02-15-16 PZ Agenda Packet
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TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION
MEETING AGENDA
February 15, 2016
WESTLAKE TOWN HALL
1301 Solana Blvd.
Building 4, Suite 4202
2ND FLOOR
COUNCIL CHAMBERS
WESTLAKE, TEXAS 76262
Work Session 5:00 p.m.
Regular Session 6:00 p.m.
Work Session
1. CALL TO ORDER
2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING
AGENDA.
3. DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES
ON DEVELOPMENT TRENDS, PROGRESS AND TOWN COUNCIL ACTIONS ON
PAST AGENDA ITEMS.
4. ADJOURNMENT
Regular Session
1. CALL TO ORDER
2. REVIEW AND APPROVE MINUTES FROM THE MEETINGS HELD ON JANUARY 4,
2016.
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3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING, AN AMENDMENT TO THE CODE OF ORDINANCES, CHAPTER 102
SECTION 102-31(A) “ZONING MAP”; PROVIDING FOR INTERPRETATION,
PURPOSE AND CONFLICT.
4. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING A ZONING CHANGE REQUEST TO AMEND “PLANNING AREA 5,” A
PORTION OF PLANNED DEVELOPMENT DISTRICT 3 (PD 3-5), LOCATED
ALONG STATE HIGHWAY 170 AND STATE HIGHWAY 114, BY DIVIDING SAID
PLANNING AREA INTO TWO (2) NEW PLANNING AREAS TO BE KNOWN AS PD
3-5A AND PD 3-5B AND ESTABLISHING DEVELOPMENT REGULATIONS,
PERMITTED USES, AND ALLOWABLE DENSITIES FOR BOTH PLANNING AREAS.
5. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING A PLANNED DEVELOPMENT ZONING DISTRICT (PD) SITE PLAN
FOR THE “PLANNING AREA 2” PORTION OF PLANNED DEVELOPMENT
DISTRICT 1 (PD 1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY
GENERALLY LOCATED ON THE SOUTH SIDE OF STATE HIGHWAY 114, EAST OF
DAVIS BOULEVARD AND NORTH OF SOLANA BOULEVARD.
6. ADJOURNMENT
CERTIFICATION
I certify that the above notice was posted at the Town Hall of the Town of Westlake, 3 Village Circle, Suite 202,
Westlake, Texas, 76262, February 11, 2016, by 5:00 p.m. under the Open Meetings Act, Chapter 551 of the Texas
Government Code.
_____________________________________
Kelly Edwards, TRMC, Town Secretary
If you plan to attend this public meeting and have a disability that requires special needs, please advise the Town
Secretary 48 hours in advance at 817-490-5710 and reasonable accommodations will be made to assist you.
DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING
AGENDA.
NO ACTION WILL BE TAKEN DURING THE WORK SESSION.
Planning
and Zoning
Item # 2 –
Back up material has not
been provided for this
item.
DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND
UPDATES ON DEVELOPMENT TRENDS, PROGRESS AND TOWN COUNCIL
ACTIONS ON PAST AGENDA ITEMS.
Planning
and Zoning
Item # 3
Back up material has not
been provided for this
item.
Planning
and Zoning
Item # 4 – Adjournment
Work Session
Back up material has not
been provided for this
item.
P&Z Minutes
01/04/16
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MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
January 4, 2016
PRESENT: Commissioners Liz Garvin, Greg Goble, Ryan Groce, Ken Kraska and Michelle Lee.
ABSENT: Chairman Tim Brittan
OTHERS PRESENT: Town Manager Tom Brymer, Planning and Development Director
Eddie Edwards, Town Attorney Cathy Cunningham, Town
Secretary Kelly Edwards, Assistant Town Manager Amanda
DeGan, Director of Public Works Jarrod Greenwood, Fire Chief
Richard Whitten, Communications & Community Affairs Director
Ginger Awtry, Finance Director Debbie Piper, Susan McFarland,
Communications Specialist and Management Intern Joel Enders.
Work Session
1. CALL TO ORDER
Commissioner Lee called the work session to order at 5:02 p.m.
2. EXECUTIVE SESSION
The Commission convened into executive session at 5:03 p.m.
The Commission will conduct a closed session pursuant to Texas Government Code,
annotated, Chapter 551, Subchapter D for the following:
a. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of
the attorney to the governmental body under the Texas Disciplinary Rules of
Professional Conduct of the State Bar of Texas clearly conflicts with this chapter:
Ordinance 691
P&Z Minutes
01/04/16
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3. RECONVENE MEETING
Commissioner Lee reconvened the meeting at 6:07 p.m.
4. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING
AGENDA.
No additional discussion.
5. DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES
ON DEVELOPMENT TRENDS, PROGRESS AND TOWN COUNCIL ACTIONS ON
PAST AGENDA ITEMS.
Town Manager Brymer stated Staff was preparing amendments to the Code regarding
the Site Plan and Platting process and provided an overview of the Granada Phase II
sale to Wilbow.
6. ADJOURNMENT
Commissioner Lee adjourned the work session at 6:10 p.m.
Regular Session
1. CALL TO ORDER
Commissioner Lee called the regular session to order at 6:10 p.m.
2. REVIEW AND APPROVE MINUTES FROM THE MEETING HELD ON DECEMBER
1, 2015.
MOTION: Commissioner Groce made a motion to approve the minutes.
Commissioner Goble seconded the motion. The motion carried by
a vote of 5-0.
3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING, Z-11-23-15, ZONING CHANGE APPLICATION FROM NON-
ZONED TO R-5 “ESTATE RESIDENTIAL” FOR TWO NEWLY ANNEXED TRACTS
OF LAND COMMONLY KNOWN AS 2205 AND 2217 N. PEARSON LANE,
WESTLAKE TEXAS.
Management Intern Enders provided a presentation and overview of the recently
annexed property.
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01/04/16
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Commissioner Lee opened the public hearing.
No one addressed the Commission.
Commissioner Lee closed the public hearing.
MOTION: Commissioner Goble made a motion to recommend approval of
the zoning change. Commissioner Garvin seconded the motion.
The motion carried by a vote of 5-0.
4. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING AN SUP-12-15-15, SPECIFIC USE PERMIT TO ALLOW THE SALE
OF BEER, LIQUOR, AND WINE PACKAGE SALES AT THE CVS STORE TO BE
LOCATED AT 35 ARTA DRIVE, BEING LOT 3, BLOCK N, OF THE WESTLAKE
ENTRADA SUBDIVISION.
Director Edwards provided a presentation and overview of the item.
Commissioner Lee opened the public hearing.
No one addressed the Commission.
Commissioner Lee closed the public hearing.
MOTION: Commissioner Garvin made a motion to recommend approval of
the special use permit. Commissioner Kraska seconded the
motion. The motion carried by a vote of 5-0.
5. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING, Z-12-15-15, ZONING CHANGE APPLICATION, AMENDING
ORDINANCE 691, THE ORDINANCE THAT AMENDED THE PD1 PLANNED
DEVELOPMENT ZONING DISTRICT, CREATING AND REGULATING PD 1-1
PLANNING AREA. THE PROPERTY IS PARTIALLY DEVELOPED AND INCLUDES
MULTIPLE PARCELS OF LAND INCLUDING THE PROPERTY COMMONLY
KNOWN AS SOLANA. THE PROPERTY IS GENERALLY LOCATED SOUTH OF
HWY 114 EXTENDING FROM DAVIS BLVD. EASTWARD TO THE TOWN
BORDER, AND IS BOUNDED BY THE GRANADA SUBDIVISION TO THE WEST,
AND GLENWYCK FARMS, CARLYLE, AND TERRA BELLA SUBDIVISIONS TO THE
SOUTH. THIS IS A TOWN INITIATED AMENDMENT AND THE PROPOSED
AMENDMENTS ARE LIMITED TO THE DEVELOPMENT REGULATIONS AND DO
NOT CHANGE THE PERMITTED USES OR ALLOWED DENSITY WITHIN THE
DEVELOPMENT.
Director Edwards provided a presentation and overview of the item.
P&Z Minutes
01/04/16
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Commissioner Lee opened the public hearing.
Brian Driesse, Equity Office, representing Solana, spoke in opposition of the amendment
and requested a continuance for two to three months pursuant to his letter as provided
in the agenda packet.
Scott Simmons, 4325 Glenwood Avenue, Dallas, spoke in favor of the amendment and
provided an overview of the Glenwyck and Granada developments.
Neil McNabnay, 1815 Broken Bend Drive, spoke in favor of correcting the typographical
error in the ordinance but believes that the intent was to create a buffer not to approve
just a setback.
Michael Grandfield, 1827 Broken Bend Drive, spoke in favor of correcting the
typographical and welcomed additional discussions with the Solana owners.
Yair Lotan, 1809 Broken Bend Drive, spoke in favor of correcting the typographical error
in the ordinance.
Christie Renda, 1804 Copperfield Court, spoke in favor of correcting the typographical
error in the ordinance.
Collin Stevenson, 1823 Broken Bend Drive, spoke in favor the typographical error in the
ordinance. He does not agree that the wording should be a setback but buffer or
greenbelt.
Payton Mayes, 1715 Terra Bella Drive, also representing Blackstone, spoke opposition of
the amendment requesting a continuance.
Angela Bartholomae, 10806 Copperfield Court, submitted a speaker form in favor of the
amendment, requesting not to speak.
Discussion ensued regarding the proposed amendment terminology, staff interpretation
of ordinance 691 (Director Edwards), and building requirements on a slope view shade
area (Comp Plan).
Commissioner Lee closed the public hearing.
MOTION: Commissioner Goble made a motion to recommend approval of an
amendment to Ordinance 691, to restore the 500 foot building
setback for all areas of PD1-1 adjacent to residential property,
near or adjoining Glenwyck Farms and Granada and removing the
500 foot building setback from the area known as Entrada.
Commissioner Kraska seconded the motion. The motion carried
by a vote of 5-0.
P&Z Minutes
01/04/16
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6. ADJOURNMENT
There being no further business to come before the Commissioners, Commissioner Lee
asked for a motion to adjourn.
MOTION: Commissioner Garvin made a motion to adjourn the meeting.
Commissioner Groce seconded the motion. The motion carried by
a vote of 5-0.
Commissioner Lee adjourned the meeting at 7:12 p.m.
APPROVED BY THE PLANNING AND ZONING COMMISSION ON FEBRUARY 15, 2016.
________________________________
ATTEST: Commissioner, Michelle Lee
______________________________
Kelly Edwards, Town Secretary
estlake Planning and Zoning Commission
TYPE OF ACTION
Regular Meeting - Action Item
Monday, February 15, 2016
TOPIC: Conduct a Public Hearing and Consider a Recommendation Regarding an
Amendment to the Code of Ordinances, Chapter 102 Section 102-31(A)
“Zoning Map”; Providing for Interpretation, Purpose and Conflict.
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Planned / Responsible
Development N/A
High Quality Planning, Design &
Development - We are a desirable
well planned, high-quality
community that is distinguished by
exemplary design standards.
Preserve Desirability
& Quality of Life
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
Time Line - Start Date: February 15, 2016 Completion Date: February 22, 2016
Funding Amount: 00.00 Status - Not Funded Source - N/A
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
Section 102-31 of the Code of Ordinances references Exhibit A of Ordinance 521 as the Official
Zoning Map of the Town of Westlake, a reference which is obsolete and no longer accurate. This
proposed amendment updates Section 102-31(A) to remove the reference to Ordinance 521 and
align this subsection with current best practices. Further, this amendment increases transparency
by specifying where an up-to-date Official Zoning Map can be found and who is responsible for
its retention. A copy of the Official Zoning Map is also available on the Town website at
http://westlake-tx.org/DocumentCenter/Home/View/113.
The Official Zoning Map is in the process of being updated to accommodate the recent
annexation and zoning of the property located at 2205 and 2217 Pearson Lane and may be
further modified if the proposed rezoning of PD 3-5 moves forward. Note that the proposed
amendment in no way mitigates any notification, public hearing, or approval processes required
for the zoning or rezoning of any property.
RECOMMENDATION
Staff recommends approval of this amendment.
ATTACHMENTS
1. Current language of Chapter 102 Section 102-31(A) regarding the Official Zoning Map and
proposed language to amend Chapter 102 Section 102-31(A) regarding the Official Zoning
Map.
1. Current language of Chapter 102 Section 102-31(A) regarding the Official Zoning Map:
Sec. 102-31. - Zoning map.
(a) Designated; rezoning of property. Exhibit A attached to Ordinance No. 521 is hereby adopted
as the Official Zoning Map of the Town of Westlake and shall be identified and maintained by
the town in accordance with the provisions of this chapter, as amended from time to time. The
Official Zoning Map incorporates the rezoning of properties in the town to conform with the
Comprehensive Plan and this chapter.
2. Proposed language to amend Chapter 102 Section 102-31(A) regarding the Official
Zoning Map:
Section 102-31. - Zoning Map.
(a) “Designated; rezoning of property.” (1) The boundaries of the zoning district set out herein
are delineated upon a zoning district map of the town; duly adopted by the Town Council and
adopted as part of this chapter as fully as if the same were set forth herein in detail.
(1) One original of the official zoning district map shall be filed in the office of the town
secretary. This map shall be the official zoning district map and shall bear the signature of the
mayor and attestation of the town secretary. In case of any question, this map, together with any
amending ordinances, shall be controlling.
(2) A copy of the zoning district may also be placed in the office of the town planner.
The copy may be used for reference and if so used, shall be maintained up-to-date by posting
thereon all subsequent amendments. Reproductions for informational purposes may be made of
the official zoning district map.
Ordinance XXX
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ORDINANCE NO. __________
AN ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS, AMENDING CHAPTER
102 “ZONING,” OF THE CODE OF ORDINANCES OF THE TOWN OF WESTLAKE,
TEXAS BY AMENDING CHAPTER 102, SECTION 102-31(A) “ZONING MAP”;
PROVIDING FOR INTERPRETATION, PURPOSE AND CONFLICT; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING A PENALTY CLAUSE; AND MAKING AN
EFFECTIVE DATE.
WHEREAS, the Town of Westlake, Texas is a general law Town; and
WHEREAS, all legal requirements of state statutes and Town ordinances of the Town of
Westlake, as well as all legal requirements and legal notices and prerequisites having been
complied with; and
WHEREAS, the Town Council of the Town of Westlake, Texas, at a public hearing
called at a regular session of the Town Council did consider the following factors in making a
determination as to whether the requested change should be granted or denied: congestion in the
streets, including safety of the motoring public and the pedestrians using the facilities in the area;
to secure safety from fire, panic or other dangers; the promotion of health and the general
welfare, to provide for adequate light and air, to prevent the overcrowding of land; to avoid
undue concentration of the population, facilitating the adequate provision of transportation,
water, sewers, schools, parks, and other public requirements; and
WHEREAS, upon the recommendation of the Planning & Zoning Commission, the
Town Council of the Town of Westlake, Texas is of the opinion that it is in the best interest of
the town and its citizens that the amendments should be approved and adopted.
NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF WESTLAKE, TEXAS:
SECTION 1: That all matters stated in the preamble are found to be true and correct and
are incorporated herein as if copied in their entirety.
SECTION 2: That Section 102-31 “Zoning Map” subsection (a) “Designated; rezoning
of property.” is hereby amended by deleting the current subsection 102-31(a) and replacing it
with the following:
Section 102-31 Zoning Map. (a) “Designated; rezoning of property.” (1) The boundaries
of the zoning district set out herein are delineated upon a zoning district map of the
Town; duly adopted by the Town Council and adopted as part of this chapter as fully as
if the same were set forth herein in detail.
(1) One original of the official zoning district map shall be filed in the office of
the Town Secretary. This map shall be the official zoning district map and shall bear the
signature of the mayor and attestation of the Town Secretary. In case of any question,
this map, together with any amending ordinances, shall be controlling.
(2) A copy of the zoning district may also be placed in the office of the town
Ordinance XXX
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planner. The copy may be used for reference and if so used, shall be maintained up-to-
date by posting thereon all subsequent amendments. Reproductions for informational
purposes may be made of the official zoning district map.
SECTION 3: That this Ordinance shall be cumulative of all other Town Ordinances
and all other provisions of other Ordinances adopted by the Town which are inconsistent with
the terms or provisions of this Ordinance are hereby repealed.
SECTION 4: That any person, firm or corporation violating any of the provisions or
terms of this ordinance shall be subject to the same penalty as provided for in the Code of
Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to
exceed the sum of Two Thousand Dollars ($2,000.00) or Five Hundred ($500.00) for each
offense. Each day that a violation is permitted to exist shall constitute a separate offense.
SECTION 5: It is hereby declared to be the intention of the Town Council of the Town
of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be
declared legally invalid or unconstitutional by the valid judgment or decree of any court of
competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the
remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same
would have been enacted by the Town Council of the Town of Westlake without the
incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence,
paragraph or section.
SECTION 7: This ordinance shall take effect immediately from and after its passage as
the law in such case provides.
PASSED AND APPROVED ON THIS _____ DAY OF __________ 2016.
_____________________________
ATTEST: Laura Wheat, Mayor
____________________________ ______________________________
Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager
APPROVED AS TO FORM:
____________________________
L. Stanton Lowry, Town Attorney
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estlake Planning and Zoning Commission
TYPE OF ACTION
Regular Meeting - Action Item
Monday, February 15, 2016
TOPIC: Conduct a Public Hearing and Consider a Recommendation Regarding a
Zoning Change Request to Amend “Planning Area 5,” a Portion of
Planned Development District 3 (PD 3-5), Located along State Highway
170 and State Highway 114, by Dividing Said Planning Area into Two (2)
New Planning Areas to be Known as PD 3-5A and PD 3-5B and
Establishing Development Regulations, Permitted Uses, and Allowable
Densities for Both Planning Areas. Additionally, 336,000 square feet of
allowed density will be transferred from PD 3-3 to the PD 3-5 Planning
area.
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community
blending preservation of
our natural environment
and viewscapes, while
serving our residents and
businesess with superior
municipal and academic
services that are accessible,
efficient, cost-effective, &
transparent.
Citizen, Student
& Stakeholder
High Quality Planning,
Design & Development - We
are a desirable well planned,
high-quality community that
is distinguished by
exemplary design standards.
Preserve
Desirability &
Quality of Life
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
Time Line - Start Date: February 15, 2016 Completion Date: February 22, 2016
Funding Amount: 00.00 Status - Not Funded Source - N/A
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EXECUTIVE SUMMARY
This is an application by the property owner, Hillwood Properties, to amend the zoning of the
Planning Area 5 portion of Planned Development District 3 (PD3-5), a 153 acre (+/-) tract
located at the intersection of SH170 and SH114 on the Circle T Ranch. The owner and applicant
are requesting that PD 3-5 be amended as follows:
1. Divide the PD 3-5 Planning Area to create two (2) separate Planning Areas, to be
identified as PD 3-5A and PD 3-5B. Existing allowable building square footages to be
divided between the two areas.
2. Increase maximum allowable building square footages for both proposed Planning Areas
while reducing the maximum allowable building square footage in PD 3-3 by an equal
amount. The proposed amendment does not change the aggregate maximum
allowable building square footage in Planned Development District 3.
3. Amend the maximum allowable building heights for the PD 3-5A and PD 3-5B Planning
Areas
4. Amend the Development Standards for the PD 3-5A and PD 3-5B Planning Areas
The property owner has filed this request as part of Project Blizzard, which involves the
construction of a major corporate office campus for the Charles Schwab financial services firm
on the proposed PD 3-5B tract, as well as a mixed used development including office, retail,
hotel, and residential components on the proposed PD 3-5A tract (see attached location map).
Staff recommends that, if approved, this zoning request be implemented by three separate
ordinances.
The ordinance creating PD 3-5A would:
1. Establish the boundaries of the new Planning Area
2. Establish new limits on allowable square footage for permitted uses
3. Establish new limitations on building heights
4. Amend existing Mixed-Use development regulations/standards
The ordinance creating PD 3-5B would:
1. Establish the boundaries of the new Planning Area
2. Establish allowable square footage for permitted uses
3. Eliminate all residential uses and mixed-use development standards
4. Specify maximum allowable building heights
5. Authorize signage regulations specific to the PD 3-5B Planning Area
Note that permitted uses in this proposed Planning Area are identical to existing permitted uses
in PD 3-5, with the exception of number 2 listed above.
The ordinance modifying PD 3-3 would:
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1. Reduce the maximum allowable building square footage by an amount equal to the
increase in maximum allowable building square footage in PD 3-5A and PD 3-5B.
Note that existing zoning entitlements contained in PD 3-5 include office and various
retail/commercial uses, as well as 275 residential dwelling units (i.e. single family attached,
detached, and zero lot lines, examples- townhomes, garden homes; see below). This zoning
amendment request does not change or modify existing residential entitlements, except to
the extent that residential uses and mixed-use development standards are restricted to the
PD 3-5A Planning Area.
ORGANIZATIONAL HISTORY
Ordinance 307, approved on September 14, 1998 established Zoning District 3, otherwise known
as Planned Development 3 (PD 3). Ordinance 311, also approved on September 14, 1998,
established the PD 3-5 sub-area (also referred to as Planning Area 3-5). PD 3-5 was
approximately 200 acres and originally zoned for Mall, Entertainment Retail, Entertainment
Office, Office, and Retail Uses.
Ordinance 452, approved March 22, 2004, adjusted the boundaries of PD 3-5 from 200 acres to
153.3 acres and established the current Permitted Uses and Development Regulations. Existing
entitlements are summarized below:
Note that the Mixed-Use designation in Ordinance 452 includes retail, hotel, restaurant, office,
and other uses that one might expect in a mixed-use development. Further detail regarding
existing entitlements is shown in attached Ordinance 452.
RECOMMENDATION
Staff recommends approval of this zoning change application as detailed in the attached Staff
Report.
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ATTACHMENTS
1. Site Location Map - will be provided under separate cover.
2. Ordinance 452, which established current zoning entitlements and development regulations
Will be provided under separate cover.
3. Staff Report
TOWN OF WESTLAKE, TX
STAFF REPORT TO PLANNING AND ZONING COMMISSION
Date: 2/15/16
Request: Review and Recommendation of a Zoning Change Request.
Agenda Item: Conduct a Public Hearing and Consider a Recommendation Regarding a Zoning
Change Request to Amend “Planning Area 5,” a Portion of Planned Development District 3 (PD 3-
5), Located along State Highway 170 and State Highway 114, by Dividing Said Planning Area into
Two (2) New Planning Areas to be Known as PD 3-5A and PD 3-5B and Establishing
Development Regulations, Permitted Uses, and Allowable Densities for Both Planning Areas.
CASE INFORMATION
Development Name: Project Blizzard
Location: This property is generally located at the intersection of State Highway 170 and State
Highway 114, part of the Circle T Ranch.
Owner: Hillwood Properties
Applicant: Joe Schneider, Vice President, Hillwood Properties
Developer: Hillwood Properties
Site Size: 153 (+/-) acres
Permitted Use(s): Existing uses include Mixed-Use, Office, and Residential Uses. See
Ordinance 452 (attached) for a complete listing.
Summary: This is an application by the property owner, Hillwood Properties, to amend the zoning
of the Planning Area 5 portion of Planned Development District 3 (PD3-5), a 153 acre (+/-) tract
located at the intersection of SH170 and SH114 on the Circle T Ranch. The owner and applicant
are requesting that PD 3-5 be amended as follows:
1. Divide the PD 3-5 Planning Area to create two (2) separate Planning Areas, to be identified
as PD 3-5A and PD 3-5B. Existing allowable building square footages to be divided
between the two areas.
2. Increase maximum allowable building square footages for both proposed Planning Areas
while reducing the maximum allowable building square footage in PD 3-3 by an equal
amount. The proposed amendment does not change the aggregate maximum
allowable building square footage in Planned Development District 3.
3. Amend the maximum allowable building heights for the PD 3-5A and PD 3-5B Planning
Areas
4. Amend the Development Standards for the PD 3-5A and PD 3-5B Planning Areas
The property owner has filed this Zoning Change Request request as part of Project Blizzard,
which involves the construction of a major corporate office campus for the Charles Schwab
financial services firm on the proposed PD 3-5B tract, as well as a mixed used development
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including office, retail, hotel, and residential components on the proposed PD 3-5A tract (see
attached location map).
I. COMPARISON OF PROPOSED AND EXISTING DEVELOPMENT REGULATIONS
II. ALIGNMENT WITH COMPREHENSIVE PLAN
Land Use and Development Square Footage: The additional square footage transferred from
PD 3-3 to PD 3-5 is generally consistent with the intent and recommendations of the
Comprehensive Plan Elements. It is recommended and encouraged that future transfer of non-
residential square footage be taken from PD3-3.
Building Height: The height additions requested are generally consistent with the intent and
recommendations of the Comprehensive Plan elements.
III. STAFF RECOMMENDATIONS
Staff recommends approval of the proposed ordinances.
Location map.
Page 1 of 4
estlake Planning and Zoning Commission
TYPE OF ACTION
Regular Meeting - Action Item
Monday, January 04, 2016
TOPIC: Conduct a Public Hearing and Consider a Recommendation of a Planned
Development Zoning District (PD) Site Plan for the “Planning Area 2”
portion of Planned Development District 1 (PD 1-2), Established by
Ordinance 703 for the Property Generally Located on the South Side of
State Highway 114, East of Davis Boulevard and North of Solana
Boulevard.
STAFF CONTACT: Eddie Edwards, Director of Planning and Development
Strategic Alignment
Vision, Value, Mission Perspective Strategic Theme & Results Outcome
Objective
Mission: Westlake is a
unique community blending
preservation of our natural
environment and
viewscapes, while serving
our residents and businesess
with superior municipal and
academic services that are
accessible, efficient, cost-
effective, & transparent.
Citizen, Student &
Stakeholder
High Quality Planning, Design &
Development - We are a desirable
well planned, high-quality
community that is distinguished by
exemplary design standards.
Preserve Desirability
& Quality of Life
Strategic Initiative
Outside the Scope of Identified Strategic Initiatives
Time Line - Start Date: February 15, 2016 Completion Date: February 22, 2016
Funding Amount: 00.00 Status - Not Funded Source - N/A
EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY)
The subject PD Site Plan is generally located at the northwest corner of the 85-acre Entrada
development, near the intersection of FM 1938/Davis Boulevard and State Highway 114. This
Davis-114 Retail Corner will feature a 1,900 square foot Starbucks restaurant with a drive-
through lane, a 3,300 square foot sales center, 7,328 square feet of office space, 17,320 square
feet of retail space, and 1,300 square feet of additional restaurant space. The Site Plan follows
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Entrada’s overall design theme which strives to capture the architecture, livability, scale, and
essential visual qualities of the Spanish-Catalonian village archetype.
A PD Site Plan is required as a condition of the Planned Development zoning for this property.
The PD Site Plan approval process gives the Planning and Zoning Commission, as well as the
Town Council, the ability to approve or deny a plan based on quantitative criteria as well as the
qualitative criteria contained within the PD zoning for this property. The PD1-2 zoning
ordinance gives the Developer a great deal of latitude with regards to lot layout and design and
encourages the Developer to be creative and build a unique development. It also gives the Town
opportunities to verify that the proposed development will reflect what was presented by the
Developer during the zoning change application process and agreed to by all when the zoning
(Ord. 703) and subsequent Development Plan (Ord. 720) were originally approved. Staff and
our consulting architect have spent many hours reviewing this site plan and related elevations
against a comprehensive set of criteria described in the attached Staff Report.
RECOMMENDATION
Staff recommends approval of this PD Site Plan, subject to the conditions provided in the
attached Staff Report.
ATTACHMENTS
1. Existing PD Location Map and PD 1-2 Vicinity Map
2. Staff Report
3. PD Site Plan Submittal
4. Enlarged Building and Site Renderings
5. Entrada Development Plan
Page 3 of 4
EXISTING PD LOCATION MAP
Page 4 of 4
PLANNING AREA 1-2 VICINITY MAP AND PROPOSED LAYOUT
Case SP-12-14-15
PD Site Plan
TOWN OF WESTLAKE, TX
STAFF REPORT TO PLANNING AND ZONING COMMISSION
Date: 2/15/16
Request: Review and Recommendation of a Planned Development (PD) Site Plan
Agenda Item: Conduct a Public Hearing and Consider a Recommendation of a Planned
Development Zoning District (PD) Site Plan for the “Planning Area 2” portion of Planned
Development District 1 (PD 1-2), established by Ordinance 703 for the property generally located
on the south side of State Highway 114, east of Davis Boulevard and north of Solana Boulevard.
CASE INFORMATION
Development Name: Davis-114 Retail Corner, Entrada
Location: The property is generally located at the northwest corner of the 85-acre Entrada
development, near the intersection of FM 1938/Davis Boulevard and State Highway 114.
Owner: Maguire Partners-Solana Land, LP (Mehrdad Moayedi, Centurion American)
Applicant: Michael Beaty, Entrada Project Manager
Developer: Centurion American Development Group
Site Size: 2.175 acres shown as Block A, Lot 1 and Block O, Lots 1 and 2 on the Entrada Final
Plat.
Approved Use(s): The subject PD Site plan shows office, retail, and restaurant uses, which are
permitted under Entrada’s zoning as set out in Ordinance 703.
Summary: This PD Site Plan, like the CVS and Primrose Site Plans approved in December, is a
component of the Entrada mixed-use development. This Davis-114 Retail Corner will feature a
1,900 square foot Starbucks restaurant with a drive-through lane, a 3,300 square foot sales
center, 7,328 square feet of office space, 17,320 square feet of retail space, and 1,300 square
feet of additional restaurant space. The Site Plan follows Entrada’s overall design theme which
strives to capture the architecture, livability, scale, and essential visual qualities of the Spanish-
Catalonian village archetype.
The purposes of a PD Site Plan are to ensure that the development of individual building lots,
parcels, or tracts within the Planned Development Zoning District or Planning Area are consistent
with the approved Concept Plan and Development Plan, and to ensure that the standards
applicable within the Planned Development Zoning District and/or Planning Area are met for each
such lot, parcel or tract. The following sections detail the requirements that must be considered
when evaluating this PD Site Plan, the architectural challenges associated with this submittal, and
staff recommendations.
Note that this PD Site Plan replaces the PD Site Plan created by Ordinance 721. This obsolete
Site Plan, approved October 28, 2013, applied only to a portion of what is now Block A in the
Entrada Final Plat, and was intended to allow for the construction of a sales office. The site never
went beyond the PD Site Plan stage. As Entrada’s architecture, landscaping, and built
Page 2 of 8
environment evolved, it became preferable to fully integrate the sales office building and
surrounds into the Retail Corner Site Plan to ensure architectural continuity and aesthetic flow.
I. ZONING RELATED REQUIREMENTS APPLICABLE TO THIS PD SITE PLAN
Ordinance 703, which established the zoning requirements and development regulations for the
PD1-2 Planning Area, applies to this site plan. The uses shown on the PD Site Plan, including
restaurant, office, and retail uses, are permitted by right under this district’s zoning as shown on
the Land Use Schedule included in Ordinance 703. Permitted and Special Uses for this district
are quite broad in order to allow for a mixed-use planned development styled after a Spanish-
Catalonian village. Permitted and Special Uses include office, governmental, retail, restaurants,
hotels, as well as residential uses (single family residential detached, and villas or townhomes).
Ordinance No. 703 also imposes certain requirements on building materials, roofing materials,
and the pace of development of residential to commercial structures. Also included in the zoning
regulations which govern development in this Planning Area are:
Development Standards for Planning Area 2, PD1-2 (Art. III, Ord. 703)
Design Guidelines for Planning Area 2, PD1-2 (Exhibit “4”, Ord. 703)
Roadway Design Standards for Planning Area 2, PD1-2 (Exhibit “5”, Ord. 703)
Concept Plan for Planning Area 2, PD1-2 (Exhibit “2”, Ord. 703)
In addition, at the time of the adoption of Ordinance No. 703 setting the zoning for PD1-2, the
following Staff recommendations were adopted by Council that apply to this site plan:
Dedication of water and sewer easements for public lines. All on-site and off-site water and
sewer improvements necessary to serve the development are the developer’s
responsibility.
The developer shall pay, via a development agreement, a pro-rata share of the costs for
signalization, per a traffic impact study approved by the Town, of the intersection at Davis
Blvd. and Solana Blvd or any other intersections near or on this development.
A detailed landscape plan and parking plan must be submitted with the Site Plans.
A detailed streetscaping plan shall be submitted showing how it will be integrating and
transitioning well in terms of aesthetics with the development at the southeast corner of FM
1938 and Solana Boulevard.
Sidewalks and trails internal to the site will need to connect by access points to sidewalks,
trails, or pubic rights-of-way on the perimeter of the site as well as to sidewalks or trails on
adjacent tracts.
II. RELATION OF PD SITE PLAN TO APPROVED ENTRADA DEVELOPMENT PLAN
The Town required the Developer to prepare a more detailed instrument, known as a
Development Plan, for the entire 85-acre Entrada tract prior to any PD Site Plan submittals. PD
Site Plans must comport with the approved Development Plan (unless the Development Plan is
amended with the approval of the Town). In effect the Development Plan becomes a master site
plan, meaning that all the site plans for all portions of the site must fit within the template created
Page 3 of 8
by the Development Plan, with allowance for minor changes in configuration if said changes are
considered beneficial by Town staff and consulting architects.
The Development Plan for Entrada, as recommended by the Planning & Zoning Commission and
adopted by the Council in Ordinance 720, has several attached conditions for approval. Relevant
to the subject PD Site Plan are the following additional conditions:
When the tract is site planned, both the southeast corner of FM 1938 (Davis) and Solana
Boulevard and the northeast corner of FM 1938 (Davis) and SH114 must include strong
design public design elements that tie those corners to the intent of the design standards
and guidelines for this tract. Site plans for these corners shall minimize surface parking
from being the main visual feature at these hard corners (note: requiring some berming
when these locations are site planned may help with this). This includes incorporating
design features from the Town’s FM 1938 Streetscape plan on the side of the subject tract
that abuts FM 1938. Also, a 3-4 foot stone wall that fits with the site’s design standards
and guidelines shall be required around the perimeter of the site on Solana Boulevard and
FM 1938.
Show on the Development Plan the type of Town Edge landscaping that will be utilized
along the SH114 side of the tract. Also show where along this Town Edge landscape zone
the landscaping will consist of trees and when other treatments such as vineyards, as
proposed by the developer, will be used.
Approve use of Italian Cypress trees on the tract as the predominant tree of choice for the
landscaping.
All site plans submitted subsequent to approval of this Development Plan shall comport to
all the design standards and guidelines as set out Ordinance No. 703.
A lighting plan must be submitted for this Development Plan that meets the requirements of
the Section 14 of the zoning ordinance for this site (Ordinance No. 703) as well as Chapter
102 of the Town’s Code of Ordinances. This plan should emphasize use of bollard lights
along trails, plazas, and gathering areas. It should also emphasize shielded low intensity
down lighting for parking lots and intersections.
A Master Landscape Plan for all common areas, right-of-ways, public and private open
spaces, and Town Edge Landscape zones must be submitted along with the next Site Plan
and before any buildings permits are issued, other than the Site Plan and building permit
for the Sales Office.
III. RESIDENTIAL TO NON-RESIDENTIAL DEVELOPMENT RATIOS
Ordinance 703 established ratios of residential to non-residential construction to prevent uneven
development and ensure that residential uses are not prioritized over retail, office, or other uses.
The pace of residential development within PD 1-2 is as follows:
First Year of Active Development: Developer is entitled to ten (10) residential units initially.
After the initial ten (10) units, Developer is entitled to units eleven (11) through (30) after
45,000 non-residential air conditioned square footage is permitted. "First year of active
development" is defined as beginning on the date of the issuance of the first vertical
building permit for PD Planning Area 2 (PD 1 -2).
Page 4 of 8
Second year of active development shall not exceed an additional sixty (60) residential
units. Third year of active development shall not exceed and additional eighty (80)
residential units. Year four of active development and subsequent will be based upon the
1500:1 ratio. From Residential Unit 31 forward, Developer must demonstrate to the
Westlake Building Official that the 45,000 air-conditioned square feet of non-residential
building space is substantially completed, and that for Residential Unit 31 forward,
Developer must also demonstrate to the Westlake Building Official that a ratio of 1,500 sq.
ft. of non-residential use building space has been permitted for each additional Residential
Unit permitted.
Developer is to maintain a database illustrating conformance to this requirement to the
Westlake Building Official and include an up-to-date report with each new Residential Unit
building permit application. Non-residential use buildings must be substantially outwardly
completed within six-months of being included in the 1500:1 ratio, which is 1500 square
feet of non-residential to each Residential Unit calculations.
The following table lists non-residential buildings and their associated square footage approved
via the PD Site Plan process for the Entrada development to date, plus the buildings and square
footage included in the subject PD Site Plan:
Including the Davis-114 Retail Corner square footage, up to 30 residential units may be permitted
this calendar year, assuming all of the buildings listed above are permitted within the year (i.e.
construction drawings are approved and a building permit is issued). Note that in addition to
meeting residential to non-residential ratio requirements, all residential units must go through the
PD Site Plan process and permitting process before construction can begin. The developer
currently has three residential PD Site Plans in the pre-submittal stage, with each Site Plan
containing six houses.
IV. ARCHITECTURAL REQUIREMENTS & CHALLENGES SPECIFIC TO THIS PD SITE PLAN
The Town is provided strong aesthetic/architectural controls via design guidelines in the zoning
regulations that apply specifically to this Planning Area. The guidelines go into great detail,
covering architectural requirements, construction methods, aesthetics, and allowed/prohibited
materials for everything from window sills to retaining walls to exterior door hardware. These
Building Use SF
CVS Retail 12,900
12,900
Primrose Institutional 12,070
12,070
Starbucks Restaurant 1,900
Sales Center Office 3,300
Retail 1 Restaurant 1,300
Office/Retail Office 7,328
Office/Retail Retail 17,320
31,148
Grand Total 56,118
Davis-114 Retail Corner SF Subtotal
Primrose SF Subtotal
CVS SF Subtotal
Page 5 of 8
design guidelines are the most powerful tool that the Town has to ensure that the Entrada
development is built to the high standards discussed, represented, and agreed to by the
Developer during the zoning process. The Town receives this control while providing the
Developer zoning entitlements (i.e. uses) that grant the Developer great latitude and flexibility in
permitted and special uses, as well as dimensional setbacks and no building FAR (floor to area
ratio) density requirements.
For Entrada, the Davis-114 corner presents the first look at, and establishes the first impression
of, the Catalonian Village concept rendered as a contemporary mixed use development.
Therefore, this corner location is singularly important to the marketing success of this project.
Historically, the comprehension of the village (in the medieval European village setting) was
sequentially understood. In other words, one moved toward the village from the hinterlands,
passing the agricultural edges, then perhaps some fortified element, then along narrow streets,
and then arrived at the place of the cathedral/ plaza from which the fabric of village emanated.
However, Highway 114 and Davis Boulevard do not afford that same sequential experience and
consequently the comprehension of village must be gathered in a moment of recognition. This
moment is encountered at the Davis-114 corner. Without the experiential “lead-up” the image
presented must be particularly complete and convincing. Such importance demanded of the
planning and design at this location is met with numerous challenges, such as:
• Scale: This is not the place for any “Big Box” retail elements (typical of most suburban
development) because “Scale” is one of the most important “colors” in our pallet with which
to paint the Catalonian vision. In order for the assemblage of structures to be organic, the
scale must be conducive to creating the kind of form complexities that an organic
assemblage would produce. Scale is important to giving the appearance of process-over-
time – the complex look that evolves over many years of building one thing next to, or on
top of, what already exists. Therefore, in order to replicate this kind of complex form, the
elements of composition must be small enough to render such complexity. The Davis-114
corner is comprised of small retailers and smaller, narrower buildings wherever possible.
• Internalizing Topography to the Architecture: Most retail development seeks to level a
site so that building plates have no offsets. This is preferred by most retailers and
increases the convenience of parking. Most of the Catalonian Villages are in “hilly”
locations, and accommodation of topographic change is often handled as a component of
the buildings constructed. This creates a vertical complexity to the village fabric as well as
the horizontal complexity described above. Therefore, it is important that the rolling
topography at the Davis-114 corner be handled in ways that are evocative of this important
aspect of the Catalonian Village fabric. Winding drives climb grade alongside the base of
buildings and arrive at parking places nestled between structures.
• Creating a Landmark Icon: Some of the sense of sequence described above can be
achieved while traveling along regional roadways if Entrada had a landmark element that
defined, and guided one to, the Davis-114 point of recognition. Therefore, the retail corner
presents a 110-foot tower (with decorative top) that has form-giving influence upon the
retail assemblage within which it sits. In this way the tower is not just an element apart
from development, it organizes the fabric of what is around it, thereby giving it an
authenticity which fulfills one’s expectation upon arrival. In addition, visitors to the retail
corner interact with the Tower as the Starbucks drive-through passes beneath it.
• Combining the spatial accommodations of automobiles and emergency access with
the spatial character of a Catalonian Village: The needs of contemporary vehicles,
Page 6 of 8
contemporary services, and contemporary emergency equipment tend to greatly expand
the space between buildings. This challenges the more intimate definition of space needed
to enhance the pedestrian experience and convey the sense of village. Creating smaller
stand-alone building(s) to break up spatial expanse, complex perimeter edge configuration,
ruin remnants (such as remnant walls), subordinate building masses that project out from
the primary structures, and obscuring the traditional definition of drive and parking stall all
serve to transform an automobile dominated ground plane into something more interesting,
complex, and village like.
• External architectural expression of internal property lines, demising walls, and
other internal subdivisions: In a lease driven and fee simple driven economic setting,
lines are created that the Catalonian Village did not respond to. These lines and
subdivisions can create architectural expressions that move away from the desired organic
assemblage to a more “row house” or “multi-tenant” segmentation. To overcome this
tendency, the architects had to take every opportunity to “overlay” rather than “abut”
building elements. The architects had to create minor and subordinate forms that mitigated
external expression of these separations.
• Construction Details: The biggest challenge to all of Entrada is creating construction
details that will make contemporary veneer frame construction have the visual qualities of
load bearing masonry construction. The execution of cornice details is most critical.
Guidelines created for this project describe how traditional veneer construction is to be
handled so that it has a more load bearing appearance.
Addressing each of these challenges has led to a project design that is both a serviceable retail
development and the essence of the Catalonian Village fabric.
To arrive at the final rendition of the Davis-114 Retail Corner submittal, the Town went through a
design review and revision process that included several steps:
1. Town staff, consulting architects and engineers receive, review, and comment on first
Davis-114 Retail Corner submittal. Comments identify the ways in which the submitted
design falls short of the Catalonian Archetype and provide recommendations for
improvement.
2. Town consulting architect meets with Merriman Associates Architects, who are leading the
design process from the developer side, to review the comments provided by Town and
sketch ways in which these comments can be reasonably addressed.
3. Merriman provides a revised PD Site Plan incorporating staff recommended changes.
Town staff and consultants review and provide additional comments.
4. Merriman makes final revisions and submits to Town for review. At this stage any
remaining comments should be easily addressed and minor in nature.
5. The final PD Site Plan Submittal is delivered to the Town for inclusion in Planning and
Zoning Commission and Town Council agenda packets.
As this process is repeated, it is anticipated that the design review process should get
progressively more efficient as Merriman gains a greater appreciation of what the Town is looking
to create and built structures begin to serve as reference points.
While PD Site Plans are an important element of the design and quality control process, they are
not a final approval for construction. Note that:
Page 7 of 8
1) PD Site Plans are recommended for approval based on a determination that the plans
reflect general compliance with the approved PD Concept Plan, PD Development Plan,
Master Landscape Plan, Design Guidelines, and other PD ordinance regulations. The
individual building elevations are approved conceptually, subject to compliance with PD
Design Guidelines to be shown in detail on construction plans that are to be submitted
when applying for a building permit.
2) Construction Drawings submitted along with an application for a Building Permit will be
reviewed for detailed compliance with Design Guidelines and compliance with the approved
PD Site Plan as well as other PD ordinance regulations, the Code of Ordinances, the UDC,
and the International Code Council (ICC) construction codes.
V. STAFF RECOMMENDATION
Staff recommends approval of the Davis-114 Retail Corner PD Site Plan subject to the following
conditions:
1. Fulfillment of all zoning requirements as set out in Ordinance 703 in addition to the
conditions accepted by the Town Council at the time of zoning approval (April 22, 2013).
2. All the Development Plan conditions for approval established in Ordinance 720 (adopted
October 28, 2013) apply to this PD Site Plan.
3. All building elevations shown on this PD Site Plan include the requirement that structures
meet all aspects of the Entrada Design Guidelines established in Ordinance 703 and
Ordinance 760.
4. Town Staff will review and approve a materials sample palette that shall be presented at
the time building plans are submitted for review and said materials must comport to
elevations as presented to the Staff and the Planning & Zoning Commission.
5. Landscaping and planters shown on PD Site Plan drawings submitted by the Developer’s
master architect, Merriman and Associates, be of substantial size, as shown on said
drawings, including six (6) inch caliber Italian Cypress in the planters.
6. Solid waste collection area(s) will reflect a “shepherd’s hut” type architecture and will be
approved by Staff at the time of building permit application.
7. The following statements shall be added to the PD Site Plan to clarify the scope of Site
Plan approval:
1) PD Site Plans are recommended for approval based on a determination that the
plans reflect general compliance with the approved PD Concept Plan, PD
Development Plan, Master Landscape Plan, Design Guidelines, and other PD
ordinance regulations. The individual building elevations are approved conceptually,
subject to compliance with PD Design Guidelines to be shown in detail on
construction plans that are to be submitted when applying for a building permit.
2) Construction Drawings submitted along with an application for a Building Permit will
be reviewed for detailed compliance with Design Guidelines and compliance with the
Page 8 of 8
approved PD Site Plan as well as other PD ordinance regulations, the Code of
Ordinances, the UDC, and the International Code Council (ICC) construction codes.
3) The individual lots shown on this PD Site Plan are approved conceptually, and must
be reflected on an approved amended Final Plat prior to the issuance of any building
permits for vertical construction for the areas shown as Block A and Block O on the
Entrada Final Plat.
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CENTURION AMERICAN
DAVIS/114 CORNER
AT WESTLAKE ENTRADA
BEING 1.733 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BROWN & GAY ENGINEERS, INC.
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CENTURION AMERICAN1800 Valley View Lane, Suite 300Framers Branch, Texas 75234Contact: Michael BeatyTelephone: (214)-287-9009
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DAVIS/114 CORNER
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BROWN & GAY ENGINEERS, INC.
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DAVIS/114 PD SITE PLAN PACKAGE
Level 1
677' - 0"
Level 2
695' - 0"
Roof
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NATURAL STONE VENEER
CLAY MISSION TILE ROOF
HAND TROWELED STUCCO
STONE QUOIN
PREFINISHED ALUM / WOOD
WINDOW
PREFINISHED ALUM / WOOD DOOR
OUTLINE OF ADJACENT BUILDING
Level 1
677' - 0"
Level 2
695' - 0"
Roof
707' - 0"
Tower
722' - 6"
NATURAL STONE VENEER
CLAY MISSION TILE ROOF
PREFINISHED ALUM / WOOD
WINDOW
NATURAL STONE LINTEL
NATURAL STONE TRIM
BRICK SURROUND
PREFINISHED ALUM / WOOD DOOR
HAND TROWELED STUCCO
CLAY MISSION TILE ROOF
PREFINISHED ALUM / WOOD
WINDOW
Level 1
677' - 0"
Level 2
695' - 0"
Roof
707' - 0"
OUTLINE OF ADJACENT BELL TOWER
CLAY MISSION TILE ROOF
HAND TROWELED STUCCO
PREFINISHED ALUM / WOOD
WINDOW
STONE QUOIN
WOOD DOOR
2015148
02.05.2016
ENTRADA RETAIL CORNER | RETAIL OFFICE ELEVATIONS
NORTH ELEVATION
SCALE: 1/8" = 1'-0"
NORTHEAST ELEVATION
SCALE: 1/8" = 1'-0"
NORTHWEST ELEVATION
SCALE: 1/8" = 1'-0"
Level 1
677' - 0"
Level 2
695' - 0"
Roof
707' - 0"
GARAGE
667' - 0"
Tower
722' - 6"
CLAY MISSION TILE ROOF
NATURAL STONE HEADER
PREFINISHED ALUM / WOOD
WINDOW
NATURAL STONE SILL
NATURAL STONE ARCH
HAND TROWELED STUCCO
TERRA COTTA HEADER
PREFINISHED ALUM / WOOD
WINDOW
NATURAL STONE VENEER
BRICK SURROUND
CUSTOM WROUGHT IRON GRILLE
Level 1
677' - 0"
Level 2
695' - 0"
Roof
707' - 0"
GARAGE
667' - 0"
Tower
722' - 6"
CUSTOM WROUGHT IRON
WEATHERVANE
CLAY MISSION TILE ROOF
TERRA COTTA HEADER
HAND TROWELED STUCCO
TERRA COTTA SILL
NATURAL STONE VENEER
PREFINISHED ALUM / WOOD
WINDOW
CLAY MISSION TILE ROOF
NATURAL STONE VENEER
TERRA COTTA TRIM
NATURAL STONE SILL
CUSTOM WROUGHT IRON GRILLE
2015148
02.05.2016
ENTRADA RETAIL CORNER | RETAIL OFFICE ELEVATIONS
SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
SOUTHEAST ELEVATION
SCALE: 1/8" = 1'-0"
Level 1
677' - 0"
Level 2
695' - 0"
Roof
707' - 0"
GARAGE
667' - 0"
Tower
722' - 6"
CUSTOM WROUGHT IRON
WEATHERVANE
CLAY MISSION TILE ROOF
NATURAL STONE ARCH
NATURAL STONE VENEER
TERRA COTTA TRIM
PREFINISHED ALUM / WOOD
WINDOW
HAND TROWELED STUCCO
TERRA COTTA HEADER
PREFINISHED ALUM / WOOD
WINDOW
TERRA COTTA SILL
NATURAL STONE VENEER
HAND TROWELED STUCCO
CAST STONE
Level 1
677' - 0"
Level 2
695' - 0"
Roof
707' - 0"
GARAGE
667' - 0"
CLAY MISSION TILE ROOF
NATURAL STONE VENEER
HAND TROWELED STUCCO
NATURAL STONE LINTEL
NATURAL STONE SILL
STONE QUOIN
NATURAL STONE LINTEL
PREFINISHED ALUM / WOOD
WINDOW
TERRA COTTA HEADER
CUSTOM WROUGHT IRON GRILLE
HAND TROWELED STUCCO
2015148
02.05.2016
ENTRADA RETAIL CORNER | RETAIL OFFICE ELEVATIONS
SOUTHWEST ELEVATION
SCALE: 1/8" = 1'-0"
SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
Level 1
100' - 0"
Level 2
111' - 10"
Roof
123' - 2"
Tower
129' - 0"
CLAY MISSION TILE ROOF
NATURAL STONE VENEER
PREFINISHED ALUM / WOOD DOOR
OUTDOOR FIREPLACE
NATURAL STONE LINTEL
PREFINISHED ALUM / WOOD
WINDOW
NATURAL STONE SILL
Level 1
100' - 0"
Level 2
111' - 10"
Roof
123' - 2"
Tower
129' - 0"
CUSTOM WROUGHT IRON
WEATHERVANE
CLAY MISSION TILE ROOF
HAND TROWELED STUCCO
STARBUCKS SIGNAGE
PREFINISHED METAL AWNING
PREFINISHED ALUM / WOOD DOOR
PREFINISHED ALUM / WOOD
WINDOW
TERRA COTTA SILL
NATURAL STONE VENEER
NATURAL STONE LINTEL
PREFINISHED ALUM / WOOD
WINDOW
Level 1
100' - 0"
Level 2
111' - 10"
Roof
123' - 2"
Tower
129' - 0"
CUSTOM WROUGHT IRON
WEATHERVANE
CLAY MISSION TILE ROOF
HAND TROWELED STUCCO
TERRA COTTA HEADER
PREFINISHED ALUM / WOOD
WINDOWNATURAL STONE TRIM
NATURAL STONE VENEER
STARBUCKS SIGNAGE
PREFINISHED ALUM / WOOD
WINDOW
2015148
02.05.2016
ENTRADA RETAIL CORNER | STARBUCKS ELEVATIONS
NORTHEAST ELEVATION
SCALE: 1/4" = 1'-0"
SOUTHWEST ELEVATION
SCALE: 1/4" = 1'-0"
NORTHWEST ELEVATION
SCALE: 1/4" = 1'-0"
Le
v
e
l
1
10
0
'
-
0
"
Le
v
e
l
2
11
1
'
-
1
0
"
R
o
o
f
12
3
'
-
2
"
To
w
e
r
-
B
e
l
l
L
e
v
e
l
18
5
'
-
9
"
To
w
e
r
12
9
'
-
0
"
C
L
A
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M
I
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S
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w
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T
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p
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f
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f
21
2
'
-
0
"
C
A
S
T
S
T
O
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E
T
R
I
M
Le
v
e
l
1
10
0
'
-
0
"
Le
v
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l
2
11
1
'
-
1
0
"
Ro
o
f
12
3
'
-
2
"
To
w
e
r
-
B
e
l
l
L
e
v
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l
18
5
'
-
9
"
To
w
e
r
12
9
'
-
0
"
C
L
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SC
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NA
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M
I
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I
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I
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N
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L
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V
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N
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NA
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A
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T
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A
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H
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L
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M
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A
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HA
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D
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R
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A
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I
L
L
T
o
w
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p
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f
R
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f
21
2
'
-
0
"
C
A
S
T
S
T
O
N
E
T
R
I
M
2015148
02.05.2016
ENTRADA RETAIL CORNER | STARBUCKS ELEVATIONS
NO
R
T
H
E
A
S
T
E
L
E
V
A
T
I
O
N
SC
A
L
E
:
1
/
4
"
=
1
'
-
0
"
NO
R
T
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T
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L
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V
A
T
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SC
A
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:
1
/
4
"
=
1
'
-
0
"
Le
v
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l
1
10
0
'
-
0
"
Le
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e
l
2
11
1
'
-
1
0
"
R
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f
12
3
'
-
2
"
To
w
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r
-
B
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l
l
L
e
v
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l
18
5
'
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9
"
To
w
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r
12
9
'
-
0
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C
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w
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f
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f
21
2
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-
0
"
Le
v
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l
1
10
0
'
-
0
"
Le
v
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l
2
11
1
'
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1
0
"
R
o
o
f
12
3
'
-
2
"
To
w
e
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-
B
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l
l
L
e
v
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l
18
5
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9
"
To
w
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r
12
9
'
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0
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C
L
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21
2
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C
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A
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T
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U
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D
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G
2015148
02.05.2016
ENTRADA RETAIL CORNER | STARBUCKS ELEVATIONS
SO
U
T
H
W
E
S
T
E
L
E
V
A
T
I
O
N
SC
A
L
E
:
1
/
4
"
=
1
'
-
0
"
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U
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A
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T
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A
T
I
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N
SC
A
L
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:
1
/
4
"
=
1
'
-
0
"
Le
v
e
l
1
10
0
'
-
0
"
To
p
o
f
W
a
l
l
11
2
'
-
0
"
CA
S
T
S
T
O
N
E
W
A
T
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R
T
A
B
L
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HA
N
D
T
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CL
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L
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NA
T
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A
L
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N
E
A
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C
H
Level 1 100' - 0"Top of Wall 112' - 0"
CL
A
Y
M
I
S
S
I
O
N
T
I
L
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R
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F
NA
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N
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R
HA
N
D
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Level 1 100' - 0"Top of Wall 112' - 0"
CA
S
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S
T
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W
A
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B
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Level 1 100' - 0"Top of Wall 112' - 0"
CL
A
Y
M
I
S
S
I
O
N
T
I
L
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R
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F
HAND TROWELED STUCCO CAST STONE WATERTABLE
PR
E
F
I
N
I
S
H
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D
A
L
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M
/
W
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A
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2015148 02.05.2016
E
N
T
R
A
D
A
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T
A
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C
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N
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R
|
R
E
T
A
I
L
O
N
E
E
L
E
V
A
T
I
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N
S
NORTH ELEVATION SCALE: 1/4" = 1'-0"SOUTH ELEVATION SCALE: 1/4" = 1'-0"
EA
S
T
E
L
E
V
A
T
I
O
N
SC
A
L
E
:
1
/
4
"
=
1
'
-
0
"
WEST ELEVATION SCALE: 1/4" = 1'-0"
Finish Floor 0' - 0"Ceiling Plate Line 1 10' - 0"Ceiling Plate Line 2 16' - 0"Ceiling Plate Line 3 17' - 0"Ceiling Plate Line 4 22' - 0"Header 7' - 6"
1
A3
0
1
1
A3
0
1
ST
O
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ST
O
N
E
Q
U
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CL
A
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L
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B
9'
-
0
"
H
D
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.
A
9'
-
0
"
H
D
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.
B
9'
-
0
"
H
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D
7'
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7'
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10 1/4"1
1
Finish Floor 0' - 0"Ceiling Plate Line 1 10' - 0"Ceiling Plate Line 2 16' - 0"Ceiling Plate Line 3 17' - 0"Ceiling Plate Line 4 22' - 0"Header 7' - 6"
B
9'
-
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"
H
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.
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B
9'
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.
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7'
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7'
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A TTS X E T E F OSAMICHAELKENSCHAUMBURG6700REGISTEREDARCHITECTINFORMATIONAL NOTESNOTE:These architectural drawings have been prepared for architectural design only. Civil, structural, mechanical, and other related engineering design and specifications are the responsiblity of the respective engineers. Compliance to these drawings will be the responsiblity of the general contractor. All measurments shall be verified by the contractors doing the respective work.COPYRIGHT 2015 These drawings, as instruments of service, are the exclusive property of the architect and are not to be used in whole or part without his express written permission.Unauthorized use of these drawings will subject the user to legal remedy being sought by the architect.817 W. DAGGET AVENUE,FORT WORTH, TEXAS 76104 PHONE (817) 336-7077FAX (817) 336-7776 Drawn By:Sheet Issue:Project Issue Date:Sheet No:Checked By:Project No:EXTERIOR ELEVATIONSWESTLAKE ENTRADA SALES OFFICE DAVIS BLVD, WESTLAKE, TEXAS 2015-12-23 2016-02-04 A20015032016-02-04 1/4" = 1'-0"2 EXTERIOR ELEVATION - NORTH 1/4" = 1'-0"1 EXTERIOR ELEVATION - NORTHEAST
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A TTS X E T E F OSAMICHAELKENSCHAUMBURG6700REGISTEREDARCHITECTINFORMATIONAL NOTESNOTE:These architectural drawings have been prepared for architectural design only. Civil, structural, mechanical, and other related engineering design and specifications are the responsiblity of the respective engineers. Compliance to these drawings will be the responsiblity of the general contractor. All measurments shall be verified by the contractors doing the respective work.COPYRIGHT 2015 These drawings, as instruments of service, are the exclusive property of the architect and are not to be used in whole or part without his express written permission.Unauthorized use of these drawings will subject the user to legal remedy being sought by the architect.817 W. DAGGET AVENUE,FORT WORTH, TEXAS 76104 PHONE (817) 336-7077FAX (817) 336-7776 Drawn By:Sheet Issue:Project Issue Date:Sheet No:Checked By:Project No:EXTERIOR ELEVATIONSWESTLAKE ENTRADA SALES OFFICE DAVIS BLVD, WESTLAKE, TEXAS 2015-12-23 2016-02-04 A20115032016-02-04 1/4" = 1'-0"2 EXTERIOR ELEVATION - EAST 1/4" = 1'-0"1 EXTERIOR ELEVATION - SOUTHEAST 1/4" = 1'-0"3 EXTERIOR ELEVATION - WEST Revision No.Revision Rev Date 1 EXTERIOR ELEVATIONS 02/04/2016
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A TTS X E T E F OSAMICHAELKENSCHAUMBURG6700REGISTEREDARCHITECTINFORMATIONAL NOTESNOTE:These architectural drawings have been prepared for architectural design only. Civil, structural, mechanical, and other related engineering design and specifications are the responsiblity of the respective engineers. Compliance to these drawings will be the responsiblity of the general contractor. All measurments shall be verified by the contractors doing the respective work.COPYRIGHT 2015 These drawings, as instruments of service, are the exclusive property of the architect and are not to be used in whole or part without his express written permission.Unauthorized use of these drawings will subject the user to legal remedy being sought by the architect.817 W. DAGGET AVENUE,FORT WORTH, TEXAS 76104 PHONE (817) 336-7077FAX (817) 336-7776 Drawn By:Sheet Issue:Project Issue Date:Sheet No:Checked By:Project No:EXTERIOR ELEVATIONSWESTLAKE ENTRADA SALES OFFICE DAVIS BLVD, WESTLAKE, TEXAS 2015-12-23 2016-02-04 A20215032016-02-04 1/4" = 1'-0"1 EXTERIOR ELEVATION - SOUTH 1/4" = 1'-0"2 EXTERIOR ELEVATION - SOUTHWESTRevisionNo.Revision Rev Date 1 EXTERIOR ELEVATIONS 02/04/2016
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CENTURION AMERICAN
DAVIS/114 CORNER
AT WESTLAKE ENTRADA
BEING 1.733 ACRES
TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS
BROWN & GAY ENGINEERS, INC.
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CENTURION AMERICAN
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DAVIS/114 PD SITE PLAN PACKAGE
Planning
and Zoning
Item # 6 – Adjournment
Regular Session
Back up material has not
been provided for this
item.