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02-16-21 P&Z Agenda Packet
P&Z Agenda – 02/16/21 Page 1 of 2 TOWN OF WESTLAKE PLANNING & ZONING COMMISSION AGENDA 1500 SOLANA BLVD, BUILDING 7, SUITE 7100, COUNCIL CHAMBER WESTLAKE, TX 76262 FEBRUARY 16, 2021 5:00 PM VIA VIRTUAL MEETING In accordance with Order of the Office of the Governor issued March 16, 2020 and March 19, 2020, the Planning & Zoning Commission of the Town of Westlake will conduct this virtual meeting at 5:00 p.m. on Tuesday, February, 16 2021 by video and telephonic conference in order to advance the public health goal of limiting face-to-face meetings (also called "social distancing") to slow the spread of the Coronavirus (COVID-19). There will be no public access to the physical location described above. A recording of the telephonic meeting will be made and will be available to the public in accordance with the Open Meetings Act. Instructions for public participation in the meeting by video conference and telephonic conference are as follows: By Video: By Telephone: http://bit.ly/towpz021621 Local: (346) 248-7799 Webinar ID: 860 9379 1648 Webinar ID: 860 9379 1648 Passcode: 473964 Passcode: 473964 Vision Statement An oasis of natural beauty that maintains our open spaces in balance with distinctive development, trails, and quality of life amenities amidst an ever expanding urban landscape. Regular Session 1. CALL TO ORDER 2. CITIZEN COMMENTS: This is an opportunity for citizens to address the Commission on any matter whether or not it is posted on the agenda. For those joining by videoconference: Any person desiring to make a public comment using a Windows computer must first press the “Raise Hand” button on the screen. Alternatively, the Alt+Y keyboard shortcut may be used to raise or lower their hand. Any person desiring to make a public comment using a Mac computer must first press the “Raise Hand” button on the screen. Alternatively, the Option+Y keyboard shortcut may be used to raise or lower their hand. For those joining by teleconference: Any person desiring to make a public comment must first press star-nine (*9) on their telephone keypad to “Raise their hand” to speak. Persons joining the meeting by teleconference my mute and unmute their phones by pressing star- 6 (*6). Citizens will be placed in a queue based on the order the hands were raised. The presiding officer will recognize callers based on the order of the queue, where they will be asked to P&Z Agenda – 02/16/21 Page 2 of 2 state their name and address. 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 Commission cannot by law take action nor have any discussion or deliberations on any presentation made to the Commission at this time concerning an item not listed on the agenda. The Commission will receive the information, ask staff to review the matter, or an item may be noticed on a future agenda for deliberation or action. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD JANUARY 11, 2021. 4. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER THE JANUARY 2021 REPORT. 5. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCE 703 APPROVING THE PD1-2 ZONING DISTRICT, KNOWN AS “WESTLAKE ENTRADA”, LOCATED NORTH OF SOLANA BLVD., EAST OF DAVIS BLVD., AND SOUTH OF STATE HIGHWAY 114. 6. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCE 837 APPROVING A SITE PLAN FOR PD1-2 ZONING DISTRICT, KNOWN AS “WESTLAKE ENTRADA”. THE SITE IS LOCATED ON BLOCK E, WESTLAKE ENTRADA ADDITION ALONG COMILLAS DRIVE BETWEEN CORTES DRIVE AND GIRONA DRIVE. 7. ADJOURNMENT CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Bldg. 7, Ste. 7100, Westlake, Texas, 76262, February 12, 2021, by 5:00 p.m. under the Open Meetings Act, Chapter 551 of the Texas Government Code. _____________________________________ Todd Wood, Town Secretary If you plan to attend this public meeting and have a disability that requires special needs, please advise the Town Secretary 48 hours in advance at 817-490-5711 and reasonable accommodations will be made to assist you. CITIZEN COMMENTS: This is an opportunity for citizens to address the Commission on any matter whether or not it is posted on the agenda. For those joining by videoconference: Any person desiring to make a public comment using a Windows computer must first press the “Raise Hand” button on the screen. Alternatively, the Alt+Y keyboard shortcut may be used to raise or lower their hand. Any person desiring to make a public comment using a Mac computer must first press the “Raise Hand” button on the screen. Alternatively, the Option+Y keyboard shortcut may be used to raise or lower their hand. For those joining by teleconference: Any person desiring to make a public comment must first press star-nine (*9) on their telephone keypad to “Raise their hand” to speak. Persons joining the meeting by teleconference my mute and unmute their phones by pressing star-6 (*6). Citizens will be placed in a queue based on the order the hands were raised. The presiding officer will recognize callers based on the order of the queue, where they will be asked to state their name and address. 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 Commission cannot by law take action nor have any discussion or deliberations on any presentation made to the Commission at this time concerning an item not listed on the agenda. The Commission will receive the information, ask staff to review the matter, or an item may be noticed on a future agenda for deliberation or action. Planning and Zoning Item # 2 – Citizen Comments P&Z Minutes 01/11/21 Page 1 of 4 MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING January 11, 2021 PRESENT: Commission Chairman Tim Brittan and Commissioners Michelle Lee, and Kim Morris. Commissioner Brad Swearingen joined the meeting at 5:04 p.m. ABSENT: Commissioners Ken Kraska, Sharon Sanden, and Diane Prager. OTHERS PRESENT: Town Manager Amanda DeGan, Assistant Town Manager Jarrod Greenwood, Director of Planning & Development Ron Ruthven, Town Secretary Todd Wood, IT Director Jason Power, Building Official Pat Cooke, Development Coordinator Nick Ford, Town Attorneys Matthew Butler and Sarah Walsh, Robin McCaffrey with Mesa Planning, Joe Schneider with Hillwood Properties, and Ralph Busch with Busch Architects. Regular Session 1. CALL TO ORDER Commission Chairman Brittan called the regular session to order at 5:01 p.m. 2. CITIZENS COMMENTS Commission Chairman Tim Brittan asked Town Secretary Todd Wood to provide instructions to the public regarding the steps necessary to make public comments by telephone or through the videoconference. No one addressed the Commission. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON OCTOBER 12, 2020. There was no discussion. P&Z Minutes 01/11/21 Page 2 of 4 Commission Chairman Brittan asked for a motion to approve Item #3. MOTION: Commissioner Morris made a motion to approve the minutes from October 12, 2020. Commissioner Lee seconded the motion. The motion carried by a vote of 3-0. Prior to the discussion and consideration of Item #4, Commission Chairman Brittan indicated that Town Attorney Matthew Butler would like to introduce a new attorney that has joined the firm. Mr. Butler then introduced Ms. Sarah Walsh to the Commission. 4. DISCUSSION AND PRESENTATION REGARDING THE WESTLAKE ENTRADA DEVELOPMENT. Planning & Development Director Ron Ruthven stated that the representative for the Entrada Development was not on the call and recommended that Item #4 be considered after Item #6 to provide time for the representative to join the call. This recommendation was made at 5:06 p.m., and Commission Chairman Brittan accepted Mr. Ruthven’s recommendation. Planning & Development Director Ron Ruthven introduced this item at 5:41 p.m. following Item #6. He noted that this was a discussion item, and asked Mr. Ralph Busch to provide additional details. Mr. Busch began by stating that the presentation was to talk about the mitigation of the COVID-19 impacts to the project, as well as the modifications that have been made in response to the demand for detached housing as opposed to attached housing. Mr. Busch stated that plans have been modified on Block “D” and Block “E”, and several properties on Block “I” are under contract. The parking garage next to Restaurant Row is currently being finished with an exterior stone covering and will be finished soon. On Block “C”, a potential office component is being planned, as well as a multi-purpose storage facility. The Chapel is mostly complete, and the Reception Hall will be the next point of focus. Block “M” is currently planned for eighteen (18) attached townhomes, and Block “N” is planned for mixed-use retail with condominiums on the upper levels. Mr. Busch then provided a presentation on Block “D”, which is comprised of ten (10) homes ranging from 1,800 to 2,200 square feet in size. There is a five (5) foot separation between these homes, and the desire is to maintain a streetscape that is compelling. This will require a staggered distance from the road. Block “E” will feature homes that are approximately 3,600 square feet in size, located on the southern edge of the canal. 5. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION REGARDING PROPOSED AMENDMENTS TO PLANNED DEVELOPMENT ZONING DISTRICT NUMBER 3, PLANNING AREA 3 (PD3-3) AND PLANNED DEVELOPMENT ZONING DISTRICT NUMBER 3, PLANNING AREA 4 (PD3-4), GENERALLY LOCATED NORTH OF DOVE ROAD AND SOUTH OF SH 114 BETWEEN DAVIS BLVD. AND ROANOKE ROAD. Planning & Development Director Ron Ruthven introduced this item. He stated that this was a rezoning request from Hillwood, who is the owner of the property. He explained that this request involved two (2)of the smaller planning areas located on the Circle T Ranch. P&Z Minutes 01/11/21 Page 3 of 4 This would amend the boundaries and transfer some of the entitlements from one planning area to another and rename the other planning area. Mr. Ruthven then noted that PD3-4 (located between SH 114 and Schwab Way) is where the ranch house and event center is located. Hillwood’s request is to transfer 11.3 acres from PD3-3 to PD3-4. Mr. Ruthven then explained that PD3-3 is separated into two parcels; one being located to the east and one being located to the west. This transfer request would affect the PD3-3 parcel located to the east, reducing the size to 117.6 acres, and renaming it to PD3-12a. The transference of current entitlements and boundary adjustments would also rename PD3-4 to PD3-4a. Mr. Ruthven then stated that this would not increase and entitlements between the two parcels. Mr. Ruthven confirmed that this request met all of the requirements by Town ordinances and local regulations, and staff recommended approval. He then asked Mr. Joe Schneider with Hillwood Properties to provided additional information and answer any questions. Mr. Schneider stated that this was a request to simplify the current zoning of the property for potential projects that may be brought forth in the future. This would also clean up the land boundaries based on developments that have occurred over time by designation of naming, and no additional entitlements are being requested. Mr. Schneider offered to answer any questions. Commissioner Morris asked Mr. Schneider to clarify the actual shift of square footage of entitlements between the planning districts. Mr. Schneider explained that 200,000 of the 350,000 sq. feet of hotel land use would be transferred from PD3-4 to PD3-4a, in addition to the 450,000 sq. feet of office use entitlements that are currently in place. Commission Chairman Tim Brittan opened the public hearing at 5:21 p.m. No one addressed the Planning and Zoning Commission. Commission Chairman Tim Brittan closed the public hearing at 5:21 p.m. Commission Chairman Brittan then asked for a motion to approve Item #5. MOTION: Commissioner Lee made a motion to approve Item #5 as submitted. Commissioner Swearingen seconded the motion. The motion carried by a vote of 4-0. 6. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF A PROPOSED AMENDMENTS TO THE COMPREHENSIVE PLAN, ESTABLISHED BY ORDINANCE 747, AMENDING THE THOROUGHFARE PLAN. Planning & Development Director Ron Ruthven introduced this item. He stated that this was a somewhat of a companion piece to the rezoning request, as it affects the same general area within the Circle T Ranch. This is a request to amend the Thoroughfare Plan that is contained in the 2015 Comprehensive Plan. The specific request is that the Pearson- 114 Connector in the staff report be eliminated from the Throughfare Plan, which is located at the intersection of Westlake Parkway and Capital Parkway southbound to Dove Road. This road has not been constructed. P&Z Minutes 01/11/21 Page 4 of 4 Mr. Ruthven stated that there were no staff issues with this being removed from the Thoroughfare Plan, provided that staff recommendations occur. If this connector is removed, the recommendation is to add a “Town Parkway” that would allow for up to six (6) lanes, in addition to an expanded right-of-way. Mr. Joe Schneider with Hillwood Properties then explained the proposed changes on the Throughfare Plan map, and how these changes would affect connectivity. Mr. Robin McCaffrey explained that these changes would enhance connectivity through a wider right- of-way, allowing additional dedicated turn lanes, additional right-of-way space, and additional landscaping. Mr. McCaffrey indicated that this would accommodate sufficient roadway improvements in the future, should this be needed. Commission Chairman Brittan opened the public hearing at 5:39 p.m. No one addressed the Commission. Commission Chairman Brittan closed the public hearing at 5:39 p.m. Commission Chairman Brittan then asked for a motion to approve Item #6, subject to the staff recommendations contained in the staff memo. MOTION: Commissioner Brittan made a motion to approve Item #6. Commissioner Lee seconded the motion. The motion carried by a vote of 3-1, with Commissioner Morris voting “nay”. 7. ADJOURNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. MOTION: Commissioner Swearingen made a motion to adjourn the meeting. Commissioner Lee seconded the motion. The motion carried by a vote of 4-0. Chairman Brittan adjourned the meeting at 6:02 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON FEBRUARY 16, 2021. ________________________________ ATTEST: Chairman, Tim Brittan _____________________________________ Todd Wood, Town Secretary DEVELOPMENT SNAPSHOT JANUARY 202 1 DEVELOPMENT ACTIVITIES MAP—JANUARY 2021 Our Development Activities Map format has changed! The Town now has interactive web maps that can be viewed on our website which will be regularly updated. You can visit them by clicking here. In addition, you can click on the map below. DEVELOPMENT ACTIVITIES STATUS—JANUARY 2021 Project No. Project / Development Name Land Use Number of Lots/Units Size Development Status Percent Complete Estimated Completion 1 Entrada Retail Corner Retail / Office 5-7 tenants ~50,000 sf Retail Corner shell nearing completion; five tenant finish-out permits have been issued with two tenants officially open 95% 2021 2 Aragon Parking Garage Parking Garage 1 building 447 spaces Under construction; garage concrete complete with masonry application underway 70% 2021 3 Restaurant Row Restaurants 2 buildings A: 15,422 sf B: 22,414 sf 1st restaurant shell complete; 2nd restaurant shell partially complete; no known tenants 70% 2021 4 Chapel / Reception Hall Entertainment 2 buildings Chapel: 2,000 sf Hall: 7,000 sf Chapel shell mostly complete with the reception hall currently under construction 50% 2021 5 Entrada Block J Townhomes Residential 6 units 4,483 sf avg 3/6 townhomes complete 75% N/A 6 Entrada Block E Townhomes Residential 14 units 4,948 sf avg 12/14 townhomes complete 85.71% Complete 7 Knolls at Solana Residential 56 62.5 acres Infrastructure improvements complete with landscaping nearly complete; 7 permits issued 6.25% 2025 8 Charles Schwab Phase 2 Office 616,000 30 acres Phase 2 under construction; building shells complete with interior finishes being installed 85% 2021 9 View at Entrada Office 5,000 sf - Small two-story office building overlooking Entrada 5% 2021 RESIDENTIAL SUBDIVISION BUILDOUT—JANUARY 2021 Subdivision Name Plat Date Total Lots Vacant Lots Acres Development Status Permits Issued Finals Issued Percent Complete Carlyle Court 3/7/2016 8 0 10.2 Built-out 8 8 100% Carpenter Addition 12/9/1977 14 0 31.6 Built-out 14 14 100% Entrada 12/14/2015 322 292 85.9 Under development 30 27 8.85% Glenwyck Farms 3/13/2000 84 0 104.3 Built-out 83 83 98.81% Granada 6/17/2013 84 13 84.3 Mostly built-out 71 65 80.95% Knolls at Solana 5/22/2020 56 49 62.5 Under development 7 0 6.25% Paigebrooke 3/8/2004 5 2 20.3 Mostly built-out 3 3 60% Quail Hollow 3/28/2016 93 73 188.3 Under development 20 7 14.52% RESIDENTIAL SUBDIVISION BUILDOUT—JANUARY 2021 Subdivision Name Plat Date Total Lots Vacant Lots Acres Development Status Permits Issued Finals Issued Percent Complete Shelby Estates 4/7/1981 6 1 65.7 Mostly built-out 5 5 83.33% Spencer Ranch - 38 38 37.8 Concept Plan Approved 0 0 0.00% Stagecoach 8/16/1971 22 3 55.5 Mostly built-out 19 19 86.36% Stagecoach Misc. - 30 6 - Mostly built-out 24 24 80% Terra Bella 11/11/2008 27 1 54.8 Mostly built-out 26 22 88.89% Vaquero 3/27/2000 296 21 510 Mostly built-out 275 265 91.22% Wyck Hill 4/3/1996 13 1 22.4 Mostly built-out 12 12 92.31% Other/Miscellan eous - 41 16 - Mostly built-out 25 24 59.76% Total 1,139 517 1,333.60 622 578 52.68% RESIDENTIAL PERMITS PER YEAR BY SUBDIVISION—JANUARY 2015 - JANUARY 2021 YEAR VAQUERO GRANADA TERRA BELLA CARLYLE ENTRADA QUAIL HOLLOW KNOLLS OTHER TOTAL 2015 15 15 4 0 0 0 0 2 36 2016 10 13 2 4 0 0 0 0 29 2017 5 16 2 1 3 0 0 1 28 2018 8 12 2 2 27 5 0 1 57 2019 6 10 1 1 0 11 0 0 29 2020 4 1 2 0 0 7 7 0 21 Total 48 67 13 8 30 23 7 4 200 15 15 4 0 0 0 0 2 10 13 2 4 0 0 5 16 2 1 3 0 0 1 8 12 2 2 27 5 0 1 6 10 1 1 0 11 4 1 2 0 0 7 7 0 10 20 30 40 50 60 70 80 VAQUERO GRANADA TERRA BELLA CARLYLE ENTRADA QUAIL HOLLOW KNOLLS OTHER Residential Permits Per Year by Subdivision | January 2015 -December 2020 2015 2016 2017 2018 2019 2020 15 10 5 8 6 4 15 13 16 12 10 1 4 2 2 2 1 2 0 4 1 2 1 000 3 27 0 0000 5 11 7 0 0 0 0 0 7 2 0 1 1 0 0 36 29 28 57 29 21 0 10 20 30 40 50 60 2015 2016 2017 2018 2019 2020 Pe r m i t I s s u e d Year Residential Permits Per Year | January 2015 -December 2020 VAQUERO GRANADA TERRA BELLA CARLYLE ENTRADA QUAIL HOLLOW KNOLLS OTHER TOTAL ENTRADA PROEJCT STATUS—JANUARY 2021 Project Name Total Lots / Units Size Contractor Development Status Estimated Completion CVS Pharmacy 1 13,378 sf Wurzel Builders Completed February 2017 Primrose Daycare 1 12,460 sf Cooper General Contractors Completed May 2017 Entrada Sales Office 1 3,463 sf Crescent Custom Homes Completed June 2018 Entrada Retail Corner 2 Retail Office: 43,336 sf Diesel Design Build Nearing completion 2021 Entrada Starbucks 1 2,834 sf Diesel Design Build Completed 2020 Entrada Residential Block J 6 4,500 sf avg Calais Custom Homes 3 units complete; 3 units to begin construction 2021 Entrada Residential Block E 14 5,000 sf avg Crescent Custom Homes 12 Units Completed 2020 Entrada Residential Block I 12 3,600 sf avg Pentavia / Atwood Custom Homes Completed 2020 Pedestrian Bridge 1 - Crescent Custom Homes Completed 2020 ENTRADA PROEJCT STATUS—JANUARY 2021 Project Name Total Lots / Units Size Contractor Development Status Estimated Completion Aragon Parking Garage 1 148,398 sf Diesel Design Build Under construction 2021 Restaurant Row 2 lots 3-6 restaurants A: 15,422 sf B: 22,414 sf Crescent Custom Homes Under construction; Restaurant shells nearing completion 2021 Chapel & Reception Hall 2 Chapel: 3,207 sf Reception Hall: 14,418 Crescent Custom Homes Chapel shell complete; reception hall under construction 2021 Entrada Plaza Mayor N/A N/A N/A Project on hold due to potential Development Plan and Site Plan revisions; N/A The View at Entrada 1 5,725 sf N/A Building permit issued 2021 Block N Mixed Use 1 lot 10 condo units 8,200 sf retail 1,785.1 avg sf condo Pentavia Custom Homes Project on hold by owner N/A Page 1 of 3 WESTLAKE PLANNING & ZONING COMMISSION TYPE OF ACTION Regular Meeting - Action Item Tuesday, February 16, 2021 TOPIC: Conduct a public hearing and consider recommendation of proposed amendments to Ordinance 703 approving the PD1-2 zoning district, known as “Westlake Entrada”, located north of Solana Blvd., east of Davis Blvd., and south of State Highway 114. STAFF CONTACT: Ron Ruthven, Planning and Development Director Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) Centurion American is requesting amendments to the Entrada zoning regulations contained in Ordinance 703 in order to add a new, and currently unlisted, land use. Ordinance 703 contains the comprehensive Planned Development District (PD) zoning and development regulations for the Entrada development, which is wholly contained within the PD1-2 zoning district. The proposed new use would be called a “Residential Repository”, which would allow for climate controlled, indoor self-storage units that would include a mix of personalized, custom units where car, art and other collections could be stored and viewed, and would also allow for compartmentalized, pre- fabricated self-storage units similar to other typical indoor self-storage facilities. PROPOSED AMENDMENTS The following is a detailed breakdown of the proposed amendments to Ordinance 703: Page 2 of 3 Article II – Uses, Land Use Schedule – Permitted Uses, Commercial Uses Under the Commercial Uses section of Article II – Uses, given the request by Centurion American, the following use is proposed: NEW USE: “Residential Repository” [subject to the approval of a Specific Use Permit (SUP).] The addition of the definition of a “Residential Repository” proposed in Ordinance 703 is shown below. Article I – General Provisions, Section 3 – General Definitions Staff proposes the following definition of a “Residential Repository” as follows: “Residential Repository – A retail service establishment, operating under a single Certificate of Occupancy, providing enclosed storage units primarily to residential customers within a single, enclosed and climate controlled structure with each unit having individual access. Prohibited activities include utilization of any unit as a residence or short-term residential accommodation, manufacturing, and any other use that may pose a nuisance and/or threat to public health and safety or otherwise constitute illegal activity under local, State and Federal law. Further conditions and restrictions, including but not limited to licensing requirements, may be placed upon a Residential Repository within the ordinance that approves the Specific Use Permit.” APPLICANT’S PROPOSAL The Residential Repository use, if approved, is proposed to be included in a new building to be constructed on a portion of Block C in Entrada. Pending approval of the land use amendment, the Residential Repository SUP and site plan will be scheduled for consideration by the Commission and Council on a future agenda. A copy of the latest site plan submission currently under review by staff and the business plan for the proposed Residential Repository are attached along with a market study provided by the applicant. SUMMARY The applicant is requesting to amend the Entrada zoning regulations contained in Ordinance 703 in order to add the use of a Residential Repository. Staff recommends that, if the request is to be approved, that the use be added subject to the approval of a Specific Use Permit, wherein additional information would be included by an applicant as part of their request to gain approval for the use subject to the discretion of the Commission and Council on a future agenda. ALTERNATIVE P&Z ACTIONS The Planning & Zoning Commission has the following options when considering this item: • Recommend approval as submitted • Recommend approval with modifications or additional condition(s) • Recommend approval with staff recommendations • Any combination of the above • Table the agenda item to a specific date with clarification of intent and purpose • Recommend denial Page 3 of 3 TOWN COUNCIL ACTION If the Planning & Zoning Commission acts and makes a recommendation for approval/denial on this agenda item, then it will be scheduled for Town Council action on February 22, 2021. ATTACHMENTS 1. Applicant Information specific to proposed Residential Repository – Exhibit “A” 2. Block C Site Plan Proposal (currently under staff review) - Exhibit “B” 3. Self-Storage Market Study - Exhibit “C” WESTLAKE ENTRADA RESIDENTIAL REPOSITORY 100,000 +/- Mixed-Use Retail, Office/Warehouse, Storage and Restaurant Block C, Lot 1 .73 acres in Westlake Entrada Business Plan and Information Package Entrada Zoning Amendment - Exhibit "A" WES T L A K E Z ON I N G N AR R A T I V E S Executive Summary: The Westlake Entrada Residential Repository is a proposed multi-story, vertically-integrated, mixed-use building located in the heart of Entrada. Hearkening back to the original zoning discussions, this facility meets the true intent of the Village by meeting several ‘Needs of the People’ that are the residents of Entrada, the Town of Westlake and the surrounding area. The entire facility will be conditioned-space, and will not be available for condominium subdivision/purchase. It will remain under singular ownership for quality control and to insure adherence to the Entrada Design Guidelines. Specifically, the first floor of the facility provides the opportunity for the Artisan workshops and showrooms that were originally planned to be located on the Pedestrian Bridge. These spaces will have operating store fronts available that will allow Craftsman, Photographers, Artisans and others to have high-visibility while remaining small enough to be affordable. These spaces will also be well-suited for smaller-scale office/warehouse/showrooms and high-end vehicle storage / display (“ aka Man Caves” ). The Owner will be providing the option for water, sanitary sewer and electrical taps for these first floor spaces to facility the individual finish out of the spaces. This space is engineered to be as flexible as possible while externally the building looks like it was constructed in the heart of the Village 500 years ago. The second proposed use of the Residential Repository is to house flexible storage space for lease that will again, meet the Needs of the People in the Village. With 150 proposed Residential Condominiums across the canal and 120+ single family residential homes with lower roof lines than typical and minimal attic space, the on-site storage facility becomes a great amenity for these Residents of Entrada. Again, this space will be 100% conditioned. Close, immediate access to conditioned space will allow those downsizing to move in to the Condos to keep their other valuables and heirlooms nearby and in the community. Seasonal clothing changes, furniture pieces and other items that are too cherished to part with are all available on short notice. Conditioned-Space Wine Storage and other similar uses are also being provided within the middle floors. The third use of the building is a roof-top bar and tapas venue. This is being located to take advantage of the tremendous views afforded by the 5-story structure. The outdoor patio will overlook Restaurant Row, Chapel and Reception Hall, Plaza Mayor and the Harbor with amazing views. Here the Owner is targeting a Tenant such as the Barcelona Wine Bar at Knox/Henderson in Uptown. Overall this facility will provide around 100,000 sqft of commercial, retail and restaurant space in Entrada and will be flexible enough to meet both the current Needs, and future Needs of the Residents of Entrada and the Town of Westlake. It’s uses fit the original intent of the zoning, and the building size and configuration help to convert a topographically challenging building site into a value-add component of the Village. Market Strengths and Advantages for Entrada Repository •The Physical Location of the proposed Building with SH 114 visibility and a complete lack of existing, competing product within the closest trade ring chime in with the main advantage in any Real Estate Development – Location, Location and Location •The underlying Entrada Zoning that allows for a vertically-integrated Mixed-Use building provides a distinct market advantage by allowing the uses within the building structure to be tailored and fine-tuned to meet market demands. •The First Floor Man-Caves can be replicated on the Second floor, if the market proves to be as deep as expected for this unique and highly desirable product. The close proximity of the Man- Caves becomes a selling attribute for the Residential products in Entrada, since garage space and parking comes with such a premium. Target Customers are: •Residents within the trade ring that have outgrown their current garages •Small Home Office Users (Etsy) that have outgrown their living rooms •New Entrada Residents who are downsizing but still wish to retain all of the items that used to be stored in their attics. •Conventional Storage Users •The Fourth Floor Flex-Space with walk-out balconies creates a great opportunity for small office space with an incredible view over looking the Harbor and Plaza Mayor. With the diminishment of the We-Work shared office space concept , small and affordable individual office suites will continue to gain in popularity. Target Customers are: •Small Office Tenants no longer commuting to a downtown office but still looking to have true office space away from the home •Wine Storage and Wine Tasting clubs to take advantage of the Patio Views •Conventional Storage Users •The Fifth Floor Restaurant , Patio and Bar creates an additional draw to the building to help fill the other spaces/uses, but is also a strong, stand-alone business concept. The large, outdoor dining area ties in with the dining trends related to COVID concerns, and the view from the Patio will be unparalleled in the immediate area. •The variety of these uses creates a tenant pool that is very diverse. This diversity, in turn, enhances the cash flow and market viability of the entire project. And this goes all the way back the original intent of the zoning where the vertically-integrated Mixed-Use that is available goes to help protect everyone’s investment in the Village. And the Owner of the Facility is planning to take advantage of this flexibility while developing a quality, cornerstone building within the heart of Entrada with architecture and detailing to make it appear as if this building has been there for hundreds of years. LOC A T I O N M AP Project Location Map LOC A T I O N M AP Location Map BUI L D I N G E LE V A T I O N S Building Elevations BUI L D I N G P ER S P E C T I V E S Building Perspectives Westlake Entrada Repository Uses By Floor: 1st Floor: Retail, Office/Showroom and Man-Caves 2nd & 3rd Floors: Additional Man-Caves And Conventional Storage 4th Floor: Wine Storage, Walk-Out Offices With Balconies and Conventional Storage 5th Floor: Proposed Tapas Restaurant And Bar with Patio overlooking Harbor FIR S T F LO O R U SE S Internal Vehicular Drive Thru Access Man Caves Man Caves Small Office / Showroom SEC O N D AN D T HI R D F LO O R U SE S Internal Drop Off with Elevator Access on First Floor Third Floor to be Conventional Storage with Elevator Access Second Floor can also be Drive-In Access Man Caves Third Floor Typical Units with Elevator Access FOU R T H F LO O R W IT H B AL C O N I E S Fourth Floor with Walk-Out Balconies Conditioned Wine Storage Space Balcony View with Restaurant Patio Small Office Spaces with Balconies FIF T H F LO O R R ES T A U R A N T Fifth Floor Restaurant and Mechanical Area Rooftop Patio Lounge … Target Tenant is Operator like Barcelona Wine Bar And Bar WES T L A K E Z ON I N G N AR R A T I V E S Operations Overview : Business and Marketing Plan: A market study has been provided to the Town in response to the DRC Memo #1 from Nov 20, 2020. That study clearly indicates a market need with no competing facilities in the 0-1.5 mile ring, one competitor within the 1.5 to 3.0 mile ring and six facilties within the 3 to 5 mile ring. None of these facilities offer conditioned- space Man-Caves, Office / Showrooms or Small Office Space with Balconies. The Residential Repository Space will be marketed through normal techniques: Online, direct mail within trade ring, and having open houses to share the availability and flexibility of the first-floor units. These first floor units will also be marketed to the commercial leasing brokerage community. The available Restaurant / Rooftop bar space will be marketed through the brokerage community as well. Additional Business Plan Summary Points: •The Entire Building (Retail/Office/Restaurant/Repository and Man Caves” will NOT be subject to a condominium regime. The entire building will remain under singular ownership. •The Owner intends to have sub-metering available for the restaurant use as the only known separate meter today. The Owner will plan to allow for the potential of sub-metering for the first floor units (Man Cave/Retail/Office) and will approach the submetering requirement on a tenant-by-tenant basis, much like any other commercial space for rent. •The entire building will be conditioned space. The first floor units will have the ability to place mechanical equipment on the restaurant-level mezzanine, if additional conditioning is required for their use. The first floor units will have access to a plumbing leave out along the central corridor for sanitary sewer and water service, like any normal commercial space. •The First Floor Flex Space is partitioned in such a way to accommodate a much smaller footprint than is normally available in the retail/office world. These small spaces are intended to fill the gap that was created when we lost the Artisan Spaces that were part of the original Pedestrian Bridge Design. Think of the small fabricator who sells things on Etsy or E-bay. They have outgrown their home office and garage, but do not need thousands of square feet of space. Or an artist or photography who could have a showroom/storefront space with a street presence and a small back room for production. We do not have these tenants lined up today, but we believe they will be a vital component in generating a lively streetscape along the restaurants, parking garage, chapel and reception hall. Again, think of the users that were initially envisioned for the Pedestrian Bridge Artisan spaces. •The Storage Leasing Space will be located in a First Floor Space, adjacent to the Elevator Core. There will be covered drop off within the first floor drive-thru access next to the elevators, so there is not an external loading dock that would be visible from the street. The storage spaces will be leased on a monthly basis, like any other storage facility. Unit size mix will follow Industry norms, but we will be finishing one floor at a time to remain flexible to adapt to market conditions and other larger-format users that may come on line. Storage Competing Facilities Trade Ring Map: DEV E L O P M E N T AN D C ON S T R U C T I O N S CH E D U L E Development and Construction Schedule MARKET STUDY JANUARY 2021 ENTRADA SELF STORAGE 56 to 64 Tarragona Drive Town of Westlake, Tarrant County, Texas PREPARED FOR Mr. Michael Beaty Mooreland Development 4516 Lovers Lane, Suite 350 Dallas, TX 75225 PREPARED BY John A. Gans, MAI Mainland Valuation Services, Inc. 2921 Moss Creek Ct. McKinney, Texas 75072 (972) 741-7264 MVS FILE NO. 21-1347 Entrada Zoning Amendment - Exhibit "B" TABLE OF CONTENTS Page FACTUAL DESCRIPTION Client/User 1 Nature of the Assignment 1 Intended Use and User of the Report 1 Subject Property 1 Dates of Report 1 Scope and Reporting Process 3 Competency Statement 4 COVID-19 Statement 4 AREA AND NEIGHBORHOOD ANALYSIS Regional and Metropolitan Overview 5 Neighborhood Overview 19 PROPERTY SUMMARY Site Summary 35 Improvements Summary 36 THE SELF-STORAGE MARKET Market Statistics 37 Demand Analysis 46 Demand Conclusion 65 ASSUMPTIONS AND LIMITING CONDITIONS General Assumptions and Limiting Conditions 66 Extraordinary Assumptions and/or Hypothetical Conditions 67 CERTIFICATION 69 ADDENDA Qualifications Subject Photographs Preliminary Plans Engagement Letter Market Study Page 1 MAINLAND VALUATION SERVICES, INC. DEMAND ANALYSIS REPORT Client(s):Mr. Michael Beaty Mooreland Development 4516 Lovers Lane, Suite 350 Dallas, TX 75225 User(s):The intended user is Mooreland Development. Mooreland Development may provide a copy of this report to related third party entities, prospective lenders and regulating entities on a non-reliance basis for informational purposes only. Consultant:John A. Gans, MAI Intended Use of the Report:The intended use of the report is to assist Mooreland Development in establishing the potential market demand for self-storage units on the subject property for internal planning purposes. Nature of the Assignment:The nature of the assignment is to estimate the current potential demand for self-storage units on the subject property. The report will include an overview of the marketplace and analyze the potential demand for self-storage units. As a mixed-use development that includes a self- storage use is being contemplated for a planned development zoning application, this analysis will not address unit mixes or specific potential land-plans for the site in relation to zoning requirements. In addition, no associated potential revenue streams or valuations will be considered herein. Subject Property:2.232 acres of land platted as Block C, Lots 1 & 2 at Westlake Entrada, Town of Westlake, Tarrant County, Texas. Property Type:Proposed mixed-use development with retail, restaurant and self-storage uses. Location:56 to 64 Tarragona Drive in Westlake, Tarrant County, Texas 76262. This is located within the southeast quadrant of State Highway 114 (SH-114) and Davis Boulevard. Date of Report:January 12, 2021 Date of Inspection(s):December 23, 2020 and January 9, 2021 Effective Date of Study:January 2021 Demand Conclusion:Positive potential market demand for self-storage units in the defined area. 2921 MOSS CREEK CT., McKINNEY, TX 75072 972-741-7264 FAX 972-767-0201 Market Study Page 2 REPRESENTATIVE VIEW OF THE SUBJECT PROPERTY Westlake Entrada Mixed-Use Site 56 to 64 Tarragona Drive Town of Westlake, Tarrant County, Texas Market Study Page 3 Scope and Reporting Process This report was prepared for Mooreland Development as part of the due diligence for a proposed project to develop raw land and construct a state-of-the-art mixed-use project that includes retail, restaurant and self-storage uses. The services requested were for a demand analysis of the self- storage use on the property located at 56 to 64 Tarragona Drive in Westlake, Tarrant County, Texas (referred to as the “subject property” herein). While every attempt was made to provide the highest level of accuracy and reliability, it must be recognized that the report relies heavily on written and verbal information as provided by others. In some cases these sources are competitors who may have a vested interest in skewing the data. Also, the municipalities have been contacted and interviewed, in person, by phone or online, to determine possible projects that are in plain view, submission, pending approval, or have been approved. While Covid-19 has created additional difficulties in obtaining information, municipalities are notorious for incomplete information and often they require that specific parcel numbers be provided in order to determine if zoning or planning issues are pending. Every attempt has been made to eliminate possible misrepresentations. Written datum is the property of Mainland Valuation Services, Inc. (MVS) and has been used to create the opinions and statements herein. MVS accepts no responsibility and shall not be held liable for misinformation, either intentional or accidental, and cannot be held responsible for any decisions the client or any user of this report may make based on this report. MVS used sources deemed reliable and redundant checks were employed; however, there is always some risk that data may have been missed. One should be aware of this fact in decision-making based on this report. Also, the assumptions herein are based on the use of competent professionals in the development, entitlement, design, construction, marketing, operations and management of the property. Market data and demographics were collected, and the associated calculations often utilized for estimating demand factors for a property similar to the subject property were employed. The analysis process is a systematic procedure employed to provide the answer to a specific question about the demand for the self-storage use. The following areas of information were considered in evaluating the demand: 1. Area & Local Data 3. Neighborhood Demographics 2. Site Summary 4. Self Storage Statistics It is noted that this assignment does not employ any appraisal valuation services and was not engaged to meet the Uniform Standards of Professional Appraisal Practice (USPAP). However, the collection and compilation of market data in relation to a potential use support following the reporting requirements of USPAP as a guideline for this report. As such, it presents only summary discussions of the data, reasoning and analyses that were used in estimating the demand for the contemplated use. This report was made in conformity with and subject to the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute. Market Study Page 4 Competency John A. Gans, MAI has appraised and provided consulting services for numerous self-storage and commercial properties over the past 25+ years. In addition, Mr Gans has provided perpetual due diligence to Cornerstone Development Corporation for the development of over three million square feet of self-storage and storage condominiums the past 25+ years. Mr. Gans has earned the MAI designation from the Appraisal Institute and is also a Texas State Certified General Real Estate Appraiser. Accordingly, the appraiser has the professional and educational experience to meet the competency requirements to complete this assignment. The reader is referred to the qualifications included in the addenda. Novel Coronavirus/COVID-19 Financial and real estate markets are in a state of uncertainty because of the Novel Coronavirus/COVID-19 pandemic. The outbreak of COVID-19 has been a rapidly evolving situation and the effects on the real estate market are currently unclear. As such, it is impossible to predict the effects on a near-term and/or long-term basis. The opinions and conclusions in this report are based on our interpretation of market conditions as well as their effect on the subject property at the time of this report. However, the impact of rapidly changing market conditions cannot be fully quantified at this time. Therefore, the conclusions within this report are based on the most current information available to the consultant as of the date of report and is subject to change as the situation continues to evolve. The intended users of this report should be aware of the uncertainty regarding market conditions and its potential impact on the subject's market as of the date of the report. The conclusions are based on the extraordinary assumption that market conditions will normalize for this property type to pre-COVID-19 outbreak levels within the time frame necessary to plan, permit and construct a commercial facility within this marketplace. Assuming no new significant events, the recovery from COVID-19 in the subject’s submarket is anticipated to be positive and out-pace the national recovery. Market Study Page 5 Market Study Page 6 Regional and Metropolitan Area Data The subject property is located within the Dallas-Fort Worth-Arlington Metropolitan Statistical Area (MSA). The MSA consists of the fourteen counties of Dallas, Tarrant, Collin, Denton, Rockwall, Ellis, Kaufman, Johnson, Parker, Wise, Hood, Hunt, Henderson, and Delta. This area is commonly referred to as the "Metroplex." Dallas, Tarrant, Collin, Denton and Rockwall are typically referred to as the five core counties of the metropolitan area. The Metroplex lies approximately 300 miles northwest of the Gulf of Mexico, 240 miles northwest of Houston, 230 miles south of Oklahoma City and 200 miles north of Austin, the State Capital. The Dallas/Fort Worth Metroplex is located in the Central Time Zone. Population The two largest cities in the DFW metropolitan area are obviously Dallas and Fort Worth. The populations for the ten largest cities are summarized below. City 1970 1980 1990 2000 2010 Dallas 844,401 904,078 1,006,877 1,188,580 1,197,816 Fort Worth 393,455 385,164 447,619 534,694 741,206 Arlington 90,229 160,113 261,717 332,969 365,438 Plano 17,872 72,331 128,713 222,030 259,841 Garland 81,437 138,857 180,650 215,768 226,876 Irving 97,260 109,943 155,037 191,615 216,290 Grand Prairie 50,904 71,462 99,616 127,427 175,396 Mesquite 55,131 67,053 101,484 124,523 139,824 McKinney 15,193 16,256 21,283 54,369 131,117 Carrollton 13,855 40,595 82,169 109,576 119,097 Climate An important attribute to the economic growth of the Metroplex is its relatively mild climate. Although temperatures frequently exceed 100EF in the summer months and drop below freezing in the winter months, the average daily mean temperature in the area is approximately 66EF. The Metroplex receives precipitation of approximately 32 inches annually, of which less than three inches comprise snow and ice accumulation. The mean relative humidity in the area is approximately 50%. Market Study Page 7 Topography and Soils The general topography of the Metroplex is level in the northern sector to gently rolling in the southern and western sectors. Area elevations range from 300 to 1,300 feet above mean sea level. The Trinity River and its tributaries facilitate drainage throughout the Metroplex. Crosstimber Prairie and Blackland Prairie are the principle soil formations of the Dallas/Fort Worth Metroplex. Both are considered stable bases for construction purposes. The Barnett Shale is a large natural gas reserve encompassing more than 5,000 square miles and including portions of at least 18 counties in North Texas. Many experts believe the Barnett Shale may be the largest onshore natural gas field in the United States, estimated to contain more than 26 trillion cubic feet of natural gas. In recent years, advances in drilling technology have made it possible for energy companies to extract large amounts of natural gas from the Barnett Shale. To date, most of the Barnett Shale activity has centered in Tarrant, Wise and Denton counties, in an area about 40 miles northwest of Fort Worth, Texas, where the gas-bearing formation ranges in depth from 7,000 to 8,000 feet and averages about 550 feet of “pay zone,” that is, the layers from which the gas is actually produced. Transportation Facilities Dallas/Fort Worth is an established major transportation center for the United States and the world. The Dallas/Fort Worth International Airport (D/FW Airport) is located directly between the Cities of Dallas and Fort Worth, and is located within a four-hour flight time of 98% of the U.S. population. In 2019, D/FW Airport earned the prestigious Airport of the Year award from Air Transport World. The D/FW Airport is the world's fourth-busiest airport in terms of operations and 15th in terms of global passengers. The airport, completed in 1974, covers 26.9 square miles and is the second-largest in the U.S. in terms of land area. The airport generates more than $37 billion in economic output and supports over 300,000 jobs annually for the region's economy. Additionally, Dallas/Fort Worth International Airport is the world headquarters for American Airlines. A $2.7 billion renovation of Terminals A, B, C and E commenced in February 2011 and with the exception of Terminal C, were completed in 2018. In May, 2019, D/FW Airport and American Airlines announced plans for D/FW Airport to invest up to $3.0 to $3.5 billion in terminal improvements, including the construction of Terminal F and enhancements to Terminal C. The identified site south of Terminal D provides significant flexibility for phasing in the number of gates for Terminal F, with a long-term projection of up to 24 gates, as demand for additional facilities is warranted. However, due to the Covid-19 pandemic, on August 17, 2020, D/FW Airport suspended the project until there is more certainty in the marketplace. Air transportation is also provided by three Dallas County airports and three Tarrant County airports. The Dallas County airports are: Dallas Love Field near downtown Dallas; Dallas Executive Airport in southwestern Dallas County; and Addison Airport in northern Dallas County. Addison Municipal Airport and Dallas Executive Airport provide service to private and corporate aircraft. Dallas Love Field, three miles northwest of downtown Dallas, is a central hub for regional business and commuter travel. Dallas Love Field is headquarters for Southwest Airlines. In 2010, Love Field began a $519 million modernization program to include a new centralized concourse with 20 gates, Market Study Page 8 a remodeled lobby, expanded baggage claim area, and a new ticketing wing. The completion occurred in late 2014, or essentially near the time when the Wright Amendment was fully repealed. The federal law prevented planes with more than 56 seats from flying nonstop beyond the states bordering Texas. Once it was repealed, Southwest Airlines launched a schedule of nonstop flights from coast to coast. The major Tarrant County airports are Fort Worth Alliance, Meacham International Airport, and Arlington Municipal Airport. Meacham Field, located north of the Fort Worth Central Business District, and Arlington Municipal Airport, in southeastern Tarrant County, provide service to most private and corporate aircraft in Tarrant County. Fort Worth Alliance Airport, located 10 miles north of the Fort Worth Central Business District, officially opened in December 1989. The airport has become the focal point of a burgeoning 7,500- acre industrial and mixed-use master-planned development known as "Alliance Gateway." Rail service in the Metroplex is provided by six major railways and fourteen off-line carriers. Regulated by the Interstate Commerce Commission, ±175 common carrier trucking lines offer freight service to the area. Several bus lines provide regional and national bus service for the area. Two Metroplex-area transportation authorities provide local public transportation. Dallas Area Rapid Transit (DART) provides a network of nearly 1,000 vehicles covering 700 square miles in Dallas and 12 surrounding municipalities. As of 2020, DART serves Dallas and 12 surrounding cities with approximately 130 bus routes and over 90 miles of light rail transit (DART Rail). DART and the Fort Worth Transportation Authority (the T) jointly operate 34 miles of commuter rail transit (the Trinity Railway Express or TRE), linking downtown Dallas and Fort Worth with stops in the mid-cities and DFW International Airport. The Fort Worth Transportation Authority (The T) provides local bus service to residents of the City of Fort Worth. The Dallas/Fort Worth Metroplex features excellent access to the matrix of federal and state highway systems serving the central and southwestern United States. The area is served by six interstate highways. Interstate Highways 20 and 30 provide east/west access and Interstate Highways 35 and 45 provide north/south access. Two major loops, Interstate Highway 635 in Dallas County and Interstate Highway 820 in Tarrant County, connect with major highways and thoroughfares throughout their respective regions. Other important controlled-access highways in the Dallas/Fort Worth area include in part: U.S. Highways 67, 75, 80, 175, 287, 377 and 380; State Highways 114, 121, 161, 183 and 360; the Dallas North Tollway; the President George Bush Turnpike; the Sam Rayburn Tollway; and the Chisholm Trail Parkway toll road. Government Controls Governmental controls influencing property conditions include zoning ordinances, building codes and police and fire protection. The State of Texas has no personal or corporate income tax; nor does it have a state property or unitary tax. In Texas, property taxes are assessed locally. Cities, school districts and counties each tax real property and business personal property. In Texas, property is assessed at 100% of fair market value. Depreciation and homestead exemptions are allowed and reduce taxable value. Market Study Page 9 Each city within the Metroplex has its own zoning ordinances and building codes. The remaining unincorporated areas are regulated by their respective counties. Police and fire protection is available to all areas of the Metroplex and is paid by the respective city and county revenues. Employment and Demographics Employment and demographic summary reports for the MSA and community are included on the following pages. Area Data Conclusion In summary, the interaction of the environmental, governmental, social and economic forces has contributed to the diversified economic base of the Metroplex. Quality of life should continue to remain good due to the abundance of cultural and recreational facilities. Dallas/Fort Worth and the region have excellent accessibility to North America's major markets. While there has been an impact by COVID-19, the overall real estate market throughout the Metroplex has been positive and continued growth of the local real estate markets is anticipated. It has a strong and diverse employment base that enables it to weather economic cycles. Employment and population growth is projected to spur further growth in the real estate market over the next five to ten years. The Metroplex is in an excellent position for future growth and is anticipated to demonstrate positive trends for the foreseeable future, but the amount of the positive trend will be influenced by the amount of change as the COVID-19 situation continues to evolve. Dallas-Fort Worth-Arlington MSA November 2020 E l l i s W i s e H u n t C o l l i n D a l l a sP a r k e r D e n t o n T a r r a n t K a u f m a n J o h n s o n H o o d S o m e r v e l l R o c k w a l l MSA Labor Force Statistics Nov-20 Oct-20 Nov-19 Yearly Change Civilian Labor Force 4,058,826 4,023,581 4,035,848 22,978 Employed 3,769,144 3,782,101 3,911,264 -142,120 Unemployed 289,682 241,480 124,584 165,098 Unemployment Rate 7.1%6.0%3.1%4.0% Texas Labor Force Statistics Nov-20 Oct-20 Nov-19 Yearly Change Civilian Labor Force 14,204,927 14,082,369 14,209,425 -4,498 Employed 13,075,334 13,143,824 13,729,113 -653,779 Unemployed 1,129,593 938,545 480,312 649,281 Unemployment Rate 8.0%6.7%3.4%4.6% US Labor Force Statistics Nov-20 Oct-20 Nov-19 Yearly Change Civilian Labor Force 160,468,000 161,053,000 164,386,000 -3,918,000 Employed 150,203,000 150,433,000 158,945,000 -8,742,000 Unemployed 10,264,000 10,620,000 5,441,000 4,823,000 Unemployment Rate 6.4%6.6%3.3%3.1% Historical Unemployment Rates No v - 1 0 Ja n - 1 1 Ma r - 1 1 Ma y - 1 1 Ju l - 1 1 Se p - 1 1 No v - 1 1 Ja n - 1 2 Ma r - 1 2 Ma y - 1 2 Ju l - 1 2 Se p - 1 2 No v - 1 2 Ja n - 1 3 Ma r - 1 3 Ma y - 1 3 Ju l - 1 3 Se p - 1 3 No v - 1 3 Ja n - 1 4 Ma r - 1 4 Ma y - 1 4 Ju l - 1 4 Se p - 1 4 No v - 1 4 Ja n - 1 5 Ma r - 1 5 Ma y - 1 5 Ju l - 1 5 Se p - 1 5 No v - 1 5 Ja n - 1 6 Ma r - 1 6 Ma y - 1 6 Ju l - 1 6 Se p - 1 6 No v - 1 6 Ja n - 1 7 Ma r - 1 7 Ma y - 1 7 Ju l - 1 7 Se p - 1 7 No v - 1 7 Ja n - 1 8 Ma r - 1 8 Ma y - 1 8 Ju l - 1 8 Se p - 1 8 No v - 1 8 Ja n - 1 9 Ma r - 1 9 Ma y - 1 9 Ju l - 1 9 Se p - 1 9 No v - 1 9 Ja n - 2 0 Ma r - 2 0 Ma y - 2 0 Ju l - 2 0 Se p - 2 0 No v - 2 0 0% 2% 4% 6% 8% 10% 12% 14% 16% Texas US Dallas-Fort Worth-Arlington Employment by Size Class (2nd Quarter 2020)Wages by Industry (in millions) (2nd Quarter 2020) 0 : 0.2% 1-4 : 4.0% 5-9 : 4.2% 10-19 : 5.8% 20-49 : 9.3% 50-99 : 8.6% 100-249 : 12.6% 250-499 : 9.5%500-999 : 9.7% 1000 and over : 36.1% Natural Resources and Mining $532.89 Construction $3,278.20 Manufacturing $5,191.76 Trade, Transportation and Utilities $10,292.96 Information $1,913.93 Financial Activities $6,720.62 Professional and Business Services $11,001.50 Education and Health Services $5,816.22 Leisure and Hospitality $1,674.82 Other Services $890.10 Government $6,473.40 Unclassified $28.62 Annual Growth Rate Total Non-agricultural employment No v - 1 0 Ja n - 1 1 Ma r - 1 1 Ma y - 1 1 Ju l - 1 1 Se p - 1 1 No v - 1 1 Ja n - 1 2 Ma r - 1 2 Ma y - 1 2 Ju l - 1 2 Se p - 1 2 No v - 1 2 Ja n - 1 3 Ma r - 1 3 Ma y - 1 3 Ju l - 1 3 Se p - 1 3 No v - 1 3 Ja n - 1 4 Ma r - 1 4 Ma y - 1 4 Ju l - 1 4 Se p - 1 4 No v - 1 4 Ja n - 1 5 Ma r - 1 5 Ma y - 1 5 Ju l - 1 5 Se p - 1 5 No v - 1 5 Ja n - 1 6 Ma r - 1 6 Ma y - 1 6 Ju l - 1 6 Se p - 1 6 No v - 1 6 Ja n - 1 7 Ma r - 1 7 Ma y - 1 7 Ju l - 1 7 Se p - 1 7 No v - 1 7 Ja n - 1 8 Ma r - 1 8 Ma y - 1 8 Ju l - 1 8 Se p - 1 8 No v - 1 8 Ja n - 1 9 Ma r - 1 9 Ma y - 1 9 Ju l - 1 9 Se p - 1 9 No v - 1 9 Ja n - 2 0 Ma r - 2 0 Ma y - 2 0 Ju l - 2 0 Se p - 2 0 No v - 2 0 -10% -8% -6% -4% -2% 0% 2% 4% 6% Rate Employment by Industry (November 2020)Employment by Industry (November 2020) Industry Current Month Employment % Monthly Change % Yearly Change Total Nonfarm 3,765,200 0.9%-2.5% Mining, Logging and Construction 233,800 0.2%0.0% Manufacturing 280,200 0.1%-3.5% Trade, Transportation, and Utilities 823,800 2.3%-0.3% Information 80,500 0.4%-3.1% Financial Activities 336,200 0.4%4.6% Professional and Business Services 663,800 1.2%2.0% Education and Health Services 438,100 -0.3%-7.0% Leisure and Hospitality 335,400 1.0%-16.0% Other Services 125,600 3.0%-3.0% Government 447,800 -0.2%-1.6% Mining, Logging and Construction 6.2% Manufacturing 7.4% Trade, Transportation, and Utilities 21.9% Information 2.1% Financial Activities 8.9% Professional and Business Services 17.6% Education and Health Services 11.6% Leisure and Hospitality 8.9% Other Services 3.3% Government 11.9% 1/2/2021 2:31:34 PMPage 1 of 1 Page 10 77 199 287 287 281 380 80 75 82 82 69 69 20 Stephenville Corsicana Weatherford Waxahachie Cleburne Greenville Lewisville Plano Denton McKinney Fort Worth Arlington Dallas 770 9 18 mi Site Details Map Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area Site Details Map Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (19100) Geography: CBSA This site is located in: City:--- County:Collin County State:Texas ZIP Code:75001 Census Tract:48085030100 Census Block Group:480850301001 CBSA:Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area January 04, 2021 ©2021 Esri Page 1 of 1 Page 11 Community Profile Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area Prepared by MVS Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (19100) Geography: CBSA Dallas-Fort W... Population Summary 2000 Total Population 5,156,310 2010 Total Population 6,366,542 2020 Total Population 7,779,502 2020 Group Quarters 83,323 2025 Total Population 8,518,266 2020-2025 Annual Rate 1.83% 2020 Total Daytime Population 7,779,727 Workers 3,715,100 Residents 4,064,627 Household Summary 2000 Households 1,879,000 2000 Average Household Size 2.70 2010 Households 2,296,410 2010 Average Household Size 2.74 2020 Households 2,775,282 2020 Average Household Size 2.77 2025 Households 3,029,062 2025 Average Household Size 2.78 2020-2025 Annual Rate 1.77% 2010 Families 1,588,668 2010 Average Family Size 3.31 2020 Families 1,909,886 2020 Average Family Size 3.36 2025 Families 2,081,705 2025 Average Family Size 3.38 2020-2025 Annual Rate 1.74% Housing Unit Summary 2000 Housing Units 1,995,593 Owner Occupied Housing Units 56.6% Renter Occupied Housing Units 37.5% Vacant Housing Units 5.8% 2010 Housing Units 2,499,617 Owner Occupied Housing Units 56.5% Renter Occupied Housing Units 35.3% Vacant Housing Units 8.1% 2020 Housing Units 2,971,380 Owner Occupied Housing Units 55.2% Renter Occupied Housing Units 38.2% Vacant Housing Units 6.6% 2025 Housing Units 3,229,699 Owner Occupied Housing Units 55.4% Renter Occupied Housing Units 38.3% Vacant Housing Units 6.2% Median Household Income 2020 $70,779 2025 $76,119 Median Home Value 2020 $235,567 2025 $266,332 Per Capita Income 2020 $35,439 2025 $38,622 Median Age 2010 33.5 2020 35.0 2025 35.3 Data Note: Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. Persons in families include the householder and persons related to the householder by birth, marriage, or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by the total population. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 1 of 7 Page 12 Community Profile Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area Prepared by MVS Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (19100) Geography: CBSA Dallas-Fort W... 2020 Households by Income Household Income Base 2,775,268 <$15,000 7.5% $15,000 - $24,999 6.9% $25,000 - $34,999 8.0% $35,000 - $49,999 11.9% $50,000 - $74,999 17.9% $75,000 - $99,999 12.8% $100,000 - $149,999 17.2% $150,000 - $199,999 8.3% $200,000+9.5% Average Household Income $99,235 2025 Households by Income Household Income Base 3,029,048 <$15,000 6.9% $15,000 - $24,999 6.2% $25,000 - $34,999 7.4% $35,000 - $49,999 11.2% $50,000 - $74,999 17.6% $75,000 - $99,999 13.0% $100,000 - $149,999 18.1% $150,000 - $199,999 9.1% $200,000+10.6% Average Household Income $108,515 2020 Owner Occupied Housing Units by Value Total 1,640,785 <$50,000 4.2% $50,000 - $99,999 10.0% $100,000 - $149,999 12.5% $150,000 - $199,999 14.4% $200,000 - $249,999 12.6% $250,000 - $299,999 11.5% $300,000 - $399,999 15.3% $400,000 - $499,999 8.5% $500,000 - $749,999 7.0% $750,000 - $999,999 2.0% $1,000,000 - $1,499,999 1.1% $1,500,000 - $1,999,999 0.4% $2,000,000 +0.6% Average Home Value $296,761 2025 Owner Occupied Housing Units by Value Total 1,790,199 <$50,000 3.3% $50,000 - $99,999 7.8% $100,000 - $149,999 10.0% $150,000 - $199,999 12.2% $200,000 - $249,999 12.6% $250,000 - $299,999 12.7% $300,000 - $399,999 17.8% $400,000 - $499,999 10.2% $500,000 - $749,999 8.7% $750,000 - $999,999 2.4% $1,000,000 - $1,499,999 1.3% $1,500,000 - $1,999,999 0.5% $2,000,000 +0.6% Average Home Value $325,544 Data Note: Income represents the preceding year, expressed in current dollars. Household income includes wage and salary earnings, interest dividends, net rents, pensions, SSI and welfare payments, child support, and alimony. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 2 of 7 Page 13 Community Profile Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area Prepared by MVS Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (19100) Geography: CBSA Dallas-Fort W... 2010 Population by Age Total 6,366,542 0 - 4 7.8% 5 - 9 7.9% 10 - 14 7.6% 15 - 24 13.9% 25 - 34 14.9% 35 - 44 15.0% 45 - 54 14.2% 55 - 64 9.8% 65 - 74 5.1% 75 - 84 2.7% 85 +1.0% 18 +72.2% 2020 Population by Age Total 7,779,502 0 - 4 7.0% 5 - 9 7.2% 10 - 14 7.2% 15 - 24 13.4% 25 - 34 15.2% 35 - 44 13.8% 45 - 54 12.7% 55 - 64 11.5% 65 - 74 7.5% 75 - 84 3.2% 85 +1.2% 18 +74.6% 2025 Population by Age Total 8,518,266 0 - 4 7.1% 5 - 9 7.1% 10 - 14 7.0% 15 - 24 13.0% 25 - 34 15.5% 35 - 44 14.2% 45 - 54 11.9% 55 - 64 10.8% 65 - 74 8.2% 75 - 84 4.1% 85 +1.2% 18 +74.9% 2010 Population by Sex Males 3,139,071 Females 3,227,471 2020 Population by Sex Males 3,835,484 Females 3,944,018 2025 Population by Sex Males 4,196,817 Females 4,321,449 Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 3 of 7 Page 14 Community Profile Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area Prepared by MVS Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (19100) Geography: CBSA Dallas-Fort W... 2010 Population by Race/Ethnicity Total 6,366,542 White Alone 65.3% Black Alone 15.1% American Indian Alone 0.7% Asian Alone 5.4% Pacific Islander Alone 0.1% Some Other Race Alone 10.6% Two or More Races 2.8% Hispanic Origin 27.5% Diversity Index 72.8 2020 Population by Race/Ethnicity Total 7,779,502 White Alone 60.3% Black Alone 16.4% American Indian Alone 0.6% Asian Alone 7.7% Pacific Islander Alone 0.1% Some Other Race Alone 11.4% Two or More Races 3.4% Hispanic Origin 29.6% Diversity Index 76.9 2025 Population by Race/Ethnicity Total 8,518,266 White Alone 58.1% Black Alone 17.1% American Indian Alone 0.6% Asian Alone 8.6% Pacific Islander Alone 0.1% Some Other Race Alone 11.8% Two or More Races 3.6% Hispanic Origin 30.9% Diversity Index 78.6 2010 Population by Relationship and Household Type Total 6,366,542 In Households 98.8% In Family Households 84.9% Householder 25.0% Spouse 18.3% Child 34.3% Other relative 5.1% Nonrelative 2.2% In Nonfamily Households 13.9% In Group Quarters 1.2% Institutionalized Population 0.8% Noninstitutionalized Population 0.5% Data Note: Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different race/ ethnic groups. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 4 of 7 Page 15 Community Profile Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area Prepared by MVS Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (19100) Geography: CBSA Dallas-Fort W... 2020 Population 25+ by Educational Attainment Total 5,069,888 Less than 9th Grade 6.8% 9th - 12th Grade, No Diploma 7.0% High School Graduate 18.6% GED/Alternative Credential 3.6% Some College, No Degree 20.6% Associate Degree 7.1% Bachelor's Degree 23.4% Graduate/Professional Degree 12.9% 2020 Population 15+ by Marital Status Total 6,114,330 Never Married 34.0% Married 51.3% Widowed 4.4% Divorced 10.3% 2020 Civilian Population 16+ in Labor Force Civilian Population 16+4,092,659 Population 16+ Employed 91.1% Population 16+ Unemployment rate 8.9% Population 16-24 Employed 12.1% Population 16-24 Unemployment rate 15.6% Population 25-54 Employed 67.0% Population 25-54 Unemployment rate 8.0% Population 55-64 Employed 15.4% Population 55-64 Unemployment rate 7.9% Population 65+ Employed 5.4% Population 65+ Unemployment rate 7.4% 2020 Employed Population 16+ by Industry Total 3,727,644 Agriculture/Mining 1.0% Construction 8.8% Manufacturing 9.2% Wholesale Trade 2.9% Retail Trade 10.3% Transportation/Utilities 6.9% Information 2.1% Finance/Insurance/Real Estate 9.1% Services 46.8% Public Administration 2.9% 2020 Employed Population 16+ by Occupation Total 3,727,644 White Collar 63.7% Management/Business/Financial 17.0% Professional 22.0% Sales 10.7% Administrative Support 14.0% Services 15.2% Blue Collar 21.1% Farming/Forestry/Fishing 0.2% Construction/Extraction 6.2% Installation/Maintenance/Repair 3.2% Production 4.9% Transportation/Material Moving 6.6% Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 5 of 7 Page 16 Community Profile Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area Prepared by MVS Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (19100) Geography: CBSA Dallas-Fort W... 2010 Households by Type Total 2,296,410 Households with 1 Person 24.8% Households with 2+ People 75.2% Family Households 69.2% Husband-wife Families 50.6% With Related Children 26.9% Other Family (No Spouse Present)18.5% Other Family with Male Householder 5.1% With Related Children 3.0% Other Family with Female Householder 13.4% With Related Children 9.3% Nonfamily Households 6.0% All Households with Children 39.6% Multigenerational Households 5.3% Unmarried Partner Households 6.0% Male-female 5.1% Same-sex 0.8% 2010 Households by Size Total 2,296,410 1 Person Household 24.8% 2 Person Household 29.6% 3 Person Household 16.7% 4 Person Household 15.2% 5 Person Household 7.9% 6 Person Household 3.3% 7 + Person Household 2.5% 2010 Households by Tenure and Mortgage Status Total 2,296,410 Owner Occupied 61.5% Owned with a Mortgage/Loan 46.5% Owned Free and Clear 15.0% Renter Occupied 38.5% 2020 Affordability, Mortgage and Wealth Housing Affordability Index 141 Percent of Income for Mortgage 13.9% Wealth Index 108 2010 Housing Units By Urban/ Rural Status Total Housing Units 2,499,617 Housing Units Inside Urbanized Area 89.0% Housing Units Inside Urbanized Cluster 3.9% Rural Housing Units 7.1% 2010 Population By Urban/ Rural Status Total Population 6,366,542 Population Inside Urbanized Area 88.9% Population Inside Urbanized Cluster 4.0% Rural Population 7.1% Data Note: Households with children include any households with people under age 18, related or not. Multigenerational households are families with 3 or more parent- child relationships. Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder. Multigenerational and unmarried partner households are reported only to the tract level. Esri estimated block group data, which is used to estimate polygons or non-standard geography. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 6 of 7 Page 17 Community Profile Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area Prepared by MVS Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (19100) Geography: CBSA Dallas-Fort W... Top 3 Tapestry Segments 1.Up and Coming Families (7A) 2.Boomburbs (1C) 3.Barrios Urbanos (7D) 2020 Consumer Spending Apparel & Services: Total $$6,797,088,200 Average Spent $2,449.15 Spending Potential Index 114 Education: Total $$5,356,523,028 Average Spent $1,930.08 Spending Potential Index 108 Entertainment/Recreation: Total $$9,776,221,830 Average Spent $3,522.60 Spending Potential Index 108 Food at Home: Total $$16,364,638,299 Average Spent $5,896.57 Spending Potential Index 110 Food Away from Home: Total $$11,877,654,647 Average Spent $4,279.80 Spending Potential Index 114 Health Care: Total $$17,227,284,425 Average Spent $6,207.40 Spending Potential Index 108 HH Furnishings & Equipment: Total $$6,817,529,158 Average Spent $2,456.52 Spending Potential Index 112 Personal Care Products & Services: Total $ $2,894,079,184 Average Spent $1,042.81 Spending Potential Index 113 Shelter: Total $$59,590,925,945 Average Spent $21,472.03 Spending Potential Index 111 Support Payments/Cash Contributions/Gifts in Kind: Total $$7,141,735,022 Average Spent $2,573.34 Spending Potential Index 110 Travel: Total $$7,226,664,217 Average Spent $2,603.94 Spending Potential Index 108 Vehicle Maintenance & Repairs: Total $$3,552,434,008 Average Spent $1,280.03 Spending Potential Index 110 Data Note: Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue. Total and Average Amount Spent Per Household represent annual figures. The Spending Potential Index represents the amount spent in the area relative to a national average of 100. Source: Consumer Spending data are derived from the 2017 and 2018 Consumer Expenditure Surveys, Bureau of Labor Statistics. Esri. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 7 of 7 Page 18 Market Study Page 19 TOWN OF WESTLAKE DEMOGRAPHICS AND NEIGHBORHOOD OVERVIEW 170 Litsey Rd Henrietta Creek R d N W a l n ut S t Hwy 1 1 4 N F r o n t S t Roanoke Marshall Creek 170 377 R o a n o k e R d Melody Ln M t Gilead Rd I n d e p e n d e n c e P k w y Westport P k w y B o ur l and Rd De n t o n H w y Turner Lake T W K i n g R d Indian C ree k D r Trophy Cl ub D r N W h i t e C h ap e l B l v d Hwy 1 14 Tr o p hyClub D r B o b c a t Blvd Trophy Club Country Club Trophy Club Park Trophy Club HigginsBranch 1938 Fawkes Ln Capi t al Pk wy K ir k w o o d B l v d Solana Blvd S a m S c h o ol R d S ha d y O a k s N W h i t e C h a p e l B l v d N P e a r s o n L n W D ove R d D a v i s B l v d D a vi sBlv d W T X - 1 1 4 H wy Vaquero Club Westlake 0 0.3 0.6 mi Site Details Map Westlake Town, TX Site Details Map Westlake Town, TX (4877620) Geography: Place This site is located in: City:--- County:Denton County State:Texas ZIP Code:76262 Census Tract:48121020306 Census Block Group:481210203061 CBSA:Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area January 04, 2021 ©2021 Esri Page 1 of 1 Page 20 Community Profile Westlake Town, TX Prepared by MVS Westlake Town, TX (4877620) Geography: Place Westlake town... Population Summary 2000 Total Population 574 2010 Total Population 992 2020 Total Population 1,758 2020 Group Quarters 0 2025 Total Population 1,954 2020-2025 Annual Rate 2.14% 2020 Total Daytime Population 2,565 Workers 1,578 Residents 987 Household Summary 2000 Households 177 2000 Average Household Size 3.24 2010 Households 302 2010 Average Household Size 3.28 2020 Households 530 2020 Average Household Size 3.32 2025 Households 588 2025 Average Household Size 3.32 2020-2025 Annual Rate 2.10% 2010 Families 270 2010 Average Family Size 3.51 2020 Families 452 2020 Average Family Size 3.63 2025 Families 500 2025 Average Family Size 3.64 2020-2025 Annual Rate 2.04% Housing Unit Summary 2000 Housing Units 189 Owner Occupied Housing Units 87.3% Renter Occupied Housing Units 6.3% Vacant Housing Units 6.3% 2010 Housing Units 321 Owner Occupied Housing Units 88.8% Renter Occupied Housing Units 5.3% Vacant Housing Units 5.9% 2020 Housing Units 535 Owner Occupied Housing Units 91.6% Renter Occupied Housing Units 7.3% Vacant Housing Units 0.9% 2025 Housing Units 592 Owner Occupied Housing Units 91.9% Renter Occupied Housing Units 7.3% Vacant Housing Units 0.7% Median Household Income 2020 $200,001 2025 $200,001 Median Home Value 2020 $839,286 2025 $861,570 Per Capita Income 2020 $83,368 2025 $88,695 Median Age 2010 40.6 2020 44.9 2025 45.8 Data Note: Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. Persons in families include the householder and persons related to the householder by birth, marriage, or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by the total population. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 1 of 7 Page 21 Community Profile Westlake Town, TX Prepared by MVS Westlake Town, TX (4877620) Geography: Place Westlake town... 2020 Households by Income Household Income Base 530 <$15,000 4.0% $15,000 - $24,999 2.3% $25,000 - $34,999 1.7% $35,000 - $49,999 1.5% $50,000 - $74,999 4.5% $75,000 - $99,999 5.8% $100,000 - $149,999 13.6% $150,000 - $199,999 12.8% $200,000+53.8% Average Household Income $258,547 2025 Households by Income Household Income Base 587 <$15,000 4.3% $15,000 - $24,999 2.0% $25,000 - $34,999 1.7% $35,000 - $49,999 1.4% $50,000 - $74,999 4.3% $75,000 - $99,999 5.6% $100,000 - $149,999 11.9% $150,000 - $199,999 11.9% $200,000+56.9% Average Household Income $276,060 2020 Owner Occupied Housing Units by Value Total 492 <$50,000 0.4% $50,000 - $99,999 0.0% $100,000 - $149,999 0.2% $150,000 - $199,999 0.6% $200,000 - $249,999 3.5% $250,000 - $299,999 4.1% $300,000 - $399,999 9.1% $400,000 - $499,999 11.4% $500,000 - $749,999 12.6% $750,000 - $999,999 22.8% $1,000,000 - $1,499,999 13.0% $1,500,000 - $1,999,999 10.4% $2,000,000 +12.0% Average Home Value $995,376 2025 Owner Occupied Housing Units by Value Total 544 <$50,000 0.2% $50,000 - $99,999 0.0% $100,000 - $149,999 0.0% $150,000 - $199,999 0.4% $200,000 - $249,999 2.4% $250,000 - $299,999 3.3% $300,000 - $399,999 9.0% $400,000 - $499,999 12.7% $500,000 - $749,999 12.1% $750,000 - $999,999 22.2% $1,000,000 - $1,499,999 15.1% $1,500,000 - $1,999,999 10.5% $2,000,000 +12.1% Average Home Value $1,018,980 Data Note: Income represents the preceding year, expressed in current dollars. Household income includes wage and salary earnings, interest dividends, net rents, pensions, SSI and welfare payments, child support, and alimony. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 2 of 7 Page 22 Community Profile Westlake Town, TX Prepared by MVS Westlake Town, TX (4877620) Geography: Place Westlake town... 2010 Population by Age Total 992 0 - 4 5.1% 5 - 9 11.2% 10 - 14 13.7% 15 - 24 10.0% 25 - 34 3.1% 35 - 44 14.6% 45 - 54 21.1% 55 - 64 12.4% 65 - 74 6.6% 75 - 84 1.7% 85 +0.5% 18 +64.0% 2020 Population by Age Total 1,761 0 - 4 4.4% 5 - 9 5.4% 10 - 14 8.1% 15 - 24 13.5% 25 - 34 9.5% 35 - 44 9.3% 45 - 54 15.8% 55 - 64 19.0% 65 - 74 11.0% 75 - 84 3.1% 85 +1.0% 18 +76.9% 2025 Population by Age Total 1,954 0 - 4 4.5% 5 - 9 5.6% 10 - 14 6.3% 15 - 24 11.1% 25 - 34 10.0% 35 - 44 11.6% 45 - 54 13.0% 55 - 64 17.8% 65 - 74 13.6% 75 - 84 5.3% 85 +1.2% 18 +79.3% 2010 Population by Sex Males 496 Females 496 2020 Population by Sex Males 878 Females 883 2025 Population by Sex Males 973 Females 981 Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 3 of 7 Page 23 Community Profile Westlake Town, TX Prepared by MVS Westlake Town, TX (4877620) Geography: Place Westlake town... 2010 Population by Race/Ethnicity Total 992 White Alone 85.6% Black Alone 2.5% American Indian Alone 0.5% Asian Alone 9.4% Pacific Islander Alone 0.0% Some Other Race Alone 0.6% Two or More Races 1.4% Hispanic Origin 4.8% Diversity Index 32.6 2020 Population by Race/Ethnicity Total 1,757 White Alone 85.2% Black Alone 3.1% American Indian Alone 0.5% Asian Alone 8.0% Pacific Islander Alone 0.0% Some Other Race Alone 1.4% Two or More Races 1.8% Hispanic Origin 6.1% Diversity Index 35.2 2025 Population by Race/Ethnicity Total 1,953 White Alone 82.5% Black Alone 3.7% American Indian Alone 0.5% Asian Alone 9.6% Pacific Islander Alone 0.0% Some Other Race Alone 1.6% Two or More Races 2.1% Hispanic Origin 7.2% Diversity Index 40.1 2010 Population by Relationship and Household Type Total 992 In Households 100.0% In Family Households 96.1% Householder 27.2% Spouse 26.2% Child 39.5% Other relative 2.7% Nonrelative 0.4% In Nonfamily Households 3.9% In Group Quarters 0.0% Institutionalized Population 0.0% Noninstitutionalized Population 0.0% Data Note: Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different race/ ethnic groups. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 4 of 7 Page 24 Community Profile Westlake Town, TX Prepared by MVS Westlake Town, TX (4877620) Geography: Place Westlake town... 2020 Population 25+ by Educational Attainment Total 1,203 Less than 9th Grade 0.4% 9th - 12th Grade, No Diploma 1.1% High School Graduate 5.2% GED/Alternative Credential 0.5% Some College, No Degree 14.2% Associate Degree 5.9% Bachelor's Degree 44.1% Graduate/Professional Degree 28.6% 2020 Population 15+ by Marital Status Total 1,442 Never Married 21.7% Married 68.6% Widowed 2.4% Divorced 7.4% 2020 Civilian Population 16+ in Labor Force Civilian Population 16+813 Population 16+ Employed 95.0% Population 16+ Unemployment rate 5.0% Population 16-24 Employed 10.0% Population 16-24 Unemployment rate 8.3% Population 25-54 Employed 57.1% Population 25-54 Unemployment rate 5.0% Population 55-64 Employed 26.7% Population 55-64 Unemployment rate 4.6% Population 65+ Employed 6.2% Population 65+ Unemployment rate 4.0% 2020 Employed Population 16+ by Industry Total 772 Agriculture/Mining 0.9% Construction 5.8% Manufacturing 10.2% Wholesale Trade 1.3% Retail Trade 8.3% Transportation/Utilities 3.4% Information 1.3% Finance/Insurance/Real Estate 17.1% Services 48.9% Public Administration 2.8% 2020 Employed Population 16+ by Occupation Total 773 White Collar 87.6% Management/Business/Financial 33.5% Professional 28.7% Sales 14.2% Administrative Support 11.1% Services 6.7% Blue Collar 5.7% Farming/Forestry/Fishing 0.0% Construction/Extraction 0.9% Installation/Maintenance/Repair 1.0% Production 0.3% Transportation/Material Moving 3.5% Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 5 of 7 Page 25 Community Profile Westlake Town, TX Prepared by MVS Westlake Town, TX (4877620) Geography: Place Westlake town... 2010 Households by Type Total 302 Households with 1 Person 8.3% Households with 2+ People 91.7% Family Households 89.4% Husband-wife Families 86.1% With Related Children 48.3% Other Family (No Spouse Present)3.3% Other Family with Male Householder 1.3% With Related Children 1.0% Other Family with Female Householder 2.0% With Related Children 1.3% Nonfamily Households 2.3% All Households with Children 50.7% Multigenerational Households 2.6% Unmarried Partner Households 2.3% Male-female 1.7% Same-sex 0.7% 2010 Households by Size Total 302 1 Person Household 8.3% 2 Person Household 36.8% 3 Person Household 10.3% 4 Person Household 19.2% 5 Person Household 17.2% 6 Person Household 6.3% 7 + Person Household 2.0% 2010 Households by Tenure and Mortgage Status Total 302 Owner Occupied 94.4% Owned with a Mortgage/Loan 63.2% Owned Free and Clear 31.1% Renter Occupied 5.6% 2020 Affordability, Mortgage and Wealth Housing Affordability Index 155 Percent of Income for Mortgage 17.5% Wealth Index 400 2010 Housing Units By Urban/ Rural Status Total Housing Units 321 Housing Units Inside Urbanized Area 52.3% Housing Units Inside Urbanized Cluster 0.0% Rural Housing Units 47.7% 2010 Population By Urban/ Rural Status Total Population 992 Population Inside Urbanized Area 57.2% Population Inside Urbanized Cluster 0.0% Rural Population 42.8% Data Note: Households with children include any households with people under age 18, related or not. Multigenerational households are families with 3 or more parent- child relationships. Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder. Multigenerational and unmarried partner households are reported only to the tract level. Esri estimated block group data, which is used to estimate polygons or non-standard geography. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 6 of 7 Page 26 Community Profile Westlake Town, TX Prepared by MVS Westlake Town, TX (4877620) Geography: Place Westlake town... Top 3 Tapestry Segments 1.Top Tier (1A) 2.Professional Pride (1B) 3.Boomburbs (1C) 2020 Consumer Spending Apparel & Services: Total $$3,068,326 Average Spent $5,789.29 Spending Potential Index 270 Education: Total $$3,265,187 Average Spent $6,160.73 Spending Potential Index 344 Entertainment/Recreation: Total $$4,783,143 Average Spent $9,024.80 Spending Potential Index 278 Food at Home: Total $$7,225,253 Average Spent $13,632.55 Spending Potential Index 255 Food Away from Home: Total $$5,275,181 Average Spent $9,953.17 Spending Potential Index 264 Health Care: Total $$8,049,259 Average Spent $15,187.28 Spending Potential Index 264 HH Furnishings & Equipment: Total $$3,251,274 Average Spent $6,134.48 Spending Potential Index 281 Personal Care Products & Services: Total $ $1,339,401 Average Spent $2,527.17 Spending Potential Index 275 Shelter: Total $$28,362,791 Average Spent $53,514.70 Spending Potential Index 276 Support Payments/Cash Contributions/Gifts in Kind: Total $$3,515,213 Average Spent $6,632.48 Spending Potential Index 283 Travel: Total $$3,940,082 Average Spent $7,434.12 Spending Potential Index 308 Vehicle Maintenance & Repairs: Total $$1,594,615 Average Spent $3,008.71 Spending Potential Index 260 Data Note: Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue. Total and Average Amount Spent Per Household represent annual figures. The Spending Potential Index represents the amount spent in the area relative to a national average of 100. Source: Consumer Spending data are derived from the 2017 and 2018 Consumer Expenditure Surveys, Bureau of Labor Statistics. Esri. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 7 of 7 Page 27 Market Study Page 28 AERIAL VIEW (2019 - most recent available) Market Study Page 29 The subject neighborhood is generally considered to be the Town of Westlake, Texas, which encompasses approximately 7 square miles of land. As indicated on the following map, the Town of Westwood is influenced by the surrounding cities of Keller, Roanoke, Southlake and Trophy Club. The subject site is within the partially developed Westlake Entrada master-planned community. Entrada is a mixed-use development where the architecture will emulate the Catalonia region of northeastern Spain. The development will feature a lake, canals, and other water features throughout the 85 acres. It is located within the southeast quadrant of corner State Highway 114 and Davis Boulevard. Entrada is a master-planned community that will feature offices, retail, hotels, entertainment, over 300 residential units (single-family villas, townhomes, and condominiums). Accessibility/Transportation Access to the neighborhood area is provided by a number of major arterials and minor city streets that intersect. Access Type Access Route(s) Primary Highways State Highway 114, State Highway 170 and US Highway 377 Primary Thoroughfares Davis Boulevard Other Numerous interior streets These highways and thoroughfares provide direct access to several major transportation routes for the metropolitan area. The 24-hour traffic count on SH-114 near the subject property is reported at 101,230 vehicles per day (Source: City of Westlake Traffic Map, July 8, 2019). Davis Boulevard to the south of SH-114 is reported at 13,787 VPD. Overall, access is considered good. Market Study Page 30 Airports in close proximity and assessable by the highway system include DFW International Airport, Fort Worth Alliance Airport, Fort Worth Meacham International Airport and Love Field. Demographics The subject property is located in Westlake, Tarrant County, Texas. The area has a diversified demographic group and has benefitted from continuous growth the past several years. This neighborhood is one of the faster growing areas in the metropolitan area. The community profile was presented on the previous pages. Over 50 Employers call Westlake their home and have a daytime population of more than 13,500. The following map summarizes the daytime population as of July 2019. The community's top employers are Fidelity Investments, Charles Schwab, Sabre/Travelocity, Wells Fargo, Deloitte University and Goosehead Insurance. Developments Charles Schwab Westlake Campus - Phase I is located at 3001 Schwab Way in the Turner Lake neighborhood of Westlake, Texas. The Class A office facility was completed in 2020 and features two office buildings and one amenities building totaling 555,000 square feet and a parking garage Market Study Page 31 with 2,600 parking spaces. The second phase of the office campus will consist of two office buildings for a total of 620,000 square feet of office space and one parking garage consisting of 4,000 parking spaces. The Charles Schwab project will hold approximately 7,000 employees upon completion. In Turner Lake, there are five Class A office buildings. In 2020, the same year Charles Schwab Westlake Campus - Phase I was completed, two more commercial properties (office, industrial, retail) encompassing over 50,000 square feet were built in Westlake, which features 3,561,582 square feet of commercial space. At a zip code level, there are 64 commercial properties, of which 19 are office buildings over 50,000 square feet. Deloitte University Campus - A 750,000 square foot, 800 guest room facility, used for training Fortune 100/500 companies, employs 500 on-site workers and brings in 45,000 guests annually. Fidelity Investments Campus - The Fidelity campus employs over 5,000 workers on a forested 300-acre campus. Solana Business Park - An architecturally enhanced, mixed-use campus of office buildings and retail businesses. The business park holds approximately 44 businesses with about 3,600 employees. Within the development, the premium Marriott DFW Westlake contains a 294-room hotel with approximately 15,000 SF of conference space. Terraces at Solana - Terraces at Solana consists of eight Class A office buildings that provide over 1.1 million cumulative square feet. Convenient parking from the four large freestanding parking garages provides tenants a short walk to the office and a parking ratio of 5:1,000 (expandable to 7:1,000). This hub of businesses will be outfitted with a full-service amenity area that will include cafeteria for on-site dining, state-of-the-art fitness center, tenant lounges, in addition to the other dining options found throughout the nearby Westlake and Southlake neighborhoods. Plaza at Solana - 315,000 square feet of Class A office, 45,000 square feet of retail/office and 38,000 square foot fitness center. Circle T Ranch - A 2,500-acre mixed-use, master planned community by Hillwood Development. Entrada - A mixed-use development where the architecture will emulate the Catalonia region of northeastern Spain throughout 85 acres. The master-planned community will feature over 1,000,000 square feet of office, retail, hotel, entertainment, and over 300 residential units with a mix of villas, town homes and condominiums. Front 44 - A 44-acre mixed-use development at the intersection of SH-114 and SH-170 by Hillwood Development directly north of the new Charles Schwab Campus. Knolls at Solana - A 64-acre residential development with 54 lots surrounded by an approximate 20-acre forested Conservation Area. Market Study Page 32 Quail Hollow - A 96 estate residential development on 188 acres. Spencer Ranch - A 38 lot residential development on 40 acres of hilly land with several water features throughout. Westlake Corners - A small commercial development located at the intersections of US 377 and SH170. Land Use Trends The following page includes the Town of Westlake Land Use Map. Market Study Page 33 Market Study Page 34 Neighborhood Summary The neighborhood is a mixed-use area that is influenced by its good location, a good transportation system and various other influences which tend to affect the potential of an area. The commercial and retail uses are oriented along the primary thoroughfares. The subject neighborhood, combined with the surrounding area, provides a balanced land use pattern. The terrain of this area permits most types of development. The neighborhood is anticipated to demonstrate positive trends for the foreseeable future, but the amount of the positive trend will be influenced by the amount of change as the COVID-19 situation continues to evolve. The neighborhood is in the growth stage of its neighborhood life cycle. Market Study Page 35 PROPERTY SUMMARY Site Summary Location 56 to 64 Tarragona Drive Southeast quadrant of State Highway 114 (SH-114) and Davis Boulevard Town of Westlake, Tarrant County, Texas 76262 Site Area 2.232 Acres or 97,226 SF (Calculated) Shape Irregular Frontage Along SH-114, Tarragona Drive and Aragon Drive Topography Generally rolling to sloping Drainage Adequate Flood Zone Zone X (flood insurance not typically required) Flood Map Panel No. 48439C0085K (September 25, 2009) Access and Visibility Good visibility from SH-114, but no direct access. Access and visibility is from Aragon Drive and Tarragona Drive. Tarragona Drive terminates near the eastern corner of the subject site. Street Improvements As it fronts the subject property, SH-114 is a six-lane divided freeway with concrete paving and a grass median. Aragon Drive and Tarragona Drive are both two-way streets with concrete paving and curbs. It is noted that Aragon Drive, Tarragona Drive and all of the interior streets use in part concrete and pavers to create a quasi cobblestone finish. Utilities Complete public utilities, including water and sanitary sewer, are reportedly available to the subject property. Soil Assumed adequate, but not considered for the demand analysis. Hazardous Waste Assumed adequate, but not considered for the demand analysis. Endangered Species Assumed adequate, but not considered for the demand analysis. Market Study Page 36 Storage/Restaurant Building Easements/Encroachments Assumed adequate, but not considered for the demand analysis. Covenants and Restrictions Assumed adequate, but not considered for the demand analysis. Zoning Assumed adequate, but not considered for the demand analysis. Site Conclusion The tract is irregular in shape and has good access, frontage and visibility. While within a unique master-planned community, the surrounding uses are typical of the area and represent a mixture of uses. The site has complete public utilities available and is not located within a designated 100- year flood plain. Improvement Summary A state-of-the-art mixed-use project that includes retail, restaurant and self-storage uses is being contemplated for the site. The 5-story storage/restaurant building will occupy the northeastern corner of Aragon Drive and Tarragona Drive and sit on 30,944 square feet of the parent tract. The preliminary plans identify 90,080 gross square feet for the storage units on floors one to four, but with no specific tenant mix at this time. Assuming a common rentable ratio of 74%, this equates to approximately 66,660 rentable square feet of storage area. 100% of the units will be climate controlled units. The proposed storage/restaurant building is summarized below. Preliminary plans and renderings have been included in the addenda for the reader’s review. Market Study Page 37 Market Penetration (2005 - 2019) THE SELF-STORAGE MARKET Many Texans like to boast that the self-storage industry had its beginnings in Texas in 1954 and since the early 1970's the concept of storage as a true business began to emerge. Simply stated, the concept of self-storage provides an attractive solution to the growing need for temporary additional space for the residential market and for both small and large businesses. The demand for self-storage space continues to grow as the population increases and the level of new home construction increases. Current construction standards in Texas typically do not include basements and have limited attic space, which does not adequately address the consumer’s need for storage space and results in the demand for self-storage facilities. As with most commercial real estate, selecting the right location for a self- storage facility is very important. Choosing a self-storage site on a major arterial is beneficial to both residents and businesses in the immediate neighborhood. High visibility to drive-by traffic also contributes significantly to the success of a self-storage facility with drive-by still being the top individual reason people state as how they found a facility, but the combined internet categories surpass it. As we can see in the following table, the number of households renting self-storage units is at an all time high, with a market penetration of 10.6%, which is up from 9.4% in 2017. This equates to approximately 1.7 million more households than in 2017. In other words, today more than 10% of the U.S. population rents self-storage. Self-Storage Facility Classification When looking at self-storage facilities, the quality, location, and age are significant factors for most of the major operators, especially the REITs and the institutional investors. In terms of quality, self-storage facilities fall into one of three classes: C Class A C Class B C Class C For the most part, major operators and investors set their focus on Class A facilities because of the operational value that comes from being in a prime location with good drive-by traffic and great visibility. In addition, these properties boast outstanding management professionals who may or may not live on site, but are expected to have excellent management and organizational skills including sales, customer service and marketing. More often than not, these are newer facilities built with state-of-the-art construction materials and high-tech security systems, access controls, and, in some cases, climate-control features. Market Study Page 38 Industry Profile Class B facilities, while not as desirable as Class A facilities, are in good to average locations, often with modest visibility. Although they may be in good condition, they may not be as new or have the excellent curb appeal that a Class A site typically has and they usually lack the "bells and whistles'' seen at newer facilities. Even with adequate security and management in place, these facilities do not command the high rents garnered at Class A sites. Least attractive to most investors are the Class C facilities, many of which are first-generation sites in need of rehab. Built in single-story rows, they evoke the stereotypical image of self-storage. With less desirable locations and low visibility, they typically command lower rents. While not targeted by major operators or institutional investors, Class C facilities can be good investments for smaller entrepreneurs, especially given that they often have lower operational costs. Moreover, these facilities do serve as a viable option for those who prefer a less expensive means of storing goods. 2021 Industry Profile The following table represents the industry profile based on four years of Self-Storage Almanac reporting. There are approximately 49,233 self-storage facilities in the United States, representing an industry total rentable square footage of 1,956,388,517. This number does not include those operations where the primary business is something other than self-storage. The average facility size based on current data is approximately 39,737 net square feet. This represents a slight decrease over 2017, most likely due to smaller facilities being brought on line over the last year. It is important to note that the 52,352 facility net square footage charted for 2017 is inconsistent with the numbers for 2018, 2019, and 2020 due to the fact that the former method of calculating size was based on using an industry average rather than the actual square footage now available. Once again in 2020, the state with the most facilities is Texas with 5,234 facilities. This is an increase of 108 facilities over the last 12 months. Conversely, Rhode Island and Hawaii have 90 facilities each, the fewest facilities per state in the United States. The national rentable square footage per person stands at 5.9, slightly higher than last year. This is no surprise given the new facilities that have come on line in the past year. Over the last year, the industry saw 1,098 new facility openings, 619 of which (55 percent) were located in the top 50 metropolitan markets. Market Study Page 39 Facility Data by State Market Study Page 40 Industry Owners by Square Footage Self-Storage Public Companies (REITs and U-Haul*) In terms of ownership, the self-storage industry is still very fragmented. The 2021 Self-Storage Almanac defines three basic categories: 1. Real Estate Investment Trusts (REITs) 2. Top 100 operators as reported by Mini-Storage Messenger (minus the REITs) 3. Owners of the remaining facilities As seen in following table, the public companies hold 31.2% of the industry ownership by rentable square footage. This is an increase of 3.6% over the 27.6% reported in the 2019 Self-Storage Almanac. The remaining 94 companies in the 2020 Mini-Storage Messenger Top Operators list hold a 16.5 percent market share, a decrease of 2.9% from 19.4 percent in 2019. The rest of the industry holds 52.3% of the facilities in the United States by rentable square footage. This represents a decrease from the approximately 53% reported in 2019. The Public Companies As seen below, there are six public companies in the self-storage industry; five REITs and Phoenix, Arizona based U-Haul International, which is not a REIT, but is publicly traded under the name of its parent company, AMERCO. Companies in this table are ranked according to rentable square footage (2020 Mini-Storage Messenger Top Operators List). The six public companies own a total of 9,614 facilities in the self-storage industry, which is up from 8,999 facilities reported last year. In addition to rentable square footage, the above table also depicts the number of facilities owned by each company as well as the total number of units. As we can see in this table, U-Haul would be ranked third by number of facilities, bumping Extra Space down to third place. In addition, when calculated by number of facilities, National Storage Trust is ranked fifth, with Life Storage ranking sixth. The following charts depict this ownership by percentage. Market Study Page 41 Public Company Market Share Public Company Market Share Historical Quarterly Occupancy - Public Companies Operating metrics have improved for this sector, with occupancy levels at all-time highs, move-in levels increasing, and move-out activity remaining at below historical levels through the third quarter 2020. Non-weighted average same store occupancy reached 94% at third quarter-end 2020 for the five storage REITs (over 200 bps higher year-over-year with minimal inflation due to delayed auctions). Street rates are likewise starting to show an increase, and the high occupancies are benefitting operators as new tenant rental rates are surpassing vacating tenant rates, reducing the rent roll down levels experienced in prior quarters. The 2020 Top Operators The Mini-Storage Messenger's 2020 Top Operators; compiled solely from information submitted in the annual Top Operators Survey, is based on total net rentable square feet. As previously discussed, the public companies hold the top six positions on the list. By rentable square footage, all six companies hold the same position on the list as in 2019. As seen in the following charts, the public companies hold 19.5% of the industry's market share by number of facilities and 31.2% by rentable square footage. This is up from 17.5% and 27.6%, respectively. The remaining top 94 self-storage companies own a 9.6% market share by number of facilities and 16.5% share by rentable square footage. This is an increase over the 10.9% reported in 2019. In addition, the rest of the industry holds 70.9% of the market share by number of facilities and 52.3% of the market share by rentable square footage. This represents an increase of 0.72% over the past year by number of facilities or an increase of 0.68% when calculated by rentable square feet. Market Study Page 42 Industry Market Share Industry Market Share New Self-Storage Delivered Nationally (2017 - 2019) Development Pipeline COVID-19 did to self-storage development in 2020 what market conditions failed to do in the previous six years, slow the construction of new facilities. The pandemic halted most construction activity for a quarter of the year, and this stoppage delayed the openings of planned facilities and, perhaps more significantly, led some developers to rethink future plans. In 2019, self-storage delivered 1,098 new facilities, slightly outpacing 2018's 1,055 openings. The new facility deliveries continued at a blistering pace of development that saw the opening of more than 3,100 stores between 2017 and 2019. The construction slowdown and the effects of the pandemic were expected to contribute to a significant decline in self-storage openings in 2020. Data from Radius+ shows only 446 stores opened by Fall 2020. In 2019, 619 of the 1,098 openings (55%) were located in the top 50 metropolitan markets, which was virtually the same percentage as 2018. This reflects the industry's push to locate in densely populated urban areas that have attracted new residents to job opportunities and into renewal neighborhoods. An additional 167 facilities were opened in the top 50 to 100 core based statistical area (CBSA) territories, and 312 stores (28.5%) were opened in secondary and tertiary markets. Market Study Page 43 Self-Storage Development Pipeline Nationally All told, there were approximately 1,900 facilities planned and permitted in the U.S. heading into 2021, with 1,076 of those representing top 50 markets. That is a considerable amount of new storage space, especially in large metro markets that will need to be filled in the coming year. Construction value put in place for 2019 was over $4.83 billion, down 7% year-over-year. Looking forward. Radius+ expects construction spending to continue to slow down after peaking in 2018 at $5. 254 billion in value. Many projects that were expected to be completed at the end of the year were pushed into 2021. Contributing to sluggish construction activity in many communities, COVID-19 also shut down building permits, because municipalities closed for business for extended periods. Top Growth Areas In the annual U-Haul migration trends survey, which is based on one-way U-Haul truck customers, Florida took over the top position in the company's ranking of top growth states for 2019, unseating Texas, which was No. 1 f rom 2016 to 2018. Texas was ranked No. 2, followed by North Carolina, South Carolina, and Washington. Alabama was the biggest year-over-year climber in the rankings, surging 36 spots to No. 6. Growth states are calculated by the net gain of one-way trucks entering a state versus those leaving that state during a calendar year. California ranked 49th and Illinois was 50th for the fourth time in five years, pacing the out-migration states with the largest net losses of U-Haul trucks crossing their borders. Customer Base Customers typically fall into one of four categories: C Residential C Business C Military C Student According to the 2021 Self-Storage Almanac, on average, residential customers make up approximately 79% of a facility's unit mix. Conversely, business customers comprise about 14% of the mix. However, this can vary dramatically depending on the physical location of the business. Some facilities can have a business segment as high as 40% to 50%. Business customers are an extremely attractive customer pool for self-storage because of their stability, timely rental payments and tendency to rent their units longer than other customer segments. Market Study Page 44 Average Tenant Mix Nationally (2020) Type of Dwelling Where storage unit renters live is an important demographic for self-storage owners. A market with a higher density of apartments and/or condominiums may attract more renters due to the fact that most apartments/condominiums have no or very little storage space. Likewise, in a market area with more single-family homes that are governed by HOAs, self-storage can be attractive if residents cannot park their vehicles on the street, thereby eliminating the garage as a spot for storage. Approximately 72.1% of renters live in a single-family dwelling according to the SSA Demand Study. Those who live in apartments or condominiums represent 25.7% of the mix, while 2.2% reside in "other" types of dwellings. Approximately 55% of the renters surveyed for the 2019 Demand Study reported that they owned their home. Around 42.3% reported that they are renters. Nearly 3% reported that they neither own nor rent their home. This may very well represent renters, such as millennials, living with their parents or seniors who are living with their children or other relatives. Approximately 12.8% of the renters surveyed for the Self Storage Demand Study tend to rent their units for less than three months. These tenants are typically storing their goods while moving or remodeling and only need short-term storage. Owners vs. Renters Market Study Page 45 Length of Rental Business Renter Length of Stay 2019 - 2020 Occupancy by Region* The largest segment of tenants (26.5%) rent their units for one to two years. There are 23.6% who rent for longer than two years and 19.9% renting for seven to 12 months. As mentioned previously, business renters tend to stay longer than residential, military or student renters. Most business renters tend to stay either less than one year (37.3%) or more than two years (37.1%). Approximately 25.6% stay between one and two years. When the percentage of renters who stay for more than two years is combined with those who rent for one to two years, we can see that 62.7% of all business renters stay for at least one year and possibly longer than two years. The Self-Storage Association Demand Study reported 75.5% of the tenants rented one unit and 24.5% rented two or more units. Occupancy by Region While national rates give a broad overview of self-storage occupancy, regional rates focus on more specific geographic areas of the United States. Texas is located within the South (West South Central) region. Market Study Page 46 DEMAND ANALYSIS To evaluate the customer base and to determine available demand for square footage, we focused on the surrounding radiuses of the subject area to analyze the market data. Higher density areas with over 100,000 people and 50/50 ratio of owner vs. renter housing in a 3-mile radius are generally categorized as primary markets, and a 1-, 2- and 3-mile radius report is adequate. The secondary markets are generally suburban markets surrounding the primary markets. People here usually own their homes, have families and are often willing to travel 30+ minutes to and from work. Some break this area down to a 1-, 3- and 5-mile radius analysis, but according to the 2021 Self- Storage Almanac, on average, most facilities draw at least 75% of their customers from within a 3- mile radius, and in higher density areas, a high percentage often come from the 1.5-mile radius. In addition to customers tending to rent from the nearest facility, customers from higher income areas often consider proximity, convenience, security and curb appeal an even higher priority. Accordingly, a 1.5-, 3- and 5-mile radius analysis has been included on the following pages. The following summarizes the primary factors: Radius 1.5 Mile 3-Mile 5-Mile 2020 Population 8,313 34,090 92,114 2025 Population 9,720 38,875 102,248 2020 Households 2,940 11,402 31,311 2025 Households 3,424 12,968 34,718 2020 Avg HH Size 2.83 2.99 2.93 2025 Avg HH Size 2.84 3.00 2.94 2020 Avg HH Income $186,219 $203,190 $187,573 2025 Avg HH Income $199,077 $220,070 $203,297 It is noted that the subject property does not have direct access, but is visible from SH-114, and the nearby traffic count on SH-114 in 2019 was 98,012 vehicles per day. 114 1171 No r t h F w y Golf Club at Champions Circle Roanoke Marshall Creek Keller Haslet Rd Golden T riangle Blvd Ru fe S n o w D r Keller Pkwy HeritageTrace Pkwy Ra y W h i t e R d Alli ance Gatew a y F w y S M a i n S t N M a i n S t De n t o n H w y Keller 1171 Wichita Trl College P kwy Cross Timbe rs R d Trophy Club Country Club Bridlewood Golf Club Trophy Club Park Twin Coves Park Murrell Park Trophy Club Double Oak Flower Mound 1938 114 N P e a r s o n L n Da v i s B l vd D a v i s B l vd W S o ut h lake B l v d W i l l i a m D Ta t e A v e M ustan g D r Co l l e y v ill e B l vd Ira E W o o d s Ave TX-114 E x p re ss Toll Timarron Country Club Sky Creek Ranch Golf Club Oak Grove Park Lakeview Park Old Union Southlake Grapevine 0 0.8 1.6 mi Site Details Map 56 Tarragona, Roanoke, Texas, 76262 Site Details Map Rings: 1.5, 3, 5 mile radii Latitude: 32.98711 Longitude: -97.17650 This site is located in: City:Westlake County:Tarrant County State:Texas ZIP Code:76262 Census Tract:48439113906 Census Block Group:484391139061 CBSA:Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area January 04, 2021 ©2021 Esri Page 1 of 1 Page 47 Market Profile 56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS Rings: 1.5, 3, 5 mile radii Latitude: 32.98711 Longitude: -97.17650 1.5 miles 3 miles 5 miles Population Summary 2000 Total Population 4,987 18,249 51,378 2010 Total Population 6,212 24,161 69,218 2020 Total Population 8,313 34,090 92,114 2020 Group Quarters 0 0 247 2025 Total Population 9,720 38,875 102,248 2020-2025 Annual Rate 3.18%2.66%2.11% 2020 Total Daytime Population 10,631 34,019 98,854 Workers 6,291 16,112 51,338 Residents 4,340 17,907 47,516 Household Summary 2000 Households 1,768 6,095 16,956 2000 Average Household Size 2.82 2.99 3.02 2010 Households 2,224 8,118 23,597 2010 Average Household Size 2.79 2.98 2.92 2020 Households 2,940 11,402 31,311 2020 Average Household Size 2.83 2.99 2.93 2025 Households 3,424 12,968 34,718 2025 Average Household Size 2.84 3.00 2.94 2020-2025 Annual Rate 3.09%2.61%2.09% 2010 Families 1,882 6,915 19,597 2010 Average Family Size 3.06 3.24 3.25 2020 Families 2,450 9,545 25,432 2020 Average Family Size 3.12 3.29 3.30 2025 Families 2,846 10,806 28,032 2025 Average Family Size 3.14 3.31 3.31 2020-2025 Annual Rate 3.04%2.51%1.97% Housing Unit Summary 2000 Housing Units 1,880 6,463 17,848 Owner Occupied Housing Units 85.3%85.7%85.7% Renter Occupied Housing Units 8.8%8.6%9.3% Vacant Housing Units 6.0%5.7%5.0% 2010 Housing Units 2,315 8,521 24,694 Owner Occupied Housing Units 86.8%85.5%81.7% Renter Occupied Housing Units 9.3%9.8%13.8% Vacant Housing Units 3.9%4.7%4.4% 2020 Housing Units 2,953 11,503 31,724 Owner Occupied Housing Units 90.9%91.0%85.1% Renter Occupied Housing Units 8.7%8.1%13.6% Vacant Housing Units 0.4%0.9%1.3% 2025 Housing Units 3,435 13,052 35,123 Owner Occupied Housing Units 85.9%89.9%84.3% Renter Occupied Housing Units 13.7%9.5%14.5% Vacant Housing Units 0.3%0.6%1.2% Median Household Income 2020 $151,614 $166,123 $152,062 2025 $156,294 $177,004 $160,228 Median Home Value 2020 $404,881 $475,466 $453,880 2025 $425,147 $494,985 $472,121 Per Capita Income 2020 $65,358 $68,193 $63,647 2025 $69,596 $73,682 $68,886 Median Age 2010 43.4 41.1 40.3 2020 45.2 42.6 41.5 2025 45.1 43.0 41.9 Data Note: Household population includes persons not residing in group quarters. Average Household Size is the household population divided by total households. Persons in families include the householder and persons related to the householder by birth, marriage, or adoption. Per Capita Income represents the income received by all persons aged 15 years and over divided by the total population. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 1 of 7 Page 48 Market Profile 56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS Rings: 1.5, 3, 5 mile radii Latitude: 32.98711 Longitude: -97.17650 1.5 miles 3 miles 5 miles 2020 Households by Income Household Income Base 2,940 11,402 31,311 <$15,000 4.3%2.7%3.1% $15,000 - $24,999 2.3%1.9%2.6% $25,000 - $34,999 2.2%2.5%3.2% $35,000 - $49,999 1.9%3.5%5.1% $50,000 - $74,999 7.1%7.6%8.7% $75,000 - $99,999 7.0%7.4%8.9% $100,000 - $149,999 24.4%17.9%17.5% $150,000 - $199,999 18.5%16.4%15.3% $200,000+32.3%40.1%35.6% Average Household Income $186,219 $203,190 $187,573 2025 Households by Income Household Income Base 3,424 12,968 34,718 <$15,000 4.5%2.9%3.2% $15,000 - $24,999 2.2%1.7%2.3% $25,000 - $34,999 2.0%2.2%2.9% $35,000 - $49,999 1.8%3.2%4.6% $50,000 - $74,999 6.8%6.9%8.0% $75,000 - $99,999 6.5%6.8%8.5% $100,000 - $149,999 23.1%16.4%16.5% $150,000 - $199,999 18.4%16.2%15.2% $200,000+34.8%43.7%38.7% Average Household Income $199,077 $220,070 $203,297 2020 Owner Occupied Housing Units by Value Total 2,683 10,473 27,004 <$50,000 0.1%0.8%1.0% $50,000 - $99,999 0.3%0.3%0.3% $100,000 - $149,999 0.2%0.5%1.0% $150,000 - $199,999 1.0%1.2%2.2% $200,000 - $249,999 6.2%4.2%5.3% $250,000 - $299,999 9.6%7.7%8.7% $300,000 - $399,999 31.9%22.6%22.1% $400,000 - $499,999 15.7%16.9%17.3% $500,000 - $749,999 14.2%21.3%24.1% $750,000 - $999,999 10.8%12.6%10.2% $1,000,000 - $1,499,999 5.9%6.1%4.8% $1,500,000 - $1,999,999 1.9%2.5%1.4% $2,000,000 +2.3%3.3%1.6% Average Home Value $567,881 $627,007 $556,184 2025 Owner Occupied Housing Units by Value Total 2,952 11,728 29,615 <$50,000 0.0%0.4%0.6% $50,000 - $99,999 0.1%0.1%0.1% $100,000 - $149,999 0.1%0.3%0.5% $150,000 - $199,999 0.5%0.7%1.3% $200,000 - $249,999 4.6%3.2%4.1% $250,000 - $299,999 8.3%6.4%7.7% $300,000 - $399,999 32.0%22.2%22.1% $400,000 - $499,999 17.2%17.5%18.6% $500,000 - $749,999 14.4%21.9%25.8% $750,000 - $999,999 11.5%15.4%11.1% $1,000,000 - $1,499,999 6.6%6.2%5.0% $1,500,000 - $1,999,999 2.1%2.5%1.4% $2,000,000 +2.4%3.1%1.5% Average Home Value $588,982 $645,664 $574,808 Data Note: Income represents the preceding year, expressed in current dollars. Household income includes wage and salary earnings, interest dividends, net rents, pensions, SSI and welfare payments, child support, and alimony. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 2 of 7 Page 49 Market Profile 56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS Rings: 1.5, 3, 5 mile radii Latitude: 32.98711 Longitude: -97.17650 1.5 miles 3 miles 5 miles 2010 Population by Age Total 6,211 24,164 69,216 0 - 4 5.7%5.7%5.6% 5 - 9 7.2%8.4%8.6% 10 - 14 9.0%10.0%10.4% 15 - 24 9.8%11.0%11.7% 25 - 34 6.4%6.4%6.6% 35 - 44 14.3%15.4%15.7% 45 - 54 19.8%20.9%21.2% 55 - 64 16.0%13.5%12.3% 65 - 74 7.4%5.7%5.0% 75 - 84 3.4%2.3%2.1% 85 +0.8%0.6%0.8% 18 +72.8%70.0%69.1% 2020 Population by Age Total 8,315 34,090 92,114 0 - 4 5.0%5.2%5.2% 5 - 9 6.3%6.6%6.4% 10 - 14 7.6%8.3%8.0% 15 - 24 10.6%12.6%13.4% 25 - 34 8.6%8.9%10.2% 35 - 44 11.6%11.3%10.8% 45 - 54 16.0%16.7%16.6% 55 - 64 17.5%16.9%16.9% 65 - 74 11.0%9.2%8.7% 75 - 84 4.4%3.3%2.9% 85 +1.3%0.9%0.9% 18 +76.7%74.9%75.3% 2025 Population by Age Total 9,721 38,876 102,249 0 - 4 5.2%5.3%5.3% 5 - 9 6.1%6.4%6.3% 10 - 14 7.1%7.6%7.3% 15 - 24 9.5%11.4%11.5% 25 - 34 8.9%9.4%11.3% 35 - 44 13.1%12.5%12.1% 45 - 54 14.7%14.9%13.8% 55 - 64 16.3%16.0%16.3% 65 - 74 11.7%10.7%10.8% 75 - 84 5.8%4.6%4.3% 85 +1.6%1.1%1.0% 18 +77.4%76.0%76.6% 2010 Population by Sex Males 3,118 12,108 34,421 Females 3,094 12,053 34,797 2020 Population by Sex Males 4,156 16,940 45,501 Females 4,157 17,150 46,613 2025 Population by Sex Males 4,859 19,294 50,412 Females 4,862 19,581 51,835 Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 3 of 7 Page 50 Market Profile 56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS Rings: 1.5, 3, 5 mile radii Latitude: 32.98711 Longitude: -97.17650 1.5 miles 3 miles 5 miles 2010 Population by Race/Ethnicity Total 6,212 24,161 69,218 White Alone 91.2%89.7%88.9% Black Alone 2.0%2.1%2.2% American Indian Alone 0.5%0.5%0.5% Asian Alone 3.8%4.3%4.7% Pacific Islander Alone 0.0%0.0%0.1% Some Other Race Alone 1.1%1.5%1.6% Two or More Races 1.4%1.8%2.1% Hispanic Origin 4.9%6.8%7.5% Diversity Index 24.3 29.4 31.7 2020 Population by Race/Ethnicity Total 8,313 34,091 92,114 White Alone 86.8%85.0%83.6% Black Alone 2.9%3.2%3.5% American Indian Alone 0.5%0.5%0.5% Asian Alone 6.2%6.7%7.1% Pacific Islander Alone 0.0%0.1%0.1% Some Other Race Alone 1.5%2.1%2.3% Two or More Races 2.0%2.5%2.9% Hispanic Origin 6.3%9.0%10.4% Diversity Index 33.1 39.2 42.7 2025 Population by Race/Ethnicity Total 9,721 38,876 102,247 White Alone 84.5%82.4%80.8% Black Alone 3.7%3.9%4.3% American Indian Alone 0.5%0.5%0.5% Asian Alone 7.3%7.9%8.3% Pacific Islander Alone 0.1%0.1%0.1% Some Other Race Alone 1.7%2.4%2.6% Two or More Races 2.2%2.8%3.3% Hispanic Origin 7.2%10.3%12.0% Diversity Index 37.4 44.0 47.7 2010 Population by Relationship and Household Type Total 6,212 24,161 69,218 In Households 100.0%100.0%99.7% In Family Households 93.3%93.8%92.8% Householder 30.0%28.7%28.2% Spouse 27.4%26.0%25.1% Child 33.2%35.9%36.6% Other relative 2.0%2.2%2.1% Nonrelative 0.7%0.9%0.9% In Nonfamily Households 6.7%6.2%6.9% In Group Quarters 0.0%0.0%0.3% Institutionalized Population 0.0%0.0%0.3% Noninstitutionalized Population 0.0%0.0%0.0% Data Note: Persons of Hispanic Origin may be of any race. The Diversity Index measures the probability that two people from the same area will be from different race/ ethnic groups. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 4 of 7 Page 51 Market Profile 56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS Rings: 1.5, 3, 5 mile radii Latitude: 32.98711 Longitude: -97.17650 1.5 miles 3 miles 5 miles 2020 Population 25+ by Educational Attainment Total 5,860 22,938 61,676 Less than 9th Grade 0.2%0.6%1.0% 9th - 12th Grade, No Diploma 1.3%1.5%1.7% High School Graduate 9.0%10.1%10.6% GED/Alternative Credential 1.1%1.5%1.7% Some College, No Degree 18.0%16.7%17.1% Associate Degree 5.9%5.6%6.3% Bachelor's Degree 43.5%38.8%38.4% Graduate/Professional Degree 21.0%25.2%23.2% 2020 Population 15+ by Marital Status Total 6,737 27,225 74,022 Never Married 20.4%22.1%23.4% Married 67.1%67.8%66.0% Widowed 3.6%2.8%3.3% Divorced 8.8%7.4%7.3% 2020 Civilian Population 16+ in Labor Force Civilian Population 16+4,250 17,329 48,127 Population 16+ Employed 93.8%93.8%93.1% Population 16+ Unemployment rate 6.2%6.2%6.9% Population 16-24 Employed 8.8%9.1%10.3% Population 16-24 Unemployment rate 9.0%10.9%12.0% Population 25-54 Employed 61.5%61.0%60.6% Population 25-54 Unemployment rate 5.6%5.8%6.3% Population 55-64 Employed 22.0%23.3%23.5% Population 55-64 Unemployment rate 7.2%5.6%6.2% Population 65+ Employed 7.7%6.5%5.6% Population 65+ Unemployment rate 5.0%5.0%6.0% 2020 Employed Population 16+ by Industry Total 3,986 16,260 44,813 Agriculture/Mining 1.6%0.9%0.9% Construction 6.3%5.3%5.0% Manufacturing 8.6%8.2%9.8% Wholesale Trade 4.0%3.0%3.1% Retail Trade 7.2%8.6%9.6% Transportation/Utilities 8.4%8.4%7.8% Information 1.1%2.1%2.7% Finance/Insurance/Real Estate 14.2%16.2%14.7% Services 47.8%45.1%44.0% Public Administration 0.9%2.2%2.4% 2020 Employed Population 16+ by Occupation Total 3,987 16,260 44,811 White Collar 84.1%84.9%83.5% Management/Business/Financial 28.9%31.5%28.9% Professional 26.4%25.7%26.2% Sales 14.2%14.0%14.6% Administrative Support 14.8%13.6%13.7% Services 7.3%6.5%7.8% Blue Collar 8.6%8.6%8.7% Farming/Forestry/Fishing 0.9%0.3%0.1% Construction/Extraction 1.9%1.6%1.6% Installation/Maintenance/Repair 1.1%1.6%1.7% Production 0.9%0.9%1.3% Transportation/Material Moving 3.8%4.2%4.0% Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 5 of 7 Page 52 Market Profile 56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS Rings: 1.5, 3, 5 mile radii Latitude: 32.98711 Longitude: -97.17650 1.5 miles 3 miles 5 miles 2010 Households by Type Total 2,225 8,118 23,597 Households with 1 Person 12.3%12.1%14.0% Households with 2+ People 87.7%87.9%86.0% Family Households 84.6%85.2%83.0% Husband-wife Families 77.4%77.0%74.0% With Related Children 35.4%39.8%40.9% Other Family (No Spouse Present)7.1%8.2%9.0% Other Family with Male Householder 2.5%2.6%2.8% With Related Children 1.6%1.7%1.7% Other Family with Female Householder 4.7%5.6%6.3% With Related Children 2.8%3.8%4.3% Nonfamily Households 3.1%2.7%2.9% All Households with Children 40.1%45.6%47.3% Multigenerational Households 2.4%3.1%2.8% Unmarried Partner Households 2.7%2.8%2.9% Male-female 2.0%2.2%2.3% Same-sex 0.7%0.7%0.6% 2010 Households by Size Total 2,227 8,119 23,597 1 Person Household 12.3%12.1%14.0% 2 Person Household 39.3%34.4%31.8% 3 Person Household 18.2%18.7%19.1% 4 Person Household 18.0%20.9%21.7% 5 Person Household 8.8%9.9%9.7% 6 Person Household 2.6%2.9%2.7% 7 + Person Household 0.9%1.1%1.0% 2010 Households by Tenure and Mortgage Status Total 2,224 8,118 23,597 Owner Occupied 90.3%89.8%85.5% Owned with a Mortgage/Loan 72.2%72.1%69.9% Owned Free and Clear 18.2%17.6%15.6% Renter Occupied 9.7%10.2%14.5% 2020 Affordability, Mortgage and Wealth Housing Affordability Index 174 164 157 Percent of Income for Mortgage 11.2%12.0%12.5% Wealth Index 292 303 277 2010 Housing Units By Urban/ Rural Status Total Housing Units 2,315 8,521 24,694 Housing Units Inside Urbanized Area 94.1%92.9%95.8% Housing Units Inside Urbanized Cluster 0.0%0.0%0.0% Rural Housing Units 5.9%7.1%4.2% 2010 Population By Urban/ Rural Status Total Population 6,212 24,161 69,218 Population Inside Urbanized Area 94.0%94.0%96.3% Population Inside Urbanized Cluster 0.0%0.0%0.0% Rural Population 6.0%6.0%3.7% Data Note: Households with children include any households with people under age 18, related or not. Multigenerational households are families with 3 or more parent- child relationships. Unmarried partner households are usually classified as nonfamily households unless there is another member of the household related to the householder. Multigenerational and unmarried partner households are reported only to the tract level. Esri estimated block group data, which is used to estimate polygons or non-standard geography. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 6 of 7 Page 53 Market Profile 56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS Rings: 1.5, 3, 5 mile radii Latitude: 32.98711 Longitude: -97.17650 1.5 miles 3 miles 5 miles Top 3 Tapestry Segments 1.Savvy Suburbanites (1D) Professional Pride (1B)Professional Pride (1B) 2.Professional Pride (1B)Boomburbs (1C)Savvy Suburbanites (1D) 3.Top Tier (1A)Savvy Suburbanites (1D)Middleburg (4C) 2020 Consumer Spending Apparel & Services: Total $$12,377,219 $53,630,922 $136,738,554 Average Spent $4,209.94 $4,703.64 $4,367.11 Spending Potential Index 196 219 204 Education: Total $$12,613,145 $50,825,174 $126,333,554 Average Spent $4,290.19 $4,457.57 $4,034.80 Spending Potential Index 240 249 226 Entertainment/Recreation: Total $$19,259,813 $81,469,074 $207,396,403 Average Spent $6,550.96 $7,145.16 $6,623.76 Spending Potential Index 202 220 204 Food at Home: Total $$29,451,843 $126,113,512 $323,461,493 Average Spent $10,017.63 $11,060.65 $10,330.60 Spending Potential Index 188 207 193 Food Away from Home: Total $$21,279,986 $92,608,872 $236,381,532 Average Spent $7,238.09 $8,122.16 $7,549.47 Spending Potential Index 192 215 200 Health Care: Total $$33,155,357 $139,648,501 $358,628,589 Average Spent $11,277.33 $12,247.72 $11,453.76 Spending Potential Index 196 213 199 HH Furnishings & Equipment: Total $$13,234,815 $56,408,227 $143,906,333 Average Spent $4,501.64 $4,947.22 $4,596.03 Spending Potential Index 206 226 210 Personal Care Products & Services: Total $ $5,406,167 $23,408,155 $59,658,306 Average Spent $1,838.83 $2,052.99 $1,905.35 Spending Potential Index 200 223 207 Shelter: Total $$112,936,546 $478,232,030 $1,211,888,545 Average Spent $38,413.79 $41,942.82 $38,704.88 Spending Potential Index 198 217 200 Support Payments/Cash Contributions/Gifts in Kind: Total $$14,149,652 $60,980,062 $155,798,796 Average Spent $4,812.81 $5,348.19 $4,975.85 Spending Potential Index 206 228 212 Travel: Total $$15,616,586 $65,055,685 $163,852,107 Average Spent $5,311.76 $5,705.64 $5,233.05 Spending Potential Index 220 237 217 Vehicle Maintenance & Repairs: Total $$6,483,085 $27,639,310 $71,062,786 Average Spent $2,205.13 $2,424.08 $2,269.58 Spending Potential Index 190 209 196 Data Note: Consumer spending shows the amount spent on a variety of goods and services by households that reside in the area. Expenditures are shown by broad budget categories that are not mutually exclusive. Consumer spending does not equal business revenue. Total and Average Amount Spent Per Household represent annual figures. The Spending Potential Index represents the amount spent in the area relative to a national average of 100. Source: Consumer Spending data are derived from the 2017 and 2018 Consumer Expenditure Surveys, Bureau of Labor Statistics. Esri. Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2020 and 2025 Esri converted Census 2000 data into 2010 geography. January 04, 2021 ©2021 Esri Page 7 of 7 Page 54 114 1171 No r t h F w y Golf Club at Champions Circle Roanoke Marshall Creek Keller Haslet Rd GoldenTriangle Blvd Ru fe S n o w D r Kell er Pkwy HeritageTrace Pkw y R a y W h i t e R d Alli ance Gatew a y F w y S M a i n S t N M a i n S t De n t o n H w y Keller 1171 Wichita Trl College P kwy Cross Timbe rs R d Trophy Club Country Club Bridlewood Golf Club Trophy Club Park Twin Coves Park Murrell Park Trophy Club Double Oak Flower Mound 1938 1709 114 N P e a r s o n L n Da v i s B l vd D a v i s B l vd W S o ut h lake B l v d W i l l i a m D Ta t e A v e M ustan g D r Co lle y v ill e B l vd Ira E W o o d s Ave TX-114 E x p re ss Toll Timarron Country Club Sky Creek Ranch Golf Club Oak Grove Park Lakeview Park Old Union Southlake Grapevine 0 0.8 1.6 mi E H i gh w ay 1 1 4 Cort es Dr C a r d o na D r EHighway114 E H ighway114 Baylor Medical Ctr at Trophy Club 114 11435W Flower Mound Lewisville Traffic Count Map 56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS Rings: 1.5, 3, 5 mile radii Latitude: 32.98711 Longitude: -97.17650 Source: ©2020 Kalibrate Technologies (Q4 2020). January 04, 2021 Page 1 of 1 Page 55 Market Study Page 56 Competition Survey As can be gleaned from the following competition data, there are no competing facilities within the 0- to 1.5-mile ring, one competitor in the 1.5- to 3-mile ring, and six competing facilities within the 3- to 5-mile ring. While not within the defined area, it is noted that there are numerous facilities just outside the 5-mile radius. Other than what is contemplated for the subject property, the Towns/Cities of Westlake, Southlake, Trophy Club and Keller all reported that there are currently no new or expanding self-storage facilities planned or permitted for these communities. Su r v e y D a t e : 1 2 / 2 3 / 2 0 2 0 Co m p N o . 1 Co m p N o . 2 Co m p N o . 3 Co m p N o . 4 Co m p N o . 5 Co m p N o . 6 Co m p N o . 7 Na m e Pu b l i c S t o r a g e Cu b e S m a r t U- H a u l Al l S t o r a g e Cu b e S m a r t Mc P h e r s o n S t o r a g e St o r S e l f S t o r a g e Ad d r e s s 85 5 L o u i s S t r e e t 12 0 1 N H w y 3 7 7 16 0 0 M e s a B u t t e C t 48 7 4 K e l l e r H a s l e t 88 0 0 D a v i s B l v d 16 0 4 N K i m b a l l A v e 75 0 D a v i s B l v d Ci t y , S t a t e Ro a n o k e , T X Ro a n o k e , T X Ro a n o k e , T X Ke l l e r , T X Ke l l e r , T X So u t h l a k e , T X So u t h l a k e , T X Gr o s s B u i l d i n g A r e a ( G S F ) 10 3 , 2 6 4 67 , 2 1 2 63 , 1 4 0 35 5 , 1 5 0 95 , 0 0 0 24 , 5 7 0 90 , 2 7 5 Re n t a b l e B u i l d i n g A r e a ( R S F ) 80 , 7 9 7 66 , 9 1 2 50 , 1 0 0 30 2 , 9 9 0 82 , 5 0 0 24 , 4 7 0 66 , 9 8 0 To t a l U n i t s 68 3 45 3 42 4 1, 3 1 8 75 0 15 4 57 2 No n - c l i m a t e U n i t s 47 8 23 3 38 9 76 6 64 0 15 4 0 Cl i m a t e U n i t s 20 5 22 0 35 55 2 11 0 0 57 2 Oc c u p a n c y 95 % 94 % 85 % 90 % 94 % 99 % 11 % Oc c u p i e d R S F ( C a l c u l a t e d ) 76 , 5 3 8 62 , 7 7 6 42 , 7 7 4 27 2 , 6 9 1 77 , 2 2 0 24 , 3 1 1 7, 6 3 6 Ye a r B u i l t 20 1 4 19 9 8 19 8 7 20 0 3 20 0 0 19 9 5 Se p - 2 0 2 0 La n d A r e a ( A c r e s ) 4. 6 7 9 2 3. 3 7 1 15 . 9 3 4 2 36 . 1 4 8 5. 1 1 4 1 2. 9 9 8 6 2. 0 9 2 9 Di s t a n c e f r o m S u b j e c t ( M i l e s ) 2. 8 3. 2 4. 2 4. 8 4. 6 3. 9 4. 0 To t a l 5 - M i l e R a d i u s Co m p N o s . 1 - 7 Co m p N o s . 1 - 6 * Ex c l u d e s N o s . 3 & 7 * * 0 t o 1 . 5 - M i l e R a d i u s 1. 5 t o 3 - M i l e R i n g 3 t o 5 - M i l e R i n g To t a l R e n t a b l e B u i l d i n g A r e a 67 4 , 7 4 9 60 7 , 7 6 9 55 7 , 6 6 9 0 80 , 7 9 7 59 3 , 9 5 2 To t a l O c c u p i e d R S F 56 3 , 9 4 6 55 6 , 3 1 0 51 3 , 5 3 6 0 76 , 5 3 8 48 7 , 4 0 8 To t a l A v e r a g e O c c u p a n c y 83 . 6 % 91 . 5 % 92 . 1 % 0. 0 % 94 . 7 % 82 . 1 % < = ( I n c l u d e s L e a s e - u p ) By F a c i l i t y A v e r a g e O c c u p a n c y 81 . 2 % 92 . 8 % 94 . 3 % 0. 0 % 94 . 7 % 78 . 9 % < = ( I n c l u d e s L e a s e - u p ) *E x c l u d e s t h e n e w f a c i l i t y i n l e a s e - u p ( N o . 7 ) ** E x c l u d e s t h e n e w f a c i l i t y i n l e a s e - u p ( N o . 7 ) a n d t h e o l d e r C l a s s C f a c i l i t i e s i n f a i r c o n d i t i o n ( N o . 3 ) CO M P E T I T I O N S U R V E Y S U M M A R Y Market Study Page 57 Competition No. 1 Name Public Storage Address 855 Louis Street City, State Roanoke, TX Gross Building Area (SF)103,264 Rentable Building Area (SF)80,797 78.2% Total Units 683 Non-climate Units 478 70.0% Climate Units 205 30.0% Occupancy 95% Year Built 2014 Land Area (Acres)4.6792 Distance from Subject (Miles)2.8 Competition No. 2 Name CubeSmart Address 1201 N Hwy 377 City, State Roanoke, TX Gross Building Area (SF)67,212 Rentable Building Area (SF)66,912 99.6% Total Units 453 Non-climate Units 233 51.4% Climate Units 220 48.6% Occupancy 94% Year Built 1998 Land Area (Acres)3.371 Distance from Subject (Miles)3.2 Competition No. 3 Name U-Haul Address 1600 Mesa Butte Ct City, State Roanoke, TX Gross Building Area (SF)63,140 Rentable Building Area (SF)50,100 79.3% Total Units 424 Non-climate Units 389 91.7% Climate Units 35 8.3% Occupancy 85% Year Built 1987 Land Area (Acres)15.9342 Distance from Subject (Miles)4.2 Market Study Page 58 Competition No. 4 Name All Storage Address 4874 Keller Haslet City, State Keller, TX Gross Building Area (SF)355,150 Rentable Building Area (SF)302,990 85.3% Total Units 1,318 Non-climate Units 766 58.1% Climate Units 552 41.9% Occupancy 90% Year Built 2003 Land Area (Acres)36.148 Distance from Subject (Miles)4.8 Competition No. 5 Name CubeSmart Address 8800 Davis Blvd City, State Keller, TX Gross Building Area (SF)95,000 Rentable Building Area (SF)82,500 86.8% Total Units 750 Non-climate Units 640 85.3% Climate Units 110 14.7% Occupancy 94% Year Built 2000 Land Area (Acres)5.1141 Distance from Subject (Miles)4.6 Competition No. 6 Name McPherson Storage Address 1604 N Kimball Ave City, State Southlake, TX Gross Building Area (SF)24,570 Rentable Building Area (SF)24,470 99.6% Total Units 154 Non-climate Units 154 100.0% Climate Units 0 0.0% Occupancy 99% Year Built 1995 Land Area (Acres)2.9986 Distance from Subject (Miles)3.9 Market Study Page 59 Competition No. 7 Name Stor Self Storage Address 750 Davis Blvd City, State Southlake, TX Gross Building Area (SF)90,275 Rentable Building Area (SF)66,980 74.2% Total Units 572 Non-climate Units 0 0.0% Climate Units 572 100.0% Occupancy 11% Year Built Sep-2020 New Land Area (Acres)2.0929 Distance from Subject (Miles)4.0 Market Study Page 60 Market Study Page 61 Demand can be delineated by per capita, per household, the ratio of businesses to residential. single-family residential to high-density residential, and so on. Regardless of the demand sub-category, the supply of self-storage square footage is critical to identifying the equilibrium. These measurements along with the occupancy levels of a given market allow us to calculate future demand in an area and determine market equilibrium. When the average occupancy is lower than 80% in the market and continuing to drop, the area is considered saturated. When the average occupancy is in the range of 85% and above, and relatively stable, the market is at or near equilibrium. When the average occupancy is high and steadily increasing, the market is considered a demand driven market. According to the 2021 Self-Storage Almanac, the current U.S. supply of self-storage space is 5.99 square feet per person. The Almanac reports that 8.09 square feet per person exists in Texas, and the Dallas-Fort Worth (DFW) area has a supply equal to 10.55 square feet per person. This would suggest that the DFW area may be over supplied, but self-storage is a highly localized industry, and the conditions in the immediate market area of a site have the most impact. The U.S. had an average occupancy rate of 92.2% as of the second quarter 2020. The subject’s region (South - West South Central) reported an average of 90.2%. Excluding the occupancy for the recently completed Comp No. 7 that is in lease-up, the reported occupancies range from 85% to 99% and average 91.5% by market occupied space calculations (92.8% by 6-building average). It is noted that Comp No. 3 (U-Haul) represents a Class C, medal building project that is older and in fair condition with partial gravel drives and indirect access. The remaining five facilities range from 90% to 99% and average 92.1% by total occupied square feet (94.3% by 5-building average); thus, it is reasonable to assume 90% occupancy for the market equilibrium calculations. According to the 2021 Self-Storage Almanac, on average, residential customers make up approximately 79% of a facility's unit mix. Conversely, business customers comprise about 14% of the mix. However, this can vary dramatically depending on the physical location of the facility. Some facilities can have a business segment as high as 40% to 50%. Business customers are an extremely attractive customer pool for self-storage because of their stability, they pay their rents on time and tend to rent their units longer than other customer segments. The student and military categories makeup the balance nationally, but do not apply to this submarket. Accordingly, the residential and business categories are the focus of this trade area. As the Town of Westlake and the immediate surrounding area represents over 3 million square feet of commercial space with a high daytime population and number of businesses, it is reasonable to assume a facility on the subject property will include a higher percentage of business customers than the 14% national average. The Self-Storage Association Demand Study reported 75.5% of the tenants rented one unit and 24.5% rented two or more units. Accordingly, the household demand analysis by number of units will utilize a multiplier of 1.25. As previously noted, demand can be delineated by per capita, per household, the ratio of businesses to residential. single-family residential to high-density residential, and so on. The following calculations consider multiple methodologies to estimate the demand. Market Study Page 62 The first analysis is intended to be a benchmark using typical industry assumptions of approximately 8.0 square feet of storage space per person and 18.0 square feet per household. Since at least 75% of the self-storage customers come from within a 3-mile radius, this will be used as the target area for the benchmark analysis. A third analysis uses the 6.01 square feet per person estimated demand for the Dallas/Fort Worth market from the 2021 Self-Storage Almanac. A fourth benchmark analysis uses the 10.6% residential renter penetration reported in the 2021 Self-Storage Almanac for households on a per unit basis. Following those analyses are 1.5-mile, 3-mile and 5-mile calculations that are focused on the square feet per capita in correlation to the existing market supply and occupancy. (RSF = Rentable Square Feet) Table 1 3-Mile Radius Benchmark Analysis - Population PSF Year 2020 2025 Population 34,090 38,875 Estimated Residential Demand Per RSF 8.0 8.0 Total Residential Demand in Market (RSF)272,720 311,000 Commercial Demand Multiplier 1.20 1.20 Total Demand in Market (RSF)327,264 373,200 Less Total Supply in Market (RSF)(80,797)(80,797) Positive/(Negative) Demand in Market (RSF)246,467 292,403 Equilibrium/Vacancy Factor 90%90% Adjusted Demand in Market (RSF)221,820 263,163 Table 2 3-Mile Radius Benchmark Analysis - Households PSF Year 2020 2025 Households 11,402 12,968 Estimated Residential Demand Per RSF 18.0 18.0 Total Residential Demand in Market (RSF)205,236 233,424 Commercial Demand Multiplier 1.20 1.20 Total Demand in Market (RSF)246,283 280,109 Less Total Supply in Market (RSF)(80,797)(80,797) Positive/(Negative) Demand in Market (RSF)165,486 199,312 Equilibrium/Vacancy Factor 90%90% Adjusted Demand in Market (RSF)148,938 179,381 Market Study Page 63 Table 3 3-Mile Radius Benchmark Analysis - Population PSF (D/FW) Year 2020 2025 Population 34,090 38,875 Estimated Residential Demand Per SF for D/FW* 6.01 6.01 Total Residential Demand in Market (RSF)204,881 233,639 Commercial Demand Multiplier 1.20 1.20 Total Demand in Market (RSF)245,857 280,367 Less Total Supply in Market (RSF)(80,797)(80,797) Positive/(Negative) Demand in Market (RSF)165,060 199,570 Equilibrium/Vacancy Factor 90%90% Adjusted Demand in Market (RSF)148,554 179,613 *2021 Self-Storage Almanac Table 4 3-Mile Radius Benchmark Analysis - Households Units Year 2020 2025 Households 11,402 12,968 Residential Renters Market Penetration*10.6%10.6% Number of Residential Renters at Penetration 1,209 1,375 Units Rented Per Household Factor*1.245 1.245 Total Residential Unit Demand in Market (Units) 1,505 1,711 Commercial Demand Multiplier 1.20 1.20 Total Demand in Market (Units)1,806 2,054 Less Total Supply in Market (Units)(683)(683) Positive/(Negative) Demand in Market (Units)1,123 1,371 Equilibrium/Vacancy Factor 90%90% Adjusted Demand in Market (Units)1,010 1,234 Typical Average Market Unit Size (RSF)125 125 Adjusted Demand in Market (RSF)126,300 154,200 *2021 Self-Storage Almanac Ex i s t i n g I n v e n t o r y ( R S F ) 67 4 , 7 4 9 Ex i s t i n g I n v e n t o r y ( R S F ) 60 7 , 7 6 9 Ne w I n v e n t o r y ( R S F ) - Ex c l u d i n g S u b j e c t P r o p e r t y Ne w I n v e n t o r y ( R S F ) - Ex c l u d i n g S u b j e c t P r o p e r t y To t a l 2 0 2 1 I n v e n t o r y ( R S F ) 67 4 , 7 4 9 To t a l 2 0 2 1 I n v e n t o r y ( R S F ) 60 7 , 7 6 9 Ex i s t i n g I n v e n t o r y ( R S F ) 67 4 , 7 4 9 Ex i s t i n g I n v e n t o r y ( R S F ) 60 7 , 7 6 9 Ap p r o x . A v e r a g e O c c u p a n c y 83 . 6 % On E x i s t i n g I n v e n t o r y Ap p r o x . A v e r a g e O c c u p a n c y 91 . 5 % Ex c l u d i n g N e w L e a s e U p F a c i l i t y Oc c u p i e d S F 56 3 , 9 4 6 Oc c u p i e d S F 55 6 , 3 1 0 1. 5 - M i l e 3- M i l e 5- M i l e 1. 5 - M i l e 3- M i l e 5- M i l e 20 2 0 P o p u l a t i o n 8, 3 1 3 34 , 0 9 0 92 , 1 1 4 20 2 0 P o p u l a t i o n 8, 3 1 3 34 , 0 9 0 92 , 1 1 4 Oc c u p a n c y R e s i d e n t i a l M u l t i p l i e r 67 . 8 4 16 . 5 4 6. 1 2 Oc c u p a n c y R e s i d e n t i a l M u l t i p l i e r 66 . 9 2 16 . 3 2 6. 0 4 20 2 5 P o p u l a t i o n 9, 7 2 0 38 , 8 7 5 10 2 , 2 4 8 20 2 5 P o p u l a t i o n 9, 7 2 0 38 , 8 7 5 10 2 , 2 4 8 X R e s i d e n t i a l M u l t i p l i e r 67 . 8 4 16 . 5 4 6. 1 2 X R e s i d e n t i a l M u l t i p l i e r 66 . 9 2 16 . 3 2 6. 0 4 To t a l R e s i d e n t i a l D e m a n d ( R S F ) 65 9 , 3 9 6 64 3 , 1 0 4 62 5 , 9 8 9 To t a l R e s i d e n t i a l D e m a n d ( R S F ) 65 0 , 4 6 7 63 4 , 3 9 6 61 7 , 5 1 3 X C o m m e r c i a l D e m a n d M u l t i p l i e r 1. 2 0 1. 2 0 1. 2 0 X C o m m e r c i a l D e m a n d M u l t i p l i e r 1. 2 0 1. 2 0 1. 2 0 To t a l D e m a n d ( R S F ) 79 1 , 2 7 5 77 1 , 7 2 4 75 1 , 1 8 7 To t a l D e m a n d ( R S F ) 78 0 , 5 6 1 76 1 , 2 7 5 74 1 , 0 1 6 Le s s T o t a l I n v e n t o r y (6 7 4 , 7 4 9 ) (6 7 4 , 7 4 9 ) (6 7 4 , 7 4 9 ) Le s s T o t a l I n v e n t o r y (6 0 7 , 7 6 9 ) (6 0 7 , 7 6 9 ) (6 0 7 , 7 6 9 ) Ne w D e m a n d ( R S F ) 11 6 , 5 2 6 96 , 9 7 5 76 , 4 3 8 Ad j u s t e d D e m a n d ( R S F ) 17 2 , 7 9 2 15 3 , 5 0 6 13 3 , 2 4 7 Le s s C o m p 7 L e a s e U p S F t o 9 0 % (5 2 , 6 4 6 ) (5 2 , 6 4 6 ) (5 2 , 6 4 6 ) Ne w D e m a n d ( R S F ) 12 0 , 1 4 6 10 0 , 8 6 0 80 , 6 0 1 Co l u m n s m a y n o t t o t a l d u e t o r o u n d i n g . 1. 5 - , 3 - a n d 5 - M i l e S e l f S t o r a g e D e m a n d A n a l y s i s 1. 5 - , 3 - a n d 5 - M i l e S e l f S t o r a g e D e m a n d A n a l y s i s Co m p N o . 7 ha s 6 6 , 9 8 0 RS F an d h a s 7 , 6 3 6 o c c u p i e d SF (1 1 % ) . 90 % o c c u p a n c y eq u a t e s t o 6 0 , 8 2 0 R S F , s o 5 2 , 6 4 6 R S F r e m a i n s f o r l e a s e u p . (A l l 5 - M i l e C o m p e t i t i o n I n c l u d e d ) (E x c l u d e s C o m p N o . 7 I n L e a s e U p ) Ta b l e 5 Ta b l e 6 Market Study Page 64 Market Study Page 65 The benchmark analyses in Tables 1 to 4 indicate a demand for the 3-mile target area from approximately 125,000 SF to 263,000 SF, but Tables 2 to 4 narrow this range from approximately 125,000 SF to 180,000 SF. Tables 5 and 6 use market extracted rates, supply and occupancy, and suggest the following ranges for the potential market demand for each target market radius: Tables 5 & 6 1.5-Mile 3-Mile 5-Mile SF Demanded 116,526 to 120,146 96,975 to 100,860 76,438 to 80,601 Demand Conclusion The preliminary plans indicate the storage area of the subject’s Storage/Restaurant building will comprise 90,080 gross square feet, but no current unit mix is available. As the competitive property survey supports and discussions with a local developer confirmed, a rentable area ratio equal to 74% is reasonable for this analysis. This equates to an estimated rentable area as follows: Subject Property - Estimated Rentable Square Feet 90,080 GSF X 74% = 66,659 RSF, rounded to 66,660 RSF While all of the analyses up to 3 miles support the demand for the proposed facility, the above 5-mile analysis and the additional competition just beyond the 5-mile radius suggest the lower end of the benchmark analyses should be given the most consideration. As such, this potential demand analysis suggests that there is adequate demand for additional self-storage units, but probably only one or two facilities. Accordingly, these projections and the subject’s good visibility from SH-114 with high traffic counts in an expanding submarket for both residential and commercial with a very high average household income support that there is currently adequate potential market demand for the planned storage facility on the subject property. Market Study Page 66 ASSUMPTIONS AND LIMITING CONDITIONS: 1. The information furnished by others is believed to be reliable. However, no warranty is given for its accuracy. 2. It is assumed that the self-storage use would be an allowed use on the subject property and no special licenses or permits would impact the demand for the use. 3. Any sketch in this report may show approximate dimensions and is not included to assist the reader in visualizing the property. Maps and exhibits found in this report are provided for reader reference purposes only. No guarantee as to accuracy is expressed or implied unless otherwise stated in this report. 4. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described and that there is no encroachment or trespass unless otherwise stated in this report. 5. It is assumed that the subject property is free from any hazardous waste and/or toxic materials and there are no negative influences impacting the site. 6. It is assumed any proposed project will be constructed to meet the Americans with Disabilities Act and the design will not negatively impact demand or absorption. 7. Any proposed improvements, repairs or modifications are assumed to be completed in a good workmanlike manner. 8. Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the consultant, and in any event, only with proper written qualification and only in its entirety. 9. Neither all nor any part of the contents of this report (especially any conclusions, the identity of the consultant, or the firm with which the consultant is connected) shall be disseminated to the public through advertising, public relations, news sales or other media without prior written consent and approval of the consultant. 10. The consultant herein by reason of this report is not required to give further consultation, testimony or be in attendance in court with reference to the property in question unless arrangements have been previously made, including just compensation. 11. The liability of Mainland Valuation Services, Inc. and its employees or contractors is limited to the fee collected for preparation of the report. There is no accountability or liability to any third party. 12. Any reference within the report to I, we, consultant or consultants is to be the one and same as the signing individual or individuals of this report. Market Study Page 67 Extraordinary Assumptions and/or Hypothetical Conditions: Extraordinary assumptions presume uncertain information to be factual. If found to be false these assumptions could alter the consultant's opinions or conclusions. Hypothetical conditions are contrary to what exists, but the conditions are asserted by the consultant for the purposes of analysis. No hypothetical conditions were utilized. The use of any hypothetical condition or extraordinary assumption may impact the conclusions derived within the report. Should the actual facts of an assumption be materially different from the estimates herein, the consultant reserves the right to modify this report (upon just compensation). 13. The demand conclusion assumes stable market conditions. The forecasts, projections, or operating estimates contained herein are based on current market conditions, anticipated short-term supply and demand factors, and a stable economy unless otherwise noted in the report. These forecasts are therefore subject to changes with future conditions. 14. Financial and real estate markets are in a state of uncertainty because of the Novel Coronavirus/COVID-19 pandemic. The outbreak of COVID-19 has been a rapidly evolving situation and the effects on the real estate market are currently unclear. As such, it is impossible to predict the effects on a near-term and/or long-term basis. The opinions and conclusions in this report are based on our interpretation of market conditions as well as their effect on the subject's demand as of the date of report. However, the impact on demand within rapidly changing market conditions cannot be fully quantified at this time. Therefore, the conclusions within this report are based on the most current information available to the consultant as of the date of report and is subject to change as the situation continues to evolve. 15. The intended users of this report should be aware of the uncertainty regarding market conditions and its potential impact on the subject's demand as of the effective date of the report. 16. 90,080 gross square feet was identified on the preliminary plans for the subject’s self- storage. A rentable area ratio of approximately 74%, or 66,660 rentable square feet, was assumed herein. Should the actual building areas be materially different from the estimates herein, the consultant reserves the right to modify this report (upon just compensation). 17. It is assumed that the contemplated uses, density and design of the project are or will be allowed and consistent with the zoning and permitting requirements. Should the actual requirements be materially different from the assumption herein, the consultant reserves the right to modify this report (upon just compensation). 18. No unit mix for the proposed self-storage has been made available, and it is beyond the scope of this report to analyze the potential unit mix. It is assumed the unit mix will be consistent with market demand and optimize the building efficiency and absorption. Should the actual unit mix be materially different from the assumption herein, the consultant reserves the right to modify this report (upon just compensation). Market Study Page 68 19. While every attempt was made to provide the highest level of accuracy and reliability, it must be recognized that the report relies heavily on written and verbal information as provided by others. In some cases these sources are competitors who may have a vested interest in skewing the data. Also, the municipalities have been contacted and interviewed, in person, by phone or online, to determine possible projects that are in plain view, submission, pending approval, or have been approved. The consultant also physically drove the area and reviewed online maps and reports to identify the competition within the defined radius. It is assumed the provided information within the report is reliable and there is no additional competition within the defined radius rings. Should any added or updated information be materially different from the assumption herein, the consultant reserves the right to modify this report (upon just compensation). Market Study Page 69 CERTIFICATION It is hereby stated that, to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions and conclusions. I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. I have not provided any real property services for this property within the past three years. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined demand or direction in demand that favors the cause of the client, the amount of the demand conclusion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this report. My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute. My analyses, opinions, and conclusions were not developed, and this report was not prepared, in conformity with the requirements of the Uniform Standards of Professional Appraisal Practice, but USPAP was used as a guideline. I have made a personal inspection of the property that is the subject of this report. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. As of the date of this report, John A. Gans, MAI has completed the continuing education program for Designated Members of the Appraisal Institute. John A. Gans, MAI Market Study ADDENDA QUALIFICATIONS JOHN A. GANS, MAI 1. STATE CERTIFICATION: State of Texas Certified General Real Estate Appraiser (TX-1323087-G) 2. EDUCATION: Master in Business Administration, University of Kansas, 1982 Bachelor of Science in Journalism, University of Kansas, 1980 Real Estate Courses: CCIM 101: Fundamentals of Real Estate Investments and Taxation. Condemnation Process & Appraising and Mock Trial - Appraisal Institute Fundamentals of Separating Real Property, Personal Property, and Intangible Business Assets - Appraisal Institute (SBA Going Concern Registry) State of Texas: Course 303: Principles and Introduction to Real Estate, Commercial College Real Estate Institute, Dallas, Texas Course 1030: Real Estate Finance, Commercial College Real Estate Institute, Dallas, Texas Course 1230: Commercial and Income Property Brokerage, Commercial College Real Estate Institute, Dallas, Texas Fair Housing Law, Commercial College Real Estate Institute, Dallas, Texas Real Estate Law, Baylor University, Waco, Texas Real Property Management, Baylor University, Waco, Texas Numerous on-going continuing education courses and seminars Appraisal Institute (American Institute of Real Estate Appraisers): Course 1A-1: Real Estate Appraisal Principals Course 1A-2: Basic Valuation Procedures Course 1B-A: Capitalization Theory and Techniques, Part A Course 1B-B: Capitalization Theory and Techniques, Part B Course SPP: Standards of Professional Practice Course 2-1: Case Studies in Real Estate Valuation Course 2-2: Report Writing and Valuation Analysis Numerous on-going continuing education courses and seminars 3. PROFESSIONAL LICENSES: Real Estate Broker License, State of Texas Securities Licenses: Series 22, NASD Direct Participation Programs (Inactive) Series 63, Uniform Securities Agent (National Uniform Blue Sky) (Inactive) 4. EXPERIENCE: 5/01 to Present Independent Commercial Real Estate Appraiser, Mainland Valuation Services, Dallas, Texas 10/95 to Present Real Estate Brokerage & Consulting, MVS Real Property Services, Dallas, Texas 10/95 to 5/01 V.P. of Finance/Marketing/Real Estate., AMS, Pilot Point, Texas 12/92 to 10/95 Commercial Real Estate Appraiser, Mainland Valuation Services, Lawrence, Kansas 7/87 to 12/92 Commercial Real Estate Appraiser, Kevin K. Nunnink & Associates, Westwood, Kansas 3/86 to 7/87 Served as Treasurer of G.B. Investments, Inc., organized partnerships to develop income properties. 7/84 to 3/86 Assistant to Vice President and Real Estate Sales Assoc. for Grunnah/Swanson Real Property Co., Dallas, TX. 1/82 to 7/84 Marketing Representative for IBM, Kansas City, Missouri. 5. ASSOCIATION MEMBERSHIPS: Member, Appraisal Institute (MAI) No. 9043 National Association of Realtors Texas Association of Realtors North Texas Commercial Association of Realtors Phi Delta Theta Fraternity - Kansas Alpha APPRAISAL ASSIGNMENTS (Representative Sample): Multiple Target Stores - Various Cities, USA Multiple Net Lease and GSA Properties - Various Cities, USA Presidential Towers, Chicago, IL Miramar Metroplex Mixed Use Development, San Diego, California 42 Circle K Convenience Stores, Various Cities, USA 32 Wal-Mart Stores, Various Cities, USA River Market Redevelopment, Kansas City, Missouri Shoprite Shopping Centers, Various Cities in Upstate New York Proposed 500 Coventry Office Building, Crystal Lake, Illinois Frisco Boat & RV Storage, Frisco, Texas Tower Self Storage, Fate, Texas AA Assured Self Storage, Wylie, Texas Royal Self Storage, Prosper, Texas CityPark at Golden Triangle Apartments, Fort Worth, Texas Three Lakes Apartments, Overland Park, Kansas Rosehill Pointe Apartments, Lenexa, Kansas Austin Marriott Hotel, Austin, Texas Continental Manufacturing Building, Hazelwood, Missouri 500 acre Shawnee Mission Park Expansion, Johnson County, Kansas Proposed Heritage Oaks Nursing Home, Lake Jackson, Texas Numerous Existing Nursing Homes in the State of Texas Three Kansas City Star & Times Industrial Buildings, Kansas City, Missouri Multiple El Fenix Restaurants - DF/W Metropolitan Area QuickNClean Car Wash - Carrollton, TX SUBJECT PHOTOGRAPHS Looking north from the intersection of Aragon Drive and Tarragona Drive at the eastern/self-storage portion of the site Looking southeast from near the northwest corner of the site Aragon Drive on the right Looking easterly along SH-114 Subject is on the right Looking westerly along SH-114 Subject is on the left TW 619.74BW 612.00 TW 621.00 BW 616.00 TW 621.00BW 616.00 TW 621.00BW 616.00 TW 621.00BW 616.00 TW 621.00 BW 616.00 TW 622.00BW 616.00 BW 616.00 BW 616.00 TW 631.78 BW 619.78 TW 621.00 TW 621.00 BW 616.00TW622.75 TW 621.00 TW 621.00 BW 616.00 TW 622.08 TW 631.78BW 619.98 TW 631.78 BW 620.20 TW 621.00BW 616.00 TC=637.01 TC=636.25 TC=636.25 TC=637.01 TC=634.97 TC=632.79 TC=632.16 TC=631.57 TC=630.23 TC=628.86TC=629.09 TC=629.48 TC=630.20 TC=637.87 TC=637.87 TC=632.87 TC=631.98 TC=629.98 TC=629.66 TC=629.31 TC=629.09 TC=628.75 TC=627.36 TC=625.27 TC=628.45 TC=625.02 TC=624.15 TC=TW 624.15 BW 621.18 TC=623.39 TC=622.40 TC=623.58 TC=624.10 TC=622.40 TC=623.39 TC=634.68 TC=632.79 TC=632.16 TC=631.57 TC=629.47 TP=634.23 TP=628.61 628.61 TP=628.95 TP=628.73 TP=633.69 TC=637.78 TP=628.33 TW 621.00 BW 616.00 TW 621.00BW 616.00 TW 621.00 BW 616.00 TC=623.36 TC=623.36 TP=623.24 TC=624.32 LIP=622.00 TW 621.00BW 616.00 TW 621.00BW 616.00 TW 619.74BW 612.00 BW 619.78 TW 621.00 BW 616.00 TW 619.74 BW 612.00 TW 631.78BW 620.20 TP=633.20 TW 621.00 BW 616.00 TC=622.25 TC=622.13 TC=631.00 TC=630.75 TC=628.09 TP=627.85 TP=628.15 TC=629.00 FL=615.00 TW 622.75 BW 616.00 TW 622.80 TW 622.50 BW 616.00 TW 622.65BW 616.00 BW 616.00 TW 622.78TW622.78 BW 616.00 TP 622.85 TW 622.78 BW 616.00 TC=623.13 TC=624.40 TC=623.89 EC=622.89 EC=623.34 EC=623.82 EC=624.02 EC=624.17 EC=621.34 EC=621.43 EC=621.52 EC=621.53 EC=621.53 EC=622.28 6 4 1 6 4 2 6 4 3 6 4 4 6 4 6 647 648 649 651 652 654 65 6 6 5 8 6 5 7 659 661 662 664 663 666 631 6 3 1 632 634 636 633 637 643 642 641 639 638 637 634 659 6 5 8 6 5 7 6 5 6 6 5 4 6 5 3 6 5 2 6 5 1 6 4 9 6 4 8 6 4 7 6 4 6 6 4 4 643 642 641 639 638 637 636 650 6 4 5 6 4 0 650 655 6 6 5 6 6 0 6 5 5 6 5 0 6 4 5 6 4 0 6 4 5 660 6 5 5 6 5 0 6 4 5 640 655 650 630 635 6 3 1 631 630631632 633 634 635 636 637 642 WV WV WV SSMH SSMH TR 6 AE 2230 4588 TR 7 CEA 2231 4589 TR 11 CEA 2252 4590 TR 7 CEA 2418 4601 TR 7.5 CEA 2420 4602 TR 6.5 CEA 2414 4603 TR 7 CEA 2410 4604 TR 12.5 COTT 2413 4606 TR 6.5 CEA 2422 4607 TR 7 CEA 2423 4608 TR 12 OAK 4251 4701 BO VLV BO VLV W WMH PR3080 PR3080PR3080 PR3080 V E XIS T T R A S E W E R AV S T A T E H W Y 1 14 V O L. 222, P G. 176 D.R.T.C.T. WATER LINE MARKER E XIS T 3 0" W A T E R LIN E (S O U T H L A K E) 3 1 2 4 5 4 :1 M A X 4 : 1 M A X C B PROP RETAINING WALL PROP RETAINING WALL PROP RETAINING WALL END TRAFFIC RAIL FF 632.0 4 0,0 5 0 S F R E T A IL P A D S I T E S TR 6.5 CEA 2229 4587 TR 13.5 AE 2409 4605 TR 6.5 CEA 2408 4609 TR 8.5 CEA 2424 4610 TR 13 CEA 2421 4611 DN DN ARAGON T A R R A G O N A 24' FIRE LANE STORAGE / RESTAURANT RETAIL AREA A RETAIL AREA B RETAIL AREA C ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P000 SITE PLAN 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE 1" = 60'-0"REF: 1 / P0061SITE PLAN UP P0062 P006 P006 P006 1 3 4123456 7 8 9 10 B E A 11 C SHOP 1 101 SHOP 2 102 SHOP 3 103 SHOP 4 104 SHOP 5 105 SHOP 6 106 SHOP 7 107 SHOP 8 108 SHOP 9 109 SHOP 10 110 SHOP 11 111 SHOP 12 112 RETAIL CORNER 113 SHOP 13 114 SHOP 14 115 SHOP 15 116 SHOP 16 117 SHOP 17 118 SHOP 18 119 SHOP 19 120 SHOP 20 121 SHOP 21 122 SHOP 22 123 SHOP 23 124 SHOP 24 125 SHOP 25 126 DRIVE 127 28' - 0"28' - 0"28' - 0"28' - 0"22' - 0 1/4"28' - 0"28' - 0"28' - 0"28' - 0"15' - 6" 30 ' - 1 " 24 ' - 0 " 38 ' - 0 " 92 ' - 7 " 55' - 0 1/4"206' - 0 3/8" 1' - 6" 1' - 6"25' - 0"3' - 0"25' - 0"3' - 0"25' - 0"3' - 0"25' - 0"3' - 0"5' - 6" 15' - 9 5/8"25' - 8 5/8" 3' - 0"25' - 0"3' - 0"25' - 0"3' - 0" 3' - 6" 18' - 0" 3' - 6"1' - 0" 10' - 0" 3' - 0" 10' - 0" 1' - 0" T A R R A G O N A ARAGON ELEV 002 ELEV 001 ELEV LOBBY 000 STAIR #1 01 FIRE RISER 128 STAIR #2 02 ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P001 PRESENTATION PLAN - LEVEL 01 - STORAGE 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE 1/16" = 1'-0" REF: 1 / P006 2 GROUND LEVEL - STORAGE LOWER LEVEL : 22,520 SQ. FT. SECOND FLOOR : 22,520 SQ. FT. THIRD FLOOR : 22,520 SQ. FT. FOURTH FLOOR : 22,520 SQ. FT. FIFTH FLOOR : 3,940 SQ. FT. RESTAURANT TOTAL GROSS AREA : 94,020 SQ. FT. COVERED PATIO, FIFTH FLOOR : 1,765 SQ. FT. MECHANICAL YARD, FIFTH FLOOR: 7,820 SQ. FT. PATIO AREA FIFTH FLOOR: 5,165 SQ. FT. SITE AREA FOR STORAGE/RESTAURANT: 30,944 SQ. FT. (0.71 ACRES) 52 PARKING SPOTS FOR ENTIRE BLOCK C DN UP DN P0062 P006 P006 P006 1 3 4123456 7 8 9 10 B E A 11 C 27' - 0"18' - 0" 18 ' - 0 " 27' - 0" 28' - 0"28' - 0"28' - 0"28' - 0"22' - 0 1/4"28' - 0"28' - 0"28' - 0"28' - 0"15' - 6" 30 ' - 1 " 24 ' - 0 " 38 ' - 0 " STAIR 03 ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P002 PRESENTATION PLAN - LEVEL 02 - STORAGE 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE 1/16" = 1'-0" REF: 1 / P006 2 FLOOR PLAN - LEVEL 02 - STORAGE DN UP P0062 P006 P006 P006 1 3 4123456 7 8 9 10 B E A 11 C LEVEL 3 300 ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P003 PRESENTATION PLAN - LEVEL 03 - STORAGE 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE 1/16" = 1'-0" REF: 1 / P006 1 LEVEL 3 STRG DN UP P0062 P006 P006 P006 1 3 4123456 7 8 9 10 B E A 11 C LEVEL 4 400 ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P004 PRESENTATION PLAN - LEVEL 04 - STORAGE 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE 1/16" = 1'-0" REF: 1 / P006 1 LEVEL 4 STRG DN DN P0062 P006 P006 P006 1 3 4123456 7 8 9 10 B E A 11 C P0071 RESAURANT / BAR 500 P007 2 MECHANICAL EQUIPMENT YARD - COVERED PATIO 501 ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P005 PRESENTATION PLAN - LEVEL 05 - RESTAURANT 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE 1/16" = 1'-0" REF: 1 / P006 1 LEVEL 5 STRG GROUND LEVEL 638' -0" LEVEL 2 STRG 649' -0" LEVEL 3 STRG 660' -0" LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF CAST STONE MISSION BARREL TILE ROOF WROUGHT IRON RAILING WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY MISSION BARREL TILE ROOF WROUGHT IRON RAILING ROUGH STONE ARCH PER ENTRADA DESIGN GUIDELINES EXTERIOR STONE FINISH OVERHEAD COILING DOOR TO MATCH COLOR PER ENTRADA GUIDELINES DECORATIVE CAST STONE PARAPET CAP DECORATIVE WROUGHT IRON TOWER ELEMENT DECORATIVE WROUGHT IRON TOWER ELEMENT EXIT STAIRWELL FROM LEVEL 2-5 SCREENED MECHANICAL YARD GROUND LEVEL 638' -0" LEVEL 2 STRG 649' -0" LEVEL 3 STRG 660' -0" LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF DECORATIVE CAST STONE OVERHEAD COILING DOOR PER ENTRADA GUIDELINES MISSION BARREL TILE ROOF FULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINES MISSION BARREL TILE ROOF WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON RAILING DECORATIVE WROUGHT IRON TOWER ELEMENT DECORATIVE WROUGHT IRON TOWER ELEMENT MISSION BARREL TILE ROOF GROUND LEVEL 638' -0" LEVEL 2 STRG 649' -0" LEVEL 3 STRG 660' -0" LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF DECORATIVE CAST STONE WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY DECORATIVE CAST STONE PARAPET CAP DECORATIVE WROUGHT IRON TOWER ELEMENT EXIT STAIRWELL FROM LEVEL 2-5 DECORATIVE CAST STONE WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY SCREENED MECHANICAL YARD GROUND LEVEL 638' -0" LEVEL 2 STRG 649' -0" LEVEL 3 STRG 660' -0" LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF MISSION BARREL TILE ROOF WROUGHT IRON RAILING WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY MISSION BARREL TILE ROOF WROUGHT IRON RAILING ROUGH STONE ARCH PER ENTRADA DESIGN GUIDELINES EXTERIOR STONE FINISHOVERHEAD COILING DOOR PER ENTRADA GUIDELINES DECORATIVE CAST STONE PARAPET CAP FULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINES DECORATIVE WROUGHT IRON TOWER ELEMENT DECORATIVE WROUGHT IRON TOWER ELEMENT DECORATIVE WROUGHT IRON TOWER ELEMENT MISSION BARREL TILE ROOF ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P006 PRESENTATION ELEVATIONS - STORAGE/RESTAURANT 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C 1/16" = 1'-0" REF: 1 / A100 1 STORAGE - NORTH 1/16" = 1'-0" REF: 1 / A100 2 STORAGE - EAST 1/16" = 1'-0" REF: 1 / A100 3 STORAGE - WEST 1/16" = 1'-0" REF: 1 / A100 4 STORAGE - SOUTH NO.DESCRIPTION DATE LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" FULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINES MISSION BARREL TILE ROOF WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY DECORATIVE WROUGHT IRON TOWER ELEMENT STONE PLANTER WROUGHT IRON RAILING FULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINES ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P007 PRESENTATION ELEVATIONS - RESTAURANT/ AXO 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE 1/16" = 1'-0" REF: 1 / A111 1 LEVEL 5 - RESTAURANT 1/16" = 1'-0" REF: 1 / A111 2 LEVEL 5 - RESTAURANT FOUNTAIN AREA 3 AXO - STORAGE 4 AXO-STORAGE ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P012 RENDERINGS 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE COLORED ELEVATION FROM LOWER LEVEL COLORED ELEVATION FROM UPPER LEVEL STORAGE / RESTAURANT ELEVATION AT ARAGON RETAIL ELEVATION LOWER LEVEL AT TARRAGONA ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P014 RENDERINGS 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE UPPER LEVEL AT STORAGE VIEW TOWARDS RETAIL UPPER LEVEL VIEW AT STORAGE / RESTAURANT STORAGE / RESTAURANT ELEVATION AT ARAGON AERIAL VIEW ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P015 RENDERINGS 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE VIEW FROM LEVEL 4 TOWARDS RETAIL LOCATED ON TARRAGONA AERIAL VIEW LOWER LEVEL VIEW AT TARRAGONA TOWARDS STORAGE / RESTAURANT LOWER LEVEL VIEW TOWARDS STORAGE / RESTAURANT ISSUE LOG PROJECT NO: ISSUED FOR: DRAWN BY: DATE: 4700 WESTGROVE DRIVE, STE 200 ADDISON, TX 75001 PHONE 469-857-3151 Bush ARCHITECTS © BUSH ARCHITECTS, LLC - 2019 NOT FOR CONSTRUCTION P016 RENDERINGS 20-085 Checker 09/21/2020 Review EN T R A D A B L O C K C TO W N O F W E S T L A K E T A R R A N T C O U N T Y , T E X A S EN T R A D A B L O C K C NO.DESCRIPTION DATE UPPER LEVEL VIEW TOWARDS RETAIL, STORAGE / RESTAURANT UPPER LEVEL VIEW TOWARDS RETAIL, STORAGE / RESTAURANT UPPER LEVEL VIEW TOWARDS RETAIL, STORAGE / RESTAURANT AERIAL VIEW MAINLAND VALUATION SERVICES. INC. Real Estate Appraisers & Consultants December 17,2020 Mr. Michael Beaty Mooreland Development 4516 Lovers Lane 350 Dallas, TX 75225 Reference: Self Storage Market Study Assignment 2.232 Acres of Land 56 to 64 Tarragona Drive Block C, Lots 1 & 2 at Westlake Entrada Town ofWestlake, Tarrant County, Texas Dear Mr. Beaty: Thank you, on behalf of Mainland Valuation Services, Inc., for the opportunity to fulfill your analysis needs. Pursuant to our discussions, this letter will serve as our proposal and, upon your acceptance, our letter of engagement to conduct a review of the marketplace to determine the demand for a self storage facility on the above-referenced property. It is our understanding that the above listed entity is the client of this assignment. We have been advised that the purpose of the assignment is to provide a basis for internal planning. Based on this understanding, our firm will provide an overview of the marketplace, subject submarket and analyze the potential demand for additional self storage units. As a self storage use is being contemplated for a planned development zoning application, this analysis will not address unit mixes or specific potential land-plans for the site in relation to zoning requirements and will focus on the overall demand for the use. Accordingly, no associated potential revenue streams or valuations will be analyzed. We intend to complete the consulting assignment within three to four weeks from commencement of the engagement; however, the client recognizes the potential delays that may occur because of the holidays and COVID-19. We will provide a PDF copy of the report. Hard copies of the report are available at $25.00 per copy. The fee for this assignment is $5,500.00 and is due upon delivery of the report. In addition to said professional fee for this assignment, you agree to compensate our firm at a rate of $250 per hour for any time expended by us should we be required (by subpoena or otherwise) or requested by you or your representative to become involved in any litigation or legal proceeding in any way involving this engagement, the appraisal work produced, or the property which is the subject of this assignment. You also agree to pay on demand all expenses in connection with any related litigation of legal proceedings to which we are not a party. 2921 MOSS CREEK CT McKINNEY, TX 75072 972-741-7264 FAX 972-767-0201 Mr. Beaty Page 2 Commencement of the engagement shall occur upon delivery of your written authorization. Additionally, should you agree to tenninate the assignment at any point during the analysis, Mainland Valuation Services, Inc. shall be entitled to compensation based upon a pro-rata share of time and expenses incurred. If the terms of this contract are acceptable, please sign and return one executed copy of this agreement as soon as possible. Thank you for this opportunity to be of service. We look forward to working with you. Respectfully submitted, MAINLAND VALUATION SERVICES, INC. ^^^j^-- John A. Gans, MAI Printed: f-^^U^^.^^^y Date:. ^»z-?. LZ. c^- For: ^A ^&<A.AV<r r/T>^^ /^^/^/-v^ /^^^ BG E , I N C . 2595 Dallas Pkwy., Suite 101, Frisco, TX 75034 BGE, Inc. TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Entrada Zoning Amendment - Exhibit "C" T T SG C2 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY C32595 Dallas Parkway, Suite 101, Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 □ □ □ □ BGE, Inc. 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY TOWN OF WESTLAKE GENERAL NOTES WATER NOTES: SANITARY SEWER NOTES: ’ STORM DRAIN NOTES: ” ” GENERAL NOTES ’ “” GRADING NOTES: PAVING NOTES: ’ 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY C4 C5 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY □ □ □ □ A1 0.86 5.59 OS5 1.13 3.65 OS2 1.24 10.33 OS4 0.28 2.46 OS3 0.35 3.07 OS1 1.03 3.33 C6 P3 3.51 32.5 □ □ □ □ 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY C7 □ □ □ □ 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY C8 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY □ □ □ □ C9 □ □ □ □ 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY C10 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY □ □ □ □ C11 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY C12 2595 Dallas Parkway, Suite 101 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 Contact: Jason Frey Tel: 972-464-4821 BL O C K C - L O T 1 AT W E S T L A K E E N T R A D A BE I N G 3 . 1 0 8 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . BL O C K C L O T 1 PD S I T E P L A N P A C K A G E PD SITE PLAN PACKAGE NOT TO USE FOR CONSTRUCTION. OWNER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY DEVELOPER: AMR WESTLAKE VILLAS, LLC 200 CRESCENT COURT #180 DALLAS, TX 75201 CONTACT : MICHAEL BEATY □ □ □ □ TW 621.00 TW 631.78BW 619.98 TC=637.01 TC=636.25 TC=636.25 TC=637.01 TC=634.97 TC=632.79 TC=632.16 TC=631.57 TC=630.23 TC=628.86TC=629.09 TC=629.09 TC=628.75 TC=627.36 TC=625.27 TC=628.45 TC=625.02 TC=624.15 TC=TW 624.15 TC=634.68 TC=632.79 TC=632.16 TC=631.57 TC=629.47 TP=634.23 TP=628.61 628.61 TP=628.95 TP=628.33 TW 621.00 BW 616.00 TC=623.36 TC=623.36 TP=623.24 TC=624.32 LIP=622.00 TW 631.78BW 620.20 TC=628.09 TP=627.85 TC=629.00 6 4 1 6 4 2 6 4 3 6 4 4 6 4 6 647 648 649 651 652 654 6 5 6 6 5 8 6 5 7 6 5 9 6 6 1 662 664 663 631 6 3 1 632 634 636 633 63 7 6 5 0 6 4 5 6 4 0 650 655 635 WV WV WV SSMH TR 6 AE 2230 4588 TR 7 CEA 2231 4589 TR 11 CEA 2252 4590 TR 7 CEA 2418 4601 TR 7.5 CEA 2420 4602 TR 6.5 CEA 2414 4603 TR 7 CEA 2410 4604 TR 12.5 COTT 2413 4606 TR 6.5 CEA 2422 4607 TR 7 CEA 2423 4608 BO VLV BO VLV W WMH PR3080 PR3080 PR3080 S T A T E H W Y 1 1 4 V O L. 222, P G. 176 D.R.T.C.T. WATER LINE MARKER B END TRAFFIC RAIL TR 6.5 CEA 2229 4587 TR 13.5 AE 2409 4605 TR 6.5 CEA 2408 4609 TR 8.5 CEA 2424 4610 TR 13 CEA 2421 4611 DN ARAGON T A R R A G O N A 24' FIRE LANE STORAGE / RESTAURANT Bush ARCHITECTS ENTRADA BLOCK C RESIDENTIAL REPOSITORY 02/09/20211" = 40'-0"REF: 1 / P0071SITE PLAN UPPER LEVEL VIEW AT RESIDENTIAL REPOSITORY / RESTAURANT AERIAL VIEW RESIDENTIAL REPOSITORY / RESTAURANT UP P0072 P007 P007 P007 1 3 4123456 7 8 9 10 B E A 11 C PR008 2 SHOP 1 101 SHOP 2 102 SHOP 3 103 SHOP 4 104 SHOP 5 105 SHOP 6 106 SHOP 7 107 SHOP 8 108 SHOP 9 109 SHOP 10 110 SHOP 11 111 SHOP 12 112 RETAIL CORNER 113 SHOP 13 114 SHOP 14 115 SHOP 15 116 SHOP 16 117 SHOP 17 118 SHOP 18 119 SHOP 19 120 SHOP 20 121 SHOP 21 122 SHOP 22 123 SHOP 23 124 SHOP 24 125 SHOP 25 126 DRIVE 127 28' - 0"28' - 0"28' - 0"28' - 0"22' - 0 1/4"28' - 0"28' - 0"28' - 0"28' - 0"15' - 6" 30 ' - 1 " 24 ' - 0 " 38 ' - 0 " 92 ' - 7 " 55' - 0 1/4"206' - 0 3/8" 1' - 6" 1' - 6"25' - 0"3' - 0"25' - 0"3' - 0"25' - 0"3' - 0"25' - 0"3' - 0"5' - 6" 15' - 9 5/8"25' - 8 5/8" 3' - 0"25' - 0"3' - 0"25' - 0"3' - 0" 3' - 6" 18' - 0" 3' - 6"25' - 0" T A R R A G O N A ARAGON ELEV 002 ELEV 001 ELEV LOBBY 000 STAIR #1 01 FIRE RISER 128 STAIR #2 02 4 6' - 1 0" 24' WIDE FIRE LANE, 100' OF THE FUTURE FIRE LANE TO ACCESS PAD MID-POINT FIRE HOSE DROP 85' - 0"150' - 0" - - DROP-OFF AREAS, LOCATED IN FRONT OF GARAGE DOOR ENTRANCE, TYPICAL ON ARAGON. DROP-OFF AREAS NOT TO IMPEDE ONTO FIRE LANE. REPOSITORY DUMPSTER LOCATION MONUMENT WAYFINDING R 30' - 8"R 30' - 0" R 3 0 ' - 0 " APPROVED FIRE LANE NOT TO EXCEED 10% GRADE - - - --- Bush ARCHITECTS ENTRADA BLOCK C RESIDENTIAL REPOSITORY 02/09/2021 1/16" = 1'-0" REF: 1 / P007 2 GROUND LEVEL - STORAGE LOWER LEVEL : 22,520 SQ. FT. SECOND FLOOR : 22,520 SQ. FT. THIRD FLOOR : 22,520 SQ. FT. FOURTH FLOOR : 22,520 SQ. FT. FIFTH FLOOR : 3,940 SQ. FT. RESTAURANT TOTAL GROSS AREA : 94,020 SQ. FT. COVERED PATIO, FIFTH FLOOR : 1,765 SQ. FT. MECHANICAL YARD, FIFTH FLOOR: 7,820 SQ. FT. PATIO AREA FIFTH FLOOR: 5,165 SQ. FT. SITE AREA FOR STORAGE/RESTAURANT: 30,944 SQ. FT. (0.71 ACRES) DN UP DN P0072 P007 P007 P007 1 3 4123456 7 8 9 10 B E A 11 C 27' - 0"18' - 0" 18 ' - 0 " 3 SPACES AT 9' X 18' 27' - 0" 28' - 0"28' - 0"28' - 0"28' - 0"22' - 0 1/4"28' - 0"28' - 0"28' - 0"28' - 0"15' - 6" 30 ' - 1 " 24 ' - 0 " 38 ' - 0 " STAIR 03 4 6' - 1 0" 85' - 0"150' - 0" MID-POINT FIRE HOSE DROP DROP-OFF AREA, LOCATED IN FRONT OF ENTRANCE GARAGE DOOR. DROP-OFF AREA NOT TO IMPEDE ON FIRE LANE. 5 SPACES AT 9' X 18' 45' - 0" 18 ' - 0 " 24' WIDE FIRE LANE, 100' OF THE FUTURE FIRE LANE TO ACCESS PAD APPROVED FIRE LANE NOT TO EXCEED 10% GRADE - - - --- Bush ARCHITECTS ENTRADA BLOCK C RESIDENTIAL REPOSITORY 02/09/2021 1/16" = 1'-0" REF: 1 / P007 2 FLOOR PLAN - LEVEL 02 - STORAGE DN UP P0072 P007 P007 P007 1 3 4123456 7 8 9 10 B E A 11 C LEVEL 3 300 - - - - - --- Bush ARCHITECTS ENTRADA BLOCK C RESIDENTIAL REPOSITORY 02/09/2021 1/16" = 1'-0" REF: 1 / P007 1 LEVEL 3 STRG DN UP P0072 P007 P007 P007 1 3 4123456 7 8 9 10 B E A 11 C LEVEL 4 400 - - - - - --- Bush ARCHITECTS ENTRADA BLOCK C RESIDENTIAL REPOSITORY 02/09/2021 1/16" = 1'-0" REF: 1 / P007 1 LEVEL 4 STRG DN DN P0072 P007 P007 P007 1 3 4123456 7 8 9 10 B E A 11 C P0081 RESAURANT / BAR 500 P008 2 MECHANICAL EQUIPMENT YARD - COVERED PATIO 501 - - - - - --- Bush ARCHITECTS ENTRADA BLOCK C RESIDENTIAL REPOSITORY 02/09/2021 1/16" = 1'-0" REF: 1 / P007 1 LEVEL 5 STRG DN P0072 P007 P007 P007 1 3 4123456 7 8 9 10 B E A 11 C P0081 PR008 2 P008 2 4" / 1'-0"4" / 1'-0" 4" / 1 ' - 0 " 4" / 1 ' - 0 " 4 " / 1'- 0 " 4 " / 1'-0" 4 " / 1'-0 " 4 " / 1'-0" 4" / 1 ' - 0 " 4" / 1 ' - 0 " 4" / 1 ' - 0 " 4" / 1'-0" 4" / 1 ' - 0 " 4" / 1'-0" 4" / 1 ' - 0 " 4" / 1'-0" 4" / 1 ' - 0 " 4" / 1'-0" 4" / 1 ' - 0 " MECHANICAL EQUIMENT YARD. ROOF TO SLOPE DOWN AT 1/4" PER FOOT MINIMUM. - - - --- Bush ARCHITECTS ENTRADA BLOCK C RESIDENTIAL REPOSITORY 02/09/2021 1/16" = 1'-0"1 ROOF PLAN GROUND LEVEL 638' -0" LEVEL 2 STRG 649' -0" LEVEL 3 STRG 660' -0" LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF CAST STONE MISSION BARREL TILE ROOF WROUGHT IRON RAILING WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY MISSION BARREL TILE ROOF WROUGHT IRON RAILING ROUGH STONE ARCH PER ENTRADA DESIGN GUIDELINES EXTERIOR STONE FINISH GARAGE DOOR PER ENTRADA GUIDELINES DECORATIVE CAST STONE PARAPET CAP DECORATIVE WROUGHT IRON TOWER ELEMENT DECORATIVE WROUGHT IRON TOWER ELEMENT EXIT STAIRWELL FROM LEVEL 2-5 SCREENED MECHANICAL YARD PROPOSED SIGNAGE LOCATION FOR REPOSITORY 8,860 SQ.FT. STONE 15% VOID 6% CAST STONE 4" 1'-0" 4" 1'-0" GROUND LEVEL 638' -0" LEVEL 2 STRG 649' -0" LEVEL 3 STRG 660' -0" LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF DECORATIVE CAST STONE GARAGE DOOR PER ENTRADA GUIDELINES MISSION BARREL TILE ROOF FULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINES MISSION BARREL TILE ROOF WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON RAILING DECORATIVE WROUGHT IRON TOWER ELEMENT DECORATIVE WROUGHT IRON TOWER ELEMENT MISSION BARREL TILE ROOF 4,880 SQ.FT. STONE 9% VOID 4% CAST STONE GROUND LEVEL 638' -0" LEVEL 2 STRG 649' -0" LEVEL 3 STRG 660' -0" LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF DECORATIVE CAST STONE WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY DECORATIVE CAST STONE PARAPET CAP DECORATIVE WROUGHT IRON TOWER ELEMENT EXIT STAIRWELL FROM LEVEL 2-5 DECORATIVE CAST STONE WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY SCREENED MECHANICAL YARD PROPOSED SIGNAGE LOCATION FOR REPOSITORY 3.219 SQ.FT. STONE 2% VOID 11% CAST STONE GROUND LEVEL 638' -0" LEVEL 2 STRG 649' -0" LEVEL 3 STRG 660' -0" LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF MISSION BARREL TILE ROOF WROUGHT IRON RAILING WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY MISSION BARREL TILE ROOF WROUGHT IRON RAILING ROUGH STONE ARCH PER ENTRADA DESIGN GUIDELINES EXTERIOR STONE FINISH DECORATIVE CAST STONE PARAPET CAP FULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINES DECORATIVE WROUGHT IRON TOWER ELEMENT DECORATIVE WROUGHT IRON TOWER ELEMENT DECORATIVE WROUGHT IRON TOWER ELEMENT MISSION BARREL TILE ROOF 4" 1'-0" 4" 1'-0" 9,335 SQ.FT. STONE 19% VOID 14% CAST STONE Bush ARCHITECTS ENTRADA BLOCK C RESIDENTIAL REPOSITORY 02/09/2021 1/16" = 1'-0" REF: 1 / A100 1 STORAGE - NORTH 1/16" = 1'-0" REF: 1 / A100 2 STORAGE - EAST 1/16" = 1'-0" REF: 1 / A100 3 STORAGE - WEST 1/16" = 1'-0" REF: 1 / A100 4 STORAGE - SOUTH LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" FULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINES MISSION BARREL TILE ROOF WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY4" 1'-0" 700 SQ.FT. STONE 7% CAST STONE 37% VOID LEVEL 5 STRG 682' -0" LEVEL 4 STRG 671' -0" MISSION BARREL TILE ROOF WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY DECORATIVE WROUGHT IRON TOWER ELEMENT STONE PLANTER WROUGHT IRON RAILING FULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINES 890 SQ.FT. STONE 2% CAST STONE Bush ARCHITECTS ENTRADA BLOCK C RESIDENTIAL REPOSITORY 02/09/2021 1/16" = 1'-0" REF: 1 / P005 1 LEVEL 5 - RESTAURANT 1/16" = 1'-0" REF: 1 / P005 2 LEVEL 5 - RESTAURANT FOUNTAIN AREA 3 AXO - STORAGE 4 AXO-STORAGE Page 1 of 3 WESTLAKE PLANNING & ZONING COMMISSION TYPE OF ACTION Regular Meeting - Action Item Tuesday, February 16, 2021 TOPIC: Conduct a public hearing and consider recommendation of proposed amendments to Ordinance 837 approving a site plan for PD1-2 zoning district, known as “Westlake Entrada”. The site is located on Block E, Westlake Entrada Addition along Comillas Drive between Cortes Drive and Girona Drive. STAFF CONTACT: Ron Ruthven, Planning and Development Director Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) Centurion American is requesting to amend the Block E Site Plan, approved by Ordinance 837 (attached), in order to convert two residential lots into a guest parking area and open space that would serve the immediate area. CURRENT CONDITIONS The subject lots are currently developed as a temporary parking area which includes 12 parking spaces. The remaining 12 (of 14 approved) homes in the portion of Block E approved by Ordinance 837 are complete. Page 2 of 3 ORDINANCE 837 – BLOCK E SITE PLAN Ordinance 837 approved 14 single family homes. 12 of the 14 homes are generally attached and are complete. The remaining two lots are located on an island separated by Comillas Drive on one side and a slip street on the other. The homes shown on these lots (lots 11 and 12) on the site plan were never constructed. Rather a temporary parking lot composed of pavers was built instead. The conditions in Ordinance 837 included a requirement that four parallel guest parking spaces be included with lots 11 and 12. PROPOSED AMENDMENTS According to the attached narrative from the applicant, the purpose of this request is to provide additional guest parking for the homes in Block E. The attached site plan amendment shows the 12 parking spaces along with proposed landscaping to be included on the remainder portions of the lots. SUMMARY AND RECOMMENDATION The applicant proposes to convert two residential lots into 12 guest parking spaces and landscaped open space to serve the residents immediately adjacent to the lots. Should this item be approved, staff recommends the following conditions: • Not later than six months from the approval date of this ordinance, the following items must be completed: 1. All landscaping and improvements, as shown on the approved site plan and landscape plan, shall be installed and completed. An additional six month extension may be granted by the Town Manager upon the written request of the property owner(s); 2. An amended plat shall be submitted, approved and recorded converting Lots 10 and 11, Block E (as depicted on the recorded plat), into a single open space lot and owned by a property owners association; • All trees planted per the landscape plan shall be a minimum of five inches in caliper width, as measured 4.5 feet above the ground, at the time of planting. This shall not include ornamental trees; • All improvements and landscaping shown on the parking and landscape plan shall meet all Town of Westlake and Entrada requirements except where amended herein; • Maintenance of all improvements and landscaping, including mitigation of trash, waste and animal feces, shall be the responsibility of the property owner; • Enforcement of any restrictions on parking and access to open space shall be the sole responsibility of the property owner; Page 3 of 3 • If the terms of this ordinance are not met within one year from the approval date of the ordinance, this ordinance shall automatically terminate and revoke and the previously approved conditions of Ordinance 837 shall control. ALTERNATIVE P&Z ACTIONS The Planning & Zoning Commission has the following options when considering this item: • Recommend approval as submitted • Recommend approval with modifications or additional condition(s) • Recommend approval with staff recommendations • Any combination of the above • Table the agenda item to a specific date with clarification of intent and purpose • Recommend denial TOWN COUNCIL ACTION If the Planning & Zoning Commission acts and makes a recommendation for approval/denial on this agenda item, then it will be scheduled for Town Council action on February 22, 2021. ATTACHMENTS 1. Staff Exhibits – Exhibit “A” 2. Ordinance 837 - Block E Site Plan – Exhibit “B” 3. Applicant’s Description of Proposed Amendments– Exhibit “C” 4. Proposed Block E Site Plan Amendment – Exhibit “D” Block E LocaƟon Map W e s t l a k e E n t r a d a Subject Lots Subject Lots Current Approved Site Plan Proposed Site Plan Amendment TOWN OF WESTLAKE ORDINANCE NO. 837 AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,TEXAS, APPROVING A PLANNED DEVELOPMENT DISTRICT (PD) SITE PLAN FOR A PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF HWY 114, EAST OF DAVIS BOULEVARD,AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. PROVIDING AN EFFECTIVE DATE; PROVIDING A PENALTY CLAUSE; AND PROVIDING FOR A SAVINGS CLAUSE. 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, there is located within the corporate limits of the Town of Westlake an approximately 85.9-acre tract of land known as Planning Area 1-2 (PD 1-2), bounded by Solana Boulevard to the south, FM 1938 "Davis Blvd." to the west, and State Highwayl 14 to the north, Exhibit A), on which a mixed use development is underway; and WHEREAS, because of the size, location, and natural features of Planning Area 1-2 and the Town's need for public infrastructure, amenities, and services, the Town has a critical interest in the development of Planning Area 1-2 and is encouraging such development to the highest possible standards of quality consistent with the Town's long-term development vision; and WHEREAS, because of improvements to FM 1938 (Davis Blvd.), further urban growth throughout the region, and other changed conditions that affect the region,the Town believes there are unique and significant opportunities for new and unique mixed-use development within Planning Area 1-2 that will be consistent with the Town's long-term development vision; and WHEREAS, the Planning & Zoning Commission held a public hearing upon the application of developer Centurion American to amend the Comprehensive Plan to establish PD 1-2 and approve zoning for PD 1-2 on April 15, 2013, as well as the Town Council held a public hearing on this same application on April 22,2013 after written notice of such hearing having been sent to owners of real property being within 200 feet of the property and notice being published in a newspaper of general circulation in the Town and posted in accordance with the Texas Open Meetings Act, all in accordance with law; and subsequently adopted Ordinance 703 establishing zoning regulations for PD1-2, now commonly known as Westlake Entrada; and Ordinance 837 Page 1 of 8 WHEREAS, the Planning and Zoning Commission (Commission) recommended to the Town Council approval of the PD Site Plan depicted in attached Exhibit B on August 28, 2017, subject to certain specific conditions; 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 September 11, 2017, by the Town Council; and WHEREAS, the Council believes that the interests of the Town, the present and future residents and citizens of the Town, and developers of land within the Town, are best served by adopting this Ordinance, which the Council has determined to be consistent with the 2015 Comprehensive Plan and its Land Use Map, Thoroughfare Plan, and Open Space Plan, all as amended to date; and WHEREAS, upon the recommendation of the Planning and Zoning Commission, the Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the Town and its citizens that this PD Site Plan, depicted in Exhibit B, 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 the PD Site Plan shown as attached Exhibit B and located in PD 1-2 which is an approximately 85-acre tract located south of Hwy 114, east of Davis Boulevard, and north of Solana Boulevard, as reflected in Exhibit A, also attached hereto. The PD Site Plan shown on attached Exhibit B is approved subject to the following conditions: a) Fulfillment of all zoning requirements as set out in Ordinance 703 in addition to the conditions accepted by the Town Council at the time of zoning approval (April 22, 2013). b) All Development Plan conditions for approval established in Ordinance 720 (adopted October 28, 2013) apply to this PD Site Plan. c) All building elevations shown on this PD Site Plan include the requirement that structures meet all aspects of the Entrada Design Guidelines established by Ordinance 703 and Ordinance 760. d) Town Staff will review and approve an exterior stone wall mockup and exterior wall stucco mockup to ensure compliance with the approved PD Design Guidelines prior to the issuance of building permits. Plans for building construction shall include said mockup photos as referenced details. Ordinance 837 Page 2 of 8 e) If, at any time, there is a conflict between the approved Design Guidelines, PD Site Plan, and vertical construction drawings, the Design Guidelines shall be controlling. f) Where building walls face the street, particularly at intersections, the Town may require wall mounted, ceramic tile street name signs as shown in the approved Design Guidelines in the interest of space and/or aesthetics. g) A minimum of four (4) guest parking spaces shall be located along, and parallel to, Comillas. At the time of re-platting, said spaces shall be located wholly within a public parking easement on Lots 11 and 12 as shown on Exhibit B. Said spaces shall be located adjacent to the street and shall be constructed by the homebuilder at the time of new home construction on the property. The maintenance of said spaces shall be the responsibility of the Entrada property owner's association. h) The following statements shall be added to the PD Site Plan to clarify the scope of Site Plan approval: 1) PD Site Plans are recommended for approval based on a determination that the plans reflect general compliance with the approved PD Concept Plan, PD Development Plan, Master Landscape Plan, Design Guidelines, and other PD ordinance regulations. The individual building elevations are approved conceptually, subject to compliance with PD Design Guidelines to be shown in detail on construction plans that are to be submitted when applying for a building permit. 2) Construction drawings submitted along with an application for a building permit will be reviewed for detailed compliance with Design Guidelines and compliance with the approved PD Site Plan as well as other PD ordinance regulations,the Code of Ordinances, the UDC, and the International Code Council (ICC) construction codes. 3) The individual lots shown on this PD Site Plan are approved conceptually,and must be reflected on an approved replat prior to the issuance of any building permits for vertical construction. 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. Ordinance 837 Page 3 of 8 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 violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor offense and upon conviction thereof shall be fined in a sum not to exceed Two Thousand Dollars ($2,000.00) for each separate offense. A separate offense shall be deemed committed upon each day,or part of a day,during which a violation occurs or continues. 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 11th DAY OF SEPTEMBER 2017. ATTEST: Laura Wheat, Mayor Kelly EdWr s, Town Secretaryof WE Thomas E. Br e , Town Manager APPROVED AS TO FORM: L. St" ton Lowr Town Attorney TE X PS Ordinance 837 Page 4 of 8 EXHIBITS EXHIBIT A Legal Description of PD 1-2 District EXHIBIT B Entrada Block E PD Site Plan Ordinance 837 Page 5 of 8 Exhibit A LEGAL DESCRIPTION Legal Description of PD 1-2 District 85.9 Acres BEING a tract of land situated in the C.M. Throop Survey, Abstract No. 1510, the W. Medlin Survey, Abstract No. 1958, the William Pea Survey, Abstract No. 1246 and the Joseph Henry Survey, Abstract No. 742, Tarrant County, Texas and being a portion of Tract 2 as described in the Special Warranty Deed to MAGUIRE PARTNERS — SOLANA LAND, L.P. as recorded in Volume 16858, Page 176 of the Deed Records of Tarrant County, Texas and being more particularly described as follows: BEGINNING at a 5/ 8 inch iron rod found with"Huitt-Zollars" cap at the southwest corner of Lot 2, Block 1, Westlake/Southlake Park Addition No. 1, an addition to the Town of Westlake, Texas as recorded in Volume 388-214, Page 78 of the Plat Records of Tarrant County, Texas, being on the northeasterly right-of-way line of Kirkwood Boulevard, a variable width right-of-way as dedicated by said Westlake/Southlake Park Addition No. 1 and being the beginning of a non- tangent curve to the left having a central angle of 9 degrees 13 minutes 11 seconds, a radius of 1428.00 feet and being subtended by a chord which bears North 47 degrees 49 minutes 50 seconds West a distance of 229.54 feet; THENCE along the northeasterly right-of-way line of Kirkwood Boulevard, a variable with right-of-way, as described in Dedication Deed to the Town of Westlake as recorded under instrument No. D208427746, Deed Records of Tarrant County, Texas the following: Along said curve to the left an arc distance of 229.79 feet to a ''/z inch rod found with Graham cap at the end of said curve; North 52 degrees 30 minutes 14 seconds west a distance of 32. 60 feet to '/z inch iron rod found with Graham cup beginning of a curve to the right having a central angle of 18 degrees 54 minutes 48 seconds, a radius of 612.00 feet and being subtended by a chord which bears North 43 degrees 02 minutes 03 seconds West a distance of 201.11 feet; Along said curve to the right an arc distance of 202.02 feet to a '/z inch iron rod found with Graham cap at the beginning of a compound curve to the right having a central angle of 24 degrees 06 minutes 47 seconds, a radius of 812.00 feet and being subtended by a chord which bears North 21 degrees 32 minutes 03 seconds West a distance of 339.22 feet; Along said curve to the right an arc distance of 341.73 feet to a '/z inch iron rod found with Graham cap at the end of a said curve; North 09 degrees 28 minutes 39 seconds West a distance of 132.24 feet to a %Z inch iron rod found with Graham cap at the beginning of a curve to the left having a central angle of 45 degrees 43 minutes 19 seconds, a radius of 708.00 feet and being subtended by a chord which Ordinance 837 Page 6 of 8 bears North 32 degrees 20 minutes 19 seconds West a distance of 550.11 feet; Along said curve to the left an arc distance of 564.98 feet to a %2 inch iron rod found with Graham cap at the end of said curve; North 55 degrees 11 minutes 58 seconds West a distance of 190.50 feet to a '/2 inch iron rod found with Graham cap; North 08 degrees 56 minutes 27 seconds West a distance off 21.41 feet to a ''/2 inch iron rod found with Graham cap on the easterly right-of-way line of Precinct Line Road, a variable width right-of-way, as described in Dedication Deed to Town of Westlake as recorded under Instrument No. D208427746, Deed Records of Tarrant County, Texas and being the beginning of a non-tangent curve to the left having a central angle of 16 degrees 09 minutes 21 seconds, a radius of 1,432.50 feet and being subtended by a chord which bears North 27 degrees 07 minutes 42 seconds East a distance of 402.59 feet; THENCE along the easterly right-of-way line of Precinct Line Road, the following; Along said curve to the left an arc distance of 403.92 feet to a ''/2 inch iron rod found with Graham cap at the end of said curve; North 18 degrees 47 minutes 24 seconds East a distance of 185.36 feet to a ''/2 inch iron rod found with Graham cap; North 17 degrees 03 minutes 03 seconds East a distance of 322.64 feet to a '/2 inch iron rod found on the southerly right-of-way line of State Highway 114 (a variable width ROW); THENCE along the southerly right-of-way line of State Highway 114, the following; North 60 degrees 06 minutes 26 seconds East a distance of 44.54 feet to a Texas Department of Transportation brass disk in concrete found; South 71 degrees 03 minutes 32 seconds East a distance of 254.55 feet to a point for corner from which a Texas Department of Transportation brass disk in concrete found bears North 10 degrees 48 minutes 28 seconds West a distance of 0.43 feet; South 77 degrees 26 minutes 06 seconds East a distance of 746.74 feet to a Texas Department of Transportation brass disk in concrete found; South 71 degrees 03 minutes 31 seconds East a distance of 1443.85 feet to a Texas Department of Transportation brass disk in concrete found; South 62 degrees 34 minutes 19 seconds East a distance of 404.34 feet to a Texas Department of Transportation brass disk in concrete found at the beginning of a curve to the right having a central angle of 08 degrees 19 minutes 09 seconds, a radius of 2,709.79 feet and being subtended by a chord which bears South 58 degrees 24 minutes 45 seconds East a distance of 3 93.11 feet; Ordinance 837 Page 7 of 8 Along said curve to the right an arc distance of 393.45 feet to a Texas Department of Transportation brass disk in concrete found; South 54 degrees 15 minutes 11 seconds East a distance of 399.24 feet to a Texas Department of Transportation brass disk in concrete found; South 64 degrees 19 minutes 50 seconds East a distance of 56.55 feet to a 5/8 inch iron rod found with"Huitt-Zollars" cap at the beginning of a non-tangent curve to the right having a central angle of 02 degrees 13 minutes 56 seconds, a radius of 2,754.79 feet and being subtended by a chord which bears South 43 degrees 17 minutes 37 seconds East a distance of 107.32 feet; Along said curve to the right n arc distance of 107.33 feet to a '/z inch rod found with"Huitt- Zollars" cap for the northeast corner of Lot 1, Block 1, of the aforementioned Westlake/Southlake Park Addition No. 1; THENCE departing the southerly right-of-way line of State Highway 114, North 90 degrees 00 minutes 00 seconds west along the north line of said Lot 1, Block 1, a distance of 2,132.54 feet to a 5/ 8 inch iron rod with "Carter-Burgess" cap found for the northwest corner of said Lot 2, Block 1, Westlake/Southlake Park Addition No. 1; THENCE South 52 degrees 00 minutes 00 seconds West along the northwesterly line said Lot 2, Block 1, a distance of 1000.00 feet to a 5/ 8 inch iron rod with "Carter & Burgess" cap found at an angle point in the west line of Lot 2, Block 1; THENCE along the west line of said Lot 2, Block 1, South 00 degrees 00 minutes 00 seconds East a distance of 168.55 feet to the POINT OF BEGINNING and containing 85.90 acres of land, more or less. Ordinance 837 Page 8 of 8 TOWN OF WESTLAKE, TARRANT COUNTY4 TEXAS WESTLAKE ENTRADA PD SITE PLAN PACKAGE FOR LOTS 5-7, 8X7 9-197 20X-22X 3 BLOCK E - RESIDENTIAL SHEET INDEX Ma 2017 No. Sheet Tee y Cl COVER SHEET C2 KEY MAP 03 SITE PLAN C4 GENERAL NOTES CS PAVING PLAN OPHY CLUB C6 PROPOSED DRAINAGE AREA MAP DEVELOPER: C7 GRADING PLAN aCENTURION AMERICAN C8 WATER, STORM,DUCTBANK&SEWER PLAN 1800 VALLEY VIEW LANE,SUITE 300 C9 EROSION CONTROL PLAN FARMERS BRANCH,TEXAS 75234114 I WESTLAKE fr SITE 1 DEVELOPER: ga The Mooreland Funds Mooreland Development 1800 VALLEY VIEW LANE,SUITE 300 a ' b FARMERS BRANCH,TEXAS 75234 BGE,Ine. TEL: 214.28.9009 3 CONTACT: MIKE BEATY D®vm®® VICINITY MAP Ed..,Tx 75034 1naT ro scud s LAAI All mTo z®® r o®® S E y r y i RE Ea RNA-`F0RM'%EY WL BEB q j.JTOWN OF WESTLAKE sEAEEO,-NEE nn0 0ATE0. 3 VILLAGE CIRCLE TOWN OF WESTLAKE SUITE 202 WESTLAKE TEXAS 76262 rzxns vewe 4 TEL: 817-430-0941 APROVEO 3 MAy 1e.zon TITLE DATE u9 Ordinance 837 TROPHY CLUB i 114 Y' BGE,Inc. WESTLAKE I -D T -Fn—,TX]5030 R - SITE bp ft4l,xMr14 VICINITY MAP IxoT To muEl DEVELOPER CENTURION AMERICAN Farmers--h TX 7- 4w M 0 El Ho of B DRILL ZS\o zoNE T NI eT 0 o Rory--1 some:N.— o K o Q El o 71 E-1 o Ll HH o ® 0 0 o® O O ` O \\ \ 0 Ll o Ll r Q AA 1'v V V RE Eo Eo.FC'N ANo oA o. 0 SITE D T. LEGEND OBLOCK NAME N Sheet No. KEY MAP 03 — JI D I® I$ Ordinance 837 c. TROPHY CLUB MmEXISTINGLIGHTPOLEFg Ek]STNG M Ym"' 7F LOT 22X GG BLOCK E, RS" s LOT WESTLAKE B LOCK 7B am LY " 0 \ I d..,TX 1BO3 TTn WESTLAKE ENTRADA-CVS L°uLuuLLLLLIvm INST.#D216027207 pP.R T.0 T. I SITE IEUT 9ZONING:PD1-2 l \ LOT 5, LAND USE:RESIDENTIAL 4e ,,. _ JI \ BLOCK E i cJ J d u. \% EST I LOT 8,I 1 BLOCK E VICINITY MAP OA LOT 11, ° R3a' —"8 LOT 7, U.TnoT To Nuc) DEVELOPER BLOCK E C P BLOCK E U_ f z a --CENTURION AMERICAN LOT 21X Bo LOT BX BDw.tt-a.eo g ED——.re E,T%75234 BLOCK E sem BLOCK E 42,4' nnNmL s Wo \ am IT LOT 9, a x EXISLUG LIGHT POLE R1p p4 LOT 12, L'x 1_1 ED \ BLOCK E / y9. RETAINING weu o,Q4.vvo BLOCK SO'EXIST wAL EooRo=]E]E)oDoY AINTENANMEA EMENTEL Mme. PROPOSED FEE HYDRANT El ° yo P o Lsii ce/ / LOT 10, /ORP f- SE.H PROPOSED SANITARY 1 ® OC' x x BLOCK E rA: c MANNOLEJ E• ry tt a T O PROPOSED STORM INLET 0 Ll MH PROPOSED STREET LIGHT 0LOT13, \. o--0 BLOCK E s PROPOSE TRANSFORMER E] Q ® a°, LOT 20X tt J• \\ iAIII II v y LS PROPOSED LANDSCAPE 9® t ®O BLOCK E v p EXISTING STREET LIGHT = O 0 On zw." c ya s a \ EXISTING GAS METER o Lj LOT 15, ExisTING ELECTRIC MANHOLE 8LOT14,g EXISTING SIGN OBLOCKEBLOCKEFH H /wNrc-an EXISTING FIRE HYDRANT 0® dstt-o.ss / Sp NOTES: O LDT' 1ALLEx STINGTFOREEXPRADA THs PLAN ISFRASTRUCTURE ASSUMED AS - ET O LOT 17, BLOCK E a Au IMENsioxe TARE TO FACE OF CURB UNLESS n 2 OTHERWISE NOTED E BLOB K E u `b / LOT 1EXISTING N9_ .Q ON laude«.,w<1..n t NR—h n W I.a,o ,Ndy Nett-o RETAINING wau BLOCK B o mmeem«e«eod or sa —me oaw Nw.OF OF PR "BARI WESTLAKE EN RADA-CVS RE ED INST.#0216027207 Q ar,Mude m 1 o arb n,e Nen m Ime meeim<ueIN I P.R.T.C.T. A.:...I.e.-a gee soam rn aro mircBvgne pd mNe SEALED.SIGNED AND DATED. PHAT FORM THETINTE BETOBELOT18, 1B ZONING:PD1-2 Dn aE Bi. BwdMe oi treeniod. RELOCATED LAND USE RESIDENTIAL TBNi TEXAS LENIN.BLOCK E GA and re odes UNI-roB M.L.amn L ar m«.«uad m Dew LX oo j 3 i TENG N,e. D i a.EI. eid 9 m BI e 13,11 re eases LOT 19, B.D' INTEMENiEL m doe.o Nee god o .. .a, x unv,.Non BLOCK E EI«..BTsx INS I.. UNE T UNE INS TAGUE INS LAND a I ,.,m de I I w'wF OW^ 11-1 t mw wz 11— NTaC noN an s \ \l9 P C. t ext went .x&lXXE ae E.RS PNon To m STRECnoN YSlY O O c- tREVISIONS11121Nbtx 1. DS IT 11 NLIIV 5NI LM INX OV Ell XIT ASS IF 16 -6 DO RIA 17 1.1V No.1 EXISTING wRETAININGWALL N m Westlake/Southlake Park Additiv. st I 55.711 n xwt ' n Lot 2R1,Block 1 G—I Le mow^ on INST.N0.D209080990 RDMNRBNPARNP.R.T.C.T. PoM ulreE IWI V IN .(-) To1N R.emT.a: n11171 OR ATE RNIWI UOI I. Ror=cT xU BER: v v v L. Sheet No. UN 11 STI III NSI IS 11 IIV 1 U UG XAG ITTIIIV III OR .11 1-11— 011 OF V 36— DEVELOPER OWNER SURVEYOR/ ENGINEERE:: SITE PLAN CENTURION AMERICAN MRW INVESTORS,LLC BGE,Ina IRNR. wt N. 2592 Delle.P W7,Buie 204,111 TX ISO.III APIN "1 21 271 yi TBPE Re,vNTXoe Na.F-1048 ® t Tlv t i 411 e.5o oT.- u x..oY o 11 Ll 9 Ordinance 837 AL IORES TROPHY CLUB a S I THESE NOTES APPLY TO ALL EFEETE IN THIS PLAN SET, 1 THE APPLICABLE 1. ION ACTRE.IRED Br THE LOCAL STANDARDSTANn 11 nu No:Rx° S AID GPECIIGIIOKS,THE THE TOM OFA WER-F HALL EwclniERslAPPLICABLEsE' wwAPPLY . THE EVENT U,A a ax a M uLn ry FUCr°row>r of vhsnwxE 1 NI Iva In. xTRA T R M THA a Pr F TH M NI Ivan TAN AR TR n x Tu .. SPECTORieEQ.a ... ... g r 11 THE2. 111 1ATPEI-IND TO I TOM OF W-THE TOM RESERVES THE RIGHT To ACCEPT OR y 3 I E111111"III RoLOCATIONSINUM ARE OMscHcNnTicEIN RECORDS PROVIDED BY L'E UTTY OWN OR AID TELD LUC....OF""IE IFT RE AND A,NOT ACCURATELY REFLECT THE RE ANN 1O.TGN OF EACHJ a a a E TOWN. 114 R III III RESP"SI'ITI FOR ACTUAL FIELD LOCA111 INDPARWLAR"T SOME F`L INES THIA1 NIT BE 111.CO"'CTO LL AA 3. au Dlsrveec0 AREAS OFF-SITE sxau BE SEEDED OR so00E0 as sxaxN ON THE c0rvswucnon PLANS. REPROTECTION01E.GTNG FA. ES IN E ER SHOWN 0,HOT CON ACT.SRI LED ASSU VIE 1E.G.E,_FOR REPAIRS To E.SNG BGE Inc. uFl ES,nunES SHALL NOT BE A BASIS FOR ADDITIONAL ExPErvSE. TORS ACTMTES. DIFFERENCES IN HORIZONTAL Ox VERTICAL L0cAn0N OF BOEING a. THE cONmac'oR HALL HAVE ONE(1)APPROVED GET OF corvsniucnON PLANS JOB UTE DURING carvsmucnorv. WESTLAKE o7 Tau. 4, ANY ORE/ SUBCONTRCYACTTORPE THE A 1011Y THETOM F AK AT LEAST F RTr- x'(A9)HOURS PRICK TO COMMENCING CONSTRUCTOR. FNSGQ,TX 75034 CAROR INGIRECIL,FROMHE OPERATIONSBID E.SRNG PROVE.EN PSMITTEDTOIERIS.CLOSE.FENCES,AND SLANTS ANY REMOVAL OR DAMAGE TO COSTG IMPROVEMENTS HALL BE 6. ALL RADIO AID UTILITIES SHALL BE CONSTRUCTED AND TESTED IN ACCORDANCE IN THE TOOF WESTLAIE SPECIFICATIONS. FIREFIFI®®FELTNELF REPUSHALLCED UR REPUINCLUDE BUTREO BY ME CONTRACTOR AT HIS EXPENSE AND SHALL BE APPROVED BY THE TOM OF WESTLAKE. 2. AN ENGINEERED TRENCH SAFETY'PLAN IS REWIRED WHEN ME TRENCH NEPTH EXCEEDS 5EWN 5 OTHER N' ACT SHALL RED IN IN AOEGUAE SITE DRAINAGE DURING ALL PHASES OF CONSTRUCTION.THE CONTRACTOR SHALL USE SILT FENCES(OR e. BASED IN 0"SEWER MASTENG AND THE INFOI1A"'O PROVIDE SY THE TOWN,THE AIR ANTHECONTRACTORHROMAIN.THE ENGINEER AND TOWN)AS EGGIRED TO PREVENT SILT Ax GUR UNDERSTANDING D SaxN RY SEWER LINES COMPLY H HE WATER SITE 14AO.IACENT AND SAN R PvrvS FOR THE TOM DF wESRAKE. STAND OF ,HE'GROWN TO PREVENT EROSION.THE CONTRACC" PLET ONTOR IS ESVGNI BEIF PERMANENT`E FOR OBTUNING KENNFS AND ER NOTES: 9 AFPRNWALsRAIAGE F*C"`1EI AND THE BEFORE CO_BEGINS, ONS RDCTON RE GE PLANS A COPY OF THESE RECORD PLAINS ARE URI PURCHASE A CNPIEGG OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS,LATEST EDITION,AID FOLLOW SAID STANDARDS TO BE SUBMITTED TO THE ENGN'El UP._SECTOR OF C.._CT OR 2. 111 WATER LINES,nTTIGS,AND A C THE CONTRACTORI CONTRACTOR SHALL NE"Al UVIEWBE AND VENIFY ALL DIMENOSAR" ONI SHOWN ONCAUT IRS THE PLANS ANAVOID COND ALLACT FIELD"' READ, HATAND MAYUNDAFFECT CONSTRUCTIOND POWER THE DUCTILE IRON FITTINATERGSEDITOR ALL ONLY'VICE RECTORS TO BE FORD GMPRE AGN FNTINGS. L BENDS TG Na E reETAINER FIN E`,ME °SE pGMESTIC 1, SHOULD PSUREPAICES OCCUR THE CONTRACTOR SHALL NOTIFY THE ENGINEER To USTaN THE ENGINEERS CLARIFICATION BEFORE COMMENCING WTx E(1)Hro - iWro(2)z. VICINITY MAP THE CONSTRUCTIONVILVEOPENINGAND S.. BE PLACE.OR MAINS OF KOTLESSARTICLEIV.SECTION 2R.5 OF THE TOM OF WESRUARE ENGINEERING STANDARDS AND'" DIAMETER ILL FIRE RnrvTs ARE To BE PAINTED PER Moi ro ) AMERICANN. ry A ALL EXCESSx AVA NMA IAL a rOWNER OCENTILI-RIONTOM OE CONTRACTOR sH LL CONTRA DUST BY SPRINKING WATER,oR Br 4. nu P WN OF WESTAIE ENDNERIN°STANDARDS. OTHER E ,n N a 5. GILL WATER MAINS SHALL BE PVC awwn-c900,DRIB,cuss 150 UNLESS IDTED OTHERISE. Farmers Branch.TX 25234 M® EXIAIAI NO I UN CIA....AN`SHALL'CLU OF ALL 1AIRAL1 1"10"11RED TU" ISA SEEXCAEIASE D MATERIAL AND ALL WASTE RESTIFIC TZED7AWAZSRT0MAINE= EDE TAO=M"OF-BELOW THE TOP OF CUR.OR-BEL.W FINISHED GRADE.METALLIC DETECTOR TAPE SELL BEFROMSTECLEARINGANDCRUSEENGINALLBEDISPOSEDOFOFFSHEBYTHECORMAORATHN ,GROUND IF ORE THAI 12,THE CONTRACTOR SRAI PROVIDE LL RY ND SURWYND FOR UPS ND GRADE CMTROL NTS RELATED TO 7, FIRE RANTS LOCATED 6' AGEAAND PROTECT ALL EXISTNGAPOWER POLES,RG 1ANIOLLS,TELEPHONE RISERS,WATER VALVES,ETC DURING REHGroB n o•NEB GxTMEC10R R EAS°aHI ERno`OM aLrMP SBAi DESmNAES LOCATIONS.GGST FGR POLY PIG GLEANING WILL DE THE OGRE ND I I IAC1-SIR ALL BE FREE PLO..XES)%R I IS ANDTLSATRZEDA1 ORIN IELILREL AQED IN C TO S INCH EFTS AT OR ABOVE OPTIMUM 9. ALL DOMESTIC WATER SE-CES GRAI BE 2"CLASS SOO POLYETHYLENE, NO S,RE AND MECHAN CALLY COM CTE ERCEN Atl L OR ALL PROPOSED DNc W ERE ANYBUIRELO=LDINGSP,.0G,ALL LL HAVE aI LL BEEATSHALLWBE AT OR ABOVE OPTIMUMMOI 10.CGREPORATOR STOPS ALL FULL N a K LL. C-ACTED TO o TO 90 eAEjUSTMESTSDs: LIn COMPANIES FGR ANY REQUIRED pTILIn RB STOPS HALL BE TESTED FOR FULL GW CONTRAENCSYSTEM IS TORLOCATEDR6 SERENE THE DGE oMETERBOWSSHALLBEFURNISHEDBYTHE GRADING AND ERDRON CONTROL PLANS FOR THE PROJECT SHALL BE INSTALLED PRIOR TO THE START 13.Wn MAIN LOCATED oOFNRINAN'T THE PR T. a. AN PPre TRT Y, x Ix R ary ,H T WN F . S SPEGIFICARONS FOR THE PROJEGT.RANGES METER"'S SHALL BE ADJGSTED TG FINIH GRADE AFTER PAMNG 111T ACTOR CGMPFEII THE BACKFILL OF CURB. o oN Do DEVICES s TO Eoi+eA c oEspaa aROANEE w p THE AOPRoo OwcsTis EN° T w R x xTR ' INHEc'ore. ING POINT 2 ABOE EXISTING GRADE AND END IN A 1 CURB STOP.SAMPLING POINTS WLL BE DETERMINED By THE CONSTRUCTOn OVERALL LEGEND PLAIN WILL BEaE.Eo TOLBE REVISEDND I OR noonlDNIN AGEREROS NON AND oev4ias5vnu eE REauIREo oNTMSITeROJEc E E Oso SEG oL ,6.'IRE SHALL BE TESTED AT 150 vs FCR FOUR(4)HOU15. E] I - a n Hi(48)HO n a EPTnBLE DURING THE PRESSURE TEST. PROPOSED FIRE HYDRANI n ER 01 THE PROGECT GTE AND THEREFORE SHALL COMPLY IN KNERTOWNOF ASS RAL HE ION CONTROL REQUIREMENTS.THESE AREAS HALL BE STABILIZED IN PERMANENT GROUND COVER PRIOR TO FINAL te. w HIry Ary HL Inn ry NALL INA N x u Iry R. S H PROPOSED SANITARY j CABLE FECIRAI,SITE ANN LOCAL LAWS GOVISHII EXCAVATION. FINE U.N-IHAIF ISCIDE 19.ALL TAPS Ox EXIGTNG MAWS SHALL BE WET TAPS.10 GE-Ox-SIZE TAPS ALLOWEO. MANHOE K NETAI'. DPA'"SRAHDAL EA. F'EA'ONS'LFOAR"E,N SAFERY E-S NAT COMPLY IN APPUGABUE 1.GO.NNING EXCAVATCH. THESE PLANS -E IALWI ALL E PERATED BY CITY IENSO.NELSITLY ONCE THE NEW WATER LINE IS ACT1vATE0 AND PASSES BACTERIOLOGICAL TESTING D PROPOSED STORM INLET KL]® TO THE PreIOre TO C0IMEICIIG wgEK THE CONmACTOre SNALL BE SOLELY reEHONSIBLE FORED`ALL aSPECT3ESTATE OF wOreK RELATED TOT'LANTHE VALVES MAY BE OPERaTFD BY CItt PERSONNEL ONLY. o-b PROPOSED STREET LIGHT El a EXCAVATION. E%ISTNG TRANSFORMER 21, CONTRACTOR SHALL COORDINATE GFERA101 OF ALL EISTIG VALVES IN o NIL x H ETY Du IN ALL HA ry U THE TOWN OF WESRAKE.THE CONTRACTOR SHALL BE SOLELY 1, CONTRICTOR L PURCHASE A COPY°F THE TOWN OF WESTLAKE ENGINEERING STANDARDS LATEST ROTOR AND FOLLOW SAID STANDARDS DURING O-0 E%ISTNG STREET LIGHTCONSTRUCTION n GIN ALL UFS IN 1 ALL DIMENRGNR IND-INLLUOING THE HORI-TALL AND VTxnDL LNCAnox of CRATE IxLLTs2. ILL SANITIRI SEWER LINES FITTINGS AND APPURTEIANCES SHALL BE IN ACCORDANCE WTH THE TOWN GR WaSnAKE ENQEERING ST-DARDS oDCLTHEGUNTRAIT"IN ALLFR All 11111INATE Exlsnrvc Gas METER o THE TowN of.S'IAE SHALLINLS SPECT O'Rueuc APRovEMENTs. PURErvaxces xcccssARr FOR COMPLETE wsiALunox of THE STORM sEWTR. 3. THE saNlTaxv SEWER SERVICE NNE SHALL BE EXTENDED a MINIMUM OF s FEET PART iE PROPERTY NNE. LO Exlsnrvc ELLCTRIc MANHOLE o E] o EXISTING SIGN PIC AID SHALL BE PLUDGED ND PRESSUREISERICELINESSHALLBE FDIRECTLY T THETOWN,CONSTRUCTION TAIIN T PROVIDED Y THE TRA T H, N TH RW AGREED T r THEWT R. 24,THE CCRTRACTOR BID'RICE SHALL INCLUDE ALL INSPECTION FEES,AS AN ALIRMATE,THE OMER RESERVES THE RIGHT TO PAY THE INSPECTION 5, GERVICE LINES ARE TO BELOCATEDAT THE DOWN EAOF THE LOT. 21'ESE RINI ID NIT EITEN' STIED IN THE MAIN LINE FH* EXISTING FIRE HYDRANT LA HE AINCLUDE N. MINI E SEAL OF HEREON GOES NIALETY OF THE OT EXTEND TO ANY SUCH SARE E TH 'OR R"R H A MINIM M 4 w FINN H RA RE ED FOR CONSTRUCTIONE SYSTEM T MAY NOW OR EAFTER IN NESE AINS. I THE OCINTRAGIOR IS RED TO ULL A MANDIEL THROUGHA26.SEEDING SHALL BE BROADCAST RSEEDING BE ACCORDANCE°WH NCTCOGL SPECIFICATIONS .10 SEEDING. 8. A TV INSPECTION CF THE ISANITARY PSEWER LINES Is REQUIRED WER PIPE. SEALED.SIGNED AND LF BEE. T. F Rn R HA Ix ACCORDANCE'MSH NCiSPECIFICATIONSM .I1 Rn 9THE 5EWER PIPE ILL BE IN ACCORDANCE VBH TNRCC LOIN PIE55URE AIR IES'(SECTOR 31].2(a)(4)NP).REFER TO MANHOLE y .INA R, i BANK WILL HA i TAP INSTALLED BETWEEN EMBEDMENT AN NAT- A IFI 0.ENGLETINEERED ca I FOR ADDITIONAL TESFIGUREOUE EM05TS.ACC AN COLLECTORS. 1Fxnss ER ASIE, ANDPALUTILTIESAFFECTEDODNETRUCTONSEONNINGPRIORSNG IS REQUIRED WHEN CR SING STREETS LARGER M 3 a< ACTOR SHALL CON'ACi ANp COORDINATE IN ALL AFFECTED UTILITIES 16 HOURS PRIOR 10 CGNSTRUCTION. LIC LESS ll NO SERICESALLOWED ON AN T TA K. ReacoT R UPLICE,c WATER VALWE AND NER SURFACE APPURTENANCES AS ' DURING E D'%C ucnoN. THE EXISTING SEWER SYSTEM By PLUGGING LIE AT CO-THE CGNTRACIOR ILL BE BILLED FOR THE DISCHARGE TF MAY I.2o1T11111 NG- TAGENCIES AND PRIVS)N CONSTRUCTION CONTRACT FEES FOR PERMITS.eONNecnons,INHEenorvs.Erc. THESE AOJusiMENTs sxau BE THE NG DER TO ; TRACTOR SHALL PLACE APPROPRIATE LOCATION MARKS ON THE CURBS PER THE TOM CF WESTLAKE ENGINEERING STANOARD5,LATEST HGAIRTKIN 31,FILE CONTRACTOR SHALL PROTECT EASTING PROPERTY M.NUMENTATON AND PRIMARY CONTROL. ANY SUCH POINTS WHICH FIRE CONTRACTOR BTHE PEWECT BE DEI'O'D Y A SHALLAWL A u H a HI x ry TME CONTRACTOR PRIGN To CONSTRUCTON. ANY MGHUIEM'Anox LESS AND SON-26 IFORMTOTHENOTESSID-I ON THIS PRAING AND TO THE DEPTH.EMF UNEF1 GREATER THANA VII. 10. EMBED SEER PIPE IN accaxoANCE vnTH LOCAL MuwaPAUTr°ESI DARDS. Y HE culoN IARRIIADINI AN'PCONFORM TOGSTRAFFICOURING"SSH ALLTHE SEWER INDLL EITHER BE ENcasESHALL O IN CBE L'E OR Up.MHI i0IF STAR UTECLLAR DISTANCE).INN swARATON carvxOT BE MANruNEO.SANITARY ae HcuRs PRIOR TO c°xsmucnon MAINTAINED DURING ALL PHASES OF THE CONSTRUCTION, THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING TRAFFIC SAFETY MEASURES FOR WORK PRE(MIN SDR 26).E OR OLEC,a vR a N ETRIC AND TOPOGRAPHIC MAPPING TAKEN FROM DATA PROVIDED BY G&A CONSULTANTS CONFIRMED BY BROWN AND DAY ENGINEERS INLULL AND INLETS To HAVE STONE CLADDING STORM DRAIN NOTES: EVISIorvs aION NAT THE BEAT PROPERTYOR EMSTINA-EN FSWERE IN PPOP TOTHE DAMAGE FTHIS REGT.A_NG.SHALLSN_ 1, C. NCNO a u IrvL THE OVAI MOREOVER. SGI1NicIAALL HOT BE,REPLACINGFOR ADDITIONAL COMPENSATOR I.FENCES REPLACING TREES,ETC. HE CONTRACTOR. RESTORATION TEN a L U..INRSHALL'INFORM To THE NCTCOG STANDARD SISOFICAMNS FOR Pueuc MR.SHALL INCLUDE,a NOT RE u1ITEo TO,RENRAs 3 35.IT SHALL BE THE RESPONSBIun OF THE CONTRACTOR To. a. CONTRACTOR SHALL MAINTAIN DRAIINACE AT GILL TIMES DURING CONSBRucnaa.POaDING OF WATER 11 NOT BE ALLOWED. tt NWRE Poles,FENCES,HRUSS,ETC. GH p HISIE HALL BE'EHCS(NIOPRE eaowEDSCPNp EE PRE(RCP)I-ND ABOVE IN DIAMETER AND SDR-35 FOLYV,NYL CHLORDE(Pvc>PIPE ORCETODUE, CONSMFER OTED. PIR CTONLYALL umrrrNDERcoMSAwcs AND ERIFr wcanoN of ALL umrEs Prelare To START OF corvsmucnpN. CONTRACTOR HALL MAINAIN UTILITY W A ALL nM DURING N u N. N211 11 IN R IN A GRADING NOTES: HE MACIAN MT TH A M NI TVA In TAx AR ARHWGRK OR BASE CONSTRUCTION As REQUIRED OR as DIRECTED BY THE 3 32.THE CONTRACTOR Is RESPONS FOR KEEPING S YFWALKI TIMES To THE PRacCT FRE of MUD AND DEBRIS FROM TINE CONSTRUCTION. DATE I NOT A PAWORKSHALLBE CONTRACTOR IT EDI RBETRETH NTEpCT FORANDIERHA au cooed NanPNRAEPEcnon.lANO TEsnnc as REQUIRED BY THE avmER rvo/oR THE Local TEOPI AREA UNLESS INSTRUCID DIFFERENRY BY OWNER ON ENGINEER,THIS PONME ABOW OPTIMUM To+G PERCENTAGE POINTS neoVa ovn1U1+2 To+6. vreorECT xLNeER. SS.THEMUNIC P CONTRACTOR SHALL BE REHorvveLE FOINT RE'R COORDINATIONsPEcno D TESTI DRIVE,cures, OTTER AND OTHER PAVCAL Sheet No. i 40.ALL WORK IN THE DIn RIGHT-OF-WAY,PROPERTY AND EASEMENTS HALL BE CONSIDERED PUBLI ALL OTHER WORK SHALL BE CONSIDERED PRIVATE,FEATURESMUNICIPAv. CIAL AND . INAL n'EQ ICED BY EGOWNER arv0/oR THE LOG GENERAL NOTES IEIRESIHILL RM TO THE AL GUNCIPAUTY REGUIREMENIS.CONTRACTOR SHALL MAKE AN C ED BE D BOYI1 5 AND GFEBRDUA N n ALLBGRADE H LGBE PREPAREDCTED AS INN ACCORDANCE IN THEDED IN THE AL REPORT GEOTECHNIGATRREPORT NO.15,53 sGR3 PREPAREDED BY E. Ordinance 837 TROPHY CLUB 8 14 Iia sr s..as sro RY BGE,Inc. VffSTLAKE y oI1>m® 3• rlsm.TX n!50nmmmT(ITn REMOVE 55 LF EX I CFNGBUTT CUR INSTALLINSTALLB INSTALLGITUDINAL BUTTLDryANT SITE REMOVE n6 LF E%ISTNG CURB LOT 22X I VICINfTY MAP wSTALL LONGITUDINAL BUTT JDINT BLOCK E L S 1 noT To —M) DEVELOPER CENTURION AMERICAN sra r e,.a3 um / — , t• y \\ I Farmers Branch,TX 75234 Q®1 M I _ sra r.zxzs,zero / I I RN 6 1 O•"""""'O LOT 5,Itr I I b BLOCK E J I y REMOVE 69 LF E%ISTNG CURB cxuaW / A . i LOT 6, 4' o INS LONGITUDINAL BUTT Jowl /BLOCK E LOT 11, 1 ® o ID,z, G BLOCK E 3o"Rsu LOT 7, J 0 LOT BX BLOCK E sC..e.1-2. j D o REMOVE 69 LF EXISTING CURB a s rrai Zcata LOT 21X BLOCK E 7 0 INSTALL LONGITUDINAL BUTT ANT / p BLOCK E. 7 E:I ® x o sra„ 1 1—AS.— LOT 9, r,El L]/ d LOT 12, ^t'\ BLOCK E q ®® REMOVE 36 LF E%ISUNG CURB BLOCK E \`,/B INSTALL LONGITUDINAL BUTT JOINT 3' J" O® El 11 as SOW v / 0® d sra,. zoox / e Loi 10,O 0BLOCKE RREMOK 24 LF E%ISTNG CURB El a INSTALL LONGINgNAL BUTT JOINTISSUE' UPlE LOT 13, "\ UP OF 111LIM NARI srn—11..,zoo BLOCK E \\ y NFJ / 4 REFOGCONSTRUCTIONIED LL BESEALED.FIAT SIGNEDORM ANDEN I ED DATED. s LOT 15, LOT 16, BLOCK E BLOCK E Exnss F. vewe LOT 20XAUNOTES MA,IS..11 6,.— ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS SLIDR22.s BLOCK E as.` ; LOT 16, 2.ALL DIMENSIONS ARELTO FAN ACE OF CURB UNLESS BLOCK E oTNERvnsE NOTED s e6• LOT 17 Rel- •rr ae m.a Ivo m.,.n m In. In mmla.gym.aMmMmmaY UTIBLOCKE91Ln.aIN..M o m.m,.mm9o of sma.a Rlra.me ara M,a. Y CAUTION s a96a ae HCUS,Mon To cansmuCUON Sr at laune m N,,of u6 m Ine Neat wrn I1 meelm.1 ue awlnwal o/Imrzm eq. Pae on EVISIONS a ores aI PoMt B.Egme ree 111 ryn,imolelY Je xtlxeM of th yLOT 16, I reu 'Ef aelmJm.alm m®.IOPoIa-rro ren.auU—d'---m G- BLOCK E s \ J UMz- al M W' '. R' w N. B LOT 19, ew.br9.66 BLOCK E PAVEMENT L SEE GEOTECHNICAL REPORT) IA EGNBR.1 3P—RSANDC55'3.600 PSIACONCRETE W/S/ 3D BARS ON 18"O.C.EX ON 6"OF LIME/CEMENT TREATED STABILIZED SUBGRADE.SEE ARCH,PLANS FOR 0-• PAVERS TYPE AND LOCATION FSheetu No. PROPOSED SIDEWALK 4"3,500 PSI CONC. PAVING PLAN PAVEMENT W/y3 BARS®24"O.CE.W.OR APPROVED PAVER EQUIVALENT.SEE LANDSCAPE PLANS FOR BIDEWALH DETAILS Ll Ll Ordinance 837 I OPHY CLUB 8 114 i WESTLAXE amm aws.c RmrmmT mnrlsm. TX nBO34 nnRiinr mn64 i E j SITE ,,. Q5' E A v v v / 1 TO LOT 22X\ E VICINITY MAP xo\ BLOCK E \ DZA 1 nor ro xau) DEVELOPER CENTURION AMERICAN Farmers B2 h.TX 75234 FFE .a) \.\FFEA24.ti FFEMNEE owvo 1 e LOC 5,TO r.,.AZ BLOCK E 1 1.10 1z.oFo2.Ro E]j IJ LOT 6, Fn»auo 4 LOT 11, J LOT 71 / BLOCK E BLOCK E / / BLOCK E 0 as------ U E] o ifFlSF.2a 0 E] LOT K LOT FFE,F 2aoo 0 BLOCK E BLOCK E I o FIREmcoo, 3 5 j LOT 9, j s(_-- FFE,n2a Al Al a as BLOCK E j/i — s,3 0 0 LOT 12, i i/// _(__s(2\\ BLOCK E FFEA2&7•. 0.30 3.3 F Loi 10, e =\_``__o_ o 0s( moo F/- 6 // / vv BLyAU.. LOT e vv/'m"// /ii /i//%///// o 3 BLOCKOE F ti e.eza.Fi JIFFEEEMv / ti A Re— SE ILAIS ARE ISSUED ION ED 11 1111TIJITIO1. EN EDFFE9806] / a — SEALED SIGNED AND DATED, FAIL F RM TPE1 ITT BE S5 • NOTES: g 00 LOT 15, //LO7 14 /j/ ///////////j/// / \ /\EXISTING FOR 1 ALL ETH PLANENTRADA INFRASTRUCTURE ASSUMED AS s E_ vFe.anaa Fre BLOCK E BLOCK E j / // //// /////// ExnsFIRM I—A vewe FFEAit2fi / FFE.F2Y00 / // / / /// ///// /// / mnaeml I ue intext n oaf solmatla ra.ma oow @Wpy TE 5 EI sLocK6e OTT // i i //i//i////\//i//i/moi/N2_ Q o„ rc— d. h,n..,,, LOT 17. I. X— BLOCK E j j //// /j mm..:(a wrc 5 ra.m F n FES iFFEi2a16- lea 86i" 0] P E 55856 p' y ooCAUTIONiItif MY« s Fifes TRE m o,Da.. F Halla FR o To D s RD°Dn Bu2 AG a B u REVISIONS WGFJ0.2a P OitSm minim nine oa tasecrim o,Oo:a BI.e.m yA RIV FIR—El Fla.W9.58 AREA BOUND/ DRAINAGE L( 19, LOT 16EBLOCK mooED\% F _EE ANY BLOCK EXISTING CONTOUR LINE PRIPIS I IINIIUR LINE RoaosReD DNNEY SANITARY SEWER DRAINAGE AREA NUMBER Ro..r nD AER: RUNOFF DRAINAGE AREA IN ACRES FshE'.EtNNO. i a• C A F DRAINAGE FLOW DIRECTION PROPOSED MnrY wasR DRAINAGE AREA GRMDRAIN INLET TI I.ff MAP Ll Ll Ordinance 837 TROPHY CLUB ; 114 RmrtnmT mnrlsm. TX n15034 nnnrnmmn o SITE LOT 22X iFE:e2An VICINrrY MAP BLOCK E \ 1 MCT To SEADO DEVELOPER CENTURION AMERICAN rm Farmers Bench.TX 75234 FFEA.12 1 OQO M I LOT 9, 11 1 ah BLOCK'E 1 01] IFEw Aa0 rryy El LOT 6, Fndss.o Dow— I o LOT 11, LOT 7, BLOCK E 1 ® oJG BLOCK E / / BLOCK E e eE: 1Fd2ff . scut, xo 0 E:1Fd O LOT 21X / / LOT 8X FF — aa o BLOCK E BLOCK E I j 0 ® x o U j LOT 9, srs-___ \ 0 oBLOCKEN E:1 LOT 12, T FF ez`a e / / F o® BLOCK E / ) // FFF;me e / 0 0 o El e71 LOT R1, oFF E:1 FFrd.un LOT 13. j-//j/-/// -/ i bis Elo 3 ndn.oD /BLOCKE LOT FO BLOCK F F.nze.F i//j // //////// a Do ReARETFUED iii //-///i SEFINAL ALED.SIGNED AND DATED. V Lz2.00 LOT 15,LOT 16, vFedxFaa rFE / BLOCK E - BLOCK E j///// I.AS mint f(f.altla / FFEA2Y.OD - / //-/ -/-// //-/ -/-//-/ - NOTE MAY, eon .eaEes 1. ALL WEST-ANE ENTRADA INFRASTRUCTURE ASSUMED AS LOT 16, j / -j /j / /j // / ALILE NO FOR TIUS PUN SET. BLOCK E j / / -/ // /2. ALL SPOTS TOP OF PAVEMENT UNLESS OTHERWISE NOTED. LOT 17. i a BLOCK mpDp mmar rooaunoN n e N FR_ 5o' I`wcaS PmoCnoNnToc -U FFFoa EV NE LOT 18, i reE,- .p a, Me,m,M1, ,m,m Dewe BLOCK E. // / Tb me orc eoeeernmaw 700 LOT t9, reus- Q a, suam, elm ee,e e,Ns,1,lm e,m.e a me Ew wax BLOCK E mD00D PROPOSED FIRE HYDRANT SIFH PROPOSED SANITARY f PROPOSED STORM INLET CecT ND sem SheetH NE z// %///Err- i ESD-- ERISTINOCONTCONTOUR 111 a UU ////////// V PROPOSED CONTOUR LINE GRADING PLAN e Ordinance 837 TROPHY CLUB CONNECT TO EXIST 1"WATER SERI4CE SNB A WEz RELOCATE NEI£R AS NECESSARY N=]0449433650114q' E-23]36]9.]02f CONNCr O Ensr a"sANirARr z5 Y a BGE,Inc. SERNCE SNB_CLEANOUT WESTLAKE y o12>m®ammSiEDmS,c RLYOCAI£CLEANOUT AS NECESSARY 3•X Fd—TX 15034 N=1044934.411 60N er N EXrST a"sAN/TARY SITE „< Fl® SERNCE STUB MTy CLEANOUT RELOCATE DY A—T AS NECESSARY 9N=1044905]02 CONNECVT TOR EX/ST COIJNECT RJ EX/Sr 1"WAI£R] W W flO'° rt°bn SERNCE STUB Wiry NEI£R s I r. CONNECT TO EXIST RELOCATE ME)FR AS NECESSARY 4 DUCT BANK SIU E=2044869.]182 ca rvccr O Exrsr J wa rr oNNEcr ro Exrsr Je E ` I VICINITY MAP SERNCE SNB MIN MEI£R RELOCATE METERS NECESSARY I Moi To xe1E) DEVELOPER N=JoaaJaa.62Bo a\ e CENTURION AMERICAN CONNECT O EX/5r 4'5AN/rARY X50 , EXISTING IRRIGATION METER Farmers B2ncH.TX 75234 SERNCE SNB_CLEANOUT a V J-' UCT BANK SNB OME=MOIL I _ RELOCA]E CLEAT AS NECESSARY CONNECT TO EXIST 1"WRIER N=]044]36.514 f E%ISPNG CONNECT O EX/ST SERNCE SNB NN METER RELOCATE MEIEF A ECESSARY064680.9600 CO,VNECT TO E ST J"WAJ£R O O E=13]J190 B8J1 1 / T I A LOT 8, LOT 5, sc NCE SNB NlrA M N RY CONNECT O EX/ST 4"SANITARY NEL104.14.96T10 AS NECESSARY sAS srue Alry arANour e e BLOCK E BLOCK E - RELOCAr£CLEANOUT AS NECESSARY CONNECT TO EXIST 4"SANITARY N=10446]S.TOS J ELROCAI£CL ANOUTGA£S N C£SSARY r OE=23]3800.950] p T N=1044859.9214 zIwo— I, IJ OpE=23]3]09.J9]9 CONNECT O EXIST J WAI£R B"IAN/TARY I'll AENECESSARY NSTALL:psslueNrNMETERLOT8,BLO E IJ RELOC MEI£R A ECESSARY N X/ \ 25 LF 6"PYc e N=o*asB9.Jz]r B"wa TER slue BLOCK E N=o44es239e4 sa E-23]JB46 iJ03 NSTALL! WATER o 7 0 D CONNECT O EMSr 4"SANITARY SERNCE MIN METER e CONNECT TO—1 1"WATER 7 0 ® O OCA rE NCLEAAO TASS NEGESSAR e \ RELOCATE MET£F AS NECESSARY d.RE[ iz\\ \ N=)0448159946 D E=13]J8522>4 ss X > E=23]3]2428!! O 0 Ll ca NEcr re e rsr J'wArrR 9, \ Y LOT 10' eNNEcr ro Exrsr a'sANrrARr LOT tc4- / e BLOCK E aoNcATc acArvmlTr nsANassARr sc NCE slue MIy NEI£R s BLOCK E \\ 0/e / \ aBo9263B ERELOCATEMEI£R A] 04454B54a] 30 Oev INSTALL 1 WATER ya pG'%' JO; 0® BANK SNB / SERNC£MIN MER'R ?P\pf' fY 0 0 E:] ®O DUCT BANK SNB N LOT 11, NSTALL 4"SAN/TARY O 71 101ALL W£SRANE ENTRADA INFRASTRUCTURE ASSUMED AS - BLOCK E N r ALL TNG FOR THIS PLAN SETCON1TO—T 2. ALL METER BOXES IN PAVEMENT MUST BE TRAFFIC RATED. FURN/SY/ANO/NSTALL NAND y LOT 1E, yOLE W OWBLE SERNCE BLOCK E NSILL r WATER aNl- 'Er I.,rm e m rw°(euro m u^mm m:elm gym^ap m,lmmNrUNE E PLANS ARE ISSUED FORTNE Y v -ALL 4"SAN/TARY SE NCE MIH ME 91 1881 mutM1ml°IAe Ftesmtl°n°I 5°Im°Elve me°w MW. RE ED c SERNCE MIN CLEANOUT 11 NSI LLR4'SAN/TARY EM..SceNe3 INSTALL BM2 'p pit lane m t6°i rme n ue Ime meelm°ueSERNCEMIHME)ER 18 ( R4,1M nNLAELDF RM TNE1 ILL BE SIGNED AND DATED. f; CONNECT TO EX/sT 4'SAN/TARY LO 1S, // IXE W/DIN/BLE SERNCE ARYE Tasp e m BE SERNCESNB Aw CLEANOUT lypyAj N9R/CLEANOUT TEXAS NcRELOCATECLEANOUTASNECESSARYBLOCE z§ N=10, 4540.2191 X hVS ALL 1'WA CERLOT10. ' TEN- el.mte oKAo°e.°lin"sass °e e. a. n m°r D° , E B U.A .eases R cwvrvEcr O-STI'ware BLOCK E p at M m elm°^e m mm^mnm m Do„s eLe.m r SERNC£SNB MIH MEI£R INSTALL 4'SANIIRY Z 8]9.58 s 4 / RELOCAIF MEIFR AS NECESSARY SERNLY MN CLEANOUT m. we0 A ry=] oaON 11 452126/2 LOT 15, o DS BLOCK E r6 \ 9 ISANK SNB• LOT 15, F1 PROPOSED FIRE HYDRANT mty°° CAUTIONe s'\ BLOCK E s ae H-pMon ro cwsmucnon E%]STING IRPoGAngI ME1ER O,VNECT O E%Sr 4"sAN/TARY S.MH PROPOSED SANITARY RNCE SNB MR/CLEANOUT MANHOLE y CO NECT TO EX/ST 1"WAIFR ELOCAIF CLEANOUT AS NECESSARY PROPOSED STORM INLET EVISIONS e 844519.00]9 RELOCATE ME7FR AS NECESSARY _ N=10445066J10 FUC'T+- PROPOSED FIRE DEPARTMENT CHECK E=23]390].24]4 PROPOSED DUCT BANK PULL BO% SLOT 1T, M PROPOSED WATER TINE s LOT 18, BLOCK E / i PROPOSED SANITARY SEWER BLOCK I" e—PROPOSED SINGLE CONDUIT DUCT BANK CONNECT TO EXlSI 4"SAW_ PROPOSED STORM SEWER e SER CE SNB MIH CLEANOUT11 ELOC O CLEANOUT AS NECESSARR=10444983]81 NSTALL: IRS..ECT.U.— 3J LF 6"P C 2-6"45'BENDS N=]oa4a9Jz129 1 Sheet No. E=13]39116504 RESIDIN AL RADFRI C"'IMS 2BDAll WATER, STORM, DUCTBAN & SEWER PLAN Ordinance 837 OPHv CLUB 114 ewe xem u.sr w",.x,a WESTLAKE Y oFLT ®am TUE s.F Frlsm,T(75034 xa 6,e".,... SITE ,,. ILLU— nR , SILT FENCE STONE OVERFLOW STRUCTURE LOT 22X VICINITY MAP BLOCK E 1 MOT To scut) DEVELOPER I CENTURION AMERICAN Farmers Br MTX 75234 IM-1I x _ SIC pr, LOT 5, r ao01— Vo BLOCK E I E:15LOT6. o B LOT 11,LOT 7, LOCK E BLOCK E BLOCK E LJ E:1 LOT 21X E:1 o Bi LOT 8X LOCK E 0 o BLOCK E 1 A: 0 0 INSTALL STABILIZE 1 ALL WESRAKE ENTRAOA INFRASTRUCTURE ASSUMED AS A EXISTING FOR THIS PLAN SETCpJENTRAIOEJLOT9, s' s o o o BLOCK E / OWINS STRUCTURE D wase Nuflh` m m..f S m O eq.e°o°.aaRl 0 LOT 12 ^\'^\ srz w. " m m,xuex ar saxxx el.a m ew eIm q ®® BLOCK'E jr 6e—.,ew0. N1."1 . El z- E:I® L-1E:108 v 0, 608 Elev.68).9] o,Iw.Mim. wuMve.t of trolii 5 pole on 0® LOT 10 s,z 0 E, BLOCK E Ell- T It 11 m.a e"«.erorm_,00 Im N m",.a«eax f Da.r — ® o arz M.a "m»Re e D 66696 LOT 13, s s srs EIG- .1 a,m m.a"e..m m.,..uoe or aeM.Mb.a" a DaI way. E:1ea oRv vv BLOCK E Dom.6r9se 1111 ILA.N.1 All R'I'L'I"NARNLOT20Xmool]D RE ED a BLOCK E ti ExlsTlrvc corvrouR LINE FINAL F.R.TNII IL ED PROPOSED CONTOUR LINE SEALED,SIGNED AND DATED. LOT 15, LOT 16, SILT FENCE BLOCK E BLOCK E C i STORM INLET PROTECTION Exnss vtlnc FURNISH_&_J_NS-TA-LL: STABILIZED CONSTRUCTION ENTRANCE rz MAv r9 zDr, s LOT 18,SILT FENCING 999 DRAINAGE FLOW DIRECTION BLOCK E O STORM DRAIN INLETX LOT 17, BLOCK E INSTALL STONE amx OVERFLOW STRUCTURE n CAUTION a s ` j y as hwas FMoa To cwswucnox r LENGTI PLUS-113 SFAL ExAx GSy EVISIDNDAE LOT 18, INSTALL STORM wLEr BLOCK E 4T S \PROTECTION LOT 19. BLOCK E PROFILE 1 _F ms AS, rv`"D°m` SIDE VIEW END VIEW NOTES. R CT xu am AT I naE,.w F x Ir1IaoEE.aT.aas Sheet No. L^ T nl WNL .I A} to, 01. 12=1.1lnsE1. EROSIOPLANN ONTROL 1— PLAN VIEW o$c"."x aIDIZAo°o„oM I FIT sT-1a R e$ INSTALLING A FILTER FABRIC SILT FENCE STABILIZED CONSTRUCTION ENTRANCE HEAVY DUTY CURB INLET PROTECTOR Ordinance 837 SHEETINDEX h R rlxl w € C) O Om m COM C NAAANGU MECHANICAL NOTES C)O MFGRANDARaGFORAPoL. 7] DE REQu1REMS All IDYCDxMP_GANFL f'l MECHANICAL SYMB015 n wGOLD-R1 IAI PGI 01 1OF IANFI lGY Gss ti H GENERAL NOTES 01 SITE PLAN 2. ALL. wGCTNGGOMOLYExTRADADEKLIUgGUmF„RBDAETRLAILERDwANa,BG,. SCALE:1"=300'-0" 3. IN THE EVENT R A GRFUGT B NGN ENTRAR OESwN I RDELNESUISTLAII ORDIMANCI lI AND ANY RTUTS GONTAIry 111x,NDTRAD RSIDN GumFLU—lwESAxE RDwANGI ARE OGNTROLING. w 4. THESE DRAWINGS DO NOTCRraN COMPLETE SPEaRGATIONS,DE-IS,R FULL INFORMATION NECESSARY FURTHE COMM£TE CONSTRUCTION OFTHE PRO]ECT.ADDMOMLINMRM NSHLLBEOB NNFROMTHE-N.. x COMILLA rvRRD RMEN,RB wEENCD a DDRMErvRAND aw ECD RD DN CDDmRR ERRR3DD9Drv3,rvDD6DEPNassm ADD. EsN NaGHAN FN G aL ON N EOF rvYREGDL rvGR O a a Qjq 5 cm4 R PL,EWmESR1 III—TO DELA P ZCWT5, A= GUMMP 1ING,AMI IIIANCO AND LEGV awNEu cOry INGFROM THIS RREIATGO WORK. R1GGA,MECHANICAL,ANDRUn6INGMANSARIGUAGRAMn CONLY.ACN41 CE5IG1110-EIV CON ULT W zNAGERECRREMEN O OqwwrvMSFORGRADIrvG>ND DRa ORCOUIRED RETuwrvO wqus,wATERPROOFlxD,ArvD FRExa wwNSrsTENs. v, s.,.—D.ATE—LCOmPnDrnoNNNORRAIMP-NININDNRNG-w HsRU—RAN wWxTEx. 7. THE CONTRACTOR SHIL-1. M B rERIFY,YPEArvOL R FGxILHICSBERwNGG TME SITE AND BERESPONBTBTEwRTHE A«RRAGrAND GRREGNEssofSAME Q a. 0R Q xm%xx F xxB B.x.—DG oumOF Mau:ALP aR I.—AN.BCRIGGID.— RADDDP. OAmPEL U %% lo xXU) COURT M'H L Ho M H. RR flA orvGATS EorvD=D TO II DORDER. W EIxI MRE=RFNssOn 3I RFoMANUFAGTIN11IRITTENING,RUCTON1AND DET 1. RREpuIRETAEmms. 13.THEmNTRAL,DRSHATxPAYATxFDNEs,GwEAll NECEu,RYR,wINI ADD RTAIrvATxPERnIT3AMO-DEAPPRou RFQNL nING NNEGTIRw ALLwD KDNDMR HEGDN R DORMENTG. TDR GO NOT SGATE owlxG:. 3.zxos®IR•o.GTOAMAIQMOMHEIGHTOFIG ,GUPPORTIxGREnDGRRoOF,ANDCERUNG. rvRx DREDw HEIGHT_GEDLNGID AND1-11CDNDITIRR RIREs,Ru<TRRALA-1 I DETERMINERTRD-E ANOI—NG. ERTERIOR GTUDiMAGRRYAGGEMBass: U,,.aIc.n es 5. w M-1IIIGHTS.RQGSRETERENGEEXTERLD1E NS,w SIGnDS,ANIPAGaADTD TOGGRONUNE. PusuWIN 1. AiLwNDaw—.1 FACING NURK SrREETs TO I ARRADM IDN DEAN. ISSUE LOG 02 SITE PLAN TOTAL AREA UNDER ROOF SCALE:1”=300'-0" ME ENTII'M3pRa 3pRa LDOR Ito3 ;tw 3pRa 3pw E-2 3pRa SCALE AKS DA A"!11 2 - ING - RF2 - DATE 06/09/ 2017 g SHEET REFER TO ENTRADA DESIGN GUIDELINES FOR FUTHER DETAILED INFORMATION REGARDING THESE PLANS w ry AI•I Ordinance 837 i HI Via" E jg 3aff =fig:,:esages, F 'n6# opl I P, j I II I I I I II , I I I i I I J I I j I I W F I j o _ j z6 w j o o el I I I Busm I j I I 133UE IAG 01 ROOF PLAN SCALE SCALE 1/8"=1'-0" DATE 06/09201'1 8 S1HEET// M A1.02 Ordinance 837 i HI Via" E jg r_________________ i o ------------ I I I j I I t 1 1 I kIE1GL'_SLiFF.G!!f a LAKE SCALE 01 ROOF PLAN STALE 1/8"=1'-0" DATE 06/09/201'1 s A 1EEO3 Ordinance 837 i HI Via" E jg i 8 :g'pg6z s =ge.:e a E€ pl; r s ig S ia1€,'R5 e. F a a >a oha z 6 i i ICll pp I j i l Mew i i e L-------------------------—— J s sue Loc SCALE i DATE 06/09201'1 01 ROOF PLAN sxEEr SGLLE 1/8"=,,_0„ A 1.04 Ordinance 837 i HI Via" E jg ig'p8 : g6z s =ge.:e a E€ pl; r s F C7 >om a a >a oha w I I L_________________________ ISSUE LOG SCALE a DATE 01 ROOF PLAN 8 06/09201'1 SG E 1/8"=1'-0., SHEET w A1.05 Ordinance 837 i HI Via" E jg ig'z8 : gsz s =gs.:e V;r_ j-- ------ 1- r o P I rz i prei i I 'p 4: 12I J I e az i CW7 >om I I 4.11 a . I jM,c.t kIE1GL'_SLiFF.G!!f a ISSUE LOG v/ SCALE 01 ROOF PLAN SCALE 1/8"=1'-0"g DATE LLO 06/09/201'1 O SHEET A1.06 Ordinance 837 i HI i 8 :g'pg6zgs.:e s 8 i e igi ie ifr'_ FTa a a >a oha b e-- --- --------------- -----II--------II----- ws ne Hr 1ssuE Loc SCALE 01 BASEMENT FLOOR PLAN a" SCALE 1/8"=1'-0"Z DATE w< 06/09/ 2017 ro S1HEET 7r111.0/ Ordinance 837 EK% Q\$! d Q! w ma a$) R p§ 6 \\ q§ 2?$ a.+ Zw------------ ISSUE L06 k z* _ g wk g BASEMENT FLOOR PLAN S— E e=a A£§S Ordinance 837 EK% Q\$! d Q! w ma a$) R p§ 6 \\ Jg$§ d r2w - E§!k o%A z* _ 1 z : ---yf @e SEMENTFLOOR PLAN A£09 Ordinance 837 Via" E jg WHI ig'p8 : g6z s =ge.:e Wa € pl; TOTAL TOTAL AREA UNDER ROOF j BLOCK/LOT EI E2 E3 s BASEMENT A/C 969 1,210 749 IST FLOOR A/C 1,503 2,146 1,992 2NDFLOOR A/C 997 697 769 TO 4 ITOTALA/C 4,484 4,053 3,510 VERANDA 578 475 256 n BALCONY 211 161 35 I I I GARAGE 605 531 607 COURTYARD 262 - 380 COV'.ENTRY 38 188 D ITERRACE275 6,140 5,258 4,876 J i W a oma W5 I I LLA 0 o , o I I j II I i ISSUE L. i:.; OG SCALE 01 FIRST FLOOR PLAN 6" SCALE 1/8"=1'-0"p DATE 06/09/ 2017 e S1HEET1 Ordinance 837 i HI Via" E jg ig'p8 : g6z s =ge.:e a E€ pl; r s E 9•'r€oeF TOTAL AREA UNDER ROOF BLOCK/LOT E10 Ell TOTAL BASEMENT A/C A 1ST FLOOR A/C 1,267 1,391 2,658 2.o ROOR A/C 2,062 2,123 4,190 TOTAL A/C 3,334 3,514 6,&18 VERANDA 258 115 373 BALCONY 72 - 72 GARAGE 507 510 1017 CAURTYARD 117 275 392 COVD ENTRY qq 40 84 BREEZEWAY 102 102 204 R 4, 434 4, 556 8,990 a ooa Z o _ 0 0 F7 klEtl`L'S24FF.G!lefa u ISSUE LAG SCALE 0 DATE 06/09/ 2017 01 FIRST FLOOR PLAN G AlET SG E 1/8"=V-0" 1 1 Ordinance 837 i HI Via" E jg ig'z8 : gsz s =ge.:e a E€ pl; r s E 9•'r€oeF TOTAL AREA UNDER ROOF BLOCK/LOT E10 Ell TOTAL BASEMENT A/C 15 FLOOR A/C 1,267 1,391 2,658 2.o ROOR A/C 2,062 2,123 4,190 TOTAL A/C 3,334 3,514 6,&18 VERANDA 258 115 373 BALCONY 72 72 GARAGE 507 510 1017 COURTYARD 117 275 392 COPD ENTRY qq 40 84 BREEZEWAY 102 102 204 4, 434 4, 556 8,990 F a a >a oha 7 0 ®® L x v uzicu r___________r r___________r _——_—— r I____—___— ' -----------ISSUE LOEwe_o----------- Or i if unn w nRO ow m I G SCALE 0 DATE 06/09/201'1 01 FIRST FLOOR PLAN SNEET SG E 1/8"=V-0" Ordinance 837 i HI Via" E jg ig'p8 : g6z s =ge.:e a E€ pl; r s E 9•'r€oeF TOTAL AREA UNDER ROOF BLOCK/LOT E10 Ell TOTAL BASEMENT A/C 15 FLOOR A/C 1,267 1,391 2,658 2.o ROOR A/C 2,062 2,123 4,190 TOTAL A/C 3,334 3,514 6,&18 VERANDA 258 115 373 BALCONY 72 72 GARAGE 507 510 1017 COURTYARD 117 275 392 COPD ENTRY qq 40 84 BREEZEWAY 102 102 204 4, 434 4, 556 8,990 F a a >a oha W I ' o Elss .AS IELEC. 0 0 0 0 G SCALE O DATE 06/09/ 2017 01 FIRST FLOOR PLAN SNEET SG E 1/8"-V-0" Ordinance 837 i HI Via" E jg w y i mm iL d d 91 H1 = o 90 3,O w¢"a OHO I- ' TOTAL AREA UNDER ROOF u BCOWLOT E12 E14kIE1GL'_SLiFF.G!l fa DR AIC TPL A/C 3,88] 3,693 3,786 ISSUE IAG BALCONY OURttARD20 MECHANIGL 82 5,569 5,553 5,3x7 a SCALE 01 FIRST FLOOR PLAN o SCALE 1/8"=1'-0'•r-7— A77- 1 06/09/ 2017 SHEET Al 114 Ordinance 837 EK% Q\$! d Q! w ma a$) R p§ Jg$§ d r2w - c - w xx 07=. g SECOND FLOOR PLAN S— E e=w A .15 Ordinance 837 EK% Q\$! d Q! w ma a$) R p§ 6 \\ Jg$§ a%GZu«§– 9 b ISSUE LOG g SECOND FLOOR PLAN e ,a, A t}6 Ordinance 837 EK% Q\$! d Q! w ma a$) R p§ 6 \\ Jg$§ d r2w - n o 7fl 2 j } j Musit g SECOND FLOORPLAN e ,a, A t17 Ordinance 837 i HI Via" E jg i 8 :g'pg6z s =ge.:e a E€ pl; r s ig S ia1€,'R5 e. I Q Q O i if El-El ifD 77,/ rFae„ j 02 SECOND FLOOR PLAN g—8SGE1/8”=1'-0"z O ° w kIE1GL'_SLiFF.G!!f a ISSUE IAG 5 00 SCALE O DATE p 06/09201'1 Z SHEET w A1.18 Ordinance 837 i HI Via" E jg i 8 :g'pg6z s =ge.:e a E€ pl; r---------------------------s igS ia lfr'z 5 e. Ix 4L-----T-10 O M o o g kIE1GL'_SLiFF.G!!f a ISSUE IAG gn SCALE 01 SECOND FLOOR PLAN o DATE O 06/09/201'1 SHEET A1.19 Ordinance 837 Al 01111 A9.0 p PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILER A9.01 crone sru¢o sa+e A4.0 06 x sro snRco nage rgsT siox[ etsi s'm[ wrsrox[ E P ERMO BLEND TE RA E COTTATILEROO A4.0103 T.S:631.00 - smE m mr°Pn wu naxEcaurzrcraownu T.S:629.33' SHEPHERD'S WALL _ BRIDGE RAILING BY(OTHERS) T.w.sn.w'Enuo e) T.S.620.50' T.w.uvm'Oa W 0 H02CORTEZ(RIGHT)ELEVATION a< wa,EP=6185 5_Qas SCALE 1/4"=1'-0" W `) Q x Opzukx xU PALERMO BLEND TERRA COTTA TILE ROOF O U k k A4.0103 A4.0102 PALER MO BLEND TERRA COTTA TILE ROOF A4.0102 PALERMOBLENDTERRACOTTATIIEROOF Fm' % U A4.01 01 z Q k x W PALERMO BL N TE U]j COTTATIIE R00F A4.0l/11 LERWFM un roue wT soxE STONE usrnoxe Aexsrsroxe su¢o casrnauE 0/1 Eqy PALERMO BLEND o PALERMO 03 A9.01 03 nonE Lab 3; IIFW- G G sionE usrsmnE usrsmx _ G ISSUE LOG xe usrsraxE -- a 20172017 INS 01 LAKESIDE(REAR)ELEVATION A3 O SCALE 1/4"=1'-0" Ordinance 837 o A4.01/11 0PALERMOBLENDTERRACOTTATILEROOF A9.D A"l 01 PALERMO BLEND TERRA COTTA TILE ROOF E A9.0 06 LimRA A4.02 06 PALERMO BLEND TER A4.02 06 COTTA TILE ROOF A4.01 03 A4.01 03 PALERMO END TERRA COTT LE ROOF E Lx1 OW Q > HraQ ON02COMILLAS(FRONT) ELEVATION SCALE 1/4"=1'-0" A4.01/11 A4.01/11 zyxxxU A4.01 I1 P`N2 0 o A4.01/ 11 1--V Qm' k 0 o A4,0 10 F fixxx'k Z Q x W PALERMO BLEND TERRA A4.02 06 COTTA TILE ROOF A9.0 03 A4.02 Ol smne SSUE LOG SCALE T.w.5xx.00(v o) O DATE a 06/09/ 2017 ME—EL-618.5 01 LEFT ELEVATION A3 O2 SCA-E114—l'-O" Ordinance 837 PALERMO BLEND TERM COTTA TILE ROOF 000 A"1611 A4.01 0 PALERMOBLEND TERRA COTTA TILERoo F pq,0103 02 LAKESIDE(REAR)ELEVATION F SCALE 1/4"=V-0" W z a aya w o ONO Q asFm.. H u zd A XI w RAIII snrox PALERMO BLEND TERRA A4.01 03 COTTA TILE ROOF PALERMO BLEND TER COTTA TILE ROOF am e memo ISSUE LOG A4.02/02 srucro SCALE p DATE warEx =6 r 01 LEFT ELEVATION SCALE 1/4"=V-0" Ordinance 837 BLEND TERRA COTTA TIL OOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF Aq.01 OS A4.01 OS Aq.01 SnKm snKco PA snKco sroao RA COTTA TILE PALERMO BLEND TERRA COTTA TILE ROOF sn«ra 02 COMILLAS(FRONT)ELEVATION SCALE 1/4"=1'-0" W 0 w PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERM COTTA TRE ROOF w PALERMO BLEND TERRA COTTA TILE ROOF sraxe sroxe COTTA TILE ROOF ISSUE LOG crone SCALE a 06 09 2017 01 RIGHT ELEVATION SUE 114"=1'-0" Ordinance 837 STUCCO STUCCO STUCCO G - STUCCO STONE BEDROOM LEVE1694.00' BEDROOM LEVEL 694.00' L, STONE STUCCO rq S UODD U p sSNCCO E—LEVEL STONE _ STONE STONE E-1 LEVEL M W w STONE STONE EW o, a aya 03 CENTER RIGHT ELEVATION 02 CENTER LEFT ELEVATION SCALE 1/4"=P-0" SCALE 1/4"=V-0"ZQ Op Fmk..3E u o STUCCO W Q kx K—M LEVEL w4.W STONE - ISSUE LOG STONE MNN WING LEVEL 632.50' U—bxv SCALE su¢o a 06 09 2017 01 LEFT ELEVATION A3!OSSCALE1/4"=V-0" Ordinance 837 PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOFEME o wwaSTONESTUCCOIs G STONE S ONE f mTuM 4 o 02 FRONT LEFT ELEVATION ED oa w Fm.. Z¢ PALERMO BLEND TERRA COTTA TILE ROOF w PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA B COTTA TILE ROOF COTTA TILE ROO STUCCO d STONE STONE Iy E Q SCALE a 06 09 2017 01 RIGHT FRONT ELEVATION A3 X64 SUE 1/9"=V-0" Ordinance 837 PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOFQ— F I—d SNCCO SR1CC0LE BEDROOM LEVEL 614.00' STONE STUCCO MOOD STUCCO FRONT ENIRYLIEVFL 629.00' STONE STONEry STONE - OW Q > H5 41ON02FRONTLEFTELEVATION5;;a SCALE 1/4"=V-0" w Q -.Op Ov Ca '.oxPALERMOBLENDTERRACOTTATILEROOFF PALERMO BLEND TERRA COTTA TILE ROOF U z Q k w All EN ELI STUCCO STUCCO BECROOM IEVEL 694.00' Em° DN E Max LrvmO LEUEL 6;2.sd ISSUE LOG ED STONE FRONT ENTRY LEVEL 629.00' STONEOMSTONE a 06092017 Ol RIGHT FRONT ELEVATION A3 07 SCALE 1/4"=P-0" Ordinance 837 ALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TRE ROOF PALERMO BLEND TERRA COTTA TILE ROOF Ill I, I limlilil u.olAl uao stun[ sronE 4 fT Et- 2""g na[ IWIgmE 02 REAR(COMILLAS COURT)ELEVATION yo SCALE 1/4"=1'-0" a Q jya H rla;a w s°°o Fm.. z¢ L4 PALERMO BLEND TERM COTTA TILE ROOF PALERMO BLEND TERCOTTA TILE ROOF RIIX RA PALERMO BLEND TERM C R-..l yOII DIIIIOK STONE m III Al LA KE TV I 7T'STONE HILL®® ImJJlllllll N T /I WI N T ° STONE STONE i .rra STONE T STO Fws N' STONE 01 FRONT(COMILLAS)ELEVATION SCALE 1/4"=1'-0" Ordinance 837 PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF EL GG3 b p m¢a 1 OW Q > HraQ ON03LEFTELEVATION02RIGHTELEVATION SCALE 1/4"=V-0" SCALE 1/4"=V-0" W , Q Op Fmk.. Z Q x W PALERMO BLEND TERRA COTTA TILE ROOF ISSUE LOG u 75HOlPARTIALREARELEVATION SCALE 1/4"=V-0" Ordinance 837 o A4.01/07 A4.0 PALERMO BLEND TERRA A9.01/11 0 0 l0 PALERMO BLEND TERRA TERRACOTTATILERODF COTTA TILE ROOF COTTA TILE ROOF A9.01 02 A4.01 E NE CASTSTONE CISTSTONE STONE n CASrnONE 4.01/ 11 nanE smuE STONE'A' O STONE'C JJJ 627.00' 0ESCALE D RIGHT(COMILLAS COURT)ELEVATION 02 FRONT(COMILLAS) ELEVATION: PARTIAL oa w s°°o Fm.. z¢ A4.01/OB w A4.01/06 A4.01/O6 A4.01/07 PALERMO BLEND TERRA COTTA TILE ROOF A4.01/11 A4.01 02 PALERMO BLEND TERRA A4.01 02 PALERMO BLEND TERRA PALERMO BLEND TERRA A9.01 02 sraxE ffiA4 COTTA TILE ROOF COTTA TILE ROOF NE A4.1/11 A4,p 10 4.01/ 08 STUCCO A9.01/11 STUCCO CASTS ONE CAM TONE - - -_ ISSUE LOG STnani B SCALE F DATE w 06/09/ 2017 sltl II 01 FRONT(COMILLAS)ELEVATION A3.1 O SCALE 1/4"=1'-0" Ordinance 837 A4.01/ 06 A4.01/ 08 A4.01/OJ A4.01106 A4.01 02 A4.01 02 M.O1 02 SNCCO GISISfONE CASTSTONE CASISTONE 0 EE sraxe sonE MM MM ONE nE ONE ONE TERRA COTTA TILE ROOF qq smxE 0 0 o TERRA COTTA TILE ROOF TERRA COTTA TRE ROOF A4.01 02 CASTSTONE I-'O o 9 SHEPHERD'S WALL 02 REAR(LAKESIDE) ELEVATION: PARTIAL yo SCALE 1/4"=1'-0" a Q jya H rla;a w Fm.. kx M. 01/O6 M.01/ 06--_" A4.01/ 07 W k TERRA COTTA TILE ROOF PALERMO BLEND TERRA A4.0102 COTTA TRE ROOF A4.0102 STUCCO OVERCOAT OVERCOAT CASTSTONE CASTSTONE CASTSTONE sronE CASTSTONE nmm E OIL[IJ P l rlTmSSUE LOG IE ro 11 rimS70NE M I–E BCALE F DATE w 06/09/2017 sltl II 01 RIGHT ELEVATION A3,11 SU E 1/4"=V-0" Ordinance 837 A4.01/06— A4.01/0J A4.071p PALERMO BLEND TERRA STUCCO COTTA TILE ROOF naxE E SNCCC TERRA COTTA TILER CASISTONE CASTSTONE 53s.ar 02 REAR(LAKESIDE) ELEVATION: PARTIAL SCALE 1/4"=1'-0" a Q pOa H rla;a w Fm.. A4.01108 Zy xx A4.01/ 07 k A4.01/06 A4.01/06 w PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA PALERMO BLEN ERRA COTTA T[LE ROOF COTTA TILE ROOF A4.01/11 A9 A4.01 02 A9.01 02 Aq.01 02 STUCCO CPSTSTONE CASTSTONE SN CASTSTON STUCCO STUCCO CASTSTONE ISSUE LOG non[ 0 0 SCALE O H DATE w 06/09/ 2017 sltl II 01 LEFT ELEVATION SU E 1/4"=1'-0" Ordinance 837 oa.GMLa.FlPE J as s g as e MO0.Tat FlLL m MEoa a pS{ sea Eg"7'E3§3. lOEDOVE COVE DETAIL 09ECAST STONE FASCIA DETAILG 08 CAST STONE FASCIA DETAIL gE@VaEpS a Qsaa4 a3a 4H, o gsg 2 IFHUI G P.AaG GEaP LSTaGGT.G PmAAM amaPaPEa LEaGGFlMG GrvE EEa GME GEa nLEaGGaG aGSfOP m IALADEnax ^ IL aLT.,E L Mna aF. SmrvE aEEa — x,FnS n aE STT SGeFnS A eFSn G.aeGm TOrvES,LL I :Ea. m G NEEaGL_v,E GrvE mEEa GrvE LL rR-2- En.- C m m .Gx MGaTAa LEG .. 1.. 1 L.E.G.= vEMEEa. H ° 07 WINDOW SECTION 06 WINDOW SECTION 05 FASCIA DETAIL 04 FASCIA DETAIL08 0X % SCALE:11/2"=1'-0" SCALE:1 1/2"=1'- 0" SCALE:11/2"=1'-0" SCALE:1 1/2"=1'-0" 0 Q.]OXKXQmK%% Q kX% WWWE-'i U zd w VEa REF:A9.01/ 09,10 azOa vA RIEL Lxa 8—-ER as e a0 FlMP 5ca0' Tne aOpfLxG leG emO SOP pUGL T. nLE aoOFLrvc D-— EOaLVEO[[ cFA" uv eza0 P vP 'R mn. omeaa LR"sOFFrt zG Gai I"IALIRND EWE Lx,Fnwn aEf.SnwCr. LM Fnsan St-REf. Gp[Ph rsEF.srwcT. zx,sue-Fawn GAOGE pt BRof zw SuaFnwn Smug. 20 Mp TAD cP.e0ox0 MGaTAa Gf„ fEG rGrvEVErvEEa LEG< R11. aEF.L.E.G.G GLGrvErErvEEa 1ssuELoc GUGe SCALEVARIES 03 FASCIA DETAIL 02 FASCIA DETAIL 01 FASCIA DETAIL DATE SCALE:1 1/ 2"=1'-0" SCALE:11/2"=1'-0" SCALE:1 1/2"=1'- 0" 06/09/201] SHEET REFER TO ENTRADA DESIGN GUIDELINES FOR FURTHER DETAILED INFORMATION REGARDING THESE PLANS o LOU Ordinance 837 1 OM ON El a E sR•nRE o« cFaE W.- 12 K x 12 FIRE WALL RAFTER DETAIL 11 STUCCO RAKE DETAIL Lm oserSREIN sw..u:.to SCALE:,1' 'V=r DO a iS;.E e?9,gB14SCUPPERBOXDETAIL13BALCONYANCHORDETAILo D. RnLt re Ra RsB«xn° 6Ra_LO_ RUlllR E T) RT n AR-K IR-C _' UR ER m"°"'• EEL"° r° ELnxa°RaL aEM p 10 STONE RAKE DETAIL grvc enR zsmoL nems R.. .. SGllE:1 1/2"= 1'-0.. r•ExER R°n REC— RE,s.R°R w.,ER—ry TE°wo.RaTE Ems,°nER,«nLr n° o o o 0 0 m wEE>,n°LE wonnE as«Rm,L«ro w na.RUL3 BLO°` eRtaecR°rvmxc ryeom sxEer Hera uR Q,¢ usmo NI RRRs"mom ff. 101 08 BALCONY DETAIL 09 NATURAL STONE z.._,._ 06 PARAPET WALK CAP DETAIL o 6 07 FIRE WALL DETAIL SCALE:11/2. ' 1-0-Ca agSURROUNDDETAILm SCALE 1/2"-t'-0" U AFF nE oER ssr°nE W¢ VMYmoum s 05 NATURAL STONE SURROUND DETAIL 4k orvE"E"EER r'a1'fSM. Ra2RX"„fl'Fa rix sNUR F H—R IsvEcsTo nnrw o-ness, s eH9Rt a z•RECEsss° FRi nR MISSUE Ronm000RacE°nRnau s L.a awR vervEERL..0. ,..y., e., e. y. R• snuTtea°Sf - CALF:1/-=1-0- 04 CEDAR SHUTTERS 03 SHAVED BRICK ARCH DETAIL 02 ROUGH ARCH DETAIL 01 STONE/STUCCO TRANSITION DETAILSCALE:1"=1'-0-srae uz^_,.T. SCALE:11/2"=1'-0" REFER TO ENTRADA DESIGN GUIDELINES FOR FURTHER DETAILED INFORMATION REGARDING THESE PLANS Ordinance 837 34s§g §3€o p®9az za wr c U2gFgc. EE man®x HIN1W 3, SunME Fl,nRD ga,.xa a6 cFlov,wcK LLi€..?,e.-.a R., K--10 i E-004-011 12"w.42"H x 23"D 16 CHIMNEY DETAIL 15 CHIMNEY DETAIL 14 LAMP DETAIL 13 CEDAR GATE DETAIL 12 TOWER CORNICE DETAIL 11 PARAPET WALL DETAIL SG E:11/2"=1'-0" keA,t/ 2'=i-0 4€M€Eui'ri°"2t-o wxaoD'ry wwRnnnax rypRpWipE Flwsx rynRwveAEFl-BOER RROR ARE mu91-eMN 7 1 s wEs ERx RED 1xbwFsn:xn RED s wEe- DRE O 16j oyDMDQDD E - ° w`"o-n"'szsi" morzui 9 e si—y a zoo v• Dwu xxxED EDR Es,ER EC a w RxR®SDA xo c) w-EN w9 n w °GE w9 nx a x x xxx oman M,. (R FlC E ) d ^XEyUXxX oEox. Z¢ x xxusncsExW 10 CUT STONE SURROUND DETAIL 09 GARAGE DOOR: xE<ARE x711 08 GARAGE DOOR:oµE,6®<•2 07 GARAGE DOOR:cw s k- 11xE ua o o xwcE cwA pt aexrsesn Il Il o o e ISSUE LOG E'— Eeu,DE IIIWLeOIII IIIAp9Nlll I UNRQG SCALE VARIES06 CHIMNEY DETAIL 05 FRONT DOOR: 04 FRONT DOOR: 03 FRONT DOOR: 02 FRONT DOOR: 01 FRONT DOOR: ocov/on rz.-,. G:,a w D DDD Paa.: nx ..a rz. D. DDD P.:DDD.,. o.. D D Px .xwDDD>s o.E DDD >fRwDDD>„ D DDD E.ADD,, w seeeT REFER TO ENTRADA DESIGN GUIDELINES FOR FURTHER DETAILED INFORMATION REGARDING THESE PLANS A4.03 Ordinance 837 WINDOW SCHEDULE DOOR SCHEDULE WINDOW WIDTH HEIGHT HDR HT LITE TYPE NOTES BOTTOM INSET HARDWARE g a t Iv DOOR WIDTH HEIGHT THICKNESS TOP RAIL RAIL, STILES PANELS HDR HT. TYPE STYLE TYPE NOTES IM 2636 2'-6' 3'-6" 6'-8" 2 xE' 2 CASEMNT 2650 T-6' 5'-0" G-8" 2 3 CASEMNT 2-1480 T-8" 8'-0" 8'-0" INTERIOR PAIR 2040 2'-0" 4'-0" 14'-8" 2 2 FIXED ARCHED 2-2080 4'-0" 8'-0" 8'-0" INTERIOR PAIR 2040 T-0" 4'-0" 16'-41/2" 2 2 FIXED ARCHED 2-2680 5'- 0" 8'-0" 1-3/4" 4-5/8" 4-5/ 8" 8-1/4" 3/4" 8'-0" EXTERIOR FRENCH 3 2480 2'4" 8'-0" 8'-0" INTERIOR 2040 2'1' 4'-0" 18'-1" FIXED ARCHED 2040 2'-0' 4'-0" 6'-8" 2 2 FIXED ARCHED 2680 2'-6" 8'-0" 8'-0" INTERIOR 2880 2'-8" 8'-0" 8'-0" INTERIOR 2-1640 3'-0" 4'0" 6'-8" 2 2 FIXED MULLED 2850 2'-8' S'-0" 6'-8" 2 3 CASEMNT UPSTAIRS 2880 2'-8" 8'-0" 1-3/4" 4-5/8" 4-5/ 8" 8-1/4" 3/4" 8'-0" EXTERIOR 3 3050 3'-0" 5'-0" 6'-8" 2 3 CASEMNT DOWNSTAIRS 2-1480 2'-8" 8'-0" 8'-0" INTERIOR PAIR 2-1680 Y-0" 8'-0" 8'-0" INTERIOR PAIR 3050 3'-0" 5'-0" 6'-8" 2 3 FIXED 2-2080 4'-0" 8'-0" 8'-0" INTERIOR PAIR g g 2040 2'-0" 4'-0" 14'-1" 2 2 FIXED @ @ 2040 2'-0" 4'-0" 15'-5" 2 2 FIXED 2-2680 5'- 0" 8'-0" 1-3/4" 4-5/8" 4-5/ 8" 8-1/4" 3/4" 8'-0" EXTERIOR FRENCH 3 L 2040 2'-0" 4'-0" 16'-9" 2 2 FIXED 2080 T-0" 8'-0" 8'-0" INTERIOR UPSTAIRS 2040 2'- 0" 4'-0" 6'-8" 2 2 FIXED 2480 2'4" 8'-0" 8'-0" INTERIOR DOWNSTAIRS 2650 T-6" 5'-0" 8'-0" 2 3 CASEMNT 2480 T4" 8'-0" 1-3/4" 4-5/8" 4-5/ 8" 8-1/4" 3/4" 8'-0" EXTERIOR 3 2040 2'-0" 4'-0" 8'-0" 2 2 FIXED 2680 2'-6" 8'4" 8'-0" INTERIOR 2040 T-0" 4'-0" IY-111/4" 2 2 FIXED 2680 T-6" 8'-0" 1-3/4" 4-5/8" 4-5/ 8" 8-1/4" 3/4" 8'-0" EXTERIOR 3 2040 2'1" 4'-0" 18'-1" 2 2 FIXED 2880 2'-8" 8'-0" 8'-0" INTERIOR 2650 T-6" 5'-0" 8'-0" 2 3 FIXED 2880 2'-8" 8'-0" 8'-0" EXTERIOR 3-2660 7-6" 6'-0" 8'4" 2 4 FIXED ARCHED,MULLED 3080 T-0" 8'-0" 1-3/4" 5-1/2" 5-1/2" 9" 3/4" 8'-0" EXTERIOR ARCHED 2 A4.03/01-04 2626 2'-6" 2'-6" 14'-0" 2 2 FIXED BLCK OUT 3080 3- 0 8'-0" 2" 6" 6" 6" 1/2" 8'-0" EXTERIOR ARCHED 1 A4.03/05 3050 3'-0" 5'-0" 8'1" 2 3 CASEMNT 9080 9'- 0" 8'-0" 2-3/ 8"3/4" 8'-0" O.HEAD 4 A4.03/07- 09 3050 3'-0" 5'-0" 8'1" 2 3 FIXED 3050 3'- 0" 5'-0" 5'-0" GATE ARCHED 2-2050 4'-0" 5'-0" 8'-0" 2 3 FIXED MULLED,OBSCURED 2880 2'-8" 8'-0" 1-3/4" 4-5/8" 4-5/ 8" 8-1/4" 3/4" 8'-0" EXTERIOR 3 2036 2'-0" 3'-6" 8'- 8" 2 2 FIXED 2-2680 5'- 0" 1 8'-0" 1 8'-0" GATE ARCHED 2640 2'-0" 4'-0" 8'-0" 2 2 CASEMNT NOTES: HARDWARE TYPE SCHEDULE NOTES: 1)HARDWARE:TWISTED PUSH/PULL IRON HANDLE FLAT BLACK EMTECK DEAD BOLT,THRESHOLD:1/8"THICK FLAT 1)ALL GLAZING SHALL BE 3/4"CLEAR GLASS BAR,DOOR HINGE:STEEL HINGE 7-3/4"LONG W/5/8"PIN WITH GREASE o 2)ALL FRAME MATERIAL SHALL BE ALUMINUM CLAD WOOD WINDOWS 2)HARDWARE:BLACK EMTEK RICHMOND HANDLE,THRESHOLD:DARK BRONZE OAK ADJUSTABLE ALUMINUM a'4 QNa SCALE:1/8'=1'-,I)WINDOW LITES VARY PER PLAN AND ELEVATION.REFER TO WINDOW THRESHOLD,DOOR HINGE:BUTT HINGE W/FINIALS SCALE:1/8"=V-0" g SCHEDULE FOR LITE DESIGN 3)HARDWARE:RUSTIC LEVER ORB,THRESHOLD:BLACK ALUMINUM,DOOR HINGE:ORB ADJUSTABLE HINGES V) _ d 4)ALL WINDOW MULLIONS SHALL BE 1-1/8"WIDE. 4)HARDWARE:BLACK IRON,DOOR HINGES:FAUX CAST BLACK ALUMINUM HINGES 3 ds xo zmXXV OcYi k>F QU ^.XXyXXX z a XX w 4A58FY5 '3 ISSUE LOG LTE D- SCALEN/A SCALE:1/8'=1'-0' SCALE:1/8"=l'-O' DATE 4/11/201'1 SIILLI REFER TO ENTRADA DESIGN GUIDELINES FOR FURTHER DETAILED INFORMATION REGARDING THESE PLANS A4.O 1 Ordinance 837 FROM CORTES DRIVE LOOKING WEST pp Ar 1,v,oie."07-eRl'k, IN ' Ordinance 837 FROM CORTES DRIVE LOOKING NORTHWEST INTO COMILLAS fir 2 Ordinance 837 FROM COMILLAS LOOKING EAST IL i. r. aMMMll QPM,'•... FROM NORTH ENTRANCE OF COMILLAS COURT Ordinance 837 FROM COMILLAS LOOKING EAST oil ti e.- I F1 FROM SOUTH ENTRANCE OF COMILLAS COURT F Ordinance 837 StanTelearam, MEDIA Arlington Citizen-Journal I The :eller Citizen; I La Estrella tulansfield l ews-14irror€Star-Telegram plot-theast I tA,/eatherrord Star-Telegram star-telegram.com 808 Throckmorton St. I Ft Worth,Tx.76102-6315 1800.222.3978 MEMO INVOICE *** Fed ID#26-2674582 29 TOTAL AMOUNT DUE 463.44 SALES REP 24 ADVERTISER INFORMATION Kati Davenport BILLING PERIOD 6 BILLED ACCOUNT NUMBER 7 ADVERTISER/CLIENT NUMBER 2 ADVERTISERICLIENT NAME 09/15/2017 603646 603646 1 TOWN OF WESTLAKE MAKE CHECKS PAYABLE TO Star-Telegram TOWN OF WESTLAKE Star-Telegram-Advertising 1301 SOLANA BLVD PO BOX 51847 BLDG 4 STE 4202 Livonia,MI 48151 ROANOKE,TX 76262-7940 Questions?Billing:817-390-7761.Credit: ssr-creditandcollections@mcclatchy.com Payment is due upon receipt. SaITee 0 NEWSPAPER 2 14 16 16 BILLED '7 TIMES 'B START STOP REFERENCE DESCRIPTION PRODUCT SAU SIZE UNITS RUN RATE AMOUNT 09/13 09/14 0003279304 TOWN OF WESTLAKE ORDINANCE NO.E Telegram 1 x 37 L 37 2 17.22 $1,274. 28 825.84 09/13 09/14 0003279304 TOWN OF WESTLAKE ORDINANCE NO.E Uns,'I ST.Com 1 x 37 L 37 2 0.20 15.00 DD2~ v2L"'¢ wc o +• 0 t` m' mcy"• E" op¢ p OQ- I Invoice Total a v. xv 463.44 W M oHWzw}p.w}> z vZL7uoL nt a10mncMoOwm Y mWEor_<0YW0<0F ¢ w¢=zwQ.ulwa _o o a/WWL aOwa ^ ONZL.wQOaOz O°70zOl^ can:a o A n-V1 wwOFwZv wZ0J0O poL`LY¢zlya>>a m c E 0 a m E a'a=o zUL I-¢¢waFo¢=O J >Zv¢o-E u L ¢a of F ry OZZOua-0W0M 'W=Oru QOQvI aL u MF— v u o izpw zQZJQ O0W www LLw WZa Z i vt (= CD N V 3 C mu0000idW- ' o= o aim MU 0 OKZv~1 Zzz.-ia 1-zQ >wOQ 00 c E o-c o lw- OOwzwQQaC',"-=QzwW¢a c Eve- qS 3:Dt =n=_aOcw zU3: O.CLH_Mwh w¢J¢a 011¢tn rDa o may..l-..01n v oavl THIS IS A MEMO INVOICE AND MAY OR MAY NOT REFLECT ALL CHARGES OR CHANGES THAT OCCUR ON THE FINAL INVOICE. Star-Telegram- PLEASE DETACH AND RETURN LOWER PORTION WITH YOUR REMITTANCE 1 BILLING PERIOD 2 1 ADVERTISER/CLIENT NAME MEDIA 09/15/2017 TOWN OF WESTLAKE Star-Telegram-Advertising 23 TOTAL AMOUNT DUE B TERMS OF PAYMENT PO BOX 51847 Upon Receipt Livonia,MI 48151 463.44 MEMO INVOICE 4 PAGE 5 BILLING DATE 1 09/15/2017 11 NEWSPAPER REFERENCE 0003279304 Star-Telegram fi 1 BILLED ACCOUNT NUMBER Star-Telegram-Advertising 603646 PO BOX 51847 7 AOVERTISEIUCLIENTNUMBER Livonia, MI 48151 603646 TOWN OF WESTLAKE DNNCECE7ANORDINANCEOF COUNCIL OF THE TOWN OFSTATEOFTEXASWESTLAKE, TEXAS, APPROV- COUNTY OF TARRANT MENTA DIISTRICTD RPD)ESIOTE PLANNED DEVELOPMENT DIS-TRICT 2)1ESTABLI HED BY ORDINANC'E 703 FOR THE PROPTH STY OUTH SIDE OF HW 114ANDTNORTDAVISOFSOLANABOU=LEVARD COMMONLY KNOWNASWkSTLAKEENTRADA.PROVIDING AN EFFECTIVEDATE; PROVIDING A PENALTYBefoe,a Notary Public in and for said County and State,this day ALSAVIKIGAS AND CTION5'Any person violatinganyoftheProvisionsofthisor.persona appeared Advertisin di anmishall be deemed andfortheStar-Telegram,published by the Star-Telegra ,Inc.at Fort Worth,in Tarrant Coils upon conviction thereof shall be PdistributedinothersurroundingCounties;and who,after being duly sworn,did dispose an Two in Thousandt to exceed 2,000.0o) for each se cratefollowingclippingofanadvertisementwaspublishedintheabovenamedpaperonthefoloffense, A separate offenseshallbedeemedcommitted during whIdaya violat onf occurs15VJOI7orcontinues, PASSED AND AP-PROVED ONSETHIS 11th DAY OF O PTEM6ER 2D17, Signed Subscribed and sworn to before me,this the day of 20 3 / Notary Publi Tarrant County,Texas f"iLESLIE BUCKLEYP{tY PLe i x°.°.•' 7 = Notary Public,State of Texas v Comm, Expires 09-24-2021 n°;,` Notary ID 128058260 Proposed Amendments to Block E Site Plan, Westlake Entrada The planning for the Block E Townhomes called for two homes (that were to be attached) to be constructed on a small traffic island created by adding a small cut-off loop to the originally platted road. These two homes were removed from the water (no canal view or access) and fully surrounded by streets with either a future retaining wall to the south west or additional garage(s) from the future homes to be constructed on Castellon. After completing the 12 Units that back to the canal, it was determined that the proximity of these units and lack of driveways had created a parking conundrum that had not been previously considered. The intention behind converting the two vacant home sites in to additional parking and a small park area / green space for the townhomes is to solve the parking struggle and also foregoes the construction of two homes that would not have been very desirable when compared to the other homes already available in Entrada. The green space and parking area would be the responsibility of the Townhomes Owners Association that is separate from the Entrada POA. The park and parking spaces will be private to the residents of the Townhomes only, and not a general obligation to the overall POA. Sincerely, Michael Beaty Mooreland Development Company, on behalf of Centurion American T T T 1 OVERALL LEGEND 2592 Dallas Parkway, Suite 101, Frisco, TX 75034 BGE, Inc. TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Copyright 2020 CENTURION AMERICAN 1800 Valley View Lane, Suite 300 Framers Branch, Texas 75234 Contact: Michael Beaty Telephone: (214)-287-9009 □ □ □ □ CE N T U R I O N A M E R I C A N BL O C K E R E S I D E N T I A L AT W E S T L A K E E N T R A D A BE I N G 1 . 3 9 2 A C R E S TO W N O F W E S T L A K E , T A R R A N T C O U N T Y , T E X A S BG E , I N C . 1800 Valley View Lane, Suite 300 CENTURION AMERICAN Farmers Branch, TX 75234 DEVELOPER Contact: Michael Beaty Tel: 214-287-9009 BL O C K E R E S I D E N T I A L CO N S T R U C T I O N P L A N S Copyright 2017 2595 Dallas Parkway, Suite 204 BGE, Inc. Frisco, TX 75034 TBPE Registration No. F-1046 Tel: 972-464-4800 ●www.bgeinc.com Contact: Jason Frey Tel: 972-464-4821 MRW INVESTORS, LLC 1800 Valley View Lane, Suite 300 Framers Branch, Texas 75234 Contact: Michael Beaty Telephone: (214)-287-9009 Planning and Zoning Item # 7 – Adjournment