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HomeMy WebLinkAboutOrdinance 994 EntradaTOWN OF WESTLAKE ORDINANCE NO.994 AN ORDINANCE AMENDING ORDINANCE 959 CONDITIONS APPROVING A SINGLE FAMILY RESIDENTIAL DEVELOPMENT IN THE PD1-2 "PLANNED DEVELOPMENT DISTRICT NUMBER TWO" ZONING DISTRICT; APPROVING A DEVELOPMENT PLAN; APPROVING A SPECIFIC USE PERMIT (SUP) FOR PRIVATE STREETS; PROVIDING FOR A SEVERABILITY CLAUSE; PROVIDING FOR A SAVINGS CLAUSE; PROVIDING FOR A PENALTY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the Town of Westlake, Texas is a general law municipality; and WHEREAS, on April 22, 2013, The Town Council of the Town of Westlake, Texas approved Ordinance 703, establishing zoning regulations for Planned Development District 1-2 (PD 1-2), commonly known as Westlake Entrada; and WHEREAS, On October 28, 2013, the Westlake Town Council approved Ordinance 720, which approved the Development Plan for Planned Development District 1-2 (PD1-2); and WHEREAS, On June 19, 2017, The Town Council approved Ordinance 830, which amended Ordinance 720 (Entrada Development Plan) by amending only the Phase Two portion of the Development Plan; and WHEREAS, On April 30, 2018, the Westlake Town Council approved Ordinance 852, which amended Ordinance 703 (Entrada Zoning Regulations) by amending residential versus commercial performance standards; and WHEREAS, On May 18, 2020, the Westlake Town Council approved Ordinance 908 which amended Ordinance 703 (Entrada Zoning Regulations) by adding the use of a private sporting club; and WHEREAS, On October 26, 2020, The Town Council approved Ordinance 918, which amended Ordinance 720 (Entrada Development Plan), and repealed Ordinance 830, by approving various graphics changes and amendments to Block P and Block K; and WHEREAS, On August 23, 2021, The Town Council approved Ordinance 934, which amended Ordinance 720 (Entrada Development Plan) and repealed Ordinance 918, approving the removal of the amphitheater and addition of the repository to Block C and amendments to Block B, and adding new performance standards; and WHEREAS, On August 23, 2021, The Town Council approved Ordinance 935, which amended Ordinance 703 (the Entrada zoning regulations), approving amendments to the site plan approval process, and adding the use of a residential repository; and Ordinance 994 Page 1 of 7 WHEREAS, On December 5, 2022, The Town Council approved Ordinance 959, which rezoned Lot 2R1, Block 1, Westlake/Southlake Park Addition, from the PD1-1 zoning district to the PD 1-2 zoning district; and WHEREAS, the property owner of Lot 2R1, Block 1, Westlake/Southlake Park Addition seeks to develop a portion of the property for single family residential uses; and WHEREAS, the property owner requests certain amendments to Ordinance 959 conditions in order develop the property; and WHEREAS, following provision of proper legal notice, including written notice to owners within 200 feet of the subject property, published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on April 1, 2024 by the Planning and Zoning Commission (Commission) whereby the Commission recommended to the Town Council approval of the amendments; and WHEREAS, following provision of proper legal notice, including written notice to owners within 200 feet of the subject property, published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on April 1, 2024 by the Town Council; and WHEREAS, the Council believes that the interests of the Town, the present and future residents and citizens of the Town, and developers of land within the Town, are best served by adopting this Ordinance, which the Council has determined to be consistent with the 2015 Comprehensive Plan and its Land Use Map, Thoroughfare Plan, and Open Space Plan, all as amended to date; and WHEREAS, upon the recommendation of the Planning and Zoning Commission and after a public hearing, the Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the Town and its citizens that the request 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 Ordinance 959 is hereby amended as follows: A. Ordinance 959, Section 4(A) is hereby amended to exempt single family residential development from compliance with the Entrada design guidelines. B. Ordinance 959, Section 4(B) is hereby amended to exempt single family residential development from the site plan and development plan amendment requirements contained therein. Ordinance 994 Page 2 of 7 C. Ordinance 959, Sections 4(E) and (F) are hereby deleted. SECTION 3: That residential development of Lot 2R1, Block 1, Westlake/Southlake Park Addition is hereby approved subject to the following conditions, as recommended by the Planning and Zoning Commission, and approved by the Town Council: A. Not more than 51 single family detached residential units may be developed on the subject property, which shall not exceed a 15.2 acre portion of Lot 2R1, Block 1, Westlake/Southlake Park Addition. B. The residential development authorized herein shall be generally consistent with the Development Plan, attached as Exhibit "A". C. The residential development authorized herein shall adhere to the design guidelines, Attached as Exhibit `B". D. In the event of a conflict between the requirements of this Ordinance, and Ordinance 703, as amended, Ordinance 720, as amended, or the Code of Ordinances, the provisions of this Ordinance shall control. Where there are no conflicts, then Ordinance 703, as amended, Ordinance 720, as amended, shall control. Otherwise, the provisions in the Code of Ordinances shall control. E. In the event of any conflict between the provisions contained in Sections 2 and 3 of this Ordinance and Exhibits "A" and `B" attached hereto, the provisions of Sections 2 and 3 shall control. F. The existing subdivision shall be vacated from the Westlake/Southlake Park Addition Number One prior to the submission of the final plat; or, as part of a single vacate and replat instrument whereby any existing easements on the current plat are abandoned by separate instrument and not the vacate/replat document; G. The final plat, or replat, noted above shall be recorded with the County Clerk prior to the release of any residential building permits. The final plat shall not be recorded until a final acceptance of public improvements is issued by the town manager or their designee. This requirement may be amended to include an early release of building permits for a maximum of 17 homes as part of any mutually agreed terms to be included in the required development agreement. H. A Specific Use Permit (SUP) is hereby granted for all residential streets within the development, which shall be private and constructed to Town standards. All outdoor lighting shall comply with the Town's outdoor lighting requirements. I. The primary entrance into the development shall be from Solana Blvd as shown on Exhibit "A". Any secondary entrance shall be for emergency access only. All gates shall be composed of decorative metal and the gated entryway shall be meet the requirements for gated entrances in the Code of Ordinances. Any guard houses shall Ordinance 994 Page 3 of 7 comply with the approved design guidelines as noted herein. Entryway details, including gates, structures, and landscaping shall be included on the required landscape plans noted herein. J. No internal sidewalks are required. Prior to the acceptance of public improvements, a trail shall be constructed by the developer along Solana Blvd. adjacent to the development that links to the existing trail in Entrada. The trail shall be of similar width and orientation and shall be included in the required landscape plan. K. 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. L. 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. M. 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. N. Grading — Early grading of the subject property is hereby permitted subject to the following conditions: The requirement to submit a site plan, preliminary plat or preliminary site evaluation prior to the issuance of a grading permit is hereby waived; 2. The developer shall agree to accept liability, and the Town held harmless, for any damage to any existing infrastructure, should it exist, within any existing easement on the subject property to be documented on the administrative grading permit; 3. The developer shall agree to accept liability, and the Town held harmless, for any impedance of access by any easement grantee to any existing easement on the subject property to be documented on the administrative grading permit; 4. All grading shall comply with Chapter 36, Town of Westlake Code of Ordinances, except where amended herein. SECTION 4: This Zoning District shall be subject to all regulations contained in the Code of Ordinances of the Town of Westlake, Texas, except where amended herein. SECTION 5: 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 994 Page 4 of 7 SECTION 6: That any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Code of Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 7: 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 8: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS 1st DAY OF APRIL 2024. ATTEST: Amy Pi kana, Town Secretary APPROVED AS TO FORM: L. anton ry, Town Attorney Sean Kilbride, Mayor Ordinance 994 Page 5 of 7 EXHIBITS EXHIBIT A- Development Plan EXHIBIT B- Development Standards Ordinance 994 Page 6 of 7 Exhibit "B" - Development Standards WESTLAKE CATALON PROPOSED DEVELOPMENT PLAN February 2024 This document is intended to be a summary of the key development terms and principles proposed for the development of Westlake Catalon, a 15.2 acre land parcel that fronts on Solana Boulevard and is located between the Entrada and Solana. GENERAL INFORMATION Developer: Entrada Villa Partners, LLC Community: Gated enclave of 51 custom villa homes walkable to Entrada Product Type: Luxury Custom Villa Homes (3,600+ square feet) 1 and 2 story massing, 2 to 4-car garages Higher security and lower maintenance typologies Home Pricing: Estimated to be $2.4 to $4.5 million Sales Program: Lot sales to local custom home builders with a limited offering to individuals Access: Primary Gated Entrada from Solana Boulevard. Secondary Fire Access/Egress on to Campus Circle / Parking Lot Community Amenities: Internal Dog Park and Water Features Community Fencing: The community's Solana Boulevard frontage will be a continuation of the Entrada Screening and Landscape Pattern. The fence shall be located at the boundary of the Solana Boulevard buffer area and the development zone. COMMUNITY INFORMATION Home Owner Association: The community will be governed by a to -be -established Homeowner's Association ("HCA") that will be responsible for common area maintenance, private street maintenance, front yard maintenance and enforcing the Design Guidelines for the community. Home Builders: An Approved Home Builder program will be established with specific criteria that will limit home building to only approved custom home builders Exhibit "B" - Development Standards Design Guidelines: Westlake Catalon to amend the existing PD 1-2 (Entrada) Design Guidelines to incorporate the ability to construct similar in style and nature to the Knolls for the land incorporated within Westlake Catalon. Architectural Review: An Architectural Control Committee ("ACC") will be established through the HOA/Declarant that has approval authority over house designs prior to submittal for permitting. LOT SPECIFICATIONS Lot Density: 51 residential lots with typical lot dimensions of 60' x 110'. Lot Coverage: To follow PD 1-2 (Entrada) Standards HOUSE SPECIFICATIONS Minimum Size: All residences shall be a minimum of 3,600 sf of air-conditioned living space. Massing: To Follow either the established Entrada Design Guidelines or as amended for this phase of development only. Building Height: To Follow either the established Entrada Design Guidelines or as amended for this phase of development only. Building Setbacks: To Follow either the established Entrada Design Guidelines or as amended for this phase of development only. Garages: To Follow either the established Entrada Design Guidelines or as amended for this phase of development only. Roofs: Roofing materials where visible shall be limited to concrete or clay tile, slate, or standing seam metal. Exterior Walls: Exterior walls shall have horizontal and vertical articulation or architectural delineation on all elevations. Fences: All homes may have lot line fences comprised of metal picket. Only privacy fences comprised of metal picket shall be permitted on interior side lot lines to provide privacy to outdoor patio and pool areas. Exterior Lighting: All exterior lighting shall be subdued, indirect, and comply with Town ordinances as well as follow Dark Skies Design Guidelines. PARKS AND OPEN SPACE Open Space: In following the Entrada standards, the Community will be providing Open Space as prescribed within PD 1-2. These open spaces include the two Exhibit "B" - Development Standards water features at the main entrance and the dog park near Solana Boulevard. Parkland Dedication: In accordance with Section 82-389 (a) (1) of the Code of Ordinances regarding Land Dedication Requirements for Residential Developments, "Park and recreational areas ... shall be dedicated to the town at a ratio of one acre of park land for every 30 residential dwelling units or prorated portion thereof." As discussed above, Westlake Catalon is part of PD 1-2 (Entrada) and benefits from the prior Parkland Dedication made by Maguire Partners as part of the 322 total residential unit count prescribed by zoning. STREETS, PARKING, SIDEWALKS, TRAILS Streets: All community streets shall be private and constructed of asphalt with concrete outer bands and/or mountable curbs fronting the lots. Proposed that the streets be no less than 3 V in width (back to back) including a mountable concrete curb on both sides within a 31' ROW. Utility Easement: In addition to the street width, there will be a utility easement of up to 20 feet in width on each side of the street to provide for the Duct Bank and sidewalk. Visitor Parking: The community is located immediately adjacent to an existing 401-space surface parking lot that can be utilized through valet for larger functions to be held by homeowners. In a departure from Entrada, the 31' wide streets allow for safe and convenient on -street parking as needed. Street Lights: Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town ordinances as well as follow Dark Skies Design Guidelines. Sidewalks: In accordance with PD 1-2, no sidewalks will be constructed within Westlake Catalon. UTILITIES Water: Town of Westlake Sewer: Town of Westlake Exhibit "B" - Development Standards Storm Water: Combination of Curb and Gutter collection, underground storm water pipes, detention pond(s), and connection to the existing public street storm water system Duct Bank: A Duct Bank system shall be installed by the Developer in a utility easement throughout the community as required by Town ordinances. The home builder shall tie into the Duct Bank prior to the Final Inspections or Certificate of Occupancy approval. Development Setbacks: To Follow either the established Entrada Design Guidelines or as amended for this phase of development only. TREE MITIGATION Tree Survey: A tree survey of the site was conducted by BGE in 2023 and is included with the completed PD Site Plan submittal made. Tree Mitigation: The development plan has been carefully designed to minimize grade and tree disturbance other than for the creation of the private street and utility easement areas ADMINISTRATIVE Project Consultants: Environmental Envirophase Geotech Alpha Environmental Site Plan BGE Civil Engineering BGE Survey BGE Tree Survey BGE Disclaimer: This Development Plan is not intended to be, and does not constitute, a binding agreement by either party, nor an agreement by either party to enter into a binding agreement, but is merely intended to specify certain of the proposed terms and conditions of a Development Plan or Agreement contemplated herein. SUPPLEMENTAL DESIGN GUIDELINES TO BE INCLUDED AS AMENDMENT TO EXISTING ENTRADA DESIGN GUIDELINES Exhibit "B" - Development Standards WESTLAKE CATALON SUPPLEMENTAL DESIGN GUIDELINES Any notice or information required to be submitted to the ACC under these Design Guidelines hereunder will be submitted to the Westlake Catalon ACC at 65 Andorra, Westlake TX 76262. Background Westlake Catalon is a master planned community located in Tarrant County, Texas. Lots (hereinafter "Westlake Catalon") a subdivision in Tarrant County Texas, according to the plat Recorded under Document No. (the "Property"), are subject to the terms and provisions of that certain Declaration of Covenants, Conditions and Restrictions for Westlake Catalon-recorded in the Official Public Records of Tarrant County, Texas (the "Declaration"). Capitalized terms used but not defined in these Design Guidelines shall have the meaning subscribed to such terms in the Declaration. Architectural Control Committee (ACC) Article 7 of the Declaration includes procedures and criteria for the construction of improvements within the Westlake Catalon community. Section 7.01 of the Declaration provides that no Improvements may be erected, placed, constructed, painted, altered, modified or remodeled on any Lot, and no Lot may be re -subdivided or consolidated with other Lots or Property, by anyone other than Declarant. without prior written approval of the ACC. The ACC consists of three (3) members who have been appointed by Entrada Villa Partners LLC, a Texas Limited Liability Corporation (the "Declarant"). At least one member of the ACC shall be a licensed architect registered in the state of Texas. As provided in Article 7 of the Declaration, the Declarant has a substantial interest in ensuring that Improvements within Westlake Catalon maintain and enhance Declarant's reputation as a community developer and do not impair Declarant's ability to market and sell all or any portion of the community. The members of the ACC appointed by Declarant act solely in Declarant's interest and shall owe no duty to any other Owner or Westlake Catalon Residential Community, Inc. (the "Association' ). Governmental Requirements Governmental ordinances and regulations and the Planned Development zoning for Westlake Catalon are applicable to all Lots. It is the responsibility of each Owner to obtain all necessary permits and inspections. Compliance with these Design Guidelines is not a substitute for compliance with the applicable ordinances and regulations. Please be advised that these Design Guidelines do Exhibit "B" - Development Standards not list or describe each requirement which may be applicable to a Lot within Westlake Catalon. Each Owner is advised to review all encumbrances affecting the use and improvement of their Lot prior to submitting plans to the ACC for approval. Furthermore, approval by the ACC should not be construed by the Owner that any Improvement complies with the terms and provisions of all encumbrances which may affect the Owner's Lot. Certain encumbrances may benefit parties whose interests are not addressed by the ACC. All construction must meet applicable regulations of Federal, State, and local requirements, including but not limited to, applicable zoning, building construction codes, fire sub -code necessary for the intended use of any Lot. The ACC shall bear no responsibility for ensuring plans submitted to the ACC comply with Applicable Law. It is the responsibility of the Owner to secure any required governmental approvals prior to construction on such Owner's Lot. Interpretation In the event of any conflict between these Design Guidelines and the Declaration, the Declaration shall control. Capitalized terms used in these Design Guidelines and not otherwise defined in this document shall have the same meaning as set forth in the Declaration. Amendments The ACC may amend these Design Guidelines from time to time. All amendments shall become effective upon publication to the community website . Amendments shall not apply retroactively so as to require modification or removal of work already approved and completed or approved and in progress. It is the responsibility of each Owner to ensure that they have the most current edition of the Design Guidelines and every amendment thereto. Legal Description for the Westlake Catalon Design Guideline Supplement BEING, all of that 15.175 acre (661,028 square foot) tract of land situated in the C.M. Throop Survey, Abstract 1510, in the Town of Westlake, Tarrant County, Texas; being part of that tract of land described in Special Warranty Deed to Texas Holdco LLC as recorded in Instrument Nos. D210070861 and D210070862 of the Official Public Records of Tarrant County, Texas; and being part of Lot 2111, Block 1, Westlake/Southlake Addition No. 1, an addition to the Town of Westlake as recorded in Instrument Number D209080990 of the Plat Records of Tarrant County, Texas; said 15.175 acre tract of land being more particularly described by metes and bounds as follows: COMMENCING, at a 1/2-inch iron rod with "HUITT ZOLLARS" cap found at the southeast corner of said Lot 2R1; said point being the southwest corner of Lot 1R2, Block 1, Westlake/Southlake Park Addition No. 1, an addition to the Town of Westlake as recorded in Instrument Number D218212046 of the Plat Records of Tarrant County, Texas; said point being the beginning of a curve to the right in the northeast right-of-way line of Solana Boulevard (variable width right-of- way); Exhibit "B" - Development Standards THENCE, in a northwesterly direction, with said curve to the right in the southwest line of said Lot 2R1 and the northeast line of said Solana Boulevard, an arc length of 239.83 feet, having a radius of 772.00 feet, a central angle of 17 degrees 47 minutes 58 seconds, and a chord which bears North 72 degrees 59 minutes 47 seconds West, 238.87 feet to the POINT OF BEGINNING; THENCE, with the southwest line of said Lot 2111 and the northeast line of said Solana Boulevard, the following three (3) courses and distances: In a northwesterly direction, continuing along said curve to the right, an arc length of 346.60 feet, having a radius of 772.00 feet, a central angle of 25 degrees 43 minutes 26 seconds, and a chord which bears North 51 degrees 14 minutes 05 seconds West, 343.70 feet to a 1/2-inch iron rod with "HUITT ZOLLARS" cap found for corner; North 38 degrees 22 minutes 22 seconds West, a distance of 233.71 feet to a 1/2-inch iron rod found for corner at the beginning of a tangent curve to the left; In a northwesterly direction, along said curve to the left, an arc length of 136.18 feet, having a radius of 1,428.00 feet, a central angle of 05 degrees 27 minutes 50 seconds, and a chord which bears North 41 degrees 06 minutes 17 seconds West, 136.12 feet to a point at the most southerly southwest corner of said Lot 2R1; said point being the southeast corner of Block I, Westlake Entrada, an addition to the Town of Westlake as recorded in Instrument Number D217209886 of the Plat Records of Tarrant County, Texas; THENCE, North 00 degrees 32 minutes 55 seconds West, with the west line of said Lot 2R1 and the east lie of said Block I, a distance of 168.55 feet to an angle point for corner; THENCE, North 51 degrees 27 minutes 05 seconds East, continuing with the west line of said Lot 2R1, a distance of 694.14 feet to a point for corner; THENCE, South 38 degrees 32 minutes 55 seconds East, departing the west line of said Lot 2111, a distance of 14.21 feet to a point for corner at the beginning of a non -tangent curve to the left; THENCE, in a southeasterly direction, along said curve to the left, an arc length of 193.75 feet, having a radius of 106.08 feet, a central angle of 104 degrees 38 minutes 52 seconds, and a chord which bears South 04 degrees 28 minutes 37 seconds East, 167.92 feet to a point for corner; THENCE, South 60 degrees 27 minutes 21 seconds East, a distance of 637.72 feet to a point for corner in an east line of said Lot 2111 and the west line of said Lot 1R2; THENCE, South 29 degrees 41 minutes 02 seconds West, with the east line of said Lot 2111 and the west line of said Lot 1112, a distance of 346.87 feet to a point for corner; THENCE, South 44 degrees 43 minutes 11 seconds West, departing the east line of said Lot 2111 and the west line of said Lot 1R2, a distance of 91.30 feet to a point for corner at the beginning of a tangent curve to the right; THENCE, in a southwesterly direction, along said curve to the right, an arc length of 201.17 feet, having a radius of 314.00 feet, a central angle of 36 degrees 42 minutes 29 seconds, and a chord which bears South 63 degrees 04 minutes 26 seconds West, 197.75 feet to a point for corner; Exhibit "B" - Development Standards THENCE, South 81 degrees 25 minutes 42 seconds West, a distance of 72.18 feet to a point for corner at the beginning of a tangent curve to the left; THENCE, in a southwesterly direction, along said curve to the left, an arc length of 137.15 feet, having a radius of 136.00 feet, a central angle of 57 degrees 46 minutes 46 seconds, and a chord which bears South 52 degrees 32 minutes 22 seconds West, 131.41 feet to a point for corner; THENCE, South 23 degrees 39 minutes 01 seconds West, a distance of 68.43 feet to the POINT OF BEGINNING and containing an area of 15.175 acres or 661,028 square feet of land, more or less. Exhibit "B" - Development Standards CHAPTER ONE ARCHITECTURAL DESIGN Overall Intent of the Architectural Guidelines The developer encourages the design of homes that are appropriate for the community's setting and location and to complement the surrounding natural environment. While there are no stylistic restrictions in Westlake Catalon, homes should be visually connected through the use of similar materials and colors. These guidelines should be read in tandem with the Town of Westlake's Building Quality Manual. In the event where there is a conflict, the Building Quality Manual will rule. Guideline Basics The essential mission of these Guidelines is to protect and enhance the value of the entire community. They have been created with the best of intent and draw from the experience of its authors and numerous successful communities of similar quality. The ACC has broad capacity to interpret the Guidelines to either stiffen or relax requirements based on its mission to realize the intent of these Guidelines over and above the enforcement of the quantitative requirements PROVIDED THE INTENT OF THE ZONING AND BUILDING QUALITY MANUAL ARE ENFORCED. Interpretations of the ACC shall always comply with the Town of Westlake's Building Quality Manual, Zoning and Ordinances. With the exception of any guideline provision addressing a particular architectural style, this amendment to and expansion of the existing Entrada Design Guidelines (Ordinance 760 and hereby included in this document by this reference) shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions contained both herein and Ordinance 760, as it currently exists or may be amended. Where this document does not specifically refer to or amend Ordinance 760, Ordinance 760 is to be the prevailing document. Otherwise, all supplemental design standards incorporated within this document prevail for the Phase III (Westlake Catalon) development only. Exhibit "B" - Development Standards Maximum Height Limitation Homes at Westlake Catalon are generally to be limited to two stories in height (above grade) with the exception of homes with walk -out basements that may be three stories in height with two stories above the exposed area of the basement. Single story homes are also welcomed. Homes at Westlake Catalon are required to be composed of attached simple volumes that move up and down with the topography. Therefore, the Maximum Building Height is determined at multiple points on each horne on a volume by volume basis. The ACC will have final say in the determination of what constitutes the delineation between volumes. Unless otherwise approved in advance by the ACC, no building or residential structure may exceed two and one-half stories or twenty-eight feet (28') in height as measured from existing grade to the midpoint of the highest pitched or hipped roof above. The measurement locations will be chosen by the ACC based upon which points are most restrictive, however the measurement shall exclude grades where walk out basements exist. Views are neither guaranteed, preserved, nor protected within Westlake Catalon. Exhibit "B" - Development Standards General Massing Requirements The general form and massing of homes in Westlake Catalon are to reflect a residential scale that achieves the following: • Responds to natural conditions such as topography • Works within the structural limits of stone, wood and other natural materials. • Is composed of multiple, simple volumes with discrete roofs. The design for a home in Westlake Catalon must therefore accomplish the following: • Appear residential in scale. • Be composed of multiple, simple volumes as appropriate for the scale of a home. • Arrange those volumes with balance and rhythm. • Incorporate roof forms that step down from a dominant, usually central volume. • Express the nature and organization of the home's interior spaces through articulation of volumes and fenestration patterns. • Step up or down with grade using variation in the heights of foundations, walls and roof forms such that the structure appears integrated into its natural setting. • Include covered and/or uncovered spaces such as balconies, courtyards and porches that enhance the composition of the larger volumes of the home. • Include the garage in the composition such that it appears subordinate to the rest of the home. Exhibit "B" - Development Standards Exhibit "B" - Development Standards .. � gip`:• _ . �. 3.+W Roofs Roofs are generally required to be simple in form and appear logical to construct. Their design should not appear to be an afterthought to the design of the floor plan. Roof forms are limited to gable, shed and hip forms with dormers as secondary forms. Flat and curved roofs are also acceptable. Mansard roofs are not permitted. No more than 50% of the total roof may be designed as a single plane. No more than 75% of the roof may be designed as a single gable; the ACC may reduce this maximum requirement for particularly large homes as it deems necessary. A shed dormer may not exceed 2/3 of the area of the roof plane to which it is attached. Dormers must be functional to allow actual window openings and head heights for upper level spaces as well as bring light into first floor spaces; "false" dormers are prohibited. LLUI r' D • i Exhibit "B" - Development Standards THEABOVE DIAGRAM ILLUSTRATES ROOF BREAKS Garages Front facing garage doors are allowed if located further back on the lot than any other portion of the residence, or are in a motor court setting. Car ports are permissible provided that they are architecturally consistent with the rest of the home and landscaping is used to screen the paved area. Car ports should not be used to reduce or eliminate the garage requirement. Provide architectural elements such as recessed doors, awnings and single -stall doors to articulate garage elevations. Chimneys and Other Vertical Elements Chimneys are important elements in the overall formal composition of homes at Westlake Catalon . They are required to be expressed as if they are serving a wood burning fire place in scale and height. When adjacent to an exterior wall, the chimney must start at grade, be offset from the exterior wall a minimum of 1 foot and be of sufficient height to serve a wood burning fire place, even in situations when there is a gas appliance in lieu of a traditional firebox. Spark arrestors must be shielded from view with an architectural chimney cap. Vents for direct vent fireplaces should not face the street. Plumbing vents should be minimally visible from the street as determined by the ACC. If there must be a vent visible to the street then it should blend in color with the roof. Exhibit "B" - Development Standards AN Detached (Ancillary Structures Detached garages, guest houses, home offices, art studios, play houses, garden sheds and other ancillary structures are encouraged . They must, however, be designed as part of a composition with the primary structure, subordinate in scale and consistent with its architectural vocabulary. In most circumstances, the Enclosed Area of detached structures other than garages shall be limited to 150 sf. . In no event will the total square footage of any approved accessory structure be interpreted to reduce the minimum square footage requirements of the principal residential structure as set forth in these Design Guidelines. Detached structures must be consistent in massing, materials and style with the primary structure and are, in general, also subject to these Guidelines. Fenestration Windows and doors must be designed in scales and patterns that are both complimentary to the form of the home and also expressive of the internal organization of the home. In combination with the form of the various components of the building, an observer of the exterior of the home should largely be able to identify the functions of the rooms behind the windows. Window and door patterns are to be characterized by simple forms and a high level of detail. Exhibit "B" - Development Standards Front doors, in particular, are to be of high quality and craft and consistent with the requirements for simple forms and patterns for the rest of the architecture of homes in Westlake Catalon. Windows Rectangular or square windows are encouraged . Special exceptions may be granted by the ACC for horizontal or banded windows when deemed appropriate to the style of the proposed architecture provided that the style meets ACC approval. Arched windows are permissible only in areas such as stone walls where they are consistent with a structural or load ---- bearing expression. Glass block is prohibited for all exterior applications. Double hung, single hung, casement, awning and fixed windows are appropriate. Divided lite patterns are encouraged. The ACC may also approve - as an alternative - gangs of fixed or single hung windows that create a similar effect. "Snap -in" or removable mullions are not permitted. Approved window materials include wood, metal -dad, steel, aluminum or fiberglass clad. At a minimum, windows must be double -pane. Glass may be coated or tinted to control heat gain but reflective and etched glass surfaces are prohibited. Commercial storefront window systems are allowed provided they are used in floor to ceiling glazing conditions. Metallic finishes such as dear -anodized aluminum are not permitted. Owners will be required to submit proposed manufacturers at final design review. Windows that are set in stone, brick, or stucco walls must be recessed a minimum of 3 inches. The expression of structural headers over windows is encouraged. Doors Approved door materials include iron, wood, metal clad, steel, aluminum or fiberglass clad. Materials that appear artificial are prohibited. Owners will be required to submit proposed manufacturers at final design review. Doors that are set in stone, brick, or stucco walls must be recessed a minimum of 3 inches. The expression of structural headers over doors is encouraged . Doors shall have a minimum 8'-0" height. Exhibit "B" - Development Standards All elevations must have sufficient fenestration to create visual interest and to prevent the appearance of blank wall areas. Windows and doors must be balanced such that the majority of openings are not concentrated on single elevations. Large door and window openings are encouraged to connect interior spaces with outdoor living areas such as porches and courtyards. In some cases, glazing from floor to ceiling may be appropriate. Trim is to be consistent in material, color and proportion with the details of the rest of the structure. Windows and Skylights The solar orientation of windows must be considered in their design. On south and west facing exposures, appropriate overhangs in the form of shed roofs or extended overhangs are recommended. In general, dormers are preferred over skylights. Skylights are, however, permitted provided that they are (1) located in areas that cannot be seen from the street, (2) utilize flat glass in lieu of the older plastic "bubble" designs and (3) are colored to match the roof. Window colors are to be complimentary to the color palette of the rest of the home and are to be drawn from the following: bronze, copper, brown or other earth tones, black. Doors Hardware for exterior doors including hinges, latches, handles and pulls must be chosen for their high quality and artistic expression. Wrought iron, bronze, copper, satin nickel or similar materials are required. Exhibit "B" - Development Standards In particular, the main entry door is subject to special review to ensure that it is in keeping with the community's high standards of quality and consistent with the overall design of the home. Art glass may be included but is also subject to similar special review. Doors are to be stained or painted (with the exception of glass and some types of metal doors). Color used to emphasize a horne's front door is allowed. Garage Doors Single -wide garage doors are preferred over double -wide. Garage doors must be made of materials and include details that are commensurate with the high standards of these Guidelines. Garage doors shall be made of sectional wood, or be wood clad, or glass and steel. Garage doors shall be recessed a minimum of six inches from the plane of the adjacentwall. Garage doors must be clad with wood or metal that coordinate with the exterior materials and windows and doors on the house. Metal -framed doors with frosted glass panels are also allowed. Owners will be required to submit proposed manufacturers at final design review. Double -wide doors are permitted provided that the garage doors are set back from the street a minimum of 10'-0" from the front yard setback or face the side yard and that the door is designed with cladding that visually minimizes the width of the door. Doors are to be stained or painted or may be clad to match windows and are to be either the same color as the exterior siding or a slightly darker color that is still within the generally approved earth tones and hues. Exterior Finish Materials and Details The exterior finish materials and details of homes in Westlake Catalon must appear to be natural. The application of exterior materials and details must be coherently applied across the entire horne in a manner consistent with the overall stylistic intent of the design. All materials are to be used in such a manner as to appear structurally correct. Stone walls and columns, timber post, beams and trusses and other structural elements must appear to be self-supporting and/or appropriately massive for their task. Exhibit "B" - Development Standards Material changes must occur at logical transition points. Vertical transitions must occur at inside corners and horizontal transitions must occur at appropriate heights with dividing ledge stone or trim materials. Some appropriate locations for horizontal transitions include second floor finish floor elevations and window sills and foundations. Connection details must be appropriately authentic. Materials shall express appropriate weight and dimension. Foundations All property owners are required to provide a geotechnical report from a licensed provider on which their foundation design is to be based. Exhibit "B" - Development Standards Foundation walls that are above grade by more than 6 inches must be clad with stone or other suitable finish material. Faux stone is prohibited. Foundation vents must either be concealed in some fashion or be made to be decorative. Plastic or galvanized metal vents are prohibited. Exterior Siding Materials The predominant materials to be used for exterior walls at Westlake Catalon are to be stucco, brick and stone. Wood may be used as an accent material but should be limited. Wood is to be finished to take advantage of its natural grain. Wood and stone colors and patterns must complement the surrounding natural environment. Homes at Westlake Catalon may not use more than three major exterior wall materials. Wood Siding Materials Wood must be stained, not painted, such that the natural grain shows through. Synthetic wood products are permitted provided that they are of sufficient quality and design to appear real. Some approved manufactures include James Hardie, Geolam, and Cali Bamboo. Builders are required to provide samples for alternative materials. Owners will be required to submit proposed materials including required trim and accessory components at final design review. Exhibit "B" - Development Standards Log homes are not permitted in Westlake Catalon. Plastic and PVC trim is prohibited. Stone In general, cladding whole masses is preferred over wainscoting. When used, stone wainscoting must be either discontinuous or varied in height. Stone wainscoting must have a ledge stone cap or coping. Openings for windows must include sufficiently massive lintels to appear structural. As an alternative, arched openings are permissible provided that the stone work is applied to appear structurally correct. Owners will be required to submit proposed materials including required trim and accessory components at final design review. Stone is subject to the following requirements: • No faux stone with the exception of `Stone Coat' or similar limestone based materials as allowed in Entrada • Stone must appear to be indigenous and work within the overall color palette. River rock is prohibited. • Stone must appear to start below grade and be designed to appear structural and not a thin veneer. • Stone must also appear to be load -bearing. The longest dimension should predominately run horizontally. • Although thin veneer stone applications are not prohibited, they are required to be detailed such as to appear at least full bed depth. Exhibit "B" - Development Standards Stucco Portland cement stucco is allowed in Westlake Catalon. EFIS or other comparable imitation products are not allowed. Owners will be required to submit proposed materials including required trim and accessory components at final design review. Exhibit "B" - Development Standards Metal Siding Non -reflective metal materials are permissible as an exterior siding material but is limited to coverage of no more than 20% of the total area of the exterior walls . Some approved materials include paint grip, copper, and zinc. Exhibit "B" - Development Standards Prohibited Materials The following materials are prohibited for use as siding: • Plastics or Vinyls • Plywood, T-111, OSB or other engineered wood sheet goods • Composite shingles • Masonite Exhibit "B" - Development Standards Roof Materials Roofing materials are to be non -reflective, textured and a variegated dark color that is compatible with the surrounding natural environment. Their use should also be consistent with the practical requirements of the local environment. For example, shading large wall openings. Approved roofing materials include: • All wood shingles and shakes (provided they are fire resistant) • Slate and high quality faux slate tiles (DaVinci Roofscapes tile or equal) • Flat and barrel clay tile • Concrete tile (Monier Life tile or equal) • Non -reflective standing seam metal (paint grip, copper, and zinc) • Prefinished metal such as "Galvalume" • Materials suitable for flat roofs such as TPO so long as they are not visible to a street. Prohibited roofing materials: • All reflective metals including galvanized products • Plastic shingles or tiles • Metal panels designed to appear as other materials Composition shingles The ACC is, however, instructed to keep an open mind to advances in technology that may make some simulated materials sufficiently genuine in appearance. Owners will be required to submit proposed materials including required trim and accessory components at final design review. Flues, vents and other penetrations through the roof plane must be painted to match the roof if not enclosed in a concealing structure. Exhibit "B" - Development Standards Roof Colors Approved colors include: • Earth and other muted forest tones • Dark greens • Variegated blacks • Grey, blue and green slate colors • Copper (oxidized) • Bronze • Oxidized metals • Prefinished metal such as "Galvalume" Gutters and Downspouts Gutters and downspouts are to be integrated into the overall design of the home in form, location and color. All downspouts shall occur at building corners unless the locations are part of a unique design intent. Exhibit "B" - Development Standards Plastic or other non-metal gutters and downspouts are prohibited. In locations where gutters are not used, the landscaping below the drip line must be reinforced with some form of decorative gravel or other means of preventing erosion. If a downspout drains to open ground, the receiving area must be similarly reinforced. Water should not be discharged onto adjacent lots. Paint grip, copper, and zinc are encouraged as materials. Prefinished metal such as "Galvalume" is also allowed . Painted gutters and downspouts are discouraged. Trim, Details, Texture and Ornamentation A richness of architectural detailing is required in Westlake Catalon. The selection of details has a major impact on the apparent style of the design. Details must be applied consistently on all elevations and in concert with the stylistic intent of the design. Refer Town of Westlake Building Quality Manual. Details must be substantial in scale relative to the structure and to their inherent structural properties. In all cases, elements that are structural or clad structural components must be scaled and detailed such that they appear functional and structurally appropriate. Some preferred details include: • Exposed timber or steel, beams and trusses • Corbels, brackets and kickers • Exposed rafter tails • Lintels or headers over opening in masonry walls (limestone, board - formed concrete) • Architectural attic vents • Flat roofs should be hidden behind parapets or provided with integral box gutters to provide seamless transitions with fasciae • Highly crafted closure details Exhibit "B" - Development Standards � Asa Zvi • Exhibit "B" - Development Standards The ACC has wide latitude to ensure that an appropriate level of detail and ornamentation is included in proposed designs. The ACC must be the arbiter that determines the right balance between the poles of austerity and excess. The ACC will also determine whether or not an element appears to be structurally appropriate in scale and detailing for its apparent loads. Porches I Balconies I Outdoor Spaces Porches, balconies and other forms of outdoor spaces that are an extension of the architecture of the home are encouraged. They must be designed to appear complementary and in appropriate proportion to the form to which they are attached or otherwise relate. Exhibit "B" - Development Standards The underside of balconies where visible must be finished comparably to eaves and overhangs of roofs. Minimum depth for porches shall be 6'-0". Porches, when low to the ground, must be designed to screen the view below the porch. Wood, plastic or metal lattice is not permitted; similar skirting deemed not to be sufficiently substantial by the ACC is prohibited. Structural elements such as columns, braces and kickers must be designed to appear appropriately massive to carry their apparent load, even when non- structural. If constructed of wood, the stain colors must be equal to or complementary to the trim colors on the home. Similarly, stone used on porches must be consistent with the stone on the home. Exterior Light Fixtures Exterior Light fixtures, both attached to the home and installed elsewhere on the site must be limited in their impact in order to preserve the night time dark sky by minimizing the Exhibit "B" - Development Standards visibility of the lamp or light source. They are to use low intensity, indirect light sources to the extent required for safety and subtle accenting of the architecture and landscape. The quality and style of the fixtures must be in keeping with the architecture of the home. Exterior lighting shall comply with the Town of Westlake's Dark Sky Ordinance. All exterior light fixtures must be shielded such that no direct light is allowed to exit the light fixture horizontally. Light from one property should not be allowed to spill onto an adjacent property. This includes security lighting operated by a motion sensor. Pole -mounted lights shall not be more than 8 feet tall. Lights mounted on masonry plinths and bollards are encouraged. Polished brass fixtures are prohibited. Wrought iron, bronze, copper, tarnished brass and other non -reflective metals are encouraged. The ACC will review exterior light fixtures with a high amount of scrutiny to ensure that their quality and design is commiserate with the overall requirements of these Guidelines and the home to which they are to be installed. Their scale must be appropriate to their use; oversized fixtures as determined by the ACC will be prohibited. Fixtures that are or appear to be hand crafted are encouraged. Exhibit "B" - Development Standards Miscellaneous Requirements Trash storage, satellite dishes, meters and utility hook-ups and other such equipment are to be hidden from street view. Further, trash storage, and utilities as mentioned above, should be screened from adjacent properties if located in a side yard. Meters and utility hook-ups can be screened from view either by their location on the home or with landscape walls or similar structures. They must be shown on the elevations of proposed designs. Trash storage enclosures with doors easily accessible to the trash removal providers are required for each home at Westlake Catalon . Each enclosure must be sized to contain at least one of the 20-gallon trash bins as required by the outside provider. Trash enclosures can either be attached to the home or free-standing. For security reasons, the trash storage enclosure must not be accessible from inside the home. Satellite dishes may not exceed 2 feet in diameter and must be approved specifically by the ACC prior to their installation. The ACC will work with the Owner to find a practical location that creates the least impact on neighbors and passersby. Potential satellite dish locations must be identified in all design submissions and then pre -wired during construction regardless of the owner's intent to have or not have satellite service. Solar Applications Equipment used to capture the energy of the sun- such as photovoltaic panels or shingles and hot water collectors must be both integrated into the architecture and largely hidden from primary view sheds. Windmills areprohibited. The ACC is instructed to support Owners and Architects who wish to integrate such panels and other equipment into their homes with as much flexibility as possible while maintaining its main requirement of mitigating any potential negative aesthetic impacts. Exhibit "B" - Development Standards THIS ...NOTTHIS Exhibit "B" - Development Standards Combining Homesites Prior to combining two or more Homesites, approval is to be obtained from the Declarant during the Development Period or from the ACC thereafter. When combining two or more Hornesites, the ACC will designate new Building and Landscape Envelopes and a new Maximum Enclosed Area. The ACC shall respect the Town of Westlake's zoning regulations. Driveways and Address Markers • Minimize visibility of paved areas from off -site through vegetative screening or low wall. • Blend driveways into the terrain by following the natural grade. • Utilize distinctive paving materials at motor -courts and parking areas. • Minimize width of driveway at connection with street. • Prevent cars from overhanging onto adjacent lots. Appropriate paving materials for driveways and auto courts include: • Colored, stamped, exposed aggregate, broom finished and/or patterned concrete • Pre -cast concrete pavers that are chosen to blend into the natural environment or to complement adjacent paving types in both color and pattern. • Native stone • Decomposed granite or decorative gravel with a concrete apron of at least 20 feet in length starting at the curb. Only use if grades allow. • Turf block or similar structured turf in low volume areas. • Colored gravels that complement the natural environment such as iron ore or pea gravel. Only use if grades allow. Exhibit "B" - Development Standards • Driveway gradients are not to exceed 12%. • Provide wheel stops or curbs 18" from side lot line. Inappropriate paving materials include: • Untextured, uncolored concrete • Asphalt (unless banded or bordered with concrete) • White, angular gravel • Faux stone Driveways are encouraged to narrow at the driveway apron. Parking and turn- around areas must be screened from off -site views by supplementary plantings as approved by the ACC as part of the Landscape Plan. Neutra Modern House Numbers (6" tall) in any finish may be used for address markers. 35 82 Exhibit "B" - Development Standards 18 THIS MOTOR COURT IS SCREENED BY A LOW WALL Driveway alignments, parking and garage layouts are to minimize visibility of garage doors, driveways and parking from the street and adjoining Homesites. Plantings of trees, shrubs and other vegetation are to be incorporated to screen driveways, garages and motor -courts. and private drainage systems as shown in the community's grading plans. Retaining Wails Minimize the use and height of retaining walls. Blend retaining walls with the natural topography. A series of shorter stacked walls is preferable over one tall wall. Construct retaining walls out of stone that is either locally sourced or appears to be indigenous. Board -formed concrete and cor-ten steel are also permitted where not visible to a street or common area. Exhibit "B" - Development Standards The tops of walls are to follow the natural contours as closely as possible. Ends of walls are not to end abruptly, but are to create natural -looking transitions with existing landforms and vegetation and die into existing contours. See Attachment Two for rules regarding shared retaining walls and fences. Drainage • Maintain natural drainage patterns. • Encourage on -site percolation. • Minimize any potential for erosion. • Direct runoff and respect public and private drainage easements, street, conveyance systems, as shown in the community grading plans. Drainage is to be designed by a qualified Engineer or Landscape Architect. Natural drainage courses and patterns are to be protected and maintained, wherever feasible. Impervious surfaces are to be minimized to the extent feasible to encourage water percolation into the ground. The use of more pervious (water permeable) materials, such as approved gravels or open -celled pavers is encouraged. Concentrated flows from impervious surfaces, roofs, and regrading must be collected and discharged to a street or common area. It may also be collected in an on -site rainwater collection system. Materials and sizes for all culverts, headwalls, visible drainage structures and driveways are to be approved by the Architectural Control Committee to ensure Exhibit "B" - Development Standards structures appear natural and "disappear" into the landscape. Stone -reinforced dry creek beds designed to carry water without causing erosion are encouraged in lieu or in combination with underground drainage structures. Drainage across or under driveways is to be incorporated into driveway and apron design and any culverts are be concealed with stone headwalls or similar treatments. Drainage design is to minimize any potential for erosion and consequent downstream water quality impacts. Exterior Hardscape Design: Outdoor Stairs, Paths, Courtyards, Terraces • Create outdoor "rooms" as extensions of indoor rooms. • Appropriate paving materials for exterior hardscape areas include: • Native stone • Colored, stamped, exposed aggregate and/or patterned concrete • Brick or pre -cast concrete pavers that are chosen to bend into the natural environment or to complement adjacent paving types in both color and pattern. • Decomposed granite or gravel Inappropriate paving materials for exterior hardscape areas include: • Clay tile • Non-colored,non-patterned concrete • Asphalt • Asphaltic concrete Exhibit "B" - Development Standards Screen Walls, Fences and Gates Construct high quality walls and fences out of stone, metal, or concrete in a design that is complementary to the architecture of the home. Fences, walls and gates are to relate to the residence and site topography. Fencing materials are restricted to steel picket or metal pipe rail and wire mesh in flat black color. Wood fences are prohibited. All fencing is limited to decorative steel picket or wire mesh. Each post shall have a decorative "cap." Living plant materials for screening is encouraged. Transitions in fence and/or wall heights required by topography are to be gradually stepped. Solid screen walls are only allowed as extensions of the house and accessory structures. These extensions shall be restricted to the building envelope and not be located on any lot line. Exhibit "B" - Development Standards Appropriate wall types include: • Cast in place concrete • Low stone walls not to exceed 4 feet in height • Wing wall extensions that match building materials • Stucco on CMU Appropriate fence types include: • Metal (maximum 6' height to horizontal top rail with%" minimum picket painted black or near -black. Picket spacing to be less than 6" on center.) • Hedges used to disguise lower cost fences, particularly fences required for pets or around pools. Inappropriate fencing materials/types include: • Exposed Concrete block • Chain link • Wood fences of any type • Opaque fences of any type Dog runs are permitted within Westlake Catalon, provided they are constructed of materials that are complementary to the principal building walls, site walls and/or landscape structures. Exhibit "B" - Development Standards Dog Runs shall be attached to residences and not free standing and are limited to an area of 200 square feet. Dog runs shall be screened from the street and adjacent lots and must be contained within the Building Envelope. Any side yard fence may be installed by the first homeowner and the subsequent homeowner shall share in cost by reimbursing the first homeowner by 50% of the portion on the common lot line. Retaining walls on the front of a Lot shall be constructed of the same stone used as the project stone which is Leuders Charcoal chopped typically as 6" height laid in horizontal coursing of generally 18" lengths. The retaining wall material shall blend with the improvements constructed by the Declarant. Stone for interior Lot line walls shall be Milsap charcoal stone, randomly coursed ashlar pattern with natural grey grout. 23 AN EXAMPLE OF GRANBURY CHOPPED STONE Landscape Structures, Site Furnishings, Fire Pits and Outdoor Art In general, the same Guidelines that apply to architecture apply to the design of landscape structures. • Design landscape structures that appear as extensions and/or additional building components of the main Residence. • Incorporate landscape structures such as trellises to help mitigate the climate and create shade, shadow and texture. • Screen fire pits, outdoor art and other ornamentation from off -site views. Site furnishings, fire pits, outdoor art and landscape structures, such as arbors, gazebos, pavilions, porte cocheres, greenhouses and/or decks, are permitted within the Building Envelope. The height, color, materials and style of outdoor structures are to be the same or similar to that of the Residence. Fire pits must be permanent and be designed to be complementary to the architecture and landscape architecture of the overall property. Any masonry used is subject to the same requirements for the use of stone as described in the preceding chapter. Exhibit "B" - Development Standards Basketball Goals and Sporting Equipment Basketball goals, or backboards, or any other similar sporting equipment of either a permanent or temporary nature shall not be placed on any Lot or street or where same would be visible from an adjoining street or Lot without the prior written consent of the ACC. The ACC shall have the authority to establish additional guidelines for the placement and design of basketball goals, backboards, or any other similar sporting equipment and the same shall be kept and maintained out of view from any street, except in accordance with any such established guidelines. Permanent goals must meet the following criteria: • Poles must be permanently mounted into the ground to the side of the driveway in a full upright position 25' back from the curb. • Poles, backboard and net must be maintained in good condition at all times. • Backboard must be transparent. • Poles must be painted flat black or near black. • Poles may not be installed in front of the garage or facing into the street. Portable goals must meet the following criteria: • The goal must be placed to the side of the driveway and maintained at all times in a full upright position 25' back from the curb. • The pole, backboard and net must be maintained in good condition at all times. • Poles may not be installed in front of the garage or facing the street. • Landscape barrier, such as small shrubs must screen the base of the goal. • Goals may not be rolled into the street or any other public right-of-way. Exhibit "B" - Development Standards Playscapes and Sport Courts Sports courts, tennis courts, and playscapes or any similar recreational facilities may not be constructed on any Lot without the advance written approval of the ACC. The ACC may prohibit the installation of sports courts, tennis courts, playscapes or similar recreational facilities on any Lot. Quantitative ! Specific Requirements Playscapes or any similar recreational facilities must comply with all the following requirements: • Must be located where the equipment will have minimum impact on adjacent Lots and be screened from public view. • All playscapes or any similar recreational facilities equipment must be of earth tones colors, i.e., medium to dark greens, browns, and tans. Bright primary colors will not be permitted. • Views of playscapes or any similar recreational facilities must be reduced from public streets and adjoining units whenever possible. • Playscapes or any similar recreational facilities must be placed no closer than five feet (5') to any property line. • Trampolines, whether portable or non -portable must be placed no closer than five feet (5') to any property line. • Playscapes, playground equipment and trampolines are prohibited in the front yard. If approved, portable playscapes, including but not limited to, non -permanent and/or inflatable slides, moon bounces, water parks and above ground inflatable pools or kiddy pools (collectively "Portable Playscapes") must be stored in a screened area, the rear of the Lot, or inside the garage when not in use. In no event, shall any Portable Playscapes be visible from or in the front of any Owner's Lot for any period of time exceeding twenty- four (24) consecutive hours. Water Features, Spas and Pools • Locate pools, spas (hot tubs) and plunge pools so that their visibility is minimized from areas outside the Homesite. • Design pools and water features that augment outdoor spaces and extend the architectural style of the Residence.