HomeMy WebLinkAboutRes 13-34 Approving a Development Agreement for Entrada Development PO il
TOWN OF WESTLAKE
RESOLUTION 13-34
A RESOLUTION BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE,
TEXAS, APPROVING A DEVELOPMENT AGREEMENT WITH
MAGUIRE PARTNERS, L.P. RELATED TO THEIR DEVELOPMENT KNOWN AS
ENTRADA IN WESTLAKE, TEXAS.
WHEREAS, the Town of Westlake is experiencing planned growth through the
attraction of economic development projects such as Fidelity Investments and Deloitte
University, residential developments such as Vaquero, Glenwyck Farms, Terra Bella, and
Granada, and Entrada which are consistent with the Town's Comprehensive Plan, as well as
enrollment growth at Westlake Academy, all of which contribute to demand for improvements to
Westlake's infrastructure and public buildings, and
WHEREAS, the Town of Westlake (Town) and Maguire Partners, L.P. (the Developer)
desire to enter into a partnership to continue this planned growth through a development
agreement which sets out responsibilities for the Developer as a part of their development known
as Entrada (the zoning for which was approved in Ordinance 703 approved on April 22, 2013)
regarding off-site costs, the need for which are created by the Entrada development, including
Solana Boulevard improvements, traffic signals, contributions for Westlake Academy, as well as
maintenance of public and private open spaces/amenities in and adjacent to said Entrada
development, and
WHEREAS, the Town has an economic development policy adopted by Resolution 06-
19 and the Town and the Developer have (per Resolution 13-17 approved on April 22, 2013)
made commitments according to certain terms and conditions in an economic development
agreement approved under this economic development policy; and
WHEREAS, the Town Council finds that the passage of this Resolution is in the best
interest of the citizens of Westlake.
NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: THAT, all matters stated in the Recitals hereinabove are found to-be true
and correct and are incorporated herein by reference as if copied in their entirety.
SECTION 2: THAT, the Town Council of the Town of Westlake, Texas, hereby
approves the Development Agreement with the Developer attached hereto as Exhibit "A'; and
further authorizes the Town Manager to execute said agreement on behalf of the Town of
Westlake.
Resolution 13-34
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SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid
by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions
hereof and the Council hereby determines that it would have adopted this Resolution without the
invalid provision.
SECTION 4: That this resolution shall become effective from and after its date of
passage.
PASSED AND APPROVED ON THIS 28TH DAY OF OCTOBER, 2013.
OF �11
rn Laura/Wheat, Mayor
ATTEST: 2
-- A S
Kelly Edw s, Town Secretaryf Thomas E. , Town Manager
APPROV TO M:
Lowry, o Att ey
Resolution 13-34
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EXHIBIT A
CENTURION AMERICAN, INC.
DEVELOPMENT AND SUBDIVISION IMPROVEMENT AGREEMENT
Agreement between the Town of Westlake, Texas, (the "Town"), Maguire Partners-
Solana L.P. (the "Developer"), as sole owner and Developer of the property generally located on
the east side of FM 1938, north of Solana Blvd. and south of SH 114 shown on the Entrada
Boundary Description and Map, Attachment "A", attached hereto and incorporated herein by
reference. This agreement concerns the development of a mixed-use development approved on
April 22, 2013 by Ordinance No. 703 and described in the Economic Development Agreement
adopted by Resolution No. 13-17 on April 22, 2013 for Planning Area 1-2 ("PD 1-2"), more
commonly known as the "Development" and provisions for the installation of certain public
improvements to support the development, easements and community facilities (the
"improvements") located therein; and for the assurance of completion and maintenance thereof.
This Agreement shall solely relate to the development of PD 1-2 as has been determined
by the submittal and approval of the Developer's zoning approved April 22, 2013 by Ordinance
No. 703 and in the Economic Development Agreement approved by Resolution No. 13-17
approved on April 22, 2013.
SECTION 1: DEFINITIONS
In addition to the terms defined in the body of this Agreement, the following terms shall have the
definitions ascribed to them as follows:
Agreement shall mean this Development Agreement between the Town of Westlake and
Centurion American, Inc.
Affiliate shall mean all entities, incorporated or otherwise, under common control with,
controlled by or controlling the Developer. For purposes of this definition, "control" means fifty
percent (50%)or more of the ownership determined by either value or vote.
Developer shall mean the Partnership and/or its Affiliates or assigns.
Development shall have the meaning ascribed to it in Section 2.A of this Agreement.
Development Plan shall an approved Development Plan completed by the Developer in
compliance with Section 102-268 of the Town of Westlake Code of Ordinances and approved by
the Town of Westlake which shall govern the approval of all Site Plans as defined in this section
that are submitted for construction in the Development.
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Economic Development Agreement shall mean that agreement and all its terms and
conditions as approved by the Town Council on April 22, 2013 by Resolution 13-17 and
approved by the Developer on April 22, 2013.
Entrada shall mean the mixed-use village planned development depicted on the Entrada
Boundary Description and Map, Attachment "A", and as described in Section LA, consisting of
retail, commercial, hotel, and entertainment uses and 322 residential units consisting of single
family detached homes, townhomes and condominiums and as further described in Ordinance
No. 703 as well as the Economic Development Agreement approved by the adoption of
Resolution 13-17.
Partnership has the meaning ascribed to it in the preamble of this agreement.
PDI-2 shall mean the planned zoning district located on the tract shown on Exhibit A to
this agreement as zoned by Ordinance No. 703 adopted April 22, 2013 and subject to the terms
and conditions of the Economic Development Agreement adopted by the Town in Resolution 13-
17 on April 22, 2013 and approved by the Developer that same date.
Property Owners Association shall mean an organization established by the Developer
for the Development, the membership will be comprised of and mandatory for all owners of real
property in the Development and whose Bylaws and Regulations as well as the Declaration of
Restrictions, Covenants and Conditions shall be approved by the Town prior to filing in the Deed
of Trust records of Tarrant County, Texas.
Public Improvement District or PID shall mean that special district as may be established
for the Development as set out in Chapter 372 of the Texas Local Government Code and subject
to the provisions of Article 5.3 of the Economic Development Agreement between the Town and
the Developer as approved by both parties on April 22, 2013.
Residential Unit shall be defined by Ordinance No. 703 adopted on April 22, 2013 and
shall include condominiums, townhomes, and single family detached residential units as defined
in Ordinance No. 703. All residential units are custom homes as defined in this section of this
Agreement.
Site Plan shall mean an approved Planned Development Site Plan comporting to an
approved Development Plan completed by the Developer in compliance with Section 102-268 of
the Town of Westlake Code of Ordinances and adopted by the Town of Westlake.
Town means the Town of Westlake, Texas, and its officials assigned by the Town
Manager to review and approve submittals in accordance with the Town of Westlake Code of
Ordinances and published standards, restrictions, rules and regulations.
Town Hall shall mean any building or buildings designated by the Town for
governmental use associated with the administration and operations of the Town of Westlake.
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SECTION 2 GENERAL REQUIREMENTS FOR THE DEVELOPER
A. Construction of Entrada Development. The Developer convenants to develop the
Development property shown as Exhibit A to this Agreement as defined above in
this agreement known as Entrada. Said Development known as Entrada will be a
mixed-use development emulating a Spanish type village and consist of uses
allowed in Ordinance No. 703 and the Economic Development Agreement
approved by Resolution 13-17 including residential units, retail, office, hotel and
entertainment uses.
B. Completion Date of Development. The Developer covenants with the Town
that all required public improvements (infrastructure and common area
improvements) to be completed by the Developer hereunder, shall be completed
no later than five(5) years following the date of issuance of a notice to proceed on
Phase 1 as shown on the approved preliminary plat for Entrada.
C. Completion of Agreement. This Agreement shall not be considered complete
until:
1. Record drawings for all streets and utilities including street lighting in
the development, certified by the Developer Engineer, are filed with
the Town Engineer and provided as follows:
a. Three (3) sets of record drawings,
b. One (1) set of mylars,
c. Digital record drawings with GIS spatial data and coordinates
compatible with the latest version of ArcView/ArcGIS
d. Digital record drawings compatible with the latest version of
AutoCAD
2. The Developer has fulfilled the requirements as specified in Section
4.13, Agreement to Escrow, of this agreement.
3. The Town has issued a letter of acceptance and it has been filed as
described in Section 2.C, Covenant Running with Land, of this
agreement.
D. Covenant Running With the Land. The covenants contained herein shall run with
the land comprising the development and bind all successors, heirs and assignees
of the Developer until all the improvements are complete and the Town Engineer
provides a letter of acceptance of said improvements. At that time only the
maintenance and other continuing obligations continue to bind all successors,
heirs and assignees. In addition, this Agreement and the letter of acceptance for
the improvements shall be filed on record in the Deed Records of Tarrant County,
Texas as evidence thereof.
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E. Security for Completion of Public Improvements. The Developer shall obtain a
performance bond with the Town as co-obligee from the general contractor and
subcontractors to ensure completion of the required public improvements to be
completed by the Developer, as stipulated in this Agreement, and assign such
performance bond to the Town or cause the Town to be a co-obligee. The
performance bond shall be in the amount of 100 percent of the funds estimated by
the Town Engineer to be necessary to pay for all public and private infrastructure
(excluding gas, electric, and telecommunications) according to approved plans.
The bond amount shall be reduced on a pro-rata basis as the improvements are
accepted by the Town Engineer as evidenced by a letter of acceptance. The
Developer will have forty-five (45) calendar days to provide the performance
bond from the date of approval of construction plans.
F. Temporary Improvements. If temporary improvements related to this
development are required by existing ordinances, statute or federal law, the
Developer shall enter into and file a separate improvements agreement and
escrow, or provide an authorized letter of credit, in an appropriate amount to
ensure the proper construction, maintenance and removal of the temporary
improvements. The Developer shall build and pay for all costs of temporary
improvements required by the Town and shall maintain those improvements for
the period specified by the Town. In addition to the foregoing, the Developer shall
pay for a geotechnical site assessment and environmental assessment for all
temporary accesses to the development. Any temporary road or roads to be
constructed by the Developer to provide temporary access must comply with
Town standards.
G. Developer Engineer. The Developer must employ a civil engineer, architect or
landscape architect, as appropriate, licensed to practice in the State of Texas, for
the design and preparation of the plans and specifications for the construction of
all improvements to be constructed by the Developer covered by this Agreement.
H. Contractor Approval. On all public improvements for which the Developer
awards its own construction contract(s), the Developer must employ a
construction contractor that meets the Town's regulatory standards and statutory
requirements for being insured, licensed and bonded to do work in public streets
and/or public projects and be qualified in all respects to bid on public streets and
upon public projects of similar nature, as the case may be.
I. Responsibility for Contractor/Subcontractor Fees. On all public improvements
for which the Developer awards its own construction contract(s) or subcontracts,
the Developer shall be responsible for all costs incurred in the procurement of
such services, labor and materials.
J. Upkeep of Property While in Development. The Developer will be responsible
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for mowing all grass and weeds and otherwise reasonably maintaining all land
within the Development which has not been sold to third parties. After fifteen(15)
calendar days written notice, should the Developer fail in this responsibility, the
Town may contract for this service and bill the Developer for reasonable costs.
Should the costs remain unpaid for thirty (30) calendar days after notice, the
Town may file a lien on the property so maintained.
K. Dedication of Property. If required by the Town Engineer, any dedication to the
Town of real property as shown on the approved preliminary plat or final plat,
including right-of-way and easements, shall include a metes and bounds
description for conveyance by either final plat or separate instrument.
L. Property Owners Association. The Developer shall establish a Property Owners
Association for the Development with by-laws and regulations consistent with
this Agreement and the Town's pertinent Ordinances and Development Codes.
The Developer shall submit the organization documents to the Town Attorney for
verification of the inclusion of pertinent terms of this Agreement and approval by
the Town prior to the recordation of same. The Developer must file in the Deed
Records of Tarrant County, Texas, a Declaration of Restrictions, Covenants and
Conditions. All Declaration of Restrictions, Covenants and Conditions for the
Development shall be approved by the Town prior to their filing in the Deed
Records of Tarrant County, Texas. Membership in the Property Owners
Association shall be mandatory for all owners of real property in the
Development. The Property Owners Association shall establish an Architectural
Control Committee as set out in the Restrictions, Covenants, and Conditions for
the Development. In addition, the Developer or the Property Owners Association
shall be responsible for maintaining all private streets, private infrastructure, and
private and public common areas, open spaces and facilities, and for enforcing the
restrictions, covenants, and conditions.
SECTION 3 CONSTRUCTION PROCEDURES FOR THE DEVELOPER
A. Engineering Standards. Developer covenants that all public works protects and
improvements to be completed by the Developer shall be constructed in
accordance with the PD 1-2 engineering standards approved by the Town prior to
issuance of the Town's authorization of construction to proceed.
B. Pre-construction Conference. A pre-construction meeting for the construction of
the improvements to be completed by the Developer between the Developer and
Town Engineer is required. The Developer or contractor(s) and subcontractors
shall furnish to the Town a list of all subcontractors and suppliers that will be
providing greater than a $10,000 value to the development. All contractors and
subcontractors shall be registered with the Town and must comply with all
applicable ordinances, rules and regulations.
C. Conditions Prior to Construction. Prior to authorizing construction, the Town
Engineer shall be satisfied that the following conditions have been met:
1. The approved preliminary plat and site plan reflect all Town conditions of
approval.
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I All required plans and contract documents, if any, shall have been
completed and filed with the Town.
3. All necessary easements or dedications required for public facilities and
improvements, as shown on the approved preliminary plat, shall be
conveyed solely to the Town by final plat.
4. All contractors participating in the construction shall be presented with a
set of approved plans bearing the Town Engineer stamp of release. These
plans must remain on the job site at all times.
S. A complete list of the contractors, their representatives on the site, and
telephone numbers where a responsible party may be reached at all
times must be submitted to the Town.
6. All applicable fees must be paid to the Town.
7. The Developer or contractor must furnish to the Town an insurance
policy of general liability in the amount of$1,000,000 naming the Town
as additional insured,prior to the commencement of any work within the
development, or construction of the improvements by the Developer of
contractor.
D. Inspections. Construction of all improvements to be completed by the Developer
shall be subject to periodic inspections by the Town Engineer or the Town
Engineer's designee. The Developer shall be responsible for completing and/or
correcting public improvements completed by the Developer not constructed in
accordance with the Town approved construction plans. Any change in design
required during construction shall be reviewed and approved by the Town
Engineer.
E. Commencement of Excavation. The Developer may commence excavation for
upon the date of the Town Engineer issuing comments for his initial review of the
Engineering Plans or not sooner than ten (10) days following submission of the
Engineering Plans, which shall include submission of the Mass Grading
Construction Plans.
F. Initial Allotment of Building Permits. Building permits for this Development will
be allotted and issued according to Section 3 and Exhibit 7 of Ordinance No. 703
for PD 1-2. There will be no building permits for the Development issued until all
public and private infrastructure for Phase 1, as shown on the approved
Development Plan and Preliminary Plat for the Development, has been completed
and accepted by the Town, unless a separate agreement for issuance of building
permits that amends this Agreement has been entered into and agreed to by the
Town and the Developer.
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SECTION 4 DEVELOPER'S OBLIGATION
A. Open Space and Lighting Plan
1. The Developer shall submit to the Town Manager, or his designee, a
Landscape, Open Space and Lighting Plan that complies with all Town
Ordinances, Codes, rules and regulations. Upon review by the Town
Manager, or his designee, the Town Manager may approve or deny the
submittal or refer the submittal to P&Z and or Council for review and
approval.
2. The Developer shall construct, maintain and be responsible for any and all
costs associated with, and necessary to provide open space improvements
included in the Town approved Landscape, Open Space and Lighting Plan.
Plans for the improvements must be submitted to the Town Manager for
approval before work is commenced. In addition to any other improvements
to be constructed and maintained by the Town's ordinances, rules and
regulations, the Developer covenants to construct the following
improvements which shall be solely the Developer's cost:
a. Twelve feet (12') and Eight feet (8') wide concrete hike and bike
trails within and surrounding the entire Development as depicted on
the approved Development Plan.
B. Agreement to Escrow
Within forty-five (45) calendar days of construction plan approval, the Developer
shall escrow funds as stipulated to complete the design and construction necessary
to support roadway and signalization improvements listed herein.
1. Thoroughfare and Signal Improvements
a. Traffic Study
The Developer represents that they have submitted an updated
traffic study acceptable to the Town that includes estimated
completion costs for various on and off-site traffic and
transportation improvements described as follows:
(i) Solana Boulevard completion
(ii) Traffic signal at FM 1938/Davis Blvd and Solana
Boulevard
(iii) Traffic signal at the intersection of Solana Blvd and the
unnamed road which will serve as the main entry into the
Entrada development and which will be designed to line up
with the main entry off Solana Blvd. to PD 1-3 "Granada"
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2. Solana Blvd.
Within forty-five (45) calendar days of construction plan approval, the
Developer shall place into escrow funds or equivalent letter of credit or
performance bond in form and substance reasonably acceptable to the
Town as the Town deems sufficient to design and construct eighty-eight
percent (88%) of the cost estimated in the traffic study for Solana Blvd.
improvements, Attachment "D", necessary to accommodate traffic volumes
as described in the traffic study. Should escrowed amount, letter of credit,
or performance bond that is provided by the Developer, as estimated in
Attachment "E", be deemed insufficient to at the time of construction to
complete the required improvements, the Developer shall provide
additional funds to cover the difference between the actual and estimated
costs.
3. Traffic Signal—FM 1938/Davis Blvd. and Solana Blvd.
Within forty-five (45) calendar days of construction plan approval, the
Developer shall place into escrow funds or equivalent letter of credit or
performance bond in form and substance reasonably acceptable to the
Town as the Town deems sufficient to design and construct eighty-eight
percent (88%) of the cost estimated in Attachment "E" necessary to
complete the improvements identified in the traffic study, Attachment "D
for traffic signals at the intersection of FM 1938/Davis Blvd. and Solana
Blvd. Should escrowed amount, letter of credit, or performance bond that is
provided by the Developer, as estimated in Attachment "E", be deemed
insufficient to at the time of construction to complete the required
improvements, the Developer shall provide additional funds to cover the
difference between the actual and estimated costs.
4. Traffic Signal— Solana Blvd and unnamed road into Entrada and Granada.
Within forty-five (45) calendar days of construction plan approval, the
Developer shall place into escrow funds or equivalent letter of credit or
performance bond in form and substance reasonably acceptable to the
Town as the Town deems sufficient to desian and construct eighty-eiizht
(88%) of the cost estimated in Attachment "E" necessary to complete the
improvements identified in the traffic study, Attachment "D at the
intersection of Solana Blvd. and the unnamed road which shall enter into
PD 1-2 "Entrada" and PD 1-3 "Granada". Should escrowed amount, letter
of credit, or performance bond that is provided by the Developer, as
estimated in Attachment "E", be deemed insufficient to at the time of
construction to complete the required improvements, the Developer shall
provide additional funds to cover the difference between the actual and
estimated costs.
5. Traffic Signal— Solana Blvd and SH 114 - Within forty-five (45)
calendar days of construction plan approval, the Developer shall place into
escrow funds or equivalent letter of credit or performance bond in form and
substance reasonably acceptable to the Town as the Town deems sufficient
to design and construct eiszhty-eight percent (88%)of the cost estimated in
Attachment "E"necessary to complete the improvements identified in the
traffic study for traffic signals, Attachment "D", at the intersection of
Solana Blvd. and SH 114. Should escrowed amount, letter of credit, or
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performance bond that is provided by the Developer, as estimated in
Attachment "E", be deemed insufficient to at the time of construction to
complete the required improvements, the Developer shall provide
additional funds to cover the difference between the actual and estimated
costs.
6. Signalization Warrants
The Town shall cause the signalization improvements to be constructed at
such time as warranted according to TXDOT warrant standards and the
approval of the Town Manager.
D. Maintenance of Entrada Improvements
1. The Developer, and/or Public Improvement District and/or Property
Owners Association shall perpetually maintain improvements as shown on
the approved Concept. Development, and/or Site Plans or the approved
Preliminary Plat. whether on public or private property, as follows:
a. all irrigation.
b. all landscaping,
c. all sidewalks and trails
d. water features
e. Dublic art
E all Drivate or publicly dedicated streets
g. all Drivate or Dubliclv dedicated drainage infrastructure
h. and all other improvements that occur within the development, with the
exception of publicly dedicated water, sanitary sewer, and
telecommunication ductbank infrastructure within the development as
defined by:
i. the east curb of FM 1938/Davis Blvd to the development;
ii. the north curb of Solana Blvd.;
iii. the east development boundarv:
iv. and the southern curb of SH 114.
2. All trails. as shown on the Development Plan. or Site Plan(s) or Preliminary
Plat. whether built on public rights-of-wav or Developer's propertv. will be
Dubliclv accessible and maintained in DerDetuity by the Developer, and/or
Public Improvement District and/or Property Owners Association.
E. Streetscape Improvements
1. Streetscape improvements on FM 1938/Davis Blvd. and Solana Blvd. shall
be submitted with the Landscape, Open Space and Lighting Plan and shall
comply with the Streetscape Plan prepared by Schrickel Rollins (SRA)
attached hereto as Attachment "B".
a. Streetscape improvements shall be completed prior to approval of
a Final Plat or satisfaction of requirements in Section 2.E.
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b. Construction plans for streetscape improvements shall be approved
by the Town Manager or his designee prior to the beginning of
construction.
C. Streetscape improvements shall be completed by and perpetually
maintained by the Developer.
F. Lot Landscaping
The Developer shall require that the homebuilders in the development be
responsible for providing landscaping for each individual lot as required by the
PDI-2 zoning ordinance, the approved Development Plan, and/or any approved
Site Plans for the Development.
G. Amenities
1. All Development signage and associated landscaping shall comport to the
approved Development Plan, and must be approved by the Town prior to
construction. All subdivision signage will be owned and maintained by
the Developer or the Property Owners Association.
2. Culverts, where required, shall consist of stone-faced construction and
shall be approved by the Town as set forth in the Town of Westlake's
Code of Ordinances.
H. Westlake Academy pact
1. As set forth in the Economic Developer's Agreement approved by Town
Council Resolution 13-17, the Developer agrees to pay to the Town the
sum of $10,000 for each residential unit depicted on the approved
Development Plan and Site Plan(s) for Entrada, attached hereto as
Attachment "C" which shall be used for the benefit of the Westlake
Academy.
a. the amount of payment will be calculate by multiplying the total
number of lots depicted on each approved final plat by$10,000;
b. the amount for each final plat being due and payable to the Town
prior to the signing of the final plat with said date for signing of the
final plat not occurring more than thirty (30) calendar days after
the final plat is approved by the Town.
C. Delayed and/or insufficient commitments of these payments will
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affect issuance of building permits under the terms of this
Afreement. the Economic Development Agreement dated April
22, 2013 and Ordinance No. 703.
I. Reimbursement of Legal and/or Consulting Fees
1. The Developer shall reimburse the Town for actual costs of leual and/or
consulting fees incurred by the Town related to the preparation and review
of this Aizreement. and all other related documents deemed necessary by
the Town related to the Development.
2. Such reimbursement of fees are due and payable by the Developer upon
receipt of invoices from the Town.
J. Parkland Dedication Fees
As contemplated in the approved Economic Development Agreement for this
Development, parkland dedication fees in their entirety for this Development are
waived by the Town and considered to be met in full through the approved
Development Plan which provides for a 10 acre Town lake, 12' perimeter trails
throughout most of the development as well as trail connectivity to adjacent tracts
and roadways as well as provision of public and private open spaces/plazas within
the Development.
K. Provision of Town Hall Site
Developer agrees to comply with the terms of Section 5.2(h) contained in their
Economic Development Agreement with the Town approved by the Town by
Resolution 13-17 for reserving a Town Hall Site in the Development.
L. Developer Warrants Use of Town of Westlake Water and Sanitary Sewer Services
The Developer warrants and agrees that he has requested and will receive potable
water and sanitary sewer service for the Development from the Town.
SECTION 5 TOWN'S OBLIGATIONS
A. The only publicly dedicated infrastructure for which the Town will have perpetual
maintenance responsibility will be the potable water system, sanitary sewer
system, and the telecommunication duct bank infrastructure.
SECTION 6 DEFAULT, TERMINATION AND FAILURE BY THE DEVELOPER TO MEET
VARIOUS DEADLINES AND COMMITMENTS.
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A. Failure to Pay Town Taxes or Fees
An event of default shall occur under this Agreement if any legally-imposed
Town taxes or fees owed on or generated by the Development become delinquent
and the Developer or the Affiliate does not either pay such taxes or follow the
legal procedures for protest and/or contest of any such taxes. In this event, the
Town shall notify the Developer in writing and the Developer shall have sixty
(60) calendar days to cure such default. If the default has not been fully cured by
such time, the Town shall have the right to terminate this Agreement immediately
by providing written notice to the Developer and shall have all other rights and
remedies that may be available to it under the law or in equity.
B. Violations of Town Code, State or Federal Law
An event of default shall occur under this Agreement if any written citation is
issued to the Developer or an Affiliate due to the occurrence of a violation of a
material provision of the Town Code in the Development (including, without
limitation, any violation of the Town's Building or Fire Codes, and any other
Town Code violations related to the environmental condition of the Development,
or to matters concerning the public health, safety or welfare) and such citation is
not paid or the recipient of such citation does not properly follow the legal
procedures for protest and/or contest of any such citation. An event of default
shall occur under this Agreement if the Town is notified by a governmental
agency or unit with appropriate jurisdiction that the Developer or an Affiliate, or
any successor in interest thereto or any third party with access to the Development
pursuant to the express or implied permission of the Developer or an Affiliate, or
any a successor in interest thereto, is in violation of any material state or federal
law, rule or regulation on account of the Development, improvements in the
Development or any operations thereon (including, without limitation, any
violations related to the environmental condition of the Development; the
environmental condition on other land or waters which is attributable to
operations of the Development; or to matters concerning the public health, safety
or welfare). Upon the occurrence of such default, the Town shall notify the
Developer in writing and the Developer shall have (i) thirty(30) calendar days to
cure such default or(ii) if the Developer has diligently pursued cure of the default
but such default is not reasonably curable within thirty (30) calendar days, then
such amount of time that the Town reasonably agrees is necessary to cure such
default. If the default has not been fully cured by such time, the Town shall have
the right to terminate this Agreement immediately by providing written notice to
the Developer and shall have all other rights and remedies that may be available
to under the law or in equity.
C. General Breach
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Unless stated elsewhere in this Agreement, the Developer shall be in default
under this Agreement if the Developer breaches any term or condition of this
Agreement. In the event that such breach remains uncured after thirty (30)
calendar days following receipt of written notice from the Town referencing this
Agreement (or, if the Developer has diligently and continuously attempted to cure
following receipt of such written notice but reasonably requires more than thirty
(30) calendar days to cure, then such additional amount of time as is reasonably
necessary to effect cure, as determined by both Parties mutually and in good
faith), the Town shall have the right to terminate this Agreement immediately by
providing written notice to the Developer.
SECTION 7. NO INDEPENDENT CONTRACTOR OR AGENCY RELATIONSHIP
It is expressly understood and agreed that the Developer shall not operate as an
independent contractor or as an agent, representative or employee of the Town.
The Developer shall have the exclusive right to control all details and day-to-day
operations relative to its operations and obligations that it is required to perform
under the Agreement and shall be solely responsible for the acts and omissions of
its officers, agents, servants, employees, contractors, subcontractors, licensees and
invitees. The Developer acknowledges that the doctrine of respondeat superior
will not apply as between the Town and the Developer, its officers, agents,
servants, employees, contractors, subcontractors, licensees, and invitees. The
Developer further agrees that nothing in this Agreement will be construed as the
creation of a Developer or joint enterprise between the Town and the Developer.
SECTION 8 INDEMNIFICATION
THE DEVELOPER,AT NO COST OR LIABILITY TO THE TOWN,AGREES
TO DEFEND, INDEMNIFY AND HOLD THE TOWN, ITS OFFICERS,
ELECTED AND APPOINTED OFFICIALS, AGENTS, ATTORNEYS,
SERVANTS AND EMPLOYEES, HARMLESS AGAINST ANY AND ALL
CLAIMS, LAWSUITS, ACTIONS, COSTS AND EXPENSES OF ANY KIND,
INCLUDING, BUT NOT LIMITED TO, THOSE FOR PROPERTYDAMAGE
OR LOSS (INCLUDING ALLEGED DAMAGE OR LOSS TO THE
DEVELOPER' BUSINESS AND ANY RESULTING LOST PROFITS)
AND/OR PERSONAL INJURY, INCL UDING DEATH, THAT MAY RELATE
TO, ARISE OUT OF OR BE OCCASIONED BY (i) THE DEVELOPER'
BREACH OF ANY OF THE TERMS OR PROVISIONS OF THIS
AGREEMENT; OR (ii) ANY ACT OR OMISSION OR INTENTIONAL
MISCONDUCT OF THE DEVELOPER, ITS OFFICERS, AGENTS,
Resolution 13-34
Page 13 of 19
ASSOCIATES, EMPLOYEES, CONTRACTORS (OTHER THAN THE
TOWN, OR ITS EMPLOYEES, OFFICERS, AGENTS, ASSOCIATES,
CONTRACTORS OR SUBCONTRACTS), OR SUBCONTRACTORS DUE OR
RELATED TO, FROM, OR ARISING FROM OPERATION AND COND UCT
OF ITS OPERATIONS AND OBLIGATIONS OR OTHERWISE TO THE
PERFORMANCE OF THIS AGREEMENT.
SECTION 9 INDEMNITY AGAINST DESIGN DEFECTS
APPROVAL OF THE TOWN ENGINEER OR OTHER TOWN EMPLOYEE,
OFFICIAL, CONSULTANT, EMPLOYEE, OR OFFICER OF ANY PLANS,
DESIGNS OR SPECIFICATIONS SUBMITTED BY THE DEVELOPER
UNDER THIS AGREEMENT SHALL NOT CONSTITUTE OR BE DEEMED
TO BE A RELEASE OF THE RESPONSIBILITY AND LIABILITY OF THE
DEVELOPER, ITS ENGINEER, CONTRACTORS, EMPLOYEES,
OFFICERS, OR AGENTS FOR THE ACCURACY AND COMPETENCY OF
THEIR DESIGN AND SPECIFICATIONS. SUCH APPROVAL SHALL NOT
BE DEEMED TO BE AN ASSUMPTION OF SUCH RESPONSIBILITY OR
LIABILITY BY THE TOWN FOR ANY DEFECT IN THE DESIGN AND
SPECIFICATIONS PREPARED BY THE CONSULTING ENGINEER, HIS
OFFICERS, AGENTS, SERVANTS, OR EMPLOYEES, IT BEING THE
INTENT OF THE PARTIES THAT APPROVAL BY THE TOWN ENGINEER
OR OTHER TOWNEMPLOYEE, OFFICIAL, CONSULTANT, OR OFFICER
SIGNIFIES THE TOWN APPROVAL OF ONLY THE GENERAL DESIGN
CONCEPT OF THE IMPROVEMENTS TO BE CONSTRUCTED. IN THIS
CONNECTION, THE DEVELOPER SHALL INDEMNIFY AND HOLD
HARMLESS THE TOWN, ITS OFFICIALS, OFFICERS, AGENTS,
SERVANTS AND EMPLOYEES, FROM ANY LOSS, DAMAGE, LIABILITY
OR EXPENSE ON ACCOUNT OF DAMAGE TO PROPERTY AND
INJURIES, INCLUDING DEATH, TO ANY AND ALL PERSONS WHICH
MA Y ARISE O UT OF ANY DEFECT, DEFICIENCY OR NEGLIGENCE OF
THE ENGINEER DESIGNS AND SPECIFICATIONS INCORPORATED
INTO ANY IMPROVEMENTS CONSTRUCTED IN ACCORDANCE
THEREWITH, AND THE DEVELOPER SHALL DEFEND AT HIS OWN
EXPENSE ANY SUITS OR OTHER PROCEEDINGS BROUGHT AGAINST
THE TOWN, ITS OFFICIALS, OFFICERS, AGENTS, SERVANTS OR
EMPLOYEES, OR ANY OF THEM, ON ACCOUNT THEREOF, TO PAY
ALL EXPENSES AND SATISFY ALL JUDGMENTS WHICH MAY BE
INCURRED BY OR RENDERED AGAINST THEM, COLLECTIVELY OR
Resolution 13-34
Page 14 of 19
INDIVIDUALLY, PERSONALLY OR IN THEIR OFFICIAL CAPACITY, IN
CONNECTION HEREWITH.
SECTION 10 NOTICES
All written notices called for or required by this Agreement shall be addressed to
the following, or such other party or address as either party designates in writing,
by certified mail, postage prepaid, or by hand delivery.
SECTION 11 ASSIGNMENT AND SUCCESSORS
The Developer may at any time assign, transfer or otherwise convey any of its
rights or obligations under this Agreement to an Affiliate without the approval of
the Town so long as The Developer, the Affiliate and the Town first execute an
agreement approved by the Town Council of the Town under which the Affiliate
agrees to assume and be bound by all covenants and obligations of The Developer
under this Agreement. Otherwise, The Developer may not assign, transfer or
otherwise convey any of its rights or obligations under this Agreement to any other
person or entity without the prior consent of the Town Council, which said consent
may be withheld at the Town's sole discretion, conditioned on(i)the prior approval
of the assignee or successor and a finding by the Town Council that the proposed
assignee or successor is financially capable of meeting the terms and conditions of
this Agreement and (ii) prior execution by the proposed assignee or successor of a
written agreement with the Town under which the proposed assignee or successor
agrees to assume and be bound by all covenants and obligations of The Developer
under this Agreement. Any attempted assignment without the Town Council's
prior consent shall constitute a breach and be grounds for termination of this
Agreement and following receipt of written notice from the Town to The
Developer. Any lawful assignee or successor in interest of The Developer of all
rights under this Agreement shall be deemed "The Developer" for all purposes
under this Agreement.
SECTION 12 COMPLIANCE WITH LAWS, ORDINANCES, RULES AND REGULATIONS
This Agreement will be subject to all applicable Federal, State and local laws,
ordinances, rules and regulations, including, but not limited to, all provisions of
the Town's codes and ordinances, as amended.
SECTION 13 GOVERNMENTAL POWERS
Resolution 13-34
Page 15 of 19
It is understood that by execution of this Agreement, the Town does not waive or
surrender any of it governmental powers or immunities that are outside of the
terms, obligations, and conditions of this Agreement.
SECTION 14 NO WAIVER
The failure of either party to insist upon the performance of any term or provision
of this Agreement or to exercise any right granted hereunder shall not constitute a
waiver of that party's right to insist upon appropriate performance or to assert any
such right on any future occasion.
SECTION 15 VENUE AND JURISDICTION
If any action, whether real or asserted, at law or in equity, arises on the basis of
any provision of this Agreement, venue for such action shall lie in state courts
located in Tarrant County, Texas or the United States District Court for the
Northern District of Texas — Fort Worth Division. This Agreement shall be
construed in accordance with the laws of the State of Texas.
SECTION 16 NO THIRD PARTY RIGHTS
The provisions and conditions of this Agreement are solely for the benefit of the
Town and The Developer, and any lawful assign or successor of The Developer,
and are not intended to create any rights, contractual or otherwise, to any other
person or entity.
SECTION 17 FORCE MAJEURE
It is expressly understood and agreed by the Parties to this Agreement that if the
performance of any obligation hereunder, other than those obligations contained
in Sections 5.2.a of this Agreement, is delayed by reason of war, civil commotion,
acts of God, inclement weather that prohibits compliance with any portion of this
Agreement, or other circumstances which are reasonably beyond the control or
knowledge of the party obligated or permitted under the terms of this Agreement
to do or perform the same, regardless of whether any such circumstance is similar
to any of those enumerated or not, the party so obligated or permitted shall be
excused from doing or performing the same during such period of delay, so that
the time period applicable to such requirement shall be extended for a period of
time equal to the period such party was delayed.
SECTION 18 INTERPRETATION
Resolution 13-34
Page 16 of 19
In the event of any dispute over the meaning or application of any provision of
this Agreement, this Agreement shall be interpreted fairly and reasonably, and
neither more strongly for or against any party, regardless of the actual drafter of
this Agreement.
SECTION 19 SEVERABILITY CLAUSE.
It is hereby declared to be the intention of the Parties that sections, paragraphs,
clauses and phrases of this Agreement are severable, and if any phrase, clause,
sentence, paragraph or section of this Agreement shall be declared
unconstitutional or illegal by the valid judgment or decree of any court of
competent jurisdiction, such unconstitutionality or illegality shall not affect any of
the remaining phrases, clauses, sentences, paragraphs or sections of this
Agreement since the same would have been executed by the Parties without the
incorporation in this Agreement of any such unconstitutional phrase, clause,
sentence, paragraph or section. It is the intent of the Parties to provide the
economic incentives contained in this Agreement by all lawful means.
SECTION 20 CAPTIONS
Captions and headings used in this Agreement are for reference purposes only and
shall not be deemed a part of this Agreement.
SECTION 21 ENTIRETY OF AGREEMENT
This Agreement, including any attachments attached hereto and any documents
incorporated herein by reference, contains the entire understanding and agreement
between the Town and The Developer, and any lawful assign and successor of
The Developer, as to the matters contained herein. Any prior or contemporaneous
oral or written agreement is hereby declared null and void to the extent in conflict
with any provision of this Agreement. Notwithstanding anything to the contrary
herein, this Agreement shall not be amended unless executed in writing by both
parties and approved by the Town Council of the Town in an open meeting held
in accordance with Chapter 551 of the Texas Government Code.
SECTION 22 COUNTERPARTS
This Agreement may be executed in multiple counterparts, each of which shall be
considered an original, but all of which shall constitute one instrument.
Resolution 13-34
Page 17 of 19
EXECUTED as of the last date indicated below:
TOWN OF WESTLAKE: MAGUIRE PARTNERS-SOLANA LAND, L.P.
By: MMM Ventures, LLC,it general partner
By: 2M Ventures, LLC, its manager
By: By: i
Thomas 9. Brymer Medrdad Moayedi
Town Manager
Date: ID 29 Zq5 Date:
APPROVED AS TO FORM AND LEGALITY:
By:
Aanton 9
Town Attorney
ATTACHMENTS
"A"— Entrada Boundary Description and Map
"B"—Schrickel Rollins FM 1938 StreetScape Master Plan
"C"—Approved Entrada Development Plan and Preliminary Plat
"D"—Traffic Impact Analysis - Westlake Entrada &. Granada- Summary and Exhibits 10-
11
"E"—Engineer's Opinion of Probable Cost for Solana Blvd.
Resolution 13-34
Page 18 of 18
ATTACHMENTS
"A"— Entrada Boundary Description and Map
"B"—Schrickel Rollins FM 1938 StreetScape Master Plan
"C"—Approved Entrada Development Plan and Preliminary Plat
"D"—Traffic Impact Analysis - Westlake Entrada &. Granada- Summary and Exhibits 10-
11
"E"—Engineer's Opinion of Probable Cost for Solana Blvd.
Resolution 13-34
Page 19 of 19
Exhibit A
LEGAL DESCRIPTION
85.921 Ac.
BEING all that certain lot, tract or parcel of land situated in the C.M. Throop Survey, Abstract Number
1510,the W. Medlin Survey, Abstract Number 1958 and the Joseph Henry Survey,Abstract Number 742,
Tarrant County, Texas, and being part of that certain tract of land described as Tract 2B in deed to
Maguire Partners - Solana Land, L.P.,recorded in Volume 16858,Page 176 of the Deed Records of
Tarrant County, Texas and being more particularly described as follows:
BEGINNING at a 1/2" capped rebar found stamped"Huitt&Zolars"at the southeast corner of Lot 1,
Block 1, Westlake/Southlake Park Addition No. 1,an addition to the Town of Westlake according to the
plat thereof recorded in Volume 388-214,Page 78 of the Plat Records of Tarrant County, Texas, and
being on the southerly right-of-way line of State Highway 114;
THENCE S 89027'05"W, 2132.54 feet, to a 5/8"capped rebar found stamped"Carter&Burgess"at the
northwest corner of Lot 2, Block 1 of said Westlake/South Park Addition No. 1;
THENCE S 51027'05"W, 1000.00 feet, to a 5/8"capped rebar found stamped"Carter&Burgess"at the
westerly northwest corner of said Lot 2;
THENCE S 00032'55"E, 168.65 feet, to a 5/8"capped rebar found,being on the northeasterly line of
Kirkwood Boulevard, as described in deed,recorded in document number D208427746 of the Deed
Records of Tarrant County, Texas;
THENCE with the North line of said Kirkwood Boulevard the following seven(7)courses and distances:
With the arc of a curve to the left, having a radius of 1428.00 feet,a central angle of 9°12'55", an arc
length of 229.68 feet, and whose chord bears N 48°26'34"W, 229.43 feet, to a 1/2"capped rebar found
stamped"Graham";
N 53003'02"W, 32.60 feet, to a 1/2"capped rebar found stamped"Graham";
With the arc of a curve to the right,having a radius of 612.00 feet,a central angle of 18°54'50", an arc
length of 202.03 feet, and whose chord bears N 43035'38"W, 201.11 feet, to a 1/2"capped rebar found
stamped"Graham";
With the arc of a curve to the right,having a radius of 812.00 feet, a central angle of 24°06'48", an arc
length of 341.74 feet, and whose chord bears N 22°04'51", 339.22 feet, to a 1/2" capped rebar found
stamped"Graham";
N 10 24001'27"W, 132.24 feet, to a 1/2"capped rebar found stamped"Graham";
With the are of a curve to the left,having a radius of 70 8.00 feet, a central angle of 45°43'19",with an arc
length of 564.98 feet,
and whose chord bears N 32°53'07"W, 550.11 feet, to a 1/2" capped rebar found stamped"Graham';
N 55044'46"W, 190.40 feet, to a 1/2"capped rebar set stamped"G&A Consultants"at the south end of a
corner clip at the intersection of said Kirkwood Boulevard and the easterly line of Precinct Line Road as
described in deed,recorded in document
number D 208427746 of the Deed Records of Tarrant County, Texas;
THENCE N 09°29'49"W, 21.47 feet, to a 1/2"capped rebar set stamped"G&A Consultants"at the
north end of said corner clip;
THENCE along the east line of said Precinct Line Road, the following three(3)courses and distances;
With the arc of a curve to the left,having a radius of 1432.50 feet, a central angle of 16°09'58", an arc
length of 404.18 feet, and whose chord bears N 26°29'01"E, 402.84 feet, to a 1/2"capped rebar set
stamped"G&A Consultants";
N 18024'02"E, 185.45 feet, to a 1/2"capped rebar found stamped"Graham";
N 16030'10"E, 322.56 feet, to a 1/2"rebar found at the south end of a corner clip at the intersection of
said Precinct Line Road and State Highway 114;
THENCE N 59033'30"E, 44.59 feet, to a 5/8"rebar found in concrete, at the north end of said State
Highway 114;
THENCE along the south line of said State Highway 114,the following eight(8)courses and distances;
S 71036'30", 254.55 feet, to a Brass Texas Department of Transportation(TxDot)Monument found;
Resolution 13-34
Pagel of 3
S 77059'00"E, 746.74 feet, to a Brass TxDot Monument found;
S 71°36'25"E, 1443.85 feet, to a Brass TxDot Monument found;
S 63°07'25"E, 404.34 feet,to a Broken Brass TxDot Monument;
With the arc of a curve to the right,having a radius of 2709.79 feet, a central angle of 8°19'09", an arc
length of 393.46 feet, and whose chord bears S 58°57'40"E, 393.11 feet, to a Brass TxDot Monument
found;
S 54048'10"E, 399.24 feet, to a Broken Brass TxDot Monument;
S 64052'25"E, 56.55 feet, to a 5/8"capped rebar found stamped"Huitt&Zolars";
With the arc of a curve to the right, having a radius of 2754.79 feet, a central angle of 2°13'56", an arc
length of 107.33 feet, and whose chord bears S 43046'50"E, 107.32 feet, to the POINT OF
BEGINNING and containing approximately 85.921 acres of land.
Resolution 13-34
Page 2 of 3
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Resolution
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Acknowledgements
Mayor: Laura Wheat
Town Council: Clifton Cox
David Levitan
Rick Rennhack
Tim Brittan
Carol Langdon
Staff: Thomas E.Brymer,Town Manager
Jarrod Greenwood,Public Works Superintendent
Consultant Team: Schrickel,Rollins and Associates,Inc.
TOWNSCAPE,Inc.
LPAAL TOWNSCAPE.INC.
EI LWM
Exhibit B
Resolution 13-34
A
Table of Contents
Pages
Introduction •.............................••........................................ 1 ,2
Purpose of the Plan
Observations and Impressions •••••• ••••.••••••••••••••••••••••.••• 3, 17
Preliminary Concepts
0 TxDOT Standards within the Corridor
No
10
PublicInput ........................................................................ 1
1�
DesignVocabulary .................•.............,................................. 19,25
PlacemakingElements ..................................—....................... 26.30
MasterPlan .............................................................•.......... Inserted
Exhibit B
Resolution 13-34
Introduction
i
A
A
A
The Town of Westlake is known for its scenic beauty of through Westlake,Southlake,and Keller. The potential future pedestrian linkage to the communities
rolling hills dotted with majestic Post Oaks and quiet existing Precinct Line Road terminates in a cul-de- of Southlake and Keller.
ponds. The Towns rural character and stewardship sac and has limited driveway access to the adjoining
of its valuable natural features is recognized and Fidelity and Solana corporate campuses and the The F.M. 1938 Streetscape Master Plan has been
M` honored as a model development in the State of Texas. Vaquero residential development. Traffic in the area developed as the town's plan to anticipate how this
Dedication to protecting the cities rural character, is channeled around these large tract developments growth in the communities'infrastructure should
♦ while adapting to change and growth,led to the resulting in increased congestion and safety concerns coincide with the town's standards of aesthetics and
creation of the F.M. 1938 Master Plan. on the surrounding local streets. The widening of development.This Master Plan will serve as a guide
EM. 1938 will relieve congestion on local roadways for the development of F.M. 1938 between S.H. 114
EM. 1938,formerly Precinct Line Road,will be a such as Dove Road and Ottinger Road. In addition and the Westlake town limit,just south of Randol Mill
regional four-lane arterial constructed by the Texas to the improved vehicular circulation,a pedestrian Road.
Department of Transportation(TxDOT). This road trail system will be added to the F.M. 1938 corridor
will serve as a major commuter route linking S.H.114 and serve as a catalyst to the towns trail system and a
i Exhibit B
Resolution 13-34
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VA ;t@ . . -
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STAT r
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A �
The Town of Westlake hired the design team of Schrickel,Rollins and Associates, Specific goals for this document include:
Inc. (SRA) and Townscape, Inc.,to assist them in developing the streetscape
master plan for the F.M. 1938 corridor. The responsibilities of the design team Create a pedestrian realm that is safe and inviting along F.M. 1938 with the
were to collect data,study the proposed TxDOT plans for the roadway,inventory creation of a conceptual plan that addresses,public art,pedestrian amenities,
and analyze existing conditions,collect input from stakeholders,and develop final hardscape,accessibility,landscape,gateway monuments,and wayfinding.
recommendations for the corridor's streetscape.
• Creating a unique identity for the corridor by drawing inspiration from
Purpose of the Plan the community's natural features,colors,textures,architecture,and plant
The primary purpose of the Master Plan is to reinforce the"rural character" materials.
by creating a strong visual identity for the area through the implementation of
intensive landscaping,signature gateways and pedestrian friendly amenities within Blending TxDOT standards with the aesthetics needs of the Town of Westlake.
the setting of the F.M. 1938 expansion and its (4) lane divided street section.
Furthermore,the document will identify the design process,observations and
impressions of the town's character,and identify elements that influence the design
philosophy and contribute to the corridor's identity and sense of place. These
recommendations will be the guiding principles for all development along the EM.
1938 corridor and will be the initial phase of a Town Corridor Plan. '
0
Exhibit B ,d
Resolution 13-34
1
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It
Observations and Impressions
A
A In order to understand the Town of Westlake's w
character,the design team became immersed in the
community's landscapes documenting its scenic j Wf,�features,which would be the inspirational elements � "^ '�
that would tie together a unique identity.Following 1 3r
is a photomontage of the architectural features, `f M
landscape,materials,textures,and colors that make up
the Town of Westlake. These impressions would then
inspire a Palette of forms and materials that would
later develop into the corridors"design vocabulary". y
Design Palette 44
• Native sandstone _
' • Native fossilized limestone
• Large river cobbles '
* Hand wrought iron -
• Color accents j
• Texas native trees,shrubs and grasses in bold
rhythmic patterns
• Pure geometries-timeless classic forms
• Westlake"brand"repeated in architectural and
hardscape elements
Exhibit B
Resolution 13-34
Wooded r to Dove Road Ranch Savannah: Dove 'rrr to Randol
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Resolution 13-34
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TxDOT Standards within the Corridor
Any enhancements to a state roadway must comply with the requirements set forth by the Texas Department of Transportation. TxDOT has a series of standards that
apply to all project enhancements that encompass-planting,lighting,paving,signage,signalization,and vertical elements along the roadway. These items are identified in
the Landscape Aesthetics Design Manual that was adopted by TxDOT in 2009. The following is a condensed list of items that will affect the design and construction of
this corridor:
• No tree canopy should extend past the curb.
• There should be a minimum two-foot mowstrip adjacent to median curbs.
• Plants must be drought tolerant (xeric) and only drip irrigation is allowed. �I
• Vegetation must be kept at a vertical height appropriate for visibility triangles and views across the median.
f
Exhibit B
Resolution 13-34
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Preliminary Concept
go The preliminary concept was used to determine how to introduce color,texture,and enhancements into the TxDOT four-lane divided boulevard design. These simple
no graphics were used to develop points of interest or"pulse points"by gradually building up the level of visual interest as a pedestrian or vehicle neared an intersection.
so This rhythm of elements can be experienced in the use of enhanced paving in the sidewalks and crosswalks,the use of plant materials,and other site elements that give
. indicators of the approaching intersection. This repetition throughout the corridor helps to communicate to its user a sense of design and cohesiveness to the roadway
that is subtle yet perceivable.
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Resolution 13-34
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Resolution 13-34
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Exhibit B
Resolution 13-34
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Public Input r
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On March 5,2009,SRA and Townscape planners held a meeting with corridor 00
stakeholders during the course of the Town Council Workshop session. r
Stakeholders in attendance at the meeting included the Town Council,various Mr
Town governmental officials,corporate campus development representatives, 00
residential landowners,and residential Home Owner Association(HOA)
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representatives.
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Planners conducted the initial segment of the meeting utilizing a PowerPoint
presentation describing an overview of the existing conditions,analysis of
the corridor study area and recommendations for the various streetscape
enhancements and amenities that could be considered for the corridor. (~
The presentation was followed by a round table discussion around draft 0
plan graphics to solicit feedback,answer questions,and provide a better M
understanding of the challenges and opportunities found within the corridor.
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Exhibit B
Resolution 13-34
Design Vocabulary
The image of Westlake's"rural character"begins to suggest a
"design vocabulary",a conn used to describe a palette of shapes or
forms,textures,colors,materials and details that work together
to create a cohesive image or theme. The design vocabulary may
include simple pure geometries,native stone and metal,water,
native plants,and earth tones. The following design vocabulary
features are important to creating a cohesive and distinct identity
for the corridor:
• The rhythmic repetition of site elements such as street trees,
enhanced paving,etc.is used to instill a sense of order and 1J°
unity throughout the corridor.
• Simple geometric forms with high contrast should be used T `f
in the intersection design. Overly ornate or complex icons
distract vehicular traffic. _�.
•
Construction materials and street furnishings should be proven :" '`
elements that are timeless in their setting. These materials " \ (tt*py ti '
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should have the durability to withstand heavy traffic such as 1 y !
brick,steel,and enhanced concrete. -'la..+l1�s e la'i'•c
Other key features to the identity of this corridor include:
• Lighting-pedestrian bollard lights.
• Site Furnishings-benches,crash receptacles,bollards,tree
grates,bike tacks,traffic signals and wayfinding signs. Gateway Monuments.This vertical sign design incorporates a slanted pillar,recalling die
• Architectural elements-gateway monuments and landmarks. architectural monuments at S.H. 114,and utilizes a variety of native stone materials and earth cone
Paving-enhanced intersections,crosswalks,and sidewalk colors. It could be sited at primary roadway entrances to the corridor,
• treatments.
• Landscaping-street trees,median trees,green spaces and
ornamental plantings such as shrubs and ground covers.
A Exhibit B
Resolution 13-34
"J" Secondary Monuments. A family of smaller gateway monuments,trail markers,and bollards could enhance 00
secondary entrances,drives,parks,and greenway trails. These designs mimic the forms and materials of the 00
large gateway monuments. 00
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Pedestrian Lighting.The lighting proposed is a series of custom bollards that will compliment the gateway
monumc
nit. These bollards will be located at the sidewalks beginning one hundred-feet on either side of an
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intersection. The bollards will continue at the intersection node in order to illuminate pedestrians at the
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intersection crosswalks.
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Exhibit B
Resolution 13-34
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Resolution 13-34
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Shade Structure. In this concept sketch,a shade structure adds to the 40
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.�fdi1C sSiR/�"✓ CWS I pedestrian realm with the identifiable architectural motif,which is a
fvkm.rcel�y�tf I" i continual reminder throughout die corridor of the identity of the area �
J } ,' and its pedestrian connectedness.
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Color schemes. A number of color schemes inspired by natural materials would be appropriate in the corridor;the scheme chosen should communicate the character of Westlake,and be
visible at a distance. These elements must go through TxDOT review and are subject to change.
Exhibit B 4
Resolution 13-34
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Wayfinding Motif Applications. A strong design motif can produce a family of wayfin ding signage to serve a
variety of needs throughout the corridor. Their repeated use works in tandem with the streetscape design to 1
visually unify disparate parts of the community.
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Resolution 13-34
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Section View ITrailhead.
Place.A Sense of I ► f I'1 anduseI / unifieddesign vocabularytocreateItrailf areawith ! character / Ithis corridor.
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Exhibit B
Resolution 13-34
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Placemaking Elements r
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Logo Concept
A Logo can evoke the character or identity of a place.The flying" 1(j VM
W"logo represents the ranching heritage of Westlake,and the rural 14
character of the community within a simple graphic that is identifiable
for vehicular traffic.The logo concept is followed by examples of
Site Furnishings
a unified family of site elements that demonstrate how a design Site furnishings are a major contributor to a pedestrian-friendly environment and include items M
vocabulary can reinforced an image for the corridor. This image/icon such as benches,shade structures, trash receptacles,bike racks,signs,traffic signals,tree grates, M
can reach further throughout the Town's thoroughfares to define the and bollards. A pedestrian-friendly environment is greatly influenced by one's perceived level 14
community,and give cohesiveness as the community grows.
of comfort. A shaded place to sit and relax enhances the level of comfort for the pedestrian. I
Street furnishings can also provide a strong unifying element within the corridor,setting it apart
Lighting with a distinct identity. The color of the site furnishings should match or compliment the other M
The quality of light can greatly affect the character of the streetscape elements in the design vocabulary. r
within the corridor and the perceived sense of whether the area is safe
or unsafe. Lighting for pedestrians should be designed to avoid glare I
Monuments
and give the pedestrian the ability to see their immediate area as well It is critical for the success of a distinct corridor to have a strong entry statement as it sets the I
as their surroundings outside the lighted area. A well-lighted corridor standard and identity for the area as a visual icon. Gateways and landmarks properly located will I
with pedestrian lighting,attention to human scale and appropriate serve as a visual announcement to let people know they are entering a special area. 4
light levels will invite more pedestrian traffic,and help avoid
potential nighttime conflicts. Pedestrian lights and streetlights should paving
complement each other as well as the other site furnishings. Currently Enhanced paving treatments are one of the key features in a design vocabulary to introduce
there is no intention to add streetlights to this corridor in keeping
color and texture into the streetscape environment. Itis also an important component in traffic I
with the rural character of Westlake.Instead,a series of bollard lights calming which leads to a safer pedestrian realm. Paving materials should be durable due to the
he sidewalk.Any heavy volume of traffic anticipated along F.M. 1938. The enhanced paving allow by TxDOT is
are located at the intersection and continue down t
future additional pedestrian or streetlights beyond the proposed bollard stamped and colored concrete.
lights would need to blend with the palette of materials identified in
this document. Enhanced pavement materials can be used to establish a pedestrian priority. A change in
pavement texture or color signals drivers that the crosswalks are a pedestrian priority area. The
rough texture of enhanced paving and contrasting color will be a second indicator for drivers to
reduce their speed.
Exhibit B
Resolution 13-34
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Landscaping `
Street trees are key components to traffic calming and creating a successful
streetscape. A tree lined street not only helps define the vehicular corridor,
it also defines the pedestrian spaces while introducing rhythmic groupings /
of color and texture. Street trees are also one of the vertical elements in
a streetscape that provide comfort and shade for pedestrians in the heat
. of the summer and can also produce"visual friction". Visual friction uses
. vertical and/or horizontal elements within the streetscape,such as street
trees,enhanced pavement,etc.to signal drivers that they have entered a
pedestrian realm. Drivers perceive they are driving within a pedestrian zone
which contributes to a greater awareness and slower speeds. ^"
Possuinhaw Holly Red Oak
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[7esLrt Wiliory Cedar Elfin Eastern Red Cedar Bur Oak
Exhibit B
Resolution 13-34
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Hameln Grass Crossvine Weeping Lovegrass
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Texas Sage 'Little Bunny'Fountain Grass Soft Leaf Yucca
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Exhibit B
Resolution 13-34
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Place Making-A Family of Site Design
Elements
04 A number of applications of the name and logo
04 concepts,along with the suggested vocabulary
01 of forms,materials and colors,are illustrated.
Although the master plan cannot anticipate or
01 detail every feature that will ultimately make up
04 the visual environment of the corridor,it illustrates
sufficient examples of a unified design vocabulary to
facilitate translation into other components.
Exhibit B
Resolution 13-34
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Public Art Opportunities
The addition of art in the corridor is a great opportunity
to add visual interest,strengthen the identity of the
area and add to the richness of the public realm. V
The Westlake Public Arts Society will play a pivotal I
role in leading the direction of the public art within r"
this corridor. The art pieces should complement the
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"design vocabulary"in terms of color,form,materials
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and character.
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Master Plan
The Master Plan,shown on the following page,is the culmination of the street corridor enhancements with the"Place Making Elements"identified along the roadway.
A legend is located at the bottom left corner to help identify the plan graphics. The major"pulse points"are identified by the highlighted circles at the intersections of
Randol Mill Rd.,Dove Rd.,Solana Blvd.and S.H. 114. The plan identifies the Randol Mill Rd_and S.H. 114 intersections as opportunities to site Primary Gateway
elements. Pedestrian trails are identified stopping at S.H. 114 and Randol Mill Rd.with a connection across the highway at a pedestrian underpass,indicated with a blue
highlighted box. The pedestrian underpass is a great opportunity for public art with murals for the tunnel walls or sculpture at the ends of the tunnel,as indicated by an
asterisks. Other locations for public art are identified at the intersection of Dove Rd.and S.H. 114. Public art could also be placed at locations along the sidewalk and
near the trail head or shade structures. The trailhead and shade structures are identified,on the plan,with a colored dot.
1
The medians are designed to tie into the rural countryside of Westlake with the use of large sweeping masses of canopy trees and native grasses. Visibility triangles are 1
identified for TxDOT to indicate compliance with the visibility requirements within the corridor. Retaining walls will be stamped and stained concrete formliner to 1
replicate a natural stone pattern. The colors and textures chosen will blend and complement with the other site elements.
I
10 1.11. 1 9-IS Corridor Wasirr Plan-Town of 11'estlake
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Exhibit B
Resolution 13-34
Exhibit C a o
Resolution 13-34 � g
DEVELOPMENT PLAH W
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TOWN OF WESTLAKE
DENTON & TARRANT COUNTY, TEXAS
SEPTEMBER 2013 CUA TFROCP SURVEY,, TNO.%V ¢
W.MED W SURVEY.ABSTRACT NO.1968
WILLIAM PEA SURVEY,ABSTRACT NO.1248
JOSEPH HENRY
SURVEY,ABSTRACT NO.IBMG
TARRANT COUP,TEXAS
W.MEDLN SURVEY.ABSTRACT N0,1688 W
IMWAM PEA SURVEY,ABSTRACT NO HM6 F p
JOSEPH HENRY SURVEY,ABSTRACT NO 628 6 629
DENTON COUNTY,TEXAS
Sheet List Table
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ReTution 13-34
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Detention Routing Detention Routing DETENTION SUMMARY:
PrelAnln4ry Deumbn ComPumtla:T•.Enlretle DAA Pm4mMnry Dnwn6an CemPulae�nn,Entman•DA-0
PROPOSED SURFACE AREA OF LAKE: ±7,0 Ac.
pne4wk"ma Dava,k+w+l sms pneaw.lo.wa e3w"w..�,l Frr.9:a REQUIRED TOTAL DETENTION: ±10.5 Acre—ft
a�w Alaa)= s.gro unra 4<ao n.. M-) 11:169 31.341 Y.000
OUTLET STRUCTURES FOR DRAINAGE rtNlu e:iil9u
raywn)e I6.1 aoa 10, -.�,..\.,,,-.,,. TeQninp leo ioa 10.9 AREAS A & B TO BE SIZED ACCORDINGLY N0T 1N"u}10m`D"
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.. PROPOSED DEPTH OF DETENTION: ±1.5 ft P,c,we6J0i6"
` oATE to/11/4mJ
2 290 `TT4a a)1 2Dar /a.a 4.8411 4H 290 X49 adi 1406 -15 1s7r4
4 188 827 658 m1 9z7 0113 4 18a 615 6.11 14 5.6 51.5 4.1801
19 5.93 108.9 6.51 28't1 "Wl 16 593 69.9 651 1661 60.9 2a.S2
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Exhibit C
Resolution 13-34 PRE UM I If ARY PLA
R
for
ENTRADA U 9
85.921 Acres °
in the
TOWN OF WESTLAKE
TARRANT COUNTY, TEXAS
SEPTEMBER 2013 CMHROOP6UH FY�SABBTRPCTNO 50 0
W.MEDLIN"VEY,AESTRACT NO.+S5S WW
WI WAM AC
PEA SURVEY.ABSTRACT N0.1248 �g 5
XSEPH HE
SURVEY,ABSTRACT NO.1558 F— 2
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Sheet List Table
PP COVER SHEET
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2
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—_ PPS SUBDIVISION PLAN EAST
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PPB ENTRADA KEY MAPA
+ ^— PP7ENTRADA KEY MAP B
PPB ENTRADA KEY MAP C
PPS ENTRADA KEY MAP D
PP10 ENTRADA KEY MAP E
PPtl ENTRADA KEY MAP F
PP12 ENTRADA KEY MAP G
PP13 EXISTING DAM
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PPI9 STORM SEWER PLAN EAST
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+ CARPDLLTON,TEXAS
PE 14081892-7200
Fax(469)092.72D2 H
0 Cm1eC JACK OAW9ON Q
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Resolution 13-34
410
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ENTRADA
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Zoned PD 1-2
i-20200' _s 80'9266'I
If 15165* Ifels, M IV,
C.M.THROCIP SURVEY,ABSTRACT NO.150
W.MEDUN SURVEY,ABSTRACT NO.1956
4-1 WILLIAM PEA SUV EY,
N SURVEY, No.12'6
6res'16,r JOSEPH HENRY SUR
sem, TARRANT VEY,ABSTRACT NO.V58
T, COUNT.TEXAS
—fall"I". nay
W.MEDLIN SURVEY.ABSTRACT 1,0.$88
JI A:9'13'M' WILUAM PEA SURVEY.ABSTRACT 140"
4n.71' JOSEPH HENRY SURVEY,ABSTRACT NO EBB&SM
LC-fl 18-21-32'Y DENTON COUNTY TEXAS
TOWN OF MSTI.AKE
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.�---^ `9y(� // • G OM THfl00P SURVEY,ABSTRACT N0.tltl
't- 1111 '1 '• - ,%., // n 1 ':'uY W MEMIE SURVEY,
ABIT1A01 ND.1958
WILLIAM PEA SURVEY,
,AS MA W.19U
N 10'01'10'4 \I F' uw Jnr'. y ' /'^'e'- //
JOSEPH NLNRY TARRANT��BTT,TE�7 NQ 1950
19421' /'
i W 1 MEOUN$UFNEY,AOSTRACT NO.1688•wneom „ 'ib fa >y ' //'/. - ya WILLIAM PEA SURVEY,ABSTRACT NO AA5
b // JOSEPH HENRY SUflVEV AB67MCT NO 528 8522
DENTON COUNTY,TEXAS
TOWN OF WESTLAKE
1411.96'
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Exhibit C
Resol ion 13-34
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PRELIMINARY PLAT
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CM."OOP SURVEY,ABSTRACT NO.M.
W NEDUN SURVEY,ABSTRACT NO,Ma
�\ WILLIAM PEA SURVEY,ABSTRACT NO.246
A4184.79, XSEP,1 HENRY SURVEY,ASSIRACI NO.1M
TAnRAMT TEXAS
W MEOU SURVEY,ABSTRACT NO 1688
WILLIAM PEA SURVEY,ABSTRACT NO 1DV5
JOSEPH HENRY SURVEY.ASSTRACT NO 528 6 529
DENTONCOAM,,TEXAS
TOWN OF WESRAKE
CONSULTIA�NTS'oL�LC l3
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A TRAFFIC IMPACT ANALYSIS FOR
WESTLAKE ENTRADA & GRANADA
A PROPOSED MIXED—USE DEVELOPMENT IN WESTLAKE, TEXAS
Prepared for:
The Village Company
6750 Hillcrest Plaza
Suite 325
Dallas,Texas 75230
Prepared by:
DeShazo Group
Texas Registered Engineering Firm F-3199
Engineers• Planners
400 South Houston Street
Suite 330• Union Station
Dallas,Texas 75202 dW
Phone: 214-748-6740 '!
Fax:214-748-7037y
t
NVA 0..sAHN
June 6,2013
DeShazo#12187
Exhibit D Page 1 of 22
Resolution 13-34
=i DeShazo Group
Traffic.Transportation Planning.Parking.Design.
TECHNICAL MEMORANDUM
To: Michael Beaty
The Village Company
From: DeShazo Group, Inc.
Date: June 6,2013
Re: A Traffic Impact Analysis for Westlake Entrada &Granada,a Proposed Mixed-Use Development
in Westlake,Texas(DeShazo#12187)
Introduction
The services of DeShazo Group, Inc. were retained by The Village Company to conduct a Traffic Impact
Analysis and Access Assessment for Westlake Entrada, a proposed mixed-use development located at the
intersection of SH 114 and Davis Blvd. (FM 1938) and Granada, an 84-unit single-family development located
south of Solana Boulevard in Westlake, Texas (see Exhibit 1). The DeShazo Group is an engineering
consulting firm providing licensed engineers skilled in the field of traffic&transportation engineering.
This study will examine the potential traffic generated by the proposed development plan and will determine
the general availability of access and roadway capacity available to serve it. This report will be provided to
City of Westlake staff(Staff) and TxDOT for review to fulfill the associated requirements of the local approval
process.
Proposed Development Characteristics
The proposed Granada development includes 84 single-family dwellings and could be complete as early as
2016. The proposed Entrada development consists of over 1,745,000 sf of office, retail, residential and
related uses and is proposed to be fully developed by the end of 2020. Exhibit 2 offers a conceptual site plan
for the proposed developments.
Roadways and Accessibility
The following existing roadways will provide primary (direct) access to the subject site and are included in the
study area:
• SH 114 Frontage Roads
o Existing Configuration: 2/3-lane, undivided roadways with additional left- and right-turn
lanes at major intersections.
• Davis Blvd. (FM 1938)
o Existing Configuration: a 6-lane, divided roadway south of SH 114
• Solana Boulevard/Kirkwood Boulevard
o Existing Configuration: a 6-lane, divided roadway east of Davis Blvd. (FM 1938) and west of
SH 114 w/a short section of 2-lane, undivided between
o Master Thoroughfare Plan Designation: Major Arterial,6-lane, divided roadway
400 South Houston Street,Suite 330 Dallas,Texas 75202 P.214.748.6740 F.214.748.7037 www.deshazogroup.com
Exhibit D Page 2 of 22
Resolution 13-34
The following intersections will also be included in the impact analysis:
• The SH 114 EBFR @ Davis Blvd. (FM 1938),
• The SH 114 WBFR @ Davis Blvd. (FM 1938),
• The SH 114 EBFR @ Solana Blvd. (FM 1938),
• The SH 114 WBFR @ Kirkwood Blvd. (FM 1938),
• Davis Blvd. (FM 1938) @ Solana Boulevard,
• Davis Blvd. (FM 1938) @ one site driveway and
• Solana Blvd at three site driveways.
Traffic Volumes
The TIA presented in this report will analyze the operational conditions for the peak hours and study area as
defined above using standardized analytical methodologies where applicable. It will examine current traffic
conditions, future background traffic conditions and future traffic conditions with the proposed project fully
developed and operational. Once current traffic information was collected,future background volumes were
developed by applying an annual growth rate to the existing count data. Then, the traffic generated by the
proposed development was projected using the standard four-step approach: Trip Generation, Mode Split,
Trip Distribution and Traffic Assignment. By adding the site-generated traffic to the future background
traffic, the resulting traffic impact to operational conditions may be assessed from which mitigation
measures may be recommended.
Existing Traffic Volumes
Existing peak hour traffic volumes were collected in the study area on December 111h, 2012. These volumes
are shown in Exhibits 3 and 4. Detailed traffic counts can be found in the Appendix.
Site-Related Traffic Volumes
Trip Generation and Mode Split
Trip generation for the Project was calculated using the Institute of Transportation Engineers (ITE) Trip
Generation manual (8th Edition). ITE Trip Generation is a compilation of actual traffic generation data by land
use as collected over several decades by creditable sources across the country and it is accepted as the
standard methodology to determine trip generation volumes for various land uses where sufficient data
exists.
While it is normally assumed that the characteristics inherent to the ITE trip rates will adequately reflect
the travel/mode choices associated with a proposed development,a mixed-use development often displays
special trip generation characteristics. Reductions for internally captured trips and diverted or pass-by
traffic should be considered. For this study, reductions for 'internally captured or satisfied' trips have been
taken. Values to account for trips that are "internally satisfied" (trips that do not utilize the surrounding area
roadway network) were obtained using methodologies outlined in the ITE Trip Generation Handbook.
Reductions were applied to the PM peak hour for the mixed-use/retail and residential land uses. The
reductions account for pedestrian and/or vehicular trips that do not utilize the external roadways.
Reductions were not applied for pass-by traffic or transit services in the area. A summary of the daily and PM
Peak internal capture reductions for the proposed development is provided in Exhibit S. A summary of the
site-related trips calculated for the proposed building program is provided in Table 1. The appropriate ITE
Trip Generation Manual-8th Edition excerpts are provided in the Appendix.
Exhibit D Page 3 of 22
Resolution 13-34
Table 1
Westlake Granada & Entrada Trip Generation
AM Peak Hour PM Peak Hour
Land Use Quantity Daily Total In Out Total In Out
Traffic
210 Single-Family Detached
84 DU 886 69 17 52 90 57 33
(Granada)
210 Single-Family Detached 60 DU 650 52 13 39 66 42 24
230 Condominium/Townhouse 262 DU 1,487 112 19 93 132 88 44
254 Assisted Living 80 Beds 213 11 7 4 18 8 10
311 All-Suites Hotel 120 Rooms 749 58 39 19 32 13 19
710 General Office 262,200 SF 2,802 406 357 49 372 63 309
720 Medical/Dental Office 214,500 SF 8,556 493 389 104 552 149 403
730 Government Office Bldg 20,800 SF 1,434 122 102 20 25 8 17
814 Specialty Retail 192,250 SF 8,262 - - 483 213 270
Sub Totals* 24,153 1,254 926 328 1,679 584 1,095
Internally Captured Trips* 2,316 0 0 0 132 66 66
Totals* 21,837 1,254 926 328 1,546 518 1,029
*includes Entrada traffic only,Granada traffic will be included in background traffic due to its early completion
Trip Distribution and Assignment
Traffic generated by the proposed Entrada development at site buildout conditions was distributed and
assigned to the study area roadway network using professional judgment to interpret the traffic orientation
characteristics of existing traffic volumes in the study area and a technical understanding of the available
roadway network. Exhibits 6 and 7 illustrate the approach and departure percentages assumed for Entrada
site-generated traffic in this study.
Traffic Volumes
Determination of the traffic impact associated with the Entrada Project is measured by comparing the
change in operational conditions before and after site-related traffic is added to the roadway system. This
involves the development of traffic volumes that include both background and site-related traffic. The site-
generated traffic was calculated by multiplying the trip generation values (from Table 1) by the
corresponding traffic approach and departure orientations (Exhibits 6 and 7). The resulting peak-hour site-
generated traffic volumes of the Project are summarized in Exhibits 8 and 9.
Future Background Traffic Volumes
The standard procedure for determining the future background or non-site-related traffic involves several
steps. The first is to determine an average annual growth rate for the roadways in the study area. The
second is to determine a buildout or horizon year for the analysis. Finally, the existing traffic volumes are
factored using the assumed annual growth rate for the selected number of growth years. For this project, we
have assumed a horizon/buildout year of 2020 and that an average annual growth rate of 3%will occur each
year for the next 8 years. In addition, the estimated traffic for the Granada development, which will be
completed well before the 2020 horizon year used for the Entrada analysis, was added to the existing
roadway system. Applying the 3%/year growth factor to the existing traffic volumes and adding the Granada
traffic yields the 2020 background volumes shown in Exhibits 10 and 11.
Exhibit D Page 4 of 22
Resolution 13-34
Future Background Plus Site Traffic Volumes
Adding the new site-related traffic from Exhibits 8 and 9 to the 2020 background traffic volumes shown in
Exhibits 10 and 11 yields the total peak period traffic volumes at the Project buildout year shown Exhibits 12
and 13.
Access Assessment
The access assessment portion of this study will examine two major areas:
1) The spacing between the proposed access points and adjacent access points and
2) The need for acceleration /deceleration lanes based on the projected turning movements at the
proposed access points.
Access Point-to-Access Point Spacing
The TxDOT Access Management Manual requires 305' between access points on a two-way facility with a
posted speed limit of 40 mph as is the case on Davis Blvd. (FM 1938) in the area of the proposed
development (see Appendix). The site plan (Exhibit 2) shows that Driveway 1 is located approximately 530'
south of the SH 114 frontage road. Therefore, the access point spacing requirements are satisfied on all
TxDOT facilities.
The City of Westlake controls the access spacing on Solana Blvd and requires 250' between a major
intersection and a limited-access (right-in-right-out) drive on a major arterial, 500' between a major
intersection and a full-access (left-in-left-out) drive on a major arterial and 250' between adjacent driveways
on a major arterial. Applying these criteria to the proposed site plan (Exhibit 2), we find that all of the
driveways meet the minimum physical spacing requirements, but we recommend that the median opening
shown at Driveway #2 on Solana Blvd be relocated to Driveway #3. This will maintain two full-access
driveways on Solana Blvd and will meet the City's driveway type spacing requirements.
Auxiliary Lane Assessment
The portion of the access assessment will examine the need for auxiliary or turn lanes based on the projected
turning movements at the proposed access points. Both TxDOT and the City of Westlake require that
auxiliary turn lanes be provided when the turning movements exceed 50 vehicles per hour for left or right
turns on a roadway with a speed of 40 mph or less (see Appendix). Applying the volume threshold standard
to the proposed site traffic(Exhibits 10 and 11) shows that auxiliary right turn lanes are required at all site
driveways and auxiliary left turn lanes are required at Driveways 3 and 4.
Traffic Impact Analysis
Analysis Methodology
Traffic operational conditions for unsignalized and signalized roadway intersections are quantitatively
measured in terms of average delay per vehicle in a one-hour period through the intersection as a function of
roadway capacity and operational characteristics of the traffic signal. The standardized methodology applied
herein was developed by the Transportation Research Board as presented in the Highway Capacity Manual
(HCM). HCM also qualitatively rates the overall delay conditions in terms of"Level-of-Service" (LOS) ranging
from "A" (free-flowing conditions) to "F" (over-capacity conditions). Generally, LOS D or better is considered
an acceptable condition for intersections in urban and suburban areas.
Summary of Results
The intersection capacity analyses presented in this study were performed using the Synchro 7 software
package. Table 2 provides a summary of the intersection operational conditions during the peak periods
under the analysis conditions presented previously. Detailed software output is provided in the Appendix.
The findings are as follows:
Existing (2012) Conditions
The following assumptions were included as part of the existing conditions analysis:
Exhibit D Page 5 of 22
Resolution 13-34
• The traffic volumes collected in December of 2012 are representative of average daily traffic levels,
• The traffic signal at SH 114 and Davis Blvd. (FM 1938) is operational,
• All other intersections are STOP-controlled and
• The existing 2-lane portion of Solana Blvd between Davis Blvd. (FM 1938) and SH 114 will be
completed to its full 6-lane cross-section as part of the development of the proposed project.
As Table 2 indicates,the intersections of Solana at Davis Blvd. (FM 1938) and SH 114 at Davis Blvd. (FM 1938)
operate at acceptable levels during the morning and afternoon peak periods with future background traffic.
The unsignalized intersections of Solana and Kirkwood at SH 114, however,fail during the peak periods and
display excessive delays. A traffic signal is need at the intersections of Solana and Kirkwood at SH 114 in
order to provide acceptable levels of service to all movements during peak periods. A full traffic signal
warrant study should be completed for this location.
Future (2020) Background Conditions
The following assumptions were included as part of the future background conditions analysis:
• The proposed project will be fully developed by the end of the year 2020
• The traffic volumes collected in December of 2012 have been increased by 3% per year for eight
years to reflect the normal growth in the study area and represent average daily traffic levels for the
year 2020
• The traffic signal at SH 114 and Davis Blvd. (FM 1938) is operational
• The intersections of Solana and Kirkwood at SH 114 are STOP-controlled
• The existing 2-lane portion of Solana Blvd between Davis Blvd. (FM 1938) and SH 114 will be
completed to its full 6-lane cross-section as part of the development of the proposed project
• All of the 84-unit Granada residential development south of Solana will be in place and this traffic is
included in the background volumes.
As Table 2 indicates,the intersections of Solana at Davis Blvd. (FM 1938) and SH 114 at Davis Blvd. (FM 1938)
operate at acceptable levels during the morning and afternoon peak periods with future background traffic.
The unsignalized intersections of Solana and Kirkwood at SH 114, however, fail during the peak periods and
display excessive delays. A traffic signal is need at the intersections of Solana and Kirkwood at SH 114 in
order to provide acceptable levels of service to all movements during peak periods. A full traffic signal
warrant study should be completed for this location.
Future (2020) Background Plus Site Conditions
The following assumptions were included as part of the future background plus site conditions analysis:
• The proposed project will be fully developed by the end of the year 2020
• The traffic volumes collected in December of 2012 have been increased by 3% per year for eight
years to reflect the normal growth in the study area and represent average daily traffic levels for the
year 2020
• The traffic signal at SH 114 and Davis Blvd. (FM 1938) is operational
• The intersections of Solana and Kirkwood at SH 114 are signalized
• The existing 2-lane portion of Solana Blvd between Davis Blvd. (FM 1938) and SH 114 will be
completed to its full 6-lane cross-section as part of the development of the proposed project.
• All of the 84-unit Granada residential development south of Solana will be in place
As Table 2 indicates, traffic signals will be needed at the intersections of Solana @ SH 114, Kirkwood @ SH
114, Solana @ Davis and Solana @ Driveway 4/Granada Trail in order to provide acceptable levels of
service to all movements during peak periods. Full traffic signal warrant studies should be completed for
these locations.
Exhibit D Page 6 of 22
Resolution 13-34
Table 2
Intersection Levels of Service Results
2020
2012/2013
Intersection Background Background+Site
AM PM AM PM AM PM
SH 114 WBFR at Davis B (13.6) B (13.0) B (10.3) C (23.8) B (12.4) C (34.9)
Boulevard
SH 114 EBFR at Davis B (13.2) B (13.4) B (12.8) C (26.7) B (14.8) D (43.9)
Boulevard
EBL A (8.3) C (18.6) A (8.7) D (26.2) A (9.5) F (54.8)
EBTR A (7.4) A (9.2) A (79) A (9.7) A (8.9) B (12.8)
WBL A (9.0) B (12.0) A (9.9) B (14.2) B (12.0) D (25.7)
Davis Boulevard WBTR A (7.8) B (10.2) A (8.2) B (11.2) A (9.2) F (55.0)
@ Solana NBL A (7.6) A (9.5) A (7.8) A (9.8) A (8.5) B (11.7)
Boulevard NBTR A (8.3) C (17.1) B (10.1) D (26.3) B (11.5) F (670)
SBL A (8.0) A (9.6) A (8.3) B (10.2) C (15.8) C (22.4)
SBTR B (10.1) B (12.5) B (11.9) B (15.0) B (13.3) C (20.4)
w/signal A (8.5) C (28.4)
NBT A (9.7) B (11.2) B (10.1) B (11.6) C (15.3) B (13.5)
N B R A (8.4) B (10.4) A (6.5) B (11.7) A (6.5) C (174)
SH 114 EBFR @ SBL B (11.1) E (39.9) B (14.5) E (46.6) C (16.1) F (138.4)
Solana SBT C (18.6) A (9.4) E (36.7) B (11.1) F (178.2) B (14.2)
Boulevard EBL B (12.4) B (10.1) C (21.1) B (11.6) C (15.3) B (12.0)
EBTR A (9.9) A (10.0) B (14.8) A (9.6) F (72.8) B (10.5)
w/signal B (14.0) C (22.9) B (13.2) B (20.0) B (15.1) C (28.6)
NBL B (15.0) D (34.0) B (14.5) F (51.2) C (16.1) F (119.4)
NBT B (13.3) A (9.6) C (15.8) A (9.9) C (19.3) B (10.1)
SH 114 WBFR SBT B (12.2) D (28.5) B (12.6) F (52.4) B (13.7) F (71.1)
@ Kirkwood SBR A (8.8) A (70) A (6.2) A (7.0) A (6.2) A (72)
Boulevard WBL C
(178) C (15.3) E (473) D (29.7) F (281.7) C (22.0)
WBTR F (59.0) F (66.0) F (95.1) E (39.4) F (455.6) F (138.8)
w/signal B (16.4) C (28.3) B (16.8) C (29.0) C (23.3) D (39.4)
Davis Boulevard
@ Driveway 1 WBR A 09-8) E (37.7)
Solana
Boulevard @ SBR A (9.4) B (10.9)
Driveway 2
Solana EBL A (9.5) B (10.3)
Boulevard @ SBL C (18.7) C (19.1)
Driveway 3 SBR A9.9
( ) B (11.1)
EBL B (10.8) A (9.8)
WBL A (8.0) A (7.7) A (8.0) A (7.8)
Solana NBL B (11.3) B (11.3) C (22.9) D (30.2)
Boulevard @ NBTR A (9.1) A (8.7) A (9.1) A (8.8)
Driveway 4/
Granada Trail SBL D (33.1) F (140.0)
SBTR B (11.1) B (11.8)
w/signal B (15.0) B (16.4)
Exhibit D Page 7 of 22
Resolution 13-34
Conclusions and Recommendations
This report has examined the access and traffic impact of Westlake Entrada (a proposed mixed-use
development in Westlake, Texas) on the adjacent roadway system. The findings indicate the following
(please refer to Exhibit 14):
1) The median opening and associated eastbound left turn lane shown at Site Driveway#2 should
be relocated to Site Driveway#3,
2) Auxiliary lanes are required at Driveways#1,2,3 and 4,
3) the intersection of Davis Blvd. (FM 1983) and Solana Blvd should be studied for possible
signalization as part of the proposed Entrada development,
4) the intersection of SH 114 and Solana Blvd/Kirkwood Blvd should be studied for possible
signalization now,
5) Solana Blvd should be widened to its full 6-lane, divided cross-section upon commencement of
development and
6) The intersection of Solana Blvd and Site Driveway #4/Granada Trail should be studied for
possible signalization and the signal should be constructed as part of the project development.
NOTE: Recommendations for public improvements within the study area presented in this report reflect the opinion of
DeShozo based solely upon technical analysis and professional judgment and are not intended to define, imply, or
allocate funding sources nor required improvements. Applicable legal precedent indicates that the Owner of a Project
should only be required to proportionately fund necessary infrastructure improvements that are directly attributable to
implementation of the Project. Such requirements will depend upon the individual circumstances of each project that
may be viewed differently by each particular agency/municipality.
END OF MEMO
Exhibit D Page 8 of 22
Resolution 13-34
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EXHIBIT 14
DeShazo Group Recommended Mitigation Measures and Associated Triggers
Exhibit D Page 22 of 22
Resolution 13-34
G&A CONSULTANTS, INC.
611 DALLAS DRIVE,SUITE 114
ROANOKE,TEXAS 76262
682-831-9712
FIRM NO. 1798
ENGINEER'S OPINION OF PROBABLE COST SHEET 1 OF 1
Project: Solana Boulevard-Approximately 2250 LF
3 Lanes with Turn Lanes and Signage
Project No. 1212.3 Date: May 15,2013
ITEM ITEM DESCRIPTION UNIT PLAN UNIT TOTAL
NO. QTY PRICE COST
1 Signal at FM 1938&Solana LS 1 $ 200,000.00 $ 200,000.00
2 Mobilization LS 1 $ 50,000,00
$ 50,000.00
3 Site Preparation LS 1 $ 50,000.00 $ 50,000.00
4 Street Excavation Cy 3200 $ 20.00 $ 64,000.00
5 Stabilized Subgrade SY 9500 $ 4.00 $ 38,000.00
6 Material For Stabilization TON 152 $ 170.00 $ 25,840.00
7 8"Concrete Pavement SY 9000 $ 40.00 $ 360,000.00
8 Remove Existing Stripes LS 1 $ 10,000.00 $ 10,000.00
9 4"Wide Thermoplastic Stripes LF 4500 $ 3.00 $ 13,500.00
10 TYP II-C-R Pavement Markers EA 120 $ 7.00 $ 840.00
11 Erosion Control LS 1 $ 5,000.00 $ 5,000.00
12 Traffic Control LS 1 $ 5,000.00 $ 5,000.00
13 Recessed Curb Inlets EA 5 $ 3,500.00 $ 17,500.00
14 Junction Box EA 5 $ 4,000.00 $ 20,000.00
15 30" RCP LF 350 $ 55.00 $ 19,250.00
16 Trench Safety LF 350 $ 1.00 $ 350.00
17 Landscape LS 1 $ 30,000.00 $ 30,000.00
oao®q4�'�
a gyp:..••......,•• e
" : SUBTOTAL CONST.COST $ 909,280.00
By: .. ......................gyp ENGINEERING
PROBER`J. DO.......LLAK . ,p SURVEYING
Date: ` � ! �O•c:, 86898 •r'Qd CONST.CONTINGENCY $190,720.00
d rc• /C+ S�. �o TOTAL PROJECT COST $ 1,100,000.00
Exhibit E
Resolution 13-34
MARY LOUISE GARCIA iy.
COUNTY CLERK :w
100 West Weatherford Fort Worth, TX 76196-0401
••' PHONE (817) 884-1195
TOWN OF WESTLAKE
3 VILLAGE CIRCLE #202
TOWN OF WESTLAKE, TX 76262
Submitter: TOWN OF WESTLAKE
DO NOT DESTROY
WARNING - THIS IS PART OF THE OFFICIAL RECORD.
Filed For Registration: 11/22/2013 12:50
PM
Instrument#: D213300742
RESOL 21 PGS $92.00
By:
D213300742
ANY PROVISION WHICH RESTRICTS THE SALE, RENTAL OR USE OF THE DESCRIBED REAL PROPERTY
BECAUSE OF COLOR OR RACE IS INVALID AND UNENFORCEABLE UNDER FEDERAL LAIN.