Loading...
HomeMy WebLinkAbout03-11-19 PZ Agenda Packet Page 1 of 2 TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA March 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. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. 3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER FEBRUARY 2019 REPORT. 4. ADJOURNMENT Regular Session 1. CALL TO ORDER 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON JANUARY 14, 2019. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON FEBRUARY 11, 2019. Page 2 of 2 4. CONTINUED ITEM: 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. 5. ADJOURNMENT CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Bldg. 7, Ste. 7100, Westlake, Texas, 76262, March 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. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. NO ACTION WILL BE TAKEN DURING THE WORK SESSION. Planning and Zoning Item # 2 – Back up material has not been provided for this item. Development Snapshot February 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 - FEBRUARY 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—February 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 87.50%N/A 11, 45, 46, 47 Charles Schwab Phase 1 Office 554,000 29 acres Phase 1 under construction 70% 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 37.21%N/A 14 Carlyle Court Residential 8 10 acres 7/8 lots under construction or completed 81.25% 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 8/96 lots under construction 4.17%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 98%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 50%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 20% 2019 51 Paigebrooke Residential 6 20 acres 4/6 lots under construction or completed 66.66% N/A Residential Subdivision Buildout—February 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 81.25% 8 5 Entrada 12/14/2015 322 292 85.9 Under development 5%30 0 Glenwyck Farms 3/13/2000 84 0 104.3 Built-out 100.00% 84 84 Granada Phase I 6/17/2013 41 2 84.3 Under development 84.15%39 30 Granada Phase II 12/12/2016 43 22 37.21%21 11 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 88 188.3 Under development 4.17%8 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 87.50%264 254 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 1,083 505 1,362.7 49.77%578 500 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 — February 2019 Entrada Project Status—February 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 February, 2019 Project Number Project Type Full Address Permit Issued Date Owner Name Tenant Name Contractor Business Name Square Footage Value ACCC - 18 - 0350 Commercial Accessory Permit (C) 1 Destiny Way Westlake, TX 76262 02/22/2019 FMR Texas I LLC Fidelity Investments Shade Structures Inc.3,714 $145,000.00 ACCC - 18 - 0351 Commercial Accessory Permit (C) 2 Destiny Way Westlake, TX 76262 02/22/2019 FMR Texas LTD PRTNSHP Fidelity Investments Shade Structures Inc.570 $40,000.00 Commercial Accessory Permit (C) Total Value $185,000.00 (Avg.: $92,500.00) Total Square Footage 4,284.00 (Avg.: 2,142.00) Permits Issued:2 RMDLC - 19 - 0012 Commercial Remodel Permit 2 Destiny Way Westlake, TX 02/12/2019 FMR Texas LTD PRTNSHP Fidelity Investments Pacific Builders Incorporated 12,145 $1,000,000.00 MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 03/04/2019 at 09:35 AM Page 1 of 5 (C)76262 RMDLC - 19 - 0023 Commercial Remodel Permit (C) 1 Destiny Way Westlake, TX 76262 02/15/2019 FMR Texas I LLC Fidelity Investments HC Beck 41,887 $1,770,198.00 Commercial Remodel Permit (C) Total Value $2,770,198.00 (Avg.: $1,385,099.00) Total Square Footage 54,032.00 (Avg.: 27,016.00) Permits Issued:2 DEMOR - 19 - 0019 Demolition Permit (R) 2221 Cedar Elm Terr. Westlake, TX 76262 02/04/2019 Bondi Investments Lp Firefly Earthworks LLC $8,950.00 Demolition Permit (R) Total Value $8,950.00 (Avg.: $8,950.00) Total Square Footage 0.00 (Avg.: 0.00) Permits Issued:1 FENCE - 19 - 0022 Fence Permit / Retaining Wall 1807 Quail Hollow Dr. Westlake, TX 76262 02/07/2019 Jawad Qureshi Aaleya Koreishi Tejas Stone Works $119,000.00 FENCE - 19 - 0030 Fence Permit / Retaining Wall 1115 Post Oak Pl. Westlake, TX 76262 02/22/2019 Jason & Michelle Witten Tejas Stone Works $65,000.00 Fence Permit / Retaining Wall Total Value $184,000.00 (Avg.: $92,000.00) Total Square Footage 0.00 (Avg.: 0.00) Permits Issued:2 MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 03/04/2019 at 09:35 AM Page 2 of 5 HVACR - 19 - 0032 Mechanical Permit (R) 1404 Post Oak Pl. Westlake, TX 76262 02/11/2019 Connel Cecil Airtron $8,377.00 Mechanical Permit (R) Total Value $8,377.00 (Avg.: $8,377.00) Total Square Footage 0.00 (Avg.: 0.00) Permits Issued:1 SFR - 18 - 0326 New Single Family Home Permit (R) 1613 Meandering Way Dr. Westlake, TX 76262 02/28/2019 Carl Smallwood Jeff Smallwood Cary Hy Custom Homes 9,674 $1,250,000.00 SFR - 19 - 0013 New Single Family Home Permit (R) 1644 Carlyle Ct. Westlake, TX 76262 02/11/2019 Duly Family Revocable Trust Brian & Michelle Duly Calais Custom Homes 9,849 $1,000,000.00 New Single Family Home Permit (R) Total Value $2,250,000.00 (Avg.: $1,125,000.00) Total Square Footage 19,523.00 (Avg.: 9,761.50) Permits Issued:2 PLMBR - 19 - 0038 Plumbing Permit (R) 1845 Broken Bend Dr. Westlake, TX 76262 02/26/2019 Fontanes Juan D Same Day Water Heaters $1,300.00 PLMBR - 19 - 0039 Plumbing Permit (R) 2214 Cedar Elm Terr. Westlake, TX 76262 02/26/2019 Schultz Albert Same Day Water Heaters $1,300.00 PLMBR - 19 - 0042 Plumbing Permit (R) 1 Deloitte Way 2501 Westlake 02/28/2019 DCLI, LLC TD Industries (Plumbing)$1,200.00 MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 03/04/2019 at 09:35 AM Page 3 of 5 Parkway Westlake, TX 76262 PLMBR - 19 - 0028 Plumbing Permit (R) 1602 Creekwood Ct. Westlake, TX 76262 02/05/2019 Tews Daniel Gustav HEB Plumbing & Sprinkler $4,200.00 Plumbing Permit (R) Total Value $8,000.00 (Avg.: $2,000.00) Total Square Footage 0.00 (Avg.: 0.00) Permits Issued:4 POOL - 19 - 0020 Pool Permit 2013 Valencia Cove Westlake, TX 76262 02/22/2019 Jim Pendergrass Catherine Pendergrass Claffey Pools 712 $90,000.00 POOL - 19 - 0033 Pool Permit 2102 Cedar Elm Terr. Westlake, TX 76262 02/14/2019 Wheat Douglas D Claffey Pools 1,363 $31,000.00 Pool Permit Total Value $121,000.00 (Avg.: $60,500.00) Total Square Footage 2,075.00 (Avg.: 1,037.50) Permits Issued:2 ADDNR - 19 - 0001 Residential Addition Permit (R) 1807 Quail Hollow Dr. Westlake, TX 76262 02/05/2019 Jawad Qureshi Aaleya Koreishi SCH Homes 989 $70,500.00 Residential Addition Permit (R) Total Value $70,500.00 (Avg.: $70,500.00) MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 03/04/2019 at 09:35 AM Page 4 of 5 Total Square Footage 989.00 (Avg.: 989.00) Permits Issued:1 RMDLR - 19 - 0034 Residential Remodel Permit (R) 2220 King Fisher Dr. Westlake, TX 76262 02/28/2019 Wade White Katharine White Truvail Homes 1,500 $210,000.00 Residential Remodel Permit (R) Total Value $210,000.00 (Avg.: $210,000.00) Total Square Footage 1,500.00 (Avg.: 1,500.00) Permits Issued:1 TOTALS:Square Footage:82,403.00 (Avg.: 4,577.94) Value:$5,816,025.00 (Avg.: $323,112.50) Total Projects:18 Permits Issued:18 MYGOV.US Town of Westlake | Building Permit - Monthly Report | Printed 03/04/2019 at 09:35 AM Page 5 of 5 Planning and Zoning Item # 4 – 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, Commissioner Lee 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. Commissioner Lee adjourned the meeting at 6:11 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON MARCH 11, 2019. ________________________________ ATTEST: Commissioner, Michelle Lee ______________________________ Tanya Morris, Assistant to the Town Secretary P&Z Minutes 02/11/19 Page 1 of 6 MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING February 11, 2019 PRESENT: Commissioners Michelle Lee, Liz Garvin, Ken Kraska, Kim Morris, and Sharon Sanden ABSENT: Tim Brittan OTHERS PRESENT: Town Manager Amanda DeGan, Town Attorney Matthew Butler, Director of Planning Ron Ruthven, Administrative Assistant to the Town Secretary Tanya Morris, Development Coordinator Nick Ford, Director of Communications Ginger Awtry, Fire Chief Richard Whitten, and Deputy Fire Chief John Ard Work Session 1.CALL TO ORDER Commissioner Lee called the work session to order at 5:00 p.m. 2.STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER JANUARY 2019 REPORT. Director Ruthven provided a presentation over the following items: Entrada: Starbucks permit issued and picked up, Starbucks slab to be poured this week or next, construction timeline for Starbucks and retail corner, Tower production to begin within the next month, construction materials of Tower, restaurant building A and parking garage for that area scheduled for completion in September, pedestrian bridge scheduled completion for June, Plaza Mayor building permit will be issued soon, still P&Z Minutes 02/11/19 Page 2 of 6 waiting for approval on amphitheater relocation and possibility of structure change, residential and commercial buildings near CVS waiting for approval, and proposed restaurants. The Knolls: Path for streets have been cut, working on grading streets and utilities, and the fencing around the conservation area. Fire station: Construction complete and open house scheduled for March 23, 2019. Charles Schwab: Phase II permits issued and moving construction staging area, Phase II scheduled for 2020, Phase I should be complete by this summer, and Phase I Certificate of Occupancy expected in the fall. Hillwood: Schwab Way still under construction. 3. ADJOURNMENT Commissioner Lee adjourned the work session at 5:11 p.m. Regular Session 1. CALL TO ORDER Commissioner Lee called the regular session to order at 6:01 p.m. 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON JANUARY 14, 2018. Item removed from agenda due to incorrect date posted. 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. Director Ruthven provided a presentation and overview of the item. Commissioner Lee opened the public hearing. No one addressed the commission. Commissioner Lee closed the public hearing. P&Z Minutes 02/11/19 Page 3 of 6 MOTION: Commissioner Kraska made a motion to approve the Final Plat for Fidelity Investments Phase IV. Commissioner Sanden seconded the motion. The motion carried by a vote of 5-0. 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. Director Ruthven and Robin McCaffrey, Mesa Planning, provided a presentation and overview regarding proposed lighting updates. Discussion ensued regarding the clarification of where the light levels would increase, additional light to the perimeter of the Town, no changes to current lighting, Dove Road lighting improvement, and changes to the lighting along the regional roadway. 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 the Comprehensive Plan adding provisions for Urban Lighting Zones. Commissioner Kraska seconded the motion. The motion carried by a vote of 5-0. 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. Director Ruthven and Coordinator Ford provided a presentation and overview of the item. Discussion ensued regarding current lighting that does not conform to the proposed ordinance, bollards verse tall lighting, and applying proposed standards to both commercial and residential. Commissioner Lee opened the public hearing. No one addressed the commission. Commissioner Lee closed the public hearing. P&Z Minutes 02/11/19 Page 4 of 6 MOTION: Commissioner Sanden made a motion to approve the amendments to Chapter 102 regarding Outdoor Lighting. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. 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. Director Ruthven and Robin McCaffrey, Mesa Planning, provided an overview of the item. Discussion ensued regarding examining and amending comprehensive plan as a whole instead of in sections, current comprehensive plan housing plan diversity, density limit on cluster development, qualifications for cluster development, density to remain the same, affiliation with this item and item 7 on the agenda, and timetable for overall comprehensive plan review. Commissioner Lee opened the public hearing. David Elmer, 2017 Bantry Drive, spoke in opposition. Commissioner Lee closed the public hearing. MOTION: Commissioner Kraska made a motion to deny the item; commission prefers that this be done as a holistic approach to updating the comprehensive plan. Commissioner Morris seconded the motion. The motion carried by a vote of 5-0. 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. Director Ruthven and Robin McCaffrey, Mesa Planning, provided an overview of the item. Paul Pastore, Jay Reed, and Justin Helms, Waterside Properties, provided a presentation. P&Z Minutes 02/11/19 Page 5 of 6 Clay Nelson, C.A. Nelson Architect Group, provided an overview of a cluster plan development. David Evans, Cooper Aerobics, spoke regarding possible partnership with Waterside Properties and Spencer Ranch. Paul Pastore, Waterside Properties, spoke regarding meeting with Tim Brittan and addressing concerns of neighboring residents. Discussion ensued regarding proposed density, possibility of lots being combined, square footage ranges for each home, price point for proposed homes, brownstones layout, height of brownstones – 25’ setback and grading of golf course in regard to the aesthetics, square footage range of brownstones, entrances/exit off of Aspen Lane and Pearson Lane, parking in related to density, wellness center parking, and conceptional plan of wellness center. Commissioner Lee opened the public hearing. The following people spoke in favor of the item: Bob Whittman, 2326 Cedar Elm Terrace; Bryant Fischer, 4050 Aspen Lane; Paul Marciano, 1805 St. Philip Avenue, Clay Nelson, C.A. Nelson Architect Group; Matt Rose, 1110 Post Oak Place; Jeff Watson, 1719 Wisteria Way; and Joe Schneider, Hillwood Properties. The following people spoke in opposition of the item: Anne Skipper, 2025 Bantry Drive. Todd Huizinga, Vaquero Club, spoke with concerns regarding traffic in relation to proximity of golf cart paths. Rich DeOtte, DeOtte Inc., spoke in regards to traffic study, history of developments in Westlake and the surrounding area, and spoke in favor of the item. Commissioner Lee closed the public hearing. Discussion continued regarding affected school districts, uniqueness of development, proposed setbacks, current R-5 zoning with home on property – impact on increasing to proposed 68 homes, proposed density of cluster, Pearson Lane street widening would be Keller responsibility, utilities infrastructure and responsibility would be on developer. MOTION: Commissioner Kraska made a motion to continue the public hearing until the next meeting held on March 11, 2019. Commissioner Morris seconded the motion. The motion carried by a vote of 5-0. The Commission requests a vertical representation showing the proposed elevations of the brownstones from Pearson Lane and the golf course, plan for parking at the wellness center, and more details on the wellness center and the amenities. P&Z Minutes 02/11/19 Page 6 of 6 8. ADJOURNMENT There being no further business to come before the Commissioners, Chairman Lee asked for a motion to adjourn. MOTION: Commissioner Sanden made a motion to adjourn the meeting. Commissioner Kraska seconded the motion. The motion carried by a vote of 5-0. Chairman Lee adjourned the meeting at 8:38 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON MARCH 11, 2019. ________________________________ ATTEST: Commissioner, Michelle Lee ______________________________ Tanya Morris, Assistant to the Town Secretary Page 1 of 15 Westlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Westlake Planning and Zoning Commission Meeting Monday, March 11, 2019 TOPIC: CONTINUED - Conduct a public hearing and consideration of an 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 Time Line - Start Date: February 11, 2019 Completion Date: March 25, 2019 Funding Amount: N/A Status - Not Funded Source - N/A UPDATE On February 11, 2019, the Planning and Zoning Commission voted (5-0) to continue this item, including the public hearing, to the March 11, 2019 Planning and Zoning Commission meeting to allow additional time for the applicant to provide the following information: Page 2 of 15 • View analysis of the development from Pearson Road; • View analysis of the development from the Vaquero; • More details on the health and wellness center. Rather than limit the focus to these items, the applicant has decided to substantially revise their proposal based on discussions and feedback from previous P&Z meetings. Staff received a revised development plan on March 4, 2019. The plan includes development details as well as a revised concept/development plan. The following is a general summary of the proposed changes from the previous development plan: • The total home sites in the development have been reduced from 68 to 54 with gross density reduced from 1.8 dwelling units per acre to 1.43 units per acre; • The attached Brownstones along the golf course have been removed, all homes are now considered “single family-detached”; • Total open space has increased by approximately 18% to 45% of the total development; • The street and lot layout have changed significantly; • Setback from Vaquero increased to 30 feet; • The wellness plan has been removed and the Health and Wellness Canter has been relocated and renamed to a Community Center and includes more multi-purpose space. In summary, the plan revision increases overall open space, reduces density, increases setbacks from Vaquero and removes single family attached uses. Please note that, given the short time frame, many exhibits contained in the February 11, 2019 proposal have not been updated for the current proposal. The analysis that follows has been updated to reflect the March 4, 2019 revision. 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 54 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 single-family 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. 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 54 detached single family units. Other proposed uses include a community center, guardhouse, public park and trail head to be operated by the homeowner’s association. Page 3 of 15 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 1.43 dua. Lot Delivery System. The development will include a “unique lot delivery system” whereby the development entity also acts as the sole homebuilder. STAFF RECOMMENDATION: The developer of this project, as noted in the required development agreement, shall be the builder of all units constructed therein, in compliance with the terms and conditions of such commitment laid out in said development agreement or unless otherwise requested by the developer and approved by the Town Manager or designee for special conditions. The following is a breakdown of the proposed housing types in the development: 1. All single-family homes (except the Golf Villas bordering Vaquero Golf Course) 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. 2. Golf Course Villas 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) 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 f. Rear Setback: Per diagram above and no less than 30 feet g. Minimum Unit Size: 3,000 square feet h. Maximum Height: Per diagram below: Page 4 of 15 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 120 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, all homes shall have a minimum of four parking spaces for off-street automobile parking in any configuration but must have a minimum of two enclosed parking spaces and two additional off-street parking spaces. Garage doors will be made of sectional wood or be wood clad. Garage doors are proposed to be recessed a minimum of (8) eight inches (nominal) from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion and are in a motor court setting. Regarding roofs, permitted roof materials are proposed to include: 1. High quality clay or concrete tile (with a thickness similar to clay). (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 2. Metal: Traditional standing seam with standing folded and soldered seams. Allowed for porches and architectural features only. (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) Page 5 of 15 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 Open Space. The applicant proposes that approximately 17 acres, or 45%, of the development will be dedicated to open space as follows: • “Approximately 13 acres of Private Open Space • Approximately 3.0 acres of Public Open Space • Approximately 1.0 acre of Tree Preserve” Private open space would include a community center and a guardhouse. Exhibits have not been provided that reflect the proposed amenities given the proposed changes. Page 6 of 15 A Community Center building is proposed and to be constructed on the property in the general location as shown on the revised Concept/Development Plan. The new location is located off of Aspen Lane at the northwest portion of the development. The final design and size have not yet been determined. The architecture will be similar to the gate house and the housing in the development. The developer proposed to complete this facility within a timeframe not to exceed the closing of the 27th home in Spencer Ranch. The community center will contain the following minimum amenities: • Exercise facility • Multi use space • His & Hers restroom and changing facilities • Minimal facilities for caterers • Outdoor gathering space for events • Parking for a minimum of 10 cars 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 54 residential units, the applicant is required to provide a minimum of 1.8 acres of parkland. The Concept/Development Plan shows approximately 3.0 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: • Public trail system with pet sanitation and watering stations • Internal trail system connecting to the public trail system • 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.” The applicant proposes to provide a master landscape plan subsequent to approval of the change in zoning and will include: Page 7 of 15 • The establishment of a “old Growth” tree preserve at the Fisher property boundary. Establishing open space and meadows using various types, sizes and species of trees and plant material. • 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: Not later than 90 days after 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 where applicable • Tree Preservation – All protected trees shall require mitigation upon damage or removal as required by the Code of Ordinances. Mitigation may be provided through tree plantings as shown on the landscape plan during development and/or home building phases. Where possible, old growth trees and tree clusters should be preserved as identified in the master landscape plan. • Open Space: A minimum of 17 acres (45%) of the development shall be reserved as open space. All open space, including public and private, shall be substantially consistent with Page 8 of 15 concept/development plan and shall preserve the existing Stock-pond Rural Landscape. Open space shall be distributed as follows: a. Private Open Space: 13 acres minimum b. Public Open Space (Parkland): 3.0 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 generally consistent with the design exhibits provided by the developer for the homes in the development. 2. Community 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 community center shall be generally consistent with the design exhibits provided by the developer for the homes in the development. • 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 No sidewalks are proposed. However, the applicant proposes to construct an internal trail system that “will facilitate pedestrian mobility within the community”. The revised concept/development plan does not show the internal trail system. 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: Page 9 of 15 • An internal trail/sidewalk system shall be constructed and shall connect to the public trail system at access-controlled locations. The final location and details of the internal trail system shall be included with the required landscape plan. 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. Trail amenities shall at a minimum include the amenities proposed by the developer. 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, existing fencing from neighboring properties including wood fencing and black vinyl coated chain link fencing, 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. Internal lot-to-lot fencing. For lot-to-lot fencing, the applicant proposes the following: Fences on individual lot property lines are generally discouraged except as approved by the ARB for: • Dog runs • Swimming pool safety • Privacy for internal courtyards • Screening from neighbors Fence Materials: Fences are proposed 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. • Where wood fences are used, they should be board on board, 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. All wood fences should be stained with a color approved by the ARB. Page 10 of 15 • 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 facing Pearson and Aspen Lane 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. • Wood fencing is prohibited 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 “enhanced finishes” although no details have been provided on the specific street enhancements. Two primary access points, and one emergency only access point, are proposed for the development: an entrance only access point from Pearson Lane, one entrance from Aspen Lane, and one emergency only access 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 54 residential units proposed is projected to generate a total traffic impact of 534 vehicle trips per day. Page 11 of 15 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 534 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 the attached Exhibit. 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 engineering report that examines the feasibility and need to relocate 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. Page 12 of 15 Said report shall require the final approval of the Town Manager or designee. Based on the findings of the report, further intersection improvements may be required as further defined in the required development agreement. PUBLIC UTILITIES, DRAINAGE AND GRADING The applicant proposes to provide water to the development from the Town’s water system at two separate locations to create a looped-system. Regarding sewer, the applicant states that “the project engineer has met with town staff and performed the necessary calculations to determine that the public water and sewer systems can accommodate the additional loads anticipated to be generated by the proposed development and there are multiple access points available for connection to the public systems.” Duct bank will be constructed by the developer to the Town’s specifications. Stormwater runoff will utilize “a combination of natural grassed swales, detention ponds, and reflecting pools, connecting to the existing public street storm-water system.” Regarding grading, the applicant states that they are “committed to limitations on grading by allowing only that grading as is necessary to construct streets, infrastructure, development amenities, and individual homes. Waterside will prohibit the creation of lot pads and the use of side lot line retaining walls to create lot pads. Waterside will respect some exceptions where patios, drives, and pools are built that can be viewed as extensions of the home.” STAFF RECOMMENDATIONS: • Public Utilities – Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, construct all necessary water and sewer system improvements per Town standards and shall secure any necessary easements. • Duct Bank - A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement, the final details of which shall be determined by the Town Manager or designee. The homebuilder shall tie into the Duct Bank prior to the Final Inspection for the home. • Stormwater – Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. • Lot Grading – Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets, public infrastructure, development amenities, and approved water features. The pre-grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. PUBLIC ART Page 13 of 15 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 shall 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 of 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.” Although the gross development density has been reduced to 1.43 dwelling units per acre and the open space has increased, the development does not meet the one dwelling unit per acre. The changes in the submittal do include an increased attention to the “water related” development concept found in the Comp Plan that “gives thought to the interface between drainage (transportation of large volumes of water) and land use.” 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. While, certain areas of the Town are more capable of hosting greater building height/ground plane augmentation/form deviation/displacement of natural fabric, other areas would benefit from less Page 14 of 15 change of existing characteristics. More specifically, these areas can be described as “Sending Areas”. Characteristics of Sending Areas include: • 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” Therefore, the proposed development is located in a Primary Sending Area. 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, although not a “transitional area”, 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 15 of 15 35 acres, making them ideal for small parcels north of Dove Rd., as transitional between lower density, single-family development and commercial development.” In summary, the development, while consistent with many recommendations included in the 2015 Comprehensive Plan, remains inconsistent with the density recommendations given the proposed development’s location in the Pastoral Community and in a Primary Sending Area given the limited existing infrastructure. 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 34 letters of support, forwarded directly from the applicant, and 11 letters of concern or opposition from Keller residents. 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. Likewise, the gross density exceeds the recommendation for the Pastoral Community as noted above and is located in a Primary Sending Area. However, the applicant’s revised proposal provides a substantial increase in open space and a reduction of gross density allowing for greater adherence to the Pastoral Community recommendation that states: “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”. Therefore, though not fully consistent with Comprehensive Plan goals and objectives, the proposal by the applicant and the staff recommendations contained in this memo provide a clear path forward whereby the development must, nonetheless, meet the community’s expectations for design quality and development excellence. Given these conditions, should the Commission vote to recommend approval, no amendment to the Comprehensive Plan is required given that no change is proposed to the Pastoral Community District boundary or designation wherein the subject property is located. Staff recommends approval subject to the staff recommendations contained herein. ATTACHMENTS Staff Exhibit: Agenda Memo with Changes shown in “Mark-up” format Staff Exhibit: Existing Location Map Developer Submittal: Revised Development Proposal received on 3/4/2019 Developer Submittal: Previous Development Items Provided in 2/11/2019 Commission packet Staff Exhibit: Current Zoning Map Staff Exhibit: Comprehensive Plan Land Use Plan Staff Exhibit: Correspondence Received Mark-up Memo - Page 1 of 17 Staff Exhibit: Agenda Memo with Changes from 2/11/2019 memo shown in “Mark-up” format 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 54 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 single-family 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. 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 54 detached single family units creating a total of 68 units on 68 lots. Other proposed uses include a health and wellness community center, guardhouse, public park and trail head 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 1.43 dua. Lot Delivery System. The development will include a “unique lot delivery system” whereby the developer development entity 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, as noted in the required development agreement, 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 said development 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 smaller footprints Mark-up Memo - Page 2 of 17 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.” Proposed housing types have changed as follows: The following is a breakdown of the proposed housing types in the development: 1. All single-family homes (except the Golf Villas bordering Vaquero Golf Course) 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. 2. Golf Course Villas 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) 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 f. Rear Setback: Per diagram above and no less than 30 feet g. Minimum Unit Size: 3,000 square feet h. Maximum Height: Per diagram below: Mark-up Memo - Page 3 of 17 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 Mark-up Memo - Page 4 of 17 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 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. Mark-up Memo - Page 5 of 17 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 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 D e l e t e d Mark-up Memo - Page 6 of 17 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 125 120 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. all homes shall have a minimum of four parking spaces for off-street automobile parking in any configuration but must have a minimum of two enclosed parking spaces and two additional off-street parking spaces. Garage doors will be made of sectional wood or be wood clad. Garage doors are proposed to be recessed a minimum of (8) eight inches (nominal) from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion and are in a motor court setting. Regarding roofs, permitted roof materials are proposed to include: 1. High quality clay or concrete tile (with a thickness similar to clay). (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) Mark-up Memo - Page 7 of 17 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 Open Space. The applicant proposes that approximately 13 17 acres, or 34.4% 45%, of the development will be dedicated to open space as follows: • “Approximately 8.9 13 acres of Private Open Space • Approximately 3.6 3.0 acres of Public Open Space • Approximately 0.5 1.0 acre of Tree Preserve” Mark-up Memo - Page 8 of 17 Private open space would include an “health and wellness center” community center and a guardhouse. Exhibits are attached showing the proposed design of these amenities. Exhibits have not been provided that reflect the proposed amenities given the proposed changes. 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. A Community Center building is proposed and to be constructed on the property in the general location as shown on the revised Concept/Development Plan. The new location is located off of Aspen Lane at the northwest portion of the development. The final design and size have not yet been determined. The architecture will be similar to the gate house and the housing in the development. The developer proposed to complete this facility within a timeframe not to exceed the closing of the 27th home in Spencer Ranch. The community center will contain the following minimum amenities: • Exercise facility • Multi use space • His & Hers restroom and changing facilities • Minimal facilities for caterers • Outdoor gathering space for events • Parking for a minimum of 10 cars 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 54 residential units, the applicant is required to provide a minimum of 2.26 1.8 acres of parkland. The Concept/Development Plan shows approximately 3.6 3.0 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: • Public trail system with pet sanitation and watering stations • Internal trail system connecting to the public trail system • 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. Mark-up Memo - Page 9 of 17 Landscaping. The applicant states that: “Spencer Ranch will approach the total landscaping effort as one cohesive and comprehensive unit for the entire tract of land. The landscaping design will incorporate the vision of the entire tract using all aspects of the terrain, thus creating the “natural mosaic” the town prefers. Although installed in individual increments as each home is completed, the Spencer Ranch vision is to create an overlay of a full and comprehensive landscape plan that embodies the entire parcel of land and raises the standards in Westlake and is not prejudice to any one dwelling.” The 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. • The establishment of a “old Growth” tree preserve at the Fisher property boundary. Establishing open space and meadows using various types, sizes and species of trees and plant material. • 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 Not later than 90 days after 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. Mark-up Memo - Page 10 of 17 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 where applicable • Tree Preservation – All protected trees shall require mitigation upon damage or removal as required by the Code of Ordinances. Mitigation may be provided through tree plantings as shown on the landscape plan during development and/or home building phases. Where possible, old growth trees and tree clusters should be preserved as identified in the master landscape plan. • Open Space: A minimum of 13 17 acres (34.4% 45%) 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 13 acres minimum b. Public Open Space (Parkland): 3.6 3.0 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 generally consistent with the design exhibits provided by the developer for the homes in the development. Exhibit XX. 2. Health and Wellness Center Community 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 community center shall be generally consistent with the design exhibits provided by the developer for the homes in the development. 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. Mark-up Memo - Page 11 of 17 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. No sidewalks are proposed. However, 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 revised concept/development plan does not show the internal trail system. 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 An internal trail/sidewalk system shall be constructed and shall connect to the public trail system at access-controlled locations. The final location and details of the internal trail system shall be included with the required landscape plan. 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. Trail amenities shall at a minimum include the amenities proposed by the developer. 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, existing fencing from neighboring properties including wood fencing and black vinyl coated chain link fencing, 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”. Mark-up Memo - Page 12 of 17 Internal lot-to-lot fencing. For lot-to-lot fencing, the applicant proposes the following: Fences on individual lot property lines are generally prohibited discouraged except as approved by the ARB for: • Dog runs • Swimming pool safety • Privacy for internal courtyards • Screening from neighbors Fence Materials: Fences may be any of the following: • “Masonry • Wrought Iron, such fences may be made of solid stock or thick wall tubular steel (sufficient thickness to not burn through when welded but no thinner than 3/32 inch) with any finials or other decorative detailing being made of solid stock and welded to the fence construction or wrought as part of the iron making process. • Wood along property lines that are not in the discouraged yard space. Where wood fences are used, they should be supported by vertical tubular steel supports with at least 3 2x4 stringers supporting a wood fence design with a decorative wood cap detail. The finished face of the wood fence should face to the outside of the lot, if only 1 face is finished. • Where wood fences are used, they should be board on board, 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. All wood fences should be stained with a color approved by the ARB. • 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: Mark-up Memo - Page 13 of 17 • The perimeter of the development, not including the publicly owned areas, facing Pearson and Aspen Lane 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. • Wood fencing is prohibited 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 “enhanced finishes” although no details have been provided on the specific street enhancements. Three Two primary access points, and one emergency only access point, are proposed for the development: an entrance only access point from Pearson Lane, and two one entrances from Aspen Lane, and one emergency only access 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 54 residential units proposed is projected to generate a total traffic impact of 672 534 vehicle trips per day. The TIA notes that all intersections affected by the development will continue to operate at a level of service (LOS) C or better, which complies with the recommendations of the Comprehensive Plan. The following are the final recommendations and conclusions of the TIA, which has been updated to account for the reduced number of units: • The proposed development is expected to generate 672 534 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. Mark-up Memo - Page 14 of 17 • 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 the attached Exhibit. 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 engineering report proposal that examines the feasibility and need to includes the relocate 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. Said report shall require the final approval of the Town Manager or designee. Based on the findings of the report, further intersection improvements may be required as further defined in the required development agreement. The proposal shall include preliminary engineering designs, cost estimates and any other plans deemed necessary by the Town Manager or designee. Final construction details may be included in the development agreement. Said agreement shall also detail final funding for the construction of the intersection improvement such that total cost is funded by the developer, unless specified otherwise in the agreement. PUBLIC UTILITIES, DRAINAGE AND GRADING The applicant proposes to provide water to the development from the Town’s water system at two separate locations to create a looped-system. Mark-up Memo - Page 15 of 17 Regarding sewer, the applicant states that “the project engineer has met with town staff and performed the necessary calculations to determine that the public water and sewer systems can accommodate the additional loads anticipated to be generated by the proposed development and there are multiple access points available for connection to the public systems.” Duct bank will be constructed by the developer to the Town’s specifications. Stormwater runoff will utilize “a combination of natural grassed swales, detention ponds, and reflecting pools, connecting to the existing public street storm-water system.” Regarding grading, the applicant states that they are “committed to limitations on grading by allowing only that grading as is necessary to construct streets, infrastructure, development amenities, and individual homes. Waterside will prohibit the creation of lot pads and the use of side lot line retaining walls to create lot pads. Waterside will respect some exceptions where patios, drives, and pools are built that can be viewed as extensions of the home.” STAFF RECOMMENDATIONS: • Public Utilities – Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, construct all necessary water and sewer system improvements per Town standards and shall secure any necessary easements. • Duct Bank - A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement, the final details of which shall be determined by the Town Manager or designee. The homebuilder shall tie into the Duct Bank prior to the Final Inspection for the home. • Stormwater – Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. • Lot Grading – Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets, public infrastructure, development amenities, and approved water features. The pre-grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. PUBLIC ART The applicant states that “Waterside has a strong desire to support the arts in Westlake and will commit the following to a Public Art Competition: • “A competition site of a size to be determined, to place the art at Spencer Ranch in the Public Open Space • A donation by Waterside of an amount to be determined will be outlined in the Economic Development Agreement.” Mark-up Memo - Page 16 of 17 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 shall 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 of 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.” Although the gross development density has been reduced to 1.43 dwelling units per acre and the open space has increased, the development does not meet the one dwelling unit per acre. The changes in the submittal do include an increased attention to the “water related” development concept found in the Comp Plan that “gives thought to the interface between drainage (transportation of large volumes of water) and land use.” 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. While, certain areas of the Town are more capable of hosting greater building height/ground plane augmentation/form deviation/displacement of natural fabric, other areas would benefit from less change of existing characteristics. More specifically, these areas can be described as “Sending Areas”. Characteristics of Sending Areas include: • Areas of significant resource; • Areas with undeveloped infrastructure • Areas of significant working land potential • Areas of natural sensitivity • Areas of unusual building conditions Mark-up Memo - Page 17 of 17 • Areas of visual and landmark significance” Therefore, the proposed development is located in a Primary Sending Area. 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, although not a “transitional area”, the proposed development supports the demographic and socio-economic objectives of the following statement from page 274 of the Housing Plan in the 2015 Comprehensive Plan: “Meet future housing needs of an aging population: Another market audience largely missing in Westlake is 65+ households seeking simpler, lower maintenance, high-quality product. Product types appealing to this buyer include higher density (townhomes, villas, and garden residences), higher security, and lower maintenance typologies with housing interiors capable of handling art and furnishings of the wealthy older folks. The ideal size of these projects is approximately 15 to 35 acres, making them ideal for small parcels north of Dove Rd., as transitional between lower density, single-family development and commercial development.” In summary, the development, while consistent with many recommendations included in the 2015 Comprehensive Plan, remains inconsistent with the density recommendations given the proposed development’s location in the Pastoral Community and in a Primary Sending Area given the limited existing infrastructure. 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 March 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 North Pearson Lane and Aspen Lane in Westlake Texas. The property extends eastward to the Vaquero golf course property and southward to the border of the city of Keller. Further, this document 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 26 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. The development company was founded in 2017 to establish unique, high-value communities with a commitment to environmental ethics and social design that ultimately improve the inhabitants’ well-being. The Waterside Family of Companies has common ownership in the State of Texas. Waterside Land Co, LLC (www.watersidecompanies.com) Waterside Land Co, LLC is a boutique development arm of the Waterside family of companies and will 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 26 UNIQUE COMMUNITY Waterside’s creation of Spencer Ranch is an extraordinarily unique high-quality community committed to the various visions, aspects and intentions of the Westlake Comprehensive Plan as outlined below. Spencer Ranch Community: Our goal is to bring a sense of place to new communities through a well thought- out “reverse design process,” 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. Page 4 of 26 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, 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 and a maintenance team. The residence of Spencer Ranch will enjoy a well-conceived, rich in quality neighborhood that allows for a high-quality secure maintenance free living environment. The property will be secured with various types of fencing along the perimeter and a secured gated entry and exit. This highly amenitized, healthy lifestyle community contains “multiple clusters” of housing, built around a central body of water. 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 several large lakes that connect the open spaces and a tree preserve area. Page 5 of 26 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. 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 26 Waterside has created a “CLUSTERED” development “CLUSTER DEVELOPMENT: The Land Use Plan section of the Comp Plan (page 159) states that “smaller lots could be compatible with this character [district] if such lots are CLUSTERED AND SURROUNDED WITH OPEN SPACE…”. Waterside is presenting a “cluster development”, Concept/Development Plan in which the “clusters” are surrounded with open space. To accomplish this in a manner consistent with the other requirements of the Comp Plan, Waterside will use the water theme element as an aspect of the open space defining the required development clusters as illustrated on the Concept/Development Plan.” 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 “old Growth” tree preserve at the Fisher property boundary. Establishing open space and meadows using various types, sizes and species of trees and plant material. • 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. • 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 7 of 26 UNIQUE AMENITIES Spencer Ranch Community Amenities: Spencer Ranch is located in a very unique setting, experiencing incredible sunsets, golf course view, lake side settings, serene high-quality lifestyle. Spencer Ranch has rolling topography, 54 high quality homesites grouped in clusters taking advantage of open space and limited fencing. Spencer Ranch will have a well-positioned high quality “statement” gate house that does not yield to neighboring communities. A gate house/sales center will be constructed on the property in the general location as shown on the Concept/Development Plan, the building will have the similar architecture as the homes in Spencer Ranch, final design to be determined. 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 30 days of Town approval of the concept development plan and following the normal building permit application process. Spencer Ranch has a single entity controlling the development and home building including complete landscaping and professional construction management before during and after completion of the entire project. A Community Center building is proposed and to be constructed on the property in the general location as shown on the Concept/Development Plan, size TBD. The architecture will be similar to the gate house and the housing in the development. 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 • Minimal facilities for caterers • Outdoor gathering space for events • Parking for a minimum of 10 cars Page 8 of 26 Open Community Amenities: • Multiple Lakes • Internal trail system connecting to the public trail system • Areas designated for Public Art Competition • Trailhead parking • Historical landmark preservation of the Buck E. King historical marker Community Fencing: Spencer Ranch will have a completely secure perimeter with contiguous fencing of various approved types: Perimeter fencing for the development shall be the following: • Spencer Ranch property with the immediate border of Pearson & Aspen (west & north) shall have decorative iron fencing (similar to the diagram below) 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 9 of 26 “Fence Concepts and the entry Fountain at Spencer Ranch” In addition to the above fence types, the following fence types are allowed at Spencer Ranch: • Existing fencing from neighboring properties • Wood fencing must be board on board and stained, metal post with 2x wood cap • Chain link if vinyl coated with black wind screen Fences on individual lot property lines are generally discouraged, however they may be approved by the ARB in addition to the following: a. Dog runs b. Swimming pool safety c. Privacy for internal courtyards d. Screening from neighbors Page 10 of 26 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. • Where wood fences are used, they should be board on board, 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. All wood fences should be stained with a color approved by the ARB. • 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 11 of 26 Waterside has created a development that respects “OPEN LAND & UNINTERRUPTED GROUND PLANE” “OPEN LAND, UNINTERRUPTED GROUND PLANE, AND ELIMINATION OF OPAQUE FENCING (EXCEPT FOR SPECIFIC FUNCTIONAL PURPOSES): Page 159 of the Comp Plan states that “the sense of open land is more essential than lot size”. Also, it is an intent of the Pastoral Character District that “homes are sited in ways responsive to features of the lot, instead of the street.” Page 159 also states, “the overall character is one of a dominant landscape and houses arrayed within it”. Adding to this emphasis on land, page 202 of the Comp Plan states that “articulation of neighborhood edges can subdivide the ground plane with opaque walls and other hard division, which begin to suburbanize the rural landscape”. Later, on that same page it states, “open spaces are meant to be remnants of the historic rural landscape and serve as seams that bind the commercial and residential uses together…therefore, porous edges are more preferred than barrier edges”. It is clear that the Comp Plan seeks to preserve the sense of uninterrupted ground plane in the Pastoral Character District. Consequently, Waterside will provide means of defining edges (development and property fencing) that preserves the uninterrupted ground plane (as much as possible) in a way that remembers the historic rural fabric. Neighborhood definition will be transparent, not a solid barrier. Property fencing will be limited, with certain concessions to privacy needs, screening, and dog runs accommodated in ways that do not result in isolating the entire lot from the general ground plane as shown on the Concept/Development Plan.” SPENCER RANCH LAND USE PARKS AND OPEN SPACE Open space: The Westlake Comprehensive Plan and future land use plan do not show any open-space requirements for the subject property. However, per the proposed Concept/Development Plan, Waterside is providing approximately 45% Open Space and dedicating the entire Pearson frontage (approx. 3 acres) for a permanent view corridor to the Town of Westlake (the numbers below are estimates only): • Approximately 17 acres of open space are being provided. • Approximately 13 acres of Private Open Space • Approximately 3 acres of Public Open Space • Approximately 1 acres of Private Tree Preserve Area • This dedication includes a privately maintained and publicly owned/accessible linear park along Pearson Lane, and a tree preserve area near the neighboring property on Aspen Lane. • This dedication also requires any houses that side to Pearson Ln be no closer than 120 feet from Pearson Ln. Page 12 of 26 Parkland dedication: Parkland dedication is required based on 1-acre of parkland for every 30 residences for a total of 2.26 acres. The Concept/Development Plan shows approximately 3 acres to be dedicated with the platting of this property. The parkland will be privately maintained by the HOA but will be publicly accessible. Waterside has created a development that respects “PUBLIC OPEN SPACE & RURAL LANDSCAPE PRESERVATION” “PUBLIC OPEN SPACE/ RURAL LANDSCAPE PRESERVATION: Page 193 of the Comp Plan describes Rural Ranch Landscape (a type of Open Space recommended for the Pastoral Character Zone) as places “where residential development may move to preserve some aspect of the rural heritage”. In the Urban Design Structure portion of the Comp Plan states that “open space edges are meant to be remnants of the historic rural landscape…” Clearly, the Comp Plan is seeking to find opportunities for preservation of the rural heritage of Westlake in the creation of open space. Spencer Ranch contains a water feature that remains from earlier days (likely a ranch stock pond). Therefore, Waterside will take measures to include portions of this water body in a usable open space that can fulfill the Comp Plan call for rural landscape preservation.” Public Art: Waterside has a strong desire to support the arts in Westlake and will commit the following to a Public Art Competition: a. A competition site of a size to be determined, to place the art at Spencer Ranch in the Public Open Space b. A donation by Waterside of an amount to be determined will be outlined in the Economic Development Agreement. Page 13 of 26 SPECIAL AREAS: Located at the Entrance to Spencer Ranch: Spencer Ranch will have a public parking lot for visitors wishing to visit the Town of Westlake Buck King historical site. Spencer Ranch will also have a Town Trail head tie in and build a walking tail at the Pearson Ln frontage of the Spencer Ranch limits. Spencer Ranch will dedicate an area of land in the general area indicated below, for the Town of Westlake to build a monument sign. Page 14 of 26 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: An internal trail system and or streets 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. 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 15 of 26 LOT SPECIFICATIONS Density & Lot Size: Spencer Ranch will be a unique community of high-quality housing on smaller maintenance free lots: • 54 uniquely clustered home sites 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. Minimum Lot Widths at Building Line (Block): All Home sites 70 feet 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 1.43 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 16 of 26 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 may contain both one and two-story homes Spencer Ranch contain ALL single family detached housing Spencer Ranch Estate housing averaging 5,000 square feet Page 17 of 26 Spencer Ranch Villa Housing averaging 4,000 square feet Spencer Ranch Golf Villa Housing averaging 5,000 square feet (viewed from the Vaquero Golf Course) Page 18 of 26 Housing Type: Spencer Ranch will have multiple housing offerings that can ranges in size as follows: • South Side Villas o from 3,500 sqft • South Side “water front” Villas o from 4,000 sqft • Golf Course Villas o from 5,000 sqft • Ridge View Estates o from 5,000 • Meadows Villas o From 4,500 sqft The following is a guideline for 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, final details are yet to be determined. 1. All single-family homes (except the Golf Villas bordering Vaquero Golf Course) 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 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. 2. Golf Course Villas Housing Type: Single Family Detached a. Minimum Lot Size: 1,000 square feet b. Minimum Lot Width at Building Line: 70 feet c. Front Setback: 10 feet; or 5 feet (2) for side facing garages, courtyards and accessory structures not utilized for storage. d. Side Setbacks: 0 feet e. Rear Setback: Per diagram above and no less than 30 feet f. Minimum Unit Size: 3,000 square feet g. Maximum Height: Per diagram below: Page 19 of 26 Building Setbacks (in feet): Front Rear (1) Sides(1) All single-family 10 (2) 20 (3) (4) 0 (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) When backing to Vaquero Golf Course setback should follow the diagram below: Page 20 of 26 Spencer Ranch will have the following development setbacks: 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 21 of 26 Housing: 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/Parking: All homes shall have a minimum of FOUR spaces for off street auto parking in any configuration but must have a minimum of TWO enclosed parking spaces and TWO additional off-street 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 22 of 26 Windows: Orientation of all windows at Spencer Ranch will follow the Town’s Building Quality Manual section; Standard 3.10: Openings. Spencer Ranch will allow the following windows and doors providing they are of high quality and comply with the Spencer Ranch Building Guidelines: a. High quality wood windows and doors with metal clad exteriors and minimum glazing with Cardinal 366 insulated glass or equal. b. High quality iron windows and doors and minimum glazing with Cardinal 366 insulated glass or equal. Exterior walls: Exterior walls shall be 80 percent masonry as required for all Residential Districts by the Code of Ordinances. Exterior walls shall have horizontal and vertical articulation or architectural delineation on all elevations. Exterior lighting: All exterior lighting shall be subdued, indirect and comply with town ordinances, as well as follow “dark-sky” design guidelines. 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 Page 23 of 26 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.” 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. Page 24 of 26 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. 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 25 of 26 LIFESTYLE COMMUNITY WITH MAINTENANCE FREE LIVING Waterside Home Maintenance Concierge provides a “World Class” level of service to its clients that is not offered in the marketplace. We strive to exceed all expectations of a Concierge Maintenance service by preprogramming maintenance and anticipating our client’s needs. Waterside’s Home Maintenance Concierge Service will provide its full complement of services to the Spencer Ranch community and manage all aspects for the community services with it’s on site personnel. The service creates “One Point of Contact” for our clients and provides them with a trusted advisor so they can live a maintenance free lifestyle! Waterside also offers our exclusive Lock – N – Leave service creating worry free travel! The service platform that Waterside HMC offers to its clients include some of the following: • 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 26 of 26 CONSTRUCTION SITE MANAGEMENT Debris: All construction debris from all construction sites within the development will be contained in a central location. The location will be enclosed with temporary wood fencing, or chain-link fencing with screening material attached, as to not be directly visible from any street. Contractors will be required to contain debris daily and/or transport to the containment site. Soil: All construction spoils or natural soil moved from all construction sites within the development will be stored in a designated location(s) that will be enclosed by proper silt fencing and/or other erosion control measures as needed. Documentation: All town and construction documentation, including but not limited to building permits, inspection reports, geotechnical studies and building plans, will be located on-site in the construction offices of the developer/builder with full access granted to town building officials. Sanitary Stations: Multiple sanitary stations (port-o-let) will be located within the community in close proximity to all construction sites. The stations will be screened from the street frontage, either behind a 6-foot-high screening fence or with temporary mock-ups built from materials similar to the materials used in the construction of the homes. The mock-ups will contain three walls and a roof section hiding the stations from the street view. Sanitary stations will be cleaned on a regular schedule. Material Storage: Material storage will be located within a designated area(s) that will be screened with fencing TBD. Construction Parking: Contractors will be allowed to park only in designated parking areas and on a single side of the roadway near the construction site, but not adjacent to any occupied dwellings. Contractors will be required to park in designated parking areas only for weekend work after residents occupy the development. end 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 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Bill Cassidy DocuSign Envelope ID: B803A18B-5DF3-4302-8F4E-6A7069AC380D January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Bill Greenwood DocuSign Envelope ID: 332FE9B8-73AF-47B3-88F3-A029C65E9CE9 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Bob Whittman DocuSign Envelope ID: 2A6B36A3-AD3D-47A4-9B8D-5CCFADE224CB January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Brad Harris DocuSign Envelope ID: 27CF2351-243D-4053-B5BB-BC835687D120 January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Charles Honea DocuSign Envelope ID: F2A78EBC-252C-4581-B91C-638FD1F3E759 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Charlie Morse DocuSign Envelope ID: EDE30810-2A9A-4F6D-BB53-3CFB2CA489CA January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Dan Norman DocuSign Envelope ID: 4F2918A2-6097-47FF-843A-7490CF7B50FE February 8, 2019 Town of Westlake Planning Commission and Town Council 1500 Solana Blvd., Building 7, Suite 7200 Westlake, TX 76262 Re: Town of Westlake and Spencer Ranch Community Dear Commission and Council Members: Paul Pastore, Managing Partner of Waterside Companies, shared with me his idea of developing a unique residential community in Westlake called Spencer Ranch. Paul’s vision for Spencer Ranch is that it be a “true wellness community” not only for its residents, but also for the Town of Westlake. Spencer Ranch would serve as a catalyst for healthier people in your community, your town and even the North Texas region. My father, Dr. Kenneth H. Cooper, also known as “the father of aerobics,” began a fitness revolution in 1970 founded on prevention that continues today. As President and CEO of Cooper Aerobics, I have the privilege of looking for ways to continue promoting the positive benefits of preventive health and exercise. While we do not have a contractual relationship, we have been assisting Paul with preliminary planning of the wellness components of Spencer Ranch. I support Paul’s vision for Spencer Ranch and hope we will have the opportunity to work together with Paul and the Town of Westlake to develop and deliver a distinctive wellness community focused on improving the quality and quantity of people’s lives. Sincerely, Tyler C. Cooper, MD, MPH President and CEO January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Frank Lammons DocuSign Envelope ID: 579A9738-2DC7-40C5-9EC5-668798BC8FA0 April 26, 2019 Town of Westlake Re: Spencer Ranch Development My wife and I live one block South of Westlake and have admired the eloquent homes of Vaquero for years. After reviewing the proposed development by the Waterside Land Company, we believe that the tradition of architectural beauty will be upheld and enhanced into a very desirable community. We feel this development will further enhance Westlake as a very upscale community offering style and security sculpted from natural topography with beautiful trees and lakes. We would love to see the Town of Westlake approve this perfectly planned development. Sincerely, Freddy and Deborah Lyons January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Gary Hazelwood DocuSign Envelope ID: 7BFD7990-B9BD-4AFE-B55A-6258FD1E365D February 28, 2018 Town of Westlake Regarding: The Spencer Ranch Community 1925 Pearson Ln Westlake, Texas Town of Westlake, My wife and I are pleased to see a master planned community proposed to replace the current equestrian property that is adjacent to our home in Oakmont Hills. The developer has taken the time to meet with us individually to discuss the plans and to address any possible development concerns regarding design, drainage, privacy, landscaping, and trash/dust issues. Spencer Ranch will provide couples high value homes in an aesthetically pleasing environment that supports security and maintenance free living. In addition to current Westlake residents who may be looking to downsize and stay in the community, Spencer Ranch invites a new market of individuals who may want to make Westlake their home. I believe the developers of this project have the best intention to retain the natural beauty of this property and to ensure neighboring families are not negatively impacted. We encourage the Town to approve this development in the most expeditious fashion so that work can begin soon. Sincerely, Dave and Sandy Huff 1864 Barrington Court Roanoke, TX 76262 January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Jim Shindler DocuSign Envelope ID: 5D634895-CADD-41E4-AF75-EA57FA1C17A0 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Jimmy Tinsley DocuSign Envelope ID: 9EE608FC-AF59-4708-9C21-12CEC4EC5178 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, John Kuelbs DocuSign Envelope ID: CFBF1969-D14C-4D23-83FC-6C54DF56566D January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, John Miller DocuSign Envelope ID: A316F607-63EE-42E0-B1AF-6986189F2A1F January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, John Shea DocuSign Envelope ID: A2F6FA77-C77D-4424-9FB4-FCFA818014CB January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, John Vassallo DocuSign Envelope ID: 9FF82213-B0FB-4B82-A9B1-05C3C8F10524 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Ken Beam DocuSign Envelope ID: FE9F29C6-B315-4DDB-9ADE-3228D5280881 January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Leroy Hess DocuSign Envelope ID: DC2A6CE7-53A1-4F4A-80AB-419AF4C6EE48 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Matt Rose DocuSign Envelope ID: 0A74E1DC-7F05-405D-A522-530059C1F27B January 5, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Murphy Markham DocuSign Envelope ID: 09FC3B95-ED13-4FA8-8D45-CAA1A651EC92 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Paul Marciano DocuSign Envelope ID: D1A7CEC3-3AAA-4425-AB7F-512EFDCE815D January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Scott Cruickshank DocuSign Envelope ID: 2CA45EAF-4703-45E9-A19E-5CCE8E0BBFE1 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Steve Titcomb DocuSign Envelope ID: FD1CF151-0ED4-44BD-9589-1469D592E524 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Terry Horton DocuSign Envelope ID: BE66100A-4D6F-46C4-B085-039A9660CA66 January 4, 2018 Town of Westlake Regarding: Spencer Ranch Development 1925 Pearson Rd Westlake TX 76262 I would like to encourage the approval of the proposed development by Waterside Land Co on Pearson Ln in Westlake. We have developed a vast number of friends in Westlake and now that our children are grown, our current home is more than we need. The opportunity to live in a high end, secure community that will watch over our residence when we are traveling is very desirous. The Waterside development suits our empty nester lifestyle, as well as keeping us close to our community of friends. Sincerely, Todd Armstrong DocuSign Envelope ID: F9B6F60F-9E0F-4B72-B397-CA4132F4EA95 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 cell 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 From: To:Ron Ruthven Cc:Nick Ford Subject:Rezoning request from R5 to PD7 for Spencer Ranch Date:Wednesday, February 6, 2019 12:43:22 PM Dear Mr. Ruthven and Mr. Ford, We are homeowners in Oakmont Hills which borders the south side of the proposed Spencer Ranch development. We are responding to the public hearing notice regarding the rezoning request. We are thankful for the willingness of Mr. Pastore and Waterside Land Co. to address the concerns of Oakmont Hills residents but we remain concerned with the density of this project. When we moved to Oakmont Hills it was due to the neighborhood and the surrounding area. This part of Keller and Westlake is mostly multi-acre residences and the open space is a breath of fresh air and becoming scarcer. We thought this “country feeling” would be preserved even if the property in question were developed due to it being zoned R5. We are concerned and opposed to the following: 1. The density is not compatible with the surrounding area. Many homes to the north, west and south are on multi acre lots. The proposal will create a sea of rooftops in an area where multi-acre lots and open spaces are the reason why people choose to live in this area. The proposal is better suited for areas around Solana, not in a quiet multi-acre residential area. 2. The set-backs and lot sizes are not adequate. The developer for “The Knolls” in Westlake agreed to a 150’ setback to accommodate residents of Glenwyck Farms and has minimum lot sizes of 10,000 SqFt. These lot sizes may be appropriate for the Entrada and Solana areas of Westlake but not in the area of the proposed Spencer Ranch. We feel the set-backs and lot sizes should be equal, or greater, than what was approved for The Knolls. 3. Town Homes should not be allowed to be included. The surrounding area does not support the requested density per the 2 points above. We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you again for your consideration. We are unable to attend the public hearing, as our daughter has a KHS Varsity Basketball playoff game that evening. Christie & Jody Mathews 2013 Bantry Drive From: To:Ron Ruthven; Nick Ford Subject:Spencer Ranch and Standard Permitted Base Plate Date:Friday, February 8, 2019 9:35:58 AM Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development Mr. Nick Ford, Development Coordinator, Westlake Planning and Development Re: Rezoning request from R5 to PD7 for Spencer Ranch Dear Mr. Ruthven and Mr. Ford, I understand the logic in determining gross density but 7,000 SqFt is overstating the general, or, base plate calculation. The base plate density calculation is most critical in order to achieve compliance to the town’s goal of maintaining a “Pastoral Community”. It is stated that the base plate density of 7,000 was provided by architects and designers designing houses for Granada. These are design numbers and not what is actually being built. Using data from Tarrant County Appraisal District (TAD) the average home size for the 55 completed homes in Granada is 6,089 SqFt. The average base plate (house first floor and garage) is 5,062 SqFt. Based on these actual numbers, to achieve equivalent gross density, the aggregate plate square footage for Spencer Ranch with 38 lots on 38 acres should not exceed 192,367. I believe the standard permitted base plate is overstated and should be amended to 5,000 SqFt. I am willing to share my data with you if you would like to discuss. Sincerely, Dave Elmer From: To:Ron Ruthven; Nick Ford Subject:Rezoning for Spencer Ranch Date:Wednesday, February 6, 2019 9:07:50 AM Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development Mr. Nick Ford, Development Coordinator, Westlake Planning and Development Re: Rezoning request from R5 to PD7 for Spencer Ranch Dear Mr. Ruthven and Mr. Ford, We are David and Julie Elmer, the homeowners at 2017 Bantry Drive which borders the south side of the proposed Spencer Ranch development. We have lived in our home for 14+ years and are part of the Oakmont Hills subdivision in Keller. Thank you for sending the public hearing notice regarding the rezoning request. We acknowledge and are thankful for the willingness of Mr. Pastore and Waterside Land Co. to address the concerns of Oakmont Hills residents but we remain concerned with the density of this project. When we bought our home a significant amount of consideration was the potential future of the property behind us. We were hopeful the property would remain open but given the growth in this area we believed it could eventually be developed. However, we felt better knowing it was zoned R5 and thought any development would consist of large estate homes on 5 acre lots. We are concerned and opposed to the following: 1. The density is not compatible with the surrounding area. Many homes to the north, west and south are on multi acre lots. The proposal will create a sea of rooftops in an area where multi-acre lots and open spaces are the reason why people choose to live in this area. The proposal is better suited for areas around Solana, not in a quiet multi-acre residential area. 2. The set-backs and lot sizes are not adequate. The developer for “The Knolls” in Westlake agreed to a 150’ setback to accommodate residents of Glenwyck Farms and has minimum lot sizes of 10,000 SqFt. These lot sizes may be appropriate for the Entrada and Solana areas of Westlake but not in the area of the proposed Spencer Ranch, however, the set-backs and lot sizes should be at least equal, or greater, to what was approved for The Knolls. 3. Town Homes should not be allowed to be included. The surrounding area does not support the requested density per the 2 points above. We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you again for your consideration. David and Julie Elmer 2017 Bantry Drive Keller, TX 76262 February 4, 2019 Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development Subject: Z11-17-15 - Rezoning request from R5 to PD7 for 38 acres located east of Pearson and south of Aspen Dear Mr. Ruthven, I am homeowner in the Oakmont Hills subdivision located on the south side of the requested zoning change. We recently purchased a home at 2025 Bantry Drive. North. When we bought the home, we knew it bordered Westlake; with its strict zoning requirements, (one home per 5 acres) that if it were developed it would be done with the strictest requirements and it would not impact our home value. We expected not more than 7 homes on the 37 acres and this proposal is for 68 homes on 37 acres. We are concerned. The density and lot size are not compatible with the surrounding area and is way below the standards set for prestigious Westlake. Many homes to the north, south and west of the property in question are on multi-acre lots. The perimeter walls, landscaping, etc. around these properties are impeccable. There needs to be a set-back or buffer between the proposed homes on the south boarder and Oakmont Hills, that is manicured / maintained, landscaped, etc. Drainage needs to be considered given the slope, need to maintain runoff, etc. This is not a high-density area and sq. ft. minimums should be in line with Westlake and minimally above the Oakmont standard of 4000 sq. ft. This proposed development would not even meet Keller’s zoning requirements for this area. The planned development calls for smaller homes on very small lots. Should the market not bear the proposed cost of these homes, the chance of our home’s value decreasing is heightened. In addition, high density development creates other concerns for our neighborhood. The amount of traffic will increase on neighboring roads causing traffic back-ups and wear and tear all along Pearson, Dove and Aspen. Having a student in Westlake Academy, we are keenly aware of the lack of classroom space and congested traffic for the already overpopulated school. Students are currently in temporary buildings and traffic around the school is horrible. I am concerned about what problems the addition of a high-density neighborhood will cause the school. We appreciate the City of Westlake considering our concerns, and welcome the opportunity to meet with any town officials to discuss the above. Regards, Dorothy Anne Street Skipper 2025 Bantry Dr. Keller, TX 76262 From: To:Ron Ruthven; Nick Ford Cc: Subject:Rezoning Request from R5 to PD7 for Spencer Ranch Date:Monday, February 11, 2019 6:52:36 AM Attachments:image002.png Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development Mr. Nick Ford, Development Coordinator, Westlake Planning and Development Subject: Rezoning Request from R5 to PD7 for Spencer Ranch Dear Mr. Ruthven and Mr. Ford, We are Jim and Donna Dettbarn, the homeowners of 2021 Bantry Drive that borders the south side of the proposed Spencer Ranch development. We have lived here for over 15 years and are part of the Oakmont Hills subdivision in Keller. We appreciate you sending the public hearing notice regarding the rezoning request. We are aware and thankful for the willingness of Mr. Paul Pastore and Waterside Land Co. to acknowledge and address the concerns of Oakmont Hills residents; however, we remain quite concerned with the density of the project. When we purchased our home we heavily weighed the future of the property around our lot and the Oakmont Hills neighborhood and we were comforted by the way Westlake was managing the development to retain the R5 zoning to have large estate homes on approximately 5 acre lots. Our concerns are outlined below: 1. The density proposed for Spencer Ranch is not compatible with the surrounding area. Most of the homes to the North, West and South are on multi-acre lots. This proposal creates a significant change to the landscape of the area to include rooftop after rooftop versus the distributed roofs amongst the open space. It appears this type of density is much more aligned with the transition that was set forth in the Solana area and not amidst the more secluded area with the larger 5-acre estates. 2. Town Homes should not be allowed in the development. The surrounding area does not support having town homes as outlined herein. 3. The set-backs and lot sizes are not adequate. From research, the “Knolls” in Westlake already agreed to use 150 foot set-backs to accommodate residents of Glenwyck Farms and set minimum lot sizes to 10,000 Sqft. The lot sizes might be more suited in the Solana and Entrada area of Westlake, but not for Spencer Ranch. In any case, the set-backs and lot sizes of Spencer Ranch should be at least equal to or greater than what was approved for the “Knolls” subdivision. 4. As we saw with the rains over the last few years, it is imperative that the developer must ensure all drainage and water run-off is handled proactively so existing properties are not hindered or impacted. The plan presented indicates a dramatic change in the water flow due to structure changes and infrastructure. Directed consideration is required to ensure existing properties are not harmed or require adjustment. We really appreciate the City of Westlake considering our concerns and we welcome the opportunity to meet with any town of Westlake officials to discuss our concerns. Thank you again for your time and consideration. Jim and Donna Dettbarn 2021 Bantry Drive Keller, TX 76262 From: Ron Ruthven <rruthven@westlake-tx.org> To: Ron Ruthven <rruthven@westlake-tx.org> Cc: Nick Ford <nford@westlake-tx.org> Sent: Friday, February 1, 2019 2:43 PM Subject: Courtesy Notice of Rezoning Request - Westlake, TX Dear Keller Resident: Please see the attached public hearing notice regarding a rezoning request for property located in the Town of Westlake that is adjacent to the city of Keller. Given your previous correspondence regarding a past rezoning request for the subject property, the attached notice is provided to you as a courtesy should you wish to attend the public hearings and/or provide additional correspondence. The official meeting agenda packet that contains the details of the request will be available for public viewing not later than Thursday, February 7, 2019 at www.westlake-tx.org. If you wish to be removed from any future email notifications regarding this item, please let me know. Thank you. Ron Ruthven, AICP Director of Planning and Development Town of Westlake 1500 Solana Blvd., Bldg. 7, #7200 Westlake, TX 76262 Phone: 817-490-5739 Fax: 817-430-1812 Email: rruthven@westlake-tx.org www.westlake-tx.org From:L To:Ron Ruthven Subject:Re: Courtesy Notice of Rezoning Request - Westlake, TX Date:Tuesday, February 12, 2019 8:46:00 AM Dear Ron Ruthven: Thank you for this notice. I would like to go on record again, as opposing this zoning change. I believe the proposed Spencer Ranch goes against the original Westlake plan of large natural lots and low population density. Since the clearing of the Solona development, I’ve come to realize that the city of Westlake seems to be on the side of the developers and has little interest in preservation. In my opinion, Westlake is turning into a newer Las Colinas but with larger homes and more security gates. The deer and turkey sightings have become non existent this last year. Next will be the little grey fox and owl that are frequently caught on my security cameras. The potential Spencer Ranch area and adjoining properties are rich with what is Westlake’s original appeal of natural trees and abundant nature. I hope the Planning commission sees the value in holding true to Westlake's vision on this southwest side. Also, I’m concerned with Spencer Ranch’s "target price” (that’s a noncommittal term) of mid million ($1.7?) because myself and several of my neighbor’s have substantially invested in remodeling our older homes. If Spencer Ranch decides to lower their price range down the road, our neighborhood would have to compete with their new construction. Lastly, I’ll reiterate from my last letter, the increased traffic that Spencer Ranch would contribute to Pearson Road would be irresponsible. I’m planning to contact my Keller planning representative to find out more details. Thank you for listening. I hope to be pleasantly surprised when Westlake declines this zoning change. Leah Blalock 2037 Bantry Dr, Keller, TX 76262 Also thank you on behalf of little grey fox and owl On Feb 1, 2019, at 2:43 PM, Ron Ruthven <rruthven@westlake-tx.org> wrote: Dear Keller Resident: Please see the attached public hearing notice regarding a rezoning request for property located in the Town of Westlake that is adjacent to the city of Keller. Given your previous correspondence regarding a past rezoning request for the subject property, the attached notice is provided to you as a courtesy should you wish to attend the public hearings and/or provide additional correspondence. The official meeting agenda packet that contains the details of the request will be available for public viewing not later than Thursday, February 7, 2019 at www.westlake-tx.org. If you wish to be removed from any future email notifications regarding this item, please let me know. Thank you. Ron Ruthven, AICP Director of Planning and Development Town of Westlake 1500 Solana Blvd., Bldg. 7, #7200 Westlake, TX 76262 Phone: 817-490-5739 Fax: 817-430-1812 Email: rruthven@westlake-tx.org www.westlake-tx.org <image002.png> <Public Hearing Notice -Town of Westlake.pdf> From: To:Ron Ruthven; Nick Ford Subject:Rezoning request from R5 to PD7 for Spencer Ranch Date:Monday, February 11, 2019 4:11:23 PM Dear Mr. Ruthven and Mr. Ford,   We are homeowners in Oakmont Hills which borders the south side of the proposed Spencer Ranch development. We are responding to the public hearing notice regarding the rezoning request.   We are thankful for the willingness of Mr. Pastore and Waterside Land Co. to address the concerns of Oakmont Hills residents but we remain concerned with the density of this project. When we moved to Oakmont Hills it was due to the neighborhood and the surrounding area. This part of Keller and Westlake is mostly multi-acre residences and the open space is a breath of fresh air and becoming scarcer. We thought this “country feeling” would be preserved even if the property in question were developed due to it being zoned R5.   We are concerned and opposed to the following: 1. The density is not compatible with the surrounding area. Many homes to the north, west and south are on multi acre lots. The proposal will create a sea of rooftops in an area where multi-acre lots and open spaces are the reason why people choose to live in this area. The proposal is better suited for areas around Solana, not in a quiet multi-acre residential area. 2. The set-backs and lot sizes are not adequate. The developer for “The Knolls” in Westlake agreed to a 150’ setback to accommodate residents of Glenwyck Farms and has minimum lot sizes of 10,000 SqFt. These lot sizes may be appropriate for the Entrada and Solana areas of Westlake but not in the area of the proposed Spencer Ranch. We feel the set-backs and lot sizes should be equal, or greater, than what was approved for The Knolls. 3. Town Homes should not be allowed to be included. The surrounding area does not support the requested density per the 2 points above.   We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you again for your consideration.   Thank you,   Meghan E. Inglis Oakmont Hills resident Southern border of proposed development.      -- Thank you,   Meghan     Meghan Inglis Sr. Director, Pricing & Business Development | Pharmaceutical Solutions and Services McKesson | 6555 State Highway 161, Irving, TX 75039 | Confidentiality Notice: This e-mail message, including any attachments, is for the sole use of the intended recipient(s) and may contain confidential and proprietary information. Any unauthorized review, use, disclosure or distribution is prohibited. If you are not the intended recipient, please contact the sender by reply e-mail and destroy all copies of the original message.   From: To:Ron Ruthven Cc:Nick Ford Subject:Not just a form letter but does concern Rezoning Request for Spencer Ranch Date:Monday, February 11, 2019 12:37:26 PM Dear Mr. Ruthven and Mr. Ford, Our Homeowners Board presented us with the opportunity to share our concerns with you by forwarding you the following letter. It is our greatest hope that you have been deluged with these forwarded letters. I’ve included it below to add our voices to however many letters you have already received. But I also have a question. Will there be an opportunity at this evening’s meeting for concerned residents to speak? If yes, I would prepare something very brief. If no, I hope you’ll share my thoughts… My husband and I have been visiting family in this area for decades. When he retired last year we were finally able to move here and join much of our family. The last few years, every time we visited we scouted out potential neighborhoods for our home. We always ended up back at the Oakmont Hills community. Beautifully maintained with mature landscaping and within easy reach of Westlake, Southlake and Keller. Add to that lots of still open spaces with longhorns and wildflowers. Gorgeous. It was our understanding that the lots in Oakmont were the SMALLEST lots in the area - 1/2 acre. All that said, we believe in capitalism. We understand that owners of property have every right to expect that if they do their due diligence and plan and invest appropriately they will reap great rewards. But, did the buyers of the property in question not know ahead of time that they were buying property with size restrictions? Of course they did. I don’t know their original intentions but I’m guessing they always figured they could somehow persuade Westlake Planning & Development to give into them, either through promises of increased taxes to the city or something else - their attempt was obviously to convince Westlake P&D of the upside to smaller lot sizes, tighter homes, more traffic and more people. We ask that you stand strong and retain the existing zoning that contributes so hugely to the unique excellence that is Westlake. Thank you, Nancy (and William Shull) 1825 Kinsale Drive _________________________________________________________ We are homeowners in Oakmont Hills which borders the south side of the proposed Spencer Ranch development. We are responding to the public hearing notice regarding the rezoning request. We are thankful for the willingness of Mr. Pastore and Waterside Land Co. to address the concerns of Oakmont Hills residents but we remain concerned with the density of this project. When we moved to Oakmont Hills it was due to the neighborhood and the surrounding area. This part of Keller and Westlake is mostly multi-acre residences and the open space is a breath of fresh air and becoming scarcer. We thought this “country feeling” would be preserved even if the property in question were developed due to it being zoned R5. We are concerned and opposed to the following: 1. The density is not compatible with the surrounding area. Many homes to the north, west and south are on multi acre lots. The proposal will create a sea of rooftops in an area where multi-acre lots and open spaces are the reason why people choose to live in this area. The proposal is better suited for areas around Solana, not in a quiet multi-acre residential area. 2. The set-backs and lot sizes are not adequate. The developer for “The Knolls” in Westlake agreed to a 150’ setback to accommodate residents of Glenwyck Farms and has minimum lot sizes of 10,000 SqFt. These lot sizes may be appropriate for the Entrada and Solana areas of Westlake but not in the area of the proposed Spencer Ranch. We feel the set-backs and lot sizes should be equal, or greater, than what was approved for The Knolls. 3. Town Homes should not be allowed to be included. The surrounding area does not support the requested density per the 2 points above. We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you again for your consideration. From: To:Ron Ruthven; Nick Ford Subject:Westlake development proposal - CONCERNS Date:Wednesday, February 6, 2019 6:16:37 PM Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development Mr. Nick Ford, Development Coordinator, Westlake Planning and Development Re: Rezoning request from R5 to PD7 for Spencer Ranch Dear Mr. Ruthven and Mr. Ford, We are homeowners in Oakmont Hills which borders the south side of the proposed Spencer Ranch development. We are responding to the public hearing notice regarding the rezoning request. We are thankful for the willingness of Mr. Pastore and Waterside Land Co. to address the concerns of Oakmont Hills residents but we remain concerned with the density of this project. When we moved to Oakmont Hills it was due to the neighborhood and the surrounding area. This part of Keller and Westlake is mostly multi-acre residences and the open space is a breath of fresh air and becoming scarcer. We thought this “country feeling” would be preserved even if the property in question were developed due to it being zoned R5. We are concerned and opposed to the following: 1. The density is not compatible with the surrounding area. Many homes to the north, west and south are on multi acre lots. The proposal will create a sea of rooftops in an area where multi-acre lots and open spaces are the reason why people choose to live in this area. The proposal is better suited for areas around Solana, not in a quiet multi-acre residential area. 2. The set-backs and lot sizes are not adequate. The developer for “The Knolls” in Westlake agreed to a 150’ setback to accommodate residents of Glenwyck Farms and has minimum lot sizes of 10,000 SqFt. These lot sizes may be appropriate for the Entrada and Solana areas of Westlake but not in the area of the proposed Spencer Ranch. We feel the set-backs and lot sizes should be equal, or greater, than what was approved for The Knolls. 3. Town Homes should not be allowed to be included. The surrounding area does not support the requested density per the 2 points above. We appreciate the City of Westlake considering our concerns. We welcome the opportunity to meet with any town officials to discuss our concerns and thank you again for your consideration. Thank you, Shaen R. Inglis Oakmont Hills resident Southern border of proposed development. From: To:Ron Ruthven Cc:Nick Ford Subject:Rezoning request from R5 to PD7 for Spencer Ranch Date:Wednesday, February 6, 2019 4:40:31 PM   Mr. Ron Ruthven, Director of Planning and Development, Westlake Planning and Development Mr. Nick Ford, Development Coordinator, Westlake Planning and Development       Re: Rezoning request from R5 to PD7 for Spencer Ranch         Dear Mr. Ruthven and Mr. Ford,   We are homeowners in Oakmont Hills which borders the south side of the proposed Spencer Ranch development.  We are responding to the public hearing notice regarding the rezoning request.   We are thankful for the willingness of Mr. Pastore and Waterside Land Co. to address the concerns of Oakmont Hills residents but we remain concerned with the density of this project.  When we moved to Oakmont Hills it was due to the neighborhood and the surrounding area.  This part of Keller and Westlake is mostly multi-acre residences and the open space is a breath of fresh air and becoming scarcer.  We thought this “country feeling” would be preserved even if the property in question were developed due to it being zoned R5.   We are concerned and opposed to the following: 1. The density is not compatible with the surrounding area.  Many homes to the north, west and south are on multi acre lots.  The proposal will create a sea of rooftops in an area where multi-acre lots and open spaces are the reason why people choose to live in this area.  The proposal is better suited for areas around Solana, not in a quiet multi-acre residential area. 2. The set-backs and lot sizes are not adequate.  The developer for “The Knolls” in Westlake agreed to a 150’ setback to accommodate residents of Glenwyck Farms and has minimum lot sizes of 10,000 SqFt.  These lot sizes may be appropriate for the Entrada and Solana areas of Westlake but not in the area of the proposed Spencer Ranch.  We feel the set-backs and lot sizes should be equal, or greater, than what was approved for The Knolls. 3. Town Homes should not be allowed to be included.  The surrounding area does not support the requested density per the 2 points above.    We appreciate the City of Westlake considering our concerns.  We welcome the opportunity to meet with any town officials to discuss our concerns and thank you again for your consideration.   Sincerely, Walter and Jessica Roberts 1829 Barrington Dr. Keller, TX 76262     Sent from Mail for Windows 10   Planning and Zoning Item # 5 – Adjournment Regular Session Back up material has not been provided for this item.