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09-13-16 PZ Agenda Packet Page 1 of 2 TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA September 13, 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, INCLUDING PERIMETER ROAD PROJECTS FOR SOLANA BOULEVARD AND F.M. 1938 (DAVIS BOULEVARD), PROGRESS PROJECTS AND TOWN COUNCIL ACTIONS ON PAST AGENDA ITEMS. 4. ADJOURNMENT Regular Session 1. CALL TO ORDER Page 2 of 2 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON AUGUST 1, 2016. 3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A TEMPORARY CONCRETE BATCHING PLANT TO BE LOCATED AT THE PLANNED ESTATES OF QUAIL HOLLOW SUBDIVISION, AN 80-ACRE SITE LOCATED NEAR THE SOUTHEAST CORNER OF DOVE ROAD AND DAVIS BOULEVARD. 4. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A REPLAT FOR ENTRADA BLOCK I (VESTA HOMES) TO REPLAT AN APPROXIMATELY 1.023-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 REPLAT SHOWS BLOCK I, LOTS 1XR, 2XR, 3-14, 15X AND 16X. THE PROPOSED LOTS ARE LOCATED NEAR THE INTERSECTION OF SOLANA BOULEVARD, GRANADA TRAIL, AND THE PLANNED CORTES DRIVE. 5. DISCUSSION AND CONSIDER A RECOMMENDATION REGARDING A SITE PLAN FOR (VESTA HOMES) APPROXIMATELY 1.023-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 LOCATED NEAR THE INTERSECTION OF SOLANA BOULEVARD, GRANADA TRAIL, AND THE PLANNED CORTES DRIVE. 6. ADJOURNMENT CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1301 Solana Blvd., Bldg. 4, Ste. 4202, Westlake, Texas, 76262, September 07, 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, INCLUDING PERIMETER ROAD PROJECTS FOR SOLANA BOULEVARD AND F.M. 1938 (DAVIS BOULEVARD), PROGRESS PROJECTS 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 08/01/16 Page 1 of 4 MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING August 1, 2016 PRESENT: Chairman Tim Brittan, Commissioners Liz Garvin, Greg Goble, Ryan Groce, and Michelle Lee. ABSENT: Alternate Ken Kraska and Sharon Sanden OTHERS PRESENT: Town Manager Tom Brymer, Town Attorney Ben Stool, Town Secretary Kelly Edwards, Director of Public Works Jarrod Greenwood, Interim Director of Planning Rick Chaffin, Development Coordinator Joel Enders, Director of Building Construction/Zoning Enforcement Eddie Edwards and Communications Specialist Susan McFarland. Work Session 1. CALL TO ORDER Chairman Brittan called the work session to order at 5:00 p.m. 2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. No additional discussion. 3. 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 introduced our Summer interns working with the Town. He then provided an overview of the organizational structure changes in the Planning Department. P&Z Minutes 08/01/16 Page 2 of 4 Staff provided an update regarding Quail Hollow update and shared a copy of the design manual for the subdivision. Discussion ensued regarding the Phasing of the subdivision, a request for a Special Use Permit to allow a Batch Plat during the construction. Staff provided an update regarding Granada Phase II which will begin concrete work within the next two weeks, final walk through should occur within 6-8 weeks, and that they could begin selling lots by November. Staff provided an update regarding Entrada. Discussion ensued regarding infrastructure, drainage, franchised utilities, construction of Arta, CO’s for CVS and/or Primrose, retaining walls, the pedestrian bridge, retail corner, sanitary sewer, determine a phasing plan showing the completion of infrastructure, bell tower, an update on the gas well pad site, additional residential townhomes, lake homes the Hotel and Restaurant plan. Staff provided and update regarding the sign construction at Fidelity. Staff continues working with Hillwood regarding project Blizzard. 4. DISCUSSION REGARDING AN AMENDMENT TO CHAPTERS 1 AND 82, AMENDING CHAPTER 1, SECTION 1-2 BY DELETING THE DEFINITION OF PRELIMINARY PLAT AND ADDING THE DEFINITION OF SITE EVALUATION; AMENDING CHAPTER 82 PROVIDING FOR PRELIMINARY SITE EVALUATIONS AND PROVIDING STANDARDS FOR PRELIMINARY SITE EVALUATIONS AND PLATS. Interim Director of Planning Chaffin provided a presentation and overview of the item. Discussion ensued regarding the expiration of the submittal, assurances for the applicant, complete and incomplete submissions and the process for developers. 5. ADJOURNMENT Chairman Brittan adjourned the work session at 5:57 p.m. P&Z Minutes 08/01/16 Page 3 of 4 Regular Session 1. CALL TO ORDER Chairman Brittan called the regular session to order at 6:06 p.m. 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON APRIL 25, 2016. MOTION: Commissioner Goble made a motion to approve the minutes. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. 3. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION CONSIDERATION OF AN APPLICATION TO REPLAT AN APPROXIMATELY 2.616-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 REPLAT SHOWS BLOCK I, LOTS 1 AND 2X, AND BLOCK J, LOTS 11-16, 17X, 18X, AND 19X; THE PROPOSED LOTS ARE LOCATED NEAR THE INTERSECTION OF SOLANA BOULEVARD, GRANADA TRAIL, AND CORTES DRIVE. Coordinator Enders provided a presentation and overview of the item as submitted noting the stipulations outlined in the Developers Agreement. Discussion ensued regarding the previous approved plat and adjustments included in the replat as they design and develop the specific sites. Mr. Beaty spoke in favor of the replat and provided an update regarding the development of this area. 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 replat. Commissioner Lee seconded the motion. The motion carried by a vote of 5-0. P&Z Minutes 08/01/16 Page 4 of 4 4. ADJOURNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. MOTION: Commissioner Garvin made a motion to adjourn the meeting. Commissioner Goble seconded the motion. The motion carried by a vote of 5-0. Chairman Brittan adjourned the meeting at 6:13 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON SEPTEMBER 13, 2016. ________________________________ ATTEST: Chairman, Tim Brittan ______________________________ Kelly Edwards, Town Secretary estlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Tuesday, September 13, 2016 TOPIC: Conduct a Public Hearing and Consider a Recommendation of a Specific Use Permit for a temporary concrete batch plant to be located on the planned Estates of Quail Hollow subdivision, an 80-acre site located near the southeast corner of Dove Road and Davis Boulevard. STAFF CONTACT: Jarrod Greenwood, Director of Public Works Joel Enders, Development Coordinator 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: September 13, 2016 Completion Date: September 19, 2016 Funding Amount: 00.00 Status - Not Funded Source - N/A EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) The Estates of Quail Hollow subdivision, currently in the infrastructure phase of development, is zoned R-1 “Estate Residential District.”1 Pursuant to Section 102-61 of the Westlake Code of Ordinances, a Specific Use Permit, to be approved by the Planning and Zoning Commission and Town Council, is required for the construction and use of a temporary concrete batch plant related to the construction of roads or other infrastructure for all property zoned R-1. Note that 1 The related preliminary plat approved via Resolution 16-11, and SUP for private streets and gated entrances approved via Ordinance 780. the proposed batch plant is for temporary, on-site use only, and will be removed after the completion of necessary infrastructure. Zoning ordinances typically provide for two types of uses – uses by right and by special exception, i.e. specific/conditional use permits. For our purposes we use the term Specific Use Permit. The uses that are permitted by right are those which are allowed without additional approvals being required. A Specific Use, on the other hand, may be permitted within a zoning district, but the use is conditional and not granted automatically (or entitled) like a use by right. SUPs require additional public hearings and scrutiny – meaning the approval is discretionary. Developers often request temporary concrete batch plants, particularly where a subdivision is built with concrete streets. Westlake examples include Granada, Entrada, and now Quail Hollow. From a municipal perspective, a temporary concrete batch plant has two primary advantages when compared to premixed concrete that is delivered by a third party. First, a batch plant greatly reduces the amount of construction traffic that must enter and exit the site. Second, a batch plant generally reduces overall construction time, giving the developer greater flexibility and predictability. There are several additional points to consider when evaluating a temporary batch plant request: Dust/Exhaust: Particulates that are generated as part of the mixing process and emissions from the generator necessary to operate the batch plant are regulated by the Texas Commission on Environmental Quality (TCEQ) and the Environmental Protection Agency (EPA). For example, a batch plant must utilize dust filters that meet specific TCEQ/EPA requirements to prevent particles from escaping into the atmosphere. Every batch plant requires an Air Quality Standard Permit from the TCEQ before operations can begin. Location: Per TCEQ requirements, batch plant exhaust/filter equipment must be located at least 100 feet from any property line. In this case, the edge of the batch plant area is greater than 360 feet from Dove Road at the closest point and approximately 1,000 feet from the Vaquero subdivision (see attached site map). Hours of Operation & Noise: Hours of operation are regulated by the noise produced during operation. Daytime noise levels in Westlake are limited to 56 decibels at a residential property line, dropping to 49 decibels between 7:00pm and 7:00am. For comparison purposes, 56 decibels is roughly equivalent to the ambient background noise in a restaurant or office. Given the proposed location of the temporary batch plant and the relatively low level of noise produced by related equipment, sound issues are not anticipated to be a problem. If noise becomes an issue at any point during operation, Town staff have the ability to take appropriate corrective action. The Planning and Zoning Commission/Town Council may, in the interest of the public welfare, recommend/establish conditions of operation, location, arrangement, and construction of any authorized Specific Use. In approving any Specific Use, the council may impose such development standards and safeguards as conditions warrant for the welfare and protection of adjacent properties and citizenry who may be affected by the particular use. The Council shall not grant an SUP for a particular use except upon a finding that the use will: a. Complement or be compatible with the surrounding uses and community facilities; b. Contribute to, enhance or promote the welfare of the area affected by the SUP and adjacent properties; c. Not be detrimental to the public health, safety or general welfare; and d. Conform in all other respects to all applicable zoning regulations and standards. RECOMMENDATION Staff recommends approval of this Specific Use Permit as proposed. ATTACHMENTS 1. Quail Hollow vicinity map 2. Proposed temporary concrete batch plant vicinity map 3. Survey drawing and legal description of proposed temporary concrete batch plant area SUP-07-26-16 Quail Hollow Vicinity Map SUP-07-26-16 Proposed Temporary Concrete Batch Plant Area SUP-07-26-16 Survey Drawing and Legal Description of Proposed Temporary Concrete Batch Plant Area Page 1 of 3 estlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Tuesday, September 13, 2016 TOPIC: Conduct a public hearing and consider recommendation of an application to replat an approximately 1.02-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 replat shows Block I, Lots 1XR, 2XR, 3-14, 15X and 16X. The proposed lots are located near the intersection of Solana Boulevard, Granada Trail, and the planned Cortes Drive. STAFF CONTACT: Joel Enders, Development Coordinator & Management Analyst Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development 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: September 13, 2016 Completion Date: September 19, 2016 Funding Amount: 00.00 Status - Not Funded Source - N/A EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) Ordinance 761, approved December 14, 2015, approved a final plat of Entrada that included Block M (Primrose site), Block N (CVS Site), Block O (Information Center site), and Block A (Retail Corner site). The remainder of Entrada Phase I was platted as Block B, Lot 1. This final plat was approved in an effort to accommodate closing deadlines related to a CVS Pharmacy and Primrose School, and was accompanied by an amendment to the Development Agreement (Res. 15-35) to ensure timely completion of infrastructure and acquisition of offsite easements necessary to serve Blocks M, N, O, and A. At the time Ordinance 761 was approved, it was Page 2 of 3 understood that the developer would eventually need to replace Block B, Lot 1 via replat or replats in order to fully define the necessary lots, easements, rights-of-way, roads, etc. that were omitted from the first plat. Instead of a single, comprehensive replat, the developer has chosen to submit a number of replats that define sections of what is currently Block B, Lot 1. The replat under consideration establishes Entrada Block I, which includes: 1. 12 residential lots, related easements, and rights-of-way 2. Common areas (depicted as lots 2XR, 15X, and 16X) 3. A public access and utility easement to be used for residential vehicular access (Piedra Court/Lot 1XR), which will be privately maintained but publicly accessible. Pursuant to Entrada’s zoning (Ordinance 703), every lot, parcel, and tract in the development is subject to PD Site Plan approval. The PD Site Plan relative to this proposed replat is being considered concurrently for recommendation/approval by the Planning and Zoning Commission and Town Council. Note that approval of both items is required for the applicant to move forward. Town staff has determined that the subject replat substantially comports to the Entrada Development Plan (Ordinance 720) and Preliminary Plat (Resolution 13-32). Approval of this replat is a prerequisite to the issuance of building permits, but is not the only remaining requirement that the developer must meet: 1. Resolution 14-46, which amends the Entrada Economic Development agreement, specifies that the developer must pay the Town $10,000 per residential unit depicted on the approved PD Site Plan prior to the signing of each respective plat, to be used for the benefit of Westlake Academy. 2. Exhibit A, Section 3(F) of the Entrada Development Agreement (Resolution 13-34), states that “There will be no building permits for the Development issued until all public and private infrastructure for Phase 1, as shown on the approved Development Plan and Preliminary Plat for the Development, has been completed and accepted by the Town, unless a separate agreement for issuance of building permits that amends this Agreement has been entered into and agreed to by the Town and the Developer.” Note that the amendments to the Entrada Development Agreement specified in Resolution 15-35 are only applicable to Blocks M, N, O, and A, and do not apply to the area shown on this subject replat. Staff recommended the amendment to the Entrada Development Agreement in order to facilitate initial development; the developer may begin vertical construction prior to infrastructure completion and acceptance in Blocks M, N, O, and A, but all public and private infrastructure must be completed and accepted by the Town prior to the issuance of a Certificate of Occupancy for any residential or commercial structure. In the absence of further modification to the Entrada Development Agreement, all public and private infrastructure associated with areas of Phase I outside of these four blocks must be completed and accepted prior to the issuance of any building permit for vertical construction. Page 3 of 3 Currently, Entrada is split into Phase I (73 acres) and Phase II (12.8 acres). The developer and Town Staff are currently discussing further modification of Entrada’s phasing plan which would require additional amendments to the Entrada Development Agreement and the approval of Town Council. However, in no circumstance will Town staff recommend any agreement that would allow for the issuance of a building permit prior to the completion and acceptance of all public and private infrastructure necessary to serve a particular area. RECOMMENDATION Staff recommends approval of this replat. ATTACHMENTS 1. Replat document for consideration CM. THROOP SURVEYABSTRACT NO . 1510P.O.B.LEGENDMAGUIRE PARTNERS -SOLANA LAND L.P.1800 Valley View Lane, Suite 300Farmers Branch, Texas 75234Contact: Michael BeatyTelephone: (214)-287-9009BGE, Inc.Tel: 972-464-4800 ●www.bgeinc.comCopyright 2016VESTA CUSTOM HOMES660 N. Carroll, Suite 110Southlake, Texas 76092Contact: Richard HudsonTelephone: (469) 631-2014BROWN & GAY ENGINEERS, INC.2529 Dallas Parkway, Suite 204Frisco, Texas 75034Contact: Jason Frey, P.E. MAGUIRE PARTNERS -SOLANA LAND L.P.1800 Valley View Lane, Suite 300Farmers Branch, Texas 75234Contact: Michael BeatyTelephone: (214)-287-9009BGE, Inc.Tel: 972-464-4800 ●www.bgeinc.comCopyright 2016VESTA CUSTOM HOMES660 N. Carroll, Suite 110Southlake, Texas 76092Contact: Richard HudsonTelephone: (469) 631-2014BROWN & GAY ENGINEERS, INC.2529 Dallas Parkway, Suite 204Frisco, Texas 75034Contact: Jason Frey, P.E. Page 1 of 4 estlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Tuesday, September 13, 2016 TOPIC: Conduct a Public Hearing and Consider a Recommendation of a Planned Development Zoning District (PD) Site Plan for an approximately 1.02- 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 located near the intersection of Solana Boulevard, Granada Trail, and the planned Cortes Drive. STAFF CONTACT: Joel Enders, Development Coordinator & Management Analyst 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: September 13, 2016 Completion Date: September 19, 2016 Funding Amount: 00.00 Status - Not Funded Source - N/A Page 2 of 4 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, southeast of the “First Six” residential homes that received PD Site Plan approval in April 2016. (see attached site map). The Entrada “Block I Residential” area includes 12 interconnected, townhome-style single family residences, each home totaling between 2,560 and 3,335 square feet. 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. PD Site Plan approval is required for every lot, parcel, and tract in the Entrada development. 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 the quantitative (development standards, densities, building sizes, etc.) and qualitative (design guidelines and architectural standards) criteria specified in the PD zoning ordinances relative to this property. PD 1-2 zoning regulations give 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 Vicinity Map 2. Staff Report 3. Entrada Development Plan 4. PD Site Plan Submittal Page 3 of 4 EXISTING PD LOCATION MAP Page 4 of 4 VICINITY MAP Case SP-03-15-16 TOWN OF WESTLAKE, TX STAFF REPORT TO PLANNING AND ZONING COMMISSION Date: 9/13/16 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 1.02-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 located near the intersection of Solana Boulevard, Granada Trail, and the planned 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: Vesta Custom Homes Developer: Centurion American Development Group Site Size: 1.02 acres, shown as part of Block B on the Entrada Final Plat approved 12/14/15. Note that the lot and block numbers shown on the PD Site Plan anticipate a replat (running concurrently with this PD Site Plan) that will establish the subject area as Block I, Lots 1XR, 2XR, 3-14, 15X and 16X. Approved Use(s): The subject PD Site plan shows Single Family Residential Attached 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 “Block I Residential” 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. Like the previously approved six residential homes directly to the northwest, these residences will be located at the main entrance of the development, providing a vital first impression to the visitor. 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 Page 2 of 11 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 replat (running concurrently with this PD Site Plan). 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 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. Ordinance 703 imposes no minimum front, rear, or side yard setbacks, except to accommodate necessary Building Code and/or Fire Code regulations. In addition, there are no slope-proximity requirements for any structure in Entrada. 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 (Ordinance 720) 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 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. Town staff has determined that the subject Site Plan substantially comports to the Entrada Development Plan. Page 3 of 11 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.  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 4 of 11 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: 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. 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 Restaurants West Restaurant 14,951 Restaurant Center Restaurant 5,020 Restaurants Easat Restaurant 7,380 27,351 West Building Retail 22,215 North Building Office 15,215 37,430 Stage Building Entertainment 8,328 Ticketing Building Entertainment 4,231 Concessions Building Entertainment 3,456 Upper Mezzanine Entertainment 4,362 20,377 Grand Total 141,276 Amphitheater SF Subtotal Davis-114 Retail Corner SF Subtotal Primrose SF Subtotal CVS SF Subtotal Restaurant Row SF Subtotal Gas Pad Area SF Subtotal Page 5 of 11 Proposed square footages for the residences depicted on this PD Site Plan are listed below: Note that the proposed square footages exceed the minimum home size (1800 sf, heated/air conditioned area only) required for this zoning district by Ordinance 703. IV. ARCHITECTURAL REQUIREMENTS & CHALLENGES SPECIFIC TO THIS PD SITE PLAN This project seeks to place a residential land use on a site that is irregular in shape and isolated from the general fabric of Entrada by a 4 lane street (Cortes). The major design challenges that were addressed include: Form of the plan: In the first proposal, the cluster of 12 units was arrayed in an efficient but orthogonal relationship that had the effect of moving units to the center of the irregular property and exposed the odd shaped lot corners to the street, which had the further effect of surrounding the units with land between the street and buildings. This layout was in sharp contrast to the intent of Entrada’s Design Guidelines and work done or being done on other residential areas of Entrada. Therefore, the first step was to preserve the number of units but work with the Architect to formulate a site plan that: 1. Created a more organic relationship between the unit blocks and thereby moving the design away from suburban relationships to more “village” relationships. 2. Allowed the unit blocks to address the street in a way that was more compliant with the intent of the guidelines. 3. Created the opportunity for the emergence of subordinate masses that would make the architecture more intricate. The result was a site plan in which the unit blocks relate to each other with angular spaces between, creating opportunity for articulation of courtyards, gate heads, etc. These angular relationships also have compositional impact on the architecture as the tension created between buildings is more consistent with the village archetype. LOT 3 4 5 6 7 8 AC SF 2260 2260 2260 2260 2260 2260 GARAGE 460 460 460 460 460 460 TOTAL SF 2720 2720 2720 2720 2720 2720 LOT 9 10 11 12 13 14 AC SF 2855 2100 2100 2855 2100 2100 GARAGE 480 460 460 480 460 460 TOTAL SF 3335 2560 2560 3335 2560 2560 3-Story Townhomes 2-Story Townhomes Page 6 of 11 Note the differences between the first proposed lot layout and final layout, and the transformative effect those adjustments ultimately had on the final building elevations versus those that were initially proposed: First Proposed Layout: Final Submittal: Page 7 of 11 First Proposed Elevations (looking southeast from Cortes Drive): Final Submittal: Addressing the street where there was no real street: Solana Boulevard, with its 35 ft. landscape setback requirement, created a condition where the units could not actually face the street in a manner specified by the guidelines. Therefore, the challenge was to redefine the landscape setback/trail space as a type of plaza/trail head. Establishing a “Public Space” before the units facing Solana Boulevard results in a truly unique residential interface between pedestrian movement and building, which is actually more village-like than a vehicular street (see following). The convergence of residential and pedestrian activity in this section will be a view into the spirit of Entrada for all to see. Page 8 of 11 Rendering of the Plaza looking from Solana Boulevard Addressing other streets: Similar creative thinking was necessary for other streets as the lot geometry (a result of the streets) presented challenges on all sides. The use of gate heads and court yards filled some of the space, creating a more intricate dialogue between buildings, walls, and gate structures. Composition of mass: As a result of the site plan and its impact on the unit design, a very interesting architectural form emerged. Punctuated by taller (almost tower like) form components rising from simple gable roof forms, the design gives the impression of a development that is not dictated by the lot (a land development and suburban determinism), but by practical necessity specific to the structure (a medieval determinism). Material: It became clear that the complexity of the architectural mass demanded a greater continuity of material to bring it all together. Therefore, this project is predominantly stone, which (when expressed in walls that are more solid than void) render a clearly tectonic feel. The final rendition of a PD Site Plan submittal is the result of a review and revision process that includes several steps: 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. Page 9 of 11 Town staff have determined that the subject PD Site Plan substantially comports with the approved Entrada Design Guidelines and other architectural standards defined by Ordinance 703, with the exception of the eighth listed recommended condition for approval (see page 10). V. ADDITIONAL REQUIREMENTS 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) Construction drawings submitted along with an application for 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. 2) Resolution 14-46, which amends the Entrada Economic Development agreement, specifies that the developer must pay the Town $10,000 per residential unit depicted on the approved PD Site Plan prior to the signing of each respective plat, to be used for the benefit of Westlake Academy. 3) Exhibit A, Section 3(F) of the Entrada Development Agreement (Resolution 13-34) states that “There will be no building permits for the Development issued until all public and private infrastructure for Phase 1, as shown on the approved Development Plan and Preliminary Plat for the Development, has been completed and accepted by the Town, unless a separate agreement for issuance of building permits that amends this Agreement has been entered into and agreed to by the Town and the Developer.” Currently, Entrada is split into Phase I (73 acres) and Phase II (12.8 acres). The developer and Town Staff are currently discussing further modification of Entrada’s phasing plan which would require additional amendments to the Entrada Development Agreement and the approval of Town Council. However, in no circumstance will Town staff recommend any agreement that would allow for the issuance of a building permit prior to the completion and acceptance of all public and private infrastructure necessary to serve a particular area. VI. PARKING Parking is provided by attached two-car garages facing an interior motor court (Piedra Court). Garage doors are proposed to be 16’ wide single doors, but will be constructed to appear as two separate, carriage-style doors. No on-street parking is shown on this site plan. VII. ADDRESSING, SIGNS & WAYFINDING Wayfinding signs are not shown on this PD Site Plan, but will be approved separately as part of a wayfinding and monument sign package currently under review by Town staff and consultants. 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. Page 10 of 11 VIII. 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 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 by Ordinance 703 and Ordinance 760. 4. Town Staff will review and approve an exterior stone wall mockup and exterior wall stucco mockup to ensure compliance with the approved PD Design Guidelines prior to the issuance of building permits. Plans for building construction shall include said mockup photos as referenced details. 5. If, at any time, there is a conflict between the approved Design Guidelines, PD Site Plan, and vertical construction drawings, the Design Guidelines shall be controlling. 6. 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. 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 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 replat prior to the issuance of any building permits for vertical construction. 8. With the exception of Lots 7,8,9, and 12, staff recommend that exterior garage doors be either (a) set back within an arched inset having a depth similar to that shown for lots 4-6 or (b) carriage-style double doors. Page 11 of 11 2595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Copyright 2016Tel: 972-464-4800●www.bgeinc.com CM. THROOP SURVEYABSTRACT NO . 1510P.O.B.LEGENDMAGUIRE PARTNERS -SOLANA LAND L.P.1800 Valley View Lane, Suite 300Farmers Branch, Texas 75234Contact: Michael BeatyTelephone: (214)-287-9009BGE, Inc.Tel: 972-464-4800 ●www.bgeinc.comCopyright 2016VESTA CUSTOM HOMES660 N. Carroll, Suite 110Southlake, Texas 76092Contact: Richard HudsonTelephone: (469) 631-2014BROWN & GAY ENGINEERS, INC.2529 Dallas Parkway, Suite 204Frisco, Texas 75034Contact: Jason Frey, P.E. MAGUIRE PARTNERS -SOLANA LAND L.P.1800 Valley View Lane, Suite 300Farmers Branch, Texas 75234Contact: Michael BeatyTelephone: (214)-287-9009BGE, Inc.Tel: 972-464-4800 ●www.bgeinc.comCopyright 2016VESTA CUSTOM HOMES660 N. Carroll, Suite 110Southlake, Texas 76092Contact: Richard HudsonTelephone: (469) 631-2014BROWN & GAY ENGINEERS, INC.2529 Dallas Parkway, Suite 204Frisco, Texas 75034Contact: Jason Frey, P.E. WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW WWWWWWWWWWWW W W W W W WWW W W WUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGE U G E UGEUGEUGEU G E U G EUGE GGGGGGGGGGGGGGGGGGGG G G WWWWWWW W W W W C42595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069 C5MAGUIRE PARTNERS -SOLANA LAND L.P.9 Village Circle, Suite 500Roanoke, Texas 76262Tel: 972-464-4800●www.bgeinc.comCopyright 2016VESTA CUSTOM HOMES660 N. Carroll, Suite 110Southlake, Texas 76092Contact: Richard HudsonTelephone: (469)-631-20142595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069BGE, Inc. C6TOWN OF WESTLAKE GENERAL NOTESWATER NOTES:SANITARY SEWER NOTES:’ STORM DRAIN NOTES:” ” GENERAL NOTES’“”GRADING NOTES:PAVING NOTES:’2595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069 C72595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069 C8P3LEGEND2595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069 C9LEGEND2595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069 C10LEGEND2595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069 C11LEGENDLEGEND2595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069 C12LEGEND2595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069C1 C132595 Dallas Parkway, Suite 204BGE, Inc.TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BROWN & GAY ENGINEERS, INC.660 N. Carroll, Suite 110VESTA CUSTOM HOMESDEVELOPERContact: Richard HudsonTel: 469-631-2014BLOCK I RESIDENTIAL PD SITE PLAN PACKAGE MERRIMAM ASSOCIATES/ARCHITECTS, INC.300 N. Field StreetContact: Julianna TurnerTel: 214-347-7069 Planning and Zoning Item # 6 – Adjournment Regular Session Back up material has not been provided for this item.