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
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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
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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.
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• 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
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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
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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
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o �
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J � bound service road of state highway 114, approximately �
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STORM INST. NO. 2016-64107 W
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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. �
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° 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. � � �
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Q o ✓ L 1 � � PELOTON MODIFICATIONS // � _ � �
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� � FLOOD PLAIN / / a
� � > �� / BENCHMARKS � �
� � � � // BM#1 Town of Westlake GPS monument No. 7. m
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� � i � /� Elev. = 626.27 �j Y
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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�
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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
� �
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� ,,� `�., TREE REMOVAL MITIGATION / COMPLIANCE m
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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
�
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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 °
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� � ;� 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
� - - - - � - � - � - - � - � - - � - � - � - - � - - � - - - � - � - - � - � - - � - -. - � - � - - � - � - - � - - � - � � - - � - - � - - - -
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o — � --- -- -- -- -- -- - - -- --- - -- -- - -- - - - -• . 1�-- •-- -- � Q � O
' 0 ARE TO BE PROTECTED IN PLACE. o � � �,
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° � �� -"�_ � 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 � � _ �
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o �i I RE IL C O O I
❑❑ ` � ;, �� '� PRUNING, AERATION AND FERTILIZATION OR ANY w� w o
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� �' 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 �
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� � , � � �
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
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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. �
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� � 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 �
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� a �
� � TURNER LAKE �
� �
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� -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - �
� � ; 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
� ~
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I `
� ,,��' `�., CITY OF WESTLAKE LANDSCAPE REQUIREMENTS m
� / , \
-� .- � ' DEVELOPMENT ADDRESSES: EABPRJB7821376
� �
a I
� /-�� ` PERMIT PROJECT NUMBER: 3009 Schwab Way Q
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_ ,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"' � �
-
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- � ENTRY SIGn� � �� �
- _ ,���H;� 16' L� 4' W NOTES:
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- DRAWING 01 L1 02 INDICATES TREES INTENDED TO FULFIL THE CITY OF
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WESTLAKE LANDSCAPE REQUIREMENTS ONLY TREE REQUIREMENTS ARE o
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o �, �S�I�fJ��I�1Po�A'f -_____ , KEVIN PFEIFFER Q Q
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� a EMAIL: KPFEIFFER@OJB.COM J �
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� � PHONE: 713.581.7253
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� � ; 1 THE PARTY RESPONSIBLE FOR THE MAINTENANCE OF THE LANDSCAPE:
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� � I � CHARLES SCHWAB CONTACT: KATIE BLAIR
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I 2309 GRACY FARMS TELEPHONE: 512.682.4538
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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
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Planning
and Zoning
Item # 4 — Adjournment
Regular Session
Back up material has not
been provided for this
item.