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04-25-16 PZ Agenda Packet 4 � 3 TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA April 25, 2016 WESTLAKE ACADEMY Sam & Margaret Lee Field House Fieldhouse Classroom 2600 J.T. Ottinger Road WESTLAKE, TEXAS 76262 Regular Session 4:00 p.m. Regular Session 1. CALL TO ORDER 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON MARCH 21, 2016. 3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A PLANNED DEVELOPMENT ZONING DISTRICT (PD) SITE PLAN FOR AN APPROXIMATELY .58-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD 1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE AREA SHOWN ON THIS PD SITE PLAN IS A PORTION OF THE ENTRADA RESIDENTIAL AREA, AND IS LOCATED NEAR THE INTERSECTION OF SOLANA BOULEVARD, GRANADA TRAIL, AND CORTES DRIVE. Page 1 of 2 4. ADJOURNMENT CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1301 Solana Blvd., Building 4, Suite 4202, Westlake,Texas, 76262, April 20, 2016, 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. Page 2of2 � s � 4 � MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING March 21, 2016 PRESENT: Chairman Tim Brittan, Commissioners Liz Garvin, Greg Goble, Ryan Groce, and Michelle Lee. Alternates present: Ken Kraska and Sharon Sanden ABSENT: 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, Finance Director Debbie Piper, Director of Information Technology Jason Power, and Management Intern Joel Enders. Work Session 1. CALL TO ORDER Chairman Brittan called the work session to order at 5:04 p.m. 2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. Town Secretary Edwards provided an overview of the revisions made to February 15, 2016, minutes. Town Manager Brymer provided an overview of the Quail Hollow project listed on the regular agenda. Discussion ensued regarding the property located around the dams in Quail Hollow, emergency access, Right of Way dedication along Dove Road and Randol Mill, and dedication of the property. P&Z Minutes 03/21/16 Page 1 of 11 Staff provided an overview of the Entrada items listed on the regular agenda. Discussion ensued regarding auxiliary parking, gas well pad site, architecture design, landscaping, amphitheater, gathering places, traffic control, police services during events, sound migration, the number of public restroom facilities, and masonry requirements. 3. DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES ON DEVELOPMENT TRENDS, PROGRESS AND TOWN COUNCIL ACTIONS ON PAST AGENDA ITEMS. No additional discussion. 4. ADJOURNMENT Chairman Brittan adjourned the work session at 6:04 p.m. Regular Session 1. CALL TO ORDER Chairman Brittan called the regular session to order at 6:19 p.m. 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON FEBRUARY 15, 2016. MOTION: Commissioner Goble made a motion to approve the minutes with revisions as discussed. Commissioner Groce seconded the motion. The motion carried by a vote of 5-0. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON FEBRUARY 19, 2016. MOTION: Commissioner Garvin made a motion to approve the minutes. Commissioner Lee seconded the motion. The motion carried by a vote of 5-0. P&Z Minutes 03/21/16 Page 2 of 11 4. DISCUSSION AND CONSIDERATION OF THE JOINT MINUTES FROM THE MEETING HELD ON MARCH 7, 2016. MOTION: Commissioner Lee made a motion to approve the minutes. Commissioner Groce seconded the motion. The motion carried by a vote of 5-0. S. DISCUSSION AND CONSIDERATION REGARDING THE APPOINTMENT OF A VICE CHAIRMAN OF THE PLANNING AND ZONING COMMISSION AS PER THE REQUIREMENTS OF ORDINANCE 772. MOTION: Commissioner Goble made a motion to appoint Commissioner Lee as Vice Chairman. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. Chairman Brittan moved to item 10 of the regular agenda. 6. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A SPECIFIC USE PERMIT (SUP) TO ALLOW AN AMPHITHEATER AND ENTERTAINMENT VENUE THAT SEATS MORE THAN 300 PEOPLE FOR THE PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. Director Edwards provided a presentation and overview of the item. Discussion ensued regarding the pre-event submittal process and process for events of less than 300 people. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Goble made a motion to recommend approval of the Specific Use Permit with the following conditions: 1. For any event held in the Amphitheater that is anticipated to have greater than 300 people, the Amphitheater operator must provide a pre-event submittal for each event for over 300 people that demonstrates to the Town that adequate provisions have been made to accommodate anticipated needs for: a. parking (which may involve shared parking agreements with neighboring property owners); b. traffic control (which may include a traffic impact P&Z Minutes 03/21/16 Page 3 of 11 analysis, to be updated as needed or for each event); c. security (including a plan setting out how many emergency service personnel will be needed); d. noise (requiring compliance with Town ordinances in regard to sound levels and hours of operation); e. any other concerns in regard to public health, safety or welfare, (which could include type of show, for example, shows with pyrotechnics will require greater protections, or meteorological conditions, or multiple events occurring simultaneously). 2. The pre-event submittal may be administratively approved by the Town Manager or designee, subject to appeal to Town Council for denial. Commissioner Groce seconded the motion. The motion carried by a vote of 5-0. 7. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A PLANNED DEVELOPMENT ZONING DISTRICT (PD) SITE PLAN FOR AN APPROXIMATELY 1.9 ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD 1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE AREA SHOWN ON THIS PD SITE PLAN IS COMMONLY REFERRED TO AS THE WESTLAKE ENTRADA AMPHITHEATER SITE, TO BE LOCATED NEAR TARRAGONA DRIVE. Management Intern Enders provided a presentation and overview of the item. Discussion ensued regarding event signage, sign lighting, stage lighting, roofing structure, and security. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Garvin made a motion to recommend approval of the Site Plan with the following condition: a) Fulfillment of all zoning requirements for this PD1-2 district set out in Ordinance 703 in addition to the conditions accepted by the Town Council at the time of zoning approval (April 22, 2013). b) All the Development Plan conditions for approval established in Ordinance 720 (adopted October 28, 2013) apply to this PD Site Plan. c) 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. d) Town Staff will review and approve a materials sample palette that shall be presented at the time for building plans P&Z Minutes 03/21/16 Page 4 of 11 review for a building permit and said materials must comport to elevations as presented to the Staff and the Town Council. e) Landscaping and planters used around the CVS building per drawings submitted by the Developer's master architect, Merriman and Associates, shall be of substantial size, as shown on said drawings, including six (6) inch caliper Italian Cypress in the planters. f) 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. g) 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 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. h) A Certificate of Occupancy shall not be issued for any building shown on this PD Site Plan prior to the availability of adequate parking (surface, structured parking, shared parking agreements, or some combination thereof). Commissioner Lee seconded the motion. The motion carried by a vote of 5-0. 8. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A PLANNED DEVELOPMENT ZONING DISTRICT (PD) SITE PLAN FOR AN APPROXIMATELY 3.75 ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD 1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE AREA SHOWN ON THIS PD SITE PLAN IS GENERALLY LOCATED WEST OF THE PROPOSED AMPHITHEATER SITE, TO BE LOCATED NEAR GIRONA DRIVE AND ARAGON DRIVE. Management Intern Enders provided a presentation and overview of the item. P&Z Minutes 03/21/16 Page 5 of 11 Discussion ensued regarding the architectural designs, and temporary parking within the gas pad area. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Lee made a motion to recommend approval of the Site Plan with the following conditions: a) Fulfillment of all zoning requirements for this PD1-2 district set out in Ordinance 703 in addition to the conditions accepted by the Town Council at the time of zoning approval (April 22, 2013). b) All the Development Plan conditions for approval established in Ordinance 720 (adopted October 28, 2013) apply to this PD Site Plan. c) 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. d) Town Staff will review and approve a materials sample palette that shall be presented at the time for building plans review for a building permit and said materials must comport to elevations as presented to the Staff and the Town Council. e) Landscaping and planters used around the CVS building per drawings submitted by the Developer's master architect, Merriman and Associates, shall be of substantial size, as shown on said drawings, including six (6) inch caliper Italian Cypress in the planters. f) 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. g) 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 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. h) A Certificate of Occupancy shall not be issued for P&Z Minutes 03/21/16 Page 6 of 11 any building shown on this PD Site Plan prior to the availability of adequate parking (surface, structured parking, shared parking agreements, or some combination thereof). i) The building articulation of the parking garage structure shown on this PD Site Plan is approved by the Town Council pursuant to Section 102- 121(c) of the Westlake Code of Ordinances. Commissioner Goble seconded the motion. The motion carried by a vote of 5-0. 9. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A PLANNED DEVELOPMENT ZONING DISTRICT (PD) SITE PLAN FOR AN APPROXIMATELY 1.9 ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD 1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE AREA SHOWN ON THIS PD SITE PLAN IS COMMONLY REFERRED TO AS THE WESTLAKE ENTRADA RESTAURANT ROW SITE, TO BE LOCATED NEAR ARAGON DRIVE AND TARRAGONA DRIVE. Management Intern Enders provided a presentation and overview of the item. Discussion ensued regarding the architectural type, lighting, safety ledge around the lake, Entrada medallion style, restaurant opportunities, parking, directional signage, pedestrian trail connection and biking areas or trail heads. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Goble made a motion to recommend approval of the Site Plan with the following conditions: a) Fulfillment of all zoning requirements for this PD1-2 district set out in Ordinance 703 in addition to the conditions accepted by the Town Council at the time of zoning approval (April 22, 2013). b) All the Development Plan conditions for approval established in Ordinance 720 (adopted October 28, 2013) apply to this PD Site Plan. c) 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. d) Town Staff will review and approve a materials sample palette that shall be presented at the time for building plans review for a building permit and said materials must comport to elevations as presented to the Staff and the Town Council. e) Landscaping and planters used around the CVS building per drawings submitted by the Developer's master architect, Merriman P&Z Minutes 03/21/16 Page 7 of 11 and Associates, shall be of substantial size, as shown on said drawings, including six (6) inch caliper Italian Cypress in the planters. f) 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. g) 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 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. h) A Certificate of Occupancy shall not be issued for any building shown on this PD Site Plan prior to the availability of adequate parking (surface, structured parking, shared parking agreements, or some combination thereof Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. 10. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A SPECIFIC USE PERMIT FOR THE PROPOSED ESTATES OF QUAIL HOLLOW SUBDIVISION TO ALLOW FOR A GATED ACCESS SUBDIVISION WITH PRIVATE STREETS AND OTHER SPECIAL CONDITIONS AS RECOMMENDED BY STAFF. QUAIL HOLLOW IS AN APPROXIMATE 92 LOT PROPOSED SINGLE FAMILY RESIDENTIAL DETACHED SUBDIVISION WITH ITS LOTS BEING ONE (1) ACRE OR MORE IN SIZE. QUAIL HOLLOW IS PROPOSED TO BE DEVELOPED ON APPROXIMATELY 188.28 ACRES ON A TRACT GENERALLY LOCATED AT THE SOUTHEAST CORNER OF THE FM 1938/DOVE ROAD INTERSECTION (ON PROPERTY PREVIOUSLY ADDRESSED AS 1755 DOVE ROAD). Town Manager Brymer provided a presentation and overview of the item. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. P&Z Minutes 03/21/16 Page 8 of 11 MOTION: Commissioner Goble made a motion to recommend approval of the Specific Use Permit with the following conditions: 1. The Quail Hollow development shall be permitted to utilize private streets (built to Town standards and specifications) within the subject property and that vehicular access (all taken off of FM1938 Davis Blvd) to this development be gated. 2. The Quail Hollow development shall consist of approximately 92 residential lots, plus or minus no more than 10% of that number, and all residential lots shall comply with the existing area requirements of the underlying R-1 zoning, i.e. one (1) acre minimum residential lot size. 3. The Town shall approve all deed restrictions and design guidelines for the entire Quail Hollow residential development prior to the approval of the Quail Hollow Phase 1 Final Plat by the Town. 4. Approval by Town Staff of the Quail Hollow perimeter fencing plan shall be required prior to the commencement of each phase's construction. 5. To preserve the Dove Road/FM 1938 Davis Blvd view corridor per the Town's Comprehensive Plan and the Quail Hollow Preliminary Plat, a special side setback shall be included on Lot 4 of Quail Hollow. 6. The approximate 2.96 acre open space area as shown on the Preliminary Plat, located below the dam of the southern lake, shall be designated for public use not later than the approval of the Phase 2 Final Plat for Quail Hollow. Said open space (Lot 28 X) shall be privately owned and maintained by the home owners' association (i.e. property owners' association) for the Estates of Quail Hollow or its successor. 7. While all right-of-way dedications of perimeter roadways (Dove Road and Randol Mill Rd) are required per Town requirements, no roadway or sidewalk improvements are required to these roadways since Quail Hollow's access to them is not permitted. 8. All conditions of this SUP apply to the entire 188.28-acre subject tract and all its phases as shown on the approved Preliminary Plat for the Estates of Quail Hollow. 9. Comply with emergency access requirements by ordinance and town staff emergency personnel. Commissioner Groce seconded the motion. The motion carried by a vote of 5-0. Chairman Brittan moved to item 11 of the regular agenda. 11. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A PRELIMINARY PLAT OF THE ESTATES OF QUAIL HOLLOW SUBDIVISION SHOWING 92 RESIDENTIAL LOTS THAT ARE ALL ONE-ACRE OR MORE IN SIZE. THE PROPERTY IS APPROXIMATELY 188.28 ACRES AND IS LOCATED ON PROPERTY PREVIOUSLY ADDRESSED AS 1755 DOVE ROAD, SOUTHEAST CORNER OF THE FM 1938/113OVE ROAD INTERSECTION. Director Greenwood provided a presentation and overview of the item. P&Z Minutes 03/21/16 Page 9 of 11 Discussion ensued regarding the wall along the perimeter of the subdivision. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Lee made a motion to recommend approval of the Preliminary with the following conditions: 1. Water will be dead end in Phase 1. The second connection across Davis will be completed with Phase 2 completing the loop. Phase 3 will be a long dead end with a flush. Possibly, the pipe size may be reduced to 6"to reduce retention time in the pipe for water quality. 2. The proposed development may create pressure plane issues with water supply that will require the developer to submit additional engineering study to the Town engineer to determine the need for pressure reducing valves. 3. Detention evaluation has been provided to the Town engineer as part of the Preliminary Plat consideration and is currently being evaluated. The Town Engineer has not determined that detention is needed or required. Staff recommends adding a note to the Preliminary Plat that states: A Final Plat will not be filed until all staff drainage comments have been addressed. 4. Geotechnical Engineering Report on fill and recommendations for northern lake dam enhancement will be required by the Town prior to Final Plat approval. 5. The aerial electrical lines along FM 1938 will be buried. However, since the development will not be connecting to the electrical on Randol Mill, the developer will not be required to bury the electrical lines along Randol Mill. 6. Deotte Engineering Inc. will evaluate erosion issues along north dam and roadway but will not be the property owner's or developer's responsibility to mitigate. 7. Staff recommends adding a note to the Preliminary Plat that states: The Town will not be responsible for the integrity of either dam for any work performed within existing or proposed right-of-way. 8. Staff recommends the following note to be added to the Preliminary Plat: No easements will be allowed by separate instrument without written approval from the Town of Westlake. 9. The northern dam will be on private property as shown on Attachment B — Dam Section for Quail Hollow. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. P&Z Minutes 03/21/16 Page 10 of 11 12. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF A PLANNED DEVELOPMENT ZONING DISTRICT (PD) SITE PLAN FOR THE PLANNED DEVELOPMENT DISTRICT 2 (PD 2) COMMONLY REFERRED TO AS THE FIDELITY OFFICE CAMPUS, GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, WEST OF DAVIS BOULEVARD, AND NORTH OF DOVE ROAD. Director Edwards provided a presentation and overview of the item. Discussion ensued regarding the direction of the sign and illumination. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Groce made a motion to recommend approval of the Site Plan. Commissioner Goble seconded the motion. The motion carried by a vote of 5-0. 13. ADJOURNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. MOTION: Commissioner Lee made a motion to adjourn the meeting. Commissioner Groce seconded the motion. The motion carried by a vote of 5-0. Chairman Brittan adjourned the meeting at 7:21 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON APRIL 25, 2016. ATTEST: Chairman, Tim Brittan Kelly Edwards, Town Secretary P&Z Minutes 03/21/16 Page 11 of 11 • estlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting -Action Item Monday, April 25, 2016 Topic: Conduct a Public Hearing and Consider a Recommendation of a Planned Development Zoning District (PD) Site Plan for an approximately .58-acre portion of Planned Development District 1, Planning Area 2 (PD 1-2), established by Ordinance 703 for the property generally located south of State Highway 114, east of Davis Boulevard, and north of Solana Boulevard, commonly known as Westlake Entrada. The area shown on this PD Site Plan is a portion of the Entrada Residential Area, and is located near the intersection of Solana Boulevard, Granada Trail, and Cortes Drive. STAFF CONTACT: Eddie Edwards, Director of Planning and Development Joel Enders, Management Intern Strategic Alignment Vision,Value,Mission Perspective Strategic Theme & Results Outcome Ob'ective Mission: Westlake is a unique community blending preservation of our natural High Quality Planning,Design& environment and Development-We are a desirable viewscapes,while serving Citizen, Student& well planned,high-quality Preserve Desirability our residents and businesess Stakeholder community that is distinguished by &Quality of Life with superior municipal and exemplary design standards. academic services that are accessible,efficient,cost- effective,&transparent. Strategic Initiative Outside the Scope of Identified Strategic Initiatives Time Line - Start Date: April 25, 2016 Completion Date: April 25, 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 near the intersection of Solana Boulevard, Granada Trail, and Cortes Drive. (see attached site map). The Entrada"Residential First Six" includes six Page 1 of 4 interconnected single family residences, each home totaling between 2800+ and 3100+ square feet(excluding non-air conditioned spaces). 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. 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 PDI-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 Site Plan Vicinity Map 2. Staff Report 3. PD Site Plan Submittal 4. Entrada Development Plan Page 2 of 4 EXISTING PD LOCATION MAP PD 1-2 Entrad ~nlugjn-�'- - jbinlil�a l�lloryli 1�.� IIIINIMINI � G ` PD1 PD 1-3 Granada BLV D. N •,•�� f aU BROKEN BEND DR D I — 1 a. 4 ! RI d eOAKS P R-1 Ranker■1 0�. ,, pF� �� TOWN LIMIT Page 3 of 4 VICINITY MAP AND PROPOSED LAYOUT Case SP-02-09-16 FM 1958 rlO _ Aesidefi ial Arg. (Proposed)— GRANADA f Ok SITE J r �y~r r - -fir-- � ' � { '�• � r � ti Page 4 of 4 k 5 TOWN OF WESTLAKE, TX t� x � r STAFF REPORT TO PLANNING AND ZONING COMMISSION Date: 4/25/16 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 an approximately .58-acre portion of Planned Development District 1, Planning Area 2 (PD 1-2), established by Ordinance 703 for the property generally located south of State Highway 114, east of Davis Boulevard, and north of Solana Boulevard, commonly known as Westlake Entrada. The area shown on this PD Site Plan is a section of the Entrada Residential Area, and is located near the intersection of Solana Boulevard, Granada Trail, and Cortes Drive. CASE INFORMATION Development Name: Westlake Entrada Location: The subject area is generally located in the southeastern portion of the 85-acre Entrada development, near the intersection of Solana Boulevard, Granada Trail, and Cortes Drive (see attached site map). Owner: Maguire Partners-Solana Land, LP (Mehrdad Moayedi, Centurion American) Applicant: Ralph Bush, Entrada Project Architect Developer: Centurion American Development Group Site Size: .58 acres, shown as part of Block B on the Entrada Final Plat. Note that the lot and block numbers shown on the PD Site Plan anticipate an amended final plat that is currently being reviewed by staff. Approved Use(s): The subject PD Site plan shows Single Family Residential uses, which are permitted under Entrada's zoning as set out in Ordinance 703. Summary: The Entrada residential component is perhaps the most unique, defining element of the development. The "First Six" will help set the tone for the residences that follow while displaying Entrada's intricate and interconnected architectural design theme to those travelling along Solana Boulevard. The developer estimates that these houses have a price point of $300 to $350 per square foot. 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 the individual lots shown on this PD Site Plan are proposed, not existing, and must be reflected on an approved amended Final Plat prior to the issuance of any building permits for vertical construction. 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 restaurant uses shown on the PD Site Plan are permitted by right under this district's zoning as shown on the Land Use Schedule included in Ordinance 703. This ordinance also imposes certain requirements on building materials, roofing materials, and the pace of development of residential to commercial structures. 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. ■ A detailed landscape plan and parking plan must be submitted with the Site Plans. ■ 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 Town approval). 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 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: ■ 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. Page 2 of 7 ■ 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. (Note: Lighting Plan approved by Town Council on 12/14/15) ■ 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. (Note: Master Landscape Plan approved by Town Council on 12/14/15) III. DEVELOPMENT RATIOS AND SQUARE FOOTAGES 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). ■ 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. Page 3 of 7 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: Building Use SF CVS Retail 12,900 CVS SF Subtotal •00 Primrose Institutional 12,070 Primrose SF Subtotal 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 CornerDavis-114 Retail . • . Restaurants West Restaurant 14,951 Restaurant Center Restaurant 5,020 Restaurants Easat Restaurant 7,380 Restaurant Row SF Subtotal 27,351 West Building Retail 22,215 North Building Office 15,215 Gas Pad Area SF Subtotal 37,430 Stage Building Entertainment 8,328 Ticketing Building Entertainment 4,231 Concessions Building Entertainment 3,456 Upper Mezzanine Entertainment 4,362 Amphitheater SF Subtotal 20,377 Grand Total 141,276 Based on commercial square footage approved via PD Site Plan to date, up to 30 residential units may be permitted this calendar year, assuming at least 45,000 square feet of non-residential, air conditioned space is permitted within the year (i.e. construction drawings are approved and a building permit is issued). An additional 60 units may be permitted next year assuming that 135,000 square feet of non-residential, air conditioned space is permitted within the year and the Developer can demonstrate that 45,000 square feet of non-residential building space is substantially completed. Page 4 of 7 Proposed square footages for the residences depicted on this PD Site Plan are listed below: LOT 11 12 13 14 15 16 1st FLOOR 1,860 1,589 1,862 1,858 1,587 1,821 2nd FLOOR 1,280 1,973 1,426 1,465 1,618 1,016 TOTAL , 0 3,562 3,288 3,323 3,205 2,837 AUTOMOBILE 498 528 529 531 535 525 COV'D ENTRY 31 66 34 82 33 71 COURTYARD 510 522 455 493 816 252 TERRACE - 322 - 170 141 100 BALCONY - 25 39 - 149 - MECHANICAL 29 - - 56 -TOTAL - "FIRST SIX" 4,208 5,025 4,345 4,655 4,879 3,785 IV. ARCHITECTURAL REQUIREMENTS & CHALLENGES SPECIFIC TO THIS PD SITE PLAN The residential element of Entrada is perhaps the most unique aspect of the entire development. Here, the cavernous and complicated fabric of the Catalonian Village can be best captured. Therefore, several important design challenges were addressed: 1. Street definition: In the Catalonian Village the street was not something that defined a building lot. Instead, the street was the area "not built" between a complex fabric of additive structures. To replicate this unique view of the street, the street surface will laterally expand and occupy the entire space between opposing built planes, overcoming the suburban definition of street and lot with building in the middle. 2. Roof: the complex fabric of buildings in the Catalonian Archetype is manifest as an intricate intersection of discrete roof lines. Therefore, the composite roof plan of common wall structures had to generate separate and discrete roof forms which come together in a similarly complex manner. 3. Subordinate space: In a fabric of densely built walls, courtyards and terraces become essential points of relief and reveal an integration of built fabric and social fabric. Therefore, creation of such courts and terraces was applied whenever possible. 4. Garages: Garages (which speak to an auto scale) are mostly concealed in off-street motor courts. In addition, single garage doors are prohibited and smaller "carriage" doors are used. 5. Detailing: The complex aggregation of eaves, cornices, chimneys, guard rails, balconies, gate heads, openings, and walls presents an opportunity to employ many Catalonian details which the commercial elements do not afford. The final rendition of a PD Site Plan submittal is the result of a review and revision process that includes several steps: Page 5of7 1. Town staff, consulting architects and engineers receive, review, and comment on the first 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: 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. PARKING With one exception, garages are concealed in an off-street motor court. Garages range from 498 to 535 square feet (two car). Each garage uses two sets of carriage doors for automobile access, as opposed to one large, monolithic garage door. In addition, the Site Plan shows nine guest/service parking spaces that are recessed off of the motor court. VI. ADDRESSING, SIGNS & WAYFINDING Wayfinding signs are not shown on this PD Site Plan, but will be1N `{ approved separately as part of a wayfinding and monument sign . ' package currently under review by Town staff and consultants. s �, Where building walls face the street, particularly at intersections, the Town may require wall mounted, ceramic tile street name w rRpvEssERp " signs as shown in the approved Design Guidelines in the interest -CARKR - of space and/or aesthetics. MA10R r �' Page 6 of 7 Address numbers will be reflected on ceramic tiles (or cast stone approved on a case-by-case basis) that are flush mounted into a surrounding wall, on the residence itself or a connected walled courtyard, depending on visibility. Note that the unique residential lot layout necessitates clustered mailboxes (about six mailboxes per cluster) as reflected on the PD Site Plan. VII. STAFF RECOMMENDATION Staff recommends approval of this 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. Where building walls face the street, particularly at intersections, the Town may require wall mounted, ceramic tile street name signs as shown in the approved Design Guidelines in the interest of space and/or aesthetics. 6. 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 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. 7. A Certificate of Occupancy shall not be issued for any building shown on this PD Site Plan prior to the availability of adequate emergency access as determined by the Westlake Fire Marshal. Page 7 of 7 SHEET INDEX w NO. DESCRIPTION NO. DESCRIPTION ° z A1.01 PD SITE PLAN/COVER SHEET/GENERAL NOTES A3.01 ELEVATIONS:A3.01/01,02,03 0 o Y w o v¢ A1.02 ROOF PLANS-1/8"SCALE A3.02 ELEVATIONS:A3.02/01,02 0 'E A1.03 FIRST FLOOR PLANS-1/8"SCALE A3.03 ELEVATIONS:A3.03/01,02,03 F�ooz°-ate°Oxy A1.04 SECOND FLOOR PLANS 1/8"SCALE A3.04 ELEVATIONS:A3.04/01,02 •, F z x z ¢ x¢ A2.01 FIRST FLOOR PLAN-LOT:11 A3.05 ELEVATIONS:A3.05/01,02 m o z z o°z z xz aoN-a A2.02 FIRST FLOOR PLAN-LOT:12 A3.06 ELEVATIONS:A3.06/01 o z< ' x o z q z 3 A2.03 FIRST FLOOR PLAN-LOT:13 A4.01 DETAILS z w x_ mzaazzawzao '4n�z r y A2.04 FIRST FLOOR PLAN-LOT:14 A4.02 DETAILS J a w g o w Q 3 0��o A2.05 FIRST FLOOR PLAN-LOT:15 A4.03 DETAILS W z F w o o z 4 A2.06 FIRST FLOOR PLAN-LOT:16 A4.04 SCHEDULESo o p F J O z O J A2.07 SECOND FLOOR PLAN-LOT:11 U oQo�az3�33Nz A2.08 SECOND FLOOR PLAN-LOT:12 zrooF° -Ja A2.09 SECOND FLOOR PLAN-LOT:13 A2.10 SECOND FLOOR PLAN LOT:14 F o N z o Q o o A2.11 SECOND FLOOR PLAN-LOT:15Z o f°z a o w o A2.12 SECOND FLOOR PLAN-LOT:16 V ma opz�x°�ao MECHANICAL NOTES ��� 1. PLUMBING AND HVAC SYSTEMS: o F o�oL¢o��o .w� 1.1. DESIGNED BY CONTRACTORS PLUMBING AND MECHANICAL PERSONNEL. W m z z 07 o�?z�oam�FN=�; 1.2. PROPOSED LOCATIONS OF HVAC AND WATER HEATERS DETERMINED BY CONTRACTOR AND SUBMITTED TO OWNER AND ARCHITECT FOR APPROVAL. ;0. x �"' 1.3. PROPOSED LOCATIONS OF HVAC VENTS AND RETURN AIR DETERMINED BY CONTRACTOR AND SUBMITTED TO z o z F 3¢ o N OWNER AND ARCHITECT FOR APPROVAL. Q w a°z<�Q�Z"'z w a z z J z Z ul w'T W Q.J F W J V 2. ALL VENTILATION SYSTEMS TO MEET LOCAL CODE REQUIREMENTS AND DESIGNED BY CONTRACTORS PERSONNEL. y 0 0 0 4 r x U zv��am°a�o iz`c MECHANICAL SYMBOLS IL J1 W COLD WATER TAP FOR REFRIGERATOR OR ICE MAKER GAS GAS SUPPLY GAS KEY 69 GAS SWITCHED GAS KEY HB FROST FREE HOSE BIB i GENERAL NOTES 1. CONSTRUCTION: COMPLY WITH APPLICABLE CODES AND RELATED AMENDMENTS. 2. THESE DRAWINGS DO NOT CONTAIN COMPLETE SPECIFICATIONS, DETAILS, OR FULL INFORMATION NECESSARY FOR THE COMPLETE CONSTRUCTION OF THE PROJECT. ADDITIONAL INFORMATION SHALL BE OBTAINED FROM THE OWNER. I 3. NOTIFY ARCHITECT AND OWNER OF ERRORS, OMISSIONS, AND DISCREPANCIES IN CONTRACT DOCUMENTS, OR BETWEEN CONTRACT DOCUMENTS AND ACTUAL SITE CONSTRUCTION CONDITIONS. ERRORS, OMISSIONS, AND DISCREPANCIES I MUST BE RESOLVED AND DOCUMENTED BEFORE CONTINUING CONSTRUCTION WITH THE WORK IN QUESTION. FAILURE TO NOTIFY THE OWNER AND ARCHITECT IN SUCH AN EVENT SHALL CONSTITUTE ACCEPTANCE OF ANY RESULTING 3I OBLIGATIONS OR RESPONSIBILITIES WITH REGARDS TO DELAYS, COSTS, CODE COMPLIANCE, AND LEGAL REMEDIES RESULTING FROM THIS OR RELATED WORK. 4. CIVIL, LANDSCAPE, STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS BY OWNERS CONSULTANTS. 4.1. ARCHITECT'S ELECTRICAL, MECHANICAL, AND PLUMBING PLANS ARE DIAGRAMMATIC ONLY. ACTUAL DESIGN BY TACCESSEASEMENT OWNER'S CONSULTANT. 4.2. REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR GRADING AND DRAINAGE REQUIREMENTS. 4.3. REFER TO STRUCTURAL ENGINEER FOR STRUCTURAL DESIGN, SPECIFICATIONS, AND DETAILS; INCLUDING REQUIRED COURTYARD ` / ^ RETAINING WALLS, WATERPROOFING, AND FRENCH DRAIN SYSTEMS. 4.4. COORDINATE SOIL COMPACTION REQUIREMENTS BEHIND RETAINING WALLS WITH STRUCTURAL ENGINEER. 5. THE CONTRACTOR SHALL VERIFY ALL MEASUREMENTS AT THE SITE AND BE RESPONSIBLE FOR THE ACCURACY AND CORRECTNESS OF SAME. w / 6. VERIFY TYPE AND LOCATION OF UTILITIES SERVING SITE. / �I LOT: 11 \ / / C A T A L 0 N 4 C O U O \ 7. FIREPLACES: �I I \ 7.1. VERIFY SIZES, INCLUDING HEARTH EXTENSIONS REQUIRED BY CODE. Z 7.2. PROVIDE OUTSIDE MAKE-UP AIR INLET AND SCREENED LOUVER AND DAMPER. �\ I �MAILBOXE � \ - _ - - _ r T 1 ~ O Z 8. VENT CLOTHES DRYER TO OUTSIDE. 1WI TRASH \\ CANS / O 9. REFER TO ELEVATIONS FOR ROOFS TO BE GUTTERED. SUBMIT PROPOSED LOCATIONS OF GUTTERS AND DOWNSPOUTS TO OWNER AND ARCHITECT FOR REVIEW AND APPROVAL. Z U 10. ALL FLOOR FINISH HEIGHTS TO MATCH. FLOOR ELEVATIONS AT SECOND FLOOR ARE GIVEN TO TOP OF FLOOR DECK. x4 LOT: 12 / / / / 11. INSTALL STUDS AT CLOSET SIDE WALL ROD LOCATIONS, MEASURED 10" FROM BACK WALL. nO U x X / 12. EXTERIOR MATERIALS AND FINISHES ARE TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS WRITTEN c) �C INSTRUCTIONS AND DETAILS. 13. FIRE SPRINKLERS SYSTEMS: REFER TO LOCAL JURISDICTION FOR REQUIREMENTS. / \ 14. SHOP DRAWINGS SHALL BE SUBMITTED TO OWNER AND ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND INSTALLING Q LOT: 16 SIDEWALK ANY EQUIPMENT. I.E. WINDOWS, STEEL, CAST STONE....ETC. COURTYARD \\�/ - _ _ 15. THE CONTRACTOR SHALL PAY ALL FINES, GIVE ALL NOTICES, FILE ALL NECESSARY DRAWINGS, AND OBTAIN ALL PERMITS AND CERTIFICATES OF APPROVAL REQUIRED IN CONNECTION WITH ALL WORK UNDER THE CONTRACT DOCUMENTS. COURTYARD / FOR DIMENSION PURPOSES: > \ / 1. DO NOT SCALE DRAWINGS. /l \ /// / \� ® + 2. VERIFY DIMENSIONS: NOTIFY ARCHITECT OF ANY DISCREPANCIES. �/ J °i COURTYARD I L - O F 3. WOOD STUD WALLS: 2x4'S @ 16" O.C. TO A MAXIMUM HEIGHT OF 10'-0", SUPPORTING ONE FLOOR, ROOF, AND CEILING. 24'UEASEM/ACCESS / �/ F I UNSUPPORTED WALL HEIGHTS EXCEEDING 10'-0" AND 3 STORY CONDITIONS REQUIRE STRUCTURAL ANALYSIS TO EASEMENT J � DETERMINE STUD SIZE AND SPACING. 4. EXTERIOR WOOD STUD/MASONRY ASSEMBLIES: / o 9 w/2x4 s, 11 w/2X6 s, 13 w/2x8 s o/ LOT: 13 \ o 5. INTERIOR WOOD STUDS DIMENSIONED TO CENTERLINE OF WALL. EXCEPTION: FLAT STUDS DIMENSIONED 2" THICK LOT: 14 1 AND OVER 6"THICK STUD WALLS DIMENSIONED OUT-TO-OUT. \ LOT: 15 SIDEWALK I 6. WALL PLATE HEIGHTS: CROSS REFERENCE EXTERIOR ELEVATIONS, WALL SECTIONS, AND FASCIA DETAILS TO e1 C URTYARDcouRTvnRo I DETERMINE. `o 7. WINDOWS AND DOORS: COURTYARD \ y� - -' - a _ /a \ 7.1. VERIFY ROUGH OPENINGS WITH SELECTED MANUFACTURER. SIDEWALK a I 7.2. REFER TO EXTERIOR ELEVATIONS AND FLOOR PLANS OR SCHEDULE FOR HEAD HEIGHTS. o 0 o \ � SIDEWALK \ � � - o _o 0 SIDEWALK CARDONA - SQUARE FOOTAGE DESIG & A55@C'ATES PO BOX 456 LOT 11 12 13 14 15 16 FRANKLIN,TEXAS 77856 PHONE:972-333-9455 EMAIL:ralphbush@hotmail.com Ist FLOOR 1,860 1,589 1,862 1,858 1,587 1,821 ISSUE LOG 2nd FLOOR 1,280 1,973 1,426 1,465 1,618 1,016 DATE DESCRIPTION TOTAL A/C 3,140 3,562 3,288 3,323 3,205 2,837 8/10/2015 Prelim 1/18/2016 Westlake Submittal AUTOMOBILE 498 528 529 531 535 525 2/23/2016 WestlakeRe-Submittal 3/1/2016 Westlake Re-Submittal COV'D ENTRY 31 66 34 82 33 71 3/8/2016 Westlake Re-Submittal 01 PD SITE PLAN COURTYARD 510 522 455 493 816 252 a TERRACE - 322 - 170 141 100 Ew SCALE: 1 " = 109 -0" - - - c' BALCONY 25 39 149 MECHANICAL 29 - - 56 _ _ E- SCALE w lIt - 10'-0'I TOTAL 4,208 5,025 4,345 4,655 4,879 3,785 26,897 a" DATE w 04/11/2016 A w SHEET LEGAL DESCRIPTION z z A1 . 01 a 4/20/2016 10:44:56 AM, BUSH DESIGN & ASSOC. 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ARCH WC W/6-2 S.L. w ' / I — �S1 - � I � � MASTER SUITE � o _ � � m ©I LAV we w � 3 10-1 CLG HT ^ Ln I o I �0' dj, I-� W _ • I = I CLOSET ;% H ��, I ® BATH #4 rn Z Oa (� 9-1"CLG HT ® _ H ULLL O M _22 1 MASTER BATH M� U 10'-1"CLG HT ^ Z ~ U Ln C) � u, VANITY ^ TUB En ° LAV LAV - BEDROOM #4 U 1O 9' 0 -1"CLG HT 1'-0Z" 16-2.. 1'-92" 8" 14'-44" ® 4'-0" 14'-4" riles 1.0 n OFFICE N TERRACE 9'-1"CLG HT ^V _ O 15'-114" 22'-7" COURTYARD <bo I \ 0 bo i a \ ND 42'-8-T,.f 4" 2'_4" N " / i o I (19) \ STEPS CUT LINE DWN \ DESIGN &ASSOCIATES PO BOX 456 FRANKLIN,TEXAS 77856 PHONE:972-333-9455 EMAIL:ralphbush@hotmail.com ISSUE LOG DATE DESCRIPTION \ 8/10/2015 Prelim 1� 1/18/2016 Westlake Submittal C/ 2/23/2016 Westlake Re-Submittal 3/1/2016 Westlake Re-Submittal 3/8/2016 Westlake Re-Submittal z a' SCALE 0 1/4" = 1'-0" 0 a w A DATE z 04/11/2016 0 U PQ 01 SECOND FLOOR PLAN - LOT 12 CQ SHEET E A2 . 08 SCALE: 1/4= 1 -00 4/20/2016 10:45:14 AM, BUSH DESIGN & ASSOC. 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X4.03 01 - - - T.S. 1/4" = 1'-O" DATE 04/11/2016 z 0-4 o SHEET 01 ELEVATION w A3 . 01 SCALE: 1/4" = l ' -099 w 4/20/2016 10:45:18 AM, BUSH DESIGN & ASSOC. V U F F ¢ � x wcF�wF�a�a ��o �x�,a� xoFz�a U'p°a�F�a°avz °r �° .40plu �p oo�a�oo�x} i F oza°a�Foo °Q¢�°�zozcF�3z F�wFo°a z QOSa zQx''zaz A4.01/06 �; �aoQz3aN oo�oo�p�aUNa�z Q'Fx�a��'3xwwm O a z 3 ° HoFoo¢-3ao FU ¢o Umo� gzrzFw�o w xa� ¢ °U 'zo A4.02/03 z zW"qa °'xDU� 6�'Owm>FU C a°wa � Noa��z�azxFF VI fWaWA¢"'OO LxUFoy Fa0 A F��A ap�a'E L150 w TERRA COTTA TILE ROOF m o a TERRA COTTA TILE ROOF F��">Uz^mN�Uz Q z ayF O w N w F w F F w jrx.7Ua O WW QFU A4.01 01 A4.01 01 ¢� o — — — ��azz�ow� �a Ua Fwzcx7a Hwcalm wo o z� A4.03/09 = _ _ _ _ = A4.03/09 = _ � ��¢ � STONE STONE A4.02/04 0 7 ILJ A4.01 03 = _ J] = STONE IL T. %1Z T.D. T.P. A4.03/09 -- - -- e - STONE - _ = o = o 40 0 40 0 = 40 0 - --_ - hz STONE T.S. W w 02 ELEVATION SCALE: 1 4 = V _0" z W � con Uo� ^ �C I—� H � A4.01/06 W A4.01/10 A4.01/11 ® ® TERRA COTTA TILE ROOF P� p2 10 TERRA COTTA TILE ROOF A4.0103 ` STONE ® ® A4.0103 T.P. � T.P. A4.02 05 = = A4.03 09 = _ -= A4.03 09 - — - - A4.02/06 STUCCO STONE - A4.01/11 A4.0103 = _ ® ® T.D. T.D. T.D. = STONE STONE - _ DESIGN &ASSOCIATES T.P. - T.P. - _ _ Po Box 456 A4.02 05 — - = A4.02 05 = _ = PHONhb333-9455 _ _ _ = EMAIL:ralphbushush@hotmaiLcom ISSUE LOG — — _ DATE DESCRIPTION rTT 8/10/2015 Prelim A.02/0 _ - = STONE '� — = e e ---- e — — 1/18/2016 Westlake Submittal Westlake Re-Submittal 4 31073/1/2016 3/1/2016 Westlake Re-Submittal 4 0 0 3/8/2016 Westlake Re-Submittal LL I I I I 1 661 1 - _ - I = e X:_ T.S. — — _ — — — — STONE— T.S. % — _ — — _ _ — — _ = 1/41if alt DATE 01 ELEVATION 04/11/2016 z SCALE: 1/4" = 1 ' -0" E SHEET w A3 . 02 a w 4/20/2016 10:45:20 AM, BUSH DESIGN & ASSOC. V U F F ¢ � x wUwF,°z,aaa ��o �x�,a� xoFz�a U'p°¢�F�a°avz °r �° .40plu �p oo�a�oo�x} i F oza°a�Foo °Q¢�°�zozcF�3z F�wFo°a z ¢OS¢ axF".za 0 ti GF- W q�,y ¢ ww�°c7gz°°�w❑ 1n3 ¢ N oo�oo��UNa�z �Q'Fx�am�'3x�wwm O �oFoo¢�3ao FU ¢o A4.01/06 as ¢ z° aq a>W'P'U zo z W � UF'0.'o Fa0 M. A4.01/08 T.P. T.P. A a�aoa cL vi U O vi m A4.02/03 Qz0r� NW�W�F W J fkaU< �qO W QF U AAO x awa� ¢w / T � y O azo ,z 21vaHw��7m \ \ q p °o�zz STONE ' / 50 P� STONE A4.03/09 TERRA COTTA TILE ROOF o¢ o UM \ ' STONE 71 / A4.01 04 A4,021-0fl 11 1 1 AL4.0 2 0 T.P. T.P. / / T.P. T.P. STONE STONE T.P. STUCCO Li A4.03/09 A4.03 09 A4.03 09 STUCCO . . . . A4.02/09 \ \ A4.0 0 STONE ;� 10 \ T.P. ' _ - \ A4.01 02 T.P. _ _ T.D. T.D. T.D. _ _ _ _ 00 _ _ A4.01 _ - - - - - STONE - _ _ - - - - - T.P. T.P. T.P - - - - STO N E A4.03/09 STONE A4.03/09 - T.P. STONE - _ - _ - - A4.03/09 STONE _ = A4.03/09 - - = A4.02/02 LLIL--j LLI COURTYARD WALL = - STONE GAS LAMP - - - - - - - - -m T_ - - - - - - - Www -.S. = T.P. .S. = T.S. _ Z 03 ELEVATION 02 ELEVATION � HoO� SCALE: 1/4" = 1 ' -0" SCALE: 1/4" = 1 ' -0" z '7 �v Q H � W A4.03/11 A4 02 A4.01/06 T.P. 10 A4.01/11 - - - - - - - - - - - - -0 STONE / / ® ® \ \ A4.01 03 TERRA COTTA TILE ROOF T.P. T.P. T.P. - - - -` - -A4.02 DS A4.03 09 STONE _ STONE _ T.D. STONE = A4.02/08 - T.D. T.D. DESIGN &A550CIATES STONE - - PO BOR 456 T.P. '' _ _ _ _ - - T.P. T.P FRANKLIN,TERAS 77856 PHONE:972-333-9455 LJ� EMAIL:ralphbush@hotmaiLcom A4.02/08 A4.02/09-- _ _ - - _ -- _ _ - - _ _ _- _ - - _ _ - = T.P. ISSUE LOG ••• _ - - _ = _ _ _ _ - DATE DESCRIPTION 8/10/2015 Prelim 1/18/2016 Westlake Submittal 2/23/2016 Westlake Re-Submittal = 3/1/2016 Westlake Re-Submittal C) - - A.02/013 - = 3/8/2016 Westlake Re-Submittal 0 - LL -L-1 _ = STONE _ STONE SCALE T.S. _ = A4.03 02 = _ _ _ = 1/411 = 1'-011 DATE 01 ELEVATION 04/11/2016 z SCALE: 1/4" = V -099 E SHEET w A3 . 03 a w 4/20/2016 10:45:21 AM, BUSH DESIGN & ASSOC. V U F F ¢ � x wUwF,°z,aaa ��o �x�,a� xoFz�a o'p°d�F�a°avz, z ° � .40plu oo�a�oo�x} i F oza°a�Foo °Q¢�°�zozcF�3z F�wFo°a z ¢OsdaxF".za 0 ti GF- W q�,y ¢ c7gz°°�w❑ 1n U P� °w U d 3 a¢ N oo�oo��UNa�z �Q'Fx�am�'3x�wwm O �oFoo¢�3ao FU ¢o A4_02Z11oma ° aao wzzr°o,u - - — — — — — — — — — .. T.P. ¢°wa NoazazxFF I / I rUI ¢mW¢ 'OOLZ[UF33o Fy0 U rA wwNZ� m�'zw CLAY TILE ROOF a���>�zWmz�uz z¢ �o�� QNQzd ---- 4.01/01 A4.0103 A4.0103 cx7WzFFz�o �y o �3d yx T.P. _ _ _ T.P. ��ycwyz �o oar aFU¢waovdF �m JCCOo�z= T.P. I - - U �ow�< A4.02/09 A4.03 09 - - - -_ - STUCCO = STUCCO = = STONE STONE STONE STONE - - - CLAY TILE ROOF T.D. A4.0103 T.D. — — — — — — — — T.D. T.P. _ _ _ T.P. A4.03/09 A4.03/09 A4.03/09 -- STONE -- = STONE - STONE = o L ILL] LEI :=�L im�_ LIJ TONE STONE T.S. T.S. _ - - T.S. W w 02 ELEVATION 11-4 cn SCALE: 1/4" = V -0 �i ~� _� z W cnU 0U � � U AA_______A4.01/07 x H � U A4.01/06 Z W A4.01 01 \ qg STUCCO T.P. T.P. A4.01/06 A4.01/10 / / 0 10 ® ® ® CLAY TILE ROOF :ji I STONE q4 OZ 10 STONE 4.02/GS — _ El 7 T.P. — — — — — ®— — — — A4.01 11.......... _ - A4.0105 = _ _ = A4.02 05 77 - / T.P. w Lj Li FILi = / / _ _ - _ _ _ _ - _ _ _ STUCCO � T.P. T.P. - - - — — — - — A4.03/0 STUCCO = STUCCO STONE _ T.D. - T.P. — STONE _ - T.D. T.D. - - — — — — — — DESIGN &A550CIATES T P = PO Box 456 FRANKLIN,TEXAS 77856 PHONE:972-333-9455 _ _ - - _ EMAIL:ralphbush@hotmaiLcom STONE _"_ - _ - - _ - - - - — _ _ — _- _ — _ - ISSUE LOG DATE DESCRIPTION 8/10/2015 Prelim 0 0 0 0 0 0 1/18/2016 Westlake Submittal STONE �LJI - 2/23/2016 Westlake Re-Submitta3/1/2016 Westlake Re-Subm3/8/2016 Westlake Re-Submittal - - -- o 0 0 GAS LAMP = - 4.03/ �5 = - A4.02/09 = _ _ - - _ _ ILL—LI T.S. 000000 - _ - STONE A .03/0CALE = A4.02/09 = _ _ = S > � � > 1/4I — 1 -0It _ - T.S. DATE 04/11/2016 cn z 01 ELEVATION � SHEET 3 . 0 A 4 SCALE: 1/499 = 1 9 -099w 4/20/2016 10:45:23 AM, BUSH DESIGN & ASSOC. V U F F ¢ � x wUwF,Qz,aaa ��o �x�,a� xoFz�a U-p°¢�FQUaoa� °r �° .40plu �p oo�a�oo�x} i F oza°a�Foo °Q¢�°�zozcF�3z F�wFo°a z A4.031 -10 ¢a A Az°U.m - - - - - - - - - - w �moo f 1 °xCoo vFtivFwz Co.., ~ Qx�a�z3x3wwv O �oFoo¢�3ao FUD � ¢o �Fina��Q¢�o¢m U Ooo 0 000 000 o rh NQOLj r,z Yazww t Vz UD � TERRA COTTA TILE ROOF F F UI ¢w¢�oo�"�'oxao ('`('` STUCCO w U R w w owP rFnO¢o�PW° 0000 0000 Qyy�°��wNW�W�F Ll A4.01/03 W J fk.7U O W QE-U A4.02/04 _ x away yaw � N° STUCCO STUCCO TP �z��gaz�,ow¢ z °W oz } a a WAoQ7 w�G°c'wY yv'F,wa,x T.P. _ 0 mo ¢oma° z % T.P. Ua�U��U U� a STUCCO A4.03/09 A4.03/09 STUCCO STUCCO - A4.02/06 SCUPPER _ _ STU CO A4.01 03 T.P. TERRA COTTA TILE ROOF - _ T.P. T.D. _ _ _ _ _ T.D. - STONE — — 3 = _ _ T.P. T.P. A4.02 05 - A4.03 09 = - STONE11 MT E q 0 ID— p - - STONE -4. B/ LLL-1 011 - _ T.S. T.S. _ — - - - - — _ _ T.S. I� 02 ELEVATION o SCALE: 1 4" = 1 ' -0" W � � ° o� 0 �4 � ^ �C I—� A4.01/07 x U P� p211 A4.01/08 STUCCO A4.01/06 CLAY TILE ROOF A4.01 02 T.P. T.P. A4.03/09 A4.03/09 A4.01/03 STUCCO STUCCO qg CLAY TILE ROOF \ qg 02 10 0 000 210 STO N E T.P. _ _ T.P. — — — — — — — STONE — \ \ — — A4.01 02 — — — — — DESIGN � a A5cinTES T.P. A4.01/03 T.P. PO BOX 456 _ — — — — _ — — — — — _ — — — — — — FRANKLIN,TEXAS 77856 _ STONE _ A4.02 05 _ PHONphbush hotin55 EMAIL:ralphbush@hotmaiLcom STUCCO STONE ISSUE LOG DATE DESCRIPTION - - 8/10/2015 Prelim _ - - = STONE _ 1/18/2016 Westlake Submittal 2/23/2016 Westlake Re-Submittal CD q 3/1/2016 Westlake Re-Submittal 3/8/2016 Westlake Re-Submittal _ _ — oo C0 G0 — — GAS LAMP = L� LL SCALE T.S. — — — — — _ — T.S. 1/411 = 1'-011 DATE 04/11/2016 cn z 01 ELEVATION � SHEET E- A 3 . 05 w SCALE: 1/4" = 1 ' -0" w 4/20/2016 10:45:25 AM, BUSH DESIGN & ASSOC. V U F F ¢ � x wUwF,gz,aaa ��o �x�,a� xoFz�a U'p°¢�F�aoa� °r �° .40plu �p oo�a�oo�x} i F oza°a�Foo °Q¢�°�zozcF�3z F�wFo°a z ¢o5y¢y zaxF4F. ti In w q�,y ¢ ww�gc7gz°o�wq Vl U a g w U¢3 a¢ N oo�oo��UNa�z O �Q'Fx�am�'3x�wwm a z 3 ° oo¢�3ao FU ¢o �mo� `�gzFw�o F �w¢zr°xUxoo �j zcS¢awiu¢w F °�UF U¢ O w >F U IVr15 dO,y x y� a z a o F F VI W¢WA¢ O°Lx U p.°y Fy0 ¢p�a'�E L150 �,PZ W x c�8 000 2 °Gd�00 W U �.4o /D W qq O W N W W It F W Jfk aU< �qO W QFU x awa� ¢w �w�;FWHHggS�,]° �z0.Bzz�o�¢ ya F4 w ww a� a a NwGOvpow0 O U p y w U w w a U I, ooa¢oao z� F m U¢ o W W I� ►� z W z � ° o� 0UU ^ �C I-� H � W A4.01/06 &----A4.01/07 TERRA COTTA TILE ROOF TERRA COTTA TILE ROOF A4.01 01 A4.01 03 0—3— _ - A4.03/09 A4.02/08 STONE A4.03/09 Ed DESIGN &A550CIAM PO BOX 456 T.D. STUCCO T D FRANKLIN,TEXAS 77856 % PHONE:972-333-9455 ONE EMAIL:ralphbush@hotmail.com T.P. — T.P. ISSUE LOG �rr/l 6 DATE DESCRIPTION 8/10/2015 Prelim 1/18/2016 Westlake Submittal 2/23/2016 Westlake Re-Submittal 3/1/2016 Westlake Re-Submittal STONE _ 3/8/2016 Westlake Re-Submittal o = o STONE q SCALE STONE STONE 1/411 = 1'-011 T.S. DATE 04/11/2016 z 01 ELEVATION o SHEET E- A 3 . 06 w SCALE: 1/4" = 1 ' -0" w 4/20/2016 10:45:27 AM, BUSH DESIGN & ASSOC. Q w zz¢x ¢Qo COORDINATEWzoaWwW° 1 SPACING WITH CLAYit oawQ3Fo � V-0" LL TILE MANUFACTURER a z a o L z E ��— �wHmzpOoo°�� 4�� 1.. 12" 1.. 1Z" 1.. 12" 1.. 4�� CLAY BARREL M 42 4Z 4 4Z TILE ROOF r, io oQ¢F�o oHW�;� 4" DIA. CUT CLAY PIPEN Ld N M' CASTEND�AP Z a° A A 'Q, 3 W `" CUT CLAY W zozoao��ti 1 PROJECTION �w �pti¢�z STUCCO OR BARREL TILE o x p W 3.. 6.. 6.. 6.. 3.. ax°OpWwFc��aom F� 1 1 CAST STONE FASCIA 2'-0.. D o o a ¢o Q U 0a A x. MORTAR FILLED050. " " 11 W W 811 0 F F w Q F N Q a U O 6 42 32 4 STONE OR a�ozCz�Cz� STUCCO VENEER �QowzoQo � o 11 DOVE COVE DETAIL 10 CAST STONE FASCIA DETAIL 09 CAST STONE FASCIA DETAIL / °WqZ�x¢ 44F F� U,x,7U>>W p aO,iUjS U V O�'j'Sz NCOz wF[- U1 .g�Q000 FOxao SCALE 1" = 1'-0" SCALE 1" = 1'-0" SCALE 1/2" = 1'-0" o ->"W Wmoz ao ��OA v,U W CAST `T' owa��=°�o�� a„ xapow F F o� �sUzWmzz�z STONE CAP W.� mw�-�= 3 CLAY M w� Q Q �WFG �� GQ ca zyq�o�z.wy,� ow- BARREL TILE Cx7 �W�z"'aFz°z�o�o CAST zWao= STONE aa., tiQ W GOCx�7a[ W Ucu 0. Wpc� aacho U xfx wow o°Oxzao C7 U Q 2" STONE TERRA COTTA BRICK BAND 12 DECKING & REF. DECKING & REF. 12 BLDR PAPER ELEV. BLDR PAPER ELEV. 1/4" CEDAR T&G 0 8 CHIMNEY DETAIL TILE ROOFING TILE ROOFING F S�RV� SER SCALE 1/2" = 1'-0" BIRD STOP BIRD STOP PLUMB CUT DRIP EDGE FACE OF 2X6 DRIP EDGE ' 6" HALF ROUND ��R�p,IL 6" HALF RND. GUTTER 3 XACEpPR� REF.CEILING 30I T MTL. GUTTER i P 1x4 FASCIA CEILING JOIST- REF. STRUCT. GYP. BOARD 2x4 SUB-FASCIA PACKED CAST CAST STONE CAP MORTAR GYP. BOARD STONE CAULKING PACKED CAP MORTAR METAL VENT CAP CAST STONE CAP CUT CLAY TILE 1 2 TREATED 2x4 BLOCK METAL VENT 3" CLAY BATT INSUL. - 3" CLAY BARREL TILE REF. I.E.C.C. STUCCO 42" BARREL TILE I—�—i CAST STONE REof It FTIIE.C.C. w 6 x6 2" STONE BANDING � r h 2" STONE 2" STONE BANDING BANDING l BACKER ROD F—I :21 STONE VENEER Z O v1UOd 07 CHIMNEY DETAIL 06 CHIMNEY DETAIL 04 FASCIA DETAIL � 0 5 FASCIA DETAIL � o v SCALE 1/2" = 1'-0" SCALE 1/2" = 1 -10 » _ SCALE 1 1/2" = V-10" n O SCALE 1 1/2" 1 -10 I--I W 12 1X6 DECKING & REF: A4.01/09,10 REF. CEDARBLDR PAPER T&G 12 12 TILE ROOFING / ELEV. / REF. DECKING & REF. / ELEV. BLDR PAPER ELEV. / TILE ROOFING 1/4" CEDAR T&G BIRD STOP REF SCRV� BIRD STOP u0. DRIP EDGE 5ER REF S�RVG� TILE ROOFING RP��R RAF SSR DRIP EDGE I I RPS BIRD STOP I 6" HALF RND 6" HALF RND. I GUTTER PLUMB CUT MTL. GUTTER P FACE OF 2X6 1/2" SOFFIT 1x4 FASCIA CEILING JOIST- 6 HALF RND. DRIP EDGE MTL. GUTTER PREF. STRUCT. 6" HALF ROUND I 1x4 FASCIA CEILING JOIST- REF. GUTTER ER IL CEILING JOIST- � �P REF. STRUCT. 2x4 SUB-FASCIA I I � GEDPR� l J GYP. BOARD STRUCT. 2x4 SUB-FASCIA PACKED — ——— —— — MORTAR 2x4 SUB-FASCIA GYP. BOARD THEE 2.5" STONE GYP. BOARD 1x4 FASCIA PACKED DESIGN & ASS00ATES MOTOR MORTAR PO BOX 456 FRANKLIN,TEXAS 77856 2.5" STONE PHONE:972-333-9455 CAST STONE BATT INSUL. - EMAIL:ralphbush@hotmail.com MOTOR A4.01/09 REF. I.E.C.C. STONE VENEER STONE VENEER STONE VENEER BATT INSUL- REF. BATT INSUL. - ISSUE LOG I.E.C.C. REF. I.E.C.C. DATE DESCRIPTION 8/10/2015 Prelim REF: A4.01/08 1/18/2016 Westlake Submittal ELEVATION 2/23/2016 Westlake Re-Submittal 3/1/2016 Westlake Re-Submittal 3/8/2016 Westlake Re-Submittal SCALE 1/411 = It-Oil 03 FASCIA DETAIL 02 FASCIA DETAIL 01 FASCIA DETAIL DATE SCALE 1 1/2" = 1'-0" SCALE 1 1/2" = 1'-0" w 04/11/2016 SCALE 1 1/2" 1'-0" x SHEET E A4 . 01- 4/20/2016 10:45:28 AM, BUSH DESIGN & ASSOC. k U U 2x FIRE BLOCK x o d 4' OUT ON RAFTER DECKING & DECKING BLDG. PAPER o U a W °F o a U�,aodmFmo..W TILE ROOF ' x w a x;5 a 2x FIRE BLOCK F(E�`' so ?o w m o a t` 0w 0 F F O O CONTINUOUS INSUL. o F�°o]r0_¢°°¢ 4' OUT ON RAFTER METAL EDGE d F Z.4 a a O z Q 8„ 4' 5/8" FIRE ROCK REF: I.E.C.C. N x z a o 1/4 STEEL PLATE 0o-W8>QOHzaz 12 X 1/2 J BOLT _ _—_ _ 2X4 SUB-FASCIA RAFTER Z a z o W a RAFTER �aWo°a°aWA i 4'� GYP. BOARD W zzo�o Cn ' ' 2X4 PONY WALL o o �o 'on z GYP. BOARD Q,' HaooW�mS dNW - - ---�- o STUCCO W/ INSUL. U 5 z a z - - - - - - -' GALV. WALL TIES REF: a o a a S o 12" in 5/8" FIRE ROCK TO PER CODECEMU I.E.C.C. o F W o a H A a 5 omo �d¢ � o DECKING BETWEEN z �Q6<WuoH FIREWALL 1/2" BOLT 4 WozQ � � H�C 2x BLOCKING 12 FIRE WALL RAFTER DETAIL 11 STUCCO RAKE DETAIL Q WW ��a�WNz Q �� o�ooW >�,F ° o °°d Q F W W U , , zU 1/2u OSB/ SHEATHING SCALE 1/2" = 1 —0„ SCALE 1 1/2” = 1 —0„ w d C7 WwFU x a�a W UoN�a �° DECKING & lo INSUL. j L,, F� a o 14 SCUPPER BOX DETAIL 13 BALCONY ANCHOR DETAIL BLDG. PAPER REF: I.E.C.C. °oo]aa 0 5a TILE ROOF m SCALE 1 1/2” = 1'-0" SCALE 1 1/2" = 1'-0" CONTINUOUS NOTE: METAL EDGE IF 4'NO RAFTERS CROSS P.L. 4' FLARE OF FIRE 1X4 FREIZE THEN PONY WALLS&P.L.5/8" ROCK UNDER RAFTER DECKING WITH NO 4'FLARE RAFTERS 2X4 SUB-FASCIA UNDER RAFTERS RAFTER 2X6 JOISTS 1X4 BLOCKING GYP. BOARD (JOISTS SHOULD BE RUN STONE W/ GALV. GYP. BOARD PARALLEL TO FIRE WALL) WALL TIES PER INSUL. CODE REF: I.E.C.C. EXT. SHEATHING W/ WEATHER RESISTANT 5/8" FIRE ROCK 5/8" FIRE ROCK > SHEATHING PAPER 1" AIR GAP (TYP.) REF. I.R.C. FOR w RETARDER LUVAPOR LU 10 STONE RAKE DETAIL METAL HANDRAIL PER INSULATION REQUIREMENTS ENTRADA DESIGN GUIDELINES REF. I.E.C.C. SCALE 1 1/2" = 1'-0" REF. STRUCT. REF. STRUCT. — — SEE PAGE 57 S ENTRADA DESIGN GUIDELINES FOR ADD'N INFORMATION CAST STONE HANDRAIL BRACED STUD WALL > LU N REF. STRUCT. r, NOTE: "' WATER PROOFING REF.A4.03 FOR BALCONY TREATED WD. PLATE LU WROUGHT IRON DESIGNS WEEP HOLE00 44 T__ w 1 2x BLOCKINGLEI A4.02/13 _ STONE/L— L 1_p PRE-CAST Z CASTSTONE CONCRETE CONIC. FOUNDATION z O CORBEL BALCONY REF. STRUCT. U O -TWO INTERIOR SHEETS OF 5/8"MUST GO U FROM THE SLAB TO THE DECK -POST TENSION CABLES MAY CROSS P.L. xI U 08 BALCONY DETAIL o U 09 NATURAL STONE SCALE 1/2" = 1'-0" Q 0 '7 FIRE WALL DETAIL 06 MASONRY HANDRAIL DETAIL SURROUND DETAIL � SCALE 1/2" = 1'-0" SCALE 1/2" = 1'-0" SCALE 1/2" = 1'-0" BATT INSUL. - REF. I.E.C.C. STUCCO VENEER 6" OVERLAP — TREATED 2X6 HAND SHAVED TREATED 2X4 TRIMMED STONE ROOF TILE GYP. BOARD ROUGH 2"-3" SEE PAGE 57 _ THICK STONE ENTRADA DESIGN GUIDELINES CONTINUOUS SILL FOR ADD'N INFORMATION PACKED MORTAR RANDOM DEPTH VARY MOTOR JOINTS TO FLASHING MAINTAIN RADIUS 05 SHAPED STONE 'k SURROUNDDETAIL SHAVED TERRA = STONE VENEER BRICK COTTA HAND SCALE 1/2" = 1'-0" BRICK F DRG E D x;3-ME IRON GRI LL _ _ DESIGN & A550CIATES PO BOX 456 HEADER — FRANKLIN,TEXAS 77856 PHONE:972-333-9455 FLOOR JOIST- EMAIL:ralphbush@hotmaikcom 1° 2" _ = REF. STRUCT. 0 0 0 0 0 0 o SHAVED �'Y SHAVED ISSUE LOG BRICK BRICK STONE DECO BOLTS 2" RECESSED VENEER — = GYP. BOARD DATE DESCRIPTION 8/10/2015 Prelim STONE 1/18/2016 Westlake Submittal 2/23/2016 Westlake Re-Submittal VENEER O _ 3/1/2016 West lakeRe-Submittal WC OD — 3/8/2016 Westlake Re-Submittal �Jr _ :LAPIKEE - DECO BOLTS = DOOR = BATT INSUL. - REF. I.E.C.C. 0 000 00 0 — — SCALE HAND-SHAPED 8" 9" 9" 6" 1'-3" ell, 1'-3" 6" 91, 9" 8" = STONE — 1/411 = 1'-0" SILL DATE O4�T T�2OT6 SHUTTER DOG E-' W W 03 SHAVED BRICK ARCH DETAIL 02 ROUGH ARCH DETAIL 01 STONE / STUCCO TRANSITION x � SHEET 04 CEDAR SHUTTERSa SCALE 1" = 1'-0" SCALE 1/2" = 1'-0" SCALE 1 1/2" = 1'-0" E A4 , 02 SCALE 1/2" = 1'-0" A 4/20/2016 10:45:31 AM, BUSH DESIGN & ASSOC. k U U F Q tea° O.�i,AO�SE..mozOi aZW. 'rxwdw�zxa.F,'�� 1p a O w a 0 a V O O�p Y O° O�¢O FzaUF;Qa U �z Nxza°z� 0o i OQ F OOcSp 8'z No' zz w �,�wF,c7wa a w o �z zF¢�U ac� �ac� wq�F In �a�oWQ�d3��ww L z ' '�,o.oSOSwv W FUP7FG�W.a'70.W1 O Q� z�3x3WW� O h o0 3a� m�o� Voa QOA Z. xwwauwz x F Wx0 rL F'f�QUOQ fA �m'k ,QzFa o zx�¢WWo Rp CUT LIMESTONE ° az �°a°xOo u� OQ �F�3Faz A ���QQo�azxQSo s�p�wo5"a� F Azo[=R.zn' W S m c7rW�QmW 1X1 DIMOND CLAVO zFUz'� zz WITH SCEW STUD wwoo�a° Wo _ = O xmo��o]°zzd] (CREATIVE RESINS BARREL TILE O 0 0 0 0 0 #300-72825) CEDAR PLANKS BARREL TILE FASCIA BOARD CLAY BRICKS CAST STONE Co ' CLAY BRICKS 0 0 0 0 0 0 CAST STONE CAST STONE 12 CUT LIMESTONE W CEDAR GATE SU ROUND DETAIL 11 PARAPET WALL DETAIL 10 PARAPET WALL DETAIL SCALE 1/2" = 1'-0" SCALE 1/2" = 1'-0" SCALE 1/2" = 1'-0" SEE PAGE 57 ENTRADA DESIGN GUIDELINES FOR ADD'N INFORMATION w 1X1 DIMOND CLAVO 1X1 DIMOND CLAVO 1X1 DIMOND CLAVO "p W WITH SCEW STUD WITH SCEW STUD WITH SCEW STUD z — — (CREATIVE RESINS — (CREATIVE RESINS T^ (CREATIVE RESINS r�1 � � O 04 Z� o #300-72825) o #300-72825) o 0 0 #300-72825) ^ Z V, U C CEDAR CEDAR CEDAR CEDAR CEDAR CEDAR .4!� O) 4-1/2" RING PULL 33" SOLID HINGE 4-1/2" RING PULL 33" SOLID HINGE 4-1/2" RING PULL 33" SOLID HINGE C ^ / COORDINATING W/ FLAT END W/ COORDINATING W/ FLAT END W/ COORDINATING W/ FLAT END CLAVOS CLAVOSCLAVOS i� (RUSTIC SERIES (RUSTIC SERIES (RUSTIC SERIES (RUSTIC SERIES #300-72032) (RUSTIC SERIES e #300-72032) (RUSTIC SERIES e #300-72032) #300-72100 #300-72100) #300-72100) rz I LZ 0 0 0 0 W 09 CUT STONE SURROUND DETAIL 08 GARAGE DOOR : 07 GARAGE DOOR : 06 GARAGE DOOR : SCALE 1/2" = 1'-0" SCALE 1/2" = 1'-0" SCALE 1/2" = 1'-0" SCALE 1/2" = 1'-0" 0 0 nn"n� )_ CEDAR DESIGN ASSIATES PO BOX 456 FRANKLIN,TEXAS 77856 PHONE:972-333-9455 EMAIL:ralphbu h@hotmail.com 0 ISSUE LOG ® ® ® ® ® DATE DESCRIPTION DECO. MA 8/10/2015 Prelim O (� 1/18/2016 Westlake Submittal `J 2/23/2016 Westlake Re-Submittal 3/1/2016 Westlake Re-Submittal 3/8/2016 Westlake Re-Submittal o O o O IV _Ndi SCALE ° 0 01/4" = 1'-011 DATE 05 FRONT DOOR : 04 FRONT DOOR : 03 FRONT DOOR : 02 FRONT DOOR : 01 FRONT DOOR : W °4/11'2016 SCALE 1/2" = 1'-0" ENTRADA DOORS PART: CUST MTL #18 SCALE 1/2" = 1'-0" ENTRADA DOORS PART: FR WOOD #14 SCALE 1/2" = 1'-0" ENTRADA DOORS PART: FR WOOD #6 SCALE 1/2" = 1'-0" ENTRADA DOORS PART: FR WOOD #15 SCALE 1/2" = 1'-0" ENTRADA DOORS PART: FR WOOD #17 cn SHEET E A4 . 03 w A 4/20/2016 10:45:34 AM, BUSH DESIGN & ASSOC. U C F F S a F a z uF'auwFZ JaJ.ce �z0 ^ C � wFc OF'�DO°'OC ¢�zzuaz—¢ a ux O �PZ14z�u40—F x z m z x N Uozapuo°zo �m z F ^ zx° z 00z�o?czzoYFzo. �gczc°co��c U] u a c a 3 x<S N W ziw���zawwFw ozF.�owwF wz WINDOW SCHEDULE v o°� 0o33oN OF 4 Z vai U S 61 Q WINDOW WIDTH HEIGHT HDR HT TYPE NOTES m 7 g z F z�pa V,'- a�o� o a u° 2636 2'-6" 3'-6" 6'-8" CASEMNT w s J 1 Q z�owac��xFu�. F �uoowaoo�o wz�w�groo'QFxo " 5'-0" 6'-8 2 2650 2'-6 " CASEMNT °m 1 11 1 11 1 11 w u u F 3 2040 2 -0 4 -0 14 -8 FIXED ARCHED wz Z' � w m o z= x axzzF3¢zozzo 4 2040 2'-0" 4'-0" 16'-4 1/2" FIXED ARCHED `� a F a J z F <zz z 5 a��zwz = 2040 2'-0" 4'-011 18'-1 11 FIXED ARCHED a `F F a F w �uq���� r��W w �} a�I �s�zwo�ao��°zao U 6 2040 2'-0" 4'-0" 6'-8" FIXED ARCHED 2-1640 3'-0" 4'-0" 6'-8" FIXED MULLED $ 2850 2'-8" 5'-0" 6'-8" CASEMNT 9 3050 3'-0" 5'-0" 6'-8" CASEMNT 1Q 3050 3'-0" 5'-0" 6'-8" FIXED 1 2040 2'-0" 4'-0" 14'-1" FIXED 1 2040 2'-0" 4'-0" 15'-5" FIXED 13 2040 2'-0" 4'-0" 16'-9" FIXED UPSTAIRS 1 2040 2'-0" 4'-0" 6'-8" FIXED DOWNSTAIRS 1 2650 2'-6" 5'-0" 8'-0" CASEMNT 1 2040 2'-0" 4'-0" 8'-0" FIXED 1 2040 2'-0" 4'-0" 13'-11 1/4 FIXED 1$ 2040 2'-0" 4'-0" 181-111 FIXED 19 2650 2'-6" 5'-0" 8'-0" FIXED Q 3-2660 7'-6" 6'-0" 8'-0" FIXED ARCHED 2626 2'-6" 2'-6" 14'-0" FIXED BLCK OUT 3050 3'-0" 5'-0" 8'-0" CASEMNT 3 3050 3'-0" 5'-0" 8'-011 FIXED '� w 4 2-2050 4'-0" 5'-0" 8'-0" FIXED MULLED > � oz° DOOR SCHEDULE Q � ox �x � x � DOOR TYPE MATERIAL STYLE NOTES 1❑ 2-1468 INTERIOR PAIR - W [Z] 2-2068 INTERIOR PAIR a 2-2668 EXTERIOR CLAD FRENCH [4] 2468 INTERIOR 2668 INTERIOR © 2868 INTERIOR UPSTAIRS [7] 2868 EXTERIOR CLAD DOWNSTAIRS ® 2-1480 INTERIOR PAIR [9] 2-1680 INTERIOR PAIR 2-2080 INTERIOR PAIR 11 2-2680 EXTERIOR CLAD FRENCH 2080 INTERIOR 13 2480 INTERIOR 2480 EXTERIOR CLAD DES[ ASSOCIATES PO SOX 45` 2680 INTERIOR FRANKLIN,"TEXAS 77856 PHONE:972-333-9455 2680 EXTERIOR CLAD EMAIL ralp,,6ush�henna;Lcmn 0 2880 INTERIOR ISSUE LOG 2880 EXTERIOR CLAD DATE DESCRIPTION 8/10/2015 Prelim 1/18/2016 Westlake Submittal 2/ 3080 EXTERIOR CLAD ARCHED A4.03/01-05 3//201 1 1 2016 Westlake Re-Submittal 6 Westlake Re-Submittal 3/8/2016 Westlake Re-Submittal ® 9080 O. HEAD CLAD 3050 GATE ARCHED © SCALE 2880 EXTERIOR CLADit-Olt 2-2680 GATE ARCHED DATE 04/11/2016 SHEET A x A4 . 04 U C!1 4/20/2016 10:45:37 AM, BUSH DESIGN & ASSOC. \ PLANT HST COMMON NAME BOTANICAL NAME SIZE Taylor juniper Juniperus virginiana 'Taylor' 10' 12' hot. \ upright plum yew Cephalotaxus fastigiata 6' 8' hgt. \ vitex Vitex Angus—castus 6' 8' hg t. \ � red yucca Hesperaloe parviflora 3 gal. \ 1✓ pink muhly grass Muhlenbergia capillaris 3 gal. O \ O\ \ O d trailing rosemary Rosemarinus officinalis 'Prostratus 1 gal. E \ O Q / 9 dwarf sabal palm minor 5 gal. CGP alm Sabal i MU) 2i (1) co salviaco Salvia greggi 1 gal. — OT 15, v BLOCK J � � N a ° O Mexican feather grass Stipa tenuissama 1 gal. L— (� ° ° � L ' ° \ coralbgal.Symphiocarpus orbiculatus 3 al. O•� Id \ fig ivy Ficus repens 3 gal. staked ceramic pot size varies OT 16, O BLOCK / ml d d ® Thunder Turf Available through Native American Seed C ompany:LOT 14, buffalo rass 82%; blue granno grass 17%; BLOCK J \ O curly mesquite 1% nFT \ -�J New Mexico river rock 3" thick w/weed fabric below 3/4" to 1 .5" size d d d Date: 04/08/16 Scale: 1" = 20'-0" — — ' �O Project No.: FUTURE / Q Drawn by: SO LOTS - d e Approved: \ SHEPHERD WALL (TYP) Revised: DETAIK6/K2 d ° J O — LOT 13, BLOCK J ,� d OF ST 12, ° — 11 BOCK J .l / a n a e o d \ °a OT 11 , J LOCK _ d � 44 FUTURE \ J a LOTS _ /a / O ■ I d / x w • /� \ n a / W O °J n / U) O / A 4 ° 06 Sheet No. RESIDENTIAL BLOCK J - PD SITE PLAN DETAIL SHEET NORTH L � 1 ))441 SPACE PLANTS PER PLAN 1/20.C. 1/2 DISTANCIA General Notes and Specifications ESPACIO ENTRE PLANTAS SPACING DEL CENTRO ` SEGUN PLANO ,+ EXCAVATE HOLE 12"BEYOND ROOTOUTERSYOWOF PLANT MATERIAL 1 The landscape contractor IS responsible for providing all materials labor, and •' ROOT SYSTEM. O > > •' EXCAVAR12"FUERADELALINEA SEEPLANOS ARA SPACING j z equipment to complete all landscaping work in Strict accordance with the planting plan, � VER PLANOS PARA ESPACIO DELA BOLAIALAPLRAIZDEL ENTRE PLANTAS U o plant list, and all items described in these specifications unless otherwise noted. o J . MATERIAL A PLANTAR Q d � Z SETTOP OF ROOT BALL 1"ABOVE .�— '�- 1"COMPOST OR MULCH a} EQUAL/ IGUAL F W e y _ia .. ,.jj 12"MIN. 2DEPTHOFMULCH NO WEED CLOTH Q �~ This includes but is not limited to fertilizer, mulch stakes ties guy wires cables and all 2p��P( FINISH GRADE -�� ._� L ) < U O.C.SPACING Z ¢ , , , , , , COLOCA LA BOLA DE RAIZ 2"DE PAJA O PAJOTE(MULCH) 1"DE ABONO O PAJA(NO TELA LCY U O U 1"ARRIBA DEL NIVEL FINAL PARA HIERBA MALA) UJ } TYP. F J ¢ other necessary equipment to complete this work. PREPARE PLANTING BED WITH 2"OF A 50/50 Q d LU L U Z MIXTURE OF EXPANDED SHALE&COMPOST FINISHED LAWN W/EDGING Q n FINISH GRADE � ¢ EQUIVALENTEOIGUAL NIVEL FINAL n �`"/ PREPARAR SAMA PARA PLANTACION PER DETAIL OR HARD DISTANCIA DEL CENTRO LU U d Z 12" //�\�\V�V� RELLENARSEGUNESPECIFICACIONES SURFACE SPEDTE W/OUTEDGING BOR Qa O UU 2. The landscape contractor must supply all plants as specified, in the Sizes and quantities MIN. \\\YVv CESPED TERMINADO CON BORDE d} X W d B&B PLANT CONTAINER PLANT SEGUN DETALLES O SUPERFICIE Q Un H N C' listed O n the plans. FINISHED GRADE 3"HARDWOOD MULCH LONA Y BOLA DE RAIZ / PLANTA DEL CONTENEDOR 1" DURA(BANQUETA,MADERA,ETC.) CY }+ NIVEL FINAL DESPUES DE 3"PAJA O PAJOTE DE LA PLANTA OCOMPACT SOIL BELOW ROOT BALLS MINA" TILLED DEPTH-ALL BEDS Q RASTRILLAR("REQUEAR') BACKFILL PER NOTES �� V �V yA� Y� r�^"Y���Y y C 6"LIFTS,USING WATER&HANDMIN.4" RELLENAR SEGUN TAMPING. WITH2"OFA50/50 MIXTURE 3. Substitutions to any of the work, materials, or equipment may not be made without ROOT BALL-PLANT 2"HIGHER THAN OF EXPANDED SHALE&COMPOST O I INDICACIONES DEJAR 6"DE TIERRA PREPARADA BAJO LA MINIMO REVOLVER O TRILLAR TODAS LAS RRSTROW/ PRIMERALINEA FINISHED GRADE;REMOVE BURLAP AND NOTE:DIG ONE CONTINUOUS HOLE FOR EACH SHRUB MASSING. BOLA DE RAIZ,COMPACTARLAUSANDO CAMAS A 4"DE PROFUNDIDAD CONABONO 0 permission of the Landscape Architect. z (n M WIRE 1/3 THE DEPTH OF THE ROOT BALL EXISTING SUBGRADE TEST EACH HOLE FOR PERCOLATION RATE BEFORE INSTALLING AGUA Y COMPACTADOR DE MANO ENMIENDAS SEGUN ESPECIFICACIONES °2 HARD SURFACE � SUBSUELO EXISTENTE O BACKFILL&PLANT MATERIAL. NOTIFY OWNER OF RESULTS OR LAWN T BOLA DE LA RAIZ-DEBEQUEDAR 2" NATURAL EXISTING SOIL SUPERFICIE DURA O CESPED BEFORE CONTINUING WORK. 4. Landscape contractor and/or irrigation contractor shall verify existing conditions � •C) MAS ALTA CUES EL NIVEL FINAL, 2XDIAMETER OFROOTBALL NOTA:HAGA UN POZP CONTINUO PARA CADA ARBUSTO 0 PLANTA. SUELO 0 TIERRA EXISTENTE On site. Any problems Or discrepancies from the plans or specifications should be REMUEVA LA LONA 113 2 VECES EL DIAMETRO DE LA COMPRUEBE EL RANGO DE TRANSMINACION ANTES DE RELLENAR Y BOLA DE RAIZ PLANTARELMATESD. NOTIFIQUEAL TYPICAL GROUNDCOVER PLANTING reported to the Landscape Architect. � rO^ RESULTADOS ANTES DE SEGUIR TRABAJANDO. (TRIANGULAR SPACING) V J B&B OR CONTAINER TRANSPLANTED TREE/ BOLA DE RAIZ CON ARPILLERA O LONA O EN SU CONTENEDOR (� SHRUB BED PREPARATION & SHRUB PLANTING/ TIPICA PLANTACEAN DE CUBIERTA DE TERRENO! 5. Landscape contractor shall comply with all applicable federal.state.county, and local TREE PLANTING DETAIL PREPARAC/ON PARA CAMA DE PLANTAS YPLANTACION (D Co 1 regulations governing landscape materials and work. ARBOL TRANSPLANTADO 2 DEARBUSTOS O PLANTAS 3 (ESPACIAMINETO TRIANGULAR) U L2 NO SCALE/ NO ESCALA L2 NO SCALE/SIN ESCALA L2 NO SCALE/SIN ESCALA +-r _� 6. Plant material shall conform to local nursery and industry standards. All plant material will have good structure and shape when planted and be free from pests or damage. U All trees will have a strong, well developed, uncut central leader. Any branches broken - in handling and planting will be removed using proper pruning techniques. O 0 _ 7. Landscape contractor will restore disturbed finish grades to original condition. 'n N 8. Landsape contractor will confirm operation and coverage of new irrigation system in Q RE I NFORCED RUBBER all planting areas. HOSE AT TRUNK REINFORCED RUBBER HOSE AT TRUNK >< MANGUERA DE PLASTICO MANGUERA DE PLASTICO Warranty EN ELTRONCO EN ELTRONCO 9. Landscape contractor assumes all liability and replacement requirements of materials 14 GA.WIRE TWISTED; 14 GA.WIRE TWISTED; that are damaged, stolen, or misplaced on the fob site prior to acceptance Of work. OR CINCH TIE e OR CINCH TIE _ ALAMBRE CALIBRE 14 0 ALAMBRE CALIBRE 14 RETORCIDO RETORCIDO 10. All plants will be warranted for a period of one (1 ) year from the date of final accepatance. O SINCHO ESTIRADO J „ Q TIGHTENING STICK OR O SINCHO ESTIRADO Owner will be responsible for proper maintenance of plants after final acceptance. Q TURNBUCKLE Tw TURNBUCKLE w:TIGHTENING During warranty period, dead and unsightly plant material will be removed immediately. Only one O ESTACA PARA APRETAR O I F1 w TURNBUCKLE LO J ESTACA PARA APRETAR0 U_ Q o replacement per plant will be done. If the time of year or weather is not conducive to Date: 04/08/16 VARILLA GIRATORIA "' R O to VARILLA GIRATORIA O QUL J m O (3)2"X2"WOOD OR O Q 00 o �� w Q _o: ` planting, the plant will be replaced when conditions are suitable. Warranty excludes Scale: NTS METAL STAKES AT g UJ Q g =O C .4 k drought,ht 120 DEGREES AROUND TREE 15 r=i OM W Q (METAL STAKES AT N~ O J e - damages caused by vandalism, freeze, g , Insect infestation, Or other acts of God. Project No.: cv O 120 DEGREES AROUND TREE Special equipment required for replacement plants due to access problems are not to be included (3)BARROTES2"X2"0 I ESTACAS (3)BARROTES2"X2"O In the basic project costs. This IS a negotiated item at the time of replacement only. Drawn by: SO I ESTACAS DE METAL A 120 GRADOS 2'x2' METAL STAKES CONSTRUCTION FENCINGI DE METAL A 120 GRADOS A roved ALREDEDOR DEL ARBOL EITHER ORANGE VINYL OR ALREDEDOR DEL ARBOL 6'-0' MINIMUM OUTSIDE ❑F DRIPLINE LINK SOII Preparation pp 11 . Planting areas should be backfilled with 75% existing soil and 25% soil amendments. Revised: Soil amendments will be 50% organic compost and 50% expanded shale. B&B OR CONTAINER TRANSPLANTED TREE 12. All planting areas will be raked to final rade and lightly compacted b watering. � P 9 9 9 Y P Y 9- ARBOL TRANSPLANTADO EN SU CONTENEDOR O MECHANICALTRANSPLANTED TREE AREA INSIDE CONSTRUCTION Lawn areas should be raked again and rolled before installing seed/sod. BOLA DE RAIZ CON ARPILLERA O LONAED ARBOL TRANSPLANTADO DE MAQUINAL ❑RNHAVE ANY ACCING SHALL TIVIBTY OCCUR, 13. Landscape contractor shall insure that the proper drainage exists in all planting areas. GRADING, STAGING OF MATERIALS, PARKING, ETC. 4 STAKING DETAILS/DETALLE PARA ESTACANDO 5 TREE PR❑TECTI❑N DETAIL Plantings L2 NO SCALE/ SIN ESCALA L2 NO SCALE 14. Where possible on site, tree pits will be dug a minimum of 12" wider but no deeper than the E OF?' ���•�._, _,.• � root ball of the tree to be planted per detail. Install tree ring and mulch with 3" of shredded ,. hardwood bark mulch in lawn areas. Mulch will be kept 3" away from the tree trunk. :l , 15. Loosen and fine rake areas to break up lumps and produce a smooth, even gradient free of unsightly variations, ridges, or depressions. Ponding of water in finished areas will not be permitted. Remove from site all stones, rock, and debris one (1 ) inch or larger. �' •: �'db ''� Final grading is subject to critical owner review only after repeated watering or rains to insure 0' PE settlement has not adversely affected drainage patterns. 16. Shrub plantings will be installed as shown on the planting plan and detail. Verify planting areas have been provided as indicated on the plan. Remove all surface rock or debris deposited by previous work operations or excavations performed to create bed. Beds will be mulched with 2" of shredded hardwood mulch. 17. All plant material will be deep watered upon planting and soil tamped around root ball to remove any air pockets. Lawn Installation 18. All areas not shown to have shrub plantings will have common bermudagrass seed installed. Soil will be tilled to 2" deep, raked level, have any rocks, sticks, or debris over 1 " diameter removed, and rolled lightly. Area will be watered thoroughly and kept consistently moist until seed germinates. Q USE ON SITE MATERIAL_ FOR CAP Clean—up 0 STONE AS WALL_ HEIGHT ALLOWS 19. Remove all debris generated by work operations from the site daily. LARGE CAP STONE ROCK, TYP• 20. All paved areas will be cleaned daily by washing and sweeping. Remove tire markings M and oil drips from all surfaces. TAPER WALL ENDS TOP,MORE MAINTAINED EDC AS LESS MAINTAINED EDC['- 22. All planting areas will be in a raked level condition, free of debris and paved surfaces will be W NOTED ON PLAN ALL OTHER OCATIONS in a broom clean condition ready for final acceptance by owner. MAJORITY OF WALL TO BE 3 TO 3.5 FEET TALL LARGER ST01K'ES ON BOTTOM RUBBLE STONE WALL TO BE W APPROX. 1 FOOT TO 3.5 FEET TALL STONE SELECTION BY OWNER; CIO WALL 10 HAVE DRY STACK LOOK WALL TO BE A MIN, OF 12 INCHESPROVIU) _4__JWIDE AT BASE DE MOCK UP FOR REVIEW AND APPROVAL06 (D J 6 SHEPHERD WALL DETAIL L2 NO SCALE/ W > 0 Sheet No. RESIDENTIAL BLOCK J - PD SITE PLAN DETAIL SHEET l7 -� r .i r�r��� d� r � ' � :�` p yg"''J ,y�X i 'Y ;'," � h' ry,y � J i S PJ � iy � � � � �� �� � �.1 � 7 .- l '� //M �? � � s d, �' � � �. + �' � � ,y; _, , ; ; , ' _ , ,w.w :? _ �. ., � III -- _ � _- ` �, — Crnr .�� ._ .�%�i>'' y, �->, z�"i''��-� '/y/�/i %moi /.�i //7 / , i i ! � I i � 1 \. � � � , �Ic�N�`R�4Z9.c'IA'�E's�� - IL ryr � s e � l I i2. 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P •Z m LLI"1 :u 114 CO- 0 Sanitary Sewer Geanoul — Cham Link Fence Q Q a3 UP- {y Utility Pole N C y>1}}LL O N 18'14'25'B c S' ;:Sal . • LP- 311 Light Pole --x-x- Wire Fmce LL, {y1 O V 185.38' s \ } TP ToTC p of Pavement y of Curb W aND CO>] ow S 7f•38'ES'E Masonry Wall Zr vv.v �MMERCIAL ,GARAGE x`w _sz 43.85' ^ TW Top of Wall 0 Existing Tree D_y O mamm // + FG Finished Grade Z H R=1431.58' ' `1 r // / U.E. Utility Easement - (FL)Flowlim, p 0=18'09'5 _ AMPITHEATREI ern rr•• ,HOTEL / D.E. Drainage Easement ir Centerline of Creek, =w I - EXISTING BUNG;LOWS " B.L. Building Line ----- Swale,or Waterway ~ L-403. i GAS WELL,',, �� x•wu R.O.W. Right-of-Way LC=N 28'34' PARKIN _ D.R. Deed Records —�- Creek,Swale,or O 3 COMMERd l Oo'las GARAGE S 8307'25'8 P.R. Plat Records • a Waterway Embankment 8 J __ EJNGALO 34' N 09'29'30' I T.,wsr Pe. s 511 i4 4 3g+T A, R=2709.79' R E '.• `in C RCIALj �' •e d=8'19'09' + COMMERCIAL •% r L=393.48' j' s � r 55 I g luuo TO`ML >I nla�, L9O1 LC=S 58.51140'B 50' ns; �a� HALL fl av \ .11' HOTEL •':" s,3s:' RESIDENTIAL y �� civ tPARKING Pik N PUKAD MT GARAGE t I q ;">. Pe Z aar.Qsr Y u v �.., n' 54'4810 6 S` - T� s 's ' `". .. a: v S P P I S H 24' 10 R�10 ART✓1 B1A716MN J 'I, \ J 8•y. 'b s • r.. EDU ue� I A S 84'52'25'B R=708.00 w s 3.w _ ..` :• %.07. >r 58.55' d e•ra u•i31 ossa -• s C PARKING v r ro nzv.s �' PIELIC WALK .aa� L=584f9• ate_ Pu7El GARAGE1 ED US °a e.e E'Ss ®v.�� 1 ' Z J Io L AREA {p_ LC 32,53,E I ...Te4• Is•: b .osi .III :ox s e �` .• :a sea sr laskl s ODYYNJrIRN Af NIE181C710tU W Q e MAGUBf ARTxEu+ 'S P A N I S H V 1 A S �s PARKING - " P —-- -------- yy--�� 00WIAlalflq DOLLAR AT 10 a W f'• t T�E R H De1�DEN GARAGE 3,Tv iil3T M Conn ALOM YRAL VDT10 > _^ R=2754.79' Fp W A L L w m• 1 , ' C,''- UWA.M J Q 13 58 // N 240' u r •P T.sn o s a�g+ /�� S' M W 132. .'P"Y RESIDENIDTI 'o s r - -�' ' LC=S 43'-'50' / ro 10232' LUQ w n /� r R=Bf DD' �# E4' 64' / — 1.78' I 05'0• N S I C� Iut 2,adk 1 im 1, ack 1 Weabke a Cke I O Wesaake/eeusMake Park Addkbn No.] Put Addtm slf Vol.388-311.Pg 78 a'!9 Vol a 388-314 Pages &M P.RT.C.T. P.RT.GT. I R=81 00' A= 41' - PREWWUIYPLANS I L=Y 200' S 00.32'55'6 I LC— 43'35'S' 188.55' INTERIMIREVIEW AND S DOCUMENT IS 0IS NOT INTENDED FOR 201• CONSTRUCTION,BIDDING, OR PERMIT PURPOSES. G&A CONSULTANTS,F-1798 8 ROBERT JOHN DOLLAK,JR., I i .80' P.E.486898 R4428.00' DATE 10/23/2013 L— 9. =N 48'21 39' I 29.48' Drole: B,. JILL e: ID 11 1 ` �• Seale: 1= y11 I Revisions: 1 I 12139R OWNER/DEVELOPER MAGUIRE PARTNERS-SOLANA LAND.LP. 1221 N.1­3.kE,SUITE 200 CARROLLTON,TEXAS PK (469)892,7200 DP1 Fax (469)892-7202 Contact JACK DAVVSON Planning and Zoning Item # 4 — Adjournment Regular Session Back up material has not been provided for this item.