HomeMy WebLinkAboutOrd 312 Rezoning land within Circle T for Planned Development PD 3-6ORDINANCE NO. 312.
AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING
ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS TO REZONE AN
APPROXIMATELY 193.3 -ACRE TRACT OF LAND GENERALLY LOCATED
IN DENTON AND TARRANT COUNTIES, TEXAS FROM "OI"
OFFICE.INDUSTRIAL PARK, "O" OFFICE PARD TO A "PD" PLANNED
DEVELOPMENT DISTRICT AUTHORIZING SINGLE FAMILY, GOLF,
OFFICE AND RETAIL USES; DEFINING CERTAIN TERMS; DESCRIBING
AND INTERPRETING THE PD CONCEPT PLAN; REGULATING PERMITTED
USES, HEIGHT, LOT SIZES AND BUILDING LINES, TOTAL FLOOR AREA,
PARKING, LOADING AND OTHER DEVELOMENT STANDARDS,
LANDSCAPING, FLOOD PLAIN, AND DRAINAGE; PROVIDING FOR THE
AMENDMENT OF THE OFFICIAL ZONING MAP; PROVIDING A
SEVERABILITY CLAUSE; AND DECLARING AN EFFECTIVE DATE.
WHEREAS, on August 24, 1992, the Board of Aldermen (the "Board") adopted a
Comprehensive Plan (the "1992 Comprehensive Plan") for the Town of Westlake, Texas
(the "Town"); and
WHEREAS, on November 16, 1992, the Board of the Town, adopted a
Comprehensive Zoning Ordinance (the "Zoning Ordinance"); and
WHEREAS, the Zoning Ordinance has been amended by the Board after
receiving recommendations from the Planning and Zoning Commission (the
"Commission"); and
WHEREAS, on September 15, 1997, based on the recommendations of the
Commission, the Board amended the Zoning Ordinance and the subdivision regulations
by the adopting of a Unified Development Code (the "UDC") for the Town; and
WHEREAS, the UDC has been amended, with the most recent amendments
being adopted on July 27, 1998; and
WHEREAS, there is located within the corporate limits of the Town an
approximately 193.3 -acre tract of land (commonly known as Planning Area 6 -
Office/Retail and hereinafter sometimes referred to as the "Planning Area"); and
WHEREAS, the public infrastructure, amenities, and services necessary to
develop the Town, including the Planning Area, are not available and will not be
available without a long-term commitment of both public and private funds to finance
infrastructure, amenities, and services; and
Ordinance No. 312
Page 2
WHEREAS, because of the size, location, and natural features of the Planning
Area and the Town's need for public infrastructure, amenities, and services, the Town has
a critical interest in the development of the Planning Area 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 State Highway 114, further urban
growth throughout the region, and other changed conditions that affect the region, the
Town believes there are unique and significant opportunities for single family, golf and
office uses within the Planning Area that will be consistent with the Town's long-term
development vision; and
WHEREAS, the suitability of the Planning Area for such planned uses can be
enhanced through modifications to the development regulations governing the planning
Area, including modification to the zoning, floodplain, subdivision and other standards
otherwise applicable under the UDC; and
WHEREAS, the economic development and land use planning objectives of the
Town will be furthered by the establishment of such planned development district; and
WHEREAS, on July 27, 1998, after receiving recommendations from the
Commission, the Board approved and adopted an amendment to the Thoroughfare Plan,
and an amended Conceptual Open Space Plan to the 1992 Comprehensive Pian; all of
which amended plans are approved and adopted by the Board to enable the Town to
maximize the opportunities and benefits to the Town and all of its citizens that will result
from the Planning Area; and
WHEREAS, the Commission and Board held a public hearing upon the
application of AIL Investments, L.P. to rezone the approximately 193.3 -acre tract of land
to a "PD" Planned Development District on July 27, 1998, 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, all in
accordance with law; and
WHEREAS, the Commission has recommended to the Board that the hereinafter
described property be rezoned to "PD" Planned Development District; and
WHEREAS, the Board 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 Board has determined to be consistent
with the 1992 Comprehensive Plan, the Thoroughfare Plan, and Open Space Plan, all as
amended;
Ordinance No. 312
Page 3
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
TOWN OF WESTLAKE, TEXAS:
SECTION 1: That the recitals set forth above are hereby incorporated herein,
adopted by the Town and declared to be true and correct.
SECTION 2: That the Comprehensive Zoning Ordinance of the Town of
Westlake, Texas, Ordinance No. 200, is hereby amended by this PD Ordinance, by
adding Planned Development District No. 3-6 within the property described in Exhibit 1
attached hereto by reference for all purposes. This PD will be subject to the concept plan,
development standards, and other regulations attached hereto.
SECTION 3: Upon the adoption of this PD, the Town Secretary shall promptly
enter the new Planned Development on the Town's Official Zoning Map, which entry
shall include the abbreviated designation "PD No. 3-6" and the date that this Ordinance
was adopted by the Board.
SECTION 4: It is hereby declared to be the intention of the Board of Aldermen
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 unconstitutional by the valid judgment or decree of any court
of competent jurisdiction, such 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 Board of Aldermen of the Town of Westlake without the
incorporation in this Ordinance of any such unconstitutional phrase, clause, sentence,
paragraph or section.
SECTION 5: This ordinance shall be in full force and effect from and after the
date of its passage.
PASSED AND APPROVED BY THE BOARD OF ALDERMEN OF THE TOWN OF
WESTLAKE, TEXAS ON THE 14TH DAY OF SEPTEMBER, 1998.
Ordinance No. 31.2
Page 4 -
Scott, Bradley, Mayor
ATTEST:
ing'" osswy, Town Secr
APPROVED AS TO FORM:
aul C. Isham, Town Attorney
�- •r� uy' �Ff �^
Exhibit I
LEGAL DESCRIPTION
AREA 6
BEING A PORTION OF THAT TRACT OF LAND SITUATED IN THE .JESSE SUTTON SURVEY,
ABSTRACT NUMBER 493 (DENTON COUNTY), ABSTRACT NUMBER 593 (TARRANT COUNTY) AND
THE WILLIAM HUFF SURVEY, ABSTRACT NUMBER 648 (TARRANT COUNTY), TOWN OF
WESTLAKE, DENTON AND TARRANT COUNTIES, TEXAS AND BEING A PORTION OF THAT TRACT
OF LAND CONVEYED TO HILLWOODIWILLOW BEND, LTD., RECORDED UNDER COUNTY CLERK'S
NUMBER 93-R0075228, OF REAL PROPERTY RECORDS, DENTON COUNTY, TEXAS AND ALSO
BEING A PORTION OF THAT TRACT OF LAND CONVEYED TO LAKEWAY LAND, LTD., RECORDED.
IN -VOLUME 12625, PAGE 504 OF SAID DEED RECORDS AND BEING MORE PARTICULARLY
DESCRIBED BY METES AND BOUNDS AS FOLLOWS:
BEGINNING AT A STONE, FOUND AT THE SOUTHWEST CORNER OF THAT TRACT OF LAND
KNOWN AS THE LEE TRACT, RECORDED IN VOLUME 8565, PAGE 844 OF SAID DEED RECORDS;
THENCE S 89034'34"E, 275.63 FEET;
THENCE S 00°18'31"W, 1691.52 FEET;
THENCE N 88052'51"W, 2642.36 FEET;
THENCE S 00028'49"W, 171.64 FEET;
THENCE N 03050'52"W, 309.82 FEET;
THENCE N 08010'33"W, 385.64 FEET TO THE BEGINNING OF A NON -TANGENT CURVE TO THE
RIGHT;
THENCE WITH SAID NON -TANGENT CURVE TO THE RIGHT, THROUGH A CENTRAL ANGLE OF
03°06'46", HAVING A RADIUS OF 976.00 FEET, THE LONG CHORD OF WHICH BEARS S
80016'04"W, 53.02 FEET, AN ARC DISTANCE OF 53.03 FEET;
THENCE S 81049'27-W. 315.41 FEET TO THE BEGINNING OF A CURVE TO THE LEFT;
THENCE WITH SAID CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF 08°19'19", HAVING
A RADIUS OF 2390.00 FEET, THE LONG CHORD OF WHICH BEARS S 770391481W, 346.83 FEET, AN
ARC DISTANCE OF 347.13 FEET;
THENCE N 13'24'25W, 1063.24 FEET TO THE BEGINNING OF ANON -TANGENT CURVE TO THE
LEFT, IN THE SOUTHERLY RIGHT-OF-WAY OF STATE HIGHWAY 170 (A VARIABLE WIDTH RIGHT-
OF-WAY);.
THENCE WITH SAID NON -TANGENT CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF
12054'39", HAVING A RADIUS OF 4603.66 FEET, THE LONG CHORD OF WHICH BEARS N
69°03'15"E, 1035.19 FEET, AN ARC DISTANCE OF 1037.38 FEET;
THENCE S 62°51'03"E, 59.79 FEET;
C&B Job No. 981500070
S#CTR July 9, 1998
J:IJOBI981500071SURIWPILEG1500VEX_6.LEG Page 1 of 2
THENCE S 00"25'15"W, 15.00 FEET;
THENCE S 89035'55"E, 10.62 FEET;
THENCE S 00024'04"W, 133.85 FEET;
THENCE N 87039'58"E, 23.60 FEET;
THENCE N 00029'02"E, 132.73 FEET;
THENCE S 89°30'59"E, 3.81 FEET;
THENCE N 00024'35"E, 85.39 FEET TO THE BEGINNING OF A NON -TANGENT CURVE TO THE
LEFT;
THENCE WITH SAID NON -TANGENT CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF
17°11'24", HAVING A RADIUS OF 4603.66 FEET, THE LONG CHORD OF WHICH BEARS N
52047'37"E, 1376.02 FEET, AN ARC DISTANCE OF 1381.20 FEET;
THENCE N 78030'45"E, 66.80 FEET;
THENCE N 40005'35"E, 106.80 FEET;
THENCE N 24°11'12"E, 109.91 FEET TO THE BEGINNING OF A NON -TANGENT CURVE TO THE
LEFT;
THENCE WITH SAID NON -TANGENT CURVE TO THE LEFT, THROUGH A CENTRAL ANGLE OF
05051'39", HAVING A RADIUS OF 11479.16 FEET, THE LONG CHORD OF WHICH SEARS N
38008'23"E, 1173.70 FEET, AN ARC DISTANCE OF 1174.21 FEET;
THENCE N 35012'27"E, 615.36 FEET;
THENCE S 88040'09"E, 11.04 FEET;
THENCE S 00036'04"W, 1503.91 FEET;
THENCE S 00019'58"W, 945.71 FEET TO THE POINT OF BEGINNING AND CONTAINING 8,420,725
SQUARE FEET OR 193.3 ACRES OF LAND MORE OR LESS.
C&B Jab No. 981500070
S#CTR July 9, 1998
J:IJOB198150007ISURIWPILEG1500VEX_6.LEG - Page 2 of 2
Ordinance 312
�
ARTICLE 1. GENERAL PROVISIONS ....................................................................................
SECTION SHORT TITLE ............................................................................................................
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SE%�77(��J3(���NERA�.}�EFl�!1Il()��S----.---~,—.--.—...—.....--.—...—...---.—
Section3.lUsage ................................................................................................................. I
Section 3.2 Words and Terms Defined ................................................................................
1
SECTION4PD SUPPLEMENT..................................................................................................... 2
SECTION 5 APPLICABILITY OF EXISTING REGULATIONS................................................. 3
Section 5.1 Applicable Town Ordinances ............................................................................ 3
Section 5.2General Approval Criteria ................................................................................. 3
SECTION 6 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS. ----.---.3
Section6.lP[> Concept Plan ............................................................................................... 3
Section 6.2 PD Development Plans .....................................................................................
Section6.3 PTJSite Plans .................................................................................................... 5
SECTION I LAND USE SCHEDULE . 6
S}�[�TT[)�[lT�}�NST7��.—.—.—.—.--.--......—..-.—...~.—..,...~..--.^—.—^..--..--..—.
ll
Sectionl.lRetail
IT
...............................................................................................................
Sectionl.2Office ..............................................................................................................
ll
Section }.3Single Family .—..—.--..--..~.—..—..---.—...—~.—.—.--...—.—..11
SECTIONMINIMUM LOT SIZE ..............................................................................................
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Section7.}Retail ...............................................................................................................
Sect�)D2.2{]f�ce—.---.---~—.--.^..—.--..~.—.~—.._..._,._^~,.,._,.,__
ll
Section 2.3 Single Family ---..---.—~.—~....~--....—.~.—.—,--.~.—.—.—.}l
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August lO, 1998 Table oJContents PA6'Office/Retail Page i
ORDINANCE 007510.00019:060292.04
Section3.lRetail ............................................................................................................... ll
Section3.7Office .............................................................................................................. ll
SECTION MAXIMUM BUILDING HEIGHT ..—.-..--..—........._—......—.._..--i7
Section4.lRetail ............................................................................................................... l2
Section4.2Office .............................................................................................................. l2
Section 4.3 Single Family -----..—_..—.—._..—.—.—,-..-----.------..l2
SECTION MINIMUM BUILDING SIZE .................................................................................. l2
Section5.lRetail ............................................................................................................... l2
Section5.2Office .............................................................................................................. l2
SECTION 6 FRONT YARD SETBACKS .................................................................................... ]2
Section6.lRetail ............................................................................................................... 12
Sectionh.2Office .............................................................................................................. l3
Section 6.3 Single Family —....---.—....—.-----~.—.--------.--..l]
SECTION 7REAR YARD SETBACKS ...................................................................................... l3
Section 7.lRetail ....—.--..--_...-----.—_.-----~.—.^..-----_.—.}3
Section7.7Office .............................................................................................................. l3
Section 7.3 Single Family .—...—..------....---...—...--.--..........--.l4
SECTIONSIDE YARD SETBACKS ......................................................................................... l4
Section8.}Retail ............................................................................................................... l4
Section@.2Office .............................................................................................................. 4
Section 8.3 Single Family .—......—.---...--.—........—.--..—........---.l4
SECTION gSLOPE REQUIREMENTS —......'—.—~^^---^''--~—'~'^-^^^^'---'—''}5
Section Q.lResidential Slope ............................................................................................ I5
EXHIBIT} Legal Description ofPDDistrict
EXHIBIT PD Concept Plao-LaodUoca
August 10, 1998 Table o/Contents PA6-Office/Retail Page ii
EXHIBIT 5 PD Concept Plan - Thoroughfares
EXHIBIT 6 Circle T Ranch - Planning Areas
(for informational purposes only)
EXHIBIT 7 Circle T Ranch - Land Uses
(for informational purposes only)
EXHIBIT 8 Circle T Ranch - Open Space & Trail System
(for informational purposes only)
EXHIBIT 9 Circle T Ranch - Thoroughfares
(for informational purposes only)
August 10, 1998 Table of Contents PA 6 - Office/Retail Page iii
ORDINANCE 007510.00019:0360292.04
This ordinance shall be known and may be cited as the "Circle T Planning Area No. 6 -
Office/Retail Planned Development Zoning District Ordinance", or simply as the "PD
Ordinance".
This PD Ordinance is adopted to provide for a superior design of lots or buildings; to provide for
increased recreation and/or open space opportunities for public use; to provide rural amenities or
features that would be of special benefit to the property users or community; to protect or
preserve natural amenities and environmental assets such as trees, creeks, ponds, floodplains,
slopes or hills and viewscapes; to protect or preserve existing historical buildings, structures,
features or places; and to provide an appropriate balance between the intensity of development
and the ability to provide adequate supporting public facilities and services.
Section 3.1 Usage For purposes of this PD Ordinance, certain numbers, abbreviations, terms,
and words shall be used, interpreted and defined as set forth in this Section. Other terms and
words are defined elsewhere in this PD Ordinance. Unless the context clearly indicates to the
contrary, words used in the present tense include the future tense, and words used in the plural
include the singular. The word "shall" will be interpreted as mandatory, and the word "may" as
permissive.
Applicable Town Ordinances means the UDC and all other ordinances, rules, and regulations that
are adopted by the Board and that are applicable to development within the PD District.
Board means the Board of Aldermen of the Town of Westlake, Texas.
Circle T Planning Area means any one of the planning areas into which the Circle T Ranch has
been divided for purposes of establishing planned development zoning districts.
Circle T Ranch means the approximately 2,525 -acre property commonly known as the Circle T
Ranch and generally located in Tarrant and Denton Counties (i) east of U.S. 377, (ii) west of
Precinct Line Road, and (iii) adjacent to and in the vicinity of the intersection of S.H. 114 and
S.H. 170.
Commission means the Planning and Zoning Commission of the Town of Westlake, Texas.
August 10, 1998 Article I. General Provisions PA 6 - Office/Retail Page I
ORDINANCE 007510.00019:0360292.04
Floor area ratio (FAR) means the ratio of floor area to lot area. Floor area means the total area of
all floors of all buildings on a lot or unified development site measured between the outer
perimeter walls of the buildings excluding (i) area in a building or in a separate structure
(whether below- or above -grade) used for the parking of motor vehicles, (ii) courts or balconies
open to the sky, and (iii) roof area used for recreation. Lot area means the gross site area
excluding only (a) public roadways shown on the PD Concept Plans, (b) public hike, bike, and
equestrian trails shown on the PD Concept Plans; and (c) the Town edge landscape zone.
Masonry means brick, stone, cast stone, concrete, glass block, split -face concrete masonry unit,
or other masonry materials approved by the Board.
PD Concept Plan means any one or more of the drawings attached to this PD Ordinance and
labeled "PD Concept Plan - Planning Area"; "PD Concept Plan - Land Uses; "PD Concept Plan -
Open Space & Trail System; and "PD Concept Plan - Thoroughfares" (all of which plans are
deemed part of the PD Concept Plan and this PD Ordinance).
PD District means the planned development zoning district established by this PD Ordinance.
PD Ordinance means this planned development zoning district ordinance, including the PD
Concept Plan.
PD Supplement means that certain Circle T Planned Development Zoning District Supplement
adopted by the Board concurrently with this PD Ordinance.
Sub -area means any of the sub -areas shown on the "PD Concept Plan -Land Uses" exhibits, which
areas are color -coded to identify permitted land use categories.
Town means the Town of Westlake, Texas.
UDC means the Town's Unified Development Code, as amended.
Concurrently with the adoption of this PD Ordinance, the Board adopted the PD Supplement.
The PD Supplement includes additional standards that are applicable within this PD District. The
PD Supplement establishes additional standards for the following: (i) concept, informational,
development and site plans; (ii) signs; (iii) landscaping; (iv) roadway construction, parking and
loading; (v) fencing; (vi) lighting; (vii) other special standards; and (viii) illustrations.
Section 5.1 Applicable Town Ordinances Except to the extent provided by the PD Concept
Plan, this PD Ordinance and the PD Supplement, development within the PD District shall be
governed by the following UDC standards:
August 10, 1998 Article I. General Provisions PA 6 - Office/Retail Page 2
ORDINANCE 007510.00019:0360292.04
A. With respect to the retail sub -area, by the "R -Retail" zoning district standards;
B. With respect to the office sub -area, by the "O -Office Park" zoning district
standards; and
C. With respect to the single family sub -areas, by the "R -20C Residential" zoning
district standards.
Except to the extent provided by the PD Concept Plan, this PD Ordinance, and the PD
Supplement, development within the PD District shall also be governed by the Applicable Town
Ordinances. In the event of any conflict between (i) the PD Concept Plan, this PD Ordinance and
the PD Supplement and (ii) the Applicable Town Ordinances, the terms, provisions and intent of
the PD Concept Plan, this PD Ordinance and the PD Supplement shall control. Except as
provided below, in the event of any conflict between the UDC and the Applicable Town
Ordinances, the terms, provisions and intent of the UDC shall control.
Section 5.2 General Approval Criteria To the extent, if any, that the Applicable Town
Ordinances (and, in particular, the subdivision regulations of the UDC) grant to the Board, the
Commission, the Town Planner, or any other Town employee or consultant, the authority to
approve any aspect of development within the PD District (including, but not limited to,
preliminary or final plats or any aspect thereof or any agreements or permits related thereto)
based on conformity with the Town's Comprehensive Plan, Open Space Plan or Thoroughfare
Plan (or with the objectives, goals or policies of such plans), then such authority shall be
exercised to the extent necessary to determine whether the aspect of development being approved
is consistent with the PD Concept Plan, this PD Ordinance, the PD Supplement and the
objectives, goals, and policies of such plan, ordinance and supplement.
Section 6.1 PD Concept Plan The PD concept Plan attached to this PD Ordinance consists
of drawings generally labeled as follows: (1) "PD Concept Plan - Planning Area"; (2) "PD
Concept Plan - Land Uses"; (3) "PD Concept Plan - Open Space & Trail System"; and (4) "PD
Concept Plan - Thoroughfares". Except as otherwise provided by this PD Ordinance or the PD
Supplement, each of these drawings is a part of this PD Ordinance, and all graphic depictions
contained • such drawings are considered "regulatory" standards.
A. PD Concept Plan - Planning Area The drawing labeled "PD Concept Plan -
Planning Area" identifies the general boundaries of the PD District for the "Circle T
Planning Area No. 6 - Office/Retail". The exact boundaries of the PD District are shown
on the metes and bounds description attached hereto as Exhibit 1. Any information
shown on this drawing that is outside the boundaries of the PD District is not considered
part of the PD Concept Plan or this PD Ordinance and does not bind or otherwise affect
development within the PD District.
August 10, 1998 Article I. General Provisions PA 6 - Office/Retail Page 3
ORDINANCE 007510.00019:0360292.04
B. PD Concept Plan - Land Uses The drawing labeled "PD Concept Plan - Land
Uses" identifies the general categories of land uses that are permitted within the PD
District sub -areas. This drawing also includes an estimate of the size of such sub -areas.
For non-residential sub -areas, the drawings indicate the applicable floor area ratios and an
estimate of total floor area. The estimates of total floor area, however, are provided for
informational purposes only and are not "regulatory" standards, and to the extent, if any,
that the actual total floor areas differ from the estimates, such differences shall not require
an amendment to the PD Concept Plan. For single family sub -areas, the drawings also
identify minimum lot sizes. These drawings also identify open space areas; however,
such open space areas are more specifically discussed in Subsection C below. Any
information shown on these drawings that is outside the boundaries of the PD District is
not considered part of the PD Concept Plan or this PD Ordinance and does not bind or
otherwise affect development within the PD District. To the extent, if any, that the
drawings illustrate the detailed layout of golf course features (such as tee boxes, fairways,
and greens) or detailed building "footprints", such detailed illustrations are not considered
part of the PD Concept Plan or this PD Ordinance and do not bind or otherwise affect
development within the PD District.
C. PD Concept Plan - Open Space & Trail System The drawing labeled "PD
Concept Plan - Open Space & Trail System" identifies public open space, private open
space, and public and private golf (together with an estimate of the size of such areas).
This drawing also identifies the general location of public hike and bike trails and public
equestrian trails (which locations are not to scale). Any information shown on these
drawings that is outside the boundaries of the PD District is not considered part of the PD
Concept Plan or this PD Ordinance and does not bind or otherwise affect development
within the PD District.
D. PD Concept Plan - Thoroughfares The drawing labeled "PD Concept Plan -
Thoroughfares" identifies major thoroughfares proposed for both development
alternatives within the PD District.
Section 6.2 PD Development Plans Because of the level of detail contained in the PD
Concept Plan, the Board (at the time this PD District was established) waived the requirement for
development plans. Based on such waiver, development plans shall not be required for
development within this PD District.
Section 6.3 PD Site Plans PD site plans are required for development within the PD District.
Article 1, Section 3.4, of the PD Supplement governs the process by which PD site plans are
submitted and approved (including, but not limited to, the submittal requirements, approval
criteria, and conditions).
Section 6.4 PD "Informational" Plans There are also attached to this PD Ordinance for
informational purposes only: (1) a drawing labeled "Circle T Ranch - Planning Areas" which
illustrates the general boundaries of all Circle T Planning Areas; (2) a drawing labeled "Circle T
Ranch - Land Uses" which illustrates the general land use categories for all Circle T Planning
August 10, 1998 Article I. General Provisions PA 6 - Office/Retail Page 4
ORDINANCE 007510.00019:0360292.04
Areas; (3) a drawing labeled "Circle T Ranch - Open Space & Trail System" which illustrates the
open space and trail system for all Circle T Planning Areas; and (4) a drawing labeled "Circle T
Ranch - Thoroughfares" which illustrates the thoroughfares for all Circle T Planning Areas.
These "informational" drawings are not part of the PD Concept Plan or this PD Ordinance, and
nothing contained on any of these drawings shall bind or otherwise affect the development of this
PD District.
August 10, 1998 Article I. General Provisions PA 6 - Office/Retail Page 5
ORDINANCE 007510.00019:0360292.04
Buildings, structures, and land within the sub -areas identified on the PD Concept Plan shall be
used only in accordance with the uses permitted in the following "Land Use Schedule". The
symbol "Y' shall mean that the use is permitted as a principal use by right. The symbol "S" shall
mean that the principal use is permitted only after first obtaining a "Specific Use Permit" as set
forth in the UDC. The symbol "A" shall mean that this use is specifically permitted as an
accessory use to a main use (this does not exclude other land uses which are generally considered
accessory to the primary use). A blank square shall mean that the use is not allowed as a
principal use.
CIRCLE T PLANNING AREA 6 - OFFICE/RETAIL
LAND USE SCHEDULE
PERMITTED USES
X=Pennitted, A=Accessory Use, S=SUP
AGRICULTURAL USES
Retail'
SUB -AREAS
Office Single
Family
Orchard
x
x
x
Plant Nursery (Growing)
X
X
x
Plant Nursery (Retail Sales)
x
Farms General (Crops)
x
x
Farms General (Livestock, Ranch)
x
x
Veterinarian (Indoor Kennels)
x
Veterinarian (Outdoor Kennels)
Stables (Private Use)
S
AZ
Stables (As a Business)
S
S
RESIDENTIALUSES,
Single Family Detached
x
Single Family Zero Lot Line
Single Family Attached
Duplex
Home Occupation
x
Servants/Caretakers Quarters
A
A
A
Temporary Accommodation for
Employees/Customers/Visitors
A
A
Swimming Pool (Private)
Detached Garage (Private)
Sport/Tennis Courts (Private)
August 10, 1998 Article 11. Uses PA 6 - Office/Retail Page 6
ORDINANCE 007510.00019:0360292.04
PERMITTED USES
X=Permitted, A=Accessory Use, S=SUP
INSTITUTIONAL and
GOVERNMENTAL USES.-'
Retail'
SUB -AREAS
Office Single
Family
Emergency Ambulance Service
x
Post Office (Governmental)
x
x
Mailing Service (Private)
x
x
Heliport
HelistopNerti-stop
x
Telephone, Electric, Cable, and Fiber
Optic Switching Station
x
x
S
Electrical Substation
S
S
S
Utility Distribution Lines 3
x
x
x
Utility Shop and Storage
S
S
Water and Sewage Pumping Station
(below grade)
x
x
x
Water and Sewage Pumping Station
(above grade)
S
S
S
Water Storage Tank and Pumping
System (Elevated or Above Grade)
S
S
S
Water, Sewer, Electric, and Gas Meters
x
X
x
Electric Transformers
x
x
x
Private Streets/Allevs/Drives
X
x
x
Retirement Home
Nursing/Convalescent Home
Hospice
Hospital
Psychiatric Hospital
Clinic
x
x
Child Daycare (Public; 7 or more)
x
x
x
Child Daycare (Private; 7 or more)
School, K-12 (Public or Private)
S
S
School (Vocational)
x
x
College or University
x
x
Community Center (Public)
x
x
Civic Club
x
x
Church or Place of Worship
x
x
Use Associated to a Religious Inst.
x
x
Government Building
x
x
Police Station
x
x
Fire Station
x
x
Library
x
x
Data Center
COMMERCI L USES
[Multifamily (Apartments)
August 10, 1998 Article 11. Uses PA 6 - Office/Retail Page 7
ORDINANCE 007510.00019:0360292.04
PERMITTED USES
X=Permitted, A=Accessory Use, S=SUP
Offices (General)
Retail'
X
SUB -AREAS
office single
Family
X A4
Studio
X
X
Banks and Financial Institutions
X
X
Information Processing
X
Hotel/Motel
X
Hotel/Motel with Conferencing Facility
X
S
Laundry/Dry Cleaning (<3,000 S.F.)
X
A
Laundry/Dry Cleaning (Drop/Pick)
X
A
A4
Shoe Repair
X
A
A4
Beauty Parlor/Barbershop
X
A
Clothing Store
X
A4
Quick Copy/Duplicating Services
X
A
Personal Services
X
X
Liquor Store
X
Micro -brewery and Wine Production and
Sales (<30,000 S.F.)
Grocery
X
Convenience Store
X
A
Service Station
X
Drug Store
X
A
Variety Store
X
Bakery Sales
X
Stationery and/or Book Store
X
Antique Shop
X
Art Gallery/Museums
X
Hardware Store
X
Sporting Goods
X
A4
Paint and Wallpaper
X
Cloth Store
X
Retail Stores - General
(Excluding Second Hand Goods)
X
Restaurant, Cafe or Dining Facility
X
A
A4
Autofrruck Parts and Accessories
S
Household Furniture/Appliances
(including Sales and Service)
X
Farmer's Market
X
Feed Store
X
Parking Structure
A
A
Cafeteria (Private)
A
A
Job Printing, Lithography, Printing, or
Blueprinting
X
X
Vehicle Display and Sales (inside)
Medical Laboratory
August 10, 1998 Article 11. Uses PA 6 - Office/Petail Page 8
ORDINANCE 007510.00019:0360292.04
PERMITTED USES
X=Permitted, A=Accessory Use, S=SUP
R&D Laboratory
SUB -AREAS
Retail' Otfil. single
Family
Conference Center
Live Theater
Motion Picture Theater
Custom Business Services
Electronic Appliances Store and
Computer Sales and Service
Tavern, Bar or Lounge
A4
Dance Halls/Nightclubs
A4
AMUSEMENT/RECREATION
Golf Course (Public or Private)
X X
X
Park or Playground (Public or Private)
X X
X
Satellite Dish
X X
X
Non -Commercial Radio Tower
S S
Race Track Operation
Recreation Facility, Health Studio
(Public)
X X
Country Club (Private Membership)
X X
X
Golf Clubhouse (Public or Private)
x
x
Community Center (Private)
x
Recreation Center (Private)
X X
X
Hike, Bike, and Equestrian Trails
(Public or Private)
X X
X
Golf Maintenance Facility
A
A4
Golf Pro Shop
A4
Health/Spa Facilities (Private)
A4
Athletic Fields (Private)
As
Athletic Courts (Private)
Ab
Equestrian Center
Athletic Courts (Public)
Commercial Amusement (Inside)
Lake Cruise/Water Taxi
AUTO. SERVICES
Truck/Trailer Rental
Auto Body Repair
Auto Mechanical Repair
Quick Lube/Oil Change
Vehicle Maintenance (Private)
Vehicle Fueling (Private)
August 10, 1998 Article IIa Uses PA 6 - Office/Retail Page 9
ORDINANCE 007510.00019:0360292.04
1
2
3
4
5.
6.
7.
8.
PERMITTED USES SUB-AREAS
X=Permitted, A=Accessory Use, S=SUP Retail' Office Single
Family
WHOLESALE TRADE
Warehouse/Storage (Inside)
Warehouse/Storage (Outside)
Scrap/Waste Recycling Collection and/or
Storage
Gas/Chemical Bulk Storage
Light Manufacturing/Assembly
Apparel Manufacturing
Packaging and/or Distribution
Printing, Engraving and related
Reproductive Services
Distribution of Books/Other Printed
Material
Machine Shop
Welding Shop
Temporary Batching Plant
S
Temporary Construction Office X7
x7 x7
Temporary Construction Materials X7
Storage
X7 X7
Temporary Sales Office
S X8
Individual retail occupants (except grocery store and drug store) cannot exceed 25,000 square feet.
Limited to lots with an area of 150,000 square feet and larger.
Including water, sewer, electric, gas, cable, telephone, fiber optic, and other public and private utility
distribution lines.
Accessory to "Country Club (Private Membership)" and "Golf Clubhouse (Public or Private)" (must be
located in the same building as the principal use, or in a separate building that is connected (by pedestrian
walkways) to the principal use building).
Accessory to "Recreation Center (Private)".
Accessory to "Country Club (Private Membership)" and "Recreation Center (Private)".
Limited to period of construction.
Limited to "build on" period.
An accessory use or structure which is customarily incidental to the principal use or structure,
and which is located on the same lot or tract of land, shall be permitted as an accessory use
without being separately listed as a permitted use.
August 10, 1998 Article II. Uses PA 6 - Office/Retail Page 10
ORDINANCE 007510.00019:0360292.04
Section 1.1 Retail The maximum floor area ratio for the retail sub -areas shall be 0.20:1.
Section 1.2 Office The maximum floor area ratio for the office sub -areas shall be 0.40:1.
Section 1.3 Single Family The maximum density for the single family sub -areas shall be
determined by the minimum lot sizes set forth below.
�VA
Section 2.1 ' Retail The minimum lot size for the retail sub -areas shall be 40,000 square feet.
Section 2.2 Office The minimum lot size for the office sub -areas shall be 150,000 square
feet.
Section 2.3 Single Family The minimum lot size for the single family sub -areas shall be as
follows:
1tt13• Z
B. 12,000 square feet for Tract 6-8.
OW191'K.111emiVi"121,11,07 1
Section 3.1 Retail The minimum lot width for the retail sub -areas shall be 200 feet.
Section 3.2 Office The minimum lot width for the office sub -areas shall be 200 feet.
Section 3.3 Single Family The minimum lot width for the single family sub -areas shall be as
follows:
A. 60 feet for lots in Tract 6-7; and
B. 85 feet for lots in Tract 6-8.
SECTION 4 MAXIMUM BUILDING HEIGHT
Section 4.1 Retail Except as provided below, the maximum height for all structures within
the retail sub -area shall be two stories or 35 feet.
Section 4.2 Office Except as provided below, the maximum height for all structures within
the office sub -area shall be the lesser of five stories or 75 feet.
August 10, 1998 Article 111. Development Standards PA 6 - Office/Retail Page 11
ORDINANCE 007510.00019:0360292.04
Section 4.3 Single Family Except as provided below, the maximum height for all structures
within the single family sub -areas shall be the lesser of 2.5 stories or 40 feet.
Section 4.4 Exceptions to Height Requirements The height limits imposed above shall not
apply to (a) chimneys and vent stacks, church spires, elevator shafts, penthouses, cupolas, entry
features, skylights, or other architectural features that are not intended for occupancy or storage;
(b) flag poles and similar devices; or (c) heating and air conditioning equipment, solar collectors,
and similar equipment, fixtures and devices provided such equipment, fixtures, and devices are
screened from view with a solid wall that is architecturally consistent with the design of the
building to which they are attached.
Section 5.1 Retail The minimum building size for the retail sub -areas shall be 2,000 square
feet.
Section 5.2 Office The minimum building size for the office sub -areas shall be 2,000 square
feet.
Section 5.3 Single Family The minimum house size for the single family sub -areas shall be
as follows:
A. 1,500 square feet for lots in Tract 6-7; and
B. 1,800 square feet for lots in Tract 6-8.
Section 6.1 Retail The minimum front yard for the retail sub -areas shall be 40 feet.
Section 6.2 Office The minimum front yard for the office sub -areas shall be 100 feet.
Section 6.3 Single Family The minimum front yard for the single family sub -areas shall be
as follows:
A. No minimum, but staggered for lots in Tract 6-7; and
B. 25 feet for lots in Tract 6-8.
Section 6.4 General
A. Required front yards must be open and unobstructed except for fences and signs
allowed by this PD Ordinance; provided, however, ordinary projections of window sills,
belt courses, cornices, and other architectural features may not project more than 12
August 10, 1998 Article III. Development Standards PA 6 - Office/Retail Page 12
Cp
ORDINANCE 007510.00019:0360292.04
inches into the required front yard. A fireplace chimney may project up to two feet into
the required front yard if its area of projection does not exceed 12 square feet.
Cantilevered roof eaves and balconies may project up to five feet into the required front
yard.
B. The front yard setback is measured from the front lot line or from the required
right-of-way, whichever creates the greater setback.
C. If a lot runs from one street to another and has double frontage, a required front
yard must be provided on both streets. If access is prohibited on one frontage by plat, the
following structures or portions of structures in the yard along such frontage are governed
by the rear yard regulations: swimming pools; game courts; fences; garages; and other
accessory buildings.
D. If a comer lot has two street frontages of equal distance, one frontage is governed
by the front yard regulations and the other frontage by the side yard regulations. If the
comer lot has two street frontages of unequal distance, the shorter frontage is governed by
the front yard regulations and the longer by the side yard regulations.
Section 7.1 Retail The minimum rear yard for the retail sub -areas shall be 40 feet.
Section 7.2 Office The minimum rear yard for the office sub -areas shall be as follows:
A. 100 feet for lots in Tracts 6-1 and 6-2; and
B. 35 feet for lots in Tracts 6-3 and 6-4.
Section 7.3 Single Family The minimum rear yard for the single family sub -areas shall be as
follows:
A. No minimum, but staggered for lots in Tract 6-7; ani
B. 25 feet for lots in Tract 6-8.
Section 7.4 General
A. Required rear yards must be open and unobstructed except for fences and signs
allowed by this I'D Ordinance; provided, however, ordinary projections of window sills,
belt courses, cornices, and other architectural features may not project more than 12
inches into the required rear yard. A fireplace chimney may project up to two feet into
the required rear yard if its area of projection does not exceed 12 square feet. Roof eaves
may project up to three feet into the required rear yard. Balconies may not project into
the required rear yard.
August 10, 1998 Article 111. Development Standards PA 6 - Office/Retail Page 13
ORDINANCE 007510.00019:0360292.04
B. The rear yard setback is measured from the rear lot line.
C. A person need not provide a full rear yard setback for an accessory structure if the
structure does not exceed 15 feet in height. Accessory structures include, but are not
limited to, swimming pools, game courts, fences, and garages. Where the rear yard is
adjacent to an alley, a three-foot setback must be provided. Where the rear yard is not
adjacent to an alley, no setback is required.
Section 8.1 Retail The minimum side yard for the retail sub -areas shall be 25 feet.
Section 8.2 Office The minimum side yard for the office sub -areas shall be 75 feet.
Section 8.3 Single Family The minimum side yard for the single family sub -areas shall be as
follows:
A. No minimum, but staggered for lots in Tract 6-7; and
B. 10 feet for lots in Tract 6-8.
A. Required side yards must be open and unobstructed except for fences and signs
allowed by this PD Ordinance; provided, however, ordinary projections of window sills,
belt courses, cornices, and other architectural features may not project more than 12
inches into the required side yard. A fireplace chimney may project up to two feet into
the required side yard if its area of projection does not exceed 12 square feet.
Cantilevered roof eaves may project up to three feet into the required side yard.
Balconies may not project into the required side yard.
B. The side yard setback is measured from the side lot line, except when a front yard
is treated as a side yard, in which case, the setback is measured from the lot line or the
required right-of-way, whichever creates the greater setback.
C. Air conditioning units may be located in the required side yard, but not nearer
than one foot to the property line.
D. A person need not provide a side yard setback for an accessory structure if the
structure does not exceed 15 feet in height and is located in the rear 30 percent of the lot.
August 10, 1998 Article 111. Development Standards PA 6 - Office/Retail Page 14
ORDNANCE 007510.00019:0360292.04
Section 9.1 Residential Slope Except as provided below, non single family structures shall
not exceed the height of a line drawn at a slope of 5:1 (including streets and other rights of way)
from any single family lot line in Tract 6-8. If the grade of the ground rises or falls from the
point of origin of the slope line, the maximum height shall increase or decrease by the difference
in grade.
Section 9.2 Roadway Slope The height of non-residential structures in Tracts 6-1, 6-2, 6-3,
6-4, 6-5 and 6-6 shall not be limited based on adjacency to any roadway.
August 10, 1998 Article 111. Development Standards PA 6 - Office/Retail Page 15
ORDINANCE 007510.00019:0360292.04
EXHIBIT 1
Legal Description of PD District
EXHIBIT 2
PD Concept Plan - Planning Area
EXHIBIT 3
PD Concept Plan - Land Uses
EXHIBIT 4 PD Concept Plan - Open Space & Trail System
EXHIBIT 5 PD Concept Plan - Thoroughfares
EXHIBIT 6 Circle T Ranch - Planning Areas (for informational purposes only)
EXHIBIT 7 Circle T Ranch - Land Uses (for informational purposes only)
EXHIBIT 8 Circle T Ranch - Open Space & Trail System (for informational purposes only)
EXHIBIT 9 Circle T Ranch - Thoroughfares (for informational purposes only)
August 10, 1998 Article IV. Exhibits PA 6 - Office/Retail Page 16
ORDINANCE 007510.00019:0360292.04
YJJ YLAN - VLA N N IN U AREA
LEGEND
PD District Area: 193.3 Ac.
PD District Boundary
- g---=–'
�- - ___— �`= -- _ _ --- =�
PD CONCEPT PLAN - LAND USES
07
I i
` gt
OUT PARCEL'
--
T-
4�M30-� moi_ f
...
�W��
•- -"- ._.- -... -� ...',-�.�. �• --. _<, �:- � % %�. isiii� ' !` � -� �//-tel% _
.. .. .... !- _-, �.�.� ,:�� �_ .,o-� ���%?-Ute.✓-" �a�`- ��� � �
0
-
..
i' riri��f:
_
,
i -
l.
TRACT
o _
�I OUT PARCEL
- jf: ,
125 ,5 750 loco Exhibit 3
LEGEND
—.. PD Dristrict Boundary
4(mme,*9 Primary Entry
//*M �� ®®® Secondary Entry
i= 000 Primary Residential Entry
Westlake Town Monument
AREA 6
t Circle i Ranch
Originals are in Color
Retail (Total 12.7 Ac.)
•
Tract 6-5: 8.2 Ac.
FAR= 0.20:1
Approx. Floor Area= 71,440 S.F.
•
Tract 6-6: 4.5 Ac.
FAR= 0.20:1
Approx, Floor Area= 39,210 S.F.
Office (Total 69.3 Ac.)
•
Tract 6-1: 18.9 Ac.
FAR= 0.40:1
Approx. Floor Area= 329,315 S.F.
•
Tract 6-2: 28.8 Ac.
FAR= 0.40:1
Approx. Floor Area= 501,811 S.F.
•
Tract 6-3: 8.8 Ac.
FAR= 0-40:1
Approx. Floor Area= 153,330 S.F.
•
Tract 6-4: 12.8 Ac.
FAR= 0.40:1
Approx. Floor Area= 223,030 S.F.
0
Single Family (Total 2.3 Ac.)
6,000 S.F. Min.
Tract 6-7: 2.3 Ac.
0
Single Family (Total 9.2 Ac.)
12,000 S.F. Min.
•
Tract 6-8: 9.2 Ac.
0
Public Golf: 45.0 Ac.
Public Open Space: 34.9 Ac.
0
R.O.W.: 19.9 Ac.
Total: 193.3± Ac.
—.. PD Dristrict Boundary
4(mme,*9 Primary Entry
//*M �� ®®® Secondary Entry
i= 000 Primary Residential Entry
Westlake Town Monument
AREA 6
t Circle i Ranch
Originals are in Color
PD CONCEPT PLAN - OPEN SPACE & TRAIL SYSTEM F -
Originals are in Color
11 ' `\ k
a�—
- �,iJv- � �•- 1 �6��-�; .� �� .may;
a
r
1�>
�� � r � aY�• ^�� - �• :`tetVRI
� ��L _
1� 3 FII w='Rp���7" �"� �✓�._ Jr��1,3 t�'�p k 4 �a'=Z�`2Cj� N
sZYI Q6d
t..�,' � �"�t�.ti��-r,�"�:..�' � M-'- sem`; � :. ?� :� . �✓'
NOTE: Trail Symbols and Associated Open Space Are Diagrammatic
and Not Drawn To Scale
I
LEGEND
PUBLIC OPEN SPACE
34.9 AC.
PUBLIC GOLF
45.0 AC.
OWN
PRIVATE OPEN
1 SPACE
0.0 AC.
OPEN SPACE TOTAL
79.9 AC.
V $ A Hike/Bike Trail
Trail Links To
AL Adjacent Land Use
Equestrian Trail
Owner To Provide RO.W.
Trail To Be
Constructed By Town
Equestrian Trail Links
To Adjacent Land Use
®� PD District Boundary
y • a Town Edge Boundary.
t Circle T Ranch
YtY t, rv9a 0 125 25o 500 750 1000
Exhibit 4 Q�
PD CONCEPT PLAN -THOROUGHFARES
LEGEND
Proposed Thoroughfares: 19.9 Ac.
-ee- PD District Boundary
+00 ®*® Primary Entry
4(mmosoo Secondary Entry
i=:, 000 Primary Residential Entry
Westlake Town Monument
t 1
CIRCLE T RANCH PLANNING AREAS
LEGEND
Area Acres +
-1 451.9
3 516.0
4 181.5
5 200.0
6 193.3
7 392.3
8 222.6
9 157.8
Total 2315.4
PD District Boundaries
Ll
U Informational Only. Not Part of PD
U
-----------
Z l Concept Plan or PD Ordinance.
F7L.
t Circle T Ranch
II Exhibit 6 Originals are in Color
0 3M 6w M IBM 2400 FULLWOOD
l_.1ri�L� I NJ 1 N l�T1 ® LIAIN 11 U JLC
I ;_�:";•�-' ���U �U �► \� PROJECT SUMMARY
:
nfnn-:..nn
- —_
Mall: 99 9 Ac
II II
uTrzw se 0 700 6N IYO iB 21x1
Gqr-�,.vcnu.nmi nsmaoo.anorc..ce.-nr Gr hkS . m F -
Exhibit 7
t Entertainment Retail: 18.8 Ac.
Retail: 110.9 Ac.
Entertainment Office: 1.8 Ac.
M
Office: 227.5 Ac.
Office /Industrial: 111.8 Ac.
-%i% Texas Town: 46.4 Ac.
F Mixed Use: 33.7 Ac.
■■�■■— PD District Boundaries
Total: 2315.4+ Ac.
Informational Only. Not Part of PP
Concept Plan or PD Ordinance.
t Circle T Rand
JJ Originals are in Color
F-
Resort Hotel: 22.4 Ac,
Multi—Family: 12.7 Ac.
Single Family: 25.3 Ac.
Single Family: 95.2 Ac.
Single Family: 329.2 Ac.
Single Family: 212.6 Ac.
Single Family: 76.3 Ac.
Elementary School: 9.5 Ac.
Public Golf: 413.7 Ac.
Public Open Space: 280.8 Ac.
Private Open Space: 47.2 Ac.
Public Use: 4.0 Ac.
R.O.W.: 135.7 Ac.
0
■■�■■— PD District Boundaries
Total: 2315.4+ Ac.
Informational Only. Not Part of PP
Concept Plan or PD Ordinance.
t Circle T Rand
JJ Originals are in Color
F-
CIRCLE T RANCH - OPEN SPACE & TRAIL SYSTEM
Originals are in Color
NOTE: Trail Symbols and Associated Open Space Are Diagrammatic Informational Only. Not Part of PD
and Not Drawn To Scale Concept Plan or PD Ordinance.
a.ty L tffe 0 350 700 1400 2100 +J700
C'IR WI 9mm in F—
LEGEND
PUBLIC OPEN SPACE
280.8 AC.
• Includes Water Surfaces
Contained within
Open Space
PUBLIC GOLF
413.7 AC.
PRIVATE OPEN
SPACE
47.2 AC.
• Includes Water Surfaces
Contained Within
Open Space
• Includes Neighborhood
Parks - Locations to be
Determined
OPEN SPACE TOTAL
741.7 AC.
MMM Hike/Bike Trail
Trail Links To
Adjacent Land Use
., Equestrian Trail
Owner To Provide R.O.W.
Trail To Be
Constructed By Town
Equestrian Trail Links
To Adjacent Land Use
� PD District Boundary
m - a Town Edge Boundary
Grade Separation
(5 Circle T Ranch
Exhibit 8 aD
s
-G
CIRCLE T RANCH THOROUGHFARES
LEGEND
Proposed Thoroughfares
135.7 + Acres
PD District Boundaries
Informational Only. Not Part of PD
Concept Plan or PD Ordinance.
t Circle T Ranch
Originals are in Color
Exhibit 9
ev.zvve fl 3M 6M iza IBM 24M