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HomeMy WebLinkAbout05-24-21 Joint TC BOT Agenda Packet TOWN OF WESTLAKE TOWN COUNCIL EXECUTIVE SESSION MEETING AGENDA 1500 SOLANA BLVD, BUILDING 7, SUITE 7100, COUNCIL CHAMBER WESTLAKE, TX 76262 T n r r o w N a F MAY 24� 2021 4:00 P.M. MEETING WESTLAKE In accordance with Order of the OfFice of the Governor issued March 16, 2020 and March 19, 2020, the Town Council of the Town of Westlake will conduct a closed session meeting at 4:00 p.m. on Monday, May 24, 2021. In order to advance the public health goal of promoting "social distancing" to slow the spread of the Coronavirus (COVID-19), there will be limited public access to the physical location described above. A limit of thirty (30) seats will be available to the public on a first-come, first-serve basis. A recording of this meeting will be made and will be available to the public in accordance with the Open Meetings Act. �ision Statement An oasis of natural beauty that maintains our open spaces in balance with distinctive deve%pment, trails, and quality of life amenities amidst an ever expanding urban landscape. Executive Session 1. CALL TO ORDER 2. EXECUTIVE SESSION The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.087 - Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Front 44 - Entrada b. Section 551.071(2) Consultation with Attorney — to seek advice of counsel on matters in which the duty of the Town Attorney under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551 of the Texas Government Code - FM 1938 access for proposed Southlake development. c. Section 551.071(2) — Consultation with Town Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Resolution No. 00-19, a Contract with Hillwood Development Corporation Concerning the Design Engineering and Construction of the West Side Pump Station and the Dove Road Waterline. TC Executive Session Agenda-05/24/21 Page 1 of 2 d. Section 551.071 - Discussion with the Town Attorney regarding pending, threatened, or contemplated litigation regarding BRS. e. Section 551.071 - Consultation with Attorney - to seek advice of counsel regarding Granada Homeowners' Association and ACC matters. f. Section 551.073 - Deliberations Regarding Gifts and Donations. g. Section 551. 074(a)(1): Deliberation Regarding Personnel Matters — to deliberate the appointment, employment, evaluation, reassignment, duties, of a public officer or employee. 2. RECONVENE MEETING 3. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS. 4. ADJOURNMENT ANY ITEM ON THIS POSTED AGENDA COULD BE DISCUSSED IN EXECUTIVE SESSION AS LONG AS IT IS WITHIN ONE OF THE PERMITTED CATEGORIES UNDER SECTIONS 551.07187 THROUGH 551.076 AND SECTION 551.087 OF THE TEXAS GOVERNMENT CODE. CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Building 7, Suite 7100, Westlake, TX 76262, May 21, 2021 by 4:00 p.m. under the Open Meetings Act, Chapter 551 of the Texas Government Code. Todd Wood, Town Secretary TC Executive Session Agenda—05/24/21 Page 2 of 2 TOWN OF WESTLAKE TOWN COUNCIL AND WESTLAKE ACADEMY BOARD OF TRUSTEES ]OINT MEETING AGENDA 1500 SOLANA BLVD, BUILDING 7, SUITE 7100, COUNCIL CHAMBER WESTLAKE, TX 76262 T n r r o w N o r W ESTLAKE May 24, 2021 5:30 P.M. MEETING In accordance with Order of the Office of the Governor issued March 16, 2020 and March 19, 2020, the Town Council of the Town of Westlake and the Board of Trustees of Westlake Academy will conduct this joint virtual meeting at 5:30 p.m. on Monday, May 24, 2021. In order to advance the public health goal of promoting "social distancing" to slow the spread of the Coronavirus (COVID- 19), there will be limited public access to the physical location described above. A limit of thirty (30) seats will be available to the public on a first-come, first-serve basis. A recording of this meeting will be made and will be available to the public in accordance with the Open Meetings Act. l/ision Statement An oasis ofnatural beauty that maintains our open spaces in balance with distinctive deve%pment, trails, and quality of life amenities amidst an e ver expanding urban landscape. Regular Session 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. PRESENTATION AND REGOCOGNITION TO THOSE WHO HAVE SERVED ON THE WESTLAKE TOWN COUNCIL. 4. CITIZEN COMMENTS: This is an opportunity for citizens to address the Town Council or Board of Trustees on any matter, whether or not it is posted on the agenda. Individual citizen comments are normally limited to three (3) minutes; however, time limits can be adjusted by the presiding officer. The presiding officer may ask the citizen to hold their comment on an agenda item if the item is posted as a Public Hearing. The Town Council and Board of Trustees cannot by law take action nor have any discussion or deliberations on any presentation made at this time concerning an item not listed on the agenda. The Town Council and Board of Trustees will receive the information, ask staff to review the matter, or an item may be noticed on a future agenda for deliberation or action. 5. ITEMS OF COMMUNITY INTEREST: Mayor and Council Reports on Items of Community Interest pursuant to Texas Government Code Section 551.0415 the Town Council may report on the following items: (1) expression of thanks, congratulations or condolences; (2) information about holiday schedules; (3) recognition of individuals; (4) reminders about upcoming Town Council events; (5) information about community events; and (6) announcements involving imminent threat to public health and safety. 6. CONSENT AGENDA: All items listed below are considered routine by the Town Council and Board of Trustees and will be enacted with one motion. There will be no separate discussion TC/BOT Agenda-5/24/2021 Page 1 of 4 of items unless a Council Member or citizen so requests, in which event the item will be removed from the general order of business and considered in its normal sequence. a. Consider approval of Resolution 21-17, authorizing the Town Manager to execute an agreement with Johnson Controls to update the Westlake Academy fire control systems and authorize the town manager to make funding changes not to exceed $25,000 on this project. b. Consider approval of Resolution 21-18, approving an Inter Local Agreement with Denton County providing for design and construction associated with Parish Lane North. 7. CONDUCT A PUBLIC HEARING AND CONSIDER APPROVAL OF ORDINANCE 927, AMENDING ORDINANCE 906 APPROVING A SPECIFIC USE PERMIT (SUP) FOR 10 CONDOMINIUM UNITS IN THE PD1-2 ZONING DISTRICT, KNOWN AS��WESTLAKE ENTRADA". THE SITE IS LOCATED ON BLOCK N, WESTLAKE ENTRADA ADDITION, AT THE SOUTHEAST CORNER OF GIRONA DRIVE AND DAVIS BLVD. 8. CONDUCT A PUBLIC HEARING AND CONSIDER APPROVAL OF ORDINANCE 928, APPROVING PROPOSED AMENDMENTS TO ORDINANCE 882 APPROVING THE PD7 ZONING DISTRICT, KNOWN AS ��SPENCER RANCH", LOCATED EAST OF PEARSON LANE AND SOUTH OF ASPEN LANE. 9. PRESENTATION AND DISCUSSION REGARDING THE COVID-19 PANDEMIC, INCLUDING UPDATES AND RECOMMENDATIONS ON MUNICIPAL AND ACADEMIC OPERATIONS. 10. PRESENTATION AND DISCUSSION REGARDING FM 1938. 11. EXECUTIVE SESSION: The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.087 - Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Front 44 - Entrada b. Section 551.071(2) Consultation with Attorney — to seek advice of counsel on matters in which the duty of the Town Attorney under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551 of the Texas Government Code - FM 1938 access for proposed Southlake development. c. Section 551.071(2) — Consultation with Town Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Resolution No. 00-19, a Contract with Hillwood Development Corporation TC/BOT Agenda—5/24/2021 Page 2 of 4 Concerning the Design Engineering and Construction of the West Side Pump Station and the Dove Road Waterline. d. Section 551.071 - Discussion with the Town Attorney regarding pending, threatened, or contemplated litigation regarding BRS. e. Section 551.071 - Consultation with Attorney - to seek advice of counsel regarding Granada Homeowners' Association and ACC matters. f. Section 551.073 - Deliberations Regarding Gifts and Donations. g. Section 551. 074(a)(1): Deliberation Regarding Personnel Matters —to deliberate the appointment, employment, evaluation, reassignment, duties, of a public officer or employee. 11. RECONVENE MEETING 12. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS. 13. COUNCIL RECAP/STAFF DIRECTION 14. FUTURE AGENDA ITEMS: Any Council member may request at a workshop and / or Council meeting, under"Future Agenda Item Requests", an agenda item for a future Council meeting. The Council Member making the request will contact the Town Manager with the requested item and the Town Manager will list it on the agenda. At the meeting, the requesting Council Member will explain the item, the need for Council discussion of the item, the item's relationship to the Council's strategic priorities, and the amount of estimated staff time necessary to prepare for Council discussion. If the requesting Council Member receives a second, the Town Manager will place the item on the Council agenda calendar allowing for adequate time for staff preparation on the agenda item. a. Approved by Council for Discussion i. Historical Designations for various properties in Westlake (5/24) b. Proposed items. 15. AD]OURNMENT ANY ITEM ON THIS POSTED AGENDA COULD BE DISCUSSED IN EXECUTIVE SESSION AS LONG AS IT IS WITHIN ONE OF THE PERMITTED CATEGORIES UNDER SECTIONS 551.07187 THROUGH 551.076 AND SECTION 551.087 OF THE TEXAS GOVERNMENT CODE. CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Building 7, Suite 7100, Westlake, TX 76262, May 21, 2021, by 5:30 p.m. under the Open Meetings Act, Chapter 551 of the Texas Government Code. Todd Wood, Town Secretary TC/BOT Agenda—5/24/2021 Page 3 of 4 If you plan to attend this public meeting and have a disability that requires special needs, please advise the Town Secretary's Office 48 hours in advance at 817-490-5711 and reasonable accommodations will be made to assist you. TC/BOT Agenda—5/24/2021 Page 4 of 4 Tow n Council/ Board of Trustees Item # 2 — Pledge of Allegiance United States Pled� 'I pledge allegiance to the flag of the United States of America, and to the republic for which it stands, one nation under God, indi�isible, with liberty and justice for a//. „ Texas P/edAe "Honor the Texas flag; I pledge allegiance to the, Texas, one state under God, one and indi�isible. " Town Cou nci I/ Board of Trustees Item #3 — Presentation and Recognition to those who have served on the Westlake Town Council. Town Cou nci I/ Board of Trustees Item #4 — Citizen Comments CITIZEN COMMENTS: This is an opportunity for citizens to address the Town Council or Board of Trustees on any matter, whether or not it is posted on the agenda. Individual citizen comments are normally limited to three (3) minutes; however, time limits can be adjusted by the presiding officer. The presiding officer may ask the citizen to hold their comment on an agenda item if the item is posted as a Public Hearing. The Town Council or Board of Trustees cannot by law take action nor have any discussion or deliberations on any presentation made at this time concerning an item not listed on the agenda. The Town Council or Board of Trustees will receive the information, ask staff to review the matter, or an item may be noticed on a future agenda for deliberation or action. ITEMS OF COMMUNITY INTEREST: Mayor and Council Town Reports on Items of Community Interest pursuant to Texas Government Code Section 551.0415 the Town Council may report �Ou nC��/ on the following items: (1) expression of thanks, congratulations or condolences; (2) information about holiday schedules; (3) goa rd of recognition of individuals; (4) reminders about upcoming Town Council events; (5) information about community events; and (6) announcements involving imminent threat to public health and Trustees safety. Item # 5 — Items of Ca/endarofMeetings/Events: Community Interest • May 24t" Town Council/Board of Trustees Meeting 0 5pm 1500 Solana Blvd Bldg. 7 Suite 7200 Westlake, TX 76262 • May 25t" Senior Parade 0 5pm at 1500 Solana Blvd Bldg 7 Suite 7200 Westlake, TX 76262 (Parking Lot) o Event will stream live on the Westlake Academy Facebook Page • May 27t" Senior Banquet 0 6pm at The Bowden 1775 Keller Pkwy, Keller, TX 76248 o Event will stream live on the Westlake Academy Facebook Page • May 29t" Westlake Academy Graduation 0 11am at Dr Pepper Ballpark 7300 Roughriders Trail, Frisco, TX 75034 • May 315t Memorial Day o Town of Westlake, Municipal Court, &Westlake Academy all closed • 7une 3rd Spring Concert (Blue Clear Sky) 0 7pm-8pm 1300 Solana Blvd Westlake, TX 76262 • ]une 7t" Coffee &Conversation 0 8am-9:30am at Sir Stir Coffee 7pm-8pm 1300 Solana Blvd Westlake, TX 76262 • )une 7th School Board Meetina 0 5pm 1500 Solana Blvd Bldg. 7 Suite 7200 Westlake, TX 76262 • 7une 9t" State of the Communities o iiam at the Speedway Club at Texas Motor Speedway *Reminder:Agendas for a/l municipa//academic meetings are posted a minimum of72 hours before the meeting begins and can be found on our Town's website under the tab "Government/Aqendas&Minutes." **For meetinA aAendas and details on W,4 calendar events or Municipal calendar events,please uisit the Westlake Academy website or the Town of Westlake website for further assistance. Town Council/ Board of Trustees Item # 6 — Consent Agenda CONSENT AGENDA: All items listed below are considered routine by the Town Council and Board of Trustees will be enacted with one motion. There will be no separate discussion of items unless a Council Member or citizen so requests, in which event the item will be removed from the general order of business and considered in its normal sequence. a. Consideration approval of Resolution 21-17, authorizing the Town Manager to execute an agreement with Johnson Controls to update the Westlake Academy fire control systems and authorize the town manager to make funding changes not to exceed $25,000 on this project. b. Consider approval of Resolution 21-18, approving an Inter Local Agreement with Denton County providing for design and construction associated with Parish Lane North. r x e r o w H o r WESTLAKE �isiiNcriv[ er ursicN TOWN COUNCIL AGENDA ITEM Regular Meeting - Consent Monday, May 24, 2021 TOPIC: Consider a resolution authorizing the Town Manager to execute an agreement with Johnson Controls to update the Westlake Academy fire control systems and authorize the Town Manager to make funding changes not to eXceed $25,000 on this project. STAFF: Troy Meyer, Facilities and Public Works Director STRATEGIC ALIGNMENT � � � . � . . , ; � • � � � � High Quality Planning,Design& Informed&Engaged Development-We are a desirable Improve Technology, People,Facilities, & Citizens/Sense of well planned,high-quality Facilities& Community Technology community that is distinguished by Equipment exemplary design standards. SUMMARY Over the past 3 years,the fire alarm system at the Westlake Academy has been impacted by severe thunderstorm events that include a lightning strike in Westlake. There was over$30,000.00 worth of damage with the lightning storms in the fall of 2020, which was covered by insurance. Staff had an assessment completed by Johnson Controls(current service provider)to determine what was needed to prevent damage to our fire system during severe weather events. They have concluded we need to get off the existing copper wire and put the fire system on a fiber-optic network to prevent damage during lighting storms. The proposed agreement provides labor and material to convert the Westlake Academy fire alarm system into a network style system, including fiber-optic media cards that will be installed in the fire alarm panels in the Main, Secondary, and Arts and Sciences Building panels. The Secondary and Arts and Sciences Buildings will receive a computer and display upgrade to allow the fire alarm systems to operate independently while reporting back to a central location. This network is intended to be connected on fiber optics eliminating the copper connection between the buildings. This agreement also includes pricing for grounding existing panels, adding control panels to the GYM and MPH buildings, and installing surge suppressors for 8 NAC panels and 3 main fire Page 1 of 2 control panels that are existing around the campus. The total cost of the agreement is $48,500.00 with a$11,500.00 contingency for the project. This project is funded through the state funding for facility allotment we receive each year. The $60,000.00 for this project will come out of the $152,060.00 we received for fiscal year 20-21. The remaining balance will be put in a reserve fund for facility use. COUNCIL ACTION/OPTIONS • Approve Resolution • Delay the Agreement would result in an increase in repairs cost and may have a delay in emergency response time. STAFF RECOMMENDATION Staff recommends approval of the agreement. FISCAL/SERVICE LEVEL IMPACT TO COMMUNITY Project Cost/Funding Amount: $60.000.00 Funding Source: Contributions/Grants Contract: Yes Forms: Forms 1295 & 2270 Service Levels: No DEVELOPMENT/MOBILITY IMPACT TO COMMUNITY Westlake Academy: Will reduce the number of after hour calls and replacement cost. The proposed work is to be completed over the summer 2021 break. Comprehensive Plan: No impact Cost Recovery Analysis: The project does not impact the cost recovery model. Traffic Impact: No impact. ATTACHMENTS Resolution Exhibit"A" Agreement Page 2 of 2 TOWN OF WESTLAKE RESOLUTION NO. 21-17 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS, APPROVING AGREEMENT WITH JOHNSON CONTROLS TO UPDATE THE WESTLAKE ACADMEY FIRE CONTROL SYSYEMS AND AUTHORIZE THE TOWN MANAGER TO MAKE FUNDING CHANGES NOT TO EXCEED $25,000 ON THIS PROJECT. WHEREAS, the Town of Westlake owns and operates the Westlake Academy and provides facilities for Town and Academy use; and, WHEREAS, the fire alarm system was installed in 2003 and will be converted to the network style system; and, WHEREAS; the system will run on the campus communication fiber and not the copper wire which was installed in 2003 and, WHEREAS, the Secondary and Arts and Sciences Building will receive an upgrade to their CPU; the display system will be converted to the network style system; and, WHEREAS, the Town Council finds that the passage of this resolution is in the best interest of the citizens of Westlake. NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That, all matters stated in the Recitals hereinabove are found to be true and correct and are incorporated herein by reference as if copied in their entirety. SECTION 2: That the Town of Westlake Town Council hereby approves the agreement with Johnson Controls as attached as Exhibit "A" and authorize Town Manager to make funding changes not to exceed $25,000 on this project., attached as Exhibit "A". SECTION 3: Ifany portion of this Resolution shall, for any reason, be declared invalid by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions hereof and the Council hereby determines that it would have adopted this Resolution without the invalid provision. SECTION 4: That this resolution shall become effective from and after its date of passage. PASSED AND APPROVED ON THIS DAY 24TH OF MAY 2021. Resolution 21-17 Page 1 of 2 ATTEST: Laura L. Wheat, Mayor Todd Wood, Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: L. Stanton Lowry, Town Attorney Resolution 21-17 Page 2 of 2 800 Railhead Rd � '�� Exhibit A FORT WORTH, TX 76106-1981 � � 817 210 0700 ������� `� FAX)(817) 624 4463 ��ntr��5 Johnson Controls Quotation TO: Westlake Muncipal Complex Project: Westlake Academy 2600 Jt Ottinger Rd Customer Reference: WESTLAKE, TX 76262-8012 Johnson Controls Reference: 405413480 Date: 05/03/2021 Page 1 of 7 Johnson Controls is pleased to offer for your consideration this quotation for the above project. QUANTITY MODEL NUMBER DESCRIPTION Main Building Network 1 4100-6078 NETWORK IFC CARD, MODULAR 1 4100-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4100-6304 4120 MM-R DUPLEX FIBER MEDIA TECH LAB TECHNICAL LABOR Net selling price for Main Building Network, FOB shipping point, $4,230.00 Secondary Building Network 1 742-590 4100U/ES 2X40 IFC DOORASSY 1 4100-7158 4100ES MSTR CTLR UPGD NO DSPLY 1 743-2265 RUI+ CPU/MTHR BD FOR SPS 1 4100-6078 NETWORK IFC CARD, MODULAR 1 4100-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4100-6304 4120 MM-R DUPLEX FIBER MEDIA TECH LAB TECHNICAL LABOR Net selling price for Secondary Building Network , FOB shipping point, $6,702.00 Arts Building Network 1 742-590 4100U/ES 2X40 IFC DOORASSY 1 4100-7158 4100ES MSTR CTLR UPGD NO DSPLY 1 743-2265 RUI+ CPU/MTHR BD FOR SPS 1 4100-6078 NETWORK IFC CARD, MODULAR 1 4100-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4100-6304 4120 MM-R DUPLEX FIBER MEDIA TECH LAB TECHNICAL LABOR Net selling price for Arts Building Network, FOB shipping point, $6,702.00 THIS QUOTATION AND ANY RESULTING CONTRACT SHALL BE SUBJECT TO THE GENERAL TERMS AND CONDITIONS ATTACHED HERETO. Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America O 2020 Johnson Controls.ALL RIGHTS RESERVED. Project: Westlake Academy � Customer Reference: � �� Johnson Controls Reference: 405413480 ������� � Date: 05/03/2021 ����r�l� ` Page 2 of 7 Johnson Controls Quotation QUANTITY MODEL NUMBER DESCRIPTION Panel Grounding 11 E120V-GT 120V HYBRID SRG PROTECT TECH LAB TECHNICAL LABOR Net selling price for Panel Grounding, FOB shipping point, $4,634.00 Gym Panel 1 4007-9202 4007ES FACP, IDNAC, PLATINUM 1 4007-9810 4007ES MODULAR NIC 1 4007-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4007-6304 4120 MM-R DUPLEX FIBER MEDIA 1 4606-9205 4007ES COLOR LCD ANNUN, PLAT 1 2975-9464 4606-9205 SF BRACKET, PLATINUM 2 2081-9275 BATTERY 18AH 1 DPFA INSTALLATION MATERIAL TECH LAB TECHNICAL LABOR Net selling price for Gym Panel, FOB shipping point, $13,116.00 MPH Panel 1 4007-9202 4007ES FACP, IDNAC, PLATINUM 1 4007-9810 4007ES MODULAR NIC 1 4007-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4007-6304 4120 MM-R DUPLEX FIBER MEDIA 1 4606-9205 4007ES COLOR LCD ANNUN, PLAT 1 2975-9464 4606-9205 SF BRACKET, PLATINUM 2 2081-9275 BATTERY 18AH 1 DPFA INSTALLATION MATERIAL TECH LAB TECHNICAL LABOR Net selling price for MPH Panel, FOB shipping point, $13,116.00 Total net selling price, FOB shipping point, $48,500.00 Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America �O 2020 Johnson Controls.ALL RIGHTS RESERVED. Project: Westlake Academy � Customer Reference: � �� Johnson Controls Reference: 405413480 ������� � Date: 05/03/2021 ����r�l� ` Page 3 of 7 Johnson Controls Quotation Comments SCOPE: Westlake Academy Fiber Network The above pricing includes labor and material to convert the Westlake Academy fire alarm system into a network style system.This pricing includes fiber media cards that will be installed in the fire alarm panels in the Main, Secondary, and Arts Building panels.The Secondary and Arts Buildings will receive a CPU and display upgrade.This upgrade allows the fire alarm systems to operate independently while reporting back to a central location.This network is intended to be connected on Fiber Optics eliminating the copper connection between the buildings. This quotation also includes pricing options for grounding existing panels and adding control panels to the GYM and MPH buildings. The grounding option includes providing and installing surge suppressors for 8 NAC panels and 3 main fire control panels that are existing around the campus. The Gym and MPH panel options include adding fire control panels to each of these buildings and taking over control of the existing fire alarm devices in each building with its own panel.The panels will operate as its own building panel but will be connected on the fiber loop and report back to the Main FACP in the Main Campus Building. Westlake Academy will need to be responsible for providing Fiber to the existing panels in the Main,Secondary,and Arts Buildings as well as to the new panels in the GYM and MPH Buildings. This fiber shall be connected in a loop and be installed to the fire panels with fiber connectors installed. Westlake will also need to provide 120V power at the new panels for the Gym and MPH Buildings. This quotation is based on all work being performed during normal business hours. This price does not include tax. This price does include a one year warranty on the parts and labor listed above. Pricing Is Valid For 30 Days Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America �O 2020 Johnson Controls.ALL RIGHTS RESERVED. Project: Westlake Academy � Customer Reference: � �� Johnson Controls Reference: 405413480 ������� � Date: 05/03/2021 ����r�l� ` Page 4 of 7 Johnson Controls Quotation Comments ���1rlS�f1 f��� Controls � Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America �O 2020 Johnson Controls.ALL RIGHTS RESERVED. Project: Westlake Academy � Customer Reference: � �� Johnson Controls Reference: 405413480 ������� � Date: 05/03/2021 ����r�l� ` Page 5 of 7 TERMS AND CONDITIONS(Rev.4/20) 1.Payment.Amounts are due upon receipt of the invoice and acknowledges that the Authority Having Jurisdiction(e.g.Fire level desired after considering and balancing various levels of shall be paid by Customer within 30 days. Invoicing disputes Marshal)may establish atlditional requirements for compliance protection afforded, and their related costs. All work to be must be identified in writing within 21 days of the invoice date. with local codes.Any additional services or equipment required performed by Company will be performed during normal Payments of any disputed amounts are due and payable upon will be provided at an atltlitional cost to Customer. working hours of normal working days(8:00 a.m.—5:00 p.m., resolution.All otheramounts remain due within 30 days. Work 6. Limitation of Liability; Limitations of Remedy. It is Monday through Friday, excluding Company holidays), as performed on a time and material basis shall be at Company's understood and agreed by the Customer that Company is defined by Company, unless atltlitional times are specifically then-prevailing rate for material, labor, and related items, in not an insurer and that insurance coverage shall be described in thisAgreement.Companywill perform the services effect at the time supplied under this Agreement. Company obtained by the Customer and that amounts payable to described in the Scope of Work section("Services")for one or shall invoice Customer for progress payments to 100%percent company hereunder are based upon the value of the more system(s) or equipment as described in the Scope of based upon equipment delivered or stored, and services services and the scope of liability set forth in this Work section or the listed attachments("Covered System(s)"). performed. In the event project duration exceeds one month, Agreement and are unrelated to the value of the The Customer shall promptly notify Company of any Company reserves the right to submit partial invoices for Customer's property and the property of others located on malfunction in the Covered System(s) which comes to progress payments for work completed at the project site. the premises. Customer agrees to look exclusively to the Customer's attention.This Agreement assumes the Covered Customer agrees to pay any progress invoices in accordance Customer's insurerto recoverfor injuries or damage in the System(s)are in operational and maintainable contlition as of with the payment terms set forth herein.In exchange for close- event of any loss or injury and that Customer releases and the Agreement date. If, upon initial inspection, Company out documents to be provided by Company,Customer agrees waives all right of recovery against Company arising by determines that repairs are recommended,repair charges will to pay Company the remaining project balance when on-site way of subrogation. Company makes no guaranty or be submitted for approval priorto any work.Should such repair labor is completed and priorto any fnal inspections.Customers Warranty, including any implied warranty of work be declined Company shall be relieved from any and all without established satisfactory credit and Customers who fail merchantability or fitness for a particular purpose that liability arising therefrom.UNLESS OTHERWISE SPECIFIED to pay amounts when due may be required to make payments equipment or services supplied by Company will detect or IN THIS AGREEMENT, ANY INSPECTION (AND, IF of cash in advance,upon delivery or as otherwise specified by avert occurrences or the consequences therefrom that the SPECIFIED, TESTING) PROVIDED UNDER THIS Company. Company reserves the right to revoke or modify equipment or service was designed to detect or avert.It is AGREEMENT DOES NOT INCLUDE ANY MAINTENANCE, Customer's cretlit in its sole discretion.Customer's failure to impractical and extremely difficult to fix the actual REPAIRS,ALTERATIONS,REPLACEMENT OF PARTS,OR make paymentwhen due is a material breach ofthis Agreement damages,if any,which may proximately result from failure ANY FIELD ADJUSTMENTS WHATSOEVER,NOR DOES IT and will give Company,without prejudice to any other right or on the part of Company to perform any of its obligations INCLUDE THE CORRECTION OF ANY DEFICIENCIES remetly,the right to(a)stop performing any Services and/or underthis Agreement.Accordingly,Customer agrees that, IDENTIFIED BY COMPANY TO CUSTOMER. COMPANY withhold further deliveries of Equipment and other materials; Company shall be exempt from liability for any loss, SHALL NOT BE RESPONSIBLE FOR EQUIPMENT FAILURE terminate or suspend any unpaid software licenses; and/or damage or injury arising directly or indirectly from OCCURRING WHILE COMPANY IS IN THE PROCESS OF terminate this Agreement;and(b)charge Customer interest on occurrences, or the consequences therefrom,which the FOLLOWING ITS INSPECTION TECHNIQUES,WHERE THE the amounts unpaid at a rate equal to the lesser of 1.5%per equipment or service was designed to detect or avert. FAILURE ALSO RESULTS FROM THE AGE OR month or the maximum rate permitted under applicable law, Should Company be found liable for any loss,damage or OBSOLESCENCE OF THE ITEM OR DUE TO NORMAL until payment is made in full. Customer agrees to pay all of injury arising from a failure of the equipment or service in WEAR AND TEAR.THIS AGREEMENT DOES NOT COVER Company's reasonable collection costs, including legal fees any respect, Company's liability shall be limited to an SYSTEMS,EQUIPMENT,COMPONENTS OR PARTS THAT and expenses. amount equal to the Agreement price(as increased by the ARE BELOW GRADE, BEHIND WALLS OR OTHER 2.Deposit.Customer agrees to pay a deposit equal to 30%of price for any additional work) or where the time and OBSTRUCTIONS OR EXTERIOR TO THE BUILDING, the project sell price(pre-tax)prior to Company providing any material payment term is selected, Customer's time and ELECTRICAL WIRING,AND PIPING. labor or materials on the project. Company will generate an material payments to Company. Where this Agreement 9. Customer Responsibilities. Customer shall furnish all invoice for the 30°/deposit within three business days after covers multiple sites,liability shall be limited to the amount necessary facilities for performance of its work by Company, Company's receipt of a written agreement or order from of the payments allocable to the site where the incident adequate space for storage and handling of materials, light, Customer. Company will not commence work until receipt of occurred. Such sum shall be complete and exclusive. In water, heat, heat tracing, electrical service, local telephone, the deposit no event shall Company be liable for any damage, loss, watchman, and crane and elevator seroice and necessary 3.Pricing.The pricing set forth in this Agreement is based on injury, or any other claim arising from any servicing, permits. Where wet pipe system is installed,Customer shall the number of devices to be installed and services to be alterations,modifications,changes,or movements of the supply and maintain sufficient heat to prevent freezing of the performed as set forth in the Scope of Work("Equipment"and Covered System(s) or any of its component parts by system. Customer shall promptly notify Company of any "Services").If the actual number of devices installed or services Customer or any third party. To the maximum extent malfunction in the Covered System(s) which comes to to be performed is greater than that set forth in the Scope of permitted by law, in no event shall Company and its Customer's attention. This Agreement assumes any existing Work,the price will be increased accordingly. Ifthis Agreement affiliates and their respective personnel, suppliers and system(s)are in operational and maintainable condition as of extends beyond one year,Company may increase prices upon vendors be liable to Customer or any third party under any the Agreement date. If, upon initial inspection, Company notice to the Customer. Customer agrees to pay all taxes, cause of action or theory of liability,even if advised of the determines that repairs are recommended,repair charges will permits,and other charges,including but not limited to state and possibility of such damages,for any(a)special,incidental, be submitted for approval prior to any work.Should such repair local sales and excise taxes, however designated, levied or consequential,punitive or indirect damages of any kind; work be declined Company shall be relieved from any and all based on the service charges pursuant to this Agreement. (b)loss of profits,revenues,data,customer opportunities, liability arising therefrom.Customer shall further: Prices in any quotation or proposal from Company are subject business, anticipated savings or goodwill; (c) business . supply required schematics and drawings unless they are to to change upon notice sent to Customer at any time before the interruption;or(d)data loss or other losses arising from be supplied by Company in accordance with this Agreement; quotation or proposal has been accepted. Prices for products viruses, ransomware, cyber-attacks or failures or . Provide a safe work environment, in the event of an covered may be adjusted by Company, upon notice to interruptions to network systems. The limitations of emergency or Covered System(s)failure,take reasonable Customer at any time prior to shipment,to reflect any increase liability set forth in this Agreement shall inure to the benefit safety precautions to protect against personal injury,death, in Company's cost of raw materials (e.g., steel, aluminum) of all parents, subsidiaries and affiliates of Company, and property damage, continue such measures until the incurred by Company after issuance of Companys applicable whether direct or indirect,Company's employees,agents, Covered System(s)are operational,and notify Company as proposal or quotation. Pricing for Equipment and material officers and directors. soon as possible under the circumstances. covered by this Agreement does not include any amounts for 7. Reciprocal Waiver of Claims(SAFETY Act).Certain of . provide Company access to any system(s)to be serviced, changes in taxes, tariffs, duties or other similar charges Company's systems and services have received Certification . Comply with all laws,codes,and regulations pertaining to imposed and/or enacted by a government. At any time prior to and/or Designation as Qualified Anti-Terrorism Technologies the equipment and/or services provided under this shipment,Company shall be entitled to an increase in time and ("QATT") under the Support Anti-terrorism by Fostering Agreement. money for any costs that it incurs directly or indirectly that arise Effective Technologies Act of 2002,6 U.S.C.§§441-444(the Customer is solely responsible for the establishment,operation, out of or relate to changes in taxes,tariffs,duties or similar "SAFETY AcP'). As required under 6 C.F.R.25.5 (e), to the maintenance, access, security and other aspects of its charges due to such changes. maximum extent permitted by law, Company and Customer computer network ("Network") and shall supply Company 4. Alarm Monitoring Services. Any reference to alarm hereby agree to waive their right to make any claims against the secure Network access for providing its services. Products monitoring services in this Agreement is included for pricing other for any losses, including business interruption losses, networked,connected to the intemet,or otherwise connected purposes only. Alarm monitoring services are performed sustained by either party or their respective employees, to computers or other devices must be appropriately protected pursuant to the terms and conditions of Company's standard resulting from an activity resulting from an"Act of Terrorism"as by Customer and/or end user against unauthorized access. alarm monitoring services agreement. defined in 6 C.F.R.25.2,when QATT have been deployed in Customer is responsible to take appropriate measures, 5. Code Compliance. Company does not undertake an defense against, response to, or recovery from such Act of including performing back-ups,to protect information,including obligation to inspect for compliance with laws or regulations Terrorism. without limit data,software,or files(collectively"Data°)prior to unless specifically stated in the Scope of Work. Customer 8. General Provisions. Customer has selected the service receiving the service or products. Fire, Security, Communicatiqns, Sales & Service Offices & Representatives in Principal Cities throughout North America �O 2020 Johnson Controls.ALL RIGHTS RESERVED. Project: Westlake Academy � Customer Reference: � �� Johnson Controls Reference: 405413480 ������� � Date: 05/03/2021 ����r�l� ` Page 6 of 7 10. Excavation. In the event the Work includes excavation, Company arising out of interferences to Company's work not intended to imply that no other defects or hazards exist or Customer shall pay,as an extra to the contract price,the cost caused by other trades. that all aspects of the Covered System(s), equipment, and of any additional work performed by Company dues to water, 16.Modifications and Substitutions. Company reserves the components are under control at the time of inspection.Final quicksand, rock or other unforeseen condition or obstruction right to modify materials,including substituting materials of later responsibility for the condition and operation of the Covered encountered or shoring required. design,providing that such modifications or substitutions will System(s)and equipment and components lies with Customer. 11. Structure and Site Conditions. While employees of notmateriallyaffecttheperformanceoftheCoveredSystem(s). 23. Limited Warranty. Subject to the limitations below, Company will exercise reasonable care in this respect, 17.Changes,Alterations,Additions. Changes,alterations Company warrants any equipment(as distinguished from the Company shall be under not responsibility for loss or damage and additions to the Scope of Work, plans, specifications or Software)installed pursuant to this Agreement to be free from due to the character,condition or use of foundations,walls,or construction schedule shall be invalid unless approved in defects in material and workmanship under normal use for a other structures not erected by Company or resulting from the writing by Company. Should changes be approved by period of one(1)year from the date of first beneficial us or all excavation in proximity thereto,or for damage resulting from Company,that increase or decrease the cost of the work to or any part of the Covered System(s) or 18 months after concealed piping, wiring, fixtures, or other equipment or Company,the parties shall agree,in writing,to the change in Equipment shipments,whichever is earlier,provided however, condition of water pressure. All shoring or protection of price prior to performance of any work. However, if no that Company's sole liability, and Customer's sole remedy, foundation,walls or other structures subject to being disturbed agreement is reached prior to the time for performance of said under this limited warranty shall be limited to the repair or by any excavation required hereunder shall be the responsibility work,and Company elects to perform said work so as to avoid replacement of the Equipment or any part thereof, which of Customer. Customer shall have all things in readiness for delays,then Company's estimate as to the value of said work Company determines is defective, at Company's sole option installation including,without limitation,structure to support the shall be deemed accepted by Customer. In addition,Customer and subject to the availability of service personnel and parts,as sprinkler system and related equipment(including tanks),other shall pay for all extra work requested by Customer or made determined by Company. Company warrants expendable materials, floor or suitable working base, connections and necessarybecauseofincompletenessorinaccuracyofplansor items, including, but not limited to, video and print heads, facilities for erection at the time the materials are delivered.In other information submitted by Customer with respect to the television camera tubes,video monitordisplays tubes,batteries the event Customer fails to have all things in readiness at the location,type of occupancy,or other details of the work to be and certain other products in accordance with the applicable time scheduled for receipt of materials, Customer shall performed. In the event the layout of Customer's facilities has manufacturer's warranty. Company does not warrant devices reimburse Company for all expenses caused by such failure. been altered,or is altered by Customer prior to the completion designed to fail in protecting the System,such as,but not limited Failure to make areas available to Company during of the Work, Customer shall advise Company, and prices, to,fuses and circuit breakers. Company warrants that any performance in accordance with schedules that are the basis delivery and completion dates shall be changed by Company Company software described in this Agreement, as well as for Company's proposal shall be considered a failure to have as may be required. software contained in or sold as part of any Equipment things in readiness in accordance with the terms of this 18. Commodities Availability. Company shall not be described in this Agreement, will reasonably conform to its Agreement. responsible for failure to provide services,deliver products,or publishetl specifications in effect at the time of delivery and for 12.Confined Space.If access to confined space by Company otherwise perform work required by this Agreement due to lack ninety(90)days after delivery. However,Customer agrees and is required for the performance of Services,Services shall be of available steel products or products made from plastics or acknowledges that the software may have inherent defects scheduled and performed in accordance with Company's then- other commodities. In the event Company is unable, after because of its complexity. Company's sole obligation with current hourly rate. reasonable commercial efforts, to acquire and provide steel respect to software,and Customer's sole remedy,shall be to 13.Hazardous Materials.Customer represents that,except to products,or products made from plastics or other commodities, make available published modifications, designed to correct the extent that Company has been given written notice of the if required to perform work required by this Agreement, inherent defects,which become available during the warranty following hazards prior to the execution of this Agreement,to Customer hereby agrees that Company may terminate the period. If Repair Services are included in this Agreement, the best of Customer's knowledge there is no: Agreement, or the relevant portion of the Agreement, at no Company warrants that its workmanship and material for • "permit confined space,"as defined by OSHA, additional cost and without penalty. Customer agrees to pay repairs made pursuant to this Agreement will be free from • risk of infectious disease, Company in full for all work performed up to the time of any such defects for a period of ninety (90) days from the date of • need for air monitoring, respiratory protection, or other termination. furnishing. medical risk, 19.Project Claims. Any claim of failure to perform against EXCEPT AS EXPRESSLY SET FORTH HEREIN,COMPANY • asbestos,asbestos-containing material,formaldehyde or Company arising hereunder shall be deemed waived unless DISCLAIMS ALL WARRANTIES, EXPRESS OR IMPLIED, other potentially toxic or otherwise hazardous material received by Company, in writing specifically setting forth the INCLUDING BUT NOT LIMITED TO ANY IMPLIED contained in or on the surface of the floors,walls,ceilings, basis for such claim, within ten (10) days after such claims WARRANTIES OF MERCHANTABILITY OR FITNESS FOR A insulationorotherstructuralcomponentsoftheareaofany arises. PARTICULAR PURPOSE WITH RESPECT TO THE building where work is required to be performed under this 20. Backcharges. No charges shall be levied against SERVICES PERFORMED OR THE PRODUCTS,SYSTEMS Agreement. Company unless seventy-two(72)hours prior written notice is OR EQUIPMENT,IF ANY,SUPPORTED HEREUNDER. All of the above are hereinafter referred to as "Hazardous 9iven to Company to correct any alleged deficiencies which are Warranty service will be performed during Company's normal Conditions". Company shall have the right to rely on the alleged to necessitate such charges and unless such alleged working hours. If Customer requests warranty service at other representations listed above. If hazardous conditions are deficiencies are solely and directly caused by Company. than normal working hours, service will be performed at encountered by Company during the course of Company's 21. System Equipment. The purchase of equipment or Company'sthencurrentratesforafteroursservices. Allrepairs work,the tliscovery of such materials shall constitute an event Peripheral devices(including but not limited to smoke detectors, or adjustments that are or may become necessary shall be beyond Company's control and Company shall have no Passive infrared detectors, card readers, sprinkler system performed by and authorizetl representative of Company. Any obligation to further perform in the area where the hazardous components,extinguishers and hoses)from Company shall be repairs, adjustments or interconnections performed by conditions exist until the area has been made safe by Customer subject to the terms and conditions of this Agreement. If, in Customer or any third parry shall void all warranties. Company as certified in writing by an independent testing agency,and Company's sole judgment, any peripheral device or other makes no and specifically disclaims all representations or Customer shall pay disruption expenses and re-mobilization system equipment,which is attached to the Covered System(s), warranties that the services,products,software or third party expenses as determined by Company.This Agreement does Whether provided by Company or a third party,interferes with product or software will be secure from cyber threats,hacking not provide for the cost of capture,containment or disposal of the proper operation of the Covered System(s),Customer shall or other similar malicious activity. any hazardous waste materials, or hazardous materials, remove or replace such device or equipment promptly upon 24.Indemnity.Customer agrees to indemnify,hold harmless encountered in any of the Covered System(s)and/or during notice from Company.Failure of Customerto remove or replace and defend Company against any and all losses, damages, performance of the Services.Said materials shall at all times the device shall constitute a material breach of this Agreement. costs,including expert fees and costs,and expenses including remain the responsibility and property of Customer.Company If Customer adds any third party device or equipment to the reasonable defense costs,arising from any and all third party shall not be responsible for the testing,removal or disposal of Covered System(s),Company shall not be responsible for any claims for personal injury,death,property damage or economic such hazardous materials. damage to or failure of the Covered System(s)caused in whole loss, including specifically any damages resulting from the 14.OSHA Compliance. Customer shall indemnify and hold or in part by such device or equipment. exposure of workers to Hazardous Conditions whether or not Company harmless from and against any and all claims, 22• Reports. Where inspection and/or test services are Customer pre-notifies Company of the existence of said demands and/or damages arising in whole or in part from the selected, such inspection and/or test shall be completed on hazardous conditions, arising in any way from any act or enforcement of the Occupational Safety Health Act(and any Company's then current Report form,which shall be given to omission of Customer or Company relating in any way to this amendments or changes thereto)unless said claims,demands Customer,and,where applicable,Company may submit a copy Agreement,including but not limited to the Services under this or damages are a direct result of causes within the exclusive thereof to the local authority having jurisdiction.The Report and Agreement, whether such claims are based upon contract, control of Company. recommendations by Company are only advisory in nature and warranty, tort(including but not limited to active or passive 15.Interferences.Customer shall be responsibleto coordinate are intended to assist Customer in reducing the risk of loss to negligence),strict liability or othenvise.Company reserves the the work of other trades(including but not limited to ducting, property by indicating obvious defects or impairments noted to right to select counsel to represent it in any such action. piping,and electrical)and for and additional costs incurred by the system and equipment inspected andlor tested.They are 25. Insurance. Customer shall name Company, its officers, Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America �O 2020 Johnson Controls.ALL RIGHTS RESERVED. Project: Westlake Academy � Customer Reference: � �� Johnson Controls Reference: 405413480 ������� � Date: 05/03/2021 ����r�l� ` Page 7 of 7 employees, agents, subcontractors, suppliers, and work section, the Agreement price does not include travel Agreement. representatives as additional insureds on Customer's general expenses. 32.Assignment. Customer may not assign this Agreement liability and auto liability policies. 29. No Option to Solicit. Customer shall not, directly or without Company's priorwritten consent.Company may assign 26. Termination. Any termination under the terms of this indirectly,on its own behalf or on behalf of any other person, this Agreement to an affiliate without obtaining Customer's Agreement shall be made in writing. In the event Customer business,corporation or entity,solicit or employ any Company consent. terminates this Agreement prior to completion for any reason employee,or induce any Company employee to leave his or her 33. Entire Agreement. The parties intend this Agreement, not arising solely from Company's performance or failure to employment,for a period of rivo years after termination of this together with any attachments or Riders (collectively the perform,Customer understands and agrees that Company will Agreement. "Agreement)to be the final,complete and exclusive expression incur costs of administration and preparation that are difficult to 30.Force Majeure;Delays. Company shall not be liable,nor of their Agreement and the terms and conditions thereof.This estimate or determine.Accordingly,should Customer terminate in breach or default of its obligations under this Agreement,for Agreement supersedes all prior representations, this Agreement as described above,Customeragrees to pay all delays, interruption, failure to render services, or any other understandings or agreements between the parties,written or charges incurred for products and equipment installed and failure by Company to perform an obligation under this oral,and shall constitute the sole terms and conditions of sale services performed,and in addition pay an amount equal to Agreement,where such delay,interruption or failure is caused, for all equipment and services. No waiver, change, or riventy(20%)percent of the price of products and equipment in whole or in part,directly or indirectly,by a Force Majeure modification of any terms or conditions of this Agreement shall not yet delivered and Services not yet performed, return all Event. A"Force Majeure EvenP'is a condition or event that is be binding on Company unless made in writing and signed by products and equipment delivered and pay a restocking fee of beyond the reasonable control of Company, whether an Authorized Representative of Company. twenty (20%) percent the price of products or equipment foreseeable or unforeseeable,including,without limitation,acts 34.Severebility.If any provision of this Agreement is held by returned.Company may terminate this Agreement immediately of God,severe weather(including but not limited to hurricanes, any court or other competent authority to be void or at its sole discretion upon the occurrence of any Event of tornados,severe snowstorms or severe rainstorms),wildfres, unenforceable in whole or in part,this Agreement will continue Default as hereinafter defined. Company may also terminate floods, earthquakes, seismic disturbances, or other natural to be valid as to the other provisions and the remainder of the this Agreement at its sole discretion upon notice to Customer if disasters, acts or omissions of any governmental authority affected provision. Company's performance of its obligations under this Agreement (including change of any applicable law or regulation), 35.Legal Fees.Company shall be entitled to recover from the becomes impracticable due to obsolescence of equipment at epidemics,pandemics,disease,viruses,quarantines,or other customer all reasonable legal fees incurred in connection with Customer's premises or unavailability of parts. public health risks and/or responses thereto, condemnation, Company enforcing the terms and conditions of this Agreement. 27. Default. An Event of Default shall be (a) failure of strikes,lock-outs,labor disputes,an increase of 5%or more in 36.Software and Digital Services.Use,implementation,and Customer to pay any amount when due and payable,(b)abuse tariffs or other excise taxes for materials to be used on the deployment of the software and hosted software products of the System or the Equipment,(c)dissolution,termination, project,fires,explosions or other casualties,thefts,vandalism, ("Software")offered under these terms shall be subject to,and discontinuance, insolvency or business failure of Customer. civil disturbances,insurrection,mob violence,riots,warorother governed by,Company's standard terms for such Software and Upon the occurrence of an Event of Default, Company may armed conflict(or the serious threat of same),acts of terrorism, Soflware related professional services in effect from time to pursue one or more of the following remedies:(i)discontinue electrical power outages, interruptions or degradations in time at https://www.johnsoncontrols.com/techterms fumishing Services and delivering Equipment, (ii)) by written telecommunications, computer, network, or electronic (collectively,the"Software Terms").Applicable Soflware Terms notice to Customer declare the balance of unpaid amounts due communications systems, data breach, cyber-attacks, are incorporated herein by this reference.Other than the right and to become due under this Agreement to be immediately ransomware, unavailability or shortage of parts, materials, to use the Software as set forth in the Software Terms, due and payable; (iii) receive immediate possession of any supplies, or transportation, or any other cause or casualty Company and its licensors reserve all right,title,and interest Equipment for which Customer has not paid;(iv)proceed at law beyond the reasonable control of Company. If Company's (including all intellectual property rights)in and to the Software or equity to enforce performance by Customer or recover performance of the work is delayed,impacted,or prevented by and improvements to the Software. The Software that is damages for breach of this Agreement,and(v)recover all costs a Force Majeure Event or its continued effects,Company shall licensed hereunder is licensed subject to the Software Terms and expenses, including without limitation reasonable be excused from performance underthe Agreement.Without andnotsold.lfthereisaconflictberiveentheothertermsherein attorneys'fees,in connection with enforcing or attempting to limiting the generality of the foregoing,if Company is delayed in and the Software Terms, the Software Terms shall take enforce this Agreement. achieving one or more of the scheduled milestones set forth in precedence and govern with respect to rights and 28. Exclusions. Unless expressly included in the Scope of the Agreement due to a Force Majeure Event,Company will be responsibilities relating to the Software,its implementation and Work, this Agreement expressly excludes, without limitation, entitled to extend the relevant completion date by the amount deployment and any improvements thereto. testing inspection and repair of duct detectors,beam detectors, of time that Company was delayed as a result of the Force 37. License Information (Security System Customers): AL and UV/IR equipment;provision of fire watches;clearing of ice Majeure Event,plus such additional time as may be reasonably Alabama Electronic Security Board of Licensure 7956 Vaughn blockage;draining of improperly pitched piping;replacement of necessary to overcome the effect of the delay.To the extent Road,Pmb 392,Montgomery,Alabama 36116(334)264-9388: batteries; recharging of chemical suppression systems; that the Force Majeure Event directly or indirectly increases AR Regulated by:Arkansas Board of Private Investigators And reloading of, upgrading, and maintaining computer software; Company's cost to perform the services,Customer is obligated Private Security Agencies,#1 State Police Plaza Drive,Little system upgrades and the replacement of obsolete systems, to reimburse Company for such increased costs, including, Rock 72209(501)618-8600:CA Alarm company operators are equipment, components or parts; making repairs or without limitation, costs incurred by Company for additional licensed and regulated by the Bureau of Security and replacements necessitated by reason of negligence or misuse labor, inventory storage,expedited shipping fees,trailer and Investigative Services, Department of Consumer Affairs, of components or equipment or changes to Customer's equipment rental fees,subcontractor fees or other costs and Sacramento,CA,95814.Upon completion of the installation of premises, vandalism, corrosion (including but not limited to expenses incurred by Company in connection with the Force the alarm system,the alarm company shall thoroughly instruct micro-bacterially induced corrosion ("MIC")), power failure, Majeure Event. the purchaser in the proper use of the alarm system.Failure by current fluctuation, failure due to non-Company installation, 31.One-Year Claims Limitation;Choice of Law.No claim or the licensee,without legal excuse,to substantially commence lightning, electrical storm, or other severe weather, water, cause of action,whether known or unknown,shall be brought work within 20 days from the approximate date specified in the accident,fire,acts of God or any other cause external to the against Company more than one year after the claim first arose. agreement when the work will begin is a violation of the Alarm Covered System(s).Repair Services provided pursuant to this Except as provided for herein,Company's claims must also be Company Act:NY Licensed by N.Y.S.Department of the State: Agreement do not cover and specifically excludes system brought within one year. Claims not subject to the one-year TX Texas Commission on Private Security, 5805 N. Lamar upgradesand the replacementofobsoletesystems,equipment, limitation include claims for unpaid:(a)contract amounts, (b) Blvd., Austin, 78752-4422, 512-424-7710.License numbers components or parts. All such services may be provided by change order amounts(approved or requested)and(c)delays available at www.johnsoncontrols.com or contact your local Company at Company's sole discretion at an additional charge. and/or work inefficiencies. The laws of Massachusetts shall Johnson Controls office. If Emergency Services are expressly included in the scope of govern the validity, enforceability, and interpretation of this IMPORTANT NOTICE TO CUSTOMER In accepting this Proposal,Customer agrees to the terms and conditions contained herein and any attachments or riders attached hereto that contain additional terms and conditions. It is understood that these terms and conditions shall prevail over any variation in terms and conditions on any purchase order or other document that the Customer may issue. Any changes in the system requested by the Customer after the execution of this Agreement shall be paid for by Customer and such changes shall be authorized in writing. ATTENTION IS DIRECTED TO THE LIMITATION OF LIABILITY,WARRANTY,INDEMNITY AND OTHER CONDITIONS ON THE PRECEDING PAGES. This proposal shall be void if not accepted in writing within 30 days from the date of the Proposal. Fire Domain Sale and Installation Agreement Job Design April 10,2020 Offered By: Accepted By: (Customer) Johnson Controls Fire Protection LP License#: 800 Railhead Rd Ste 304 Company: FORT WORTH,TX 76106-1981 Telephone: (817)210 0700 Address: Representative: Signature: Title: P.O.#: Date: Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America �O 2020 Johnson Controls.ALL RIGHTS RESERVED. r x e r o w H o r WESTLAKE �isiiNcriv[ er ursicN COUNCIL AGENDA ITEM Regular Session - Consent Monday, May 24, 2021 TOPIC: Consider a Resolution approving an Inter Local Agreement with Denton County providing for design and construction associated with Parish Lane North. STAFF: Jarrod Greenwood, Assistant Town Manager STRATEGIC ALIGNMENT i � � . � . ., ; � . � i � � High Quality Planning,Design& Development-We are a desirable Planned/Responsible People,Faciliries, & Well planned,high-quality Encourage Westlake's Development Technology Unique Sense of Place community that is distinguished by exemplary design standards. SUMMARY Due to the unprecedented growth within the AllianceTexas SH 170/114 corridor, significant regional mobility improvements are needed to reduce traffic congestion, maintain quality of life, and advance economic development in Westlake and along the corridor. In order to maintain and enhance these mobility goals, regionalleadership advanced the delivery of SH170 main lanes from I-35 to SH 114, the addition of"Texas U-Turns" at key intersections, and ultimately a Parish Lane North connector to replace the eXisting Roanoke Road/SH 170 crossing and provide direct access to/from the Charles Schwab global headquarters to the northern area of the Town Westlake and to Roanoke. The Parish Lane North connector is identified in the Master Throroughfare Plan, and is a critical arterial connection to the other regional improvements that are under construction, including SH 170, the Texas U-Turn's at US 377 and Schwab Way. Through a partnership between Westlake, Denton County and Hillwood, Westlake will be the sponsoring agency, as outlined in the proposed Inter Local Agreement with Denton County. The Town will need to enter into a Developer's Agreement with Hillwood for the performance of Westlake's obligations contained within the proposed Inter Local Agreement. The proposed ILA provides a road at no cost to the Town. Page 1 of 3 Parrish Lane Connector Development Parish Lane will ultimately consist of two sections: 1) Parish Lane South from SH 170 frontage to existing Schwab Way at Ottinger Road; and 2) Parish Lane North from SH 170 frontage to eXisting Roanoke Road(see attached Parish Lane Project Site Map). The proposed Inter Local Agreement with Denton County would provide for the design and construction associated with only the portion of Parish Lane North from SH 170 to Roanoke Road. This ILA does not include any portion of Parish Lane south of SH 170. Project Description Parish Lane North improvements consist of approXimately 1,550 feet of 4-lane divided regional arterial roadway, SH 170 intersection signalization, and a deceleration lane at SH 170. All of these roadway improvements are located in Westlake and and Denton County. Completion of Parish Lane North, along with the addition of the Texas U-Turns at Schwab Way and Parish Lane North, will provide the Charles Schwab headquarters (7,000 employee campus) and significant commercial growth in the corridor with required accessibility out onto the SH 170 regional system as well as multi jurisdiction connectivity between Westlake and Roanoke. Project Cost Preliminary improvement cost for both Parish Lane North and Parish Lane South is approximately $11 M. The project costs for Parish Lane North is estimated to be $4.SM. Hillwood has prepared complete construction documents (with final approval by Westlake). Hillwood will provide the right-of-way required to construct Parish Lane North (approximately 4.03 acres), and will be responsible for project bidding and construction management on behalf of Westlake. Partnership The Developer's Agreement with Hillwood will set forth the terms and conditions upon which Hillwood will provide services including, but not limited to, design and construction,plan preparation, construction bidding to qualified bidder's, construction management, construction inspection and progress payments at no cost to Westlake. Denton County will contribute up to $4.SM towards the completion of the project. Any amount over $4.SM will be funded by Hillwood on behalf of the Town of Westlake. Project Schedule Parish Lane North is a shovel ready project with plans having been completed by Hillwood (landowner) and approved through the Town of Westlake. It is the partnership's goal to have Parish Lane North construction completed in sequence with SH 170 main lane Phase II delivery and the removal of current Roanoke Road at SH 170. The proposed schedule is as follows: • Completion of Interlocal Agreement June 2021 • Project Bid, Notice to Proceed Summer 2021 • Project Completion Late Spring 2022 • Phase II SH 170 Main Lanes/Roanoke Road Crossing Removal Fall 2023 Page 2 of 3 COUNCIL ACTION/OPTIONS • Approve the proposed ILA. • Reject the proposed ILA. STAFF RECOMMENDATION Staff recommends approval. FISCAL/SERVICE LEVEL IMPACT TO COMMUNITY Project Cost/Funding Amount: N/A Funding Source: N/A Contract: Yes Forms: N/A Service Levels: The proposed agreement will provide funding for a needed regional roadway connection that will improve traffic conditions for Westlake and the Region. DEVELOPMENT/MOBILITY IMPACT TO COMMUNITY Westlake Academy: The prosed funding will provide improved regional mobility that will provide imoroved traffic conditions for Academy families. Comprehensive Plan: The proposed agreement will provide regional mobility in conformance with the Comp Plan and Master Thoroughfare Plan. Cost Recovery Analysis: There is not immediate fiscal impact. Traffic Impact: Improvement of traffic by providing a connection from SH 170 to Ronaoke that will allow for the removal of the Roanoke Road crossing and eliminating the dangerous conditions that currently exist at the signalized intersection. ATTACHMENTS Resolution with Exhibit"A"—Denton County Inter Local Agreement Parish Lane Project Site Map Page 3 of 3 TOWN OF WESTLAKE RESOLUTION NO. 21-18 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS, APPROVING AN INTER LOCAL AGREEMENT WITH DENTON COUNTY PROVIDING FOR ROADWAY DESIGN AND CONSTRUCTION ASSOCIATED WITH PARISH LANE NORTH. WHEREAS, Tarrant County and Westlake are both governmental entities engaged in the purchase of goods and services, which is a recognized governmental function; and, WHEREAS, Westlake desires to provide residents and commuters safe and aesthetically pleasing street to travel; and, WHEREAS, the Town Council finds that the inter-local agreement and improvements of Dove Road benefit the public; and WHEREAS, the Town Council finds that the passage of this Resolution is in the best interest of the citizens of Westlake NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: All matters stated in the Recitals above are found to be true and correct and are incorporated herein by reference as if copied in their entirety. SECTION 2: The Town Council of the Town of Westlake hereby approves the Inter Local Agreement with Denton County for roadway design and construction associated with Parish Lane North, attached as Exhibit "A", and further authorizes the Mayor to execute the agreement on behalf of the Town of Westlake, Texas. SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions hereof and the Council hereby determines that it would have adopted this Resolution without the invalid provision. SECTION 4: That this resolution shall become effective from and after its date of passage. Resolution 21-18 Page 1 of 2 PASSED AND APPROVED ON THIS 24t" DAY OF MAY 2021. Laura Wheat, Mayor ATTEST: Todd Wood, Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: L. Stanton Lowry, Town Attorney Resolution 21-18 Page 2 of 2 THE STATE OF TEXAS § § COUNTY OF DENTON § INTERLOCAL COOPERATION AGREEMENT BETWEEN DENTON COUNTY. TEXAS. AND THE TOWN OF WESTLAKE. TEXAS THIS AGREEMENT is made, entered into and eXecuted by and between Denton County, Texas, a duly organized political subdivision of the State of Texas, engaged in the administration of county government and related services for the citizens of Denton County, Texas, hereinafter "the County;" and the Town of Westlake, TeXas, a political subdivision of the State of Texas, engaged in the administration of municipal government and related services for the citizens of the Town of Westlake, Texas, hereinafter "the Town." The County and the Town are collectively referred to herein as "the Parties." WHEREAS,the County and the Town mutually desire to enter into this Agreement for the purpose of providing for design and construction associated with the new Parish Lane North ("the Project"). The Project will extend Parish Lane as a 4-lane divided roadway from its current terminus east to SH 170.Improvements will add a 4-lane divided regional arterial roadway, SH 170 intersection signalization, and a deceleration lane at SH 170 located within the municipal limits of the Town and Denton County Commissioner Precinct#4,hereinafter"the Project;" and WHEREAS, the Interlocal Cooperation Act, Texas Government Code Chapter 791, hereinafter "the Act,"provides authorization for a local government to contract with one or more local governments to perform governmental functions and services under the terms of the Act and the County and the Town hereby mutually agree to be subject to the provisions of the Act; and WHEREAS, the County and the Town value the timely completion of the Project which involves roads which are an integral part of the County's road system and the Parties are undertaking the Project to facilitate safe travel on an improved roadway; and NOW, THEREFORE, this Agreement is hereby made and entered into by the County and the Town upon and for the mutual consideration stated herein: ICA—Westlake—Parrish Lane/Charles Schwab Connector Project Page 1 of 7 WITNESSETH: I. Pursuant to Texas Government Code §791.011, the County and the Town hereby enter into this Agreement in order to perform certain governmental functions and services in the area of streets, roads and drainage. The purpose of this Agreement is to provide a governmental function or service that each party is authorized to perform individually. II. The County hereby agrees to contribute an amount toward satisfactory completion of the Project which shall not eXceed FOUR MILLION FIVE HLTNDRED THOUSAND AND NO/100 DOLLARS ($4,500,000.00),provided that any and all funding is approved by formal action of the Denton County Commissioners Court. III. The Town hereby agrees to contribute an amount toward satisfactory completion of the Project for any costs exceeding FOUR MILLION FIVE HLTNDRED THOUSAND AND NO/100 DOLLARS ($4,500,000.00) toward satisfactory of construction of the Project as well as, providing for all design and construction required for satisfactory completion of the Project. In addition,the Town will provide all inspections of the Project. IV. This exchange of in-kind services between the County and the Town is deemed adequate consideration for the obligations exchanged by the Parties herein. V. As the Town proceeds with the completion of the Project, the Town shall submit invoices for reimbursement to the Denton County Auditor, James Wells, 401 W. Hickory Street, Suite 423,Denton, TeXas 76201, on a monthly basis and the County shall reimburse the Town for all approved expenses related to the Project within thirty (30) calendar days of receipt of an invoice from the Town, provided that all expenditures are made in a manner which is consistent with the terms of this Agreement. Upon satisfactory completion of the Project,the County and the Town shall prepare and complete a full audit of the Project. The Town shall submit a copy of all invoices to Mr. John Polster, c/o Innovative Transportation Solutions, Inc., 2701 Valley View Lane, Farmers Branch, TeXas 75234, at the same time invoices are submitted to the Denton County Auditor. ICA—Westlake—Parrish Lane/Charles Schwab Connector Project Page 2 of 7 VI. As required by TeXas Transportation Code §251.012 and as evidenced by the signature of the Town's representative below, the governing body of the Town by the execution of and approval of this Agreement hereby approves of the expenditure of County money to finance the construction, improvement, maintenance or repair of a streetor alley in the County that is located in the Town. VII. This Agreement may be terminated in whole, or in part,by the County or the Town upon thirty [30] days written notice to the other party. In the event of termination bythe County, the County shall pay all approved invoices submitted up to and including the date of termination. VIII. This Agreement represents the entire integrated agreement between the County and the Town and supersedes all prior negotiations,representations and agreements, either oral or written. This Agreement may be amended only by written instrument signed by both of the Parties. Notices shall be directed as follows: For Town: Honorable Laura Wheat,Mayor Town of Westlake, Texas 1500 Solana Boulevard, Building 7, Suite 7200 Westlake, TeXas 76262 Copy To: Mrs. Amanda DeGan Town Manager Town of Westlake, Texas 1500 Solana Boulevard, Building 7, Suite 7200 Westlake, TeXas 76262 For County: Honorable Andy Eads Denton County Judge 110 West Hickory Street, 2"d Floor Denton, Texas 76201 Copy To: Denton County District Attorney's Office - Civil Division 1450 East McKinney Street, Suite 3100 Denton, Texas 76209 ICA—Westlake—Parrish Lane/Charles Schwab Connector Project Page 3 of 7 IX. The covenants, terms and conditions herein are to be construed under the laws of the State of Texas and are performable by the Parties in Denton County, Texas. The Parties mutually agree that venue for any dispute or obligation arising from this Agreement shall lie in Denton County, Texas. X. The Town agrees and understands that the Town, its employees, servants, agents and representatives shall at no time represent themselves to be employees, servants, agents and representatives of the County. XI. The Town agrees to accept full responsibility for the acts,negligence and omissions of all Town employees, agents, subcontractors and contract laborers and for all other persons doing work under a contract or agreement with the Town. XII. This Agreement is not intended to extend the liability of the Parties beyond that provided for by law. Neither the County nor the Town waive, nor shall be deemed to have hereby waived, any immunity or defense that would otherwise be available to it against claims made by third parties. XIII. In the event that any portion of this Agreement shall be found to be contrary to law, it is the intent of the Parties hereto that the remaining portions shall remain valid and in full force and effect to the fullest extent possible. XIV. The undersigned officers and agents of the Parties hereto are the properly authorized officials and have the necessary authority to execute this Agreement on behalf of the Parties hereto, and each party hereby certifies to the other that any necessary resolutions extending said authority have been duly passed and are now in full force and effect. ICA—Westlake—Parrish Lane/Charles Schwab Connector Project Page 4 of 7 XV. This Agreement becomes effective when signed by the last party whose signing makes the respective agreement fully eXecuted and the term of this Agreement is for the life of the Project beginning on the date of execution of this Agreement and continuing until the Project is completed. Executed this day of , 2021. DENTON COUNTY, TEXAS TOWN OF WESTLAKE, TEXAS 110 West Hickory 1500 Solana Boulevard, Bldg 7, Ste 7200 Denton, Texas 76201 Westlake, TeXas 76262 By: By: Honorable Andy Eads Honorable Laura Wheat Denton County Judge Mayor of the Town of Westlake, Texas Acting by and on behalf of the authority Acting by and on behalf of the authority the Denton County Commissioners Court of the Town of Westlake, TeXas ATTEST: ATTEST: By: By: Denton County Clerk Town Secretary APPROVED AS TO FORM: APPROVED AS TO FORM: By: By: Assistant District Attorney Town Attorney ICA—Westlake—Parrish Lane/Charles Schwab Connector Project Page 5 of 7 COUNTY AUDITOR'S CERTIFICATE I hereby certify funds are available to accomplish and pay the obligation of Denton County, Texas, under this Agreement. Denton County Auditor ICA—Westlake—Parrish Lane/Charles Schwab Connector Project Page 6 of 7 APPROVAL OF INTERLOCAL COOPERATION AGREEMENT Denton County, Texas, acting by and through the Denton County Commissioners Court, having been advised of the Project, with a total contribution by Denton County which shall not exceed FOUR MILLION FIVE HUNDRED THOUSAND AND NO/100 DOLLARS ($4,500,000.00) which shall be paid to the Town of Westlake, Texas, hereby gives its specific written approval to the Project prior to beginning the Project satisfaction of Texas Government Code §791.014. The description of the Project to be undertaken and its location are as follows: provide for design and construction associated with the new Parish Lane North. The Project will eXtend Parish Lane as a 4-lane divided roadway from its current terminus east to SH 170. Improvements will add a 4-lane divided regional arterial roadway, SH 170 intersection signalization, and a deceleration lane at SH 170. The local governments which requested the Project and with whom the agreement is by and between are Denton County, Texas, and the Town of Westlake, Texas. By vote on the date below,the Denton County Commissioners Court has approved the Project identified above and authorized execution of this document by the presiding officer of the Denton County Commissioners Court. Date: By: Presiding Officer of the Denton County Commissioners Court ICA—Westlake—Parish Ln/Charles Schwab Connector Project Page 7 of 7 1...'. _ �. .- .r - ----- - - -- --- - ; � __ ::��..._ . _ - _ -- _ - ���. =- � - ---- - _ - _ - -- - - ���. _�: �� ---- ___ — --_ - - - �. ��,.=,;:,t,_.. ���:. - - - -- =_ - - a - f::;�:: _ - _ - - _ - - - � - - -- -- -- --:::r: _ :..�; __ -- --- --- - ' --- -- - - - -- - �i - - - -- I -- -- - - -- - - .. - _- -- _ � �� - -----�---- -- -- -- � - - �� i` -- --_ �_- - - - I _�� - - - - - 1---1-�--- -- - -- ��J��' - _ �_� �,� - - �;` -_ ---- _ - .,, - -- --.� -=�- �-- - _-- -- :.��`": - -- — --- ---- - -- - �:. _,�: _ - r�� - _ -- _ _ --- =—, - --- - -- - - - - - •,� - - I =-�` -- 't �• � � - - - � - - -- --- - �;r�.i�.... � i f � - .;� �•y: I � ��:;; _ - -- _ :=�:_ _ - __ _ ,. _ _ ;• �����:,., ,/: � _ -/ _ - T _ - - ,,:�- - -- - ,�, / - ----- �, , __- - - ----�-i- ----�.-� - _ -- _ � :, ;;.�=� � . - - - �i.~� � V�IESTLAKE ':,:, � i ,,.'�:�` :'����r�.f .� /� ,�, e.Sf�. ..:d�1'� PARTNERS _ �/r �r ,��' .., .. _, - ... .ti�� � ,, � �,. ��;: �. ._ _-_ _ .� � . ; :.:� ; :� .�,`r :: �J� �;.; ��: �;l;¢ --�...... .. - f"Y J .' f �� � / zY�"� �K�?_',:�y �;��;i`�- �- '�4'•L. � 170 RETAIL G!,! %i � i� �'�':�---=- r.��:—.� ��:�.�----� ,�ia- :`.;� _ ...._.,:.: i ASS�CIATES ��/ ���',`, �.,.�ti;�-r----_ � ^-�'� r _:,:Jr - ::�:::::.::::.::�. �_ ��� �. , � "�r.:':,� , r ' - � � �• , '� ,�' :. 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I "�—�------ �.._�'f��' ;�.--� `. TARRANT Cdl1NTY 'I ~i � p {�"�' �`:''%, J 1 `w ' � IL 17a RETAIL ' i :�" �� I/ �'�``�_-�---- _ -—_ ���__—__� � � �SdGIhTES f�•`�/ • .',� '�--' ol iI�GFR Rnno ��\ � � •I r'•`�i,'� I�,f' �1 I �'I �__4 _ �;''�i.` � i �� � ,,`���; f PARISH LANE'�' I i �"�� ��,.�.; SOUTH � ROANQfCE RQAd � '�;��' r I ABAN❑ONMENT ,�i � LEE ESTATE 4+r-a.z�ac] r,,� �;� � I'% "i/ � � /��� , ���, EX 5S LIFT�f, f-�"� , ' I � STATION s,. - / �r.'•'�� � II;1 ��.... % � ��-:- ./����� ��.:---�:,� �:--_...fr� / ' ' I _�._:.::.-t -- : �;• .��- ` r`� �:.-_ '�� --�__.4y �-i'f � ----------------------- ----_---- - ���l�.- ��� �`— � - �� �:'� --- :_� •� =� - - ,�:. �`� s�'_ ���r ..r'. � �'ti � �. PAR�SH LAIVE RE�I�IVAL ��NNECT�R ����� �� — APRIL 19, 2021 �� �A..�,..:.�,�„� r x e r o w H o r WESTLAKE �isiiNcriv[ er ursicN TOWN COUNCIL AGENDA ITEM Public Hearing Monday, May 24, 2021 TOPIC: Conduct a public hearing and consider approval of an ordinance amending Ordinance 906 approving a specific use permit(SUP) for 10 condominium units in the PD 1-2 zoning district, known as "Westlake Entrada". The site is located on Block N, Westlake Entrada Addition, at the southeast corner of Girona Drive and Davis Blvd. STAFF: Ron Ruthven, Planning and Development Director STRATEGIC ALIGNMENT i � � . � . . , ; � • � � � � High Quality Planning,Design& Development-We are a desirable Planned/Responsible Citizen, Student& Preserve Desirability Development Stakeholder well planned,high-quality &Quality of Life community that is distinguished by exemplary design standards. SUMMARY PentaVia Homes is requesting a renewal of a Specific Use Permit (SUP) for ten (10) condominiums to be constructed on Block N in the Entrada development. The original SUP automatically expired one-year after approval due to no building permit being issued for the condominium building. The applicant for this amendment is the original applicant and they are proposing no changes to the original approval other than the renewal of the SUP. COUNCIL ACTION/OPTIONS • Approve the proposed Ordinance, which contains staff's recommendations; • Approve the Ordinance with additional conditions/modifications; • Deny the proposed Ordinance with prejudice • Deny the proposed Ordinance without prejudice • Table the item STAFF RECOMMENDATION The applicant is requesting is simply requesting an extension of the expiration provision. No other changes to the provisions of Ordinance 906 are proposed. Therefore, staff recommends approval subject to the conditions contained in the proposed ordinance. Page 1 of 3 FISCAL/SERVICE LEVEL IMPACT TO COMMUNITY Project Cost/Funding Amount: $0.00 Funding Source: N/A Contract: No Forms: N/A DEVELOPMENT/MOBILITY IMPACT TO COMMUNITY Westlake Academy: Up to 10 additional residential condominiums are authorized by the proposed ordinance. These additional units may allow for more students to enroll in the Academy. Per the terms of Resolution 13-17, Entrada Economic Development Agreement, these additional units shall require the payment of$10,000 per unit into capital funds specific to Westlake Academy prior to the issuance of the building permit. Comprehensive Plan: The request complies with the Entrada development plan, which, in turn, complies with the comprehensive plan. Traffic Impact: According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, the projected traffic impact for the 10 condominium units is 5.44 trips per day per unit, yielding a total impact of 54.4 trips per day. The traffic impact of the proposed building is accounted for in the original Entrada TIA. Therefore, no additional study is needed. ATTACHMENTS 1. Letter from applicant 2. Ordinance 905 3. Ordinance 906 4. Proposed Ordinance PLANNING AND DEVELOPMENT ANALYSIS REQUEST DETAILS The site plan and SUP for the Block N building were approved by the Town Council on January 27, 2020. While the ordinance approving the site plan, Ordinance 905, does not contain an expiration provision, the ordinance approving the SUP for condominiums, Ordinance 906, does contain an expiration provision,which is consistent with all SUP ordinances per the Town's zoning regulations. Specifically, Section 2(� of Ordinance 906 states: "This SUP shall automatically revoke and expire upon the occurrence of any of the following circumstances: (1) The buildin� permits (not includin� �radin�/ earthwork permits)allowin�the construction ofthe condominiums are not issued within one vear after the approval date of this ordinance; (2) The use authorized by the SUP is abandoned for more than six consecutive months after either the expiration of the building permit (not including grading/earthwork permits), or, Page 2 of 3 after the issuance of the certificate of occupancy; (3) Any change in use of this building to a use other than that described and authorized by this ordinance; (4) Failure to provide the official recorded copy of the condominium regime as described and conditioned herein." The following is a breakdown of the building that will house the condominiums per the approved site plan: lst Floor(parking garage)— 10,623 sq.ft. 2"a Floor (retail)— 10,623 sq.ft. 3rd Floor (condo— 5 units)—9,022 sq.ft. 4th Floor(condo—4 units)— 8,649 sq.ft. Sth Floor(condo— 1 unit+ common area)—4,416 sq.ft. The following is a breakdown on the proposed condominium units: Entrada Condos Block N Lot 1 Unit# Area (s .ft.) Bedrooms Bath % of Total ]A ],289 2.00 2.00 7.22% 1 B ],495 2.00 2.00 8.37% iC ],230 2.00 2.00 6.89% ]D ],624 2.00 2.00 9.10% 1 E 2,560 3.00 3.50 ]4.34% 2A 2,497 2.00 2.50 ]3.98% 2B 1,500 2.00 2.00 8.40% 2C 2,535 2.00 2.50 ]4.20% 2 D ],624 2.00 2.00 9.10% 3B ],501 2.00 2.00 8.41% Total 17,855 21.00 22.50 Avera e 1,786 2.10 2.25 The applicant states in the attached letter that the delay in construction was due to market and lending disruptions caused by the global Covid-19 pandemic. However, they are now ready to proceed with the project. As mentioned above, the applicant proposes no changes to the originally approved site plan and SUP. Ordinances 905 and 906 are attached for reference. Page 3 of 3 . P ENTA�I ,A cusTor� xoMEs April 27, 2421 Nick Ford DevelopmeE7t Coordir�atar Tawn of Westlake 1500 Solana Boiilevard Building 7, Suite 7200 Westlake, TX 76262 iztord(�westlalce-tX.org Re: Special Use Pcrmit—Block 1V EntYc�da Dear Mr. Ford: This letter is to serve as our ex�lanation for submissian of a renewal Special Use Permit (SUP) for Block N Entrada. In January 2020 we submitted an initial SUP along w�th plattEt�� and site plan app�ications far revi�w and ap�roval. In late February we submitled ttle project for pernutting. The project was appro�-ed approximately four weeks later and an email was sent March 24, 2020 praviding us with the permit amount and paymenk instructio�7s. As we know, the covid pandemic began shuttin� down our world about that tim�, and aur investar on the praject chase ka put this project and several other projects on hold. A year later, everyone is ready to move forward, but our initial SUP had expired so we submitted a renewal SUP last�veek(Apn123rd� Regarding the status of the Block N project, �ve a.re currently rez�ewing pricin� with our venclors. Once new p��cin� is obtaii�ed, all approvals are received, and the per��ut fee paid, we will be ready to break ground. Please reacll out with azty questions regard�ng this letter or this project. Thank you. Respectfully, � r/u �� John Anclrews VP Operations P.�. Bo� �)-�[);a, Sa��tl�l�lkc. T'`t 76C�9? I 1817) 7C��-;��_� 'T�WI� OF W CSTLAKE 4RDINANCE NQ. 905 AN QRD�NANCE�F THE TaWN�F WESTLAKE,TEXAS APPRO�V�NG A PLANNEll DEV�LOPM�NT DISTRICT {Pp} S�TE 1°LAN rUR AlV APYR�XIMATELY U.376- ACRE PORTI�N DF PLANNED DEVELUPMEIVT DISTRICT l, PLANNING AREA 2 [P13Z-2}, ESTABLISHED SY �RDINANCE 743 FDR TH� PRDPERTY GE�T�RALLY LQCAT�D ,SUUTH �F STATE HIGHWAY i14, EAST �F DAVIS B�ULEVARD, AND N�RTH qF SnLANA B�UL�VARD, CUMMDNLY KNnWN A5 WESTLAKE ENTRADA. PROVIDING A P�NALTY; PRQVIDING A CUMULATIVE CLAVSE; PR�VIDINC A SEVERABILITY CLAUSE; PR�VIDING A SAVTNGS CLAUSE; ALITH�RI2ING PUBLICATIQN; AND ESTAIiLISHING AN EFFECTIVE DATE. WHEREAS,t�e Town of'Westla�Ce, Texas is a general law municipaiity; and WHEREAS, the Tnwn Council of'the Tawn vf West�ake finds it necessary far the puhlic health, safety �nd welfare that deveiopment nccur in a cantro�led ai�d orderly manrier; ar�d WHEREAS, �n April Z?, 2ti13 th� Tawn CaunGil apgr��ed �rdinance 7�3 estalalishing the Zor�ing far Plauined De�etvpment 1, Planning Area 2 (PD1-2), alsn knawn as Entrada; and WHEREAS, �n �ctober 28, 2�]3 the Tawn Cauncii appro�ed Qrdinance 7�Q establishing the De�elopment Plan for Entrada; and '1�HEREAS,follawi��g pr�visian af proper legal notice,including wz�irien notic�ta awners within 24�feet af the su�jzct property, published natice and p�sted nvtice ii�accardan�e w�t�the Texas ��en Meetir�gs Act �f public h�aring, a puhli� hearin�e was held ar� ]arivary �7, 24?D, hy t�e Tt�wn C�uncil; an�l WHEREAS, upon the recomumendation of the Planning an� Zoning Comn-�issian on .Tanuary 13, 2aZa, ttte Town �auncil of the Town vf Westlake, Texas is of the flpinion that it is in the hest interests ai'the T�wn and its eitizens #hat this PD Site Plan, depicted in °`Exf�ibit A", should be appro�ed and adopted. NOW,T�I�REFDRE,BE IT�Rl7AINED Bl'THE TQWN C�i3NCIL�F THE TUWN nF WESTLAKE, TE�AS: SECTIDN 1: That a1I matters stated in the preamble are found to be true and corre�t and are incotparated herein as if�opaed in Eheir entirety, S�CTI�N 2: Tlzat tlte Town Council of the Tawn of Westlake, Texas daes he�-ehy approue the PD Site P�an shown as attached "Cxlti�it A" and located in PD t-2 which is an appro�ima�ely 8S-acre iract la�ated sauth af Hwy l l4, east �f Da�is S�ule�ard, and nor[]i of Salana BQule�ard. The PI] Site Plan shawn an attacl�ed Exhibit A is approved subject to the Drdina��ec 9�5 Pag�1�f 4 tallawir��canditions: a} The site p[an appro�ed by this�rdinance shail6e consistent ti�ith the at�ached"Exhibit A". i�} Fulfillment af a�i zaning reqe�irements as set Qut in �rdinance 7D3 in addition to the canditions accepted by the Town Caun�il at �he time af z��ing appro�al {April ?2, 2�13}, c} All ❑e�el�pmei�t Plan canditions far appro�al estahlished in drdinanGe 724 {adapted QGtobe3•�S, �Q 13} appiy tfl this PD Site I'lan. dj A!� building e�evatians shown an this PD Site Plan in�ltzde the requireinent th�t structttres meet all 2i5�7�Ct5 af the Entrada Design Guidelines established �y �r�inar�ce 7�3 and �rdinat�ce 7GU. e} Town Staff will re�iew and approve an exterior s�ane wall rn�ckup and exteriar wal� stucc� mocicup ta e�s�re �vmpliance with the appra�ed Entrada Design Gz�ideli�es (Ordii}ance 760}pri�r tc�the iss�zan�e Qf building permits. Plans for building�onstructior� shall inc�ude refe��eri��approved m��k ups or already established buildings. A m�cic-up that includes all b�ilding rnatexia�s far each buildi��g m�ist be appro�ed by the Tawn Manager ar designee(s} b�fore the issuance of building permits. f} I#', at any time, there is a cnn#]a�t between the approvec� Entrada Design Guidelines, PD Site Plan, and �erti�ai constructian drawings, the D�sign Guidelines sl�all be ca�ltralling. g) Where building walIs fa�e the street, particularly at inters�ct�ar�s, the Tawn may require wall mQunted, ceramic tite street name signs as shown in the apprQved Desi�n Guidelines in the interest of space andlor aesthetFcs. h� The indi�idual buildii�g ele�ativns are appro�ed c�nceplua4�y, s�abject ta cQmpliance �vith �ntrada Design Guidelines ta be showrr in detail on �onstructi�n plans that are ta be submitted when appiying far a bui�ding permit. i) The Candamini�ams as depicted an this PD 5ite Plan shall z•ecei�e separate Town Ctiuncil appr��al ❑f a Specific Use Penr�it per the pravisians of ardinance 7�3. j) All proVisiQ�s of all applicable Tawn ordinances including �rdinance 703, 72� and 75Q shall remain in fu�1 force and effect, except where ament�ed herein. SECTI�N 3: It is hereiay declared ta l�e tl�e intention af t�e Tawn Council af the Tawn of Westlake,Texas, that se�tiQns,paragraphs,clauses and phrases of this�rdinan�e are se�erable, and if any phrase,c�ause,sentence,paragraph o�-section vf this Qr�iinan�e shall be declared legally in�alid ar unc�nstitutional by the�alid judgment ar decree of any caurt af competent jurisdiction, su�h legal in�alidity or uncanstitutionality shal� not affect any of the rz�naining phrases, �lauses, sentences, paragrapk�s or sections of Ehis flrdi�ance since the same w�uld ha�e bee� enacted by the To��n Council of the Tawn Qf Westiake withnut the i�scorporation in t��is �rdinance of any sucl� lega�ly in�alid or ui�c�nstitutianai, �hrase, senten�e, paragraph or se�tion. �rdinance 9QS Paae 2 of 4 E�;HISITS E�iS�IBiT A glock N PD Site PIa� �Jrriir��iizce 9l35 Nage 4��f q SECTIQN 4: T�at this Ordinance shall be cumula#i�e af all other Town �rdinances and aI[other pra�isivns af ather�rdinan�es adapted by the Tawn wl�i�h are incansister�t with the terms or pra�isions of this ardinan�e are here�y repealed. SECTIDN 5: Any persQn, firm or cnrporation �iolating any ❑f che pro�isions or teirns af this ardinance sl�al] be subject ta the same penalty as pra�ided fflr in the Code ❑f�rdinances of the Tawn �f Westlake, and upon can�ictian shall be punishable by a �ne nat ta exceed the sum of Tw❑ Thousand Dollars �$?,��C1.pp} for each ❑�fense. Each day that a violation is permitted ta exist shall cortstitute a separate offense. SECTIQN G: This ordinance shalI take effect inzmediately from and afcer its passage as the law in such case pra�ides. PASSED AND AYPROVED ON THIS 27�i�f� DAY OF JAIVUARY 2�24. �if.�t�c.r ���'/ ATTEST: Laura Wheat, Mayar � �ll�� ��j G`'``-. Tanya Morri , Assistant t the Town Secreta�-y Amanda DeGan, Town Manager APPR�VED �S TQ C'�RM: L. 5tanta� Lowx-y. Tawn Attamey ��,o� w�,�r� '��- �cn �Ir . * T�'7t AS C1`diaartice 405 i'ugc 3 of 4 To'wnr aF wESTLAx� o�nz�ANCE �vo. �a� AN ❑RI]INANC� ❑F THE T�WN �F WESTLAKC, T�XAS APPR�VING A SPECIFIC YJSE PERMIT (Si]P} T� ALL�W Fdl2 A MAX�MiJM �C 10 CONDOMINIUM i]1NITS LOCATED 4N AN APPRaXZ1ViATELY 0.376-ACRE P�RT�UN OF I3LaGK N AN I] BEING A P�RTZaN QF PLANNED 13EVELOPMENT DISTRICT 1, PLANNING AR�A � (PD1-Z}, ESTABL�SHED SY QRDINANCE 703 FaR THE PR�PERTY GENERALLY LnCATED QN THE SflLTTH SIDC DF HWY 114, EAST QF DAVIS, A�iD NORTH �F SOLANA B�T]L�VARD, CqMMQNLY KN�WN AS WESTLAK� �NTRADA. PRDV�DING A PENALTY; PRDVIDING A CUMULATIVE CLA[1SE; P1�OVIDING A SEVERASILITY CLAUS�; PRaVIDING A SAVINGS CLA[7SE; ALITH�RIZING PllSLICATIQN; A1VD ESTABLISHING AN EFFECTIVE DATC. WHEREAS,the Towr� of Westlake, Texas is a general law municipality; and WHEREAS, the Tvwn Council of the T�wn af Westlake finds i! necessary for the public health, safety and we�fare that de�elopment a�cur in a contralled and orderly mat�ner:. and WH�REAS, On April ZZ, 2413 the Town Caun�il appro�ed Ordinance 7�3 establishing the Z�ning for Planned Develapment 1, Plannir�g Area 2 [PD1-?), also 1:nQwn as Entrada; and WHEREAS, ❑n Qct�ber 28, 2013 the Town Cntin�il apprv�ed Drdinance 72a establishing the De�e�opment Plan far Entrada; and WHEREAS, foii4wi�ig pro�isian �f praper legal notice, incl�.iding written notice to awners wifhin ���feet of the subject praperty,published r�atice and posted natice in accordance with the Texas �pen Meetings Ac4 flf puhlic hearing, a public hearing was held on Januaiy 27, 2�2�, by the Tawn Caun�il; and WH�REAS, upon the recommendatian af the Planning and Z��iing Cammission an .Tanuary 13, 2fl?[], the Town Council ❑f the T�wn of Westlake, Texas is of the opinior�that it is in the best interests of the Taw�i and its citizens tt�at this SUP, for the property �epicted it� "Exhibit A", should be appro�ed and adapted. NOW,THEREFORE,BE IT aRDAINED BY THE TOWN C�UNC�L �F THE TUWN �F WESTLAKE, TE�AS: SECT��N 1: That alI matters stated in the preamble are Pound to be true and �arrect and are incarporated herein as if capied in their entirety. Drdinanc�9qfi �'age I nf R S�CTIQN 2: That the T�wn Council of the Tawn of Westla�Ce, Texas daes €�erehy appro�e a Specific Use Permit {�Up} far �Q�idominiums �or the prQperty depi�ted iz� the atta�hed `��xhibit A" and �flcated �n PD 1-? which is an appraxirnately 85-acre 4ra�t Iacated south 4f Hwy 114, east nf Da�is Boutevard, and narth of 5alana Boulevard. Tlae 5UP is appro�ed subject to#he fallc�wing conditions: {a} The �maximwn number af resider�tia] �ondominium tinits authori2ed hy the SLIP shall nat exceed ten �nits; {h} The condaminium units authorized by this ardinance shall he�oi�strticted in accordance with the p�ar3s, S�]�CIt3C3�1�I15 aTIC{�3i'OV1510I75 Sh�W17 lIl X�1� ��&C�1�� ��Exhi�it B"; �c} An interiar design package must tae pravide�f to the Town befare the issuance of b�ilding peimits. The packa�e shQuld include a detailed ]ist af the amenities noted aha�e and a descriptifln of fixtures, :F�.irnishings and materials. �d} A �uilding signage ptan s]�all he submitted tfl the TQwn and appro�ed by the TQwri Mana�er or iheir desigi�ee�s) bef�re the issuance o£the Gertificate af�ccupancy; {e} Prior to the isstiance of the Certif cate �f Q��upan�y and fi��aZ inspectiors far any Candominium, a copy af the af�cial recarded cflndorninium regime dacuznent for this conclomini�un that is tiled with Tarrant G�unty Clerk shaii be prQ�ided to the TQwn Manager ar designee and shall �ae kept in the ❑f�cial Town rec�rds; �f} This SUP shall automaticaily re�oke and expire �pon the acciu-rence of any ❑f the foli�wing circumstances: (I} The huilding permits [not inclt�ding gradinglearthwork �aermits) allawing the canstruction of the condvminiums are nat issued within one year after khe approval date of this Qr�inanc�; ��} The use autharizec� by the SllP is abandaned f�r more than sia Ganse�uti�e months after either ihe expiration of the bualding perrnii �not including gradinglearth��ark perrrtits}, ar, after the issuance of the certificate af oc�upancy; t3} Any ct�ange �n use af this b�ailding to a use oth�r t(ian that des�ribed and autharized 6y dhzs ardinance; [�F� Failure ta prn�ide ti�e official recorded �Qpy af the condaFninium regime as descrihed anci conditianed herein. SECTION 3: It is here�y de�iared tv�e the intention of the Town Council vf khe Tawn af Westlal:e, Texas, that sections, paxagraphs, clauses a��d phrases DF I}135 �rdi��ance are se�erable, and if any phrase, Glause, sente�zce, paragraph or sectian af this Qxdinance s�all be de�lared legally in�a�ic� or unc�nstitutianal hy the �alid judg�nent Qr d.ecree af any court of campeient ju�-isdiction, su�h �egal in�alidity ar uneonstitutionality shall no# affect any �f the rernaining phrases, clauses, sentences; paragraphs or secti�ns of this �rdinance sin�e the same wauld �►ave been enacted by the Tawn Cauncil of the Tvwn of Westlake withaut the Qrdinance]�G �Il��2 0�� E�IISITS EYHIBIT A Subject Prope�•ry Exhit�it �XHIBIT B B1Qcic 1V Sit� P�an Eal�ibit Urtlirrance 9U6 Page 4 at"4 inc�rparation in this�rc�inance of any such legally in�a[id nr unc�nstit�tionat,phrase,sentence, paragraph ❑r section. SECT�QN �: That this nrdii�an�e shall be Gumulati�e of all vti�er Town 0:•dinances and aI[ ot�ler pra�isions af other �rdinar�ces adopted by the Tnwn which are inc�nsisient with tl�e tei�rns or pro�isians of tiiis Ordinance are here6y r�pea�ed. S��TION 5; Any person, #irm flr�orporatiQn �io�ating any of th� pra�isions ar terrris af this ardinance shall be subje�i ta the same penalty as p�-o�ided far in the Ca�e af ardinances ❑f the Tawn af WestIake, and ��on �a��iction shall be p�nis3�ahle hy a €Ir�e not to exceed the sum af Two Thausand I3a1lars ($2,406.Q�J� for ea�� nFfense. Each day that a vialatian is pe�-mitted to e�cist shal� cc�nstitute a separate nffense. SECTIDi�1 6: This ordinance shall talce effect immediately �rom and after its passage as the Iaw in suc� ca�e�ra�ides. PASSED AND APPRQVED ON TNIS 27T" DAY �F JANUARY 2Q20. ATTEST: La�r Wheat, Mayor � ��� � �� Ta a Mart- , Assistant the Town Secretary Amanda DeGa�, Town Manager APP��VED A5 TQ FQRM: L. Stanton Lowry, Town Attorney •�����wE`��'�9 �°.�-� � � ��' � = * ��XA� Urdinance 4DG i'�gc 3 of4 � � � f � ' nWNER'S CERTIFICATIDN 1 � 1 � ' ' ' , � � � � L�t 1, Block I�, WESTLAKE ENTRAQA, an addition to the Town af West[ake accarding to the plat thereof recarde� under LINE TABLE ', 1 1 ,�32 5Q. �. il, fnstrument No. D216D272fl6, Real Property Records, Tarrant County, Texas. � � I ' '� � ' NUMBER B��iNc DISTANCE ' , � f r � l / nWNER'S DEDICATI�N �� IV 18'14'z5" E 13.33' � 1 LOT 1 R, BL�CK 4 `� � � SH ,,4 , ' ', , ' � AlQW,THEREFORE, KHQW ALL PER5DH5 BY THESE PRESENTS: L2 S 71'27'2Q" E 23.43' '' L3 5 0�'0�'�0" E 25.02' , �(1 , , � That BERNAL HOM�S, INC. does hereby adapt this Plat, designating the herein above described property as AMEND�D PLAT ' � � ' � � OF L�T 1, 6LDCK N, WESTLAKE ENTRA�A, an additian to the Town of Westlake, Tarrant Caunty, Texas. The easements PRQJECT L�CATION L4 N 89'58'S7" W 49.50' , � �WESTLAKE ENTRADA ' ` � thereon are hereby reserved for the purp�ses indicated, and in aCCQrdance with the easement d�cuments filed with the Town �f L5 � 31•32'p�" W 18.01' , / (INST. N0. D21 Sn71847} ` � � � Westlake and Tarrant County. The utility and fire lane easements shall be open to fire and p�lice units, garhage and rubbish ' collection agencies and the public and pri�ate utilities far which the easement is reser�ed, and as specifically appro�ed by the � � L6 tv 18'14'25" E 15.53' , o� �P R.T.C.T.)� � TQwn of Westlake for the use af a particular easement. The maintenan�e of paving or any ❑ther surface an the utility and fire m 5p4p,NA��' , �' � � � � � lane easements is the sole respansibility of the pr�perty owner. Na buildings, �r other permanent improvements shall be S CIJRVE TABLE �Cy ,WL ENTRAQA BUILdING, LLC � constructed, recanstructed or placed upon, o�er ar acrass the easements as shown. Said easements being hereby reserveci far o , p� Q , (INST. N0. D218137177} �_ / use and a�commadation of all publi� utilities for which the easement is reserved, and as spe�ifically appro�ed by the town of NUMBER DELTA �tAo�US �HOR� CHORD ARC � 1m �D.R.T.C.T.} - - - / Westlake. Any public utility for which the easement is reserved, and as specifically appro�ed by the Town of Westlake ta use a 6EARING ❑15TANCE LENGTH , � ,' ' / particular easement shall have the right to remo�e and keep removed all ar part of any buildings ar other impra�ements which in VI C I N ITY MAP C1 22'39'01" 30.ti0' N 82'43'57" w 11.78' 11.8fi' , �j �� _ � any way may endanger or interFere with the constru�tion, maintenan�a, or eifi�iency of its system in the easement and that public �,,1 N ' � utility sFrall at all times have full right of ingress and egress upon the easement far the purpose of constructing, reconstructing, �NOT T� SCALE} C2 71'27'20" 34.flD' S 35'43'4�" E 35.�4' 37.41' , � inspecting, patrolling, and maintaining and adding to or removing all or part af its system, subject to complying with all ordinances, ' � ' �0'x 1 Q' WATER ESMT. � C3 9�'pt'03" 39.flp' S 45'Da'31" w 55.1 fi' 61.27' � a (iHsr. Mo. oziaax�zos} � S 1 � � - � rules, regulations and resolutions of the Town of Westlake, Texas, and in accordance with the easement documents filed with the , �-i (P.R.T.C.T.J �1 � Town of Westlake and Tarrant Caunty. The TQwn of Westlake, Texas, and the publi� utility shall have t�e righf of ingress and C4 12'45'57" 112.67' S 83'36'32" W 25.08' 25.14' ' � '� WATER ESMT. / 42,D01 SQ. � egress to private property for the purpose af reading meters, maintenance and service required or ❑rdinarily performed hy that � {IMSf. M0. b218a71$47) ufilit No eneri� "U.E.S." utilit easements will be allowed. Na easement will be allowed b se arate instrument without C5 1 S�4FJ�17'� 172.67� S fi7�FJ�'.3S" W 56.27� 56.`JZ� , ,' � (P.R.T.C.T.] � , Y• 9 t Y 7 Y P �� � � q� L�T 1 , BL�CK P written appro�al by the Tvwn of Westlake. C6 5'03'53" 1466.56' IV 2i'Oi'28" E 129.60' 129.64' ' �/' ' � J � &' LIGFiT AN� �UCT 6Ai�1K ESMT. � ��^`� � WESTLAKE ENTRADA � ' � {INST. NO. 0216027206} � aN Notwithstandin an thin to the c�ntra m this Plat, the nwners, for themselves and their success�rs and assi ns, reserve and ,' � � {P.R.T.C.T.) Q o��-, (INST. N0. D2 1 8 1 40387} g y g ry g � � �, �� ' retain the right to grant other righfs and easements across, o�er or under the easement tra�t(s) to such other persons as the ' ,, ' � � �c��' Q�.� (P.R.T.C.T.} o w n e r s d e e m p r o p e r, p r o�i d e d su c h o t h e r g r a n t s a r e s u k a j e c t t o t h e e a s e m e n t s t o t h e T o w n �f W e s t l a k e g r a n t e d i n t h e e a s e m e n t � � o" �� a �o za aa ' ,, ' � � � ��e� documents, and the uses granted do not materially interfere with the wse �f said easements by the Town �f Westlake for the �, `�'�;� � MRW INVESTORS, LLC purposes set forth herein and the Town approves said additional easements or additional uses in writing. Any damages to � ' �qR� �� � (INST. N0. Q215147255) facilities located in said easements as a result of the use granted to suGh �ther persvn shall be prvmptly repaired by such ❑ther SCALE: 1" = 20' ^ a�LE �� s� LIGHTING, OL1CT BANF(, person, and the Town af Westlake shall ha�e no respansibility for any damage ta such ather person's facilities in c�nnection with V C� {��ST �'t'��1'iy l TRi-courarr, a+a❑ An�,+os Es�+r. �D.R.T.G.T.} I N�, RIG (ir�sr. r�o. o�isiao3a�) the use of said easement by the Town of Westlake. � � 2 HT-o � [P.R.T.C.T.) �� ' J , �2 �p f�� s0272�s-yrA�, rRi-couNrr ESMT. Q � � � (INST. NQ. 0218140387} In addition, notwithstanding anything to the contrary in this Plat, the owners, and their successors and assigns, may use the , �- � � {P.R.T.C.T.} easement tract[s} identified in the easement dvcuments, and shawn within the boundaries of the platted pr�perty fvr paving, � �� , 1 � � H: 7D45746.51 S � � � ~ � � � ~ pedestrian walkway, parking, landscaping and aerial improvement purposes {the "improvements"}, which d� not materially G. E: 2372949.62 � � � ' , ' 272Q„ � � � 1 ` ! l _ interfere with ar prevent the use by the Town of Westlake of said easements for the purposes set forth herein. Any damages to J � e , facilities la�ated in the easements identified on the platted praperty as a result of such uses shall �e prompfly repaired by the ^ � I � ' �8� , then-current awner of the platted property that caused such damage, and the Tawn of Westlake shall have no responsihility far V �z- ' � any damages to the improvements in cannection with the use of said easements by the Town of Westlake. m Q I ' L�GEN❑ � ' , That the undersigned does hereby dedicate ta the Town of Westlake, in fee simple, to the publi� in perpetuity forever, the streefs � �'��' ' afld aIIEy5 SI1DWfl thBfEDn, TII� StfEEtS�fld SIIeyS�f�dEdlC�t�C� fdf�}UI7IIC �JUf�7d5�5. D.R.T.C.T. QEE�REC�R�S,TARRANT COU�lTY,TExAS ESMT. EASEMENT ,- q , I � INST. I�1STRlJMENT � � Q p This plat is appro�ed suhject to all platting ardinances, rules, regulations and resolutians of the Town of Westlake, Texas. Na. NUMBEa � , , d �1 HATCHEa AREA Tb BE PG. PAGE , ���q � AB,4NOaNEO . �C.] Witness m hand this the da Of , �0 P.R.T.C.T. PLAT RECORdS,TARRANT C�LJNTY,TEXAS /'� ' a OnJ BY THIS PL4T ,� y y V �; S[�.FT. S[�UARE FEET , m�� � '` � 6,JS7 SQ. FT. ucHr ES�AT. g,05' ' ^ � �� V �0.37 fi AC R ES} [IMST. M4. d2�P�2T C T; VflL. VQLUME , , Cp � � By: BERNAL HQMES, LLC � AREAS 7�BE ABANDONED BY 7H15 PLA7 I / S� Q L�T 1 , BL�CK N � ,` � a 7exas limited partnership C]� � 10' WATER ESl�T. , ' � �. 1NE5TLAKE ENTRA�A (iNsr. No. oz�saz�zos) � � �INST. N4. D216�27�QE} (P.R.T.C.T.} _ � �a I gy. Printed Titl�: , ' �-" � �P.R.T.C.T.} �5� ❑RAIMAGE ESMT. J Q � � � , , {iNsr. r�a. o2iso2�aos] o � � ' {P.R.T.C.T.) �" � �" Printed Name: , ' BERNAL HOMES, LLC TO BE A6ANOONEO BY THiS PLAT 1 � _ � � I � �INST. N0. a219295635} � Q � �a � � �. � (d.R.T.C.T.) � � I S7A7� OF 7EXAS § �,y� S 7z.�5• tl `" � I CDUNTY �F § , y� ' z�•�� ' .-, �8❑r?$ �- v ' ,�� �,�^� ��ry`� - � I BEFQRE ME, the undersigned a N�tary Public, in and far The Sfate af Texas, an this day pers�nally �"^`�' ' �e ro`' ' V R� � � ' �'�� d� HATCHEO AREA TO 6E _°a"�� ' �=��o ' � ^ ne�ar�oon�Eo appeared kn�wn to me ta he the pers�n and officer whose name is subscrihed to the foreg�ing �ry',�� ��,�. �- p � h • �, 1p' ELECTRIC ESI�T. BY THIS PLA7 I instrument, and acknowledged to me that he executed the same for the purpases and cansideratians therein expressed and in �,�`���� ,�=y �- �,, �. N � t��ST. �Q. oz,�o���o�� 1 .29 2 AC R ES , c, o � � ' �i .� � VARIABLE-WIDTH �.� I the�apacity therein stated. y o.: � A n ��c 1 � 1�' N' �'� S A N I T A R Y S E W E R E S M T {P.R.T.C.T.} � � � 5 8.5 8' .� �, � IMST. M0. 02160272a6} �oT � , B L�C K M ' �m`" , ' �� � � U�s ;, � {P.R.T.C.T.] � � � � � ` N 8457'a8' �?43.°�' �� S 7fi, GIVEN UNDER MY HAN❑ AN❑ SEAL QF QFFICE, this the day af 2Q � �a �.� i. � ,�r=' r„ 2�7 , ' ���. ����, �� � �� � � � I WESTLAKE ENTRADA � / , � _ � �, ��o C4 L4 I (INST. N0. D216�272�6) � , 1 � � I (P.R.T.C.T.} No#ary Public, 5tate of Texas � , �� ' s��. z�� G� CA�G FORREST LANE 6 LLC / � [� ���$' �� f � SURVEY�R'S CERTIFICATE r � (INST. N0. a217129635) � I � f a ' �D.R.T.C.T.} KNaW ALL MEN BY THESE PRESEI�TS: ry ' H: 7045595.54� 1 fl'x 10' WATER E5MT. , E: a��zsa�.os I �IMST. M0. �2160272Q6} That I, ❑a�id F. McCuflah, do hereby certify that I prepared this Plat and the field notes made a part t�ereaf from an actual and � ' ' {P.R.T.C.T.) ` ` ' / ifl� ELECTRIC es�r. acGurate survey of the land and that the corner monumenfs shvwn thereon were properly placed under my pers�nal supervisi�n, � � � t�n�sr. n�o. oz�soz�sos� f in accordance with the Subdivision regulatians of the Town af Westlake, Texas. ' (P.R.T.C.T.) � , / ` ` f INST.5ND�2 6 27205) ` ` � , 1 L ❑ated this the 1�th day of January, 2fl20. m , r . � I ` (P.R.T.C.T.J � �- r ' / C�,� V ti O , , �¢�y�ry�[�l ' I � � 8,2 69 5Q. FT. � � , ' � �'��a,,� � � � J�` � ' �P'�E���F F',9 � Q �. P �. �. 1 1 �: �• . � , I ��,ti e�-�°� e-�`'� LflT 2 B L�C K N � #: � a• � � � � �`a�� �' � , W ESTLAK E ENTRADA � I ❑a�id F. M�Cullah •••s••••••� � •• � � wl , ' ' � � �INST. NQ. D216fl27206} 1 Texas Registered Professi�nal Land Survey�r Na. 40�3 ...�C.��....v�. ! . � � I l �P.R.T.C.T.} � �:�Q aP:� � �a' wn7ER Estirr. ' ('', q •.;E'55�o.••p � , I , _ [IMST. M0. �2160272D6} � � �� S U Rv E� i , ' ' � (o.R.T.c.r.) � � C A Q G F D R R E S T L A N E 5, L L C ' ' ' ' � � 1 .218 ACRES \ �INST. N0. D217129�35} STATE OF TEXAS § a ' , ' ' � (�.R.T.C.T.} ' § m C�UNTY ❑F I � � LCJT 3 BL�CK N � ¢ , ' ' - � � ' BEFORE ME, the undersigned, a Notary Public, in and for The State �f Texas, an this day personally appeared Da�id �. � W ESTLAK E ENTRADA McCullah, known to me to be the persan and officer whose name is subscribed to the faregoing instrument, and acknowledged to � l Q � � � � (INST. N�. D216�27206} ` s� WAI.L A�AfN'fEMANCE ESA�T. / me that he executed the same for the purposes and considerations fherein expressed and in the �apacity therein stated. � ' � _ \ (ir�sr. r�q. o2�saz�zos) z ' , � ' _ _ �P.R.T.C.T.} {P.R.T.C.T.) ' GIVEN UNDER MY HAN❑ ANq SEAL OF �FFICE, this the day of , 20 i � ' 1 � � � SAND PHARMACY WESTLAKE 1�881 LLC � � ANl E N D E D P LAT v�i (INST. NQ. D217245875} � f � � �F ' I � (D.R.T.C.T.} , ! �Iota Public, State af Texas �v � 1�' WATER ESMT. , , ry W E 5 T LA K E E N T RA D A I , r (INST. N�. D2(D R?T.C.T.} � � Ir � � x � GENERAL NOTES L T � B L K N z � 0 1. Basis of bearing, horizontal and �erticaf position deri�ed from the Texas WDS RTK Netwark-Texas 5tate Plane Caordinate BEING �fi,387 SQUARE FEET m 5ystem, NAD$3, Narth Central Zone (4202). IN THE WILLIAM H. PEA SURVEY, ABSTRACT N�. 1246 TQWN DF WESTLAKE, TARRANT C4UNTY, TEXAS � 2. No floodplain exists on this site. JANUARY 2D2� � w „ 3. Selling a parti�n Qf this prope�ty by metes and baunds is a�iolafion of the Town Qrdinance and State Law and is su�jeGt tQ N fines and withhalding of utili#ies and building permits. BGE, ln�. a �W N E R � �595 ❑allas Parkway, Suite 1�1, Frisco, TX 75034 "' 4. No generic"L1.E.s" �utility easements)will be allowed. No easement will be allowed by separate instrument withaut written � Tel: 972-464-4$Qa . www.bgeinc.com � appro�al by the Town of Westlake. B�RNAL HOMES, INC. � TBPLS Licensed Surveying Firm N�. 1�193953 � 49 Arta L7r cvpyr�gr,t 2v2o � 5. Unless vtherwise noted, all baundary carners & lot corners are 518-in�h iran r�d set with yellow cap stamped "BGE". Vllestlake, TX 762fi2 �� Cantact: Israel Bernal a 6. This plat does not alter or remave deed restrictians�r covenants, if any, an this property. Phane: (4G9� 6fi4-5834 Contact:�avid McCullah Z Telephone:{972}464-4839• Email:dmc�ullah c�,Dbgeinc.�om � 7. T�3E pUfp�SB Of th15 AI"1'1BndlClg Plat IS tO d2dlCate a RBW 21BCtfIC Ea521'llECtt afld abafldOCl all Oi'pal"CS Df EaSEt'llEfltS a5 Sh�WCI. THIS PLAT FILE�IN I�1STRlJMENT NQ. Pr�ject Nq.3�82-37�JALI�FM�SHEET 1 QF 1 U N�TES C�DE ANALYSIS: w 4=y� � _ f�:f� GENERAL NOTES; Z ����r`�� ��� /� .�j Yy C-.-L��_F v/ �c��^�.:.r�ii 1. CONSTRUCTIbN:COMPLY WITH APPLICA6LE CflDES ANd RELATED AMEN�INENTS. f��``�-���� RE51 DENTIAL BlJSjNESS PARK'G ~ '�=m���=^=�� 2. THESE�RAWINGS Dfl fVOT C�NTAIN COMPLETE SPECIFICATIONS, QETAILS, OR C�DE lNFDRMATI�N REQUIRED R� B S� � ` � ���"� r�^y �or=:-^�r�=� r r- FL]LL INF�RMATI�N NECESSARY F�R THE CDMFLETE CDiVSTRUCfION DF THE ¢ti`"=r a=���� PRa]ECf. ADDITIflNAL INFaRMATION SFiALL 6E aBTAINEp FR�M THE DWNER. INT�RI�ATIONAL B�II.QING�dQE{IBC� 2�15 � •�G==z'����"� _.r�.-Fi��C -T�� . ' _.r._..f�i:w��'+J ---- `�' INTERNATI�NAL ENERGV C4NSERVATIQN CD�E{IECC} 2Q15 � '-`� ��F � 3. �f�TIFY ARC�iITEC7 ANa flWNER aF ERRC]R5, aMISSI0N5,AN�aISCREPANCIES - � �'��-�,`x�x`r� k. ' ,'� r'S - � INTERNATIDiVAL MECNANICAL CflD� !MC 2015 5�="��' =�`" � ,. ►, ->> _�; IiV CONTRACT aDCUMENTS OR BETWEEIV CON7RACT DOCUMEN75 ANd ACl'UAL � 7 � � - .: L�.�Y F%=f . s.�r6.' 1 .... _ .�i i��.�f��.^-���r c �r•� �{� x� SITE C01�5TRUCTIDN CaNpITI�NS. ERRQRS OMISSIDNS AND pISCREPAfV�IES NFPA 7�NATIdNAL ELEG��ICAL C�dE�NEC� 2014 .- ��-��� �=�N�� r i Y_+y .z�-� �._;�S � '� �-- MiJST BE RE50LVEQ AND�pCiJMENTE�BEFQRE CQNTINiJING CQNSTRUCTIpN - - - - ---- � � �=i�`��y=���= i fi ' ^� ' ' INTERNATIdNAL PLL1NfBING C��E IPG 2�15 a ry r�-`s..x�- ���'�:� � � ' ' � WITH THE WORlC IN QUESTIaN. FAILLIRE TO NdTIFY THE dWNER AN❑ { � �z=-�W� � � I'1' 3�.. . � . ' � . �~ �� ,�, r I _..--^ =x�Y�.r� ;,{ �±� ,k-'� :�__ ' i ` - +;; ARCFiI7ECT IIV 5UCN AN EVEN7 5HALL CON57TTL1TE ACCEP7ANCE aF ANY INTERNATIdNRL FIRE C�QE fFC 2{J15 � '�-���=`���� - ' �I k w..I'{, -- __� V f� .. 1 � � 4,1 "C-��_v�:-~�� � ;; •;�I;,. . �� Ff+�J + ��3 RESLILTIIVG aBLIGATIaNS aR RESP�NSiBII.ITIES WITH REGARDS TO��LAYS, .-� ..�; �a 3�=::� 5==� ` J+ ��'^�'{ I ''�,-^� -� �•� 1 ,. CpSTS CpaE C�MPLIANCE,AND LEGAL REMEDIES RESULTING FRpM THIS�R =Ta����WESTLRKE Afl�PTE�NCT�OG AMENDMENTS � ,� �n���V_C��x� � I �j:� � � . � ..x C s r�J �� �Tx•_=z�'-i � ���}. �# i � '�'4 r� -._� ••.� REI.ATE�WRRK. � � �� c��^=F��c � � � .:,r��:�c:"`�x � � � � ���� T.A.S. � � x��N�� z`=��° , - �� f � - • g - � � 4. CIVIL, L.ANDSCAPE,STRUCTLlRAL, MECHANICAL, PLL}MBING,ANfl ELECTRIG4L � . � y�c�-.�-�r. _ � ' "�!� � -_1� � ,= � w �- v��_ C 7 r ' i � 'T.�-�;J m'.~i���H r DRAWINGS BY OWNERS C�NSULTANTS. w [-� W, s�� `y�� � � I�. � - . � 1 _ �'=^z�_."FCO._7 • • - = � '� r - 4.1. ARCHFTEC�'S ELECfRICAL, MECHANICAL,ANQ PLlJMBING Pl.ANS ARE 2tiNING DISTRiCT: x ;""�=%l�f��� �� ro. '' r �c��;-A"�.�-�- _ _ � �L� ' � ❑IAGRAMMATIC�NLY. ACfUAL DESIGN 8Y�WNER'S CflNSL1LTANT, � �,i x:=z�?��=��' � ' - = �� � ��� ��, � _ � 4.�. REFER TO CIVIL AN�LANdSCAPE dRAWINGS FQR GRA�ING AN�aRAIfVAGE aCGUPANCIES{MixED 1J5�in i buildingy �{� B S� [� G,,,v W c���y�•���-� � I �r � - �i -- ---=�. �� REQUIREMENTS. � Q 'S_f.r -�i F�i 41.. � _ _ ... ¢-..O ii•,• � � <� ��' "�' �� , 4.3. REFER T�STRIJCTURAL ENGINEER FOR STRUtTURAL DESI�N, ' �=�'�c s�x��� '� • ,i� ,F - -- C�NSTRUCT.jYPE: V-A � �� z '+ __ - � �• _� � . SPECIFICATi IONS�AfV��ETAIlS� INCLIJDIIVG REQLIIRE�RETAINING WALLS� -- � V r^�: r G�x��W i , _� _ � .- - , • . . - .F-�k,�.+,� � � ��, __, _ �. WATERPROOFING,A�V��REIVCH DRAIN 5Y5TEM5. �y-���: - ^f� - - .. . � � ^$y f�� .�_r�r.� -` --li � `� `` � � y 'l.. 4.4. Cn�RDINA7E 50FL C�MPAC7IQN REQUIREM�N7S B�HII�D RE7ATNING - "r�`����� �' ` - WALl.S WITH STRl1CTLJRAL ENGINEER. � r��F�F r�°J��� _-� � - _ __ - ;�[� _ ,_�`� .- - • - _ �` +�, _ �7 'z%�j�� I, - � � ` ' � ' S. THE CflNTRACTOR SHALL VERiFY ALL MEA5UREMENTS AT THE 5ITE AND 6E T�TA�OCCUPANCY L�A�: �I g� t���I ��S ��J NIA � `'` `4�a�^���>� a� i �i K r � i � _ � - = � _ _ �x~� - - i RESP�NSIBLE FOR THE ACCLJRACY ANp CdRRECTIVE55 QF SAME, - �s x`...��- ?_-_ - � � '►*►� 2 : z=qf• C�. = :�c��`�=�s f• � _ � y '� � - � ; _ - ��-•y_+ '� - 6. VERIFY TYPE AN�LflG4TIQlV flF LITILITIES SERVING SITE. FIRE-SPRINKLE�rfVFPR�31 P�� Pr$ NFPA 13 P.$ �S `� f y^���'����'" �� ; . _- �� � .y � ';: ��'_ ���_ - � _ _- __ _ -�-�_ 1 I � y � � y � v 4� �7_� _.��F Z�� ___- � � �: _ � - � �' _ - _ _ - _.. 7. FIREPIACES: , : _ � '�"- ' �- -�f - � _ _ �� _ -� ., ,._�,�i,,,� - " ' i ' 7.1. VERIFY 5IZE5, INCLLIdING HEARTH EkTENSIQNS REQLIiRED 6Y C�pE. � "��� - '� " �� -, �'� ' :� �+• e�' � 7.2. PROVI�E QUTSI�E MAKE-LJP AIR INLET Al�d SCREENED LQUVER AN� . '•� -- ,- - ��,•-���' _ - - � �-�;K, • ,�il. �.�:�! � MAx.IVUMBER QF S�dRIES�TABL�5D4,47 4 tatai _ 4 _ 4 3 a. _ ' � '� - . � - - _ � „ 1 'F DANEPER. .,;���.. �� . _ � _ -- � - ��t,� � . -,:.. . ,. .�;.;,' ;. � . ,� : . . _- �' - _ . �, _ INCREASE F�R FLILLY SPR�NKERED�5�4.2} 4 � . � y. ,� �i ' S�.�, - _� _ _ }__ . ' . ��-' � 1• ` :> ' ` � - - ": � 8. VENT CLO7H�S dRY�R Ta ouTSIOE. TQTAL ALL4WE�NL1MBEft QF STflRIES 4 ..'. i�,] u�.-` Y•:'.�i�j=�-:_�.'�.� r � _.i� �� }~^ r. . J �� �� ' ' y �.'�����++�'�-• r� ' F • - � - � . � • 9. ALL FLOOR FINISH HEIGHTS TO MATCH. FLddR ELEVATIQNS AT SECONO FLQOR :�`�� •,� �'-,i�4:�" :w>r..,�,� _ _, _ � - 'g}.,_,�' , , � � :� . ��. � k' ''�' ' ��"' f `�;-. � �: E3(ITWI6�H 35 clear _ 36 clear NIA_ q�� _ � ,� �.�.} ARE GIVEN T�TOP QF FLDDR�ECIC. ii ii .��.?�i:�^-h.`vr;. ' 'r�'''Zp"'�,. �' . •kr�f" � . - . . �•�'�'�... � , Y - � r ' . . . . . . . � � ... � ,�- t ..• � �t�. •.: 1Q. E?(TERIOR MA7ERIALS AND FINISHES AR�TO BE IN57ALLE0 IN ACCORDANCE r.,�^ ��t .' _ - ,x��� .• J - ;r; �' � �.?.-_;'. �" ' 'ir F �1�{ ��- �,' - _ - -- �' �1 _�-'' �'.`����`��.; � , �M1p WITH MANLJFACfIJRERS WRITTEN IfVSTRUCTI�NS AAip E1EfAILS. MAXIMIJM TRAVEL DISTANCE �.=�`� � ..�� ��� ' � � � �-� 11. F�RE SPRIIVKLERS SYSTFM�: REFER TO LOCAL]URISDILTIQN FpR - :.,��,, -.... :� � ; �; i ���� _ � �.:r , CORRI��R WI�TH{1a16.2� F - �' � �. � ; � . �I �+ i1 }+� �' ' �� ��}3`�I�. ':;,�.: �., REQLIIREMENTS. �' � � � ' � - �- � �r,_ '�- �- ' � !� �.^�,�;'�- 1Z. 5HnP DRAWINGS SHALL BE 5USMI'TT'Ep T�OWNER AND ARCHITECT FaR STAIRS WIQTH(��Q9.1 y • • - ---- � '- _ , �+_„ L _ ��";r ""'� �;w�,,. ApPRDVAI PRIDR TD ORdERING ANQ INSTALLING ANY EQLIIPMENT. I.E. - '^� -J �� � -k� `� ' - , - --- '�y'; n WIN��WS,STE�L,CAST STQNE....ETC. - � n" ���. �; - -- ----- '�r'.' , � f3. THE CflNTRACTQR SHALL PAY ALL FIfdES,GIVE ALL NQTTCES, FILE RLL MIN.SETBAGKS: O FT . . - �f y� � , , _d ' �,'� : '��-. NEC�55ARY�RAWFNGS,ANQ QBTAIN ALL PERMITS AN�CERTIFICATES OF ' ��' - �. � , 4 �� '- • ,• :' �' APPRflVAL REQUIREp IN CDNNECTIDN WITH ALL WDRK UNDER TFlE C�NTRACT • - . 1 - � � ., '; � '� � ^ � -- � j;•'� ���i� ,s`'�� DDCLIMENTS. . •. ° , � „ ��-,.... I��, ' ; . . � M, x-'� . �f►� Il�xp .� .• ;. � � F • 1 � � .!,: ! � __--- •- � � 1�/� �� , 1� f - ��. • ti � � I ,, �, �. FOR pIMENSIaN PURPfl5E5: ., � �s.; _ - �• _ - --- - - �� ����� �- ; �i���������� ��, _ '�k�:� 1t��,� ` I. Da N�T 5CALE DRAWINGS. ' ����;�`�•`.;`��4� -:,i.�*••'_��,�•�r�+��{`�e:��•' -' "�a�¢. �� ���r......-- ��-.-- - �.� _ - -� r i , ' , , , '9 �iti'^. w'�.�1•.�,"��,y_' _ _ ..M,,. , ' �- �-- '�, -` ���' �. VERIFY DIMEfV5I0fV5: NQTIFY ARCHFTECT QF ANY dISCREPAI�CIES. ; ' . • .,y�R:..�.e:+l�ii��=•...�1�.'_�. �s•' ' . . - i-y � '�� � "` �y" 3. WppD STUQ WALLS: 2"7C 4"@ 15"p.C.Tp A MA7CIMUM MEIGHT�F 1q'-0", SUPPORTING DNE FLpOR, RQQF,AND CEILING. � � 11N5L1PPOR�Ea WALL HEIGHTS E7{CEEDING 10'-0"ANd 3 STORY CONDITI�NS � � - 1!V E�T LA K E , T E XA� �EQLiIRE 5TRUCT�IRAL ANA�Y5i5 TD pEfERMINE STUD SIZE AND SPACING. � � 4. i r v r�a i o�M E r a�s r u Q s a i M E r v s i a N�Q��r-T a-o u r. FIRE RESI5TANCE RATING OF BUILaING MEMBERS{TABLE 602.1} � ,� � �w B U I L D I N G E L�M E N� F I R E R A 7 l N G U L R 5 5 E M B L Y � � � ¢H 5. WALL PLATE FiEIGHTS: CRpSS REFERENCE E}[TERIQR ELEVATIflNS,WALL STRUCTURAL FRAME tC�L.,GIRaER,�RUSS} 1 HR. w � '-��.. 5ECf1aN5,AiVa�ASCIA�ETAIL5 T�dETERMIIVE. U] � PRQJECT LOCATIQN cn F-' ExTERI�R BEARING WALLS 1 HR. 1J-305 � 6�DCK N - MIXED USE 6. WIN�QWS ANQ�QORS: �xTERI�R NC�N-BEARING WALLS 1 HR. 111-U329 � � �j P R�J E�T D I R E�T�RY■ 6.1. VERIFY ROUGH OPENIiVG5 WITH 5ELECfE�MANUFACfURER. I-I 6.Z. REFER T�E7CTERIOR�LEVATIQIVS AIVD FLa�R PLANS DR SCHEDULE F�fi INTERIDR BEARING WALLS 1 HR. L1L-L1329 n Z � [i,� �EAo H��GN�'S. INTERIDR NQIV-BEARING WALLS D HR. lJ_40J � a � 0 F..., DVIINER STRUCTU RAL EN�IN EER �IVTL ENGIN EER _ �N���,a��o�-��A��N�pa��YwA��s 1 HR. UL-U342 � ,� o �� � A D D I T I �N A L N�T E 5 INTERfOR BEARING PARTY WALLS 1 HR. UL-U342 F�}{GR�UP, �LC VIEW TFCH INC. gGE INC. 42q$ 6ELTWAY QRIVE 2595 �ALLAS PARiCWAY , E�EVA�QR SHAFT�SHAFT WALLS 2 HR. lJL-113D8 �-+ m O� AQdISDN, T7{ 754�1 5l1TTE ZQ4 STAIRWAYS 2 HR. UL-U3fl8 � � PRC�]ECT ADDRESS ��QNE: �972} Fj�Sf-$187 FRISCQ,T3L 75Q34 1. GENERAL COI�TRACTOR SNALL CQMPLY WITH ALL APPLICABLE LOCAL, STATE, H�RiZONTAL A55EM8LY{IES7 FIRE SEPARATI�1�l�-21R-2 1 HR. UL L521 � �} FAx: [94fl}458-7417 PHQNE: [972}4fi4-480D ANo rv�T�O[vA��OQ�s ANa REGu�4T�On�S. H�Ri2�N7AL A55EM6�Y{IES}FIRE SEPARA710N B1f�-2 1 HR. 10"Concrete Slab � �+ 44 ARTA �RIVE (7BPE F-122�4} C�iVTACf: )ASpN FREY WESTLAKE,TEXAS �TBPE F-Z�46} �� - 2. GENERA�CQNTRACTaR SHALL COORf]INATE THE SCflPE flF WORK WITH ALL �d�����7AL A55EM6LY{IE5}FIRE SEPARA71D�f B!S-2 1 HR. 8���aflCfEtO Sldh � �.5 ���•;` LOCAL ELECTRIC,�ELEPH�NE,GAS,WATER,ANQ SEWER COMPANIE5IN pARKING REQ�TREMENTS : EI�TRADA PARTICULFIR WNEN TRENCHTNG ANd RUNNING RE�UI�E�UNDERGRQUND AR�H ITECT M E P E N�I N E E R LAN DSCAP E `'���,, ��N�U��,S���I��,BQRING,AND PIPING. 6lJSH ARCHIT�CTS CDUNSEL ENGII�EERS STU�IO 13 ❑ESIGN GR�UP , `-��� 3. GEiVERAL CQNTRACTOR SHALL CaOR�INATF THE MECHANICAL, ELEC7RICAt, REQUlRE❑ PRQVI�E❑ 47Q�WESTGR�VE dRIVE SUITE 2�Q 40�D McEWEN pRIVE 5�'E. 105 3$6 W. MAIN 57REEf PLUM6ING,CIVIL,&STRUCTIJRAL EN�INEERI�lG&LAI��SCAPE ARCHITECf. AQ�ISON, TX 7500I DALLAS, Tx �5zaa LEWiSVILLE, rx�505� PARKiI�G SPACES: �27 SPACES PER r R2 RESlQE�1TIAL iJNITS 22 SPACES PHDNE: (4fi9} 857-3151 PH�NE: [2�4}632-775fi PHQNE: (459] 635-f9�a -R2{107 UNlTS RE5IQENTIAL: 2fl SPACES REQ'D. E-MAIL: ralph@husharchitects.design CflNTACT: WILLIAM A. LEE CQNTACT: LEQNARD W. REEVES L E�AL D E S�R I PT I�N {Ty SPACE�S}GUEST PRR{{ING SPACES 10 SPACES CONTACT: RALPi1 BUSH -8 BUSINESS{Si�ALL RETAIL}; {1}SPA�E P�R 12flfl SF.GR�55 RETAIL STORE�B} 35 SPACES REQ'd. {17 SPACE PER I 14�5F.GR�SS RESTRURANT�67 StiARE�PARKI�fG WIT�!A�JACENT L�T 1, BLOCK N 11 SPACES REQ'Q, BU1L�IhJG PER PARKING AGREEMENT WESTLAKE ENTRADA -HANDICAP SPACES� �1}HANDICAP SPACE PER I 1-25 CARS REQ'd. V ICI N ITY MAP TOW�i ❑F WES�LAKE, TARRANT C�IJNTY, Tx. {2}HAN�ICAP SPAGES PER 25-50 CARS REQ'D. n�.�.s. SHEET INDEX SQUARE F�DTA�E �AL�ULATI�NS ARCHITECTl1RA�oRAWIE�GS �-�9 �NI7 FLOdR PLANS A7.03 ELEVATOR SECTION 5102 SCHEQULES 5503 TYPICAL WOOQ 37ETAIL5 P2.07 PARF(ING GARAGE-BELOW FLOOR-PLLIMBING E5.02 ELECTRICAL SCHEaLl�ES AREA SCHEaULE A2.tp UNIT FLOQR PLANS A7.Dfi PARTITlON TYPES 51fl3 SCIiERl1LE5 5604 TYPICAL W004 PETAILS P2.p8 PARI(ING GARAGE-D01N A�.�1 CQVER SHEETfGENERAL NpT�S A2.11 L1NIT FLOOR PLANS A8.01 FYPICAt�ETAILS 5104 SCHEQULES 5610 SHEAR WALL SCHEOULE ANO dETAILS P2.69 LEVEL 2-COMM.RETAlL-PLUMBING TYPE LEVEL USE UNIT ��I� CONFIGURATI4N A.0 GARAGE BLCNY COMMON TOTAL A0.02 REFERENCE SHEETI SYMBOLS COIJNT OES. A2.12 LJNIT F�DflR PLANS A8.p2 TYPICAL pE�AILS 52ff1 FQUIJaATIpN PLAN 5671 SHEAf2 WAL.L SECTlQNS ANQ�ETAI�S P2.1❑ LEVEL 3-15T FLDOR-pQM Aa.d3 2015'fExAS ACCES5IBIl.ITY STANaAR�S q2,�3 EiVLARGEO STAIRWELL PLANS A8.03 FYPICAL DEFAILS 5202 k�EVEL TWO RE"fAIL 5631 SHEAF�WALL SECTIONS&DEFAiLS P2.�9 LEVEL 4-2ND FLdaR-O�M CONCRETE L7 PARKING 7p623 1fl623 �� Aa.04 2015 TEXAS ACCESSIBILIFY STAN�AR�S A2.14 C}DQR&WIN�OW SCFiE04JLES A8.04 PLAN�ETAILS 5203 �EVEL THREE PDDICfM 5632 SHEAf2 WALL SEGTlQNS$QE�AiLS P2.12 LEVEL 5-3RQ FLQDR-t]OM COfVCRETE L2 ft�TAIL 8139 2424 1fl623 Aa.05 2015�ExAS ACCESSIBI�ITY STAN�AR�S A2.75 R�QM FINISH SCHEOULES A8.05 PLAN f}ETAILS 52fl4 LEVEL FOUR FRAMIIVG P�AN 5613 SHEAft WALL SECTlONS&aETAILS P2.73 LEVEL 1-PARKiNG GARAGE-GAS 3RD �BQRM12 6ATH1 A R � H I T E�T S WOdb FLOOR RES. 1 1A Balcany 1,289 331 1327 162D Aa.06 2015 TExAS ACCES51BI�1 FY STANaAR�S A3.01 LEVEL�NE REFLEC7E�CEILING PLAN CIVIL dRAWiNGS 5205 LEVEL FIVE FRAMING PLAN MEP DRAWINGS P2.14 L�VEL 2-COMM.RE7AIL-GAS AL1.07 2015 TExAS ACCESSIBI�IFI'STANflARQS A3.02 LEVEL TWO REFLECTE�GEILING PLAN C7 COVER SHEET S2fl6 ROOF FRAMING PLAiV MD.ffO MECNAN�CAL ABBREVIATIONS ANO LEGEN❑ P2.75 LEVEL 3-7ST FLQOF2-GAS 4790 WESfGROVE QRiVE,SrE.200 1 16 2 6DRM12 SATH 1,A95 1495 woiSVN,rx�Sooi A�.08 LEVEL OIVE L1FE SAFTY PLAN A3.43 LEVEL THREE REFLECTE�CEILING PLAN C2 REPLAT 52ff7 SHEAR WALL PLAN M2.01 LEVEL 1-PARKING GARAGE-MECHA[+iVCAL P2.16 L�VEL 4-2N�FLOOR-GAS ��NE:972-333-9455 ,� �G 2 B�RMI2 BATH! 1,�30 19� 142p EMAIL:ralph[c�6usharch�tects,design Aa.09 LEVEL TWO LlFE SAFTY P�AN A3.Q4 LEVEL FOUR ftEFLECTEa CEkLIPIG PLAP! C3 ICEY MAP S3D7 FdUNRATION TYPICAL DETAILS M2.ff2 LEVEL 2-CDlNM.RETAIt-MECl-IANICAL P2.17 LEVEL 5-3R�FLODR-GAS Baieony EMA[L:jay@hushar�hitects.design A6.7❑ LEVEL TFEREE LIFE SAF7Y PLAN A3.a5 LEVEL FfVE REFLEC7EI7 CEILItJG PLAI�f C4 SI7E PLAN 53�2 FQUf+f6ATION TYPICAL�ETAILS M2.03 LEVEL 3-i57 FLOORPLAN-MECHANICAL P3.00 PLUM8ING dE7AIL5 EMAIL:hutler�'husharChi[eCts.design AQ.11 LEVEL FDUR LIFE SAFTY PLAIV A4.01 LEVEL ONE ELECTRlGAL LAYDLIT C5 GENERAL NOTES 5303 COLLJMN SCHEf]iJLE M2.04 LEVEL 4-2NQ FLDOR-MECHANICAL P4.Q0 SCHE�LILES 8�DlAGRAMS 1 1❑ 2 B�RM12 8ATW 1.824 1624 PRO]ECT N0. 18-154 A0.12 LEVEL FIWE LIFE SAFTY PLAN A4.42 LEVEL TWfl ELEC7RiCAL LAYOUT C6 PAVING PLAN 5344 CMII 7YPICAL dETAILS M2.05 LEVEL 5-3Rd FLOQR-MECHA�fICAL Ea.60 ELEC7RICAL ABBREVlATI�NS ANO LEGEN❑ lS SUE L�LJ A1.01 SITE PLAN A4.p3 LEVEL THREE EIECTRICAL LAYOUT C7 PRflPOSEP QRAINAGE AR�A MAP S3ff5 Clu1U TYPlCAL RETAILS M2.ff6 I.EVEL fi-RODF PLAN-MECHANICAL E1.Qp SITE PLAN-ELECTRICAL � i� 3 6�RMI 3.5 2,56� 303 2863 BATHIPrivafe[errace I]AT�'. DF5['R 1 PTI�N A7.02 SITE PLAN DETAILS A4.Q4 LEV�L FOUR EL�CTRICAL LAY�l1T C8 GRAOING PLp,N Sdff� SECTl�NS&DETAILS M3.00 MECHANICAL QETAItS E2.01 LEVEL T-PARI(dNG GARAGE-�LECTRICAL 09�04�2619 COMMENTS A4.05 I.EV�L FNE EL�CTRICAL LAYOUT C9 WATER,STDRM,pUCTeANFC$SEWEF2 PLAN 54fl2 SECTIqNS&DETAILS M4.p0 MECHANICAL SCHEpUL�S E2.Q2 LEVEL 2-COMM.RETAIL-ELEC'fRICAL W�O❑ �TH RES � Zp Z BDRMI 2.5 2497 131 1322 2628 10�24J2019 PERMIT SET A2.01 LEVEL ONE FLOOR PLAN FLOpR BATklBalcony A2.02 LEVEL TWD FLO�R PLAN A5.01 ELEVATi�NS C10 EROSIDN CONTRdL?LAN 55ff2 PT CABL�PRdFILE TYPICAL aETAILS P2.00 LEVEL A-PARKING GARAGE-BELOW FLO�R E2.63 LEVEL 3-7ST FLODR-PdWER 11�08J2019 CONSTRUCTIflN SET 12�Q6J2019 CITY COMMENTS A2.03 LEVEL TFiREE FLQQR PLAN A5.62 ELEVATIONS C11 STREET tIGHTIEJG PLAN 55p3 PTCABLE PROFILE TYPICAL�ETAILS P2.�1 LEVEL 1-PARKING GARAGE-PLL}�ABING E2.Q4 LEVEL 4-2N�FLdOR-POWER 7 2B 2 B�RMI2 BATH 1,500 15Q� A2.04 LEVEL FQL1R FLOOR PLAN Afi.ff7 BllIL01NG SECTEONS LANDSCAPE aRAWINGS 5504 PdST TENSION T1'PICAL�ETAILS P2.D2 LEVEL 2-COMM.RETAIL-PLLIMBING E2.05 LEVEL 5-3R�FLOaR-PDWER A2.p5 LEVEL FIVE FLODR PLAN A6.02 BUILOING SECTf�NS L7 LAN�SCAPE PLAN 5505 SLAB TD CbLi1N1N TYPICAL QETAILS P2.03 LEVEL 3-7$7 Ft40R-PLL1M81NG E2.06 LEVEL 6-R4bF PLAN-ELECTRICAL .� 2C 2 BDRMI 2.5 BATHI �,535 292 2827 Pri�ate Terrace A2.06 ROOF PLA�V Afi.03 BUILOING SECTiaNS L2 LANDSCAPE&SCR�ENING S5fl6 SLAB TQ COLUMIV TYPICAL QETAILS P2.04 LEVEL 4-2N0 FL�OR-PLUMBING E4.a0 ELECTRiCAL RlSER DIAGRAMS A7.�1 WALL SECTIONS S7RlJCTURAL bRAWINGS 56ff1 'TYPICAL WOOD SEC71DN5,4NC]bE7AIL5 P2.�5 LEVEL 5-3R�FLOOR-PLUMBING E5.00 ELECTRICAL SCHEOLlLES 1 20 2 BflRM12 8ATW 1,624 1fi24 A2.07 L}NIT FLppR PLAN$ SCALE: A2.08 UNIT FLO�R PLANS A7-fl7 WALL SECTi�NS 5101 COVERSHEET Sfi42 TYPICAL WOOD RETAILS P2.Ofi RdOF PLAN-PLUMBING E5.01 ELEGTRICAL SGHEpULES 5TH W��� FLOOR RES 1 36 2 60RM�2 BATH 1.501 2915 150i TOTAL �N�5 17.855 18822 1247 7988 45912 � DATE w 1012412 D 19 w k�IININUM # pF BEdRQQMS PER UNIT UNIT SIZE [MIN.} 11NIT SIZE AVERAGE TDTAL UNITS °Io TQ�AL = 1 $EdRO�M llNITS = 0 NA iVA fl 0°Io [f] 2 6E�RODM UN1T5 = 9 123D SF 1699 5F 9 9D°/n � SHEET 3 B�DR�DM UNITS = 1 �56a SF �56a SF 1 10°Io w �n ■ �y � REFER T� ENTRADA DESI� N CUIDELINES F�R FURTHE� DETAILED INF�3RMATI�N RE�ARDIN� THESE PLANS o U U V w■ /► - l / ■ N �C� LIFE SAFETY NDTES � ! — µ� - �� , �. r� z ��� ��- �� w �L._. :r."!_� V ��y Y�- y�� sx' =z�� �.�y�� :�... 1. THE CONTRACT�R SHALL N�T SCALE 7FiE I--I ������,_��Y� DRAWINGS. � .~__„`- � _ _�V- � 5_x��� > 2. REFER Tp SHEET"REF"FQR AO�ITifllVAL fVDTES ANR K~z�-��- ``'�f ABBREVIA710NS ��/ _ '7%��V�r y� � r _�- ' -r���:�r=w 3. REFER TQ ELECTRICA�dRAWIiVGS FQR EMEf�GEiVCY � `Y r^_ f� -I��... _.y!��=... z>-�c!�,;�_:-' . LIGHTING ANa EMERGENCY 51GN LOCAT4�N5. � �- ��T�.;. Y�f=� _�^ .x_ r.T. ir�_�ti�.�r- ;:��r:� �.•:�_r3;�=` 4, BUELaINGS 7D BE FULLY SPRIAlKLEREE}.CONTRACTQR Z D r�` �"�s=_'�=? r.� �E-��x�^r�-f r. SHALL INSTALL AiJT�MATIC FIRE SPRIIVISELER a .;s��=��=��-�- _ SYSTEN!Tp C�MPLY WITH ALL STATE AIVd LpGAL ' ��=�='��'�``` �x_ CDbES. a r�;�:� -_ _`% � �-�`�,. � J G?!-�H-�L v.^� w M� = x�� 5. ALL FIRE RATEE}WALLS TO HAVE SEALS A7 7HE � �'�,����:��;� F1N15H FLQ�R AN�UNQER51aE QF QECi{ING ASflVE. � F. y�`�Y n r s•�=�x � _ ��C� ��� � x�.v�'.�i.�.l C���� .:� 6. 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J nATr n�sc'l�iPTI[3N 09�04�2a19 COMMENTS I0124�2019 PERMIT SET � i1108�2�19 CONSTRUCTIflN SET � 12106J2�19 CITY CDMMENTS � � � V..� � SCALE: c¢ Z IS"=1'-[�„ a� LEVEL �NE L�FE SAFETY PLAN W � A�.�8 SCALE: 1�8,�-1,--�J„ J DATE w l U1�412U 19 NaRT�+ � J SHEET w A�.�B REFER T� ENTRADA DESI�N �UIDELINES F�R FURTHER DETAILED INF�RMATI�N RE�ARDIN� THESE PLANS J w/� - V ■ l C� � ��T'C^ _�� �'�} `r a _G G -��l L��� !:�'!.� PARKING SPACES LEGEND �u � -�^ - � r Y s �-� �T�j ^ y�T!� - - I PARk(ING SPACE 9'-4"x 18'XQ° �18, � = �"�=�- _ - n ' �' � ~r 7 C�7�f J x:? �I��1 V � � �� D � „ � „ PROPERTY LINE � - -_ _ - =;; � 9-a ?C iBX� � =� ^x�� . HANDICAP SPACE V �18' " `� "'�"' S �7 A�SLE f 9' S 9 EASEMENTSIS�TBACKS tJ `%�^f�y�c c c^ L � ' UL TIL 1 T Y DF�A IIVA �`� �c �'^�' � ��'no' ' ' `.^r_ i�Y=7 '�� �+ i..'^�_ �r�r: C- si'� �.^�W r�.- y��� S ❑F�I �IE lJP 1� RlSERS VAN HAN�SCAP S�ACE 9'-d" 7C 18'?Cd" �18' �ARG��" MARK ❑ `',' 's�z w����:;,� EMER�ENC �` A CCES' [�7a 7 �MAX} AND AlSL� 8'-�"X �8'x0" g� g� g} � � �== -l==�s��_ 4� t n :��A.� ���,T PAVERS, H�RRINGL3nNE RAMP LJP 5°Io 19 TREAQS .; s���,_�==�---� PATTERN {REF T� �MAX} �a 11" �MAX} HANDICAP PARKiNG � .: ��==����=F 5 r LANDSCAPE} 3fi" HIGH HANDRAIL '�' =` ��=`�_�` r . � -- !,�...:�J 5'.=.l�N-- L � . �i�f,r�n.i Y !` l�' :J -r •�C�-��.z AND 42" HIGH 42" HIGH �iANDICAP VAN PARKING U �, �; x�=�r�;r-�-r PAVERS, HERRINGB�NE •=-' � '�"^��-`� ��`C �T�=C�. .. 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RD�F LINE� OVEk THE IIVSl1lA�ipN� � U.' =- ��r c :x�� �r;��'�•�.-e 2. ��k P E R E� I N S U�.A T I�N T q B E I.Q C A T E D & PTIDNAL WOOp BLOCKING N C4VER BOARQ qR ROOF � r ���r^W . _ �Y � � �:�.:<<�r F y z Y/. i Stl857RA7E. .J _o��:-- -.=T T�=- INSTALLE❑ F4R �FFICIENT RQDF SURFACE � [l] � f J f:C'�^-`��= _ F E_ �� DRAINAGE �F R�[]F THRDIJGH-PARAPET SC�PPERS CON6l1CfOR HEA�1 LEAaER � x :`��=f's r�=� HEAR PER MqNUFACTl1RER iJ `==�_�"` ~r r AND THRQ�GH-�ARAPET �VERFL�W SCUPPERS � =�`=��i=�^_= _ � _ � -=-.=�i.=�;Wr:_ --- - --- --- - - -- --- AND AT A�L RQ�F EQIJIP AND MEP C�RBS, RQQF - ::_=y�=�==�� DRAINS, RO�F OV�RFL�W DRAINS AND R�OF o 4 S E C:T��N T H R U S�U P P E R v 3 W A T E R �U T L E T S�U P P E R E L E V A T I�N o4 R��F DRAIN- TYPICAL r� �=== �r��==`f� � �;�^.��ti��� .. SCUTTLES. INS�LATI�NS BOARD �RICKETS & � -;`L=_' =:�r� A2A6 SCALE: 1 =1 -Q ��=�r---���` A2.Qfi SGALE: 1 =1 -� A2.�� SCALE: 1 1 2 =1 -a �- f�;��:�=i��n�1_ SADaLE SL�PES ARE TD MEET R��FING SYSTEM - x=�=�- � i�'"a�::�����M-_ MANUFACTUR�RS STANDARDS F�R EXTENT, � =�l�'�'£�;�,%� SLQPES & C�N�IGIJRATIQNS. � N Y - Y x- �; � f� � 1 c��`J t r � ��r_cL�V- � •r � `c r�.���`=;F'a.`_. 3. INDICATES SLOPE DF ROaF.. -J V ^ f� 4. RQDF TQP EQUI PM ENT CLl RB5 AND RQQ� SCIJn'LE ClJRBS FIJRNISHED & INSTALLED BY GC, ARE T� BEAR DTRECTLY DN RflOF STRUCTIJRE, DD NQT BEAR QN RQQF DECK. RQQ� TOP EQUIPMENT M�ST O1 5ITL�V��. ------ --------- .--_------------------------------- -- "-----------___--------------__--- ` �.�s � --------- --------- _��_����:�,:,,,---------------�_��—��:�::,:,------------------- � i I ' 5. AL� PIPES, C�NDUITS, ]UNCTIQN B�XES, � i � � � ; � I ; ❑ISC�NNECTS, E7CP�SED STEE�, UNPAINTED SHEET ; METAL. FLASHING, RQ�F SC�TTLE CUftBS, ETC. � � Er � � � - �� N � a:�z a;ia. a:�z ; � ABQVE R�QF ARE TQ BE THREE [3} C�AT PAINTED. � � N M pRA1N 6Ei.[3�V,r�p. _ � � � � i � { 3"�VERFLOW � CDL�R�5} Td BE SELECT�D 6Y ARCHITECT. � `� � ----------------------------------------------------------------� 3•�awur►s�i�w, P, �� sa � i � I � oLL o� � 1 Nu�.� Nw � 5. ROQFIiVG SYST�M - R�F�R TO SP�CIFICATIONS � � i o� o� � F�R BASE B�D & A�TERNATE R��FING MATERIAL, � I � � " . �� � RD�FING T1fPE & PRICING INFDRMAT��N. � � ' PRIVATE TERRACE PRIVRTE TERRAC� ; � I � C�NC.PRVER5 ON CONC.PAVER5 ON � � � ?EbE5TAL5 OVEi�"fPa PEflESTA1S OVER TPO 1 7. AL� RQQ� PENETRATTnNS, RQQF FLASHTNG5 AND I � - ; , � - _ � � �R�OFING MEM6RANE�VER �RC7C�FING MEMSRANC aVER � `-' ��� ' �� _ 4:12 1 R-25 PflLY iN511LATIDN R-25 POLY[NSUtATI�N � ADDED RQQF T0� EQ�IPMENT SERVICE PATHWAYS � � ��^ � .. � BOARfl 4VER PLYWppd 8flAR0 pVEk PLY4VQ�d � RE UIRED AS PART DF TH� INT�RIOR FINISH ❑UT ' �` � � � �^���^ �^ f � � ' � � � � �- ,�'j^ � � �ECICING ❑ECKING 1 I - �- '.,:.� .-` -a; r^..;� ..-^. r==� =� �-� � = 1 � •..iJ.;-. _' ir �..: 1 C�NTRACT, ARE T� BE PERF�RMED BY THE I r , � ,� � � �INNER'S�LANDL�RD'S RD��ING C�NTRACTDR. I I ��---�'�:^. �. ,� .'�r-. i� ''-; ��: ,.1. �_. ........_......................_...._W...._W..W_W..W..W_................_....W..w_W_W_W..W..W..W__..W___.._ 1 W � � , � � �� - - - - � � r � FFNISH-�UT C�NTRACTQR T� ARRANGE AND 1 ;_�, -i�� � ;-� �� � �, `' .,~ ;� � � ��� :��' `�`' � I I � � � I I � � ¢ I �� , �-. �, .� F-. ,�- ,� ,- w CODRDINAT� RD�FING P�NETRATI�NS, F!_ASHING •� �r" '�' '� � �' �" `�, '� � �";� I AND PATHWAYS W�RK. IN N� CASE WILL � � a i:---_y�:�.� �� r ��_.-����.. :-, �- �-,�.--.��. �� �..� .� ;-- � I I � � _�� UNAL1THORIZE❑ I���FFNG P�NETRATIQN, � I ,,;�•- ,�-.�:-:. ,� :. }-_- ,�.� �_� � -- .�, .- - �, .� ..� ,�j I � � f I � � � � .. FI.ASHING ❑R PATHWAY WQRK B� PERMITTED gY � I '� � ��. .�, �� ' I I �r� ,,- I �� ^'- -� .,;-. ;� r-- r—. .-� �. -� �. � � a:t2 ��ia W � �" TH� FINTSH-QUT C�NTRACT�R QR HIS 1 ' � _ ^ � �^ � i [ I � Z � W� � , :;� .� .� �-. � r- .�,�� r, .fi�. �' ! f I � � � SUBCONTRACTORS.- I � � '�,�-� �r.�-�,, �. _- � .� .r - ,:� ����, r- -� ^I i� I � I I '—" �.,a � , , � , �; I ^ � � �cJ � � � � � '��. :-� �-. - 1� �. -- � - - �- .� �. � 8. PRQVI�� ROQF TQP SFNGL� PEN�T'RATI�N � �`� �. �. ^ �� I E I � � � C�NDUITJPIP� B�QTS & CLUST�R PENETRATIDN �� � `� r� � '-� �' �� `�� �' �1�, � � i i �, .� �^. i I i Q � � �� MEP CURBS. � -- _ �-��.,� � - �.�-�. .����, -�- I:--_ I ��zz ��t� I � � � � I , �;� .-:��� . . � � , --�r� .� �, �-. .-� � - -- ! I I �' � � � � ` ��. ��r :�. ., �^ rw� � �� :. � � � � � � � 3. PR�VID� HVAC UNIT GUARDRAILS WHER� 1 � ;���t-� '� `�' " �- '���'�f-��r' � '� �'�_'; [.j �, � � �_._ �-- ��� � .�. � �, .� t._. ��, .�-,� . ' ' ' ;.. � I I � 6UILDING PARAPEfS ARE LESS T�IAN 42 HIGH & � � _ =.- �� '� � �, I I I � HVAC �NITS ARE LESS THAN 1�`-0" FRDM 1 _ '_' ���.=, r- �-� �� --�, �--: •- --� �-- . i I I � I , � � � � ,__.,_____.,_.,_„_.,_.._,.____.._________...,.,_.,___.,_.,_.,_.,__________________.,_.,.,.,_.,_ W .� �, �. �-. �a�►P�rs.. I i _ -=-�� �{ �� --���� �� � VENT SHAfT r———� � REF. MEP � 1D. AL� RQOFING CHANGES & PENETRATI�NS ARE TQ � j � � ; M � � � , ; BE P�RFORM�D IN ACCORDANCE WITH APPR�V�D � . — - � — � RDOFING MANLJFACTURER S RODFING ❑ETAILS ��R � I � � , � I I , I ! ' � � ' THE R�OFINC SYSTEM[S} �NSTALLE�. I � ,r-- ----- - � � � � � � � �:12 5,�GllITER � � �-�- ---�- -�-�-�-�--- ----�--�- ' � � i d a 11. D❑ NOT SCALE DRAWINGS: IF DIMENSIDNS ARE IN � � � + � � � I � F � ± � N � �LJE5Ti0N, THE C�NTRACTOR SHALL BE + i 1 � I j � , � a � � RESPONSIBLE FQR QBTAINING CLARI�TCATIDNS I ; � 1 � I � � � ; � - � � � � FRDM THE ARCHITECT. THE C�NTRACTQR IS TQ I ' � / � I � � � �--— �---� � p coMMun�zry T�R�ac� � ; NOTIFY ARCHIT�CT IN WRITING D� SUCH � -------------------------------------------------------------------------- ---- ---- -------------------- - + I �C � �F_—� w � I � i I � � � i APPAR�NT ❑IMENSI�N QtJESTI�NS & REQUEST � I � ,� � � � � I � I � � F ' CLARIFICATIQN �R�M THE ARCHTTECT. N❑ � I � � � � � � I � I � � � � � 1 I � 1 � I � 3��a��a�� � � A�DITItJNAL C�5T5 DR DELAYS IN SCHEDIJL� WILL o � I � � �___� �__J �__J � n�unr e�. w,rrP. 1 BE ACCEPTED D[JE T� C�NTRACT�R'S A � o A C � A C a �A� A� � � I i i �� � ^� � � �_ I ; MISINTERPRETATI�NS & FAIL.lJRES TD REQ�EST ,� a ,� � I � �._��.,..�.,.._..,._� � , ���DitAIN 8E OW,rrP. � , CLARIFICATI�N ❑F DIMENSIQN REQuEST. � � � � ! � � MUA PLATFQRM �t � � l ' a q ; � � � I TPp RDDFING MEMBRANE ! � � � i � OVER R-25 POLY � j I _ � .�-i ~� a �C � 1 1 '"- I , fN5uLA7I0hf BflARo�VER [ � � � u�.i a � w 1 � � I PLY4V0��bECKING ! � j 1 �� O � O � � I �——————�1—. ——� ,f. � � I �RUOFING M MSRANp OVER � . � � Q � , I I 1 � � � ARCH ITE�TS A �►. A � A +� A A � � I I � � R-zs aair a�vsuwnaN - - - � aYUU WES7GR4VE[�R1YE,STE.Zpp � � C � ❑ C C 1 i I � I l 1 Q BpARR L7VER PLYWppp � o � A�pi5t]N,7'x 75001 � � ' S 4 I EMAIL p a ph�6u harchi[ctits.desi n � MECHAfVICAL W��L � , � I ❑ECKING TPQ RQDFING — MEMBRANE OVER 1 � � a a � FMAIL:jay�aushar�hite�[s.design 1 I WATER OUTLET SCIJPPER � �� q ` � EM0.IL:putl2r[�busharehitec[s.design R-25 PaLY � � � � � �N5L1lATi�l� BaARD 1 I b'-D"HIGN PARAPET WRLL � � W w I PRO]EL�N0. 18-154 QVER PLYWQQ� � I PRE-FINISN�D METAL COPING,TYP. 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CAST ROOF BElOW ROOF 6�LOW � ra r��$x���=�=j �� = = `�c.�` 8 52'-2" STDN£COL. OIV � � - �"' _ _ _ , -- ��s �.._r 16x3b$�i�i1fE � 5=-�- r- - f , ��f�� .-� is= '� '��� 2�'-9" �9'-10" BASE W `=�= - �-�-= �; `=�� =��x�- 4'-b" 12'-iQ" S`-0" 3'-�" 6'-8" 2 2 S�_2'� 7,_g„ _ a�" H_ METAL � �;;�.;�=��-�.f. r r��=�;= 1'-11�" 5'_4��� � G7 � 0 RAILIN� � � � � _ << Ty - - - " "- "- " � " '- - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ + � ��- C C Y�` - _ � r-� � BALC�NY ���� H. ME�AL o o � a �� �. `;�;�}� _ � H� � e- � RAILING - - - - - - - - - - - - - - - - - - - - - - - - - - - �' - µ - -� ` �` CONC. �,.=��r._ - - r _ �z z� i n i ii i u ii �y ��.. �-- _{`� 1S-$ 6-3 11-$ I 16�-� � _--- _- - - I I ' _ . =x--' ' _���- _ a � a Q 109 36"7( 60" 36" X 50�� 2X6 WALL _ 1R�.5— , - - �', I I 9'-2" 9'-6" 5'-�" 3'-8" � 7'-8" 6'-5" 2'-11" `� 7'-8" 5'-5 �.� ' � _' _ -_ _=�_- � 55H ca — �D� — - - — � � � � = M HC �, ;� Yiln y1� --� PAN. N � � � -- I� � _ rt BALC�NY � ^ ^ _ � r N � "� _ _ _ _1' _ � ��F _� 1�� !� [.wf7 �V G �j� i -�� I � w �p � F f�.W a�=�s:= r�- ��{�C. r x�=A=_ . ;., � 42 RANGE � I I �; I S�i�WER SHOWER � �I7 _ � -' �j '�r`_ -�'�= r:- '" 11G I � — I . f `" =�_�;: ^:j��� � � � �KIT!CH EI� � - -�.--- _ -; � i _ _ _ ., �.. � ;�` ==�=�_ - F�� 2 r ' � � 1Qfi 105 � --`���� ~ M .� L - - � - - � I ! I � �' r --_- `"' I J� - - - - � — - � - - -Y _ '� , �I � � _- ` _ -fT pW I SIiVK � TQ � 111 W I �v �� _ � 6AT _,� �- —�— -� � � �i � 1 �� u - ..i_..-� � __� _ , ` �'... • �� .� �r - _ _ _ _� I � � � ++ ' M�STER� ' �� � � !�T I � I I � _ , L. .J i r . f I I 'r�� � � ;. � B�4TH ; - - , F � _ ^' 1_ �--_ _ =' �-� _ J I � ` _ ~ - - - -J��u�a� _ _ � � , j �- � � .wc �rc - _ �_ - � �, 1N.I.C. I = , L Q �lo � - � 1�o ,� � � � BEDRO�M � MASTER � � 36�� HT. 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RQDM r��, R,�DM n[A1vtE 6ASE FLOD�! WALLS GEiLIrVG NOTES ,.-1 32b WARpRp8E Wbfld(PNT GRAaE� i T 1 UfY1T 2A 5a 1 GAME ROflM WqdO 518"GYP.BOARa 518"GYP.SOARb !"�r! t1NIT�0 32� GREAT Rf}bM WODQ{PNY GRAaE) Sa2 BE�ROOM 328 KI7CHEN WD�D[�NT GRAOEJ 5Q3 BATHRpDM 329 MECHANlCAL NIA 50A CLflSET 330 MAS�EP.SUITE W04d{PNT GRAaE} 505 STORAGE 337 MA57ER BATH WQ��[PNT GRAaE] SD6 MECHAf�ICAL R�bM 332 WARRft�BE Wdbti(PIV7 GFtADEJ 5a7 6AFHRaOM 333 BE[]ROaM W�O��PNT GRAOE] i.1NfT 3B 5a$ ItIFCHEN 334 BATHRd�M WC�QO�P?V7 GRAOEJ 5ff9 LIVING R�DM 335 GLQSET WaUO[PNT GRAaE) 510 MEGHANECAL UNI�1 E 335 FDYER W�ap[��d�GRApE] 511 $EdR�aM 337 I(ITGH�h! WO���PNT GRA�EJ 5�2 GLOSET 338 GREAT RQOM WQQQ(PNT GRADE� 513 BATHRpOM 339 BATH WO�D{PNT GRAOE} 55�1 MASTFR SIJITE 340 BE�RC]OM Wl7i7Q[PNT GRAf7E} 5T5 MASTER BATH 3d7 CLOSET WQOQ{P�VT GRqaE) 57ti WRFtEIi�bHE CpMMUNiTY 342 HALLWAY W�DD{PlVF GRAOEI kJNiF 2C 5�7 GAMfRp�M C�MMLINITY 34� ELEVAT�R LCt66Y W�Q��PNT GRA�Ey �� 5}S BEdRQDM 5f9 CLOSET MAII+i�E1VAY�CE 34d MECHAM1IIGAL RUBBER �oTEs: A R C H I T E�T S 52p BATHRQi]M a7f�U WFSTGR�VE E�R1VE,ST€.7�p Appi54N,1'Y 750r�1 521 MECH.4NlCAL i. 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IN STUCC� THE C�NTROL 7�INTS SHALL 6E FILLED VIfITH �EFE�eTo ns.ni�as � ����;.=r s�='�� � � FOR�ASCIA AROFi1E f'�=�r� ���'' y SEALANT. THE FII�ISl� SNALL BE FLUSF�! ACROSS]�INT WITH�IJT ������ � =r i r�=Y���;� RAlCII�G. SEALANT 5i1ALL 6E �AIiVT�❑ W� A LOW-SHEEiV PAINT TO s'==`�=�`�`� MATCH A�]ACEfVT STUCCQ. _ . � = ��y��y.=s T�_f Z - ..W �: V !. ��y�W z 5 r��`'� r�j l r T i Y��y..� •r. � � � � �s�r=•�:...� �F��� 3. TN STONE, THE CONTRDL JDINTS 5HALL BE CONC�ALEIJ 11ND�R �EVEL 5-Til.PLATE _ , _ � ' � - ' ` -��`=��s`^' � ' _ W �-�� �/ Y�_x�.r,�� �? � M�RTAR. ��8.��� � ".. — � - - -_-� � I � � ^r�N s z��5 •J 4. ALL CaNTROL J�II�T SPACIIVG SHALL COMPLY MANIlFACTURER'S 5-' � Q [�— u r=r�"- ��- � L s.�- _ !W � `i ^y C r��j x � x�1 !..=��r� -J REC�MMENDA7I�N5, - = � _ LO 5 1 5 1 � -• --- 5� WAOl1GFff IR4N kAIl.lNG � �`= `:} ==�r_ W -'� � I i casT sroNe r�TM w � ���`x f�_ � FLA7FORM LEVEL _ � � � '�'s��;-s F�i �io.oa• .. --� - i [J'� �,r _c:r❑ =�� �Y f=Y� y P0� P�� � P�� c,,� Q =�r:�fv=rr�vr. ��- . � � d � � � ,__, - :>; - LEVEL 4-T.O.] - . -."'�' - - - : - [!i �� �,.�� - -C ' ELEVATIDN LEGENO o 7�6.[79' _ - '�'-� � - i•• i ' }�,: , : t 1 :.7; • t- i - - r-, � F: ti_ { ❑EC6RATIVE IRON � - � ;'-r i�=� - - - - - _i_i - -- -- - .�-�' - -_ - L - - ME�A�LIQN � _ �.c�r - - - ���_• . _ _ �t_�7.' -- . ' -_i ' [ . ' f� -i ' :� � . _ - - - � . . • , -_j.. -�" _7'i L� 7 • r� �; ��--r =- GL57 STONE TR]M __ �,�_ . �} -�-L . �- . _ . . , -_ , _ I ^ , . . . . _ � ' - - . .. r, _� . ��' . . - = J'� - - _ � 5-1 S�UCC�. PAIN�: RESi�RAafV�Q G�LD SW 6129 _ . �' �r ,-' �-� _ rF-; ' . :--- ? 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C175f 576NE 7RIM '1 _ .�� .r F" �{ L-�' S _ �.f:- .r f � i i r - • r-- - • � �1 - ���r r�� � =f r ` _s , 1i 57N•2 - �1 -•- -•- ' -I- -�- -• --•- -i �. i _ -- _ ' -_ • -, - - - - WRakJGHT IRON RAILING _..- -- ' �; ' - - - _ - - - • • • • • • • • - - WR�UGH7 IR4M RAILING � _ , _ 7�_ . . . .. _� 1 ' .� � _ � . _ ❑ECORA7IVE IRON ' � ' ' ' -_ - � - -j �, � ' �ECQRATiVE IRON MEC�ALl10N _' 1 . i '_�i', � �� ME�ALLfDN WOOQ CQRBEL =- _ LEVEL 3-F.0.7 -J---.- ' �_, .- :�r . CAST STONE'fRIhl fi92.88' Y . ^`_�""��: . . . . . i-, G45T STONE TRIM � -�--�7 �{ _. L..'..- - A s-� - - -W" _ � : ' J . _. ;l_• . . - . .. _ � = _'. :. � . . �� '- WflOC1 CORBEL ----L -. t-- ;�--+r_�r �;'-^--"--�---� - STUCCQFENISH � � 51 T � � .- ---�1 :,� �SFhi�•_ -- �� .t-�_'.! � � - � �-' - . -' - .�-` - I . � � -� '. '.5-' . .-' -. . .j J - . CAST STDNE TR1M �� �_ -. . - • ' • 1_ . • , -� � , - � � - • -_ ' , - -_- - . ' - -,_- - ' - __ - . � � :_r-�=s' 3-4 :. : . _ . :��_ _ • - . 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HALLWAY 3 LVL 3-RESFdENTIAL �= � — � � + � � � � � E I � � I f � f I HALLWAY 2 �VL 2-RETAIL _ I - � E + E � r" � 1 I LVi.i-GARAGE � _ � � w V �2 BU�LDING SE�TZ�N � � ¢ Afi,D7 SCALE: 1 8 =1 -� � � _�� W � � �,�- � � � �� � a �.,s � � � � .... �, . _ .� � � � o� � o `� �� ; � , Q � °a� � � � � m �-� � i � � �- � — � — — — — [--� � � — � — — — — — — — — — � � I � w I � I � I � LVt 5-RESIaENTIAL � i LVL 5-R���TERRACE ' � � r rm��1 T ' �.�..�...n � - - _ - - - T - - - - - - - � � � � I � LVL 4-RESIDEN�IAL — LVL 4-RE5I6E�iTIRL I 1 i I 1 I � � — — — — — I � — — — — — I � I � I � � ; LVL 3-RESI��NjIAt � — LVL 3-RESibEN7IAL � { u�i _ + \� _ , _ _ � � � iSTAIRWEtL I A R C H I T E�TS arao w�sr�anve uR�v�,sT€.��a AppF54N,1'Y 750f31 PNONE:972-333-5,}55 EMAIL:ralph�6usharchi[crts.design I I I � EMAfL:jay�hUsharchite�[s,desigry I I I � � EIAAIL:lyutl2r[o]busharrhiSeck5.dE5ign � LVL�-RETAIL / � � — LVL 2-RETAIL I � Il ISSUE LOG � � ti nA�r�: n��c'RiP`FI[3N � 09�a4j201 COMMEN75 T � � — �o��a�zoi PERMiT SfT T — � I I � I f � � f � � __ � � LVL 1 -GARAGE � t LVL 1-GARAGE � � \ � , � — � �- S�ALE � t„n 1,�,. _ ��_f�„ � I I z � j � � a ` _ _ _ _ _ _ _ I I � DATE L - --- - J � 1U1241�419 Z SHEET � 41 BUILDING SECTZ�N � A�.� 1 REFER T� ENTRADA DESI�N �UIDELINES F�R FURTHEI� aETAILED INF�RMATI�N REGARDING THESE PLANS As.a� scA�: 1�s•-1�-�„ m � _ `i�.�t _^� � `� i�r W n i- W =,r_ 1= � s< � -- y;==_=�s; _ �r=_ - �u _ �F _ ?- I��++� t ft~ - _ - - � __ f . _ i r�� � _ � V � .'��i s� W -` ` � I'--1� �� - �,-� - � -_�r_i.���`�� -�� z r � -=f: _ � L.L �i r -$x- _r rvi � � _ - `s~•��r.-r � ,r��`�� 11 � 5c�� -�r- - -_- LL - �r� r W N �`s F C �^y ti� � r `r.,^�`'r _ - c- ��Y : c -�= � � ��W.f�C 7 r`-.f. � '-�' .n L�r F` �- ` � � � . 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LVL 3-RESTOENTIAL �� ARCH ITE�TS arao w�sr�aave uRFv�,sT�.zop � � +� � 4 AppiS{]N,7'x 750o-1 — — — PN4NE:97I-333-5�i55 EMAIL:ralph�6usharchi[ects.design FMAiL:jay�aUshar�hite�[s,desigry E�A0.IL:butler[�f]usharehitecks.de5ign PRU]ELT N0. 18-154 rssvE Lo� LVL 2-R�TAIL ❑AT�: ❑C5C'RiP`FIi]N o9�aa;ani COMMEN75 zo��alzoi PERMIT SET / � .. �� \ -:`,: �� � LVL 1-GARAGE 7 � �cr4�..�' �. � Z a � � DATE � l U1�41201�3 Z SHEET � �� BUZLD�N� SECTI�N � A�.�� REFE#� T� ENTRADA DESI�N �UIDELINES F�R FURTHER aETAILED INF�RMATI�N REGARDING THESE PLANS A�.Q� ��A�: �,$�_,'-�� m � rn � rn 7� � � rn Z -.� v a a rn � � G� Z � � � 0 rn � Z rn � � � � � � � _ rn 70 a rn � � r rn D � z � � � � � � � z 7� rn G� � 7� D H � � � 1 rn � rn � � z � g._�,. � 13'S,. 4" Fi,_l.. Z�_l,� �y,_3. ��,1.� 11,_i., Z._1,� a �' o a � c►+ c-�"� p0 - , - : � � � ❑ I I � � ��, Z -- o � � - - Cn rn � � � � z . r � C r N n � � a m r= r C C C r r � w �- , 77 ?7 `� V7 N � a 0 0 � - ' _. • ' ., _ • • , - a a n rn II 1 I i I I I II I I I I I I BUILDING SECTI�NS ISSUE F�R PERMIT SET � A n p 3 y � � C'UC'YF�1CjI-1T. F3L3SFf AIZC�HITCC'�'S, LI_C' - ?U l�7 � 9 �' � � ��� � E N T R A D A W E S T L A K E �I�IyFG'� Ititi�1t3 ltiIIL'Eli11i[11'fiil�llll"illf Ii�C�i f llly{1i1�[ Illl\I\�I1Hhl.�{�I1V�1lfti��Hl I�.:���:.�..:_,,��,���,�,��� �� ��,�� �� 'J � �] p �� � z a� � �l R1.rC���L�Rf- FIIIiSf i'l:lti5�1C5�FldE��f RIFfI�f1,IS'iiC"IIFCBl.bli\�TI Ih fiL4Lfli-R lli�TIiF i'Fliu ih Ew��I.I I H�I+1T1�i�I�11IIS i'k��A-i T � � '—` � Y � m ����II� y �tiS fIItiCRf-FA�i�S,Ekff��ft.�a1i7f�f[iI.�Iltitiln�..IF Fflt!\G,ISTUfif FEftilill�IlT Ti77}�!;k1�1h11�iiL�T4:��li�i[�A17ntiiiFTllF.flf�til[�tiLl: � � •� v r1 ❑ � � ,�4'�j n+�� � HfF�1R1-:1ti}�tr�":SiR1.rCTICiI�IS L��ti1�Tl-•.'�I�I���R PGR['1i�15Fiti ti{AiiF. fL 15�ti-i���T�EF•;fN:T�f}I1T-FiIF[iN�ti!`:R tTR FICYI I�f-.H��IiT.11� � s .� - � � � � z �� c��� A CATAL�N IAN VILLAGE <<��,�.�,T����.�.�:�W�.���tii-#�']C Ifti F[]l til]ATIUY.IV1'�S.A\l7tiTRL!l R1HAl.131'l-11Hf'FiPiilVtif'.[i��,.�rrr�:«„���,T,..�,�:� ,�><< � � � � II � 3 rn � m O =a s w,,�� .V L FFF1i=itAi..S1�.I�I�Fi.:1\i7l.f1f:.1L f'�]L�l"ti,[1RI71NAtiC85.Ati[.�EtGS�f7iiCl�i��.L'S 7AwL�PRFI�i 1.1r�1Cli Ill�tili.It1�i'1fiTfA=l-4ilp.5k:1'E.A��S L1�4ifi II m [V � _ r `� '� � �94Si�nM1Fl.G�T1LfiIItiAAfl:.:1h[ihll�tiildl�5lftii�7l.Y�fIiFT'f.f]Atihf��Hl.to11�F:17Hf�.FI�HEAtiI�hURIyG[�i\STkI!iTll��i flff�til�f'LA\SnHI� � m " �^ � � r � ���� � BL�CK N: MI?�ED USE , � Q 'p rn r*� N � '�C [:np5"Ri�iHFFl7.1'+F7 1H1�S1�BSF[ii�ni-1��PYH1[ilfiPkUTI`CTfllti�lti�!!"qY-f.�f11TNCil R.1E 1�'nkk•'I.iwl�ffi¢FC.I�] UFTfIFCC1p1"RI[diT:�l�l. ° � p � '�r� � �R'" m � T�WN QF WESTLAKE 1"ilth 1�1S11iti[UFl�ffl•Ci'��i3G121��•�R.1\11Ktif1��1'A5�RI'Nlfll{pU!i,l� N'[�EtKSf'iIPYld[[IH'fPRn(�!L'11[IkAI]'lli IH•�r1 iHf=. � �j � 'A ?F ¢0.�^ m Pf{i1TF.'.C��i'If1\[VLI.UbF:SHVT1�N11'f 1.1111'E1�.i'll'137�Hf=IIVLk:1i.L Illµ�1�ISN�I'f.L.r13'f1{I'112Rr1tf'Fh1f-1'7'.l�fl�'If411'll�i7'I[1kIlF}i'�11.'�'� � � �, � TARRANT CDUNTY, TEXAS � ��;uc:ir:�.�i-�,rs{n rur.En:si�sy uni�r.i:.si��Forrenn-.�:ni���.i:�n�:�iit�re�ri.uucrr�rnEr_;rvi.-�r;s.u��irr.��r<iu,��� ierrk�sr�rr.r, D �n�+� Q _J �.�1ti I[�[�:lif.5�1?iitil.i�1�11 ff{I�[�F.�ti:Lfi�l!:uk�i���Sti1�HL'1�1��\IVH fiC�ll PWilti I�ililti�itil171 f7.1V[7���K 4�1��v�I�11[4 �i�111'l�.ti�A�il�lti T�it „� J � 1R�tiH AitC�HPII Cl i.l IJ� V 1 7 9 n � ! 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SUITE �0❑ ADDISQN, TE7CAS 75401 _ CZ REPLAT � TEL: 459.857.3151 C3 KEY M A o �OIVTACT: MYLQN CHAM6ERS C4 SITE PLAN U � - � �5 GENERAL N�TES a � C5 � � m C7 M � �g GRADlNG PLAN � " ��T�B E R 2�� � �g WATER, STQRM, �UCTSANK & SEWER PLRN u p , - ... � ��p ERQSIDN C�NTRQL PLAN 3 � - ' - C11 STREET LIGHTING PLAN � 0 U � J DEVEL�PER: TROPH� c�ue W � o � � CENTLJRIDN AMERICAN `R : i J �,�-�40 �,�w�- � F' � � G [�HO$ JAi�AES � 18�� VALLEY ViEW LANE, SUITE 3�� ,�L�� l�ediin ��Ao� � � ¢ FARMERS BRAN�H, TEXAS 75234 �.�-�`� � C�m�#J� cfl��se �a Q a � � E � � 5�1��'���pti{y� y FR��y SEA�INaLE y'^ � r r a `�,�' P y[�.q�r �� _ � � � N 114 F c��'' �o�y Y���5"�rFwo�+ W a � �� ; y� �� ����rs�5s a " I W r�n _ � .p �a�� � � r i I J � _ WESTLAKE — � F� 1NVERIVE � c ° N1�D�RELAf�lD � � -- SITE N � � � ,�t_.....; _. . ,. ,. -� a o � .� � N p�� �i C a U Q DEVEL�PER: ¢ ��4 � o p � �4� ¢ The Mooreland Funds ¢ sotA�,� � Maoreland De�elopment n �c�� � 18D❑ VALLEY V1EW LANE, S�ITE 3�D ��,� ��A� �` ��, FARMERS BRANCH, TEXAS 75234 �s� % Q G�;�F BGE, InG. � TEL: 214.287.9�fl9 r C�N TACT: M I KE BEATY -��°a � . 2595 Dallas Pkwy., 5uite 204, Frisca, TX 75D34 J �.,�[�" N � � � Te1: 9T2-464-48�0 • www.bgeinc.cam x TBPE Registratian Nv. F-1046 � VtCINITY MAP e � � {NOT 7Q SCALE} �sr"iy► 0 c � �� • ��. � � � 4 � � � � 1 � W y f { � * d r � � � � � � Y� .+� TH�SE PLANS ARE ISSLJED F�R � � THE PURPDSE DF PRELIMiNARY a '~► � ++� REViEW AND ARE N�T INTENpECl " �'�'`�+'� F�R C�NSTRiJCTI�N. a `v W��� ��J���� �� x a � FINAL F4RM THEY WlLL BE � - r TOWN �F WESTLAKE s�A��a, s�c��o ANq DATED. � U ^ �+ � ■ � 15�� S�LANA Q�.U� RE5PON5�8LE ENGINEER: TVWN �F �E�7TLr7KE � SUITE 72�� T�XAS REGiS ERE� ENGIlVEER1NG �, WESTLAKE TEXA� 7fi262 ��R�n F-1046 � TEL: 817-43Q--D941 TEXAS�RE�STi�AlQN �tJ��88485 � oc�oe�� 2�, 20i 9 TI TLE U� Z,o�i �� DATE �� ma � � � f � ' nWNER'S CERTIFICATIDN 1 � 1 � ' ' ' , � � � � L�t 1, Block I�, WESTLAKE ENTRAQA, an addition to the Town af West[ake accarding to the plat thereof recarde� under LINE TABLE ', 1 1 ,�32 5Q. �. il, fnstrument No. D216D272fl6, Real Property Records, Tarrant County, Texas. � � I ' '� � ' NUMBER B��iNc DISTANCE ' , � f r � l / nWNER'S DEDICATI�N �� IV 18'14'z5" E 13.33' � 1 LOT 1 R, BL�CK 4 `� � � SH ,,4 , ' ', , ' � NOW, THEREFQRE, KNQW ALL PERSQNS BY THESE PRE5ENT5: L2 S 71'27'2Q" E 23.43' '' L3 5 0�'0�'�0" E 25.02' , �(1 , , � That BG F�}C, LLC, d�es hereby adapt this Plat, designating the herein aha�e described property as R�PLAT �F L�T 1, BL�CK ' � � ' � � N, WESTLAKE ENTRADA, an addition to the Town of Westlake, Tarrant County, Texas. The easements thereon are hereby PRQJECT L�CATION L4 N 89'58'S7" W 49.50' , � �WESTLAKE ENTRADA ' ` � reserved for the purpvses indicated, and in accordance with the easement documents fi[ed with the Town of Westlake and L5 � 3t•32'po" w �a.o�' � / (INST. N0. D21 Sn71847} ` � � � Tarrant County. The utility and fire lane easements shall be open to fire and p�lice units, garhage and ruhbish collection ' agencies anc� the public and pri�ate utilities for which the easement is reser�ed, and as specifically appro�ed by the Town of � � L6 tv 18'14'25" E 15.53' , o� �P R.T.C.T.)� � Westlake for the use af a partiCular easement. The maintenan�e of pa�ing or any �ther surface on the utility and fire lane m 5p4p,NA��' , �' � � � � � easements is the sole responsibility of the property �wner. No buildings, �r ather permanent impro�ements shall be constructed, S CURVE TABLE �Cy ,WL ENTRAQA BUILdING, LLC � reconstructed ar placed upon, over ❑r across the easements as shown. 5aid easements being hereby reser�ed for use and o , p� Q , (INST. N0. D218137177} �_ / accommodafion of all publi� utilities far which the easement is reserved, and as specifically appro�ed by the town of Westlake. NUMBER DELTA �tAo�US �HOR� CHORD ARC � 1m �D.R.T.C.T.} - - - / Any puhlic utility far which the easement is reserved, and as specifically appro�ed by the Town of Westlake to use a particular 6EARING ❑15TANCE LENGTH , � ,' ' / easement shall have the right to remove and keep removed all or part of any buildings or ather improvements which in any way VI C I N ITY MAP C1 22'39'01" 30.ti0' N 82'43'57" w 11.78' 11.8fi' , �j �� _ � may endanger or interFere with the construction, mainfenance, or efficien�y of its system in the easement and that public utility �,,1 N ' � shall at all times ha�e full right af ingress and egress upon the easement for the purp�se of c�nstructing, reconstructing, �NOT T� SCALE} C2 71'27'20" 34.flD' S 35'43'4�" E 35.�4' 37.41' , � inspecting, patrolling, anc� maintaining and adding to or removing all or part af its system, subject to complying with all ordinances, ' � ' �0'x 1 Q' WATER ESMT. � C3 9�'pt'03" 39.flp' S 45'Da'31" w 55.1 fi' 61.27' � a (iHsr. Mo. oziaax�zos} � S 1 � � — � rules, regulations and resolutions of the Town of Westlake, Texas, and in accordance with the easement documents filed with the , �—i (P.R.T.C.T.J �1 � Town of Westlake and Tarrant Caunty. The TQwn of Westlake, Texas, and the publi� utility shall have t�e righf of ingress and C4 12'45'57" 112.67' S 83'36'32" W 25.08' 25.14' ' � '� WATER ESMT. / 42,D01 SQ. � egress to private property for the purpose af reading meters, maintenance and service required or ❑rdinarily performed hy that � {IMSf. M0. b218a71$47) ufilit No eneri� "U.E.S." utilit easements will be allowed. Na easement will be allowed b se arate instrument without C5 1 S�4FJ�17'� 172.67� S fi7�FJ�'.3S" W 56.27� 56.`JZ� , ,' � (P.R.T.C.T.] � , Y• 9 t Y 7 Y P �� � � q� L�T 1 , BL�CK P written appro�al by the Tvwn of Westlake. C6 5'03'53" 1466.56' IV 2i'Oi'28" E 129.60' 129.64' ' �/' ' � J � &' LIGFiT AN� �UCT 6Ai�1K ESMT. � ��^`� � WESTLAKE ENTRADA � ' � {INST. NO. 0216027206} � aN Notwithstandin an thin to the c�ntra m this Plat, the nwners, for themselves and their success�rs and assi ns, reserve and ,' � � {P.R.T.C.T.) Q o��-, (INST. N0. D2 1 8 1 40387} g y g ry g � � �, �� ' retain the right to grant other righfs and easements across, o�er or under the easement tra�t(s) to such other persons as the ' ,, ' � � �c��' Q�.� (P.R.T.C.T.} o w n e r s d e e m p r o p e r, p r o�i d e d su c h o t h e r g r a n t s a r e s u k a j e c t t o t h e e a s e m e n t s t o t h e T o w n �f W e s t l a k e g r a n t e d i n t h e e a s e m e n t � � o" �� a �o za aa ' ,, ' � � � ��e� documents, and the uses granted do not materially interfere with the wse �f said easements by the Town �f Westlake for the �, `�'�;� � MRW INVESTORS, LLC purposes set forth herein and the Town approves said additional easements or additional uses in writing. Any damages to � ' �qR� �� � (INST. N0. Q215147255) facilities located in said easements as a result of the use granted to suGh �ther persvn shall be prvmptly repaired by such ❑ther SCALE: 1" = 20' ^ a�LE �� s� LIGHTING, OL1CT BANF(, person, and the Town af Westlake shall ha�e no respansibility for any damage ta such ather person's facilities in c�nnection with V C� {��ST �'t'��1'iy l TRi-courarr, a+a❑ An�,+os Es�+r. �D.R.T.G.T.} I N�, RIG (ir�sr. r�o. o�isiao3a�) the use of said easement by the Town of Westlake. � � 2 HT-o � [P.R.T.C.T.) �� ' J , �2 �p f�� s0272�s-yrA�, rRi-couNrr ESMT. Q � � � (INST. NQ. 0218140387} In addition, notwithstanding anything to the contrary in this Plat, the owners, and their successors and assigns, may use the , �� , , ' � � � � {P.R.T.C.T.} easement tract[s} identified in the easement dvcuments, and shawn within the boundaries of the platted pr�perty fvr paving, � �i v S ]�.27� ` � � ~ pedestrian walkway, parking, landscaping and aerial improvement purposes {the "improvements"}, which d� not materially � � ' , ' 2Q„ � � � 1 ` ! l _ interfere with ar prevent the use by the Town of Westlake of said easements for the purposes set forth herein. Any damages to J � e , facilities la�ated in the easements identified on the platted praperty as a result of such uses shall �e prompfly repaired by the ^ � I � ' �8� , then-current awner of the platted property that caused such damage, and the Tawn of Westlake shall have no responsihility far V �z- ' � any damages to the improvements in cannection with the use of said easements by the Town of Westlake. m Q I ' L�GEN❑ � ' , That the undersigned does hereby dedicate ta the Town of Westlake, in fee simple, to the publi� in perpetuity forever, the streefs � �'��' ' afld aIIEy5 SI1DWfl thBfEDn, TII� StfEEtS�fld SIIeyS�f�dEdlC�t�C� fdf�}UI7IIC �JUf�7d5�5. D.R.T.C.T. QEE�REC�R�S,TARRANT COU�lTY,TExAS ESMT. EASEMENT ,- q , I � INST. I�1STRlJMENT � � Q p This plat is appro�ed suhject to all platting ardinances, rules, regulations and resolutians of the Town of Westlake, Texas. Na. NUMBEa � , , d �1 HATCHEa AREA TO BE PG. PAGE , ���q � ABANOONEO . �C.] Witness m hand this the da Of , �0 P.R.T.C.T. PLAT RECORdS,TARRANT C�LJNTY,TEXAS /'� ' a OnJ BY THIS PL4T ,� y y V �; S[�.FT. S[�UARE FEET , m�� � '` � 6,JS7 SQ. FT. ucHr ES�AT. g,05' ' ^ � �� V �0.37 fi AC R ES} [IMST. M4. d2�P�2T C T; VflL. VQLUME , , Cp � � By: BG FQX, LLC � AREAS 7�BE ABANDONED BY 7H15 PLA7 I / S� Q L�T 1 , BL�CK N � ,` � a 7exas limited partnership C]� � 10' WATER ESl�T. , ' � �. 1NE5TLAKE ENTRA�A (iNsr. No. oz�saz�zos) � � �INST. N4. D216�27�QE} (P.R.T.C.T.} _ � �a I gy. Printed Titl�: , ' �-" � �P.R.T.C.T.} �5� ❑RAIMAGE ESMT. J Q � � � , , {iNsr. r�a. o2iso2�aos] o � � ' {P.R.T.C.T.) �" � �" Printed Name: , ' BG FOX, LLC TO BE A6ANOONEO BY THiS PLAT ' � _ � � I � �INST. N0. a217204553} � Q � �a � � �. � (d.R.T.C.T.) � � I S7A7� OF 7EXAS § �,y� S 7z.�5• tl `" � I CDUNTY �F § , y� ' z�•�� ' .-, �8❑r?$ �- v ' ,�� �,�^� ��ry`� - I BEFQRE ME, the undersigned a N�tary Public, in and far The Sfate af Texas, an this day pers�nally ��n ' o e`�U' ' � R� � � HATCHEO AREA Tfl 8E I Fl f ' 0� o � ' o � ' � � aan�aoor�Eo appeared kn�wn to me ta he the pers�n and off cer w ose name is subsc ihed to the foreg�ing � �� �?� � � • 1p' ELECTRIC ESI�T. BY THIS PLAT I instrument, and acknowled ed to me that he executed the same for the ur ases and cansideratians therein ex ressed and in �,�`'�^�� ,�=y ��N � � � (ir�sT. r�o. ozi so2�2os} 1 .29 2 AC R ES 9 P P P , c, o � � ' �i .� � VARIABLE-WIDTH {p.�.r.c.T.} � � �� I the�apacity therein stated. ���V � y �� ❑ � � �� � IMSTNITMO. 02 6027 a6} J ' ' �m`" , ' �� � � U�s � � {P.R.T.C.T.] � � � � �I ` � N 8457'a8' �?43.°�' }��� ��T 1 , BL�CK M GIVEN UNDER MY HAN❑ AN❑ SEAL QF QFFICE, this the day af 2Q � � `- " �' y � � � I WESTLAKE ENTRADA � I 1 � �� �" �� � �— � p '� 1 �F. �"� � � , �� _ �'m �, o C4 L4 I (INST. N0. D216�272�6) �� 1 � ��� (P.R.T.C.T.} No#ary Public, 5tate of Texas � , , ' `r� G� _ I � � , �� �. f caoc FORREST LANE 6, ��c SURVEY�R�S CERTIFICATE 0 1 (INST. N0. d217129635� � I � ' f �D.R.T.C.T.} KNaW ALL MEN BY THESE PRESEI�TS: a� i a'x i o' wA�R ESMr. I , I �IMST. M0. �2160272Q6} That I, ❑a�id F. McCuflah, do hereby certify that I prepared this Plat and the field notes made a part t�ereaf from an actual and � ' {P.R.T.C.T.) ` ` ' ' / ifl� ELECTRIC es�r. acGurate survey of the land and that the corner monumenfs shvwn thereon were properly placed under my pers�nal supervisi�n, � � � t�n�sr. n�o. oz�soz�sos� f in accordance with the Subdivision regulatians of the Town af Westlake, Texas. ' (P.R.T.C.T.) � > } 15' DRAINAGE ESMT. ` ` � z , ' / 1 � (iNsr. No. o2�sa2�zos) ❑ated this the 1th day of Octaher, 2019. � � ` m , , � I V I I (P.R.T.C.T.J � �- r ' / �, l } O , , �¢�y�ry�[�l ' I � � 8,2 69 5Q. FT. � � , ' � �'��a,,� � � � J�` � ' �P'�E���F F',9 � Q �. P �. �. 1 1 �: �• . � , I ��,ti e�-�°� e-�`'� LflT 2 B L�C K N � #: � a• � � � � �`a�� �' � , W ESTLAK E ENTRADA � � Da�id F. McCullah •••s••••••� � •• � � wl , ' ' � � �INST. NQ. D216fl27206} 1 Texas Registered Professi�nal Land Survey�r Na. 40�3 ...�C.��....v�. ! . � � I l �P.R.T.C.T.} � �:�Q aP:� � �a' wn7ER Estirr. ' ('', q •.;E'55�o.••p � , I , _ [IMST. M0. �2160272D6} � � �� S U Rv E� i , ' ' � (o.R.T.c.r.) � � C A Q G F D R R E S T L A N E 5, L L C ' ' ' ' � � 1 .218 ACRES \ �INST. N0. D217129�35} STATE OF TEXAS § a ' , ' ' � (�.R.T.C.T.} ' § m C�UNTY ❑F I � � LCJT 3 BL�CK N � ¢ , ' ' - � � ' BEFORE ME, the undersigned, a Notary Public, in and for The State �f Texas, an this day personally appeared Da�id �. � W ESTLAK E ENTRADA McCullah, known to me to be the persan and officer whose name is subscribed to the faregoing instrument, and acknowledged to � l Q � � � � (INST. N�. D216�27206} ` s� WAI.L A�AfN'fEMANCE ESA�T. / me that he executed the same for the purposes and considerations fherein expressed and in the �apacity therein stated. � ' � _ \ (ir�sr. r�q. o2�saz�zos) z ' , � ' _ _ �P.R.T.C.T.} {P.R.T.C.T.) ' GIVEN UND�F2 MY HAN❑ ANq SEAL OF �FFICE, this the day of , 20 i � ' 1 � � � SAND PHARMACY WESTLAKE 1�881 LLC � � RE P LAT v�i (INST. NQ. D217245875} � f � 1 �F ' I � (D.R.T.C.T.} , ! �Iota Public, State af Texas �v � 1�' WATER ESMT. , , ry W E S T LA K E E N T RA D A I , r (INST. N�. D2(D R?T.C.T.} � � Ir � � x L�T 'I , BL�CK N � z o GENERAL N�TES 6EING 16,387 SC�UARE FEET 00 IN THE WILLIAM H. PEA SURVEY ABSTRACT N4. 1246 � 1. Basis of bearing, horizonfal and �erti�al position deri�ed from the Texas W�5 RTK Network-Texas State Plane Coordinate � � System, NA�$3, North Central Z�ne {4202). TDWN �F WESTLAKE, TARRANT CDLINTY, TEXAS � OCTOBER 2�19 w 2, �Io fla�dplain exists an this site. ti �"' BGE, ln�. 3. 5elling a portion of this property by metes and bounds is a�ialation of the Town �rdinance and 5tate Law and is subject to �WN ER � �595 ❑allas Parkway, Suite 1�1, Frisco, TX 75034 a fines and withholding of ufilities and building permits. � � Tel: 972-464-4$Qa . www.bgeinc.com � 4. No generiG"11.E.s" {utility easements)will be allvwed. N❑ easement will be allvwed by separate instrument without written BG FOx, LLC � TBPLS Licensed Surveying Firm N�. 1�193953 � a ro�al b the Town of Westlake. cvpyr�gr,t 2vis N �p y 129 5 Mafn 5t, Ste 110 � Grapevine, TX 7fi051 �a 5. Unless otherwised nated, all boundary corners & lot carners are 5!8" iron rod set with yellaw cap stamped "BGE". a Contact:�avid McCullah Z Telephone:{972}464-4839• Email:dmc�ullah c�,Dbgeinc.�om �C � Prvje�t No. 1234-56�,IALIQFM C7 TRDPHY CLUg o � r � 1 a � � � ��y�4�� ��,Q" �4�^ I CRF- � �' �B�8 JAA�ES ,�,�•�'� �Aedkin ��R9� � ��^ � �,� Cemetery Goif y � � ��F��' ��S �v� Courss J � - y�l� 4p4{Y y FAII�, SEMiN�LE Pn � v � �i P l7�( '`�Y v � rn �F'�n 4 � RG �R£5!-f MFAO�� �¢ m N � 114 c,�'' °o,y Y W z �� �� �` �?� ��,����ss � x E W � _ � �p� � V � � i y � � gGE, fnc. v�ESTLAKE — _ F� iNVERNE � 2595 oaiias Par�cway, 5u��e 2�4 ���� " p Fris�o, TX 75034 � � Tel: 97�-464-48D� • www.bgeinc.Gom � TBPE Registration No. F-1�46 �+�G, Contact: .Jason Frey Te#: 972-454-4$�1 a 114 �a�yright 20�7 � ��� ¢ SQ�ANA d n�r �tQ a�VE RaAD ry,�s�s o G�TF` s �aoa vr '�-'�� a N VICI N ITY MAP - � - � $rATE H� {r�❑7 r❑ sca��a � DEVEL�PER CENTL]Ri�N AMERICAN � 18�Q V�Iley Vi�w L�ne, 5uite 3QQ ,++� ; r_' ��-� Farmers Branch, TX 75234 � Contact: Michae! Beaty �+i ;;i � �� � � � T�1: 2'14-287-90Q9 ;r: t, �+ 1' =�I i � __; � � r r i+' ' '' ` � � ;;' A . z�fe;� ��IIC��REL�I�D C�] / � �!-- S [t+•Z�n��e�nry �vrlr�r� nnt . . .. ..r � �� . P G�N- ` rA�N � ;� � � � �� 1 =,�,� _ .� i� n l 1 ��� � mv �� �J f ti �, �J �>-- _- �ti � � � -'� � � Q �q �� _ _ � ^, � w ]� � ��` - � 5�T E _�` '��, p�� C � � ❑ W - �- � � 1 �N.4 _�-�.,�_���� � ,, �'� Q ~ � � I'� �y�, � � 1 � - ,, , F � � � � � , � � �� , � Z � � ' ' , ' '` � �t ' - � �° � ' � — - z a. � Z cn o 1 ' � ' , � B DRILL � � ri � � o ' � � Z❑NE � ��, - f� � 8�, HQrizantol Scale: N.T.�. W � • r 1 '^ .• - � _ . ,,q � � (� 1..1..� � - ;' {�;! � y � � � I , �4 ��tAR�aNA'., l _ �y� � �] Z �� M • { --�—� ''� � � � � � %� - � � �`'�, ''�, � � ! z � � J W � � ,•' _,,� � � � �1� , — � .� . � Q °C] oWi.. � � "' Q N - 1 o ' � � '���� 1 '� _�`� . .�� C.3 .. � p � � '[ ,:� r 1 r =.. w ; 1 . 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N ',y ` ro �� ���� TE7(A5 REGISTERED ENGINEERING � ��l �l F:1 `� y '�y • � JASOlV A.�FR Y6P.E. �'i � - , TE7(A5 REGfSTRATI�N N0. 88485 = l I� C1 � n�. ., � ' i ❑CTaB�R 23� 2a19 _ �� . 1� � � � �'�, � �, 6 C � `� � �� , � [�''� _',�_� I��._:I•� a tf�'t .� �i � +J f 'J,�r�fy ��.� y �� \_. _ � ` , � .��t. �a�_���t�; : , . u+ l II � ; I_ur�S�l-LIC[i�7h AC�.iVi" a � � ♦ � q ' �R.I��1��l'•l !�� i '� ' � � r,}T�!�^i 1-,�n��-�� t- T o ' _' E : a � '� „ � � _ - ..- � =. ;.�-i,:�, o �� �' � �5 � � � �1 �� �e�� �Evisio�s ? � �, �i" I REV N0. ❑ATE a��������Q� x � �� �p � �� � � ii. �� �_ z �� , � - U �r��R � ,�� -, a � '' i oa ,�` a � C � �` \�..:''. � '•,1.�'_� �ll.- LE�END � �. � , � � . .� . ��--� .�;.�.� .,� RRAWN F3Y: v � �� � • r � � � �'� o ti,` t. w � �� � BL�CK NAME c�����❑ sY� xl �, � � w `{ � 0 i� � \ ' ���1� � � � � ;;' � `, � QATE: � ° � �� a � � PFt4JECT NUMBER: � , � � � ��..•- o , U � �` Sheet No. ' � � � � ���' � r.._ K E Y M A P � GRANADA r � �,� � ' ��r .,, � � : �, �� c�� z � ,', � ��� � � �� , : -� �i� '.. �� ��.�. :_ C3 ma � � �I`� ti TRDPHY CLUg W Y y o q 1 � l 1 r � �p �Q- � I I f� ',�,,' ���¢E' I CRF-L'����'� �B�B JAA�ES � � l / ,�,t, luledfin ��R9 � � � � � Cemetery Goif y �+ � ' 1 � � ��R�'��S �.]� course J o - I f / f/ 5�7� �p4{Y y FAII�, SEhiiNOLE �' � c2i � ' / � � �+�� P M[(,�'�r w.- s o `" � � ' � � 114 �`� Gc3° '�o�� Y��esh+�Fano� �¢ m N � W z �,� / / , � � .,✓,-�F �� �^ �� ��,��r+�ss � x E � ' -� � �- � � �, �p_ � � Y � �� �� �� � � � z y � � gGE, fnc. I � � _ ` _ — � �� v�EST�AKE — _ F iNVERNE � �595 oaiias Par�cway, 5uite 2�4 �' �' � � � �I T E � o Tx 7�0�� � F ri s�o, � � Tel: 972-464-48QQ • www.bgeinc.com / � � L�� � � � TBPE Registration No. F-1�46 � � 1�' X 7�' '"� Cnntact: Jasvn Frey ' f WE L�T � R Te#: 97�-454-4$�� � ,� �r _ a � 4 Capyright 20�7 I L I I 6' LIGHT _ __ _�� _ ¢ so�Ar�a � � � _ � ESMT & � � Q�,ir � � ' � - D B �t / "� _. _ aove ROAa Q�s ' �� ' � — _ 7 B ��� K P i G�T � o �� aoa �, � / ' -' _ ,�,�v-�' � , � - � -- _ L�T � N � � � _ . - _ � � ' -- �-_. — --_ _ VICI N ITY MAP - r - I � - �� � , (No7 7� SCALE) � � .i ----� _ —_ _ s ucyr DEl1EL�PER ; i ; -. _ _ ESMr � �o• X 2D� CENTLJRI�N AMERICAN �- � �•I D.B. �� �I ��, �EC. ES T ❑VERALL LEGEND �B�D Valley View Lane, 5uite 3oD , � � � Farmers Branch, TX 75234 1 � 1 � / r/ 1 � FH Contact: Michae! Beaty � � :I I � i PROPtiSE❑ FIRE HYDRANT T�1: 2.��_��7_�a�� � � � I.� 1 � — '�- ���- _ ` _��� 55MM PRaP05EQ 5ANlTARY / 1.� , .��,_� � - -� r � _ ------- � MANHOLE I �! ,_� � . - - � �L 1 _ ��-------__� r - �- J� �111��R E L Al�l a I 1 I - _ �- - � PRDP05ED S�ORM INLET ��,�� �����,, . :�����rri•rnt • ,�� , �� ,: � �� ���' �� :�,,' _ � -_ - __--__ --- ------- __ _ l - - _ _ _ - _ �Q PROP05ED STREET LiGHT _ ~~ ~ � EXISTING TRANSF�RMER � I j . � �-�y_ �. _ _ _ _ _ - l ���_, V3 � ' ', � _ -- .. � � 1. 1 'J �' 1111 �,'�-�.: - - - - - LS PR�PaSED LANDSCAPE Q I / 1 � � - ` _ w � 7C � ' � � U LV� � N , EXIS7ING S7REET LIGH7 � ❑ � .2d PUBLIC ACCESS ! � �� � & CInLITY ESMT. �� �� ; � � i J 1 ' EXISTlNG GA5 METER Q ��/ 'r I � � ' L LJ I � ;� 3' LIGHT � LL � � �� � �� 1 � , � 9 g S F ESMT Horizontal s����: , �� _ ,�' EXIS7lNG ELE�TRlC MANH�LE U Z � � ; �� �� � � � TA I �� = 1 . ' �ry aE � - - � o° �❑' �o' � EXISTING S1GN Z 0��. � Z cn � R E L E �7 �� M�DIFIEDJ � � � W � � �' �' �' �`� �ARA� E ��E _ � � � , �� y 14' �' 10' - - J I I � EXISTING �IRE HYaRANi _ � � Z � � Q 'I ' 'i I ! � W.E. I PDRTIDN OF EASEMEN� � ¢ , C� :� __� . 1 i � T O B E A B A N D O N E D Z � � J � � � �� '� �� ,� � - � �__ ;;; , - 15 D.E. �� � 1 n� I � � � ,� 7� ELEC ,�',�=��_ (T� BE � I (�} m Q.. W � c�7 � I �� �' ;' -.. ESMT � ABAND4NED) . _ i � � � ., � � W � � I I � ELEC J r� -- r' '; --_____ w � � � � � �C / �� ESMT � � � ° � � � l I � fjf,��. ' ��1�I r�' � NOTES: � a J �LJ J � I I �� � 1 �� � � d' PRQPQSED PARffING 1. ALL WES�LAKE ENTRAI7A INFRASTRUCTIJRE ASSIJME{] AS Q J CL � m ~' �� _ _�G r-., U] �, M '� '1 � / � _--.. . r --. ', � �i -- I � (3 SPACES} EXISTlNG FOR THIS PLAIV SET Z w � w � , � �' ,�� _ i 2. A�L ❑IMEN5I�NS AR� TO FACE ❑F CURB IJN�E55 Q � J � � �, � � � 15� TCMUp � � I OTHERWISE NOTED � _ � � s / 1 ,' ; ; �` -.,. � � U) Q � � ; �A rFR Es�r � � _ _- - --� -_� � .- �, � `� /' 1' ' �' ,: Y _ � - -- -- � -- -- - - � Y I G � B�l1 - "�" Cut found on top o# curh at the sauth medifln nase approximately W � � � a / 1 ;� � ;�' = r � f _ __ _- - � ~,� ~ � I I 691 feet sou#heast of the intersection of 5olnno 61vd. and Qavis Bivd. � � � �, � � J _ ~ � L 3 � ' Eiev. 668.9fi3' � � 1 I � � T �.�� , �� I � 6 LIGHT Q � � � ; � � - ESMT & D.B. n � � ' ' � � � `, i` � I I 8i�2 - G Cut found on fap af curh in the west turn ia�e median ot the T��SE PLANS ARE 155i�E0 FQF2 � , ' ��. � � oI I� � n intersection nf aav':s SCvd. ond Hwy 114 ppprnximately 3$ fee# wes# of the `� � J �� ' '���' �ARIABLE �it f L7 L�� I`, IV! centerline Qf Davis Blvd. ond 8 feet sou#hwest o# traffic signal pale an THE Pl1RPOS� OF PRELIMI�fARY � ' / �, I E [ ` ' � REVIEW ANd ARE NQ� INTENQE� � ' � � � � ' � S.S.E. + southwes� carner of intersectinn. �OR CON STRIJ CTI DN. x j r � �'. - (ro aE Moo�F�Eo) 1 L�T � Ekev. fifi7.93' WHEN 155L1E❑ IN : �� � � � 'J i � ` - - � FINAL F�RM THEY WIL� BE � y TBf�+l1 - "❑' Cut in median nase focoted � 7p� feet southeost af intsrsection af Qavi SEALED, 5lGNED AND pATEp. � / i 1 PRDP�SED PARffING 4 � t� � . � Bivd. and Oove Road. Elev. 668.9fi :: ', � �7 SPACES) � � � '•�. -• � N n RE5PON51BLE Ef�lG11VEER: � ' �' � , ` 7 TB�12 - C Cut in rnedian nase at intersectian of Davis Blvd. ond Buil Way. BGE, INC. a �\_ .' IO ELEC '� Efev. 87�.'S$ TE7(A5 REGISTERED ENGINEERING N � � � � '` -' ' � � ESMT — — �� � � � PRdP�SED PAFiCING �iaM �-1a4s t � 1 I F � ��. .l. JASalV A. FREY, P.E. �i � i� � 24' FIRE LANE - ~ � �� �4 SPACES� TE7(A5 REGfSTRATI�N N0. 88485 � � 1 1 �; � �-� _ , , � ❑CTaB�R 23, �a�g N � .. �o' x �o' � — — — — -- Y f �s � a r � : i' yy,E - - - �E. � `- ' LINE TABLE ai j � �\ _ ` _ � _ +� _��_i Ili_:I•I • a f''J LINE LEiVGTH BEARING 1 � � 4 vE��fy ��:� �y � ;��' � , �_ ��t ��,�_���t�; , 4 j L1 10$.805 S7�' 27' 2fl.0�"E N � ' ` � ; +_�unslru[�i�an Ac�.i��i v i�, 1 I =� � WALL MAINTENANCE f M I N I M U M � 0 F �N�T 5 I Z E l�N IT 5 I Z E T�TAL � �F� �2 25.❑24 So- o�° oo.00��� �Ai�71r,f� i�� ESMT L3 49.499 N89' 58' S7.D9"W r�1TA�.-i- 1-3n�7-��'t- T�_.. � � i BEDRQ�MS PER MiNIMIJM AVERA�E UNITS T�TA� a • ' , / � - - - - =- - - � , 1 I�r�,,'� � � � L�� I'\ I V � U N� I L4 18.a�3 IV31' 32' OD.45"W - _.. . , r i=��_�� �I '' �/r�/ �� � � � L5 15.530 N18' 14' 24.Fi3"E - - ��T � � �E��S�o�� ? � � � � � ; � � � 1 BEDR��M N�A N�A N�A N�A REV N0. ❑ATE DESCRIPTIQN x ! � � ��� �, . � i � , � � � CLJRVE TABLE 2 BEaR��M 1 ,278 1 ,71 D 9 9Q ^ r I �� � _ - _ - _ �� � 1 Cl1RVE RA61US ❑ELTA ANGLE ARC LENGTH L�NG CHDRQ � �i+ �r I�_ � -- - `�� � � 3 B E D R��M 2,6�2 2,6�� 1 1 � c� .�o.aa' ��•a�'zo" ��.4�� s �S•4�'ao" �, ��.oa' a �+�/ 1 ���/' �� � � � � C2 39.Oa' 90'0�'a3" 51.27' S 45'flQ'31" W. 55.16' i ��, ` � � I 1 I � I+_ �� � =.-. - ' j C3 1i2.fi7' 12"4S'19" 25.11' S 83'36'5i" W� 25.�6' 1 � . �� . � � ~ `. f C4 172.fi7' 1$'�45'42" 5fi.54' S 67'5�'5Q" W, 5fi.29' � , �. � . RftAWN BY: �� ' J',, -'•-. 1 ;� � C5 i456.56' 5`03'55" 129.65' N 21'�1'29" E, 129.fi1' ° l� � - B �D� K N -_ , ± : �=�. � w . ;� I 'r 1; �`_ '� CHECKE❑ SY' � � �' ��T 3 . � x ° � � � I� � ,.,� � � , . , , Q A�E: � � 0 � �; P{�4JECT NUMBER: � `o x ° sheet No. m . 0 � � SITE PLAN + DEVEL�PER C�WNER SURVEY�R�ENG�NEER � � `� CENTUR��N AMERICAN MRW INVESTORS, LLC BGE, Inc. � � 'l804 Valley View Lar�e, 5uite 3D� �8fl0 Valley View Lane, 5uite 3�0 � = 2595 ❑allas Parkway, Suite 204, Frisco, TX 75D34 : Framers Branch, Texas 75234 Framers 6ranch, Texas 75�3�1 ` Tel: 972-464-480� ■ www.�ageinc,cam �� Contact: Michael 8eat � TBPE Registration No. F-1 Q46 �� z� Can#act: Michaei 6eaty y Cvpyright 2di8 �� Telepf�ane: (2'i4)-�87-9n�9 Telephane: [214�-�87-9D�9 ma C4 GEMERAL NOTES T{]WN �F W�STLAKE G�NERAL NOTES TR�P H Y C�U B o � � J � w� � 1. TF+ESE ND7E5 APPLY 7Q ALL SFiEETS IN 7H15 PLAN SET. 1. THE APPLICABLE STAiV�AR�S AN� SPECI�ICATIDNS, THE CURRENT VER510iV OF THE "STANdARd SPECIFI�ATIOfVS FOR PUBLIC WORl�S CO�VSTR�ICTIDN" ,�. i c�`'� �¢ �'� �aos .rA�n�s PU8LI5HED BY 1V.C.T.C,4.G. Af�la TH� �QWN �F WESTLAKE ENGINEERiNG STANDARflS SHALL APPLY, IN THE EVEIV� �F A ��7NFLIC�, T❑WN Q� WESTLA�fE ,�,�,y`z` }�edlin +��qo� S" ��'m � 2. C4NTRRCTQf2 15 f7ESPflNSIB�E FQF2, A�la IV1U5� OBTAIN Pf210R 70 CdPlSTRUC71C31V, AL� �1�CE55ARY CONSTf2l1CT1�N PEF2MIT5 f2EC�UIR�❑ BY 7H� L(]GAL STANDAR�S SWALL �C3VERfV. TI-IE CONTF2ACT�R SHALL ��LL�W ALL APPLICABL� TCEQ, A.W.W.A., AN� A.S.T.IvI. f2EGlJLATI�NS. ���, � Camete��y Course � a `' � MLJNfCIPALITY, C�IVTRACT�R MUST NAVE A CQPY QF T'HE LOCAL MUNiCIPALITY�S 57ANDARD C�IVSTRUCTi�N pETAILS QN SI�E.. 0��]�'S�` ��" • �'ai SE�A4NOLE �.� � $ � 2. Ak�L MA��RIALS AND WORKMAh1SHIP SHAL� BE 5U8JECT TQ INSPECTI�IV BY �NE TDWiV �F WESTLAKE. THE TOWf� �ESERV�S THE RIGHT �Q ACC�P7 OR �°P� �a �'�r � � U R�J E C� M A 7 E R I A L �R W�R#C M A N S H I P T H A T O�E S N�� C�I V F O R M 7� 7 H E S T A N L�A R D S A i V D S P E C 1 F I C A 7 1�N Q F �H E T�W N. `�'F�.- �� ���G� fiR�S H o� o � q 3. E X I S T I N G U T I L l T Y L�C A T I O N S S H O W N A R E T A K E N F R O M A V A�L A B L E R E C O R�S P R Q V I�E Q B Y T H E l 1 T I L I�Y O W N E R A N D �G E�D L�C A T I O N S �F S U R F A C� � �fAAfl'N �¢ z APP�IRTENANCES. L��ATIQNS SFiDWN ARE GENEftALLY SCHEMATIC IN NA�'L.1R� ANQ MAY Na� ACCUFiATELY RE�LECT THE SlZE AND L�CATIDN �F EACH ��4 _ `' .��' Y �� iM�RM�sg � x } `' w PARTICULAR UTILGTY. SQME �JTILITY LIi�ES MAY NflT BE SHOWN. C�fVTRACTOR SHALL ASSUME RE5PQN51�ILITY �dR ACTLlAL FIELd LOCATION ANd 3. AL� D�STURBEQ AREAS QFF-SITE SHALL 8� SEE�ED �R SDDDED A5 SHdWI� 4N THE CQNSTR�JCTI�N PLA�kS. y PRCITECTION �F E}C15TI�iG FACILIT�ES WHETHER 5H4WN OR N�T. C��JTRACTDR SHALL ALSQ A55iJME RESPQN518lLiTY F�R RIEPAIRS TO EXiS�IhfG � ��� �` � Q FACIUTIES, WNE7HER SHOWN Oi� NOT, �AMA�ED BY CONTRACTC7R'S A�TIVlTIES. 61FFERENCES IN H�RIZONTAL DR VERTICAt LOCATION i]� E7ClSTING �- Y�� ���17RACTQR SHALL HAVE ��1E �i} APi'R�VEa 5ET 0� CQNS7RLICTIQN PLANS ❑�i fiHE JOB SITE pI�RI�iG C�IVSTf�l.1C71�N. �o � .� � BGE, II1C, U�ILITIES SNALL �fOT BE A BASIS FQR ADLlVTI❑NAL �7CPEN5E. ���T�-A�� � � F� �Nv��N£ f-=-- 2595 Dalfas Parkway, Suite 204 5. THE C�NTRAC��R SHALL N�TiFY THE T(�WN �F W£STLAKE AT LEAST FORTY-EIGHT �48} H�]LlRS PRIqR TQ COMMENC�NG �DNSTRLlC�IO�J. e�ITE � � Frisca, TX 75434 4. AiVY COiVTRACTOR / SU6CCINTRACTOf2 PERFaRMING WDRK dN THiS PR�JECT SHALL FA�AILlARIZE NIMSELF WI�H �HE Si�E AN� SHALL 8E 50LELY �, ALL PAVING AND UTILI�IES SHALL BE C�NSTRL.ICT�17 ANd TESTE[] IN ACGORaA�1�E Wf�H THE 7DWN DF WES�LAKE SPECIFiCA�IQNS. � p Tef- 972-464-4$a� • www.bgein�.com RESPOhISiBLE F�DR ANY pAMRGE T� �XIS7ING FACILITIES R�5UL71NG QIREC7LY �R l�i�IREC7LY FRDM HIS OpERA71�NS. SAI� �X�STING I�APf2QVEMENTS SHALL INCL�J�E 811� N4T 8E LIMIT�a Tfl BERMS, ❑ITCHES, �EN�ES, AN❑ PLANTS. RNY REM�VAL OR aAMAGE T� EXISTING IMPROVEME�VTS SHALL 8E 7, AN �iVGilVEEREn TRENGH SA�ETY Pl�AIV !S REQUIRE� WHE�i �HE �RENCFi �E�TH ExCEE05 5�. ��Nc, TBPE Registratifln tVo. F-1�4� REPLACEI] DR RE�AIRED BY 7HE CDNTRACTOR AT H1S ExP��VS� ANR S!-fALL B� APPROVE� BY THE TOWN DF WEST�AK�. GDntaCt: Jas�t1 Frey 8. BASE� �N ❑lJF2 UN��RSTAN�ING AND TFiE INFQRMATI�N P{�QViDEa BY �FIE �aWN, THE WATER ANa SANITA#2Y SEWER LINES C�MPLY WITH THE WATER ! Te1: 972-454-482'f 5. THE CQNTRACTQR SFiALL MAIN�AIN A��QIJA�'E 51�'E ❑RAI�IAGE aURING A�L PHASES �F C��STRUCTIDN. THE �dNTRACT�R SHALL USE SiLT FENCES �QR ¢ 114 fl�HER NlET�iD�S APPf�OVED 8Y 7NE ENGINEER Ai�D T�WN} A5 REt��JIRE� TO PREVENT SiLT A1�6 CDh1STRl1C�jd�l DEBRiS FROM FLOWiI�G ONTO A[�JACEN� AND SANITARY SEWER �AASTER PLANS FOR TH� T�WN �F WESTLAKE. � Copyright 2��7 PRp�ERTIES. CpN7f2ACTOR SHALL C�MPLY Wl�'H ALL APP�I�ABL.E FERERAL, 5TA7E, QF2 L4CAL E�a510N CQNSERVATI�I�, Ahl� SIL�Ai`IQN Qf2piIVAf�CES. WATER N�TES: N �'-'� C��lTRA�TflR SHA�L REM�VE ALL T�MPORARY �R�51�N C�NTR�L aEVIC�S IJP�N C�MPLET��N �F P�RMANENI" �RAINAG� FACILITiES AN(J THE Q S��A�A 0 ES�ABLISHMEN� flF A STAND �F GRASS QR 0�'HER GR�W�H T� PREV�N� ERQSI��1. �HE C�NT�2AC�QR !S RESPQNSiBL� FDR dBjAINING PERMITS AND 1. C�iVTRACT�R SHAL� PIJRCHASE A CQPIE(S) QF THE ��WN aF WESTLAKE ENGINEERING S�'ANaARDS, LATE5T EDITI�N, ANa ��LL�W 5AlD STAIVaARQS �en�r APP1�aVALS B�FaRE CaNSTRIJCTI(7N BEGINS. dURVNG C��VSTRUCTION. oov� Rono � ��s� fi. IT IS THE �ONTRACT�R'S RESPONS�BILITY T� MAINTAIN NEAT ANd ACCURATE CaNSTRIJCTI�P� RECdRQ PLAiVS. A C�PY dF THESE REC�ftE7 ��ANS AR� 2. ALL WATER LINES, FITTINGS, AN� APPlJRTEIVANCES SHALL BE IN ACCORQANCE WI��! �'HE TflWN O� WES�'LAKE ENGI�}EERING STANDARQS, LATESF � ��.,'�'� Tg BE SUBN�ITTEQ TQ THE ENGINEER L1PQiV CQMPLETION a� C�NSTRUCT�QN. Ed1TIflN. ALL WATEF2 SERVICE C�NNECTIfl1VS TO BE FORD CONlPRESSI�N FITTINGS. A�L BE�1Q5 T� i�AV� RETAIN�R FiTTINGS (MEGA-�UG�. llS� aOi�ESTIC o�a � QUC�1L� IRQN FITTINGS �NLY. ��`�-'� ¢ 7. CO�ITRACT�R SHALL USE A�L �JEC�SSARY SAFE�Y PRECAUTiONS 7D AV01❑ CQNTAG� WITH aVERHEAQ ANQ lJ�f�]E�GRDl1ND PQWER LINES. THE �, C�NTRA�TflR SHALL �2EVIEW AND VERIFY ALL DIM��4510N5 SHflWN ��! THE PLAiVS ANd AL� FIE�D �ONdITI�NS THAT MAY AF'FEC�' C�NSTRlJC�'IDN. 3. AL�. �IRE HYaRANTS SHA�f� HAV� dN� {1} HY�F2A-5TaF2Z �aNNE�71�N ANa TW� �2} 2,5" H4SE NOZ�LES, ��1AL� l�AVE A MINI�fIJM {NAIIV BARREL ■■ �+ VA�VE OPENING OF 5,25", AN� SHALL SE PLACED fl�f MAfNS C7F iUd� L�SS THAiV 6" 1N �iAMETER. A�� �IRE HYDRANTS ARE T� BE PAI�TED PER Y IVINITY MAP � r 8. SH{7�]LD DISCREpANCIES dCC�R, THE CaN7RACTOR SHALL IVOTIFY TNE ENGINEER �FO OBTAIN l`HE E�VGINEER'S CLARIFlCATi�M B�FORE CDMM�NCING WITH ARTIC�E IV, SEC7EDN 2.H.5 O� 1"HE TQW1V QF WEST�.AK� ENGINEERIhIG S�AIV�ARDS ANQ AGREE[3 7Q $Y 7HE T�WN. �E�QT T� SCA�E} THE CdNSTRUCT101�. DEV�L�PER 9. C�hlTRACTQR 7� DISPQSE flF ALi� EXCESS EXCAVATIDN MATERIALS A5 �IREC�Ep HY THE DWNER. 4. lJTILlTY CQNTRACT�ft SF-IAL� PLACE APPR�PRIATE LOCATI�N MARKS �N T{-iE ClJR85 P�R THE TQWN C1F W�STLAKE ENGINE�RING STANdAF2�S. CENTUR��N AIVIERICAN 1�. T�+E CONTRAC74R SHALL TAKE AL� AVAILABLE P�ECAUTI�NS 7� C�NTR�L dUST. CQivTRACTDR SNALL C�N7R�L DUS� BY SPRINKLiNG WATER, OR BY �- ��-L WA�E� MAIf�S SHALL BE PVC AWWA-C900, �R18, CLASS 15� U�VLESS NdTED OTr�ERWISE, 18�� Val�ey View Lane. 5uite 30� ❑TNER M�A�IS APPR�VEa BY THE TDWN AN❑ ENGINEER, AT NO AabI�IaNAL CflST T� THE �WiVER. 6. TpP pF WATE� MAI�! SHAL� BE A MlNIMUM �F 48" BELOW TFiE TflP �F C�JR� �R 48" BE�OW FINESHEa GRAdE. I�ETA��IC DET�CT�R TAP� WILL BE Farmer5 Branch, T}C 75�34 USEQ. VALVES TO BE E�CTEND�� TD WITHIN i' �� GROLlN❑ I� MORE TI�A� 35". Conta�t: Michaei Beaty 11. ALL E7CCAVA71�1G 15 LINCLA551FIE� AhlD SHALL INCLUDE ALL MATERIALS ENCDUNTEREl7. UNUSABLE �XCAVA7EI� MA7�RIAL AND ALL WASTE f�ESL1LTING T��: ���_�g�_9��� FR4M 5lTE CLEARiNG AiVQ �R�B81NG S�IALL BE �15PflSED �F C�FF 51�fE 8Y THE C�NTRACTOR A7 H15 E?(P�NSE. 7. FIRE HYaRA1V7S SHA�L HE taCATED 6' BEHINa TFfE BACK �� ClJRB (MIN}. 12, THE CaNTRR�TQR SHA�L �'RQVIQE ALL f�ECE55ARY ENGIIVEERl�VG AiV� SURVEYING F�R LINE ANp GF2A�� C�NTRaL P�lNTS RELA�EQ T� EAF2THWQRK. 8. C�iVTRACTdR SHALL CLEAN THE WATER MAIN 8Y INSERTIDN QF "PDLY PI�S" AT �ESIG�IATEO L�CATI�NS. CDST F"�R "PaLY PIG" CLEAIVING WILL 8E Th�{E ����EL/ �l `iL.J 13. TNE C�NTRACT�R SHALL SALVAGE AND PR�TEGT AL� �7�ISTiNG PQWER POLES, SIGNS, MANHOLES, TEL�PNd�1E RIS�RS, WATER VALVES, ETC. Dl1RING RESP4NSIBILITY flF 1"HE C�N7RACT�R. �nq�nC•e�n:j � ��vlf•'C"�^'+4 � �_'�ns.Sra:S':n U . . 9, AL� C]�N�ESTIC WATER SERVICES SHALL 8E 1'� ��A55 20� P�LYETF�Yl�ENE. 14. BACi(FILL SHALL BE FREE FLaWING, FR�E �F R�C�CS ANL7 LARGE CLQaS. �ACKFILL SHALL 8E PLACE� IN 6 Tfl 9 INCH LIFTS AT ❑ft ABOVE �PTIMUM M�kSTURE ANa MECHA�EICAL�Y C�MPACTEd TO 95 PERCEiVT STANDARD PRDCTCJR F�R ALL UTILITIES. 1Q. C�RP�f2ATl�N STDPS 51�ALL BE FULL OPEN PRIDR 7Q BACKFILL. 15. ALL PR�7P�5ED GRADING WHEaE ANY BLJI�.DINGS MAY POTENTIALLY B� CONSTRLlC�ED SHALL 8E Aj flR ABOV� QP�IMLJM MOlSTIlRE AN� �1ECNANICALLY 11. C��2B STDPS SHA�L BE 7�S��t] ��R FL1LL FL4W WHEN 7HE SYSTEM IS P�:ESSURE f�STE'�. � C�MPACTEIJ TD 95 PERCEIV7 S7AN�ARD PR�CTDR. ALL �7HER GRApIfVG SF�ALL BE A� OR A8QVE DPTIMUNi M�ISTUR� ANa MEC�lANiCAL�Y COMPACTED � Q TO 9Q PER�ENT STAI�QARD PR�CTaR. CflNTRACTdR WI�L HAVE TQ C��R�INATE WITH TH� lJTiLITY �C�MPANIES FOR ANY ftEQ�JIRED UTILITY �2. 4�ETER BQX�S SHALL BE Fl��2Nf�HE❑ BY THE �aNTRACT�R ANd PLACEQ IN PAVEMENT PER T�WN DF WES�LAit� METER 80X DETAILS FOR If�-f�AVEMENT � ADJUSTMENTS AN❑ / �R RELDCATIONS. ��T�R g�x��. w ❑ � 13. WAT�R MAI�VS �Q BE Lfl�A�'�� P�R 7HE �LA�15. �'.J � lfi. E�2�SION Cdf��R�L D�VI�ES A5 SH�WN ❑N THE GF2AdING ANd ERD5I�IV �QNTRflL PLANS �OR THE PR�J�CT SHA�L BE INSTALLEa PRIDR TO THE 5TAF2T CL �" OF LAiVp pISTL1RBING ACT�VITIES DN THE PR�JECT. 14. METER B�?C�S 5HAl�L B� AQ��1STED �d FIfV15H �RADE PRI�R TQ PAVlNG. � � � 17. ALL EROSI�N CONTROL QEVICES ARE TO B� INSTALLE� IN ACC4�2DAf�CE WI�H THE APPR�VED PLANS ANE3 SPECIFICATIOlVS FOR THE PR4JECT. CHANGES 15. E?(7ENa SAMF'LII�G POIN7 2' ABOVE E?CISTING GRADE ANd ENp W���! A i" Cl1RB S7�i�. SAMF'�ING PdIN7S WILL BE �ETERMIN��] BY 7HE GONS7RUC�IOfV � � � � AF2E 7G BE APPRDVED BE��f�E CONSTRUC7I�N BY THE aESIGN ENGINEER AN�7 �FHE 7�WN D� WE57LAKE. RNSPECTaR. � � Q 18. I� THE EF2DSION C�NTR�L PLAN AS APPR�VED CAiV�VDT C�NTR�� �R�SIQN ANq ❑FF-SI�E SE�IMENTATION F�pM �HE PRaJEC7, �HE ER051�N COf�TRDL � � � � V,J � F'LAf� WILL BE RE4UIR�[] �0 BE REVISEQ AN❑ � DR AQC7iTI�NAL ER0510N CONTRdL [��Va�ES WlLL BE REQLIIRED ON-5f7E. 16. PIPE SHA�L BE TEST�❑ A� 150 P51 ��R FC3UR {4) HOURS. Y �._, � w � � 19. IF OFF-SITE BQRR�W �R SPfllLS 51TES ARE USE❑ 1N C�NJUIV�T�flN WIThi THIS PROJECT, THIS 1N�4RMATION SHA�.L BE �ISCL�SE6 AND SHC]WfV OIV TH� �7. CHL��2ENATE WATER LlNES AT 5Q0 PPM FQR FQF2TY-ElGH7 (4$} FtDL1RS. CF-fLaR1NATIDN 15 ACCEP7ABLE �LfRiNG T�1E PRESSfJRE TES7. U � � � � � W Q � ER�51QN CQN7�24L PLAN, Q�FSI7E B�RRDW ANI7 SPaILS AREAS ARE C�NSIDEREp PA�2T �F THE Pf2QJECT SITE AND THEREF�RE SF�ALL C�MPLY WiTH 18. FLLISHING ANa CFi�ORINATION SHALL �E CO�R�INATE� WITH THE COfVSTR�ICTIQN �NSPECTO�. � Ct7 THE TQWN 0� WEST�AKE ER0510fV CONTRO� REQUIREM�NTS. jH�SE AREAS SNALL BE S�A8ILIZEd WITH PERMANENT GROUN� COV�f2 P�IOR TO FINAL Z J � � � APPR�VAL aF THE PRQJEC�. 19. ALL TAPS flN E7(15TING MAINS SHALL BE WET TAPS. N� 51ZE-4N-SIZE TAPS ALLflWED. Q � � W � � � �0. TNE CONTftACTQR SHAL� ABI�E 8Y A�L APPLICABLE FE�ERA�., 57ATE, ANa ��CAL LAWS GDVER�iING EXCAVATIDN. TF�E CDNTf2ACT�R SHALL PROVID� � � � � aETAILED PLA�iS AND SP�C�FICATi�NS F�R �RENCH SA�ETY SY5TEM5 THAT COMPLY WI�H APPLlCABL� �.AWS G�VERNING EXCAVATID�V. TH�SE P�ANS ��• �x15T1�VG VA�VES SHALL 8E ❑PE�2A��a 8Y CITY PERSQNNEL �NLY. QNCE THE �IEW VVATER LI�IE 15 ACTIVAT�L� AND PASSES BACTERIOLQGECAL TESTING, � � Z " � Ur W � SHALL BE S�ALEa BY AN ENGINE�R E7(P�RIENCED IN THE ❑ESEGN �� 7RENCFi 5AF'ETY SYSTEMS ANd LI�ENSEd BY TH� S�ATE �F 7�XAS. SUBM17 PLAN TH� VALVES MAY BE OPEf�ATE� �Y CITY PERSONNEL �NLY. W � � T� � � ¢ � Ta �HE �WNER PRfQR TO CdMMENCiNG WDRK, THE C�NTRACTflR SHA�L BE SaLELY RESP�NSIBLE FflR ALL ASPECTS �F W�RK RELATED T� SANITARY S�WER NOTES: ¢ � J � � W � Q EXCAVA�i��k. J � rn � � ^ 1. CQiV�RACTOR 5�-iALL �Ut�G�1A5t A C�FY aF TNE TQWN �� WtSTLAKE EIVGINEERiiVG STANaAR�S, LATEST tDITION, AND F��L�W 5A�17 S�ANRA�DS DU�ING �J � �1. THE CONTRACTOR SHALL COORd1NATE C�PERATEON �F ALl� ExISTiNG VALVES WITH TH� �'dWN O� WESTLAKE. �HE CON7RACT01� SHAL� BE S�LE�Y �4�75TRlJCTION. Z W � w W �, RESP�NSiBLE F�R S�'fE rREN�� SAFE�Y �U�ING ALL PHASES DF C�NSTRLi�71DN. � � � � N �. ALL SANITARY S�WE{� LINES, FITTINGS, AND APPl,1RT�NANCES �HALL BE IN ACCORDA�iC� W1TH �HE TflWN �F WESTLAKE EiVGINE�RING STANQAROS, � - � � � 22. THE C�NTRAC��R SHA�L VERIFY ANI] CQdRI71�EATE ALL i�IM�NSICJNS SHC3WN IiVC�UDING �HE F-#ORIZ�NTAL A�fa VERTICAL LaCATION dF GRA7E IN��TS �ATEST E�IT1C}N. � � N AN� ALL �1TILITIES �RCJS51iV� THE S�DRM SEWER. � � � 23. 1"HE SIT� U7iLI�Y G�NTRAC7DR SFiALL PRDVIDE ALL MA�ERIALS AND APPURI"ENANCES NECESSARY FOR C�MP��7E INS�ALLA�IDN QF TFIE S��RM SEWER. 3. ALL RESI�ENTIA� CL�ANQLJTS WIL� 8£ BASS & f-lAYS 4�4 �L�AiV�L�T OR APF'R�VE❑ EgUAL. w � � � � THE �'OWN �F WESTLAKE SHALL INSPECT ALL PUBLIC iMPROVEMENTS. 4. TH� SANITARY SEWER SERVICE LINE SHALL BE ExTENDED A MiNIMUM 4F 5 FEET PAST THE PR�PERTY �I�lE. (.] � � � Z4. TF+E Ga�ITRACT'OF2'S BIQ PRICE SHALL INCLI�aE ALL INSPECTION �E�S. AS AN ALTER�iAl"E, THE dWNER RES�RVES THE RIGHT TQ PAY 7H� INSPEGTI�N 5. SERVICE LIN�S SHALL 8E �" PVC AND S�iAL� B£ PLiJGGEQ Ai�Q PRESSURE TESTE� WITH THE MAIN LIlV�. � FEES C71R�CT�Y Tfl THE TflWN. CflN5TRl1CTIQN STAKING TO BE PRflVI�Ed BY TFiE �ONTRACT�R, l�NLESS �TNERWISE AGREEO T� 8Y THE dWNER. = 25. THESE PLANS DD NOT EXTEN� TQ �R lNCLU�E DESfG�i OR SYS�EMS PERTAINIiVG Ta THE SAFETY QF TN� C�iVSTRUCTI�N CQNTi�ACTOR IS IT5 �� SERVI�E LINES ARE T� BE LaGA�Ea A� THE ❑flWNHILL SiDE OF �HE L�T, THESE PLANS AF2E i5511E6 FOR ? EMPL{�YE�S, AGENTS, OR RE�RES�NTATIVES IN THE PEF2FOR�AANCE OF THE WORK. ��iE SEAL OF FiEREON DQES N�T EXTENd TO ANY SLlCH SAFETY 7. ��{� T�P fl� SEWER PIPE SHALL BE A �AINI�lUM OF 48" gE�ow �in�is+�Ea GF2ADE. TH� PURP�SE QF PRELlMINARY � SYSTEM THAT MAY 1VOW flR HEREA�TER BE INCflRPflRATED IN THESE PLANS. REVIEW AN❑ ARE NdT INTEN�ED � 8. TH� C�1�TRAC�OR ES R�QUiREd TO �ULL A MAN�RE� THROUGH SEWER f'IPE. FOR �ONSTRUCTiQN. v 26. SEEDING SHALL SE BRflA�CAST SEE�IN� IN A�CDRaANC� WiTH �lCTC�G SPECIFICATiONS I�EM 3.1Q "SEEDIN�". WHE�! lSSUEO I!V � 9. A TV INSPECTIDN D� THE SANITARY SEWER LINES 15 F2�QL11REa. FINAL FaRM THEY WILL BE 0 27. FERTILI�ER SHALL BE IN ACCaRf]ANCE WiTH NCTCO� SPECI�ICATIDNS !l`�M 3.11 "FERTILI�Ef2". S�A�E�7, SfGNE€] AN� QATEd. � 1�. TH� SEWER PlPE WI�L 8E PRESSIJRE TESTE[3 IN ACC�}�DANGE WITH TNRCC LOW I'RE55lJ�2E AIR TES� �S�CTIQN 317.� (a}{�4}(B}}, REF£R TO MANH�L� � 28. WATER, SEWER, & ❑UCT BANI{ V�IL� HAVE dE��CTOR TAPE INSTALLEa BETWEE�! �MBEdMENT ANd �fATIVE BACKFILL. pE�AIL �QR AQC]lTfDNAL TE5r1�EG REQL�IR�MEIV75. i�ESP�N518tE E�IGi�lEE�: � 29. THE �DNTRAC�QR SHALL V�RIFY TH� L��ATI�IV, SIZE, AN❑ MA�"ERIAL dF ALL UTI�ITIES AF�E�TEQ 8Y C�NSTRIJCTIQN PR1�R Tfl B�GINNING i1, ENGINEEREp CASING IS �2EQLIlRED WHEN CROSSlNG STREETS LARGER TNAN CdLLECTORS. TExAS REGIS EREC� ENG��lEERING � C�NSTRUCTIOfV. C�NTRACTOR SHALL CONTACT ANfJ CD�RI7INATE WITH ALL AFFECTEp I�TILITIES 48 H�I�RS PF21DR T[] C�NSTRtJCTI�N. D1G T�SS FIRM F-1445 s i-$04-344-8377 12. NO SERVICES ALLOWE❑ �!V CLEAiVOU� STACK. ,lAS�Iv A. F�EY, P.E, i TE7(AS REGESTRATi�N IVa. 88485 Q _3Q. CDN7RAC�QR SHALL LtiCATE ANa ADJUS� E7CISTING lJ�'1LITY MAIVHqLE LIDS, CLEAIVQL�TS, WA��R VALVES ANa �7FiER SURFACE APPURTENANCES A5 13. ELIMINATE DISCHAF2GE INTO T�iE E7(15TI�lG S�WER SYSTE�1 gY PLUGGING LIIV� A� CQIVNEC�IDN. THE C��fTRACTQR W1LL BE 81�LE� FQR �HE D15CHAR�E DCiDBER 23, 2�19 � REC�UIRE� F�R NEW C�NSTRl1CTI0�1. C�NTRACTOR SHALL C4�RdINAT� IJTILI�'Y AOJUSTME�lTS WITH O�FiER DISCI�'LINES ANd THE APPRQpRIAT� t1TILI7Y pURING C�NSTRUCTIDN. � A�ENCIES AND PRDVi[3E ��R ALL FEES FDR �ERMfTS, CaNNECTIq�iS, fNSP�C�lp�f5, �TC. T�IESE AE]JUSTMENTS SHAL� $E C�NSipE�2ED INCIl7EN�AL �fl - � TNE CaNSTF2UCTI�N CONTRACT. 1+�. U�ILlTY COC�TRACTOR SWAL�. PLACE APPROPf21ATE LQCAT�ON A�IA�2KS DIV THE �1JR85 P�R �!-{E ��WN �F WES��Af;E EN�I[�E�RIlV� STANDARIJS, LATEST �~�`� T'�-�� ' � ° EDITIQN. ' '.o Ver4}�� � � 31. THE CflIVTf;AC�"�R SHALL PRaT�CT �x15TING PRDPERTY MflNUMENTAT�ON ANd PF2IMARY CQNTR�]L. ANY 5L.1CH PDIN�S WHICH THE C�NTRACTOR _, . �, �:.+st F�7c�� �...__ � � _ � BELIEVES 1NI�� BE DESTRQYE� SFiALL HAVE Q�FSET P�INTS ESTABLISI-iED BY TFiE CDN�RACTQF2 PF2ICJR TQ CDNSTRUCTIC7fV. ANY MONUlv1ENTATIDPI �5. PIPE MA��RIAL FQf2 WASTE WATER LINES Sk-lALL C�f�EF�RM 7� TI-1� �EOT�S 5Fi0W{V ON THIS QRAWING AfVD Tfl Tt-l� RE4L11F2EMEfVTS �� T!-!E �R�JECT ��n� C�,�,=tr�a�-fi,n �,_�i.�itie� ; DESTRDYEC] �Y �HE �QNTRACTaR SHALL 8E REE5�A6USHED AT HIS E7(PE1�5E. SPEClFI�A�lONS. SANI7ARY S�WEF2 LINE SHALL BE SOR-35 PVC IF DEPTH OF LINE i5 1�' 0�2 LESS AND 5[]�2-28 IF ❑E�7H OF LlNE 15 GREATER THAN 0 1Q'. EMBEp SEWER PIPE IN ACC0�2[]ANCE WITH LQCAL MUNICIPALITY a�SiGN STANDARDS. ;�n�_������� � � � a �2. BARRICAI7ING AN❑ 7RAF�1� C�NTR�L Dl..1RING CQN57RUC�`1Qf�! SHALL BE �HE RESPOI�SiBILI�Y QF �ff-IE CflN�RAC�aR AND SHALL CaNF�RM 7Q 7i-IE ;-i c,_- i-.:=:r,r-�_��=._TF� � LATEST EQITI�N OF THE 'TExAS MANIJAL �N I�NIFQRM TRAFFIC C�NTRQL dEVIC£5", �ART VI IN PARTICLIl�AR. TRA�FIC FL4W ANp A�C�SS SHA�L BE - � MAINTAINED DURING ALL PHASES DF 7HE C�NSTRUCT14N. THE Cf7NTRACT�R 15 RESPa�[SIBLE �QF2 PRQVI�ING TF2AFFiC SAFETY M�ASURES FOR WQRK ��• WATER ANQ WAS�EWATER LINES SHALL BE �aCA�E❑ A MINIMIlM flF 9'APART �CLEAR ❑15TAIVGE), Wt�EN SEPARAFIDlV GAiViVaT 8E MAIPJTAII�E�, SANI�ARY i �� p�Q���T SEWER SHALL EITHER 8E ENCASED IN CQIVCR�TE �R l]PGRAQED T❑ PRESSi�RE PIPE (MIN. 5�R 2�}. � REVfSI�NS � 33. flIVSITE PLAIVAME�'RIC AN❑ T�P��RAi'HIC MAPPIN� �'AKEN FR�M DATA PR�VI�ED SY G&A �ONSlJLTANTS C��1�IRME� 8Y BR�WN AN❑ GAY EN�INE�RS IN STORM DRAIN N07E5: REv t�0, DArE DE5CRiP1lDN % JULY 2ti14.. 1. ALL CULVERT NEA❑WALLS AND IfVLETS TQ HAVE STQf�E CLAD�ING. � 34. ANY DAMAGES �NAT MAY DCC�J�2 74 REAL PROPERTY ❑R EkESTiNG lMPF��VEMEiVTS SHAL� BE RESTDRE� 8Y TF-IE C�NTRACTOR TO Aj �EAS� FHE SAME �. �p pRECAS� Cl.1RB IfVLE�a. a ��E�D171QN THA7 �HE REAL f'RQPEF�TY ��2 E7ClS1'ING iMPROVEMENTS WERE IN PRlDR �D THE DAMA�ES. �HIS RESTDRATIC7IV S�iALL BE SUB.IECT T� THE z �WNEF2�S AP�R�VAL; MflREOV�ft, TH15 REST�RATION SHALL N{3� �E A BASIS �OR ADC7ITIDNAL G�MP�NSATiON Tp THE CONTF2ACTDR. F�E5TQF2Ai1QN 3. AL� MAT�RIALS ANd WORKMANSFtIP ��R STORNt flRAI�E CdNSTRUCTI�N S�fALL �di�F�Ri� T� ThtE NCTC�G 5TANdA€2a SPECI��CATl�NS FOR PUBLIC W��2KS � SHALL INCLUDE, BUT NOT BE LlMITEC] �0, REGRAS5ING, REVEGETATION, i�EPLACIiVG FENCES, REPLACING TREES, ETC. CQ�iSTI�UCTIDN, LATEST EQ�TIDN, AND THE LaCAL MLINICIPALITY REQI.lIREMENTS. 6 � 35. IT SHALL 8E THE RESP�N5181LlTY flF THE C�NTRA�TDR T�: 4_ CQ�lTRACTDR SHAL� MAINTAIN aF2AINAGE AT A�� 71MES pI�RING C�NSTRUCTIQlV. PON�I�iG ❑F WA�`ER WlLL NL]T 8� ALLDWEa. � � A. Pi�EVENT ANY dAMAGE TQ PRIVA�E PRflPER7Y AND PROPE�iTY ❑WNER'S POLES, FENCES, SHRUBS, ETC. 5. 5TQF2M PIP� SHALL BE CLASS Ili REINF�RCE� C�NCftETE P1PE (RCP} �$"AND AB{3VE IN DiAMETER AND SflR-35 PflLYVINY� CHL�RIa� [PVC} PIPE QR B. PR�VIdE ACCESS Tfl ALL DRIVES ❑UR1NG GDNSTRUCTION. NIGH dEI�SfTY P�LYETHY�ENE �HQF�} BEL4W 18"lPl ❑IAMET�R, �RAW� gy; � C. PF2DTEGT ALL IJN�EF��F2611ND UTILITIES TO REMAIN IN SERVI�E. a D. N4TIFY ALL LJTILlTY CDMPANIES AND VEftIFY LaCA�lOiV 0F ALL UTI�I�iES PRIOR TO START �F ��NSTRUC�I�N. GRADING NOTES: '� �. TH� C��17RACTQR SHALL ADMfN15YER SPRINKLERS FaR DUST C�NTR�L, EARTHW�RFC �R BASE CaN57�UCTIQfV AS REQiJIRE❑ af2 AS I]IRECTEp BY THE ��E�K�� $Y' y 36, CDEV7RACT�R SHALL MAINTAIN U7ILITY 5ERVICES AT ALL 71MES DURIN� CQN57R[JCTIQN. ENGINEER IN ACCflRDANCE W1TH THE LOCA� M�INICIPALI�'Y STANdAR�S. 6 � 37. THE C�NTRAC7�R 15 RESPaNSiB�E FOR KEEPING 51[�EWA�f(S AI],7ACENT TD 7HE PROJEC�' FREE DF MUD AND D�BF21S FROM TNE CONSTRUCTlON. flA7E: � 2. FILL MA�'ERfAL Si-IALL BE C�MPACTED Ta A MINIMIJM 95 PERC�i�1T �F 4NA�IMI�M aRY gEN51TY AS DETERMINE� 8Y THE STA�+1�ARa PFiQCT�R 1'EST, AS�'M .° 38. THE �ONTRACT�R SHALL REMaVE ALL SURP�l15 MATERIAL FR�M THE PRflJECT AREA UN�ESS INSTRLJCTEQ ❑iFF'ERENTLY BY �WNER OR EN�INEER. TH�S � ���� �N �������TIDN WITH THE CaNlPACTING QPERATiflN, FIL� MATERIAL SHALL BE BROUGHT T� A I�aiSTUR� C�N�ENT RANGING FR�M +2 PEF2CENT � WORK SH,4LL BE SUB5I�IA�2Y TD T}-�E CDNTRACT AN� 15 NDT A SEPARATE PAY I�EM. F'C3�NTS AB�VE ClPTIMUM �fl +6 PERCEN�A�E PQlNTS ABOVE {�PTiMUM +2 T� +5. Pf2nJECT NUMBER: � PAVING N�l"ES: � 39. THE CDNTRACTQF2 SHALL 8E RESf'ON518LE F�R ALi� CflaRQ�k�ATIdN, INSPECTI�N, ANa T£STING AS REQUIf2Ea BY THE QWNER Ak�d/�R THE LDCA� : MUEVICIPALITY. 1. C�iVTRACTQR'S WaRit SMAtL INCLlJC7E PAVEMEI�T REM�VAL ANa aISPOSAL REQIJIR�� FQR NEW WAL�f, aRIVE, CURB, GUTTER AN❑ DTHER PAVIiVG SI�1 ��t N �. � F�ATUF2ES. CON�RACTaR SHALL BE RESP�N5IB�E FOR ALL �OORL INA�IQlJ, IM1lS�'ECTI�N A1J� TES�ING REQlJIi�ED BY THE �W�ER AN�/QF2 TF�E LQCAt � 40. ALL W�RK IN TNE CI7Y RiGHT-DF-WAY, PROPERTY AN❑ EASEMENTS SHALL BE CDNSlD�RE� PU�LlC_ ALI� ❑THER WdRK SHALL BE CdNSIDERED PRlVATE. Ml1NiCIPALITY. �E N E R A L N �TE S � � � 2. PAVIiVG 5ECT10N5 SF�A�L BE SAWCE�� IN fi5� X 15' SQLIARES. � `� 3. PAVEMENT �2EM0'JAL A1�D R�PAIR SHALL CDNFdRM TQ THE �OCAL ML11�aCI�A�l�Y REQUI�2EMENTS. CON7RAC��R SHALL MAKE AIV E��OR7 70 PR�JECT a C�l�1CF�ETE AN[J��R ASPHALT E�GES. z � 4_ COiVCRETE PAVING J�I�f�S SHA�L BE C�NSTRU�TEC7 AS R��DMMEI�QED IN TNE GED�ECH�fICAt REP�RT NOTED $ELOW. U� �� ?° 5. 51T� PAVIfV� AiVD PAVEMENT S�BGRAdE SHALL 8E PR�PAREa iN ACC�F�dAi�CE WITH THE GE�TECHNICAL REP�RT N�, M515349�R3 PR�PAREd 8Y �WI 0 �� AND �ATEp FEBRLJARY, 2❑16 c5 m c� � � :.;; � ��1 � � TRDPHY CLUg W � �= ' 1 I } ;; ,: � � � 1 � I / � ' � � ` �r� , � ��Q o �,� �` i ;' �a ! I / � f �� �4� � � c�-� �� G� ��oe �An��s j I � l � f � �,ti�'� �Aedkin ��R9� � �� � � , '' � � ----------- �,1 Cemetery Goif 2 � ' ' • �, / l � ��F��' ��S �v� courss a o - +� I I / ---.— 5V� 4p4-1Y y FAII�, SEMiN�LE Pn � cri ! � � � � _ _ ----._ - --- " � c�i�� P �[Lq�r '�� s o `" �qs� o cn � � � � � ' � � _ ---- 114 �`� ��3° '��� Y��esh+�Fnno�' �¢ m ¢ � I / � �� {� -- � �� �.� ��,��r�� W x � � �QJ ' , ` -- _ � �� � _ ss � x E w � � � � \ � � - �i � r y � � gGE, fnc. ��r ' ° ° � � � ' > _ l — — ,-'f v�ESTLAKE — _ F iNVERNE � 2595 Dall�s P�rkw�y, 5u��e 2�4 ; � � - � ': '� -I 'I _ � ���� " p Fris�o, TX 75034 �, � 1 �� 1 f Tel: 97�-464-48D� • www.bgeinc.Gom , � , � / �, � � L�� � � � � TBPE Registration No. F-1�46 � , - � � � Q , -� � o �` '"G� Contact: .Jason Frey � '`'� � �� _; =' f N!E.X 70� L�T � I \ a 114 T�#: 972-454-4$�1 1 � .� � ' a Capyright 20�7 I' '' / °` ,,.n � i� �" !�� � s' LIGHT , : — � SQ�A�A � 1 � _ � I' �B r & %, � ;%�� ,-' �`pnGr 1 � a�VE RaAD ry'�`s � '.- �. I�_ / ; %' / '� � d '� _ _ I � g G��� " s ��`�` — 7 � B ��� K P r S - � ;� I _ I � a o � �� � � -� — — � ;' �' L�T � �•`��� � � a � � � —�- � ,° A / a _- _ _ _ , , � N -��' ,� 4 " � � ' — _ _ ;� ! VICI N ITY MAP - . - � ' a a � � ' / (Pld7 7❑ SCALE� � s _ — _ � , s' ��cyr DEVEL�PER � � � . � i � -� � ° - - - , I I ESMT & > > � , p � �o � �p CENTL]Ri�N AMERICAN � � I f D.B � � .' � �: ,:` I Ti41. C�UNTY 18�Q V�Iley Vi�w L�ne, 5uite 3QQ ELEC. ESMT '1 ,._ ;�_�`_ -__ • � _ �" ti _ Farmers Branch, TX 75234 � � __ � � � - � � � ❑VERALL LEGEND Contact: Michae! Beaty 1 ` i�_:�=.�' ' �` ' � � a g T�1: 2'14-287-90�9 � � _= 1� � � f -- � ' ° - � —__ � ," '4 � � _ � � � � a ' a e s ° � �Hi PRnP�5�i7 FIR£ HYQRANT I / � - � ' �' __— � 1 � � � � � r a � s � ��IIC��RE L�l�D ' � � i � � a- e e � � a �J� SSMH PROPDSED SANITARY E,,.Zin��eirrry . �"�vrlr�r� nnt • ;�, , r, .: : , / , r ; 1 ' ' � � � • � , � a tl . " , ,� � l— � MANHOLE / � 'I . 1' _ ` � d ! " 4 ; � �J � ' ' . / ' . � � - t e $ f � Y� Y��~~ .a I , . . �_J' — O PR�P�SED ST4RM IN�.�T � �� 1 � � � --- �-0 PROPOSED STRE�T LiGHT � / / � � I � ,' � _ +� � � _—- -� - E7(ISTING TRANSFORMER w � 20' PUBLIC ACCESS �� �� � B L�� K N ,� r-� W & UTILITY ESMT. , � � �.5 PROP�SED LANDSCAPE C� � , ' !� L.�T � ___ J `� Q � ! 3' LIGHT � �� 0 5 ,�, �� EXISTlNG STREET LIGHT � � � / �' 1' � , � ' � V , � � � `� I Q`S�E y _ � i �� � E?CISTiNG GA5 METER Q L � � 1 I � a' � r � MODIFIED� � SC ALE: 1" _ ��' � � �/ 7 � ❑ I 1 ' � R ETA I L ��E = V 7 � . �� � r E�15TING ELECTRIC MANHOLE i L w � � �' �, � � ��RA� E ��E = C� V � . �� � 1a' X 7D' — I EX157iNG 51GN � ~ � � � Z I � � w.E. � I ._, � � � Q Q � � � �' ' � � E3(ISTING FIRE HYDRANT � � W � � � � � • } � 15' D.E. � �y Z � Ll� Jn� � Q � � e ' 1 9D' ELEC (T� BE 1 �I (,�] m (�., W � c�7 � '� '1 1 � '1 �SMT ABAN�DNE�J 1 " ! —�, � � ^ � �, W I ' 1 � W ' � 4 � � � � � �C c ' '� � � � � � o� � � J � � w Q �� � � � , ������ ' �`1 . � a pl �9 � � � � � � � � � ,' � '� - � w � �..r..� w n , ' , , r' � � � � � ' �� � �— J N ' ' ��� I 1...1, J���� � v 4 . y fA' - pp � � ,� rn � � � �J m I � ,'� / ; �•,a rER ESM r e � o o � �� _ _ � _ � Q o � ' � �., ��.� � _ _ d - v� � z ❑ z � � g � �' w � � � :� � 1' �' ;, %Y '' rr- . � o� v -- v$ -- — � - - — � ~ � Y f ` a c n � o ' _ __ - - - - v � ❑ - d _—� - I � � � Q a � � � -� e ---� i s' ��cHr � , ����' � - -- -- b o a �� �'`' � , , � ' � � ° _ - -�� �'`� ESMT & D.B. �' � /`, �I'� 1 ��°` ` � IJARIABLE 'D- I Thi� P�1RP05� OF PRELIMINARY a -' % 1 " _ � ' S.S.E. I T!-IESE PLANS A}�E i55i�E� F�F2 I � REVIEW ANQ ARE NQ� IN7ENQ�17 ' I r�;:.:... � I , °� •� `� � ° � �Tn BE M�DIFIE�� f i a � L�� �\ M � � � � `�" f �� � �� L�T � FOR CONSTRLJCTIDN. � 4 � � � , WHEN 1551JE❑ IIV ° f�EM�I�E THE EX15TING 54 L.F. EX15TIIVG CUf�B ------ ,+ ; NOTES: F�NA� F�ftM TWEY WIL� BE � � � ,' � IN51�ALL L�NGITUl�INAL BUrr JQINr � ��, 1. ALL WES�LAKE ENTRA�R #NFRASTRIJC�URE ASS!lMED A5 SEA�EQ, 5lGNEC7 AND pATER. . ' ` '..y.. � 1 , 1� � ��.. � � ?�P �j: � �: ' • � '�=:�� � i EXISTING FOR THIS PLRN SET � � REMQ�E rHE EXISTING 8&LF EXIS�ING CURB w ` I � � ' 2. ALL DaMENSIflNS ARE TD FACE 0� CLJRB UNLE55 RESi'ON5IBLE Ef�G1NEER: � �� INSTALL LONGJTUDIIVAL 9UTT J�IIVr � � � 1 ` � _ OTHERWISE N��EQ ���, ��c. = -i� � 7❑ ECEC '. � i i � TE7(A5 REGISTERED ENGINEERING N ��� ;'�, � , �� , Esn�r � � `�- �IRM F-1Q46 � ''`� � �:- � ,, ���--� �� � ti � d 6i�1 - °Q" Cut faund an #op af curb at the south median nose opproximately ,�Asa�v A. FREY, �.E. �'i d" � ���4 _ � � � ' �' � �''�r � 691 feet southeast of the ir�tersectian of So�a�a Blvd. nnd �avis Blvd. TExAS REGfSTRATI�N N0. 88485 q 'f / � , �� _ � , �i � � j� Elev. fi6$.963' ❑CTaB�R 23, 2a19 � r � 1O X 1�' � . ` — � — — ` y 95 � _ ' I 6 � '�t�.��\ n ' � a ;�' �` bt!E =;� ` D.E. � -- -�� �� � `.�, � BM2 _ "❑" Cut found on tap of curb in the west tum lone medion a# the _;.�_� I i�.-:1•i a �� n.s �-, / � � � j interse�tinn af apvis Blvd. and Hwy 114 qpprpximately 38 feet west af the ,�,,,-�fy �,;, � i � } .� cen te r iine o f daws B l v d. an d 8 fee t sau t hwes t a f tra€fic signo l po le on , �_..��t. ���=���t�; : � / / f � N so�thwest comer �f I{l��rSECtIpfF. � ; I_ur���1-Lli[i�7h aL;��,� �°i �'' ' � �� _ � } WAL L MAIN TEIVANCE ' � �� �� '� f a � f ESMT. Eie�. ss�.a3' �a.������r� ��� � ,^ � . � A . r,}T�!�^i �-3n��-r�'t- rE : . Q I � � I I� � I ZBM1 - � Cut in median nose lacated N 7�� feet 5outheu5t af intersectian of Qovis _ _ _ - ; 1 1 �-�_I ��� \ I �`'• � L�� r, I V 'r � � Blvd. and Oove Rood. Ekev. fi6$.9fi - � ;'-���, i � ,�; '-_ � f� � �`•� ' . I J � !, , _ �:ti "`•:�. . ?? � I �1' � • x � A p ��VI�I DIV� „ I � k� ,. L�T � � 1 1"BM2 - � Cut in medion nQse at intersection a# Davis 81vd. and Bull Woy. � �� � � � • ' � ,��.,� ` �� Eiev. fi79.58 REV N0. ❑ATE a�5cfti��iQn� x I � � a�v � I ' � 1 ___ I f'� � � � ` ti � - � _� ;J � �� � ° I / � r ,,. z ,�� � � _ � _ , '` � � � �' P AVEM EN T LEGEN D a �,'� � ��� � �� � � jJ (SEE GE�TECHNICAL REPQRi} o� ,�� r � •,� � '��V-- ��� � ' �' 6 a � C�NCRETE PAVERS ABaVE �'4" OF SANQ � ,,'it � • . , � � ,+ � AND 5.5 3,6d0 P51 C�NCRETE W� #3 �, �; I �. �- - � � 6AR5 ON 18" O.C.E.W. ON fi" OF o�Aw�v sr: , , ._ o �; ` �\ �' 1 � i LIME�CEMENT �REAT�❑ STABlLi2E� � B ��� � N `=�- r SIJBGRADE. SE� ARCH. PLANS �'OR cr�����❑ sr� �i ���' � ��; '``�.-_ x ��T � _� 1 � PAVERS TYP� AN❑ LOCATIQN o ' � � � r . I � �f ",�''��; ,�� CONCRETE BAND: 3,50� PSI C�NCRETE W� QAjE: � � ,- / , � � � � #4 SARS DN i8" �.C.E.W. �N S" �F L1ME� �; - JJ - f � CEMENT TREATED STAB 5�8GRADE. 5EE PFt4JECT NUMBER: � u i ARCH. PLANS F�R FIN15H AND ��CATI�N. � �. � 5EE CONCF2ETE BAN❑ DETAIL SHEET 37 � _ • sh2et No. = ;: �� _ _ __-- -r� o � � 0 PA��M�nEi� wj#�eA�s ���' o c.E�w� P A VI N G P LA N , � � � � � ¢ �� : �� � � 0 �� cs ma TRDPHY CLUg o � Y � � a � � �,�a a �,� �e.� � ��-� �� G� �aos JAA�ES �,t,5� luledfin ��R9� � ��^ � �,� Cemetery Goif y �+ � ��R�' ��S �v� Course J � - 5�7� �p4{Y y FAII�, SEhiiNOLE �' � c2i � �y�� P M[(q'�r ".'�'.- s o r" �� Q � ���Sh MFAO�`K m¢ m N � c3'' oo � 114 � �y ,- W � � ; � 3,d ; ' � , � � �� �� �� �Jv��zr+�ss � x E !.� Y , ;� ' � � --------- � z y � � gG E, f nc. � `-'! r Y � I � v�EST�AKE - _ F� iN�RNE � 2595 Dall�s P�rkw�y, 5uite 2�4 � ' -`� I ;� 1 � / _ - --- ���� � p Fris�o, TX 75034 , f, _ _ ,` -� � 1 ��' I � � -.r � f;f '- .. Tel: 972-4�4-�80� • www.bgeinc.com __ - � � ; 1 � �_ / � L�� � � ' � - �NG; TBPE Registration No. F-1�46 � ' j -, � � ' � - Cnntac#: Jasvn Frey '� �o' x �o' �� �� ' � '' � L�T � R . ��� __ � i � �.i � N!E. _ �-� - .. -. a 114 T�#: 97�-454-4$�� � -' ��', '�� a Ca ri ht 20�7 �- L I f � � PY 9 1!'��' ' l n '' � fi' LIGHT iI{ �,�f f f � _~ - - _ -�� a so�Ar�a �L� � o , i�4 �' - - ' - � � ESM r & i.� '� _ - - �r � �'�` � D.B. r ;�{---} �`�� � � �i� �..��' �� _ � � ; a�VE RaAD Q�s'� ,'�� � � - � - l�_ � � , � _., - - �� , ` �'` ;�_ B ��CK P a i G�T� / V ' ' � � ; T � ��ao vr ' � , ;' , � � j d- .� _ � �� . � ,:' �' L\J I � �[ �' _ e� • - ���• � . �: � ' ' a a , I N - r - �� -, , - -- _ _-� /� , VICI N ITY MAP � ' � �' � �r�o7 ro sca�.�) DE1IEL�PER e 6 � , � ,i � q , -�--- ___ _.c_ _,, s' LIGHT 4 CENTURI�N AMERICAN '� �� �1 � - �' � f p � � / I' ESMT & ]O' .Y �0' � I , � j• .-f� D.� TRI. G'4UNTY 1 ,d - j I �8�Q Valley View Lane, 5uite 34Q � ' ELEC. ESMT i �� ,, �, �'�- � - l Farmers Branch, TX 75234 � .-:.. I , i � ;_ - Contact: Michae! Beaty , ,•�. "r--=__ . , , ,� � ��� ' --� �� EX3 ;�L �, _-�-- T�,: ���-���-�a�� + � �=;� ; - � �► `�- �- ; � � � , _ . � �` :' �� 1 � ' '� �� � -� • : � -- �, � ,` 4�- y _ ���- 1 _ � -�_ � .3� 1�.75 � �'�4 - � �� ��r� ' �-�I � -___ tit _ �� ! � - ��, _� , - . !vI��R E L Al�a ' �' _ � `-.,� ' - _ ,�f , JJ�f �nryi�•�rr�n� ��rl•;,rrrnt �r � - - �- - _ x o r��--����_� " �� - � / / � _ � � 5 ' - 'I r�` ,'� �_ � '� ' ~ � . , �:J J � - � � �I � , _ _` ' � � � Q , ;� � ; _. ��_- _ � Q ❑ '� 20' PUBLIC ACCE55 �� � ,�r ; �' ' i�. f � ' ~ T�, � � , _ - - � � & UTILITY ESMT. � , � , �,.+, '� � L�� � N ` f��� l _ --_�� � � � / � �. - - _=� ,' ' � � ]r ��T � � � -' ---�- ___ - ; ; f .�' c�cyr _ ------- - - --- --�� � 7 � ~ � � z � � f i � ESMT� -- � � - ��r�=�r _ - Horizantal 5cale: 1" = i0' � L � � � l � Tn BE � - �� ,� l.. � �_ _ Q �I � ~ .� 1 � M DIFIED � Z a. i Z � � I f : � � r `_. I f" � � I 0` 10' 20' w � I '� i., ' ia' X 90' - ; , � � � W � � , ; A� wE �� ,� � � � � �' Q , ; � , _ - , -,� � � C� � LL,J ¢ � � � ;1 . - I 1 ; �.28 2.28 15' a.E. �� � � i � Z J [,�,� Jn� � Q � �,;� % ` � l 1 , 70' ELEC (Tn BE 1 _ " I , (,�] m (�., W � c�7 � '� � � '1.... �SMT � � � � c � � r ABANDDIVED� 1 '� . i I , � � � � LLj t w � Q � J zQ o � � � ��� � � � ; � ; �'� ., , �� I � ECEG � , ; J � J a ,I I � 1 I � E.511�T ' ; ,� � � � � � � m � � � / � � �'A , j Z � � � � ,� .� ' i O w w W o I i .� �� , � - w� � � � J � `� � '�� :' 7s' rcMuo � � • i � � U) � LL' � 1 �i ' wA rER ESM r � Q � � ��� , ��, ; � � l __i _ -- -- - � - -- - -- � z ❑ z I '� . �=- - f ~ - + � w � � � a � � � � - � � � ~ � - � L3 � � Q � I � ` ~ Y r � � � � �� ,� � - � �� s' ��cHr � � � ESM r � a.a a j� .:' m o /' _ �I' i�9 � ;,i , � THESE PLANS ARE i551lED FQF2 � -� _ -- ;`� I � �� ��;f, EX � 1�.4R1A9LE EX� � � REVIEW ANdSAR�EFNQ� NMIENQE� BL�� K M � � � �� \.` 5 n BE M�DIFIED _ ;+ � WHE�N55lJEI7TIIV� , �� o.ao 7.7� � � ■ ��T 1 � � � . ; � .�� ,► � y �-��-� �.31 3.'I2 ' SEALED� 5lGNED AND [7ATED. �' FINAL F�RM THEY WIL� BE o ' :i � .. �" � y � � � , 7�' ECEC � + v, � ���; � ` ESMT � ���.._ � � +r � RESi'ON5IBLE Ef�G1NEER: � � '� � •� -- � � BGE, INC. NOTES: � � �, 1� -�� ' � �•"��'__ . �� ';1 r� i TEXAS RE�IRMEFE�1�4fiGINEERING " �I ; , , i , , t �'� ' 1 �� ;� � � � ti ;;i -J-= � � 1. ALL WESTLAKE ENTRAQA IN�RASTRtJCTURE ASSUMED AS �Asa�v A. FREY, �.E. � � ` 't� f+ ' EXlSTING FOR THIS PLAN SET TE7(A5 REGfSTRATI�N N0. 88485 � I;' , �,` � - , � � � ' � 10' X 10' � � _ _ - �5, � � ❑CTaB�R 23, �a�g N . .. . . . � � `- � 6 ', �• � I � wE -��' D.E. � - - j �'�I � �i � � ��� � •'� � - f _ _ � �_ 4�; � BM1 - "❑" Cut found an top of curh at the sauth median nose approximate�y �.� � I i i_:I•i ° '� ' `. � , , fi9� feet southeast of the intersectian of Salano Blvd. ar�d Dovis Bsvd. ve��Fy ��.� �� ,:.. � � � � � � � , � ��t r�,�_���t�; : , . � � � � _ . N ; � �+ , Elev. 6fi8.9fi3' r_��f�slruc�i,�n ac;i��� �° � -- � ' WAL L MAIN TEIVANCE � '� + " 61�2 - "G° Cut found on to 4f curb in the west t�rn lane median ot the i -.-_-:- �' , a r'� �- ��t - E51��T. � � + P trR�J 71C�n1 � �� � � � f�� � ; r intersection of Ravis Blvd. pnd Hwy 114 ppproximately 38 feet west o# the r,�TA,.-i- 1-3n�7-��'t- T�_.. n ' �7`' � _ i . O ��� � � r i �� centerlme of dnvis Blvd. ond 8 feet southwest a# traf�ic signal pale an - - _ - . - =.- -.-��-r�=�� � U ' , �i � southwest corner of intersection. � . L�T � f �� � Elev. 6fi7.93' REVISIDNS � - • ' �` � + REV N0. ❑ATE DESCRIPTIQN � � _ � ': / ., � � TB�Ii -- "�" Cut in medipn r�ase locuted � 7Q� fe�t sauthenst of intersectian of Davis � _- - A ' , M _ - � '' 81vd. nnd �ave Raad. Elev. 6fi$.9fi � _- _ =^� , `'.� ; o " -- - -_- T8�12 - "❑" Cut in median nase ut intersection af Dnvis Blvd. ond Bu�l Woy. � z Elev. 619.5$ G 6 (T} � � LEGEND � � �, �i � � i ❑RAINAGE AREA S�tJNDARY RftAWN BY: d 0 w E7CISTING C�NTOUR LINE cr�����❑ sr� � o �rable I: Draina�e Areas s5o PRQP4SED CONT�UR LlNE � a��a Area Area Coe#�r Time nf 5�R 5�'R ]{]VR ia YR ?�YR ?5 YR 5f]YR 5[}VR 100 YR IU�VR Q���: � Desi��iarion {sq f�) {,qci•esj C AsphalllC'onc. Co��uner�ial Single Family Cir�ss Coz7c:entz�tiinn Intensity FL�Vti' Interzsity FLL7W lrtlenssry FLi)G'� fntensity FE.C7W [l�'�L�151T1T r-Lo��� - - PROPOSED STORM SE1N�R � D,95 [].7U fl.fi� D.�5 T� {i��ll�i} {CF51 tin!hr} {t'F5y [i�i�hr} {CFS} (inllir} [C'T'S} {i1ti1HR} {C�S} 0 `� l ? 3 �i 5 G 7 S 9 iD 1 l 1? l� 1� 15 tG 17 l8 19 P{�4JECT NUMBER: � :�I i?27� U.?S U.7G f]?S li] G.8' 1.� 7.�1�} 1.C� 9.?0 l.F 1{1.5; ?.l l 1.55 �.28 o ��� ;a,�57 o,so o,s4 0.� 0.;5 ir� �.s� 4,� 7,99 5.3 �r�,?a ?.� �0,7; 7.0 1 i.55 7.7i P� �---- DRAINAGE AR�A NLIMBER S�2 et N�. m � E?{? 13,.��11 a.;1 fl.88 0,?? �1.D8 1D C�.R? 1.8 7.99 2.� 1 i.3q 2.2 iC1.S:i ?.9 1 l.;5 .,.1? � ��3 s�.�w � 30 o.s5 o.��t o.24 [a.�? iit �.s� �.s 7.�� 2.2 �t.�o 2.2 �0.5; ?.� 1 t.55 ��.7; 3.51 32. � i�Ja-YR R�N�FF IN �.�.5. P R �P�S E D � � � pRAINAGE AR�� �� Ac��s D R A I N A�E A R E A � � ♦ DRAINAGE FLOW DIRECTl�N M A P � � � �i� s STORM DRAIN INLET z� a �� C7 ma ;':' ;` �RDPHY CLUg W , , � � , ,.�' j' � ' � '' ' , l �li ' � r . o � Y 1 +' , ' I � � � .' � f , f,� J � `C� 1 p � -� � � i �-a � I / '' 1 ___ - - ,� ., � � , J 5�•�'� I__I ' ��-����w�'�� �soe ,�A�+�s � i I � l / � ' �,t, Medkin ��R9 � � '• � +� ' �' � � - �,� Cemetery cR 1 � ° ; 1 ' � � � , - ; ����- ��� �.�� �o�rs8 � a � .. � 1� , ' � ' � - /-_ , _- -- `�� �tOPM� y� �11�, SEMiNOLE p�' � cri + ^, / / '. �' �1 , ' �. � __ ___ __- �FE. o P ��'��r FReS ��i o w � � � � � � , � J � • � �� ��� 114 �,c3� �,� YN =+�Fnno� �¢ � �� ; �'� I / � . �� ;� � �� `'� ��v��zr+�ss � � � �' � , � J �'. � � +{p� � .� , ��� ' � ' �� � �� - . � r y � � gGE, fnc. � J . - !� 1 Y . I I � ` , � - ': / WESTLAKE - � F� iNVERNE � 2595 Dallas Parkway, 5uite 2�4 ; , . _,, �, __ � _� �_-_ � I T E N � ' ' � ; - _ � � �, o Fris�o, TX 75034 '�t;.:. ' �� �, � Tel: 972-464-48QQ • www.bgeinc.com � �� �� ; , / ;�� �� � L�� � � � � / �� � TBPE Registration No. F-1�46 � '1 � � � � 74' X 70' I T p t � � �_ � Cnntact: Jason Frey ' � � 1 � �1!E. L� 1 � I \ � Tef: 97�-4E4-4$�� � - n 114 � 1 ,�� ..' � �:-' ' �" � Capyright 20�7 �'';!�� ' l° � ' �� _ � � � SQC �L� �� - � s' ��cyr � ¢ A�A ? . i� � 7'-�- �- I ESMT & � .� � � _-- o ir � Q f/ �c _ ' r: j!+�� '' � � D.B ��/� D�VE RaAd � 4�s +:� � � n -� � - � �I% � G�'f '' '� ;� q � �" " _ 7 � B ��� K F' z �� - e�! µ � � _ aoa � ,, , �1 , V, �. - � . `� - -- _ � I ,f-,��� � �J 1 � � � • ' lp - ' - - - --- - � � L�T � �, � � , d d r -- , a - � - -' ' e - --- ---- -_ � I VIGINITY MAP � � � � d e , 9 a �-- -- - -.C_ � � ' s' ���yT �No7 r❑ SCALE) �E1fEL�PER ' � � 1� , � � � .� 4� -- ,' I I ESMT & � . , � � . , a � �: �o x �o CENTL]RIaN AM ERICAN i �;, . f �.a. rR� C4UNTY �8{lQ Valley View Lane, su�te �oa � , 1 / _ �_ 4 ° /�, � ELEC. ESMT � � - �j � Farmers Branch, TX 75234 � � _ I 1 � _ Contact: Michae! Beaty 1 1 � L_ Te1: 2�4-287-90�9 �-�_ ' '` � 1 �=;i ' � �- - p � � � -�r 1 �-__ . _ . - -- � � : �� ' ' � �`d � , � ���� � f i � y�] ';- � � , �_ + p: �, � e �I��RELAI�a ' � � �� _ ' '�'�C1 � , � , ' 4 ` ' .- : . �� . � �� � -- a , . . . _ ?I ° d �d a O f� 1 -i � �nryi-•�rr�r�� ��rl•;,ri•rnt �� ' ' , ! ,� a . � c � Q � 6 � a !� r ' ' �_ �._ _ ` �' d M d s Ai � tl � , ', �_ 1 Q ° � f a r� � I' I � � � - - --•� " \ � e s r � � '� 1 �' � � I � 1 1 ' � -- __ � � � '� I � �� � � � �' a � � ' � `i � 'rQC 20' PUBLIC ACCE55 � I � n I� � I �� � ' � __ � w ❑ W & UTILITY ESMT. ,� 'I � � �V� r, I v - � , + �J � 0 5 Q io (� � � 1 � f ' L�T � ; , _ Q 1 � _ � � � � ; � 3' LIGNT � _ _ scA��: �" = �o' Z I I _ � � V � � � � I ESMT - ' , - � Z � � 1 w' ! � ' (TD BE - � � Q � �� �' 1 ' M4DIFIEO� � w D , RETAIL �FE = �7 � . 55 � � � ,, z a. � Z � r , � ' � ' � �a ' �ARA� E ��E _ � � � . 5 ' �a• X 90• - �� � � ,, �, � LI.J � z I � 1 � w.E. � I � � � Q Q � � '� �' ''�I 1 � '� 15' D.E. �� Y I�,arcN Ex�srrNc Z � W J � � c� Q � I ' ` �� 1 10' ELEC 4 �T D B E , �C 661.59 �� Q m � � • � '� � �� 1 � 1 ESMT ABAIVD�NED) 1 ' � I re ssy.s5 � � � � � W '' 1 , A�A TCH GARAGE �� � � � � �� � � I ECEC ELEfI.4TIDN 661.5.5 � J I � , W � Q � J Z Q I � � M A T C H G A R A G E � J J Q � ,� 1 E.SMT ELEi�.4 TIaN 6E1.55 � ° � r�] w �.`�a / ;`� � " ` I , rC 66S 81 ,�A�tTCH GARAGE `, � �" ¢ � a' � �+♦ m C�'1 E I .` •% � E L E l�,4 T l D N 6 6 1.5 5 � � Z w � LL J � � � � , Mi{TCH GAf?AGE � � � � W � N � ' � •_ / � i � ELEV�!TJ�11 661.55 ^� c � _ � '��� ' � 75' T�CMCJU < : � � � � u' . �' � � � 0 1 1 �:� � I�YA TER E5M T � e � o i � a'� � __ _ • re ss2.2's � � N � I ' .. .� � � - �-�°.� � Z 1 '•'� i l� / � =•�'� � TC' 665.45 � !- -- -a.� - - -e < <a � � r� ,•:• - � I :`' I :' ° � � '�----- , ab 9 v � ` _ � -7Gf.4'TCN EXISTIIr�+G' ` M TCh' EX1.5TING W � � � � 1' :i I� '� � �'� � - --- - -- - - - � e - - ° �_ _ � ` ' � a �s.a rcy Ex�sn �661.90 � � � � 1 ��I '� x � re s�o.5� - - - P re ss��� � 6'' CIGHT � 3 ` ESM T & D.B. '� / '� M�r'rcy Ex�snNc ` ,� e � � o� �`�� e� z � MATCN EXISTING MATCH EXlSTING THESE PLANS ARE 15SUE� FQF2 I �� e �'r ' ,�,�` a � � 7P 664.n0 TP 662.95 � I `- .I RE [�E 20LF OF �E.�1517NG 4` ''; v �4. I I �` �,( THE PlJRP05� OF PRELIMI�fARY I�ARIABL E MA TCH EXISTING f � L��i f\ M � � . s RB ANp MA�CN Pl�idT.: ` � � r�, s��.31 MATCH EXI517NG R�v1Ew AN� ARE NQ� IN��ND�p � ' � 55E � �rG �s�» FQR CONSTRLJCT�a�f. /' j 9 �.. ;+ � �. '� �ro aE �oo�F�Eoa L�T 1 � � % p� ' � sTD.d�. � �..�::.... ______ - � ------_ WH EN 155L1E❑ IN FINAL F�RM THEY WIL� BE ::. I � ,/�� M.a rcti,Ex�snN�;.;- �rP ss9.�s i o ^ �� " ATCN EXISTING �""� � :: + � `-�. p Tc ss2.53 SEALED, 5lGNED AND [7ATED. 1 1 � - i` � - � 1 � , � . ` i � ...-�" , ` : � �` l � :' � `' � � . ; � •.; �� rI � � RESf'ON5IBLE ENGINEER: o 'K ; � � '•.. in 1` �1� •'r� I � \ '.� 1-. ❑ ;� � � --- _ J BGE, INC. I: j ; `;( � -- ID' ELEC �. � - N .,a � � � �'y f ,� �y ' TE7(A5 REGISTERED ENGINEERING � I� - , , 1 ' � i � E5M 1� �� � � � �� �iaM �-1 aas � ..1 : � �, ;� a � ,; � I � � JASalV A. FREY, P.E. i /,�' : d� �. '' � � ` '� I ;' ' � �' � TExAS REGfSTRATI�N N0. 88485 � �1' 1 � - � , � � '� � ❑CTaB�R 23, �a�s N 10' X 7�' � � � - � �5 �' 6 ' • , 1 /� YY.E ` J_� r ' � JI 7 Q . �C. � I � rn � i �' �� I ,� ' y' _ _i I I i_:I•I b � / L .0 rs 1 ' `., � � ` I t 1 � a TC 662.91 , . , - . , 'Je��fy �,•� M �I ; i y � �� • � � � "� - � ;' - ..7 �_•.igt i O�:ilitic": .�� � � c ,' v ;' � 1 ,.. ¢� � 1 •., , NO�E: ; ,:,onslrur���an aL+.i�� �, _� ' � � ', r �� � ' �Y,4LL MAINTEIVANCE � iMArcH �X�srrNc ALL WESTLAKE ENTRADA 1NFRA5TRUCTURE ASSUMED AS a� �'. , �, � / � ', , '•- ESMT. �TC65�S5 ExISTING FDR THiS PLAN S�T. �AU�1{,hl o ''� � �,� � I� - _ - - -.- k.+;,= -�� � tl �.,1Ta�-i- 1-3n��-�,�t T�_ a � � I ' ��';� ''� 7 - � ' � L�� r\ N ' � ALL SP�TS TDP OF PAVEMENT UNLESS OTHERW4SE NDTED. � '' �? ' � � 1;• } _ ' , . . 'n � . +� N] �� � �� '�����.. � I �� ' � . . � � � ►!' !�� � � ' 'L���• � ``4� � ��� � r TBI�1 - "❑" CuE ir� medipr+ nose lacated N 700 feet sautneast of interse�tion of Dovis REVISIDfVS N .� � �; �� I ��' � • �, \ � REV N0. ❑ATE DESCRIPTIQN % ' ' ` ' _ - -.� ��• � ' � Blvd. and Dove Rond. �isv. 868.9fi � � � i ' ' �� f � �. �� � �, �`, l iBM2 - "❑' Cut in medion nase at intersect#on uf aovis 81vd. and Bull Woy. � � 1 E� v. 679.58 ° I r � � � �� l � e v�. r Y : ' ' f � � � � 1 ` `� , � �: � - --_ TB�I3 - "[7" Cut i� mediar� nose at intersect#on o# Oav�s 81vd. and Bear Wa . m t I f � �� I � � i' � � � � r - _ Y � � � � � � Elev. 683.25 C - � '•� `. O �i ' �I - � ��' _�•� '.� � ' � TB�I4 - "❑" Cut in mediar� nose located NfiflD feet east of intersection of f]avis 81vd. � � � - � � � + � I;;, -- - ._-• � �.� '.,' � and Dave Raad. E1ev. fi48.47 � RftAWN BY: � , + CHECKE❑ SY� ° � � g �D� K N ���- � '� , -_ �� � � w , � ;;; . � �� ---- .; -�-. � , � � ' 1 �� x --- -- -- - - � ��T 3 � ti o _ � � , - � ti �, � , � � � Q��E: � ;;�� � �, _ '4 1 l � �} � LEGEND ° � 0 f7 � �f ; ti ,, �, �� f 1 � ��... �.........1 1 �-. r'1 . . � 6 �. . � . P{�flJECT NUMBER: � �H� PR�P�SEI� �IRE HYpRANT � ° Sh2et No. m o SSMH PR�P�SED SANITARY � ■ MANHOLE GRADIN � PLAN � � PRQPflSEp STQRM INLET � � ;' EXiS71NG CONTQUF2 LINE � � � ��g PRDPOSED CONT�UR LINE �� � z � .o [�.7� C8 ma TR�PHY CLUg o � � � � � � I J �����° ��'� � �4� � ��- � G �$os ,�A�+�s , �,t,5� Medlin ��RD� � ��^ � r �,� Cemetery Gaif y W � ��R'� ��t ��� Course � o � � `�V� OPH� 2 �All�, SEMVNOLE p-r' � c2i � - - � di P ��.( �r w � � 4� } ��F � �p� ��fSh MEASlO`K m¢ m N � ,._., ; �` 114 � y YN = � z � �_'{�� � �� �.� ��,��r+�ss �' �u x ��,, o r ', � '� �� ��:. � ���`� � z s � g G E, �CI C. �.� ' � �'; F = � �,. � �� � WESTLAKE � iNVERNE � 2595 Dallas Parkway, 5ui�e 2�4 � � � N � ,' ' ' 1 � � �� �I�� � p Frisco, TX 75034 � = � �, � Tel: 972-464-480� • www.bgeinc.com � J =-- � ° � _ _ - � � � ����� TBPE Registration Na. F-1446 � � , �� � Contact: Jason Frey �� '�' � — � � ¢ 114 Tel: 97�-454-48�1 f�� -- a Copyright 2017 1 '� U �w� �'•t I ' _ � � � • ' � 1 r,.. �. �_�, I �. o sotAn�a � .. ' , � - - - cr .. � t°� � _l � ;� ` D�V£ RaAO [y�s U � � � ,t � 1' � — C L l��fi 1 0 ��'�F' '�' �� �� �, ESM� �4e G'� ' � ' T � � � // D.B. �a4a � .-� 4// � r+ � -. / I' .__ _ _ _ �,L� N � i � ' a ,r . ---- � 1 � __. ; _�:��; �: �-' VI�I N ITY MAP - . - ----__ � � � I �-� -� (Na7 ro sca��) DE1fEL�PER � � 1 � .� - _ �� --_ � -_ CENTL]R�aN AMERICAN C � , � __ _ - ., �8�Q V�Iley View Lane, 5uite 34D :' ---r� C ' � `�' ' '"-';"' Farmers Branch, TX 75234 �_ ~ � - ESM T ��� -, , ��._-� -�_ � ' � � ��' •t <<` Contact: Michae! Beaty - D.�' TRI. 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THESE PLANS ARE 1551.fE� FQF2 ? � � �`- - � �s�'L"`"`' _ _ - - - � _ _ . _ PROPQSE❑ SANaTARY SEWER T�E P�RP05E OF PRELIMINARY �� � . � ti _ � �--- _ � - R�V1EW AN� ARE NQ� IN�ENQEQ ��.,�_' z ' - _ �' �� � - - " ' " '" PR�P05ED SINGLE CON�UIT DIJCT BANK FDR CONSTRIJCTId�f. � � _ _ _ n ' _ _ - WHEN ISSLIE❑ IN � - EX �" SSWR 't PROPQS�p Sl"DRM S�WER �INAL F�RM TwEY WILL 8E c ' ! �. _ _ __ - - - . - l�AFi'IAr��r_^ ---- _ _ C�NNECT TD EX � � ` '_.' �_.�J�' �'\ ��'� S�ALED, 51GNEQ AND [7ATED. a J 5.S.E. _ � �- _.��, - EX �" FIRE 5ER I/ICE FL 6" = 653.64 ; [`�T �� � ' - ��Q �'� CONNECT TO EX � - -- �' � � ^.�{�,��i��_� ; � - RESf'ON5IBLE ENG�NEER: a � �'� �N'Sr'4G�: � TE7(A5 REGIS ERED ENGINEERING � � � EX �" D�ME5T1�' SEf�IIICE � FIRE DFPAf?TMEIVT C�IVNEC77�N � CnIVIVECT TD EX �.� , � / � JASo�v A.FF��r�P.E. i � • ; , ;� �� ff I TEXAS REGiSTRATION N0. 88485 % rt` ��1 � . . _'_'_ '_ ; - / � � ���1� � �CTaBER 23, 2Qi 9 a � ' ' � � � � , --i_i I li=:f.l � , �� � �iaE covEaa�E � � , �, � �_ � �f ;+'� RE5IDENTIAL RA�lUS=25a' ve��fy ��:��. : N ' I � - . � .. ��LJ Y _ -- - �' {, � ' � I '� � . 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Elev. 6fi8.9fi ; ,I� h` QATE: � :' � ��� � I '� n TBI�2 - "❑" Cut in median nose at in#ersection of �ovis Blvd. and Bull Way. a `� � �I � L�J T � �� PRflJECT NUMBER: � Elsv. fi79.58 � ,� � '� �� +� TB�I3 -- "❑" Cut in medion nose at in#ersection of Davis Blvd. and Benr Way. m � � �;,� eE��. ss�.�s S h e e t N o. o � � � � I N , ..- r-. � TBM4 - "0" Cut in median nose located N6�0 feet eost of intersectian of Davis Slvd. �A TE R 5 T�R M `� and Dave Road. Elev. 648.47 ' ? " DU �TBANK 8c w � � � SEWER PLAN � � ¢ �� : C]� Z m a C�� �� Cn C3 TRDPHY CLUg o � r � 1 � � � �ytQ o �,,Q- �¢� I CRF-L' �� �'� �B�8 JAA�ES ,��.5� luledlin ��R9� � ��^ � �,� Cemetery Goif y � � ��F��' ��S �v� Course J � - y�l� 4p4{Y y FAII�, SEMiNOLE Pn � cri � ti , ,.;. � � P M[L '`�r w_ � � rn ; l " � � � �"r�, /ti��� _ . 11 4 ��``� ��3° �pa� Y�R£gh�FAD�� �¢ z N � � �'. � � �. . , � � = ss � x E �'� � ,' , `\.. _ f�.. f � � �.� ���R�� 1 _ �' ,� � � � I� �.'. l ��f- � p V � � � t. ��``� � r s � � gGE, fnc. �.... !� _� �r� - ` -.... -- --- �:-�� . :•'f - ¢ ,, �� � , r ` � .� ,� -� _ � ��;;� t� WESTLAKE — _ F� iNVERNE � 2595 Dall�s P�rkw�y, 5uife 2�4 �. � N�, � ��,- Fris�D, TX 75034 ' _v o p� - � �;'�: r. cn Tel: 97�-464-48D� • www.bgeinc.com � ' � �„ , F , � L�� � � _;;; � �-r;.:��" . � � TBPE Registration No. F-1�46 j ' , ' ,'�1 --- � .- , ��J "� Contact: .Jasan Frey , � d ji' L�T � I � , 1, � � � ���-:� n 114 Te#: 972-454-4$�1 � . ,� 4 ' �� �1 �C��— - � Copyright 20�7 ,� , /� �� • vr ��� l�; ' ' ''_ ���` -__=~�__=� � ¢ so�Ar�a � r ' ,�. , I � -- --- ` " r � � r' � I i �tpn� � �� �� �, �'a .�! a�VE RaAD [y�s�j � r4 I '9 :.:�Jd t -- � ,;� B ��C K P i G�� � �1 ��, ' ;_ - � — -__ . � � . �aoa � { �- - �- ��f .r�� L C�T � N � �'�� a � -_---=_- _ INSTA�L STABLIZEQ � � --- .� � , C�NSTRIJ�TIaN �� �_ � VICINITY MAP - � - �NTRANCE --�,-�,C_ � {r�o7 r❑ sca��a DEVEL�PER � I�� ' C�. F � � � �+' ; � �. � _ � - - CENTL]Ri�N AMERICAN � . � - -_ --. . _ - _ � -� �_ i _ _ �8�Q V�Iley Vi�w L�ne, 5uite 34Q F , r___ � _• ,;: � '' '� --`_�--_�___°--" . Farmers Branch TX 75234 � -' - , __. � � __ .:�1�i � - . --- , _- - � � ' i � --- - ❑VERALL LEGEND Contact: Michae! Beaty - ' . T�1: 2'14-287-90Q9 a � -' , - _ --�� _- ;� �r ,� FURNISH & 1�4S�ALL: ' -- , � FH ,;:-' d � �81 LF nF ;� --- , - �� ��� � � __ -- i PRnP�5�i7 FIR£ HYQRANT ,' I � SILT FE�V�ING - -;;� � � � . r, f� �� ?� ---�� � l�IIC��RELAI�a �' c �� } SSMH PROPDSED SANITARY [nrj�n�+e�nry �-�vrlr�ri•rnt � , �� ,. .�r �r� � � 1 .� � ~�� �.� - a ' r� f a ' . � =— -- ` - ' `� ° r +' ° � MANHOLE � � �� - ------_-__ -____ _________ ___---__-__- -- -_ -� � � f � r � V�c� -0 v 9 ; =_-- _ �; ; ,� O PR�P�SED ST4RM IN�.�T �� ,, ' ��� INSTALL STONE ~ ~� a * J ., � f PROPOSED STRE�T LiGHT ' � ' � __ , �VERFL�W ST�2UGTURE ~ --� Q�-0 � [!3 1 � 't �5 Q � °� � / - ' -- , _, ' Q ifl �o �.o - E7(IST1NG TRANSFORMER w � ' W 1- ; - � ; , � � �5 PROP�SED LANDSCAPE C� � � � ' B L�� � I V -- � - -_= scA�E: i�� = za' =� � f EXISTlNG STREET LIGHT � � � � � q -� - � �� 7 � L� I � -% ~ V `ti I + E?CISTiNG GA5 METER � L � � � s �� Z GL � Z u] ❑ ; = - �°' � � � , 99 � SF ' { � �� � � ti E�15TING ELECTRIC MANHOLE w � ��' ; �d 1� � ' � �— - .: � f I,� ' - EX157iNG 51GN � ~ `'' � � Z � RETAI FFE �71 . 55 � � c� Q 1� 9 , _ , ' � � .-�-; � � � � � � � � � �A RA� E F F.E — � � �I . �� •� +;; � i � E3(ISTING FIRE HYDRANT Z � � J W c9 � 1 "} � - - y ^ � � � � I � � U m � � � � � � � ti I 1 , , � � � - � � � � Q o _ �� , l , o .r �; ' ' i - _ - � l �= I � � � jI� ,/ ' , ! _ q. . � . � w � � � � � � � / 1 ., I � I � Q a � � � � � , .�1 � _ � J � � w � °� / i C Q J � [� m � N � ,� 'Q �� � r � �, � � �� Z � w � / , � � r �.,,,,� ��, 1 o w W . � j � � , � .� 1 j' , � � ��. � I � ' ����.. � ~ J �. � �' .� 1 • I �, �' r�w.� � � ' : : ' , . � - _ � I I � Q � . �1 � ,' ' �:; E_,� 1 - -- -- - -- - - _ - _ �T � � � ' �, ��a �: _ � � � � --- --- _ F . � � Z � '� �� .i r�� � � I I ` W I..L � � a '' � � �. ~ -. ' � � � � � � O a I' �_�`� � ~` � , ■ + � ,` � ~ � � � � � , y I�r� � � e�,o�rr � T!-IESE PLANS ARE i551lED FQF2 ° _ - . ��, .��� �.'� , �� � ;I ti ! )J i I �' Thi� P�1RP05� OF PRELIMI�fARY � %I " %' ' I `, ' � ��� � � � L�� � M REVIEW ANd ARE NQ� INTENQEI7 z � , �I � ' '1 ,,' , y � 1 '� I FOR CONSTRIJCTIDN. n ,; ; �� r . ��T 1 I 1 WHEN 1551JE❑ IIV ' FINAL F�ftM TWEY WILL BE o '� ^ I /'I f f J f � `� �� �' � �1� ■•s ■ SEALEQ, 5lGNEC7 AE�lD aATER. � --a ' / f• ti �' ' \ { �'\ � 1i Y ii4 �.� �r n + ��� . � . . � � � \. �� . I v, `, '� ��� I � / , I�, ' � � \; � !;!�'; � � ► RESi'ON5IBLE Ef�G1NEER: a , I! ' 'f� ' f r i•� � � � ~ � `� �� + � 7 T . � " � BGE, INC. � '!`, . � + •f' �' ' f �- ' � ��' r li � U � f '?� � ~r .. � � � TEXAS RE�IRME FE�Q46GINEERING � � 1 � .�` - � ,_, I � 1 — � i JASalV A. FREY, P.E. � � �� '-^ � '�' ; ,� � . s TE7(A5 REGfSTRATI�N N0. 88485 � R° I .' I � � � � f�� j � �� � �'- - �.�� 's � ii l,' y I 6 � , , 1 �. ' � �r , � ' �•-� — ' � ` ; ~ ' �l i � �j'' i ��� � + ❑CTaB�R 23, 2a19 N � � � ^ � i I � - �� ;il ��i al � /� � �.* '� I � I � � f� . + _;�.� . � ', 1 � o � �� � � � �l ' � Ver�Fy ��.� ❑ ^ r ' � � � N ', ' I , f� -- � -I � ` � Jj I_ur�slruc�i��n Ac�.i��r C a " } I PLAN VIEW � - �_.��t ���=���t�;�.�.: � � � � r� ' I �' ' - + :�� ' � a ;�! , ��, , -_ � � ,;; STABILIZED �C�NSTRUCTI�N ENTRAN�E ��.��,�n �� Q � _ _ � � , , � � � -� i i i� � - 7 � Q r�' ' � --- l � � B L�C K I V +r''+ � - _-. � -, - - �' �,' _ � � T�P VI EW r,}T�!�-i 1-3n��-r��t_ rE : �� • �'� / .. � , � � � I � j', , �, �� �� � � , ,� , � ; � � 1 �� .� � - '��. �� L�T 2 : rq �� V �__ � �:-� �.. � � ' r� � Ir'� � 17�f L.GiR71H rLVii iG � riLf� � i\EU�S�DIV3 � .:,, , , � , . _ __ _ __ _ _ _ � ;.� -. , r � REV N0. ❑ATE ���������Q� � � � � � _� � - _ —r � � , ,` _ - _ r � � I z �� Y �. I G CO � �� NOTE: STpNE OVERFL�W 5TRL1CTL1R�5 �R Siit Fenee General �fates Erosion Contral tulat Nates � � � �� � flTHER CJUTLET CON7RDL ❑EVICES SHALL BE 1. Steel pflsts whioh support the silt fence shall be 1. Ervsion cantrol mots sholl be in cflmpliance with °` w� INS7ALLED A7 ALL LdW PflINTS AL�HG 7HE instoiled fln ❑ slight angle tflword the ❑nticipflted NCTCpG 6est Manngsment Prvetices. Ervsivn �'.I 1�" ��fVCE AT A MINIMUM DF EVERY 3Qp F�EE7, runaff source. Past must 6e em6edded ❑ �vnfrvl mflts moy be used in pkoes qf, pr in � inl � minimum of �ne foat vddition #o sill fe�ce far sheet flow filtering r � � � RftAWN BY: d 2. �he tqe ❑f the siit lence sholl he tren�hed-in 4{7PIICp{Ip�4S, �r o �� ^ ^ � � 5, with spade ❑r me�hQn�cal trenchQr, s❑ that th� �. �fpts shpl! be instalied flnd Qn�hpred securely tv �► �� � : ��� r �r � �1!!�, dawn sfape face ❑f the trench is flot ❑nd the ground in eqmplipnce with the � w, �� - �J�� � Ea. 51p� g� perpendiculor t❑ the ifne vf flvw. Where silt rnanufq�turer's re�qmm�ndptions. 4f � � CHECKE❑ sY' a� I��F�e�c w�uc aeauar �AJ[, fen�e cflnnpt he trenched-in �e.g. pa�ement or 3. The width requirement af the �rvsion control � ��• � p - ��T 3 ��8����R��� M �''{ rock surface}, weight f�bric flvp with rv�k vn rnats shall be �amparab�e to the width ❑f tha � ��� I SILF FEN�E uphill side to pre�ant flow fram s�sping under disturbed surfoce to be filtered. The minimum Q,qjE: � ���T � f����, width s�ail be 1p Feet far Single Fnmily Evts and 1' l�� AI lAf � �8Y��R� �1z F} 3. The tre��h must be ❑ minimum ot 6 inch�s 2d feet fqr Cpmmer�ial appkicativns, unless 51 a E V I E VY E I V� UI E YY � /��'YA��L 11lST EX� fenGe f hr� �ta 6e loidein thel graund tqndsr�t �ph�ag�se 4ppraved fram the 5lvrm W4ter iJtility N��S. pF�4JECT NUMBER: � I � �MA A����� aackffiled with compq�ted mpteripl. 4.The width vf erqsiqn cAntrvl mats can be �� �� � �� �uy� `� pMd ��� � F��aK S�N �#I�A��BA�#L W�IK �. 5ilt fence shvuid he securely fflsten�d ta ea�h raducad w1�en used in �anjun�tivn with silt fenGe Z �� ��pp � �� ��T o �f�W�K� steel suppart pvst vr to wvven wire which in and black sad vegetqti�s l�uff�r strips. In na f�� � �TM M f � �r � �� �C = � E A7T�1G A f-Ma! � �, ��N rpp QSIp� turn is pit4CFlB� tp the steei Pence past. Thare applicotians will erosion cvntro! mvts be Isss � �� � W � � wTM �� � � � �T S h e e t !�i Q. � ����� T �pY4�� ;"� �54Y�F��C� wherebends�af�f 4 icEm�t,secur�ly fqstened than 4 feet wide. * �� � �r 0� � � �� � � ' ' 5. Accumujated 5��t shq�� e� ��m4�ed ���� �t E R�5� �N ��N TR�L � � �E 4� i 1�2" Fli.TER STflNE �_�~�� � reo�hes a depth t'. The silt shail 6e disposed ❑f A�DVANTAGES: � � Y/�y/� }�, at an apprv�ed site and in such a manner os �,yE � M$r�AT� P L A N ''' �,��j�.� to not contribute tv additional siftation. � �� � ���� i � — ��/%�1/���`/��; 6, 5ilt fence shall be remo�ed when the site is �,�,�� �T � � ��� � � �� a�� � �'�J� 7. Roc Plfilter damsl sholl he used at con�entrated g � � � � � high fiaw discharge araas in lieu ❑t silt fence. i N INSTALLING A F�LTER FABRIC S�LT FEN�E � � �� SI �T F�EN �E ST�NE � IIER ��� �I STRUCTURE HEAVY �UTY CURB INLET PR�TE�T�R �= c10 ma 1�'� '� i� TR�PHY CLUg o � l �/ � � i;; , �, 1 � ` � I � ���� ° ��'� � ' �� '' { � / 5�`4� --� ��- ���G� �$os ,�A��s � i �, �� � Cemektery Gaif �`��RD � � / , W � 1 ; i l � � ��-R'���t �.]�' course � o � / /%j' `�V� �tOPH� y �All�, SEMVNOLE p-r' � c2i � /' / , ��t°` 4 P ����r��fSh MEAO�`K m¢ m N ¢ � — � ,� 114 �`�'' °�� ,- �`� �� � � � �' �� ���ss � x � �' � � � , � � IN'� `1' /' �_ � ~ �� � �� ��' r � ����� � z y � � BGE, Il1C. � � . � �' _�' � � _ �T � � WESTLAKE - � F� iNVERNE � 2595 Dallas Parkway, 5uite 2�4 ' ' � �'•� ' ` _ - � ���� � p� Frisco, TX 7503� ��-- � � '� Tel: 972-454-480� • www.bgeinc.com ��-� o I �� � � '��/ �' EXlSTING STREET � TBPE Registration Na. F-1�46 U L ;,;•�. L I GN T rri�� �� � ^�'�' L� I � R �. � n CTefa97�4E4 48��y � ¢ 114 ` �, 0 5 1❑ 2a � Copyright 20�7 � �- / N �L,�p � ` r� ¢ SQtANA �� _ ., . E?CISTlNG STREET � sca��: i" = ia' � Q�°r �9'=-=====A'=� � � LIGHT �t � ' � - _ - � � � D�V£ RaAO ��sr /1 ' - � � o G�fiF, ; � � �: —_ _ , . B ��C K P �apa � -T �1 - _ .� � In T .� � `1 '� f �-- .. �•., � -- - --- L V I � '�''L a 1 �. '� � N ��' � ,A�`�; - _ . —'- -- 1 _ `--_ _� � � VICINITY MAP - . - � �, _--_ -_ _ - - _-- _ � � �No7 ro sca��) DE1fEL�PER � ! I,' � _ � __ � � � _ � � �. i �' � �r _ - - _ — CENTL]R1dN AMERICAN � �., `. I; �� ' r -=�__-___ . ., �8�Q Valley View Lane, 5uite 34Q .�_:_- �-----� � � � Farmers Branch TX 75234 � �� _� � � - - �`-. / _ Contact: Michae! Beaty . �'__�r ._r ��`_r ti .., __ LEGEND - Te1: 2�4-287-9D�9 �===� -----�- ---- - - -- - . ' 1 � � � � �~ . � � �� - - -- j _ �- PROP05ED LIGHT POLE ; , ,.� _ �--___� _ _ _ - �11��RELAI�D .. � . ��, ' � ' _ - --_�_ - ---- ' ' -T � - - � PROPOSE❑ TYPE A GRDUND �nryi-•�rr�r�� . ;��rl��.Yr.•rni • .��•+'.'rL ..�':� �� I ' ----�- - - --- - � - . , - ' �=_.� �� --- -__- --- �- ' - - B�x WITH APR�N � - _ -_-_-� �---- - - - I � ' _ �� : - �� _ -- 1� 1 � r �/�J ~- � -� -�__ _- — — PROP�SE❑ CONDUfT � � ,�' , ! ' ' � Q ' TRANSFORMER (POINER W � ; ! � ' , � W ;� � ; � �� � S�URCE} (� � � � � EXISTING STREET , i � ; LIGH� � . g �D� K N `; � 7 � � , ' L�T � - - SERVICE METER � L � � , ' 'r � �. Z o.. � Z cn o � 1 � , 998 S � � � � � �] W � � ; � �� � — - � - - , � , ` RETA L �FE _ �7 � . 55 ' �� _ - i � � - � c� � �' ;� � '" � , ILLUMINATE❑ AREA (PH�T�METRICS} � � � Q � � � � 1 t ; , ALL AREAS �UTSIDE DF SHAPES ARE � [� W � �� GA RA� E �F E _ � 61 . �� ; � j � FOO�CANDLES, iHE INNEI� SHAPE IS AT LEAST Q m u,J J � � Q I � �, ` � _ �' _ _ �.2 F�DT-CAND�ES AND THE DUTER RlNG fS � (]., � - � 1 ! •,�. - � - 0.1 ���T-CANQLES. � � � ., � � W `, � r i� w � � � � � `aC .�, � � � � Q � o Q Q J � � w � cn • � ': - J Ca • - � � � m � � � rd� - ; NOTEs: � w � w w °� � ' r� �- ; — i 1. A�� W�SiLAKE �N�RAQA INFRASTRUCTURE ASSLJMED AS � J � � ' � � . I EX15TlNG F�R THIS PLAN SET � — � � � 2. ALL DIM�NSI�NS ARE T� FACE DF CURB IJNLESS � � � OTHERWISE NOTED � N � ' �"a _ __ - - -- -- -- - � Y ~ ! I 3. Ex�'�RIQR ARCHIT�C7URAL �IGHTING P�R THE DESIGN Z � Z �-� w � � � � � � �- _ � _ _ _ _ - � GUID�LINES. � � o � � _ _ � � ; � Bl�t - "�" Cut found on top of curb at thc saut� medion nase �pproxirndtely � � � - { 691 feet sou#heasE of the intersection af 5alana Blvd. and f}avis Blvd. � � ' � � �Eev. fifi8.963� THESE PLANS ARE 1551.fE� FQF2 � � i�l� � � L�� � M THE P�RP05E dF PRELIMINARY � � I 8M2 _ "❑" Cut found on top af �urb in the west turn fane median at the R�V1EW AN� ARE N�� IN�ENQEp � � I ��� � intersectian af Qavis Slvd, flnd Hwy 114 opproximotely 3$ feet west af the FQR CON STRLICTI d�f. � � 1 centerline of Davis Blvd. and 8 feet sou##�west af troffic sigrral pole on WHEN ISSLIE❑ IN = ' �� � ` � southwest carner of intersectio�. �INAL FORM TwEY WILL 8E � ; � � � ` � ` � Elev, fifi7,93' S�ALED, 51GNEQ AND pATEp. \ � N ' \ r ` l � �• L� TBHI� - �'❑� Cut in medion nose �vcated N 7D0 feet southeast af intsrsectiaR af povis RESf�ON51BLE ENG�NEER: '` � r � ► � 7 Bkvd. and dave Road. Elev. fi68.9fi BGE, INC. i '' ' �� � / _ I � � J � � TE7(A5 REGISTERED ENGINEERING a /� � � � � 1~ TB�12 - "❑" Cut in median nase at intersection of Davis Blvd. arrd Bull Wny. F�RM F-1�46 � I I . �� ' JASOlV A. FREY, P.E. ' �lev. fi79.58 TExAS REGfSTRATION N0. 88485 � ' � � �• �� � � � ' I �CTaB�R 23, 2Qi 9 o � � f � � � � -~-- -- - -�� � _-� i �i i f I i_:I'•I � QI '1� / . I � � r . 1� _ - .. / b ' / U � f ' l � � ti } V���fy �.,.� � � - - i_..igt i q�:iiiti;����. � � , � c �• � � � ° , � /'� � � � ' NI +=�ons�ruc}ioh ALfivi o �' / 3�A�J71C�N � '+- Q , , � �_ / �r•�TA.�.-1 f-?C��-D'G- T�_ n � ��� � � ` -� B �C�CK N ,- - _- � -,- - -�,-,,:.�� �' .�� � I �� � � � � . � � �� � _ ��T � � � �E��S�o�� � 1_ I �� � REV N0. ❑ATE DESCRIPTIQN � ,� I 1 -- . x .� � � � � _ 1 � � � _ ~ +' � � � ' _ � � 11 Y �I � � � � / _ - �� , � ;� � � � - � � � a ;, m �. � . �. �� �, ; C �r� �� � i--- . a �i� � I . �: / � , 1 ~ ��' , i � �� _. I ,. n- ..., � v c 1� g �D C K N =�.-._ ' ' �i ?i � �. '�;.. � Ct-IECKEQ SY� x ' ��T 3 I r 3 � +� r � QATE: � � ti �+' � ° } i � � � _ 'f i i � � J Pf2flJECT NUMBER: � � . + o � , � i � ' � Sheet No. U �- � o ' . . m y: � , . o � " STREET LIGHT� N � N [i Li � � PLAN � � � � � : �� � � .a �� C11 m c� � STUDI nf 5 � �� ti� �; Ft �� �� f� Studin 13 Design Group,PLE,C. 3kfi�'.�4ain 5u•cct €.es�•isvillc.ler.�s 7Si1�7 �#fi9-G3�-I 90{} I'f3AE f'irm r.`SRf��� .�- - 1 ' '� � I ��pr�05�P � 1 I � � � I �+�``�'� �'a w.� q�� � 1 % - _ � �a � =P �fi � � � I -- � 4 ,° � � � � � � � * 3 �' * �� �i �� �� - `�� r�7� � �� � � , � LIVE DAiC I QUERGUS VIRG1N1�4Nt4 , �'F � � � � � � � {s�� ��a��P��, io' HEIGHT) - 1 � � 1�i� � � �� i� � � - - � � �cto r 5, 201q � I � I � � I � J � — / � � � � - LE 3 LAGEB�fZ�C ELM 1 L1LMU5 Pf�+f�V I FOL 1�4 / ' � � � {3" G�4LIPE�'2, I�' HEIGHT� I I � 1 I� �� � - - � HORrH � � �,I 1 - ` �'B 3 EXAS REDBIJD 1 GERG I S Gf�NADEN51 S `TEXENSi 5' ¢ '� '� '1 _ • ��" GAL4PER, �a' HEIGHT) n , I� 5 Q I� �; I 1 1 r ;;,�� "—___ P 3 P055UMHAlN HQLLY I ILEX aEGIF7UA E° = �o� - o�� �, 'I , J _ - ' �;, = / / � �' ' �2" G�4LIPEiZ, 6' HEIGHT) Bar is on� inc�i on ❑riginal � I I � � - - ,.+' drawing. If nflt ane inch�ii this 4 1` I � - � �' '=�� sl�c�t, c'id,USl SCZIG'85 I7iCl:5yc`il"Y, r GQMM�N BERMIJDA / � � �:' ���=, .._ % 3 I TAL 1,4N GYPf�E55 1 GUPi�ESSUS SEMPERVI I�ENS I � SDLID SQn � �� RA�SEn PLANTERS, � TYP 1 � � ��"�� Y.4.� ��� G,4LLON, 8' HEIGHT� iJne Inch � f � r '1 �� '�; -`�- _ , � ' ' � , � ' � '� � �� r 2 P+GAVE 1 f�GAVE ATT�NUf�TA � � �, , . 9 � x � � :: (3� GALL�N, �4" HEIGHT� � � � � � -- � �� �� �� � �' -. . � x � Il TEX�S SASE 1 LEIJGOPHYLLUM FRLITESGENS rn � I I � ° , � � {�I Gf�LLON, 32" HEIGHT) � � �-� � � � � � 1 � � � / / � � ,;�� �' � 2 LITTLE .1�HN BOTT�E BRUSH 1 G,4LL15TEMDN 'LITTLE JaHN' � o I I � � {7 GP+LLON, 36" HEIGHT� � � � n � '' I' � � u �- - - - �i � � ,� � � 2� TEKAS 54TOL I D�SYLIRIQN TEXANUM � � � � . � ' 1 , � � ._._ � {5 G�LL�N, 24" HEIGHT} � r!� � � � � � � � � I '� �� �❑ ❑ I O � S�FT LEf�F YUGG,4 I Yl1GGf� REGLIRV i F�L I f4 � � � � I � (5 G,4LLDN, �4" HEIGHT� �, +� 4" STEEL EDc51NG �1 0 . I ��... � N TYP � l._ .� _.._ _. � � U .�"' Q �' � 1 � �j � 3� C�ULF MUHLY GiZA55 / MUHLENB�RGIP. Gf�PILLARkS 'REG,4L MIST' � va � .. � I � � L1 C��,; - �-. _=,`�_ � {I GPtLLON, PLANTS SP�GED 30" D.G., 12" HEfGFET} '� � � � � , -- - -. -�1 � � � � �, I' �� r, 1 �_ _ Q ,� '� � � m � �❑ � _ b5 S�DE �,4T5 GiZ�4M,4 1 BDUTEL�U,4 G�JRTIPENDUAL. � � -� � i - . � . {i ���.�oN, PLANTS SP�4GED 30" O.G., 12" HE�GHT} � 5--� � °� ' � �u � � � � 1 1� . � * � � � � � � � • `�,_ �_ � � W o � I �. � � 5� MEXIGAN FE�4THEfZ GfZA55 I STIPA TENNUISSIMA ,�j � v I � . - - '. V ; � ' {I G,4LL�N, PL�NTS 5P,4GED 18" 4.G., IQ" HEIGHT) � � /' ' �� �_ _ . ° 6 ] � ' I ' � � , � ' . _ 1 .. . �I . r _ - I. � a / � � � 1 '__ 60 TR,411�ING LANT�Nf� I L�NTAN� M�NTEV I DENSI S � Q / � � � ■ � _ _ :� `" {! Gf�LLOM, PL�4NT5 SP,4GED 12" �.G., �" HEIC7HT} � �' 1. � � . I � '�. � . � � . - 1 � ;� �' ❑ � �� - I �. � - _- . ' � ��•�+� �i2 GfZEEPING f��SEMARY I i�OSEMARY �FFfGiNA1�l5 'Pi��STRATIJS' � � : : .. v°'i 1' •. . 1 - - - ❑ �� � � (I G,4LL�N, PL�4NT5 SP,�GED 12" �.�., 6" HE I GHT} � - �� ` 1. . r - 1 `l X ' � � � � � � �' _ - I i�Y ,' � _ _ . 70 SE�450NAL GOLDR �TBD) � � _ � � ���--' ❑ R,415ED PATID ❑ I � ' I I _ ' '� . .....� (4" PDTS �4T 8" �.G.] � � i • � � -. ._ ❑ -- � � ° ' 1 f � . • ,�` , � � �415ED PL�NTERS, 485 GOMMDN BERMUI�A GR,455 L � 1 1 , . y y , _ � y'I— � — �'~ rrP. s-r so�i n son 1 • � - " � � � � — - �.. � . . . • ,� , , � — � . I • _+ , � — � � ` � 1 . - i ` , I O ' "� ~ — � ` � Yr � f:. �'� � r , � — O � • � � �- ` I ¢ � � � — — � � ~ � ~ I I � � � � 1 - ` ` � � — � � -- - - — � - - - - - - � � � � � �� � - � � � � --- � U � � °1 ' r ~ ~ � � � �" DEPTH RfVER RQGK �' •� o � - '�O o �a .; . � ' - � }Z,�,ISED PATlQ BEO, T1'P. � � � � , � � � � � � � ► RAiSED PLA�NTERS, � � �. � � � � TYP. � L I O �n � � °a � � -� o � � 'y � �a � °' � �I � � � � � � N 1 �� � � � �� I � ¢ ' � - M � �i �� /�/ � I j �� � � � '� � � � �Ro�ECT o . � a BAR��G t/� r - � 41 S1-IEET . � �� �� � Ll �fl L � .� d � L � LANDS�APE N�TES: PLANT LIST STL.IDI ii , ti i [� '� :.� �: �i i i� I. ,4 TRE� PERMIT IS 4�E�tUIf�ED F�R f�LL f�EMDY�4L 4F �4L.L TREES, �r�c�v ��Mg�� C�MM�IVrB�TANICAL NAME SI�E SPACiNG QUANTfTY REMARKS �+ND UNPfZ�TEGTED. 2. PL�41�iT M�+TER�P�L SHALL BE MEP�SIJRED P�ND 51ZED r4GG�RDIN6 T� THE Lr�TEST 5tudio 13 Design Graup,PLLC. EDITI4N nF THL� TE?C�S NURSERY � L�NDSGP+PE �+SS�GI�TION {TNLP.j LD LIYE �}�!C 1 G2UERGUS YIR6IN�AN�+ 3" G.4LIPE� A5 SH�WN 4 6' MINIMUM SPREAU; MINfMUM I�' l�iE16HT; FULL R�UNDED �sr,w.ni���,s���.:ti I�fE�4D b' MI�IIM�iM BF.�'ANGHI1�tG HE16HT; NURSERY 6R4NiN, �_e��is�����e. rcxati����ti7 SPEGIFIGATl4N5, SR�flES P►ND STANDAFZD5. :���y_�i;_�q{,� 3. ,4LL PLaNT StJ85TITUTI�KS �+FZE SIJF.JEGT TD T�WN DF Y�STL�4ICF APPR�V�+L p+ND NNST SE Sl�EC�I F k ED Ohl THE APPRaVED L�NDSGAPE PLAN. LE LP�GEB}�RK ELM I ULML15 PA1ZV I FDL I r4 3" G�4L I PER A5 SH�YVN 3 6' M I N I MUM SPRE�4D; M!M I MIJM 12' HE I GHT; FIJLL ROUNDED f73.�1 C J�irr����[�����t� �. GRG�IJHD G4VET25 US�D I K L I EU �F TUfizF bR,455 MUST PF'.aV I D� GDMPLETE f�fE�4D b' M I N I MIiM Bf�.ANGHI 1�G HE I GHT; NURSERY GRQNiN, G�1/E�GE WITHIN OM� {I} YE�rR �F PL�NTING AND MAINTP�iN f�►DEC�Uf4TE G�VLft�rGE �S APPROVED $Y TH� T�Y►C�l QF H�STL�+lCE. Rg TEX�►5 PANSY RED�JD 1 2" GALIPEi� ,45 SHDWN 3 5` MiNIMUivI S�'RE�rD; MINIMUM 8' NE15HT, 2" Mli+l. GAL.; 5. TREFS NNST BE PL�►NTED F�iJR FEET (4'} DR GREP�'I�R Fi�M GURBS, GFRGIS Gr4NADENSIS TEK�NSiS FI�LL HEP�D NI�1Z5�RY bF.�WN S I UENi�4LK5, UTI L I T7 L I NES, SGREEN I NG WALL5 ,4NI714R 4TI-iEiZ STRtJGTLfRES. TI-iE TDWM OF Y�STLpKE H,45 FINP,L �4PPRpV.4L FD1Z �4LL TR.EE PLAGEMENTS. '�H�S� ❑C7C�ilv1E�TS AR1_ b. TREE PITS SHALL H�,VE RQUbHENED 5lDES �4ND E3E TYVp Tp TI-3REE TIM�S PH PD55UMH,4Y� HQLLY I ILEX DEG1DiJA 2" G�LIP�t4 AS SH�WN 3 5' MiHIt�ELJM SPR,Ef�D; MINIMUM 8' HEIGHT; 2" MIN. GP�L.; FQR iNT�:ItIM ItE'VfEW W I DER TH.4M THE Rp4T B,4LL �F THE TR.EE 1 N ORDER Tp FAG I L i T�4TE �IE,4LTHY FL�LL HFP�D NUiQSERY SR.pWhl nN LY A�v n��T ��v�r�N D�❑ RppT �Rpy,��, Fox co�rs-rr�uc�rroN a� "I. TR�E5 SHprLL N�T B� PL,4NTED D�EPER TH,4N THE BASE OF THE "TR1�NK I T,4L!AN GYPRF55 / GUPRESSlfS SEMPERV f RFNS °I-I�' kT. ,45 SHQWN 3 5' lyl I Ni NNM SPRE,4D; Ml NI MIJM 9-!Q` FiE I GHT; TREE FQFZM; ►3��7 0 11v G P U�t P�S ES. FLAR.E". FULL HEPtD NUR5ER1' bR�WN 8. THE TREE P I T SHr4LL BE BAGKF I LLE17 W I TH NATI VE TOPSO I L FREE 4F RQGK AND 4THER DEBR�S. f�G�4VE I AG�41/F ATTENUAT�4 AS SHDWN S�ib��}ittal �-1[i-2D i 9 9. BURLAP, TWfNE A1�1D Y�IRE BASICETS SHALL BE LD45E1�iED ,4h1I7 P�JLLED P�4GiC 3D GALLON � FULL PL,4NT5 FfiZOM THE TRUNK pF TRFE �+S MUGH ,45 Pp55lBLE. I D. TREFS SH,4LL N4T BE W�4TER.ED Tp EXGE55 THAT RESlJLT5 I N 5D I L SATURAT�OM. IF 541L B�GDMES SAT�JRATED, THE �^k�4TERlf�lG SGHEDULE 5HP+LL TEXAS SAGF I � bA�LLON �45 SHOY+iN �� FULL PLAKTS PE ADJIJSTED T4 �4LLOW FOR DR,4INAGE ANn AB54RPTiON DF THE EXGE55 LEllG�PHYLLUIwI FRUTESGEN5 �`�R� LITTLE J�HN B�TTLE BUSH 1 � bALL�M AS SHOWN � FIJLL PL�4NT5 II. �4 3" L�YER �F MI�LGk SH�J..L BE F'R4VIDE�7 ,4RQl�ND THE B,45E �F THE GALLISTEMON "LITTLE JDHN' PL�4NTED TREE. THE NNLGH SH�4LL BE PIJLLEn B�4GK 4" FRQM THE TRUNK �F THE TRE�. TE?C,45 SQT4L I 5 tSf�LLO1V f�5 SHDY►tN 28 FULL t'L,4NT5 ¢ 12. MD PER50�5} 4R ENTi T'f M�4Y 115E i MPRDPElZ 4f� MAL I G 14iJ5 MA I NTENANGE 4R D?+SYL I Rl�N TEX�4NIJM PRLjNI Nb TEGHN I R�ES i+�H I GH YV�lJLD L I KELY L�r4D Tp TH� DE�.TH �F TI-!E TREE. a I MPF2�PER pR MAL iG I�U5 TEGHNf C�UES I MGLUOE, BUT p+RE NpT L i Mi TED TO, 50FT LEAF Yt1GGA I YUGG�4 iZEGUi�V I FDL 4 A 5 G.a►LLDN �5 SH4WN b F�LL PLANTS � T�PPING DR QTHER UNSYMMETRlGAL TRIMM�I�G OF TREES, TiZIMMlNG TiZEES � W I TH fs► Pfs►GiCHQE, 4R USE 4F F I RE pR PQ�5DN TD G�SE THE DEATH DF ,4 r �E. GlJLF MI�HLY GR�455 I I b�+LLDN 34" D.G. I'7 FtJLL PLANTS � 13. �4L.L BEDS TD H,4VE 3" �F �DMPa5TED SDIL, LIVIi�c5 �A.fZT#� TFGHNOL�6Y, DR MUHLENBEt�.C�l�4 GA}'ILLAiZ15 'iZEG►4L M15T� Bar is anc in�h c�n nrigi�ial � APPf�4VED EQUAL T4 �+ nFPTH 4F 8" MINIMIlM, r�rawing. If'not ane i�zriz on this � 14. ALL PLANT PE05 SHALL BE T�P-DRESSED YViTH A MINIMUM �F 3 INGliES �F SII7E �ATS GRAMIP+ I I G�+LLpN 30�� 0•�• b7 FULL PL,4iVT5 sl��et. ad.just s�ale as necestiar_y. ao Hr4RDWQ4n 4R 4THER NNLGH. B4UTEL4UA GlJRTIPENDU►4L I5. TRFES �V�iQH�N6ING lN�4LK5 �ND P?.RKiNG 5H�►LL HP+VE A MiKiMIJM GLEf�R � � o TRliNK H�IGHT QF 7 FEET. TREE5 4VEF2H�4NG I Nb PE1�L I G STREET Pf�VEMENT MEX!G�N FEP►THER bRA55 1 STi PA TENNU 1551 MA I G�+LL�N �$�� �•G• 48 FIJLL PL�4NT5 �I N I5H T,4PER �'LANT I NG BED I7a WN C�ne ]n�h � DRI VE A 15LE5 P+MD F I RE L�►NE5 5H�4LL H}�+11� P+ M I NI MUM GLEAR TRLJNK i-fE I GHT GRPtiDE TO TOP pF EnG I NG � pF 14 FEET. IvIiJl�GH L�4Y�R AS SPEG I FI ED � I f�. A YI51 BI L�T1' TRl P+NbLE Ml�ST SE PRpV I DED P+T ALL I NTERSFGTI�NS. 54+R�J85 'T'RA1 L I Nb LANT�N� 1 l GALLON ���� 4•�• 4� FIJLL PLf�NTS � ARE NDT T4 EXGEED �a I NGHES I N HE I GHT. TR.EES SH,4LL HAYE A M I N I NNM L�NT�NA► MnNTEVI DEi�S�5 � � GLEAR TRUNK HEIGHT �F � FEET AT T1ME �F PL�4NTlHG. � I�. TiZEES PL,4NTED DN ra+ 5LQPE SH,4LL HP►YE THE SOIL ST�41N AT THE ,a+VERr4bE GRLEPlNG R�SEMARY I I 6ALLaN 12'� �•G• 92 FEJLL PL�+NT5 MA?C. I" DDYVN PLANTING MfI�C � � bRADE OF SLDPE. f2Q5Eh�l,4fZ'1' �FF I G I N,4L i 5 'PRQSTRP�TUS' A5 SPEG I F I ED 18. M� SHRUBS SHALL BE PERMITTEn lNITH1N P+RE►45 LE55 THAN 3 FEET IN WIOTH. ~ � � ALL BEDS LE55 THAN 3 FEET !N YV�DTH 5H�4LL BE GRA55, GROIiNDGOVEIZ �R }Z�y�R R,pGK BED 4" C�EPTH 2p W/ L,�,1�lDSG,4PE FABRIG 8�4RRIFi� BEND� BD�RD EDGING �5 SPE�lFIED f�-�t � SQ#J�4R� FEET � � v S�ME TYPE 4F FIXED PAYING. 5T�NE5 SHRLL SE �"-�" Df�. PLASTIG �DG�NG STAKE5 � 3 4 O.G. Mr4X. �IITH � Iq. THE DWNER, TEN,4NT, AMDI4R THEIR �4GEhlTS, I� ANY, SHf�LL B� JO�MTLY ,4f�D � �� 0 5EVER,4LLY R�53a0N51BLE F�R THE M,4INTEN,4NGE, ESTf�BLISHMENT, f�ND �,e,5pN,4L G�LOR 4" P�TS S" o.G. 23 ��lLL PLRNTS PL�4TED DEGK SGREWS FOR ATTAGHMEhtT, � � � PERMf�1NENGE �F PLANT MATERIAL. ,4LL L,4ND5Gf�PINb SHALL BE M,41NT�41NED L�GATE DN PLAMTING SII7E 4F E�JGE � � I N ,4 NEAT A.ND ORDERI.Y MANNER r4T ,4LL T I MES. TH I S SNALL I NGLIJDE, PifT H�T Li MI T�D TD, MOINI NG, EDG I NG, PRUNI N6, FEIZTI L I�l NG, 1NATEftI N5, ,4ND QTHER GDMM4H BERMlJn.4 SQL I D SOD SOL I D 5�D ���� 4,3'75 MI N I MIJM a�05� GpVEtZ,4GF � � � �4GTiVITIE5 N�GESSARY FOR TH� M�4iNTEN�4NGE OF LAN]75GAP�D ,4R�A5. FEET 4 TYP�CAL BE� E�GING DETAIL � 2�. ALL PL�4NT M?.TERI�4L SHA+LL BE M,41 NTA I NED I N A HE�+LTHY �ND GRDY�I NG -� � � � GONRITION ,45 IS APPRaPRIATE F�R THE SEA50N aF THE YEAiZ. PLANT L� N�T TO SG�L.E � � '� MATE}�IAL THAT 15 DAMA6ED, DESTR�YEI�, �R REMdVED SHALL 8E REPL�4GED � � � W I TH PLANT MATE#ZI,4L 0� SI M I LAR S I ZE f�ND Vf�RI ETY f^41 THI N 30 DAYS UNLESS � �THERYVISE ,4PP1ZC7VED IN YVRITINb @Y THE TaY�W GF �5TLr4KE, v � � 21. L�4ND5G�►PE ,4W7 aPEf� A}ZEAS SHALL B� IC�PT FREE OFF TI�,45H, LlTTER AND WEEDS. � � Q 22. ,4N AUT�MP.TI G IiZR!GAT!ON SYSTEM SH,4LL BE PRaV I I7ED T� I RRI G�4TE ALL I � {U � LANDSGRPE RREAS. DVERSPRAY ON STf�EETS ANI7 WALKS �5 PROHI�iTEI7. ,4 � .� � � PERMf T FR�M THE BU I LD I NG I NSPEGTI�N DEPARTM�NT I S R�QU I RED FaR EAGH _ "� .-, IRRIb,4TiDN SYSTEM. - � � � 23. M� PLANT MA'T�RI,4L SH�4LL BE ALL�YVED T� ENG1�.Df�GH ON RIbHT-aF-WAY, F I LTER F�Ef�IG r � � � � SID�YVALKS �R EA.SEI�NTS TD THE EXTENT TH�4T THE VI51�N OR R�IJTE OF TO WRf�P UP 51D�5 � � � TR,41/EL F�R VEHIGULAR, PEDESTtZIAN, OR BIGYGL� TRr4FFIG IS IMPE]7ED. QKLf�H�M�4 RIVER ROGK 6ENEFi,4L NQ'1T5; �"'' "� � 24. N� PL�+1�TI MG pREAS SHALL EXGEED 3:I 5L4PE. 3' HDRI Zo�IT�►L r� I� � �. STAB I�.I Z� 5o i L B�Low RooT B,�L L � � c�, � VEiZTIGPtiL. � f'RI�R TD PLr4NTING TO Pf�EV�1�iT w 0 25. E�4RTHEN BE1ZM5 SHALL N�T INGLiJDE G4NSTRIJGTIQN DEBRiS. GONT�,4GTQFZ TREE FRDM 5ETTLING. � `r' MLfST GQRIZEGT 5L1 PPP+GE �R D�Mf�►bE TQ T!-fE SM�pTH F i Hf 5H CyRf�DE C7F THE F I LTER FAP R I G �� �� �� -�-+ °7 BERM PRIQiZ T4 AGGEPTP+NGE. A - 2. TnP 4F R04TPAL� SHALl� I T� 2 � � a EXISTING Si�BGRAD� � AB�VE FiNISHED G�f�DE. N 26. A�LL YV�ILKYVfti1'S SHPtiLL MEET A.D.A. AND T.A.S. REC�t1 i RENf ENTS. �{° �-��� EDG!1�G (NDT 3. AL� W I� 1e�PE AN❑ 5YNTHET I G ~J � � 2�. GONT,4GT TQYVN QF N�5TL.r4KE'S PLA+NNING DEP,4RTMENT �4T FOR LAN]75GAP� 5�-0�� o MArEr i�4L5 SH�LL BE REMOVEn ��-� INS�GTI�hi. NOTE LANDSG�PE INST,4LLATfDN Mi�ST GOMPLY WITi� APPROVED NEEDED ON SID�S Ti-1,4T GDMP�ETELY FR4M RpOTBAL� ANl7 � � Lr4NDSGf�PE 3�LAN5 PRlOR FIhi,4L AGGEI�T,4NGE SY THE TQY►qd pF YVESTL�4KE BDRDER THE PP,GK D� � REMDVE T�i� 113 �F BURL�4P A1�[DIpR 4BTA I N I1VG �4 GEtZTI F I Gr4TE 4F 4GGlfPANGY. GURBS} G �F. P�,4NT I NG P I TS SH�4L� BE SC2U,4RE, � � 28. Fl�l�►L INSPEGTI�N r4ND ?►Pf'iZ�VP�L OF SGR�ENIMb Wr4LL5, IRRkGAT�ON AND C' SIDES D� PITS SH,4LL PE � L?►NDSGP►PE IS SLJBJEGT TO ALL PLiBLIG UTILITlES, lNGLUDING BUT NQT LIMITED g THORDUGHLY SG�RIFfEDIRaUGHENED � Ta MANI�#�LES, V�LYE5, Y�ATER �IET�RS, GLE►4NOkJTS P+ND OT}4ER -___ - T4 E��h�il NATE F�ARED A5 5H4WN IN a APPURTENAMGE5, T� B� AGGE551BLE, ADJUSTED T4 GRADE AMQ Ta THE T�Y�iN E TYP�GAL nE7A�L N DF Y►�STLf4�CE"5 PEJSLIG IN�RKS DEPf�RTMENT STAND�►RD5. �t ^-�- � � 2q. PRI�R T� G�4LL I NG FOR A L�4NDSG,4PE I NS!'EGTI QN, GONTiZ,4GTGrR I S �,. o RESP�NSIBLE FDR MARlCINb ,4LL MANH�LES, VALVES, INATE� METERS, � p GLE�41�nUT5 �4ND DTHER 11TiLITY APPi3RTENANGES WITH FLAGG�I�G FOR FIELD _:.��,-�i�-i_�=�i�=���-�i i=� _;i�-��.-i I i- =� i-;�i-' -�i�_: _ GDNSTRU�iTlON hIQTEr'_ N VEtZIFIG,4TloN BY TF�E l�c18LIG YVORKS DEP�4RTMENT. =1 I 1=i I 1-1 I 1=E I 1=1 I I--1�! I I I-i�1=1 I 1=i I:_. �I i�l I i- '-' ' I �4. 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F•�tiTftiFRS-Sl:iinlrss smrl ta�n��i•r��mni ert rr•��4-i?i Tn scrurr Ir•ns in�il:iri�. �-Qd 2832 r'�4.3 120a �/] - -.• d�.x-.m t,�,,,, Rie-cast housing wish soiid aluminum,urass.vr Rer.essetl suria�es have a ript�etl design with mane TX Firm N�. F-1$994 -=�=x��r'W_=- • i��:otil-i-[nrr��ci�m and 1N���uiicr res�s�,�rn,cv«•mcly durel�lv��ro-iri,ri�J���en h,�l;vrl g0-180 ' 2381.0 45.7 shcrnless steel facaplale.5tep73-6 is a surface mv+m[ hiack�nish ta retluca glare. Faeepiates are availaL•le Q ���f r s���_r� ,,,,i,�.,<<•�i�„��•�i���. �c��� iia9 CE# 1903fl t��sr�r rihi, rr�t,r�•�„�.,��,�-:�,;��,�i�i���.ri�n��,��v�,���,��z��•��•�����i,�•�.�����,nd�h�• ' ' a.�o• slep iigh!tnai mounts aver a Steel Clry 2-��8"deep, in�ive metal rinisnes�v+tn nrotective s�ear eoat ar+r•,�� � -� �e z:r T��r� E� I 1. I LY-18fl 5213 1�L1.6 p I- i i -2.125"hox min. T y c:[..r,i-a�Y� <<.,«•Icr,� ,rnmc�rr�,rcar wir���niranci hnlr ln m�i�Yr a•,���,��rlutii.�n���si�,rr n�:��iisuir �3i� iU0 rectangular�ox AGAd or equivalent�hy o[hers}. oT seven�olycs�er pn�.vder coal painte�S fimshes.A _ . f I �. � :���e:. =._ � � - .�,��i.�rrrinarn.. qpo I Rib6eddasign tEA mpdule wilh Interipr pption facepl�te mnunl5v�ith nn vlsi4le primer only.in�a:�i;��Isir a�a:�:::�hlrr 1ar f:eld pa.n�in:; � __f���;�m a Cone of Li�ht Tabulation i�''" � = . .�I[IL'YTIN(� lisr f.il�ir if,i S,'1 f+`rli�i�ne�er hnlrc]nr I;d-'elianu•[rr h��Il}1r�r nuld�Hu nr 5.50" - - y,�i1h m,a[Ie � . concealed vptic iasleners. ��`'. � �L."v�r, - -`j �i�b�nr.7r$"K(1 r�1[��LmpE•f Inr L1rlro�l���l'ss.���lusl ilr�ralr Inln�i+n�;1qf I�nrllnnt.il. 'Yn 8U° . - hlack 5nish integrai WBrtanty � w . - �=r` � - ' Hlauntin Fna[�andles Seam Width � �f c y?i� • ll'�ll I IUR51I-C Tk;is S��inrlanl xith Li;b�hr i,r.�nrf[�+���nli�hi,i ur�+,dl wash �a�u�rns � reduces glare driver Source 5-ear i�mdr•tl s+�cu:^.ni� i:om I�,r:�aarr;tnl � 1� 'I` -_ ^���s x'�r y � � ti � �,,, v � p. v oF _;- Neight RFtJ at Nadir {�S} �po Exposed las[eners�or TE 1 �i r _ ❑��� ,i�����i,���i����i�Gy;�,i���r i���n��s,�l�;;hr;�,*��F�«t�F��,.�n�l 17ns�nli�;h�+. 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LEE j • � r�="�--.�=�`= _ - - ` - ' ' �Ai�+' l(�' .�° 30° da< i0'-0' . ■������������������������• �-^ i �:-' �:'� --f'� � nr equivaieni �Ilum�nat�an of la e areas. vnder�aborator CpndiEipnS a1 25'� ■ • � -_�a'_� � s A�� - - ' 8.0 i5.9 5.2 ■-0'H ■-2[.5 Y4 �9 1' / - �.. _ ��- � r I �� �� ' ' �'�7`� '45 K I6y others� TyAica!pisiri6ulion Based an WHT30fi � � a:.. +�� �• �[���Q •�� � r_T -�-^V r 16.0 1p.l fi.4 � �q ��,d���•i�cre+re��s �Lssem6led in America;Bu Ainerii,an Act i;rm��' �nri � W U i � J.^ _ _ -ba�5 Fl Eleclrieal �+f D,c•:�'�C E N�����y'�.�� V �LL��;~���-^ - ��rt:, Integral 6-10V,51 dimming,conslant current tlrive:. �+ (C��••■■�..■•••���+ L� W`"r�J- `? �-r �� ? ,:�:i i • `°:x� - _ i s2a-277VaC,d7-63Hz 4J!�n-flimming S f]imrniny �I� S'O E� � ��x r W x • ����a� 6 R�h��ed qesign _ ,� -�� . _�, �.s un;is eanswne 8 watt:;. �� Na� �r�� C -.==-_^'� �= wi[h maqe biack fnish r'���.---S.Q .�,���_�� n --'= LL�_ � �'f���:'...�_��.�I reduces glare ��' �..I�+�___....._�-�- 4 0 � -� .._... ..� ... �^ ..- " . `.�. . e.o Environment �.! - ` '' -"'` 12-12-19 - -=�" �,�.����-1����:i U�si��[,��n,,�� FTI.:cFil lisled rlry N�e;+Uu�i nr n;,:innal w,�r u;cr.l�nn �- �-x�3 ;�,,,.,�, ��;��,�����,,. �,�, ,, ,.�.�,.�� �.� -. - . � . 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Q.Q 0.0 9.9 Q.0 0 9 ❑9 P.0 i7.9 Q.Q P.0 �9 0.0 U.0 6.0 0 P I1 0 �.5 I1.F 0.7 [I.7 f1.B 0 5 q.-0, 11:3 fll] ❑fl ;]CI Od O.D 0.6 0.❑ fl.9 ❑.0 D.4 �❑ 0.0 D.0 U.0 ❑fl �.0 0❑ 05 0.7 •�.B ❑B G.7 O5 04 ~ UJ O.0 0.0 I}6 0.0 i79 0.0 9.0 0.0 0.0 0.�] GO U.0 ' -- ��� � on rc no on nn no on ��n � � � � _ � V ��� �o �o � � H W SCALE � D A5 N�TED H � _ ' DATE _ WEST PATI� - P H �T� M ETR� �S a ����41�� EAST F�ATI � PH �T� METRI �S � z � z „ _ , „ � 118" _ �'-�" �18 - 1 -D J SHEET �' SP1 .�2 w � � TOWN OF WESTLAKE ORDINANCE NO. 927 AN ORDINANCE AMENDING ORDINANCE 906 CONDITIONS; APROVIDING A PENALTY; PROVIDING A CUMULATIVE CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the Town of Westlake, Texas is a general law municipality; and WHEREAS, the Town Council of the Town of Westlake finds it necessary for the public health, safety and welfare that development occur in a controlled and orderly manner; and WHEREAS, On January 27, 2020 the Town Council approved Ordinance 906, which approved a Specific Use Permit(SUP)for 10 condominium units on a 0.376 acre portion on Block N, Westlake Entrada Addition; and WHEREAS, Whereas Section 2(� of Ordinance 906 contains revocation and expiration provisions for the SUP; and WHEREAS, on January 28, 2021 the SUP granted by Ordinance 906 expired per the provisions in Section 2(�; and WHEREAS, the original SUP applicant is requesting an eXtension to the revocation and expiration provisions contained in Ordinance 906; and WHEREAS,following provision of proper legal notice,including written notice to owners within 200 feet of the subject property,published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on May 24, 2021, by the Town Council; and WHEREAS, upon the recommendation of the Planning and Zoning Commission on May 17, 2021, the Town Council of the Town of Westlake, Texas is of the opinion that it is in the best interests of the Town and its citizens that this SUP amendment should be approved and adopted. NOW,THEREFORE,BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. SECTION 2: That the Town Council of the Town of Westlake, Texas does hereby approve amendments to Ordinance 906 subject to the following conditions: Ordinance 927 Page 1 of 3 A. Section 2(� of Ordinance 906 is hereby repealed and replaced with the following statement: "The SUP authorized by Ordinance 906 is hereby declared to be valid and active. Said SUP shall automatically revoke and expire upon the occurrence of any of the following circumstances: (1) The building permits (not including grading/ earthwork permits) allowing the construction of the condominiums are not issued within one year after the approval date of this amending ordinance; (2) The use authorized by the SUP is abandoned for more than six consecutive months after either the expiration of the building permit (not including grading/ earthwork permits), or, after the issuance of the certificate of occupancy; (3) Any change in use of this building to a use other than that described and authorized by this ordinance; (4) Failure to provide the official recorded copy of the condominium regime as described and conditioned herein." B. All provisions of Ordinance 906 shall remain in full force and effect except as amended herein. SECTION 3: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections,paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence,paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional,phrase, sentence,paragraph or section. SECTION 4: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 5: Any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Code of Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00)for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 6: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS 24th DAY OF MAY 2021. Ordinance 927 Page 2 of 3 ATTEST: Laura Wheat, Mayor Todd Wood, Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: L. Stanton Lowry, Town Attorney Ordinance 927 Page 3 of 3 r x e r o w H o r WESTLAKE �isiiNcriv[ er ursicN TOWN COUNCIL AGENDA ITEM Public Hearing Monday, May 24, 2021 TOPIC: Conduct a public hearing and consider approval of an ordinance approving proposed amendments to Ordinance 882 approving the PD7 zoning district, known as "Spencer Ranch", located east of Pearson Lane and south of Aspen Lane. STAFF: Ron Ruthven, Planning and Development Director STRATEGIC ALIGNMENT � � � . � . . , ; � • � � � � High Quality Planning,Design& Development-We are a desirable Planned/Responsible Citizen, Student& Preserve Desirability Development Stakeholder �'ell planned,high-quality &Quality of Life community that is distinguished by exemplary design standards. SUMMARY The applicant and subject property owner, Pearson 35 Opportunities, LLC, is requesting amendments to Ordinance 882, which approved the PD7 zoning district. PD7 allows for a maXimum of 38 single family residential lots on 37.798 acres. The applicant, who does not own a three acre portion of PD7 zoning district (the Fisher property), is requesting amendments that include reducing the total residential lots in the development from 38 to 32 and reducing the total open space from 50.5% to 34.68%. These changes are mainly due to a proposed increase in residentiallot sizes to allow for larger homes. The proposed amendments are specific to the 34.54 acre portion of the zoning district that is owned by the applicant. Per the attached correspondence, the property owner of the Fisher property portion of the PD7 zoning district,which is not included in the proposed amendment, does not approve of the request and has formally registered their opposition to the request. Should the proposed amendments be approved, the Fisher property could still be considered for future residential development should the minority property owner present a separate request. The proposed amended concept/development plan shows a roadway connection to the Fisher property should the remainder of the PD7 zoning district be developed. Page 1 of 16 COUNCIL ACTION/OPTIONS • Approve the proposed Ordinance, which contains staff's recommendations; • Approve the Ordinance with additional conditions/modifications; • Deny the proposed Ordinance with prejudice • Deny the proposed Ordinance without prejudice • Table the item STAFF RECOMMENDATION Approval of the request subject to the conditions contained in the proposed ordinance. FISCAL/SERVICE LEVEL IMPACT TO COMMUNITY Project Cost/Funding Amount: $0.00 Funding Source: N/A Contract: No Forms: N/A DEVELOPMENT/MOBILITY IMPACT TO COMMUNITY Westlake Academy: Up to 36 additional residential condominiums are authorized by the proposed ordinance. These additional units may allow for more students to enroll in the Academy. Per the terms of Resolution 13-33, Spencer Ranch Economic Development Agreement (which will require amendment), these additional units shall require the payment of $5,000 per unit into capital funds specific to Westlake Academy prior to the recording of the final plat. Comprehensive Plan: The request generally complies with the comprehensive plan as detailed below in this memo. Traffic Impact: According to the original February 2018 traffic impact analysis performed for the initial development proposal, the traffic impact for the 36 single family residential units is projected to be 109 trips per day per unit, yielding a total impact of 392.4 trips per day, which 21.8 fewer trips than the current approved 38 lot plan. Therefore, no additional study is needed. ATTACHMENTS 1. Location Map 2. Proposed Amended Concept/Development Plan 3. Fisher Property Exhibit 4. Westlake Ranch Development Description 5. Development Exhibits and Illustrations 6. Draft Architectural Design Guidelines 7. Ordinance 882 (Approving Spencer Ranch—PD7) 8. Correspondence Received 9. Proposed Ordinance Page 2 of 16 PLANNING AND DEVELOPMENT ANALYSIS DEVELOPMENT HISTORY The PD7 zoning district (Ordinance 882) was approved by the Town Council on May 20, 2019. Since being approved, the PD7 zoning district has not been developed. The original homestead on the subject property is still in place and the Fisher property remains undeveloped. Prior to final approval, there were many plans and proposals brought forth from the original developer which went through many public hearings and actions on the part of the Commission and Council. The following is a chronology of events and actions regarding the PD7 zoning district: First Zoning Chan�e Request 11/17/2017: The initial zoning change application is received from the original developer, Waterside Land Company LLC to rezone the property from RS - Country Residential to PD7. The original concept/development plan includes 89 single family homes including attached and detached homes with a gross housing density of 2.34 units per acre. 4/16/2018: First consideration of the request by the Planning and Zoning Commission. Concept/development plan includes 72 single family homes with a gross housing density of 1.89 units per acre. The request is tabled given technical issues involving property ownership. 4/30/2018: First Town Council discussion of the item. The item is tabled by the Town Council given Commission tabled status of the item. 5/14/2018: Second consideration of the tabled request by the Planning and Zoning Commission. The Planning and Zoning Commission votes to recommend denial of the request without prejudice. 5/21/2018: REQUEST WITHDRAWN. Second consideration of the request by the Town Council. The applicant requests to withdraw the item prior to a Council vote and the zoning request closes. Second Zoning Chan�e Request 7/13/2018: Waterside Land Company LLC submits a second zoning change application to rezone the property from RS - Country Residential to PD7. The proposed concept/development plan includes 68 single family homes with a gross housing density of 1.79 units per acre. 2/11/2019: First consideration of the 2"d request by the Planning and Zoning Commission. Concept/development plan includes 68 single family homes with a gross housing Page 3 of 16 density of 1.89 units per acre. The request is tabled in order to have the applicant provide additional information. 2/25/2019: First Town Council discussion of the tabled 2"d request. The item is tabled by the Town Council given Commission tabled status of the item. 3/11/2019: Second consideration of the tabled 2"d request by the Planning and Zoning Commission. A revised concept/development plan is submitted for consideration that includes 54 single family homes with a gross housing density of 1.43 units per acre. The request is recommended for approval by the Commission. However, the approval includes the condition that there be no more than 38 residential lots in the development with a gross housing density not to eXceed one dwelling unit per acre. 3/25/2019: REQUEST DENIED. Second Town Council consideration of the 2"d request. Although the Commission recommended approval subject to a maximum of 381ots, the applicant did not agree to the 3 81ot recommendation and requested approval of the 541ot plan. Therefore, the Town Council voted to deny the request, closing the request. Third Zoning Change Request 5/8/2019: Waterside Land Company LLC submits a third second zoning change application to rezone the property from RS -Country Residential to PD7. The request includes 38 single family lots with gross housing density of one dwelling unit per acre. 5/13/2019: The Planning and Zoning Commission considers the request and votes to recommend approval of the item with certain conditions. 5/20/2019: REQUEST APPROVED. The Town Council considers the request and votes to approve the zoning change by approving Ordinance 882. Events After Zonin�Approval 9/30/2019: The PD7 preliminary site evaluation is approved by the Town Council. 10/7/2019: The development and economic development agreements between the Town and Waterside Land Company LLC are approved by the Town Council. 8/28/2020: Paul Pastore, Waterside Land Company LLC, sends a potentia1441ot concept plan to Town staff for preliminary review with the intent of submitting a PD amendment application to formally approve the amended plan. However, an application is never received. The last correspondence with Mr.Pastore is received on 9/17/2020. 1/25/2021: A zoning application to amend PD7 is received from a new potential developer, Pearson 35 Opportunities LLC. Page 4 of 16 PROPOSED AMENDMENTS The attached documents provided by the applicant include details of the development team and the proposed amendments. The following is a summary of major amendments proposed by the applicant: • Lots/Density: Reduced to 32 lots from 38 lots; density reduced to 0.91 dwelling units per acre from 1 dwelling unit per acre. • Lot&Home Size: Minimum lot size is increased to 21,250 square feet from 1,000 square feet. Minimum home size is increased from 3,000 square feet to 4,500 square feet. • Architectural Style: Changed from a"Tuscan" style to "hill country" and"desert modern/hill country modern" style. • Open Space/Clustering: Reduced from 50.5% open space to 34.68% open space. Clustering of lots is also reduced due to larger lot sizes to accommodate larger homes. Some of the proposed open space would be contained in landscape easements on private lots in order to accentuate the buffers between the home clusters. • Amenities: Elimination of the guard house. Relocation of the club house to the front entrance area away from the southern border of the development. The central pond would remain as it currently exists but would not be expanded. However, there would still be a water fall feature installed between the main pond and Pearson Lane. • The Fisher Property: The applicant does not have the authorization to rezone the Fisher property portion of PD7 and has, therefore, not included this property in the proposed concept/development plan amendment. However, the applicant has provided an eXhibit, strictly for demonstration,that shows how the Fisher property could develop at a later date and connect to the larger development. The following are the details of the proposed amendments shown as mark-ups to the provisions of Ordinance 882 in order to better illustrate the specific changes proposed: - Developer proposed amendments are shown in red - Staff recommended amendments are shown in grccn Proposed Amendments to Ordinance 882, Exhibit B Page 5 of 16 Planned Development District Number 7(PD7)Development Standards Section 1 — General A. The purpose of PD7 is for a detached single family residential development of not more than 3632� residential lots with a gross maximum density of 0.950.91�9 dwelling unit per acre. B. Phase one of the PD7 zonin�district shall not contain more than 32 sin�efamily residential lots. C. Phase two of the PD7 zonin�district mav contain u� to 4 sin�le familv residential lots�ending final a�proval o �a conce�t/develo�ment�lan s�eci ic to the�hase two portion of the develo�ment. Said conce�t/develo�ment�lan shall be a�proved as ajt crrrterzclrrterzt to t6ie PD7�ojtiitQ disti�ict. D�. The development authorized by this ordinance shall be consistent with all provisions and graphics contained the Phcrse One Concept/Development Plan, attached as Exhibit B carid t6ie development descri�tioi� carzd illusti�atioi�s, cattached as Exhibit C. However, where a conflict exists between the�rovisions of Exhibit A, Exhibit B, and Exhibit C, the�rovisions of�Exhibit A shall�revail. , . , E�. Platting 1. The developer shall submit, and receive approval for, a preliminary site evaluation prior to any land disturbance activities; 2. Prior to the final acceptance of public improvements, approval of private streets and release of residential building permits, the developer shall submit, and receive approval for, a final plat, which shall be platted as a single phase. 3. The final plat noted above shall be recorded with the County Clerk prior to the release of any residential building permits. 4. Prior to the approval of the preliminary site evaluation, the developer shall submit a development agreement for final approval by the Town Council per the requirements of the Code of Ordinances. . . . b b . � F�. Permitted Uses— The following are permitted principal and accessory uses: Page 6 of 16 1. Single Family Detached Homes 2. Open Space 3. Private Streets 4. Public and Private Parks S. Drainage facilities (including retention and detention ponds) 6. r„r�.a z.�„�� 7. Clubhouse and indoor pickleball courts . �u,.,��„, ,;*� ,.n T�,.,,� ,,,,,a;,�,.,��„� 8. Accessory Uses (as authorized in the Town's zoning regulations) G�. Homeowner's Association—The development shall be governed by a Homeowner's Association (HOA) that will be responsible for common area maintenance, � �ecluhhouse and other arneni ° � maintenance, private street maintenance,.����f �����-' �������f�������� and enforcing the HOA Design Guidelines for the community. The Home Owners Association shall appoint an Architectural Review Committee that must have at least one (1) Texas Licensed Architect with experience in applying Design Guidelines and advising an Architectural Review Committee on matters of design. H�. Any change, reassignment, and/or transfer of ownership from the developer that is the signatory party in the development agreement noted above to a different entity shall require the approval of the Town Council through an amendment to the development agreement, through a separate resolution, or as an amendment to this ordinance. 1�. The developer and homebuilder{�}of all units constructed in the development shall operate as a single entity, with final compliance with the terms and conditions of such commitment laid out in the Town approved Development Agreement or unless otherwise requested by the developer and approved by the Town Manager or designee for special conditions. J�. All plans submitted for permit within this development shall be prepared by a Texas Licensed Architect and contain sufficient details required to explain the full exterior constr�uction to a competent contractor. Section 2—Residential Design Standards A. Lot and Housing Specifics: The following are the design criteria for all homes constNucted in the plzase oyie portioi� of�t6ie develo�ment.• . ,a„��,;�,,,,a; �,.�;�,;t zz �. . a. Housing Type: Single Family Detached; b. Minimum Lot Size: �Jfl821,250 square feet; c. Minimum Lot Width at Building Line: �9105 feet; �� �;�� ,���, �� ,��°,��� ;,� � b; Page 7 of 16 d. Front Setback.• 30 eet , - � e. Side Setbacks: 5 feet on one side of the lot and 1 S efeet on the o�posite side;� � ; 0 � 7„r ,]�,�rl• �a > � Rear Setback.• 40 feet;, � b . , g. Minimum Unit Size: �8994,S00 square feet; h. Maximum Height: 35 feet from finished floor to the mid point of the span of the highest roofpitch. i. Maximum First Floor under Roo : 7,800 sc�uare eet . . ; �. �ri�ti�t�c-L�*t-�-iz,,,: � nnn � „ ��t; n�; • r * ur,a*� f zz,,;�a;,,.,� r • � f• �crrc'r^cii=r^c"riii=�-r-rcccari--c^c�uccccucrc��ti l2:��-jz c� ��l-���£E"1: 1/1 !;,l,r� „ S f!,l,r- �f, r,r,,,,> „f„f;l; .�,7 F, �r�„,. �� , 0 ,��ec�-�'e-t�tz-e-1�4��e-� ���i�-�c�--bZi2-tt-�'-�, . , B. Special Setback Provisions: 1. Lots adjacent to Aspen Lane shall have a 40 foot minimum setback fi^om Aspen Lane. 3. All homes shall be setback a minimum of 120 feet from Pearson Lane 4. All homes shall be setback a minimum of 40 feet from the southern boundary line of the development. C. Garages: All homes shall have a minimum of four parking spaces for off-street automobile parking in any configuration but must have a minimum of two enclosed parking spaces and two additional off-street parking spaces. r'���a� -'���� �'�" , . �. Garage doors shall be recessed a minimum of(8) eight inches (nominal)from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side- facing garage portion and are in a motor court setting. D. Roofs: Permitted roof materials include: 1. Flat or barrel clav tiles, metal seamed, co�per, wood shake, TPO (for flat roof�installations), or slate. Page 8 of 16 E. Exterior Walls: Exterior walls shall meet the requirements of the Town's Building Quality Manual as adopted by Resolution 18-02. F. Design Guidelines: Prior to the approval of the preliminary site evaluation, the developer shall submit final design guidelines for approval by the Town Council that shall be recorded with the private deed covenants, conditions and restrictions. Said guidelines shall incorporate the recommendations contained in the Westlake Building Quality Manual referenced above. With the exception of any guideline provision addressing a particular architectural style, said design guidelines shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions above. Guideline provisions to be enforced by staff include, but may not be limited to, general building articulation, massing, fenestration, roof slope, construction details and building materials. G. Elevation Samples: All homes and buildings constructed in this development shall be generally consistent with the elevation samples provided in Exhibit C� such that the primary articulation elements and general layout of the home on the lot are generally consistent with the elevations. Other�wise, all home desi�n shall adhere to the �rovisions o�f� the develo�rnent's desi�n �uidelines. , , n�r a� �t Section 3—Landscaping, Open Space, Water Features, Tree Preservation and Parkland Dedication A. Landscaping: Not later than 90 days after the approval of the preliminary site evaluation, the developer shall submit a master landscape plan for the development prepared by a State of Texas registered landscape architect. Said plan shall be reviewed for final approval by the Town Manager ��*�-��� -'-���a����. The plan may be forwarded to the Town Council for final approval at the discretion of the Town Manager. The final approved master landscape plan shall be included with the development agreement. At a minimum the plan shall include the following: 1. The Plan shall substantially comply with the Concept/Development Plan (Exhibit B-�) 2. The landscape plan shall reflect developer's efforts to comply with the "landscape Integrity" objectives of the Town's Comprehensive Plan and employ predominantly those plant materials . Page 9 of 16 . . . that are consistent with restoration of the natural mosaic. . . , b . . . p , i 4. A detailed tree survey as required by the Code of Ordinances; S. Any replanting requirements as part of required tree mitigation; 6. Specific planting and maintenance responsibilities of the developer versus the homebuilder and the homeowner's association; 7. Details for guest parking in the development where applicable; 8. Locations and specifications for the internal trail system B. Ti^ee Preservation —All protected trees shall require mitigation upon damage or removal as required by the Code of Ordinances. Mitigation may be provided through tree plantings as shown on the landscape plan during development and/or home building phases. Where possible, old growth trees and tree clusters should be preserved as identified in the master landscape plan. C. Open Space 1. A minimum of 11.98�acres (34.6839�%) of the phase one�ortion o�the development shall be reserved as open space. All open space, including public and private, shall be substantially consistent with Exhibit B-� and shall be distributed as follows: a. Private Open Space (including wate� features and cluhhouse): 7.71�acres minimum b. Public Open Space (parkland): 2.74�-8 acres minimum c. Landscape Easements on Private Lots: 1.53 acres minimum ���e-�4�eet�-�..-��n�s 2. Private open space amenities shall, at a minimum, include the following: a. Clubhouse: The clubhouse shall be constructed and com�leted bX the developer�rior to the inal acce�tance of public im�rovements. The design shall be consistent with the desi�ns shown in Exhibit C. �E���,�D . ��r» t,,, � �*,,,�t�,� D. Parkland Dedication — Parkland dedication as proposed by the developer in Exhibit B crrzcl C-� is hereby approved subject to the following conditions: Page 10 of 16 1. Parkland dedication shall be consistent with Exhibit B-�. 2. Maintenance responsibilities for the parkland shall be the responsibility of the developer/HOA. 3. Details of amenities, and final locations of parking and trails shall be consistent with Exhibit B-� and shall require final approval as part of the development agreement between the applicant/developer and the Town. ��,.n �,,, „ ,,,a �,,,a,,. ,.*r;,.,,,a �,,, *�„ r�n� � E. Water Features- Water features are a key component of the development, making this a "Water Themed" development as called for in the Town's Comprehensive Plan. Water features shall be constr�ucted by the developer as part of the required �e improvements. Said features shall be located and designed as shown and deseribed if�e� Exhibit B-� af�c� clescr�ihecl af�c� cle�ictec� irz Exhibit C and shall be maintained by the homeowners association. Section 4-Fencing A. The perimeter of the development, not including the publicly owned areas, along Aspen Lane and Pearson Lane -��-'f'� � �•*'-���� ��°���-'���� ���'� -'���-�'��������*shall contain decorative iron fencing located in a manner substantially consistent with the Phase Otze Concept/Development Plan (Exhibit B-�) and which preserves the sense of"open ground plane"as described in the Town's Comprehensive Plan by the use of decorative iron fencing with masonry columns. The perimeter fence located along the southe�n ho�der of the develo�ment will contain deco�ative iron with metal posts. Brick is not a permitted material. Masonry wall sections shall be permitted as depicted in Exhibit B-�for the purpose of providing aesthetic accents, privacy, and/or shield undesirable vehicle light transmission as determined in the master landscape plan. C. Individual property fences shall be . , , �-t--ct�� constructed of decorative iron and shall not exceed 54 inches in hei� with metal columns consistent with the architectural desi�n �uidelines. m�����f���f �, Section 5-Streets, sidewalks/trails,parking and access A. Streets -A Specific Use Permit (SUP) is hereby granted for all community streets within PD7, which shall be private and constr�ucted to Town standards. Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town standards and Comprehensive Plan recommendations as well as follow the Town's low intensity lighting standards. A str�eet sta�b-oz�t fot� fi�ta�r�e eof�f�eetiof� shcrll he pt�ovided bet��eerz the phcrse orze crrzd phase two portions of the developnient as depicted on Exhibit B. Page 11 of 16 B. Ti^ails—An internal trail/sidewalksystem shall be constr�ucted and shall connect to the public trail system at access-controlled locations as shown in the conce�t/development plan. The final location and details of the internal trail system shall be included with the required landscape plan. The public trail shall comply with all Town requirements and shall be generally located as shown in concept/development plan and shall be constructed by the developer as part of the required public improvements. Trail amenities shall at a minimum include the amenities proposed by the developer. C. Parking—Adequate guest parking, trailhead and park parking, and parking for the proposed private amenities shall be shown on the master landscape plan with maintenance responsibilities borne by the homeowner's association as described in the required development agreement. E. Access—Street access to the development fi^om Pearson Lane shall require written final approval from the City of Keller. F. Cluster mailboxes—Prior to installation, the final design, location and size of any cluster mailboxes as required by the United States Postal Service shall be submitted to the Town Manager or designee for review. Upon review, the Town Manager or designee may approve or deny said design, location and size. If denied, the developer may appeal the decision of the Town Manager or designee to the Town Council provided the written appeal is received not later than 30 days fi^om the formal notice of denial. G. Prior to the final acceptance of public improvements, the developer shall install intersection illumination improvements to the intersection of Aspen Lane and Pearson Lane such that the nighttime visibility of the intersection is improved. Said illumination improvements shall be detailed as part of the development agreement and shall require the final approval of the town manager or designee. Section 6— Utilities, Drainage and Grading A. Public Utilities — Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, constr�uct all necessary water and sewer system improvements per Town standards and shall secure any necessary easements. The phcrse orze c�eveloper�shcrll�r�ovicle for�sti�bs ,foi� future i�tility coilnectioyis for the�hase two�ortion of�the develo�ment to be fut�ther�detailed irz the clevelopment agreement. B. Duct Bank-A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement, the final details of which shall be determined by the Town Manager or designee. The home builder shall tie into the Duct Bank prior to the Final Inspection for the home. Page 12 of 16 C. Stormwater—Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. D. Lot Grading—Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets, public infrastructure, development amenities, and approved water features. The pre-grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. Section 7—Public Art and Town Entry Marker/Monument A. As part of the development agreement noted above, the developer agrees to submit a public art plan �to be approved by the Town Manager or designee.-��� . . A Town of Westlake entry marker or monument shall be included in this plan. COMPREHENSIVE PLAN ANALYSIS While the original development proposal was reviewed in the context of rezoning from RS to PD7 with the change in residential density from 0.2 dwelling units per acre to 1.0 dwelling unit per acre,the following analysis is conducted in the context of the change from the current development conditions contained in Ordinance 882 versus the proposed amendments. In terms of citizen priorities within the comprehensive plan framework plan, the following is a compliance report card for the proposed development amendment with the following possible scores: Complies, Partial, Non-compliant • Future views from residential areas should present qualities of vista,natural-ness,pastoral/ agricultural character, and sense of openness that exist today. Partial. The reduction in open space and clustering results in a dilution of this condition. However, the increase in lot size with the proposed landscape easements serves to soften the reduction in open space. The pond and proposed waterfall feature will remain prominent as viewed from Pearson Lane. • Future development should perpetuate picturesque and pastoral qualities that promote a visual identity associated with rural-ness. Partial,per above description. • Future development should embody recognizable quality of building and site design as well as maintain an overall balance and continuity between commercial and residential portions of the Town. Complies • Future Westlake should continue to be a place where one can live a"slow paced" life style in a quiet, rurallike setting. Complies Page 13 of 16 • Future Westlake should contain essential scenic, cultural, and architectural features which are a legacy of its rural heritage. Complies • Future Westlake should come together as an overall town form with an identifiable town center, residential areas and employment areas, tied together by streets, trails, and transitional buffers that maximize resident convenience and protect residential areas from commercial encroachment. Complies • Future development should create a greater level of amenity and residential compatibility for the Town. Complies. • Future Westlake should have a coherent trail system (pedestrian and bike trails) that links residential areas to important destinations within the Town. Complies • Future Westlake should have clearly defined residential and commercial areas that reinforce single- family values and neighborhoods as well as distinguished Westlake from other cities and townships in the general region. Complies • Future Westlake should transform future detention needs into a system of distinctive water features and amenities for the Town. Complies • Future Westlake should be a model of water conservation and environmental preservation for the area. Complies • Future Westlake should be a town offering its residents distinctive recreation and park opportunities. Complies In summary, the proposed development amendment is generally consistent with the recommendations and citizen priorities provided in the comprehensive plan. Additionally, the applicant has worked with the town's architectural consultant in order to comply with the provisions of the comprehensive plan and building design requirements. PUBLIC NOTIFICATION A total of four(4)public hearing notices were sent to property owners within a minimum 200 feet of the subject property. In compliance with the Code of Ordinances and State statutes, only property owners within the Town of Westlake were individually notified. However, a courtesy notice was also sent to the city of Keller. Additionally,notice of the public hearing was published in the Fort Worth Star Telegram. One letter of opposition from Fisher property owner and two letters of opposition (attached) were received from an attorney representing the Fisher property owner. SUPERMAJORITY VOTE REQUIREMENT Given the opposition to the proposed request from the Fisher property owner, a supermajority of the voting members of the Town Council is required in order to approved the item per Section 211.006(d) of the Texas Local Government Code (TLGC): Page 14 of 16 If a proposed change to a regulation or boundary is protested in accordance with this subsection, the proposed change must receive, in order to take effect, the affirmative vote of at least three fourths of all members of the governing body. The protest must be written and signed by the owners of at least 20 percent of either: (1) the area of the lots or land covered by the proposed change; or (2) the area of the lots or land immediately adjoining the area covered by the proposed change and extending 200 feet fi^om that area. " The supermajority vote requirement is specific to the subsection 2 provision from the TLGC. Therefore, an affirmative vote of at least four Council members is required to approve the request. PLANNING AND ZONING COMMISSION RECOMMENDATION On May 17, 2021, the Planning and Zoning Commission voted to approve the item subject to staff's recommendations by a(5-0) vote. Staff's recommendations have been incorporated into the proposed ordinance as detailed above. Page 15 of 16 Location Map P _ z`� �.o , � -' ,y n', m , p ne�';. znm �_ a e�z�r zisR� ` . � � o.r�n.�., oo.nR � � o . � -.i�.�..�, .,. ...� • • • � • • � .•.• OweRoatl ..-_ Uo"e ,iJ = - • '� +yn r, Town o� WestlQke � °w°a°�°�������� � ' . ,. J. _ � �°� � y : �� °�,�. � ����� ; : �.� SITE � . . 1 s������, , '�; IF57rlCi '�6� O a��T" :1. LOCATION ' � � F _ • c_ Np.Mrc. f - -"�.r ia�c � �•.4 W Y 40`. � VOQLIPlO I'u1f"„ 1 � �� L� FM 3938 �( ., 'i . . � �� �.r�` i 2..ne�.-�£ t i. .. ... �I� . ... . -=•�i.e. { y 4� u.PO� i y�a F w�n.�r ,.v� .. ;' • � • • JPfukV� {. I ���°�a f K e!1 e r ��F � � �,��M��_,,._ x � H.., ��, ; � � �;,� - �.. �w�n�.�m�o��._ Y -,... �. ..�,� ' j o �� s,m.�e.u�e c.ee�.p�..��. � � ` ie,oCiw,.e . � . . ` . . . . � eanedMc c ,,..�.,..N.ti�,.« H< M.��,.,M.,.M.�,�. ! r - = a � a is � s p g Page 16 of 16 Site Data Summary Chart Landscape Easement Open % of Land Use Area Space project Area Areas Area % % Residential Lots 919,552 s.f. / 21.11 ac. 61.11% I n Lot La ndsca pe 1.53 Ac N A � 1�"SQUABE(14 CA.)DECORATIVE IRON n/ TOP&BOTTOM RAILS,SPACED AS SHOW N 7.L S /O 3"x 3"X�DKORATNE IRON POST Easement �$�-0�O.C. ��PS,"PYRAMIDALTOP" �$'-O��O.C. �2�-0��� MASONRVCOLUMN RANDOM STONE MASONRV� PqTTERN I2ANDOM 5 Clubhouse / Open Space 0 �.(�O/O O O PATfERN 2"x2 DECORATNEIRONPOSfS, O 43,587 s.f. / 1.0 ac. N/A N/A 2.90 /o � 0 �REFERTOPL4NSFOREXAQLOUTIONS 0 0 Public Open Space 119,462 s.f. / 2.74 ac. N/A N/A 7.93% �•93% o o � � 0 Private Open Space 2g1,509 s.f. / 6.71 ac N/A N/A 19.43% 19.43% � � 0 Private Street 129,667 s.f. / 2.98 ac N/A N/A 8.63% ELEVATION ELEVATION Total Project 34.54 ac. 37.51% 1000�o Entry Gate - Vehicular � ELEVATION Plan Entrygate 6 Iron Fence 6' Iron Fence with Masonry Columns Pearson Road Plan not to scale Plan not to scale ROW Dedication 11,371 s.f. / 0.26 ac Total Gross Area 1,515,885 s.f. / 34.80 ac aa � �n w . oz � 3a � o � � � � o � a � � I � � ^ O O SHELBY STATES-VOLUME 388-165, PAGE 28, P.R.T.C.T. Q U � Z w p a � TRACT 1 Existing Zoning: R-5 COLTNTRY RESIDENTIAL TRACT 2 m a n � �oILDoDo=�ow DQ��o4�/G,3Q�o�1��40�0 758' -�� \1 I �6'-0" 14'-0" ASPEN COURT � LANDSCAPE EASEMENT -- �� � — — — — — — — � � jL' � � J � � � � _ I I o 0 0 0 .52 �0� ,a5 ASPEN ROAD --�---- �� T----� � _ l ---�- _ s�'s �b �, � ^ � ' h. ,o- y —1---�----- ` Q F— 1001 i 70' _ N19°C7��0��E 764.91' 12C' � � T6J� � / > / � / \ -- � � o Rnnsioonsro Ewn p 1 — -t7— — .7 / / / PNTTERN (n W � Z F— ; � � 1 26' 16.5 � z p�p U _ _ _ _ _ _ � �I 40'REAR SETBACK(TYP) _ _ _ i F-F F-F / / o � � — 1 � f - - - ��� I, - - — —I�,- - — � x as6 0 �e end o �a � � � � i \�oo� M � o� � �� oS-5 F 1,098SF003AC / / / WESTLAKE — � � � ^ O O o I I I o�lU ol� \ �I8,3735 0 / / o - , Q U � N � CLUB HOUSE/ � NI I I I I� I I I I'a, z / / / / - Residential Lots � Y z w °' � °' � I, � 2 I, �o �S-� � � RANCH U� w 0 rn N N OPEN SPACE I I I �, o a ��os r�, � � , N x 956 SF 0.02 A Existing oning: PD m Q � ° P BLIC OS-1 43,587 SF � � 2S,Q4.5 S.f � ��O ° � / � l.o ac. � I � 27,31 s.f. I � I I I I / x �o�oDo= o�°�DoQ��o4� �ic��odQ��o�O o 0 0 0 21,463 SF � �, �, 24,gg r S.f , ba / Public Open Space � I � I �' �' �I I � " � z 0.50AC � o — � IIL _ — II _ _ _ /% / a / i �/ / / / o 0 0 0 0 0 0 0 0 0 0 0 0 Private Open Space � J � I I/ / � � ' 30'FRONT SETBACK(TYP) � , os$ �� / / / ELEVATION � a � I I / / LONGHORN CIRCLE / 0.20AC M / ^� 1�y 1�0 1,y/ R.O.W. Dedication �; � S_3 Masonry Co umn at Wingwa � � Y � l / / / Plan not to scale U H �0�729 SF 0.02 AC � is'UTILITY ESMT w LOT 1, BLOCK 1 FISHER ADDITION � a �il � O / / i 30'FRONT SETBACK�TYP i �� �o Private Street � U � zsa sF o o�ac / � 1— —I I� — — i I I— � \ \ � � / / IN�STRUMENT NO. D214043902 D.R.T.C.T. (P e a r s o n L a n e E n t ry - R i g h t s i d e) Q LONGHORN WEST � I Ro, w � � � � I I �\ \ � / O N��`S: BRYANT R AND BECKY R. FISHER Building Pad - location 10 � °` � � / � / I I1 �� � � GAT DACCESSR AD ^ TBD �33,�3zsf. � � � I �o��� 30,394 S.f. �I� 3 �II � � � � � `° � '� �oo / i �° \'� ��I 30 321 s.f. m� I ��� / � � Z � I / �\ �I ' w I - � -- ' ( / / 6' IRON FENCE\ PUbIIC Trall � �a o °� , , �`. ��� ��� m / . . . � � � a � � � i 1 ��� � ��� ��� 30,321 s.f �� � I � � � � / \;\ �; ;I w as 9 I I I ` Existing Zoning: R-5 COUNTRY RESIDENTIAL Private Trail / Sidewalk o � , � �,I � 27 524 s.f. � h � I � 29,$ SF o 0 m � '� � � / ' �� �°' M�� �I °�I I �' � o.s�ac � � �o�oDo= f o�u D���o4�/���od��4oall M I S'-6" S� MASONRY COLUMN � `� I l 695, � / �'��� ����% � J'� _ _ _ _ _`J�� /� I \ � LANDSCAPE EASEMENT � �n RNST°"E Q N � I s�°s� `,�\'r1�, / // ' '/ � I 40'REAR SETBACK(TYP) I � � ` // � � N 89°26'44"E 787.39' � � — — i � W � o � �\� � � /\ '/..�1� _ ------J`, �y ri� ' ��REAR�ETBACK(TYP)— 59� — — — —� o � '�--- \ , � � � � � � � / �/ SO� � `�/' -�� � �o ,�o/`—�— — � — — — — I �I�/ — — —��5 \. 40'REAR SETBACK(TYP) — — — — — — — j — \ Y I \\ — — 7 I m ,� '� � I � �l ' � / v � w � ^� , / � � . \ \� , F I�i I �, ; , �� � � , � � m w o �� s90 �. � � y 19 i � " � ( � 13 /� 000��` i � o 0 0 0 0 Q ---_,� , `��� \ � � I \� 32,600 s.f. �i� I � � J � — � � \ 1,404 s.f. I � \ �/ a WATER � � � � I , I � / �\ %/ I I - o 0 0 0 0 0 0 � o so� FEATURE j� I �i I I � \ I � ' � I 14 \�/ i — � � la ^ � o 0 0 0 0 0 0 0 m � o % 3s� " \ (\ 1�1'_� � � /� � I � U /�� � _ � � 5 ,I I \ \ � �_�! I I 33,446 s.f. �� � � IQ / ELEVATION � f- / W � OS 2 � \ \ � �.i'"�' � � I � � 12 �� I � cn � a ' 1 6 6,8 3 6 S F I � � I 2 6,2 3 4 S.f � �,�0�� ' / � � N � � � I � s.s4ac � / � � , � � �� a� � � ' � � — — � 37,022 s.f. ,5 �� MaS01"lr CO�U111r1 at WII'1 Wa�� � ` :1 _� �- _ 2� � 1 , � , — �, �- —--=_--_ � --- � �a1 Y g Ow n e r• v o LOT 9R2 I `�� I � --- — ___- - � \\ I � " \ Plan not to scale ■ � �''� I � ,\ /"��' � 5'�SICTESETSACK-(1YPj — � � I 1 1 � � � � Jv � YP a\ p _ / i,/ J. Timothy Brittan o � � � I � . -�'`� � ' � � � � � � ' � � 15 � ` 001AC / � %`� � � - m �, � , 685 , ,� _ � �; / � 18 _ ' 1¢ � _,.--- � � (Pearson Lane Entry Left side) 1925 Pearson Lane � i ti --� , � ' � 2s,so4 � i � � � �� � i 33 � ---— � � � � � � � � — � � �'�� � '� � � 31,768 s.f. � �, � ,123 �1 � �� � � � Westlake, Texas 76262 0 %�( ► ( `!`. \ ► � � I Iw � S.f 1 — i � � � �� � � o . � ; � ► � � ��_ ���, 1� ' I , / I � ' ' -�--' —� �- � M � � Contact: Tim Brittan w z �� 29 4�7 s.f. � / - \�-------- --------'%�� �\ \\�- — �'' `�� I ��`�; �� I �� 29,�92 s_f o � � � Q � � o I � �¢ �' � � � I --�- '�,� /� � � I ��" I � � � "z" � � � � � � ` � � \ �`--��' \\ � � � — — , I � ^ � � N ' � '-' \ \ � \ ` �' / \ — — — ' 40'REAR SETBACK(TYP) �I � ��� �� � � , \-� '� --- ` — __I _J w •� °�' � p ��--� � � U O n g i n e e r. > I ��, � ��, ����� - � � o -�-pt� ��� 3S- r--- , °6o s �,� � , - �-_-_-- � �� N � J z w a \ � /�/ �{I^ Q��C�� ��I�N.� �\ / R.o. S IDE\'�' 69 AC � 0 22 ac I o � � � H w S �. 1 ��— 1� �� � a� DeOtte, Inc. � W� \ � /i 9 i�i� i�W �. � — --�� _ --- _--_--- __ _ ___ SF o � o � � ~ b�h� � �1,� 30 581 s.f. ��I� ��I 7 I � �I // 17 I ;� � —�s�, � � - � W Q � W � F m � a� � ��� _� � � 420 Johnson Rd. Suite 303 m � � ses J 1�Ro,�s\ ili� g ���i 30,329 .f � i 2s,sss�s.f i � : ( Q `� J � � � � 1 = z , � c� o � � Q �� K e l l e r, T X 7 6 2 4 8 � a � w — � , `I��eq� ��I►� 30 950 s.f. �li � � i Q � � � 1 6 � \ � � 1 i � � � Te l: 8 1 7-3 3 7-8 8 9 9 � �LOT 1 0 , Fs M r��,�J \ N�;�� , �;� , , // °� � � w : \ � 2 g,6 1 4 s.f. � � � � � � � I I � � � I I � J �� � � 7,995 s.f. I m � w � ; . _ - I _� - J� os,� �5. 1 � � � \ �I— — — — �L / 2,827 SF SI=ETgq p� a� � w C o n t a c t: R i c h a r d D e O t t e U a U ,� \ � \ � _ ' � � 0.0 A C� � K��-L�� �� I v I 1 5'S I D E S E T B A C K(T Y P) � I I I `� I UN �g9� � � 690� �_ � — � 15'UTILITY ESMT / ` I � I ` \ I A I I � • //\\ LONGHORN CIRCLE _ � pp 1 � / ,�- _ SUNRISE COURT / ` �\ � I � � syo 69p � \ � � Ca ■ m M I, � �/ ��I � � � _ "�� � \�'� � , � � , � �� I � � i � �I � � � �= � 15'UTILITY ESMT /� �\, jV 30'FRONT SE ACK TYP � -�� � , � � _ _ � � 30'FRONT SETBACK(TYP) � / o , Pearson 35 Opportunities I LLC ' � 1 � �� — _ � > � � � _ ' � PUBLIC OS�\ PRIVATE OS-1 ,/I r — — — 4 ' � 5 - � � — — — — � � � 200� L. State Highway 114, Suite 360 PROPOSED I �g5 � 9�,366SF '� 47,409SF �� 23,311 s.f. III 69`�2 II�� / II� " / II I� " � II� I I III� \\� 34 9� I I 2.24AC 1.15AC � � � I'�Y II� 23 3le s.f. �� � 23 267 .f. ��� 6 ��� 7 ���Y g � \ 6� S.f � I Tro h Club Texas 76262 R�O�W� � - �� � I,I 21�408 s.f. I m 16s2 S.f �; ' , � � � I � \, � � p y � DEDICATION 69 � •-��� �,�� � � � I I� � �;I 21,705 s.f. ��� 21,250 s.f. I,�W 23,436 s.f. \,\ Tel: 214-413-2070 � S� . �\ �I �I lo' �I� I.� �\ ��I I i�i �I IQ \ � �o��C I PAINT �� EXISTING FENCE , �� / � � � � Contact: Bryan Elliott � _I � `� - - - — OS-13 - - - - - - - O - - - - - - - - - - �\ - - - - SPRING DRIVE , \� — — �o I'� I ���— I I�- --F — — � o zz�ac �\ �I � ^ I � — �� � — J � _ 40'REAR SETBACK(TY�I I ,� ' ' —J I —� I J I I� � � \`\�` LANDSCAPE \ � � � — � � _ 40'REAR SETBACK � _ / EASEMENT � �-- � �, \. 73 � �125' 25' � — —ri0'�j�-� �I'3' — � 21 5' � 125� �� — �' TOWN OF��ES'�K�'170' T'`I LANDSCAPE CITY OF KELLER LIMITS P a n n e r: SAG E G RO U P� 1 1 Y�■ � \ N 88°56'S4"E 1553 43' 0 � 6' ORNAMENTAL IRON FE��fiEMENT � Master Planning Urban Design LOT 45 LOT 44 LOT 43 LOT 42 LOT 41 LOT 40 LOT 39 LOT 38 LOT 37 LOT 29 LOT 28 BLOCK A, OAKMONT HILLS ADDITION, Existin Zonin SF-20 Architecture CABINET A, SLIDE 6047, P.R.T.C.T. g g� � � Landscape Architecture �o�o�o=�oe��DQ��o4��Q�o�c��4o�0 1130 N. Carroll Ave., Ste. 200 Southlake, Texas 76092 817-424-2626 C a s e N o ■ � � /\/\ P D 1 xx 23 APR 21 �" =�oo' � 0 100' 200' 400' � NORTH � � JOSIAH WALKER SURVEY ABSTRACT No. 1604 & G . B. HENDRICKS SURVEY ABSTRACT No. 680, Town of Westlake, Tarrant County, Texas Westlake, Tarrant County, Texas FISHER LAND USE AREAS RESIDENTIAL LOTS 43,531 SF/ 1.0 AC. (33.3%) OPEN SPACE 71,015 SF/ 1.63 AC. (54..3%) STREET LOT 16,124 SF/0.37 AC. (12.3%) TOTAL AREA 130,670 SF/3.00 AC (100%) 299.29' f 40' SETBACK 145' LOT 1 F o I LOT 1 I I I 14,530 sf >F 24,429 SF I � � � I N 145' _� . � I � o / � LOT OS-1 LOT 2F o �"', � � 28,353 sf � 14,500 sf � � � , e--- � � � FISHER � C,' � � � I � V �45' _�� PARCEL � � 130,670 sf � � O V �� � . � �, � LOT 3F �, � `� � 14,500 sf �'� �� � � � _ � � "' S LOT 3 I LOT 4 30,321 SF � 29,016 SF I �i LOT OS-1 42,661 sf N �� � 29298' � \ � L � � �. � \ 29 � � � � LOT 19 I LOT 15 � � LOT 5 � � 38,544 SF � 31,401 SF � 0 50 100 20C THIS DOCUMENT IS FOR INTERIM REVIEW AND IS NOT INTENDED FOR CONSTRUCTION, VVESTLAKE RANCH BIDDING OR PERMIT PURPOSES. OFFSITE CONCEPTUAL LAYOUT BY: Richard W. DeOtte �/I/ESTL�1 KE TEXA S � I�� FEET � Reg. No.: 74232 Date: 04-09-20?' �DEOTTE, INC. .. ��,�� 1 I\U� � �JO I T DRAWN BY`: �'�SCALE:(: �a,�i .'r�i�:rc , n'i) 'c�'ri,.c�. DAiE PROJECi NO.: SHEEi' ss �"=�oo' oa/oa/zosi zosnozoo r oF i WESTLAKE RANCH PROPOSED DEVELOPl�1ENT APRIL 29, 2021 This document is a summary of a proposed development to amend the current PD7 for a 35 acre tract of land located at Southeast corner of Pearson Lane and Aspen Lane � , , ��.����?��� � t� ¢��� � �"����'���c ��°�� "� � � .� .;.��'�"��� �-� ,�A''� � -,� ,^� .t-0'y���r-'Fs����� .�T'$ �.�y, +�.� ��� ..I � �'� ' � . "� Y `2_ �u�� y � 7dk� �t�.P � F�g,° e+"� �'� N --a �1 � ��. �� �<� r- ���q�`���'yT��.? � t ��,�����`2��,,"^�'� �� �� �'�,� � � �� � s d� rt �, i��,���� .4,�, � � �n� ���,�-'�� � ��¢�.��` �'a���"-���`����:,�i �� ��" k T � 4� �.� /'1� � 4,.. . � +{�f i� �''�_: � .J . �� _ �,. -b.kws..:3'�-'+t4.. :. ..�i�:�� ' ��� _ -�vN'i.�:v ' �� " �� � ✓ . .., . . � ��.y -'�--�:1a�`'� !+ '" � '.��°J ' f" � �� � ,N hhPf i �� ,. � ��f,'' �� � :� � � �� J ��` � � y.t ��I lr•{�J� i I� A� �T�I5�6 J������_��2"�4 ri�7�,.' �i� ��, i,��C� �hi ���1�, �� ����,,�� ����r�t�a��+�� �,�,���,��7�� r ;�, � s ,, y�,�,,� , . c�� �l����r � . ���.,�' �n�n� Id. �� � . ��,i r i l��s��, � '�'` ,`� � � �� '� � d � �� �' � ,A�,�.��&ti.t� �i� � �,ti"� ��'�'�t� 1 tivl,,"`��k,��.�r�aa��i'iC a��u`_'�.�`,�•3���� '�s '.�rG��� t ym�,� `��'�°*�v ������� �f� 4���1�°44 � � t .._ r"� l 'tr�a.-, Y �,P�' ��, i l � '. �, .. ��. � �'�'�h�I � ��,y-i��+,Ta '����y �4 I � �"y�lj�� � �� � � 11'+i^�'� I Sl�, �1H h � I�. v r, �• ° �.V i i - i�, :� � � 1 '� � 7 ��1 I�,�r. 1 ,-.����.�� � ��� �y� �1 � 1,,;' . ._'1 � .��'�t�, �f�,,,F�� Y�: �1� �, � �\�`•�, � �bt° � `�� �� �� 4% e II �'� `+ � 'l; ,r ��_..�` p, e �i .� .� �.— �� _"`�G ` , Development Description&Narrative Westlake Ranch 1 of 11 WESTLAKE RANCH Proposed Development Town of Westlake This proposal is meant to summarize the key points contemplated for amending the PD7 that was approved by town council for the subject property located at the corner of North Pearson Lane and Aspen Lane in Westlake Texas.The property is a +/-35 acre tract that is bordered on the South by the Keller city limit, on the East by the Vaquero golf course and the Fisher property, on the North by the Fisher property and Aspen Lane and finally on the West by Pearson Lane. Our goal is to develop the property into a 321ot Micro-club Community that will feature amenities typically found in much larger developments. Matt Rose of Crossties Capital and Bryan Elliott of Quail Hollow Development/Lorant&Elliott Estate Homes have partnered together to design this development. Both principals are Westlake residents with strong ties to the community and a history of success.Their shared vision is to bring a unique luxury development to Westlake.Westlake Ranch will utilize a mix of% acre to %acre lots to lower the gross density to 1 home per 1.09 acres of land in the development.The neighborhood will feature a concierge serviced clubhouse, fishing lake, two parks and a walking trail that connects the neighborhood.Access to all amenities is available to all residents of Westlake Ranch.The amenities will blend to create a community that encourages social interaction between neighbors. Westlake Ranch will focus on two dominant architectural styles and their associated derivatives. First, Texas Hill Country to provide for more traditional architectural lines. Second, Desert Modern &Hill Country Modern to appeal to the homeowner who enjoys more contemporary architecture.While the two styles are vastly different from each other, it allows architects to create homes that are distinctive.The common thread between the two styles is the use of stone,wood and metal in warm tones. Creating residences that sit in the surrounding land and not on it.The color palette of these homes will blend well with the existing natural landscape and topography. Westlake Ranch will also feature a true single source delivery system.The principals that are developing the property will also construct EVERY home in the development.A single source delivery system ensures all facets of the neighborhood will come to life in the way they are envisioned. Our goal is to create another unique luxury development for Westlake.Westlake Ranch will follow in the footsteps of Vaquero and Quail Hollow creating another development that sets the Town of Westlake apart from other cities and towns in Texas. Development Description&Narrative Westlake Ranch 2 of 11 WESTLAKE RANCH Developer & Builder The Developer of the property is Pearson 35 Opportunities I, LLC.The company is a joint venture between Matt Rose of Crossties Capital and Bryan Elliott of Quail Hollow Development/Lorant&Elliott Estate Homes.The principals of Pearson 35 Opportunities I, LLC will form a wholly owned residential building company during the development phase of Westlake Ranch.That company will construct a1132 homes and the clubhouse facility located in Westlake Ranch.The day-to-day operations of the development and home building companies will be managed by Bryan Elliott and Michael Lorant. Pearson 35 Opportunities I, LLC is a well-capitalized entity led by experienced professionals.A brief synopsis below: Matt Rose-Westlake resident, diverse business experience both as an executive and an investor. Former CEO of a Fortune 500 company. Investor in a diverse portfolio of businesses and projects (many were land development&building projects). Bryan Elliott-Westlake resident, an entrepreneur/developer who has built and sold several companies. Has managed and invested across several industries. Developer of Quail Hollow and co-owner of Lorant&Elliott Estate Homes. Michael Lorant- Southlake resident, luxury home builder who has been in construction for 30 years. Michael started in commercial construction and after a decade moved to luxury residential construction.He has been building homes in Southlake &Westlake for the past 17 years. His portfolio of homes includes some of the largest and most complicated homes in the area. Pearson 35 Opportunities I, LLC has the resources and expertise to bring Westlake Ranch to life! Development Description&Narrative Westlake Ranch 3 of 11 WESTLAKE RANCH Public Open Space Design The public open space for Westlake Ranch will consist of 2.74 acres. It runs the length of the property(Pearson Lane) in front of the development.The south end of the open space represents the entry into the Town of Westlake.The developer has commissioned a town entry marker from a Dallas artist, Kenneth Crain, for this location.A sidewalk that matches the trail system, currently being constructed by the town, along Pearson Lane will be built. It will meander through the Public open space from North to South.Developer's landscape architect will design four landscaping vignettes adjacent to the trail to create points of interest. These vignettes will draw pedestrians from point to point along the trail allowing them to always have something interesting to interact with.At the north end of the Public open space plot, developer will build trail head parking that allows the public to access the trail.The parking will also allow access to the Buck King homestead located at the far North end of the public open space.The public open space and private open space for the development combine to create a beautiful,pastoral entry into Westlake. Developer will make all efforts to preserve the old growth trees in both the public open space and private open space.The combination of open space (public&private)results in NO build line for Westlake Ranch being closer than 120'to Pearson Lane.The public open space will be publicly owned and privately maintained by the HOA of Westlake Ranch. ��_ � �-��� �� .s��.�a.�]),; l,/ �� ,. z� � �� �� 11� � S T�L�� � � �� ,��J� �1� - �� �- -�.-..-:�.-_��_m.. -.., _ �. - , . ,.. - . ,-. . . .�.. , _. „ .. .., .� . .... ; . , �� �; . �; , �;.� ..�°'Y,y-'� �ASL F�S S'.S 'x T � ~�� ����� � �� . � � s'� 5 '➢� �''�"y�LSs�.��. � .� �s�'� -a � � � ���� � ..,��� � ,.,d `�-„,.{� �_� � < 'x�� �—'.r .�, R� '�� �� o �., wy _ t f � K �v ' J£��� � "� �` 4r� . ,S `�.�'�" '_ y S " 'rl ,� ,�'��E . �'� `��°'k�i�"''s" ,� '>�„; - fi ;:: -.,�-. � �� � �� � � - ����,..�,�'"�.r4 ��`i :,.: � �.: �:�. `��+,�:���:�,,r�. - �� �° �.� +a 1��\ �J .. J � - � ��..1T � Lt"r� ��. �y��� J =1� fl.�a .' ,�1 � •��� Ks� ¢F..e:x: � � ����I�, ���__ Development Description&Narrative Westlake Ranch 4 of 11 COMPARISON Current PD7 Zoning&Proposed Westlake Ranch Development Current PD7 Westlake Ranch 1) Size of Project +/-38 acres +/-35 acres 2) Number of Lots 38 32 3) Housing Type Single Family Detached Single Family Detached 4) ALL houses designed by licensed architect Yes Yes 5) Strict Architectural Guidelines Yes Yes 6) Architectural Review Board Yes Yes 7) Max 15t Floor Under Roof Square Footage No Yes(7600) 8) Mandatory Parking Capacity 2-garage,2-drive 2-garage,2-drive,2 inset lot 9) All systems for each house engineered No Yes 10) Size of Lot min 1000 sq.ft. min.21,250 sq.ft. 11) Minimum Lot Width at Build Line 70 105 12) Minimum A/C square footage 3000 4500 13) Anticipated Starting Home Price $1,895,000 $3,500,000 14) Build Line Setbacks -Keller City Limit 40 ft 40 ft -Pearson Lane 120 ft 120 ft -Vaquero Golf Course 40 ft 40 ft -Aspen Lane 40 ft 40 ft 15) Lot Line Setbacks -Side OtoSft 5ft&15ft -Front 5 ft to 10 ft 30 ft -Rear 40 ft 40 ft 16) Max Roof Height 35'from FFH 35'from FFH 17) Amenities -Fishing Lake yes yes -Internal Trail System yes yes -Community Clubhouse no yes -Parkland Dedication +/-3 acres 2.74 acres -Gated Property yes yes -Private Parks/Ponds yes yes -Comprehensive Landscape Plan yes yes 18) Single Source Delivery yes yes 19) Home Owner's Association yes yes 20) Construction of Public Trail/Parking yes yes 21) Preservation of Buck Jones Homestead yes yes 22) Construction of`Entry to Westlake' yes yes 23) Infrastructure built to Town Standards yes yes 24) Local Builder/Developer NO YES 25) History of Building/Developing in Westlake NO YES 26) Westlake Resident NO YES Development Description&Narrative Westlake Ranch 5 of 11 WESTLAKE RANCH Proposed Infrastructure Streets: All streets will be privately owned and maintained by the Westlake Ranch HOA. They will be built in compliance with town code and staff recommendations. The roadways will feature decorative accents at appropriate points that are in keeping with the development's ranch theme. Water: Westlake Ranch will connect to the town's water system in two locations creating a looped system.Appropriate calculations were performed to insure the existing infrastructure could handle the increased demand. Sanitary Developer's civil engineer has met with town staff. He designed the Sewer: sewer system in a way that benefits the town's future development needs while also servicing the current demand of Westlake Ranch.The appropriate calculations were performed to insure the sewer system could accommodate the anticipated load factors. Storm Westlake Ranch will combine the capacity in the existing lake and add Water: underground storm sewer pipe that connects to the existing public storm sewer system. The project's civil engineer has designed a system that is capable of detaining and discharging the water runoff that would occur in a 100-year rain event. Sidewalks: The development will have a sidewalk plan that allows residents to discover the neighborhood and its many amenities. The sidewalk plan will encourage socialization between neighbors.The sidewalk plan also calls for the private sidewalks to connect to the public trail system via pedestrian gates at the front entry. Streetlights: Lighting that is in keeping with Westlake's town ordinances and dark-sky Policy will be installed at the roundabout and cul-de-sac.Additional Lighting will be installed at the two entry gates and at appropriate points along the private sidewalk system.The developer will also install lighting at the Southeast corner of Pearson Ln and Aspen Ln per staff's request. The type and style will be selected by town staff. Duct bank: Per the town's requirements a duct bank system will be designed and installed to staff's specifications. Developer will bear the cost of the duct bank and convey to the town once completed. Security: The development will be electronically gated at two points. One System: location will be located on Pearson Lane and the other will be located on Aspen Lane. Development Description&Narrative Westlake Ranch 6 of 11 WESTLAKE RANCH Rec�uested Amendments to Current PD7 1. Change in Developer/Builder Reason:Previous developer/applicant was unable to acquire the property by the contracted closing date. 2. Name Change from Spencer Ranch to Westlake Ranch Reason: Spencer Ranch and the previous developer/applicant was slow to bring the development to market.We wanted to have a fresh name in the marketplace and one that was indicative of Westlake. 3. Reduction in size of development from 37.798 acres to 34.798 acres Reason: Pearson 35 Opportunities I, LLC was unable to reach an agreement to purchase the Fisher tract. 4. Reduction in Lot Count from 38 to 32 Reason:We felt that larger lots were more in keeping with Westlake's Image.The larger lots allow architects more freedom in design. Larger lots will lead to faster absorption because the lot sizes are appealing to multiple buying groups,not just one. It eliminates unnecessary financial burden on the HOA. Requiring a small development's HOA to water and maintain 19 acres of private open space would be prohibitively expensive. Westlake Ranch's gross density is 1 home per 1.09 acres. 5. All backyards can be fenced. Reason:Most Westlake residents have a pool,pet or a child/grandchild. Sometimes they have all three. It is required for safety and compliance with city ordinance. It also allows for more privacy of the residents.However,we are limiting interior fences to a maximum height of 54"with no masonry columns. On specific lots in the development, lot owners will be required to install additional landscaping to soften their fence line. The details will be in the Architectural Guidelines for Westlake Ranch. 6. Allow to construct a Clubhouse and not a Guardhouse. Reason:A guardhouse for an electronically gated community makes no sense.A clubhouse will be used by all residents of the community.Additionally, putting a large structure within the 120' setback will detract from the objective of keeping a pastoral entry into the town of Westlake.A small office in the clubhouse could be used for sales and administrative activities. 7. Larger minimum lot width at build line. Reason:Minimum lot width will be 105' at the build line. Once again allows for more varied architectural footprint. 8. Side setbacks increased from 0'- 5'to one side of 5'and the other side 15'. Development Description&Narrative Westlake Ranch 7 of 11 Reason:Allows for more separation and privacy between houses. It also allows for easier access to the rear of the home for residential and pool maintenance. 9. Increase Front Setback from 5' or 10'to 30'. Reason:We feel that setting homes right on the street eliminates the pastoral quality that Westlake is known for.A 30' setback allows for landscaping to soften the home's look. 10. All rear setbacks are minimum of 40'. Reason:The way the development is designed we do not want anyone building right next to a water feature.We also are maintaining the setbacks that were agreed to in the PD7 with all adjoining neighbors. 11. Raise Minimum A/C Square Footage from 3000 to 4500 Reason:We feel the 2500 sq ft.to 4000 sq ft market is being served by the product offering in Entrada and in some cases the Knolls.In our opinion the current need in the market for Westlake is 5000 to 7000 square feet. 12. Change Public Open Space from 3.02 acres to 2.74 acres. Reason:The overall development is smaller.We redesigned the frontage on Pearson. However,the 120' setback from Pearson Lane did not change and the Town is still receiving 2.5x the parkland conveyance requirement. 13. Reduce Private Open Space from 11.5 acres to 10.45 acres. Reason:We increased the lot sizes which took away from the private open space. However,we are limiting lst floor under roof to 7800 sq. ft.in the deed restrictions. By doing this we add over 8 acres to in-lot open space. By adding in-lot landscape easements on specific lots we have more than recovered this 1.05 acres. c •�Y� �' x ``'� � ,���+'.,�'" �.."..�,�� '�'^.. ����.; �" �,=�-x'- '� �. 1..��- .� C.'i.1. ,r��•' V� � �" . '� {.:��....�r '..� .y.... � ••'v�F�.'?. - x �$f' �tii �N ' � 7�~ X '�'k..`h� �� ' �'l � � ..'�- � T'�' �•�.' � . {l y�� � c..3.i�'•: ,C� ''` . ..7.�.�'��,~ t���;� �} �Y^"kt`�, '. ,:,y-�arr � : _ e .w�. =�j'�►p� '�7L�'�y�� •y f:'�,.�} �.�i�. p .. "VM'''fii'Y.„�� ��.li..: :�� ...^'�" Y . ��'. � .. J y��. �., 1 � '�_•' � '-w �� p�" - '�'. ''n :'`�'i. Ivi.c:�. �;r a-- _ - •��- �:I..''-�:;..y ;� •.. _�,,+, f��,� - L'� -+^••y_ �y , � .' �:'`-- -:.��.��'-�''i ��'F .. �� •• ...�'.:�"���-�i^c'};..��.1.. , .-'- `"�.�^„�_ ^j`"�',-- -M�f: �•`;. ..y�''I' ` ,� � � �, �.�,�..., �i."�"'`�+�-���_ . .. ��.y,, ar ;r..}�y +., ^�"-- ��'_ ., � - -��}-{---�:K. _ . �V�+.;rr,;�;'.,r� .'... . - • ..- . � _.. . ' 0`!"�'S;� .-- �~ .. -- � ..- � ����d . • . . . � - � �� ca=•-r: � ��� Development Description&Narrative Westlake Ranch 8 of 11 WESTLAKE RANCH Compliance with the Comprehensive Plan Westlake Ranch complies with the Town of Westlake Comprehensive Plan.More importantly,Westlake Ranch embodies the intent of the Comprehensive Plan. Below are several examples of how the development meets or exceeds the requirements of the Comprehensive Plan. Westlake Ranch has a gross density of 1 home per 1.09 acres of land.The parkland conveyance to the town is more than double what is required.The view corridor along Pearson Lane is preserved by using a blend of Private and Public open space.The Buck King homestead is preserved within the public open space.Public trail and trailhead parking are being installed by the developer.The total open space for the development exceeds 37%when combining the various Private Open Space,Public Open Space,and in lot landscape easements.The location of the Private Open Space areas creates the"clustering" objective mentioned in the land plan.The development uses a blend of%to%acre lots(minimum lot size is 21,250 sq.ft.) creating the opportunity to serve multiple buyer groups in Westlake.The lot sizes allow for a diversity in both the architecture and the massing of the homes. Westlake Ranch is a unique luxury development concept,a`Micro-Club Community'.The development features a long list of amenities typically found in much larger developments.All residents of Westlake Ranch will have access to every amenity.The amenities are connected by a sidewalk system that encourages their use and creates a sense of community amongst neighbors. The required building standards for design and construction in Westlake Ranch exceed the requirements of the Town.However,if there is any discrepancy,in all cases the Town of Westlake Building Quality Standards will be the minimum accepted standard.Plans will only be accepted from licensed architects and landscape architects.Plans will not be approved by Westlake Ranch Architectural Review Board without all structural systems of the home being designed and stamped by licensed engineers(civil,foundation,sheer wall,roof�. The Architectural Guidelines for Westlake Ranch will insure good home design.The development will feature two dominant styles and their derivatives,Texas Hill Country and Desert Modern. The Appearance of the homes can be strikingly different but have a commonality because of the color palette of the materials used. Residence landscaping will be consistent with both the Public Open Space and Private Open Space landscaping.Westlake Ranch will promote a`Xeriscape'landscaping theme throughout the project.By using`Xeriscape',Westlake Ranch will have a more natural feel,less maintenance and conserve water.The design of the neighborhood's elements blends to give the development a very holistic look and feel. By incorporating each of the things mentioned above,3 more very important goals of the Comprehensive Plan are accomplished.First,you have a beautiful gateway in to the town.People will know they have arrived in Westlake.Second,a hard boundary is set to combat value encroachment.Home prices will start at about$325m.Finally,the quality of the development and the homes built there will help raise the property values for Westlake as a whole. Development Description&Narrative Westlake Ranch 9 of 11 Exhibit C WESTLAKE RANCH A�proved Exterior Building Materials Please Note: In all cases the Town of Westlake's Building Quality Standards will serve as the de facto minimum standard. If a situation arises where the Architectural Guidelines of Westlake Ranch are inferior to the Building Quality Standards or vice versa, whichever is greater applies. Exterior Walls- Brick(where applicable to architectural style) Stucco over concrete block • Stucco over board is only allowed on unsupported sections above roof structure • EFIS is not allowed on any exterior elevation. Stone R,00fing Materials- Flat or Barrel Clay Tiles Metal Seamed Copper Wood Shake TPO (for flat roof installations) Slate Windows- Metal Clad Wood Windows Solid Wood Windows Steel Windows Cornice Material (where a�plicable)- Stone Cast Stone Development Description&Narrative Westlake Ranch 10 of 11 Real Wood • No Hardy Board, EFIS or Masonite is Allowed Soffit Materials- Metal (material must be approved by ARB) Real Wood Window Headers and Sills- Cut Stone Cast Stone Cut or Slivered Brick Wood (material and design must be approved by ARB) Chimney Caps- Metal Clay Pots Stone Cast Stone Flat Work- Stone Slabs Cut Stone Pavestone Crushed Granite Cladding Materials- *Note: the Town BQS limits the percentage of the exterior elevations that can be covered in non-masonry materials Metal (with ARB approval of material) Real Wood Stone Tile Development Description&Narrative Westlake Ranch 11 of 11 �M {y�� � �it� �t , .. . �'�L- 4 � L�'1 ���`` � . 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'.� �' � � : *�,�����. . ,, � �. � �;�;-.;� . � �,�#�_.`� � *� +���� :�r �:. �� 42Y1 ti '*k � �. � ��Y � . i., 'F� -— — � ����� ��.;�' ��� . �S, S �}_ . ��I � }+ � i 5,�1,� F� � .+���� r'� =�� h�; ��' ` v �'�� ���I ��� .�� ' Y� � I �� � �� a � ' i � - _ ;' � � ��� ,�e. - �� h i � I � Y i �'rh � �. ., � *} � � � "� 5'. �� L DRAFT WESTLAKE RANCH GENERAL ARCHITECTURAL PROVISIONS � DRAFT y � Table of Gontents � � l.General Architectural Provisions p 2.Architectural St les � Y � 3.Landsca e Patterns � p z 4.Re ulatin Plan y g g � 5.Architectural e ie Process Z R v w ►-� � z - ���� , :::�� �. � � � � � � � � � � � - -", �L�. ' � . . .��,, $ - . , , . . .. ��. �, . .�*.-.- - . � ,.- .}� . �7� . -' . '� {,�-;;�+ �y ��� • ';; _ .�;�1�"` �1. �� . .� � _ �� R �,. � i 5 i 1 �• .� r����' # .+'. L } �- �J '-.y , + `���_ ,���. ,' rt ��# f � * 4 �y t'�� '�� r4 _ wV� . }i . - t ' � • } '�� . �ir r ¢ - ' .�r,ti 4�h!�� 'a�� _ r rt��� . � � .r]i � , _ I '; � ' , 1, T + � *.'4i' ' � i� i'� � , i _,, I �. . —� ��. � t� - +' ' ,� + �r ,•.-' 4 ������. . �- ,,��}�, "�*��' '-+ � < ' .� .-��' � -' - .:.�,;� �' f�"+T �+.��i, *k � � { , � ����� �' y ' ' .�_ , Vi� - - i ' 1 I � *. I" ' I f � } "i 4' i� ��r � I 4fy.� .N� '.� - I � 'll't� �4����' , ,. � 1 � ���� ..�' � I � , �. y � �� V � � .� ' � � � ,*�� ' ` R .t#� {�. �{+ . � ' I }�' ^ � .� �� ' �4 � , ' . ■r � General Architectural Provisions DRAFT The General Architectural Provisions are provided as an overriding guide applicable to all lot types and 2.Construction Finishes and Detailing architectural types.The individual architectural style guidelines are supplemental to these guidelines. A) In all cases,The Town of Westlake building quality standards shall be the Irit2rit minimum standards. /� ��1 The Architecture Provisions and Design standards represented in this Pattern Book for Westlake Ranch B) Architectural details and exterior finish materials shall be the same on all 1•i•d elevations of the main bod of the house so that the main bod rovides a � are intended to direct new construction toward the highest quality of finish,craftsmanship and Y Y P materials.The Architectural Standards are not intended to dictate a particular architectural style on a consistent palette of materials,finishes and colors for wall and roofing mate- lot or number of lots,nor are they intended to restrict expression in architecture.Rather these rials. � guidelines described the style elements that have the greatest impact in such a way as to ensure that the C) Materials and finish changes may occur on appendages,add-on elements, � impact is positive with a predicated outcome.The decision on what style to choose and the proper ancillary structures,dormer or gable accent elements are consistent with the � building dispo-sition as referred to in the regulation plan,are left to the home owner and architect with Architectural Style. the guidance of the Architectural Review Board. r D) Architectural detailing shall remain consistent on all elevations of the main As the standards are concise,it is important to note that the intent of the standards should be held in the body as viewed from the Front Street Elevation and Side Street Elevation. � highest regard by all parties involved.All homes in Westlake Ranch will be held to a minimum of 4500 � square feet of A/C space in the main structure.A first floor maximum under roof of 7600 square feet. E) Patterned or frosted glazing is allowed in the private zone or when not visiblc Variances may be granted(at the discretion of the ARB)for architectural merit. from adjacent streets. ^ L 1 Disclaimer:These Architectural Standards are aesthetic in nature.'I'here shall be no conflict with the F) Chimneys and Fireplace flue enclosures shall be constructed of masonry � Town of Westlake,State of Texas Building Code,Town of Westlake Zoning and Building Codes and/or materials only.Chimney caps and grates,if made from metal,must be � the international Building Code for new Residential Construction.These Guidelines shall not supercede custom fabricated and approved by the ARB in advance. � the Town of Westlake,State of Texas Building Code,Town of Westlake Building Codes and/or the � international Building Code for new Residential Construction. G) The slab of every home must be raised at least 12"above grade.Refer to the Massing&Composition pagc far cach stylc in thc Architectural Pattcrns ^ General Pattern Guidelines section for specific first floor finished elevations. � 1 y 1. Architectural Style Note: C� A) The main house and all accessory structures shall be of the same architectural style within any Exterior Materials must be appropriate to the architectural style of the house. � given lot.Mixing styles within a lot is not permitted. Exterior finish materials may include brick,stone and stucco.Certain wood types � B) The rear yard may be screened from side street by the house,garage,or fencing,as detailed on the and sheet metals may be used as cladding for decorative embellishments for the � Landscape Architecture section of this document exterior walls.Allowed roofing materials are Slate,Flat or Barrel Clay Tile,Metal Seamed or TPO as appropriate to the style of the home. To provide character, I�..d C) The minimum floor to ceiling heights are 10 feet for the first floor,9 feet for the second floor combinations of cladding materials may be appropriate on a single house,and V D) Add-On Elements;Smaller massed forms attached to the Main Body are referred to as"add-on should be based on sound architectural precedent for the style.Care should be � elements"(e.g.porches or bedroom wings).Although add-on elements occur in many styles,the taken to give the appearance of wings or elements added over time,such as a O main body roof lines do not run continuous over the form.Each add-on form typically has an wing added to a brick main body.In general,any change in materials must occur � independent roof pitch as appropriate to thc Style.The add-on element roof pitch never exceeds the at an appropriate inside corner ar horizontal transition point consistent with thc Main Body roof pitch. style. � The use of brick and brick colors must be appropriate to the architectural design � E) Side-by-side architectural styles or the same pattern are permitted as long as the house type,model, of the house.Brick should be standard size,the use of"Queen"and other non- O floor plan,etc.are not the same,or provides for identical architectural elements.All homes will modular brick sizes are strongly discouraged.The use of natural stone,and the F—J1 approved by the ARB,and special attention will be provided when the same architectural style or color and pattern of the stone must be appropriate to the architectural design of I� pattern are to be used in a side-by-side configuration. � the home.Samples of brick or stone must be submitted to the ARB for review. All entry and window trim,soffits,fascia,cornices,and architectural trim elements shall be constructed of wood,or an alternative cladding material that has been approved.No vinyl or aluminum trim materials will be allowed. Windows should have clear glazing and projecting muntins.Window proportions should be appropriate to the style.Window products should be wood,metal wrapped wood and steel.Window manufacture's specifications must be submitted for review and approval. All exterior framing must be 2"x 6"construction. 4 DRAFT 3.Porches 8.Site Screening Criteria A) Front porches and street porches must be open.Screened or enclosed porches are not permitted A) Retaining Walls and Fences:The"public°side of walls and fences may be softened outside the rear yard. and screened with landscape.Only iron fence with no masonry columns are ^ B) Minimum porch depths shall be provided as required in the Architectural Style Section,but in allowed.Refer to the Landscape section of this document. �1 1 no case less than 6'0". B) Structural support elements shall be located on the private zone(behind the fence) ` J 4.Windows or centered along the main axis with the infill material of the fence. Z C) Refer to the landscape section of this document. � A) Window munUns shall be 1/2"to 7/8"wide and shall project out from the glass.Windows � should be real divided lights with muntins properly projecting from the glass. 9.�'iBTage DOOTS B) Windows shall be of a size,proportion and muntin configuration as defined for each A) Front-facing doors are permitted only on those lots requiring front access as � architectural style. designated by the Regulating Plan. r C) Clear glass shall be used in all windows and doors.Colored,reflective glass or tint is not B) Street-facing two-car(or more)garages shall provide two(or more)single garage � permitted.Clear low-emissivity glass is allowed.Painting the inside face of the glass is not doors. � acceptable. C) Street-facing garage doors shall be no wider than 10'-0" � D) All exterior windows shall be recessed a minimum of 2"inside the face of the exterior wall. D) Street-facing garage doors shall be recessed behind the face of the garage front � 5.Shutters elevation wall. A) Shutter height shall be equal to the window sash height.Each flanking shutter shall be one-half E) Street-facing garages shall be located behind the Main Body of the house as ~ the width of the window so the shutters can completely cover the window if in a closed position. appropriate to the architectural style and scale of the house.See Regulating Plan y and Building Placement sections of the document. � B) Shutters shall be installed operable or shall be mounted with the hardware to appear operable. � F) All garage doors shall be a minimum 8'-0"in height. C) Louvered shutters should be installed so as to shed water away from the house when shutters � are in the"closed"posicion. 10.Front Walkways D) Hinges and shutter dogs shall be provided on each shutter. A) Front walks are the walkways originating from the main entry point leading to the � street or driveway. M"� 6.Dormers B) Front walks shall be a minimum width of 48". � A) Dormers shall be no wider than the window or windows plus required corner casing.Refer to C) Refer to the Landscape section of this document. r Architectural Style. 11.Front Driveways 1-d B) Dormer windows, when used on a non-habitable interior space,must have appropriate window treatment including,but not limited to,blinds,or curtains on the inside of the window.Painting A) The maximum width on the front driveway shall not exceed the total width of the � the inside face of the glass is not acceptable. garage door openings. O B) Ribbon drives are encouraged. � 7.Roof Ventilation C) Gates are not permitted across driveways at the main front building setback. H A) All roof vents shall be comprised of the following types:Off-ridge vents must be located on a D) Refer to the Landscape section of this document � rear lot side of ridge or side lot behind front elevation. O B) Gable and vents that are not functional must appear to be functional. � C) Perforated aluminum or vinyl soffit vents are not permitted. � D) DecoraUve vent design shall be consistent with the Architectural Style. 5 DRAFT 12.Pool Enclosures 15.Signage A) Pool enclosures shall be located in the rear yard,or the main house A) Refer to permitted font style as illustrated in the Architectural Style structure. section ^ y1 B) A pool enclosure fence is required to comply with existing jurisdiction 16.Residential Address Guidelines• �f codes.The fence shall be constructed of materials consistent with the 1—JI Architectural Style section.Fences may be no taller than 54". A) Address numbers are not to be placed on the front door `� C) The use of loggias,pergolas,arcades or other architectural treatment B) Address numbers are to be purchased from the HOA. � around the pool enclosure is encouraged. � C) Location of the home address will need to be approved by the ARB. D) Refer to the Landscape section of this document. � D) If house is located 40'or more from the street then thc address may also be on the house,but is not mandatory. 13.Equipment � All miscellaneous equipment,including but not limited to trash receptacles, �^ utility meters,condensing units,pool equipment,satellite dishes,irrigation 1 / controllers,solar panels and plumbing stacks shall be located in such a way � that the equipment is not visible from adjacent streets.Hedges,low fence � enclosures or other landscape means of screening the equipment is required �1 r-7 �/� 14.Lighting y� - ,,;r ' . ' ` %�. -, z_", _ �'�.. _ �^4 � A) Exterior li ht fixture st les shall be an a ro riate scale and character '�'�'T?' `' � g Y PP P '•^�°c�:�.y,. a `� �s�{.L selected to match the architectural st le of the house. r- " �; �`'� Y �d{"•j/.�sr.''-���r�=�`• T'„ s� � �� �J B) U li htin ma be ermitted in the landsca e as allowed in the �:i"1'. ' 'P`""�''• � i � � �l� s r" P g g Y P P r- y.. �?f.� �+F: , k�-•�� ��� . � Landscape Criteria and by Town of Westlake Code. £��,,� . ��:'� �•`�'`'`°i�' ��?a.��:.- '`W_ ' � �, �� ��: ,.� ,� ,'�;�is -�•a•, � C) No uplighting is allowed on the exterior of the residence. �:�' qr � -�Y.����'•'; ' 'y ��_��f, �I ,. 'aS8 •.�,yaY�:l'6o-���-r a�r,_ � Y,L , s � ,� . -'�' r .K�. � �-,�;:r�7 •,+.� ,��-� � �� ,r�-`?:eY,. � � } W���"+' .��Fr `�---=.�� ~ � V D) Refer to the Landscape section of this document. ��,,.�c,� • a '��•� �, �. a N��.;T'".•yv,..� ` � ,,�'��.y�'� � ��.���'.•_. ,: ��.,r,�'�r,. ' r .a • '��• �. ��;.t. rr� .�; � � ���� i c ; R e ��'�' y�'i , - �� Fa. ..` O .R N� "`r - � �,�`` '#, 'i � i:" r`I":�-:'�r.:_ ! �_�. ;i �� '.. �4'-�;. _'� �.� ����-a:.�;�.�('� .c .. � �ii-.:.._ �y.�-:• . _ . `•��.•.•- -�. � �� F�_. � ..��o-:,���L.o4'�' . �.�i4?...;�_.... ..Y':�a:•��I_ x:.oe we '�•�:� ` _ — •��a�' �, ��� - ._.;. . - ' .,�.�lsrc�.�.>�:-�'-i:.:� � .,,�� ,�i ��,� '�-- �/� ..� . .. _ . . • � . � `��r'��. ��'=�i�� "'�` ��;�N.".r' • ..`�.w' -�w I�I „1i�- O `�,.r.'�'�.. y�ti ��.?i ' 'v.w. ��::[�� �```1'y''' :�1�lY•` . `�.-iy� ' . ..�1'� :'s��•i'�'1(..' . ��]--''S'�zti1�W}r� �-�.-�i1-. _� - * �..+.1:�:.�.��1�,/�4,Yw\ . . , _. " .'`4�;ti's..-�'t�''_-; z - ...,,q'�'���,•w...:, �+"�N•;�, � � � ��,�r�fi" '�,�h: , � '-�J'' ' ...- l r . ,,,, � ' `,.� ..,�yti ` ,�. 4 g -as. �r`, ''' �/� � 3r�,'';y��� �' � - :T;,O,...�,{y���y,1•.i'� �y�'v' �� tiY+ti?'1•. V1 }r+ - _ ��Y�S 1�. ��, i .. � - dy` .1,1Y�� ������;�5�f ,�,�+E�YCd ��} ` Y:�i� y� rr5- +I,, L.'�} 4 J y� J�� � ,"_ 1{Ly ���� ��� �.7 �'�' -�ri 11� A l a �- '�` �7 � \1�. ` ..X��j 1' k':"Y'n'1P� _� - _ ���.,� 6 DRAFT Facade Design � . . ,������ Facade Qesign ;'�;;';�� • , Facade Design ' _ ' � _ J 1' .. � lu—J C_ I.itl�loin:my�•rth n:vruw � ApprU6fi:itr'{yyCd�C1:�Pd M.unq;ildrrakrik•!.iiltian• 'Nldtlll,3Cnl�SirtWt ' nC�0�Uf1fi:}�r}rl���'IIIC il��[aili�donnnu�. �\ wellp�oportionedanda qppropriatcsiflrrort�rick Irrrniu.disuisu{I1uu-il' '[ratvii or'dc�l'mold is used •�� ytv�r�x�r�rvf�nq yhic;o - Pre�abri�ated rhimney: � In ileu nf a i x]drlpeaqp. whldi exiends hom qrade Flue terminatian cnr.lasrv;i toi on�lle:icrior bYahyymc�vcvfcuKur.�iin� AwkwardlYproportionedand °O fijm�y�P, Artailcd dwn�er.lhe rovi � Snalgnttnrwam, wrfar.es. Muinpir rrw�rarms � � p��r.h,r��r���rk:�r,a r.w,�aar:3�is, urdentandaGletoof and roaf pitrhes are Plumhing venls and exceuivewid[h of dormerin famswithappropriate incompatit�lewith mechanir.alAuesarevisihln relatiantvwindvwsareall FT� pi4ti11nr51yM�Ul Allatti[1qrlHrv��nt5 Earhnllkt darii'puhl«'2r2ati. � hi:�pprn��rialr. �V 13.iyvundnwwilhhnlli � architxi�ae. sha31 be{uoperlyualed U/f(1P.1 dll��9WPI COflllCk. �fF:Nop�um4ingve�� andappmpriatetolhe overiyex ressiveroc4 o1n�e[1Nnir.Jllu,yert�•I�6k� �nhniK�ural4tyie. twmunNi�nwnnr � frcmtwhiic'areas; p;ippfor�rnnlcde+�atiaiis Expansiveareawi�h unresnNedAe[ailsanA nverscaledandladtirgproper Lnknawrimaterial mic[�reofv;ir�dvv;sizes deGil. or detailc Wirbowsiieand • Rvalpitchatmmice �h01y1�•+. �' 1� artangei»ent maintain mtU�°`:'''�°f`y�0W �y and rovered wrth a dassirrhyihm and � � meWl+Roof surfa�a vertical piopurtians Shart rhimne•? IS hbl I[�BP vIiII�IP • fromgradea[tmm�. Comla�d�°t,�isov[vs�altd — chasewithcverly � .;� and In general,la�king urnjroclm�� Sfxllt[�s:irPUrytxriysinvl ., . aniune�xrunuui dPPropriatedeWil I pre-fa6riraied forearhwindnwapening �� • ���� wukcruAnaraerrn termina[ioncap. ��/ I • �I'. f �_ ' I I1:1�P lllf�.3lll[iI � andappear main[ed „' _, •�, oFt�iupcxrst �- � � � Vhth�x�>i�rtriniwarPand �• - `+ � �� 'a�ithsn7ing. hdd ha�ks�snuttw dogsh � �}ih �j , '�'� �` ' ' �:�, �' � lacaledai tmltam nil ' , �' i � �' � 1 , + i Single shu[ters on double fI �% i ` f] / �� � f ' � I�wi�inian�i �� � II � I I I I I S - 1M�1fIlYNS1fP11[]SMNWMN4I�P� 'i `I t! I+ /�� ��� []yJyi'�{.i � � � � � i � i � � � � Shutters must he sixed to �� � _ .�, II '. i� � � a � match width and heighn# � � - - � � , ' � . i � ��--•��� �� wlndowcq�tnkngs. Sfiuller �11 I 1 i � �- , � � I � � � dogs are inmrrectly located. I i 1 I i � � . ... . 3 . . 1.�1 � _ I_ _ _ L �� ii �� ` . Por�hheight � -�. - : .Trri �-�" �! � .. - . � � ;o ' � ranicedebils, � �.-�� � '. � � � � - P � _ _ , -- ���.. �� -- . � M �dumn style,sixe i � J I `,I g� �� - - ' ' �o V ar�d spacing are all - - -� - ' .. � � � Y � — _ . - - . . �`z _. - tl - f � � __ � � _ �� � a r iatc. I � o = . PP W� 1 I r �� .' f� I � ri V �� � I � - --�`. _. ' g� "2' - � J I � OJ i m =� 3 �� I I o I I � :� r .1.. �.- _;J .a..- _ . . � y� I � , . �� �. I`�, - i j �� � " �� � s hppropriatelysraled CleaAy dcfineA base w watcr BfoollaA enlrance daar af Wndows mrtiraify Column locatian daes no� Canirenelah,ovwsi�pd �qhppa,p�;n•qup;n' chimneyprvjections shali � anddera�ledraihngwah r,a�•it�a,��vais,a+r�lY�i appropriatestyleFwhome's propwrinnedand propEylyreiaieio-ttiebeam ga6lewithunknownir�hll detailsforaverallsrile �Ix�e%len�lla�nunihwnn �� balustenat=lls"an alivisi6fya:posedsidesof 3rr.ni��r�ure,wl�l�wi�g approprialeforthesty�e a[x�V2IXlhesinl�rpiP� mate�ial,relalionsfdpto ofhome. orgradefantileversare O rnnte��a'mac.open duildm9 Slane ar mason�y �asing and crown at head af archi�cdum with irue ��, 14�Urt�n�nc:�rinn,n�r a�aq nolacreplable. spa[e). vmiE�rcoid6iUMariNmd which'dvseitotl�eFries Aividedlegl�tnrumulaieR inappregriate. � entire base aF h¢use and hnTrA ahnup. divided IigM mvElions in slartslsivps at apprvpriale liev oF'snap ins: Trancam windovn wim Imidnu�rtvrrliii:dinm. _(31.nsfH�iqliElrstitYsu�11" � Aaiiing is tou taii ann �_ J 6"-6"tall irendy typu dvor (11 S35FI flPl(�M1�IASS iYldll a�II1SIffSdfFi66f�f�Pdfl ' I y��[.�inl;t(irp1;:[il:' �,'�arana;�CCd[�l3tilf. 7 DRAFT Entries � Porches � Doors, Sidelights 8c Transoms Entries The primary entrance(front door)to a home will embody the character,scale,proportion and ^ detail of the overall house and its appropriate y 1 architectural st le.The entr will be easil � �opriate Entries,Pvrches&Doors � Y Y Y identifiable from the street.A walkway of an � —� approved matcrial will extend from the strcct to u , j ! �� _S ` � ;� �.-' the steps,stoop or porch ofthe entry.Unless a � i ' � �, I'`� I'i'I� porch design is utilized,the entry should provide --� i` — ��_ — � �I at least minimal protection from the elements. � � � 1 ^ I`� � 1�� I� Over scaled,out of pro portion,over-bearin g or � I I� ^ � i �� I I I deeply recessed entries are mappropriate. � � _ � � '�i � �- A'�1'Wlldoor,wrth Stmdardheightdoor,laillransom,appropria[e SL]ndarOheigfnA�.�rwl[hslnWiryhlSannFxapHlysl7kcl rp�neldovrWithsidelights&ellipse 91nn[l�7ldoUhk•dn�nvnlhsE•rfrru•n�E•if.�rchlnp Porches appropriate entry [.�sMg and fu;xt Idrti.l�rnnxms m:�y bn usr:� transom wilh appruona?F�nir;s�rround Mlnimun tr;�nsn�n annvp.Su�ra�nd casing 3ti lsinrnpr�a�n hn�k:�nd cisinq d�•1:nls. u surrwnd. wfiereappropriatn[o tM arrhi�ec[ural design. �whei�tof[ran��n�•��:�.L���•��ianed 5��i widm�r,;cn�ear�d�aye. Porches are encouraged wt1eII appTOpTlaYe YO Y}le �= � �•':� � �� _ F� � � ��f � overall architectural character and style of the � t't'-- � �y t� . Y J� i��.� -. ��i � , home.Porches will serve as either a part of an � �� � - g, ' llrllf"1 " ��"- entry element and/or as an outdoor living spacc. � ;3" ��' �� � �' ��j� Porches which visually appear as H �' �+ ��a�i . ii k. I�r�_ `useable'(wider),will be designed as such with a 1� _ '�� �� •'��„ i ,, _ � �� � �' AdassK.en[ranre minimum depth of 6'-0".The materials,scale, � � � ��� � , whifi isappropriate ' FraAitionalplankwond Proportion and details will complement the over- ^ • �` in aA respecls:scale, � noors approprla�e iw � 1 Wrap around porrh on raised foundation wi[h A4.iliv�Nih�n�rrh•khichemlwAinsthefvn�7airan[aK Woportion,ma[erials - . _ use wi[h Fren�h sryle 311 3TCt11Y2CYllTfl1 C}1flY3C[2T 3riC1 Siy12 Of[}le IlOTri2,. � appropriaterailinganduseofjo�6ui![cdumns. o!,�n�����,,�s��i�,n�opo�t�o�,mate��a�5 - -- . ar'�����. r1Of1CS• Side or rear porches in which the floor level is a°d�eu�i. more than 3'-0"above finished grade,will have � Inapprvpri�:r��Entries,Porches&Qoors _ � heavy timber or masonry posts or support -.`'�C�•, ' �_ columns.A solid masonry skirt wall as well as � i� i "i= ' �'�= — ��, screening that is appropriate to the architectural � -'�?• - � , .� �. � y character of the house are also acceptable. � � 'I l V f �' ';' - � f�, �^� r� i I � I � Doors,Sidelights and Transoms I ��-, ,�- � � ►-d �� •- --•-+ - ' �� � � � ����� �� Front entrance doors will be designed or selected I� to com lemcnt the desi n,st le and character of r InappropriatedoorstyfewHhshort Overly derorative entry with an inappruplMHystyiendaanwltharerslr.epar[1»�, P g Y O transcxna6cmand[yprcal6rickmold imvv�oprialelyscaledanddelailedentry [ransomsa6ove. Sidefigh�andtransomsixesxelnappmpriamialhPscaleof[fxadonr.FWlFrend�nr YI"le eriYT'y 3riC1 Y112 OV2Ta11 flTCI"IlY2CYllT2.M1ri1ri1UIT1 himurrr�iund. t.irrni.irni:���dpCrilmE+ll. f�Elglassdoors�leR]xeappropriatefm7iesecondaryemranrc,6u[notprfnary.The � .. overallmassrvenessandladcdatteniionmappmpriatescale,proportionamddetails 8-���tall entTariCe C�OOY'S aTe TeC1U1TeC�.SLeel C�OOTS �`"' � �� p dre'"��'°P"a�. are encouraged for use as a front entrance door. � � �.� ��.°f� _ If used,sidelights must match the design of the � � — �r, � � �,� : � entrance door.Transoms must have a minimum � � r ' � � ��..� � glass height of 12"and will be incorporated as a O n�r��.rnanafirvsr�+n�w�� I�� _; , � .� �,� is�oodoseTo[hegrade,theiront — ��]� single door/transom unit with continuous casing ��ry111rr door and window head height � III'^„i,I'I� � is 5'a"tall,ihe roal pilches am trlm. Z ,.__. . . .. - ,,-9d.-.�� too steep.[he porch bexn liac ' �r• � . itilud5hnl[,t�m JillnqiSlWl�6 The proponions of inis en[ryxinound are too rri� I ull ql.ns Jsx�r wi�h'lrc•udy'le.ukvl��C�.., in reialion�o porrh heighl anA Fvery�ompni�ent of this assFmt�lan:e is on Ne sides arM tov rurrow ahove.ihc door styic, and typiral 6ri�k mold surround are all iftumedbafus[enare used Hiey inappmpriate Cvlumndetail.:orni�eran.im roof sl�kaiqhl�irnrn�Ntiarulwrr�xirnlar�•irc�pirn�xi:��r. iruppropru[e. ihoulddemamnwssive�nscale pitch,materials small door uni!x•ith separa[e wcrwhclmir�q transr�rn,�hovc g DRAFT Windows � Shutters � Exterior Lighting Windows Window types,sizes,style,trim and location will be appropriately designed and selected to be ^ compatible with the homes overall design,style �I 1 Appropriate Win�ows � and character.Window mullions should be true or � simulated divided lights.Window mullions located � �� "-`�� _ _ between glass or inside of glass are highly ` ��� discouraged.Windows will be vertical proportioned � i I � � � � � � ���! and head heights will be in proper proportion to �' � � � • JJ �� � r�� the scale and mass of the house.In general,the — � I i I I n� typical 6'-8"head height is not acceptable.Window � ��— n I I � N� size,style and type should be consistent on all sides � T� �� S�� or facades.Typical brick mold casing will only be � x used when appropriatc to the architccturc.Widcr nppnur��vertic+rwMowurapwtlw�sixrvw wlndnwswiqnaretmeasimu��tend+wu�nl�qhts�lls'm�diian�apprv�riata[�� Shutterivnutx•skte�lmipaiChtY+Pa[lualwuldow Sliu�[e�siric:3�,�f.�m:,ix��unrc��eir�n,�cn�w a mir�mum ralioof 71C wlde io 7%high Ihearchltnc[ural design of[lie hame.NI waa!windows or woodwindowsvrilti sites,mounted nn hinges and vrilh hold oarks window siyle.Notire hinges and hoid 6a�kz C3Slrig'1123C1 YT1IY1 OT SpeC131 rilO1CI1Rg'Wlll 172 M'1� aluminum orvinyl dadding appropriate Fm the arrhi[e�[ural style vrill be used. [shutter dogs�located a[6ot[om raif. alongvriN appropriaie windowriead trim ���� appropriately sized and detailed. ^ �� lii ' � 1 �I ' I i I_. , ` -- `^� Shutters F�-I r � � � r � � — — =«s �,�y w�n��� � � � � � � '�- I � i „�y� °°�'�"Yek'^��^�h When shutters are used they must be appropriate M�1 �� I n NI n��a�a���y��a�rs � �—f i � ' — ��'��LJ vritli a simpler window to the architectural design and style of the home. y � I � � � trcvtmmt.�iic ovcr.�lf Shutters must be sized to match the window � <nmposltlan m�int��nc � tim��a�2m���2� opening and will be mounted on hinges and held ^ ,'������ �o�a"`�°'� in place with hold backs or shutter dogs located � ` Gmupedv�vidcnvsshoWdbea�rangedtomaintainapatteln Onadividedlghlwindow,transomheigMmatches Caivder�sert�entwindowsasanappropi3te � alon the bottom fail."False"decorative shutters M� ofverliralproportion.Pmpcmonsoflightsshallmatdiand hei9ht of light helow.Minimum glass heigM of vrindowFaheighlsdelowfwr{4]feet. g rasingltrimsluRheappropvialrlolhcarchiteduralstyle cnnsn«�c�s,r•nr�•�Ner�wre�4. mounted directly to the wall and shutters which do /� Inapprnprti�3t�•Windows � not match the height of 1/2 the width of the � window opening are not acceptable.Shutters for ��— I I I � � double or grouped windows are not acceptable � � ,.� ".� �� .• ' unless they are actually sized to match the total � � I a'� ,� width of the opening. f I � � i � � i � I = Exterior Lighting b � � � Exterior light fixtures vie�ved from the street will � Inappropriale window pmpwGons s����ao�5��a�t�n c,of window "Short andwide"doublehung F�LI archeA vrindowsareaccepta6le onlywfien •irendy;mWli-shaped windvw stylrs am be of a style,size and material that is appropriate OJ DoesnvtmectlXwidedy2Xhigh. widthandsMmersdogslocaiedin�orre�[ly. windowsareinapproprutc used appropria[eiywith historirally-hased inappropriaie. t0 L}le}IOIYle�S 8T'C}11teCLUT'11 C}18.I8CLeT.7'lle C1U8rihty, � Rarcomistooshort. archttenualdesigns. lamp type,location and mounting height will be 1� '.?�`- � � � reviewed and approved by the ARB.Security or � ��� � �' � � flood lights will not be mounted or directed to � � �� �.� .� ��� � shine onto the adjacent property or street. � �;� '� ►�►� _�-� � �I � ■�■ �n�� �� ,�, iii � .�:� : � � ....�: � ■■■ i ..�a��� � � �.,�� �� �� � NeyswncdccKrwunnrr,runrlli:�. 'False'decoraeiacshulten faisedttordtivexrtntlowheadlrim li;•:��•r:rr:r!:ri.ksurroi:n7s.werscalc�oriilp-^:::�rii�r�r:t6:�•••.lorr�,�.asinqpl[ aYA[•h'arcllyn��C<IItiiIIkrl,shprl mDuntedtoWd115hutiendv �ry;�1L9�ksn•I�limitihipinwindnw. .�,dim.nl:tii.¢¢•il'Irrudy'minRnwsarc•allin;;ppra:Sci.ilr r�:���t��«�. ���a�.�:,i�i�w�nu���i w����rt�,vs. 9 DRAFT Dormers � Apprnpri�te Dormers � � Dormers �' y�'�-:�. -�-__�'° - Dormers will generally be composed as a � I _ -� � secondary architectural element used in a �' � -i� functional or non-functional fashion to !� -� �� I � � complement the primary form of the main � structure.The mass and composition will be composed in an understandable and � _ _ _ _-. .., �_ ��i,� r;-�-_:___- straightforward manner and should u ' = �-��--- �� -�: , maintain the character and st le of the �v -=-._ �= -�;_�= y�-: . ,� _ - - �-`' ^r y � -._=�=Y=__ �== - �'� � �� 1� design.Overly complex or contrived forms, � i � r � �� �� offsets,projections and the resulting roof __-, + �� � �-��' r � �,r- forms are unacceptable.Rafter bearing � f �� . .,-_ �� . - �/ F��- - � r� - heights,overhead dimensions,cornice and � �` - 'i � .�._.---'�V—�` ���� �� ���.�„-�'�:� I�' �� �� rake details should be carefully studied and I•,•d - ' - p`�a^^'��� p'��~� crafted to comply with the appropriate style. �y� hit Inpp��1 r«A�lnrir:�i i .�::i:r,�..�i�i.�l�; RppmpriateFfdetaileddorrrrdshaveveryminimumtrim This simplY de[ail�:l.;hFA Aoiinei is Thisele9antlydeltiled dormer would � etai4e6wimtiqMhavd,i.�u�l:��r:l•�i.W��ivls. rrwterialivlhesidesofthevnndowaMthewndowhead appropriatetomarryhousedesigns. adA[fu�ar[P�[nrf�wlch�stylrhrn�s�•. T�1C811y,dormer roofs will be hipped, � he crown moldin�add addi[ional detaiL tntl cahtiCFvplm are'tlqhC[Deach aihe�. gabled,shed,or arched depending on the Inappropriata�ormers � characteristics of the main house style.In � - general dormers,will be vertically scaled M ,-'�� -�-��-'- and proportioned and should tightly frame � _ ',! ;�;^� an appropriately sized and styled window. I �'�I � • � �� I I ' Dormer overhangs and rakes should be � II -��-� -' tight to the main body of the dormer and � II - � - �� , should be consistent on all three sides. u O 1=:: J 1. �� -- — �.= � �'�,�- ��i = v� :.�. ,__, "��-- „� � �, ■■ : O M�"� �' - - ■■ Z _ ---_ ��� -- - • - v� Thedeepoverhang ar�d lack of delail at lhe SC�I•',prpry;irlion,d:i�atl'..R���` Thi�S�PO tlINOIPf�3.5 OVPITI]PO L3IfP OVPIhi�(JS Thls MChed[Dfr�onncv Wi[n p#�•.uaivr tp:��r [�3ti[•[fI[Iiiti�l�i���x��i�u3k��tiiliii.l[�[��[�[��i]1��. ��i1�li.[[:���ii:[-.v�i�i[1[�•n•t:i�i[1 andaversiredjamhsandtheproportionaF[he �%•�W�[•�Wi�i[1[�wli�•.1�1:i�iE['[fnii[[-i�iii:i�! ii1,3[rfl.i15.31P,311ii1..�1�11(i�f1.3IY. N•lil[�(�•Nl��[�1�:��Uf�n�.'�:1�.^:iI�I�1:1p��U�)fi,�«� nf�1(�i1.3[PI�'Pf��l�lil]�ln'1,311�[1Pi:filP:l. lo DRAFT Cornice and Rakes G� :.����,apriate Comi�es&Rakes ,�i.��.�',,�� � � � .-�. � `�. � �� �`��. .�'� °���. '��y_'_�� � �',�� ``�°� Cornice and Rakes � The appropriate selection detailing and � � r I - implementation of cornices and rakes Whemappropriatetothestyle,gahleendswilihaverwniceretums Traditionallyuafedanddetalkd[ani[eswlllFdlow[Im�IesleduaW.andpraportioru. are critical for an appropriate house � [N[1�i�I;naM1ng ar�I.�shmg ma[erlai rkxnm�eu����will nol hP risitdp a1 SNOTE:�n manyhistorically basedtradi[ional desgres,therake detaA shou€d in�uporatea nown orbed mouldtrim atthe 4murM leve�.1 roW edge in lieu af rypical 1"x 2'6oard.� design. � =�f�� �• ` ,� , The construction documents must � 1 � � contain details and sections which xj J� '��� �k clearl illustrate the st le components, M"� - - t� � � Y Y � �� y ��"'v g; .i . } r� � sizes and location of any cornice and � — � r �;,� � rake.Care should be taken to assure � . ,., '� ' �"=' .:?+. -- � r�„�:.��,a�2�.,��•�,�,:�,��H,w���,��.����E•«���«,,,,��::::,���.����.•,:.,.�,��:��;,Y the details proposed are appropriate tothisraihcvgemri�g�hlaform.trawnmo�lois��-:1a1w1gaoRaof,hie�e Examplesofappropriatemrniredetailswi[h[aduonalsra3eanddelaiLEa�hofthesedelailsareappropriatemtheoverall for the st le�materials and overall y board a[wall is properly sraFd and the tlashing a6o�:e the�omice retums is nni archilectural chara�ler and slyle of each iiMividual hwse. Y � °b'''°"''Y"'�`ti'� design of a home. Inappropri;�,_ Carnices&Rakes �s � �` . -,.,�� � �� � � : �r.' ._. � � I � Strep a visi6le roof pit�Ms a6ave corrtir.n rn[ums O are inappopria[e and will not be approved 6Y the Ir�apprQpriateiyxaledanddelaiMdcornims.L'anottermiratedeepovcrhangswithanovers¢ec1'hox'r�vnir.rdrlailorl;vGc � L CA.R.C. CDmkr fe[Um. � '_:' ��f'"" �'�` , _— � � �` �.x�.— •�y�=.' - � � fU�� O �� ��- �� � +, � ��� � �r--== � ��� !I��1 . � �r�`.r=' �; .E=�F` i=� r �'�. 1. ,'------ � A fhisst�4p9::71c•.vithinaavrcnna[crakrdetailsand Lxar��plesofin„ppr�fni.�':rv:�•��i:rna•,�i��.'�i.�i��-:�.��.,,.::i,�vd�.i4�r�or.t�hnu�ing:�n�.r i�.i i.rr i:i.•Ptr�i<••rl:nrvruuir;n �v<<t�r�,i<<�«,����«�i�,«,t v����,;�i�,��r i�•:,i�r�owa�. 11 DRAFT Garage Design � hh ��c+Garage Design . GaTage Desigxl � ���.r�,. � The location,massing and scalc of a garagc will � `�"�` not com ete with or overwhelm the rima bod � �� 'r�'� N� I � � • of the h use.Garage forms,design,materials and �� � -: ;: +.. � -'-: � - � '�""""� � ' `° � �"�-�+=� ��.p` '�, detailing should be similar in quality to the house. �•x' p Y� , � �;`=,::��'� � � �_ " _.��:'" ��; �� �� 'Y�II_'_'_ ���� � Contemporary examples of garage doors on the r .� - � '� � {� �, front of homes are not historically correct for some � `�- '. � �� ���i- ,.. _ � � ��-� ;r���;�� designs.In Westlake Ranch,a garage which is visible from the street or public view will receive _ „- �-�� careful design attention and should complement � --'�- the primary facade. � Thrsegaragednorarerrcessedfrom[hefae:dr-.n:c:es�t•:a�:d � Frontautocuur[garagedoordesignwlii�hmmplemrnTs[hepri � An.�ppiapriarrdrsiqnwrthqaia:7rislor�tcA6rhindN�cmain6ody mary nouse. The ara e doors on man desi ns are the sin le way su IhE•yarr nu[Ihr f�x:il Emuit lruin thr,•.r:•rl. n{Ihe f��::iiy.• g g Y g g =� :�i x� - largest visible element(other than the roof). � � - ' a= �'w,., Typically`false paneP steel doors are not �. � < e_ T,.� "� ��' appropriate when the door is visible from the street � �� -�1 ,i;�' n -- �.�<' ", � _,� �� _. q ' �.�� or public way.Flush plank metal embossed doors � � � � ,.. �I , � �' � ��"�!rf'�� are acceptable on all non-carriage house type /1 ` � ,� ara es.Gara e doors will be sin le ba in width � 1 '��,� d , ��,� `^f�`fi' `°� g g g g y � .��.y � and 8'-0"tall.Garage doors can be recessed within r� �� the wall plane,or a pergola or porch type roof can /� � '{ ' be extended above to minimize the impact Garage �� � � �� -�- ==�y doors can also be painted a dark or �"� ' � ' J � _ _ � `recessive'color in lieu of typical lighter trim color 1� ..�;.:�:i�•�.r:�<<�.����•�iy, � �,,...��:f�:,�.�,�.������•�i��u�s�E�i�•r«��.� n�,A ;,,�,•,i,•s,,,,wier��,� �•iEnnrvccnssr�laad�niuf.�m to minimize the scale and im act.Glass ara e rY - '� �� �� pprc�pr 3 3 ���1 �hrg.iiagrm.iintainsthrh�rnridetailsandissetoa:.kfr:xnihe p g g [ree[. used in create morede9ih nnd desi¢n tothefa�ad? frnntentranceand cannzcted m the houseviaa hreezeway. (]OOTS 3T2 3CC0pY3b12.DYt12T SYy11Z0C1 g'flTffg'2 CIOOYS r Inappropriate Garage Design � may be approved on a"case by case"basis by the ARB. I"d � r ' O -�---�, � � � t:;�••: , � ��� �. ��, i�„uu„� ' '�r`.: - C I - � �++.r � y�� _ � � �� - � :� � � t ��r�i r��I��� .. �-- �� — — -- � - O �r�rlif���.irl�!;::f.��.'i�lU��.lUsr;:f�[lir�ffi]C[CS'•Y�l�llt�(•�flfi:�f'I��ili5r• �fi[�[]-�r.i[]�•[�f7liitfr[�ril:i�i1[:�[��ir1d�•ti[]riitif��c:�[�•�17[���[I[�t[•[i Flurfm�titFa��nygara;7�wndoverallroofformiotallyoverpowerthe 9 f f � � more modes[sixehome. �¢n<n i.nu:n•rn:ntiivE•iiian:�ny f�urtiwi W ihe•prirrwry huusr,oiir thz primary(acade and the scale and mass mrnpetes with th• typi:al;I�imlevriAlh:teelqaragadoorwhichispaimediMirim�olor primaryhousr. u��erpovrars[he homa's image. T/1 V1 12 DRAFT Architectural Character Comparison � hh Z �•-����:s� �:�;�1 , ArchitecturalCharacterCnrnparison5tudy 1.,.1 l+J 3 V'y' ' C — y'�; .C•.". '.-.. '!;�.,y " !�. ��� ' � � �y tip�. a� "F. , F. � . �.. s+...._..: , M�. � .f�'��;: . .: �' '?, .L . . , �. 7� �� �. -� `-� .�� �mt+� . '�r� ., 1.#TL�`,�'.. .r:- ' _ - -- -- Y � � �F . � � �r �� � .., . ��+,�i ��;�� {t R f' ��� • �' � �s ��"-� ��A�;; �..,�- �;��_ , r r fr �: �� :.ii i i .�r+u Rrii•i�����r -r �s.i''. •• � i � ti.F ? .,'tiis_'�, '�._ ]{_e :'� _ _ , _ [. . �a.. l� — � 9"i R� -■ •'� �.`: : .�7�i ��.�R �"�' �' '� � �f �� :.:�,:. ;3.. � 7 1 I "tw^: � �.. �� � ur� m �` �. � ; C^— Y' .w�_�_ '� , ��M1 � .:� _ ,�' �,. '� ��-� _ �' '-,.�r �..�,c l �' ' ' ''R '..� �:rr.. �i._. M1 -� . 1 ` :..�'� � _ �-+ � ''P- `=���- rE'-'fi''. . ;�, . � ���.i. .�'- � ` !� �— � •^��.r-r . r�:.;'+,"� 's` _ :f � __ :��, ., � 1 r��� _ _ . �� :� :;��;�_rn_ -`�.,,�r�„i�'��'�J�L�� .��..; � � rl. +�t� . .�eiC.� i ' _ �.r+-�-. �� . _ � �� �� '� .►' � '..�x 4 � ,+ :� � � t' � ;,f � � �� xa� � i . '�: _... _ � ���!� .._ ....�.._., , • _ ,;=� r.'- yo'Y' 1 # 'l:�l�`� •i � ���� �L � � � . _ �.�:���- r �. ,;°�� �d � r -a -., �' � , w�� ;: . .�' +��� �� �ryY^ �4'. .,�� �l.q ,.- ��, .r..;L� f�•- t .,� O � S J � � ;��, !�`� �=-.. ����' .. � � ��� h - �{� � � . . .:e� , ) Y't..fr �� 1� .. ., .�. .� �`b.:.,^..`n,f �_:a:_ a.. i '- .R�'-��... �" R �$ ,H�..�. + � 1111 v�y` G■ '��i!1R!I + ' _ ��,� �.�. � � 1� �- 4�! � iiiw ._ "�;�y+,.' . 4��� ' ... I � .�� �1�■ O l��i k .. . . ..-=1c � - �a.-`.' ` ati�s�. �s-;. � i �T/-�1 Y ��i��„, I .- - -�1`, . _ . _ ._. ��"S1'-=-�� ��r V 1 13 DRAFT Residential Graphics � 2 Feet hh Z hh .:,r. , �d �j All lots are required to have pre- ���� � �� '% , � 'L� �� ��� � purchase signage and post-purchase �--� �,�� '�� signage � �\' � �v/V Post-purchase signs must feature the '' f�� names of the owner and architect � ; �• _ _ _ _ All signage must be purchased through � ��.,�� j�� i,; 1s��'U' %��, �J1�'�,� ;�; �, � the developer's sign vendor y � � � �_����s ��U����` � � r"���;��'n ° °S �° ��, � - /�DD���� _ � , � , �r�00 !�� ���� o�� �d � � � �.� � , r b � :� , � 3 Feet � � . � � ' O � ;; � � � � 14 DRAFT Architectural Styles Introduction to the Architectural Styles Texas has a rich architectural heritage which g Texas Hill Countxy&Deiivatives is well exemplified in the wonderful collection �-:;�,, - of neighborhoods and residential buildings ' "A 5. n== �` . , Influenced by the Prairie,Bungalow and modern styles,this style became widely built in the early part of the 20th century, ��.'�="�'T�r' �- used by the late 20th century in the search for more regional architecture. � ` j��_ mainly pre-second world war.The strong ! � , ,_Y.��` _' ii� � influence of stylistic driven architecture and �� `��_ - � /� the elegant yet simple execution of �.�-. �1��i�E�''� L 1 neighborhood patterns provide a strong x collection from which to find examples. � .:F� �] The design team has found strong influences ~� � • _;„_.. in Texas,including cues from the ' �" �, Contemporary/Desert Modern ti', metropolitan region and categorized them into - - � The Contemporary style is an attempt to allow for a more abstract interpretation two main preferred stylistic groups that detail ,' ' µ���"� _ of the more historically grounded modern style. y the character and characteristics of each home. � I i _ , � , � A note to emphasize is the intention to keep � the architectural styles in reference to the � context and region.Though the Texas region , � contains a collection of stylistic deviations,the P �" authenticity and fit of the style are - �,i � indispensable to develop the correct �". �� � neighborhood and architectural patterns that w�;. �3'� � � � will differentiate Westlake Ranch from other � ,,;�'' �'" ~ M� suburban neighborhoods. ;]�yj�, �_ ' ,�,r _;. `„�1 �4: ' �I � . �� r t� � � � :�c � �t. _ � � .� ���i � _ _`�,s�; �:,�• �, ��.:;�;� ,z,.::.;;�,.�;.: j ,., ' �:S 5:�'m1} '�.'.t,. �11+:.�"''K.1 NiSL�..�.�.�� A�J'� 15 DRAFT Texas Hill Country Style - ��- - - „T�•�y'F �,� .� -�.'f.`- .. � �r:,1; � �F� ���� * � �. _� "-4:} # "- ' �� " � �;�� The Texas Hill Country Style is characterized with k ' �r r � � � ` Y �{���J �� L �+ wide orches mostl wra in around the main -�� - •�x i ..�.� •� .'�''' P Y PP g _ - a�� - .,. bod of the house and lar e roof overhan s that r3'. , � � �' Y g g �� r I _ �. ���"" 3' '"�' � '� are well-adapted to the warm climate.This style ' � �.� �r . t 4 y�' emphasizes sparse ornamentation and outdoor . � . - - � "� � ��„�„� 'rl ; . ' -•"`'� � -f,` "`'w- �' ,�� living.The Texas Hill Country home is narrow �� ----- '-s �:-. �:7s'��.��}' .•;+�. � � ; '� (typically one room deep)to allow for through b � r `� - _ #�•y;y� .- _ � .� ;ryy�� ,��.. ' ventilation. � , . �-� -,.ti _: . �, ,.Il��� 'RC. � �.. � ' • �"�r�� "`^ �.���i It was influenced by the Prairie,Bungalow and � ,� �.� • '�' r � `� ; j -� ' '�" -;� modern styles(a combination of vernacular/high � - � �' "-* �`� � � ' ,Y 1�,� �' tech),becoming widely used by the late 20th � ' � ��`.°�`�'� ;" ' � I � - � -•- i� ti•.;'' ��,s century in the search for a more regional � { ' =�� H F 4 �'�` �� � �. ��"ti`�•� , +' _� architecture where climate,local traditions and � A�',�_�f+ - ,.,�J ��"- �� '� •i_ i � ', ;-i .''ti materials spoke ofthe design.The main 1� � :,a `�'��= .:� F .. - -�; � � ` �;� x "�,.�J� construction material used is Texas limestone 1�•1 �``� '�`� � - =. - = �' ' � t�',;'F+ ••�.••�• ��: � combined with standing seam metal roofs,granite �+� r��'�� - • ��. �" . ��';.�; ` - ,`k,{-�• ���' ` {�/��.�. ; ' and solid masonry.This style is one or two stories, � y� . y... .' �Y ' ,�i:���Ttr��:! �1Is� � « - ,�, = � � �`� �� ,� _ but typically one story high. �_.. ,; . . *�..--, : _ . � � �J x__.,_.� - _ � � . };. _ { f�:�"��,= � •'�";# Y ` s, w ' � ,�K`t ��f� �����'.Y�-: `. The use of large windows blended with natural � ���., �,,._�� � �.���� -���''' , -__-�.��- cladding materials of wood,stonc and mctal in � �� - �`� � �`�� ��r ��� �+�.f� �-�.��-��=-r..-�f �, '• " •��e� organic palettes create a warm architectural style. ` ,�S�'��.. � . • y.{ i . x• �_�f.+W!���lC'{�� � . I F � . , -� -_ - .. _ , . - �,_�•� ,.:���' When executed properly,the homes will appear to ..r *�. �t . � _ - +r . ,_. �,•_ ,��. r- �., . r .- �'� �. .. - .���,='C;- ,'� -- ���'� _ sit in their natural surroundings. �-�:.'"��;r�yr '{-. ' ' "'•`{...-_ �+'�� �,�; ,=-�_y.- '.� , '+�+ ��' �F, `�_�--#: r.� .,. Y;�.� -`�W�±�z. �i ,r_ "' :{t����� , .,_,=j� � �J1�J.i.Yr� (�}� .A. ''.:'�'�..�K` � rYr ..'f�r.S^'�.'... - ���i'..� �: .�`f �L ' . . � :��r`��x _ ' +-M1 _�f.. _.�b.•e1'�J�!�:. ' � r/�y{ '�' r/J'4^iR`tle* �: * ' ��" � � /� - � �}�� L�f ry� ����a . ��TTi�i �1"r���' -��aT-k� 7n.i � •�� 1� ��� �I� y�i '.i�� �^' ;. *'�" -'.�•� ��'J:2�3�.:`.`i"' i+ ��.i � - �; � :d-��: --- y �' ' Y .ri.� � �'u - � ` - � _ fr ��• _ - Yx; � �. . `,� � •r �.T r., - ��l e_..r - ' ,~'�y r _4_. .I�� �kl, Y,li�I � �-�.� � �f ��� � . _ * l J ♦ � l y f ry�I y"�_' _ !'y. �' � � � � . !. . . 1�y -3��l"�` � i . . . • � . - . .� JRi: . . _� . .- �P'�a�f lM .. . . -�., �� r_� x�e� _ . . . '.r. _ t� \ � � � _ _ _ . . ' - __ �,Y �}. . -�-+'� �- Y� � _ . � i- L .����7.=� � �7' t� .^- - � �. .__. rlii . �� 16 DRAFT Texas Hill Country Style Massing&Facade Composition - � Y--. The Texas Hill Country Style accommodates both ''~ -. •�'" symmetrical and specially asyxnmetrical facades in a � well balanced composition.Basic rectangular building forms in either"L","U",or"Zigzag"shapes � �.� � -- create a composition ofvolumes. F�ontgahlefrontage��� Sideandfrontga�ie I � Sidegableeatended Frontga6iefrontagewithside TeXBS Hlll C011ritT'y VeYri3Cll13T IlOTTleS 3i2 t�1C311y � gahleextension one story with deep porches and large overhangs. /'1 Massln9�ptivns � 1 Low roof pitch with standing-seam metal roofing is � typical,but also flat and shed roofs are used. M� a `:al The elevation shows symmetrical and specially �1 r-7 _ _ _ _ = asymmetrical placement of windows and doors in a � ` I I " well balanced composition.Large windows are � 4 � '.:� �.,_ - common. � . ,���._.__ �i(i , }��- � _ -- - - i � � The typical cladding material is colorful Texas M� ,-%� �� `,y�:... _ � Limestone.Brick and Stucco over concrete block are � - , _ I� also used. � _ r��, — � I � � I7� =;1, I -�= r ��`� I � , —. � _ I.l � �� _ � — � �_-_.��� �� � _ - _ - r � y /� � � ��,� -�,�`ia� �! ���r ���=� r � � � � � � � , . � � � ti �.- `��� .;c � I ! ; � I � '��, '�;� '��, � ; �� � � ; � � � I, � '��, � i ; � � ; - '�- o � � � � k, ii i i p i i � i i i i i p� .,:,7 .::��•�� � -. V J Qi o ��I � ��! �� �p ` o �:;. i i i i i iI �'I ; �ii ,' i i i i i ��i i i i i�'i i i i �'i ; i ;I i �'i i �'i i i i i i i i iI 'w`3�,�-. �t r•' � � I I � � ` RF� I ` i-1Y I , � � 1 'I1 ' i ! fi f F f �._ I Flevaunndpiinns ;',�;��� -— .. �� � � � ;� ��� � � �` �� .�, L�.�'"�� ������-���_ �� DRAFT Texas Hill Country Style Details:Windows&Doors Windows � _ � � Windows are typically single pane and its surrounds � _ � � are not overly elaborate and will often be very -- � � � fI � i �; � '� YI � simple.They are typically steel fixed sash or � ��� i � �� I � t — - � casements.Wood frame windows occur occasionally - I �f i �{ and usually have only horizontal muntins with no � , I 4I � I I I � � vertical members. ^ � � i I , 7...� i j 1 / ,l � , � �__�,__, Like in man Mid-Centur Modern and Prairie st le, i � I _ '�' Y Y Y __ ._ _ _ _ i windows are typically arranged in single horizontal � wrndow opsions�samples rows or what is called°ribbons"with simples framcs, � also rows of windows may wrap the corner of a 1� building,and glass walls are usually common 1�••1 extending the interior to the outside. �+� L�` j i=- _ --- Doors � ' __ _ i.J II �T � �I II I �II L, Doors are typically simple and are made of inetal or � � �—�� �i �_i-'r- � I � I r i , ; wood and disregard any decorative elements like � I� � � �.. � � � i ` II � — � ' I � I ' i i i � � paneling.In some cases,simple decorative elements I ' I I , I I I I � are applied to the doors,such as shutters or simple � � i �n ' � � � { � i i i I � I � I '� � � g e o m e t r i c p a t t c r n s,b u t a r c u s u a l l y d i s g u i s c d. ! 1-��l � —' _ , � � � I � ' i � , ��_ ��~� r I� �. �� i �_J ��i,_!��_��� �,_=_,��__ �� I_i� � _� l!� �n ���,�,<<�,,<<<,�;,,5.,,,,,,�F.� - -- -- - y � r r� � - _ _ .� � _,- , � � �, � ~�� -F .W'� -: _ � � � ,._ - �• _ �: ...�.� _ � � ,;,:,,, �:: ��,� .. ■ .� ��� ■�a - � . .� �.��� �`,�_ -�■■ _�:�. � r� �� ■:�, { � �,, r � ��� ��"�: _ 'F�'+`i,� �# � f ;4i1�I _' � � _ - ' I ` � _ � �' ' �. � � ! � �'� ,.:�;' � ;�;::��-� r+a� � ',a' r-r � � t 4_ . . '� w� �j ��� {�. �p��4�� � ��..�.� �' �•�� �,. . �:i1�".`..7r�ai�'�•�_�,L�.�3$' ;�` ,�r: 1g DRAFT Texas Hill Country Style �� 'r Details:Porches&Balconies; _, �t r � Columns&Entablatures Deep porches are typical of this style.Porches will be covered by large overhang roofs.In a Fmnt-side parch Side porch Slde por�h eatension 1� Par�hMassingDptions LWO StOT'y 1'lOUS2,balconies in most cases are r� recessed into or are part of the overall volume. � �., - --� =• �: Other typical characteristics of the style are � � _, private terraces and gardens,further � " i� ' enhancing the indoor/outdoor relationship. �� ' H �.���,_ _ _ � ,�� • While square wood posts are common,metal, �1 �. . _ -, _� '� � �— '` or stone cladded columns are also used. � ~� -- � _ ���.�� 3�--' .. ��J � _ . . —_ . -_`f �v,." 1 l .r , _ � �.A_n { ,— ._. � 1 ■ � �, ' � � L I � � �• ' � _. � y _ �" ���-''� i � � � � �� - r Typi�al Porch Typicaf Columns V1 � � '1T- yr .x., . _ � �. �. - ' � � r vV'��' 1 .��� y , + � �, �� � x.. � i - r � . ���' r � _ •��1!;�y � � � .k�{ '�.i I : � V J �R � ���� - 1 � '�11 � . •� 1 � � � �. � a— ��1.,. :.^_ i. � ^ � � � ' '..� �y� S '"�� . ' � +� ��i� 1� � '�. • � , .�.�'r'o'J-...�-: _":':�^�.:':1 �y � �� � ~� � , � y� .._ . � '. w . �"'��'� � �.� . ' __'... • Y�•���j!~�-'�l�^'w"ii��� { '��"� �V. ." . . . . 19 DRAFT Texas Hill Country Style i� i Details:Dormers and Cornices � _ ��� --- ---- - - �r af While the Texas Hill Country style is � � Grrn��—� �"�::� , �_��_f __ �� ,,�� �� •�,� composed of many different architectural ; �., f .. .:.; �.�.' , ,___,,,_--., __ ; � � f i ;,I ,� � - � - _ �� �� elements,dormers and cornices are not � � _!__� '-� I �_�L__��_� I � I I� I I � , `� common elements to the style.Cornices, � �� �,, �i� I � � i when present,are typically add-on M� , - - -_ � elements to the roof to allow for more � natural light to stream through the � home.Cornices are not typically used because of the elaboration of the roof ~ ' •- .:r. . -r:X,4:_..�'�k�^-"�;�;�����' y `•'�� - � overhangs. f�'�}r�_{- ' �� � `, _ _ � ^ _ _ _ _ � � 1 - _ ; �J - - - k��^� ,S � / ,� � � �Xiq4 '.T � � �.��:�:�=:_ �. . . ._ :r:� �,�: - r Typl�al�ormer Typi�al Cooni�:e � y �� � ��r �� �- `•"�"'. � � `—J �_*�:.�• . f .,�� '�. �., � ,. . --.� �r� �` �.� � � �1 . 6 � - .� ��. � 4 . � �� �y� - , � � �'� � � ��Cr.. -�'�:- - '!' ll�� � I �� '!� �����'�' �y � , � -* � � .��c�' s � x ir. •r:.. � _ . ,f ',}, r � � - .. -r.t. ';:�:, �n�� � f F ��.... �. �'}� Y � $�i. �-� � �- - 4 - �H._ .� . �•�rr�.�� Ld� . .. . 2� DRAFT Contemporary/Desert Modern Style The contemporary/desert modern style is open to interpretation and therefore difficult to r- define.However,it is the intent of these z ' General Architectural Provisions to establish ,, �k - acceptable practices while defining non- � ' :,�J•' , a ro riate architectural desi s.The r ... , -� ``._>_�_�.,� PP P � • �'.*� �,.f�°:;;;,..ti4' contemporary interpretation of the previous �:,�'rE• styles is an attempt to allow for more abstract '� �' :'• - interpretation of the historically grounded , , �•: ,,. - ' "'% :�.: � modern styles. � � �=- � r,,. .v�. ; -.� ,��. � '•'$ ���� The use of natural materials,quality • • - --- - � :wr . ✓_�� . ''�A ` �� construction techni ues,and ro er ro ortion, 1�•�1 I:, �.__ ��fi:. �;' ,:; - . � 9 P P P P � < < '-�� "' � ���r� •�::� scale and design sensibility is key to the �^� �� -f��/�- - :��: x � � � - - f. - - � successful execution of this style.Floor plans � 1 � �. ;- � `� ! _ �_ � " � `,. - - - � �j " �� maybe open in concept,but may not be`box' �� � ,; _._ like.One,two and three-story volumes are � �`- ,. - - - -� � Y allowed with sin le sto masses referred � ' ; �,fi i �:--- ..: . x . g �' P y �—�.• - �'` -�:•s.:k} i. �': . � - around court ards or outdoor s aces. �_';' � _..4.'.:.�_- •'�i=�=. ..Qi�`j�'.yid�'',-�-- � �- -��F�.i:: .. � .v-�;�r.-�-- - ._ r�" y p � - - �".. :�' -•� .'r '�;;�... -� k�L�l.�p-- . .� �-- •.•�t^ �f'-�1,�i�.:.�41�•:�J .��. .. .. ' 4 _ � _ - ..��.=�•:• • Covered walkways or corridors connect "'"���~• --•�-,.. separate building structures or outdoor spaces. � :.�.:� . , . ---- - - - "-'''�A'�- "� ' - The use of water features,fountains, ools,and � _ ,__': t,z -. . .. - -��.:.,=;a;:s�;`�;�.;� -- —.- P � �r � -. • r"":'. �� ��, �� '=�'• fire elements is encouraged.Exterior surfaces �,.• X= -- �_— -- ��---- �, . . , -' - r:--=" � -�- - _.--Y �� � '�� •�. r �, ; "�' __�� are usually stuccq tile or stone with deep __ � �� - �'-;.��-`'�:, ' ' '� - � r F-' _ � - recessed o enin s.Balconies,dee overhan n � .;�" � � - : P g P g' g � - ��r � '`'�' �•;s .� - _ •',�� r-;; roof lines,and abstracted detailing are ' � encouraged.The articulation of building forms rl - � �-- ,,� �� _ :,� with asymmetrical massing,punctuated planes l��}y'�' � � ,,;�'� - , �} .` in space and large openings to outdoor living � spaces is typical of this style. 1-� � -� r - ,� � _ r� � , . � . � �„ ,—� ' -�.�___ ' � . 'r'�4�_` , � ' :Y �y f. �"'� �� r, �' '. � I i �'�3 �'� _� � � ���� E• �_ - °'•�' " - __�� �� r __� � � r ��w�. ,.a" ��' .y-+i! . _ �. 7� . . �. ��." � � — �. .�'. _ , 21 DRAFT Contemporary/Desert Modern Style Building Form,Massing and Plan Geometry Homes may be long,rectangular two and three-story _ � ; �`�;�y Y �`��.u'�'�' .�' .;*:� structures. ".�• '� :�::.:z�;�-. �� ' Masimum allowable building height is 42 feet. '� �•, . 1 ' The overall house massing should incorporate outdoor _ --�_. ` -- -A � rooms or courtyards. � - � Bedrooms and service spaces may extend into wings to - - _ -� _ _ - - � � � capture rear views. � --- �� `� ��' � Expansive floor plans with large outdoor living spaces M -- I �... � �_ �� ` are a key characteristic of this style. � -�. , -- . _ Floor plan geometry is typically a simplified rectangular � `bar'shape or juxtaposed curvilinear in form.A � consistent roof material should unify the broken plan � � �} � :_'.: `: '' forms,outdoor spaces and connecting passageways. � � 1' i `r.- .� .. = � •' �� *.':;i�. _ � _ Little or no decorative ornamentation is used in this t1', f ��. n ,� _�_ z � - style.Ornamentation consists of abstract material usage, ^ +ri �� � � � � = lighting,patterns and composition. L 1 ��,�: - � � �J {, �S, - ___ Expressing the nature of the building materials,exposed � '.�" ^�' " = `�'• steel,concrete,natural stone,wood and the interplay of ���t�;" " light,shadow transparency,and opacity is encouraged. �17y,� y� .� � �' '!'�F+ - -_ - Heavy wood panels,sheet steel,stone patterns,abstract �,jj _ _�F� � f � meta l lig ht f ixtures,an d g lazing systems are typica l � ,!�� - ��,� �'� E � details for this style. r ��� =� �� � � � ,�;.,�� , `;; ;.'�; �� { -�` y � ,.::-. �,p:,�,� ,:��} - �C ; r � � �� , ; ; r . _.. . t� � zz DRAFT Contemporary/Desert Modern Style Details:Coluxnns and Exterior Elements Columns: Columns may be stucco,cut stone,steel,or case concrete with expressed connections at the caps and }' � ` .� . � � � bases.Simple rectangular piers may be used in � �� �f arcades and loggias.They are typically steel,stone, ~~ �,.�--- �- I ':' precast,masonry,or stucco. � - �_�� �: � I �__ _ � '� ExteriorSpace: � � M'�"1 r � � � Individual spaces of varying volumes may be �..�.� ` �r � `� ';�. ` , grouped together around a primary central wurt. � a � +, ��„_ Corridors or open-air halls that surround courtyards � � � -- or patios are encouraged.Roofed corridors and high � � walls may surround bedroom patios to provide � � ��. protection from the weather,as well as provide � � , ' ` - � visual privacy from neighbars.Trellises of wood or � � � metal are commonly used in this style.Pools, '�-' ' fountains waterfalls,fire elements and other � ^-. - --- outdoor amenities are encouraged. ; �. f"� `r' �R � ` Exterior elevations should express a sense of deep �� � � � �aa F � wall mass with deep openings.Walls may bc mctal � � � ; � �' '�" , clad,stone,or stucco finished with expansive earth- rl �� 3 •�'�'� tone surfaces.Large opening with expansive glass i '� � � �. f � � •'*"' 'p I � � -.U��� window or door systems are typical on courtyards � �� N - � � � �fi�: r_ � and rear elevations. �� I — 7 — � ��c� �] �` j • _— � ' , �"'�+ - - r r � _ ��� � 23 DRAFT Contemporary/Desert Modern Style � Details:Windows&Doors � Windows: 1 '�� �. . '.::•s4��'� �� `�' ,�� ;; -;,4 -• • Window placement in the facade may be y �� informal as dictated by the floor plan. - ' .:sr' �y � 'tr' j .` � ! '� i • Windows may be deeply recessed in thick walls � y '•' " � with sloping sills,and may have no surrounds. � � , � _ �,��_. �— � ... - ,_�,;�` � • Window shutters are discouraged. `.:��`.. �' �;. h+i w - • Window sizes may vary and be framed on both � _ ' � •'�f � � sides by thin structural frames � r -- - - �. � �— • Stucco grilles may not be used. - f � •- - � _ _� ' � 1 .+ "" - -�-��� "$� � _-��•� • Steel windows are encouraged --x-- �■■�. . y _�,r�� Doors: •.i z aj � � ' i� , �: - _ - -� ,} � • Entry door may be pivot doors. � � �� � � ~ � � • Doors to patios,gardens,courtyards,or � �, "` - �+:',~ � balconies may be sliding,bi-fold or paired. ���,_ _ __ ��.-_-_-�R �� . � r -- --�- `} . � • Door hardware may be simple iron,bronze,or � F�• - - �� stainless steel to compliment architectural " � � _ � ,� ��� � . ,�.� I 1�'�.� style. � �a — I � � '`� � ••I �1 ; �. � � � .Y� - - � -� �� �,,�°�:,�W .-..� � -�._ - - �� � 24 DRAFT Details:Cladding and Roof Contemporary/Desert Modern Roof: • Primary roof type should be the shed,hip or flat roof with a ' horizontal eave line dominating the front elevauon. • Gable roofs are not typical for this style unless in abstract form. • Roof pitches are encouraged to be shallow with a maximum of - 4:12 except for barrel or abstractly shaped roofs. � - - ,i, �yr.�'� • Roofs over exterior spaces maybe extensions of the main roof � , �����_ � and should be supported on stucco,stone,masonry,or steel �... F columns. � �I — � � ^ � ' � '� .,��_:._ - • Provide roofs or trellises on exterior wnnecting passageways to L L � . . � � �.:fi�� ' unify the building forms. � � t�, ,,. __ , •� �,,,_� - •� � 1� • Simple Chimney shafts may penetrate the roof as required. � � <z, _.. � �] � ��� � ` � � '` � �' � � . Asymmetrical chimneys flush with exterior walls are ,�� + ',�� encouraged. M ; - � l'J '�� - _ '�'�sd` Y`�'`" � . • Chimney shroud should be recessed or hidden within the L 1 � �' '� chimney mass. . - � .� .,. , y • Rafter tails are not typically used in this style. � ~ ' , • Rakes may be either flush,or built out over metal dad structure. � ����t_� �' � _ • Eaves should have very deep overhangs typically.Often roof � .�._ overhangs may exceed four feet at loggias and arcades. �. ..� „ - : � l � • Simplificd cavc profilcs,wood soffits,and metal clad fascia arc �� ���• a -_r b. � �,�r � s..�l � _.y�. :� • common. , �, � ,ire1� ��� � ���,� �� - ,� � � � - • Roofing may be metal,natural tile or other material subject to � � :-- - - " approval. u �1� • Roofing patterns may be non-uniform if appropriate to the � design. • High reflective materials,glossy ceramic finishes,and painted metal roofs are not acceptable. • Simple Stucco detailing with little or not trim should be used with this style. • Window and door selection along with accent lighting arc paramount to the successful execution of this style. 25 DRAFT Landscape Patterns Terraces,Courts and Patios Driveways and Auto Courts � Community Standards and Lot Layout Zones ; Front Yards �--1 �,, , ,�: �_ __ Side Yard and Rear Yard � ��__�_�. . Entrywalk and Stairs Z :aFi;h �:..sx`i�4�"G�_. � �� �` Plant Materials �,.� �; , ��-.� :; � ���,.��� � , U1 w�:-'�� �- � �'' ��'�--� Landscape Development �=�� - �:--- � ,�._-i�� �r . ,�- ���� _ �'' — _ �i!�� � f f � � � • �-- �. � � _-���r� r �l '� � ;' � ' * � b i R� -, � t 1 I t�J x» �.� + i � � � �j:. ��'. 3 � II' i ` I" _ � �.µ :`'+ _ ��j� � ..�, I � � ' �'� �� � ��� , ; - � l, _ i I�r. i��;; � - - ..� -_. I . _ T�.'�h��'�� r} � � � ``i r �. ,_r3S..J — 1 . . - _ i�'J .- � �'�_. . ' +. _ . � __ f~ I � �'� � • •7�. � � M _.r����. I _� l � '.u� � ��:�__� . r — � �—�� � �� / � _ ,`�'�1 7�71f� _ss ii i ,� I . � - �r. , � � n � �rt z � , , _ '�ru:'- -- -� - - ,�'!�*�' r �p �-.� .�v � ."`k` `^ ��� ? �� - �/� � - - . ,. �_r � ��L�- �•.�'S-:.. - ri.�'�'�.j�.C'i _ �� � � V 1 � � �~ .. _ . - . I� J _� i v +: . , .. r.t . � -- �� ... � .. _ ' .. --�. �- 26 DRAFT Terraces, Courts & Patios Terrac�es,Courts and Patios Terraces,courts and patios may be attached to the home or detached from the house within the �,�.,-r garden.When attached to the home,material must -.y�:��..:� 3,t` � .G be complimentary to the architecture. � �� T�' ��'`�"�" � "'`� Acknowled ment and enhancement of the �.� y' - g .�� �s,,,�r�� relationship between the exterior and interior is _� �" � ? � .� �,r*.�� . { encouraged for paving materials and patterns. ! _ �r � J� 5 � 7 � '�� + �.�' 4 It is important that the public space(front yard) � �._ - ��; � �.� � ■ �� �� , . -_____ - ���,��'• : �- "f`�.,'� and private space(side and rear yard)be totally ■. � � a' ,s� K' �. � integrated into the landscape design of the gardens � �,� � I I� � �s. F„� -"� a� `° t for the residence. � � 4 � ��II � � � � . , . .� � � r �' � '�-�.��i ��i ���" „; -� Paving materials should consist of the following '�--- � �� ,I '' �� ��`� a rovedmaterials: � � �� �iN 111111 11 �� 11 '�� �,' �� -� pp -- � ..I �, �� II !I���-I! N �' ,� a �2}+"�r�a' F �3� • Concrete(if colored concrete is used,it must � ' �.• �,.• I ti a'^ be textured and atterned) � � .� �� 7� II[' I II AI 11 11 � � �;��� p � :__ � ,�„_: �::.",� p' "a .. �+�`��� �y� � j�� ' • Brick set on concrete sub-slab � �,��G���Ifo�,yE��a�;'° �{�':�� � �` '�`Zr� � j.� � ■s�� � � �, �.�;����►�#, - -.�,� �''^ ' � ; � • Stone,cut or natural,set on concrete sub-slab � �t� r•"'�, _ y F -. �'�.:� j ���ir�.r`r� -�^r 'y�- �.�..� �' ��!. � � �es� �. N.w+ x�� � S.w� .0 �'���.!���-' �'� � ' - '_ • Gravel/decorative rock layered with fine � �i�'. ..,�.-��y�'~� j�,' .:�`��T�.. -�-��' u��-�--,.�,y�� �- " �: compacted decomposed granite � ����-�� ��:� ' �'�,' , .� - t �� ���. s � � , -�� • Decorative tile in character with the �1 ���z�t f�,"�-,���'��^. � _ -. s - architecturc � � y � �d Z - �,: r, � . �.a: - �, � � •��� � •e• 1 �:^1�.7!•., . �,` l� N lT � ' .7_'',�.=�eY. / T;W ' __ �.1,.' .. +�+5� ' '. �' __ _-_ B � ' I 1� t�� . , - ,- YI�—�" . . .� �- y� � �I.*. 1 1 � r �ilUil• ; �.,� 7R"�"�{ " . I��}� � �- ��� Y ,� '� ' �+ �6• , '��, _ � .. y qs Ilf L �t "in-. ."�.' ' ei � ..'''k. vt .�;,�. t``u�.- ��� @.�1 iI .!` '� ����� .. ,...- ���` -.•�i••�r; 4 - ... �� ep .� 3�� �'; � .. �� ��- - �.� ....YA , ' =y,--:': �� ��' � � � '`k ��4 y�"' +JYy'@ _ r'-T. •�� y /4�:L' St .. ai+..� � .� �`.".���y�m k'�; ~.� . �� -- - - . ��� ' .r �-.�•� _y — • ����rs� w , 'C-'s',��� y-e*� ��''�'=� - -Y'� 27 DRAFT Landscape Elements Fences If fences are used for lots not backing up to a perimeter public street,the rear fence shall be 4'-6" consistent in design with the exterior iron fence. No masonry columns are allowed for interior F f fences. �..��I Terraces,Courts and Patio Walls r.... 5 �1 - ;,�:--* If walls are utilized to create a sense of enclosure - ��` '-' �— and intimacy and are not associated with the :� .:�. _ � '�•� �` �� ,_ .�• property line,they may be no higher than 3'-0"in r �� the front yard and 5'-0"in the rear yard.Variations " ;,�12��`' + . -� r in height may be considered by the ARB when � � _�,.. , _�,:.;:.: � �r� - _� 'tr - , enclosing patios in the rear of home if they are +���'�a��'.` �t �� ,� � �`ti'' - attached to the home. - '� � � �: � �� ^ 3 Side Yard Gates and Archways � - �•.� ' f.,-. r �4 x = .�,. � r' �� � �'� All side yard gates are to be decorarive iron or � � :%, _r. -- ', wood.These gates should be designed to � '�(,y"�� r� � +r = = y* 4 complement thc architecture of the residencc. s� ' • • - - h"`�"� 1 r�� —iu � Gates may be no taller than 6'0".Stem walls � . ,��'' f - ;.. ' :�� �����t�^"{. i ,''= ' extending from the house,incorporating the gate � 1' � ' •"� �='� and terminatin into the stone wall that follows the �j_� � F:r�.::��� •� " -- . ,� -j r' g '1' "' .3 2+ . �I. , � �' ' ,�� _ ���• 4 �'��r side yard property line must be an extension of the � _-, „ -.�t.—� , r house.The wood or iron gate will be located within • � � �� -~�_�` ��'".�� the wall facade. � ,� , �.��_ -� � �] - - _ _ , , `��... _-�-. --�.�,�� y _ _ � �. , -�'�� _. . � .. , - , � }' � ��_ J � --_ � � _�.. ,'.;t_`;¢' •i�� , � `:s„�-��' ` . �'. :.w � x-- r.�.. :�: �r' .J"°'_ �. ��l ;� ''.j' _ s � •r � _.i �� .' y; =� �A R"�„�-._.�, . ,4'^- '.�_''--x--�,._'� _ - n- - �.�.� "�a4r-�. _ :`�r q• „ - . .� �d+F. .�.�-,f� �w ��.'. '� +r'-�t�Y_ - _�: .,::: - � � �.. � ��- - _, -- -� " i � f. F � , u�t��� r� ': ,..,.Y;: __ �t _�.... � -�� '�, `^.� � ` 1! a��I � f r■ 'r ;.�.,.'ryr�_ r 1i J11 +�, ��"`��� •�r '�1fs� � � _ ;7 il ll _ la p } ,� ��..��.+K� _� ��;.'t:'� ��„� Ly�— _ ..��r �� �.{:�� � �- ---� - l�`� �-. . - -~ - . . � .. .. '. - .. � rF,�'� - ��' � �� - �ciz£+� v.:�:r:,; ��•_s:j-.. -- �.a� '.�'. �` y� - - - _ � 2g 29 Driveways and Auto Courts Driveways and Auto Courts Driveways must be sited to minimize the impact on existing grades and trees. The driveway and auto courts must compliment the paving materials utilized in the entry walks, terraces, and patios in the front yard and accentuate the character of the house. The following materials may be used: •Concrete must be colored concrete and be textured and patterned •Brick set on concrete sub-slab •Stone, cut or natural, set on concrete sub-slab •Gravel or decorative rock layered with fine and compacted/decomposed granite •Pre-cast concrete pavers •Decorative tile in character with the architecture Auto courts must be screened with landscaping and/or a low 3’-0” wall. If landscape is utilized for screening, plant material must reach the 5’-0” height at time of planting and create an instant uniform dense hedge. The hedge may be natural or clipped but must block visibility up to 5’-0”. Paving materials within the courts must be accentuated paving beyond gray concrete typical to the character of the house. Enhanced material must compliment entry walks, terraces, courts and patios. Any methods used to break up the impact of the driveway in the front yard are encouraged through the utilization of paving patterns and textures, mixing materials and inserting landscape center stripes within the drive. If lawn is inserted, it must be St. Augustine, Bermuda or Zoysia to extend and compliment the lawn in the front yard. Note: Most Lots are required to install street parking that is recessed in to the lot. The standard size is 44ft wide X 8 ft deep. The parking area is to be covered in a material designated by the ARB.LANDSCAPE PATTERNSDRAFT DRAFT �ommunity Standards and Lot Layout Zones Community Standards and Lot Layout Zones When reviewing the opportunities for creating gardens, it is essential to consider the overall goals of the community and the environmental heritage of the site. • Enhance the unique environmental character of each Home Site within Westlake Ranch • Compliment the existing lot environment � • Review each individual lot as an integral � component of the neighborhood in which it is � placed.The internal garden spaces must reflect and complement the site conditions and architectural � character of the residence. � • Location of the residences must be positioned to � minimize grading and impact on existing trees � • Westlake Ranch is committed to a xeriscape � philosophy � • Blending of the public open space,private open �.�1 space and residence landscaping to create a holistic �V look for the community is of great importance. y y y t� �d Z � 30 DRAFT Front Yards Front Yards . - .� ' �Y".,}� , .`"�' � �_ ..1y .4 I �!1�Fiti _i: �" - ,' '- ��"y rr� , y 4 ,j I Right of way landscape in front of each lot must be , o- ���� Ys� �" j�' installed by the homeowner. x. ,.¢�.' y ' 1f� ��� �, �E � ,- R. �_ , �' :�. •.� Y�' ''�• r���' °'� . , • St.Augustine,Bermuda or Zoysia lawn sod r �'gx `• �; , �� r , , , ��.,�;'�'�- ,r �. 4' r k� ' ����.'� ' � � 'I �� l'• • Automated irrigation system connected to the �"(��#i '-- `�� � _^� i .�#+r �a .k� � +: house �•,.. •�;� -- � - � ,�'.Y'`�:' � � � * '�� • 30'Front Yard setback 'k - ' � r �. Z �,�� ' �,� ., " �- M' - ,,��" • ,� � 'Y_ � � • A Minimum of three 5'+caliper canopy trees � k�i e,� *.'r ��� � planted within the landscape �'+k, � ._ � _ � J �- }_ : A �,. �^ : �x y� 1 l L�' ,..� ; � �r<_+�,''�!!'�k'��� � � � ��'�.,�'I � � ' { • 40%of front yard setback should be St.Augustine, x -�' ��-'�� �' _, " Bermuda or Zoysia lawn-sod b � r � � i ��, �;� r� °! ,�� 2� � ,�" 1 f ' �� ° ��^��,f�/ i� �_, +„y4�� _ • 60%o of front yard should be designated as v ��� landsca e other than sod. � i':� s. 1 � ���-x• �r�k+}�`'`��• P ,�� .., - - � ,_�;..; '� �l L � ��'.�'-� -„�y..,i'k'�t�•v. _ `r-. � �� t� p . _ .9.�� - __ ,;�'�= :�. ,. t� y y - � ���{,� _ .:�,� ��. f - � � :�� � , �, � �d � � ` 3 ; -1 ���� � � � �' �: � � �� � � , - � �I Et t o r.. �t ������� =—�� 4 Z � � � II Ilfl - ..�?:. � •.'F:a�l� �,�'� k�� , r', ,nK�;:,' � __ �,, 1[ II 11' . , „ �'�' � �',L.�- ` - �'� y ��� ' s�u ,N�"�'�'�� '� � • '�`:k � .-' ��'`�'f��� i �. ��'�.. �,,� :� �--� .,,� ;�k �. Er• �.'i*r�� .�. - - 31 DRAFT Note: A. The Town of Westlake Landscape and Tree Mitigation Ordinances supplement these guidelines and must be completed and approved prior to landscape permit. B. Those lots with electrical transformer shall r ���� manipulate the landscape design to screen i?- . - ; �� � � , transformers.Transformers that are located f �'w� on the property line require adjacent „ � �;; �• '' residence to develop the front yards in unison r �'` - �_,�¢ � l - to accomplish the screening.No transformers � .�r+���'�� � are to be located in lawn. Z � � ���' - ' �;�'"� C. If landscape work is completed in the fall or �� winter,lawn should be over seeded with rye. �^ � � 1 � b � � ¢ ��s� , ,- , �.,d " � -:ar�` �` a � '�.:'� i', � ..� ��i ;. - ,�� � , �a� ' e �..�~ �' '; —� � �' �� e yh' ��. � R :r,. e i�, � , t � , ' � i � � � � ' � �:i .�,, i��� 4,. � �: '"� .•� . - �� ,i'��� ��� ,�, � '� ;� �;�' rr. r. - ^�311�� I_,�_,�`��,��F �;i .� �:"v � :�� ' �s `�►�`� :.r'�`��a �?� ""'"�r f-.. � � � - - ` _,. . . _�"` � _."��iiva � � 32 DRAFT Side & Rear Yards Side Yard ��,4- �. : � ' ;� ;� " <r � : :� -_-� � „��.�, -� .�x,� _ :�,.� �_�-� The side yard landscape is to enhance the �- �" • S � - � �� � I `� ' foundation of the residence and soften the side yard "�_ �.: _ - -- - �.������- ,u� � �ti � ' �� " fences. Landscape areas between houses and side �,�r.�,," k�; , �' _-._ _ � *�„� -. - ' �: V�} � � r � —.- . - " yard fences should include: �. �{''�"" �'"'�, ��'� ' :� � ''`� L�:;.=.-.�_ �L��',' + ,c �,� , „�,-,_,,.�'� ' � • Continual shrub foundation planning for r � -_ • � ,,, '��.�1.i,�Y�.� . < � house and fence minimum five(5)gallon for � ��� -.. , _ . every 12'-0„ : � - �t�r �-- � �� ', "— '.� �`'��,' ' � •r� � -- - 4 • If a side yard fence or yard is not used,hedges i� t - `" - - ��1�' � {�� �'�', ' _ up to 5'-0"can be installed with a minimum ��� �'� --� . ;''I. �_� height of 3'-0"at the time of planting.Hedge � Ip���. - � ti` density must create a continual barrier upon � �r� � �—�� �f '.� � ��. planting � � �� " � �`� Rear Yard I-d f ,� ��` ' � � All rear yards have a 40'-0"minimum set-back � ,,�-... '*.^'�Yk `�"S "' -�; . J F � � - - ^���-��v , Note: Some rear yards have deed restricted � � �� ;� }��+- ��* �"''.� , } '- landscape easements. No structure may be ",� -- _ .*P� ���V :� �'°�. ; , f,. � constructed in these easements. � , � �F� � ��- � y � .�...�f ��# ��. - _ .�„k.� � �' '` ::�,,� . . _� - � I�'� �!`� "� ITJ � -�`� _ ��a � :�- . ��� � Z � 33 DRAFT Entry Walk Entry Walk � Stairs Entry walks leading from the street or driveway to the house should: • Reflect the architectural style and character of the residencc.Matcrial must bc compatiblc and an extension of the house leading to the street • Respond to the topography of the lot � I � I • Reflect and enhance the character and design r� ►`�� f intent for the front garden and complement r � � ��' terraces,patios,and parking courts � I -�' i � - ' -----. • Consist of the following approved paving: Z C' - - ---- _ .... ' � - �•�  � _-- - - _ • Concrete must be colored concrete and -- _ be textured and patterned � � ^ � � ;:.� • Brick set on concrete sub-slab � ' I - i ' + : � _. .�� �'� ,'�+ G�1 r'� ���. � � r. • Stone,cut or natural,set on concrete �M ..r � l'J � �•M���r1• � � ' sub-slab �. s .��_..� ,. •^'�� RYjk . 1..w.1 _ • Gravel/decorative rock layered with fine ; VI + � � �� '^e� � ��_ ��, compacted decomposed granite �� �, .`�.�� - �.. �. y � ,�� �- w-� . Pre-cast concrete pavers y n t �. ,,� w< , � _ ;� w. ..•i-. bi"r�„�?�`�i�'1"z'�"� ..- A�-- ` J �' ��� "+�� w.A;� .� : ....�•::�i,"��°" � �6,nn�.��— � ..,-,.s+'� Decorative tile in character with the _ �,.i'„" 4 � - ' - a architecture �' �: ' • � ., �" � {x "�� g� ��� Sya' � �= Stairs � .. - -.� --- . ^��.' #S- �,' ,,r � . ��}« • i .���"_ ��.. � '� .� ;� ' � ' R��;� All stairs are to be blended into and reflect the contours ���� � - --r+ �i • '� '� of the topography.Stairs are to be constructed of the --y. - _ � � ,� �� ,�' i� {,� ''�� '- _� same material as the walkways.Side walls for stairs may � /� �„ �-� '��� � --- only be utilized to finish the grade and must be limited �"�-� ^ � ` `" �'` � '_ to a maximum height of 6"above the sidewalk,if the -- �: i� ��. stairs are in the middle of the yard.Stairs may be integrated into the terraced retaining walls in the front yard.Wall pediment may be used to create a gateway for the front walk leading to the residence. 34 DRAFT Plant Materials C A N � P Y T R E E S All plant material is to conform to American Standard for Nursery Stock ANSIZ60.1 � All plants shall conform to quantity and ' � `�""' �f'�Y f '� uality standards as set forth in USDA ,� y; . h.;-�= q -YY'. :3k• ��_ dt J�i„^:l��.�•�R�. �"T. ,�'b ..- . � �, . µ� �, Standard for Nursery Stock,Publication No. , .. ,... ;; ' -:y�,,: . 3� 4.: � .A�.:�� � ;,� �;��.�.��., �;.. � . •�: ,.�;, 260.01 Y�j�: ;�- �-_��. . . �3i.. �•`� ���J , :(�r� :.. ��.:. 4.Y !��-;� �' �: �;: �t;:�.. k.. �;� �'�,� + +��'� r � ' CanopyTrees r ..s�' ;.;:-. , � �. � � � • Ornamental Trees • R ' '�r�_ �.f }' ., '':�� • Large Ever�reen Shrubs � ' �, _ '�M.�.�a .�- -.. � � , �-� • Small and I�ntermediate Shrubs and Ornamentals Eur�al� Cliinquapin�al� Texas Red �al� • Grasses z • Vines • Groundcover � ': ���'���� • Approved Sod: St.Augustine,Zoysia or Bermuda � _ ': .� . .�� ;'�;' � •,:i;;�.;,: r,:� ., '',,� Sod,overseed winter months with rye grass. :.��` .�. �� .:ti� r �` FY"`����� '' . �� r a Cano Trees � �` ��-�::.. . ;;�<� .��-�. - Py �'J _... ��.rT- :•c.'•- {i.. w�,}���� ; = ''•��''•��� �- _ �` Minimum size:5"caliper or 100 gal. '� . _ . �: - �� M"d -� � Sliumard Qal� Lit�e Oak Cedar Elm • Bald Cypress � • Bur Oak � � -.. . • Cedar Elm � a'. �,:� : ' � �5.�.�. t ;��• �-�:' Chin ua in Oak a�: �;�:�',`° �-� �:�: � -:�• * • q P � �'��'� z '�' t:: " • Deodar Cedar Z' �._ �+�.-� �. ..��: � ;.�r•ti . �`';;��.:s;r iT� -:�.�. . Honey Locust �'h �� , R: =�: � • Lace Bark Elm � .� ;�;_; �, e _ -.�_ �' :�:• _ -:�e. _ .�-;�,,�: � Live Oak �^.�a �:i .1- . 1���,y��,���_ ... � s .: tiro:... "�w � _ Pecan _ .� ��,��„�� � � w��:��� . �i ..:�..,. - ��-�- � - ---.-_-_.� • Shumard Oak Honev Lo�ust Iiald G�press Pecan Tree • Texas Red Oak a ;�; '��'�'��r�:- �.,4� � 'Ypi .1�� ���� �F l�.._"�"`s'. x� rA, y _N���i:� �T...r._ �� ���7, Y'�.r J •��• * ..���. � ..._ • La�e6ar1�Eltn Deodar Cedar 35 DRAFT ❑ RNAMENTAL TREES ,�. Ornamental Trees . � . . � .4.�" . . ' •.u�.J�•' l. .�.-:',:.�.., ' '_..�"•�� �•��y, . � �,,.-;� � Minimum size:45 gal. �;�' . ��y,__��Y.. :� � - ., - - f�.���^ • Aristocrat Pear � •lF.� �'��:� �`� -- �`�r� � ��.;,�{� . Bradford Pear �� . .. _"_-� �-; ,�.. • ��• � • Canaert Redcedar ' • ="� �� -- • Chinese Pistache Chinese Pistache Desert�1'illow ,]apanese Black Pine . Crabapple • Desert Willow r 1, `,4. • Eldarica Pine � a '��� •=i r.'� •`''` ' • Fan d-Arc Osage Orange � ,=�. �:`'r:;'�'s`...�:�,;.�. , :,;�� �,�,;:� �;� y.: ;•:..:,���:..,,.. .��rrY_. . � �, � ' - ;�'�; • Honey Mesquite �, ;,�' � ;;�Y�_ ;... ;�{ry,, �,� ` �� '� '� �" �''"�� ;� ' �'J�� • Japanese Black Pine 'r�" ��.�"... a� �` .� —� ���...,, '`�S� H � � �:�� _ :..�:�.'� " ` • Japanese Persimmon � • • Mexican Plum ^ �"' • Panicled Golden Raintree L 1 Ciabapple Fan D'arc Osage Redbud � Orange Tree Redbud � • Soap Berry � ��` '`' • Bald Cypress �°' � �i "`�'��� • Bur Oak � �` �� � '`�.=.�, �: • Cedar Elm F� ;� ��(� � ,r' � ; :`��;:...; Chinquapin Oak � ,�, �� „�,�,� ' � �':- • 1 "l. �y � '.1 �.� � f' J��: �r. 'x � _ _��..�.� • Deodar Cedar y - _ , '�i.���r �_: - • Japanese Persimmon ' • Mexican Plum � Panicled Golden Raintree �apanese Persiininon Bradford Pear • Panicled Golden Raintree � • Redbud � ��ti .�����': �'.ti: � ' • Soap Berry � , ,. `�'�� .�r,r:.�.��;. � �#,,.•. �� . Bald Cy ress � I`'�';i%;f ,.�, p ;: �; :N�r ti.�,,�;..., ,�.�,x . Bur Oak ';• +. ,:_��'�_ • ...:. :�y ' � �=� � ::. _ ��.���=_:-' • Cedar Elm -•_-�:. ;�� ��� �'C^���, ���... ,k .::.i.;it:�� �{:�r■'_�;.��� • Chinquain Oak '�' � � "�3� `• ' • Deodar Cedar ,- �_ - - - Honei-_l�Iesquite 2�ristocrat Pear eailaert Red Cedar "�:Ri�t; _ j,���,4 Y.��• � : ,,;.,�,".�y,r.y .- . M w �, � � �����+ rtr •.F��{ � . ' •.� �( . ?� - J -• .. ' ._,. .., - • •�~ '+i.M1 }`' k-... '- i_�'`.q . .. .�:����:��• � ir� =..x��-- '`�_'�•y�� i� � •.I' � -�:V�.':��?�F'�. ���,�T Soapberry lfesican Plum Eldarica Pine 36 DRAFT L.A.R � E SHRUB � = '�'='�,�--�. �;i�_��-'� .� '•:r Large Evergreen Shrubs y. � x��'� .��':k�F �`Pie� ; , " � • ,�.+. . ' Minimum size:25 to 35 gal. �� �` .;�;.. .. ..�" � `�rS -s. '.'�- t ;_:r:,'e.,y�+`�, _ '�.�'• • ,��,� :..:.. • Arizona Cypress �.�''�.; '1 �'l�r: r:.-'' .�'� � '� - "�'� :c�-.:: c;' � ► ;� 7�� _ ��.��• +�, _ '!fi:- • Cherry Laurel � .i.` �i�'"� �..�i�.aCg :.yde.M7 ����:r��'~y �,. � '':• ��:�'. ^'°� . • Chinese Photinia r � �T�'�:�k�' �;,?'..�-� _�_� • Crape Myrtle � ��F �' "-�'•,� Y • • Oleander y Oleai7der 2irizot7a C�press Z'itex • Possumhaw Lj • Russian Olive � ' ..;;... ��, ,�� • Texas Mountain Laurel � '.�:....-- �_�'+. ;,�'�.. :n� t=� ,. �,� • Vitex ^ �,�.: .�. :�'.i�•_` � L 1 ;,�r,r`:•��` �`� a.. -,� .''� •, • Windmill Palm y� h � '�_" e r '. . � ,�3,���k~ ".� _ �� • Yaupon Holly �-,�—.:�r�i.�:-�" y x. � _ �•�;;r��+3•_;r—y�a�� R ``"°Y' r ��`.,;'.'.����.'w�,T f � � .�--`������, `�`?��`�` ��=�.: ' `� Plant Material Substitutions � :;�,�=��-.:���` :�'" �' � ;�:.-;, '< ,: �.�� z; sA,�,tr •�,�. '.- . T--_•: .• � . _� When a specific type of plant material ceases to � ` CI]CCL'��L�lLll'CI �YaL1�70I1 HOIIV [�I]lllr5r Pf�nti�zi�� become generally available,then the ARB shall have the right,in its sole discretion,to � � z,;5.',"',k;:'�:: ;i{.• � -!':� �' �';, recommend appropriate substitutions.Alternate � :-+���• 1 <�•�r �. � . �•�. � � � ;::,�:..: �.,.;;;-�,;.; i's�.`:.:.; �'�'.� ' :i�''��� �.;:;��•.:,, , �_;,; + �'..� _ recommendations of lant material not a earin � ..+�.. �_.-,� ,,�..-; .$ +'.��,�5.�.�;'.'r'; p pp g <_• - '`k� - �..' ,�`=: `_�:', - �. 'a:.. above can be made,yet must be approved by the � ,r.:. ,y �� . , � • `� ��,�`* • ARB. M� s.' ,> ;.: :. : � � , ....i`� ' ��`..�."..i ^'. ���.�} � y ��� � � S, �....��I ;C�: ^,,�'' � , ��: �.•'�,.,';,:;�,;�1}i„� ���, } �I � .�. 9 . ���,.�.�,,,y�_ � ,.'�} ' y,'� � �'`3.�A. �J'l�■�n .. _��_���. :��.. a,`. p'"i �:::. �� • `i-a' �k. ����n � i��.�rf.t.��3.�...... +1i � ��s. ' . �!. . . .. Possuin Ha�ti• 11'in�lmill Palin Texas l7ountain Laurel � .��p�' � r.. '.• �, '. .r ,�`�i�.'*3i ,•,s•� ,'�.�"�`..�.;y; �:,_'�'�:... .�.;y^� :�, �.�.. .��:;;�r� � '����� :; ���. �: � � �=���� 4 s���: _$: - ��:: -� #. F� � ,.��.� �� � , - �� Crape l7vrtle Russian Olit•e 37 DRAFT MEDIUM SHRUBS �''' •"`��� k�`�.; _ : .: "' '��a t�.,l�• 's'� �� ��' � ��`" ;� T `��;` Medium, Small and Dwarf Shrubs �:,-, �.; �.�". , ". i��,:l;_.:r4i.�� y,. u..dC.`4 .�.. -� • ,�r,��': } �, �! J�= ���,��"''''�'� 3. • - 3t:. • 1 . � ��`�` - ° °��`�' `�' ^�� Minimum size:5 to 15 gal. .,'P�S� .- `` f k��-y o ,�r.. � r� � 'e ��� `�4'`�-=+► � �= Dwarf Shrubs rr:i�cr Phu�inia Buford Hc,ll} C:e�,nal'I'cxa+SaF,� • Dwarf Buford Holly � ` '�c'��en."�� �:, �'-` � • Dwarf Chinese Holl r �=:i::�• +�•,:•.. ,�- �� ✓,_. y � � =. c�� .`l� :�r� �, � .ti� • Dwarf Yaupon Holly :.`r .r"��� jr~, i-' . •t� . Nandina:Harbour Dwarf,Gulf 7 �'��r .�� i �-1 �;:`y'2� ��� - Stream,Nana �- -� r� • l� �j,�,'��, ; �,,��� . Red Yucca Eiuca�nus Grcen Pi[losp�rum IlalianJasmine • Rosemary � • Tea Rose � 1 �1Y�� '•- �Y�,: ^' - '�y'4:�•� � •r����� ��` � ` • � . �+����: �` Plant Material Substitutions y,� ..f. . �a'�i ``���•`; � �� �.-;� �.::i';e�'�,��::� 0i��� ���;i'' � �".;r.;.:�.'�,�- :�.�,M � � '�gx,f ;;_:� , �'v�' � .:-'� When a s ecific t e of lant material ceases t.� � . �i �.:�:�-. •9�..�.�;,: � P YP P �'�,,;L�y - �^.;;;:- to become generally available,then the ARB � r.�.. �q �'�.'�+. ��� .i.t;��au.:,.� shall have the right,in its sole discretion,to I-d (:hinc•tic Flurncd IIully :1llhca Uzassy�ezia recommend appropriate substitutions. � . r { ��,., .; Alternate recommendations of plant y 'ro��':�`��tli;:�9� ��-� �� material not appearing above can be made, � ��_"'x ��� �� �`'��r , yet must be approved by the ARB. ;� 3 �; r : �-:�� � �:�{m��,�.. ._;•'�, 4I .. �F �. ;h'''� . ,..5.n ��� �� '.�•id�f�, .y:. .p.�. v� • � r��,�'..� ..�A �rS:: �e�..�,4•,• � r�;,�: :�����. �� �� ;�s,:....'�?�°a+ �li �� ' � � � I�,iri[�i Varie�ated 1'ittosporum LM1'inter Hane�•suckle T^ V1 ���'.+�'�''T� I I�• ,��-�� -� �Sj, ,, „w �,-:, ,� •�.'• �:Y : �. , t�� � �, _ �,: - �: ,�` ,�, ....�.,. . :._...' . � ;,�;=;� ,�i �:� � � � .� �;,: � ��-�' ��`y'.;���� E �V__ . Juniper Yomegranate Forsythi:� R�"ilT='i '•'.:� : ±�•�1i '�' T t• �,i � •':��� ��� Y.9 -d� �'�� _ .��.;p. =1 �,,�+ ��ti . � '..�. �., . ,'.':.y:��k ";, ,.� `•�a a�� ,r=• Yr � ...,•: . _. ,... � _ a landina [nclian H:31.[hc�rn 38 DRAFT SMALL & DWARF SHRUBS �. :� � ��. .. ,�:s�.•. ;,.y,e�;;, ;� tt C� ..4i� � • - ::!=w;q �'.`'E 4' �'J.'-'..: :: ".. �,; i, ` ,� " � y� Small Shrubs '� �� '� Y,'��,F k' „�y��e:.M �'i+Ap�' � 1• � r :�.'y�r.4"•r :;��PI.;/'� ,:�:i �� Ai� :'��_r s. f�-g•s= t .�: .� i .fF:} ' .• �.v', .�,�,x�?�-rk �I.{ ���`�.,� • Barberry �,��e,��;,k;�'.r � ,.;,��• �`"' • Bridal Wreath Spirea Rosemary Shrub Rridal�.reath Spirea Red 1'ucca • China Rose � • Dwarf Buford Holly ¢`-`�"'�'. s`'�'�°F�# ir� " • Dwarf Palmetto � � �, e ��' ' �� r�•.d,� � , � ,; • Flowering Quince Z � ��,::� � �:,- � ..: " : x'13ti�F��k,:,. . Glossy Abelia � r .;.. #r '" � �� �^' • Grayleaf Cotoneaster ��I`�'.... � li�� .��o�� • Indian Hawthorne /� Indian Ha�tirthorn Flo�+•ering 4�uince Barberry • Japanese Boxwood L 1 • Juniper � �.:,,: ��:_�,��T C �''r�',;•�� :.�:�� ' . Nandina Compact � .: " Y �-`� r,};����11'': r . Tea Rose -:- �,. ' �.. � �"'�,..�, � �R�:��:`4� �1��,.: }a� L.�1+rik:" �:�..� � !�1 y7Y' '.r �.�r.^.�\. ���r k . . .. � ��' ��ti�� � ,\ - � �-��=�"� �'%►����� � Plant Material Substitutions D�ti•arf Buford Holly D�ti•arf Palmetto Glossy r�belia � , ,,,� When a specific type of plant material ceases to � �'_. ... -�_,�, ��.� '' �" �' � '� become generally available,then the ARB shall +;r:�.$�< <.-• - �• � ' '�. � Y'� �-'�' have the ri ht,in its sole discretion,to recommend ���,�:�i,,�3.�`��` � � +� '�i°:�"°}��:�i g � �. ai' ' �o h} . � . ;. �-�, appropriate substitutions.Alternate ���}���'��.�� ' ' +� :����;� recommendations of plant material not appearing .'lc_'7,W�'C:� • L ` �� . {A � \andirza China Rose Rosemary Shrub above can be made,yet must be approved by the � ' ARB. :��.� ; ;.'�`.i�-�'{` '�;.::::;' �� �y' � i�.°i,:.•�•'a.�=_�;.. •' f • ,,� �r �;, y`�'' r. �1'�. V 'ti ry ���'?;'��,':���`;_:� a�:�`y,�r.�� � ..�: 6,";i:.'r,.. -,;:�:,�-t•I'� �, ��.34'•��. J ����y.,t '� . �ti.�.1'�^�. ��`�� 1��' �..�'�� � � ��+.F'�!"� .j :����'N + �"t �_ .l�'..:iCi "�.�� D�ti•arf Chinese Holl� Tea Rose D��arf I'aupon Hollv �� �,�� F�.w_� _:��a. r � '= �;,= '�; ;�.. ;.'��"�:: '+�.. ���;�. �'=: ;�n..;4� � r r� �„� ' ` �� r�;'��?'' " � �����'�'�'.� ��'�,N �.�4 �: Vai7dii7a�C:oi�7pact 3apanese�osr�oo�i 39 DRAFT GRA55E5 & GROL.TNDGOVERS �� r .. �� .t�;� � �� � �h> •�=� '• �, rasses ,� , � �.� �`���, 1. �. L p �5��'. l�f A.�'�'� y . �( �" �'��. -:-: s � ` �•� ��g(.■l 7'. ��.9_��.. ... ,-:t,���'� a ��.�"�'tFAi ��t��f'•'�i�,,,,F� � `�� .]'�� �+� � " r%u`,.4f ��� ,� �'�,{ Minimum size: 1 to 5 gal. -y"�"�. .Y..i�.:1.�' 1 A � .;..� ''.... 'P1• i�' `•.�I' R 1i' �.1. � ' '�� ��ti tT�4�; . ._�-...�T`. if1 7, ' �;+�.��'� ilA'i'/.� ', �'i 1.���r .f:� �,'_ ��� 7��-i�Y. p� .�' V' ' ''.-Y� �� V� !4 ��H�r �I �'�� 1. � �� �.� 4. ��� I I k' ����, .�,��}�� ���+ '�:�°'',���� '' �� f� .,:".���:s�� �� "� {�� •` ':r � ;.: .�r��{'� a s�� �� � ;� ► ��n•z.;.::��. ;.:;���}� �� ' • Bermuda Grass Sideoats Gramma Buffalograss 5t.r�ugustine Grass Vinca • Buffalo Grass � • St.Augustine � c . :��`�"^� >.--: y �r.� �j1 � -:'�'...:;�.�:.; � ' Grass � •=';_ t i , ��= -._.:. ...: ;�'r+ , i - . Tall Fescue h--�I � , '�. ���..�:•: ' . •';Y��, �°�`�""��,� �,� t !A1r � . � • Zoysia Grass �v//�� ;�� •,` ^� ��i��Y � •�� �is fl • . .. V^� �lO't S � .�'�i. ��`y/•'.�• w'� •. y�'1��•�j� V. -•' . .. � 1 f !x._�37..�. � : .!'��=� ,�,.: ' .f`��.I� ` ,.. " .� : �.: _�A. ,�. -�'�, �r �.i�. •,Y�:��i;�:�•: :'�� - �,.;.�•�.:,.t' �-.,�:%,�1:;.. ,�-�.• '..• ...pn,.- Vines and Ground Covers �•��t s . ,:: �:... .,. `, � ,.i4 •,.� :`#. '� . _ ,�.•. �..- ,3 - :f,:,.'�,�� �;� �� :�:._•� . .. ;1':.,`•.s;'` . F�` -•. . �:.., ,. �¢'1�R�.Y��i�i�.�,�:^�;�'<_'. r ,cF.:� : f,,1.' .�e:.���;• ''e � �.""• ;''�r' h '�- � � � Minimum size:4"pots � Pur�le autuinn CGrass Tall Fescue Pariipas Clrass lioc7ke� Grass � Ground Cover ■:+w �� �'.., y�i'��+-•�}'"- �� +., ..a,i.���r i,��1 I„d - ,. .. �,N►. •���„ • '�!.• ;xv-#�-;-�`,;x��r� Minimum size:4"pots � f' ff�� : � ��. . . . .Y �.•a.�'•- .;�} #' 1!.� .. ." . ''�� .'. �'�.:. �.. :E `: .: � � �;, � � y .;.��� s• ;�: ��...•.. ^"�� �:z. . '� �j�.':v' �� ' �i�',�v1s.'�:��.,�' ��r;-y�{µ L ,S'-:' �' . `�, 'c�r.', , g y ,' `,. ' ' � p, •.4„w4�' • t��U 8 ��`•'. �,&�.,r-� '- �;� ��;� •: � ,� �-�-'_�' � .� �.:s . . :�, � �_ ��-� �t� �� Asiatic Jasmine �`�' `"� � _ ��:. :�� ,.���I��i. r ,'-{����.�..� . English Iv3' �' Big Bluestein Zoi-siagrass Liriope 2,juga • LlrlOpe � ,� �-a,�� • Monkey Grass � ,�... , . . ; �,•;r�;;r� ��� '�'. � • Santolina ,,,';j;;: ... .;.i.. .. � ��;s.,�,,. �.a-z : . . �'�' .-r�..� . �- . � y.� . ���'�'a y�m��� �,��„-.' . Trailing `�'�vsi.':`�.�i' ,{iikl�y.' ���r� Ao:�.•'�?�5,�'� �. -� +,G.' _��! :" - �*+^?���_ 'v > F` � -'' -?....�Ir, '`i.fi,�y�. r�-�-•.':r.",iG.., -:� � .�5.,r T v� •;�/,y'.�Y `�' •.�" '.'yj�'�Y.RA:.. ,�.�- ;�•,�• y ��.,� Ulllp er , ]'. f��/'�, '� �= /�_� '�',�`:ti�r��� �•'���F;'.. J Y ;-:�,.�; : ;.�;. ��-.r�, ',�'' �,�w.� ::', - -,�� :;.c: - • ��,��r,. : � '��' �� :'� . Vinca �,��'.'.1�'..�ye'.�::���<;..'�_'.i�'.,. �a,y Ki ��.]IP� 6/':.' x N ,��•�6":'r' 'Sq�ii��":•,�� I �.�� �/��'Y.T_ ...." �� i .,•. :�,. . . , • ���,�Q '�Y'�v` . '��'}' 1 6:'. ' �°�y�.� r.j,: `�Q �� .. ��' f >. �i�..�ti??'.;'�.' :�?n .� �.?� :-,IQ.,'}:��� F '�' ?�t�'�.7.- �►,-�[g����.'�}.. � j ;+���*''°:`�'' _ y � ���.+a:�r.i%2_��� R4C:5.i,:�'�!`:•} ��� ��LYF.x•_',5..}�VL`.,i�:1� 'f• Bermuda Grass Vluhly Grass asiatic]asmine Santolina � .^a�7" " !*.,� k\�� I �r��r Y'`��'r-,` �� . . f i Y,�_.y. ,r � ; i � �,G...{:.:. t ;� _�. . S. � �,�.. � ..,. _ .... - Fountain Grass Trailing,]uniper 40 DRAFT VINES • � ':+�'S,� �: z. - . .��,� r� � . ,�:+;,":�, ��y ; 1_.�7-i1'[� � �, 1 ;;1F. x` .ti'!;,.'�.�'y' �;� �t: �����.�,l�.--; :� �:� ��: � Vines �. � ��'�� � . ,� � ��: , �, � � .y.���.�a� 1� ���.•y'.' . °�,�;:�''A4�,1,'':�9�.�3 ��a•.; ,� '� f' � Minimum size: 15 gal. � �"'+,"';� ' •,.■:��"-- ' ` .� �:�����'�^�s�"*:� �"��''�'��,� �; � Boston I�=y 5ilverlace Vine Virginia Creeper � : :-, , ,; T • Boston ivy � �' ' -r �'. '-�'rr • Carolina Jasmine Z r �'Y`s� Confederate Jasmine � y . �+.•� x y` � �R • Coral Honeysuckle � , .�� " �' � ,; • Coralvine � �'� _ "`��� • English Ivy ��'� � '��`� • Fig Iv3' '� Coral�=ine Ladv Ranksia Confederate�asmine . Improved Trumpet Vine I"d • Lady Banksia � � �� x ' Mermaid Rose �` ���"� '�'"t .� �t f � ,�+�� • Rosa X Fotuniana b ; 3. :u �;�rw ,�� �.�.�,�; t �. � � � � ';� +Y; ,, - • Silverlace vine y .r�•:� 4' �,��.. . ' .•�� '�`�, ��< � �' �' • Virginia Creeper � �: �`,� ;� ��'� � • Wisteria y .��� :���.`�- : � j1'isteria Fig I�•ti° Impro�•ed Trumpet ZTine M'� .��µ�^' r � � ` � ��a�� • 1 —*� ► � •e��P�• ; .�.. � �}�, — �' '�;� .s .. ` ,'��;� � �'�i Carolina]essatnit7e Rosa x Fortuniana English I�'v ��:f: r .� � _ _� �� 1�� �:.� �:.. "�y N t �k� ' •� •r� �i,,�� _ ! :e�8�••i�3. �� � � Coral Honeysucl:le l7ermaid Rose 41 DRAFT �' ERENNZALS Perennials �, '�. ' •.��:,'� • Autumn Sage ,� '��'�'�`'�"_'�r'' • Baby Sun/Sunray Coreopsis ���:x:. a=:- �' - r•� +� • +�� • Beardid Iris � A � - Bouncin Bet w t� �,'� �y � '� . �► �r *,�; ' g � �s��: • Daylily Gat'��lrn C<uti��i Moanb�am ��lll���L'C�mrflrnr�t• • Garden Canna � ., .�, , • Goldsturm Rudbeckia � 5- ,F • �:��� • • ;�;�: • Indian Blanket �. +. ' Y'F,f�I.�. r'k�'i �:. ' '��"' �� ' ' � ;f,.¢.j4y�Y,'. • Lousiana Iris • i; '. ;j,.� '`��''„i?`.�-;���. • Mealy Cup Sage ►� ` ' ' �,-y�� ����' Moonbeam '�U-�� - ����������-� .��'`�'�'"'."`' • Perennial Verbena � Aah�•Sun �a}'liiy Pcrc�nni>i]�'cnc��na . Pink Rain Lily � �` '�'�f."���''•�I • Purple Coneflower � - `� - ��, ' �. , • Rosemary � � � .� � -- �•�`'-' " • Society Garlic � �. - - � I '� � .`� �'�` • Sweet Violet � ��'� �,.�� ;���'��,`��5�j • White Rain Lily b ._ . �:4 �Lr`ti:1 . '•:+� :.�r'�' M l—J Pink Rain Lily Rosemary Autumn Sagc � F�'�.-�•�?;� ' � ,- , Plant Material Substitutions y ��,� �,.�;.:���,��.�, � � �':,.��: .: , �� ' .._ � ,� �y�q I When a specific type of plant material ceases to 'a��'=:''��`%; '��:'•� become generally available,then the ARB shall � :. '� .° • �• �r ,r�`�k� ,� ` �� have the right,in its sole discretion,to � I�s�f,� . n1�d1y Cup 5a�e VVhitc Rain Lily Boun�in�Bet recommend appropriate substitutions.Alternate � recommendations of plant material not appearing ti�{•��t�fi�N� above can be made,yet must be approved by the � ��` � � � ARB. '�.��` �j � ��,. -•R: "�" ' l ���r �'l �• , t '�e)��f , -.'�: . �«r•�' � ;��� J 4��¢ � _-.._'_=�� �'�"���:� .� �`�� I. 5o�icly Carli� S�ceet 1 icilcl Lc�uisi�u7a Iris �=��-'�:� . �� ' �'�"�;`=�,�-� s :� �'=' , _. _ '�"8-�x'� ,�_ Y;��: .:X' - '-:'�:'� ::'::• :wl.:i�i`_��;�:.�'�;,7s Indi�in f3lankE�r Goldsturm Hudbeckia 42 Landscape Development Plans D��T Plans for any installed landscape or major alterations to existing gardens in or upon any site must be 1. Organic-Commercia]grade shredded hardwood mulch. approved by the ARB.Submitted plans must include all aspects outside the residence including utilities, hardscape,structures,pools and fountains,planting and irrigation per the design of a registered liscensed 2. Inorganic—decorative rock gravel,pea gravel,eu. landscape architect and licensed irrigator. Mulch planting beds and individual tree and shrub planting pits should be at a uniform dept of 1.5". Site Line Requirements Mulch shall be kept out of the crown of shrubs and off buildings,sidewalks,lighting standards,and other structures.Mulch elevation needs to match adjacent finished grade and paving surface. Landscape treatment shall not interfere with sight line requirements at street or driveway intersections It is the responsibility of the owners and the owner's consultants to make sure that all such requirements Erosion Control are provided for.Site line requirements and visibility triangles must be delineated on the landscape plans. 1. Terradyne Group,LLC,P.O.Box 867251,Plano,Texas 75086,214-878-7392,or compatible. Regulatoiy Requirenents Guying and Wrapping 1. Contractors are responsible for pulling all applicable permits with governing municipalities and notifying appropriate agencies prior to work and receive certification of approval and completion at 1. Wire stays for tree support shall be pliable,number 12-14 gauge galvanized wire. the termination of'work. 2. 12°x12"long non-stretch fabric with grommets. 2. Give adequate and required legal notice to owner,utility organizations and governing authorities r prior to commencing work. 3. Cable for guying trees shall be 3/16 inch diameter,77 strand,cadmium-plated steel. � 3. Coardinate operations with other trades,utility firms,and affected police departments to assure 4. Cable clamp and turnbuckles shall be heavy galvanized or stainless,strong forged steel.Turn- continuity of access and service in conformance with the applicable requirements of these buckles shall be 3�8 inch eye with 6 inch minimum opening. � organizations. 5. Flags for marking guys shall be 18 inch sections of white one inch diameter PVC pipes. � 4. Insurance shall be written for not less than any limit of liability specified as part of the Contract. 6. All guys are to be positioned in same direction pattern of wires must be symmetrical and uniform. r/� Certification of such insurance shall be filed with the Owner. vJ 7. Tree paint shall be waterpxoof,asphalt base paint with antiseptic properties for use on tree wounds ^ 5. LocaUon of the irrigaUon must be coordinated with planting prior to the installation of plant and shall be Toch Bros.RI.W.Tree Surgery Paint,Sherwin Williams Pruning Control Compound, L � materials.Any damage to known utility lines during landscape and irrigation construction must be or approved substitute. � repaired by the landscape subcontractor at their cost. 8. Tree guys and stakes shall be removed within one year o£planting. �"d Warranties/Guarantees � Warranty:included coverage for one continuous growing season;replace dead or unhealthy plants. Edging `..� Replacements:plants of the same size and species,planted in the next growing season,will have a new � warranty commencing on date of replacement.Any plant material that is not healthy,dies,is dying,or Commercial steel edging 1/8"thick by 4"fabricated in sections with loops welded to face of sections 2'- the design value of which has been so injured or damaged as to render it unsuitable for the purpose 6"O.C.to receive stakes.Provided tapered steel stakes 12°long.Finish edging,sections and stakes with � intended shall be replaced immediately by the Contractor at no cost to the Owner,The removal of plant manufacture's standard green-black paint;manufactured V.T.Ryerson or approved substitute.Edging material,additional fertilizer and topsoil necessary for replacement shall be at the contractors'expense. may also be made of brick,limestone and other approved materials to match hardscape designs. a ' J Soil compaction far all on grade and over structure planters shall be guaranteed for 1.5 years against Irrigadon Requirements � improper compaction,excessive settling,and rapid decomposition of soil. � An automatic underground irrigation system approved by the ARB shall be installed in all landscaped Materials Other'Than Plants areas on site by a licensed irrigator registered by the State of Texas,and shall be designed to insure that � all landscape vegetation is watered as necessary to sustain its design intent.Contmllers shall be located Top Soil on the plans and verified in the field.Controllers must be screened and not visible to the public,yet � readily accessible. 1. All existing topsoil stripped for this work and suitable for re-use must be stored on site and reused. 2. If the quality or existing topsoil is inadequate to complete the work,furnish sufficient topsoil of approved quality to properly install all work as specified. 43 DRAFT Full Coverage Underground Pipe 1. Adjust heads for 100%coverage 1. Minimum trench size:4 inches 2. No overthrow onto streets 2. Minimum cover over branch and outlet piping:12 inches 3. Consideration given to not overwatering natural post oak trees 3. Minimum cover over main line and control wiring:18 inches Gontrollers/Automatic Adjust control system to achieve time cycles required r _ _.�„�. .. �ti-�,d,;;�.. —�.' ..�� �.. , t�v � . � � � • �- ���'��~�- � '��a ` � � �=b �._�� ; ' Z �"�''� � = �����_ � � _ . �' � ' l� _ �,. �-,`� p� ��' � � � � ���'�, �� �` � � � �` [' F ..� ��f � 9 ► r�� ,:.�y � .` • � � � �y" a ��.�, S"'ti' T^ i�" _ . C�.�i'r�����rt�'+`4 � t� ,�, t`^� v1 � e�F*. �`� i+, ��.ss' ' y������V���� d � ^ �?�v ��y ,.�,.., • L 1 3 �'�� �,�� „� .� �.., � ,r �'��^� 'h�. 7' .. � �a � _���.�'� ��d �d y +� `� �`�.^ � fr',- '. '�. �C'i �; � ` -` '3 : � _F.4"^. �1� •'.�' L �-y�v S�1 � - � �� f}• � _ � 'iVA. i. .' �I�I ^ C'�h •i^ -� _ �� ��, � '11 „- ;, :'y.. r�.4.�"-�����'�.•�. �„--v^..t "�' r.'� � �`+:-�i;1-� � r.r i L.: ...f'i^ �1 �.3 �f.:'t�+Kr.�rr}, •}�' -- ��� ti __ •+l)^ �, �- '?�. fj'.r.' r['r'�` �. y. ��. �r_.�+���. �� .I -'� -�. �; �:�',�'�' �'� - �.;. .c W � �� �,.�.' - - . � ���;rffx'�•�.tS• ,P� ` � � ,. :-� -- - '�, � �] '' i¢ {r� '� '." :-' - _ -_ — ---- - ,�.-�x r�� x -- � t ,�. _ --; -----_'�`�, �� . � ry�� y�.-.�� � ~'� :•i��� � � ,s• �.. � �,.• •.:��:- _.r _�: :+: - f`��L' _ ��`'`'�j' + �.�� -� �_ .4.a :�'j ��'c;+,1 �4 Y I=� '' t�;,P� ".,k:'.:'"�+,i ;=�`�. YS� �r.•,C ! :��'�- .�-k-�re� _ �`��_:f �'� . v:�j_ ��. �,�1� +•: M '..� � 3: :'r: -]t;'�'�`.r,e' a";w d�,1., � _ �--- , -�f�r.:- '.�` �?'�� y;" � , �:� .�'� h. k: . r"� �I�+. . „�� • .=1. �hiL.�.....: i ^�a�.�W��?�� �;��'' ,.......�.� _....-- '� a.:� _.. • .�„ � r j '�S� �;P s!'�;rc..,} �..��...� `�r•:_....`.� ��:•, _ ' ' , >,`�,:''':�a.. . R' �-�1 �, _ r �. }., :..�_.._.�' r _ .. . ., � .. �. � +2 ''�'"c��"M+ -r'",...-� _� �i•A� •`� �� '�.1�a�'.1�,:'� /_ r - �� � _ �y_ �. '' ' �, '` . � � .:y L y?'� � , '�a'�:- ' y.7 4 �•hr, � •.. • ��i��,'S . •�: . �, , � � -�x� -�---�.ktyi,e�.,�_�`,�� { —�I` -- �"_'� ����* �l� r !�Y'` '� �,. � V� '� ..1' ' - . '°?s-'��yT-��'{_�.'i'. •��. ='4 � .��ll�•� � �'� i� t. �!� � �: �. � .. 14� ..,;�.�;.•' ti.� ��•' . f.,��.. ,,��- y. 4�J��`��_ • �, - `1� ��'�r •�y ��I '.A��•�Y� 'i`�'�� �� - .� ��i , 1 .�--- �r� � � J -� �°�+• ` _ ' -- -r�, -.,-—� ���,�'.?,�:; Q :` `�• ,r�:�1 .. �—�``� �, �' � - "K�-r M:� +s,�;r' 'r �� -� �, � ,� ;r� �;,x ,�;•. ,� �� , _ �- -.� .� - � ` i �y�.f_ . , . �.�� � '' ' r�,� �r __ - ���� � L -i .� F,,'��--�-.��^Yr,��� 1� .�y + i' ��,.2.'b_�d� - _Y'- J����:—�.� _ ��f�r �1 � �.��, - � ' � _ _� _�- � ••� �—� ",� �. �`' �r=r= -- - � , ? �� �' -- - - � �_ - ..,_ � _-- � ��'�'''� � � � � - ~� ,— ] L. • '���' _ L. r:w-r= --�. .� �-- ��.. .. . . .,��-�� _- . • . . � 44 DRAFT Pruning 1. NAA-Pruning Standards for Shade Trees 2. Clean,sharp tools 3. Thin out/remove crossing,damaged,diseased or dead wood 4. Paint all cuts over 1"diameter with tree paint 5. Prune trees annually in January using only experienced tree pruning personnel. �- � ��o.q 9 a 6. Remove all suckers on a continuous basis � � -fl� ._�----� � t .,` ,7 7. Make cuts clean and flush,leaving no stub � � _ �� "�j�' ',,� � � � _ ,�.}f � 8. Prune shrubs/ground cover as needed to create design intent �'�'-- " ' t,;re< - �� ; .. �� . 9. After each cut,disinfect with alcohol all tools used to cut trees where there is � � � `�'x�� � �������� �� "'� � �M� '�;� � -y ' f"_ �-1 a known danger of transmitting disease on tools � ' � Dis osal of Debris � , ������t u�'e ��", � 1. P After completion of planting operations ���?,tg � �e�� � " ,�� � . �' L ,a,�.-�?'� y,�fi,;�.��'�+�Y � 2. Remove all excess planting materials �"'� _ `'�-"�"`� '"�' b F . --- � Y �y � li �`' � �•-_ �rt* "�v,;: .. _�'�e 3. Legally dispose of excess materials - - _ , - -- -- �����`�` �d Weeding _ �' � 1. Remove all weeds ' T „ � �,... *. , 2. Application of all weed control materials by licensed Professionals �:i' �t'�"' � Cleaning I� 1. Paved areas to be free of planting materials _.�4 , � „ �r.� � 2. Remove accumulated debris in planting beds/lawn arcas `-' 3. Remove from site all litter,leaves,clippings do not blow onto other areas/ � property Z Replacements � 1. Promptly rcplacc all damagcd plant matcrial 2. Match existing size and original species 3. Substitution of plant material allowed per ARB recommendation 45 Lot Regulations Regulating Plan The regulating plan shows building placement requirements for every lot in regards to lot size,lot disposition and any special conditions that may be applied depending on the location or visibility of the homes.Its purpose is to assure a consistent look and feel for all lots of the project,as well as,controlling the way the architecture will sit in the site,provided that it will be designed by different designers. � � � � !CIDlSAl6-Ytl11E3Bi$w426,P.RT.GT. TW.TS Sdfinglmry�LfOW1N'IBYBHqq$�+['W, � lP/LT1 � L.ILYr1�MIh11p1YWY � A9�F110Ou(f .� _VIQ4'liPE61�BIf ^ � ..._ ., ., 6� J f 1 � �"" —__'___"__'_ _._ ."' _'"'_ �.� � T �:_ 11RBIIQ�O _- ! " y _ _'_ '__ ___`�...� �i gt ]0�' 1111 I _ - .v_ - . 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' / __-- a51,, 1� 1 `����`' _ � I�I ` ��� �_---=� �i i i � �__�I 1 , ,s �� � � � ,x `, ��17 � �s `,� ���==-'"� 1 - 1 —1 j �� .1 zs.rroaisr I I a�.aoxcr � �� 335i2a - i � � � 1 l � I � �� � ��` r �ti� ��� ,1 �� �r�Ji�� �� ,t �, �, �� � �, � � � � / ��, � ` � � � �� io � /� , + �/�/�\� I_,,,� ~ \\29.ti97w.f. //\'\�_.-�-�'a.sem,r�ii_��` � L� �-''i \ ___ _1 1��•E':.s,f e i @ �F I; \\ �i� �--l�--�b--iy�� 1 , rf'���. C� L_` = 1 �g���� g � � !r _ p,� �g 3aseia.c �f ��i 7 ��� 17 ��;��``—� _ `�� _��� g� '�y.�� � '! '-N.053c.f � 4 � i � � � i R ii aoaT�s,r. a ! i�f 16 1 � i I �`� ��Wf] '�� � � �,�i\ „]�� 30.9TOs,f. �'4 �� �\1 '�l l ���` �K.hl4.�.f �l�� 11 �� I� I �� . � \ �I� — — — � a�o`�t ,�enaa�Lf�. s_;luv �1`'t,v95s.f � � �� . . �tr�\ _ �oao.ox.��a�.e ` � `— ��..,.��a� l' ��� io f �� i'��- ' aea�.— —� `'� nacma �uevnrtoa�i� � ''I ".'�'�1°`mo� � ' a' i i ` = v�,� - - � i�� ��I__�_ni � °�r�nc� +�w� � z��iis,s �fll 2 �i� ,i�i z�.3�=�..r �� . I �'�. � 6 i� i�i� .xu..e aaw. �, ��ti� mil ai,aoRx.r il� zi,es±s.�� i�i �i -e�a� �li zi,ros.�.c fi zv ws.t il� �� i g ��� �'9 � M � o�[Grm„ I i� i u,a36,r �1 � ' ` ' i : II I tl y _ \\ �I �I�� E Il.�m� 1 ��I ' �,I€I _ ��� 1 _ i�-� �n.,s� s�i�� r- � v ' ��-----"��� ui� �'� / � �6.-:.wR�.�l -----1�----'� ��' ----- I � ----- 4a�a��--h -- � . . �, �—�s zs —-n��--�-+ Zn.--�us`—i ia^_i—�r Tnwt+o'�5�,v:��ro� , ., < � '�Lwowc� `�__ crtrorx�.�e�ta e annverrKaanr�sv �6 �N �Q �Q LOfU lAf1� NT3i �f36 �3! �39 �fi! 0.0IX�4DMOICNf10YSM0II1014. $umi��8F70 ��T�1��.P.RT.GT. LLLLLdwO�y MIM�tl 46 DRAFT Lot Regulations � •,�. Special Focus Homes �• �': �: �:��;�:;�, �a�=. . ••_":�: Special Focus Homes are typically located at street r�: �,�� �-.�; , '� +�- .. and lane intersections,at the end of a street tk- - �.; . -r�+,� ��'"� f. intersection or view corridor.Special Focus Homes - �"'-'` w `+ and all homes in which the proposed improvement � ' � will or may have a greater impact upon the r, ��;-=•,�� � ■.ti _ �' . character of the community will receive more - � .-" y �" �-., _ . � �� intense review in all aspects. _ - The following are examples of Special Focus Home �� �� � - conditions: � � J;al,,.�r�e,d_ 1..r.1 Corner and Multiple Frontage Homes: co�r,r�nrir.Muin=.r�Fr�:��;n:,r i i�:��� ��� Homes on lots where two or more facades will be � visibly exposed to the street or common open space, � as identified on site diagram,shall be designated r-1 specifically to respond to these more predominate � locations.These homes will have appropriate � massing and�or other treatments on all publicly - visible facades.All exposed facades will be treated � � with the same architectural quality and detail.The i�i i� + �� 1"�� I I I{ i 1 1��.1 � primary orientation of the buildings for the purpose ����..�,i�� �����°E �•I ' ^ �i.�r�v�.��- y 1 of establishing front entries will be determined by the ARB. � �••� Homes Terminating Views r Homes on lots that are located at the termination of F{ :, : ,.. :�, .�.. � a view corridor,vista or street axis as identified on Z the site diagram,shall be considered a Special Focus Home.Appropriate design and consideration will be ___ __ , ��^':�.n.�.. ::'.:k . .��:"' required for building form and architectural �:��._'a'' �ra'•i.'�.�Y'"'�`:T "�.,- r,��... s..'-:� �.:,,:�''.;:..••.. . o... ' s•..;.r..•,,r�.� � � treatment to enhance and emphasize the focal point �� � ,'��- _ -�.;•�;��- �.- v�. x,,,,,, '4�,�:,. of the streetscape. k�' .�' ; ��'��� , �y '. . ��'�"}`,��y� �:�,,.r.'kti�,r�� ;,�1.�'.! .-- ��'�i'�:r..�i.: �'�'c�`•`:'`l�'r . :'� `�y.+...�:. �,�; _ �. x... . ,�'�: :�,II� �!' � ''_�J ;��1 -.�. � z ��3. -- �,;',; - �—_. - 3�--- _ ,,�r-,o - �� � i{�'A ,.,._��i' , .. I I[:•Id4�:I)I I14•N[�{}lllil : I41i1 r� 47 DRAFT Building Placement Requirements: Typical Lot Conditions Building Setbacks: Definitions: Front Setback: 30'Min.as illustrated on Regulating Plan Main House Setback/Build-to Line:the line which a facade Side Setback: 5'Minimum as approved by the ARB of a building or structure must be placed. Front Setback:the distance between the front lot line(front Rear Setback: 40'Min. property line)and the front elevation of a building. Side Setback:the distance between the side lot lines(side property lines)and the side elevation of a building. Side street Setback:the distance between the side lot line � and the elevation of a building,on corner lots only. �E�TLA�E � Rear Setback:the distance between the rear lot line(rear , , ^ property line)and the rear elevation of a building. �" ��� Building Frontage: the minimum distance of a front ����� � elevation a building might cover in relationship to the width of the lot. B�pCk C7 L.Dt 2 � Encroachment:a building element that is attached to a r � i y building volume and is permitted to exist within a yard, � + J � H front setback or side street setback.Typical building � '� ' � � � elements for encroachment include balconies,porches, � � � i arcades,and other architectural elements that are intended ----. .__f _ f _ _ __ ___ - n to bring the public realm closer to the building. � �� ��� Encroachment Frontage: the width of the permitted T O� G I1.0 R N C i R C f R � encroachments in relationship to the overall facade width. r _ " -..t ____. __ l5'uUhry asemen ���' - _ _ __. ._- � �' I ` ` 3U'Frun['Yord Se[6ack _ I �-1 '� II _ _�h � ii / , � � i l ��- � �' n�. Q.27 ac. _ � �° ~� 11 ,579 s.f. ��� S � `�r� Bui Eding A7-e �� 1 �.r �� �' ��5� '� 1 � � ,,k.;� ��,. .,.,,� � � � � � — � � � � - :' f` � � � J Landsi�aPr�F.�isc•ilnP•l r f � •� i �1�' I I r ir� a��� 48 DRAFT Building Placement Requirements: Corner Lot Conditions Definitions: Building Setbacks: Main House Setback/Build-To Line:the line which a Front Setback: 30'Min.as illustrated on Regulating Plan facade of a building or structure must be placed. Side Setback: 5'Minimum with ARB approval Front Setback:the distance between the front lot line Rear Setback: 40'Min. (front property line)and the front elevation of a building. In certain circumstances variances can be granted by the ARB Side Setback:the distance between the side lot lines u (side property lines)and the side elevation of a �0 building. � Side street Setback:the distance between the side lot 1.1 1 line and the elevation of a building,on corner lots �������� � only. _ � Rear Setback:the distance between the rear lot line RANC� � (rear property line)and the rear elevation of a � building. Block C, I�ok lb f--� Building Frontage:the minimum distance of a front // \ `, ' Z elevation a building might cover in relationship to � \, , ^ the width of the lot. \�•� .�.r.� � .{� ��1 Encroachment:a building element that is attached � -"5 . �� �-- � to a building volume and is permitted to exist within . ��3'�, }� - r"1 y.-�.. � .. � cl�e-f%�`�rfSeCGa H..� �1 a yard,front setback or side street setback.Typical � . o.��'��-o+�; -� ` ' 1 -•—• � building elements for encroachment include �'\ - ���. �� �� " � balconies,porches,arcades,and other architectural '� i ! 5� 1 � ������t elements that are intended to brin the ublic realm ' " � � p z ` g P � 1' closer to the building. ', i > 3 �.41 ac. �11�g_ `�, P � ' � � 17,hSb �.f. `,a' ', Encroachment Frontage:the width of the permitted q � � � ; � - encroachments in relationship to the overall facade � � 1 � Building Area ti � �59� ' width. —I ,� —�-- - --., I5'.�il[ILYdfd$`t6d[k 1S-�/I�I�IyLasenlent � / / � SU1VR15F COURT' , -- � � — - — — — — — i -- — — � --- �;��� . I � �. I ''�. 49 DRAFT Architectural Review Board For the purpose of establishing and maintaining a distinctive, and homogeneous residential environment for the benefit and enjoyment of the Owners and residents of Westlake Ranch,The Association shall have an Architectural Review Board.The Architectural Review Board(or � "ARB")shall function as the representative of the Association and the Owners of the Lots for the purposes herein set forth,as well as for all other purposes consistent with the creation and preservation of a first-class residential development.The ARB shall use its best efforts to � promote and ensure a high level of quality,harmony and cohesiveness throughout the Neighborhood. � Design Review Process x M--� Improvement plans and Architectural plans will be carefully reviewed by the ARB to ensure that any proposed design is compatible with the �1 design objectives and intent of the General Architectural Provisions. This design review process must be followed for any of the following r� improvements: � � A. Construction of all new buildings and all outbuildings; y B. The renovation,expansion or refinishing of the exterior of an existing building; � C. Major site and/or landscape improvements(including pools,athletic facilities,driveways,fountain,sculptures, or landscape features);and � D. Construction of,or additions to,walls,fences or enclosed structures; r Any improvements as described above will require and be preceded by the submission of plans and specifications to the ARB describing the r proposed improvements accompanied by an application fee as outlined below.The ARB shall evaluate all development proposals on the basis � of the criteria outlined in these General Architectural Provisions.The interpretation of the General Architectural Provisions is left up to the � sole discretion of the ARB.It is the intention of this design review process that all improvements comply with the General Architectural � Provisions and all applicable Town and State building and zoning code requirements. H � � b � 0 11 � � � 50 DRAFT Preliminary Design Review Submission The owner shall submit to the ARB a Design Development Submission that will include the following: A. An application form is available in Section 6.each submission must be accompanied by the required information,as specified in the application package instructions,in order to be scheduled for review. � B. In order to defray the expense of reviewing the plans,monitoring construction and related data,and to compensate consulting M� architects,landscape architects and other professionals,the General Architectural Provisions establishes a fee of Four Thousand ^ Seven Hundred and Fifty Dollars($4750) ("Design Review Fee")Payable to Westlake Ranch HOA upon submittal of the application �1�11 for the Preliminary Design Review Submission.At the discretion of the ARB,the Design Review Fee may be reduced for projects MJ-I other than the construction of a primary residence. ~ y C. The Lot Owner,or the designated representative,shall submit to the ARB for review and approval a set of Design Development � Drawings which should adequately convey existing site conditions,constraints,building orientation,architectural design,vehicular ^ and pedestrian access with proposed exterior materials,colors,and a conceptuallandscape design.Two (2)full size sets(24'x 36"or � 1 bigger),two(2)half sets(11"x 17")and PDF's of all architectural and engineering drawings including the following are required: � Site Plan-1"=20'minimum scale,showing existing topography and proposed grading and drainage(1'contour interval),building � footprint with finished floor grades,driveway,parking area,turnarounds,drainage,fences/walls,patios,decks,pools,and any other site � amen-ities.If possible,show how this plan relates to improvements on adjoining lots.Max under roof lst floor of 7600 square feet. � Floor and Roof Plans—minimum scale 1/8"= 1'-0",showing all floor plan layouts of the first and second floors,including any proposed r attics,basements,garages,guest quarter and accessory structures,include both gross building square footage and airconditioned square I- footage. � Elevations-minimum scale 1/8"= 1'-0",including roof heights,existing and finish grades,building heights and notation of exterior � materials. M-1 Site Sections—minimum scale 1"=20'-0",showing proposed building,building heights,elevations and existing and finished grades in � relation to surrounding site,including adjacent Residences and roads as may be required by ARB � D. Upon submission of Preliminary Design Review Documents,the ARB will review and return to the Owner one set of drawings with I-d any comments made during the process. If requested by the ARB,the owner will stake the location of corners of the proposed buildings !- and all other major improvements upon submittal of Preliminary Design Review Drawings. In those instances, where exceptions are O requested,the ARB may require the ridgeline flagging be erected to indicate proposed heights of buildings. ^ L 1 � � � 51 DRAFT Fina1 Design Review Submission After approval of Preliminary Design Submission and before construction can commence,the Owner shall submit to the ARB the final plans for the"Final Design Submission"for review. A. The Applicant shall provide all information necessary to reflect the design of the proposed building landscape or other features requiring the approval of the ARB. Final design documents shall generally conform with the approved Design development Drawings.In addition to the architectural and landscape plans the submission � should include all necessary civil,structural,mechanical and electrical drawings.All architectural,engineering and landscape plans submitted are to be prepared by a � design professional bearing their seal,name and contact information. Submission shall include two(2)full size sets(24'x 36"or bigger,two(2)half size sets(11°x 17")and PDFs of all architectural and engineering drawings including the � following are required: MTI H�'� Specification—Complete set of materials specifications. H Site Plan-1"=2-0'-0°minimum scale,indicating address,lot size property lines ti�ith building setbacks,building envelope,existing topography with proposed grading at one � (1)foot contours,drainage flows,building footprint with finished floor grades,percentage of building envelope area covered,driveway parking area,turnarounds,fences/ � walls,screen walls,gates,stairs,planters and other site features.Show the locations of all HVAC,electrical and pool or spa equipment.If possible show how this plan relates ^ to improvements on adjoining lots,if deemed necessary the ARB in its sole discretion,may require a drainage plan prepared by a certified civil engineer. L 1 Floor Plans-3/16"=1'-0",indicate all room dimensions,door/window locations and sizes,location of inechanical and electrical systems,fire sprinkler and monitoring � systems.Such plans should indicate the location and type of all exterior lighting fixtures,proposed fireplaces,and kitchen appliances.Provide floor plans of all accessory � structures.Include both total gross square footage and total air-conditioned square footage for all floors including attics or basements. u �V Roof Plans-3/16"=1'-0"illustrate roof slopes,materials,gutters and downspouts,vents,chimneys and all dormers,roof windows and skylights. � Elevations-3/16"=1'-0"illustrate the exterior appearances of all views labeled in accordance with the site plan.Indicate the highest ridge of the roof,elevation of the mid- � span of roof,all other ridge heights,eave heights,depths and overhangs,and indicate all roof slopes.Indicate the elevation of each floor,and existing and finished grades of each facade or building elevation.Describe all exterior materials,colors,and finishes,(walls,roofs,trim,vents,windows,doors,etc.)and locate all exterior lighting fixtures. � Sections-3/16"=1'-0"indicate building walls,floors and interior relationships.Finished exterior grades and any other information to clearly describe the interior/exterior M relationships of the building as well as the building's relationship to the site and adjoining lots. �—J Details-1"=1'-0"(or larger),indicate exterior window and door details,cornice and eave details,gutters and collector heads,exterior stairs and balusters.Masonry details � including chimney caps and other exterior details as may be requested by the ARB.Landscape Plans—P'=20'minimum,including an irrigation plan.Proposed plant I�•i•l materials,and sizes as provided by the Landscape Architect.Civil,Structural,Mechanical and electrical Plans as required by ARB in its sole discretion to illustrate any of the �+� exterior design features of the house.These will be reviewed for compliance with the Architectural General Architectural Provisions only and are required to be reviewed by � the applicable building authorities.Sample Board -Roof material and color;wall materials,colors,and textures;exterior window trim material and color window material and color;exterior door material and color;stone/rock materials including mortar,exterior rails and paving materials. 1..,.1 ' V On Site Mock Up During construction the Owner will provide for the ARB a mock up of proposed materials.The mock up shall be at full scale and a minimum of five(5') �' feet wide by ten(10')feet high which accurately conveys all proposed exterior materials,colors,and detailing,including window,corner and trim details and/or details of O areas where one material changes to another and/or roofing materiaL(The Mock Up is to housc thc portablc toilct if that is located within public view.)Thc Mock Up shall be completely finished with no exposed plywood or building wrap. ^ L t � � � 52 DRAFT Final Design Review Submission B. After review of the required documents,the ARB will review and comment on the Final Design Submission,allowing time for discussion with the Owner and/or design professional(s) and subsequently provide the Owner with an approval or conclusive recommendations in writing for refinements to the design.A second review meeting may be necessary to review refinements,revisions and/or new materials. � The ARB may request a final staking of the location of all corners of proposed buildings. � C. The ARB will issue Final Design Approval in writing within twenty one (21)working days after the Final Design Review meeting.If the �1�11 decision of the ARB is to completely disapprove the proposal,the ARB shall provide the Owner with a written statement of the basis for W such disapproval to assist the owner in redesigning the project so as to obtain the approval of the ARB. ~ y D. The ARB recognizes that each Lot has its own characteristics and that each Owner has their own individual needs and desires.For this � reason,the ARB has the authority to approve deviations from any of the General Architectural Provisions contained within this document. � It should be understood,however,that any request to deviate from the General Architectural provisions will be evaluated at the sole y discretion of the ARB and that the approval of deviations will be limited to only the most creative design solutions to unique situations. � Prior to the ARB approving any deviation form the General Architectural Provisions,it must be demonstrated that the proposal is � consistent with the overall objectives of the General Architectural provisions and that the deviation will not adversely affect adjoining � properties. r E. In the event the final submittals are not approved by the ARB,the Owner will follow the same procedures for a resubmission as for � original submittals.An additional Design Review Fee must accompany each resubmission as required by the ARB.Fees for resubmission shall be established by the ARB on a case-by-case-basis but in no case shall it be less Two Thousand Dollars($2000).This fee is subject to � revision annually. � F. The Owner shall apply for all applicable building permits from the Town of Westlake after receiving final Design approval from the ARB. � Any adjustments to ARB approved plans required by Town of Westlake must be resubmitted to the ARB for review and approval prior to � commencing construction. G. Construction shall commence within six(6)months of Final Design Approval.Failure to commence construction within the stipulated six � (6)months period may require resubmission of the Final Design Plans and specifications with an additional Design Review Fee. � H. Subsequent construction,landscaping or other changes in the intended improvements that differ from approved Final Design Submission O^ must be submitted in writing to the ARB for review and approval prior to making changes.Additional Design Review Fees will be � 1 determined by the ARB,in its sole discretion,based upon the scope of the subsequent construction. � � 53 DRAFT Construction Monitoring A. Any member of the ARB,or his authorized representative,may at any reasonable time enter the Lot to ascertain that such improvements are being built in compliance with the General Architectural Provisions and approved submission.If changes or alterations are observed that have not been approved by the ARB,the ARB will issue a Notice to Comply.Observations and inspections by the ARB do not certify compliance with building codes or approve construction techniques,which shall remain the responsibility of the Owner and his contractor. � B. When as a result of a construction observation or inspection the ARB finds changes and�or alterations that have not been approved,the ARB � will issue a Notice to Comply within five(5)working days of the observation.The ARB will describe the specific instances of non- � compliance and will require the Owner to comply with the General Architectural Provisions and resolve the discrepancies. � C. If an Owner fails to correct any non-compliance with the general Architectural Provisions and approved submission within a reasonable ~ amount of time after receiving a Notice to Comply,the ARB may enter the Lot and correct the violation at the expense of the Owner.The � ARB may request the Board to place a lien upon the Lot owned by the noncomplying Owner pursuant to the provisions of Article 6 of the �^ CCR's.The ARB,or the Board,may also pursue any and all other available legal remedies including,but not limited to injunctive relief and/ � 1 or monetary damages. y D. Upon completion of the Improvements,the Owner shall provide to the ARB a written request for a final inspection of the Lot and the im- ����,,,...��� provements for compliance with the General Architectural Provisions. � r APPROVAL NOT A GUARANTEE � No approval of any plans,specifications or other submittal by the ARB shall be construed as representing implying or covenanting that(i) � Improvements will be built in accordance with the approved plans and specifications,(ii) Improvements built in accordance with the approved � plans and specifications will be built in a good and workman-like manner or will be free from defects or problems,or(iii) approved plans and � specifications wherever submittals are complete,accurate,or adequate or satisfy applicable requirements of the Town of Westlake(the � "Town").The Association,the Architectural Review Board,and Declarant,and their officers,directors,agents,employees and members,shall not be responsible or liable to anyone submitting plans and specifications or other matters to the ARB for approvals,hereunder or to any � member,Owner,or any other person for any defects or inadequacies in the plans and specifications,the failure of the plans and specification to � comply with the applicable requirements of the Town,or any defect in or problems with any Improvements constructed pursuant to any approved plans and specifications,including,without limitation,any drainage or foundation problems. � � � � 54 DRAFT Preliminary Design Submittal Fee please provide the following information with the Design Review Fee of Four Thousand Seven Hundred Fifty($4750)for this Preliminary Design Submission for Westlake Ranch __Two(2)Full-size copies of Architectural and Engineering drawings � __Two(2)Half-size copies of Architectural and Engineering drawings. � ___Electronic Set submitted on CD(PDF Format) � � OWNER'S ADDRESS&CONTACT INFORMATION WITH LOCATION MAP ~ y __1. SITE PLAN(min.scale 1"=20'-0"(3/32"is recommended) � __2. Existing topography and proposed grading and drainage(1'contour interval) � 1 __3. Building footprints with finished floor grades. � ___4. Proposed driveway,turnarounds,fences,walls,patio,decks,porches,pools,utility meters and any other site � � __5. amenities Preliminary Landscape planting plan � r PLANS—SCHEMATIC FLOOR AND ROOF(min 3/16'=1'-0") �' __6. All floor plan layouts of the first and second floors,including any proposed attics,basements and accessory structures. � __7. Gross building square footage and Air-conditioned square footage � __8. Roof plan with notations indicating roof slopes and materials � � ELEVATIONS—SCHEMATIC(min.scale 3/16"=1'-0") � ___9. Architectural elevations of all four sides of the proposed O _10. structures Maximum height dimension of each facade ^ L 1 _11. Existing and finish grades � __12. Notation of exterior materials � 55 DRAFT Final Design Submittal APPROVAL—APPROVED PRELIMINARY DESIGN REVIEW __One (1) Copy(11"x 17") of the Approved Preliminary Design Review submission;to include comments or suggested corrections. � SUBMITTED DRAWINGS � _Four(4) Full-size copies of Architectural and Engineering drawings L 1 __ Electronic Set submitted on CD(PDF Format) x H y STTE PLAN(min.scale 1"=20'-0"3/32"is recommended) � _1. Legal description of lot number,street address and lot square footage ^ i i __2. Dimensioned property lines and building setbacks y _3. Existing topography and proposed grading and drainage(1'contour interval) � _4. Building footprints with finished floor grades. �" _5. Driveway,parking areas and turnarounds with surface materials noted � _6. Site amenities;fences/walls,patios,decks,pool/spa,recreational facilities,etc.to include height and materials section. r _7. Indicate location of all mechanical,electrical,pool/spa equipment and utility meters Frl C� _8. If available,show how this plan relates to improvements on adjoining lots � FLOOR PLANS(min 3/16'=1'-0") � _9 All rooms noted with dimensions,door/tirindow location and sizes � [_� _10. Mechanical,electrical,fire sprinkler and monitaring systcros � _11. Exterior lighting fixtures,fireplaces and kitchen appliances __12. Floor plans of all accessory buildings. � _13. Total square footage(gross and Air-conditioned square footage(net)for all floor levels,basement and useable attic spaces. � _14. Square footage of all accessory buildings,patios,decks porches O ROOF PLANS(min 3/16'=1'-0") � __15. Roof plan noted to indicate roof slopes,gutters/downspouts,plumbing/mechanical vents,satellite equipment,fireplace chimneys dormers,roof windows and skylights � _ 16. Roofing materials and color selection � 56 DRAFT ELEVATIONS(min scale 3/16"= 1'-0") ___17. Architectural elevations of all four sides of the proposed structure with elevations of final grades,finish floors and ceilings ___18. The vertical dimensions of the highest roof ridge,midspan of roof,all other ridge heights,roof slopes and roof overhangs ___19. Exterior materials,colors and finishes(walls,roofs,trim,vents,windows,doors,etc.) and locate all exterior lighting fixtures � �^ SECTIONS(min scale 3�16"= 1'-0") � 1 ___20 Building sections as required to illustrate the building interior/exterior j�j ___21. Vertical dimensions indicating final grade,floors,ceilings and ridge of roofs � � ___22. Site section as required to describe the building's relationship to adjoining lots � y LANDSCAPE PLANS(min scale 1/8"=20'-0") � � ___23. Prepared by the Landscape Architect with plant identification and sizes � ___24. Landscaping plan to include;irrigation,site lighting,plant materials and sizes r � CIVIL,STR.UCTURAL,MECHANICAL AND ELECTIRCAL PLANS � ___25. Drawings that may be required to illustrate the exterior design features of the main dwelling and accessory building.Drawings � necessary for review of compliance with the General Architectural Provisions. � MOCK UP SAMPLE MATERIALS BOARD � 26. Exterior building materials that are not on the Westlake Ranch approved materials list.A Sample of the materials and colors for roofing, � walls door,trim etc..that allow a clear understanding of the final product � 27 During construction the Owner will provide for the ARB a mock up of proposed materials.The mock up shall be at full scale and a O^ minimum of five(5')feet wide by(10') feet high which accurately conveys all proposed exterior materials,colors,and detailing,including widow, � 1 corner and trim details and/or details of areas where one material changes to another and/or roofing material. (the Mock Up is to house the � Portable Toilet if that is located within public view.)The Mock Up shall be completely finished with no exposed plywood or building wrap � 57 D RAFT -��� ,��� w��� . -� . : .. �� � ,, , Z�..� �'a �"'� ,.,, :�,-�' �`.� � � ..��,,, �z� . ',.��'. _ �:�� �:. ; � � � ,, �r 1 „c1, �� �.. ��. - �s it'�i ,✓ �.� lSG � � .�' ,�� �/ ~�4, C , (� , �r� h� , `�� � y � _ . 1 � , � � �� �,�r��� � � 1 _ �+� � �` � Y r�`_ '�� � t �h '�h n �� . � ^�' � S�i' •. �� � J' - ✓ "" � �� �-„ ` � � �S� 1 y,� �� �� j ���' �j �'�'��; +��:� '►rSl';� �b� -,"' +�, �+4�C ,'':l `' :� '' 1� h. 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I � ; �.,�>_.���� �� � , .-�'���, � � , ��yl'� � � �i�_��� -_.�--- � � � .a .�A��I� �+�17' �NI `� ��\,�i�`"�. ��•� �,�,:,�,�f.�,��kf�+1��4`�h�L%1�'�✓�r:., . �.�,. :��, ��ti,��. � "I � "'��'� �- 58 I T�WN �F WESTLAkE aRDINAN�� NU. $82 AN �[IRDINANCE ZQNIIVG AN APPR�YIMATCLY 37.798 ACRE TRACT aF LAND GENERALLY L�CATED AT THE S�i7THEAST C�RNER ❑F ASPEN LANE AND PEARSON RDAD, FURTHER DESCRISED AND DEPICTED IN EXHIBIT "A" ATTACHED HERETU, FRUM THE R5 "C�UNTRY RESIDENTIAL" �DNING DISTRICT TQ PD7 GzPLANN.E❑ DEVEL�PMENT DISTR�CT NiSMSER SEVEN"; AUTH�RIZING RESIDENT�AL DEVEL�PMENT; APPROVIIVG A C�NCEPTIDEVELaPMENT PLAN; APPRflVING A SFECfFIC USE PERMIT [SUP) F�R PR�VATE STR�ETS; PROVIDING FDR THE AMENDMENT flF THE �FF�CIAL �QNING MAP; PRDVTDING F4R A SEVER�BZLITY CLAUSE; FR�YX1]ZNG F4R A SAVINGS CLAUSE; PR�VIDING F�R A PENALTY CLAUSE; AND PR�VIDING F�R AN EFFECTIVE DATE. WHER�AS, Chapter I�2 af the Cade Qf�rdinan�es Qf the Town of Westlake establishes zoning districts,perxx�issible uses, de�elapment standar�s, and�t�er zonir�g re�ated regulations; and VVHEItEAS, Sectian 52-31 of the Cad�of Drdir�ances af th�Town flf Westlake adopts a Comprehensi�e Plan f�r the T�wn nf Westlake; and WHEREAS, Sectivr� 142-33{3}of the Code of�rdir�ances af the Town�f Westlake states that the purpose afa Ptaru�ed De�elapmei�t District is ta: Pro�ide for a supe�•iar design of lats ar buildings; Pra�ide fQr 'rn�rzased recreation andlor open space oppar�uni#ies for public use; Pro�ide rural amenities or features that would be of special ben�fit to the prnp�rty users�r cammunity; Prat�ct ar preser�e naturai amenities a��d enr�ir�nmental assets such as trees, creeks, pands, floodp�ains, slopes ar hills and �iewscapes; Prvtect ar preserr�e existing historical buildings, structuxes, features Qr places; and pra�ide an appropriate balanGe between the intensity af de�eivpment and the ability ta provi�e adequate supportang public facilities and servzces; and WHEREAS, on Apri129, 20l 9, the TQwn of Westlake recei�ed a Zoning�hauige Request from the Waterside Land �ompany, LLC an behalf Qf the prQper�y owr►er for ihe property depi�ted and described in Eahibit "A" requesting th�t the Town z�ne said property to PD7 "�ianned De�e�opment Distric�Number Se�en" in accordance with Chapter 102 af the Cade of Ordinances of the Town of Westlake, Texas; and �HEREAS, hecause of the size, lacati�n, arid natural tea�ures of the praperty the Town has a critical interest ir�the de�elQ�ment�f said praperty and is ez�cvuraging such de�elopmenl to the highest possib�e standards oi'quality cQnsistent with the Tawn's iong-term de�elopment �isian: and WHEREAS, the praperty ❑wner{ar representati�e} appeared hefare the Planning and ZQning Cannmissinn and Town Cou�icil and af#irmed t�lat the property owner is seeking this zaning request; and C?rdinanc.e 88Z Page 1 of l2 WHEREAS, all legal requirements af state statutes and Town ardinances of the Town of Westlake, as well as a[1 legai requirements and legal natices a��d prerequisites having been cc�rr�plied with, inGluding but not limited to c��apter SS l of the Gfl�ernmznt Cade and Chapter 21 l af the La�al G�vemment Code; ar�d WHEREAS, on May 13, 2�19,the request was heard by the Westlake Planning and �oning Cammission and the Planning and Zanin� Cammissio�� rec�mmended appro�al with conditians af said req�est; and WHEREAS, the Tawn CounGil of the Tawn of Wes#lake, Texas, at a public�earing catled at a regular session afthe Town�ouncil did consider the fallawing factors in making a determination as to whether the requested change sh�uld be granted ar der�ied: congestion in the streets, including safety Qf tiie motoring publi� and #he pedestrians using the facilities in tl�e area; to se�ure safety firom fire, panic or�th�r dangers;the promation of health and the genera? welFare, to �ra�ide f�r adequate �ight and�ir, to prevent the o�ercrawding of land; ta a�oid undue can�entratio��f the papulatian, facilitating the adeq�ate pr��ision of transpartatior�, water, sewers, schaols,parks, ar�d ather public req�irements; and WFIEREAS, the Tawn GQun�il has determined that said Z�ning Change Request is cansistent with the develapment goals, standards, and desired uses desGribe�l in the �nmprehe�asive Plan; and WHEREAS, the Tawn Council of the T�wn vf Westia.ke, Texas, is af the flpinion t�at it is in the hesf interests of the Town and its citizens that this Qrdinan�e shaul� be apprvved ai�d adopted. N�W,TH�REFORE, I3E IT OT�DAINE❑ BY THE T�WN C�UNCIL OF THE TDWN UF WESTLAKE TEYAS: S�CTX�N 1: That ali matters stated in the pF•eamble are fowld to t�e�rue ax�d correc�arzd are incorporated h�rein as if copied in th�i�-e�tirety. S�CTIDN 2: That the praperty shown on attached EYhii�it "A" is herei�y re�oned from the R5, "Gauntry Residential" zoi�ing district ta PD'7, Planned De�elapm�nt DistriGt Numbe� Se�en", including the appra�al of a conceptlde�e�opment plan and a Specific Use Permit�Si1P) for pri���.te streets, subject to the�anditi�ns cantained in Exhi6it"S". SECTI�N 3: This Zoning District shall he su�jz�t to all regulations contained in the Cocie of�rdinances af the Town af Vvestlalce, Texas, except where amended herein. SECTI�N 4: The Tawn Secretary shall amend,ar cause ta have amended, t��e Official Zaning Map af the Town af Westlake to reflect the zaning of the property descri�ed and depi�ted on attached Exhibit "A". SECTIUN 5: It is hereby declared to be the intention af the Town Gouncil aF the Town Qf Westlalce, T'exas,that sectians, paragraphs, clauses and phxases af this Qrdinance are C}rdinance 8B2 Page 2 of]2 se�erable, and if any phrase, c�a�se, sentence, paragrapk ar section of this Drdinance shal� t�e de�lared legally in�alid or un�anstitutinr�al by the �alid judgment or decree af any cour�of competent jurisdictian, such Ie�al invalidity or unconsiitutionality si�all nat affect ariy af the rerrtaining phrases, ciauses, sentences, paragraphs or se�ti�ns of�his Ordinance sin�z the same wt�uld ha��been e��acted l}y tl�e Town Co�ancil af the Town of Westlalce without the incarpoz•ation in this ardinance of any �uch �egally invalid or unconstitutinnal, phrase, sentence, paragraph ar SeCtior�. SECTI�N G: That this Ordinan�e shal� be�umula#i�e of all ather Town Drc�inan�es and a11 other pro�isians of�ti�er flrdinances adopted hy tize Town which are inconsistent wit�the terrns or provisions of this Drdinance are hereby repealed, SECTIaN 7: That this Drdinau�ce anly affects the Property la�ated within the b�oundaries of PD 7 a.�d does not �hange az�affect any ather prQperl.y, incl�iding b�rt no� limited ta the pr�perty adj acer�t to PD 7. SECTIDN 8: Any persar� �ialating any af the pro�isians of this ordinance shall be deemed guilty of a misdem�anar affense and upan con�i�tion thereof sk�all he tined in a surn nat to exceed Two Thousand Dollars {�2,Q�O.��j for eacl�separate offense. A separate flffense shall be deerned committed upan each day, ar part of a day, during whic�a�iolation Qccurs ar continues. SECT�QN 9: This ordinan�e sha11 take effect immediately fr�m and after its passage as the law in such case pa�avides. PASSED AND APPR�VED DN THIS 24th DAY �F MAY 24I9. � '� a '�if�.'f�� ATTEST: La�ra Vdhea�, Mayar �F W�S T��� Kell Edw ds, Tawn Secret �D * APPR�V S T � ❑ : �r ' 7�XP5 L. ton La ,�' ' Attorney � ' C]rdinance 8&2 Page�03 l2 E�HISIT A Descriptian and Depiction af Subje�t Property Property Depiction 7*� - - — -� �� _ �-�� � . . r,� .a - �� � .� ` -. ' . �� ��� , �• � � �a� ...�s � �. • '3 �► Y��.' � . �•■ � ` 1..� �� f� ,� r w ��.�ti 'M� , r * ' � ► , � � ' � �' �'. �- . •'�.�,�� * ,.• .�� �. { r + + - ' � . • ■ I r+ � �, �� �.' �,/ � .• • � � �, , �n*���'r s,M ,'��, r: F .�µ!Y .1i.i' • . • '. �i� L+.l ��� �`t+ 1 ��, ' e ` .► '� ' � r � � � .���� M _ - `� � �� ■ . •. � �� �� - � �- ` � ._.� �`" . _ !�� -.�. - �- �, �' Suhje�t . ,�, _, . � � — • + ���` � . + Praperty '"� --�:�'�'� 's�. . _ . , i- r�� r . . r ��}.� f�� -�`�• . _ i �' �� t�" � � 1�' _ � y '�' .'� 1 . � � �v`��� '�f � ` ;`� '�`� � . �� � ,r ' �1'.� .��� _ � . . :� . � : ,� �� �:. � �- -',� •,.'� � � • � '� . • +1•. . . ' . . � �' � •_�� •• 1 �; '�j� V ~ti � ��� - - - • �/�� • � � �j I � .�� : - , . .r� s�.: , � �, ,��. . � _ . � � ,�,. �� •,�.� , �� .`:r�� • ; _ - I'�'r� -� ���i4 �_�' � Ordinancc R82 Page 4 of l2 EXHIBIT A continued Description and Depiction of Subject Property Property Description ALL that certain tract or parcel of land situated in the JOSIAH WALKER SURVEY, ABSTRACT NO. 1604 and the G. 8. HENDRICKS SURVEY, ABSTRACT NO. 680, Tarrant County, Texas as described' in Deed to J. Timothy Brittan and Kristin Brittan as recorded in Instrument No. D206068103 of the Deed Records, Tarrant County, Texas and a portion of Lot 1, Block 1, FISHER ADDITION, an Addition to the Town of Westlake, Tarrant County, Texas as recorded in Instrument No. D214043902 of the Plat Records, Tarrant County, Texas and being more particularly described by metes and bounds as follows: BEGINNING at a 1/2 inch steel rod found for the northwest corner of said Brittan tract, being in the apparent southerly right-of-way line of Aspen Lane, also being in the apparent easterly right-of-way line of Pearson Lane; THENCE North 89 degrees 27 minutes 00 seconds East with said southerly right-of-way line, 764.91 feet to a 1/2 inch steel rod found for the most northerly northeast corner of said erittan tract, also being the northwest corner of said Lot 1; THENCE North 89 degrees 27 minutes 38 seconds East continuing with said southerly right-of-way line and the northerly boundary line of said Lot 1, 299.29 feet to a 1/2 inch capped steel rod stamped "PRISM SURVEYS"set; THENCE South 00 degrees 42 minutes 13 seconds East departing said right-of-way line, 441.21 feet to a 1/2 inch capped steel rod stamped "PRISM SURVEYS" set in the southerly boundary line of said Lot 1; THENCE North 89 degrees 26 minutes 44 seconds East with the southerly boundary line of said Lot 1, 494.41 feet to a 1/2 inch capped steel rod stamped "ENCOMPASS" found for the most easterly northeast corner of said Brittan tract; THENCE South 00 degrees 09 minutes 05 seconds East with the easterly boundary line of said erittan tract, 751.97 feet to a 1/2 inch capped steel rod stamped "PRISM SURVEYS" found for the southeast corner thereof; THENCE South 88 degrees 56 minutes 54 seconds West with the southerly boundary line of said erittan tract, 1553.43 feet to a 1/2 inch steel rod found for the southwest corner thereof, also being in the said apparent easterly right-of-way line of Pearson Lane; THENCE North 00 degrees 06 minutes 02 seconds West with said easterly right-of-way line, 766.38 feet to a 1/2 inch capped steel rod stamped "MOAK SURV INC" found; THENCE North O1 degrees 29 minutes 15 seconds West continuing with said right-of-way line, 440.48 feet to the place of beginning and containing 37.798 acres of land, more or less. Ordinance 882 Page 5 of 12 EXHIBIT B Planned Development District Number 7 (PD7) Development Standards Section 1 —General A. The purpose of PD7 is for a detached single-family residential development of not more than 38 residential lots with a gross maximum density of 1.0 dwelling unit per acre. B. The development authorized by this ordinance shall be consistent with all provisions and graphics contained the Concept/Development Plan, attached as Exhibit B-1, including the clustering of residential lots as shown in said graphics. However, where a conflict exists between the provisions of Exhibit B and Exhibit B-1, the provisions of Exhibit B shall prevail. C. Platting l. The developer shall submit, and receive approval for, a preliminary site evaluation prior to any land disturbance activities; 2. Prior to the final acceptance of public improvements, approval of private streets and release of residential building permits, the developer shall submit, and receive approval for, a final plat, which shall be platted as a single phase. 3. The final plat noted above shall be recorded with the County Clerk prior to the release of any residential building permits. 4. Prior to the approval of the preliminary site evaluation, the developer shall submit a development agreement for final approval by the Town Council per the requirements of the Code of Ordinances. 5. For the purpose of executing the design goals of this ordinance and all exhibits attached herein, amended plats may be submitted as part of a building permit application in order to perform minor adjustments to lot boundaries as needed. The final recording of said amended plat may be deferred to the completion of construction provided the plat is recorded before the completion of the final inspection. D. Permitted Uses —The following are permitted principal and accessory uses: l. Single Family Detached Homes 2. Open Space 3. Private Streets 4. Public and Private Parks 5. Drainage facilities (including retention and detention ponds) 6. Guard house 7. HOA operated amenities in compliance with all Town ordinances 8. Accessory Uses (as authorized in the Town's zoning regulations) Ordinance 882 Page 6 of 12 E. Homeowner's Association — The development shall be governed by a Homeowner's Association (HOA) that will be responsible for common area maintenance, guard house and community center maintenance, private street maintenance, front yard maintenance and enforcing the HOA Design Guidelines for the community. The Home Owners Association shall appoint an Architectural Review Committee that must have at least one (1) Texas Licensed Architect with experience in applying Design Guidelines and advising an Architectural Review Committee on matters of design. F. Any change, reassignment, and/or transfer of ownership from the developer that is the signatory party in the development agreement noted above to a different entity shall require the approval of the Town Council through an amendment to the development agreement, through a separate resolution, or as an amendment to this ordinance. G. The developer and homebuilder(s) of all units constructed in the development shall operate as a single entity, with final compliance with the terms and conditions of such commitment laid out in the Town approved Development Agreement or unless otherwise requested by the developer and approved by the Town Manager or designee for special conditions. L All plans submitted for permit within this development shall be prepared by a Texas Licensed Architect and contain sufficient details required to explain the full exterior construction to a competent contractor. Section 2—Residential Design Standards A. Lot and Housing Specifics: The following are the design criteria for each housing type as described in Exhibit B-l: 1. All single-family homes (except the Golf Villas bordering Vaquero Golf Course) a. Housing Type: Single Family Detached; b. Minimum Lot Size: 1,000 square feet; c. Minimum Lot Width at Building Line: 70 feet; which may be reduced in order to accommodate required lot clustering; d. Front Setback 10 feet; or 5 feet where courtyards/motor courts are provided; e. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth; f. Rear Setback 40 feet, or 0 feet abutting water features and/or open space; g. Minimum Unit Size: 3,000 square feet; h. Maximum Height: 35 feet from finished floor to the mid-point of the span of the highest roof pitch. 2. Golf Course Villas Ordinance 882 Page 7 of 12 a. Housing Type: Single Family Detached; b. Minimum Lot Size: 1,000 square feet; c. Minimum Lot Width at Building Line: 70 feet; d. Front Setback 10 feet; or 5 feet for side facing garages, courtyards and accessory structures not utilized for storage; e. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth; f. Rear Setback 40 feet; g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 48 feet from the finished floor to the highest roof ridge. B. Special Setback Provisions: l. Lots adjacent to Aspen Lane shall have a 40-foot minimum setback from Aspen Lane. 3. All homes shall be setback a minimum of 120 feet from Pearson Lane 4. All homes shall be setback a minimum of 40 feet from the southern boundary line of the development. C. Garages: All homes shall have a minimum of four parking spaces for off-street automobile parking in any configuration but must have a minimum of two enclosed parking spaces and two additional off-street parking spaces. Garage doors shall be made of sectional wood or be wood clad. Garage doors shall be recessed a minimum of (8) eight inches (nominal) from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion and are in a motor court setting. D. Roofs: Permitted roof materials include: l. High quality clay or concrete tile (with a thickness similar to clay). (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 2. Metal: Traditional standing seam with standing folded and soldered seams. Allowed for porches and architectural features only. (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 3. Flat or low-pitched roofing that is 2:12 pitch or less may be of any code approved material. E. Exterior Walls: Exterior walls shall meet the requirements of the Town's Building Quality Manual as adopted by Resolution 18-02. F. Design Guidelines: Prior to the approval of the preliminary site evaluation, the developer shall submit final design guidelines for approval by the Town Council Ordinance 882 Page 8 of 12 that shall be recorded with the private deed covenants, conditions and restrictions. Said guidelines shall incorporate the recommendations contained in the Westlake Building Quality Manual referenced above. With the exception of any guideline provision addressing a particular architectural style, said design guidelines shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions above. Guideline provisions to be enforced by staff include, but may not be limited to, general building articulation, massing, fenestration, roof slope, construction details and building materials. G. Elevation Samples: All homes and buildings constructed in this development shall be generally consistent with the elevation samples provided in Exhibit B-1 such that the primary articulation elements and general layout of the home on the lot are generally consistent with the elevations. Provided all other provisions of this section are met, significant deviations from these elevations may be approved provided that both the homeowner's association and the Town Manager or designee are in agreement. Section 3 —Landscaping, Open Space, Water Features, Tree Preservation and Parkland Dedication A. Landscaping: Not later than 90 days after the approval of the preliminary site evaluation, the developer shall submit a master landscape plan for the development prepared by a State of Texas registered landscape architect. Said plan shall be reviewed for final approval by the Town Manager or their designee. The plan may be forwarded to the Town Council for final approval at the discretion of the Town Manager. The final approved master landscape plan shall be included with the development agreement. At a minimum the plan shall include the following: l. The Plan shall substantially comply with the Concept/Development Plan (Exhibit B-1) 2. The landscape plan shall reflect developer's efforts to comply with the "landscape Integrity" objectives of the Town's Comprehensive Plan and employ predominantly those plant materials (within the planting areas that define the cluster zones and lake edges) that are consistent with restoration of the natural mosaic. 3. Specifics on execution of the landscaping goals stated in Exhibit B-3 including details of planting locations and types, quantities and schedule; 4. A detailed tree survey as required by the Code of Ordinances; 5. Any replanting requirements as part of required tree mitigation; 6. Specific planting and maintenance responsibilities of the developer versus the homebuilder and the homeowner's association; 7. Details for guest parking in the development where applicable; 8. Locations and specifications for the internal trail system B. Tree Preservation — All protected trees shall require mitigation upon damage or removal as required by the Code of Ordinances. Mitigation may be provided Ordinance 882 Page 9 of 12 through tree plantings as shown on the landscape plan during development and/or home building phases. Where possible, old growth trees and tree clusters should be preserved as identified in the master landscape plan. C. Open Space l. A minimum of 19.1 acres (50.5%) of the development shall be reserved as open space. All open space, including public and private, shall be substantially consistent with Exhibit B-1 and shall be distributed as follows: a. Private Open Space: 11.5 acres minimum b. Public Open Space (parkland): 3.0 acres minimum c. Water Areas: 4.6 acres 2. Private open space amenities shall, at a minimum, include the following: a. Gate house—The gatehouse shall be constructed and completed by the developer. The gatehouse design shall be consistent with the design shown in Exhibit B-l. The gate house shall be constructed not later than the final acceptance of public improvements for the development. However, the gate house may be constructed and occupied prior to the final acceptance of public improvements as further detailed in the required development agreement. D. Parkland Dedication—Parkland dedication as proposed by the developer in Exhibit B-1 is hereby approved subject to the following conditions: l. Parkland dedication shall be consistent with Exhibit B-l. 2. Maintenance responsibilities for the parkland shall be the responsibility of the developer/HOA. 3. Details of amenities, and final locations of parking and trails shall be consistent with Exhibit B-1 and shall require final approval as part of the development agreement between the applicant/developer and the Town. 4. The gatehouse, including the property upon which the gatehouse is located, shall be owned and maintained by the HOA. E. Water Features —Water features are a key component of the development, making this a "Water Themed" development as called for in the Town's Comprehensive Plan. Water features shall be constructed by the developer as part of the required public improvements. Said features shall be located and designed as shown and described on Exhibit B-1 and shall be maintained by the homeowners association. Section 4 —Fencing A. The perimeter of the development, not including the publicly owned areas, along Aspen Lane, Pearson Lane and the southern boundary of the development shall Ordinance 882 Page 10 of 12 contain decorative iron fencing located in a manner substantially consistent with the Concept/Development Plan (Exhibit B-1) and which preserves the sense of "open ground plane" as described in the Town's Comprehensive Plan by the use of decorative iron fencing with masonry columns. Brick is not a permitted material. Masonry wall sections shall be permitted as depicted in Exhibit B-1 for the purpose of providing aesthetic accents, privacy, and/or shield undesirable vehicle light transmission as determined in the master landscape plan. C. Individual property fences shall be minimalized in order to preserve the open ground plane and permitted for privacy needs, screening, and/or dog runs in ways that are consistent with HOA guidelines which must prevent isolation of the "lot" from the general ground plane. Individual lot fencing materials shall be established in the required architectural design guidelines. Section 5 —Streets, sidewalks/trails, parking and access A. Streets —A Specific Use Permit (SUP) is hereby granted for all community streets within PD7, which shall be private and constructed to Town standards. Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town standards and Comprehensive Plan recommendations as well as follow the Town's low intensity lighting standards. B. Trails —An internal traiUsidewalk system shall be constructed and shall connect to the public trail system at access-controlled locations. The final location and details of the internal trail system shall be included with the required landscape plan. The public trail shall comply with all Town requirements and shall be generally located as shown in concept/development plan and shall be constructed by the developer as part of the required public improvements. Trail amenities shall at a minimum include the amenities proposed by the developer. C. Parking —Adequate guest parking, trailhead and park parking, and parking for the proposed private amenities shall be shown on the master landscape plan with maintenance responsibilities borne by the homeowner's association as described in the required development agreement. E. Access —Street access to the development from Pearson Lane shall require written final approval from the City of Keller. F. Cluster mailboxes —Prior to installation, the final design, location and size of any cluster mailboxes as required by the United States Postal Service shall be submitted to the Town Manager or designee for review. Upon review, the Town Manager or designee may approve or deny said design, location and size. If denied, the developer may appeal the decision of the Town Manager or designee to the Town Council provided the written appeal is received not later than 30 days from the formal notice of denial. Ordinance 882 Page 11 of 12 G. Prior to the final acceptance of public improvements, the developer shall install intersection illumination improvements to the intersection of Aspen Lane and Pearson Lane such that the nighttime visibility of the intersection is improved. Said illumination improvements shall be detailed as part of the development agreement and shall require the final approval of the town manager or designee. Section 6 —Utilities, Drainage and Grading A. Public Utilities — Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, construct all necessary water and sewer system improvements per Town standards and shall secure any necessary easements. B. Duct Bank - A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement,the final details of which shall be determined by the Town Manager or designee. The home builder shall tie into the Duct Bank prior to the Final Inspection for the home. C. Stormwater—Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. D. Lot Grading—Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets, public infrastructure, development amenities, and approved water features. The pre-grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. Section 7 —Public Art and Town Entry Marker/Monument A. As part of the development agreement noted above, the developer agrees to submit a public art plan shall be approved by the Town Manager or designee and that generally conforms to the public art provisions contained in Exhibit B-3 as proposed by the developer. A Town of Westlake entry marker or monument shall be included in this plan. SUMMARY OF EXHIBITS: Exhibit B-1 —Concept/Development Plan Ordinance 882 Page 12 of 12 SPEI�T�E1� RAN�H PR�PnSED C�NCEPTIDEVEL�PMENT PLAN TDWN ❑F WESTLAKE MAY 2�19 Th�s dacument is intended ta b� a summary of the key d��e2apment term.s and principles proposed Far tlne new PD of the 5pencer Ran�h develapinent, an approximateIy 38-a��-e parcei ❑f land lacated at the southeast �arner of North Pearson Lar1e aild Aspen Lane in Westlake Texas. The property extends eastward to the Vaquern golf course prflperty and sauthward to the�order of the Gity af Keller, Further, this dacument details n�w a single sa�rce deli�er system will mariage bot11 the develvpin�and the homebuildin�_ entitaes en�urin� excepti�nal and cpnsistent _quality fram inceptiQn to cvmpletion, This allows a single entity to remain fvcused �n corn�alying with the various ��sions, aspects and intentians a�the Westiake Com�reh�nsi�e Plan. CopyrigY�t � �OI9 By Waterside Land Co, LLC Ordin2ne2$82 SPE�I�ER ��I��H GENERAL INF�RMATIC]N UNiQL7E DELIVERY SYSTEM A Single Campany Manages �ath the Developing aa�d the Hame Buildi�7g: Waterside Propez-ties, LLC is a 34-� year Hoix►ebuilding company ar�d will o�ersee all h�me�onstruction in Spencer Ranch. The Waterside Family nf Companies wa� founded Mar�h l9, 1984 in the State o�' Texas. Tlie Cam�aai�y Y�as been building I�omes Far o�er 3� years. Tlze de�elflpment c�mpany was founded in 2DI7 ta establish unique, higYt-�al�e communities with a c�rrxmitment tr� en�iranmental ethics and so�ial design that ultimately imprave the inha�itants' well-being. The Waterside Family of Companies has common �awnership in the State�af Texas. Waterside Land Ca, LLC �www.waterside�ompanies.com} Waterside Land Co, LLC is a bautique de�elapmeiit arm of the Waterside family of caz�panies and will o�ersee the land develapment af Spencer Ranch. Waterside Prapez�ies, LLC�www_water-si�ecan7��ani�s.cor��] Waterside has created a "UN�UE DELIVERY SYSTEM" SINGLE S�URCF PRnJECT IMPtEMFNTAT��N: In orcler for West�ake ro sustain resistcrrtce t� ossimrlotian hy the encrooching faBrrc of sUrr�untling cammunities, Westlake must develop p place far p prajec� delivery system th�t is naL the same as ihose surr�ur�ding communitres. At�rresent, the damrnar�t de�rverysystem rs fand development driven, wherein there is a Cand Develaper wha selts 6urldable fots to a Home 8e�irder who then,6rings in their own design services and their avvn resident rrient. As a resuft, there is a "sameness" to the ,nr�ducts created whirh are afien hard ta distinguish from the surroundrng su6morkecs. Wesrtake needs a 5+ngle 5ource Project lm�lementation sysrem (campany� tho� c�ntrals both the Lot Developer and the Hame Buirding entrtres wha wrll nat anly oversee develaping rhe land...6ut...afso� aversee rhe 6uifdrrrg af the houses an thar land crnd thereby he rrr a posrtiorr ro create Q fruly urrusual, lifestyle product thar h�as exceptiorral and corrsrstent uc� a�rfv. Wirh "skrn in the gcrme"from the outset, there is an unusuol motivr�tian t�maintorn quafi[y design anr� canstrucCion �s the u�fimate return f�r [he c�mrrruni�y. The faurlder's vision is the same a�s the develaper's vision and tne ability to �ring �and devefapment arrd hame�onstructrorr together in a drsi�rnguis�ed way is rrrare possr6le. Therefare, Watersrde pssures the Fown that a srnqle comppnfl "Warerside Propertres, ZCC."is fu11y r�mmrtted tn directry Qv_ersee_bor_h_asperts�rhis�rojert_�bntn land develnpment compan�an_d_the hame 6urldinq campanul wifh the terms c�nd ca�drtrar�s of Chpt C�mmitment, c�ddressirlg ur�foreseen events, ta be wvrked out in�developrrrent pgreement with theTvwrr. Page Z ofi 32 Ordin�nce$82 UNIQUE COMMUNITY Waterside's creatian �f Spencer Ranch is an extraardinarily unique high-quality cammunity �ornrnitted t❑ the �ario�s �isions, aspects and intentions of the Westlake Comprehensi�e Plan as outlined l�elow. SpenCer Ranch Comrnunity: Qur goal is to bring a sense of place to new c�rnmunities thraugh a well thoug�t-aut "re�erse design process," using the natural fabric of the Iand and incorporating a wellness component that encourages best in ciass use of space. Hearkening back to centuries-old traditions of li�ing on the land, we carefi.�tly study the terrain and �raft landscape-appropriate homes that speak to the surroundzng properiy. We fallow a nanconformist method of designing and �zrtually buzlding homes on the Iand before plotring streets, or placing t�e elements — lakes, creeks and pastoral swatY�s — ahead of de�elapment. This mindful appraach interweaves the home design witY�the fa�sric�f the land, blending indoors with outdoors for a rnore arganic appr�ach. The result is �eautifully harmonious and healthy places in which ta live and raise families. `� �—� t�. ��.-� �'`�,,r� _ - � �.___. .�..�_ - �---- _ ' ,} r h�� � _� �� � � , , � � � , �� � � � � � �' � - t ~r��e�'�.� ��':� _t�'n� �, �Y�� ! �, ��.:�] �r` �. �=r'�� 7� � 4 ~`��"'�. . L .1 :\ r __ _.r `� - y � ���___— 1�� -- �r.�,'��-� r -- - - _ _ ---_ SY�� 7 ' . -- ;�; .1 1 . � • -�`� _�l r}[,T,cs r ,rY � '_ , �� �' ��_ '� �� � �-- "'�� �.��+�.�" Y �� �� i� �, } �--,� � .'� ; ��`� ,�,T a.;.;-;-� � .i�—,:. + �� r,.-`Z. ;�- �.� � ��' �v �l'�f � � _�4 i,l ��� � '� �-�` .�'.{ , � ►5, �� �` �i,u-. `,��~� - '�.��' *� S ..`'�j ''�1��.!.'`\����-�.la � . I ` '�"� � �,���t. �r�r1�F}:���, ��''� ' � -�--�� ~ ' . _ �t + _ �_ ,R��',,� . �=---�r y. . A�_ � � ���.�� ,"�-'f � '+ p --� �,- _ ,���'�'. �' � - -� r �`r �. � �� } _ f'` _ y . , �-�-, ��. .r. . ,�9' - % ��f��iC 'P' { 1 � �+ r Y � '�i � ��+ �'•�• ujr� ��r n �} �!�'� ,�. %�� ,��` • �1t}� il ,� � i - -�� -a- " rr•,��7�` ��� 1 ��` 'ti i;� � ;I, il� .•�.���.�:t •1�; � � �i. � 3 ��} . ,��,�1;f�� ' ; I� � � � �'1 >> � � i, i�• "� !�p �,� �'.'.� �'� � 'i, - '�' � r� �r, � �� , , 1 i �,�����. �� � � ;� . �a�� � �II� �� , � Y�� , � �,� �1,�' ' •t,z"''� �;���: �.,�!--- ,.� , � ' �Vf+ ''�i .' .�� 1'!�, ' ' . �s ; � , .�I 1�� , � , . .��,� 1 ��,�, � -� ___�__ �_ , � "Spencer�Ranch as seen frotn Pearson Ln" Page 3 of 3Z Ordinance 8$2 Wit� o�er 3� years' experien�e in fine homebuilding, we knaw how to see it �efore we see it and how to design and build qualiry. "We are creating a unique and healt�y style of li�ving in Spencer Ranch, with a ler�el of quality amenities that is really unmatched anywhere and, that contains hausing that, we feel, can be sustained for a hundred years," says founder Paul Pastore. Waterside of#'ers full Lock-N-LeaveT"' serrrices through their sister company Waterside Home Maintenance Concierge (HMC}, with on-site securiry and a maintenance team. The residen�e of Spencer Ranch will enjoy a well-concei�ed, rich in quality neighborhood that allows for a Y�igh-qualiry secure rnaintenance free Ii�ing en�ironment. � TPII:FJ�ll3E5Ti-AICE J I._ 7CWY OF UlESTLAICE_"=. .'� �r�—�� � A`aPEN LAhIE _. __. . .. ,, � _ _ TdLN OF r i ` .��.�x .. T•3�-_.. LUEETLAI�E yf--- f' S ericer Ranch � i - - �-rr�" � I! qatH� I Afl�vA'E OFFn ' L-AKE i �1 ] � :��A�� ' I .- "' Sp� �. _�YV�terside Land Go. L�.G. ..�i ss�J! � I �r -.. �` — —__--� 'rna��ors se ! . + � \ I *�,sy Lnn_.u[Er�- / 3L G'm1,acfT.a � `�-1` � / � ' � � 4 ' � :W6w uW1=P-nR-J�-i�4 A[Rl91?9A6 6A11'J' 1 u+rRNkf ' `.R.��".�y ,',ti�� /"� � � ' iorel�EH 9�a�r-�9i BCREeJ SB.�S � f� S+� I ./ 1 I 1' `� �, f � PWf�iEGP@�M/�=R••i�+,acNi� V �,'•ti- �� I �•+"'_ � I'11euG GPmI'.PhC=-].O AG¢ . �,��4r�s�1 . Y I � r � ' J . wnrER euas�s a.c�s�nr.�� �'�� �•-�� :i . x 3 � � 3 ��� �. � .`�. 6 � � �._. � G.v I�L�.r�H AFzCJ�rTECTIIP.E GI�.P LLG. �� 1 yyy �I << '. ' . �an�n�mr. /" '� .-'1:, � �-,�;y i ��5'I,}ki}y E u w."% raw.aa,��y sa +ao�se��x .�- - , _—.._I •-ti:_�s�-_ , , C��.��a� . .I. � � � � , ' ' � ,� �.. �_. ��Y;,.: ' ,�--- r= i�„ —, � -�_- , _� r ����_ ,�.,;�y-�. I�l W4 fJ I 4 ,, ; A�� i � �: .. _ � ,, � �� � ,, � ; , �__..._. r__ --- f�� E� 3 ..�•�.,, A � -auu r� � w; ,� ;, `, 3 ��� ��. � i ;1FE5TLAICE Y a �` � '- ' � -- -- �� ,;;- �<p , , � . ❑ �t :� ! '�MWN LAY.c . . 2 �% 5 i � I � 111ATER � I '�'��y I � P.�q.r�-v I F�.bTt1RE � I � i� ] . _.._._ `( ddy� 19' { r a' � � '� �, r �___. . _T . �.�._ — _._� /l �I . \ 6 � Z ��`�. \ �•� . � I S' .� ���.. ,� � � ��. � 4. ' I' ,l� � � t 5 � .�� �-�� t� � ti _�� ! � + � II f� � � " � — . - - � . � . . ' �. 1}r'�~ +/AQUER6 l� � � � � ` `E � �� 4 . GaLF � r ���'. . �f + � . �,� LA,LE a� �-•-- C{7UR5E I , _ � �� , � 3 4 ," �_ _ . �y— � J ° I ' 1� F.� I i� � o. —l•- I � 3 � I �� `�' _� � � 4S�I' ' � � 'r I 1 �� � • . ,•���� f �y � � ��' --._r-a -�tii 1. ` .ti .,� � .� � _ .f Y �� �. ;+� . . 3 � 1'�..—s" .- , l � 1 � . ? .. _ /L. 2 � .• f �. eravnxc crer+ `�--r. . . � 7IXUN�F F�rjePn:!� � �..QK� \ .. � 6PACi �I . , �� ` �� ���"I W�gT�CE `1 � 4MFNT:EA y` Z I I'� � � ,� � : �wva.e crr: aP.�a g LPF.^E � � - _ "'_—__ - 1 �- . . _",__' { ' " _ . . . . . - _l . .. I(--FJ'Sefk.�Gk _ . _ . .. _. .._ _._- _�' ....-. � � � �GITY O� K�Li_.FR� 5pencer ftanch Goncept /De�elapment Plan _ _ _ sca�:,•=50�_ - - - - DATE:�SAY 2p19 "Spencer Ranch 38 Hotnesite ConceptlDeveloprnent Plan" Page 4 of 3Z Ordinance 8$2 The property will be secured with various types of fencing along the perimeter and a se�ured gated entry and exit. This highly amenitized, healthy lifestyle community cantains "multiple clusters" of housing, built araund a central bady of water. The cornmunity's deli�ery of di�ersity of hausing establishes a 3,QDfl-square faot minimum hame size, all with common�ore attzibute5 oftimele55 architectur�,I de5ign coupled with high-quality, low-xnaintenance and energy-efficient hames that are finished aut with best-in-class luxury-level interiors. The community is designed to encourage inhabitant interacrion, promoting pedestrian mobiliry by bringing the homes and courtyards closer to the roadways, and by pro�iding an internal aerobic trail and se�eral large lakes that �onnect the flpen spaces and a tree prese�ve area. Spencer Ranch SummarX May 2019 ■ Approximately 38 acre5 • 38 Clustered Homesites ■ Water Themed Community • 5ingle 5ource Deli�ery 5ystem ■ 100°/� Compliance with Westlake Comp Plan ■ All Single Family Detached High Qu�Iity Homes ■ Approximately 50°/0 �pen 5pace ■ Approximately 3.0 Acres Dedi�ated to Permanent View 5hed Corridor along PearSon Ln ■ 3 Lakes ■ Low Maintenance-Lack-N-Leave�ommunity ■ High Securiry Gated Community Page 5 of 32 Ordinance 882 WESTLAKE CUMP PLAN CqMPLIANCE `]Vaterside's creation of 5pencer Ranch is an extraordinarily unique high-quality community COmmift�Ci t0 th� v�riflu5 VtSiOr]5, aSpeGtS and intention5 of the UVeStl�ke Comprehen5i�e Pl�n as autlined belaw. CQMP PLAN Page 71 Waterside has created a de�elat�ment that will "LIMIT GRADING" "GRADING C1M1TA TfnN5:5pencer Ranch is focated in the "Midlands"Ecnlvgicd�Regian of Westlake CPg. 7I of t�he Camprehensive Plan}. The Comp Plan requires measures be taken f�y any deve�oper ta Iimit rmpaCtS �n the gro�►aa' pIp►ae whiCn prpm�te ero5r�n. Thrs r►aGl�des lrmitotipns on grading. Therefare, Waterside is cnmrnitted to lirnitatinns nn grading hy alrowing an�y that grading as rs necessary to construct streets, infrastructure, develQpment amenities, and indivrdual home clusters. Watersrde will prohi6it the creation of lot pads and the use of srde tot line retaining walls to create Int pads. Watersrde wilt respect some exceptions where patros, drives, and poals are 6ur�t tha[carr 6e viewed as extensions of the home." C�MP PLAN Page 74 Watersade has cz-eated a development that wili "RESTORE THE NATURAL MDSAIC" "RESTDRATIQN�F TNF NATURAt MQSA�C:Page 74 of the Comp Plan calls for"contextualizatrQn". The Comp Plan states: "Contextuafizatron, which grows from a commitment to landscape integrrty is whac hefps co preserve t�he praperty values sustcrined in Westlake. ft is therefore impartant that the plan creates mech�rnrsms ta cantinue the cammrtment ta londscape integrity, n�t anly to preserve the postor�rl londscape pf the Town, �but to crlso preserve prpperty vr�lues. rr� thrs sense, landscape rntegrrty needs to gurde the deveropment-rerated consideratrons of the Com�arehensrve Plan." Landscape Integrity is defined, in the same sectron, as "development that has been contexcualized co fit withrn [he naturaf landsrape..." Therefore, Wat�erside wilf use the landscape opportunrtres presenteci 6y open spoce, defining clusters, to restore the naturral mosaic in such o way that the Camp Plon's catl for "contextuatrzotion" is achreved. Therefore, Woterside will use the landscape apportunities presented ,6y Qpen space, definrnq develot�ment elusters, to restare the natural mosaic in such a wav that the Comp Pfan's call for "�ontextua�ization"is achieved. Thrs wirl requrre a cansrder�rble commitment� ta landscape materials and natrve species employerl in d manner cnnsistent with the Concept/DevelopmentPlan." Page 6 of 32 Ordinance 882 C�MP PLAN Page 83-$S Waterside has �reated a de�eloprnent that is a "WATER THEMED CDMMUNITY" "WATER TNEMFD OFVFtQFMFNT.•Ppge 83-8$�f the Comprehensive Plon plpce5 the devel�pmer+t tract in a steeper tapographic settrng{not che steepest}crnd recommends chat chis lacatian is appropriate for"water related"deveropment.Paqe SS af the Camprehensrve states that"addrtional measures ather than densitv may,be surtable for preservation af rhe hillside and viewshed". Those other measures include Jrmitatrons on gradrng[descrrbed a6oveJ and"water related"devetapment that rncludes multiple water amerrrtres. Therefore, Watersrde rs presenting a develo�ament desrgn that employs water as a mojar companent of the project...such woter wir!�e used ta mitigote erasiar+ and st�a,�ilize [he grade rondit�ion. CDMP PLAN Page X 59 Waterside has created a "�LUSTERED" rie�elapment "CLUSTFR L]FVELOPMENT: T�e Land Use Ptan sectron of the Comp Pran (page 359J states tnat "smaller lots cae�ld be compati,6le with this character fdistrict� if such lats are CtLIS7ERED AIVD 5tJRR�[JNDEa W17H �PEIV SPACE...". Waterside is presenting a "cfuster development'; Cancepc/Develapment�Pfan in which the "cl�sters"are surraunded with open space. To accompfish thrs rn p m�nner C�r+Srstent with the �thpr requirpment5 �f the Comp Plpn, WcrterSrCie wrll use the wpter theme element as or+aspect o�the oper+spoce defining the required developme�at clusters os irlustrated on the Corrcept/Devefapment Plarr." ...However, smalrer !at sizes caurd 6e campatrble wrth thrs character rn such lots as clustered and surrounded with open space sa that the qross density remarns one dwellinq unit per acre. The sense of apen land rs more essentrar than �at size. The Pastarar Community rs predominantly residentrar wrch some institut�ional uses and office campus uses where t�he FAR is �:1 ar fess. Informal loc 1pndscaprng repl�rces rigid street londscaping, gi�rng mpre visuol presence tn the ncrturpl graund plarre than the raadway. PreservatiQn af current home vafues is key to future residentrar development. Page 7 of 32 Ordinance 882 Watersade has created a development that contazns an "EQU�VALENT LDT DENS�TY" in canformance with the Westlake Comprehensive Plan. "DENSITY: Page 359 of the Comprehensive Plan states, "smaller tots co�ald be com�atr6le with thrs character drstrict rf such lots crre cfustered and surraunded with open staace so that the qross densrtv remcrins one dwelling unit per acre". The text rmmedi�tety f�ll�winq that statement further stotes. "the Sense�f apen land r5 m�re rmpartant thar+1Dt Srze��. Th�S�CpnLi Stat�rt7�nt Off2rS R quRlrfi�r tp the applicatron of the frrst statement, suggesting that density equrvalent tQ 1 unit per gross acre is desira6�e...if..the sense of open fand is enhan�ed. To ac�omplish thrs, Waterside has limrted the place square foatage of development to a total square footage t�hac does not exceed the "grass" pl�rte squore footage of development crt 3 un+t per acre. We coll this on "Equrvalent Density"which is expressed rn o mpre open Jondscape, ❑londscape where open spoce a'aminates ond the expression Qf Iot lines rn the form of praperty line fences is diseouraged. This fuffrlrs the vrsion of the Cor.rr�arehensrve Plan. 7�e �nrfyrng matrrx Qf apen land that defrnes the cluster develo�ament of Waterside prevents cr�r;��ssron wrth densrtres mare typrcar of other Character Drstrrcts. Therefare, Waterside cQmmits to r�density that is equiv�rlent to the developed densiry of T unit per acre and a total numher of lots not �xc��din� Y.�lat(s1 aer acre;whrch Watersrde views as necessary to achieve ALZ other visrons of the Comp Plan,as they are applica6le to this site and s,pecrfied in this application for 5pencer Ran�h." Waterside has created a development that respects "�PEN LAND & UNINTERRUPTED GR�UND PLANE" "OPFN LAND, UNINTERR[JPTFD GROUNa PL4NE, ANa Et�M�NATI�N �F �PA4UF FEIVClIVG [EXCEPTFnR SPEC�FIC FUNCTI�NAt PURPDSE51:Pape 359 of rhe Camp Plan st�ates that "thesense of operr larrd is rnnre essentia!than !at size". Also, it rs an inten�af t�he Pastaral Character Distrrct that"homes nre 5rted in wpys respons+�e tD fe�tures bf the tot insread❑f the streer." Poge T 59�tsp states, "the averalr character rs one of a damrnant randscape arrd houses arrayed withrn it".Addrng to thrs emphasis on land,page 2�2 of the Com�n Plan states that"articulation of neighborhood edges can suf�divide the ground �nlane wrth opaque watls and other hard divisron, wnrch hegrn to subur�sanire the rurat landscape". Later, nn that same page it states, "apen spaces are meant to be remnants of the historrc rurol 1p►aciscope c�nd serve os seams thpt 6r►aci the cpmmercrol ond residentrol uses together...therefare, �aarous edges are more preferred tnan barrrer edges". It rs crear that the CQm�a Plan seeks ta preserve the sense of unrnterrupted ground prane in the PastoraJ Character �istrrct. Consequently, Watersrde wirt provide means of defrnrng edges {devetapment and praperty fencing] that preserves the uninterrupted ground plane (as much as possrbre] in a way that remembers the histaric rural fabrrc. IVerghborhood definition wi11 be trarrsparerrt, not a salid 6arrier. Property fe►acing wi116e limited, with certain concessrons to privacy needs, screenrng and d�g runs accommQdated in ways that do nQt result in isQlating the entrre lot from the general graund pfane as shown on tne Con�ept/Developmenr Pran." Page 8 of 32 flrdinance 882 C�MP PLAN Page 16b „CDIVCLIJ5I�IV.. This land use plan seeks to further the goals and asprratrons far the crtrrens af Westlake as presented in the pu6rrc plannrng workshops. Therefore, this fand use plan 6uilds u�on the recoqnition that market condrtrans rn 20T4 are srpnifrcantiv drfferent than market canditions in I992 and that�such chanae of condition wrll fikefv motivate owners of undeveloped propercv co seek ouqmentatian of therr currer+t rr�ning ordrnonce. Therefnre, this land use plon rs mecrnt to be p qurde in disCussrons when Considering such requests by 5eeking tD rtientify pclthwL�yS to a pDsitive respanse that does nat further burden the Town with additionar traffrc and/or facrlities demand. CDMP PLAN Page I93 Waterside has created a de�elapment that respects "PUBLI� DPEN SPACE &RURAL LANDSCAPE PRESERVATI�N" "PL18t1C DPEII!SPACF/RCIRAC L4N�SCAPE PRESFRVATlON: Ppge T93 �f the Camp Plon p'e5cribes Rural Ranch Landscape [a type of Dpen Space recammended for the PastQra! Character ZoneJ as places "where residential development may move to preserve some aspect of the rurar heritage". In the IJr6an�esign S[ruct�ure parcron af t�he Comp Plan stat�es thcrt"open space edges are meant to f�e remnants af the histari�rural Iandscape..."Ctearly, the Camp Pran is seekrng to find opportunrtres f�r preser�atron af the rural herrtage of Westloke in the crecrtron of ppen sperce. Spencer Ranch eantains a water feature that remains frQm eartier days (Iikely a rancn stack pand]. Therefore, Waterside wiI!take measures to rncrude portrons of tnrs water body in a usable open spa�e that can fulfill the Comp Plan call for rura�landscape preservation." C�MP PLAN Page 267-�79 "DIVERSIFICAT��N DF HQUS�NG" The Housing Plan component of the Comp P�an stresses the need for"fife style"afferings to accompany housing options far at�her high-end market�s. These projects, which drversify the housing offerings rraare[yprcal of Westfake are needed to at�tr�rct younger buyers, meec future hous+ng needs�f an ag+ng papulati�n, and mrtigate value enrraathment. TJ Preservation af values 2J Drversify the higher-rncome market ta attract young huyer 3J Meet the futrare hausrng needs of an aging populatian 4J Mrtrgate valrae encroachment Aage 9 of 32 G]rdinance 882 LANDSCAPING 5pencer Ranch will approach t�e total Iandscaping effort as one co�esi�e and comprehensi�e unit for the entire tract ❑F land. The landscaping design will incflrporate the �ision of the entire tract using all aspects ❑f the terrain, thus �reating the "natural rnosaic" the town prefers. Althflugh installed in indi�idual increments as each home is campleted, the Spencer Ranch �ision is to create an a�erlay af a full and camprehensi�e landscape plan that embadies tY�e entire parcel ❑f land and raises t�e standards in Westlake and is nat prejudice ta any one dwelling. L�ndsCaping will encompass many �spects for t�e de�elopment, canCeptually and physically and will be implemented in phases; a. Park Land Dedicatian area-autside of the comrnunity fencing b. DeVel�pment infr�StruCtur�IStz'�et5; C. ZnLiiViLiu�.I hOu5�5 The rnaster lands�ape plan will include the following elements: • The establishrnent of a "old Growth" tree preserve at the Fisher property boundary. EStabli5hing open 5j7�C� �nCi me�CiaWS u5irig ��ri�u5 typ�5, sizes and species of trees and plant rnaterial. • Wea�ing natural features su�h as bald cypress trees in and arflund the water 5y5tem providing a more natural bank and greater complexity at the edge definitians. ■ A genuine effort will be made to sa�e and protect oId-growth trees. ■ Care wall be gi�en ta �ow the IandSCaping �nd streets inter�Ct gi�ing careful attention to the development ❑F"social space" as it relates to this aspect. • Tree Mitigation: Trees located in roadways, lakes and utility rnain 1�C�ttOnS d5 ShOwn fln the preliminary pl�t and civil con5truction pl�n5 are hereby exempt frorn the rnitigation requirernents flf the Code flf Drdinance5. LandsGape architect: TBD Page 10 of 32 Ordinance 882 UNIQLTE AMENITIES Spencer Ranch CQmmunity Amenities: Spencer Ran�h is Iocated in a �ery unique setting, experien�ing incredible sunsets, go[fcourse �iew, Iake side sertings, serene k�zgh-quaZ�ty lifestyle. Spencer Ranch Y�as roliing tapagraphy, 38 High puality homesites grouped in clusters surrounded by an abundance of open space and lirnited fencing. Spencer Ranch will ha�� a well-pasitioned high �uality "staferrtent" gate house that does not yield �o r�eighbaring communities. -... ��` � �.� r y. � ��' •� � , � = : �_ �� �� :� . _ -- - � � � � ���� , �, ��.� . , w � 1 . `"- _ , - � � y 1.� ' . . �� '�°. _ . . � �.�,.:• •'.F:�., �!�; . -�, — "�� w�r.7R.}� a •_�. •�����; �! .g.�.. _ _��• .� . w X S � � ,.�1i�C., Y �'1� f +, �ry' . - �, ��. '` � �k il U .Y ' �'�+�.. ."� ���. � _ ��� } . � ,: � ' �,.�.ti - .. ��� -'�- .' � � - r� - �� F ,� .. ;,��'-�,r��'�-'- -�.� �� ''�. ,�':,�., �� `;� ',�: - �_�'.;�s�'�� ��+�.���`'� � � "���. � `''x�.. .:•.�' �... _ � � ��. *r��". fy:.��ti��f � �� . -'��� �+is��~_� �� . , � I �'. �. . . - • - �� .,0� � �:. 4' �s� ,� __ • �. �..� _ � - - - ... -�._. .. . "2'he Gate Hause ut Spencer�anch" The gate h��selsales center will be constructed on the properry in the general l�catian as sh�wn vn the CQnceptlDevelopment Plan, the building {aba�e} will have the similar architecture as the hames in Sp�ncer Ranc�, Since the gate houselsales cex�ter is the key feature ta the early pragress af the de�elopment and lt h�5 C�tr�Ct aCC�SS tfl utilitie5 dnC� P�ar50n Ln, trl� (�eVelQp�r i5 r�C]UeStiri� t0 �7� allawed ta submit building plans and start c�nstruction �f the gate houselsales center structure within 3� days of Tawn appro�al of the c�ncept de�elopment plan and fallawing the normal building perrnit application process. Page 11 of 32 Ordinance 882 5pencer Raxzch has a single entiry cantrolling t�ae development and home buildang including complete landscaping and professional construction management beFore during and after completion of the entire project. Praject Arnenities: J Unique geographic Iocation an the "eag�" of the Town in a submarket J Unique setting with ralling topography J Dramatic western sunset�iews . --�� ■ . ;�, , _ - ���r - - --� , _ _ . "Actual Western Yiew frarn Spencer Runch" J Great golf course views J Multiple water features with direct lake views J ��en S�ace a�roximately SO°/o ❑f the de�elo�ment J �ne single Westlake nei�hbor J Pri�acy from cvmmercial de�elvpments and hzghways J Bvat dvcklfishing pierlpump house an the main lake J Unique Lands�ape deli�ery high quality purpose driven landscaping plan as�iewed fram a totat neighborhood�ision Page 12 of 32 Ordinance 8$2 J Pastoral street s�ape with parkway dri�es J High quality concrete streets and curb system J Enhanced street pa�ing that is consistent with ALL home dri�eways J Well positioned, High Quality "this is Westlake"statement gate house J Well positioned, High Quality "this is Westlake"statement entry fountain and gates J High quality fencing J Limited internal Iot fencing J Lzmited Iot grading-preservzng the nai�ural ground plain J Houses built in clusters (11 ar less} surraunded by open space J Permanent Parkland �iew corridor at Pearson Ln (12�'setback} J Town trail system at Pearson Ln J D£�'street parking at each home J No o�ernight street parking J Public parking for traiZ head and historical marker J Westtake monument signage at the southwest entry tv Town J Permanent tree preserve for old growth trees protecting our only Westtake neighbvr and preserving vld gzowth trees J High �,uality architectural designs by licensed architect J High puatity home construction J Single source entity controlling both the developer & hvme builder J Single source sub-cantractor base! J Professivnal site management pian to be Implemented during the land de�elopment and through completion of construction that clearly shows how Westlake operates differently! J Dehris control plan &management J Material storage control pZan &management J Sanitary statian (port-o-Iet} control ptan &management J Construction staging and parking plan &management J �n site access control for all construction traffi� J Qn site professivnal prvject managers J On site home maintenance concierge J �n site Iock-n-leave J Dn site "State of the art" SeCurity J Drvne landing pad J On site package deti�ery management J Designated Public Art location J Preser�ativn of the Buck E King historical marker Page 13 of 32 Ordinance 882 Community Fencing: Spencer Ranch will ha�e a completeiy secure perimeter with contiguaus fencing af �arious appro�ed types: Perimeter Fencing for the de�el�pment s�all be the f�llowing: ■ Spencer Ranch property wit� the immediate �order of Pearsfln Ln & Aspen Ln(west& narth}shall ha�e decorati�e iron fencing(similar to the diagram below} that generally parallels Public streets as illustrated on the ConceptlDe�elopment Plan. Decorati�e irvn fencing with masanry columns and masonry wall sections strategically plaGed as determzned appropriate to pro�ide aesthetic accents, pri�acy, andlor s�ield undesirable �ehi�Ie light transmission as determined by the Develaper's Landscape Architect. �;`le-..� - -� �-1 ,. � �--�ca�a -+��;pc�F- � F ,a. � , _ � � � �^'�L� ��' . ._ , . .. —`�'"•� � �� II � - ` •- � = �� i 1� I � � • I � 6 ;' ' _ . _ .. r � Y � g� - -�� _- � ,. � � `� .�.� - -=�'���.�� r - r � � � � � -1. -�— � - .. � �r _ - - - .- '.. t_, i _ _ � ..L �-�=�.1�r=1 ��t-.�3 u 1S'c.. L�y- �C. - _ �.S��. �,�....=� <y t �. r � 1:7�, r� ��i� � � . � �� _ ��ti_ '' --�(�=--�� ._'�. 0� -- ' T�(]�r�a�•� ; r:i� ,"� ' 4EA�- -� ��,.�—;,,:,_ � . +:'�� _. _ � �� �__.s� — � J - -�-_ , -�' ,, - � �,+'� �. •-,. . _ � .=�;, , : , . _= _ � � � 1 i j + � � - .' , �+�. '�s'.�-'-- -1 — � a'". �. , �� �_ _ -_ _ L __ ._ _ �� — . '- - - - � - - _ --�---= , � . . .-�.._ -'- t� . _ '� , t a. � . ���� ;�ie �----�s�-� i.�'= �- ,- .��� _ _�._. . "Fence Cancepts and the entry Fountain at Spencer I�anch" Page 14 of 32 Ordinance 8$2 In additian ta the above fence types, tY�e following fence types are allowed at Spencer Ranch: Existing fencing fram neighbaring praperties � Iran fencing similar to existing fencing - Masanty fencing with �nis�ed consistent with the hames in the de�elopment Fences on individual lot property lines are generally discouraged, howe�er they may be appro�ed by the ARB in addztion to the fallowang: a. Dog runs b. 5wimrning poal safety C. Pri�acy for internal caurtyards d. Screening frarn neighbors Gate Materials: Wood with frame mernbers rneasuring a rninirnurn ❑f 1.5 inches thick �nd infill pl�nk5 me�5uring� minimum of 1.S inche5 thiCk. • Iran gates witY� the frame measuring a minimum of I.5 inches square wit� pickets ❑f at least 3/� lrl. 5C]udt'� Wit� welCieLi COnn�CttOnS. SuC� fences may be made of solid stock or thick wall tubular steel(su�i�ient thi�kness to not burn through when welded but no t�inner than 3132 inch}with any�nials ❑r ❑ther decorati�e detailing l�eing made of sfllid stack and welded to the fence canstructivn. Page 15 of 32 Ordinance 882 SPENCER RANCH LAND USE PARKS AND DPEN SPACE �pen space: Tk�e Westlake Coxzzprehensave Plan and futuz-e land use plar� do not sk�ow anv_ onen-space requirernents far the subject prvpert� Howe�er, per the proposed ConceptlDe�elopment Plan, Waterside is pro�iding approximately SU°/o 4pen Space and dedicating tY�e entire Pearson frantage {approx, 4,S acres for a permanent �iew corridor to t�e Town ❑f Westlake {t�e numbers below are estimates onlvl: ; 19.1 acres af total apen space is being provided � 11.5 acres of Pri�ate �pen Space � 3.0 a�res of Public �pen 5pace ^ 4.� acres of lakes This dedication includes a pri�ately maintained and publicly ownedlaccessi�le linear park along Pearson Lane, and a tree preser�e area near the neighboring property an Aspen Lane. This dedication also requires any hauses that side to Pearson Ln be no closer than 1 ZO feet fram Pearsan Ln. Parkland dedication: Parkland dedication is required based on 1-acre of parkland For e�ery 3d residences for a totai of 2.26 acres. The CanceptlDe�elopment Plan shows appraximately 4.5 acres to be dedicated with t�ie platting of this property. TY�e parkland will be pri�ately maintained by the H�A but will be publicly accessible. Special Areas: Located at the Entrance to 5pencer Ranch; Spen�er Ranch will have a pu�lic parking lot Fflr �isitors wishing to �isit t�e Town of Westlake Buck King historical site. Spencer Ranc�will also ha�e a Town Traal�ead tze in and build a walking tail at the Pearsvn Ln frontage vf the Spencer Ranch lirnits. Page 16 of 32 Ordinance 882 Community Tr�i15: Spencer Ranch will contain an internal trail systern and connect with the public system at access-controlled locations. The trail systern and the aerohic prograrns are being studied now by Waterside and will be submitted with the landscape plan. Public Art: Waterside has a strang desire to support the arts in Westlake and will commit t�e following ta a Public Art�ompetitian: a. A competition site of a size to be determined, to place the art at Spencer Ranch in the Publi� �pen 5pace b. A donatian by Waterside af an amaunt to be determined will be autlined in tY�e Ecanarnic De�elaprnent Agreement. Page l7 of 32 Ordinance 882 STREETS, PARKING, SIDEWALKS AND TRAII,S Sfreets: All cornmunity streets will be �ri�ately owned and rnaintained. They will be constructed with mountable rolling curbs with enhanced �nish locatians as shown on the Concept I Development plan. Homes in 5pencer Ranch will use the same material for alI dri�eways as t�e street enhancement material5. 5�c-eetlzgk�ts: Streetlights wili l�e located at�orners and intersections. Light�xtures will be Iow- pedestal-type �xtures tY�at c�mply with Town ardinances and dark-sky design guidelines. _ _.� L .t 1'�' �.�. t: '��y ' f- r -�..�� - ��;� �` „-.�.�-�- _ _ J+'°� `��{ _ - � .e�71�"� �' � j - . _ -e-+� - ' __ � _ _ -_ Page 18 of 32 Ordinance 882 5idewalks: T�ere are no typacal cancrete sidewalks in the de�elapment, walking tr�il5 �natural material} will be located throughout the de�elopment and will be indicated by the Landscape Architect fln t�e Iandscaping plans to be subrnitted to the Town. Trail systems: An internal trail systern and ar streets will facilitate pedestrian mobility witY�in t�e community. The public trail system will be extended from Aspen Lane south to the Town border on the 5pencer Ran�h property and be built to be consistent in size and materials with the Town's trail from Aspen to L3ove Rd. Vv�x-'?I'. Town of Westlake water system will cannect to t�e de�elapment at two separate locatians ta create a loaped-system. �ewer: TY�e praject engineer has met with town staff and perfarmed the necessary calculatians to determine that the public water and SeW�r 5y5tem5 can accammodate the additional loads anticipated to be generated by t�e pzaposed de�elopment and there are multiple access points a�ailable For connectiQn to the public systems. Starm-water: �ambination af natural grassed swales, detentian ponds, and reflecting pavls, cannecting ta the existing public street stvrm-water system. Du�t bank: As required by Town ordinances, the de�eloper will install a du�t hank system tY�raugY�out tY�e subdi�isian. EacY� home will be connected ta the duct bank system priaz ta the CertifZcate of Occupancy appraval. Page 19 of 32 Ordinance 882 LQT SPECIFICATIDNS Density & Lflt Size: Spencer Ran�h will be a unique community of high-quality housing on srnaller maintenance free Iots: • 38 uniquely clustered �ome sites T�e DeveloperlBuilder are requesting t�e flexibility to adjust lot lines as home building permits are submitted allowing homes to be custom tailored to each site. Housing type, size, nurnher ❑f flflors and the hflmeflwner's desire for larger or srnaller footprints will impa�t lot size and configuration, and ultimately the tatal number of lots ta be built upan. Minimum Lot Widths at Building Line: All Hame sites 7� feet HDME I LDT SPECIFICATI�NS Snencer Ranch mav contain hoth or�e and twn-story homes Snencer�anch cantain AL�,single farrxily detached hnusing Home Pricing: T�e diversity of housing orchestrated in "Cluster Zones" are projected to ha�e �n miti�l 5�1�5 priCe 5t�rtmg�.t$�,895.��D.fl� T�e preeminent mi55ion ❑f the WeStl�ke �omprehen5ive Pl�n is t�e preser�ation ❑f �alues in Westlake. Being Iocated in the Midlands Pastoral region of Westlake and in a submarket that sits on the edge of the Westlake Town Iimits, Spencer Ranch creates a high�alue and distinct entry point and a clear separatifln frorn surrounding markets. Spen�er Ranch fills a �oid in the Westtake housing market wit� its high value product rnix and will establish a barrier to pre�ent�alue degradation mo�ing into Westlake frorn lower pri�e point markets. NFW HQME DEMAND SLIMMARY: Startrnq on Pa�e �7Z of the Camprehensive Pfan t�hrouph Pape 275 clearlv detaits the o6iectrves far developers and 6urlders to fallow to satisfv t�he future needs rn Westlake. Page 20 of 32 Ordinance 882 `� _ ^� s4��'�...,r.�,�{P"�`•�, U..�v � 4 �� � , •��� ,'�.-yr� �� '�.�Ww .. �'�p •J� :l�'�+ .4;x,+ .'�\*M r,r�� ^`�• _ _���{ ��••_'�J . �}7•. ���' . =:M� .#• �,�y � ~� �`�Vti'/X�����' . �.,�,•"_����� ' ��' ��h � ;'-r� ����� '; - •: �-_�:''R�.- � i ' '.4t�.-- yt-�7%- '�F .9'�•f r .� . ' .f'� F���� �� �+� ��.•.�.��f � - � - _�'�� � '� y 'F� � -- _. � �, . . :.i - � .�-y� `'� ''S� 1'�4i �. — s-, 1 -t. �1 � .�!r..., '�.- . .. '� .` f. i ;;�:�;� .�i "'�-�,_�+��n e -� . - �I �' ,:i �.►° Ax ,�. . ' .:;• .�r"�:�1�.s,,��ii'� J',� ; :.i,��-F� `._.a.1� �:� ��s�."�f:Y�`r.'• , . . '.. ,' �,rR .x- �Trr? ,r�T -,- � :-;�r�., . _ ��,��ti' ���� .�i _ ; '-- ��. _ _, ,. ,� iR'' �; ,� : , ::;�,. .__ : -�'_• ,,. '�� � ' ;�.....r ��a � :�: �= ,�r::�:"�:� , -'�.-•r. ;: pr,�1� �.+_ �;Fi'�Y "�.y.._• .�••✓i,�'lf-=:` � �Y^',�}:i: ✓e i ���'"�, . . . .r.�� .� ��_ �•`n �"j; � -�;+°. "o��y3 ��' �� � ,i. .. ���.. r � .���;;` _ �� ��: . r;::. ..., � _'t�r�{'—� � • .r. y� `� ::r ..3 a �So.v'F �#''" ����:: �_��� . '.'i g('.�: . r.. ���f��t�� _ ,� '� .� •� , p� ��y�-• w�a:� �� 4 r� .�.�Y �r�' ��- - � 't -}.:.' . r�,;r: � �. _ •-a.� ._..' „�- . - � ���{••' • � . . '' . ,- �. - � . . � '� �''� ?� :.e�� . `,�, ,y.� '� _ • �,�"�'r }� .`f�� �+ I� AYERAG� �,000.5GZ�t �'� ����� �o-�,Ce��J���GI�1 .....�._,..--.�,�.. _�--�— __ .---� . :,�'�f^.-;r _�• ' �a. [.L�. "S�encer Ranch Estate housing ave�aging 5,pUU square feet" -' " y` � ' � �' �:'►�,. :- ��. rti. � � tT7:. �- • � �•'��yS. ..�.. f'.��,R����.�:���• a�`..:��(�' �a,� ��. ■.•���;��j'.- •,i. . .�, ' . . � ...r,.,} . ' �- • w_-•�_ y�� � _ - � r 1 ...�'�bf'�'"_;-.���-..:� ,< ; '�. �4.f ,��.�+�:�.' _i . •, �,� . � ,. i ' •!y . � - ' . ,{ ' . �y ' � e-;y,� r: _ •.a..[ 4 1 � ...,• -{� � _ _�. ='i f'�:� '..� . - 4. � :� y�'i":. . � �j+r.[�, �����.�y�_ . r��� . �� '.� A'"r��:. Y F•�'.;. .-�1-�'='.+f�y' c.. . �l F . ��+;. f � - k .i Y �. [� �.7 1�.f .Yr ��,'. 4 ' � ' gt�.l 1, k � �r ' ,'��T� - � �� �r•�T ;� �_ � ',`,-. S ' �. _ . y�.�ll. �:��i � • ti�d rr.,. � � . • , " ���a• ';� e e;.�,��:.•' �i i� .�. '', . 'l��� n ^�,�':'��;;.�M1• �.�:' y + .. . ��� � .k�I ,� �� .it . yx�g ��':.' ��. �"•..�*? V_'_"___�},,!lY: _ �'I ry 1�.� '�'. _ � Y .f•`.. � "J.'�� . .- _ _ �:� --• .. ' "/'i�� '-4�� J.- n� " L •.J �{ �M_�'�.. " .- '�-_� •� � �I1 � 1 � y •~ , � or�+� ^ N'vEi2AG� �,000 �aGtFt .��i.rPc.��C � � �-'�. �ti , "Spencer Ranch Yilla Housing averagfng 4,D��squure feet" Page Z1 of 32 Ordinance 882 Housing Type: Spencer Ranch will ha�e multiple h��sing offerings that can ranges in size as follaws: ■ 5auth 5ide Villas o From 3,5a0 sqft • Parkway Estates a fr�m 4,DD� sqft ■ Golf Course Villas o fram 5,000 sqft • Ridge View Estates a fr�m S,�QU • Mead�ws Villas o From 4,50� sqFt The following is a guideline far the proposed hausing types in the de�elapment. Gi�en the desire for lat size flexibility to accommadate buyers desires we ha�e listed the specific infarmatian below regarding lot and h�using types, final details are yet to be determined. 1. All single-family homes �except the Golf Villas below] a. Housing Type: 5ingle Family Deta�hed b. Minimum Lot 5ize: 1,4a0 square feet c. Minimum LQt lNidth �t Building Line: 7D feet d. Front 5etback: 10 feet; or 5 feet�2�where �ourtyards�motor courts are pro�ided e. 5ide 5etbacks: � feet f. Rear 5etback: 4a feet, or fl feet abutting water features and�or open space. g. Minimum [lnit Siae: 3,�U�D square feet h. Maximum Height: 35 Feet from finished Floar to the mid-point of the span of the highest roaf pitch. Page 22 of 32 Ordinance 882 2. Golf Course Vil�as Housing Type: Single Family�etached a. Minimum Lot Size: 1,4�0 square feet b. Minirrsum Lqt Width at Building Line: 7Q feet c. Front 5etback: 10 feet; ar 5 feet{2}for side Facing garages, raurtyards and accessary structures not utilized for storage. d. 5ide 5etbacks: 0 feet e. Rear Setback: 40 feet f. Minimum Unit Size: 3,�Oa square feet g. Maximum Height: Per diagram helow: �� -�-�t- � �T � - �� 1' � � � ��_�3-- ,L -.� - { .,_ � i � i �� � � '�r;^ r" ' *�� t����� ��'y �y - �'.. - � . ^� �i� _ �r ��T�'�i.. - � �i:� � - I Y'� �' � '� �'-: '�� '�_ R;`: :�_� � �. _�r. . �Ini �}'- rc. ,: - �, '`� �`h. ;7r .�7�-. . � f.. ' - '�► . . J : '`;t1 S y_. J.� - i �''�' I� •:�.,...� f" .�6'.�:^;a _• r .�. .;.r i - - ' ' � , i,f�i��.. �-'� `u -- "�-s-�c li +�k:F_{ . .,r� ....�4 i.I t_ _ ��.. j � F. �a. 1 _`_. -'. ' . . ��r. r�-��'�f�:� � - 1� � J �' , . '• , � .��--- . , _ _ ! �,�: _ -�';• �v- _ �- i 1 `''` . _,j"..�, �;.� � _ :..=-.�r -. �;i,i ty,'r� _. _ � l� � I f'}� Y� »� � J � • ���.�I�fi�� .� _ .q...�, . ��. . _...r . , C=OLP GCxJRs� T _ _ , ,.���. VILL115 --- ,.�1.....�_�Y__._��.___. "5pences�Ranch Golf Yilla Housing averaging 5,UUO square feet" (viewed.f'ram the Vaquero GnlfCaurse} Waterside arad VaquerQ C1uh ar�e warking together on common border�[andscaping. Page Z3 of 32 Ordinance 8$2 Building Setbacks{in feet}: Frvnt Rear t'� Sides�`� AIl single-family I O «� Z� �3��4� D �1)When hacking or siding to Aspen Lane, there shall be a 40-foat minimum setback. (2} Garages, Casitas or bathrooms, stairs or ele�ators-not contiguous to the main li�ing footage, courtyards, and accessory str�actures may encraach up ta 5 feet inta the required front yard setba�k. (3}When abutting an open space or water feature, no setback is required. (4} When backing to Vaquero Golf Course setback shauld follow the diagram below including a maximum total building height: y� u.� Q�14: '.,k - ]` aitIo`wa l�� tr.�.�, �.t' '�os+l�r� `r � , 1Ytt.'�} ❑ta�ra„-.-- ;� v � . n c k / � �.�-, ,. ,�� c, � ti,'�h?C �•aHi .,x;1'�I' �}I � - -- , �- =+�17.LSvI� �1,. -i f ir..., rea�r�-� L:�� � � , � r k�� � _ � .`�H..'+���z:�.. �•:' ��-- - � ,... � n _ � � ' '_. � ^'��. _ ..���r� e:�k� � •..- _ - - . .4~� -,��1�F�,...Pf.P.�,. � � � . �- � �•,, � -�, � � � �,: �, ,� ��,... �.��. _ — ..._ _ ..- --. ^� i l�''� = �.. i Ys � � � � -a � "I � i �'�' _ _,. .. . � , � � , � � I�.. I ( -'c�' �J �rLJ-� �'.<, �i.n r�,n� �,�¢ � -F� .. i ��K�F�r.�af�-Ca� Ifr. G.A. NEL50M .KCHITFCTURE GR�UP L1C. .44CFIRECiu2E I`+'ERI045 C4EAiIVE SOLl1T1�N5 522(]S�'RiN;:Vh��E'1'Hn S��f!?1U nPl[Ay,fx lS7:1f1 972-2�F�19O5 OATC: "Galf Yilla Height Dfagrarr�" Page 24 of 32 Ordinance 882 5pencer Ranch Development 5etbacks (in feet from property line}: Setbacks are applicable to the main structure af any home built in Spencer Ranch: Pearson Ln �west) 120 feet Aspen Ln �nart�} 40 feet Vaqueza {east} �� feet SourY� {soutY�} 4Q feet Page 25 of 32 Ordinance 882 Housing: Minimum Size: The rninirnurn size of a residence shall be 3,Qd� square feet. Massing: Massing will �ary hy housing type. Great attention will he gi�en to a�hie�ing hvrizantal and �ertical articulatian witY�in indi�idual structures andlor within graups vf structures, so as to a�aid tY�e unifarm massing and alignment found in typiCdl 5ubur}��n 5ubdiVi5ifln5. Suilding Height: Secause of the pfltential for Iower-pitched roofs with the chosen archite�tural style, smaller footprints of clustered homes, and respecting the natural terrain in t�ae de�elopment wit� terrain absorptian within the foundatians af each house, we are requesting a maximum building height be measured From t�e top of the foundation For aIl building sites and as indicated for ea�h home rype in the de�elopment as outlined in this document. T�is allows the architectural aspect to create � xO��iri� ��bzlC a� Y10U5�5 not restricted ta the typical caokie-cutter guidelines. GarageslParking: All homes shall ha�e a rninimum of FDUR st�a�es for off street auto parking in any configuration but must ha�e a minimum of TWQ enclased parking spaces and TWD additzonal ❑ff-stzeet parkin� spaces. Garage daors shall be made ❑f sectional wood or be wood clad. Garage door5 5ha11 be rece55ed �. minimum of �8)eight in�hes(nominal}from the plane of the adjacent wall. Front fa�ing garage doors are allowed if located further back on the Iot than the side-facing garage portion and are in a motor court setting. Roofs: Roofing materials facing the weather shall be ❑f high and enduring quality. Permitted roof materials include: a, High quality clay or concrete tile (with a t�ickness similar ta clay}. (Acceptable styles and colors to be detailed in the Spen�er Ranch Design Guidelines document} b. Metal: Traditional standing seam with standing folded and soldered seams. Allowed fvr porcY�es and architectural features anly. {Acceptable styles and calors ta �he detailed in tY�e Spencer Ranch Design Guadelines document} c. Flat or low-pitched raafing t�at as 2:I2 pitch or less may be of any cade appro�ed rnaterial. Page 26 of 32 Ordinance 882 Windows: Qrientation of all windows at 5pencer Ran�� will Follow the Town's Building Quality Manual section; Standard 3.I0: �penings. Spen�er Ranch will allow the following windows and doors pro�iding they are of high quality and comply with tY�e Spencer RancY� Building Guidelines: a. High quality wood windows and doors with metal clad exteriors and minimum glazing with �ardinal 366 insulated glass orequal. b. High quality irfln windows and doors and rninimurn glazing with Cardinal 366 insulated glass or equal. Exterior walls: Exterior walls shall be 8d percent masonry as required for alI Residential Distri�ts by the Code of �rdinan�es. Exteriflr walls shall ha�e horizontal and �ertical articulatifln or architectural delineation ❑n all ele�ations. Exterior lighting: All exterior lighting shall be subdued, indirect and comply with town ordinances, as well as fallaw "dark-sky" design guidelines. Page 27 of 32 Ordinance 882 QUALITY CONSTRU�TI�N 1NTENT TY�e intent of Waterside's subrnittal, ta create a cammunity of clustered high- quality home5 on 5m�ller low-m�inten�nce lot5, to pro�ide the "di�er5ity of housing types" that the Comprehensi�e Plan states is needed within the Town flf Westlake. This new proposed PD District will contain de�elopment standards that are intended to guide design and construction of the high-qualiry homes within the new PD District ta be equal to or exceed tY�e current le�el of quality of canstructian and finis�-out as that faund in the best of tY�e larger estate hames t�at currently exist in t�e Town of Westlake. This new PD contains language that references: • An Architectural Re�iew Soard(AR S} ■ 5pencer Ranch Building Guideline5 ■ Town of Westlake Bualding Quality Manual It is the intent af this new PD to use these docurnents, as a�proved by the Tnwn. The ARB sh�ll �ssure �ompTi�n�e with �11 ar�hitettur�l standards �nd may nat change the dvruments sv as ta cause a change in permittable architectural style withaut the Town Maria�ers prior approval. The ARR shall appro�e a11 plar► subrnittals priar to thern hein�suhrnitted ta the Town far perrnitting. The Tawn sti11 has autharity ta enforce Tawn af Westlake ardinances and the Building �uality Manual. Waterside has �reated a de�elopment that incorporates the Town's "BUILDING QUALITY MANUAL" "INCORP�RATION nF THE T�WN'5 BUICD�NG QtJAt�TY MANtJAt:The Tawn has, in no uncertain terms,mcrde a stotement crs to its expectr�ti�ns fpr the future quality of rts built fobric i►a the reGently adapted Bui�ding 4uality Manual. T�erefore, Watersrde wNl adopt Westrake's Burldrng Quarrty manuat as part of the S�aencer Raneh Design Guidetines." Page 28 of 32 Ordinance 882 COMMUN�TY A55�CIATIQN & DESIGN CDNTRQL Hameawners Assaciatian: T�e community will be go�emed by a ta-be-establis�ed Hameowners Association �HQA} that will be responsible for the common area maintenance, pri�ate street maintenance, and enfor�ing the design guidelines for the cornmunity. Design Guidelines: A detailed design guideline docurnent is heing prepared specifi�ally for 5pencer Ran�h. The Spencer Ranch design guideline document will �learly detail design and building guidelines specific to Spencer Ranch and will alsa -incarparate the Town of Westlake's Building Quality Manual inta its architectural standards. DeSign enforCement will be performed by the ARB whi�h will inClude �li�en5ed Architect as a required member. The Town will assure �omplian�e with the alI Town Ordinan�es. Architectural Design: At 5pencer Ranch, The L3eveloperlBuilder will employ 360-degree archite�ture when designing each residential product within the de�eloprnent. The flpenlurhan heauty of the de�elopment dri�es this design and building practice. In this practice, full consideratian is gi�en to e�ery building ele�ation and e�ery roof plane ❑f each structure during the design process. The intent t5 t� �n5ure delivery o�aesthetically pleasing architectural features as viewed fzarn all parts of the development,and not create a distinct and determinable hierarchy between major and minor ele�ations. Waterside will reduce the �isual impa�t of all exterior rnechanical elements. Spen�er Ranch requires all building plans submitted be done by a Licensed Architect. Architectural Review: An Architectural Re�iew Board (ARB} will be establis�ed through the H�AIdeclarant that has appro�al authflrity o�er the house quality of design and constructian af all Y�omes and additians. TY�e ARB will be charged tv ensure that tY�e Building Guidelines af Spencer Ranch and the included Westlake Building Qu�lity M�nual pro�i5ion5, are StraCtly follflwed. The Condition5, �O�en�nt5, and Restrictaons will establish t�e required makeup of the ARB w�ic�a will include a li�ensed Architect as a required member. Page 29 of 32 Ordinance 882 Watersade has cz-eated a development that requirEs "LZ�ENSED ARCHITE�TS" "L10EN5ED ARCFIITECT PR�V151�N OF PL4N5 TFIAT INCLtJDE EXTFRI�R DFTAILS NFCE5SARY T� EXPLAIN ALL FEATURE5 OF CON5TRUCTI�IV T�TNE 8[JILDlNG TRAaE5:Much of the home designs 6urlt rn West�lake, 5outhlake, Traphy Club, and Ketfer are done by "Suilding Desigrrers"inscead of a CiterrsedArrhitett. The ptan sets pr�duced by thrs means of pr�ciuction ore�ery bosrc, lepving much �f what rs f+nalry seen from the street in the honcis of a tradesman who moy, ar may ►aot have sufficient hackgrQund ta execute an outcame eansistent with the design rntent�r the partrcular style represented by the "designer`s" drawings. Contrnued over trme, thrs wirt ultimately weaken the distinct�iveness af Westfake. Therefare, Watersrde commres to have afl buifdrng plans preperred 6y a ticer+sed Architect and that plan sets prepored by this architect wrll contoin su�rcient detoils to f�lly explain the exterior car+structian to a campetentcontroctor/tradesperson." Waterside has contracted with C.A. Nelson Archite�ture Graup to ser�e as the sole Iicensed architect for the entire project. Clay Ne1sQn [Principal) will alsa serve on the ARB, Page�0 of 32 Oru+riar�c�8t32 LIFESTYLE COMMUNITY WITH MAIlVTENANCE FREE LI�ING r f �ATEF� � � DE .. _ ..�� : , �, r .=�. . . . :- - _ �. _��s:�.� Waterside Home Maintenance Con�ierge pra�ides a "W�rld Class" Ier�ei af service to its clients #hat is n�r offered in the marketpiace. We stri�e to exceed all expectations of a Concierge Maintenance servzce by prepragramming maintenance and anticipating aur client's needs. Waterside's Hame Maintenance Concierge Service will provide its fizll complement Qf servic�s ta the Spencer Ranch community and manage all aspe�ts for the �ammunity services with it's on site personnel. The service rreates "�ne P�int o�'Contact" for our clients and pro�ides them with a tnisted advisar so t€�ey can live a rnaintenance free lifestyle! �]Vaterside also ❑�Fers �ur exclusive Lv�k - N - Lea�e �err�ice creating wony free tra�el! The service platform that VL�aterside HMC offers to its ciaents ancIude some of tl�e following: ■ Fully managed praperty maintenance servi�es • L�Gk-N-Lea�e ser�ice year round • Quai-terly 110point maintenance checks • Monthly ���oint maintenance che�ks • 2,417 Emer�er�cy Servir+e Response • 5ingle paint of contact ► Pr-eventarive maintenance ser�ice and checks nn all equip�nent • Carnptete supecvision of any additianal work campleted at the house • Additional Bautique services a�ailable(winc�aw cleanin�, pawer washing,etc...} � �etted Preferred Cantractor used for any and all work + Quality craftsmanship and indust�y knawledge Page 31 af 32 Ordinan�e$82 CONSTRU�TI�N 5ITE MANAGEMENT Debris: All�onstruction debris from all construction sites within the de�elopment will be �ontained in a �entral location. The lflcation will be en�losed with temporary waad fencing, ar chain-link fencing with screening material attached, as to not be directly �isible from any street. �ontractors will]�e required to contain debris daily andlor transpart to the cantainment sate. 5ai1; AIl construction spails or natural sail mo�ed fram aIl constructian sites within the development will be stored in a designated lo�ation(s} that will be enclosed by proper silt fencing andlor other erosion control measures as needed. Documentation: All town and construction documentation, including but not Iimited to building permits, inspectifln reports, gefltechnical studies and building plans, will be located an-site in the construction of�ces af tY�e de�eloperlbuilder with full access granted ta town building officials. 5dnit�ry Stdtlbn5: Multiple sanitary stations �port-o-Iet} will be Iocated within the community in �lose proximity tfl alI �onstruction sites. The stations will be screened frorn the street frontage, either behind a 6-foot-high s�reening fence flr with ternporary mack-ups built frarn materials sirnilar to tY�e materials used in the constructian vf t�e hames. The mack-ups will cantain three walls and a raof sectian hiding t�e 5t�ti�n5 from t�e 5tre�t view. S�nitary 5t�taon5 will be cleaned ❑n � regul�r schedule. M�,teri�I Stor�ge: Material storage will be located within a designated area(s} that will be screened wit� fencing TBD. Construction Parking: Contractors will be allowed tfl park only in designated parking areas and on a single side of the roadway near the canstructian site, but not adjacent to any occupied dwellings. Cantractors will be required to park in designated parking areas only�ar weekend work after residents ❑ccupy t�e development. end Page 32 of 32 Ordinance 882 Star-T�le ram � MEDlA .,� ... .i�. �,� . - . . . , , -.. ..:a M..nR�1:t!�N!1...-I.s .. ,,cf�..•Iv� ... �. � .� .� tiJ:.. � -�r�, �]y1:�f-�r-iN.•7• i � ntar•teiegram.com�808 Tfirockmarton 5s.�Ft YYartte.Tx.�781�2�5315 AFFIDAVIT �F PIJBLICATI�N r i � � 60364fi 9fl0422749� TD1MN dF WESTLAItE ORDINANCE NO.862 pRflI1�lANCE NO.882 5538.4$ � 43.C6 Li Attention: iCeliy�dwards, TRMC, MMC THE 57AT� ❑F TExAS TOWN OF WESTLAKE County of Tarrant i50�SDLANA BLV�7TH FLR 6ULQ 72�0 ROAfVQ}(E,TX 762fi2 Before me,a Natary Public in and for said Caunty and 5tate,this day persvnally appeared V1CT�RIA TOWN DF WESTLAKE TOWN OF WE5TLAKE �2pDELA,Bid and Legal Caordinator DRDiIVANCE lVo.882 tiR01NANCE NO.882 AN OR�IhIANCE 2D1�kIP7G AN AA- AN QRpIh4ANtE ZONING AN AP• fp[{hE StBr-TBl�gfdRl,putslished by PRD?(IMATELV 37.798 ACRE PROXIMATELY 37.798 ACR� TRqCT OF LRNQ GENERR�LY 7RACT QF �ANb GENERALLY the Star-Telegram, 1nc.at Fprt Warth, LDCATEp AT SHE Sflt1THEA5Y LOCATEb AT 'fHE SDU�HEAST in Tarrant Count Texas;8��W�1a, C�RNER pF ASPEN LANE ANp LURNER Of AS�EH LAIVE ANp Y� PEARSON ROAQ,FUi�THER PE• p�ARSpN RQAO,FURTFt£R ❑E- aftEf being duly sWof11,did depose SCR16Ep ANfl�EPICTED Inl Ex• SLRIBE�ANa��PICTED IN Elf- HIBIT "q" ATTACFiE❑ HERETfl, FfiP.IT"A" ATTACHE❑ HERET�, and say that the attached dipping of FRflM TH�RS"COiliVTRY RESI• �R�M THE R5"COl1NTRY RE51- DENTIAL" Z�NIIVG pISTRICT pENTIAL" Z�NING �ISTRICt an advertisement was published in TO PD7 "PLANNEp DEVELDP- T4 PD7 "PLANNELI DEVELQP- MENT �ISTRIC7 NUM6ER M�p�T d157RiCT NUMBER the above named paper on the listed SEVEN"; AUTHpRIZ1PiG RESi- SEVEN"; RU7HORiZING RE51- QENTIAL ❑EVELOPM�NT; AP- p�NTIAL ❑EVE��PMENT; RP- date5: PROVING A CQNCEPT/ OEVEL- p�OVING A CQNCEPT� DEVEL- pAMElVT PLAN; APPRQVING A OPMEIVT PLAN; ApPlZOVITlG A spECIFIC USE FERM�� {SiJP) SPECIFIC IJSE PERMlT (SL1PJ FDR PRIVAFE STREET$; PRO- VIOIIdG FaR THE AA+IENI7MEI�tT FOR PRIVATE STREETS; pa0• ❑F THE OFFkCIAL ZO�}ING MAp: VI�ING FpR THE AMEN�MENT � PROVi01NG FDit A ❑F THE OFFICIAL ZDNING MAP; Insertion{s) SEVERA6ILITY CLAUSE; PRa- PRQVI�ING F�R A Vk�ING F4R A SAVVNG5 SEVERA8ILITY CLALISE' PRO- CLAlJSE; PR�VIA�NG �6R A VIDiNG FOR A SQVINGS PubEished Qn PENALTY CLAUSE; AN� PR�• CLAUSE; PROWIp11VG FOIZ A �g 22,2�19,M3 23,�019 Vf01NG F4R AN EFFECTiVE PENAETY CLAUSE; Af�fa PRQ- Y Y f]ATE. SECFIaN 8: AnY persan V141NG FaR AN E�FEC�IVE violatinq anv ef the provisiQns pqTE. SECTION 6� Any person of this ordinance shall 6e u;ofat[ng any of the proVisfarls deemed qullty of a misdemeanor of thls ordinante shall be offense and upon �onvi�tian deemed yuilty of a misdemeanor thereo4 sha11 be fned in a sum offense and upon [onvictian nat tv exceed Two Fhousand thereaf shall he fined in a sum �olEars{S2,d0�.6Q)for ea�h sep• nat t❑ exceed Twv Thousand arate affense. A separate of• pallar5�$2,OQ6.Oay Far eaCh sep- fense shall 6e dee�r+ed comm�t- 2yrate nffeose, A separate aF- ted upon each day,ar part of e fense shall ha deemed �Omm{t• day,during which a viuVation oc- ti] up on ea�h day, er part of a curs or eantmues. va55E❑ d�y,du<<ng whl�h a violatfon a[- ANQ APPRQVEa O�1 THIS 20th rurs ur continu�s. PASSEd E]AY OF MAY 2G19. ��Q APPR4VED qN TFilS dOth OAY OF hAAY Z019. �! � :� Rnncipal Glerk] 5LJB5CRIBED AfJa SW�RN TO BEFOR�ME,TH15 23rd day of May in khe year af 2419 • otary Public- �i= '�`�- � , , . ��: _ � � ;����.� �i •� .'� �,�'h'.'rK-ir1��, +i ��'ys ti{. I �' � r':r�!i li i u:P.ilv�'!�7,7�17� I'V -��,y-� __ - _'_ d-:.. �.�. ,..-�. . •�� = 3 Exira ch�rge Torlos!or dupHc+te aMda�lta. Legal dncument please do nqt desvoy! May 17, 2021 Laura Wheat, Mayor Amanda DeGan,Town Manager Jarrod Greenwood,Assistant Town Manager Ron Ruthven, Director of Planning& Development Mayor, As you know, we are opposed to the Town proceeding with any change to the PD7 that is already in place. We have invested considerable time in this project and the PD7 zoning and have more than a personal interest. Being we are the only Westlake individual landowners that are in the area of notice,that is adjacent to the PD7 and one of two resident families that own land in PD7. Our interest in seeing Westlake grow through careful planning is certainly a top priority for us and our family. We also believe that if done correctly and managed properly, growth can be a positive thing for our Town. We recently received a development plan submitted by Matt Rose. His plan is a change from the current PD7 that was approved and in place and we have a number of concerns as expressed to Mr. Ron Ruthven and Mr.Jarrod Greenwood,when Bryant met in their office a short time ago. There was much work done on the PD7 Spencer Ranch property to ensure that the proper development and home construction would take place. We gained a tremendous amount of confidence with the developer and longtime home builder, Paul Pastore. He demonstrated a desire to make Spencer Ranch a very well- thought-out development, a very high-quality location in Westlake with high quality housing. In addition, he gave full consideration to the neighbors in Keller and our residence. Having said that, we are now aware that Mr. Rose has purchased the land from Mr. Brittan and desires to move forward with a development. With our focus being on quality developments and construction for Westlake and embracing progress we have several concerns about Mr. Rose's proposal. The Design guidelines and Building quality standards are more critical under this scenario than ever before. We have not heard what the Town will require to ensure this will not fall into the typical development building model. The Town has not laid out any plans on how they will monitor this project and ensure this single source delivery system and builder can be monitored. These are a few of the significant changes in the development and amenities being proposed in this new plan: 1) No gate house/security 2) No home maintenance concierge 3) Not the same area of landscaped open space of 50% 4) Single specific named architect provisions 5) Lack of house clustering(by the Town policy definition) i. Lesser standard imposed on Rose and changing the imposed standard moving forward, possibly corrupting developments moving forward and jeopardizing development in our Town moving forward ii. Standard is 50%, which I was in agreement with on the previous development. Reduction in open space as above iii. Lessening the standard that was aggressively established through the Spencer Ranch approval Trail head facility Again,to be clear,we are in favor of progress, however, our Town cannot move backwards from an approved zoning in favor of a lesser planned development. Should the Town be able to satisfy raising this proposed development to the current PD7 standard we would be much more in favor of moving forward with the development. We don't believe it is in the interest of the Town or the large landowners in the pastoral district to deliver less quality than the current PD7 calls for. None the less, if the Town decides to move forward with this proposed plan,we need to be certain that the following conditions would apply to my remaining portion of PD7. 1) Full time and direct access to the main road inside the development and full access to the security 2) Plat four lots on the 3 acres,that will still keep us within the 38-lot limit set by the Town's comp plan. To provide secondary access to Aspen Ln from the 3 acres (4 lots)that is acceptable by the Fire Marshal. Build the proposed road section off of Aspen Ln within the next 90 days and allow full access to the four lots on the 3 acres for home construction 3) Bring all utilities that are being provided to the 32 homesites to the boundary of the 3 acres accessible along any point of the western boundary of my property and allow full access and use 4) Increase the landscape easement along the south border of my 5 acres to 40' and add additional large tree screening landscaping along same southern boundary as promised in the original development 5) Provide us with full engineering including drainage plan showing"no additional runoff"to our 5 acres 6) Plat four equal lots on the 3 acres as part of the overall development 7) Bring the four lots into the development on a pari passu basis for my builder and new homeowners. 8) Allow for a single seasoned builder, of our selection to build the four houses on the 3 acres 9) Move the burden of tree mitigation on the 3 acres to the developer 10) Reroute the 6' iron fence around the 3 acres as in the PD7 development previously 12) Replat, submit and gain approval of the development with the four lots on our 3 acres 13)All cost that are required to position the four lots on the 3 acres to be developed by us will be borne by the developer of the ranch. Sincerely, Bryant and Becky Fisher Cc: Jerome Prager PRAGER & MILLER, P.C. 1 AJ 1 'I QUORUM DRIVE� Surre 320 DaLLns, TEXAS 75254 PHONE: 97Z-661-92i i FnX: 972-66 i-9859 JEROME L. PRAGER ROBEfiT A. MILLER Mazch 3, 2021 Amand�DeGan 'Pown Manager To�on of WeaClake 1500 Sol�n� Boulevard Building 7, Suit� 7200 Westlaka,TX 76262 cc: Mayor Caura Wheat lwheaGu%westlake-bc.om JarrodUreenwood �zi =reenwood�riwest(ake-tx.ora RonRuthven truthvenCa�westlake-�.oie Rc: Proposcd Spencer Ranch rezoning reques[ Dear Ms. DcGan, This fivn reptesents Bryant Fisher, who is x long s[anding Wesllake resident and icsides on Aspen Ln. In a meeti�g on Febmary 11, 2021 wilh 7azrod Greenwood aod Ron Ro[hven Mr. Fisher was proscnted with a proposnl to rczoce his pioperty. It is swpnsing that my Client was invited lo wme fnto lhe "I�owds offices to pcesent him with this altemate zoning rcquest. I.et this coiresponde�ec serve as a clear objec[ion to [he Town's considcriug this reaoning proposal in any formal way. Mc. Fisher has bcc� a part of a long and ard�ous task of obtaining the curxent zoning on the property based oo commitments of t6c developer/buildcr Paul Pastore and Watccside Properties, who i understand have a wondcrful �eputation for building quality and fnll compliance with the Town's comp�ehensive pLan. Mr. k�isher is strongly opposed to any re-zoning proposal that impacts his proper[y aod his family. I am lis[ing below lhc most important rcasons that my Clieot objecYs to such re-zoning proposal: l. Any ehange in zoning, whieh effectivcly mcones his propeKy without his consent, would be a direc:t breach of the cuttent zoning and ageemenl Mr. Fisher claims to havc with the 'Pown of Wesdake. Arnanda�e�an Tawn Manager 'ln[vn nf'C�e,tl��:� [�iari:h 3.�C72] f'a��? ?. 'T�e above-r�a���tioned��each wauZd nat only�� inca�isist��t v�ith the T�wa�'s comprehensive�lan, it wau�d tiirec[�y reduce iny Clieni's land�aluc. A reduciion�f �alue f�r the]an��e currently er��ays wauld cause irreparable hann and darnage tv Mr. Cish�r firianciaily. 3. If�ihe Tawn appra�es thc requ�st c�a�rent�y subrnitted,the effect rvo�ld be ta de�y my C�ient's rs,�hts �f t�se tn th�currently ap�licab�e ge€icral F�13 cnnditions_ �ia reasanahle de��lop�rtent oft��prc�perty wau�c�l�e acceptab�e ta Mr.Fisher. Thercby, f'vrcing hirr� #o seek furt�ier revisians ta fhe PD which tb.e Town has �czt rec�g�ized or affered. [!a�apears that aCl re-�ar�zng pro�asals are far the econan��c bene��t of'a singte pr��er�y awner. �. T�►e currer�t Planned DeWeloprr�e�t ["FI]"} too� s�verat years ta abta��i, and my�lient simpiy d��es n�t want to be put iri a posit�an#c�wait f�r the`�'o4vrt to re�rarnp ar reworic any n�;w aoniug, Mr. Fisher is comp�etely satisfzed r��ith the current�nnir�g and du�s nat want t�see any further tiine delays. 5. With lvn�stan�ing hist�ry�t fa�cing care f�r its �v�rn,the Town of WeSita�e r�-fust liuow thxt Mx. F�sher is the�raly Westlake Iandawne�'ow�ir�g a significan# portivn c�f the pro�erty tltat wili 6e�egati�e�y�txtpacted by a�y new znnin�;- Pl�ase cansi�er this le#t�.�r as a cle�', strori�; o�ilectian fo th�Tnwn's entertair�ing any za��g chaxige ta Tawn 4�West�ake Drd3nance 882 and PD'1. 5incer�ly y�urs, Prager&. MiI1s��r,P, . _ � 1�rorn L. Pragcr � dLPl�f c�. (�vfattac#�) via e�nail: Bryar�t Fis�ier PRAGER & MILLER, P.C. 1491 7 QUORUM DRIVE� SUITE 320 Dn��ns, TEacAS 75254 PHONE: 972-66 i-921 i F.a�c: 972-66 i-9559 JEROME L. PRAGER ROBERT A. MILLER March 22, 2021 Via Email: adcsaniruwesflake-�.ore .4manda DcGan Town Managei Town oC Wesflake 1500 Solana 6oulevard Building 7, Suire 7200 W cstlake, TX 76262 RE: RN:QIIEST FOR ZOV ING CHANGE FISHF,R/BRI"I"1'ON TRACTS (SPENCER RANCf� DearMs DeGan: 'fhis office repxcsents Bryant Fisher, who owns approximatcly 3.0 +/- nct aeres adjoining the property owned by Tim IIritton, which is cuerenNy zoned PU7 by vir[uc of Town of Wes[lake 7oning Ordinance 882. Matt Rose and Bria� Elliott are submitti�g a new zoning req�est m the Planning and Zoning Coimnission on April 12, 202L Thwc applicants have no aut6ority from my Clic�t to pursue rezoning my ClieuCs p[operty without Itis pennission. Mr. Fisher stcongly objects to holding such heanng. Mr. Pisher has earefully negotia[ed a successlul coinpromise w9tli xepresentativcs of Waterside Devclopmenl Company and Paul Pestorq Managins Purtner, to achieve lhe acceptable cucrenl zoning. This project has cxtended over a period of years, not days or wceks. [t would be highly prejudicial and shamefully unprofessional at this lufe date to gant a hearing for Mr. Rose, iblr. Elliotl and [heir associa[es [o attempt to rezoue or change the current development scheme, without the full suppori of all landowncis affecled. 'fhe curzent zoning ordinance has becn caccfully negotiated, fuLLy aired at pubGc heudng a�d approved by the appropriate Town of Wcstlake commitlees and a>mmissions. My Clicnt has incurced signi ficant resources, ineluding time and expensea,to achieve this suocessfi�l currenl zoning of ktis very valuablc property. We respectfully oppose and reject any further hearing for rezoning Mc Fisher's property. Wa will vigo[ousLy defend the current zoning and development plan. Amanda De�an �Viarch 19, 2421 F'a�c 2 A�th�u�l-� an additional p�tblic t-iearin� is certai�ily not needeci ar appropriafe, ifari additic�nal hea�in�is gorng fazward as sc�c�U�eci on A�nl i 2,tl3en we res�ectfu�ly request the opporlunity to appear and �c hear�. Si�-}��xel y yaurs, _ � � ��. � 1 - Je c�Ye L. Prage�' dLPIIf c� (w!o attach) Via �znail: �3�-yar�t Fisher Laura Wheat iwheat�ri��vestlake-tx.c�rV.� �arro�GrcenwQad �tzreenwvad��.���vestlak�-t.or}:: I�c�n Ituth�+cn irut�ivcn[rvwcst}�ke-tx.E�r�? Stankon��we�y,Tawn Atiarney Sli�l'V�L�L!?��yle-3t�w����,,can� Micl�elie Lee, S►�bstit�tc Chair ofPlann�ng a�.d Zaning tn l e�;�c��ti��est]akc-t x.��r,� TOWN OF WESTLAKE ORDINANCE NO. 928 AN ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS, AMENDING ORDINANCE 882 WHICH PROVIDES THE DEVELOPMENT STANDARDS FOR THE PLANNED DEVELOPMENT DISTRICT 7 (PD7) ZONING DISTRICT. PROVIDING A PENALTY; PROVIDING A CUMULATIVE CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the Town of Westlake, TeXas is a generallaw municipality; and WHEREAS, the Town Council of the Town of Westlake finds it necessary for the public health, safety and welfare that development occur in a controlled and orderly manner in accordance with the Town comprehensive plan; and WHEREAS,on May 20,2019,the Town Council approved Ordinance 882 establishing the 37.798 acre Planned Development District 7 (PD7) zoning district; and WHEREAS, the property owner of a 34.798 acre portion of the development proposes amendments to Ordinance 882 in order to approve an amended concept/development plan specific to the 34.798 acre portion owned by said owner and to alter certain development conditions; and WHEREAS, following provision of proper legal notice, including written notice to owners within the PD7 zoning district and within 200 feet of the PD7 zoning district,published notice and posted notice in accordance with the TeXas Open Meetings Act of public hearing, a public hearing was held on May 17, 2021 by the Planning and Zoning Commission (Commission) whereby the Commission recommended to the Town Council approval of the amendments to Ordinance 882 contained herein; and WHEREAS, following provision of proper legal notice, including written notice to owners within the PD7 zoning district and within 200 feet of the PD7 zoning district,published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on May 24, 2021 by the Town Council; and WHEREAS, upon the recommendation of the Planning and Zoning Commission and after a public hearing,the Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the Town and its citizens that these amendments to Ordinance 882 should be approved and adopted. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: Ordinance 928 Page 1 of 11 SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. SECTION 2: That the following amendments to Ordinance 882 are hereby authorized: A. Ordinance 882, Exhibit B is hereby repealed and replaced with the attached Exhibit "A". B. Ordinance 882, Exhibit B-1 is hereby repealed and replaced with the attached Exhibit "B" — Phase One Concept/Development Plan, and Exhibit "C" — Development Description and Illustrations. C. The PD7 zoning district is hereby divided into two phases. Phase one shall include the 34.798 acres depicted on Exhibit "B". Phase two shall include the remaining three acres of the PD7 zoning district not included in Exhibit "B". C. All other provisions of Ordinance 882 shall remain in full force and effect, except where amended herein. SECTION 3: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 4: That any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Code of Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 5: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional,phrase, sentence, paragraph or section. SECTION 6: This ordinance shall take effect immediately from and after its passage as the law in such case provides. Ordinance 928 Page 2 of 11 PASSED AND APPROVED ON THIS 24th DAY OF MAY 2021. ATTEST: Laura Wheat, Mayor Todd Wood, Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: L. Stanton Lowry, Town Attorney Ordinance 928 Page 3 of 11 EXHIBITS EXHIBIT A PLANNED DEVELOPMENT DISTRICT 7 (PD7) DEVELOPMENT STANDARDS EXHIBIT B PD7 PHASE ONE CONCEPT/DEVELOPMENT PLAN EXHIBIT C DEVELOPMENT DESCRIPTION AND ILLUSTRATIONS Ordinance 928 Page 4 of 11 EXHIBIT "A" Planned Development District Number 7 (PD7) Development Standards Section 1 —General A. The purpose of PD7 is for a detached single-family residential development of not more than 36 residential lots with a gross maximum density of 0.95 dwelling units per acre. B. Phase one of the PD7 zoning district shall not contain more than 32 single family residentiallots. C. Phase two of the PD7 zoning district may contain up to 4 single family residential lots pending final approval of a concept/development plan specific to the phase two portion of the development. Said concept/development plan shall be approved as an amendment to the PD7 zoning district. D. The development authorized by this ordinance shall be consistent with all provisions and graphics contained the Phase One Concept/Development Plan, attached as Exhibit B, and the development description and illustrations, attached as Exhibit C. However, where a conflict eXists between the provisions of Exhibit A,Exhibit B, and Exhibit C,the provisions of Exhibit A shall prevail. E. Platting 1. The developer shall submit, and receive approval for, a preliminary site evaluation prior to any land disturbance activities; 2. Prior to the final acceptance of public improvements, approval of private streets and release of residential building permits, the developer shall submit, and receive approval for, a final plat, which shall be platted as a single phase. 3. The final plat noted above shall be recorded with the County Clerk prior to the release of any residential building permits. 4. Prior to the approval of the preliminary site evaluation, the developer shall submit a development agreement for final approval by the Town Council per the requirements of the Code of Ordinances. F. Permitted Uses—The following are permitted principal and accessory uses: 1. Single Family Detached Homes 2. Open Space 3. Private Streets 4. Public and Private Parks 5. Drainage facilities (including retention and detention ponds) 6. Clubhouse and indoor pickleball courts Ordinance 928 Page 5 of 11 7. Accessory Uses (as authorized in the Town's zoning regulations) G. Homeowner's Association — The development shall be governed by a Homeowner's Association (HOA) that will be responsible for common area maintenance, clubhouse and other amenity maintenance, private street maintenance,and enforcing the HOA Design Guidelines for the community.The Home Owner's Association shall appoint an Architectural Review Committee that must have at least one (1) Texas Licensed Architect with eXperience in applying Design Guidelines and advising an Architectural Review Committee on matters of design. H. Any change,reassignment, and/or transfer of ownership from the developer that is the signatory party in the development agreement noted above to a different entity shall require the approval of the Town Council through an amendment to the development agreement, through a separate resolution, or as an amendment to this ordinance. I. The developer and homebuilder of all units constructed in the development shall operate as a single entity, with final compliance with the terms and conditions of such commitment laid out in the Town approved Development Agreement or unless otherwise requested by the developer and approved by the Town Manager or designee for special conditions. J. All plans submitted for permit within this development shall be prepared by a Texas Licensed Architect and contain sufficient details required to explain the full eXterior construction to a competent contractor. Section 2—Residential Design Standards A. Lot and Housing Specifics: The following are the design criteria for all homes constructed in the phase one portion of the development: a. Housing Type: Single Family Detached; b. Minimum Lot Size: 21,250 square feet; c. Minimum Lot Width at Building Line: 105 feet; d. Front Setback: 30 feet e. Side Setbacks: 5 feet on one side of the lot and 15 feet on the opposite side f. Rear Setback: 40 feet; g. Minimum Unit Size: 4,500 square feet; h. Maximum Height: 35 feet from finished floor to the mid-point of the span of the highest roof pitch. i. Maximum First Floor under Roo£ 7,800 square feet B. Special Setback Provisions: Ordinance 928 Page 6 of 11 1. Lots adj acent to Aspen Lane shall have a 40-foot minimum setback from Aspen Lane. 2. All homes shall be setback a minimum of 120 feet from Pearson Lane 3. All homes shall be setback a minimum of 40 feet from the southern boundary line of the development. C. Garages: All homes shall have a minimum of four parking spaces for off-street automobile parking in any configuration but must have a minimum of two enclosed parking spaces and two additional off-street parking spaces. Garage doors shall be recessed a minimum of(8) eight inches (nominal) from the plane of the adjacent walL Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion and are in a motor court setting. D. Roofs: Permitted roof materials include: 1. Flat or barrel clay tiles,metal seamed, copper,wood shake, TPO (for flat roof installations), or slate. E. Exterior Walls: EXterior walls shall meet the requirements of the Town's Building Quality Manual as adopted by Resolution 18-02. F. Design Guidelines: Prior to the approval of the preliminary site evaluation, the developer shall submit final design guidelines for approval by the Town Council that shall be recorded with the private deed covenants, conditions and restrictions. Said guidelines shall incorporate the recommendations contained in the Westlake Building Quality Manual referenced above. With the exception of any guideline provision addressing a particular architectural style, said design guidelines shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions above. Guideline provisions to be enforced by staff include, but may not be limited to, general building articulation, massing, fenestration, roof slope, construction details and building materials. G. Elevation Samples: All homes and buildings constructed in this development shall be generally consistent with the elevation samples provided in Exhibit C such that the primary articulation elements and general layout of the home on the lot are generally consistent with the elevations. Otherwise, all home design shall adhere to the provisions of the development's design guidelines. Section 3 —Landscaping, Open Space, Water Features, Tree Preservation and Parkland Dedication Ordinance 928 Page 7 of 11 A. Landscaping: Not later than 90 days after the approval of the preliminary site evaluation, the developer shall submit a master landscape plan for the development prepared by a State of Texas registered landscape architect. Said plan shall be reviewed for final approval by the Town Manager. The plan may be forwarded to the Town Council for final approval at the discretion of the Town Manager. The final approved master landscape plan shall be included with the development agreement. At a minimum the plan shall include the following: 1. The Plan shall substantially comply with the Concept/Development Plan (Exhibit B) 2. The landscape plan shall reflect developer's efforts to comply with the "landscape Integrity" objectives of the Town's Comprehensive Plan and employ predominantly those plant materials that are consistent with restoration of the natural mosaic. 3. A detailed tree survey as required by the Code of Ordinances; 4. Any replanting requirements as part of required tree mitigation; 5. Specific planting and maintenance responsibilities of the developer versus the homebuilder and the homeowner's association; 6. Details for guest parking in the development where applicable; 7. Locations and specifications for the internal trail system B. Tree Preservation—All protected trees shall require mitigation upon damage or removal as required by the Code of Ordinances. Mitigation may be provided through tree plantings as shown on the landscape plan during development and/or home building phases. Where possible, old growth trees and tree clusters should be preserved as identified in the master landscape plan. C. Open Space 1. A minimum of 11.98 acres (34.68%) of the phase one portion of the development shall be reserved as open space. All open space, including public and private, shall be substantially consistent with Exhibit B and shall be distributed as follows: a. Private Open Space (including water features and clubhouse): 7.71 acres minimum b. Public Open Space (parkland): 2.74 acres minimum c. Landscape Easements on Private Lots: 1.53 acres minimum 2. Private open space amenities shall, at a minimum, include the following: a. Clubhouse: The clubhouse shall be constructed and completed by the developer prior to the final acceptance of public improvements. The design shall be consistent with the designs shown in Exhibit C. Ordinance 928 Page 8 of 11 D. Parkland Dedication — Parkland dedication as proposed by the developer in Exhibits B and C is hereby approved subject to the following conditions: 1. Parkland dedication shall be consistent with E�ibit B. 2. Maintenance responsibilities for the parkland shall be the responsibility of the developer/HOA. 3. Details of amenities, and final locations of parking and trails shall be consistent with Exhibit B and shall require final approval as part of the development agreement between the applicant/developer and the Town. E. Water Features — Water features are a key component of the development, making this a "Water Themed" development as called for in the Town's Comprehensive Plan. Water features shall be constructed by the developer as part of the required improvements. Said features shall be located and designed as shown in EXhibit B and described and depicted in Exhibit C and shall be maintained by the homeowner's association. F. Landscape Easements -Landscape easements shall be shown on the preliminary site evaluation and final plat for the development. The easements shall be consistent with the landscape easements shown on Exhibit B and shall, at a minimum, contain the total landscape easement area described in Section C above. The following note shall be placed on the final plat relative to the landscape easements: "Landscape easements are intended for landscape material such as trees, plants and groundcover only. No impervious surface of any kind or permanent structures,including buildings and swimming pools,may be placed in any landscape easement." Section 4—Fencing A. The perimeter of the development,not including the publicly owned areas,along Aspen Lane and Pearson Lane shall contain decorative iron fencing located in a manner substantially consistent with the Phase One Concept/Development Plan (EXhibit B) and which preserves the sense of"open ground plane" as described in the Town's Comprehensive Plan by the use of decorative iron fencing with masonry columns. The perimeter fence located along the southern border of the development will contain decorative iron with metal posts. Brick is not a permitted material. Masonry wall sections shall be permitted as depicted in Exhibit B for the purpose of providing aesthetic accents, privacy, and/or shield undesirable vehicle light transmission as determined in the master landscape plan. C. Individual property fences shall be constructed of decorative iron and shall not eXceed 54 inches in height with metal columns consistent with the architectural design guidelines. Ordinance 928 Page 9 of 11 Section 5 — Streets, sidewalks/trails, parking and access A. Streets — A Specific Use Permit (SUP) is hereby granted for all community streets within PD7, which shall be private and constructed to Town standards. Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fiXtures that comply with Town standards and Comprehensive Plan recommendations as well as follow the Town's low intensity lighting standards. A street stub-out for future connection shall be provided between the phase one and phase two portions of the development as depicted on E�ibit B. B. Trails—An internal trail/sidewalk system shall be constructed and shall connect to the public trail system at access-controlled locations as shown in the concept/development plan. The final location and details of the internal trail system shall be included with the required landscape plan. The public trail shall comply with all Town requirements and shall be generally located as shown in concept/development plan and shall be constructed by the developer as part of the required public improvements. Trail amenities shall at a minimum include the amenities proposed by the developer. C. Parking — Adequate guest parking, trailhead and park parking, and parking for the proposed private amenities shall be shown on the master landscape plan with maintenance responsibilities borne by the homeowner's association as described in the required development agreement. E. Access — Street access to the development from Pearson Lane shall require written final approval from the City of Keller. F. Cluster mailboxes — Prior to installation, the final design, location and size of any cluster mailboxes as required by the United States Postal Service shall be submitted to the Town Manager or designee for review. Upon review,the Town Manager or designee may approve or deny said design, location and size. If denied,the developer may appeal the decision of the Town Manager or designee to the Town Council provided the written appeal is received not later than 30 days from the formal notice of denial. G. Prior to the final acceptance of public improvements, the developer shall install intersection illumination improvements to the intersection of Aspen Lane and Pearson Lane such that the nighttime visibility of the intersection is improved. Said illumination improvements shall be detailed as part of the development agreement and shall require the final approval of the town manager or designee. Section 6—Utilities, Drainage and Grading A. Public Utilities — Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, construct all necessary water and sewer system improvements per Town standards and shall Ordinance 928 Page 10 of 11 secure any necessary easements. The phase one developer shall provide for stubs for future utility connections for the phase two portion of the development to be further detailed in the development agreement. B. Duct Bank-A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement, the final details of which shall be determined by the Town Manager or designee. The home builder shall tie into the Duct Bank prior to the Final Inspection for the home. C. Stormwater — Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. D. Lot Grading — Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets, public infrastructure, development amenities, and approved water features. The pre-grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. Section 7—Public Art and Town Entry Marker/Monument A. As part of the development agreement noted above, the developer agrees to submit a public art plan to be approved by the Town Manager or designee.-A Town of Westlake entry marker or monument shall be included in this plan. Ordinance 928 Page ll of 11 Site Data Summary Chart Landscape Easement Open % of Land Use Area Space project Area Areas Area % % Residential Lots 919,552 s.f. / 21.11 ac. 61.11% I n Lot La ndsca pe 1.53 Ac N A � 1�"SQUABE(14 CA.)DECORATIVE IRON n/ TOP&BOTTOM RAILS,SPACED AS SHOW N 7.L S /O 3"x 3"X�DKORATNE IRON POST Easement �$�-0�O.C. ��PS,"PYRAMIDALTOP" �$'-O��O.C. �2�-0��� MASONRVCOLUMN RANDOM STONE MASONRV� PqTTERN I2ANDOM 5 Clubhouse / Open Space 0 �.(�O/O O O PATfERN 2"x2 DECORATNEIRONPOSfS, O 43,587 s.f. / 1.0 ac. N/A N/A 2.90 /o � 0 �REFERTOPL4NSFOREXAQLOUTIONS 0 0 Public Open Space 119,462 s.f. / 2.74 ac. N/A N/A 7.93% �•93% o o � � 0 Private Open Space 2g1,509 s.f. / 6.71 ac N/A N/A 19.43% 19.43% � � 0 Private Street 129,667 s.f. / 2.98 ac N/A N/A 8.63% ELEVATION ELEVATION Total Project 34.54 ac. 37.51% 1000�o Entry Gate - Vehicular � ELEVATION Plan Entrygate 6 Iron Fence 6' Iron Fence with Masonry Columns Pearson Road Plan not to scale Plan not to scale ROW Dedication 11,371 s.f. / 0.26 ac Total Gross Area 1,515,885 s.f. / 34.80 ac aa � �n w . oz � 3a � o � � � � o � a � � I � � ^ O O SHELBY STATES-VOLUME 388-165, PAGE 28, P.R.T.C.T. Q U � Z w p a � TRACT 1 Existing Zoning: R-5 COLTNTRY RESIDENTIAL TRACT 2 m a n � �oILDoDo=�ow DQ��o4�/G,3Q�o�1��40�0 758' -�� \1 I �6'-0" 14'-0" ASPEN COURT � LANDSCAPE EASEMENT -- �� � — — — — — — — � � jL' � � J � � � � _ I I o 0 0 0 .52 �0� ,a5 ASPEN ROAD --�---- �� T----� � _ l ---�- _ s�'s �b �, � ^ � ' h. ,o- y —1---�----- ` Q F— 1001 i 70' _ N19°C7��0��E 764.91' 12C' � � T6J� � / > / � / \ -- � � o Rnnsioonsro Ewn p 1 — -t7— — .7 / / / PNTTERN (n W � Z F— ; � � 1 26' 16.5 � z p�p U _ _ _ _ _ _ � �I 40'REAR SETBACK(TYP) _ _ _ i F-F F-F / / o � � — 1 � f - - - ��� I, - - — —I�,- - — � x as6 0 �e end o �a � � � � i \�oo� M � o� � �� oS-5 F 1,098SF003AC / / / WESTLAKE — � � � ^ O O o I I I o�lU ol� \ �I8,3735 0 / / o - , Q U � N � CLUB HOUSE/ � NI I I I I� I I I I'a, z / / / / - Residential Lots � Y z w °' � °' � I, � 2 I, �o �S-� � � RANCH U� w 0 rn N N OPEN SPACE I I I �, o a ��os r�, � � , N x 956 SF 0.02 A Existing oning: PD m Q � ° P BLIC OS-1 43,587 SF � � 2S,Q4.5 S.f � ��O ° � / � l.o ac. � I � 27,31 s.f. I � I I I I / x �o�oDo= o�°�DoQ��o4� �ic��odQ��o�O o 0 0 0 21,463 SF � �, �, 24,gg r S.f , ba / Public Open Space � I � I �' �' �I I � " � z 0.50AC � o — � IIL _ — II _ _ _ /% / a / i �/ / / / o 0 0 0 0 0 0 0 0 0 0 0 0 Private Open Space � J � I I/ / � � ' 30'FRONT SETBACK(TYP) � , os$ �� / / / ELEVATION � a � I I / / LONGHORN CIRCLE / 0.20AC M / ^� 1�y 1�0 1,y/ R.O.W. Dedication �; � S_3 Masonry Co umn at Wingwa � � Y � l / / / Plan not to scale U H �0�729 SF 0.02 AC � is'UTILITY ESMT w LOT 1, BLOCK 1 FISHER ADDITION � a �il � O / / i 30'FRONT SETBACK�TYP i �� �o Private Street � U � zsa sF o o�ac / � 1— —I I� — — i I I— � \ \ � � / / IN�STRUMENT NO. D214043902 D.R.T.C.T. (P e a r s o n L a n e E n t ry - R i g h t s i d e) Q LONGHORN WEST � I Ro, w � � � � I I �\ \ � / O N��`S: BRYANT R AND BECKY R. FISHER Building Pad - location 10 � °` � � / � / I I1 �� � � GAT DACCESSR AD ^ TBD �33,�3zsf. � � � I �o��� 30,394 S.f. �I� 3 �II � � � � � `° � '� �oo / i �° \'� ��I 30 321 s.f. m� I ��� / � � Z � I / �\ �I ' w I - � -- ' ( / / 6' IRON FENCE\ PUbIIC Trall � �a o °� , , �`. ��� ��� m / . . . � � � a � � � i 1 ��� � ��� ��� 30,321 s.f �� � I � � � � / \;\ �; ;I w as 9 I I I ` Existing Zoning: R-5 COUNTRY RESIDENTIAL Private Trail / Sidewalk o � , � �,I � 27 524 s.f. � h � I � 29,$ SF o 0 m � '� � � / ' �� �°' M�� �I °�I I �' � o.s�ac � � �o�oDo= f o�u D���o4�/���od��4oall M I S'-6" S� MASONRY COLUMN � `� I l 695, � / �'��� ����% � J'� _ _ _ _ _`J�� /� I \ � LANDSCAPE EASEMENT � �n RNST°"E Q N � I s�°s� `,�\'r1�, / // ' '/ � I 40'REAR SETBACK(TYP) I � � ` // � � N 89°26'44"E 787.39' � � — — i � W � o � �\� � � /\ '/..�1� _ ------J`, �y ri� ' ��REAR�ETBACK(TYP)— 59� — — — —� o � '�--- \ , � � � � � � � / �/ SO� � `�/' -�� � �o ,�o/`—�— — � — — — — I �I�/ — — —��5 \. 40'REAR SETBACK(TYP) — — — — — — — j — \ Y I \\ — — 7 I m ,� '� � I � �l ' � / v � w � ^� , / � � . \ \� , F I�i I �, ; , �� � � , � � m w o �� s90 �. � � y 19 i � " � ( � 13 /� 000��` i � o 0 0 0 0 Q ---_,� , `��� \ � � I \� 32,600 s.f. �i� I � � J � — � � \ 1,404 s.f. 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' � f•• •�-•�' � - " • -. - . .•� �' � :k�� }J���k�� '�'+r�.. i��! � ri� ��. '+�' .+�..y� �-. v �•}fi:"'��� . �. - - - �- �.�. � .. •. _ . . . ! Y ' � '' �, r•{� �I ;1�. . �k�t dn , x �, s �a': , ��u 1 ; � t � ' a +�t: a ;: �� q �: . . ' �s`�-.� `� � l��' afi �. fj�'Y i'vb / � � A � �}a� ' ��' � c � i y�4(';f !'� O 5 4 . . 1" I ( � . a �' •,, �fi � �¢��Y^ � � "�r �I . �s � j/ : �� t w � �� ,r . r ;� a �: ;� . :� � - ���� , �,` �- . - � . : , , :�'' _ , _ - f ,' 'h : ,-, . � Y, , ,� k � � � .. �, , �� ''� , 'EI �i' � F I � � �'� � �•� � _ 1 11. f � � ' �... :•�. � \- ! �� � � �' I �r � � � � �' �� � �I + � ' .� �1 ���i'4 � �, I � ' �+ �# ' �, � � r ' ��,,r • �t �� � � �� ��'� �� ��' �1�� ,a_.� . � i •y _x _ � _ �� �y ;�, .�r � i t t� � � r ��_{� �F � � I� -����r #+r�;�i � ' � �'�r. � Y - I � a� I� i.`+� —. '.� �' � � : *�,�����. . ,, � �. � �;�;-.;� . � �,�#�_.`� � *� +���� :�r �:. �� 42Y1 ti '*k � �. � ��Y � . i., 'F� -— — � ����� ��.;�' ��� . �S, S �}_ . ��I � }+ � i 5,�1,� F� � .+���� r'� =�� h�; ��' ` v �'�� ���I ��� .�� ' Y� � I �� � �� a � ' i � - _ ;' � � ��� ,�e. - �� h i � I � Y i �'rh � �. ., � *} � � � "� 5'. �� L Town Cou nci I/ Board of Trustees Item # 9 — Presentation and Discussion PRESENTATION AND DISCUSSION REGARDING THE COVID-19 PANDEMIC, INCLUDING UPDATES AND RECOMMENDATIONS ON MUNICIPAL AND ACADEMIC OPERATIONS. Town Cou nci I/ Board of Trustees Item # 10 — Presentation and Discussion PRESENTATION AND DISCUSSION REGARDING FM 1938. Town Cou nci I Item # 11 — Executive Session The Town Council and Board of Trustees will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.087 - Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Front 44 - Entrada b. Section 551.071(2) Consultation with Attorney — to seek advice of counsel on matters in which the duty of the Town Attorney under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551 of the Texas Government Code - FM 1938 access for proposed Southlake development. c. Section 551.071(2) — Consultation with Town Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Resolution No. 00-19, a Contract with Hillwood Development Corporation Concerning the Design Engineering and Construction of the West Side Pump Station and the Dove Road Waterline. d. Section 551.071 - Discussion with the Town Attorney regarding pending, threatened, or contemplated litigation regarding BRS. e. Section 551.071 - Consultation with Attorney - to seek advice of counsel regarding Granada Homeowners'Association and ACC matters. f. Section 551.073 - Deliberations Regarding Gifts and Donations. g. Section 551. 074(a)(1): Deliberation Regarding Personnel Matters — to deliberate the appointment, employment, evaluation, reassignment, duties, of a public officer or employee. Tow n Council/ Board of Trustees Item # 12 — Reconvene Town Council/Board of Trustees Meeting Town Cou nci I/ Board of Trustees Item # 13 — Necessary Action TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS. Town Council/ Board of Trustees Item # 14 — Recap and Staff Direction Town Council/ Board of Trustees Item # 15 — Future Agenda Items FUTURE AGENDA ITEMS: Any Council or Board Member may request at a workshop and/ or Council or Board meeting, under��Future Agenda Item Requests", an agenda item for a future Council or Board meeting. The Council or Board Member making the request will contact the Town Manager/Superintendent with the requested item and will list it on the agenda. At the meeting, the requesting Board Member will explain the item, the need for Council/Board discussion of the item, the item's relationship to the Council and/or Board's strategic priorities, as well as the amount of estimated staff time necessary to prepare for Council or Board discussion. If the requesting Council or Board Member receives a second, the Town Manager/ Superintendent will place the item on the Council or Board of Trustees agenda calendar, allowing for adequate time for staff preparation on the agenda item. a. Approved by Council for Discussion i. Historical Designations for various properties in Westlake (5/24) b. Proposed items. Town Cou nci I/ Board of Trustees Item # 16 — Adjournment