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05-13-19 PZ Agenda Packet
,A . T H E T 0 w N O F WESTLAKE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA May 13, 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 APRIL 2019 REPORT. 4. ADJOURNMENT Regular Session 1. CALL TO ORDER 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON MARCH 11, 2019. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON APRIL 22, 2019. Page 1 of 2 4. DISCUSSION AND RECOMMENDATION CONCERNING REPEALING THE WESTLAKE BUILDING QUALITY MANUAL ADOPTED BY TOWN COUNCIL RESOLUTION 18-08 AND REPLACING IT WITH A REVISED BUILDING QUALITY MANUAL. S. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING AMENDMENTS TO CHAPTER 62, PLANNING,ARTICLE III, SEC. 62- 58 COMPREHENSIVE PLAN IMPLEMENTATION, TOWN OF WESTLAKE CODE OF ORDINANCES BY PROVIDING FOR EXPANSION OF ZONING APPLICATION REQUIREMENTS THAT REQUIRE THE APPLICANT TO DEMONSTRATE COMPLIANCE WITH THE COMPREHENSIVE PLAN INCLUDING THE BUILDING QUALITY MANUAL. 6. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING CREATION OF A NEW CHAPTER, CHAPTER 100, TOWN BUILDING AND DEVELOPMENT DESIGN STANDARDS, TOWN OF WESTLAKE CODE OF ORDINANCES, PROVIDING FOR TOWNWIDE BUILDING DESIGN AND RELATED CONSTRUCTION STANDARDS. 7. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF PROPOSED ORDINANCE REGARDING A ZONING CHANGE REQUEST FROM R-5 COUNTRY RESIDENTIAL TO PLANNED DEVELOPMENT DISTRICT NUMBER 7 (PD7) FOR AN APPROXIMATELY 37.8-ACRE PORTION OF LAND GENERALLY LOCATED EAST OF PEARSON LANE AND SOUTH OF ASPEN LANE, TO INCLUDE PRIMARILY SINGLE FAMILY RESIDENTIAL USES, INCLUDING A REQUEST FOR APPROVAL OF A CONCEPT PLAN AND DEVELOPMENT PLAN, AND A SPECIFIC USE PERMIT FOR PRIVATE STREETS. 8. ADJOURNMENT CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Bldg. 7, Ste. 7100, Westlake, Texas, 76262, May 8, 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. Page 2 of 2 Planning and Zoning Item # 2 — Back up material has not been provided for this item. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. NO ACTION WILL BE TAKEN DURING THE WORK SESSION. T H E T 0 W H H F WESTLAKE DISTINCTIVE BY DESIGN Development Snapshot April 2019 i \@yRON 'A NF�80 ry@<�O O CITY OF ROANOKE d PO6 o Q d ° � Q m �,�Jfj 3N714 AIN—IM � 9 �..�.._.._„_.. o TOWN OF ' S7 HWABNAy TROPHY CLUB � UI� z .6]U3 O O 2Oi OO O 92 Ric oS� OR Y qR/S+ a5 �Q- -_ --- To ------------- ------------- ---�-------- ------ - - - -� N;OR -- ----- ------------ - n ------- OQ------ /NGF Q \) ^. INS}P� / OF NORTH 25 49 40 Q Q/ 35.361 38 O �n II 31 J 37 SH 170 - J �Q za ® OLD o 0 Imo^ • J s0 4 BC —501 PNPB Ir VD 00 1 s DOVEIRD w, r.._.._.._.._.._..�. DOVE,RD DOVE•RO 51 o� Z ]} J / QX 19� y a v I Legend W �a 1Y g < ` a m v n OD�F.R 4 fl n O ' O Announced 1 1 d o z • Conceptual CITY OF °� j m CITY OF KELLER 'p Q SOUTHLAKE Q O Under Construction 1 • Existing IF �• •• •• ••! Town Limits DEVELOPMENT • ACTIVITIES 1 APRIL ' 19 1.. Development Activities Status April 2019 Project Project / Number Percent Estimated Development Land Use of Lots/ Size Development Status No. Complete Completion Name Units 5 Vaquero Residential 296 510 acres 267/296 lots under construction or completed 88.01% N/A 1 1,45,46,47 Charles Schwab Phase 1 Office 554,000 29 acres Phase 1 under construction 70% Fall 2019 13 Granada Residential 84 84 acres 61/84 lots under construction or completed 63.10% N/A 14 Carlyle Court Residential 8 10 acres 8/8 lots under construction or completed 75% N/A 15 Knolls at Solana Residential 56 62.5 acres Infrastructure improvements under construction 0% N/A 17 Quail Hollow Residential 96 188 acres 11/96 lots under construction 5.73% N/A 19 Terra Bella Residential 26 55 acres 24/26 lots under construction or completed 84.62% N/A 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/remodel under construction 60% 2019 J:6 units Block J has 6/6 lots currently under construction Entrad2,700sf- a 28 Residential I: 12 units 00sf Block I has 12/12 lots currently under construction 4.66% Varies Residential E: 12/14 units Block E has 12/14 lots currently under construction 29,30 Entrada Retail Corner Retail/Office 4 -50,000 s.f. Retail corner under construction 30% Fall 2019 Hospitality, 34 Entrada Plaza Mayor Condominium, 4 5 acres Site work and foundations under construction -% 2021 Retail Restaurant Row/Chapel A: 15,422 sf 711 Entertainment B/C:22,414 35,38, 43, g Reception Hall/Gas Restaurants/ 5 Under construction 22.50% 2019 Well Garage sf 51 Paigebrooke Residential 6 20 acres 4/6 lots under construction or completed 66.66% N/A Residential Subdivision Buildout April 2019 BuildingI WW MW Subdivision - Plat Date Total Vacant Size Development PermitsLots Lots - Complete Issued Aspen Lane/Shelby Estates 4/7/1981 8 0 132.6 Built-out 8 8 100% Carlyle Court 3/7/2016 8 0 10.2 Under development 8 5 81.25% Entrada 12/14/2015 322 292 85.9 Under development 30 0 4.66% Glenwyck Farms 3/13/2000 84 0 104.3 Built-out 84 84 100.00% Granada 6/17/2013 84 23 84.3 Under development 61 45 63.10% Knolls at Solana - 56 56 62.5 Under development 0 0 0.00% Mahotea Boone 12/9/1977 14 0 31.6 Built-out 14 14 100.00% Paigebrooke 3/8/2004 6 2 20.3 Under development 4 4 66.67% Quail Hollow 3/28/2016 96 85 188.3 Under development 11 0 5.73% Stagecoach 8/16/1971 47 6 55.5 Mostly built-out 41 40 86.17% Terra Bella 11/11/2008 26 2 54.8 Under development 244 20 84.62% Vaquero 3/27/2000 296 29 510 Mostly built-out 267 254 88.01% Wyck Hill 4/3/1996 13 2 22.4 Mostly built-out 11 11 84.62% Other/Miscellaneous - 23 2 - Mostly built-out 21 19 86.96% 1,083 499 1,362.7 584 504 50.23% ` • - q , f r I r r * '— • !• Retail Corner 14 r* do 14 lei: 1&4 • — * SPI Ord 771 12-22- 16 n t ra a, tat U S a, r r "�'�`� •- h -- - t ' � RP Ord 809 12- 12- 16 �"'' � � � f ---_ .. ..... . ,_� Am h ith eate r -- 3 +' CO �. o+ �� -_ SP I Ord 777 1 03-28- 16 - {. \\\\ 3 •'- E 'qb O� \ _ ,• - -fix_ A R IF qL � y i Ilk � 'j�• • i ' L a; 'l a Vr - Restaurant Row • - , Sales Office k P SP 1 Ord 779 13-28- 16 ' + . _ '4 i 111 + c• _ Aftk Block yBlock B -_ _- Chapel / Reception Hall f , GasWell Pad Site ns:. SP Ord 853 4-30- 18BIocIc M - -� �-� ; - I I Y SP Ord 778 13-28- 16 - * 4. . Or i - ( i 1 CVS + r Town Hall CVS. i : :: :: j` RP Ord 810 12- 12- 16 SP I Ord 762 1 12- 14- I5 Block G FP 1 Ord 761 1 12- 14- 15 _ ;+ ,. Block L � Primrose Plaza Mayor I Phase 2 SP Ord 763 12- 14- 15 e _ SP Ord 854 5-21 - 18 - 1 I -� C r�fj �_ DP Ord 830 06- 19- 17 FP Ord 761 12- 14- 15 0 � - Bloc0 k H a. r ` t e 1 NIP f - _ lock E ' • ` , .l } OSS Block D � �F, .y� , r' `�•► It 40 . 1 F BUILDING LEGEND Site Plan Received shift Block F ,,. : � BIOCk E Comillas Court 0 4 - Site Plan Approved ". BI k (CataloniaSP Ord 837 9- 11 - 17C I us - b . RP Res 18- 10 2-26- 18 Building Permit Received :;�" SP I Ord 783 1 4-25- 16 I I / . .. . • s �, ,�r•• ��r � RP 1 Ord 791 18-22- 16 . '�'� -• `` • � ,� ' � �� Building Under Construction jr: Block I •� • �+ ► . '- Block I (Piedra Court '' , , - ' . •� - BuildingCompleted 41 SP 1 Ord 847 12-26- 18 AP - ; • r - i • M` � ' � � r � . . •1 , y VIP, * ► ''�.. !..rte ► 'j, Entrada Pro i ect Status April 2019 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 Retail Office : 43,336 sf Entrada Retail Corner 3 Starbucks : 2,834 sf Diesel Design Build Building permits issued ; under construction Fall 2019 Retail 1 : 1 ,370 sf Building permits issued ; under construction; 3 units nearing Entrada Residential Block J 6 4,500 sf ea Calais Custom Homes Varies completion Entrada Residential Block E 14 5,000 sf ea Crescent Custom Homes Building permits issued ; under construction; 3 units nearing Varies completion Entrada Residential Block 1 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 A: 15,422 sf Building permits issued for all of restaurant row; Restaurant Row 3 Crescent Custom Homes 2019 B/C : 22,414 sf under construction Chapel & Chapel : 3,207 2 Crescent Custom Homes Building permits issued ; under construction 2019 Reception Hall Reception Hall : 14,418 sf Hotel : 95,048 sf Condo A: 218,658 Entrada Plaza Mayor 4 Tri-Arc Building plans in review; site work under construction 2021 Condo B : 131 ,571 sf Parking Garage : 120,912 SF 14 Town of Westlake's Building Permits Issued - Last Month Month of April, 2019 T H E T D W N a F WE TL I E Contractor Project Number Project Type Full Address Permit Issued Date Owner Name Tenant Name Business Name Square Footage Value 1521 Meandering MG Luxury Homes ELECR-19-0074 Electrical Permit Way Dr. 04/04/2019 Two Twenty $16,000.00 (R) Westlake,TX Century, Inc. 76262 1810 Oak Glen Quail Hollow ELECR-19-0076 Electrical Permit Ln. 04/08/2019 Development II Finish Line Electric (R) Westlake,TX LLC 76262 Electrical Permit(R) Total Value $16,000.00 (Avg.:$8,000.00) Total Square Footage 0.00 (Avg.:0.00) Permits Issued: 2 MYGOV.US Town of Westlake I Building Permits Issued-Last Month Printed 05/03/2019 at 10:18 AM Page 1 of 6 1600 Quail Hollow Quail Hollow IRRC-17-0250 Irrigation Permit Dr. 04/16/2019 Development II Quail Hollow HOA $3,800.00 (C) Westlake,TX LLC 76262 Irrigation Permit(C) Total Value $3,800.00 (Avg.:$3,800.00) Total Square Footage 0.00 (Avg.:0.00) Permits Issued: 1 1803 Seville Cove Vishal Dhanuka IRR-18-0337 Irrigation Permit 04/24/2019 Kiran Dhanuka Texas (R) Westlake,TX Landsculpture $7,000.00 76262 7 Catalonia Dr. IRR-19-0016 Irrigation Permit Westlake,TX 04/24/2019 Israel Bernal Texas $2,500.00 (R) 76262 Landsculpture 9 Catalonia Dr. IRR-19-0017 Irrigation Permit Westlake,TX 04/24/2019 Israel Bernal Texas $2,500.00 (R) 76262 Landsculpture 2013 Valencia Jim Pendergrass Irrigation Permit Cove Catherine Growing Green IRR-19-0070 (R) Westlake,TX 04/10/2019 Pendergrass LLC $7,500.00 76262 2234 Barcelona Patrick Waters IRR-19-0072 Irrigation Permit Ct. 04/05/2019 Lindsey Waters Pine Valley $15,000.00 (R) Westlake,TX Landscapes 76262 2018 Valencia Irrigation Permit Cove Joseph Cundiff Texas IRR-19-0053 (R) Westlake,TX 04/24/2019 Landsculpture $7,000.00 76262 Irrigation Permit(R) Total Value $41,500.00 (Avg.:$6,916.67) MYGOV.US Town of Westlake I Building Permits Issued-Last Month Printed 05/03/2019 at 10:18 AM Page 2 of 6 Total Square Footage 0.00 (Avg.:0.00) Permits Issued: 6 Spec's HVA2341 Highway 377 West Coast Texas 0071 (C) 2341 Denton Hwy-19- Mechanical Permit 04/03/2019 Highway LLC Spec's Refrigeration $25,000.00 0071 Westlake,TX Services 76262 Mechanical Permit(C) Total Value $25,000.00 (Avg.:$25,000.00) Total Square Footage 0.00 (Avg.:0.00) Permits Issued: 1 13225 Thornton HVACR-19- Mechanical Permit Dr. Mike Voigt Crawford Services 0083 (R) Westlake,TX 04/25/2019 (Mechanical) $8,607.00 76262 Mechanical Permit(R) Total Value $8,607.00 (Avg.:$8,607.00) Total Square Footage 0.00 (Avg.:0.00) Permits Issued: 1 1712 Wisteria SFR-19-0040 New Single Family Way 04/17/2019 Ismaili Haroon Draper Custom 9,424 $2,200,000.00 Home Permit(R) Westlake,TX Homes, Inc. 76262 2207 Vaquero Michael Colby SFR-19-0055 New Single Family Estates Blvd. 04/04/2019 Dyan Colby SCH Homes 16,396 $5,750,000.00 Home Permit(R) Westlake,TX 76262 MYGOV.US Town of Westlake I Building Permits Issued-Last Month Printed 05/03/2019 at 10:18 AM Page 3 of 6 2202 King Fisher SFR-19-0058 New Single Family Dr. 04/17/2019 Bruce Heikkinen Cary Hy Custom 13,791 $2,000,000.00 Home Permit(R) Westlake,TX Homes 76262 1726 Cypress Darby Family Trust SFR-19-0079 New Single Family Way 04/29/2019 Michael Lorant 12,057 $1,398,415.00 Home Permit(R) Westlake,TX Estate Homes 76262 New Single Family Home Permit(R) Total Value $11,348,415.00 (Avg.:$2,837,103.75) Total Square Footage 51,668.00 (Avg.: 12,917.00) Permits Issued: 4 1814 High Country Joe Hawkins PLMBR-19- Plumbing Permit Dr. 04/17/2019 Janice Hawkins Dallas Plumbing $93,740.00 0080 (R) Westlake,TX Company 76262 Plumbing Permit(R) Total Value $93,740.00 (Avg.:$93,740.00) Total Square Footage 0.00 (Avg.:0.00) Permits Issued: 1 2221 Cedar Elm Residential Terr. Bondi Investments Calais Custom ACCR-19-0073 Accessory Permit Westlake,TX 04/15/2019 Lp Homes 191 $30,000.00 (R) 76262 Residential Accessory Permit(R) Total Value $30,000.00 (Avg.:$30,000.00) Total Square Footage 191.00 (Avg.: 191.00) Permits Issued: 1 MYGOV.US Town of Westlake I Building Permits Issued-Last Month Printed 05/03/2019 at 10:18 AM Page 4 of 6 I Deloitte Way 2501 Westlake DCLI,LLC Turner SIGN-19-0064 Sign Permit Parkway 04/12/2019 Construction 7 $5,800.00 Westlake,TX Company 76262 Sign Permit Total Value $5,800.00 (Avg.:$5,800.00) Total Square Footage 7.33 (Avg.:7.33) Permits Issued: 1 1872 Lakeshore Randy Lentz Lori WWPP-19-0060 Water Well Permit Westlake,TX 04/04/2019 Lentz Barco Well Service $53,600.00 76262 1807 Quail Hollow Jawad Qureshi WWPP-19-0061 Water Well Permit Westlake,TX 04/04/2019 Aaleya Koreishi Barco Well Service $51,500.00 76262 1608 Meandering Way Dr. Jim Lentz Barbara WWPP- 19-0062 Water Well Permit Westlake,TX 04/04/2019 Lentz Barco Well Service $51,500.00 76262 2207 Vaquero Michael Colby WWPP-19-0063 Water Well Permit Estates Blvd. 04/04/2019 Dyan Colby Barco Well Service $51,000.00 Westlake,TX 76262 Water Well Permit Total Value $207,600.00 (Avg.:$51,900.00) Total Square Footage 0.00 (Avg.:0.00) Permits Issued: 4 TOTALS: Square Footage: 51,866.33 (Avg.:2,469.83) MYGOV.US Town of Westlake I Building Permits Issued-Last Month I Printed 05/03/2019 at 10:18 AM Page 5 of 6 Value: $11,780,462.00 (Avg.:$560,974.38) Total Projects: 22 Permits Issued: 22 MYGOV.US Town of Westlake I Building Permits Issued-Last Month I Printed 05/03/2019 at 10:18 AM Page 6 of 6 MRW Westlake Major Projects Schedule 2019-02-11 Westlake Entrada Major Project Construction Schedule under EB-S Loan: VV F WE-5 Y WE-4 WE-3 T WE-7 Phase 11 WE-1 WE-11--HoW W E-2 WE-2—Independent l nIog we-a-Re etawwl Row we-a-Am$u& Mw we-s-oat.+warefhcum WE-6-Retail Plaza WE-7-Wedding Chapel Planning and Zoning Item # 4 — Adjournment Work Session Back up material has not been provided for this item. 14 T H E T 0 W H O F W ESTLAKE MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING March 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, Director of Public Works Jarrod Greenwood, Fire Chief Richard Whitten, Deputy Fire Chief John Ard, and Building Official Pat Cooke. Work Session 1. CALL TO ORDER Commissioner Lee called the work session to order at 5:03 p.m. 2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. Commissioner Lee moved to Workshop Item 3 No additional discussion P&Z Minutes 03/11/19 Page 1 of 9 3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER FEBRUARY 2019 REPORT. Director Ruthven provided a presentation over the following items: Entrada: Progression of Starbucks construction, future construction and location of the Tower, Starbucks and Tower estimated completion, Mehrdad Moayedi presented an update at the Alliance Development Forum, working with the developer to get a copy of the recent drone flyover, potential changes to event center, gas well pad site is available to be developed, size of gas well pad site, plans under review for office/retail buildings, proposed restaurants currently planned for the development, Town Homes under construction, number of Town Homes sold, estimated completion of Town Homes, possibility of additional Town Homes, and visibility of Tower from the highway. Charles Schwab: Permits have been issued and construction has begun for Phase II, presentation at Alliance Development Forum, and final approval was provided for the connection of Schwab Way with Highway 114. Hillwood Development: Tentatively called "Front 44" any future development will require commission and Council approval. Fire Station: Construction and move-in complete, official opening March 23rd, and fire hydrants were opened to clean storm drains. The Knolls: Construction is on schedule, expecting to meet with home builders, lanes for roads carved out, grading almost complete for roads and utilities to begin installation, conservation area fence (meant to keep vehicle traffic out) is complete, conservation area to be formally conveyed to Town and given a name, architectural design guidelines expected to be submitted, building permits expected to be issued by the end of the year, details for the park on the Mayor's Hill, and retaining wall requirements and necessary approvals. Granada: Build-out numbers, number of building permits issued for the year, and time frame for building permit approval. Quail Hollow: Number of building permits issued and additional building permits under review. Commissioner Lee moved to Workshop Item 2 4. ADJOURNMENT Commissioner Lee adjourned the work session at 5:22 p.m. P&Z Minutes 03/11/19 Page 2 of 9 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 JANUARY 14, 2019. MOTION: Commissioner Morris made a motion to approve the minutes. Commissioner Sanden seconded the motion. The motion carried by a vote of 4-0. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON FEBRUARY 11, 2019. MOTION: Commissioner Kraska made a motion to approve the minutes. Commissioner Morris seconded the motion. The motion carried by a vote of 4-0. 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. Director Ruthven and Robin McCaffrey, Mesa Planning, provided a presentation and an overview of the item. Discussion ensued regarding the clustering of smaller lot homes, lack of fencing in open land, current water features verses proposed water features, location and density of primary sending area, current zoning verses proposed zoning regarding units per acre, value enhancement in regards to zoning, definition of primary sending area, updated changes to amenities, guard house still present on new proposal and should match development standards, proposed roadways in relation to water and amenities, internal sidewalk and trail on new proposal, and height elevations of the golf villas verses the brownstones. P&Z Minutes 03/11/19 Page 3 of 9 Paul Pastore, Waterside Properties, spoke in regards to meeting the requests of staff and residents, updating parameters of proposal, new guard house compared to previously proposed guard house, mix of proposed houses to meet comprehensive plan, new proposed setbacks, proposed streets in regards to natural terrain, new view shed corridor, location of guard house, new location of amenity center, changes in development submittal, proposed parking, view from Pearson Lane, maximum building height, and comprehensive plan compliance. Clay Nelson, C.A. Nelson Architect Group, spoke in regards to proposed architectural style, authentic building materials, consistency with building materials, density of proposed community, visibility of lake on property from Pearson Lane, privacy in community, courtyard approach to architecture, layering of architectural space, historically inspired building materials and architecture, new proposed density of golf course villas, number of stories and parking within golf course villas, height of golf course villas, and height capabilities of Vaquero homes. Commissioner Lee re-opened the public hearing. The following people spoke in favor of the item: Joe Schneider, Hillwood Properties; and Todd and Kay Armstrong, 1613 Lismore Court, Keller The following people spoke in opposition of the item: David Elmer, 2017 Bantry Drive, Keller; Donna Dettbarn, 2021 Bantry Drive, Keller; Leah Blalock, 2037 Bantry Drive, Keller; and John Landry, 2029 Bantry Drive, Keller. Commissioner Lee closed the public hearing. Rich DeOtte, DeOtte Inc., spoke in regards to the traffic study and lack of significant change, no traffic light in proposed study at Aspen Lane and Pearson Lane, construction schedule times suitable for nearby residents according to Town standards, construction dust and debris to be controlled as much as possible, and addressed drainage concerns expressed by the Keller residents of the Oakmont subdivision. Paul Pastore, Waterside Properties, spoke in regards to concerns with proposed fencing and privacy concerns. Discussion continued regarding fencing materials and privacy concerns, landscaping with mature trees, removal of brownstones, possibility of tabling the item again, concerns of setbacks, and density concerns. MOTION: Commissioner Lee made a motion to approve the request with the conditions that there be 38 units, gross density of 1 unit per acre, and staff recommendations: • 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 P&Z Minutes 03/11/19 Page 4 of 9 development agreement or unless otherwise requested by the developer and approved by the Town Manager or designee for special conditions. • 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 Spencer Ranch shall be prepared by a Texas Licensed Architect and contain sufficient details required to explain the full exterior construction to a competent contractor. • 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 P&Z Minutes 03/11/19 Page 5 of 9 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 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. Guard house —The guardhouse 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 guardhouse 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 P&Z Minutes 03/11/19 Page 6 of 9 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 guardhouse, including the property upon which the guardhouse 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. • 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. • 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 P&Z Minutes 03/11/19 Page 7 of 9 consistent with HOA guidelines which must prevent isolation of the"lot"from the general ground plane. • Wood fencing is prohibited • 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. 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 — 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 P&Z Minutes 03/11/19 Page 8 of 9 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. • 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. Commissioner Morris seconded the motion. The motion carried by a vote of 4-0. S. 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 4-0. Chairman Lee adjourned the meeting at 8:00 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON MAY 13, 2019. ATTEST: Commissioner, Michelle Lee Tanya Morris, Assistant to the Town Secretary P&Z Minutes 03/11/19 Page 9 of 9 14 T H E T 0 W H O F W ESTLAKE MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING April 22, 2019 PRESENT: Commissioners Michelle Lee, Liz Garvin, Ken Kraska, Kim Morris, and Sharon Sanden Town Council Members: Mayor Laura Wheat and Council Members Carol Langdon, Alesa Belvedere, Rick Rennhack, and Greg Goble ABSENT: Commission Chairman Tim Brittan and Council Members Michael Barrett and Alesa Belvedere OTHERS PRESENT: Town Manager Amanda DeGan, Assistant Town Manager Jarrod Greenwood, Town Secretary Kelly Edwards, Assistant to the Town Secretary Tanya Morris, Town Attorney Stan Lowry, Fire Chief Richard Whitten, Deputy Fire Chief John Ard, Building Official Pat Cooke, Director of Planning & Development Ron Ruthven, Development Coordinator Nick Ford, Finance Director Debbie Piper, Director of Facilities & Public Works Troy Meyer, Director of Communications Ginger Awtry, Communications Manager Jon Sasser, Director of Information Technology Jason Power, Director of Human Resources and Administrative Services Todd Wood, and Municipal Court Administrator Jeanie Roumell. Work Session 1. CALL TO ORDER—TOWN COUNCIL Mayor Wheat called the joint work session to order at 4:01 p.m. P&Z Minutes 04/22/19 Page 1 of 2 2. CALL TO ORDER— PLANNING AND ZONING COMMISSION Commissioner Lee called the joint work session to order at 4:01 p.m. 3. PLEDGE OF ALLEGIANCE Mayor Wheat led the Pledge of Allegiance to the United States and Texas flags. 4. PRESENTATION AND DISCUSSION REGARDING THE 2015 FORGING WESTLAKE COMPREHENSIVE PLAN. Town Manager DeGan provided an overview of the discussion. Mr. Robin McCaffrey, Mesa Planning, provided an overview of his involvement in the plan and a presentation and overview. Discussion ensued regarding the 2 prescriptive methods to interpret density, cluster development surrounded by open space, where cluster developments originated, ground plain preservation, master builders, transferring of density, gateways to Westlake, the Town's obligation in respect to the land owner, risk of leaving property as it is currently zoned, mixed uses of Entrada, reviewing the current residential developments and their design quality manuals, zoning change request reflecting the comprehensive plan, is the plan a check list or a tool, and setting additional joint meetings to provide work case studies. S. ADJOURNMENT Mayor Wheat adjourned the joint work session at 6:31 p.m. Commissioner Lee adjourned the joint work session to order at 6:31 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON MAY 13, 2019. ATTEST: Commissioner, Michelle Lee Tanya Morris, Assistant to the Town Secretary P&Z Minutes 04/22/19 Page 2 of 2 Westlake Planning and Zoning Commission 4 T H E T 0 W N 0 f TYPE OF ACTION W E S T L A K E Regular Meeting -Action Item Westlake Planning and Zoning Commission Meeting Monday, May 13, 2019 Topic: Discussion and recommendation concerning repealing the Westlake Building Quality Manual adopted by Town Council Resolution 18-08 and replacing it with a revised Building Quality Manual STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Outcome Vision, in Perspective Strategic Theme & Results Objective High Quality Planning, Design & Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability Development Stakeholder planned, high-quality community that &Quality of Life is distinguished by exemplary design standards. Strategic Initiative Outside the Scope of Identified Strategic Initiatives Time Line - Start Date: May 13, 2019 Completion Date: May 20, 2019 Funding Amount: N/A Status - ®Not Funded Source-N/A EXECUTIVE SUMMARY(INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) The original Building Quality Manual was adopted by the Town Council on February 26, 2018 by Resolution 18-08 (attached). The proposed revision adds additional standards related to mixed- use housing and site planning. As described in the following agenda items, the revised Building Quality Manual is proposed for utilization as a more consistent policy guide for new developments and as formal construction and design standards for all single family detached structures in the Town of Westlake. The manual is intended to provide measurable benchmarks that clearly present the Town of Page 1 of 2 Westlake's expectations for the design, materials, and workmanship of both residential and non- residential construction.This Building Quality Manual is separate from applicable Building Codes, that address matters more directly related to life safety and is also separate from other existing building and development ordinances of the Town. Therefore,this manual is meant to supplement these other building and development codes and clearly present the Town's view of acceptable building quality. RECOMMENDATION Approval ATTACHMENTS Resolution 18-08—Current Building Quality Manual to be repealed Revised Building Quality Manual Page 2 of 2 'TOWN OF WESTLAKE RESOLUTION NO. 18-08 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS,ADOPTING A BUILDING QUALITY MANUAL. WHEREAS,on March 2, 2015,the Town Council adopted a Comprehensive Plan(the Forging Westlake 2015 Comprehensive Plan);and WHEREAS,on March 27,2017 the Town Council adopted Section 62,Article III- Implementation of the Comprehensive Plan,Westlake Code of Ordinances;and WHEREAS,on January 29,2018 the Town Council amended Section 62,Article llI by adding anew section (Section 62-58) which includes a requirement that applicable development proposals should include"detailed proposed design standards generally demonstrating compliance with all building standards of the Town, including the Building Quality Manual, adopted by separate resolution, along with any other adopted design policies and requirements applicable to the proposed development"; and WHEREAS,pursuant to Section 62-58 of the Code of Ordinances,the Building Quality Manual shall serve as a compendium of guidelines applicable only to new development requests as further described in said section;and WHEREAS,the Building Quality Manual provides to the Town an additional resource for ensuring development compliance and consistency with the Comprehensive Plan and other related development policies adopted by the Town;and WHEREAS, the Town Council finds that the passage of this Resolution is in the best interest of the citizens of Westlake. NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That, all matters stated in the Recitals hereinabove are found to be true and correct and are incorporated herein by reference as if copied in their entirety. SECTION 2: That the Town of Westlake Town Council does hereby approve The Building Quality Manual, attached as Exhihit "A". Res©lotion 18-08 Page i of 2 SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions hereof and the Council hereby determines that it would have adopted this Resolution without the invalid provision. SECTION 4: That this resolution shall become effective fi-om and after its date of passage. PASSED AND APPROVED ON THIS 26111 DAY OF FEBRUARY,2018. ATTEST: Laura L. Wheat, Mayor p ,• -A FIJ tL" It r Kell Edward' Town Secretary Thomas E. Brym awn Manager APPROVED AS TO F �0�WEST stn "tanton L y, own orne XP5 Resolution 18-08 Page 2 of 2 Westlake Building Quality Manual Standards and Guidelines for quality and endurance in the Design and Construction of Westlake's Built Fabric JOHN RUSKIN: When we build, let us think we build forever. Let it not be for present delight nor for present use alone. Let it be such work as our descendants will thank us for; and let us think, as we lay stone on stone, that a time is to come when those stones will be held sacred because our hands have touched them, and that men will say, as they look upon the labor and see the wrought substance of them, "SEE THIS OUR FATHER DID FOR US " MESA-Planning February 25, 2018 Res 18-08 Page 1 of 58 INTRODUCTION This manual is intended to provide measurable benchmarks that clearly present the Town of Westlake's expectations for the design, materials,and workmanship of both residential and non-residential construction.This Building Quality Manual is a guide only and is separate from applicable Building Codes,that address matters more directly related to life safety and is also separate from other existing building and development ordinances of the Town.Therefore,this manual is meant to supplement these other building and development codes and clearly present the Town's goals in regard to building quality. Building Quality is defined to mean the integrity of design as well as the endurance of what is constructed and the expression of those visual qualities of construction that are consistent with an attractive community.Therefore,these standards describe a minimum quality of construction sought by the Town. However,these standards are not meant to limit, in any way, a contractor's employment of higher quality standards or an architect's creativity and ingenuity in design. More specifically,the goals for this Building Quality Manual are to: • Maintain the quality and continuity of the visual environment of the Town, protect the general welfare,and ensure that the Town's appearance, character,and economic well- being are preserved through minimum design and building quality standards. • Encourage creativity, imagination,innovation,variety in architectural design and building composition by challenging the design component of any project to greater compositional intent. ■ Preserve the unique heritage, history,and architectural character that evolves over time and reflects the aggregate identity of Westlake within the highway 114 corridor. • Reinforce and support the integration of design and development with the natural systems of Westlake's environment as well as with the pedestrian and vehicular movement of its citizens. • Promote harmony in the physical relationship between the otherwise autonomous projects that constitute the built fabric of the Town. Thus,this is a continually evolving document and may be expanded and/or amended as new issues are realized and deliberated. This document is divided into 5 sections as described below which collectively address matters from design to construction. The sections are: Section 1: Principals of Design This Section addresses the general approach to architectural composition and internalization of natural relationships and character. Section 2: Principals of Development Planning This Section addresses the internalization of natural systems and recognition of natural features as well as accommodation of pedestrian movement,connection with the "Town",and the mitigation of building service intrusions. Res 18-08 Page 2 of 58 Section 3: Residential Construction Quality Standards This Section addresses building materials,techniques,and workmanship related to residential construction. Section 4: Non-residential Construction Quality Standards This Section addresses building materials,techniques,and workmanship related to non-residential construction. Section 5: Landscaping This Section address basic aspects of landscape that moves landscaping toward more naturalistic forms and mare indigenous plan materials and away from ornamentation generally. Res 18-08 Page 3 of 58 SECTION 1: PRINCIPALS OF DESIGN This section sets forth the desired considerations that the Town would like to be taken into account during the design process and expresses the desired outcome of that process.The standards below address the scope of consideration as well as the object of consideration in the approach to building design. The purpose is to promote a compositional integrity,continuity with the Town identity, and integration of nature/ natural systems and/or features. More specifically,these standards are: Standard 1:Visual continuity with the Town ■ The design of any structure within Westlake should further define the context in which the structure in conjunction with other associated structures,will reside,to establish key attributes of that context(which are characteristic of its appearance), and the manner in which the design being formulated will work to perpetuate or compliment those attributes. When the structure is a single-family residential structure style repetition in close proximity is discouraged. However, other attributes of continuity(such as massing,complexity, and proportion) are to be considered. General continuity of the context A I B iVew csign consistent with continuity • The design of any structure within Westlake will maintain a relation to the public areas as established by other development of the Town context as well as maintain, as a minimum,the level of ground plane enrichment and amenity as is characteristic of the context.Such design should consider continuation of the ground plane enrichment/amenity as a means of overcoming project segmentation of the Town fabric_ Standard 2: Integrity of Holistic Composition • The exterior design of any structure in Westlake should, in its totality, comprise an overall visual pattern that expresses an intentional relationship between the elements of form. • The elements of form that comprise a building design should derive from a common justification (e.g.function or proportion)that transcends ornamentation. f Organization of openings relative to mass 4 Res 1 B-08 Page 4 of 58 Standard 3:Tension,Balance,Symmetry,and other Compositional Relationships • The visual pattern associated with the design of any structure in Westlake should allow the imposition of a compositional structure that lays across the design and touches its key elements of expression.This structure includes but is not limited to: o Regulating lines that organize the elements of the elevation in space.These connections in composition communicate the relationship of form elements intended by the architect.See Diagram 3 and 4 below. • Proportioning systems that establish an order of relationship. Proportion is the relationship between 2 ratios (window height to width in relation to building height to width). Proportion is often derived from natural relationships. • Hierarchies that place elements in their ascending or descending relationship expressed from dominant to subordinate. The Old Way of Seeing _-IM 7.-� 77 {t'-fig 4_? Li t _ r— _ - Standard 4: Integrity of Styling Derived from Tradition Features of traditional style were typically derived from solutions to construction details that were ceremonially continued as style (and/or principals of style) in an effort to preserve the body of knowledge.Therefore,traditional styling, when used,should not be reduced to simple ornament, i6_ but derived in a manner consistent with tradition or interpreted in a manner that fully recognizes that tradition and its principles. '� je • Features of traditional style were, of necessity, structurally appropriate in their proportion and dimension. Therefore,traditional styling should comport with the historic proportional and 4rk dimensional characteristics of the stylistic feature. 5 Fees 18-08 Page 5 of 58 Standard 5: Articulation of Closure Details • Closure details (at openings, corners, roof/wall junctures, and horizontal offsets)are areas where design solutions contribute to the detailed appearance of an elevation. Therefore,the design of buildings in Westlake should consider closure details as an opportunity for crafted articulation. Standard 5: Fa5ade Integrity • The Town of Westlake seeks to promote architecture that expresses a relationship between plan and elevation. Therefore,design approaches which seek to decorate a space plan derived independent of the design in elevation is discouraged. A proper relationship of plan to elevation requires that internal functions influence and inform the form of the mass and articulation of that form in design. Where the style portrayed is characterized by aspects of form, that form should influence the internal arrangement of space. Standard 7: Holistic visual treatment of structure ■ The Town of Westlake seeks to eliminate the architectural phenomenon common to most suburban developments, wherein the street facing facade is recipient of the full investment in style articulation and the other facades are given much lesser treatment. The Town of Westlake discourages such "fagade-ism" and promotes consistent treatment of style on all elevations of a structure.This is referred to a "4-sided architecture"- Standard 8: Integration and Expression of the Indigenous Landscape • Westlake is characterized by its complex and varied landscape.Therefore,the design of any building in Westlake should make every effort to accommodate the character, profile, and natural mosaic of the indigenous landscape. Such design will avoid massive grading and seek to accommodate grade change within the architectural skin of the structure, thereby establishing a stronger relationship between the building and the ground upon which it sits. • Where possible,the building design should accommodate and preserve natural drainage patterns. • Where reasonable,the building design should avoid retainage structures set apart from the architectural envelope or set apart from the extensions thereof(e.g.terraces)The intent is to 6 Res 1B-08 Page 6 of 55 avoid excessive physical expression of"land development" and/or the preparation of"lot pads" independent of the architecture. f � 1 . yal AE> Standard 7-Protection of Unique Landforms and Plant Communities • The Town of Westlake is distinguished by its land promontories (landmark landforms)that sit at the break between Westlake's upland and lowland areas. In addition,the complex ground configuration has nurtured distinctive and mature Post Oast, Live Oak, and other protected tree species that thrive in dense plant communities. Therefore,the design of any building in Westlake permitted to build in close association with its landmark landforms should recognize this visual association in the character of design,the form of design, and the relationship of the structure to the landform itself. Key considerations include. o Derived elements of form: The form of the design and the form of the land bear similarities. Transparency: The skin of the building seeks to dissipate so as not to be more conspicuous than the land form o Subordination:Attempt to avoid disruption of the profile of the landform y 1—. ■ The design of any building in Westlake permitted to build in close association with distinctive plant communities should recognize the associations with indigenous plant communities and potential for encroachment in the character of design,form of design, and relationship of structure to the plant community itself. Key considerations include: 7 Fees 18-48 Page 7 of 58 a Tree Protection: Protected trees within 30 feet of the construction area should be protected with proper barriers and avoidance of compacting root environments. a Tree Preservation:To the extent reasonable,the configuration of the design should seek to avoid the destruction of protected indigenous trees of the plant community. a Tree Mitigation: Where protected,indigenous trees of the plant community are destroyed,they should be replaced as set out in the Tree Ordinance. Mitigation should be within the plant community or a place designated by the Town asset out in the Tree Ordinance. a Low Impaction construction techniques:To the extent possible,the construction techniques employed to build within a plant community should be those that have the least impact upon the environmental conditions supporting that plant community. o Preservation of natural systems serving the plant community: Developers and Owners are encouraged to preserve the plant community. W, 0 30"If 749 I-IQ5G -q ZIV N&11 f j 0 8 Res 18-08 Page 8 of 58 SECTION 2: Principals of Development Planning This section sets forth the desired considerations that should be taken into account when planning a development project in Westlake or siting a building on a lot.These considerations are intended to strengthen the association between the development and the fabric of the Town,the mosaic of natural systems/plant communities/land form,and the vision of the Town's 2015 Comprehensive Plan. Each development project regulated with consideration of its individual land area and site specific standards is, by virtue of the standards contained herein,called to consider the development's place within,and impact upon,the larger Town fabric. Standard 2.1: Relationship to and connection with the Township fabric Any PD Concept Plan, PD Development Plan, PD Site Plan,or Site Plan(hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this issue) portray the extent to which the following elements of the Town fabric are continued,or otherwise responded to,within the proposed Development Plan: • Roadways and drives:As Westlake builds-out the large amount of non-residential square footage, it becomes increasingly essential to facilitate traffic flow. Therefore,where d {owl A possible a Development G Plan should seek to connect 1 with, and extend flow between, projects;thereby 1 providing route options for (! traffic flow. It is important that a development Plan does not interrupt flow by failing to make extensions anticipated by an adjacent -� project and where that C extension was a II I consideration in the adjacent project TIA. Therefore,coordination of routing anticipated by an individual TIA is a desired consideration of a Development Plan under consideration by the Town. • Thoroughfares:The Town Comprehensive Plan (discussed below) identifies three levels of roadway hierarchy.To the extent possible,a Development Plan that lays within the path of a Thoroughfare as planned and committed to by adjacent development or the alignment of which has been adjusted by an act of Council,should make provision for the extension of the ROW of such Thoroughfare so that the ROW is available for such Thoroughfare when required development TIA's substantiate the Thoroughfare necessity. 9 Res 18-08 Page 9 of 58 • Trails:Where provision has been made for trails within an adjacent development or a trail provided by the Town is ready for extension,the Development Plan should consider appropriate trail routing through the proposed development so that a cohesive trail network can evolve over time. • Open Spaces:Where an adjacent development provides open space that abuts the property line of the Development Plan,or the open space of an adjacent development can be feasibly extended into the Development Plan under consideration;the Development Plan should consider the extension or expansion of the open space or consider how development portrayed by the Development Plan can relate to (and further define)the open space. • Contextual characteristic:Any Development Plan formulated for a property located in a context of e x i s t i n g development should consider how various aspects of the context will also be manifest in the Development Plan. Key aspects of context can include: o Building to Street/roadway relationships o Streetscape themes ❑ Connection of open space a1T o Continuity of water or water body ,�— CO ❑ Extension of plan drifts and/or patterns ❑ Continuity of road section o Treatment of parking o Compatibility of adjacent land use • Transitional relationships:Where a Development Plan shows development on a property located between land use zones where land use adjacency is an issue,the Development Plan should consider Car 14 '� proper transitional treatments as they would appear in the plan. Proper transitional treatments e o a o e rn include: o Buffer space o Lessening or increasing density �¢r o Lessening or increasing building height p Q o n D q L7 10 Res 18-08 Page 10 of 58 o Lessening or increasing land use (moving land use at the transition in the direction of the adjacent use) a Creating activity spaces that are appropriate to both uses Standard 2.2: Implementation of the Comprehensive Plan Any PD Concept Plan, PD Development Plan, PD Site Plan,or Site Plan(hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this issue) portray the extent to which the following elements of the Town Comprehensive Plan are implemented,or otherwise responded to,within the proposed Development Plan: • Traffic Management:The Comprehensive Plan establishes threshold Levels of Service (LOS)for streets and intersections serving a Development Plan. Therefore,each Development Plan should demonstrate traffic management options that the plan will employ to minimize impact on the Thoroughfare System serving the Development Plan and thereby preserve as much of the LOS capacity as reasonably possible. Traffic management options to be considered include but are not limited to: a Multiple "trip assignment options" a Interconnection of development flows between projects o Distribution of parking o Intersection improvements(dedicated turn,acceleration,de-acceleration lanes,and access management) • Land Use Character District features:The Forging Westlake 2015 Comprehensive Plan identifies 8 Land Use Character Districts which are spread across the land area of Westlake, engaging all lots, parcels,and/or tracts therein. Each land Use Character District has an associated identity derived from the intensity of development,the pattern of development,the relation of development to street,the coverage of development,and the form of development. Therefore, each Development Plan submitted to the Town for consideration should address the extent to which various aspects of the Comprehensive Plan Character Districts are considered by the Plan. • Parks and Open Space:The Forging Westlake 2015 Comprehensive Plan identifies parks and open spaces necessary to serve the recreational needs of the Town population, provides transition from the residential to non-residential components of the Town, protects the views that characterize the Westlake landscape, preserves landmark landforms and other natural features systems,and preserves historically significant open space contexts. Therefore,each Development Plan submitted for Town consideration should consider the relationship of the Development Plan location relative to the features of the Town Parks and Open Space Plan and the extent to which any aspect of the plan that is coterminous with the Development Plan is addressed by that Development Plan. Key aspects of consideration include: ❑ Implementation of the Parks and Open Space Plan ❑ Compatibility with the Parks and Open Space Plan ❑ Extension of the Parks and Open Space Plan 11 Res 18-08 Page 11 of 58 Natural preservation initiatives consistent with the intent of the Parks and Open Space Plan ■ Thoroughfares:The Forging Westlake 2015 Comprehensive Plan identifies three thoroughfare types that comprise the Thoroughfare System of Westlake. These thoroughfare types are: Regional Arterial Roadways: Arterials that make connection between the Regional System serving Westiake from surrounding communities and the Town System of Westlake. ij The Town Arterial System:Arterials that circumscribe the core areas of the Town and those land Use Character Districts that are scaled to serve as a Town core. The Pastoral Collector System: The Collector Roadways that carry primarily residential traffic from residential communities and neighborhoods to the Town arterial System. E>� - ;avn A Each Development Plan submitted for consideration in Westlake should demonstrate the extent to which the Town's Thoroughfare Plan is being addressed within the plan design. Key aspects of consideration include: c. Implementation of the Thoroughfare Pian through the extension of or provision of Thoroughfare System roadways as portrayed in the Plan or Council authorized adjustments thereto. o Compatibility with the Thoroughfare Plan o Extension of the Thoroughfare plan o Setting up development in anticipation of the Thoroughfare plan ■ Urban Design Structured:The Forging Westlake 2015 Comprehensive Plan identifies an Urban Design Structure for Westlake that establishes a thematic treatment of: a Thoroughfare Types a Intersection Types o Portals o Landmarks o Trail Types and Trail intersections/Trait heads 12 Fees 18-08 Page 12 of 58 o Focal spaces. Each Development Plan submitted for consideration in Westlake should demonstrate the extent to which the Town's Urban Design Structure Plan is being addressed within the plan design. Key aspects of consideration include: o Implementation of the Urban Design Structure by extending the thematic elements of the Comprehensive plan into the development plan. o Compatibility with the Urban Design Structure by maintaining a compatibility with its visual palette and avoiding the creation of differing thematic directions that would dissipate the visual cohesion of the Town. o Extension of the Urban Design Structure Plan in creative ways o Setting up development in anticipation of its connection with the themes and aspects of the Urban Design Plan. • Trail Plan:The Forging Westlake 2015 Comprehensive Plan identifies trail types that collectively comprise a coherent trail system for the Town. Each Development Plan submitted for consideration in Westlake should demonstrate the extent to which the Town's Trail Plan is being addressed within the plan design. Key aspects of consideration include: o Implementation of the Trail Plan by extending the components of the trail plan into the development and completing the pedestrian connections that the Trail plan seeks to make. o Compatibility with the Trail Plan by maintaining a compatibility with its connectivity intent and completing connections set up by adjacent properties or public ROW. o Extension of the Trail Plan in creative ways o Setting up development in anticipation of its connection with the connecting pedestrian system afforded by the Trail Plan. Standard 2.3: Natural fabric preservation Any PD Concept Plan, PD Development Plan, PD Site Plan,or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this issue)try to preserve the following: • Significant plant communities or mitigate the loss of such communities as follows: • Significant Plant Communities include: o Oak Motts containing at least 10 Post Oak or Live Oak Trees with a caliper larger than 8 in.as measured 12 in.above the ground. o Any Live Oak or Post Oak with a caliper larger than 15 in. as measured 12 in. above the ground. 13 Res 18-08 Page 13 of 58 i D 47 IQ . om Q �QyS j..a1'�`dClrin� 7 coiw;T f • Mitigation may include: a Caliper replacement by planting replacement trees contiguous with the remaining portions of the vegetative community being disturbed at a rate of 1 in caliper for each 1 in.caliper(caliper replacement rate)being disturbed. Replacement trees (planted at the above specified caliper replacement rate) may be planted at other locations on-site or off-site) determined by the Town as appropriate for mitigation o Cash in lieu of replacement paid to the Town in accordance with the Tree Ordinance. Standard 2.4: Natural fabric restoration Any PD Concept Plan, PD Development Plan, PD Site Plan,or Site Plan(hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this issue) make effort to restore natural features, natural systems, natural pattern, and/or natural mosaic lost to,augmented by,or disturbed by previous use of the land.The 14 Res 18-08 Page 14 of 58 Development plan should consider the natural fabric, identify loss or degradation of the natural fabric incurred by a previous use and consider proposing restorative measures and/or designs which can restore such systems or their function. Standard 2.5: Pedestrian linkage Any PD Concept Plan, PD Development Plan, PD Site Plan,or Site Plan{hereinafter Development Plan} in Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this issue) consider pedestrian movement adjacent to,interfacing with,or emanating from the subject lot, parcel, or tract (hereinafter the subject property) and provide design initiatives that will: • Complete pedestrian pathways coming to the subject property that can be completed within or across the subject property. ■ Provide connection from points of pedestrian origin within the subject to pedestrian facilities and trails serving the subject property. • Anticipate the emergence of pedestrian pathways that can be extended by future development in close proximity to the subject property and provide the opportunity for such pathway. �uca- on C� C7 =Q X11 a � - ❑ a � u � a ❑ n o ;Fa'�w n vIk Lir= �na c 1 15 Res 18-08 Page 15 of 58 Standard 2.6: Land Use adjacencies Any PD Concept Plan, PD Development Plan, PD Site Plan,or Site Plan (hereinafter Development Plan)in Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this issue) consider the land use adjacencies affected by development within the subject lot, parcel,or tract(hereinafter the subject property)and provide design initiatives that will: • Accomplish transition:The Development Plan should demonstrate how transition from a dissimilar and potential conflicting land to an affected land use is made. Such transitions should consider: o Height transition: Movement from higher to lesser height by a gradation of height in closer relationship to the affected land use. If height to setback ratios apply to this Development Plan,such ratios shall take precedence over this standard. o Mass Transition: Reduction of undifferentiated building mass in closer relationship to the affected land use. a Intensity Transition: Reduction in density in closer relationship to the affected use. o Activity transition: Reduction of activity intensity in closer relationship to the affected use or the creation of activities that can accommodate both uses. o Creation of meaningful buffers:The provision of open space, preservation of natural fabric,and/or the creation of water bodies that can adjoin adjacent uses. Where existing PD regulations require buffers and setbacks such PD regulations shall take precedence over this standard. Ur�x� ran5� an O 4 .--. 1RtShSi� n � nip nnn � e � iL rs�G r 3 Q 0 4 o q r1m ■ Mitigate encroachments:The development plan should demonstrate measures taken to mitigate encroachments of a subject use on an affected use. Encroachments include: 16 Res 18-08 Page 16 of 58 o Noise o Light o Traffic Standard 2.7: Utilities and their integration with the design concept Any PD Concept Plan, PD Development Plan, PD Site Plan,or Site Plan(hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this issue)consider utilities and utility services within the subject lot, parcel,or tract(hereinafter the subject property)and provide design initiatives that will: • Conceal:Transmission lines and transmission ROW's should be concealed from view and recognition apart from the overall site design. • Screen:Transmission facilities should be screened when such facilities are visible from the street or public way. Landscape screens which make use of native plant material and integrate with the indigenous mosaic area preferred. • Internalize:To the extent possible transmission lines and facilities should be internalized to the architecture intended for the site, lot, parcel,or tract. Standard 2.8: Preservation of natural drainage Any PD Concept Plan, PD Development Plan, PD Site Plan,or Site Plan(hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this issue) consider natural drainage within the subject lot, parcel,or tract(hereinafter the subject property)and provide design initiatives that will preserve, restore, replicate natural drainage patterns where reasonably possible. Standard 2.9:Storm water management facilities Any PD Concept Plan, PD Development Plan, PD Site Plan,or Site Plan(hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this issue) consider Storm Water Management Facilities required to serve development within the subject lot, parcel,or tract(hereinafter the subject property)and provide design initiatives that will: • Minimize structured means of water management: Use of structured stormwater facilities should be minimized. These include but are not limited to: use of cross drainage structures, armored channels,concrete flow ways, and other such structured solutions to storm water management. Exceptions may include structures utilized for the purpose of creating a pedestrian/urban activity at the water edge. • Maintain natural land shapes and forms in the creation of detention/retention facilities and created drainage ways(hereinafter flow management facilities):Water collection points and/or 17 Res 18-08 Page 17 of 58 pools created by nature have shapes that are clearly organic. Therefore, avoid straight lines, hard angles, and regular geometric shapes in the creation of flow management facilities. • Restore and extend the natural fabric: Where storm water management design creates conditions conducive to the support of plant communities of vegetative types, measures should be made to expand the natural fabric by expanding such vegetative communities. • Respect natural systems that flourish within natural systems: Proper design of flow management facilities will include diverse ecological settings such as deeper water,shallow water,ephemeral flows, and greater hydration that can support natural systems associated with these conditions. Therefore,where such ecological settings are created,the attendant natural systems associated with that condition should also be created. NO �. 1 I � I L ` I �` cam► r I I I I I I I I 18 Res 18-08 Page 18 of 58 Section 3: Residential Construction Quality Standards This section sets forth the desired standards that should be implemented when designing a residential structure in Westlake.These standards are intended to: • Establish uniformity in the enduring quality of Westlake's residential building stock; • Preserve the general character of Westlake's residential fabric; • Promote a consistent attention to detail; • Yield a distinctive visual character wherein the particular dimensionality, relief,and/or visual texture that results from quality construction methods is apparent. The design of each residential structure in Westlake should demonstrate conformance to the standards specified below prior to receipt of a building permit.The building official should determine if the standard has been met or the principal intent of the standard has been satisfied in a more creative construction approach. More specifically the standards applicable to residential construction are: Standard 3.1:Site-work a. General:Site-work includes all aspects of site preparation that are related to the creation of a building site within platted a lot, parcel or tract of land. It is the intent of these standards to create a greater interrelationship between building and site conditions, preserve natural features, preserve indigenous vegetation,and (to the extent reasonable)avoid the street road relationships commonly associated with suburban development patterns. b. Condition during construction: Every lot, parcel,or tract which is the site of a residential construction should maintain the site in the following condition from the start of site- work to the completion of building construction thereon: i. Containment of all construction debris in the side yard space so that the ground plane is clean of all visible debris ii. Removal of all excavated material within 30 days of the excavation work unless the excavated material is being stockpiled for reuse on the subject site. In which case, excavated material should be stored in a location generally out of the public view and toward the rear of the lot, parcel,or tract. If the building plate configuration prohibits location of such storage at the rear of the lot,the building official should consider a proposed alternate location for approval. iii. Removal of all plant material and biomass within 2 days from any grubbing,tree removal,tree pruning,shredding, and/or other trimming activity. iv. Protection of all curbs where ingress or egress movement from a lot, parcel,or tracts takes place. v. No more than 1 temporary builder or sale sign vi. Display of building permit at a front yard location,within 10 ft.of the street ROW and mounted to a weather protected board or frame supported by a central stake,standing 40 inches high. 19 Res 18-08 Page 19 of 58 vii. Location of any temporary sanitary facility at the rear of the lot and sited so it is plumb and free from any standing water potential. All temporary sanitary facilities should be located on cleared and level ground. If the.b0ding plate configuration prohibits location of such storage at the rear of the lot,the building official should consider a proposed alternate location for approval. viii. The building contractor should keep a set of permitted construction plans on- site so they may be viewed by a Town official when deemed necessary by that Town official. The on-site construction set should also show any change orders or"as built"conditions which are different than the permitted drawing show. c. Drainage:All drainage swales and/or drainage ways should be created so as to create natural looking ground conditions.Therefore,artificial appearing side slopes,visible flow lines that are overly angular or straight,retention/detention facilities that are square/angular/or any regular geometric shape should be avoided. d. Tree protection:All trees remaining on a lot, parcel, or tract and exposed to the building activity or within 30 feet of the building site(hereinafter regulated trees)should be protected as follows: i. Tree fencing: Regulated/protected tree trunks should be protected with a visible "tree fence" at least 48 in.tall and protecting the tree and ground around the tree to a minimum 8 ft.distance from the trunk of the tree or the drip line, whichever is greater. uG�S n ao' itis,-, - s�1I U Al O 7r u/Fk� as�dTs 20 Res 18-08 Page 20 of 58 ii. Tree marking:All Regulated/protected Trees should be marked with a sign stating"Protected Tree". iii. Ground compaction avoidance: Measures should be taken to minimize ground compaction within the dripline of Regulated Trees as follows: 1. Prohibiting parking under the drip line of a Regulated Tree 2. Routing construction and equipment traffic so as to avoid the drip line of a Regulated Tree 3. Prohibiting the storage of any material,equipment,debris,or excavated material within the drip of any Regulated Tree 4. Avoiding,where possible,any grading within the drip line of a Regulated Tree. Grading within the ground protected by a Tree Fence is discouraged. iv. Maintenance of normal hydration: Measures should be taken to maintain normal hydration for any Regulated Tree by: 1. Preventing the accumulation of storm water runoff within the ground plane area of any Tree Fence. 2. Avoiding increased levels of hydration from temporary irrigation system. 3. Restoring hydration where the source of hydration has been disrupted by the construction activity. e. Preserve Tree Communities: Where a residential development plan or design should make every reasonable effort to preserve, protect, incorporate or rehabilitate indigenous plant communities. f. Grading: Grading for residential construction and/or the creation of a residential building site should: i. Avoid steep grades: Grades equal to or greater than 18%are considered steep grades and should not be graded for lot pads or building sites. However, accommodation of such grades within the architectural envelope is encouraged where disturbance of such grades is necessary. ii. Take place within the"Building Area":Any construction grading within a lot, parcel,or tract should be limited to the Building Area identified on the permitted site plan page of the permit drawing set. Delineation of the Building Area should also identify where grading equipment should be stored, if stored on site. The building Area delineation should also identify where excavated material will be stored, if such material is to be stored on-site. iii. Conform to the standards for tree protection:Such standard is set out in Design Standard 4.5 below. g. Building/Street relationships: The siting and follow through design of residential structures on lots, parcels or tracts larger than 40,000 sf.should accomplish a relation to the fronting street that allows the front yard space to separate the street building association in a way that the building orientation is derived from the yard and not street. To accomplish this,the yard may: 21 Res 18-08 Page 21 of 58 i. Elevate above the street, creating a yard plane that is separate from the street H. Establish a yard form wherein the edge defined by the structure and the edge defined by the street are not parallel iii. Contain ground plane profile changes that visually complicate the structure/ street relationship. Standard 3.2: Foundation a. General: Foundation general standards regarding the appearance of constructing a foundation for residential construction within the Town of Westlake. It is the intent of these standards to mitigate the conspicuous visual differences between crawl space foundation (pier supported)and slab foundation(generally soil supported). It is viewed that lesser quality residential construction tends to address foundations without regard to a relationship with the general fagade design. Therefore,these guidelines are intended to bring the foundation into the elevation design as a contributing element. In addition,each foundation for residential construction should be engineered based upon a geotechnical report provided by a reputable geotechnical consultant than employs an appropriate number of boring samples. The geotechnical report should be provided with the permit drawing set. b. Slab Foundation: Often construction of a slab foundation results in the creation of a concrete "platform" upon which the residential construction is placed. As a result there is an exposed thickness of concrete which lies along the entire baseline of the structure. To internalize this element into the elevation design,a `dropped" masonry ledge should be provided.The"dropped" masonry ledge should be designed so that the distance between the elevation of the ledge and the finished grade is no greater than 1.5 inches above finished grade. For all veneer materials(masonry or stucco or other),there should be no more than 1.5 inches of exposed concrete at the foundation line. C. Crawl Spaces:As with 1.5+rah ;,�,m Qf slab design (specified above) the intent of this standard is to conceal the expanse of concrete usually associated with exposed grade beams �} with a dropped masonry ledge or other means that allows no i more than 1.5 in.of exposed concrete between the finished grade and the veneer material of the construction. 22 Res 18-08 Page 22 of 58 All crawl space venting should be accomplished with a decorative concrete or masonry vent that is appropriate to the style of the architecture. In addition, any exterior crawl space access panels or doors should be decorative in appearance and located so that such assess panels/doors are not visible to the street. d. Foundation on slope:Where the grade is sloping,the masonry ledge should be stepped so that no more than 6 inches of concrete is visible above the grade at any point along the grade. IC= L] Standard 3.3:Walls a. General: Wall construction is considered a critical aspect of architectural integrity, endurance, safety and appearance. Therefore, this manual sets forth certain standards for wall construction that are meant to assure the above listed attributes. b. Framing: For the purposes of energy rating, depth of offset at facade openings, and more enduring construction; all wood framed, exterior walls of residential buildings in Westlake should be constructed of a minimum 2 x 6 framing members or double 2 x 4 framing members.This standard does not apply to any wall which is a "common wall'with an attached structure. c. Vapor barrier:All wood frame construction should have vapor barrier behind any facade veneer. Accepted vapor barriers include: i. 30#Bituminous Builder Felt 23 Res 18-08 Page 23 of 58 ii. A building wrap moisture barrier/wind barrier product that performs to a level equal to or exceeding a 30# Bituminous Builder Felt when installed in accordance with manufacturer's specification. d. Offset at facade openings:The general sense of endurance is visually conveyed in the perceived durability and massiveness of the wall.Such durability and massiveness is detected at the return of the wall to any window or door. Therefore, a minimum window/door to wall plane offset is recommended as follows: i. Any stucco or siding over frame veneer: 3.5-inch min. ii. Any masonry or stucco over masonry veneer:5.0-inch min. Standard 3.4: Exterior offsets in building perimeter: a. General: In residential construction, it is essential that the visual presentation of building mass is consistent with a residential character. This sense of mass can be greatly influenced by the presence of exterior offsets in the perimeter building plane. Therefore,standards for building offsets include: iii. Single family Detached Homes:The sense of mass is limited by the complexity of form characteristic with the style of the home.Therefore,the following are building plane offset standards for the various style categories of Westlake: 1. Traditional Styles: Most traditional styles derive from a construction technology where a large expanse of undifferentiated wall was not common. Therefore, residential structures designed in a traditional style should not have a lineal foot length of wall that is more than 35 feet without a wall offset that is expressed as either a horizontal off-set of at least 4 feet or may be less if expressed as a distinct architectural form that expresses itself with a roof. 65��ap �` j''1gx:mum 2. Contemporixed Styles: Horizontal expression is the essence of most residential,contemporary styles.Therefore, a lineal foot length of 24 Res 18-08 Page 24 of 58 wall plane contained within a single roof form or other form that is compositionally integral to the overall design has no limit. Otherwise the same limitations applicable to traditional design (described above) should also apply to contemporized designs. Q ridn �' iv. Single family Attached Homes: Single family attached homes,typically constrained by narrower or otherwise more complicated lots tend to have elongated plan geometries running coterminous with the side lot line. Therefore, a single family attached structure should not have a lineal foot length of wall that is more than 45 feet without a wall offset that is expressed as either a horizontal off-set of at least 4 feet or expressed as a distinct architectural form that further expresses itself with a roof.This does not apply to common lot-line walls, hidden within the architectural envelope of adjoining buildings Residential building blocks: Residential building blocks are generally limited to multiple-unit residential structures and are characterized by larger building forms that are generally closer in appearance to a commercial building mass. However,the residential use of the structure requires that a residential scale exist which is appropriate for residential living. Therefore, a Residential Block structure should not have a lineal foot length of wall that is more than 50 feet without a wall offset that is expressed as either a horizontal off-set of at least 4 feet[which can include balcony structures that are architecturally enclosed,or expressed as a distinct architectural form that further expresses itself with a roof. Standard 3.5: Material and Material Use: a. General: Essential to enduring building quality is the use of exterior materials. Therefore,the following standards apply to the permitted exterior materials for 25 Res 18-08 Page 25 of 58 Westlake (unless the approved/adopted PD zoning ordinance for a property allows a different material).These standards are: i. Brick Unit masonry: All brick used in Westlake should be modular or allow modular applications without cutting the brick material.All brick should be a hard-fired brick, meeting a severe weather standard. Embossed or molded brick which seeks to create a sense of aged/distressed brick material is generally discouraged unless approved by the Town Manager or Designee. All brick should be laid in such a manner as to avoid stacked joints. All building corners (inside and outside corners)should be executed in a "toothed" masonry fashion. Mortar joints in brick should not exceed what is specified in the diagram below.Weeping or slump joints are discouraged unless approved by the Town Manager or designee. icrw Lk Al y j Mi Rd,qr�i �w L p `�* a r m rra404r � n 3 " CTANDp�. 4m6ar m4,6s it WA 5ia{d'Irc 1}r. k�uiru; 4 "lamp, 4on norftr Jl"r�,n o.� un�m 3 " 5'Wdf'XkH:4"mil-66 WA on Wqa r�ss r�rral mat4r joirrP �a In M!,da)&- s iro,ror1S onir �] M 26 Res 18-08 Page 26 of 58 ii. Natural Stone:All Natural Stone used in Westlake should be laid in the veneer wall in a manner that replicates the coursing characteristics of load bearing stone work. "Coursing" means that the stones are: 1. Generally laid in the wall as they would lay on the ground 2. Consistently tight mortar joints where no more than 30%of the masonry joints in any wail are larger than 3/8 inch. 3. When the juncture of stones requires a large area of mortar,to maintain a level coursing pattern, smaller stones (called chinking stones)should be used. 4. Coursed stone patterns are generally acceptable, including Ashlar, Coursed Chopped Stone, and Coursed Rubble Stone. Mosaic and all un-coursed rubble stonework as an exterior veneer is generally not recommended but may be approved by the Town Manager or designee in unique circumstances. S. Cultured stone or other faux stone products are discouraged. 6. All stonework should be laid in such a manner as to avoid stacked joints.All building corners(inside and outside corners)should be executed in a "toothed" masonry fashion. Not Recommended u�60f l d ' AC+ Ja ?Iyrfoflnj Mora+r. Recommended � om A�6 �� ral S�n¢ Cour"-n4 1-if�2s 27 Res 18-08 Page 27 of 58 iii. Finished Stone: Finished stone includes all smooth-face stones trimmed to a regular shape.All use of Finished Stone in Westlake should be laid in a manner that uses a thin mortarjoint(made possible because of the uniformity of material. All finished stone should be laid in such a manner as to avoid stacked joints. All building corners(inside and outside corners) should be executed in a "toothed" masonry fashion. iv. 3 Coat Stucco:3 Coat Stucco is viewed as a material of enduring quality in Westlake if the manner of installation meets the following standards: 1. Substrate:The use of 3 Coat Stucco on the street facing wall of any residential structure except Residential Block structures should be laid over a unit masonry substrate. On all other walls, and all walls of Residential Block Structures,stucco may be laid over a cementitious substrate applied to metal lath.Styrofoam as a substrate is discouraged. 2. Application: Stucco applications should be a 3-coat stucco over lath or masonry technology. Dryvit/EFS type systems are discouraged. 3. Shaping: Decorative details rendered in shaped stucco are discouraged.All window/door surrounds,cornice, belt courses, and base courses should be executed in a stone, brick,cast stone, terracotta, or tile material.Shaped stucco is permitted when it serves the purpose of allowing the wall plane to bend to achieve a detail derived from manipulation of the wall plane (such as rounded corner returns to windows and doors). Styrofoam as a substrate for shaping stucco is discouraged. 4. Expression of expansion and control joints:The visual character of stucco use in Westlake is that derived from stucco over masonry where expansion/control joints are not required (except those for the masonry substrate). Therefore,where expansion/control joints are required for Stucco over a substrate other than masonry,such expansion/control joints should be concealed by filling the joint with an expandable filler that is troweled flat with the stucco, is the same color as the stucco, and matched the surface texture of the stucco. Standard 3.6: Opening surrounds: a. General: All openings in the exterior skin of residential construction should have an architecturally appropriate header and sill with an optional jamb except where the style of architecture is associated with the absence of such detailing(such as more contemporized styles). When employed, all window/door surrounds, cornices, belt courses, and base courses should be executed in a stone, brick,cast stone, or terracotta material. For certain styles the surround material may be wood or timber 30 Res 18-08 Page 28 of 58 when essential to the style{such as Tidewater Neo-Classical}. When a decorative opening surround is not used,the minimum offset from exterior wall plane to the face of the window or door,should be as specified in Standard 3.3 d. Shaped stucco is permitted for opening surrounds when it serves the purpose of allowing the wall plane to bend to achieve a detail derived from manipulation of the wall plane(such as rounded corner returns at windows and doors). b. Relief: Relief is an essential visual characteristic of enduring quality,as it is typically the result of enduring materials and methods of construction. Materials with greater relief,such as wood and stone, are also materials which can be crafted. This relationship between quality material and the work of the artisan is less likely with many less quality construction materials. Therefore,Westlake seeks to promote relief and dimension in the execution of architectural details, motifs,and articulation of opening and form with the following standards: v. Discouraged materials: For the purpose of attaining relief that is associated with quality materials and construction,the following materials are discouraged when used for surrounds,cornice,and decorative features: 1. Cementitious boards 2. Fiber glass 3. Styrofoam 4. Plastic 5. Aluminum (unless its application is characteristic of a style) 6. Stucco applied to look like a projected atone,cast stone, or terracotta. vi. Relief in architecture: In addition to the earlier described off set between the exterior wall plane and the surface of any window or door(Standard 3.3d) and horizontal offsets(Standard 3.4 a & b),the Town views general dimensional relief in the treatment of cornices,overhangs,gable projections, bay windows,dormers,water tables, belt courses, sills, surrounds,timber components,and other expression of subordinate mass, opening, roof and wall,and vertical differentiation,or corner to be executed in ways that present depth and relief and produce shadow and texture., vii. Relief in articulation: Relief in articulation means the dimensional aspects of the assembly.Therefore,the minimum projection built-up profiles and decorative assembly should be%inch per element of the assembly as illustrated below. Decorative cap molds may be employed to attain this offset. Carpentered exterior trim:All carpentered exterior trim should be high quality finish- grade wood stock. Composition Wood products are discouraged with the exception that exterior grade finished veneer plywood,other smooth finished soffit board, or Trimcraft may be used for soffits. If a trim installation is to be joined along any continuous rum of material,the joint should be a "spline joint" of material. All outside corners should be mitered and blocked, having sufficient closure that the joint is not visible from the street.Corners may not be closed by 30 Res 18-08 Page 29 of 58 any means other than a carpentered joint. Trim clips are discouraged. Facia should be stepped at the drip mold. Carpentered Trim that forms the wall veneer pocket should have a complexity achieved in one of the following ways: i. Trim mold ii. Built-up step molding Hi. Other traditional detail such as dental mold. trim ■ C7vato •CimarQ.�¢rsa {{ •Girngrrycta Ci Maracta Standard 3.9: Material transitions: a. General: Material changes in any elevation of a residential structure should only occur under the following conditions: iv. Material changes at an inside corner 30 Res 18-08 Page 30 of 58 v. Material changes that addresses an outside corner should wrap the corner and change at a location at least 12 inches from that corner as termination of an architectural detail/element (such as a corner Pilaster) vi. Material change wherein the different material is contained within a distinct architectural farm that projects from the primary architectural mass. vii. Material change reflecting an off-set between a lower floor and an upper floor where the offset is at least 6 in. Material changes within the same architectural plane are discouraged. 7 nnd ,ai. 2 � �inQl� �1d�tL►'ia l or com ar6 s {{ f'I�f c na4 a (1i0 r i i i 4ns,dd C�'>1¢r 31 Res 18-08 Page 31 of 58 Standard 3.10:Openings a. General:The articulation of openings is a key aspect of enduring quality and better design. Openings are a primary focus of architectural detail and the treatment thereof reveals consideration to detail and investment in craftsmanship of construction. b. Relation to composition and architectural forms:The following standards apply to the positioning of and articulation of openings in the architectural fagade: i. All windows should be below the cornice detail.Windows may abut the cornice detail or be engaged with it if the design of the window surround modulates with the banding or detailing of the cornice. ii. Street visible windows should be articulated with a projected surround or header unless the absence thereof is deemed by the Town to be characteristic of the style being proposed. iii.To maintain a sense of purposeful design and compositional continuity, it is important that the openings within an elevation have a common reference line that engages the sill or head. Therefore,the random placement of windows is discouraged. Where internal functions require that the positioning of an opening deviate from the regulating line by which windows are positioned,those windows should be decorative or otherwise of a type that does not require a reference line (such as a round or square window). co�tics Camir�. 32 Res 18-08 Page 32 of 58 T mo,main -ka rw OP CRjar r-J A n J. -is jm rl� W+ribc do�7 r6 in d rr �r l�� Corm+'m " WOrli.irlaO t arqaq's -koftz QI1 or dd W+ WS �d lorJdr 46n � 4a r� Bina Mrt r -6r i� ❑ wtr6r -661a or ! 1�bnc� u i � Inundrtas cr I o 6 drab &ha x q � (an a� �Vi�i Wa df amd Sha{! . W�nrlAUJ rin�, s C4 dc, n,4 hava a Fam sill ifldZ,4 windorb ;nclada rourxitaIi�ca1, ca "roI,or aarr� da. zm+i Yd Windows. c. Glazing: Reflective glazing is discouraged.Tinted glass and dark adhesive films where the transmission coefficient exceeds 27%are discouraged. Stained glass is allowed provided the glass is crafted in accordance with one of the following techniques: iv. Soldered Caming v. "H" Caming 33 Res 18-08 Page 33 of 58 No acrylic or"pourable"techniques are allowed. d. Windows:All windows on a street visible elevation should be wood or wood clad. �+ V f,r��� 1Fl�rxlow gurt'our�d 34 Res 18-08 Page 34 of 58 Standard 3.11: Roof a. General:The roof and roof lines it creates are among the most important features of a structure. Most identifiable architectural styles are recognized, in large part, by the distinctive features of the roof. Therefore,enduring quality of residential construction is significantly related to the form, material, and treatment of the roof. b. Legibility of Roof form: To the extent possible, roofs should be massed with an orderly sequence of subordinate roofs extending from a dominant roof mass or the roof should be specific to an architectural form which, expressed as individually roofed components of the design, come together in a total composition. c. Roof Materials: Roof materials facing the weather should be of high and enduring quality. Permitted roof materials include: i. High quality clay or concrete tile(with a thickness similar to clay) ii. Natural Slate iii. Metal:Traditional standing seam with standing folded and soldered seams iv. Composition. High profile composition shingles equal to or better than 40- year warranty roofing products.Three-tab shingles are discouraged v. All composition shingle roofs should have closed valleys. d. Roof projections: No plumbing stacks,venting stacks,skylights,or attic ventilators should penetrate the roof surfaces facing the street or be visually dominant in the street view. All such roof penetrations should be mounted straight and perpendicular to the ground (except for skylights and attic ventilators) and be painted to blend with the roof color.All venting stacks should have lead jacks. Turbine vents are discouraged. e. Gutters,downspouts,scuppers,and collection boxes:Gutters,downspouts, scuppers, and collection boxes should be copper or an enduring prefinished metal with minimum 20-gauge thickness(e.g. Kynar 500 or Hylar 500).Gutters should be a minimum 6 in., half round profile attached with gutter straps. Downspouts should be 4 in. minimum, round. Elbows and bends should be 4 in. minimum plain and round. Fascia mounted gutter systems are discouraged unless they are a custom designed gutter detail, integral to the architecture. f. Pitch relationships and form balance: Within the total roof composition, a single pitch will be used except where a change of pitch achieves greater order in the ridgeline presented to the street. In such cases,the change of pitch should not be visible to the street unless the pitch change is used to cover a projected architectural form. Different roof pitches for Turrets and/or Towers are exempt 35 Res 18-08 Page 35 of 58 from this standard. In addition,the compositional farm of the roof as a "design" should reflect an orderly relationship of dominant mass to subordinate mass wherein the dominant mass organizes the subordinate masses and "members"with the subordinate masses in a total design. To -k¢ ax4rr� -+��arz� II � +a rgA w► n rIY gcq anc�. c�-F surnrd�r�n t�aa ¢x r�ci�nq rn a ,na int' rrka-.s. gu t�3tirlr��i �?xr>rr�an� Standard 3.12:Style Specific Details a. General:The proper execution of style specific is characteristic of enduring quality and residential areas which retain their attractiveness over time. The key aspects of employing style specific details include: b. Material: Most styles whether the style is traditional or contemporary employ materials by which crafted construction (a key aspect of architectural design)can be executed. Therefore,construction details which are traditionally derived from work of the stone mason,the carpenter,the metal crafter,the glass artisan, etc.should use a material that the characteristic craftsman can work in. The employment of systems or materials that replicate the work of a trade or artisan are discouraged. Relation to composition and architectural forms: Most style specific details are associated with the roof,the edges(e.g. corners and openings), and the closure to 36 Res 18-08 Page 36 of 58 weather(e.g. cornice).Therefore,the employment of architectural detailing associated with a style should use the characteristic detailing of that style in ways authentic to the style. Standard 3.13: Fireplaces a. General: Fire places are significant components of the interior and exterior architectural identity. However, in more recent times fireplace systems have transformed the external importance of the chimney into a utilitarian concession to the mechanics of venting. It is the intent of this standard to restore the architectural importance of fireplaces as an enduring aspect of quality. b. Systems: Traditional tile construction or Isokern systems are recommended for Westlake. Metal fireplace systems may be used if the external expression of the flu and its associated spark arrestor is visually Wharn¢rer ,6,d''"'r� !I undisguisable from i a an rc Tla! Ii Traditional or Isokern � 41v Chi aslnl +� systems. c.Chimneys:All fire place chimneys should be brick, f stone,or stucco. Attention should be given to the complexity and form of the cap detailing. All chimneys should have a distinctive cap detail executed in brick or stone. Metal fireplace caps may be used if approved by the town. In addition,the street visible rise of shaft should be ��hro I detailed so that the chimney has complexity in plan as well as elevation.Prefabricated metal fireplaces and metal flues may be used but their chimneys should be masonry or stucco clad supporting a masonry cap and present the appearance of full masonry construction. d. Chimney caps: All chimney caps should be masonry(stone, brick or tile)and fully conceal the spark arrestor or any other features associated with a non-masonry fire place construction. Standard 3.14:Gates,Walls,and Fences a. General:Gates,fence walls,and fences are aspects of the construction most often 37 Res 18-08 Page 37 of 58 neglected in terms of their enduring quality and have significant influence on the visual quality of a community over time.Therefore, Westlake sets forth standards which are meant to improve the enduring quality of gates,walls,and fences within the town. b. Relationship to the lot: Fences are discouraged in the yard space shown below (see diagram below)of any lot smaller than 30,000 sf.when it is part of a development of similarly sized (or smaller) lots. Larger lots or lots not part of a development of similar size lots, may have entry gates in the front yard space and masonry or wrought iron walls extending from that gate. However,wood fences in the yard of any residence are discouraged unless the property is an agricultural landscape and the wood fence is an agricultural form. s' c. Fence Materials: Residential fences may be any of the following: i. Masonry ii. Wrought Iron with masonry corner columns iii. Masonry corner columns and a masonry knee-wall supporting a wood or wrought iron infill. iv. 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 38 Res 18-08 Page 38 of 58 the lot, if only 1 face is finished.Wood face members of the fence should be a minimum of%inches thick. v. 5 strand barbed wire or welded tubular agricultural fences,where the property is greater than 30,000 sf., not located in a development where such a fence presents a contrast other fences of the development, and hosts an agricultural use or the fence is part of an agricultural theme is allowed. d. Gate Materials:Gates in residential fences may be any of the following: i. Wood with frame members measuring a minimum of 1.5 inches thick and infill planks measuring a minimum of 1.5 inches thick. ii. Wrought Iron with the frame measuring a minimum of 1.5 inches square with pickets of at least 3/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 3/32nd 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. e. Corners and expression of support structure:All property corners of a property line fence should be supported by a column that is at least 8 in.square. For wood fences that are not visible to the street,the decorative corner post may be wood. In all other applications,the decorative corner post should be masonry. f. Discouraged materials and wall types: The following fence materials and wall types are discouraged: i. Thin wall construction ii. Cast or embossed concrete walls iii. Picket materials less than%inches thick iv. Iron fences with mechanical connection assemblies v. Prefabricated decorative elements that are designed to slip over stock tubular steel shapes. vi. Plastic or Vinyl fence components or systems Standard 3.15: Entries a. General: In residential design,the entry function is the focus of architectural emphasis. Perpetuation of this importance into the future residential development of Westlake, is a feature of enduring quality that assures Westlake's place relative to its own history. Therefore the entries are an important component of enduring quality in Westlake. b. Materials:All entry doors should be solid wood or steel. However,pressed steel doors which are manufactured to look like wood doors are discouraged in single family or single family attached buildings. c. Articulation:The architectural form which embodies the entry should be: (A) the dominant roof mass;or(B)engaged by the dominant roof mass. 39 Res 18-08 Page 39 of 58 x dre �ftJrr�IFarm which am��, ¢ S�+a Ii iaa i c6r inn and 11r ct,v,nq"as4c-4 off' �¢rafl n• INI fl, tsrrn Standard 3.15:Garage Doors a. General:Garage doors are an important investment in enduring quality,as the utilitarian purpose of the garage is often used as an opportunity to introduce less enduring door types and/or materials.Therefore,garage doors are viewed an aspect of enduring quality. b. Styling:When garage doors are facing a street,double width doors (greater than 9 ft.) are discouraged and paired single doors are permitted.Therefore,where garage doors face a street,garage doors should not exceed a width of 9 feet.All garage doors should have masonry,stone or stucco over the header of garage door up to the soffit. Cornice details should continue uninterrupted over the garage door. All garage doors visible to the street should be recessed a minimum of 12 inches. Adjacent doors in the same building plane should be separated by at least 12 inches of building veneer. c. Materials:All garage doors should be solid wood on a metal door frame. Standard 3.17: Exterior light fixtures a. General:The means and method of lighting is an enduring feature of quality for Westlake. Proper lighting is a designed effect which is as important to the architectural quality of the Town as the buildings themselves. 40 Res 18-08 Page 40 of 68 b. Types Lighting: Pole-mounted lighting or building mounted high intensity lighting, or foundation mounted up-lighting is discouraged on any lot smaller than 1 acre.Or any lot in a development of lots as the continuity of light treatment is an important feature of the broader visual character. Landscape lighting is encouraged. c. Size: Exterior wall or plinth mounted light fixtures should be at least 12 inches tall, exclusive of decorative finials or brackets. d. Light:The light source(regardless of type) should emit a soft or warm white light (2700 degrees Kelvin or higher) e. Materials: Exterior wall mounted or plinth mounted lights should be crafted of metal with soldered or welded connections. Cast aluminum or cast iron light fixtures are discouraged. Standard 3.18:Street visible Wrought Iron a. General:Wrought Iran is ane of the few areas in the elevation of a residence where qualities of craftsmanship can be displayed. Because craftsmanship is an important aspect of enduring quality,wrought iron railings,fences,gates,and/or other wrought iron elements are also an important aspect of enduring quality. b. Dimensions: Minimum dimensions for wrought iron are: c. Frames and other structural support of the pickets should not be less than 1.5 inches in either width measurement or 1.5 inches in diameter if round. d. Pickets should not be less than% inch in width or diameter. e. Panels should be made of metal plate material with a minimum thickness of 3/16 inch. f. The wall thickness of any tubular steel should not be less than 3/32 inches. g. Visual treatments and decorative elements: Decorative elements (such as finials, rings, etc.)should be made of solid stock and welded to the pickets or frame as per the design or wrought from solid stock material as party of the iron crafting process. Attachment of pickets to frame and all other components of the wrought iron construction should be welded, mechanical connections are discouraged. Section 4: Non-residential Construction Quality Standards This Section sets forth the desired standards that should be implemented when designing a non- residential structure in Westlake. These standards are intended to: ■ Establish a recognizable enduring quality of Westlake's non-residential building stock. • Maintain and perpetuate the distinctiveness of Westlake that derives from existing and exemplary Westlake projects such as Deloitte and Solana. ■ Promote new development that has: ❑ Dimensional relief o High craftsmanship and workmanship ❑ Quality materials and construction methods The design of each non-residential structure in Westlake should demonstrate conformance to the standards specified below at time of review. "As equal"substitutions amy be offered or proposed. More specifically,the standards applicable to non-residential are: 41 Res 18-08 Page 41 of 58 Standard 4.1:Site-work and Site Design a. General: Site-work includes all aspects of site preparation that are related to the creation of a building site within a platted lot, parcel,or tract of land. It is the intent of these standards to create more distinctive non-residential fabric that avoids characteristics common to commercial strip development or speculative office projects. b. Relationship to adjacent developments:Although most non-residential projects are contained within projects specific to a particular lot,tract or parcel;Westlake seeks to avoid the segmentation of its non-residential fabric commonly associated with project autonomy by promoting project interconnectivity. Key features of interconnectivity include: i. Vehicular Connectivity: Where an adjacent property provides circulation stub- outs, such stub-outs should be extended to and connected with the vehicular movement patterns of the subject site. ii. Pedestrian Connectivity: Where an adjacent property provides Trail and Pedestrian-way stub-outs,such stub-outs should be extended to and connected with the vehicular movement patterns of the subject site. iii. Landscape Connectivity: Where an adjacent property provides open space or streetscaping along a major arterial required by the Westlake 2015 Comprehensive plan,such open space or streetscaping should be extended to and connected with the open space and streetscaping patterns of the subject site. iv. Natural Feature Connectivity: Where an adjacent property preserves a plant community, landmark landform,or other natural feature that extends into the subject property such natural preservation should be extended to and connected with a reserved continuation of the plant community or natural feature into the subject site. 42 Res 18-08 Page 42 of 58 11I- rr • ���TidF� �onf1�C.��Vi�'}' 1 #"ro1 rr"r¢, I _ • f yy ' 1 a. Site Condition during construction: Every Iot, parcel, or tract which is the site of non- residential construction should maintain the site in the following condition from the start of site-work to the completion of building construction thereon: i. Containment of all construction debris in locations generally screened from public view by a built or natural screen. ii. Removal of all excavated material within 45 calendar days of the excavation work unless the excavated material is being stockpiled for reuse on the subject site. In which case, excavated material should be stored in a location on the site most concealed from public view. If the building plate configuration prohibits such location,then the Town Building Official may consider and approve an alternate site location. 40 Res 18-08 Page 43 of 58 iii. Removal of all plant material and biomass within 2 days from any grubbing, tree removal,tree pruning,shredding, and/or other trimming/selective cutting activity. iv. No more than 1 temporary builder/developer sign per major street frontage. v. No more 1 premise. vi. Location of any temporary sanitary facilities at a place within the site that is not visible to the street. If street visibility is unavoidable,then the temporary sanitary facility should be screened with an earthen berm,temporary landscape screen, or a decorative wood screen. Location of any temporary sanitary facility so it is visible to the street should require approval of the location and the method of screening by the Town Building Official.The building and site-work contractor should keep a set of permitted construction plans on-site so they may be viewed by a Town official when deemed necessary by that Town Official. The on-site construction set should also show any change orders or"as built" conditions which are different than the permitted drawing set. b. Drainage:All drainage swales and/or drainage ways should be designed and constructed so as to create natural looking ground conditions.Therefore,artificial appearing side slopes, detention/pool geometries, and/or visible flow lines that are overly angular or straight, retention/detention facilities that are square/angular/or any regular geometric shape should be avoided. Standard 4.2: Integration of water a. General:The commercial areas of Westlake (such as the Regional Commercial District or the Community Commercial 1 District)are currently located toward State Highway 114, in places where the lower elevations of Westlake exist. Such areas also become the general repository of Drainage flows as such flow makes its way to lake Grapevine. These areas possess a greater potential to integrate water with site design so that a more organic relationship between development and water exists. Therefore, site work in Westlake should accommodate natural flows in natural or natural like conditions that have influence on the form of development. Standard 4.3: Parking during development phase: a. General: Due to the higher parking demand rate associated with non-residential construction, construction parking is often a problem unless it is coordinated by a parking management plan which prevents random parking at tree lines,within drip lines,and amidst native vegetation,etc.which normally exists at the edge of the construction zone. Therefore, non-residential site work in Westlake should require determination of designated parking areas which avoid tree drip lines,edges of wooded 40 Res 18-08 Page 44 of 58 areas,and patches of native vegetation so that the native fabric is not further displaced beyond the construction zone by random parking. Standard 4.4:Tree protection during construction and development: a. General: Tree protection: All trees remaining on a lot, parcel, or tract and exposed to the building activity or within 30 feet of the building site (hereinafter regulated trees) should be protected as follows: i. Tree fencing: Regulated/protected tree trunks should be protected with a visible "tree fence" at least 48 in.tall and protecting the tree and ground around the tree to a minimum 10 ft.distance from the trunk of the tree. ii. Tree marking:All Regulated/protected Trees should be marked with a sign stating"Protected Tree". iii. Ground compaction avoidance: Measures should be taken to minimize ground compaction within the dripline of Regulated/protected Trees as follows: 1. Prohibiting parking under the drip line of a Regulated Tree 2. Routing construction and equipment traffic so as to avoid the drip line of a Regulated/protected Tree 3. Prohibiting the storage of any material,equipment, debris,or excavated material within the drip of any Regulated/protected Tree 4. Avoiding,where possible,any grading within the drip line of a Regulated/protected Tree. Grading within the ground protected by a Tree Fence is discouraged. iv. Maintenance of normal hydration: Measures should be taken to maintain normal hydration for any Regulated/protected Tree by: 5. Preventing the accumulation of storm water runoff within the ground plane area of any Tree Fence. 6. Avoiding increased levels of hydration from temporary irrigation system. 7. Restoring hydration where the source of hydration has been disrupted by the construction activity. v. Preserve Tree Communities:A non-residential development plan or design should make every reasonable effort to preserve, protect,and rehabilitate indigenous plant communities. Standard 4.5:Grading: a. General: Grading for non-residential construction and/or the creation of a building site should: i. Avoid steep grades:Westlake is distinguished by its dramatic and varied topography. Further, it is the intent of Westlake to preserve the 40 Res 18-08 Page 45 of 58 distinctiveness of this ground plane as much as is reasonably possible.To that end, non-residential site work in Westlake should: 1. Submit a grading plan for Town approval that identifies the existing topography and proposed topography after grading as well as any proposed grade retaining structures. 2. Any proposed grading which engages a natural slope of 18%or greater should acquire Town approval. 3. To the extent reasonably possible,Westlake encourages that grade changes across a site be accommodated with architectural solutions that are integral to the primary development and not with independent retaining structures meant to create lot pads where vertical development occurs independent of natural grade. ii. Take place within the"Building Area": Any construction grading within a lot, parcel,or tract should be limited to the Building Area identified on the permitted grading plan page of the permit drawing set. Delineation of the Building Area should also identify where grading equipment should be stored, if stored on site. The building Area delineation should also identify where excavated material will be stored, if such material is to be stored on-site. iii. Conform to the standards for tree protection:All grading should confirm to the standards for tree protection specified above. Tree preservation zones should be delineated with a tree protection fence prior to the start of grading. Standard 4.6:Screening: a. Westlake seeks to create a view of development both in-process and completed that is not cluttered by the presence of storage,temporary facilities,or utility services. Therefore,every reasonable effort should be made to screen such aspects of the site work as follows: i. Storage:Storage of excavated material,construction debris,and construction materials should be accommodated in an orderly way so that standing storage areas which remain on-site for more than 10 days are effectively screened from street view by: 1. Temporary earthen berm 2. Wood fence 3. Natural/native landscape Each building site is encouraged to designate a storage area that will serve the project. ii. Temporary Facilities:Temporary facilities such as construction trailers and sanitary 40 Res 18-08 Page 46 of 58 facilities should be located as follows: 1. Construction Trailers may be located in convenient and accessible locations fronting a street provided that such trailers are in good condition,with visibly designated parking, provide foundation screening, and have a porch and stair entry with entry door cover.Construction trailers not having these features should be located toward the rear of the property in less visible locations. 2. Sanitary Facilities should be located toward the rear of the construction site in places less visible to the street. Sanitary facilities should be grouped and not spread out. Facility groups should be screened with a 5ft. privacy fence that provides concealment but still allows access by service vehicles. iii. Utility and trash Services for the vertical development:Typically, non-residential construction requires large electric transformers which are typically located in proximity to electric ROW's along major arterials. Where such transformer facilities are necessary to serve development or where trash facilities are necessary to serve development,they should be screened in one or a combination of the following ways: 1. Landscape Screen. Electricity Transformers may be screened with native grasses attaining a height of 4 ft. in combination with native trees and shrub materials planted in natural drifted forms or other forms that are part of a Master Landscape Plan, 2. Built Screen: Both Electricity Transformers and Trash facilities may be screened with a masonry screen that is an extension of on-site retaining walls, decorative walls,or other screening walls 3. Architectural Screen: Both Electricity Transformers and Trash facilities may be screened with an architectural feature that is an extension of the development architecture or an accessory structure with visual qualities of the development architecture, iv. Loading: Loading areas for non-residential development generally require sufficient maneuvering area for larger service vehicles. Therefore,loading facilities should be sufficiently screened or more integral with the development architecture,thereby making such facilities less apparent. Loading facilities in non-residential construction should be either: i. Screened:All loading facilities meant to accommodate trucks with 3 axles or more should be so located that such facilities do not front a public street. In addition,street views of such facilities should be screened with one of the following: 1. A landscape screen comprised of evergreen screening trees and shrubs that effectively screens at least 70%of the facilities street visibility (excluding and driveways). 2. A built masonry screen that is at least 8 ft. and is an extension of the architectural plane of the primary building. ii. Architecturally Integrated: Loading facilities may be architecturally screened, meaning that the loading bays and drives are components of: 3. A parking structure 4. A building extension which encases the loading facility 40 Res 18-08 Page 47 of 58 5. A lower floor covered by an upper floor that is supported so that the loading facility is subordinated to the upper floor. nd� rc '� L4eoX10 48 Lcac�;n f�=70 lar��a �r��n t�lvl 1 �g`min Wr�- �e4n wati tip Arne, materia[ as domina4 m*l cp' ' dr(e}fG_G�7rd ' Cmaq Wall i5 z ��[�fI 00 ofd hLiw 1 a W�Xracpc�61-.. vii Building mechanical Services: Mechanical services mounted to any building should be screen from street view by an architecturally integrated and detailed, physical screen. Standard 4.7:Walls a. General:Walls express the mass of the structure and convey its sense of permanence. Where there is greater relief in the wall,there is a greater sense of mass conveyed through the deeper inset of void areas and the consequent shadow.This conveyance of mass is most dramatically seen in the Legoretta's design of Solana. Westlake views the sense of greater mass as characteristic of the Town and indicative of enduring quality. Therefore,the walls of non-residential construction in Westlake should demonstrate the following features: b. Wall systems: Generally,veneer walls over frame construction are discouraged in non- residential development unless the frame adds dimension to the wall to replicate the 40 Res 18-08 Page 48 of 58 relief of a load-bearing masonry construction. Whether a modified frame or a load bearing masonry wall the offset between the exterior wall plane and the surface of any window or door should be a minimum of_8 inches. Where masonry spandrel systems are employed for taller buildings,such systems should provide the same relief. r__AaChia,- e5"ft';n ��cca ouar�Nmez I I � I i I I I I I I I i I s rI �"rn:n �ianL Lf' �bGk "Of1¢ C"tr' �T . nr+n HI 40 Res 18-08 Page 49 of 58 c. Wall finishes:All non-residential construction in Westlake should be a predominantly masonry finish. The percent of masonry on the exterior of any non-residential building, excluding the areas of fenestration,should be as follows: L 1 story: 100% masonry ii. 2-3 story should be no less than 50%masonry iii. 3-5 story should be no less than 50%masonry iv. Over 5 story to be approved by the Town Where the masonry system or technology used requires control joints or expansion joints,such joints should be concealed as follows: L Hidden by a finish detail that covers the joint ii. Concealed with an architectural detail (such as the inside corner of intersecting forms or pilaster or the line of a projected belt course or sill course, etc.) d. Accepted masonry:The accepted Masonry materials include: L Brick that is laid in running bond or other structural stone bond patterns (e.g. Flemish bond) and brick spandrel panel systems that use full dimension brick and has the appearance of structural bond application. ii. Natural Stone that is coursed in a load bearing patterns(Mosaic patterns are discouraged unless specifically approved by the Town). iii. Smooth face Stone or cut stone that is coursed or attached with stone veneer systems which use true stone cut for such applications. iv. Unit Concrete Masonry that is rough face or split face v. Stucco that is applied to a unit masonry substrate. When not applied to a unit masonry substrate,the stucco application may be considered an accent material and is permitted to be used as a non-masonry material to the percentage of total wall specified above. e. Accepted non-masonry materials: Non-masonry materials may be used in combination with masonry as specified in "c"above.Accepted non-masonry materials include: i. Stucco over a substrate other than unit masonry ii. Commercial metal panel systems or steel plate with a minimum% in.thickness (including Corten) iii. Special glass or other fabricated panel of a fired material that is an intrinsic aspect of the architecture and approved by the Town. f. Horizontal relationships within the wall: Unless there is a specific compositional intent to an arrangement of openings within the wall plane,such openings should generally align horizontally and vertically. However,the use of ribbon glass is discouraged. g. 100%glass structures: In accordance with item "c" above, non-residential buildings sheathed in glass or glass systems are discouraged unless approved by the Town. Standard 4.8: Openings a. General: Openings in the architectural wall plane and the treatment thereof is important to Westlake as an enduring aspect of both quality and identity. Legoretta's 51 Res 18-08 Page 50 of 58 deep set piercings (for openings)of the massive wall planes of Solana illustrate that the sculptural qualities of this design are,to a significant extent,visually conveyed by the articulation of openings.Similarly,the horizontally and vertically aligned placement of openings in the Deloitte elevation allows material changes in the wall plane separating windows to create graphic patterns.Westlake views the innovative and articulate treatment of openings to be a significant aspect of enduring identity and building quality for the Town. b. Glazing and glazing systems: Reflective glass is discouraged. Glazing systems may be used only if the final installation has the visual qualities of a window. Buildings exteriors that are comprised of glazing and a glazing system are discouraged unless special approval,of such use of glass, is authorized by the Town in recognition of architectural excellence. c. Off set at the wall: It is the intent that openings be deeply set into the mass of the wall. Therefore, an 8-in. offset is recommended between the plane of the opening and the plane of the wall. d. Articulation: Non-residential buildings in Westlake will express window openings as voids in a contiguous wall plane.Therefore, ribbon glass and totally glass buildings are discouraged unless special approval of such use of glass is authorized by the Town Council. The relationship of void to solid should not be greater than 50%void meaning that the area of void cannot amount to more than 50%of the solid wall area unless special approval, of a greater ratio, is authorized by the Town Council . However,areas of solid glazing are permitted, provided that they: i. Are associated with,and limited to,an articulated sub-mass of the building design. ii. Are limited to an area beneath a projecting roof that defines the area of glass apart from the rest of the wall iii. Where transparency of the ground floor is a key feature in the"ground level" interaction as described below. �► ;r ma -1 II II 'rima �7'j�Idin �a Urt#r OJt+�1a -<rT 17 1 0 jVMAM �7oi1J= b"Mara U04-1. sm�•} VPW = S-1-1 rangy \1J-6e.U= 5a/at,IJ 52 Res 18-08 Page 51 of 58 Standard 4.9:The Ground level a. General: The relationship between the ground plane and a non-residential structure is key to the structure's participation in the aspect of Westlake common to all development. The Town desires that a building's interaction with the ground is one that participates in human activity(where such activity is prevalent)or responsive to natural setting. Therefore,the ground floor of any non-residential structure is an enduring aspect of building quality in Westlake. b. Pedestrian accommodations:The visual message of any non-residential structure,as it interacts with pedestrian use of the ground plane is"come-in" instead of"stay out". To have such an inviting message,the portions of the structure interacting with the ground plane should embody such feature as: i. More transparent ii. Barrier free iii. Highly amenitized for the comfort and pleasure of pedestrians iv. Create favorable micro-climate conditions v. Externally express internal building activities. c. Natural accommodations:The visual message of any non-residential structure that located in a special relationship with a natural feature should embody such features as: i. Allow a blending if interior and exterior that is not defined by the building wall ii. Allow the pedestrian to stand in a special relationship to a natural feature or natural system such as a pedestrian overlook at a lake edge. iii. Limit all intrusions into the natural feature or system to the architectural plane of the structure. Creation of a building pad apart from the walls of the structure is discouraged where such pad encroached on special natural features or systems. Standard 4.10:The roof a. General: For the most part,Westlake non-residential design employs a pitched roof form with a few exceptions. Westlake seeks to maintain a general continuity throughout its non-residential fabric while encouraging the innovative use of roof forms as a major architectural feature. Therefore,the roof as an architectural feature is an important design element that sets Westlake apart from other cities and Townships in the Highway 114 corridor. d. Roof farms: Permitted roof forms are either: i. Gable form ii. Hip form iii. Barrel form iv. Shed form v. Flat It is essential that the roof design is simple with clean and uninterrupted ridge lines and that 53 Res 18-08 Page 52 of 58 multiple roof forms are not intermingled unless differing forms are used on subordinate architectural features as part of a complete composition concept. Therefore,while gable and hip forms can be combined,the combination of other roof forms is generally discouraged except where specific architectural purpose is served.A flat roof may be combined with any roof form. Roof forms other than those listed above are discouraged unless specifically approved by the Town. e. Roof materials: Non-residential roofs should employ only quality roof materials. Approved roof materials include: i. Metal Roof: Including commercial metal systems that create uniform seams that run parallel to the rake or perpendicular with the rake. However, such commercial systems should have closure details and closure fabricated trim that is low profile. Where a commercial system is employed,the roof form should be simple so that the mechanics of the system are not consistently compromised to accommodate unusual roof intersections, crickets, complex valleys,short hips. ii. Tile: Where the relief of the tile(if a cementitious product) is consistent with the relief normally associated with a clay tile product. Where a barrel tile is used,the architecture of the structure should be appropriate for the employment of such a style specific roof material. iii. Slate: Includes a natural slate and manufactured slate that provides the appearance of a natural slate. Man-made slate products should be guaranteed against fading. Hips should be mitered. iv. Built-up or membrane roofs: Acceptable for flat roof applications when installed in accordance with the manufacturer's specification and qualifies for a warranty and where a flat roof is concealed behind a minimum 10 in. parapet. Composition roof products are discouraged in non-residential applications. f. Legibility: In non-residential applications, it is essential that the roof have a clear and legible composition. Therefore,a roof should be associated with a clear architectural mass from which it derives its form. g. Skyline relationship: It is anticipated that Westlake,at some point in its build out will have a "skyline". Skyline can be defined as the collective image of taller buildings as they are viewed above other buildings and against the sky. For some cities,the skyline is an iconic expression of place. Therefore,taller buildings are called upon to establish a meaningful contribution of Westlake as follows: i. Buildings taller than elevation 700: Buildings in Westlake that are located within the Regional Commercial Districts,or those Community Commercial Districts fronting Highway 114 and have a height exceeding 700 feet above sea 54 Res 18-08 Page 53 of 58 level are considered "skyline contributing buildings" and are subject to the following design considerations. ii. Vertical gesturing components rather than horizontal: Skyline contributing buildings should have a vertical gesturing component as follows: 1. Buildings that are more horizontal than vertical: Such buildings should have a significant form component which is vertically gesturing, meaning that the significant form is more vertical than horizontal. to addition,the vertical completion of the form should present a "capping" form or complexity. 2. Buildings that are more vertical than horizontal:Such buildings should present a "capping" form or other complexity contributes to the skyline. Ho iii.Complexity of profile: In the aggregate, the buildings which A. contribute to the skyline of Westlake should present a varied profile against the sky. A S a Standard 4.11. Parking: a. General:The generally greater parking demand of non-residential development produces large expanses of parking apron that tend to isolate the development structure within a zone of parking, thereby detaching the primary structure from a desired relationship with the landscape. To avoid the visual dominance of parking areas that isolate buildings, non-residential parking in Westlake should meet the following standards in addition to any parking landscape requirements contained in the Westlake Code of Ordinances or an individual PQ Ordinance. b. Form and expanse:Where surface parking areas engage natural water or land features, the parking geometries should avoid straight lines and introduce curvilinear parking edges that are more associated with the natural landscape they engage. In addition, surface parking areas should avoid large single expanses where any single expanse of 55 Res 18-08 Page 54 of 56 uninterrupted parking apron exceeds 10%of the land area, exclusive of the building footprint. c. Relationship to street: Surface parking areas should avoid creating edges that parallel street pavement and abut the street parkway with a curvilinear edge. d. Ruralization or urbanization of the parking facility:There are 4 Character Districts ascribed to Westlake in the 2015 Comprehensive Plan which describe settings that are more urban (e.g.The Regional Commercial District)and settings that are more rural (e.g. Community Commercial 3 District). In each of these settings,when surface parking is associated with non-residential development,the parking itself is a significant component of the visible landscape and should embody features consistent with the nature of the Land Use Character District in which such surface parking is located. Therefore,surface parking related to non-residential development in Westlake should embody qualities of layout and landscaping that contribute to implementation of the Land Use Character District in which such surface parking is located and include the following: iv. Layout:Surface Parking areas located in Regional Commercial and Community Commercial 1 Districts should compliment the more urban character of such districts by maintaining regular geometries in layout and parallel arrangement of parking rows. However,in more pastoral areas(e.g. Community Commercial 2 and 3 Districts and certain Town Community Districts in closer proximity to Dove Road)should employ a curvilinear layout wherein the undulating rows open up areas of landscaping which further breakdown the normal expanse of parking. v. Landscaping:The dominance of landscaping becomes more important as the surface parking areas are located in more pastoral Land Use Character Districts. Therefore,surface parking areas located in Community Commercial 2 and 3 Districts and certain Town Community Districts located in close proximity to Dove Road should provide landscape areas within the parking layout that permit the drifted clustering of native trees. These landscape areas, in aggregate,for and single parking layout should permit at least 1,3.5 in caliper tree(measured 12 in. above the root flair)for every 10 parking spaces and comprise a planting space no smaller than 20%of the total surface parking lot. 41 Res 18-08 Page 55 of 58 6� a j C T 42 Res 18-08 Page 56 of 58 Section 5: Landscaping Standard 5.2:Design a. General: Landscape design is essential to establishing the relationship of building to land that manifest the importance of Westlake's place within its indigenous landscape and its special features. From the time a landscape design is installed and through its maturity,that design continues to reflect, in ever more powerful ways,the extent to which the natural form of Westlake influences and shapes its built form.Therefore, landscape Design is an essential aspect of enduring quality. The Town of Westlake determines that the following are important considerations that any landscape design for residential developments and non-residential sites should embody. i. Extension of and integration with the indigenous natural fabric:When a development and/or a non-residential construction displaces a significant amount of natural mosaic, it is essential that the Landscape design which infills the disturbed area re-knits the disturbed natural fabric together. To the extent reasonable when accommodating the new construction, re-knitting the natural mosaic may be accomplished by replacement of disturbed vegetative communities, use of an indigenous plant palette, preservation of (and continuation of) natural water courses, preservation of(as well as restoration of) steep slopes over 20%,and preservation of land mark landforms. ii. Natural farms over ornamental:When detention and/or retention facilities are installed, natural water courses are reconfigured, Na or flood plain is reclaimed, the configuration of such I � facilities,flow-ways, modified flood plain, creating wetlands, or creating earthen berms should be executed in forms and configurations J. that are natural and organic. Therefore, regular i geometries, uniformly i parallel containment, and other orthogonal i articulations of the land I when accommodating i water and/or creating land forms are discouraged. 43 Res 18-08 Page 57 of 58 iii. Rural and urban treatments:The great magnitude of entitlement square footage permitted by the existing zoning of Westlake, means that portions of the Town will be more Urban while other portions will remain rural. Each of these settings justifies an appropriate landscape design response. In the more rural portions of the Town (pastoral District,Community Commercial 2 and 3 Districts,and Town Districts exclusive of the Town Corey landscape design for residential development and non- residential projects, bed and plant massing geometries should be more organic, plant groups more drifted,greater bio-diversity with a dominance of native materials. In the more urban portions of the Town (The Regional Commercial District,the Community Commercial 1 District, and the Town Core District)more formally arranged landscape design with more species dominant installations are permitted. iv. Tree preservation and native plant community preservation:See tree preservation ordinance and the tree preservation component of the Site Work Standard in both the residential and non-residential portions of this document. Standard 5.2: Residential landscaping: a. General:The above specified landscape standards for residential use apply to the Residential Development as well as those specified below as applicable b. Foundation Planting: Landscape Design for a residential lot should be appropriate to the architecture of the home. Where foundation landscaping is used, it should be "layered"along any street facing elevation. Layered means that the foundation landscape edge should be comprised of at least 3 layers.one upper layer of medium evergreen shrub approximately 30-36 in. high and 2 layers of shorter shrubs, or 1 shrub and an ornamental grass, planted in beds having a minimum width of 72 inches. Upper layer shrubs should be 5-gallon container plants planted 30 in. on center,triangular spacing. Lower layer shrubs should be a minimum 3-gallon container plants, planted at 24 in.on center,triangular spacing. c. Floating Beds: Free floating beds in front yard lawn areas of lots that are 30,000 sf. or less are discouraged. Standard 5.3: Non-residential landscaping: a. General: Non-residential landscaping should be approved on a case-by-case basis. However, non- residential landscaping along any of the Town's arterials should extend the"borrowed" streetscape established by other non-residential development along that arterial. Borrowed streetscape is that portion of the site landscaping that extends from the ROW to a point 20 feet into the property, 44 Res 18-08 Page 58 of 58 Building Quality Manual Town of Westlake, Texas T H E T 0 W N O F WESTLAKE DISTINCTIVE BY DESIGN May,, 2019 Adopted on May 20, 2019 by Resolution Westlake Building Quality Manual Standards and Guidelines for quality and endurance in the Design and Construction of Westlake's Built Fabric JOHN R USKIN: When we build, let us think we build forever. Let it not be for present delight nor for present use alone. Let it be such work as our descendants will thank us for; and let us think, as we lay stone on stone, that a time is to come when those stones will be held sacred because our hands have touched them, and that men will say, as they look upon the labor and see the wrought substance of them, "SEE THIS OUR FATHER DID FOR US. " MESA-Planning May, 2019 Page 2 119 Section 1 - Westlake Building Quality Manual INTRODUCTION This manual is intended to provide measurable benchmarks that clearly present the Town of Westlake's expectations for the design, materials, and workmanship of both residential and non-residential construction. This Building Quality Manual is separate from applicable Building Codes, that address matters more directly related to life safety and is also separate from other existing building and development ordinances of the Town.Therefore,this manual is meant to supplement these other building and development codes and clearly present the Town's view of acceptable building quality. Building Quality is defined to mean the integrity of design as well as the endurance of what is constructed and the expression of those visual qualities of construction that are consistent with higher value. Therefore, these standards define a minimum quality of construction that will be sought by the Town. However,these standards are not meant to limit, in any way, a contractor's employment of higher quality standards or an architect's creativity and ingenuity in design. More specifically this Building Quality Manual is meant to: • Maintain the quality and continuity of the visual environment of the Town, protect the general welfare, and ensure that the Town's property value, appearance, character, and economic well- being are preserved through minimum design and building quality standards. • Encourage creativity, imagination, innovation, variety in architectural design and building composition by challenging the design component of any project to greater compositional intent. • Preserve the unique heritage, history, and architectural character that evolves over time and reflects the aggregate identity of Westlake within the highway 114 corridor. • Reinforce and support the integration of design and development with the natural systems of Westlake's environment as well as with the pedestrian and vehicular movement of its citizens. • Promote harmony in the physical relationship between the otherwise autonomous projects that constitute the built fabric of the Town. Thus, this is a continually evolving document and may be expanded and/or amended as new issues are realized and deliberated. This document is divided into 5 sections as described below which collectively address matters from design to construction. The sections are: Section 1:Site Planning Standards This Section addresses approaches to, and considerations regarding the design and planning of developments within Westlake.This Section addresses the internalization of natural systems and recognition of natural features as well as accommodation of pedestrian movement, connection with the "Town". Section 2:Architectural Design Standards This Section addresses the general approach to composition, form, detailing, articulation, style, and other aspects to be considered in the design of buildings for Westlake, and addresses the internalization of natural systems and recognition of natural features. Page 3 119 Section 1 - Westlake Building Quality Manual Section 3:Site Treatments during construction and Accommodation of Site Facilities/Services This Section addresses treatment of the site during construction, tree protection, grading, screening, utility services and loading facilities, as well as construction related parking. Section 4:Single-Family Residential Construction Quality Standards This Section addresses building materials, techniques, features and workmanship related to single-family residential construction. Section 5: Non-Single-Family Construction Quality Standards This Section addresses building materials,techniques,features, and workmanship related to non- single-family construction. Section 6: Standards for protecting, restoring, and/or remembering the Indigenous Natural fabric in Landscape Design This Section address basic aspects of landscape that moves landscaping toward more naturalistic forms and more indigenous plan materials and away from ornamentation generally. Page 4 1 19 Section 1 - Westlake Building Quality Manual SECTION 1: SITE PLANNING STANDARDS The following Section addresses Standards and Guidelines related to the design and planning of development within Westlake. These standards are not meant to modify or change permitted land use, coverage, density or building height. These standards speak to the arrangement of, and relationship between, features of the development permitted by current zoning or Planned Development Ordinance. Such arrangement seeks to: 1. Mitigate the tendency of site-specific development to result in a Town fabric that is fragmented by the spatial isolation of individual projects. 2. Establish a consistent relationship between development and the public domain 3. Promote the preservation of natural systems and features 4. Enhance pedestrian connectivity 5. Achieve greater vehicular connectivity 6. Vision of the 2015 Comprehensive Plan All development is required to submit a development site plan as follows: 1. All projects currently zoned as a Planned Development, any PD Concept Plan, PD Development Plan, PD Site Plan (hereinafter Development Plan) as currently required in the Zoning section of the Town's Code of Ordinances. 2. All projects currently zoned with a "categorical" zoning classification shall be required to submit a Development Site Plan (hereinafter Development Plan) prior to issuance of any permit related to development of that entitlement. All Development plans submitted in accordance with this Section shall be approved by the Town Council whose consideration of the Development Plan shall include the extent of compliance with these standards. Page 5 119 Section 1 - Westlake Building Quality Manual Standard 1.1: Relationship to and connection with the Township fabric Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must (to the extent that the scope of the plan addresses this issue) must portray the extent to which the following elements of the Town fabric are continued, or otherwise responded to,within the proposed Development Plan: • Roadways and drives: As Westlake builds-out the large amount of non-residential square footage currently entitled it becomes increasingly essential to facilitate traffic �arcal A flow. Therefore, where ° a possible(and not prevented for reasons of security) a Development Plan should seek to connect with, and extend flow between, projects; thereby providing aroute options for traffic flow. It is important that a development Plan does not interrupt flow by failing to I make extensions anticipated by an adjacent project and where that extension was a consideration in the adjacent project TIA. Therefore,coordination of routing anticipated by individual TIA's is a desired consideration of a Development Plan under consideration by the Town. • Thoroughfares: The Town Comprehensive Plan ( as amended in February of 2019 and discussed below) identifies four levels of roadway hierarchy. To the extent possible, a Development Plan that lays within the path of a Thoroughfare as planned and committed to by adjacent development or the alignment of which has been adjusted by an act of Council; shall make provision for the extension of the ROW of such Thoroughfare so that the ROW is available for such Thoroughfare when required development TIA's substantiate the Thoroughfare necessity. • Trails: Where provision has been made for trails within an adjacent development or a trail provided by the Town is ready for extension the Development Plan must consider appropriate trail routing through the proposed development so that a cohesive trail network can evolve over time. • Open Spaces: Where an adjacent development provides open space that abuts the property line of the Development Plan, or the open space of an adjacent development can be feasibly extended into the Development Plan; the Development Plan must consider the extension or expansion of the open Page 6 1 19 Section 1 - Westlake Building Quality Manual space or consider how development portrayed by the Development Plan can relate to (and further define)the open space. • Contextual characteristic: Any Development Plan formulated for a property located in a context of existing or approved development (hereinafter called context) must consider how various aspects of this context will also be manifest in the Development Plan. Key aspects of context can include: o Building to Street/roadway relationships o Streetscape themes o Connection of open cul 4� space o Continuity of water or ca water body o Preservation/ Extension i of native landscape and/or i Ik 1, - presence of native plant communities r" o Continuity of road section o Treatment of parking o Compatibility of adjacent land use • Integration of Site Functions:The Town of Westlake seeks to mitigate the effects of isolating site functions within a site plan to spatially disperse the built fabric of the Town by promoting a stronger integration of those site functions. Integration of site functions includes the following characteristics of site planning: o Allowing parking areas to be subdivided and/or configured by the presence of the primary structure. o Using the architectural envelop of the primary structure to also house site services (such as trash and utility service)when possible. o Creating usable activity space in setback zones o Softening the harsh definition of setback areas with a more complex building perimeter that connects site plazas and open spaces with setback space. • Mitigation of the tendency of site-specific development to be detached from other development:The Town of Westlake seeks to mitigate the tendency of sit-specific development to build within a site and push parking/open space to the edges of the site,thereby disconnecting the built fabric of the Town. Mitigation of this tendency can be accomplished by: o Connecting the building development of a site to the primary thoroughfares that serve it with architecture that approaches the thoroughfare and/or creation of a public space, defined by the architecture,that connects the building to the street. o Elimination of expansive parking aprons that stand between the building and street without provision of a dedicated pedestrian connection between building and street Page 7 119 Section 1 - Westlake Building Quality Manual o Integrating the thematic streetscape of the thoroughfare serving the development with the thematic design of the site by extension of street landscaping into the site landscaping, extending the use of street hardware and fixtures into the site. Standard 1.2: Implementation of the Comprehensive Plan Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must (to the extent that the scope of the plan addresses this issue) portray the extent to which the following elements of the Town Comprehensive Plan are implemented, or otherwise responded to, within the proposed Development Plan: • Traffic Management: The Comprehensive Plan (and Ordinance _) establishes threshold Levels of Service(LOS)for streets and intersections serving a Development Plan. Therefore,each Development Plan must demonstrate traffic management options that the plan will employ to minimize impact on the Thoroughfare System that serves the Development Plan and thereby preserve as much of the LOS capacity as reasonably possible. Traffic management options to be considered include but are not limited to: o Multiple "trip assignment options" o Interconnection of development flows between projects o Distribution of parking o Intersection improvements (dedicated turn, acceleration, deacceleration lanes, and access management). o Trip Reduction strategies such as ride sharing, pedestrian connection, land use proximity and connection • Land Use Character District features: The Forging Westlake 2015 Comprehensive Plan identifies 8 Land Use Character Districts which are spread across the land area of Westlake, engaging all lots, parcels, and/or tracts therein. Each land Use Character District has an associated identity derived from the intensity of development, the pattern of development, the relation of development to street, the coverage of development, and the form of development. Therefore, each Development Plan submitted to the Town for consideration must address the extent to which various aspects of the Comprehensive Plan Character Districts are considered by the Plan. • Parks and Open Space: The Forging Westlake 2015 Comprehensive Plan identifies parks and open spaces necessary to serve the recreational needs of the Town population, provide transition from the residential to non-residential components of the Town, protect the views that characterize the Westlake landscape, preserve landmark landforms and other natural features/systems, and preserve historically significant open space contexts. Therefore, each Development Plan submitted for Town consideration must consider the relationship of the Development Plan location relative to the features of the Town Parks and Open Space Plan and the extent to which any aspect of the plan that is coterminous with the Development Plan is addressed by that Development Plan. Key aspects of consideration include: o Implementation of the Parks and Open Space Plan o Compatibility with the Parks and Open Space Plan Page 8 1 19 Section 1 - Westlake Building Quality Manual o Extension of the Parks and Open Space Plan o Natural preservation initiatives consistent with the intent of the Parks and Open Space Plan • Thoroughfares:The Forging Westlake 2015 Comprehensive Plan (as amended) identifies four thoroughfare types that comprise the Thoroughfare System of Westlake. These thoroughfare types are: o Regional Arterial Roadways: Arterials that make connection between the Regional System serving Westlake from surrounding communities and the Town System of Westlake. o The Town Arterial System: Arterials that circumscribe the core areas of the Town and those land Use Character Districts that are scaled to serve as a Town core. o The Pastoral Collector System:The Collector Roadways that carry primarily residential traffic from residential communities and neighborhoods to the Town arterial System. o Rural Arterial: A visual character that describes the appearance of Davis Blvd. and the Town edge fronting t he service road of Highway 114 and Highway 170. REGIONAL ARTERIAL TOWN ARTERIAL PASTORAL COLLECTOR � - �,•L, is ... ��; �.. ., ry V�•' ._w.� ..� 1��yy'��,, 1.rki � 1 � v��vns1 eA1 .i fius V Ycq.+.0 w-tR v „11a+ .ns� Cr,awrlop wAi, q4 Mr �m7 .Jq�,w�{�cy fhy�ny�jnc Cenas>�reF 1'a.:xo�m wl w1k� �r�s r ar de rad k h s w,lE _ >2rm r - r am as RURAL ARTERIAL Each Development Plan submitted for consideration in Westlake must demonstrate the extent to which the Town's Thoroughfare Plan is being addressed within the plan design. Key aspects of consideration include: o Implementation of the Thoroughfare Plan through the extension of or provision of Thoroughfare System roadways as portrayed in the Plan or Council authorized adjustments thereto. o Compatibility with the Thoroughfare Plan o Extension of the Thoroughfare plan o Setting up development in anticipation of the Thoroughfare plan • Urban Design Structure: The Forging Westlake 2015 Comprehensive Plan identifies an Urban Design Structure for Westlake that establishes a thematic treatment of: o Thoroughfare Types Page 9 119 Section 1 - Westlake Building Quality Manual o Intersection Types o Portals o Landmarks o Trail Types and Trail intersections/Trail heads o Focalspaces Each Development Plan submitted for consideration in Westlake must demonstrate the extent to which the Town's Urban Design Structure Plan is being addressed within the plan design. Key aspects of consideration include: o Implementation of the Urban Design Structure by extending the thematic elements of the plan into the development plan. o Compatibility with the Urban Design Structure by maintaining a compatibility with its visual palette and avoiding the creation of differing thematic directions that would dissipate the visual cohesion of the Town. o Extension of the Urban Design Structure Plan in creative ways o Setting up development in anticipation of its connection with the themes and aspects of the Urban Design Plan. • Trail Plan: The Forging Westlake 2015 Comprehensive Plan identifies trail types that collectively comprise a coherent and legible trail system for the Town. Each Development Plan submitted for consideration in Westlake must demonstrate the extent to which the Town's Trail Plan is being addressed within the plan design. Key aspects of consideration include: o Implementation of the Trail Plan by extending the components of the trail plan into the development and completing the pedestrian connections that the plan seeks to make. o Compatibility with the Trail Plan by maintaining a compatibility with its connectivity intent and completing connections set up by adjacent properties and/or public ROW. o Extension of the Trail Plan in creative ways o Setting up development in anticipation of its connection with the connecting pedestrian system afforded by the Trail Plan. Standard 1.3: Natural fabric preservation Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must(to the extent that the scope of the plan addresses this issue) preserve, or mitigate the loss of,the following: • Significant Plant Communities which include: o Oak Motts containing at least 10 Post Oak or Live Oak Trees with a caliper larger than 8 in. as measured 12 in. above the ground. o Any Live Oak or Post Oak with a caliper larger than 15 in. as measured 12 in. above the ground. Page 10 119 Section 1 - Westlake Building Quality Manual o Wooded areas of mixed vegetation with a dominance of Post Oaks and/or Live Oaks that are contiguous with wooded areas extending onto a neighboring site, lot, parcel, or tract. CIA 6r,a �p[ ;naiI _ I • Mitigation of community loss includes: o Caliper replacement by planting replacement trees contiguous with the remaining portions of the vegetative community being disturbed at a rate consistent with current standards for tree mitigation specified in the Westlake Code. Replacement trees (planted at the above specified caliper replacement rate) may be planted at other locations on-site or off-site) determined by the Town as appropriate for mitigation o Cash in lieu of replacement paid to the Town for the purpose of natural fabric preservation or Public Art initiatives. A dollar amount of$ may be paid for each 1 in. Caliper disturbed in lieu of tree replacement, if approved by the Town. rage 11 1 19 Section 1 - Westlake Building Quality Manual Standard 1.4: Natural fabric restoration Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must (to the extent that the scope of the plan addresses this issue) make effort to restore natural features,natural systems,natural pattern,and/or natural mosaic lost to, augmented by, or disturbed by previous use of the land. The Development plan shall consider the natural fabric, identify loss or degradation of the natural fabric and propose restorative measures and/or designs which can restore such systems or their function. Standard 1.5: Pedestrian linkage Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must (to the extent that the scope of the plan addresses this issue)shall consider pedestrian movement adjacent to, interfacing with,or emanating from the subject lot, parcel, or tract (hereinafter the subject property) and provide design initiatives that will: • Complete pedestrian pathways coming to the subject property that can be completed within or across the subject property. • Provide connection from points of pedestrian origin within the subject to pedestrian facilities and trails serving the subject property. • Anticipate the emergence of pedestrian pathways that can be extended by future development in close proximity to the subject property and provide the opportunity for such pathway. uw on O © - C7 0El ❑ D ��k ❑ 4 Page 12 19 Section 1 - Westlake Building Quality Manual Standard 1.6: Land Use adjacencies Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must (to the extent that the scope of the plan addresses this issue) shall consider the land use adjacencies affected by development within the subject lot, parcel, or tract(hereinafter the subject property) and provide design initiatives that will: • Accomplish transition:The Development Plan must demonstrate how transition from a dissimilar and potential conflicting land to an affected land use is made. Such transitions should consider: o Building transition: Movement from higher to lesser building mass by a gradation of the building mass(permitted by zoning) in closer relationship to the affected land use so that a reduction of the undifferentiated building mass occurs. If height to set back ratios apply to this Development Plan, such ratios shall take precedence over this standard. o Intensity Transition: Redistributing permitted building density in closer relationship to the affected use so that a more harmonious adjacency results. o Activity transition: Reduction of activity intensity in closer relationship to the affected use or the creation of activities that can accommodate both uses. o Creation of meaningful buffers: The provision of open space, preservation of natural fabric, and/or the creation of water bodies that can adjoin adjacent uses. Where existing PD regulations require buffers and setbacks such PD regulations shall take precedence over this standard. o Allocation of permitted Land Use: Allocation of permitted land uses so that transition is achieved (compatible land uses at adjacency) c 11 ILL. 11 9 i��tlS !fl �11Si II fl G A p R Ta 1130ACE Page 13 19 Section 1 - Westlake Building Quality Manual • Mitigate encroachments: The development plan must demonstrate measures taken to mitigate encroachments of a subject use on an affected use. Encroachments include: o Noise o Light o Traffic • Diminish the expression of otherwise invisible lot lines: The development plan must consider methods by which lot, parcel, or tract lines can be recognized if necessary by means which do not create barrier separations between uses, projects, lots, parcels, or tracts. Standard 1.7: Utilities and their integration with the design concept Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must(to the extent that the scope of the plan addresses this issue) shall consider utilities and utility services within the subject lot, parcel, or tract (hereinafter the subject property) and provide design initiatives that will: • Conceal:Transmission lines and transmission ROW's shall be concealed from view and recognition apart from the overall site design. • Screen:Transmission facilities shall be screened when such facilities are visible from the street or public way. Landscape screens which make use of native plant material and integrate with the indigenous mosaic area preferred. General screening must conform to the Design Standard 3.6 • Internalize: To the extent possible transmission lines and facilities shall be internalized to the architecture intended for the site, lot, parcel, or tract. Standard 1.8: Preservation of natural drainage Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must(to the extent that the scope of the plan addresses this issue)consider natural drainage within the subject lot, parcel, or tract (hereinafter the subject property) and provide design initiatives that will preserve, restore, replicate natural drainage patterns where reasonably possible. Standard 1.9: Storm water management facilities Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance of the Town must(to the extent that the scope of the plan addresses this issue)shall consider Storm Water Management Facilities required to serve development within the subject lot, parcel, or tract (hereinafter the subject property) and provide design initiatives that will: • Minimize structured means of water management: Minimize the use of cross drainage structures, armored channels, concrete flow ways, and other such structured solutions to storm water management. Unless such structures are for the purpose of creating a pedestrian/urban activity at the water edge. • Maintain natural land shapes and forms in the creation of detention/ retention facilities and created drainageways (hereinafter flow management facilities): Water collection points and/or Page 14 119 Section 1 - Westlake Building Quality Manual pools created by nature have shapes that are clearly organic. Therefore, avoid straight lines, hard angles, and regular geometric shapes in the creation of flow management facilities. • Restore and extend the natural fabric: Where storm water management design creates conditions conducive to the support of plant communities of vegetative types, measures should be made to expand the natural fabric by expanding such vegetative communities. • Respect natural sub-systems that flourish within natural systems: Proper design of flow management facilities will include diverse ecological settings such as deeper water, shallow water, ephemeral flows, and greater hydration that can support natural systems associated with these conditions. Therefore, where such ecological settings are created, the attendant natural systems associated with that condition should also be created. H D 1y l � I + t � +1 1 i F� F 1 Page 15 19 Section 1 - Westlake Building Quality Manual Standards 1.10: Protection of Landmark Landforms and Landmark Plant Communities The Town of Westlake is distinguished certain land promontories (referred to as Landmark landforms in the 2015 Comprehensive Plan)that sit at the break between Westlake's"Uplands" (as defined in the 2015 Comprehensive plan) and the "Low Lands" (as defined in the 2015 Comprehensive Plan). Therefore, planning for any site development must consider the extent to which development of the site can preserved Landmark Landforms. Landform preservation is achieved through: • Creation of a Preservation Zone within the site: Establishing a preserve within the site which encompasses the landmark landform and preserves it without any modification, including any natural vegetation associated with it. • Minimization of land alteration through grading and creating building relationships that work with, rather than modify the natural grade: Creating a building design that is influenced by the landform to the extent that it subordinated to the landform's presence. • Arrangement of buildings so as to avoid alteration of the landform: Creating spaces between structures that allows all or significant portions of the landform to remain. In addition, all development planning or design should make every reasonable effort to preserve, protect, and/or rehabilitate landmark plant communities such as the distinctive cross timber tree stands that remain in Westlake. Standard 1.11: Parking: Placement and configuration: The tremendous amount of parking required to serve currently permitted land uses creates a need for structured parking facilities or aggregated surface parking areas. Therefore, the following requirements shall regulate the provision of parking facilities/areas: • Structured Parking: Parking structures visible to any of the arterial/Collector Roadways specified by the Comprehensive Plan, or the service roads of Highways 114 and 170, must screen/ conceal/transform the parking structure by one of the following means o Architectural Modification: The wall planes of the parking structure directly visible from the Arterial/ Collector/ Service Road are designed to appear as a non-parking structure building and the wall plane is made more complex with horizontal offsets,expressed from the grade to the parapet, that occur so that there is not more than 60 feet of wall plane without a horizontal offset. o Landscape Screening: The wall planes of the parking structure directly visible from the Arterial/Collector/ Service Road are screened with a combination of earthen berm and vegetation. Earth berms used for this purpose must be at least 6 feet tall,vary in height, and supporting a drifted pattern of canopy trees and evergreen trees which achieve an effective screen within 2 yrs. from planting. Drifted groupings of trees may be supplemented with understory planting that facilitates achievement of an effective screen. o Building Integration: Structured parking for any primary structure may be incorporated into the architectural skin of the primary structure as a means of concealment. Page 16 119 Section 1 - Westlake Building Quality Manual • Surface parking areas: Surface parking areas (hereinafter Aggregated Parking Areas) which have a parking capacity greater than 50 cars must mitigate the facility's presence by: o Location within the development design: Aggregated parking must be located in a place that is not visible to the primary street serving the project or located so that the parking area may be screened with built or vegetative screens. Vegetative screens may be through the use of evergreen shrubbery arranged in natural drifts and attains a plant height of 36 inches at the tie of planting. Acceptable vegetative screens may also be achieved with the use of earthen berms with a minimum height of 3 ft., having a natural landform profile, and covered with shrubbery attaining a height of 2 ft. at the time of planting, or drifted clusters of canopy and evergreen trees with understory planting or a combination of the above. G OC 04 E 8 I • Configuration: Aggregated parking areas in a "non-orthogonal" development plan designs must also have a curvilinear configuration i a � A I Page 17 19 Section 1 - Westlake Building Quality Manual • Landscape area within the parking pattern: Aggregated parking areas shall be landscaped. Ve 5 �o • Head-in parking along streets: In order to reduce the expanse of aggregated parking areas, head- in street/drive parking is encouraged on streets and drives other than Arterials and Collectors identified in the Comprehensive Plan. Standard 1.12: Relationship to Adjacent development Although most non-single-family is contained within projects specific to a particular lot, tract or parcel; Westlake seeks to avoid the segmentation of its non-single-family fabric commonly associated with project autonomy by promoting project interconnectivity. Key features of interconnectivity include: • Vehicular Connectivity: Where an adjacent property provides circulation stub-outs, such stub- outs should be extended to and connected with the vehicular movement patterns of the subject site (unless such connections present security issues for certain types of land use). • Pedestrian Connectivity: Where an adjacent property provides Trail and Pedestrian-way stub- outs,such stub-outs should be extended to and connected with the vehicular movement patterns of the subject site (unless such connections present security issues for certain types of land use). • Landscape Connectivity:Where an adjacent property provides open space or streetscaping along a major arterial required by the Westlake 2015 Comprehensive plan: o Streetscaping shall be extended to, and connect with the streetscaping patterns of the subject site. o Open Space shall be either extended in the same manner as described above or a specific plan design means of addressing is proposed for Town consideration. • Natural Fabric Connectivity: Where an adjacent property preserves a natural systems and/or plant communities or landmark landform or other natural feature(hereinafter Natural Fabric)that Page 18 119 Section 1 - Westlake Building Quality Manual extends into the subject property such natural fabric should be extended to and connected with the existing plan in such a way that natural systems and features are preserved or perpetuated. If preservation is not feasible, a proposed Development Plan shall demonstrate the measures taken to accomplish the objectives of such preservation and such measures must be approved by the Town. �Fridn CQnnac-��v��. l i �1 ' r r� Standard 1.13: Integration of natural water flows at lower elevations The commercial areas of Westlake (such as the Regional Commercial District or the Community Commercial 1 District) are located toward State Highway 114, in places where, generally, the lower elevations of Westlake exist. As a result, these areas also become the respository of drainage flows as such flow makes its way to Lake Grapevine. These areas possess a greater potential to integrate water management with site planning so that a more organic relationship between development and water exists. Therefore, site planning in Westlake shall accommodate natural water flow patterns there by preserving the natural, or replacing with natural-like, conditions created by such flows and thereby allowing natural systems to have a form-giving influence on Development Planning. Page 19 119 Section 1 - Westlake Building Quality Manual SECTION 2: ARCHITECTURAL DESIGN STANDARDS The following Section addresses Standards and Guidelines related to the design of the built fabric within Westlake. This section sets forth the desired considerations that must be taken into account during the design process and expresses the desired outcome of that process. The standards below address the scope of consideration as well as the object of consideration in the approach to building design. These standards are not meant to modify or change permitted land use, coverage, density or building height. These standards speak to the aspects to be incorporated in the design of structures permitted by current zoning or Planned Development Ordinance. Standards related to design include: 1. Continuity 2. Composition 3. Articulation 4. Stylistic Integrity 5. Relief 6. Enclosure 7. Addressing Ubiquitous building types Page 118 Section 2- Westlake Building Quality Manual Standard 2.1:Visual continuity with the Town • Context:The design of any structure within Westlake shall further the definition of the context in which the structure will reside with other associated structures and thereby further establishment of certain visual characteristics of the setting. Attributes of context continuity to be furthered through building design can include: o Materials (an example of such material context continuity is as Entrada) o Style (an example of such stylistic context continuity is Solana however this means of continuity is not applicable where the repetition of style is prohibited by approved development Architectural Guidelines, such as Granada.) o Scale (an example of scale context continuity is Fidelity) o Roof form o Complexity of building form (an example of building complexity context continuity is Schwab Campus) • Public Domain: The design of any structure within Westlake will establish and maintain a relationship to the public domain that connects the pedestrian intensive portions of a development with the larger Town context as well as maintain,as a minimum,the level of ground plane enrichment and amenity as is characteristic of the context. Such design should consider continuation of the ground plane enrichment/ amenity as a means of overcoming project segmentation of the Town fabric. Standard 2.2: Integrity of Holistic Composition • Comprehensiveness: The exterior design of any structure in Westlake must, in its totality, comprise an overall visual pattern that expresses an intentional relationship between the elements of form. • Justification: The elements of form that comprise a building design must derive from a common justification (e.g. function or composition) that transcends ornamental use of form. I"', NO FMfET--- Organization of openings relative to mass Standard 2.3:Tension, Balance,Symmetry, and other Compositional Relationships P a g e 2 8 Section 2- Westlake Building Quality Manual The visual pattern associated with the design of any structure in Westlake must allow the imposition of a compositional structure that lays across the design and touches its key elements of expression. This structure includes but is not limited to: • Regulating lines that organize the elements of the elevation in space. These connections in composition communicate the relationship of form elements intended by the architect. See Diagrams below. • Proportioning systems that establish an order of relationship. Proportion is the relationship between 2 ratios (window height to width in relation to building height to width). Proportion is often derived from natural relationships. • Hierarchies that place elements in their ascending or descending relationship...expressed from dominant to subordinate. From The Old Way of Seeing by Jonathan Hale k. � F I 1_ I P a g e 3 8 Section 2- Westlake Building Quality Manual Standard 2.4: Integrity of Styling Derived from Tradition r • Authenticity: Features of traditional style were typically derived from solutions to construction details that were ceremonially continued as style (and/or principals of style) in an effort to preserve the body of technical knowledge. Therefore, traditional 4 styling, when used, should not be reduced to simple °0 ornament but derived in a manner consistent with tradition or interpreted in a manner that fully ' recognizes that tradition and its principals. Ali ,g • Scale and Dimension: Features of traditional �i style were, of necessity, structurally appropriate in their proportion and dimension. Therefore, traditional styling must comport with the historic 6raa.k Amari proportional and dimensional characteristics of the stylistic feature. • Contemporary Variation: In more contemporary times, styles evolve/ evolved as architectural movements reflective of social/ artistic thought and advances in technology. Therefore, style reflective of such movements are welcome provided that the style is rooted in form and not simply expressed as ornamental features or limited to materials. Standard 2.5:Articulation of Closure Details Closure details (at openings, corners, roof/wall junctures, and horizontal offsets) are areas where design solutions contribute to the detailed appearance of an elevation. Therefore, the design of buildings in Westlake must consider closure details as an opportunity for crafted articulation. Standard 2.6: Facade Integrity P a g e 4 8 Section 2- Westlake Building Quality Manual The Town of Westlake seeks to promote architecture that expresses a relationship between plan and elevation. Therefore,design approaches which seek to decorate a space plan derived independent of the design in elevation is discouraged. A proper relationship of plan to elevation requires that internal functions influence and inform the form of the mass and articulation of that form in design. Where the style portrayed is characterized by aspects of form, that form should influence the internal arrangement of space.An example of this in Westlake is the Barn at the Ranch Preserve. Standard 2.7: Holistic visual treatment of structure The Town of Westlake seeks to eliminate the architectural phenomenon common to most suburban developments,wherein the street facing facade is recipient of the full investment in style articulation and the other facades are given much lesser treatment. The Town of Westlake discourages such "fagade-ism" and promotes consistent treatment of style on all elevations of a structure. This is referred to a "4-sided architecture". Standard 2.8: Integration and Expression of the Indigenous Landscape • Indigenous Mosaic:Westlake is characterized by its complex and varied landscape.Therefore,the design of any building in Westlake should make every effort to accommodate the character, profile, and natural mosaic of the indigenous landscape. Such design will avoid massive grading and seek to accommodate grade change within the architectural skin of the structure, thereby establishing a stronger relationship between the building and the ground upon which it sits. • Drainage:Where possible,the building design shall accommodate and preserve natural drainage patterns. • Retaining Grade:Where reasonable,the building design shall avoid retainage structures set apart from the architectural envelope or set apart from the extensions thereof (e.g. terraces). The intent is to avoid excessive physical expression of"land development" and/or the preparation of "lot pads" independent of the architecture. Li LO �O Standard 2.9: Protection of Unique Landforms and Plant Communities P a g e 5 8 Section 2- Westlake Building Quality Manual • Landmark Landforms:The Town of Westlake is distinguished by its land promontories (landmark landforms) that sit at the break between Westlake's upland and lowland areas. In addition, the complex ground configuration has nurtured distinctive and mature Post Oak, Live Oak, and other tree species that thrive in dense plant communities. Therefore, the design of any building in Westlake permitted to build in close association with its landmark landforms must recognize this visual association in the character of design, the form of design, and the relationship of the structure to the landform itself. Key considerations include: • Derived elements of form: The form of the design and the form of the land bear similarities. • Transparency:The skin of the building seeks to dissipate so as not to be more conspicuous than the land form • Subordination: Avoid disruption of the profile of the landform 1 • Landscape Encroachment: The design of any building in Westlake permitted to build in close association with distinctive plant communities must recognize the associations with indigenous plant communities and potential for encroachment in the character of design,form of design,and relationship of structure to the plant community itself. Key considerations include: • Tree Protection: Trees within 30 feet of the construction area shall be protected with proper barriers and avoidance of compacting root environments. • Tree Preservation:To the extent reasonable,the configuration of the design shall seek to avoid the destruction of indigenous trees of the plant community. • Tree Mitigation: Where indigenous trees of the plant community are destroyed, they shall be replaced, at 1 caliper inch for each caliper inch destroyed. Mitigation shall be within the plant community or a place designated by the Town as appropriate for mitigation. • Low Impaction construction techniques: To the extent possible, the construction techniques employed to build within a plant community shall be those that have the least impact upon the environmental conditions supporting that plant community. • Preservation of natural systems serving the plant community: Natural systems that serve the plant community shall not be destroyed, disrupted, or reconfigured in such a way as to endanger or harm the plant community. Page 618 Section 2- Westlake Building Quality Manual I 7 I Page 7 8 Section 2- Westlake Building Quality Manual Standard 2.10:Architectural Enclosure All projected stair ways, elevator shafts, cantilevered building projections, and bays must be contained within an architectural enclosure that meets the following conditions: • Enclosed within an architectural skin, and is • Either expressed within the roof massing or fully contained within a mass defined by a larger form. Projected stair ways without architectural enclosure are prohibited. i a� Ak �\�i� Ir Standard 2.11: Relief in Architecture In addition to any offset or projection requirements of this document (Section 4,Standard 4.7),the Town of Westlake seeks relief(Texture and dimensional offset) in the treatment of cornices, overhangs, gable projections, bay windows, dormers, water tables, belt courses, sills, surrounds, timber components, expressions of subordinate mass,openings, roof and wall,vertical differentiations,and/or corners. These aspects of building design shall be executed in ways that present depth and relief, produce shadow and texture. Page 818 Section 2- Westlake Building Quality Manual SECTION 3: Site Treatments during construction and accommodation of Site Facilities/Services The following Section addresses Standards and Guidelines related to the construction activity on the site, natural systems preservation during the construction period, and accommodation of site facilities/ services. Site-work includes all aspects of site preparation that are related to the creation of a building site within a platted lot, parcel or tract of land. It is the intent of these standards to create a more harmonious interrelationship between building/ construction activity and site conditions, preserve natural features, preserve indigenous vegetation, and screen visual intrusions. These standards are not meant to modify or change permitted land use, coverage, density or building height. These standards speak to the maintenance of, and protection of, site conditions during construction of structures permitted by, or related to the development of, current zoning or Planned Development Ordinance. Standards related to Site Treatments during Construction and accommodation of Site Facilities/Services include: 1. Site construction related practices 2. Natural fabric and systems protection/preservation 3. Grading 4. Screening 5. Utility services 6. Loading Page 117 Section 3- Westlake Building Quality Manual Standard 3.1:Condition during construction Every lot, parcel, or tract which is the site of a residential or non-residential construction must maintain the site in the following condition from the start of site-work to the completion of building construction thereon: • Containment of all construction debris in the side yard space so that the ground plane is clean of all visible debris. • Removal of all excavated material within 45 days of the excavation work unless the excavated material is being stockpiled for reuse on the subject site. In which case, excavated material shall be stored in a location generally out of the public view and toward the rear of the lot, parcel, or tract. If the building plate configuration or other conditions/ requirements of the construction prohibits location of such storage at the rear of the lot, the building official shall consider a proposed alternate location for approval. • Removal of all plant material and biomass within 2 days from approved any grubbing, tree removal,tree pruning, shredding, and/or other trimming activity. • Protection of all curbs where ingress or egress movement from a lot, parcel,or tracts takes place. • No more than 1 temporary builder or sale sign per streetl frontage • Display of building permit at a front yard location, within 10 ft. of the street ROW and mounted to a weather protected board or frame supported by a central stake, standing 40 inches high. • Location of any temporary sanitary facility at the rear of the lot for single family residential construction or at a place within the site that is not visible from the street for all other construction. Any temporary sanitary facility must be sited so it is plumb and free from any standing water potential. All temporary sanitary facilities shall be located on cleared and level ground. • Location of all storage at the rear of the lot. If the building plate configuration or other conditions/requirements of the construction prohibit location of such storage at the rear of the lot,the building official shall consider a proposed alternate location for approval. All storage shall be screened in accordance with Standard 3.6, below. Standard 3.2: On Site Construction Plans The building contractor shall keep a set of permitted construction plans on-site so they may be viewed by a Town official when deemed necessary by that Town official. The on-site construction set shall also show any change orders or"as built" conditions which are different than the permitted drawing show. Standard 3.3: Drainage All drainage swales and/or drainage ways shall be created so as to create natural looking ground conditions.Therefore, artificial appearing side slopes,visible flow lines that are overly angular or straight, retention/detention facilities that are square/angular/or any regular geometric shape must be avoided. Page 217 Section 3- Westlake Building Quality Manual Standard 3.4:Tree protection All trees remaining on a lot, parcel, or tract with a caliper of 3 in. or greater(as measured 12 in. above the root ball) and exposed to the building activity or within 30 feet of the building site (hereinafter protected trees) shall be protected as follows: • Tree fencing: Protected Tree trunks shall be protected with a visible "tree fence" at least 48 in. tall and protecting the tree and ground around the tree to a minimum 8 ft. distance from the trunk of the tree or the drip line, whichever is greater. G/�n �� �a(ais7�tic/ien s�ll �ias�rfrrs .m�Cna • Tree marking: All Protected Trees shall be marked with a sign stating"Protected Tree". • Ground compaction avoidance: Measures shall be taken to minimize ground compaction within the dripline of Protected Trees as follows: o Prohibiting parking under the drip line of a Protected Tree o Routing construction and equipment traffic so as to avoid the drip line of a Protected Tree o Prohibiting the storage of any material,equipment, debris,or excavated material within the drip of any Protected Tree o Avoiding, where possible, any grading within the drip line of a Protected Tree. Grading within the ground protected by a Tree Fence is prohibited. Page 317 Section 3- Westlake Building Quality Manual • Maintenance of normal hydration: Measures shall be taken to maintain normal hydration for any Protected Tree by: o Preventing the accumulation of storm water runoff within the ground plane area of any Tree Fence. o Avoiding increased levels of hydration from temporary irrigation system. o Restoring hydration where the source of hydration has been disrupted by the construction activity. o Protected Trees shall be located on the Site Plan Page of the permit document set. Standard 3.5:Grading Grading for residential and non-residential construction and/or the creation of a residential-lot pads shall: • Grading Plan: Grading for building sites and developments (not including grading within an individual single-family residential lot less than 2 ac.) shall: o Submit a grading plan for Town approval that identified the existing topography and proposed topography after grading as well as any grade retaining structures being proposed. o The limits of grading work o Any places where the existing grades on site are 15%or greater o Any Landmark Landforms and/or Landmark Plant Communities on the site. • Avoid steep grades: Grades equal to or greater than 15%are considered steep grades and should not be graded for lot pads or building sites. However, accommodation of such grades within the architectural envelope is encouraged where disturbance of such grades is necessary. • Take place within the"Building Area":Any construction grading within a lot, parcel,or tract shall be limited to the Building Area identified on the permitted site plan page of the permit drawing set. The building Area delineation shall also identify where excavated material will be stored, if such material is to be stored on-site. • Conform to the standards for tree protection:Conform to standards for tree protection specified above.Tree preservation zones shall be delineated with a tree protection fence prior to the start of grading. Standard 3.6: Screening and locating Westlake seeks to create a view of development, both under construction and when completed that is not cluttered by the presence of storage, temporary sanitary facilities, or utility services. Therefore, the follow aspects of the sitework must: • Storage: Storage of excavated material, construction debris, and construction materials shall be accommodated in an orderly way so that standing storage areas which remain on-site for more than 10 days are effectively screened from view by: o Temporary earthen berm o Wood fence or covered metal fence Page 417 Section 3- Westlake Building Quality Manual o Natural/ native landscape Storage of excavated earth is exempt from this requirement. All storage areas for excavated earth must be approved by Westlake's Chief Building Official. • Sanitary Facilities:Temporary sanitary facility must be screened with an earthen berm,temporary landscape screen, or wood screen. Where more than one such facility is required, Sanitary Facilities must be grouped and not spread out.A proposed location of a sanitary facility so that it is visible to the street shall require approval of the location and the method of screening by the Town Building Official. • Utility and Trash services:Typically, development requires large electric transformers which are typically located in proximity to utility ROW's along major arterials. Where such transformers Standard 3.7:Construction Trailers Construction trailers may be located in convenient and accessible locations fronting a street provided that such trailers are in good condition, provide visibly designated all-weather parking, provides foundation screening,and provides a porch with stair and entry cover. Construction trailers not having these qualities are prohibited. Standard 3.8:Treatment of Utility and Trash Service for development Where utility risers are necessary to serve development and/or where trash facilities are necessary to serve development, such facilities shall be screened in one, or a combination of,the following ways: • Landscape Screen: Electric Transformers screened with native grasses, attaining a minimum height of 38 in., in combination with native trees and shrub materials planted in natural drifted arrangements or other means that are part of a Master landscape Plan for the development, submitted for Town approval. • Built Screen: Both electric transformers and/ or trash facilities screened with a masonry screen wall that is an extension of building walls, on-site retaining walls, or other architectural walls that serve primary building functions. • Architectural Screen: Both electric transformers and/or trash facilities may be screened with an architectural feature that is an extension of the development architecture or an accessory structure with visual qualities of the development architecture. Standard 3.9:Treatment of Loading Facilities for development Loading areas for non-single-family development generally require sufficient maneuvering area for larger service vehicles. Therefore, loading facilities must be sufficiently screened or more integral with the development architecture, thereby making such facilities less apparent. Loading facilities in non- residential construction must be either: Page 517 Section 3- Westlake Building Quality Manual • Screened: All loading facilities meant to accommodate trucks with 3 axels or more must be so located that such facilities do not front a public street. In addition, street views of such facilities must be screened with one of the following: o A landscape screen comprised of evergreen screening trees and shrubs that effectively screens at least 70% of the facilities street visibility (excluding and driveways). o A built masonry screen that is at least 8 ft.and is an extension of the architectural plane of the primary building. • Architecturally Integrated: Loading facilities may be architecturally screened, meaning that the loading bays and drives are components of: o A parking structure o A building extension which encases the loading facility o A lower floor covered by an upper floor that is supported so that the loading facility is subordinated to the upper floor. 0 0% A8 g�,M1 G::nuR Laaain t'emn=7 � �>'��n 1►1a11 '8Yn r i; C n Wali ih Gama!nodal as LcOiM4lnataral of�{ft"'ad"�4 'c}ont�race wall ;i an a�}an " o�� h. al ¢ whxrs�bl�. Standard 3.10:Accommodation of Parking during construction Due to the higher parking rate associated with non-single-family construction, parking for construction workers and suppliers is often a problem unless it is coordinated by a parking management plan which Page 617 Section 3- Westlake Building Quality Manual prevents random parking at tree lines(often within the drip line of native trees),amidst native vegetative, etc. which normally exists at the edges of the construction zone. Therefore, non-single-family construction in Westlake shall provide designated all weather parking areas which avoid tree drip lines, wedges of wooded areas, and patched of native vegetation so that the native natural fabric is not displaced beyond the construction zone by parking. Page 717 Section 3- Westlake Building Quality Manual SECTION 4: Single-Family Residential Construction Quality Standards The following Section addresses Standards and Guidelines related to the detailing and construction of single-family homes. It is the intent of these standards to yield a higher quality build-out for Westlake which protects the distinctive value associated with the Westlake market and provides a more enduring Town fabric. These standards are not meant to modify or change permitted land use, coverage, density or building height. These standards speak to the quality of single-family construction related to the development of, current/approved zoning or Planned Development Ordinance. Standards for Single-Family construction include: 1. Building/Street Relationship 2. Foundation 3. Walls 4. Offsets 5. Materials and Material Transition 6. Relief 7. Trim 8. Openings 9. Roof 10. Style Details 11. Fire Places 12. Gates,Walls, and Fences 13. Entries 14. Garage Doors 15. Wrought Iron Page 1 22 Section 4- Westlake Building Quality Manual Standard 4.1: Building/Street relationships The siting and follow through design of residential structures on lots, parcels or tracts larger than 40,000 sf. must accomplish a relation to the fronting street that allows the front yard space to separate the street / building association in a way that the building orientation is derived from the yard and not street. To accomplish this,the yard may: • Elevate above the street, creating a yard plane that is separate from the street • Establish a yard form wherein the edge defined by the structure and the edge defined by the street are not parallel • Contain ground plane profile changes that visually complicate the structure/street relationship. Standard 4.2: Foundation Foundation general standards regarding the appearance of constructing a foundation for residential construction within the Town of Westlake. It is the intent of these standards to mitigate the conspicuous visual differences between crawl space foundation (pier supported) and slab foundation (generally soil supported). It is viewed that lesser quality and lesser value residential construction tends to address foundations without regard to a relationship with the general facade design. Therefore,these guidelines are intended to bring the foundation into the elevation design as a contributing element. In addition, each foundation for residential construction shall be engineered based upon a geotechnical report provided by a reputable geotechnical consultant than employs an appropriate number of boring samples. The geotechnical report must be provided with the permit drawing set. • Slab Foundation: Often construction of a slab foundation results in the creation of a concrete "platform" upon which the residential construction is placed. As a result, there is an exposed thickness of concrete which lies along the entire baseline of the structure. To internalize this element into the elevation design, a "dropped" masonry ledge must be provided.The "dropped" masonry ledge must be designed so that the distance between the elevation of the ledge and the finished grade is no greater than 3 inches above finished grade. For all veneer materials(masonry or stucco or other), there shall be no more than 3 inches of exposed concrete at the foundation line. See diagram below. • Crawl Spaces: As with slab design (specified above) the intent of this standard is to conceal the expanse of concrete usually associated with exposed grade beams with a dropped masonry ledge or other means that allows no more than 3 in. of exposed concrete between the finished grade and the veneer material of the construction. See diagram below. All crawl space venting shall be accomplished with a decorative concrete or masonry vent that is appropriate to the style of the architecture. Page 2 1 22 Section 4- Westlake Building Quality Manual ! 3 in. exposed concrete at grade mho I In addition, any exterior crawl space access panels or doors shall be decorative in appearance and located so that such assess panels/doors are not visible to the street. • Foundation on slope: Where the grade is sloping, the masonry ledge shall be stepped so that no more than 6 inches of concrete is visible above the grade at any point along the grade. � -�JCQI�LQQ7 L=JQI� — ©C=J►� r�I rr. k 12 i rsrar+l V Cor Page 3 22 Section 4- Westlake Building Quality Manual Standard 4.3:Walls Wall construction is considered a critical aspect of architectural integrity, endurance, and value. Therefore, this manual sets forth certain standards for wall construction that are meant to assure the above listed attributes. • Framing: For the purposes of energy rating, depth of offset at facade openings, and more enduring construction; all wood framed, exterior walls of residential buildings in Westlake must be constructed of a minimum 2 x 6 framing members or double 2 x 4 framing members. This standard does not apply to any wall which is a "common wall" with an attached structure. o Vapor barrier: All wood frame construction shall have vapor barrier behind any facade veneer. Accepted vapor barriers include: a) 30# Bituminous Builder Felt b) A building wrap moisture barrier/ wind barrier product that performs to a level equal to or exceeding a 30# Bituminous Builder Felt when installed in accordance with manufacturer's specification. • Offset at facade openings: The general sense of endurance is visually conveyed in the perceived durability and massiveness of the wall. Such durability and massiveness is detected at the return of the wall to any window or door. Therefore, a minimum window/door to wall plane offset is established as follows: a) Any stucco or siding over frame veneer: 3.5-inch min. b) Any masonry or stucco over masonry veneer: 5.0- inch min. Standard 4.4: Exterior offsets in building perimeter: In residential construction, it is essential that the visual presentation of building mass is consistent with a residential character. This sense of mass can be greatly influenced by the presents of exterior offsets in the perimeter building plane. Therefore, standards for building offsets include: • Single family Detached Homes: The sense of mass is limited by the complexity of form characteristic with the style of the home. Therefore, the following are building plane offset standards for the various style categories of Westlake: o Traditional Styles: Most traditional styles derive from a construction technology where a large expanse of undifferentiated wall was not common. Therefore, residential structures designed in a traditional style shall not have a lineal foot length of wall that is more than 35 feet without a wall offset that is expressed as either a horizontal off-set of at least 4 feet or may be less if expressed as a distinct architectural form that expresses itself with a roof. The minimum horizontal offset when expressed as an architectural form with a roof is 8 in. Page 4 1 22 Section 4- Westlake Building Quality Manual In 4' in 1WP �rgh� rdl �Orm o Contemporized Styles: Horizontal expression is the essence of most residential, contemporary styles.Therefore,a lineal foot length of wall plane contained within a single roof form or other form that is compositionally integral to the overall design has no limit. Otherwise the same limitations applicable to traditional design (described above) shall also apply to contemporized designs. I t • Single family Attached Homes: Single family attached homes, typically constrained by narrower or otherwise more complicated lots tend to have elongated plan geometries running coterminous with the side lot line. Therefore, a single family attached structure shall not have a lineal foot length of wall that is more than 45 feet without a wall offset that is expressed as either a horizontal off-set of at least 4 feet or expressed as a distinct architectural form that further expresses itself Page 5 122 Section 4- Westlake Building Quality Manual with a roof. This does not apply to common lot-line walls, hidden within the architectural envelope of adjoining buildings. • Residential building blocks: Residential building blocks are generally limited to multiple-unit residential structures and are characterized by larger building forms that are generally closer in appearance to a commercial building mass. However,the residential use of the structure requires that a residential scale exists which is appropriate for residential living. Therefore, Residential Block structure shall not have a lineal foot length of wall that is more than 50 feet without a wall offset that is expressed as either a horizontal off-set of at least 4 feet (which can include balcony structures that are architecturally enclosed, or expressed as a distinct architectural form that further expresses itself with a roof. Standard 4.5: Material and Material Use: Essential to enduring building quality is the use of exterior materials. Therefore, the following standards apply to the permitted exterior materials for Westlake (unless the approved/ adopted PD zoning ordinance for a property allows a different material).These standards are: • Brick Unit masonry: All brick used in Westlake must be modular or allow modular applications without cutting the brick material. All brick shall a hard-fired brick, meeting a severe weather standard. Embossed or molded brick which seeks to create a sense of aged/ distressed brick material is generally prohibited unless approved by the Town Manager or Designee.All brick shall be laid in such a manner as to avoid stacked joints. All building corners (inside and outside corners) shall be executed in a "toothed" masonry fashion. Mortar joints in brick shall not exceed what is specified in the diagram below. Weeping or slump joints are prohibited unless approved by the Town Manager or designee. Page 6 1 22 Section 4- Westlake Building Quality Manual —�-Ilicr �plxr Powl«!c �P,�1d,qq61A. m � � nhth �nndard Ino�arsoi OF 5 d°largLV fm Rerrual'"r-m4. Ao un��s EI.. ate* r 3 " WA nor-maj Rwrfar�o� r ,onss onir only p � �rn47 �iR�L Carfl7r� �L� C]aift� 11 • Natural Stone: Natural Stone, used in Westlake, must be laid in the veneer wall in a manner that replicates the coursing characteristics of load bearing stone work. "Coursing" means that the stones are: o Generally laid in the wall as they would lay on the ground Page 7 122 Section 4- Westlake Building Quality Manual o Consistently tight mortar joints where no more than 30%of the masonry joints in any wall are larger than 3/8 inch. o When the juncture of stones requires a large area of mortar,to maintain a level coursing pattern, smaller stones(called chinking stones) shall be used. o Coursed stone patterns are generally acceptable, including Ashlar, Coursed Chopped Stone, and Coursed Rubble Stone. Mosaic and all un-coursed rubble stonework as an exterior veneer is generally prohibited but may be approved by the Town Manager or designee. o Cultured stone or other faux stone products are prohibited. o Natural Stone stonework shall be laid-up in such a manner as to avoid stacked joints. All building corners (inside and outside corners) shall be executed in a "toothed" masonry fashion. D � ❑ 11444 YIr61 nes. t ��- Lal7lifldfGld! r �K+' • Finished Stone: Finished stone includes all smooth-face stones trimmed to a regular shape.All use of Finished Stone in Westlake shall be laid in a manner that uses a thin mortar joint (made possible because of the uniformity of material). All finished stone shall be laid in such a manner as to avoid Pag (- 8122 Section 4- Westlake Building Quality Manual stacked joints. All building corners (inside and outside corners) shall be executed in a "toothed" masonry fashion. • 3 Coat Stucco: 3 Coat Stucco is viewed as a material of enduring quality in Westlake if the manner of installation meets the following standards: o Substrate: The use of 3 Coat Stucco on the street facing wall of any residential structure except Residential Block structures shall be laid over a unit masonry substrate. On all other walls,and all walls of Residential Block Structures,stucco may be laid over an expanded metal lath with proper vapor barrier. Styrofoam as a substrate is prohibited. o Application: Stucco applications must be a 3-coat stucco over lath or masonry technology. Dryvit/ EFS type systems are prohibited. o Shaping: Decorative details rendered in shaped stucco are prohibited. All window / door surrounds, cornice, belt courses, and base courses must be executed in a stone, brick, cast stone, terracotta, or tile material. Shaped stucco is permitted when it serves the purpose of allowing the wall plane to bend to achieve a detail derived from manipulation of the wall plane (such as rounded corner returns to windows and doors). Styrofoam as a substrate for shaping stucco is prohibited. o Expression of expansion and control joints:The visual character of stucco use in Westlake is that derived from stucco over masonry where expansion/ control joints are not required (except those for the masonry substrate). Therefore, where expansion/ control joints are required for Stucco over a substrate other than masonry, such expansion/control joints shall be concealed by filling the joint with an expandable filler that is troweled flat with the stucco, is the same color as the stucco, and matched the surface texture of the stucco. Standard 4.6: Materials for opening surrounds: • All openings in the exterior skin of single-family construction shall have an architecturally appropriate header and sill with an optional jamb except where the style of architecture is associated with the absence of such detailing (such as more contemporized styles). When employed, all window / door surrounds, cornices, belt courses, and base courses must be executed in a stone, brick, cast stone, or terracotta material. For certain styles the surround material may be wood or timber when essential to the style (such as Tidewater Neo-Classical). When a decorative opening surround is not used, there shall be a minimum offset from exterior wall plane to the face of the window or door shall be as specified in Standard 4.5. Shaped stucco is permitted for opening surrounds when it serves the purpose of allowing the wall plane to bend to achieve a detail derived from manipulation of the wall plane (such as rounded corner returns at windows and doors). Standard 4.7: Relief Page 9 122 Section 4- Westlake Building Quality Manual Relief is an essential visual characteristic of enduring quality as it is typically the result of enduring materials and methods of construction. Materials with greater relief such as wood and stone, are also materials which can be crafted. This relationship between quality material and the work of the artisan is less likely with many less expensive construction materials. Therefore, Westlake seeks to promote relief and dimension in the execution of architectural details, motifs,and articulation of opening and form with the following standards: • Prohibited materials: For the purpose of attaining relief that is associated with quality materials and construction, the following materials are prohibited when used for surrounds, cornice, and decorative features: o Cementitious boards o Fiber glass o Styrofoam o Plastic o Aluminum (unless its application is characteristic of a style) o Stucco applied to look like a projected atone, cast stone, or terracotta. o Stucco over Styrofoam • Relief in architecture: Relief in Architecture means the dimensional projection of building elements in addition to the earlier described off set between the exterior wall plane and the surface of any window or door (Standard 4.3) and horizontal offsets (Standard 4.4), the Town views general dimensional relief in the treatment of cornices, overhangs, gable projections, bay windows, dormers, water tables, belt courses, sills, surrounds, timber components, and other expression of subordinate mass, opening, roof and wall, and vertical differentiation, or corner to be executed in ways that present depth and relief and produce shadow and texture., • Relief in articulation: Relief in articulation means the dimensional aspects of the assembly. Therefore,the minimum projection built-up profiles and decorative assembly shall be 3/ inch per element of the assembly as illustrated below (Standard 4.8). Decorative cap molds may be employed to attain this offset. Standard 4.8: Carpentered exterior trim • All carpentered exterior trim shall be high quality finish-grade wood stock.Composition Wood products are prohibited with the exception that exterior grade finished veneer plywood,other smooth finished soffit board, or Trimcraft may be used for soffits. If a trim installation is to be joined along any continuous rum of material,the joint must be a "spline joint" of material. All outside corners must be mitered and blocked, having sufficient closure that the joint is not visible from the street. Corners may not be closed by any means other than a carpentered joint. Trim clips are prohibited. Carpentered Trim that forms the wall veneer pocket must have a complexity achieved in one of the following ways: o Trim mold Page 10 122 Section 4- Westlake Building Quality Manual o Built-up step molding o Other traditional detail such as dental mold. trim t-61d .�,�i, ,�Wk— G'murrcin �V1t-U F'1e1� Tedr�rarwf f�l�- f�:�Ftof� �l Maintain %in. projection for any element of a built-up profile 2tu 1 Standard 4.9: Material transitions: • Material changes in any elevation may only occur under the following conditions: o Material changes at an inside corner o Material changes that addresses an outside corner must wrap the corner and change at a location at least 12 inches from that corner as termination of an architectural detail/element (such as a corner pilaster) o Material change wherein the different material is contained within a distinct architectural form that projects from the primary architectural mass. Page 11 1 22 Section 4- Westlake Building Quality Manual o Material change reflecting an off-set between a lower floor and an upper floor where the offset is at least 6 in. o Material changes within the same architectural plane are prohibited. Twi�x�a4 j g r a b= 0'� corn arlb rad Cr Oa '1 2—c i Page 12 122 Section 4- Westlake Building Quality Manual Standard 4.10: Openings The articulation of openings is a key aspect of enduring quality and higher value design. Openings are a primary focus of architectural detail and the treatment thereof reveals consideration to detail and investment in craftsmanship of construction. • Relation to composition and architectural forms: The following standards apply to the positioning of and articulation of openings in the architectural fagade: o All windows shall be below the cornice detail. Windows may abut the cornice detail or be engaged with it if the design of the window surround modulates with the banding or detailing of the cornice. o Street visible windows shall be articulated with a projected surround or header unless the absence thereof is deemed by the Town to be characteristic of the style being proposed. o To maintain a sense of purposeful design and compositional continuity,it is important that the openings within an elevation have a common reference line that engages the sill or head. Therefore, the random placement of windows is prohibited. Where internal functions require that the positioning of an opening deviate from the regulating line by which windows are positioned, those windows must be decorative or otherwise of a type that does not require a reference line (such as a round or square window). rrrain4,0,l6�¢r�a oFdrr rJ Im�riar>� ��h¢ Wir►�Iouao 1{fmtl�dn Q ron fdzti� COMM ;4czL w" "i4 sill or hrad. Nii W Y!2 �aw¢r khan�n2 I'�'¢�af�n lino pn�� �r i�d wWar-Faipla or C�1'S2 ys P� Ytda�. � Iff ��wp{I(p.�iflF tl���-�� a� dv 'n hava a k}Fom sill. 11�asa w;ndewsincluda r�wnd+alip}iml,xir�rdi�ar�+ur+c dacoaa�iv¢.wndows- Page 13 22 Section 4- Westlake Building Quality Manual carYwca. ern i Ga, ��brJ LA o Glazing: Reflective glazing is prohibited. Tinted glass and dark adhesive films where the transmission coefficient exceeds 27% are prohibited. Stained glass is allowed provided the glass is crafted in accordance with one of the following techniques: o Soldered Caming o "H" Caming o No acrylic or"pourable"techniques are allowed. • Windows: All windows on a street visible elevation must be wood or wood clad. Page 14 122 Section 4- Westlake Building Quality Manual Arrau� Standard 4.11: Roof The roof and roof lines it creates are among the most important features of a higher value structure. Most identifiable architectural styles are recognized, in large part, by the distinctive features of the roof. Therefore, enduring quality of residential construction is significantly related to the form, material, and treatment of the roof. • Legibility of Roof form: To the extent possible, roofs shall be massed with an orderly sequence of subordinate roofs extending from a dominant roof mass or the roof shall be Page 15 122 Section 4- Westlake Building Quality Manual specific to an architectural form which, expressed as individually roofed components of the design, come together in a total composition. • Roof Materials: Roofs materials facing the weather shall be of high and enduring quality. Permitted roof materials include: o High quality clay or concrete tile (with a thickness similar to clay) o Natural Slate o Metal:Traditional standing seam with standing folded and soldered seams o Composition: High profile composition shingles equal to or better than 40-year warranty roofing products.Three-tab shingles are prohibited o All composition shingle roofs shall have closed valleys. • Roof projections: No plumbing stacks,venting stacks,skylights,or attic ventilators shall penetrate the roof surfaces facing the street or be visually dominant in the street view. All such roof penetrations must be mounted straight and perpendicular to the ground (except for skylights and attic ventilators) and be painted to blend with the roof color. All venting stacks musty have lead jacks. Turbine vents are prohibited. • Gutters, downspouts, scuppers, and collection boxes: Gutters, downspouts, scuppers, and collection boxes must be copper or an enduring prefinished metal with minimum 20 -gauge thickness (e.g. Kynar 500 or Hylar 500). Gutters shall be a minimum 6 in., half round profile attached with gutter straps. Downspouts shall be 4 in. minimum, round. Elbows and bends shall be 4 in. minimum plain and round. Fascia mounted gutter systems are prohibited unless they are a custom designed gutter detail, integral to the architecture. • Pitch relationships and form balance: Within the total roof composition, a single pitch will be used except where a change of pitch achieves greater order in the ridgeline presented to the street. In such cases,the change of pitch shall not be visible to the street unless the pitch change is used to cover a projected architectural form. Different roof pitches for Turrets and/or Towers are exempt from this standard. In addition, the compositional form of the roof as a "design" should reflect an orderly relationship of dominant mass to subordinate mass wherein the dominant mass organizes the subordinate masses and "members" with the subordinate masses in a total design. Page 16 122 Section 4- Westlake Building Quality Manual To }} aar� N lay ma w, } 4r, arlY �r ar.ca- oF5u1 -d,mn �r+q m o tlorn�nar'f I� rriAss gt►�ir4d� n� Standard 4.12: Style Specific Details The proper execution of style specific is characteristic of enduring quality and residential areas which retain their value over time. The key aspects of employing style specific details include: • Material: Most styles whether the style is traditional or contemporary employ materials by which crafted construction (a key aspect of architectural design) can be executed. Therefore, construction details which are traditionally derived from work of the stone mason,the carpenter, the metal crafter,the glass artisan, etc. must use a material that the characteristic craftsman can work in. The employment of systems or materials that replicate the work of a trade or artisan are prohibited. • Relation to composition and architectural forms: Most style specific details are associated with the roof, the edges (e.g. corners and openings), and the closure to weather (e.g. cornice). Therefore, the employment of architectural detailing associated with a style must use the characteristic detailing of that style in ways authentic to the style. Standard 4.13: Fireplaces Fire places are significant components of the interior and exterior architectural identity. However, in more recent times fireplace systems have transformed the external importance of the chimney into a Page 17 122 Section 4- Westlake Building Quality Manual utilitarian concession to the mechanics of venting. It is the intent of this standard to restore the architectural importance of fireplaces as an enduring aspect of quality. • Systems: Traditional tile construction or Isokern systems are recommended for Westlake. Metal fireplace systems may be used if the external expression of the flu and its associated spark arrestor is visually undisguisable from Traditional or Isokern systems. Who, ca!'s ha / ¢nhan rac IlraChimneys: All fire place chimneys shall be brick, stone, or mn askin �} ;n stucco. Attention shall be given to Fian ds wa ti a-,6Iwai. the complexity and form of the cap detailing. All chimneys shall have a distinctive cap detail executed in brick or stone. Metal fireplace caps l may be used if approved by the town. In addition, the street visible rise of shaft shall be detailed so that the chimney has complexity in plan as well as elevation. Prefabricated metal fireplaces and metal flus may be used but their chimneys must be masonry or stucco clad supporting a masonry cap and present the appearance of full masonry construction. • Chimney caps: All chimney caps must be masonry (stone, brick or tile) and fully conceal the spark arrestor or any other features associated with a non-masonry fire place construction. Standard 4.14: Gates, Walls, and Fences Gates, fence walls, and fences are aspects of the construction most often neglected in terms of their enduring quality and have significant influence on the visual quality of a community over time.Therefore, Westlake sets forth standards which are meant to improve the enduring quality of gates,walls,and fences within the town. • Relationship to the lot: Fences are prohibited in the prohibited yard space (see diagram below) of any lot smaller than 30,000 sf. when it is part of a development of similarly sized (or smaller) lots. Larger lots or lots not part of a development of similar size lots, may have entry gates in the front yard space and masonry or wrought iron walls extending from that gate. However, wood Page 18 122 Section 4- Westlake Building Quality Manual fences in the prohibited yard of any residence are prohibited unless the property is an agricultural landscape and the wood fence is an agricultural form. mh tiA� sFcd': JAo Wed �nr_4L5 ;o �_s • Fence Materials: Residential fences may be any of the following: o Masonry o Wrought Iron with masonry corner columns o Masonry corner columns and a masonry knee-wall supporting a wood or wrought iron infill. o Wood along property lines that are not in the prohibited yard space. Where wood fences are used, they shall 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 must face to the outside of the lot, if only 1 face is finished.Wood face members of the fence shall be a minimum of% inches thick. 0 5 strand barbed wire or welded tubular agricultural fences where the property is greater than 30,000 sf., not located in a development where such a fence presents a contrast other fences of the development, and hosts an agricultural use or the fence is part of an agricultural theme. • Gate Materials: Gates in residential fences may be any of the following: o Wood with frame members measuring a minimum of 1.5 inches thick and infill planks measuring a minimum of 1.5 inches thick. Page 19 122 Section 4- Westlake Building Quality Manual o Wrought Iron with the frame measuring a minimum of 1.5 inches square with pickets of at least % 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 3/32nd 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. • Corners and expression of support structure: All property corners of a property line fence must be supported by a column that is at least 8 in. square. For wood fences that are not visible to the street, the decorative corner post may be wood. In all other applications, the decorative corner post must be masonry. • Prohibited materials and wall types: The following fence materials and wall types are prohibited: o Thin wall construction o Cast or embossed concrete walls o Picket materials less than % inches thick o Iron fences with mechanical connection assemblies o Prefabricated decorative elements that are designed to slip over stock tubular steel shapes. o Plastic or Vinyl fence components or systems Standard 4.15: Entries In residential design, the entry function is the focus of architectural emphasis. Perpetuation of this importance into the future residential development of Westlake, is a feature of enduring quality that assures Westlake's place relative to its own history. Therefore, the entries are an important component of enduring quality in Westlake. • Materials: All entry doors shall be solid wood construction or steel construction. Entries are an opportunity for display of craftsmanship.Therefore, by t his standard, Westlake promotes entries display particular craftsmanship. • Articulation:The architectural form which embodies the entry shall be either: o The dominant roof mass; or o engaged by the dominant roof mass. Page 20 1 22 Section 4- Westlake Building Quality Manual 6rcpac rr�I �',t na m arx3 If rJr qnq%"afv,4 cP �bmir�an�- Standard 4.16: Garage Doors Garage doors are an important investment in enduring quality as the utilitarian purpose of the garage is often used as an opportunity to introduce cheaper and less enduring door types and/or materials. Therefore, garage doors are viewed an aspect of enduring quality. • Styling: When garage doors are facing a street, double width doors (greater than 9 ft.) are prohibited, unless screened by a motor court) and paired single doors are permitted. Therefore, where garage doors face a street (without a motor court), garage doors shall not exceed a width of 9 feet if such doors are permitted by restrictive a covenants or HOA architectural guidelines. All garage doors shall have masonry, stone or stucco over the header of garage door up to the soffit. Cornice details shall continue uninterrupted over the garage door. All garage doors visible to the street shall be recessed a minimum of 12 inches.Adjacent doors in the same building plane shall be separated by at least 12 inches of building veneer. • Materials: All garage doors shall be solid wood on a metal door frame. Page 21 1 22 Section 4- Westlake Building Quality Manual Standard 4.17: Exterior light fixtures The means and method of lighting is an enduring feature of quality for Westlake. Proper lighting is a designed effect which is as important to the architectural quality of the Town as the buildings themselves. • Types of Lighting: Pole-mounted lighting or building mounted high intensity lighting, or foundation mounted up-lighting is prohibited on any lot smaller than 1 acre. Or any lot in a development of lots as the continuity of light treatment is an important feature of the broader visual character. Landscape lighting is encouraged. • Size: Exterior wall or plinth mounted light fixtures shall be at least 12 inches tall, exclusive of decorative finials or brackets. • Light: The light source (regardless of type) shall emit a soft or warm white light (2700 degrees Kelvin or higher) • Materials: Exterior wall mounted or plinth mounted lights shall be crafted of metal with soldered, welded, or finished mechanical connections. Standard 4.18:Street visible Wrought Iron Wrought Iron is one of the few areas in the elevation of a residence where qualities of craftsmanship can be displayed. Because craftsmanship is an important aspect of enduring quality, wrought iron railings, fences, gates, and/or other wrought iron elements are also an important aspect of enduring quality. • Material:All street visible wrought Iron must be made of one of the following materials: o Solid stock o Tubular stock provided the wall thickness allows members to be welded without"blowing through"the wall thickness. No tubular stock shall be less than specified below. • Dimensions: Minimum dimensions for wrought iron are: o Frames and other structural support of the pickets shall not be less than 1.5 inches in either width measurement or 1.5 inches in diameter if round. o Pickets shall not be less than % inch in width or diameter. o Panels shall be made of metal plate material with a minimum thickness of 3/16 inch. o The wall thickness of any tubular steel shall not be less than 3/32 inches. • Visual treatments and decorative elements: Decorative elements(such as finials, rings,etc.)shall be made of solid stock and welded to the pickets or frame as per the design or wrought from solid stock material as party of the iron crafting process. Attachment of pickets to frame and all other components of the wrought iron construction shall be welded, mechanical connections are prohibited. Page 22 1 22 Section 4- Westlake Building Quality Manual SECTION 5: Non-single-family Construction Quality Standards The following Section addresses Standards and Guidelines related to the detailing and construction of Non-Single-Family Structures. It is the intent of these standards to yield a higher quality build-out for Westlake which protects the distinctive high value identity of Westlake's non-single-family development to date. Development such as Fidelity,Solana,the Schwab Campus,and Entrada stand out from the more typical development of the Highway 114 corridor. Promoting such excellence in development provides a more enduring Town fabric. These standards are not meant to modify or change permitted land use, coverage, density or building height. These standards speak to the quality of non-single-family construction related to the development of, current/ approved zoning or Planned Development Ordinance. Standards for Non- Single-Family construction include: 1. Addressing ubiquitous building types 2. Walls 3. Openings 4. Roof 5. Parking If there is a conflict between the specific requirement of this Section and the requirement of a Council Approved Zoning Condition, Restrictive Covenant, or HOA Guidelines (that predate this ordinance), the Zoning Condition, Covenant and/or HOA Guideline shall prevail. Page 1 111 Section 5- Westlake Building Quality Manual Standard 5.1:Addressing Ubiquitous building types • Commercial Plate Driven Design: As was experience with the construction of CVS in Westlake, standard commercial building forms and corporate designs are generally discouraged. Instead Westlake seeks to redefine the external expression of simple commercial building plates as being comprised of smaller architectural forms that are more scaled to the pedestrian and m ore consistent with the residential fabric of the Town. Therefore, commercial plate driven development exceeding 20,000 sf. should: • Achieve a Bay modulation of the building perimeter that subdivides any expression of plate with a horizontal run greater than 50 ft. with an architectural expression that subdivides the plate expression as if it is more than 1 premise. This does not apply to office uses over 2 stories or Entrada which is regulated by other design guidelines. Modulation Modulation Modulation Max 50 ft. Undifferentiated Frontage • Where Bay Modulation is employed,each modulation shall be Architecturally articulated. • Vertical Mixed-Use Design: Various Land Use Character Districts as presented in the 2015 Comprehensive allow "vertical mixed use development". The Town requires that the design of mixed-use developments avoid overt utilization of design concepts and generic building types common to such development throughout the Dallas metroplex, because proliferation of these concepts and generic types do not create distinctive, lasting architecture, for Westlake, Texas. Westlake seeks such distinction instead of merely replicating mixed-use development projects found elsewhere. The generic expression of vertical mixed-use design often is a basic 70 ft. wide, stick framed "box".The advantages of the structural system (wood framing) are best served by simple forms which are often made to look contemporary through use of veneer materials, in some ways to attempting to create a "veneer materials modernism". Therefore, the expression of style Page 2 1 11 Section 5- Westlake Building Quality Manual expressed through this type of design approach is not reinforced by the nature of the building, but by an effort to transform a stock building type through fagade design. This, as an approach to architecture, will not endure well and the distinction of the mixed-use development enjoyed at its opening will likely fade. To avoid the outcome described above, vertical mixed-use development proposed for Westlake should: • Seek expressions of style through the manipulation of building form, roof expression, interplay between void and solid as well as materials. However, parapet "pop-ups", to which an ornamental roof is often attached, provided for the purpose of giving the illusion of form complexity, is prohibited. • Create design layouts that make optimal use of, and functionally interact with, public places like village greens, parks,trails and other gathering areas for human interaction. • Presents a materials palette that serves to articulate form created by a more complex structure, instead of give the illusion of form in a simple structure. • Provide design details which achieve these desired mixed-use development outcomes. Standard 5.2:Walls Walls express the mass of the structure and convey its sense of permanence. Where there is greater relief in the wall, there is a greater sense of mass conveyed through the deeper inset of void areas and the consequent shadow. This conveyance of mass is most dramatically seen in Legaretto's design of Solana. Westlake,views the sense of greater mass as characteristic of the Town and indicative of enduring quality. Much of the Freeway-scape of Highway 114 is populated by speculative buildings, hastily constructed and veneered with spandrel or curtainwall systems which provide little expression of relief and texture. This is a striking contrast to the Corporate centers that populate Westlake wherein significant architectural investment has resulted in greater expression of mass, texture, and detail. Therefore, the walls of non- residential construction in Westlake must demonstrate the following features: • Wall systems:Generally,veneer walls over frame construction are discouraged in non-residential development unless the frame adds dimension to the wall to replicate the relief of a load-bearing masonry construction. Whether a modified frame or a load bearing masonry wall the offset between the exterior wall plane and the surface of any window or door shall be a minimum of 8 inches. Where masonry spandrel systems are employed for taller buildings, such systems must provide the same relief. The following diagram illustrates implementation of this standard in various wall sections. Page 3 1 11 Section 5- Westlake Building Quality Manual i d'rn:non6 dlsr 66ckof1¢ 04�r T�z mw • Wall finishes: All non-single-family construction in Westlake shall be a predominantly masonry finish. The percent of masonry on the exterior of any non-single-family building, excluding the areas of fenestration, shall be as follows: 0 1 story: 100%shall masonry 0 2-3 story shall be no less than 60% masonry 0 3-5 story shall be no less than 50% masonry o Over 5 story shall be approved by the Town • Control/ Expansion Joints: Where the masonry system seeks to replicate a style associated with loadbearing masonry construction (such as seen at Entrada) and the masonry technology used requires control joints or expansion joints, such joints shall be concealed as follows: o Hidden by a finish detail that covers the joint o Concealed with an architectural detail (such as the inside corner of intersecting forms or pilaster or the line of a projected belt course or sill course, etc.) o Control/Expansion joints in a stucco wall system may fill the joint with a caulking material that matches the stucco. • Accepted masonry:The accepted Masonry materials include: Page 4 1 11 Section 5- Westlake Building Quality Manual o Brick that is laid in running bond or other structural stone bond patterns (e.g. Flemish bond) and brick spandrel panel systems that use full dimension brick and has the appearance of structural bond application. o Natural Stone that is coursed in a load bearing patterns (Mosaic patterns are prohibited unless specifically approved by the Town). o Smooth face Stone or cut stone that is coursed or attached with stone veneer systems which use true stone cut for such applications. o Unit Concrete Masonry that is rough face or split face o Stucco that is applied to a unit masonry substrate. When not applied to a unit masonry substrate,the stucco application may be considered an accent material and is permitted to be used as a non-masonry material to the permitted percentage of total wall specified above. • Accepted non-masonry materials: Non-masonry materials may be used in combination with masonry as specified in "c" above. Accepted non-masonry materials include: o Stucco over a substrate other than unit masonry o Commercial metal panel systems or steel plate with a minimum% in.thickness (including Corten) o Special glass or other fabricated panel of a fired material that is an intrinsic aspect of the architecture and approved by the Town. o Siding may be used in vertical mixed-use construction that contains residential uses when specifically approved by the Town. • Horizontal relationships within the wall: Unless there is a specific compositional intent to an arrangement of openings within the wall plane,such openings shall general align horizontally and vertically. However,the use of ribbon glass is prohibited. • 100% glass structures: In accordance with the Standards above, buildings sheathed in glass or glass systems are prohibited unless the design employing then use of such systems is approved by the Town. Standard 5.3: Openings Openings in the architectural wall plane and the treatment thereof is important to Westlake as an enduring aspect of both quality and identity. Legoretto's deep set piercings (for openings) of the massive wall planes of Solana illustrate that the sculptural qualities of this design are, to a significant extent, visually conveyed by the articulation of openings. Similarly, the horizontally and vertically aligned placement of openings in the Deloitte elevation allows material changes in the wall plane separating windows to create graphic patterns. Westlake views the innovative and articulate treatment of openings to be a significant aspect of enduring identity and building quality for the Town. Page 5 111 Section 5- Westlake Building Quality Manual • Glazing and glazing systems: Reflective glass is prohibited. Glazing systems may be used only if the final installation has the visual qualities of a window. Buildings exteriors that are comprised of glazing and a glazing system are prohibited unless special approval, of such use of glass, is authorized by the Town in recognition of architectural excellence (see wall statement sabove) • Off set at the wall: It is the intent that openings be deeply set into the mass of the wall. Therefore, an 8-in. offset is required between the plane of the opening and the plane of the wall. • Articulation: Non-single-family buildings in Westlake will express window openings as voids in a contiguous wall plane.Therefore, ribbon glass and totally glass buildings are prohibited unless special approval, of such use of glass, is authorized by the Town Council in recognition of architectural excellence. The relationship of void to solid shall not be greater than 50% void...meaning that the area of void cannot amount to more than 50% of the solid wall area unless special approval, of a greater ratio, is authorized by the Town in recognition of architectural excellence. However, areas of solid glazing are permitted, provided that they: o Are associated with, and limited to, an articulated sub-mass of the building design. o Are limited to an area beneath a projecting roof that defines the area of glass apart from the rest of the wall o Where transparency of the ground floor is a key feature in the "ground level" interaction as described below. , a ma -1 CYiR1p {tIIOIn 18CQ'C1 L�r rT� Qc_rv_&A - s s-Ia4m vng*& arm- - void drag Standard 5.4:The Ground level The relationship between the ground plane and a non-single-family structure is key to the structure's participation in the aspect of Westlake common to all development, namely the pedestrian domain and/or natural fabric. The Town desires that a building's interaction with the ground is one that participates in human activity (where such activity is prevalent) or responsive to natural setting. P a g c 6111 Section 5- Westlake Building Quality Manual Therefore, the ground floor of any non-single-family structure is an enduring aspect of building quality in Westlake. • Pedestrian accommodations: The visual message of any non-single-family structure, as it interacts with pedestrian use of the ground plane is"come-in"instead of"stay out". To have such an inviting message,the portions of the structure interacting with the ground plane must embody such feature as: o More transparent o Barrier free o Highly amenitized for the comfort and pleasure of pedestrians o Create favorable micro-climate conditions o Externally express internal building activities • Natural accommodations: Non-Single-Family structure that are located in a special relationship with a natural-features, must embody such features as: o Allow a blending if interior and exterior that is not defined by the building wall o Allow the pedestrian to stand in a special relationship to a natural feature or natural system...such as a pedestrian overlook at a lake edge. o Limit all intrusions into the natural feature or system to the architectural plane of the structure. Creation of a building pad apart from the walls of the structure is prohibited where such pad encroached on special natural features or systems. Standard 5.4:The roof For the most part, Westlake non-single-Family building design employs a pitched roof form with a few exceptions. Westlake seeks to maintain a general continuity throughout its non-single-family building fabric while encouraging the innovative use of roof forms as a major architectural feature. Therefore,the roof as an architectural feature is an important design element that sets Westlake apart from other cities and Townships in the Highway 114 corridor. • Roof forms: Permitted roof forms are either: o Gable form o Hip form o Barrel form o Shed form o Flat It is essential that the roof design is simple with clean and uninterrupted ridge lines and that multiple roof forms are not intermingled unless differing forms are used on subordinate architectural features as part of a complete composition concept. Therefore, while gable and hip forms can be combined, the combination of other roof forms is generally discouraged except where specific architectural purpose is Page 7 111 Section 5- Westlake Building Quality Manual served. A flat roof may be combined with any roof form. Roof forms other than those listed above are prohibited unless specifically approved by the Town. Ridges may be sharp or rounded. • Roof materials: Non-Single-Family roofs must employ only quality roof materials. Approved roof materials include: o Metal Roof: Including commercial metal systems that create uniform seams that run parallel to the rake or perpendicular with the rake. However, such commercial systems must have closure details and closure fabricated trim that is low profile. Where a commercial system is employed, the roof form must be simple so that the mechanics of the system are not consistently compromised to accommodate unusual roof intersections, crickets, complex valleys, short hips. o Tile: Where the relief of the tile (if a cementitious product) is consistent with the relief normally associated with a clay tile product. Where a barrel tile is used, the architecture of the structure must be appropriate for the employment of such a style specific roof material. o Slate: Includes a natural slate and manufactured slate that provides the appearance of a natural slate. Man-made slate products must be guaranteed against fading. Hips shall be mitered. o Built-up or membrane roofs: Acceptable for flat roof applications when installed in accordance with the manufacturer's specification and qualifies for a warranty and where a flat roof is concealed behind a minimum 10 in. parapet. Composition roof products are prohibited in non-Single-Family applications. • Legibility: In non-single-family applications, it is essential that the roof have a clear and legible composition. Therefore, a roof must be associated with a clear architectural mass from which it derives its form. • Skyline relationship: The large amount of permitted development in Westlake Texas exceeds 25 million square feet which exceeds the square footage in downtown Ft. Worth and is close to that in downtown Dallas.This large amount of square footage in combination with the effect of TDI to allow taller buildings in the "Receiving Districts" presents the likelihood that Westlake, at some point in its build out will have a "skyline". Skyline can be defined as the collective image of taller buildings as they are viewed above other buildings and against the sky. For some cities, the skyline is an iconic expression of place. Therefore,taller buildings are called upon to establish a meaningful Contribution to Westlake's skyline as follows: o Buildings taller than elevation 700 and in a receiving district: Buildings in Westlake that are located within the Regional Commercial Districts, or those Community Commercial Districts fronting Highway 114 and have a height exceeding 700 feet above sea level are considered "skyline contributing buildings" and therefore, must have a vertical gesturing component as follows: Page 8 111 Section 5- Westlake Building Quality Manual a) Buildings that are more horizontal than vertical: Such buildings must have a significant form component which is vertically gesturing, meaning that the significant form is more vertical than horizontal. In addition, the vertical completion of the form must present a "capping" form or complexity. b) Buildings that are more vertical than horizontal: Such buildings must --- —7ao present a "capping" form or other complexity contributes to the skyline. C) Complexity of profile: In the aggregate, the buildings which contribute to the skyline of Westlake must present a varied profile against �1 I— the sky. �S Standard 5.5: Parking: The generally greater parking demand of non-residential development produces large expanses of parking apron that tend to isolate the development structure within a zone of parking, thereby detaching the primary structure from a desired relationship with the landscape. To avoid the visual dominance of parking areas that isolate buildings, non-residential parking in Westlake must meet the following standards in addition to any parking landscape requirements contained in the Westlake Code of Ordinances, an individual PD Ordinance, or other Section of this Ordinance.. • Form and expanse: Where surface parking areas engage natural water or land features, the parking geometries shall avoid straight lines and introduce curvilinear parking edges that are more associated with the natural landscape they engage. In addition, surface parking areas shall avoid large single expanses where any single expanse of uninterrupted parking apron exceeds 10% of the land area, exclusive of the building footprint. • Relationship to street: Surface parking areas shall avoid creating edges that parallel street pavement and abut the street parkway with a curvilinear edge unless a distinctly urban setting is being created by the proposed development. Page 9 111 Section 5- Westlake Building Quality Manual • Ruralization or urbanization of the parking facility: There are 4 Character Districts ascribed to Westlake in the 2015 Comprehensive Plan which describe settings that are more urban (e.g.The Regional Commercial District) and settings that are more rural (e.g. Community Commercial 3 District). In each of these settings, when surface parking is associated with non-residential development, the parking itself is a significant component of the visible landscape and should embody features consistent with the nature of the Land Use Character District in which such surface parking is located. Therefore, surface parking related to non-residential development in Westlake shall embody qualities of layout and landscaping that contribute to implementation of the Land Use Character District in which such surface parking is located and include the following: o Layout: Surface Parking areas located in Regional Commercial and Community Commercial 1 Districts shall compliment the more urban character of such districts by maintaining regular geometries in layout and parallel arrangement of parking rows. However, in more pastoral areas (e.g. Community Commercial 2 and 3 Districts and certain Town Community Districts in closer proximity to Dove Road) shall employ a curvilinear layout wherein the undulating rows open up areas of landscaping which further breakdown the normal expanse of parking. o Landscaping: The dominance of landscaping becomes more important as the surface parking areas are located in more pastoral Land Use Character Districts. Therefore, surface parking areas located in Community Commercial 2 and 3 Districts and certain Town Community Districts located in close proximity to Dove Road must provide landscape areas within the parking layout that permit the drifted clustering of native trees. These landscape areas, in aggregate, for and single parking layout must permit at least 1, 3.5 in caliper tree (measured 12 in. above the root flair) for every 10 parking spaces and comprise a planting space no smaller than 20%of the total surface parking lot. Page 10 111 Section 5- Westlake Building Quality Manual �{arrr� �rxi-! �l�tr��inrf bJxaurraq la�auE�Lcrnd�ca�+r� • Addressing Corners with a corner board: When a corner board is used to make corners or terminate siding against openings, the siding (or other material) must abut the corner board. In no case shall a corner board that overlaps the siding or othe4r material be permitted. In all cases, the corner board material must have sufficient thickness to fully cover the edge of the siding or other material with a % in. projection beyond that material but may not be less than 1.5 inches thick. Corner boards joined to complete a tall corner must be connected with a "spline"joint. If there is no corner board, siding must be mitered at the corner. Mechanical attachment clips or prefabricated corner strips for siding are not permitted NO -- --------------------- rz L i i i M; ara�1 8tklfflr�°Gxnar Yob Y � Page 11 11 Section 5- Westlake Building Quality Manual SECTION 6: Landscape Design Approach The following Section addresses Standards and Guidelines related to landscaping. It is the intent of these standards to protect and, where applicable, restore, or remember the indigenous and distinctive natural mosaic of this Town. These standards are not meant to modify or change permitted land use, coverage, density or building height nor are they intended to dictate specific landscape requirements in addition to those already required by the Planned Development Ordinances or other applicable ordinances of the Town of Westlake. Instead, they are meant to identify the general intent of any landscape design with the understanding that these intents can be achieved within current landscape requirements applicable to any applicant. Aspects of Landscape Design Approach include: 1. Extension of and integration with the indigenous natural fabric 2. Natural forms If there is a conflict between the specific requirement of this Section and the requirement of a Council Approved Zoning Condition, Restrictive Covenant, or HOA Guidelines (that predate this ordinance), the Zoning Condition, Covenant and/or HOA Guideline shall prevail. Page 114 Section 6- Westlake Building Quality Manual Standard 6.1: Protecting, restoring, and/or remembering the Indigenous Natural fabric in Landscape Design Landscape design is essential to establishing the relationship of building to land that manifest the importance of Westlake's place within its indigenous landscape and its special features. From the day, a landscape design is installed and through its maturity, it continues to reflect, in ever more powerful ways, the extent to which the natural form of Westlake influences and shapes its built form. Therefore, landscape Design is an essential aspect of enduring quality. The Town of Westlake determines that the following are important considerations that any landscape design for residential developments and non- residential sites must embody. • Extension of and integration with the indigenous natural fabric: When a development and/or a non-residential construction displaces a significant amount of natural mosaic, it is essential that the Landscape design which infills the disturbed area re-knits the disturbed natural fabric together. To the extent reasonable when accommodating the new construction, re-knitting the natural mosaic is accomplished by replacement of disturbed vegetative communities, use of an indigenous plant palette, preservation of (and continuation of) natural water courses, preservation of(as well as restoration of) steep slopes over 20%, and preservation of land mark landforms. • Natural forms over ornamental: When detention and/or retention facilities are installed, natural water courses are reconfigured, or flood plain is reclaimed, the configuration of such facilities, Naflow-ways, modified flood plain, creating wetlands, or creating earthen berms must be executed in forms and configurations that are natural and organic. Therefore, \ regular geometries, uniformly parallel containment, and other orthogonal articulations of the land i when accommodating water and/or creating land forms are I prohibited. I I I I I I I Y I P a g e 2 4 Section 6- Westlake Building Quality Manual • Rural and urban treatments: The great magnitude of entitlement square footage permitted by the existing zoning of Westlake, means that portions of the Town will be more Urban while other portions will remain rural. Each of these settings justifies an appropriate landscape design response. In the more rural portions of the Town (pastoral District, Community Commercial 2/3 Districts, and Town Districts exclusive of the Town Core) landscape design for residential development and non-residential projects, proposed or required landscaping must be more organic in form and geometry, plant groups more drifted,greater bio-diversity. In the more urban portions of the Town (The Regional Commercial District, the Community Commercial 1 District, and the Town Core District) a more formal arrangement of proposed and/or required landscape, designed with more species dominant installations. • Tree preservation and native plant community preservation: See tree preservation component of Section 3 (Site Treatment During Construction and accommodation of Site Facilities). 14 Page 314 Section 6- Westlake Building Quality Manual For questions or to obtain additional information concerning this document, please contact the Town of Westlake Planning and Development Department: Town of Westlake 1500 Solana Boulevard, Building 7, Suite 7200 Westlake, TX 76262 (817)430-0941 Planning@westlake-tx.org www.westiake-tx.org T H E T 0 W N O F W ESTLAKE DISTINCTIVE BY DESIGN Page 4 4 Section 6- Westlake Building Quality Manual Westlake Planning and Zoning Commission 4 T H E T 0 W N 0 f TYPE OF ACTION W E S T L A K E Regular Meeting -Action Item Westlake Planning and Zoning Commission Meeting Monday, May 13, 2019 Topic: Conduct a public hearing and consider a recommendation regarding amendments to Chapter 62, Planning, Article III, Section 62-58 Comprehensive Plan Implementation, Town of Westlake Code of Ordinances by providing for expansion of zoning application requirements that require the applicant to demonstrate compliance with the Comprehensive Plan including the Building Quality Manual STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Outcome Vision, iPerspectiveOb jective High Quality Planning, Design & Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability Development Stakeholder planned, high-quality community that &Quality of Life is distinguished by exemplary design standards. Strategic Initiative Outside the Scope of Identified Strategic Initiatives Time Line - Start Date: May 13, 2019 Completion Date: May 20, 2019 Funding Amount: N/A Status - ® Not Funded Source-N/A EXECUTIVE SUMMARY(INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) On January 29,2018 the Town Council approved Ordinance 844,amending Chapter 62-58 in Code of Ordinances, which approved a new development review policy for new residential rezoning requests. Specifically,the policy addresses new residential housing development in the Town and serves to sharpen the focus of existing Comprehensive Plan objectives related to new residential development. The policy also requires compliance with the Building Quality Manual. Page 1 of 2 As part of the adoption of the revised Building Quality Manual in concert with the agenda item that follows adopting town wide construction and design standards, staff proposes expanding the existing policy to cover all new rezoning applications, not just residential rezoning applications. The proposed policy change is detailed as follows: "Sec. 62-58. — Rezoning requests invelving neih iresidenti elopmews - plan review/development request processing. Notwithstanding any other provisions contained in Article III, the following policy shall serve as a review template to Town staff for any proposed development that meets the criteria contained specifically in this subsection. In order to more effectively analyze compliance with the comprehensive plan and ensure its effective implementation, for any rezoning request ' , ineludingPD zoning, that ineludes a residential use wherein the 19repes-edzening yields the abil4y anek4gr invelves- a rezoning from a non residential use to a residential use at a minimum, the following standards must be met upon the submittal of an application for a change of zoning: (1) The proposed zoning shall be to a PD district as defined in the zoning regulations; (2) The proposed zoning application shall, at a minimum, include the following: a. Water and sewer utility service plan that demonstrates an acceptable level of service from Town owned water utilities; b. A stormwater management and infrastructure plan; C. Traffic impact analysis and access control plan; d. Landscaping/Open space/trail plan; e. Tree mitigation plan; f Detailed proposed design standards generally demonstrating compliance with all building standards of the Town, including the Building Quality Manual, adopted by separate resolution, along with any other adopted design policies and requirements applicable to the proposed development; g. A written analysis and demonstration of compliance with Comprehensive Plan recommendations including the housing recommendations contained in the Land Use Plan and the Housing Plan; h. A transfer of development intensity (TDI)proposal (if applicable); i. If any waivers and/or deviations from this policy, the Comprehensive Plan or the Code of Ordinances are proposed, a detailed explanation of each waiver/deviation is required. (3) No application for a zoning change, as applicable to this policy, shall be processed for consideration until the requirements of this policy are met. " RECOMMENDATION Approval ATTACHMENTS Ordinance 844 Page 2 of 2 TOWN OF WESTLAKE ORDINANCE NO. 844 AN ORDINANCE OF THE TOWN OF WESTLAKE AMENDING CHAPTER 62, PLANNING, ARTICLE III, BY ADDING SEC. 52-58 COMPREHENSIVE PLAN IMPLEMENTATION; PROVIDING A PENALTY; PROVIDING A SAVINGS CLAUSE; AND DECLARING AN EFFECTIVE DATE. WHEREAS,the Town of Westlake is a general law Town; and WHEREAS,on Match 2,2015,the Town Council adopted a Comprehensive PIan(the Forging Westlake 2015 Comprehensive PIan);and WHEREAS,on March 27,2017 the Town Council adopted Section 62,Article IH- Implementation of the Comprehensive Plan;and WHEREAS,Article III specifies policies, standards, and procedures related to the review and approval of zoning requests,development proposals, development plans,and construction permit plans; and WHEREAS,the rapid pace of incoming development that the Town is now experiencing makes it necessary to clearly state these policies and how they will be applied to Town growth going forward;and WHEREAS,as part of the review of new residential rezoning requests, a new section to Article III is hereby added providing clarification for information needed from a proposed developer in order to ensure development compliance with the Comprehensive Plan and other related development policies adopted by the Town; and WHEREAS,the economic development, the health, safety and welfare and the general planning will be furthered by establishment of these policies,standards,and procedures; and WHEREAS,upon recommendation of the Planning and Zoning Commission,the Town Council of the Town of Westlake,Texas is of the opinion that it is in the best interests of the town and its citizens that this amendment to the Town's Code of Ordinances should be approved and adopted;and WHEREAS,the Council believes it is in the interests of the Town,present and future residents and citizens of the Town,and developers of land within the Town are best served by adopting this Ordinance' which the Council has determined to be consistent with the Forging Westlake 2015 Comprehensive Plan and the intent of its various other plan elements; and Ordinance 844 Page l of 3 WHEREAS,upon the recommendation of the Planning Department, the Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the town and its citizens that the amendments should be approved and adopted. NOW,THEREFORE,BE IT OREDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. SECTION 2: That Chapter 62, Planning, Article III, Comprehensive Plan Implementation, is hereby amended by adding the following section: Sec. 62-58.—Zoning requests involving new residential developments-plan review/development request processing. Notwithstanding any other provisions contained in Article III, the following policy shall serve as a review template to Town staff for any proposed development that meets the criteria contained specifically in this subsection. In order to more effectively analyze compliance with the comprehensive plan and ensure its effective implementation, for any rezoning request involving any zoning change to a zoning category,including PD zoning,that includes a residential use wherein the proposed zoning yields the ability to produce a higher density of residential units at or above the current zoning of the property and/or involves a rezoning from a non-residential use to a residential use, the following standards must be met upon the submittal of an application for a change of zoning: (1) The proposed zoning shall be to a PD district as defined in the zoning regulations; (2) The proposed zoning application shall, at a minimum, include the following: a. Water and sewer utility service plan that demonstrates an acceptable level of service from Town owned water utilities; b. A stormwater management and infrastructure plan; c. Traffic impact analysis and access control plan; d. Landscaping/Open space/trail plan; e. Tree mitigation plan; f. Detailed proposed design standards generally demonstrating compliance with all building standards of the Town, including the Building Quality Manual, adopted by separate resolution, along with any other adopted design policies and requirements applicable to the proposed development; g. A written analysis and demonstration of compliance with Comprehensive Plan recommendations including the housing recommendations contained in the Land Use Plan and the Housing Plan; h. A transfer of development intensity{TDI}proposal (if applicable); i, if any waivers and/or deviations from this policy,the Comprehensive Plan or the Code Ordinance 844 Page 2 of 3 of Ordinances are proposed,a detailed explanation of each waiver/deviation is required. (3) No application for a zoning change, as applicable to this policy, shall be processed for consideration until the requirements of this policy are met. SECTION 3: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 4: That any person violating any provision of this Chapter may be issued a citation and upon conviction thereof, the person shall be deemed guilty of a misdemeanor and punished as provided in subsection 1-9 of the Code of Ordinance of the Town of Westlake. Each 24-hour period of violation, and each separate act or condition in violation of this Chapter, shall constitute a separate offense. SECTION 5: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas,that sections,paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase,clause,sentence,paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional,phrase, sentence, paragraph or section. SECTION 6: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APP THIS 29'h DAY OF JANUARY 2418. .••'.! ~ ATTEST: ~ Laura Wheat, Mayor r7-3 KeO Edwaf s. Town Secretary Thomas E. Bryme , To Manager APPROV T ❑ L. anton Lawry, Town Attorney Ordinance 844 Page 3 of 3 Star-Telegr&Ap Arlington Citizen-3ournai I The Keller Citizen I La Estrella Maansf[eki News-Mirror I Star-Telegram Northeast i Weatherford Star•Telegrarn star•teIegram.com 1 808 Throckmorton St.I Ft Worth,Tx.76102.6315 1 800.776.7827 AFFIDAVIT OF PUBLICATION Account# Ad Number Identdicatinn Po Arnwnl I Cots Depth 603646 0003514261 TOWN OF WESTLAKE ORDINANCE NO. 844 A $315-12 1 26-00 Li Attention: THE STATE OF TEXAS TOWN OF WESTLAKE County of Tarrant 1301 SOLANA BLVD BLDG 4 STE 4202 Before me, a Notary Public in and for ROANOKE, TX 762627940 said County and State.this day personally appeared CHRISTINE LOPEZ, Bid and Legal Coordinator for the Star-Telegram,published by the Star-Telegram. Inc. at Fort Worth, in Tarrant County, Texas;and who, after being duly sworn, did depose and say that the attached clipping of an advertisement was published in the above named paper on the listed dates. TOWN OF WESTLAKE ORDINANCE NO. 844 AN ORDINANCE OF THE TOWN OF WESTLAKE AMENDING CHAP- 2 Insertion(s) TER 62,PLANNING,ARTICLE III, BY ADDING SEC. 6t-58 Com- PREHENSIVE PLAN IMPLEMEN- Published Orr TATMN;PROVIDING A PENAL- TY; PROVIDING A SAVINGS February 07,2018,February 08, AND DELARt EFFECTIG AN VE DATE,C SECTION 4: 2018 That any person violating any provisl4n of this Chapter may be Issued a Citation and upon con- viction thereof,the person shall be deemed guilty of a misde- meanor and punished as provid- ed In subsection 1-9 of the Code of ordinance of the Town of Westlake. Each 24-hour period of violation, and each separate act or condition in violation of this Chapter, epff shall tiuNspartoensePASSEDDA D APPROVED FJANUARY VD N8 IS 24th DAY [Principal Clerk] SUBSCRIBED AND SWORN TO BEFORE ME,THIS 8th day of February in the year of 2018 Notary Public LESLIE BUCKLEY ?z, y Notary Public,State of Texas =✓ '�-= Comm Expires 02-24-2021 %n°; Notary ILS 12SO58260 Westlake Planning and Zoning Commission 4 T H E T 0 W N 0 f TYPE OF ACTION W E S T L A K E Regular Meeting -Action Item Westlake Planning and Zoning Commission Meeting Monday, May 13, 2019 Topic: Conduct a public hearing and consider a recommendation regarding creation of a new chapter, Chapter 100—Town Building and Development Design Standards, Town of Westlake Code of Ordinances, providing for Town wide building design and related construction standards STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Outcome Vision, iPerspectiveOb jective High Quality Planning, Design & Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability Development Stakeholder planned, high-quality community that &Quality of Life is distinguished by exemplary design standards. Strategic Initiative Outside the Scope of Identified Strategic Initiatives Time Line - Start Date: May 13, 2019 Completion Date: May 20, 2019 Funding Amount: N/A Status - ® Not Funded Source-N/A EXECUTIVE SUMMARY(INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) This item is proposed in conjunction with agenda items 4 and 5 and involves the addition of a proposed new chapter to the Westlake Code of Ordinances that would provide general standards for the design and construction of all new principal buildings and development within the Town of Westlake. Given the recently added Town branding slogan"Distinctive by Design",reinforcing the design expectations described in the 2015 Comprehensive Plan, these proposed regulations will better enable the Commission, Council and Town staff to implement those design expectations. Paget of 5 APPLICABILITY OF STANDARDS The proposed new chapter requires all new principal buildings to comply with the new provisions, which themselves refer to the Building Quality Manual. The Code of Ordinances defines a principal building as: "a non-accessory building in which a principal use of the lot on which it is located is conducted. All residential uses, except bona fide servants' quarters, shall be deemed principal uses. " More specifically, all new single family homes and existing homes with significant improvements and/or additions (as defined below) would be required to meet the provisions of Section 4- Single-Family Residential Construction Quality Standards in the Building Quality Manual. All other structures, and development, would be required to demonstrate compliance as part of a required site plan/concept plan or development plan submittal, which would eventually be considered by the Commission and/or Town Council as is currently required for non-single family residential site plan approval by both the Code of Ordinances and all PD ordinances. PROPOSED CHAPTER 100 LANGUAGE The following is the proposed language for the new chapter: "CHAPTER 100—B UILDING AND TO WN DESIGN STANDARDS ARTICLE I. -IN GENERAL Sec. 100-1. - Purposes. The purpose of this chapter is to establish general building design expectations in addition to specific provisions for the exterior design and exterior building materials of commercial, institutional, mixed-use and residential buildings in all zoning districts in concert with the recommendations of the Comprehensive Plan. These expectations are further explained, defined and described in the Town of Westlake Building Quality Manual, adopted by separate resolution. Sec. 100-2. - Applicability. This chapter shall be applicable to any new principal buildings constructed in the Town of Westlake, or, additions or alterations to any existing principal building wherein the value of the improvement(s) exceeds 50%of the building improvement value as listed in the Tarrant or Denton Central Appraisal District records at the time of building permit application. ARTICLE IT —B UILDING DESIGN AND CONSTR UCTION REQ UIREMENTS Sec. 100-3. — Single Family Residential Construction - All principal single family residential buildings shall comply with the provisions of Section 4-Single-Family Residential Construction Quality Standards in the Westlake Building Quality Manual. Compliance with this requirement shall be reviewed by the Town Manager or designee as part of the review of the building permit application. a. All building plans submitted for review per this sub-section shall be stamped by an architect licensed by the State of Texas. Sec. 100-4. —All Other Construction other than Single-Family Residential— Upon submittal of a site plan, development plan and/or concept plan, as required by the Code of Ordinances and/or a Page 2 of 5 Planned Development District, the design, layout and construction of all principal buildings shall generally demonstrate compliance with the recommendations of the Westlake Building Quality Manual. ARTICLE III. —ADMINISTRATION AND COMPLIANCE Sec. 100-5. —Determination of Compliance- The determination of compliance with the provisions of this chapter, including the Westlake Building Quality Manual, shall be made by the Town Manager or designee. The Town Manager or designee shall have the authority to provide clarity of intent and to approve minor variances to any provision and/or guideline contained in the Westlake Building Quality Manual where, in their opinion, the intent of the manual, in concert with the recommendations contained in the Comprehensive Plan, has been met, or, where an unreasonable hardship and/or conflict with another code or related provision specific to a particular development exists. The final determination of compliance shall be provided by the Town Manager or designee in writing to the applicant upon exhaustion of all review comments relative to pertinent plans received by the applicant. Sec. 100-6. — Variance Procedure —Appeals to final determinations of compliance by the Town Manager or designee shall be heard by the Town Council. For appeals that are not associated with a site plan application or other formal legislative approval requirement listed in Section 100- 4, the appeal must be submitted in writing to the Town Manager or designee within 30 days of the final determination of compliance. Upon receipt of the appeal request, the appeal shall be scheduled on the next available Town Council meeting. The decision of the Town Council in considering the appeal shall be final. Sec. 100-7. — Conflicts with Other Ordinances and Provisions — Where a conflict exists between the provisions of this chapter, including the Westlake Building Quality Manual, and any other provision contained in the Town of Westlake Code of Ordinances, a Planned Development District, an approved site plan, development agreement or other formal provisions not specifically listed herein, the provisions contained herein, including the Westlake Building Quality Manual, shall generally control. However, the Town Manager or designee shall make a final determination of design control as part of their review, which may be appealed per the variance provisions contained herein. " REVIEW PROCESS AND ADMINISTRATION As described in the proposed regulations, Town staff, as ultimately determined by the town manager, has broad discretion to determine compliance with the Chapter and Building Quality Manual provisions. As is currently the case, where necessary, a registered architect contracted by the Town would assist in reviewing the plans for compliance. However,in the event of an impasse concerning a design provision(s) and/or conflict, the applicant would have the ability to request a variance per the variance procedures in Section 100-6. The following charts provide an illustration of the proposed design review process: Page 3 of 5 Chapter 100 Compliance—Single Family Review Process Only New 5F Building Staff Review for DOC Approval: Permit,or *improvement, BQM Compliance: Permit may be Application "DOC" Issued ,a DOC Denial: Variance to Council Council Approval: Council Denial: Permit may be Permit Denied; Issued Appeal Final BQM=BUILDING QUALITY MANUAL DOC=DETERMINATION OF COMPLIANCE per Ch.100 *=Improvement per Ch.100 Provisions Chapter 100 Compliance—Non-Single Family Review Process Only Staff Review for DRC/DOC Approved: Site Plan,Etc.Sub- BQM Compliance Case Moves Forward mittal per Ch.11}0 for Legislative through DRC Consideration Z Z Note:AP new non-residentialbuild - ings,and significant afterotions and Non DRC/DOC additions thereto,require legislative Approval: approval per the Code of Ordinances further Revisions in addition to certain PD zoning con- Requested ditions DRC Non-DOC: Legislative Recom- � P&Z and Council mendation for Consideration BQM=BUILDING QUALITY MANUAL Denial DOC=DETERMINATION OF COMPLIANCE per Ch.100 DRC=DEVELOPMENT REVIEW COMMITTEE Page 4 of 5 EFFECTIVE DATE Particularly with regard to the effect of the proposed standards on all new single family construction including significant improvements and additions, as these involve strictly building permit applications, staff recommends that the effective date for the ordinance approving Chapter 100 be Tuesday, September 3, 2019. The delayed effective date allows for: time to educate the development community concerning the new standards, for staff to streamline certain review processes for greater efficiency, and to not burden pending incoming permit applications not yet received where submittal is imminent and where designs have been finalized on the part of the applicant. SUMMARY AND RECOMMENDATION The proposed standards, in concert with agenda items 4 and 5, will allow for more effective implementation of the 2015 Comprehensive Plan and will ensure more consistent design quality for new construction. Staff recommends approval as presented. Page 5 of 5 Westlake Planning and Zoning Commission 4 T H E T 0 W N 0 f TYPE OF ACTION W E S T L A K E Regular Meeting -Action Item Westlake Planning and Zoning Commission Meeting Monday, May 13, 2019 Topic: 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 Outcome Vision, iPerspectiveOb jective High Quality Planning, Design & Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability Development Stakeholder planned, high-quality community that &Quality of Life is distinguished by exemplary design standards. Strategic Initiative Outside the Scope of Identified Strategic Initiatives Time Line - Start Date: May 13, 2019 Completion Date: May 20, 2019 Funding Amount: N/A Status - ® Not Funded Source-N/A 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 38 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. Page 1 of 16 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. Subsequently, a second request to rezone the property at a reduced density that included fewer lots(54)was denied by the Town Council on March 25, 2019. The proposed plan has a reduced lot count of 38 lots yielding a gross density of one dwelling unit per acre. Additionally, the proposed concept/development plan shows a more clustered lot configuration with a clearer representation of open space relative to individual lots. 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 38 detached single family units. Other proposed uses include a gate house, 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 1.0 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 and homebuilder of this project shall be controlled by the same entity, as noted in the required development agreement. 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 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: 40 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. 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 Page 2 of 16 d. Front Setback: 10 feet; or 5 feet 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: 40 feet g. Minimum Unit Size: 3,000 square feet h. Maximum Height: Per diagram below: C F4 .:RNT �;ae1n r.r. Y , ti4A of A't vi'-I'L.... r WJ alit dr C.A. NELSON ARCHITEC7URE GROUP LLC. ARCHITE.^-'.l:{: INTERIORS CREATIVE SOLLMONS-5220 SPRING VALLEY RD.SURA 210 DALLAS.TX 75230 472-248-1905 DATE: Other special setback provisions include: • Lots adjacent to Aspen Lane shall have a 40-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. Page 3 of 16 Regarding roofs,permitted roof materials are proposed to include: 1. High quality clay or concrete tile (with a thickness similar to clay). (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 2. Metal: Traditional standing seam with standing folded and soldered seams. Allowed for porches and architectural features only. (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 3. Flat or low-pitched roofing that is 2:12 pitch or less may be of any code approved material. The applicant proposes that exterior walls be composed of 80 percent masonry as required for all Residential Districts by the Code of Ordinances and have horizontal and vertical articulation or architectural delineation on all elevations. The applicant also states that the Westlake Building Quality Manual will be incorporated into design standards for the development. STAFF RECOMMENDATIONS RELATIVE TO DESIGN: • Homeowner's Association — The development shall be governed by a Homeowner's Association (HOA) that will be responsible for common area maintenance,guard house and amenity center maintenance,private street maintenance,front yard maintenance and enforcing the HOA Design Guidelines for the community. The Home Owners Association shall appoint an Architectural Review Committee that must have at least one (1) Texas Licensed Architect with experience in applying Design Guidelines and advising an Architectural Review Committee on matters of design. • Exterior Walls: Exterior walls shall meet the requirements of the Town's Building Quality Manual as adopted by Resolution 18-02. • Design Guidelines: See final staff recommendation below. • Elevation Samples: All homes constructed in this development shall be generally consistent with the elevation samples provided by the applicant such that the primary articulation elements and general layout of the home on the lot are generally consistent with the elevations. Provided all other requirements are met, significant deviations from these elevations may be approved provided that both the HOA and the Town Manager or designee are in agreement. • All plans submitted for permit within Spenser Ranch shall be prepared by a Texas Licensed Architect and contain sufficient details required to explain the full exterior construction to a competent contractor. PARKS/OPEN SPACE/LANDSCAPING Open Space. The applicant proposes that 19.1 acres, or 50.5%, of the development will be dedicated to open space as follows: Page 4 of 16 • 11.5 acres of Private Open Space • 3.0 acres of Public Open Space • 4.6 acres of Water Area (Lakes) Private open space would include a gate house. The applicant states that "the 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 similar architecture to the homes in Spencer Ranch. 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." 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 38 residential units, the applicant is required to provide a minimum of 1.26 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: • 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. Page 5 of 16 • 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 19.1 acres (50.591o) of the development shall be reserved as open space.All open space,includingpublic andprivate,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: 11.5 acres minimum b. Public Open Space (Parkland): 3.0 acres minimum Page 6 of 16 • 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. • 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: • An internal traillsidewalk 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. Page 7 of 16 Perimeter Fencing. Perimeter fencing will have decorative iron fencing per the development description 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. 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 3/4 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 3/4 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. " Page 8 of 16 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, excluding brick, 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 38 residential units proposed is projected to generate a total traffic impact of 376 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 376 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. Page 9 of 16 • 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 PD 7, 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. 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 Page 10 of 16 side lot line retaining walls to create lot pads.Waterside will respect some exceptions where patios, drives, and pools are built that can be viewed as extensions of the home." STAFF RECOMMENDATIONS: • Public Utilities— Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, construct all necessary water and sewer system improvements per Town standards and shall secure any necessary easements. • Duct Bank - A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement, the final details of which shall be determined by the Town Manager or designee. The homebuilder shall tie into the Duct Bank prior to the Final Inspection for the home. • Stormwater — Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. • Lot Grading— Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets,public infrastructure, development amenities, and approved water features. The pre grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. PUBLIC ART The applicant states that "Waterside has a strong desire to support the arts in Westlake and will commit the following to a Public Art Competition: • "A competition site of a size to be determined, to place the art at Spencer Ranch in the Public Open Space • A donation by Waterside of an amount to be determined will be outlined in the Economic Development Agreement." STAFF RECOMMENDATION: As part of the development agreement, the developer agrees to submit a public art plan that shall be approved by the Town Manager or designee and generally conforms to the public art provisions contained in the development description as proposed by the developer. A Town of Westlake entry marker or monument 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: Page 11 of 16 "Most of Westlake's residential development to date can be characterized as large homes situated on large landscaped lots where homes are sited in ways responsive to features of the lot, instead of the street. The overall character is one of a dominant landscape and houses arrayed within it, rather than houses with lots (as is common to most suburban development). Lots are generally an acre or larger with homes set well back from the street. Homes are limited to two stories in these areas and densities are one unit or less per acre. However, smaller lot sizes could be compatible with this character if such lots are clustered and surrounded with open space so that the gross density remains one dwelling unit per acre. The sense of open land is more essential than lot size. The Pastoral Community is predominantly residential with some institutional uses and office campus uses where the FAR is .1:1 or less. Informal lot landscaping replaces rigid street landscaping, giving more visual presence to the natural ground plane than the roadway. Preservation of current home values is key to future residential development. " The proposed development complies with the pastoral community character statement given the gross density of not more than one dwelling unit per acre and the clustered lot pattern surrounded by open space. 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 • 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. Page 12 of 16 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. The proposed development supports the mitigation of "value encroachment", as stated in the Housing Plan: "As Westlake grows toward SH 170 and Keller, how does Westlake keep this from eroding value overall by generating lesser comps? Existing housing entitlements do not accomplish the above objectives. Various products and price points are incoherently distributed across the Town, and several land use conflicts exist, both of which can lead to instability and degradation of value and price point advantage. The recommended strategy to accomplish the above objectives involves the establishment of distinct sub-markets within the Town to create an orderly distribution of varying uses within a single, multi faceted community. The purpose of the sub-markets is to provide commercial separations, accommodate traffic, and overcome any associations with external markets encroaching upon Westlake. Sub-markets will have a spatial definition relative to market attractors rather than competition and will be separated and connected by thoughtfully distributed amenities, trails, and open spaces. Each sub-market has specific attractors, some of which will be shared among sub-markets." 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 terms of citizen priorities within the comprehensive plan framework plan, the following is a compliance report card for the proposed development with the following possible scores: Complies,Partial,Non-compliant Page 13 of 16 • Future views from residential areas should present qualities of vista,natural-ness,pastoral/ agricultural character, and sense of openness that exist today. Partial, due to removal of agricultural character, some old growth native tree stands and increase of residential density. • Future development should perpetuate picturesque and pastoral qualities that promote a visual identity associated with rural-ness. Partial,per above description. • Future development should embody recognizable quality of building and site design as well as maintain an overall balance and continuity between commercial and residential portions of the Town. Complies • Future Westlake should continue to be a place where one can live a"slow paced"life style in a quiet, rural like setting. Complies • Future Westlake should contain essential scenic, cultural, and architectural features which are a legacy of its rural heritage. Complies • Future Westlake should come together as an overall town form with an identifiable town center, residential areas and employment areas, tied together by streets, trails, and transitional buffers that maximize resident convenience and protect residential areas from commercial encroachment. Complies • Future development should create a greater level of amenity and residential compatibility for the Town. Partial, due to somewhat limited amenities. • Future Westlake should have a coherent trail system (pedestrian and bike trails) that links residential areas to important destinations within the Town. Complies • Future Westlake should have clearly defined residential and commercial areas that reinforce single- family values and neighborhoods as well as distinguished Westlake from other cities and townships in the general region. Complies • Future Westlake should transform future detention needs into a system of distinctive water features and amenities for the Town. Complies • Future Westlake should be a model of water conservation and environmental preservation for the area. Complies • Future Westlake should be a town offering its residents distinctive recreation and park opportunities. Complies In summary, the development is generally consistent with the recommendations and citizen priorities provided in the comprehensive plan. COMPARISONS OF OTHER WESTLAKE DEVELOPMENTS Page 14 of 16 The following is a comparison chart of other Town residential developments relative to total lots, acreage and gross density: Subdivision Name Total Lots Size(Acres) Gross Density(Dwelling Units per Acre) Aspen Lane/Shelby Estates 8 132.6 0.1 Carlyle Court 8 10.2 0.8 Entrada 322 85.9 3.7 Glenwyck Farms 84 104.3 0.8 Granada 84 84.3 1.0 Knolls at Solana 56 62.5 0.9 Mahotea Boone 14 31.6 0.4 Paigebrooke 6 20.3 0.3 Quail Hollow 96 188.3 0.5 Stagecoach 47 55.5 0.8 Terra Bella 26 54.8 0.5 Vaquero 298 510 0.6 Wyck Hill 13 22.4 0.6 The Knoll at Solana 56 62.6 0.9 Spencer Ranch (Proposed) 38 37.8 1.0 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,no correspondence officially related to this new request has been received. 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. Under the current zoning conditions, the subject property could be subdivided into a maximum of four lots. Therefore, the proposed development would provide a much higher density over the existing surrounding density in the portion of Westlake zoned R5-Country Residential. However,the proposed plan provides for clustered lots preserving over half of the development as open space. Additionally, the proposed development is generally compliant with the recommendations and priorities of the 2015 Comprehensive Plan as described above. Therefore, given the location of the subject property adjacent to the city of Keller corporate boundary with regard to value encroachment as established by the 2015 Comprehensive Plan, staff recommends approval subject to the conditions contained herein. ATTACHMENTS Staff Exhibit: Existing Location Map Developer Submittal: Development Proposal Page 15 of 16 Staff Exhibit: Current Zoning Map Staff Exhibit: Comprehensive Plan Land Use Plan Page 16 of 16 Af r ■ i r' i t ~! 41& IP AL ►• ,; -_ t Town of West e , - Aspen Lane _ �. + 4441jP4 + 1-. As I Ilk dw , MMA+!Pie #" IL get Keller r € City I�f 4Z7 r T Ak. i .i Y �• r + 7 �� w .� � � f • i L G 1� F - -+ 1 T 3K SPENCER RANCH PROPOSED CONCEPT/DEVELOPMENT PLAN TOWN OF WESTLAKE MAY 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. Copyright © 2019 By Waterside Land Co, LLC 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 Land 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 (Company) that controls both the Lot 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 up ality. 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 some 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 a single company "Waterside Properties, LLC."is fully committed to directly oversee both aspects of this project(both land development company and the home building company) with the terms and conditions of that commitment, addressing unforeseen events, to be worked out in a development agreement with the Town. Page 2 of 32 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. � v a 17 �A 11 �. . i "Spencer Ranch as seen from Pearson Ln" Page 3 of 32 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-LeaveTM 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. TOWN OF WESTLAKE - �� TOWN OF WESTLAKE if i �fv+IsrM �I E - - —ASPEN LAN)_. _._._.. ... - ---`�1 —.,.. _.. IUE WN OF KE 1 `k_ +_ = Spencer Ranch auc OPER I' � Ppv4rE OPEN � LAKE' s 3 I SPACE 5P4CE 1 Waterside Land Co. LLC. TdTAL LOTS AREA EA .( 4 \ TOTAL LBJdD -38(918)ACRES J l \ II 2 H AL C CLUSTER AREA-1a.6 4GRE5f 3B.BE ENTRANCE ` i / J/ �1�\�I + ZJ II,,, -� T PRNA E OPEN BPALE.I A 5RACRES 5$ M.U.M.U.LP£N 6PAC£ 3.B A— �{ IT,\ I f �� �� + WATER BODIEB 4.6 ACRES(MIN) GA.NELsov AAC.++rlr_TURE GROUP L L. I i �LLf �' Ih/E4"ie ^3 Lt i Opm iPM wim lnF Sae xe WIilh.rd 2 I �. bk�Va'Uf BI •G!LEFAIL � 1�N/ I ]1 r AMENITIE6 �' � I / �� rrifffff'' ------ DETALWED 1� 'iF I I AREA ` I IIS I' � ..��.. `..�e.� 4 I TOWN OF LU // II _ 3 ���E"E / r, WE5TLAKE Z / I •.. 5PAC£ / J 1 O 41 I MAIN LAKE -.... .11-. _ 2 ` 5 1 I WATER 2 7y� Q P ACE C FE?aTURE �� VAQUERO r i \ `, \\�. GOLF .�- 2 LAKE I I GOUR5E 4 `\ I\ 2 - / �� / 149 P uc oPtN PRI,ATE OPEN TOWN OF WE57LAKE 9P4GE SPACE 1 i LAKE � �, -._ � Q 1 I AMfRFA 2 I I I PRIVATE OPEN 4RE4 9 5PAGE �Y GiTY Of= KELLER—� Spencer Kanch_concept /Development Plan _ _ _ 5CALE:1" 50'-0° DATE:MAY 2019 "Spencer Ranch 38 Homesite Concept/Development Plan" Page 4 of 32 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. Spencer Ranch Summa rX May 2019 • Approximately 38 acres • 38 Clustered Homesites • Water Themed Community • Single Source Delivery System • 100% Compliance with Westlake Comp Plan • All Single Family Detached High Quality Homes • Approximately 50% Open Space • Approximately 3.0 Acres Dedicated to Permanent View Shed Corridor along Pearson Ln • 3 Lakes • Low Maintenance-Lock-N-Leave Community • High Security Gated Community Page 5 of 32 WESTLAKE COMP PLAN COMPLIANCE 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. COMP PLAN Page 71 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." COMP PLAN Page 74 Waterside has created a development that will "RESTORE THE NATURAL MOSAIC" "RESTORATION OF THE NATURAL MOSAIC:Page 74 of the Comp Plan calls for "con textualization". 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 "con textualization" 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 "con textualization"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 32 COMP PLAN Page 83-88 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.Pape 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. COMP PLAN Page 159 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 Mistrial 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." ...However, smaller lot sizes could be compatible with this character in such lots as 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. Page 7 of 32 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 1.0 lot(s) 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 forSpencer Ranch." 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 some 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." Page 8 of 32 COMP PLAN Page 166 "CONCLUSION" This land use plan seeks to further the goals and aspirations for the citizens of Westlake as presented in the public planning workshops. Therefore, this land use plan builds upon the recognition that market conditions in 2014 are significantly different than market conditions in 1992 and that such change of condition will likely motivate owners of undeveloped property to seek augmentation of their current zoning ordinance. Therefore, this land use plan is meant to be a guide in discussions when considering such requests by seeking to identify pathways to a positive response that does not further burden the Town with additional traffic and/or facilities demand. COMP PLAN Page 193 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." COMP PLAN Page 267-279 "DIVERSIFICATION OF HOUSING" The Housing Plan component of the Comp Plan 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. 1) Preservation of values 2) Diversify the higher-income market to attract young buyer 3) Meet the future housing needs of an aging population 4) Mitigate value encroachment Page 9 of 32 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. • A genuine effort will be made to save and protect old-growth trees. • 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. • Tree Mitigation: Trees located in roadways, lakes and utility main locations as shown on the preliminary plat and civil construction plans are hereby exempt from the mitigation requirements of the Code of Ordinances. Landscape architect: TBD Page 10 of 32 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, 38 High Quality homesites grouped in clusters surrounded by an abundance 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. r^i:��Fr rear ?z.zA .r.•i�• i1 ��•V�c � C�,:s-r `� - �.eS r. "The Gate House at Spencer Ranch" The gate house/sales center will be constructed on the property in the general location as shown on the Concept/Development Plan, the building (above) will have the similar architecture as the homes in Spencer Ranch. 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. Page 11 of 32 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. Project Amenities: ✓ Unique geographic location on the "edge" of the Town in a submarket ✓ Unique setting with rolling topography ✓ Dramatic western sunset views "Actual Western View from Spencer Ranch" ✓ Great golf course views ✓ Multiple water features with direct lake views ✓ Open Space approximately 50% of the development ✓ One single Westlake neighbor ✓ Privacy from commercial developments and highways ✓ Boat dock/fishing pier/pump house on the main lake ✓ Unique Landscape delivery ❑ high quality purpose driven landscaping plan as viewed from a total neighborhood vision Page 12 of 32 ✓ Pastoral street scape with parkway drives ✓ High quality concrete streets and curb system ✓ Enhanced street paving that is consistent with ALL home driveways ✓ Well positioned, High Quality "this is Westlake"statement gate house ✓ Well positioned, High Quality "this is Westlake"statement entry fountain and gates ✓ High quality fencing ✓ Limited internal lot fencing ✓ Limited lot grading-preserving the natural ground plain ✓ Houses built in clusters (11 or less) surrounded by open space ✓ Permanent Parkland view corridor at Pearson Ln (120'setback) ✓ Town trail system at Pearson Ln ✓ Off street parking at each home ✓ No overnight street parking ✓ Public parking for trail head and historical marker ✓ Westlake monument signage at the southwest entry to Town ✓ Permanent tree preserve for old growth trees protecting our only Westlake neighbor and preserving old growth trees ✓ High Quality architectural designs by licensed architect ✓ High Quality home construction ✓ Single source entity controlling both the developer & home builder ✓ Single source sub-contractor base! ✓ Professional site management plan to be Li Implemented during the land development and through completion of construction that clearly shows how Westlake operates differently! ✓ Debris control plan &management ✓ Material storage control plan &management ✓ Sanitary station (port-o-let) control plan &management ✓ Construction staging and parking plan &management ✓ On site access control for all construction traffic ✓ On site professional project managers ✓ On site home maintenance concierge ✓ On site lock-n-leave ✓ On site "State of the art" security ✓ Drone landing pad ✓ On site package delivery management ✓ Designated Public Art location ✓ Preservation of the Buck E King historical marker Page 13 of 32 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 Ln & Aspen Ln(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. F:.•,81 � �.,wR,�c �:le c�s� oil /V L j 4 `-t�; 1� a "Fence Concepts and the entry Fountain at Spencer Ranch" Page 14 of 32 In addition to the above fence types, the following fence types are allowed at Spencer Ranch: ❑ Existing fencing from neighboring properties ❑ Iron fencing similar to existing fencing ❑ Masonry fencing with finished consistent with the homes in the development 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 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. • Iron gates with the frame measuring a minimum of 1.5 inches square with pickets of at least 3/4 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 15 of 32 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 50% Open Space and dedicating the entire Pearson frontage (approx. 4.5 acres) for a permanent view corridor to the Town of Westlake (the numbers below are estimates only): ❑ 19.1 acres of total open space is being provided ❑ 11.5 acres of Private Open Space ❑ 3.0 acres of Public Open Space ❑ 4.6 acres of lakes ❑ 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. 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 4.5 acres to be dedicated with the platting of this property. The parkland will be privately maintained by the HOA but will be publicly accessible. 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. Page 16 of 32 Community Trails: Spencer Ranch will contain an internal trail system and connect with the public system at access-controlled locations. The trail system and the aerobic programs are being studied now by Waterside and will be submitted with the landscape plan. 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 32 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 finish locations as shown on the Concept / Development plan. Homes in Spencer Ranch will use the same material for all driveways as the street enhancement materials. 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. Page 18 of 32 Sidewalks: There are no typical concrete sidewalks in the development, walking trails (natural material) will be located throughout the development and will be indicated by the Landscape Architect on the landscaping plans to be submitted to the Town. 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 and be built to be consistent in size and materials with the Town's trail from Aspen to Dove Rd. 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 19 of 32 LOT SPECIFICATIONS Density &Lot Size: Spencer Ranch will be a unique community of high-quality housing on smaller maintenance free lots: • 38 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: All Home sites 70 feet HOME / LOT SPECIFICATIONS Spencer Ranch may contain both one and two-story homes Spencer Ranch contain ALL single family detached housing Home Pricing: The diversity of housing orchestrated in "Cluster Zones" are projected to have an initial sales price starting at $1,895,000.00 The preeminent mission of the Westlake Comprehensive Plan is the preservation of values in Westlake. Being located in the Midlands Pastoral region of Westlake and in a submarket that sits on the edge of the Westlake Town limits, Spencer Ranch creates a high value and distinct entry point and a clear separation from surrounding markets. Spencer Ranch fills a void in the Westlake housing market with its high value product mix and will establish a barrier to prevent value degradation moving into Westlake from lower price point markets. NEW HOME DEMAND SUMMARY. Starting on Pape 271 of the Comprehensive Plan through Page 275 clearly details the obiectives for developers and builders to follow to satisfy the future needs in Westlake. Page 20 of 32 f tVw.Oak tau,. A !! Y o-� � nuc Cd,ce �CJl�etr AVERAGE 5 000 SQFT Iva�r`k1fP L.,4 Co. LLC. "Spencer Ranch Estate housing averaging 5,000 square feet" . . *' r71 tt sz WWI "All "I A •, sW :: Y ia Cv��'.f8 � AVERAGE 4,080 SOFT t _ - Wa�-rhe L-a.-.4 Ca. LLC. "Spencer Ranch Villa Housing averaging 4,000 square feet" Page 21 of 32 Housing Type: Spencer Ranch will have multiple housing offerings that can ranges in size as follows: • South Side Villas o from 3,500 sqft • Parkway Estates 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 below 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(')where courtyards/motor courts are provided e. Side Setbacks: 0 feet f. Rear Setback: 40 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. Page 22 of 32 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(Z)for side facing garages, courtyards and accessory structures not utilized for storage. d. Side Setbacks: 0 feet e. Rear Setback: 40 feet f. Minimum Unit Size: 3,000 square feet g. Maximum Height: Per diagram below: a Y _ f. �• T r r � t. 1_.i: 7 IT— . �/ tipy i3 I GOLF COURSr - VILLAS "Spencer Ranch Golf Villa Housing averaging 5,000 square feet" (viewed from the Vaquero Golf Course) Waterside and Vaquero Club are working together on common border landscaping. Page 23 of 32 Building Setbacks (in feet): Front Rear(l) Sides(') All single-family 10 (2) 25 (3)(4) 0 (1)When backing or siding to Aspen Lane, there shall be a 40-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 including a maximum total building height: cis' 9-1 W4 4t 4' I % � a� ase `II Pd M_WJ 11.,�i� 7 I � i W�tff�iL •¢�o� if4 C.A. NELSON ARCHITECTURE GROUP LLC. _ ARCHITECTURE INTERIORS CREATIVE SOLUTIONS-5220 SPRING VALLEY RD-SUITE 210 DALLAS,Tx 75230 972-248-1905 1JATE "Golf Villa Height Diagram" Page 24 of 32 Spencer Ranch Development Setbacks (in feet from property line): Setbacks are applicable to the main structure of any home built in Spencer Ranch: Pearson Ln (west) 120 feet Aspen Ln (north) 40 feet Vaquero (east) 40 feet South (south) 40 feet Page 25 of 32 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 26 of 32 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 27 of 32 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 b. 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 28 of 32 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 29 of 32 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 con tractor/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 30 of 32 LIFESTYLE COMMUNITY WITH MAINTENANCE FREE LIVING WATERS I DE NOME MAINTENANCE CONCIERGE 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 0 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 31 of 32 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 Page 32 of 32 rr -- WESTLAKE N DD WEsr T pkw D D DD D DALLAS O D C) D REED \ S �- D D �To TOWN OF Lj MAIN — jT TROPHY CLUB Town of Westlake TOWN LIMIT _ CITY OF � _ _ R O A N O K E _ ZONING MAP Q) _ _ 1301 SOLANA BLVD, SUITE 4202 * WESTLAKE TEXAS 76262 HENRIETTA CREEK RD. PARISH LAKE -To 107V Lj May, 2017 TURNER —jx+ DENTON COUNTY -- — — — — — TARRANT COUNTY CITY OF _ _ MA BRANC S O U TH L A K E PD3- 11 / 0 4 U GU Government Use r Er. Z R-2 A CITY OF R-1 BOONE FORT WORTH TOWN LIMIT �: z ��0 LAC dG� �° ECT o° BROKEN BEND DR WEST PUMP BRQQKE FIRE R-1 r OCK ROSE pv RAVEN Lu as WYCK . `' G ENIC CIRCLE o C) � CT. � � RI STATION TRAIL RZ6TION HILL 1440 ¢o >" a OAKS �P LdSEN -0 e o c�E o oCYPRESS WAY F P y°� PTOWN LIMIT / O , WHITE I o p BROKEN BEND DR soulsun aff in= 0 � R-1 z �. covE° g P ,' ..'� o s'R- -- CT o x Q TIMBER �q 'Qi�� ROCK N ANE E 34g RIDGE LN. 0-5 2ppOVE C aCIT.. v o Y _ m o " g�j / LAMBERT LN. E • . C�� a M oW MEAN°ERING DRIVE O I^ 3- FAIIR OAKS DR OAK TRAIL �QQ EA°rvlE \ ZU ASPEN LANE Ld COWGIRL STAN 6 WfNDY Q O —.1 RANCH ESTATES A I11DN OAK DR. -j `' (� V H `�� EMAIL HOLLOW DRIVE O(..) TOWN LIMIT STE T. ��\ RS ® �� R-1 ROBIN S N R —i WIM ti 0 G z s S�AG�L o o KNOX RD. `n ' 7 0 o Ld a r a Q MOCKINGBIRD z z G DR. J� 33 aq� QUAIL JANET CT. R- 0 TOWN LIMIT \�`G�F 9n HOLLOW C CH CITY O F C E DR. P D 5 R-, 0 K ELLER �I��'���BRAZ05 CT. CITY OF . . R-1 pQSr Oqk Q� SOUTHLAKE VAQUERO ESTATES Legend BLVD. J zQ OOd a � R-1 Estate Residential PD-1 Planned Development w a. TOWN LIMIT R-2 Rural Residential ® PD-2 Planned Development 3 R-5 Country Residential ® PI Planned Development 0 o RA Residential AirportPD-4 Planned Development CNI iI GU Government Use PD-5 Planned Development w 0 office � R-0.5 Neighborhood Residential a = � Z Planned Development (PD) CD z o z o d v N N X C CD n M N C C N ES � w W J W Wm 0 o y J GRAPHIC SCALE 1 "=1000' �;: = Graham Associates,Inc. LLJ CONSULTING ENGINEERS&PLANNERS T 600 SIX FLAGS DRIVE,SUITE 500 a 1000 0 1000 2000 ARLINGTON,TEXAS 76011 (817)640-6535 TBPE FIRM:F-1191ITBPLS FIRM:101536-00 p MM z 0 o J THE LAND USE PLAN i PC-A:Pastoral Community/View Shed Zone PC-B:Pastoral Community/View Corridor Zone CC 1-A:Community Commercial i/View Shed Zone lCC1-B:Community Commercial l/View Corridor Zone ■CC 2-A:Community Commercial 2/View Shed Zone CC2-B:Community Commercial 2/View Corridor Zone CC2-C:Comm unity Commercial 2/ViewTerminal Zone CC2-D:Community Commercial 2/View Shade Zone ■CC 3-A:Community Com mercial 3/View Shed Zone ■TC-B:Town Core/View Corridor Zone 114 TC-D:Town Core/View Shade Zone _ TC-A:Town Core/View Shed Zone RC-D:Regional Commercia I/View Shade Zone 170 ■RC-B:Regional Commercial/View Corridor Zone TCO:Town Common Open Space } � � I 77 'a 1 a c 0 i U r D Z M r rn M Z I Z C DISCLAIMER:The land use districts shown on this map in noway 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 N 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 rn 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. r D Z Planning and Zoning Item # 8 — Adjournment Regular Session Back up material has not been provided for this item.