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Ord 692 Amending the Zoning for an 85.9 acre Tract in Planning Area 2 of the PD-1 Planned Development District PD1-2PD1 -2 PLANNED DEVELOPMENT 1 PLANNING AREA 2 ORDINANCE NO. 692 AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS TO AMEND THE ZONING FOR AN APPROXIMATELY 85.9 ACRE TRACT OF LAND IDENTIFIED AS PLA ING AREA 2 OF THE PD1 PLANNED DEVELOPMENT DISTRICT (PD1 -2) ERALLY S LOCATED IN TARRANT COUNTY, TEXAS; FROM THE USES PE D IN THE "PD1" PLANNED DEVELOPMENT DISTRICT BEING, OFFI , HOTEL, AND CONFERENCING, EDUCATIONAL, GOVERNMENTAL P AND HEALTH CLUB, AND RETAIL USES, TO MIXED USE "VILLAGE" TAIL, OFFICE, COMMERCIAL, RESIDENTIAL, HOTEL, GO MENTAL, AND ENTERTAINMENT USES; DEFINING CERTAIN DESCRIBING AND INTERPRETING THE PD CONCEPT PLAN; NG PERMITTED USES, HEIGHT, LOT SIZES, BUILDING LINES, M FLOOR AREA, PARKING, LANDSCAPING, DRAINAGE AND OTHER PMENT STANDARDS AND; PROVIDING A SAVINGS CLAUSE; AND G AN EFFECTIVE DATE. WHEREAS, on August 24, 1992, own Council adopted a Comprehensive Plan (the 1992 Comprehensive Plan") for the Town - WHEREAS, on November , the Town Council (sometimes referred to as the "Council") of the Town of Westl xas (the "Town"), adopted a Comprehensive Zoning Ordinance (the "Zoning Orcd1inai'- nd WHEREAS, the 1F Ordinance has been amended by the Council after receiving recommendations froigplikWhning and Zoning Commission (the "Commission"); and WHEREfte tember 15, 1997, based on the recommendations of the Commission, the Board a Zoning Ordinance and the subdivision regulations by the adopting of a Unified Dev ode (the "UDC") for the Town; and WHEREAS, there is located within the corporate limits of the Town an approximately 85.9 acre tract of land (commonly known as Planning Area 2 of the PD 1 zoning district being the portion of the PDI zoning district bounded by Solana Boulevard to the south, FM 1938 to the west, and SH 114 to the north); and WHEREAS, because of the size, location, and natural features of the Planning Area and the Town's need for public infrastructure, amenities, and services, the Town has a critical interest in the development of the Planning Area and is encouraging such development to the highest possible standards of quality consistent with the Town's long-term development vision; and WHEREAS, because of improvements to FM 1938, further urban growth throughout the region, and other changed conditions that affect the region, the Town believes there are unique and significant opportunities for new and unique mixed-use development within the Planning Area that will be consistent with the Town's long-term development vision; and WHEREAS, the suitability of the Planning Area for such planned uses can be enhanced through modifications to the development regulations governing the Planning Area, including modifications to the zoning, subdivision and other standards otherwise applicable under the UDC; and WHEREAS, the economic development and land use planning object' f the Town will be furthered by the establishment of PD 1-2; and WHEREAS, the Commission and Council held a public he rirplthe application of Centurion American to amend the Comprehensive Plan to establis and approve zoning for PD 1-2 on December 10, 2012 after written notice of such g having been sent to owners of real property being within 200 feet of the prop otice being published in a newspaper of general circulation in the Town, all in accorc e ' law; and • WHEREAS, upon the recommendatio4X2") 'ng and Zoning Commission, the Town Council of the Town of Westlake, Texasprnion that it is in the best interests of the town and its citizens that the amendments ( to the Westlake Code of Ordinances should be approved and adopted; and u WHEREAS, the Council beliethe interests of the Town, the present and future residents and citizens of the Town, elopers of land within the Town are best served by adopting this Ordinance, which t ncil has determined to be consistent with the 1992 Comprehensive Plan, the Thorooi Plan, and Open Space Plan, all as amended; NOW, THEREFORE, 'ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TFC SECTIO hVhe recitals set forth above are hereby incorporated herein, adopted by the TowrI&ML ed to be true and correct. SECTIOION 2: That the Comprehensive Zoning Ordinance of the Town of Westlake, Texas, Ordinance No. 202 as amended by Ordinance 588, is hereby amended by this PD Ordinance by amending the Planned Development District PD1, Planning Area 2 (PD1 -2) within the property described in Exhibit 1 attached hereto by reference for all purposes. This Planning Area will be subject to the concept plan, development standards and other regulations attached hereto as Exhibit A. SECTION 3: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such unconstitutional phrase, clause, sentence, paragraph or section. SECTION 4: That all provisions of Ordinance not hereby amended shall remain in full force and effect. SECTION 5: That this Ordinance shall be cumulative of all other To inances and all other provisions of other Ordinances adopted by the Town which are intent with the terms or provisions of this Ordinance are hereby repealed. SECTION 6: That any person, firm or corporation violatingljjFf the provisions or terms of this ordinance shall be subject to the same penalty for in the Code of Ordinances of the Town of Westlake, and upon convictio 1 unishable by a fine not to exceed the sum of Five Hundred ($500.00) for each of day that a violation is permitted to exist shall constitute a separate offensg6 4 SECTION 7: This ordinance shall take ETWmediately from and after its passage as the law in such case provides. I PASSED AND APPROVED BY T COUNCIL OF THE TOWN OF WESTLAKE, TEXAS, ON THIS 10' DAY OF ER 2012. ATTEST • G MAYOR Town Secretary APPROVED AS TO FORM: Town Attorney EXHIBIT A PD1 PLANNING AREA 3 (PD1 -3) SINGLE FAMILY RESIDENTIAL ARTICLE I. GENERAL PROVISIONS.............................................................................................2 SECTION l SHORT TITLE...........................................................................................................2 SECTION 2 PURPOSES.................................................................................................................2 SECTION 3 GENERAL DEFINITIONS........................................................................................2 SECTION3.1 USAGE......................................................................................................................2 SECTION 3.2 WORDS AND TERMS DEFINED........................................................ . ..................2 SECTION 4 PD SUPPLEMENT......................................................................... ....................3 SECTION 5 APPLICABILITY OF EXISTING REGULATIONS ......... JQ.........................3 SECTION 5.1 APPLICABLE TOWN ORDINANCES..................�................................3 SECTION 5.2 GENERAL APPROVAL CRITERIA ............................. ... ....................................3 SECTION 6 CONCEPT PLAN, DEVELOPMENT PLAN E PLANS........................4 SECTION 6.1 PD CONCEPT PLAN..............................�... ...... .................................................4 SECTION 6.3 PD SITE PLANS ................................. .. .... .....................................................4 ARTICLE I. GENERAL PROVISIONS .........................................................................5 SECTION 1 LAND USE SCHEDULE.....................................................................................5 SECTION 2 ACCESSORY USES AND UCTURES.............................................................13 ARTICLE III. DEVELOPMENT STAN..............................................................................13 SECTION 1 DENSITY .................. ........................................................................................14 SECTION 3 MINIMUM LOT........................................................................................14 SECTION 4 "AXIMUl� NG HEIGHT..........................................................................14 SECTION 5 MINIM DING SIZE..................................................................................14 SECTION 7 REA SETBACKS.......................................................................................15 SECTION 9 S ... UIREMENTS......................................................................................15 ARTICLE IBX TS. .................. 31 Page I i ARTICLE I. GENERAL PROVISIONS SECTION 1 SHORT TITLE This ordinance shall be known and may be cited as the "Planned Development 1, Planning Area 2 ("PD 1-2") Village Planned Development Zoning District Ordinance." or simply as the "PD1 -2 Ordinance". SECTION 2 PURPOSES This PD Ordinance is adopted to establish a superior quality mixed use develop,jjjQwith design features and planning elements reminiscent of European pedestrian sifWillage. The Ordinance provides for the integration of vertical and horizontal m uses that allow commercial, retail, governmental, hotel, and entertainment use a s single family, townhome, condominium and high end multi -family residential us t roperty bounded by Solana Boulevard to the south, FM 1938 to the west, and SH 114 t orth, and to provide an appropriate transition between the intensity of the SH 114 o the north and the existing and anticipated residential development to the south. V SECTION 3 GENERAL DEFINITIONS Section 3.1 Usage For purposes of this PD and words shall be used, interpreted and words are defined elsewhere in this PD O contrary, words used in the presenttei include the singular. The word "sha ' e permissive. Section 3.2 O-lw*Te, certain numbers, abbreviations, terms, ed as set forth in this Section. Other terms and ree. Unless the context clearly indicates to the the future tense, and words used in the plural interpreted as mandatory, and the word "may" as Applicable Town Or means the UDC and all other ordinances, rules, and regulations that are adopted b ncil at the time of the Adoption of this PD Ordinance and that are applicable to deve ithin the PD District. Council mea rXvn Council of the Town of Westlake, Texas. Commission means the Planning and Zoning Commission of the Town of Westlake, Texas. Floor area ratio (FAR) means the ratio of floor area to lot area. Floor area means the total area of all floors of all buildings on a lot or unified development site measured between the outer perimeter walls of the buildings excluding (i) area in a building or in a separate structure (whether below- or above -grade) used for the parking of motor vehicles, (ii) courts or balconies PAGE 2 OF 38 open to the sky, and (iii) roof area used for recreation. Lot area means the gross site area excluding only (a) public roadways shown on the PD Concept Plans, (b) public hike, bike, and equestrian trails shown on the PD Concept Plans; and (c) the Town edge landscape zone. Masonry means brick, stone, cast stone, concrete, EIFS, glass block, split -face concrete masonry unit, or other masonry materials approved by the Board. PD Concept Plan means any one or more of the drawings attached to this PD Ordinance and labeled "PD Concept Plan" (all of which plans are deemed part of the PD Concept Plan and this PD Ordinance). PD District means the Planned Development Zoning District or Planning Area stablished or amended by this PD Ordinance. PD Ordinance means this Planned Development Zoning District ordinacluding the PD Concept Plan. Planning means an area within a Planned Development zon trict, the boundaries of which have been approved by the Town, which may hav d Uses and Development Regulations that are only applicable to the Planning Area. • Town means the Town of Westlake, Texas or 4thete Town staff when designated as a reviewing agent. Town Manager means the Town Manager q"e Town of Westlake or his/her designee. UDC means the Town's Unified Devel —Code, or the development related chapters of the Code of Ordinances as it exist at theALINThe adoption of this PD Ordinance. 1017 SECTION 4 APPLIC F EXISTING REGULATIONS Section 4.1 Applic 17rvn Ordinances Except to the exte :?i I- ed by the PD Concept Plan and this PD Ordinance, development within the PDArea shall be governed by the Applicable Town Ordinances. In the event of an etween (i) the PD Concept Plan and this PD Ordinance, and (ii) the Applicable r mances, the terms, provisions and intent of the PD Concept Plan and this PD Ordinanc all control. Except as provided below, in the event of any conflict between the UDC and the Applicable Town Ordinances, the terms, provisions and intent of the UDC shall control. Section 4.2 General Approval Criteria To the extent, if any, that the Applicable Town Ordinances (and, in particular, the subdivision regulations of the UDC) grant to the Council, the Commission, the Town Planner, or any other PAGE 3 OF 38 Town employee or consultant, the authority to approve any aspect of development within the PD District (including, but not limited to, preliminary or final plats or any aspect thereof or any agreements or permits related thereto) based on conformity with the Town's Comprehensive Plan, Open Space Plan, Thoroughfare Plan, Master Water and Sewer and Master Drainage Plans (or with the objectives, goals or policies of such plans), then such authority shall be exercised to the extent necessary to determine whether the aspect of development being approved is consistent with the PD Concept Plan, this PD Ordinance, and the objectives, goals, and policies of such plan and ordinance. SECTION 5 CONCEPT PLAN, DEVELOPMENT PLANS, AND SITE PLANS Section 5.1 PD Concept Plan The PD Concept Plan attached to this PD 4.,t cc consists of drawings and documents generally labeled as (1) "Concept Plan" and (2) " Plan Key" Except as otherwise provided by this PD Ordinance, each of these drawineeled documents are a part of this PD Ordinance, and all graphic depictions and Concept PI4 s included in the Concept Plan Key are considered "regulatory" standards. The dr "Concept Plan" identifies the general boundaries of the PD District. The exact bos of the PD District are shown on the metes and bounds description attached her ibit 1. Any information shown on this drawing that is outside the boundaries of t4a rict is not considered part of the PD Concept Plan or this PD Ordinance and does r otherwise affect development within the PD District. Section 5.2 PD Development Plan If the board requires, as a condition of est hi*teD district and approving a PD concept plan, that PD development plans be subAlkej prior to submittal of a PD site plan, a PD development plan may be prepared an ;Ire d for the entire development at one time or for individual phases of development. E shall be submitted in 15 copies to the town manager or his designee. Each PD develop an shall be accompanied by (i) a development plan informational statement and ( eliminary drainage study for the area covered by the proposed plan. If deeme by the town manager, the applicant for a PD development plan shall also submit d traffic impact analysis prior to Commission action. A PD development plan ma ed where the developer requests or the board requires certain standards for the P ct to be specified after initial establishment of the PD district, and constitutes an ato the approved PD concept plan and PD Ordinance. A PD developme Indes more detailed information as to the specific land uses and their boundaries.s of a PD development plan are to allow flexibility in the development process by de ing specification of all development standards at the time of PD district creation and to enable developers to satisfy conditions imposed on creation of the district prior to submittal of a PD site plan Section 6.3 PD Site Plans A PD site plan is mandatory and is the final step of the PD development process. The purposes of a PD site plan are to ensure that the development of individual building lots, parcels, or tracts PAGE 4 OF 38 within the PD district are consistent with the approved concept plan and development plan, if any, and to ensure that the standards applicable within the PD district are met for each such lot, parcel or tract. A PD site plan shall continue to be valid for a period of four years after it is approved by the commission; however, such period may be extended by the board. A PD site plan shall terminate at the end of such four-year period (or extended period if approved by the board) unless, within such period, a preliminary plat has been filed with the town for all of the land covered by such PD site plan. If a PD site plan terminates, development of the land covered by the terminated plan cannot occur until a new PD site plan has been approved for the land as provided by this article. SECTION 7 PARK LAND DEDICATION REQUIREMENTS No Park Land Dedication shall be required in this PDI -2. Trails and o ce shall be designated on the Concept Plan and the Site Plan. Open Space may be 100 . ate, but must be publicly accessible. The trails and open space shall be owned and aintained by the Developer or his designee. WV ARTICLE II USES •� SECTION 1 LAND USE SCHEDULE Buildings, structures, and land within the PD1 -4: g Area shall be used only in accordance with the uses permitted in the following '14 Use Schedule". The symbol "X" shall mean that the use is permitted as a principal use by rigVWhe symbol "S" shall mean that the principal use is permitted only after first obtaining cific Use Permit" as set forth in the UDC. The symbol "A" shall mean that thisuse ' fically permitted as an accessory use to a main use (this does not exclude other land ich are generally considered accessory to the primary use). A blank square shall: e 6 a use is not allowed by right as a principal or accessory use. LT PD1 PL AREA 2 (PD1 -2) — MIXED-USE DEVELOPMENT LAND USE SCHEDULE PERMITTEALA4 !V =Permitted,—Accesso Use, S=SUP AGRICULTURAL USES Community Garden and/or Vineyards X Farms General (Crops) PAGE 5 OF 38 Farms General (Livestock, Ranch) Orchard S Plant Nursery (Growing) S Plant Nurse (Retail Sales) S Stables ( As a Business) Stables (Private Use) A X Veterinarian (Indoor Kennels) Veterinarian (Outdoor Kennels) AV Wind Turbines RESIDENTIAL USES Detached Garage (Private) 4PAOT Multifamily A ( lat") X Servants/Caretakers Quarters A Studio Efficiency ( living room, be itchenette in single room) X Single Family Attached (Tow ownstone) X Single Family Detached jo X • ALV-port/Tennis Courts (Private) A Swimming Pool f0k7w A Temporary ation for Employees/Customers/Visitors A WvlksTTTI and GOVERNMENTAL USES Child Da care (Private; 7 or more) S Child Daycare (Public; 7 or more) X Church or Place of Worship X Civic Club X PAGE 6 OF 38 Clinic X College or University S Community Center (Public) X Data Center A Electric Transformers X Electrical Substation S Emergency Ambulance Service (Governmental) A X Fire Station X Government Building AV X Heliport/Helistop/Vertistop S Hospice Vv S Hospital • S Library X Nursing/Convalescent Home X Package and Mailing Service (Priya X Police Station X Post Office (Govemmentajo X • Private Streets/All / X Psychiatric Hosp' N'lv S Rehabilitatid4rvtitution X Retire X School, -12 (Private) S School, K-12 (Public) S School, Vocational X Telecom, Electric, Cable and Fiber Optic Switching Station, Network Op Center X PAGE 7 OF 38 Surgery Center – Overnight Stay N Use Associated with Religious Institution N Utility Distribution Lines (Buried) N' Utility Distribution Lines (Overhead) N' Utility Shop and Storage S Water and Sewer Pumping Station (above rade) S Water and Sewer Pumping Station (below rade) A N Water, Sewer, Electric and Gas Meters N COMMERCIAL USES Accessory Building A Administrative, Medical, or Professional Office N Amphitheater – Public and/or Private Ak7 A Antenna and/or Antenna Support Structur rcial Antenna and/or Antenna Support St e, Non-Commercial Antenna (Stealth, Commercia —1 N Antique Shop and Used Furn N Aquarium, Bird and / r T^kop N Artisan's Workshlery and/or Studio N Assisted Living4mcIpty N Athletic Fijm3pC and/or Private (non lighted) N Athlet s, ublic and/or Private (lighted) S Auto Parts Sales, Inside N Automobile Car Wash S Automobile Parkin Lot/Garage (Paid and/or Free) S Automotive Repair PAGE 8 OF 38 Bakery — Custom with onsite production X Ballroom X Bank, Savings and Loan, or Credit Union X Barber Shop and/or Beauty Salon X Bed and Breakfast Inn (less than 12 rooms) S Beer, Liquor & Wine Package Sales S Bell Tower w/ Residential, Retail, Office and other vertically-integrated us X Boat Slips X Bicycle /Skateboard /Scooter Shop AFWX Blacksmith Studio X Book or Stationery Store X Boat Slips • X Building Material and Hardware Sales, (in ' ) X Business Service X Butcher Shop — (Custom Meat Mar X Camera Store X Cafeteria (Private) A • Candy — ConfectioAu X Candy Shop wit roduction X Castle with jfti -use for Residential or any other approved use X Cathe ptive re-use for Residential or any other approved use X Caretak s/Guard's Residence X Chapel — Wedding Event Center X Children's Theater X Cigar and Tobacco Shop X PAGE 9 OF 38 Civic/Convention Center X Cobbler / Custom Boot Maker Studio X Coliseum (Public Amphitheater) with or without attached Residential Townhomes X Commercial Amusement, Indoor X Community Centers X Country Club X Conference Center A X Convenience Store without Gas Pumps X Convenience Store with Gas Pumps S Custom Clothier with on-site Tailoring X Dance Hall ALN Dentist and/or Orthodontist • S X Department Store X Dress Maker with onsite production X Drug Store / Pharmacy / Compound' X Dry Cleaning & Press -Shop X Electronics Store and/or op X Farmer's Market (1wWwor Outdoor) S Film DevelopinzAWW ing X Firehouse lei a ' e re -use into Residential or any other approved use X Floris X Fraterna r anization, Lodge, Fraternity, or Sorority S Furniture, Home Furnishings and Appliance Store X Glass Blower X Grocery Store X PAGE 10 OF 38 Gymnastics/Dance Studio X Hardware, Sporting Goods, toys, paint, wall paper X Health/Fitness Center and/or Salon X Home Occupation (no more than 250 sq. ft) X Hospital and/or Hospice X Hostel (up to 40 beds) X Hotel - Major A X Hotel (Boutique in Plaza, on Water Front and/or Ship) X Household Appliance Service and Repair AFW X Insurance Office X Jewelry Shop / Repair and/or Optical Goods Store Vv- X Laundromat of Locksmith/Security System Company X Massage Therapy, Licensed X Micro-brewery and/or Wine Produc ' 0,000 sq ft) S Mini-Storage Facility as Cond - roduct on Structured Parking X Mobile Food Vendor S • Multi-Purpose EveAL X Museum/Art Ga L X Musical Insliftn op X Parkin A Perform Arts Center and/or Live Theater X Photography Studio X Print Shop, Minor X Private Club S PAGE 11 OF 38 Private Recreation Center X Public Water Feature (Lake, Moat, Waterway) X Real Estate Sales/Leasing Office X Restaurant or Cafeteria (Public) X Restaurant, Drive In S Retail Stores and Shops X Retail/Service Incidental Use A X Salon oft X Signature Bridges AF X Ski Shop X Small Engine Repair Shop (no outside storage or dis la NX Spa, Swimming Pool, Tennis Courts (Public an r ) X Telecommunications Studio with Offices X Temporary Building A Theater, Neighborhood (up to 6 scr X Theater, Regional (up to 24 scr X Transit Stop X • Travel Agency AL X Vineyard X Water Taxi Meise X Wedd X Winer d/or Wine Bar S 1 Including Water, sewer, electric, gas, cable, telephone, fiber optic, and other public and private utility distribution lines 2 Limited to period of construction PAGE 12 OF 38 SECTION 2 ACCESSORY USES AND STRUCTURES An accessory use or structure which is customarily incidental to the principal use or structure, and is located on the same lot or tract of land, shall be permitted as an accessory use without being separately listed as a permitted use. SECTION 3 RESIDENTIAL USES AND UNIT COUNTS The Developer is limited to the Residential Use restrictions described in Exhibit 7 "Residential Use Summary Table". SECTION 4 OTHER PRESCRIBED RESIDENTIAL USES Section 4.1 Residential Condos/Townhomes: The Developer may bui idential Condos and/or Townhomes as described in Exhibit 7 with the intent of these s being to mimic the varied, attached residential component found naturally in a smar an Village. Changes in massing of the structures are to be accomplished through the var the number of units per building and the orientation of the garage doors where appi 1. The Condo/Townhomes shall be built in clustershan 2 units per contiguous building and no more than 18 units per contiguc!Section 4.3 Single -Family, Detached Resid4"79.1 e Developer may build up to 12 Residential Single -Family, Detached Residenceestlake Vallecito. These homes shall range in size from 2,400 sq ft up to 12,000. Section 4.5 Coliseum Town homes more than 16 Residential Town he Coliseum. Retail and commercial A SECTION 5 OTHER ices: The Developer may construct a ring of not OK/or Office Condos along the upper edge of the permitted on the first floor. COMMERCIAL/RETAIL USES Section 5.1 Outdoor Wof Merchandise 1. All outside di f merchandise shall conform to the following guidelines: a. All ou o e and/or display requires an outdoor display permit from the Town. 2 b. is isplay will be limited to the normal business hours. b. A u clear unobstructed width of 48 -inches measured from the curb shall be mai ined on the public right-of-way/sidewalk. The Town reserves the right to require the removal of any merchandise displayed outside on the public right-of-way/sidewalk that may be obtrusive, unsafe, or otherwise interfere with pedestrian traffic. ARTICLE III. DEVELOPMENT STANDARDS PAGE 13 OF 38 SECTION 1 DENSITY Section 1.1 Maximum Density and FAR: No FAR limitations are imposed by this Ordinance. Maximum density is a function of the scale, size and scope of each phase of the Village Development as prescribed within Exhibit 3 "Westlake Vallecito Development Standards" and Exhibit 6 "Westlake Vallecito Residential Development Standards" as well as the PD Concept Plan, the PD Site Plan, the Developer Agreement and height restrictions established in this Article III, Section 4. SECTION 2 MINIMUM LOT SIZE: Minimum lot size is 400 sq fl. SECTION 3: MINIMUM LOT WIDTH: There is no minimum lot width. SECTION 4: MAXIMUM BUILDING HEIGHT 0 Section 4.1 The maximum height for all structures located with' tlake Vallecito is 735' Mean Sea level (MSL) or 105' above grade, whichever is to Section 4.2 The exceptions for this restriction shall bee 1. Architecturally -correct Bell Towers and om Towers as depicted on the Concept Plan and the Site Plan. a. Bell Towers are designed for tWupancy and are restricted to 220' above grade. Architectural Embellishments Bell Towers are not to exceed 25% of total Building Height. b. Core Room Towers are ngLo eed 12 Stories above grade. c. Three-story Penthouses e allowed above Core Room Tower story restrictions. Section 4.3 All commer Al o�ace provided on the ground floor of a mixed-use building must have a minimum tiling height of twelve (12) feet. SECTION 5 MINJO BUILDING SIZE Section 5.1 OwAlLaum. building size shall be 800 square feet for residential unit (flat, condo, townhome, s a ily-attached and/or single-family detached). Section 5.2 Minimum building size for any non-residential primary use structure shall be 400 sq ft. Section 5.3 Building size, as used in this section, shall mean heated and air-conditioned area. SECTION 6 FRONT YARD SETBACKS PAGE 14 OF 38 There shall be no minimum Front Yard Setbacks SECTION 7 REAR YARD SETBACKS There shall be no minimum Rear Yard Setbacks. SECTION 8 SIDE YARD SETBACKS There shall be no minimum Side Yard Setbacks except as to accommodate Building Code and Fire Code. SECTION 9 GARAGE SETBACKS Garages may not be set back between 5' and 25' from the street in order to oid blocking sidewalks or pedestrian access SECTION 9 SLOPE REQUIREMENTS Section 9.1 The height of non-residential structures within the P st t shall not be limited based on any adjacency to (i) a residential lot (whether such resi t lot is located inside or outside of the PD District), or (ii) any roadway. Section 9.2 All non-residential structures shown on a*I concept plan are exempt from slope -proximity requirements. ve SECTION 10 BUILDING DESIGN ELEMElQl%' The standards and criteria contained in thi ction shall be the minimum standards for all new development. The regulations of this Sect all apply where the regulations of this Section conflict with the Town of Westlake Zon!^ mance and/or Subdivision Ordinance. Section 10.1 Architecture All Permanent Structures toed within Westlake Vallecito shall follow the specific Westlake Vallecito Desi toe submitted as Exhibit 4 to this Ordinance. Section 10.2 Site P uilding Elevation Review Each Permanent St shall have a final Site Plan and Building Elevation review with the Town prior to iss o e building permit. This review is to ensure compliance with Specific Design Gui s, all fit into Westlake Vallecito as it matures as a Village, and adherence to the spirit a e of the foundational framework of a small, European Village. Changes that constitute a erial change to the design guidelines will be considered a zoning change and subject to the required zoning change process. Section 10.3 Architectural Embellishments 1. Architectural embellishments not intended for human occupancy that are integral to the architectural style of the buildings, including spires, belfries, towers, cupolas, domes, and roof forms whose area in plan is no greater than 25% of the first floor foot print may PAGE 15 OF 38 exceed the height limits by up to twenty (20) feet provide such changes are reflected on the Site Plan and approved by Council. 2. Mechanical equipment, including mechanical/elevator equipment penthouse enclosures, ventilation equipment, antennas, chimneys, exhaust stacks and flues, fire sprinkler tanks, and other similar constructions may extend up to twenty (20) feet above the actual building height, provided that: 1) they are setback from all exterior walls a distance at least equal to the vertical dimension that such item(s) extend(s) above the actual building height, or 2) the exterior wall and roof surfaces of such items that are set back less than the vertical dimension above the actual building are to be constructed as architecturally integral parts of the building fagade(s) or as architectural embellishment as described above, and that such changes are reflected on the Site Plan and approved ouncil. Section 10.4 Building Materials: 1. Only durable materials such as clay fired brick, natural ana i ed stone, granite, marble, EIFS (2" d floor and up only) and stucco shall bed d primary materials. Native Texas Stone Materials shall be of primary conside o n the building material selection process. 2. Primary materials shall comprise as least eighty ( p t of each floor, exclusive of doors and windows. EIFS as a primary buildsbr ial may only be used above the second floor of any structure. 3. Only primary building materials are a n the first floor, exclusive of doors, windows, and their accompanying frame . purposes of this section, the first floor shall be at least nine (9) feet high. 4. Secondary materials used on a builgade are those which comprise less than a total of twenty (20) percent of an on area. Permitted secondary materials are all primary materials, aluminum metal, cedar or similar quality decorative wood, or other materials as approved own Manager. 5. Four -Sided Buildin D 11 buildings shall be architecturally finished on all sides with the same m e ailing, and features. Where the rear fagade does not face a public street, the 1 ural finish must match the remainder of the building in color only. Section 10.5 B ries 1. Mai di tries shall be highlighted using such techniques as building articulation a nopies so they are obvious to pedestrians and motorists. 2. Each ilding and separate lease space at grade along the street edge shall have a functioning "Primary Entry" from the sidewalk. Corner entries may count as a Primary Entry for both intersecting street fronts. Section 10.6 Awnings, Canopies, Arcades, & Overhangs 1. Structural awnings are encouraged at the ground level to enhance articulation of the building volumes. PAGE 16 OF 38 2. The material of awnings and canopies shall be architectural materials that complement the building. 3. Canopies and awnings shall respect the placement of street trees and lighting. 4. All large canopies (i.e. gas stations, banks, etc.) that require structural columns for support shall have a minimum six (6) feet masonry or ornamental iron/steel (or other approved material) finish measured from the finished grade. Materials used on columns and canopies shall be complementary to the building Section 10.7 Building Articulation 1. That portion of the building where retail or service uses take place on the first floor shall be accentuated by including awnings or canopies, different building aterials, or architectural building features. 2. Building facades fronting both streets and driveways should have in hanges and architectural articulation to provide visual interest and texture and large areas of undifferentiated building fagade. Design articulation shoul n p evenly across the building fagade, but should be grouped for greater visual c ploying changes in volume and plane. Architectural elements including p g volumes, windows, balconies, loggias, canopies, pediments, and mold' reak up the mass of the building are encouraged. • Section 10.8 Above -Grade Structured Parking 1. Where parking garages are within views s, openings in parking garages shall not exceed 75% of the fagade area. The po 1 e parking garage that is visible from the street shall have an architecturall&riuctures hed fagade compatible with the surrounding buildings. 2. Entries and exits to and from pa shall be clearly marked for both vehicles and pedestrians by materia ng, signage, etc., to ensure pedestrian safety on sidewalks. Section 10.9 ProjectionLi lIWts-of-Way The following projectio a e permitted into a public easement or right-of-way, provided that 1) no projection !qwn ermitted into a public easement or right-of-way of SH 114, Solana Boulevard and F2) such projections do not extend over the traveled portion of a roadway; 3) the o er has assumed liability related to such projections; and 4) the property ow a intain such projection in a safe and non -injurious manner. 1. Ordinal% building projections, including, but not limited to water tables, sills, belt courses, pilasters, and cornices may project up to twelve (12) inches beyond a building face or architectural projection. 2. Roof eaves may project up to thirty-six (36) inches beyond the building face or architectural projection. PAGE 17 OF 38 3. Architectural projections, including balconies, bays, towers, and oriels; show windows (I" floor only); below grade vaults and areaways; and elements of a nature similar to those listed; may project up to forty-eight (48) inches beyond the building face. 4. Canopies and/or awnings may project from the building face and may extend into rights- of-way if a minimum sidewalk clearance and/or distance to a street tree of six (6) feet is maintained. Additionally, they may be extended or be within eight (8) inches of the back of curb if used to provide a covered walkway to a building entrance and as long as any canopy/awning support is no closer than eighteen (18) inches from the back of curb. 5. Below-grade footings approved in conjunction with building permits. 6. Pedestrian Bridges shall be permitted to extend over public right-of-ways and/or private access easements provided that a minimum vertical clearance of 14 feet fro side to side, or 17' from the high point of an arch. Section 10.10 Extensions into Rights-of-Way Outdoor eating areas and outdoor display of retail items for sale ma e o rights-of-way if a minimum sidewalk clearance and/or distance to a street tree o e ) feet is maintained, provided that no extensions shall be permitted into a public easem ight-of-way of SH 114, Solana Boulevard and FM 1938. Section 10.11 Roofing material • Roofing materials shall be limited materials app he adopted building code that are either natural slate or authentic clay tile, or have arance of slate or clay tile. Flat roofing systems where appropriately masked from stree - view corridors by parapets and/or other architectural features are permitted. Stanlik#seam metal roofing may be used only for minor areas such as porches and patios and in area enerally visible. Section 10.12 Roof pitch No minimum roof pitch prescribed. A" Section 10.13 Exterior Exterior wall shall be 1 ironry except for doors and windows. Brick, stone, cast stone, and stucco are approv rials. EIFS is limited to 2nd story and above only. Siding of any type is prohibited. Section 10. u and downspouts. Gutters and p is shall be made of anodized metal or copper and all visible gutters to be constructed a alf-round design. Section 10.15 Driveways and sidewalks All driveways and sidewalks, other than common area sidewalks, shall be stamped with a Vallecito unique Cobblestone Pattern (to be approved by the Town), stained or have an exposed aggregate finish, as allowable to conform to ADA standards. PAGE 18 OF 38 SECTION 11 SIGNAGE Section 11.1 Special sign standards. 1. Subdivision monument signs. Two subdivision monument signs are allowed at each entrance to a single-family subdivision or multifamily development. The standards for subdivision monument signs are as follows: a. The signs must be monument signs (whose length exceeds height) and may be located within roadway landscape zones (excluding visibility triangles at intersections). b. Content is limited to the name and logo of the subdivision. c. The maximum size of each monument sign is 40 square feet; the m m sign area is 24 square feet; and the maximum height is four feet, measure the average grade level at the base of the sign to the highest part of the sign. d. Construction materials are limited to stone, cast stone, b is ace CMU used in conjunction with, or as a border for, stone and cast ston o r materials approved by the board. e. Sign elements may be carved into the construc ials, may consist of metal elements attached to the construction materials therwise be displayed in any manner approved by the board. • f. All monument signs must have a minimu ped area of two square feet for each linear foot of the horizontal length o ace unless otherwise approved in the Site Plan. For purposes of landscapin , orizontal length of double -sided signs is the sum of the horizontal length tfpboth sign faces. 2. Business monument signs (type 1 AW lot is entitled to one monument sign for each street frontage of the lot. Type 1 entsigns may only include the name and logo of the building and/or the nam go of business occupants; provided, however, if a business occupant does bu under more than one name, the name that does not advertise products or shall take precedence. The standards for all type 1 monument signs a s: a. Signs maybe t ithin roadway landscape zones. b. Length mu^ height. c. ConstrugLfflVterials are limited to stone, cast stone, brick, split face CMU used in conju i WW, or as a border for, stone and cast stone, or other materials approved d. Snlints may be carved into the construction materials, may consist of metal ele ents attached to the construction materials, or may otherwise be displayed in any manner approved by the board. e. If the total floor area of a building is less than 20,000 square feet: (a) the maximum monument size and maximum sign area is 20 square feet; (b) the maximum height is four feet, measured from the average grade level at the base of the sign to the highest part of the sign; and (c) the minimum setback is ten feet, measured from the public right-of-way. PAGE 19 OF 38 f. If the total floor area of a building is 20,000 square feet or more but less than 125,000 square feet: (a) the maximum monument sign size is 40 square feet; (b) the maximum sign area is 24 square feet; (c) the maximum height is four feet, measured from the average grade level at the base of the sign to the highest part of the sign; and (d) the minimum setback is 15 feet, measured from the public right-of-way. g. If the total floor area of a building is 125,000 square feet or more: (a) the maximum monument sign size is 60 square feet; (b) the maximum sign area is 36 square feet; (c) the maximum height is six feet, measured from the average grade level at the base of the sign to the highest part of the sign; and (d) the minimum setback is 15 feet, measured from the public right-of-way. h. All monument signs must have a minimum landscaped area of two uare feet for each linear foot of the horizontal length of the sign face. For purpos andscaping, the horizontal length of double -sided signs is the sum of the horiz gth of both sign faces. 3. Business monument signs (type 2). Each building on a lot t o one monument sign for each street frontage of the lot. Type 2 monumen n ay only include the name and logo of the building and/or the name and logo of ss occupants; provided, however, if a business occupant does business under an one name, the name that does not advertise products or services shall take . The standards for all type 2 monument signs are as follows: •� a. Signs may be located within roadway la acnes. b. Length must exceed height. c. Construction materials are limited to ast stone, brick, split face CMU used in conjunction with, or as a border , stone and cast stone, or other materials approved by the board. d. Sign elements may be cary e construction materials, may consist of metal elements attached to the s ion materials, or may otherwise be displayed in any manner approved by the e. Maximum sign size* feet high and six feet long regardless of building size. f. Each monum st be parallel to the street and placed no closer to the street than the "b to ne" for the applicable street. Where no "build to line" is established Site Plan will regulate location. g. The spa een the sign and the building must be landscaped unless otherwise appro t ite Plan. h. m of significantly block the flow of pedestrians on the sidewalks. 4. Busi o p monument signs. The town would like to encourage buildings to forego erecti individual monument signs in favor of "joint" or "group" monument signs. To further this objective, the town encourages property owners to designate "group sign areas" as follows: a. A group sign area is any contiguous area (excluding streets, other rights-of-way, and public areas) designated as such by all the owners thereof (using a metes and bounds description). The designation can be made at any time prior to or concurrent with the submission of a site plan for the area, and all such designations are subject to the PAGE 20 OF 38 approval of the board. Land can be removed from any group sign area with the consent of the board and the consent of the owner(s) of the land being removed; provided, however, the area that remains must continue to comply with the requirements of this subsection. Land can also be added to any group sign area with the consent of the board and the consent of the owner(s) of the land being added; provided, however, the expanded area must continue to comply with the requirements of this subsection. b. Each group sign area is entitled to one group monument sign for each primary entrance of the group sign area. Group monument signs may only include the name and logos of buildings and/or the name and logo of business occupants; provided, however, if a business occupant does business under more than one n e, the name that does not advertise products or services shall take precedence. tandards for group monument signs are as follows: i. Signs may be located within any required front yard. ii. Construction materials are limited to stone, cast sto 0 t face CMU used in conjunction with, or as a border for, stone and s e, or other materials approved by the board. iii. Sign elements may be carved into the const rials, may consist of metal elements attached to the construction mate I ay otherwise be displayed in any manner approved by the board. • iv. If the total floor area of all buildingA. 0he group sign area is 20,000 square feet or more but less than 125,00 eet: (a) the maximum monument sign size is 40 square feet; (b) the m m sign area is 24 square feet; (c) the maximum height is four fee asure frothe average grade level at the base of the sign to the highest part sign; and (d) the minimum setback is 15 feet, measured from the publi of -way. v. If the total floor area MV#Tlldings within the group sign area is 125,000 square feet or more: (a) theAwimum. monument sign size is 60 square feet; (b) the maximum si n36 square feet; (c) the maximum height is six feet, measured 107ge grade level at the base of the sign to the highest part of the sign, e minimum setback is 15 feet, measured from the public right- of-way c. All mo igns must have a minimum landscaped area of two square feet for each 1' o f the horizontal length of the sign face. For purposes of landscaping, tWAJjUr l length of double -sided signs is the sum of the horizontal length of both 5. RetaillEcade signs. Each building on a lot is entitled to facade signs attached to the facades of the building. Facade signs may only include the name of the building and/or the name of business occupants; and if a business occupant does business under more than one name, the name that does not advertise products or services shall take precedence. The standards for all business facade signs are as follows: a. No limit on letters up to four inches high. b. Signs can be placed on any building facade, but not above the roof line. PAGE 21 OF 38 c. Except as provided (g) below, the maximum aggregate sign area of all signs on a building is four percent of the aggregate area of all street facing building facades. d. Except as provided in subsection (g) 3 below, the maximum aggregate sign area of all signs on any one building facade is four percent of the area of the building facade. e. The maximum aggregate sign area of all signs advertising any one business is the lesser of (a) 180 square feet or (b) the greater of 20 square feet or four percent of the street facing building facade occupied by such business. Each business that occupies any portion of a street facing building facade shall be entitled, as a minimum, to one 20 square foot sign notwithstanding the aggregate limits set forth herein. f. Signs must be architecturally consistent with the buildings to which they are attached. 6. Large retail fagade signs. Each business occupant that occupies at least 5,000 square feet of gross leasable area is entitled to facade signs attached tot ades of the building. Facade signs may only include the name and logo of the and/or the name and logo of the business occupant, and if a business occupa s business under more than one name, the name that does not advertise pkJa ervices shall take precedence. The standards for all big box retail facade signllows: a. No limit on letters up to four inches high. b. Signs can be placed on any building facade, but e roof line. c. The maximum aggregate sign area of all signs g one business is the lesser of (a) 260 square feet or (b) the greater of 4 eet or four percent of the street farina hnildinu facade nccnnied by such i d. Signs must be architecturally consist he buildings to which they are attached. 7. Special project entry signs. The PD 1-2 Plan identifies roadway entries into the PD district. It is anticipated that thntries will be designed to include special project entry signs which may vary from�ndards set forth herein. These special project entry signs will require commis roval as part of a PD site plan. 8. Building identification andsigns. Each commercial building on a lot is entitled to identification and directo s attached to the facades of the building. Identification and directory signs are icted to the name and logo of the business occupant. The standards for all ie and directory signs are as follows: a. No limit on 1 o four inches high. b. Each builder titled to one directory sign (not to exceed six square feet) at each main bu,1kmiWtrance. c. Each g entitled to one building identification sign (limited to the name of the each street facing building facade. The maximum sign area of each b i entification sign shall be 24 square feet. Building identification signs may be aced above the first floor spandrel, but not above the roofline. d. Signs can be placed on any building facade. e. Signs must be architecturally consistent with the buildings to which they are attached. 9. Business projecting signs. Within each building each business occupant with a first floor business or an upper floor business that can be accessed directly by exterior stairs is entitled to one projecting sign attached to the facades of the building where the entrance PAGE 22 OF 38 is located. Projecting signs are not restricted to the name and logo of the business occupant. The standards for all business projecting signs are as follows: a. Signs can be placed on any building facade, but not above the first floor spandrel. b. No sign may project more than five feet from a building facade. c. The maximum sign area is 12 square feet; the maximum height is three feet. d. All signs must have a minimum vertical clearance of eight feet above the sidewalk. e. Signs are intended to be primarily graphic, and must have graphics or copy on both sides. 10. Business awning signs. Each first floor business occupant or business occupant with a first floor entrance within a building, which business or business entrance has an awning, is entitled to awning signs. Awning signs will be a part of or applied to an wning which is attached to the facades of the building. Awning signs are not restricte e name and logo of the business occupant. The standards for all awning signs area s: a. Signs can be placed on any awning projecting from the build' t not above the first floor spandrel. b. The maximum sign area is eight square feet. c. All awning signs must have a minimum vertical clea c of eight feet above the sidewalk. d. Signs are intended to be primarily graphic. 11. Business hanging signs. Each first floor busi cant or business occupant with a first floor entrance within a building is ent' e hanging sign suspended from the canopies, colonnades or covered pass t e building. Hanging signs are not restricted to the name and logo of the bu occupant. The standards for all hanging signs are as follows: a. Signs can be suspended, so 1 A4601 perpendicular to the building facade, from canopies, colonnades or co assages on any building, but not above the first floor spandrel. b. Signs suspended from s and colonnades must be centered in the canopy or colonnade from wh' are suspended; signs suspended from any covered area between twoNn ay not project more than four feet from a building facade. c. The maximu ea is four and one-half square feet. d. i;_Ad 18 inches; maximum width is 36 inches; maximum thickness is e. ve a minimum vertical clearance of eight feet above the sidewalk. f. to be primarily graphic, and must have graphics or copy on both 12. Busin4K window signs. Each first floor business occupant or business occupant with a first floor entrance within a building is entitled to window signs painted or applied to the glass surface of the first floor windows. Window signs are not restricted to the name and logo of the business occupant. The standards for all window signs are as follows: a. Signs can be placed on the glass surface of street facing windows, but not above the first floor spandrel. b. The maximum sign area is 12 square feet. PAGE 23 OF 38 c. The maximum height of each sign is two feet. d. Signs are intended to be primarily graphic. 13 General directional signs. Directional signs are allowed on property (whether platted or not) adjacent to the intersection of two streets. The standards for directional signs are as follows: a. The sign must be a monument sign and may be located within roadway landscape zones, within public rights-of-way (including street medians), and within any required front yard or as approved on the Site Plan. b. Construction materials are limited to stone, cast stone, brick, split face CMU used in conjunction with, or as a border, for stone and cast stone, or other materials approved by the board. c. Sign elements may be carved into the construction materials, may ist of metal elements attached to the construction materials, or may otherwise ayed in any manner approved by the board. d. Content is limited to words and arrows the only purpose of io to direct vehicle traffic to "generic" destinations such as "town cente 1 center", "recreation center", "performing arts center", "equestrian cente ke ", "lakeside", "playground", "hospital", "library", "museum", club", "sports fields", and other similar terms that generally describe the m e. The maximum sign area is eight square fe*x e maximum height is four feet, measured from the average grade level of the sign to the highest part of the sign. There is no minimum setback. f. There is no limit on the number of dire signs. 14. Temporary signs. A residential hobuilder may place temporary signs, including the builder's name and logo, at subdivintrances in which such builder is constructing homes. SECTION 12 LANDSCAPE RE MENTS is Section 12.1 Landscapbents The standards and c a ntained in this Section are the minimum standards for all new development with' ke Vallecito. The landscaping requirements of Division 2, Article III, Chapter 98 wn of Westlake Code of Ordinances shall apply in all circumstances not specifica d ed in this Ordinance. All landscaping shall be reflected on the required s Plan which is to accompany the Site Plan. Where the regulations of this Section c th the Town of Westlake Zoning Ordinance, the regulations of this Section shall appl 1. Intent. It is the intent of this section to preserve and enhance the town's highly visible edge in order to reinforce the rural and natural qualities of the community. This zone can facilitate positive vistas to prominent knolls and valleys while softening development with tree massing that will establish a unique rural environment for the town, while still protecting view corridors along the Town's major highways. PAGE 24 OF 38 2. The required Landscape Plan must include a 35' landscape treatment area for the property abutting SH 114 ROW and Solana Blvd. to correspond to Section 98-103 of the Code of Ordinances requiring open space linkage. The area must consist of landscaping including natural appearing tree clusters, water feature, ornamental stone fencing, open space paved areas for public gathering, turf, or other living ground cover. 3. The required Landscape Plan must include landscaping along FM 1938 that conforms to the 2011 Precinct Line Rd. Landscape Corridor Plan. 4. Wildflower planting areas along SH 114 and Solana Blvd. shall be detailed in the Landscape Plan. 5. 60 percent of the tree plantings included in the Landscape Plan shall 4 imum three-inch caliper, and 40 percent shall be a minimum of 2" caliper. 6. A Hike and Bike trail will be include in the Landscape Plan ' h ovides connectivity of the Town's exiting and planned trail system. Section 12.2 Interior Village Landscaping Requirement 1. In conditions where paving runs all the way t ding line as occurs in small European villages, landscaping is not re he Landscape Plan shall include detailed landscaping around buildings, ' ons and parking areas depicted on the Concept Plan. Plantings in large-scale c4ons and window boxes are encouraged if no other landscaping is present. A 2. Any non -structured, off-street,parking that contains seventy-five (75) or more spaces shall provide interi a caping as follows, when permissible by existing covenants and restrictions as well pad located within the boundaries of Westlake Vallecito: _ do. a. Ten (10) sq e lWlandscaping for every two parking spaces shall be provided within the p b ndaries of the parking area. b. All landsc as shall be protected by a raised six (6) inch concrete curb. c. Pavem not be placed closer than four (4) feet from the trunk of a tree unless a To r d root barrier is utilized. d. c islands shall be located at the terminus of all parking rows and shall a least one (1) large tree, three (3) inch caliper minimum 3. Landscaped islands shall be a minimum of one hundred (100) square feet, not less than six (6) feet wide and a length equal to the abutting space. 4. Permanent irrigation shall be provided for all required landscaping as follows: PAGE 25 OF 38 a. Irrigation lines for perimeter landscaping identified in (1) above, shall be placed a minimum of two and one-half (2 '/2) feet from a town sidewalk or alley. Reduction of this requirement is subject to review and approval by the Town Engineer. b. Trees and shrubs shall be irrigated by bubbler irrigation lines only. Other landscaping may be irrigated by spray irrigation. Separate valves shall be provided to turn off the spray irrigation line during periods of drought or water conservation. c. Rain, freeze, and wind detectors shall be installed on all irrigation lines. 5. Artificial plants or turf are expressly prohibited. Drought tolerant and/or native plants from the lists approved by the Town are required for compliance. Other species may be proposed in the Landscape Plan. Section 12.3 Service Equipment and Areas 1. Loading docks, truck parking, trash collection, trash co p ?Wnd other service functions shall be incorporated into the overall design of th and be identified on the Site Plan. 2. Transformers, HVAC equipment (if located at th evel), lift stations, utility meters, and other machinery, where practical, located at the rear of the property. • 3. Screening: a. Service equipment and areas shall be so the visual impacts of these functions are fully contained and out of view fro cent properties and public streets.. b. Screening materials for solid w collection and loading areas shall be the same as the materials used for the princ uilding, or a six (6) foot solid masonry wall. Trash dumpsters shall have a ich shall generally remain closed at all times. c. No internal screening wit t oundaries of Westlake Vallecito is required. As in, no screening fences, wall er zones or boundaries between horizontally integrated and vertically integra tures on single, adjacent and/or adjoining lots or parcels. Section 12.4 Fencing 1. All fences withi t n shall conform to the following standards 2. Fencing is all tween the primary facade of the building and the build -to -line. 3. Fencing is e o separate an outdoor eating area from the walkway if the outdoor seati a ds into the adjacent right-of-way. 4. Fencin st cted to wrought iron, tubular steel or similar material, or masonry and shall confo o the following standards: a. Fences may be built to a maximum seven feet in height. However: i. No solid fencing greater than 3.5 feet in height may be placed within ten feet of a right-of-way line for a roadway or open space corridor; ii. No chain-link fences shall be allowed unless completely screened from adjacent public areas and properties by either structures or by solid landscape screening; iii. No solid wood fencing shall be allowed; and PAGE 26 OF 38 iv. Fences which are greater than 25 percent solid masonry shall be considered solid fencing. v. Precast solid fencing shall require special approval by the Town Council. Section 12.5 Streets and Sight Triangles Within Westlake Vallecito, the following street design standards shall apply: 1. Sight triangles for all vehicular intersections shall be established based on the minimum standards reflected in the UDC unless otherwise specified in the Site Plan. 2. Adequate sight distance will be provided at all intersections through the use of appropriate traffic control devices in compliance with the UDC. 3. Nothing contained herein shall vary or supersede public safety requiremen of the Town of Westlake as set forth in the Uniform Fire Code and other applicabl , rules, and regulations of the Town of Westlake. SECTION 13 OUTDOOR LIGHTING STANDARDS Section 13.1 Lighting Requirements An Outdoor Lighting Plan must be submitted for this PD ' c ion with the required Site Plan. Lighting will to the greatest extent possible refle e ting standards established in Division 2, Article VI, Chapter 102 of the Code of Or he Outdoor Lighting Plan shall include the following: 1. Layout of the proposed fixture locations. 2. The light source. 3. The luminous area for each prop ♦light source with photometric in foot-candle measurement. 4. The type and height of the light f r of the light source above grade. 5. The type of illumination. J' Section 13.2 Up -Lighting Do ing Limited up -lighting may e Mwed in the Lighting Plan submittal with minimum up -lighting allowed for the Chapel, 1 Tower and the Town Hall. Up -lighting and Down -lighting specifications requirecIM shall be presented in the Lighting Plan. Section 13.3 Pa Aid Lighting Overhead li Tic and private parking areas shall utilize "fully -shielded" and/or "full cut-off' fixt n ccordance with the Town of Westlake lighting standards Section 102-207 and shall be i ded in the required Lighting Plan submittal. . SECTION 14 PARKING STANDARDS Section 14.1 Required parking shall be located and maintained anywhere within Westlake Vallecito, and may also include additional overflow parking as available offsite. PAGE 27 OF 38 Section 14.2 On -street parking and shared parking anywhere within Westlake Vallecito may be counted towards meeting the off-street parking requirement for any use within Westlake Vallecito. Section 14.3 Parking may be located in structured garages provided the garages are located generally in the center of a property and wrapped with Condo Flats of allowed varying uses. Section 14.4 When structured garages are provided, adequate access from public rights-of-way via private drives and/or access easements shall be made readily available. Section 14.5 Speed bumps/humps are not permitted within a fire lane. Section 14.6 In the case of mixed uses, uses may share parking space e it can be demonstrated to the Town Manager the parking for two (2) or more use, rs at alternating periods. Such shared parking shall be established in accordance wit t ing provisions: 1. It shall be demonstrated as a condition precedent to co e n of shared parking that such sharing of spaces will result in a reduction of ten (10) percent of the aggregate required parking for such uses. 2. The applicant shall submit a parking analysis, by a registered engineer, to the Town Manager for his approval. • Ko Section 14.7 Up to seventy-five (75) percent o4nor;ma ng spaces required for a theater or other place of evening entertainment (after 5:00 P.r a church, may be provided and used jointly by banks, offices, and similar uses open, used, or operated during evening hours Section 14.8 Parking spaces shall 2 Bank, Savings and fifty (350) square Boutique Hotel 3. Business or square fe4 4. Chuidhb.Lec 5 6 in accordance with the following requirements_ ilar Establishments: One (1) space per three hundred and s floor area. breakfast facility: One (1) space per guest room in addition to residential use. le,onal office (general): One (1) space per three hundred and fifty (350) )VIloor area except as otherwise specified herein. or other place of worship: One (1) parking space for each four (4) seats Colleg,6r University: One (1) space per each day student. Community Center, Library, Museum, or Art Gallery: Five (5) parking spaces plus one (1) additional space for each five hundred (500) square feet of floor area in excess of one thousand (1,000) square feet. If an auditorium is included as a part of the building, its floor area shall be deducted from the total and additional parking provided on the basis of one (1) space for each four (4) seats that it contains. PAGE 28 OF 38 7. Commercial Amusement: One (1) space per five (5) guests at maximum designed capacity. 8. Condominium Residence: One (1) space per unit, plus 1 additional space for each bedroom beyond the second bedroom. 9. Dance Hall, Ballroom, Assembly or Exhibition Hall Without Fixed Seats: One (1) parking space for each four hundred (400) square feet of floor area thereof, as available to be shared with adjacent, full-time users. 10. Dwellings, Multifamily: One (1) spaces for unit with one (1) and two (2) bedroom units, plus one additional space for each additional bedroom above two (2) bedrooms. 11. Farmer's Market: One (1) space for each five hundred (500) square feet of site area, as available to be shared with adjacent, full-time users. 12. Fraternity, Sorority, or Dormitory: One (1) parking space for each 2) beds on campus, and one and space for each two beds in off campus projects. 13. Furniture or Appliance Store, Wholesale Establishments, Clothi� Shoe Repair or Service: Two (2) parking spaces plus one (1) additional ar� ce for each five hundred (500) square feet of floor area over one thousand ( ). 14. Gasoline Station: Minimum of three (3) spaces for employ dequate space shall be provided for waiting, stacking, and maneuvering aut or refueling. 15. Health Studio or Club: One (1) parking space f undred (400) square feet of exercise area. • 16. Hospital: One (1) space per employee o4eorn "7ift, plus one (1) space per each bed or examination room whichever is appli 17. Hotel: One (1) parking space for each s or suite plus one (1) space for each one thousand (1000) square feet of or area contained therein. 18. Kindergartens, day schools, and straining and care establishments: shall provide one (1) paved off-stre ng and unloading space for an automobile on a through "circular" drive for c my (20) students, or one (1) space per twenty (20) students, plus one (1) space cher. 19. Library or Museum: T spaces plus one (1) space for every five hundred (500) square feet, over o d (1,000) square feet. 20. Lodge or Frrn gIzation: One (1) space per two hundred (200) square feet. 21. Medical or De ce: One (1) space per three hundred (300) square feet of floor area. 22. Facilities ov ty thousand (20,000) square feet shall use the parking standards set forth for is 23. Nur o One (1) space per five (5) beds 24. Priva ne (1) narking space for each one hundred and fiftv (150) sauare feet of gross i4wor area. 25. Retail Store or Personal Service Establishment, Except as Otherwise Specified Herein: One (1) space per three hundred and fifty (350) square feet of gross floor area. 26. Restaurant, Restaurant with a Private Club, Cafe or Similar Dining Establishment: One (1) parking space for each one hundred and twenty-five (125) square feet of gross floor area for standalone buildings without a drive-through, and one (1) parking space for each four hundred (400) square feet of gross floor area for restaurants located within a multi - PAGE 29 OF 38 tenant buildings, and one (1) parking space for each one hundred and twenty-five (125) square for standalone buildings with a drive-through. 27. Assisted Living, Sanitarium, Convalescent Home, Home for the Aged or Similar Institution: One (1) parking space for each five (5) beds. 28. School, Elementary, Secondary, or Middle: One and one half (1 '/2) parking spaces per classroom, or the requirements for public assembly areas contained herein, whichever is greater. 29. School, High School: One and one half (1 %2) parking spaces per classroom plus one (1) space per five (5) students the school is designed to accommodate, or the requirements for public assembly areas contained herein, whichever is greater. 30. Single Family, Attached: One (1) space per unit, plus one (1) space for ch bedroom above the second bedroom. 31. Single Family, Detached: Two (2) spaces per home. 32. Theater, Sports Arena, Stadium, Gymnasium or Auditorium (ex chool): One (1) parking space for each four (4) seats or bench seating spaces SECTION 15 UTILITY PLACEMENTS All utility lines and shall be underground. All utility shall be underground to completely screened from view. • SECTION 16 OPEN SPACES Section 16.1 The combination PD1 -2 and PD1-34shall tain 20% Open Space which is privately owned and publicly accessible. Open Space"te included in the Site Plan submittal. Section 16.2 Specific Features to be in 1. All constant -elevation water e , detention requirements 2. Open, public Plaza and g areas 3. Coliseum Acreag i vements 4. Buffers along S ri this open -space calculation include: within free -board limits defined for storm water 5. Parkwaysand on streets with on -street parking 6. Other public s such as walks, plazas, courts, recreational amenities, water features and other�ir s not specifically used for vehicular access and parking. Section 16.3 pfh space may not consist of any of the following elements: 1. VehicLrr parking. 2. Required parking lot tree islands. 3. Building footprints. 4. Utility yards. 5. Detention areas not treated as described above. SECTION 17 GENERAL REQUIREMENTS PAGE 30 OF 38 Section 17.1 Development shall reflect the attached PD Concept Plan. (Exhibit 2) Section 17.2 Plats and/or Site Plans submitted for the development shall conform to the data presented and approved on the Concept Plan. 1. Minor changes or corrections on the Concept Plan, the Site Plan, the Landscape Plan or the Outdoor Lighting Plan may be authorized by the Town Manager, if such changes do not constitute a zoning change that would require public hearing and consideration by Planning and Zoning Commission and/or the Council, and the proposed changes do not: a. Alter the uses permitted, b. Increase the building height, c. Change density d. Reduce the building lines provided at the boundary of the site e. Significantly alter any open space plans. f. Affect quality standards. SECTION18 PUBLIC ROADWAYS AND STANDARDS Roadway Design Standards are prescribed and will adhere to Exhib prescribed. SECTION19 PHASING PLAN • A construction phasing plan is required with the s sof the Concept Plan and is attached as Exhibit 7 to this Ordinance. ARTICLV40 EXHIBITS EXHIBIT 1 Legal Description ofistrict EXHIBIT 2 PD Concept�lat� EXHIBIT 3 Westlake ee Development Standards EXHIBIT 4 Weswellecito Design Standards EXHIBIT 51ft'LOW Vallecito Public Roadway Standards EXHIBIT 6 Westlake Vallecito Residential Development Standards EXHIBIT 7 Construction Phasing Plan LEGAL DESCRIPTION PAGE 31 OF 38 EXHIBIT l Legal Description of PD1 -2 District 85.90 Acres BEING a tract of land situated in the C.M. Throop Survey, Abstract No. 1510, the W. Medlin Survey, Abstract No. 1958, the William Pea Survey, Abstract No. 1246 and the Joseph Henry Survey, Abstract No. 742, Tarrant County, Texas and being a portion of Tract 2 as described in the Special Warranty Deed to MAGUIRE PARTNERS - SOLANA LAND, L.P. as recorded in Volume 16858, Page 176 of the Deed Records of Tarrant County, Texas and being more particularly described as follows: BEGINNING at a 5/8 inch iron rod found with "Huitt-Zollars" cap at the southwest corner of Lot 2, Block 1, Westlake/Southlake Park Addition No. 1, an addition to the Town of W ake, Texas as recorded in Volume 388-214, Page 78 of the Plat Records of Tarrant County,eing on the northeasterly right-of-way line of Kirkwood Boulevard, a variable width right- -"qa.Tms dedicated by said Westlake/Southlake Park Addition No. 1 and being the beginning of a gent curve to the left having a central angle of 9 degrees 13 minutes 11 seconds, a ra s 1 .00 feet and being subtended by a chord which bears North 47 degrees 49 minutes 50 se est a distance of 229.54 feet; _ THENCE along the northeasterly right-of-way line of Kirkw B%irvard, a variable with right-of- way, as described in Dedication Deed to the Town of Wes orded under instrument No. D208427746, Deed Records of Tarrant County, Texas ng: Along said curve to the left an arc distance of 229. 1/ inch rod found with Graham cap at the end of said curve; North 52 degrees 30 minutes 14 seconds wes ace of 32.60 feet to 1/ inch iron rod found with Graham cup beginning of a curve to the r' ing a central angle of 18 degrees 54 minutes 48 seconds, a radius of 612.00 feet and bei u ded by a chord which bears North 43 degrees 02 minutes 03 seconds West a distance o feet; Along said curve to the rig t atance of 202.02 feet to a 1/ inch iron rod found with Graham cap at the beginning of a o curve to the right having a central angle of 24 degrees 06 minutes 47 seconds, a radius of 8and being subtended by a chord which bears North 21 degrees 32 minutes 03 seconds W tance of 339.22 feet; Along said cu ve igPiE an arc distance of 341.73 feet to a 1/ inch iron rod found with Graham cap at the en rve; North 09 degr 28 minutes 39 seconds West a distance of 132.24 feet to a 1/ inch iron rod found with Graham cap at the beginning of a curve to the left having a central angle of 45 degrees 43 minutes 19 seconds, a radius of 708.00 feet and being subtended by a chord which bears North 32 degrees 20 minutes 19 seconds West a distance of 550.11 feet; Along said curve to the left an arc distance of 564.98 feet to a 1/z inch iron rod found with Graham cap at the end of said curve; PAGE 32 OF 38 North 55 degrees 11 minutes 58 seconds West a distance of 190.50 feet to a 1/ inch iron rod found with Graham cap; North 08 degrees 56 minutes 27 seconds West a distance off 21.41 feet to a 1/ inch iron rod found with Graham cap on the easterly right-of-way line of Precinct Line Road, a variable width right-of-way, as described in Dedication Deed to Town of Westlake as recorded under Instrument No. D208427746, Deed Records of Tarrant County, Texas and being the beginning of a non -tangent curve to the left having a central angle of 16 degrees 09 minutes 21 seconds, a radius of 1,432.50 feet and being subtended by a chord which bears North 27 degrees 07 minutes 42 seconds East a distance of 402.59 feet; THENCE along the easterly right-of-way line of Precinct Line Road, the following; Along said curve to the left an arc distance of 403.92 feet to a 1/ inch iron rod fit Graham cap at the end of said curve; North 18 degrees 47 minutes 24 seconds East a distance of 185.36 feet t iron rod found with Graham cap; A� Ahk� North 17 degrees 03 minutes 03 seconds East a distance of 32 1/ fe a inch iron rod found on the southerly right -of --way line of State Highway 114 (a vjl�t ROW); THENCE along the southerly right-of-way line of S hfay 114, the following; North 60 degrees 06 minutes 26 seconds East a dist .54 feet to a Texas Department of Transportation brass disk in concrete found; , South 71 degrees 03 minutes 32 seconds Eas Ice of 254.55 feet to a point for corner from which a Texas Department of Transportation br in concrete found bears North 10 degrees 48 minutes 28 seconds West a distance of 0.43 feetA South 77 degrees 26 r Transportation brass South 71 degrees 03 r Transportation brass South 62 de Transportat angle of 08 c which bears a distance of 746.74 feet to a Texas Department of a distance of 1443.85 feet to a Texas Department of tLR'19 seconds East a distance of 404.34 feet to a Texas Department of t9in concrete found at the beginning of a curve to the right having a central minutes 09 seconds, a radius of 2,709.79 feet and being subtended by a chord 58 degrees 24 minutes 45 seconds East a distance of 393.11 feet; Along said curve to the right an arc distance of 393.45 feet to a Texas Department of Transportation brass disk in concrete found; South 54 degrees 15 minutes 11 seconds East a distance of 399.24 feet to a Texas Department of Transportation brass disk in concrete found; PAGE 33 OF 38 South 64 degrees 19 minutes 50 seconds East a distance of 56.55 feet to a 5/8 inch iron rod found with "Huitt-Zollars" cap at the beginning of a non -tangent curve to the right having a central angle of 02 degrees 13 minutes 56 seconds, a radius of 2,754.79 feet and being subtended by a chord which bears South 43 degrees 17 minutes 37 seconds East a distance of 107.32 feet; Along said curve to the right n arc distance of 107.33 feet to a 1/ inch rod found with "Huitt-Zollars" cap for the northeast corner of Lot 1, Block 1, of the aforementioned Westlake/Southlake Park Addition No. 1; THENCE departing the southerly right-of-way line of State Highway 114, North 90 degrees 00 minutes 00 seconds west along the north line of said Lot 1, Block 1, a distance of 2,132.54 feet to a 5/8 inch iron rod with "Carter -Burgess" cap found for the northwest corner of said Lot 2, ck 1, Westlake/Southlake Park Addition No. 1; THENCE South 52 degrees 00 minutes 00 seconds West along the northwesterly said Lot 2, Block 1, a distance of 1000.00 feet to a 5/8 inch iron rod with "Carter & Burge! � at an angle point in the west line of Lot 2, Block 1; A THENCE along the west line of said Lot 2, Block 1, South 00 e e�'minutes 00 seconds East a distance of 168.55 feet to the POINT OF BEGINNING and c 85.90 acres of land, more or less. • PAGE 34 OF 38 Exhibit A-1 PAGE 35 OF 38