HomeMy WebLinkAbout05-17-21 P&Z Agenda Packet TOWN OF WESTLAKE PLANNING & ZONING COMMISSION
AGENDA
1500 SOLANA BLVD, BUILDING 7, SUITE 7100, COUNCIL CHAMBER
WESTLAKE, TX 76262
T n r r n w x o r
VIIESTLAKE MAY 17, 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 will meet at 5:00 p.m. on
Monday, May 17, 2021. In order to advance the public health goal of promoting "social
distancing" to slow the spread of the Coronavirus (COVID-19), there will be limited public access
to the physical location described above. A limit of thirty (30) seats will be available to the public
on a first-come, first-serve basis. A recording of this meeting will be made and will be available
to the public in accordance with the Open Meetings Act.
l/ision Statement
An oasis of natural beauty that maintains our open spaces in balance with distinctive deve%pment, trails, and
quality oflife amenities amidst an ever expanding urban landscape.
Reaular Session
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. EXECUTIVE SESSION
The Planning and Zoning Commission will conduct a closed session pursuant to Texas
Government Code, annotated, Chapter 551, Subchapter D for the following:
a. Section 551.087 - Consultation with attorney on legal issues raised by public hearing
or action items on the agenda.
4. RECONVENE MEETING
5. 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.
P&Z Agenda-05/17/21
Page 1 of 3
6. DISCUSSION AND CONSIDERATION OF APPROVAL OF THE MINUTES FROM THE
MEETING HELD APRIL 12, 2021.
7. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF
PROPOSED AMENDMENTS TO ORDINANCE 882 APPROVING THE PD7 ZONING
DISTRICT, KNOWN AS ��SPENCER RANCH", LOCATED EAST OF PEARSON LANE
AND SOUTH OF ASPEN LANE.
8. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF
CONSIDERATION OF PROPOSED AMENDMENTS TO ORDINANCE 906
APPROVING A SPECIFIC USE PERMIT (SUP) FOR 10 CONDOMINIUM UNITS IN
THE PD1-2 ZONING DISTRICT, KNOWN AS "WESTLAKE ENTRADA". THE SITE
IS LOCATED ON BLOCK N, WESTLAKE ENTRADA ADDITION,AT THE SOUTHEAST
CORNER OF GIRONA DRIVE AND DAVIS BLVD.
9. 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.
10. 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.
11. 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.
12. 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.
13. AD70URNMENT
P&Z Agenda—05/17/21
Page 2 of 3
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, May 14, 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.
P&Z Agenda—05/17/21
Page 3 of 3
Planning and
Zoning
Commission
Item # 2 — Pledge of
Allegiance
United States Pled�
'I pledge allegiance to the flag of the United States of
America, and to the republic for which it stands, one
nation under God, indi�isible, with liberty and justice for
a//. „
Texas P/edAe
"Honor the Texas flag; I pledge allegiance to the, Texas,
one state under God, one and indi�isible. "
Planning
and Zoning
Item # 3 — Executive
Session
Back up material has not
been provided for this item.
EXECUTIVE SESSION
The Commission will conduct a closed session pursuant to Texas Government Code,
annotated, Chapter 551, Subchapter D for the following:
a. Sec. 551.071. Consultation with attorney on legal issues raised by public hearing
or action items on the agenda.
Planning
and Zoning
Item # 4 — Reconvene
Meeting
Back up material has not
been provided for this item.
Planning and
Zoning
Com m ission
Item #5 — Citizen Comments
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
Com m ission
Item #6
DISCUSSION AND CONSIDERATION OF APPROVAL OF THE MINUTES FROM THE
MEETING HELD ON APRIL 12, 2021.
T H E T 6 W H 0 F
WESTLAKE
MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
April 12, 2021
PRESENT: Commission Chairman Tim Brittan and Commissioners Michelle Lee,
Ken Kraska, Kim Morris, Sharon Sanden, and Diane Prager.
ABSENT: Commissioner Brad Swearingen.
OTHERS PRESENT: Assistant Town Manager Jarrod Greenwood, Director of Planning &
Development Ron Ruthven, Town Secretary Todd Wood,
Development Coordinator Nick Ford, Development Coordinator Nick
Ford, Town Attorney Matthew Butler, and Ralph Bush with Bush
Architects.
Reqular Session
1. CALL TO ORDER
Commission Chairman Brittan called the regular session to order at 5:06 p.m.
2. PLEDGE OF ALLEGANCE
3. CITIZENS COMMENTS
No one addressed the Commission.
4. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD
ON MARCH 8, 2021.
Commission Chairman Brittan asked for a motion to approve Item #4.
P&Z Minutes
4/12/21
Page 1 of 4
MOTION: Commissioner Sanden made a motion to approve the minutes.
Commissioner Prager seconded the motion. The motion carried by
a vote of 6-0.
5. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT ITEMS.
Planning & Development Director Ron Ruthven presented this item to the Commission. He
stated that there were few updates for the Commission regarding development. Mr.
Ruthven stated that construction of single-family residences continues in several
neighborhoods.
Mr. Ruthven then noted that there was one item in particular that he wanted to provide an
update on. This pertained to a policy for the Commission and the Town Council regarding
new development applications that staff would like to implement by the May meeting
schedule. The pertained to on-site visits where a new development application has been
filed and is pending consideration by the Commission and the Town Council. He then stated
that these on-site visits would occur with staff to allow members to better visualize the
developments that are being considered.
Assistant Town Manager Jarrod Greenwood stated that that the next meeting would be held
jointly with the Town Council on May 3rd at the Marriott.
Commissioner Lee asked if credentials could be issued or names be given in gated
neighborhoods, which would allow the Commission to go to these sites on their own
schedules. Mr. Ruthven indicated that it was likely that this could be done, however a notice
of quorum would need to be posted 72 hours in advance if two (2) or more members were
present for any tour, and no discussion should ensue among the Commissioners.
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.
Commission Chairman Brittan introduced this item, and asked Mr. Ruthven if Items 6, 7, 8,
and 9 could be addressed at one time, rather than individually. Mr. Ruthven responded that
these items could be tabled by the Commission and the Public Hearings would then be re-
opened, as these Items were not ready for a vote at this meeting. Town Attorney Matthew
Butler confirmed that Items 6, 7, 8, and 9 could be tabled in one motion and then addressed
as a single public hearing.
Mr. Ralph Bush with Bush Architects addressed the Commission. He stated that the
Commission had asked for additional information on Items 6, 7, 8, and 9 at the previous
meeting, and a schedule would be provided at the next meeting in May. He stated that this
was a bit difficult, as the zoning ordinances are very involved with the details of the project.
P&Z Minutes
4/12/21
Page 2 of 4
Mr. Bush then presented to the Commission a proposed site plan of the Residential
Repository, located on Block��C". Since the last meeting, the design has been converted to
storefronts rather than garage doors. Additionally, 24,00 square feet of future office space
has been added to prevent the project from requiring two zoning cases. Mr. Bush then
showed various renderings of topography and the updated Site Plan, which includes
additional parking. Mr. Bush then noted that the repository would contain 154 storage
units, and 334 residential units. Block"G" would contain seven (7) homes, and Block"H"
would contain six (homes). Block"N"would contain nine (9) condominium units with mixed-
use retail on the first floor and underground parking. Block ��B" would be an outdoor
entertainment component, as the amphitheater has been removed. Additional amenities
were also shown to the Commission, and additional information would be presented at the
next meeting.
The Public Hearing and vote for Items 6, 7, 8, and 9 were conducted as a single item.
7. 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.
The Public Hearing and vote for Items 6, 7, 8, and 9 were conducted as a single item.
8. 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.
The Public Hearing and vote for Items 6, 7, 8, and 9 were conducted as a single item.
9. 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.
The Public Hearing and vote for Items 6, 7, 8, and 9 were conducted as a single item.
MOTION: Commission Chairman Brittan motioned to table Items 6, 7, 8, and
9 (6-9), and continue the Public Hearing through May 17tn
Commissioner Kraska seconded the motion. The motion carried by
a vote of 6-0.
10. ADJOURNMENT
P&Z Minutes
4/12/21
Page 3 of 4
There being no further business to come before the Commissioners, Chairman Brittan
asked for a motion to adjourn.
MOTION: Commissioner Kraska made a motion to adjourn the meeting.
Commissioner Lee seconded the motion. The motion carried by a
vote of 6-0.
Chairman Brittan adjourned the meeting at 6:06 p.m.
APPROVED BY THE PLANNING AND ZONING COMMISSION ON MAY 17, 2021.
ATTEST: Chairman, Tim Brittan
Todd Wood, Town Secretary
P&Z Minutes
4/12/21
Page 4 of 4
Planning and
Zoning
Com m ission
Item #7
CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF PROPOSED
AMENDMENTS TO ORDINANCE 882 APPROVING THE PD7 ZONING DISTRICT,
KNOWN AS ��SPENCER RANCH", LOCATED EAST OF PEARSON LANE AND SOUTH OF
ASPEN LANE.
WESTLAKE PLANNING & ZONING COMMISSION
1 � E T a w N a F
TYPE OF ACTiON W E S T L A K E
Regular Meeting - Action Item
Monday, May 17, 2021
Conduct a public hearing and consider recommendation of proposed amendments to
Ordinance 882 approving the PD7 zoning district,known as "Spencer Ranch", located
east of Pearson Lane and south of Aspen Lane.
STAFF Co1vTACT: Ron Ruthven, Planning and Development Director
Strategic Alignment
� �
i i � . � . .: . ' • � �
High Quality Planning, Design &
Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder Planned,high-quality community that &Quality of Life
is disringuished by exemplary design
standards.
�
Outside the Scope of Idenrified Stratcgic Iniriativcs
EXECUTIVE SUMMARY
The applicant and subject property owner, Pearson 35 Opportunities, LLC, is requesting
amendments to Ordinance 882, which approved the PD7 zoning district. PD7 allows for a
maXimum of 38 single family residential lots on 37.798 acres. The applicant, who does not own
a three acre portion of PD7 zoning district (the Fisher property), is requesting amendments that
include reducing the total residential lots in the development from 38 to 32 and reducing the total
open space from 50.5% to 34.68%. These changes are mainly due to a proposed increase in
residentiallot sizes to allow for larger homes. The proposed amendments are specific to the 34.54
acre portion of the zoning district that is owned by the applicant. Per the attached correspondence,
the property owner of the Fisher property portion of the PD7 zoning district,which is not included
in the proposed amendment, does not approve of the request and has formally registered their
opposition to the request. Should the proposed amendments be approved, the Fisher property
could still be considered for future residential development should the minority property owner
Page 1 of 15
present a separate request. The proposed amended concept/development plan shows a roadway
connection to the Fisher property should the remainder of the PD7 zoning district be developed.
DEVELOPMENT HISTORY
The PD7 zoning district (Ordinance 882) was approved by the Town Council on May 20, 2019.
Since being approved, the PD7 zoning district has not been developed. The original homestead
on the subject property is still in place and the Fisher property remains undeveloped.
Prior to final approval, there were many plans and proposals brought forth from the original
developer which went through many public hearings and actions on the part of the Commission
and Council.
The following is a chronology of events and actions regarding the PD7 zoning district:
First Zoning Chan�e Request
11/17/2017: The initial zoning change application is received from the original developer,
Waterside Land Company LLC to rezone the property from RS - Country
Residential to PD7. The original concept/development plan includes 89 single
family homes including attached and detached homes with a gross housing density
of 2.34 units per acre.
4/16/2018: First consideration of the request by the Planning and Zoning Commission.
Concept/development plan includes 72 single family homes with a gross housing
density of 1.89 units per acre. The request is tabled given technical issues involving
property ownership.
4/30/2018: First Town Council discussion of the item. The item is tabled by the Town Council
given Commission tabled status of the item.
5/14/2018: Second consideration of the tabled request by the Planning and Zoning
Commission. The Planning and Zoning Commission votes to recommend denial
of the request without prejudice.
5/21/2018: REQUEST WITHDRAWN. Second consideration of the request by the Town
Council. The applicant requests to withdraw the item prior to a Council vote and
the zoning request closes.
Second Zoning Chan�e Request
7/13/2018: Waterside Land Company LLC submits a second zoning change application to
rezone the property from RS - Country Residential to PD7. The proposed
concept/development plan includes 68 single family homes with a gross housing
density of 1.79 units per acre.
2/11/2019: First consideration of the 2"d request by the Planning and Zoning Commission.
Concept/development plan includes 68 single family homes with a gross housing
Page 2 of 15
density of 1.89 units per acre. The request is tabled in order to have the applicant
provide additional information.
2/25/2019: First Town Council discussion of the tabled 2"d request. The item is tabled by the
Town Council given Commission tabled status of the item.
3/11/2019: Second consideration of the tabled 2"d request by the Planning and Zoning
Commission. A revised concept/development plan is submitted for consideration
that includes 54 single family homes with a gross housing density of 1.43 units per
acre. The request is recommended for approval by the Commission. However, the
approval includes the condition that there be no more than 38 residential lots in the
development with a gross housing density not to exceed one dwelling unit per acre.
3/25/2019: REQUEST DENIED. Second Town Council consideration of the 2"d request.
Although the Commission recommended approval subject to a maximum of 381ots,
the applicant did not agree to the 38 lot recommendation and requested approval of
the 541ot plan. Therefore, the Town Council voted to deny the request, closing the
request.
Third Zoning Change Request
5/8/2019: Waterside Land Company LLC submits a third second zoning change application
to rezone the property from RS -Country Residential to PD7. The request includes
38 single family lots with gross housing density of one dwelling unit per acre.
5/13/2019: The Planning and Zoning Commission considers the request and votes to
recommend approval of the item with certain conditions.
5/20/2019: REQUEST APPROVED. The Town Council considers the request and votes to
approve the zoning change by approving Ordinance 882.
Events After Zonin�Approval
9/30/2019: The PD7 preliminary site evaluation is approved by the Town Council.
10/7/2019: The development and economic development agreements between the Town and
Waterside Land Company LLC are approved by the Town Council.
8/28/2020: Paul Pastore, Waterside Land Company LLC, sends a potentia1441ot concept plan
to Town staff for preliminary review with the intent of submitting a PD amendment
application to formally approve the amended plan. However, an application is
never received. The last correspondence with Mr.Pastore is received on 9/17/2020.
1/25/2021: A zoning application to amend PD7 is received from a new potential developer,
Pearson 35 Opportunities LLC.
Page 3 of 15
PROPOSED AMENDMENTS
The attached documents provided by the applicant include details of the development team and
the proposed amendments. The following is a summary of major amendments proposed by the
applicant:
• Lots/Density: Reduced to 32 lots from 38 lots; density reduced to 0.91
dwelling units per acre from 1 dwelling unit per acre.
• Lot& Home Size: Minimum lot size is increased to 21,250 square feet from
1,000 square feet. Minimum home size is increased from
3,000 square feet to 4,500 square feet.
• Architectural Style: Changed from a"Tuscan" style to "hill country" and"desert
modern/hill country modern" style.
• Open Space/Clustering: Reduced from 50.5% open space to 34.68% open space.
Clustering of lots is also reduced due to larger lot sizes to
accommodate larger homes. Some of the proposed open
space would be contained in landscape easements on
private lots in order to accentuate the buffers between the
home clusters.
• Amenities: Elimination of the guard house. Relocation of the club
house to the front entrance area away from the southern
border of the development. The central pond would remain
as it currently eXists but would not be expanded. However,
there would still be a water fall feature installed between the
main pond and Pearson Lane.
• The Fisher Property: The applicant does not have the authorization to rezone the
Fisher property portion of PD7 and has, therefore, not
included this property in the proposed concept/development
plan amendment. However, the applicant has provided an
exhibit, strictly for demonstration,that shows how the Fisher
property could develop at a later date and connect to the
larger development.
The following are the details of the proposed amendments shown as mark-ups to the provisions of
Ordinance 882 in order to better illustrate the specific changes proposed:
Proposed Amendments to Ordinance 882, Exhibit B
Planned Development District Number 7(PD7)Development Standards
Section 1 — General
Page 4 of 15
A. The purpose of PD7 is for a detached single family residential development of not
more than 32�residential lots with a gross maximum density of 0.91�dwelling
unit per acre.
B. The development authorized by this ordinance shall be consistent with all
provisions and graphics contained the Concept/Development Plan, attached as
Exhibit B-1, including the clustering of residential lots as shown in said graphics.
However; where a conflict exists between the provisions of Exhibit B and Exhibit
B-1, the provisions of Exhibit B shall prevail.
C. Platting
1. The developer shall submit, and receive approval for, a preliminary site
evaluation prior to any land disturbance activities;
2. Prior to the final acceptance of public improvements, approval of private
streets and release of residential building permits, the developer shall
submit, and receive approval for, a final plat, which shall be platted as a
single phase.
3. The final plat noted above shall be recorded with the County Clerk prior to
the release of any residential building permits.
4. Prior to the approval of the preliminary site evaluation, the developer shall
submit a development agreement for final approval by the Town Council
per the requirements of the Code of Ordinances.
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D. Permitted Uses— The following are permitted principal and accessory uses:
1. Single Family Detached Homes
2. Open Space
3. Private Streets
4. Public and Private Parks
S. Drainage facilities (including retention and detention ponds)
�-�G�TGTl�G�
7. Clubhouse and indoor �ickleball courts�-'��� -����f�-' � �� ��;-�
8. Accessory Uses (as authorized in the Town's zoning regulations)
E. Homeowner's Association—The development shall be governed by a Homeowner's
Association (HOA) that will be responsible for common area maintenance, �
�ier�eclubhouse and other ameni maintenance, private street
maintenance,, � ° and enforcing the HOA Design Guidelines
for the community. The Home Owners Association shall appoint an Architectural
Review Committee that must have at least one (1) Texas Licensed Architect with
Page 5 of 15
experience in applying Design Guidelines and advising an Architectural Review
Committee on matters of design.
F. Any change, reassignment, and/or transfer of ownership from the developer that is
the signatory party in the development agreement noted above to a different entity
shall require the approval of the Town Council through an amendment to the
development agreement, through a separate resolution, or as an amendment to this
ordinance.
G. The developer and homebuilder{�}of all units constructed in the development shall
operate as a single entity, with final compliance with the terms and conditions of
such commitment laid out in the Town approved Development Agreement or unless
other-wise requested by the developer and approved by the Town Manager or
designee for special conditions.
I. All plans submitted for permit within this development shall be prepared by a Texas
Licensed Architect and contain sufficient details required to explain the full exterior
constr�uction to a competent contractor.
Section 2—Residential Design Standards
A. Lot and Housing Specifics: The following are the design criteria for all honies
constr�ucted in the develo�ment: � �' '�°,�;,�� �,r� �� -'-���,�;�-��';� �'v';�;f '� ':
a. Housing Type: Single Family Detached;
b. Minimum Lot Size: �Jfl821,250 square feet;
c. Minimum Lot Width at Building Line: �9105 feet; ��,�;�� ,���„ �� ,���°,��� ;,�
� b;
d. Front Setback: 30 eet������������� ��*����������*�� ��*^
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e. Side Setbacks: 5 feet on one side of the lot and 1 S feet on the op�osite side;�
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� Rear Setback: 40 feet;, �, n �„* ,.�,,,ff;,,,,�, ,.f�, �,.f,,,,.,n ,.,,.ai�, �.,�
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g. Minimum Unit Size: �fl84,S00 square feet;
h. Maximum Height: 35 feet fi^om finished floor to the mid point of the span of the
highest roof pitch.
i. Maximum First Floor under Roof� 7,800 square feet
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Page 6 of 15
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B. Special Setback Provisions:
1. Lots adjacent to Aspen Lane shall have a 40 foot minimum setback from
Aspen Lane.
3. All homes shall be setback a minimum of 120 feet fi^om Pearson Lane
4. All homes shall be setback a minimum of 40 feet from the southern boundary
line of the development.
C. Garages: All homes shall have a minimum of four parking spaces for off-street
automobile parking in any configuration but must have a minimum of two enclosed
parking spaces and two additional off-street parking spaces. b . .
. . Garage doors shall be recessed a
minimum of(8) eight inches (nominal)from the plane of the adjacent wall. Front
facing garage doors are allowed if located further back on the lot than the side-
facing garage portion and are in a motor court setting.
D. Roofs: Permitted roof materials include:
1. Flat or bar�el clav tiles, metal seamed, co�er, wood shake, TPO �for flat
roof installations), or slate.
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E. Exterior Walls: Exterior walls shall meet the requirements of the Town's Building
Quality Manual as adopted by Resolution 18-02.
F. Design Guidelines: Prior to the approval of the preliminary site evaluation, the
developer shall submit final design guidelines for approval by the Town Council
that shall be recorded with the private deed covenants, conditions and restrictions.
Said guidelines shall incorporate the recommendations contained in the Westlake
Building Quality Manual referenced above. With the exception of any guideline
provision addressing a particular architectural style, said design guidelines shall
be enforced by Town staff in reviewing building permit applications for compliance
with the provisions above. Guideline provisions to be enforced by staff include, but
Page 7 of 15
may not be limited to, general building articulation, massing, fenestration, roof
slope, construction details and building materials.
G. Elevation Samples: All homes and buildings constructed in this development shall
be generally consistent with the elevation samples provided in Exhibit B-1 such that
the primary articulation elements and general layout of the home on the lot are
generally consistent with the elevations. Other-wise, all home desi�n shall adhere
to the �rovisions of the develo�ment's desi n��uidelines.
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Section 3—Landscaping, Open Space, Water Features, Tree Preservation and Parkland
Dedication
A. Landscaping: Not later than 90 days after the approval of the preliminary site
evaluation, the developer shall submit a master landscape plan for the development
prepared by a State of Texas registered landscape architect. Said plan shall be
reviewed for final approval by the Town Manager ��*�-��� -'-���a����. The plan may
be forwarded to the Town Council for final approval at the discretion of the Town
Manager. The final approved master landscape plan shall be included with the
development agreement. At a minimum the plan shall include the following:
1. The Plan shall substantially comply with the Concept/Development Plan
(Exhibit B-1)
2. The landscape plan shall reflect developer's efforts to comply with the
"landscape Integrity" objectives of the Town's Comprehensive Plan and
employ predominantly those plant materials .
���,�� f�� ��°,�f�,���,��� �,�� ���� ������ that are consistent with restoration
. a
of the natural mosaic.
. b . , . . ,
4. A detailed tree survey as required by the Code of Ordinances;
S. Any replanting requirements as part of required tree mitigation;
6. Specific planting and maintenance responsibilities of the developer versus
the homebuilder and the homeowner's association;
7. Details for guest parking in the development where applicable;
8. Locations and specifications for the internal trail system
B. Tree Preservation —All protected trees shall require mitigation upon damage or
removal as required by the Code of Ordinances. Mitigation may be provided
through tree plantings as shown on the landscape plan during development and/or
home building phases. Where possible, old growth trees and tree clusters should
be preserved as identified in the master landscape plan.
C. Open Space
Page 8 of 15
1. A minimum of 11.98� acres (34.68�%) of the development shall be
reserved as open space. All open space, including public and private, shall
be substantially consistent with Exhibit B-1 and shall be distributed as
follows:
a. Private Open Space (including wateN features and cluhhouse):
7.71�acres minimum
b. Public Open Space (parkland): 2.74�-8 acres minimum
c. Landscape Easements on Private Lots: 1.53 acres minimum
rT�„*,,,� �,.�-nr-.-i��--c�c;'c'."s
2. Private open space amenities shall, at a minimum, include the following:
a. Clubhouse: The clubhouse shall be constructed and com�leted bX
the developer prior to the anal acceptance o�public improvements.
The desi�n shall be consistent with the designs shown in ExhibitXX.
u�-��--�"t�cv�v���ci=��.�l-l-�� . ��r» t,,, � �*,,,�t�,�
D. Parkland Dedication — Parkland dedication as proposed by the developer in
Exhibit B-1 is hereby approved subject to the following conditions:
1. Parkland dedication shall be consistent with Exhibit B-1.
2. Maintenance responsibilities for the parkland shall be the responsibility of
the developer/HOA.
3. Details of amenities, and final locations of parking and trails shall be
consistent with Exhibit B-1 and shall require final approval as part of the
development agreement between the applicant/developer and the Town.
• � ,
E. Water Features— Water features are a key component of the development, making
this a "Water Themed" development as called for in the Town's Comprehensive
Plan. Water features shall be constr�ucted by the developer as part of the required
�i-E improvements. Said features shall be located and designed as shown and
described on Exhibit B-1 and shall be maintained by the homeowners association.
Section 4—Fencing
A. The perimeter of the development, not including the publicly owned areas, along
Aspen Lane and Pearson Lane -��-'f'� � °�*'-����� ��°���-'���� ��'f'� -'���-�'��������*shall
contain decorative iron fencing located in a manner substantially consistent with
Page 9 of 15
the Concept/Development Plan (Exhibit B-1) and which preserves the sense of
"open ground plane" as described in the Town's Comprehensive Plan by the use
of decorative iron fencing with masonry columns. The perimeter fence located
alon� the southeNn hoNdeN of the develo�ment will contain decorative iron with
metal �osts. Brick is not a permitted material. Masonry wall sections shall be
permitted as depicted in Exhibit B-1 for the purpose of providing aesthetic accents,
privacy, and/or shield undesirable vehicle light transmission as determined in the
master landscape plan.
C. Individual property fences shall be .
, ,
�e constructed of decorative iron and shall not exceed 54 inches in hei�
with metal columns consistent with the architectural desi�guidelines. m�����f���f
�,
Section 5—Streets, sidewalks/trails,parking and access
A. Streets —A Specific Use Permit (SUP) is hereby granted for all community streets
within PD7, which shall be private and constr�ucted to Town standards. Street
lighting shall be located at all corners and intersections. Lights shall be low
pedestal type fixtures that comply with Town standards and Comprehensive Plan
recommendations as well as follow the Town's low intensity lighting standards.
B. Trails—An internal trail/sidewalk system shall be constr�ucted and shall connect to
the public trail system at access-controlled locations as shown in the
conce�t/develo�ment �lan. The final location and details of the internal trail
system shall be included with the required landscape plan. The public trail shall
comply with all Town requirements and shall be generally located as shown in
concept/development plan and shall be constructed by the developer as part of the
required public improvements. Trail amenities shall at a minimum include the
amenities proposed by the developer.
C. Parking—Adequate guest parking, trailhead and park parking, and parking for the
proposed private amenities shall be shown on the master landscape plan with
maintenance responsibilities borne by the homeowner's association as described
in the required development agreement.
E. Access—Street access to the development from Pearson Lane shall require written
final approval from the City of Keller.
F. Cluster mailboxes—Prior to installation, the final design, location and size of any
cluster mailboxes as required by the United States Postal Service shall be submitted
to the Town Manager or designee for review. Upon review, the Town Manager or
designee may approve or deny said design, location and size. If denied, the
developer may appeal the decision of the Town Manager or designee to the Town
Page 10 of 15
Council provided the written appeal is received not later than 30 days fi^om the
formal notice of denial.
G. Prior to the final acceptance of public improvements, the developer shall install
intersection illumination improvements to the intersection of Aspen Lane and
Pearson Lane such that the nighttime visibility of the intersection is improved. Said
illumination improvements shall be detailed as part of the development agreement
and shall require the final approval of the town manager or designee.
Section 6— Utilities, Drainage and Grading
A. Public Utilities — Water and sewer service shall be provided by the Town of
Westlake to this development. The developer shall, at their cost, constr�uct all
necessary water and sewer system improvements per Town standards and shall
secure any necessary easements.
B. Duct Bank-A Duct Bank system shall be installed by the Developer throughout the
subdivision as required by Town ordinances. The Duct Bank shall be located
within a utility easement, the final details of which shall be determined by the Town
Manager or designee. The home builder shall tie into the Duct Bank prior to the
Final Inspection for the home.
C. Stormwater—Stormwater facilities shall be installed by the developer and employ
facilities that are recommended by the comprehensive plan. Final location and
design of said facilities shall require the final approval of the Town Manager or
designee.
D. Lot Grading—Grading and disturbance of land by the developer shall be restricted
to areas necessary to construct streets, public infi^astructure, development
amenities, and approved water features. The pre-grading of individual residential
lots by the developer for the purpose of creating a residential pad is hereby
prohibited.
Section 7—Public Art and Town Entry Marker/Monument
A. As part of the development agreement noted above, the developer agrees to submit
a public art plan �to be approved by the Town Manager or designee.-���
��-�-' �„ *�'-� -'�„-�'��-�� A Town of Westlake entry marker or monument shall
be included in this plan.
COMPREHENSIVE PLAN ANALYSIS
While the original development proposal was reviewed in the context of rezoning from RS to PD7
with the change in residential density from 0.2 dwelling units per acre to 1.0 dwelling unit per
acre,the following analysis is conducted in the context of the change from the current development
conditions contained in Ordinance 882 versus the proposed amendments.
Page 11 of 15
In terms of citizen priorities within the comprehensive plan framework plan, the following is a
compliance report card for the proposed development amendment with the following possible
scores: Complies, Partial, Non-compliant
• Future views from residential areas should present qualities of vista,natural-ness,pastoraU
agricultural character, and sense of openness that exist today. Partial. The reduction in
open space and clustering results in a dilution of this condition. However, the increase
in lot size with the proposed landscape easements serves to soften the reduction in open
space. The pond and proposed waterfall feature will remain prominent as viewed from
Pearson Lane.
• Future development should perpetuate picturesque and pastoral qualities that promote a
visual identity associated with rural-ness. Partial,per above description.
• Future development should embody recognizable quality of building and site design as
well as maintain an overall balance and continuity between commercial and residential
portions of the Town. Complies
• Future Westlake should continue to be a place where one can live a"slow paced" life style
in a quiet, rurallike setting. Complies
• Future Westlake should contain essential scenic, cultural, and architectural features which
are a legacy of its rural heritage. Complies
• Future Westlake should come together as an overall town form with an identifiable town
center, residential areas and employment areas, tied together by streets, trails, and
transitional buffers that maximize resident convenience and protect residential areas from
commercial encroachment. Complies
• Future development should create a greater level of amenity and residential compatibility
for the Town. Complies.
• Future Westlake should have a coherent trail system (pedestrian and bike trails) that links
residential areas to important destinations within the Town. Complies
• Future Westlake should have clearly defined residential and commercial areas that
reinforce single- family values and neighborhoods as well as distinguished Westlake from
other cities and townships in the general region. Complies
• Future Westlake should transform future detention needs into a system of distinctive water
features and amenities for the Town. Complies
• Future Westlake should be a model of water conservation and environmental preservation
for the area. Complies
• Future Westlake should be a town offering its residents distinctive recreation and park
opportunities. Complies
Page 12 of 15
In summary, the proposed development amendment is generally consistent with the
recommendations and citizen priorities provided in the comprehensive plan. Additionally, the
applicant has worked with the town's architectural consultant in order to comply with the
provisions of the comprehensive plan and building design requirements.
PUBLIC NOTIFICATiON
A total of four(4)public hearing notices were sent to property owners within a minimum 200 feet
of the subject property. In compliance with the Code of Ordinances and State statutes, only
property owners within the Town of Westlake were individually notified. However, a courtesy
notice was also sent to the city of Keller. Additionally,notice of the public hearing was published
in the Fort Worth Star Telegram. Two letters of opposition (attached) were received from an
attorney representing the Fisher property owner.
STAFF RECOMMENDATIONS AND SUMMARY
The proposed amendments generally seek to increase lot and home sizes with a change to a more
rustic Texas style in response to market demand according to the applicant. The reductions in
open space and clustering are softened somewhat by the addition of landscape easements on private
lots. Given the Fisher property owner's opposition to the proposed amendments, consideration
should be given to their concerns as well. Therefore, staff recommends approval of the proposed
amendments subject to the following conditions:
1. Regarding the Fisher Property: given the Fisher property exhibit provided by the
applicant, language in the amended zoning should account for the potential future
development of the Fisher property as follows: (1) the total maximum lots in the
development shall be 36 (allowing for additional lots on the Fisher property while the
density would remain below one dwelling unit per acre), (2)the future developer of the
Fisher property would have access to internal streets in the development as shown on
the amended concept/development plan as well as water and wastewater utilities, (3)
the overall PD7 open space percentage would remain as proposed(34.68%),(4)a future
developer of the Fisher property would be required to obtain approval of a separate
concept/development plan (approved as an amendment to the PD7 regulations)
specifically for the Fisher property in order to develop the property.
2. Landscape easements: landscape easements shall be shown on the amended
preliminary site evaluation and final plat for the development. The easements shall be
consistent with the landscape easements shown on the amended concept/development
plan and shall, at a minimum, contain the total landscape easement area shown on the
concept/development plan. The following note shall be placed on the final plat:
Landscape easements are intended for landscape material such as trees, plants and
groundcover only. No impervious surface of kind or permanent structures, including
buildings and swimming pools, may be placed in any landscape easement.
ALTERNATIVE PBiZ 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
Page 13 of 15
• Any combination of the above
• Table the agenda item to a specific date with clari�cation 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. Location Map
2. Proposed Amended Concept/Development Plan
3. Fisher Property Exhibit
4. Westlake Ranch Development Description
5. Development EXhibits and Illustrations
6. Draft Architectural Design Guidelines
7. Ordinance 882 (Approving Spencer Ranch—PD7)
8. Correspondence Received
Page 14 of 15
Location Map
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Page 15 of 15
Site Data Summary Chart
Landscape Easement Open % of
Land Use Area Space project Area
Areas Area % %
Residential Lots 919,552 s.f. / 21.11 ac. 61.11%
I n Lot La ndsca pe 1.53 Ac N A � 1�"SQUABE(14 CA.)DECORATIVE IRON
n/ TOP&BOTTOM RAILS,SPACED AS SHOW N
7.L S /O 3"x 3"X�DKORATNE IRON POST
Easement �$�-0�O.C. ��PS,"PYRAMIDALTOP" �$'-O��O.C. �2�-0��� MASONRVCOLUMN
RANDOM STONE
MASONRV� PqTTERN
I2ANDOM 5
Clubhouse / Open Space 0 �.(�O/O O O PATfERN 2"x2 DECORATNEIRONPOSfS, O
43,587 s.f. / 1.0 ac. N/A N/A 2.90 /o � 0 �REFERTOPL4NSFOREXAQLOUTIONS
0 0
Public Open Space 119,462 s.f. / 2.74 ac. N/A N/A 7.93% �•93% o o � �
0
Private Open Space 2g1,509 s.f. / 6.71 ac N/A N/A 19.43% 19.43% � �
0
Private Street 129,667 s.f. / 2.98 ac N/A N/A 8.63% ELEVATION
ELEVATION
Total Project 34.54 ac. 37.51% 1000�o Entry Gate - Vehicular � ELEVATION
Plan Entrygate 6 Iron Fence 6' Iron Fence with Masonry Columns
Pearson Road Plan not to scale Plan not to scale
ROW Dedication 11,371 s.f. / 0.26 ac
Total Gross Area 1,515,885 s.f. / 34.80 ac
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� � ^ O O SHELBY STATES-VOLUME 388-165, PAGE 28, P.R.T.C.T.
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p a � TRACT 1 Existing Zoning: R-5 COLTNTRY RESIDENTIAL TRACT 2
m a n � �oILDoDo=�ow DQ��o4�/G,3Q�o�1��40�0
758' -�� \1
I �6'-0" 14'-0"
ASPEN COURT � LANDSCAPE EASEMENT
-- �� � — — — — — — — � � jL' � � J � � �
� _ I I o 0 0 0
.52 �0� ,a5 ASPEN ROAD --�---- �� T----� � _ l
---�- _ s�'s �b �, � ^ � ' h. ,o- y
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PNTTERN
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z p�p U _ _ _ _ _ _ � �I 40'REAR SETBACK(TYP) _ _ _ i F-F F-F / /
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�e end o �a � � � � i \�oo� M � o� � �� oS-5 F 1,098SF003AC / / / WESTLAKE
— � � � ^ O O o I I I o�lU ol� \ �I8,3735 0 / / o - ,
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Residential Lots � Y z w °' � °' � I, � 2 I, �o �S-� � � RANCH
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a ��os r�, � � , N x 956 SF 0.02 A Existing oning: PD
m Q � ° P BLIC OS-1 43,587 SF � � 2S,Q4.5 S.f � ��O ° � /
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0 21,463 SF � �, �, 24,gg r S.f , ba /
Public Open Space � I � I �' �' �I I � "
� z 0.50AC � o — � IIL _ — II _ _ _ /% / a / i �/ / / / o 0 0 0 0 0 0 0 0 0 0 0 0
Private Open Space � J � I I/ / � � ' 30'FRONT SETBACK(TYP) � , os$ �� / / / ELEVATION
� a � I I / / LONGHORN CIRCLE / 0.20AC M / ^� 1�y 1�0 1,y/
R.O.W. Dedication
�; � S_3 Masonry Co umn at Wingwa
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/ / / Plan not to scale
U H �0�729 SF 0.02 AC � is'UTILITY ESMT w LOT 1, BLOCK 1 FISHER ADDITION
� a �il � O / / i 30'FRONT SETBACK�TYP i �� �o
Private Street � U � zsa sF o o�ac / � 1— —I I� — — i I I— � \ \ � � / / IN�STRUMENT NO. D214043902 D.R.T.C.T. (P e a r s o n L a n e E n t ry - R i g h t s i d e)
Q LONGHORN WEST � I
Ro, w � � � � I I �\ \ � / O N��`S: BRYANT R AND BECKY R. FISHER
Building Pad - location 10 � °` � � / � / I I1 �� � � GAT DACCESSR AD ^
TBD �33,�3zsf. � � � I �o��� 30,394 S.f. �I� 3 �II � � � �
� `° � '� �oo / i �° \'� ��I 30 321 s.f. m� I ��� /
� � Z � I / �\ �I ' w I - � -- ' ( / / 6' IRON FENCE\
PUbIIC Trall � �a o °� , , �`. ��� ��� m /
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M I S'-6" S� MASONRY COLUMN
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� J � — � � \ 1,404 s.f. I � \ �/
a WATER � � � � I , I � / �\ %/ I I - o 0 0 0 0 0 0
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m � o % 3s� " \ (\ 1�1'_� � � /� � I
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cn � a ' 1 6 6,8 3 6 S F I � � I 2 6,2 3 4 S.f � �,�0�� ' / � � N
� � � I � s.s4ac � / � � , � � �� a� � � ' � � — — � 37,022 s.f. ,5 �� MaS01"lr CO�U111r1 at WII'1 Wa��
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■ � �''� I � ,\ /"��' � 5'�SICTESETSACK-(1YPj — � � I 1 1 � � � � Jv �
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J. Timothy Brittan o � � � I � . -�'`� � ' � � � � � � ' � � 15 � ` 001AC / � %`� � � -
m �, � , 685 , ,� _ � �; / � 18 _ ' 1¢ � _,.--- � � (Pearson Lane Entry Left side)
1925 Pearson Lane � i ti --� , � ' � 2s,so4 � i � � � �� � i 33 � ---— � �
� � � � � � — � � �'�� � '� � � 31,768 s.f. � �, � ,123 �1 � �� � � �
Westlake, Texas 76262 0 %�( ► ( `!`. \ ► � � I Iw � S.f 1 — i � � � �� �
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W � F m � a� � ��� _� � �
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Urban Design LOT 45 LOT 44 LOT 43 LOT 42 LOT 41 LOT 40 LOT 39 LOT 38 LOT 37 LOT 29 LOT 28
BLOCK A, OAKMONT HILLS ADDITION, Existin Zonin SF-20
Architecture CABINET A, SLIDE 6047, P.R.T.C.T. g g�
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1130 N. Carroll Ave., Ste. 200
Southlake, Texas 76092
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JOSIAH WALKER SURVEY ABSTRACT No. 1604 & G . B. HENDRICKS SURVEY ABSTRACT No. 680, Town of Westlake, Tarrant County, Texas Westlake, Tarrant County, Texas
FISHER LAND USE AREAS
RESIDENTIAL LOTS 43,531 SF/ 1.0 AC. (33.3%)
OPEN SPACE 71,015 SF/ 1.63 AC. (54..3%)
STREET LOT 16,124 SF/0.37 AC. (12.3%)
TOTAL AREA 130,670 SF/3.00 AC (100%)
299.29'
f
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145'
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0 50 100 20C
THIS DOCUMENT IS FOR INTERIM REVIEW
AND IS NOT INTENDED FOR CONSTRUCTION, VVESTLAKE RANCH
BIDDING OR PERMIT PURPOSES. OFFSITE CONCEPTUAL LAYOUT
BY: Richard W. DeOtte �/I/ESTL�1 KE TEXA S
� I�� FEET � Reg. No.: 74232
Date: 04-09-20?' �DEOTTE, INC. .. ��,��
1 I\U� � �JO I T DRAWN BY`: �'�SCALE:(: �a,�i .'r�i�:rc , n'i) 'c�'ri,.c�.
DAiE PROJECi NO.: SHEEi'
ss �"=�oo' oa/oa/zosi zosnozoo r oF i
WESTLAKE RANCH
PROPOSED DEVELOPl�1ENT
APRIL 29, 2021
This document is a summary of a proposed development to amend the current PD7 for a 35 acre
tract of land located at Southeast corner of Pearson Lane and Aspen Lane
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Development Description&Narrative Westlake Ranch 1 of 11
WESTLAKE RANCH
Proposed Development
Town of Westlake
This proposal is meant to summarize the key points contemplated for amending the PD7 that
was approved by town council for the subject property located at the corner of North Pearson
Lane and Aspen Lane in Westlake Texas.The property is a +/-35 acre tract that is bordered on
the South by the Keller city limit, on the East by the Vaquero golf course and the Fisher
property, on the North by the Fisher property and Aspen Lane and finally on the West by
Pearson Lane.
Our goal is to develop the property into a 321ot Micro-club Community that will feature
amenities typically found in much larger developments. Matt Rose of Crossties Capital and
Bryan Elliott of Quail Hollow Development/Lorant&Elliott Estate Homes have partnered
together to design this development. Both principals are Westlake residents with strong ties to
the community and a history of success.Their shared vision is to bring a unique luxury
development to Westlake.Westlake Ranch will utilize a mix of% acre to %acre lots to lower the
gross density to 1 home per 1.09 acres of land in the development.The neighborhood will
feature a concierge serviced clubhouse, fishing lake, two parks and a walking trail that connects
the neighborhood.Access to all amenities is available to all residents of Westlake Ranch.The
amenities will blend to create a community that encourages social interaction between
neighbors.
Westlake Ranch will focus on two dominant architectural styles and their associated
derivatives. First, Texas Hill Country to provide for more traditional architectural lines. Second,
Desert Modern &Hill Country Modern to appeal to the homeowner who enjoys more
contemporary architecture.While the two styles are vastly different from each other, it allows
architects to create homes that are distinctive.The common thread between the two styles is the
use of stone,wood and metal in warm tones. Creating residences that sit in the surrounding land
and not on it.The color palette of these homes will blend well with the existing natural
landscape and topography.
Westlake Ranch will also feature a true single source delivery system.The principals that are
developing the property will also construct EVERY home in the development.A single source
delivery system ensures all facets of the neighborhood will come to life in the way they are
envisioned.
Our goal is to create another unique luxury development for Westlake.Westlake Ranch will
follow in the footsteps of Vaquero and Quail Hollow creating another development that sets the
Town of Westlake apart from other cities and towns in Texas.
Development Description&Narrative Westlake Ranch 2 of 11
WESTLAKE RANCH
Developer & Builder
The Developer of the property is Pearson 35 Opportunities I, LLC.The company is a joint
venture between Matt Rose of Crossties Capital and Bryan Elliott of Quail Hollow
Development/Lorant&Elliott Estate Homes.The principals of Pearson 35 Opportunities I, LLC
will form a wholly owned residential building company during the development phase of
Westlake Ranch.That company will construct a1132 homes and the clubhouse facility located in
Westlake Ranch.The day-to-day operations of the development and home building companies
will be managed by Bryan Elliott and Michael Lorant.
Pearson 35 Opportunities I, LLC is a well-capitalized entity led by experienced professionals.A
brief synopsis below:
Matt Rose-Westlake resident, diverse business experience both as an executive and an investor.
Former CEO of a Fortune 500 company. Investor in a diverse portfolio of businesses and projects
(many were land development&building projects).
Bryan Elliott-Westlake resident, an entrepreneur/developer who has built and sold several
companies. Has managed and invested across several industries. Developer of Quail Hollow and
co-owner of Lorant&Elliott Estate Homes.
Michael Lorant- Southlake resident, luxury home builder who has been in construction for 30
years. Michael started in commercial construction and after a decade moved to luxury
residential construction.He has been building homes in Southlake &Westlake for the past 17
years. His portfolio of homes includes some of the largest and most complicated homes in the
area.
Pearson 35 Opportunities I, LLC has the resources and expertise to bring Westlake Ranch to
life!
Development Description&Narrative Westlake Ranch 3 of 11
WESTLAKE RANCH
Public Open Space Design
The public open space for Westlake Ranch will consist of 2.74 acres. It runs the length of the
property(Pearson Lane) in front of the development.The south end of the open space represents
the entry into the Town of Westlake.The developer has commissioned a town entry marker
from a Dallas artist, Kenneth Crain, for this location.A sidewalk that matches the trail system,
currently being constructed by the town, along Pearson Lane will be built. It will meander
through the Public open space from North to South.Developer's landscape architect will design
four landscaping vignettes adjacent to the trail to create points of interest. These vignettes will
draw pedestrians from point to point along the trail allowing them to always have something
interesting to interact with.At the north end of the Public open space plot, developer will build
trail head parking that allows the public to access the trail.The parking will also allow access to
the Buck King homestead located at the far North end of the public open space.The public open
space and private open space for the development combine to create a beautiful,pastoral entry
into Westlake. Developer will make all efforts to preserve the old growth trees in both the public
open space and private open space.The combination of open space (public&private)results in
NO build line for Westlake Ranch being closer than 120'to Pearson Lane.The public open space
will be publicly owned and privately maintained by the HOA of Westlake Ranch.
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Development Description&Narrative Westlake Ranch 4 of 11
COMPARISON
Current PD7 Zoning&Proposed Westlake Ranch Development
Current PD7 Westlake Ranch
1) Size of Project +/-38 acres +/-35 acres
2) Number of Lots 38 32
3) Housing Type Single Family Detached Single Family Detached
4) ALL houses designed by licensed architect Yes Yes
5) Strict Architectural Guidelines Yes Yes
6) Architectural Review Board Yes Yes
7) Max 15t Floor Under Roof Square Footage No Yes(7600)
8) Mandatory Parking Capacity 2-garage,2-drive 2-garage,2-drive,2 inset lot
9) All systems for each house engineered No Yes
10) Size of Lot min 1000 sq.ft. min.21,250 sq.ft.
11) Minimum Lot Width at Build Line 70 105
12) Minimum A/C square footage 3000 4500
13) Anticipated Starting Home Price $1,895,000 $3,500,000
14) Build Line Setbacks
-Keller City Limit 40 ft 40 ft
-Pearson Lane 120 ft 120 ft
-Vaquero Golf Course 40 ft 40 ft
-Aspen Lane 40 ft 40 ft
15) Lot Line Setbacks
-Side OtoSft 5ft&15ft
-Front 5 ft to 10 ft 30 ft
-Rear 40 ft 40 ft
16) Max Roof Height 35'from FFH 35'from FFH
17) Amenities
-Fishing Lake yes yes
-Internal Trail System yes yes
-Community Clubhouse no yes
-Parkland Dedication +/-3 acres 2.74 acres
-Gated Property yes yes
-Private Parks/Ponds yes yes
-Comprehensive Landscape Plan yes yes
18) Single Source Delivery yes yes
19) Home Owner's Association yes yes
20) Construction of Public Trail/Parking yes yes
21) Preservation of Buck Jones Homestead yes yes
22) Construction of`Entry to Westlake' yes yes
23) Infrastructure built to Town Standards yes yes
24) Local Builder/Developer NO YES
25) History of Building/Developing in Westlake NO YES
26) Westlake Resident NO YES
Development Description&Narrative Westlake Ranch 5 of 11
WESTLAKE RANCH
Proposed Infrastructure
Streets: All streets will be privately owned and maintained by the Westlake Ranch HOA.
They will be built in compliance with town code and staff recommendations.
The roadways will feature decorative accents at appropriate points that are in
keeping with the development's ranch theme.
Water: Westlake Ranch will connect to the town's water system in two locations
creating a looped system.Appropriate calculations were performed to insure
the existing infrastructure could handle the increased demand.
Sanitary Developer's civil engineer has met with town staff. He designed the
Sewer: sewer system in a way that benefits the town's future development
needs while also servicing the current demand of Westlake Ranch.The
appropriate calculations were performed to insure the sewer system
could accommodate the anticipated load factors.
Storm Westlake Ranch will combine the capacity in the existing lake and add
Water: underground storm sewer pipe that connects to the existing public storm
sewer system. The project's civil engineer has designed a system that is
capable of detaining and discharging the water runoff that would occur
in a 100-year rain event.
Sidewalks: The development will have a sidewalk plan that allows residents to
discover the neighborhood and its many amenities. The sidewalk plan will
encourage socialization between neighbors.The sidewalk plan also calls
for the private sidewalks to connect to the public trail system via
pedestrian gates at the front entry.
Streetlights: Lighting that is in keeping with Westlake's town ordinances and dark-sky
Policy will be installed at the roundabout and cul-de-sac.Additional
Lighting will be installed at the two entry gates and at appropriate points
along the private sidewalk system.The developer will also install lighting
at the Southeast corner of Pearson Ln and Aspen Ln per staff's request.
The type and style will be selected by town staff.
Duct bank: Per the town's requirements a duct bank system will be designed and
installed to staff's specifications. Developer will bear the cost of the duct
bank and convey to the town once completed.
Security: The development will be electronically gated at two points. One
System: location will be located on Pearson Lane and the other will be
located on Aspen Lane.
Development Description&Narrative Westlake Ranch 6 of 11
WESTLAKE RANCH
Rec�uested Amendments to Current PD7
1. Change in Developer/Builder
Reason:Previous developer/applicant was unable to acquire the property by the
contracted closing date.
2. Name Change from Spencer Ranch to Westlake Ranch
Reason: Spencer Ranch and the previous developer/applicant was slow to bring the
development to market.We wanted to have a fresh name in the marketplace and one
that was indicative of Westlake.
3. Reduction in size of development from 37.798 acres to 34.798 acres
Reason: Pearson 35 Opportunities I, LLC was unable to reach an agreement to purchase
the Fisher tract.
4. Reduction in Lot Count from 38 to 32
Reason:We felt that larger lots were more in keeping with Westlake's Image.The larger
lots allow architects more freedom in design. Larger lots will lead to faster absorption
because the lot sizes are appealing to multiple buying groups,not just one. It eliminates
unnecessary financial burden on the HOA. Requiring a small development's HOA to
water and maintain 19 acres of private open space would be prohibitively expensive.
Westlake Ranch's gross density is 1 home per 1.09 acres.
5. All backyards can be fenced.
Reason:Most Westlake residents have a pool,pet or a child/grandchild. Sometimes they
have all three. It is required for safety and compliance with city ordinance. It also allows
for more privacy of the residents.However,we are limiting interior fences to a
maximum height of 54"with no masonry columns. On specific lots in the development,
lot owners will be required to install additional landscaping to soften their fence line.
The details will be in the Architectural Guidelines for Westlake Ranch.
6. Allow to construct a Clubhouse and not a Guardhouse.
Reason:A guardhouse for an electronically gated community makes no sense.A
clubhouse will be used by all residents of the community.Additionally, putting a large
structure within the 120' setback will detract from the objective of keeping a pastoral
entry into the town of Westlake.A small office in the clubhouse could be used for sales
and administrative activities.
7. Larger minimum lot width at build line.
Reason:Minimum lot width will be 105' at the build line. Once again allows for more
varied architectural footprint.
8. Side setbacks increased from 0'- 5'to one side of 5'and the other side 15'.
Development Description&Narrative Westlake Ranch 7 of 11
Reason:Allows for more separation and privacy between houses. It also allows for easier
access to the rear of the home for residential and pool maintenance.
9. Increase Front Setback from 5' or 10'to 30'.
Reason:We feel that setting homes right on the street eliminates the pastoral quality that
Westlake is known for.A 30' setback allows for landscaping to soften the home's look.
10. All rear setbacks are minimum of 40'.
Reason:The way the development is designed we do not want anyone building right next
to a water feature.We also are maintaining the setbacks that were agreed to in the PD7
with all adjoining neighbors.
11. Raise Minimum A/C Square Footage from 3000 to 4500
Reason:We feel the 2500 sq ft.to 4000 sq ft market is being served by the product
offering in Entrada and in some cases the Knolls.In our opinion the current need in the
market for Westlake is 5000 to 7000 square feet.
12. Change Public Open Space from 3.02 acres to 2.74 acres.
Reason:The overall development is smaller.We redesigned the frontage on Pearson.
However,the 120' setback from Pearson Lane did not change and the Town is still
receiving 2.5x the parkland conveyance requirement.
13. Reduce Private Open Space from 11.5 acres to 10.45 acres.
Reason:We increased the lot sizes which took away from the private open space.
However,we are limiting lst floor under roof to 7800 sq. ft.in the deed restrictions.
By doing this we add over 8 acres to in-lot open space. By adding in-lot landscape
easements on specific lots we have more than recovered this 1.05 acres.
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Development Description&Narrative Westlake Ranch 8 of 11
WESTLAKE RANCH
Compliance with the Comprehensive Plan
Westlake Ranch complies with the Town of Westlake Comprehensive Plan.More importantly,Westlake
Ranch embodies the intent of the Comprehensive Plan. Below are several examples of how the
development meets or exceeds the requirements of the Comprehensive Plan.
Westlake Ranch has a gross density of 1 home per 1.09 acres of land.The parkland conveyance to the
town is more than double what is required.The view corridor along Pearson Lane is preserved by using a
blend of Private and Public open space.The Buck King homestead is preserved within the public open
space.Public trail and trailhead parking are being installed by the developer.The total open space for the
development exceeds 37%when combining the various Private Open Space,Public Open Space,and in lot
landscape easements.The location of the Private Open Space areas creates the"clustering" objective
mentioned in the land plan.The development uses a blend of%to%acre lots(minimum lot size is 21,250
sq.ft.) creating the opportunity to serve multiple buyer groups in Westlake.The lot sizes allow for a
diversity in both the architecture and the massing of the homes.
Westlake Ranch is a unique luxury development concept,a`Micro-Club Community'.The development
features a long list of amenities typically found in much larger developments.All residents of Westlake
Ranch will have access to every amenity.The amenities are connected by a sidewalk system that
encourages their use and creates a sense of community amongst neighbors.
The required building standards for design and construction in Westlake Ranch exceed the
requirements of the Town.However,if there is any discrepancy,in all cases the Town of Westlake
Building Quality Standards will be the minimum accepted standard.Plans will only be accepted from
licensed architects and landscape architects.Plans will not be approved by Westlake Ranch Architectural
Review Board without all structural systems of the home being designed and stamped by licensed
engineers(civil,foundation,sheer wall,roof�.
The Architectural Guidelines for Westlake Ranch will insure good home design.The development will
feature two dominant styles and their derivatives,Texas Hill Country and Desert Modern. The
Appearance of the homes can be strikingly different but have a commonality because of the color palette
of the materials used. Residence landscaping will be consistent with both the Public Open Space and
Private Open Space landscaping.Westlake Ranch will promote a`Xeriscape'landscaping theme
throughout the project.By using`Xeriscape',Westlake Ranch will have a more natural feel,less
maintenance and conserve water.The design of the neighborhood's elements blends to give the
development a very holistic look and feel.
By incorporating each of the things mentioned above,3 more very important goals of the
Comprehensive Plan are accomplished.First,you have a beautiful gateway in to the town.People will
know they have arrived in Westlake.Second,a hard boundary is set to combat value encroachment.Home
prices will start at about$325m.Finally,the quality of the development and the homes built there will
help raise the property values for Westlake as a whole.
Development Description&Narrative Westlake Ranch 9 of 11
Exhibit C
WESTLAKE RANCH
A�proved Exterior Building Materials
Please Note: In all cases the Town of Westlake's Building Quality Standards
will serve as the de facto minimum standard. If a situation arises where the
Architectural Guidelines of Westlake Ranch are inferior to the Building
Quality Standards or vice versa, whichever is greater applies.
Exterior Walls-
Brick(where applicable to architectural style)
Stucco over concrete block
• Stucco over board is only allowed on unsupported sections above roof structure
• EFIS is not allowed on any exterior elevation.
Stone
R,00fing Materials-
Flat or Barrel Clay Tiles
Metal Seamed
Copper
Wood Shake
TPO (for flat roof installations)
Slate
Windows-
Metal Clad Wood Windows
Solid Wood Windows
Steel Windows
Cornice Material (where a�plicable)-
Stone
Cast Stone
Development Description&Narrative Westlake Ranch 10 of 11
Real Wood
• No Hardy Board, EFIS or Masonite is Allowed
Soffit Materials-
Metal (material must be approved by ARB)
Real Wood
Window Headers and Sills-
Cut Stone
Cast Stone
Cut or Slivered Brick
Wood (material and design must be approved by ARB)
Chimney Caps-
Metal
Clay Pots
Stone
Cast Stone
Flat Work-
Stone Slabs
Cut Stone
Pavestone
Crushed Granite
Cladding Materials-
*Note: the Town BQS limits the percentage of the exterior elevations that can be covered
in non-masonry materials
Metal (with ARB approval of material)
Real Wood
Stone Tile
Development Description&Narrative Westlake Ranch 11 of 11
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�� L
DRAFT
WESTLAKE RANCH
GENERAL ARCHITECTURAL PROVISIONS
�
DRAFT
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Table of Gontents �
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l.General Architectural Provisions p
2.Architectural St les �
Y �
3.Landsca e Patterns �
p z
4.Re ulatin Plan y
g g �
5.Architectural e ie Process Z
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General Architectural Provisions DRAFT
The General Architectural Provisions are provided as an overriding guide applicable to all lot types and 2.Construction Finishes and Detailing
architectural types.The individual architectural style guidelines are supplemental to these guidelines.
A) In all cases,The Town of Westlake building quality standards shall be the
Irit2rit minimum standards. /�
��1
The Architecture Provisions and Design standards represented in this Pattern Book for Westlake Ranch B) Architectural details and exterior finish materials shall be the same on all 1•i•d
elevations of the main bod of the house so that the main bod rovides a �
are intended to direct new construction toward the highest quality of finish,craftsmanship and Y Y P
materials.The Architectural Standards are not intended to dictate a particular architectural style on a consistent palette of materials,finishes and colors for wall and roofing mate-
lot or number of lots,nor are they intended to restrict expression in architecture.Rather these rials. �
guidelines described the style elements that have the greatest impact in such a way as to ensure that the C) Materials and finish changes may occur on appendages,add-on elements, �
impact is positive with a predicated outcome.The decision on what style to choose and the proper ancillary structures,dormer or gable accent elements are consistent with the �
building dispo-sition as referred to in the regulation plan,are left to the home owner and architect with Architectural Style.
the guidance of the Architectural Review Board. r
D) Architectural detailing shall remain consistent on all elevations of the main
As the standards are concise,it is important to note that the intent of the standards should be held in the body as viewed from the Front Street Elevation and Side Street Elevation. �
highest regard by all parties involved.All homes in Westlake Ranch will be held to a minimum of 4500 �
square feet of A/C space in the main structure.A first floor maximum under roof of 7600 square feet. E) Patterned or frosted glazing is allowed in the private zone or when not visiblc
Variances may be granted(at the discretion of the ARB)for architectural merit. from adjacent streets. ^
L 1
Disclaimer:These Architectural Standards are aesthetic in nature.'I'here shall be no conflict with the F) Chimneys and Fireplace flue enclosures shall be constructed of masonry �
Town of Westlake,State of Texas Building Code,Town of Westlake Zoning and Building Codes and/or materials only.Chimney caps and grates,if made from metal,must be �
the international Building Code for new Residential Construction.These Guidelines shall not supercede custom fabricated and approved by the ARB in advance. �
the Town of Westlake,State of Texas Building Code,Town of Westlake Building Codes and/or the �
international Building Code for new Residential Construction. G) The slab of every home must be raised at least 12"above grade.Refer to the
Massing&Composition pagc far cach stylc in thc Architectural Pattcrns ^
General Pattern Guidelines section for specific first floor finished elevations. � 1
y
1. Architectural Style Note: C�
A) The main house and all accessory structures shall be of the same architectural style within any Exterior Materials must be appropriate to the architectural style of the house. �
given lot.Mixing styles within a lot is not permitted. Exterior finish materials may include brick,stone and stucco.Certain wood types �
B) The rear yard may be screened from side street by the house,garage,or fencing,as detailed on the and sheet metals may be used as cladding for decorative embellishments for the �
Landscape Architecture section of this document exterior walls.Allowed roofing materials are Slate,Flat or Barrel Clay Tile,Metal
Seamed or TPO as appropriate to the style of the home. To provide character, I�..d
C) The minimum floor to ceiling heights are 10 feet for the first floor,9 feet for the second floor combinations of cladding materials may be appropriate on a single house,and V
D) Add-On Elements;Smaller massed forms attached to the Main Body are referred to as"add-on should be based on sound architectural precedent for the style.Care should be �
elements"(e.g.porches or bedroom wings).Although add-on elements occur in many styles,the taken to give the appearance of wings or elements added over time,such as a O
main body roof lines do not run continuous over the form.Each add-on form typically has an wing added to a brick main body.In general,any change in materials must occur �
independent roof pitch as appropriate to thc Style.The add-on element roof pitch never exceeds the at an appropriate inside corner ar horizontal transition point consistent with thc
Main Body roof pitch. style. �
The use of brick and brick colors must be appropriate to the architectural design �
E) Side-by-side architectural styles or the same pattern are permitted as long as the house type,model, of the house.Brick should be standard size,the use of"Queen"and other non- O
floor plan,etc.are not the same,or provides for identical architectural elements.All homes will modular brick sizes are strongly discouraged.The use of natural stone,and the F—J1
approved by the ARB,and special attention will be provided when the same architectural style or color and pattern of the stone must be appropriate to the architectural design of I�
pattern are to be used in a side-by-side configuration. �
the home.Samples of brick or stone must be submitted to the ARB for review.
All entry and window trim,soffits,fascia,cornices,and architectural trim
elements shall be constructed of wood,or an alternative cladding material that
has been approved.No vinyl or aluminum trim materials will be allowed.
Windows should have clear glazing and projecting muntins.Window proportions
should be appropriate to the style.Window products should be wood,metal
wrapped wood and steel.Window manufacture's specifications must be submitted
for review and approval.
All exterior framing must be 2"x 6"construction.
4
DRAFT
3.Porches 8.Site Screening Criteria
A) Front porches and street porches must be open.Screened or enclosed porches are not permitted A) Retaining Walls and Fences:The"public°side of walls and fences may be softened
outside the rear yard. and screened with landscape.Only iron fence with no masonry columns are ^
B) Minimum porch depths shall be provided as required in the Architectural Style Section,but in allowed.Refer to the Landscape section of this document. �1 1
no case less than 6'0". B) Structural support elements shall be located on the private zone(behind the fence) ` J
4.Windows or centered along the main axis with the infill material of the fence. Z
C) Refer to the landscape section of this document. �
A) Window munUns shall be 1/2"to 7/8"wide and shall project out from the glass.Windows �
should be real divided lights with muntins properly projecting from the glass. 9.�'iBTage DOOTS
B) Windows shall be of a size,proportion and muntin configuration as defined for each A) Front-facing doors are permitted only on those lots requiring front access as �
architectural style. designated by the Regulating Plan. r
C) Clear glass shall be used in all windows and doors.Colored,reflective glass or tint is not B) Street-facing two-car(or more)garages shall provide two(or more)single garage �
permitted.Clear low-emissivity glass is allowed.Painting the inside face of the glass is not doors. �
acceptable.
C) Street-facing garage doors shall be no wider than 10'-0" �
D) All exterior windows shall be recessed a minimum of 2"inside the face of the exterior wall.
D) Street-facing garage doors shall be recessed behind the face of the garage front �
5.Shutters elevation wall.
A) Shutter height shall be equal to the window sash height.Each flanking shutter shall be one-half E) Street-facing garages shall be located behind the Main Body of the house as ~
the width of the window so the shutters can completely cover the window if in a closed position. appropriate to the architectural style and scale of the house.See Regulating Plan y
and Building Placement sections of the document. �
B) Shutters shall be installed operable or shall be mounted with the hardware to appear operable. �
F) All garage doors shall be a minimum 8'-0"in height.
C) Louvered shutters should be installed so as to shed water away from the house when shutters �
are in the"closed"posicion. 10.Front Walkways
D) Hinges and shutter dogs shall be provided on each shutter. A) Front walks are the walkways originating from the main entry point leading to the �
street or driveway. M"�
6.Dormers
B) Front walks shall be a minimum width of 48". �
A) Dormers shall be no wider than the window or windows plus required corner casing.Refer to C) Refer to the Landscape section of this document. r
Architectural Style.
11.Front Driveways 1-d
B) Dormer windows, when used on a non-habitable interior space,must have appropriate window
treatment including,but not limited to,blinds,or curtains on the inside of the window.Painting A) The maximum width on the front driveway shall not exceed the total width of the �
the inside face of the glass is not acceptable. garage door openings. O
B) Ribbon drives are encouraged. �
7.Roof Ventilation
C) Gates are not permitted across driveways at the main front building setback. H
A) All roof vents shall be comprised of the following types:Off-ridge vents must be located on a D) Refer to the Landscape section of this document �
rear lot side of ridge or side lot behind front elevation. O
B) Gable and vents that are not functional must appear to be functional. �
C) Perforated aluminum or vinyl soffit vents are not permitted. �
D) DecoraUve vent design shall be consistent with the Architectural Style.
5
DRAFT
12.Pool Enclosures 15.Signage
A) Pool enclosures shall be located in the rear yard,or the main house A) Refer to permitted font style as illustrated in the Architectural Style
structure. section ^
y1
B) A pool enclosure fence is required to comply with existing jurisdiction 16.Residential Address Guidelines• �f
codes.The fence shall be constructed of materials consistent with the 1—JI
Architectural Style section.Fences may be no taller than 54". A) Address numbers are not to be placed on the front door `�
C) The use of loggias,pergolas,arcades or other architectural treatment B) Address numbers are to be purchased from the HOA. �
around the pool enclosure is encouraged. �
C) Location of the home address will need to be approved by the ARB.
D) Refer to the Landscape section of this document. �
D) If house is located 40'or more from the street then thc address may
also be on the house,but is not mandatory.
13.Equipment �
All miscellaneous equipment,including but not limited to trash receptacles, �^
utility meters,condensing units,pool equipment,satellite dishes,irrigation 1 /
controllers,solar panels and plumbing stacks shall be located in such a way �
that the equipment is not visible from adjacent streets.Hedges,low fence �
enclosures or other landscape means of screening the equipment is required �1
r-7
�/�
14.Lighting y� - ,,;r ' . ' `
%�. -, z_", _ �'�.. _ �^4 �
A) Exterior li ht fixture st les shall be an a ro riate scale and character '�'�'T?' `' �
g Y PP P '•^�°c�:�.y,. a `� �s�{.L
selected to match the architectural st le of the house. r- " �; �`'�
Y �d{"•j/.�sr.''-���r�=�`• T'„ s� � �� �J
B) U li htin ma be ermitted in the landsca e as allowed in the �:i"1'. ' 'P`""�''• � i � � �l� s r"
P g g Y P P r- y.. �?f.� �+F: , k�-•�� ��� . �
Landscape Criteria and by Town of Westlake Code. £��,,� . ��:'� �•`�'`'`°i�' ��?a.��:.- '`W_ ' � �,
�� ��:
,.� ,� ,'�;�is -�•a•, �
C) No uplighting is allowed on the exterior of the residence. �:�' qr � -�Y.����'•'; ' 'y ��_��f, �I
,. 'aS8 •.�,yaY�:l'6o-���-r a�r,_ � Y,L , s �
,� . -'�' r .K�. � �-,�;:r�7 •,+.� ,��-�
� �� ,r�-`?:eY,. � � } W���"+' .��Fr `�---=.�� ~ � V
D) Refer to the Landscape section of this document. ��,,.�c,� • a '��•� �, �. a
N��.;T'".•yv,..� ` � ,,�'��.y�'� � ��.���'.•_. ,: ��.,r,�'�r,. '
r .a • '��• �. ��;.t. rr� .�; �
� ���� i c ; R e ��'�' y�'i , - �� Fa. ..` O
.R N�
"`r - � �,�`` '#, 'i � i:" r`I":�-:'�r.:_ !
�_�. ;i �� '.. �4'-�;. _'� �.� ����-a:.�;�.�('� .c ..
� �ii-.:.._ �y.�-:• . _ . `•��.•.•- -�. �
�� F�_. � ..��o-:,���L.o4'�' . �.�i4?...;�_.... ..Y':�a:•��I_
x:.oe we '�•�:� ` _ —
•��a�' �, ���
- ._.;. . - ' .,�.�lsrc�.�.>�:-�'-i:.:� � .,,�� ,�i ��,� '�-- �/�
..� . .. _ . . • � . � `��r'��. ��'=�i�� "'�`
��;�N.".r' • ..`�.w' -�w I�I
„1i�- O
`�,.r.'�'�.. y�ti ��.?i ' 'v.w. ��::[��
�```1'y''' :�1�lY•` . `�.-iy� ' . ..�1'� :'s��•i'�'1(..' .
��]--''S'�zti1�W}r� �-�.-�i1-. _� - * �..+.1:�:.�.��1�,/�4,Yw\ . .
, _. " .'`4�;ti's..-�'t�''_-; z - ...,,q'�'���,•w...:, �+"�N•;�, �
� � ��,�r�fi" '�,�h: , � '-�J'' ' ...- l r . ,,,, � ' `,.�
..,�yti ` ,�. 4 g -as. �r`, ''' �/�
� 3r�,'';y��� �' � - :T;,O,...�,{y���y,1•.i'� �y�'v' �� tiY+ti?'1•. V1
}r+ - _ ��Y�S 1�. ��, i .. � - dy` .1,1Y�� ������;�5�f
,�,�+E�YCd ��} ` Y:�i�
y� rr5- +I,, L.'�} 4 J y� J��
� ,"_ 1{Ly ���� ��� �.7 �'�' -�ri 11�
A
l a
�- '�` �7 � \1�. ` ..X��j 1' k':"Y'n'1P�
_� - _ ���.,�
6
DRAFT
Facade Design
�
. . ,������ Facade Qesign ;'�;;';�� • , Facade Design ' _ ' �
_ J 1' .. �
lu—J
C_
I.itl�loin:my�•rth n:vruw �
ApprU6fi:itr'{yyCd�C1:�Pd M.unq;ildrrakrik•!.iiltian• 'Nldtlll,3Cnl�SirtWt ' nC�0�Uf1fi:}�r}rl���'IIIC
il��[aili�donnnu�. �\ wellp�oportionedanda qppropriatcsiflrrort�rick Irrrniu.disuisu{I1uu-il'
'[ratvii or'dc�l'mold is used •�� ytv�r�x�r�rvf�nq yhic;o - Pre�abri�ated rhimney: �
In ileu nf a i x]drlpeaqp. whldi exiends hom qrade Flue terminatian cnr.lasrv;i
toi on�lle:icrior bYahyymc�vcvfcuKur.�iin� AwkwardlYproportionedand
°O fijm�y�P, Artailcd dwn�er.lhe rovi �
Snalgnttnrwam, wrfar.es. Muinpir rrw�rarms � � p��r.h,r��r���rk:�r,a r.w,�aar:3�is,
urdentandaGletoof and roaf pitrhes are Plumhing venls and exceuivewid[h of dormerin
famswithappropriate incompatit�lewith mechanir.alAuesarevisihln relatiantvwindvwsareall FT�
pi4ti11nr51yM�Ul Allatti[1qrlHrv��nt5 Earhnllkt darii'puhl«'2r2ati. � hi:�pprn��rialr. �V
13.iyvundnwwilhhnlli �
architxi�ae. sha31 be{uoperlyualed U/f(1P.1 dll��9WPI COflllCk.
�fF:Nop�um4ingve�� andappmpriatetolhe overiyex ressiveroc4
o1n�e[1Nnir.Jllu,yert�•I�6k� �nhniK�ural4tyie. twmunNi�nwnnr �
frcmtwhiic'areas; p;ippfor�rnnlcde+�atiaiis Expansiveareawi�h unresnNedAe[ailsanA
nverscaledandladtirgproper Lnknawrimaterial mic[�reofv;ir�dvv;sizes
deGil. or detailc
Wirbowsiieand • Rvalpitchatmmice �h01y1�•+. �' 1�
artangei»ent maintain mtU�°`:'''�°f`y�0W �y
and rovered wrth
a dassirrhyihm and � �
meWl+Roof surfa�a
vertical piopurtians Shart rhimne•?
IS hbl I[�BP vIiII�IP
• fromgradea[tmm�. Comla�d�°t,�isov[vs�altd — chasewithcverly �
.;� and In general,la�king urnjroclm��
Sfxllt[�s:irPUrytxriysinvl ., . aniune�xrunuui dPPropriatedeWil I pre-fa6riraied
forearhwindnwapening �� • ���� wukcruAnaraerrn termina[ioncap.
��/ I • �I'. f �_ ' I I1:1�P lllf�.3lll[iI �
andappear main[ed „' _, •�, oFt�iupcxrst �- � � �
Vhth�x�>i�rtriniwarPand �• - `+ � �� 'a�ithsn7ing.
hdd ha�ks�snuttw dogsh � �}ih �j , '�'� �` ' ' �:�, �' �
lacaledai tmltam nil ' ,
�' i � �' � 1 , + i Single shu[ters on double fI �%
i ` f] / �� � f ' � I�wi�inian�i
�� � II � I I I I I S - 1M�1fIlYNS1fP11[]SMNWMN4I�P� 'i `I t! I+ /�� ��� []yJyi'�{.i �
� � � � i � i � � � � Shutters must he sixed to �� � _
.�, II '. i� � � a � match width and heighn# � � - - � � , ' � . i �
��--•��� �� wlndowcq�tnkngs. Sfiuller �11 I 1 i � �-
, � � I � � � dogs are inmrrectly located. I i 1 I i � � . ... . 3 . . 1.�1
� _ I_ _ _
L �� ii �� ` .
Por�hheight � -�. - : .Trri �-�" �! � .. - . � � ;o ' �
ranicedebils, � �.-�� � '. � � � � - P � _ _ , -- ���.. �� -- . � M
�dumn style,sixe i � J I `,I g� �� - - ' ' �o V
ar�d spacing are all - - -� - ' .. � � � Y � — _ . - - . . �`z
_. - tl -
f � � __ �
� _ �� �
a r iatc. I
� o = .
PP W� 1 I r �� .' f� I � ri V �� � I � - --�`. _. ' g� "2' - �
J I � OJ
i m =� 3 ��
I I o I I � :�
r .1.. �.- _;J .a..- _ . . � y� I � , . �� �.
I`�, - i j �� � " �� �
s
hppropriatelysraled CleaAy dcfineA base w watcr BfoollaA enlrance daar af Wndows mrtiraify Column locatian daes no� Canirenelah,ovwsi�pd �qhppa,p�;n•qup;n' chimneyprvjections shali �
anddera�ledraihngwah r,a�•it�a,��vais,a+r�lY�i appropriatestyleFwhome's propwrinnedand propEylyreiaieio-ttiebeam ga6lewithunknownir�hll detailsforaverallsrile �Ix�e%len�lla�nunihwnn ��
balustenat=lls"an alivisi6fya:posedsidesof 3rr.ni��r�ure,wl�l�wi�g approprialeforthesty�e a[x�V2IXlhesinl�rpiP� mate�ial,relalionsfdpto ofhome. orgradefantileversare O
rnnte��a'mac.open duildm9 Slane ar mason�y �asing and crown at head af archi�cdum with irue ��, 14�Urt�n�nc:�rinn,n�r a�aq nolacreplable.
spa[e). vmiE�rcoid6iUMariNmd which'dvseitotl�eFries Aividedlegl�tnrumulaieR inappregriate. �
entire base aF h¢use and hnTrA ahnup. divided IigM mvElions in
slartslsivps at apprvpriale liev oF'snap ins: Trancam windovn wim
Imidnu�rtvrrliii:dinm. _(31.nsfH�iqliElrstitYsu�11" �
Aaiiing is tou taii ann �_ J 6"-6"tall irendy typu dvor (11 S35FI flPl(�M1�IASS iYldll
a�II1SIffSdfFi66f�f�Pdfl ' I y��[.�inl;t(irp1;:[il:' �,'�arana;�CCd[�l3tilf.
7
DRAFT
Entries � Porches � Doors, Sidelights 8c Transoms Entries
The primary entrance(front door)to a home will
embody the character,scale,proportion and ^
detail of the overall house and its appropriate y 1
architectural st le.The entr will be easil �
�opriate Entries,Pvrches&Doors � Y Y Y
identifiable from the street.A walkway of an
� —� approved matcrial will extend from the strcct to u
, j ! �� _S ` � ;� �.-' the steps,stoop or porch ofthe entry.Unless a �
i ' � �, I'`� I'i'I� porch design is utilized,the entry should provide
--� i` — ��_ — � �I at least minimal protection from the elements.
� � � 1 ^ I`� � 1�� I� Over scaled,out of pro portion,over-bearin g or �
I I� ^ � i �� I I I deeply recessed entries are mappropriate. �
� _ � � '�i �
�-
A'�1'Wlldoor,wrth Stmdardheightdoor,laillransom,appropria[e SL]ndarOheigfnA�.�rwl[hslnWiryhlSannFxapHlysl7kcl rp�neldovrWithsidelights&ellipse 91nn[l�7ldoUhk•dn�nvnlhsE•rfrru•n�E•if.�rchlnp Porches
appropriate entry [.�sMg and fu;xt Idrti.l�rnnxms m:�y bn usr:� transom wilh appruona?F�nir;s�rround Mlnimun tr;�nsn�n annvp.Su�ra�nd casing 3ti lsinrnpr�a�n hn�k:�nd cisinq d�•1:nls. u
surrwnd. wfiereappropriatn[o tM arrhi�ec[ural design. �whei�tof[ran��n�•��:�.L���•��ianed 5��i widm�r,;cn�ear�d�aye. Porches are encouraged wt1eII appTOpTlaYe YO Y}le �=
� �•':� � �� _ F� � � ��f � overall architectural character and style of the �
t't'--
� �y t� . Y J� i��.� -. ��i � , home.Porches will serve as either a part of an �
�� � - g, ' llrllf"1 " ��"- entry element and/or as an outdoor living spacc.
� ;3" ��' �� � �' ��j� Porches which visually appear as H
�' �+ ��a�i . ii k. I�r�_ `useable'(wider),will be designed as such with a 1�
_ '�� �� •'��„ i ,, _ � �� � �' AdassK.en[ranre minimum depth of 6'-0".The materials,scale, �
� � ��� � , whifi isappropriate ' FraAitionalplankwond Proportion and details will complement the over- ^
• �` in aA respecls:scale, � noors approprla�e iw � 1
Wrap around porrh on raised foundation wi[h A4.iliv�Nih�n�rrh•khichemlwAinsthefvn�7airan[aK Woportion,ma[erials - . _ use wi[h Fren�h sryle 311 3TCt11Y2CYllTfl1 C}1flY3C[2T 3riC1 Siy12 Of[}le IlOTri2,. �
appropriaterailinganduseofjo�6ui![cdumns. o!,�n�����,,�s��i�,n�opo�t�o�,mate��a�5 - -- . ar'�����. r1Of1CS• Side or rear porches in which the floor level is
a°d�eu�i. more than 3'-0"above finished grade,will have �
Inapprvpri�:r��Entries,Porches&Qoors _ � heavy timber or masonry posts or support
-.`'�C�•, ' �_ columns.A solid masonry skirt wall as well as �
i� i "i= ' �'�= — ��, screening that is appropriate to the architectural �
-'�?• - � , .� �. � y character of the house are also acceptable. �
� 'I l V f
�' ';' - � f�, �^� r� i I � I � Doors,Sidelights and Transoms
I ��-, ,�- � � ►-d
�� •- --•-+ - ' �� � � � ����� �� Front entrance doors will be designed or selected I�
to com lemcnt the desi n,st le and character of r
InappropriatedoorstyfewHhshort Overly derorative entry with an inappruplMHystyiendaanwltharerslr.epar[1»�, P g Y O
transcxna6cmand[yprcal6rickmold imvv�oprialelyscaledanddelailedentry [ransomsa6ove. Sidefigh�andtransomsixesxelnappmpriamialhPscaleof[fxadonr.FWlFrend�nr YI"le eriYT'y 3riC1 Y112 OV2Ta11 flTCI"IlY2CYllT2.M1ri1ri1UIT1
himurrr�iund. t.irrni.irni:���dpCrilmE+ll. f�Elglassdoors�leR]xeappropriatefm7iesecondaryemranrc,6u[notprfnary.The �
.. overallmassrvenessandladcdatteniionmappmpriatescale,proportionamddetails 8-���tall entTariCe C�OOY'S aTe TeC1U1TeC�.SLeel C�OOTS
�`"' � �� p dre'"��'°P"a�. are encouraged for use as a front entrance door.
� � �.� ��.°f� _ If used,sidelights must match the design of the �
� — �r, � � �,� : � entrance door.Transoms must have a minimum �
� r ' � � ��..� � glass height of 12"and will be incorporated as a O
n�r��.rnanafirvsr�+n�w�� I��
_; , � .� �,� is�oodoseTo[hegrade,theiront — ��]� single door/transom unit with continuous casing
��ry111rr door and window head height
� III'^„i,I'I� � is 5'a"tall,ihe roal pilches am trlm. Z
,.__. . . .. - ,,-9d.-.�� too steep.[he porch bexn liac ' �r• �
. itilud5hnl[,t�m JillnqiSlWl�6
The proponions of inis en[ryxinound are too rri� I ull ql.ns Jsx�r wi�h'lrc•udy'le.ukvl��C�.., in reialion�o porrh heighl anA Fvery�ompni�ent of this assFmt�lan:e is
on Ne sides arM tov rurrow ahove.ihc door styic, and typiral 6ri�k mold surround are all iftumedbafus[enare used Hiey inappmpriate Cvlumndetail.:orni�eran.im roof
sl�kaiqhl�irnrn�Ntiarulwrr�xirnlar�•irc�pirn�xi:��r. iruppropru[e. ihoulddemamnwssive�nscale pitch,materials small door uni!x•ith separa[e
wcrwhclmir�q transr�rn,�hovc
g
DRAFT
Windows � Shutters � Exterior Lighting Windows
Window types,sizes,style,trim and location will be
appropriately designed and selected to be ^
compatible with the homes overall design,style �I 1
Appropriate Win�ows � and character.Window mullions should be true or �
simulated divided lights.Window mullions located �
�� "-`�� _ _ between glass or inside of glass are highly
` ��� discouraged.Windows will be vertical proportioned �
i I � � � � � � ���! and head heights will be in proper proportion to �'
� � � •
JJ �� � r�� the scale and mass of the house.In general,the
— � I i I I n� typical 6'-8"head height is not acceptable.Window �
��— n I I � N� size,style and type should be consistent on all sides �
T� �� S�� or facades.Typical brick mold casing will only be �
x used when appropriatc to the architccturc.Widcr
nppnur��vertic+rwMowurapwtlw�sixrvw wlndnwswiqnaretmeasimu��tend+wu�nl�qhts�lls'm�diian�apprv�riata[�� Shutterivnutx•skte�lmipaiChtY+Pa[lualwuldow Sliu�[e�siric:3�,�f.�m:,ix��unrc��eir�n,�cn�w
a mir�mum ralioof 71C wlde io 7%high Ihearchltnc[ural design of[lie hame.NI waa!windows or woodwindowsvrilti sites,mounted nn hinges and vrilh hold oarks window siyle.Notire hinges and hoid 6a�kz C3Slrig'1123C1 YT1IY1 OT SpeC131 rilO1CI1Rg'Wlll 172 M'1�
aluminum orvinyl dadding appropriate Fm the arrhi[e�[ural style vrill be used. [shutter dogs�located a[6ot[om raif. alongvriN appropriaie windowriead trim ����
appropriately sized and detailed. ^
�� lii ' � 1
�I ' I i I_. , ` -- `^� Shutters F�-I
r � � �
r � � — — =«s �,�y w�n��� � �
� � � � '�- I � i „�y� °°�'�"Yek'^��^�h When shutters are used they must be appropriate M�1
�� I n NI n��a�a���y��a�rs
� �—f i � ' — ��'��LJ vritli a simpler window to the architectural design and style of the home. y
� I � � � trcvtmmt.�iic ovcr.�lf Shutters must be sized to match the window
� <nmposltlan m�int��nc �
tim��a�2m���2� opening and will be mounted on hinges and held ^
,'������ �o�a"`�°'� in place with hold backs or shutter dogs located � `
Gmupedv�vidcnvsshoWdbea�rangedtomaintainapatteln Onadividedlghlwindow,transomheigMmatches Caivder�sert�entwindowsasanappropi3te � alon the bottom fail."False"decorative shutters M�
ofverliralproportion.Pmpcmonsoflightsshallmatdiand hei9ht of light helow.Minimum glass heigM of vrindowFaheighlsdelowfwr{4]feet. g
rasingltrimsluRheappropvialrlolhcarchiteduralstyle cnnsn«�c�s,r•nr�•�Ner�wre�4. mounted directly to the wall and shutters which do /�
Inapprnprti�3t�•Windows � not match the height of 1/2 the width of the �
window opening are not acceptable.Shutters for
��— I I I � � double or grouped windows are not acceptable �
� ,.� ".�
�� .• ' unless they are actually sized to match the total �
� I a'� ,� width of the opening.
f I �
� i � � i � I = Exterior Lighting b
� � � Exterior light fixtures vie�ved from the street will �
Inappropriale window pmpwGons s����ao�5��a�t�n c,of window "Short andwide"doublehung F�LI archeA vrindowsareaccepta6le onlywfien •irendy;mWli-shaped windvw stylrs am be of a style,size and material that is appropriate OJ
DoesnvtmectlXwidedy2Xhigh. widthandsMmersdogslocaiedin�orre�[ly. windowsareinapproprutc used appropria[eiywith historirally-hased inappropriaie. t0 L}le}IOIYle�S 8T'C}11teCLUT'11 C}18.I8CLeT.7'lle C1U8rihty, �
Rarcomistooshort. archttenualdesigns. lamp type,location and mounting height will be
1� '.?�`- � � � reviewed and approved by the ARB.Security or �
��� � �' � � flood lights will not be mounted or directed to �
� �� �.� .� ��� � shine onto the adjacent property or street. �
�;� '� ►�►� _�-�
� �I � ■�■ �n�� ��
,�, iii � .�:� : � �
....�: �
■■■ i ..�a��� � �
�.,�� �� �� �
NeyswncdccKrwunnrr,runrlli:�. 'False'decoraeiacshulten faisedttordtivexrtntlowheadlrim li;•:��•r:rr:r!:ri.ksurroi:n7s.werscalc�oriilp-^:::�rii�r�r:t6:�•••.lorr�,�.asinqpl[
aYA[•h'arcllyn��C<IItiiIIkrl,shprl mDuntedtoWd115hutiendv �ry;�1L9�ksn•I�limitihipinwindnw. .�,dim.nl:tii.¢¢•il'Irrudy'minRnwsarc•allin;;ppra:Sci.ilr
r�:���t��«�. ���a�.�:,i�i�w�nu���i w����rt�,vs.
9
DRAFT
Dormers
�
Apprnpri�te Dormers � �
Dormers �'
y�'�-:�. -�-__�'° -
Dormers will generally be composed as a �
I _ -� � secondary architectural element used in a �'
� -i� functional or non-functional fashion to !�
-� ��
I � � complement the primary form of the main �
structure.The mass and composition will be
composed in an understandable and �
_ _ _ _-. .., �_ ��i,� r;-�-_:___- straightforward manner and should u
' = �-��--- �� -�: , maintain the character and st le of the �v
-=-._ �= -�;_�= y�-: . ,� _ - - �-`' ^r y �
-._=�=Y=__ �== - �'� � �� 1� design.Overly complex or contrived forms, �
i � r � �� �� offsets,projections and the resulting roof
__-, + �� � �-��' r � �,r- forms are unacceptable.Rafter bearing �
f �� . .,-_ �� .
- �/ F��- - � r� - heights,overhead dimensions,cornice and �
�` - 'i � .�._.---'�V—�`
���� �� ���.�„-�'�:� I�' �� �� rake details should be carefully studied and I•,•d
- ' - p`�a^^'��� p'��~� crafted to comply with the appropriate style. �y�
hit Inpp��1 r«A�lnrir:�i i .�::i:r,�..�i�i.�l�; RppmpriateFfdetaileddorrrrdshaveveryminimumtrim This simplY de[ail�:l.;hFA Aoiinei is Thisele9antlydeltiled dormer would �
etai4e6wimtiqMhavd,i.�u�l:��r:l•�i.W��ivls. rrwterialivlhesidesofthevnndowaMthewndowhead appropriatetomarryhousedesigns. adA[fu�ar[P�[nrf�wlch�stylrhrn�s�•. T�1C811y,dormer roofs will be hipped, �
he crown moldin�add addi[ional detaiL tntl cahtiCFvplm are'tlqhC[Deach aihe�.
gabled,shed,or arched depending on the
Inappropriata�ormers � characteristics of the main house style.In �
- general dormers,will be vertically scaled M
,-'�� -�-��-'- and proportioned and should tightly frame �
_ ',! ;�;^� an appropriately sized and styled window.
I �'�I � • � �� I I ' Dormer overhangs and rakes should be �
II -��-� -' tight to the main body of the dormer and �
II - � - �� , should be consistent on all three sides. u
O
1=:: J 1.
�� -- — �.= �
�'�,�- ��i = v�
:.�. ,__,
"��-- „� � �, ■■ : O
M�"� �' - - ■■ Z
_ ---_ ��� -- - • - v�
Thedeepoverhang ar�d lack of delail at lhe SC�I•',prpry;irlion,d:i�atl'..R���` Thi�S�PO tlINOIPf�3.5 OVPITI]PO L3IfP OVPIhi�(JS Thls MChed[Dfr�onncv Wi[n p#�•.uaivr tp:��r
[�3ti[•[fI[Iiiti�l�i���x��i�u3k��tiiliii.l[�[��[�[��i]1��. ��i1�li.[[:���ii:[-.v�i�i[1[�•n•t:i�i[1 andaversiredjamhsandtheproportionaF[he �%•�W�[•�Wi�i[1[�wli�•.1�1:i�iE['[fnii[[-i�iii:i�!
ii1,3[rfl.i15.31P,311ii1..�1�11(i�f1.3IY. N•lil[�(�•Nl��[�1�:��Uf�n�.'�:1�.^:iI�I�1:1p��U�)fi,�«� nf�1(�i1.3[PI�'Pf��l�lil]�ln'1,311�[1Pi:filP:l.
lo
DRAFT
Cornice and Rakes
G�
:.����,apriate Comi�es&Rakes ,�i.��.�',,�� �
� �
.-�. � `�. �
�� �`��. .�'� °���.
'��y_'_�� � �',�� ``�°� Cornice and Rakes �
The appropriate selection detailing and �
� r
I - implementation of cornices and rakes
Whemappropriatetothestyle,gahleendswilihaverwniceretums Traditionallyuafedanddetalkd[ani[eswlllFdlow[Im�IesleduaW.andpraportioru. are critical for an appropriate house �
[N[1�i�I;naM1ng ar�I.�shmg ma[erlai rkxnm�eu����will nol hP risitdp a1 SNOTE:�n manyhistorically basedtradi[ional desgres,therake detaA shou€d in�uporatea nown orbed mouldtrim atthe
4murM leve�.1 roW edge in lieu af rypical 1"x 2'6oard.� design. �
=�f�� �• ` ,� , The construction documents must � 1
� � contain details and sections which xj
J� '��� �k clearl illustrate the st le components, M"�
- - t� � � Y Y �
�� y ��"'v g; .i . } r� � sizes and location of any cornice and �
— � r �;,� � rake.Care should be taken to assure �
. ,., '� ' �"=' .:?+. -- �
r�„�:.��,a�2�.,��•�,�,:�,��H,w���,��.����E•«���«,,,,��::::,���.����.•,:.,.�,��:��;,Y the details proposed are appropriate
tothisraihcvgemri�g�hlaform.trawnmo�lois��-:1a1w1gaoRaof,hie�e Examplesofappropriatemrniredetailswi[h[aduonalsra3eanddelaiLEa�hofthesedelailsareappropriatemtheoverall for the st le�materials and overall y
board a[wall is properly sraFd and the tlashing a6o�:e the�omice retums is nni archilectural chara�ler and slyle of each iiMividual hwse. Y �
°b'''°"''Y"'�`ti'� design of a home.
Inappropri;�,_ Carnices&Rakes �s �
�` .
-,.,�� � �� � �
:
�r.' ._. �
� I �
Strep a visi6le roof pit�Ms a6ave corrtir.n rn[ums O
are inappopria[e and will not be approved 6Y the Ir�apprQpriateiyxaledanddelaiMdcornims.L'anottermiratedeepovcrhangswithanovers¢ec1'hox'r�vnir.rdrlailorl;vGc �
L CA.R.C. CDmkr fe[Um.
� '_:' ��f'"" �'�` , _— �
� �` �.x�.— •�y�=.' - � � fU�� O
�� ��- ��
� +, � ��� � �r--== �
��� !I��1 . � �r�`.r=' �; .E=�F` i=� r �'�. 1. ,'------ �
A
fhisst�4p9::71c•.vithinaavrcnna[crakrdetailsand Lxar��plesofin„ppr�fni.�':rv:�•��i:rna•,�i��.'�i.�i��-:�.��.,,.::i,�vd�.i4�r�or.t�hnu�ing:�n�.r i�.i i.rr i:i.•Ptr�i<••rl:nrvruuir;n
�v<<t�r�,i<<�«,����«�i�,«,t v����,;�i�,��r i�•:,i�r�owa�.
11
DRAFT
Garage Design
�
hh
��c+Garage Design . GaTage Desigxl �
���.r�,. � The location,massing and scalc of a garagc will �
`�"�` not com ete with or overwhelm the rima bod �
�� 'r�'� N� I � � • of the h use.Garage forms,design,materials and
�� � -: ;: +.. � -'-: � - �
'�""""� � ' `° � �"�-�+=� ��.p` '�, detailing should be similar in quality to the house.
�•x' p Y� , � �;`=,::��'� � �
�_ " _.��:'" ��; �� �� 'Y�II_'_'_ ���� � Contemporary examples of garage doors on the r
.� - � '� � {� �, front of homes are not historically correct for some �
`�- '. � �� ���i- ,..
_ � � ��-� ;r���;�� designs.In Westlake Ranch,a garage which is
visible from the street or public view will receive
_ „- �-�� careful design attention and should complement �
--'�- the primary facade. �
Thrsegaragednorarerrcessedfrom[hefae:dr-.n:c:es�t•:a�:d � Frontautocuur[garagedoordesignwlii�hmmplemrnTs[hepri �
An.�ppiapriarrdrsiqnwrthqaia:7rislor�tcA6rhindN�cmain6ody mary nouse. The ara e doors on man desi ns are the sin le
way su IhE•yarr nu[Ihr f�x:il Emuit lruin thr,•.r:•rl. n{Ihe f��::iiy.• g g Y g g
=� :�i x� - largest visible element(other than the roof). �
� - ' a= �'w,., Typically`false paneP steel doors are not
�.
� < e_ T,.� "� ��' appropriate when the door is visible from the street �
�� -�1 ,i;�' n -- �.�<' ", � _,�
�� _. q ' �.�� or public way.Flush plank metal embossed doors �
� � � ,..
�I , � �' � ��"�!rf'�� are acceptable on all non-carriage house type /1
` � ,� ara es.Gara e doors will be sin le ba in width � 1
'��,� d , ��,� `^f�`fi' `°� g g g g y �
.��.y � and 8'-0"tall.Garage doors can be recessed within
r� �� the wall plane,or a pergola or porch type roof can /�
� '{ ' be extended above to minimize the impact Garage ��
� � �� -�- ==�y doors can also be painted a dark or �"�
' � ' J � _ _ � `recessive'color in lieu of typical lighter trim color 1�
..�;.:�:i�•�.r:�<<�.����•�iy, � �,,...��:f�:,�.�,�.������•�i��u�s�E�i�•r«��.� n�,A ;,,�,•,i,•s,,,,wier��,� �•iEnnrvccnssr�laad�niuf.�m to minimize the scale and im act.Glass ara e rY
- '� �� �� pprc�pr 3 3 ���1 �hrg.iiagrm.iintainsthrh�rnridetailsandissetoa:.kfr:xnihe p g g
[ree[. used in create morede9ih nnd desi¢n tothefa�ad? frnntentranceand cannzcted m the houseviaa hreezeway. (]OOTS 3T2 3CC0pY3b12.DYt12T SYy11Z0C1 g'flTffg'2 CIOOYS r
Inappropriate Garage Design � may be approved on a"case by case"basis by the
ARB. I"d
�
r ' O
-�---�, � � � t:;�••: , � ��� �.
��, i�„uu„� ' '�r`.: - C I - �
�++.r � y�� _ � � �� - �
:� �
� t ��r�i r��I��� .. �-- ��
— — -- � - O
�r�rlif���.irl�!;::f.��.'i�lU��.lUsr;:f�[lir�ffi]C[CS'•Y�l�llt�(•�flfi:�f'I��ili5r• �fi[�[]-�r.i[]�•[�f7liitfr[�ril:i�i1[:�[��ir1d�•ti[]riitif��c:�[�•�17[���[I[�t[•[i
Flurfm�titFa��nygara;7�wndoverallroofformiotallyoverpowerthe 9 f f � �
more modes[sixehome. �¢n<n i.nu:n•rn:ntiivE•iiian:�ny f�urtiwi W ihe•prirrwry huusr,oiir thz primary(acade and the scale and mass mrnpetes with th•
typi:al;I�imlevriAlh:teelqaragadoorwhichispaimediMirim�olor primaryhousr.
u��erpovrars[he homa's image. T/1
V1
12
DRAFT
Architectural Character Comparison �
hh
Z
�•-����:s� �:�;�1 , ArchitecturalCharacterCnrnparison5tudy 1.,.1
l+J
3 V'y' ' C —
y'�; .C•.". '.-.. '!;�.,y
" !�. ��� ' � � �y tip�. a� "F.
, F. � . �.. s+...._..: , M�. �
.f�'��;: . .: �' '?, .L . . , �. 7�
�� �. -� `-� .�� �mt+� . '�r� ., 1.#TL�`,�'.. .r:- ' _ - -- -- Y �
� �F . � � �r �� � .., . ��+,�i
��;�� {t R f' ��� • �' � �s ��"-� ��A�;; �..,�- �;��_ , r
r fr �: �� :.ii i i .�r+u Rrii•i�����r -r �s.i''. •• � i � ti.F ?
.,'tiis_'�, '�._ ]{_e :'� _ _ , _ [. . �a..
l� — � 9"i R� -■ •'� �.`: : .�7�i ��.�R �"�' �' '� �
�f �� :.:�,:. ;3..
� 7 1 I "tw^: � �.. �� � ur�
m �` �. � ; C^—
Y' .w�_�_ '� , ��M1 �
.:� _ ,�' �,. '� ��-�
_ �' '-,.�r �..�,c l �' ' ' ''R '..� �:rr.. �i._. M1 -� . 1 `
:..�'� � _ �-+
�
''P- `=���- rE'-'fi''. . ;�, . �
���.i. .�'- � ` !� �— � •^��.r-r . r�:.;'+,"� 's`
_ :f � __ :��, ., � 1
r��� _ _ . �� :� :;��;�_rn_ -`�.,,�r�„i�'��'�J�L�� .��..;
� � rl. +�t� . .�eiC.� i '
_ �.r+-�-. �� . _ � �� �� '�
.►' � '..�x 4 � ,+ :� � � t' �
;,f � � �� xa� � i . '�: _... _ �
���!� .._ ....�.._., , • _ ,;=� r.'- yo'Y' 1
# 'l:�l�`� •i � ���� �L �
� � . _ �.�:���- r
�. ,;°��
�d
� r -a -., �'
� , w�� ;: . .�' +���
�� �ryY^ �4'. .,�� �l.q ,.- ��, .r..;L� f�•- t .,� O
� S J � � ;��,
!�`� �=-.. ����' .. � � ��� h - �{�
� � . . .:e� , ) Y't..fr �� 1�
.. ., .�. .� �`b.:.,^..`n,f �_:a:_ a..
i '- .R�'-��... �" R �$ ,H�..�. +
� 1111 v�y` G■ '��i!1R!I + ' _ ��,� �.�. � � 1�
�- 4�! � iiiw ._ "�;�y+,.' . 4��� ' ... I � .�� �1�■ O
l��i k .. . . ..-=1c � -
�a.-`.' ` ati�s�. �s-;. � i �T/-�1
Y ��i��„, I .- - -�1`, . _ . _ ._. ��"S1'-=-�� ��r V 1
13
DRAFT
Residential Graphics �
2 Feet hh
Z
hh
.:,r. , �d
�j All lots are required to have pre-
���� � �� '% , �
'L� �� ��� � purchase signage and post-purchase �--�
�,�� '�� signage �
�\' � �v/V Post-purchase signs must feature the ''
f�� names of the owner and architect �
;
�• _ _ _ _ All signage must be purchased through �
��.,��
j�� i,; 1s��'U' %��, �J1�'�,� ;�; �, � the developer's sign vendor y
� � �
�_����s ��U����` �
� r"���;��'n ° °S �° ��,
� - /�DD���� _ � , �
,
�r�00 !�� ���� o�� �d
� � � �.� �
, r
b
�
:� , �
3 Feet �
� . �
� ' O
� ;; �
� �
�
14
DRAFT
Architectural Styles
Introduction to the Architectural
Styles
Texas has a rich architectural heritage which g Texas Hill Countxy&Deiivatives
is well exemplified in the wonderful collection �-:;�,, -
of neighborhoods and residential buildings ' "A 5. n== �` . , Influenced by the Prairie,Bungalow and modern styles,this style became widely
built in the early part of the 20th century, ��.'�="�'T�r' �- used by the late 20th century in the search for more regional architecture. �
` j��_
mainly pre-second world war.The strong ! �
, ,_Y.��` _' ii� �
influence of stylistic driven architecture and �� `��_ - � /�
the elegant yet simple execution of �.�-. �1��i�E�''� L 1
neighborhood patterns provide a strong x
collection from which to find examples. �
.:F� �]
The design team has found strong influences ~� �
• _;„_..
in Texas,including cues from the ' �" �, Contemporary/Desert Modern ti',
metropolitan region and categorized them into - - �
The Contemporary style is an attempt to allow for a more abstract interpretation
two main preferred stylistic groups that detail ,' ' µ���"� _ of the more historically grounded modern style. y
the character and characteristics of each home. � I i _ , � , �
A note to emphasize is the intention to keep �
the architectural styles in reference to the �
context and region.Though the Texas region , �
contains a collection of stylistic deviations,the P �"
authenticity and fit of the style are - �,i �
indispensable to develop the correct �". �� �
neighborhood and architectural patterns that w�;. �3'� � � �
will differentiate Westlake Ranch from other � ,,;�'' �'" ~ M�
suburban neighborhoods. ;]�yj�, �_ ' ,�,r _;. `„�1
�4: ' �I
� . �� r
t�
�
� �
:�c
� �t. _ �
� .� ���i �
_ _`�,s�; �:,�• �,
��.:;�;�
,z,.::.;;�,.�;.: j ,.,
' �:S 5:�'m1} '�.'.t,.
�11+:.�"''K.1 NiSL�..�.�.�� A�J'�
15
DRAFT
Texas Hill Country Style
- ��- - - „T�•�y'F �,� .� -�.'f.`- .. � �r:,1; � �F� ����
* � �. _� "-4:} # "- ' �� " � �;�� The Texas Hill Country Style is characterized with
k ' �r r � � � ` Y �{���J �� L �+ wide orches mostl wra in around the main
-�� - •�x i ..�.� •� .'�''' P Y PP g
_ - a�� - .,.
bod of the house and lar e roof overhan s that
r3'. ,
�
� �' Y g g
�� r
I _ �. ���"" 3' '"�' � '� are well-adapted to the warm climate.This style
' � �.� �r . t 4 y�' emphasizes sparse ornamentation and outdoor
. � . - - � "� � ��„�„� 'rl ; . ' -•"`'�
� -f,` "`'w- �' ,�� living.The Texas Hill Country home is narrow
�� ----- '-s �:-. �:7s'��.��}' .•;+�. � � ; '� (typically one room deep)to allow for through b
� r
`� - _ #�•y;y� .- _ � .� ;ryy�� ,��.. ' ventilation. �
, . �-� -,.ti _: . �, ,.Il��� 'RC.
� �.. � ' • �"�r�� "`^ �.���i It was influenced by the Prairie,Bungalow and
� ,� �.� • '�' r � `� ; j -� ' '�" -;� modern styles(a combination of vernacular/high �
- � �' "-* �`� � � ' ,Y 1�,� �' tech),becoming widely used by the late 20th
� ' � ��`.°�`�'� ;" ' � I � - � -•- i� ti•.;'' ��,s century in the search for a more regional �
{ ' =�� H
F 4 �'�` �� � �. ��"ti`�•� , +' _� architecture where climate,local traditions and
� A�',�_�f+ - ,.,�J ��"- �� '� •i_ i � ', ;-i .''ti materials spoke ofthe design.The main 1�
� :,a `�'��= .:�
F .. - -�; � � ` �;� x "�,.�J� construction material used is Texas limestone 1�•1
�``� '�`� � - =. - = �' ' � t�',;'F+ ••�.••�• ��: � combined with standing seam metal roofs,granite �+�
r��'�� - • ��.
�" . ��';.�; ` - ,`k,{-�• ���' ` {�/��.�. ; ' and solid masonry.This style is one or two stories, �
y� . y... .' �Y ' ,�i:���Ttr��:! �1Is� �
« - ,�, = � � �`� �� ,� _ but typically one story high.
�_.. ,; . . *�..--, : _ . � � �J
x__.,_.� - _ � � . };. _
{ f�:�"��,= � •'�";# Y ` s, w ' � ,�K`t ��f� �����'.Y�-: `. The use of large windows blended with natural �
���.,
�,,._�� � �.���� -���''' , -__-�.��- cladding materials of wood,stonc and mctal in �
��
- �`� � �`�� ��r ��� �+�.f� �-�.��-��=-r..-�f �, '• " •��e� organic palettes create a warm architectural style. `
,�S�'��.. � . • y.{ i . x• �_�f.+W!���lC'{�� � . I
F � . , -� -_ - .. _ , . - �,_�•� ,.:���' When executed properly,the homes will appear to
..r *�. �t . � _ - +r .
,_. �,•_ ,��. r- �., . r .- �'� �. .. - .���,='C;- ,'� -- ���'� _ sit in their natural surroundings.
�-�:.'"��;r�yr '{-. ' ' "'•`{...-_ �+'�� �,�; ,=-�_y.- '.� , '+�+
��' �F, `�_�--#: r.� .,. Y;�.� -`�W�±�z. �i ,r_ "' :{t����� , .,_,=j� �
�J1�J.i.Yr� (�}� .A. ''.:'�'�..�K` � rYr ..'f�r.S^'�.'... - ���i'..� �: .�`f �L ' . . � :��r`��x
_ ' +-M1 _�f.. _.�b.•e1'�J�!�:. ' � r/�y{ '�' r/J'4^iR`tle* �: * ' ��" � � /�
- � �}�� L�f ry� ����a . ��TTi�i �1"r���' -��aT-k� 7n.i � •�� 1� ��� �I�
y�i '.i�� �^' ;. *'�" -'.�•� ��'J:2�3�.:`.`i"'
i+ ��.i � - �; � :d-��: --- y
�' ' Y .ri.� �
�'u - � ` -
� _ fr ��• _ - Yx; � �.
. `,� � •r �.T r., - ��l e_..r - ' ,~'�y r
_4_. .I�� �kl, Y,li�I � �-�.� � �f ��� � . _ * l J
♦ � l y f ry�I y"�_' _ !'y. �' � � �
� . !. . . 1�y -3��l"�` � i . . . • � . -
. .� JRi: . . _� . .- �P'�a�f
lM .. . . -�., �� r_� x�e� _
. . . '.r. _ t�
\ �
� � _ _ _ . . ' - __ �,Y �}. . -�-+'� �- Y�
� _ . � i- L .����7.=� � �7' t� .^- - � �. .__. rlii . ��
16
DRAFT
Texas Hill Country Style
Massing&Facade Composition
- � Y--. The Texas Hill Country Style accommodates both
''~ -. •�'" symmetrical and specially asyxnmetrical facades in a
� well balanced composition.Basic rectangular
building forms in either"L","U",or"Zigzag"shapes �
�.� � -- create a composition ofvolumes.
F�ontgahlefrontage��� Sideandfrontga�ie I � Sidegableeatended Frontga6iefrontagewithside TeXBS Hlll C011ritT'y VeYri3Cll13T IlOTTleS 3i2 t�1C311y �
gahleextension one story with deep porches and large overhangs. /'1
Massln9�ptivns � 1
Low roof pitch with standing-seam metal roofing is �
typical,but also flat and shed roofs are used.
M�
a `:al The elevation shows symmetrical and specially �1
r-7
_ _ _ _ = asymmetrical placement of windows and doors in a �
` I I " well balanced composition.Large windows are
� 4 � '.:� �.,_ - common. �
. ,���._.__
�i(i , }��- � _ -- - - i � � The typical cladding material is colorful Texas M�
,-%� �� `,y�:... _ � Limestone.Brick and Stucco over concrete block are
� - , _ I� also used. �
_ r��, — �
I � � I7� =;1, I
-�=
r ��`� I � ,
—. � _ I.l � �� _ � — � �_-_.��� �� �
_ - _ - r
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o � � � � k,
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Qi o ��I � ��! �� �p `
o �:;.
i i i i i iI �'I ; �ii ,' i i i i i ��i i i i i�'i i i i �'i ; i ;I i �'i i �'i i i i i i i i iI 'w`3�,�-. �t r•'
� � I I � � ` RF� I ` i-1Y I , � � 1 'I1 ' i !
fi f F f �._
I
Flevaunndpiinns ;',�;��� -— .. �� � � � ;� ��� � �
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������-���_
��
DRAFT
Texas Hill Country Style
Details:Windows&Doors
Windows
� _ � � Windows are typically single pane and its surrounds
� _ � � are not overly elaborate and will often be very
-- � � � fI � i �; � '� YI � simple.They are typically steel fixed sash or �
��� i � �� I � t — - � casements.Wood frame windows occur occasionally
- I �f i �{
and usually have only horizontal muntins with no �
,
I 4I � I I I � � vertical members. ^
� � i I , 7...� i j 1 /
,l �
, � �__�,__, Like in man Mid-Centur Modern and Prairie st le,
i � I _ '�' Y Y Y
__ ._ _ _ _ i windows are typically arranged in single horizontal �
wrndow opsions�samples rows or what is called°ribbons"with simples framcs, �
also rows of windows may wrap the corner of a 1�
building,and glass walls are usually common 1�••1
extending the interior to the outside. �+�
L�` j i=- _ --- Doors �
' __ _ i.J II �T � �I II I �II L, Doors are typically simple and are made of inetal or �
� �—�� �i �_i-'r- � I � I r i , ; wood and disregard any decorative elements like �
I� � � �.. � � �
i ` II � — � ' I � I ' i i i � � paneling.In some cases,simple decorative elements
I ' I I , I I I I � are applied to the doors,such as shutters or simple �
� i �n ' �
� � { � i i i I � I � I '� � � g e o m e t r i c p a t t c r n s,b u t a r c u s u a l l y d i s g u i s c d.
! 1-��l � —' _ , � � � I � ' i � , ��_ ��~� r
I� �. �� i �_J ��i,_!��_��� �,_=_,��__ �� I_i� � _� l!� �n
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r
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■ .� ��� ■�a - � .
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_ - ' I ` � _ � �' ' �.
� � ! � �'� ,.:�;' � ;�;::��-� r+a�
� ',a' r-r � � t 4_ . .
'� w� �j ��� {�. �p��4��
� ��..�.� �' �•�� �,. . �:i1�".`..7r�ai�'�•�_�,L�.�3$' ;�` ,�r:
1g
DRAFT
Texas Hill Country Style
�� 'r Details:Porches&Balconies;
_,
�t r � Columns&Entablatures
Deep porches are typical of this style.Porches
will be covered by large overhang roofs.In a
Fmnt-side parch Side porch Slde por�h eatension 1�
Par�hMassingDptions LWO StOT'y 1'lOUS2,balconies in most cases are r�
recessed into or are part of the overall volume. �
�., - --� =• �:
Other typical characteristics of the style are �
� _, private terraces and gardens,further �
" i� ' enhancing the indoor/outdoor relationship.
�� ' H
�.���,_ _ _ � ,�� • While square wood posts are common,metal, �1
�. . _ -, _� '� � �—
'` or stone cladded columns are also used. �
~� -- � _
���.�� 3�--' .. ��J
� _ . . —_ . -_`f �v,." 1 l
.r , _ �
�.A_n { ,— ._. �
1
■ � �, ' � � L I � �
�• ' � _. � y _ �" ���-''� i �
� � � ��
- r
Typi�al Porch Typicaf Columns
V1
� � '1T- yr .x., . _ �
�. �. - ' � � r
vV'��' 1 .��� y , + � �, �� � x.. � i - r �
. ���' r � _ •��1!;�y � � � .k�{ '�.i I : � V J
�R � ���� - 1 � '�11 � . •� 1 � � � �. � a— ��1.,. :.^_ i.
� ^ � � � ' '..�
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'"�� . ' � +� ��i� 1� � '�. • � , .�.�'r'o'J-...�-: _":':�^�.:':1
�y � �� � ~� � , � y� .._ . � '.
w . �"'��'� � �.� . ' __'... • Y�•���j!~�-'�l�^'w"ii���
{ '��"� �V. ." . . . .
19
DRAFT
Texas Hill Country Style
i� i Details:Dormers and Cornices
� _ ���
--- ---- - - �r af While the Texas Hill Country style is
� � Grrn��—� �"�::� , �_��_f __
�� ,,�� �� •�,� composed of many different architectural
; �., f .. .:.; �.�.' , ,___,,,_--., __ ;
� � f i ;,I ,� � - � - _ �� �� elements,dormers and cornices are not
� � _!__� '-� I
�_�L__��_� I � I I� I I � , `� common elements to the style.Cornices, �
�� �,, �i� I � � i when present,are typically add-on M�
, - - -_ � elements to the roof to allow for more �
natural light to stream through the �
home.Cornices are not typically used
because of the elaboration of the roof ~
' •- .:r. . -r:X,4:_..�'�k�^-"�;�;�����' y
`•'�� - � overhangs.
f�'�}r�_{- ' �� �
`, _ _ � ^
_ _ _ _ � � 1
- _ ; �J
- - - k��^� ,S �
/ ,� �
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Typl�al�ormer Typi�al Cooni�:e �
y
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�
��r �� �- `•"�"'. � � `—J
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. 6 � - .�
��. � 4 . � �� �y� - , � � �'� �
� ��Cr.. -�'�:- - '!' ll�� �
I �� '!� �����'�' �y � , � -* � �
.��c�' s � x ir. •r:.. � _ . ,f ',},
r � � - .. -r.t. ';:�:, �n�� � f F
��.... �. �'}� Y � $�i.
�-� � �- - 4 - �H._ .� . �•�rr�.�� Ld� . .. .
2�
DRAFT
Contemporary/Desert Modern Style The contemporary/desert modern style is open
to interpretation and therefore difficult to
r- define.However,it is the intent of these
z ' General Architectural Provisions to establish
,, �k - acceptable practices while defining non-
� '
:,�J•' , a ro riate architectural desi s.The
r ... , -� ``._>_�_�.,� PP P �
• �'.*� �,.f�°:;;;,..ti4' contemporary interpretation of the previous
�:,�'rE• styles is an attempt to allow for more abstract
'� �' :'• - interpretation of the historically grounded
, , �•: ,,.
- ' "'% :�.: � modern styles.
� � �=- � r,,.
.v�. ; -.� ,��. �
'•'$ ���� The use of natural materials,quality
• • - --- - � :wr . ✓_�� .
''�A ` �� construction techni ues,and ro er ro ortion, 1�•�1
I:, �.__ ��fi:. �;' ,:; - . � 9 P P P P
� < < '-�� "' � ���r� •�::� scale and design sensibility is key to the �^�
�� -f��/�- - :��: x
� � � - - f. - - � successful execution of this style.Floor plans � 1
� �. ;- �
`� ! _ �_ � " � `,. - - - � �j " �� maybe open in concept,but may not be`box'
�� � ,; _._ like.One,two and three-story volumes are �
�`- ,. - - - -� � Y allowed with sin le sto masses referred
� ' ; �,fi i �:--- ..: . x . g �' P y
�—�.• - �'` -�:•s.:k} i. �': . � - around court ards or outdoor s aces.
�_';' � _..4.'.:.�_- •'�i=�=. ..Qi�`j�'.yid�'',-�-- � �- -��F�.i:: .. � .v-�;�r.-�-- - ._ r�" y p �
- - �".. :�' -•� .'r '�;;�... -� k�L�l.�p-- . .� �--
•.•�t^ �f'-�1,�i�.:.�41�•:�J .��. .. .. ' 4 _ �
_ - ..��.=�•:• • Covered walkways or corridors connect
"'"���~• --•�-,.. separate building structures or outdoor spaces.
� :.�.:� . , .
---- - - - "-'''�A'�- "� ' - The use of water features,fountains, ools,and �
_ ,__': t,z -. . .. - -��.:.,=;a;:s�;`�;�.;� -- —.- P �
�r � -. • r"":'. �� ��, �� '=�'• fire elements is encouraged.Exterior surfaces
�,.• X= -- �_— -- ��---- �, . . , -' - r:--=" �
-�- - _.--Y �� � '�� •�. r �, ; "�' __�� are usually stuccq tile or stone with deep
__ � �� - �'-;.��-`'�:, ' ' '� - � r F-' _ � - recessed o enin s.Balconies,dee overhan n
� .;�" � � - : P g P g' g �
- ��r � '`'�' �•;s .� - _ •',�� r-;; roof lines,and abstracted detailing are
' � encouraged.The articulation of building forms rl
- � �-- ,,� �� _ :,� with asymmetrical massing,punctuated planes
l��}y'�' � � ,,;�'� - , �} .` in space and large openings to outdoor living �
spaces is typical of this style. 1-�
�
-� r
- ,� � _ r�
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,—� ' -�.�___ ' � . 'r'�4�_` , � '
:Y �y f. �"'� ��
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r ��w�. ,.a"
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7� . . �. ��." � � —
�. .�'. _ ,
21
DRAFT
Contemporary/Desert Modern Style
Building Form,Massing and Plan Geometry
Homes may be long,rectangular two and three-story
_ � ; �`�;�y Y �`��.u'�'�' .�' .;*:� structures.
".�• '� :�::.:z�;�-.
�� ' Masimum allowable building height is 42 feet.
'� �•, . 1 ' The overall house massing should incorporate outdoor
_ --�_.
` -- -A � rooms or courtyards.
� - � Bedrooms and service spaces may extend into wings to
- - _ -� _ _ - - � � � capture rear views. �
--- �� `� ��' � Expansive floor plans with large outdoor living spaces M
-- I �...
� �_ �� ` are a key characteristic of this style. �
-�. , -- .
_ Floor plan geometry is typically a simplified rectangular �
`bar'shape or juxtaposed curvilinear in form.A
� consistent roof material should unify the broken plan �
� �} � :_'.: `: '' forms,outdoor spaces and connecting passageways. �
� 1' i `r.- .� ..
= � •' �� *.':;i�. _ � _ Little or no decorative ornamentation is used in this t1',
f ��. n
,� _�_ z � - style.Ornamentation consists of abstract material usage, ^
+ri �� � � � � = lighting,patterns and composition. L 1
��,�: - � � �J
{, �S, - ___ Expressing the nature of the building materials,exposed �
'.�" ^�' " = `�'• steel,concrete,natural stone,wood and the interplay of
���t�;" " light,shadow transparency,and opacity is encouraged.
�17y,� y� .� �
�' '!'�F+ - -_ - Heavy wood panels,sheet steel,stone patterns,abstract
�,jj _ _�F� � f � meta l lig ht f ixtures,an d g lazing systems are typica l �
,!�� - ��,� �'� E � details for this style. r
��� =� �� � � �
,�;.,�� ,
`;; ;.'�; �� { -�` y
� ,.::-. �,p:,�,� ,:��} - �C
; r � � �� , ; ; r
. _.. . t�
�
zz
DRAFT
Contemporary/Desert Modern Style
Details:Coluxnns and Exterior Elements
Columns:
Columns may be stucco,cut stone,steel,or case
concrete with expressed connections at the caps and
}' � ` .� . � � � bases.Simple rectangular piers may be used in �
�� �f arcades and loggias.They are typically steel,stone,
~~ �,.�--- �- I ':' precast,masonry,or stucco. �
- �_�� �:
� I �__ _ � '� ExteriorSpace: �
� M'�"1
r � � � Individual spaces of varying volumes may be �..�.�
` �r � `� ';�. ` , grouped together around a primary central wurt. �
a � +, ��„_ Corridors or open-air halls that surround courtyards �
� � -- or patios are encouraged.Roofed corridors and high
� � walls may surround bedroom patios to provide �
� ��. protection from the weather,as well as provide �
� , '
` - � visual privacy from neighbars.Trellises of wood or �
� � metal are commonly used in this style.Pools,
'�-' ' fountains waterfalls,fire elements and other �
^-. - --- outdoor amenities are encouraged.
; �. f"�
`r' �R � ` Exterior elevations should express a sense of deep
�� � � � �aa F � wall mass with deep openings.Walls may bc mctal �
� � ; � �' '�" , clad,stone,or stucco finished with expansive earth- rl
�� 3 •�'�'� tone surfaces.Large opening with expansive glass
i '� � � �. f � � •'*"' 'p I � � -.U��� window or door systems are typical on courtyards �
�� N - � � � �fi�: r_ � and rear elevations.
�� I — 7 — � ��c� �]
�` j • _— � ' , �"'�+
- - r
r �
_ ��� �
23
DRAFT
Contemporary/Desert Modern Style
� Details:Windows&Doors
� Windows:
1 '�� �.
. '.::•s4��'�
�� `�' ,�� ;; -;,4 -• • Window placement in the facade may be
y �� informal as dictated by the floor plan.
- ' .:sr' �y �
'tr' j .` � ! '� i • Windows may be deeply recessed in thick walls
� y '•' " � with sloping sills,and may have no surrounds.
� � , �
_ �,��_. �— � ... -
,_�,;�` � • Window shutters are discouraged.
`.:��`.. �' �;. h+i
w - • Window sizes may vary and be framed on both �
_ ' � •'�f � � sides by thin structural frames �
r -- - - �.
� �— • Stucco grilles may not be used.
- f � •- - � _ _� ' � 1
.+ "" - -�-��� "$� � _-��•� • Steel windows are encouraged
--x-- �■■�. . y
_�,r�� Doors:
•.i z aj � �
' i� , �: - _ - -� ,} � • Entry door may be pivot doors. �
� �� �
� ~ � � • Doors to patios,gardens,courtyards,or �
�, "` - �+:',~ � balconies may be sliding,bi-fold or paired.
���,_ _ __ ��.-_-_-�R �� . � r
-- --�- `} . � • Door hardware may be simple iron,bronze,or �
F�• - - �� stainless steel to compliment architectural
" � � _ � ,�
��� � . ,�.� I 1�'�.� style.
� �a — I � �
'`� � ••I �1 ; �. � � �
.Y� - -
� -�
�� �,,�°�:,�W .-..�
� -�._ - - �� �
24
DRAFT Details:Cladding and Roof
Contemporary/Desert Modern
Roof:
• Primary roof type should be the shed,hip or flat roof with a
' horizontal eave line dominating the front elevauon.
• Gable roofs are not typical for this style unless in abstract form.
• Roof pitches are encouraged to be shallow with a maximum of
- 4:12 except for barrel or abstractly shaped roofs.
�
- - ,i, �yr.�'� • Roofs over exterior spaces maybe extensions of the main roof �
, �����_ � and should be supported on stucco,stone,masonry,or steel
�...
F columns. �
�I —
� � ^
� ' � '� .,��_:._ - • Provide roofs or trellises on exterior wnnecting passageways to L L
� . . � � �.:fi�� ' unify the building forms. �
� t�, ,,.
__ , •� �,,,_� - •� � 1� • Simple Chimney shafts may penetrate the roof as required. �
� <z, _.. � �]
� ��� � ` � � '` � �' � � . Asymmetrical chimneys flush with exterior walls are
,�� + ',�� encouraged. M
; - � l'J
'�� - _ '�'�sd` Y`�'`" � . • Chimney shroud should be recessed or hidden within the L 1
� �' '� chimney mass.
. - � .� .,. , y
• Rafter tails are not typically used in this style. �
~ ' , • Rakes may be either flush,or built out over metal dad structure. �
����t_� �' �
_ • Eaves should have very deep overhangs typically.Often roof �
.�._ overhangs may exceed four feet at loggias and arcades.
�. ..� „ - : �
l � • Simplificd cavc profilcs,wood soffits,and metal clad fascia arc
�� ���• a -_r b. � �,�r �
s..�l � _.y�. :� • common.
, �, � ,ire1� ��� � ���,� �� - ,� �
� � - • Roofing may be metal,natural tile or other material subject to �
� :--
- - " approval. u
�1�
• Roofing patterns may be non-uniform if appropriate to the �
design.
• High reflective materials,glossy ceramic finishes,and painted
metal roofs are not acceptable.
• Simple Stucco detailing with little or not trim should be used
with this style.
• Window and door selection along with accent lighting arc
paramount to the successful execution of this style.
25
DRAFT
Landscape Patterns
Terraces,Courts and Patios
Driveways and Auto Courts
� Community Standards and Lot Layout Zones
; Front Yards �--1
�,, , ,�: �_ __ Side Yard and Rear Yard �
��__�_�. . Entrywalk and Stairs Z
:aFi;h �:..sx`i�4�"G�_. �
�� �` Plant Materials
�,.� �; ,
��-.� :; � ���,.��� � , U1
w�:-'�� �- � �'' ��'�--� Landscape Development
�=�� - �:--- �
,�._-i�� �r . ,�-
���� _ �'' — _ �i!�� � f f � �
� • �-- �. � �
_-���r� r �l '� � ;' � ' * � b
i R� -,
� t 1 I t�J
x» �.� + i � � �
�j:. ��'. 3 � II' i ` I" _ �
�.µ :`'+ _ ��j� � ..�, I � � ' �'�
�� � ��� , ; - �
l, _ i I�r. i��;; �
- - ..� -_. I . _ T�.'�h��'�� r} � � �
``i r �. ,_r3S..J
— 1 . . - _ i�'J .- �
�'�_. . ' +. _ .
� __ f~ I �
�'� � • •7�. � � M
_.r����. I _� l �
'.u� � ��:�__� . r — � �—�� �
�� / � _ ,`�'�1 7�71f� _ss
ii i
,� I
. � - �r. , � � n � �rt z
� , ,
_ '�ru:'- -- -� - - ,�'!�*�' r �p �-.� .�v �
."`k` `^ ��� ? �� - �/�
� - - . ,. �_r � ��L�- �•.�'S-:.. - ri.�'�'�.j�.C'i _ �� � � V 1
� � �~ .. _ . - . I� J
_� i
v +:
. , .. r.t . � -- �� ... � .. _ ' .. --�. �-
26
DRAFT
Terraces, Courts & Patios Terrac�es,Courts and Patios
Terraces,courts and patios may be attached to the
home or detached from the house within the
�,�.,-r
garden.When attached to the home,material must
-.y�:��..:�
3,t` � .G be complimentary to the architecture.
� �� T�' ��'`�"�" � "'`� Acknowled ment and enhancement of the
�.� y' - g
.�� �s,,,�r�� relationship between the exterior and interior is
_� �" � ? � .� �,r*.�� . { encouraged for paving materials and patterns.
! _ �r � J� 5
� 7 � '�� + �.�' 4 It is important that the public space(front yard)
� �._ - ��; � �.� �
■ �� �� , . -_____ - ���,��'• : �- "f`�.,'� and private space(side and rear yard)be totally
■. � � a' ,s� K' �. � integrated into the landscape design of the gardens �
�,� � I I� � �s. F„� -"� a� `° t for the residence. �
� 4 � ��II � � � � . , . .�
� � r �' � '�-�.��i ��i ���" „; -� Paving materials should consist of the following
'�--- � �� ,I '' �� ��`� a rovedmaterials: �
� �� �iN 111111 11 �� 11 '�� �,' �� -� pp --
� ..I �, �� II !I���-I! N �' ,� a �2}+"�r�a' F �3� • Concrete(if colored concrete is used,it must �
' �.• �,.• I ti a'^ be textured and atterned) �
� .� �� 7� II[' I II AI 11 11 � � �;��� p
� :__ �
,�„_: �::.",� p' "a ..
�+�`��� �y� � j�� ' • Brick set on concrete sub-slab �
�,��G���Ifo�,yE��a�;'° �{�':�� � �` '�`Zr� � j.� �
■s�� � �
�, �.�;����►�#, - -.�,� �''^ ' � ; � • Stone,cut or natural,set on concrete sub-slab
� �t� r•"'�, _ y F -. �'�.:� j
���ir�.r`r� -�^r 'y�- �.�..� �' ��!. �
� �es� �. N.w+ x�� � S.w� .0
�'���.!���-' �'� � ' - '_ • Gravel/decorative rock layered with fine �
�i�'. ..,�.-��y�'~� j�,' .:�`��T�..
-�-��' u��-�--,.�,y�� �- " �: compacted decomposed granite �
����-�� ��:� ' �'�,' , .� -
t
�� ���. s � � , -�� • Decorative tile in character with the �1
���z�t f�,"�-,���'��^. � _ -. s - architecturc � �
y
�
�d
Z
- �,: r, � . �.a: - �, �
�
•��� � •e• 1 �:^1�.7!•., . �,` l� N lT � '
.7_'',�.=�eY. / T;W ' __ �.1,.' .. +�+5�
' '. �' __ _-_ B � ' I 1� t�� . , - ,- YI�—�"
. . .� �- y� � �I.*. 1 1
� r �ilUil• ; �.,� 7R"�"�{ " . I��}� � �-
��� Y ,� '� ' �+ �6• , '��, _ � ..
y qs Ilf L �t "in-. ."�.' ' ei � ..'''k. vt
.�;,�. t``u�.- ��� @.�1 iI .!` '� ����� .. ,...- ���` -.•�i••�r; 4
- ... �� ep .� 3�� �'; � .. �� ��- - �.�
....YA , ' =y,--:': �� ��' � � �
'`k ��4 y�"' +JYy'@ _ r'-T. •�� y /4�:L' St ..
ai+..� �
.� �`.".���y�m k'�; ~.� . �� -- - - . ��� ' .r �-.�•� _y —
• ����rs� w , 'C-'s',��� y-e*� ��''�'=� - -Y'�
27
DRAFT
Landscape Elements
Fences
If fences are used for lots not backing up to a
perimeter public street,the rear fence shall be 4'-6"
consistent in design with the exterior iron fence.
No masonry columns are allowed for interior
F f fences.
�..��I Terraces,Courts and Patio Walls
r....
5 �1
- ;,�:--* If walls are utilized to create a sense of enclosure
- ��` '-' �— and intimacy and are not associated with the
:� .:�. _
� '�•� �` �� ,_ .�• property line,they may be no higher than 3'-0"in r
�� the front yard and 5'-0"in the rear yard.Variations
" ;,�12��`' + . -� r in height may be considered by the ARB when �
� _�,.. , _�,:.;:.: �
�r� - _� 'tr - , enclosing patios in the rear of home if they are
+���'�a��'.` �t �� ,� � �`ti'' - attached to the home.
- '� � � �: � �� ^ 3 Side Yard Gates and Archways �
- �•.� ' f.,-. r �4 x
= .�,. � r' �� � �'� All side yard gates are to be decorarive iron or �
� :%, _r. -- ', wood.These gates should be designed to �
'�(,y"�� r� � +r = = y* 4 complement thc architecture of the residencc.
s� '
• • - - h"`�"� 1 r�� —iu � Gates may be no taller than 6'0".Stem walls �
.
,��'' f - ;.. ' :�� �����t�^"{. i ,''= ' extending from the house,incorporating the gate �
1' � ' •"� �='� and terminatin into the stone wall that follows the
�j_� � F:r�.::��� •� " -- . ,� -j r' g
'1' "' .3 2+ . �I. , � �' ' ,�� _ ���• 4 �'��r side yard property line must be an extension of the �
_-, „ -.�t.—� , r house.The wood or iron gate will be located within
• � � �� -~�_�` ��'".�� the wall facade. �
,� , �.��_ -� � �]
- - _ _ , , `��... _-�-. --�.�,�� y
_ _ � �. , -�'�� _. . �
.. , - , � }' � ��_ J � --_ �
�
_�..
,'.;t_`;¢' •i�� , � `:s„�-��' ` .
�'. :.w � x--
r.�.. :�: �r' .J"°'_ �. ��l ;� ''.j' _ s � •r � _.i ��
.' y; =� �A R"�„�-._.�, . ,4'^- '.�_''--x--�,._'� _
- n- - �.�.� "�a4r-�. _ :`�r q• „ - . .� �d+F.
.�.�-,f� �w ��.'. '� +r'-�t�Y_
- _�: .,::: - � � �.. � ��- - _, -- -�
" i � f. F � , u�t��� r� ': ,..,.Y;: __ �t
_�.... � -�� '�, `^.� � ` 1! a��I � f r■ 'r ;.�.,.'ryr�_ r
1i J11 +�,
��"`��� •�r '�1fs� � � _ ;7 il ll _ la p } ,� ��..��.+K� _�
��;.'t:'� ��„� Ly�— _ ..��r �� �.{:��
� �- ---� - l�`� �-. . - -~ - . . � .. .. '. - .. � rF,�'� - ��' �
�� -
�ciz£+� v.:�:r:,; ��•_s:j-.. -- �.a� '.�'. �` y� - - -
_ �
2g
29
Driveways and Auto Courts
Driveways and Auto Courts
Driveways must be sited to minimize the impact on
existing grades and trees. The driveway and auto courts
must compliment the paving materials utilized in the
entry walks, terraces, and patios in the front yard and
accentuate the character of the house. The following
materials may be used:
•Concrete must be colored concrete and be textured
and patterned
•Brick set on concrete sub-slab
•Stone, cut or natural, set on concrete sub-slab
•Gravel or decorative rock layered with fine and
compacted/decomposed granite
•Pre-cast concrete pavers
•Decorative tile in character with the architecture
Auto courts must be screened with landscaping and/or a
low 3’-0” wall. If landscape is utilized for screening, plant
material must reach the 5’-0” height at time of planting and
create an instant uniform dense hedge. The hedge may be
natural or clipped but must block visibility up to 5’-0”.
Paving materials within the courts must be accentuated
paving beyond gray concrete typical to the character of the
house. Enhanced material must compliment entry walks,
terraces, courts and patios.
Any methods used to break up the impact of the driveway
in the front yard are encouraged through the utilization of
paving patterns and textures, mixing materials and
inserting landscape center stripes within the drive. If lawn
is inserted, it must be St. Augustine, Bermuda or Zoysia to
extend and compliment the lawn in the front yard.
Note: Most Lots are required to install street parking that is
recessed in to the lot. The standard size is 44ft wide X 8 ft
deep. The parking area is to be covered in a material
designated by the ARB.LANDSCAPE PATTERNSDRAFT
DRAFT
�ommunity Standards and Lot Layout Zones
Community Standards and Lot Layout Zones
When reviewing the opportunities for creating gardens,
it is essential to consider the overall goals of the
community and the environmental heritage of the site.
• Enhance the unique environmental character of
each Home Site within Westlake Ranch
• Compliment the existing lot environment �
• Review each individual lot as an integral �
component of the neighborhood in which it is �
placed.The internal garden spaces must reflect and
complement the site conditions and architectural �
character of the residence.
�
• Location of the residences must be positioned to �
minimize grading and impact on existing trees �
• Westlake Ranch is committed to a xeriscape �
philosophy �
• Blending of the public open space,private open �.�1
space and residence landscaping to create a holistic �V
look for the community is of great importance. y
y
y
t�
�d
Z
�
30
DRAFT
Front Yards
Front Yards
. - .� ' �Y".,}� , .`"�' � �_ ..1y .4 I �!1�Fiti
_i: �" - ,' '- ��"y rr� , y 4 ,j I Right of way landscape in front of each lot must be
, o- ���� Ys� �" j�' installed by the homeowner.
x. ,.¢�.'
y ' 1f� ��� �, �E � ,- R.
�_
, �' :�. •.� Y�' ''�• r���' °'� . , • St.Augustine,Bermuda or Zoysia lawn sod
r �'gx `• �;
, �� r , , , ��.,�;'�'�- ,r �. 4'
r k� ' ����.'� ' � � 'I �� l'• • Automated irrigation system connected to the
�"(��#i '-- `�� � _^� i .�#+r �a .k� �
+: house
�•,.. •�;� -- �
- � ,�'.Y'`�:' �
� � * '�� • 30'Front Yard setback
'k - ' � r �. Z
�,�� ' �,� ., " �- M' -
,,��" • ,� � 'Y_ � � • A Minimum of three 5'+caliper canopy trees �
k�i e,� *.'r ��� � planted within the landscape
�'+k, � ._ � _ � J �- }_ : A �,. �^
: �x y� 1 l
L�' ,..� ; � �r<_+�,''�!!'�k'��� � � � ��'�.,�'I � � ' { • 40%of front yard setback should be St.Augustine,
x -�' ��-'�� �' _, " Bermuda or Zoysia lawn-sod b
� r � � i
��, �;� r� °! ,�� 2� � ,�" 1
f ' �� ° ��^��,f�/ i� �_, +„y4�� _ • 60%o of front yard should be designated as v
��� landsca e other than sod. �
i':� s. 1 � ���-x• �r�k+}�`'`��• P
,�� .., - - �
,_�;..; '� �l L �
��'.�'-� -„�y..,i'k'�t�•v. _ `r-. �
�� t�
p . _ .9.��
- __ ,;�'�= :�. ,. t� y
y
- � ���{,� _ .:�,� ��. f - �
�
:�� � , �, � �d
� � ` 3 ; -1
���� � � � �' �: � � �� � �
, - � �I Et t o r.. �t ������� =—�� 4 Z
� � � II Ilfl - ..�?:. � •.'F:a�l� �,�'� k�� , r', ,nK�;:,' �
__ �,, 1[ II 11' . , „
�'�' � �',L.�- ` - �'� y ���
' s�u
,N�"�'�'�� '� � • '�`:k � .-' ��'`�'f���
i �.
��'�.. �,,� :� �--� .,,�
;�k �. Er• �.'i*r�� .�. - -
31
DRAFT
Note:
A. The Town of Westlake Landscape and Tree
Mitigation Ordinances supplement these
guidelines and must be completed and
approved prior to landscape permit.
B. Those lots with electrical transformer shall
r ���� manipulate the landscape design to screen
i?- . - ; �� � � , transformers.Transformers that are located
f �'w� on the property line require adjacent
„ � �;; �• '' residence to develop the front yards in unison r
�'` - �_,�¢ � l - to accomplish the screening.No transformers �
.�r+���'�� � are to be located in lawn. Z
� � ���' - ' �;�'"� C. If landscape work is completed in the fall or
�� winter,lawn should be over seeded with rye. �^
� � 1
�
b
�
� ¢ ��s� , ,- , �.,d
" � -:ar�` �` a � '�.:'� i', � ..� ��i ;. - ,�� �
, �a� ' e �..�~ �' '; —� � �' �� e yh'
��. � R :r,. e i�, � , t � , ' � i � � � �
' � �:i .�,, i��� 4,. � �: '"�
.•� . -
�� ,i'��� ��� ,�, � '� ;�
�;�' rr. r. - ^�311�� I_,�_,�`��,��F �;i .� �:"v �
:�� ' �s `�►�`� :.r'�`��a �?� ""'"�r
f-.. � � �
- - ` _,. . . _�"` � _."��iiva
�
�
32
DRAFT
Side & Rear Yards
Side Yard
��,4- �. : � ' ;� ;� " <r � : :� -_-� �
„��.�, -� .�x,� _ :�,.� �_�-� The side yard landscape is to enhance the
�- �" • S � - � �� � I `� ' foundation of the residence and soften the side yard
"�_ �.: _ - -- - �.������-
,u� � �ti � ' �� " fences. Landscape areas between houses and side
�,�r.�,," k�; , �' _-._ _ �
*�„� -. - ' �: V�} � � r � —.- . - " yard fences should include:
�. �{''�"" �'"'�, ��'� ' :� � ''`�
L�:;.=.-.�_ �L��',' + ,c �,� , „�,-,_,,.�'� ' � • Continual shrub foundation planning for r
� -_ • � ,,, '��.�1.i,�Y�.� . < � house and fence minimum five(5)gallon for �
��� -.. , _ . every 12'-0„
: � - �t�r �-- �
�� ', "— '.� �`'��,' ' � •r� � -- - 4 • If a side yard fence or yard is not used,hedges
i� t - `" - - ��1�' �
{�� �'�', ' _ up to 5'-0"can be installed with a minimum
��� �'� --� . ;''I. �_� height of 3'-0"at the time of planting.Hedge �
Ip���. - � ti` density must create a continual barrier upon �
�r� �
�—�� �f '.� � ��.
planting �
� �� " � �`� Rear Yard I-d
f ,� ��` ' � � All rear yards have a 40'-0"minimum set-back �
,,�-... '*.^'�Yk `�"S "' -�; . J F � �
- - ^���-��v , Note: Some rear yards have deed restricted �
� �� ;� }��+- ��* �"''.� , } '- landscape easements. No structure may be
",� -- _ .*P� ���V :� �'°�. ; , f,. � constructed in these easements. �
, � �F� � ��- � y
� .�...�f ��# ��. - _ .�„k.� � �' '` ::�,,� .
. _� - � I�'� �!`� "� ITJ
� -�`� _ ��a � :�- . ��� �
Z
�
33
DRAFT
Entry Walk
Entry Walk � Stairs
Entry walks leading from the street or driveway to the
house should:
• Reflect the architectural style and character of the
residencc.Matcrial must bc compatiblc and an
extension of the house leading to the street
• Respond to the topography of the lot
� I � I • Reflect and enhance the character and design
r� ►`�� f intent for the front garden and complement r
� � ��' terraces,patios,and parking courts �
I -�' i �
- ' -----. • Consist of the following approved paving: Z
C' -
- ---- _ .... ' �
- �•�  � _-- - - _ • Concrete must be colored concrete and
-- _ be textured and patterned �
� ^ � �
;:.� • Brick set on concrete sub-slab
� ' I - i ' + :
� _. .�� �'� ,'�+ G�1 r'� ���. � � r. • Stone,cut or natural,set on concrete �M
..r � l'J
� �•M���r1• � � ' sub-slab
�. s .��_..�
,. •^'�� RYjk . 1..w.1
_ • Gravel/decorative rock layered with fine ; VI
+ � � �� '^e� � ��_ ��, compacted decomposed granite ��
�, .`�.�� - �.. �. y
�
,�� �- w-� . Pre-cast concrete pavers y
n t �. ,,� w< , �
_ ;� w. ..•i-.
bi"r�„�?�`�i�'1"z'�"� ..- A�-- ` J
�' ��� "+�� w.A;� .� : ....�•::�i,"��°" �
�6,nn�.��— � ..,-,.s+'� Decorative tile in character with the
_ �,.i'„" 4 � - ' - a architecture �'
�: ' • �
., �" � {x "�� g� ���
Sya' � �= Stairs
� .. - -.� --- . ^��.' #S- �,' ,,r � .
��}« • i .���"_ ��.. �
'� .� ;� ' � ' R��;� All stairs are to be blended into and reflect the contours
���� �
- --r+ �i • '� '� of the topography.Stairs are to be constructed of the
--y. - _ � � ,� �� ,�' i� {,� ''�� '- _� same material as the walkways.Side walls for stairs may
� /� �„ �-� '��� � --- only be utilized to finish the grade and must be limited
�"�-� ^ � ` `" �'` � '_ to a maximum height of 6"above the sidewalk,if the
-- �: i� ��. stairs are in the middle of the yard.Stairs may be
integrated into the terraced retaining walls in the front
yard.Wall pediment may be used to create a gateway for
the front walk leading to the residence.
34
DRAFT
Plant Materials
C A N � P Y T R E E S All plant material is to conform to American
Standard for Nursery Stock ANSIZ60.1
� All plants shall conform to quantity and
' � `�""' �f'�Y f '� uality standards as set forth in USDA
,� y; . h.;-�= q
-YY'. :3k• ��_ dt J�i„^:l��.�•�R�. �"T. ,�'b ..- .
� �, . µ� �, Standard for Nursery Stock,Publication No.
, .. ,... ;;
' -:y�,,: . 3� 4.: �
.A�.:�� � ;,� �;��.�.��., �;.. � . •�: ,.�;, 260.01
Y�j�: ;�- �-_��. . .
�3i.. �•`� ���J , :(�r�
:.. ��.:. 4.Y !��-;�
�' �: �;: �t;:�..
k.. �;�
�'�,� + +��'� r � ' CanopyTrees r
..s�' ;.;:-. ,
� �. � � � • Ornamental Trees
• R ' '�r�_ �.f }' ., '':�� • Large Ever�reen Shrubs �
' �, _ '�M.�.�a .�- -.. � � , �-� • Small and I�ntermediate Shrubs and Ornamentals
Eur�al� Cliinquapin�al� Texas Red �al� • Grasses z
• Vines
• Groundcover �
': ���'���� • Approved Sod: St.Augustine,Zoysia or Bermuda �
_ ': .� . .�� ;'�;' �
•,:i;;�.;,: r,:� ., '',,� Sod,overseed winter months with rye grass.
:.��` .�. �� .:ti� r
�` FY"`����� '' . �� r a Cano Trees �
�` ��-�::.. . ;;�<� .��-�. - Py �'J
_... ��.rT- :•c.'•- {i.. w�,}����
; = ''•��''•��� �- _ �` Minimum size:5"caliper or 100 gal.
'� .
_ . �: - �� M"d
-� �
Sliumard Qal� Lit�e Oak Cedar Elm • Bald Cypress �
• Bur Oak �
� -.. . • Cedar Elm �
a'. �,:� : ' � �5.�.�. t ;��• �-�:' Chin ua in Oak
a�: �;�:�',`° �-� �:�: � -:�• * • q P �
�'��'� z '�' t:: " • Deodar Cedar Z'
�._ �+�.-� �. ..��: �
;.�r•ti . �`';;��.:s;r iT� -:�.�. . Honey Locust
�'h �� , R: =�: � • Lace Bark Elm �
.� ;�;_; �, e _ -.�_
�' :�:• _ -:�e. _ .�-;�,,�: � Live Oak
�^.�a �:i .1- .
1���,y��,���_ ... � s .: tiro:...
"�w � _ Pecan
_ .� ��,��„�� �
� w��:��� . �i ..:�..,. - ��-�- � - ---.-_-_.� • Shumard Oak
Honev Lo�ust Iiald G�press Pecan Tree • Texas Red Oak
a ;�;
'��'�'��r�:- �.,4� � 'Ypi
.1�� ���� �F l�.._"�"`s'.
x�
rA, y _N���i:�
�T...r._ �� ���7, Y'�.r
J •��• * ..���.
� ..._ •
La�e6ar1�Eltn Deodar Cedar
35
DRAFT
❑ RNAMENTAL TREES
,�. Ornamental Trees
. �
. . � .4.�" . .
' •.u�.J�•' l. .�.-:',:.�.., ' '_..�"•�� �•��y, .
� �,,.-;� � Minimum size:45 gal.
�;�' . ��y,__��Y.. :� � - .,
- - f�.���^ • Aristocrat Pear
� •lF.� �'��:�
�`� -- �`�r� � ��.;,�{� . Bradford Pear
�� . .. _"_-� �-; ,�..
• ��• � • Canaert Redcedar
' • ="� �� -- • Chinese Pistache
Chinese Pistache Desert�1'illow ,]apanese Black Pine . Crabapple
• Desert Willow r
1, `,4. • Eldarica Pine �
a '��� •=i r.'� •`''` ' • Fan d-Arc Osage Orange
� ,=�. �:`'r:;'�'s`...�:�,;.�.
, :,;�� �,�,;:� �;� y.: ;•:..:,���:..,,.. .��rrY_. . �
�, � ' - ;�'�; • Honey Mesquite
�, ;,�' � ;;�Y�_ ;... ;�{ry,, �,�
` �� '� '� �" �''"�� ;� ' �'J�� • Japanese Black Pine
'r�" ��.�"... a� �` .� —� ���...,, '`�S� H �
� �:�� _ :..�:�.'� " ` • Japanese Persimmon �
• • Mexican Plum ^
�"' • Panicled Golden Raintree L 1
Ciabapple Fan D'arc Osage Redbud �
Orange Tree Redbud �
• Soap Berry �
��` '`' • Bald Cypress
�°' � �i "`�'��� • Bur Oak �
�` �� � '`�.=.�, �: • Cedar Elm F�
;� ��(� � ,r' � ; :`��;:...; Chinquapin Oak �
,�, �� „�,�,� ' � �':- •
1 "l.
�y � '.1 �.� � f' J��:
�r. 'x � _ _��..�.� • Deodar Cedar y
- _ , '�i.���r �_: - • Japanese Persimmon
' • Mexican Plum �
Panicled Golden Raintree �apanese Persiininon Bradford Pear • Panicled Golden Raintree �
• Redbud �
��ti .�����': �'.ti: � ' • Soap Berry �
, ,.
`�'�� .�r,r:.�.��;. � �#,,.•. �� . Bald Cy ress �
I`'�';i%;f ,.�, p
;: �; :N�r ti.�,,�;..., ,�.�,x . Bur Oak
';• +. ,:_��'�_ • ...:.
:�y ' � �=� � ::. _ ��.���=_:-' • Cedar Elm
-•_-�:.
;�� ��� �'C^���, ���... ,k .::.i.;it:�� �{:�r■'_�;.��� • Chinquain Oak
'�' � � "�3� `• ' • Deodar Cedar
,- �_ - - -
Honei-_l�Iesquite 2�ristocrat Pear eailaert Red Cedar
"�:Ri�t; _ j,���,4 Y.��• � :
,,;.,�,".�y,r.y .- . M
w �, � �
�����+ rtr •.F��{ � . ' •.�
�( . ?�
- J -• .. ' ._,. .., - •
•�~ '+i.M1 }`' k-... '- i_�'`.q
. .. .�:����:��• � ir�
=..x��-- '`�_'�•y��
i� � •.I' � -�:V�.':��?�F'�. ���,�T
Soapberry lfesican Plum Eldarica Pine
36
DRAFT
L.A.R � E SHRUB �
= '�'='�,�--�. �;i�_��-'� .� '•:r Large Evergreen Shrubs
y. �
x��'� .��':k�F �`Pie� ; , "
� • ,�.+. . ' Minimum size:25 to 35 gal.
�� �`
.;�;.. .. ..�" � `�rS -s. '.'�-
t ;_:r:,'e.,y�+`�, _ '�.�'• • ,��,� :..:.. • Arizona Cypress
�.�''�.; '1 �'l�r: r:.-'' .�'� � '� - "�'�
:c�-.::
c;'
� ► ;� 7�� _ ��.��• +�, _ '!fi:- • Cherry Laurel
� .i.` �i�'"� �..�i�.aCg :.yde.M7
����:r��'~y �,. � '':• ��:�'. ^'°� . • Chinese Photinia r
� �T�'�:�k�' �;,?'..�-� _�_� • Crape Myrtle �
��F �' "-�'•,� Y • • Oleander y
Oleai7der 2irizot7a C�press Z'itex • Possumhaw Lj
• Russian Olive �
' ..;;... ��, ,�� • Texas Mountain Laurel �
'.�:....-- �_�'+.
;,�'�.. :n� t=� ,. �,� • Vitex ^
�,�.: .�. :�'.i�•_` � L 1
;,�r,r`:•��` �`� a.. -,� .''� •, • Windmill Palm
y� h �
'�_" e r '. . � ,�3,���k~ ".� _ �� • Yaupon Holly
�-,�—.:�r�i.�:-�" y x. � _
�•�;;r��+3•_;r—y�a�� R ``"°Y'
r ��`.,;'.'.����.'w�,T f �
� .�--`������, `�`?��`�` ��=�.: ' `� Plant Material Substitutions �
:;�,�=��-.:���` :�'" �'
� ;�:.-;, '< ,: �.�� z;
sA,�,tr •�,�. '.- . T--_•: .• � . _� When a specific type of plant material ceases to �
` CI]CCL'��L�lLll'CI �YaL1�70I1 HOIIV [�I]lllr5r Pf�nti�zi�� become generally available,then the ARB shall
have the right,in its sole discretion,to �
� z,;5.',"',k;:'�:: ;i{.• � -!':� �' �';, recommend appropriate substitutions.Alternate
� :-+���• 1 <�•�r �. � . �•�.
� � � ;::,�:..: �.,.;;;-�,;.; i's�.`:.:.; �'�'.�
' :i�''��� �.;:;��•.:,, , �_;,; + �'..� _ recommendations of lant material not a earin �
..+�.. �_.-,� ,,�..-; .$ +'.��,�5.�.�;'.'r'; p pp g
<_• - '`k� - �..' ,�`=: `_�:', - �. 'a:.. above can be made,yet must be approved by the �
,r.:. ,y �� . , �
• `� ��,�`* • ARB. M�
s.' ,> ;.: :. : � � , ....i`� '
��`..�."..i ^'. ���.�} � y ��� � �
S, �....��I ;C�: ^,,�'' � , ��:
�.•'�,.,';,:;�,;�1}i„� ���, } �I �
.�. 9
. ���,.�.�,,,y�_ � ,.'�} ' y,'� �
�'`3.�A. �J'l�■�n ..
_��_���. :��.. a,`. p'"i
�:::. �� • `i-a' �k.
����n �
i��.�rf.t.��3.�...... +1i � ��s. ' . �!. . . ..
Possuin Ha�ti• 11'in�lmill Palin Texas l7ountain Laurel
� .��p�'
� r.. '.• �, '. .r ,�`�i�.'*3i
,•,s•� ,'�.�"�`..�.;y; �:,_'�'�:... .�.;y^�
:�, �.�.. .��:;;�r� �
'����� :; ���. �:
� � �=���� 4
s���: _$: -
��:: -�
#. F� � ,.��.�
�� � ,
- ��
Crape l7vrtle Russian Olit•e
37
DRAFT
MEDIUM SHRUBS
�''' •"`��� k�`�.; _ : .: "' '��a t�.,l�• 's'� ��
��' � ��`" ;� T `��;` Medium, Small and Dwarf Shrubs
�:,-, �.;
�.�". , ". i��,:l;_.:r4i.�� y,. u..dC.`4
.�.. -� • ,�r,��': }
�, �! J�= ���,��"''''�'�
3. • - 3t:. • 1 .
� ��`�` - ° °��`�' `�' ^�� Minimum size:5 to 15 gal.
.,'P�S� .- `` f k��-y o ,�r.. �
r� � 'e ���
`�4'`�-=+► � �= Dwarf Shrubs
rr:i�cr Phu�inia Buford Hc,ll} C:e�,nal'I'cxa+SaF,�
• Dwarf Buford Holly
� ` '�c'��en."�� �:, �'-` � • Dwarf Chinese Holl r
�=:i::�• +�•,:•.. ,�- �� ✓,_. y �
� =.
c�� .`l� :�r� �, � .ti� • Dwarf Yaupon Holly
:.`r .r"��� jr~, i-' . •t� . Nandina:Harbour Dwarf,Gulf 7
�'��r .�� i �-1
�;:`y'2� ��� - Stream,Nana
�- -� r� • l�
�j,�,'��, ; �,,��� . Red Yucca
Eiuca�nus Grcen Pi[losp�rum IlalianJasmine • Rosemary �
• Tea Rose �
1 �1Y�� '•- �Y�,: ^' - '�y'4:�•� �
•r����� ��` � ` • � . �+����: �` Plant Material Substitutions
y,� ..f. . �a'�i
``���•`; � �� �.-;� �.::i';e�'�,��::�
0i���
���;i'' � �".;r.;.:�.'�,�- :�.�,M � �
'�gx,f ;;_:� , �'v�' � .:-'� When a s ecific t e of lant material ceases
t.� � . �i �.:�:�-. •9�..�.�;,: � P YP P
�'�,,;L�y - �^.;;;:- to become generally available,then the ARB �
r.�..
�q �'�.'�+. ��� .i.t;��au.:,.� shall have the right,in its sole discretion,to I-d
(:hinc•tic Flurncd IIully :1llhca Uzassy�ezia recommend appropriate substitutions. �
. r { ��,., .; Alternate recommendations of plant y
'ro��':�`��tli;:�9� ��-� �� material not appearing above can be made, �
��_"'x ��� �� �`'��r , yet must be approved by the ARB.
;� 3 �; r : �-:�� �
�:�{m��,�.. ._;•'�, 4I .. �F
�. ;h'''� . ,..5.n ��� �� '.�•id�f�,
.y:. .p.�. v� • �
r��,�'..� ..�A �rS:: �e�..�,4•,• �
r�;,�: :�����. �� ��
;�s,:....'�?�°a+ �li �� ' � � �
I�,iri[�i Varie�ated 1'ittosporum LM1'inter Hane�•suckle T^
V1
���'.+�'�''T� I I�• ,��-�� -� �Sj,
,, „w �,-:, ,� •�.'•
�:Y : �. , t�� �
�, _ �,: -
�: ,�` ,�, ....�.,. . :._...' .
� ;,�;=;� ,�i �:�
� � �
.� �;,: � ��-�' ��`y'.;����
E �V__ .
Juniper Yomegranate Forsythi:�
R�"ilT='i '•'.:� : ±�•�1i '�' T t•
�,i � •':��� ���
Y.9 -d� �'�� _
.��.;p. =1 �,,�+ ��ti
. � '..�. �., .
,'.':.y:��k ";, ,.� `•�a
a�� ,r=• Yr
� ...,•: . _. ,... � _ a
landina [nclian H:31.[hc�rn
38
DRAFT
SMALL & DWARF
SHRUBS
�. :� � ��. .. ,�:s�.•. ;,.y,e�;;,
;� tt C� ..4i� � • - ::!=w;q
�'.`'E 4' �'J.'-'..: :: ".. �,; i,
` ,� " � y� Small Shrubs
'� �� '� Y,'��,F k' „�y��e:.M �'i+Ap�' �
1• � r :�.'y�r.4"•r :;��PI.;/'� ,:�:i
�� Ai� :'��_r s. f�-g•s=
t .�: .� i .fF:} ' .•
�.v', .�,�,x�?�-rk �I.{ ���`�.,� • Barberry
�,��e,��;,k;�'.r � ,.;,��• �`"' • Bridal Wreath Spirea
Rosemary Shrub Rridal�.reath Spirea Red 1'ucca • China Rose �
• Dwarf Buford Holly
¢`-`�"'�'. s`'�'�°F�# ir� " • Dwarf Palmetto �
� �, e ��' '
�� r�•.d,� � , � ,; • Flowering Quince Z
� ��,::� � �:,- � ..:
" : x'13ti�F��k,:,. . Glossy Abelia �
r .;..
#r '" � �� �^' • Grayleaf Cotoneaster
��I`�'.... �
li�� .��o�� • Indian Hawthorne /�
Indian Ha�tirthorn Flo�+•ering 4�uince Barberry • Japanese Boxwood L 1
• Juniper �
�.:,,: ��:_�,��T C �''r�',;•�� :.�:�� ' . Nandina Compact �
.: " Y �-`� r,};����11'': r . Tea Rose
-:- �,. ' �.. � �"'�,..�, �
�R�:��:`4� �1��,.: }a�
L.�1+rik:" �:�..� � !�1 y7Y' '.r �.�r.^.�\.
���r k . . .. �
��' ��ti�� � ,\ - �
�-��=�"� �'%►����� � Plant Material Substitutions
D�ti•arf Buford Holly D�ti•arf Palmetto Glossy r�belia �
, ,,,� When a specific type of plant material ceases to �
�'_. ... -�_,�,
��.� '' �" �' � '� become generally available,then the ARB shall
+;r:�.$�< <.-• - �• � ' '�. �
Y'� �-'�' have the ri ht,in its sole discretion,to recommend
���,�:�i,,�3.�`��` � � +� '�i°:�"°}��:�i g �
�. ai'
' �o h} . � . ;. �-�, appropriate substitutions.Alternate
���}���'��.�� ' ' +� :����;� recommendations of plant material not appearing
.'lc_'7,W�'C:� • L ` �� . {A �
\andirza China Rose Rosemary Shrub above can be made,yet must be approved by the �
' ARB.
:��.� ; ;.'�`.i�-�'{` '�;.::::;'
�� �y' � i�.°i,:.•�•'a.�=_�;..
•' f • ,,� �r
�;, y`�'' r. �1'�. V 'ti ry ���'?;'��,':���`;_:�
a�:�`y,�r.�� � ..�: 6,";i:.'r,.. -,;:�:,�-t•I'� �,
��.34'•��. J ����y.,t '� . �ti.�.1'�^�. ��`��
1��' �..�'�� � � ��+.F'�!"�
.j
:����'N + �"t �_ .l�'..:iCi "�.��
D�ti•arf Chinese Holl� Tea Rose D��arf I'aupon Hollv
�� �,�� F�.w_� _:��a.
r � '= �;,= '�;
;�.. ;.'��"�:: '+�.. ���;�.
�'=: ;�n..;4� � r r� �„�
' ` �� r�;'��?''
" � �����'�'�'.� ��'�,N �.�4
�:
Vai7dii7a�C:oi�7pact 3apanese�osr�oo�i
39
DRAFT
GRA55E5 & GROL.TNDGOVERS
�� r .. �� .t�;� � �� � �h> •�=� '• �, rasses
,� , � �.� �`���, 1. �.
L p �5��'. l�f A.�'�'� y .
�( �" �'��. -:-: s � ` �•� ��g(.■l 7'.
��.9_��.. ... ,-:t,���'� a ��.�"�'tFAi ��t��f'•'�i�,,,,F�
� `�� .]'�� �+� � " r%u`,.4f ��� ,� �'�,{ Minimum size: 1 to 5 gal.
-y"�"�. .Y..i�.:1.�' 1 A � .;..� ''.... 'P1•
i�' `•.�I' R 1i' �.1. � ' '�� ��ti tT�4�; . ._�-...�T`. if1
7, ' �;+�.��'� ilA'i'/.� ', �'i 1.���r .f:� �,'_ ��� 7��-i�Y.
p� .�' V' ' ''.-Y� �� V� !4
��H�r �I �'�� 1. � �� �.� 4.
��� I I k'
����, .�,��}�� ���+ '�:�°'',���� '' �� f� .,:".���:s�� �� "� {�� •` ':r
� ;.: .�r��{'� a s�� �� �
;� ► ��n•z.;.::��. ;.:;���}� �� ' • Bermuda Grass
Sideoats Gramma Buffalograss 5t.r�ugustine Grass Vinca • Buffalo Grass �
• St.Augustine �
c . :��`�"^� >.--: y �r.� �j1
� -:'�'...:;�.�:.; � ' Grass �
•=';_ t i
, ��= -._.:. ...: ;�'r+ , i - . Tall Fescue h--�I
� , '�. ���..�:•: ' .
•';Y��, �°�`�""��,� �,� t !A1r � . � • Zoysia Grass �v//��
;�� •,` ^� ��i��Y � •�� �is fl • . .. V^�
�lO't S � .�'�i. ��`y/•'.�• w'� •. y�'1��•�j� V. -•' . .. � 1 f
!x._�37..�. � : .!'��=� ,�,.: ' .f`��.I� ` ,.. "
.� : �.: _�A. ,�. -�'�, �r �.i�.
•,Y�:��i;�:�•: :'�� - �,.;.�•�.:,.t' �-.,�:%,�1:;.. ,�-�.• '..• ...pn,.- Vines and Ground Covers
�•��t s . ,:: �:... .,. `, �
,.i4 •,.� :`#. '� . _ ,�.•. �..- ,3 - :f,:,.'�,�� �;� �� :�:._•� . ..
;1':.,`•.s;'` . F�` -•. . �:.., ,. �¢'1�R�.Y��i�i�.�,�:^�;�'<_'. r ,cF.:� :
f,,1.' .�e:.���;• ''e � �.""• ;''�r' h '�- � �
� Minimum size:4"pots �
Pur�le autuinn CGrass Tall Fescue Pariipas Clrass lioc7ke� Grass �
Ground Cover
■:+w �� �'.., y�i'��+-•�}'"- �� +., ..a,i.���r i,��1 I„d
- ,. .. �,N►. •���„ • '�!.• ;xv-#�-;-�`,;x��r� Minimum size:4"pots �
f' ff�� : � ��. . . . .Y �.•a.�'•-
.;�} #' 1!.� .. ." . ''�� .'. �'�.:.
�.. :E `: .: � � �;, � � y
.;.��� s• ;�: ��...•.. ^"�� �:z. .
'� �j�.':v' �� ' �i�',�v1s.'�:��.,�' ��r;-y�{µ L ,S'-:'
�' . `�, 'c�r.', , g y
,' `,. ' ' � p, •.4„w4�' • t��U 8
��`•'. �,&�.,r-�
'- �;� ��;� •: � ,� �-�-'_�' �
.� �.:s . .
:�, � �_ ��-� �t� �� Asiatic Jasmine
�`�' `"� � _ ��:. :�� ,.���I��i. r ,'-{����.�..� . English Iv3' �'
Big Bluestein Zoi-siagrass Liriope 2,juga • LlrlOpe �
,� �-a,��
• Monkey Grass �
,�... , . . ; �,•;r�;;r� ��� '�'. � • Santolina
,,,';j;;: ... .;.i.. .. � ��;s.,�,,. �.a-z : .
. �'�' .-r�..� . �- . � y.� .
���'�'a y�m��� �,��„-.' . Trailing
`�'�vsi.':`�.�i' ,{iikl�y.' ���r� Ao:�.•'�?�5,�'� �.
-� +,G.' _��! :" - �*+^?���_ 'v
> F` � -'' -?....�Ir, '`i.fi,�y�. r�-�-•.':r.",iG.., -:� � .�5.,r T v�
•;�/,y'.�Y `�' •.�" '.'yj�'�Y.RA:.. ,�.�- ;�•,�• y ��.,� Ulllp er
, ]'. f��/'�, '� �= /�_� '�',�`:ti�r��� �•'���F;'.. J Y
;-:�,.�; : ;.�;. ��-.r�, ',�''
�,�w.� ::', - -,�� :;.c: - • ��,��r,. : � '��' �� :'� . Vinca
�,��'.'.1�'..�ye'.�::���<;..'�_'.i�'.,. �a,y Ki ��.]IP� 6/':.' x
N ,��•�6":'r' 'Sq�ii��":•,�� I �.�� �/��'Y.T_ ...." �� i
.,•. :�,. . . , • ���,�Q '�Y'�v` . '��'}' 1
6:'. ' �°�y�.� r.j,: `�Q �� .. ��' f >. �i�..�ti??'.;'�.'
:�?n .� �.?� :-,IQ.,'}:��� F '�' ?�t�'�.7.- �►,-�[g����.'�}.. � j
;+���*''°:`�'' _ y � ���.+a:�r.i%2_��� R4C:5.i,:�'�!`:•} ���
��LYF.x•_',5..}�VL`.,i�:1� 'f•
Bermuda Grass Vluhly Grass asiatic]asmine Santolina
� .^a�7" " !*.,�
k\�� I �r��r Y'`��'r-,` ��
. . f i Y,�_.y.
,r � ; i � �,G...{:.:.
t ;� _�. . S. �
�,�.. � ..,. _ .... -
Fountain Grass Trailing,]uniper
40
DRAFT
VINES
• � ':+�'S,� �: z. - . .��,� r� �
. ,�:+;,":�, ��y ; 1_.�7-i1'[� � �, 1
;;1F. x` .ti'!;,.'�.�'y' �;� �t:
�����.�,l�.--; :� �:� ��: � Vines
�. � ��'�� � .
,� � ��: , �, � �
.y.���.�a� 1� ���.•y'.' .
°�,�;:�''A4�,1,'':�9�.�3 ��a•.; ,� '� f' � Minimum size: 15 gal.
� �"'+,"';� ' •,.■:��"-- ' ` .�
�:�����'�^�s�"*:� �"��''�'��,� �; �
Boston I�=y 5ilverlace Vine Virginia Creeper �
: :-, , ,; T • Boston ivy �
�' ' -r �'. '-�'rr • Carolina Jasmine Z
r �'Y`s� Confederate Jasmine �
y .
�+.•� x y` � �R • Coral Honeysuckle �
, .�� " �'
� ,; • Coralvine �
�'� _ "`��� • English Ivy
��'� � '��`� • Fig Iv3' '�
Coral�=ine Ladv Ranksia Confederate�asmine . Improved Trumpet Vine I"d
• Lady Banksia �
� �� x ' Mermaid Rose
�` ���"� '�'"t .� �t f � ,�+�� • Rosa X Fotuniana b
; 3. :u
�;�rw ,�� �.�.�,�; t �. � �
� � ';� +Y; ,, - • Silverlace vine y
.r�•:� 4' �,��.. . ' .•��
'�`�, ��< � �' �' • Virginia Creeper
� �: �`,� ;� ��'� � • Wisteria y
.��� :���.`�- : �
j1'isteria Fig I�•ti° Impro�•ed Trumpet ZTine M'�
.��µ�^' r � � ` �
��a�� •
1 —*� ► �
•e��P�• ;
.�.. � �}�,
— �' '�;� .s ..
` ,'��;� � �'�i
Carolina]essatnit7e Rosa x Fortuniana English I�'v
��:f:
r .� � _ _�
�� 1�� �:.�
�:.. "�y N t
�k� ' •�
•r� �i,,�� _
! :e�8�••i�3. �� � �
Coral Honeysucl:le l7ermaid Rose
41
DRAFT
�' ERENNZALS
Perennials
�, '�. ' •.��:,'� • Autumn Sage
,� '��'�'�`'�"_'�r'' • Baby Sun/Sunray Coreopsis
���:x:. a=:-
�' - r•� +� • +�� • Beardid Iris
� A � - Bouncin Bet
w t� �,'� �y
� '� . �► �r *,�; ' g
� �s��: • Daylily
Gat'��lrn C<uti��i Moanb�am ��lll���L'C�mrflrnr�t• • Garden Canna
� ., .�, , • Goldsturm Rudbeckia
� 5- ,F •
�:��� • • ;�;�: • Indian Blanket
�. +. ' Y'F,f�I.�.
r'k�'i �:. ' '��"' �� ' ' �
;f,.¢.j4y�Y,'. • Lousiana Iris
• i; '. ;j,.� '`��''„i?`.�-;���. • Mealy Cup Sage ►�
` ' ' �,-y�� ����' Moonbeam
'�U-�� - ����������-� .��'`�'�'"'."`' • Perennial Verbena �
Aah�•Sun �a}'liiy Pcrc�nni>i]�'cnc��na . Pink Rain Lily �
�` '�'�f."���''•�I
• Purple Coneflower �
- `� - ��, ' �. , • Rosemary �
� � .� � -- �•�`'-' " • Society Garlic
� �. - - �
I '� � .`� �'�` • Sweet Violet
� ��'� �,.�� ;���'��,`��5�j • White Rain Lily b
._ . �:4 �Lr`ti:1 . '•:+� :.�r'�' M
l—J
Pink Rain Lily Rosemary Autumn Sagc
�
F�'�.-�•�?;� ' � ,- , Plant Material Substitutions y
��,� �,.�;.:���,��.�, � �
�':,.��: .: , �� ' .._ �
,� �y�q I When a specific type of plant material ceases to
'a��'=:''��`%; '��:'•� become generally available,then the ARB shall �
:. '� .° • �• �r
,r�`�k� ,� ` �� have the right,in its sole discretion,to �
I�s�f,� .
n1�d1y Cup 5a�e VVhitc Rain Lily Boun�in�Bet recommend appropriate substitutions.Alternate �
recommendations of plant material not appearing
ti�{•��t�fi�N� above can be made,yet must be approved by the �
��` � � � ARB.
'�.��` �j �
��,. -•R: "�" ' l ���r �'l
�• , t '�e)��f ,
-.'�: . �«r•�' �
;��� J 4��¢ �
_-.._'_=�� �'�"���:� .� �`�� I.
5o�icly Carli� S�ceet 1 icilcl Lc�uisi�u7a Iris
�=��-'�:� .
�� ' �'�"�;`=�,�-�
s :� �'='
, _. _ '�"8-�x'�
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'-:'�:'� ::'::•
:wl.:i�i`_��;�:.�'�;,7s
Indi�in f3lankE�r Goldsturm Hudbeckia
42
Landscape Development Plans D��T
Plans for any installed landscape or major alterations to existing gardens in or upon any site must be 1. Organic-Commercia]grade shredded hardwood mulch.
approved by the ARB.Submitted plans must include all aspects outside the residence including utilities,
hardscape,structures,pools and fountains,planting and irrigation per the design of a registered liscensed 2. Inorganic—decorative rock gravel,pea gravel,eu.
landscape architect and licensed irrigator.
Mulch planting beds and individual tree and shrub planting pits should be at a uniform dept of 1.5".
Site Line Requirements Mulch shall be kept out of the crown of shrubs and off buildings,sidewalks,lighting standards,and
other structures.Mulch elevation needs to match adjacent finished grade and paving surface.
Landscape treatment shall not interfere with sight line requirements at street or driveway intersections It
is the responsibility of the owners and the owner's consultants to make sure that all such requirements Erosion Control
are provided for.Site line requirements and visibility triangles must be delineated on the landscape plans.
1. Terradyne Group,LLC,P.O.Box 867251,Plano,Texas 75086,214-878-7392,or compatible.
Regulatoiy Requirenents
Guying and Wrapping
1. Contractors are responsible for pulling all applicable permits with governing municipalities and
notifying appropriate agencies prior to work and receive certification of approval and completion at 1. Wire stays for tree support shall be pliable,number 12-14 gauge galvanized wire.
the termination of'work.
2. 12°x12"long non-stretch fabric with grommets.
2. Give adequate and required legal notice to owner,utility organizations and governing authorities r
prior to commencing work. 3. Cable for guying trees shall be 3/16 inch diameter,77 strand,cadmium-plated steel. �
3. Coardinate operations with other trades,utility firms,and affected police departments to assure 4. Cable clamp and turnbuckles shall be heavy galvanized or stainless,strong forged steel.Turn-
continuity of access and service in conformance with the applicable requirements of these buckles shall be 3�8 inch eye with 6 inch minimum opening. �
organizations. 5. Flags for marking guys shall be 18 inch sections of white one inch diameter PVC pipes. �
4. Insurance shall be written for not less than any limit of liability specified as part of the Contract. 6. All guys are to be positioned in same direction pattern of wires must be symmetrical and uniform. r/�
Certification of such insurance shall be filed with the Owner. vJ
7. Tree paint shall be waterpxoof,asphalt base paint with antiseptic properties for use on tree wounds ^
5. LocaUon of the irrigaUon must be coordinated with planting prior to the installation of plant and shall be Toch Bros.RI.W.Tree Surgery Paint,Sherwin Williams Pruning Control Compound, L �
materials.Any damage to known utility lines during landscape and irrigation construction must be or approved substitute. �
repaired by the landscape subcontractor at their cost.
8. Tree guys and stakes shall be removed within one year o£planting. �"d
Warranties/Guarantees �
Warranty:included coverage for one continuous growing season;replace dead or unhealthy plants.
Edging `..�
Replacements:plants of the same size and species,planted in the next growing season,will have a new �
warranty commencing on date of replacement.Any plant material that is not healthy,dies,is dying,or Commercial steel edging 1/8"thick by 4"fabricated in sections with loops welded to face of sections 2'-
the design value of which has been so injured or damaged as to render it unsuitable for the purpose 6"O.C.to receive stakes.Provided tapered steel stakes 12°long.Finish edging,sections and stakes with �
intended shall be replaced immediately by the Contractor at no cost to the Owner,The removal of plant manufacture's standard green-black paint;manufactured V.T.Ryerson or approved substitute.Edging
material,additional fertilizer and topsoil necessary for replacement shall be at the contractors'expense. may also be made of brick,limestone and other approved materials to match hardscape designs. a
' J
Soil compaction far all on grade and over structure planters shall be guaranteed for 1.5 years against Irrigadon Requirements �
improper compaction,excessive settling,and rapid decomposition of soil. �
An automatic underground irrigation system approved by the ARB shall be installed in all landscaped
Materials Other'Than Plants areas on site by a licensed irrigator registered by the State of Texas,and shall be designed to insure that �
all landscape vegetation is watered as necessary to sustain its design intent.Contmllers shall be located
Top Soil on the plans and verified in the field.Controllers must be screened and not visible to the public,yet �
readily accessible.
1. All existing topsoil stripped for this work and suitable for re-use must be stored on site and reused.
2. If the quality or existing topsoil is inadequate to complete the work,furnish sufficient topsoil of
approved quality to properly install all work as specified.
43
DRAFT
Full Coverage
Underground Pipe
1. Adjust heads for 100%coverage
1. Minimum trench size:4 inches
2. No overthrow onto streets
2. Minimum cover over branch and outlet piping:12 inches
3. Consideration given to not overwatering natural post oak trees
3. Minimum cover over main line and control wiring:18 inches
Gontrollers/Automatic
Adjust control system to achieve time cycles required
r
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44
DRAFT
Pruning
1. NAA-Pruning Standards for Shade Trees
2. Clean,sharp tools
3. Thin out/remove crossing,damaged,diseased or dead wood
4. Paint all cuts over 1"diameter with tree paint
5. Prune trees annually in January using only experienced tree pruning
personnel. �- � ��o.q 9 a
6. Remove all suckers on a continuous basis � � -fl�
._�----� �
t .,` ,7
7. Make cuts clean and flush,leaving no stub � � _ �� "�j�' ',,� � � � _ ,�.}f �
8. Prune shrubs/ground cover as needed to create design intent �'�'-- " ' t,;re< -
�� ; .. �� .
9. After each cut,disinfect with alcohol all tools used to cut trees where there is � � � `�'x�� � �������� �� "'� � �M�
'�;� � -y ' f"_ �-1
a known danger of transmitting disease on tools � ' �
Dis osal of Debris � , ������t u�'e ��", �
1. P After completion of planting operations ���?,tg � �e�� � " ,�� �
. �' L ,a,�.-�?'� y,�fi,;�.��'�+�Y �
2. Remove all excess planting materials �"'� _ `'�-"�"`� '"�' b
F . --- � Y �y � li
�`' � �•-_ �rt* "�v,;: .. _�'�e
3. Legally dispose of excess materials - - _
, - -- -- �����`�` �d
Weeding _ �' �
1. Remove all weeds ' T „ �
�,... *. ,
2. Application of all weed control materials by licensed Professionals �:i' �t'�"' �
Cleaning I�
1. Paved areas to be free of planting materials _.�4 , � „ �r.� �
2. Remove accumulated debris in planting beds/lawn arcas `-'
3. Remove from site all litter,leaves,clippings do not blow onto other areas/ �
property Z
Replacements �
1. Promptly rcplacc all damagcd plant matcrial
2. Match existing size and original species
3. Substitution of plant material allowed per ARB recommendation
45
Lot Regulations
Regulating Plan
The regulating plan shows building placement requirements for every lot in regards to lot size,lot disposition and any special
conditions that may be applied depending on the location or visibility of the homes.Its purpose is to assure a consistent look
and feel for all lots of the project,as well as,controlling the way the architecture will sit in the site,provided that it will be
designed by different designers.
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46
DRAFT
Lot Regulations
� •,�.
Special Focus Homes �• �':
�: �:��;�:;�, �a�=. .
••_":�:
Special Focus Homes are typically located at street r�: �,�� �-.�; , '�
+�- ..
and lane intersections,at the end of a street tk- - �.;
. -r�+,� ��'"� f.
intersection or view corridor.Special Focus Homes - �"'-'` w `+
and all homes in which the proposed improvement � ' �
will or may have a greater impact upon the r, ��;-=•,�� � ■.ti _
�' .
character of the community will receive more - � .-" y �"
�-.,
_ . � ��
intense review in all aspects. _ -
The following are examples of Special Focus Home �� ��
� -
conditions: � �
J;al,,.�r�e,d_ 1..r.1
Corner and Multiple Frontage Homes: co�r,r�nrir.Muin=.r�Fr�:��;n:,r i i�:��� ���
Homes on lots where two or more facades will be �
visibly exposed to the street or common open space, �
as identified on site diagram,shall be designated r-1
specifically to respond to these more predominate �
locations.These homes will have appropriate �
massing and�or other treatments on all publicly -
visible facades.All exposed facades will be treated � �
with the same architectural quality and detail.The i�i i� + �� 1"�� I I I{ i 1 1��.1 �
primary orientation of the buildings for the purpose ����..�,i�� �����°E �•I ' ^
�i.�r�v�.��- y 1
of establishing front entries will be determined by
the ARB. � �••�
Homes Terminating Views r
Homes on lots that are located at the termination of F{ :, : ,.. :�, .�.. �
a view corridor,vista or street axis as identified on Z
the site diagram,shall be considered a Special Focus
Home.Appropriate design and consideration will be ___ __ ,
��^':�.n.�.. ::'.:k . .��:"'
required for building form and architectural �:��._'a'' �ra'•i.'�.�Y'"'�`:T "�.,-
r,��... s..'-:� �.:,,:�''.;:..••.. .
o... ' s•..;.r..•,,r�.� � �
treatment to enhance and emphasize the focal point �� � ,'��- _ -�.;•�;��- �.-
v�. x,,,,,, '4�,�:,.
of the streetscape. k�' .�' ; ��'��� , �y '. . ��'�"}`,��y�
�:�,,.r.'kti�,r�� ;,�1.�'.! .-- ��'�i'�:r..�i.:
�'�'c�`•`:'`l�'r . :'� `�y.+...�:.
�,�; _ �. x... .
,�'�: :�,II� �!' � ''_�J ;��1
-.�. � z ��3.
-- �,;',; -
�—_. - 3�--- _ ,,�r-,o
- �� �
i{�'A ,.,._��i' , ..
I I[:•Id4�:I)I I14•N[�{}lllil : I41i1 r�
47
DRAFT
Building Placement Requirements:
Typical Lot Conditions
Building Setbacks:
Definitions:
Front Setback: 30'Min.as illustrated on Regulating Plan
Main House Setback/Build-to Line:the line which a facade Side Setback: 5'Minimum as approved by the ARB
of a building or structure must be placed.
Front Setback:the distance between the front lot line(front Rear Setback: 40'Min.
property line)and the front elevation of a building.
Side Setback:the distance between the side lot lines(side
property lines)and the side elevation of a building.
Side street Setback:the distance between the side lot line �
and the elevation of a building,on corner lots only. �E�TLA�E �
Rear Setback:the distance between the rear lot line(rear , , ^
property line)and the rear elevation of a building. �" ���
Building Frontage: the minimum distance of a front ����� �
elevation a building might cover in relationship to the
width of the lot. B�pCk C7 L.Dt 2 �
Encroachment:a building element that is attached to a r � i y
building volume and is permitted to exist within a yard, � + J � H
front setback or side street setback.Typical building � '� ' � � �
elements for encroachment include balconies,porches, � � � i
arcades,and other architectural elements that are intended ----. .__f _ f _ _ __ ___ - n
to bring the public realm closer to the building. �
��
���
Encroachment Frontage: the width of the permitted T O� G I1.0 R N C i R C f R �
encroachments in relationship to the overall facade width. r
_ " -..t ____. __ l5'uUhry asemen ���' - _ _ __. ._- �
�' I ` ` 3U'Frun['Yord Se[6ack _ I �-1
'� II _ _�h � ii / ,
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�' n�. Q.27 ac. _ � �°
~� 11 ,579 s.f. ��� S
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Landsi�aPr�F.�isc•ilnP•l r f
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48
DRAFT
Building Placement
Requirements:
Corner Lot Conditions
Definitions: Building Setbacks:
Main House Setback/Build-To Line:the line which a Front Setback: 30'Min.as illustrated on Regulating Plan
facade of a building or structure must be placed. Side Setback: 5'Minimum with ARB approval
Front Setback:the distance between the front lot line Rear Setback: 40'Min.
(front property line)and the front elevation of a
building. In certain circumstances variances can be granted by the
ARB
Side Setback:the distance between the side lot lines u
(side property lines)and the side elevation of a �0
building. �
Side street Setback:the distance between the side lot 1.1 1
line and the elevation of a building,on corner lots �������� �
only. _ �
Rear Setback:the distance between the rear lot line RANC� �
(rear property line)and the rear elevation of a �
building. Block C, I�ok lb f--�
Building Frontage:the minimum distance of a front // \ `, ' Z
elevation a building might cover in relationship to � \, , ^
the width of the lot. \�•� .�.r.� � .{� ��1
Encroachment:a building element that is attached � -"5 . �� �-- �
to a building volume and is permitted to exist within . ��3'�, }� - r"1
y.-�.. � .. � cl�e-f%�`�rfSeCGa H..� �1
a yard,front setback or side street setback.Typical � . o.��'��-o+�; -� ` ' 1 -•—• �
building elements for encroachment include �'\ - ���. �� �� " �
balconies,porches,arcades,and other architectural '� i ! 5� 1 � ������t
elements that are intended to brin the ublic realm ' " � � p z `
g P � 1'
closer to the building. ', i > 3 �.41 ac. �11�g_ `�,
P � ' � � 17,hSb �.f. `,a' ',
Encroachment Frontage:the width of the permitted q � � � ; � -
encroachments in relationship to the overall facade � � 1 � Building Area ti �
�59� '
width. —I ,� —�-- - --.,
I5'.�il[ILYdfd$`t6d[k 1S-�/I�I�IyLasenlent
� /
/
� SU1VR15F COURT' ,
-- �
� — - — — — — — i -- — — � --- �;��� .
I � �. I ''�.
49
DRAFT
Architectural Review Board
For the purpose of establishing and maintaining a distinctive, and homogeneous residential environment for the benefit and enjoyment of the
Owners and residents of Westlake Ranch,The Association shall have an Architectural Review Board.The Architectural Review Board(or �
"ARB")shall function as the representative of the Association and the Owners of the Lots for the purposes herein set forth,as well as for all
other purposes consistent with the creation and preservation of a first-class residential development.The ARB shall use its best efforts to �
promote and ensure a high level of quality,harmony and cohesiveness throughout the Neighborhood. �
Design Review Process x
M--�
Improvement plans and Architectural plans will be carefully reviewed by the ARB to ensure that any proposed design is compatible with the �1
design objectives and intent of the General Architectural Provisions. This design review process must be followed for any of the following r�
improvements: �
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A. Construction of all new buildings and all outbuildings; y
B. The renovation,expansion or refinishing of the exterior of an existing building; �
C. Major site and/or landscape improvements(including pools,athletic facilities,driveways,fountain,sculptures, or landscape features);and �
D. Construction of,or additions to,walls,fences or enclosed structures; r
Any improvements as described above will require and be preceded by the submission of plans and specifications to the ARB describing the r
proposed improvements accompanied by an application fee as outlined below.The ARB shall evaluate all development proposals on the basis �
of the criteria outlined in these General Architectural Provisions.The interpretation of the General Architectural Provisions is left up to the �
sole discretion of the ARB.It is the intention of this design review process that all improvements comply with the General Architectural �
Provisions and all applicable Town and State building and zoning code requirements. H
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50
DRAFT
Preliminary Design Review Submission
The owner shall submit to the ARB a Design Development Submission that will include the following:
A. An application form is available in Section 6.each submission must be accompanied by the required information,as specified in the
application package instructions,in order to be scheduled for review. �
B. In order to defray the expense of reviewing the plans,monitoring construction and related data,and to compensate consulting M�
architects,landscape architects and other professionals,the General Architectural Provisions establishes a fee of Four Thousand ^
Seven Hundred and Fifty Dollars($4750) ("Design Review Fee")Payable to Westlake Ranch HOA upon submittal of the application �1�11
for the Preliminary Design Review Submission.At the discretion of the ARB,the Design Review Fee may be reduced for projects MJ-I
other than the construction of a primary residence. ~
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C. The Lot Owner,or the designated representative,shall submit to the ARB for review and approval a set of Design Development �
Drawings which should adequately convey existing site conditions,constraints,building orientation,architectural design,vehicular ^
and pedestrian access with proposed exterior materials,colors,and a conceptuallandscape design.Two (2)full size sets(24'x 36"or � 1
bigger),two(2)half sets(11"x 17")and PDF's of all architectural and engineering drawings including the following are required: �
Site Plan-1"=20'minimum scale,showing existing topography and proposed grading and drainage(1'contour interval),building �
footprint with finished floor grades,driveway,parking area,turnarounds,drainage,fences/walls,patios,decks,pools,and any other site �
amen-ities.If possible,show how this plan relates to improvements on adjoining lots.Max under roof lst floor of 7600 square feet. �
Floor and Roof Plans—minimum scale 1/8"= 1'-0",showing all floor plan layouts of the first and second floors,including any proposed r
attics,basements,garages,guest quarter and accessory structures,include both gross building square footage and airconditioned square I-
footage.
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Elevations-minimum scale 1/8"= 1'-0",including roof heights,existing and finish grades,building heights and notation of exterior �
materials. M-1
Site Sections—minimum scale 1"=20'-0",showing proposed building,building heights,elevations and existing and finished grades in �
relation to surrounding site,including adjacent Residences and roads as may be required by ARB �
D. Upon submission of Preliminary Design Review Documents,the ARB will review and return to the Owner one set of drawings with I-d
any comments made during the process. If requested by the ARB,the owner will stake the location of corners of the proposed buildings !-
and all other major improvements upon submittal of Preliminary Design Review Drawings. In those instances, where exceptions are O
requested,the ARB may require the ridgeline flagging be erected to indicate proposed heights of buildings. ^
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51
DRAFT
Fina1 Design Review Submission
After approval of Preliminary Design Submission and before construction can commence,the Owner shall submit to the ARB the final plans for the"Final Design
Submission"for review.
A. The Applicant shall provide all information necessary to reflect the design of the proposed building landscape or other features requiring the approval of the ARB.
Final design documents shall generally conform with the approved Design development Drawings.In addition to the architectural and landscape plans the submission �
should include all necessary civil,structural,mechanical and electrical drawings.All architectural,engineering and landscape plans submitted are to be prepared by a �
design professional bearing their seal,name and contact information.
Submission shall include two(2)full size sets(24'x 36"or bigger,two(2)half size sets(11°x 17")and PDFs of all architectural and engineering drawings including the �
following are required: MTI
H�'�
Specification—Complete set of materials specifications. H
Site Plan-1"=2-0'-0°minimum scale,indicating address,lot size property lines ti�ith building setbacks,building envelope,existing topography with proposed grading at one �
(1)foot contours,drainage flows,building footprint with finished floor grades,percentage of building envelope area covered,driveway parking area,turnarounds,fences/ �
walls,screen walls,gates,stairs,planters and other site features.Show the locations of all HVAC,electrical and pool or spa equipment.If possible show how this plan relates ^
to improvements on adjoining lots,if deemed necessary the ARB in its sole discretion,may require a drainage plan prepared by a certified civil engineer. L 1
Floor Plans-3/16"=1'-0",indicate all room dimensions,door/window locations and sizes,location of inechanical and electrical systems,fire sprinkler and monitoring �
systems.Such plans should indicate the location and type of all exterior lighting fixtures,proposed fireplaces,and kitchen appliances.Provide floor plans of all accessory �
structures.Include both total gross square footage and total air-conditioned square footage for all floors including attics or basements. u
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Roof Plans-3/16"=1'-0"illustrate roof slopes,materials,gutters and downspouts,vents,chimneys and all dormers,roof windows and skylights. �
Elevations-3/16"=1'-0"illustrate the exterior appearances of all views labeled in accordance with the site plan.Indicate the highest ridge of the roof,elevation of the mid- �
span of roof,all other ridge heights,eave heights,depths and overhangs,and indicate all roof slopes.Indicate the elevation of each floor,and existing and finished grades of
each facade or building elevation.Describe all exterior materials,colors,and finishes,(walls,roofs,trim,vents,windows,doors,etc.)and locate all exterior lighting fixtures. �
Sections-3/16"=1'-0"indicate building walls,floors and interior relationships.Finished exterior grades and any other information to clearly describe the interior/exterior M
relationships of the building as well as the building's relationship to the site and adjoining lots. �—J
Details-1"=1'-0"(or larger),indicate exterior window and door details,cornice and eave details,gutters and collector heads,exterior stairs and balusters.Masonry details �
including chimney caps and other exterior details as may be requested by the ARB.Landscape Plans—P'=20'minimum,including an irrigation plan.Proposed plant I�•i•l
materials,and sizes as provided by the Landscape Architect.Civil,Structural,Mechanical and electrical Plans as required by ARB in its sole discretion to illustrate any of the �+�
exterior design features of the house.These will be reviewed for compliance with the Architectural General Architectural Provisions only and are required to be reviewed by �
the applicable building authorities.Sample Board -Roof material and color;wall materials,colors,and textures;exterior window trim material and color window material
and color;exterior door material and color;stone/rock materials including mortar,exterior rails and paving materials. 1..,.1
' V
On Site Mock Up During construction the Owner will provide for the ARB a mock up of proposed materials.The mock up shall be at full scale and a minimum of five(5') �'
feet wide by ten(10')feet high which accurately conveys all proposed exterior materials,colors,and detailing,including window,corner and trim details and/or details of O
areas where one material changes to another and/or roofing materiaL(The Mock Up is to housc thc portablc toilct if that is located within public view.)Thc Mock Up shall
be completely finished with no exposed plywood or building wrap. ^
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52
DRAFT
Final Design Review Submission
B. After review of the required documents,the ARB will review and comment on the Final Design Submission,allowing time for discussion
with the Owner and/or design professional(s) and subsequently provide the Owner with an approval or conclusive recommendations in
writing for refinements to the design.A second review meeting may be necessary to review refinements,revisions and/or new materials. �
The ARB may request a final staking of the location of all corners of proposed buildings. �
C. The ARB will issue Final Design Approval in writing within twenty one (21)working days after the Final Design Review meeting.If the �1�11
decision of the ARB is to completely disapprove the proposal,the ARB shall provide the Owner with a written statement of the basis for W
such disapproval to assist the owner in redesigning the project so as to obtain the approval of the ARB. ~
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D. The ARB recognizes that each Lot has its own characteristics and that each Owner has their own individual needs and desires.For this �
reason,the ARB has the authority to approve deviations from any of the General Architectural Provisions contained within this document. �
It should be understood,however,that any request to deviate from the General Architectural provisions will be evaluated at the sole y
discretion of the ARB and that the approval of deviations will be limited to only the most creative design solutions to unique situations. �
Prior to the ARB approving any deviation form the General Architectural Provisions,it must be demonstrated that the proposal is �
consistent with the overall objectives of the General Architectural provisions and that the deviation will not adversely affect adjoining �
properties.
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E. In the event the final submittals are not approved by the ARB,the Owner will follow the same procedures for a resubmission as for �
original submittals.An additional Design Review Fee must accompany each resubmission as required by the ARB.Fees for resubmission
shall be established by the ARB on a case-by-case-basis but in no case shall it be less Two Thousand Dollars($2000).This fee is subject to �
revision annually. �
F. The Owner shall apply for all applicable building permits from the Town of Westlake after receiving final Design approval from the ARB. �
Any adjustments to ARB approved plans required by Town of Westlake must be resubmitted to the ARB for review and approval prior to �
commencing construction.
G. Construction shall commence within six(6)months of Final Design Approval.Failure to commence construction within the stipulated six �
(6)months period may require resubmission of the Final Design Plans and specifications with an additional Design Review Fee. �
H. Subsequent construction,landscaping or other changes in the intended improvements that differ from approved Final Design Submission O^
must be submitted in writing to the ARB for review and approval prior to making changes.Additional Design Review Fees will be � 1
determined by the ARB,in its sole discretion,based upon the scope of the subsequent construction. �
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53
DRAFT
Construction Monitoring
A. Any member of the ARB,or his authorized representative,may at any reasonable time enter the Lot to ascertain that such improvements
are being built in compliance with the General Architectural Provisions and approved submission.If changes or alterations are observed
that have not been approved by the ARB,the ARB will issue a Notice to Comply.Observations and inspections by the ARB do not certify
compliance with building codes or approve construction techniques,which shall remain the responsibility of the Owner and his contractor. �
B. When as a result of a construction observation or inspection the ARB finds changes and�or alterations that have not been approved,the ARB �
will issue a Notice to Comply within five(5)working days of the observation.The ARB will describe the specific instances of non- �
compliance and will require the Owner to comply with the General Architectural Provisions and resolve the discrepancies. �
C. If an Owner fails to correct any non-compliance with the general Architectural Provisions and approved submission within a reasonable ~
amount of time after receiving a Notice to Comply,the ARB may enter the Lot and correct the violation at the expense of the Owner.The �
ARB may request the Board to place a lien upon the Lot owned by the noncomplying Owner pursuant to the provisions of Article 6 of the �^
CCR's.The ARB,or the Board,may also pursue any and all other available legal remedies including,but not limited to injunctive relief and/ � 1
or monetary damages. y
D. Upon completion of the Improvements,the Owner shall provide to the ARB a written request for a final inspection of the Lot and the im- ����,,,...���
provements for compliance with the General Architectural Provisions. �
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APPROVAL NOT A GUARANTEE �
No approval of any plans,specifications or other submittal by the ARB shall be construed as representing implying or covenanting that(i) �
Improvements will be built in accordance with the approved plans and specifications,(ii) Improvements built in accordance with the approved �
plans and specifications will be built in a good and workman-like manner or will be free from defects or problems,or(iii) approved plans and �
specifications wherever submittals are complete,accurate,or adequate or satisfy applicable requirements of the Town of Westlake(the �
"Town").The Association,the Architectural Review Board,and Declarant,and their officers,directors,agents,employees and members,shall
not be responsible or liable to anyone submitting plans and specifications or other matters to the ARB for approvals,hereunder or to any �
member,Owner,or any other person for any defects or inadequacies in the plans and specifications,the failure of the plans and specification to �
comply with the applicable requirements of the Town,or any defect in or problems with any Improvements constructed pursuant to any
approved plans and specifications,including,without limitation,any drainage or foundation problems. �
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54
DRAFT
Preliminary Design Submittal Fee
please provide the following information with the Design Review Fee of Four Thousand Seven Hundred Fifty($4750)for this Preliminary Design
Submission for Westlake Ranch
__Two(2)Full-size copies of Architectural and Engineering drawings �
__Two(2)Half-size copies of Architectural and Engineering drawings. �
___Electronic Set submitted on CD(PDF Format) �
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OWNER'S ADDRESS&CONTACT INFORMATION WITH LOCATION MAP ~
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__1. SITE PLAN(min.scale 1"=20'-0"(3/32"is recommended) �
__2. Existing topography and proposed grading and drainage(1'contour interval) � 1
__3. Building footprints with finished floor grades. �
___4. Proposed driveway,turnarounds,fences,walls,patio,decks,porches,pools,utility meters and any other site �
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__5. amenities Preliminary Landscape planting plan �
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PLANS—SCHEMATIC FLOOR AND ROOF(min 3/16'=1'-0") �'
__6. All floor plan layouts of the first and second floors,including any proposed attics,basements and accessory structures. �
__7. Gross building square footage and Air-conditioned square footage �
__8. Roof plan with notations indicating roof slopes and materials �
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ELEVATIONS—SCHEMATIC(min.scale 3/16"=1'-0") �
___9. Architectural elevations of all four sides of the proposed O
_10. structures Maximum height dimension of each facade ^
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_11. Existing and finish grades �
__12. Notation of exterior materials �
55
DRAFT
Final Design Submittal
APPROVAL—APPROVED PRELIMINARY DESIGN REVIEW
__One (1) Copy(11"x 17") of the Approved Preliminary Design Review submission;to include comments or suggested corrections.
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SUBMITTED DRAWINGS �
_Four(4) Full-size copies of Architectural and Engineering drawings L 1
__ Electronic Set submitted on CD(PDF Format) x
H
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STTE PLAN(min.scale 1"=20'-0"3/32"is recommended) �
_1. Legal description of lot number,street address and lot square footage ^
i i
__2. Dimensioned property lines and building setbacks y
_3. Existing topography and proposed grading and drainage(1'contour interval) �
_4. Building footprints with finished floor grades. �"
_5. Driveway,parking areas and turnarounds with surface materials noted �
_6. Site amenities;fences/walls,patios,decks,pool/spa,recreational facilities,etc.to include height and materials section. r
_7. Indicate location of all mechanical,electrical,pool/spa equipment and utility meters Frl
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_8. If available,show how this plan relates to improvements on adjoining lots �
FLOOR PLANS(min 3/16'=1'-0") �
_9 All rooms noted with dimensions,door/tirindow location and sizes �
[_�
_10. Mechanical,electrical,fire sprinkler and monitaring systcros �
_11. Exterior lighting fixtures,fireplaces and kitchen appliances
__12. Floor plans of all accessory buildings. �
_13. Total square footage(gross and Air-conditioned square footage(net)for all floor levels,basement and useable attic spaces. �
_14. Square footage of all accessory buildings,patios,decks porches O
ROOF PLANS(min 3/16'=1'-0") �
__15. Roof plan noted to indicate roof slopes,gutters/downspouts,plumbing/mechanical vents,satellite equipment,fireplace chimneys dormers,roof windows and skylights �
_ 16. Roofing materials and color selection �
56
DRAFT
ELEVATIONS(min scale 3/16"= 1'-0")
___17. Architectural elevations of all four sides of the proposed structure with elevations of final grades,finish floors and ceilings
___18. The vertical dimensions of the highest roof ridge,midspan of roof,all other ridge heights,roof slopes and roof overhangs
___19. Exterior materials,colors and finishes(walls,roofs,trim,vents,windows,doors,etc.) and locate all exterior lighting fixtures �
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SECTIONS(min scale 3�16"= 1'-0") � 1
___20 Building sections as required to illustrate the building interior/exterior j�j
___21. Vertical dimensions indicating final grade,floors,ceilings and ridge of roofs �
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___22. Site section as required to describe the building's relationship to adjoining lots �
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LANDSCAPE PLANS(min scale 1/8"=20'-0") �
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___23. Prepared by the Landscape Architect with plant identification and sizes �
___24. Landscaping plan to include;irrigation,site lighting,plant materials and sizes r
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CIVIL,STR.UCTURAL,MECHANICAL AND ELECTIRCAL PLANS �
___25. Drawings that may be required to illustrate the exterior design features of the main dwelling and accessory building.Drawings �
necessary for review of compliance with the General Architectural Provisions. �
MOCK UP SAMPLE MATERIALS BOARD �
26. Exterior building materials that are not on the Westlake Ranch approved materials list.A Sample of the materials and colors for roofing, �
walls door,trim etc..that allow a clear understanding of the final product �
27 During construction the Owner will provide for the ARB a mock up of proposed materials.The mock up shall be at full scale and a O^
minimum of five(5')feet wide by(10') feet high which accurately conveys all proposed exterior materials,colors,and detailing,including widow, � 1
corner and trim details and/or details of areas where one material changes to another and/or roofing material. (the Mock Up is to house the �
Portable Toilet if that is located within public view.)The Mock Up shall be completely finished with no exposed plywood or building wrap �
57
D RAFT -���
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I
T�WN �F WESTLAkE
aRDINAN�� NU. $82
AN �[IRDINANCE ZQNIIVG AN APPR�YIMATCLY 37.798 ACRE TRACT aF LAND
GENERALLY L�CATED AT THE S�i7THEAST C�RNER ❑F ASPEN LANE AND
PEARSON RDAD, FURTHER DESCRISED AND DEPICTED IN EXHIBIT "A"
ATTACHED HERETU, FRUM THE R5 "C�UNTRY RESIDENTIAL" �DNING
DISTRICT TQ PD7 GzPLANN.E❑ DEVEL�PMENT DISTR�CT NiSMSER SEVEN";
AUTH�RIZING RESIDENT�AL DEVEL�PMENT; APPROVIIVG A
C�NCEPTIDEVELaPMENT PLAN; APPRflVING A SFECfFIC USE PERMIT [SUP)
F�R PR�VATE STR�ETS; PROVIDING FDR THE AMENDMENT flF THE �FF�CIAL
�QNING MAP; PRDVTDING F4R A SEVER�BZLITY CLAUSE; FR�YX1]ZNG F4R A
SAVINGS CLAUSE; PR�VIDING F�R A PENALTY CLAUSE; AND PR�VIDING F�R
AN EFFECTIVE DATE.
WHER�AS, Chapter I�2 af the Cade Qf�rdinan�es Qf the Town of Westlake
establishes zoning districts,perxx�issible uses, de�elapment standar�s, and�t�er zonir�g re�ated
regulations; and
VVHEItEAS, Sectian 52-31 of the Cad�of Drdir�ances af th�Town flf Westlake adopts a
Comprehensi�e Plan f�r the T�wn nf Westlake; and
WHEREAS, Sectivr� 142-33{3}of the Code of�rdir�ances af the Town�f Westlake
states that the purpose afa Ptaru�ed De�elapmei�t District is ta: Pro�ide for a supe�•iar design of
lats ar buildings; Pra�ide fQr 'rn�rzased recreation andlor open space oppar�uni#ies for public use;
Pro�ide rural amenities or features that would be of special ben�fit to the prnp�rty users�r
cammunity; Prat�ct ar preser�e naturai amenities a��d enr�ir�nmental assets such as trees, creeks,
pands, floodp�ains, slopes ar hills and �iewscapes; Prvtect ar preserr�e existing historical
buildings, structuxes, features Qr places; and pra�ide an appropriate balanGe between the intensity
af de�eivpment and the ability ta provi�e adequate supportang public facilities and servzces; and
WHEREAS, on Apri129, 20l 9, the TQwn of Westlake recei�ed a Zoning�hauige
Request from the Waterside Land �ompany, LLC an behalf Qf the prQper�y owr►er for ihe
property depi�ted and described in Eahibit "A" requesting th�t the Town z�ne said property to
PD7 "�ianned De�e�opment Distric�Number Se�en" in accordance with Chapter 102 af the
Cade of Ordinances of the Town of Westlake, Texas; and
�HEREAS, hecause of the size, lacati�n, arid natural tea�ures of the praperty the Town
has a critical interest ir�the de�elQ�ment�f said praperty and is ez�cvuraging such de�elopmenl
to the highest possib�e standards oi'quality cQnsistent with the Tawn's iong-term de�elopment
�isian: and
WHEREAS, the praperty ❑wner{ar representati�e} appeared hefare the Planning and
ZQning Cannmissinn and Town Cou�icil and af#irmed t�lat the property owner is seeking this
zaning request; and
C?rdinanc.e 88Z
Page 1 of l2
WHEREAS, all legal requirements af state statutes and Town ardinances of the Town of
Westlake, as well as a[1 legai requirements and legal natices a��d prerequisites having been
cc�rr�plied with, inGluding but not limited to c��apter SS l of the Gfl�ernmznt Cade and Chapter
21 l af the La�al G�vemment Code; ar�d
WHEREAS, on May 13, 2�19,the request was heard by the Westlake Planning and
�oning Cammission and the Planning and Zanin� Cammissio�� rec�mmended appro�al with
conditians af said req�est; and
WHEREAS, the Tawn CounGil of the Tawn of Wes#lake, Texas, at a public�earing
catled at a regular session afthe Town�ouncil did consider the fallawing factors in making a
determination as to whether the requested change sh�uld be granted ar der�ied: congestion in the
streets, including safety Qf tiie motoring publi� and #he pedestrians using the facilities in tl�e area;
to se�ure safety firom fire, panic or�th�r dangers;the promation of health and the genera?
welFare, to �ra�ide f�r adequate �ight and�ir, to prevent the o�ercrawding of land; ta a�oid
undue can�entratio��f the papulatian, facilitating the adeq�ate pr��ision of transpartatior�,
water, sewers, schaols,parks, ar�d ather public req�irements; and
WFIEREAS, the Tawn GQun�il has determined that said Z�ning Change Request is
cansistent with the develapment goals, standards, and desired uses desGribe�l in the
�nmprehe�asive Plan; and
WHEREAS, the Tawn Council of the T�wn vf Westia.ke, Texas, is af the flpinion t�at it
is in the hesf interests of the Town and its citizens that this Qrdinan�e shaul� be apprvved ai�d
adopted.
N�W,TH�REFORE, I3E IT OT�DAINE❑ BY THE T�WN C�UNCIL OF THE TDWN
UF WESTLAKE TEYAS:
S�CTX�N 1: That ali matters stated in the pF•eamble are fowld to t�e�rue ax�d correc�arzd
are incorporated h�rein as if copied in th�i�-e�tirety.
S�CTIDN 2: That the praperty shown on attached EYhii�it "A" is herei�y re�oned from
the R5, "Gauntry Residential" zoi�ing district ta PD'7, Planned De�elapm�nt DistriGt Numbe�
Se�en", including the appra�al of a conceptlde�e�opment plan and a Specific Use Permit�Si1P)
for pri���.te streets, subject to the�anditi�ns cantained in Exhi6it"S".
SECTI�N 3: This Zoning District shall he su�jz�t to all regulations contained in the
Cocie of�rdinances af the Town af Vvestlalce, Texas, except where amended herein.
SECTI�N 4: The Tawn Secretary shall amend,ar cause ta have amended, t��e Official
Zaning Map af the Town af Westlake to reflect the zaning of the property descri�ed and
depi�ted on attached Exhibit "A".
SECTIUN 5: It is hereby declared to be the intention af the Town Gouncil aF the Town
Qf Westlalce, T'exas,that sectians, paragraphs, clauses and phxases af this Qrdinance are
C}rdinance 8B2
Page 2 of]2
se�erable, and if any phrase, c�a�se, sentence, paragrapk ar section of this Drdinance shal� t�e
de�lared legally in�alid or un�anstitutinr�al by the �alid judgment or decree af any cour�of
competent jurisdictian, such Ie�al invalidity or unconsiitutionality si�all nat affect ariy af the
rerrtaining phrases, ciauses, sentences, paragraphs or se�ti�ns of�his Ordinance sin�z the same
wt�uld ha��been e��acted l}y tl�e Town Co�ancil af the Town of Westlalce without the
incarpoz•ation in this ardinance of any �uch �egally invalid or unconstitutinnal, phrase, sentence,
paragraph ar SeCtior�.
SECTI�N G: That this Ordinan�e shal� be�umula#i�e of all ather Town Drc�inan�es and
a11 other pro�isians of�ti�er flrdinances adopted hy tize Town which are inconsistent wit�the
terrns or provisions of this Drdinance are hereby repealed,
SECTIaN 7: That this Drdinau�ce anly affects the Property la�ated within the
b�oundaries of PD 7 a.�d does not �hange az�affect any ather prQperl.y, incl�iding b�rt no� limited ta
the pr�perty adj acer�t to PD 7.
SECTIDN 8: Any persar� �ialating any af the pro�isians of this ordinance shall be
deemed guilty of a misdem�anar affense and upan con�i�tion thereof sk�all he tined in a surn nat
to exceed Two Thousand Dollars {�2,Q�O.��j for eacl�separate offense. A separate flffense shall
be deerned committed upan each day, ar part of a day, during whic�a�iolation Qccurs ar
continues.
SECT�QN 9: This ordinan�e sha11 take effect immediately fr�m and after its passage as
the law in such case pa�avides.
PASSED AND APPR�VED DN THIS 24th DAY �F MAY 24I9.
� '� a '�if�.'f��
ATTEST: La�ra Vdhea�, Mayar
�F W�S T���
Kell Edw ds, Tawn Secret
�D *
APPR�V S T � ❑ : �r '
7�XP5
L. ton La ,�' ' Attorney � '
C]rdinance 8&2
Page�03 l2
E�HISIT A
Descriptian and Depiction af Subje�t Property
Property Depiction
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Ordinancc R82
Page 4 of l2
EXHIBIT A continued
Description and Depiction of Subject Property
Property Description
ALL that certain tract or parcel of land situated in the JOSIAH WALKER SURVEY, ABSTRACT NO.
1604 and the G. 8. HENDRICKS SURVEY, ABSTRACT NO. 680, Tarrant County, Texas as described'
in Deed to J. Timothy Brittan and Kristin Brittan as recorded in Instrument No. D206068103 of
the Deed Records, Tarrant County, Texas and a portion of Lot 1, Block 1, FISHER ADDITION, an
Addition to the Town of Westlake, Tarrant County, Texas as recorded in Instrument No.
D214043902 of the Plat Records, Tarrant County, Texas and being more particularly described by
metes and bounds as follows:
BEGINNING at a 1/2 inch steel rod found for the northwest corner of said Brittan tract, being in
the apparent southerly right-of-way line of Aspen Lane, also being in the apparent easterly
right-of-way line of Pearson Lane;
THENCE North 89 degrees 27 minutes 00 seconds East with said southerly right-of-way line,
764.91 feet to a 1/2 inch steel rod found for the most northerly northeast corner of said erittan
tract, also being the northwest corner of said Lot 1;
THENCE North 89 degrees 27 minutes 38 seconds East continuing with said southerly
right-of-way line and the northerly boundary line of said Lot 1, 299.29 feet to a 1/2 inch capped
steel rod stamped "PRISM SURVEYS"set;
THENCE South 00 degrees 42 minutes 13 seconds East departing said right-of-way line, 441.21
feet to a 1/2 inch capped steel rod stamped "PRISM SURVEYS" set in the southerly boundary line
of said Lot 1;
THENCE North 89 degrees 26 minutes 44 seconds East with the southerly boundary line of said
Lot 1, 494.41 feet to a 1/2 inch capped steel rod stamped "ENCOMPASS" found for the most
easterly northeast corner of said Brittan tract;
THENCE South 00 degrees 09 minutes 05 seconds East with the easterly boundary line of said
erittan tract, 751.97 feet to a 1/2 inch capped steel rod stamped "PRISM SURVEYS" found for the
southeast corner thereof;
THENCE South 88 degrees 56 minutes 54 seconds West with the southerly boundary line of said
erittan tract, 1553.43 feet to a 1/2 inch steel rod found for the southwest corner thereof, also
being in the said apparent easterly right-of-way line of Pearson Lane;
THENCE North 00 degrees 06 minutes 02 seconds West with said easterly right-of-way line,
766.38 feet to a 1/2 inch capped steel rod stamped "MOAK SURV INC" found;
THENCE North O1 degrees 29 minutes 15 seconds West continuing with said right-of-way line,
440.48 feet to the place of beginning and containing 37.798 acres of land, more or less.
Ordinance 882
Page 5 of 12
EXHIBIT B
Planned Development District Number 7 (PD7) Development Standards
Section 1 —General
A. The purpose of PD7 is for a detached single-family residential development of not
more than 38 residential lots with a gross maximum density of 1.0 dwelling unit
per acre.
B. The development authorized by this ordinance shall be consistent with all
provisions and graphics contained the Concept/Development Plan, attached as
Exhibit B-1, including the clustering of residential lots as shown in said graphics.
However, where a conflict exists between the provisions of Exhibit B and Exhibit
B-1, the provisions of Exhibit B shall prevail.
C. Platting
l. The developer shall submit, and receive approval for, a preliminary site
evaluation prior to any land disturbance activities;
2. Prior to the final acceptance of public improvements, approval of private
streets and release of residential building permits, the developer shall
submit, and receive approval for, a final plat, which shall be platted as a
single phase.
3. The final plat noted above shall be recorded with the County Clerk prior to
the release of any residential building permits.
4. Prior to the approval of the preliminary site evaluation, the developer shall
submit a development agreement for final approval by the Town Council
per the requirements of the Code of Ordinances.
5. For the purpose of executing the design goals of this ordinance and all
exhibits attached herein, amended plats may be submitted as part of a
building permit application in order to perform minor adjustments to lot
boundaries as needed. The final recording of said amended plat may be
deferred to the completion of construction provided the plat is recorded
before the completion of the final inspection.
D. Permitted Uses —The following are permitted principal and accessory uses:
l. Single Family Detached Homes
2. Open Space
3. Private Streets
4. Public and Private Parks
5. Drainage facilities (including retention and detention ponds)
6. Guard house
7. HOA operated amenities in compliance with all Town ordinances
8. Accessory Uses (as authorized in the Town's zoning regulations)
Ordinance 882
Page 6 of 12
E. Homeowner's Association — The development shall be governed by a
Homeowner's Association (HOA) that will be responsible for common area
maintenance, guard house and community center maintenance, private street
maintenance, front yard maintenance and enforcing the HOA Design Guidelines
for the community. The Home Owners Association shall appoint an Architectural
Review Committee that must have at least one (1) Texas Licensed Architect with
experience in applying Design Guidelines and advising an Architectural Review
Committee on matters of design.
F. Any change, reassignment, and/or transfer of ownership from the developer that is
the signatory party in the development agreement noted above to a different entity
shall require the approval of the Town Council through an amendment to the
development agreement, through a separate resolution, or as an amendment to this
ordinance.
G. The developer and homebuilder(s) of all units constructed in the development shall
operate as a single entity, with final compliance with the terms and conditions of
such commitment laid out in the Town approved Development Agreement or unless
otherwise requested by the developer and approved by the Town Manager or
designee for special conditions.
L All plans submitted for permit within this development shall be prepared by a Texas
Licensed Architect and contain sufficient details required to explain the full exterior
construction to a competent contractor.
Section 2—Residential Design Standards
A. Lot and Housing Specifics: The following are the design criteria for each housing
type as described in Exhibit B-l:
1. All single-family homes (except the Golf Villas bordering Vaquero Golf Course)
a. Housing Type: Single Family Detached;
b. Minimum Lot Size: 1,000 square feet;
c. Minimum Lot Width at Building Line: 70 feet; which may be reduced in order
to accommodate required lot clustering;
d. Front Setback 10 feet; or 5 feet where courtyards/motor courts are provided;
e. Side Setbacks: 0 feet; the principal structure may be located on the property
line; the total length of the building to be located on the property line shall not
exceed 20% of the average lot depth;
f. Rear Setback 40 feet, or 0 feet abutting water features and/or open space;
g. Minimum Unit Size: 3,000 square feet;
h. Maximum Height: 35 feet from finished floor to the mid-point of the span of
the highest roof pitch.
2. Golf Course Villas
Ordinance 882
Page 7 of 12
a. Housing Type: Single Family Detached;
b. Minimum Lot Size: 1,000 square feet;
c. Minimum Lot Width at Building Line: 70 feet;
d. Front Setback 10 feet; or 5 feet for side facing garages, courtyards and
accessory structures not utilized for storage;
e. Side Setbacks: 0 feet; the principal structure may be located on the property
line; the total length of the building to be located on the property line shall not
exceed 20% of the average lot depth;
f. Rear Setback 40 feet;
g. Minimum Unit Size: 3,000 square feet
h. Maximum Height: 48 feet from the finished floor to the highest roof ridge.
B. Special Setback Provisions:
l. Lots adjacent to Aspen Lane shall have a 40-foot minimum setback from
Aspen Lane.
3. All homes shall be setback a minimum of 120 feet from Pearson Lane
4. All homes shall be setback a minimum of 40 feet from the southern
boundary line of the development.
C. Garages: All homes shall have a minimum of four parking spaces for off-street
automobile parking in any configuration but must have a minimum of two enclosed
parking spaces and two additional off-street parking spaces. Garage doors shall be
made of sectional wood or be wood clad. Garage doors shall be recessed a minimum
of (8) eight inches (nominal) from the plane of the adjacent wall. Front facing
garage doors are allowed if located further back on the lot than the side-facing
garage portion and are in a motor court setting.
D. Roofs: Permitted roof materials include:
l. High quality clay or concrete tile (with a thickness similar to clay).
(Acceptable styles and colors to be detailed in the Spencer Ranch Design
Guidelines document)
2. Metal: Traditional standing seam with standing folded and soldered seams.
Allowed for porches and architectural features only. (Acceptable styles and
colors to be detailed in the Spencer Ranch Design Guidelines document)
3. Flat or low-pitched roofing that is 2:12 pitch or less may be of any code
approved material.
E. Exterior Walls: Exterior walls shall meet the requirements of the Town's Building
Quality Manual as adopted by Resolution 18-02.
F. Design Guidelines: Prior to the approval of the preliminary site evaluation, the
developer shall submit final design guidelines for approval by the Town Council
Ordinance 882
Page 8 of 12
that shall be recorded with the private deed covenants, conditions and restrictions.
Said guidelines shall incorporate the recommendations contained in the Westlake
Building Quality Manual referenced above. With the exception of any guideline
provision addressing a particular architectural style, said design guidelines shall be
enforced by Town staff in reviewing building permit applications for compliance
with the provisions above. Guideline provisions to be enforced by staff include,
but may not be limited to, general building articulation, massing, fenestration, roof
slope, construction details and building materials.
G. Elevation Samples: All homes and buildings constructed in this development shall
be generally consistent with the elevation samples provided in Exhibit B-1 such
that the primary articulation elements and general layout of the home on the lot are
generally consistent with the elevations. Provided all other provisions of this
section are met, significant deviations from these elevations may be approved
provided that both the homeowner's association and the Town Manager or designee
are in agreement.
Section 3 —Landscaping, Open Space, Water Features, Tree Preservation and Parkland
Dedication
A. Landscaping: Not later than 90 days after the approval of the preliminary site
evaluation, the developer shall submit a master landscape plan for the development
prepared by a State of Texas registered landscape architect. Said plan shall be
reviewed for final approval by the Town Manager or their designee. The plan may
be forwarded to the Town Council for final approval at the discretion of the Town
Manager. The final approved master landscape plan shall be included with the
development agreement. At a minimum the plan shall include the following:
l. The Plan shall substantially comply with the Concept/Development Plan
(Exhibit B-1)
2. The landscape plan shall reflect developer's efforts to comply with the
"landscape Integrity" objectives of the Town's Comprehensive Plan and
employ predominantly those plant materials (within the planting areas that
define the cluster zones and lake edges) that are consistent with restoration
of the natural mosaic.
3. Specifics on execution of the landscaping goals stated in Exhibit B-3
including details of planting locations and types, quantities and schedule;
4. A detailed tree survey as required by the Code of Ordinances;
5. Any replanting requirements as part of required tree mitigation;
6. Specific planting and maintenance responsibilities of the developer versus
the homebuilder and the homeowner's association;
7. Details for guest parking in the development where applicable;
8. Locations and specifications for the internal trail system
B. Tree Preservation — All protected trees shall require mitigation upon damage or
removal as required by the Code of Ordinances. Mitigation may be provided
Ordinance 882
Page 9 of 12
through tree plantings as shown on the landscape plan during development and/or
home building phases. Where possible, old growth trees and tree clusters should
be preserved as identified in the master landscape plan.
C. Open Space
l. A minimum of 19.1 acres (50.5%) of the development shall be reserved as
open space. All open space, including public and private, shall be
substantially consistent with Exhibit B-1 and shall be distributed as follows:
a. Private Open Space: 11.5 acres minimum
b. Public Open Space (parkland): 3.0 acres minimum
c. Water Areas: 4.6 acres
2. Private open space amenities shall, at a minimum, include the following:
a. Gate house—The gatehouse shall be constructed and completed by
the developer. The gatehouse design shall be consistent with the
design shown in Exhibit B-l. The gate house shall be constructed
not later than the final acceptance of public improvements for the
development. However, the gate house may be constructed and
occupied prior to the final acceptance of public improvements as
further detailed in the required development agreement.
D. Parkland Dedication—Parkland dedication as proposed by the developer in Exhibit
B-1 is hereby approved subject to the following conditions:
l. Parkland dedication shall be consistent with Exhibit B-l.
2. Maintenance responsibilities for the parkland shall be the responsibility of
the developer/HOA.
3. Details of amenities, and final locations of parking and trails shall be
consistent with Exhibit B-1 and shall require final approval as part of the
development agreement between the applicant/developer and the Town.
4. The gatehouse, including the property upon which the gatehouse is located,
shall be owned and maintained by the HOA.
E. Water Features —Water features are a key component of the development, making
this a "Water Themed" development as called for in the Town's Comprehensive
Plan. Water features shall be constructed by the developer as part of the required
public improvements. Said features shall be located and designed as shown and
described on Exhibit B-1 and shall be maintained by the homeowners association.
Section 4 —Fencing
A. The perimeter of the development, not including the publicly owned areas, along
Aspen Lane, Pearson Lane and the southern boundary of the development shall
Ordinance 882
Page 10 of 12
contain decorative iron fencing located in a manner substantially consistent with
the Concept/Development Plan (Exhibit B-1) and which preserves the sense of
"open ground plane" as described in the Town's Comprehensive Plan by the use of
decorative iron fencing with masonry columns. Brick is not a permitted material.
Masonry wall sections shall be permitted as depicted in Exhibit B-1 for the purpose
of providing aesthetic accents, privacy, and/or shield undesirable vehicle light
transmission as determined in the master landscape plan.
C. Individual property fences shall be minimalized in order to preserve the open
ground plane and permitted for privacy needs, screening, and/or dog runs in ways
that are consistent with HOA guidelines which must prevent isolation of the "lot"
from the general ground plane. Individual lot fencing materials shall be established
in the required architectural design guidelines.
Section 5 —Streets, sidewalks/trails, parking and access
A. Streets —A Specific Use Permit (SUP) is hereby granted for all community streets
within PD7, which shall be private and constructed to Town standards. Street
lighting shall be located at all corners and intersections. Lights shall be low
pedestal type fixtures that comply with Town standards and Comprehensive Plan
recommendations as well as follow the Town's low intensity lighting standards.
B. Trails —An internal traiUsidewalk system shall be constructed and shall connect to
the public trail system at access-controlled locations. The final location and details
of the internal trail system shall be included with the required landscape plan. The
public trail shall comply with all Town requirements and shall be generally located
as shown in concept/development plan and shall be constructed by the developer as
part of the required public improvements. Trail amenities shall at a minimum
include the amenities proposed by the developer.
C. Parking —Adequate guest parking, trailhead and park parking, and parking for the
proposed private amenities shall be shown on the master landscape plan with
maintenance responsibilities borne by the homeowner's association as described in
the required development agreement.
E. Access —Street access to the development from Pearson Lane shall require written
final approval from the City of Keller.
F. Cluster mailboxes —Prior to installation, the final design, location and size of any
cluster mailboxes as required by the United States Postal Service shall be submitted
to the Town Manager or designee for review. Upon review, the Town Manager or
designee may approve or deny said design, location and size. If denied, the
developer may appeal the decision of the Town Manager or designee to the Town
Council provided the written appeal is received not later than 30 days from the
formal notice of denial.
Ordinance 882
Page 11 of 12
G. Prior to the final acceptance of public improvements, the developer shall install
intersection illumination improvements to the intersection of Aspen Lane and
Pearson Lane such that the nighttime visibility of the intersection is improved. Said
illumination improvements shall be detailed as part of the development agreement
and shall require the final approval of the town manager or designee.
Section 6 —Utilities, Drainage and Grading
A. Public Utilities — Water and sewer service shall be provided by the Town of
Westlake to this development. The developer shall, at their cost, construct all
necessary water and sewer system improvements per Town standards and shall
secure any necessary easements.
B. Duct Bank - A Duct Bank system shall be installed by the Developer throughout
the subdivision as required by Town ordinances. The Duct Bank shall be located
within a utility easement,the final details of which shall be determined by the Town
Manager or designee. The home builder shall tie into the Duct Bank prior to the
Final Inspection for the home.
C. Stormwater—Stormwater facilities shall be installed by the developer and employ
facilities that are recommended by the comprehensive plan. Final location and
design of said facilities shall require the final approval of the Town Manager or
designee.
D. Lot Grading—Grading and disturbance of land by the developer shall be restricted
to areas necessary to construct streets, public infrastructure, development
amenities, and approved water features. The pre-grading of individual residential
lots by the developer for the purpose of creating a residential pad is hereby
prohibited.
Section 7 —Public Art and Town Entry Marker/Monument
A. As part of the development agreement noted above, the developer agrees to submit
a public art plan shall be approved by the Town Manager or designee and that
generally conforms to the public art provisions contained in Exhibit B-3 as
proposed by the developer. A Town of Westlake entry marker or monument shall
be included in this plan.
SUMMARY OF EXHIBITS:
Exhibit B-1 —Concept/Development Plan
Ordinance 882
Page 12 of 12
SPEI�T�E1� RAN�H
PR�PnSED C�NCEPTIDEVEL�PMENT PLAN
TDWN ❑F WESTLAKE
MAY 2�19
Th�s dacument is intended ta b� a summary of the key d��e2apment term.s and principles
proposed Far tlne new PD of the 5pencer Ran�h develapinent, an approximateIy 38-a��-e parcei
❑f land lacated at the southeast �arner of North Pearson Lar1e aild Aspen Lane in Westlake
Texas. The property extends eastward to the Vaquern golf course prflperty and sauthward to
the�order of the Gity af Keller,
Further, this dacument details n�w a single sa�rce deli�er system will mariage bot11 the
develvpin�and the homebuildin�_ entitaes en�urin� excepti�nal and cpnsistent _quality fram
inceptiQn to cvmpletion, This allows a single entity to remain fvcused �n corn�alying with the
various ��sions, aspects and intentians a�the Westiake Com�reh�nsi�e Plan.
CopyrigY�t � �OI9 By Waterside Land Co, LLC
Ordin2ne2$82
SPE�I�ER ��I��H
GENERAL INF�RMATIC]N
UNiQL7E DELIVERY SYSTEM
A Single Campany Manages �ath the Developing aa�d the Hame Buildi�7g:
Waterside Propez-ties, LLC is a 34-� year Hoix►ebuilding company ar�d will o�ersee all
h�me�onstruction in Spencer Ranch.
The Waterside Family nf Companies wa� founded Mar�h l9, 1984 in the State
o�' Texas. Tlie Cam�aai�y Y�as been building I�omes Far o�er 3� years. Tlze
de�elflpment c�mpany was founded in 2DI7 ta establish unique, higYt-�al�e
communities with a c�rrxmitment tr� en�iranmental ethics and so�ial design that
ultimately imprave the inha�itants' well-being. The Waterside Family of
Companies has common �awnership in the State�af Texas.
Waterside Land Ca, LLC �www.waterside�ompanies.com}
Waterside Land Co, LLC is a bautique de�elapmeiit arm of the Waterside family
of caz�panies and will o�ersee the land develapment af Spencer Ranch.
Waterside Prapez�ies, LLC�www_water-si�ecan7��ani�s.cor��]
Waterside has created a "UN�UE DELIVERY SYSTEM"
SINGLE S�URCF PRnJECT IMPtEMFNTAT��N: In orcler for West�ake ro sustain resistcrrtce
t� ossimrlotian hy the encrooching faBrrc of sUrr�untling cammunities, Westlake must
develop p place far p prajec� delivery system th�t is naL the same as ihose surr�ur�ding
communitres. At�rresent, the damrnar�t de�rverysystem rs fand development driven, wherein
there is a Cand Develaper wha selts 6urldable fots to a Home 8e�irder who then,6rings in their
own design services and their avvn resident rrient. As a resuft, there is a "sameness" to the
,nr�ducts created whirh are afien hard ta distinguish from the surroundrng su6morkecs.
Wesrtake needs a 5+ngle 5ource Project lm�lementation sysrem (campany� tho� c�ntrals
both the Lot Developer and the Hame Buirding entrtres wha wrll nat anly oversee develaping
rhe land...6ut...afso� aversee rhe 6uifdrrrg af the houses an thar land crnd thereby he rrr a
posrtiorr ro create Q fruly urrusual, lifestyle product thar h�as exceptiorral and corrsrstent
uc� a�rfv. Wirh "skrn in the gcrme"from the outset, there is an unusuol motivr�tian t�maintorn
quafi[y design anr� canstrucCion �s the u�fimate return f�r [he c�mrrruni�y. The faurlder's
vision is the same a�s the develaper's vision and tne ability to �ring �and devefapment arrd
hame�onstructrorr together in a drsi�rnguis�ed way is rrrare possr6le. Therefare, Watersrde
pssures the Fown that a srnqle comppnfl "Warerside Propertres, ZCC."is fu11y r�mmrtted tn
directry Qv_ersee_bor_h_asperts�rhis�rojert_�bntn land develnpment compan�an_d_the hame
6urldinq campanul wifh the terms c�nd ca�drtrar�s of Chpt C�mmitment, c�ddressirlg
ur�foreseen events, ta be wvrked out in�developrrrent pgreement with theTvwrr.
Page Z ofi 32
Ordin�nce$82
UNIQUE COMMUNITY
Waterside's creatian �f Spencer Ranch is an extraardinarily unique high-quality cammunity
�ornrnitted t❑ the �ario�s �isions, aspects and intentions of the Westlake Comprehensi�e Plan
as outlined l�elow.
SpenCer Ranch Comrnunity:
Qur goal is to bring a sense of place to new c�rnmunities thraugh a well thoug�t-aut
"re�erse design process," using the natural fabric of the Iand and incorporating a
wellness component that encourages best in ciass use of space. Hearkening back to
centuries-old traditions of li�ing on the land, we carefi.�tly study the terrain and �raft
landscape-appropriate homes that speak to the surroundzng properiy. We fallow a
nanconformist method of designing and �zrtually buzlding homes on the Iand before
plotring streets, or placing t�e elements — lakes, creeks and pastoral swatY�s — ahead of
de�elapment. This mindful appraach interweaves the home design witY�the fa�sric�f the
land, blending indoors with outdoors for a rnore arganic appr�ach. The result is
�eautifully harmonious and healthy places in which ta live and raise families.
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"Spencer�Ranch as seen frotn Pearson Ln"
Page 3 of 3Z
Ordinance 8$2
Wit� o�er 3� years' experien�e in fine homebuilding, we knaw how to see it �efore we
see it and how to design and build qualiry. "We are creating a unique and healt�y style
of li�ving in Spencer Ranch, with a ler�el of quality amenities that is really unmatched
anywhere and, that contains hausing that, we feel, can be sustained for a hundred
years," says founder Paul Pastore. Waterside of#'ers full Lock-N-LeaveT"' serrrices
through their sister company Waterside Home Maintenance Concierge (HMC}, with
on-site securiry and a maintenance team. The residen�e of Spencer Ranch will enjoy a
well-concei�ed, rich in quality neighborhood that allows for a Y�igh-qualiry secure
rnaintenance free Ii�ing en�ironment.
� TPII:FJ�ll3E5Ti-AICE J I._ 7CWY OF UlESTLAICE_"=.
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5pencer ftanch Goncept /De�elapment Plan _ _ _ sca�:,•=50�_
- - - - DATE:�SAY 2p19
"Spencer Ranch 38 Hotnesite ConceptlDeveloprnent Plan"
Page 4 of 3Z
Ordinance 8$2
The property will be secured with various types of fencing along the perimeter and a
se�ured gated entry and exit. This highly amenitized, healthy lifestyle community
cantains "multiple clusters" of housing, built araund a central bady of water. The
cornmunity's deli�ery of di�ersity of hausing establishes a 3,QDfl-square faot minimum
hame size, all with common�ore attzibute5 oftimele55 architectur�,I de5ign coupled with
high-quality, low-xnaintenance and energy-efficient hames that are finished aut with
best-in-class luxury-level interiors. The community is designed to encourage inhabitant
interacrion, promoting pedestrian mobiliry by bringing the homes and courtyards closer
to the roadways, and by pro�iding an internal aerobic trail and se�eral large lakes that
�onnect the flpen spaces and a tree prese�ve area.
Spencer Ranch SummarX May 2019
■ Approximately 38 acre5
• 38 Clustered Homesites
■ Water Themed Community
• 5ingle 5ource Deli�ery 5ystem
■ 100°/� Compliance with Westlake Comp Plan
■ All Single Family Detached High Qu�Iity Homes
■ Approximately 50°/0 �pen 5pace
■ Approximately 3.0 Acres Dedi�ated to Permanent View 5hed Corridor along
PearSon Ln
■ 3 Lakes
■ Low Maintenance-Lack-N-Leave�ommunity
■ High Securiry Gated Community
Page 5 of 32
Ordinance 882
WESTLAKE CUMP PLAN CqMPLIANCE
`]Vaterside's creation of 5pencer Ranch is an extraordinarily unique high-quality community
COmmift�Ci t0 th� v�riflu5 VtSiOr]5, aSpeGtS and intention5 of the UVeStl�ke Comprehen5i�e Pl�n
as autlined belaw.
CQMP PLAN Page 71
Waterside has created a de�elat�ment that will "LIMIT GRADING"
"GRADING C1M1TA TfnN5:5pencer Ranch is focated in the "Midlands"Ecnlvgicd�Regian of Westlake
CPg. 7I of t�he Camprehensive Plan}. The Comp Plan requires measures be taken f�y any deve�oper ta
Iimit rmpaCtS �n the gro�►aa' pIp►ae whiCn prpm�te ero5r�n. Thrs r►aGl�des lrmitotipns on grading.
Therefare, Waterside is cnmrnitted to lirnitatinns nn grading hy alrowing an�y that grading as rs
necessary to construct streets, infrastructure, develQpment amenities, and indivrdual home clusters.
Watersrde will prohi6it the creation of lot pads and the use of srde tot line retaining walls to create
Int pads. Watersrde wilt respect some exceptions where patros, drives, and poals are 6ur�t tha[carr
6e viewed as extensions of the home."
C�MP PLAN Page 74
Watersade has cz-eated a development that wili "RESTORE THE NATURAL MDSAIC"
"RESTDRATIQN�F TNF NATURAt MQSA�C:Page 74 of the Comp Plan calls for"contextualizatrQn".
The Comp Plan states: "Contextuafizatron, which grows from a commitment to landscape integrrty
is whac hefps co preserve t�he praperty values sustcrined in Westlake. ft is therefore impartant that
the plan creates mech�rnrsms ta cantinue the cammrtment ta londscape integrity, n�t anly to
preserve the postor�rl londscape pf the Town, �but to crlso preserve prpperty vr�lues. rr� thrs sense,
landscape rntegrrty needs to gurde the deveropment-rerated consideratrons of the Com�arehensrve
Plan." Landscape Integrity is defined, in the same sectron, as "development that has been
contexcualized co fit withrn [he naturaf landsrape..." Therefore, Wat�erside wilf use the landscape
opportunrtres presenteci 6y open spoce, defining clusters, to restore the naturral mosaic in such o way
that the Camp Plon's catl for "contextuatrzotion" is achreved. Therefore, Woterside will use the
landscape apportunities presented ,6y Qpen space, definrnq develot�ment elusters, to restare the
natural mosaic in such a wav that the Comp Pfan's call for "�ontextua�ization"is achieved. Thrs wirl
requrre a cansrder�rble commitment� ta landscape materials and natrve species employerl in d
manner cnnsistent with the Concept/DevelopmentPlan."
Page 6 of 32
Ordinance 882
C�MP PLAN Page 83-$S
Waterside has �reated a de�eloprnent that is a "WATER THEMED CDMMUNITY"
"WATER TNEMFD OFVFtQFMFNT.•Ppge 83-8$�f the Comprehensive Plon plpce5 the devel�pmer+t
tract in a steeper tapographic settrng{not che steepest}crnd recommends chat chis lacatian is
appropriate for"water related"deveropment.Paqe SS af the Camprehensrve states that"addrtional
measures ather than densitv may,be surtable for preservation af rhe hillside and viewshed". Those
other measures include Jrmitatrons on gradrng[descrrbed a6oveJ and"water related"devetapment
that rncludes multiple water amerrrtres. Therefore, Watersrde rs presenting a develo�ament desrgn
that employs water as a mojar companent of the project...such woter wir!�e used ta mitigote erasiar+
and st�a,�ilize [he grade rondit�ion.
CDMP PLAN Page X 59
Waterside has created a "�LUSTERED" rie�elapment
"CLUSTFR L]FVELOPMENT: T�e Land Use Ptan sectron of the Comp Pran (page 359J states tnat
"smaller lots cae�ld be compati,6le with this character fdistrict� if such lats are CtLIS7ERED AIVD
5tJRR�[JNDEa W17H �PEIV SPACE...". Waterside is presenting a "cfuster development';
Cancepc/Develapment�Pfan in which the "cl�sters"are surraunded with open space. To accompfish
thrs rn p m�nner C�r+Srstent with the �thpr requirpment5 �f the Comp Plpn, WcrterSrCie wrll use the
wpter theme element as or+aspect o�the oper+spoce defining the required developme�at clusters os
irlustrated on the Corrcept/Devefapment Plarr."
...However, smalrer !at sizes caurd 6e campatrble wrth thrs character rn such lots as clustered and
surrounded with open space sa that the qross density remarns one dwellinq unit per acre. The sense
of apen land rs more essentrar than �at size. The Pastarar Community rs predominantly residentrar
wrch some institut�ional uses and office campus uses where t�he FAR is �:1 ar fess. Informal loc
1pndscaprng repl�rces rigid street londscaping, gi�rng mpre visuol presence tn the ncrturpl graund
plarre than the raadway. PreservatiQn af current home vafues is key to future residentrar
development.
Page 7 of 32
Ordinance 882
Watersade has created a development that contazns an "EQU�VALENT LDT DENS�TY" in
canformance with the Westlake Comprehensive Plan.
"DENSITY: Page 359 of the Comprehensive Plan states, "smaller tots co�ald be com�atr6le with thrs
character drstrict rf such lots crre cfustered and surraunded with open staace so that the qross densrtv
remcrins one dwelling unit per acre". The text rmmedi�tety f�ll�winq that statement further stotes.
"the Sense�f apen land r5 m�re rmpartant thar+1Dt Srze��. Th�S�CpnLi Stat�rt7�nt Off2rS R quRlrfi�r tp
the applicatron of the frrst statement, suggesting that density equrvalent tQ 1 unit per gross acre is
desira6�e...if..the sense of open fand is enhan�ed. To ac�omplish thrs, Waterside has limrted the
place square foatage of development to a total square footage t�hac does not exceed the "grass"
pl�rte squore footage of development crt 3 un+t per acre. We coll this on "Equrvalent Density"which
is expressed rn o mpre open Jondscape, ❑londscape where open spoce a'aminates ond the expression
Qf Iot lines rn the form of praperty line fences is diseouraged. This fuffrlrs the vrsion of the
Cor.rr�arehensrve Plan.
7�e �nrfyrng matrrx Qf apen land that defrnes the cluster develo�ament of Waterside prevents
cr�r;��ssron wrth densrtres mare typrcar of other Character Drstrrcts. Therefare, Waterside cQmmits to
r�density that is equiv�rlent to the developed densiry of T unit per acre and a total numher of lots not
�xc��din� Y.�lat(s1 aer acre;whrch Watersrde views as necessary to achieve ALZ other visrons of
the Comp Plan,as they are applica6le to this site and s,pecrfied in this application for 5pencer Ran�h."
Waterside has created a development that respects "�PEN LAND & UNINTERRUPTED
GR�UND PLANE"
"OPFN LAND, UNINTERR[JPTFD GROUNa PL4NE, ANa Et�M�NATI�N �F �PA4UF FEIVClIVG
[EXCEPTFnR SPEC�FIC FUNCTI�NAt PURPDSE51:Pape 359 of rhe Camp Plan st�ates that "thesense
of operr larrd is rnnre essentia!than !at size". Also, it rs an inten�af t�he Pastaral Character Distrrct
that"homes nre 5rted in wpys respons+�e tD fe�tures bf the tot insread❑f the streer." Poge T 59�tsp
states, "the averalr character rs one of a damrnant randscape arrd houses arrayed withrn it".Addrng
to thrs emphasis on land,page 2�2 of the Com�n Plan states that"articulation of neighborhood edges
can suf�divide the ground �nlane wrth opaque watls and other hard divisron, wnrch hegrn to
subur�sanire the rurat landscape". Later, nn that same page it states, "apen spaces are meant to be
remnants of the historrc rurol 1p►aciscope c�nd serve os seams thpt 6r►aci the cpmmercrol ond residentrol
uses together...therefare, �aarous edges are more preferred tnan barrrer edges". It rs crear that the
CQm�a Plan seeks ta preserve the sense of unrnterrupted ground prane in the PastoraJ Character
�istrrct. Consequently, Watersrde wirt provide means of defrnrng edges {devetapment and praperty
fencing] that preserves the uninterrupted ground plane (as much as possrbre] in a way that
remembers the histaric rural fabrrc. IVerghborhood definition wi11 be trarrsparerrt, not a salid 6arrier.
Property fe►acing wi116e limited, with certain concessrons to privacy needs, screenrng and d�g runs
accommQdated in ways that do nQt result in isQlating the entrre lot from the general graund pfane
as shown on tne Con�ept/Developmenr Pran."
Page 8 of 32
flrdinance 882
C�MP PLAN Page 16b
„CDIVCLIJ5I�IV..
This land use plan seeks to further the goals and asprratrons far the crtrrens af Westlake as
presented in the pu6rrc plannrng workshops. Therefore, this fand use plan 6uilds u�on the
recoqnition that market condrtrans rn 20T4 are srpnifrcantiv drfferent than market canditions in
I992 and that�such chanae of condition wrll fikefv motivate owners of undeveloped propercv co
seek ouqmentatian of therr currer+t rr�ning ordrnonce. Therefnre, this land use plon rs mecrnt to be p
qurde in disCussrons when Considering such requests by 5eeking tD rtientify pclthwL�yS to a pDsitive
respanse that does nat further burden the Town with additionar traffrc and/or facrlities demand.
CDMP PLAN Page I93
Waterside has created a de�elapment that respects "PUBLI� DPEN SPACE &RURAL
LANDSCAPE PRESERVATI�N"
"PL18t1C DPEII!SPACF/RCIRAC L4N�SCAPE PRESFRVATlON: Ppge T93 �f the Camp Plon p'e5cribes
Rural Ranch Landscape [a type of Dpen Space recammended for the PastQra! Character ZoneJ as
places "where residential development may move to preserve some aspect of the rurar heritage". In
the IJr6an�esign S[ruct�ure parcron af t�he Comp Plan stat�es thcrt"open space edges are meant to f�e
remnants af the histari�rural Iandscape..."Ctearly, the Camp Pran is seekrng to find opportunrtres
f�r preser�atron af the rural herrtage of Westloke in the crecrtron of ppen sperce. Spencer Ranch
eantains a water feature that remains frQm eartier days (Iikely a rancn stack pand]. Therefore,
Waterside wiI!take measures to rncrude portrons of tnrs water body in a usable open spa�e that can
fulfill the Comp Plan call for rura�landscape preservation."
C�MP PLAN Page 267-�79
"DIVERSIFICAT��N DF HQUS�NG"
The Housing Plan component of the Comp P�an stresses the need for"fife style"afferings to
accompany housing options far at�her high-end market�s. These projects, which drversify the
housing offerings rraare[yprcal of Westfake are needed to at�tr�rct younger buyers, meec future
hous+ng needs�f an ag+ng papulati�n, and mrtigate value enrraathment.
TJ Preservation af values
2J Drversify the higher-rncome market ta attract young huyer
3J Meet the futrare hausrng needs of an aging populatian
4J Mrtrgate valrae encroachment
Aage 9 of 32
G]rdinance 882
LANDSCAPING
5pencer Ranch will approach t�e total Iandscaping effort as one co�esi�e and
comprehensi�e unit for the entire tract ❑F land. The landscaping design will
incflrporate the �ision of the entire tract using all aspects ❑f the terrain, thus
�reating the "natural rnosaic" the town prefers. Althflugh installed in indi�idual
increments as each home is campleted, the Spencer Ranch �ision is to create an
a�erlay af a full and camprehensi�e landscape plan that embadies tY�e entire
parcel ❑f land and raises t�e standards in Westlake and is nat prejudice ta any
one dwelling.
L�ndsCaping will encompass many �spects for t�e de�elopment, canCeptually
and physically and will be implemented in phases;
a. Park Land Dedicatian area-autside of the comrnunity fencing
b. DeVel�pment infr�StruCtur�IStz'�et5;
C. ZnLiiViLiu�.I hOu5�5
The rnaster lands�ape plan will include the following elements:
• The establishrnent of a "old Growth" tree preserve at the Fisher property
boundary. EStabli5hing open 5j7�C� �nCi me�CiaWS u5irig ��ri�u5 typ�5,
sizes and species of trees and plant rnaterial.
• Wea�ing natural features su�h as bald cypress trees in and arflund the
water 5y5tem providing a more natural bank and greater complexity at the
edge definitians.
■ A genuine effort will be made to sa�e and protect oId-growth trees.
■ Care wall be gi�en ta �ow the IandSCaping �nd streets inter�Ct gi�ing
careful attention to the development ❑F"social space" as it relates to this
aspect.
• Tree Mitigation: Trees located in roadways, lakes and utility rnain
1�C�ttOnS d5 ShOwn fln the preliminary pl�t and civil con5truction pl�n5
are hereby exempt frorn the rnitigation requirernents flf the Code flf
Drdinance5.
LandsGape architect: TBD
Page 10 of 32
Ordinance 882
UNIQLTE AMENITIES
Spencer Ranch CQmmunity Amenities:
Spencer Ran�h is Iocated in a �ery unique setting, experien�ing incredible
sunsets, go[fcourse �iew, Iake side sertings, serene k�zgh-quaZ�ty lifestyle.
Spencer Ranch Y�as roliing tapagraphy, 38 High puality homesites grouped in
clusters surrounded by an abundance of open space and lirnited fencing.
Spencer Ranch will ha�� a well-pasitioned high �uality "staferrtent" gate house
that does not yield �o r�eighbaring communities.
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"2'he Gate Hause ut Spencer�anch"
The gate h��selsales center will be constructed on the properry in the general
l�catian as sh�wn vn the CQnceptlDevelopment Plan, the building {aba�e} will
have the similar architecture as the hames in Sp�ncer Ranc�, Since the gate
houselsales cex�ter is the key feature ta the early pragress af the de�elopment and
lt h�5 C�tr�Ct aCC�SS tfl utilitie5 dnC� P�ar50n Ln, trl� (�eVelQp�r i5 r�C]UeStiri� t0 �7�
allawed ta submit building plans and start c�nstruction �f the gate houselsales
center structure within 3� days of Tawn appro�al of the c�ncept de�elopment
plan and fallawing the normal building perrnit application process.
Page 11 of 32
Ordinance 882
5pencer Raxzch has a single entiry cantrolling t�ae development and home buildang
including complete landscaping and professional construction management beFore
during and after completion of the entire project.
Praject Arnenities:
J Unique geographic Iocation an the "eag�" of the Town in a
submarket
J Unique setting with ralling topography
J Dramatic western sunset�iews
. --��
■ .
;�, , _ -
���r - - --� , _ _ .
"Actual Western Yiew frarn Spencer Runch"
J Great golf course views
J Multiple water features with direct lake views
J ��en S�ace a�roximately SO°/o ❑f the de�elo�ment
J �ne single Westlake nei�hbor
J Pri�acy from cvmmercial de�elvpments and hzghways
J Bvat dvcklfishing pierlpump house an the main lake
J Unique Lands�ape deli�ery
high quality purpose driven landscaping plan as�iewed
fram a totat neighborhood�ision
Page 12 of 32
Ordinance 8$2
J Pastoral street s�ape with parkway dri�es
J High quality concrete streets and curb system
J Enhanced street pa�ing that is consistent with ALL home
dri�eways
J Well positioned, High Quality "this is Westlake"statement gate
house
J Well positioned, High Quality "this is Westlake"statement entry
fountain and gates
J High quality fencing
J Limited internal Iot fencing
J Lzmited Iot grading-preservzng the nai�ural ground plain
J Houses built in clusters (11 ar less} surraunded by open space
J Permanent Parkland �iew corridor at Pearson Ln (12�'setback}
J Town trail system at Pearson Ln
J D£�'street parking at each home
J No o�ernight street parking
J Public parking for traiZ head and historical marker
J Westtake monument signage at the southwest entry tv Town
J Permanent tree preserve for old growth trees protecting our only
Westtake neighbvr and preserving vld gzowth trees
J High �,uality architectural designs by licensed architect
J High puatity home construction
J Single source entity controlling both the developer & hvme builder
J Single source sub-cantractor base!
J Professivnal site management pian to be
Implemented during the land de�elopment and through
completion of construction that clearly shows how Westlake
operates differently!
J Dehris control plan &management
J Material storage control pZan &management
J Sanitary statian (port-o-Iet} control ptan &management
J Construction staging and parking plan &management
J �n site access control for all construction traffi�
J Qn site professivnal prvject managers
J On site home maintenance concierge
J �n site Iock-n-leave
J Dn site "State of the art" SeCurity
J Drvne landing pad
J On site package deti�ery management
J Designated Public Art location
J Preser�ativn of the Buck E King historical marker
Page 13 of 32
Ordinance 882
Community Fencing:
Spencer Ranch will ha�e a completeiy secure perimeter with contiguaus fencing af
�arious appro�ed types:
Perimeter Fencing for the de�el�pment s�all be the f�llowing:
■ Spencer Ranch property wit� the immediate �order of Pearsfln Ln &
Aspen Ln(west& narth}shall ha�e decorati�e iron fencing(similar to the
diagram below} that generally parallels Public streets as illustrated on the
ConceptlDe�elopment Plan. Decorati�e irvn fencing with masanry
columns and masonry wall sections strategically plaGed as determzned
appropriate to pro�ide aesthetic accents, pri�acy, andlor s�ield
undesirable �ehi�Ie light transmission as determined by the Develaper's
Landscape Architect.
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"Fence Cancepts and the entry Fountain at Spencer I�anch"
Page 14 of 32
Ordinance 8$2
In additian ta the above fence types, tY�e following fence types are allowed at Spencer Ranch:
Existing fencing fram neighbaring praperties
� Iran fencing similar to existing fencing
- Masanty fencing with �nis�ed consistent with the hames in the
de�elopment
Fences on individual lot property lines are generally discouraged, howe�er they may be
appro�ed by the ARB in addztion to the fallowang:
a. Dog runs
b. 5wimrning poal safety
C. Pri�acy for internal caurtyards
d. Screening frarn neighbors
Gate Materials:
Wood with frame mernbers rneasuring a rninirnurn ❑f 1.5 inches thick
�nd infill pl�nk5 me�5uring� minimum of 1.S inche5 thiCk.
• Iran gates witY� the frame measuring a minimum of I.5 inches square
wit� pickets ❑f at least 3/� lrl. 5C]udt'� Wit� welCieLi COnn�CttOnS. SuC�
fences may be made of solid stock or thick wall tubular steel(su�i�ient
thi�kness to not burn through when welded but no t�inner than 3132
inch}with any�nials ❑r ❑ther decorati�e detailing l�eing made of sfllid
stack and welded to the fence canstructivn.
Page 15 of 32
Ordinance 882
SPENCER RANCH LAND USE
PARKS AND DPEN SPACE
�pen space:
Tk�e Westlake Coxzzprehensave Plan and futuz-e land use plar� do not sk�ow anv_
onen-space requirernents far the subject prvpert�
Howe�er, per the proposed ConceptlDe�elopment Plan, Waterside is pro�iding
approximately SU°/o 4pen Space and dedicating tY�e entire Pearson frantage
{approx, 4,S acres for a permanent �iew corridor to t�e Town ❑f Westlake {t�e
numbers below are estimates onlvl:
; 19.1 acres af total apen space is being provided
� 11.5 acres of Pri�ate �pen Space
� 3.0 a�res of Public �pen 5pace
^ 4.� acres of lakes
This dedication includes a pri�ately maintained and publicly ownedlaccessi�le
linear park along Pearson Lane, and a tree preser�e area near the neighboring
property an Aspen Lane.
This dedication also requires any hauses that side to Pearson Ln be no closer
than 1 ZO feet fram Pearsan Ln.
Parkland dedication:
Parkland dedication is required based on 1-acre of parkland For e�ery 3d residences for
a totai of 2.26 acres. The CanceptlDe�elopment Plan shows appraximately 4.5 acres
to be dedicated with t�ie platting of this property. TY�e parkland will be pri�ately
maintained by the H�A but will be publicly accessible.
Special Areas:
Located at the Entrance to 5pencer Ranch;
Spen�er Ranch will have a pu�lic parking lot Fflr �isitors wishing to �isit t�e Town of
Westlake Buck King historical site. Spencer Ranc�will also ha�e a Town Traal�ead tze
in and build a walking tail at the Pearsvn Ln frontage vf the Spencer Ranch lirnits.
Page 16 of 32
Ordinance 882
Community Tr�i15:
Spencer Ranch will contain an internal trail systern and connect with the public system at
access-controlled locations. The trail systern and the aerohic prograrns are being studied now
by Waterside and will be submitted with the landscape plan.
Public Art:
Waterside has a strang desire to support the arts in Westlake and will commit t�e
following ta a Public Art�ompetitian:
a. A competition site of a size to be determined, to place the art at Spencer
Ranch in the Publi� �pen 5pace
b. A donatian by Waterside af an amaunt to be determined will be
autlined in tY�e Ecanarnic De�elaprnent Agreement.
Page l7 of 32
Ordinance 882
STREETS, PARKING, SIDEWALKS AND TRAII,S
Sfreets:
All cornmunity streets will be �ri�ately owned and rnaintained. They will be
constructed with mountable rolling curbs with enhanced �nish locatians as
shown on the Concept I Development plan.
Homes in 5pencer Ranch will use the same material for alI dri�eways as t�e street
enhancement material5.
5�c-eetlzgk�ts:
Streetlights wili l�e located at�orners and intersections. Light�xtures will be Iow-
pedestal-type �xtures tY�at c�mply with Town ardinances and dark-sky design
guidelines.
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Page 18 of 32
Ordinance 882
5idewalks:
T�ere are no typacal cancrete sidewalks in the de�elapment, walking tr�il5
�natural material} will be located throughout the de�elopment and will be
indicated by the Landscape Architect fln t�e Iandscaping plans to be subrnitted
to the Town.
Trail systems:
An internal trail systern and ar streets will facilitate pedestrian mobility witY�in
t�e community. The public trail system will be extended from Aspen Lane south
to the Town border on the 5pencer Ran�h property and be built to be consistent
in size and materials with the Town's trail from Aspen to L3ove Rd.
Vv�x-'?I'.
Town of Westlake water system will cannect to t�e de�elapment at two separate
locatians ta create a loaped-system.
�ewer:
TY�e praject engineer has met with town staff and perfarmed the necessary
calculatians to determine that the public water and SeW�r 5y5tem5 can
accammodate the additional loads anticipated to be generated by t�e pzaposed
de�elopment and there are multiple access points a�ailable For connectiQn to the
public systems.
Starm-water:
�ambination af natural grassed swales, detentian ponds, and reflecting pavls,
cannecting ta the existing public street stvrm-water system.
Du�t bank:
As required by Town ordinances, the de�eloper will install a du�t hank system
tY�raugY�out tY�e subdi�isian. EacY� home will be connected ta the duct bank
system priaz ta the CertifZcate of Occupancy appraval.
Page 19 of 32
Ordinance 882
LQT SPECIFICATIDNS
Density & Lflt Size:
Spencer Ran�h will be a unique community of high-quality housing on srnaller
maintenance free Iots:
• 38 uniquely clustered �ome sites
T�e DeveloperlBuilder are requesting t�e flexibility to adjust lot lines as home
building permits are submitted allowing homes to be custom tailored to each
site. Housing type, size, nurnher ❑f flflors and the hflmeflwner's desire for
larger or srnaller footprints will impa�t lot size and configuration, and
ultimately the tatal number of lots ta be built upan.
Minimum Lot Widths at Building Line:
All Hame sites 7� feet
HDME I LDT SPECIFICATI�NS
Snencer Ranch mav contain hoth or�e and twn-story homes
Snencer�anch cantain AL�,single farrxily detached hnusing
Home Pricing:
T�e diversity of housing orchestrated in "Cluster Zones" are projected to ha�e
�n miti�l 5�1�5 priCe 5t�rtmg�.t$�,895.��D.fl�
T�e preeminent mi55ion ❑f the WeStl�ke �omprehen5ive Pl�n is t�e preser�ation ❑f
�alues in Westlake. Being Iocated in the Midlands Pastoral region of Westlake and in a
submarket that sits on the edge of the Westlake Town Iimits, Spencer Ranch creates a
high�alue and distinct entry point and a clear separatifln frorn surrounding markets.
Spen�er Ranch fills a �oid in the Westtake housing market wit� its high value product
rnix and will establish a barrier to pre�ent�alue degradation mo�ing into Westlake frorn
lower pri�e point markets. NFW HQME DEMAND SLIMMARY: Startrnq on Pa�e �7Z of the
Camprehensive Pfan t�hrouph Pape 275 clearlv detaits the o6iectrves far developers and 6urlders to
fallow to satisfv t�he future needs rn Westlake.
Page 20 of 32
Ordinance 882
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AYERAG� �,000.5GZ�t �'� ����� �o-�,Ce��J���GI�1
.....�._,..--.�,�.. _�--�— __ .---�
. :,�'�f^.-;r _�• ' �a. [.L�.
"S�encer Ranch Estate housing ave�aging 5,pUU square feet"
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. 'l��� n ^�,�':'��;;.�M1• �.�:' y + .. . ��� � .k�I ,�
�� .it . yx�g ��':.' ��.
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, � or�+� ^ N'vEi2AG� �,000 �aGtFt
.��i.rPc.��C � � �-'�. �ti ,
"Spencer Ranch Yilla Housing averagfng 4,D��squure feet"
Page Z1 of 32
Ordinance 882
Housing Type:
Spencer Ranch will ha�e multiple h��sing offerings that can ranges in size as follaws:
■ 5auth 5ide Villas
o From 3,5a0 sqft
• Parkway Estates
a fr�m 4,DD� sqft
■ Golf Course Villas
o fram 5,000 sqft
• Ridge View Estates
a fr�m S,�QU
• Mead�ws Villas
o From 4,50� sqFt
The following is a guideline far the proposed hausing types in the de�elapment. Gi�en the
desire for lat size flexibility to accommadate buyers desires we ha�e listed the specific
infarmatian below regarding lot and h�using types, final details are yet to be determined.
1. All single-family homes �except the Golf Villas below]
a. Housing Type: 5ingle Family Deta�hed
b. Minimum Lot 5ize: 1,4a0 square feet
c. Minimum LQt lNidth �t Building Line: 7D feet
d. Front 5etback: 10 feet; or 5 feet�2�where �ourtyards�motor courts are
pro�ided
e. 5ide 5etbacks: � feet
f. Rear 5etback: 4a feet, or fl feet abutting water features and�or open
space.
g. Minimum [lnit Siae: 3,�U�D square feet
h. Maximum Height: 35 Feet from finished Floar to the mid-point of the
span of the highest roaf pitch.
Page 22 of 32
Ordinance 882
2. Golf Course Vil�as Housing Type: Single Family�etached
a. Minimum Lot Size: 1,4�0 square feet
b. Minirrsum Lqt Width at Building Line: 7Q feet
c. Front 5etback: 10 feet; ar 5 feet{2}for side Facing garages, raurtyards and
accessary structures not utilized for storage.
d. 5ide 5etbacks: 0 feet
e. Rear Setback: 40 feet
f. Minimum Unit Size: 3,�Oa square feet
g. Maximum Height: Per diagram helow:
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_ _ , ,.���. VILL115 --- ,.�1.....�_�Y__._��.___.
"5pences�Ranch Golf Yilla Housing averaging 5,UUO square feet"
(viewed.f'ram the Vaquero GnlfCaurse}
Waterside arad VaquerQ C1uh ar�e warking together on common border�[andscaping.
Page Z3 of 32
Ordinance 8$2
Building Setbacks{in feet}: Frvnt Rear t'� Sides�`�
AIl single-family I O «� Z� �3��4� D
�1)When hacking or siding to Aspen Lane, there shall be a 40-foat minimum setback.
(2} Garages, Casitas or bathrooms, stairs or ele�ators-not contiguous to the main li�ing
footage, courtyards, and accessory str�actures may encraach up ta 5 feet inta the
required front yard setba�k.
(3}When abutting an open space or water feature, no setback is required.
(4} When backing to Vaquero Golf Course setback shauld follow the diagram below
including a maximum total building height:
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G.A. NEL50M .KCHITFCTURE GR�UP L1C.
.44CFIRECiu2E I`+'ERI045 C4EAiIVE SOLl1T1�N5 522(]S�'RiN;:Vh��E'1'Hn S��f!?1U nPl[Ay,fx lS7:1f1 972-2�F�19O5 OATC:
"Galf Yilla Height Dfagrarr�"
Page 24 of 32
Ordinance 882
5pencer Ranch Development 5etbacks (in feet from property line}:
Setbacks are applicable to the main structure af any home built in Spencer Ranch:
Pearson Ln �west) 120 feet
Aspen Ln �nart�} 40 feet
Vaqueza {east} �� feet
SourY� {soutY�} 4Q feet
Page 25 of 32
Ordinance 882
Housing:
Minimum Size:
The rninirnurn size of a residence shall be 3,Qd� square feet.
Massing:
Massing will �ary hy housing type. Great attention will he gi�en to a�hie�ing
hvrizantal and �ertical articulatian witY�in indi�idual structures andlor within
graups vf structures, so as to a�aid tY�e unifarm massing and alignment found in
typiCdl 5ubur}��n 5ubdiVi5ifln5.
Suilding Height:
Secause of the pfltential for Iower-pitched roofs with the chosen archite�tural
style, smaller footprints of clustered homes, and respecting the natural terrain in
t�ae de�elopment wit� terrain absorptian within the foundatians af each house,
we are requesting a maximum building height be measured From t�e top of the
foundation For aIl building sites and as indicated for ea�h home rype in the
de�elopment as outlined in this document.
T�is allows the architectural aspect to create � xO��iri� ��bzlC a� Y10U5�5 not
restricted ta the typical caokie-cutter guidelines.
GarageslParking:
All homes shall ha�e a rninimum of FDUR st�a�es for off street auto parking in
any configuration but must ha�e a minimum of TWQ enclased parking spaces
and TWD additzonal ❑ff-stzeet parkin� spaces. Garage daors shall be made ❑f
sectional wood or be wood clad. Garage door5 5ha11 be rece55ed �. minimum of
�8)eight in�hes(nominal}from the plane of the adjacent wall. Front fa�ing garage
doors are allowed if located further back on the Iot than the side-facing garage
portion and are in a motor court setting.
Roofs:
Roofing materials facing the weather shall be ❑f high and enduring quality.
Permitted roof materials include:
a, High quality clay or concrete tile (with a t�ickness similar ta
clay}. (Acceptable styles and colors to be detailed in the Spen�er
Ranch Design Guidelines document}
b. Metal: Traditional standing seam with standing folded and
soldered seams. Allowed fvr porcY�es and architectural features
anly. {Acceptable styles and calors ta �he detailed in tY�e Spencer
Ranch Design Guadelines document}
c. Flat or low-pitched raafing t�at as 2:I2 pitch or less may be of
any cade appro�ed rnaterial.
Page 26 of 32
Ordinance 882
Windows:
Qrientation of all windows at 5pencer Ran�� will Follow the Town's Building
Quality Manual section; Standard 3.I0: �penings. Spen�er Ranch will allow the
following windows and doors pro�iding they are of high quality and comply with
tY�e Spencer RancY� Building Guidelines:
a. High quality wood windows and doors with metal clad exteriors
and minimum glazing with �ardinal 366 insulated glass orequal.
b. High quality irfln windows and doors and rninimurn glazing with
Cardinal 366 insulated glass or equal.
Exterior walls:
Exterior walls shall be 8d percent masonry as required for alI Residential Distri�ts
by the Code of �rdinan�es. Exteriflr walls shall ha�e horizontal and �ertical
articulatifln or architectural delineation ❑n all ele�ations.
Exterior lighting:
All exterior lighting shall be subdued, indirect and comply with town ordinances,
as well as fallaw "dark-sky" design guidelines.
Page 27 of 32
Ordinance 882
QUALITY CONSTRU�TI�N 1NTENT
TY�e intent of Waterside's subrnittal, ta create a cammunity of clustered high-
quality home5 on 5m�ller low-m�inten�nce lot5, to pro�ide the "di�er5ity of
housing types" that the Comprehensi�e Plan states is needed within the Town
flf Westlake. This new proposed PD District will contain de�elopment
standards that are intended to guide design and construction of the high-qualiry
homes within the new PD District ta be equal to or exceed tY�e current le�el of
quality of canstructian and finis�-out as that faund in the best of tY�e larger
estate hames t�at currently exist in t�e Town of Westlake.
This new PD contains language that references:
• An Architectural Re�iew Soard(AR S}
■ 5pencer Ranch Building Guideline5
■ Town of Westlake Bualding Quality Manual
It is the intent af this new PD to use these docurnents, as a�proved by the
Tnwn. The ARB sh�ll �ssure �ompTi�n�e with �11 ar�hitettur�l standards �nd
may nat change the dvruments sv as ta cause a change in permittable
architectural style withaut the Town Maria�ers prior approval. The ARR
shall appro�e a11 plar► subrnittals priar to thern hein�suhrnitted ta the Town
far perrnitting. The Tawn sti11 has autharity ta enforce Tawn af Westlake
ardinances and the Building �uality Manual.
Waterside has �reated a de�elopment that incorporates the Town's "BUILDING QUALITY
MANUAL"
"INCORP�RATION nF THE T�WN'5 BUICD�NG QtJAt�TY MANtJAt:The Tawn has, in no uncertain
terms,mcrde a stotement crs to its expectr�ti�ns fpr the future quality of rts built fobric i►a the reGently
adapted Bui�ding 4uality Manual. T�erefore, Watersrde wNl adopt Westrake's Burldrng Quarrty
manuat as part of the S�aencer Raneh Design Guidetines."
Page 28 of 32
Ordinance 882
COMMUN�TY A55�CIATIQN & DESIGN CDNTRQL
Hameawners Assaciatian:
T�e community will be go�emed by a ta-be-establis�ed Hameowners
Association �HQA} that will be responsible for the common area maintenance,
pri�ate street maintenance, and enfor�ing the design guidelines for the
cornmunity.
Design Guidelines:
A detailed design guideline docurnent is heing prepared specifi�ally for 5pencer
Ran�h. The Spencer Ranch design guideline document will �learly detail design
and building guidelines specific to Spencer Ranch and will alsa -incarparate the
Town of Westlake's Building Quality Manual inta its architectural standards.
DeSign enforCement will be performed by the ARB whi�h will inClude �li�en5ed
Architect as a required member. The Town will assure �omplian�e with the alI
Town Ordinan�es.
Architectural Design:
At 5pencer Ranch, The L3eveloperlBuilder will employ 360-degree archite�ture
when designing each residential product within the de�eloprnent. The
flpenlurhan heauty of the de�elopment dri�es this design and building practice.
In this practice, full consideratian is gi�en to e�ery building ele�ation and e�ery
roof plane ❑f each structure during the design process. The intent t5 t� �n5ure
delivery o�aesthetically pleasing architectural features as viewed fzarn all parts
of the development,and not create a distinct and determinable hierarchy between
major and minor ele�ations. Waterside will reduce the �isual impa�t of all
exterior rnechanical elements.
Spen�er Ranch requires all building plans submitted be done by a Licensed
Architect.
Architectural Review:
An Architectural Re�iew Board (ARB} will be establis�ed through the
H�AIdeclarant that has appro�al authflrity o�er the house quality of design and
constructian af all Y�omes and additians. TY�e ARB will be charged tv ensure that
tY�e Building Guidelines af Spencer Ranch and the included Westlake Building
Qu�lity M�nual pro�i5ion5, are StraCtly follflwed. The Condition5, �O�en�nt5,
and Restrictaons will establish t�e required makeup of the ARB w�ic�a will
include a li�ensed Architect as a required member.
Page 29 of 32
Ordinance 882
Watersade has cz-eated a development that requirEs "LZ�ENSED ARCHITE�TS"
"L10EN5ED ARCFIITECT PR�V151�N OF PL4N5 TFIAT INCLtJDE EXTFRI�R DFTAILS NFCE5SARY T�
EXPLAIN ALL FEATURE5 OF CON5TRUCTI�IV T�TNE 8[JILDlNG TRAaE5:Much of the home designs
6urlt rn West�lake, 5outhlake, Traphy Club, and Ketfer are done by "Suilding Desigrrers"inscead of a
CiterrsedArrhitett. The ptan sets pr�duced by thrs means of pr�ciuction ore�ery bosrc, lepving much
�f what rs f+nalry seen from the street in the honcis of a tradesman who moy, ar may ►aot have
sufficient hackgrQund ta execute an outcame eansistent with the design rntent�r the partrcular style
represented by the "designer`s" drawings. Contrnued over trme, thrs wirt ultimately weaken the
distinct�iveness af Westfake. Therefare, Watersrde commres to have afl buifdrng plans preperred 6y a
ticer+sed Architect and that plan sets prepored by this architect wrll contoin su�rcient detoils to f�lly
explain the exterior car+structian to a campetentcontroctor/tradesperson."
Waterside has contracted with C.A. Nelson Archite�ture Graup to ser�e as the sole Iicensed
architect for the entire project. Clay Ne1sQn [Principal) will alsa serve on the ARB,
Page�0 of 32
Oru+riar�c�8t32
LIFESTYLE COMMUNITY WITH MAIlVTENANCE FREE LI�ING
r
f �ATEF� � � DE
.. _ ..�� : , �, r .=�. . . . :- - _ �. _��s:�.�
Waterside Home Maintenance Con�ierge pra�ides a "W�rld Class" Ier�ei af service to its clients
#hat is n�r offered in the marketpiace. We stri�e to exceed all expectations of a Concierge
Maintenance servzce by prepragramming maintenance and anticipating aur client's needs.
Waterside's Hame Maintenance Concierge Service will provide its fizll complement Qf servic�s
ta the Spencer Ranch community and manage all aspe�ts for the �ammunity services with it's
on site personnel.
The service rreates "�ne P�int o�'Contact" for our clients and pro�ides them with a tnisted
advisar so t€�ey can live a rnaintenance free lifestyle!
�]Vaterside also ❑�Fers �ur exclusive Lv�k - N - Lea�e �err�ice creating wony free tra�el!
The service platform that VL�aterside HMC offers to its ciaents ancIude some of tl�e following:
■ Fully managed praperty maintenance servi�es
• L�Gk-N-Lea�e ser�ice year round
• Quai-terly 110point maintenance checks
• Monthly ���oint maintenance che�ks
• 2,417 Emer�er�cy Servir+e Response
• 5ingle paint of contact
► Pr-eventarive maintenance ser�ice and checks nn all equip�nent
• Carnptete supecvision of any additianal work campleted at the house
• Additional Bautique services a�ailable(winc�aw cleanin�, pawer washing,etc...}
� �etted Preferred Cantractor used for any and all work
+ Quality craftsmanship and indust�y knawledge
Page 31 af 32
Ordinan�e$82
CONSTRU�TI�N 5ITE MANAGEMENT
Debris:
All�onstruction debris from all construction sites within the de�elopment will be
�ontained in a �entral location. The lflcation will be en�losed with temporary
waad fencing, ar chain-link fencing with screening material attached, as to not
be directly �isible from any street. �ontractors will]�e required to contain debris
daily andlor transpart to the cantainment sate.
5ai1;
AIl construction spails or natural sail mo�ed fram aIl constructian sites within
the development will be stored in a designated lo�ation(s} that will be enclosed
by proper silt fencing andlor other erosion control measures as needed.
Documentation:
All town and construction documentation, including but not Iimited to building
permits, inspectifln reports, gefltechnical studies and building plans, will be
located an-site in the construction of�ces af tY�e de�eloperlbuilder with full
access granted ta town building officials.
5dnit�ry Stdtlbn5:
Multiple sanitary stations �port-o-Iet} will be Iocated within the community in
�lose proximity tfl alI �onstruction sites. The stations will be screened frorn the
street frontage, either behind a 6-foot-high s�reening fence flr with ternporary
mack-ups built frarn materials sirnilar to tY�e materials used in the constructian vf
t�e hames. The mack-ups will cantain three walls and a raof sectian hiding t�e
5t�ti�n5 from t�e 5tre�t view. S�nitary 5t�taon5 will be cleaned ❑n � regul�r
schedule.
M�,teri�I Stor�ge:
Material storage will be located within a designated area(s} that will be screened
wit� fencing TBD.
Construction Parking:
Contractors will be allowed tfl park only in designated parking areas and on a
single side of the roadway near the canstructian site, but not adjacent to any
occupied dwellings. Cantractors will be required to park in designated parking
areas only�ar weekend work after residents ❑ccupy t�e development.
end
Page 32 of 32
Ordinance 882
Star-T�le ram
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ntar•teiegram.com�808 Tfirockmarton 5s.�Ft YYartte.Tx.�781�2�5315
AFFIDAVIT �F PIJBLICATI�N
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60364fi 9fl0422749� TD1MN dF WESTLAItE ORDINANCE NO.862 pRflI1�lANCE NO.882 5538.4$ � 43.C6 Li
Attention: iCeliy�dwards, TRMC, MMC THE 57AT� ❑F TExAS
TOWN OF WESTLAKE County of Tarrant
i50�SDLANA BLV�7TH FLR 6ULQ 72�0
ROAfVQ}(E,TX 762fi2 Before me,a Natary Public in and for
said Caunty and 5tate,this day
persvnally appeared V1CT�RIA
TOWN DF WESTLAKE TOWN OF WE5TLAKE �2pDELA,Bid and Legal Caordinator
DRDiIVANCE lVo.882 tiR01NANCE NO.882
AN OR�IhIANCE 2D1�kIP7G AN AA- AN QRpIh4ANtE ZONING AN AP• fp[{hE StBr-TBl�gfdRl,putslished by
PRD?(IMATELV 37.798 ACRE PROXIMATELY 37.798 ACR�
TRqCT OF LRNQ GENERR�LY 7RACT QF �ANb GENERALLY the Star-Telegram, 1nc.at Fprt Warth,
LDCATEp AT SHE Sflt1THEA5Y LOCATEb AT 'fHE SDU�HEAST in Tarrant Count Texas;8��W�1a,
C�RNER pF ASPEN LANE ANp LURNER Of AS�EH LAIVE ANp Y�
PEARSON ROAQ,FUi�THER PE• p�ARSpN RQAO,FURTFt£R ❑E- aftEf being duly sWof11,did depose
SCR16Ep ANfl�EPICTED Inl Ex• SLRIBE�ANa��PICTED IN Elf-
HIBIT "q" ATTACFiE❑ HERETfl, FfiP.IT"A" ATTACHE❑ HERET�, and say that the attached dipping of
FRflM TH�RS"COiliVTRY RESI• �R�M THE R5"COl1NTRY RE51-
DENTIAL" Z�NIIVG pISTRICT pENTIAL" Z�NING �ISTRICt an advertisement was published in
TO PD7 "PLANNEp DEVELDP- T4 PD7 "PLANNELI DEVELQP-
MENT �ISTRIC7 NUM6ER M�p�T d157RiCT NUMBER the above named paper on the listed
SEVEN"; AUTHpRIZ1PiG RESi- SEVEN"; RU7HORiZING RE51-
QENTIAL ❑EVELOPM�NT; AP- p�NTIAL ❑EVE��PMENT; RP- date5:
PROVING A CQNCEPT/ OEVEL- p�OVING A CQNCEPT� DEVEL-
pAMElVT PLAN; APPRQVING A OPMEIVT PLAN; ApPlZOVITlG A
spECIFIC USE FERM�� {SiJP) SPECIFIC IJSE PERMlT (SL1PJ
FDR PRIVAFE STREET$; PRO-
VIOIIdG FaR THE AA+IENI7MEI�tT FOR PRIVATE STREETS; pa0•
❑F THE OFFkCIAL ZO�}ING MAp: VI�ING FpR THE AMEN�MENT �
PROVi01NG FDit A ❑F THE OFFICIAL ZDNING MAP; Insertion{s)
SEVERA6ILITY CLAUSE; PRa- PRQVI�ING F�R A
Vk�ING F4R A SAVVNG5 SEVERA8ILITY CLALISE' PRO-
CLAlJSE; PR�VIA�NG �6R A VIDiNG FOR A SQVINGS PubEished Qn
PENALTY CLAUSE; AN� PR�• CLAUSE; PROWIp11VG FOIZ A �g 22,2�19,M3 23,�019
Vf01NG F4R AN EFFECTiVE PENAETY CLAUSE; Af�fa PRQ- Y Y
f]ATE. SECFIaN 8: AnY persan V141NG FaR AN E�FEC�IVE
violatinq anv ef the provisiQns pqTE. SECTION 6� Any person
of this ordinance shall 6e u;ofat[ng any of the proVisfarls
deemed qullty of a misdemeanor of thls ordinante shall be
offense and upon �onvi�tian deemed yuilty of a misdemeanor
thereo4 sha11 be fned in a sum offense and upon [onvictian
nat tv exceed Two Fhousand thereaf shall he fined in a sum
�olEars{S2,d0�.6Q)for ea�h sep• nat t❑ exceed Twv Thousand
arate affense. A separate of• pallar5�$2,OQ6.Oay Far eaCh sep-
fense shall 6e dee�r+ed comm�t- 2yrate nffeose, A separate aF-
ted upon each day,ar part of e fense shall ha deemed �Omm{t•
day,during which a viuVation oc- ti] up on ea�h day, er part of a
curs or eantmues. va55E❑ d�y,du<<ng whl�h a violatfon a[-
ANQ APPRQVEa O�1 THIS 20th rurs ur continu�s. PASSEd
E]AY OF MAY 2G19. ��Q APPR4VED qN TFilS dOth
OAY OF hAAY Z019. �!
�
:�
Rnncipal Glerk]
5LJB5CRIBED AfJa SW�RN TO
BEFOR�ME,TH15 23rd day of
May in khe year af 2419
• otary Public-
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Exira ch�rge Torlos!or dupHc+te aMda�lta.
Legal dncument please do nqt desvoy!
PRAGER & MILLER, P.C.
1 AJ 1 'I QUORUM DRIVE� Surre 320
DaLLns, TEXAS 75254
PHONE: 97Z-661-92i i
FnX: 972-66 i-9859
JEROME L. PRAGER ROBEfiT A. MILLER
Mazch 3, 2021
Amand�DeGan
'Pown Manager
To�on of WeaClake
1500 Sol�n� Boulevard
Building 7, Suit� 7200
Westlaka,TX 76262
cc: Mayor Caura Wheat lwheaGu%westlake-bc.om
JarrodUreenwood �zi =reenwood�riwest(ake-tx.ora
RonRuthven truthvenCa�westlake-�.oie
Rc: Proposcd Spencer Ranch rezoning reques[
Dear Ms. DcGan,
This fivn reptesents Bryant Fisher, who is x long s[anding Wesllake resident and icsides
on Aspen Ln. In a meeti�g on Febmary 11, 2021 wilh 7azrod Greenwood aod Ron Ro[hven Mr.
Fisher was proscnted with a proposnl to rczoce his pioperty.
It is swpnsing that my Client was invited lo wme fnto lhe "I�owds offices to pcesent him
with this altemate zoning rcquest.
I.et this coiresponde�ec serve as a clear objec[ion to [he Town's considcriug this reaoning
proposal in any formal way. Mc. Fisher has bcc� a part of a long and ard�ous task of obtaining
the curxent zoning on the property based oo commitments of t6c developer/buildcr Paul Pastore
and Watccside Properties, who i understand have a wondcrful �eputation for building quality and
fnll compliance with the Town's comp�ehensive pLan.
Mr. k�isher is strongly opposed to any re-zoning proposal that impacts his proper[y aod his
family.
I am lis[ing below lhc most important rcasons that my Clieot objecYs to such re-zoning
proposal:
l. Any ehange in zoning, whieh effectivcly mcones his propeKy without his consent, would
be a direc:t breach of the cuttent zoning and ageemenl Mr. Fisher claims to havc with the
'Pown of Wesdake.
Arnanda�e�an
Tawn Manager
'ln[vn nf'C�e,tl��:�
[�iari:h 3.�C72]
f'a��?
?. 'T�e above-r�a���tioned��each wauZd nat only�� inca�isist��t v�ith the T�wa�'s
comprehensive�lan, it wau�d tiirec[�y reduce iny Clieni's land�aluc. A reduciion�f
�alue f�r the]an��e currently er��ays wauld cause irreparable hann and darnage tv Mr.
Cish�r firianciaily.
3. If�ihe Tawn appra�es thc requ�st c�a�rent�y subrnitted,the effect rvo�ld be ta de�y my
C�ient's rs,�hts �f t�se tn th�currently ap�licab�e ge€icral F�13 cnnditions_ �ia reasanahle
de��lop�rtent oft��prc�perty wau�c�l�e acceptab�e ta Mr.Fisher. Thercby, f'vrcing hirr� #o
seek furt�ier revisians ta fhe PD which tb.e Town has �czt rec�g�ized or affered. [!a�apears
that aCl re-�ar�zng pro�asals are far the econan��c bene��t of'a singte pr��er�y awner.
�. T�►e currer�t Planned DeWeloprr�e�t ["FI]"} too� s�verat years ta abta��i, and my�lient
simpiy d��es n�t want to be put iri a posit�an#c�wait f�r the`�'o4vrt to re�rarnp ar reworic
any n�;w aoniug, Mr. Fisher is comp�etely satisfzed r��ith the current�nnir�g and du�s nat
want t�see any further tiine delays.
5. With lvn�stan�ing hist�ry�t fa�cing care f�r its �v�rn,the Town of WeSita�e r�-fust liuow
thxt Mx. F�sher is the�raly Westlake Iandawne�'ow�ir�g a significan# portivn c�f the
pro�erty tltat wili 6e�egati�e�y�txtpacted by a�y new znnin�;-
Pl�ase cansi�er this le#t�.�r as a cle�', strori�; o�ilectian fo th�Tnwn's entertair�ing any za��g
chaxige ta Tawn 4�West�ake Drd3nance 882 and PD'1.
5incer�ly y�urs,
Prager&. MiI1s��r,P, .
_ �
1�rorn L. Pragcr
�
dLPl�f
c�. (�vfattac#�) via e�nail: Bryar�t Fis�ier
PRAGER & MILLER, P.C.
1491 7 QUORUM DRIVE� SUITE 320
Dn��ns, TEacAS 75254
PHONE: 972-66 i-921 i
F.a�c: 972-66 i-9559
JEROME L. PRAGER ROBERT A. MILLER
March 22, 2021
Via Email: adcsaniruwesflake-�.ore
.4manda DcGan
Town Managei
Town oC Wesflake
1500 Solana 6oulevard
Building 7, Suire 7200
W cstlake, TX 76262
RE: RN:QIIEST FOR ZOV ING CHANGE FISHF,R/BRI"I"1'ON TRACTS
(SPENCER RANCf�
DearMs DeGan:
'fhis office repxcsents Bryant Fisher, who owns approximatcly 3.0 +/- nct aeres adjoining
the property owned by Tim IIritton, which is cuerenNy zoned PU7 by vir[uc of Town of Wes[lake
7oning Ordinance 882.
Matt Rose and Bria� Elliott are submitti�g a new zoning req�est m the Planning and
Zoning Coimnission on April 12, 202L Thwc applicants have no aut6ority from my Clic�t to
pursue rezoning my ClieuCs p[operty without Itis pennission.
Mr. Fisher stcongly objects to holding such heanng. Mr. Pisher has earefully negotia[ed a
successlul coinpromise w9tli xepresentativcs of Waterside Devclopmenl Company and Paul
Pestorq Managins Purtner, to achieve lhe acceptable cucrenl zoning. This project has cxtended
over a period of years, not days or wceks.
[t would be highly prejudicial and shamefully unprofessional at this lufe date to gant a
hearing for Mr. Rose, iblr. Elliotl and [heir associa[es [o attempt to rezoue or change the current
development scheme, without the full suppori of all landowncis affecled. 'fhe curzent zoning
ordinance has becn caccfully negotiated, fuLLy aired at pubGc heudng a�d approved by the
appropriate Town of Wcstlake commitlees and a>mmissions.
My Clicnt has incurced signi ficant resources, ineluding time and expensea,to achieve this
suocessfi�l currenl zoning of ktis very valuablc property.
We respectfully oppose and reject any further hearing for rezoning Mc Fisher's property.
Wa will vigo[ousLy defend the current zoning and development plan.
Amanda De�an
�Viarch 19, 2421
F'a�c 2
A�th�u�l-� an additional p�tblic t-iearin� is certai�ily not needeci ar appropriafe, ifari
additic�nal hea�in�is gorng fazward as sc�c�U�eci on A�nl i 2,tl3en we res�ectfu�ly request the
opporlunity to appear and �c hear�.
Si�-}��xel y yaurs,
_ � �
��. �
1 -
Je c�Ye L. Prage�'
dLPIIf
c� (w!o attach) Via �znail: �3�-yar�t Fisher
Laura Wheat iwheat�ri��vestlake-tx.c�rV.�
�arro�GrcenwQad �tzreenwvad��.���vestlak�-t.or}::
I�c�n Ituth�+cn irut�ivcn[rvwcst}�ke-tx.E�r�?
Stankon��we�y,Tawn Atiarney Sli�l'V�L�L!?��yle-3t�w����,,can�
Micl�elie Lee, S►�bstit�tc Chair ofPlann�ng a�.d Zaning
tn l e�;�c��ti��est]akc-t x.��r,�
Planning and
Zoning
Com m ission
Item #8
CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF
CONSIDERATION OF PROPOSED AMENDMENTS TO ORDINANCE 906 APPROVING A
SPECIFIC USE PERMIT (SUP) FOR 10 CONDOMINIUM UNITS IN THE PD1-2 ZONING
DISTRICT, KNOWN AS ��WESTLAKE ENTRADA". THE SITE IS LOCATED ON BLOCK N,
WESTLAKE ENTRADA ADDITION, AT THE SOUTHEAST CORNER OF GIRONA DRIVE
AND DAVIS BLVD.
WESTLAKE PLANNING & ZONING COMMISSION
1 � E T a w N a F
TYPE OF ACTiON W E S T L A K E
Regular Meeting - Action Item
Monday, May 17, 2021
Conduct a public hearing and consider recommendation of proposed amendments to
Ordinance 906 approving a specific use permit(SUP) for 10 condominium units in the
PD1-2 zoning district, known as "Westlake Entrada". The site is located on Block N,
Westlake Entrada Addition, at the southeast corner of Girona Drive and Davis Blvd.
STaFF CoNTaCT: Ron Ruthven, Planning and Development Director
Strategic Alignment
� �
i i � . � . . , : ' � � �
High Quality Planning, Design &
Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder Planned, high-quality community that &Quality of Life
is distinguished by exemplary design
standards.
. ,
Outside the Scope of Identified Strategic Initiatives
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
PentaVia Homes is requesting a renewal of a Specific Use Permit (SUP) for ten (10)
condominiums to be constructed on Block N in the Entrada development. The original SUP
automatically expired one-year after approval due to no building permit being issued for the
condominium building. The applicant for this amendment is the original applicant and they are
proposing no changes to the original approval other than the renewal of the SUP.
REQUEST DETAILS
The site plan and SUP for the Block N building were approved by the Town Council on January
27, 2020. While the ordinance approving the site plan, Ordinance 905, does not contain an
expiration provision, the ordinance approving the SUP for condominiums, Ordinance 906, does
contain an expiration provision,which is consistent with all SUP ordinances per the Town's zoning
regulations. Specifically, Section 2(� of Ordinance 906 states:
Page 1 of 3
"This SUP shall automatically revoke and expire upon the occurrence of any of the
following circumstances: (1) The buildin� permits (not includin� �radin�/
earthwork permits)allowin�the construction ofthe condominiums are not issued
within one vear�after the approval date of this or�dinance; (2) The use authorized
by the SUP is abandoned for more than six consecutive months after either the
expiration of the building permit (not including grading/earthwork permits), or;
after the issuance of the certificate of occupancy; (3) Any change in use of this
building to a use other than that described and authorized by this ordinance; (4)
Failure to provide the official recorded copy of the condominium regime as
described and conditioned herein."
The following is a breakdown of the building that will house the condominiums per the approved
site plan:
lst Floor(parking garage)— 10,623 sq.ft.
2"a Floor (retail)— 10,623 sq.ft.
3rd Floor (condo— 5 units)—9,022 sq.ft.
4th Floor(condo—4 units)— 8,649 sq.ft.
Sth Floor(condo— 1 unit+ common area)—4,416 sq.ft.
The following is a breakdown on the proposed condominium units:
Entrada Condos Block N Lot 1
Unit# Area (sq.ft.) Bedrooms Bath % of Total
1A 1,289 2.00 2.00 7.22%
1B 1,495 2.00 2.00 8.37%
1C 1,230 2.00 2.00 6.89%
1D 1,624 2.00 2.00 9.10%
1E 2,560 3.00 3.50 14.34%
2A 2,497 2.00 2.50 13.98%
2B 1,500 2.00 2.00 8.40%
2C 2,535 2.00 2.50 14.20%
2D 1,624 2.00 2.00 9.10%
3B 1,501 2.00 2.00 8.41%
Total 17,855 21.00 22.50
Average 1,786 2.10 2.25
The applicant states in the attached letter that the delay in construction was due to market and
lending disruptions caused by the global Covid-19 pandemic. However, they are now ready to
proceed with the project.
As mentioned above, the applicant proposes no changes to the originally approved site plan and
SUP. Ordinances 905 and 906 are attached for reference.
Page 2 of 3
SUMMARY AND RECOMMENDATION
The applicant is requesting is simply requesting an eXtension of the eXpiration provision. No other
changes to the provisions of Ordinance 906 are proposed. Therefore, staff recommends approval
subject to the following conditions:
1. Section 2(� of Ordinance 906 is hereby repealed and replaced with the following
statement:
The SUP authorized by Ordinance 906 is hereby declared to be valid and active. Said SUP
shall automatically revoke and expire upon the occurrence of any of the following
circumstances: (1) The building permits (not including grading/ earthwork permits)
allowing the construction of the condominiums are not issued within one year after the
approval date of this amending ordinance; (2) The use authorized by the SUP is abandoned
for more than six consecutive months after either the expiration of the building permit(not
including grading/ earthwork permits), or; after the issuance of the certificate of
occupancy; (3) Any change in use of this building to a use other than that described and
authorized by this ordinance; (4) Failure to provide the official recorded copy of the
condominium regime as described and conditioned herein.
2. All provisions of Ordinance 906 shall remain in full force and effect except as amended
herein.
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. Letter from applicant
2. Ordinance 905
3. Ordinance 906
Page 3 of 3
.
P ENTA�I ,A
cusTor� xoMEs
April 27, 2421
Nick Ford
DevelopmeE7t Coordir�atar
Tawn of Westlake
1500 Solana Boiilevard
Building 7, Suite 7200
Westlake, TX 76262
iztord(�westlalce-tX.org
Re: Special Use Pcrmit—Block 1V EntYc�da
Dear Mr. Ford:
This letter is to serve as our ex�lanation for submissian of a renewal Special Use Permit (SUP) for Block
N Entrada.
In January 2020 we submitted an initial SUP along w�th plattEt�� and site plan app�ications far revi�w and
ap�roval. In late February we submitled ttle project for pernutting. The project was appro�-ed
approximately four weeks later and an email was sent March 24, 2020 praviding us with the permit
amount and paymenk instructio�7s.
As we know, the covid pandemic began shuttin� down our world about that tim�, and aur investar on the
praject chase ka put this project and several other projects on hold.
A year later, everyone is ready to move forward, but our initial SUP had expired so we submitted a
renewal SUP last�veek(Apn123rd�
Regarding the status of the Block N project, �ve a.re currently rez�ewing pricin� with our venclors. Once
new p��cin� is obtaii�ed, all approvals are received, and the per��ut fee paid, we will be ready to break
ground.
Please reacll out with azty questions regard�ng this letter or this project. Thank you.
Respectfully,
� r/u ��
John Anclrews
VP Operations
P.�. Bo� �)-�[);a, Sa��tl�l�lkc. T'`t 76C�9? I 1817) 7C��-;��_�
'T�WI� OF W CSTLAKE
4RDINANCE NQ. 905
AN QRD�NANCE�F THE TaWN�F WESTLAKE,TEXAS APPRO�V�NG A PLANNEll
DEV�LOPM�NT DISTRICT {Pp} S�TE 1°LAN rUR AlV APYR�XIMATELY U.376-
ACRE PORTI�N DF PLANNED DEVELUPMEIVT DISTRICT l, PLANNING AREA 2
[P13Z-2}, ESTABLISHED SY �RDINANCE 743 FDR TH� PRDPERTY GE�T�RALLY
LQCAT�D ,SUUTH �F STATE HIGHWAY i14, EAST �F DAVIS B�ULEVARD, AND
N�RTH qF SnLANA B�UL�VARD, CUMMDNLY KNnWN A5 WESTLAKE
ENTRADA. PROVIDING A P�NALTY; PRQVIDING A CUMULATIVE CLAVSE;
PR�VIDINC A SEVERABILITY CLAUSE; PR�VIDING A SAVTNGS CLAUSE;
ALITH�RI2ING PUBLICATIQN; AND ESTAIiLISHING AN EFFECTIVE DATE.
WHEREAS,t�e Town of'Westla�Ce, Texas is a general law municipaiity; and
WHEREAS, the Tnwn Council of'the Tawn vf West�ake finds it necessary far the puhlic
health, safety �nd welfare that deveiopment nccur in a cantro�led ai�d orderly manrier; ar�d
WHEREAS, �n April Z?, 2ti13 th� Tawn CaunGil apgr��ed �rdinance 7�3 estalalishing
the Zor�ing far Plauined De�etvpment 1, Planning Area 2 (PD1-2), alsn knawn as Entrada; and
WHEREAS, �n �ctober 28, 2�]3 the Tawn Cauncii appro�ed Qrdinance 7�Q
establishing the De�elopment Plan for Entrada; and
'1�HEREAS,follawi��g pr�visian af proper legal notice,including wz�irien notic�ta awners
within 24�feet af the su�jzct property, published natice and p�sted nvtice ii�accardan�e w�t�the
Texas ��en Meetir�gs Act �f public h�aring, a puhli� hearin�e was held ar� ]arivary �7, 24?D, hy
t�e Tt�wn C�uncil; an�l
WHEREAS, upon the recomumendation of the Planning an� Zoning Comn-�issian on
.Tanuary 13, 2aZa, ttte Town �auncil of the Town vf Westlake, Texas is of the flpinion that it is in
the hest interests ai'the T�wn and its eitizens #hat this PD Site Plan, depicted in °`Exf�ibit A",
should be appro�ed and adopted.
NOW,T�I�REFDRE,BE IT�Rl7AINED Bl'THE TQWN C�i3NCIL�F THE TUWN nF
WESTLAKE, TE�AS:
SECTIDN 1: That a1I matters stated in the preamble are found to be true and corre�t and
are incotparated herein as if�opaed in Eheir entirety,
S�CTI�N 2: Tlzat tlte Town Council of the Tawn of Westlake, Texas daes he�-ehy
approue the PD Site P�an shown as attached "Cxlti�it A" and located in PD t-2 which is an
appro�ima�ely 8S-acre iract la�ated sauth af Hwy l l4, east �f Da�is S�ule�ard, and nor[]i of
Salana BQule�ard. The PI] Site Plan shawn an attacl�ed Exhibit A is approved subject to the
Drdina��ec 9�5
Pag�1�f 4
tallawir��canditions:
a} The site p[an appro�ed by this�rdinance shail6e consistent ti�ith the at�ached"Exhibit A".
i�} Fulfillment af a�i zaning reqe�irements as set Qut in �rdinance 7D3 in addition to the
canditions accepted by the Town Caun�il at �he time af z��ing appro�al {April ?2, 2�13},
c} All ❑e�el�pmei�t Plan canditions far appro�al estahlished in drdinanGe 724 {adapted
QGtobe3•�S, �Q 13} appiy tfl this PD Site I'lan.
dj A!� building e�evatians shown an this PD Site Plan in�ltzde the requireinent th�t structttres
meet all 2i5�7�Ct5 af the Entrada Design Guidelines established �y �r�inar�ce 7�3 and
�rdinat�ce 7GU.
e} Town Staff will re�iew and approve an exterior s�ane wall rn�ckup and exteriar wal� stucc�
mocicup ta e�s�re �vmpliance with the appra�ed Entrada Design Gz�ideli�es (Ordii}ance
760}pri�r tc�the iss�zan�e Qf building permits. Plans for building�onstructior� shall inc�ude
refe��eri��approved m��k ups or already established buildings. A m�cic-up that includes all
b�ilding rnatexia�s far each buildi��g m�ist be appro�ed by the Tawn Manager ar designee(s}
b�fore the issuance of building permits.
f} I#', at any time, there is a cnn#]a�t between the approvec� Entrada Design Guidelines, PD
Site Plan, and �erti�ai constructian drawings, the D�sign Guidelines sl�all be ca�ltralling.
g) Where building walIs fa�e the street, particularly at inters�ct�ar�s, the Tawn may require
wall mQunted, ceramic tite street name signs as shown in the apprQved Desi�n Guidelines
in the interest of space andlor aesthetFcs.
h� The indi�idual buildii�g ele�ativns are appro�ed c�nceplua4�y, s�abject ta cQmpliance �vith
�ntrada Design Guidelines ta be showrr in detail on �onstructi�n plans that are ta be
submitted when appiying far a bui�ding permit.
i) The Candamini�ams as depicted an this PD 5ite Plan shall z•ecei�e separate Town Ctiuncil
appr��al ❑f a Specific Use Penr�it per the pravisians of ardinance 7�3.
j) All proVisiQ�s of all applicable Tawn ordinances including �rdinance 703, 72� and 75Q
shall remain in fu�1 force and effect, except where ament�ed herein.
SECTI�N 3: It is hereiay declared ta l�e tl�e intention af t�e Tawn Council af the Tawn
of Westlake,Texas, that se�tiQns,paragraphs,clauses and phrases of this�rdinan�e are se�erable,
and if any phrase,c�ause,sentence,paragraph o�-section vf this Qr�iinan�e shall be declared legally
in�alid ar unc�nstitutional by the�alid judgment ar decree of any caurt af competent jurisdiction,
su�h legal in�alidity or uncanstitutionality shal� not affect any of the rz�naining phrases, �lauses,
sentences, paragrapk�s or sections of Ehis flrdi�ance since the same w�uld ha�e bee� enacted by
the To��n Council of the Tawn Qf Westiake withnut the i�scorporation in t��is �rdinance of any
sucl� lega�ly in�alid or ui�c�nstitutianai, �hrase, senten�e, paragraph or se�tion.
�rdinance 9QS
Paae 2 of 4
E�;HISITS
E�iS�IBiT A glock N PD Site PIa�
�Jrriir��iizce 9l35
Nage 4��f q
SECTIQN 4: T�at this Ordinance shall be cumula#i�e af all other Town �rdinances and
aI[other pra�isivns af ather�rdinan�es adapted by the Tawn wl�i�h are incansister�t with the terms
or pra�isions of this ardinan�e are here�y repealed.
SECTIDN 5: Any persQn, firm or cnrporation �iolating any ❑f che pro�isions or teirns
af this ardinance sl�al] be subject ta the same penalty as pra�ided fflr in the Code ❑f�rdinances
of the Tawn �f Westlake, and upon can�ictian shall be punishable by a �ne nat ta exceed the
sum of Tw❑ Thousand Dollars �$?,��C1.pp} for each ❑�fense. Each day that a violation is
permitted ta exist shall cortstitute a separate offense.
SECTIQN G: This ordinance shalI take effect inzmediately from and afcer its passage as
the law in such case pra�ides.
PASSED AND AYPROVED ON THIS 27�i�f� DAY OF JAIVUARY 2�24.
�if.�t�c.r ���'/
ATTEST: Laura Wheat, Mayar
� �ll�� ��j G`'``-.
Tanya Morri , Assistant t the Town Secreta�-y Amanda DeGan, Town Manager
APPR�VED �S TQ C'�RM:
L. 5tanta� Lowx-y. Tawn Attamey ��,o� w�,�r�
'��- �cn
�Ir . *
T�'7t AS
C1`diaartice 405
i'ugc 3 of 4
To'wnr aF wESTLAx�
o�nz�ANCE �vo. �a�
AN ❑RI]INANC� ❑F THE T�WN �F WESTLAKC, T�XAS APPR�VING A
SPECIFIC YJSE PERMIT (Si]P} T� ALL�W Fdl2 A MAX�MiJM �C 10
CONDOMINIUM i]1NITS LOCATED 4N AN APPRaXZ1ViATELY 0.376-ACRE
P�RT�UN OF I3LaGK N AN I] BEING A P�RTZaN QF PLANNED 13EVELOPMENT
DISTRICT 1, PLANNING AR�A � (PD1-Z}, ESTABL�SHED SY QRDINANCE 703
FaR THE PR�PERTY GENERALLY LnCATED QN THE SflLTTH SIDC DF HWY
114, EAST QF DAVIS, A�iD NORTH �F SOLANA B�T]L�VARD, CqMMQNLY
KN�WN AS WESTLAK� �NTRADA. PRDV�DING A PENALTY; PRDVIDING A
CUMULATIVE CLA[1SE; P1�OVIDING A SEVERASILITY CLAUS�; PRaVIDING
A SAVINGS CLA[7SE; ALITH�RIZING PllSLICATIQN; A1VD ESTABLISHING AN
EFFECTIVE DATC.
WHEREAS,the Towr� of Westlake, Texas is a general law municipality; and
WHEREAS, the Tvwn Council of the T�wn af Westlake finds i! necessary for the
public health, safety and we�fare that de�elopment a�cur in a contralled and orderly mat�ner:.
and
WH�REAS, On April ZZ, 2413 the Town Caun�il appro�ed Ordinance 7�3
establishing the Z�ning for Planned Develapment 1, Plannir�g Area 2 [PD1-?), also 1:nQwn as
Entrada; and
WHEREAS, ❑n Qct�ber 28, 2013 the Town Cntin�il apprv�ed Drdinance 72a
establishing the De�e�opment Plan far Entrada; and
WHEREAS, foii4wi�ig pro�isian �f praper legal notice, incl�.iding written notice to
awners wifhin ���feet of the subject praperty,published r�atice and posted natice in accordance
with the Texas �pen Meetings Ac4 flf puhlic hearing, a public hearing was held on Januaiy 27,
2�2�, by the Tawn Caun�il; and
WH�REAS, upon the recommendatian af the Planning and Z��iing Cammission an
.Tanuary 13, 2fl?[], the Town Council ❑f the T�wn of Westlake, Texas is of the opinior�that it is
in the best interests of the Taw�i and its citizens tt�at this SUP, for the property �epicted it�
"Exhibit A", should be appro�ed and adapted.
NOW,THEREFORE,BE IT aRDAINED BY THE TOWN C�UNC�L �F THE TUWN
�F WESTLAKE, TE�AS:
SECT��N 1: That alI matters stated in the preamble are Pound to be true and �arrect
and are incarporated herein as if capied in their entirety.
Drdinanc�9qfi
�'age I nf R
S�CTIQN 2: That the T�wn Council of the Tawn of Westla�Ce, Texas daes €�erehy
appro�e a Specific Use Permit {�Up} far �Q�idominiums �or the prQperty depi�ted iz� the
atta�hed `��xhibit A" and �flcated �n PD 1-? which is an appraxirnately 85-acre 4ra�t Iacated
south 4f Hwy 114, east nf Da�is Boutevard, and narth of 5alana Boulevard. Tlae 5UP is
appro�ed subject to#he fallc�wing conditions:
{a} The �maximwn number af resider�tia] �ondominium tinits authori2ed hy the SLIP shall
nat exceed ten �nits;
{h} The condaminium units authorized by this ardinance shall he�oi�strticted in accordance
with the p�ar3s, S�]�CIt3C3�1�I15 aTIC{�3i'OV1510I75 Sh�W17 lIl X�1� ��&C�1�� ��Exhi�it B";
�c} An interiar design package must tae pravide�f to the Town befare the issuance of b�ilding
peimits. The packa�e shQuld include a detailed ]ist af the amenities noted aha�e and a
descriptifln of fixtures, :F�.irnishings and materials.
�d} A �uilding signage ptan s]�all he submitted tfl the TQwn and appro�ed by the TQwri
Mana�er or iheir desigi�ee�s) bef�re the issuance o£the Gertificate af�ccupancy;
{e} Prior to the isstiance of the Certif cate �f Q��upan�y and fi��aZ inspectiors far any
Candominium, a copy af the af�cial recarded cflndorninium regime dacuznent for this
conclomini�un that is tiled with Tarrant G�unty Clerk shaii be prQ�ided to the TQwn
Manager ar designee and shall �ae kept in the ❑f�cial Town rec�rds;
�f} This SUP shall automaticaily re�oke and expire �pon the acciu-rence of any ❑f the
foli�wing circumstances: (I} The huilding permits [not inclt�ding gradinglearthwork
�aermits) allawing the canstruction of the condvminiums are nat issued within one year
after khe approval date of this Qr�inanc�; ��} The use autharizec� by the SllP is
abandaned f�r more than sia Ganse�uti�e months after either ihe expiration of the
bualding perrnii �not including gradinglearth��ark perrrtits}, ar, after the issuance of the
certificate af oc�upancy; t3} Any ct�ange �n use af this b�ailding to a use oth�r t(ian that
des�ribed and autharized 6y dhzs ardinance; [�F� Failure ta prn�ide ti�e official recorded
�Qpy af the condaFninium regime as descrihed anci conditianed herein.
SECTION 3: It is here�y de�iared tv�e the intention of the Town Council vf khe Tawn
af Westlal:e, Texas, that sections, paxagraphs, clauses a��d phrases DF I}135 �rdi��ance are
se�erable, and if any phrase, Glause, sente�zce, paragraph or sectian af this Qxdinance s�all be
de�lared legally in�a�ic� or unc�nstitutianal hy the �alid judg�nent Qr d.ecree af any court of
campeient ju�-isdiction, su�h �egal in�alidity ar uneonstitutionality shall no# affect any �f the
rernaining phrases, clauses, sentences; paragraphs or secti�ns of this �rdinance sin�e the same
wauld �►ave been enacted by the Tawn Cauncil of the Tvwn of Westlake withaut the
Qrdinance]�G
�Il��2 0��
E�IISITS
EYHIBIT A Subject Prope�•ry Exhit�it
�XHIBIT B B1Qcic 1V Sit� P�an Eal�ibit
Urtlirrance 9U6
Page 4 at"4
inc�rparation in this�rc�inance of any such legally in�a[id nr unc�nstit�tionat,phrase,sentence,
paragraph ❑r section.
SECT�QN �: That this nrdii�an�e shall be Gumulati�e of all vti�er Town 0:•dinances
and aI[ ot�ler pra�isions af other �rdinar�ces adopted by the Tnwn which are inc�nsisient with
tl�e tei�rns or pro�isians of tiiis Ordinance are here6y r�pea�ed.
S��TION 5; Any person, #irm flr�orporatiQn �io�ating any of th� pra�isions ar terrris
af this ardinance shall be subje�i ta the same penalty as p�-o�ided far in the Ca�e af ardinances
❑f the Tawn af WestIake, and ��on �a��iction shall be p�nis3�ahle hy a €Ir�e not to exceed the
sum af Two Thausand I3a1lars ($2,406.Q�J� for ea�� nFfense. Each day that a vialatian is
pe�-mitted to e�cist shal� cc�nstitute a separate nffense.
SECTIDi�1 6: This ordinance shall talce effect immediately �rom and after its passage
as the Iaw in suc� ca�e�ra�ides.
PASSED AND APPRQVED ON TNIS 27T" DAY �F JANUARY 2Q20.
ATTEST: La�r Wheat, Mayor
�
��� � ��
Ta a Mart- , Assistant the Town Secretary Amanda DeGa�, Town Manager
APP��VED A5 TQ FQRM:
L. Stanton Lowry, Town Attorney
•�����wE`��'�9
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Urdinance 4DG
i'�gc 3 of4
� � � f � ' nWNER'S CERTIFICATIDN
1 �
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' ' ' , � � � � L�t 1, Block I�, WESTLAKE ENTRAQA, an addition to the Town af West[ake accarding to the plat thereof recarde� under
LINE TABLE ', 1 1 ,�32 5Q. �. il, fnstrument No. D216D272fl6, Real Property Records, Tarrant County, Texas.
� �
I ' '� � '
NUMBER B��iNc DISTANCE ' , � f r � l / nWNER'S DEDICATI�N
�� IV 18'14'z5" E 13.33' � 1 LOT 1 R, BL�CK 4 `� � � SH ,,4
, ' ', , ' � AlQW,THEREFORE, KHQW ALL PER5DH5 BY THESE PRESENTS:
L2 S 71'27'2Q" E 23.43' ''
L3 5 0�'0�'�0" E 25.02' , �(1 , , � That BERNAL HOM�S, INC. does hereby adapt this Plat, designating the herein above described property as AMEND�D PLAT
' � � ' � � OF L�T 1, 6LDCK N, WESTLAKE ENTRA�A, an additian to the Town of Westlake, Tarrant Caunty, Texas. The easements PRQJECT L�CATION
L4 N 89'58'S7" W 49.50' , � �WESTLAKE ENTRADA ' ` � thereon are hereby reserved for the purp�ses indicated, and in aCCQrdance with the easement d�cuments filed with the Town �f
L5 � 31•32'p�" W 18.01' , / (INST. N0. D21 Sn71847} ` � � � Westlake and Tarrant County. The utility and fire lane easements shall be open to fire and p�lice units, garhage and rubbish
' collection agencies and the public and pri�ate utilities far which the easement is reser�ed, and as specifically appro�ed by the � �
L6 tv 18'14'25" E 15.53' , o� �P R.T.C.T.)� � TQwn of Westlake for the use af a particular easement. The maintenan�e of paving or any ❑ther surface an the utility and fire m 5p4p,NA��'
, �' � � � � � lane easements is the sole respansibility of the pr�perty owner. Na buildings, �r other permanent improvements shall be S
CIJRVE TABLE �Cy ,WL ENTRAQA BUILdING, LLC � constructed, recanstructed or placed upon, o�er ar acrass the easements as shown. Said easements being hereby reserveci far o
, p� Q , (INST. N0. D218137177} �_ / use and a�commadation of all publi� utilities for which the easement is reserved, and as spe�ifically appro�ed by the town of
NUMBER DELTA �tAo�US �HOR� CHORD ARC � 1m �D.R.T.C.T.} - - - / Westlake. Any public utility for which the easement is reserved, and as specifically appro�ed by the Town of Westlake ta use a
6EARING ❑15TANCE LENGTH , � ,' ' / particular easement shall have the right to remo�e and keep removed all ar part of any buildings ar other impra�ements which in VI C I N ITY MAP
C1 22'39'01" 30.ti0' N 82'43'57" w 11.78' 11.8fi' , �j �� _ � any way may endanger or interFere with the constru�tion, maintenan�a, or eifi�iency of its system in the easement and that public
�,,1 N ' � utility sFrall at all times have full right of ingress and egress upon the easement far the purpose of constructing, reconstructing, �NOT T� SCALE}
C2 71'27'20" 34.flD' S 35'43'4�" E 35.�4' 37.41' , � inspecting, patrolling, and maintaining and adding to or removing all or part af its system, subject to complying with all ordinances,
' � ' �0'x 1 Q' WATER ESMT. �
C3 9�'pt'03" 39.flp' S 45'Da'31" w 55.1 fi' 61.27' � a (iHsr. Mo. oziaax�zos} � S 1 � � - � rules, regulations and resolutions of the Town of Westlake, Texas, and in accordance with the easement documents filed with the
, �-i (P.R.T.C.T.J �1 � Town of Westlake and Tarrant Caunty. The TQwn of Westlake, Texas, and the publi� utility shall have t�e righf of ingress and
C4 12'45'57" 112.67' S 83'36'32" W 25.08' 25.14' ' � '� WATER ESMT. / 42,D01 SQ. � egress to private property for the purpose af reading meters, maintenance and service required or ❑rdinarily performed hy that
� {IMSf. M0. b218a71$47) ufilit No eneri� "U.E.S." utilit easements will be allowed. Na easement will be allowed b se arate instrument without
C5 1 S�4FJ�17'� 172.67� S fi7�FJ�'.3S" W 56.27� 56.`JZ� , ,' � (P.R.T.C.T.] � , Y• 9 t Y 7 Y P
�� � � q� L�T 1 , BL�CK P written appro�al by the Tvwn of Westlake.
C6 5'03'53" 1466.56' IV 2i'Oi'28" E 129.60' 129.64' ' �/' ' � J � &' LIGFiT AN� �UCT 6Ai�1K ESMT. � ��^`� � WESTLAKE ENTRADA �
' � {INST. NO. 0216027206} � aN Notwithstandin an thin to the c�ntra m this Plat, the nwners, for themselves and their success�rs and assi ns, reserve and
,' � � {P.R.T.C.T.) Q o��-, (INST. N0. D2 1 8 1 40387} g y g ry g
� � �, �� ' retain the right to grant other righfs and easements across, o�er or under the easement tra�t(s) to such other persons as the
' ,, ' � � �c��' Q�.� (P.R.T.C.T.} o w n e r s d e e m p r o p e r, p r o�i d e d su c h o t h e r g r a n t s a r e s u k a j e c t t o t h e e a s e m e n t s t o t h e T o w n �f W e s t l a k e g r a n t e d i n t h e e a s e m e n t
� � o" �� a �o za aa
' ,, ' � � � ��e� documents, and the uses granted do not materially interfere with the wse �f said easements by the Town �f Westlake for the
�, `�'�;� � MRW INVESTORS, LLC purposes set forth herein and the Town approves said additional easements or additional uses in writing. Any damages to
� ' �qR� �� � (INST. N0. Q215147255) facilities located in said easements as a result of the use granted to suGh �ther persvn shall be prvmptly repaired by such ❑ther SCALE: 1" = 20'
^ a�LE �� s� LIGHTING, OL1CT BANF(, person, and the Town af Westlake shall ha�e no respansibility for any damage ta such ather person's facilities in c�nnection with
V C� {��ST �'t'��1'iy l TRi-courarr, a+a❑ An�,+os Es�+r. �D.R.T.G.T.}
I N�, RIG (ir�sr. r�o. o�isiao3a�) the use of said easement by the Town of Westlake.
� � 2 HT-o
� [P.R.T.C.T.)
�� ' J , �2 �p f�� s0272�s-yrA�, rRi-couNrr ESMT.
Q � � � (INST. NQ. 0218140387} In addition, notwithstanding anything to the contrary in this Plat, the owners, and their successors and assigns, may use the
, �- � � {P.R.T.C.T.} easement tract[s} identified in the easement dvcuments, and shawn within the boundaries of the platted pr�perty fvr paving,
� �� , 1 � � H: 7D45746.51 S � � � ~ � � � ~ pedestrian walkway, parking, landscaping and aerial improvement purposes {the "improvements"}, which d� not materially
G. E: 2372949.62 �
� � ' , ' 272Q„ � � � 1 ` ! l _ interfere with ar prevent the use by the Town of Westlake of said easements for the purposes set forth herein. Any damages to
J � e , facilities la�ated in the easements identified on the platted praperty as a result of such uses shall �e prompfly repaired by the
^ � I � ' �8� , then-current awner of the platted property that caused such damage, and the Tawn of Westlake shall have no responsihility far
V �z- ' � any damages to the improvements in cannection with the use of said easements by the Town of Westlake.
m Q I ' L�GEN❑
� ' , That the undersigned does hereby dedicate ta the Town of Westlake, in fee simple, to the publi� in perpetuity forever, the streefs
� �'��' ' afld aIIEy5 SI1DWfl thBfEDn, TII� StfEEtS�fld SIIeyS�f�dEdlC�t�C� fdf�}UI7IIC �JUf�7d5�5. D.R.T.C.T. QEE�REC�R�S,TARRANT COU�lTY,TExAS
ESMT. EASEMENT
,- q , I � INST. I�1STRlJMENT
� � Q p This plat is appro�ed suhject to all platting ardinances, rules, regulations and resolutians of the Town of Westlake, Texas. Na. NUMBEa
� , , d �1 HATCHEa AREA Tb BE PG. PAGE
, ���q � AB,4NOaNEO . �C.] Witness m hand this the da Of , �0 P.R.T.C.T. PLAT RECORdS,TARRANT C�LJNTY,TEXAS
/'� ' a OnJ BY THIS PL4T ,� y y
V �; S[�.FT. S[�UARE FEET
, m�� � '` � 6,JS7 SQ. FT. ucHr ES�AT. g,05'
' ^ � �� V �0.37 fi AC R ES} [IMST. M4. d2�P�2T C T; VflL. VQLUME
, , Cp � � By: BERNAL HQMES, LLC � AREAS 7�BE ABANDONED BY 7H15 PLA7
I / S� Q L�T 1 , BL�CK N �
,` � a 7exas limited partnership
C]� � 10' WATER ESl�T.
, ' � �. 1NE5TLAKE ENTRA�A (iNsr. No. oz�saz�zos)
� � �INST. N4. D216�27�QE} (P.R.T.C.T.} _ � �a I gy. Printed Titl�:
, ' �-" � �P.R.T.C.T.} �5� ❑RAIMAGE ESMT. J Q � � �
, , {iNsr. r�a. o2iso2�aos] o � �
' {P.R.T.C.T.) �" � �" Printed Name:
, ' BERNAL HOMES, LLC TO BE A6ANOONEO BY THiS PLAT 1 � _ � � I
� �INST. N0. a219295635} � Q � �a
� � �. � (d.R.T.C.T.) � � I S7A7� OF 7EXAS §
�,y� S 7z.�5• tl `" � I CDUNTY �F §
, y� ' z�•�� ' .-, �8❑r?$ �- v
' ,�� �,�^� ��ry`� - � I BEFQRE ME, the undersigned a N�tary Public, in and far The Sfate af Texas, an this day pers�nally
�"^`�' ' �e ro`' ' V R� � �
' �'�� d� HATCHEO AREA TO 6E
_°a"�� ' �=��o ' � ^ ne�ar�oon�Eo appeared kn�wn to me ta he the pers�n and officer whose name is subscrihed to the foreg�ing
�ry',�� ��,�. �- p � h • �, 1p' ELECTRIC ESI�T. BY THIS PLA7 I instrument, and acknowledged to me that he executed the same for the purpases and cansideratians therein expressed and in
�,�`���� ,�=y �- �,, �. N � t��ST. �Q. oz,�o���o�� 1 .29 2 AC R ES
, c, o � � ' �i .� � VARIABLE-WIDTH �.� I the�apacity therein stated.
y o.: � A n ��c 1 � 1�' N' �'� S A N I T A R Y S E W E R E S M T {P.R.T.C.T.} � � � 5 8.5 8'
.� �, � IMST. M0. 02160272a6} �oT � , B L�C K M
' �m`" , ' �� � � U�s ;, � {P.R.T.C.T.] � � � � � ` N 8457'a8' �?43.°�' �� S 7fi, GIVEN UNDER MY HAN❑ AN❑ SEAL QF QFFICE, this the day af 2Q
� �a �.� i. � ,�r=' r„ 2�7
, ' ���. ����, �� � �� � � � I WESTLAKE ENTRADA
� / , � _ � �, ��o C4 L4 I (INST. N0. D216�272�6)
� , 1 � � I (P.R.T.C.T.} No#ary Public, 5tate of Texas
� ,
�� ' s��. z�� G� CA�G FORREST LANE 6 LLC
/ � [� ���$' �� f � SURVEY�R'S CERTIFICATE
r � (INST. N0. a217129635)
� I � f
a ' �D.R.T.C.T.} KNaW ALL MEN BY THESE PRESEI�TS:
ry ' H: 7045595.54� 1 fl'x 10' WATER E5MT.
, E: a��zsa�.os I �IMST. M0. �2160272Q6} That I, ❑a�id F. McCuflah, do hereby certify that I prepared this Plat and the field notes made a part t�ereaf from an actual and
� ' ' {P.R.T.C.T.) ` ` '
/ ifl� ELECTRIC es�r. acGurate survey of the land and that the corner monumenfs shvwn thereon were properly placed under my pers�nal supervisi�n,
� � � t�n�sr. n�o. oz�soz�sos� f in accordance with the Subdivision regulatians of the Town af Westlake, Texas.
' (P.R.T.C.T.)
� , / ` ` f INST.5ND�2 6 27205) ` ` �
, 1 L ❑ated this the 1�th day of January, 2fl20.
m , r . � I ` (P.R.T.C.T.J � �-
r ' / C�,� V ti
O , , �¢�y�ry�[�l ' I � � 8,2 69 5Q. FT. �
� , ' � �'��a,,� � � � J�` � ' �P'�E���F F',9 �
Q �. P �. �. 1 1 �: �• .
� , I ��,ti e�-�°� e-�`'� LflT 2 B L�C K N � #: � a• �
� � � �`a�� �' � , W ESTLAK E ENTRADA � I ❑a�id F. M�Cullah •••s••••••� � ••
� �
wl , ' ' � � �INST. NQ. D216fl27206} 1 Texas Registered Professi�nal Land Survey�r Na. 40�3 ...�C.��....v�.
! .
� � I l �P.R.T.C.T.} � �:�Q aP:�
� �a' wn7ER Estirr. ' ('', q •.;E'55�o.••p
� , I , _ [IMST. M0. �2160272D6} � � �� S U Rv E�
i , ' ' � (o.R.T.c.r.)
� � C A Q G F D R R E S T L A N E 5, L L C '
' ' ' � � 1 .218 ACRES \ �INST. N0. D217129�35} STATE OF TEXAS §
a ' , ' ' � (�.R.T.C.T.} ' §
m C�UNTY ❑F
I � � LCJT 3 BL�CK N �
¢ , ' ' - � � ' BEFORE ME, the undersigned, a Notary Public, in and for The State �f Texas, an this day personally appeared Da�id �.
� W ESTLAK E ENTRADA McCullah, known to me to be the persan and officer whose name is subscribed to the faregoing instrument, and acknowledged to
� l
Q � � � � (INST. N�. D216�27206} ` s� WAI.L A�AfN'fEMANCE ESA�T. / me that he executed the same for the purposes and considerations fherein expressed and in the �apacity therein stated.
� ' � _ \ (ir�sr. r�q. o2�saz�zos)
z ' , � ' _ _ �P.R.T.C.T.} {P.R.T.C.T.) ' GIVEN UNDER MY HAN❑ ANq SEAL OF �FFICE, this the day of , 20
i
� ' 1 � � � SAND PHARMACY WESTLAKE 1�881 LLC � � ANl E N D E D P LAT
v�i (INST. NQ. D217245875} � f
� � �F
' I � (D.R.T.C.T.} , ! �Iota Public, State af Texas
�v � 1�' WATER ESMT. , , ry W E 5 T LA K E E N T RA D A
I , r (INST. N�. D2(D R?T.C.T.}
� � Ir � �
x
� GENERAL NOTES L T � B L K N
z
�
0 1. Basis of bearing, horizontal and �erticaf position deri�ed from the Texas WDS RTK Netwark-Texas 5tate Plane Caordinate BEING �fi,387 SQUARE FEET
m 5ystem, NAD$3, Narth Central Zone (4202). IN THE WILLIAM H. PEA SURVEY, ABSTRACT N�. 1246
TQWN DF WESTLAKE, TARRANT C4UNTY, TEXAS
� 2. No floodplain exists on this site. JANUARY 2D2�
�
w
„ 3. Selling a parti�n Qf this prope�ty by metes and baunds is a�iolafion of the Town Qrdinance and State Law and is su�jeGt tQ
N fines and withhalding of utili#ies and building permits. BGE, ln�.
a �W N E R � �595 ❑allas Parkway, Suite 1�1, Frisco, TX 75034
"' 4. No generic"L1.E.s" �utility easements)will be allowed. No easement will be allowed by separate instrument withaut written � Tel: 972-464-4$Qa . www.bgeinc.com
� appro�al by the Town of Westlake. B�RNAL HOMES, INC. � TBPLS Licensed Surveying Firm N�. 1�193953
� 49 Arta L7r cvpyr�gr,t 2v2o
� 5. Unless vtherwise noted, all baundary carners & lot corners are 518-in�h iran r�d set with yellow cap stamped "BGE". Vllestlake, TX 762fi2
�� Cantact: Israel Bernal
a 6. This plat does not alter or remave deed restrictians�r covenants, if any, an this property. Phane: (4G9� 6fi4-5834 Contact:�avid McCullah
Z Telephone:{972}464-4839• Email:dmc�ullah c�,Dbgeinc.�om
� 7. T�3E pUfp�SB Of th15 AI"1'1BndlClg Plat IS tO d2dlCate a RBW 21BCtfIC Ea521'llECtt afld abafldOCl all Oi'pal"CS Df EaSEt'llEfltS a5 Sh�WCI. THIS PLAT FILE�IN I�1STRlJMENT NQ. Pr�ject Nq.3�82-37�JALI�FM�SHEET 1 QF 1
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N�TES C�DE ANALYSIS: w 4=y�
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1. CONSTRUCTIbN:COMPLY WITH APPLICA6LE CflDES ANd RELATED AMEN�INENTS. f��``�-����
RE51 DENTIAL BlJSjNESS PARK'G ~ '�=m���=^=��
2. THESE�RAWINGS Dfl fVOT C�NTAIN COMPLETE SPECIFICATIONS, QETAILS, OR C�DE lNFDRMATI�N REQUIRED R� B S� � ` � ���"� r�^y
�or=:-^�r�=�
r r-
FL]LL INF�RMATI�N NECESSARY F�R THE CDMFLETE CDiVSTRUCfION DF THE ¢ti`"=r a=����
PRa]ECf. ADDITIflNAL INFaRMATION SFiALL 6E aBTAINEp FR�M THE DWNER. INT�RI�ATIONAL B�II.QING�dQE{IBC� 2�15 � •�G==z'����"�
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3. �f�TIFY ARC�iITEC7 ANa flWNER aF ERRC]R5, aMISSI0N5,AN�aISCREPANCIES - � �'��-�,`x�x`r�
k. ' ,'� r'S - � INTERNATIDiVAL MECNANICAL CflD� !MC 2015 5�="��' =�`"
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i fi ' ^� ' ' INTERNATIdNAL PLL1NfBING C��E IPG 2�15 a ry r�-`s..x�- ���'�:�
� � ' ' � WITH THE WORlC IN QUESTIaN. FAILLIRE TO NdTIFY THE dWNER AN❑ { � �z=-�W�
� � I'1' 3�.. . � . ' � . �~ �� ,�, r I _..--^ =x�Y�.r�
;,{ �±� ,k-'� :�__ ' i ` - +;; ARCFiI7ECT IIV 5UCN AN EVEN7 5HALL CON57TTL1TE ACCEP7ANCE aF ANY INTERNATIdNRL FIRE C�QE fFC 2{J15 � '�-���=`����
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5==�
` J+ ��'^�'{ I ''�,-^� -� �•� 1 ,. CpSTS CpaE C�MPLIANCE,AND LEGAL REMEDIES RESULTING FRpM THIS�R =Ta����WESTLRKE Afl�PTE�NCT�OG AMENDMENTS � ,� �n���V_C��x�
� I �j:� � � . � ..x C s r�J
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11N5L1PPOR�Ea WALL HEIGHTS E7{CEEDING 10'-0"ANd 3 STORY CONDITI�NS � �
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6.Z. REFER T�E7CTERIOR�LEVATIQIVS AIVD FLa�R PLANS DR SCHEDULE F�fi INTERIDR BEARING WALLS 1 HR. L1L-L1329 n Z � [i,�
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47Q�WESTGR�VE dRIVE SUITE 2�Q 40�D McEWEN pRIVE 5�'E. 105 3$6 W. MAIN 57REEf PLUM6ING,CIVIL,&STRUCTIJRAL EN�INEERI�lG&LAI��SCAPE ARCHITECf.
AQ�ISON, TX 7500I DALLAS, Tx �5zaa LEWiSVILLE, rx�505� PARKiI�G SPACES: �27 SPACES PER r R2 RESlQE�1TIAL iJNITS 22 SPACES
PHDNE: (4fi9} 857-3151 PH�NE: [2�4}632-775fi PHQNE: (459] 635-f9�a -R2{107 UNlTS RE5IQENTIAL: 2fl SPACES REQ'D.
E-MAIL: ralph@husharchitects.design CflNTACT: WILLIAM A. LEE CQNTACT: LEQNARD W. REEVES L E�AL D E S�R I PT I�N {Ty SPACE�S}GUEST PRR{{ING SPACES 10 SPACES
CONTACT: RALPi1 BUSH -8 BUSINESS{Si�ALL RETAIL}; {1}SPA�E P�R 12flfl SF.GR�55 RETAIL STORE�B}
35 SPACES REQ'd.
{17 SPACE PER I 14�5F.GR�SS RESTRURANT�67 StiARE�PARKI�fG WIT�!A�JACENT
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V ICI N ITY MAP TOW�i ❑F WES�LAKE, TARRANT C�IJNTY, Tx. {2}HAN�ICAP SPAGES PER 25-50 CARS REQ'D.
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SHEET INDEX SQUARE F�DTA�E �AL�ULATI�NS
ARCHITECTl1RA�oRAWIE�GS �-�9 �NI7 FLOdR PLANS A7.03 ELEVATOR SECTION 5102 SCHEQULES 5503 TYPICAL WOOQ 37ETAIL5 P2.07 PARF(ING GARAGE-BELOW FLOOR-PLLIMBING E5.02 ELECTRICAL SCHEaLl�ES AREA SCHEaULE
A2.tp UNIT FLOQR PLANS A7.Dfi PARTITlON TYPES 51fl3 SCIiERl1LE5 5604 TYPICAL W004 PETAILS P2.p8 PARI(ING GARAGE-D01N
A�.�1 CQVER SHEETfGENERAL NpT�S A2.11 L1NIT FLOOR PLANS A8.01 FYPICAt�ETAILS 5104 SCHEQULES 5610 SHEAR WALL SCHEOULE ANO dETAILS P2.69 LEVEL 2-COMM.RETAlL-PLUMBING TYPE LEVEL USE UNIT ��I� CONFIGURATI4N A.0 GARAGE BLCNY COMMON TOTAL
A0.02 REFERENCE SHEETI SYMBOLS COIJNT OES.
A2.12 LJNIT F�DflR PLANS A8.p2 TYPICAL pE�AILS 52ff1 FQUIJaATIpN PLAN 5671 SHEAf2 WAL.L SECTlQNS ANQ�ETAI�S P2.1❑ LEVEL 3-15T FLDOR-pQM
Aa.d3 2015'fExAS ACCES5IBIl.ITY STANaAR�S q2,�3 EiVLARGEO STAIRWELL PLANS A8.03 FYPICAL DEFAILS 5202 k�EVEL TWO RE"fAIL 5631 SHEAF�WALL SECTIONS&DEFAiLS P2.�9 LEVEL 4-2ND FLdaR-O�M CONCRETE L7 PARKING 7p623 1fl623 ��
Aa.04 2015 TEXAS ACCESSIBILIFY STAN�AR�S A2.14 C}DQR&WIN�OW SCFiE04JLES A8.04 PLAN�ETAILS 5203 �EVEL THREE PDDICfM 5632 SHEAf2 WALL SEGTlQNS$QE�AiLS P2.12 LEVEL 5-3RQ FLQDR-t]OM COfVCRETE L2 ft�TAIL 8139 2424 1fl623
Aa.05 2015�ExAS ACCESSIBI�ITY STAN�AR�S A2.75 R�QM FINISH SCHEOULES A8.05 PLAN f}ETAILS 52fl4 LEVEL FOUR FRAMIIVG P�AN 5613 SHEAft WALL SECTlONS&aETAILS P2.73 LEVEL 1-PARKiNG GARAGE-GAS 3RD �BQRM12 6ATH1 A R � H I T E�T S
WOdb FLOOR RES. 1 1A Balcany 1,289 331 1327 162D
Aa.06 2015 TExAS ACCES51BI�1 FY STANaAR�S A3.01 LEVEL�NE REFLEC7E�CEILING PLAN CIVIL dRAWiNGS 5205 LEVEL FIVE FRAMING PLAN MEP DRAWINGS P2.14 L�VEL 2-COMM.RE7AIL-GAS
AL1.07 2015 TExAS ACCESSIBI�IFI'STANflARQS A3.02 LEVEL TWO REFLECTE�GEILING PLAN C7 COVER SHEET S2fl6 ROOF FRAMING PLAiV MD.ffO MECNAN�CAL ABBREVIATIONS ANO LEGEN❑ P2.75 LEVEL 3-7ST FLQOF2-GAS 4790 WESfGROVE QRiVE,SrE.200
1 16 2 6DRM12 SATH 1,A95 1495 woiSVN,rx�Sooi
A�.08 LEVEL OIVE L1FE SAFTY PLAN A3.43 LEVEL THREE REFLECTE�CEILING PLAN C2 REPLAT 52ff7 SHEAR WALL PLAN M2.01 LEVEL 1-PARKING GARAGE-MECHA[+iVCAL P2.16 L�VEL 4-2N�FLOOR-GAS ��NE:972-333-9455
,� �G 2 B�RMI2 BATH! 1,�30 19� 142p EMAIL:ralph[c�6usharch�tects,design
Aa.09 LEVEL TWO LlFE SAFTY P�AN A3.Q4 LEVEL FOUR ftEFLECTEa CEkLIPIG PLAP! C3 ICEY MAP S3D7 FdUNRATION TYPICAL DETAILS M2.ff2 LEVEL 2-CDlNM.RETAIt-MECl-IANICAL P2.17 LEVEL 5-3R�FLODR-GAS Baieony EMA[L:jay@hushar�hitects.design
A6.7❑ LEVEL TFEREE LIFE SAF7Y PLAN
A3.a5 LEVEL FfVE REFLEC7EI7 CEILItJG PLAI�f C4 SI7E PLAN 53�2 FQUf+f6ATION TYPICAL�ETAILS M2.03 LEVEL 3-i57 FLOORPLAN-MECHANICAL P3.00 PLUM8ING dE7AIL5 EMAIL:hutler�'husharChi[eCts.design
AQ.11 LEVEL FDUR LIFE SAFTY PLAIV A4.01 LEVEL ONE ELECTRlGAL LAYDLIT C5 GENERAL NOTES 5303 COLLJMN SCHEf]iJLE M2.04 LEVEL 4-2NQ FLDOR-MECHANICAL P4.Q0 SCHE�LILES 8�DlAGRAMS 1 1❑ 2 B�RM12 8ATW 1.824 1624 PRO]ECT N0. 18-154
A0.12 LEVEL FIWE LIFE SAFTY PLAN A4.42 LEVEL TWfl ELEC7RiCAL LAYOUT C6 PAVING PLAN 5344 CMII 7YPICAL dETAILS M2.05 LEVEL 5-3Rd FLOQR-MECHA�fICAL Ea.60 ELEC7RICAL ABBREVlATI�NS ANO LEGEN❑ lS SUE L�LJ
A1.01 SITE PLAN A4.p3 LEVEL THREE EIECTRICAL LAYOUT C7 PRflPOSEP QRAINAGE AR�A MAP S3ff5 Clu1U TYPlCAL RETAILS M2.ff6 I.EVEL fi-RODF PLAN-MECHANICAL E1.Qp SITE PLAN-ELECTRICAL � i� 3 6�RMI 3.5 2,56� 303 2863
BATHIPrivafe[errace I]AT�'. DF5['R 1 PTI�N
A7.02 SITE PLAN DETAILS A4.Q4 LEV�L FOUR EL�CTRICAL LAY�l1T C8 GRAOING PLp,N Sdff� SECTl�NS&DETAILS M3.00 MECHANICAL QETAItS E2.01 LEVEL T-PARI(dNG GARAGE-�LECTRICAL 09�04�2619 COMMENTS
A4.05 I.EV�L FNE EL�CTRICAL LAYOUT C9 WATER,STDRM,pUCTeANFC$SEWEF2 PLAN 54fl2 SECTIqNS&DETAILS M4.p0 MECHANICAL SCHEpUL�S E2.Q2 LEVEL 2-COMM.RETAIL-ELEC'fRICAL W�O❑ �TH RES � Zp Z BDRMI 2.5 2497 131 1322 2628 10�24J2019 PERMIT SET
A2.01 LEVEL ONE FLOOR PLAN FLOpR BATklBalcony
A2.02 LEVEL TWD FLO�R PLAN A5.01 ELEVATi�NS C10 EROSIDN CONTRdL?LAN 55ff2 PT CABL�PRdFILE TYPICAL aETAILS P2.00 LEVEL A-PARKING GARAGE-BELOW FLO�R E2.63 LEVEL 3-7ST FLODR-PdWER 11�08J2019 CONSTRUCTIflN SET
12�Q6J2019 CITY COMMENTS
A2.03 LEVEL TFiREE FLQQR PLAN A5.62 ELEVATIONS C11 STREET tIGHTIEJG PLAN 55p3 PTCABLE PROFILE TYPICAL�ETAILS P2.�1 LEVEL 1-PARKING GARAGE-PLL}�ABING E2.Q4 LEVEL 4-2N�FLdOR-POWER 7 2B 2 B�RMI2 BATH 1,500 15Q�
A2.04 LEVEL FQL1R FLOOR PLAN Afi.ff7 BllIL01NG SECTEONS LANDSCAPE aRAWINGS 5504 PdST TENSION T1'PICAL�ETAILS P2.D2 LEVEL 2-COMM.RETAIL-PLLIMBING E2.05 LEVEL 5-3R�FLOaR-PDWER
A2.p5 LEVEL FIVE FLODR PLAN
A6.02 BUILOING SECTf�NS L7 LAN�SCAPE PLAN 5505 SLAB TD CbLi1N1N TYPICAL QETAILS P2.03 LEVEL 3-7$7 Ft40R-PLL1M81NG E2.06 LEVEL 6-R4bF PLAN-ELECTRICAL .� 2C 2 BDRMI 2.5 BATHI �,535 292 2827
Pri�ate Terrace
A2.06 ROOF PLA�V Afi.03 BUILOING SECTiaNS L2 LANDSCAPE&SCR�ENING S5fl6 SLAB TQ COLUMIV TYPICAL QETAILS P2.04 LEVEL 4-2N0 FL�OR-PLUMBING E4.a0 ELECTRiCAL RlSER DIAGRAMS
A7.�1 WALL SECTIONS S7RlJCTURAL bRAWINGS 56ff1 'TYPICAL WOOD SEC71DN5,4NC]bE7AIL5 P2.�5 LEVEL 5-3R�FLOOR-PLUMBING E5.00 ELECTRICAL SCHEOLlLES 1 20 2 BflRM12 8ATW 1,624 1fi24
A2.07 L}NIT FLppR PLAN$ SCALE:
A2.08 UNIT FLO�R PLANS A7-fl7 WALL SECTi�NS 5101 COVERSHEET Sfi42 TYPICAL WOOD RETAILS P2.Ofi RdOF PLAN-PLUMBING E5.01 ELEGTRICAL SGHEpULES 5TH
W��� FLOOR RES 1 36 2 60RM�2 BATH 1.501 2915 150i
TOTAL �N�5 17.855 18822 1247 7988 45912
� DATE
w 1012412 D 19
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k�IININUM # pF BEdRQQMS PER UNIT UNIT SIZE [MIN.} 11NIT SIZE AVERAGE TDTAL UNITS °Io TQ�AL =
1 $EdRO�M llNITS = 0 NA iVA fl 0°Io [f]
2 6E�RODM UN1T5 = 9 123D SF 1699 5F 9 9D°/n � SHEET
3 B�DR�DM UNITS = 1 �56a SF �56a SF 1 10°Io w �n ■ �y �
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NarFs: �° - x�
1.7HE QfiAWIfVG IS GENERAL IN5"�ALLA7I6N C7MLY. �A�'�`N� ¢ i 3U"x3�"-LBS.LFJlQ SHEEf,PRIMEp _ �j r �
2.MArCH THE Ex3$TING SCUPPER iNS�fALlATION COIJMTER��A51iiNs� ��fi � y l lf AN�F�RMEfl TO THf]NS[QE DF}-HE _ � �;c r _ r �
R��F NOTES CDNFIGIJkATIOH Al'EXTERIOR WALLS. � 1L = . `"' = -�^
����i � ORAIN BOWL SE7 IN Fl LAYER OF � - , _ ' �
p q R p,p�y y q�E SNEE7 METAL SNFPtR i P L A S f I C C E M E N T p N T G P D F T H E B A S E � -f~r-��s ,.�s;
WELDED-SECIJREEI 1 INiER-PLY SYSTEhl. W �r ' `.w`�'^?'�
s,x.�n���-
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CLAMAiNG RING]NSTALLE{7 OVER
APPRDVEO SEALANT 7{}WALL RND�ECIt�R OPT. � _ =���'r-� " -
Tl-lE 5TRIPPEI]EN ROffF DR11fN APSE 1 iNTER-GLY,Fl}l.iY ~-"�r�
WG00 BLOCkING PLIES�L�Aa�PLIES AND G1F AaHFREp BEYCJNP THE T�_`��=--� `
1. ALL DETAILS RELATING TQ THE RQQFING SYSTEM M�RL FLAfVGFS - { � ' -�r -= - :-�_r
SHEET}AN�T[GHTfNE�. I}NDERLAYMENT A i�AIN.�F 3". �� �r�r r-�£-�=
REGARD�E55 AS TD H�W THEY MAY B� INDICATED �'.�"' NOY�s: -=>f��i�;�_`
CAP St-IEEi SURFACING � =r 3 i�!';;����
�N T H E S� C O N T R A C T D D C I J M E N T S M�S T S E PAR4�[ENE�p[FVLLY A�NERE] FTELD V�RIFY C}VERFLDW SCUPPER AONERE�TQ THE STRIPPING 5TRIPPlNG 1 BACkFR PLY, - _�=r�n.,�-� � _
� � F U L L Y A L�H E R E d B E Y�N d �I _ ���. r.s�
P�iE5 AN�tHE INTER-f'�Y ��f=�i x
pAFtRpRfl FLRSHING MEMBRANE LDCATIDN AN[]C��RDTNATE DPENTNG rnnnnnnn� THE t1NRERLAYMENT -!�F�-,�-.;,�r -
APPRQVED BY TH E R��FING MAN U FACTIJRER Sn [FifklY AQHERE] � � srsrE�. +���������������t� A MIN.DF 3". W _ .���_-�y -�
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A 5 T Q D 6 T A I N T H E R E Q U I R E D G U A R A i V T E E A 5 {ti°'��a°�'y} �w R����� DIMEi�SIOfVS WI�H ARCHI��CT. �„�,,,� - V F -
ovERiAa As REp.�d Sv RooF rsnNUF. � 3 1 1!I I I I u I I I I f l u l�
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FNDICATED IN THE PR�J�CT MAN�AL. MEiHBRANE F1ASNING SNEE-f AONEREtr � � _ _ - �/ � �_`�s��r r`�==
DISCREPANCIES SHALL N�T SE CAL15E F�R YO BAChER,MOP�RCbL�APPLIED _ ` -- ;�� ` ��F -- - � 2 P�_ -F�- -�-
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MD�r�ICATTONS T� THE CONTRACT 5llM. Ra�F a�R S�E��S. ___�N_ _ __ __ __ __ _ __ __ _ _ _ e y� � a � �; �W'�x� ~-=_�
�_����
9ASE SHEET,Ii3STALLEQ z�� ._�- `_:�.
RD�F LINE� OVEk THE IIVSl1lA�ipN� � U.' =- ��r c :x��
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2. ��k P E R E� I N S U�.A T I�N T q B E I.Q C A T E D & PTIDNAL WOOp BLOCKING N C4VER BOARQ qR ROOF � r ���r^W . _ �Y
� � �:�.:<<�r F y z Y/.
i Stl857RA7E. .J _o��:-- -.=T T�=-
INSTALLE❑ F4R �FFICIENT RQDF SURFACE � [l] � f J f:C'�^-`��=
_ F E_ ��
DRAINAGE �F R�[]F THRDIJGH-PARAPET SC�PPERS CON6l1CfOR HEA�1 LEAaER � x :`��=f's r�=�
HEAR PER MqNUFACTl1RER iJ `==�_�"` ~r
r
AND THRQ�GH-�ARAPET �VERFL�W SCUPPERS � =�`=��i=�^_=
_ �
_ � -=-.=�i.=�;Wr:_
--- - --- --- - - -- ---
AND AT A�L RQ�F EQIJIP AND MEP C�RBS, RQQF - ::_=y�=�==��
DRAINS, RO�F OV�RFL�W DRAINS AND R�OF o 4 S E C:T��N T H R U S�U P P E R v 3 W A T E R �U T L E T S�U P P E R E L E V A T I�N o4 R��F DRAIN- TYPICAL r� �=== �r��==`f�
� �;�^.��ti��� ..
SCUTTLES. INS�LATI�NS BOARD �RICKETS & � -;`L=_' =:�r�
A2A6 SCALE: 1 =1 -Q ��=�r---���`
A2.Qfi SGALE: 1 =1 -� A2.�� SCALE: 1 1 2 =1 -a �- f�;��:�=i��n�1_
SADaLE SL�PES ARE TD MEET R��FING SYSTEM - x=�=�-
� i�'"a�::�����M-_
MANUFACTUR�RS STANDARDS F�R EXTENT, � =�l�'�'£�;�,%�
SLQPES & C�N�IGIJRATIQNS. � N Y - Y x-
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3. INDICATES SLOPE DF ROaF.. -J V ^ f�
4. RQDF TQP EQUI PM ENT CLl RB5 AND RQQ� SCIJn'LE
ClJRBS FIJRNISHED & INSTALLED BY GC, ARE T�
BEAR DTRECTLY DN RflOF STRUCTIJRE, DD NQT
BEAR QN RQQF DECK. RQQ� TOP EQUIPMENT M�ST O1
5ITL�V��. ------ --------- .--_------------------------------- -- "-----------___--------------__--- ` �.�s
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5. AL� PIPES, C�NDUITS, ]UNCTIQN B�XES, � i � � � ; � I ;
❑ISC�NNECTS, E7CP�SED STEE�, UNPAINTED SHEET ;
METAL. FLASHING, RQ�F SC�TTLE CUftBS, ETC. � � Er � � � - �� N
� a:�z a;ia. a:�z ; �
ABQVE R�QF ARE TQ BE THREE [3} C�AT PAINTED. � � N M pRA1N 6Ei.[3�V,r�p. _ �
� � � i � { 3"�VERFLOW �
CDL�R�5} Td BE SELECT�D 6Y ARCHITECT. � `� � ----------------------------------------------------------------� 3•�awur►s�i�w, P, �� sa � i
� I � oLL o� �
1 Nu�.� Nw �
5. ROQFIiVG SYST�M - R�F�R TO SP�CIFICATIONS � � i o� o� �
F�R BASE B�D & A�TERNATE R��FING MATERIAL, � I � � " . �� �
RD�FING T1fPE & PRICING INFDRMAT��N. � � ' PRIVATE TERRACE PRIVRTE TERRAC� ;
� I � C�NC.PRVER5 ON CONC.PAVER5 ON �
� � ?EbE5TAL5 OVEi�"fPa PEflESTA1S OVER TPO 1
7. AL� RQQ� PENETRATTnNS, RQQF FLASHTNG5 AND I � - ; , � - _ � � �R�OFING MEM6RANE�VER �RC7C�FING MEMSRANC aVER �
`-' ��� ' �� _ 4:12 1 R-25 PflLY iN511LATIDN R-25 POLY[NSUtATI�N �
ADDED RQQF T0� EQ�IPMENT SERVICE PATHWAYS � � ��^ � .. � BOARfl 4VER PLYWppd 8flAR0 pVEk PLY4VQ�d �
RE UIRED AS PART DF TH� INT�RIOR FINISH ❑UT ' �` � � � �^���^ �^ f � � ' � �
� � �- ,�'j^ � � �ECICING ❑ECKING 1
I - �- '.,:.� .-` -a; r^..;� ..-^. r==� =� �-� � = 1 �
•..iJ.;-. _' ir �..: 1
C�NTRACT, ARE T� BE PERF�RMED BY THE I r , � ,� � �
�INNER'S�LANDL�RD'S RD��ING C�NTRACTDR. I I ��---�'�:^. �. ,� .'�r-. i� ''-; ��: ,.1. �_. ........_......................_...._W...._W..W_W..W..W_................_....W..w_W_W_W..W..W..W__..W___.._ 1 W
� � ,
� � �� - - - - � � r �
FFNISH-�UT C�NTRACTQR T� ARRANGE AND 1 ;_�, -i�� � ;-� �� � �, `' .,~ ;� � � ��� :��' `�`' � I I �
� � I I � � ¢
I �� , �-. �, .� F-. ,�- ,� ,- w
CODRDINAT� RD�FING P�NETRATI�NS, F!_ASHING •� �r" '�' '� � �' �" `�, '� � �";� I
AND PATHWAYS W�RK. IN N� CASE WILL � � a i:---_y�:�.� �� r ��_.-����.. :-, �- �-,�.--.��. �� �..� .� ;-- � I I � � _��
UNAL1THORIZE❑ I���FFNG P�NETRATIQN, � I ,,;�•- ,�-.�:-:. ,� :. }-_- ,�.� �_� � -- .�, .- - �, .� ..� ,�j I � � f I � � � � ..
FI.ASHING ❑R PATHWAY WQRK B� PERMITTED gY � I '� � ��. .�, �� ' I I �r� ,,-
I �� ^'- -� .,;-. ;� r-- r—. .-� �. -� �. � � a:t2 ��ia W � �"
TH� FINTSH-QUT C�NTRACT�R QR HIS 1 ' � _ ^ � �^ � i [ I � Z � W�
� , :;� .� .� �-. � r- .�,�� r, .fi�. �' ! f I � � �
SUBCONTRACTORS.- I � � '�,�-� �r.�-�,, �. _- � .� .r - ,:� ����, r- -� ^I i� I � I I '—" �.,a
� , , � , �; I ^ � � �cJ
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8. PRQVI�� ROQF TQP SFNGL� PEN�T'RATI�N � �`� �. �. ^ �� I E I � � �
C�NDUITJPIP� B�QTS & CLUST�R PENETRATIDN �� � `� r� � '-� �' �� `�� �' �1�, � �
i i �, .� �^. i I i Q � � ��
MEP CURBS. � -- _ �-��.,� � - �.�-�. .����, -�- I:--_ I ��zz ��t� I � � � �
I , �;� .-:��� . .
� � , --�r� .� �, �-. .-� � - -- ! I I �' � �
� � ` ��. ��r :�. ., �^ rw� � �� :. � � � � � � �
3. PR�VID� HVAC UNIT GUARDRAILS WHER� 1 � ;���t-� '� `�' " �- '���'�f-��r' � '� �'�_'; [.j
�, � � �_._ �-- ��� � .�. � �, .� t._. ��, .�-,� . ' ' ' ;.. � I I �
6UILDING PARAPEfS ARE LESS T�IAN 42 HIGH & � � _ =.- �� '� � �, I I I �
HVAC �NITS ARE LESS THAN 1�`-0" FRDM 1 _ '_' ���.=, r- �-� �� --�, �--: •- --� �-- . i I I �
I , � � � � ,__.,_____.,_.,_„_.,_.._,.____.._________...,.,_.,___.,_.,_.,_.,__________________.,_.,.,.,_.,_ W
.� �, �. �-.
�a�►P�rs.. I i _ -=-�� �{ �� --���� �� � VENT SHAfT r———� �
REF. MEP �
1D. AL� RQOFING CHANGES & PENETRATI�NS ARE TQ � j � � ; M � � � , ;
BE P�RFORM�D IN ACCORDANCE WITH APPR�V�D � . — - � — �
RDOFING MANLJFACTURER S RODFING ❑ETAILS ��R � I � �
, � I I ,
I ! ' � � '
THE R�OFINC SYSTEM[S} �NSTALLE�. I � ,r-- ----- - � � � � �
� � �:12 5,�GllITER � � �-�- ---�- -�-�-�-�--- ----�--�- ' � � i
d a
11. D❑ NOT SCALE DRAWINGS: IF DIMENSIDNS ARE IN � � � + � � � I � F � ± � N �
�LJE5Ti0N, THE C�NTRACTOR SHALL BE + i 1 � I j � , � a � �
RESPONSIBLE FQR QBTAINING CLARI�TCATIDNS I ; � 1 � I � � � ; � - � � � �
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No. Shee� Tit�e
BUSH ARCHITECTS Ci C�VER SHEET
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ADDISQN, TE7CAS 75401 _ CZ REPLAT
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FARMERS BRANCH, TEXAS 75234 �s�
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� TEL: 214.287.9�fl9
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�, WESTLAKE TEXA� 7fi262 ��R�n F-1046
� TEL: 817-43Q--D941 TEXAS�RE�STi�AlQN �tJ��88485
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' ' ' , � � � � L�t 1, Block I�, WESTLAKE ENTRAQA, an addition to the Town af West[ake accarding to the plat thereof recarde� under
LINE TABLE ', 1 1 ,�32 5Q. �. il, fnstrument No. D216D272fl6, Real Property Records, Tarrant County, Texas.
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NUMBER B��iNc DISTANCE ' , � f r � l / nWNER'S DEDICATI�N
�� IV 18'14'z5" E 13.33' � 1 LOT 1 R, BL�CK 4 `� � � SH ,,4
, ' ', , ' � NOW, THEREFQRE, KNQW ALL PERSQNS BY THESE PRE5ENT5:
L2 S 71'27'2Q" E 23.43' ''
L3 5 0�'0�'�0" E 25.02' , �(1 , , � That BG F�}C, LLC, d�es hereby adapt this Plat, designating the herein aha�e described property as R�PLAT �F L�T 1, BL�CK
' � � ' � � N, WESTLAKE ENTRADA, an addition to the Town of Westlake, Tarrant County, Texas. The easements thereon are hereby PRQJECT L�CATION
L4 N 89'58'S7" W 49.50' , � �WESTLAKE ENTRADA ' ` � reserved for the purpvses indicated, and in accordance with the easement documents fi[ed with the Town of Westlake and
L5 � 3t•32'po" w �a.o�' � / (INST. N0. D21 Sn71847} ` � � � Tarrant County. The utility and fire lane easements shall be open to fire and p�lice units, garhage and ruhbish collection
' agencies anc� the public and pri�ate utilities for which the easement is reser�ed, and as specifically appro�ed by the Town of � �
L6 tv 18'14'25" E 15.53' , o� �P R.T.C.T.)� � Westlake for the use af a partiCular easement. The maintenan�e of pa�ing or any �ther surface on the utility and fire lane m 5p4p,NA��'
, �' � � � � � easements is the sole responsibility of the property �wner. No buildings, �r ather permanent impro�ements shall be constructed, S
CURVE TABLE �Cy ,WL ENTRAQA BUILdING, LLC � reconstructed ar placed upon, over ❑r across the easements as shown. 5aid easements being hereby reser�ed for use and o
, p� Q , (INST. N0. D218137177} �_ / accommodafion of all publi� utilities far which the easement is reserved, and as specifically appro�ed by the town of Westlake.
NUMBER DELTA �tAo�US �HOR� CHORD ARC � 1m �D.R.T.C.T.} - - - / Any puhlic utility far which the easement is reserved, and as specifically appro�ed by the Town of Westlake to use a particular
6EARING ❑15TANCE LENGTH , � ,' ' / easement shall have the right to remove and keep removed all or part of any buildings or ather improvements which in any way VI C I N ITY MAP
C1 22'39'01" 30.ti0' N 82'43'57" w 11.78' 11.8fi' , �j �� _ � may endanger or interFere with the construction, mainfenance, or efficien�y of its system in the easement and that public utility
�,,1 N ' � shall at all times ha�e full right af ingress and egress upon the easement for the purp�se of c�nstructing, reconstructing, �NOT T� SCALE}
C2 71'27'20" 34.flD' S 35'43'4�" E 35.�4' 37.41' , � inspecting, patrolling, anc� maintaining and adding to or removing all or part af its system, subject to complying with all ordinances,
' � ' �0'x 1 Q' WATER ESMT. �
C3 9�'pt'03" 39.flp' S 45'Da'31" w 55.1 fi' 61.27' � a (iHsr. Mo. oziaax�zos} � S 1 � � — � rules, regulations and resolutions of the Town of Westlake, Texas, and in accordance with the easement documents filed with the
, �—i (P.R.T.C.T.J �1 � Town of Westlake and Tarrant Caunty. The TQwn of Westlake, Texas, and the publi� utility shall have t�e righf of ingress and
C4 12'45'57" 112.67' S 83'36'32" W 25.08' 25.14' ' � '� WATER ESMT. / 42,D01 SQ. � egress to private property for the purpose af reading meters, maintenance and service required or ❑rdinarily performed hy that
� {IMSf. M0. b218a71$47) ufilit No eneri� "U.E.S." utilit easements will be allowed. Na easement will be allowed b se arate instrument without
C5 1 S�4FJ�17'� 172.67� S fi7�FJ�'.3S" W 56.27� 56.`JZ� , ,' � (P.R.T.C.T.] � , Y• 9 t Y 7 Y P
�� � � q� L�T 1 , BL�CK P written appro�al by the Tvwn of Westlake.
C6 5'03'53" 1466.56' IV 2i'Oi'28" E 129.60' 129.64' ' �/' ' � J � &' LIGFiT AN� �UCT 6Ai�1K ESMT. � ��^`� � WESTLAKE ENTRADA �
' � {INST. NO. 0216027206} � aN Notwithstandin an thin to the c�ntra m this Plat, the nwners, for themselves and their success�rs and assi ns, reserve and
,' � � {P.R.T.C.T.) Q o��-, (INST. N0. D2 1 8 1 40387} g y g ry g
� � �, �� ' retain the right to grant other righfs and easements across, o�er or under the easement tra�t(s) to such other persons as the
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' ,, ' � � � ��e� documents, and the uses granted do not materially interfere with the wse �f said easements by the Town �f Westlake for the
�, `�'�;� � MRW INVESTORS, LLC purposes set forth herein and the Town approves said additional easements or additional uses in writing. Any damages to
� ' �qR� �� � (INST. N0. Q215147255) facilities located in said easements as a result of the use granted to suGh �ther persvn shall be prvmptly repaired by such ❑ther SCALE: 1" = 20'
^ a�LE �� s� LIGHTING, OL1CT BANF(, person, and the Town af Westlake shall ha�e no respansibility for any damage ta such ather person's facilities in c�nnection with
V C� {��ST �'t'��1'iy l TRi-courarr, a+a❑ An�,+os Es�+r. �D.R.T.G.T.}
I N�, RIG (ir�sr. r�o. o�isiao3a�) the use of said easement by the Town of Westlake.
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Q � � � (INST. NQ. 0218140387} In addition, notwithstanding anything to the contrary in this Plat, the owners, and their successors and assigns, may use the
, �� , , ' � � � � {P.R.T.C.T.} easement tract[s} identified in the easement dvcuments, and shawn within the boundaries of the platted pr�perty fvr paving,
� �i v S ]�.27� ` � � ~ pedestrian walkway, parking, landscaping and aerial improvement purposes {the "improvements"}, which d� not materially
� � ' , ' 2Q„ � � � 1 ` ! l _ interfere with ar prevent the use by the Town of Westlake of said easements for the purposes set forth herein. Any damages to
J � e , facilities la�ated in the easements identified on the platted praperty as a result of such uses shall �e prompfly repaired by the
^ � I � ' �8� , then-current awner of the platted property that caused such damage, and the Tawn of Westlake shall have no responsihility far
V �z- ' � any damages to the improvements in cannection with the use of said easements by the Town of Westlake.
m Q I ' L�GEN❑
� ' , That the undersigned does hereby dedicate ta the Town of Westlake, in fee simple, to the publi� in perpetuity forever, the streefs
� �'��' ' afld aIIEy5 SI1DWfl thBfEDn, TII� StfEEtS�fld SIIeyS�f�dEdlC�t�C� fdf�}UI7IIC �JUf�7d5�5. D.R.T.C.T. QEE�REC�R�S,TARRANT COU�lTY,TExAS
ESMT. EASEMENT
,- q , I � INST. I�1STRlJMENT
� � Q p This plat is appro�ed suhject to all platting ardinances, rules, regulations and resolutians of the Town of Westlake, Texas. Na. NUMBEa
� , , d �1 HATCHEa AREA TO BE PG. PAGE
, ���q � ABANOONEO . �C.] Witness m hand this the da Of , �0 P.R.T.C.T. PLAT RECORdS,TARRANT C�LJNTY,TEXAS
/'� ' a OnJ BY THIS PL4T ,� y y
V �; S[�.FT. S[�UARE FEET
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, , Cp � � By: BG FQX, LLC � AREAS 7�BE ABANDONED BY 7H15 PLA7
I / S� Q L�T 1 , BL�CK N �
,` � a 7exas limited partnership
C]� � 10' WATER ESl�T.
, ' � �. 1NE5TLAKE ENTRA�A (iNsr. No. oz�saz�zos)
� � �INST. N4. D216�27�QE} (P.R.T.C.T.} _ � �a I gy. Printed Titl�:
, ' �-" � �P.R.T.C.T.} �5� ❑RAIMAGE ESMT. J Q � � �
, , {iNsr. r�a. o2iso2�aos] o � �
' {P.R.T.C.T.) �" � �" Printed Name:
, ' BG FOX, LLC TO BE A6ANOONEO BY THiS PLAT ' � _ � � I
� �INST. N0. a217204553} � Q � �a
� � �. � (d.R.T.C.T.) � � I S7A7� OF 7EXAS §
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' ,�� �,�^� ��ry`� - I BEFQRE ME, the undersigned a N�tary Public, in and far The Sfate af Texas, an this day pers�nally
��n ' o e`�U' ' � R� � � HATCHEO AREA Tfl 8E I Fl f
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o � ' o � ' � � aan�aoor�Eo appeared kn�wn to me ta he the pers�n and off cer w ose name is subsc ihed to the foreg�ing
� �� �?� � � • 1p' ELECTRIC ESI�T. BY THIS PLAT I instrument, and acknowled ed to me that he executed the same for the ur ases and cansideratians therein ex ressed and in
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, c, o � � ' �i .� � VARIABLE-WIDTH {p.�.r.c.T.} � � �� I the�apacity therein stated.
���V � y �� ❑ � � �� � IMSTNITMO. 02 6027 a6} J '
' �m`" , ' �� � � U�s � � {P.R.T.C.T.] � � � � �I ` � N 8457'a8' �?43.°�' }��� ��T 1 , BL�CK M GIVEN UNDER MY HAN❑ AN❑ SEAL QF QFFICE, this the day af 2Q
� � `- " �' y � � � I WESTLAKE ENTRADA
� I 1 � �� �" �� � �— �
p '� 1 �F. �"� �
� , �� _ �'m �, o C4 L4 I (INST. N0. D216�272�6)
�� 1 � ��� (P.R.T.C.T.} No#ary Public, 5tate of Texas
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� � , �� �. f caoc FORREST LANE 6, ��c SURVEY�R�S CERTIFICATE
0 1 (INST. N0. d217129635�
� I � ' f �D.R.T.C.T.} KNaW ALL MEN BY THESE PRESEI�TS:
a� i a'x i o' wA�R ESMr.
I , I �IMST. M0. �2160272Q6} That I, ❑a�id F. McCuflah, do hereby certify that I prepared this Plat and the field notes made a part t�ereaf from an actual and
� ' {P.R.T.C.T.) ` ` '
' / ifl� ELECTRIC es�r. acGurate survey of the land and that the corner monumenfs shvwn thereon were properly placed under my pers�nal supervisi�n,
� � � t�n�sr. n�o. oz�soz�sos� f in accordance with the Subdivision regulatians of the Town af Westlake, Texas.
' (P.R.T.C.T.)
� > } 15' DRAINAGE ESMT. ` ` �
z , ' / 1 � (iNsr. No. o2�sa2�zos) ❑ated this the 1th day of Octaher, 2019.
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� � � �`a�� �' � , W ESTLAK E ENTRADA � � Da�id F. McCullah •••s••••••� � ••
� �
wl , ' ' � � �INST. NQ. D216fl27206} 1 Texas Registered Professi�nal Land Survey�r Na. 40�3 ...�C.��....v�.
! .
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� �a' wn7ER Estirr. ' ('', q •.;E'55�o.••p
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' ' ' � � 1 .218 ACRES \ �INST. N0. D217129�35} STATE OF TEXAS §
a ' , ' ' � (�.R.T.C.T.} ' §
m C�UNTY ❑F
I � � LCJT 3 BL�CK N �
¢ , ' ' - � � ' BEFORE ME, the undersigned, a Notary Public, in and for The State �f Texas, an this day personally appeared Da�id �.
� W ESTLAK E ENTRADA McCullah, known to me to be the persan and officer whose name is subscribed to the faregoing instrument, and acknowledged to
� l
Q � � � � (INST. N�. D216�27206} ` s� WAI.L A�AfN'fEMANCE ESA�T. / me that he executed the same for the purposes and considerations fherein expressed and in the �apacity therein stated.
� ' � _ \ (ir�sr. r�q. o2�saz�zos)
z ' , � ' _ _ �P.R.T.C.T.} {P.R.T.C.T.) ' GIVEN UND�F2 MY HAN❑ ANq SEAL OF �FFICE, this the day of , 20
i
� ' 1 � � � SAND PHARMACY WESTLAKE 1�881 LLC � � RE P LAT
v�i (INST. NQ. D217245875} � f
� 1 �F
' I � (D.R.T.C.T.} , ! �Iota Public, State af Texas
�v � 1�' WATER ESMT. , , ry W E S T LA K E E N T RA D A
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6EING 16,387 SC�UARE FEET
00 IN THE WILLIAM H. PEA SURVEY ABSTRACT N4. 1246
� 1. Basis of bearing, horizonfal and �erti�al position deri�ed from the Texas W�5 RTK Network-Texas State Plane Coordinate �
� System, NA�$3, North Central Z�ne {4202). TDWN �F WESTLAKE, TARRANT CDLINTY, TEXAS
� OCTOBER 2�19
w 2, �Io fla�dplain exists an this site.
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�"' BGE, ln�.
3. 5elling a portion of this property by metes and bounds is a�ialation of the Town �rdinance and 5tate Law and is subject to �WN ER � �595 ❑allas Parkway, Suite 1�1, Frisco, TX 75034
a fines and withholding of ufilities and building permits. � �
Tel: 972-464-4$Qa . www.bgeinc.com
� 4. No generiG"11.E.s" {utility easements)will be allvwed. N❑ easement will be allvwed by separate instrument without written
BG FOx, LLC � TBPLS Licensed Surveying Firm N�. 1�193953
� a ro�al b the Town of Westlake. cvpyr�gr,t 2vis
N �p y 129 5 Mafn 5t, Ste 110
� Grapevine, TX 7fi051
�a 5. Unless otherwised nated, all boundary corners & lot carners are 5!8" iron rod set with yellaw cap stamped "BGE".
a Contact:�avid McCullah
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� � Tel: 97�-464-48D� • www.bgeinc.Gom
� TBPE Registration No. F-1�46
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M '� '1 � / � _--.. . r --. ', � �i -- I � (3 SPACES} EXISTlNG FOR THIS PLAIV SET Z w � w
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a / 1 ;� � ;�' = r � f _ __ _- - � ~,� ~ � I I 691 feet sou#heast of the intersection of 5olnno 61vd. and Qavis Bivd. � � �
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� 1 I � � T �.�� , �� I � 6 LIGHT
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� ' ' � � � `, i` � I I 8i�2 - G Cut found on fap af curh in the west turn ia�e median ot the T��SE PLANS ARE 155i�E0 FQF2
� , ' ��. � � oI I� � n intersection nf aav':s SCvd. ond Hwy 114 ppprnximately 3$ fee# wes# of the
`� � J �� ' '���' �ARIABLE �it f L7 L�� I`, IV! centerline Qf Davis Blvd. ond 8 feet sou#hwest o# traffic signal pale an THE Pl1RPOS� OF PRELIMI�fARY
� ' / �, I E [ ` ' � REVIEW ANd ARE NQ� INTENQE�
� ' � � � � ' � S.S.E. + southwes� carner of intersectinn. �OR CON STRIJ CTI DN.
x j r � �'. - (ro aE Moo�F�Eo) 1 L�T � Ekev. fifi7.93' WHEN 155L1E❑ IN
: �� � � � 'J i � ` - - � FINAL F�RM THEY WIL� BE
� y TBf�+l1 - "❑' Cut in median nase focoted � 7p� feet southeost af intsrsection af Qavi SEALED, 5lGNED AND pATEp.
� / i 1 PRDP�SED PARffING 4 � t� � . � Bivd. and Oove Road. Elev. 668.9fi
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� ' �' � , ` 7 TB�12 - C Cut in rnedian nase at intersectian of Davis Blvd. ond Buil Way. BGE, INC.
a �\_ .' IO ELEC '� Efev. 87�.'S$ TE7(A5 REGISTERED ENGINEERING
N � � � � '` -' ' � � ESMT — — ��
� � � PRdP�SED PAFiCING �iaM �-1a4s
t � 1 I F � ��. .l. JASalV A. FREY, P.E.
�i � i� � 24' FIRE LANE - ~ � �� �4 SPACES� TE7(A5 REGfSTRATI�N N0. 88485
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a f''J LINE LEiVGTH BEARING
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v i�, 1 I =� � WALL MAINTENANCE f
M I N I M U M � 0 F �N�T 5 I Z E l�N IT 5 I Z E T�TAL � �F� �2 25.❑24 So- o�° oo.00���
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ESMT L3 49.499 N89' 58' S7.D9"W r�1TA�.-i- 1-3n�7-��'t- T�_..
� � i BEDRQ�MS PER MiNIMIJM AVERA�E UNITS T�TA�
a • ' , / � - - - - =- - -
� , 1 I�r�,,'� � � � L�� I'\ I V � U N� I L4 18.a�3 IV31' 32' OD.45"W - _.. . , r i=��_��
�I '' �/r�/ �� � � � L5 15.530 N18' 14' 24.Fi3"E
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2 BEaR��M 1 ,278 1 ,71 D 9 9Q
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+ DEVEL�PER C�WNER SURVEY�R�ENG�NEER
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`� CENTUR��N AMERICAN MRW INVESTORS, LLC BGE, Inc.
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� 'l804 Valley View Lar�e, 5uite 3D� �8fl0 Valley View Lane, 5uite 3�0 � = 2595 ❑allas Parkway, Suite 204, Frisco, TX 75D34
: Framers Branch, Texas 75234 Framers 6ranch, Texas 75�3�1 ` Tel: 972-464-480� ■ www.�ageinc,cam
�� Contact: Michael 8eat � TBPE Registration No. F-1 Q46 ��
z� Can#act: Michaei 6eaty y Cvpyright 2di8
�� Telepf�ane: (2'i4)-�87-9n�9 Telephane: [214�-�87-9D�9
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GEMERAL NOTES T{]WN �F W�STLAKE G�NERAL NOTES TR�P H Y C�U B o � �
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1. TF+ESE ND7E5 APPLY 7Q ALL SFiEETS IN 7H15 PLAN SET. 1. THE APPLICABLE STAiV�AR�S AN� SPECI�ICATIDNS, THE CURRENT VER510iV OF THE "STANdARd SPECIFI�ATIOfVS FOR PUBLIC WORl�S CO�VSTR�ICTIDN" ,�. i c�`'� �¢ �'� �aos .rA�n�s
PU8LI5HED BY 1V.C.T.C,4.G. Af�la TH� �QWN �F WESTLAKE ENGINEERiNG STANDARflS SHALL APPLY, IN THE EVEIV� �F A ��7NFLIC�, T❑WN Q� WESTLA�fE ,�,�,y`z` }�edlin +��qo� S" ��'m �
2. C4NTRRCTQf2 15 f7ESPflNSIB�E FQF2, A�la IV1U5� OBTAIN Pf210R 70 CdPlSTRUC71C31V, AL� �1�CE55ARY CONSTf2l1CT1�N PEF2MIT5 f2EC�UIR�❑ BY 7H� L(]GAL STANDAR�S SWALL �C3VERfV. TI-IE CONTF2ACT�R SHALL ��LL�W ALL APPLICABL� TCEQ, A.W.W.A., AN� A.S.T.IvI. f2EGlJLATI�NS. ���, � Camete��y Course � a `' �
MLJNfCIPALITY, C�IVTRACT�R MUST NAVE A CQPY QF T'HE LOCAL MUNiCIPALITY�S 57ANDARD C�IVSTRUCTi�N pETAILS QN SI�E.. 0��]�'S�` ��" • �'ai SE�A4NOLE �.� � $ �
2. Ak�L MA��RIALS AND WORKMAh1SHIP SHAL� BE 5U8JECT TQ INSPECTI�IV BY �NE TDWiV �F WESTLAKE. THE TOWf� �ESERV�S THE RIGHT �Q ACC�P7 OR �°P� �a �'�r � � U
R�J E C� M A 7 E R I A L �R W�R#C M A N S H I P T H A T O�E S N�� C�I V F O R M 7� 7 H E S T A N L�A R D S A i V D S P E C 1 F I C A 7 1�N Q F �H E T�W N. `�'F�.- �� ���G� fiR�S H o� o � q
3. E X I S T I N G U T I L l T Y L�C A T I O N S S H O W N A R E T A K E N F R O M A V A�L A B L E R E C O R�S P R Q V I�E Q B Y T H E l 1 T I L I�Y O W N E R A N D �G E�D L�C A T I O N S �F S U R F A C� � �fAAfl'N �¢ z
APP�IRTENANCES. L��ATIQNS SFiDWN ARE GENEftALLY SCHEMATIC IN NA�'L.1R� ANQ MAY Na� ACCUFiATELY RE�LECT THE SlZE AND L�CATIDN �F EACH ��4 _ `' .��' Y �� iM�RM�sg � x } `' w
PARTICULAR UTILGTY. SQME �JTILITY LIi�ES MAY NflT BE SHOWN. C�fVTRACTOR SHALL ASSUME RE5PQN51�ILITY �dR ACTLlAL FIELd LOCATION ANd 3. AL� D�STURBEQ AREAS QFF-SITE SHALL 8� SEE�ED �R SDDDED A5 SHdWI� 4N THE CQNSTR�JCTI�N PLA�kS. y
PRCITECTION �F E}C15TI�iG FACILIT�ES WHETHER 5H4WN OR N�T. C��JTRACTDR SHALL ALSQ A55iJME RESPQN518lLiTY F�R RIEPAIRS TO EXiS�IhfG � ��� �` � Q
FACIUTIES, WNE7HER SHOWN Oi� NOT, �AMA�ED BY CONTRACTC7R'S A�TIVlTIES. 61FFERENCES IN H�RIZONTAL DR VERTICAt LOCATION i]� E7ClSTING �- Y�� ���17RACTQR SHALL HAVE ��1E �i} APi'R�VEa 5ET 0� CQNS7RLICTIQN PLANS ❑�i fiHE JOB SITE pI�RI�iG C�IVSTf�l.1C71�N. �o � .� � BGE, II1C,
U�ILITIES SNALL �fOT BE A BASIS FQR ADLlVTI❑NAL �7CPEN5E. ���T�-A�� � � F� �Nv��N£ f-=-- 2595 Dalfas Parkway, Suite 204
5. THE C�NTRAC��R SHALL N�TiFY THE T(�WN �F W£STLAKE AT LEAST FORTY-EIGHT �48} H�]LlRS PRIqR TQ COMMENC�NG �DNSTRLlC�IO�J. e�ITE � � Frisca, TX 75434
4. AiVY COiVTRACTOR / SU6CCINTRACTOf2 PERFaRMING WDRK dN THiS PR�JECT SHALL FA�AILlARIZE NIMSELF WI�H �HE Si�E AN� SHALL 8E 50LELY �, ALL PAVING AND UTILI�IES SHALL BE C�NSTRL.ICT�17 ANd TESTE[] IN ACGORaA�1�E Wf�H THE 7DWN DF WES�LAKE SPECIFiCA�IQNS. � p Tef- 972-464-4$a� • www.bgein�.com
RESPOhISiBLE F�DR ANY pAMRGE T� �XIS7ING FACILITIES R�5UL71NG QIREC7LY �R l�i�IREC7LY FRDM HIS OpERA71�NS. SAI� �X�STING I�APf2QVEMENTS
SHALL INCL�J�E 811� N4T 8E LIMIT�a Tfl BERMS, ❑ITCHES, �EN�ES, AN❑ PLANTS. RNY REM�VAL OR aAMAGE T� EXISTING IMPROVEME�VTS SHALL 8E 7, AN �iVGilVEEREn TRENGH SA�ETY Pl�AIV !S REQUIRE� WHE�i �HE �RENCFi �E�TH ExCEE05 5�. ��Nc, TBPE Registratifln tVo. F-1�4�
REPLACEI] DR RE�AIRED BY 7HE CDNTRACTOR AT H1S ExP��VS� ANR S!-fALL B� APPROVE� BY THE TOWN DF WEST�AK�. GDntaCt: Jas�t1 Frey
8. BASE� �N ❑lJF2 UN��RSTAN�ING AND TFiE INFQRMATI�N P{�QViDEa BY �FIE �aWN, THE WATER ANa SANITA#2Y SEWER LINES C�MPLY WITH THE WATER ! Te1: 972-454-482'f
5. THE CQNTRACTQR SFiALL MAIN�AIN A��QIJA�'E 51�'E ❑RAI�IAGE aURING A�L PHASES �F C��STRUCTIDN. THE �dNTRACT�R SHALL USE SiLT FENCES �QR ¢ 114
fl�HER NlET�iD�S APPf�OVED 8Y 7NE ENGINEER Ai�D T�WN} A5 REt��JIRE� TO PREVENT SiLT A1�6 CDh1STRl1C�jd�l DEBRiS FROM FLOWiI�G ONTO A[�JACEN� AND SANITARY SEWER �AASTER PLANS FOR TH� T�WN �F WESTLAKE. � Copyright 2��7
PRp�ERTIES. CpN7f2ACTOR SHALL C�MPLY Wl�'H ALL APP�I�ABL.E FERERAL, 5TA7E, QF2 L4CAL E�a510N CQNSERVATI�I�, Ahl� SIL�Ai`IQN Qf2piIVAf�CES. WATER N�TES: N �'-'�
C��lTRA�TflR SHA�L REM�VE ALL T�MPORARY �R�51�N C�NTR�L aEVIC�S IJP�N C�MPLET��N �F P�RMANENI" �RAINAG� FACILITiES AN(J THE Q S��A�A
0
ES�ABLISHMEN� flF A STAND �F GRASS QR 0�'HER GR�W�H T� PREV�N� ERQSI��1. �HE C�NT�2AC�QR !S RESPQNSiBL� FDR dBjAINING PERMITS AND 1. C�iVTRACT�R SHAL� PIJRCHASE A CQPIE(S) QF THE ��WN aF WESTLAKE ENGINEERING S�'ANaARDS, LATE5T EDITI�N, ANa ��LL�W 5AlD STAIVaARQS �en�r
APP1�aVALS B�FaRE CaNSTRIJCTI(7N BEGINS. dURVNG C��VSTRUCTION. oov� Rono � ��s�
fi. IT IS THE �ONTRACT�R'S RESPONS�BILITY T� MAINTAIN NEAT ANd ACCURATE CaNSTRIJCTI�P� RECdRQ PLAiVS. A C�PY dF THESE REC�ftE7 ��ANS AR� 2. ALL WATER LINES, FITTINGS, AN� APPlJRTEIVANCES SHALL BE IN ACCORQANCE WI��! �'HE TflWN O� WES�'LAKE ENGI�}EERING STANDARQS, LATESF � ��.,'�'�
Tg BE SUBN�ITTEQ TQ THE ENGINEER L1PQiV CQMPLETION a� C�NSTRUCT�QN. Ed1TIflN. ALL WATEF2 SERVICE C�NNECTIfl1VS TO BE FORD CONlPRESSI�N FITTINGS. A�L BE�1Q5 T� i�AV� RETAIN�R FiTTINGS (MEGA-�UG�. llS� aOi�ESTIC o�a �
QUC�1L� IRQN FITTINGS �NLY. ��`�-'� ¢
7. CO�ITRACT�R SHALL USE A�L �JEC�SSARY SAFE�Y PRECAUTiONS 7D AV01❑ CQNTAG� WITH aVERHEAQ ANQ lJ�f�]E�GRDl1ND PQWER LINES. THE �,
C�NTRA�TflR SHALL �2EVIEW AND VERIFY ALL DIM��4510N5 SHflWN ��! THE PLAiVS ANd AL� FIE�D �ONdITI�NS THAT MAY AF'FEC�' C�NSTRlJC�'IDN. 3. AL�. �IRE HYaRANTS SHA�f� HAV� dN� {1} HY�F2A-5TaF2Z �aNNE�71�N ANa TW� �2} 2,5" H4SE NOZ�LES, ��1AL� l�AVE A MINI�fIJM {NAIIV BARREL ■■ �+
VA�VE OPENING OF 5,25", AN� SHALL SE PLACED fl�f MAfNS C7F iUd� L�SS THAiV 6" 1N �iAMETER. A�� �IRE HYDRANTS ARE T� BE PAI�TED PER Y IVINITY MAP � r
8. SH{7�]LD DISCREpANCIES dCC�R, THE CaN7RACTOR SHALL IVOTIFY TNE ENGINEER �FO OBTAIN l`HE E�VGINEER'S CLARIFlCATi�M B�FORE CDMM�NCING WITH ARTIC�E IV, SEC7EDN 2.H.5 O� 1"HE TQW1V QF WEST�.AK� ENGINEERIhIG S�AIV�ARDS ANQ AGREE[3 7Q $Y 7HE T�WN. �E�QT T� SCA�E}
THE CdNSTRUCT101�. DEV�L�PER
9. C�hlTRACTQR 7� DISPQSE flF ALi� EXCESS EXCAVATIDN MATERIALS A5 �IREC�Ep HY THE DWNER. 4. lJTILlTY CQNTRACT�ft SF-IAL� PLACE APPR�PRIATE LOCATI�N MARKS �N T{-iE ClJR85 P�R THE TQWN C1F W�STLAKE ENGINE�RING STANdAF2�S. CENTUR��N AIVIERICAN
1�. T�+E CONTRAC74R SHALL TAKE AL� AVAILABLE P�ECAUTI�NS 7� C�NTR�L dUST. CQivTRACTDR SNALL C�N7R�L DUS� BY SPRINKLiNG WATER, OR BY �- ��-L WA�E� MAIf�S SHALL BE PVC AWWA-C900, �R18, CLASS 15� U�VLESS NdTED OTr�ERWISE, 18�� Val�ey View Lane. 5uite 30�
❑TNER M�A�IS APPR�VEa BY THE TDWN AN❑ ENGINEER, AT NO AabI�IaNAL CflST T� THE �WiVER. 6. TpP pF WATE� MAI�! SHAL� BE A MlNIMUM �F 48" BELOW TFiE TflP �F C�JR� �R 48" BE�OW FINESHEa GRAdE. I�ETA��IC DET�CT�R TAP� WILL BE Farmer5 Branch, T}C 75�34
USEQ. VALVES TO BE E�CTEND�� TD WITHIN i' �� GROLlN❑ I� MORE TI�A� 35". Conta�t: Michaei Beaty
11. ALL E7CCAVA71�1G 15 LINCLA551FIE� AhlD SHALL INCLUDE ALL MATERIALS ENCDUNTEREl7. UNUSABLE �XCAVA7EI� MA7�RIAL AND ALL WASTE f�ESL1LTING T��: ���_�g�_9���
FR4M 5lTE CLEARiNG AiVQ �R�B81NG S�IALL BE �15PflSED �F C�FF 51�fE 8Y THE C�NTRACTOR A7 H15 E?(P�NSE. 7. FIRE HYaRA1V7S SHA�L HE taCATED 6' BEHINa TFfE BACK �� ClJRB (MIN}.
12, THE CaNTRR�TQR SHA�L �'RQVIQE ALL f�ECE55ARY ENGIIVEERl�VG AiV� SURVEYING F�R LINE ANp GF2A�� C�NTRaL P�lNTS RELA�EQ T� EAF2THWQRK.
8. C�iVTRACTdR SHALL CLEAN THE WATER MAIN 8Y INSERTIDN QF "PDLY PI�S" AT �ESIG�IATEO L�CATI�NS. CDST F"�R "PaLY PIG" CLEAIVING WILL 8E Th�{E ����EL/ �l `iL.J
13. TNE C�NTRACT�R SHALL SALVAGE AND PR�TEGT AL� �7�ISTiNG PQWER POLES, SIGNS, MANHOLES, TEL�PNd�1E RIS�RS, WATER VALVES, ETC. Dl1RING RESP4NSIBILITY flF 1"HE C�N7RACT�R.
�nq�nC•e�n:j � ��vlf•'C"�^'+4 � �_'�ns.Sra:S':n
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9, AL� C]�N�ESTIC WATER SERVICES SHALL 8E 1'� ��A55 20� P�LYETF�Yl�ENE.
14. BACi(FILL SHALL BE FREE FLaWING, FR�E �F R�C�CS ANL7 LARGE CLQaS. �ACKFILL SHALL 8E PLACE� IN 6 Tfl 9 INCH LIFTS AT ❑ft ABOVE �PTIMUM
M�kSTURE ANa MECHA�EICAL�Y C�MPACTEd TO 95 PERCEiVT STANDARD PRDCTCJR F�R ALL UTILITIES. 1Q. C�RP�f2ATl�N STDPS 51�ALL BE FULL OPEN PRIDR 7Q BACKFILL.
15. ALL PR�7P�5ED GRADING WHEaE ANY BLJI�.DINGS MAY POTENTIALLY B� CONSTRLlC�ED SHALL 8E Aj flR ABOV� QP�IMLJM MOlSTIlRE AN� �1ECNANICALLY 11. C��2B STDPS SHA�L BE 7�S��t] ��R FL1LL FL4W WHEN 7HE SYSTEM IS P�:ESSURE f�STE'�. �
C�MPACTEIJ TD 95 PERCEIV7 S7AN�ARD PR�CTDR. ALL �7HER GRApIfVG SF�ALL BE A� OR A8QVE DPTIMUNi M�ISTUR� ANa MEC�lANiCAL�Y COMPACTED � Q
TO 9Q PER�ENT STAI�QARD PR�CTaR. CflNTRACTdR WI�L HAVE TQ C��R�INATE WITH TH� lJTiLITY �C�MPANIES FOR ANY ftEQ�JIRED UTILITY �2. 4�ETER BQX�S SHALL BE Fl��2Nf�HE❑ BY THE �aNTRACT�R ANd PLACEQ IN PAVEMENT PER T�WN DF WES�LAit� METER 80X DETAILS FOR If�-f�AVEMENT �
ADJUSTMENTS AN❑ / �R RELDCATIONS. ��T�R g�x��. w ❑ �
13. WAT�R MAI�VS �Q BE Lfl�A�'�� P�R 7HE �LA�15. �'.J �
lfi. E�2�SION Cdf��R�L D�VI�ES A5 SH�WN ❑N THE GF2AdING ANd ERD5I�IV �QNTRflL PLANS �OR THE PR�J�CT SHA�L BE INSTALLEa PRIDR TO THE 5TAF2T CL �"
OF LAiVp pISTL1RBING ACT�VITIES DN THE PR�JECT. 14. METER B�?C�S 5HAl�L B� AQ��1STED �d FIfV15H �RADE PRI�R TQ PAVlNG. � � �
17. ALL EROSI�N CONTROL QEVICES ARE TO B� INSTALLE� IN ACC4�2DAf�CE WI�H THE APPR�VED PLANS ANE3 SPECIFICATIOlVS FOR THE PR4JECT. CHANGES 15. E?(7ENa SAMF'LII�G POIN7 2' ABOVE E?CISTING GRADE ANd ENp W���! A i" Cl1RB S7�i�. SAMF'�ING PdIN7S WILL BE �ETERMIN��] BY 7HE GONS7RUC�IOfV � � � �
AF2E 7G BE APPRDVED BE��f�E CONSTRUC7I�N BY THE aESIGN ENGINEER AN�7 �FHE 7�WN D� WE57LAKE. RNSPECTaR. � � Q
18. I� THE EF2DSION C�NTR�L PLAN AS APPR�VED CAiV�VDT C�NTR�� �R�SIQN ANq ❑FF-SI�E SE�IMENTATION F�pM �HE PRaJEC7, �HE ER051�N COf�TRDL � � � � V,J �
F'LAf� WILL BE RE4UIR�[] �0 BE REVISEQ AN❑ � DR AQC7iTI�NAL ER0510N CONTRdL [��Va�ES WlLL BE REQLIIRED ON-5f7E. 16. PIPE SHA�L BE TEST�❑ A� 150 P51 ��R FC3UR {4) HOURS. Y �._, � w � �
19. IF OFF-SITE BQRR�W �R SPfllLS 51TES ARE USE❑ 1N C�NJUIV�T�flN WIThi THIS PROJECT, THIS 1N�4RMATION SHA�.L BE �ISCL�SE6 AND SHC]WfV OIV TH� �7. CHL��2ENATE WATER LlNES AT 5Q0 PPM FQR FQF2TY-ElGH7 (4$} FtDL1RS. CF-fLaR1NATIDN 15 ACCEP7ABLE �LfRiNG T�1E PRESSfJRE TES7. U � �
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ER�51QN CQN7�24L PLAN, Q�FSI7E B�RRDW ANI7 SPaILS AREAS ARE C�NSIDEREp PA�2T �F THE Pf2QJECT SITE AND THEREF�RE SF�ALL C�MPLY WiTH 18. FLLISHING ANa CFi�ORINATION SHALL �E CO�R�INATE� WITH THE COfVSTR�ICTIQN �NSPECTO�. � Ct7
THE TQWN 0� WEST�AKE ER0510fV CONTRO� REQUIREM�NTS. jH�SE AREAS SNALL BE S�A8ILIZEd WITH PERMANENT GROUN� COV�f2 P�IOR TO FINAL Z J � � �
APPR�VAL aF THE PRQJEC�. 19. ALL TAPS flN E7(15TING MAINS SHALL BE WET TAPS. N� 51ZE-4N-SIZE TAPS ALLflWED. Q � � W � � �
�0. TNE CONTftACTQR SHAL� ABI�E 8Y A�L APPLICABLE FE�ERA�., 57ATE, ANa ��CAL LAWS GDVER�iING EXCAVATIDN. TF�E CDNTf2ACT�R SHALL PROVID� � � �
� aETAILED PLA�iS AND SP�C�FICATi�NS F�R �RENCH SA�ETY SY5TEM5 THAT COMPLY WI�H APPLlCABL� �.AWS G�VERNING EXCAVATID�V. TH�SE P�ANS ��• �x15T1�VG VA�VES SHALL 8E ❑PE�2A��a 8Y CITY PERSQNNEL �NLY. QNCE THE �IEW VVATER LI�IE 15 ACTIVAT�L� AND PASSES BACTERIOLQGECAL TESTING, � � Z " � Ur W
� SHALL BE S�ALEa BY AN ENGINE�R E7(P�RIENCED IN THE ❑ESEGN �� 7RENCFi 5AF'ETY SYSTEMS ANd LI�ENSEd BY TH� S�ATE �F 7�XAS. SUBM17 PLAN TH� VALVES MAY BE OPEf�ATE� �Y CITY PERSONNEL �NLY. W � � T� � � ¢
� Ta �HE �WNER PRfQR TO CdMMENCiNG WDRK, THE C�NTRACTflR SHA�L BE SaLELY RESP�NSIBLE FflR ALL ASPECTS �F W�RK RELATED T� SANITARY S�WER NOTES: ¢ � J � � W �
Q EXCAVA�i��k. J � rn � �
^ 1. CQiV�RACTOR 5�-iALL �Ut�G�1A5t A C�FY aF TNE TQWN �� WtSTLAKE EIVGINEERiiVG STANaAR�S, LATEST tDITION, AND F��L�W 5A�17 S�ANRA�DS DU�ING �J
� �1. THE CONTRACTOR SHALL COORd1NATE C�PERATEON �F ALl� ExISTiNG VALVES WITH TH� �'dWN O� WESTLAKE. �HE CON7RACT01� SHAL� BE S�LE�Y �4�75TRlJCTION. Z W � w W
�, RESP�NSiBLE F�R S�'fE rREN�� SAFE�Y �U�ING ALL PHASES DF C�NSTRLi�71DN. � � � �
N �. ALL SANITARY S�WE{� LINES, FITTINGS, AND APPl,1RT�NANCES �HALL BE IN ACCORDA�iC� W1TH �HE TflWN �F WESTLAKE EiVGINE�RING STANQAROS, � - � �
� 22. THE C�NTRAC��R SHA�L VERIFY ANI] CQdRI71�EATE ALL i�IM�NSICJNS SHC3WN IiVC�UDING �HE F-#ORIZ�NTAL A�fa VERTICAL LaCATION dF GRA7E IN��TS �ATEST E�IT1C}N. � �
N AN� ALL �1TILITIES �RCJS51iV� THE S�DRM SEWER. � �
� 23. 1"HE SIT� U7iLI�Y G�NTRAC7DR SFiALL PRDVIDE ALL MA�ERIALS AND APPURI"ENANCES NECESSARY FOR C�MP��7E INS�ALLA�IDN QF TFIE S��RM SEWER. 3. ALL RESI�ENTIA� CL�ANQLJTS WIL� 8£ BASS & f-lAYS 4�4 �L�AiV�L�T OR APF'R�VE❑ EgUAL. w � � �
� THE �'OWN �F WESTLAKE SHALL INSPECT ALL PUBLIC iMPROVEMENTS. 4. TH� SANITARY SEWER SERVICE LINE SHALL BE ExTENDED A MiNIMUM 4F 5 FEET PAST THE PR�PERTY �I�lE. (.] � �
� Z4. TF+E Ga�ITRACT'OF2'S BIQ PRICE SHALL INCLI�aE ALL INSPECTION �E�S. AS AN ALTER�iAl"E, THE dWNER RES�RVES THE RIGHT TQ PAY 7H� INSPEGTI�N 5. SERVICE LIN�S SHALL 8E �" PVC AND S�iAL� B£ PLiJGGEQ Ai�Q PRESSURE TESTE� WITH THE MAIN LIlV�.
� FEES C71R�CT�Y Tfl THE TflWN. CflN5TRl1CTIQN STAKING TO BE PRflVI�Ed BY TFiE �ONTRACT�R, l�NLESS �TNERWISE AGREEO T� 8Y THE dWNER.
= 25. THESE PLANS DD NOT EXTEN� TQ �R lNCLU�E DESfG�i OR SYS�EMS PERTAINIiVG Ta THE SAFETY QF TN� C�iVSTRUCTI�N CQNTi�ACTOR IS IT5 �� SERVI�E LINES ARE T� BE LaGA�Ea A� THE ❑flWNHILL SiDE OF �HE L�T, THESE PLANS AF2E i5511E6 FOR
? EMPL{�YE�S, AGENTS, OR RE�RES�NTATIVES IN THE PEF2FOR�AANCE OF THE WORK. ��iE SEAL OF FiEREON DQES N�T EXTENd TO ANY SLlCH SAFETY 7. ��{� T�P fl� SEWER PIPE SHALL BE A �AINI�lUM OF 48" gE�ow �in�is+�Ea GF2ADE. TH� PURP�SE QF PRELlMINARY
� SYSTEM THAT MAY 1VOW flR HEREA�TER BE INCflRPflRATED IN THESE PLANS. REVIEW AN❑ ARE NdT INTEN�ED
� 8. TH� C�1�TRAC�OR ES R�QUiREd TO �ULL A MAN�RE� THROUGH SEWER f'IPE. FOR �ONSTRUCTiQN.
v 26. SEEDING SHALL SE BRflA�CAST SEE�IN� IN A�CDRaANC� WiTH �lCTC�G SPECIFICATiONS I�EM 3.1Q "SEEDIN�". WHE�! lSSUEO I!V
� 9. A TV INSPECTIDN D� THE SANITARY SEWER LINES 15 F2�QL11REa. FINAL FaRM THEY WILL BE
0 27. FERTILI�ER SHALL BE IN ACCaRf]ANCE WiTH NCTCO� SPECI�ICATIDNS !l`�M 3.11 "FERTILI�Ef2". S�A�E�7, SfGNE€] AN� QATEd.
� 1�. TH� SEWER PlPE WI�L 8E PRESSIJRE TESTE[3 IN ACC�}�DANGE WITH TNRCC LOW I'RE55lJ�2E AIR TES� �S�CTIQN 317.� (a}{�4}(B}}, REF£R TO MANH�L�
� 28. WATER, SEWER, & ❑UCT BANI{ V�IL� HAVE dE��CTOR TAPE INSTALLEa BETWEE�! �MBEdMENT ANd �fATIVE BACKFILL. pE�AIL �QR AQC]lTfDNAL TE5r1�EG REQL�IR�MEIV75. i�ESP�N518tE E�IGi�lEE�:
� 29. THE �DNTRAC�QR SHALL V�RIFY TH� L��ATI�IV, SIZE, AN❑ MA�"ERIAL dF ALL UTI�ITIES AF�E�TEQ 8Y C�NSTRIJCTIQN PR1�R Tfl B�GINNING i1, ENGINEEREp CASING IS �2EQLIlRED WHEN CROSSlNG STREETS LARGER TNAN CdLLECTORS. TExAS REGIS EREC� ENG��lEERING
� C�NSTRUCTIOfV. C�NTRACTOR SHALL CONTACT ANfJ CD�RI7INATE WITH ALL AFFECTEp I�TILITIES 48 H�I�RS PF21DR T[] C�NSTRtJCTI�N. D1G T�SS FIRM F-1445
s i-$04-344-8377 12. NO SERVICES ALLOWE❑ �!V CLEAiVOU� STACK. ,lAS�Iv A. F�EY, P.E,
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Q _3Q. CDN7RAC�QR SHALL LtiCATE ANa ADJUS� E7CISTING lJ�'1LITY MAIVHqLE LIDS, CLEAIVQL�TS, WA��R VALVES ANa �7FiER SURFACE APPURTENANCES A5 13. ELIMINATE DISCHAF2GE INTO T�iE E7(15TI�lG S�WER SYSTE�1 gY PLUGGING LIIV� A� CQIVNEC�IDN. THE C��fTRACTQR W1LL BE 81�LE� FQR �HE D15CHAR�E DCiDBER 23, 2�19
� REC�UIRE� F�R NEW C�NSTRl1CTI0�1. C�NTRACTOR SHALL C4�RdINAT� IJTILI�'Y AOJUSTME�lTS WITH O�FiER DISCI�'LINES ANd THE APPRQpRIAT� t1TILI7Y pURING C�NSTRUCTIDN.
� A�ENCIES AND PRDVi[3E ��R ALL FEES FDR �ERMfTS, CaNNECTIq�iS, fNSP�C�lp�f5, �TC. T�IESE AE]JUSTMENTS SHAL� $E C�NSipE�2ED INCIl7EN�AL �fl -
� TNE CaNSTF2UCTI�N CONTRACT. 1+�. U�ILlTY COC�TRACTOR SWAL�. PLACE APPROPf21ATE LQCAT�ON A�IA�2KS DIV THE �1JR85 P�R �!-{E ��WN �F WES��Af;E EN�I[�E�RIlV� STANDARIJS, LATEST �~�`� T'�-�� '
�
° EDITIQN. ' '.o Ver4}�� �
� 31. THE CflIVTf;AC�"�R SHALL PRaT�CT �x15TING PRDPERTY MflNUMENTAT�ON ANd PF2IMARY CQNTR�]L. ANY 5L.1CH PDIN�S WHICH THE C�NTRACTOR _, . �, �:.+st F�7c�� �...__ � � _
� BELIEVES 1NI�� BE DESTRQYE� SFiALL HAVE Q�FSET P�INTS ESTABLISI-iED BY TFiE CDN�RACTQF2 PF2ICJR TQ CDNSTRUCTIC7fV. ANY MONUlv1ENTATIDPI �5. PIPE MA��RIAL FQf2 WASTE WATER LINES Sk-lALL C�f�EF�RM 7� TI-1� �EOT�S 5Fi0W{V ON THIS QRAWING AfVD Tfl Tt-l� RE4L11F2EMEfVTS �� T!-!E �R�JECT ��n� C�,�,=tr�a�-fi,n �,_�i.�itie�
; DESTRDYEC] �Y �HE �QNTRACTaR SHALL 8E REE5�A6USHED AT HIS E7(PE1�5E. SPEClFI�A�lONS. SANI7ARY S�WEF2 LINE SHALL BE SOR-35 PVC IF DEPTH OF LINE i5 1�' 0�2 LESS AND 5[]�2-28 IF ❑E�7H OF LlNE 15 GREATER THAN
0 1Q'. EMBEp SEWER PIPE IN ACC0�2[]ANCE WITH LQCAL MUNICIPALITY a�SiGN STANDARDS. ;�n�_������� � � �
a �2. BARRICAI7ING AN❑ 7RAF�1� C�NTR�L Dl..1RING CQN57RUC�`1Qf�! SHALL BE �HE RESPOI�SiBILI�Y QF �ff-IE CflN�RAC�aR AND SHALL CaNF�RM 7Q 7i-IE ;-i c,_- i-.:=:r,r-�_��=._TF�
� LATEST EQITI�N OF THE 'TExAS MANIJAL �N I�NIFQRM TRAFFIC C�NTRQL dEVIC£5", �ART VI IN PARTICLIl�AR. TRA�FIC FL4W ANp A�C�SS SHA�L BE -
� MAINTAINED DURING ALL PHASES DF 7HE C�NSTRUCT14N. THE Cf7NTRACT�R 15 RESPa�[SIBLE �QF2 PRQVI�ING TF2AFFiC SAFETY M�ASURES FOR WQRK ��• WATER ANQ WAS�EWATER LINES SHALL BE �aCA�E❑ A MINIMIlM flF 9'APART �CLEAR ❑15TAIVGE), Wt�EN SEPARAFIDlV GAiViVaT 8E MAIPJTAII�E�, SANI�ARY
i �� p�Q���T SEWER SHALL EITHER 8E ENCASED IN CQIVCR�TE �R l]PGRAQED T❑ PRESSi�RE PIPE (MIN. 5�R 2�}.
� REVfSI�NS
� 33. flIVSITE PLAIVAME�'RIC AN❑ T�P��RAi'HIC MAPPIN� �'AKEN FR�M DATA PR�VI�ED SY G&A �ONSlJLTANTS C��1�IRME� 8Y BR�WN AN❑ GAY EN�INE�RS IN STORM DRAIN N07E5: REv t�0, DArE DE5CRiP1lDN
% JULY 2ti14.. 1. ALL CULVERT NEA❑WALLS AND IfVLETS TQ HAVE STQf�E CLAD�ING.
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34. ANY DAMAGES �NAT MAY DCC�J�2 74 REAL PROPERTY ❑R EkESTiNG lMPF��VEMEiVTS SHAL� BE RESTDRE� 8Y TF-IE C�NTRACTOR TO Aj �EAS� FHE SAME �. �p pRECAS� Cl.1RB IfVLE�a.
a ��E�D171QN THA7 �HE REAL f'RQPEF�TY ��2 E7ClS1'ING iMPROVEMENTS WERE IN PRlDR �D THE DAMA�ES. �HIS RESTDRATIC7IV S�iALL BE SUB.IECT T� THE
z �WNEF2�S AP�R�VAL; MflREOV�ft, TH15 REST�RATION SHALL N{3� �E A BASIS �OR ADC7ITIDNAL G�MP�NSATiON Tp THE CONTF2ACTDR. F�E5TQF2Ai1QN 3. AL� MAT�RIALS ANd WORKMANSFtIP ��R STORNt flRAI�E CdNSTRUCTI�N S�fALL �di�F�Ri� T� ThtE NCTC�G 5TANdA€2a SPECI��CATl�NS FOR PUBLIC W��2KS
� SHALL INCLUDE, BUT NOT BE LlMITEC] �0, REGRAS5ING, REVEGETATION, i�EPLACIiVG FENCES, REPLACING TREES, ETC. CQ�iSTI�UCTIDN, LATEST EQ�TIDN, AND THE LaCAL MLINICIPALITY REQI.lIREMENTS.
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� 35. IT SHALL 8E THE RESP�N5181LlTY flF THE C�NTRA�TDR T�: 4_ CQ�lTRACTDR SHAL� MAINTAIN aF2AINAGE AT A�� 71MES pI�RING C�NSTRUCTIQlV. PON�I�iG ❑F WA�`ER WlLL NL]T 8� ALLDWEa.
�
� A. Pi�EVENT ANY dAMAGE TQ PRIVA�E PRflPER7Y AND PROPE�iTY ❑WNER'S POLES, FENCES, SHRUBS, ETC. 5. 5TQF2M PIP� SHALL BE CLASS Ili REINF�RCE� C�NCftETE P1PE (RCP} �$"AND AB{3VE IN DiAMETER AND SflR-35 PflLYVINY� CHL�RIa� [PVC} PIPE QR
B. PR�VIdE ACCESS Tfl ALL DRIVES ❑UR1NG GDNSTRUCTION. NIGH dEI�SfTY P�LYETHY�ENE �HQF�} BEL4W 18"lPl ❑IAMET�R, �RAW� gy;
� C. PF2DTEGT ALL IJN�EF��F2611ND UTILITIES TO REMAIN IN SERVI�E.
a D. N4TIFY ALL LJTILlTY CDMPANIES AND VEftIFY LaCA�lOiV 0F ALL UTI�I�iES PRIOR TO START �F ��NSTRUC�I�N. GRADING NOTES:
'� �. TH� C��17RACTQR SHALL ADMfN15YER SPRINKLERS FaR DUST C�NTR�L, EARTHW�RFC �R BASE CaN57�UCTIQfV AS REQiJIRE❑ af2 AS I]IRECTEp BY THE ��E�K�� $Y'
y 36, CDEV7RACT�R SHALL MAINTAIN U7ILITY 5ERVICES AT ALL 71MES DURIN� CQN57R[JCTIQN. ENGINEER IN ACCflRDANCE W1TH THE LOCA� M�INICIPALI�'Y STANdAR�S.
6
� 37. THE C�NTRAC7�R 15 RESPaNSiB�E FOR KEEPING 51[�EWA�f(S AI],7ACENT TD 7HE PROJEC�' FREE DF MUD AND D�BF21S FROM TNE CONSTRUCTlON. flA7E:
� 2. FILL MA�'ERfAL Si-IALL BE C�MPACTED Ta A MINIMIJM 95 PERC�i�1T �F 4NA�IMI�M aRY gEN51TY AS DETERMINE� 8Y THE STA�+1�ARa PFiQCT�R 1'EST, AS�'M
.° 38. THE �ONTRACT�R SHALL REMaVE ALL SURP�l15 MATERIAL FR�M THE PRflJECT AREA UN�ESS INSTRLJCTEQ ❑iFF'ERENTLY BY �WNER OR EN�INEER. TH�S � ���� �N �������TIDN WITH THE CaNlPACTING QPERATiflN, FIL� MATERIAL SHALL BE BROUGHT T� A I�aiSTUR� C�N�ENT RANGING FR�M +2 PEF2CENT
� WORK SH,4LL BE SUB5I�IA�2Y TD T}-�E CDNTRACT AN� 15 NDT A SEPARATE PAY I�EM. F'C3�NTS AB�VE ClPTIMUM �fl +6 PERCEN�A�E PQlNTS ABOVE {�PTiMUM +2 T� +5. Pf2nJECT NUMBER:
� PAVING N�l"ES:
� 39. THE CDNTRACTQF2 SHALL 8E RESf'ON518LE F�R ALi� CflaRQ�k�ATIdN, INSPECTI�N, ANa T£STING AS REQUIf2Ea BY THE QWNER Ak�d/�R THE LDCA�
: MUEVICIPALITY. 1. C�iVTRACTQR'S WaRit SMAtL INCLlJC7E PAVEMEI�T REM�VAL ANa aISPOSAL REQIJIR�� FQR NEW WAL�f, aRIVE, CURB, GUTTER AN❑ DTHER PAVIiVG SI�1 ��t N �.
� F�ATUF2ES. CON�RACTaR SHALL BE RESP�N5IB�E FOR ALL �OORL INA�IQlJ, IM1lS�'ECTI�N A1J� TES�ING REQlJIi�ED BY THE �W�ER AN�/QF2 TF�E LQCAt
� 40. ALL W�RK IN TNE CI7Y RiGHT-DF-WAY, PROPERTY AN❑ EASEMENTS SHALL BE CDNSlD�RE� PU�LlC_ ALI� ❑THER WdRK SHALL BE CdNSIDERED PRlVATE. Ml1NiCIPALITY. �E N E R A L N �TE S
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� 2. PAVIiVG 5ECT10N5 SF�A�L BE SAWCE�� IN fi5� X 15' SQLIARES.
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`� 3. PAVEMENT �2EM0'JAL A1�D R�PAIR SHALL CDNFdRM TQ THE �OCAL ML11�aCI�A�l�Y REQUI�2EMENTS. CON7RAC��R SHALL MAKE AIV E��OR7 70 PR�JECT
a C�l�1CF�ETE AN[J��R ASPHALT E�GES.
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� 4_ COiVCRETE PAVING J�I�f�S SHA�L BE C�NSTRU�TEC7 AS R��DMMEI�QED IN TNE GED�ECH�fICAt REP�RT NOTED $ELOW.
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?° 5. 51T� PAVIfV� AiVD PAVEMENT S�BGRAdE SHALL 8E PR�PAREa iN ACC�F�dAi�CE WITH THE GE�TECHNICAL REP�RT N�, M515349�R3 PR�PAREd 8Y �WI
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t �'� ' 1 �� ;� � � � ti ;;i -J-= � � 1. ALL WESTLAKE ENTRAQA IN�RASTRtJCTURE ASSUMED AS �Asa�v A. FREY, �.E.
� � ` 't� f+ ' EXlSTING FOR THIS PLAN SET TE7(A5 REGfSTRATI�N N0. 88485
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° '� ' `. � , , fi9� feet southeast of the intersectian of Salano Blvd. ar�d Dovis Bsvd. ve��Fy ��.�
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n ' �7`' � _ i . O ��� � � r i �� centerlme of dnvis Blvd. ond 8 feet southwest a# traf�ic signal pale an - - _ - . - =.- -.-��-r�=��
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� LEGEND
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�i � � i ❑RAINAGE AREA S�tJNDARY RftAWN BY:
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o �rable I: Draina�e Areas s5o PRQP4SED CONT�UR LlNE
� a��a Area Area Coe#�r Time nf 5�R 5�'R ]{]VR ia YR ?�YR ?5 YR 5f]YR 5[}VR 100 YR IU�VR Q���:
� Desi��iarion {sq f�) {,qci•esj C AsphalllC'onc. Co��uner�ial Single Family Cir�ss Coz7c:entz�tiinn Intensity FL�Vti' Interzsity FLL7W lrtlenssry FLi)G'� fntensity FE.C7W [l�'�L�151T1T r-Lo��� - - PROPOSED STORM SE1N�R
� D,95 [].7U fl.fi� D.�5 T� {i��ll�i} {CF51 tin!hr} {t'F5y [i�i�hr} {CFS} (inllir} [C'T'S} {i1ti1HR} {C�S}
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`� l ? 3 �i 5 G 7 S 9 iD 1 l 1? l� 1� 15 tG 17 l8 19 P{�4JECT NUMBER:
� :�I i?27� U.?S U.7G f]?S li] G.8' 1.� 7.�1�} 1.C� 9.?0 l.F 1{1.5; ?.l l 1.55 �.28
o ��� ;a,�57 o,so o,s4 0.� 0.;5 ir� �.s� 4,� 7,99 5.3 �r�,?a ?.� �0,7; 7.0 1 i.55 7.7i P� �---- DRAINAGE AR�A NLIMBER S�2 et N�.
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� '1 � � � � 74' X 70' I T p t � � �_ � Cnntact: Jason Frey
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� �� NOTE: STpNE OVERFL�W 5TRL1CTL1R�5 �R Siit Fenee General �fates Erosion Contral tulat Nates � �
� �� � flTHER CJUTLET CON7RDL ❑EVICES SHALL BE 1. Steel pflsts whioh support the silt fence shall be 1. Ervsion cantrol mots sholl be in cflmpliance with
°` w� INS7ALLED A7 ALL LdW PflINTS AL�HG 7HE instoiled fln ❑ slight angle tflword the ❑nticipflted NCTCpG 6est Manngsment Prvetices. Ervsivn
�'.I 1�" ��fVCE AT A MINIMUM DF EVERY 3Qp F�EE7, runaff source. Past must 6e em6edded ❑ �vnfrvl mflts moy be used in pkoes qf, pr in �
inl � minimum of �ne foat vddition #o sill fe�ce far sheet flow filtering r � � � RftAWN BY:
d 2. �he tqe ❑f the siit lence sholl he tren�hed-in 4{7PIICp{Ip�4S, �r
o �� ^ ^ � � 5, with spade ❑r me�hQn�cal trenchQr, s❑ that th� �. �fpts shpl! be instalied flnd Qn�hpred securely tv �► �� �
: ��� r �r � �1!!�, dawn sfape face ❑f the trench is flot ❑nd the ground in eqmplipnce with the �
w, �� - �J�� � Ea. 51p� g� perpendiculor t❑ the ifne vf flvw. Where silt rnanufq�turer's re�qmm�ndptions. 4f � � CHECKE❑ sY'
a� I��F�e�c w�uc aeauar �AJ[, fen�e cflnnpt he trenched-in �e.g. pa�ement or 3. The width requirement af the �rvsion control � ��•
� p - ��T 3 ��8����R��� M �''{ rock surface}, weight f�bric flvp with rv�k vn rnats shall be �amparab�e to the width ❑f tha
� ��� I SILF FEN�E uphill side to pre�ant flow fram s�sping under disturbed surfoce to be filtered. The minimum Q,qjE:
� ���T � f����, width s�ail be 1p Feet far Single Fnmily Evts and 1' l�� AI lAf
� �8Y��R� �1z F} 3. The tre��h must be ❑ minimum ot 6 inch�s 2d feet fqr Cpmmer�ial appkicativns, unless 51 a E V I E VY E I V� UI E YY
� /��'YA��L 11lST EX� fenGe f hr� �ta 6e loidein thel graund tqndsr�t �ph�ag�se 4ppraved fram the 5lvrm W4ter iJtility N��S. pF�4JECT NUMBER:
� I � �MA A����� aackffiled with compq�ted mpteripl. 4.The width vf erqsiqn cAntrvl mats can be �� �� � �� �uy� `� pMd ���
� F��aK S�N �#I�A��BA�#L W�IK �. 5ilt fence shvuid he securely fflsten�d ta ea�h raducad w1�en used in �anjun�tivn with silt fenGe Z �� ��pp � �� ��T
o �f�W�K� steel suppart pvst vr to wvven wire which in and black sad vegetqti�s l�uff�r strips. In na f�� � �TM M f � �r � �� �C
= � E A7T�1G A f-Ma! � �, ��N rpp QSIp� turn is pit4CFlB� tp the steei Pence past. Thare applicotians will erosion cvntro! mvts be Isss � �� � W � � wTM �� � � � �T S h e e t !�i Q.
� ����� T �pY4�� ;"� �54Y�F��C� wherebends�af�f 4 icEm�t,secur�ly fqstened than 4 feet wide. * �� � �r 0� � � ��
� � ' ' 5. Accumujated 5��t shq�� e� ��m4�ed ���� �t E R�5� �N ��N TR�L
� � �E 4� i 1�2" Fli.TER STflNE �_�~�� � reo�hes a depth t'. The silt shail 6e disposed ❑f A�DVANTAGES:
� � Y/�y/� }�, at an apprv�ed site and in such a manner os �,yE � M$r�AT� P L A N
''' �,��j�.� to not contribute tv additional siftation. � �� � ����
i � — ��/%�1/���`/��; 6, 5ilt fence shall be remo�ed when the site is �,�,�� �T � � ��� � � �� a��
� �'�J� 7. Roc Plfilter damsl sholl he used at con�entrated g � � �
�
� high fiaw discharge araas in lieu ❑t silt fence.
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' ' � �'•� ' ` _ - � ���� � p� Frisco, TX 7503�
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� �., `. I; �� ' r -=�__-___ . ., �8�Q Valley View Lane, 5uite 34Q
.�_:_- �-----� � � � Farmers Branch TX 75234
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� ' � � . I EX15TlNG F�R THIS PLAN SET � — � �
� 2. ALL DIM�NSI�NS ARE T� FACE DF CURB IJNLESS � � �
OTHERWISE NOTED �
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� � - { 691 feet sou#heasE of the intersection af 5alana Blvd. and f}avis Blvd.
� � ' � � �Eev. fifi8.963� THESE PLANS ARE 1551.fE� FQF2
� � i�l� � � L�� � M THE P�RP05E dF PRELIMINARY
� � I 8M2 _ "❑" Cut found on top af �urb in the west turn fane median at the R�V1EW AN� ARE N�� IN�ENQEp
� � I ��� � intersectian af Qavis Slvd, flnd Hwy 114 opproximotely 3$ feet west af the FQR CON STRLICTI d�f.
� � 1 centerline of Davis Blvd. and 8 feet sou##�west af troffic sigrral pole on WHEN ISSLIE❑ IN
= ' �� � ` � southwest carner of intersectio�. �INAL FORM TwEY WILL 8E
� ; � � � ` � ` � Elev, fifi7,93' S�ALED, 51GNEQ AND pATEp.
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N ' \ r ` l � �• L� TBHI� - �'❑� Cut in medion nose �vcated N 7D0 feet southeast af intsrsectiaR af povis RESf�ON51BLE ENG�NEER:
'` � r � ► � 7 Bkvd. and dave Road. Elev. fi68.9fi BGE, INC.
i '' ' �� � / _ I � � J � � TE7(A5 REGISTERED ENGINEERING
a /� � � � � 1~ TB�12 - "❑" Cut in median nase at intersection of Davis Blvd. arrd Bull Wny. F�RM F-1�46
� I I . �� ' JASOlV A. FREY, P.E.
' �lev. fi79.58 TExAS REGfSTRATION N0. 88485
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LANDS�APE N�TES: PLANT LIST
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I. ,4 TRE� PERMIT IS 4�E�tUIf�ED F�R f�LL f�EMDY�4L 4F �4L.L TREES, �r�c�v ��Mg�� C�MM�IVrB�TANICAL NAME SI�E SPACiNG QUANTfTY REMARKS
�+ND UNPfZ�TEGTED.
2. PL�41�iT M�+TER�P�L SHALL BE MEP�SIJRED P�ND 51ZED r4GG�RDIN6 T� THE Lr�TEST 5tudio 13 Design Graup,PLLC.
EDITI4N nF THL� TE?C�S NURSERY � L�NDSGP+PE �+SS�GI�TION {TNLP.j LD LIYE �}�!C 1 G2UERGUS YIR6IN�AN�+ 3" G.4LIPE� A5 SH�WN 4 6' MINIMUM SPREAU; MINfMUM I�' l�iE16HT; FULL R�UNDED �sr,w.ni���,s���.:ti
I�fE�4D b' MI�IIM�iM BF.�'ANGHI1�tG HE16HT; NURSERY 6R4NiN, �_e��is�����e. rcxati����ti7
SPEGIFIGATl4N5, SR�flES P►ND STANDAFZD5. :���y_�i;_�q{,�
3. ,4LL PLaNT StJ85TITUTI�KS �+FZE SIJF.JEGT TD T�WN DF Y�STL�4ICF APPR�V�+L
p+ND NNST SE Sl�EC�I F k ED Ohl THE APPRaVED L�NDSGAPE PLAN. LE LP�GEB}�RK ELM I ULML15 PA1ZV I FDL I r4 3" G�4L I PER A5 SH�YVN 3 6' M I N I MUM SPRE�4D; M!M I MIJM 12' HE I GHT; FIJLL ROUNDED f73.�1 C J�irr����[�����t�
�. GRG�IJHD G4VET25 US�D I K L I EU �F TUfizF bR,455 MUST PF'.aV I D� GDMPLETE f�fE�4D b' M I N I MIiM Bf�.ANGHI 1�G HE I GHT; NURSERY GRQNiN,
G�1/E�GE WITHIN OM� {I} YE�rR �F PL�NTING AND MAINTP�iN f�►DEC�Uf4TE
G�VLft�rGE �S APPROVED $Y TH� T�Y►C�l QF H�STL�+lCE. Rg TEX�►5 PANSY RED�JD 1 2" GALIPEi� ,45 SHDWN 3 5` MiNIMUivI S�'RE�rD; MINIMUM 8' NE15HT, 2" Mli+l. GAL.;
5. TREFS NNST BE PL�►NTED F�iJR FEET (4'} DR GREP�'I�R Fi�M GURBS, GFRGIS Gr4NADENSIS TEK�NSiS FI�LL HEP�D NI�1Z5�RY bF.�WN
S I UENi�4LK5, UTI L I T7 L I NES, SGREEN I NG WALL5 ,4NI714R 4TI-iEiZ STRtJGTLfRES. TI-iE
TDWM OF Y�STLpKE H,45 FINP,L �4PPRpV.4L FD1Z �4LL TR.EE PLAGEMENTS. '�H�S� ❑C7C�ilv1E�TS AR1_
b. TREE PITS SHALL H�,VE RQUbHENED 5lDES �4ND E3E TYVp Tp TI-3REE TIM�S PH PD55UMH,4Y� HQLLY I ILEX DEG1DiJA 2" G�LIP�t4 AS SH�WN 3 5' MiHIt�ELJM SPR,Ef�D; MINIMUM 8' HEIGHT; 2" MIN. GP�L.; FQR iNT�:ItIM ItE'VfEW
W I DER TH.4M THE Rp4T B,4LL �F THE TR.EE 1 N ORDER Tp FAG I L i T�4TE �IE,4LTHY FL�LL HFP�D NUiQSERY SR.pWhl nN LY A�v n��T ��v�r�N D�❑
RppT �Rpy,��, Fox co�rs-rr�uc�rroN a�
"I. TR�E5 SHprLL N�T B� PL,4NTED D�EPER TH,4N THE BASE OF THE "TR1�NK I T,4L!AN GYPRF55 / GUPRESSlfS SEMPERV f RFNS °I-I�' kT. ,45 SHQWN 3 5' lyl I Ni NNM SPRE,4D; Ml NI MIJM 9-!Q` FiE I GHT; TREE FQFZM; ►3��7 0 11v G P U�t P�S ES.
FLAR.E". FULL HEPtD NUR5ER1' bR�WN
8. THE TREE P I T SHr4LL BE BAGKF I LLE17 W I TH NATI VE TOPSO I L FREE 4F RQGK
AND 4THER DEBR�S. f�G�4VE I AG�41/F ATTENUAT�4 AS SHDWN S�ib��}ittal �-1[i-2D i 9
9. BURLAP, TWfNE A1�1D Y�IRE BASICETS SHALL BE LD45E1�iED ,4h1I7 P�JLLED P�4GiC 3D GALLON � FULL PL,4NT5
FfiZOM THE TRUNK pF TRFE �+S MUGH ,45 Pp55lBLE.
I D. TREFS SH,4LL N4T BE W�4TER.ED Tp EXGE55 THAT RESlJLT5 I N 5D I L
SATURAT�OM. IF 541L B�GDMES SAT�JRATED, THE �^k�4TERlf�lG SGHEDULE 5HP+LL TEXAS SAGF I � bA�LLON �45 SHOY+iN �� FULL PLAKTS
PE ADJIJSTED T4 �4LLOW FOR DR,4INAGE ANn AB54RPTiON DF THE EXGE55 LEllG�PHYLLUIwI FRUTESGEN5
�`�R� LITTLE J�HN B�TTLE BUSH 1 � bALL�M AS SHOWN � FIJLL PL�4NT5
II. �4 3" L�YER �F MI�LGk SH�J..L BE F'R4VIDE�7 ,4RQl�ND THE B,45E �F THE GALLISTEMON "LITTLE JDHN'
PL�4NTED TREE. THE NNLGH SH�4LL BE PIJLLEn B�4GK 4" FRQM THE TRUNK �F
THE TRE�. TE?C,45 SQT4L I 5 tSf�LLO1V f�5 SHDY►tN 28 FULL t'L,4NT5
¢ 12. MD PER50�5} 4R ENTi T'f M�4Y 115E i MPRDPElZ 4f� MAL I G 14iJ5 MA I NTENANGE 4R D?+SYL I Rl�N TEX�4NIJM
PRLjNI Nb TEGHN I R�ES i+�H I GH YV�lJLD L I KELY L�r4D Tp TH� DE�.TH �F TI-!E TREE.
a I MPF2�PER pR MAL iG I�U5 TEGHNf C�UES I MGLUOE, BUT p+RE NpT L i Mi TED TO, 50FT LEAF Yt1GGA I YUGG�4 iZEGUi�V I FDL 4 A 5 G.a►LLDN �5 SH4WN b F�LL PLANTS
� T�PPING DR QTHER UNSYMMETRlGAL TRIMM�I�G OF TREES, TiZIMMlNG TiZEES
� W I TH fs► Pfs►GiCHQE, 4R USE 4F F I RE pR PQ�5DN TD G�SE THE DEATH DF ,4
r �E. GlJLF MI�HLY GR�455 I I b�+LLDN 34" D.G. I'7 FtJLL PLANTS
� 13. �4L.L BEDS TD H,4VE 3" �F �DMPa5TED SDIL, LIVIi�c5 �A.fZT#� TFGHNOL�6Y, DR MUHLENBEt�.C�l�4 GA}'ILLAiZ15 'iZEG►4L M15T� Bar is anc in�h c�n nrigi�ial
� APPf�4VED EQUAL T4 �+ nFPTH 4F 8" MINIMIlM, r�rawing. If'not ane i�zriz on this
� 14. ALL PLANT PE05 SHALL BE T�P-DRESSED YViTH A MINIMUM �F 3 INGliES �F SII7E �ATS GRAMIP+ I I G�+LLpN 30�� 0•�• b7 FULL PL,4iVT5 sl��et. ad.just s�ale as necestiar_y.
ao Hr4RDWQ4n 4R 4THER NNLGH. B4UTEL4UA GlJRTIPENDU►4L
I5. TRFES �V�iQH�N6ING lN�4LK5 �ND P?.RKiNG 5H�►LL HP+VE A MiKiMIJM GLEf�R � �
o TRliNK H�IGHT QF 7 FEET. TREE5 4VEF2H�4NG I Nb PE1�L I G STREET Pf�VEMENT MEX!G�N FEP►THER bRA55 1 STi PA TENNU 1551 MA I G�+LL�N �$�� �•G• 48 FIJLL PL�4NT5 �I N I5H T,4PER �'LANT I NG BED I7a WN C�ne ]n�h
� DRI VE A 15LE5 P+MD F I RE L�►NE5 5H�4LL H}�+11� P+ M I NI MUM GLEAR TRLJNK i-fE I GHT GRPtiDE TO TOP pF EnG I NG
� pF 14 FEET. IvIiJl�GH L�4Y�R AS SPEG I FI ED
� I f�. A YI51 BI L�T1' TRl P+NbLE Ml�ST SE PRpV I DED P+T ALL I NTERSFGTI�NS. 54+R�J85 'T'RA1 L I Nb LANT�N� 1 l GALLON ���� 4•�• 4� FIJLL PLf�NTS
� ARE NDT T4 EXGEED �a I NGHES I N HE I GHT. TR.EES SH,4LL HAYE A M I N I NNM L�NT�NA► MnNTEVI DEi�S�5 �
� GLEAR TRUNK HEIGHT �F � FEET AT T1ME �F PL�4NTlHG.
� I�. TiZEES PL,4NTED DN ra+ 5LQPE SH,4LL HP►YE THE SOIL ST�41N AT THE ,a+VERr4bE GRLEPlNG R�SEMARY I I 6ALLaN 12'� �•G• 92 FEJLL PL�+NT5 MA?C. I" DDYVN PLANTING MfI�C �
� bRADE OF SLDPE. f2Q5Eh�l,4fZ'1' �FF I G I N,4L i 5 'PRQSTRP�TUS' A5 SPEG I F I ED
18. M� SHRUBS SHALL BE PERMITTEn lNITH1N P+RE►45 LE55 THAN 3 FEET IN WIOTH. ~ �
� ALL BEDS LE55 THAN 3 FEET !N YV�DTH 5H�4LL BE GRA55, GROIiNDGOVEIZ �R }Z�y�R R,pGK BED 4" C�EPTH 2p W/ L,�,1�lDSG,4PE FABRIG 8�4RRIFi� BEND� BD�RD EDGING �5 SPE�lFIED f�-�t �
SQ#J�4R� FEET � �
v S�ME TYPE 4F FIXED PAYING. 5T�NE5 SHRLL SE �"-�" Df�. PLASTIG �DG�NG STAKE5 � 3 4 O.G. Mr4X. �IITH
� Iq. THE DWNER, TEN,4NT, AMDI4R THEIR �4GEhlTS, I� ANY, SHf�LL B� JO�MTLY ,4f�D � ��
0 5EVER,4LLY R�53a0N51BLE F�R THE M,4INTEN,4NGE, ESTf�BLISHMENT, f�ND �,e,5pN,4L G�LOR 4" P�TS S" o.G. 23 ��lLL PLRNTS PL�4TED DEGK SGREWS FOR ATTAGHMEhtT, � �
� PERMf�1NENGE �F PLANT MATERIAL. ,4LL L,4ND5Gf�PINb SHALL BE M,41NT�41NED L�GATE DN PLAMTING SII7E 4F E�JGE � �
I N ,4 NEAT A.ND ORDERI.Y MANNER r4T ,4LL T I MES. TH I S SNALL I NGLIJDE, PifT H�T
Li MI T�D TD, MOINI NG, EDG I NG, PRUNI N6, FEIZTI L I�l NG, 1NATEftI N5, ,4ND QTHER GDMM4H BERMlJn.4 SQL I D SOD SOL I D 5�D ���� 4,3'75 MI N I MIJM a�05� GpVEtZ,4GF � � �
�4GTiVITIE5 N�GESSARY FOR TH� M�4iNTEN�4NGE OF LAN]75GAP�D ,4R�A5. FEET 4 TYP�CAL BE� E�GING DETAIL �
2�. ALL PL�4NT M?.TERI�4L SHA+LL BE M,41 NTA I NED I N A HE�+LTHY �ND GRDY�I NG -� �
� �
GONRITION ,45 IS APPRaPRIATE F�R THE SEA50N aF THE YEAiZ. PLANT L� N�T TO SG�L.E � � '�
MATE}�IAL THAT 15 DAMA6ED, DESTR�YEI�, �R REMdVED SHALL 8E REPL�4GED � � �
W I TH PLANT MATE#ZI,4L 0� SI M I LAR S I ZE f�ND Vf�RI ETY f^41 THI N 30 DAYS UNLESS �
�THERYVISE ,4PP1ZC7VED IN YVRITINb @Y THE TaY�W GF �5TLr4KE, v � �
21. L�4ND5G�►PE ,4W7 aPEf� A}ZEAS SHALL B� IC�PT FREE OFF TI�,45H, LlTTER AND
WEEDS. � � Q
22. ,4N AUT�MP.TI G IiZR!GAT!ON SYSTEM SH,4LL BE PRaV I I7ED T� I RRI G�4TE ALL I � {U �
LANDSGRPE RREAS. DVERSPRAY ON STf�EETS ANI7 WALKS �5 PROHI�iTEI7. ,4 � .� � �
PERMf T FR�M THE BU I LD I NG I NSPEGTI�N DEPARTM�NT I S R�QU I RED FaR EAGH
_ "� .-,
IRRIb,4TiDN SYSTEM. - � � �
23. M� PLANT MA'T�RI,4L SH�4LL BE ALL�YVED T� ENG1�.Df�GH ON RIbHT-aF-WAY, F I LTER F�Ef�IG r � � � �
SID�YVALKS �R EA.SEI�NTS TD THE EXTENT TH�4T THE VI51�N OR R�IJTE OF TO WRf�P UP 51D�5 � � �
TR,41/EL F�R VEHIGULAR, PEDESTtZIAN, OR BIGYGL� TRr4FFIG IS IMPE]7ED. QKLf�H�M�4 RIVER ROGK 6ENEFi,4L NQ'1T5; �"'' "�
� 24. N� PL�+1�TI MG pREAS SHALL EXGEED 3:I 5L4PE. 3' HDRI Zo�IT�►L r� I� � �. STAB I�.I Z� 5o i L B�Low RooT B,�L L � � c�,
� VEiZTIGPtiL. � f'RI�R TD PLr4NTING TO Pf�EV�1�iT w 0
25. E�4RTHEN BE1ZM5 SHALL N�T INGLiJDE G4NSTRIJGTIQN DEBRiS. GONT�,4GTQFZ TREE FRDM 5ETTLING. �
`r' MLfST GQRIZEGT 5L1 PPP+GE �R D�Mf�►bE TQ T!-fE SM�pTH F i Hf 5H CyRf�DE C7F THE F I LTER FAP R I G �� �� �� -�-+
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Planning and
Zoning
Com m ission
Item #9
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.
WESTLAKE PLANNING & ZONING COMMISSION
1 � E T a w N a F
TYPE OF ACTiON W E S T L A K E
Regular Meeting - Action Item
Monday, May 17, 2021
ToP�C: 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 PD 1-2 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
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High Quality Planning, Design &
Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder planned, high-quality community that &Quality of Life
is distinguished by exemplary design
standards.
. ,
Outside the Scope of Identified Strategic Initiatives
TABLED ITEM
The Planning and Zoning Commission voted to table this item and continue the public hearing on
March 8,2021 and April 12,2021 respectively. 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.
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
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
Page 1 of 4
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:
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The proposed amendment shows as follows (further detail shown on site plan amendment):
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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.
Page 2 of 4
Block E—Lots 11, 12, 15, 16 17
The current approved development plan shows as follows for this area:
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The proposed amendment shows as follows (further detail shown on site plan amendment):
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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.
STAFF RECOMMENDATIONS AND SUMMARY
Page 3 of 4
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 PBiZ 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 clari�cation 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 June 21, 2021.
ATTACHMENTS
1. Proposed Amended Development Plan
Page 4 of 4
Planning and
Zoning
Com m ission
Item #10
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.
WESTLAKE PLANNING & ZONING COMMISSION
1 � E T a w N a F
TYPE OF ACTiON W E S T L A K E
Regular Meeting - Action Item
Monday, May 17, 2021
ToP�C: TABLED ITEM: Conduct a public hearing and consider recommendation
of proposed amendments to Ordinance 777 approving a site plan for the
PD 1-2 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
� �
i i � . � . . , : ' � � �
High Quality Planning, Design &
Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder Planned, high-quality community that &Quality of Life
is distinguished by exemplary design
standards.
. ,
Outside the Scope of Identified Strategic Initiatives
TABLED ITEM
The Planning and Zoning Commission voted to table this item and continue the public hearing on
March 8,2021 and April 12,2021 respectively. 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.
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
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
Page 1 of 4
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:
lst Floor: flexible storage space including "man caves", artisan workshops and showrooms.
2"a Floor: flexible storage space, or pre-compartmentalized storage space
3rd Floor: Pre-compartmentalized storage space
4th Floor: Flexible office space with walk-out balconies
Sth 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
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).
Page 2 of 4
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 str�uctures 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.
S. If no building permit is issued and/or no permitted str�uctural constr�uction 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 PBiZ 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 clari�cation 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 June 21, 2021.
ATTACHMENTS
1. Block C Amended Site Plan Package
2. Ordinance 777
Page 3 of 4
Page 4 of 4
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THIRD FLOOR: 22,520 SQ. FT.
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` " � \ �� CURVE TABLE LINE TABLE AMR WESTLAKE VILLAS, LLC
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�� � <j �� � , \ �'��, CURVE RADIUS DELTA ANGLE ARC LENGTH LONG CHORD LINE LENGTH BEARING 200 CRESCENT COURT #180
� °6 ° � 15' NATURAL DALLAS, TX 75201
`� ��Q a �� C1 200.00' 6'22'35" 22.26' S 74'47'43" E, 22.25' L1 18.124 S77' 59' 00.06"E CONTACT : MICHAEL BEATY
� , -� � � GAS EASEMENT
�� \ , `� � � C2 162.50' S0°00'00" 141.81' S 83°32'40" W, 137.35' L2 834.099 S71' 36' 25.06"E
��� \ � `� C3 30.00' 91'18'12" 47.81' N 75'48'14" W, 42.91' L3 27.449 S18' 06' 41.25"W
� a� � PERMANENT WATERLINE ESMT.
� �� \ � � � INST. N0. D211283630 C4 92.50' 28'41'48" 46.33' N 15'48'14" W, 45.85' L4 46.940 S68' 31' 30.90"E � Q
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��� \ ��a �� � INST. N0. D211283764 C5 107.50' 20'00'00" 37.52' N 11°27'20" W, 37.33' L5 245.832 S20° 41' 24.92"E X
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�� \ ° � L6 29.591 S58° 32' 40.00"W
� \ � C6 117.50' 10°00'00" 20.51' N 26'27'20" W, 20.48' � �
` ' �� � � � L7 28.804 N1' 27' 20.00"W �
�� � �� � STORAGE �- \ C7 82.50' 20'00'00" 28.80' N 21'27'20" W, 28.65' w � �
� d � , ` 22,520 SF L8 71.712 N21° 27' 19.84"W �Il �
`� � � �j `� C8 64.00' 66'31'40" 74.31' N 44'43'10" W, 7a.21' �.� � ?
� g � � � � \ L9 8.404 N68° 32' 22.99"E � Q � �
� � � � � L10 38.947 N21° 27' 20.00"W � � O � w O
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�� THESE PLANS ARE ISSUED FOR
Z � ��\ � \ a-p PROPOSED STREET LIGHT THE PURPOSE OF PRELIMINARY
J � �� J � EXISTING TRANSFORMER REVIEW AND ARE NOT INTENDED
� \ 3' LIGHTING & � p � � FOR CONSTRUCTION.
`i \��� ATMOS ESMT. �� � WHEN ISSUED IN
Y �\� ��\ 'J a \ LS PROPOSED LANDSCAPE FINAL FORM THEY WILL BE
� �� � ' � � EXISTING STREET uGHT SEALED, SIGNED AND DATED.
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o � ��\ TRI-COUNTY E MT. � _--__ �
� � � � _-__ / RESPONBGE,�INC.GINEER:
� EXISTING GAS METER
� �� � ������ fi��� TEXAS REGISTERED ENGINEERING
� �, a ������,' � �� ���� EXISTING ELECTRIC MANHOLE FRM F-�o46
� JASON A. FREY, P.E.
� �� 1 � a-'-- ----, � �/ � � %��� EXISTING SIGN
� TEXAS REGISTRATION N0. 88485
t � �i a i %� \ �� ��� \ \ \ 0 FEBRUARY Q8, 2021
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a ; ; � ������, �-�,� ,��� � � � � EXISTING FIRE HYDRANT � � cAUTioN ! �
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� I I I Contractor to Verify exact location
� i i � � � -��,���I�`��X �� I & Depth of Exist Facilities Prior to
DRAINAGE ESMT.
� i a___ _____; _ � ����j//��� ��� � � any Construction Activities
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� �� � � � � ,� � �� '� i � ��� � � NOTES: CAUTION � � �
( ' � '� �� � 1. ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS coNTACT: �-800-�ic-TEss
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a � I, e,�� � ,?,� � � � �,� � I � � ` � � � ,,' `�, EXISTING FOR THIS PLAN SET 4� HouRs PRioR To coNSTRucTioN
o ' I ' ,� �`� `��i I � , ,� � 2. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS
� REVISIONS
� � � 1 `a �'' � >����-�_ I _-���� �„�o ° ° a e o a . ,'� ,�� OTHERWISE NOTED
M DRAINAGE ESMT. I ,'� / j� -� , � a ,-' ° � < , � ° � '°,� �� REV N0. DATE DESCRIPTION
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o � �� ,�� ' � °�' a ° - - � .a� ° BM1 - "❑" Cut found on top of curb at the south median nose approximately
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� � < 691 feet southeast of the intersection of Solana Blvd. and Davis Blvd.
� �� �� / �•�' W.E. , � 3 � � �'<� Elev. 668.963'
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� � �\ ,�� � � BM2 - "❑" Cut found on top of curb in the west turn lane median at the
� � � � R�W � �� a �a 6' LI GH TI N G, DU CT o intersection of Davis Blvd. and Hwy 114 approximately 38 feet west of the
� �� 25 a a `�\ `, < �� BANK, TRI-COUNTY, `� centerline of Davis Blvd. and 8 feet southwest of traffic siqnal pole on
„ � � � �< e � � � 8c ATMOS ESMT , southwest corner of intersection.
� DRAWN BY: LMM
� ��� ,� �� �-� �`� �� � / � a ��� - tl ° 8� a \ Elev. 667.93'
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w ��� � Q e Q � � , Q " _ __ _ - -- __ _ a a � TBM1 - "❑'� Cut in median nose located N 700 feet southeast of intersection of Davis CHECKED BY: JAF
„ � � -� ��� a Blvd. and Dove Road. Elev. 668.96
° � �� TRI-COUNTY ESMT. a ° � ,,- ' ''�,, �
� � �� ` � `�'�� , TBM2 - "❑'� Cut in median nose at intersection of Davis Blvd. and Bull Way. DATE: JANUARY 2021
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� ��� � � � a � �� PROJECT NUMBER: 3a82-48, 3082-49
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o � 2595 Dallas Parkway, Suite 101, Frisco, TX 75034
a P D S I T E P LAN PAC KAG E N OT - � Tel: 972-464-4800 • www.bgeinc.com
� C3�� � TBPE Registration No. F-1046
z° T O U S E F O R C O N S T R U C T I O N . Copyright 2020
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GENERAL NOTES TOWN OF WESTLAKE GENERAL NOTES TROPHY CLUB � o �
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1. THESE NOTES APPLY TO ALL SHEETS IN THIS PLAN SET. 1. THE APPLICABLE STANDARDS AND SPECIFICATIONS, THE CURRENT VERSION OF THE "STANDARD SPECIFICATIONS FOR PUBLIC WORKS CONSTRUCTION" ��,���' ��- � ��'�, �BOB JAMES
PUBLISHED BY N.C.T.C.O.G. AND THE TOWN OF WESTLAKE ENGINEERING STANDARDS SHALL APPLY. IN THE EVENT OF A CONFLICT, TOWN OF WESTLAKE y�� Medlin MEAO� 1'�,
5�,,� Cemetery Golf y Y � � �
2. CONTRACTOR IS RESPONSIBLE FOR, AND MUST OBTAIN PRIOR TO CONSTRUCTION, ALL NECESSARY CONSTRUCTION PERMITS REQUIRED BY THE LOCAL STANDARDS SHALL GOVERN. THE CONTRACTOR SHALL FOLLOW ALL APPLICABLE TCEQ, A.W.W.A., AND A.S.T.M. REGULATIONS. E�� t J� Course � a o
MUNICIPALITY. CONTRACTOR MUST HAVE A COPY OF THE LOCAL MUNICIPALITY'S STANDARD CONSTRUCTION DETAILS ON SITE.. � SUNS�.�ppHYG� y FAl�dyqY SEMINOLE T� ? � �
2. ALL MATERIALS AND WORKMANSHIP SHALL BE SUBJECT TO INSPECTION BY THE TOWN OF WESTLAKE. THE TOWN RESERVES THE RIGHT TO ACCEPT OR �'-P°9 �Q' ��q� �_ = o "'
3. EXISTING UTILITY LOCATIONS SHOWN ARE TAKEN FROM AVAILABLE RECORDS PROVIDED BY THE UTILITY OWNER AND FIELD LOCATIONS OF SURFACE REJECT MATERIAL OR WORKMANSHIP THAT DOES NOT CONFORM TO THE STANDARDS AND SPECIFICATION OF THE TOWN. 114 �`� �o° �'oo� r FRESHMEADO`N w< Z N �
APPURTENANCES. LOCATIONS SHOWN ARE GENERALLY SCHEMATIC IN NATURE AND MAY NOT ACCURATELY REFLECT THE SIZE AND LOCATION OF EACH � s�c � `�� �NyERNESS a X I w
3. ALL DISTURBED AREAS OFF-SITE SHALL BE SEEDED OR SODDED AS SHOWN ON THE CONSTRUCTION PLANS. I Q
PARTICULAR UTILITY. SOME UTILITY LINES MAY NOT BE SHOWN. CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ACTUAL FIELD LOCATION AND � � ���m y
PROTECTION OF EXISTING FACILITIES WHETHER SHOWN OR NOT. CONTRACTOR SHALL ALSO ASSUME RESPONSIBILITY FOR REPAIRS TO EXISTING �a � J BGE Inc.
FACILITIES, WHETHER SHOWN OR NOT, DAMAGED BY CONTRACTOR'S ACTIVITIES. DIFFERENCES IN HORIZONTAL OR VERTICAL LOCATION OF EXISTING 4. THE CONTRACTOR SHALL HAVE ONE (1) APPROVED SET OF CONSTRUCTION PLANS ON THE JOB SITE DURING CONSTRUCTION. � � _ �
WESTLAKE � � INVERNE � 2595 Dallas Parkwa Suite 101
UTILITIES SHALL NOT BE A BASIS FOR ADDITIONAL EXPENSE. N � Y�
5. THE CONTRACTOR SHALL NOTIFY THE TOWN OF WESTLAKE AT LEAST FORTY-EIGHT (48) HOURS PRIOR TO COMMENCING CONSTRUCTION. � � Frisco, TX 75034
4. ANY CONTRACTOR / SUBCONTRACTOR PERFORMING WORK ON THIS PROJECT SHALL FAMILIARIZE HIMSELF WITH THE SITE AND SHALL BE SOLELY �
RESPONSIBLE FOR ANY DAMAGE TO EXISTING FACILITIES RESULTING DIRECTLY OR INDIRECTLY FROM HIS OPERATIONS. SAID EXISTING IMPROVEMENTS 6. ALL PAVING AND UTILITIES SHALL BE CONSTRUCTED AND TESTED IN ACCORDANCE WITH THE TOWN OF WESTLAKE SPECIFICATIONS. Tel: 972-464-4800 • www.bgeinc.com
SHALL INCLUDE BUT NOT BE LIMITED TO BERMS, DITCHES, FENCES, AND PLANTS. ANY REMOVAL OR DAMAGE TO EXISTING IMPROVEMENTS SHALL BE 7. AN ENGINEERED TRENCH SAFETY PLAN IS REQUIRED WHEN THE TRENCH DEPTH EXCEEDS 5'. J KING TBPE Registration No. F-1046
REPLACED OR REPAIRED BY THE CONTRACTOR AT HIS EXPENSE AND SHALL BE APPROVED BY THE TOWN OF WESTLAKE. � T E Contact: Jason Frey
8. BASED ON OUR UNDERSTANDING AND THE INFORMATION PROVIDED BY THE TOWN, THE WATER AND SANITARY SEWER LINES COMPLY WITH THE WATER o 114 Tel: 972-464-4821
5. THE CONTRACTOR SHALL MAINTAIN ADEQUATE SITE DRAINAGE DURING ALL PHASES OF CONSTRUCTION. THE CONTRACTOR SHALL USE SILT FENCES (OR AND SANITARY SEWER MASTER PLANS FOR THE TOWN OF WESTLAKE. �
OTHER METHODS APPROVED BY THE ENGINEER AND TOWN) AS REQUIRED TO PREVENT SILT AND CONSTRUCTION DEBRIS FROM FLOWING ONTO ADJACENT N ���o / Copyright 2020
PROPERTIES. CONTRACTOR SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE, OR LOCAL EROSION CONSERVATION, AND SILTATION ORDINANCES. WATER NOTES: Q SOLqNq
CONTRACTOR SHALL REMOVE ALL TEMPORARY EROSION CONTROL DEVICES UPON COMPLETION OF PERMANENT DRAINAGE FACILITIES AND THE �
ESTABLISHMENT OF A STAND OF GRASS OR OTHER GROWTH TO PREVENT EROSION. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING PERMITS AND 1. CONTRACTOR SHALL PURCHASE A COPIE(S) OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST EDITION, AND FOLLOW SAID STANDARDS g<�`��r
APPROVALS BEFORE CONSTRUCTION BEGINS. `'�
DURING CONSTRUCTION. oovE Roao c,�s�
9 OWNER:
6. IT IS THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN NEAT AND ACCURATE CONSTRUCTION RECORD PLANS. A COPY OF THESE RECORD PLANS ARE 2. ALL WATER LINES, FITTINGS, AND APPURTENANCES SHALL BE IN ACCORDANCE WITH THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST = ���`�
TO BE SUBMITTED TO THE ENGINEER UPON COMPLETION OF CONSTRUCTION. EDITION. ALL WATER SERVICE CONNECTIONS TO BE FORD COMPRESSION FITTINGS. ALL BENDS TO HAVE RETAINER FITTINGS (MEGA-LUG). USE DOMESTIC w�°°a � AMR WESTLAKE VILLAS, LLC
7. CONTRACTOR SHALL USE ALL NECESSARY SAFETY PRECAUTIONS TO AVOID CONTACT WITH OVERHEAD AND UNDERGROUND POWER LINES. THE DUCTILE IRON FITTINGS ONLY. �\� � 200 CRESCENT COURT #180
CONTRACTOR SHALL REVIEW AND VERIFY ALL DIMENSIONS SHOWN ON THE PLANS AND ALL FIELD CONDITIONS THAT MAY AFFECT CONSTRUCTION. 3. ALL FIRE HYDRANTS SHALL HAVE ONE (1) HYDRA-STORZ CONNECTION AND TWO (2) 2.5" HOSE NOZZLES, SHALL HAVE A MINIMUM MAIN BARREL DALLAS, TX 75201
VALVE OPENING OF 5.25", AND SHALL BE PLACED ON MAINS OF NOT LESS THAN 6" IN DIAMETER. ALL FIRE HYDRANTS ARE TO BE PAINTED PER VI CI N I TY M AP CONTACT : MICHAEL BEATY
8. SHOULD DISCREPANCIES OCCUR, THE CONTRACTOR SHALL NOTIFY THE ENGINEER TO OBTAIN THE ENGINEER'S CLARIFICATION BEFORE COMMENCING WITH ARTICLE IV, SECTION 2.H.5 OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS AND AGREED TO BY THE TOWN. (NOT TO SCALE)
THE CONSTRUCTION.
9. CONTRACTOR TO DISPOSE OF ALL EXCESS EXCAVATION MATERIALS AS DIRECTED BY THE OWNER. 4. UTILITY CONTRACTOR SHALL PLACE APPROPRIATE LOCATION MARKS ON THE CURBS PER THE TOWN OF WESTLAKE ENGINEERING STANDARDS.
10. THE CONTRACTOR SHALL TAKE ALL AVAILABLE PRECAUTIONS TO CONTROL DUST. CONTRACTOR SHALL CONTROL DUST BY SPRINKLING WATER, OR BY 5. ALL WATER MAINS SHALL BE PVC AWWA-C900, DR18, CLASS 150 UNLESS NOTED OTHERWISE.
OTHER MEANS APPROVED BY THE TOWN AND ENGINEER, AT NO ADDITIONAL COST TO THE OWNER. 6. TOP OF WATER MAIN SHALL BE A MINIMUM OF 48" BELOW THE TOP OF CURB OR 48" BELOW FINISHED GRADE. METALLIC DETECTOR TAPE WILL BE
11. ALL EXCAVATING IS UNCLASSIFIED AND SHALL INCLUDE ALL MATERIALS ENCOUNTERED. UNUSABLE EXCAVATED MATERIAL AND ALL WASTE RESULTING USED. VALVES TO BE EXTENDED TO WITHIN 1' OF GROUND IF MORE THAN 36". DEVELOPER:
FROM SITE CLEARING AND GRUBBING SHALL BE DISPOSED OF OFF SITE BY THE CONTRACTOR AT HIS EXPENSE. 7. FIRE HYDRANTS SHALL BE LOCATED 6' BEHIND THE BACK OF CURB (MIN).
12. THE CONTRACTOR SHALL PROVIDE ALL NECESSARY ENGINEERING AND SURVEYING FOR LINE AND GRADE CONTROL POINTS RELATED To EARTHWORK. AMR WESTLAKE VILLAS, LLC
8. CONTRACTOR SHALL CLEAN THE WATER MAIN BY INSERTION OF "POLY PIGS" AT DESIGNATED LOCATIONS. COST FOR "POLY PIG" CLEANING WILL BE THE 200 CRESCENT COURT #180
13. THE CONTRACTOR SHALL SALVAGE AND PROTECT ALL EXISTING POWER POLES, SIGNS, MANHOLES, TELEPHONE RISERS, WATER VALVES, ETC. DURING RESPONSIBILITY OF THE CONTRACTOR. DALLAS, TX 75201
ALL CONSTRUCTION PH,4SES. CONTACT : MICHAEL BEATY
9. ALL DOMESTIC WATER SERVICES SHALL BE 1" CLASS 200 POLYETHYLENE.
14. BACKFILL SHALL BE FREE FLOWING, FREE OF ROCKS AND LARGE CLODS. BACKFILL SHALL BE PLACED IN 6 TO 9 INCH LIFTS AT OR ABOVE OPTIMUM
MOISTURE AND MECHANICALLY COMPACTED TO 95 PERCENT STANDARD PROCTOR FOR ALL UTILITIES. 10. CORPORATION STOPS SHALL BE FULL OPEN PRIOR TO BACKFILL.
15. ALL PROPOSED GRADING WHERE ANY BUILDINGS MAY POTENTIALLY BE CONSTRUCTED SHALL BE AT OR ABOVE OPTIMUM MOISTURE AND MECHANICALLY 11. CURB STOPS SHALL BE TESTED FOR FULL FLOW WHEN THE SYSTEM IS PRESSURE TESTED. �
COMPACTED TO 95 PERCENT STANDARD PROCTOR. ALL OTHER GRADING SHALL BE AT OR ABOVE OPTIMUM MOISTURE AND MECHANICALLY COMPACTED Q Q
TO 90 PERCENT STANDARD PROCTOR. CONTRACTOR WILL HAVE TO COORDINATE WITH THE UTILITY COMPANIES FOR ANY REQUIRED UTILITY 12. METER BOXES SHALL BE FURNISHED BY THE CONTRACTOR AND PLACED IN PAVEMENT PER TOWN OF WESTLAKE METER BOX DETAILS FOR IN-PAVEMENT X
ADJUSTMENTS AND / OR RELOCATIONS. METER BOXES. Q �
16. EROSION CONTROL DEVICES AS SHOWN ON THE GRADING AND EROSION CONTROL PLANS FOR THE PROJECT SHALL BE INSTALLED PRIOR TO THE START 13. WATER MAINS TO BE LOCATED PER THE PLANS. Q
OF LAND DISTURBING ACTIVITIES ON THE PROJECT. 14. METER BOXES SHALL BE ADJUSTED TO FINISH GRADE PRIOR TO PAVING. w � � �
17. ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED IN ACCORDANCE WITH THE APPROVED PLANS AND SPECIFICATIONS FOR THE PROJECT. CHANGES 15. EXTEND SAMPLING POINT 2' ABOVE EXISTING GRADE AND END WITH A 1" CURB STOP. SAMPLING POINTS WILL BE DETERMINED BY THE CONSTRUCTION Q � � �
ARE TO BE APPROVED BEFORE CONSTRUCTION BY THE DESIGN ENGINEER AND THE TOWN OF WESTLAKE. INSPECTOR. � � � � O
18. IF THE EROSION CONTROL PLAN AS APPROVED CANNOT CONTROL EROSION AND OFF-SITE SEDIMENTATION FROM THE PROJECT, THE EROSION CONTROL 16. PIPE SHALL BE TESTED AT 150 PSI FOR FOUR (4) HOURS. ~ U O W � �
PLAN WILL BE REQUIRED TO BE REVISED AND / OR ADDITIONAL EROSION CONTROL DEVICES WILL BE REQUIRED ON-SITE.
17. CHLORINATE WATER LINES AT 500 PPM FOR FORTY-EIGHT (48) HOURS. CHLORINATION IS ACCEPTABLE DURING THE PRESSURE TEST. O � J U Z
19. IF OFF-SITE BORROW OR SPOILS SITES ARE USED IN CONJUNCTION WITH THIS PROJECT, THIS INFORMATION SHALL BE DISCLOSED AND SHOWN ON THE � � Q Q
EROSION CONTROL PLAN. OFFSITE BORROW AND SPOILS AREAS ARE CONSIDERED PART OF THE PROJECT SITE AND THEREFORE SHALL COMPLY WITH w �
THE TOWN OF WESTLAKE EROSION CONTROL REQUIREMENTS. THESE AREAS SHALL BE STABILIZED WITH PERMANENT GROUND COVER PRIOR TO FINAL 18. FLUSHING AND CHLORINATION SHALL BE COORDINATED WITH THE CONSTRUCTION INSPECTOR. z DO �
APPROVAL OF THE PROJECT. 19. ALL TAPS ON EXISTING MAINS SHALL BE WET TAPS. NO SIZE-ON-SIZE TAPS ALLOWED. U Q � � O �
20. THE CONTRACTOR SHALL ABIDE BY ALL APPLICABLE FEDERAL, STATE, AND LOCAL LAWS GOVERNING EXCAVATION. THE CONTRACTOR SHALL PROVIDE 20. EXISTING VALVES SHALL BE OPERATED BY CITY PERSONNEL ONLY. ONCE THE NEW WATER LINE IS ACTIVATED AND PASSES BACTERIOLOGICAL TESTING, � � � � Ur W
DETAILED PLANS AND SPECIFICATIONS FOR TRENCH SAFETY SYSTEMS THAT COMPLY WITH APPLICABLE LAWS GOVERNING EXCAVATION. THESE PLANS THE VALVES MAY BE OPERATED BY CITY PERSONNEL ONLY. U J Y
SHALL BE SEALED BY AN ENGINEER EXPERIENCED IN THE DESIGN OF TRENCH SAFETY SYSTEMS AND LICENSED BY THE STATE OF TEXAS. SUBMIT PLAN z
� TO THE OWNER PRIOR TO COMMENCING WORK. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR ALL ASPECTS OF WORK RELATED TO SANITARY SEWER NOTES: O � � W a
o EXCAVATION. O m ~
� 1. CONTRACTOR SHALL PURCHASE A COPY OF THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST EDITION, AND FOLLOW SAID STANDARDS DURING � U� � �
0 21. THE CONTRACTOR SHALL COORDINATE OPERATION OF ALL EXISTING VALVES WITH THE TOWN OF WESTLAKE. THE CONTRACTOR SHALL BE SOLELY CONSTRUCTION. � w w
� RESPONSIBLE FOR SITE TRENCH SAFETY DURING ALL PHASES OF CONSTRUCTION. Q M \� �
� 22. THE CONTRACTOR SHALL VERIFY AND COORDINATE ALL DIMENSIONS SHOWN INCLUDING THE HORIZONTAL AND VERTICAL LOCATION OF GRATE INLETS 2• ALL SANITARY SEWER LINES, FITTINGS, AND APPURTENANCES SHALL BE IN ACCORDANCE WITH THE TOWN OF WESTLAKE ENGINEERING STANDARDS, � ��J 5 �
� AND ALL UTILITIES CROSSING THE STORM SEWER. LATEST EDITION. �
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N 23. THE SITE UTILITY CONTRACTOR SHALL PROVIDE ALL MATERIALS AND APPURTENANCES NECESSARY FOR COMPLETE INSTALLATION OF THE STORM SEWER. 3. ALL RESIDENTIAL CLEANOUTS WILL BE BASS & HAYS 404 CLEANOUT OR APPROVED EQUAL. � j
� THE TOWN OF WESTLAKE SHALL INSPECT ALL PUBLIC IMPROVEMENTS. 4. THE SANITARY SEWER SERVICE LINE SHALL BE EXTENDED A MINIMUM OF 6 FEET PAST THE PROPERTY LINE. � �
� 24. THE CONTRACTOR'S BID PRICE SHALL INCLUDE ALL INSPECTION FEES. AS AN ALTERNATE, THE OWNER RESERVES THE RIGHT TO PAY THE INSPECTION ~
� FEES DIRECTLY TO THE TOWN. CONSTRUCTION STAKING TO BE PROVIDED BY THE CONTRACTOR, UNLESS OTHERWISE AGREED TO BY THE OWNER. 5. SERVICE LINES SHALL BE 4" PVC AND SHALL BE PLUGGED AND PRESSURE TESTED WITH THE MAIN LINE.
0 25. THESE PLANS DO NOT EXTEND TO OR INCLUDE DESIGN OR SYSTEMS PERTAINING TO THE SAFETY OF THE CONSTRUCTION CONTRACTOR IS ITS 6. SERVICE LINES ARE TO BE LOCATED AT THE DOWNHILL SIDE OF THE LOT. THESE PLANS ARE ISSUED FOR
Z EMPLOYEES, AGENTS, OR REPRESENTATIVES IN THE PERFORMANCE OF THE WORK. THE SEAL OF HEREON DOES NOT EXTEND TO ANY SUCH SAFETY THE PURPOSE OF PRELIMINARY
° SYSTEM THAT MAY NOW OR HEREAFTER BE INCORPORATED IN THESE PLANS. 7. THE TOP OF SEWER PIPE SHALL BE A MINIMUM OF 48" BELOW FINISHED GRADE. REVIEW AND ARE NOT INTENDED
°' FOR CONSTRUCTION.
c; 8. THE CONTRACTOR IS REQUIRED TO PULL A MANDREL THROUGH SEWER PIPE. WHEN ISSUED IN
� 26. SEEDING SHALL BE BROADCAST SEEDING IN ACCORDANCE WITH NCTCOG SPECIFICATIONS ITEM 3.10 "SEEDING". FINAL FORM THEY WILL BE
Y� 9. A TV INSPECTION OF THE SANITARY SEWER LINES IS REQUIRED.
0 27. FERTILIZER SHALL BE IN ACCORDANCE WITH NCTCOG SPECIFICATIONS ITEM 3.11 "FERTILIZER". SEALED, SIGNED AND DATED.
m 10. THE SEWER PIPE WILL BE PRESSURE TESTED IN ACCORDANCE WITH TNRCC LOW PRESSURE AIR TEST (SECTION 317.2 (a)(4)(B)). REFER TO MANHOLE
0 28. WATER, SEWER, & DUCT BANK WILL HAVE DETECTOR TAPE INSTALLED BETWEEN EMBEDMENT AND NATIVE BACKFILL. DETAIL FOR ADDITIONAL TESTING REQUIREMENTS. RESPONSIBLE ENGINEER:
a 29. THE CONTRACTOR SHALL VERIFY THE LOCATION, SIZE, AND MATERIAL OF ALL UTILITIES AFFECTED BY CONSTRUCTION PRIOR TO BEGINNING BGE, INC.
= 11. ENGINEERED CASING IS REQUIRED WHEN CROSSING STREETS LARGER THAN COLLECTORS. TEXAS REGISTERED ENGINEERING
N CONSTRUCTION. CONTRACTOR SHALL CONTACT AND COORDINATE WITH ALL AFFECTED UTILITIES 48 HOURS PRIOR TO CONSTRUCTION. DIG TESS FIRM F-1046
a 1-800-344-8377 12. NO SERVICES ALLOWED ON CLEANOUT STACK. JASON A. FREY, P.E.
N TEXAS REGISTRATION N0. 88485
°' 30. CONTRACTOR SHALL LOCATE AND ADJUST EXISTING UTILITY MANHOLE LIDS, CLEANOUTS, WATER VALVES AND OTHER SURFACE APPURTENANCES AS 13. ELIMINATE DISCHARGE INTO THE EXISTING SEWER SYSTEM BY PLUGGING LINE AT CONNECTION. THE CONTRACTOR WILL BE BILLED FOR THE DISCHARGE FEBRUARY 08, 2021
� REQUIRED FOR NEW CONSTRUCTION. CONTRACTOR SHALL COORDINATE UTILITY ADJUSTMENTS WITH OTHER DISCIPLINES AND THE APPROPRIATE UTILITY DURING CONSTRUCTION.
AGENCIES AND PROVIDE FOR ALL FEES FOR PERMITS, CONNECTIONS, INSPECTIONS, ETC. THESE ADJUSTMENTS SHALL BE CONSIDERED INCIDENTAL TO
� THE CONSTRUCTION CONTRACT. 14. UTILITY CONTRACTOR SHALL PLACE APPROPRIATE LOCATION MARKS ON THE CURBS PER THE TOWN OF WESTLAKE ENGINEERING STANDARDS, LATEST ! ! CAUTION i i
�
� EDITION. Corl�aclo� to Verify exact location
�� 31. THE CONTRACTOR SHALL PROTECT EXISTING PROPERTY MONUMENTATION AND PRIMARY CONTROL. ANY SUCH POINTS WHICH THE CONTRACTOR & Depth of Exist Facilities Prior to
s BELIEVES WILL BE DESTROYED SHALL HAVE OFFSET POINTS ESTABLISHED BY THE CONTRACTOR PRIOR TO CONSTRUCTION. ANY MONUMENTATION 15. PIPE MATERIAL FOR WASTE WATER LINES SHALL CONFORM TO THE NOTES SHOWN ON THIS DRAWING AND TO THE REQUIREMENTS OF THE PROJECT any Construction Activities
L DESTROYED BY THE CONTRACTOR SHALL BE REESTABLISHED AT HIS EXPENSE. SPECIFICATIONS. SANITARY SEWER LINE SHALL BE SDR-35 PVC IF DEPTH OF LINE IS 10' OR LESS AND SDR-26 IF DEPTH OF LINE IS GREATER THAN
N 10'. EMBED SEWER PIPE IN ACCORDANCE WITH LOCAL MUNICIPALITY DESIGN STANDARDS. CAUTION i i i
0 32. BARRICADING AND TRAFFIC CONTROL DURING CONSTRUCTION SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR AND SHALL CONFORM TO THE cONTACL �-800-D�G-TESS
`� LATEST EDITION OF THE 'TEXAS MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES", PART VI IN PARTICULAR. TRAFFIC FLOW AND ACCESS SHALL BE 16. WATER AND WASTEWATER LINES SHALL BE LOCATED A MINIMUM OF 9'APART (CLEAR DISTANCE). WHEN SEPARATION CANNOT BE MAINTAINED, SANITARY �� HouRs PRiOR TO CONSTRUCTiON
o MAINTAINED DURING ALL PHASES OF THE CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING TRAFFIC SAFETY MEASURES FOR WORK SEWER SHALL EITHER BE ENCASED IN CONCRETE OR UPGRADED TO PRESSURE PIPE (MIN. SDR 26).
o ON PROJECT.
� STORM DRAIN NOTES: REVISIONS
0 33. ONSITE PLANAMETRIC AND TOPOGRAPHIC MAPPING TAKEN FROM DATA PROVIDED BY G&A CONSULTANTS CONFIRMED BY BROWN AND GAY ENGINEERS IN REV N0. DATE DESCRIPTION
,% JULY 2014.. 1. ALL CULVERT HEADWALLS AND INLETS TO HAVE STONE CLADDING.
�
� 34. ANY DAMAGES THAT MAY OCCUR TO REAL PROPERTY OR EXISTING IMPROVEMENTS SHALL BE RESTORED BY THE CONTRACTOR TO AT LEAST THE SAME
`� CONDITION THAT THE REAL PROPERTY OR EXISTING IMPROVEMENTS WERE IN PRIOR TO THE DAMAGES. THIS RESTORATION SHALL BE SUBJECT TO THE 2• NO PRECAST CURB INLETS.
� OWNER'S APPROVAL; MOREOVER, THIS RESTORATION SHALL NOT BE A BASIS FOR ADDITIONAL COMPENSATION TO THE CONTRACTOR. RESTORATION 3. ALL MATERIALS AND WORKMANSHIP FOR STORM DRAIN CONSTRUCTION SHALL CONFORM TO THE NCTCOG STANDARD SPECIFICATIONS FOR PUBLIC WORKS
� SHALL INCLUDE, BUT NOT BE LIMITED T0, REGRASSING, REVEGETATION, REPLACING FENCES, REPLACING TREES, ETC. CONSTRUCTION, LATEST EDITION, AND THE LOCAL MUNICIPALITY REQUIREMENTS.
0
i 35. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR T0: 4. CONTRACTOR SHALL MAINTAIN DRAINAGE AT ALL TIMES DURING CONSTRUCTION. PONDING OF WATER WILL NOT BE ALLOWED.
�
0
�i A. PREVENT ANY DAMAGE TO PRIVATE PROPERTY AND PROPERTY OWNER'S POLES, FENCES, SHRUBS, ETC. 5. STORM PIPE SHALL BE CLASS III REINFORCED CONCRETE PIPE (RCP) 18"AND ABOVE IN DIAMETER AND SDR-35 POLYVINYL CHLORIDE (PVC) PIPE OR
� B. PROVIDE ACCESS TO ALL DRIVES DURING CONSTRUCTION. HIGH DENSITY POLYETHYLENE (HDPE) BELOW 18"IN DIAMETER. DRAWN BY: LMM
� C. PROTECT ALL UNDERGROUND UTILITIES TO REMAIN IN SERVICE.
� D. NOTIFY ALL UTILITY COMPANIES AND VERIFY LOCATION OF ALL UTILITIES PRIOR TO START OF CONSTRUCTION. GRADING NOTES:
� 1. THE CONTRACTOR SHALL ADMINISTER SPRINKLERS FOR DUST CONTROL, EARTHWORK OR BASE CONSTRUCTION AS REQUIRED OR AS DIRECTED BY THE CHECKED BY: JAF
,� 36. CONTRACTOR SHALL MAINTAIN UTILITY SERVICES AT ALL TIMES DURING CONSTRUCTION. ENGINEER IN ACCORDANCE WITH THE LOCAL MUNICIPALITY STANDARDS.
0
j 37. THE CONTRACTOR IS RESPONSIBLE FOR KEEPING SIDEWALKS ADJACENT TO THE PROJECT FREE OF MUD AND DEBRIS FROM THE CONSTRUCTION. 2. FILL MATERIAL SHALL BE COMPACTED TO A MINIMUM 95 PERCENT OF MAXIMUM DRY DENSITY AS DETERMINED BY THE STANDARD PROCTOR TEST, ASTM DATE: JANUARY 2021
° 38. THE CONTRACTOR SHALL REMOVE ALL SURPLUS MATERIAL FROM THE PROJECT AREA UNLESS INSTRUCTED DIFFERENTLY BY OWNER OR ENGINEER. THIS D 698. IN CONJUNCTION WITH THE COMPACTING OPERATION, FILL MATERIAL SHALL BE BROUGHT TO A MOISTURE CONTENT RANGING FROM +2 PERCENT
� WORK SHALL BE SUBSIDIARY TO THE CONTRACT AND IS NOT A SEPARATE PAY ITEM. POINTS ABOVE OPTIMUM TO +6 PERCENTAGE POINTS ABOVE OPTIMUM +2 TO +6. PROJECT NUMBER: 3082-48, 3082-49
�° PAVING NOTES:
� 39. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION, INSPECTION, AND TESTING AS REQUIRED BY THE OWNER AND/OR THE LOCAL
� MUNICIPALITY. 1. CONTRACTOR'S WORK SHALL INCLUDE PAVEMENT REMOVAL AND DISPOSAL REQUIRED FOR NEW WALK, DRIVE, CURB, GUTTER AND OTHER PAVING Sh eet N O.
o FEATURES. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL COORDINATION, INSPECTION AND TESTING REQUIRED BY THE OWNER AND/OR THE LOCAL
N 40. ALL WORK IN THE CITY RIGHT-OF-WAY, PROPERTY AND EASEMENTS SHALL BE CONSIDERED PUBLIC. ALL OTHER WORK SHALL BE CONSIDERED PRIVATE. MUNICIPALITY. G E N E R A L
�
�
� 2. PAVING SECTIONS SHALL BE SAWCUT IN 15' X 15' SQUARES. N O TE S
�
`� 3. PAVEMENT REMOVAL AND REPAIR SHALL CONFORM TO THE LOCAL MUNICIPALITY REQUIREMENTS. CONTRACTOR SHALL MAKE AN EFFORT TO PROJECT
� CONCRETE AND/OR ASPHALT EDGES.
� PD SITE PLAN PACKAGE NOT
i 4. CONCRETE PAVING JOINTS SHALL BE CONSTRUCTED AS RECOMMENDED IN THE GEOTECHNICAL REPORT NOTED BELOW.
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o �� ��� RESPONSIBLE ENGINEER:
� �� BGE, INC.
" � PROPOSED SIDEWALK 4�� 3,�JOO PSI CONC. TEXAS REGISTERED ENGINEERING
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� �� � \ � PAVEMENT W/ �3 BARS � 24 O.C.E.W. JASON A. FREY P.E.
�
� �� \ ��� TEXAS REGISTRATION N0. 88485
° �� � _--_ � FEBRUARY a8, 2021
a B LOC K B �� ` �� � --; /\� DECORATIVE PAVERS PER LANDSCAPE
� � � � � � � PLANS ! � CAUTION ! �
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� �i � ,�---- — i �� � � / ���� �� � any Construction Activities
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� i I __ � � � � � 48 HOURS PRIOR TO CONSTRUCTION
� I I I EXISTING FOR THIS PLAN SET
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� ', ° — — — �' intersection of Davis Blvd. and Hwy 114 approximately 38 feet west of the
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� �� � a i STA 2f 10.48, >1.83' L T � \ � � southwest corner of intersection.
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Y �\ \ � �� �\ — _ \ Blvd. and Dove Road. Elev. 668.96
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�
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� `� �4 / -- --- � PROJECT NUMBER: 3a82-48, 3082-49
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� ' � \ \ \ \ \ \ \ � � � � � // / � � � / OTHER OUTLET CONTROL DEVICES SHALL BE 1. Steel posts which support the silt fence shall be 1. Erosion control mats shall be in compliance with O w U � z Q
�� � < , � � \ \ \ / _ _ \ � � � / INSTALLED AT ALL LOW POINTS ALONG THE installed on a slight angle toward the anticipated NCTCOG Best Management Practices. Erosion w J
� � � � � / � �J� � � / � FENCE AT A MINIMUM OF EVERY 300 FEET. runoff source. Post must be embedded a control mats may be used in place of, or in J � O rn m �
� �� , � �� \ \ \ \ \ � _ _ � � �- � � � � / � / - minimum of one foot addition to silt fence for sheet flow filtering m � v � (n
° �� � 9'� , � � \ \ \ \ \ \ \ _� � � / /r / / � � � � / 2. The toe of the silt fence shall be trenched-in applications. J w
o � , ,> \ \ �-� � � � � with spade or mechanical trencher, so that the 2. Mats shall be installed and anchored securely to w
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� � � \ \ \ � \ \ — — — __ __ � � / � yl � �/ � � / � e MIN, down slope face of the trench is flat and the ground in compliance with the Q M �
,-' � / ;-; � / � � � A• Slpe g� perpendicular to the line of flow. Where silt manufacturer's recommendations.
� 1■■1�1 � �
N �\ �/ \ \ �`� � � / r � / / � � � � MAk, fence cannot be trenched-in (e.g. pavement or 3. The width requirement of the erosion control
N � a � / \ \ \ \ \ \ \ \ - - — _ �� / � � �� / � �� � H rock surface), weight fabnc flap with rock on mats shall be comparable to the width of the �
� � �� � \ � � _ _ _ � � / / � � � � /-" � � SILT FENCE uphill side to prevent flow from seeping under disturbed surface to be filtered. The minimum
\\ ° � ' \ \ \ \ \ \ _� `_ �/ � / � ��� fence. width shall be 10 feet for Single Family lots and z
N � \/ \ � � l -� 7 � � � H 3. The trench must be a minimum of 6 inches 20 feet for Commercial applications, unless � �
N �\ , \ \ �� � � I — � — — — _� /<�" � � � � /-- "-� � deep and 6 inches wide to allow for the silt otherwise approved from the Storm Water Utility
o � �\ � \ \ � I � I I — _ _ -� / / // � / / / � � fence fabric to be laid in the ground and Manager. Q �
� f �- / backfilled with compacted material. 4.The width of erosion control mats can be
� � � 1 \ � ` I � — a \ ' � � /� / � / � � � / i-- �-� 4. Silt fence should be securely fastened to each reduced when used in conjunction with silt fence
��� I / steel support post or to woven wire which in and block sod vegetative buffer strips. In no
3 `� � \ \ \ � � I I I I ` � _ - E - -\ � // r � /� � / � / � ' g" MIN. T�P �SjDE turn is attached to the steel fence post. There applications will erosion control mats be less THESE PLANS ARE ISSUED FOR
o `� o \ a\ \ 1 � � � � e — \-� � � � �� � / / �- � � F�OW�� _ _ OF SILYE�N E helrebends3of�faboce�aetsecurely fastened than 4 feet wide. THE PURPOSE OF PRELIMINARY
N � � \ \ \ 1 1 1 O �� �� � � � � 5. Accumulated silt shall be removed when it REVIEW AND ARE NOT INTENDED
� `� � — � -� /� � i- � 1 1/2" FILTER STONE 4 �r �� reaches a depth 1'. The silt shall be disposed of FOR CONSTRUCTION.
w � a\ \ \� � � _ -� � � � � � %-� � �j/�� \/ at an approved site and in such a manner as
WHEN ISSUED IN
� �\ ° \ \ \ \ � � , � — _ �/ / �� _ / / /��j�y� ' /.� 12p to not contribute to additional siltation. FINAL FORM THEY WILL BE
Y � ___ � �- / � � _/ �, ��/\�/ �/ �/��; 6. Silt fence shall be removed when the site is
o �1 �� \ 1 \ \ \ \ -�� _ � _ � _� � � � � � / � //�//����`�'' completely stabilized. SEALED, SIGNED AND DATED.
J � I � \ i � �� � `�� � _� / � 7. Rock filter dams shall be used at concentrated
� �� �� � � ���,������ ����� � � �- � � � � � � ,/ �� � / high flow discharge areas in lieu of silt fence.
� � �� �_ � � �-- � RESPONSIBLE ENGINEER:
I I � �� � - BGE, INC.
� 'i � / aJ- -----I �� � / � � � �;'�j` �f ' — � � � �- � -/ -� / � ^ S L T F E N C E S T O N E 0 V E R F L 0 W S T R U C T U R E T E X A S R E G I S T E R E D E N G I N E E R I N G
i � � � a i � �� 6�� � /�� � � � � � �� � � / � � FIRM F-1046
j i � i� �� ��� � � ,���� � —� -� � � _� �� / JASON A. FREY, P.E.
`� i i � ���' � �� \ \ f � —� � � � � �— ' TEXAS REGISTRATION N0. 88485
� �i � �� �i � �- — ��1`����� / � I I I � � -- �_ � � � �— �� � �— �— � � FEBRUARY Q8, 2021
��� i � 635 �
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° �i a �� � ��� � � ,��T���� � � � - � ��� � � � � -_ �- �- � // Contractor to Verify exact location
�I i � � `�� �� � �/i � ��A / ��� � � — � — —' � & Depth of Exist Facilities Prior to
c i I ` � � /
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4 �P � h�� , � � �-� � � � _ � � �� ,� �� �_ any Construction Activities
� � , � � r � � / \ /� / / �_ �- � .
� � �� '� �� \ ����� �� j � � � , ��� � � � — � CAUTION
iii
� '� ` �� /�_ � � � ,� �� " � � i � , a� / CONTACT: 1-800-DIG-TESS
�_ ° � i � / �, -_ ' � ' �(1 ' � a � / ° ° e � a e �a � ��� ���� 48 HOURS PRIOR TO CONSTRUCTION
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Y � / � � ;�. �� � � �� , ,� � , ;�. , ; � T CHECKED BY: JAF
, OVERFLOW STRUCTURE � � LEGEND � �
° • � � i � —
; ��� � ' a / � � — _ DATE: JANUARY 2021
o �,, _ � . ��� ,_ � ,_ �� , � �z� —_ _ _ — � . — - ExisTwc coNTouR �wE SIDE VIEW END VIEW
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� � ; '�/� / ���Fn` 625 — — � � NOTES: PROJECT NUMBER: 3a82-48, 3082-49
� 650 PROPOSED CONTOUR LINE 1. STRUCTURE: 1/4" GALVANIZED HOG PANEL FRAME.
Y 2. FABRIC: GTF-400 9oz WOVEN MONOFILIMENT
j � � � � � � SI LT FEN CE FABRIC SECURED WITH "J" CLIPS EVERY 8 INCHES. S h e e t N O.
3. GRAVEL BAGS: UV PROTECTED FILL WITH GRAVEL OR ON SITE DIRT.
0 4. GRAVEL BAG PLACEMENT: ENDS, TOP AND CENTER.
N � � STORM INLET PROTECTION E R O S I O N C 0 N TR 0 L
� ADVANTAGES:
� A) EASE OF INSTALLATION P L A N
�, STABILIZED CONSTRUCTION ENTRANCE B) EASE OF MAINTENANCE
i C) HINGED AT TOP AND BOTTOM TO FIT MOST CURBS
P D S I T E P LAN PAC KAG E N OT ♦ o, CAN BE REUSED
a DRAINAGE FLOW DIRECTION
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� ���� �'���,, �����,, �����,, �����,, � N TBPE Registration No. F-1046
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' � � � ��,, ��, , �. �/�/� � 200 CRESCENT COURT #180
�
�� , �'��,, ���� DALLAS, TX 75201
,, � VICINITY MAP
', , , � , � � ����,, ����,, CONTACT : MICHAEL BEATY
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`, A � � CONTACT : MICHAEL BEATY
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� ��� � �� � � �
= EXISTING TRANSFORMER REVIEW AND ARE NOT INTENDED
�, � FOR CONSTRUCTION.
� �� �� �� o � LS PROPOSED LANDSCAPE WHEN ISSUED IN
o ' � �\ � � �� --- � SEIA ED FO NED AND I DATBED.
� � � - _ � EXISTING STREET LIGHT
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o � � �� �� '� ��'�� � �� RESPONSIBLE ENGINEER:
� � � �� � ��� i���� � /����� BGE, INC.
EXISTING GAS METER
� �� a / ��� � / � � � TEXAS REGISTERED ENGINEERING
� '�� / � / ��� FIRM F-1046
� ', , a�-- -----i �� � � / �' � � JASON A. FREY, P.E.
EXISTING ELECTRIC MANHOLE
� � I a i �� � � / ��� � � � � TEXAS REGISTRATION N0. 88485
a� � I �
� � II i � /�O�\�� �'�� ��'� \ \ 1 FEBRUARY Q8, 2021
� �� i � �
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i a___ _ __, Contractor to Verify exact location
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o �i � �� �� \ � �� � /��7� � � � �
any Construction Activities
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1. ALL WESTLAKE ENTRADA INFRASTRUCTURE ASSUMED AS coNTACT: �-800-�ic-TEss
' � ', '' �' •' ' ,` `����� i I � �' EXISTING FOR THIS PLAN SET 4� HouRs PRioR To coNSTRucTioN
� � �� � � � � ��� �. �- � -���� 2. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS
� � �', � ,�' ,� i���___� - � OTHERWISE NOTED REVISIONS
�,� EXISTING STREET UGHT �' � � i REV N0. DATE DESCRIPTION
� - - -
� � � , ' -
� � � � BM1 - "❑" Cut found on top of curb at the south median nose approximately
�' �� 691 feet southeast of the intersection of Solana Blvd. and Davis Blvd.
� � ��� Elev. 668.963'
� � ,
� ,� ��\ \ � / BM2 - "❑" Cut found on top of curb in the west turn lane median at the
intersection of Davis Blvd. and Hwy 114 approximately 38 feet west of the
� � �� \ � �,� �`, � � � � ` ° . et southwest of traffic q al p le on
i � centerline of Dav s vd and 8 f
� � � \ ° � � -- �;� �. � a a ',-' �� southwest corner of �intersection.� WN LMM
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ti � � � � �
� � — , Blvd. and Dove Road. Elev. 668.96
Y \
O �
� ` V '� TBM2 - "❑'� Cut in median nose at intersection of Davis Blvd. and Bull Way. DATE: ,1ANUARY 2021
! � �� � i� � Elev. 679.58
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OVERALL LAN DSCAPE P LAN - B LOCK C STO RAGE RESTAU RANT �
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SCALE: 1 " = 20'-0"
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� � � ROOF TOP PLANTER GENERAL NOTES: �
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� 2 RO 1 . PLANTER AND RO�F SUPPORT TO BE �
>>>���� 12 MC
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� � � �� �` � � DESIGNED BY STRUCTURAL ENGINEER.
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/ �� �� �� � � 2. P LANTER MUST HO LD A MI N IMUM OF 37 CY U
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�� ` ^ � OF SOIL TO SUPPORT FUTURE TREE 0 Q�
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� 2 LS %�� � �� , �� ��� ���� GROWTH. m
� � � , ��� �� � � 3. A MINIMUM OF 24" OF STRUCTURAL SOIL
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� 2 RF �` �` SHALL BE PLACED UNDER THE ROOT BALL OF ��`�� ��`��`
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� 8 O O V ����" ���� PROJECT: Overall Landscape
� / THE TREE. �1��
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/ ��'•�.� �.�' DESIGNER: bah
4. TOPSOIL & AMENDMENTS SHALL BE PLACED ����;���`..�=
�� �'� DATE: 12/10/2020
THE REMAINDER OF THE DEPTH OF THE �-�
� SCALE:
PLANTER.
REVISIONS:
E N LA R G E D R O O F T O P P LA N T E R LANDSCAPE ARCHITECT:
BERIT HUTSON, RLA
TEXAS TUFF LANDSCAPE
PO BOX 71 2
SCALE: 1 /4" = 1 '-0"
PROSPER, TEXAS 75078
(972) 347-9930 �
info@texastufflandscape.com
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Genera I Notes and S ecifications � ° -
S-4C- �L4�-S P-R P_AA
1�2 ❑�C. 1/2DISTANCIA �
E S P A C I O E N T R E P L A N T A S SPACING DEL CENTRO ._
� SEGUN PLANO -
� ` " EX�A�ATE "°�E 'z` BEY°ND 1. The landscape contractor is responsible for providing all materials labor and `
❑urER Row ❑F P�ANr MarERZA� i � - �
�` � e R°°T SYSTE"' sEE PLANS FOR SPACING � O � equipment to complete all landscaping work in strict accordance with the planting plan, _ _
� � „ '.� �'' EXCAVAR72"FUERADELALINEA VERPLANOSPARAESPACIO j �d r plant list and all items described in these specifications unless otherwise noted. � `
,. r DE LA BOLA DE RAIZ DEL ENTRE PLANTAS � U} ~� � �
e /�'. ��� MATERIALAPLANTAR � ¢� z This includes but is not limited to fertilizer mulch stakes ties guy wires cables and all
� � sEr roP ❑F Roor aA�� i�� ABovE ' � .�— � � � a-- MZN, 1' C�MPOST ❑R MULCH � � EQUAVicua� � �w_ � � � � � �
FZN�sH �RA�E • ..;v .� � -� - z DEPTH oF M���H CN❑ WEED CL❑TH) ¢ � � g other necessary equipment to complete this work.
L �- ''r� � c_i ❑.C, SPACIN c� c�¢
COLOCA LA BOLA DE RAIZ ' `:;;;�r 2"DE PAJA O PAJOTE(MULCH) 1"DE ABONO O PAJA(NO TELA W � TYP � ¢Q T E XA S T U F F
1"ARRIBADELNIVELFINAL � ��'� PARAHIERBAMALA) x � J d a 2, The landsca e contractor must su � p�� lants as s ecified in the sizes and uantities
PREPARE P�ANTZN� BE� W�TH z oF A so�so a �,w p pp Y p p . q
FINISH �RADE - M�xruRE ❑F ExPANDED sHA�E & c❑MP❑sr FINISHED LAWN W/ EDGING ¢ � � ��° listecl on the Ians.
Z EQUIVALENTE O IGUAL p
NIVEL FINAL /� /� PREPARAR CAMA PARA PLANTACION � PER DETAIL ❑R HARD � �+a DISTANCIADEL CENTRO �W �v�2 LA N D S CA P E
//� //� RELLENARSEGUNESPECIFICACIONES SURFACE W/❑UT EDGING \ UH W w
12 ""\ \ �"/�"\\\�/� CESPEDTERMINADOCONBORDE J a X W J �. Substitutions to any of the work, materials, or equipment may not be made without
MIN. ��^\v�� CONTAINER PLANT SEGUNDETALLESOSUPERFIGE ¢ �A N�W
B & B PLANT ����V � �o permission of the Landscape Architect.
F I N I S H E D G R A D E - 3" HARDW❑❑D MULCH L O N A Y B O L A D E R A I Z ` � � / �� /f P L A N T A D E L C O N T E N E D O R 1� DURA(BAN QUETA,MADERA,ETC.) p L7
NIVEL FINAL DESPUES DE s�PAJA O PAJOTE DELAPLANTA � ��, W � 4. Landscape contractor and�or irrigation contractor shall verify existing conditions
�� V \v coMPAcr soi� aE�ow RooT �q�_s MIN.4' � A } }
RASTRILLAR("REQUEAR') BACKFILL PER N❑TES �Y�� Y� r/^"Y���Y� ��Y tN 6° �tFrs, ustN� wArER a HAND J�, MIN. 4" TILLED DEPTH-ALL BEDS
'� �.'�°�`� �::' WITH 2" ❑F A 50/50 MIXTURE Landsca e Architecture
: h � RELLENARSEGUN rAMPiN�, \ �/ on site. Ally problems or discrepancies from the plans or specifications should be p
R❑❑T BALL - PLANT 2" HIGHER THAN ��, ' ❑F EXPANDED SHALE & C�MP�ST
INDICACIONES DEJAR6"DETIERRAPREPARADABAJOLA MINIMOREVOLVEROTRILLARTODASLAS FIRST R�W/PRIMERALINEA reported to the Landscape Architect. Contractor shall verify all underground utilities Irrigation Design
FINISHED GRADE; REM❑VE BURLAP AND NOTE DIG ❑NE CONTINUOUS H�LE FOR EACH SHRUB MASSING BOLADERAIZ;COMPACTARLAUSANDO CAMASA4"DEPROFUNDIDADCONABONOO
WIRE 1/3 THE DEPTH ❑F THE R❑❑T BALL EXISTING SUBGRADE TEsr EACH Ho�E FOR PERco�Ar�oN RArE BEFORE �NsrA��-�� qGUAVCOMPACTADORDEMANO ENMIENDASSEGUNESPECIFICACIONES � HARD SURFACE prior to beginning work.
� � SUBSUELOEXISTENTEO BACKFi�� � P�ANT MArERiA�, NoriFr ❑wNER ❑F REsu�rs ❑R LAWN PCO�@Ct Mal�ag@I�el�t
BOLA DE LA RAIZ-DEBE QUEDAR 2" BEFORE coNrtNutN� woRK. EXISTING S�IL
MASALTAQUESELNIVELFINAL, NATURAL SUPERFICIEDURAOCESPED 5. Landscape contractor shall comply with all applicable federal.state.COUnty, and local
2 X DIAMETER ❑F R❑❑TBAL NOTA:HAGAUNPOZPCONTINUOPARACADAARBUSTOOPLANTA. SUELOOTIERRAEXISTENTE Horticulture Consultations
REMUEVALALONA1/3 2VECESELDIAMETRODELA COMPRUEBEELRANGODETRANSMINACIONANTESDERELLENARY regulations governing landscape materials and work.
BOLA DE RAIZ PLANTAR EL MATERIAL. NOTIFIQUEAL PROPEIRTARIO DE LOS T Y P I C A L G R❑U N D C❑V E R P L A N T I N G ������A����•�� � ;��������:�������
RESULTADOSANTESDESEGUIRTRABAJANDO. \TRIANGULAR SPACING) � ���� ����� 6. Plant material shall conform to local nurser and industry standards. All lant material
�"': ':'. .
B&B ❑R C❑NTAINER TRANSPLANTED TREE/ BOLADERAIZCONARPILLERAOLONAOENSUCONTENEDOR � WIII hqV@ gOOCI Stl'UCtUY@ qIICI Shqp@ Wh211 plqnted and be free from pests opdamage.
S H R U B B E D P R E P A R A T I❑N & S H R U B P L A N T I N G/ TIP/CA PLANTACEAN DE CUBIERTA DE TERRENO!� .� � . . " .. � All trees wi ll have a strong, well developed, uncut central leader. Any branches broken
T R E E P L A N T I N G D E T A I L PREPARAC/ON PARA CAMA DE PLANTAS Y PLANTAC/ON i n h a n d l i n g a n d p l a n t i n g w i l l b e r e m o v e d u s i n g p r o p e r p r u n i n g t e c h n i q u e s. PO BOX 712
1 A R B O L T R A N S P L A N T A D O 2 D E A R B U S T O S O P L A N T A S s (ESPAC/AMINETO TRIANGULAR) P r o s p e r, T e x a s 7 5 0 7 8
L1,1 N❑ SCALE/NOESCALA L1,1 N❑ SCALE/SIN ESCALA L1,1 N❑ SCALE/SIN ESCALA 7. Landscape contractor will restore disturbed finish grades and turf areas to original condition.
Existing vegetation adjacent to work areas shall be protected during the entire construction process. 972_347-9930
8. Landsape contractor will confirm operation and coverage of new irrigation system in
all planting areas.
Warranty
9. Landscape contractor assumes all liability and replacement requirements of materials
that are damaged, stolen, or misplaced on the job site prior to acceptance of work.
10. All plants will be warranted for a period of one�l ) year from the date of final accepatance.
Owner will be responsible for proper maintenance o plants after final acceptance:
During warranty period, dead and unsightly plant material will be removed immediately. Only one
replacement per plant will be done. If the time of year or weather is not conducive to
.� �t planting, the plant will be replaced when conditions are suitable. Warranty excludes
�� - J ��� ������ dama es caused b vandalism freeze drou ht, insect infestation, or other acts of God.
�-� ��� '� `��1���� _ • Special equipment required for replacementgp lants due to access problems are not to be included
k , ,��. � r ����j��1��� 1 ��t� r, r in the basic project costs. This is a negotiated item at the time of replacement only.
� �
' ��� r���=' `:•-' - ��`�,�'r�_ �' ,�� ;.� � � Soil Preparation
� ' �+ • `.�� � ' � � 1 1. Tree pits should be backfilled with 75% existing soil and 25% soil amendments.
��*��� � �*4;,�';.� � �'Y- 1 �� '�� '•fr r � Soil amendments will be 50% organic compost and-50% expanded shale.
� �.� ` �� , } � '� ` ' �+:�r
�' . ��ti!�- , •_' , � -: h � •, � ,. 1 2. All planting areas will be raked to final grade and lightly compacted by watering.
. � { � � �. k _�� Lawn areas should be raked again and rolled before installing seed�sod.
' �'� � � i ����� . `• �` .
`�. Y - - �� 1'���: � 1 +���� � ����'• ► �'. 43 r '• � 1 3. Landsca pe contractor shall insure that the pro per draina ge exists in all plantin g areas.
.
'_ -�._� . - � '; �'�` -�,� '`„ ; r ��'. � .
�: .. . - •, � �. � • t ; +� � � .�� .- . Plantings
- � ` � � . ��' *�'� ' �; ; �,- 14. Where possible on site, tree pits will be dug a minimum of 12" wider but no deeper than the
� ' � ` : �� - - f - ��-t` � � � � �1�= ' ��. � root ball of the tree to be planted per detail. Install tree ring and mulch with 3�� of hardwood
�� _ �k � i i���4 �`�� �� .`:ti bark mulch in lawn areas. Mulch will be kept 3° away from the tree trunk. ��
: - � ': c . �. �
�. 1�',� '�, �;j' � � .� 4 15. Loosen and fine rake areas to break up lumps and produce a smooth, even gradient
- ; -, ���� L�, , i �►,�j_ �4 -ti. , free of unsightly variations, ridges, or depressions. Ponding of water in finished areas will
� '� ,*`_t �• �•,' �=�u���►•, ' � .�..t�*��1 F not be permitted. Remove from site all stones, rock, and debris one (1) inch or larger. �
� � . .�. .�� 4 1 , { � � , � � Final grading is subject to critical owner review only after repeated watering or rains to insure
:* � �' ��+4',� ���.•`_-ti�i.��. ''`��= settlement has not adversely affected drainage patterns. �
����P-�� BIO�C-51 "••.� �, �-''t } _���,1 ,`4 �# . �� � 16. Shrub plantings will be installed as shown on the planting lan and detail. Verify planting areas
RusticCylinderPlanter-Set}3 Bioka�a�]V,Iatet��g-Set11 '' . k , �+ .•.+►• • �• have been provided as indicated on the plan. Remove all sur�ace rock or debris deposited by �
Rustic�facic Clay �,���g�a������ *'� ' �• '. '�,. r� ��� \ � previous work operations or excavations performed to create bed. Beds will be mulched with
� ����� 1��ti1��� � 3 of decomposed granite. �
2�"x]7"1 lfr`x i 3�!7�"x��" 27.�"x44" � J
����'�����°� �a�r������ _ � ��� �;�,� � � 17. All plant material will be deep watered upon planting and soil tamped around root ball ��
���y to remove any air pockets.
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areas not s o n to ave s ru p antings wi ave tur type ermu agras so insta e
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--�� --- �� � - -- Soil 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.
Edging installation �
NEENAH �❑UNDRY GREENWICH C❑LLECTI❑N TREE GRATE 19. Steel edging will be 1/8" x 4" steel, black in color with 12" stakes manufactured
4 CERAMIC P❑T SPECIFICATI❑NS 5 R8754 - 60" X 60" by Ryereson or approved equal.
L1.1 N❑ SCALE/NO ESCALA L1,1 N❑ SCALE/SIN ESCALA "
20. All edg ing specified will be set 3�4 above finished grade as shown on plan. Turf lines against n \
edging wifl be true and even creating an even exposure of edge to the main viewing sites. W rn
� � � � � Clean-up V J
I rri at�on Notes and S ec�f�cat�ons 21 . Remove all debris generated by work operations from the site daily. � �
g p 22. All paved areas will be cleaned daily by washing and sweeping. Remove tire markings �
• Contractor shall ro�ide an irri ation lan showin locations, e ui ment, and i in with sizes and oil drips from all surfaces.
P 9 P 9 q P P�P� 9 �
and hydraulic calculations. The maximum flow velocity for all pipe in the system is 5 23. All planting areas will be in a raked level condition, free of debris and paved surfaces will be n \
f22�/S2COnd. in a broom clean condition ready for final acceptance by owner. O W
• Com ply with all requirements of utility supplying water for backflow prevention and Maintenance �� �
backsiphonage. 24. All landscaping shall be maintained in a healthy, neat, and orderly state following installation. Any , ^
• C011l ply Wlth all I"2qu11'21712C1tS Of th2 Stat2 Of T2XaS f01" II'I'IgatlOCl SySt2tl1S. plantings located outside of irrigated areas shall be watered regularly by hand or water truck. ( / �
`.�
• Verify the static pressure of the supply piping is the same as the design pressure listed on the Irrigation �
drawing. 25. All planting areas shall be irrigated with an underground sprinkler system designed and installed �
• Provide installation of the approved irrigation plan per the following guidelines: per srare and local codes. �
� Install pipe in accordance with manufacturer's instructions. �
o All 3-inch and 4-inch pipe shall be trenched into place. Circuit piping and 2-inch and �
smaller pressure piping may be installed by trenching or using a vibratory plow. �
o Thrust blocks and gasketed fittings are required for all piping 3 inch and larger. ��
o Copper Tube: Type L water tube, annealed and drawn tempers, with plain ends.
o Polyvinyl Chloride (PVC) Plastic Pipe will be Schedule 40 or SDR21 , Class 200. � (�
o Flexible Polyethylene (PE) Pipe may only be used for pipe sizes 1 '/4" and smaller. O n l
� Provide 18 inches cover over top of buried pressure piping; 12 inches cover over `V
circuit piping; and 24 inches cover over slee�es. �-y-� �
� Install any piping under sidewalks and paving in sleeves. I I I
o Flush dirt and debris from piping before installing sprinklers and other devices.
o Install other equipment per included details.
o All equipment shall match existing unless otherwise approved by Owner.
All wire shall be Type UF, No. 14 AWG minimum, solid copper conductor, insulated ������F�r���
o �
cable. -�� � PROJECT: Detail Sheet
� All wire splices shall be in water tight direct bury spice kits, located in a round 10" ���'8i�,�°�
valve box. ��������� DESIGNER: bah
The top six (6) inches of trench backfill shall be topsoil with all rocks, sod, and sticks �'�r�'�.-�-.�� �
� ���N �
removed. Dress all areas to surrounding finish grades. ��" DATE: 12/10/2020
� Remove waste material, resulting from Contractor's operations and activities, daily �2�
from site. SCALE:
• Protect the public, visitors, workers, adjacent properties, surFaces, and surrounding areas to � REVISIONS:
preclude harm during work of this project.
• Protect unfinished work when stopping for the day. �aN�scaPE aRCHiTECT:
• Perform operational testing after installation is completed, backfill is in place, and sprinklers BERIT HUTSON, RLA
are adjusted to final position. TExas TUFF �aN�scaPE
PO BOX 71 2
PROSPER, TEXAS 75078
(972) 347-9930 �
info@texastufflandscape.com
Luminaire Schedule
Symbol Label Qty Arrangement Manufacturer & Part Number LLF Lum. Lumens Lum. Watts Total Watts Filename
� S 40 SINGLE ATL-II-BR-H3-40LED-40-DSCG 0.900 3541 40.2 1608 ATL-II-BR-H3-40LED-40-DSCG.IES
�
Calculation Summary
Label CalcType Units PtSpcLr PtSpcTb Avg Max Min Avg/Min Max/Min Description
Ground Side 1 Illuminance Fc 5 5 3.16 13.1 0.0 N.A. N.A. Readings taken at 0'-0" AFG
Ground Side 2 Illuminance Fc 5 5 3.75 16.3 0.0 N.A. N.A. Readings taken at 0'-0" AFG
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North
NOTES:
1) Fixture Mounting Heights (MH) are indicated next to each fixture. Project Name: Entrada Block C Project# :
2) All fixtures labeled with "_alt�� indicates an alternative fixture different from THE ENGINEER AND/OR ARCHITECT MUST DETERMINE APPLICABILITY OF THE LAYOUT
what was listed in the fixture schedule received was used in this calculation Client: Bush Architects Date:11/25/2020 TO EXISTING/FUTURE FIELD CONDITIONS. THIS LIGHTING LAYOUT REPRESENTS ILLUMINATION
3) Interior reflectances 80/50/20; exterior reflectances 20% UON. Drawn By: JLednicky, LC Version: LEVELS CALCULATED FROM LABORATORY DATATAKEN UNDER CONTROLLED CONDITIONS IN
ACCORDANCE WITH ILLUMINATING ENGINEERING SOCIETY APPROVED METHODS. ACTUAL
4) Quantity (QTY) indicated on HLPS Luminaire Schedule is for what is included in PERFORMANCE OF ANY MANUFACTURER'S LUMINAIRE MAY VARY DUE TO VARIATION IN ELECTRICAL
this calculation study only- Not final counts. � VOLTAGE,TOLERANCE IN LAMPS,AND OTHER VARIABLE FIELD CONDITIONS.THESE LIGHTING
5) Contractor to verify exact fixture quantities and fixture run lengths before ordering. �� �� � �� CALCULATIONS ARE NOT A SUBSTITUTE FOR INDEPENDENT ENGINEERING ANALYSIS OF LIGHTING
SYSTEM SUITABILITY AND SAFETY. THE ENGINEER AND/OR ARCHITECT IS RESPONSIBLE TO REVIEW
� � FOR COMPLIANCE OF ALL APPLICABLE ENERGY CODES AND LIGHTING QUALITY STANDARDS.
LIGHTING AN � P�WER SOLUTIONS
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
WFIEREAS, 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
VVHEREAS, 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, Tharoughfare 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
(Apri122, 2013).
b) All the Development Plan conditions far 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.
fl 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 thereo fl.
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 2O16.
� ��j'-�'1�.���.�—
ATTEST: Laura eat, Mayor
� � fi� t3.",�t7'"'��,�'w���� ` *��-y^� ���/
Ke11y�Edwa� own Secretary Thomas E. Brym-c�f, Tc��n Manager
�
APPROV S T� RM: �.S1N�F••WFs�,
.�' � •�
f��� ':�v�
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���•� �
nton L � , T n Attorney '� �`� `�..�� .
T�k,Ag '.
Ordinance 777
Page 4 of 8
EXHIBITS
EXHISIT A Legai Description af PD l-2 District
EXHIBIT B Entrada Amphitheater PD Site Plan
�rdinancc 777
Pabe 5 nFti
Exhibit A
LEGAL DESCRIPTION
Le�al 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, Westlalce/Southlake Park Addition No. 1, an addition to the Town of Westlake, Texas
as recorded in Volume 388-214, Page 78 of the Plat Records of Tarrant County, Texas, being on
the northeasterly right-of-way line of Kirkwood Boulevard, a variable width right-of-way as
dedicated by said Westlake/Southlake Park Addition No. 1 and being the beginning of a non-
tangent curve to the left having a central angle of 9 degrees 13 minutes 11 seconds, a radius of
1428.00 feet and being subtended by a chord which bears North 47 degrees 49 minutes 50
seconds West a distance of 229.54 feet;
THENCE along the northeasterly right-of-way line of Kirkwood Boulevard, a variable with
right-of-way, as described in Dedication Deed to the Town of Westlake as recorded under
instrument No. D208427746, Deed Records of Tarrant County, Texas the following:
Along said curve to the left an arc distance of 229.79 feet to a '/z inch rod found with Graham cap
at the end of said curve;
North 52 degrees 30 minutes 14 seconds west a distance of 32.60 feet to '/z inch iron rod found
with Graham cup beginning of a curve to the right having a central angle of 18 degrees 54
minutes 48 seconds, a radius of 612.00 feet and being subtended by a chord which bears North
43 degrees 02 minutes 03 seconds West a distance of 201.11 feet;
Along said curve to the right an arc distance of 202.02 feet to a '/Z inch iron rod found with
Graham cap at the beginning of a compound curve to the right having a central angle of 24
degrees 06 minutes 47 seconds, a radius of 812.00 feet and being subtended by a chord which
bears North 21 degrees 32 minutes 03 seconds West a distance of 339.22 feet;
Along said curve to the right an arc distance of 341.73 feet to a %z inch iron rod found with
Graham cap at the end of a said curve;
North 09 degrees 28 minutes 39 seconds West a distance of 132.24 feet to a �/z inch iron rod
found with Graham cap at the beginning of a curve to the left having a centra] angle of 45
degrees 43 minutes 19 seconds, a radius of 708.00 feet and being subtended by a chord which
Ordinance 777
Page 6 of 8
bears North 32 degrees 20 minutes 19 seconds West a distance of 550.1 1 feet;
Along said curve to the left an arc distance of 564.98 feet t❑ a '/z inch iron rod found with
Graham cap at thc cnd of said �ur�e;
North 55 degrees 11 minutes 58 seconds West a distance of 19�.50 feet to a '/z inch iron rod
fou�ld with Graham cap;
Narth 0� degrees Sfi minutes 27 seconds West a distance off 21.41 feet ta a '/z inch iron rod
found with Graham cap an the easterly right-of-way line of Precin�t Line Road, a �ariable width
right-of-way, as described in Dedication Deed to Town of Westlake as re�arded u�lder
Instrumcnt No. D20842774�, Dccd Rccords of Tarrant County, Tcxas and bcing thc bcginning of
a non-tangent cur�e to the left ha�ing a centi-al angle of]6 degrees 09 minutes 21 seconds, a
radius of 1,432.50 feet and being subtended by a chard which bears North 27 degrees �7 minutes
42 seconds East a distance of 4Q2.59 feet;
THENCE along the easterly right-of-way line of Precinct Line Road, the following;
Along said curve to the left an arc distance af 4fl3.92 feet t❑ a '/z inch iron rod found with
Graham cap at thc cnd of said �ur�e;
North 18 degrees 47 miriutes 24 seconds East a distance of 185.36 feet to a '/� inch iron rod found
with Graham cap;
Narth 17 degrees fl3 minutes 03 seconds East a distance of 322.64 feet to a '/z inch iron rod found
on the sautherIy right-af-way line of State Hig�way 114 (a�ariable width ROW};
THENCE along thc southcrly right-of-way linc of State Highway ] l4, thc fa]]owing;
North 60 degrees flfi minutes 2fi se�onds East a distan�e of 44.54 feet to a Texas Department of
Transportation brass disk in concrete found;
South 71 dcgrccs fl3 minutes 32 scconds East a distance af 254.55 fcct to a pnint far carncr from
which a Texas Department of Transportation brass disk in concrete found bears North 10 degrees
48 minutes 28 secands West a distance of 0.43 feet;
South 77 dcgrccs 2�� minutes OG seconds East a distancc af 74b.74 fcct to a Tcxas Dcpartmcnt of
Transportation brass disk in concrete found;
South 71 degrees fl3 minutes 3l seconds East a distance of 1443.85 feet t❑ a Texas Department
of Transpartation brass disk in concrctc found;
South G2 degrees 34 minutes 19 seconds East a distance of 404.34 feet to a Texas Department of
Transportation brass disk in co�lcrete found at the beginning of a cur�e t❑ the right]la�ing a
centra] anglc of�$ dcgrccs 19 minutcs fl9 sccands, a radius of 2,709.79 fcet and hcing suhtcndcd
by a chord which bears South 58 degrees �4 minutes 45 seconds East a distance of 3�3.1 1 feet;
�rdinancc 777
Pabe 7 nFti
Along said cur�e to the right an arc distance of 3�3.45 feet to a Texas Department of
Transportation brass disk iti cancrete faund;
South S4 dcgrccs 1 S minutes ] i seconds East a distance af 399.24 fcct to a Tcxas Dcpartmcnt of
Transportation brass disk in concrete found;
South G4 degrees 19 minutes 50 seconds East a distance of 5b.55 feet t❑ a 518 in�h iran rod found
with "Huitt-Zollars" cap at thc hcginning of a non-tangcnt cur�c to the right ha�ing a ccntral
angle of fl2 degrees 13 minutes S�i seconds, a radius of Z,754.79 feet and being subtended hy a
cliord w�iich bears South 43 degrees 17 minutes 37 secands East a distarice of 147.32 f'eet;
Along said curvc to the right n arc distancc of 107.33 fcct ta a '/z in�h rod found with "Huitt-
Zol[ars" cap for the northeast�orner of Lot 1, Block 1, of the aforementioned
WestlakelSout�ilake Park Addition No. 1;
THENCE departi�lg the southerly right-af-way line af State Highway 114, North 9� degrees �Q
minutcs �0 scconds west alang thc north ]inc of said Lat ], glock ], a distancc of 2,132.54 fcct
to a 518 inch iron i-od with "Carter-Burgess" �ap faund for the northwest cornei-of said Lot 2,
Slock 1, Westla�CelSauthlake Park Addition Na. 1;
THENCE South 52 dcgrccs fld minutes 4fl seconds Wcst along thc narthwcstcrly linc said Lot 2,
B[o�k l, a distan�e of 1000.Ofl feet to a 51� inch iron rod with "Carter& Burgess"cap found at
an angle poirit in the west line of Lat 2, Bla�k 1;
THENCE along the wcst line af said Lot 2, Bla�k l, South �0 dcgrees 0� minutcs 0� seconds
East a distance of 168.55 feet to the PQINT QF BEGINNING and containing 85.90 acres of
land, more or less.
�rdinancc 777
Pabe 8 nFti
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SHEET INDEX
Na. 5heet Title
�' C1 C�VER SHEET
' CZ KEY MAP
C3 51TE PLAN
A1—A4 ARCHITECTURAL PLANS
L1 LANDSCAPE PLAN 8c DETAILS
M A R C H ��� C7 �4 �ENERAL NOTES
�� PAV�NG PLAN
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a Line # �irection Length '� � � �� ' > " � �� �� � Q� i� �
M ,;;� 63g -� ,�q � � � E�ISTIN� FIR� MYQRANT ����� PLAIVS ARE 155t�EE� ��R
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L1 S77' 59� 4�.dfi"E �9.26 `�.'; �'', sa�'-o" - _-_ --- �p spycFs,��a � � THE PlJR�05E �F PRELIMINARY
� ,. �,l ,� ��,�' ❑, y F2EVIEW AND AE2E N�T INTEN�EIJ
L2 571' 35' 25.dfi"E 3fi1.02 `�l'' � I �'�� � � � FOR CflNS7RUCTIO�i.
� ''� 1 � WHEN IS5L7E� f�}
� �t l '�ti , _ � " FII�AL F�RM THEY WiL� BE
� L3 S71' 36' 25.�6"E 157.�5 1� �'� , s��'-�" - s:�s'-a" 43.5' �� SEALED, SIGNEQ ANQ DATE�7.
� ,� � � �, , srAc£ � s43'-a" 18.4
� L4 5i 8' �3' 3�4.94"UV 2.�� I,'i ', J s3s'-o" 39.1 �o�
� 7� � ° -I 1�..7� 1 4�.7' � BR�WNS& GAIYL�NGINEERS�.fNC.
� L 5 5�1' �7' 1 0.2 7"W 5 9.7 2 �� � ; '� � s�s�-a� s s s�-o� �a M SCRE�lVED
TE}CA5 REGISTERED �NGINEEl�ING
TRAN5�4RMER ���M F-�Q4�
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� L6 538' 18' 5fl.f�"W 53.�4 �� � i I }` I r � 21.�J� ~ +' I, WILLIAM R. JANiVEY, P.E.
� i,'`;� � ��� :�� _ - Pe� �Esic�v
� - u TExAS REGIS7RA7f�N N0. 1�8fi63
�� ' � � JAN _. �'i�Ia��j���
� L7 529' 44' 01.26"W 3�.87 I � � I f� �s w 1. Ivlarch �i, �016
N �� � ' -� - - - � � � 639'-�" � �
� ,� GREEN RpOM �,�.�, �� fi29'-0" HELaW RESTROfllaS A6DVE
r �8 ��8� 2�� 2�.����W �.�1� � � � • �., r� AT 549'-�" +�! I I�_ i l '
`j � I 643'-�" A80VE �?� " �
� L9 S�1' 39' 3�.34"E �4.57 - -- - ,
�
8 � r,` fi4.8' '' �.� �`� �2 NOTES: v�r�ry e.�= .
o i 4 � CptdCE5510N5 '�7.4' � - . ' a.: ,L 1. ALL WES�fLAKE ENTRADA IN�'RASTF2LICTUR� ASSUM�� A5 _ �� ��� � ����• ���-ili;��=�.
� L1d Ng�� 27� �d.�Q��W Z�J.�� � li ❑ ❑ ❑ ❑ OFF1C � r'` G] STORA� fi�9'LOW ��ny C�-nS}ructi�ri f�L'tlVlfl2�
�XfSTING FOR THIS P�AN SET
� 1� ' �"�`°� �Z - ` . ❑FFICE �� ' 2. ALL DIM�NSiONS ARE 7� �AC� OF CURB UNLESS {_'hlJTl�]I,.1 ���
� L1� N72' 12' 37.95"W 37.95 +,I� I 72.8 _ . - . E-.-� �� �� ELEC�RICA� �AS�MENT OTHERW35� NOT�D h,,T4r7_ '-?{��-,- �s�,-. r�
y s29'--fl" - ,, � - 3. AL� PARKING FOR AMPHITHEATER 15 OFFSIT� AN❑ WILL BE �
c� L13 �f9' �8' Q8.93"E 5.57 '�tii 1 �',, � G� � - d _---- -____- -___=-- - - ___ --- Q „ --.., ` ' ' SCf�EE�fE�
i l,� �ot�+ � - � _ _ ___ DUMPSTER SHUTTLEp. ZO VIP PARKING STALLS ARE IN PARKING
` , 4� ���3y�_a ` _ -- �-_�� . GARAGE ACROSS ARAGON ON THE GAS PAq SITE. R�VISI�NS
� ¢ � 7 �'�'�� - , . �_ �---- __ _ _ L 1 r PER �ESGG�
L1 N71' �7 2g.��"W 46.� � d � - - -_ - 7 �- ' 4. �HER� IS ND DRIV�WAY OR PEQES�RIAN I..IGW7iNG WlTW
o '�, - � _' 4 ° �•�� � GUI[}ELINES REV ND. DA�E DESCRIPTION
� THIS SI7E PLAN. ALL LIGHTING WILL B� INTERNALLY
�'i,,,'' '. ^I �
- - s�''4� C��RDINATE❑
`�'� L1fi S58' 32' 4fl.Q�"W Z4.25 ',�,,', ,� � _ �=_-N� � �_- ------ -- -- - - -----_� . _ r,:� , � ' R 5'
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o L19 N1' �7' ZD.DQ"W 28.8Q !:,;�'. • ' 0� � ���" --- -- __ ---_- -- c ��' 1
' � � w�L� "Q'� �ut in median nose loc�ted 1�Q feet sautheast a# intersection af Qavis
� ;� � , '��O /.- --_- - _ ___ -___ _ _ � TB�+II N
� N�1' 27 2a.�Q"W ':;� � '`� - _ � ' -----__ , �~ , ' - s Q� ,--- Blvd. �nd aove Ropd. Elev. fi6$.96
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� L23 N31' 27' 2a.�0"W 2�.29 'rr: ;- �3-'' - ���� - - _ - _ _ __-_-- ._ C 1' T8h�I2 -- "�" �ut ir, median nase at inters�ction of !]avis B�vd. pnd Bull Wpy.
y ! -. _
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_ _ =
, - -�, '_� _ ------ �IBV. ���.�J�
� L25 N 9 1' 27' 2�.00"W 17.71 �1 � � � .� �. _ ----- ------ -- _ ---- �1� - -- - ----..----- _
i � - - � � _:_�� � ��=_=-_ � -R3=���-_�______� -�-���3 - "�" �ut in median nose at intersec#ian of duvis Blvd. and Bear Wi7y. DRAWN BY:
''� - J ! � � - `�� _ Elev. fi83.2fi
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o t -- --- -
� CURVE TABLE � - -_ ( _' - - _ ---- - -
W ___ _ �� ` CH ECKED BY:
„ _ .•::�F'f- ; � ��=���- '1:-,TBM4 - "�" Cut in median nose lacated ryfi00 feet east af �ntersectian of Dovis 61vd.
x - �. - �
° Curve � Length Rodius Delta �hord Be�ring C�ard Lengt� � � . _ � ,�', _ r�
, - ond dave Raod. Elev. 648.47
�' ' ' � .'• � - , DA�E:
� � �' � '
i � ,� _-�' ,;t"1T$'�� � , +� �-' , � _
d C1 23.�3 13�.5� 1�.�� �V76' �7 20 W 23.14 ,' „ � � � - --
t' ��+ ,'' , `. �J ` +�� f .� _ � _� _ - _ � -- -__ =_===- -__ -- - INESTLA�C E ENTRADA PRDJE�T NlJM8EF2:
� C� 15�.53 17�.5� 5�.a� S83' 32' 4a"W 145.8� � � � ----_-
o ? � � �`�*�.t ��� Va 1 . P g
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�� C4 33.9G 8�.5a Z3.59 i�13' ]4' 58"W 33.72
�� DEVEL�PER �WNER S�RVEY�R�ENGINEER 51 TE PLAN
� � �5 41.02 117.5� 2Q.Od N11' 27' 2�"W ��.81
�� 6rawn & Gay Engineers, Inc.
�� �s zo.�t 117.50 �❑.00 �v2s• 2�' 2o"w 2�.�� �ENTURIaN AIVIERICAN IVIA�IIIRE PARTNERS - RfQUEREDPAR!{ING
� � � 5�� West 7th 5t., Suite 'i$Q�, Fart WortF�, T1C T�'i Q2 B�bG Llse 5EA75 Parki n R� ui red
¢n „ 180�Val3ey Vi�w Lane, suite 3�o SQLANA LAND L.P. ` � g p
�7 28.8� 82.5Q 2Q.D� iV21' 27' �U W 28.65 � Tel: 817-887-613a • www.hrawngay com
c�� Framers Branch, Texas 75234 9 Viif�ge �ircie, Sui#e 5D� TBPE Registrativn N�. F-1Q4fi AMPHITHEATER Amphitheater 30fl� 100�
�� C$ 74.31 64.00 66.53 N44' 43' 1 U"W 70.21 Contact: Michael Beaty R�anake, Texas 7�26� CopyrjghY zo�� Tatal Required: i�p ��
o� Telsphone: �214}-287-9009
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02.18.2Ui6
1�1EST ELEVATI�N N�RTHEAST ELEVATI�N
SCALE : �I$" _ �'-�" S�ALE : 118„ � 1'_�"
ENTRADA AM PH ITH EATER � ��N �ES51 � NS ELEVAT1 �1�15
❑rdinan�e 777 ��
CEh1TtJliION AME RICAN
architects
G FlVERA L LA ND S�A PF N�TFS — '
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LANDSCAPE lUDTES: -�
STATE
1. PR�PaSE� LANDSCAPING SHA�L 8� !�E CDf�FDRMANCE W1TH AL� L4CAL CQDES ANQ DRDlNANCES. HIGH�lVAY m e r r i m a n
2. �V�yl�5E7(fSTING ANQ Pfi�P�SED Si�E ELEMENTS F�R ��SCREPANCiES. Sl.lRUEY DATA aF E7(15TING �QNQITIONS WAS SUPPLiEa BY � _ � � 1 1� � S S � C I a t 2 S
3. L O�A T E E x I S T I N G U N D�R G R O L}N d U T I L I T I E S F O R C�N F L I G T S. E X��i C I S E C A I J T€O�E W H E N W d R K i N� I N T#i E V i C I N I T Y O F arshitecture•planning
U�fQERGRDi1ND U�I�I�fES, � � I I interinrdesign
4. C�NTRACTOR SHALL PROVIdE A MINIMlJM 2°Io SLflPE AWAY FRDM A�L STRUCT�JRES,
5. I.EAVE AREAS Tti R�CEfVE ��PS�IL 3" BELQW FkNAL FINISNEQ GRARE IN PLAN7ING A�iEAS A�Vp 1" BELQW FINAL FINISHEq GRADE IN � 3UD�1. FIELfl SF.
LAWN AREAS. �
6. CRO1N1� LANDSCAP� 15LAND5 T4 6" HEIGHT, TYPICAL ANa [1NIF�RM FHROLiGHOUT THE 51TE. Ex�ST�NG oaw�.�,Tvcas�saox
7. PLANTiNG BEDS AND LAWN AREAS 5�lALL B� SEPARATE� SY STEEL EDGING {L-3f. C�]T STEEL EaGING AT 45 ❑EGREE ANGLE WHERE IT GRO�N�CflVER xia.ns�.ix�
INT��5ECT5 WALi{S ANa C[1RB5, _ � {TYP.y ]14.987.2136[FAXj
8, 70p DF MULCH SHAL� BE 112" MIIVIMUM BEL4W THE 7�P��WALKS AND ClJR�5. `�::.,�
HA R�INESS ��1 UE: �:�'��`>:-����`:��
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� , 1*"'► C�NSTR�CTi4N
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�. W�S�LAKE, TX !S IN U5�3A HAR�INE55 20i�E $A; AOF T� 15F '�::.,.�x ,.. ,��f: '� � �O�y[�,,���
2, A�L PLA�lT MA7ERIAL SNdWN IS AT �EA57 HARpY T� USDA HARpENE55 Z��VE $ QR L�WER fSaURCE: MflNADVIA PLAN� I�A7ASASE, " < �•,�':`` 'x,�,.. � �,
4
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USdA PLANTS DATEBA5E1 �;�_ ;n ' ,..� :..%;y LI/y��T,O G ri �
IRRlGATInN IV�TFS: �':;; � x; - ;:. , F,,�I
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+ X. k � ;.. . .. -.�.,. * �
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1. LANDSCAPING IS TD BE IRRIGATE� IN ACCdRdANCE WITH CITY STAN�ARaS. ' °� ;�: <::.:�.::� �<'\'>4;°;< .. .:-._ �
l �.-;� ,.r .,,,� •.,•y v' ?202 .
2, lRRIGATIflN SYSTEM �ESlGN ANQ INSTALLATIQN Tp BE PERF�RME� BY L�CENSED IRRIGATQf�S IN ACC4RdA1VC�WITH CITY AIVQ s ti;,� .��.; :���`..;�.�'_ ,..�`,�T
57Ai�E STANpAR�S. ,.,:,�. � ;� �. . ��;�:i:`�
;�,,.:�, �
3. IRR�GAT401V SYSTEMS ARE TO 8E FITTFD WiTH RAfN AND FREE2E GAlJGES iN ACCORaANCE Wi�'H CITY STANDARC1S. �>y'�.,; x. >:��`.��`` " . v �
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5C3LID 5aD IVQTES: �VARIESf '� Y' '�
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1. PLANT 5�� BY HAf�D FO C�VER INaICATEb AREAS { �'�''��`�'��%�.: . .
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y: /�...�/.:•..,:T: �
C�MPLETELY. ENSURE E�GES dF 50D ARE EQu�4� ,:..' �;����ti.�,:, � � ` �� .rr
1'aUCHING. ��P C]�E55 JQI�iTS 8Y HANa WITH ,: - 7 , \;- �
TaPSaI�. , : ` GRDUNaCOVER ,.,� . '. �... .
'<�,,. la terr� stud�a
2. RflLL GRASS AREAS TO ACHIEVE A SMaaTH, EVEN •-Et]uA�� ,�E�l1At LAY�UT; REF. `;;;.`;',; ,: , ;�`ti>'
SURFACE, FREE FRaM UNNAT�IRAL�1N�ULAT4QN5. .,� PLANT LIS� � `=�-��, �"' � �� � landscape arc�itect�re
3. WAT�R 5�a THpRDUGHLY A5 SaQ aPERATI�N �, 'S �
PRpGRESSES. FQR SPACII�G ` - urba� design- planning
4. IF INSTALLATION �CCURS$ETWEEN S�PTEMBER 1 `.:: ,� � � DEC�RATIVE ?iuu sw�ss;��en��r.-5��„��ina
AND 1l�+lARCH 1, QVER-5E�E3 B�RMLI�A GRA55 Sd� i •.•\;.;ti. , �= . l dallas.�exas - 75204 ?�4.74J.0333
. �:. � CONCRET�
WI'�H WINIER RYEGRA55. AT A RA7E �F FOUR f41 �'+ l . �'+ �'+ � `'... • .ti.� � �, � ' www.laterrastudio.com
POl1ND5 PER ONE THOUSAN�I1��4� SQUARE FEET. �j�j��ND V� Y�R SPA l��NL7 IVTS �`;}:.'`' � - 7 CUP SEM _
V� _ , '".,'. ;'.� -. � - -__ E7CISTING
�;,.x- . �� - �:�' STEEL fOGING
WAtI {TYP.f
SWRUSS �' �S Yr'� '' � ❑ , E7(fSTING 9" CAL.
T�PpRESS MULCH MlJS GRA �fl� •;� c` �1 � . CEI7AR ELM. PR�TE�F
I - ti:•. _ ❑ 1N RLACf�ZYP.a , -- - - - - E?CISTING
PER SPEClFlCAT10lV5; GRDUN�C�VER; , ,� � f�, �1
� �I � F��F�fi T� �?. �'� �- ❑ � E}(i571NG 6.5" CAL. TYP�AR❑
'� ' � ^ I NE PLACf�YP.RQTECT
2" MINIMUM -: �' , _ , ti_s', ,` • .. � � ❑ , i
SETTLE� y� +7 ir' . � ` r_, �� s- , �' ,.� � + � -------- --- }` � £xISTING fi" CAL.
_�� _ �,�,- LANC?SCAPE PLAN ; .,, --- r CE�AR ELM. PRflTECT
�`1 � , , . �F • � ----`- ~_------------- s
THICKIVE55 � - _'-�_i c1 •� ''+ r . � �-, � _ -�_ �;,,. • � OR PLANT LiST FaR 1 '•:\'' -- ---
"� �"- - ='�' SPAClNG � ----- _ � r � � IN PLACE{TYP.1
� �.
T�P�F MULCH - .. , - +.�- r��i�, - � f + -- ' , � +___ ----- __ $ r �
� � � , L` ' � r,., - _ � _ - � STEEL ':, ',.:,.<;rr� � . � _'t ,r t � CE�AR ELM. PRQFECT
r r � F7(15TING 8.5" CAL.
112" BE�OW 70P � , _ L•3 z _.. � �
OF COI�CRETE + �_-'� J .'�,{�',��_J � '' _� -�-� �_ ���4`Y`� Et3GiNG " '`'�' ,',;�' : " � z IN PLACE fTYP.�
� -�_�
+ U, ; � '�!� ;! .. :'. . � �
WALK I C11RB � � �. _ , u ,. , ,, ..•.... t _....
r'�. AaJACENT `� � "•;i'��" '-
� r� ��, -' � `{_ _. r✓ � � TURF �:�' � , ' � `• �''•' �`___"`�� `+ !�_
' - '�I� t ''� , ' �. %`�f�y: �� Q.U� ShiU 3 '� �' � E7{ISTING 9" CAL.
�.
_ � � ' _ - ;i f: _ -. _ � \,.,, ---- I- i. f �� CE�AR ELM. �R�7EC�'
SCARIFY • � . ^;'�"-f,, i.' I�-' ��'� �� , �i' � `+ i "
-�� -r•.r ;`.�4-�:i- � �, �, ,�.-` . 3.� CAL. �" .�` � � IN PLACE rtYP.
SIQES ' • , .. - . -. �.� � �-- 5 �� . �:�:� � � _,,. . � �
�' ', ' - +`T 7-- ' -�= . . . i_i S�IL M17C PER �� t ;:i .� =r � i ;�
� 1--- ` �.:;� . � ,.: :- . . .
�-;- SPECIFICATIaNS;
`� i f ' • � . . . . 1' � . . /� !� . _
`:�'.,
�, — '��' iv �- REMOVE 6" DEP�H - � ��.' �• .�'` - •;'`�y_ _��'-f�r�1''�_- --��`
AQJACENT I--�I ' � �..—1I �;• >, �''� �'''. "�.:';; •�••' :.�i .
s„� `
; �� . . . . 1- �F E}ClSTtNG 50EL p`�;:::':; - -�'�y''-'�' -'1-' ExISTING
�.. , :i�.�. � . 7R�E {TYP.1
CDNCRETE ��I _ �I � ;_, 'I 1==- ��� � � �', �` �'� �` .-�--':•:•:-:•. ��•' N
�—� �—
ANQ REPLACE 'P `.:' ,c-�.r�
WALK I � — — — — - —I I r' '� � � • .:��.:•: ,' 1:
�,—l ____+ � l � + `�_ -� � - WITH PREPARE� , n' �r t, I r ` �'�� - - - 1
NATIV� f ` I I —� _ ;� a � ` e�'�'� �,.
S�IR ��-- l�l I ,�I �_'�1 �{ —1 I �—� —! I�.4 I S�IL MI}4 �D-1 D �� ,�, � �`` ,� .; . .�•.�.�r'. .
— — — — — — PER SPECIFICATI�NS. '���,; 2 � � ' \` '' . _ _ ' , � E?CISTING 1 CAL.
� _ _ C�aARELM. PR�TECT
'•'- �}~� . I�u Pi�ACE irYP.E
NATIV� RDOT6ALL, TILL TO A ❑EPTH � �' '�� ` - •.•: - -x�
SaIL ��� REF�R Tq LANDSCAPE PLAN DO NOT _ ' _ _ -��`'�� :• - � 1,521 s�
Q�STU�iS �F 12" TO M17{. "
�MIN.' � FOR SPACING � � � `�"==�';� - ' ' I CY�k€3AC
' _ _ - `,,, :i; :t:��•:• ■ �s
. ', � -- . �.�� . ��-��-.•' .,� 2 �CH1 LEN
11VGR�JUND SHRU6 PLANTt�VG DETalL NOT T�SCRLE _ J"' _- - -- ,`, _ _�'�.: _ .'���-Y
/"��] �,'', 1 � �- �'�_ 2 �OLE EUR
VJ �CYN �AC I 29,fi28 5F�..,:: _':i�. -- �! __ � _ -- -- ___ .�rK �/.
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1• `';�`
� .;:-:..=.:� , �_ �� r , R. - •::T . - E7(kSTING 9.5" CAL.
t:�, �E.1 BACKFILL: U5E E}C15TING l�ATIVE S�IL �n❑ - �-'� ���"f �-� � q ' CEOAR�LM. PRQTECT
:� '.;.
��=s� ��- ���'����" `- amendments} WATER THQR�UGHLY TQ �LiMINATE .t:� -��� �' � IN PLACE�TYP.�
-��^�'�;��`•�, - r�`��-���:;=�s �r�- 1 �. '� O -_} �`.-�r', E7(fSTII�fG 7" CAL. '
AIFi POCKETS. ��'. _ �
?'n f r, ". " l�.]FUNGI: APPZY �IVERSE Ai�RAY MYCDRRHIZAE L' ��, - �� -� ���.`�. � . ��J :-�.�,. CEDAR E�M. PRO�ECT �
-:� �y ° ?~ "_�' ` EN�a1fCTd INQC�ILANT;•• APPLICA�IflN RATE 1 � '�' "-� '� �,. •� � ��,` r �i'�:,•�:, Z !N PLACE�TYP.�
-`'= - �=+-�.�q�� �T �•` PER MANUFACTLJRERS 5P£CIFlCATIp�VS. � � "- ��""�`
- .,w L a - '1�. / � � � ` r::_`_i�•:?
;1�� -���� .�<< �; J�. � _:_� ,;:�' �' ,,. � � -� ; :� o �. _ $ LAN U�iT
'���1 ����•1+..��'-��`4:,_,�;'' ,G�jRIVER R�CK TO MATCH ADJACENT '� '� � � � � \. , r`�:•'r�._-,_,}�..^ �� vr � - J
/ , �::,.,. I.i.i
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�:_-� }I./ 5, ', '� �� ' / �, � U ;L � 47�R�S ❑FF W
�4`^ .l _ _ PARKIPlG L�T MATERIA�. � .{
;`��. 1 ' �r �•;_ - � � j� i % /�, �r
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�`' - I j `�r�;r'_,: i,f'f�:�VERTICAL STAKES: 2in. k�y 2in, UNTREATED #i �' '� � / �j � � \ ` ��:; � V'' ++� �
r , _. LLIMBER LEPVG7W DF VERTICAL 5TA4CES T� E7tTENE3 � `'� i,l s ;' i .� , �' � � �, �� �.�.';. � � �
��J� 1 tz TfNiES tHE HEIGH7 �F Ra�7 BALL."` � �'�, / � , 1i / � .�\� , :`�`� � (C ~
�r �� TER L PP RT: in. in. NT T 1 1 L.AN M�N 96y'�1 �� i If%r" ' ��1 � � ' �� , g �,�0 �
� (,I. 'l LA A SU Q � by 2 U REA ED �i � I �'� ; _ ';�. i,: ' ' ; • �' _n � �
H - LIJMBER.LENGTH OF LA7E�iAL 5UF'PDR75 7� BE 1 y:� ,', � • { . f � ',.'. �C�'
, i �z �IMES QIAMETER aF ROOT BALL. If i '�'i� � /" � - �
, _ ��`�� Q�� ��RI � �� �� :., � W ❑
` �^ ` �J.!�U���15FlED �R�1NAL�ASCRE EAD I 'I t >r�' ' � CONCF�E�E .::�' 1 U{�M PAR
�� 3"CAL. �
, ��� Y'� {2Y each F'ER VER7ICA� 57AKE, � I 3" CAL. ❑
�,.- -� LE� �RIJ 2
• r x f {$y TflTAL. i+}QTE: PRE-ORfLL HOLES i1V LATERALS & � S I - 1�''y.::'� � � • , ''�. �`�'' ` Z
I�']—• �Q•, PLAN VIE�V VERTICALS. IM1JM CAP I 2B_ ��� .�---'�. 1 _ ----_--- __------ . :ti r��-'�ti: 4I gLE EUR a .
�= �� .�,, �o��� ��� � �M a � � -� �= ____=-�____-_ _ �.�.���
, �, _ c� s � . ' ��� . � � � � ----- ----- - _. :�_� � a H
�'' '` TREEPLANTlNG NOTFS � 4 -___ __ - �-:� � �ECOfiATIV� �
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� . i I$ � -- --- ��{, }�� C�NCRE7E �
_ t'J,.;.`.�J �
, " 1. GIRDLING RQOTS & Ra�T FLARE; TREES SHALL BE � C�NCRE�E a,:'. ' ti '`si•-" � W
REJ�CTED WHEN GIRRLIlVG R��75 ARE pRESEfVT & � ` ` - � '� ,.,.:��•:� 3f�EU FRU r
`•� I� c,; y - R O[]'� F L A R E 1 5 N Q T A P P A R E N T. QiJE VIR � _ � ,.-! �. ! . �
ti•�,, � ' � l ti ti , ' _ � ; 6 CL1P 5�M � � Q
' 2. FUNCa1 IN�CIJLAN7: CONTRACTbR 70 USE I 3"CAL. i _❑� _❑ C ❑ -...__ _",� �y_,' . ��, ' �
'� � L�LI FRU� 3 I _ _ _ -- - + � ��U' `• 6I�EiJ FRLI J
MycoAp�ly EndolE�t❑ QR EQIJAL PRQ�lJCT. _- �
� _� I1.$66.476.7$00� www.mycaapply,com �1, �. � (til _ � �
ti4 � � 1�
I'', 6 MUH CAP = �
3. INSTALL VERTfCAL STAKES FIRST; T}-IEN P�tE-dRILL & _ � �i �:� � �
� lti, —-__ ___ �.—__- -_- `------------ -- _ � �
, i y � -- - �m-=-
�-; INS7ALL LATERAL 5LIPPOR75. l � - - -__ �,',�_.:�-' �
,� ' I i `� � - �_ T�� L//l�'!�� ------ - _- --- - ' ' z • `. 2D�MUH CAP �
I— � -_ T�F -- - -- �`"J` ,;3 LEU�FRIi ' � W
, , 4. WH�N C�N�ITIQNS E}ClST WHICH PREVEiV7 � '+, _�. _-_ Gj��R , -:,•l;'� ;,. � -- �
7 E?(T� I 'z TIMES �.� ' � � ' _ � �ECORA7IVE � -- _ �' '� ,�� ��:, �J
TREE PLANTIIVG DETAIL LEGEND �� ����������{ie. rac'IC�,��� � r .�__� C�NCRETE " �?'� I �
C�NTRACTQR SHALL 14115TALL STAICES A� DEEP AS � ���_� :r' 5 CUP SEM '. �
P�SSIBLE. � 1 , O. .�:� - :;�.,'. F
;A.;�TREE: TREES SMALL CONFQRM WiTH LATEST AMERICAN � , � ___ —_-__--___ OECDRATIV� —� $ I LECI FFill ,. � a W
-- STANdAR❑ FDR NURSERY 5T�C1(, www,ania.arg 5. LATERAL SLJPPpRTS SHALL 6E ❑RIENTE❑ A5 S�I�WN ��. (� ���-_::__~_ __ �~�` CaIVCRFTE _ �
IN PLAN VIEW. tsfiown lef[1 � , \.�_ _�!: 'I��I, ��_ - - - ____ -____ --- _---- � �_ _ _ �
�.B.1 TREE PIT: WI{}TH Td BE AT LEAST TW� (2] 71MES TFkE �--��:.•;.�•, .� ��==_ __- _- --_ ---- � - ---- � ' �--
-- 7 T � ' '' , � .-- _-_- _` ~ `_-=--- '—- - `� �
piAME ER �F THE Ra�T BALL CEN ER TREE IN N�L� 8� RES� 5. QUESTIpNS Ag�iJ7 INSTALLATIpN aR �ABRICA71�N 1 1�::.�a "r _� _ - - - ��-__ - �=::-._ - W
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R�OT 6ALL aN UNQISTURBE❑ NATIVE SQiL. ❑F BELdW-GROL1Nd S�AKING SHALL 8E ❑iREC�E❑ '•. ','>''.� �: . _ _ �� ��- _ _ ;', �
Tp LANQSG1aPE ARCHITECT. �.., "� -
_� QUE VIR 6 "� —==--
: C.1 ROaT BALL: REMflVE T4P���3 B�fRLAP APVQ ANY QTFfiER FfJREIGI+i '' I =:'� := •� ` � �AqG�N ---�x����';'. _
- OBJECT; C�NTAINER GRf7Wlll STDCK TQ BE INSPECTEfJ FOR 7. ALSO REFERENCE SPECIF1CATIQiVS SECTI�N 0290D. 3"CAL. �=� . -_.._ __
CaIR�LING R��TS.`" � '- -- --
- - -- -__�_ �
�� : �. . �.- ------- �
_ , �. :/, ��.- — ------_____� -
- --_ _ W =
;❑.i RO�T FLARE: ENSURE THAT RQaT FLARE IS ExPgSEd"`. FREE `ti, �': '- �� ___--- -
- FROM Mi1LCH, ANQ AT LEAST TWO INCHES ABDVE GRAOE. � �`, �=" �' `` �-----_ �
—— �
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TJ4FF PLA N TING D��A IL IVQT Tn SCALE � ` ,. -__- ___ ______
4� �:1 `=-�� , -----__------_-= Q
� �� '�.� � -=-_- -_ ---
MA TE�41AL S L��END � �, � ---_- -----------------__=______ _
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ftEdIS.�JfvS
LANDSCAPE ELEMENTS: LAND5��4P� PL�4111 N°Rr"
�,4 ❑EC�MR05E❑ GRANITE: n�
tf
�_� PtANTING MEOILJM: COLDR: SUBMiT SAMPLES F�R APPR�VAL Cl �� 2� 3d 4d 5�
THICKNESS: 2" IN P�TS, 4" ❑N GR�UN❑
PRDFES51�]IVAL 8E��11�� MIX 51ZE: 318 MINUS SCA�E IN FEET: 1"=2�'-�"
�L�CATEa iN ENGF20lJNQ P�ANTING BE�S} SUPPUER: CUST�M ST��IE SLIPPLY PLAIIlT L1ST
SUPPLIER: LiVING EARTH �E�HN�LOGY C�f�TAC�: CHA�AKiN 2�4-8G9-9fl48 C�NTRACTOR T� VERI�'Y Ai.�QllANTITIES PER PLANS
C�MPANY NOTE: INSTALL FiLTER FABRfC BETWEEN DG MU�CH AND
C�IVTAGT: L�RA HINCHCLIFF; �14.673.3341 S�IL M�7C�ELDW VINEYAR�, PERENNIA�S, GRd�1N�COVER, & TURF
INSTALLATI�N' PER ❑ETAIL fl3 ThilS SHEE� INSTALLATI0�1� R�F. OE7AILS 05, 06, �7, & D$ TH15 CANOPY �R�ES ❑RNAMENTAL TREES
SHEET COMMOhf B�TANIC C�MMON
�_� PLAN7iHG MEDiiJM: QNTY. SYMBDL NAME NAME SiZE NOTES _ QNTY. SYM6�L C�MN1flN NAME SOTANfC NAME 51ZE T NOTES QNTY. SYMBDL NAM� B�TANIC NAME SIZ� N�TES
PLANTER MIX 3" CAL. CflNTAINER GROWN. �' �� CUP SEM I�FALiAN CYPRESS Cupressus sempervirens 36" B�X 7 C7' -. g LAN URT �ExAS LANTANA Lantana urticoides 1 GA�. 12"
THUNDEI4 TURF N�TES: $ Qu� �iR LIVE ❑A�C Qu�r�us - -. � �
Y 4" CAL. HEIGH�' P�R IlVbU57RY i` � 1
�L�CATED IN ABQVE GR�L.IND PLAN7ERS: P-1, P-2, P-3y virginiana STANDAR05. MATCHII�G ' � �LE EUR M15SI�N OLIVE �leo eurapaea 'Missron' 3fi" BDx �' g� LAN M��! TRAIL.ING i.ANTA�kA Lantana mantevidensis 1 GAL. 6"
SUPP�IER: LIVIN� EARTH TECHNDL�GY C�MPANY `�-"��
CDNTACT; L�RA HINCW��lFF: 214,fi73.3341 � CQNTRACTOR T4 SCARIFY, RIP, ANQ L005EIV ALL A�EAS TO BE 3 QU£ SHIJ R�Q ❑AK Quercus 3" CA�. C�NTAIiVER GRDWN. � CNI LIN QESERT WILLOW Chilapsis li�earis 3fi" 6flX 6" _'_`_'-:_ .
SEE�Eo Tfl A MINIMUM OF 4" PRIOR T�THE AD�ITION OF THUNflFR QIRT � shumardii NEIGHT PER IiVDL157RY � 57 R05 ❑FF TRAILli�G R05EMARY Rnsmarinus ❑fficinalis 1 GAL. G"
INSTALLATRON: PER ❑�TAILS D5, Q7, & a8 TH15 SHEET an�o rHurvoEa TU�F SEEa. STANDAAOS. MAT�FfING SHRlJ65 & �RNAMENTAL GRASS
2. ENSEJAE A�EA Ta BE SEE�E� HAVE 6EEN FIIVE GRA�ED. WEEOS, LARGE NOTE; LAN MON & R�5 dFF TRIANGULAR SgAClNG- 12" O.C.
CllRT CLO�S, AN�CONSTR�}CTION QEBR15 SNALL BE REMOVE�, 'i L1LM PAR LACEBARK Ulmus 3" CAL. ��NTAINER GRQWN, � � ��' � hy� �y p C n-C �± 1 PROJEi:TNIJtABER:
+ �VU M�f S �FiA MUSCf-IDIN�Gf7APC �INEYARt/ J UAL. GRAPES Tfl 9E QLANTED IN RaWS PFR q�JACEhiT E]C�5TlIVG
L-3 STEE�. EDG�NG: 3. INSTA�� 1" �EPTH LAVER�F TNUNQER QIRT ��aEO GRQWERS � 1�-12' HT., 5' SPAEA� QNTY. SYMBQL CQMMQN NAME BOTANIC NAME SI�E NQTE.J VINEYAR� SFACING RO�L55'APART.PLAPFF53'�_C I �p1�1A9
1-�12•288-4445) 501L AMENQMEfVTS PRiOR TO 7HUNnER 7lJRF E�M parvifalia MATCNING
FIIVISHICDL�R: P�WDER C�AT B�ACK 5EEDING AT 4�.2 DZ. PER S�. F7. ,��''�, , 22 LEU FRIl C�MPAC�7�7fA5 SA�E Leu�aphyllUm frutescer+s 'Campacta' S GAL. �4" �g,828 sf CYN DAC SERMl1�A GRASS Cynadon dactylon NIA 50LiD 50D �ssu�:
SlZE: 3116" THICK x 4"x 16' LENGTH 4. MUL�H NEWLY PLANTE�SEE❑ WITH UNR�TTEa, 1+VEEa FREE WHEA� ' , � � E?C15TING ���AR E�M TREES. SIZES VARY PER PLAN, y p NaTE: APPLY 1" CLEAN TDPSflIt TD BERMl�aA GRASS AREAS PRIQR TD lNSTAtLA�IdN OF 5d� MARCH 1U,2018
� 52 MUH CAP PiNK MUI�LY GRASS Muhlen6er ia ca illaris 3 GA�. 18"
S7RAW AT A RATE OF 2 8ALE5 PER 1,0��SQ. FT. THRflUGH � � C�NfRACTOR �O PROTECT IN PLACE s„EET„A+��
MANIJ�'ACTURER: J❑ RLJSSELL {�URAEDGE} � � 82° BIJFfALO GHASS;8�,�hlceaacn�o•Je=_� SEE�PER tJATIVE AMERICAM SEEC]RECOlJih1EN0ATI0N5
CdNTACT: 270.825.7Qa8 8D0.$88.5$72 ESTAeLISHMENT. �.--•�' NpTE: REF. PLAfI! �QR NEW LIVE pAK AND ��I� QAK CALIP�R 5lZES 'i 2.372 sF THU TUR THUNaER TL1RF ���;.bLl1E GFAMAGRA55 c;�n=i.;�aur:r,;r, {��5.�p2 PEft�,f)Up SQ.FT.O�l �aoL65.FER ACREI
INSTALLA1`IDN: PER �E�`AfLS D3 &06 THIS SHEET �• IF iNSTALLAT10N Q�CURS BETWEEN 5EPT�MBER 1 AN�MARCH }, ••�'���'�� ,��-cuk�r r�EsouiTE IH��ana 6eE;�n�eri! LANpSCAPE PLAN
OVER-SEE�SERMUDA GRA55 50d WlTN W1N7�R�iYEGRA55, AT A RAfE NaT�: APPLY 1" CL�AN S�iL �THLlN�ER QIRT, 5EE �1QTE5 TH15 SHEET} TO THlJNbER TURF Al�EAS
aF FOUR I4)POUIVDS PER flNE THdl15ANa iT00Q1 SQIJARE FEET, Pfi1QR TO SEEQING THLIIVQEFi TURF
5. S�EQ�D AREAS T� HAV��NE HUNQAEQ I1�D� PERCENT��VERAGE
PRIOR �0 FINAL ACCEPTANCE.
7, WATER THORL}LJGF�LY THRDUGH ESTABLlSHMENT. '"EET:
L la� i
G�N�RAI, N�7E5 7'OW�I �F W�S�'I.AKE G�NERAI. N�7ES TR�PHY CLL1B o � �
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1. YHESE NOT�S APPLY TQ ALL S�EETS iN 7H15 PLAN SET. �. �H� APPLICAB�� 57AN�AR�S AN{] SP��1�ICATIa�IS, THE CURF2�N� V�R51[7N DF THE "57ANI7AR� SPECI�iCA�fiIbNS �qF2 F'UBLIC WORKS COIVSTRUC�'IC]N" 5�,¢� I__I � �+�-y����'�'��� �BOS JA�AES
Pi..1SLI5HED BY N.C.�.C.�.�. Al�fa Ti-iE �'OWN �� WEST'�.A4CE £IVGiNEEfi'4f�G STAIVDAR�S SHALL APPLY. IN TiiE EVE�l�' QF A CaNF�.IC�, TflW�I �� WESTLA�CE ,�,L- �Aed�in �enp �„ � �
2. CdNTRACTOF2 i5 �2ESPONSIBL.E FDR, AIV❑ MUST OBTAIN PRI�f2 TO CONSTRLICTl�N, AL� N�CESSA�Y CONS�R[JCi���1V PERMI�'S f2�QU1�2E❑ BY THE L�CAL STAlVDAR�S SHA�L ��VERN. THE C�NTRACTaR SHA�L ��L�QW AR� A�PLiCAB�E TC�Q, A.W.W.A., ANQ A.S.T.M. REGULATI�NS. �,,,, Cemetery coif "'y �
, �F�'�' t t]� Caurse Y �' �
M1]NECIPALITY, C�NTRACTOR MLtST HAVE A CQPY �F TH� LDCAL MLIIVICIPAL47Y 5 5TA�4QA�D CQNSTRUCTIO�E QETAILS pN SlTE.. 0 ��E c�- F � �
,�] �❑priY y FAllr�, 5EMiN4LE -n � 2
2. A�L MATERlALS A�Id WORKMAIdSH�P SHALL B� SLJBJEC7 TO I�ESP�CTION BY �HE �OWN OF WESTL.AKE. THE TOWN RESERV�S THE ftiGf�T TO ACCEPT OR r�o� `P hu„44r �r z � �
3. E7(iS�ING LJ7ILITY LOCATI�NS SHQWN AR� TAK�f� FROM AVAl�ABLE RECORC?S C'RQVI�7ED BY TH� UTI��7Y ❑WNER ANQ FIE�D LOCATIDNS OF SUR�ACE R�JECT MA�ER�AL �R WORKNlANSHaP THAT R�ES i�0� CQ[�FflF2M T� THE STAN�ARQS AND SPECI�ICA�iQI� Q� THE TDWN. `"F � '� � ��s�,u��pw md m �
APPURTENANCES. L��A�I�NS Sk�dWN ARE GENERALLY SCHEMATIC iN IVATIJR� AIVd �AY Na� ACCL�RATELY REFLE�� THE 51�� A�fQ LOGATIQN QF EACF� 114 �° � „ �� �x�Ss �� x � �' W
PARTICU�AR UTI�ITY. SDME l,1TILITY LIiVES MAY NOT BE SHQWlV. C�IVTRACTOR SHALL ASSUME RES�ONSIBI�ITY ��R ACT�AL FiEL6 �OCA�IQiV ANd 3. ALL DISTUR$Ep AREAS Q�F-SI�E SHAL� BE SE��Ep QR SDDi7ED AS SFtaWN QN THE CaNSTRIJ�TI�N P�ANS. � � ��'� �
PRC3�ECTI(�N �F E?CIS�I�IG FACI�IT�ES WHETHER SH�WN DR �iDT. GC3NTRACTDFi SF�fALL AL50 ASSUME RESP�NS1glL1�Y �DR R��AIRS TQ E}(�STING � ``��� � � Q Br�wn 8� Gay Engineers, �I"1C.
FAC�LITIES, WHETHER SHOW�I OR N��, ❑AMA�ED BY CDNTRACTOf�'S ACTIVITI�S. D1�FER�NCES 1�V HORE�QNTAL L]� V�RTICAL LOCATIQN 0� �?CISTING 4. THE C�NTi�ACT�R SMALL HAVE ��lE (i} APPR�VEi� SET �F �QNS7REJC�I�N FLANS �N �HE Jfl8 SkTE �URING CDNSTf�UCTIQ�1. � � � = 2595 ❑allas Parkwa SLJIt� 2��
�.iTILITIES SHALL NdT 8E A 8A5lS ��R �ao���oNA� �x�En�s�. WEST�AKE � �, ,Nv�RW� � Y�
5. THE C��jRAC�'�R SHALL NO�IFY THE T�]WN flF W�STLAKE A� LEAS� F�RTY-EIGHT �48} Hfl{JR5 �'RIOft T� CaMMENC�NG �ONS�RLICTI�f�. N � � F�iSCD, TX 75❑34
4. AI�Y CONTRACT[�R � SUBCQNTRACTOft P�RF�RMING WOftK ON THIS PF�OJ�CT SHAL� FA�tILlARIZE HIMSELF WlTH THE 51TE AN� SHALL BE SflLELY � ,
RESPQNSIBLE F�aR A�iY QAMAGE T� �X1571NG �ACILI7IES RESt.1L71NG QIREC7LY �F� 1Na�REC7LY �"R�M HIS �PERA�IQI�S. SAIp �xISTII�G IMF'RQVEMENTS G. AL� PAVING ANp UTILITIES S�iALL BE ��NSTRUC7ED AIVp TESTEQ 11V ACC�RDANCE WlTH �HE T�WN �F w�s��A�� s��c��i�ar�aNs. Te�: 972-4�4-48�� r www.br�wng�y.cam
SHALL If�CL�7flE B�IT �I�T B� LIMITE❑ T� BERMS, �ITC�i£S, FEN�ES, ANa PLAfv�S. AivY �EM�VAL �R aAMAGE TO ExISTING IM�RflV�MEN�S SHA�.L BE � TBPE Registratia�r Nv. �'-�046
REPLACED OR REPAI�Ea BY THE C�NTRACTflR AT H15 EXPENSE AND SHALL E� APPROV�D SY THE TaWiv QF WEST�AKE. 7. AN ENGiiv�ERED T�ENCH SA�ETY PLAN 15 R�QUIREd WHEN TH� �RENCFk �EPTH EX�EEDS 5'. "�"�� Gontact: Wi�l ,1a�ney
5. THE �dI�TRACTfl�; SFiA�� MAIN�AIh} ADEQUAT� 51TE �RAINAGE DURING ALL PHA5E5 �� C�NSTRUCTIflN. THE �dNTRA�TQ�2 SHALL USE SIL� F�NCES �OR 8. BASE� �N ❑tJR UN�£R5TRIV�ING AND �'FiE INFaRMA�I�N PR�VlQEa BY THE �f�WN, �"H� WAT£R AND 5AIVITARY SEWER LINES C�MPLY WiTH THE WATEF2 � � ��� ��4 � Te1: 972-4fi4-4835
�THER ME�HO�S APPf�OVED BY 7HE EIVGINEER AND TQWN} A5 REQUIREg TO �REV��I� 5lLT AiV6 CONSTRUC�1dN �EBR�S FR�M �L�WiNG ONTO ADJACENT AN� SAl�ITARY SEWER �iAS�ER PLANS FQR TH� 7�WN �� WESTLAKE. � I Copyright 2[]�5
PR��ERTIES. CONTRAC7�R SMALL C�MPLY WITH ALL APPLICA$L� �EDERAL, 57AT�, QR LQCAL E�2aSIQ�f C�NSERVA7lQI�, A�fD 51L�A�ItiN ClR�IlVANC�S. � a4';°
C�NTRA�TflR SHALL REMQVE ALL TEMP�RARY ER�SI�fV C�NTROL aEVICES UPQIJ C�MPLETI��f �F P�f2MAhiEN�' �RAINAGE FACILITI�S A(V� Tf�£ yyATER iV�TES: ¢ SQtA�va
ESFABUSHMEiVT �F A STAND UF GRA55 DR OTHER GRDW�H TQ PREVENT ERDSI�N. �HE CC3�VTRAC�DR IS RESPD�fS�BL� FflR DBTAIIVIiVG PERMI�S AN[3 " n�r
APPF2�VA�S B�FOf2E CDNSTRUCTI�N B�GINS. �. CpfVTRACTDR S�iA�L PURCHAS� A C0�1�(S) OF THE TOWN dF WESTLAifE ENGINEERIhiG STANf]ARC75, LATEST Ef]ITIOiV, AND FDL�DW SA16 S�AN�A�26S ❑ovE �on� �t� r;�L,,� �
fi. I� IS THE CQN�RA�TflR'S RESP�I�SIBILITY T� MAINTAiiV lVEAT ANi7 ACCURATE CQNSTRUC�I�N REC�Ra P�ANS. A CnPY �F THESE R�CQF2� P�ANS ARE ��JRING C�iVSTRLJCTI�N. p G�-��
TO B� SUBMITTE� TO THE ENGl�1EER �P�N CQMPLETI�N OF C�NSTRUCTia�t. 2. ALL. WATER LINES, FI�TINGS, ANa APPL�R7ElVANCES 51�ALL. BE IN ACCORDANC� W17H THE 7QWN C3� WESTLAKE ENGINEERING STANDARpS, L.A�EST �oqa � �
7. CDNTRACTQf2 SHALL liSE ALL NEC�SSARY SAFETY PR�CAUTIQNS T� AVQID CONTACT WlTFf aVEI�HEAD ANQ l.lNDERGRDLfND P�WER �INES. THE E�717k�N. ALL WATEi� SERViCE CUIVNEC�IQ�VS �� BE F�RD GE]M�RE5510N FIT71NG5. ALL BENDS TQ HAVE RETAIN�R FI�fTINGS �MEGA-LUG}. USE ��MESTl� +��t�' ¢
C�NTRA�TflR SHALL f2EVIEW AN� VERIFY ALL �IM�NSI�NS SHflWN �N THE PLANS ANd ALL FIELd CaNQITI�NS THAT MAY AF'�ECT C�NSTRLJCTION. QU�TILE IR�N FITTINGS QN�Y. `"
8. SHO�1Ld D15CREPANCI�S QCGUR, �'HE CQNT�ACTOR SHALL NOTI�Y THE E�VG4NEEf2 TO OB7AIN THE �NGIN�ER'S C�Af2�FICATi01� BE��R� COMI�ENCING Wf�H 3. ALL �IRE NY[]RANTS SHALL HAVE QNE �1} HY�F�A-S�QR� GD�INEC�ION ANQ �WO (�� �.5" Fl05� IVOZ�L�S, Si�ALL NAVE A MINIMLJM MAIN BARREL ViCINITY MAP �
TH� Cah15TRIJCTI�N. VALVE DP�N�NG DF 5.25", AND SHAL.L BE PLAC�O ON MAIh1S QF NDT L�SS THAf� 5" !N �1lAMETER. ALL FIRE HY�RANTS ARE TD B� PAf�TE�l PER [NDT TO SCALE} ❑�V��(��E�
ARTICLE IV, SECT�QN 2,H.5 OF THE �'OWN OF W�STLAKE �NGINEERiNG STA�V�ARDS ANfl Ac�E�Q �a �Y ��� �owN. GENTIJRI�N ANlERICAN
9. CaNTRACTQR TO DiSPQSE fl� ALL E7CCESS E7CCAVAT�DN MATEftIALS AS lJIREC�ED EY THE OWfVEft.
4, UTIL17Y �DNTRAC��R SHALL �LACE APPR�P�IA7� L�CA7IflN INARKS QN THE C�JR85 PE� THE TOWI� �]F WES7LAK� ENGINEERING S7ANaARaS. 18�D Valley View Lane, Suife 3��
1D. �HE CONTRACTdR S�iALL TAKE A�L AVAILABL� P�ECAL371�N5 70 CONTRO� 61�5�. ��iVTRACTQR SNALL C0�lTRQ� 6LfST SY SPRIf�KLiIVG WAT�R, OR BY Farm�rs Branch, TX 75234
�THER M£ANS APPR�VEQ BY TFiE �'DWIV ANQ EN�INEER, AT ND AaflI�IaNAL ��ST Tfl TH� �WN£R. 5. A�.L WATER MA1NS SHA�L B� PVC AWWA-G9Q0, [3R18, �LASS 15� llNLESS �VDTE� �THERWiSE.
Cantact: Michaef Beaty
11. ALL EJ(CAVATIiVG 15 UNC�A551FIE❑ AN❑ SFfA�I. INCLUDE ALL MATERIA�S EIVCnUNTEREa. U�tUSABL.E EXCAVA�Ea MATERIAL AN❑ AL.L WASTE �ESlJLTING s. T�� ❑F WATER MAIN SHALL BE A MINIMUM �F 48" BE�QW �HE T�P QF ClJRS �R 48" B��OW FiN15HED �E2ADE. METALL�C DETE�T�R TAP� WiLL 8E Te�; 214-2$7-9��9
FROM 51TE CLEARiNG AND GR�JBBING SHALL BE D15PflSEC} OF OFF 51TE BY THE CONTRACTdR AT HIS E?(PENSE. L.�S�D. VALVES TO B£ Ex7ENDED �� WITHI�i 1' fl� GFiOi..lND I� MDR£ THAN �8".
12. THE CaNTRA�TaR SHALL PROVaDE ALL NE��SSARY Ei�GIN££RIIVG AN� SURVEYING F"DR LINE ANa GRAQ� CflNT�2aL P�INTS RELATEQ T� EAF2THWaRK. 7. FlRE NYDRA�iTS SHALL 8E La�ATEd 5' SEHIf�D THE BACK �� CURB �MiN}.
13. THE C�N�F2ACT�R SHAL� SALVAGE AND PR��ECT ALL E7(ESTiNG P�WER P�LES, SIG�45, MANH�LES, T�LEPH�IVE F21S�R5, WA��R VALVES, ETC. DllF2tNG g. �����q�Tp� �}-IAL� CLEA�V 7HE WA�"ER MAIN BY IIVSERTIQN DF "PQLY PIGS" AT D�SIGI�ATED LDCATI�NS. CnS7 FQF� "P�LY PIG" CL�ANING WiLt BE �HE M��RELA�1 D
AL� �ONSTRUC�ION PHASES. RESPON518iL1TY �F TFiE �OIVTRACT�F2. �ry�+r�rr�.n4 . �c.,��-�� �rnS � ��?n;;,,,;c •:n
14. BACiC�IL� SHALL 8E Ff2EE FL�WING, FRE� ❑F RaCKS A�fa LARGE CLQaS. BA�KFlLL SHALL HE PLACE� 1�1 fi TD 9 INCFi l�1F�'S AT 0�2 AgflVE Q�TIP�UM g. ALL D�MESTIC WAT�R SEftVIC�S SHALL B� 2" CLASS 2D� POLYE�HYLENE.
MflE5TU�2E A�Vf} MECHANICA�LY CQMPA�T�� TQ 95 PER�EN� �TANaARD PRDCTQR F�R ALL UTILITtES.
15. ALL PR0�05ED GftADING WHERE A�lY E3L�ILDIfVGS MAY POTENTkAL�Y BE �Oi�STR�J�TE6 SHALL BE RT Oft ABOVE DPTIC�LJM M015�URE AND f�ECHANICALLY ��- CQRP�RATiQN STdPS S�iALL 8E �IJLL �PEN PRI�R TO BACKFIL�.
CDMPACTEa �� 55 PERCEI�T STANDARD i'RQCTOR, ALL OT�i�R GF2Aa�lVG SHALL BE A� QR AB�VE DP�IMUM MO�STL.1R� ANp M�CHANICALLY C�MPACTEa �
T� 94 P�RCEhlT STAIVQAR[] PRC]CTflR. C�NT�2ACTQF2 WILL NAV� Td C��RflINATE WITH THE lJ71Li7Y CC�Mf'ANIES ��R AhIY REQUiRED UTILITY 1�. CURB STOPS SHAL� B� T�STEQ FflR FULL F�QW WHEN THE SYSTEM IS PRE55EJR� -iESTEa. � �
ADJIJSTMENTS ANC3 / Oft RELOCA�10�15. �2. �AETER B�7C�5 Sf�A�L B� FlJRN15HED l3Y TH� CflfVTRACTQR AND L�CATEO 6' BEHINd TH£ CIJftB. ❑ �
1Fs. EftOSION C�NTRQL Q�VI��S A5 SH�WN ON THE GRAdI�JG AND ER05l��1 ��NTROL P�ANS FOR THE Pf20JECT SHALL BE INSTALLEa PftI�R T� THE START 13. WAT�R MAIi�S TO 8E LOCA��❑ PE� THE PLA�S. W � �
C7F �AiVD DISTURBiNG AC7iVITIES ON �HE PROJECT. rn
14. ME�ER B�?CES SHALL BE A�JU57Ed �D Fl�f15H GRAt�E AFTER PAVING CDNTRAC7�R COMP���ES THE BACKFILL �� CllRB. � � ?
17. ALL EROSION C�NTF20L D�VlC�S AF2E �� B� iNSTALLED IN ACC��DANCE WlTFE �H� APPR�VED PLA�ES AN6 SP�CIFICATIOIVS FOft THE PR�JECT. CHANGES �
ARE �D BE APP�DVEa ����RE CaN57�2UC71�N �Y THE DESIGI� ENGkNEER AN� �ME `f�DW1V DF WES7LAKE. 15, ExTE�lQ S,qMp�ING F'�INT 2' ABOVE ExIS�ING GRAQ� AN� END WI�H A 1" CURB ST�P. SAMP�ING PCllNTS WILL 8E DE��RMINED BY THE CaNSTREJCTIQN
En�s��cro�. �VERALL LEGEND � � �
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18. I� THE ER�5�0�1 C�NTR�� PLAN A5 APPRDVED CANIV�T C4N�ROL �R�Si�N ANq ❑FF-SlTE S��IM�NTATIQIV FR�M 7HE PRC]JECT, THE ER�S»N C�I�TR�L w [3 � W L�
PLAN WILL B� RE4U�REQ �Q 8E REV45ED A�D � DR ADDfTI�NAL EROSfOfV CON�RDL p�V10ES WILL BE R�QUIRE� QN-Sl7E. 15. P1PE 5k-fALL BE TESTED AT 150 P5I �QR F'�llR {�#) HQURS. FH � � � � U Z
1 9. I� O F F-S I T E B d R R fl W �R S P fl I L S S I T E S A R� L!S£� 1 N C�N J U N C T I�N W I T H T H 1 5 P R O J F C T, T H I S I i V F�R M A T I d N S H A�L B E �I S C L�S E d A N D S H�W N O N T H E �7. CHL4RII�ATE WAT£R LI�VES AT 5d� PPM �OR FORTY-EIGHT (48} HOkJRS. CHL�RlfVATI�N 15 A�C��TABLE �URING TH� PRESSURE TEST. i P R D P�S E D f I R E H Y D R A N T � � � � Q
EROSIQN C�NTRa� PLAN. [7�F5a7E B�RRQW AND SPD[1�5 AREAS ARE CaNSIDER��] F'Ai�T �� THE Pf2QJECT SI7E AND THEREFQRE SF�ALL C�MPLY WITH
�FiE TOWN OF WEST�AKE �R05iON CONTR�L REQl11REM�NTS. TNESE AREAS SHALL BE STABlLiZ�Q WITH PERMANENT GRO�ND COVEft PRIOIR j� FINAL 18. FLLISHING ANa CHLQRINATION SHALL 8E CODR�INATE❑ WITH THE GDNS�RUCTiON iNS�'ECT�R. SSMH Z w � r �
Ai'PR�VAL dF TNE PRQJEC7. , PRO�OSEp SANITARY ¢ _ � � � Q
1�. ALL TAPS �N E7CISTIIVG MAINS SHALL 8E WE� �APS. �V� SR2E-�hl-SIZE 7APS ALL�WED. MANHOLE � � � � � �
20. TNE CpNTRACT�R SNALL ABIDE BY A�L APPLiCABLE FEDERA�, STAT�, AN� �QCA� LAWS GOVERNING E7CCAVA71aN. THE C�Ni�F2ACTOR SNAL� PRDVID� O PR�f'�SED ST�RM INLET = � W
�ETAILED PLANS AND Sf'ECIFICA�IQlVS F�� �RENCH SAFETY SYSTEMS THAT G�MPLY WIT�i APPLICABLE LAWS GOVERNING EXCAVATIqN. TNESE P�ANS �Q. E7(ISTING VALV�S SF�ALL BE (]PERA�E� 8Y CI7Y P�RSQNNEL QNLY. ONCE THE iVEW WATER LINE IS ACTIVATED AN❑ �ASSES $ACTERIa�DGICAL TESTING, � J C� Y
SFiA�L BE S�ALE6 BY AIV EIVGIN�ER EXP�RIENCED IN THE ❑ESkG1V 0� �REhICH SA�ETY SYSTEMS AN❑ �IGEIVSE❑ BY TH� STATE tiF 7E7CA5. SUB�II� PLAhI TH� VALVES MAY 8E �PERAT�a BY Clfil` �'�RSqNNEL �N�Y. �-� PRQPQSED STRE�T LlGHT � � uJ � Z Q
Ta THE dWNER PRfOR TO C�MMENCiIVG W�RK. THE CONTRACT�R SHALL BE Sa�ELY F2E5Pfl1�518LE FflR ALL ASPECTS �� W�RK RELATED TD
ExCAVAT�ON. -- --
SANiTARY SEWER HOTES: -__ E�15TiNG T�ANSF�RMER Q � ~ � � [�] �
21. THE Cfl�E�RACTOR SNALL CflORQINAT£ flPERATEDN OF AL� E7(15TING VALVES WlTH THE TOWN flF WESTLAKE. THE CON�'RACTOR SHAL� BE SOLELY �. Cfl�TRAGTOR SHALL PURCHASE A CdPY flE THE TOW�I OF WESTLAKE EI�GINE£R]!V� STAN�ARDS, LATES�' EaITION, ANa FC]LL�W SA�� STAN�ARdS DURl�{G - E�ISTING STREET LIGHT ❑ � � W W
RESPQNSIBLE �aR StTE TRENCk� SAFETY �URING ALL PHASES �� C�NSTF2i..1C�IDN. � �
m CalVSrR�.iC71�N. � � �
� 22. �HE C��lTRACTflR SHALL V�ftIFY AND CQQRDfAfAT� A�L �IME�VSiDNS SHC3W�1 liVCL�J�ING THE HDRlZOIVTA'� AND VERTrCAI� ��CA�I�N ❑F GRATE INLE�S EXISTiNG GA5 METER �
' AND ALL iJTlLI�IES �RC]551NG THE STaRM SEWER. 2. ALL. SANITARY SEWER I.fNES, F1��INGS, AN� AP�URTE�VANC�S SHALL B� IN ACCQRpANCE W1TH THE TQWN QF WESTLAKE EiVGINEEftiNG S�fANf3ARaS, � � a
� �ATEST E�iTIC]N.
a 2�. THE 517E U7ILITY C�lV7RAC7�R SHRLL PRDVIDE ALL MAT�RIALS AND APPUF2TENAIVCES NECE55ARY F�R C�MPL�`�E INSTALLATI�N �� THE S7flRM SEWER. _ EXlST�NG ELECTRIC MANH�LE Z Z
"' TH� TDWN QF W�STLAKE SHA�.L I�VSPECT ALL PUBLIC IMPROVEMENTS. 3. 7HE SAN17ARY SEWER SERVICE LIN� SHALL SE E7CT�ND�d A {NINIMLJM �F fi FEE7 PAST TNE PRDPERTY LINE. � � Q
�; E�CISTlNG 51GN
n 24. 1"HE C�N7RACT�R`5 BID PRICE SHALL INCLl��7E ALL 1�i51'ECi�i�1V FE�S. AS AN AL7ER�VA1"E, 7HE �WNE� RESERVES 7t�� RIGH7 70 PAy 7HE iNSPEC7IQN �• SERVlCE LI�fES SHALL BE 4" PVC AND 51�ALL HE F'LU�GE� AI�� PRESSUFiE TESTEa WITH TH� MA1N LiNE. �
a FEES �IRE�TLY Tfl THE TflWN. G�NSTRtJCT10N STA�ING TO 8E PR�VI�Ed BY THE �OhlTRACT�R, lJNLESS DTFiE�2WISE AGREED T� 8Y THE �WNER. �, S�RVICE LINES ARE T� BE L�CATED AT TH� D�WNHILL SI�E �� TH� L�7. + EXIS�iNG FiRE HYDRRN�
0 25, THESE PLA�fS DD NC7T �XTElV❑ �� �F� 1�1CLL.1aE DESIGN OR SYSTEMS PE�2TA4NING T� TNE SAF�TY DF THE CONS�'RiJCTIQN CaNT{�ACTQR !S i�'S THESE �'LANS A�� ISSUE❑ F'OR
� EMP�OY�ES, AGENTS, �a �2EPR�SEN7ATIVES iN TNE PERFORMAIVC� OF �'HE WORK. �HE SEAL OF HEREDN D�ES N�7 �7f7ENf3 TO R�IY S�CH SAF�TY �• T�� �flP �� SEWER �IPE SHALL SE A MIIVIMUM DF 48" BELOW �INISHEE] GRADE. THE PURP�S� �F PRELIMiNARY
a SYST�M TFiAT MAY 1VQW �R HEREAFT�R 8E IIVCORP�RATE❑ IN TH�SE P�ANS. REVI�W ANC3 ARE NDT INT��VC]ED
7. 7HE C�1V�RACTOR k5 RE[�[JII�EC] TQ PkJLL A MANDREL 7HR�lJG�1 SEW�f� PtPE. FaR C�AfS�RUCTiC3N.
�` 26. SEEf�ING SHALL BE Bf20RflCA5� SE�OING tN ACCORDANC� WITH NCTCOG SP�CIFiCAjl�NS I��M 3.�C] "SEEdifV�". WHE�I lSStJED !!V
� 8. A TV INSPECT�DN Q� TFiE SANITARY SEWER LIN�S fS REf�UIREQ. Fl�IAL FaR�f THEY W4L� BE
� 27. FERTILI�ER SHALL BE IN ACC�RQANCE WITH NCTCQ� SP�CI�ICATIQNS ITEM 3.11 "FERTILI�ER". g. ��i� S�W�R PIPE WILL 8E PRESSURE TESTEa iN A�G�RaANCE WITFi TNRCC LdW PRESSURE AIR TEST �SECT�QN 317.2 (a}(4}�B}}, RE�Eft T� MANHQLE SEA�E�, SfGNE� A�f❑ dATEC1.
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�� 28. WATEft, SEWER, & ❑L1CT BANK W�LL HAVE DET�CTdR TAPE IlVSTALLED B�TWEE�I EMBEDME�I�f AN6 NATiVE BACKFiLL. aETAIL �OR AI701TI(3NAL �ESTING F2EQLJIREM�NFS.
i RESP�NSIBLE ENGiNEER:
Q 29. TF�E �DNTRACTQR SHALL V��21FY TH£ L�CATI�N, SIZE, ANa MATERIAL QF ALL UTI�ITI£5 AFFE�TE� BY CONSTRL7C�fIQN PRIQR TD BEGINNIN� ��• ENGi�kEE�2EQ CA51NG IS REQl11f2ED WH�N C�055ENG S�REETS �ARGER THAN C��LECTORS. BR�WN & GAY ENGINEERS, INC.
Ji CDNSTR�lCTION. CQNTRACT�R Sf�ALL C�NTACT ANQ Cfl�RI]iNATE WiTH ALL AFFECTED UTILITEES 48 H�URS PRIDR T� C0�45TRUCTIQN. D1G 7�SS TEXAS REGIST�FtE€7 E�VGI�fE�RENG
� 1-80C}-3�k4-8377 11. N� SE{�ViCES ALL�WE❑ ��V CLEANflIJT STACK. W1�LIAM�R. ,1A�V�N�Y, P.E,
� 12, ELIM�NA7E aISCHARGE I��O �HE E3(1571NG SEWER 5Y5�EM BY PL�IGGING LINE A� C�NN�CTI�N. ��1� C�NTRACTQR W1L.� BE BiLLED FOR 7HE aISCf�AF2GE �ExAS REG15�"RA71dN Nti. 108fi53
: 3p. �DN7F2ACT�R SHAL� L�CATE A�a Ai]JL.IS� EXIS�ING lJ71LlTY MAIVHDLE LIDS, GLEAN�lJTS, WA7ER VALVES ANQ Q7HER SUR�AC� APPl,1RTENAIVCES A5 pllf�ING C�3NSTRlJCT10N, March 1D, 2056
�, REQtJI{2�� F�R I�EW CflfVSTRIJCTION. C�I�TRACTOR SHALL C4�R�INATE UTILITY AQJUSTMEIVTS WITH OTHER DISCI�LtI�ES ANd THE APPROPRIATE UTILITY
L AGENC�ES AND PF20VI[]E FOR A�L �EES FC]R �ERM�TS, C(7N�JECTIpiJS, ff�5P�C71QfJS, ETC. -fH�SE A[]JLJ57M�N75 S{iA�L �E CflNSipEREp iNCI�EN�AL TD �3, �TILiTY �ON�RACT�ft SHALL PLACE APPR�PRIATE LQCATI��1 MAR{{5 �N T�IE CLJRBS P�R TFiE TQWIV QF WESTLAi{� ENGINEERING STANDAR�S, LATEST �,-!.i_i il���i:I
� �'HE CONSTRUC�i01V CONTRACT. E�1TI�N.
r 31. THE CDNTRACTdR SHALL PR�T��T E?ClSTING PRO�ERTY Ivt�NUMENTAT�QI� ANd PRIMARY CONTR�L. ANY SLJCH POINTS WHICH THE CONTRA�T�R �r�, PIPE MAT��21AL F��2 WASTE WAT�R LI1�E5 SHALL CQNFqRiVI 7� THE lV�TES SH�WN �N Tl-!IS aRAWiNG AND TD TH� R�[�UIfiEMENTS aF THE PRflJECT `'I_'�'' " ;�}��r��,''=' ' �_ '
o BE�IEVES WI�L BE DESTR�YEp SHALL HAVE ��FSE� PD��fTS �STABLfSHE� BY THE COI�k�RAGT��2 PRI�R TO CQf�lSTRUCTI�N. AIVY M�Nl1MENTATION SPE�IFI�A�'IONS. SA{�EITARY SEWER LINE SHALL BE 5�R-35 PV� IF QEP�'Fi �� LIiVE iS 1Q' ❑�2 LESS AN❑ 5�F2-�6 1F �EPTH ❑F LINE 15 �REATER THAN ����y +`'�-�,��r��-ti�n ,��_1ivi;:.
� ❑ES7RaYE❑ BY THE C��iTRACTflR SHALL SE REESTAELISH�D AT HIS E7(PE1�5E.
a 1�'. EMBEb SEWE� P1PE 1N ACC�F2DANCE WITH LOCAL MUNlCI�AL�TY D�SiGN STANbAR�S. ��,LI{ff�l! ! � �
; 32. BARi�ICA�ING AN� 7RAFFI� ��NTRDL �L.IRING CdiVSTRLICT�df� SHA�L 8E THE RESP�I�SIBILl�Y QF 7�1� CdNi�RAC7DR AND SFfALL C��k��F2M 7Q 7HE .,-,,,_- ,_:.,,_..,,-�,t;,-;F�_
;� LATEST Ed1T14�1 OF THE 'TE�AS MANUAL ❑N UNI��RM TRAFFIC C�iVT�2DL aEVIC�S", �'ART VI IN PAR�"ICEJ�AR. TRAFFIC FLQW AND ACCESS SHALL BE ��� wA�ER AND WASTEWATER LINES SHALL BE L�CA7E� A MINIMLiM OF 9'APRRT (C�EAR OISTRIVCE}. WHE�V SEPARATIaN �AiVlVn� BE MAINTAINED, SANITARY -
o MAIAI�AINEl� DUl�ING A�� PI-IASES aF TH� CQ�ISYRUCTI�N. THE C�I�lTF�AC��R 15 RESP�PESkBLE FQR PROVIpIl�G TRAFFIC SAFE7Y MEASIJRES FOR W��2K SEWE1� SFiALL �1�i-3ER BE �NCASE� IN C�N�R�TE flR L.1�GRADE� 7d �RESSURE PIPE �MaN. SDR ��},
� ❑N F'RaJECT.
� STORM ORRfN NOTES: R E VI Sf aP�5
a 33. flIVSITE PLAIVAME�RI� ANa T�Pfl�RAPHI� MAPPING �AKEN FRaM QATA PR�VIDEQ 8Y G&A CahlS�JL�AIVTS CDNFIRMED 8Y BRflWN ANa GAY EN�INEERS �N REV t�0. DATE oESC�iPri�r�
� JIJLY 20i 4.. 1. ALL C�LVEft� H�ADWA�LS ANC1 INLETS TO HAVE STONE CLA��ING.
i
i 34. ANY aAMAGES 7HAT MAY OCCUR �TO i�EAL PF�OPERTY OR E7(fSTING �MPROVEMENTS SNALk� BE RESTflRE❑ BY �HE CDNTRACTOR TO AT LEAS� TFfE SAME �. ND �R�CAST CURB INLETS.
r CDNQITl�N �HA7 �l�E REAL PR�PER7Y QR ExIST1��iG iMP{��VEMENTS WERE f!V PRlDR �D THE �AMA�ES. THIS ftES7QRAT4QN SHA�L BE SUB�fE�7 T� 7HE
x QWNER�S APPROVA�; MOREOV�F2, �HIS RES7QRAT1pN SHALL NC3T 8E R 8A5�S �QR AQflI�I�NAL C�MPENSATlQN 74 THE CON7RACTDR. RES7pF2A710N 3. A�.L MAT�RIALS ANp W�R}CMANSHIP FQR ST�RM DRAIN CaNSTRUCTi�N SHALL CDNFDRM TD THE IVCTCQG S7ANDARiJ SP�CIF4CATIflNS FQR PUB�1C WaF2KS
r SHALL lNCLIJdE, 8U� NOj 8E LIMITED TD, �.EGRASSING, REVEGETA�ION, �2EPLACIlVG FEEVCES, RER�AClNG TRE�S, ETC. COIV5�R�1�Ti�N, LATEST EDITIDN, Af�D THE LDCA� MUNICIPA�ITY REC�UIREMENTS.
�
i 35. I1' SHALL BE THE RESP�1V51BILITY ❑F TNE C�NTF2ACTDR T�: 4. C�NTRAC��R SHAL� MAINTAIN aRAINAGE A7 A�L 71ME5 aURING Cfl�5T�2UCTI�N. P�NDIIVG �F WATER WILL hl�� B� ALL�W��.
�
�
� A. P�EVENT ANY �AMAGE TO PRaVA�E PhOPERTY A�Cl PRO�E��Y OWNER'S POLES, FENC�S, SHRUBS, ET�. 5. STflf2M PIP� SHALE� gE C�LA55 II! REINfOR�ED CONCRETE PIPE �RCP} 18" A�lD ABOVE IN dIAMETER AND 5�R-35 PO�.YVINYL CH€�ORIdE �PVC} PIPE OF2
� B. P�2dVI�E ACCE55 TO ALL �RlV�S �L1R1NG CONSTRl1CT10N. NIGH aEIVSI�Y PdLYET1�YLE4�E (NDPE} BEL�W 18"IN �IAMETE#�. DF2AWN BY:
� C. P�2QTECT ALL UNDERGRaUN❑ UTILITIES Tfl ftEMAiN IN SERViCE.
a D. N�TiFY ALL U�I�ITY COMPAN�ES ANa VEftIFY L�CA�"fON aF AL� UTILITIES PRIDR 70 START flF CONSTRiJC�IflN. GRADiNG NOTES:
� 7. 1N� C�N�RACTQR SHAL� AaMIN15TER SF'RI�]€C�ERS FaR DlJST CQNTRfl�., EARTHWDF2K aR SASE C�NSTRlJCTI�N A5 R�giJtRE� flR AS QIRECTEQ 8Y �HE CHECKED BY:
Y 35, CDN7RAC�OR SHALL MAIN�AIN �1TILi7Y SERVI�ES A7 ALL TIMES DLIRIN� C4N57F2UCTIQN, ENG�f�EER IN A�CflR�ANCE W1TH THE �OCAL ML1hliC�PALlTY 5TAN6ARD5.
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� 37. THE COEVTRACTOR IS �2ESPONS�BLE FOft KEEPING 51C7EWALKS A�JACENT 70 TNE PROJ�GT FREE 4F MUD AND D�BRIS �ROM TH� CONSTRUC710N. OA�E:
� 2. FILL MATERIAL SNAL� B� C�MPACTE❑ T� A MINGMUM 35 PEftC£i�T �F MA}CiMUM dRY ❑ENSI�"Y A5 Q£TERMIN�n 8Y THE STAN�A�d PR�C���2 �'EST, ASTM
0 38. THE �OhkTRACT�R SNALL REM�VE A�L SiJRP�IJS �AATERIAL FRflM THE PR�JECT AREA UiVLESS INSTRUCTE� OIFFEREhlTLY BY ❑WhlER OR EN�INE�f2. THlS � ���� �N CONJIJNCTfON WfTH TH� CQN��ACTING �PERATI�N, FILL MATEf24A� SNALL BE BROUGH7 TO A MQISTURE C4N�fE�ET RA�GING FROM +2 PERCENT
6 WORK SHALL BE StJB51[71ARY Tfl T�IE CpNTRACT AIV[3 15 N0� A S�PARA�E PAY ITEM. P�iNTS ABOVE flPTiMUM T� +5 i'Ef2C��l�AGE Pali��S ABDVE OPTIMUM +2 Ta ffi. ��2n.]ECT NUMBER:
�
� RAVf�G iVDTES:
� 39. THE CflI�TRACTOF2 SHALL BE R£5�'ON518LE �OR ALL C�ORaINA710N, 11�5f'EC�ID�I, AP�Q TESTING AS REi�LIIREa BY Tl�E ❑WNEf2 ANd/OR TNE LOCAL
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MUNE�IPAI�ITY. 1. C�lV�'RACT�R'S WQRK SFiALL INC�IlQE PAVEMENT R�MQVAL AN❑ DiSP�SAL REgIlIRE� FOR NEW WAL�C, DRIVE, �LJRB, GUTTER AN� �THER PAVING SI`1 ��t N �.
z a FEATU��S. CDN�RACTOR SHALL B£ �2�SPONSIBLE FaR AL� COOR{]INAjION, INS�'EC71�N ANQ TES�ING R�E�k.�IR�a gY THE �WNER AIV�/Q�2 THE LQCAL
�� 4f7. ALL WORK IN THE CITY RIGHT-OF-WAY, PROPERTY AN� �ASEMENTS SE-{ALL BE CQN5ID�RE� PLlBLlC, Ai�L QTHER WORK 5FlALL 8E CONSIDERED ����A��. ��,�,�,�A�,�Y. G E N E R A L_N �TE S
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� 2. pAVING SEC71�N5 SFiALL BE SAWCUT IN 15' x 15' SQLJARES.
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�`� 3. PAWEMENT REMaVAL A1�[] REPAIR SNAL� CO�EF�RM TD THE L�CAL �ll1NICIPALIi'Y R�QUl�EME�lTS. CONTRACTOR SHALL MAI{E AN EFF'�F2T T� PROJECT
�a CaNCRE7E AI�fD�9R ASPFiALT EDG�S.
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�� 4. C01VCF2ET� PAVlNG JDINTS SHALL BE CONS�RU��fED AS RECQMMENdED IN TFiE GEQTE�Hh�ICAL REP�R� N07ED BELDW.
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z � 5. 51TE �AVii�� AhkO PAVEMENT SUB�RAQE SHALL BE PREPARED IN ACC�RDANC� WITH Th-fE GEOTECHNICAL REP�R�" N0. �f5i 5349�R� PREPARE� BY �WI
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INVOICE
Star-Telegram Customer ID: TOw27
gog�rt�ro�kmorcon s�. Invoice Number: 337376651
FORT WORTH,TX 76102
�g i��390-��61 Invoice Date: 4/1/2016
Federal Tax ID 26-2674582 Terms: Net due in 21 days
Due Date: 4/30/2016
Bill To: PO Number:
TOWN OF WESTLAKE
1301 SOLANA BLVD Order Number: 33737665
BLDG 4 STE 4202 Sales Rep: 073
WESTLAKE, TX 76262-7940 Description: TOWN OF WESTLA
Publication Dates: 3/31/2016 �4/1/2016
Description " : , L�#a+iyn CoI Depth Linage MU Ra�te Amount
TOWN OF WES 1 34 34 LINE $613 $417.08
Misc Fee $]0.00
Net Amount: $427.08
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;S�FY P4�� DEBORAH JEAN BAYLOR
:_��= Notary Public,State of Texos
:a. PAy Commisslon Expires
County of r1"arrant '%:%;,�;,`„�'�` OCtober 29, 2019
Before me,a�ota� !-his day persona!!y appearedChristy�folland,Bids�LegalCoordinator
for tFie Star-r1"eCegn ��ort`Worth, in r1"arrant County,r1"e�as:and who after 6eing duly sworn,
did depose and say was pu6!'uFied in tFie a6ove named paper on tFie!'uted dates:
BIDS e�LEGAL,$D��Z:Star-r1"eCegram.(1 S7IBSCI�IBED s1�D,S`WO�,�rIO BE�OI�E ME,
TXIS D�()'O�Aprif �� 2016
Signed
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�O?s�7Z}'P4IBLIC ''_
Thank You For Your Payment
Remit To: Star-Telegram Customer ID: TOW27
P.O. BOX 901051 Customer Name: TOWN OF WESTLAKE
FORT WORTH, TX 76101-2051 Invoice Number: 337376651
Invoice Amount: $427.08
PO Number:
Amount Enclosed: � �
Planning and
Zoning
Com m ission
Item #11
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.
WESTLAKE PLANNING & ZONING COMMISSION
1 � E T a w N a F
TYPE OF ACTiON W E S T L A K E
Regular Meeting - Action Item
Monday, May 17, 2021
ToP�C: 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 Co1vTACT: Ron Ruthven, Planning and Development Director
Strategic Alignment
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High Quality Planning, Design &
Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder Planned,high-quality community that &Quality of Life
is disringuished by exemplary design
standards.
�
Outside the Scope of Idenrified Stratcgic Iniriativcs
TABLED ITEM
The Planning and Zoning Commission voted to table this item and continue the public hearing on
March 8,2021 and April 12,2021 respectively. 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.
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
companion site plan amendment and would contain a total of 90,080 square feet. A self-storage
Page 1 of 3
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 exhibitsJ.
3. Not later than one year fi^om 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 XXXJ.
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 othenvise constitute illegal activity
under local, State and Federal law.
S. 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
prior to the issuance of the building permit with invocation of all licensure requirements
Page 2 of 3
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 constr�uction 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 fonvarded 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 PBiZ�ICTIONS
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 clari�cation 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 June 21, 2021.
ATTACHMENTS
1. Residential Repository Business Plan
2. Self-Storage Market Study
Page 3 of 3
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100,000 +/- Mixed-Use Retail, Office/Warehouse, Storage and Restaurant
Block C, Lot 1
.73 acres in Westlake Entrada
Business Plan and Information Package
Engineering • De�elopment + Construction
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The Westlake Entrada Residential Repository is a proposed multi-story, vertically-integrated, mixed-use building • The Physical Location of the proposed Building with SH 114 visibility and a complete lack of existing, a Z]
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loca te d in t he hear t o f En tra da. Hear kening bac k to t he origina l zoning discussions,t his faci li ty mee ts t he true in ten t o f compe ting pro duc t wi t hin t he c loses t tra de ring c hime in wi t h t he main a dvan tage in any Rea l Es ta te �r
the Village by meeting several 'Needs of the People' that are the residents of Entrada, the Town of Westlake and the Development—Location, Location and Location o�7
surrounding area. • 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 3�
The entire facility will be conditioned-space, and will not be available for condominium subdivision/purchase. It will market demands.
remain under singular ownership for quality control and to insure adherence to the Entrada Design Guidelines. • 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-
Specifically, the first floor of the facility provides the opportunity for the Artisan workshops and showrooms that were Caves becomes a selling attribute for the Residential products in Entrada,since garage space and
originally planned to be located on the Pedestrian Bridge. These spaces will have operating store fronts available that parking comes with such a premium. Target Customers are:
will allow Craftsman, Photographers, Artisans and others to have high-visibility while remaining small enough to be
• Residents within the trade ring that have outgrown their current garages
affordable. These spaces will also be well-suited for smaller-scale office/warehouse/showrooms and high-end vehicle
• Small Home Office Users(Etsy)that have outgrown their living rooms �
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 • New Entrada Residents who are downsizing but still wish to retain all of the items
flexible as possible while externally the building looks like it was constructed in the heart of the Village 500 years ago. that used to be stored in their attics.
• Conventional Storage Users
The second proposed use of the Residential Repository is to house flexible storage space for lease that will again, meet • The Fourth Floor Flex-Space with walk-out balconies creates a great opportunity for small office
the Needs of the People in the Village. With 150 proposed Residential Condominiums across the canal and 120+single space with an incredible view over looking the Harbor and Plaza Mayor. With the diminishment •
family residential homes with lower roof lines than typical and minimal attic space,the on-site storage facility becomes of the We-Work shared office space concept, small and affordable individual office suites will
a great amenity for these Residents of Entrada. Again,this space will be 100%conditioned. continue to gain in popularity. Target Customers are:
• Small Office Tenants no longer commuting to a downtown office but still looking to
Close, immediate access to conditioned space will allow those downsizing to move in to the Condos to keep their other have true office space away from the home
valuables and heirlooms nearby and in the community. Seasonal clothing changes, furniture pieces and other items • Wine Storage and Wine Tasting clubs to take advantage of the Patio Views
that are too cherished to part with are all available on short notice. Conditioned-Space Wine Storage and other similar Conventional Storage Users
uses are also being provided within the middle floors. •
• 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
The third use of the building is a roof-top bar and tapas venue. This is being located to take advantage of the �
dining area ties in with the dining trends related to COVID concerns,and the view from the Patio
tremendous views afforded by the 5-story structure. The outdoor patio will overlook Restaurant Row, Chapel and �
will be unparalleled in the immediate area.
Reception Hall, Plaza Mayor and the Harbor with amazing views. Here the Owner is targeting a Tenant such as the �
• The variety of these uses creates a tenant pool that is very diverse. This diversity, in turn,enhances the cash
Barcelona Wine Bar at Knox/Henderson in Uptown.
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
Overall this facility will provide around 100,000 sqft of commercial, retail and restaurant space in Entrada and will be
investment in the Village. And the Owner of the Facility is planning to take advantage of this flexibility while
flexible enough to meet both the current Needs, and future Needs of the Residents of Entrada and the Town of
developing a quality,cornerstone building within the heart of Entrada with architecture and detailing to
Westlake. It's uses fit the original intent of the zoning, and the building size and configuration help to convert a
make it appear as if this building has been there for hundreds of years.
topographically challenging building site into a value-add component of the Village.
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Business and Marketing Plan: A market study has been provided to the Town in response to the DRC Memo#1 from Nov 20, o Z]
f _ � - �annf�rt�ddU�!•3G'- �I"I"I
2020. That study clearly indicates a market need with no competing facilities in the 0-1.5 mile ring, one competitor ;r
� ���I�'��ITI�I� f��� � � � ; �� � .�
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- :�-�� � �.._a o
space Man-Caves, Office/Showrooms or Small Office Space with Balconies. The Residential Repository Space will �'i'�� � �� "�
� - ' . �. �
be marketed through normal techniques: Online, direct mail within trade ring, and having open houses to share the - �r � � � • . �� '• , =Q
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availability and flexibility of the first-floor units. These first floor units will also be marketed to the commercial ' � . ;I
• � _�._ _
leasing brokerage community. The available Restaurant / Rooftop bar space will be marketed through the - , ,_ - ^ :�� -r � i � � i{`-�**�
brokerage community as well. - ' . . ���a . .
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Additional Business Plan Summary Points: �J•�. . � ' _ t� _ k ���� � . _ '-� �� +'
��-. s � -
• The Entire Building (Retail/Office/Restaurant/Repository and Man Caves" will NOT be subject to a condominium ,� '��"1" i� ' _ . ; - . r.� -'•
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regime. The entire building will remain under singular ownership. • i � �* � � !.;I�- � '
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• The Owner intends to have sub-metering available for the restaurant use as the only known separate meter • - • • . �'r'�� � ��•;�.�� �
ti� ���� , ,. - itr���# �:
today. The Owner will plan to allow for the potential of sub-metering for the first floor units (Man � ' ■ _ _ $ �_ '� : • r� �' •.�
Cave/Retail/Office) and will approach the submetering requirement on a tenant-by-tenant basis, much like any r ' �'�' �'� r „ ,� � �� _ i'-.� ,
other commercial space for rent. � ,��� f�'� �� • ���' � �+ � �`
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• The entire building will be conditioned space. The first floor units will have the ability to place mechanical �', '����'r+'•'.� .' �":',••� � .
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equipment on the restaurant-level mezzanine, if additional conditioning is required for their use. The first floor ' r'r',�-"'''�" _ '--��-� � f . • - . . .._+_, ,= .' �,���.
units will have access to a plumbing leave out along the central corridor for sanitary sewer and water service, like � - � I�I'
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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
Extraardinary Assumptions and/or Hypothetical Conditions 67
CERTIFICATION 69
ADDENDA
Qualifications
Subj ect 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 subj ect 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.
Subj ect 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
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Westlake Entrada Mixed-Use Site
56 to 64 Tarragona Drive
Town of Westlake, Tarrant County, Texas
Market Stud,y 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 propert�'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 deemedreliable 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 ofProfessional 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 Stud,y 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 far the development of over three million square
feet of self-starage 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 Stud,y Page 5
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Market Stud,y Page 6
Regional and Metropolitan Area Data
The subjectpropertyis locatedwithin 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 100°F in the summer months and drop below freezing in
the winter months, the average daily mean temperature in the area is approximately 66°F. 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 Stud,y 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
15t"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 far Southwest Airlines. In 2010, Love Field
began a$519 million modernization program to include a new centralized concourse with 20 gates,
Market Stud,y 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
andthe Fort Worth Transportation Autharity(the T)jointly operate 34 miles of commuterrail 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 Stud,y 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.
� TEXAS "tzS�nRkF�
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Information `'",`,ti;�
Dallas-Fort Worth-Arlington MSA November 2020
MSA Labor Force Statistics
Nov-20 OcR20 Nov-19 Yearly Change
p Civilian Labor Force 4,058,826 4,023,581 4,035,848 22,978
,n W�`'e Denton Collin
a t� Employed 3,769.�44 3,782,101 3,911,264 142,120
�d� Han° Unemployed 289,682 241,480 124,584 165,098
Unemployment Rate 7.1% 6.0% 3.1% 4.0%
w Rockwall Texas Labor Force Statistics
Nov-20 Oct-20 Nov-19 Yearly Change
Parker Tarrant Dallas
Civilian Labor Force 14,204,927 14,082,369 14,209,425 -4,498
Employed 13,W5,334 13,143,824 13,729,113 -653,779
Kaufman
Unemployed 1,129,593 93$545 480,312 649,281
Unemployment Rate 8.0% 67% 3.4% 4.6%
Hood
Johnson US Labor Force Statistics
Ellis
some.�en
Nov-20 Oct-20 Nov-19 Yearly Change
Civilian LaborForce 160,468,000 161,053,000 164,356,000 -3,915,000
Employed 150,203,000 15q433,000 158,945,000 -$742,000
Unemployed 1Q264,000 10,620,000 5,441,000 4,823,000
Unemployment Rate 6.4% 6.6% 3.3% 3.1%
Historical Unemployment Rates
16%
14%
12%
10%
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r Texas US Dallas-Fort Worth-Arlington
Employment by Size Class(2nd Quarter 2020) Wages by Industry(in millions)(2nd Quarter 2020)
0:0.2% Natural Resources
1-4 :4.0% Unclassified$25.62 and Mining$532.89
5-9 :42% Government$6,473.40 Construction$3,27820
Other
10-19 :5.8% Manufacturing$5,191.76
1000 and over :36.1% , Services$890.10 �
20-49 :9.3% Leisure and
I/ Hospitality$1,674.82 �
� Education and Trade,Transportation
50-99 :8.6% Health Services$5,81622 �, and Utilities$10,292.96
Professional and Information$1,913.93
100-249 :12.6% Business Services$11,001.50 Financial
500-999 :9.7% 250-499 :9.5% Activities$6,720.62
Annual Growth Rate Total Non-agricultural employment
6%
4%
2%
0%
-2%
-4% I
-6% I ;
-8% �J
-10%
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Rate
Employment by Industry(November 2020) Employment by Industry(November 2020)
Current Month %Monthly %Yearly
Industry Employment Change Change Government 11.9% Mining,Logging
Other and Construction 62%
TotalNonfarm 3,765,200 0.9% -2.5% Services3.3% Manufacturing7.4%
Mining,Logging and Construction 233,800 0.2°/ 0.0% Leisure and
Manufacturing 280,200 0.1°/ -3.50� Hospitality8.9%
Trade,Transportation,and Utilities 823,800 2.3% -0.3% � Trade,Transportation,
Information 80,500 0.4% -3.1% Education and ` and Utilities 21.9%
Financial Activities 336,200 0.4% 4.6% Health Services 11.6%
Professional and Business 663,800 1.2% 2.0% Information 2.1%
Services Professional and Financial
Business Services 17.6% Activities 8.9%
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%
Page 1 of 1 1/2/2021 2:31:34 PM
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Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area Site Details Map
Dallas-Fort Worth-Arlington, TX Metropolitan Statistical Area (19100)
Geography: CBSA
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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
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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
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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°/a
$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°/a
$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
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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
Tota I 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
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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
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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
Tota I 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°/o
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
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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
Tota I 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
Tota I 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
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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
Market Stud,y Page 19
TOWN OF WESTLAKE DEMOGRAPHICS
AND
NEIGHBORHOOD OVERVIEW
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Westlake Town,TX Site Details Map
Westlake Town,TX (4877620)
Geography: Place
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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
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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.
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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°/a
$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.
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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.
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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
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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°/o
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
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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
Pa e 27
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Westlake Town, TX Prepared by MVS
Westlake Town, TX (4877620)
Geography: Place
Westlake town...
Top 3 Tapestry Segments
1. Top Tier(lA)
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
Market Stud,y Page 28
AERIAL VIEW (2019 - most recent available)
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Market Stud,y 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.
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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 subj ect 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 Stud,y 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 mare than 13,500.
The following map summarizes the daytime population as of July 2019.
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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 Stud,y 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-ll 4 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 Stud,y 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
SH 170.
Land Use Trends
The following page includes the Town of Westlake Land Use Map.
Market Stud,y Page 33
THE LAN❑ USE PLAN
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Market Stud,y 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 subj ect 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 Stud,y Page 35
PROPERTY SUMMARY
Site Summary
Location 56 to 64 Tarragona Drive
Southeast quadrant of State Highway ll 4(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
subj ect site.
Street Improvements As it fronts the subjectproperty, 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 Stud,y Page 36
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 far 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.
Storage/Restaurant Building
L4WER LEVEL: 22,520 SQ.�T.
SECOND FLO�R: 22 520 SQ. FT.
THIRQ FL��R: 22,520 5Q.FT.
FOURTH FLODR: 22.520 SQ. FT.
FIFTH FLOQR: 3,940 SQ. FT.RESTAURANT
TOTAL GR05S AREA: 94,�20 5Q.FT.
CQVERE6 PATIQ: FIFTH FLQ4R: 1,765 SQ. FT.
MECHANICAL YAR�, FIFTH FLQOR: 1,820 5Q.FT.
PATIO AREA FIFTH FLDOR: 5.165 5Q. FT.
SkTE AREA FOR STORAGEiRESTAURANT: 34,944 5Q.FT. {D.71 ACRES)
52 PARKING SPOTS F�R ENTIRE BLOCK C
Market Stud,y Page 37
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 far 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
significantlyto the success of a self-storage facilitywith 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 mare households than in 2017. In other words, today mare than 10%of
the U.S. population rents self-storage.
Market Penetration (2005 -2019)
2�D5 20Q7 2Q13 2U11 2419
Tatal 1J.5.Nouseholds it2,116,531 113,277,87D 321,165:766 126.Ofi7,5fi0 121,679,D93
5e1f-5larageRen�erHnuseholds 10,032,746 10,765,470 10,855,03i 11,806,38i t3,a95,67i
Markel PenetraUon 8,95°k 9.5Q°.6 8.98°k 9 40% 10.6a9S
5vwce.S5A 20�9 Se+!-S�arags D�mand 5[utly
Self-Starage Facility Classification
When looking at self-storage facilities,the quality,location,and age are significant factors far 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:
• Class A • Class B • Class C
For the most part, major operatars and investars 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 Stud,y Page 38
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 operatars or institutional investors, Class C facilities can be good investments far 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-Starage 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.
Industry Profile
National➢ata 2D20 2D19 2018 2017
iotal Number of Fac�liiies 49,233 47,863 45.547 44,149
Average Facilily Net 5quare Foatage 39.737 39.869 37.523 52,352
�fotal Rentable Sguare Footage 1,956,388,517 1,698,604.872 1.769,p95.816 1,672,505,fi21
Average Renlable Squara Foolage per P�r�on 5�9 5.7 5 4 7_Q6
51ate Infarmation
Stale wilh Most Facflities 7exas-5,23� Texas-5,126 Texas-4,904 Tezas��t.13fi
Stale w�lh fewesl Faciliiles Rhode Island-90 Nawal�•90 Rhode isiand-Bfi Rhode Island�84 Rhade Island-78
5tale unih MQst Rentable 54uare Foofage per Persan fdaho-1116 Idaho•10.67 Idaho-1D.76 Wyoming-1456
Sta1e w�lh Least Rentable Square Fooiage per Person New York-2.SS New York-2 75 New York-2 52 Hawaii-3 i4
Sourca�MinrCo Pubhshinq
Market Stud,y Page 39
Facility Data by State
FacHity 5quare SFper
5tale CaunY Faotage Papulatian Capita
Alabarna 1,132 5.Qfl2,99� 35.25�.I32 7.U5
Alaska t18 755,517 3,9U3,425 5.t7
Arizona 989 7,234,773 48,598,5Bd 6 72
Arkansas 74fi 3fl86,8aZ 23,866,881 771
Galifarnia 3,728 39,$13.541 229,825,090 5 77
Golorado 975 5?93,77p 42,087,pA0 7_26
Connecticut 349 �,63�,883 13,565,fi49 373
(lelaware 119 999.9A1 4.859,T29 4.8fi
❑istric�o�Gaiumbia 23 7D2,321 1 544,97d 2�0
Florida 2,8d0 21,239,528 145,830,102 fi 87
Georgia 1,67D 1�,655,025 fi$,789,fi37 8 46
Hawai� 90 1,449,419 4,357,832 3 01
Idaha 474 1,80fi�80 26,165,254 1i.16
INinvis i,fi8fi 12,915,181 62d16,1i5 d,83
Indiana 1,25U fi,78813d 4p,578,419 5 BB
lowa 59t 3,236,212 i5.498,726 d.79
1(ansas 602 2.9S6.5U1 16.984,258 5 T3
Kenluaky 718 d.582.010 22.72fi,751 �.56
Louisiana 992 4,812,773 34,717,418 7.21
Maine 2A1 1,381,674 5,102.563 3 B9
Maryland 538 B,S2�,fi5i 2T,133,902 d 43
Massachusetls 579 6,95B,493 2d,139,408 3 47
Mi�higan 1483 10,097,891 48,81fi.427 4,83
Minnesata 810 5,1i5,341 26,9T3,640 A.72
Mississippi 6i0 3,D53165 i8,168.598 5.95
Missouri 1.246 6,255,541 35,939,329 5.75
Montana 39i 1,083 7�9 11,245.787 16.37
Nebraska 3T7 1,91�,921 12,4$�,453 6 32
Nevada 480 3,Q88,88$ 27,fi22,715 8 94
IJew Hampshire 299 1,38fi,718 9,468,2a5 8 93
�IewJersey 634 9,127,159 37,56i,�7fi 4.12
New hlexico 49l 2,159,832 15,821,020 7.33
New York 1,541 i9,9T3.5S1 57.184_�08 2.8�
Nar1h Carolina 1.907 10,6D9,155 67.669,1t3 5,38
Nor1h flakota 979 788,958 S,OE�,523 6 42
�hio i,$79 tt,805,a53 fiQ676,744 5.14
Oklahqma i 603 4,U31.s01 34,73�,650 8 61
�regon 851 4,Z4fi.351 32.557.7A7 7.67
Pennsylvania 1.89B i3.Q12,A3B 49.722,6i5 3.82
Rhodelsiand 90 i,071,101 3.804,975 3.55
South Carn�ina 987 5,195,563 34.54E.525 6,fi5
South Dakvta 231 899,158 6,254,879 5,85
Tennesse� 1,381 6.885 931 44.638.137 6.48
Texas 5,�34 29,443,4i1 236,2fi2.175 8,U9
U[ah 628 3 25T.899 29.712,5Q1 9.32
Vermont 154 847,575 2.827,01p 4,37
Virginia ],014 8.632,203 49.39U.841 5.72
Washington 1,333 7.8�8,571 53,532,OG3 7.a4
West Virginia 3fi0 1.895,632 �,523,2$D 3.d4
Wiseonsin 1,31q 5,881,d44 38,498.776 6,49
Wyoming iB8 601.166 5,id0,tA9 8.55
TOTAL d9,233 332,38D,891 1,955,388,517 5.89
'Based ua 24�Q20 Rep�rtMq Source_Rad�us+and fJKF
Market Stud,y Page 40
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.
Industry Owners by Square Footage
Z02D �D19
Public Campanies 31.2°� 27.fi96
�iher Tap�perakors[rninus�EITsJ 16.5°Io 19.4°l0
Rest 4f Ihe Indusfry 52.3�a 53.095
Saurce.MrniCo publrshing
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).
Self-Storage Public Companies (REITs and U-Haul*)
Company Name Numher of Facilities Net Rentable Square Footag� Number oF Units
Pubi�c Slorage 2.844 184.000.000 1,865.00�
Fxtra 5pace 5korage 1.878 145.386.852 1,349,956
CubeSmari 1.2fit 85,931.599 839.9&2
U•Haul Internat�onal' 1,718 69,098,346 797,238
tife 5lorage 965 fi5,818.753 6D3,237
3Jational 5torage Alfiliates Trust 948 6D,BOD.000 486,760
TOTAL 9,614 fi11,643,542 5,9d2,094
'll-Haui rs 8 pu61iC97fylreded eornpanyDvf�S not e RE17 Source:MirfiCo Puhlishrrig
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 Starage ranking sixth. The following charts depict this ownership by percentage.
Market Stud,y Page 41
Public Company Market Share Public Company Market Share
�By Number o1 Facilities') {By Renta6le 5quare Footage'�
1.9°� 3.1%
� 1.Bh5 5,9°10 3A°k 4.49b
.546 � �
.��. �
3.84� a.ass 7.a�s
2.89b -
�!.
■PuWic Siarage" CubeSmart o G!e Srorage" •Pulriic Slptage" �CubeSmart a L'rfe Storage"
■�zfra 5pace 5lorage ■U•Haul Inlemationaf inc."' �Natianal Stcxage ANiliafes •E��a Spacc Slorage ■U-Hau1 Intemalbnal Inc."' ■Hatipnal Storage Ai�tlia�es
Saur�.,��1,1�^•Co P��a�sh�nJ ..Ino�es�^�arri;bnal(����s Saurce�hf�niCo P�,�Uti�hr.� '9rxl,des mfemal��a1 facid7es
'&ased o���rc�af iv�mner ar i�u.�ry(af�i�[ws "'U-Hau�,s a p�bucly Uaden=o+rifar�y Lur�s��t a P.E��? ����f�`��num6er of�rid�sfry f��d�es "'O�Ha�I�s a piCtirTj ha�ed cnr�Fa�^y put rs rro!a REI,-
Historical Quarterly Occupancy- Public Companies
2Q18 3Q18 4418 1Q19 2419 3Rti9 4q19 1R20 2420 3q20
Puhlic 5��rage 93.8°Io 94.0°l0 92.fi°o 92.1�c 94.0`'0 94.2°e'o 93.1°!0 93.1% 94.2°Io 95.5°h
CuheSmarl 94.4°l0 92.7°Io 91.2°Is 92.iqa 93.7°I� 93.1°Ja 94.2°le 91.8°Io 94.d°lo 94.3°Io
Extra 5p3ce 5torage 94.2°k 93.9°l0 9S.$°k 9i.fi°lo 93.6°ro 93.$% 92.A°k 93.3°k 94.5°lo g5.�?°la
Life Stflrage fne 91.9°l0 91.3� 90.4°k 9U.1°lo 91.5°l0 90.3°la 9�.1°l0 89.5°� 91.9°I 93.0°I
Nationel 5taage Affiliates 89.896 90.3°� 88.4°k 87.796 69.fi4� 90.2°�0 88 2°I� 81.2°�0 &8�°I 41.1°le
�$o�rca PSR,GS!Cude.EXR 6 N3A Invuslvr Relalrans
Nole:FSA,LSl.Cuoa R NSA a�e bascW on per�ov averape occupsncy,wfu+e EXR�s vasea��n Ge�rtc z:�d n,:cuyar+,:v
Nofe:K�sroirrai accupancy+s aus�d wr orqina+occupa�rcy reported escn qua�le�
Operating metrics have improved far this sector, with occupancy levels at all-time highs, move-in
levels increasing,and move-out activity remaining at below historicallevels 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 Operatars 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 Stud,y Page 42
Industry Market Share Industry Market Share
RBy Number oF�atilities� (�y Rentabte Square Foatage�
1�,5°r�
31.��1,
9.G°� �
, 52.396
�U.99�
i�.,r3dl�
N Publi�Companies a pthei Tvp O�eratnrs -Rest a[Ihe Industry ■Pubfie Compani�s a 4ther 1'op Qper�lors _Rest pf the IndusV�r
Sa�.E d1���Cn�,Diit�;g SCtrrc°M'srvG Pd.�.:5�ir�g
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 far a quarter of the year, and this stoppage delayed the openings of planned facilities and,
perhaps mare significantly, led some developers to rethink future plans.
New Self-Storage Delivered Nationally(2017 -2019)
Humber of
Year Tvtal NR5F Built NRSF Grawth Facilites Delivered
2416 31,4Q9.579 2 4Q°� 5T9
24i7 54,289,43d 3.4Q°� 985
2418 61.495,410 3.70°/0 1,055
24i9 F4,123,d80 3.T0°!a 1,498
Source:Rad�us+
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 stares 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 Stud,y Page 43
Self-Storage Development Pipeline Nationally
�urrent Qeveloprnent Pipefine Projects Impfied NRSF
Planning 5tage 1,323 4.�0°lu
Perrnitted Stage fi40 2.3fl°k
Under Canstruc�ion �'3� 3,1D°�
Snurce:Radios�
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
SOth 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:
• Residential • Business • Military • 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 physicallocation 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-starage because of their stability,timely rental payments
and tendency to rent their units longer than other customer segments.
Market Stud,y Page 44
Average Tenant Mix Nationally (2020)
Q�i°o�
T4.�
�, .
�s.o�
■Residen�aE ■Busmess h4il�tary ■5tudent
5txuce �i.rrGo Pc��fi;hr�
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
mare 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 accarding 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.
Type of Dwelling Owners vs. Renters
2.�% 2.g°�o
� '15.7°l0
42.3°�0 5d.9°Po
72.99'0
�
■5ir�g le Famity iia�se �Apar[me�t or Condominium � 01her +Own ■Rent Neither
S�wlce.S5A 2019 SeIF a'"�aage Demarni S�udy Sce.rce S5J,Zd'9 Seif S[�rage C]e,�riarzd S1�y
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.
Market Stud,y Page 45
The largest segment of tenants (26.5%)rent their units for one to two years. There are 23.6%who
rent far longer than two years and 19.9%renting far 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 mare 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.
Length of Rental Business Renter Length of Stay
�2 a��
�3 6`<,
t�2�6 371� 37.3°k �
�
� 2b,534 19,9°k
25.6°k
■Less Than 3 MaMhS ■31v 6 tuion11�5 7 ro 12 Montns
■1 ro 2 Years �-Lorrger�han 2 years ■Less Than 1 Y�r ■6etween 1 and 2 Years
5cE:rcc 5SA 2t779 5�tr S,araye U.�rria�d 5!uvy Lflnger than 2 years Scuice SSA 2079 5��f Sfarage Gerrand Snn7y
The Self-Starage 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.
2019 -2020 Occupancy by Region*
Reg�on 2�19 accupancy 2020 4c�upancy
Midwesi�Esst N�rth Centr�l� 9�.4°In 9D.�°Ia
Midwest�West NQrth Genfral) 89.6°fo 91.1°l0
Norkheast f�+liddle Atlar�tic) 90,9°la 94,8%
f�ortheas! (�lew England} 89.3°fa 89.9°Ia
Saulh AtEant�c 9D.7°fa 90.6°fa
South�fast Sa�th Centraly 9Q.4°� 9d.d°la
S�uth�West Soulh GentraR� 89.$°fa 90.2°la
West{Mfluntain} 91.4°� 92.3°la
West SPacifiic} g2.1°l0 92.3°fc
lVatRonal 91.V�Iq 92,2°fo
'6ased o�2nd Ouarter Numhers 5o�r�e:Radrus+
Market Stud,y 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 subj ect 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.
Pa e 47
J � - � - . . �
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56 Tarragona, Roanoke, Texas, 76262 Site Details Map
Rings: 1.5, 3, 5 mile radii Latitude: 32.98711
Longitude: -97.17650
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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
Pa e 48
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56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS
Rings: 1.5, 3, 5 mile radii
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
Pa e 49
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56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS
Rings: 1.5, 3, 5 mile radii
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°/a
$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
Pa e 50
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56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS
Rings: 1.5, 3, 5 mile radii
1.5 miles 3 miles 5 miles
2010 Population by Age
Tota I 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
Pa e 51
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56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS
Rings: 1.5, 3, 5 mile radii
1.5 miles 3 miles 5 miles
2010 Population by Race/Ethnicity
Tota I 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
Tota I 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
Pa e 52
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56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS
Rings: 1.5, 3, 5 mile radii
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°/o
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
Pa e 53
J � • • •
MVS
56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS
Rings: 1.5, 3, 5 mile radii
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
Pa e 54
J � • • •
MVS
56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS
Rings: 1.5, 3, 5 mile radii
1.5 miles 3 miles 5 miles
Top 3 Tapestry Segments
1. Savvy Suburbanites(1D) Professional Pride (1B) Professional Pride (1B)
2, Professional Pride(16) Boomburbs(1C) Savvy Suburbanites(1D)
3. Top Tier(lA) 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 Z40 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 Z06 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
Pa e 55
J � . • . �
MVS
56 Tarragona, Roanoke, Texas, 76262 Prepared by MVS
Rings: 1.5, 3, 5 mile radii
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January 04, 2021
Market Stud,y 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 subj ect 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.
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COMPETITION SURVEY SUMMARY
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
YearBuilt 2014 1998 1987 2003 2000 1995 Sep-2020
Land Area(Acres) 4.6792 3371 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 Rin� 3 to 5-Mile Rin�
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
TotalAverage Occupancy 83.6% 91.5% 92.1% 0.0% 94.7% 82.1% <=(IncludesLease-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)
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Market Study Page 58
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% ;,� � g�
Total Units 683 ,'�-7 �
Non-climate Units 478 70.0% •+::;=- � -
Climate Units 205 30.0% I I� � � ;.'• `� ��
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 __ • _ .:��i,��
Distance from Subject(Miles) 3.2 � '� e•
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 ..�; �;�� ':. - - �. .— - --
��a.. - -
Non-climateUnits 389 91.7% , �_� '�_ '�
Climate Units 35 8.3% f
Occupancy 85% �
Year Built 1987
Land Area(Acres) 15.9342
Distance from Subject(Miles) 4.2
Market Study Page 59
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 �_3':-±f.
Non-climate Units 766 58.1%
i�
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 �k�:[1-
Rentable Building Area(SF) 82,500 86.8% ��� , <••,
Total Units 750 �� � •,• � � ;
Non-climate Units 640 85.3% • �- �'`
Climate Units 110 14.7% ���� ; I��� � '�
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 BuildingArea(SF) 24,570 __ r, - _
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 '�;;r_ -'.��'��`;V;•�`�z, � .,j�.
s.��;'_:.ti-•_b. �:'�^�.:^`.,:-'`:,
Land Area(Acres) 2.9986 ;.�;�:;�:. '�.,�-�:u� . • `�i.'::� �:
� .m-;:z' y ".�_,� � x.- ,. r '��;: :_� t;.w •:...
`f'..�,. .. _ � �:�:� �r:'� '
Distance from Sub�ect Miles 3.9 �`� ''"�' `��'N9'-��
1 � ) �;1.'• ;a.:-�.- �.v�i =.:�;•.,..a�::�:t.. .+��?.e.�z�.
Market Study Page 60
Competition No. 7
Name Stor Self Storage � ��
Address 750 Davis Blvd � �
City,State Southlake,TX �,,�ti: '
��
Gross Building Area(SF) 90,275 �
k .'�� � ..'�
Rentable Building Area(SF) 66,980 74.2% - ;�� � {�4,. 1 i + '��� y
Total Units 572 � �� �i ••?'-���+
Non-climate Units 0 0.0% �___ _
Climate Units 572 100.0% � � F
Occupancy 11% • _
_ .L .y -
Year Built Sep-2020 New
Land Area(Acres) 2.0929
Distance from Subject(Miles) 4.0
Market Stud,y 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-starage 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-starage 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 far self-starage 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 Stud,y 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-starage 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 Factar 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 Factar 90% 90%
Adjusted Demand in Market (RSF) 148,938 179,381
Market Stud,y 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 Factar 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 Factar* 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 Factar 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
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Table 5 Table 6
1.5-, 3- and 5-Mile Self Storage Demand Analysis 1.5-, 3- and 5-Mile Self Storage Demand Analysis
(All 5-Mile Competition Included) (Excludes Comp No. 7 In Lease Up)
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°/o (52,646) (52,646) (52,646)
New Demand(RSF) 120,146 100,860 80,601
Comp No. 7 has 66,980 RSF and has 7,636 occupied SF (11%). 90% occupancy
Columns may not total due to rounding. equates to 60,820 RSF,so 52,646 RSF remains for lease up.
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Market Stud,y Page 65
The benchmark analyses in Tables 1 to 4 indicate a demand far 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 far this analysis. This equates to an estimated rentable area as follows:
Subject Pro�erty- 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 shouldbe 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 Stud,y Page 66
ASSUMPTIONS AND LIMITING CONDITIONS:
L 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-starage use would be an allowed use on the subj ect 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/ar 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 priar
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.
1 L 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 ar individuals of this report.
Market Stud,y 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 factars, 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 Stud,y 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 Stud,y Page 69
CERTIFICATION
It is hereby stated that, to the best of my knowledge and belie£
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 providetl any real property services for this properry 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 ofProfessional Appraisal Practice, but
LISPAP 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 Stud,y
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 lA-1:Real Estate Appraisal Principals
Course lA-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/O1 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/O1 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
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Aragon Drive and Tarragona Drive at the corner of the site
eastern/self-storage portion of the site Aragon Drive on the right
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Subject is on the right Subject is on the left
us
ARCH ITECTS
4700 WESTGROVE DRIVE, STE 200
ADDISON,TX 75001
PHONE 469-857-3151
0 BUSH ARCHITECTS, LLC-2019
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SITE PLAN
1 1"=60'-0" REF: 1 /P006
LOWER LEVEL: 22,520 SQ. FT.
SECOND FLOOR: 22,520 SQ. FT. � S
THIRD FLOOR: 22,520 SQ. FT.
FOURTH FLOOR: 22,520 SQ. FT.
FIFTH FLOOR: 3,940 SQ. FT.RESTAURANT
TOTAL GROSS AREA: 94,02o SQ. FT. A R C H I T E CTS
COVERED PATIO, FIFTH FLOOR: 1,765 SQ. FT.
MECHANICAL YARD, FIFTH FLOOR: 7,820 SQ. FT. 4700 WESTGROVE DRIVE, STE 200
PATIO AREA FIFTH FLOOR: 5,165 SQ. FT. ADDISON,TX 75001
PHONE 469-857-3151
SITE AREA FOR STORAGE/RESTAURANT: 30,944 SQ. FT. (0.71 ACRES) 0 BUSH ARCHITECTS, LLC-2019
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PROJECT N0: 20-085
ISSUED FOR: Review
DRAWN BY: Checker
DATE: 09/21/2020
PRESENTATION PLAN -
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us
ARCH ITECTS
4700 WESTGROVE DRIVE, STE 200
ADDISON,TX 75001
PHONE 469-857-3151
0 BUSH ARCHITECTS, LLC-2019
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PROJECT N0: 20-085
ISSUED FOR: Review
DRAWN BY: Checker
DATE: 09/21/2020
RENDERINGS
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ARCH ITECTS
4700 WESTGROVE DRIVE, STE 200
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PHONE 469-857-3151
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PROJECT N0: 20-085
ISSUED FOR: Review
DRAWN BY: Checker
DATE: 09/21/2020
RENDERINGS
MAINLAND VALUATION SERYICES.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 of Westlake, 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 pariy.
2921 MO55 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 terminate 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.
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John A. Gans, MAI
Agreed and epte :
By:
Printed: �`'u G�'�� �'�?`�
Date: �i12� • L2 • C �
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For: /�► k•�L 61-Mf� j f D�--�`'•
���n,sL/i►N� /�y c.�,�,.�/�_
Planning and
Zoning
Com m ission
Item #12
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.
WESTLAKE PLANNING & ZONING COMMISSION
1 � E T a w N a F
TYPE OF ACTiON W E S T L A K E
Regular Meeting - Action Item
Monday, May 17, 2021
ToP�C: 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 Co1vTACT: Ron Ruthven, Planning and Development Director
Strategic Alignment
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High Quality Planning, Design &
Planned/Responsible Citizen, Student& Development-We are a desirable well preserve Desirability
Development Stakeholder Planned,high-quality community that &Quality of Life
is disringuished by exemplary design
standards.
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Outside the Scope of Idenrified Stratcgic Iniriativcs
TABLED ITEM
The Planning and Zoning Commission voted to table this item and continue the public hearing on
March 8,2021 and April 12,2021 respectively. 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.
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
Centurion American is requesting amendments to the Entrada zoning regulations contained in
Ordinance 703 in order to add a new, and currently unlisted, land use. Ordinance 703 contains the
comprehensive Planned Development District (PD) zoning and development regulations for the
Entrada development, which is wholly contained within the PD1-2 zoning district. The proposed
new use would be called a "Residential Repository", which would allow for climate controlled,
Page 1 of 3
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 PBiZ 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
Page 2 of 3
• Any combination of the above
• Table the agenda item to a specific date with clari�cation 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 June 21, 2021.
ATTACHMENTS
1. Applicant Information specific to proposed Residential Repository—EXhibit"A"
Page 3 of 3
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100,000 +/- Mixed-Use Retail, Office/Warehouse, Storage and Restaurant
Block C, Lot 1
.73 acres in Westlake Entrada
Business Plan and Information Package
Engineering • De�elopment + Construction
Entrada Zoning Amendment - Exhibit "A"
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The Westlake Entrada Residential Repository is a proposed multi-story, vertically-integrated, mixed-use building • The Physical Location of the proposed Building with SH 114 visibility and a complete lack of existing, a Z]
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loca te d in t he hear t o f En tra da. Hear kening bac k to t he origina l zoning discussions,t his faci li ty mee ts t he true in ten t o f compe ting pro duc t wi t hin t he c loses t tra de ring c hime in wi t h t he main a dvan tage in any Rea l Es ta te �r
the Village by meeting several 'Needs of the People' that are the residents of Entrada, the Town of Westlake and the Development—Location, Location and Location o�7
surrounding area. • 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 3�
The entire facility will be conditioned-space, and will not be available for condominium subdivision/purchase. It will market demands.
remain under singular ownership for quality control and to insure adherence to the Entrada Design Guidelines. • 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-
Specifically, the first floor of the facility provides the opportunity for the Artisan workshops and showrooms that were Caves becomes a selling attribute for the Residential products in Entrada,since garage space and
originally planned to be located on the Pedestrian Bridge. These spaces will have operating store fronts available that parking comes with such a premium. Target Customers are:
will allow Craftsman, Photographers, Artisans and others to have high-visibility while remaining small enough to be
• Residents within the trade ring that have outgrown their current garages
affordable. These spaces will also be well-suited for smaller-scale office/warehouse/showrooms and high-end vehicle
• Small Home Office Users(Etsy)that have outgrown their living rooms �
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 • New Entrada Residents who are downsizing but still wish to retain all of the items
flexible as possible while externally the building looks like it was constructed in the heart of the Village 500 years ago. that used to be stored in their attics.
• Conventional Storage Users
The second proposed use of the Residential Repository is to house flexible storage space for lease that will again, meet • The Fourth Floor Flex-Space with walk-out balconies creates a great opportunity for small office
the Needs of the People in the Village. With 150 proposed Residential Condominiums across the canal and 120+single space with an incredible view over looking the Harbor and Plaza Mayor. With the diminishment •
family residential homes with lower roof lines than typical and minimal attic space,the on-site storage facility becomes of the We-Work shared office space concept, small and affordable individual office suites will
a great amenity for these Residents of Entrada. Again,this space will be 100%conditioned. continue to gain in popularity. Target Customers are:
• Small Office Tenants no longer commuting to a downtown office but still looking to
Close, immediate access to conditioned space will allow those downsizing to move in to the Condos to keep their other have true office space away from the home
valuables and heirlooms nearby and in the community. Seasonal clothing changes, furniture pieces and other items • Wine Storage and Wine Tasting clubs to take advantage of the Patio Views
that are too cherished to part with are all available on short notice. Conditioned-Space Wine Storage and other similar Conventional Storage Users
uses are also being provided within the middle floors. •
• 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
The third use of the building is a roof-top bar and tapas venue. This is being located to take advantage of the �
dining area ties in with the dining trends related to COVID concerns,and the view from the Patio
tremendous views afforded by the 5-story structure. The outdoor patio will overlook Restaurant Row, Chapel and �
will be unparalleled in the immediate area.
Reception Hall, Plaza Mayor and the Harbor with amazing views. Here the Owner is targeting a Tenant such as the �
• The variety of these uses creates a tenant pool that is very diverse. This diversity, in turn,enhances the cash
Barcelona Wine Bar at Knox/Henderson in Uptown.
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
Overall this facility will provide around 100,000 sqft of commercial, retail and restaurant space in Entrada and will be
investment in the Village. And the Owner of the Facility is planning to take advantage of this flexibility while
flexible enough to meet both the current Needs, and future Needs of the Residents of Entrada and the Town of
developing a quality,cornerstone building within the heart of Entrada with architecture and detailing to
Westlake. It's uses fit the original intent of the zoning, and the building size and configuration help to convert a
make it appear as if this building has been there for hundreds of years.
topographically challenging building site into a value-add component of the Village.
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Business and Marketing Plan: A market study has been provided to the Town in response to the DRC Memo#1 from Nov 20, o Z]
f _ � - �annf�rt�ddU�!•3G'- �I"I"I
2020. That study clearly indicates a market need with no competing facilities in the 0-1.5 mile ring, one competitor ;r
� ���I�'��ITI�I� f��� � � � ; �� � .�
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- :�-�� � �.._a o
space Man-Caves, Office/Showrooms or Small Office Space with Balconies. The Residential Repository Space will �'i'�� � �� "�
� - ' . �. �
be marketed through normal techniques: Online, direct mail within trade ring, and having open houses to share the - �r � � � • . �� '• , =Q
� � � �r . r� �
� ��� �;-� . _ ._,_ ��s
availability and flexibility of the first-floor units. These first floor units will also be marketed to the commercial ' � . ;I
• � _�._ _
leasing brokerage community. The available Restaurant / Rooftop bar space will be marketed through the - , ,_ - ^ :�� -r � i � � i{`-�**�
brokerage community as well. - ' . . ���a . .
_�; .
. , . _ -�' � ���."'.
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Additional Business Plan Summary Points: �J•�. . � ' _ t� _ k ���� � . _ '-� �� +'
��-. s � -
• The Entire Building (Retail/Office/Restaurant/Repository and Man Caves" will NOT be subject to a condominium ,� '��"1" i� ' _ . ; - . r.� -'•
�� . �
regime. The entire building will remain under singular ownership. • i � �* � � !.;I�- � '
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• The Owner intends to have sub-metering available for the restaurant use as the only known separate meter • - • • . �'r'�� � ��•;�.�� �
ti� ���� , ,. - itr���# �:
today. The Owner will plan to allow for the potential of sub-metering for the first floor units (Man � ' ■ _ _ $ �_ '� : • r� �' •.�
Cave/Retail/Office) and will approach the submetering requirement on a tenant-by-tenant basis, much like any r ' �'�' �'� r „ ,� � �� _ i'-.� ,
other commercial space for rent. � ,��� f�'� �� • ���' � �+ � �`
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• The entire building will be conditioned space. The first floor units will have the ability to place mechanical �', '����'r+'•'.� .' �":',••� � .
I •' ' -� 1.>;•'•;' � '
equipment on the restaurant-level mezzanine, if additional conditioning is required for their use. The first floor ' r'r',�-"'''�" _ '--��-� � f . • - . . .._+_, ,= .' �,���.
units will have access to a plumbing leave out along the central corridor for sanitary sewer and water service, like � - � I�I'
any normal commercial space. � �� � ��y��•'�� I ; '� � -
_; � �-��
. � ��� ���:i� • i � `�
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• The First Floor Flex Space is partitioned in such a way to accommodate a much smaller footprint than is normally � � ��� �'ti �• ���-_ : ' '� -� _•k�'�, : � + �'
i � - ,__�� � � -�` . . , . �t.
available in the retail/office world. These small spaces are intended to fill the gap that was created when we lost � ��' :,• t� r,r;I � � • - � 4 ••�—� � • - � • F . �
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 �. r�+,:: _ '��� y4f��J1T : •Y •r � �y:�,� }a� - � ,� �
,S �,� ��J n y
feet of space. Or an artist or photography who could have a showroom/storefront space with a street presence and a . , ,,� �,� - ..' -� _ -F��_ �'�• �-. ;,�ti�~ -'' 'i �
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. '�'•� i ��
i � - �
Again,think of the users that were initially envisioned for the Pedestrian Bridge Artisan spaces. �•f� � � �'�+ ti
� � ,� r�}
._.:�
• 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 �•r :••� • !� a�''' -• � .
�•� . . i - .
dock that would be visible from the street. The storage spaces will be leased on a monthly basis, like any other a� = � � r ' �t;��
���r�;;�=-___ �
storage facility. Unit size mix will follow Industry norms, but we will be finishing one floor at a time to remain T � � �� r�
• �SSa�,� � ' �
flexible to adapt to market conditions and other larger-format users that may come on line. �— . � -''�{'�'�•� k � *��'�� . . . ; _ _ -_ ,. . ��� r
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Item #13
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