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HomeMy WebLinkAbout04-12-21 P&Z Agenda PacketP&Z Agenda – 04/12/21 Page 1 of 2 TOWN OF WESTLAKE PLANNING & ZONING COMMISSION AGENDA 1500 SOLANA BLVD, BUILDING 7, SUITE 7100, COUNCIL CHAMBER WESTLAKE, TX 76262 April 12, 2021 5:00 P.M. 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 meeting at 5:00 p.m. on Monday, April 12, 2021. In order to advance the public health goal of promoting "social distancing" to slow the spread of the Coronavirus (COVID-19), there will be limited public access to the physical location described above. A limit of thirty (30) seats will be available to the public on a first-come, first-serve basis. A recording of this meeting will be made and will be available to the public in accordance with the Open Meetings Act. 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. PLEDGE OF ALLEGIANCE 3. CITIZEN COMMENTS: This is an opportunity for citizens to address the Planning & Zoning Commission on any matter, whether or not it is posted on the agenda. Individual citizen comments are normally limited to three (3) minutes; however, time limits can be adjusted by the presiding officer. The presiding officer may ask the citizen to hold their comments on any agenda item if the item is posted as a Public Hearing. The Planning & Zoning Commission cannot by law take action nor have any discussion or deliberations on any presentation made at this time concerning an item not listed on the agenda. 4. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD MARCH 8, 2021. 5. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT ITEMS. 6. CONTINUE A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCES 720 AND 918 APPROVING AND AMENDING THE DEVELOPMENT PLAN FOR THE PD1-2 ZONING DISTRICT, KNOWN AS “WESTLAKE ENTRADA”, LOCATED NORTH OF SOLANA BLVD., EAST OF DAVIS BLVD., AND SOUTH OF STATE HIGHWAY 114. P&Z Agenda – 04/12/21 Page 2 of 2 7. CONTINUE A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCE 777 APPROVING A SITE PLAN FOR THE PD1-2 ZONING DISTRICT, KNOWN AS “WESTLAKE ENTRADA”. THE SITE IS LOCATED ON BLOCK C, WESTLAKE ENTRADA ADDITION BETWEEN ARAGON DRIVE, TARRAGONA DRIVE AND STATE HIGHWAY 114. 8. CONTINUE A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A SPECIFIC USE PERMIT (SUP) TO ALLOW FOR A RESIDENTIAL REPOSITORY TO BE LOCATED ON AN APPROXIMATELY 0.71-ACRE PORTION OF BLOCK “C”, WESTLAKE ENTRADA, LOCATED BETWEEN ARAGON DRIVE AND STATE HIGHWAY 114. 9. CONTINUE 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. 10. 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, April 8, 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. United States Pledge "I pledge allegiance to the flag of the United States of America, and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all." Texas Pledge “Honor the Texas flag; I pledge allegiance to the, Texas, one state under God, one and indivisible.” Planning and Zoning Commission Item # 2 – Pledge of Allegiance CITIZEN COMMENTS: This is an opportunity for citizens to address the Planning & Zoning Commission on any matter, whether or not it is posted on the agenda. Individual citizen comments are normally limited to three (3) minutes; however, time limits can be adjusted by the presiding officer. The presiding officer may ask the citizen to hold their comments on any agenda item if the item is posted as a Public Hearing. The Planning & Zoning Commission cannot by law take action nor have any discussion or deliberations on any presentation made at this time concerning an item not listed on the agenda. Planning and Zoning Commission Item #3 – Citizen Comments P&Z Minutes 03/08/21 Page 1 of 10 MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING March 8, 2021 PRESENT: Commission Chairman Tim Brittan and Commissioners Michelle Lee, Brad Swearingen, Kim Morris, Ken Kraska, Sharon Sanden, and Diane Prager. ABSENT: 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 Attorney Sarah Walsh, Robin McCaffrey with Mesa Planning, Michael Beaty with Mooreland Development representing Centurion American, and Ralph Bush with Bush Architects representing Centurion American. Regular Session 1. CALL TO ORDER Commission Chairman Brittan called the regular session to order at 5:02 p.m. 2. CITIZENS COMMENTS No one addressed the Commission. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON JANUARY 11, 2021. Commission Chairman Brittan asked for a motion to approve Item #3. P&Z Minutes 03/08/21 Page 2 of 10 MOTION: Commissioner Morris made a motion to approve the minutes. Commissioner Prager seconded the motion. The motion carried by a vote of 7-0. 4. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER THE JANUARY 2021 REPORT. Planning & Development Director Ron Ruthven presented this item to the Commission. Mr. Ruthven began with the Charles Schwab campus, stating that the campus is basically finished, although a final CFO (Certificate of Fitness for Occupation) for Phase 2 has not been issued. While the campus is essentially finished, only some landscaping remains to be completed. Schwab Way has been completed, and a street will be constructed within the next few months, linking this road to 170 as a traffic mitigation measure. Mr. Ruthven then noted that the Charles Schwab and Fidelity campuses would not likely return to full capacity until this summer, after a sense on normalcy has returned due to the pandemic. Mr. Ruthven then updated the Commission on residential construction. He stated that fifteen (15) residential permits have been issued during the current fiscal year; mostly involving the Knolls and Quail Hollow developments. He indicated that the Town was on pace to issue thirty (30) permits this year, excluding any that may be issued for the Entrada development. Regarding the Entrada development, stone facing is currently being applied to the parking garage, and nearly all businesses have moved into the retail corner. He noted that there would be some items to discuss regarding the Entrada development during this meeting. Mr. Ruthven then stated that the recent cold weather event caused approximately sixty (60) homes to experience plumbing issues due to low temperatures. As a result, the Town is allowing these homes to be repaired immediately with a waiver of permit fees and repairs would be inspected upon completion. Mr. Ruthven then asked the Commission if he could answer any questions. Commissioner Lee asked if the required fire suppression systems were responsible for many of the water line breaks, and asked Mr. Ruthven if this standard was a state or local requirement. Mr. Ruthven responded that these systems were required in all buildings, regardless of size, and this was somewhat unique to Westlake. Commissioner Kraska stated that he had a hot water circulator in his home to prevent pipes from freezing, as he knew of several homes that were heavily damaged during the 2011 winter storm. While he was not sure if these systems could be connected to fire suppression systems, he felt that it would be something that could be looked into for Westlake, as many large homes have suffered damage. Building Official Pat Cooke replied that many of the affected homes were not encapsuled with spray foam at the time of construction, and this has been become more standardized over the last 4-5 years. He then noted that homes that are fully encapsulated with insulative foam barriers have not experienced these issues in Westlake. Chairman Brittan stated that this is something to consider, and perhaps this information could be published in the Westlake Wire. P&Z Minutes 03/08/21 Page 3 of 10 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. Commission Chairman Brittan introduced this item, and asked Mr. Ruthven if Items 5-9 could be addressed at one time, rather than individually. Mr. Ruthven responded that Items 5-8 could be addressed together but recommended that Item #9 be addressed separately. Mr. Ruthven’s recommendation was that Items 5-8 be discussed as a single public hearing, and any votes would be taken individually on each item. Mr. Ruthven then provided a presentation to the Commission. He stated that Items 5-8 would involve a new use for the proposed building, which would be for a storage facility; referred to as a “storage repository”. This area could be used for storage of collections, or as well as a traditional self-storage facility on the upper floor. Mr. Ruthven noted that this would be considered a “residential repository” by definition, and the staff recommendation is that if this is added to the Entrada Zoning Regulations, that it would be added with the additional condition that a Specific Use Permit (SUP) would need to be approved in order to allow this use within the development. Commissioner Prager asked if anything has been planned for construction to the right of this proposed use. Mr. Ruthven explained that in a presentation to Town Council, it was shown that retail shops would be located along Tarragona, but no formal plans or proposals have been received by staff for consideration. Commissioner Prager then asked if Centurion American would build this property. Mr. Ruthven confirmed that they would, and while the application lists “AMR” as the applicant, he believes the two to be affiliated. MOTION: Commission Chairman Brittan made a motion to table Item 5 and continue the public hearing through April 12th. Commissioner Morris seconded the motion. The motion carried by a vote of 6-1, with Commissioner Lee voting nay. 6. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCES 720 AND 918 APPROVING AND AMENDING THE DEVELOPMENT PLAN FOR THE PD1-2 ZONING DISTRICT, KNOWN AS “WESTLAKE ENTRADA”, LOCATED NORTH OF SOLANA BLVD., EAST OF DAVIS BLVD., AND SOUTH OF STATE HIGHWAY 114. Mr. Ruthven then continued his presentation, showing the existing Entrada Development Plan and the Proposed Development Plan for Entrada, which would remove the amphitheater and be replaced this with the residential repository building, located to the right of the parking garage and north of restaurant row. MOTION: Commission Chairman Brittan motioned to table Item 6 and continue the public hearing through April 12th. Commissioner Kraska seconded the motion. The motion carried by a vote of 6-1, with Commissioner Lee voting nay. P&Z Minutes 03/08/21 Page 4 of 10 7. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCE 777 APPROVING A SITE PLAN FOR THE PD1-2 ZONING DISTRICT, KNOWN AS “WESTLAKE ENTRADA”. THE SITE IS LOCATED ON BLOCK C, WESTLAKE ENTRADA ADDITION BETWEEN ARAGON DRIVE, TERRAGONA DRIVE AND STATE HIGHWAY 114. Mr. Ruthven then stated that the next item would require an amended site plan for Block “C” within Entrada. He presented the existing amphitheater plans and the proposed site elevations for the repository building. MOTION: Commission Chairman Brittan made a motion to table Item 7 and continue the public hearing through April 12th. Commissioner Swearingen seconded the motion. The motion carried by a vote of 6-1, with Commissioner Lee voting nay. 8. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A SPECIFIC USE PERMIT (SUP) TO ALLOW FOR A RESIDENTIAL REPOSITORY TO BE LOCATED ON AN APPROXIMATELY 0.71-ACRE PORTION OF BLOCK C, WESTLAKE ENTRADA, LOCATED BETWEEN ARAGON DRIVE AND STATE HIGHWAY 114. Mr. Ruthven stated that the specific business use of the residential repository would be approved by the SUP, in addition to the layout of the building. The first floor would include flexible storage space, and the second floor would contain a mixture of flexible storage space or pre-compartmentalized storage space. The third floor would include pre- compartmentalized storage space, the fourth floor would include flexible office space, and the fifth floor would contain a restaurant. Mr. Ruthven noted that if the Commission were to recommend approval, it would be with conditions as stated by staff recommendations on each item. He then stated that staff did not recommend approval as a “guide forward”, should to the Commission choose to recommend approval. Mr. Ruthven then asked if he could answer any questions from the Commission. Commissioner Morris asked if the gun range that was approved in May 2020 was still moving forward. Mr. Ruthven replied that this project, located on Block “P”, has not moved forward, and the status is currently unknown. Mr. Ralph Bush with Bush Architects addressed the Commission. He stated that he was providing information on the residential repository, located on Block “C”, and wanted to qualify several items. First, he stated that AMR is an unaffiliated developer, and the company has closed on the site. The proposed developer for the gun range on Block “P” has had no communication with Bush Architects since August 2020. Mr. Bush then presented to the Commission a proposed site plan of the Residential Repository, located on Block “C”. Located on Aragon Drive, this would include a multi-story concrete building with an ornate exterior. The first floor would include a parking area that P&Z Minutes 03/08/21 Page 5 of 10 could also serve as a retail area. The second floor, which includes storage units, is currently unplanned and the exact size of the units would be dictated by the market. The third floor would be approximately 25,000 square feet and would be considered more “typical” of the overall storage units. There would be maximum of 75 units located on this floor. The fourth floor would contain a more “collector-style” suite, with balconies and outdoor access. The fifth floor would feature a restaurant with a large patio area and cabanas. Mr. Bush then showed a street view of the property and highlighted that some of these areas could be storefronts, and changes have been made to address staff concerns regarding multiple garage doors being located on the first floor. Commissioner Prager asked who would pay for the finish-out costs, as there are many small spaces. Mr. Bush stated that there would be a number of “spec” spaces, and other spaces would be open and flexible in size. The spaces would allow customization at the customer’s expense. Mr. Bush then showed a rendering of “Block C Business”, which is comprised of for-sale business space on the rear of the building. Commissioner Kraska asked who performed the market analysis for this type of product and expressed skepticism of the desirability of the restaurant located on the top floor featuring a large patio area approximately 100 feet from SH 114. Mr. Bush replied that the rear walls would mitigate road noise, and he was confident that this would not be an issue. Chairman Brittan asked if there was a restaurant who has expressed commitment in occupying this property. Mr. Bush stated that there were no current commitments, and the top-level restaurant was only a projection at this time. Mr. Michael Beaty then addressed the Commission. He began by stating that AMR had no relationship with Centurion American, and they had purchased the property nearly one year ago. He then noted that a market study has been conducted, and the core use of this project would be the residential repository, which comprises approximately two-thirds of the building. The restaurant has not formally been marketed and will be leased space. Mr. Bush then showed renderings featuring the details of each floor, as well as a market study competition map of the surrounding area. He noted that the property would not be dependent on a single use. Mr. Beaty then showed a construction schedule and indicated that the project would be completed in fifteen (15) months following approval. Commissioner Lee asked if the development was firm on the inclusion of the “man cave” concept. Mr. Bush replied that they were not; this was simply a reference in the trade world for this type of product, and these would be marketed as individual office warehouses. Commissioner Kraska stated that the cost per square foot was above the market, and whether the marketing study showed that this product was viable. Mr. Beaty noted that the marketing study was included in the packet, and construction costs would be limited to the shell of the building only. Commissioner Prager asked how they would be able to compete with complexes such as Solana, which currently has a large amount of space available. Mr. Beaty replied that you cannot rent 400 square feet of office space in Solana, and there is big market for this product that is not being addressed in Westlake. Commissioner Morris asked if the wine storage on the fourth floor included features based on environmental requirements, or on optional features. Mr. Beaty stated that they have been approached by several potential clients who have approached Entrada to buy land for wine storage and lease out additional space, including small office spaces. P&Z Minutes 03/08/21 Page 6 of 10 Commission Chairman Brittan stated that this was a big change to the project and wanted to understand what the rest of the plan was for Block “C”, in addition to of the revised development plan for Entrada and a timeline for the completion of the project. Chairman Brittan noted that progress has not been to anyone’s liking. He stated that while he didn’t have specific opposition to this revised plan on Block “C”, he felt more should be known about the revised development plan for Entrada as a whole. Additionally, he inquired as to what has occurred with the event center that was on the previous plan. Mr. Beaty replied that one of the focus points over the next year will be additional residency coming in. The ten (10) units on Block “D” have had nearly all of the changes incorporated based on P&Z and Town Council feedback and are attached units rather than detached. The villas on Block “H” have less density than previous plans, and it is anticipated that six (6) residential permits will be submitted in April. Block “G” will begin construction with several homes once permits have been received. Block “N” has an SUP for nine (9) residential permits, in addition to office space and mixed retail uses. Block “M” is anticipated to begin construction in May. The Amphitheater is currently being proposed to be moved to Block “B”, which would be a mixed-use development, if approved. This would potentially include a hotel, conference center, and an outdoor venue. These plans will be presented to P&Z and the Town Council when ready. The Plaza Mayor and The Harbor properties are currently being discussed with developers, and construction should begin very soon. Chairman Brittan inquired whether a revised development plan and development schedule would be submitted. Mr. Beaty indicated that this revised plan was what is being presented. Chairman Brittan replied that what was being shown did not include the changes that has just been covered, and that he would like to see this in its entirety. Mr. Bush stated that this was emailed to staff back in October, although it did not include all changes. Commissioner Kraska then inquired where Plaza Mayor went from the originally proposed plan. Mr. Bush responded that they were unsuccessful in securing a building permit for Block “K” within the twelve (12) month requirement. This required fourteen (14) months to submit the documentation, and they were advised that the SUP had expired. Mr. Beaty indicated that plans were ready for submittal in May 2020, but due to the pandemic, it was determined that aspects of the plan would be revised during that time. Chairman Brittan proposed that a revised development plan be brought before the Commission, and items 5, 6, 7 and 8 be tabled until the next meeting. Mr. Beaty responded that the problem was they could not present a conceptual plan for approval; as the development plan is updated with each approved PD site plan. Chairman Brittan stated that since a plan was already prepared for the gas well pad site and other items of importance, it would be beneficial to have these all together, rather than approving pieces one at a time. He then stated that seeing the “bigger plan” would be helpful for the Commissioners and the Town Council to see now that there have been significant revisions. Mr. Ruthven noted that regarding the residential repository application, he was not sure what “AMR” was. However, on the site plan application AMR and Centurion American was listed as basically the same operation with a single signature. Mr. Beaty replied that this project covers more land than AMR owns, and since the PD site plan covers all of Block “C”, P&Z Minutes 03/08/21 Page 7 of 10 not the pad site purchased by AMR. For this reason, both are listed on the application. Mr. Ruthven then added that the market study located in the packet was rather one- dimensional, as it relied on storage market that could be seen in the area. Chairman Brittan asked if a GAANT chart had been prepared for the proposed plans during the pandemic that would be available for review in the near future. Mr. Beaty responded that this had not yet been prepared, but he could prepare and updated version for review by the Centurion team for presentation to the Commission. He then stated that these projects that could move forward with confidence were presented during this meeting, and the restaurants could be open by this fall. Chairman Brittan then asked Mr. Beaty and Mr. Bush to paint a picture of what things looked like going forward, so that not just one item would be built, but the entire development would have a plan and a GAANT chart to demonstrate how we would be moving forward. Mr. Bush indicated that the market would determine how things move forward, and they were counting on the construction of the SH 114 service road to revitalize the restaurants. Mr. Beaty then stated that the conference center would become a multi-purpose outdoor event venue with indoor conference space and would tie into the hotel. He stated that this was the current development plan, and it is requested that only the changes to that plan be approved for things that are “on the table” to be completed. Mr. Beaty then asked for clarification from Mr. Ruthven on the process of tabling items in order to obtain approval. Mr. Ruthven confirmed that the Commission would need to either approve or deny the request in order to be heard by the Town Council. Any items that are tabled would be voted on in a future agenda. Chairman Brittan asked Mr. Ruthven for clarification as to whether these cases could be heard by the Town Council if tabled by the Planning & Zoning Commission. Mr. Ruthven confirmed that they could not, and he stated that it would not move to the Town Council beyond discussion if it were tabled by the P&Z Commission. Assistant Town Manager Jarrod Greenwood added that if the P&Z Commission felt that they had additional questions or needed additional information, it would be advisable to table the item. In the event the Planning & Zoning Commission approves or denies an item, it would then go to Town Council for consideration, and the Commission may not have an additional opportunity for review. Mr. Beaty then stated that two completely different things were being discussed, and while they are related, the repository was the item being discussed. He then noted that while there might have been some confusion on the application, he could certify that this involved two separate entities. Centurion American owns a significant portion of Block “C”, the other piece was owned by AMR, and they are ready to move forward as soon as the permit is issued. Mr. Beaty then stated that they would be happy to answer any questions specific to the repository. The timeline of the development be illustrated with a presentation at the following meeting in April. Town Manager Amanda DeGan asked who owned AMR and if this is a developer that the Town has worked with before. Mr. Beaty stated that the owner was Rush Graves and that AMR was completely independent from Centurion American. He then stated that he did not want to penalize a private landowner by delaying the project, as efforts have been made to get to this point for an extended period of time and AMR would like to move forward. Mr. Beaty then noted that this project met the needs of the residents of the Town, and these P&Z Minutes 03/08/21 Page 8 of 10 things were presented in the original zoning case eight (8) years ago and this was not a stick-frame building. Mrs. DeGan responded that no one was advocating for that, but all could agree that significant changes have occurred in the last eight (8) years and wanted to gain clarity on what P&Z is being asked to make a decision on. Commissioner Morris said that it sounded like there was a partial ownership with AMR and asked if there were any other representatives from AMR at the meeting who could discuss the project. Mr. Beaty stated that there was not. Chairman Brittan then said that since a revised development plan would be coming next month, it would go a long way to see what that looked like. Further, it would be helpful to see the alignment of the project discussed at this meeting and the “big picture” of the development plan. Mr. Beaty said this would penalize a private landowner by delaying this project for another month by waiting for a revised development plan that they are not involved with. Mr. Bush stated that they have a concept plan for this project, and the property owner has submitted a project individually for consideration. Chairman Brittan responded that while he appreciated this, things have shifted considerably from where things were first represented to where they are being presented today. Mr. Bush responded that the only things that were different are the addition of the Repository, and changes to Block “B” since the amphitheater component has been removed. Assistant Town Manager Jarrod Greenwood noted that some confusion may be due to when Mr. Brittan refers to the “development plan”, as he may also be referring to what is transpiring with Block “C”, as it shows silhouettes of buildings and a blank space. While these questions may not pertain to the gas well pad site, it is unclear what will be built on Block “C”, and why these details are not being presented to the Commissioners at this meeting. Commissioner Morris then asked that since a sliver of Block “C” has been sold where the amphitheater was originally planned, if additional things would also be changed in this space. Mr. Bush responded that a significant number of conversations have occurred over the last eight (8) months with staff and the Mayor regarding the amphitheater no longer being a viable use. Mr. Bush then noted that many municipalities have asked to have these removed from development plans, due to the cost of construction and lack of tax revenue that is generated. Therefore, it is being requested that this use be transferred to the indoor conference center that is linked to the hotel within Block “B”. Mr. Greenwood then informed the Commissioners that Mr. Bush provided a good historical timeline on the progression of these changes. Additionally, there have been discussions on what would be an equitable exchange if the amphitheater is not built, and a 30,000-40,000 square foot conference center was presented. He explained that what is being asked for at this meeting was to eliminate the amphitheater on Block “C” to build the Repository, but there would be no requirement that the amphitheater or an equivalent product would be built. Mr. Greenwood then stated that if the Commission was confident that the development would receive an equivalent product in terms of scope, size, and amenities, a decision could be made accordingly. If the Commission felt that they needed something to secure a reallocation of use, then the developer would need to submit a site plan amendment for the gas well pad site and a development plan amending that would incorporate these changes. Chairman Brittan then asked Mr. Beaty and Mr. Bush if the Commission would see the proposed development plan next month. Mr. Bush replied that they would not see it in an official capacity to take action, as it would require several months of work to present a formal plan. However, he noted that this could be presented on an informal basis next month to show what the intentions are for the development moving forward. Chairman Brittan stated that P&Z Minutes 03/08/21 Page 9 of 10 it would help everyone’s level of confidence to see the drawings, what was intended to be built, and what applications would be submitted for approval. Director of Planning and Development Ron Ruthven then explained the options for the Commission to approve, deny, or table any items. Mr. Bush indicated that a presentation would be brought to the Commission on the residential components, including Block “G”, Block “H”, Block “D”, and Block “M”. Additionally, the projects that would be ready for permit applications on Block “N”, Block “C”, and Block “B” would be included. Motions and Commissioner votes were taken separately for Items 5, 6, 7, and 8. MOTION: Commission Chairman Brittan motioned to table Item 8 and continue the public hearing through April 12th. Commissioner Kraska seconded the motion. The motion carried by a vote of 6-1, with Commissioner Lee voting nay. 9. 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. Director of Planning and Development Ron Ruthven presented this item. He showed a photo of the site, where two residential homes were originally planned to be constructed. The developer has proposed to remove the two (2) residential homes of the fourteen (14) that were originally approved by ordinance. It is proposed that twelve (12) guest parking spaces along with additional landscaping and open space are added in its place. He noted that this project could move forward and be addressed in a subsequent development plan amendment. The applicant addressed the Commission and stated that concerns have arisen on the lack of parking by the developer as well as staff. This would also include an amenity for a dog park. Commission Chairman Brittan opened the public hearing at 7:04 p.m. No one addressed the Commission. Commission Chairman Brittan closed the public hearing at 7:05 p.m. Commission Chairman Brittan then asked for a motion to approve Item #9. MOTION: Commissioner Lee made a motion to approve Item #9 with staff recommendation, as outlined. Commissioner Swearingen seconded the motion. The motion carried by a vote of 7-0. 10. ADJOURNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. P&Z Minutes 03/08/21 Page 10 of 10 MOTION: Commissioner Morris made a motion to adjourn the meeting. Commissioner Lee seconded the motion. The motion carried by a vote of 7-0. Chairman Brittan adjourned the meeting at 7:06 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON APRIL 12, 2021. ________________________________ ATTEST: Chairman, Tim Brittan _____________________________________ Todd Wood, Town Secretary STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT ITEMS. Planning and Zoning Commission Item #5 Page 1 of 4 WESTLAKE PLANNING & ZONING COMMISSION TYPE OF ACTION Regular Meeting - Action Item Monday, April 12, 2021 TOPIC: TABLED ITEM: Conduct a public hearing and consider recommendation of proposed amendments to Ordinances 720 and 918 approving and amending the development plan for 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 TABLED ITEM The Planning and Zoning Commission voted to table this item and continue the public hearing on March 8, 2021 by a (4-1) vote. The item was tabled in order to allow the applicant to more time to provide a development plan amendment that accounts for the removal of the amphitheater, a site plan amendment that accounts for the entire portion of Block C and additional details concerning the proposed residential repository. As stated at the March 8th meeting, the applicant will provide a presentation on April 12th providing an update to the Commission concerning the Entrada development. EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) The purpose of this item is to consider and discuss requested changes to the Entrada development plan given the requests on the agenda to amend the Block C and Block E approved site plans. The Page 2 of 4 current development plan shows an amphitheater on Block C where a portion of the proposed Residential Repository is proposed. The amphitheater would be removed as part of this proposal and replaced with the residential repository and future retail/office development on the remainder portion. The proposed amendment also accounts for the proposed change to Block E, further detailed on this agenda. DEVELOPMENT PLAN REQUIREMENTS FOR ENTRADA The purpose of the development plan is to serve as the guiding master plan for the development while also serving as the regulatory control plan for the entire development. The Entrada zoning regulations also require the site plans to be consistent with the approved development plan. Unlike a concept plan, the development plan is scaled, contains more detail such as exact roadway locations and lot boundaries, and serves to act as a high level site plan for the entire development. PROPOSED AMENDMENTS The following includes the detail of each proposed development plan amendment: Block C – Amphitheater Site The current approved development plan shows as follows for this area: The proposed amendment shows as follows (further detail shown on site plan amendment): Block C Block C Page 3 of 4 While the location of an amphitheater adjacent to SH 114 may have presented certain audio issues, removal of the amphitheater results in the loss of the development’s primary event facility, with no other site identified by the applicant to replace the amphitheater. Block E – Lots 11, 12, 15, 16 17 The current approved development plan shows as follows for this area: The proposed amendment shows as follows (further detail shown on site plan amendment): The site plan for Lots 15-17 was administratively approved on February 8, 2021 allowing for three detached homes to be constructed. The site plan amendment for Lots 11 and 12 is on this agenda. Please see the agenda memo for the site plan amendment for further information regarding the proposed change. Lots 11 & 12 Lots 15-17 Lots 15-17 Lots 11 & 12 Page 4 of 4 STAFF RECOMMENDATIONS AND SUMMARY The proposed development plan amendments are requested by Centurion American as part of their site plan amendment requests. The applicant proposes removing the amphitheater but with no alternative site to replace the amphitheater. If the zoning amendment request contained on this agenda is recommended for denial and/or, the Block E site plan amendment is recommended for denial, staff recommends denial of this item as well. However, specifically regarding to the Block C (Residential Repository) request, should the Commission choose to approve the development plan amendment, staff recommends the following condition: 1. An events facility shall be located on Block B [the former gas pad site], Westlake Entrada Addition. The event participant maximum capacity of the facility shall be equal or greater than the maximum capacity of the amphitheater approved by Ordinances 776 and 777. The final design shall meet or exceed the design standards set forth in Ordinance 777. Otherwise, final design details and facility standards shall be contained in the site plan for the facility and/or an SUP and shall also be shown on an amended development plan. 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 May 24, 2021. ATTACHMENTS 1. Proposed Amended Development Plan Retail (includes Restaurants, Commercial, Repository, Office/Showroom and similar) PD 1-2 BLOCK LOTS UNITS BLOCK D LOTS 1-10 10 BLOCK E LOTS 1R-17 17 BLOCK F LOTS 1-14 14 BLOCK G LOTS 1-15 15 BLOCK H LOTS 1-14 14 BLOCK I LOTS 3-14 12 BLOCK I LOTS 3-14 12 BLOCK J LOTS 1-16 16 BLOCK L LOTS 1-25 47 BLOCK M LOTS 1-18 18 03/03/2021 BLOCK C - Repository BLOCK E - lOTS 15, 16, 17 and DOG PARK BLOCK H BLOCK N BLOCK G BLOCK F BLOCK D BLOCK E BLOCK L ART ART BLOCK C RESIDENTIAL RESPOSITORY PHASE 2 RESTAURANT PLAZA MAYOR BLOCK K HOTEL HOTEL MIXED USE POOL HOUSE BLOCK J BLOCK I ART OFFICE RETAIL BLOCK B GAS PAD RETAIL BLOCK P BLOCK A BLOCK M RETAIL MIXED USE MIXED USE TOWN HALL MIXED USE Page 1 of 4 WESTLAKE PLANNING & ZONING COMMISSION TYPE OF ACTION Regular Meeting - Action Item Monday, April 12, 2021 TOPIC: TABLED ITEM: Conduct a public hearing and consider recommendation of proposed amendments to Ordinance 777 approving a site plan for the PD1-2 zoning district, known as “Westlake Entrada”. The site is located on Block C, Westlake Entrada Addition between Aragon Drive, Tarragona Drive and 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 TABLED ITEM The Planning and Zoning Commission voted to table this item and continue the public hearing on March 8, 2021 by a (4-1) vote. The item was tabled in order to allow the applicant to more time to provide a development plan amendment that accounts for the removal of the amphitheater, a site plan amendment that accounts for the entire portion of Block C and additional details concerning the proposed residential repository. As stated at the March 8th meeting, the applicant will provide a presentation on April 12th providing an update to the Commission concerning the Entrada development. EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) Page 2 of 4 Centurion American is requesting approval of a site plan amendment to Block C. Ordinance 777 approved a site plan for Block C showing an outdoor amphitheater. Ordinance 776 approved an SUP for the amphitheater. The proposed request would remove the amphitheater and replace it with a Residential Repository building that would include specialty storage, office suites and a rooftop restaurant. ZONING Allowed Uses Ordinance 703 defines uses that are allowed by right, as an accessory use, or those that require a Specific Use Permit. According to the Entrada zoning regulations (as requested on this agenda), the proposed retail and office uses are allowed by right with the proposed residential repository requiring a SUP. Proposed Uses The attached business plan from the applicant provides a description of the proposed uses. New and unlisted uses include a Residential Repository which will be added as a zoning amendment to Ordinance 703 but will also require a Specific Use Permit which will regulate additional details and requirements. The following is a breakdown of proposed uses by floor: 1st Floor: flexible storage space including “man caves”, artisan workshops and showrooms. 2nd Floor: flexible storage space, or pre-compartmentalized storage space 3rd Floor: Pre-compartmentalized storage space 4th Floor: Flexible office space with walk-out balconies 5th Floor (roof-top): Restaurant Many of these details above will be discussed and memorialized in further detail on Residential Repository SUP request. Building Height Maximum building height is limited to 735 above Mean Sea Level (MSL) with architectural embellishments allowed to exceed this height in certain cases. The structures shown on the Site Plan are 66 feet in height or less and below 735 MSL. Parking Parking for the site is extremely limited. Aside from some parking along Aragon, parking for the site will utilize the parking garage located across Aragon. Architecture, Elevations, Design Guidelines Architecture closely mimics the unique Catalan architecture intended by the Entrada Zoning Ordinance and the Entrada Design Guidelines. The Town Architect has worked extensively with the architect to ensure compliance with architecture and create a unique site in the development. The plans have been reviewed and approved by the Town’s architectural consultant. DEVELOPMENT PLAN AND PID/SAP COMPLIANCE Page 3 of 4 The proposed site plan does not comply with the current Development Plan and will require a development plan amendment as included on this agenda. The proposed site plan complies with the Public Improvement District (PID) Service Assessment Plan (SAP). SUMMARY AND RECOMMENDATION The applicant is requesting to amend Ordinance 777 by replacing the amphitheater with a five story Residential Repository and restaurant. The Residential Repository will require the approval of a separate SUP. If the zoning amendment and/or development plan requests contained on this agenda are recommended for denial, staff recommends denial of this item as well. However, should the Commission recommend approval of the item, staff recommends the following conditions to be added to the motion: 1. All Town and Entrada development regulations and agreements shall be adhered to at all times. 2. All structures approved by the site plan shall be built as a single phase under a single building permit. Building permits for partial building and/or site construction are not permitted for this site. 3. The Residential Repository use shall comply with the provisions of the SUP and operate under a single Certificate of Occupancy. 5. If no building permit is issued and/or no permitted structural construction has begun on the site within two years of ordinance approval, this site plan amendment shall automatically expire. 6. Building signage shall not contain any internal illumination and shall not be visible from State Highway 114. 7. A site development agreement shall be approved prior to the issuance of the building permit. 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 May 24, 2021. Page 4 of 4 ATTACHMENTS 1. Block C Amended Site Plan Package 2. Ordinance 777 TW621.00TW631.78BW619.98TC=637.01TC=636.25TC=636.25TC=637.01TC=634.97TC=632.79TC=632.16TC=631.57TC=630.23TC=628.86TC=629.09TC=629.09TC=628.75TC=627.36TC=625.27TC=628.45TC=625.02TC=624.15TC=TW624.15TC=634.68TC=632.79TC=632.16TC=631.57TC=629.47TP=634.23TP=628.61628.61TP=628.95TP=628.33TW621.00BW616.00TC=623.36TC=623.36TP=623.24TC=624.32LIP=622.00TW631.78BW620.20TC=628.09TP=627.85TC=629.006 4 1 6 4 2 6 4 3 6 4 4 6 4 6 6476486496516526546566586576596616626646636316 3 1632 63463663363 7650645 6 4 0 650655635WV WVWVSSMHTR 6 AE 22304588TR 7 CEA 22314589TR 11 CEA 22524590TR 7 CEA 24184601TR 7.5 CEA 24204602TR 6.5 CEA 24144603TR 7 CEA 24104604TR 12.5 COTT 24134606TR 6.5 CEA 24224607TR 7 CEA 24234608BO VLVBO VLVWWMHPR 3 08 0 PR3080PR3080STATE HWY 114VOL. 222, PG. 176D.R.T.C.T.WATERLINE MARKERBENDTRAFFICRAILTR 6.5 CEA 22294587TR 13.5 AE 24094605TR 6.5 CEA 24084609TR 8.5 CEA 24244610TR 13 CEA 24214611DN ARAGON TARRAGONA24' 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"TARRAGONAARAGON 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 30' - 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 BGE, INC.2595 Dallas Pkwy., Suite 101, Frisco, TX 75034BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800 ●www.bgeinc.com TTSG C22595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY C32595 Dallas Parkway, Suite 101, Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020□□□□BGE, Inc.2595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY TOWN OF WESTLAKE GENERAL NOTESWATER NOTES:SANITARY SEWER NOTES:’ STORM DRAIN NOTES:” ” GENERAL NOTES’“”GRADING NOTES:PAVING NOTES:’2595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYC4 C52595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY□□□□ A10.86 5.59OS51.13 3.65OS21.24 10.33OS40.28 2.46OS30.35 3.07OS11.03 3.33C6P33.5132.5□□□□2595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY C7□□□□2595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY C82595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY□□□□ C9□□□□2595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY C102595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY□□□□ C112595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY C122595 Dallas Parkway, Suite 101BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2020Contact: Jason FreyTel: 972-464-4821BLOCK C - LOT 1 AT WESTLAKE ENTRADA BEING 3.108 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC. BLOCK C LOT 1 PD SITE PLAN PACKAGEPD SITE PLAN PACKAGE NOTTO USE FOR CONSTRUCTION.OWNER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATYDEVELOPER:AMR WESTLAKE VILLAS, LLC200 CRESCENT COURT #180DALLAS, TX 75201CONTACT : MICHAEL BEATY□□□□ ARAGONTA R R A G O N A24' FIRE LANE4/CI W/TREE GRATE4/TF IN BP POT4/CL W/TREE GRATE2/HP IN WJ POT5/CI W/TREE GRATE6/DW IN BP POT5/WJ POTS W/SEASONAL COLORSEE ENLARGEMENT FOR DETAILS2/HP IN WJ POT1/UP 12/LS12/RF12/RO6' CLEAR MULCH AREA80/OV12/MCOVERALL LANDSCAPE PLAN - BLOCK C STORAGE/RESTAURANTSCALE: 1" = 20'-0"DESIGNER:SCALE:DATE:PROJECT:REVISIONS: TEXAS TUFFLANDSCAPELandscape ArchitectureIrrigation DesignProject ManagementHorticulture ConsultationsPO Box 712Prosper, Texas 75078972-347-9930Overall LandscapeL1.0bah12/10/2020WESTLAKE ENTRADALANDSCAPE ARCHITECT:BERIT HUTSON, RLATEXAS TUFF LANDSCAPEPO BOX 712PROSPER, TEXAS 75078(972) 347-9930info@texastufflandscape.comGRAPHIC SCALE:(IN FEET)1" = 20'-0"20 40100ENLARGED ROOF TOP PLANTERSCALE: 1/4" = 1'-0"ROOF TOP PLANTER GENERAL NOTES:1. PLANTER AND ROOF SUPPORT TO BEDESIGNED BY STRUCTURAL ENGINEER.2. PLANTER MUST HOLD A MINIMUM OF 37 CYOF SOIL TO SUPPORT FUTURE TREEGROWTH.3. A MINIMUM OF 24" OF STRUCTURAL SOILSHALL BE PLACED UNDER THE ROOT BALL OFTHE TREE.4. TOPSOIL & AMENDMENTS SHALL BE PLACEDTHE REMAINDER OF THE DEPTH OF THEPLANTER. DESIGNER:SCALE:DATE:PROJECT:REVISIONS: TEXAS TUFFLANDSCAPELandscape ArchitectureIrrigation DesignProject ManagementHorticulture ConsultationsPO Box 712Prosper, Texas 75078972-347-9930Detail SheetL1.1bah12/10/2020WESTLAKE ENTRADALANDSCAPE ARCHITECT:BERIT HUTSON, RLATEXAS TUFF LANDSCAPEPO BOX 712PROSPER, TEXAS 75078(972) 347-9930info@texastufflandscape.com2 VECES EL DIAMETRO DE LABOLA DE RAIZBOLA DE RAIZ CON ARPILLERA O LONA O EN SU CONTENEDORARBOL TRANSPLANTADONO ESCALABOLA DE LA RAIZ - DEBE QUEDAR 2"MAS ALTA QUES EL NIVEL FINAL,REMUEVA LA LONA 1/3NIVEL FINAL DESPUES DERASTRILLAR ("REQUEAR")SUBSUELO EXISTENTE ONATURALRELLENAR SEGUNINDICACIONES3" PAJA O PAJOTEESPACIO ENTRE PLANTASSEGUN PLANONOTA: HAGA UN POZP CONTINUO PARA CADA ARBUSTO O PLANTA.COMPRUEBE EL RANGO DE TRANSMINACION ANTES DE RELLENAR YPLANTAR EL MATERIAL. NOTIFIQUE AL PROPEIRTARIO DE LOSRESULTADOS ANTES DE SEGUIR TRABAJANDO.PLANTA DEL CONTENEDORLONA Y BOLA DE RAIZDE LA PLANTANIVEL FINALCOLOCA LA BOLA DE RAIZ1" ARRIBA DEL NIVEL FINALEXCAVAR 12" FUERA DE LA LINEADE LA BOLA DE RAIZ DELMATERIAL A PLANTAR2" DE PAJA O PAJOTE (MULCH)PREPARAR CAMA PARA PLANTACIONRELLENAR SEGUN ESPECIFICACIONESDEJAR 6" DE TIERRA PREPARADA BAJO LABOLA DE RAIZ; COMPACTARLA USANDOAGUA Y COMPACTADOR DE MANOPREPARACION PARA CAMA DE PLANTAS Y PLANTACIONDE ARBUSTOS O PLANTASVER PLANOS PARA ESPACIOENTRE PLANTAS1" DE ABONO O PAJA (NO TELAPARA HIERBA MALA)CESPED TERMINADO CON BORDESEGUN DETALLES O SUPERFICIEDURA (BANQUETA, MADERA, ETC.)MINIMO REVOLVER O TRILLAR TODAS LASCAMAS A 4" DE PROFUNDIDAD CON ABONO OENMIENDAS SEGUN ESPECIFICACIONESSUELO O TIERRA EXISTENTE1/2 DISTANCIADEL CENTROEQUIVALENTE O IGUALDISTANCIA DEL CENTRO2 VECES EL ESPACIAMIENTO DEL CENTROPRIMERA LINEASUPERFICIE DURA O CESPEDTIPICA PLANTACEAN DE CUBIERTA DE TERRENO(ESPACIAMINETO TRIANGULAR)IGUAL IGUAL IGUALIGUAL and oil drips from all surfaces.21. Remove all debris generated by work operations from the site daily.Clean-up23. All planting areas will be in a raked level condition, free of debris and paved surfaces will beedging will be true and even creating an even exposure of edge to the main viewing sites.in a broom clean condition ready for final acceptance by owner.20. All edging specified will be set 3/4" above finished grade as shown on plan. Turf lines against22. All paved areas will be cleaned daily by washing and sweeping. Remove tire markingsto remove any air pockets.16. Shrub plantings will be installed as shown on the planting plan and detail. Verify planting areasby Ryereson or approved equal.19. Steel edging will be 1/8" x 4" steel, black in color with 12" stakes manufacturedhave been provided as indicated on the plan. Remove all surface rock or debris deposited byprevious work operations or excavations performed to create bed. Beds will be mulched with17. All plant material will be deep watered upon planting and soil tamped around root ballEdging installation3" of decomposed granite.15. Loosen and fine rake areas to break up lumps and produce a smooth, even gradientbark mulch in lawn areas. Mulch will be kept 3" away from the tree trunk.Soil PreparationDuring warranty period, dead and unsightly plant material will be removed immediately. Only oneall planting areas.regulations governing landscape materials and work.permission of the Landscape Architect.This includes but is not limited to fertilizer, mulch, stakes, ties, guy wires, cables, and all settlement has not adversely affected drainage patterns.equipment to complete all landscaping work in strict accordance with the planting plan, 1. The landscape contractor is responsible for providing all materials, labor, andplant list, and all items described in these specifications unless otherwise noted.General Notes and SpecificationsOwner will be responsible for proper maintenance of plants after final acceptance.8. Landsape contractor will confirm operation and coverage of new irrigation system inin the basic project costs. This is a negotiated item at the time of replacement only.Special equipment required for replacement plants due to access problems are not to be includeddamages caused by vandalism, freeze, drought, insect infestation, or other acts of God.planting, the plant will be replaced when conditions are suitable. Warranty excludesreplacement per plant will be done. If the time of year or weather is not conducive to10. All plants will be warranted for a period of one (1) year from the date of final accepatance.that are damaged, stolen, or misplaced on the job site prior to acceptance of work.9. Landscape contractor assumes all liability and replacement requirements of materialsWarranty7. Landscape contractor will restore disturbed finish grades and turf areas to original condition.in handling and planting will be removed using proper pruning techniques.All trees will have a strong, well developed, uncut central leader. Any branches brokenwill have good structure and shape when planted and be free from pests or damage.6. Plant material shall conform to local nursery and industry standards. All plant materialreported to the Landscape Architect. Contractor shall verify all underground utilitieson site. Any problems or discrepancies from the plans or specifications should be4. Landscape contractor and/or irrigation contractor shall verify existing conditionslisted on the plans.2. The landscape contractor must supply all plants as specified, in the sizes and quantities5. Landscape contractor shall comply with all applicable federal.state.county, and local3. Substitutions to any of the work, materials, or equipment may not be made without free of unsightly variations, ridges, or depressions. Ponding of water in finished areas willroot ball of the tree to be planted per detail. Install tree ring and mulch with 3" of hardwood 14. Where possible on site, tree pits will be dug a minimum of 12" wider but no deeper than thenot be permitted. Remove from site all stones, rock, and debris one (1) inch or larger.Final grading is subject to critical owner review only after repeated watering or rains to insureLawn areas should be raked again and rolled before installing seed/sod.Plantings11. Tree pits should be backfilled with 75% existing soil and 25% soil amendments.13. Landscape contractor shall insure that the proper drainage exists in all planting areas.12. All planting areas will be raked to final grade and lightly compacted by watering.other necessary equipment to complete this work.18. All areas not shown to have shrub plantings will have turf-type bermudagrass sod installed.Lawn InstallationSoil will be tilled to 4" deep, raked level, have any rocks, sticks, or debris over 1" diameter removed,and rolled lightly. Sod will be rolled in two directions after installation and deep watered.Soil amendments will be 50% organic compost and 50% expanded shale.prior to beginning work.Existing vegetation adjacent to work areas shall be protected during the entire construction process.Maintenance24. All landscaping shall be maintained in a healthy, neat, and orderly state following installation. Anyplantings located outside of irrigated areas shall be watered regularly by hand or water truck.Irrigation25. All planting areas shall be irrigated with an underground sprinkler system designed and installedper state and local codes. NO ESCALAIrrigation Notes and Specifications Project # :Date:11/25/2020Version:ACCORDANCE WITH ILLUMINATING ENGINEERING SOCIETY APPROVED METHODS. ACTUALPERFORMANCE OF ANY MANUFACTURER'S LUMINAIRE MAY VARY DUE TO VARIATION IN ELECTRICALVOLTAGE, TOLERANCE IN LAMPS, AND OTHER VARIABLE FIELD CONDITIONS. THESE LIGHTINGTHE ENGINEER AND/OR ARCHITECT MUST DETERMINE APPLICABILITY OF THE LAYOUTTO EXISTING / FUTURE FIELD CONDITIONS. THIS LIGHTING LAYOUT REPRESENTS ILLUMINATIONLEVELS CALCULATED FROM LABORATORY DATA TAKEN UNDER CONTROLLED CONDITIONS INCALCULATIONS ARE NOT A SUBSTITUTE FOR INDEPENDENT ENGINEERING ANALYSIS OF LIGHTINGSYSTEM SUITABILITY AND SAFETY. THE ENGINEER AND/OR ARCHITECT IS RESPONSIBLE TO REVIEWFOR COMPLIANCE OF ALL APPLICABLE ENERGY CODES AND LIGHTING QUALITY STANDARDS.NOTES:1) Fixture Mounting Heights (MH) are indicated next to each fixture.2) All fixtures labeled with "_alt" indicates an alternative fixture different from what was listed in the fixture schedule received was used in this calculation3) Interior reflectances 80/50/20; exterior reflectances 20% UON.4) Quantity (QTY) indicated on HLPS Luminaire Schedule is for what is included in this calculation study only - Not final counts.5) Contractor to verify exact fixture quantities and fixture run lengths before ordering.Project Name: Entrada Block CClient: Bush ArchitectsDrawn By: JLednicky, LCLuminaire ScheduleSymbolLabelQtyArrangementManufacturer & Part NumberLLFLum. LumensLum. WattsTotal WattsFilenameCalculation SummaryLabelCalcTypeUnitsPtSpcLrPtSpcTbAvgMaxMinAvg/MinMax/MinDescriptionGround_Side_1IlluminanceFc553.1613.10.0N.A.N.A.Readings taken at 0'-0" AFGGround_Side_2IlluminanceFc553.7516.30.0N.A.N.A.Readings taken at 0'-0" AFGS40SINGLEATL-11-BR-H3-40LED-40-DSCG0.900354140.21608ATL-11-BR-H3-40LED-40-DSCG.IESScale: 1 inch= 16 Ft.UP1 2 3 4 5 6 7 8 9 10BEA11CTARRAGONAARAGONDNUPDN1 2 3 4 5 6 7 8 9 10BEA11CSTAIR03GROUND LEVEL638' - 0"LEVEL 2 STRG649' - 0"LEVEL 3 STRG660' - 0"LEVEL 5 STRG682' - 0"LEVEL 4 STRG671' - 0"SMH: 18SMH: 18MH: 18SMH: 18SSMH: 18MH: 18SMH: 18SSMH: 18SMH: 18MH: 18SMH: 18SMH: 18SMH: 18SSMH: 18MH: 18SMH: 18SMH: 18SMH: 18SMH: 18SMH: 18SMH: 18SMH: 18SMH: 18SMH: 15.25SMH: 15.5SMH: 12.25SMH: 9.5SMH: 9.5SMH: 9.5SSMH: 9.5MH: 9.5SMH: 9.5SMH: 9.5SMH: 9.5SMH: 9.5SMH: 9.5SMH: 9.5SMH: 9.5SMH: 9.5SSMH: 9.55.38.12.85.64.04.14.10.22.34.26.45.04.84.76.24.66.34.75.95.55.16.02.73.52.72.12.01.81.50.00.20.31.01.33.92.02.43.22.30.94.06.44.56.15.35.45.91.60.67.58.17.26.87.36.04.94.02.01.50.26.81.62.94.25.16.47.56.57.97.97.60.33.20.02.52.01.61.71.00.81.11.42.07.83.78.22.03.03.44.46.47.57.47.98.02.62.98.75.49.613.10.10.10.10.10.10.00.05.30.111.50.10.10.10.00.03.35.47.81.83.00.14.02.23.96.17.40.50.60.40.30.22.80.10.02.54.78.210.50.30.30.20.10.10.00.10.02.74.14.71.50.00.00.02.12.96.42.30.00.00.01.62.32.82.31.20.00.04.63.66.30.00.00.03.75.77.24.50.00.00.00.03.80.07.34.00.00.00.03.45.76.74.01.30.02.41.11.00.90.91.07.81.42.71.90.72.21.82.62.62.72.52.52.62.62.42.32.02.12.60.91.01.21.62.02.01.91.91.92.01.42.51.62.52.52.62.62.62.52.42.22.01.92.36.12.01.01.11.62.33.03.74.65.45.92.26.02.86.16.36.36.15.95.75.55.04.54.26.16.21.21.71.41.21.11.00.94.45.15.51.55.92.06.26.26.06.06.06.05.85.24.33.45.70.83.13.53.93.73.33.02.82.31.63.50.63.41.11.31.51.92.42.72.82.82.72.90.52.76.98.27.77.57.55.55.04.84.13.33.90.83.62.71.60.60.61.21.62.12.53.04.13.13.33.63.84.04.14.14.03.94.04.03.03.53.0 3.02.92.21.81.71.61.30.43.61.63.94.13.94.02.62.53.93.94.14.03.73.53.22.04.01.62.91.11.41.31.21.60.52.0 2.41.7 2.80.54.40.3 1.00.20.12.84.95.42.71.37.77.20.10.26.66.64.85.73.62.10.40.24.70.10.12.85.07.65.10.70.44.00.10.12.36.01.70.30.70.60.30.20.10.17.76.71.24.72.11.20.60.30.20.10.22.63.57.07.53.33.02.01.10.12.22.22.22.22.22.32.32.42.42.42.42.30.32.22.32.22.11.91.81.61.51.31.10.90.70.51.12.23.40.10.10.10.01.11.51.92.22.42.73.03.22.23.42.33.33.23.12.82.62.52.52.42.42.32.30.23.34.14.04.03.83.73.83.93.83.94.04.24.20.44.34.14.03.93.93.93.73.43.12.92.72.31.95.54.26.00.20.10.10.10.10.10.01.62.43.24.04.43.95.43.96.26.36.15.95.75.54.94.54.24.34.20.14.80.60.90.90.90.90.90.80.80.80.80.80.70.10.70.90.60.50.50.40.40.30.20.20.10.10.10.10.71.00.60.70.80.91.01.01.11.11.21.21.21.10.91.10.91.01.00.90.90.90.90.90.90.90.90.90.01.11.10.11.31.31.31.41.41.41.41.31.31.31.31.31.21.31.01.00.90.80.70.60.50.40.30.20.20.81.21.80.10.00.80.91.11.31.41.51.61.81.81.91.31.90.11.71.71.61.51.51.41.41.41.31.31.31.31.98.810.89.68.79.28.79.18.48.89.69.77.58.68.213.38.19.68.610.29.48.110.310.19.18.39.01.47.00.15.34.23.32.41.71.10.80.50.30.20.20.112.70.112.62.95.08.211.510.810.812.915.214.815.214.97.70.15.40.70.40.30.20.10.10.12.84.97.26.98.45.42.94.42.71.60.90.50.30.20.10.10.12.85.02.90.17.56.86.25.25.04.53.32.41.81.20.80.51.10.21.90.10.10.12.84.87.37.43.84.94.33.68.10.37.06.86.46.56.96.86.15.96.26.66.46.46.77.26.87.07.37.26.76.46.66.86.45.75.25.04.66.97.40.50.40.30.20.20.10.10.10.10.02.13.67.16.97.08.19.410.611.011.010.510.09.89.48.37.22.25.510.23.89.69.59.49.39.710.39.88.58.08.69.110.59.711.910.49.99.710.510.710.09.49.49.29.08.60.59.34.77.61.61.10.80.50.40.30.20.10.10.10.19.82.63.07.610.111.011.914.015.716.316.315.814.613.913.20.0SouthSoutheastNorth TOWN OF WESTLAKE ORDINANCE NO. 777 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 Highway114 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 777 Page 1 of 8 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 March 21, 2016, by the Planning and Zoning Commission (Commission) whereby the Commission recommended to the Town Council approval of the PD Site Plan depicted in attached Exhibit B 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 March 28, 2016, 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 and after a public hearing, the Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the Town and its citizens that 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 for this PD1 -2 district 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 the 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 in Ordinance 703 and Ordinance 760. Ordinance 777 Page 2 of 8 d) Town Staff will review and approve a materials sample palette that shall be presented at the time for building plans review for a building permit and said materials must comport to elevations as presented to the Staff and the Town Council. e) Landscaping and planters used around the CVS building per drawings submitted by the Developer's master architect, Merriman and Associates, shall be of substantial size, as shown on said drawings, including six (6) inch caliper Italian Cypress in the planters. f) Solid waste collection area(s) will reflect a "shepherd's hut" type architecture and will be approved by Staff at the time of building permit application. g) 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 amended Final Plat prior to the issuance of any building permits for vertical construction. h) A Certificate of Occupancy shall not be issued for any building shown on this PD Site Plan prior to the availability of adequate parking (surface, structured parking, shared parking agreements, or some combination thereof). SECTION 3: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence, paragraph or section. SECTION 4: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. Ordinance 777 Page 3 of 8 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 28th DAY OF MARCH 2016. ATTEST: Laura eat, Mayor Ke1ly)Edwa, Town Secretary APPROV Ordinance 777 Page 4 of 8 Ordinance 777 Page 5 of 8 EXHIBITS EXHIBIT A Legal Description of PD1-2 District EXHIBIT B Entrada Amphitheater PD Site Plan Ordinance 777 Page 6 of 8 Exhibit A LEGAL DESCRIPTION Legal Description of PD1-2 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 ½ 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 ½ 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 ½ 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 ½ 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 ½ 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 777 Page 7 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 ½ 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 ½ inch iron rod found with Graham cap; North 08 degrees 56 minutes 27 seconds West a distance off 21.41 feet to a ½ 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 ½ 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 ½ inch iron rod found with Graham cap; North 17 degrees 03 minutes 03 seconds East a distance of 322.64 feet to a ½ 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 393.11 feet; Ordinance 777 Page 8 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 ½ 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. 2595 Dallas Parkway, Suite 204 Brown & Gay Engineers, Inc. TBPE Registration No. F-1046 Copyright 2016 Tel: 972-464-4800 www.browngay.com Ordinance 777 W W W W W W W W W W W W W W W W W W W W W W W W W W W W W WWWWW W W WW W W W WWW W W W W W W W W WW W W W W UGE U G E U G E U G E UGE U G E U E UGEUGEUGEUGE U G E U G E U G E U G E UGE UG E UGE U G E UGE UGE UGE UGE UGE UG E UGE UGUGEUGE UGE UGEU G E G G G GGGGGGG G G G G G GGGG G G G WWWWWW W W W W W C2 2595 Dallas Parkway, Suite 204 Brown & Gay Engineers, Inc. TBPE Registration No. F-1046 Tel: 972-464-4800 www.browngay.com Copyright 2015 Contact: Will Janney Tel: 972-464-4835 CE N T U R I O N A M E R I C A N AM P H I T H E A T E R AT W E S T L A K E E N T R A D A BE I N G 2 1 1 1 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 BR O W N G A Y E N G I N E E R S I N C 1800 Valley View Lane, Suite 300 CENTURION AMERICAN DEVELOPER Contact: Michael Beaty Tel: 214-287-9009 AM P H I T H E A T E R PD S I T E P L A N P A C K A G E Ordinance 777 C3OVERALLLEGENDMAGUIREPARTNERSSOLANALANDLP9VillageCircleSuite500RoanokeTexas76262BrownGayEngineersIncTel8178876130wwwbrowngaycomCopyright20152595DallasParkwaySuite204BrownGayEngineersIncTBPERegistrationNoF1046Tel9724644800wwwbrowngaycomCopyright2015ContactWillJanneyTel9724644835 CENTURION AMERICAN AMPHITHEATER AT WESTLAKE ENTRADA BEING 2.111 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS 1800ValleyViewLaneSuite300CENTURIONAMERICANDEVELOPERContactMichaelBeatyTel2142879009 AMPHITHEATER PD SITE PLAN PACKAGE Ordinance777 Ordinance 777 NATURAL STONE TRIM NATURAL STONE VENEER HEAVY TIMBER LINTEL WOOD SHUTTER HAND TROWELED STUCCO CLAY MISSION TILE ROOF NATURAL STONE VENEER HEAVY TIMBER LINTEL SLIDING PREFINISHED ALUM / WOOD DOOR SYSTEM CLAY MISSION TILE ROOF HAND TROWELED STUCCO TERRA COTTA HEADER WOOD SHUTTER TERRA COTTA SILL CLAY MISSION TILE ROOF HAND TROWELED STUCCO TERRA COTTA HEADER WOOD SHUTTER NATURAL STONE ARCH NATURAL STONE VENEER TERRA COTTA SILL CLAY MISSION TILE ROOF HEAVY TIMBER AND STONE COLUMN CLAY MISSION TILE ROOF HAND TROWELED STUCCO TERRA COTTA HEADER WOOD SHUTTER WROUGHT IRON RAILING CLAY MISSION TILE ROOF HEAVY TIMBER AND STONE COLUMN 2015148 02.18.2016 ENTRADA AMPHITHEATER | MEZZANINE ELEVATIONS SOUTH ELEVATION A SCALE : 1/8" = 1'-0" SOUTH ELEVATION B SCALE : 1/8" = 1'-0" NORTH ELEVATION SCALE : 1/8" = 1'-0" WEST ELEVATION SCALE : 1/8" = 1'-0" Ordinance 777 CLAY MISSION TILE ROOF HAND TROWELED STUCCO PREFINISHED ALUM / WOOD WINDOW NATURAL STONE ARCH TERRA COTTA HEADER HEAVY TIMBER AND STONE COLUMN WOOD SHUTTER CLAY MISSION TILE ROOF HAND TROWELED STUCCO PREFINISHED ALUM / WOOD WINDOW PREFINISHED ALUM / WOOD WINDOW HEAVY TIMBER AND STONE COLUMN TERRA COTTA HEADER CLAY MISSION TILE ROOF HAND TROWELED STUCCO CLAY MISSION TILE ROOF PREFINISHED ALUM / WOOD WINDOW NATURAL STONE ARCH HEAVY TIMBER AND STONE COLUMN CLAY MISSION TILE ROOF HAND TROWELED STUCCO TERRA COTTA HEADER NATURAL STONE ARCH WOOD SHUTTER HEAVY TIMBER AND STONE COLUMN TERRA COTTA SILL 2015148 02.18.2016 ENTRADA AMPHITHEATER | TICKETING ELEVATIONS WEST ELEVATION SCALE : 1/8" = 1'-0" SOUTH ELEVATION SCALE : 1/8" = 1'-0" EAST ELEVATION SCALE : 1/8" = 1'-0" NORTHEAST ELEVATION SCALE : 1/8" = 1'-0" Ordinance 777 CLAY MISSION TILE ROOF HAND TROWELED STUCCO STONE QUOINS TERRA COTTA HEADER WOOD SHUTTER TERRA COTTA SILL NATURAL STONE ARCH NATURAL STONE VENEER HAND TROWELED STUCCO TERRA COTTA HEADER WOOD SHUTTER TERRA COTTA SILL NATURAL STONE VENEER NATURAL STONE ARCH NATURAL STONE TRIM STAGE ROOF BEYOND CLAY MISSION TILE ROOF HAND TROWELED STUCCO TERRA COTTA HEADER PREFINISHED ALUM / WOOD WINDOW NATURAL STONE VENEER CLAY MISSION TILE ROOF HAND TROWELED STUCCO NATURAL STONE TRIM NATURAL STONE VENEER STONE QUOIN TERRA COTTA HEADER PREFINISHED ALUM / WOOD WINDOW 2015148 02.18.2016 ENTRADA AMPHITHEATER | STAGE ELEVATIONS NORTH ELEVATION SCALE : 1/8" = 1'-0" SOUTH ELEVATION SCALE : 1/8" = 1'-0" EAST ELEVATION SCALE : 1/8" = 1'-0" WEST ELEVATION SCALE : 1/8" = 1'-0" Ordinance 777 CLAY MISSION TILE ROOF NATURAL STONE VENEER CAST STONE TRIM HAND TROWELED STUCCO PREFINISHED ALUM / WOOD WINDOW HEAVY TIMBER AND STONE COLUMN STONE QUOIN CLAY MISSION TILE ROOF NATURAL STONE LINTEL PREFINISHED ALUM / WOOD WINDOW NATURAL STONE VENEER HAND TROWELED STUCCO NATURAL STONE ARCH CLAY MISSION TILE ROOF NATURAL STONE VENEER CAST STONE TRIM HAND TROWELED STUCCO NATURAL STONE ARCH CAST STONE TRIM CLAY MISSION TILE ROOF NATURAL STONE VENEER NATURAL STONE LINTEL PREFINISHED ALUM / WOOD WINDOW CAST STONE TRIM HAND TROWELED STUCCO STONE QUOINS 2015148 02.18.2016 ENTRADA AMPHITHEATER | CONCESSIONS ELEVATIONS EAST ELEVATION SCALE : 1/8" = 1'-0" SOUTH ELEVATION SCALE : 1/8" = 1'-0" WEST ELEVATION SCALE : 1/8" = 1'-0" NORTHEAST ELEVATION SCALE : 1/8" = 1'-0" Ordinance 777 Ordinance 777 C4 TOWN OF WESTLAKE GENERAL NOTES WATER NOTES: SANITARY SEWER NOTES: STORM DRAIN NOTES: GENERAL NOTES GRADING NOTES: PAVING NOTES: 2595 Dallas Parkway, Suite 204 Brown & Gay Engineers, Inc. TBPE Registration No. F-1046 Tel: 972-464-4800 www.browngay.com Copyright 2015 Contact: Will Janney Tel: 972-464-4835 CE N T U R I O N A M E R I C A N AM P H I T H E A T E R AT W E S T L A K E E N T R A D A BE I N G 2 1 1 1 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 BR O W N G A Y E N G I N E E R S I N C 1800 Valley View Lane, Suite 300 CENTURION AMERICAN DEVELOPER Contact: Michael Beaty Tel: 214-287-9009 AM P H I T H E A T E R PD S I T E P L A N P A C K A G E Ordinance 777 C5 2595 Dallas Parkway, Suite 204 Brown & Gay Engineers, Inc. TBPE Registration No. F-1046 Tel: 972-464-4800 www.browngay.com Copyright 2015 Contact: Will Janney Tel: 972-464-4835 CE N T U R I O N A M E R I C A N AM P H I T H E A T E R AT W E S T L A K E E N T R A D A BE I N G 2 1 1 1 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 BR O W N G A Y E N G I N E E R S I N C 1800 Valley View Lane, Suite 300 CENTURION AMERICAN DEVELOPER Contact: Michael Beaty Tel: 214-287-9009 AM P H I T H E A T E R PD S I T E P L A N P A C K A G E Ordinance 777 C6 P3 LEGEND 2595 Dallas Parkway, Suite 204 Brown & Gay Engineers, Inc. TBPE Registration No. F-1046 Tel: 972-464-4800 www.browngay.com Copyright 2015 Contact: Will Janney Tel: 972-464-4835 CE N T U R I O N A M E R I C A N AM P H I T H E A T E R AT W E S T L A K E E N T R A D A BE I N G 2 1 1 1 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 BR O W N G A Y E N G I N E E R S I N C 1800 Valley View Lane, Suite 300 CENTURION AMERICAN DEVELOPER Contact: Michael Beaty Tel: 214-287-9009 AM P H I T H E A T E R PD S I T E P L A N P A C K A G E Ordinance 777 C7 LEGEND 2595 Dallas Parkway, Suite 204 Brown & Gay Engineers, Inc. TBPE Registration No. F-1046 Tel: 972-464-4800 www.browngay.com Copyright 2015 Contact: Will Janney Tel: 972-464-4835 CE N T U R I O N A M E R I C A N AM P H I T H E A T E R AT W E S T L A K E E N T R A D A BE I N G 2 1 1 1 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 BR O W N G A Y E N G I N E E R S I N C 1800 Valley View Lane, Suite 300 CENTURION AMERICAN DEVELOPER Contact: Michael Beaty Tel: 214-287-9009 AM P H I T H E A T E R PD S I T E P L A N P A C K A G E Ordinance 777 C8 LEGEND 2595 Dallas Parkway, Suite 204 Brown & Gay Engineers, Inc. TBPE Registration No. F-1046 Tel: 972-464-4800 www.browngay.com Copyright 2015 Contact: Will Janney Tel: 972-464-4835 CE N T U R I O N A M E R I C A N AM P H I T H E A T E R AT W E S T L A K E E N T R A D A BE I N G 2 1 1 1 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 BR O W N G A Y E N G I N E E R S I N C 1800 Valley View Lane, Suite 300 CENTURION AMERICAN DEVELOPER Contact: Michael Beaty Tel: 214-287-9009 AM P H I T H E A T E R PD S I T E P L A N P A C K A G E Ordinance 777 C9 LEGENDLEGEND 2595 Dallas Parkway, Suite 204 Brown & Gay Engineers, Inc. TBPE Registration No. F-1046 Tel: 972-464-4800 www.browngay.com Copyright 2015 Contact: Will Janney Tel: 972-464-4835 CE N T U R I O N A M E R I C A N AM P H I T H E A T E R AT W E S T L A K E E N T R A D A BE I N G 2 1 1 1 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 BR O W N G A Y E N G I N E E R S I N C 1800 Valley View Lane, Suite 300 CENTURION AMERICAN DEVELOPER Contact: Michael Beaty Tel: 214-287-9009 AM P H I T H E A T E R PD S I T E P L A N P A C K A G E Ordinance 777 INVOICE Star -Telegram 808 Throckmorton St. FORT WORTH, TX 76102 817) 390-7761 Federal Tax ID 26-2674582 Bill To: TOWN OF WESTLAKE 1301 SOLANA BLVD BLDG 4 STE 4202 WESTLAKE, TX 76262-7940 Customer ID: Invoice Number: Invoice Date: Terms: Due Date: PO Number: Order Number: Sales Rep: Description: TOW27 337376651 4/1/2016 Net due in 21 days 4/30/2016 33737665 073 TOWN OF WESTLA Publication Dates: 3/31/2016 - 4/1/2016 Description on CoI Depth Linage Rat ount TOWN OF WESTLAKE ORDINANCE NO. I3580 o t)k ISI STLA 1NANCE",.o ORDINANCE KIS. r r DUNCIL .OF THE TOWN ; V IESTLAKE, TEXAS, APPROVING A PLANNED DEVELOPMENT DIS - TR CT (PD) SITE PLAN FOR A . PORTION OF PLANNED REVEL OPMENT DISTRICT 1, PLANNING AREA 2>{PD1-2); ESTARIISHED SY ORDINANCE 7 3 FOR: THE PROP- ERT1t GENERALLY LOCATED ON': MAST OF DAMS BOULEVARD AND A NTtaADAu PiOVIfl1NG A FFE CTIVE DAT ; Rt iDI A NGANS .AUSE." vkitatll Of -this Misc Fee County of Tarrant THE :SOUTH SIDE OF HWY -114, OR H'( SO ANA BOULEVARD COMMONLY KNOWN AS . WEST ease. A.se offense Before me, a rotary B ' orpant ofa divduring jState, this day personally appeared. Christy Holland, Bids YLegal-Coordinatorohhichaviolationoccursorcon- for the Star Telegram, 6hs P 2s D ikIXEIDI Inc. at Fort Worth, in Tarrant County, Texas : and who after being duly sworn, 2016. did depose and say tharrrre attacnea`cltpping of advertisement was published in the above namedpaper on the listed dates: BIDS &LECG,A.LS DEPT Star -Telegram. (t SUBSCRIBED sAND SWORQTO BEFORE ME, TtXIS DAY OF .April- ep(ito 2016 1 34 34 LINE Net Amount: 6.13 417.08 10.00 427.08 DEBORAH JEAN BAYLOR Notary Public, State of Texas My Commission Expires October 29, 2019 Thank You For Your Payment Signed Remit To: Star -Telegram P.O. BOX 901051 FORT WORTH, TX 76101- 2051 Customer ID: TOW27 Customer Name: TOWN OF WESTLAKE Invoice Number: 337376651 Invoice Amount: $427.08 PO Number: Amount Enclosed: Page 1 of 3 WESTLAKE PLANNING & ZONING COMMISSION TYPE OF ACTION Regular Meeting - Action Item Monday, April 12, 2021 TOPIC: TABLED ITEM: Conduct a public hearing and consider recommendation of a Specific Use Permit (SUP) to allow for a Residential Repository to be located on an approximately 0.71-acre portion of Block C, Westlake Entrada, located between Aragon Drive and 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 TABLED ITEM The Planning and Zoning Commission voted to table this item and continue the public hearing on March 8, 2021 by a (4-1) vote. The item was tabled in order to allow the applicant to more time to provide a development plan amendment that accounts for the removal of the amphitheater, a site plan amendment that accounts for the entire portion of Block C and additional details concerning the proposed residential repository. As stated at the March 8th meeting, the applicant will provide a presentation on April 12th providing an update to the Commission concerning the Entrada development. EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) Centurion American is requesting to operate a Residential Repository on Block C in Entrada. The repository would operate on four floors of the proposed five story building as shown in the Page 2 of 3 companion site plan amendment and would contain a total of 90,080 square feet. A self-storage market study commissioned by the applicant is attached along with a business plan for the proposed Residential Repository. RESIDENTIAL REPOSITORY DETAILS The following are details specific to the proposed business: • The first two levels will include flexible space that will be accessible to automobiles. This space may by modified to meet a particular client’s need; • The second and third level will include pre-compartmentalized storage spaces that resemble more traditional indoor self-storge uses; • The fourth level will include flexible office space; • The fifth level will include a restaurant; • All spaces will be climate controlled; SUMMARY AND RECOMMENDATION The applicant is requesting to operate a Residential Repository on four of five levels on a new building to be located on Block C as detailed in the attached business plan. If the zoning amendment, development plan requests and/or site plan requests contained on this agenda are recommended for denial, staff recommends denial of this item as well. However, should the Commission recommend approval of the item, staff recommends the following conditions to be added to the motion: 1. All Town and Entrada development regulations and agreements shall be adhered to at all times, except as amended herein; 2. The Residential Repository shall comply with the approved site plan and the business plan [to be attached as ordinance exhibits]. 3. Not later than one year from the approval date of this ordinance, this SUP shall automatically expire if no building permit is issued per the requirements of the ordinance approving the site plan [Ordinance XXX]. 4. The following activities are hereby prohibited: 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. 5. The residential repository shall be subject to a Town issued operating license, which shall be renewed periodically per the licensure terms as detailed in a future licensing policy. Notwithstanding other provisions, the license shall grant the town manager or designee right of access to the property and building to ensure the building and site are in compliance with the terms of this ordinance and other applicable regulations. Final licensing terms, fees and conditions shall be provided to the building owner and operator Page 3 of 3 prior to the issuance of the building permit with invocation of all licensure requirements per the adopted policy beginning not later than the issuance of the final Certificate of Occupancy. 6. In the event that the use authorized by this SUP, or construction thereof, is abandoned and/or ceases to operate for a period of more than 180 contiguous days, this SUP shall automatically revoke and shall terminate. 7. Continuous and/or egregious violations of the terms of this ordinance, licensing conditions and/or other applicable Town regulations shall be grounds for revocation of this SUP with the final determination of revocation to be made by the Town Manager in writing. Appeals to administrative revocation under this section may be forwarded to the Town Council for final consideration not later than 60 days after the notice of administrative revocation of the SUP is sent. Failure to appeal within the prescribed timeframe will result in final revocation of the SUP. 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 May 24, 2021. ATTACHMENTS 1. Residential Repository Business Plan 2. Self-Storage Market Study 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 WESTLAKE ZONING NARRATIVES 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. LOCATION MAP Project Location Map LOCATION MAP Location Map BUILDING ELEVATIONS Building Elevations BUILDING PERSPECTIVES 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 FIRST FLOOR USES Internal Vehicular Drive Thru Access Man Caves Man Caves Small Office / Showroom SECOND AND THIRD FLOOR USES 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 FOURTH FLOOR WITH BALCONIES Fourth Floor with Walk-Out Balconies Conditioned Wine Storage Space Balcony View with Restaurant Patio Small Office Spaces with Balconies FIFTH FLOOR RESTAURANT Fifth Floor Restaurant and Mechanical Area Rooftop Patio Lounge … Target Tenant is Operator like Barcelona Wine Bar And Bar WESTLAKE ZONING NARRATIVES 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: DEVELOPMENT AND CONSTRUCTION SCHEDULE 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 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 Nov-10Jan-11Mar-11May-11Jul-11Sep-11Nov-11Jan-12Mar-12May-12Jul-12Sep-12Nov-12Jan-13Mar-13May-13Jul-13Sep-13Nov-13Jan-14Mar-14May-14Jul-14Sep-14Nov-14Jan-15Mar-15May-15Jul-15Sep-15Nov-15Jan-16Mar-16May-16Jul-16Sep-16Nov-16Jan-17Mar-17May-17Jul-17Sep-17Nov-17Jan-18Mar-18May-18Jul-18Sep-18Nov-18Jan-19Mar-19May-19Jul-19Sep-19Nov-19Jan-20Mar-20May-20Jul-20Sep-20Nov-200% 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 Nov-10Jan-11Mar-11May-11Jul-11Sep-11Nov-11Jan-12Mar-12May-12Jul-12Sep-12Nov-12Jan-13Mar-13May-13Jul-13Sep-13Nov-13Jan-14Mar-14May-14Jul-14Sep-14Nov-14Jan-15Mar-15May-15Jul-15Sep-15Nov-15Jan-16Mar-16May-16Jul-16Sep-16Nov-16Jan-17Mar-17May-17Jul-17Sep-17Nov-17Jan-18Mar-18May-18Jul-18Sep-18Nov-18Jan-19Mar-19May-19Jul-19Sep-19Nov-19Jan-20Mar-20May-20Jul-20Sep-20Nov-20-10% -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 FortWorth 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 LitseyRd HenriettaCreekRd NWaln utStHwy1 1 4 NFrontS tRoanoke MarshallCreek 170 377 RoanokeRdMelodyLn MtGileadRdIndependencePkwyWestportPkwy BourlandRdDentonHwyTurner Lake TWKingRdIndianCree kDrTrophyClub DrNWhiteChapelBlvdHw y1 14TrophyClubDrBobcatBlvd TrophyClub CountryClub TrophyClub Park TrophyClub HigginsBranch1938 FawkesLn CapitalPkwy KirkwoodBl vdSolanaBlvd SamSchoolRdShadyOaksNWhi teCh apel Blvd NPearsonLnWDoveRdDav isBlvdDavisBlvd WTX-114Hwy VaqueroClub 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 NorthFw yGolfClubat Champions Circle Roanoke MarshallCreek KellerHasletRd GoldenTriangleBlvd Ru feSnowDrKellerPkwy HeritageTracePkwy RayWhiteRdAlli ance Gatew a yFwy SMainStNMainStDentonHwyKeller 1171 WichitaTrl CollegePk w y CrossTimbersRd TrophyClub CountryClub BridlewoodGolf Club TrophyClub Park TwinCoves Park MurrellPark TrophyClub DoubleOak FlowerMound 1938 114 NPearsonLnDavisBlvdDavisBlvdW S o ut hlakeBlvd WilliamDTateAve MustangDr ColleyvilleBlvdIraE W o o d s Ave TX-114Express Toll Timarron CountryClub SkyCreek RanchGolfClub OakGrovePark LakeviewPark OldUnion 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 NorthF wy GolfClubat Champions Circle Roanoke MarshallCreek KellerHasletRd GoldenTriangleBlvd Ru feSnowDrKellerPkwy HeritageTracePkwy RayWhiteRdAlli ance Gatew a yFwy SMainStNMainStDentonHwyKeller 1171 WichitaTrl CollegePk w y CrossTimbersRd TrophyClub CountryClub BridlewoodGolf Club TrophyClub Park TwinCoves Park MurrellPark TrophyClub DoubleOak FlowerMound 1938 1709 114 NPearsonLnDavisBl vdDavisBlvdW S o ut hlakeBlvd WilliamDTateAve MustangDr ColleyvilleBlvdIraE W o o d s Ave TX-114Express Toll Timarron CountryClub SkyCreek RanchGolfClub OakGrovePark LakeviewPark OldUnion Southlake Grapevine 0 0.8 1.6 mi E H i g hw a y 1 1 4 Cor t es Dr CardonaDrEHig hway114 EHighway114 BaylorMedical CtratTrophy Club 114 11435W FlowerMoundLewisville 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. Survey Date: 12/23/2020 Comp No. 1 Comp No. 2 Comp No. 3 Comp No. 4 Comp No. 5 Comp No. 6 Comp No. 7 Name Public Storage CubeSmart U-Haul All Storage CubeSmart McPherson Storage Stor Self Storage Address 855 Louis Street 1201 N Hwy 377 1600 Mesa Butte Ct 4874 Keller Haslet 8800 Davis Blvd 1604 N Kimball Ave 750 Davis Blvd City, State Roanoke, TX Roanoke, TX Roanoke, TX Keller, TX Keller, TX Southlake, TX Southlake, TX Gross Building Area (GSF)103,264 67,212 63,140 355,150 95,000 24,570 90,275 Rentable Building Area (RSF)80,797 66,912 50,100 302,990 82,500 24,470 66,980 Total Units 683 453 424 1,318 750 154 572 Non-climate Units 478 233 389 766 640 154 0 Climate Units 205 220 35 552 110 0 572 Occupancy 95%94%85%90%94%99%11% Occupied RSF (Calculated)76,538 62,776 42,774 272,691 77,220 24,311 7,636 Year Built 2014 1998 1987 2003 2000 1995 Sep-2020 Land Area (Acres)4.6792 3.371 15.9342 36.148 5.1141 2.9986 2.0929 Distance from Subject (Miles)2.8 3.2 4.2 4.8 4.6 3.9 4.0 Total 5-Mile Radius Comp Nos. 1 - 7 Comp Nos. 1 - 6*Excludes Nos. 3 & 7**0 to 1.5- Mile Radius 1.5 to 3-Mile Ring 3 to 5-Mile Ring Total Rentable Building Area 674,749 607,769 557,669 0 80,797 593,952 Total Occupied RSF 563,946 556,310 513,536 0 76,538 487,408 Total Average Occupancy 83.6%91.5%92.1%0.0%94.7%82.1% <=(Includes Lease-up) By Facility Average Occupancy 81.2%92.8%94.3%0.0%94.7%78.9% <=(Includes Lease-up) *Excludes the new facility in lease-up (No. 7) ** Excludes the new facility in lease-up (No. 7) and the older Class C facilities in fair condition (No. 3) COMPETITION SURVEY SUMMARY Market StudyPage 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 Existing Inventory (RSF)674,749 Existing Inventory (RSF)607,769 New Inventory (RSF)- Excluding Subject Property New Inventory (RSF)- Excluding Subject Property Total 2021 Inventory (RSF)674,749 Total 2021 Inventory (RSF)607,769 Existing Inventory (RSF)674,749 Existing Inventory (RSF)607,769 Approx. Average Occupancy 83.6%On Existing Inventory Approx. Average Occupancy 91.5%Excluding New Lease Up Facility Occupied SF 563,946 Occupied SF 556,310 1.5-Mile 3-Mile 5-Mile 1.5-Mile 3-Mile 5-Mile 2020 Population 8,313 34,090 92,114 2020 Population 8,313 34,090 92,114 Occupancy Residential Multiplier 67.84 16.54 6.12 Occupancy Residential Multiplier 66.92 16.32 6.04 2025 Population 9,720 38,875 102,248 2025 Population 9,720 38,875 102,248 X Residential Multiplier 67.84 16.54 6.12 X Residential Multiplier 66.92 16.32 6.04 Total Residential Demand (RSF)659,396 643,104 625,989 Total Residential Demand (RSF)650,467 634,396 617,513 X Commercial Demand Multiplier 1.20 1.20 1.20 X Commercial Demand Multiplier 1.20 1.20 1.20 Total Demand (RSF)791,275 771,724 751,187 Total Demand (RSF)780,561 761,275 741,016 Less Total Inventory (674,749) (674,749) (674,749) Less Total Inventory (607,769) (607,769) (607,769) New Demand (RSF)116,526 96,975 76,438 Adjusted Demand (RSF)172,792 153,506 133,247 Less Comp 7 Lease Up SF to 90%(52,646) (52,646) (52,646) New Demand (RSF)120,146 100,860 80,601 Columns may not total due to rounding. 1.5-, 3- and 5-Mile Self Storage Demand Analysis 1.5-, 3- and 5-Mile Self Storage Demand Analysis Comp No.7 has 66,980 RSF and has 7,636 occupied SF (11%).90% occupancy equates to 60,820 RSF, so 52,646 RSF remains for lease up. (All 5-Mile Competition Included)(Excludes Comp No. 7 In Lease Up) Table 5 Table 6 Market StudyPage 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 619.74BW612.00 TW621.00 BW616.00 TW621.00BW616.00 TW621.00BW616.00 TW621.00BW616.00 TW 621.00 BW 616.00 TW622.00BW616.00 BW616.00 BW616.00 TW 631.78 BW 619.78 TW621.00 TW621.00 BW 616.00 TW 622.75 TW621.00 TW 621.00 BW 616.00 TW622.08 TW631.78BW619.98 TW 631.78 BW 620.20 TW621.00BW616.00 TC=637.01TC=636.25 TC=636.25TC=637.01 TC=634.97 TC=632.79 TC=632.16 TC=631.57 TC=630.23TC=628.86 TC=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=628.75TC=627.36 TC=625.27 TC=628.45 TC=625.02 TC=624.15 TC=TW624.15BW 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=628.61628.61 TP=628.95 TP=628.73 TP=633.69 TC=637.78 TP=628.33 TW 621.00 BW 616.00 TW621.00BW616.00 TW 621.00 BW 616.00 TC=623.36 TC=623.36 TP=623.24 TC=624.32 LIP=622.00 TW621.00BW616.00 TW621.00BW616.00 TW 619.74BW612.00 BW619.78 TW 621.00 BW 616.00 TW 619.74 BW 612.00 TW631.78BW620.20 TP=633.20 TW 621.00 BW 616.00TC=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 TW622.50 BW616.00 TW622.65BW616.00 BW 616.00 TW 622.78 TW 622.78 BW 616.00 TP 622.85TW 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=622.28641642643 644646647648649651652654 65 6658657659661662 664663666 631631632634636633637643642641 639638 637 634 659 6 5 8 6 5 7 6566 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 643642641639638637636650645640 650655 6656 6 0 6 5 5 6 5 0 6 4 5 6 4 0 6 4 5 660 6 5 5 6 5 0 645640655 650 630635 631631630 631 632 633 634 635 636 637 642 WV WVWV SSMHSSMH 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 4607TR 7 CEA 24234608 TR 12 OAK 4251 4701 BO VLV BO VLVWWMH PR3080PR3080 PR3080 PR3080 V E XIS T T R A S E W E R AV STATE HWY 114VOL. 222, PG. 176D.R.T.C.T.WATERLINE 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 54:1 MAX4:1 M A XC B PROPRETAININGWALL PROPRETAINING WALL PROPRETAINING WALL END TRAFFICRAIL FF 632.04 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 24084609TR 8.5 CEA 24244610TR 13 CEA 24214611 DNDNARAGONT A R R A G O N A24' FIRE LANESTORAGE / RESTAURANTRETAIL AREA ARETAIL AREA BRETAIL AREA CISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP000SITE PLAN20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATE1" = 60'-0"REF: 1 / P0061SITE PLAN UPP0062P006P006P00613412345678910BEA11CSHOP 1101SHOP 2102SHOP 3103SHOP 4104SHOP 5105SHOP 6106SHOP 7107SHOP 8108SHOP 9109SHOP 10110SHOP 11111SHOP 12112RETAIL CORNER113SHOP 13114SHOP 14115SHOP 15116SHOP 16117SHOP 17118SHOP 18119SHOP 19120SHOP 20121SHOP 21122SHOP 22123SHOP 23124SHOP 24125SHOP 25126DRIVE12728' - 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 AARAGONELEV002ELEV001ELEV LOBBY000STAIR #101FIRE RISER128STAIR #202ISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP001PRESENTATION PLAN -LEVEL 01 - STORAGE20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATE1/16" = 1'-0" REF: 1 / P0062GROUND LEVEL - STORAGELOWER 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. RESTAURANTTOTAL 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 DNUPDNP0062P006P006P00613412345678910BEA11C27' - 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"STAIR03ISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP002PRESENTATION PLAN -LEVEL 02 - STORAGE20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATE1/16" = 1'-0" REF: 1 / P0062FLOOR PLAN - LEVEL 02 - STORAGE DNUPP0062P006P006P00613412345678910BEA11CLEVEL 3300ISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP003PRESENTATION PLAN -LEVEL 03 - STORAGE20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATE1/16" = 1'-0" REF: 1 / P0061LEVEL 3 STRG DNUPP0062P006P006P00613412345678910BEA11CLEVEL 4400ISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP004PRESENTATION PLAN -LEVEL 04 - STORAGE20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATE1/16" = 1'-0" REF: 1 / P0061LEVEL 4 STRG DNDNP0062P006P006P00613412345678910BEA11CP0071RESAURANT / BAR500P0072MECHANICAL EQUIPMENT YARD-COVERED PATIO501ISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP005PRESENTATION PLAN -LEVEL 05 - RESTAURANT20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATE1/16" = 1'-0" REF: 1 / P0061LEVEL 5 STRG GROUND LEVEL638' -0"LEVEL 2 STRG649' -0"LEVEL 3 STRG660' -0"LEVEL 5 STRG682' -0"LEVEL 4 STRG671' -0"MISSION BARREL TILE ROOFCAST STONEMISSION BARREL TILE ROOFWROUGHT IRON RAILINGWROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY MISSION BARREL TILE ROOFWROUGHT IRON RAILINGROUGH STONE ARCH PER ENTRADA DESIGN GUIDELINESEXTERIOR STONE FINISHOVERHEAD COILING DOOR TO MATCH COLOR PER ENTRADA GUIDELINESDECORATIVE CAST STONE PARAPET CAPDECORATIVE WROUGHT IRON TOWER ELEMENTDECORATIVE WROUGHT IRON TOWER ELEMENTEXIT STAIRWELL FROM LEVEL 2-5SCREENED MECHANICAL YARDGROUND LEVEL638' -0"LEVEL 2 STRG649' -0"LEVEL 3 STRG660' -0"LEVEL 5 STRG682' -0"LEVEL 4 STRG671' -0"MISSION BARREL TILE ROOFDECORATIVE CAST STONEOVERHEAD COILING DOOR PER ENTRADA GUIDELINESMISSION BARREL TILE ROOFFULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINESMISSION BARREL TILE ROOFWROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON RAILINGDECORATIVE WROUGHT IRON TOWER ELEMENTDECORATIVE WROUGHT IRON TOWER ELEMENTMISSION BARREL TILE ROOFGROUND LEVEL638' -0"LEVEL 2 STRG649' -0"LEVEL 3 STRG660' -0"LEVEL 5 STRG682' -0"LEVEL 4 STRG671' -0"MISSION BARREL TILE ROOFDECORATIVE CAST STONEWROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY DECORATIVE CAST STONE PARAPET CAPDECORATIVE WROUGHT IRON TOWER ELEMENTEXIT STAIRWELL FROM LEVEL 2-5DECORATIVE CAST STONEWROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY SCREENED MECHANICAL YARDGROUND LEVEL638' -0"LEVEL 2 STRG649' -0"LEVEL 3 STRG660' -0"LEVEL 5 STRG682' -0"LEVEL 4 STRG671' -0"MISSION BARREL TILE ROOFMISSION BARREL TILE ROOFWROUGHT IRON RAILINGWROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY WROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY MISSION BARREL TILE ROOFWROUGHT IRON RAILINGROUGH STONE ARCH PER ENTRADA DESIGN GUIDELINESEXTERIOR STONE FINISHOVERHEAD COILING DOOR PER ENTRADA GUIDELINESDECORATIVE CAST STONE PARAPET CAPFULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINESDECORATIVE WROUGHT IRON TOWER ELEMENTDECORATIVE WROUGHT IRON TOWER ELEMENTDECORATIVE WROUGHT IRON TOWER ELEMENTMISSION BARREL TILE ROOFISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP006PRESENTATIONELEVATIONS -STORAGE/RESTAURANT20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK C1/16" = 1'-0" REF: 1 / A1001STORAGE - NORTH1/16" = 1'-0" REF: 1 / A1002STORAGE - EAST1/16" = 1'-0" REF: 1 / A1003STORAGE - WEST1/16" = 1'-0" REF: 1 / A1004STORAGE - SOUTHNO.DESCRIPTIONDATE LEVEL 5 STRG682' -0"LEVEL 4 STRG671' -0"FULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINESMISSION BARREL TILE ROOFWROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICYLEVEL 5 STRG682' -0"LEVEL 4 STRG671' -0"MISSION BARREL TILE ROOFWROUGHT IRON APPEARANCE LIGHT FIXTURES TO COMPLY WITH DARK-SKY POLICY DECORATIVE WROUGHT IRON TOWER ELEMENTSTONE PLANTERWROUGHT IRON RAILINGFULL MASONRY CHIMNEY/FIREPLACE PER ENTRADA GUIDELINESISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP007PRESENTATIONELEVATIONS -RESTAURANT/ AXO20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATE1/16" = 1'-0" REF: 1 / A1111LEVEL 5 - RESTAURANT1/16" = 1'-0" REF: 1 / A1112LEVEL 5 - RESTAURANT FOUNTAIN AREA3AXO - STORAGE4AXO-STORAGE ISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP012RENDERINGS20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATECOLORED ELEVATION FROM LOWER LEVELCOLORED ELEVATION FROM UPPER LEVELSTORAGE / RESTAURANT ELEVATION AT ARAGONRETAIL ELEVATION LOWER LEVEL AT TARRAGONA ISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP014RENDERINGS20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATEUPPER LEVEL AT STORAGE VIEW TOWARDS RETAILUPPER LEVEL VIEW AT STORAGE / RESTAURANTSTORAGE / RESTAURANT ELEVATION AT ARAGONAERIAL VIEW ISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP015RENDERINGS20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATEVIEW FROM LEVEL 4 TOWARDS RETAIL LOCATED ON TARRAGONAAERIAL VIEWLOWER LEVEL VIEW AT TARRAGONA TOWARDS STORAGE / RESTAURANTLOWER LEVEL VIEW TOWARDS STORAGE / RESTAURANT ISSUE LOGPROJECT NO:ISSUED FOR:DRAWN BY:DATE:4700 WESTGROVE DRIVE, STE 200ADDISON, TX 75001PHONE 469-857-3151BushARCHITECTS© BUSH ARCHITECTS, LLC - 2019NOT FOR CONSTRUCTIONP016RENDERINGS20-085Checker09/21/2020ReviewENTRADA BLOCK C TOWN OF WESTLAKE TARRANT COUNTY, TEXAS ENTRADA BLOCK CNO.DESCRIPTIONDATEUPPER LEVEL VIEW TOWARDS RETAIL, STORAGE / RESTAURANTUPPER LEVEL VIEW TOWARDS RETAIL, STORAGE / RESTAURANTUPPER LEVEL VIEW TOWARDS RETAIL, STORAGE / RESTAURANTAERIAL 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^ /^^^ Page 1 of 3 WESTLAKE PLANNING & ZONING COMMISSION TYPE OF ACTION Regular Meeting - Action Item Monday, April 12, 2021 TOPIC: TABLED ITEM: 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 TABLED ITEM The Planning and Zoning Commission voted to table this item and continue the public hearing on March 8, 2021 by a (4-1) vote. The item was tabled in order to allow the applicant to more time to provide a development plan amendment that accounts for the removal of the amphitheater, a site plan amendment that accounts for the entire portion of Block C and additional details concerning the proposed residential repository. As stated at the March 8th meeting, the applicant will provide a presentation on April 12th providing an update to the Commission concerning the Entrada development. 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 Page 2 of 3 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: 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. If the land use amendment is approved, the Residential Repository SUP and site plan on this agenda may then be considered by the Commission and Council. 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, which is included on this agenda along with the site plan. ALTERNATIVE P&Z ACTIONS The Planning & Zoning Commission has the following options when considering this item: • Recommend approval as submitted Page 3 of 3 • 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 May 24, 2021. ATTACHMENTS 1. Applicant Information specific to proposed Residential Repository – Exhibit “A” 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" Exhibit "A" WESTLAKE ZONING NARRATIVES 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. LOCATION MAP Project Location Map LOCATION MAP Location Map BUILDING ELEVATIONS Building Elevations BUILDING PERSPECTIVES 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 FIRST FLOOR USES Internal Vehicular Drive Thru Access Man Caves Man Caves Small Office / Showroom SECOND AND THIRD FLOOR USES 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 FOURTH FLOOR WITH BALCONIES Fourth Floor with Walk-Out Balconies Conditioned Wine Storage Space Balcony View with Restaurant Patio Small Office Spaces with Balconies FIFTH FLOOR RESTAURANT Fifth Floor Restaurant and Mechanical Area Rooftop Patio Lounge … Target Tenant is Operator like Barcelona Wine Bar And Bar WESTLAKE ZONING NARRATIVES 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: DEVELOPMENT AND CONSTRUCTION SCHEDULE Development and Construction Schedule Planning and Zoning Item # 10 – Adjournment