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HomeMy WebLinkAbout08-12-19 PZ Agenda Packet r x E T o w H o F W ESTLAKE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA August 12, 2019 WESTLAKE TOWN HALL 1500 Solana Blvd., Building 7, Suite 7100 ist 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 AG E N DA. 3. DISCUSSION AND PRESENTATION REGARDING CERTAIN DEVELOPMENT RELATED LEGISLATION APPROVED BY THE TEXAS LEGISLATURE AT THE 2019 86T" REGULAR LEGISLATIVE SESSION. 4. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PRO]ECTS PER JULY REPORT. 5. ADJOURNMENT Reqular Session 1. CALL TO ORDER Page 1 of 2 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON )UNE 10, 2019. 3. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A PLANNED DEVELOPMENT ZONING DISTRICT (PD) SITE PLAN FOR AN APPROXIMATELY 0.35-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 3, PLANNING AREA 5B (PD 3-5B) AMENDING ORDINANCE 770 AND ORDINANCE 827 IN ORDER TO ALLOW THE CONSTRUCTION OF A RETAIL BUILDING ON THE CHARLES SCHWAB CAMPUS GENERALLY LOCATED ALONG SCHWAB WAY BETWEEN 7T OTTINGER ROAD AND STATE HIGHWAY 114. 4. ADJOURNMENT CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Bldg. 7, Ste. 7100,Westlake,Texas, 76262, August 7, 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. Page2of2 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 SESSIO/V. Westlake Planning and Zoning Commission T H E T a w N 0 F TYPE OF ACTION W E S T L A K E Workshop - Discussion Item Westlake Planning and Zoning Commission Meeting Monday, August 12, 2019 ToPrC: Discussion and Presentation regarding certain development related Legislation approved by the 2019 86th regular Legislative Session STAFF Co1vTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment � � i i � . � . .: . ' • � � High Quality Planning, Design & Planned/Responsible Cirizen, 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. � Outside the Scope of Identified Strategic Initiativcs Time Line- Start Date: August 12, 2019 Completion Date: August 12, 2019 Funding Amount: N/A Status - � Not Funded Source - N/A EXECUTIVE SUMMARY (INCLUDING APPLiCABLE ORGANiZATiONAL HISTORY) The 2019 86th Regular Texas Legislative session concluded on May 27th. The Texas Legislature meets in regular session on the second Tuesday in January of each odd-numbered year. The Texas Constitution limits the regular session to 140 calendar days. A total of 7,324 bills were filed this past legislative session. Of those, 1,373 have, or will,become law. Two bills approved by the Legislature this year, House Bi112439 (HB 2439) and House Bill 3167 (HB 3167), directly impact the regulatory development review process in TeXas municipalities. These bills will become effective on September 1, 2019. The purpose of this memo is to educate the Commission on the provisions of these bills and how they will impact TeXas towns and cities, Page 1 of 3 including Westlake, moving forward. HB 2439 As summarized by the Texas Municipal League (TML), "HB 2439 amends the Texas Local Government Code and generally provides — with some eXceptions — that a city can't regulate building materials or methods beyond those in a nationally-recognized building code. More specifically, it provides that a city may not adopt or enforce a rule, charter provision, ordinance, order,building code, or other regulation that: (1)prohibits or limits, directly or indirectly, the use or installation of a building product or material in the construction, renovation, maintenance, or other alteration of a residential or commercial building if the building product or material is approved for use by a national model code published within the last three code cycles that applies to the construction, renovation, maintenance, or other alteration of the building; or (2) establishes a standard for a building product, material, or aesthetic method in construction, renovation, maintenance, or other alteration of a residential or commercial building if the standard is more stringent than a standard for the product,material,or aesthetic method under a national model code published within the last three code cycles that applies to the construction, renovation, maintenance, or other alteration of the building." "Examples of materials allowed by the 2018 International Residential Code (IRC) for home exteriors include, among others: (1) concrete, stone, or masonry; (2) fiber cement siding; (3) horizontal aluminum; (4) vinyl siding; or (5) wood siding. A city that has, through an IRC amendment or any other regulation, mandated a percent masonry requirement is thus preempted. A builder can now use vinyl siding or wood siding if he or she chooses because those are a "building product or material [that] is approved for use by a national model code published within the last three code cycles that applies to the construction, renovation, maintenance, or other alteration of the building." HB 3167 HB 3167 amends the Local Government Code to revise provisions relating to municipal and county approval procedures for land development applications. With respect to municipalities,the bill provides for municipal approval of a subdivision development plan and for the eXtension of the approval deadline for a plat. The bill also sets out a procedure by which the municipality conditionally approves or disapproves a plan, plat, or plat application is required to provide the applicant a written statement of the conditions for the conditional approval or reasons for disapprovaL The bill provides for the satisfaction and remedy of those conditions and reasons by the applicant and for the approval of the previously conditionally approved or disapproved plan, plat, or plat application. IMPACTS OF LEGISLATiON The impacts of these bills are that they seek to"pre-empt"certain regulatory controls of the Town. Some pre-empted areas include: Town regulation of building materials (such as masonry standards) through zoning ordinances and other regulations; requirements that the Town approve plats and other plans within a prescribed timeframe; requirements that the Town provide written documentation as to why a plat or plan was denied or approved with conditions. Attached are copies of the bills and companion "FAQ" documents provided by the TML for each bill. Page 2 of 3 RECOMMENDATION AND SUMMARY Like many cities and towns in Texas, Staff is currently evaluating the full impacts these bills and may propose relevant ordinance and policy amendments on a future Commission and/or Town Council agenda that is responsive to those impacts. ATTACHMENTS House Bi112439 House Bi112439 Q&A from the Texas Municipal League House Bi113167 House Bi113167 Q&A from the Texas Municipal League Page 3 of 3 H.B . No . 2439 1 AN ACT 2 relating to certain regulations adopted by governmental entities 3 for the building products , materials , or methods used in the 4 construction or renovation of residential or commercial buildings . 5 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS : 6 SECTION l . Title 10 , Government Code , is amended by adding 7 Subtitle Z to read as follows : 8 SUBTITLE Z . MISCELLANEOUS PROVISIONS PROHIBITING CERTAIN 9 GOVERNMENTAL ACTIONS 10 CHAPTER 3000 . GOVERNMENTAL ACTION AFFECTING RESIDENTIAL AND 11 COMMERCIAL CONSTRUCTION 12 Sec . 3000 . 001 . DEFINITIONS . In this chapter : 13 ( 1) "National model code" has the meaning assigned by 14 Section 214 . 217 , Local Government Code . 15 ( 2 ) "Governmental entity" has the meaning assigned by 16 Section 2007 . 002 . 17 Sec . 3000 . 002 . CERTAIN REGULATIONS REGARDING BUILDING 18 PRODUCTS , MATERIALS , OR METHODS PROHIBITED. (a) Notwithstanding 19 any other law and except as provided by Subsection (d) , a 20 governmental entity may not adopt or enforce a rule , charter 21 provision, ordinance , order , building code , or other regulation 22 that : 23 ( 1) prohibits or limits , directly or indirectly, the 24 use or installation of a building product or material in the 1 H.B . No . 2439 1 construction, renovation, maintenance , or other alteration of a 2 residential or commercial building if the building product or 3 material is approved for use by a national model code published 4 within the last three code cycles that applies to the construction, 5 renovation, maintenance , or other alteration of the building; or 6 ( 2 ) establishes a standard for a building product , 7 material, or aesthetic method in construction, renovation, 8 maintenance , or other alteration of a residential or commercial 9 building if the standard is more stringent than a standard for the 10 product , material, or aesthetic method under a national model code 11 published within the last three code cycles that applies to the 12 construction, renovation, maintenance , or other alteration of the 13 building. 14 (b) A governmental entity that adopts a building code 15 governing the construction, renovation, maintenance , or other 16 alteration of a residential or commercial building may amend a 17 provision of the building code to conform to local concerns if the 18 amendment does not conflict with Subsection (a) . 19 ( c ) This section does not apply to : 20 ( 1) a program established by a state agency that 21 requires particular standards , incentives , or financing 22 arrangements in order to comply with requirements of a state or 23 federalfunding source or housing program; 24 ( 2 ) a requirement for a building necessary to consider 25 the building eligible for windstorm and hail insurance coverage 26 under Chapter 2210 , Insurance Code ; 27 ( 3 ) an ordinance or other regulation that regulates 2 H.B . No . 2439 1 outdoor lighting that is adopted for the purpose of reducing light 2 pollution and that : 3 (A) is adopted by a governmental entity that is 4 certified as a Dark Sky Community by the International Dark-Sky 5 Association as part of the International Dark Sky Places Program; 6 or 7 (B ) applies to outdoor lighting within five miles 8 of the boundary of a military base in which an active training 9 program is conducted; 10 (4) an ordinance or order that : 11 (A) regulates outdoor lighting; and 12 (B) is adopted under Subchapter B , Chapter 229 , 13 Local Government Code , or Subchapter B , Chapter 240 , Local 14 Government Code ; 15 ( 5 ) a building located in a place or area designated 16 for its historical, cultural , or architectural importance and 17 significance that a municipality may regulate under Section 18 211. 003 (b) , Local Government Code , if the municipality: 19 (A) is a certified local government under the 20 National Historic Preservation Act (54 U. S . C . Section 300101 et 21 seq. ) ; or 22 (B) has an applicable landmark ordinance that 23 meets the requirements under the certified local government program 24 as determined by the Texas Historical Commission; 25 ( 6) a building located in a place or area designated 26 for its historical, cultural , or architectural importance and 27 significance by a governmental entity, if designated before April 3 H.B . No . 2439 1 l, 2019; 2 ( 7 ) a building located in an area designated as a 3 historic district on the National Register of Historic Places ; 4 (8) a building designated as a Recorded Texas Historic 5 Landmark; 6 ( 9) a building designated as a State Archeological 7 Landmark or State Antiquities Landmark; 8 ( 10) a building listed on the National Register of 9 Historic Places or designated as a landmark by a governmental 10 entity; 11 ( 11) a building located in a World Heritage Buffer 12 Zone ; and 13 ( 12 ) a building located in an area designated for 14 development , restoration, or preservation in a main street city 15 under the main street program established under Section 442 . 014 . 16 (d) A municipality that is not a municipality described by 17 Subsection ( c ) ( 5 ) (A) or (B ) may adopt or enforce a regulation 18 described by Subsection ( a) that applies to a building located in a 19 place or area designated on or after April l, 2019, by the 20 municipality for its historical, cultural, or architectural 21 importance and significance , if the municipality has the voluntary 22 consent from the building owner . 23 ( e) A rule , charter provision, ordinance , order , building 24 code , or other regulation adopted by a governmental entity that 25 conflicts with this section is void. 26 Sec . 3000 . 003 . INJUNCTION. ( a) The attorney general or an 27 aggrieved party may file an action in district court to enjoin a 4 H.B . No . 2439 1 violation or threatened violation of Section 3000 . 002 . 2 (b) The court may grant appropriate relief . 3 ( c ) The attorney general may recover reasonable attorney's 4 fees and costs incurred in bringing an action under this section. 5 (d) Sovereign and governmental immunity to suit is waived 6 and abolished only to the extent necessary to enforce this chapter . 7 Sec . 3000 . 004 . OTHER PROVISIONS NOT AFFECTED. This chapter 8 does not affect provisions regarding the installation of a fire 9 sprinkler protection system under Section 1301. 551 ( i) , Occupations 10 Code , or Section 775 . 045 ( a) ( 1) , Health and Safety Code . 11 Sec . 3000 . 005 . SEVERABILITY. If any provision of a rule , 12 charter provision, ordinance , order , building code , or other 13 regulation described by Section 3000 . 002 ( a) is held invalid under 14 this chapter , the invalidity does not affect other provisions or 15 applications of the rule , charter provision, ordinance , order , 16 building code , or other regulation that can be given effect without 17 the invalid provision or application, and to this end the 18 provisions of the rule , charter provision, ordinance , order , 19 building code , or other regulation are severable . 20 SECTION 2 . This Act takes effect September l, 2019 . 5 H.B . No . 2439 President of the Senate Speaker of the House I certify that H.B . No . 2439 was passed by the House on April 30 , 2019 , by the following vote : Yeas 124 , Nays 21 , 2 present , not voting; and that the House concurred in Senate amendments to H.B . No . 2439 on May 23 , 2019, by the following vote : Yeas 133 , Nays 9 , 1 present , not voting. Chief Clerk of the House I certify that H.B . No . 2439 was passed by the Senate , with amendment s , on May 19 , 2 019 , by the f o llowing vot e : Yeas 2 6 , Nays 5 . Secretary of the Senate APPROVED: Date Governor 6 H.B. 2439 (2019) Legal Q&A Scott Houston 1. What is H.B. 2439? H.B. 2439 by Representative Dade Phelan (R — Beaumont) is effective September 1, 2019, and generally provides — with some exceptions — that a governmental entity, including a city, may not adopt or enforce a rule, charter provision, ordinance, order,building code, or other regulation that: (1) prohibits or limits, directly or indirectly, the use or installation of a building product or material in the construction, renovation, maintenance, or other alteration of a residential or commercial building if the building product or material is approved for use by a national model code published within the last three code cycles that applies to the construction, renovation, maintenance, or other alteration of the building; or (2) establishes a standard for a building product, material, or aesthetic method in construction, renovation, maintenance, or other alteration of a residential or commercial building if the standard is more stringent than a standard for the product, material, or aesthetic method under a national model code published within the last three code cycles that applies to the construction, renovation, maintenance, or other alteration of the building. See TExAs Gov'T Co�E Section 3000.002(a)(1) & (2). A rule, charter provision, ordinance, arder, building code, or other regulation adopted by a city that conflicts with the bill is void. 3000.002(e). 2. Why was the bill needed? According to the Texas House Business and Commerce Committee Report: There have been concerns raised regarding the elimination of consumer and builder choice in construction through overly restrictive local municipal zoning ordinances, building codes, design guidelines, and architectural standards. Critics argue that these restrictive ordinances, codes, guidelines, and standards create monopolies, increase the cost of construction, and ultimately price thousands of Texans out of the housing market. C.S.H.B. 2439 seeks to address these concerns and eliminate the ability of a governmental entity to enact overly restrictive, vendor-driven building regulations. In other words, the undertone was that cities were enacting ordinances that required builders to use products available from only one or a few sources to benefit those vendors. Of course, the bill goes much, much further than that. Legislators are already hearing from city officials about the bill's detrimental affects. 3. What is meant by a city regulation that "prohibits or limits, directly or indirectly, the use or installation of a building product or material in the construction, renovation, maintenance, or other alteration of a residential or commercial building if the building product or material is approved for use by a national model code published within the last three code cycles that applies to the construction, renovation, maintenance, or other alteration of the building?" Page 1 of 5 The best way to understand this core provision of the bill is to break it down into two elements: • The bill clearly applies only to residential or commercial "buildings." 3000.002(a)(1). Those terms are not defined, so their normal meaning applies. 311.011. That means it is safe to say that single- and multi-family homes, as well apartments, are subject to the bill's limitations. Commercial buildings typically include retail and warehouses, but not industrial or more intense uses. A city can define the terms by ordinance, but shouldn't be unreasonable. In other words, it doesn't make sense to classify a single-family home as an industrial use. "Construction, renovation, maintenance, or other alteration" appears to cover just about any type of change to a building. • A "building product or material [that] is approved for use by a national model code published within the last three code cycles that applies to the construction, renovation, maintenance, or other alteration of the building." 3000.002(a)(1). Most agree that the language above references the International Code Council model codes and a handful of others. Currently, cities should normally be operating under: (1) the International Residential Code (IRC) for residential construction; (2) the National Electrical Code (NEC) for electrical construction in both residential and commercial construction; and (3) the International Energy Conservation Code (IECC) and the International Building Code (IBC) for all construction other than single-family residential. With regard to plumbing codes, a city may be operating under the plumbing provisions of the IlZC and/or either the plumbing provisions of the Uniform Plumbing Code (UPC) or International Plumbing Code (IPC). Other ICC Codes includes the International Fire Code (IFC), the International Fuel Gas Code (IFGS), the International Property Maintenance Code, and several more. The ICC code cycles update every three years. The last three code cycles as of 2019 are 2018, 2015, and 2012. Examples of materials allowed by the 2018 IRC for home exteriors include, among others: (1) concrete, stone, or masonry; (2) fiber cement siding; (3) horizontal aluminum; (4) vinyl siding; or (5) wood siding. See Table R703.3 1 . A city that has, through an IRC amendment or any other regulation, mandated a percent masonry requirement is thus preempted. A builder can now use vinyl siding or wood siding if he or she chooses because those are a "building product or material [that] is approved for use by a national model code published within the last three code cycles that applies to the construction, renovation, maintenance, or other alteration of the building." The bills prohibitions aren't limited to aesthetic building products or materials. Any city that has amended any ICC or other code should review those amendments with their building official and legal counsel to determine if an amendment runs afoul of the bill's prohibitions. Page 2 of 5 4. What is meant by a city regulation that "establishes a standard for a building product, material, or aesthetic method in construction, renovation, maintenance, or other alteration of a residential or commercial building if the standard is more stringent than a standard for the product, material, or aesthetic method under a national model code published within the last three code cycles that applies to the construction, renovation, maintenance, or other alteration of the building?" Most agree that any city regulation requiring that a building look a certain way (i.e., above-and- beyond an appearance that comes about through compliance with minimum national model code standards) is prohibited. 3000.002(a)(2). Some have argued that architectural features, front elevation requirements, roof pitch, window size, and similar requirements may be preempted. Of course, those things may or may not be addressed by a base international model code. If they are not, they are not preempted. In any case, each city should consult its attorney on specifics. 5. Can a city continue to adopt amendments to its building codes? Yes, but they can't conflict with the prohibitions in the bill. A city that adopts a building code governing the construction, renovation, maintenance, or other alteration of a residential or commercial building may amend a provision of the building code to conform to local concerns if the amendment does not conflict with the prohibitions discussed in questions 3 and 4, above. 3000.002(b). The prohibition against amendments that conflict with the bill overrides authority in other law to make amendments. See, e.g., TEx. LoC. Gov'T Co�E 214.212(c); 214.214(b); 214.216(c). 6. May a city use private deed restrictions to require certain materials or methods? Probably not. State law authorizes the City of Houston and any city that doesn't have zoning to enforce certain private deed restrictions. TEx. LoC. Gov'T Co�E Subchapter F. (an authorized city may enforce a deed restriction that "regulates architectural features of a structure"). However, the language in H.B. 2439 arguably preempts such a regulation because it would be "establishing a standard or limiting a product." Of course, private deed restrictions between property owners are still enforceable. 7. Does a city have any option at all with regard to controlling building materials or construction methods? That's debatable, but the obvious method is by agreement. A city can enter into an agreement wherein a person voluntarily agrees to abide by certain standards. For commercial construction, the incentivizing tool would be a Local Government Code "Chapter 380 agreement." For residential and commercial, it would be a "neighborhood empowerment zone" under Chapter Page 3 of 5 378 of the Local Government Code. Property and/or sales taX abatements could be other options. 8. Are some structures exempt from the prohibitions in the bill? Yes. The prohibitions in questions 3 and 4, above, do not apply to: 1. a program established by a state agency that requires particular standards, incentives, or financing arrangements in order to comply with requirements of a state or federal funding source or housing program; 2. a requirement for a building necessary to consider the building eligible for windstorm and hail insurance coverage; 3. an ordinance or other regulation that: (i) regulates outdoor lighting for the purpose of reducing light pollution; and (ii) is adopted by a city that is certified as a Dark Sky Community by the International Dark-Sky Association as part of the International Dark Sky Places Program; 4. an ordinance or order that: (i) regulates outdoor lighting; and (ii) is adopted under the authority of state law; or 5. a building located in a place or area designated for its historical, cultural, or architectural importance and significance that a city may regulate through zoning, if the city: (i) is a certified local government under the National Historic Preservation Act; or (ii) has an applicable landmark ordinance that meets the requirements under the certified local government program as determined by the TeXas Historical Commission (a city that doesn't meet (i) or (ii) can adopt or enforce a regulation in questions 3 and 4, above, that applies to a building located in a place or area designated on or after April 1, 2019,by the city for its historical, cultural, or architectural importance and significance, if the city has the voluntary consent from the building owner); 6. a building located in a place or area designated for its historical, cultural, or architectural importance and significance by a city, if designated before April 1, 2019; 7. a building located in an area designated as a historic district on the National Register of Historic Places; 8. a building designated as a Recorded Texas Historic Landmark; 9. a building designated as a State Archeological Landmark or State Antiquities Landmark; 10. a building listed on the National Register of Historic Places or designated as a landmark by a city; 11. a building located in a World Heritage Buffer Zone; or 12. a building located in an area designated for development, restoration, or preservation in a main street city under the main street program. 3000.002(c)(1)-(12); 3000.002(d). In addition, the bill does not affect provisions regarding the installation of a fire sprinkler protection system under Section 1301.551(i), Occupations Code. 3000.004. Section 1301.551(i)provides that: Notwithstanding any other provision of state law, after January 1, 2009, a municipality may not enact an ordinance, bylaw, order, building code, or rule requiring the installation of a multipurpose residential fire protection sprinkler system or any other Page 4 of 5 fire sprinkler protection system in a new or eXisting one- or two-family dwelling. A municipality may adopt an ordinance, bylaw, order, or rule allowing a multipurpose residential fire protection sprinkler specialist or other contractor to offer, for a fee, the installation of a fire sprinkler protection system in a new one- or two-family dwelling. 9. How are the bill's prohibitions enforced? The attorney general or an aggrieved party may file an action in district court to enjoin a violation or threatened violation of the bill. 3000.003. The attorney general may recover reasonable attorney's fees and costs incurred in bringing an action under the bill, and sovereign and governmental immunity to suit is waived and abolished to the extent necessary to enforce the bill. Id. Page 5 of 5 H.B . No . 3167 1 AN ACT 2 relating to county and municipal approval procedure for land 3 development applications . 4 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS : 5 SECTION l . Section 212 . 001, Local Government Code , is 6 amended by amending Subdivision (2 ) and adding Subdivision ( 3 ) to 7 read as follows : 8 ( 2 ) "Plan" means a subdivision development plan, 9 including a subdivision plan, subdivision construction plan, site 10 plan, land development application, and site development plan. 11 ( 3 ) "Plat" includes a preliminary plat , general plan, 12 f inal p lat , and r ep lat . 13 SECTION 2 . Subchapter A, Chapter 212 , Local Government 14 Code , is amended by adding Section 212 . 0085 to read as follows : 15 Sec . 212 . 0085 . APPROVAL PROCEDURE : APPLICABILITY. The 16 approval procedures under this subchapter apply to a municipality 17 regardless of whether the municipality has entered into an 18 interlocal agreement , including an interlocal agreement between a 19 municipality and county under Section 242 . 001 (d) . 20 SECTION 3 . The heading to Section 212 . 009, Local Government 21 Code , is amended to read as follows : 22 Sec . 212 . 009 . APPROVAL PROCEDURE : INITIAL APPROVAL. 23 SECTION 4 . Section 212 . 009 , Local Government Code , is 24 amended by amending Subsections (a) , (b) , ( c ) , and ( d) and adding 1 H.B . No . 3167 1 Subsections (b-1) and (b-2 ) to read as follows : 2 ( a) The municipal authority responsible for approving plats 3 shall approve , approve with conditions , or disapprove [���e�] a 4 plan or plat within 30 days after the date the plan or plat is filed. 5 A plan or plat is [^^r�; �'^Y^�' ] approved by the municipal authority 6 unless it is disapproved within that period and in accordance with 7 Section 212 . 0091 . 8 (b) If an ordinance requires that a plan or plat be approved 9 by the governing body of the municipality in addition to the 10 planning commission, the governing body shall approve , approve with 11 conditions , or disapprove [���e�] the plan or plat within 30 days 12 after the date the plan or plat is approved by the planning 13 commission or is [ �^„�; �'^Y^a ] approved by the inaction of the 14 commission. A plan or plat is [�^r�; �'^v^�' ] approved by the 15 governing body unless it is disapproved within that period and in 16 accordance with Section 212 . 0091 . 17 (b-1) Notwithstanding Subsection (a) or (b) , if a 18 groundwater availability certification is required under Section 19 212 . 0101, the 30-day period described by those subsections begins 20 on the date the applicant submits the groundwater availability 21 certification to the municipal authority responsible for approving 22 plats or the governing body of the municipality, as applicable . 23 (b-2 ) Notwithstanding Subsection (a) or (b ) , the parties 24 may extend the 30-day period described by those subsections for a 25 period not to exceed 30 days if : 26 ( 1) the applicant requests the extension in writing to 27 the municipal authority responsible for approving plats or the 2 H.B . No . 3167 1 governing body of the municipality, as applicable ; and 2 ( 2 ) the municipal authority or governing body, as 3 applicable , approves the extension request . 4 ( c ) If a plan or plat is approved, the municipal authority 5 giving the approval shall endorse the plan or plat with a 6 certificate indicating the approval . The certificate must be signed 7 by: 8 ( 1) the authority' s presiding officer and attested by 9 the authority's secretary; or 10 ( 2 ) a majority of the members of the authority. 11 (d) If the municipal authority responsible for approving 12 plats fails to approve , approve with conditions , or disapprove [� 13 a�r] a plan or plat within the prescribed period, the authority on 14 the applicant ' s request shall issue a certificate stating the date 15 the plan or plat was filed and that the authority failed to act on 16 the plan or plat within the period. The certificate is effective in 17 place of the endorsement required by Subsection ( c ) . 18 SECTION 5 . Subchapter A, Chapter 212 , Local Government 19 Code , is amended by adding Sections 212 . 0091 , 212 . 0093 , 212 . 0095 , 20 212 . 0096 , 212 . 0097 , and 212 . 0099 to read as follows : 21 Sec . 212 . 0091 . APPROVAL PROCEDURE : CONDITIONAL APPROVAL OR 22 DISAPPROVAL REQUIREMENTS . ( a) A municipal authority or governing 23 body that conditionally approves or disapproves a plan or plat 24 under this subchapter shall provide the applicant a written 25 statement of the conditions for the conditional approval or reasons 26 for disapproval that clearly articulates each specific condition 27 for the conditional approval or reason for disapproval . 3 H.B . No . 3167 1 (b ) Each condition or reason specified in the written 2 statement • 3 ( 1) must : 4 (A) be directly related to the requirements under 5 this subchapter ; and 6 (B) include a citation to the law, including a 7 statute or municipal ordinance , that is the basis for the 8 conditional approval or disapproval , if applicable ; and 9 ( 2 ) may not be arbitrary. 10 Sec . 212 . 0093 . APPROVAL PROCEDURE : APPLICANT RESPONSE TO 11 CONDITIONAL APPROVAL OR DISAPPROVAL. After the conditional 12 approval or disapproval of a plan or plat under Section 212 . 0091, 13 the applicant may submit to the municipal authority or governing 14 body that conditionally approved or disapproved the plan or plat a 15 written response that satisfies each condition for the conditional 16 approval or remedies each reason for disapproval provided. The 17 municipal authority or governing body may not establish a deadline 18 for an applicant to submit the response . 19 Sec . 212 . 0095 . APPROVAL PROCEDURE : APPROVAL OR DISAPPROVAL 20 OF RESPONSE . ( a) A municipal authority or governing body that 21 receives a response under Section 212 . 0093 shall determine whether 22 to approve or disapprove the applicant ' s previously conditionally 23 approved or disapproved plan or plat not later than the 15th day 24 after the date the response was submitted. 25 (b) A municipal authority or governing body that 26 conditionally approves or disapproves a plan or plat following the 27 submission of a response under Section 212 . 0093 : 4 H.B . No . 3167 1 ( 1) must comply with Section 212 . 0091; and 2 ( 2 ) may disapprove the plan or plat only for a specific 3 condition or reason provided to the applicant under Section 4 212 . 0091. 5 ( c ) A municipal authority or governing body that receives a 6 response under Section 212 . 0093 shall approve a previously 7 conditionally approved or disapproved plan or plat if the response 8 adequately addresses each condition of the conditional approval or 9 each reason for the disapproval . 10 (d) A previously conditionally approved or disapproved plan 11 or plat is approved if : 12 ( 1) the applicant filed a response that meets the 13 requirements of Subsection ( c ) ; and 14 ( 2 ) the municipal authority or governing body that 15 received the response does not disapprove the plan or plat on or 16 before the date required by Subsection (a) and in accordance with 17 Section 212 . 0091 . 18 Sec . 212 . 0096 . APPROVAL PROCEDURE : ALTERNATIVE APPROVAL 19 PROCESS . (a) Notwithstanding Sections 212 . 009 , 212 . 0091, 212 . 0093 , 20 and 212 . 0095 , an applicant may elect at any time to seek approval 21 for a plan or plat under an alternative approval process adopted by 22 a municipality if the process allows for a shorter approval period 23 than the approval process described by Sections 212 . 009 , 212 . 0091, 24 212 . 0093 , and 212 . 0095 . 25 (b) An applicant that elects to seek approval under the 26 alternative approval process described by Subsection (a) is not : 27 ( 1) required to satisfy the requirements of Sections 5 H.B . No . 3167 1 212 . 009 , 212 . 0091, 212 . 0093 , and 212 . 0095 before bringing an action 2 challenging a disapproval of a plan or plat under this subchapter ; 3 and 4 ( 2 ) prejudiced in any manner in bringing the action 5 described by Subdivision ( 1) , including satisfying a requirement to 6 exhaust any and all remedies . 7 Sec . 212 . 0097 . APPROVAL PROCEDURE : WAIVER PROHIBITED. A 8 municipal authority responsible for approving plats or the 9 governing body of a municipality may not request or require an 10 applicant to waive a deadline or other approval procedure under 11 this subchapter . 12 Sec . 212 . 0099 . JUDICIAL REVIEW OF DISAPPROVAL. In a legal 13 action challenging a disapproval of a plan or plat under this 14 subchapter , the municipality has the burden of proving by clear and 15 convincing evidence that the disapproval meets the requirements of 16 this subchapter or any applicable case law. The court may not use a 17 deferential standard. 18 SECTION 6 . Section 212 . 014 , Local Government Code , is 19 amended to read as follows : 20 Sec . 212 . 014 . REPLATTING WITHOUT VACATING PRECEDING PLAT. 21 A replat of a subdivision or part of a subdivision may be recorded 22 and is controlling over the preceding plat without vacation of that 23 plat if the replat : 24 ( 1) is signed and acknowledged by only the owners of 25 the property being replatted; 2 6 ( 2 ) i s app r o v e d [ , �f��� ����� �c������� �-'^^ m,�-�-^y 2 7 r-�� ��������e s }� }�t����t a�����z��s��a����������-e-�e 6 H.B . No . 3167 1 �] by the municipal authority responsible for approving plats ; 2 and 3 ( 3 ) does not attempt to amend or remove any covenants 4 or restrictions . 5 SECTION 7 . Section 212 . 015 , Local Government Code , is 6 amended by adding Subsections (a-1) , (f ) , and ( g) and amending 7 Subsection (b ) to read as follows : 8 ( a-1) If a proposed replat described by Subsection (a) 9 requires a variance or exception, a public hearing must be held by 10 the municipal planning commission or the governing body of the 11 municipality. 12 (b) Notice of the hearing required under Subsection (a-1) 13 [�-c���-e�' �� � . �� n ] shall be given before the 15th day before the date 14 of the hearing by: 15 ( 1) publication in an official newspaper or a 16 newspaper of general circulation in the county in which the 17 municipality is located; and 18 ( 2 ) by written notice , with a copy of Subsection ( c ) 19 attached, forwarded by the municipal authority responsible for 20 approving plats to the owners of lots that are in the original 21 subdivision and that are within 200 feet of the lots to be 22 replatted, as indicated on the most recently approved municipal tax 23 roll or in the case of a subdivision within the extraterritorial 24 jurisdiction, the most recently approved county tax roll of the 25 property upon which the replat is requested. The written notice may 26 be delivered by depositing the notice , properly addressed with 27 postage prepaid, in a post office or postal depository within the 7 H.B . No . 3167 1 boundaries of the municipality. 2 (f) If a proposed replat described by Subsection (a) does 3 not require a variance or exception, the municipality shall , not 4 later than the 15th day after the date the replat is approved, 5 provide written notice by mail of the approval of the replat to each 6 owner of a lot in the original subdivision that is within 200 feet 7 of the lots to be replatted according to the most recent 8 municipality or county tax roll . This subsection does not apply to 9 a proposed replat if the municipal planning commission or the 10 governing body of the municipality holds a public hearing and gives 11 notice of the hearing in the manner provided by Subsection (b ) . 12 ( g) The notice of a replat approval required by Subsection 13 (f) must inc lude : 14 ( 1) the zoning designation of the property after the 15 replat ; and 16 ( 2 ) a telephone number and e-mail address an owner of a 17 lot may use to contact the municipality about the replat . 18 SECTION 8 . Subchapter A, Chapter 232 , Local Government 19 Code , is amended by adding Section 232 . 0023 to read as follows : 20 Sec . 232 . 0023 . APPROVAL PROCEDURE : APPLICABILITY. The plat 21 application approval procedures under this subchapter apply to a 22 county regardless of whether the county has entered into an 23 interlocal agreement , including an interlocal agreement between a 24 municipality and county under Section 242 . 001 (d) . 25 SECTION 9 . The heading to Section 232 . 0025 , Local 26 Government Code , is amended to read as follows : 27 Sec . 232 . 0025 . APPROVAL PROCEDURE : TIMELY APPROVAL OF PLATS 8 H.B . No . 3167 1 AND PLANS . 2 SECTION 10 . Section 232 . 0025 , Local Government Code , is 3 amended by amending Subsections (d) , (f ) , ( g) , (h) , and ( i) , and 4 adding Subsection (d-1) to read as follows : 5 (d) Except as provided by Subsection (f ) , the commissioners 6 court or the court 's designee shall approve , approve with 7 conditions , or disapprove [���e �' r'� ����-e=�e�] a plat 8 app 1 i c at i o n [�����c�����o-l�r�����a��a�s , ] n o t 1 at e r 9 than the 30th [��] day after the date the [�] completed [��] 10 application is received by the commissioners court or the court 's 11 designee . An application is approved by the commissioners court or 12 the court 's designee unless the application is disapproved within 13 that period and in accordance with Section 232 . 0026 . 14 ( d-1) Notwithstanding Subsection (d) , if a groundwater 15 availability certification is required under Section 232 . 0032 , the 16 30-day period described by that subsection begins on the date the 17 applicant submits the groundwater availability certification to 18 the commissioners court or the court 's designee , as applicable . 19 (f) The 30-day [�-9=-�a�] period under Subsection ( d) : 20 ( 1) may be extended for a [ Y���-^��'�� �] period not to 21 exceed 30 days , if : 22 (A) requested and agreed to in writing by the 23 applicant and approved by the commissioners court or the court 's 24 designee ; or 2 5 (B) [�.�����e�����e��-9 ���i�i-e�����s��] 26 Chapter 2007 , Government Code , requires the county to perform a 27 takings impact assessment in connection with the [�] plat 9 H.B . No . 3167 1 application; and 2 ( 2 ) [�}] applies only to a decision wholly within the 3 control of the commissioners court or the court 's designee . 4 ( g) The commissioners court or the court 's designee shall 5 make the determination under Subsection (f) ( 1) [��] of whether 6 the 30-day [�c�] period will be extended not later than the 20th 7 day after the date a completed plat application is received by the 8 commissioners court or the court 's designee . 9 (h) The commissioners court or the court ' s designee may not 10 require [��] an applicant to waive the time limits or approval 11 procedure contained in this subchapter [ ^^^���] . 12 ( i) If the commissioners court or the court ' s designee fails 13 to approve , approve with conditions , or disapprove a plat 14 application [��'�^ �; r,� a�����e�����-a�] as required by this 15 subchapter [C"�^^^} ; �,, ` ] : 16 ( 1) the commissioners court shall refund the greater 17 of the unexpended portion of any [��] application fee or deposit 18 or 50 percent of an [��] application fee or deposit that has 19 been paid; 20 ( 2 ) the [��] application is granted by operation of 21 law; and 22 ( 3 ) the applicant may apply to a district court in the 23 county where the tract of land is located for a writ of mandamus to 24 compel the commissioners court to issue documents recognizing the 25 plat application's [�s] approval. 26 SECTION 11 . Subchapter A, Chapter 232 , Local Government 27 Code , is amended by adding Sections 232 . 0026 , 232 . 0027 , 232 . 0028 , 10 H.B . No . 3167 1 232 . 00285 , and 232 . 0029 to read as follows : 2 Sec . 232 . 0026 . APPROVAL PROCEDURE : CONDITIONAL APPROVAL OR 3 DISAPPROVAL REQUIREMENTS . (a) A commissioners court or designee 4 that conditionally approves or disapproves of a plat application 5 under this subchapter shall provide the applicant a written 6 statement of the conditions for the conditional approval or the 7 reasons for disapproval that clearly articulates each specific 8 condition for the conditional approval or reason for disapproval . 9 (b) Each condition or reason specified in the written 10 statement • 11 ( 1) must : 12 (A) be directly related to the requirements of 13 this subchapter ; and 14 (B ) include a citation to the law, including a 15 statute or order , that is the basis for the conditional approval or 16 disapproval, if applicable ; and 17 ( 2 ) may not be arbitrary. 18 Sec . 232 . 0027 . APPROVAL PROCEDURE : APPLICANT RESPONSE TO 19 CONDITIONAL APPROVAL OR DISAPPROVAL. After the conditional 20 approval or disapproval of a plat application under Section 21 232 . 0026 , the applicant may submit to the commissioners court or 22 designee that conditionally approved or disapproved the 23 application a written response that satisfies each condition for 24 the conditional approval or remedies each reason for disapproval 25 provided. The commissioners court or designee may not establish a 26 deadline for an applicant to submit the response . 27 Sec . 232 . 0028 . APPROVAL PROCEDURE : APPROVAL OR DISAPPROVAL 11 H.B . No . 3167 1 OF RESPONSE . (a) A commissioners court or designee that receives a 2 response under Section 232 . 0027 shall determine whether to approve 3 or disapprove the applicant ' s previously conditionally approved or 4 disapproved plat application not later than the 15th day after the 5 date the response was submitted under Section 232 . 0027 . 6 (b) A commissioners court or designee that conditionally 7 approves or disapproves a plat application following the submission 8 of a response under Section 232 . 0027 : 9 ( 1) must comply with Section 232 . 0026 ; and 10 ( 2 ) may disapprove the application only for a specific 11 condition or reason provided to the applicant for the original 12 application under Section 232 . 0026 . 13 ( c ) A commissioners court or designee that receives a 14 response under Section 232 . 0027 shall approve a previously 15 conditionally approved or disapproved plat application if the 16 applicant ' s response adequately addresses each condition for the 17 conditional approval or each reason for the disapproval. 18 (d) A previously conditionally approved or disapproved plat 19 application is approved if : 20 ( 1) the applicant filed a response that meets the 21 requirements of Subsection ( c ) ; and 22 ( 2 ) the commissioners court or designee that received 23 the response does not disapprove the application on or before the 24 date required by Subsection (a) and in accordance with Section 25 232 . 0026 . 26 Sec . 232 . 00285 . DEVELOPMENT PLAN REVIEW. (a) In this 27 section, "development plan" includes a preliminary plat , 12 H.B . No . 3167 1 preliminary subdivision plan, subdivision construction plan, site 2 plan, general plan, land development application, or site 3 development plan. 4 (b) Unless explicitly authorized by another law of this 5 state , a county may not require a person to submit a development 6 plan during the plat approval process required by this subchapter . 7 If a county is authorized under another law of this state to require 8 approval of a development plan, the county must comply with the 9 approval procedures under this subchapter during the approval 10 process . 11 Sec . 232 . 0029 . JUDICIAL REVIEW OF DISAPPROVAL. In a legal 12 action challenging a disapproval of a plat application under this 13 subchapter , the county has the burden of proving by clear and 14 convincing evidence that the disapproval meets the requirements of 15 this subchapter or any applicable case law. The court may not use a 16 deferential standard. 17 SECTION 12 . Section 232 . 0025 ( e) , Local Government Code , is 18 repealed. 19 SECTION 13 . The change in law made by this Act applies only 20 to a plat application filed on or after the effective date of this 21 Act . A development or plan application filed before the effective 22 date of this Act is governed by the law in effect immediately before 23 the effective date of this Act , and that law is continued in effect 24 f or that purpose . 25 SECTION 14 . This Act takes effect September l , 2019 . 13 H.B . No . 3167 President of the Senate Speaker of the House I certify that H.B . No . 3167 was passed by the House on May 2 , 2019, by the following vote : Yeas 119 , Nays 18 , 1 present , not voting. Chief Clerk of the House I certify that H.B . No . 3167 was passed by the Senate on May 21 , 2019, by the following vote : Yeas 27 , Nays 3 , 1 present , not voting. Secretary of the Senate APPROVED: Date Governor 14 H.B. 3167 (2019) Legal Q&A Scott Houston 1. What is H.B. 3167? House Bill 3167 by Rep. Tom Oliverson (R — Houston) is legislation that becomes effective on September 1, 2019. The bill makes numerous changes to the site plan and subdivision platting approval process, and it will require most cities to make changes to their subdivision ordinance, zoning ordinance, and/or unified development code approval processes. A chart of the process required by the bill is included at the end of this Q&A. 2. Why was the bill needed? The Texas House Land and Resource Management Committee Report states that: Concerns have been raised regarding the process for plat and land development application approval by political subdivisions. It has been suggested that some political subdivisions circumvent statutory timelines for approving an application by simply denying the application with generic comments that do not fully address specific deficiencies with the application. C.S.H.B. 3167 seeks to provide greater certainty and clarity for the process by setting out provisions relating to county and municipal approval procedures for land development applications. In other words, the bill is meant to force cities to speed up the site plan/subdivision plat approval process, and to provide more information when a plan or plat isn't approved. In reality, it may create red tape that slows the process down and/ar results in substandard planning. A list of witnesses for and against the bill is available at: https://capitol.texas.gov/tlodocs/86R/witlistbill/pdf/HB03167H.pdf#navpanes=0. 3. What types of development applications are subject to H.B. 3167? The bill applies to plans and plats. It defines a "plan" to mean a subdivision development plan, including a subdivision plan, subdivision construction plan, site plan, land development application, and site development plan. TEx. LoC. Gov'T CoDE § 212.001(2). It defines "plat" to include a preliminary plat, general plan, final plat, and replat. Id. § 212.001(3). Many have questioned the meaning of these terms. Does the reference to "site plan" only refer to that term as used in Chapter 212, Subchapter B? And what does the term "general plan" refer to? That term is mentioned in current law in a handful of places. Id. §§ 212.010; 212.044; 212.047. As mentioned in those sections, the term may be referring to the city's comprehensive plan. In the context of H.B. 3167, the term is included in the definition of"plat." The City of Houston's ordinance, which was praised by some developers, defines the term "general plan" as "a site plan submitted for the purpose of establishing a street system for a large tract to be developed in sections. The General Plan is submitted with the subdivision plat for the first section being platted. The General Plan is valid for 4 years and can be extended by planning commission Page 1 of 9 action. Upon planning commission approval, the General Plan establishes the street system for future development." Thus, it appears that the term "general plan" in H.B. 3167 means something different than where it appears in other places in Chapter 212. The bill also provides that the approval procedures as amended by the bill apply to a city regardless of whether it has entered into an interlocal agreement, including an interlocal agreement between the city and county relating to eXtraterritorial jurisdiction subdivision platting agreement as required by state law.Id. § 212.0085. 4. What application materials are included in the definition of"plan?" Looking at the definitions in the question above, some say that essentially any type of plan that shows the layout of a project is subject to the bill. The bill uses some terms that aren't common in planning, such as including "general plan" in the definition of"plan." No one is certain what a"general plan"means, so each city should decide and define that term in its ordinance(s). The bill amends Local Government Code Chapter 212, which relates to subdivision platting. It seems to insert a "site plan" and "site development plan" into the subdivision plat approval process, but those are traditionally based on the zoning authority in Chapter 211. As such, most attorneys argue that a zoning site plan isn't subject to the bill's requirements. Because of the ambiguity, each city may wish to define certain term(s) in its ordinance for clarity. 5. How does H.B. 3167 change the plan/plat approval timeline? The bill requires the municipal authority responsible for approving plats to take the following action with regard to the "initial approval" of a plan or plat within 30 days after the date the plan or plat is filed: (1) approve, (2) approve with conditions, or(3) disapprove with explanation. Id. § 212.009(a). Current law defines "the municipal authority responsible for approving plats" as the municipal planning commission or, if the city has no planning commission, the governing body of the city. Also under current law, the governing body by ordinance may require the approval of the governing body in addition to that of the municipal planning commission. Id. § 212.006(a). If an ordinance requires that a plan or plat be approved by the governing body of the city in addition to the planning commission, the governing body shall approve, approve with conditions, or disapprove the plan or plat within 30 days after the date the plan or plat is approved by the planning commission or is approved by the inaction of the commission, and a plan or plat is approved by the governing body unless it is approved with conditions or disapproved within that period. 6. May the city and applicant agree to extend the deadline in the question above? Page2of9 Yes, but only if the applicant (not the city) requests the extension. The parties may eXtend the 30-day period described above for a period not to exceed 30 days if: (1) the applicant requests the extension in writing to the municipal authority responsible for approving plats or the governing body of the municipality, as applicable; and (2) the municipal authority or governing body, as applicable, approves the eXtension request. Id. § 212.009(b-2). 7. What does a city do when it approves a plan or plat? If a plan or plat is approved, the municipal authority giving the approval shall endorse the plan or plat with a certificate indicating the approval. Id. § 212.009(c). 8. What if the municipal authority responsible for approving plats fails to approve, approve with conditions, or disapprove with explanation a plan or plat within the prescribed period? A plan or plat is approved by the municipal authority unless it is disapproved within the periods described above and in accordance with the bill's procedures. Id. § 212.009(b). If that happens, the authority on the applicant's request shall issue a certificate stating the date the plan or plat was filed and that the authority failed to act on the plan or plat within the period. Id. § 212.009(d). 9. What must a city do with regard to approval, approval with conditions, or disapproval with explanation? A municipal authority or governing body that conditionally approves or disapproves a plan or plat shall provide the applicant a written statement of the conditions for the conditional approval or reasons for disapproval that clearly articulates each specific condition for the conditional approval or reason for disapproval.Id. § 212.0091(a). Each condition or reason specified in the written statement: (1) must be directly related to the requirements under the subdivision platting law and include a citation to the law, including a statute or municipal ordinance, that is the basis for the conditional approval or disapproval, if applicable; and (2) may not be arbitrary.Id. § 212.0091(b). lO. If the municipal authority approves with conditions or disapproves with explanation,what is the applicant entitled to do? After the conditional approval or disapproval with eXplanation of a plan or plat, the applicant may submit to the municipal authority or governing body a written response that satisfies each condition for the conditional approval or remedies each reason for disapproval provided, and the municipal authority or governing body may not establish a deadline for an applicant to submit the response. Id. § 212.0093. 11. What must the city do with regard to the applicant's written response? Page 3 of 9 A municipal authority or governing body that receives a written response shall determine whether to "approve" or "disapprove [with explanation]" the applicant's previously conditionally-approved or disapproved plan or plat not later than the 15th day after the date the response was submitted. Id. § 212.0095(a). Again, a city may not establish a deadline before which the applicant must submit the response. Id. § 212.0093 A municipal authority or governing body that receives a response shall approve a previously conditionally approved or disapproved plan or plat if the response adequately addresses each condition of the conditional approval or each reason for the disapprovaL Id. § 212.0095(c). A previously conditionally-approved or disapproved plan or plat is approved i£ (1) the applicant files a response that adequately addresses each condition of the conditional approval or each reason for disapproval, and (2) the municipal authority or governing body that receives the response does not disapprove the plan or plat on or before the 15th day the response was submitted. Id. § 212.0095(d). The two paragraphs above mean the plan or plat must be approved i£ (1) the applicant's written response addresses all the issues raised in the city's prior approval with conditions or disapproval with explanation; and (2) no new issues are raised by the applicant's written response. Id. § 212.0095(d)(2). What to do when new issues are raised by the applicant's written response is the subject of some debate and is addressed in question 12, below. 12. What if the applicant's written response changes the plan or plat in a way that creates new issues? At least two schools of thought exist in relation to what happens once the city receives the applicant's written response: (1) the written response and 15-day decision period of the city continues repeatedly in relation to new issues raised by corrections; or (2) the city must disapprove with eXplanation a submission that creates new issues, which starts the process from the beginning. Under the first process, it appears that —if the applicant's written response raises new issues — a city may, once again, "approve" or "disapprove with explanation" the plan or plat on or before the 15th day the response was submitted. Section 212.0095(d) supports that conclusion: (d) A previously conditionally approved or disapproved plan or plat is approved if: (1) the applicant filed a response that meets the requirements of Subsection (c); and (2) the municipal authority or governing body that received the response does not disapprove the plan or plat on or before the date required by Subsection (a) and in accordance with Section 212.0091. Disapproval must follow the process spelled out previously: • A municipal authority or governing body that conditionally approves or disapproves a plan or plat shall provide the applicant a written statement of the conditions for the conditional approval or reasons for disapproval that clearly articulates each specific Page 4 of 9 condition for the conditional approval or reason for disapproval. Id. §§ 212.0095(b); 212.0091(a) (Note that (a) includes the "conditional approval" option, but a city can't use that. It can only disapprove with explanation because it is limited to doing so by Section 212.0095(d)(2)). • Each condition or reason specified in the written statement: (1) must be directly related to the requirements under the subdivision platting law and include a citation to the law, including a statute or municipal ordinance, that is the basis for the conditional approval or disapproval, if applicable; and (2) may not be arbitrary. Id. §§ 212.0095(b); 212.0091(b) (Again, only disapproval with conditions is allowed at this stage). Presumably, the approval or disapproval with explanation for new issues within 15 days allows the applicant to once again submit a written response, which once again triggers the 15 day deadline. That process could conceivably continue until all issues have been addressed. The second process presumes that the applicant's written submission and the city's response to it within 15 days is a "one-and-done"proposition. That process interprets Sections 212.0095(b)(2) and (c)-(d) to allow approval if all of the items are corrected or disapproved with explanation if not. The disapproval with explanation would mean that the applicant starts again at the beginning by resubmitting the plan or plat. 13. Does the bill provide for an alternative plan or plat approval procedure? Yes, but only if they applicant agrees. An applicant may elect at any time to seek approval for a plan or plat under an alternative approval process adopted by a city if the process allows for a shorter approval period than the approval process described in the questions above. Id. § 212.0096. An applicant that elects to seek approval under the alternative approval process described above is not: (1) required to satisfy the requirements of the statutory approval process in the bill above before bringing an action challenging a disapproval of a plan or plat; or (2) prejudiced in any manner in bringing the action described by (1), including satisfying a requirement to exhaust any and all remedies. Id. § 212.0096(b). This alternative approval procedure may be a way to grant more authority to staff and speed up internal processes. An applicant would usually have nothing to lose by trying a city's alternative process because the applicant could always opt back in to the procedures in the bill. 14. May a city require an applicant to waive any deadlines or procedures in the bill? Maybe, but only with regard to a plan, not a plat. A municipal authority responsible for approving plats or the governing body of a city may not request or require an applicant to waive a deadline or other approval procedure. Id. § 212.0097. The waiver prohibition applies only to "plats" and not to "plans," which could allow a city to require a waiver for anything other than an actual plat, which is defined in the bill as a preliminary plat, general plan, final plat, and Page 5 of 9 replat. Of course, the prohibition against establishing a deadline by which the applicant must submit a written response remains in place. Id. § 212.0093. 15. What is the burden of proof in a legal action challenging the disapproval of a plan or plat? In a legal action challenging a disapproval of a plan or plat, the city has the burden of proving by clear and convincing evidence that the disapproval meets the requirements of the subdivision platting law or any applicable case law, and the court may not use a"deferential standard." Id. § 212.0099. 16. May a city require a plan or plat to meet administrative completeness requirements before being considered "filed?" May a city have a submittal calendar that corresponds to the city's internal meetings process? The bill doesn't appear to modify the authority of a city to require an administrative completeness review (i.e., meet a checklist of requirements) prior to being accepted for filing. A city could also continue to have a submittal calendar that corresponds, for example, to planning and zoning commission meetings. In other words, the bill doesn't make any additions related to acceptance for filing requirements. Thus, if a city believes it had the authority to do so prior to the bill, it should be able to continue those practices. One exception is that, if a groundwater availability certification is required, the 30-day period begins on the date the applicant submits the groundwater availability certification to the municipal authority responsible for approving plats or the governing body, as applicable. Id. § 212.009(b-1). 17. How does the bill interact with Chapter 245 (the "permit vesting statute")? Chapter 245, in sections 245.001(a) and (b),provides in relevant part that: Each regulatory agency shall consider the approval, disapproval, or conditional approval of an application for a permit solely on the basis of any orders, regulations, ordinances, rules, expiration dates, or other properly adopted requirements in effect at the time: (1) the original application for the permit is filed for review for any purpose, including review for administrative completeness; or (2) a plan for development of real property or plat application is filed with a regulatory agency. Rights to which a permit applicant is entitled under this chapter accrue on the filing of an original application or plan for development or plat application that gives the regulatory agency fair notice of the project and the nature of the permit sought. An application or plan is considered filed on the date the applicant delivers the application or plan to the regulatory agency or deposits the application or plan with the United States Postal Service by certified mail addressed to the regulatory agency. A certified mail receipt obtained by the applicant at the time of deposit is prima facie evidence of the date the application or plan was deposited with the United States Postal Service. Page6of9 The above means that an applicant could submit something for approval that would trigger vesting, but that doesn't necessarily mean that the application is "filed" for purposes of H.B. 3167. However, Section 245.001(e)provides that: (e) A regulatory agency may provide that a permit application expires on or after the 45th day after the date the application is filed if: (1) the applicant fails to provide documents or other information necessary to comply with the agency's technical requirements relating to the form and content of the permit application; (2) the agency provides to the applicant not later than the l Oth business day after the date the application is filed written notice of the failure that specifies the necessary documents or other information and the date the application will expire if the documents or other information is not provided; and (3) the applicant fails to provide the specified documents or other information within the time provided in the notice. The subsection above provides additional authority for a city to require "administrative completeness"prior to an application being considered as "filed" for purposes of H.B. 3167. 18. What are best practices and practical tips for compliance with the bill? The following suggestions were provided by planners and land use attorneys: • Review ordinances to make sure they: (1) include all grounds for approval with conditions or denial with explanation; and (2) specifically reference/cross-reference the development code, municipal code, charter, criterial manuals, and other rules that may be cited as a result of H.B. 3167. • Conduct a study of the cost to provide service for the required staffing levels necessary to meet H.B. 3167 timelines. For instance, a city may need additional engineering services. Adopt new fees that require development to cover the associated costs. • Establish a detailed internal review process with internal deadlines. • If a city doesn't have both the planning commission and governing body approval process (as allowed in Local Government Code Section 212.006), it should consider adopting such a process so that if one misses something (e.g., an item that needs to be conditionally approved), the other one can address it. • Define "filed" in the city's ordinance to mean the day the administrative review process is finished and the plan or plat is placed on the planning and zoning commission agenda. • Create a waiver form and make it available to applicants. The city can't request a waiver for plats, but it arguably can for plans (see question 14, above), and staff could point out that the process may actually be longer without one. • Develop standard forms with fill-in-the-blanks and have a comment bank that includes citations to point out frequent errors. Page7of9 • Establish a detailed quality control checklist (with code citations) and require it to be submitted, and stamped by the submitting engineer, as part of the completeness review. • Host meeting/informational sessions for the development community to roll out process changes. • Require pre-application conferences before applicants can submit. • Limit filing to a schedule or certain day(s) of week. • Consider whether you need to add dates to the planning and zoning commission meeting schedule, and consider what happens to the application if the commission is unable to meet within the 30-day timeframe (e.g.,because of a lack of quorum). • Delegate any applications to staff rather than the "authority responsible for approving plats"to avoid the 30-day provisions. • Require supporting "studies" (i.e. traffic impact analysis, drainage study, etc.) be submitted prior to the first application for development. • Consider requiring submission and approval of preliminary utility plans, potentially as part of a service availability determination, separate and prior to any submission of the actual preliminary plan or plat. Consider the same regarding: utility evaluations (city and third party); TxDOT or county road approvals (curb cuts/driveways); traffic impact analysis; variance approvals; and any other submissions that need to be made to the county and ESD (or any other governmental entity that needs to review) prior to filing. • Do not accept a final plat for review until subdivision construction plans are approved and either a fiscal surety is filed or the infrastructure improvements are constructed. • Call responses "notices of code deficiency" that state "your submission fails to comply with section regarding " or"does not adequately address section regarding " 19. Does the bill contain any beneficial provisions? Yes. With regard to the approval of replats, the bill provides that: 1. a replat of a subdivision or part of a subdivision may be recorded and is controlling over the preceding plat without vacation of that plat if the replat: (a) is signed and acknowledged by only the owners of the property being replatted; (b) is approved by the municipal authority responsible for approving plats; and (c) does not attempt to amend or remove any covenants or restrictions (Id. § 212.014); and 2. for a replat that, during the preceding five years, any of the area to be replatted was limited by an interim or permanent zoning classification to residential use for not more than two residential units per lot or any lot in the preceding plat was limited by deed restrictions to residential use for not more than two residential units per lot: (a) if the proposed replat requires a variance or exception, a public hearing must be held by the municipal planning commission or the governing body of the city and; (b) if a proposed replat does not require a variance or exception, the city shall, not later than the 15th day after the date the replat is approved, provide written notice by mail of the approval of the replat to each owner of a lot in the original subdivision that is within 200 feet of the lots to be replatted according to the most recent municipality or county taX roll; (c) sections (a) and (b) do not apply to a proposed replat if the municipal planning commission or the governing body of the city holds a public hearing and gives notice of the hearing in the Page8of9 manner provided by section (b); (d) the notice of a replat approval required by section (b) must include: (i) the zoning designation of the property after the replat; and (ii) a telephone number and e-mail address an owner of a lot may use to contact the city about the replat (Id. § 212.015). Page9of9 H.B. 3167 DevelopmentApproval Process Issue endorsement certificate 212.009(c) If governing body approval is required, 30 days to 1, 2, or 3. 212.009(b) 212.0095(c) 1. Approve; 2. Approve w/conditions; or 1 3. Disapprove w/conditions. 212.009 � Applicant written response (no deadline) Day 15 212.0093 212.0095(a) 1. Approve 212.0093; 212.0095(b) & (c); or 2. Disapprove w/explanation. (ONLY NEW ISSUES) 212.0095(d)(2) � � 1 Continuous loop until all new issues are resolved? Plat/Plan � Completeness review? Submission Day 1 Day 30 Filed - Deemed approved if miss deadline 212.009(d) - Can be extended by agreement 212.009(b-2) Applicant-optional alternate approval process 212.0096 T H E T � W H 0 F 1111E TL � KE D1STfNCTI1fE BY DE51GN DEVELOPMENT REPORT JULY 2019 i i � � ► I � � � I � � � � �. � � . 1 I ' � ' � �. , � � rv. � � u�0 6 ' +� �4\�_ �. � o� Tq City of Q o��, _: _. �-.� a � °�tiy Town of a a �,,A�NST - � - -=°O �``'e�� Trophy Club Roanoke ,�,o ,�...��-::.-._::_ -.__��� Q° ��'��� ° - - . 0� p � sciiwAewnv� � -`` o� �l 3 � ro� '�' + '��- O o 0 � 72 las as ° ��- I'ARISH LN `��� � A /5 � � �Ris ,: Q r�" _" �P �����y____-_-_ ls _ ___-_-_-_-_ - -_J�.., _-_�`�,1-_____--�-_-_-_-_-_-_-_-_-_-�PN�REE�_- - - _-_-_ _ -_-_-_ �T/NGER RD I lY' �," �SHt119 � �/.. I � f J J� ..._-_ ' 329_ 2� �� � � �.•'�j---��-. �C/ �j �� i .�'� 40�........._ � O 'p �� fr'" ; .e ��3�Y3�8��_.. .... O ��� 'i `� �.��. 36 � SH 170 ❑ ❑ � � �;"�\ 3� 37 ���� SH 170 I /� - - �� ��J � `/ �// �280 Q �•'1. � �I�ELITV INVESTMENTS ��CJ� �� � O � � ���+ �` JO ;�� � - iJ � �� � ���.:\ KWOQ�6 ����,� �,� �f � � ' Q S GRANA�A O �`` NaB�-J� �t`�'�. ��' - � 13 SpL- 50��'^���� �ANA-��UD___ �/� � Clty Of ^�:' � � � _ $ o m� �� `, :� � DOVERD � �S I1� Fort Worth:�" \} 0` �=� � �� �.' ��r�� •� 1 51 � o I 0 v �, � 1 � r r � o � f s o � I �o t � ,9 SHELBY ESiAiES y A ,; � 1 .�n �'� �Q ;; \� 14 I \ l� z y yilO `.r- --I�� --_'�^`- 5 � o� � 0 � QUAIL HOLLOW � � Q City of � City of � Keller � Southlake 0 > � � ] � a �--�� �� NORTH � 1 in = 0.47 miles VAQUERO-ARiHUR - 0 0.275 0.55 1.1 Miles I i i i I i i i I ' I � I 1 I � 1 I ' 1 I ' ► ► � � Project / Number of Percent Estimated Project No. Development Lantl Use Size Development Status Lots/Units Complete Completion Name 5 Vaquero Residential 296 510 acres 270/296 lots under construction or completed 89.02% 2025/2026 Charles 11, 45, 46, 47 Schwab Office 554,000 29 acres Phase 1 under construction; nearing completion 80% Fall 2019 Phase 1 13 Granada Residential 84 84 acres 67/84 lots under construction or completed 67.26% 2022/2023 14 Carlyle Court Residential 8 10 acres 8/8 lots under construction or completed 81.25% 2020 15 Knolls at Residential 56 62.5 acres Infrastructure improvements under construction 50% 2019/2020 Solana 17 Quail Hollow Residential 96 188 acres 12/96 lots under construction 6.25% 2030+ 19 Terra Bella Residential 26 55 acres 25/26 lots under construction or completed 86.54% 2021/2022 Charles 23, 72, 73 Schwab Office 616,000 30 acres Phase 2 site work under construction 10% 2021 Phase 2 25 Spec's Retail 1 12,000 sf Additional square footage/remodel under g5% 2019 construction 3 1 I ' ► ► � � Project / Number of Percent Estimated Project No. Development Lantl Use Size Development Status Lots/Units Complete Completion Name J: 6 units Block J has 6/6 lots currently under construction Entrada I: 12 units 2,700sf- 28 Residential Residential E: 12/14 units 4,500sf Block I has 12/12 lots currently under construction 4.81% N/A 322 total Block E has 12/14 lots currently under construction 29, 30 C�edp Retail Retail/Office 4 S f0,000 Retail corner under construction 50% 2019/2020 Hospitality, 34 Entrada Plaza Mayor Condominium, 4 5 acres Site work and foundations under construction -% 2022 Retail Restaurant Row/ A: 35, 38, 40, Chapel & Reception Restaurants/ 15,422 sf a 43, 71 Hall/Gas Well Entertainment 5 B��: Under construction 22.50/0 2019/2020 Garage 22,414 sf 51 Paigebrooke Residential 6 20 acres 4/6 lots under construction or completed 66.66% N/A 4 � i ► : i i : ii i � Subdivision Development Percent Plat Date Total Lots Vacant Lots Acres Permits Issuetl Finals Issued Name Status Complete Carlyle Court 3/7/2016 8 0 10.2 Under 8 5 81.25% development Carpenter 12/9/1977 14 0 31.6 Built-out 14 14 100.00% Addition Entrada 12/14/2015 322 2g2 85 g Under 30 1 4.81% development Glenwyck 3/13/2000 84 0 104.3 Built-out 84 84 100.00% Farms Granada 6/17/2013 84 17 84.3 Under 67 46 67.26% development Knolls at Solana - 56 56 62.5 Under 0 0 0.00% development Paigebrooke 3/8/2004 6 2 20.3 Under 4 4 66.67% development Quail Hollow 3/28/2016 96 84 188.3 Under 12 0 6.25% development Shelby Estates 4/7/1981 6 0 65.7 Built-out 6 6 100% 5 � i ► : i i : ii i � Subdivision Development Percent Plat Date Total Lots Vacant Lots Acres Permits Issuetl Finals Issued Name Status Complete Spencer Ranch - 38 38 37.8 Concept Plan 0 0 0.00% Approved Stagecoach 8/16/1971 47 6 55.5 Mostly built-out 41 40 86.17% Terra Bella 11/11/2008 26 1 54.8 Under 25 20 86.54% development Vaquero 3/27/2000 296 26 510 Mostly built-out 270 257 89.02% Wyck Hill 4/3/1996 13 2 22.4 Mostly built-out 11 11 84.62% Other/Miscellan _ 25 2 - Mostly built-out 23 21 88.00% eous Total 1,121 525 1,333.60 596 510 49.33% 6 � 1 ' 1 1 1 � ' � � , '� _�__ •1� I � � w r�� `• Y'F� , • � r•2` • ~�� • �^-� + •, Retail Corner - � '� -'- ` �T . ��'� . 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' � � � Project Name Total Lots / Units Size Contractor Development Status Estimated Completion CVS Pharmacy 1 13,378 sf Wurzel Builders Completed February 2017 Primrose Daycare 1 12,460 sf Cooper General Completed May 2017 Contractors Entrada Sales Office 1 3,463 sf Crescent Custom Homes Completed June 2018 Retail Office: 43,336 sf Entrada Retail Corner 3 Starbucks: 2,834 sf Crescent Custom Homes Under construction 2019/2020 Retail 1: 1,370 sf Entrada Residential Under construction; Block J 6 4,500 sf avg Calais Custom Homes nearing completion on 3 2019/2020 units Entrada Residential Under construction; Block E 14 5,000 sf avg Crescent Custom Homes nearing completion on 5 2019/2020 units Entrada Residential 12 3,600 sf avg Pentavia/Atwood Under construction 2020 Block I Custom Homes Pedestrian Bridge 1 - Crescent Custom Homes Under construction; 2019 nearing completion Gas Pad Parking Garage 1 148,398 sf Crescent Custom Homes Under construction 2019/2020 s . � ' � . . ' � � � Project Name Total Lots / Units Size Contractor Development Status Estimated Completion 2 lots A: 15,422 sf Under construction; Restaurant Row 3-6 restaurants B: 22,414 sf Crescent Custom Homes Restaurant A nearing 2019/2020 completion Chapel &Reception Hall 2 Chapel: 3,207 sf Crescent Custom Homes Under construction 2020 Reception Hall: 14,418 Condo A: 218,658 sf Entrada Plaza Mayor 4 lots Condo B: 131,571 sf n/a n/a n/a 150 condominium units Hotel: 95,048 sf Garage: 120,912 sf 9 Planning and Zoning Item # 5 — Adjournment Work Session Back up material has not been provided for this item. T H E T 0 W H Q F W ESTLA �E MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING 7une 10, 2019 PRESENT: Chairman Tim Brittan and Commissioners Michelle Lee, Ken Kraska, and Kim Morris. Sharon Sanden arrived at 5:36. ABSENT: Liz Garvin OTHERS PRESENT: Deputy Town Manager Noah Simon, Town Attorney Sam Hawk, Director of Planning Ron Ruthven, Administrative Assistant to the Town Secretary Tanya Morris, Development Coordinator Nick Ford, Deputy Fire Chief John Ard, and Communications Manager 7on Sasser Work Session 1. CALL TO ORDER Chairman Brittan called the work session to order at 5:32 p.m. 2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. Director Ruthven provided an overview of Item 3. Discussion ensued regarding road construction at Highway 114 connecting Schwab Way, original height for Charles Schwab sign verses requested height and height compared to Fidelity sign, Front 44 signage, Town entry way marker, height of Schwab buildings compared to Schwab sign, ingress for Schwab campus, development timeline for Front 44, possibility of additional signage near proposed Schwab sign, lighting on Schwab sign P&Z Minutes 06/10/19 Page 1 of 4 and compliance with dark sky requirements, LED impact on illumination standards, highway lighting to be installed by the developer to Town standards, and silt and erosion at Glenwyck compared to concerns at Entrada. 3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER MAY 2019 REPORT. Director Ruthven provided a presentation over the following items: Entrada: Tower framing in process, operational Bell Tower, Starbucks tenant finish-out, Restaurant A building is on schedule, status of parking garage near Restaurant A, concerns regarding the lack of amenities to encourage the purchase of residences, Plaza Mayor delays due to building plans not meeting design guidelines, builders non- compliance with their construction schedule, no punitive standards for missing building deadlines, and the building and abandonment plans for gas well pad site unknown at this time. Solana Properties: Sold to new entity - Blackstone no longer owns the buildings at the Terrace and Plaza. Fidelity: Sign construction to begin soon. Spencer Ranch: Approved and currently waiting on property development and demolition. 4. ADJOURNMENT Chairman Brittan adjourned the work session at 6:02 p.m. Reqular Session 1. CALL TO ORDER Chairman Brittan called the regular session to order at 6:02 p.m. 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON MAY 13, 2019. MOTION: Commissioner Lee made a motion to approve the minutes. Commissioner Morris seconded the motion. The motion carried by a vote of 5-0. P&Z Minutes 06/10/19 Page 2 of 4 3. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A DEVELOPMENT PLAN/SITE PLAN SPECIFICALLY FOR A SPECIAL PRO]ECT ENTRY SIGN FOR THE CHARLES SCHWAB CORPORATE CAMPUS, AS AUTHORIZED BY ORDINANCE 307, ON AN APPROXIMATELY 775 SQUARE FOOT PORTION OF PLANNED DEVELOPMENT DISTRICT 3, PLANNING AREA 4, (PD3-4) GENERALLY LOCATED AT THE SOUTHEAST CORNER OF THE FUTURE INTERSECTION OF SCHWAB WAY AND STATE HIGHWAY 114. Director Ruthven and Coordinator Ford provided a presentation and of the item. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Kraska made a motion to approve the Development Plan/Site Plan with staff recommendations: 1) Lighting for the signage must be consistent with the Town of Westlake outdoor lighting standards and ordinances and 2) Prior to issuance of the building permit for the sign, a copy of the recorded sign easement shall be provided. Commissioner Lee seconded the motion. The motion carried by a vote of 5-0. 4. AD70URNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. MOTION: Commissioner Lee made a motion to adjourn the meeting. Commissioner Morris seconded the motion. The motion carried by a vote of 5-0. Chairman Brittan adjourned the meeting at 6:07 p.m. P&Z Minutes 06/10/19 Page 3 of 4 APPROVED BY THE PLANNING AND ZONING COMMISSION ON AUGUST 12, 2019. ATTEST: Chairman, Tim Brittan Tanya Morris, Assistant to the Town Secretary P&Z Minutes 06/10/19 Page 4 of 4 Westlake Planning and Zoning Commission T H E T a 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, August 12, 2019 ToP�c: Conduct a public hearing and consider recommendation of a Planned Development Zoning District(PD) Site Plan for an approximately 0.35-acre portion of Planned Development District 3, Planning Area SB (PD 3-SB) amending Ordinance 770 and Ordinance 827 in order to allow the construction of a retail building on the Charles Schwab campus generally located along Schwab Way between JT Ottinger Road and State Highway 114. STAFF CONTACT: Nick Ford, Development Coordinator Ron Ruthven, Director of Planning & Development Strategic Alignment � � i i � . , . . , : ' � � � 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. � Outside the Scope of Identified Strategic Initiatives Time Line- Start Date: July 16, 2019 Completion Date: August 26, 2019 Funding Amount: N/A Status - � Not Funded Source-N/A EXECUTiVE SUMMARY (INCLUDiNG APPLiCABLE ORGANIZATIONAL HISTORY) In February 2016, the Town Council approved the rezoning of a 154-acre tract of land just south of the Highway 114 — Highway 170 interchange, establishing the land use prerequisites for a proposed Charles Schwab financial services campus and supporting mixed-use development. In Page 1 of 5 May 2017, the Town Council approved the Phase I Site Plan for the Charles Schwab Corporate Campus development and in October 2018 the Town Council approved the Phase II site plan for the Charles Schwab Campus. As the commission may recall as part of the Phase I campus four primary structures were shown on the Site Plan, including two office buildings, a parking garage, and an amenity building. Furthermore, a small retail site was shown northwest of the parking garage but was not considered in the scope of approval at the time for the Phase I development of the campus which is now the scope of this site plan for consideration. The retail space is intended to accommodate 1-2 lease tenants for uses that provide amenities for Schwab employees and the general public. The pavilion's main entries will address Schwab Way with a glass wall farade and other envelope materials consistent with those used in other campus structures. ZONING Ordinance 770, approved February 22, 2016, establishes allowed uses and development standards for PD 3-SB. The following section compares the applicable requirements specified in Ordinance 770 with the information included in the Site Plan. Staff determination of zoning compliance and/or recommendations are highlighted in italicized bold text. Allowed Uses Ordinance 770 defines uses that are allowed by right, as an accessory use, or those that require a Specific Use Permit. The retail use shown on the concept and site plan is an allowed accessory use by right. The uses shown on the submitted Site Plan comply with the Concept/Site Plan and applicable zoning standards. Development Standards Density—Ordinance 770 sets a maximum aggregate floor area for all allowed uses in PD 3-SB of 1,160,000 square feet. The total amount of square footage approved for primary structures shown on Phase I and Phase II the Concept/Development plans for Charles Schwab is 1,158,942 square feet. The Charles Schwab team is seeking an additional area allowance of 3,742 SF over the previous limit of 1,160,000 SF of building area to accommodate the 5,000 square foot retail pavilion as depicted on the site plan at the northwest corner of the DFW-G1 parking structure. Staff recommends approval of an amendment to Ordinance 770 to increase the ma�imum floor area by 3,742 square feet to allow a maximum of 1,163,742 aggregate floor�area in the PD3-SB zoning district from the previous 1,160,000 square feet allowed. Building Height—Maximum building height is limited to siX stories or 90 feet, but not to exceed 735 above Mean Sea Level (MSL). The structure shown on the site plan is a one-story building with 16 feet in height. Building Size — The minimum building size in this district is 5,000 square feet. The accessory structure shown on the Site Plan is 5,000 square feet. Setbacks—PD 3-SB specifies 50-foot front yard setbacks, 20-foot rear yard setbacks, and 25-foot side yard setbacks. All buildings on the Site Plan are shown behind setback lines. The building height, size, and setbacks shown on the submitted Site Plan comply with the applicable zoning standards of the PD3-SB zoning district. Page 2 of 5 PARKING AND TRAFFIC CIRCULATION Section 102-155 of the Westlake Code of Ordinances establishes an off-street parking requirement of one parking space per 200 square feet of building floor area. Per the building square footage shown on the Site Plan, 25 parking spaces are required to serve the retail pavilion building. Seven parking spaces are proposed between the pavilion and the hike & bike trail along Schwab Way. The remainder of parking that serves the retail (an additional 37 spaces) will be housed within the DFW-G1 parking structure as retail only parking and separate from employee parking. Parking shown on the submitted Site Plan exceeds Town requirements. LIGHTING Lighting details, including the location and type of lighting for streets, signage, and parking areas is not included in the Site Plan submittal. Staff recommends the following for the lighting plan: • Staff recommends submittal of a lighting plan to be approved by the town manager or designee before issuance of a permit for the depicted building. • Staff recommends any proposed lighting be consistent with approved lighting from Resolution 18-34 of the Phase I campus. LANDSCAPiNG The landscape plan submitted as part of the site plan has been altered from the previously approved landscape plan for the Phase I campus. Amendments to the plan have been made to accommodate for parking at the retail building and to create an urbanized ground plane surface that extends from the building to Schwab Way. The following are recommendations regarding the submitted landscape plan fi^om staff • Staff recommends the area between the hiking trail and the curb of Schwab Way be landscaped to match the approved Schwab Way Streetscape plans. �Q� J� �,. �.. • Staff recommends a revised landscape plan be submitted for review and approved by the town manager or designee before issuance of a building permit. SiGNS Signage for the building is not included in this submittal. Staff recommends the applicant submit a signage plan to be approved by the town manager or designee before issuance of a sign permit that is consistent with Resolution 18-34. RECOMMENDATION Staff recommends approval of this item subject to the following conditions: 1. Staff recommends approval of an amendment to Ordinance 770 to increase the maximum floor area by 3,742 square feet to allow a maximum of 1,163,742 aggregate floor area in the PD3-SB zoning district from the previous 1,160,000 square feet allowed. 2. Staff recommends the following for the lighting plan: Page 3 of 5 a. Staff recommends submittal of a lighting plan to be approved by the town manager or designee before issuance of a permit for the depicted building. b. Staff recommends any proposed lighting be consistent with approved lighting from Resolution 18-34 of the Phase I campus. 3. The following are recommendations regarding the submitted landscape plan fi^om staff a. Staff recommends the area between the hiking trail and the curb of Schwab Way be landscaped to match the approved Schwab Way Streetscape set. b. Staff recommends a revised landscape plan be submitted for review and approved by the town manager or designee before issuance of a building permit. ATTACHMENTS 1. Vicinity Map 2. Concept Plan and Site Plan for Consideration Page 4 of 5 Attachment 1: Project Vicinity Map VICINITY MAP F reui -. � - � � �� � �� R\NJ \� /�rl / DFRFi�L � \, ?i SNFIiI _ , , � —— � - ,NORTH, �� ��N��r _, �� �' � , S -- --- � ---_�r�o��wa � ...__ —�-- �UJ ehLOSF kC-,Cr`,�—_ — ...,.., _-'� JAMES J � � J � � C � �� � 3 � �cnRi�� � �' �i � TROi NY CLuB � :ANOK� s�;' , �H��� --- / ��, I rj P � 1 a°�o / NJ ` f z/'_ �r ` " II o'� �7rn7���ri ��c�±� q 'r�� ��� ,����1N � � ' ''i �AnM � � I � �C -��� ��� � a.� �� � , ��� � � � � I i �;! ,:f, i��eo - '�,`�� os J�5�� � ,� � l F=� � _ ?�//'�4�'MAIN � _ F�-"i �a � q`�, CC /" �i I�`¢ �FR � --- �� = c�. r�.H/ T/-. '�i ` �` ` �� ./ � � I KC }�-, � � �rw^';;o- .,��- .. � r��� ro �s � 1 n P'iRl H I J \ r�'� � �\ I� �\ ___. ��,. �_.7KF ,`_ � � � 1' PROJECT W t�a�,:h __y � � �� � � ', LaCATION Page 5 of 5 � � � � � ` � � ' �� � � � � �� �� � � �� � � CONCEPT SUBMISSION CHECKLIST 2 .� , .��� �� �� � �� r � ���''� �� � � � - - ���� � � � } � #� � , r � -� �� � � r - OVERALL SITE PLAN 3 � � ��} . - -�.:� � � � +- � AREA CALCULATIONS 4 � �� � F r �{ } �� .. �, ENLARGED SITE PLAN 5 ' ���� � . � - ENLAR ED LAND APE PLAN *. G SC 6 . �� + � � , � � � � ENLARGED PARKING & PAVILION PLAN 7 �# �� �� � '� • �� ELEVATIONS 8 � RENERING IMAGES 9- 10 _ - - - - - - � - BUILDING MATERIALS 11 . _� - . �=; . _ __ . _ . _, � , - � �_ - . .� � . � � � � f._ i ' � � . � Y � `-.!�_�, . - � ��• ' ' •c+, . -_ _ � � --_ _ S �"A" +I � '�,� i -' . �, _ - - , ut � - - '�r� ',� _ " � _ F T_ _ _ i +..1ry, .4{ � r �l F , . � }� �, \ .I �l�� � '� ��. 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'I' �1 r . t � � � 1 � � � � � i • ! 1 • ' , � . � . ; � ► LAND �W!NER CS Kinross Lake Parkway, LLC 1, Resickential ckensity daes not exceec� two units per gross acr�for 5ingle family � DATE 6/Z4/2018 2, R�siclential density does not �xceed 18 units per gross acre for muitifarnily u5e � ARChiITECT Will Mitchell,AIA � s• • • • � + � CORGAlV 401 NORTH HOUSTON STREET 1� Minirnum af 20� of grass area devotecf#o oper� s�ace 2, Floodplains preserv�d and mair�tained as �per� 5pace DALLAS, TX 75Z14 3, SagnEfi�a�t stands c�f native trees an�l shru�s preserveci and pratected trom LANDSCAPE ARC�lfTECT 5am Heritage destructia� ar aft�rati�r� OFFiCE OF JAMES BURNETT � � � � + � F � � * � * R � PENNZOIL PLACE 711 LOUISIANA, SUITE 111 1, Struttures do no �xteed the IawEr of� staries af 45' af��vE grade • R�ferente max buifding l�eight in adja�ent lr�farmatian 5taterrEent 7a61e HOUSTON, TX 77002 �. arain�ge featufes ir�tegrated irita the design of the development � ��_�- CIVIL ENGINEER/SURVEYOR Bradley Moss, P.E. (TX, OK, NCJ, LEEQ AP 3, prain�ge f�atures c�ntained withir� pQ�d� ar�d stream$ '- = 4, Floor: Area ratfo doe� not exceed 0.3 �• Reference max bui�da#�le area as defined in P� �i�xrict 3-56 �1,160,�p0 5F� KIMLEY-HORN 12750 MERIT DRIVE, 5UI�E 100� a � o * . bALLAS, TX 75251 ].. Approximati�ns �f the following are shown: Reference P1�Sit� Plan 5ubmission 03.Z7.2�17 PERMIT�ED LAND USE (PROPOSED) OFFICES ( GENERAL ) PERMITTED IJSE a. site baundaries and dimension� a� Reference P�5ite Plan S�bmission 03.�7.�0]7 b. la� lines Fteference Pl�5ite Pian S�abmission 03,17.�017 c. s+te acreage and square f�otage � Re'feren�e P�5ite pian Su�mission b3.17'.2017 AGCE550RY I.AND USES (PROP05ED) PARKING STRUCTURE PERMITTED USE d. distan��s to th� n�arest trass streets Referen�e P�5ite Plan Submissian p3,17,�017 *For eomplete list of permitted uses, DIIUING FACILITY PERMITTED USE 2� l,ocation map, norti� arraw,title block, and 5ite da#a 5ummarytabfe shpwn • �'�•--� reference Zoning Drdinance No.77Q, CONFERENCE CENTER PERMITTED USE 3� Ex[5ting land uses and aar�ing classifica#�o�s of adjacent pra{�erties shown ,�'� 4, Feat�res t�mitted fram the PD Concept �lan � NJA PD-3-5B planning area. HIK� & BIKE TRAIL5 ( PRIVATE } PERMIT7'Eb US� 5, Updated 7raffit Imp�ct AnalysFs included a�d consist�nt wFth th� ari�inal pl�n ��-• �. The ��an incl�des ne[essary on-Site or�dja�ent traf#Ic rmproverr�ent5 ReferenGe P�5i#e �lar1 SubmiSSion �3,17.�0�7 MINIMUM LOT AREA 100,000 SF 7, The pia� is g�n�rally consi5t��t �vith th� Pi7 Concept Plan 8, The plan is generally cor�sisfient with the devekopa-r�ent standard�of the �D Drdanance Mlh�IMUM LOT WIDTH �Oa' 9, The plan satisfies conditions set by the Tawn Council MiNIMUM FRONT YARD 50' 1�. �`h� plan is generally tonsistent with the UC]C and �ther gaverning rules and regulatiflns MINIMUM SIDE YARD 25' MlfVIMUM REAR YARD 20' � • � � MAXIMUM HEfGH7 CJF BUILDING 90' or 6 (six) stories, but not to exceed 735 mean sea levei 1. Nam� and address of lar�downer present Reference aajace�t�nforrnation Statement Tabie �. Date o# preparation of the PQ development plan shawn Reference adjacer�t 1r�formatfon Statemen#Table IVIAXIMUM BtJILDING COVERAGE 1,160,000 5F inaximurr� aggregate floor area 3. Narne arrd address oi arc�ritect, landscape architect, planner, engineer, surveyor, Reference atljacer�i lr�iormation Statement Table ar ather persnrrs �nvolved pres�nt VIEW IMPACT AiVALYSIS Reference Zoning Ordinance No.770,PD-3-5B planning area. 4. A table fisting s�ecwfie permitted u�es for the prop�R-ty is grese�t Refer�nce adja�er�t 1r�formation Statement Ta6ie Proposed development complies with view shac�e areas as 5. Bcrundari�� of different land uses ar�d baundary cfimensians wh�re applicable Reference adja�ent Ir�fvrmation Statement Table described as well as height lirnitations listed above. 6. Each proposed �ar�d use Sha�ld �nclude the follow�ng: Reference adjacent lnformatian S#aternent Table a. minimum lot area Reference acljacer�t InformatEon Stakerrrent Tabie b. minimum lat +n+idth and [f�ptF� F�eferente �d�acent Ittfarm�tiQn 5#�kem�nt T�b�e �. m�nim�m frp�t, �ide, ar�d rear yard ��eas Referen[e �d�acent�nfarmat�pn Staterner�t Ta61e d. maxirn�m height of b�ilding � ��#erence ad�acent Inforrr�ation Statement Tabae e. maximum bulkdir�g coverage a� Reference adjacen# ar�formation Statement Table 7. Lisl oF devel�pmeril star�dard�for amendr�ent � Reference adjacent Inforrrration StaCemenk Table 8. View impaCk an�lysis, wher� �p�lit�bfe � Referent2 adjater�t le�f�rm�tGon St�ternenC 1'aBie 9, Pr�li�inary and appraximat� huilding lo�ations and huilc#ir�g foatprints 5hc�wn � 10 Pr�liminary elevations and per�pect+ves }�re�ent 11. Location� of parking areas present 1�, aetailed descriptfan of how open spac� s�rving the develc��ment will Reference PD 5ite P�arr Submission �3.17.30�7 be s�tisfied f�rth� ph�se of developmen�represented 13. Preliminary tree 5urvey present Referente P�Site P�an 5ubmi�5ian �3_I7.20I7 14. A li�t detailing each co�dit�on impased by the Pa Qrdir�an�e • h!/A 1�. A list detailing proposed additions ar amenclments to the Pb �rciinance � N/A . � � r • � 1. Accampanied by drainag� plan Referenc� Pp Site P�an Submi�sion �3.17��a�7 2. Prepared by a professi�nal er�gfneer Reference PD Site P�an 5ubmi�sian fl3.17.24�7 3. Cantains a tapographical rt-rap of praposed devel�pment area to a scaEe �o Referenc� pD 5ite P�an 5ubmissian �3.17.30Z7 smaller than 1" = 2�0' 4. ❑escriptifln vf hvw tf�e develapme�t wiil �omply with the dr�in�ge de$igr� poli[les Reference PD Site Pian Submi55ion 03.�7.�017 �. }�II information de�med neces5ary by t�� engin�er is includ�d Ref�r�n�e Pf�5it� P�ar�5ubmis�ivn �3.17.�017 6. All inforrnation rec�uested by the�'own Engineer Fnciuded Reference PD Site P�an Subm�ssion �3.17.2017 7. St�dy ir�dicates thrat the propo�ed c�evelc��menk car� be achieved witt�out Reference Lake Turner Project & Hillwood U�strearn Qetentian Project intreasing u�stream or downstream watet surfate efevatidr� and �hat detentian or r�t�nt�on areas can be impraved in a natural rrtar�ner __ _ - � ��;���----------------------------------------------------.�.--------------------------- ��� � �� - f:+ + �__._ - ��� ���� � ---�.- . �� j l _- '— ������ ���� - — �`t , �1i����;-, __ 1 � /� _ _ � ' � .-�� ������ �. -_,L 4 . � ;_� ►`�, � .— _ � ; � _ - ����a;; -_ � i � �� r �' 1 �� � �.� �� .'F :,�, � �_ ' �f� '`� � ��'' �'� ��.� ���. f �� '- ���i � ;�-� --' � � !.■ � .- �HARLE� . j r �� }_� '� �� r� � , _ t�.�'� � :� _ - ■►# �� S�HVIIAB � ��� - � �� �. ,�� H I L L'��� a l H�V�1 A F�D �:..� ; : ,��. t-�= _ , � M I�� �� :� - • � � RETAIL - � •� - � � , ,��� , � �� HU � HES , - �.�� , 4- i� _.� , � F�1�1 N � H �..�-�'•. ;' . . r, ,�� M I�E a- LJ � E � p� , �r �� ��� �• � ---- ��� , .� �-� �r� : ���, aEV� �� PMENT ;, ,�- , _r. , _: ��_ r� � : � �� � � _ �- ��-- � �:� � � � _ � - - . � � _ � ::, �� - � -� _ � �� _ � �; �; ,� � � � _ r�, � � �� _ � �� :� � � - _ '�� ;�` :�� _ �.� ��-,� t , _ � --` 1�- u�__- , �" .,`;�-_ � � ,� . , �� � . � r ! ■ s s _-- ��� _ �-�. � ��� + �� i ■.����1�1�1���i���1��������-i-�-■ � � 1 `� � -i +_ 1 � � 1 � � � � r . � �������4���#��������#�����#!i !�������w��.�.i�,��w.��,�,�,� - - -- -- - - - - -- - - �. � �� �� ��� �� �� �: �__� I�L �� � �_�--_.-__--_-; _-__=- ' �� ► - � - � - - . � ,.. ,_L�.�, .- - , �;'�. _ ��� . �;--, z.� ---- - - .�., �� _ r•" _ _ ^-- d� � . . rr � �� —_�. � ���r � �r � --=:'- - -- - -�^"� - — --- �� J:`'�i'��'�. - , s -, "'�; , - . _ �:�- - -- - . _ � � } � �� �� , •� w � - - - - � �f 1 - r • , . - , �� � � � - i� _ . . _ �r ..r . . . � , . i� :7~ � '4.: : • ! : ' • � '. ,. ►, ; • � .� - / - �'� - � �,� . ��: t c'� - �� �� � 1� 1 � � 1 S �� 1 ' . � � '� r' { L. � � :� �'�� �:� � � _ - �� ���-� � •� .�� �� s� ; � —-- ■ - �� � �. : ; . _ , � . , . . , .... .--� �... . .... ..... .. ..._._..... _. ..._:_..- _-- -- -._.. _.�_......-_ ..... -_......-_._. .. �r► , .,-� ,':"�.:;'� _- -- - ---- .__ , -_- - - � - - �� --- ; ��� '� _� ����r� . � �� � . __ _ _ ---... �� --� - - - - ����►► � . ! : . , . � _j ► ��'� -__. � :,J- . _ _.�., _ � . :. --� .�:: T. - - ,.,� uk.�;.- ... �. � ��:-: . _ - ---- - ,: � � = , � �;; iiiriiiiiii��iiiiiiii�iiiiiii�iiriiiiiiirriiii,i�i�iiiii�riiiiiii�iiiii�iiiiiiiiiiriiiiiiiuiiiriiiiiiiiiiiiriiiiiiiiiii�riiii�iiiiiiii����►�rt������ � � ►�� �'�_ . - _ � - , =:- -- ; _ - — - - - = -_ _ _-_ -- - z, _--- '----- '- ", . � � � � � � . .� -�Tr; . -- - - - - � . . , �_ , , , . _ � _ ., _ � - i• r � ..., ::. �.. .: ''} �. �. . . ;. , 1 ;:_:: ti r- . --- - - - • 3 � � i � .._..��' r . :i � - . z�;��'' -�- � • 6: j.�' �� � ��� -i r.,. �� �r - . � �r � -;.J..« - - - -�� �' � '� � �� �^- .yy . . 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C � RGAN SUBMISSION I � 1 � � � � TABLE OF CONTENTS 01 � OVERALL REVISED SITE PLAN 02 � REVISED SITE PLAN - SEGMENT 2 03 � REVISED SITE PLAN - SEGMENT 3 04 � REVISED SITE PLAN - SEGMENT 4 05 � REVISED SITE PLAN - SEGMENT 5 06 � REVISED SITE PLAN - SEGMENT 6 07 � REVISED SITE PLAN - SEGMENT 7 L101 � OVERALL EXISTING TREE PLAN L102 � OVERALL LANDSCAPE PLAN � � - m � � � GRAPHIC SCALE IN FEET w Q �� 0 100 200 400 0 ° NORTH ° � �� o � \ \ _ — � �ypRTywES ` � � � � (tX f���'�fiYY � � Y , � � \ � , �aM � .� , � � � - , �� , � � � � / z � �� \\ \` ` , � \ o o � � � � � \ �a,.. � �� w � � � / � �, TRACT 2 — _ \ NOTES � / CS KINROSS LAKE � � � � PARKWAY LLC � 1. ALL REQUIREMENTS OF PLANNED DEVELOPMENT 3-5B WILL BE COMPLIED WITH, EXCEPT THE � I INST. N0.2016-64107 /� FOLLOWING VARIANCE REQUESTS: � � O.R.D.C.T. ��' - i \ / �/ A. FIRE LANE BUILDING COVERAGE: � i � / � � WESTLAKE RETAIL � / i. THE USE OF REMOTE FIRE HYDRANT TO PROVIDE COVERAGE FOR EXTERIOR o o ASSOCIATES, �T�. BUILDING COVERAGE (LOCATED BETWEEN PROPOSED GARAGE AND DFW-1). z �' INST. NO. 1998-118649 � a O.R.D.C.T. ( ' � � � � � � ��� �/ _ — — — ' - - - �/ —� - scHwae war - - - - - � - - - SITE dATA 7ABLE PHASE 1 - - - � � - - T � ! 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ALL DIMENSIONS ARE TO EDGE OF PAVEMENT OR FACE OF CURB UNLESS Engineer BRADLEY,1. MOSS � � = Q I !6`L,� �'\\ / / � � � ;���-� ---- 616- ' � � PROP.FH I� 5e �i9 R7 / ' ' OTHERWISE STATED. p.E.rvo. ss63� 6, cfl 0 � I 1 �`� � � \ �� �� 617 / � � � � I S�' ' Date 10/05/2018 � � U �� � Q �° rn.`O � PROP. 12" o_ , U � w U (� � � CO a� ��'� I � STORM ��� � �� � � � � � � 2. ALL RADII ARE 3.0 UNLESS OTHERWISE STATED. !� / �' °�,' � � � U� � � � �� J � STORM DRAIN,(SEE � � � PROP.WATER FEATURE / � Z � � � � � � � p z � , � LANDSCAPE PLANS � �/ �,� � ,p9/ (SEE LANDSCAPE PLANS i ` / � y / 3. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE STANDARD � � � Q Q � � Y � � FOR DETAILS) ki � � � eo, FOR DETAILS) � �/ / � SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL U � o p � � m I � � / �� I ` / � � TEXAS, LATEST EDITION, AND THE TOWN OF WESTLAKE STANDARD � o w "� � ° °' Q I I � PROP.24' CONCRETE FIRE LANE � > ` � � � � � � i i � ,� � � ,�, o � ��,'� � � � CONSTRUCTION DETAILS. � M Q m Q m m � � � PROP. UNDERGROUND I sOoo ;�" 21.p, ` �'�A / / I 0.. � p p o m o � � I i �� SERVICE TUNNEL � � / �o- / � / 4. DURING THE CONSTRUCTION OF THESE IMPROVEMENTS, ANY INTERPRETATION = o � w Z z Y U � � I STORM DRAIN,(SEE ` ^ U � C� � U N � I I I �� I � I I I ' � �/ / LANDSCAPE PLANS � / `O � � OF THE STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION FOR Y O Q cn Q w I � � ❑ 3 FOR DETAILS) / / / NORTH CENTRAL TEXAS, AND ANY MATTER WHICH REQUIRES THE APPROVAL OF � o o � � " I�� REMOTE FDC I � � \\ �� I I //// / �/ � / � � THE OWNER, MUST BE APPROVED BY THE DIRECTOR OF ENGINEERING OR HIS � �I 3 - -- °---- �----- - ' � I I I � so o I' � PROP. FH � / �,� H W 2 4 2 1 L A N D, L P D E S I G N E E B E F O R E A N Y C O N S T R U C T I O N I N V O L V I N G T H A T D E C I S I O N C O M M E N C E S. Q � o � I \ I � � � � o - � / � I I N S T. N O. A S S U M P T I O N S A B O U T W H A T T H E S E D E C I S I O N S M I G H T B E W H I C H A R E M A D E z W � 121.8' � � ±136.7' '52.3' � � � 2009-55583 DURING THE BIDDING PHASE WILL HAVE NO BEARING ON THE DECISION. � Q � N � I i � � PROP. 12" � �o O.R.D.C.T. � � m � I ID O N I I � �2.0' �2.0' 2�.0' � PROP. WATER / 20 5. STREETS, ALLEYS, SIDEWALKS, DRIVEWAYS, AND STORM FACILITIES IN THE - � � I � I O ���� PRO ORM I \ � k� T HEADWALL / /s� / �' � � � PUBLIC RIGHT-OF-WAY SHALL BE CONSTRUCTED IN CONFORMANCE WITH THE Q � 0 o I � I c°� � I 24.0' I � j � -p� 2Q / � ' TOWN OF WESTLAKE, STANDARD CONSTRUCTION DETAILS LATEST EDITION. A ' Z � IV Q � � I I PROP. 18"STORM �"O�, � I � �o, � 'o� I 6. REFER TO LANDSCAPE PLANS FOR SIDEWALK LOCATION, WIDTH, AND CONCRETE a � Q � � � � � X , �/ �/ PROP.CONCRETE I � FINISH. � � � o � � � �g�3, �� PROP.CONCRETE N � i �, � � � � 1g � � Q � :� � � - - 3�' 31.2' '�/ 6 � � � � Q - - �- Fi - - �/ � A PROP.24" 7. SEE LANDSCAPE PLANS FOR DETECTABLE WARNING AND ONSITE BARRIER FREE � �' I RAMP DETAILS UNLESS OTHERWISE NOTED. SEE TOWN OF WESTLAKE STANDARD � �, � I o � u_' ��� o �I PROP. 12"STORM � �16\ � � o o Lw �STORM � W � � - ��- � � �� _-_� � �� � / �o � o R,3o I DETAILS FOR BARRIER FREE RAMPS WITHIN TOWN RIGHT-OF-WAY. � J � +- O I N � O O N /� �uj� - N - � O� L > �i ' ^ o �i PROP. 18"STORM� O � � •o - - - - I � � o � � O.�`N� � � S ss s � � w � �, ; -- - = -- - _� - �- ' � � � / F3�.s� � , � � � � I � � Q � Q o E �I PROP 25' CONCRETE' PROP. FH - � _y!� � � �� x � j � DFWG-1 I � R93.�� PAVERFIRELANE � , __,_ - ��-"' � /�' R 00' T o I _ �, ' SSWR g1� � �� -°'o ' � (SEE LANDSCAPE - � � �-- "� � � � �� �� I W v �"' � MANHOLE � W � � � (PARKING GARAGE) I ��� �_��' � _ � � � , , � I BENCHMARKS � Q � cc� R124.5 PLANS FOR DETAILS) , ��� �� � ✓ ��� '� � �� � PROP. FUELTANK I ���� / �, � W / ss �� � � R104.0' m � �� PROP. ��c`���� � � ��5� � � � o-� � �� ;� � '�880 �� �' � R>>2 p, R80.o' � � � 6'`° � BM#1 Town of Westlake GPS monument No. 7. � �j��� i wT _ i / O Q w � IRRIGATION PUMP �� � � �' �fj �I I I I a .o i �� F � / � � - � '- � �; � I .y.� , � _ - S ' ,�h I I Elev. = 626.27 Y � � �'�; � - � � � �� � _ � i �o � � � I � '' � � / "❑X" cut set (12/16/2016) on the southeast = J � - I � � BM#2 � � � � � � � �c��- � SS J � � ,--� � I • � � � � � � corner of a concrete curb inlet located on the south side V H � o �16617 � � � R3' � �-//PROP. 12�� �MATCHLINE, SEE SHEET 3 OF 7 6'4 I ��`� / � � 6''� � � � g Y � � w � PROP.6" I of the east bound service road of State Hi hwa No. � I ��� �� � / �o� WATER w / � � I I I � / WATER � 114approximately 450 feet west of Trophy Lake Drive. � � �i �� � �' � � � Elev. = 612.39 � 618 � ''� � 'o �"� o E � I �619 il � /��`� �� PROP.20'PUBLIC � � � I � � � �O `� � PROP. FUEL PORT PAD��� �� � c ' I /��� WATER EASEMENT � � � I �ti � � � BM#3 "�X"cut set on top of a concrete curb at the � c�j- g_+�'l 6'� O'/ g� I ca � � � � ��'� 6�` e �( � %/ � 6 �� � i � I � � � PROP. FH � midpoint of a curb return located at the southeast corner � �/ PROP.8" / � R3g.o, � � of the intersection of the east bound service road of � ° � �I � �/ ,���:-''S,� �' ii-/ �s SSWR � R6o.o� ' I I � � �� � I , � state highway no. 114 and trophy lake drive. � ° Elev. = 617.02 a � BM#4 "❑X" cut set on the south side of a concrete curb w o � � inlet located on the south side of east bound service � ,� � road of state highway 114, approximately 2,200 feet � � west of trophy lake drive. � N � Elev. = 621.10 rn •i i � � BM#5 "❑X" cut set on the southwest corner of a � � � concrete curb inlet located on teh south side of the east Q J � bound service road of state highway 114, approximately � � � 1000 feet east of ottinger road. � � � Elev. = 625.35 � � m �// L�1� � Q � � � � � � � o � � CAUTION!! W ° � EXISTING UNDERGROUND UTILITIES IN THE AREA. CONTRACTOR � �' � IS RESPONSIBLE FOR DETERMINING THE HORIZONTAL AND � � VERTICAL LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. � CONTRACTOR SHALL BE RESPONSIBLE FOR ANY REPAIRS TO �' � Know what�S be I OW. EXISTING UTILITIES DUE TO DAMAGE INCURRED DURING � o • � CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ENGINEER OF T � C a I I b e f o r e y o u d i g. A N Y D I S C R E P A N C I E S O N T H E P L A N S. m � SHEET NUMBER � � � � 20F7 � � o � � � � � - m � � U U �J,f Q KEY MAP o � � _ _ „ NORTH �7���ua: .,��; � �I PROP.25' CONCRETE' PROP. FH - � �!�' � �� '� � _ ��.� � � � / � � ��' -� �! � ' ,� � l ��, � p I �SSWR ��g1� I � � � DFWG-1 I R93��' PAVER FIRE LANE � - � /� 0' � o� �� � �� R2� w � MANHOLE � (PARKING GARAGE) I �� �_'��ti �sEE�aN�sca,PE _- � "- - - �� � � I .� � � I � \ � PROP. FUEL TANK I �� R124.5' �I PLANS FOR DETAILS) ^' � � / � I� � �� ' 1 � � � 3 of 7 ��co � � � N co W � ss- i I � � � R 104.0' � "J PROP. �ccC° �� 5� � i� `•3' `� � i R8. , R1j , R80.0� � I 6�6 � / �� � ! GRAPHIC SCALE IN FEET - � � � �� /,;�� w� o`° � , / ao l � I �° � � � -,� � 0 20 40 80 v� � , �� -� -- FL, '� � I I I � � � ,%�� �- ��� Z - iRRi�ATioN P�MP ��° I � ,.� _ _ �/IATCHL�INE, SEE,SHEET 2 OF / �I � ,�� � � �� � I �^ I o � � � � � � .1 � � -�� �. ii � � _ - � � - � � I " , i � � � � > � `9 �t / c�� / �:.' SS � � 6�4 � �R� � W � 617 � i �o. ! �3 � �, PROP.6" `O I � c� PROP. 12" ,�1 % I ca � � 61716 II � / R3�0� � WATER w � / ,� I `�I I / WATER I II � /.-..,: �- .o / � I � 0^'� o I i619���$� �I � � �-' PROP.20'PUBLIC I � �-. � � LEGEND � PROP. FUEL PORT PAD /�� � � •� �� I� /��� � WATER EASEMENT � � � I I � �`L � � PROPERTY LINE � � � � � ���°��'��'e�`� 6� � � �/� 6�6 � � I I � � � � PROP. FH � � I � � PROP.8" � Rgg I �; � � ' � � % ���� SSwR Rso.o' °�I I � �� � PROP. BUILDING �' � � �� ,-r�i� !�� �� PROP.si�Ewa�K TY� I I R � 1 � � SEE ARCHITECT PLANS FOR DETAILS � � o A, �i,� � <� � I � ) � � I � �52. � � SETBACKARD � s PROP. 12" (SEE LANDSCAPE PLANS � � I � � ° � PROP. UNDERGROUND � �6 � � _ _ _ STORM FOR DETAILS) � � � � �� �4•�' �� � � � � � � � � � � � � � � � � Z Q 1S � / I � � PROP. HEADWALL �o cr� h p� SERVICE TUNNEL � � ��� -� '' ' /�� � � -- - � / �\ \ � I � ' � R��8�o' � �� `O� I `, SEE LANDSCAPE PLANS FOR DETAILS � � � � � � � y � � � � � � � o � � � ��� � �� � �� ,/�" � � � � � = � � PROP.24" / � � �.Q' � � � � � i i �� ��� � � II� �'A�� - = - STORM / o I �� � v, � PROP.24' CONCRETE � � � � � � � � � � � � � / .� w ^� � 6'0 � _ � ^� � � _ � � /i� �� L �, �� � ��/ o / -- ___ __ � FIRE LANE ENTERLINE OF PAVEMENT - - _ ___ __ - ,, �: � 0'P B �U ILITY EASEMENT C � � �i �0 T ti � %,� I � ��� OL. � ., .2908 � � II II I I � c � .R.D C. . FL � � / % �"� REMOTE FDC � „- /� � ^ I I 614 � - - � � � II �� � PROP. 18" � �S� PROP.8" � Y �-' �� � II u , - - - - - - sTORnn- - - - - - - - - - � - - - - - - � � -x'� � � - - - - �o - SwR - - - - - - - - - - - - - - - - - - - - - - - - - - � ROP CONCRETEFIRELANE � >, - - - - -rR3�.0'- � - - - /- - - � � � � � � / � , R "S i . � =H �i ��� � � � � � o � � � � "�o �r` S90 � � �� � w °�° °° �j o � � � PROP.WATER � � - � � �'� �\ V �- �� I I -FL- � � � W � -i , METER _� � � � - � � ' � PROP. GRASSCRETE FIRE LANE � � � r, � Q � � � i � / � - � � � o - - _ _ _ _ _ _ _ _ � PROP.24" �1� ���,° I � HW242iLAND, LP � ��- � = p � � � o � o o � / - _ _ _ _ _ _ � � STORM � INST. NO. �--- - i_--- Q x rn cn o I / I � � V PROP.SIDEWALK(TYP.) � - F � � � � � � �'°� � � 2U09-55583 w O i PROP. CONCRETE PAVER FIRE LANE I � ^ � Q �� �� W �� � I � I I V ' ,, (SEE LANDSCAPE PLANS � uj U � �' � � �I � FOR DETAILS) I N O.R.D.C.T. � I � Q � � L------j�------� ^ Q � Z Z o � � � +84 6 EX. 100-YR. FEMA FLOOD PLAIN O � `� I co � � o � Q � ��� - - s�s s �, /� ,,I � � � ' . Q-�`�� �� � � � � PARKING COUNT �5 � o � O � � � `'� �� , � � ��� , �.�` � � 4 1 °32'3 " � � � �. o o w o � - /� � ��, V �� � � R 2 60.0 ' � o � Ng � o �,R1832� ±131.7' � � � � PROP. CONTOUR � Q '-'� � w \ � � L 7 3.77 6�� p � a, Y � � � / �, 24.0' � � STORM DRAIN,(SEE � � V ���� � C S8°3 �O ° � � � ui � Y °' //� R���� ' LANDSCAPE PLANS FOR �� �' � < �p� I C 80.71� 6 w p � ao 3 o DETAI�s) � � \ „ E�`Z ' I EXISTING CONTOUR g17- � z � o I� G � ` N o � � � � � _ DFW-A - 1 � Rso.o� I��� � �� � � � � � o � � �� I "� �OFFICE BUILDING� # �\ \ �� 6'�� PROP.GRASSCRETE FIRE LANE � DRAINAGE ARROW � � � � � I� DFW-A `V � (SEE PAVING PLAN AND � � Q I� �, +� �AMENITY CENTER� � " � �� �� PROP.48" LANDSCAPE PLAN FOR DETAILS) � I � � I ��� (OFFICE BUILDING� TRACT 1 �,�� �� � STORM � EXISTING TREE � o � �_ -- a --.___ (AMENITY CS KINROSS LAKE PARKWAY LLC al � �c j �` � � I � � W M i' CENTER INST. NO. 2016-64107 PROP.WATER FEATURE � C�� � � ,n � � o - �_ �-- � O.R.D.C.T. (SEE LANDSCAPE PLANS ���� � �� � APPROXIMATE. PROP. TREE � Z +� I� PR P. UNDERGROUND FOR DETAILS) � ,% � � � � � � EX. LAKE EDGE� SEE LANDSCAPE PLANS FOR DETAILS p� � ���0�Q�� ° � R7j � SER ICE TUNNEL � ��� � � �� � °�' uJ 4'�� ��' PROP.BUILDING p u u- � c`fl I FOR REVIEW ONLY NOT FOR � \ CONSTRUCTION OR PERMIT ` W '' COLUMN(TYP.) � j I � r, I I PURPOSES. (n ±��6 �� L. � I ,� PROP. 100-YR. FEMA FLOOD PLAIN+ I � 72.7' �� ±324.6' a `9 PELOTON MODIFICATIONS 610 � � ,��� � '� - NOTEs Kimley>>>Horn Q W �� STORM DRAIN, SEE LANDSCAPE � � i� L � � �, o I PROP.24"STORM � R11g,g� _� R95•8' R106.p' � 6�9' 3 Q Z �� � PLANS FOR DETAILS) � ; �� � � �� �j Engineer BRADLEY J. MOSS � , I �' 1. ALL DIMENSIONS ARE TO EDGE OF PAVEMENT OR FACE OF CURB UNLESS OTHERWISE STATED. -° E J � j �� �:. I PROP. 18" � _ � � PROP. 12" + � W . � �I �, 20.5' � i u- I \ 0$ P.E.No. 96631 � � Z � ° � � STORM STORM '� ' � � � �6 � U �- 3�8��' 2. ALL RADII ARE 3.0 UNLESS OTHERWISE STATED. � � +� �� � �� � � �� � Date 10/05/2018 � 0 6�4 � I ' I I 3. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE STANDARD SPECIFICATIONS FOR � o � �\ � \ �n � Q� �o� ��8y �6�4Q��� 613 � � � q q q q q +i q q u � � /�i<v p'1 � � �/ � ss 2- i � �� \ 6 Z � � � � � �;� �� ,- \ � s-�_ _ - � � - - - } �"� I PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL TEXAS, LATEST EDITION, AND THE TOWN Q Q � _ _ - - - - - - � � �� � �3 PROP.8"SSWR � � v� �, � � o I I OF WESTLAKE STANDARD CONSTRUCTION DETAILS. O a� a� , G.,, G�-�� �� o -� _ _ � . � � � � 6 a- 611-� � l PROP. 12" � DING � � m � � � ' \ U � � � � � - � � STORM � � � � � ��� PROP. 18" /� j� � ��O LAKE EDGE GRA W � N Z � �, `� \V ��� � s �. � � � ; � � 6 PROP. � (BY OTHERS) 200'TEMPORARY � � W � � � � �.� � 6�2 ss � _ ss ss s ss ss ss s ss ss �, sTORM � R�3 HEa,�wa�� 4. DURING THE CONSTRUCTION OF THESE IMPROVEMENTS, ANY INTERPRETATION OF THE � w � � / Q / �� II � � � _ �° ,� 0�, � �� � CONSTRUCTION EASEMENT � � Q m Q m m \ � --FL- - g1 / 6 � � � I ` ,\ � � I VOL.4247, PG.2899 STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL TEXAS, �- c� o p � m o � ° \�� � I� 612 0 6�a � ; � � �.R.�.c.T. AND ANY MATTER WHICH REQUIRES THE APPROVAL OF THE OWNER, MUST BE APPROVED BY Q o � w z z Y / � \\ � � � SSWR � f� APPROXIMATE PELOTON � Y U � � � U N � � •/ N PROP.SIDEWALK TYP. - 'v- o % / � THE DIRECTOR OF ENGINEERING OR HIS DESIGNEE BEFORE ANY CONSTRUCTION INVOLVING O Q cn Q w �� PROP.SIDEWALK(TYP.) F� ( ) � MANHOLE o �� PROP.LAKE EDGE � U w � _ �, � �, (SEE LANDSCAPE PLANS M ,� � THAT DECISION COMMENCES. ASSUMPTIONS ABOUT WHAT THESE DECISIONS MIGHT BE WHICH �n o o � � (SEE�AN�SC,4PE P�ANs - FOR�ETA��s) 6�3-"'-� 612 � � � � � ARE MADE DURING THE BIDDING PHASE WILL HAVE NO BEARING ON THE DECISION. � � � � / � FOR DETAILS) /� i �� 3 \�� � \\ \� � 612 j�� � PROP.DRAINAGE I Q i o � � � \�� � �� � wa,Y Ea,sEnnENT I 5. STREETS, ALLEYS, SIDEWALKS, DRIVEWAYS, AND STORM FACILITIES IN THE PUBLIC � Z X � - - - -� � RIGHT OF WAY SH � � � � _ ' '`� ALL BE CONSTRUCTED IN CONFORMANCE WITH THE TOWN OF WESTLAKE, Q � �� \ V - - - - �-' - - - - - - - - - - - - - - - - - " � � � �.�� -� - - - - - - - - - �,\ / / / � � STANDARD CONSTRUCTION DETAILS LATEST EDITION. � � N � � � , � _ _ _ _ _ _ _ � / I m � � �/ / �� sos� �s07 so�6os -s'o� \ �� / /� _ _ _ L _ � 6. REFER TO LANDSCAPE PLANS FOR SIDEWALK LOCATION, WIDTH, AND CONCRETE FINISH. Q Q � �% � � � , _ so5�� - - - - - - - i - - - - - - - - " - - - - - - - - - ° � ;���` - - - - - - - - - - -PROP.GRASSCRETE FIRE LANE � � i� /� � 7. SEE LANDSCAPE PLANS FOR DETECTABLE WARNING AND ONSITE BARRIER FREE RAMP DETAILS N Z a � a / ��� SEE PAVING PLAN AND � / Q �J,J � � � � - UNLESS OTHERWISE NOTED. SEE TOWN OF WESTLAKE STANDARD DETAILS FOR BARRIER FREE � � � - .�\ �\ LANDSCAPE PLAN FOR DETAILS) o _ � ��` � �� � � o � �� � � � '� � � � �9 2�,�7 W �$ �2 � � _ _ _ _ � � S89 27 07 W 127.87 RAMPS WITHIN TOWN RIGHT-OF-WAY. � O Q i =� , - _ � � i o .� � � � \ \ � - - - - - - - - - - - - - - - - - - - - - - J � i� �4=79°36'02" � U � � Q / � t �, ��SO°32'53"E � ��� \ ��� R=211.21' � � � � - - � - - J 25.20 ♦ � � � � / � i � � PROP. DRAINAGE � S89°27'07"W 194.11' 4=79°36'02" - � L=293.43 > � WAY EA.SEMENT � � � I W o � R=211.21' ` CB=S89°27'07"W � Z - - - - - - - � C=270.40' � � W � �� �' �' L=293.43' � - _ _ � � � � Q o 5�` i �� � � � � CB=S89°27'07"W - � I � Q � � � 2�3' � �� � C=270.40' � - � � °' io" � � I I � / � � � � � � � � �� � � � BENCHMARKS � � � 6��5� � � i � � � / � ; -�_ _ � � � m � �- � � � l � / � � _ _� - - - - \/ � � BM#1 Town of Westlake GPS monument No. 7. � ,� � � HW 2421 LAND, �P I I / / TURNER LAKE O � w N � INST. NO. I Elev. = 626.27 Y o �� � � � � � / / I � BM#2 "0" cut set (12/16/2016) on the southeast � Z J N �, / 2009-55583 � / � V � � '\ � � I � corner of a concrete curb inlet located on the south side � / 1 - O.R.D.C.T. � � -- I � � C!) � 0 0 \ � � I � of the east bound service road of State Highway No. w � / V � � � � � � / / � � 114approximately 450 feet west of Trophy Lake Drive. � o � � � � V � � � � � - � � � � Elev. = 612.39 `� i , �' � V � , � � � �� � � � /� � � BM#3 "❑X"cut set on top of a concrete curb at the � � � � � \ , � i , � i I I ,^� � midpoint of a curb return located at the southeast corner � � of the intersection of the east bound service road of � � ■ � state highway no. 114 and trophy lake drive. � ° Elev. = 617.02 a � BM#4 "❑X" cut set on the south side of a concrete curb w o � � inlet located on the south side of east bound service � ,� � road of state highway 114, approximately 2,200 feet � � west of trophy lake drive. � � � Elev. = 621.10 � � � BM#5 "❑X" cut set on the southwest corner of a � � � concrete curb inlet located on teh south side of the east Q J � bound service road of state highway 114, approximately � � � 1000 feet east of ottinger road. � � � Elev. = 625.35 � � m �// L�1� � Q � � � � � � � o � � CAUTION!! W ° � EXISTING UNDERGROUND UTILITIES IN THE AREA. CONTRACTOR � �' � IS RESPONSIBLE FOR DETERMINING THE HORIZONTAL AND � � VERTICAL LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. � CONTRACTOR SHALL BE RESPONSIBLE FOR ANY REPAIRS TO �' � Know what�S be I OW. EXISTING UTILITIES DUE TO DAMAGE INCURRED DURING � o • � CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ENGINEER OF T � C a I I b e f o r e y o u d i g. A N Y D I S C R E P A N C I E S O N T H E P L A N S. m � SHEET NUMBER � � a� � o � F7 � � � � - m � � U U �J,f Q KEY MAP o � � o NORTH _ ��` � _ � - - - - - - - - - - - - - - - - - - - - - - - �� - - - - - - � 4of7 � � � o _ _ � =L� � � GRAPHIC SCALE IN FEET � _ . _ : : � , SCHWAB WAY ;����,� 0 20 40 $o z ° - - o=s6°4s, „ % � � BY OTHERS �'s�� � �s,s � � r o � 1215.0 ' PROP. ENTRY SIGN WALL � � 10'HEIGHT (100'WIDTH R.O.W.) � w � / �- L=12 , '�' � -- B-N 1°35�12��E (SEE LANDSCAPE PLANS � � � "�� PROP.STREET � � PROP. FIRE FOR DETAILS) ,. PROP.STREET � EASEMENT HYDRANT �=1 6.16� � PROP.STREET ---� EASEMENT � PROP. ENTRY EASEMENT 268.0' 200.5'- �$' LEGEND � o ,p/ FEATURE(SEE v� � o o �o LANDSCAPE PLANS II �� �� � PROPERTY LINE - - - - 'o_ FOR DETAILS �s s ss ss ss-PROP. 10' ;s S ss ss s � Y a s ss ss ) > ss s ss S ss ss ss ss s � s II II SIDEWALK PROP. BUILDING 0 �� � -- � ��� i� ' �PROP. FH N89°59'49"E � 1,51 ' � SEE ARCHITECT PLANS FOR DETAILS _ � - 1 - - �-__y- - - - - - - - - _- _ - � - _, - _ _ - - - ,, - - - - � - T - � - - - - - - - - - - - - - - - - - - - - - - - - - - �- - - - - = - - � I� � - - �,- - - _ - - - - - - - - - - - - -n�s- �� _ _ - - - - - - _ ° . _ � R3oo - - - - - - - - - - - - _ - - - - - - - - T� - - - - - � - - - - I��I � � �'° ° `��o_ - - - - - - o � o - - - - z � � � � � � � � � � � � � � - - - - - - - �7 - - - - - - - - - - - PROP.� - - -- - - - - - �-� 619 - - _ - - - - - - - - - - - _- _- �Q- � - � ���� L - - - - PROP.5'TELE OM - - - - �- - I - - � � � � � � � � � � � � � �� _ _ - - - - - BFR BFR - - - - - - - __ - - - �� - - - - - -�_�__-_-______ - - - - - - - _ E��°' �FR � �-°°� �� BFR- -- - - - - - � -Q-`�� ��. sFR_- - - - BFR -- - - SEELANDSCAPEPLANSFORDETAILS � � � � � � � � � � y � � � � � � � � � � � � � � � ' / PROP. 10'ELECTRIC PROP. PROP.5'GAS H � " � - � ' PROP.SSWR � � PROP.5'TELECOM PEDESTRIAN � � a il PROP. FH EASEMENT �, PROP. 10' - 620 I � EASEMENT - EASEMENT EASEMENT PEDESTRIAN EASEMENT o �' ' MANHOLE EASEMENT I I � �_ PROP.WATER PROP. SIDEWALK CENTERLINE OF PAVEMENT - - _ � I h'3p.�. R54.0' 620 ' I Ila� METER 40.0' i 1 PEDESTRIAN T PROP.SIDEWALK(TYP.) � � � PHASE LIMITS _ _ � � � � - J'r - EASEMENT � (SEE LANDSCAPE PLANS - -T -r -T I I II � - FL � � / � � � � � Y � � � � � 50'BUILDING FOR DETAILS) 621 � � � I I I;I a I° o J I ' � � �j , _ _ _ _ _ .. �' , PROP. �s" a '� � o i 82 9. PROP. CONCRETE FIRE LANE � � 0 o z SETBACK � � � - 9 � w w , PROP. 10"WATER v c9 PR P.CURB �� ~ N , I 62 , , STORM I� � I � O � w � _ - � � -_ 18.0� II 30.0' -FL- O w °�,.�° N c� o w � _ - / I � � � � � ;___- -. -�` � �� � � I I INLET U p� W / . � i i I L.L � M LL Q - - I � 62� � a PROP. GRASSCRETE FIRE LANE � � °' ' � o � R20.0' - 3 �V A 7 � �� 6 ���� o PROP.30'PUBLIC � � �a I II � � /.� I v � � ��- � � O � c�'v � U � � ' � � � ° � W �-�� � � ' �o( � ' � � 6'�'� �' DRAINAGE AND WATER � � C° Q o � , PROP.WATER I �- -G . � .��o � �-----F.l------ X � � O ° � � � 3 a � - 2 � 3 �� � � �rYp �' EASEMENT I I � � �, PROP. CONCRETE PAVER FIRE LANE I 1 � � � Q � METER I o I 9.0' �'' / � X O ° / � � � � ���TYI?� �� �� i' � � - - - ��`�� � � � � � o�l � I��a ��° BFR � � �j�------��� "�' Q Q o � � � - , - - , o ° 621 � � � � � � � � �� II % � , o I � � o �o ,�,So � 62 _ 90 I�YP�, � � � � � �° PARKING COUNT 15 0 0 `Y' � � PROP. 18" � � � o ss - -� ry°` �,�``'� � ��,QSO - �c�a - g.0' ITYPJ � / � ' ' � I a li a��p ��_ � STORM ~ o � J � � I � w � � � - - � � , PROP. � ,�� ° � / a o � p r� , � � � 30� PROP.SSWR �� O ---� � � �� � n 7X5'RCB � a Q ��r � PROP. CONTOUR Q w ti � w ° �R MANHOLE 2 v o 6 6 �0 2 � i / � � I a�I�'Q 0 0 � 617 - � � w � � �, � R45 0, � i � � O 5 .� O :� � � o � � � � � a I I� o a� � w � Z � Y � � I ' O 5 O � � XISTING CONTOUR - - �/ � N PHASE LIMITS � 617 3 � g_p'(TYP.) �O�OP.SIr�WALK(TYP.) , , I I I I° a � � I ; , � 5 --- - � �S E E L A N���ti a''E P L A N S a I I a � a� B F R E O O � � � � � 5� � O � - - �c r r�<D E T/v o � � I �n � � � � v� ���,� o � � � � / •� Nvvv � _ � �D O � � � >y � � � � �Q-`'� '�'s - � � � �� � ��� � , I I � � II� II °� � �� � DRAINAGEARROW \ � ° � � � � I �p�� � � � / �'so, -�c,o 0�Y� � 2 � � I I �� -' � � E / _-1 III II EXISTING TREE � / _ �, I I ° � ( PROP. 18,� N � I •p, � � � � � ��O .� I � , , �� � �- _ � ��-� � , � � sTORnn g„ � � � � � � �II �� a �, sTORnn � �W� >.a.o' � I� I � , A O � �° � � � � � � II Ilo a � W PROP. TREE I 2 J f � � d II II �� STORM DRAIN,(SEE o S T O R M \ P R O P. � SEE LANDSCAPE PLANS FOR DETAILS � PROP.24" \ I R�85. ' = p G,� C� �� nC`��]0�]LQ G3� � �, > 20'PUBL C g BFR g ° PROP.AREA ' ' ' ' ' � II a � a LANDSCAPE PLANS � ' I WATER EASEMENT ' BFR DRAIN(TYP) � � I FOR DETAILS) �, � � � �I � , , PROP. � �� , � , , � � � PROP.WATER � IIa II FOR REVIEW ONLY NOT FOR METER I I PROP.CURB W � � � � ACCESSIBLE � � � � � � W � } CONSTRUCTION OR PERMIT o �J,J �PROP.AREA - u' � � � II °II � INLET W i I PARKING(TYP.) �' I I '� TRACT 1 PURPOSES. �� (� � I � � �DRAIN(TYP.) , � � � PROP. 12" � � °-' � j I' � � I F� PROP.36'CONCRETE II ° II CS KINROSS LAKE PARKWAY LLC uJ- II I I ' � PROP. 18" PROP.24" ' STORM � FL-`-- FIRE LANE� PROP. 18" Kimley>>>Horn STORM INST. NO. 2016-64107 W Q LLJ � , , ��F� F� II I�a � NOTES L - � � PROP. 12" STORM STORM � a STORM � � � � � F� ° I O.R.D.C.T. Z Engineer BRADLEY J. MOSS � �J � i � � � � � � � �� - - ^� - �,- _ _ I I �Ia II � I J 1. ALL DIMENSIONS ARE TO EDGE OF PAVEMENT OR FACE OF CURB UNLESS OTHERWISE STATED. � Z a � � N w �i � �\ � �--- P.E.No. 96631 � � _ - li I �y° , , , ���� `O F� � PROP.30'PUBLIC DRAINAGE = 2. ALL RADII ARE 3.0' UNLESS OTHERWISE STATED. � o (� II � ,�� Q'� � � � PROP.GRASSCRETE FIRE LANE , , � � ��FL , , '��� � � a �T_, 1n�,� � AND WATER EASEMENT (� Date 10/05/2018 � � � � � (SEE PAVING PLAN AND � F�- , � � o � PROP. 18" -' I "' j0 � F� � �~ 3. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE STANDARD SPECIFICATIONS FOR � Q I �i � � � LANDSCAPE PLAN FOR DETAILS) � � � / � � PROP.24" � � ,� � STORM g �' � � �a II a g �Q � 20 � � � � �, � � FL ' ' � ' STORM I I � Z � � � � � � '62�� 1- F � � w � � ' PROP. 12" � � N � � ��� 11� �' I � � PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL TEXAS, LATEST EDITION, AND THE TOWN PROP. �, , PROP.24" , � � � 36.0' a BFR � °O � � � m - - �s - � � � � � � � K TY A OF WESTLAKE STANDARD CONSTRUCTION DETAILS. U � o O � � R260.7' `� � I 10'ELECTRIC F F� � � STORM ' STORM � � � �- -� EASEMENT 2p �FL � � PROP.SIDEWAL ( P.) � � I I II �II�' I DFWG-� � p W � (� � Q , '� �-__ _ � �` � � � � � SEE LANDSCAPE PLANS � � I I a PROP. FH 4. DURING THE CONSTRUCTION OF THESE IMPROVEMENTS, ANY INTERPRETATION OF THE � � � w � } � / �, � II � F�-F� - - c,��- - - �'� ��-�� � � F O R�E T A i�s) � � � � � � II � � (PARKING GARAGE� S T A N D A R D S P E C I F I C A T I O N S F O R P U B L I C W O R K S C O N S T R U C T I O N F O R N O R T H C E N T R A L T E X A S, � M o 00 � o } m -° PROP. FIRE � FL � � � � � � O w m o � � ! I - - � F� �- �- ��"' I�,,� � - AND ANY MATTER WHICH REQUIRES THE APPROVAL OF THE OWNER, MUST BE APPROVED BY Q o � w z z Y U HYDRANT � � � � � � � � � � I I �' � ir� F� FL� � O' o = U J � � U N � I � � � � � � � � � �� � � � � � � I I II � ,�o� � THE DIRECTOR OF ENGINEERING OR HIS DESIGNEE BEFORE ANY CONSTRUCTION INVOLVING Y O Q cn Q w � I s -� ;� � , � � � _ 1- N �� �'I II� ° � �- � THAT DECISION COMMENCES. ASSUMPTIONS ABOUT WHAT THESE DECISIONS MIGHT BE WHICH � o o � � � R2g I ,�� � PROP.25' CONCRETE PavER FiRE�aNE � � �� ^ � �� � � � � �=� � � � � � �_� � � � � � � �IIa° ��oo,��� � ARE MADE DURING THE BIDDING PHASE WILL HAVE NO BEARING ON THE DECISION. � i L I 9�3' I/ � I� � (SEE LANDSCAPE PLANS FOR DETAILS) _� _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ - ` I�I II II � I' V � I I � PH uMITs I i II � ala _ PROP.CURB 5. STREETS, ALLEYS, SIDEWALKS, DRIVEWAYS, AND STORM FACILITIES IN THE PUBLIC Q z W 67.4' ,� � W ' � ° INLET � � ' , �`J � � [�,� , , � � II II � � PROP. 18" - RIGHT-OF-WAY SHALL BE CONSTRUCTED IN CONFORMANCE WITH THE TOWN OF WESTLAKE, Q � � � I ' � RZ74.3% PROP.SSWR PROP. Bui��wG � w �� STORM STANDARD CONSTRUCTION DETAILS LATEST EDITION. � � � � � ^ � I� � - MANHOLE � � ) I I m w � OVERHANG(TYP.) PROP.WATER FEATURE � /� I° IIa a I� �'a I � � (� I I� � (SEE LANDSCAPE PLANS ' �� ' � I I � � 6. REFER TO LANDSCAPE PLANS FOR SIDEWALK LOCATION, WIDTH, AND CONCRETE FINISH. � � Q I ��� FOR�ETai�s> � � � I I � a I a � � � ° o N Q PROP. 18" I, PROP.8" � � I I ''J II � pROP. 18" 7. SEE LANDSCAPE PLANS FOR DETECTABLE WARNING AND ONSITE BARRIER FREE RAMP DETAILS N a � � � � sTORM II I SSwR DFW-4 � ,`�� Ib �I�� � STORM UNLESS OTHERWISE NOTED. SEE TOWN OF WESTLAKE STANDARD DETAILS FOR BARRIER FREE � W ,� Q I � I I a �� N Y o .� � Z - - - PROP.24° (OFFICE BUILDING� � ' I I � �I a,�ll a � RAMPS WITHIN TOWN RIGHT-OF-WAY. � � � � �� � � � �� -�� STORM � � � � � � I I �� � (� � � I � II �y � � � � � � � � � � Q r � � - - all °L m o � �' Q � � � PROP.WATER METER +i w � � � ° � a� � ±366.8' � � .. � � � � �1 ±363.5' W � � � � � � � a� �a � �� � � Z - I I R214.0'__ PROP. BUILDING � � I I I PROP. FH � � U ° � �' � � � � , R239��-w -��_-�_ COLUMN(TYP.) PROP.WATER FEATURE I I � a I�� a J = W (SEE LANDSCAPE PLANS � , ° " � r , a � FOR DETAILS) `� � � o I i � � � ' PROP.SIDEWALK(TYP.) gFRI � BFR % � J ' I LL (SEE LANDSCAPE PLANS � � ° II a° ' w � I I I PROP.20'PUBLIC � �� ° � - w � � -° ° LL ,I I 1 R274�1 WATER EASEMENT � FOR DETAILS) I I il �I gFR � Q �, � � ��° o � BENCHMARKS � � � � � � � � � � , � � ° ����' � �---, � BM#1 Town of Westlake GPS monument No. 7. � �- .� RZg9'1 I � � I � � � � � � - � � � 12.4', � W R1.3' O � � ��$�p' �� � I EAS�EMENT LECTRIC - - - - - - - ,- , - - - ,- ,- - - � ' � �� ��� � a � a Elev. = 626.27 �j � � o � 2g✓�'a; , , � � � - � I �'' �' BM#2 "❑X" cut set (12/16/2016) on the southeast � = J N � � ' - _ � � ' � � � � � � �''' � �� " �.� � � II � 1�2'� � �� � � � � � � corner of a concrete curb inlet located on the south side V H `� ��� � ss PROP.SIDEWALK(TYP.) �5.0' �? � � I I � � � o o �' � � ' �VIATCHLINE SEE SHEET 5 OF 7 � � � � � W � �� � 36.0'; ° I ° � DFWG-1 I ot the east bound service road of State Highway No. w 3 0' � I R310. � (SEE LANDSCAPE PLANS � P � � � �, � 12.4' R2� � STORM� � � � =� R1o.o� a FR�---� 114approximately 450 feet west of Trophy Lake Drive. �o � Rz85�' I � FOR�ETai�s> � r., � � � ° PARKING GARAGE � I I � PROP.AREA � _ ` � cn � � I ' _ � �}, � '�' � Elev. = 612.39 o E DRAW(TYP.) � � II� � �° �O '� N � \° � PROP. 18" .p, �, PROP.36"STORM PROP.SIDEWALK(TYP.) �' � II ° � �.� 0 p� PR BM#3 "�X"cut set on top of a concrete curb at the PROP. 18"STORM \� ' R2 STORM 12.4' 12.1' co � � � � � � (SEE FOR�DE A�ILS�LANS � , , a� •�a� �° B�� ._., _�• � � i midpoint of a curb return located at the southeast corner � PROP. 18" � STORM � N , � J 200.8' °, � � of the intersection of the east bound service road of � % °' - � � � � `-' � � ' I ��°.� �� � � -_ _ � _ � .� o = _ � i� = _ - � � i, � state highway no. 114 and trophy lake drive. � � � ° Elev. = 617.02 a � BM#4 "❑X" cut set on the south side of a concrete curb w o � � inlet located on the south side of east bound service � ,� � road of state highway 114, approximately 2,200 feet � � west of trophy lake drive. � � � Elev. = 621.10 rn •i i � � BM#5 "❑X" cut set on the southwest corner of a � � � concrete curb inlet located on teh south side of the east Q J � bound service road of state highway 114, approximately � � � 1000 feet east of ottinger road. � � � Elev. = 625.35 � � m �// L�1� � Q � � � � � � � o � � CAUTION!! W ° � EXISTING UNDERGROUND UTILITIES IN THE AREA. CONTRACTOR � �' � IS RESPONSIBLE FOR DETERMINING THE HORIZONTAL AND � � VERTICAL LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. � CONTRACTOR SHALL BE RESPONSIBLE FOR ANY REPAIRS TO �' � Know what�S be I OW. EXISTING UTILITIES DUE TO DAMAGE INCURRED DURING � o • � CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ENGINEER OF T � C a I I b e f o r e y o u d i g. A N Y D I S C R E P A N C I E S O N T H E P L A N S. m � SHEET NUMBER � � � � 40F7 � � o � � � � � - m � � U U �J,f Q KEY MAP o � � _ _ „ NORTH o y��T�, �. ��4' � � I "" � '� I� I I " I1 ` FOR DETAILS) � � � � �� i LL 1� PROP.SIDEWALK(TYP.) g R BFR � � I �� � I � PROP.20'PUBLIC (SEE LANDSCAPE PLANS I I � ''a° II � � n u- � R274.�� _ FOR DETAILS) � II �I �� �� � o � II � WATER EASEMENT M I I �I a `� � BFR 5 of 7 � � � I � � N I I a I��o° � � GRAPHIC SCALE IN FEET 0 20 40 80 z r � � � I I a � � ��'� o R1.3' � � R�e�� � ���o� I� I I -EasEME°rvT��cTRic _ _ _ _ �IVIATCHLINE, SEE SHEET 4 OF 7- � � � - � � � � � � � � ' , I � � II ° I a - _ __ - 2gg. � - I _ �b � � � v) � � R ✓�'Q; i � v � ,[] . � � �� � � �y � � � � II 1.2',� , �� � � � � � � w ���- ss - �� � �� � � � � � � �� � � ` a�i �� � `r� � PROP.SIDEWALK(TYP.) 25.0' � �? ' PROP. 18"STORM � 36.0', � I ° v � �, R2�3.0' �� R� (SEE LANDSCAPE PLANS � PROP. 12" � `1 � � � � � DFWG-� � 1 I � � � � � I 12.4' � RZg5. FOR DETAILS) STORM , PROP.AREA � �� , A \ � R10.0' a �� � �PARKING GARAGE� a � DRAW(TYP.) � � \ �I' � t° � , II i - � ' I I � � � II a �o LEGEND \° PROP. 18" o, � PROP.SIDEWALK(TYP.) �' ' ' ' b �� a p PR � � � � I PROP.36"STORM - , II °� � o PROPERTY LINE � ` I I � � (SEE LANDSCAPE PLANS PROP. 18"STORM \� � ra gF R2 ' STORM 12.4' �12.1'� -. � PROP. 18�� � � � �� �,°-'o' � �� a -_� � - FOR DETAILS) � u� 200.8' ` �; sTORM ' � , , � � I � � � � �' o � � ,' � �, PROP. BUILDING °' � I PROP.AREA � ° a � °'� �� o a � o � � o a //a o a 3°� � SEE ARCHITECT PLANS FOR DETAILS o a .a rn � 9.0' v . rn � 9.0' � rn � � Q- 3 PHASE LIMITS II II ° � �° �o I � DRAIN(TYP.) � � � FL � � ,� a �� a� ,� ° + -� �, �TYP.� `�-� � � �YP.�� , _� � -(TYP.) �7.9' 16.0' � � �n i � � �� � � � � �r? ±97.7' 27.3' c° � _ _ - _ ' -617 � � �a " � � � � � � � � � � � � � � Z ,�v . � - �� � �� Q � �° - \�� FC PROP. II - pROP.24° � � � � �� 5 � ��o.o' - SEE LANDSCAPE PLANS FOR DETAILS � � � � � � � � � � � � PROP.GRASSCRETE FIRE LANE � +� - -� -A� 7'X5'RCB � ��' STORM � �I OO II � � � � � � SEE PAVING PLAN AND -� � � � � � � � � � � LANDSCAPE PLAN FOR DETAILS) ��� ��� ,� F� PROP.24" a - ������ , � a° � � � � � � � � �� � � w F� �� co 7 � � STORM BFR BFR � = C� � � PROP.24��sTORM - ---�= - �1� � °� � '�°° � � PROP.2� �PROP.5' \ � CENTERLINE OF PAVEMENT - - �, a � pROP. 18"STORM � � ''' � ��'��, ��\�� '�a a616� II ° IIa I � � PROP. 18" CONCRETE CURB INLET� CONCRETE •� � � i Q I I � � ch / G � F \� a a.�>i . ' � � - - - - - � � W Y � � 28 8, -- I I / �_ \ � 6 / o STORM� FLUME PROP. 18' - - � `� , // � N � >+,_ � �1 / � \ , - ��_- -� FLUME R2 � � 6 616 � 616 � �� F � a' , � �� �� . �, � O L g1'1 �6� STORM �= � � � ° - �� �c� � PROP. CONCRETE FIRE LANE � � � � � � 25.0' � P. 12"STORM ' ' � � �� � � �' PROP.24" �, �� /,a �- � � PROP.5' � �� � - �� 0 0 ? I � Q, - - - - - �-`- - � - - - - '��-� - - � PROP.SIDEWALK PRO ,- � � � ' _ , � - - - - CURB INLET' - � ' � � � � - - - � -�- - - - - � � - � �ca-�� " PROP. FH FL- w � Ncn Z I PROP. 10'WATER _ T � ° � Y � � � � ) � � � � � PHASE LIMITS� � � � � � W PROP.SIDEWALK TYP. (TYP. PROP.FIRE � '_ -- STORM� � -+-. � � % _ � I I OR D TAILSAPE PLANS � (SEE FOR DE APILS LANS ITYDRANT � � 'F �%" � /� �" � _� -. _ C �c-� � � � , PROP. GRASSCRETE FIRE LANE � � N N � Q � �I I ) 6' PROP.6 � _�_ - • �-- - - -- = O � � Q ' ) � � ' { - f / / _ � �� � ' � „ �� - �' � � __- ;-_--_ -- --- - - � � 'o y��% �� � � X � � -- - � - � `9 � / � r_, �1 � - - - - - - - - == - - s � �:� � _ � I� � ~ O Q � � _ � � �� � � R2s2.7� _ _ � waTER� � /�,9' /�=;�� �-_ �' 6�5_-� ,---,�.-----w-----w-- �-� _-� � �_� --__=- �� � a � PROP. CONCRETE PAVER FIRE LANE I � � � �X � v� 25.0' - �.. s co � - � FI I � � , I / //% /i � f _� -- --_- �� -,-_-_-�, � I�------.� "�\' Q Q � U � �f` T -�- i PROP.8" I� - WATER � ' �� �� � - � � - - - -�- - - - -- � y_-� o L------- Z � \ PROP. 12" �c � % �' /� � �- --- �, � o � z o � SSWR- � � � / o/� , � � __ � , , � � Q O � 5 620 � � - - PARKING COUNT �5 0 0 � z � �` PROP.25' CONCRETE PAVER FIRE LANE ' ° I i � � PROP. FI�RE � a, � -o � O - I r�-I PR OP.8" PROP.BUILDING �� ' I II�� / � HYDRANT � �S E E L A N D S C A P E P L A N S F O R D E T A I L S) � ~ o ^ w 2 � i � SSWR OVERHANG(TYP.) �\\ � / � I ;i� � ' o ' 6�6 615 _ PROP. CONTOUR � Q w ti � w ui � - o , - � ��� � �/ � '� i, : ii �_ 617 p � Z Y � � � �� � � � PROP.sswR DFW-3 11 � � �-��� - - ° - - - �� w � � Y � PROP. FIRE I �' J I I MANHOLE (OFFICE BUILDING) � PROP.20'PUBLIC I�I � ' ' I �� I EXISTING CONTOUR - g17_ � O � � � , HYDRANT� i/ / R55.0' � WATER EASEMENT I� PROP.6" � I II I ' PROP.SIDEWALK(TYP.) Z � o � ^ o� / � +� ,i WATER I � II I I � (SEE LANDSCAPE PLANS � � II I I I FOR DETAILS) PROP. BUILDING � � ■ _ M " � N/ \/ I / � ' I � � COLUMN(TYP.) EX. 100-YR. FEMA FLOOD PLAIN � I` DRAINAGE ARROW � I`� �\ � � _ � _ I i � ±360.5' I i R209.8' i R 18I4.8' � �L 62p�FL A � I � � � O /� II w � TRACT 1 � � �----� '- , j I PROP.WATER METER I 25�0 "-� � �I I I PROP.(2) CS KINROSS LAKE � O � � � _ _ - � I � i� I I � I 6'x4'RCB PARKWAY LLC pFW_2 /� C� EXISTING TREE � � _ _ _ _ _ � \\ , � / PROP.BUILDING _ _ � � � I I II I I o �� , � � COLUMN(TYP.) � I INST. NO. 2016-64107 � � � �� / � ' � � �� � OFFICE BUILDING � �~ ° w ,,, �300 � / PROP. 12" � ' I� � �I I � O.R.D.C.T. � � / <w PROP. TREE � w \,c� \ � / WATER � � I PHASE LIMITS � w SEE LANDSCAPE PLANS FOR DETAILS o 0 0 � _ � � � � � � � / t�' �� � �1 � I / = p G,� C� �� nC`��]0�]La G3� o U� ' \ � � � / `° c�o / � � u-��I� STORMDRAIN,(SEE - - - - - - - - - - - - - - - - - - - - -� - - - - - � �, � � p 620��� PROP.SIDEWALK(TYP.) � � LANDSCAPE PLANS � " W �< \ �� ,I� co``'' / _� _ _ � m __ _ _ �� SEE LANDSCAPE �� II I� � � /i � I � CONSTRUCTION OR PERMIT � � � - FOR REVIEW ONLY NOT FOR � FOR DETAILS ° w � 619 °j �°� �� EX. 100-YR.FEMA � - -� - a % PLANS FOR DETAILS) II I; I / � PROP. 12" w PURPOSES. °' � � � ��� \ 6 � FLOOD PLAIN � � 61g ' STORM I \ / � A � �/ � � ��� � � � ±348.5' � � . Qw ��', � � � � �\ �., � , , , _ - - - - - - - - - - - - - - - - - - - - - - - � 11j NOTES Kim ey>>>Horn � � o � � , � � A i,i,� � � � �/ � � � � �� ,Q� � 'o_ � �]� I /� PROP. 12" � � Z En ineer BRADLEY J. MOSS � �- � z'� � � PROP. 12" \ \ � �/ � � � s�$ � ��� \ , I , STORM _ _ _ _ � �� 1. ALL DIMENSIONS ARE TO EDGE OF PAVEMENT OR FACE OF CURB UNLESS OTHERWISE STATED. 9 � J WATER � 618 � �, / / / � � � � o� - �� , � ���� I �I � / ' � � � � � P.E.No. 96631 � � Z � � � ��< � �� `�' � � � ° � � `�� � I � � / � I�I I�I � Z 2. ALL RADII ARE 3.0' UNLESS OTHERWISE STATED. � � (� 618 ' � �\ � �,`ti / EX. 100-YR. FEMA FLOOD PLAIN �6�'( � �' � / � �I � A � � - �(� Date 10/05/2018 PROP.20'PUBLIC � \ U � 617 �� / V `'� � � � � ii'I � � �-� �� - - - PROP. 12" � i ° Q , � � waTER EasEMENr � � w� � ' , ' , � � � � �� <� I �� �,��� � � � � � ro , � � sTORM PRo „Q 3. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE STANDARD SPECIFICATIONS FOR � � � � � �' �' ' ' ' � \� \ '� ' ' ' PROP.FIRE 61 / - � � , �y `� � ' � I ' / / \ SS R PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL TEXAS, LATEST EDITION, AND THE TOWN Z Q Q � i � � , � � � w � , , , , l � / w � �� PROP.20'PUBUC � HYDRANT ' ' � /� � / �` � �� ������ � ���� � I ' ' �� � - - �" � � " I � OF WESTLAKE STANDARD CONSTRUCTION DETAILS. v � O � � °° � � � � � �, w � w � � � � /�� � F � WATEREASEMENT � � 5 / �� � P��� � � �� � ���- - � -�� -�-- �- - -- r � -��- -� - - - - - - � - /% W � N Z � a� � � � PROP.6�� 1 �•p _� � - � � p W (A �� �� � � '�j6+ ' ' ,� rl,h' � i - __- _�_- - L �- _�� _ � � ' � �" � �" ' ' ' � ° \ � � � ' ' WATER � -'� - - - � - -� � 4. DURING THE CONSTRUCTION OF THESE IMPROVEMENTS, ANY INTERPRETATION OF THE � M � w �n m } / a � � � � , � � � j� � // ` F� � \ �- - - -FL' - - - - - -% \ A, ' ' ! �� � �� �� �_ ' � - � � Q pp Q m � � , , , � � 6�6' - - -r - - , � , , � �, i' - - - - - - - - - - - - - - - -- - - �'�- - - � � STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL TEXAS, o- c,� � o } � � � � - A PHASE LIMITS � � � � O w m o j � � � � � � � � � � �� � � � �h`� � �� � � w F� w ,,v - ' w / �� PROP.GRasscRETE F�RE�ANE ���� _� - - _�� �___ _ _ - __=�___ ��_ _ � _ __ _ �� �-��V� �A AND ANY MATTER WHICH REQUIRES THE APPROVAL OF THE OWNER, MUST BE APPROVED BY z o U � � � v � �' ' �� _ -_-___ __ _ �__ _ F � (sEE PAv�NG P�AN AN� � � - - �"� -�� � THE DIRECTOR OF ENGINEERING OR HIS DESIGNEE BEFORE ANY CONSTRUCTION INVOLVING Y O Q cn Q w N � , 617 � , / � ' ' / � FG -�_- _ iv � / � �� - - - - - , � �FOR DETAILS) I I PROP.(2) TRA�T 3�� -�"� �� U w � z � � W V � -F� F� „ o � � THAT DECISION COMMENCES. ASSUMPTIONS ABOUT WHAT THESE DECISIONS MIGHT BE WHICH cn o o c� �, � , , ' � s'x4'RCB CS}�IfdRC�SS LAKE ' N '� �' ' � '�✓ � � ARE MADE DURING THE BIDDING PHASE WILL HAVE NO BEARING ON THE DECISION. � ° � � � � � � F� PROP. �2 .�, � � � � � �� � � PARKWAY LLC � � i � ' ' � PROP.4$"STORM ��' ' ' ' � �� ' ' w���R � " � / ' ' �� � � � � � � /� INST. N'O, �016-64107 �, � � 5. STREETS, ALLEYS, SIDEWALKS, DRIVEWAYS, AND STORM FACILITIES IN THE PUBLIC Z X � o � � " � , � SEE LANDSCAPE PLANS FOR DETAILS � , w w I w J y I � � MA L � � ' I I �` O�R.D.C.T. pROP.25'PUBLIC � �� �'" RIGHT-OF-WAY SHALL BE CONSTRUCTED IN CONFORMANCE WITH THE TOWN OF WESTLAKE, � Q � � � , PROP. HE DWALL , (ROP.25' CONCRETE PAVER FIRE LA)E M I 1y _= � I / EX. 100 YR. FE F OOD PLAIN � � , , ' � �� DRAINAGE EASEMENT ° � � � � � � � 6 � w w w � / I , � � � �� �. STANDARD CONSTRUCTION DETAILS LATEST EDITION. � � m - � � �� ' � � � � � � � � � � � � � � � � - � _ � � / � . - o, , - o � � i PROP.25'PUBLIC � � � � � � � �� � � � � �� � � � � � � � � � �` �- - _ 6�6= �RawaGE E,4sEMErvT - -- � � - � �\ � � � � �� ���� �� � 6. REFER TO LANDSCAPE PLANS FOR SIDEWALK LOCATION, WIDTH, AND CONCRETE FINISH. Q � � cv-,� ' ' ' ' � -"-� � ' ' • " ' J� � � � � � � � PROP.WATER FEATURE � �` � � �' ' i � °' - ' `�'� ' � � � � � � � ' ' � � �� � (sEE�aN�sCaPE P�aNs � � � ' � � �� 7. SEE LANDSCAPE PLANS FOR DETECTABLE WARNING AND ONSITE BARRIER FREE RAMP DETAILS N Q � Q � � � - - "���,6�2 - - - - - - - � � � i�" �' �' � � � � � � �/� � A � � � �� � � �' � FOR�ETA��s) '� � j�''`� UNLESS OTHERWISE NOTED. SEE TOWN OF WESTLAKE STANDARD DETAILS FOR BARRIER FREE � W � � � '/� PHASE LIMITS / � � � ° � - 61611 � � � ��' �' �' � � � � � ' /' ' � � ' � � �� �� ' ' � / � �� RAMPS WITHIN TOWN RIGHT-OF-WAY. � � � � � - � � � � � � � 0 0 � 61 613 612 �� � PROP. DRAINAGE SWALE � .� .� .� � � � � .� � � � ' � � / � � � � � � �� .� � � � ��g � � � � a� 615 - _ � �, .� � � �, � � � � � � � .� � W � r� �o �\ q � � � -_ � � � _ _ � � � � � � � � � � � � � � � � � � � � � r� °- � � � � - -r- -� � � � .� �-- ��__ � � � � � � � � � � � � � � � /� � Oa� V � � � � � � 6�� � � � � � � � � � � � � �- � - � � � � - � / / �/ / � � � � � � �� �� ��� � � � � � � � � � � � � � � i� F���� � APPROXIMATE PELOTON � � � U� o � �� � A�� J � �,�� / � � � , � PROP.LAKE EDGE � J '� � -� � \ - - - ' /' / / �i � � � Q � � � � � , 3 o ° ��� - � - 6� � � � � � � � j � � � �� � �Q�o PROP. 100-YR. FEMA FLOOD PLAIN+ W � � � � � � � / � � � 6,�0. / � � PELOTON MODIFICATIONS � � � � � � - - - - - c,�2 i� � / �� � BENCHMARKS � a � 5 � � �� / � �� ��� � � , , � 6�3 ,,� � �� BM#1 Town of Westlake GPS monument No. 7. � Q �`� � � � W � �; � / \ �� / , � � /� , Elev. = 626.27 �j Y � � i � � 6'�� ��� 609 �'i'� - - �� ��6�� , � BM#2 "❑X" cut set (12/16/2016) on the southeast Z J � � / � T corner of a concrete curb inlet located on the south side V � 0 0 � � /� /� � / of the east bound service road of State Highway No. � C� w � � � � / /' / 1 1 4 a p p r o x i m a t e l y 4 5 0 f e e t w e s t o f T r o p h y L a k e D r i v e. � � Elev. = 612.39 o � � I I /�� / /� �' , ' � , HW 2421 LAND, LP / � . � ' / „ 304�p4 BM#3 "X cut set on to of a concrete curb at the _ � � ' e � / � 610 s�� � $Q�32�48 W INST. NO. mid oint❑of a curb returnpocated at the southeast corner � � � I � ' � � � so7 so8 sos � � � S 2009-55583 p �, � L � � / , _ � - O.R.D.C.T. ' of the intersection of the east bound service road of � � state highway no. 114 and trophy lake drive. � ° Elev. = 617.02 a � BM#4 "❑X" cut set on the south side of a concrete curb w o � � inlet located on the south side of east bound service � ,� � road of state highway 114, approximately 2,200 feet � � west of trophy lake drive. � � � Elev. = 621.10 � � � BM#5 "❑X" cut set on the southwest corner of a � � � concrete curb inlet located on teh south side of the east Q J � bound service road of state highway 114, approximately � � � 1000 feet east of ottinger road. � � � Elev. = 625.35 � � m �// L�1� � Q � � � � � � � o � � CAUTION!! W ° � EXISTING UNDERGROUND UTILITIES IN THE AREA. CONTRACTOR � �' � IS RESPONSIBLE FOR DETERMINING THE HORIZONTAL AND � � VERTICAL LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. � CONTRACTOR SHALL BE RESPONSIBLE FOR ANY REPAIRS TO �' � Know what�S be I OW. EXISTING UTILITIES DUE TO DAMAGE INCURRED DURING � o • � CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ENGINEER OF T � C a I I b e f o r e y o u d i g. A N Y D I S C R E P A N C I E S O N T H E P L A N S. m � SHEET NUMBER � � a� � o � 5 7 � � � � - m � � U U �J,f Q KEY MAP o � � _ „ NORTH T �'��' � 6 of 7 -� Y I / / / , � -,i _i� -_ � ", , - " — — — — � - � � � ���_� � � � � � j — � ----- � �, '� � �� i � � , % ..' � ----- � ---- / � � j � % �� — � __ - R E IN FE ___-- � G APHIC SCAL ET - _ _— --- - �-� � /�l � ,j � � �j! — r J i 0 20 40 80 cn � _- ------ z -j _ � � - -� '�� � r- O - ' " - _ .__ � \ � � � � " � � � � �� � � ,� - o � � ��� � �/ � � � � / ( � � � � � � � �— / � � � i � �/" ,i ' LLJ � � � % � � � , � i %� _ p-' a� � %`— �� � � � i � �% � ii � � // � i � i � � ,� ' � � � — — -� o�� �� � j � � ' i � �' i o— 4 LEGEND \ i� �/�/� � �/ �� ��� � � PROPERTY LINE _ — — — — � � � l �/� � � � � � � _s, - � � /�� � � \�\\ \ ��j / / ss�ss — — PROP. BUILDING � � � � — � �� I /�/ � � � \\ � ��j � // ss� — ,_ � SEE ARCHITECT PLANS FOR DETAILS � ���� ��� \ V��� �� � � i i� � / � ' �ss� �.�� � � ._ -- -, o \ ' � _ _ _ _ — — , � � � � — � Q � " � _ — - - � � � � � � � � � � � � � � � � � V� �i �� I � �� � � � — _ — — — — _ — SEE LANDSCAPE PLANS FOR DETAILS � � � � � � � � � � � � � � , � _ _ � � � � � � � � � � � � � � � \ � � �, �� � � � 0=5 ° 15" j-' �� _ — — — — — — � � � � \ � j =121 ' S _, = �� � � — S � � � � � � � � � � � � � � _ ' / ; ' — � - 04.93' �/� � � � — �� — — — � � CENTERLINE OF PAVEMENT — — � � / � �� � �i � T � WESTLAKE RETAIL � � / p� -N61°35'1 " ss / ! � � � � '� — � � � Y � ASSO SITTNSO, LTD. //- �� A��QCJI - C= 6.16' S�� ./ ,��� � � ' / �/ � �� ' � � � ✓ PROP. CONCRETE FIRE LANE FL � � v �.. �� �-��� � � 1998-118649 �� �� ����.l.l s � ` � � ' � � � �� ' � �� H c� / � O o z o / O.R.D.C.T. / / � '� y O\p.�N��j SS � � , � '� �� �� i � � — � � w � -FL— U o aM'� °N�' H �� � /� �� �op � � " � �� � � � � � �� � � PROP. GRASSCRETE FIRE LANE � � � � Q � , � y � - � �� �� ' � � �� ss / i�� � � � � � � � l�— � � � � H � / , � _ -= 5 i o / � - - / i � ,� i � � � � � � � � � � � F.l � � � � g � � , � � ��'� � �� � � � � � � � PROP. CONCRETE PAVER FIRE LANE � � � �� o Q � � S �� 50'BUILDING i L______ ; � Q � � � //�/� � / /� / �/�i ' 'SETBACK � � � � � � ' ' 21; i� ' � � � oo � ZQ � SS � � ��� � � , � � � � R69o, PARKING COUNT 15 0 0 � � � N / � ' � � � � �� R3��� � / /� i i �,� 6�� 6�� �,� 23. 2 � � � � � � � � � �. �� � O 0 � �� � � / � � � �O � �o`��' � � �� � � � � � � PROP. CONTOUR � Q w ti � w � � � i , as �%� i ���� �`Y �,`� 62� '( �:,� 617 p H a, Y � � � � � �.- � � s � � BFR /�, �� �� ����;o�L'� �0 � � - � � -- � �- �.� � � Z Y ; ___ � � � � _ �� � / � i ��� f�� s ��/ / i ��� � � - � � 3� � 3 � EXISTING CONTOUR s��- � � � o 5 � N � � / � � / �O . . , � o ,j�T ,� ��� �� PROP E� � 2 � 3 1 I� � 4 � � � 2 M � � �� /i� . � �YDRANT � °� � � DRAINAGE ARROW � � � � �� �� � - 55 G � , , / , ' � � _ � � _ � � / � � � - � PROP.6" — — � � / I; ' a� � / I � / �o, � � �^�WATER � � 'A�, _ � o _ _ �p, O � \ ;� I �o � � ��BFR � � � � ��o ,�2� � � � —N - � � � EXISTING TREE � � _ o � � 55' o / / � �2� -o ��, PROP. 18" �7 � �3 � � ,, ,, ; , � , , \ \ i w — ° � � _ '—' l � �� � � �. o � / ,�rZ p�.6, � STORM � ' 6 � --- � �, � / �� / /� 'o��� j= ��' '�2� \ ��o � �� �-PROP.AREA � � � �,�� o � �� � `W PROP. TREE , , _ � � � , SEE LANDSCAPE PLANS FOR DETAILS � �' � / ' '/ � � � `l. � DRAW(TYP.) ' ca`L � � � � -� , / s �, � ti ,� � O I I � O7 , � 2 p G,� C� �� nC`�it]0�]La G3� � / � o � � � 5� i y�i - � � � ��� 7 � � � (n � � � � � � � � � � \ � � � o O N �- / p FOR REVIEW ONLY NOT FOR / / �i / � � PROP. 12" � A �' ��� � � � � � � � , W � , � o BFR � ,,, _ , � _ ___ CONSTRUCTION OR PERMIT � �� � � WATER � o' �� o ?J 5- � i,?- � _ 'ps 1 W a� � � ,% � y /// / � �`L� � � o, N � . _ ��°� �'i9 - , PURPOSES. � �� / � �R� � . �. • N o v PROP. 18" — � / � � ' S / � — _ � ., � � OP.5'TELECOM � � I I �Q �' ^ � �— � STORM — Kimley � - ;- y �2 � -� — _� --- -- � w NOTEs >>>Horn � o � / , - � / �.. " �`� � ' EASEMENT � O, � �� � 3 � , ' � / � � � 6`L3 � � � � � � � _ N — PROP.,4CCESS�B�E \� z 1. ALL DIMENSIONS ARE TO EDGE OF PAVEMENT OR FACE OF CURB UNLESS OTHERWISE STATED. Engineer BRADLEY J. MOSS w . 5 / / � � � � PARKING(TYP.) PROP.24" � PROP. 18" �_J P.E.No. 96631 -° � / � � � /' / I I u- rBFR �i , `' ,� � � � � � � I p 12.0' , � � STORM oo STORM Z � � - - / /� / � PROP.48' � 62 2. ALL RADII ARE 3.0 UNLESS OTHERWISE STATED. � / ' % / ' ' �' � CONCRETE w �� — �� — -- -- J (� Date 10/05/2018 j o �� � / y�'� � � � �' FIRE LANE ' � / , � /'/ , / � � � � � , I Q 3. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE STANDARD SPECIFICATIONS FOR � � 5 � �/, , _ �_� � � , , � PROP.Bui��w� � I I � PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL TEXAS, LATEST EDITION, AND THE TOWN z Q Q � � � � �� �' , � / // � =_ co � OVERHANG(TYP.) �� � � � � � m � � -- - / / � � � � -�—_ � � � OF WESTLAKE STANDARD CONSTRUCTION DETAILS. � O (� � ... �� � � i i -. � v, � � � � w w �`�� � . .i N � Q � U� �. w �v �v �v �v �v w w � � ,i , ' //� , , �, �, �, � � � � �, �, �, � , , ' C° PROP. �s° I I 4. DURING THE CONSTRUCTION OF THESE IMPROVEMENTS, ANY INTERPRETATION OF THE � M � w � � � / °- � � 55 �/ � � � w � � � � � .� w � � � � 62 STORM � � � Q pp Q m m � °' / � , / , , �' , � � � � I STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL TEXAS, �- M o p � m o j � � s /� / � � � � � � � � � � � � , � `° � AND ANY MATTER WHICH REQUIRES THE APPROVAL OF THE OWNER, MUST BE APPROVED BY z o U � � � � N � / / PROP. 10'ELECTRIC � � � .� � � � � I � I THE DIRECTOR OF ENGINEERING OR HIS DESIGNEE BEFORE ANY CONSTRUCTION INVOLVING Y O � w � _ � � �/ EASEMENT � � � � � � � � � � � i BFR � � � / / j , N I � I I I THAT DECISION COMMENCES. ASSUMPTIONS ABOUT WHAT THESE DECISIONS MIGHT BE WHICH �n o o � � � � � 55 / j � � , ' � � � � � � � � � � � � � � � � PROP.20'PuauC ' �° � I � ARE MADE DURING THE BIDDING PHASE WILL HAVE NO BEARING ON THE DECISION. � � ° � � / ,//� , , � � � � � � � � � WATEREASEMENT , PROP. 18" j � / � /� /�/' � �°' � � �' �' � � � � � � ' STORM +471.7' 5. STREETS, ALLEYS, SIDEWALKS, DRIVEWAYS, AND STORM FACILITIES IN THE PUBLIC Z W � ° / // / � � � � � � � � � �- � � � � � /� i � � BFR RIGHT-OF-WAY SHALL BE CONSTRUCTED IN CONFORMANCE WITH THE TOWN OF WESTLAKE, � Q � " � 5� � � � � � 50'BUILDWG W w w � � w w— — � w w � � `� � -' STANDARD CONSTRUCTION DETAILS LATEST EDITION. � � N � / � � � — � � � � � � �� � � � � � � m �� � � �/ , � SETBACK w � � �� � � � � � � � � � � —0 � PROP. FIRE � �// � � � � � � � �, � � ' � � � � �, � �, � � � � �� °� � HY�RANT TRACT 1 6. REFER TO LANDSCAPE PLANS FOR SIDEWALK LOCATION, WIDTH, AND CONCRETE FINISH. � � �� � � / � � � � .� .� � � � .� .�/ � � � � � � � � � � CS KINROSS LAKE DFWG-2 � � ° � �� 5 / � �. � � � � � � � � � � � � PARKWAY LLC � �i � Z Q � 0 5 % / PROP.5'GAS w W W w w w w w w W � / � � 3s.o� (PARKING GARAGE) � 7. SEE LANDSCAPE PLANS FOR DETECTABLE WARNING AND ONSITE BARRIER FREE RAMP DETAILS � ° � � �/ EqsEMENT � � INST. NO. 2016-64107 I � h � � UNLESS OTHERWISE NOTED. SEE TOWN OF WESTLAKE STANDARD DETAILS FOR BARRIER FREE � Q W Q ,�/,. � � W � PROP.36' CONCRETE � PROP.6" I � � � � �, / / , , � � � � � � � �, �, � � � � � � � FiRE�aNE wATER O.R.D.C.T. , � RAMPS WITHIN TOWN RIGHT-OF-WAY. � � � � �� � � ��/� � � � � � � � � � � � � � � � � � � � � � � � � �� � � � � � � � � � � � � � � � � , � � � � � � J � Q � �5 �/ ����� � � � �, � � � � � � � �, �� � � � � �, � �, � , PROP. 12" � � � � � � � � � � � � � � � � � � � � o a� � /� �� � .� .� .� .� � � � � .� .� .� /.� � � � � .� .� .� � � � � WATER ' � � � I � W � � � � � �� � � � � � � � � � � � � � � � � � � � � � � � � � � � � Z �> � /� � � � .� .� .� .� � � � � .� .� .� .� � � � � .� �, � � � � � I � � � c� ° � � �/ � � � � � � � � w w � � � � � � � w w � � � � � � w w � � � � � � >, � � � � �� � � � � � w w � � � � /� � w w � � � � � � w w � � y � � � � � Qo �� � � � , � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � , V Q � � I � 20 � � � � , , � � � � � � � �. �. � � � � � � �. �. � � � � � � �. �. � � /� � � � I � � BOX ULVERT � w ���w � � � � � � � w � w � � � �� � w w � � � � � � � � � w � � � � � � � � � � I I � � Q � � � '(BY oTHERs) � � � �— �� � � � � �, �, �. � �. � � � � � �, �, �. � � � � � �, �, � � � � / � � � �, � � � BENCHMARKS � � m � � � � � � � � � o BFR � / � � BM#1 Town of Westlake GPS monument No. 7. / � Q � � �s � � � � � � � � � � � � � � � � � � � , � � � � � � � � � � � � N +� � / Elev. = 626.27 � �j Y o �> \ / � � � � � �� � � BM#2 "❑X" cut set (12/16/2016) on the southeast � Z J � � � , ',, � � � � � � � , N � � � � � � � � � � �� �� � ��� � � � � � � � � � � � � � � � � � � � � � -� i i � corner of a concrete curb inlet located on the south side V H . � o � � � � �, � � � � � � �, �, � BFR � i � /�% � � of the east bound service road of State Highway No. � C� W � � , SEE SHEET 7 OF 7� - _ o � � ' � � PROP.z5�Pug�c MATCH L I N E , ,,,���,�� R�o. � �y � � J \ DRAINAGE EASEMENT � I � � o� J� I /// / 114approximately 450 feet west of Trophy Lake Drive. � o E �� �� A � � � � �. � �. � � �� � � � y , � � � � PROP. 18" � _ _,� �l � / � Elev. = 612.39 N � /� � � � � � , , SrORnn 62 ��� � BM#3 "❑X"cut set on top of a concrete curb at the �o � / // s� �� , , , , , g23 ���� � midpoint of a curb return located at the southeast corner � � /� �62 , _ _ _ � of the intersection of the east bound service road of 2 � � ,/ / , \�? � . � n � � state highway no. 114 and trophy lake drive. � ° Elev. = 617.02 a � BM#4 "❑X" cut set on the south side of a concrete curb w o � � inlet located on the south side of east bound service � ,� � road of state highway 114, approximately 2,200 feet � � west of trophy lake drive. � � � Elev. = 621.10 � � � BM#5 "❑X" cut set on the southwest corner of a � � � concrete curb inlet located on teh south side of the east Q J � bound service road of state highway 114, approximately � � � 1000 feet east of ottinger road. � � � Elev. = 625.35 � � m �// L�1� � Q � � � � � � � o � � CAUTION!! W ° � EXISTING UNDERGROUND UTILITIES IN THE AREA. CONTRACTOR � �' � IS RESPONSIBLE FOR DETERMINING THE HORIZONTAL AND � � VERTICAL LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. � CONTRACTOR SHALL BE RESPONSIBLE FOR ANY REPAIRS TO �' � Know what�S be I OW. EXISTING UTILITIES DUE TO DAMAGE INCURRED DURING � o • � CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ENGINEER OF T � C a I I b e f o r e y o u d i g. A N Y D I S C R E P A N C I E S O N T H E P L A N S. m � SHEET NUMBER � � a� � o � F7 � � � � - m � � U U �J,f Q KEY MAP o � � � o „ NORTH �, 5- - o y��l�, �.��' ' ,� � � � / � � � , � � � � � � � � � � � � � � � � � � � � � � � � � � , � � � � , , � � I � �� � i I � � � �w w � � � � � � w w � � �/ � � � w w � � � � � � w w � � � � 6 O �� �, BOX CULVERT � � � � � � � � � � � � �� � � � � � � � � � � � � � � � � � 7 Of 7 � � � '�BY orHERs� � � ��= � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � M � � / GRAPHIC SCALE IN FEET - � � v � � �, � � � � � � � �, � � � � �I � � � � � � � � o BFR v � � � � O 'LO 4O 8O Cn ° s � � � � � � � � � '� � � � � � � � � � � � � � � � � � � ! � � � � � � � MATCHLINE�, SEESHEET60F7 � � � � o +� �,/ � � o � , � � ' � � � i � � � � � � � o � � � �� � � � i� � � �� �� � �w � � � � � � i � �� � � � -� � �i� � � � w '� � � � ' PROP 36 CONCRETE � � � � � � ��� A� � PROP.25'PUBLIC � � � � � � I� � � � � w � � � � � � � R BFR -_ � ' �//� � �,� V � � ' � FIRE LANE 1p• � i / � � � � � J \ DRAINAGE EASEMENT � � �, �, � � � � � � �, � � � � � �, � � �' _ // �� � � � �. .� .� � � � �� �. �. .� .� � � � � �. �. � PROP. �s" , �� � � LEGEND � � � .� .� � � .� .� � � � � ��. � STORM 2� � �' � ��/ � � � � .� � � � �I� �. �. � � , � , � � � 23 � � � PROPERTY LINE _ - - - - � � � / 6'2� �� � � � � .� w � � � � � 6 � w w � � � � � �� // �'�i � � � � � � w � � � � � � � � - - - i/j� PROP. BUILDING � � � � -- - � SEE ARCHITECT PLANS FOR DETAILS o � �� 2p � � � � � � � � � � � � � - - PROP. FIRE _ / � / �� �� ��� � � � � w w HYDRANT ,g19 � � _ - - - � �� _ _ _ � � � � � � � � � � � � � � Z � � � � � � � � w w � w � � �, -- Q �� � � � � � , , � � � � w w .� � � , _ � 6�g- ' � � -__-- - - - - - - -�� -- � � � � � � � � � � � � � � � � - � _ - - - - -- -- -_ � SEE LANDSCAPE PLANS FOR DETAILS � �/ s,� �� � � � � � � � � � � � � � � � � �. � � � � � � � � I � - 6�$ , — __ - - , A _ � � � � � � � � � � � � � z � � '�� � � � � �, � �, � � � � � � � � � � � � � � � �, � � � � � � � � � _ - � � � � , ' , � � ' � � � � � � �" � � � ` ' � � TRACT 1 CENTERLINE OF PAVEMENT — — � �� � � � � � � � � � � � N � � �� � ' � �" � � � � � � � � � � DFWG-2 CS KINROSS LAKE �� � � � �� � � � � � � � � � � � � � � � � �� � �� s � PARKING GARAGE PaRKwaY ��C � � w T � �, � , , , � � � �, �, � N � 20 � � INST. NO. 2016-64107 PROP. CONCRETE FIRE LANE o o z � >> � � � � �. � � � � O.R.D.C.T. �� � � N - / � J � � 6�2 , > � � -FL- U � � W ° / ' �� � I ( PROP. GRASSCRETE FIRE LANE � � � � °; ii Q � 1 '', a � � � , , , � Q��'�o BFR 622-- (I � � I I ` � l�- � � � N X U i � � H � � � � � � � � 6�0 — --F!_------ Q x � O ° \ � � W � � � � � ±471.T _ PROP. CONCRETE PAVER FIRE LANE I ��I ^ w �Q o Q � � � � � � � � � � 6'�� �. � � � � � ., . . � M � � �------�j�-------'� � Q J O �' Z � � i � w w . � � _ J Q LL � \ O o \ � PROP. 12 ��S � BFR PROP. BUILDING O p M � Z PROP.25'PUB�IC � � � .o, � � PARKING COUNT �5 � z N DRAINAGE EASEMENT ' ' � � " ' ' � - __ - - - - 627 - � � � `O � I � OVERHANG(TYP.) � o } � 6 � � � W WATER � - � � PROP.WATER METER F- o ^ w � �� � � � � � � �� � � � � � � � — — — — — — -- — — — — — — — — — — — — — - � PROP. CONTOUR 617 p � � Y J � � � � \ � � , , I N PROP. FIRE � � , � �jj � °' � " HYDRANT �j � Z � Y �� � �� � � ' PROP.24" � `��� � �\ � I I � P� EXISTING CONTOUR 617- � � � o � �� � � STORM \F< j 1 WAOTER ---- - - --� -- -- � � OO � � � �� � � �� __ --- -- ------ - --- -- _� \ ° \ � 36.0' ��� - - - - ��- - - - - - --_-_- - - - - - -- - - - - - -N - - - - ---- - - _-,_� � \ � � L � � \ � � \ � � � � —F��_�t FL—F� �I-rL � DRAINAGE ARROW � � � � �� � � �__ I '� — s���— W W W W W --V'e�--L1-----`Nl�O � � 6 � W -- -- �'n--�___----��fJ----__�---Ve'----- ---�, � \�\ \� 620-620 � \4�FC - i - - - - �_��-C�`- - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - -FL�� F� EXISTINGTREE � o \ 620 F ,� � � � � PROP. P WATER PROP.25' CONCRETE PAVER FIRE LANE w � \ � 619 20'PUBLIC WATER n (SEE LANDSCAPE PLANS FOR DETAILS) w PROP. TREE � �� s�Q � � EASEMENT � � � � � � � = SEE LANDSCAPE PLANS FOR DETAILS p� � ���0�Q�� o � J g�8 � � � � � I � � � � � � � � � � � FOR REVIEW ONLY NOT FOR o � � � � � � � y � � � � � � � � � � � \\ � _ / w �W I \\ �` � w CONSTRUCTION OR PERMIT � PHASE LIMITS \ 6�� � � � ,�� � � /� � w � � � � � w � �-.� -m- � � � � � W �a� � �,.- �y w � ��� �� ;"/�/� � w ��� � � � � �� � �� � w w w � � �� � � � w � � � � � PURPOSES. � 6 PROP. HEADWALL � � ` � �� 6 � � � � � � � � � � � � � � � � �� / � � � � s �, � � —,�� � � � � � � '��� �� � � �o��� � � � � � � � � w NOTEs Kim ey>>>Horn � o � � � � � � � � � � � � � ����� � � � � � � � � � �� � /� � � � � � � � �� �� � � � � � � Z 1. ALL DIMENSIONS ARE TO EDGE OF PAVE FACE OF CURB UNLESS OTHERWISE STATED. Engineer BRADLEY,1. MOSS � � � � � � � � � � � � � � � � MENT OR � � � � �� � � � � =� � ' ' � � �� � � � � J _ � � P.E.No. 96631 � ° � � � � �� � �,A � � ' �- , � � � , A 2. ALL RADII ARE 3.0' UNLESS OTHERWISE STATED. Date 10/05/2018 � � � ' \ � o � �,,� � _ -�; �.-�� ���.��� � � � � �� � � � � � � � � � � �, � � �,� � ��� � , � � �, �, �, �, � � � � � , , � � ��, � , A , � � , A � � � ,� � � � , , � Q 3. ALL MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE STANDARD SPECIFICATIONS FOR �, � / � Q s � W W W W W � W W W � W � � \ W W W w� � � � W W W �� W W W W W � PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL TEXAS, LATEST EDITION, AND THE TOWN Z � � � � � �� � �� � �'�s � � � `� `� `� � � � � `� `� / `� � � -�� � � V `� � � � ' �� � � � ��� � � � � ' OF WESTLAKE STANDARD CONSTRUCTION DETAILS. U � o z � � m � � -� � � � � � � � � � � � � � � � � w � � � � � � o w � � � � � � ' ' ' ' ' � � ' ' ' ' V � � � �' � �� � � 4. DURING THE CONSTRUCTION OF THESE IMPROVEMENTS, ANY INTERPRETATION OF THE � M � w �n m � � � ) \� �� � � � \ EX. 100-YR.FEMA �� � � W \ _ - � STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION FOR NORTH CENTRAL TEXAS, �- ca�' o p a � m o ° ° � � � � � � FLOOD PLAIN —y` � � � AND ANY MATTER WHICH REQUIRES THE APPROVAL OF THE OWNER, MUST BE APPROVED BY = o v w � Z Y N � � \� , � ' ' ' ' ' ' \ THE DIRECTOR OF ENGINEERING OR HIS DESIGNEE BEFORE ANY CONSTRUCTION INVOLVING Y O v w � _ �, � � �� �� � � � \ �\ \ � THAT DECISION COMMENCES. ASSUMPTIONS ABOUT WHAT THESE DECISIONS MIGHT BE WHICH �n o o � � � 1 �� �� �� � ' , ' ' , , �� ' � ' ARE MADE DURING THE BIDDING PHASE WILL HAVE NO BEARING ON THE DECISION. � � � � 6�� �� � � � � ' � � � Q j �'� � I � ` � � � - _ _ PROP.DRAINAGE SWALE � � � 5. STREETS, ALLEYS, SIDEWALKS, DRIVEWAYS, AND STORM FACILITIES IN THE PUBLIC z W � � � � � ��\ ' - - - - _ _ _ _ _ �, ' � RIGHT-OF-WAY SHALL BE CONSTRUCTED IN CONFORMANCE WITH THE TOWN OF WESTLAKE, � Q � N � � � ` � � � - - � � STANDARD CONSTRUCTION DETAILS LATEST EDITION. � � N � � ' m - � / � � � � - � � � � - - 6. REFER TO LANDSCAPE PLANS FOR SIDEWALK LOCATION, WIDTH, AND CONCRETE FINISH. � � _ � � � I > - _'L � �� � � � � � � - - - - - - - _ > � �- ° o � 1 � _ , , , - � , 7. SEE LANDSCAPE PLANS FOR DETECTABLE WARNING AND ONSITE BARRIER FREE RAMP DETAILS N Q a �� ° � / � ,�''-� " � � / � UNLESS OTHERWISE NOTED. SEE TOWN OF WESTLAKE STANDARD DETAILS FOR BARRIER FREE � w ° A� � / � � ��°o�"��� ° � � ��' / ' ' �� �� _ RAMPS WITHIN TOWN RIGHT-OF-WAY. � � � o � .� �� /— J Q Q � :� / / _ ���� �� J ��Z �' � Q � 5 � � � � � � • M � � o �-� � � i � � LLJ W � � � � , _ � � N _ i / � � � > o � � / �o , � / � � � j- i � � � I ', I� l PROP. 100-YR.FEMA FLOOD PLAIN+ Q o ✓ L 1 � � PELOTON MODIFICATIONS // � _ � � j � � �� � � EX. 100-YR. FEMA ,/ /� � � � � � � � FLOOD PLAIN / / a � � > �� / BENCHMARKS � � � � � � // BM#1 Town of Westlake GPS monument No. 7. m Q .� � i / � Q � � / � � i � /� Elev. = 626.27 �j Y o � � 1 / � ,/ � � BM#2 "❑X" cut set (12/16/2016) on the southeast � = J �, / � / �,_ corner of a concrete curb inlet located on the south side V H 0 0 � /� � � / � � �'� of the east bound service road of State Highway No. � C� W ` / ' � / / ,% 114approximately 450 feet west of Trophy Lake Drive. � o � � - --- - J / � � �� / � Elev. = 612.39 —� � � � / / N L � � '� � / � // BM#3 "❑X"cut set on top of a concrete curb at the �o � , � / midpoint of a curb return located at the southeast corner � � ` 1, I � of the intersection of the east bound service road of � � � � � � � ' state highway no. 114 and trophy lake drive. � ° Elev. = 617.02 a � BM#4 "❑X" cut set on the south side of a concrete curb w o � � inlet located on the south side of east bound service � ,� � road of state highway 114, approximately 2,200 feet � � west of trophy lake drive. � � � Elev. = 621.10 � � � BM#5 "❑X" cut set on the southwest corner of a � � � concrete curb inlet located on teh south side of the east Q J � bound service road of state highway 114, approximately � � � 1000 feet east of ottinger road. � � � Elev. = 625.35 � � m �// L�1� � Q � � � � � � � o � � CAUTION!! W ° � EXISTING UNDERGROUND UTILITIES IN THE AREA. CONTRACTOR � �' � IS RESPONSIBLE FOR DETERMINING THE HORIZONTAL AND � � VERTICAL LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. � CONTRACTOR SHALL BE RESPONSIBLE FOR ANY REPAIRS TO �' � Know what�S be I OW. EXISTING UTILITIES DUE TO DAMAGE INCURRED DURING � o • � CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ENGINEER OF T � C a I I b e f o r e y o u d i g. A N Y D I S C R E P A N C I E S O N T H E P L A N S. m � SHEET NUMBER � � � � 70F7 � � o � � � U '' I �` ........� � ,,� `�., TREE REMOVAL MITIGATION / COMPLIANCE m � / i �� o ,,/�� i `��.,� TOTAL TREES CALIPER INCHES MITIGATION REQUIRED 259 in / w Q ,,/ � (DOES NOT INCLUDE TREES NOTED AS HAZARDS) 9 trees o � � � TOTAL TREE CALIPER INCH TO BE MITIGATED WITH 328 in / � /-' � /,. i EXISTING TREES (WITHIN SITE DEVELOPMENT) 13 trees _ ,. I TOTAL TREE EQUIVALENCY TO BE PROVIDED NEW (3 in 0 � caliper per tree) T � � /�� � o /.� I 13 EXISTING TREES 328 in .� � � EXISTING TREES PROVIDED FOR MITIGATION W/IN SITE - 328 z a I CALIPER INCHES PROVIDED FOR REQUIRED MITIGATION - 0, 69 in ° o � � � , /� surplus > � I � w � I // � i � � ;� TREE PROTECTION NOTES � � / 1. CONFIRM ALL TREES TO BE REMOVED WITH � (9) NINE TREES TO BE REMOVED, MITIGATION REQUIRED FOR ONE TREE, i ,' LANDSCAPE ARCHITECT, ARCHITECT, AND OWNER'S � ZANOTHOXYLUM CLAVA-HERCULIS I REPRESENTATIVE PRIOR TO REMOVAL. DO NOT � � � REMOVE TREES WITHOUT APPROVAL. VERIFY EXTENT o a *TREEREMOVAL ISNECESSARYDUETOINSTALLATIONOFNEWPUBLIC i '/�' , OF DEMOLITION WITH CIVIL ENGINEER. NOTIFY z � ROAD FOR SITE TRAFFIC CIRCULATION , , LANDSCAPE ARCHITECT OF ANY CONFLICTS BETWEEN a ' ,.� � PROTECTED TREES AND EXTENT OF DEMOLITION. = PROPERTY LINE, RE: CIVIL DRAWINGS �,-� � 2. ALL TREES AND BRUSH OUTSIDE OF BUILDING, CANOPY � � � � � AND PATHWAY FOOTPRINTS ARE TO BE PRESERVED � �`� ;-� UNLESS OTHERWISE NOTED � � � � BLIC ROAD D � - 1 IC RO � ,- � 3. REFERENCE TREE PROTECTION SPECIFICATIONS FOR O � � N w � - = -' - � '� � 4 ANY AND ALL TREES OUTSIDE OF THE LIMIT OF WORK � - - - - � - � - � - - � - � - - � - � - � - - � - - � - - - � - � - - � - � - - � - -. - � - � - - � - � - - � - - � - � � - - � - - � - - - - _ - _ - - �' � � � _ - — — , ��.��o,�.�.., ���� . Q N � g o — � --- -- -- -- -- -- - - -- --- - -- -- - -- - - - -• . 1�-- •-- -- � Q � O ' 0 ARE TO BE PROTECTED IN PLACE. o � � �, _ _�_ - _ �X o ° � �� -"�_ � o O � � " ae i a, � -- � � #84 �RE IV � . KB�f�RY - / 5. SELECT TREES WITH DRIPLINES ADJACENT TO ^ o Q - --- _ = � ,� � ❑ a / � �� � O O O � O � 4O IVIL ���--- � , 1 e DBaevig , Y � BUILDINGS OR OTHER IMPROVEMENTS WILL BE �%\ � o o Q ° � � / ���� � ��j � � � � � O � �� °° el s I i ,BE " \`,�`� , I EVALUATED BY AN ARBORIST FOR PRUNING, ROOT � � _ � _ O � � o �i I RE IL C O O I ❑❑ ` � ;, �� '� PRUNING, AERATION AND FERTILIZATION OR ANY w� w o � 19 DBH ti � : .-/-' 0 ___s ZJ � , ❑❑ # ° 4„ pBH ��, e l t i s l a e v i t a, C E R R Y i A D D I T I O N A L C A R E N E E D E D T O F A C I L I T A T E S U R V I V A L. � � � w � -----�- � i . � � � O rn Y � - 0 � G' �� � # 3 2 6, R I L � � � ui � � �' 0 0 O - �, i i ; � 0 � �:� '�� � ��'�� � '�, � �� � � 's vigata, HACKBERRY �--� 33, � % � z � Y � � #84327, RE CIVIL �� PROTECT TREES - w o � � �� %� � � � i '� '�� � � � � � '� � ' � � � O c� G � Zano cl - rc e CULE�CLUB � � o o ��-' O ,, ' ' O B �a i � Q 33" DBH #8 IVI ' TREES TO BE FENCED INDIVIDUALLY OR WITHIN � o O � eltis I igata, HACKBERRY fl,� O � � � - O ' � - r � ' ' 0 PARKING GARAGE ,; ' GROUPS. ■ � � ��-� � ; � �_; � � ��_�'� ,���-' � � �� � � O 0 i O #84328, RE CIVIL � � � O � � � � � � � � � O � / O „ � � , � � � z � '� � O - 1 16 DBH � � � REMOVE TREES �' ° Sidero nugin�u UM BUMELIA ;--��"� 0 BE REMO ED, WITH O � � _ � i - rcus stellata, POST OAK 30, RE CIVIL NO MITIGATION REQUIR C I� ; ION ACCESS IN THIS � W _� #84336, RE CIVIL �� � � JIINIMIZE IMPACT TO o i „ 8 DBH OCCIDENTALIS L GAT `i' o EXISTING SOILS � � O O O 35 DBH OFFICE (3) THREE T S T REMOVED, W H � DEMOLITION NOTES J o � � � 0 0 0 0 � � 0 � 0 O O � i Q e cusstellata, POST OAK � � BUILDING MITI TI R IRED, QUERCUS �:' 1. CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL p � � � � �, #84337, RE CIVIL � � � .� �,, ,i „ 0 � � STEL A EXISTING CONDITIONS PRIOR TO BID/WORK. � J �� _ � � � do = O \ 34 DBH � � 2. C ONTRA CT OR I S RE SP ON SIBLE F OR C O ORDINATIN G, z = = E � N � = L W E S T E R N S C O P E ' O ^ *TR EMOVAL IS � o o � Q T I ' w o r s — z � � � � 0 � NEC RYDUE TO ���� * E EMOVAL IS NECES DUE TO � R E L O C A T I N G O R R E M O V I N G A N Y I T E M S N O T N O T E D O N > W � � B O U N D A R Y L I N E, I��: O < , w w = � � ��� T A L O N O F N E W ' I N A L L A T I O N O F N E L D/N G S � `� � � _ � CIVIL DRAWINGS ;� ; D R A W I N T A H I E V E D E I N I N T E N T F D R A W I N . � = Q � � a � G GARAGE. - - - - - 0 3. CONTRACTOR SHALL REMOVE ALL MATERIAL TO BE 0 w � ti � � ° � T R N O T E D B Y Q u e r c u s t e l l a t a, 0 s te l/ P T O A K � � z o J � o ~ ° O ' ° 4 R C # � LT EE RVED TO BE DEAD OR IN DEMOLISHED OFF SITE. RVEY BORIST TO ° . �� � 4. CONTRACTOR IS RESPONSIBLE FOR PROTECTING ALL � � ' O o 0 0 � 0 O O 0 ' � EIN LINEANDA � ,_ �� � DBH S RI DECLINE. z � EXISTING UTILITIES. � � � _' � 0 o O O �C U�S T HAZARD ��� O � • - � � PROPERTY LINE, RE: 5. CONTRACTOR IS RESPONSIBLE FOR PROTECTING ALL w � � °O � � � �ION ACCESS IN THIS i ,0 0 ' 4 C � / � �' � � � REMOVAL IS NECESSARYDUE Tp � w �' � "' � z ° JIINIMIZE IMPACT TO I O • „ ' O �i/ - O � �- �� CIVIL DRAWINGS EXISTING TREES AS NOTED. � � w u� m � � � O o 2 D H 0`� � - R � SERVED DECLINEIN HEALTHAND 6. REFER TO HARDSCAPE PLANS FOR SPECIFIC DIMENSIONS � o °° a � } m � � EXISTING SOILS � O • � � �', � � � % � PROPERTY SCOPE � W m � i � o • U ' E� � � E T ° 0 0� TENTIAL HAZARDS BOUNDARY, RE: FOR PROPOSED WORK AND DEMO COORDINATION. Y � J � � � � o r c u s s t e l l a t a, P O S T O A K t w Q �, � W --- � - � � � �� ° �O O -�� #4757, L n � � � * E � U � 84333, RE CIVIL CIVIL DRAWINGS � � o o � � � T R E E � � O O � ' •$ �B N N CESSAR � 7" DBH o � � � ��;, � QUERCUS STELLATATREE � � PROTECTION Q LL R . � ADDITIONAL NOTES _ �� FENCING o 1 _ _EW__ _ ❑ � � � QUERCUS STELLATA TREE # � � ❑ Y= � � 1. CONSOLIDATE TREE FENCING AREAS AS NEEDED TO Q � � �' � O O #4757, RE CIVIL 2 � HACKBERRY MINIMIZE QUANTITY OF FENCING. QUER �� C s laevigata, n/ � � " � #8 2, RE CIVIL V- � � � 29.8 DBH �� i � 0 2. TREE PRESERVATION PLANS REFLECT CURRENT DESIGN °' � O 8�� � � ; � 1 , � 1 �� � DEVELOPMENT AND SURVEY INFORMATION. PRIOR TO � � � � _-� p � OFFICE BUILDING OFFICE Bl IILDING � Cel "s vigata, HACKBERRY � ANYAND ALL TREE DEMO CLEARING AND GRUBBING OR N - -- - - - - - - -- - -- - - - - - � o #84 3 RE CIVIL ' � � ° � LIMIT CONSTRUCTION�AC� QUERCUS: TE � ' �� � � ' DEMOLITION OF ANY VEGETATION CONTRACTOR TO CESS IN THIS S� LLATA TREE , �0 O 0 � � B 10" DB � ' �, :� AREA TO MINIMIZE IMPACT TO #4759, RE��IVIL � � � O • -- -- � � � Quer u llata, POST OAK HOLD MEETING WITH OWNER'S REP, ARCHITECT, — � FENCIN - - , - - � LANDSCAPE ARCHITECT AND PROJECT ARBORIST TO J U _' � EXISTING SOILS �� �0.5 DBH ��� � �� � � � , � . . . .� , . g � #84 4 , RE CI�rL- � __ � GLEDITSIA TRIACANTWD�- O - � / � _ 30 D %� � ESTABLISH EXPECTATIONS AND REVIEW THE MOST UP TO � 0 #475 , RE CI � � �,� O� C � � � n ° �� z � #4756, RE CIVIL ` „ � - 43x �ECTIO • - DATE TREE PRESERVATION PLANS. � ' ue stellata, PO K � �' � 6.9" DBH � %� 3�0" DBH FENCING , I o � o �1 � l _ _ _ P O S T 0 � � � Q u e r c u s s t e , A K �� 4 8, R E C � 3. ALL AREAS ADJOINING AND AROUND AREAS TO BE � ,� `� T � LIMIT CONSTRUCTION AC #8 4 3 4 2, R E I L � �#84346 �� � 9" D ��' � C L E A R E D A R E T O B E P R O T E C T E D A N D P R E S E R V E D T O U Q TREE � � � % CESS IN THI � i �� pgH �J � ! - „ � � _ !'---i_ ",��_ , ' MAINTAIN THE EXISTING LANDSCAPE CONDITION. PRIOR w °' °' ' a�EA TO MINIMIZE IMPACT TO' - _ _ �"'�`'' ""� � - _ _ __ _ _ �` __ T O A N Y W O R K M A R K L I M I T S O N S I T E F O R O W N E R A N D w � o � ���:�� �� � � � � � O � ,� - � � °' ��� EXISTING S01��� \ �% , ��, ,,`__ � FENCING -- ` ,� DESIGN TEAM TO APPROVE. � a � � � i"� ��e�rs�+s-st�l�a��£ � ' ' � � ` � �, __�_,/ � 4. REFERENCE SPECIFICATION FOR ADDITIONAL PRUNING �� �� �� \� � � / � /'� #84347 RE C IVI L '- � � \`L , J � � ' REQUIREMENTS. ALL TREES WITHIN 15 FEET OF ANY � �� , �� � � �. ��s laevigata, HACKBEfj.�v� � 31" DBH � � �� �� TREE , � . �#3809, RE CIVIL/ � HARDSCAPE PAVEMENT, PEDESTRIAN PATH, OR ^ BUILDING SHALL BE PRUNED, CLEANED, AND HAVE ALL I..� � ° � � �� �� PROTECTION � . 6" DBH �' � DEAD WOOD REMOVED. � � ' � ' ' � � _ _ _� fl�us stellata, POST OAK � °' ����� ��� FENCING �y � �'��%l #84345 RE CIVIL '�-�" PROPERTY LINE, RE: CIVIL DRAWIN S � .� Quercus stellata, POST OAK �� �- �a � � � �l #84344, RE CIVIL �,� 26" DBH PROPERTY SCOPE BOUNDARY, RE: �IVIL DRAWINGS REFER TO CIVIL ENGINEER'S � ° `� 24" DBH � ; EXISTING CONDITION SITE SURVEY w ° �1 /�� I FOR ADDITIONAL INFORMATION. � �, . ��� � � � °' '' ' � �, � � o � C� � � 1 ' SUBMITTERS CONTACT INFORMATION o � �� �� ' � L � � KEVIN PFEIFFER � � / � � `� �-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- _ � THE OFFICE OF JAMES BURNETT � Z -=�1��.�lER LAKE ,� EMAIL: KPFEIFFER@OJB.COM � � _ Q � � - �— — a PHONE: 713.581.7253 w � � � a � � � TURNER LAKE � � � � � Q0 � � � � � _ � w � -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - � � � ; 1 THE PARTY RESPONSIBLE FOR THE MAINTENANCE OF THE LANDSCAPE: O � _ � � � I � CHARLES SCHWAB CONTACT: KATIE BLAIR -> � I 2309 GRACY FARMS TELEPHONE: 512.682.4538 �, � � ' AUSTIN, TEXAS 78758 m � SHEET NUMBER � � ° 25� 5°� �5� OVERALL EXISTING TREE PLAN O � WESTLAKE LANDSCAPE ANALYSIS FORMS OO +� � GRAPHIC SCALE: 1"=100' O s SCALE:1"=100'-0" SCALE:NOTTOSCALE 0 � ~ � I ` � ,,��' `�., CITY OF WESTLAKE LANDSCAPE REQUIREMENTS m � / , \ -� .- � ' DEVELOPMENT ADDRESSES: EABPRJB7821376 � � a I � /-�� ` PERMIT PROJECT NUMBER: 3009 Schwab Way Q � Q ,. , o � / ' � ,- I � i .-/ _ ,i � DEVELOPMENT TREE SCHEDULE � /� I (WITHIN STREETSCAPE/PROPERTY LINES/WESTERN DEVELOPMENT LIMITS) � -' � Y �� � QUANTITY SYMBOL COMMON NAME SIZE HEIGHT SPREAD ° �� I TOTAL BOTANICAL NAME MIN. MIN. MIN. '� i CALIPER a � 557 LARGE TREE a°cA� io $' o I 1671 ' SPECIES PER CITYSTANDARDS � � LANDSCAPE BERMS i w � 10' PEDESTRIAN WALKWAY I 557 TOTAL � � LANDSCAPE BERMS , 1671 � � � 8' PEDESTRIAN WALKWAY CROSSWALKS; RE: CIVIL DRAWINGS PROPERTY �iNE, RE: CIVI DRAWINGS .� DEVELOPMENT TREE COMPLIANCE � - PARKING LOT,92 STALLS PROPERTY LINE, RE: CIVIL DRAWINGS PLANTING BEDS PROPERTY SCOPE BOUNDA �Y, USED FOR � � ENTRY SIGN WALL PROPERTY SCOPE BOUNDARY, USED FOR RETAIL SPACE; RE: ARCH DRAWINGS DEVELOPMENT TREE C �LCULATIONS / DEVELOPMENT PERMEABLE GREENSPACE (49 ac Total - Buildings/ 25 ac o Q ENTRY PILASTERS (2 TOTAL) DEVELOPMENT TREE CALCULATIONS 10' MEANDERING PEDESTRIAN WALKWAY FIRE ACCESS LANE, RE: CIVIL DRAWINGS I .' � Hardscape) z a VEHICULAR ENTRY GATES (2 TOTAL) 8' WIDE PEDESTRIAN WALKWAY � - TOTAL TREES REQUIRED (22 ac x 30 Trees/ac) 750 a TRANSFORMER AREA/ SCREENING , / � � FIRELANE/ PEDESTRIAN WALKWAY LANDSCAPE BERMING/ SCREENING ,- _ �, / �� TOTAL TREES TO BE PROVIDED NEW 557 LANDSCAPE BERMS 6' WIDE PEDESTRIAN WALKWAY ' - � ___ . � PARKING LOT, 72 SPACES - - - - 557 NEW TREES PROVIDED + 13 EXISTING TREES PRESERVED = 570 TOTAL �, � UBLIC ROA �f i�� « '-'�'� TREES s"' � � - . � - , �` ��,/ � � N z � - --- � __ 0 - � ENTRY SIGn� � �� � - _ ,���H;� 16' L� 4' W NOTES: ,,.-� -----------�---- _ -- � _ _ . _ . - _ . _ . . _ . ___ . - • - - - - - -- ..-- - -- - -- --' ,_ -- -- - - - - - - - - - - - - - - - - - - -- - - � � Q N �` '�r",L - � , - - - - - - . Q - DRAWING 01 L1 02 INDICATES TREES INTENDED TO FULFIL THE CITY OF " '�� __`_ - — '�_--- -- - - - - ..... .- �.- - .�'-- - . . _ — ' J i � U _ Q _ - -- - -- - -- -- - -- - -- -- -- -- --�- - X 4 W _ __ - - - -- - -- _� �_ -- .-- -- -- -- � _ _/ ___-E� --- - � � - --- -- - - � --�-- _-�_ - --- < . -- - - - - - _ • ___ - - - - - - - �' _ � ,. ' - - jr: - - _.w__�--- _. �__ - �- -- - . . -f _ _ ; , � ._, ; , [` - � �' � � - - - _ � ----„- WESTLAKE LANDSCAPE REQUIREMENTS ONLY TREE REQUIREMENTS ARE o - _ � . o � ___- -- - - - - `, - - _;:.� - - - - ;- - ,.,_; _ , . „ _...__ - ___ __-- , � � ', � a � ---- , . _ ., \" _ _ '' � * X � �� ___ � - _ , ;, , _ _ - ;= , - , , BASED ON THE WESTLAKE MUNI CODE PD REQUIREMENTS UNDER SECTION o Q � Q -' __ _ _ �, � � ❑ �.. _- � , .� ;; - = , 6 PE : WALKWAY _ _,_ ; � z ° � - '' _,� , -� - = _ `� � � - 98 108. RE CONSTRUCTION DRAWINGS WITH PLANTING PLANS FOR FINAL z ----��� /- .� ,� , ; ,� - , _ O � :, � , _ _ � e � _ ^ w o � � _ , : _ � �, , �� , ,,, ;,; ,� �:: � o �� '� ` -- :� `::,! / � � o p Q � --� ft---'" �% _; - - --�� -: _---r- ,:. o '_ r-�- �- "'�' ," TREE PLANTING AND PLANTING QUANTITIES AND LOCATIONS FOR � z .� m.�� r....f =f'� ,i - ,,,, '... �-r � C _ y . � �e , � , , � _ .: � 8 PEDESTRIAN WALKWAY r a � �---j�, � � � � _ _ � � � � T � � z �� �_ ,��` , ._ i �� � �� � �� �,_ � , � � ,- �� ° - - _ , , � � ; ',' ,�, ENTRY � INSTALLATION. PLANTING INDICATED ON L102 IS INTENDED TO BE THE � � � o N � �., � �� � �RETAIL C � _ � �i ,.. 'cs�'� � � � � � - ,"_ � I� W � �� ��� � � � �� � O � �� �- ;� , ��; �Aw�v �R�� , : ; � ,a - � .' EN RY � � � � �' POND MINIMUM REQUIRED. ? N � } o ��;� �� �� � � ��' � � �� � � . � � �/ ;� ��J �-----� ---sZJ � I ��� �,�� PO D � � / � � - w a �� � �� � i ��i�� , % _ ,_ , �" ����� I �� ��, �, ; p rn Y � � i V �.. � �� � � • -' � / _ �----- � r �, �,i - � �- ��� � � � H W � — . � � � �� \\ � , � � � - - _ �� � � � i ; � - - ° , � O �, ��� — � �� , � ���� ,, _ � � � ° �� � - ' � ���� �� � � z � Y � � � � ���� � o �� �� �' � �� . ; � ��� �i � � � �- � . � � i�; , � ��� � ���' �'���� �,� PARKING LOT TREES REQUIRED - ' . �� _ � � � =� � wo � � � , ��� �� �� , ������' ���-���� ���� F; ���-' �� �,�- , � �, � � �� � ���'��` � � .� •'� �� � �� � � , � '� � ^ ^ `' O � � ^ _ 10' PEDESTRIAN WALKWA � ,.� �' � � � N O , ,,, ; � ' ' " �° �� � = - ' � � ` \ UMBER OF PARKING SPACES � o o � _ � , ; _ , O � ,-�n. � � ,.-4- -r _ � -- -- O -\ _. �, i � ' i � � N 92 + 72 = ■ � � 11 I� _ � _ I � , � � � � � � � � ��, �, � OUTDOOR SEATING AREA - � � ���� _ _ ,� _ , _: _ � ��/ � � O � � � '::� � � o �� � - ° " �� - � � � 164 � O — `� � -,� �., � .� o .� . � � � � � � � � � � �� ' STALL � � � ,, 6 PEDESTRIAN WALKWAY �,�� �, � � �� , -- -- - - O ��� � . , � � � _ _ _ / ---- — � � — � z ., . �'-,, - - --- --=� U , --- 1 �.�� �-, y-- - � _-�-- --- � Q � � , -- I � --- ` ' NATURALISTIC FEATURE SWALE ° ` ` -- - � -- A _ � ', S � J � ', `', -- -- -- -- -- -- -- -- -- , ___- ; �- , � "- ;, ,� �� K TOTAL TREES REQUIRED (1 TREE PER 2.5 SPACES) 66 - , � , � O ; ; � � ;% � � / �: �, '-, I� � �� / � TOTAL TREES PROVIDED (INSIDE OF LOT AND BUFFER) 72 W � - ' � � - -- -- G G G � _ - � - PARKIN ARA E - _ _ __ � „ , � � � � � �' ' � - �� e��Es����,� �A��u���=�Q �- ` - � OFFICE , � � � � � �,��, o - � � ; ._ , � � � � � �� : � � � � � � 72 TREES PROVIDED FOR 164 TOTAL PARKING SPACES OVER 2 PARKING � � - �fRF�ACC€�S L�ANE, RE: C1�1fL DW�S � � BUILDING ' \ ENTRY PIL�4STF�iS (3 TOTAL), z � m � �' O � � ° � �� ��� � �_ � _ _ � � �� �� � Q � LOTS, EACH LOT UNDER 200 SPACES _ � � � e �. , . , �� � � � �-�P O w � � , _ � �- - - - � , � �� ��. ��, � AWN� � I � , °��� �-��� 10 H x 10 L x F � W � � o = o 0 -- _ � , , , �' � � _ � � � � �� � � TRANSFORMER AREA/SCREENING �` �� , � � a�`� � ' �� �� ` � � _� � � � � �� L OFFICE OUTDOOR SEATING AREA�WI�TH ; �'� � 7' PEDESTRIAN WALKWAYS � �AREa� I .�r -- - VEHICULAR�ENTR� GATES (4 TOTAL), SCREENING REQUIRED � w d � � � � � � ° ��'�� ,; PARKING GARAGE ��� ��'��� � � BUILDING WATER FEATURE ; `U� - ����� NATURALISTIC FEATURE SWALE ,, � � � � ��< �� 6 H�x 13 L w > a � ' _ 10� PEDESTRIAN , oC � � � z , _ � , " � � I I � �`� �' � � VEHICULAR ROUNDABOUT � � � - - , , � �� ' N WALKWAY � LOW ENTRY WALI� 4.5' H x 60' L x 4' W � - a � �8 PEDESTRIA : , �-K W�4 Y ���� � N O T E: N O E X T E R I O R T R A S H F A C I L I T I E S I N S C O P E O F W O R K, N/A R E Q U I R E M E N T o C w � � � � FIRELAND/PEDESTRIAN WALKW LAWN ��� � - _ _ WAL � , , LANDSCAPE � � , _ U � o � � ,��i�c' BUILD ENTRY AREA . �� , � ;AREA , - � , I" _ , �r r �v , BllILDING EN / VEHICULAR ENTF�Y DRIVE NOTE: ALL PARKING AREAS ARE SCREEN WITH VEGETATION &/OR BERMS AT A � z o � � o � � _ , ,� � �; � �ERM � ,- , �, � ,�- � .� � ;� , � TRY w � , i J o o � �� _ _ _ � , � � ��ROP OFF AF�EA �� NAT RALI TI F�:AT RE WALE MINIMUM OF 36" TALL � � �� � _ � , �� � � � ��7 �� � � / � ,� �,� �' 10 PEDESTR'IAN U S C U S NOTE: NO FENCING PROVIDED IN SCOPE OF WORK, N/A REQUIREMENT � _ � � � � '� � - i' � � � , , �� o � � ,_ } _ ,. __ �� , �� n �`� , � WALKWAY LANDSCAPE BER�/I/ � �, o PROPERTY LIN , ,� � RE: CIVIL ' � „, � ; , ---- -=� ��� � � �� _=,_-�U I�� ���I� '�' � �%��; PARKIN RE N w � � � � , r ;, ��_ ��, �;����� � ������ �AW N �'� �, , . „ � ' ����;��, � ���� a� , G S C E I�J I G � � v� �n , � `� m � � _ � � '� 6' PEDESTRIAN WALKWAY � � o � , - , C e --_, ' o o m _ _� � - �Y,� c ; ;,-� -; �. , `"' , T' � I ',� ,� � � cn } Q � � �� _ � 1, '� - � � � � ;'�,"� � � _ � __ ��� � � � � °��` ' , �� `� �, / ' , *RE: CIVIL SUBMITTAL DRAWINGS FOR ALL VISIBILITY TRIANGLES � o � � o m o � � _ : � � � , � , � � � � � �' � - � � a o z (n � � .��— � �� � ' � � f� � � � - — � � � Y i�� n _ � � � � - , , � ° FIRE ACCESS LANE RE: CIVIL � -'� -�� �� ��- ���� ��� �' �����' ��� �' - ��� Y � � " " _ ° _ O , % . _ � , � �J LAWI� � � °  *RE SEPARATE SITE LIGHTING PLAN SUBMITTAL SHEET FOR LIGHT FIXTURES � `� � W � � , � , ��. � .� LANDSCAPE �� , ��U U , _ \ _: TRANSFORMER °�� ; ; �'E E � � o o � , � VEHICULAR DROP OFF DRIVE � _ _ -�- _� �' � `� V ���� � ° , ,� � �� � ���� NATURALISTIC ATUR SWALE AND PHOTOMETRICS � � BERMS , � . - � � -�_ - � � p_� ° AREA/ ���� � � ' � � �:, � � �� � � BUILDING ENTRY AREA , _ � � - - �� � �_ '�, ` � SCREENING �Eq ', : ����; ' � � � � ��� � - - �� � -� ; ,�. � 0 °' � - O -'; - = = � u = �-- -_ - -�_ � � ' OUTDOOR SEATING AREA , °°°° � - - - - � � - i PROPERTY LINE, RE: CIVIL DRAWINGS � - � - _ _ �,_ � , � � � � � �� � �� � � �- -- - _ �� � ; ' �� � �_ � � � - � � �' — _ -- �_ i i� 1 ' - 7 � - � ��— � � �, �� � � ������ = OFFICE BUILDING �� i'� , �� � i � - �� � /� � ��, PROPERTY SCOPE BOUNDARY, USED FOR � � � - ; � � � I � , �I BUILDING ENTRY AREA � - � , � � � '� -���� ��' DEVELOPMENT TREE CALCULATIONS � � O C� � , ,� � OUTDOOR SEATING AREA � �� �� �.; � � ��� , A � �� _ , OFFICE BUILDING i ' 8' PEDESTRIAN WALKWAY/ � , �� �� � � , � � �, �, �_: , � i � , � � �� „�� �: �������- _ � Q �_. �-� _ � ��r � { ,,,��� Z ' o ��� - �� — � � � - �� � FIRE LANE � � ��� � LANDSCAPE BERM 1� I � � � ,— . � \, O �; �� , � . � � � � � - ��1Af EA ; _ �� _ ��� ' �i' ���' � 7' PEDESTRIAN WALKWAY � ��� o ��' ' ' , � � O , �� � _ , ' _ - -� � ,� � �� � � .�, — � .� �� ��� - _� � -- �� _ r r r � � 10 MEANDERING PEDESTRIAN WALKWAY .-. - -� � —I � _ , � .� � , -- -- - �� ., - , � � � � � �; �� , � '' _ � ° � ' ' �, FIRE ACCESS LANE, RE: CIVIL DRAWINGS v � ._ , , ; . - , - - � - Q , . � � �_,, � , ' � • � �-� � � � �, . _ , - AREA _ - �_: � �]� z 0 -- ��� � — ,� � � � ,���l�� > > � � Q / �`� � LAllIfN � - . � - � � -- - , , � �- �- - � � - ��, - L _ , Q % ��_:� ��� � ,� - — -� �� � ti _ �'" r � � �� -- �� i � �-- -� , --- - ��� U o � "` �� ; � � , � � --- - ,, LAWN ARE -- ���� � __ --- - � ��� �� � , � -- _ --�, - � `�` � � � �, �� _ _ _ __ - � ,� - ,�� _ , � _ ; ,��, � � ' � „ �� - ,,. , „ � �� � -,. , � � � � � _� � � ��_ , � � � - ,� - x- <,� , `�;; `� � � �, � - _ - , r ' ` - � � � ° ' V � "� � - --- —-' � - _= — a� � : � - - � � W + _ . i � 1', � s� __ , -- ��-, _ _ � + _z I '; _ - _ - � � �� � � � �.� � � , ♦� � - �� �' � > � � ' `�a' '� �� o - - - = - - � � � �., � - / � .� -- -- - � � � � �� � ,��� � �� PR PERTY LINE, RE: CIVIL DRAWINGS � � � � , � - _ ,` � - -- -- - O � \ � ° �f�` � �� / ` � - --�'� ' FIRE�ANE/ PEDESTRIAN WALKWAY °' �, ; '� �. � � � � /.- �/ � �� � � �� � I..L � � �� ' � �- �� BUIL ING ENTRY/ DROP OFF AREA � � � � � - � � , � , . . �' � FIRELANE/PEDESTRIAN WALKWAY �'� '/ �� BUILbING ENTRY AREA � _�- � �y� �-__`- � � ,� TRANSFORMER AREA/SCREENING ' _� 8' P�DESTRIAN WALKWAY .__� � � OUTDOOR SEATING AREA , OUTDpOR SEATING AREA � , i � ° 10' PEDESTRIAN WALKWAY / DECOMPOSED GRANITE SE 'TING TERRACE w °' � LANDSCAPE RETAINING WALL ,/�� � REFER TO CIVIL ENGINEER'S � � � , � EXISTING CONDITION SITE SURVEY � OUTDOOR SEATING AREA , Q � FOR ADDITIONAL INFORMATION. U � � 10' MEANDERING PEDESTRIAN WALKWAY FIRE ACCESS LANE, RE: CIVIL DWGS 10' PEDESTRIAN WALKWA�AT LAKE EDGE WITH � ° PLANTED SLOPE THROUG,1-i WATER ELEVATION � ° � DECOMPOSED GRANITE SEATING AREA � J � �-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - �� -- -- __ OMPOSED GRANITE�EAT UBMITTE RMATIO DEC ING TERRACE S RS CONTACT INFO N Z z o �, �S�I�fJ��I�1Po�A'f -_____ , KEVIN PFEIFFER Q Q J � FIRE ACCESS LANE, RE: CIVIL DRAWINGS �-��� THE OFFICE OF JAMES BURNETT J J � a EMAIL: KPFEIFFER@OJB.COM J � � OUTDOOR SEATING AREA J � � PHONE: 713.581.7253 � � NATURALISTIC FEATURE SWALE Q � � � � � PROPERTY SCOPE BOUNDARY, USED FOR w � � DEVELOPMENT TREE CALCULATIONS � � _ � � 0 ` -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - � � ; 1 THE PARTY RESPONSIBLE FOR THE MAINTENANCE OF THE LANDSCAPE: � _ � � � I � CHARLES SCHWAB CONTACT: KATIE BLAIR -> � I 2309 GRACY FARMS TELEPHONE: 512.682.4538 � � � �, � I ' AUSTIN, TEXAS 78758 m � SHEET NUMBER � � 0 25� 50� �5� OVERALL LANDSCAPE PLAN 0 � WESTLAKE LANDSCAPE ANALYSIS FORMS O O � GRAPHIC SCALE: 1"=100' NO GRAPHIC SCALE,NOT TO SCALE L 10 2 O s SCALE:1"=100'-0" SCALE:NOTTOSCALE � ~ Planning and Zoning Item # 4 — Adjournment Regular Session Back up material has not been provided for this item.