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Ord 841 Approving Rezoning 62.58 acre tract from Planned Development PD1-1 to Planned Development PD6 TOWN OF WESTLAKE ORDINANCE NO. 841 AN ORDINANCE ZONING AN APPROXIMATELY 62.531 ACRE TRACT OF LAND BEING A PORTION OF LOT 1, BLOCK 3, WESTLAKE/SOUTHLAKE PARK ADDITION NUMBER ONE,FURTHER DESCRIBED AND DEPICTED IN EXHIBIT"A" ATTACHED HERETO, FROM PD1-1 "PLANNED DEVELOPMENT DISTRICT NUMBER ONE" TO PD6 "PLANNED DEVELOPMENT DISTRICT NUMBER SIX"; AUTHORIZING RESIDENTIAL DEVELOPMENT; APPROVING A CONCEPT/DEVELOPMENT PLAN; APPROVING A SPECIFIC USE PERMIT (SUP) FOR PRIVATE STREETS; PROVIDING FOR THE AMENDMENT OF THE OFFICIAL ZONING MAP; PROVIDING FOR A SEVERABILITY CLAUSE; PROVIDING FOR A SAVINGS CLAUSE; PROVIDING FOR A PENALTY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Chapter 102 of the Code of Ordin1✓srof the< ;own of Westlake establishes zoning districts, permissible uses, develop "'entl, ndards"and other zoning related regulations; ander A_P WHEREAS, Section 62-31 of the C Or ncesthe Town of Westlake adopts a Comprehensive Plan for the Town of West e; a.6., E 00 da � WHEREAS, Section 102-3 o `w rdinances of the Town of Westlake states that the purpose of a Pla bevel rpme'At, rict is to: Provide for a superior design of lots or buildings; Provide for it 'ease cre on and/or open space opportunities for public use; Provide rural amenities or featur woulde of special benefit to the property users or community; Protect or t ties and environmental assets such as trees, creeks, ponds, floodplains, slo or hills d apes; Protect or preserve existing historical buildings, structures, feat - or pl t"es; and provide an appropriate balance between the intensity of development and the abili 9 vide adequate supporting public facilities and services.; and WHEREAS, on June 16, 2017, the Town of Westlake received a Zoning Change Request from the Wilbow Corporation on behalf of the property owner for the property depicted and described in Exhibit"A" requesting that the Town zone said property to PD6 "Planned Development District Number Six" in accordance with Chapter 102 of the Code of Ordinances of the Town of Westlake, Texas; and WHEREAS, because of the size, location, and natural features of the property the Town has a critical interest in the development of said property and is encouraging such development to the highest possible standards of quality consistent with the Town's long-term development vision; and WHEREAS, the property owner (or representative) appeared before the Planning and Zoning Commission and Town Council and affirmed that the property owner is seeking this zoning request; and Ordinance 841 Page 1 of 13 WHEREAS, all legal requirements of state statutes and Town ordinances of the Town of Westlake, as well as all legal requirements and legal notices and prerequisites having been complied with, including but not limited to chapter 551 of the Government Code and Chapter 211 of the Local Government Code; and WHEREAS, on October 16, 2017 and November 13, 2017, the request was heard by the Westlake Planning and Zoning Commission and the Planning and Zoning Commission recommended approval of said request; and WHEREAS, the Town Council of the Town of Westlake, Texas, at a public hearing called at a regular session of the Town Council did consider the following factors in making a determination as to whether the requested change should be granted or denied: congestion in the streets, including safety of the motoring public and the pedestrians using the facilities in the area; to secure safety from fire, panic or other dangers; the promotion of health and the general welfare, to provide for adequate light and air, to prevent the overcrowding of land; to avoid undue concentration of the population, facilitating the adequate provision of transportation, water, sewers, schools, parks, and other public requirements; and WHEREAS, the Town Council has determined that said Zoning Change Request is consistent with the development goals, standards, and desired uses described in the Comprehensive Plan; and WHEREAS, upon the recommendation of the Westlake Planning and Zoning Commission on November 13, 2017, the Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the Town and its citizens that this Ordinance should be approved and adopted. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE TEXAS: SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. SECTION 2: That the property shown on attached Exhibit "A" is hereby rezoned from PD1-1, "Planned Development District Number One"to PD6, Planned Development District Number Six", including the approval of a concept/development plan and a Specific Use Permit (SUP) for private streets, subject to the conditions contained in Exhibit"B". SECTION 3: This Zoning District shall be subject to all regulations contained in the Code of Ordinances of the Town of Westlake, Texas, except where amended herein. SECTION 4: The Town Secretary shall amend, or cause to have amended, the Official Zoning Map of the Town of Westlake to reflect the zoning of the property described and depicted on attached Exhibit "A". Ordinance 841 Page 2 of 13 SECTION 5: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence, paragraph or section. In the event this ordinance is challenged (by a party other than the Applicant/landowner or applicant/landowner's representative or successor), the portions, sentences or phrases allowing for a reduction in the number of lots or an increase to the total open space as set out in Exhibit B shall be severed and stricken. SECTION 6: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 7: That this Ordinance only affects the Property located within the boundaries of PD 6 and does not change or affect any other property, including but not limited to the property adjacent to PD 6. SECTION 8: Any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor offense and upon conviction thereof shall be fined in a sum not to exceed Two Thousand Dollars ($2,000.00) for each separate offense. A separate offense shall be deemed committed upon each day, or part of a day, during which a violation occurs or continues. SECTION 9: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS 27th DAY OF NOVEMBER 2017. ATTEST: Laura Wheat, Mayor Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager APPROVED AS TO FORM: L. Stanton Lowry, Town Attorney Ordinance 841 Page 3 of 13 EXHIBIT A Description and Depiction of Subject Property Pr per Depiction • �`,VI . Sod 411.0 � '!!� y � y - -19-17 0 a Ordinance 841 Page 4 of 13 EXHIBIT A continued Description and Depiction of Subject Property Property Description BEING a tract of land situated in the C.M.Throop Survey,Abstract No.1510,City of Westlake,Tarrant County,Texas and being a portion of a Lot 1,Block 3,Westlake/Southlake Park Addition No.1,an addition to the City of Westlake,Tarrant County,Texas,as shown on the plat thereof recorded In Volume 388-214,Page 78,Plat Records,Tarrant County,Texas,and being more particulady described as follows: BEGINNING at a 112 inch iron rod with plastic cap stamped`HUITT ZOLLARS"found for the northwest corner of said Lot 1,on the southerly right-of-way line of Solana Boulevard(a variable width Fight-of-way,formerly Kirkwood Boulevard,Volume 388-214,Page 78),common with the northeast comer of Granada, Phase 1, an addition to the City of Westlake, according to the plat thereof recorded In Instrument No. 101215003584,Official Public Records,Tarrant County,Texas,same being the beginning of a norrtangent curve to the right having a central angle of 4'14'14",a radius of 622.00 feet,a chord bearing and distance of South 31°21'19"East,45.99 feet; THENCE in a southeasterly direction,along the on mm on line of said Lot 1 and said Solana Boulevard and with said curve to the right,an arc distance of 46.00 feet to a 112 inch iron rod found at the beginning of a non-tangent curve to the left having a central angle of 56°44'01",a radius of 878.00 feet,a chord bearing and distance of South 57°15'10"East,834.30 feet; THENCE in a southeasterly direction,continuing along said common line and with said curve to the left,an arc distance of 869.38 feet to a 112 inch iron rod with plastic cap stamped'H U I TT ZOLLARS"found at ft end of said curve to the left; THENCE South 85°37'08"East,continuing along said common line,a distance of 301.96 feet to a 112 inch iron rod with plastic cap stamped "HUITT ZOLLARS'found at the beginning of a tangent curve to the right having a central angle of 13°502.2",a radius of 772.00 feet,a chord bearing and distance of South 78°41'58"East,186.02 feat; THENCE in a southeasterly direction,continuing along said common line and with said curve to the right,an arc distance of 185.47 feet to a 5/8 Inch iron rod with plastic cap sta mped'H UITT ZOLLARS"found at the end of said curve to the right; THENCE South 71°4647"East, a distance of 76.75 feet to a 518 inch iron rod with plastic cap stamped"HUITT ZOLLARS"found at the beginning of a tangent curve to the left having a ventral angle of 23°2645",a radius of 2028.01 feet,a chord bearing and distance of South 83"30'09"East,624,10 feet; THENCE in a southeasterly direction,continuing along said common line and with said curve to the left,an arc distance of 829.87 feet to a 5/8 inch iron rod with plastic cap stamped'HUITT ZOLLARS'found at the beginning of a compound curve to the left having a central angle of 0'53'50`,a radius of 2927.66 feet,a chord bearing and distance of North 84'19'33"East,45.85 feet; THENCE in a northeasterly direction,continuing along said common line and with said curve to the left,an arc distance of 45.85 feet to a 518 Inch Iron rod with plastic cap stamped"KHA"set at the end of said curve to the left; THENCE South 0°58'49"East,departing said common line and crossing said Lot 1,a distance of 920.26 feet to a 518 inch iron rod with plastic cap stamped'KHA"set for comer; Ordinance 841 Page 5 of 13 EXHIBIT A continued Description and Depiction of Subject Property Property Description continued THENCE North 89'01'11"East,continuing across said Lot 1,a distance of 494.60 feet to a 518 Inch Iron nod with plastic cap stamped"KHA' set for corner; THENCE North 52°5643"East,continuing across said Lot 1,a distance of 375-61 feet to a 518 inch Iron rod with plastic cap stamped"KHA' set on the westerly right-of-way line of Sam School Road (a variable width right-of-way, Volume 388-214, Page 78), same being the beginning of a non-tangent curve to the left having a central angle of 17°42'38',a radius of 1234.00 feet, a chord bearing and distance of South 5543'41"East,378.92 feet; THENCE in a southeasterly direction,along the common line of said Lot 1 and said Sam School Road and with said curve to the left,an arc distance of 381.44 feet to a 518 inch iron rod with plastic cap stamped"HJITT ZOLLARS'found at the and of said curve to the left; THENCE South 64"35'00"East,continuing along said common line,a distance of 112.A4 feet to a 518 inch iron rod with plastic cap stamped "HU ITT ZOLLARS"found at the beginning of a tangent curve to the right having a central angle of 42°36'56",a radius of 515.98 feet,a chord hearing and distance of South 43°16'32"East,374.99 feet; THENCE in a southeasterly direction,continuing along said common line and with said curve to the right,an arc distance of 383.77 feet to a 318 Inch Iron rod found for the most southerly southeast comer of sold Lot 1,common with the northeast oomer of Terra Bella,an addition to the City of Westlake,according to the plat thereof recorded in Instrument No.0208375268,said Official Public Records; THENCE South 88'13'10'West,departing the westerly right-of-way of said Sam School Road and along the common line of said Terra Bella, a distance of 375.57 feet to 112 inch iron rod found for cdmar; THENCE South 89°01'11"West,continuing along said common line,passing at a distance of 674.34 feet a 112 inch iron rod with plastic cap stamped"PRECISE LAND SURVEYING'found for the northwest corner of said Terra Bella and continuing along the southerly line of said Lot 1 for a total distance of 1467.40 feet to a metal fence comer post found for the most southerly southwest comer of said Lot 1,same being on the westerly line of Glenwyck Farms,an addition to the City of Westlake,according to the plat thereof recorded in Cabinet A,Slide 5814, said Plat Records; THENCE North 0'20'11"East,along the common line of said Glenwyck Farms and said Lot 1,a distance of 460.52 feet to a 518 inch iron rod with plastic cap stamped"PBS&Y found for the most northerly southeast comer of said Lot 1,common with the northeast comer of said Glenwyck Farms; THENCE South 69°2954"West, continuing along said common line, a distance of 1774.99 feet to a 518 Inch Iron rod found for the most northerly southwest comer of said Lot 1,common with the southeast comer of the aforementioned Granada,Phase 1; THENCE North 0°33'05"West,along the common Iina of said Lot 1 and said Granada,Phase 1,a distance of 1475.13 feet to the POINT OF BEGINNING and containing 62.531 acres c (2,723,851 sq.ft.)of land,more or less. Ordinance 841 Page 6 of 13 EXHIBIT B Planned Development District Number 6 (PD6) Development Standards Section 1 —General A. The purpose of PD6 is for a detached single-family residential development of no more than 61 residential lots. B. The development authorized by this ordinance shall be consistent with the Concept/Development Plan, attached as Exhibit B-1. C. Minor variations to the Concept/Development Plan are hereby permitted subject to the following conditions: 1. The variation must involve a reduction in the total number of residential lots. 2. The variation must include an increase to the total open space provided for the development and shall not include any encroachment into the conservation easement as shown on Exhibit B-2. 3. All other development requirements contained herein shall be met unless specifically noted below; 3. Any request for the variation shall be submitted to the Town Manager or their designee by the developer and shall include any drawings, information and supporting material required by the Town Manager or their designee. 4. Final approval of the variation shall be at the discretion of the Town Manager or their designee. Any denial of the request for variation by the Town Manager or their designee may be appealed as an amendment to this ordinance in the form a rezoning request. No application fee shall be required for an appeal under this section. D. Platting 1. The developer shall submit, and receive approval for, a preliminary site evaluation prior to any land disturbance activities; 2. Prior to the issuance of the notice to proceed, the developer shall submit, and receive approval for: (i) a replat that vacates the portion of the existing Lot 1, Block 3, Westlake/Southlake Park Addition Number One that includes the subject property; and(ii) a replat for the remaining portion of land that includes the existing commercial building within the existing Westlake/Southlake Park Addition Number One. 3. Prior to the final acceptance of public improvements, approval of private streets and release of residential building permits, the developer shall submit, and receive approval for, a final plat, which shall be platted as a single phase. Ordinance 841 Page 7 of 13 4. The final plat noted above shall be recorded with the County Clerk prior to the release of any residential building permits. 5. Prior to the approval of the preliminary site evaluation, the developer shall submit a development agreement for final approval by the Town Council per the requirements of the Code of Ordinances. E. Permitted Uses—The following are permitted principal and accessory uses: 1. Single Family Detached Homes 2. Open Space (including active,passive and conservation areas) 3. Private Streets 4. Public and Private Parks 5. Drainage facilities (including retention and detention ponds) 6. Guard houses 7. Accessory Uses (as authorized in the Town's zoning regulations) F. Homeowner's Association—The development shall be governed by a Homeowner's Association (HOA) that will be responsible for common area maintenance,private street maintenance, front yard maintenance and enforcing the HOA Design Guidelines for the community. Section 2—Lot Dimension and Building Design Standards A. Lot Size: The minimum lot size shall be 10,000 square feet B. Lot Width: The minimum lot width(measured at the front setback line) shall be: 1. 80 feet for standard lots 2. 40 feet for lots on cul-de-sacs and partial cul-de-sacs. 3. Lots on cul-de-sacs and partial cul-de-sacs shall have a minimum 30 feet frontage along the property line/ROW. C. Lot Coverage: The maximum building footprint for a home shall be limited to (i) the lesser of 47% of the entire lot area, or 5,000 square feet for a one-story home and(ii) the lesser of 43%, or 4,500 square feet for a two-story residence. On lots larger than 11,000 square feet, two-story residences may have a maximum footprint of 5,000 square feet. Footprint is defined as all areas that are contained within the ground floor air-conditioned space, garages and covered patios of the main residence (excludes open porches, patios, porte-cocheres, or other unenclosed areas and accessory buildings). D. Minimum House Size: All residences shall contain a minimum of 3,000 square feet of air-conditioned living space. E. Massing: For two-story structures, the second story shall not exceed 50% of the first floor footprint. F. Building Height: The maximum height of two-story structures shall be two and one-half stories or 28 feet measured to the mid-point of the highest sloping roof above existing grade. Lots designated as being limited to a one-story building Ordinance 841 Page 8 of 13 height as shown on the Concept/Development Plan shall be not higher than 18 feet measured to the mid-point of the highest sloping roof above existing grade. G. Building Setbacks: 1. Front yard: 30 feet (20 feet on cul-de-sac and elbow lots) 2. Rear yard: 20 feet 3. Side yard: 10 feet 4. A 10 foot encroachment in the standard front setback is permissible for up to 26 feet of width of the residence. 5. A minimum 100 foot building setback shall be maintained along Solana Blvd. In order to accommodate a reduction in lots per Section 1(C) above, minor deviations in the setback of no more than 50 feet may be allowed per the approval process in Section 1(C). H. Garages: Every house shall have a minimum of three (3) enclosed parking spaces. Garage doors shall be made of sectional wood, or be wood clad, or glass and steel. Garage doors shall be recessed a minimum of six inches from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion. I. Roofs: Roofing materials where visible shall be limited to concrete or clay tile, slate, or standing seam metal. No more than two houses on adjacent lots, fronting on the same street, may have the same type and color roof material. J. Exterior Walls: Exterior walls shall have horizontal and vertical articulation or architectural delineation on all elevations as further detailed in the development design guidelines. K. Design Guidelines: Prior to the approval of the preliminary site evaluation, the developer shall submit final design guidelines for approval by the Town Council that shall be recorded with the private deed covenants, conditions and restrictions. Said guidelines shall be considered and utilized by Town staff in reviewing building permit applications for compliance with the provisions above. Section 3 —Landscaping, Open Space, Tree Preservation and Parkland Dedication A. Landscaping: 1. Landscape beds (including gravel mulch) shall be located along the foundation line of all structures, except where paving is adjacent to the structure, and must extend away from the foundation a minimum of five feet. 2. A minimum of one (1), 3.5 inch caliper tree, shall be planted per 30 lineal feet roadway, one (1) on each side of the street, from an approved hardwood tree list. Existing trees may be utilized to satisfy this requirement. Ordinance 841 Page 9 of 13 3. At the time of building permit issuance, each lot shall plant at least two, 3.5 inch caliper trees from an approved hardwood tree list. If existing native trees are preserved in the front or street-side side yards, they can be utilized to satisfy the tree planting requirement on the lot.\ 4. Prior to the final acceptance of public improvements, the developer shall plant pine trees in the portion of the Solana Boulevard median that is adjacent to the subject property. Said planting shall be in a configuration and size consistent with the median trees planted as part of the Entrada development and shall inspected by the Town Manager or designee for final approval. 5. Landscaping at the entry points into the development shall be consistent with Exhibit B-4. B. Tree Preservation—All protected trees shall require mitigation upon damage or removal except as amended below: I. The following areas are hereby exempt from the requirements for tree mitigation and protection: a. Roadways; b. The residential building envelope; C. The designated driveway area; 2. Within side yard setbacks, any protected tree over 9 inches in diameter shall require pre-approval by the Town Manager or designee. Where a protected tree over 9 inches in diameter is located in a non-exempt area and the home will encroach on more than 25% of the critical root zone, the home shall utilize a floating post-tension steel concrete slab foundation to allow for minimal impact to tree root systems near each building envelope. Said system shall require the final approval of the Town Manager or their designee. 3. Conservation areas: All vegetation, including trees,understory and ground cover, within the designated conservation areas as depicted on Exhibit B-2 shall remain in an undisturbed state at all times. As determined by the Town Manager or their designee, adequate protection mechanisms including but not limited to temporary fencing and/or temporary buffer areas shall be utilized to protect all conservation areas during construction activities. Areas exempted from this requirement include approved trail corridors and public utility mains. Further terms concerning the maintenance of this area may be provided in the development agreement. 4. Open Space areas: All trees located within open space areas shall be preserved with the following exceptions: a. Diseased or damaged trees per the Code of Ordinances; b. Exempted species per the Code of Ordinances; Ordinance 841 Page 10 of 13 C. Any tree less than 3 inches in diameter measured at 4.5 feet above the adjacent grade. d. Trees located in an approved permanent amenity footprint such as bike stations, sport courts, fountains,park buildings, etc. 5. Violations: Mitigation is hereby prohibited for any trees described in Sections 3 and 4 above. Any non-exempt tree removed from any area described in these sections shall constitute a violation of this ordinance. Furthermore, the Town Manager or designee may assess a commensurate civil penalty for each diameter inch removed which may be in the form of required tree replanting, payment into the Town reforestation fund or a combination of both. C. Open Space and Conservation Areas 1. As depicted on Exhibit B-2, land shall be designated and dedicated to the Town, or a private land trust dedicated to the preservation of natural open space as approved by the Town Manager or designee, as a conservation easement. The final plat shall depict the area as a"perpetual conservation easement" and shall contain the following note: "All vegetation, including trees,understory and ground cover, within the conservation easement shown herein shall remain in an undisturbed state at all times, except as authorized by Ordinance XXX". 2. All open space not designated as a conservation easement/area shall be maintained by the HOA. 3. Open space, including conservation easements/areas shall be laid out per Exhibit B-I and B-2. 4. A minimum 100 foot wide open space and tree preservation buffer shall maintained adjacent to and along Solana Blvd. Said area shall be owned and maintained by the HOA. In order to accommodate a reduction in lots per Section I(C) above, minor deviations up to a maximum 50 foot reduction in said buffer width, may be allowed per the approval process in Section I(C). D. Parkland Dedication—Parkland dedication as proposed by the developer in Exhibit B-3 is hereby approved subject to the following conditions: 1. Dedication of the 15-acre southeast hill portion of the development for a public park hereby satisfies the community park requirement as shown on the Parks, Open Space and Trails Plan, thereby satisfying both the parkland dedication requirements of the Code of Ordinances and the recommendations of the Comprehensive Plan. 2. Maintenance responsibilities for the existing, pre-improved state of said property shall be the responsibility of the developer/HOA, which shall be further described in the development agreement described herein. Ordinance 841 Page 11 of 13 Section 4—Fencing A. Solana Boulevard frontage shall have a decorative metal picket fence and entry gates with optional masonry columns and/or panels where screening is necessary on the Solana Boulevard frontage per Exhibit B-4. Said fence shall be located at the northern boundary of the residential lots and open space adjacent to Solana Boulevard and shall be maintained by the HOA. B. All individual lot line fences adjacent to any open space and common areas shall be limited to decorative metal pickets so as to create a more transparent view in the undeveloped forest land. The primary goal for the fencing is to effectively disappear and allow the natural forest land setting to be open to view from all perspectives. C. All homes shall have a back fence comprised of decorative metal picket. Privacy fences comprised of metal picket shall be permitted only on interior side lot lines to provide privacy to outdoor patio and pool areas. Section 5 — Streets, sidewalks/trails, parking and access A. Streets—An SUP is hereby granted for all community streets within PD6, which shall be private and constructed of asphalt with concrete outer bands and/or mountable curbs fronting the lots. Streets shall be no less than 27 feet in width (back of curb to back of curb) including a mountable concrete curb on both sides within a 30 foot private right-of-way. Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town standards and Comprehensive Plan recommendations as well as follow the Town's lighting standards. B. Sidewalks— Sidewalks are required on one side of the streets only. Sidewalks shall be a minimum of five feet in width and shall be composed of concrete, stone, or pavestone. Sidewalks shall be constructed by the homebuilder at the time of new home construction. C. Trails - The internal sidewalk shall tie into the Solana Boulevard public Town Trail via gated connections at both entries. Any public trail construction(outside of the community) shall be a minimum of 6 feet in width, other than the connections to the internal sidewalk which shall be a minimum of 5 feet in width (all identified public trails can be seen on the Concept Plan). The portion of the existing Solana Boulevard public trail that is adjacent to the development may remain as a decomposed granite trail or may be installed as a concrete or asphalt trail, at the option of the developer initially and the option of the HOA ging forward, and shall be maintained by the HOA. D. Parking - To minimize on-street parking and improve emergency access, a minimum of one (1)visitor parking space shall be provided for every two (2) homes and the spaces are generally dispersed across the community. Parking Ordinance 841 Page 12 of 13 space dimensions shall comply with the parking standards contained in the Code of Ordinances. Said parking shall be located within a public parking easement to be shown on the final plat and shall be maintained by the HOA. E. Access—Per Exhibit B-1 two vehicular access points into the development from Solana Blvd. are required. Said intersections shall align with the existing median cuts on Solana Blvd. Entry points into the development from Solana Blvd. shall be consistent with Exhibit B-4. Prior to final acceptance of public improvements, the developer shall construct a westbound left turn lane on Solana Blvd. at the easternmost intersection accessing the development. The final design and construction shall be approved and inspected by the Town Engineer. Section 6—Utilities and Drainage A. Public Utilities—Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall construct all water and sewer system improvements per Town standards. B. Duct Bank-A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The home builder shall tie into the Duct Bank prior to the Final Inspection for the home. C. Stormwater—Stormwater facilities shall be installed by the developer and employ a combination of bio-swales, detention pond(s), and connection to the existing public street storm water system along Solana Blvd.. Final location and design of said facilities shall require the final approval of the Town Engineer. Section 7—Public Art A. As part of the development agreement noted above, the developer agrees to submit a public art plan that generally conforms to the provisions contained in Exhibit B-5 as proposed by the developer. The terms contained in said exhibit may be amended by the development agreement and included in the final plan. SUMMARY OF EXHIBITS: Exhibit B-I —Concept/Development Plan Exhibit B-2—Peripheral Conservation and Open Space Plan Exhibit B-3 —Development Plan and Description by Developer Exhibit B-4—Entryway Exhibits Exhibit B-5 —Public Art Proposal Ordinance 841 Page 13 of 13 � `� � i fit , f..sa ,} f •f '� _ w-j'- to � f C�4v Y [�. J - � 1 P •d `I Ilia Ifill �1 X151 ,y..� a •�M� x�� ,4'( b � r}-"'` ��f Y � C �,f, "'_ f° •'- Y - ,A f 5 a f s �- ! h � The Knolls at Solana` 4 6 s F lbltC-PrellminaryConceptPlan Nrva�3.IDf] _ Peripheral Conservation and Open Space Plan '1116-14 Conservation Area Dedication and Easement Open Space and Future Park Dedication Area* HOA Open Space* ��, - _ tl fir` ,r.V -"" :+•.. yf�_ _� '� �. �• � -.,. To Be Maintained By the HOA fk � ,,' ; Dedicated to the Town of Westlake or a Public Land Trust " �; ft` +: _ � ,' ~■ r k?c.�,� is3 _ ?yam �� or i 1 OF La `'•. r• R ' `- 'r LTla - LSA •L Ir 4 THE KNOLLS AT SOLANA PROPOSED DEVELOPMENT PLAN AND DESCRIPTION PROPOSED PLANNING DISTRICT 6 TOWN OF WESTLAKE This document is intended to be a summary of the key development terms and principles proposed for the development of The Knolls at Solana, a 62.5 acre land parcel that fronts on Solana Boulevard and is located between the Granada residential community and Sam School Road. GENERAL INFORMATION Developer: Wilbow Corporation, Inc. (www.wilbow.com) Community: Gated enclave of 61 custom villa homes walkable to the Solana Urban Center and Larry North Fitness Product Type: Luxury Custom Villa Homes (3,000 to 5,000 square feet) 1 and 2 story massing, 3-car garages Higher security and lower maintenance typologies Home Pricing: Estimated to be$1.2 to $1.7 million Sales Program: Lot sales to local custom home builders with a limited offering to individuals Access: Two entrances from Solana Boulevard located at existing median cuts Community Amenities: Private internal trail network with connections to the Solana Boulevard and Dove Road public Trails Community Fencing: The community's Solana Boulevard frontage will have a decorative metal picket fence and entry gates with optional masonry columns and/or panels where screening is necessary on the Solana Boulevard frontage. The fence shall be located at the boundary of the 100' Solana Boulevard buffer and the development zone. In addition, all individual lot line fences adjacent to the buffer and common areas shall be limited to decorative metal pickets so as to create a more transparent view in the undeveloped forest land. The primary goal for the fencing is to effectively disappear and allow the natural forest land setting to be open to view from all perspectives. PD 1-1-10% Coverage Test: Based on an assumption of 61 homes all at the maximum footprint of 5,000 sf, less an allowance of 850 sf for 3-car garages and 200 sf for a covered patio, or 3,950 sf,the project is estimated to have total cumulative coverage of 240,950 sf against a total land area of approximately 2,722,500 square feet, or 8.85% 1 coverage. It is understood that Blackstone/EOP and the other land owners in PD 1-1 are committed to a cumulative test across PD 1-1 that the coverage will not exceed 10%. COMMUNITY INFORMATION Home Owner Association: The community will be governed by a to-be-established Homeowner's Association ("HOA")that will be responsible for common area maintenance, private street maintenance,front yard maintenance and enforcing the Design Guidelines for the community. Home Builders: An Approved Home Builder program will be established with specific criteria that will limit home building to only approved custom home builders Design Guidelines: A detailed Design Guideline document has been submitted to the Town that will follow the examples set by Vaquero and Granada to ensure a high quality of design and construction of all homes. Architectural Review: An Architectural Control Committee ("ACC")will be established through the HOA/Declarant that has approval authority over house designs prior to submittal for permitting. LOT SPECIFICATIONS Lot Density: 61 residential lots measuring at least 10,000 square feet in area (approximately 80'x 135') or less than 1 lot per gross acre. A Concept Plan is attached for reference. Lot Size: Minimum lot size is 10,000 sf Minimum lot width (measured at the standard front setback line): • 80'for standard lots • 40'for lots on cul-de-sacs and elbows Lots on cul-de-sacs and elbows shall have a minimum 30'frontage along the property line/ROW. Lot Coverage: The maximum footprint for a home shall be limited to (i) the lesser of 47%of the entire lot area, or 5,000 sf for a 1-story home and (ii) the lesser of 43%, or 4,500 sf for a 2-story residence. On certain larger lots, 2-story residences may have a maximum footprint of 5,000 sf. Footprint is defined as all areas that are contained within the ground floor air-conditioned space, garages and covered patios of the main residence (excludes open porches, patios, porte-cocheres, or other unenclosed areas and accessory buildings). 2 HOUSE SPECIFICATIONS Minimum Size: All residences shall be a minimum of 3,000 sf of air-conditioned living space. Massing: For 2-story structures, the 2"d story shall not exceed 50%of the 1St floor footprint. Building Height: The maximum height of 2-story structures shall be two and one-half stories or 28 feet measured to the mid-point of the highest sloping roof above existing grade. Certain lots have been designated as being limited to a one-story building height, or 18 feet measured to the mid-poiont of the highest sloping roof above existing grade. Building Setbacks: Given the relative size of the proposed lots, the following setbacks are proposed: Front: 30 feet at the standard front setback line (20 feet on cul-de-sac and elbow lots) Rear: 20 feet Side: 10 feet A 10' encroachment in the standard front setback is permissible for up to 26' of width of the residence (please see the Lot Dimension exhibits). Garages: Every house shall have a minimum of three (3) enclosed parking spaces. Garage doors shall be made of sectional wood, or be wood clad, or glass and steel. Garage doors shall be recessed a minimum of six inches from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion, and are in a motor court setting. Roofs: Roofing materials where visible shall be limited to concrete or clay tile, slate, or standing seam metal. No more than two houses on adjacent lots, fronting on the same street, may have the same type and color roof material. Exterior Walls: Exterior walls shall have horizontal and vertical articulation or architectural delineation on all elevations. Landscaping: Landscape beds (including gravel mulch) shall be located along the foundation line of all structures, except where paving is adjacent to the structure, and must extend away from the foundation a minimum of five feet. Fences: All homes shall have a back fence comprised of metal picket. Privacy fences comprised of metal picket shall be permitted only on interior side lot lines to provide privacy to outdoor patio and pool areas. Exterior Lighting: All exterior lighting shall be subdued, indirect, and comply with Town ordinances as well as follow Dark Skies Design Guidelines. 3 PARKS AND OPEN SPACE Open Space: Per the Westlake Comprehensive Plan and Future Land Use Plan, approximately 33 acres of the 62.5 acres subject site is designated as open space and/or community park. Per the proposed development plan, approximately 40.8 acres or 65.3%of the gross acreage is set aside as open space or park dedication area. Further, as part of the Tree Mitigation Plan and Parkland Dedication requirement (please see below), approximately 35.6 acres of the open space is proposed to be donated to the Town (or its designee). As part of the donation, there would be requirements for the following: • Public Trail Easement • Private Road Easements (2) • Public and Private Utility Easement • Storm Water Detention Easement • Temporary Construction Easement • Landscape Easement Parkland Dedication: In accordance with Section 82-389 (a) (1) of the Code of Ordinances regarding Land Dedication Requirements for Residential Developments, "Park and recreational areas ... shall be dedicated to the town at a ratio of one acre of park land for every 30 residential dwelling units or prorated portion thereof." Accordingly,the proposed 61 lot density would result in a parkland dedication area of approximately 2.03 acres. As discussed above, approximately 35.6 acres of open space is proposed to be donated to the Town (or its designee)to satisfy both the Parkland Dedication and Tree Mitigation requirements. STREETS, PARKING, SIDEWALKS,TRAILS Streets: All community streets shall be private and constructed of asphalt with concrete outer bands and/or mountable curbs fronting the lots. Proposed that the streets be no less than 27' in width (back to back) including a mountable concrete curb on both sides within a 30' ROW (please see the Lot Dimension exhibits). Visitor Parking: To minimize on-street parking and improve emergency access, a minimum of one (1)visitor parking space shall be provided for every two (2) homes and the spaces are generally dispersed across the community. Street Lights: Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town ordinances as well as follow Dark Skies Design Guidelines. Sidewalks: A variance to the Code of Ordinances is requested to allow for a single sidewalk on one side of the main spine road (sidewalks are normally required on both 4 sides of a roadway for lots of 12,000 square feet or less) within the development, in the general location shown on the Concept Plan. Sidewalk width inside the community will be a minimum of 5'. All sidewalks shall be made of concrete, stone, or pavestone. Trail System: The internal sidewalk will tie into the Solana Boulevard public Town Trail via gated connections at both entries. Any public trail construction (outside of the community) will be a minimum of 6' in width, other than the connections to the internal sidewalk which shall be a minimum of 5' in width (all identified public trails can be seen on the Concept Plan). The portion of the Solana Boulevard public Trail that fronts on the project will be maintained with the existing decomposed granite. UTILITIES Water: Town of Westlake Sewer: Town of Westlake Storm Water: Combination of bio-swales, detention pond(s), and connection to the existing public street storm water system Duct Bank: A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The home builder shall tie into the Duct Bank prior to the Final Inspections or Certificate of Occupancy approval. Development Setbacks: The development plan calls for a concentrated development envelope of approximately 21.7 acres generally centered within the 62.5 acre parcel. Along the Solana Boulevard ROW, a 100' setback is planned. Within the setback, there is likely to be a public utility easement for storm water detention and utility connections. On the property's western (Granada) border, a 150' setback is planned. On the southern border(generally Glenwyck),there will be a varied setback ranging from 150'to over 400' with the majority of the setback set at 300' or more. The eastern portion of the property("Mayor's Hill")to the Sam School Road frontage is not planned to be developed as included in the plan as open space to be donated to the Town (or its designee). 5 TREE MITIGATION Tree Survey: A tree survey of the site was conducted by Kimley Horn in November 2016 through a sampling process approved by Town Staff whereby 10 pre- determined, evenly-spaced, 0.1 acre plots were surveyed. All trees 6-inches in diameter and greater were tagged and counted. DBH ("Diameter Breast Height")was measured according to City of Westlake ordinances. The results of the survey determined that there were approximately 105 Protected Trees per acre on the East Side of the sample area, and approximately 162 Protected Trees per acre on the West side of the sample area. Tree Mitigation: The development plan has been carefully designed to minimize grade and tree disturbance other than for the creation of the private street and utility systems, and a designated building envelope for each lot. On each lot,the developer, lot owner, and home builder will only be allowed to remove trees in the designated building envelope and designated driveway area. In the side setbacks, any tree over 9 inches in diameter must be pre-approved for removal by the Town. Further, builders will be encouraged to use a "floating post-tension steel concrete slab foundation"to allow for minimal impact to tree root systems near each building envelope. A tree mitigation plan is also proposed based on the following initiatives: • Replanting requirements in the common areas and street ROW'S through a formula of caliper inches of approved hardwood trees, or per 30 linear feet of street frontage of the common area • Each lot shall plant at least two 3.5" caliper trees from an approved hardwood tree list. If existing native trees are preserved in the front or street-side side yards,they can be utilized to satisfy the tree planting requirement on the lot. • Donation of approximately 35.6 acres of open space to the Town (or its designee) including an area to be designated as a 100%wildlife natural preserve (non-disturbance classification). This land area encompasses the setback areas that border on Granada, Glenwyck Farms, and Solana Boulevard.The "Mayor's Hill" land area may be improved at the Town's discretion. • Planting of pine trees in the portion of the Solana Boulevard median that fronts the project, in a configuration and size consistent with the proposed Entrada program • Environmental enhancements that may include the following: o Investigating rainwater collection systems that would be encouraged on each home to create a first source irrigation option o Where possible, bio-swale installation to reduce storm water runoff Any additional tree disturbance by a lot owner beyond the designated building envelope (and designated driveway area)will require further tree mitigation based on either a compensating payment based on a $100 per caliper inch 6 formula for protected trees approved for removal by the Town, or replacement tree planting equal to the tree loss. ADMINISTRATIVE Project Consultants: Environmental Alpha Environmental Geotech Alpha Environmental Site Plan Sage Design Group Civil Engineering Kimley Horn Survey Kimley Horn Tree Survey Kimley Horn Market Study Residential Strategies Disclaimer: This Development Plan is not intended to be, and does not constitute, a binding agreement by either party, nor an agreement by either party to enter into a binding agreement, but is merely intended to specify certain of the proposed terms and conditions of a Development Plan or Agreement contemplated herein. 7 NORTH EAST ENTRY SOLANA St VD I PATTERNED I _ . COLURE9` DF&OKATIVE" PAVEMENT 1 EDf5TRIAN _ r LOT 48 ti LOT 47 l r r i q ARTWORr, . LOCATIO14 -- MA HA'5 OF ETAIMING 5TONE5 LOT 25 OPEN- 5PA-GE_ - _ LOT 26 ;M^ r I THE KNOLLS AT SOLANA NORTH WEST ENTRY WALL 6ETWEEN ENTRY GATE5 T f COLORED_ r� DEGORA.- E PAVING PEDE5TRIAN GATE �10PEt�6- SPAC r. 7i LOT 55 r \ ; OPE -',C SPACE 7. LOT 5 SAGE GROUP,INC. S THE KNOLLS AT SOLANA crTv R, � yt -Yg.• SAGE GROUP," ENTRY CONCEPT THE KNOLLS d 0 a AI' SOLANA The Knolls at Solana Public Art Proposal August 2017 Wilbow Corporation is a great believer in public art. Our founder,William Bowness, has a keen interest in art and has amassed one of the largest collections of Australian art that exists today. With the Town of Westlake's renewed commitment to a community public art program, being led by Robin McCaffery of Mesa Design, Wilbow would like for The Knolls at Solana to be an early participant in the public art program. Wilbow proposes the following terms: Donation: Wilbow will make a contribution of$10,000 for public art to the Town of Westlake to be designated toward an outdoor sculpture. Wilbow would welcome matching funds to the extent they are available. Location: At a location within the boundaries of the 62.5 acre parcel, to be selected by either the Town of Westlake Public Art Committee or by Town Council. Wilbow recommends a location in the public-access area of the open space near the Sam School frontage. Competition: Wilbow encourages the concept of a public art competition. The competition should be managed by the Town of Westlake Public Art Committee. Maintenance: To the extent the final artwork will require maintenance, Wilbow recommends the Homeowners Association ("HOA") associated with The Knolls at Solana be required to fund and provide maintenance. Timing: Based on the current development schedule, it is expected that home construction at The Knolls at Solana will commence in early 2019 with first residents expected in late 2019, early 2020. Ideally,the artwork would be complete and installed by the end of 2019. Wilbow funding would occur at time of land development commencement.