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02-26-18 TC Agenda PacketThe Regular Meeting of the Town of Westlake Town Council will begin immediately following the conclusion of the Town Council Work Session but not prior to the posted start time. Mission Statement Westlake is a unique community blending preservation of our natural environment and viewscapes, while serving our residents and businesses with superior municipal and academic services that are accessible, efficient, cost-effective, and transparent. Westlake, Texas – “One-of-a-kind community; natural oasis – providing an exceptional level of service.” Page 1 of 6 TOWN OF WESTLAKE, TEXAS Vision Statement An oasis of natural beauty that maintains our open spaces in balance with distinctive development, trails, and quality of life amenities amidst an ever expanding urban landscape. TOWN COUNCIL MEETING AGENDA February 26, 2018 1500 Solana Boulevard Building 7, Suite 7100 1st Floor, Council Chamber Westlake, TX 76262 Workshop Session: 5:00 p.m. Regular Session: 6:30 p.m. Page 2 of 6 Work Session 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. REVIEW OF CONSENT AGENDA ITEMS FOR THE TOWN COUNCIL REGULAR MEETING AGENDA. 4. REPORTS Reports are prepared for informational purposes and will be accepted as presented. (there will no presentations associated with the report items) There will be no separate discussion unless a Council Member requests that report be removed and considered separately. a. Report regarding the implementation of a Special Events Ordinance to ensure that the necessary safeguards are enforced to protect our community. 5. DISCUSSION ITEMS a. Presentation and discussion on the 2018 Utility Rate Study. b. Standing Item: Presentation and discussion of development projects per Staff report January 2018 including an Entrada report from the Developer and projects in Planned Development PD 3-5. 6. EXECUTIVE SESSION The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.071. Consultation with Attorney (1) when the governmental body seeks the advice of its attorney about: (A) pending or contemplated litigation: Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon, Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs. Town of Westlake b. Section 551.087 Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Maguire Partners-Solana Land, L.P., related to Centurion’s development known as Entrada and Granada c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Page 3 of 6 Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Trophy Club Municipal District No. 1 d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Zoning and the Comprehensive Plan e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Waste (Trash) Ordinance 7. RECONVENE MEETING 8. COUNCIL RECAP / STAFF DIRECTION 9. ADJOURNMENT Regular Session 1. CALL TO ORDER 2. ITEMS OF COMMUNITY INTEREST: Mayor and Council Reports on Items of Community Interest pursuant to Texas Government Code Section 551.0415 the Town Council may report on the following items: (1) expression of thanks, congratulations or condolences; (2) information about holiday schedules; (3) recognition of individuals; (4) reminders about upcoming Town Council events; (5) information about community events; and (6) announcements involving imminent threat to public health and safety. 3. CITIZEN COMMENTS: This is an opportunity for citizens to address the Council on any matter whether or not it is posted on the agenda. The Council cannot by law take action nor have any discussion or deliberations on any presentation made to the Council at this time concerning an item not listed on the agenda. The Council will receive the information, ask staff to review the matter, or an item may be noticed on a future agenda for deliberation or action. 4. CONSENT AGENDA: All items listed below are considered routine by the Town Council and will be enacted with one motion. There will be no separate discussion of items unless a Council Member or citizen so requests, in which event the item will be removed from the general order of business and considered in its normal sequence. a. Consider approval of the minutes from the meeting on January 29, 2018. b. Consider approval of the minutes from the meeting on February 5, 2018. c. Consider approval of Resolution 18-08, Adopting the Building Quality Manual. Page 4 of 6 THE TOWN COUNCIL WILL CONDUCT A JOINT PUBLIC HEARING FOR ITEMS 5 AND 6 LISTED ON THE AGENDA. ITEM 5 WILL BE ACTED ON PRIOR TO ITEM 6. 5. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF ORDINANCE 845, AMENDING THE COMPREHENSIVE PLAN, AMENDING THE LAND USE MAP CONTAINED WITHIN. THE CHANGES ARE LIMITED TO AN APPROXIMATELY 62.53-ACRE PORTION OF LOT 1, BLOCK 3, WESTLAKE/SOUTHLAKE PARK #1, LOCATED ALONG THE SOUTH SIDE OF SOLANA BLVD., WEST OF THE INTERSECTION OF SAM SCHOOL ROAD AND SOLANA BOULEVARD. 6. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF ORDINANCE 846, APPROVING A ZONING CHANGE REQUEST FOR AN APPROXIMATELY 62.53- ACRE PORTION OF LOT 1, BLOCK 3, WESTLAKE/SOUTHLAKE PARK #1, LOCATED ALONG THE SOUTH SIDE OF SOLANA BLVD., WEST OF THE INTERSECTION OF SAM SCHOOL ROAD AND SOLANA BLVD. THE PROPERTY IS CURRENTLY ZONED PLANNED DEVELOPMENT DISTRICT (PD1-1); PROPOSED ZONING: PLANNED DEVELOPMENT DISTRICT (PD6) TO INCLUDE PRIMARILY SINGLE FAMILY RESIDENTIAL USES, INCLUDING A REQUEST FOR APPROVAL OF A CONCEPT PLAN AND DEVELOPMENT PLAN; APPROVAL OF A SPECIFIC USE PERMIT FOR PRIVATE STREETS. 7. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF ORDINANCE 847, AMENDING ORDINANCE 795 (ENTRADA BLOCK I SITE PLAN), FOR AN APPROXIMATELY 1.022-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-2), 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 CORTES DRIVE. 8. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF RESOLUTION 18-09, APPROVING A REPLAT OF BLOCK B AN APPROXIMATELY 70.339-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1- 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 PHASE 1 & 2 OF ENTRADA. 9. CONDUCT A PUBLIC HEARING AND CONSIDERATION OF RESOLUTION 18-10, A REPLAT OF AN APPROXIMATE 1.365-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-2), 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 E. Page 5 of 6 10. EXECUTIVE SESSION The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.071. Consultation with Attorney (1) when the governmental body seeks the advice of its attorney about: (A) pending or contemplated litigation: Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon, Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs. Town of Westlake b. Section 551.087 Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Maguire Partners-Solana Land, L.P., related to Centurion’s development known as Entrada and Granada c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Trophy Club Municipal District No. 1 d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Zoning and the Comprehensive Plan e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Waste (Trash) Ordinance 11. RECONVENE MEETING 12. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS. 13. FUTURE AGENDA ITEMS: Any Council member may request at a workshop and / or Council meeting, under “Future Agenda Item Requests”, an agenda item for a future Council meeting. The Council Member making the request will contact the Town Manager with the requested item and the Town Manager will list it on the agenda. At the meeting, the requesting Council Member will explain the item, the need for Council discussion of the item, the item’s relationship to the Council’s strategic priorities, and the amount of estimated staff time necessary to prepare for Council discussion. If the requesting Council Member receives a second, the Town Manager will place the item on the Council agenda calendar allowing for adequate time for staff preparation on the agenda item. Page 6 of 6 14. ADJOURNMENT ANY ITEM ON THIS POSTED AGENDA COULD BE DISCUSSED IN EXECUTIVE SESSION AS LONG AS IT IS WITHIN ONE OF THE PERMITTED CATEGORIES UNDER SECTIONS 551.071 THROUGH 551.076 AND SECTION 551.087 OF THE TEXAS GOVERNMENT CODE. CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Building 7, Suite 7100, Westlake, TX 76262, February 21, 2018, 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. Town Council Item # 2 – Pledge of Allegiance Texas Pledge: "Honor the Texas flag; I pledge allegiance to thee, Texas, one state under God, one and indivisible." REVIEW OF CONSENT AGENDA ITEMS FOR THE TOWN COUNCIL REGULAR MEETING AGENDA. a. Consider approval of the minutes from the meeting on January 29, 2018. b. Consider approval of the minutes from the meeting on February 5, 2018. c. Consider approval of Resolution 18-08, Adopting the Building Quality Manual. Town Council Item # 3 – Review of Consent Items REPORTS Reports are prepared for informational purposes and will be accepted as presented. (there will no presentations associated with the report items) There will be no separate discussion unless a Council Member requests that report be removed and considered separately. a. Report regarding the implementation of a Special Events Ordinance to ensure that the necessary safeguards are enforced to protect our community. Town Council Item # 4 – Reports estlake Town Council TYPE OF ACTION Workshop - Report Westlake Town Council Meeting Monday, February 26, 2018 TOPIC: Report regarding the implementation of a Special Events Ordinance to ensure that the necessary safeguards are enforced to protect our community. STAFF CONTACT: Richard Whitten, Fire Chief & John Ard, Deputy Fire Chief 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 Exemplary Service & Governance - We set the standard by delivering unparalleled municipal and educational services at the lowest cost. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives Time Line - Start Date: February 26, 2018 Completion Date: March 27, 2017 Funding Amount: Status - N/A Source - N/A EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) The Town of Westlake takes great pride in our public safety and security. Quality policing and emergency service delivery helps the community thrive and is accomplished thru well- established partnerships within the community. As the Town of Westlake continues to grow, it will be imperative that we share our desire to work together and maintain a safe environment. Currently, the Town does not have a Special Events Ordinance, which will become an issue in the future as we continue to experience both residential and commercial development. Over the past several years, the Town has experienced growth that has resulted in an increase in quantity and size of events organized by residents, property owners, and corporate citizens. Historically, staff has managed to work with previous event organizers of special events without any issues. However, we anticipate this will not be the case as Town continues to develop. This will require standardizing the process of managing special events within the Town of Westlake to ensure that public welfare and health is guarded. Special event ordinances provide staff the ability to evaluate events in an effort to mitigate impacts on the general health and welfare of the citizens and property owners. Additionally, the use of public rights-of-ways and Town owned properties need to be managed to ensure availability of resources to facilitate the special event and minimize impacts to the general public. The proposed Special Events Ordinance identifies two types of Special Events: 1) Progressive special event; and 2) special event. Progressive special event means an activity that is not confined to a single location, such as a foot race/walk, bicycle race/ride, marathon, or parade and includes any Special Event criteria. A progressive special event is a Special Event and subject to Special Event requirements. Special Event means a temporary outdoor event or gathering for a common purpose under the direction or control of a person or entity using either private and/or public property that involves one or more of the following activities, except when the activity is for construction purposes only: (a) Closing of a public street; (b) Blocking or restriction of a fire apparatus access road; (c) Blocking or restriction of access to public and/or private property, including public rights-of-way; (d) Sale of merchandise, food, or beverages on public property or on private property where otherwise prohibited by ordinance; (e) Sale of alcoholic beverages on public or private property where otherwise prohibited; (f) Installation of a stage, band shell, trailer, van, portable building, grandstand, or bleachers on public property, or on private property where otherwise prohibited by ordinance; (g) Exceeding 500 persons; and/or (h) Residential social event exceeding 50 persons. The Special Event Ordinance is proposed to maintain effective awareness and control of significant sized events aimed at minimizing the impact on our community. Ordinance XXX Page 1 of 8 TOWN OF WESTLAKE ORDINANCE NO. _______ AN ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS, AMENDING CHAPTER 10 BY ADDING ARTICLE II DIVISION 2 - LICENSE SECTIONS 10-48 THROUGH 10-68 AND ARTICLE III SPECIAL EVENTS, ENACTING PERMIT PROCEDURES, FEES AND REGULATIONS REGARDING SPECIAL EVENTS OR WITHIN THE TOWN; PROVIDING A PENALTY; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION; PROVIDING FOR SEVERABILITY; PROVIDING FOR REPEAL OF CONFLICTING PROVISIONS; PROVIDING A CUMULATIVE CLAUSE; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the Town of Westlake, Texas, (the “Town”) is a General Law Municipality located in Tarrant and Denton Counties, Texas, created in accordance with the provisions of the Texas Local Government Code and operating pursuant to the enabling legislation of the State of Texas; and WHEREAS, the Town Council of Westlake, Texas, finds that special events without proper regulations, may affect the health, safety, and general welfare of the public and may cause imminent destruction of property or injury to persons; and WHEREAS, the Town Council of Westlake, Texas, deems it necessary to enact an ordinance to govern special events within the corporate limits of the Town; and WHEREAS, upon the recommendation of the Westlake Fire-EMS Department, 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 the amendments to Chapter 10 of the Code of Ordinances 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 Town hereby adopts the following procedures and regulations governing special events, by amending Chapter 10 by adding Article II Division 2 - License Sections 10-48 through 10-68 and Article III of the Town of Westlake Code of Ordinances, as amended, is hereby amended as follows. ARTICLE II. DIVISION 2. - LICENSE Secs. 10-48 — 10-68. - Reserved Ordinance XXX Page 2 of 8 ARTICLE III. – SPECIAL EVENTS DIVISION 1. - GENERALLY Sec. 10-69. - Definitions. The following words, terms and phrases, when used in this article, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning: Event sponsor means any person, group of persons, firm, corporation, partnership, or association that organizes, promotes or solicits funds for the organization or promotion of a special event. Issuing officer means the Town Manager or designated representative. Progressive special event means an activity that is not confined to a single location, such as a foot race/walk, bicycle race/ride, marathon, or parade and includes any Special Event criteria. A progressive special event is a Special Event and subject to Special Event requirements. Special Event means a temporary outdoor event or gathering for a common purpose under the direction or control of a person or entity using either private and/or public property, that involves one or more of the following activities, except when the activity is for construction purposes only: (a) Closing of a public street; (b) Blocking or restriction of a fire apparatus access road; (c) Blocking or restriction of access to public and/or private property, including public rights-of-way; (d) Sale of merchandise, food, or beverages on public property or on private property where otherwise prohibited by ordinance; (e) Sale of alcoholic beverages on public or private property where otherwise prohibited; (f) Installation of a stage, band shell, trailer, van, portable building, grandstand, or bleachers on public property, or on private property where otherwise prohibited by ordinance; (g) Exceeding 500 persons; and/or (h) Residential social event exceeding 50 persons. Sec. 10-70. – Criteria of event; minimum standards. (a) Event sponsor shall provide information and proof that shows that the following minimum standards will be met for any special event permitted under this Article: (1) Public Safety. The event sponsor shall provide the following: a. A detailed plan for police, fire, and EMS staffing. b. A detailed plan for traffic control and parking. c. Certain streets within the town may be temporarily closed to limit or exclude vehicular or pedestrian traffic prior to, during or after a special event. An applicant requesting street closure(s) for a special event shall submit for approval a traffic control plan approved by the committee showing the layout Ordinance XXX Page 3 of 8 of all barricades and signs at the time of application. The committee shall consider such request in evaluating the application and may recommend additional or fewer street closures. Some street closures may require consent of businesses and property owners in the adjacent area. Should street closures be approved, the public works department shall supervise the placement of all barricades and signs placed on public streets or on any public rights-of-way. (2) Medical aid station. When required by the fire chief, the event sponsor shall provide one or more medical aid stations, which shall be staffed and include suitable temporary shelter, supplies and equipment, at no cost to the Town. (3) Water supply. The event sponsor shall provide access to a supply of potable water on the site where the event is taking place. (4) Toilet facilities. The event sponsor shall provide toilet facilities and shall arrange for collection and cleaning at intervals of sufficient frequency to prevent the creation of a health hazard or public nuisance. (5) Solid waste facilities. a. The event sponsor shall arrange for solid waste facilities with the waste collection company holding a franchise with the Town. b. All solid waste shall be collected at such frequent intervals as may be necessary to maintain sanitary conditions at the site as determined by the town manager or designee. (6) Food sanitation. All food and beverages sold or furnished shall be in accordance with the standards of the Denton/Tarrant County Health Department. (7) Signage. Signage used in accordance with the event shall comply with the sign regulations of the Town under the provisions for Special Event and promotional signage. Any signs not located on the actual premises where the event is being held shall only be approved upon the issuance of a sign permit from the town manager or designee. Signs advertising the event or directing potential customers to the event site are expressly prohibited from placement in the Town rights-of-way. (8) Tents. Tent Permit documentation shall be included. Any special event which includes the use of a tent/membrane structure (in excess of 400 square feet) shall meet the requirements in the International Building Code and Fire Code. Fire lanes for emergency equipment must be provided and the site prepared in an approved manner as determined by the fire marshal. (9) Alcohol. It is the responsibility of the applicant to obtain Town approval for the possession and consumption of alcoholic beverages during any special event. For special events requiring a permit from the Texas Alcoholic Beverage Commission (TABC), a copy of the state permit shall be required prior to the issuance of a Special Event permit. In accordance with the alcohol provisions in this Code, the town manager or designee shall have the authority to issue a temporary alcohol sales permit in conjunction with a Special Event permit provided all town and state regulations are met. Prior to town manager or designee consideration of the alcohol permit, the police chief or police staff designee shall, notwithstanding any requirements of TABC, determine the amount, if necessary, of police officers required while alcohol is being served. The cost of any required police officers as part of this permit shall be paid in full by the event sponsor prior to issuance of the temporary alcohol sales permit. Commented [RW1]: Must display proof…needs research and verification Commented [RW2]: Add thresholds from Codes Ordinance XXX Page 4 of 8 (10) Fireworks/pyrotechnic displays. Any use of fireworks or pyrotechnic displays must show proof of application for permit from the State Fire Marshal’s office and receive local Fireworks permit meeting the requirements of the International Fire Code issued by t he Town of Westlake fire marshal. (11) Town sponsorship. Should the event be officially sponsored or co-sponsored by the Town, then certain standards of this chapter may be waived as determined by the issuing officer. (12) Lighting. Lighting shall meet the lighting regulations established by the Town, provided; however, that public safety will be of paramount concern and, if necessary for public safety, temporary lighting may be required which would not meet the Town’s lighting regulations. (13) Noise control. Amplifying equipment shall be designed to control the noise level at the perimeter of the site on which the gathering shall take place and not to exceed Town of Westlake noise ordinance requirements. (14) Final site cleanup. The event sponsor shall be responsible for the final site cleanup. The event sponsor or landowner, upon notification by the Town of the existence of any unsanitary conditions shall immediately cause such conditions to be corrected. Section 10-71. – Town Services - Reimbursable costs. (a) Reimbursable Costs. A special event is required to pay for all costs and expenses incurred by the Town for activities associated with staging of the event, including, without limitation, the following: (1) Police protection. (2) Fire protection. (3) Emergency medical services. (4) Utilities services provided to the special event, including all of the costs of installation, maintenance, and connection. (5) Repair, maintenance, and removal of facilities in the event of a failure of promoter. (6) Repair of streets, alleys, sidewalks, parks, and other public property. (7) Garbage disposal and cleanup. (8) Traffic control. (9) Other direct costs associated with the special event. (b) For Town sponsored events, one town department shall not be required to pay a different town department for the above costs. Secs. 10-72 — 10-89. - Reserved. DIVISION 2. – PERMIT Sec. 10-90. - Required. (a) No person may act as an event sponsor of a special event unless a permit has been issued by the Town Council under the provisions of this article. (b) A permit may be issued for a series of events. All requirements must be met for every event. Sec. 10-91. - Application—Filing; contents. (a) An event sponsor desiring to hold a special event shall file a permit application with the issuing officer at least 30 days prior to the first day of the special event. Commented [RW3]: Not to exceed Town of Westlake noise ordinance requirements. Commented [RW4]: Delete item Ordinance XXX Page 5 of 8 (b) The application for a permit under this article must include: (1) The name and address of the event sponsor. (2) A description of the special event site. (3) The name and address of the owner of the place where the special event is to be held and a letter signed by the property owner giving permission to use the property for the special event. (4) The dates and times of the special event. (5) The maximum number of persons that the event sponsor will allow to attend the special event and a statement showing how the event sponsor plans to control the number of persons in attendance at the special event. (6) A description of the nature of the special event. (7) A special event application fee shall be paid in full upon application submittal in accordance to fee schedule. (8) The event sponsor shall provide information which addresses the following: a. Initial set-up times. b. Controlling the number of persons in attendance at the special event. c. Compliance with health requirements regarding food and beverage services, including the provision for potable water. d. Restroom facilities. e. Solid waste collection arrangements. f. The sale of alcoholic beverages and the process for identifying minors attending the event and preventing the consumption of alcohol by minors. g. Clean-up following the event. (9) Public Safety a. The applicant for any special event or progressive special event may be required to provide a public safety plan for the event, and may be required to provide and pay for public safety personnel (police officers and firefighter-EMS personnel) as required. The contents of the public safety plan shall be determined by the anticipated number of attendees at the event. b. A detailed Site Plan indicating proposed vehicle ingress and egress, medical treatment areas, public areas including fences and gates, all temporary structures, management offices, cooking areas, locations of all fuels that will be used and/or stored, including without limitation gas, and whether pyrotechnics or other special effects are planned, c. Traffic control and parking plan, and d. Street closures. (10) Any other information requested by the issuing officer that they may deem necessary in order to consider the permit request. Sec. 10-92. - Insurance, indemnification, surety bond. (a) If an event is to be held on town-owned property, the event sponsor shall furnish the issuing officer with a certificate of insurance complying with minimum standards sufficient to protect town-owned property. (b) The event sponsor for a Special Event permit shall sign an agreement to indemnify and hold harmless the Town , its officers, employees, agents, and representatives against all Ordinance XXX Page 6 of 8 claims of liability and causes of action resulting from injury or damage to persons or property arising out of the special event. (c) The event sponsor ma y be required to post a surety bond in the assurance that the town property is cleaned and returned to the condition prior to the event. The issuing officer shall determine if the need for a bond exists and shall make the appropriate recommendation to the Town Council upon Town Council consideration of the permit. Sec. 10-93. - Same—Hearing. If the application does not meet the requirements, and/or it is determined that the event may have significant community impacts, the issuing officer may deny the permit. The applicant may correct the deficiencies within one week without incurring another permit charge or, at the applicant’s choice; the applicant may appeal the decision of the issuing officer. If the applicant appeals the decision, the matter will be heard by the town manager. If the appeal is denied by the town manager, the applicant may appeal the matter to be heard by the Town Council. If there is an appeal to the Town Council, the time for a hearing before the Town Council on the application for a permit under this article shall occur at the next available council meeting, provided that the next council meeting is at least ten (10) working days after the appeal is filed, in order to provide for preparation of the item and to meet the requirements of the Texas Open Meetings Act. Sec. 10-94. - Town Council approval required for appeal. After the hearing on the appeal for an application for a permit under this article is completed, the Town Council shall grant or deny the permit. Sec. 10-95. - Cash deposit. As a condition precedent to the issuance of a permit under this article, the issuing officer may require the event sponsor to make an additional cash deposit with the Town to provide an adequate fund for the compensation of reimbursable costs and such security personnel as may be required to ensure the physical safety of persons and property of persons in attendance, as well as the persons and property of the community directly affected by the special event. Sec. 10-96. - Contents. A permit, if issued, shall authorize the event sponsor to hold a special event at a specified place and at specified times. Sec. 10-97. - Revocation. At any time without notice, the issuing officer or authorized representative may revoke the Special Event Permit on a finding that the failure to carry out the preparations will result in a serious threat to the health or safety of the community or the persons attending the event. Secs. 10-98 — 10-110. - Reserved. SECTION 3: That this ordinance shall be cumulative of all other town ordinances and all other provisions of other ordinances adopted by the Town which are inconsistent with the terms or provisions of this ordinance are hereby repealed. Ordinance XXX Page 7 of 8 SECTION 4: That any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Town of Westlake Code of Ordinances, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 5: That any person violating any provision of this chapter may be issued a citation and upon conviction thereof, the person shall be deemed guilty of a misdemeanor and punished as provided in subsection 1-9 of the Town of Westlake Code of Ordinances. Each 24- hour period of violation, and each separate act or condition in violation of this chapter, shall constitute a separate offense. SECTION 6: 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. Ordinance XXX Page 8 of 8 SECTION 7: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS _____ DAY OF ____________ 20________. _____________________________ ATTEST: Laura Wheat, Mayor ____________________________ ______________________________ Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney DISCUSSION ITEMS a. Presentation and discussion on the 2018 Utility Rate Study. b. Standing Item: Presentation and discussion of development projects per Staff report January 2018 including an Entrada report from the Developer and projects in Planned Development PD 3-5. Town Council Item #5 – Discussion Items Page 1 of 2 estlake Town Council TYPE OF ACTION Workshop - Discussion Item Westlake Town Council Meeting Monday, February 26, 2018 TOPIC: Presentation and discussion on the 2018 Utility Rate Study. STAFF CONTACT: Jarrod Greenwood, Public Works Director/Assistant to the Town Manager Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Fiscal Responsibility Fiscal Stewardship Exemplary Service & Governance - We set the standard by delivering unparalleled municipal and educational services at the lowest cost. Preserve Desirability & Quality of Life Strategic Initiative Evaluate Services and Determine if Fees are Appropriate Time Line - Start Date: February 26, 2018 Completion Date: February 26, 2018 Revenue Amount: N/A Status - N/A Source - Utility Fund EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) The Town’s current utility rates and structure was adopted at the January 23, 2017 regular Town Council meeting. The purpose of a rate study is to determine whether the Utility Fund is accomplishing full recovery of cost of services while maintaining an appropriate fund reserve balance in accordance with the Town’s adopted Financial Policy. The rate performed by the Town’s Rate Analyst, Mrs. Carolyn Marshall, provides a comprehensive review of historical water/sewer consumption and revenues, capital assets, depreciation, operation and maintenance expenses, debt, and revenues. Several drivers included the proposed Phase 2 Fort Worth water line project, rate changes from our wholesale water and waste water providers, Major Maintenance items like the 0.685 MG Ground Storage Tank Page 2 of 2 repainting, and overall increased operating costs. Historically, Town staff conducted the utility rate studies in late Summer/early Fall with Council adopting new rates in the December/January timeframe. Implementing new rates in the winter months reducing the impact to customers as water usage tends to be lower. RECOMMENDATION N/A ATTACHMENTS N/A – presentation during meeting Development Snapshot January 2018 DENTON COUNTY TARRANT COUNTY CITY OF ROANOKE DENTON COUNTY TARRANT COUNTY CITY OF FORT WORTH TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN OF TROPHY CLUB CITY OF SOUTHLAKE 170 114 377 377 170 114 5 2 3 4 MAP GUIDE 1. Retail Corner 65,72,76,78 Andorra Drive 2. Terra Bella Residential Development 3. Carlyle Court Residential Development 4. Quail Hollow Residential Development 5. Granada Residential Development 6. Project Blizzard Mixed-Use Development 7. Schwab Corporate Campus Office Campus 8. Entrada Block E, I, & J Residential Townhomes 9. Fire/EMS Station Government Facility January 2018 This map is for information purposes only. DEVELOPMENT ACTIVITIES MAP CITY OF SOUTHLAKE CITY OF KELLER LEGEND Subdivision Roads Collector/Arterial Roads Highways Future Traffic Signal Completed Building Site Plan Submitted Building Permit Submitted Building Permit Issued 114 170 6 7 1 9 8 Development Activities Map Table Project No. Project Name Land Use Number of Lots/Units Size Development Status Percent Complete* Estimated Completion 1 Entrada Retail Corner Commercial 4 ~52,000 s.f. Retail Corner and Sales Office building permit issued 10% October 2018 2 Terra Bella Residential 28 54.7 acres 23/28 lots currently developed or under construction 71.43% N/A 3 Carlyle Court Residential 8 10.2 acres 5/8 lots under construction 37.50% N/A 4 Quail Hollow Residential 96 188 acres 1/96 lots under construction 0.51% N/A 5 Granada Phase I Residential 41 85 acres Phase I has 34/41 lots currently developed or under construction. 70.23% N/A Granada Phase II 43 Phase II has 14/43 lots under construction. 16.28% Project Blizzard Mix-Use N/A 53 acres Civils plans approved for construction on Schwab Way N/A N/A 6 Schwab Campus Phase 1 Office 4 buildings 2,600 car garage 1,420,000 s.f. total 33 acres Under construction N/A Fall 2019 7 8 Entrada Block J,I,&E Residential J: 6 units I: 12 units E: 11/14 units J: 3,226 sf ea I: 2,769 sf ea E: 4,500 sf ea Building permits issued for lots on Block E. Block E under construction. Block J & I are ready to issue. 4.50% N/A 9 Fire/EMS Station Government Use N/A 5-acre site Construction expected to begin December. 0% 2019 * % Complete = (#of BP’s x 50%)/Total BP’s + (#CO’s x 50%)/Total CO’s ** Refer to Entrada Development Report for more info January, 2018 Case Number Type Location Description Current Status Resolution Status RP-01-25-18-1 Replat Entrada Block E Replat of Block E Going to P&Z and TC in February Public Hearings scheduled RP-01-25-18-2 Replat Entrada Phase 1 Replat of Block B, Lot 1 Going to P&Z and TC in February Public Hearings scheduled SP-01-08-18 Site Plan NE corner of Solana and Cortes Amended Block I Residential Going to P&Z and TC in February Public Hearings scheduled SP-01-25-18 Site Plan Block A&O Amended Retail Corner / Tower Under staff review Application under review SP-09-15-17 Site Plan Entrada adjacent to restaurant ROW Site plan for wedding chapel and reception hall Awaiting final final DRC revisions and parking plan recommendations Compliance with DRC comments; Public hearing not scheduled SP-12-29-17 Site Plan Block K Entrada Plaza Mayor Awaiting DRC revisions Compliance with DRC comments; Public hearing not scheduled Z-11-17-17 Rezoning Request (R5 to PD) Pearson Lane south of Aspen Lane Rezoning request for approximately 80 residential units on 40 acres currently zoned R5 Under DRC review Compliance with DRC comments; Public hearing not scheduled Z-12-29-17*Rezoning Request (PD1- 1 to PD) South side of Solana Blvd. west of Sam School Rd. Rezoning request for 59 residential units on 62.5 acres currently zoned PD1-1 Going to TC in February; being revised per P&Z comments Public Hearings scheduled Active Planning and Zoning Case Log - January 2018 * This is a new application that seeks approval of a modified concept plan. The orignal request was denied by Council under zoning case Z-06-19-17 on 11/27/2017. The applicant is the original applicant (Wilbow). Lots 7-8 Block E Block J Block I Block I (Piedra Court) SP | Ord 795 | 9-19-16 RP | Ord 794 | 9-19-16 BUILDING LEGEND Site Plan Submitted Site Plan Approved Building Permit Submitted Building Permit Issued Building Completed Gas Well Pad Site SP | Ord 778 | 3-28-16 Plaza Mayór Block P Block M Block C Block H Block G Block F Block L Block A Block O Block D Primrose CVS Block N Amphitheatre SP | Ord 777 | 03-28-16 Restaurant Row SP | Ord 779 | 3-28-16 Block B Block J (Catalonia Court) SP | Ord 783 | 4-25-16 RP | Ord 791 | 8-22-16 Block E (Comillas Court) SP | Ord 837 | 9-11-17 CVS SP | Ord 762 | 12-14-15 FP | Ord 761 | 12-14-15 Primrose SP | Ord 763 | 12-14-15 FP | Ord 761 | 12-14-15 Retail Corner SP | Ord 771 | 2-22-16 RP | Ord 809 | 12-12-16 Town Hall RP | Ord 810 | 12-12-16 Chapel / Reception Hall Block K EXECUTIVE SESSION The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.071. Consultation with Attorney (1) when the governmental body seeks the advice of its attorney about: (A) pending or contemplated litigation: Cause No. 348- 290326-17 - Neil and Janelle McNabnay, Colin and Melanie Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon, Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs. Town of Westlake b. Section 551.087 Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Maguire Partners-Solana Land, L.P., related to Centurion’s development known as Entrada and Granada c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Trophy Club Municipal District No. 1 d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Zoning and the Comprehensive Plan e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Waste (Trash) Ordinance Town Council Item # 6 – Executive Session Town Council Item # 7 – Reconvene Council Meeting COUNCIL RECAP / STAFF DIRECTION Town Council Item # 8 – Council Recap / Staff Direction Town Council Item # 9 – Adjournment Work Session ITEMS OF COMMUNITY INTEREST: Mayor and Council Reports on Items of Community Interest pursuant to Texas Government Code Section 551.0415 the Town Council may report on the following items: (1) expression of thanks, congratulations or condolences; (2) information about holiday schedules; (3) recognition of individuals; (4) reminders about upcoming Town Council events; (5) information about community events; and (6) announcements involving imminent threat to public health and safety.  Town Council Workshop/Meeting Monday, February 26, 2018*; 5:00 pm/6:30 pm Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor  Screenagers Movie Screening – (Recommended for students ages 12 & u p) Wednesday, February 28, 2018, 6:30 pm Harkins Theatre in Southlake - Hosted by WA Board President Mayor Laura Wheat and Presented by WA HOC, WA Counseling, and Town of Westlake - Are you watching kids scroll through life, with their rapid-fire thumbs and a six-second attention span? Come watch this informative documentary, by Physician and filmmaker Delaney Ruston, as she wondered about the impact of all this digital time and the friction occurring in homes and schools around negotiating screen time - friction she knew all too well in her own home. We welcome all Westlake resident parents, grandparents, and students (ages 12 & up) are invited to attend, not matter what school you attend. Reservations are required - Contact Ginger Awtry for further assistance.  Danish & Dialogue with Westlake Academy Leaders Thursday, March 1, 2018; 8:00 – 9:00 am WA Campus-Lee Fieldhouse Classroom - Open to all Westlake & WA parents/grandparents: current or considering; This month’s topic: IB in Action-Discover how an inquiry approach to learning prepares your child for success  Westlake Academy’s 15th Annual 2018 Gallery Night; Hosted by the WA Foundation Saturday, March 3, 2018; 6:00 pm Texas Motor Speedway: -Favorite “Don’t Miss” annual benefit auction, dinner, live music, and dancing for Westlake Academy students and staff; For sponsorship and/or ticket information, visit the WAF website or call the Foundation’s office at 817-490-5722.  Coffee & Conversation with the Mayor/Board President Monday, March 5, 2018; 8:00 – 9:30 am Marriott Solana Hotel – Great Room  Board of Trustees Workshop/Meeting Monday, March 5, 2018*; 5:00/6:00 pm Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor  Joint Town Council & Planning & Zoning Workshop, An Entrada Evening Monday, March 6, 2018*; 6:30 pm Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor -All residents and interested parties are invited to attend this special joint workshop dedicated to Westlake's unique Entrada development. Come hear the latest information about the progress of various sections, see updated architectural renderings of the buildings, learn about the development timeline and upcoming citizen tours, and understand more about the unique design and associated details required in this one-of-a-kind development. Town Council Item # 2 – Items of Community Interest  Northwest Metroport Chamber’s Annual Alliance Development Forum (ADF) Luncheon Friday, March 9, 2018; 11:00- 1:00 pm Texas Motor Speedway Club -Please contact Ginger Awtry to RSVP for tickets via email or at 817-490-5719  Westlake Academy CLOSED for Spring Break Monday, March 12 – Friday, March 16, 2018  Planning & Zoning Workshop/Meeting Monday, March 12, 2018*; 5:00 pm/6:00 pm Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor  Public Art Competition Advisory Committee Meeting Monday, March 19, 2018*; 11:00 – 1:00 pm Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor  Westlake Academy hosts 2018 International Student Leadership Symposium March 20-27, 2018; WA Campus - Over 70 students and sponsors from across the globe will be in Westlake during this week as our community school hosts this year’s international symposium; Many will be staying in Westlake homes and experiencing our Town’s one-of-a-kind warmth and hospitality – thank you! Want more information? Contact WA Executive Director Dr. Mechelle Bryson at mbryson@westlakeacademy.org.  Town Council Workshop/Meeting Monday, March 26, 2018*; 5:00 pm/6:30 pm Westlake Council Chambers, Solana Terrace, Bldg. 7-Suite 7100, First Floor  Westlake Municipal Offices & Westlake Academy CLOSED (if not needed for Bad Weather Make-Up Day) in observance of Good Friday Friday, March 30, 2018 *For meeting agendas and details on WA calendar events or Municipal calendar events, please visit the Westlake Academy website or the Town of Westlake website for further assistance. CITIZEN COMMENTS: This is an opportunity for citizens to address the Council on any matter whether or not it is posted on the agenda. The Council cannot by law take action nor have any discussion or deliberations on any presentation made to the Council at this time concerning an item not listed on the agenda. The Council will receive the information, ask staff to review the matter, or an item may be noticed on a future agenda for deliberation or action. Town Council Item # 3 – Citizen Comments CONSENT AGENDA: All items listed below are considered routine by the Town Council and will be enacted with one motion. There will be no separate discussion of items unless a Council Member or citizen so requests, in which event the item will be removed from the general order of business and considered in its normal sequence. a. Consider approval of the minutes from the meeting on January 29, 2018. b. Consider approval of the minutes from the meeting on February 5, 2018. c. Consider approval of Resolution 18-08, Adopting the Building Quality Manual. Town Council Item # 4 – Consent Agenda Town Council Minutes 01/29/18 Page 1 of 9 MINUTES OF THE TOWN OF WESTLAKE, TEXAS TOWN COUNCIL MEETING January 29, 2018 PRESENT: Mayor Laura Wheat and Council Members Michael Barrett, Alesa Belvedere, Carol Langdon, Rick Rennhack and Wayne Stoltenberg ABSENT: OTHERS PRESENT: Town Manager Tom Brymer, Assistant Town Manager Amanda DeGan, Town Secretary Kelly Edwards, Town Attorneys Stan Lowry and Cathy Cunningham, Fire Chief Richard Whitten, Deputy Fire Chief John Ard, Director of Planning & Development Ron Ruthven, Building Official Pat Cooke, Director of Public Works Jarrod Greenwood, Development Coordinator Nick Ford, Director of Finance Debbie Piper, Director of Facilities & Parks Troy Meyer, Director of Communications Ginger Awtry, Communications Manager Jon Sasser, and Director of Human Resources and Administrative Services Todd Wood. Work Session Mayor Wheat moved to the regular session at 6:57 p.m. 1. CALL TO ORDER Mayor Wheat called the work session to order at 7:46 p.m. 2. PLEDGE OF ALLEGIANCE Mayor Wheat led the Pledge of Allegiance to the United States and Texas flags. Town Council Minutes 01/29/18 Page 2 of 9 3. REVIEW OF CONSENT AGENDA ITEMS FOR THE TOWN COUNCIL REGULAR MEETING AGENDA. No additional discussion. 4. REPORTS a. Report of Quarterly Financial Dashboard and Analysis as well as Capital Projects for the Quarter ended December 31, 2017. b. Report for the 1st Quarter Performance Measures for the Fiscal Year ending September 30, 2018. Assistant Town Manager DeGan provided an overview of the Performance Measures as presented. Director Ruthven provided additional information regarding permit fee revenue as presented in the Quarterly Dashboard. 5. DISCUSSION ITEMS a. Presentation and discussion by Westlake Public Art Competition Advisory Committee Representatives regarding status of Public Art Request for Proposal process and work to date since the committee’s appointment. Mr. Russell Tether and Mr. Robin McCaffery provided a presentation and overview of request for proposal. Discussion ensued regarding the funding of the honorarium, recognition of person or persons donating the honorarium, location and style of art, emerging artists, number of submissions, installation costs, artist profit, raising money, and next steps. b. Presentation and discussion of Chapter 46, Article VI, Tobacco Products, Smoking, and E-Cigarettes. Director Greenwood provided a historical overview of this item. Discussion ensued regarding smoking outside private clubs, becoming a non- smoking municipality, implementation, and enforcement. Council Member Langdon read two letters from residents who support creating a non-smoking ordinance. Town Council Minutes 01/29/18 Page 3 of 9 c. Presentation and discussion regarding the potential adoption of a Unified Development Code (UDC) for the Town of Westlake. Director Ruthven and Coordinator Ford provided a presentation and overview of the proposed UDC. d. Standing Item: Presentation and discussion of development projects per Staff report December 2017 Entrada report from the Developer and projects in Planned Development PD 3-5. Director Ruthven provided a presentation and overview of development projects. Discussion ensued regarding the follow projects: Entrada: Stone on the sales office, retail corner, reviewing new elevations of the tower, engineering of the tower, tracking commercial vs residential, condominiums, public improvements, pedestrian bridge, and filling the canal. Charles Schwab: Road in the campus, and tower cranes on site. Signal light at Davis Boulevard/FM 1938 and Dove Road. Adding Future development the report. 6. EXECUTIVE SESSION The Council convened into executive session at 9:26 p.m. The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.071. Consultation with Attorney (1) when the governmental body seeks the advice of its attorney about: (A) pending or contemplated litigation: Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon, Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs. Town of Westlake b. Section 551.087 Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of Town Council Minutes 01/29/18 Page 4 of 9 a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Maguire Partners-Solana Land, L.P., related to Centurion’s development known as Entrada and Granada - Project Blue Water - Project Eagle Powers c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Trophy Club Municipal District No. 1 d. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Water contract e. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Solana Public Improvement District’s Service and Assessment Plan f. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Zoning and the Comprehensive Plan g. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Waste (Trash) Ordinance 7. RECONVENE MEETING Mayor Wheat reconvened the meeting at 9:50 p.m. 8. COUNCIL RECAP / STAFF DIRECTION Staff to move forward with composing a non-smoking ordinance for review. 9. ADJOURNMENT Mayor Wheat adjourned the work session at 9:50 p.m. Regular Session 1. CALL TO ORDER Mayor Wheat called the regular session to order at 6:57 p.m. Town Council Minutes 01/29/18 Page 5 of 9 2. ITEMS OF COMMUNITY INTEREST: Mayor Wheat read a proclamation recognizing and honoring Mr. Shane Massey for his heroic life-saving actions provided to Mr. Jon White. Director Awtry provided an overview of the upcoming events. 3. CITIZEN COMMENTS: No one addressed the Council. 4. CONSENT AGENDA: a. Consider approval of the minutes from the meeting on December 11, 2017. b. Consider approval of the minutes from the meeting on January 8, 2018. c. Consider approval of Resolution 18-01, Appointing new members to the Public Art Competition Advisory Committee board. d. Consider approval of Resolution 18-02, Appointing a new member to the Historical Preservation Society board. e. Consider approval of Resolution 18-03, Authorizing the Town Manager to execute a lease with Frontier to utilize town owned telecommunications conduit (Ductbank) to serve the Quail Hollow Residential development. f. Consider approval of Resolution 18-04, Authorizing the Town Manager to enter into an agreement with Terracon Consulting Engineers for construction materials testing and observation services for the Westlake Fire-EMS Fire House 1 project and authorize town staff to make funding changes not to exceed $25,000 on this project. g. Consider approval of Resolution 18-05, Authorizing the Town Manager to enter into an agreement with Precision Landscape Management to provide Landscaping service for the center median and the east side of FM 1938/ Davis Boulevard and to the north of Dove Road. Town Manager Brymer provided an overview of item c on the consent agenda. MOTION: Council Member Belvedere made a motion to approve the consent agenda. Council Member Stoltenberg seconded the motion. The motion carried by a vote of 5-0. Town Council Minutes 01/29/18 Page 6 of 9 5. CONDUCT A PUBLIC HEARING REGARDING THE LEVY OF ASSESSMENT WITHIN THE TOWN OF WESTLAKE SOLANA PUBLIC IMPROVEMENT DISTRICT, COMMONLY KNOWN AS ENTRADA DEVELOPMENT FOR IMPROVEMENT PROJECT B, THE PUBLIC PARKING GARAGE, IN THE AMOUNT OF $2,425,000. Mrs. Mary Petty and Mr. Abdi Yassin, MuniCap, provided an overview of the proposed assessment for Project B. Discussion ensued regarding the payments of the assessments, revisions made to the document, assessment map, item 7 regarding the reimbursement agreement, status and cost of the building permits, and surface parking. Mayor Wheat opened the public hearing. No one addressed the Council Mayor Wheat closed the public hearing. 6. DISCUSSION AND CONSIDERATION ORDINANCE 843, ACCEPTING AND APPROVING AN ANNUAL SERVICE PLAN UPDATE – ASSESSMENT PART B AND ASSESSMENT ROLLS FOR THE SOLANA PUBLIC IMPROVEMENT DISTRICT OF THE TOWN OF WESTLAKE. No additional discussion. MOTION: Council Member Stoltenberg made a motion to approve Ordinance 843. Council Member Barrett seconded the motion. The motion carried by a vote of 5-0. 7. DISCUSSION AND CONSIDERATION OF RESOLUTION 18-06, AUTHORIZING THE MAYOR TO ENTER INTO A REIMBURSEMENT AGREEMENT WITH THE DEVELOPER OF TOWN OF WESTLAKE SOLANA PID, COMMONLY KNOWN AS ENTRADA DEVELOPMENT FOR CONSTRUCTION OF IMPROVEMENT PROJECT B, THE PUBLIC PARKING GARAGE, IN THE AMOUNT OF $2,425,000. No additional discussion. MOTION: Council Member Belvedere made a motion to approve Resolution 18-06. Council Member Rennhack seconded the motion. The motion carried by a vote of 5-0. Town Council Minutes 01/29/18 Page 7 of 9 8. DISCUSSION AND CONSIDERATION OF ORDINANCE 844, AMENDING CHAPTER 62, PLANNING, ARTICLE III, BY ADDING SEC. 62-58 COMPREHENSIVE PLAN IMPLEMENTATION, PROVIDING CLARIFICATION OF ZONING APPLICATION REQUIREMENTS THAT REQUIRE THE APPLICANT TO DEMONSTRATE COMPLIANCE WITH THE COMPREHENSIVE PLAN. Director Ruthven provided a presentation and overview of the item. Discussion ensued regarding the effect on future developments and the future adoption of a Building Quality Manual. MOTION: Council Member Stoltenberg made a motion to approve Ordinance 844. Council Member Langdon seconded the motion. The motion carried by a vote of 5-0. 9. DISCUSSION AND CONSIDERATION REGARDING THE APPOINTMENT OF A MEMBER AND THE APPOINTMENT OF AN ALTERNATE MEMBER TO THE PLANNING & ZONING COMMISSION. Town Manager Brymer provided a presentation and overview of the item, including information on a current Commissioner moving out of Westlake Discussion ensued regarding the possible appointment of an alternate member, having residents serve, filing any vacant alternate member seats, and Mrs. Joyce Baker serving as an alternate Commissioner. MOTION: Council Member Rennhack made a motion to approve the appointment of Alternate Commissioner Kraska to serve as a Planning & Zoning Commissioner. Council Member Langdon seconded the motion. The motion carried by a vote of 5-0. Staff will advise Mr. Kraska on his duties and provide additional information to Mrs. Baker regarding the Commission. 10. EXECUTIVE SESSION The Council did not convene into executive session. The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.071. Consultation with Attorney (1) when the governmental body seeks the advice of its attorney about: (A) pending or contemplated litigation: Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and Town Council Minutes 01/29/18 Page 8 of 9 Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon, Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs. Town of Westlake b. Section 551.087 Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Maguire Partners-Solana Land, L.P., related to Centurion’s development known as Entrada and Granada - Project Blue Water - Project Eagle Powers c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Trophy Club Municipal District No. 1 d. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Water contract e. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Solana Public Improvement District’s Service and Assessment Plan f. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Zoning and the Comprehensive Plan g. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Waste (Trash) Ordinance 11. RECONVENE MEETING 12. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS. 13. FUTURE AGENDA ITEMS: No additional discussion required. Town Council Minutes 01/29/18 Page 9 of 9 14. ADJOURNMENT There being no further business before the Council, Mayor Wheat asked for a motion to adjourn the meeting. MOTION: Council Member Rennhack made a motion to adjourn the meeting. Council Member Langdon seconded the motion. The motion carried by a vote of 5-0. Mayor Wheat adjourned the meeting at 7:46 p.m. Mayor Wheat then moved to the Work Session. APPROVED BY THE TOWN COUNCIL ON FEBRUARY 26, 2018. ATTEST: _____________________________ Laura Wheat, Mayor _____________________________ Kelly Edwards, Town Secretary Joint Trustee & Town Council Minutes 02/05/18 Page 1 of 3 MINUTES OF THE TOWN OF WESTLAKE, TEXAS BOARD OF TRUSTEE AND TOWN COUNCIL JOINT MEETING February 5, 2018 PRESENT: Mayor Laura Wheat and Council Members Alesa Belvedere, Rick Rennhack and Wayne Stoltenberg ABSENT: Michael Barrett and Carol Langdon OTHERS PRESENT: Town Manager Tom Brymer, Town Secretary Kelly Edwards, Town, Director of Planning & Development Ron Ruthven, Public Works Director Jarrod Greenwood, Director of Finance Debbie Piper, Director of Facilities & Parks Troy Meyer, Director of Communications Ginger Awtry, Communications Manager Jon Sasser, PYP Principal Rod Harding, PYP Assistant Principal Beckie Paquin, Secondary Principal Stacy Stoyanoff, Secondary Asst. Principal Jennifer Furnish, Director of Finance Debbie Piper, and Finance Clerk Marlene Rutledge. Regular Session 1. CALL TO ORDER Mayor Wheat called the regular session to order at 6:15 p.m. Joint Trustee & Town Council Minutes 02/05/18 Page 2 of 3 2. DISCUSSION AND CONSIDERATION OF RESOLUTION 18-07, AUTHORIZING THE TOWN MANAGER TO ENTER INTO AN AGREEMENT WITH GREEN SCAPING TO COMPLETE PHASE II OF THE OUTDOOR LEARNING STATIONS WHICH INCLUDES THE MATH & SCIENCE PLAZA AND AUTHORIZE THE TOWN MANAGER TO MAKE FUNDING CHANGES NOT TO EXCEED $25,000.00 ON THIS PROJECT. Director Meyer provided an overview of the item. Discussion ensued regarding the final cost of $171,799.00 and possible summer Math camps utilizing the learning stations. MOTION: Council Member Stoltenberg made a motion to approve Resolution 18-07. Council Member Belvedere seconded the motion. The motion carried by a vote of 3-0. 3. ADJOURNMENT There being no further business before the Council, Mayor Wheat asked for a motion to adjourn the meeting. MOTION: Council Member Rennhack made a motion to adjourn the meeting. Council Member Belvedere seconded the motion. The motion carried by a vote of 3-0. Work Session 1. CALL TO ORDER Mayor Wheat called the work session to order at 6:25 p.m. 2. PRESENTATION AND DISCUSSION REGARDING WESTLAKE POLICE SERVICES AND WESTLAKE ACADEMY SECURITY INCLUDING RECOMMENDATIONS RELATED TO WESTLAKE ACADEMY SECURITY. Town Manager Brymer provide an overview of the item. Keller Police Chief Mike Wilson provided a presentation and overview of the services provided to the Town of Westlake. Discussion ensued regarding calls for service, renewing the contract, fixed costs for a police department, allocation of resources, Keller’s Crime Control District, providing the cost per call, the number of officers using the proposed sub-station, collaborative training, and communicating this information to parents. Joint Trustee & Town Council Minutes 02/05/18 Page 3 of 3 3. PRESENTATION AND DISCUSSION REGARDING A DRAFT SCOPE OF SERVICES AND REQUEST FOR PROPOSALS FOR POTENTIAL UPDATE OF THE WESTLAKE ACADEMY CAMPUS MASTER PLAN. Town Manager Brymer and Director Meyer provided a presentation and overview of the item. Discussion ensued regarding sharing classrooms, lab space, portable buildings, increasing the number of Westlake residents, enhancing the educational opportunities, Athletics, attrition, facilitating the architect/builder discussion, and public-private opportunities. 4. EXECUTIVE SESSION The Council did not convene into executive session. The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Sec. 551.076. Deliberation Regarding Security Devices or Security Audit to deliberate: (1) the deployment, or specific occasions for implementation, of security personnel or devices; or (2) a security audit. 5. RECONVENE MEETING 6. BOARD-COUNCIL RECAP / STAFF DIRECTION Staff discussion and Board Retreat to discuss planning for the next 5 to 10 years. 7. ADJOURNMENT Mayor Wheat adjourned the work session at 9:07 p.m. APPROVED BY THE TOWN COUNCIL ON FEBRUARY 26, 2018. ATTEST: _____________________________ Laura Wheat, Mayor _____________________________ Kelly Edwards, Town Secretary estlake Town Council TYPE OF ACTION Regular Meeting - Action Item Monday, February 26, 2018 TOPIC: Consideration of Resolution 18-XX adopting The Building Quality Manual. STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Mission: Westlake is a unique community blending preservation of our natural environment and viewscapes, while serving our residents and businesess with superior municipal and academic services that are accessible, efficient, cost- effective, & transparent. Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Update Development Regulations EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) This item involves the final phase of adoption concerning a proposed policy presented to the Planning and Zoning Commission on September 18, 2017 and to the Town Council on December 11, 2017. The first phase was executed on January 29, 2018 with approval of Ordinance 844 adopting a development policy that applies to new residential rezoning requests. Ordinance 844 amended Chapter 62 of the Code of Ordinances by adding the following language: “Sec. 62-58. – Zoning requests involving new residential developments - plan review/development request processing. Notwithstanding any other provisions contained in Article III, the following policy shall serve as a review template to Town staff for any proposed development that meets the criteria contained specifically in this subsection. In order to more effectively analyze compliance with the comprehensive plan and ensure its effective implementation, for any rezoning request involving any zoning change to a zoning category, including PD zoning, that includes a residential use wherein the proposed zoning yields the ability to produce a higher density of residential units at or above the current zoning of the property and/or involves a rezoning from a non-residential use to a residential use, the following standards must be met upon the submittal of an application for a change of zoning: (1) The proposed zoning shall be to a PD district as defined in the zoning regulations; (2) The proposed zoning application shall, at a minimum, include the following: a. Water and sewer utility service plan that demonstrates an acceptable level of service from Town owned water utilities; b. A stormwater management and infrastructure plan; c. Traffic impact analysis and access control plan; d. Landscaping/Open space/trail plan; e. Tree mitigation plan; f. Detailed proposed design standards generally demonstrating compliance with all building standards of the Town, including the Building Quality Manual, adopted by separate resolution, along with any other adopted design policies and requirements applicable to the proposed development; g. A written analysis and demonstration of compliance with Comprehensive Plan recommendations including the housing recommendations contained in the Land Use Plan and the Housing Plan; h. A transfer of development intensity (TDI) proposal (if applicable); i. If any waivers and/or deviations from this policy, the Comprehensive Plan or the Code of Ordinances are proposed, a detailed explanation of each waiver/deviation is required. (3) No application for a zoning change, as applicable to this policy, shall be processed for consideration until the requirements of this policy are met.” As highlighted above, adoption of the Building Quality Manual completes this process. The proposed policy requires that a new development application generally demonstrate compliance with the Building Quality Manual, which was produced by Mesa Planning and was presented to both the Commission and Council on the dates noted above. The purpose of the manual is to serve as a policy document, which will be utilized by developers, builders and staff as part of a new development proposal. Eventually, whenever a development receives final approval, the policy recommendations contained in the manual will serve as a nexus between the final development requirements contained in the approving ordinance and design guidelines, and the recommendations contained in the 2015 Comprehensive Plan. SUMMARY AND RECOMMENDATION Staff recommends approval of the policy. 1. Resolution 18-XX Resolution 18-08 Page 1 of 2 TOWN OF WESTLAKE RESOLUTION NO. 18-08 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS, ADOPTING A BUILDING QUAILTY MANAUAL. WHEREAS, on March 2, 2015, the Town Council adopted a Comprehensive Plan (the Forging Westlake 2015 Comprehensive Plan); and WHEREAS, on March 27, 2017 the Town Council adopted Section 62, Article III- Implementation of the Comprehensive Plan, Westlake Code of Ordinances; and WHEREAS, on January 29, 2018 the Town Council amended Section 62, Article III by adding a new section (Section 62-58) which includes a requirement that applicable development proposals should include “detailed proposed design standards generally demonstrating compliance with all building standards of the Town, including the Building Quality Manual, adopted by separate resolution, along with any other adopted design policies and requirements applicable to the proposed development”; and WHEREAS, pursuant to Section 62-58 of the Code of Ordinances, the Building Quality Manual shall serve as a compendium of guidelines applicable only to new development requests as further described in said section; and WHEREAS, the Building Quality Manual provides to the Town an additional resource for ensuring development compliance and consistency with the Comprehensive Plan and other related development policies adopted by the Town; and WHEREAS, the Town Council finds that the passage of this Resolution is in the best interest of the citizens of Westlake. NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That, all matters stated in the Recitals hereinabove are found to be true and correct and are incorporated herein by reference as if copied in their entirety. SECTION 2: That the Town of Westlake Town Council does hereby approve The Building Quality Manual, attached as Exhibit “A”, Town of Westlake Economic Development Incentive Policy and directs the Town Manager to immediately submit an Economic Development Agreement to the Town Council consistent with the terms of this policy. Resolution 18-08 Page 2 of 2 SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions hereof and the Council hereby determines that it would have adopted this Resolution without the invalid provision. SECTION 4: That this resolution shall become effective from and after its date of passage. PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY, 2018. ATTEST: _____________________________ Laura L. Wheat, Mayor ____________________________ ______________________________ Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney .     Westlake Building Quality Manual    Standards and Guidelines for quality and endurance in the Design and  Construction of Westlake’s Built Fabric                        MESA‐Planning  February 26, 2018  JOHN RUSKIN: When we build, let us think we build forever. Let it not be for present delight nor for present use alone. Let it be such work as our descendants will thank us for; and let us think, as we lay stone on stone, that a time is to come when those stones will be held sacred because our hands have touched them, and that men will say, as they look upon the labor and see the wrought substance of them, “SEE THIS OUR FATHER DID FOR US.” Page 1 of 58 .             INTRODUCTION  This manual is intended to provide measurable benchmarks that clearly present the Town of Westlake’s  expectations for the design, materials, and workmanship of both residential and non‐residential  construction. This Building Quality Manual is a guide only and is separate from applicable Building  Codes, that address  matters more directly related to life safety and is also separate from other existing  building and  development ordinances of the Town. Therefore, this manual is meant to supplement  these other  building and development codes and clearly present the Town’s goals in regard to building  quality.  Building Quality is defined to mean the integrity of design as well as the endurance of what is  constructed and the expression of those visual qualities of construction that are consistent with  an  attractive community. Therefore, these standards describe a minimum quality of construction sought by  the  Town.  However, these standards are not meant to limit, in any way, a contractor’s employment of  higher quality standards or an architect’s creativity and ingenuity in design. More specifically, the goals  for  this Building Quality Manual are to:   Maintain the quality and continuity of the visual environment of the Town, protect the general  welfare, and ensure that the Town’s appearance, character, and economic well‐  being are  preserved through minimum design and building quality standards.   Encourage creativity, imagination, innovation, variety in architectural design and building  composition by challenging the design component of any project to greater compositional  intent.   Preserve the unique heritage, history, and architectural character that evolves over time and  reflects the aggregate identity of Westlake within the highway 114 corridor.   Reinforce and support the integration of design and development with the natural systems of  Westlake’s environment as well as with the pedestrian and vehicular movement of its citizens.   Promote harmony in the physical relationship between the otherwise autonomous projects that  constitute the built fabric of the Town.  Thus, this is a continually evolving document and may be expanded and/or amended as new issues are  realized and deliberated.  This document is divided into 5 sections as described below which collectively address matters from  design to construction.  The sections are:  Section 1: Principals of Design  This Section addresses the general approach to architectural composition and internalization of natural  relationships and character.  Section 2: Principals of Development Planning  This Section addresses the internalization of natural systems and recognition of natural features as well  as accommodation of pedestrian movement, connection with the “Town”, and the mitigation of building  service intrusions.  Page 2 of 58 .         Section 3: Residential Construction Quality Standards  This Section addresses building materials, techniques, and workmanship related to residential  construction.  Section 4: Non‐residential Construction Quality Standards  This Section addresses building materials, techniques, and workmanship related to non‐residential  construction.  Section 5: Landscaping  This Section address basic aspects of landscape that moves landscaping toward more naturalistic forms  and more indigenous plan materials and away from ornamentation generally.  Page 3 of 58 .  Organization of openings relative to mass 4         SECTION 1: PRINCIPALS OF DESIGN  This section sets forth the desired considerations that  the Town would like to be taken into account  during the design  process and expresses the desired outcome of that process. The standards below  address the scope of  consideration as well as the object of consideration in the approach to building  design.  The purpose is  to promote a compositional integrity, continuity with the Town identity, and  integration of nature/  natural systems and/or features. More specifically, these standards are:  Standard 1: Visual continuity with the Town   The design of any structure within Westlake should further define the context in which the  structure in conjunction with other associated structures, will reside, to establish key attributes  of that context (which are characteristic of its appearance), and the manner in which the design  being formulated will work to perpetuate or compliment those attributes. When the structure is  a single‐family residential structure style repetition in close proximity is discouraged. However,  other attributes of continuity (such as massing, complexity, and proportion) are to be  considered.        The design of any structure within Westlake will maintain a relation to the public areas as  established by other development of the Town context as well as maintain, as a minimum, the  level of ground plane enrichment and amenity as is characteristic of the context. Such design  should consider continuation of the ground plane enrichment/ amenity as a means of  overcoming project segmentation of the Town fabric.    Standard 2: Integrity of Holistic Composition   The exterior design of any structure in Westlake should, in its totality, comprise an overall  visual  pattern that expresses an intentional relationship between the elements of form.   The elements of form that comprise a building design should derive from a common  justification  (e.g. function or proportion) that transcends ornamentation.  Page 4 of 58 .  5         Standard 3: Tension, Balance, Symmetry, and other Compositional Relationships   The visual pattern associated with the design of any structure in Westlake should allow the  imposition of a compositional structure that lays across the design and touches its key elements  of expression. This structure includes but is not limited to:  o Regulating lines that organize the elements of the elevation in space. These connections  in composition communicate the relationship of form elements intended by the  architect. See Diagram 3 and 4 below.  o Proportioning systems that establish an order of relationship. Proportion is the  relationship between 2 ratios (window height to width in relation to building height to  width). Proportion is often derived from natural relationships.  o Hierarchies that place elements in their ascending or descending relationship expressed  from dominant to subordinate.          Standard 4: Integrity of Styling Derived from Tradition   Features of traditional style were typically  derived from solutions to construction details that  were ceremonially continued as style (and/or  principals of style) in an effort to preserve the body  of knowledge. Therefore, traditional styling, when  used, should not be reduced to simple ornament,  but derived in a manner consistent with tradition or  interpreted in a manner that fully recognizes that  tradition and its principles.   Features of traditional style were, of necessity,  structurally appropriate in their proportion and  dimension.  Therefore, traditional styling should  comport with the historic proportional and  dimensional characteristics of the stylistic feature.  The Old Way of Seeing  Page 5 of 58 .  6         Standard 5: Articulation of Closure Details   Closure details (at openings, corners, roof/wall junctures, and horizontal offsets) are areas  where design solutions contribute to the detailed appearance of an elevation.  Therefore, the  design of buildings in Westlake should consider closure details as an opportunity for crafted  articulation.        Standard 6: Façade Integrity   The Town of Westlake seeks to promote architecture that expresses a relationship between plan  and elevation.  Therefore, design approaches which seek to decorate a space plan derived  independent of the design in elevation is discouraged. A proper relationship of plan to elevation  requires that internal functions influence and inform the form of the mass and articulation of  that form in design. Where the style portrayed is characterized by aspects of form, that form  should influence the internal arrangement of space.   Standard 7: Holistic visual treatment of structure   The Town of Westlake seeks to eliminate the architectural phenomenon common to most  suburban developments, wherein the street facing façade is recipient of the full investment in  style articulation and the other facades are given much lesser treatment.  The Town of Westlake  discourages such “façade‐ism” and promotes consistent treatment of style on all elevations of a  structure. This is referred to a “4‐sided architecture”.  Standard 8: Integration and Expression of the Indigenous Landscape   Westlake is characterized by its complex and varied landscape. Therefore, the design of any  building in Westlake should make every effort to accommodate the character, profile, and  natural mosaic of the indigenous landscape.  Such design will avoid massive grading and seek to  accommodate grade change within the architectural skin of the structure, thereby establishing a  stronger relationship between the building and the ground upon which it sits.   Where possible, the building design should accommodate and preserve natural drainage patterns.   Where reasonable, the building design should avoid retainage structures set apart from the  architectural envelope or set apart from the extensions thereof (e.g. terraces) The intent is to  Page 6 of 58 .  7         avoid excessive physical expression of “land development” and/or the preparation of “lot pads”  independent of the architecture.       Standard 7: Protection of Unique Landforms and Plant Communities   The Town of Westlake is distinguished by its land promontories (landmark landforms) that sit at  the break between Westlake’s upland and lowland areas.  In addition, the complex ground  configuration has nurtured distinctive and mature Post Oak, Live Oak, and other protected tree  species  that thrive in dense plant communities. Therefore, the design of any building in  Westlake  permitted to build in close association with its landmark landforms should recognize  this visual  association in the character of design, the form of design, and the relationship of the  structure  to the landform itself.  Key considerations include:  o Derived elements of form: The form of the design and the form of the land bear  similarities.  o Transparency: The skin of the building seeks to dissipate so as not to be more  conspicuous than the land form  o Subordination: Attempt to avoid disruption of the profile of the landform     The design of any building in Westlake permitted to build in close association with distinctive  plant communities should recognize the associations with indigenous plant communities and  potential for encroachment in the character of design, form of design, and relationship of  structure to the plant community itself.  Key considerations include:  Page 7 of 58 .  8         o Tree Protection: Protected trees within 30 feet of the construction area should be  protected with  proper barriers and avoidance of compacting root environments.  o Tree Preservation: To the extent reasonable, the configuration of the design should  seek  to avoid the destruction of protected indigenous trees of the plant community.  o Tree Mitigation: Where protected, indigenous trees of the plant community are  destroyed, they  should be replaced as set out in the Tree Ordinance. Mitigation  should be  within the plant community or a place designated by the Town asset out  in the Tree Ordinance.  o Low Impaction construction techniques: To the extent possible, the construction  techniques employed to build within a plant community should be those that have  the  least impact upon the environmental conditions supporting that plant  community.  o Preservation of natural systems serving the plant community: Developers and  Owners are encouraged to preserve the plant community.            Page 8 of 58 .  9       SECTION 2: Principals of Development Planning  This section sets forth the desired considerations that should be taken into account when planning a  development project in Westlake or siting a building on a lot. These considerations are intended to  strengthen the association between the development and the fabric of the Town, the mosaic of natural  systems/plant communities/land form, and the vision of the Town’s 2015 Comprehensive Plan.  Each  development project regulated with consideration of its individual land area and site  specific standards  is, by virtue of the standards contained herein, called to consider the development’s  place within, and  impact upon, the larger Town fabric.  Standard 2.1: Relationship to and connection with the Township fabric  Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in  Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of  the plan addresses this issue) portray the extent to which the following elements of the Town  fabric are  continued, or otherwise responded to, within the proposed Development Plan:   Roadways and drives: As Westlake builds‐out the large amount of non‐residential square footage,   it becomes increasingly  essential to facilitate traffic  flow.  Therefore, where  possible a Development  Plan should seek to connect  with, and extend flow  between, projects; thereby  providing route options for  traffic flow. It is important  that a development Plan  does not interrupt flow by  failing to make extensions  anticipated by an adjacent  project and where that  extension was a  consideration in the  adjacent project TIA.  Therefore, coordination of routing anticipated by an individual TIA is a desired  consideration of a Development Plan under consideration by the Town.   Thoroughfares: The Town Comprehensive Plan (discussed below) identifies three levels of roadway  hierarchy. To the extent possible, a Development Plan that lays within the path of a Thoroughfare as  planned and committed to by adjacent development or the alignment of which has been adjusted   by an act of Council, should make provision for the extension of the ROW of such Thoroughfare so  that  the ROW is available for such Thoroughfare when required development TIA’s substantiate the  Thoroughfare necessity.  Page 9 of 58 .  10          Trails: Where provision has been made for trails within an adjacent development or a trail provided  by the Town is ready for extension, the Development Plan should consider appropriate trail routing  through the proposed development so that a cohesive trail network can evolve over time.   Open Spaces: Where an adjacent development provides open space that abuts the property line of  the Development Plan, or the open space of an adjacent development can be feasibly extended into  the Development Plan under consideration; the Development Plan should consider the extension or  expansion of the open  space or consider how development portrayed by the Development Plan can  relate to (and further  define) the open space.   Contextual characteristic: Any Development Plan formulated for a property located in a context of  e x i s t i n g   development should consider how various aspects of the context will also be  manifest in the  Development Plan.  Key aspects of context can include:  o Building to Street/ roadway relationships  o Streetscape themes  o Connection of open space  o Continuity of water or water body  o Extension of plan drifts  and/ or patterns  o Continuity of road section  o Treatment of parking  o Compatibility of adjacent land use                     Transitional relationships: Where a Development Plan shows development on a property located  between land use zones where land  use adjacency is an issue, the  Development Plan should consider  proper transitional treatments as  they would appear in the plan.  Proper transitional treatments  include:  o Buffer space  o Lessening or increasing density  o Lessening or increasing building  height  Page 10 of 58 .  11         o Lessening or increasing land use (moving land use at the transition in the direction of the  adjacent use)  o Creating activity spaces that are appropriate to both uses    Standard 2.2: Implementation of the Comprehensive Plan  Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in  Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of  the plan addresses this issue) portray the extent to which the following elements of the Town  Comprehensive Plan are implemented, or otherwise responded to, within the proposed Development  Plan:   Traffic Management: The Comprehensive Plan establishes threshold Levels of  Service (LOS) for  streets and intersections serving a Development Plan.  Therefore, each  Development Plan should  demonstrate traffic management options that the plan will employ to  minimize impact on the  Thoroughfare System serving the Development Plan and thereby preserve  as much of the LOS  capacity as reasonably possible.  Traffic management options to be considered  include but are not  limited to:  o Multiple “trip assignment options”  o Interconnection of development flows between projects  o Distribution of parking  o Intersection improvements (dedicated turn, acceleration, de‐acceleration lanes, and  access  management)   Land Use Character District features: The Forging Westlake 2015 Comprehensive Plan identifies 8  Land Use Character Districts which are spread across the land area of Westlake, engaging all lots,  parcels, and/or tracts therein.  Each land Use Character District has an associated identity derived  from the intensity of development, the pattern of development, the relation of development to  street, the coverage of development, and the form of development.  Therefore, each Development  Plan submitted to the Town for consideration should address the extent to which various aspects  of  the Comprehensive Plan Character Districts are considered by the Plan.   Parks and Open Space: The Forging Westlake 2015 Comprehensive Plan identifies parks and open  spaces necessary to serve the recreational needs of the Town population, provides transition from  the residential to non‐residential components of the Town, protects the views that characterize the  Westlake landscape, preserves landmark landforms and other natural features/systems, and  preserves historically significant open space contexts.  Therefore, each Development Plan submitted  for Town consideration should consider the relationship of the Development Plan location relative  to  the features of the Town Parks and Open Space Plan and the extent to which any aspect of the  plan  that is coterminous with the Development Plan is addressed by that Development Plan. Key  aspects  of consideration include:  o Implementation of the Parks and Open Space Plan  o Compatibility with the Parks and Open Space Plan  o Extension of the Parks and Open Space Plan  Page 11 of 58 .  12         o Natural preservation initiatives consistent with the intent of the Parks and Open Space Plan   Thoroughfares: The Forging Westlake 2015 Comprehensive Plan identifies three thoroughfare types  that comprise the Thoroughfare System of Westlake.  These thoroughfare types are:  o Regional Arterial Roadways: Arterials that make connection between the Regional System  serving Westlake from surrounding communities and the Town System of Westlake.  o The Town Arterial System: Arterials that circumscribe the core areas of the Town and those  land Use Character Districts that are scaled to serve as a Town core.  o The Pastoral Collector System: The Collector Roadways that carry primarily residential  traffic from residential communities and neighborhoods to the Town arterial System.          Each Development Plan submitted for consideration in Westlake should demonstrate the extent to  which  the Town’s Thoroughfare Plan is being addressed within the plan design.  Key aspects of  consideration  include:  o Implementation of the Thoroughfare Plan through the extension of or provision of  Thoroughfare System roadways as portrayed in the Plan or Council authorized adjustments  thereto.  o Compatibility with the Thoroughfare Plan  o Extension of the Thoroughfare plan  o Setting up development in anticipation of the Thoroughfare plan   Urban Design Structured: The Forging Westlake 2015 Comprehensive Plan identifies an Urban  Design Structure for Westlake that establishes a thematic treatment of:  o Thoroughfare Types  o Intersection Types  o Portals  o Landmarks  o Trail Types and Trail intersections/ Trail heads  Page 12 of 58 .  13         o Focal spaces.    Each Development Plan submitted for consideration in Westlake should demonstrate the extent to  which the Town’s Urban Design Structure Plan is being addressed within the plan design.  Key  aspects of consideration include:  o Implementation of the Urban Design Structure by extending the thematic elements of the  C o m p r e h e n s i v e   plan into the development plan.  o Compatibility with the Urban Design Structure by maintaining a compatibility with its visual  palette and avoiding the creation of differing thematic directions that would dissipate the  visual cohesion of the Town.  o Extension of the Urban Design Structure Plan in creative ways  o Setting up development in anticipation of its connection with the themes and aspects of the  Urban Design Plan.   Trail Plan: The Forging Westlake 2015 Comprehensive Plan identifies trail types that collectively  comprise a coherent trail system for the Town.  Each Development Plan submitted for  consideration in Westlake should demonstrate the extent to which the Town’s Trail Plan is being  addressed within the plan design.  Key aspects of consideration include:  o Implementation of the Trail Plan by extending the components of the trail plan into the  development and completing the pedestrian connections that the Trail plan seeks to  make.  o Compatibility with the Trail Plan by maintaining a compatibility with its connectivity intent  and completing connections set up by adjacent properties or public ROW.  o Extension of the Trail Plan in creative ways  o Setting up development in anticipation of its connection with the connecting pedestrian  system afforded by the Trail Plan.    Standard 2.3: Natural fabric preservation  Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in  Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of  the plan addresses this issue) try to preserve the following:   Significant plant communities or mitigate the loss of such communities as follows:   Significant Plant Communities include:  o Oak Motts containing at least 10 Post Oak or Live Oak Trees with a caliper larger  than 8 in. as measured 12 in. above the ground.  o Any Live Oak or Post Oak with a caliper larger than 15 in. as measured 12 in. above  the ground.      Page 13 of 58 .  14        Mitigation may include:  o Caliper replacement by planting replacement trees contiguous with the remaining  portions of the vegetative community being disturbed at a rate of 1 in caliper for  each 1 in. caliper (caliper replacement rate) being disturbed.  Replacement trees  (planted at the above specified caliper replacement rate) may be planted at other  locations on‐site or off‐site) determined by the Town as appropriate for mitigation  o Cash in lieu of replacement paid to the Town in accordance with the Tree  Ordinance.    Standard 2.4: Natural fabric restoration  Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in  Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of  the plan addresses this issue)  make effort to restore natural features, natural systems, natural  pattern,  and/or natural mosaic lost to, augmented by, or disturbed by previous use of the land. The  Page 14 of 58 .  15         Development plan should consider the natural fabric, identify loss or degradation of the natural fabric  incurred by a previous use and consider proposing restorative measures and/or designs which can  restore such  systems or their function.  Standard 2.5: Pedestrian linkage  Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in  Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of  the plan addresses this issue)  consider pedestrian movement adjacent to, interfacing with, or  emanating from the subject lot, parcel, or tract (hereinafter the subject property) and provide design  initiatives that will:   Complete pedestrian pathways coming to the subject property that can be completed within or  across the subject property.   Provide connection from points of pedestrian origin within the subject to pedestrian facilities  and trails serving the subject property.   Anticipate the emergence of pedestrian pathways that can be extended by future development  in close proximity to the subject property and provide the opportunity for such pathway.          Page 15 of 58 .  16         Standard 2.6: Land Use adjacencies  Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in  Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of  the plan addresses this issue)  consider the land use adjacencies affected by development within  the  subject lot, parcel, or tract (hereinafter the subject property) and provide design initiatives that will:   Accomplish transition: The Development Plan should demonstrate how transition from a  dissimilar and potential conflicting land to an affected land use is made.  Such transitions should  consider:  o Height transition: Movement from higher to lesser height by a gradation of height in  closer relationship to the affected land use. If height to setback ratios apply to this  Development Plan, such ratios shall take precedence over this standard.  o Mass Transition: Reduction of undifferentiated building mass in closer relationship to  the affected land use.  o Intensity Transition: Reduction in density in closer relationship to the affected use.  o Activity transition: Reduction of activity intensity in closer relationship to the affected  use or the creation of activities that can accommodate both uses.  o Creation of meaningful buffers: The provision of open space, preservation of natural  fabric, and/or the creation of water bodies that can adjoin adjacent uses.  Where  existing PD regulations require buffers and setbacks such PD regulations shall take  precedence over this standard.         Mitigate encroachments: The development plan should demonstrate measures taken to  mitigate  encroachments of a subject use on an affected use.  Encroachments include:  Page 16 of 58 .  17         o Noise  o Light  o Traffic    Standard 2.7: Utilities and their integration with the design concept Any PD Concept Plan, PD  Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required  by any existing ordinance of the Town should (to the extent that the scope of the plan addresses this  issue) consider utilities and utility services within the subject lot, parcel, or tract (hereinafter the  subject  property) and provide design initiatives that will:   Conceal: Transmission lines and transmission ROW’s should be concealed from view and  recognition apart from the overall site design.    Screen: Transmission facilities should be screened when such facilities are visible from the  street  or public way. Landscape screens which make use of native plant material and  integrate with  the indigenous mosaic area preferred.    Internalize: To the extent possible transmission lines and facilities should be internalized to  the  architecture intended for the site, lot, parcel, or tract.    Standard 2.8: Preservation of natural drainage Any PD Concept Plan, PD Development Plan, PD Site  Plan, or Site Plan (hereinafter Development Plan) in Westlake that is required by any existing ordinance  of the Town should (to the extent that the scope of the plan addresses this issue)  consider natural  drainage within the subject lot, parcel, or tract (hereinafter the subject property) and provide design  initiatives that will preserve, restore, replicate natural drainage patterns where reasonably possible.  Standard 2.9: Storm water management facilities  Any PD Concept Plan, PD Development Plan, PD Site Plan, or Site Plan (hereinafter Development Plan) in  Westlake that is required by any existing ordinance of the Town should (to the extent that the scope of  the plan addresses this issue)  consider Storm Water Management Facilities required to serve  development within the subject lot, parcel, or tract (hereinafter the subject property) and provide   design initiatives that will:   Minimize structured means of water management: Use of structured stormwater facilities  should be minimized.  These include but are not limited to: use of cross drainage  structures,  armored channels, concrete flow ways, and other such structured solutions to storm  water  management. Exceptions may include structures utilized for the purpose of creating a  pedestrian/urban  activity at the water edge.    Maintain natural land shapes and forms in the creation of detention/ retention facilities and  created drainage ways (hereinafter flow management facilities): Water collection points and/or  Page 17 of 58 .  18         pools created by nature have shapes that are clearly organic.  Therefore, avoid straight lines,  hard angles, and regular geometric shapes in the creation of flow management facilities.   Restore and extend the natural fabric: Where storm water management design creates  conditions conducive to the support of plant communities of vegetative types, measures should  be made to expand the natural fabric by expanding such vegetative communities.   Respect natural systems that flourish within natural systems: Proper design of flow  management facilities will include diverse ecological settings such as deeper water, shallow  water, ephemeral flows, and greater hydration that can support natural systems associated with  these conditions.  Therefore, where such ecological settings are created, the attendant natural  systems associated with that condition should also be created.        Page 18 of 58 .  19       Section 3: Residential Construction Quality Standards  This section sets forth the desired standards that should be implemented when designing a residential  structure in Westlake. These standards are intended to:   Establish uniformity in the enduring quality of Westlake’s residential building stock;   Preserve the general character of Westlake’s residential fabric;   Promote a consistent attention to detail;   Yield a distinctive visual character wherein the particular dimensionality, relief, and/or visual  texture that results from quality construction methods is apparent.  The design of each residential structure in Westlake should demonstrate conformance to the standards  specified below prior to receipt of a building permit. The building official should determine if the  standard  has been met or the principal intent of the standard has been satisfied in a more creative  construction  approach. More specifically the standards applicable to residential construction are:  Standard 3.1: Site‐work    a. General: Site‐work includes all aspects of site preparation that are related to the  creation of a building site within platted a lot, parcel or tract of land. It is the intent of  these standards to create a greater interrelationship between building and site  conditions, preserve natural features, preserve indigenous vegetation, and (to the  extent reasonable) avoid the street road relationships commonly associated with  suburban development patterns.  b. Condition during construction: Every lot, parcel, or tract which is the site of a residential  construction should maintain the site in the following condition from the start of site‐  work to the completion of building construction thereon:  i. Containment of all construction debris in the side yard space so that the ground  plane is clean of all visible debris  ii. Removal of all excavated material within 30 days of the excavation work unless  the excavated material is being stockpiled for reuse on the subject site.  In  which case, excavated material should be stored in a location generally out of  the  public view and toward the rear of the lot, parcel, or tract. If the building  plate  configuration prohibits location of such storage at the rear of the lot, the  building official should consider a proposed alternate location for approval.  iii. Removal of all plant material and biomass within 2 days from any grubbing, tree  removal, tree pruning, shredding, and/or other trimming activity.  iv. Protection of all curbs where ingress or egress movement from a lot, parcel, or  tracts takes place.  v. No more than 1 temporary builder or sale sign  vi. Display of building permit at a front yard location, within 10 ft. of the street  ROW and mounted to a weather protected board or frame supported by a  central stake, standing 40 inches high.  Page 19 of 58 .  20         vii. Location of any temporary sanitary facility at the rear of the lot and sited so it is  plumb and free from any standing water potential.  All temporary sanitary  facilities should be located on cleared and level ground.  If the building plate  configuration prohibits location of such storage at the rear of the lot, the  building official should consider a proposed alternate location for approval.  viii. The building contractor should keep a set of permitted construction plans on‐ site so they may be viewed by a Town official when deemed necessary by that  Town official.  The on‐site construction set should also show any change orders  or “as  built” conditions which are different than the permitted drawing show.  c. Drainage: All drainage swales and/or drainage ways should be created so as to create  natural looking ground conditions. Therefore, artificial appearing side slopes, visible flow  lines that are overly angular or straight, retention/ detention facilities that are  square/angular/ or any regular geometric shape should be avoided.  d. Tree protection: All trees remaining on a lot, parcel, or tract and exposed to the building  activity or within 30 feet of the building site (hereinafter regulated trees) should be  protected as follows:  i. Tree fencing: Regulated/protected tree trunks should be protected with a visible  “tree fence”  at least 48 in. tall and protecting the tree and ground around the  tree to a minimum 8 ft. distance from the trunk of the tree or the drip line,  whichever is  greater.      Page 20 of 58 .  21         ii. Tree marking: All Regulated/protected Trees should be marked with a sign  stating “Protected  Tree”.  iii. Ground compaction avoidance: Measures should be taken to minimize  ground  compaction within the dripline of Regulated Trees as follows:  1. Prohibiting parking under the drip line of a Regulated Tree  2. Routing construction and equipment traffic so as to avoid the drip line  of a Regulated Tree  3. Prohibiting the storage of any material, equipment, debris, or excavated  material within the drip of any Regulated Tree  4. Avoiding, where possible, any grading within the drip line of a Regulated  Tree.  Grading within the ground protected by a Tree Fence is  discouraged.  iv. Maintenance of normal hydration: Measures should be taken to maintain  normal  hydration for any Regulated Tree by:  1. Preventing the accumulation of storm water runoff within the ground  plane area of any Tree Fence.  2. Avoiding increased levels of hydration from temporary irrigation  system.  3. Restoring hydration where the source of hydration has been disrupted  by the construction activity.  e. Preserve Tree Communities: Where a residential development plan or design should  make  every  reasonable  effort  to  preserve,  protect,  incorporate or  rehabilitate  indigenous plant communities.  f. Grading: Grading for residential construction and/ or the creation of a residential  building site should:  i. Avoid steep grades: Grades equal to or greater than 18% are considered steep  grades and should not be graded for lot pads or building sites.  However,  accommodation of such grades within the architectural envelope is encouraged  where disturbance of such grades is necessary.  ii. Take place within the “Building Area”: Any construction grading within a lot,  parcel, or tract should be limited to the Building Area identified on the  permitted  site plan page of the permit drawing set. Delineation of the Building  Area should  also identify where grading equipment should be stored, if stored  on site.  The  building Area delineation should also identify where excavated  material will be  stored, if such material is to be stored on‐site.  iii. Conform to the standards for tree protection: Such standard is set out in  Design Standard 4.5 below.  g. Building/Street relationships: The siting and follow through design of residential  structures on lots, parcels or tracts larger than 40,000 sf. should accomplish a relation  to  the fronting street that allows the front yard space to separate the street building  association in a way that the building orientation is derived from the yard and not  street.  To accomplish this, the yard may:  Page 21 of 58 .  22         i. Elevate above the street, creating a yard plane that is separate from the street  ii. Establish a yard form wherein the edge defined by the structure and the edge  defined by the street are not parallel  iii. Contain ground plane profile changes that visually complicate the structure/  street relationship.  Standard 3.2: Foundation    a. General: Foundation general standards regarding the appearance of constructing a  foundation for residential construction within the Town of Westlake. It is the intent of  these standards to mitigate the conspicuous visual differences between crawl space  foundation (pier supported) and slab foundation (generally soil supported).  It is viewed  that lesser quality residential construction tends to address foundations  without regard  to a relationship with the general façade design.  Therefore, these  guidelines are  intended to bring the foundation into the elevation design as a  contributing element.    In addition, each foundation for residential construction should be engineered based  upon  a geotechnical report provided by a reputable geotechnical consultant than  employs an  appropriate number of boring samples.  The geotechnical report should be  provided with  the permit drawing set.  b. Slab Foundation: Often construction of a slab foundation results in the creation of a  concrete “platform” upon which the residential construction is placed. As a result there  is an exposed thickness of concrete which lies along the entire baseline of the structure.  To internalize this element into the elevation design, a ‘dropped” masonry ledge should  be provided. The “dropped” masonry ledge should be designed so that the distance  between the elevation of the ledge and the finished grade is no greater than 1.5 inches  above finished grade.  For all veneer materials (masonry or stucco or other), there  should  be no more than 1.5 inches of exposed concrete at the foundation line.  c. Crawl Spaces: As with  slab design (specified above)  the intent of this standard is  to conceal the expanse of  concrete usually associated  with exposed grade beams  with a dropped masonry ledge  or other means that allows no  more than 1.5 in. of exposed  concrete between the finished  grade and the veneer material  of the construction.  Page 22 of 58 .  23         All crawl space venting should be accomplished with a decorative concrete or masonry  vent that is appropriate to the style of the architecture. In addition, any exterior crawl  space access panels or doors should be decorative in  appearance and located so that  such assess panels/ doors are not visible to the street.    d. Foundation on slope: Where the grade is sloping, the masonry ledge should be stepped  so that no more than 6 inches of concrete is visible above the grade at any point along  the  grade.            Standard 3.3: Walls    a. General: Wall construction is considered a critical aspect of architectural integrity,  endurance,  safety  and  appearance.  Therefore,  this  manual  sets  forth  certain  standards for wall construction that are meant to assure the above listed attributes.  b. Framing: For the purposes of energy rating, depth of offset at facade openings, and  more enduring construction; all wood framed, exterior walls of residential buildings  in Westlake should be constructed of a minimum 2 x 6 framing members or double 2  x 4 framing members. This standard does not apply to any wall which is a “common  wall” with an attached structure.   c. Vapor barrier: All wood frame construction should have vapor barrier behind  any  façade veneer.  Accepted vapor barriers include:  i. 30# Bituminous Builder Felt  Page 23 of 58 .  24         ii. A building wrap moisture barrier/ wind barrier product that performs to a  level equal to or exceeding a 30# Bituminous Builder Felt when installed in  accordance with manufacturer’s specification.  d. Offset at façade openings: The general sense of endurance is visually conveyed in  the perceived durability and massiveness of the wall. Such durability and  massiveness is detected at the return of the wall to any window or door.  Therefore,  a minimum window/door to wall plane offset is recommended as follows:  i. Any stucco or siding over frame veneer: 3.5‐inch min.  ii. Any masonry or stucco over masonry veneer: 5.0‐ inch min.    Standard 3.4: Exterior offsets in building perimeter:    a.   General: In residential construction, it is essential that the visual presentation of  building mass is consistent with a residential character.  This sense of mass can be  greatly influenced by the presence of exterior offsets in the perimeter building  plane.  Therefore, standards for building offsets include:  iii. Single family Detached Homes: The sense of mass is limited by the  complexity of form characteristic with the style of the home. Therefore, the  following are building plane offset standards for the various style categories  of Westlake:  1. Traditional Styles:  Most traditional styles derive from a  construction technology where a large expanse of undifferentiated  wall was not common.  Therefore, residential structures designed in  a traditional style should not have a lineal foot length of wall that is  more than 35 feet without a wall offset that is expressed as either a  horizontal off‐set of at least 4 feet or may be less if expressed as a  distinct architectural form that expresses itself with a roof.        2. Contemporized Styles: Horizontal expression is the essence of most  residential, contemporary styles. Therefore, a lineal foot length of  Page 24 of 58 .  25         wall plane contained within a single roof form or other form that is  compositionally integral to the overall design has no limit.  Otherwise the same limitations applicable to traditional design  (described above) should also apply to contemporized designs.        iv. Single family Attached Homes: Single family attached homes, typically  constrained by narrower or otherwise more complicated lots tend to have  elongated plan geometries running coterminous with the side lot line.  Therefore, a single family attached structure should not have a lineal foot  length of wall that is more than 45 feet without a wall offset that is  expressed as either a horizontal off‐set of at least 4 feet or expressed as a  distinct architectural form that further expresses itself with a roof. This does  not apply to common lot‐line walls, hidden within the architectural envelope  of adjoining buildings  Residential building blocks: Residential building blocks are generally limited  to multiple‐unit residential structures and are characterized by larger  building forms that are generally closer in appearance to a commercial  building mass. However, the residential use of the structure requires that a  residential scale exist which is appropriate for residential living.  Therefore,  a   Residential Block structure should not have a lineal foot length of wall  that is  more than 50 feet without a wall offset that is expressed as either a  horizontal off‐set of at least 4 feet (which can include balcony structures  that are architecturally enclosed, or expressed as a distinct architectural  form that further expresses itself with a roof.     Standard 3.5: Material and Material Use:    a. General: Essential to enduring building quality is the use of exterior materials.  Therefore, the following standards apply to the permitted exterior materials for  Page 25 of 58 .  26     Westlake (unless the approved/ adopted PD zoning ordinance for a property allows  a different material). These standards are:  i. Brick Unit masonry: All brick used in Westlake should be modular or allow  modular applications without cutting the brick material. All brick should be a  hard‐fired brick, meeting a severe weather standard. Embossed or molded  brick which seeks to create a sense of aged/ distressed brick material is  generally discouraged unless approved by the Town Manager or Designee.  All  brick should be laid in such a manner as to avoid stacked joints.  All  building  corners (inside and outside corners) should be executed in a  “toothed”  masonry fashion. Mortar joints in brick should not exceed what is  specified in the diagram below. Weeping or slump joints are discouraged  unless approved  by the Town Manager or designee.      Page 26 of 58 .  27         ii. Natural Stone: All Natural Stone used in Westlake should be laid in the  veneer wall in a manner that replicates the coursing characteristics of load  bearing stone work. “Coursing” means that the stones are:  1. Generally laid in the wall as they would lay on the ground  2. Consistently tight mortar joints where no more than 30% of the  masonry joints in any wall are larger than 3/8 inch.  3. When the juncture of stones requires a large area of mortar, to  maintain a level coursing pattern, smaller stones (called chinking  stones) should be used.  4. Coursed stone patterns are generally acceptable, including Ashlar,  Coursed Chopped Stone, and Coursed Rubble Stone. Mosaic and all  un‐coursed rubble stonework as an exterior veneer is generally not  recommended but may be approved by the Town Manager or  designee in unique circumstances.  5. Cultured stone or other faux stone products are discouraged.    6. All stonework should be laid in such a manner as to avoid stacked  joints. All building corners (inside and outside corners) should be  executed in a “toothed” masonry fashion.          Page 27 of 58 .  30         iii. Finished Stone: Finished stone includes all smooth‐face stones trimmed to a  regular shape. All use of Finished Stone in Westlake should be laid in a  manner  that uses a thin mortar joint (made possible because of the  uniformity of  material.  All finished stone should be laid in such a manner as  to avoid stacked joints.  All building corners (inside and outside corners)  should be executed in a “toothed” masonry fashion.  iv. 3 Coat Stucco: 3 Coat Stucco is viewed as a material of enduring quality in  Westlake if the manner of installation meets the following standards:  1. Substrate: The use of 3 Coat Stucco on the street facing wall of any  residential structure except Residential Block structures should be  laid  over a unit masonry substrate. On all other walls, and all walls  of Residential Block Structures, stucco may be laid over a  cementitious  substrate applied to metal lath. Styrofoam as a  substrate is discouraged.  2. Application: Stucco applications should be a 3‐coat stucco over  lath or masonry technology. Dryvit/ EFS type systems are  discouraged.   3. Shaping: Decorative details rendered in shaped stucco are  discouraged. All window / door surrounds, cornice, belt courses,  and base courses should be executed in a stone, brick, cast stone,  terracotta, or tile material. Shaped stucco is permitted when it  serves the purpose of allowing the wall plane to bend to achieve a  detail derived from manipulation of the wall plane (such as rounded  corner returns to windows and doors).  Styrofoam as a substrate for  shaping stucco is discouraged.  4. Expression of expansion and control joints: The visual character of  stucco use in Westlake is that derived from stucco over masonry  where expansion/ control joints are not required (except those for  the masonry substrate).  Therefore, where expansion/ control joints  are required for Stucco over a substrate other than masonry, such  expansion/ control joints should be concealed by filling the joint  with  an expandable filler that is troweled flat with the stucco, is the  same  color as the stucco, and matched the surface texture of the  stucco.    Standard 3.6: Opening surrounds:    a. General:  All openings in the exterior skin of residential construction should have an  architecturally appropriate header and sill with an optional jamb except where the  style of architecture is associated with the absence of such detailing (such as more  contemporized styles).  When employed, all window / door surrounds, cornices, belt  courses, and base courses should be executed in a stone, brick, cast stone, or  terracotta material. For certain styles the surround material may be wood or timber  Page 28 of 58 .  30     when essential to the style (such as Tidewater Neo‐Classical). When a decorative  opening surround is not used, the    minimum offset from exterior wall plane to the  face of the window or door, should be as specified in Standard 3.3 d.  Shaped stucco is permitted for opening surrounds when it serves the purpose of  allowing the wall plane to bend to achieve a detail derived from manipulation of the  wall plane (such as rounded corner returns at windows and doors).  b. Relief: Relief is an essential visual characteristic of enduring quality, as it is typically  the result of enduring materials and methods of construction. Materials with  greater relief, such as wood and stone, are also materials which can be crafted.  This  relationship between quality material and the work of the artisan is less likely with  many less quality construction materials.   Therefore, Westlake seeks to promote  relief and dimension in the execution of architectural details, motifs, and  articulation of opening and form with the following standards:  v. Discouraged materials: For the purpose of attaining relief that is  associated  with quality materials and construction, the following  materials are  discouraged when used for surrounds, cornice, and  decorative features:  1. Cementitious boards  2. Fiber glass  3. Styrofoam  4. Plastic  5. Aluminum (unless its application is characteristic of a style)  6. Stucco applied to look like a projected atone, cast stone, or  terracotta.  vi. Relief in architecture: In addition to the earlier described off set between  the exterior wall plane and the surface of any window or door (Standard  3.3d) and horizontal offsets (Standard 3.4 a & b), the Town views general  dimensional relief in the treatment of cornices, overhangs, gable  projections, bay windows, dormers, water tables, belt courses, sills,  surrounds, timber components, and other expression of subordinate mass,  opening, roof and wall, and vertical differentiation, or corner to be executed  in ways that present depth and relief and produce shadow and texture.,  vii. Relief in articulation: Relief in articulation means the dimensional aspects  of the assembly. Therefore, the minimum projection built‐up profiles and  decorative assembly should be ¾ inch per element of the assembly as  illustrated below. Decorative cap molds may be employed to attain this  offset.  Carpentered exterior trim: All carpentered exterior trim should be high quality  finish‐  grade wood stock. Composition Wood products are discouraged with the  exception that exterior grade finished veneer plywood, other smooth finished  soffit board, or  Trimcraft may be used for soffits. If a trim installation is to be  joined along any  continuous rum of material, the joint should be a “spline joint”  of material.  All  outside corners should be mitered and blocked, having sufficient  closure that the joint  is not visible from the street. Corners may not be closed by  Page 29 of 58 .  30     any means other than a carpentered joint. Trim clips are discouraged.  Facia  should be stepped at the drip mold.  Carpentered Trim that forms the wall  veneer pocket should have a complexity  achieved in one of the following ways:  i. Trim mold  ii. Built‐up step molding  iii. Other traditional detail such as dental mold.            Standard 3.9: Material transitions:    a.   General: Material changes in any elevation of a residential structure should only  occur  under the following conditions:  iv. Material changes at an inside corner  Page 30 of 58 .  31         v. Material changes that addresses an outside corner should wrap the corner  and change at a location at least 12 inches from that corner as termination  of an architectural detail/ element (such as a corner pilaster)  vi. Material change wherein the different material is contained within a distinct  architectural form that projects from the primary architectural mass.  vii. Material change reflecting an off‐set between a lower floor and an upper  floor where the offset is at least 6 in.  Material changes within the same architectural plane are discouraged.       Page 31 of 58 .  32         Standard 3.10: Openings    a. General: The articulation of openings is a key aspect of enduring quality and better  design.  Openings are a primary focus of architectural detail and the treatment  thereof reveals consideration to detail and investment in craftsmanship of  construction.  b. Relation to composition and architectural forms: The following standards apply to  the positioning of and articulation of openings in the architectural façade:    i. All windows should be below the cornice detail. Windows may abut the cornice  detail or be engaged with it if the design of the window surround modulates with  the banding or detailing of the cornice.  ii. Street visible windows should be articulated with a projected surround or header  unless the absence thereof is deemed by the Town to be characteristic of the style  being  proposed.  iii. To maintain a sense of purposeful design and compositional continuity, it is  important that the openings within an elevation have a common reference  line that  engages the sill or head.  Therefore, the random placement of windows is  discouraged.  Where internal functions require that the positioning of an opening  deviate from the regulating line by which  windows are positioned, those windows  should be decorative or otherwise of  a type that does not require a reference line  (such as a round or square  window).      Page 32 of 58 .  33             c. Glazing: Reflective glazing is discouraged. Tinted glass and dark adhesive films  where  the transmission coefficient exceeds 27% are discouraged.  Stained glass is  allowed provided the glass is crafted in accordance with one of the following  techniques:  iv. Soldered Caming  v. “H” Caming    Page 33 of 58 .  34     No acrylic or “pourable” techniques are allowed.    d.   Windows: All windows on a street visible elevation should be wood or wood clad.      Page 34 of 58 .  35         Standard 3.11: Roof    a. General: The roof and roof lines it creates are among the most important features  of a  structure.  Most identifiable architectural styles are recognized, in  large part,  by the distinctive features of the roof.  Therefore, enduring quality of  residential  construction is significantly related to the form, material, and treatment  of the  roof.    b. Legibility of Roof form:  To the extent possible, roofs should be massed with an  orderly sequence of subordinate roofs extending from a dominant roof mass or the  roof should be specific to an architectural form which, expressed as individually  roofed  components of the design, come together in a total composition.    c. Roof Materials: Roof materials facing the weather should be of high and  enduring  quality. Permitted roof materials include:  i. High quality clay or concrete tile (with a thickness similar to clay)  ii. Natural Slate  iii. Metal: Traditional standing seam with standing folded and soldered seams  iv. Composition: High profile composition shingles equal to or better than 40‐  year warranty roofing products. Three‐tab shingles are discouraged  v. All composition shingle roofs should have closed valleys.    d. Roof projections: No plumbing stacks, venting stacks, skylights, or attic ventilators  should penetrate the roof surfaces facing the street or be visually dominant in the  street view.  All such roof penetrations should be mounted straight and  perpendicular  to the ground (except for skylights and attic ventilators) and be  painted to blend  with the roof color. All venting stacks should have lead jacks.  Turbine vents are  discouraged.    e. Gutters, downspouts, scuppers, and collection boxes: Gutters, downspouts,  scuppers, and collection boxes should be copper or an enduring prefinished metal  with minimum 20 ‐gauge thickness (e.g. Kynar 500 or Hylar 500). Gutters should be  a minimum 6 in., half round profile attached with gutter straps. Downspouts should  be  4 in. minimum, round.  Elbows and bends should be 4 in. minimum plain and  round. Fascia mounted gutter systems are discouraged unless they are a custom  designed  gutter detail, integral to the architecture.      f. Pitch relationships and form balance:  Within the total roof composition, a single  pitch will be used except where a change of pitch achieves greater order in the  ridgeline presented to the street.  In such cases, the change of pitch should not be  visible to the street unless the pitch change is used to cover a projected  architectural form. Different roof pitches for Turrets and/or Towers are exempt  Page 35 of 58 .  36     from this standard. In addition, the compositional form of the roof as a “design”  should reflect an orderly relationship of dominant mass to subordinate mass  wherein the dominant mass organizes the subordinate masses and “members” with  the subordinate masses in a total design.        Standard 3.12: Style Specific Details    a. General: The proper execution of style specific is characteristic of enduring quality  and residential areas which retain their attractiveness over time.  The key aspects  of  employing style specific details include:  b. Material: Most styles whether the style is traditional or contemporary employ  materials by which crafted construction (a key aspect of architectural design) can be  executed.  Therefore, construction details which are traditionally derived from work  of the stone mason, the carpenter, the metal crafter, the glass artisan, etc. should  use  a material that the characteristic craftsman can work in.  The employment of  systems or materials that replicate the work of a trade or artisan are discouraged.  Relation to composition and architectural forms: Most style specific details are  associated with the roof, the edges (e.g. corners and openings), and the closure to  Page 36 of 58 .  37     weather (e.g. cornice). Therefore, the employment of architectural detailing  associated with a style should use the characteristic detailing of that style in ways  authentic to the style.  Standard 3.13: Fireplaces    a. General: Fire places are significant components of the interior and exterior  architectural identity.  However, in more recent times fireplace systems have  transformed the external importance of the chimney into a utilitarian concession to  the mechanics of venting.  It is the intent of this standard to restore the  architectural importance of fireplaces as an enduring aspect of quality.  b. Systems:  Traditional tile construction or Isokern systems are recommended for  Westlake.  Metal fireplace systems may be used if the external expression of the flu  and its associated spark  arrestor is visually  undisguisable from  Traditional or Isokern  systems.  c. Chimneys: All fire place  chimneys should be brick,  stone, or stucco.  Attention should be given  to the complexity and  form of the cap detailing.  All chimneys should have  a distinctive cap detail  executed in brick or  stone.  Metal fireplace  caps may be used if  approved by the town.  In  addition, the street visible  rise of shaft should be  detailed so that the  chimney has complexity  in plan as well as  elevation. Prefabricated metal fireplaces and metal flues may be used but their  chimneys should be masonry or stucco clad supporting a masonry cap and present  the appearance of full masonry construction.  d. Chimney caps:  All chimney caps should be masonry (stone, brick or tile) and fully  conceal the spark arrestor or any other features associated with a non‐masonry fire  place construction.    Standard 3.14: Gates, Walls, and Fences    a. General: Gates, fence walls, and fences are aspects of the construction most often  Page 37 of 58 .  38     neglected in terms of their enduring quality and have significant influence on the  visual quality of a community over time. Therefore, Westlake sets forth standards  which are meant to improve the enduring quality of gates, walls, and fences within  the town.  b. Relationship to the lot: Fences are discouraged in the  yard space shown below  (see  diagram below) of any lot smaller than 30,000 sf. when it is part of a development   of similarly sized (or smaller) lots. Larger lots or lots not part of a development of  similar size lots, may have entry gates in the front yard space and masonry or  wrought iron walls extending from that gate. However, wood fences in the  yard of  any residence are discouraged unless the property is an agricultural  landscape and  the wood fence is an agricultural form.         c. Fence Materials: Residential fences may be any of the following:  i. Masonry  ii. Wrought Iron with masonry corner columns  iii. Masonry corner columns and a masonry knee‐wall supporting a wood or  wrought iron infill.  iv. Wood along property lines that are not in the discouraged yard space. Where  wood fences are used, they should be supported by vertical tubular steel  supports with at least 3 2x4 stringers supporting a wood fence design with a  decorative wood cap detail. The finished face of the wood fence should face to  the outside of  Page 38 of 58 .  39         the lot, if only 1 face is finished. Wood face members of the fence should be a  minimum of ¾ inches thick.  v. 5 strand barbed wire or welded tubular agricultural fences, where the  property  is greater than 30,000 sf., not located in a development where such  a fence presents a contrast other fences of the development, and hosts an  agricultural  use or the fence is part of an agricultural theme is allowed.   d. Gate Materials: Gates in residential fences may be any of the following:  i. Wood with frame members measuring a minimum of 1.5 inches thick and infill  planks measuring a minimum of 1.5 inches thick.  ii. Wrought Iron with the frame measuring a minimum of 1.5 inches square with  pickets of at least ¾ in. square with welded connections.  Such fences may be  made of solid stock or thick wall tubular steel (sufficient thickness to not burn  through when welded but no thinner than 3/32nd inch) with any finials or other  decorative detailing being made of solid stock and welded to the fence  construction or wrought as part of the iron making process.  e. Corners and expression of support structure: All property corners of a property line  fence should be supported by a column that is at least 8 in. square. For wood fences  that are not visible to the street, the decorative corner post may be wood.  In all  other applications, the decorative corner post should be masonry.  f. Discouraged materials and wall types:  The following fence materials and wall  types  are discouraged:  i. Thin wall construction  ii. Cast or embossed concrete walls  iii. Picket materials less than ¾ inches thick  iv. Iron fences with mechanical connection assemblies  v. Prefabricated decorative elements that are designed to slip over stock  tubular steel shapes.  vi. Plastic or Vinyl fence components or systems      Standard 3.15: Entries    a. General: In residential design, the entry function is the focus of architectural  emphasis. Perpetuation of this importance into the future residential development  of Westlake, is a feature of enduring quality that assures Westlake’s place relative to  its own history.  Therefore the entries are an important component of enduring  quality in Westlake.  b. Materials: All entry doors should be solid wood or steel. However, pressed steel  doors which are manufactured to look like wood doors are discouraged in single  family or single family attached buildings.  c. Articulation: The architectural form which embodies the entry should be: (A)  the  dominant roof mass; or (B) engaged by the dominant roof mass.    Page 39 of 58 .  40         Standard 3.16: Garage Doors    a. General: Garage doors are an important investment in enduring quality, as the  utilitarian purpose of the garage is often used as an opportunity to introduce   less  enduring door types and/or materials. Therefore, garage doors are  viewed an  aspect of enduring quality.  b. Styling: When garage doors are facing a street, double width doors (greater than 9  ft.) are discouraged and paired single doors are permitted. Therefore, where garage  doors face a street, garage doors should not exceed a width of 9 feet. All garage  doors should have masonry, stone or stucco over the header of garage door up to  the soffit.  Cornice details should continue uninterrupted over the garage door.  All  garage doors  visible to the street should be recessed a minimum of 12 inches.  Adjacent doors in the  same building plane should be separated by at least 12 inches  of building veneer.  c. Materials: All garage doors should be solid wood on a metal door frame.    Standard 3.17: Exterior light fixtures    a. General: The means and method of lighting is an enduring feature of quality for  Westlake. Proper lighting is a designed effect which is as important to the  architectural quality of the Town as the buildings themselves.  Page 40 of 58 .  41     b. Types Lighting: Pole‐mounted lighting or building mounted high intensity lighting, or  foundation mounted up‐lighting is discouraged on any lot smaller than 1 acre. Or  any  lot in a development of lots as the continuity of light treatment is an important  feature of the broader visual character. Landscape lighting is encouraged.  c. Size: Exterior wall or plinth mounted light fixtures should be at least 12 inches  tall,  exclusive of decorative finials or brackets.  d. Light: The light source (regardless of type) should emit a soft or warm white  light  (2700 degrees Kelvin or higher)  e. Materials: Exterior wall mounted or plinth mounted lights should be crafted of metal  with soldered or welded connections.  Cast aluminum or cast iron light fixtures are  discouraged.    Standard 3.18: Street visible Wrought Iron    a. General: Wrought Iron is one of the few areas in the elevation of a residence where  qualities of craftsmanship can be displayed. Because craftsmanship is an important  aspect of enduring quality, wrought iron railings, fences, gates, and/or other  wrought iron elements are also an important aspect of enduring quality.  b. Dimensions: Minimum dimensions for wrought iron are:  c. Frames and other structural support of the pickets should not be less than 1.5  inches  in either width measurement or 1.5 inches in diameter if round.  d. Pickets should not be less than ¾ inch in width or diameter.  e. Panels should be made of metal plate material with a minimum thickness of 3/16 inch.  f. The wall thickness of any tubular steel should not be less than 3/32 inches.  g. Visual treatments and decorative elements: Decorative elements (such as finials,  rings, etc.) should be made of solid stock and welded to the pickets or frame as per  the design or wrought from solid stock material as party of the iron crafting process.  Attachment of pickets to frame and all other components of the wrought iron  construction should be welded, mechanical connections are discouraged.  Section 4: Non‐residential Construction Quality Standards  This Section sets forth the desired standards that should be implemented when designing a non‐  residential structure in Westlake.  These standards are intended to:   Establish a recognizable enduring quality of Westlake’s non‐residential building stock.   Maintain and perpetuate the distinctiveness of Westlake that derives from existing and  exemplary Westlake projects such as Deloitte and Solana.   Promote new development that has:    o Dimensional relief  o High craftsmanship and workmanship  o Quality materials and construction methods  The design of each non‐residential structure in Westlake should demonstrate conformance to the  standards specified below at time of review.  “As equal” substitutions amy be offered or proposed.  More  specifically, the standards applicable to non‐residential are:  Page 41 of 58 .  42       Standard 4.1: Site‐work and Site Design    a. General: Site‐work includes all aspects of site preparation that are related to the  creation of a building site within a platted lot, parcel, or tract of land.  It is the intent of  these standards to create more distinctive non‐residential fabric that avoids  characteristics common to commercial strip development or speculative office projects.    b. Relationship to adjacent developments: Although most non‐residential projects are  contained within projects specific to a particular lot, tract or parcel; Westlake seeks to  avoid the segmentation of its non‐residential fabric commonly associated with project  autonomy by promoting project interconnectivity. Key features of interconnectivity  include:  i. Vehicular Connectivity: Where an adjacent property provides circulation stub‐  outs, such stub‐outs should be extended to and connected with the vehicular  movement patterns of the subject site.  ii. Pedestrian Connectivity: Where an adjacent property provides Trail and  Pedestrian‐way stub‐outs, such stub‐outs should be extended to and connected  with the vehicular movement patterns of the subject site.  iii. Landscape Connectivity: Where an adjacent property provides open space or  streetscaping along a major arterial required by the Westlake 2015  Comprehensive plan, such open space or streetscaping should be extended to  and connected with the open space and streetscaping patterns of the subject  site.  iv. Natural Feature Connectivity: Where an adjacent property preserves a plant  community, landmark landform, or other natural feature that extends into the  subject property such natural preservation should be extended to and  connected with a reserved continuation of the plant community or natural  feature into the subject site.  Page 42 of 58 .  40           a. Site Condition during construction: Every lot, parcel, or tract which is the site of non‐  residential construction should maintain the site in the following condition from the  start  of site‐work to the completion of building construction thereon:  i. Containment of all construction debris in locations generally screened from  public view by a built or natural screen.  ii. Removal of all excavated material within 45 calendar days of the excavation  work unless  the excavated material is being stockpiled for reuse on the subject  site. In which  case, excavated material should be stored in a location on the site  most concealed  from public view. If the building plate configuration prohibits  such location, then  the Town Building Official  may consider and approve an  alternate site location.      Page 43 of 58 .  40     iii. Removal of all plant material and biomass within 2 days from any grubbing,  tree removal, tree pruning, shredding, and/or other trimming/ selective cutting  activity.  iv. No more than 1 temporary builder/developer sign per major street frontage.  v. No more 1 premise.  vi. Location of any temporary sanitary facilities at a place within the site that is not  visible to the street. If street visibility is unavoidable, then the temporary  sanitary facility should be screened with an earthen berm, temporary landscape  screen, or a decorative wood screen. Location of any temporary sanitary facility  so it is visible to the street should require approval of the location and the  method  of screening by the Town Building Official. The building and site‐work  contractor  should keep a set of permitted construction plans on‐site so they  may be viewed  by a Town official when deemed necessary by that Town  Official.  The on‐site  construction set should also show any change orders or “as  built” conditions  which are different than the permitted drawing set.  b. Drainage: All drainage swales and/or drainage ways should be designed and constructed  so as to create natural looking ground conditions. Therefore, artificial appearing side  slopes, detention/ pool geometries, and/or visible flow lines that are overly angular or  straight, retention/detention facilities that are square/ angular/or any regular geometric  shape should be avoided.    Standard 4.2: Integration of water    a.   General: The commercial areas of Westlake (such as the Regional Commercial District or  the Community Commercial 1 District) are currently  located toward State Highway 114,  in places where the lower elevations of Westlake exist.  Such areas also become the  general repository of Drainage flows as such flow makes its way to lake Grapevine.  These areas possess a greater potential to integrate water with site design so that a  more organic relationship between development and water exists. Therefore, site work  in Westlake should accommodate natural flows in natural or natural like conditions that  have influence on the form of development.    Standard 4.3: Parking during development phase:    a.   General: Due to the higher parking demand rate associated with non‐residential  construction, construction parking is often a problem unless it is coordinated by a  parking management plan which prevents random parking at tree lines, within drip  lines, and amidst native vegetation, etc. which normally exists at the edge of the  construction zone.  Therefore, non‐residential site work in Westlake should require  determination of designated parking areas which avoid tree drip lines, edges of wooded  Page 44 of 58 .  40       areas, and patches of native vegetation so that the native fabric is not further displaced  beyond the construction zone by random parking.  Standard 4.4: Tree protection during construction and development:    a. General: Tree protection: All trees remaining on a lot, parcel, or tract and exposed to  the building activity or within 30 feet of the building site (hereinafter regulated trees)  should be protected as follows:  i. Tree fencing: Regulated/protected tree trunks should be protected with a visible  “tree fence”  at least 48 in. tall and protecting the tree and ground around the  tree to a minimum 10 ft. distance from the trunk of the tree.  ii. Tree marking: All Regulated/protected Trees should be marked with a sign  stating “Protected  Tree”.  iii. Ground compaction avoidance: Measures should be taken to minimize  ground  compaction within the dripline of Regulated/protected Trees as  follows:  1. Prohibiting parking under the drip line of a Regulated Tree  2. Routing construction and equipment traffic so as to avoid the drip line  of a Regulated/protected Tree  3. Prohibiting the storage of any material, equipment, debris, or excavated  material within the drip of any Regulated/protected Tree  4. Avoiding, where possible, any grading within the drip line of a  Regulated/protected  Tree.  Grading within the ground protected by a  Tree Fence is discouraged.  iv. Maintenance of normal hydration: Measures should be taken to maintain  normal  hydration for any Regulated/protected Tree by:  5. Preventing the accumulation of storm water runoff within the ground  plane area of any Tree Fence.  6. Avoiding increased levels of hydration from temporary irrigation  system.  7. Restoring hydration where the source of hydration has been disrupted  by the construction activity.  v. Preserve Tree Communities: A non‐residential development plan or design  should make every reasonable effort to preserve, protect, and rehabilitate  indigenous plant communities.    Standard 4.5: Grading:    a. General: Grading for non‐residential construction and/ or the creation of a building site  should:  i. Avoid steep grades: Westlake is distinguished by its dramatic and varied  topography. Further, it is the intent of Westlake to preserve the  Page 45 of 58 .  40         distinctiveness of this ground plane as much as is reasonably possible. To  that end, non‐residential site work in Westlake should:  1. Submit a grading plan for Town approval that identifies the  existing  topography and proposed topography after grading as  well as any proposed grade retaining structures.  2. Any proposed grading which engages a natural slope of 18% or  greater  should acquire Town approval.  3. To the extent reasonably possible, Westlake encourages that grade  changes across a site be accommodated with architectural solutions  that are integral to the primary development and not with  independent retaining structures meant to create lot pads where  vertical  development occurs independent of natural grade.     ii. Take place within the “Building Area”: Any construction grading within a  lot, parcel, or tract should be limited to the Building Area identified on the  permitted grading plan page of the permit drawing set. Delineation of the  Building Area should also identify where grading equipment should be  stored, if  stored on site.  The building Area delineation should also identify  where excavated material will be stored, if such material is to be stored  on‐site.  iii. Conform to the standards for tree protection: All grading should confirm  to  the standards for tree protection specified above.  Tree preservation  zones  should be delineated with a tree protection fence prior to the start  of grading.    Standard 4.6: Screening:    a. Westlake seeks to create a view of development both in‐process and completed that is  not cluttered by the presence of storage, temporary facilities, or utility services.  Therefore, every reasonable effort should be made to screen such aspects of the site  work  as follows:  i. Storage: Storage of excavated material, construction debris, and  construction  materials should be accommodated in an orderly way so that  standing storage  areas which remain on‐site for more than 10 days are effectively screened from  street view by:  1. Temporary earthen berm  2. Wood fence  3. Natural/ native landscape    Each building site is encouraged to designate a storage area that will serve the  project.  ii. Temporary Facilities: Temporary facilities such as construction trailers and sanitary  Page 46 of 58 .  40     facilities should be located as follows:  1. Construction Trailers may be located in convenient and accessible locations  fronting a street provided that such trailers are in good condition, with visibly  designated parking, provide foundation screening, and have a porch and stair  entry with entry door cover. Construction trailers not having these features  should  be located toward the rear of the property in less visible locations.  2. Sanitary Facilities should be located toward the rear of the construction site in  places less visible to the street.  Sanitary facilities should be grouped and not  spread  out. Facility groups should be screened with a 6ft. privacy fence that  provides concealment but still allows access by service vehicles.  iii. Utility and trash Services for the vertical development: Typically, non‐residential  construction requires large electric transformers which are typically located in proximity   to electric ROW’s  along major arterials.  Where such transformer facilities are necessary  to  serve development or where trash facilities are necessary to serve development, they   should be screened in one or a combination of the following ways:  1. Landscape Screen:  Electricity Transformers may be screened with native grasses  attaining a height of 4 ft. in combination with native trees and shrub materials  planted in natural drifted forms or other forms that are part of a Master  Landscape Plan.  2. Built Screen: Both Electricity Transformers and Trash facilities may be screened  with a masonry screen that is an extension of on‐site retaining walls, decorative  walls, or other screening walls  3. Architectural Screen: Both Electricity Transformers and Trash facilities may be  screened with an architectural feature that is an extension of the development  architecture or an accessory structure with visual qualities of the development  architecture.  iv. Loading: Loading areas for non‐residential development generally require sufficient  maneuvering area for larger service vehicles.  Therefore, loading facilities should be  sufficiently screened or more integral with the development architecture, thereby  making such facilities less apparent.  Loading facilities in non‐residential construction  should be either:  i. Screened: All loading facilities meant to accommodate trucks with 3 axles or  more should be so located that such facilities do not front a public street. In  addition, street views of  such facilities should be screened with one of the  following:  1. A landscape screen comprised of evergreen screening trees and shrubs  that effectively screens at least 70% of the facilities street visibility  (excluding and driveways).  2. A built masonry screen that is at least 8 ft. and is an extension of  the architectural plane of the primary building.  ii. Architecturally Integrated: Loading facilities may be architecturally  screened, meaning  that the loading bays and drives are components of:  3. A parking structure  4. A building extension which encases the loading facility  Page 47 of 58 .  40     5. A lower floor covered by an upper floor that is supported so that  the  loading facility is subordinated to the upper floor.        vii Building mechanical Services: Mechanical services mounted to any building should be  screen from street view by an architecturally integrated and detailed, physical screen.  Standard 4.7: Walls    a. General: Walls express the mass of the structure and convey its sense of permanence.  Where there is greater relief in the wall, there is a greater sense of mass conveyed  through the deeper inset of void areas and the consequent shadow. This conveyance of  mass is most dramatically seen in the Legoretta’s design of Solana.  Westlake views the  sense of greater mass as characteristic of the Town and indicative of enduring quality.  Therefore, the walls of non‐residential construction in Westlake should demonstrate the  following features:  b. Wall systems: Generally, veneer walls over frame construction are discouraged in non‐  residential development unless the frame adds dimension to the wall to replicate the  Page 48 of 58 .  40     relief of a load‐bearing masonry construction.  Whether a modified frame or a load  bearing masonry wall the offset between the exterior wall plane and the surface of any  window or door should be a minimum of  8 inches.  Where masonry spandrel systems  are employed for taller buildings, such systems should provide the same relief.      Page 49 of 58 .  51         c. Wall finishes: All non‐residential construction in Westlake should be a predominantly  masonry finish.  The percent of masonry on the exterior of any non‐residential building,  excluding the areas of fenestration, should be as follows:  i. 1 story: 100 %  masonry  ii. 2‐3 story should  be no less than 60% masonry  iii. 3‐5 story should be no less than 50% masonry  iv. Over 5 story  to be approved by the Town    Where the masonry system or technology used requires control joints or expansion  joints, such joints should be concealed as follows:  i. Hidden by a finish detail that covers the joint  ii. Concealed with an architectural detail (such as the inside corner of intersecting  forms or pilaster or the line of a projected belt course or sill course, etc.)  d. Accepted masonry: The accepted Masonry materials include:  i. Brick that is laid in running bond or other structural stone bond patterns (e.g.  Flemish bond) and brick spandrel panel systems that use full dimension brick  and has the appearance of structural bond application.  ii. Natural Stone that is coursed in a load bearing patterns (Mosaic patterns are  discouraged unless specifically approved by the Town).  iii. Smooth face Stone or cut stone that is coursed or attached with stone veneer  systems which use true stone cut for such applications.  iv. Unit Concrete Masonry that is rough face or split face  v. Stucco that is applied to a unit masonry substrate.  When not applied to a unit  masonry substrate, the stucco application may be considered an accent material  and is permitted to be used as a non‐masonry material to the percentage of  total wall specified above.  e. Accepted non‐masonry materials: Non‐masonry materials may be used in combination  with masonry as specified in “c” above. Accepted non‐masonry materials include:  i. Stucco over a substrate other than unit masonry  ii. Commercial metal panel systems or steel plate with a minimum ¼ in. thickness  (including Corten)  iii. Special glass or other fabricated panel of a fired material that is an intrinsic  aspect of the architecture and approved by the Town.  f. Horizontal relationships within the wall: Unless there is a specific compositional intent  to an arrangement of openings within the wall plane, such openings should generally  align  horizontally and vertically.  However, the use of ribbon glass is discouraged.  g. 100% glass structures:  In accordance with item “c” above, non‐residential buildings  sheathed in glass or glass systems are discouraged unless approved by the Town.  Standard 4.8: Openings    a. General:  Openings in the architectural wall plane and the treatment thereof is  important to Westlake as an enduring aspect of both quality and identity.  Legoretta’s  Page 50 of 58 .  52     deep set piercings (for openings) of the massive wall planes of Solana illustrate that the  sculptural qualities of this design are, to a significant extent, visually conveyed by the  articulation of openings. Similarly, the horizontally and vertically aligned placement of  openings in the Deloitte elevation allows material changes in the wall plane separating  windows to create graphic patterns. Westlake views the innovative and articulate  treatment of openings to be a significant aspect of enduring identity and building quality  for the Town.  b. Glazing and glazing systems: Reflective glass is discouraged.  Glazing systems may be   used only if the final installation has the visual qualities of a window.  Buildings exteriors  that are comprised of glazing and a glazing system are discouraged unless special  approval, of such use of glass, is authorized by the Town in recognition of architectural  excellence.  c. Off set at the wall: It is the intent that openings be deeply set into the mass of the wall.  Therefore, an 8‐in. offset is recommended between the plane of the opening and the  plane of  the wall.  d. Articulation: Non‐residential buildings in Westlake will express window openings as  voids in a contiguous wall plane. Therefore, ribbon glass and totally glass buildings are  discouraged unless special approval of such use of glass is authorized by the Town  Council.  The relationship of void to solid should  not be greater than 50% void  meaning that the area of void cannot amount to more  than 50% of the solid wall area  unless special approval, of a greater ratio, is authorized  by the Town Council .  However, areas of solid  glazing are permitted, provided that they:  i. Are associated with, and limited to, an articulated sub‐mass of the building  design.  ii. Are limited to an area beneath a projecting roof that defines the area of glass  apart from the rest of the wall  iii. Where transparency of the ground floor is a key feature in the “ground level”  interaction as described below.  Page 51 of 58 .  53         Standard 4.9: The Ground level    a. General:  The relationship between the ground plane and a non‐residential structure is  key to the structure’s participation in the aspect of Westlake common to all  development.  The Town desires that a building’s interaction with the ground is one that  participates in human activity (where such activity is prevalent) or responsive to natural  setting.  Therefore, the ground floor of any non‐residential structure is an enduring  aspect of building quality in Westlake.  b. Pedestrian accommodations: The visual message of any non‐residential structure, as it  interacts  with pedestrian use of the ground plane is “come‐in” instead of “stay out”.  To have  such an inviting message, the portions of the structure interacting with the  ground  plane should embody such feature as:  i. More transparent  ii. Barrier free  iii. Highly amenitized for the comfort and pleasure of pedestrians  iv. Create favorable micro‐climate conditions  v. Externally express internal building activities.  c. Natural accommodations: The visual message of any non‐residential structure that  located in a special relationship with a natural feature should embody such features  as:  i. Allow a blending if interior and exterior that is not defined by the building wall  ii. Allow the pedestrian to stand in a special relationship to a natural feature or  natural system such as a pedestrian overlook at a lake edge.  iii. Limit all intrusions into the natural feature or system to the architectural plane  of the structure.  Creation of a building pad apart from the walls of the structure  is discouraged where such pad encroached on special natural features or  systems.    Standard 4.10: The roof    a.   General: For the most part, Westlake non‐residential design employs a pitched roof   form with a few exceptions. Westlake seeks to maintain a general continuity throughout  its non‐residential fabric while encouraging the innovative use of roof forms as a major  architectural feature.  Therefore, the roof as an architectural feature is an important  design element that sets Westlake apart from other cities and Townships in the Highway  114 corridor.  d. Roof forms:  Permitted roof forms are either:  i. Gable form  ii. Hip form  iii. Barrel form  iv. Shed form  v. Flat    It is essential that the roof design is simple with clean and uninterrupted ridge lines and that  Page 52 of 58 .  54     multiple roof forms are not intermingled unless differing forms are used on subordinate  architectural features as part of a complete composition concept.  Therefore, while gable  and hip forms can be combined, the combination of other roof forms is generally  discouraged except where specific architectural purpose is served. A flat roof may be  combined with any roof form. Roof forms other than those listed above are discouraged  unless specifically approved by the Town.  e. Roof materials: Non‐ residential roofs should employ only quality roof  materials.  Approved roof materials include:   i. Metal Roof: Including commercial metal systems that create uniform seams that  run parallel to the rake or perpendicular with the rake.  However, such  commercial systems should have closure details and closure fabricated trim that  is  low profile.  Where a commercial system is employed, the roof form should  be simple so that the mechanics of the system are not consistently compromised  to  accommodate unusual roof intersections, crickets, complex valleys, short  hips.  ii. Tile: Where the relief of the tile (if a cementitious product) is consistent with the  relief normally associated with a clay tile product.  Where a barrel tile is        used, the architecture of the structure should be appropriate for the  employment  of such a style specific roof material.  iii. Slate:  Includes a natural slate and manufactured slate that provides the  appearance of a natural slate.  Man‐made slate products should be  guaranteed  against fading. Hips should be mitered.  iv. Built‐up or membrane roofs:  Acceptable for flat roof applications when  installed in accordance with the manufacturer’s specification and qualifies for a  warranty and where a flat roof is concealed behind a minimum 10 in. parapet.    Composition roof products are discouraged in non‐residential applications.    f. Legibility: In non‐residential applications, it is essential that the roof have a clear and  legible composition.  Therefore, a roof should be associated with a clear architectural  mass from which it derives its form.  g. Skyline relationship: It is anticipated that Westlake, at some point in its build out will  have a “skyline”.  Skyline can be defined as the collective image of taller buildings as  they are viewed above other buildings and against the sky.  For some cities, the skyline  is an iconic expression of place.  Therefore, taller buildings are called upon to establish a  meaningful  contribution of Westlake as follows:  i. Buildings taller than elevation 700: Buildings in Westlake that are located  within the Regional Commercial Districts, or those Community Commercial  Districts fronting Highway 114 and have a height exceeding 700 feet above sea  Page 53 of 58 .  55         level are considered “skyline contributing buildings” and are subject to the  following design considerations.  ii. Vertical gesturing components rather than horizontal: Skyline contributing  buildings should have a vertical gesturing component as follows:  1. Buildings that are more horizontal than vertical: Such buildings should  have a significant form component which is vertically gesturing,  meaning that the significant form is more vertical than horizontal. In  addition, the vertical completion of the form should present a  “capping”  form or complexity.  2. Buildings that are more vertical than horizontal: Such buildings should  present a “capping” form or  other complexity contributes  to the skyline.    iii. Complexity of profile: In the  aggregate, the buildings which  contribute to the skyline of  Westlake should present a  varied profile against the sky.                          Standard 4.11: Parking:    a. General: The generally greater parking demand of non‐residential development  produces large expanses of parking apron that tend to isolate the development  structure within a zone of parking, thereby detaching the primary structure from a  desired relationship with the landscape.  To avoid the visual dominance of parking areas  that isolate buildings, non‐residential parking in Westlake should meet the following  standards in addition to any parking landscape requirements contained in the Westlake  Code of Ordinances or an individual PD Ordinance.  b. Form and expanse: Where surface parking areas engage natural water or land features,  the parking geometries should avoid straight lines and introduce curvilinear parking  edges  that are more associated with the natural landscape they engage.  In addition,  surface  parking areas should avoid large single expanses where any single expanse of  Page 54 of 58 .  41         uninterrupted parking apron exceeds 10% of the land area, exclusive of the building  footprint.  c. Relationship to street: Surface parking areas should avoid creating edges that  parallel  street pavement and abut the street parkway with a curvilinear edge.  d. Ruralization or urbanization of the parking facility: There are 4 Character Districts  ascribed to Westlake in the 2015 Comprehensive Plan which describe settings that are  more urban (e.g. The Regional Commercial District) and settings that are more rural (e.g.  Community Commercial 3 District).  In each of these settings, when surface parking is  associated with non‐residential development, the parking itself is a significant  component of the visible landscape and should embody features consistent with the  nature of the Land Use Character District in which such surface parking is located.  Therefore, surface parking related to non‐residential development in Westlake should  embody qualities of layout and landscaping that contribute to implementation of the  Land Use Character District in which such surface parking is located and include the  following:  iv. Layout: Surface Parking areas located in Regional Commercial and Community  Commercial 1 Districts should compliment the more urban character of such  districts by maintaining regular geometries in layout and parallel arrangement  of parking rows.  However, in more pastoral areas (e.g. Community Commercial  2 and 3 Districts and certain Town Community Districts in closer proximity to  Dove Road) should employ a curvilinear layout wherein the undulating rows  open  up areas of landscaping which further breakdown the normal expanse of  parking.  v. Landscaping: The dominance of landscaping becomes more important as the  surface parking areas are located in more pastoral Land Use Character Districts.  Therefore, surface parking areas located in Community Commercial 2 and 3  Districts and certain Town Community Districts located in close proximity to  Dove Road should provide landscape areas within the parking layout that permit  the drifted clustering of native trees.  These landscape areas, in aggregate, for  and single parking layout should permit at least 1, 3.5 in caliper tree (measured  12  in. above the root flair) for every 10 parking spaces and comprise a planting  space no smaller than 20% of the total surface parking lot.  Page 55 of 58 .  42           Page 56 of 58 .  43     Section 5: Landscaping  Standard 5.1: Design    a. General: Landscape design is essential to establishing the relationship of building to land that  manifest the importance of Westlake’s place within its indigenous landscape and its special  features.  From the  time a landscape design is installed and through its maturity, that design  continues to reflect, in ever more powerful ways, the extent to which the natural form of  Westlake influences  and shapes its built form. Therefore, landscape Design is an essential aspect  of enduring quality.  The Town of Westlake determines that the following are important  considerations that any  landscape design for residential developments and non‐residential sites  should embody.  i. Extension of and integration with the indigenous natural fabric: When a development  and/or a non‐residential construction displaces a significant amount of natural mosaic, it  is essential that the Landscape design which infills the disturbed area re‐knits the  disturbed natural fabric together.  To the extent reasonable when accommodating the  new construction, re‐knitting the natural mosaic may be accomplished by replacement  of  disturbed vegetative communities, use of an indigenous plant palette, preservation  of  (and continuation of) natural water courses, preservation of (as well as restoration  of)  steep slopes over 20%, and preservation of land mark landforms.  ii. Natural forms over ornamental: When detention and/or retention facilities are  installed, natural water  courses are reconfigured,  or flood plain is reclaimed,  the configuration of such  facilities, flow‐ways,  modified flood plain,  creating wetlands, or  creating earthen berms  should be executed in  forms and configurations  that are natural and  organic.  Therefore, regular  geometries, uniformly  parallel containment, and  other orthogonal  articulations of the land  when accommodating  water and/or creating land  forms are discouraged.  Page 57 of 58 .  44         iii. Rural and urban treatments: The great magnitude of entitlement square footage  permitted by the existing zoning of Westlake, means that portions of the Town will be  more Urban while other portions will remain rural. Each of these settings justifies an  appropriate landscape design response.  In the more rural portions of the Town  (pastoral District, Community Commercial 2 and 3 Districts, and Town Districts  exclusive of  the Town Core) landscape design for residential development and non‐ residential  projects, bed and plant massing geometries should be more organic, plant  groups more  drifted, greater bio‐diversity with a dominance of native materials.  In  the more urban  portions of the Town (The Regional Commercial District, the  Community Commercial 1  District, and the Town Core District) more formally  arranged landscape design with  more species dominant installations are permitted.  iv. Tree preservation and native plant community preservation: See tree preservation  ordinance and the tree preservation component of the Site Work  Standard in both the residential and non‐residential  portions of this document.    Standard 5.2: Residential landscaping:    a. General: The above specified landscape standards for residential use apply to the Residential  Development as well as those specified below as applicable  b. Foundation Planting: Landscape Design for a residential lot should be appropriate to the  architecture of the home.  Where foundation landscaping is used, it should be “layered” along  any  street facing elevation. Layered means that the foundation landscape edge should be  comprised   of at least 3 layers: one upper layer of medium evergreen shrub approximately 30‐36  in. high  and 2 layers of shorter shrubs, or 1 shrub and an ornamental grass, planted in beds  having a  minimum width of 72 inches. Upper layer shrubs should be 5‐gallon container plants  planted 30 in.  on center, triangular spacing.  Lower layer shrubs should be a minimum 3‐gallon  container     plants, planted at 24 in. on center, triangular spacing.  c. Floating Beds: Free floating beds in front yard lawn areas of lots that are 30,000 sf. or less are  discouraged.    Standard 5.3: Non‐residential landscaping:    a.   General: Non‐residential landscaping should be approved on a case‐by‐case basis.  However,  non‐  residential landscaping along any of the Town’s arterials should extend the “borrowed”  streetscape established by other non‐residential development along that arterial. Borrowed  streetscape is that portion of the site landscaping that extends from the ROW to a point 20 feet  into the property.    Page 58 of 58 estlake Town Council TYPE OF ACTION Regular Meeting - Action Item Monday, February 26, 2018 TOPIC: Conduct a public hearing and consideration of Ordinance XXX approving an amendment to the Comprehensive Plan, amending the Land Use Plan map contained within. The changes are limited to an approximately 62.53- acre portion of Lot 1, Block 3, Westlake/Southlake Park #1, located along the south side of Solana Blvd., west of the intersection of Sam School Road and Solana Blvd STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Mission: Westlake is a unique community blending preservation of our natural environment and viewscapes, while serving our residents and businesess with superior municipal and academic services that are accessible, efficient, cost- effective, & transparent. Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) This request is a companion item to the Wilbow rezoning request detailed in the staff memo that follows this item. State law mandates that any zoning change that does not match the future land use shown on the community’s comprehensive plan necessitates a formal amendment to the future land use plan as part of the zoning change. The Westlake Comprehensive Plan approved in 2015 includes a Land Use Plan that shows 16 future land districts. The 16 land use districts are derived from eight basic character districts tying back to the community types that were derived from the Framework Plan as well as community input. Given the emphasis on character, the 16 land use districts are rather inclusive of other land uses provided the overall character goals for each district are met. As it relates to the subject property, the Comprehensive Plan Land Use Plan shows a large portion of the subject property as open space, mostly on the western portion of the property. The approximate acreage shown as open space in the Comprehensive Plan is 33 acres, or 52.8% of the total subject property area. The applicant’s proposal includes more acreage for open space, for a total of 43.3 acres of open space, or 69% of the subject property area. The open space proposed by the applicant is broken down as follows: • Parkland Dedication (southeast Hill): 11.6 acres (26.8% of total open space) • Western and Southern Conservation buffers: 22 acres (50.8% of total open space) • All other open space: 9.7 acres (22.4% of total open space) Given the differences noted above and shown on the attached exhibit, the proposed development will require approval of an amendment to the comprehensive plan Land Use Plan. PLANNING AND ZONING COMMISSION On January 22, 2018, the Planning and Zoning Commission voted to recommend approval of this item by a (4-1) vote. RECOMMENDATION Any vote on this request should be consistent with the subsequent vote regarding the rezoning request. Consistent with the recommendation on the rezoning request, staff recommends approval. ATTACHMENTS 1. Current/Proposed Land Use Exhibit 2. Ordinance XXX Current Comprehensive Plan Land Use Map Subject Property CC2A– Community Commercial Open Space Proposed Comprehensive Plan Land Use Map Amendment Subject Property CC2A– Community Commercial Open Space Amendment Area Open Space CC2A– Community Commercial Ordinance 845 Page 1 of 3 TOWN OF WESTLAKE ORDINANCE NO. 845 AN ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS APPROVING AN AMENDMENT TO THE COMPREHENSIVE PLAN, AMENDING THE LAND USE MAP CONTAINED WITHIN. THE CHANGES ARE LIMITED TO THE AREAS SHOWN IN EXHIBIT A. WHEREAS, the Town of Westlake, Texas is a general law Town; and WHEREAS, on August 24, 1992, the Town Council approved Ordinance 199 adopting a Comprehensive Plan for the Town; and WHEREAS, on March 2, 2015, the Town Council approved Ordinance 747 adopting a new Comprehensive Plan ("Forging Westlake") for the Town; and WHEREAS, Section 26-35 of the Town of Westlake Code of Ordinances requires that the zoning of properties be in conformance with the Comprehensive Plan; and WHEREAS, the Housing, Open Space, Economic Development and Land Use objectives of the Town will be furthered by the amending of the Land Use Map; 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 findings hereinabove are found to be true and correct and are incorporated herein by reference as if copied in their entirely. SECTION 2: That the Town of Westlake hereby approves amendments to the Land Use Map, as shown in Exhibit A. Ordinance 845 Page 2 of 3 SECTION 5: That this Ordinance shall become effective from and after its date of passage. PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY, 2018. ATTEST: _____________________________ Laura L. Wheat, Mayor ____________________________ Kelly Edwards, Town Secretary ______________________________ Thomas E. Brymer, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney Ordinance 845 Page 3 of 3 EXHIBIT A estlake Town Council TYPE OF ACTION Regular Meeting - Action Item Monday, February 26, 2018 TOPIC: Conduct a public hearing and consideration of Ordinance XXX approving a zoning change request for an approximately 62.53-acre portion of Lot 1, Block 3, Westlake/Southlake Park #1, located along the south side of Solana Blvd., west of the intersection of Sam School Road and Solana Blvd. the property is currently zoned Planned Development District (PD1-1); Proposed zoning: Planned Development District (PD6) to include primarily single family residential uses, including a request for approval of a concept plan and development plan; approval of a Specific Use Permit for Private Streets. STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Mission: Westlake is a unique community blending preservation of our natural environment and viewscapes, while serving our residents and businesess with superior municipal and academic services that are accessible, efficient, cost- effective, & transparent. Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) NOTE: This item involves a new request by the developer, submitted as part of a new application and requisite fee. The previous request, zoning case Z-06-19-17, was denied by the Town Council on November 27, 2017. The November 27, 2017 Town Council agenda packet containing all of the relevant documentation and history regarding the previous request is available to view at the following link: http://weblink.westlake-tx.org/WebLink/Browse.aspx?id=345002&dbid=0 The primary difference between the previous request and the current request involves the following: • a reduction in the number of lots to 56 from 65 (NOTE: the proposal originally forwarded to the Planning and Zoning Commission on January 22, 2018 included 59 lots); • an increase in open space from 59.5% to 69%; • a reduction in the number of homes located south of the natural ridge on the subject property from 22 to 4. The applicant has provided a letter and other documentation that further details the request. EXPLANATION This request involves the creation of new Planned Development District, which would be called “PD6”. Included as part of this request is the approval of a concept/development plan as required for PD districts in the zoning regulations, and the approval of a Specific Use Permit for Private Streets. It should be noted that any conditions inherent the current PD1-1 zoning (which includes Ordinances 202, 588, 691, 751, 767 and 774) would not apply to this new PD district if approved as proposed. The proposed development would include 56 single family detached units (reduced from 59 lots). 69 percent of the development would be reserved as open space, much of which would involve conservation areas, set aside to provide buffering and preserve native tree stands. Two entrances would be provided from Solana Blvd. The following is a detailed analysis of the applicant’s proposal. All applicant proposals will be written as regulatory conditions in the approving ordinance for the proposed new Planned Development district. Any staff conditions/recommendations are noted below in red and will also be placed in the approving ordinance. RESIDENTIAL DESIGN According to the applicant, the development will include luxury custom villa homes (3,000 to 5,000 square feet) with one and two story massing and 2 and 3 car garages. The applicant estimates the home values to be between $1.2 and $1.7 million dollars. Proposed Lot Specifications Lot Density: 56 residential lots measuring at least 8,750 square feet in area, or approximately 0.9 lots per gross acre. Lot Dimensions: Village Homes Minimum lot size: 10,000 sf Minimum lot width: 80’ on standard lots, 40’ on cul-de-sacs and elbows Cottage Homes Minimum lot size: 8,750 sf Minimum lot width: 70’ on standard lots, 30’ 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). Proposed Home Specifications Minimum Size: All residences shall be a minimum of 3,000 sf of air-conditioned living space. Massing: For 2-story structures, the 2nd 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-point 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: Village Homes shall have a minimum of three (3) enclosed parking spaces. Cottage Homes shall have a minimum of two (2) 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 may have lot line fences comprised of metal picket. Only privacy fences comprised of metal picket shall be permitted 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. STAFF RECOMMENDATION: As a condition of the approval, the residential design requirements included in the residential deed restrictions shall be approved by the Town Council as a later resolution when they are finalized. The design requirements shall be generally consistent with the Westlake Building Quality Manual. Approving the design requirements contained in the deed restrictions provides guidance and clarification for staff in reviewing building and other development plans. Regarding building height, staff recommends changing the maximum height calculation as follows: “Lots designated as being limited to a one-story building height shall be not higher than 18 feet measured from the finished floor elevation to the ridge top of the highest roof span.” This change is reflected in the proposed ordinance. OPEN SPACE / TREE PRESERVATION / LANDSCAPING AND BUFFERING According to the revised 56 lot concept plan, 69 percent of the development will be composed of open space. Most of the open space is located on the perimeter of the development, with a significant portion located adjacent to Sam School Road. The perimeter open space would be located along Solana Blvd. and the western and southern boundary of the development. The open space along Sam School Road is proposed as a possible park dedication to the Town by the developer as detailed in the documents provided by the applicant. Tree Preservation According to the applicant, the development plan has been carefully designed to minimize grade and tree disturbance other than for the creation of the private street and utility easement areas, the slope area around the East Entry, and a designated disturbance zone for each lot. The disturbance zone on each lot will allow the developer, lot owner, and home builder to remove trees in the designated building envelope, designated driveway area, the side setbacks, and in the first 5’ of the rear setback. In the side setbacks and the 5’ rear setback buffer zone, 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 33.5 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, Solana Boulevard, and include the “Mayor’s Hill” land area that fronts on Sam School Road. • A landscaping plan for the Solana Boulevard median that fronts the project that consists of a combination of pine tree plantings and other water tolerant landscaping consistent with plantings in place on Solana Boulevard. • Environmental enhancements that may include the following: 1. Investigating rainwater collection systems that would be encouraged on each home to create a first source irrigation option 2. Where possible, bio-swale installation to reduce storm water runoff Each lot owner will be required to prepare a tree survey of the setback areas designated for non- disturbance. Any additional tree disturbance by a lot owner in these areas will require further tree mitigation based on either a compensating payment based on a $100 per caliper inch formula for protected trees approved for removal by the Town, or replacement tree planting equal to the tree loss. STAFF RECOMMENDATION: The street side yard of a corner lot is not exempt. Regarding the requirements for a tree survey, staff recommends that prior to approval for construction, excavation and grading of any portion on the subject property, a tree survey that meets the requirements of Chapter 98 of the Code of Ordinances shall be submitted and reviewed for compliance by the Town Manager or designee. In order to protect existing understory, areas where construction activities may be performed at a later date and/or are restricted/prohibited, such as individual residential lots and open space/conservation areas, submission of a tree survey for said areas may deferred until a building permit application is received or, in the case of a conservation/open space area, waived as determined by the Town Manager or designee. Regarding lots restricted to one story in height, staff recommends that these lots not be pre-graded by the developer and shall be graded at the time of building permit issuance by the homebuilder. Prior to grading and permit issuance, the home builder for each home site shall submit a tree protection and mitigation plan and an engineered grading plan that demonstrates compliance with the view shed recommendation in the Comprehensive Plan wherein no portion of the home is visible above the existing tree canopy as viewed from any point south of the subject property. 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 56 lot density would result in a parkland dedication area of approximately 1.87 acres. Approximately 33.6 acres of open space is proposed to be donated to the Town (or its designee), of which approximately 11.6 acres is intended to satisfy the Parkland Dedication requirement. Comprehensive Plan Recommendations: The Parks, Open Space and Trail Plan in the Comprehensive Plan shows a “community park” on the western portion of the subject property. The Comprehensive Plan defines a community park as a “central community park area that provides opportunities for shared community activities. These can include open fields for impromptu sport activities as well as park bench areas, dog-park facilities, pavilions, picnic areas, etc.” The plan further states that a community park should be between 25 and 35 acres in size. Staff analysis: The Comprehensive Plan Land Use Plan shows a large portion of the subject property as open space, mostly on the western portion of the property where the community park area is also shown. The approximate acreage shown as open space in the Comprehensive Plan is 33 acres, or 52.8% of the total subject property area. The applicant’s proposal includes a total of 42.5 acres of open space, or 68% of the subject property area. The open space proposed by the applicant is broken down as follows: • Parkland Dedication (southeast Hill): 11.6 acres (26.8% of total open space) • Western and Southern Conservation buffers: 22 acres (50.8% of total open space) • All other open space: 9.7 acres (22.4% of total open space) STAFF RECOMMENDATION: Given the above proposals by the applicant and the recommendations of the Comprehensive Plan, staff recommends the following: • Maintenance responsibilities, details of amenities, and final locations of parking and trails shall be approved through a separate agreement between the applicant/developer and the Town. Said agreement shall be approved before a notice to proceed with the construction of public improvements is issued by the public works director. • Prior to approval of the final agreement between the developer and the Town, a public workshop shall be held whereby public input is received concerning the final park design and amenities. SIDEWALKS AND TRAILS 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 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. All courts and other internal streets shall be exempt from the sidewalk requirement. 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 improved to either a concrete condition or be maintained with the existing decomposed granite as designated on the construction drawings. STAFF RECOMMENDATION: Staff recommends that the existing trail along Solana Blvd. be upgraded to a concrete trail as required by the Code of Ordinances. FENCING All homes may have lot line fences comprised of metal picket. Only privacy fences comprised of metal picket shall be permitted on interior side lot lines to provide privacy to outdoor patio and pool areas. TRAFFIC, STREETS AND ACCESS The proposed development will have two entrances from Solana Boulevard located at existing median cuts. The applicant has provided a traffic memorandum performed by a registered professional engineer. Based on the methodology provided in the memorandum, a total of 642 trips per day will be generated by the development. The memorandum also recommends the construction of a left-turn lane at the easternmost entrance Drive. The reason for the recommendation is due to the higher site volumes, the complexity of the intersection, and the higher amount of competing traffic. Staff concurs with the recommendation and this requirement will be included in the proposed PD ordinance and the development agreement. All community streets will be private and constructed of asphalt with concrete outer bands and/or mountable curbs fronting the lots. The streets are proposed to be 27 feet in width including a mountable concrete curb on both sides. A Code of Ordinances requires a Specific Use Permit (SUP) for any development containing private streets. The required SUP is included with this request. 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. PLATTING Although the subject property is already platted, if approved, the portion of the current plat that includes the subject property will be required to be vacated, after which a Preliminary Site Evaluation and a final plat will be required for submission and approval. Approval of a separate development agreement between the Town and the developer is also required by the Code of Ordinances. PUBLIC ART The Town Design Structure Plan in the Comprehensive Plan contains design action standards that include public art recommendations. The plan states that “it is preferable that art is intrinsic to the design of the space rather than a commissioned piece to be installed in the space. In February and June 2017 respectively the Town Council approved a public art plan and nominated members for a public art competition advisory committee. The developer proposes the following public art contribution: “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.” The public art proposal will be referenced in the draft PD ordinance with the above terms to be included in the development agreement between the Town and the applicant. PUBLIC NOTIFICATION A total of 53 public hearing notices were sent to owners of property located within a minimum 200 feet of the subject property. Additionally, notice of the public hearing was published in the Fort Worth Star Telegram on Wednesday, January 10, 2018. To date staff has received official correspondence opposing the request from 36 property owners, 18 of which are located within 200 feet of the subject property for a total of 21.05% of total land area opposed within the 200 foot notification area. One letter in favor of the request has been received. Section 26-66(c) of the Code of Ordinances states that “whenever such written protest is signed by the owners of 20 percent or more of the area of the lots or land included in such zoning change, or of the lots or land immediately adjoining the same and within the above-mentioned 200 feet radius, such change in zoning shall not become effective except by a favorable vote of three-fourths of all the members of the board”. Therefore, a supermajority vote of the Town Council is required in order to approve this request. PLANNING AND ZONING COMMISSION On January 22, 2018, the Planning and Zoning Commission voted to recommend approval of this item by a (4-1) vote subject to the following conditions: 1. That the streets in the development be composed of concrete; 2. That the approved Concept/Development plan be the 56 lot plan presented by the applicant to the Commission at the January 22, 2018 meeting; 3. That Lot 4 on said plan be restricted to a single story structure; 4. That all staff recommendations contained in the staff report be included in the proposed PD ordinance. The attached proposed PD ordinance contains these conditions. SUMMARY AND RECOMMENDATION Notwithstanding the amendments required to the Land Use Plan and the Parks and Open Space Plan, the request is largely in compliance with the recommendations of the Comprehensive Plan as detailed in previous agenda briefings regarding the subject property. At the November 27, 2017 Town Council meeting, several residents from the Glenwyck Farms neighborhood voiced their approval of a 56 lot plan that was provided by the applicant at that meeting. The 56 lot plan showed a total of seven homes on the southern side of the natural ridgeline on the subject property, out of which six were restricted to a single story in height. Several Council members also commented on the preservation of the view shed on the southern portion of the subject property. Comments were also made concerning the amount of waivers requested. Many of those concerns have been addressed with the current proposal subject to staff’s recommendations. The current, proposed 56 lot plan exceeds the 56 plan presented on November 27, 2017 in that the number of lots located south of the natural ridgeline has been reduced to four from six and the setback along Solana Blvd. has been increased. Additionally, t he primary issue regarding consideration of the 56 lot plan as presented on November 27, 2017 was the amount of waivers, including fee waivers, requested by the applicant as part of their proposal. Many of these waivers, including most, if not all, of the fee waivers have been rescinded. As it relates to any development on the southern portion of the ridgeline, the 2015 Comprehensive Plan states that the “View Shed Zones (wherein the subject property is located) are sensitive to Displacement of Natural Fabric because it is the intervening natural fabric that mitigates the visual proximity of residential and non-residential development”. The plan recommends that the view sheds be protected where possible. Staff agrees that the final proposed 56 lot plan, in addition to the recommendations noted above and included in the proposed ordinance, adequately addresses the comprehensive plan recommendations and the comments received at the November 27, 2017 Town Council meeting. Therefore, staff recommends approval subject to the provisions contained in the proposed PD ordinance. The following are the provisions of the proposed PD ordinance as drafted by staff: 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 56 residential lots. B. The development authorized by this ordinance shall be consistent with the Concept/Development Plan, attached as Exhibit B-1. Minor deviations in lot and street locations are allowed provided that conservation easement dimensions are not reduced between lots in this development and the development property boundary and, the percentage of open space in the development is not reduced. C. 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. 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. D. 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) E. 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 and Width: Lot size and width shall meet the following conditions: 1. Village Homes a. Minimum Lot Size: 10,000 square feet b. Minimum Lot Width: 80 feet on standard lots, 40 feet on cul-de-sacs and elbow lots. 2. Cottage Homes a. Minimum Lot Size: 8,750 square feet b. Minimum Lot Width: 70 feet on standard lots, 30 feet on cul-de-sacs and elbow lots. B. 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). C. Minimum House Size: All residences shall contain a minimum of 3,000 square feet of air-conditioned living space. D. Massing: For two-story structures, the second story shall not exceed 50% of the first floor footprint. E. 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 height as shown on Exhibit B-1 and B-2 shall be not higher than 18 feet measured from the finished floor elevation to the ridge top of the highest roof span. F. 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. G. Garages: Village Homes shall have a minimum of three (3) enclosed parking spaces. Cottage Homes shall have a minimum of two (2) 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. H. 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. I. Exterior Walls: Exterior walls shall have horizontal and vertical articulation or architectural delineation on all elevations as further detailed in the development design guidelines. J. 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 incorporate the recommendations contained in the Building Quality Manual referenced in Chapter 62, Article III of the Code of Ordinances. With the exception of any guideline provision addressing a particular architectural style, said design guidelines shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions above. Guideline provisions to be enforced by staff include, but may not be limited to, general building articulation, massing, fenestration, roof slope and building materials. 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. 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, which may include other similar species as approved by the Town Manager or designee, in the portion of the Solana Boulevard median that is adjacent to the subject property. Said planting shall be in a configuration and size that is generally consistent with the median trees planted as part of the Entrada development and shall be 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: 1. The following areas are hereby exempt from the requirements for tree mitigation and protection: a. Roadways and trails; b. The residential building envelope; c. The designated driveway area; d. The side yard setback (except on the street facing side of corner lots); e. An area of no more than five feet into the rear yard setback. 2. Within the exempted side yard setbacks and rear yard areas as described above, removal of 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; c. With the exception of open areas located adjacent to and along Solana Blvd. as depicted in Exhibit B-2, 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. 6. Tree Survey Requirement: Prior to approval for construction, excavation and grading of any portion on the subject property, a tree survey that meets the requirements of Chapter 98 of the Code of Ordinances shall be submitted and reviewed for compliance by the Town Manager or designee. In order to protect existing understory, areas where construction activities may be performed at a later date and/or are restricted/prohibited, such as individual residential lots and open space/conservation areas, submission of a tree survey for said areas may deferred until a building permit application is received or, in the case of a conservation/open space area, waived as determined by the Town Manager or designee. C. Open Space and Conservation Areas 1. All open space and conservation easements, including public and private, shall be consistent with Exhibit B-2. Open Space setbacks and dimensions shall be consistent with Exhibit B-1. 2. As depicted on Exhibit B-2, conservation areas shall be designated and dedicated to the Town, or to 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”. 3. All open space not designated as a conservation easement/area shall be maintained by the HOA. 4. Private open space amenities shall, at a minimum, include a pavilion, dog water and waste stations and a Bocce ball court, which shall not be permitted within any private open space adjacent to and along Solana Blvd. D. Parkland Dedication – Parkland dedication as proposed by the developer in Exhibit B-3 is hereby approved subject to the following conditions: 1. Parkland dedication shall be consistent with Exhibits B-1 and B-2. 2. Dedication of the 11.6-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. 3. Maintenance responsibilities for the existing, pre-improved state of said property shall be the responsibility of the developer/HOA. 4. Details of amenities, and final locations of parking and trails shall be approved through a separate agreement between the applicant/developer and the Town. Said agreement shall be approved before a notice to proceed with the construction of public improvements is issued by the public works director. 5. Prior to approval of the final agreement between the developer and the Town, a public workshop shall be held whereby public input is received concerning the final park design and amenities. 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 concrete. 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 27 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 low intensity 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 are shown on Exhibit B-2). The portion of the existing Solana Boulevard public trail that is adjacent to the development shall be improved to a concrete trail per the trails plan and the Code of Ordinances. Final construction details including final trail location and dimensions may be further defined in the development agreement. 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 space dimensions shall comply with the parking standards contained in the Code of Ordinances and shall be landscaped per the requirements for parking lot landscaping contained in the Code of Ordinances. Said parking locations shall be consistent with Exhibit B-1 and B-2 and 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. F. Cluster mailboxes – Prior to installation, the final design, location and size of any cluster mailboxes as required by the United States Postal Service shall be submitted to the Town Manager or designee for review. Upon review, the Town Manager or designee may approve or deny said design, location and size. If denied, the developer may appeal the decision of the Town Manager or designee to the Town Council provided the written appeal is received not later than 30 days from the formal notice of denial. Section 6 – Utilities, Drainage and Grading 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 Duct Bank shall be located within a utility easement, the final details of which shall be determined by the Town Manager or designee. 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 Manager or designee. D. Lot Grading - Homes constructed on lots that are restricted to one-story in height shall not be pre-graded by the developer and shall be graded at the time of building permit issuance by the homebuilder. Prior to grading and permit issuance, the home builder for each home site shall submit a tree protection and mitigation plan and an engineered grading plan that demonstrates compliance with the view shed recommendation in the Comprehensive Plan wherein no portion of the home is visible above the existing tree canopy as viewed from any point south of the subject property. 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. ATTACHMENTS a. Existing Location Map b. Developer Submittal: Applications and Written Proposals from Developer c. Developer Submittal: Development Concept Plans and Exhibits d. Developer Submittal: Entryway Exhibits e. Developer Submittal: Lot Layout Exhibits f. Developer Submittal: Open Space Amenities g. Staff Exhibit: Current Zoning Map h. Staff Exhibit: Comprehensive Plan Parks, Open Space and Trails Plan i. Staff Exhibit: Comprehensive Plan Land Use Plan j. Correspondence Received as of 2-16-18 k. Ordinance XXX Z-06-19-17 Davis Blvd. Dove Rd. Z-12-29-17 1 THE KNOLLS AT SOLANA PROPOSED DEVELOPMENT PLAN PROPOSED PLANNING DISTRICT 6 JANUARY 2018 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 up to 56 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, 2 or 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: Pavilion, Dog Stations (Water and Waste), Bocce Court Private internal trail network with connections to the Solana Boulevard, Larry North Fitness, 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 Solana Boulevard buffer area and the development zone. In addition, any discretionary 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 up to 56 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 2 233,050 sf against a total land area of approximately 2,722,500 square feet, or 8.56% 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: Up to 56 residential lots ranging in size from 8,750 square feet (approximately 70’ x 125’) to as much as 18,000 square feet or greater in area. Lot density is less than 1 lot per gross acre. A Concept Plan is attached for reference. Lot Size: There are two categories of homes/lots: Village Homes Minimum lot size: 10,000 sf Minimum lot width: 80’ on standard lots, 40’ on cul-de-sacs and elbows Cottage Homes Minimum lot size: 8,750 sf Minimum lot width: 70’ on standard lots, 30’ 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 3 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). 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 2nd 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-point 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: Village Homes shall have a minimum of three (3) enclosed parking spaces. Cottage Homes shall have a minimum of two (2) 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. 4 Fences: All homes may have lot line fences comprised of metal picket. Only privacy fences comprised of metal picket shall be permitted 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. PARKS AND OPEN SPACE Open Space: Per the Westlake Comprehensive Plan and Future Land Use Plan, approximately 34 acres of the 62.5 acres subject site is designated as open space and/or a community park. Per the proposed development plan, approximately 43.5 acres or 69.0% 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 33.5 acres of the open space is proposed to be donated to the Town (or its designee). The total open space of 42.5 acres breaks out as follows: • Approximately 33.5 acres of open space to be donated to the Town (or its designee) as part of the Tree Mitigation Plan and Parkland Dedication. The public open space will consist of: o Approximately 22 acres 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 a small portion of Solana Boulevard. o Approximately 11.0 acres to be designated as a community park generally located on the area known as the “Mayor’s Hill” • Approximately 9.0 acres of private open space that includes the Solana Boulevard frontage (with a public access easement for the public trail) and various open space areas within the development area. 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 56 lot density would result in a parkland dedication area of approximately 1.87 acres. As discussed above, approximately 33.5 acres of open space is proposed to be donated to the Town (or its designee), of which approximately 11.6 acres is intended to satisfy the Parkland Dedication requirement. 5 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). Utility Easement: In addition to the street width, there will be a utility easement of up to 20 feet in width on each side of the street to provide for the Duct Bank and sidewalk. 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 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. All courts and other internal streets shall be exempt from the sidewalk requirement. 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 improved to either a concrete condition or be maintained with the existing decomposed granite as designated on the construction drawings. 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 in a utility easement throughout the community as required by Town ordinances. The home builder 6 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 20.0 acres generally centered within the 62.5 acre parcel. Along the Solana Boulevard ROW, a development setback ranging from 75’ to 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 280’ to over 500’ with the majority of the setback set at 380’ or more. The eastern portion of the property (“Mayor’s Hill”) to the Sam School Road frontage is planned to be part of the open space to be donated to the Town (or its designee) with a plan for it to be a community park with certain improvements and an art installation, all to be maintained by the HOA. 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 easement areas, the slope area around the East Entry, and a designated disturbance zone for each lot. The disturbance zone on each lot will allow the developer, lot owner, and home builder to remove trees in the designated building envelope, designated driveway area, the side setbacks, and in the first 5’ of the rear setback. In the side setbacks and the 5’ rear setback buffer zone, 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 7 • 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 33.5 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, Solana Boulevard, and include the “Mayor’s Hill” land area that fronts on Sam School Road. • A landscaping plan for the Solana Boulevard median that fronts the project that consists of a combination of pine tree plantings and other water tolerant landscaping consistent with plantings in place on Solana Boulevard. • 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 Each lot owner will be required to prepare a tree survey of the setback areas designated for non-disturbance. Any additional tree disturbance by a lot owner in these areas will require further tree mitigation based on either a compensating payment based on a $100 per caliper inch 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. Plan ElEmEnts: Parks, OPEn sPacE, and trails Plan 203 tween neighborhood trail heads (as described in the Town Structure Plan) and bike/ pedes-trian pathways to points of destination, such as shopping, working, and/ or schools. Town trails are meant to reduce locally generated vehicular trips and make the Town more pe-PARKS & OPEN SPACE PLAN Active/ Recreation Hybrid Passive High Preservation of Open Space/ Landscape Heritage Natural Preserves/ Landmark Landforms Rural Ranch Landscapes Connection Open Space Low Impact/Nature Trails Recreational Open Space Town Trails Neighborhood trails Community Park School Park Neighborhood Park Regional Trails Mini/ Urban Park Town Common/ Public Gathering Low DISCLAIMER: The open space configuration and land area thereof, shown on the Parks and Open Space Plan in no way modifies the open space illustrated by any approved PD Plan or represented by the language/standards of any PD Ordinance. In addition, the open space shown may be either public or private and an open space may not be available to public use or access. This open space configuration and land area is meant to be a guide to the Council in their review of development site plans submitted for their approval, requests by any property owner to amend/ revise any PD plan or PD Ordinance language, request a change of zoning, and/or requests to transfer commercial square footage from one land use district to another are submitted for Council approval (when the legal mechanism for such transfer has been adopted by the Town of Westlake). See Section C of the Implementation Plan for trig-ger points and other policy related information.The recreation and park facilities shown on the Parks and Open Space Plan in no way modifies the language of any approved PD Plan or Ordinance. The location of a public recreation or park facility is to be determined through a cooperative Town/ property owner process which takes place as site plans, requests for amendment of any existing Planned Development Ordinance, a request for rezoning, and/or requests to transfer commercial square footage from one land use district to another are submitted for Council approval (when the legal mechanism for such transfer has been adopted by the Town of Westlake). See Section C of the Implementation Plan for trigger points and other policy related information.Preservation of Open Space/Landscape HeritagePassive Open SpaceHybrid Open SpaceActive Open SpaceThe Parks, Open Space, and Trails Plan(s) is a vision of a connected and integrated natural fabric that preserves the natural assets and pastoral vistas of Westlake while providing the recreational opportunities necessary to serve the present and future population. There-fore, the Parks, Open Space and Trails Plan(s) for Westlake considers passive open spaces, whose primary effect is to preserve, active recreational parks, whose primary effect is to serve the recreational needs of the permanent and daytime population, and hybrid open spaces which have aspects of both preservation and recreation. More specifically, the types of Open Spaces and Trails presented in the Plan(s) include:Passive Open Spaces• Natural Preserves/ Landmark Landforms: Areas of relatively undisturbed landscape (sometimes a restored landscape) for the purpose of maintaining the presence and health of natural systems (such as water flow), tree and other vegetative communi-ties, and ecotone diversity.• Rural Ranch Landscapes: Areas of culturally significant and/ or historic agricultural activities that are part of the identity of Westlake.• Connection Open Space: Open space linkages between other open space areas that preserve the natural mosaic, create a harmonious merger between the pasto-ral and commercial communities, and provide visual continuity of the characteristic vista.Hybrid Open Spaces & Trails• Low Impact/ Nature Trails: Interpretative pathways are means of public access into natural preserves and other open areas where interpretation is offered. Nature trails are low impact, in terms of the disturbance they impose upon natural landscapes, and provide an opportunity for a civilized encounter with the natural condition.• Recreational Open Space: Open Areas used for outdoor recreational or decorative purposes. Recreational Open Spaces are developed open space amenities typically part of a development or a large project.• Town Trails: Primary pedestrian connection routes be-destrian friendly overall.• Neighborhood Trails: Collection networks within neighborhoods that gather household populations onto the Town Trail system. Neighborhood trails are typically privately developed as part of the residential develop-the Parks & oPen sPace Plan Plan ElEmEnts: land UsE Plan 167the land Use Planwith residential integrity, rural identity, town form, and commercial/residential rela-tionships. Therefore, the built characteristics of Land Use in Westlake should be in-fluenced by what Community Type is engaged and what View Condition is affected. Community Type expresses the desired built character of land use that should mani-fest in development of existing entitlements. View Condition expresses the magnitude (density and height) of land use that preserves the vista.Land Use Relationship to View Conditions: The View Analysis discussed in the Frame-work Plan section of this Comprehensive Plan identifies 5 view conditions as follows:1. Vista Point Zone: Sectors of Westlake from which the recognizable views, gen-erally considered typical of the Town, are attained. These are typically northerly views from areas from areas along, and south of, Dove Road. These elevations are generally higher than elevations along Highway 114. Views identified by Planning Workshop participants as characteristic of Westlake’s pastoral, pictur-esque, and rural identity are mostly seen from this zone and the view is toward the north.2. Vista Termini Zone: Areas of Westlake, generally north of Dove Road, where land elevations equal or exceed elevation 690 to 700 ft. above sea level and cre-ate promontory landforms that define the end point of any vista which includes them. In many cases, these are the land related objects viewed.3. Vista Shade Zone: Areas of Westlake, generally along Highway 114 and north of the vista termini (discussed above) that contain land elevations lower than 690 – 700 ft. above sea level and are largely obscured from view by these higher elevations in the foreground of any vista toward them.4. View Shed Zone: Areas of Westlake that are not visually screened or obscured by foreground land elevations and consequently lie within the vista attained from the Vista Point Zone.5. View Corridor Zone: Lineal views, usually along creek ways as they descend in a northerly direction that are attained from the Vista Point Zone. These views host the water bodies and wooded areas that are important visual assets of the Town.The proposed Land Use Plan of the Comprehensive Plan Update builds from the Goals and Citizen Priority Statements as well as the Framework Plan. A key component of the Framework Plan is the View Analysis that expresses the geographic boundaries of citizen prioritization of pastoral, picturesque, and rural views (one of the primary themes and repeated concerns of citizen input). The Framework Plan further divides the 5 View Conditions into 3 Community Types (Pastoral Community, Town Com-munity, and Regional Community), thereby expressing the Citizen Priorities dealing LAND USE PLANDISCLAIMER: The land use districts shown on this map in no way modify the permitted uses and/ or conditions of use (FAR, building height, etc.) specified in any zoning or Planned Development Ordinance approved by the Town of Westlake. These land use districts are intended to guide the Council in their evaluation of site plans submitted for their approval and/ or property owner requests to transfer commercial square footage from one land use district to another when the legal mechanism for such transfer has been adopted by the Town of Westlake. See Policy Section A in the Implementation Document for rates of transfer, trigger points, and other implementation language. Views and Vista Define the Experience of Westlake Owner Last Name Owner First Name PropertyAddress Status Within 200 ft?Email or SIgned Petition ANDERSON ROBERT AND JUNE 1802 COPPERFIELD CT OPPOSED NO PETITION ARANDIA ROBERTO 1819 BROKEN BEND DR OPPOSED YES PETITION BAIJU JACOB 1801 COPPERFIELD CT OPPOSED NO PETITION BEAUCHAMP PAUL 1857 BROKEN BEND DR IN FAVOR NO EMAIL COCKRUM PATRICK ETUX ERIN L 1825 BROKEN BEND DR OPPOSED YES PETITION DASGUPTA BISWAJIT & CHANDRA 1811 BROKEN BEND DR OPPOSED YES PETITION DOMBROSKI HARRY & JAN 1808 BROKEN BEND DR OPPOSED NO PETITION FONTANES JUAN & SUSAN 1845 BROKEN BEND DR OPPOSED NO PETITION FOSTER MELVYN E JR 2014 VALENCIA COVE OPPOSED YES PETITION GLENWYCK FARMS HOA N/A HOA OWNED PROPERTY OPPOSED YES PETITION GRANFIELD MICHAEL 1827 BROKEN BEND DR OPPOSED YES PETITION HAVENSTEIN WALT & JUDITH 1817 BROKEN BEND DR OPPOSED YES PETITION * IKER DENNY & LINDA 1814 BROKEN BEND DR OPPOSED NO EMAIL KIM LUCY 1803 COPPERFIELD CT OPPOSED YES PETITION LITWIN MARK & ELIZABETH 2002 VALENCIA COVE OPPOSED YES PETITION LONIBOS NEIL AND PAIGE 2006 CORDOBA COVE OPPOSED NO PETITION LOTAN YAIR & SANDRA 1809 BROKEN BEND DR OPPOSED YES PETITION MAULER MIKE & STEF 1855 BROKEN BEND DR OPPOSED NO PETITION MCNABNEY NEIL & JANELLE 1815 BROKEN BEND DR OPPOSED YES PETITION MOHAN JOSEPH & MARIA 1806 COPPERFIELD CT OPPOSED YES PETITION MORRIS MARK AND BRANDI 1612 FAIR OAKS LN OPPOSED NO EMAIL OGDEN & JEWEL NOLAN & ERIN 1829 BROKEN BEND DR OPPOSED YES PETITION PHILLIPS MICHELLE & PAUL 1604 FAIR OAKS LN OPPOSED NO PETITION POOLE DAVID AND HEATHER 2002 SWALLOWTAIL OPPOSED NO EMAIL PYLANT BRETT AND LISA 1680 TRACE BELLA OPPOSED NO PETITION RAMEY DAVID 2006 VALENCIA COVE OPPOSED YES PETITION REEVES RYAN & TAMMY 2007 WHITE WING COVE OPPOSED NO PETITION RENDA RODOLPH & CHRISTY 1804 COPPERFIELD CT OPPOSED YES PETITION RILEY DAVID & JENNIFER 1821 BROKEN BEND DR OPPOSED YES PETITION SAMARGYA BRAD & DEBBIE 2021 VALENCIA COVE OPPOSED NO PETITION SCHILSKY JOHN AND ANGELA 1610 FAIR OAKS LN OPPOSED NO EMAIL SEDINO ANDRES AND KRISTED 1604 CREEKWOOD OPPOSED NO PETITION SHINER TIM & CRYSTAL 1606 FAIR OAKS LN OPPOSED NO PETITION STEVENS PATRICIA 1816 BROKEN BEND DR OPPOSED NO PETITION STEVENSON COLIN & MELANIE 1823 BROKEN BEND DR OPPOSED YES PETITION STILL JAY & JANA 1813 BROKEN BEND DR OPPOSED YES PETITION SVENSSON ANDERS & MARIA 1853 BROKEN BEND DR OPPOSED NO PETITION List of All Correspondence Received - 2/20/2018 - Case: Z-12-29-17 Total % of 200 foot Buffer Land Area in Opposition: 21.05% - SUPERMAJORITY VOTE REQUIRED * Denotes no signature on petition. Therefore, property not included in opposition calculation. 1 | Page February 18, 2018  9LD(PDLOWR OZKHDW#ZHVWODNHW[RUJ DEHOYHGHUH#ZHVWODNHW[RUJ PEDUUHWW#ZHVWODNHW[RUJ ZVWROWHQEHUJ#ZHVWODNHW[RUJ FODQJGRQ#ZHVWODNHW[RUJ UUHQQKDFN#ZHVWODNHW[RUJ WEU\PHU#ZHVWODNHW[RUJ UUXWKYHQ#ZHVWODNHW[RUJ  Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Town Council and Town Staff: I am the owner of the property at 1815 Broken Bend Dr., Westlake, Texas. I send you this letter to follow up on our opposition to Wilbow’s second zoning change request. At the January 22, 2018 Planning & Zoning hearing, for the first time and unseen to anyone other than Wilbow, Wilbow presented a Modified 56 Lot Plan that: (1) added 3 houses (Lots 10-12) back onto the Knoll Ridge (after the houses had previously been removed pursuant to the Original 56 Lot Plan recommended by the P&Z Commission on November 13, 2017), and (2) changed the designation of the Knoll Ridge area not already covered up by Lots 10-12 to HOA controlled “Private Open Space” (from the original “Preservation Buffer Dedication” designation). First, pursuant to our discussions with Wilbow, we understand that Wilbow will fix (2). In particular, Wilbow agrees to return the Knoll Ridge area not covered up by Lots 10-12 to “Preservation Buffer Dedication” area so that trees will remain, and this Knoll Ridge area will not be flattened by development (such as a parking lot) that the HOA could choose to build within a “Private Open Space” area. Second, with respect to (1), adding Lots 10-12 back onto the Knoll Ridge moves backwards from the Original 56 Lot Plan and wipes out the Knoll Ridge that serves as a view shed and noise barrier for the Town. While Wilbow agrees to reposition Lots 10-12 to minimize their impact on the Knoll Ridge, Wilbow does not agree to remove Lots 10-12. In fact, at the November 27, 2017 Town Council hearing, Councilmember Rick Rennhack noted that the Original 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the Original 56 Lot Plan reflected an attempt to remove the houses from the Knoll Ridge and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the Original 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would 2 | Page never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the Modified 56 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to Councilmember Rick Rennhack’s comments, at least Lots 10-12 should be removed to get back to where we were with the Original 56 Lot Plan. The Original 56 Lot Plan recommended by the P&Z Commission on November 13, 2017 is shown below, with the Blue Box designating the Knoll Ridge area where the residents and Wilbow went to great lengths to remove all houses so that the Town’s view shed and noise barrier can be retained: 3 | Page By contrast, Wilbow’s Modified 56 Lot Plan adds Lots 10-12 back onto the Knoll Ridge: 4 | Page Because the top of the Knoll Ridge is a plateau, these 3 houses (Lots 10-12) would sit at the highest elevated portion of the Knoll Ridge and will be seen from every direction, including from the South, North, West and East. Impairing the view from the South is troubling because this is one of the views that the Original 56 Lot Plan sought to protect (pictured from Quail Hollow): 5 | Page Impairing the view from the North is troubling because this is the view that Westlake’s residents see from the Town’s future meeting place (Entrada), Solana Blvd., and Highway 114. View from the Town’s offices on Solana Blvd.: View from Entrada: 6 | Page Impairing the view from the West is troubling because this is the view that Westlake’s residents see driving West to East on Dove Road and West to East on Solana Blvd. Impairing the view from the East is troubling because this is the view that Westlake’s residents see driving East to West on Solana Blvd. Wilbow’s agreement to reposition Lots 10-12 on the Knoll Ridge will help lessen the adverse impact of Lots 10-12, although Lots 10-12 will still wipe out portions of the Knoll Ridge. Specifically, Lot 10 will be repositioned North to South, (2) Lot 12 will be moved to the East in the position of Lot 15 where the elevation is nearly flat, and (3) Lot 11 will be placed in the middle of Lots 10 and 12: Wilbow’s proposed development is the densest development that has ever been considered by the Town. The proposed development’s largest lots are just 80 feet wide and will be cleared of trees in the building footprint area (which takes up the majority of the lot area due to small lot size), the driveway area, and the sidewalk area. In addition, the side yard and front yard areas will be cleared of trees to make way for construction equipment, and 5 feet of the back yard area will be cleared for landscaping. Pursuant to Wilbow’s proposed development plan, there are no tree mitigation penalties associated with clearing trees in the building footprint area, driveway area, sidewalk area, side yard areas, front yard area, and 5 foot backyard landscaping area. This leaves only 15 feet of trees in the back yard, and even these trees can be removed if a homeowner chooses to remove them in order to have a small open yard or to make way for a pool or deck. The 70 foot lots will be cleared to an even greater extent. With such significant tree loss and density, Westlake’s residents will see nothing but densely packed rooftops to the sky if the proposed plan goes forward without retaining the Knoll Ridge and removing Lots 10-12. On the other hand, if the Knoll Ridge is retained (and Lots 10-12 are removed), these rooftops can be hidden between the Knoll Ridge 7 | Page trees and the trees located along the Solana Blvd. setback. To be clear, in order to preserve the Knoll Ridge, Lots 10-12 must be removed. Due to the fact that this is a zoning change request to which Wilbow has no rights, the Town Council can simply direct Wilbow to preserve the Knoll Ridge area by removing Lots 10-12. In order to ensure that the Knoll Ridge is retained, I have sought ways to assist the Town and Wilbow to remove Lots 10-12. My attempts to assist have been unsuccessful. In particular, I approached the Town and Wilbow about engaging in a joint effort to use available funds to dedicate Lots 10-12 as “Preservation Buffer Dedication” area whereby the Town would (1) keep the Solana Blvd. trail as decomposed granite, (2) remove the wooden staircase on Mayor’s Hill, (3) remove the bocce ball court and pavilion in the proposed development, and (4) use any necessary development fee funds in order to remove Lots 10-12. For example, as I suggested to the Town, beginning with the removal of Lot 11 would be a good start to preserving the Knoll Ridge area: 8 | Page With Lot 11 removed, I indicated that I would seek to remove Lot 12 from the Knoll Ridge by purchasing it and donating it to the Town such that it is also added to the Land Trust and the “Preservation Buffer Dedication” area. Ideally, the Town would free up enough funds to also remove Lot 10. If not, Lot 10’s repositioning North to South will minimize its impact on the Knoll Ridge. In addition, I would purchase Lot 10 if necessary in order to preserve the status quo and continue to search for a cost effective way with the Town to ensure that Lot 10 is ultimately dedicated to the Land Trust and remains as “Preservation Buffer Dedication” area. To this end, I would temporarily transfer Lots 10 and 12 to the Town with a reversion back to me in the future for my future donation of Lots 10 and 12 to the Town and Land Trust. However, I understand that the Town is not interested in engaging in this arrangement. That leaves only one clear way to ensure that the Knoll Ridge is preserved and that is to remove Lots 10-12 from the Knoll Ridge at the same time any zoning change request is granted (Lots 10-12 are removed from the Knoll Ridge as shown below): 9 | Page Lastly, as detailed in our previous objection letters, it is within Town Council’s discretionary power to deny Wilbow’s zoning change request altogether. Wilbow has no right to a zoning change. In addition, the (1) 10% Lot Coverage Rule, and (2) Solana Concept Plan prevent building from occurring on the Open Space Land in perpetuity. With respect to the 10% Lot Coverage Rule, even under Blackstone’s most favorable interpretation in which it believes it has 500,000 s.f. left to build,1 the proposed Wilbow development with 240,950 s.f. of footprint coverage will use up half of the remaining allowable square footage. However, Blackstone seeks to avoid application of the 10% Lot Coverage Rule by requesting that the Town rezone the Open Space Land as PD6 (the 10% Lot Coverage Rule applies only to PD1 of which the Open Space Land is a part). If the Town allows any development of the Open Space Land, the Open Space Land should stay within PD1 and be counted against the 10% Lot Coverage Rule (and not rezoned into a new PD6 where it will be free from the 10% Lot Coverage Rule). Town Council should not allow Blackstone to clear cut the Town’s centerpiece of open space with no consequences. If Blackstone insists on clearing and developing the Open Space Land despite the Town’s attempts to convince Blackstone to build its 500,000 s.f. on its expressway properties consistent with the Town’s Comprehensive and Land Use Plans, there must be a repercussion to Blackstone’s decision. I welcome a discussion with each one of you to talk about how the Town can at least save the Knoll Ridge by removing Lots 10-12 and at least preserve the spirit of Mayor Bradley’s negotiations with IBM in which IBM and the Town agreed to keep the Open Space Land as open space in order to preserve the view shed and noise barrier for IBM and the Town. Removal of Lots 10-12 and preservation of the Knoll Ridge carries out that spirit and hides the very dense proposed development between the Knoll Ridge trees and the trees along Solana Blvd. I can be reached at 214-621-1888 (Mobile) and mcnabnay@fr.com. Sincerely, Name(s) Printed: Neil McNabnay Janelle McNabnay Signature: 1 Mike Hudspeth of Blackstone informed us at our initial and subsequent meetings with him that he believes 500,000 s.f. is left to build within PD1.               &ƌŽŵ͗WZWƌŽĚƵĐƚƐ  ^ĞŶƚ͗DŽŶĚĂLJ͕:ĂŶƵĂƌLJϮϮ͕ϮϬϭϴϭ͗ϰϲWD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  DĂLJŽƌtŚĞĂƚ͕dŽǁŶŽƵŶĐŝůDĞŵďĞƌƐ͕ĂŶĚWΘŽŵŵŝƐƐŝŽŶDĞŵďĞƌƐ͗WůĞĂƐĞĨŝŶĚĂƚƚĂĐŚĞĚ ŽƵƌĨŽƌŵĂůŽƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁ͛ƐŶĞǁnjŽŶŝŶŐĐŚĂŶŐĞƌĞƋƵĞƐƚĂŶĚŝƚƐĂƐƐŽĐŝĂƚĞĚϱϵ>Žƚ WůĂŶ͘dŚĂŶŬLJŽƵĨŽƌLJŽƵƌĐŽŶƐŝĚĞƌĂƚŝŽŶŽŶƚŚŝƐĐƌŝƚŝĐĂůŵĂƚƚĞƌ͘  Tim And Crystal Shiner ϭϲϬϲ&ĂŝƌKĂŬƐƌŝǀĞ tĞƐƚůĂŬĞ 1| Page January 13, 2018 Via Regular U.S. Mail, Postage Prepaid And Email to: lwheat@westlake-tx.org abelvedere@westlake-tx.org mbarrett@westlake-tx.org wstoltenberg@westlake-tx.org clangdon@westlake-tx.org rrennhack@westlake-tx.org tbrymer@westlake-tx.org rruthven@westlake-tx.org tbrittan@westlake-tx.org lgarvin@westlake-tx.org ggoble@westlake-tx.org rgroce@westlake-tx.org mlee@westlake-tx.org ssanden@westlake-tx.org kkraska@westlake-tx.org Mr. Ron Ruthven Director of Planning and Development Town of Westlake 1500 Solana Blvd. (The Terrace) Building 7, Suite 7200 Westlake, TX 76262 Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Planning & Zoning Commission and Town Council: As the owner(s) of the property at ___________________________________________, Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request: 1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule investigation (as approved by Town Council at the 12/11/17 Town Council Meeting) to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which has always applied to all of PD1, is as follows: 2| Page Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1 comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757 acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24 acres). Because Ordinance 691 requires, Town Staff has required, and Blackstone has agreed that Wilbow’s proposed residential buildings must be counted towards the 10% Lot Coverage Rule, it is essential for Town Council to first determine how much square footage is left to build pursuant to the 10% Lot Coverage Rule: 11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the express intent of the Town Staff and Blackstone, if a new PD6 is created as requested by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s development will not count against the 10% Lot Coverage Rule at all (the 10% Lot Coverage Rule applies only to Land within PD1 and its component planningareas PD1- 1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage): 3| Page 1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2. 2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the prior 56 Lot Plan).Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge: 4| Page By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved: In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25, and 26). 3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500- foot Setback on the East Side of Granada. 5| Page 4. Results in clear cutting of the Open Space Land, which is designated to be open space pursuant to the Town’s Comprehensive and Land Use Plans. 5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and Granada. 6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms and Granada homeowners due to the fact that the Open Space Land is elevated upwards of 40 plus feet over the Glenwyck Farms and Granada residences. I (we) respectfully request that you deny the requested zoning change. Sincerely, Name(s) Printed:_________________________ ______________________________ Signature: ______________________________ ______________________________               &ƌŽŵ͗ďƌĂŶĚŝŵŽƌƌŝƐ  ^ĞŶƚ͗DŽŶĚĂLJ͕:ĂŶƵĂƌLJϮϮ͕ϮϬϭϴϭ͗ϬϳWD dŽ͗ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ĂƵƌĂtŚĞĂƚ фůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚфŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶфĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬ ZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ 'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚ Mayor Wheat, Town Council Members, and P&Z Commission Members: Please see our attached formal opposition to Wilbow's new zoning change request and its associated 59 Lot plan. Thank you, Mark and Brandi Morris 1612 Fair Oaks Dr. Westlake, Texas 76262 From: sedino family Sent: Sunday, January 21, 2018 8:37 PM To: Laura Wheat <lwheat@westlake-tx.org> Cc: Alesa Belvedere <abelvedere@westlake-tx.org>; Michael Barrett <mbarrett@westlake-tx.org>; Wayne Stoltenberg <wstoltenberg@westlake-tx.org>; Carol Langdon <clangdon@westlake-tx.org>; Rick Rennhack <rrennhack@westlake-tx.org>; Tom Brymer <tbrymer@westlake-tx.org>; Ron Ruthven <rruthven@westlake-tx.org>; Tim Brittan <tbrittan@westlake-tx.org>; Liz Garvin <lgarvin@westlake-tx.org>; Greg Goble <ggoble@westlake-tx.org>; Ryan Groce <rgroce@westlake- tx.org>; Michelle Lee <mlee@westlake-tx.org>; Sharon Sanden <ssanden@westlake-tx.org>; Ken Kraska <kkraska@westlake-tx.org>; > Subject: Opposition to Wilbow's New Zoning Change Request and 59 Lot Plan Mayor Wheat, Town Council and P&Z members, Please see attachment for our formal opposition to Wilbow’s new zoning change request and lot plan. Regards, Andy and Kirsten Sedino 1604 Creekwood Court 1 | Page January 13, 2018 Via Regular U.S. Mail, Postage Prepaid And Email to: lwheat@westlake-tx.org abelvedere@westlake-tx.org mbarrett@westlake-tx.org wstoltenberg@westlake-tx.org clangdon@westlake-tx.org rrennhack@westlake-tx.org tbrymer@westlake-tx.org rruthven@westlake-tx.org tbrittan@westlake-tx.org lgarvin@westlake-tx.org ggoble@westlake-tx.org rgroce@westlake-tx.org mlee@westlake-tx.org ssanden@westlake-tx.org kkraska@westlake-tx.org Mr. Ron Ruthven Director of Planning and Development Town of Westlake 1500 Solana Blvd. (The Terrace) Building 7, Suite 7200 Westlake, TX 76262 Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Planning & Zoning Commission and Town Council: As the owner(s) of the property at ___________________________________________, Westlake, Texas, I (we) are opposed to the requeste d zoning change. The zoning change request: 1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule investigation (as approved by Town Council at the 12/11/17 Town Council Meeting) to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which has always applied to all of PD1, is as follows: 1604 Creekwood Court 2 | Page Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1 comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757 acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24 acres). Because Ordinance 691 requires, Town Staff has required, and Blackstone has agreed that :LOERZ¶Vproposed residential buildings must be counted towards the 10% Lot Coverage Rule, it is essential for Town Council to first determine how much square footage is left to build pursuant to the 10% Lot Coverage Rule: 11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the express intent of the Town Staff and Blackstone, if a new PD6 is created as requested by Wilbow and Blackstone DVDSDUWRI:LOERZ¶V]RQLQJFKDQJHUHTXHVW:LOERZ¶V development will not count against the 10% Lot Coverage Rule at all (the 10% Lot Coverage Rule applies only to Land within PD1 and its component planning areas PD1- 1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created. Based RQWKH7RZQ¶VFDOFXODWLRQVRQat the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough VTXDUH IRRWDJH WR EXLOG :LOERZ¶V SURSRVHG development (with 240,950 s.f. of footprint coverage): 3 | Page 1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2. 2. Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the prior 56 Lot Plan). Adding these 6 lots back DVDSDUWRI:LOERZ¶VQHZ/RW3ODQ will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge: 4 | Page By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved: In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as SRVVLEOHDQGZDVWKHEHVWWKDWFRXOGEHGRQHEDVHGRQ:LOERZ¶VDQG%ODFNVWRQH¶V representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it DSSHDUVWKDWWKHVHUHSUHVHQWDWLRQVZHUHIDOVHDQG:LOERZ¶VDQG%ODFNVWRQH¶VFUHGLELOLW\ can be questioned as a result. Wilbow and Blackstone are again similarly representing that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to &RXQFLOPHPEHU5LFN5HQQKDFN¶VFRPPHQWVRWKHULPSURYHPHQWVFDQEHPDGHWR :LOERZ¶VQHZ59 Lot Plan, including removing other lots south of the 500ft Yard 6HWEDFNOLQHWKDWZRXOGKDYHEHHQUHPRYHGSUHYLRXVO\KDGLWQRWEHHQIRU:LOERZ¶V DQG%ODFNVWRQH¶VUHSUHVHQWDWLRQVWKDWWKHUHZDVQRPRUHPRQH\WRZRUNZLWK LQFOX ding Lots 9, 4, 16, 25, and 26). 3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500- foot Setback on the East Side of Granada. 5 | Page 4. Results in clear cutting of the Open Space Land, which is designated to be open space SXUVXDQWWRWKH7RZQ¶V&Rmprehensive and Land Use Plans. 5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and Granada. 6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms and Granada homeowners due to the fact that the Open Space Land is elevated upwards of 40 plus feet over the Glenwyck Farms and Granada residences. I (we) respectfully request that you deny the requested zoning change. Sincerely, Name(s) Printed:_________________________ ______________________________ Signature: ______________________________ ______________________________ Andy & Kirsten Sedino January 21, 2018 January 21, 2018 Verified by PDFfiller 01/21/2018               &ƌŽŵ͗ ^ĞŶƚ͗^ƵŶĚĂLJ͕:ĂŶƵĂƌLJϮϭ͕ϮϬϭϴϵ͗ϮϱWD dŽ͗Ζ^ƚĞĨDĂƵůĞƌΖ >ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞ фĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚфŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐ фǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶфĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶ фƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞ фƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ <ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх             ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  DĂLJŽƌtŚĞĂƚ͕dŽǁŶŽƵŶĐŝůDĞŵďĞƌƐ͕ĂŶĚWΘŽŵŵŝƐƐŝŽŶDĞŵďĞƌƐ͗WůĞĂƐĞĨŝŶĚĂƚƚĂĐŚĞĚ ŽƵƌĨŽƌŵĂůŽƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁ͛ƐŶĞǁnjŽŶŝŶŐĐŚĂŶŐĞƌĞƋƵĞƐƚĂŶĚŝƚƐĂƐƐŽĐŝĂƚĞĚϱϵ>Žƚ WůĂŶ͘dŚĂŶŬLJŽƵĨŽƌLJŽƵƌĐŽŶƐŝĚĞƌĂƚŝŽŶŽŶƚŚŝƐĐƌŝƚŝĐĂůŵĂƚƚĞƌ͘     DŝĐŚĞůůĞΘWĂƵůWŚŝůůŝƉƐ ϭϲϬϰ&ĂŝƌKĂŬƐƌŝǀĞ tĞƐƚůĂŬĞ͕dyϳϲϮϲϮ                ͲͲͲͲͲKƌŝŐŝŶĂůDĞƐƐĂŐĞͲͲͲͲͲ &ƌŽŵ͗:ŽŚŶ^ĐŚŝůƐŬLJ  ^ĞŶƚ͗^ĂƚƵƌĚĂLJ͕:ĂŶƵĂƌLJϮϬ͕ϮϬϭϴϭϬ͗ϱϲD dŽ͗^ƚĞĨDĂƵůĞƌ  Đ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖             ^ƵďũĞĐƚ͗ZĞ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  DĂLJŽƌtŚĞĂƚ͕dŽǁŶŽƵŶĐŝůDĞŵďĞƌƐ͕ĂŶĚWΘŽŵŵŝƐƐŝŽŶDĞŵďĞƌƐ͗WůĞĂƐĞĨŝŶĚĂƚƚĂĐŚĞĚŵLJĨŽƌŵĂůŽƉƉŽƐŝƚŝŽŶƚŽ tŝůďŽǁ͛ƐŶĞǁnjŽŶŝŶŐĐŚĂŶŐĞƌĞƋƵĞƐƚĂŶĚŝƚƐĂƐƐŽĐŝĂƚĞĚϱϵ>ŽƚWůĂŶ͘  dŚĂŶŬLJŽƵĨŽƌLJŽƵƌĐŽŶƐŝĚĞƌĂƚŝŽŶŽŶƚŚŝƐĐƌŝƚŝĐĂůŵĂƚƚĞƌ͘       :ŽŚŶĂŶĚŶŐĞůĂ^ĐŚŝůƐŬLJ ϭϲϭϬ&ĂŝƌKĂŬƐƌŝǀĞ tĞƐƚůĂŬĞ͕dĞdžĂƐϳϲϮϲϮ From: Rob.Anderson [ Sent: Monday, January 22, 2018 8:55 AM To: Laura Wheat <lwheat@westlake-tx.org>; Alesa Belvedere <abelvedere@westlake-tx.org>; Michael Barrett <mbarrett@westlake-tx.org>; Wayne Stoltenberg <wstoltenberg@westlake-tx.org>; Carol Langdon <clangdon@westlake-tx.org>; Rick Rennhack <rrennhack@westlake-tx.org>; Tom Brymer <tbrymer@westlake-tx.org>; Ron Ruthven <rruthven@westlake-tx.org>; Tim Brittan <tbrittan@westlake-tx.org>; Liz Garvin <lgarvin@westlake-tx.org>; Greg Goble <ggoble@westlake- tx.org>; Ryan Groce <rgroce@westlake-tx.org>; Michelle Lee <mlee@westlake-tx.org>; Sharon Sanden <ssanden@westlake-tx.org>; Ken Kraska <kkraska@westlake-tx.org> Subject: Opposition to Wilbow's New Zoning Change request and 59 Lot Plan Mayor Wheat, Town Council Members and P&Z Commission Members, Please find attached our formal opposition to Wilbow’s new zoning change request and its associated 59 Lot Plan. Thank you for your consideration on this critical matter, Rob Anderson               &ƌŽŵ͗ŚƌŝƐƚLJZĞŶĚĂ΀  ^ĞŶƚ͗DŽŶĚĂLJ͕:ĂŶƵĂƌLJϮϮ͕ϮϬϭϴϭϭ͗ϭϮD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖   ^ƵďũĞĐƚ͗KďũĞĐƚŝŽŶĨŽƌŵĨŽƌZĞnjŽŶŝŶŐĐĂƐĞ Mayor Wheat, Town Council, and P&Z members Please see the attachment below as formal opposition for Wilbow's new zoning change request and the associated 59 Lot Plan. Thank you for your consideration. Rudy and Christy Renda 1804 Copperfield Ct. Westlake, TX 76262 1|Page January 19, 2018 Via Regular U.S. Mail, Postage Prepaid And Email to: lwheat@westlake-tx.org abelvedere@westlake-tx.org mbarrett@westlake-tx.org wstoltenberg@westlake-tx.org clangdon@westlake-tx.org rrennhack@westlake-tx.org tbrymer@westlake-tx.org rruthven@westlake-tx.org tbrittan@westlake-tx.org lgarvin@westlake-tx.org ggoble@westlake-tx.org rgroce@westlake-tx.org mlee@westlake-tx.org ssanden@westlake-tx.org kkraska@westlake-tx.org Mr. Ron Ruthven Director of Planning and Development Town of Westlake 1500 Solana Blvd. (The Terrace) Building 7, Suite 7200 Westlake, TX 76262 Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Planning & Zoning Commission and Town Council: As the owner(s) of the property at ______1804 Copperfield Ct._____________, Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request: 1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule investigation (as approved by Town Council at the 12/11/17 Town Council Meeting) to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which has always applied to all of PD1, is as follows: 2|Page Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1 comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757 acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24 acres). Because Ordinance 691 requires, Town Staff has required, and Blackstone has agreed that Wilbow’s proposed residential buildings must be counted towards the 10% Lot Coverage Rule, it is essential for Town Council to first determine how much square footage is left to build pursuant to the 10% Lot Coverage Rule: 11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the express intent of the Town Staff and Blackstone, if a new PD6 is created as requested by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s development will not count against the 10% Lot Coverage Rule at all (the 10% Lot Coverage Rule applies only to Land within PD1 and its component planning areas PD1-1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage): 3|Page 1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2. 2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the prior 56 Lot Plan).Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge: 4|Page By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved: In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25, and 26). 3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500-foot Setback on the East Side of Granada. 5|Page 4. Results in clear cutting of the Open Space Land, which is designated to be open space pursuant to the Town’s Comprehensive and Land Use Plans. 5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and Granada. 6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms and Granada homeowners due to the fact that the Open Space Land is elevated upwards of 40 plus feet over the Glenwyck Farms and Granada residences. I (we) respectfully request that you deny the requested zoning change. Sincerely, Name(s) Printed:_____Christy and Rudy Renda_________ Signature: _           &ƌŽŵ͗ ^ĞŶƚ͗^ĂƚƵƌĚĂLJ͕:ĂŶƵĂƌLJϭϯ͕ϮϬϭϴϮ͗ϰϬWD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗Ζ  ^ƵďũĞĐƚ͗Z͗΀KƉĞŶ^ƉĂĐĞ>ĂŶĚZĞnjŽŶŝŶŐZĞƋƵĞƐƚ΁'ƌĂŶĂĚĂͬ'ůĞŶǁLJĐŬͬsĂƋƵĞƌŽͬdĞƌƌĂĞůůĂKƉƉŽƐŝƚŝŽŶ  dŽ͗DĂLJŽƌtŚĞĂƚ͕dŽǁŶŽƵŶĐŝůDĞŵďĞƌƐ͕ĂŶĚWΘŽŵŵŝƐƐŝŽŶDĞŵďĞƌƐ͗  WůĞĂƐĞĨŝŶĚĂƚƚĂĐŚĞĚŽƵƌĨŽƌŵĂůŽƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁ͛ƐŶĞǁnjŽŶŝ ŶŐĐŚĂŶŐĞƌĞƋƵĞƐƚĂŶĚŝƚƐĂƐƐŽĐŝĂƚĞĚϱϵ>ŽƚWůĂŶ͘  ,ĂƌƌLJĂŶĚ:ĂŶŽŵďƌŽƐŬŝ ϭϴϬϴƌŽŬĞŶĞŶĚƌŝǀĞ tĞƐƚůĂŬĞ͕dyϳϲϮϲϮ                 &ƌŽŵ͗:ĂLJ^ƚŝůů΀  ^ĞŶƚ͗DŽŶĚĂLJ͕:ĂŶƵĂƌLJϮϮ͕ϮϬϭϴϭϭ͗ϱϱD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗EĞŝůDĐEĂďŶĂLJ  ^ƵďũĞĐƚ͗KƉĞŶ^ƉĂĐĞ>ĂŶĚZĞnjŽŶŝŶŐZĞƋƵĞƐƚKƉƉŽƐŝƚŝŽŶ  DĂLJŽƌtŚĞĂƚ͕dŽǁŶŽƵŶĐŝů͕ĂŶĚWΘDĞŵďĞƌƐ͕  WůĞĂƐĞĨŝŶĚĂƚƚĂĐŚĞĚŽƵƌŽďũĞĐƚŝŽŶƚŽƚŚĞůĂƚĞƐƚƌĞnjŽŶŝŶŐƌĞƋƵĞƐƚĨŽƌĂϱϵůŽƚĚĞǀĞůŽƉŵĞŶƚ͘tĞĂƌĞƉĞƌƐŽŶĂůůLJ ĚŝƐŚĞĂƌƚĞŶĞĚƚŚĂƚǁĞĂƌĞďĂĐŬĂƚƚŚĞĚƌĂǁŝŶŐďŽĂƌĚŚĂǀŝŶŐƚŽŽďũĞĐƚƚŽĞƐƐĞŶƚŝĂůůLJƚŚĞƐĂŵĞƉƌŽƉŽƐĂůƚŚĂƚǁĂƐƌĞũĞĐƚĞĚ ďLJƚŚĞdŽǁŶŽƵŶĐŝůĂŵŽŶƚŚĂŐŽ͘/ƚǁĂƐŽƵƌďĞůŝĞĨƚŚĂƚƚŚĞƌĞǁŽƵůĚďĞĐůŽƐĞƌŽŶƚŚĞϭϬйůŽƚĐŽǀĞƌĂŐĞƌƵůĞďĞĨŽƌĞǁĞ ǁŽƵůĚŚĂǀĞƚŽĞŶƚĞƌƚĂŝŶĂŶLJĨƵƌƚŚĞƌĚĞǀĞůŽƉŵĞŶƚƉƌŽƉŽƐĂůƐĂƐŝƚŝƐŐĞƌŵĂŶĞƚŽĂŶLJƉůĂŶĨŽƌǁĂƌĚ͘,ŽƉĞĨƵůůLJǁĞĐĂŶŐĞƚ ƚŚŝƐƌĞƐŽůǀĞĚƋƵŝĐŬůLJďĂƐĞĚŽŶƚŚĞƐƵƉƉŽƌƚŽĨƚŚĞŽƵŶĐŝů͛ƐĚĞǀĞůŽƉŵĞŶƚƚĞŶĂŶƚƐĂŶĚĐŽŶĐĞƌŶƐĨƌŽŵƚŚĞůĂƐƚƌĞnjŽŶŝŶŐ ƌĞƋƵĞƐƚƌĞũĞĐƚŝŽŶ͘  ^ŝŶĐĞƌĞůLJ͕ :ĂLJĂŶĚ:ĂŶĂ^ƚŝůů ϭϴϭϯƌŽŬĞŶĞŶĚƌŝǀĞ               &ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ  ^ĞŶƚ͗^ƵŶĚĂLJ͕:ĂŶƵĂƌLJϮϭ͕ϮϬϭϴϱ͗ϭϮWD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗                    ^ƵďũĞĐƚ͗Z͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  Mayor Wheat, Town Council Members, and P&Z Commission Members:   At the 1/8/18 Coffee and Conversation with Mayor Wheat, we discussed whether a Court would enforce the Town of Westlake’s 10% Lot Coverage Rule. To supplement that conversation, there is no reported case in which a Court has refused to enforce a Town’s/City’s lot coverage rule. In fact, a zoning ordinance, such as the 10% Lot Coverage Rule, is presumed to be valid, and in the absence of proof that a zoning ordinance bears no substantial relationship to the general welfare of the community, it is the duty of the Courts to enforce it. City of Fort Worth v. Johnson, 388 S.W.2d 400, 402 (Tex. 1964). The fact that an ordinance may be detrimental to private interest is immaterial when an ordinance makes for the good of the community. Baccus v. City of Dallas, 450 S.W.2d 389, 391 (Tex. Civ. App.—Dallas 1970), writ ref'd n.r.e., 454 S.W.2d 391 (Tex. 1970). Here, the fact that the 10% Lot Coverage Rule will prevent Blackstone/Wilbow from building on the Open Space Land is immaterial because the 10% Lot Coverage Rule (1) provides for open space favored by the Town’s residents (pursuant to the Town’s Comprehensive, Land Use, and Parks & Open Space Plans designating the Open Space Land as open space and the Town’s Vision Statement to maintain open space), and (2) carries out the deal struck between the Town and IBM to maintain 10% lot coverage to balance out IBM’s dense commercial buildings.  In Texas, it is firmly established that a zoning ordinance, duly adopted, is presumed to be valid. Johnson, 388 S.W.2d at 402. One seeking to prevent its enforcement, whether generally or as to particular property, has the burden to prove the ordinance is “arbitrary or unreasonable in that it bears no substantial relationship to the health, safety, morals or general welfare of the community.” Id.; see also Bd. of Adjustment of City of San Antonio v. Wende, 92 S.W.3d 424, 431 (Tex. 2002); City of Pharr v. Tippitt, 616 S.W.2d 173, 176 (Tex. 1981) (stating the burden on the party challenging the municipal ordinance is a heavy one). “Adoption of a zoning ordinance by the governing body of a city represents the exercise of a delegated legislative discretion, and enforcement or nonenforcement of the ordinance is not a matter for judicial discretion.” Johnson, 388 S.W.2d at 402. For example, in Fisher v. City of Irving, 345 S.W.2d 547 (Tex. Civ. App.—Dallas 1961, no writ), the Court had to determine the enforceability of a zoning ordinance in the City of Irving requiring that building lines be set back 160 feet from the center line of Highway 356. The property owner in that case sought a building permit with a proposed setback line of 80 feet. Upon the City’s denial of the permit, the property owner filed suit and argued, among other things, that the setback line requirement was unreasonable. The Court agreed with the City in that it is not unreasonable to require a 160-feet setback line on a State Highway within the City limits of a busy city. Id. at 550. The Court reasoned that the effect of the ordinance is to compel a uniformity of building lines and “if said building lines were not set up, future improvement and developments along said streets could extend to the actual property lines . . . and would be thus injurious to those owners of property abutting on said streets . . . thus subserving the public welfare and convenience.” Id. at 549. Similarly, in Baccus v. City of Dallas, the Court determined the enforceability of an amendatory zoning ordinance that eliminated the two and one-half stories height restriction on business buildings. In that case, a property owner filed an application to rezone her property, which would allow her to erect a business building up to twenty stories in height. The application was eventually approved by the City Council, and the ordinance was amended. Id. Thereafter, neighboring property owners, whose property remained subject to the height restriction,  brought an action against the city to have the amendatory zoning ordinance declared null and void. In determining the validity of the ordinance, the Court explained:  There are certain legal principles which must guide us in passing on the validity of the ordinance here in question. A city ordinance is presumed to be valid. This presumption applies to amendatory zoning ordinances as well as an original comprehensive zoning ordinance. Courts should not interfere unless the amending ordinance is clearly unreasonable and arbitrary and represents a clear abuse of discretion. If the question is fairly debatable, courts will not interfere. The burden rests on one attacking an ordinance to show that no conclusive or even controversial facts or conditions exist which would authorize the Council to exercise the discretion confided to it. Whether attacking parties have met their burden is a question of law. If there is an issuable fact whether the ordinance makes for the good of the community, the fact that it may be detrimental to private interest is immaterial. Id. at 391-92. Accordingly, the Court found the ordinance to be valid. It reasoned that because some of the nearby property owners were in favor of the application while others were in opposition, this raised a material issue over which reasonable people could differ as to whether the ordinance was unreasonable and arbitrary; thus, the Court had a duty to enforce the ordinance. Id. at 392. Numerous other Texas Courts have held similar ordinances enforceable. See, e.g., City of Dallas v. Vanesko, 189 S.W.3d 769, 770 (Tex. 2006) (enforcing the height restrictions of single-family dwellings); Mayhew v. Town of Sunnyvale, 964 S.W.2d 922, 938 (Tex. 1998) (enforcing a one-dwelling-unit-per-acre residential zoning ordinance); 6th & Neches, L.L.C. v. Aldridge, 992 S.W.2d 684, 689 (Tex. App.—Austin 1999, pet. denied) (enforcing a zoning ordinance limiting the maximum height of buildings to one hundred and twenty feet); Caruthers v. Bd. of Adjustment of City of Bunker Hill Vill., 290 S.W.2d 340, 350 (Tex. Civ. App.—Galveston 1956, no writ) (enforcing a minimum area requirement).  The case law is clear that a Court will enforce the Town’s 10% Lot Coverage Rule Ordinance, and thus, Town Council has the ability to keep the Open Space Land as Open Space by enforcing the 10% Lot Coverage Rule. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage):   1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2.  For these reasons, we request that the Town enforce the 10% Lot Coverage Rule and keep the Open Space Land as Open Space as desired by the Town’s residents and expressed in the Town’s Comprehensive Plan, Land Use Plan, Parks & Open Space Plan, and Vision Statement.  Thanks!     &ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ ^ĞŶƚ͗^ĂƚƵƌĚĂLJ͕:ĂŶƵĂƌLJϭϯ͕ϮϬϭϴϭϮ͗ϭϮWD dŽ͗ůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ ĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ ƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐ͖ƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ Đ͗                      ^ƵďũĞĐƚ͗Z͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  Mayor Wheat, Town Council Members, and P&Z Commission Members: Please find attached my formal opposition to Wilbow’s new zoning change request and its associated 59 Lot Plan.  Thanks!     &ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ ^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϵ͗ϯϰWD dŽ͗ůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖  ĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ ƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐ͖ƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ Đ͗                      ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  Mayor Wheat, Town Council Members, and P&Z Commission Members:  I oppose Wilbow’s new zoning change request and its associated 59 Lot Plan for the following reasons:  ϭ͘ At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an item directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). It is only logical that Town Council should first know whether the 10% Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning change request in which Wilbow requests further building within PD1. If Town Council pushes ahead with a decision on Wilbow’s new zoning change request without the investigation being complete, Town Council will have made an uninformed decision that will result in the destruction of the Town’s centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important decision with long lasting negative effects must be made as an informed decision. I request that Town Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot Coverage Rule before it takes up Wilbow’s new zoning change request.  Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:    By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:    In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. In view of the P&Z Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr. Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot  Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr. Corson at a time of his convenience.  Please feel free to reach out to me with any questions.  Thanks!     Neil J. McNabnay Head of Litigation – Dallas Principal Fish & Richardson P.C. 1717 Main Street, Suite 5000 Dallas, TX 75201 ZZZIUFRP  Click to read the article   &ƌŽŵ͗>ĂǁƌĞŶĐĞŽƌƐŽŶ΀ŵĂŝůƚŽ͗ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ΁ ^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϭϬ͗ϮϮD dŽ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх Đ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх ^ƵďũĞĐƚ͗^ŽůĂŶĂ>ĂŶĚͲtŝůďŽǁͲZĞͲŽŶŝŶŐƉƉůŝĐĂƚŝŽŶͲWƵďůŝĐ&ŽƌƵŵͲ:ĂŶƵĂƌLJϭϲĂƚϲ͗ϬϬƉŵͲŽƵŶĐŝůŚĂŵďĞƌƐ  ,ĂƉƉLJϮϬϭϴƚŽĂůů͊  >ĂƐƚǁĞĞŬ͕tŝůďŽǁƐŝŐŶĞĚĂƌĞŝŶƐƚĂƚĞŵĞŶƚĐŽŶƚƌĂĐƚĂŵĞŶĚŵĞŶƚǁŝƚŚůĂĐŬƐƚŽŶĞǁŚŝĐŚŐŝǀĞƐƵƐĂďƌŝĞĨǁŝŶĚŽǁƚŽ ƉƌŽĐĞƐƐĂůĂƐƚĐŚĂŶĐĞnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶĨŽƌƚŚĞϲϮ͘ϱĂĐƌĞƉĂƌĐĞů͘  ůƐŽ͕ůĂƐƚǁĞĞŬ͕tŝůďŽǁĨŽƌŵĂůůLJƐƵďŵŝƚƚĞĚĂƌĞǀŝƐĞĚnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶƚŽƚŚĞdŽǁŶ͘ĐŽƉLJŽĨƚŚĞŶĞǁŽŶĐĞƉƚWůĂŶ ĂŶĚĂŶ/ůůƵƐƚƌĂƚŝǀĞǀĞƌƐŝŽŶŽĨƚŚĞWůĂŶĂƌĞĂƚƚĂĐŚĞĚĨŽƌLJŽƵƌƌĞĨĞƌĞŶĐĞ͘  KǀĞƌƚŚĞůĂƐƚƐŝdžǁĞĞŬƐ͕ǁĞŚĂǀĞƚĂŬĞŶƚŚĞƉƌĞǀŝŽƵƐϱϲͲůŽƚƉůĂŶ;ƚŚĞ͞'ůĞŶǁLJĐŬWůĂŶ͟ͿĂŶĚŚĂǀĞǁŽƌŬĞĚŽŶŵŽĚŝĨŝĐĂƚŝŽŶƐ ƚŚĂƚƌĞĨůĞĐƚƚŚĞĐŽŵŵĞŶƚĂƌLJƚŚĂƚǁĞƌĞĐĞŝǀĞĚĨƌŽŵƚŚĞDĂLJŽƌ͕ŽƵŶĐŝů͕ĂŶĚ^ƚĂĨĨĂƚƚŚĞEŽǀĞŵďĞƌϮϳŽƵŶĐŝů DĞĞƚŝŶŐ͘dŚĞŐŽĂůǁĂƐƚŽŵĂŬĞƚŚĞƉůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞĐŽŶĐĞƌŶƐƚŚĞdŽǁŶƌĂŝƐĞĚLJĞƚƉƌĞƐĞƌǀĞƚŚĞĞƐƐĞŶĐĞŽĨ ƚŚĞWůĂŶƚŚĂƚŚĂĚƚŚĞƐƵƉƉŽƌƚŽĨƚŚĞ'ůĞŶǁLJĐŬŶĞŝŐŚďŽƌŚŽŽĚ͘dŽƚŚĞŝƌĐƌĞĚŝƚ͕ůĂĐŬƐƚŽŶĞŚĂƐŵĂĚĞĐĞƌƚĂŝŶĞĐŽŶŽŵŝĐ ĐŽŶĐĞƐƐŝŽŶƐƚŽĂůůŽǁƵƐƚŽŵĂŬĞƚŚĞWůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞdŽǁŶ͛ƐƌĞƋƵŝƌĞŵĞŶƚƐ͘dŚĞWůĂŶŐĞŶĞƌĂůůLJƌĞƚĂŝŶƐƚŚĞ ƐĞƚďĂĐŬƐƚŚĂƚǁĞƌĞŝŶƚŚĞŽƌŝŐŝŶĂů'ůĞŶǁLJĐŬƉůĂŶ͕ďƵƚĞdžƉĂŶĚƐƚŚĞ^ŽůĂŶĂůǀĚƐĞƚďĂĐŬ͘dŚĞWůĂŶĂůƐŽƌĞƚĂŝŶƐƚŚĞ ĐŽŶĐĞƉƚŽĨĂŵĂũŽƌůĂŶĚĚŽŶĂƚŝŽŶƚŽƚŚĞdŽǁŶ͕ƚŚĞŵĂũŽƌŝƚLJŽĨǁŚŝĐŚǁŽƵůĚďĞƚŚĞůĂŶĚŶŽƌƚŚŽĨ'ůĞŶǁLJĐŬĂŶĚĞĂƐƚŽĨ 'ƌĂŶĂĚĂƚŚĂƚǁŽƵůĚďĞĚĞƐŝŐŶĂƚĞĚĂƐĂŶŽŶͲĚŝƐƚƵƌďĂŶĐĞ͕ŶŽŶͲĚĞǀĞůŽƉŵĞŶƚnjŽŶĞŝŶƉĞƌƉĞƚƵŝƚLJ͘   tĞďĞůŝĞǀĞƚŚĞŶĞǁnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶǁŝůůďĞŽŶƚŚĞ:ĂŶƵĂƌLJϮϮŶĚĂŐĞŶĚĂĨŽƌWΘĂŶĚŽŶƚŚĞ:ĂŶƵĂƌLJϮϵƚŚĂŐĞŶĚĂĨŽƌ ŽƵŶĐŝů͘/ŶĂŶƚŝĐŝƉĂƚŝŽŶŽĨƚŚŝƐƐĐŚĞĚƵůĞ͕ǁĞŚĂǀĞƌĞƐĞƌǀĞĚƚŚĞdŽǁŶ͛ƐŽƵŶĐŝůŚĂŵďĞƌƐŽŶ:ĂŶƵĂƌLJϭϲƚŚƚŽĐŽŶĚƵĐƚĂ WƵďůŝĐ&ŽƌƵŵĂŶĚƌĞǀŝĞǁƚŚĞĐŚĂŶŐĞƐƚŚĂƚŚĂǀĞďĞĞŶŵĂĚĞƚŽƚŚĞWůĂŶ͘dŚĞŵĞĞƚŝŶŐǁŝůůƐƚĂƌƚĂƚϲ͗ϬϬƉŵĂŶĚǁĞŝŶǀŝƚĞ LJŽƵƚŽĂƚƚĞŶĚ͘/ƚŝƐĂŶŽƉĞŶŵĞĞƚŝŶŐƐŽŝĨ/ŚĂǀĞŝŶĂĚǀĞƌƚĞŶƚůLJĞdžĐůƵĚĞĚĂŶLJŽŶĞĨƌŽŵƚŚŝƐĞŵĂŝůĚŝƐƚƌŝďƵƚŝŽŶůŝƐƚ͕ƉůĞĂƐĞ ůĞƚĂŶLJŽŶĞŬŶŽǁǁŚŽŝƐŝŶƚĞƌĞƐƚĞĚŝŶƚŚĞƉƌŽĐĞƐƐƚŚĂƚƚŚĞLJĂƌĞĂůƐŽǁĞůĐŽŵĞƚŽĂƚƚĞŶĚ͘  /ĂůƐŽǁĞůĐŽŵĞĂŶLJŽĨLJŽƵǁŚŽĂƌĞŝŶƚĞƌĞƐƚĞĚŝŶĂƉƌŝǀĂƚĞĚŝƐĐƵƐƐŝŽŶƌĞŐĂƌĚŝŶŐƚŚĞWůĂŶƚŽƌĞĂĐŚŽƵƚĂŶĚ/ǁŝůůŵĂŬĞ ŵLJƐĞůĨĂǀĂŝůĂďůĞ͘  dŚĂŶŬƐ͕  >ĂƌƌLJ   >ĂǁƌĞŶĐĞ͘ŽƌƐŽŶͮŽͲWƌĞƐŝĚĞŶƚ tŝůďŽǁŽƌƉŽƌĂƚŝŽŶͮǁǁǁ͘ǁŝůďŽǁ͘ĐŽŵ ϰϭϯϭE͘ĞŶƚƌĂůdžƉƌĞƐƐǁĂLJͮ^ƵŝƚĞϵϵϬ͕>ŽĐŬďŽdžϭϯͮĂůůĂƐ͕dyϳϱϮϬϰ KĨĨŝĐĞ͗ϵϳϮ͘ϵϵϰ͘ϭϲϳϰͮ ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ  KE&/Ed/>/dzEKd/͗dŚĞŝŶĨŽƌŵĂƚŝŽŶĐŽŶƚĂŝŶĞĚŝŶƚŚŝƐŵĞƐƐĂŐĞŝƐƉƌŝǀŝůĞŐĞĚĂŶĚĐŽŶĨŝĚĞŶƚŝĂů͖ ŝŶƚĞŶĚĞĚŽŶůLJĨŽƌƚŚĞƵƐĞŽĨƚŚĞĂĚĚƌĞƐƐĞĞ;ƐͿ͘/ĨƚŚĞƌĞĂĚĞƌŽĨƚŚŝƐŵĞƐƐĂŐĞŝƐŶŽƚƚŚĞŝŶƚĞŶĚĞĚƌĞĐŝƉŝĞŶƚ͕ LJŽƵĂƌĞŚĞƌĞďLJŶŽƚŝĨŝĞĚƚŚĂƚĂŶLJĚŝƐƐĞŵŝŶĂƚŝŽŶ͕ĚŝƐƚƌŝďƵƚŝŽŶŽƌĐŽƉLJŝŶŐŽĨƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝƐƐƚƌŝĐƚůLJ ƉƌŽŚŝďŝƚĞĚ͘/ĨLJŽƵŚĂǀĞƌĞĐĞŝǀĞĚƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝŶĞƌƌŽƌ͕ƉůĞĂƐĞŝŵŵĞĚŝĂƚĞůLJŶŽƚŝĨLJƐĞŶĚĞƌĂŶĚLJŽƵ ĂƌĞŚĞƌĞďLJŝŶƐƚƌƵĐƚĞĚƚŽĚĞůĞƚĞĂůůĞůĞĐƚƌŽŶŝĐĐŽƉŝĞƐĂŶĚĚĞƐƚƌŽLJĂůůƉƌŝŶƚĞĚĐŽƉŝĞƐ͘      *************************************************************************************************** ************************* This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. 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If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message. *************************************************************************************************** *************************               &ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ ΁ ^ĞŶƚ͗^ĂƚƵƌĚĂLJ͕:ĂŶƵĂƌLJϭϯ͕ϮϬϭϴϭϮ͗ϭϮWD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗                 ^ƵďũĞĐƚ͗Z͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  Mayor Wheat, Town Council Members, and P&Z Commission Members: Please find attached my formal opposition to Wilbow’s new zoning change request and its associated 59 Lot Plan.  Thanks!     &ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ ^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϵ͗ϯϰWD dŽ͗ůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ ĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ ƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐ͖ƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ Đ͗                      ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  Mayor Wheat, Town Council Members, and P&Z Commission Members:  I oppose Wilbow’s new zoning change request and its associated 59 Lot Plan for the following reasons:   ϭ͘ At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an item directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). It is only logical that Town Council should first know whether the 10% Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning change request in which Wilbow requests further building within PD1. If Town Council pushes ahead with a decision on Wilbow’s new zoning change request without the investigation being complete, Town Council will have made an uninformed decision that will result in the destruction of the Town’s centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important decision with long lasting negative effects must be made as an informed decision. I request that Town Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot Coverage Rule before it takes up Wilbow’s new zoning change request.  Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:    By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:    In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. In view of the P&Z Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr. Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot  Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr. Corson at a time of his convenience.  Please feel free to reach out to me with any questions.  Thanks!     Neil J. McNabnay Head of Litigation – Dallas Principal Fish & Richardson P.C. 1717 Main Street, Suite 5000 Dallas, TX 75201 ZZZIUFRP  Click to read the article   &ƌŽŵ͗>ĂǁƌĞŶĐĞŽƌƐŽŶ΀ŵĂŝůƚŽ͗ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ΁ ^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϭϬ͗ϮϮD dŽ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх Đ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх ^ƵďũĞĐƚ͗^ŽůĂŶĂ>ĂŶĚͲtŝůďŽǁͲZĞͲŽŶŝŶŐƉƉůŝĐĂƚŝŽŶͲWƵďůŝĐ&ŽƌƵŵͲ:ĂŶƵĂƌLJϭϲĂƚϲ͗ϬϬƉŵͲŽƵŶĐŝůŚĂŵďĞƌƐ  ,ĂƉƉLJϮϬϭϴƚŽĂůů͊  >ĂƐƚǁĞĞŬ͕tŝůďŽǁƐŝŐŶĞĚĂƌĞŝŶƐƚĂƚĞŵĞŶƚĐŽŶƚƌĂĐƚĂŵĞŶĚŵĞŶƚǁŝƚŚůĂĐŬƐƚŽŶĞǁŚŝĐŚŐŝǀĞƐƵƐĂďƌŝĞĨǁŝŶĚŽǁƚŽ ƉƌŽĐĞƐƐĂůĂƐƚĐŚĂŶĐĞnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶĨŽƌƚŚĞϲϮ͘ϱĂĐƌĞƉĂƌĐĞů͘  ůƐŽ͕ůĂƐƚǁĞĞŬ͕tŝůďŽǁĨŽƌŵĂůůLJƐƵďŵŝƚƚĞĚĂƌĞǀŝƐĞĚnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶƚŽƚŚĞdŽǁŶ͘ĐŽƉLJŽĨƚŚĞŶĞǁŽŶĐĞƉƚWůĂŶ ĂŶĚĂŶ/ůůƵƐƚƌĂƚŝǀĞǀĞƌƐŝŽŶŽĨƚŚĞWůĂŶĂƌĞĂƚƚĂĐŚĞĚĨŽƌLJŽƵƌƌĞĨĞƌĞŶĐĞ͘  KǀĞƌƚŚĞůĂƐƚƐŝdžǁĞĞŬƐ͕ǁĞŚĂǀĞƚĂŬĞŶƚŚĞƉƌĞǀŝŽƵƐϱϲͲůŽƚƉůĂŶ;ƚŚĞ͞'ůĞŶǁLJĐŬWůĂŶ͟ͿĂŶĚŚĂǀĞǁŽƌŬĞĚŽŶŵŽĚŝĨŝĐĂƚŝŽŶƐ ƚŚĂƚƌĞĨůĞĐƚƚŚĞĐŽŵŵĞŶƚĂƌLJƚŚĂƚǁĞƌĞĐĞŝǀĞĚĨƌŽŵƚŚĞDĂLJŽƌ͕ŽƵŶĐŝů͕ĂŶĚ^ƚĂĨĨĂƚƚŚĞEŽǀĞŵďĞƌϮϳŽƵŶĐŝů DĞĞƚŝŶŐ͘dŚĞŐŽĂůǁĂƐƚŽŵĂŬĞƚŚĞƉůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞĐŽŶĐĞƌŶƐƚŚĞdŽǁŶƌĂŝƐĞĚLJĞƚƉƌĞƐĞƌǀĞƚŚĞĞƐƐĞŶĐĞŽĨ ƚŚĞWůĂŶƚŚĂƚŚĂĚƚŚĞƐƵƉƉŽƌƚŽĨƚŚĞ'ůĞŶǁLJĐŬŶĞŝŐŚďŽƌŚŽŽĚ͘dŽƚŚĞŝƌĐƌĞĚŝƚ͕ůĂĐŬƐƚŽŶĞŚĂƐŵĂĚĞĐĞƌƚĂŝŶĞĐŽŶŽŵŝĐ ĐŽŶĐĞƐƐŝŽŶƐƚŽĂůůŽǁƵƐƚŽŵĂŬĞƚŚĞWůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞdŽǁŶ͛ƐƌĞƋƵŝƌĞŵĞŶƚƐ͘dŚĞWůĂŶŐĞŶĞƌĂůůLJƌĞƚĂŝŶƐƚŚĞ ƐĞƚďĂĐŬƐƚŚĂƚǁĞƌĞŝŶƚŚĞŽƌŝŐŝŶĂů'ůĞŶǁLJĐŬƉůĂŶ͕ďƵƚĞdžƉĂŶĚƐƚŚĞ^ŽůĂŶĂůǀĚƐĞƚďĂĐŬ͘dŚĞWůĂŶĂůƐŽƌĞƚĂŝŶƐƚŚĞ ĐŽŶĐĞƉƚŽĨĂŵĂũŽƌůĂŶĚĚŽŶĂƚŝŽŶƚŽƚŚĞdŽǁŶ͕ƚŚĞŵĂũŽƌŝƚLJŽĨǁŚŝĐŚǁŽƵůĚďĞƚŚĞůĂŶĚŶŽƌƚŚŽĨ'ůĞŶǁLJĐŬĂŶĚĞĂƐƚŽĨ 'ƌĂŶĂĚĂƚŚĂƚǁŽƵůĚďĞĚĞƐŝŐŶĂƚĞĚĂƐĂŶŽŶͲĚŝƐƚƵƌďĂŶĐĞ͕ŶŽŶͲĚĞǀĞůŽƉŵĞŶƚnjŽŶĞŝŶƉĞƌƉĞƚƵŝƚLJ͘   tĞďĞůŝĞǀĞƚŚĞŶĞǁnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶǁŝůůďĞŽŶƚŚĞ:ĂŶƵĂƌLJϮϮŶĚĂŐĞŶĚĂĨŽƌWΘĂŶĚŽŶƚŚĞ:ĂŶƵĂƌLJϮϵƚŚĂŐĞŶĚĂĨŽƌ ŽƵŶĐŝů͘/ŶĂŶƚŝĐŝƉĂƚŝŽŶŽĨƚŚŝƐƐĐŚĞĚƵůĞ͕ǁĞŚĂǀĞƌĞƐĞƌǀĞĚƚŚĞdŽǁŶ͛ƐŽƵŶĐŝůŚĂŵďĞƌƐŽŶ:ĂŶƵĂƌLJϭϲƚŚƚŽĐŽŶĚƵĐƚĂ WƵďůŝĐ&ŽƌƵŵĂŶĚƌĞǀŝĞǁƚŚĞĐŚĂŶŐĞƐƚŚĂƚŚĂǀĞďĞĞŶŵĂĚĞƚŽƚŚĞWůĂŶ͘dŚĞŵĞĞƚŝŶŐǁŝůůƐƚĂƌƚĂƚϲ͗ϬϬƉŵĂŶĚǁĞŝŶǀŝƚĞ LJŽƵƚŽĂƚƚĞŶĚ͘/ƚŝƐĂŶŽƉĞŶŵĞĞƚŝŶŐƐŽŝĨ/ŚĂǀĞŝŶĂĚǀĞƌƚĞŶƚůLJĞdžĐůƵĚĞĚĂŶLJŽŶĞĨƌŽŵƚŚŝƐĞŵĂŝůĚŝƐƚƌŝďƵƚŝŽŶůŝƐƚ͕ƉůĞĂƐĞ ůĞƚĂŶLJŽŶĞŬŶŽǁǁŚŽŝƐŝŶƚĞƌĞƐƚĞĚŝŶƚŚĞƉƌŽĐĞƐƐƚŚĂƚƚŚĞLJĂƌĞĂůƐŽǁĞůĐŽŵĞƚŽĂƚƚĞŶĚ͘  /ĂůƐŽǁĞůĐŽŵĞĂŶLJŽĨLJŽƵǁŚŽĂƌĞŝŶƚĞƌĞƐƚĞĚŝŶĂƉƌŝǀĂƚĞĚŝƐĐƵƐƐŝŽŶƌĞŐĂƌĚŝŶŐƚŚĞWůĂŶƚŽƌĞĂĐŚŽƵƚĂŶĚ/ǁŝůůŵĂŬĞ ŵLJƐĞůĨĂǀĂŝůĂďůĞ͘  dŚĂŶŬƐ͕  >ĂƌƌLJ   >ĂǁƌĞŶĐĞ͘ŽƌƐŽŶͮŽͲWƌĞƐŝĚĞŶƚ tŝůďŽǁŽƌƉŽƌĂƚŝŽŶͮǁǁǁ͘ǁŝůďŽǁ͘ĐŽŵ ϰϭϯϭE͘ĞŶƚƌĂůdžƉƌĞƐƐǁĂLJͮ^ƵŝƚĞϵϵϬ͕>ŽĐŬďŽdžϭϯͮĂůůĂƐ͕dyϳϱϮϬϰ KĨĨŝĐĞ͗ϵϳϮ͘ϵϵϰ͘ϭϲϳϰͮ ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ  KE&/Ed/>/dzEKd/͗dŚĞŝŶĨŽƌŵĂƚŝŽŶĐŽŶƚĂŝŶĞĚŝŶƚŚŝƐŵĞƐƐĂŐĞŝƐƉƌŝǀŝůĞŐĞĚĂŶĚĐŽŶĨŝĚĞŶƚŝĂů͖ ŝŶƚĞŶĚĞĚŽŶůLJĨŽƌƚŚĞƵƐĞŽĨƚŚĞĂĚĚƌĞƐƐĞĞ;ƐͿ͘/ĨƚŚĞƌĞĂĚĞƌŽĨƚŚŝƐŵĞƐƐĂŐĞŝƐŶŽƚƚŚĞŝŶƚĞŶĚĞĚƌĞĐŝƉŝĞŶƚ͕ LJŽƵĂƌĞŚĞƌĞďLJŶŽƚŝĨŝĞĚƚŚĂƚĂŶLJĚŝƐƐĞŵŝŶĂƚŝŽŶ͕ĚŝƐƚƌŝďƵƚŝŽŶŽƌĐŽƉLJŝŶŐŽĨƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝƐƐƚƌŝĐƚůLJ ƉƌŽŚŝďŝƚĞĚ͘/ĨLJŽƵŚĂǀĞƌĞĐĞŝǀĞĚƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝŶĞƌƌŽƌ͕ƉůĞĂƐĞŝŵŵĞĚŝĂƚĞůLJŶŽƚŝĨLJƐĞŶĚĞƌĂŶĚLJŽƵ ĂƌĞŚĞƌĞďLJŝŶƐƚƌƵĐƚĞĚƚŽĚĞůĞƚĞĂůůĞůĞĐƚƌŽŶŝĐĐŽƉŝĞƐĂŶĚĚĞƐƚƌŽLJĂůůƉƌŝŶƚĞĚĐŽƉŝĞƐ͘      *************************************************************************************************** ************************* This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. 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If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message. *************************************************************************************************** ************************* 1 | Page January 13, 2018  9LD5HJXODU860DLO3RVWDJH3UHSDLG $QG(PDLOWR OZKHDW#ZHVWODNHW[RUJ DEHOYHGHUH#ZHVWODNHW[RUJ PEDUUHWW#ZHVWODNHW[RUJ ZVWROWHQEHUJ#ZHVWODNHW[RUJ FODQJGRQ#ZHVWODNHW[RUJ UUHQQKDFN#ZHVWODNHW[RUJ WEU\PHU#ZHVWODNHW[RUJ UUXWKYHQ#ZHVWODNHW[RUJ WEULWWDQ#ZHVWODNHW[RUJ OJDUYLQ#ZHVWODNHW[RUJ JJREOH#ZHVWODNHW[RUJ UJURFH#ZHVWODNHW[RUJ POHH#ZHVWODNHW[RUJ VVDQGHQ#ZHVWODNHW[RUJ NNUDVND#ZHVWODNHW[RUJ  Mr. Ron Ruthven Director of Planning and Development Town of Westlake 1500 Solana Blvd. (The Terrace) Building 7, Suite 7200 Westlake, TX 76262 Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Planning & Zoning Commission and Town Council: As the owner(s) of the property at 1815 Broken Bend Dr., Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request: 1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule investigation (as approved by Town Council at the 12/11/17 Town Council Meeting) to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which has always applied to all of PD1, is as follows: 2 | Page Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1 comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757 acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24 acres). Because Ordinance 691 requires, Town Staff has required, and Blackstone has agreed that Wilbow’s proposed residential buildings must be counted towards the 10% Lot Coverage Rule, it is essential for Town Council to first determine how much square footage is left to build pursuant to the 10% Lot Coverage Rule 11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the express intent of the Town Staff and Blackstone, if a new PD6 is created as requested by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s development will not count against the 10% Lot Coverage Rule at all (the 10% Lot Coverage Rule applies only to Land within PD1 and its component planning areas PD1- 1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage): 3 | Page 1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2. 2. Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the prior 56 Lot Plan). Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge: 4 | Page By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved: In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25, and 26). 3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500- foot Setback on the East Side of Granada. 5 | Page 4. Results in clear cutting of the Open Space Land, which is designated to be open space pursuant to the Town’s Comprehensive and Land Use Plans. 5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and Granada. 6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms and Granada homeowners due to the fact that the Open Space Land is elevated upwards of 40 plus feet over the Glenwyck Farms and Granada residences. I (we) respectfully request that you deny the requested zoning change. Sincerely, Name(s) Printed: Neil McNabnay Janelle McNabnay Signature:               &ƌŽŵ͗ĂǀŝĚZ/ůĞLJ  ^ĞŶƚ͗^ƵŶĚĂLJ͕:ĂŶƵĂƌLJϮϭ͕ϮϬϭϴϳ͗ϰϯWD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚфŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐ фǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶфĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶ фƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞ фƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ <ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖             ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ Dear Mayor Wheat, Town Council Members, and P&Z Commission Members: Attached please find our written opposition to the latest zoning request David and Jennifer Riley 1821 Broken Bend Drive 1 | Page January 13, 2018 Via Regular U.S. Mail, Postage Prepaid And Email to: lwheat@westlake-tx.org abelvedere@westlake-tx.org mbarrett@westlake-tx.org wstoltenberg@westlake-tx.org clangdon@westlake-tx.org rrennhack@westlake-tx.org tbrymer@westlake-tx.org rruthven@westlake-tx.org tbrittan@westlake-tx.org lgarvin@westlake-tx.org ggoble@westlake-tx.org rgroce@westlake-tx.org mlee@westlake-tx.org ssanden@westlake-tx.org kkraska@westlake-tx.org Mr. Ron Ruthven Director of Planning and Development Town of Westlake 1500 Solana Blvd. (The Terrace) Building 7, Suite 7200 Westlake, TX 76262 Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Planning & Zoning Commission and Town Council: As the owner(s) of the property at __1821 Broken Bend Drive___, Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request: 1.Ā Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule investigation (as approved by Town Council at the 12/11/17 Town Council Meeting) to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which has always applied to all of PD1, is as follows: 2 | Page Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1 comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757 acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24 acres). Because Ordinance 691 requires, Town Staff has required, and Blackstone has agreed that Wilbow’s proposed residential buildings must be counted towards the 10% Lot Coverage Rule, it is essential for Town Council to first determine how much square footage is left to build pursuant to the 10% Lot Coverage Rule: 11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the express intent of the Town Staff and Blackstone, if a new PD6 is created as requested by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s development will not count against the 10% Lot Coverage Rule at all (the 10% Lot Coverage Rule applies only to Land within PD1 and its component planning areas PD1- 1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage): 3 | Page 1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2. 2.Ā Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the prior 56 Lot Plan). Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge: 4 | Page By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved: In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25, and 26). 3.Ā Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500- foot Setback on the East Side of Granada. 5 | Page 4.Ā Results in clear cutting of the Open Space Land, which is designated to be open space pursuant to the Town’s Comprehensive and Land Use Plans. 5.Ā Results in dense housing that is inconsistent with the housing in Glenwyck Farms and Granada. 6.Ā Results in housing that is positioned to directly overlook the yards of Glenwyck Farms and Granada homeowners due to the fact that the Open Space Land is elevated upwards of 40 plus feet over the Glenwyck Farms and Granada residences. I (we) respectfully request that you deny the requested zoning change. Sincerely, Name(s) Printed:__David Riley_____ ________Jennifer Riley____ Signature: ______________________________ ______________________________ __________________________               &ƌŽŵ͗ŽůŝŶ^ƚĞǀĞŶƐŽŶ΀  ^ĞŶƚ͗DŽŶĚĂLJ͕:ĂŶƵĂƌLJϮϮ͕ϮϬϭϴϭϮ͗ϯϵWD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗             ^ƵďũĞĐƚ͗ŽŶŝŶŐĂƐĞEŽ͘ͲϭϮͲϮϵͲϭϳ Mayor Wheat, Town Council Members, and Planning & Zoning Commission Members, For the official record, please find attached the Stevenson’s formal opposition letter to Case No. Z-12-29-17. I submit this opposition letter with the full knowledge and appreciation that each of you serve our Town in an unpaid and purely voluntary capacity. While the exact reason(s) one chooses to serve their community are often varied, I suspect that all of you care deeply for our community and preserving those unique characteristics that makes Westlake this special community that we are all fortunate enough to call home. Once again, each of you are faced with answering the most difficult of questions . . . choosing between two mutually exclusive options with respect to a 62.5-acre tract of land, which option is in Westlake’s best long- term interests? On one hand that question has been answered given the property’s designation in the 2013 Land Use Plan and re-affirmed in the 2015 Comprehensive Plan, but I also appreciate the complicated legal nuances of property rights. I’m not here to answer the question as to what property rights Blackstone inured to when they purchased the Solana property in September 2014, but I do not know this. The undeveloped land that Blackstone acquired three (3) plus years ago has been subject, since the early 1980s, to an overall development density requirement referred to as the “10% lot coverage ratio”. This ordinance was lawfully passed by the Westlake Board of Alderman (the predecessor to our current Town Council) and since it’s passing, has remain unchanged and unamended through the approval of Ordinances 202, 588, 691,693, 703, and 767. While I appreciate that the 10% lot coverage ratio was implemented when PD1was owned by a single entity, the fact that there are now multiple property owners does not obviate the legal restriction. Furthermore, had Blackstone performed proper due diligence at the time it purchased the Solana property, it would have realized that with the plat approval of Entrada and Granada and the transfer of the ~ 15-acre tract to the City of Southlake, there was no square footage remaining under the overall development density requirement for PD1. I struggle to understand how Blackstone’s failure has suddenly become the Town’s problem. If there is perceived to be a question with respect to the application of the 10% lot coverage ratio to PD1 and the 62.5 acre tract of land at issue in this zoning request, then such issue must be considered PRIOR to consideration of the zoning request such that the Town knows exactly what position it is negotiating from. This is the most prudent course of action and I hope that our community is not persuaded by the economic desires of Blackstone and Willow, which are not in Westlake’s best long-term interests as a community, but rather the best financial interests of Blackstone and Wilbow, respectively. Mr. Corson has submitted a new re-zoning application that reflects a 59-lot configuration. Clearly, we are going in the wrong direction relative to the 56-lot configuration that was rejected by the Town Council in November. However, I think it is essential to recognize that not all 56-lot configurations are created equally. When I attended the November Town Council meeting, I was asked whether I would support the 56- lot configuration that was shown by Mr. Corson. My answer was essentially “I hated it less than I hated the other options put forth by Mr. Corson”. But, please don’t assume that if Mr. Corson removes there (3) additional lots from his latest configuration that I support the newest configuration. In November, I didn’t say that I would support a 56-lot development, I said I would support a particular development configuration that happened to have 56 lots. Unfortunately, to meet the Town’s setback requirements on Solana Boulevard, Mr. Corson has pushed the development south towards Glenwyck Farms. While this re-positioning might meet one or more of the Town’s desires, it has an adverse impact from my perspective. In order to accommodate the Town’s setback requirement on Solana and provide a similar configuration to the November plan, Mr. Corson will need to remove seven (7) lots such to be in a comparable position to a plan that the Town Council rejected by a 3 to 1 vote. Mr. Corson is an eloquent speaker and he will attempt to sell you on the fact that these  developments are essentially the same, but please don’t solely focus on the number of lots in the development. The more important consideration is the configuration of said lots on the 62.5 acre tract of land, not per se the number of lots. I also question why the Town should now accept 70’ lots on the East side of the property just because the economics of a smaller development footprint don’t suit Blackstone and Wilbow. As you consider the “best long-term interests” question, I’d ask you to consider the following questions: 1. As you consider your legacy as stewards of our community, do you want to be remembered for preserving the LAST native, forested tree-stand in the Town of Westlake, which will be enjoyed by generations of Westlakers OR for approving a high density, small lot development that resulted in the clear cutting of thousands of trees and decimating one of the Town’s more important view corridors? 2. As you consider your legacy as stewards of our community, how does approval of this re-zoning request comport to the Town’s value statement of “preservation of our natural beauty” and our Town’s celebration of being a Tree City USA and Scenic City award recipient? 3. As you consider your legacy as stewards of our community, will one more residential development regardless of how high the development standards result in creating or enhancing those unique characteristics that make Westlake special? I thank you for your service to our community and your consideration of this important issue. Sincerely, Colin Stevenson           &ƌŽŵ͗WĂƚŽĐŬƌƵŵ  ^ĞŶƚ͗^ĂƚƵƌĚĂLJ͕:ĂŶƵĂƌLJϮϬ͕ϮϬϭϴϵ͗ϱϯD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх ^ƵďũĞĐƚ͗WƌŽƚĞƐƚWĞƚŝƚŝŽŶĨŽƌĂƐĞEŽ͘ͲϭϮͲϮϵͲϭϳ͖ŽŶŝŶŐĐŚĂŶŐĞƌĞƋƵĞƐƚĨŽƌĂƉƉƌŽdžŝŵĂƚĞůLJϲϮ͘ϱϯĂĐƌĞƉŽƌƚŝŽŶŽĨ>Žƚϭ͕ ůŽĐŬϯ͕tĞƐƚůĂŬĞͬ^ŽƵƚŚůĂŬĞWĂƌŬηϭ  WůĞĂƐĞĨŝŶĚŽƵƌƉƌŽƚĞƐƚůĞƚƚĞƌĂƚƚĂĐŚĞĚ͘tĞŚĂǀĞĂůƐŽŵĂŝůĞĚĂĐŽƉLJƚŽDƌ͘ZŽŶZƵƚŚǀĞŶǀŝĂƌĞŐƵůĂƌh^WŽƐƚĂů^ĞƌǀŝĐĞ͘  ^ŝŶĐĞƌĞůLJ͕  WĂƚĂŶĚƌŝŶŽĐŬƌƵŵ ϭϴϮϱƌŽŬĞŶĞŶĚƌ͘ tĞƐƚůĂŬĞ͕dyϳϲϮϲϮ  1 | Page January 13, 2018 Via Regular U.S. Mail, Postage Prepaid And Email to: lwheat@westlake-tx.org abelvedere@westlake-tx.org mbarrett@westlake-tx.org wstoltenberg@westlake-tx.org clangdon@westlake-tx.org rrennhack@westlake-tx.org tbrymer@westlake-tx.org rruthven@westlake-tx.org tbrittan@westlake-tx.org lgarvin@westlake-tx.org ggoble@westlake-tx.org rgroce@westlake-tx.org mlee@westlake-tx.org ssanden@westlake-tx.org kkraska@westlake-tx.org Mr. Ron Ruthven Director of Planning and Development Town of Westlake 1500 Solana Blvd. (The Terrace) Building 7, Suite 7200 Westlake, TX 76262 Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Planning & Zoning Commission and Town Council: As the owner(s) of the property at __1825 Broken Bend Dr________________, Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request: 1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule investigation (as approved by Town Council at the 12/11/17 Town Council Meeting) to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which has always applied to all of PD1, is as follows: 2 | Page Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1 comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757 acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24 acres). Because Ordinance 691 requires, Town Staff has required, and Blackstone has agreed that Wilbow’s proposed residential buildings must be counted towards the 10% Lot Coverage Rule, it is essential for Town Council to first determine how much square footage is left to build pursuant to the 10% Lot Coverage Rule: 11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the express intent of the Town Staff and Blackstone, if a new PD6 is created as requested by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s development will not count against the 10% Lot Coverage Rule at all (the 10% Lot Coverage Rule applies only to Land within PD1 and its component planning areas PD1-1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage): 3 | Page 1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2. 2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the prior 56 Lot Plan). Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge: 4 | Page By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved: In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25, and 26). 3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500-foot Setback on the East Side of Granada. 5 | Page 4. Results in clear cutting of the Open Space Land, which is designated to be open space pursuant to the Town’s Comprehensive and Land Use Plans. 5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and Granada. 6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms and Granada homeowners due to the fact that the Open Space Land is elevated upwards of 40 plus feet over the Glenwyck Farms and Granada residences. I (we) respectfully request that you deny the requested zoning change. Sincerely, Name(s) Printed:____Pat Cockrum__________ ____Erin Cockrum______________ Signature: ______________________________ ______________________________               &ƌŽŵ͗EŽůĂŶKŐĚĞŶ  ^ĞŶƚ͗^ĂƚƵƌĚĂLJ͕:ĂŶƵĂƌLJϮϬ͕ϮϬϭϴϳ͗ϱϳWD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗^ƚĞĨDĂƵůĞƌ ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖           ^ƵďũĞĐƚ͗ZĞ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ Mayor Wheat, Town Council and P&Z members, Please find our formal opposing to Wilbow’s new zoning change request and lot plan. Look forward to discussing at the meeting. Best regards, Nolan The content of this email is limited to the matters specifically addressed herein and is not intended to address other potential tax consequences or the potential application of tax penalties to this or any other matter. The information transmitted, including any attachments, is intended only for the person or entity to which it is addressed and may contain confidential and/or privileged material. Any review, retransmission, dissemination or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited, and all liability arising therefrom is disclaimed. If you received this in error, please contact the sender and delete the material from any computer. PricewaterhouseCoopers LLP is a Delaware limited liability partnership. This communication may come from PricewaterhouseCoopers LLP or one of its subsidiaries. January 13, 2018 Via Regular U.S. Mail, Postage Prepaid And Email to: lwheat@westlake-tx.org abelvedere@westlake-tx.org mbarrett@westlake-tx.org wstoltenberg@westlake-tx.org clangdon@westlake-tx.org rrennhack@westlake-tx.org tbrymer@westlake-tx.org rruthven@westlake-tx.org tbrittan@westlake-tx.org lgarvin@westlake-tx.org ggoble@westlake-tx.org rgroce@westlake-tx.org mlee@westlake-tx.org ssanden@westlake-tx.org kkraska@westlake-tx.org Mr. Ron Ruthven Director of Planning and Development Town of Westlake 1500 Solana Blvd. (The Terrace) Building 7, Suite 7200 Westlake, TX 76262 Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Planning & Zoning Commission and Town Council: As the owner(s) of the property at ___________________________________________, Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request: 1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule investigation (as approved by Town Council at the 12/11/17 Town Council Meeting) to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which has always applied to all of PD1, is as follows: 1 | Page Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1 comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757 acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24 acres). Because Ordinance 691 requires, Town Staff has required, and Blackstone has agreed that Wilbow’s proposed residential buildings must be counted towards the 10% Lot Coverage Rule, it is essential for Town Council to first determine how much square footage is left to build pursuant to the 10% Lot Coverage Rule: 11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the express intent of the Town Staff and Blackstone, if a new PD6 is created as requested by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s development will not count against the 10% Lot Coverage Rule at all (the 10% Lot Coverage Rule applies only to Land within PD1 and its component planning areas PD1-1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage): 2 | Page 1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2. 2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the prior 56 Lot Plan). Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge: 3 | Page By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved: 4 | Page In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25, and 26). 3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500-foot Setback on the East Side of Granada. 4. Results in clear cutting of the Open Space Land, which is designated to be open space pursuant to the Town’s Comprehensive and Land Use Plans. 5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and Granada. 6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms and Granada homeowners due to the fact that the Open Space Land is elevated upwards of 40 plus feet over the Glenwyck Farms and Granada residences. I (we) respectfully request that you deny the requested zoning change. Sincerely, Name(s) Printed:_________________________ ______________________________ Signature: ______________________________ ______________________________ 5 | Page               &ƌŽŵ͗:ƵĂŶ&ŽŶƚĂŶĞƐ΀  ^ĞŶƚ͗^ĂƚƵƌĚĂLJ͕:ĂŶƵĂƌLJϮϬ͕ϮϬϭϴϵ͗ϮϰD dŽ͗^ƚĞĨDĂƵůĞƌ >ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞ фĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚфŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐ фǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶфĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶ фƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞ фƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ <ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗            ^ƵďũĞĐƚ͗ZĞ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ Mayor Wheat, Town Council Members, and P&Z Commission Members: Please find attached our formal opposition to Wilbow’s new zoning change request and its associated 59 Lot Plan. Thank you for your consideration on this critical matter. Juan and Susan Fontanes 1845 Broken Bend Dr., Westlake TX               &ƌŽŵ͗^ƚĞĨDĂƵůĞƌ΀  ^ĞŶƚ͗dƵĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϲ͕ϮϬϭϴϯ͗ϯϲWD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗            ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  Mayor Wheat, Town Council Members, and P&Z Commission Members: Please find attached my formal opposition to Wilbow’s new zoning change request and its associated 59 Lot Plan. Thank you for your consideration on this critical matter. Mike and Stef Mauler 1855 Broken Bend Dr., Westlake TX 1|Page January 13, 2018 Via Regular U.S. Mail, Postage Prepaid And Email to: lwheat@westlake-tx.org abelvedere@westlake-tx.org mbarrett@westlake-tx.org wstoltenberg@westlake-tx.org clangdon@westlake-tx.org rrennhack@westlake-tx.org tbrymer@westlake-tx.org rruthven@westlake-tx.org tbrittan@westlake-tx.org lgarvin@westlake-tx.org ggoble@westlake-tx.org rgroce@westlake-tx.org mlee@westlake-tx.org ssanden@westlake-tx.org kkraska@westlake-tx.org Mr. Ron Ruthven Director of Planning and Development Town of Westlake 1500 Solana Blvd. (The Terrace) Building 7, Suite 7200 Westlake, TX 76262 Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Planning & Zoning Commission and Town Council: As the owner(s) of the property at 1855 Broken Bend Dr., Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request: 1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule investigation (as approved by Town Council at the 12/11/17 Town Council Meeting) to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which has always applied to all of PD1, is as follows: 2|Page Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1 comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757 acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24 acres). Because Ordinance 691 requires, Town Staff has required, and Blackstone has agreed that Wilbow’s proposed residential buildings must be counted towards the 10% Lot Coverage Rule, it is essential for Town Council to first determine how much square footage is left to build pursuant to the 10% Lot Coverage Rule: 11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the express intent of the Town Staff and Blackstone, if a new PD6 is created as requested by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s development will not count against the 10% Lot Coverage Rule at all (the 10% Lot Coverage Rule applies only to Land within PD1 and its component planningareas PD1- 1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage): 3|Page 1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2. 2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the prior 56 Lot Plan).Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge: 4|Page By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved: In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25, and 26). 3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500- foot Setback on the East Side of Granada. 5|Page 4. Results in clear cutting of the Open Space Land, which is designated to be open space pursuant to the Town’s Comprehensive and Land Use Plans. 5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and Granada. 6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms and Granada homeowners due to the fact that the Open Space Land is elevated upwards of 40 plus feet over the Glenwyck Farms and Granada residences. I (we) respectfully request that you deny the requested zoning change. Sincerely, Name(s) Printed:__Mike Mauler & Stef Mauler Signature: ______________________________ ______________________________               &ƌŽŵ͗dĂŵŵLJZĞĞǀĞƐ  ^ĞŶƚ͗^ƵŶĚĂLJ͕:ĂŶƵĂƌLJϮϭ͕ϮϬϭϴϲ͗ϮϳWD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗EĞŝůDĐEĂďŶĂLJ  ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ Mayor Wheat, Town Council Members, and P&Z Commission Members: Please find attached my formal opposition to Wilbow’s new zoning change request and its associated 59 Lot Plan. Sincerely, Tammy Reeves 2007 White Wing Cove               ͲͲͲͲͲKƌŝŐŝŶĂůDĞƐƐĂŐĞͲͲͲͲͲ &ƌŽŵ͗DĞůǀLJŶ&ŽƐƚĞƌ  ^ĞŶƚ͗^ƵŶĚĂLJ͕:ĂŶƵĂƌLJϭϰ͕ϮϬϭϴϭϮ͗ϯϵD dŽ͗>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞфĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚ фŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐфǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶ фĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶфƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞфƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ<ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗DĞůǀLJŶ&ŽƐƚĞƌ  ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶͲĂƐĞEŽ͘ͲϭϮͲϮϵͲϭϳ  DĂLJŽƌtŚĞĂƚ͕dŽǁŶŽƵŶĐŝůDĞŵďĞƌƐ͕ĂŶĚWΘŽŵŵŝƐƐŝŽŶDĞŵďĞƌƐ͗  WůĞĂƐĞĨŝŶĚĂƚƚĂĐŚĞĚŵLJĨŽƌŵĂůŽƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁ͛ƐŶĞǁnjŽŶŝŶŐĐŚĂŶŐĞƌĞƋƵĞƐƚĂŶĚŝƚƐĂƐƐŽĐŝĂƚĞĚϱϵ>ŽƚWůĂŶ͘dŚĂŶŬ LJŽƵ͘  <ŝŶĚƌĞŐĂƌĚƐ͕ DĞůǀLJŶ&ŽƐƚĞƌ ϮϬϭϰsĂůĞŶĐŝĂŽǀĞ tĞƐƚůĂŬĞ͕dyϳϲϮϲϮ                &ƌŽŵ͗ƌĂĚůĞLJ^ĂŵĂƌŐLJĂ  ^ĞŶƚ͗dŚƵƌƐĚĂLJ͕:ĂŶƵĂƌLJϭϭ͕ϮϬϭϴϭϬ͗ϬϱD dŽ͗EĞŝůDĐEĂďŶĂLJ ͖>ĂƵƌĂtŚĞĂƚфůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ůĞƐĂĞůǀĞĚĞƌĞ фĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĂĞůĂƌƌĞƚƚфŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖tĂLJŶĞ^ƚŽůƚĞŶďĞƌŐ фǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ĂƌŽů>ĂŶŐĚŽŶфĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŝĐŬZĞŶŶŚĂĐŬфƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐх͖dŽŵƌLJŵĞƌфƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZŽŶZƵƚŚǀĞŶфƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖dŝŵƌŝƚƚĂŶ фƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖>ŝnj'ĂƌǀŝŶфůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖'ƌĞŐ'ŽďůĞфŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖ZLJĂŶ'ƌŽĐĞ фƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖DŝĐŚĞůůĞ>ĞĞфŵůĞĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖^ŚĂƌŽŶ^ĂŶĚĞŶфƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх͖<ĞŶ <ƌĂƐŬĂфŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐх Đ͗                 ^ƵďũĞĐƚ͗Z͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ  /ĐŽŶĐƵƌǁŝƚŚƚŚĞĐŽŵŵĞŶƚƐďĞůŽǁ͘ƐŚŽŵĞŽǁŶĞƌƐǁĞƚŚŽƵŐŚƚƚŚĂƚƚŚĞĐŽƵŶĐŝůŵĂĚĞƚŚĞƌŝŐŚƚĚĞĐŝƐŝŽŶƉƌĞǀŝŽƵƐůLJĂŶĚ ĚŽŶŽƚƵŶĚĞƌƐƚĂŶĚǁŚLJƚŚŝƐŝƐƐƵĞǁŽƵůĚďĞƌĞǀŝƐŝƚĞĚ͘  ůƐŽĂŶŽďƐĞƌǀĂƚŝŽŶŽŶďĞŚĂůĨŽĨƚŚĞŚŽŵĞŽǁŶĞƌƐŝŶ'ƌĂŶĂĚĂ͘dŚĞĚŝƐĐƵƐƐŝŽŶƐŚĂǀĞĂůǁĂLJƐďĞĞŶĨŽĐƵƐĞĚŽŶ'ůĞŶǁŝĐŬ &ĂƌŵƐƌĞƐŝĚĞŶƚƐƉƌŝǀĂĐLJǁŚŝĐŚ/ĨƵůůLJƐƵƉƉŽƌƚ͘,ŽǁĞǀĞƌ͕/ĨŽƵŶĚŝƚƋƵŝƚĞĚŝƐĂƉƉŽŝŶƚŝŶŐƚŚĂƚďĞĐĂƵƐĞƚŚĞ'ƌĂŶĂĚĂ ŶĞŝŐŚďŽƌŚŽŽĚŝƐŶŽƚĨƵůůLJĚĞǀĞůŽƉĞĚĂŶĚƌĞƉƌĞƐĞŶƚĞĚǁŝƚŚůŽƚƐƐƚŝůůƚŽďĞďƵŝůƚ͕ƚŚĞƐĞƚďĂĐŬǁĂƐϱϬйůĞƐƐŝŶƚŚĞƉƌŽƉŽƐĞĚ ƉůĂŶĨŽƌ'ƌĂŶĂĚĂ͛ƐďŽƌĚĞƌƐƚŚĂŶƉƌŽƉŽƐĞĚĂŶĚĚŝƐĐƵƐƐĞĚĨŽƌ'ůĞŶǁŝĐŬ&ĂƌŵƐ͘tŚĞŶ/ĂƐŬĞĚǁŚLJ/ǁĂƐƚŽůĚƚŚĂƚ'ƌĂŶĂĚĂ ƌĞƐŝĚĞŶƚƐĚŝĚŶŽƚĐŽŵƉůĂŝŶĂƐŵƵĐŚ͘'ŝǀĞŶƚŚĞĚĞǀĞůŽƉŵĞŶƚŝƐƵŶĚĞƌĐŽŶƐƚƌƵĐƚŝŽŶ/ĨŝŶĚƚŚĂƚůĂƵŐŚĂďůĞ͘  /ŚĂǀĞŝƐƐƵĞƐǁŝƚŚƚŚĞƐĞƚďĂĐŬďĞŝŶŐůĞƐƐĨŽƌ'ƌĂŶĂĚĂĂŶĚǁŽƵůĚŚŽƉĞƚŚĞĐŽƵŶĐŝůĞƋƵĂůůLJƌĞƉƌĞƐĞŶƚƐĂŶĚƉƌŽƚĞĐƚƐƚŚĞ ƌĞƐŝĚĞŶƚƐŝŶŽƵƌŶĞŝŐŚďŽƌŚŽŽĚ͘dŚĞƌĞŝƐŶŽŐŽŽĚƌĞĂƐŽŶǁŚLJ'ƌĂŶĂĚĂǁŽƵůĚŶŽƚĚĞƐĞƌǀĞĞƋƵĂůƉƌŝǀĂĐLJĂŶĚƉƌĞƐĞƌǀĂƚŝŽŶ ŽĨƚŚĞƚƌĞĞƐͬƉƌŽƚĞĐƚŝŽŶŽĨŽƵƌŝŶǀĞƐƚŵĞŶƚƐǁŚŝĐŚĂƌĞŝŶƐŽƐŚŽƌƚĂƐƵƉƉůLJŝŶtĞƐƚůĂŬĞ͘  /ǁŽƵůĚŚŽƉĞLJŽƵĐŽŶƚŝŶƵĞƚŽůŽŽŬƚŽƉƌĞƐĞƌǀĞŽƵƌŐƌĞĞŶƐƉĂĐĞĂƐǁĞůůĂƐĐŽŶƚƌŽůŽǀĞƌďƵŝůĚŝŶŐŝŶtĞƐƚůĂŬĞǁŚŝĐŚ/ƚŚŝŶŬŝƐ ĂůƌĞĂĚLJĂŶŝƐƐƵĞƚŽĚĂLJ͘/ƚŚŝŶŬĂŐŽŽĚĚĞĐŝƐŝŽŶǁĂƐĂůƌĞĂĚLJŵĂĚĞĂŶĚĂŵƚƌŽƵďůĞĚďLJƚŚĞƚŝŵĞĂŶĚĞĨĨŽƌƚŶĞĞĚĞĚƚŽŽŶĐĞ ĂŐĂŝŶĂĚĚƌĞƐƐƚŚĞƐĂŵĞŝƐƐƵĞƐ͘  ĞƐƚ  ƌĂĚ^ĂŵĂƌŐLJĂ ϮϬϮϭsĂůĞŶĐŝĂŽǀĞ tĞƐƚůĂŬĞ'ƌĂŶĂĚĂ  &ƌŽŵ͗EĞŝůDĐEĂďŶĂLJ ^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϵ͗ϯϰWD dŽ͗ůǁŚĞĂƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ĂďĞůǀĞĚĞƌĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵďĂƌƌĞƚƚΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ǁƐƚŽůƚĞŶďĞƌŐΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ ĐůĂŶŐĚŽŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌĞŶŶŚĂĐŬΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƚďƌLJŵĞƌΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌƌƵƚŚǀĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ ƚďƌŝƚƚĂŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ůŐĂƌǀŝŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŐŐŽďůĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ƌŐƌŽĐĞΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŵůĞĞΛǁĞƐƚůĂŬĞͲ ƚdž͘ŽƌŐ͖ƐƐĂŶĚĞŶΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ͖ŬŬƌĂƐŬĂΛǁĞƐƚůĂŬĞͲƚdž͘ŽƌŐ Đ͗                  ^ƵďũĞĐƚ͗KƉƉŽƐŝƚŝŽŶƚŽtŝůďŽǁΖƐEĞǁŽŶŝŶŐŚĂŶŐĞZĞƋƵĞƐƚĂŶĚϱϵ>ŽƚWůĂŶ   Mayor Wheat, Town Council Members, and P&Z Commission Members:  I oppose Wilbow’s new zoning change request and its associated 59 Lot Plan for the following reasons:  ϭ͘ At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an item directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). It is only logical that Town Council should first know whether the 10% Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning change request in which Wilbow requests further building within PD1. If Town Council pushes ahead with a decision on Wilbow’s new zoning change request without the investigation being complete, Town Council will have made an uninformed decision that will result in the destruction of the Town’s centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important decision with long lasting negative effects must be made as an informed decision. I request that Town Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot Coverage Rule before it takes up Wilbow’s new zoning change request.  Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:    By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:    In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. In view of the P&Z Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr. Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot  Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr. Corson at a time of his convenience.  Please feel free to reach out to me with any questions.  Thanks!     Neil J. McNabnay Head of Litigation – Dallas Principal Fish & Richardson P.C. 1717 Main Street, Suite 5000 Dallas, TX 75201 ZZZIUFRP  Click to read the article   &ƌŽŵ͗>ĂǁƌĞŶĐĞŽƌƐŽŶ΀ŵĂŝůƚŽ͗ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ΁ ^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϭϬ͗ϮϮD dŽ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх Đ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх ^ƵďũĞĐƚ͗^ŽůĂŶĂ>ĂŶĚͲtŝůďŽǁͲZĞͲŽŶŝŶŐƉƉůŝĐĂƚŝŽŶͲWƵďůŝĐ&ŽƌƵŵͲ:ĂŶƵĂƌLJϭϲĂƚϲ͗ϬϬƉŵͲŽƵŶĐŝůŚĂŵďĞƌƐ  ,ĂƉƉLJϮϬϭϴƚŽĂůů͊  >ĂƐƚǁĞĞŬ͕tŝůďŽǁƐŝŐŶĞĚĂƌĞŝŶƐƚĂƚĞŵĞŶƚĐŽŶƚƌĂĐƚĂŵĞŶĚŵĞŶƚǁŝƚŚůĂĐŬƐƚŽŶĞǁŚŝĐŚŐŝǀĞƐƵƐĂďƌŝĞĨǁŝŶĚŽǁƚŽ ƉƌŽĐĞƐƐĂůĂƐƚĐŚĂŶĐĞnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶĨŽƌƚŚĞϲϮ͘ϱĂĐƌĞƉĂƌĐĞů͘  ůƐŽ͕ůĂƐƚǁĞĞŬ͕tŝůďŽǁĨŽƌŵĂůůLJƐƵďŵŝƚƚĞĚĂƌĞǀŝƐĞĚnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶƚŽƚŚĞdŽǁŶ͘ĐŽƉLJŽĨƚŚĞŶĞǁŽŶĐĞƉƚWůĂŶ ĂŶĚĂŶ/ůůƵƐƚƌĂƚŝǀĞǀĞƌƐŝŽŶŽĨƚŚĞWůĂŶĂƌĞĂƚƚĂĐŚĞĚĨŽƌLJŽƵƌƌĞĨĞƌĞŶĐĞ͘  KǀĞƌƚŚĞůĂƐƚƐŝdžǁĞĞŬƐ͕ǁĞŚĂǀĞƚĂŬĞŶƚŚĞƉƌĞǀŝŽƵƐϱϲͲůŽƚƉůĂŶ;ƚŚĞ͞'ůĞŶǁLJĐŬWůĂŶ͟ͿĂŶĚŚĂǀĞǁŽƌŬĞĚŽŶŵŽĚŝĨŝĐĂƚŝŽŶƐ ƚŚĂƚƌĞĨůĞĐƚƚŚĞĐŽŵŵĞŶƚĂƌLJƚŚĂƚǁĞƌĞĐĞŝǀĞĚĨƌŽŵƚŚĞDĂLJŽƌ͕ŽƵŶĐŝů͕ĂŶĚ^ƚĂĨĨĂƚƚŚĞEŽǀĞŵďĞƌϮϳŽƵŶĐŝů DĞĞƚŝŶŐ͘dŚĞŐŽĂůǁĂƐƚŽŵĂŬĞƚŚĞƉůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞĐŽŶĐĞƌŶƐƚŚĞdŽǁŶƌĂŝƐĞĚLJĞƚƉƌĞƐĞƌǀĞƚŚĞĞƐƐĞŶĐĞŽĨ ƚŚĞWůĂŶƚŚĂƚŚĂĚƚŚĞƐƵƉƉŽƌƚŽĨƚŚĞ'ůĞŶǁLJĐŬŶĞŝŐŚďŽƌŚŽŽĚ͘dŽƚŚĞŝƌĐƌĞĚŝƚ͕ůĂĐŬƐƚŽŶĞŚĂƐŵĂĚĞĐĞƌƚĂŝŶĞĐŽŶŽŵŝĐ ĐŽŶĐĞƐƐŝŽŶƐƚŽĂůůŽǁƵƐƚŽŵĂŬĞƚŚĞWůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞdŽǁŶ͛ƐƌĞƋƵŝƌĞŵĞŶƚƐ͘dŚĞWůĂŶŐĞŶĞƌĂůůLJƌĞƚĂŝŶƐƚŚĞ ƐĞƚďĂĐŬƐƚŚĂƚǁĞƌĞŝŶƚŚĞŽƌŝŐŝŶĂů'ůĞŶǁLJĐŬƉůĂŶ͕ďƵƚĞdžƉĂŶĚƐƚŚĞ^ŽůĂŶĂůǀĚƐĞƚďĂĐŬ͘dŚĞWůĂŶĂůƐŽƌĞƚĂŝŶƐƚŚĞ ĐŽŶĐĞƉƚŽĨĂŵĂũŽƌůĂŶĚĚŽŶĂƚŝŽŶƚŽƚŚĞdŽǁŶ͕ƚŚĞŵĂũŽƌŝƚLJŽĨǁŚŝĐŚǁŽƵůĚďĞƚŚĞůĂŶĚŶŽƌƚŚŽĨ'ůĞŶǁLJĐŬĂŶĚĞĂƐƚŽĨ 'ƌĂŶĂĚĂƚŚĂƚǁŽƵůĚďĞĚĞƐŝŐŶĂƚĞĚĂƐĂŶŽŶͲĚŝƐƚƵƌďĂŶĐĞ͕ŶŽŶͲĚĞǀĞůŽƉŵĞŶƚnjŽŶĞŝŶƉĞƌƉĞƚƵŝƚLJ͘   tĞďĞůŝĞǀĞƚŚĞŶĞǁnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶǁŝůůďĞŽŶƚŚĞ:ĂŶƵĂƌLJϮϮŶĚĂŐĞŶĚĂĨŽƌWΘĂŶĚŽŶƚŚĞ:ĂŶƵĂƌLJϮϵƚŚĂŐĞŶĚĂĨŽƌ ŽƵŶĐŝů͘/ŶĂŶƚŝĐŝƉĂƚŝŽŶŽĨƚŚŝƐƐĐŚĞĚƵůĞ͕ǁĞŚĂǀĞƌĞƐĞƌǀĞĚƚŚĞdŽǁŶ͛ƐŽƵŶĐŝůŚĂŵďĞƌƐŽŶ:ĂŶƵĂƌLJϭϲƚŚƚŽĐŽŶĚƵĐƚĂ WƵďůŝĐ&ŽƌƵŵĂŶĚƌĞǀŝĞǁƚŚĞĐŚĂŶŐĞƐƚŚĂƚŚĂǀĞďĞĞŶŵĂĚĞƚŽƚŚĞWůĂŶ͘dŚĞŵĞĞƚŝŶŐǁŝůůƐƚĂƌƚĂƚϲ͗ϬϬƉŵĂŶĚǁĞŝŶǀŝƚĞ LJŽƵƚŽĂƚƚĞŶĚ͘/ƚŝƐĂŶŽƉĞŶŵĞĞƚŝŶŐƐŽŝĨ/ŚĂǀĞŝŶĂĚǀĞƌƚĞŶƚůLJĞdžĐůƵĚĞĚĂŶLJŽŶĞĨƌŽŵƚŚŝƐĞŵĂŝůĚŝƐƚƌŝďƵƚŝŽŶůŝƐƚ͕ƉůĞĂƐĞ ůĞƚĂŶLJŽŶĞŬŶŽǁǁŚŽŝƐŝŶƚĞƌĞƐƚĞĚŝŶƚŚĞƉƌŽĐĞƐƐƚŚĂƚƚŚĞLJĂƌĞĂůƐŽǁĞůĐŽŵĞƚŽĂƚƚĞŶĚ͘  /ĂůƐŽǁĞůĐŽŵĞĂŶLJŽĨLJŽƵǁŚŽĂƌĞŝŶƚĞƌĞƐƚĞĚŝŶĂƉƌŝǀĂƚĞĚŝƐĐƵƐƐŝŽŶƌĞŐĂƌĚŝŶŐƚŚĞWůĂŶƚŽƌĞĂĐŚŽƵƚĂŶĚ/ǁŝůůŵĂŬĞ ŵLJƐĞůĨĂǀĂŝůĂďůĞ͘  dŚĂŶŬƐ͕  >ĂƌƌLJ   >ĂǁƌĞŶĐĞ͘ŽƌƐŽŶͮŽͲWƌĞƐŝĚĞŶƚ tŝůďŽǁŽƌƉŽƌĂƚŝŽŶͮǁǁǁ͘ǁŝůďŽǁ͘ĐŽŵ ϰϭϯϭE͘ĞŶƚƌĂůdžƉƌĞƐƐǁĂLJͮ^ƵŝƚĞϵϵϬ͕>ŽĐŬďŽdžϭϯͮĂůůĂƐ͕dyϳϱϮϬϰ KĨĨŝĐĞ͗ϵϳϮ͘ϵϵϰ͘ϭϲϳϰͮ ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ  KE&/Ed/>/dzEKd/͗dŚĞŝŶĨŽƌŵĂƚŝŽŶĐŽŶƚĂŝŶĞĚŝŶƚŚŝƐŵĞƐƐĂŐĞŝƐƉƌŝǀŝůĞŐĞĚĂŶĚĐŽŶĨŝĚĞŶƚŝĂů͖ ŝŶƚĞŶĚĞĚŽŶůLJĨŽƌƚŚĞƵƐĞŽĨƚŚĞĂĚĚƌĞƐƐĞĞ;ƐͿ͘/ĨƚŚĞƌĞĂĚĞƌŽĨƚŚŝƐŵĞƐƐĂŐĞŝƐŶŽƚƚŚĞŝŶƚĞŶĚĞĚƌĞĐŝƉŝĞŶƚ͕ LJŽƵĂƌĞŚĞƌĞďLJŶŽƚŝĨŝĞĚƚŚĂƚĂŶLJĚŝƐƐĞŵŝŶĂƚŝŽŶ͕ĚŝƐƚƌŝďƵƚŝŽŶŽƌĐŽƉLJŝŶŐŽĨƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝƐƐƚƌŝĐƚůLJ ƉƌŽŚŝďŝƚĞĚ͘/ĨLJŽƵŚĂǀĞƌĞĐĞŝǀĞĚƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝŶĞƌƌŽƌ͕ƉůĞĂƐĞŝŵŵĞĚŝĂƚĞůLJŶŽƚŝĨLJƐĞŶĚĞƌĂŶĚLJŽƵ ĂƌĞŚĞƌĞďLJŝŶƐƚƌƵĐƚĞĚƚŽĚĞůĞƚĞĂůůĞůĞĐƚƌŽŶŝĐĐŽƉŝĞƐĂŶĚĚĞƐƚƌŽLJĂůůƉƌŝŶƚĞĚĐŽƉŝĞƐ͘        *************************************************************************************************** ************************* This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized use or disclosure is prohibited. If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message. *************************************************************************************************** ************************* 1|Page January 13, 2018 Via Regular U.S. Mail, Postage Prepaid And Email to: lwheat@westlake-tx.org abelvedere@westlake-tx.org mbarrett@westlake-tx.org wstoltenberg@westlake-tx.org clangdon@westlake-tx.org rrennhack@westlake-tx.org tbrymer@westlake-tx.org rruthven@westlake-tx.org tbrittan@westlake-tx.org lgarvin@westlake-tx.org ggoble@westlake-tx.org rgroce@westlake-tx.org mlee@westlake-tx.org ssanden@westlake-tx.org kkraska@westlake-tx.org Mr. Ron Ruthven Director of Planning and Development Town of Westlake 1500 Solana Blvd. (The Terrace) Building 7, Suite 7200 Westlake, TX 76262 Re: Protest Petition for Case No. Z-12-29-17; Zoning change request for approximately 62.53 acre portion of Lot 1, Block 3, Westlake/Southlake Park #1 Members of the Planning & Zoning Commission and Town Council: As the owner(s) of the property at ____1817 Broken Bend_______________________________________, Westlake, Texas, I (we) are opposed to the requested zoning change. The zoning change request: 1. Is premature because Town Council has not yet carried out its 10% Lot Coverage Rule investigation (as approved by Town Council at the 12/11/17 Town Council Meeting) to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). The 10% Lot Coverage Rule, which has always applied to all of PD1, is as follows: 2|Page Ordinance 691 at 3 (and Ordinance 691 predecessors, Ordinances 202 and 588). As Ordinance 691 makes clear, the 10% Lot Coverage Rule applies across all of PD1 comprised of 436.077 acres (with its component Planning Area 1 (PD1-1) = 251.757 acres, Planning Area 2 (PD1-2) = 92.08 acres, and Planning Area 3 (PD1-3) = 92.24 acres). Because Ordinance 691 requires, Town Staff has required, and Blackstone has agreed that Wilbow’s proposed residential buildings must be counted towards the 10% Lot Coverage Rule, it is essential for Town Council to first determine how much square footage is left to build pursuant to the 10% Lot Coverage Rule: 11/27/17 Town Council Agenda Packet at 126-27. Note that Town Staff mistakenly refers to the 10% Lot Coverage Rule across PD1-1 instead of PD1 as defined by Ordinance 691 and its predecessors as detailed above. Furthermore, contrary to the express intent of the Town Staff and Blackstone, if a new PD6 is created as requested by Wilbow and Blackstone as a part of Wilbow’s zoning change request, Wilbow’s development will not count against the 10% Lot Coverage Rule at all (the 10% Lot Coverage Rule applies only to Land within PD1 and its component planningareas PD1- 1, PD1-2, and PD1-3). Accordingly, a new PD6 cannot be created. Based on the Town’s calculations on 1/7/13 at the time Entrada (f/k/a Vallecito) and Granada were approved, 47,230 s.f. of buildable footprint coverage is left to build within PD1, which is not enough square footage to build Wilbow’s proposed development (with 240,950 s.f. of footprint coverage): 3|Page 1/7/13 Email Chain Between Eddie Edwards and Trent Petty at 2. 2.Results in 6 lots being added back onto the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town pursuant to the Comprehensive Plan (these 6 lots had been removed pursuant to the prior 56 Lot Plan).Adding these 6 lots back as a part of Wilbow’s new 59 Lot Plan will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge: 4|Page By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved: In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the new 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. Pursuant to Councilmember Rick Rennhack’s comments, other improvements can be made to Wilbow’s new 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25, and 26). 3. Violates the 500-foot Yard Setback on the North Side of Glenwyck Farms and the 500- foot Setback on the East Side of Granada. 5|Page 4. Results in clear cutting of the Open Space Land, which is designated to be open space pursuant to the Town’s Comprehensive and Land Use Plans. 5. Results in dense housing that is inconsistent with the housing in Glenwyck Farms and Granada. 6. Results in housing that is positioned to directly overlook the yards of Glenwyck Farms and Granada homeowners due to the fact that the Open Space Land is elevated upwards of 40 plus feet over the Glenwyck Farms and Granada residences. I (we) respectfully request that you deny the requested zoning change. Sincerely, Name(s) Printed:____Walter P Havenstein_____________________ _Judith P Havenstein_____________________________ Signature: ______________________________ ______________________________  5RQ5XWKYHQ )URP%UDGOH\6DPDUJ\DFRP! 6HQW7XHVGD\)HEUXDU\30 7R/DXUD:KHDW$OHVD%HOYHGHUH0LFKDHO%DUUHWW:D\QH6WROWHQEHUJ&DURO/DQJGRQ5LFN 5HQQKDFN7RP%U\PHU5RQ5XWKYHQ7LP%ULWWDQ/L]*DUYLQ*UHJ*REOH5\DQ*URFH 0LFKHOOH/HH6KDURQ6DQGHQ.HQ.UDVND &F1HLO0F1DEQD\ 6XEMHFW2SHQ6SDFH/DQG5H]RQLQJ5HTXHVW@*UDQDGD*OHQZ\FN9DTXHUR7HUUD%HOOD 2SSRVLWLRQ $WWDFKPHQWVLPJSGILPJSGILPJSGILPJSGILPJSGI To Members of the Planning & Zoning Commission and Town Council Please find our attached RSSRVLWLRQ to the proposed rezoning request for the reasons stated and consistent with our prior communication and the decision to deny made by you on the previous application. We also would like to request that if for some reason a decision is ever made in the future to allow any development on this property that the set back behind Granada be equal to that behind Glenwyck Farms. In addition to being in opposition to the plan overall we think all neighborhoods should be protected equally. Best Regards Brad and Debbie Samargya 2021 Valencia Cove Granada Westlake, TX 76262    %5$'6$0$5*<$ VP, Global Head of Learning GFHR Learning and Development  (ULFVVRQ 6300 Legacy Drive Plano, Texas 75024 www.ericsson.com     Legal entity: LME, registered office in Kista. This Communication is Confidential. 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At the 12/11/17 Town Council Meeting, Town Council voted to place on the Town Council agenda an item directed to consideration of the 10% Lot Coverage Rule within PD1. As I understand it, as a part of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). It is only logical that Town Council should first know whether the 10% Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning change request in which Wilbow requests further building within PD1. If Town Council pushes ahead with a decision on Wilbow’s new zoning change request without the investigation being complete, Town Council will have made an uninformed decision that will result in the destruction of the Town’s centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important decision with long lasting negative effects must be made as an informed decision. I request that Town Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot Coverage Rule before it takes up Wilbow’s new zoning change request.  2. Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:    By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:    In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. In view of the P&Z Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr. Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously  had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr. Corson at a time of his convenience.  Please feel free to reach out to me with any questions.  Thanks!     Neil J. McNabnay Head of Litigation – Dallas Principal Fish & Richardson P.C. 1717 Main Street, Suite 5000 Dallas, TX 75201 mcnabnay@fr.com ZZZIUFRP Click to read the article   &ƌŽŵ͗>ĂǁƌĞŶĐĞŽƌƐŽŶ΀ŵĂŝůƚŽ͗ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ΁ ^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϭϬ͗ϮϮD dŽ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх Đ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх ^ƵďũĞĐƚ͗^ŽůĂŶĂ>ĂŶĚͲtŝůďŽǁͲZĞͲŽŶŝŶŐƉƉůŝĐĂƚŝŽŶͲWƵďůŝĐ&ŽƌƵŵͲ:ĂŶƵĂƌLJϭϲĂƚϲ͗ϬϬƉŵͲŽƵŶĐŝů ŚĂŵďĞƌƐ  ,ĂƉƉLJϮϬϭϴƚŽĂůů͊  >ĂƐƚǁĞĞŬ͕tŝůďŽǁƐŝŐŶĞĚĂƌĞŝŶƐƚĂƚĞŵĞŶƚĐŽŶƚƌĂĐƚĂŵĞŶĚŵĞŶƚǁŝƚŚůĂĐŬƐƚŽŶĞǁŚŝĐŚŐŝǀĞƐƵƐĂďƌŝĞĨ ǁŝŶĚŽǁƚŽƉƌŽĐĞƐƐĂůĂƐƚĐŚĂŶĐĞnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶĨŽƌƚŚĞϲϮ͘ϱĂĐƌĞƉĂƌĐĞů͘  ůƐŽ͕ůĂƐƚǁĞĞŬ͕tŝůďŽǁĨŽƌŵĂůůLJƐƵďŵŝƚƚĞĚĂƌĞǀŝƐĞĚnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶƚŽƚŚĞdŽǁŶ͘ĐŽƉLJŽĨƚŚĞŶĞǁ ŽŶĐĞƉƚWůĂŶĂŶĚĂŶ/ůůƵƐƚƌĂƚŝǀĞǀĞƌƐŝŽŶŽĨƚŚĞWůĂŶĂƌĞĂƚƚĂĐŚĞĚĨŽƌLJŽƵƌƌĞĨĞƌĞŶĐĞ͘  KǀĞƌƚŚĞůĂƐƚƐŝdžǁĞĞŬƐ͕ǁĞŚĂǀĞƚĂŬĞŶƚŚĞƉƌĞǀŝŽƵƐϱϲͲůŽƚƉůĂŶ;ƚŚĞ͞'ůĞŶǁLJĐŬWůĂŶ͟ͿĂŶĚŚĂǀĞǁŽƌŬĞĚŽŶ ŵŽĚŝĨŝĐĂƚŝŽŶƐƚŚĂƚƌĞĨůĞĐƚƚŚĞĐŽŵŵĞŶƚĂƌLJƚŚĂƚǁĞƌĞĐĞŝǀĞĚĨƌŽŵƚŚĞDĂLJŽƌ͕ŽƵŶĐŝů͕ĂŶĚ^ƚĂĨĨĂƚƚŚĞ EŽǀĞŵďĞƌϮϳŽƵŶĐŝůDĞĞƚŝŶŐ͘dŚĞŐŽĂůǁĂƐƚŽŵĂŬĞƚŚĞƉůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞĐŽŶĐĞƌŶƐƚŚĞdŽǁŶ ƌĂŝƐĞĚLJĞƚƉƌĞƐĞƌǀĞƚŚĞĞƐƐĞŶĐĞŽĨƚŚĞWůĂŶƚŚĂƚŚĂĚƚŚĞƐƵƉƉŽƌƚŽĨƚŚĞ'ůĞŶǁLJĐŬŶĞŝŐŚďŽƌŚŽŽĚ͘dŽƚŚĞŝƌ ĐƌĞĚŝƚ͕ůĂĐŬƐƚŽŶĞŚĂƐŵĂĚĞĐĞƌƚĂŝŶĞĐŽŶŽŵŝĐĐŽŶĐĞƐƐŝŽŶƐƚŽĂůůŽǁƵƐƚŽŵĂŬĞƚŚĞWůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽ ƚŚĞdŽǁŶ͛ƐƌĞƋƵŝƌĞŵĞŶƚƐ͘dŚĞWůĂŶŐĞŶĞƌĂůůLJƌĞƚĂŝŶƐƚŚĞƐĞƚďĂĐŬƐƚŚĂƚǁĞƌĞŝŶƚŚĞŽƌŝŐŝŶĂů'ůĞŶǁLJĐŬƉůĂŶ͕ďƵƚ  ĞdžƉĂŶĚƐƚŚĞ^ŽůĂŶĂůǀĚƐĞƚďĂĐŬ͘dŚĞWůĂŶĂůƐŽƌĞƚĂŝŶƐƚŚĞĐŽŶĐĞƉƚŽĨĂŵĂũŽƌůĂŶĚĚŽŶĂƚŝŽŶƚŽƚŚĞdŽǁŶ͕ƚŚĞ ŵĂũŽƌŝƚLJŽĨǁŚŝĐŚǁŽƵůĚďĞƚŚĞůĂŶĚŶŽƌƚŚŽĨ'ůĞŶǁLJĐŬĂŶĚĞĂƐƚŽĨ'ƌĂŶĂĚĂƚŚĂƚǁŽƵůĚďĞĚĞƐŝŐŶĂƚĞĚĂƐĂ ŶŽŶͲĚŝƐƚƵƌďĂŶĐĞ͕ŶŽŶͲĚĞǀĞůŽƉŵĞŶƚnjŽŶĞŝŶƉĞƌƉĞƚƵŝƚLJ͘  tĞďĞůŝĞǀĞƚŚĞŶĞǁnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶǁŝůůďĞŽŶƚŚĞ:ĂŶƵĂƌLJϮϮŶĚĂŐĞŶĚĂĨŽƌWΘĂŶĚŽŶƚŚĞ:ĂŶƵĂƌLJϮϵƚŚ ĂŐĞŶĚĂĨŽƌŽƵŶĐŝů͘/ŶĂŶƚŝĐŝƉĂƚŝŽŶŽĨƚŚŝƐƐĐŚĞĚƵůĞ͕ǁĞŚĂǀĞƌĞƐĞƌǀĞĚƚŚĞdŽǁŶ͛ƐŽƵŶĐŝůŚĂŵďĞƌƐŽŶ :ĂŶƵĂƌLJϭϲƚŚƚŽĐŽŶĚƵĐƚĂWƵďůŝĐ&ŽƌƵŵĂŶĚƌĞǀŝĞǁƚŚĞĐŚĂŶŐĞƐƚŚĂƚŚĂǀĞďĞĞŶŵĂĚĞƚŽƚŚĞWůĂŶ͘dŚĞ ŵĞĞƚŝŶŐǁŝůůƐƚĂƌƚĂƚϲ͗ϬϬƉŵĂŶĚǁĞŝŶǀŝƚĞLJŽƵƚŽĂƚƚĞŶĚ͘/ƚŝƐĂŶŽƉĞŶŵĞĞƚŝŶŐƐŽŝĨ/ŚĂǀĞŝŶĂĚǀĞƌƚĞŶƚůLJ ĞdžĐůƵĚĞĚĂŶLJŽŶĞĨƌŽŵƚŚŝƐĞŵĂŝůĚŝƐƚƌŝďƵƚŝŽŶůŝƐƚ͕ƉůĞĂƐĞůĞƚĂŶLJŽŶĞŬŶŽǁǁŚŽŝƐŝŶƚĞƌĞƐƚĞĚŝŶƚŚĞƉƌŽĐĞƐƐƚŚĂƚ ƚŚĞLJĂƌĞĂůƐŽǁĞůĐŽŵĞƚŽĂƚƚĞŶĚ͘  /ĂůƐŽǁĞůĐŽŵĞĂŶLJŽĨLJŽƵǁŚŽĂƌĞŝŶƚĞƌĞƐƚĞĚŝŶĂƉƌŝǀĂƚĞĚŝƐĐƵƐƐŝŽŶƌĞŐĂƌĚŝŶŐƚŚĞWůĂŶƚŽƌĞĂĐŚŽƵƚĂŶĚ/ǁŝůů ŵĂŬĞŵLJƐĞůĨĂǀĂŝůĂďůĞ͘  dŚĂŶŬƐ͕  >ĂƌƌLJ   >ĂǁƌĞŶĐĞ͘ŽƌƐŽŶͮŽͲWƌĞƐŝĚĞŶƚ tŝůďŽǁŽƌƉŽƌĂƚŝŽŶͮǁǁǁ͘ǁŝůďŽǁ͘ĐŽŵ ϰϭϯϭE͘ĞŶƚƌĂůdžƉƌĞƐƐǁĂLJͮ^ƵŝƚĞϵϵϬ͕>ŽĐŬďŽdžϭϯͮĂůůĂƐ͕dyϳϱϮϬϰ KĨĨŝĐĞ͗ϵϳϮ͘ϵϵϰ͘ϭϲϳϰͮ ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ  KE&/Ed/>/dz EKd/͗ dŚĞ ŝŶĨŽƌŵĂƚŝŽŶ ĐŽŶƚĂŝŶĞĚ ŝŶ ƚŚŝƐ ŵĞƐƐĂŐĞ ŝƐ ƉƌŝǀŝůĞŐĞĚ ĂŶĚ ĐŽŶĨŝĚĞŶƚŝĂů͖ŝŶƚĞŶĚĞĚŽŶůLJĨŽƌƚŚĞƵƐĞŽĨƚŚĞĂĚĚƌĞƐƐĞĞ;ƐͿ͘/ĨƚŚĞƌĞĂĚĞƌŽĨƚŚŝƐŵĞƐƐĂŐĞŝƐŶŽƚ ƚŚĞŝŶƚĞŶĚĞĚƌĞĐŝƉŝĞŶƚ͕LJŽƵĂƌĞŚĞƌĞďLJŶŽƚŝĨŝĞĚƚŚĂƚĂŶLJĚŝƐƐĞŵŝŶĂƚŝŽŶ͕ĚŝƐƚƌŝďƵƚŝŽŶŽƌĐŽƉLJŝŶŐ ŽĨƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝƐƐƚƌŝĐƚůLJƉƌŽŚŝďŝƚĞĚ͘/ĨLJŽƵŚĂǀĞƌĞĐĞŝǀĞĚƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝŶĞƌƌŽƌ͕ ƉůĞĂƐĞŝŵŵĞĚŝĂƚĞůLJŶŽƚŝĨLJƐĞŶĚĞƌĂŶĚLJŽƵĂƌĞŚĞƌĞďLJŝŶƐƚƌƵĐƚĞĚƚŽĚĞůĞƚĞĂůůĞůĞĐƚƌŽŶŝĐĐŽƉŝĞƐ ĂŶĚĚĞƐƚƌŽLJĂůůƉƌŝŶƚĞĚĐŽƉŝĞƐ͘        *************************************************************************************************** ************************* This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. 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As I understand it, as a part of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). It is only logical that Town Council should first know whether the 10% Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning change request in which Wilbow requests further building within PD1. If Town Council pushes ahead with a decision on Wilbow’s new zoning change request without the investigation being complete, Town Council will have made an uninformed decision that will result in the destruction of the Town’s centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important decision with long lasting negative effects must be made as an informed decision. I request that Town Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot Coverage Rule before it takes up Wilbow’s new zoning change request.  Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:    By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:    In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. In view of the P&Z Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr. Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot  Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr. Corson at a time of his convenience.  Please feel free to reach out to me with any questions.  Thanks!     Neil J. McNabnay Head of Litigation – Dallas Principal Fish & Richardson P.C. 1717 Main Street, Suite 5000 Dallas, TX 75201 mcnabnay@fr.com ZZZIUFRP  Click to read the article   &ƌŽŵ͗>ĂǁƌĞŶĐĞŽƌƐŽŶ΀ŵĂŝůƚŽ͗ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ΁ ^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϭϬ͗ϮϮD dŽ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх Đ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх ^ƵďũĞĐƚ͗^ŽůĂŶĂ>ĂŶĚͲtŝůďŽǁͲZĞͲŽŶŝŶŐƉƉůŝĐĂƚŝŽŶͲWƵďůŝĐ&ŽƌƵŵͲ:ĂŶƵĂƌLJϭϲĂƚϲ͗ϬϬƉŵͲŽƵŶĐŝůŚĂŵďĞƌƐ  ,ĂƉƉLJϮϬϭϴƚŽĂůů͊  >ĂƐƚǁĞĞŬ͕tŝůďŽǁƐŝŐŶĞĚĂƌĞŝŶƐƚĂƚĞŵĞŶƚĐŽŶƚƌĂĐƚĂŵĞŶĚŵĞŶƚǁŝƚŚůĂĐŬƐƚŽŶĞǁŚŝĐŚŐŝǀĞƐƵƐĂďƌŝĞĨǁŝŶĚŽǁƚŽ ƉƌŽĐĞƐƐĂůĂƐƚĐŚĂŶĐĞnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶĨŽƌƚŚĞϲϮ͘ϱĂĐƌĞƉĂƌĐĞů͘  ůƐŽ͕ůĂƐƚǁĞĞŬ͕tŝůďŽǁĨŽƌŵĂůůLJƐƵďŵŝƚƚĞĚĂƌĞǀŝƐĞĚnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶƚŽƚŚĞdŽǁŶ͘ĐŽƉLJŽĨƚŚĞŶĞǁŽŶĐĞƉƚWůĂŶ ĂŶĚĂŶ/ůůƵƐƚƌĂƚŝǀĞǀĞƌƐŝŽŶŽĨƚŚĞWůĂŶĂƌĞĂƚƚĂĐŚĞĚĨŽƌLJŽƵƌƌĞĨĞƌĞŶĐĞ͘  KǀĞƌƚŚĞůĂƐƚƐŝdžǁĞĞŬƐ͕ǁĞŚĂǀĞƚĂŬĞŶƚŚĞƉƌĞǀŝŽƵƐϱϲͲůŽƚƉůĂŶ;ƚŚĞ͞'ůĞŶǁLJĐŬWůĂŶ͟ͿĂŶĚŚĂǀĞǁŽƌŬĞĚŽŶŵŽĚŝĨŝĐĂƚŝŽŶƐ ƚŚĂƚƌĞĨůĞĐƚƚŚĞĐŽŵŵĞŶƚĂƌLJƚŚĂƚǁĞƌĞĐĞŝǀĞĚĨƌŽŵƚŚĞDĂLJŽƌ͕ŽƵŶĐŝů͕ĂŶĚ^ƚĂĨĨĂƚƚŚĞEŽǀĞŵďĞƌϮϳŽƵŶĐŝů DĞĞƚŝŶŐ͘dŚĞŐŽĂůǁĂƐƚŽŵĂŬĞƚŚĞƉůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞĐŽŶĐĞƌŶƐƚŚĞdŽǁŶƌĂŝƐĞĚLJĞƚƉƌĞƐĞƌǀĞƚŚĞĞƐƐĞŶĐĞŽĨ ƚŚĞWůĂŶƚŚĂƚŚĂĚƚŚĞƐƵƉƉŽƌƚŽĨƚŚĞ'ůĞŶǁLJĐŬŶĞŝŐŚďŽƌŚŽŽĚ͘dŽƚŚĞŝƌĐƌĞĚŝƚ͕ůĂĐŬƐƚŽŶĞŚĂƐŵĂĚĞĐĞƌƚĂŝŶĞĐŽŶŽŵŝĐ ĐŽŶĐĞƐƐŝŽŶƐƚŽĂůůŽǁƵƐƚŽŵĂŬĞƚŚĞWůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞdŽǁŶ͛ƐƌĞƋƵŝƌĞŵĞŶƚƐ͘dŚĞWůĂŶŐĞŶĞƌĂůůLJƌĞƚĂŝŶƐƚŚĞ ƐĞƚďĂĐŬƐƚŚĂƚǁĞƌĞŝŶƚŚĞŽƌŝŐŝŶĂů'ůĞŶǁLJĐŬƉůĂŶ͕ďƵƚĞdžƉĂŶĚƐƚŚĞ^ŽůĂŶĂůǀĚƐĞƚďĂĐŬ͘dŚĞWůĂŶĂůƐŽƌĞƚĂŝŶƐƚŚĞ ĐŽŶĐĞƉƚŽĨĂŵĂũŽƌůĂŶĚĚŽŶĂƚŝŽŶƚŽƚŚĞdŽǁŶ͕ƚŚĞŵĂũŽƌŝƚLJŽĨǁŚŝĐŚǁŽƵůĚďĞƚŚĞůĂŶĚŶŽƌƚŚŽĨ'ůĞŶǁLJĐŬĂŶĚĞĂƐƚŽĨ 'ƌĂŶĂĚĂƚŚĂƚǁŽƵůĚďĞĚĞƐŝŐŶĂƚĞĚĂƐĂŶŽŶͲĚŝƐƚƵƌďĂŶĐĞ͕ŶŽŶͲĚĞǀĞůŽƉŵĞŶƚnjŽŶĞŝŶƉĞƌƉĞƚƵŝƚLJ͘   tĞďĞůŝĞǀĞƚŚĞŶĞǁnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶǁŝůůďĞŽŶƚŚĞ:ĂŶƵĂƌLJϮϮŶĚĂŐĞŶĚĂĨŽƌWΘĂŶĚŽŶƚŚĞ:ĂŶƵĂƌLJϮϵƚŚĂŐĞŶĚĂĨŽƌ ŽƵŶĐŝů͘/ŶĂŶƚŝĐŝƉĂƚŝŽŶŽĨƚŚŝƐƐĐŚĞĚƵůĞ͕ǁĞŚĂǀĞƌĞƐĞƌǀĞĚƚŚĞdŽǁŶ͛ƐŽƵŶĐŝůŚĂŵďĞƌƐŽŶ:ĂŶƵĂƌLJϭϲƚŚƚŽĐŽŶĚƵĐƚĂ WƵďůŝĐ&ŽƌƵŵĂŶĚƌĞǀŝĞǁƚŚĞĐŚĂŶŐĞƐƚŚĂƚŚĂǀĞďĞĞŶŵĂĚĞƚŽƚŚĞWůĂŶ͘dŚĞŵĞĞƚŝŶŐǁŝůůƐƚĂƌƚĂƚϲ͗ϬϬƉŵĂŶĚǁĞŝŶǀŝƚĞ LJŽƵƚŽĂƚƚĞŶĚ͘/ƚŝƐĂŶŽƉĞŶŵĞĞƚŝŶŐƐŽŝĨ/ŚĂǀĞŝŶĂĚǀĞƌƚĞŶƚůLJĞdžĐůƵĚĞĚĂŶLJŽŶĞĨƌŽŵƚŚŝƐĞŵĂŝůĚŝƐƚƌŝďƵƚŝŽŶůŝƐƚ͕ƉůĞĂƐĞ ůĞƚĂŶLJŽŶĞŬŶŽǁǁŚŽŝƐŝŶƚĞƌĞƐƚĞĚŝŶƚŚĞƉƌŽĐĞƐƐƚŚĂƚƚŚĞLJĂƌĞĂůƐŽǁĞůĐŽŵĞƚŽĂƚƚĞŶĚ͘  /ĂůƐŽǁĞůĐŽŵĞĂŶLJŽĨLJŽƵǁŚŽĂƌĞŝŶƚĞƌĞƐƚĞĚŝŶĂƉƌŝǀĂƚĞĚŝƐĐƵƐƐŝŽŶƌĞŐĂƌĚŝŶŐƚŚĞWůĂŶƚŽƌĞĂĐŚŽƵƚĂŶĚ/ǁŝůůŵĂŬĞ ŵLJƐĞůĨĂǀĂŝůĂďůĞ͘  dŚĂŶŬƐ͕  >ĂƌƌLJ   >ĂǁƌĞŶĐĞ͘ŽƌƐŽŶͮŽͲWƌĞƐŝĚĞŶƚ tŝůďŽǁŽƌƉŽƌĂƚŝŽŶͮǁǁǁ͘ǁŝůďŽǁ͘ĐŽŵ ϰϭϯϭE͘ĞŶƚƌĂůdžƉƌĞƐƐǁĂLJͮ^ƵŝƚĞϵϵϬ͕>ŽĐŬďŽdžϭϯͮĂůůĂƐ͕dyϳϱϮϬϰ KĨĨŝĐĞ͗ϵϳϮ͘ϵϵϰ͘ϭϲϳϰͮ ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ  KE&/Ed/>/dzEKd/͗dŚĞŝŶĨŽƌŵĂƚŝŽŶĐŽŶƚĂŝŶĞĚŝŶƚŚŝƐŵĞƐƐĂŐĞŝƐƉƌŝǀŝůĞŐĞĚĂŶĚĐŽŶĨŝĚĞŶƚŝĂů͖ ŝŶƚĞŶĚĞĚŽŶůLJĨŽƌƚŚĞƵƐĞŽĨƚŚĞĂĚĚƌĞƐƐĞĞ;ƐͿ͘/ĨƚŚĞƌĞĂĚĞƌŽĨƚŚŝƐŵĞƐƐĂŐĞŝƐŶŽƚƚŚĞŝŶƚĞŶĚĞĚƌĞĐŝƉŝĞŶƚ͕ LJŽƵĂƌĞŚĞƌĞďLJŶŽƚŝĨŝĞĚƚŚĂƚĂŶLJĚŝƐƐĞŵŝŶĂƚŝŽŶ͕ĚŝƐƚƌŝďƵƚŝŽŶŽƌĐŽƉLJŝŶŐŽĨƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝƐƐƚƌŝĐƚůLJ ƉƌŽŚŝďŝƚĞĚ͘/ĨLJŽƵŚĂǀĞƌĞĐĞŝǀĞĚƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝŶĞƌƌŽƌ͕ƉůĞĂƐĞŝŵŵĞĚŝĂƚĞůLJŶŽƚŝĨLJƐĞŶĚĞƌĂŶĚLJŽƵ ĂƌĞŚĞƌĞďLJŝŶƐƚƌƵĐƚĞĚƚŽĚĞůĞƚĞĂůůĞůĞĐƚƌŽŶŝĐĐŽƉŝĞƐĂŶĚĚĞƐƚƌŽLJĂůůƉƌŝŶƚĞĚĐŽƉŝĞƐ͘        *************************************************************************************************** ************************* This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. 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As I understand it, as a part of this investigation, the Town is considering hiring an independent, third party, Land Use Expert to determine whether the 10% Lot Coverage Rule prevents any further building within PD1 (or how much square footage is left to build). It is only logical that Town Council should first know whether the 10% Lot Coverage Rule prevents any further building within PD1 before it decides Wilbow’s new zoning change request in which Wilbow requests further building within PD1. If Town Council pushes ahead with a decision on Wilbow’s new zoning change request without the investigation being complete, Town Council will have made an uninformed decision that will result in the destruction of the Town’s centerpiece of open space that acts as a view shed and noise barrier for the Town. Such an important decision with long lasting negative effects must be made as an informed decision. I request that Town Council first obtain its independent, third party, Land Use Expert opinion concerning the 10% Lot Coverage Rule before it takes up Wilbow’s new zoning change request.  Ϯ͘ Wilbow’s new 59 Lot Plan adds 6 lots back to the Knoll Ridge, the most sensitive portion of the Open Space Land that acts as a view shed and noise barrier for the Town. Adding these 6 lots back in will result in clear cutting of the Knoll Ridge and shaving down of the Knoll Ridge:    By contrast, in the previous 56 Lot Plan, the Knoll Ridge was cleared of houses and preserved:   In fact, at the 11/27/17 Town Council hearing, Councilmember Rick Rennhack noted that the 56 Lot Plan did not go far enough. Pursuant to the instructions of the P&Z Commission/Mayor Wheat directing Wilbow and the residents to work together, the 56 Lot Plan reflected an attempt to remove as many houses from the Knoll Ridge as possible and was the best that could be done based on Wilbow’s and Blackstone’s representation that there was no more money to work with. In particular, Wilbow and Blackstone represented that, if the 56 Lot Plan was not approved, they would walk away because they could not accept anything less. Now that Wilbow and Blackstone are back, with Blackstone making price concessions that it said it would never make, it appears that these representations were false and Wilbow’s and Blackstone’s credibility can be questioned as a result. Wilbow and Blackstone are again similarly representing that the 59 Lot Plan is the best that they can do, but it is difficult for one to believe them based on their prior representations that have turned out to be false. In view of the P&Z  Commission’s/Mayor Wheat’s prior instructions to work together, I have left two messages for Mr. Corson over the last two days to attempt to at least start by normalizing the 59 Lot and 56 Lot Plans such that the Knoll Ridge is free of houses; however, Mr. Corson has not returned my calls. Pursuant to Councilmember Rick Rennhack’s comments, I believe other improvements can be made to the 59 Lot Plan, including removing other lots south of the 500ft Yard Setback line that would have been removed previously had it not been for Wilbow’s and Blackstone’s representations that there was no more money to work with (including Lots 9, 4, 16, 25 and 26). I continue to offer my availability to speak to Mr. Corson at a time of his convenience.  Please feel free to reach out to me with any questions.  Thanks!     Neil J. McNabnay Head of Litigation – Dallas Principal Fish & Richardson P.C. 1717 Main Street, Suite 5000 Dallas, TX 75201 mcnabnay@fr.com ZZZIUFRP  Click to read the article   &ƌŽŵ͗>ĂǁƌĞŶĐĞŽƌƐŽŶ΀ŵĂŝůƚŽ͗ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ΁ ^ĞŶƚ͗tĞĚŶĞƐĚĂLJ͕:ĂŶƵĂƌLJϭϬ͕ϮϬϭϴϭϬ͗ϮϮD dŽ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх Đ͗>ĂǁƌĞŶĐĞŽƌƐŽŶфůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵх ^ƵďũĞĐƚ͗^ŽůĂŶĂ>ĂŶĚͲtŝůďŽǁͲZĞͲŽŶŝŶŐƉƉůŝĐĂƚŝŽŶͲWƵďůŝĐ&ŽƌƵŵͲ:ĂŶƵĂƌLJϭϲĂƚϲ͗ϬϬƉŵͲŽƵŶĐŝůŚĂŵďĞƌƐ  ,ĂƉƉLJϮϬϭϴƚŽĂůů͊  >ĂƐƚǁĞĞŬ͕tŝůďŽǁƐŝŐŶĞĚĂƌĞŝŶƐƚĂƚĞŵĞŶƚĐŽŶƚƌĂĐƚĂŵĞŶĚŵĞŶƚǁŝƚŚůĂĐŬƐƚŽŶĞǁŚŝĐŚŐŝǀĞƐƵƐĂďƌŝĞĨǁŝŶĚŽǁƚŽ ƉƌŽĐĞƐƐĂůĂƐƚĐŚĂŶĐĞnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶĨŽƌƚŚĞϲϮ͘ϱĂĐƌĞƉĂƌĐĞů͘  ůƐŽ͕ůĂƐƚǁĞĞŬ͕tŝůďŽǁĨŽƌŵĂůůLJƐƵďŵŝƚƚĞĚĂƌĞǀŝƐĞĚnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶƚŽƚŚĞdŽǁŶ͘ĐŽƉLJŽĨƚŚĞŶĞǁŽŶĐĞƉƚWůĂŶ ĂŶĚĂŶ/ůůƵƐƚƌĂƚŝǀĞǀĞƌƐŝŽŶŽĨƚŚĞWůĂŶĂƌĞĂƚƚĂĐŚĞĚĨŽƌLJŽƵƌƌĞĨĞƌĞŶĐĞ͘  KǀĞƌƚŚĞůĂƐƚƐŝdžǁĞĞŬƐ͕ǁĞŚĂǀĞƚĂŬĞŶƚŚĞƉƌĞǀŝŽƵƐϱϲͲůŽƚƉůĂŶ;ƚŚĞ͞'ůĞŶǁLJĐŬWůĂŶ͟ͿĂŶĚŚĂǀĞǁŽƌŬĞĚŽŶŵŽĚŝĨŝĐĂƚŝŽŶƐ ƚŚĂƚƌĞĨůĞĐƚƚŚĞĐŽŵŵĞŶƚĂƌLJƚŚĂƚǁĞƌĞĐĞŝǀĞĚĨƌŽŵƚŚĞDĂLJŽƌ͕ŽƵŶĐŝů͕ĂŶĚ^ƚĂĨĨĂƚƚŚĞEŽǀĞŵďĞƌϮϳŽƵŶĐŝů DĞĞƚŝŶŐ͘dŚĞŐŽĂůǁĂƐƚŽŵĂŬĞƚŚĞƉůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞĐŽŶĐĞƌŶƐƚŚĞdŽǁŶƌĂŝƐĞĚLJĞƚƉƌĞƐĞƌǀĞƚŚĞĞƐƐĞŶĐĞŽĨ ƚŚĞWůĂŶƚŚĂƚŚĂĚƚŚĞƐƵƉƉŽƌƚŽĨƚŚĞ'ůĞŶǁLJĐŬŶĞŝŐŚďŽƌŚŽŽĚ͘dŽƚŚĞŝƌĐƌĞĚŝƚ͕ůĂĐŬƐƚŽŶĞŚĂƐŵĂĚĞĐĞƌƚĂŝŶĞĐŽŶŽŵŝĐ  ĐŽŶĐĞƐƐŝŽŶƐƚŽĂůůŽǁƵƐƚŽŵĂŬĞƚŚĞWůĂŶŵŽƌĞƌĞƐƉŽŶƐŝǀĞƚŽƚŚĞdŽǁŶ͛ƐƌĞƋƵŝƌĞŵĞŶƚƐ͘dŚĞWůĂŶŐĞŶĞƌĂůůLJƌĞƚĂŝŶƐƚŚĞ ƐĞƚďĂĐŬƐƚŚĂƚǁĞƌĞŝŶƚŚĞŽƌŝŐŝŶĂů'ůĞŶǁLJĐŬƉůĂŶ͕ďƵƚĞdžƉĂŶĚƐƚŚĞ^ŽůĂŶĂůǀĚƐĞƚďĂĐŬ͘dŚĞWůĂŶĂůƐŽƌĞƚĂŝŶƐƚŚĞ ĐŽŶĐĞƉƚŽĨĂŵĂũŽƌůĂŶĚĚŽŶĂƚŝŽŶƚŽƚŚĞdŽǁŶ͕ƚŚĞŵĂũŽƌŝƚLJŽĨǁŚŝĐŚǁŽƵůĚďĞƚŚĞůĂŶĚŶŽƌƚŚŽĨ'ůĞŶǁLJĐŬĂŶĚĞĂƐƚŽĨ 'ƌĂŶĂĚĂƚŚĂƚǁŽƵůĚďĞĚĞƐŝŐŶĂƚĞĚĂƐĂŶŽŶͲĚŝƐƚƵƌďĂŶĐĞ͕ŶŽŶͲĚĞǀĞůŽƉŵĞŶƚnjŽŶĞŝŶƉĞƌƉĞƚƵŝƚLJ͘  tĞďĞůŝĞǀĞƚŚĞŶĞǁnjŽŶŝŶŐĂƉƉůŝĐĂƚŝŽŶǁŝůůďĞŽŶƚŚĞ:ĂŶƵĂƌLJϮϮŶĚĂŐĞŶĚĂĨŽƌWΘĂŶĚŽŶƚŚĞ:ĂŶƵĂƌLJϮϵƚŚĂŐĞŶĚĂĨŽƌ ŽƵŶĐŝů͘/ŶĂŶƚŝĐŝƉĂƚŝŽŶŽĨƚŚŝƐƐĐŚĞĚƵůĞ͕ǁĞŚĂǀĞƌĞƐĞƌǀĞĚƚŚĞdŽǁŶ͛ƐŽƵŶĐŝůŚĂŵďĞƌƐŽŶ:ĂŶƵĂƌLJϭϲƚŚƚŽĐŽŶĚƵĐƚĂ WƵďůŝĐ&ŽƌƵŵĂŶĚƌĞǀŝĞǁƚŚĞĐŚĂŶŐĞƐƚŚĂƚŚĂǀĞďĞĞŶŵĂĚĞƚŽƚŚĞWůĂŶ͘dŚĞŵĞĞƚŝŶŐǁŝůůƐƚĂƌƚĂƚϲ͗ϬϬƉŵĂŶĚǁĞŝŶǀŝƚĞ LJŽƵƚŽĂƚƚĞŶĚ͘/ƚŝƐĂŶŽƉĞŶŵĞĞƚŝŶŐƐŽŝĨ/ŚĂǀĞŝŶĂĚǀĞƌƚĞŶƚůLJĞdžĐůƵĚĞĚĂŶLJŽŶĞĨƌŽŵƚŚŝƐĞŵĂŝůĚŝƐƚƌŝďƵƚŝŽŶůŝƐƚ͕ƉůĞĂƐĞ ůĞƚĂŶLJŽŶĞŬŶŽǁǁŚŽŝƐŝŶƚĞƌĞƐƚĞĚŝŶƚŚĞƉƌŽĐĞƐƐƚŚĂƚƚŚĞLJĂƌĞĂůƐŽǁĞůĐŽŵĞƚŽĂƚƚĞŶĚ͘  /ĂůƐŽǁĞůĐŽŵĞĂŶLJŽĨLJŽƵǁŚŽĂƌĞŝŶƚĞƌĞƐƚĞĚŝŶĂƉƌŝǀĂƚĞĚŝƐĐƵƐƐŝŽŶƌĞŐĂƌĚŝŶŐƚŚĞWůĂŶƚŽƌĞĂĐŚŽƵƚĂŶĚ/ǁŝůůŵĂŬĞ ŵLJƐĞůĨĂǀĂŝůĂďůĞ͘  dŚĂŶŬƐ͕  >ĂƌƌLJ   >ĂǁƌĞŶĐĞ͘ŽƌƐŽŶͮŽͲWƌĞƐŝĚĞŶƚ tŝůďŽǁŽƌƉŽƌĂƚŝŽŶͮǁǁǁ͘ǁŝůďŽǁ͘ĐŽŵ ϰϭϯϭE͘ĞŶƚƌĂůdžƉƌĞƐƐǁĂLJͮ^ƵŝƚĞϵϵϬ͕>ŽĐŬďŽdžϭϯͮĂůůĂƐ͕dyϳϱϮϬϰ KĨĨŝĐĞ͗ϵϳϮ͘ϵϵϰ͘ϭϲϳϰͮ ůĐŽƌƐŽŶΛǁŝůďŽǁƵƐĂ͘ĐŽŵ  KE&/Ed/>/dzEKd/͗dŚĞŝŶĨŽƌŵĂƚŝŽŶĐŽŶƚĂŝŶĞĚŝŶƚŚŝƐŵĞƐƐĂŐĞŝƐƉƌŝǀŝůĞŐĞĚĂŶĚĐŽŶĨŝĚĞŶƚŝĂů͖ ŝŶƚĞŶĚĞĚŽŶůLJĨŽƌƚŚĞƵƐĞŽĨƚŚĞĂĚĚƌĞƐƐĞĞ;ƐͿ͘/ĨƚŚĞƌĞĂĚĞƌŽĨƚŚŝƐŵĞƐƐĂŐĞŝƐŶŽƚƚŚĞŝŶƚĞŶĚĞĚƌĞĐŝƉŝĞŶƚ͕ LJŽƵĂƌĞŚĞƌĞďLJŶŽƚŝĨŝĞĚƚŚĂƚĂŶLJĚŝƐƐĞŵŝŶĂƚŝŽŶ͕ĚŝƐƚƌŝďƵƚŝŽŶŽƌĐŽƉLJŝŶŐŽĨƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝƐƐƚƌŝĐƚůLJ ƉƌŽŚŝďŝƚĞĚ͘/ĨLJŽƵŚĂǀĞƌĞĐĞŝǀĞĚƚŚŝƐĐŽŵŵƵŶŝĐĂƚŝŽŶŝŶĞƌƌŽƌ͕ƉůĞĂƐĞŝŵŵĞĚŝĂƚĞůLJŶŽƚŝĨLJƐĞŶĚĞƌĂŶĚLJŽƵ ĂƌĞŚĞƌĞďLJŝŶƐƚƌƵĐƚĞĚƚŽĚĞůĞƚĞĂůůĞůĞĐƚƌŽŶŝĐĐŽƉŝĞƐĂŶĚĚĞƐƚƌŽLJĂůůƉƌŝŶƚĞĚĐŽƉŝĞƐ͘        *************************************************************************************************** ************************* This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. 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If you are not the intended recipient, please contact the sender by reply email and destroy all copies of the original message. *************************************************************************************************** ************************* Ordinance 846 Page 1 of 14 TOWN OF WESTLAKE ORDINANCE NO. 846 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 Ordinances of the Town of Westlake establishes zoning districts, permissible uses, development standards, and other zoning related regulations; and WHEREAS, Section 62-31 of the Code of Ordinances of the Town of Westlake adopts a Comprehensive Plan for the Town of Westlake; and WHEREAS, Section 102-33(3) of the Code of Ordinances of the Town of Westlake states that the purpose of a Planned Development District is to: Provide for a superior design of lots or buildings; Provide for increased recreation and/or open space opportunities for public use; Provide rural amenities or features that would be of special benefit to the property users or community; Protect or preserve natural amenities and environmental assets such as trees, creeks, ponds, floodplains, slopes or hills and viewscapes; Protect or preserve existing historical buildings, structures, features or places; and provide an appropriate balance between the intensity of development and the ability to provide adequate supporting public facilities and services.; and WHEREAS, on January 5, 2018, 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 846 Page 2 of 14 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 January 22, 2018, 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 January 22, 2018, 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 846 Page 3 of 14 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 26th DAY OF FEBRUARY 2018. _____________________________ ATTEST: Laura Wheat, Mayor ____________________________ ______________________________ Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney Ordinance 846 Page 4 of 14 EXHIBIT A Description and Depiction of Subject Property Property Depiction Ordinance 846 Page 5 of 14 EXHIBIT A continued Description and Depiction of Subject Property Property Description Ordinance 846 Page 6 of 14 EXHIBIT A continued Description and Depiction of Subject Property Property Description continued Ordinance 846 Page 7 of 14 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 56 residential lots. B. The development authorized by this ordinance shall be consistent with the Concept/Development Plan, attached as Exhibit B-1. Minor deviations in lot and street locations are allowed provided that conservation easement dimensions are not reduced between lots in this development and the development property boundary and, the percentage of open space in the development is not reduced. C. 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. 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. D. 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) E. Homeowner’s Association – The development shall be governed by a Homeowner’s Association (HOA) that will be responsible for common area Ordinance 846 Page 8 of 14 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 and Width: Lot size and width shall meet the following conditions: 1. Village Homes a. Minimum Lot Size: 10,000 square feet b. Minimum Lot Width: 80 feet on standard lots, 40 feet on cul-de- sacs and elbow lots. 2. Cottage Homes a. Minimum Lot Size: 8,750 square feet b. Minimum Lot Width: 70 feet on standard lots, 30 feet on cul-de- sacs and elbow lots. B. 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). C. Minimum House Size: All residences shall contain a minimum of 3,000 square feet of air-conditioned living space. D. Massing: For two-story structures, the second story shall not exceed 50% of the first floor footprint. E. 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 height as shown on Exhibit B-1 and B-2 shall be not higher than 18 feet measured from the finished floor elevation to the ridge top of the highest roof span. F. 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. G. Garages: Village Homes shall have a minimum of three (3) enclosed parking spaces. Cottage Homes shall have a minimum of two (2) enclosed parking spaces. Ordinance 846 Page 9 of 14 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. H. 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. I. Exterior Walls: Exterior walls shall have horizontal and vertical articulation or architectural delineation on all elevations as further detailed in the development design guidelines. J. 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 incorporate the recommendations contained in the Building Quality Manual referenced in Chapter 62, Article III of the Code of Ordinances. With the exception of any guideline provision addressing a particular architectural style, said design guidelines shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions above. Guideline provisions to be enforced by staff include, but may not be limited to, general building articulation, massing, fenestration, roof slope and building materials. 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. 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, which may include other similar species as approved by the Town Manager or designee, in the portion of the Solana Boulevard median that is adjacent to the subject property. Said planting shall be in a configuration and size that is generally consistent with the median trees Ordinance 846 Page 10 of 14 planted as part of the Entrada development and shall be 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: 1. The following areas are hereby exempt from the requirements for tree mitigation and protection: a. Roadways and trails; b. The residential building envelope; c. The designated driveway area; d. The side yard setback (except on the street facing side of corner lots); e. An area of no more than five feet into the rear yard setback. 2. Within the exempted side yard setbacks and rear yard areas as described above, removal of 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; c. With the exception of open areas located adjacent to and along Solana Blvd. as depicted in Exhibit B-2, any tree less than 3 inches in diameter measured at 4.5 feet above the adjacent grade. Ordinance 846 Page 11 of 14 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. 6. Tree Survey Requirement: Prior to approval for construction, excavation and grading of any portion on the subject property, a tree survey that meets the requirements of Chapter 98 of the Code of Ordinances shall be submitted and reviewed for compliance by the Town Manager or designee. In order to protect existing understory, areas where construction activities may be performed at a later date and/or are restricted/prohibited, such as individual residential lots and open space/conservation areas, submission of a tree survey for said areas may deferred until a building permit application is received or, in the case of a conservation/open space area, waived as determined by the Town Manager or designee. C. Open Space and Conservation Areas 1. All open space and conservation easements, including public and private, shall be consistent with Exhibit B-2. Open Space setbacks and dimensions shall be consistent with Exhibit B-1. 2. As depicted on Exhibit B-2, conservation areas shall be designated and dedicated to the Town, or to 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”. 3. All open space not designated as a conservation easement/area shall be maintained by the HOA. 4. Private open space amenities shall, at a minimum, include a pavilion, dog water and waste stations and a Bocce ball court, which shall not be permitted within any private open space adjacent to and along Solana Blvd. D. Parkland Dedication – Parkland dedication as proposed by the developer in Exhibit B-3 is hereby approved subject to the following conditions: Ordinance 846 Page 12 of 14 1. Parkland dedication shall be consistent with Exhibits B-1 and B-2. 2. Dedication of the 11.6-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. 3. Maintenance responsibilities for the existing, pre-improved state of said property shall be the responsibility of the developer/HOA. 4. Details of amenities, and final locations of parking and trails shall be approved through a separate agreement between the applicant/developer and the Town. Said agreement shall be approved before a notice to proceed with the construction of public improvements is issued by the public works director. 5. Prior to approval of the final agreement between the developer and the Town, a public workshop shall be held whereby public input is received concerning the final park design and amenities. 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 concrete. 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 27 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 low intensity 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, Ordinance 846 Page 13 of 14 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 are shown on Exhibit B-2). The portion of the existing Solana Boulevard public trail that is adjacent to the development shall be improved to a concrete trail per the trails plan and the Code of Ordinances. Final construction details including final trail location and dimensions may be further defined in the development agreement. 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 space dimensions shall comply with the parking standards contained in the Code of Ordinances and shall be landscaped per the requirements for parking lot landscaping contained in the Code of Ordinances. Said parking locations shall be consistent with Exhibit B-1 and B-2 and 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. F. Cluster mailboxes – Prior to installation, the final design, location and size of any cluster mailboxes as required by the United States Postal Service shall be submitted to the Town Manager or designee for review. Upon review, the Town Manager or designee may approve or deny said design, location and size. If denied, the developer may appeal the decision of the Town Manager or designee to the Town Council provided the written appeal is received not later than 30 days from the formal notice of denial. Section 6 – Utilities, Drainage and Grading 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 Duct Bank shall be located Ordinance 846 Page 14 of 14 within a utility easement, the final details of which shall be determined by the Town Manager or designee. 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 Manager or designee. D. Lot Grading - Homes constructed on lots that are restricted to one-story in height shall not be pre-graded by the developer and shall be graded at the time of building permit issuance by the homebuilder. Prior to grading and permit issuance, the home builder for each home site shall submit a tree protection and mitigation plan and an engineered grading plan that demonstrates compliance with the view shed recommendation in the Comprehensive Plan wherein no portion of the home is visible above the existing tree canopy as viewed from any point south of the subject property. 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-1 – Concept/Development Plan Exhibit B-2 – 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 1 THE KNOLLS AT SOLANA PROPOSED DEVELOPMENT PLAN PROPOSED PLANNING DISTRICT 6 JANUARY 2018 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 up to 56 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, 2 or 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: Pavilion, Dog Stations (Water and Waste), Bocce Court Private internal trail network with connections to the Solana Boulevard, Larry North Fitness, 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 Solana Boulevard buffer area and the development zone. In addition, any discretionary 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 up to 56 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 2 233,050 sf against a total land area of approximately 2,722,500 square feet, or 8.56% 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: Up to 56 residential lots ranging in size from 8,750 square feet (approximately 70’ x 125’) to as much as 18,000 square feet or greater in area. Lot density is less than 1 lot per gross acre. A Concept Plan is attached for reference. Lot Size: There are two categories of homes/lots: Village Homes Minimum lot size: 10,000 sf Minimum lot width: 80’ on standard lots, 40’ on cul-de-sacs and elbows Cottage Homes Minimum lot size: 8,750 sf Minimum lot width: 70’ on standard lots, 30’ 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 3 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). 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 2nd 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-point 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: Village Homes shall have a minimum of three (3) enclosed parking spaces. Cottage Homes shall have a minimum of two (2) 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. 4 Fences: All homes may have lot line fences comprised of metal picket. Only privacy fences comprised of metal picket shall be permitted 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. PARKS AND OPEN SPACE Open Space: Per the Westlake Comprehensive Plan and Future Land Use Plan, approximately 34 acres of the 62.5 acres subject site is designated as open space and/or a community park. Per the proposed development plan, approximately 43.5 acres or 69.0% 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 33.5 acres of the open space is proposed to be donated to the Town (or its designee). The total open space of 42.5 acres breaks out as follows: • Approximately 33.5 acres of open space to be donated to the Town (or its designee) as part of the Tree Mitigation Plan and Parkland Dedication. The public open space will consist of: o Approximately 22 acres 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 a small portion of Solana Boulevard. o Approximately 11.0 acres to be designated as a community park generally located on the area known as the “Mayor’s Hill” • Approximately 9.0 acres of private open space that includes the Solana Boulevard frontage (with a public access easement for the public trail) and various open space areas within the development area. 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 56 lot density would result in a parkland dedication area of approximately 1.87 acres. As discussed above, approximately 33.5 acres of open space is proposed to be donated to the Town (or its designee), of which approximately 11.6 acres is intended to satisfy the Parkland Dedication requirement. 5 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). Utility Easement: In addition to the street width, there will be a utility easement of up to 20 feet in width on each side of the street to provide for the Duct Bank and sidewalk. 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 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. All courts and other internal streets shall be exempt from the sidewalk requirement. 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 improved to either a concrete condition or be maintained with the existing decomposed granite as designated on the construction drawings. 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 in a utility easement throughout the community as required by Town ordinances. The home builder 6 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 20.0 acres generally centered within the 62.5 acre parcel. Along the Solana Boulevard ROW, a development setback ranging from 75’ to 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 280’ to over 500’ with the majority of the setback set at 380’ or more. The eastern portion of the property (“Mayor’s Hill”) to the Sam School Road frontage is planned to be part of the open space to be donated to the Town (or its designee) with a plan for it to be a community park with certain improvements and an art installation, all to be maintained by the HOA. 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 easement areas, the slope area around the East Entry, and a designated disturbance zone for each lot. The disturbance zone on each lot will allow the developer, lot owner, and home builder to remove trees in the designated building envelope, designated driveway area, the side setbacks, and in the first 5’ of the rear setback. In the side setbacks and the 5’ rear setback buffer zone, 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 7 • 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 33.5 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, Solana Boulevard, and include the “Mayor’s Hill” land area that fronts on Sam School Road. • A landscaping plan for the Solana Boulevard median that fronts the project that consists of a combination of pine tree plantings and other water tolerant landscaping consistent with plantings in place on Solana Boulevard. • 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 Each lot owner will be required to prepare a tree survey of the setback areas designated for non-disturbance. Any additional tree disturbance by a lot owner in these areas will require further tree mitigation based on either a compensating payment based on a $100 per caliper inch 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. 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. estlake Town Council TYPE OF ACTION Regular Meeting - Action Item Monday, February 26, 2018 TOPIC: Conduct a public hearing and consideration of an Ordinance amending Ordinance 795 (Entrada Block I site plan), for an approximately 1.022- acre portion of Planned Development District 1, Planning Area 2 (PD1-2), 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 Cortes Drive. STAFF CONTACT: Nick Ford, 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 PLANNING CASE INFORMATION Case Number: SP-01-08-18 Development: Entrada Block I Amended PD Site Plan Applicant: Curt Dubose, Pentavia Custom Homes Owner: Curt Dubose, Pentavia Custom Homes Developer: Curt Dubose, Pentavia Custom Homes Site Location: NE Corner of Solana and Cortes Site Area: 1.022 acres Zoning: Planned Development District 1, Planning Area 2 (PD 1-2) 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 3,269 and 5,244 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. As the commission may recall, Entrada Block I PD Site Plan was approved under Ordinance 795 by the Town Council in September 2016. You may view the original ordinance here and the corresponding staff report here. The owner is now requesting an amendment to the original Block I PD Site Plan that was approved by the Council. One of the main concerns with the owner is the original PD Site Plan did not have enough parking spaces for guests/visitors. Each townhome had 2-car garages; however, there was no additional parking spaces set out within the motor court, which did not make the site as desirable as it should be. The amended site plan aims to increase guest/visitor to fourteen more additional spaces. Another goal for the owner was to also increase the square footage of the homes that were approved in the previous site plan. In the original site plan the townhomes were either two or three stories in height and had a range of 2,560 and 3,335 square feet. With the new proposed site plan the townhomes are two story to four stories in height and have a range of 3,269 and 5,244 square feet with an average 4,050 square feet. With these additions, the value of this site plan has greatly improved from its predecessor. Proposed square footages for the residences depicted on this PD Site Plan are listed below: 3-Story Townhomes LOT 3 6 AC SF 2,377 2,031 GARAGE 748 445 NON A/C 1,409 793 TOTAL SF 4,534 3,269 4-Story Townhomes LOT 4 5 7 8 9 AC SF 2,371 2,672 2,672 2,836 2,397 GARAGE 445 476 476 476 445 NON A/C 528 717 1,028 1,121 812 TOTAL SF 3,344 3,865 4,176 4,433 3,654 4-Story Townhomes LOT 10 11 12 13 14 AC SF 2,667 2,587 3,179 2,607 3,418 GARAGE 476 445 519 587 598 NON A/C 787 351 1,157 1,173 1,228 TOTAL SF 3,930 3,383 4,855 4,367 5,244 Note that the proposed square footages exceed the minimum home size of 1800 air conditioned square footage required for Entrada per Ordinance 703. One of the challenges with the new site plan was working within the confines in which the original Block I was approved under. The owner was given direction that the density either remains the same or decreases. The owner has elected to keep the same number of lots as the previous site plan, which had twelve units. The configuration of the lots has largely remained the same; however, at the expense of adding more parking spaces, the owner has had to increase the height of the buildings to reach an optimum square footage of living space. One thing to note with the new site plan is that the interior motor court is now completely screened from public ROW (Solana & Cortes). Figure 1 – Original Block I Site Plan (Ord 795) Figure 2 - Proposed Block I Site Plan PLANNING & ZONING COMMISSION The Planning and Zoning Commission recommended approval of this item by a vote of (5-0) on February 12, 2018. RECOMMENDATION Staff recommends approval of this PD Site Plan, subject to the condition that the guest spaces be located within a public parking easement whereby the spaces are maintained by the Entrada property owners association. ATTACHMENTS 1. Vicinity Map 2. Ordinance xxx – Entrada Block I Amended Site Plan VICINITY MAP Case SP-01-08-18 Ordinance 847 Page 1 of 5 TOWN OF WESTLAKE ORDINANCE NO. 847 AN ORDINANCE OF THE TOWN OF WESTLAKE APPROVING AN AMENDMENT TO ORDINANCE 795, COMMONLY KNOWN AS ENTRADA BLOCK I, FOR AN APPROXIMATELY 1.022-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF HWY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA; PROVIDING A PENALTY; PROVIDING A CUMULATIVE CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the Town of Westlake, Texas is a general law municipality; and WHEREAS, the Town Council of the Town of Westlake finds it necessary for the public health, safety and welfare that development occur in a controlled and orderly manner; and WHEREAS, there is located within the corporate limits of the Town of Westlake an approximately 85.9-acre tract of land known as Planning Development 1, Planning Area 2 (PD1-2), bounded by Solana Boulevard to the south, FM 1938 “Davis Blvd.” to the west, and State Highway114 to the north, (Exhibit A), on which a mixed use development is underway; and WHEREAS, because of the size, location, and natural features of Planning Area 1-2 and the Town's need for public infrastructure, amenities, and services, the Town has a critical interest in the development of Planning Area 1-2 and is encouraging such development to the highest possible standards of quality consistent with the Town's long-term development vision; and WHEREAS, because of improvements to FM 1938 (Davis Blvd.), further urban growth throughout the region, and other changed conditions that affect the region, the Town believes there are unique and significant opportunities for new and unique mixed-use development within Planning Area 1-2 that will be consistent with the Town's long term development vision; and WHEREAS, the Planning & Zoning Commission held a public hearing upon the application of developer Centurion American to amend the Comprehensive Plan to establish PD 1-2 and approve zoning for PD 1-2 on April 15, 2013, as well as the Town Council held a public hearing on this same application on April 22, 2013 after written notice of such hearing having been sent to owners of real property being within 200 feet of the property and notice being published in a newspaper of general circulation in the Town and posted in accordance with the Texas Open Meetings Act, all in accordance with law; and subsequently adopted Ordinance 847 Page 2 of 5 Ordinance 703 establishing zoning regulations for PD1-2, now commonly known as Westlake Entrada; and WHEREAS, the Planning and Zoning Commission (Commission) recommended to the Town Council approval of the PD Site Plan depicted in attached Exhibit A on February 12, 2018, subject to certain specific conditions; and WHEREAS, following provision of proper legal notice, including written notice to owners within 200 feet of the subject property, published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on February 26, 2018, by the Town Council; and WHEREAS, the Council believes that the interests of the Town, the present and future residents and citizens of the Town, and developers of land within the Town, are best served by adopting this Ordinance, which the Council has determined to be consistent with the 2015 Comprehensive Plan and its Land Use Map, Thoroughfare Plan, and Open Space Plan, all as amended to date; and WHEREAS, upon the recommendation of the Planning and Zoning Commission, 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 PD Site Plan, depicted in Exhibit B, 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 Town Council of the Town of Westlake, Texas does hereby approve the PD Site Plan shown as attached Exhibit A and located in PD 1-2 which is an approximately 85-acre tract located south of Hwy 114, east of Davis Boulevard, and north of Solana Boulevard. The PD Site Plan shown on attached Exhibit A is approved subject to the following conditions: a) 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). b) All Development Plan conditions for approval established in Ordinance 720 (adopted October 28, 2013) apply to this PD Site Plan. c) All building elevations shown on this PD Site Plan include the requirement that structures meet all aspects of the Entrada Design Guidelines established by Ordinance 703 and Ordinance 760. Ordinance 847 Page 3 of 5 d) 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. e) 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. f) 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. g) A minimum of fourteen (14) guest parking spaces shall be located in the motor court (Piedra Court) of Entrada Block I. At the time of the platting, said spaces shall be located wholly within a public parking easement. Said spaces shall be constructed by the homebuilder at the time of new home construction on the property. The maintenance of said spaces shall be the responsibility of the Entrada property owner’s association. h) 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. SECTION 3: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of Ordinance 847 Page 4 of 5 competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence, paragraph or section. SECTION 4: 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 5: 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 6: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY 2018. _____________________________ ATTEST: Laura Wheat, Mayor ____________________________ ______________________________ Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney Ordinance 847 Page 5 of 5 EXHIBITS EXHIBIT A Entrada Block I PD Site Plan BROWN & GAY ENGINEERS, INC.2595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821 UGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGEUGE U G E UGEUGEUGEU G E U G EUGE GGGGGGGGGGGGGGGGGGGG G GGG GG G G G G G G GGGUGEUGEUGE TRANSTRANSSG C22595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455 S G TTCORTES C O R T E S C32595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455JJP TRAVIS LLC1845 RIVERIA LANESOUTHLAKE, TEXAS 76092CONTACT: CURT DUBOSE2595 Dallas Parkway, Suite 204, Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2016PENTAVIA CUSTOM HOMES2210 COSTA DEL SOLWESTLAKE, TEXAS 76262□□□□BGE, Inc. C4TOWN OF WESTLAKE GENERAL NOTESWATER NOTES:SANITARY SEWER NOTES:’ STORM DRAIN NOTES:” ” GENERAL NOTES’“”GRADING NOTES:PAVING NOTES:’2595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455 S G TTCORTES CORTESC52595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□ S G TTOS-21.054.2OS-30.273.0OS-10.171.8A30.161.7A10.292.5A20.586.4CORTES CORTESC62595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455P33.5132.5□□□□ S G TTCORTES CORTESC72595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□ S G TTCORTES CORTESC82595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□ S G TTCORTES CORTESC92595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□ S G TTCORTES CORTESC102595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□ S G TTCORTES CORTESC O R T E S C112595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455 S G TTCORTES CORTESC122595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972-464-4800●www.bgeinc.comCopyright 2017Contact: Jason FreyTel: 972-464-4821VESTA CUSTOM HOMES BLOCK I RESIDENTIAL AT WESTLAKE ENTRADA BEING 1.022 ACRES TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS BGE, INC.2210 COSTA DEL SOLPENTAVIA CUSTOM HOMESWESTLAKE, TX 76262DEVELOPERBLOCK I RESIDENTIAL CONSTRUCTION PLANS BUSH ARCHITECTS, LLC1800 VALLEY VIEW LANE, SUITE 170FARMERS BRANCH, TX 75234Contact: Ralph BushTel: 972-333-9455□□□□ I BLOCK SITE PLAN LOT #1-12MAIL STATIONT GAS 1 2 3 4 5 6789101112 1314 FUSEBOXGASELEC.GASELEC.COURTYARD COURTYARD COURTYARDELEC.ELEC.GAST GAS ELEC.4' SHEPHERD'S WALL3' SHEPHERD'S WALL UNIT 1 UNIT 2 UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 9 UNIT 10 UNIT 11 UNIT 12 9'-1 " F .C . SG NORTH TRUE 4' SHEPHERD'S WALL 4' SHEPHERD'S WALL5' SHEPHERD'S WALL 42" HGT .OPEN RA IL ING42" HGT .OPEN RA IL ING42" HGT .OPEN RA IL ING 4'-6" HGT. SHEPHERD'S WALL 5' SHEPHERD'S WALL5' SHEPHERD'S WALL5' SHEPHERD'S WALL5' S H E P H E R D ' S W A L L 4'-6" SHEPHERD'S WALL 4' SHEPHERD'S WALL 4'-6" SHEPHERD'S WALL4'-6" HGT.SHEPHERD'S WALL4'-6" HGT.SHEPHERD'S WALLTOTAL AREA UNDER ROOF 2ND FLOOR A/C I1 TOTAL A/C COURTYARD TERRACE 1ST FLOOR A/C GARAGE COV'D ENTRY I2 176 - I3 I4 I5 I6 I7 I8 I9 I10 I11 I12 TOTALBLOCK/LOT 4th FLOOR A/C 3rd FLOOR A/C 135 476 2,667 382 877 877 531 186 - 165 445 2,587 377 806 806 598 203 - 164 445 2,397 368 802 802 425 348 162 135 476 2,836 382 882 882 690 148 311 93 476 2,672 377 884 884 527 181 - 167 445 2,031 - 803 803 425 148 - 93 476 2,672 377 884 884 527 - - 137 445 2,371 344 801 801 425 - 600 61 748 2,377 - 919 919 538 204 300 135 519 3,179 422 1068 1068 621 - 576 10 587 2,607 338 922 922 425 319 311 - 598 3,418 404 1190 1190 634 1,913 2,260 1,130 6,208 31,814 3,431 10,838 10,838 6,366 TOTAL 3,4542,938 3,209 3,957 3,700 2,824 3,389 2,899 3,786 4,336 3,780 4,646 43,325 ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE A0.01 1" = 20'-0" PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD112/11/2017 01/15/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018 CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE A3.03/03A3.01 /02 A3.0 1/ 0 4 A3.0 1/ 0 3A3.01 /01 A3.03/01A3.02/04A3.03/02A3.02/02A3.02/01A3.02/03A3.02/04 A 3 . 0 2 / 0 5 A3.03/043 0 8 0 2880PR168024802 4 8 0308028802880 2 8 8 0 3080 28802880 24802 8 8 0 P R 1 6 8 0 2480 3080 3080 288024802480 24802 8 8 0 2880 2 8 8 0 18080 O.H. DOOR18080 O.H. DOOR1 8 0 8 0 O . H . D O O R 8080 O.H. DOOR18080 O.H. DOOR28802480 24802480 2880 2-30803080288018080 O.H. DOOR 288028802480PR168024802880288028802480308030802880 2480 2480288028802 4 8 0 288030802880PR1680288024802-308018080 O.H. DOOR18080 O.H. DOOR18080 O.H. DOOR 28802 8 8 0 288024802880 24802480 308030802880 2880 3080 30802880 2880 2880 28802480 3080248024802-308 0 2480PR168028803080 2880 2880 2880 2480 18080 O .H . DOOR24802480 2480 2880 2880 3080 28802880288018080 O .H . DOOR18080 O .H . DOOR18080 O .H . DOORPR168028802480 2-308 0 3080 2880 2480 2880PR1680 COURTYARD ENTRY COURT COURTYARD COURTYARDELEC.ELEC.ELEC.GAST ELEC. GAS GAS ELEC.GASGASELEC.ELEC.GAS ELEC. ENTRY COURT COURTYARD ENTRY9' -1 " F .C .COV'D ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR LAV WC 2x6LAV COURTYARD COURTYARD 3' SHEPHERD'S WALL COAT9'-1" F.C.GARAGE (2) 9'-1" F.C. GARAGE (2) 9'-1" F.C.GARAGE (2) 9'-1" F.C. GARAGE (2) 9'-1" F.C. GARAGE (2) 9'-1" F.C. CLST 9'-1" F.C. CLST 9'-1" F.C.COAT9'-1" F.C.MUD 9'-1" F.C. BEDROOM #2 9'-1" F.C. FOYER 9-1" F.C. COV'D ENTRY 9'-1" F.C. BEDROOM #2 9'-1" F.C. FOYER 9'-1" F.C. COV'D ENTRY 9'-1" F.C. BATH #2 9'-1" F.C. BATH #2 9'-1" F.C. MUD 9'-1" F.C. BATH #2 9'-1" F.C. CLST 9'-1" F.C.COAT9'-1" F.C.BEDROOM #2 9'-1" F.C. FOYER 9'-1" F.C. MUD 9'-1" F.C. COV'D ENTRY 9'-1" F.C. BATH #2 9'-1" F.C. CLST 9'-1" F.C.COAT9'-1" F.C.MUD 9'-1" F.C. FOYER 9'-1" F.C. COV'D ENTRY 9'-1" F.C. BEDROOM #2 9'-1" F.C. COV'D ENTRY 9'-1" F.C. FOYER 9'-1" F.C. BEDROOM #2 9'-1" F.C. BATH #2 9'-1" F.C. CLST 9'-1" F.C.MUD 9'-1" F.C.COAT9'-1" F.C.BEDROOM #2 9'-1" F.C. CLST 9'-1" F.C. BATH #2 9'-1" F.C. MUD 9'-1" F.C. FOYER 9'-1" F.C. COV'D ENTRY 9'-1" F.C. FOYER 9'-1" F.C.COV'D ENTRY 9'-1" F.C. MUD 9'-1" F.C. COAT 9'-1" F.C. CLST 9'-1" F.C.CLST9'-1" F.C.BATH #2 9'-1" F.C. OFFICE 9'-1" F.C. GARAGE (2) 9'-1" F.C. GARAGE (2) 9'-1" F.C. GARAGE (2) 9'-1" F.C. BATH #2 9'-1" F.C. BEDROOM #2 9'-1" F.C. CLST 9'-1" F.C. MUD 9'-1" F.C. FOYER 9'-1" F.C. GARAGE (2) 9'-1" F.C. GARAGE (2) 9'-1" F.C. GARAGE (2) 9'-1" F.C. GARAGE (2) 9'-1" F.C. OFFICE 9'-1" F.C. OFFICE 9'-1" F.C. BEDROOM #2 9'-1" F.C. BEDROOM #2 9'-1" F.C. BEDROOM #2 9'-1" F.C. BEDROOM #2 9'-1" F.C. FOYER 9'-1" F.C. FOYER 9'-1" F.C. FOYER 9'-1" F.C. FOYER 9'-1" F.C. COV'D ENTRY 9'-1" F.C. COV'D ENTRY 9'-1" F.C. COV'D ENTRY 9'-1" F.C. COAT 9'-1" F. C. COAT 9'-1" F. C. COAT 9'-1" F. C. COAT 10'-1" F. C. CLST 9'-1" F.C.CLST9' -1 " F .C . CLST 9'-1" F.C.CLST9'-1 " F .C . BATH #2 9'-1" F.C. BATH #2 9'-1" F.C. MUD 9'-1" F.C. MUD 9'-1" F.C. BATH #2 9'-1" F.C. BATH #2 9'-1" F.C. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 2-3080288030802880SG 12345678910111213141516 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 23456789101112131415163456789101112131415161 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1615 14 13 12 11 10 9 8 7 6 5 4 3 2 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 14 13 12 11 10 9 8 7 6 5 4 3 16 1512345678910111213141516123456789101112131415162-308 0 2-308 0 2680 2680 1122 1 2 1 GARAGE (1) 9'-1" F.C. ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE A1.02 3/32" = 1'-0" PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018 COURTYARD ENTRY 11'-1" F.C. COV'D TERRACE COURTYARD DINING ROOM 11'-1" F.C. DINING ROOM 11'-1" F.C. DINING ROOM 11'-1" F.C. DINING ROOM 11'-1" F.C. DINING ROOM 11'-1" F.C. COURTYARD ELEC. TERRACE DINING 11'-1" F.C. TERRACE TERRACE DINING 11'-1" F.C. DINING 11'-1" F.C. DINING 11'-1" F.C. KITCHEN 11'-1" F.C. POWDER 11'-1" F.C. LIVING 11'-1" F.C. LIVING 11'-1" F.C. LIVING 11'-1" F.C. LIVING 11'-1" F.C. POWDER 11'-1" F.C. POWDER 11'-1" F.C. TERRACETERRACE TERRACE TERRACE TERRACE DINING 11'-1" F.C. DINING 11'-1" F.C. DINING 11'-1" F.C. LIVING 11'-1" F.C. LIVING 11'-1" F.C. LIVING 11'-1" F.C. KITCHEN 11'-1" F.C. KITCHEN 11'-1" F.C. KITCHEN 11'-1" F.C. PANTRY 11'-1" F.C. WINE ROOM 11'-1" F.C. POWDER 11'-1" F.C. PANTRY 11'-1" F.C. WINE ROOM 11'-1" F.C. POWDER 11'-1" F.C. PANTRY 11'-1" F.C. WINE ROOM 11'-1" F.C.POWDER 11'-1" F.C. PANTRY 11'-1" F.C. WINE ROOM 11'-1" F.C. PANTRY 11'-1" F.C. PANTRY 11'-1" F.C. POWDER 11'-1" F.C. PANTRY 11'-1" F.C. LIVING 11'-1" F.C. LIVING 11'-1" F.C. LIVING 11'-1" F.C. LIVING 11'-1" F.C. ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR LIVING 11'-1" F.C. KITCHEN 11'-1" F.C. KITCHEN 11'-1" F.C. KITCHEN 11'-1" F.C. KITCHEN 11'-1" F.C. KITCHEN 11'-1" F.C. KITCHEN 11'-1" F.C. KITCHEN 11'-1" F.C. KITCHEN 11'-1" F.C.POWDER 11'-1" F.C. POWDER 11'-1" F.C. 1190 TERRACE GRILL GRILL GRILL TERRACE 2680 2680 2680 2680 268030802 4 8 0 2480 2880 2880 3080 24802480 PR168028802 8 8 024802480 24802480 288030802 8 8 0248024802480248028802 8 8 0 100802480 24802480 2480 2680 2880288028802880 24802480100802880 2480 24802480 248028803080 2880 2480 2480SG19 20 21 22 23 24 25 26 27 28 11 12 15 16 16 15 14 13 25 24 23 22 21 20 1926 16 15 14 13 26 25 24 23 22 21 20 19 161413121615141312272625242322212019111920212223242526271 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 1815 1615 26 25 242322212019 18 17 16 15 14 13 12 11 12 13 14 27 26 25 24 23 22 21 20 19 12 13 14 15 16 25 24 23 22 21 20 19 26 25 24 23 22 21 20 19 28 27 26 13 14 15 16 17 18 25 24 23 22 21 20 19 26 13 14 15 161314151613141516252423222120192625242322212019261112181711121817181710911101718 9 10 11 18 17 11 12 18 17 18 17 10 11 12 11 18 17 12 11 18 17 13 14 17 18 POWDER 11'-1" F.C. PANTRY 11'-1" F.C. POWDER 11'-1" F.C. PANTRY 11'-1" F.C. POWDER 11'-1" F.C. WINE ROOM 11'-1" F.C. ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE A1.03 3/32" = 1'-0" PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018 BALCONY MASTER SUITE 10'-1" F.C. BEDROOM #3 10'-1" F.C. WARDROBE 10'-1" F.C. MASTER BATH 10'-1" F.C. BATH 10'-1" F.C. MECH. 10'-1" F.C. MASTER SUITE 10'-1" F.C. BEDROOM #3 10'-1" F.C. WARDROBE 10'-1" F.C. MASTER BATH 10'-1" F.C. BATH 10'-1" F.C. MECH. 10'-1" F.C. MASTER BATH 10'-1" F.C. BATH 10'-1" F.C. WARDROBE 10'-1" F.C. BEDROOM #3 10'-1" F.C. MASTER SUITE 10'-1" F.C. LAUNDRY 10'-1" F.C. MASTER BATH 10'-1" F.C. BATH 10'-1" F.C. WARDROBE 10'-1" F.C. LAUNDRY 10'-1" F.C. MASTER SUITE 10'-1" F.C. WARDROBE 10'-1" F.C. MASTER BATH 10'-1" F.C. BATH 10'-1" F.C. MECH. 10'-1" F.C. BEDROOM #3 10'-1" F.C. BEDROOM #3 10'-1" F.C.MASTER SU ITE10'-1 " F .C .BEDROOM #310' -1 " F .C .WARDROBE10' -1 " F .C .MASTER BATH10'-1 " F .C .BATH10' -1 " F .C .MECH.10'-1 " F .C .MASTER SU ITE10'-1 " F .C .BEDROOM #310' -1 " F .C .WARDROBE10' -1 " F .C .MASTER BATH10'-1 " F .C .BATH10'-1 " F .C .MECH.10' -1 " F .C . MAST E R B A T H 10'-1" F. C.BATH10' -1 " F .C .WARDROBE10'-1 " F .C . BEDROOM #3 10'-1" F.C. MAST E R S UI T E 10'-1 " F. C. LAUN D R Y 10'-1 " F. C.MASTER BATH10' -1 " F .C .BATH10' -1 " F .C .WARDROBE10'-1 " F .C .LAUNDRY10' -1 " F .C .BEDROOM #310' -1 " F .C . MASTER SUITE 10'-1" F.C. BEDROOM #3 10'-1" F.C. WARDROBE 10'-1" F.C. MASTER BATH 10'-1" F.C. BATH 10'-1" F.C. MECH. 10'-1" F.C. MASTER BATH 10'-1" F.C. BATH 10'-1" F.C. WARDROBE 10'-1" F.C. BEDROOM #3 10'-1" F.C. MASTER SUITE 10'-1" F.C. LAUNDRY 10'-1" F.C. MASTER BATH 10'-1" F.C. BATH 10'-1" F.C. WARDROBE 10'-1" F.C. LAUNDRY 10'-1" F.C. MASTER SUITE 10'-1" F.C. MASTER SUITE 10'-1" F.C. MASTER SUITE 10'-1" F.C. ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR ELEVATOR BEDROOM 10'-1" F.C. WARDROBE 10'-1" F.C. ELEVATOR WARDROBE10' -1 " F .C . 806 877 802 884 803 884 801 919 1190 922 1068 28802 8 8 0 2480248028802 8 8 0 24802480 2480 2880 2480PR28802880PR24802 8 8 0 2480 20802480 WARDROBE 10'-1" F.C. WARDROBE 10'-1" F.C. WARDROBE 10'-1" F.C.28802 8 8 0 248024802880 248028802880 2480PR1680208028802480 PR2880 2880 2880 248024802880PR2880 2480 28802880 PR1680 2880 288020802080 28802480 PR168024802880PR2880 2480 28802080 28802480 PR16802480 2480 248028802880 2880288028802880288028802880 2 8 8 0 2880 288028802480 24802880 28802880 2880 2880 28 8 02480 2480 24802880 PR2880248028802080 28802480 2480 2480WARD R O B E 10'-1" F. C. 2880 28802880 2880 2880 248024802880 288024802880 PR2880248028802080 28802480 2480 2880 248036 32 33 37 38 39 40 41 42 43 44 45 46 47 36 35 34 33 32 31 43 42 41 40 39 38 37464544 35 33 32 31 46 45 44 43 42 41 40 39 38 37 288036353433323130434241403938374544434241403938373635343332313044451 2 3 4 5 7 8 9 10 11 12 13 14 15 16 17 18 3635 30 31 32 33 34 29 45 44 43 42 41 40 39 38 37 45 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 25 24 23 22 21 20 28 27 26 29 30 31 32 33 34 35 36 31 32 33 34 35 36 25 24 23 22 21 20 28 27 26 29 30 31 32 33 34 35 36 46 45 44 43 42 41 40 39 38 373132333435364645444342414039383731323334353646454443424140393837WC LAV WC WC WC WC LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV LAV WC WC WC WC WC WC WC WC WC WCWC WC WC WC WC WC SHOWER/TUB2930293019 18 29 30 19 18 34 36 30 29 30 29 34 35 ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE A1.04 3/32" = 1'-0" PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018 ACACACACACACA C A C A C A C A C A C C A C A A C A C GAMEROOM 10'-1" F.C. TERRACE TERRACE GAMEROOM 10'-1" F.C. GAMEROOM 10'-1" F.C. TERRACEENTRY COURTGAMEROOM10'-1 " F .C .TERRACETERRACEGAMEROOM10' -1 " F .C .GAMEROOM10' -1 " F .C .GAMEROOM10'-1 " F .C .TERRACETERRACETERRACEGAMEROOM10'-1" F.C.GAMEROOM 10'-1" F.C. GAMEROOM 10'-1" F.C. TERRACE TERRACE ELEVATOR ELEVATOR ELEVATOR ELEVATOR308028801208028802480248090801208080802880248024802480 2480 28808080 8080 28802480 2480 12080 3080 2880288028802880 2880 24802 8 8 0 1208012080288030802880 8 0 8 0248041 42 43 44 45 46 47 48 49 50 51 52 53 54 43 424645444748495051525354 54 46 45 44 43 42 41 40 39 38 37 47484950515253 54535251504948474645444342414039545352515049484746454443424140395453 52 51 50 49 48 47 46 45 44 43 42 41 40 39 54 53 52 51 50 49 48 47 46 45 43 42 41 40 39 38 37 43 42 46 45 44 47 48 49 50 51 52 53 544346454447484950515253544346454447484950515253544241 A C A C LAV LAVLAV WC WCWC GRILL W / H O O D ELEVATOR GRILL W/HOODGRILL W/HOODELEVATORELEVATOR ELEVATORGRILL W / H O O D LAV WCWCLAVHANDRAIL HANDRAIL HANDRAIL HAND R AI L HAND R AI L HAND R AI L HAND R AI L WCLAV ELEVATOR GRILL W/HOOD ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE A1.05 3/32" = 1'-0" PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018 ACACACACACACACACA C A C A C A C A C A C A C A C A C A C A C A C A C A C A C A C ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE A1.06 3/32" = 1'-0" PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD112/11/2017ENTRADA TREVI CONCEPTBLOCK: I01/08/2018 BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017ZONING EXHIBIT01/08/2018 A3.019'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P.10'-1"T.P.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. T.D.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. T.D.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT.ELEVATIONS - I 1-41/8" = 1'-0" STUCCO STUCCO STUCCO STUCCO STONE STONE STONE STONE STONE STONE STONE STONE STONE STONE STONE STONE STONE STONE STONE STUCCO STUCCO STUCCO STUCCO STUCCO STONE STONE STONE STONE STONE STONE STONE STONE STUCCO STUCCO STUCCO STUCCO STUCCO CASTSTONE CASTSTONE WATER TABLE CASTSTONE WATER TABLE CASTSTONE WATER TABLE CASTSTONE WATER TABLE STONE STUCCO STUCCO STONESTONE STONE STUCCOSTUCCOSTUCCOSTUCCOSTUCCO STUCCOBRICK BRICK CASTSTONE WATER TABLE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE STONE STONE PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF BRICKBRICK STUCCO REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD111/19/17 01/15/2018 ZONING EXHIBIT01/08/2018 CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE 9'-1"11'-1"10'-1"10'-1"9'-1"11'-1"10'-1"10'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P.ELEVATIONS - I 5-9A3.02 1/8" = 1'-0" STUCCO STUCCO STUCCO STUCCO STONE STONE STONE STONE STUCCO STUCCO STONE STONE STONE STONE STONE STONE STONE STONE STONE STONE STONE STONE STUCCO STONE STONE STONE STONE STONE STONE CASTSTONE WATER TABLE STUCCOSTONE STONE STONE STONE STONE CASTSTONE WATER TABLE BRICKBRICK STONE STONE STONE CASTSTONE WATER TABLE STONESTONESTONE STUCCOSTUCCOSTUCCOSTUCCOSTUCCOSTUCCOSTUCCOSTUCCOSTUCCO STONE STONE STONE STONE STUCCOSTONE STONE STONE STONE STONE STUCCO THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE STUCCOSTUCCOTHIN STONE PER FIRE CODE PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF BRICKBRICKBRICK BRICK BRICK BRICKBRICK REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD111/19/17 01/15/2018 ZONING EXHIBIT01/08/2018 CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE 9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P.9'-1"11'-1"10'-1"10'-1"10'-1"10'-1"11'-1"9'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P.ELEVATIONS - I 5-9A3.03 1/8" = 1'-0" STONE STONE STUCCO STONE STONE STONE STONE STONE STONE STONE STONE STONE STUCCO STUCCO STUCCO STUCCO STUCCO STUCCO STONE STONE STONE STONE STONE STUCCO STUCCO STONE STONE STONE STONE STUCCO STONESTUCCO CASTSTONE WATER TABLE CASTSTONE WATER TABLE CASTSTONE WATER TABLE STUCCO CASTSTONE WATER TABLECASTSTONE WATER TABLE STUCCO STUCCO CASTSTONE WATER TABLE STONE STUCCO THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF STONE STONE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE STUCCO PALERMO BLEND TERRA COTTA TILE ROOF BRICK BRICK BRICK BRICK STONE STONE STONE STONE STUCCO STUCCO STUCCO STUCCO REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD111/19/17 01/15/2018 ZONING EXHIBIT01/08/2018 CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE 9'-1"11'-1"10'-1"10'-1"9'-1"11'-1"10'-1"10'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P.9'-1"11'-1"10'-1"10'-1"9'-1"11'-1"10'-1"10'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P.9'-1"11'-1"10'-1"10'-1"9'-1"11'-1"10'-1"10'-1"T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. T.P. F.F. T.D. T.P. T.D. T.P. T.D. T.P. 6'-6" A3.04ELEVATIONS - I 10-121/8" = 1'-0" STONE STUCCO STUCCO STONE STONE STONE STUCCO STONE STUCCO STONE STONE STONE STONE STUCCO STUCCO STONE STONE STUCCO STONE STONE STONE STONE STONE STONE STONE STUCCO STONE STONE CASTSTONE WATER TABLE STONE STONE STUCCO STUCCO STUCCO STUCCO STUCCO STONE CASTSTONE WATER TABLE CASTSTONE WATER TABLE STUCCOSTONE STONESTUCCO STUCCO STUCCO STUCCO STUCCO STUCCO BRICK BRICK STUCCO STUCCO STONESTONESTONE STONE STONE CASTSTONE WATER TABLE BRICK BRICK STONE STONE STONE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE STUCCO OVER BRICK STUCCO OVER BRICK PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF PALERMO BLEND TERRA COTTA TILE ROOF THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONEPER FIRE CODEBRICK STONE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE THIN STONE PER FIRE CODE STUCCO OVER BRICK STUCCO OVER BRICK REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. REF. STRUCT. STUCCO OVER BRICK STUCCO OVER BRICK ISSUE LOG DESCRIPTIONDATE SCALE SHEET DATE BUSHARCHITECT,LLC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECT, LLC - 2017PHONE: 972-333-9455 EMAIL: ralph@busharchitects.design 1800 VALLEY VIEW LANE #170 FARMERS BRANCH, TX 75234 DD111/19/17 01/15/2018 ZONING EXHIBIT01/08/2018 CDs01/15/2018ENTRADA, WESTLAKEA CATALONIAN VILLAGEBLOCK: I LOTS 1-12XX,XX,XX,XX,XX CORTES DRIVEXX,XX,XX,XX,XX,XX SOLANA DRIVE estlake Town Council TYPE OF ACTION Regular Meeting - Action Item Monday, February 26, 2018 TOPIC: Conduct a public hearing and consideration of a resolution approving a replat of Block B an approximately 70.339-acre portion of Planned Development District 1, Planning Area 2 (PD1-2), 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 Phase 1 & 2 of Entrada. STAFF CONTACT: Nick Ford, 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 PLANNING CASE INFORMATION Case Number: RP-01-25-18-2 Development: Entrada Block B Replat Applicant: Mike Beaty, Centurion American Owner: MRW Investors, LLC Developer: Centurion American Site Location: South of Hwy 114, East of Davis Blvd, North of Solana Blvd Site Area: 70.339 acres Zoning: Planned Development District 1, Planning Area 2 (PD 1-2) 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 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 the rest of Entrada Phase 1, which includes the following: Block Lots Land Use Site Plan(s) Approved Ord # B 1R, 2-5 Commercial Gas Well Pad Site Ord 778 C 1-6 Commercial Amphitheater, Restaurant Row Ord 777, 779 D 1, 2X Residential* N/A N/A E 1X, 2-5 Residential* Block E Residential Ord 837 F 1-5, 6X Residential* N/A N/A G 1-5, 6X Residential* N/A N/A H 1-5, 6X Residential* N/A N/A K 1-4 Commercial/Residential N/A N/A L 1-6 Commercial N/A N/A P 1-3, 4X, 5X Commercial/Residential N/A N/A Q 1 N/A N/A N/A R 1 N/A N/A N/A *Note that residential blocks will have to be replatted further as newer residential site plans receive approval. 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 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. PLANNING & ZONING COMMISSION The Planning and Zoning Commission recommended approval of this replat by a vote of (5-0) on February 12, 2018. RECOMMENDATION Staff recommends approval of this replat. ATTACHMENTS 1. Vicinity Map 2. Resolution 18-xx Entrada Block B Replat VICINITY MAP Case RP-01-25-18-2 Resolution 18-09 Page 1 of 3 TOWN OF WESTLAKE RESOLUTION NO. 18-09 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS, APPROVING A REPLAT OF AN APPROXIMATELY 70.339-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. WHEREAS, the Planning & Zoning Commission held a public hearing on February 12, 2018 and vote unanimously to recommend approval of the replat; and, WHEREAS, the replat conforms to the Entrada Preliminarily Plat as found in Resolution 13-32; and, WHEREAS, the Town Council finds that the passage of this Resolution is in the best interest of the citizens of Westlake. NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That, all matters stated in the Recitals hereinabove are found to be true and correct and are incorporated herein by reference as if copied in their entirety. SECTION 2: That the Town of Westlake Town Council Westlake, Texas, after consider the recommendation for approval from the Planning and Zoning Commission on February 12, 2018, does hereby approve the replat of Entrada Block B, attached as Exhibit “A. SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions hereof and the Council hereby determines that it would have adopted this Resolution without the invalid provision. Resolution 18-09 Page 2 of 3 SECTION 4: That this resolution shall become effective from and after its date of passage. PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY 2018. ATTEST: _____________________________ Laura L. Wheat, Mayor ____________________________ ______________________________ Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney Resolution 18-09 Page 3 of 3 EXHIBITS EXHIBIT A Entrada Block B Replat CLOSURE REPORT – WESTLAKE ENTRADA, LOT 1, BLOCK B REPLAT Date: 1/25/2018 10:13:55 AM Parcel Name: LOT 1, BLOCK B REPLAT North:7,046,160.8432' East:2,373,388.4686' Segment# 1: Line Course: S77° 57' 00"E Length: 697.86' North: 7,046,015.1543' East: 2,374,070.9518' Segment# 2: Line Course: S71° 36' 25"E Length: 1,443.85' North: 7,045,559.5705' East: 2,375,441.0417' Segment# 3: Line Course: S63° 07' 25"E Length: 404.34' North: 7,045,376.7816' East: 2,375,801.7065' Segment# 4: Curve Length: 393.46' Radius: 2,709.79' Delta: 8.3192 (d) Tangent: 197.07' Chord: 393.11' Course: S58° 57' 40"E Course In: S26° 52' 45"W Course Out: N35° 11' 55"E RP North: 7,042,959.7520' East: 2,374,576.5822' End North: 7,045,174.0809' East: 2,376,138.5390' Segment# 5: Line Course: S54° 48' 10"E Length: 399.24' North: 7,044,943.9619' East: 2,376,464.7871' Segment# 6: Line Course: S64° 52' 25"E Length: 56.55' North: 7,044,919.9498' East: 2,376,515.9860' Segment# 7: Curve Length: 107.33' Radius: 2,754.79' Delta: 2.2323 (d) Tangent: 53.67' Chord: 107.32' Course: S43° 46' 50"E Course In: S45° 06' 12"W Course Out: N47° 20' 08"E RP North: 7,042,975.5354' East: 2,374,564.5453' End North: 7,044,842.4662' East: 2,376,590.2397' Segment# 8: Line Course: S89° 27' 05"W Length: 1,905.23' North: 7,044,824.2237' East: 2,374,685.0970' Segment# 9: Line Course: N0° 32' 55"W Length: 7.00' North: 7,044,831.2234' East: 2,374,685.0300' Segment# 10: Curve Length: 61.26' Radius: 175.50' Delta: 20.0000 (d) Tangent: 30.95' Chord: 60.95' Course: N79° 27' 05"E Course In: N0° 32' 55"W Course Out: S20° 32' 55"E RP North: 7,045,006.7154' East: 2,374,683.3496' End North: 7,044,842.3816' East: 2,374,744.9504' Segment# 11: Line Course: N69° 27' 05"E Length: 190.20' North: 7,044,909.1422' East: 2,374,923.0489' Segment# 12: Curve Length: 30.63' Radius: 175.50' Delta: 10.0000 (d) Tangent: 15.35' Chord: 30.59' Course: N64° 27' 05"E Course In: N20° 32' 55"W Course Out: S30° 32' 55"E RP North: 7,045,073.4759' East: 2,374,861.4480' End North: 7,044,922.3357' East: 2,374,950.6493' Segment# 13: Line Course: N59° 27' 05"E Length: 164.19' North: 7,045,005.7884' East: 2,375,092.0494' Segment# 14: Curve Length: 165.27' Radius: 175.50' Delta: 53.9561 (d) Tangent: 89.34' Chord: 159.23' Course: N32° 28' 24"E Course In: N30° 32' 55"W Course Out: S84° 30' 17"E RP North: 7,045,156.9287' East: 2,375,002.8482' End North: 7,045,140.1221' East: 2,375,177.5416' Segment# 15: Curve Length: 22.98' Radius: 25.00' Delta: 52.6765 (d) Tangent: 12.38' Chord: 22.18' Course: N31° 50' 01"E Course In: S84° 30' 17"E Course Out: N31° 49' 42"W RP North: 7,045,137.7280' East: 2,375,202.4267' End North: 7,045,158.9688' East: 2,375,189.2423' Segment# 16: Curve Length: 77.76' Radius: 69.00' Delta: 64.5697 (d) Tangent: 43.59' Chord: 73.71' Course: N25° 53' 13"E Course In: N31° 49' 42"W Course Out: N83° 36' 07"E RP North: 7,045,217.5935' East: 2,375,152.8534' End North: 7,045,225.2825' East: 2,375,221.4236' Segment# 17: Curve Length: 26.79' Radius: 25.00' Delta: 61.3979 (d) Tangent: 14.84' Chord: 25.53' Course: N24° 18' 04"E Course In: N83° 36' 07"E Course Out: N35° 00' 00"W RP North: 7,045,228.0684' East: 2,375,246.2679' End North: 7,045,248.5472' East: 2,375,231.9285' Segment# 18: Line Course: N55° 00' 00"E Length: 4.00' North: 7,045,250.8415' East: 2,375,235.2051' Segment# 19: Line Course: N35° 00' 00"W Length: 40.50' North: 7,045,284.0171' East: 2,375,211.9753' Segment# 20: Line Course: N55° 00' 00"E Length: 44.81' North: 7,045,309.7191' East: 2,375,248.6815' Segment# 21: Line Course: N35° 00' 00"W Length: 53.39' North: 7,045,353.4536' East: 2,375,218.0582' Segment# 22: Line Course: N11° 45' 40"W Length: 115.74' North: 7,045,466.7638' East: 2,375,194.4667' Segment# 23: Line Course: S78° 32' 40"W Length: 4.33' North: 7,045,465.9038' East: 2,375,190.2230' Segment# 24: Line Course: N11° 27' 20"W Length: 4.00' North: 7,045,469.8241' East: 2,375,189.4286' Segment# 25: Line Course: S78° 32' 40"W Length: 40.32' North: 7,045,461.8162' East: 2,375,149.9118' Segment# 26: Line Course: N11° 27' 20"W Length: 10.00' North: 7,045,471.6170' East: 2,375,147.9257' Segment# 27: Line Course: S78° 32' 40"W Length: 63.97' North: 7,045,458.9121' East: 2,375,085.2300' Segment# 28: Line Course: S11° 27' 20"E Length: 10.00' North: 7,045,449.1113' East: 2,375,087.2161' Segment# 29: Line Course: S78° 32' 40"W Length: 31.61' North: 7,045,442.8333' East: 2,375,056.2358' Segment# 30: Curve Length: 15.57' Radius: 38.05' Delta: 23.4446 (d) Tangent: 7.90' Chord: 15.46' Course: S66° 48' 08"W Course In: S11° 28' 31"E Course Out: N34° 55' 12"W RP North: 7,045,405.5439' East: 2,375,063.8057' End North: 7,045,436.7431' East: 2,375,042.0246' Segment# 31: Line Course: S11° 45' 03"E Length: 117.63' North: 7,045,321.5783' East: 2,375,065.9807' Segment# 32: Line Course: S39° 52' 19"E Length: 66.50' North: 7,045,270.5410' East: 2,375,108.6121' Segment# 33: Curve Length: 120.76' Radius: 69.00' Delta: 100.2718 (d) Tangent: 82.63' Chord: 105.92' Course: S0° 00' 45"E Course In: S39° 52' 36"E Course Out: S39° 51' 06"W RP North: 7,045,217.5885' East: 2,375,152.8506' End North: 7,045,164.6168' East: 2,375,108.6352' Segment# 34: Curve Length: 25.36' Radius: 22.40' Delta: 64.8728 (d) Tangent: 14.23' Chord: 24.03' Course: S21° 25' 25"E Course In: S36° 08' 24"W Course Out: S78° 59' 14"E RP North: 7,045,146.5271' East: 2,375,095.4246' End North: 7,045,142.2480' East: 2,375,117.4121' Segment# 35: Curve Length: 105.13' Radius: 115.50' Delta: 52.1529 (d) Tangent: 56.52' Chord: 101.54' Course: S33° 22' 30"W Course In: N82° 42' 05"W Course Out: S30° 32' 55"E RP North: 7,045,156.9212' East: 2,375,002.8479' End North: 7,045,057.4528' East: 2,375,061.5530' Segment# 36: Line Course: S59° 27' 05"W Length: 164.19' North: 7,044,974.0001' East: 2,374,920.1529' Segment# 37: Curve Length: 20.16' Radius: 115.50' Delta: 10.0000 (d) Tangent: 10.10' Chord: 20.13' Course: S64° 27' 05"W Course In: N30° 32' 55"W Course Out: S20° 32' 55"E RP North: 7,045,073.4685' East: 2,374,861.4478' End North: 7,044,965.3172' East: 2,374,901.9885' Segment# 38: Line Course: S69° 27' 05"W Length: 190.20' North: 7,044,898.5567' East: 2,374,723.8900' Segment# 39: Curve Length: 40.32' Radius: 115.50' Delta: 20.0000 (d) Tangent: 20.37' Chord: 40.11' Course: S79° 27' 05"W Course In: N20° 32' 55"W Course Out: S0° 32' 55"E RP North: 7,045,006.7079' East: 2,374,683.3493' End North: 7,044,891.2132' East: 2,374,684.4552' Segment# 40: Line Course: S89° 27' 05"W Length: 32.11' North: 7,044,890.9058' East: 2,374,652.3467' Segment# 41: Curve Length: 37.84' Radius: 25.00' Delta: 86.7296 (d) Tangent: 23.61' Chord: 34.33' Course: N47° 11' 02"W Course In: N0° 32' 55"W Course Out: S86° 10' 52"W RP North: 7,044,915.9046' East: 2,374,652.1073' End North: 7,044,914.2396' East: 2,374,627.1628' Segment# 42: Line Course: N3° 49' 08"W Length: 4.86' North: 7,044,919.0888' East: 2,374,626.8391' Segment# 43: Line Course: S86° 10' 52"W Length: 35.00' North: 7,044,916.7577' East: 2,374,591.9168' Segment# 44: Curve Length: 40.70' Radius: 25.00' Delta: 93.2709 (d) Tangent: 26.47' Chord: 36.35' Course: S42° 48' 57"W Course In: S86° 10' 49"W Course Out: S0° 32' 56"E RP North: 7,044,915.0922' East: 2,374,566.9724' End North: 7,044,890.0934' East: 2,374,567.2119' Segment# 45: Line Course: S89° 27' 05"W Length: 80.33' North: 7,044,889.3242' East: 2,374,486.8856' Segment# 46: Curve Length: 89.20' Radius: 134.50' Delta: 38.0000 (d) Tangent: 46.31' Chord: 87.58' Course: S70° 27' 05"W Course In: S0° 32' 55"E Course Out: N38° 32' 55"W RP North: 7,044,754.8304' East: 2,374,488.1734' End North: 7,044,860.0201' East: 2,374,404.3559' Segment# 47: Line Course: S51° 27' 05"W Length: 276.40' North: 7,044,687.7736' East: 2,374,188.1891' Segment# 48: Curve Length: 40.84' Radius: 26.00' Delta: 90.0000 (d) Tangent: 26.00' Chord: 36.77' Course: N83° 32' 55"W Course In: N38° 32' 55"W Course Out: S51° 27' 05"W RP North: 7,044,708.1077' East: 2,374,171.9864' End North: 7,044,691.9050' East: 2,374,151.6523' Segment# 49: Line Course: S51° 27' 05"W Length: 29.00' North: 7,044,673.8329' East: 2,374,128.9720' Segment# 50: Line Course: S38° 32' 55"E Length: 1.00' North: 7,044,673.0508' East: 2,374,129.5952' Segment# 51: Curve Length: 39.27' Radius: 25.00' Delta: 90.0000 (d) Tangent: 25.00' Chord: 35.36' Course: S6° 27' 04"W Course In: S51° 27' 05"W Course Out: S38° 32' 56"E RP North: 7,044,657.4713' East: 2,374,110.0432' End North: 7,044,637.9194' East: 2,374,125.6228' Segment# 52: Line Course: S51° 27' 05"W Length: 232.89' North: 7,044,492.7874' East: 2,373,943.4842' Segment# 53: Curve Length: 41.79' Radius: 26.00' Delta: 92.0931 (d) Tangent: 26.97' Chord: 37.43' Course: N82° 30' 08"W Course In: N38° 32' 55"W Course Out: S53° 32' 40"W RP North: 7,044,513.1215' East: 2,373,927.2816' End North: 7,044,497.6723' East: 2,373,906.3693' Segment# 54: Line Course: S53° 32' 40"W Length: 24.00' North: 7,044,483.4115' East: 2,373,887.0657' Segment# 55: Line Course: S36° 27' 20"E Length: 3.74' North: 7,044,480.4034' East: 2,373,889.2880' Segment# 56: Curve Length: 38.36' Radius: 25.00' Delta: 87.9069 (d) Tangent: 24.10' Chord: 34.70' Course: S7° 29' 52"W Course In: S53° 32' 40"W Course Out: S38° 32' 55"E RP North: 7,044,465.5484' East: 2,373,869.1800' End North: 7,044,445.9964' East: 2,373,884.7595' Segment# 57: Line Course: S51° 27' 05"W Length: 101.60' North: 7,044,382.6815' East: 2,373,805.3002' Segment# 58: Curve Length: 61.30' Radius: 65.50' Delta: 53.6236 (d) Tangent: 33.10' Chord: 59.09' Course: S78° 15' 47"W Course In: N38° 32' 55"W Course Out: S15° 04' 30"W RP North: 7,044,433.9077' East: 2,373,764.4820' End North: 7,044,370.6618' East: 2,373,747.4466' Segment# 59: Line Course: N74° 55' 30"W Length: 53.52' North: 7,044,384.5815' East: 2,373,695.7684' Segment# 60: Curve Length: 40.84' Radius: 26.00' Delta: 90.0000 (d) Tangent: 26.00' Chord: 36.77' Course: N29° 55' 30"W Course In: N15° 04' 30"E Course Out: N74° 55' 30"W RP North: 7,044,409.6867' East: 2,373,702.5306' End North: 7,044,416.4489' East: 2,373,677.4253' Segment# 61: Line Course: N15° 04' 30"E Length: 47.01' North: 7,044,461.8411' East: 2,373,689.6518' Segment# 62: Line Course: N74° 55' 30"W Length: 24.00' North: 7,044,468.0831' East: 2,373,666.4778' Segment# 63: Curve Length: 63.31' Radius: 30.00' Delta: 120.9060 (d) Tangent: 52.92' Chord: 52.20' Course: S75° 31' 49"W Course In: N74° 55' 22"W Course Out: S45° 59' 00"W RP North: 7,044,475.8867' East: 2,373,637.5105' End North: 7,044,455.0407' East: 2,373,615.9363' Segment# 64: Curve Length: 21.15' Radius: 54.00' Delta: 22.4410 (d) Tangent: 10.71' Chord: 21.02' Course: N55° 14' 06"W Course In: S45° 59' 08"W Course Out: N23° 32' 40"E RP North: 7,044,417.5193' East: 2,373,577.1015' End North: 7,044,467.0238' East: 2,373,598.6723' Segment# 65: Line Course: N66° 27' 20"W Length: 8.14' North: 7,044,470.2754' East: 2,373,591.2100' Segment# 66: Curve Length: 20.94' Radius: 30.00' Delta: 40.0000 (d) Tangent: 10.92' Chord: 20.52' Course: N46° 27' 20"W Course In: N23° 32' 40"E Course Out: S63° 32' 40"W RP North: 7,044,497.7780' East: 2,373,603.1938' End North: 7,044,484.4129' East: 2,373,576.3354' Segment# 67: Line Course: N26° 27' 20"W Length: 65.09' North: 7,044,542.6866' East: 2,373,547.3375' Segment# 68: Curve Length: 19.57' Radius: 84.77' Delta: 13.2247 (d) Tangent: 9.83' Chord: 19.52' Course: N31° 27' 20"W Course In: S65° 09' 25"W Course Out: N51° 55' 56"E RP North: 7,044,507.0719' East: 2,373,470.4120' End North: 7,044,559.3405' East: 2,373,537.1499' Segment# 69: Curve Length: 58.31' Radius: 399.39' Delta: 8.3652 (d) Tangent: 29.21' Chord: 58.26' Course: N33° 53' 07"W Course In: N51° 55' 56"E Course Out: S60° 17' 50"W RP North: 7,044,805.6016' East: 2,373,851.5824' End North: 7,044,607.7036' East: 2,373,504.6692' Segment# 70: Line Course: S60° 31' 10"W Length: 24.00' North: 7,044,595.8925' East: 2,373,483.7767' Segment# 71: Curve Length: 44.36' Radius: 30.00' Delta: 84.7246 (d) Tangent: 27.36' Chord: 40.43' Course: S12° 52' 56"W Course In: S60° 31' 12"W Course Out: S34° 45' 20"E RP North: 7,044,581.1289' East: 2,373,457.6609' End North: 7,044,556.4812' East: 2,373,474.7632' Segment# 72: Line Course: S55° 14' 40"W Length: 34.83' North: 7,044,536.6254' East: 2,373,446.1471' Segment# 73: Curve Length: 57.65' Radius: 38.00' Delta: 86.9204 (d) Tangent: 36.01' Chord: 52.28' Course: N81° 17' 43"W Course In: N34° 45' 20"W Course Out: S52° 09' 54"W RP North: 7,044,567.8459' East: 2,373,424.4842' End North: 7,044,544.5371' East: 2,373,394.4726' Segment# 74: Line Course: S52° 09' 54"W Length: 24.00' North: 7,044,529.8157' East: 2,373,375.5178' Segment# 75: Curve Length: 30.33' Radius: 29.33' Delta: 59.2461 (d) Tangent: 16.68' Chord: 29.00' Course: S8° 12' 42"E Course In: S52° 09' 55"W Course Out: S68° 35' 19"E RP North: 7,044,511.8251' East: 2,373,352.3535' End North: 7,044,501.1179' East: 2,373,379.6592' Segment# 76: Curve Length: 43.79' Radius: 44.67' Delta: 56.1668 (d) Tangent: 23.83' Chord: 42.05' Course: S6° 40' 19"E Course In: S68° 35' 19"E Course Out: S55° 14' 40"W RP North: 7,044,484.8106' East: 2,373,421.2463' End North: 7,044,459.3452' East: 2,373,384.5458' Segment# 77: Line Course: S34° 45' 20"E Length: 54.52' North: 7,044,414.5521' East: 2,373,415.6263' Segment# 78: Curve Length: 12.92' Radius: 19.33' Delta: 38.3000 (d) Tangent: 6.71' Chord: 12.68' Course: S15° 36' 20"E Course In: S55° 14' 40"W Course Out: S86° 27' 20"E RP North: 7,044,403.5325' East: 2,373,399.7450' End North: 7,044,402.3375' East: 2,373,419.0380' Segment# 79: Line Course: S3° 32' 40"W Length: 41.38' North: 7,044,361.0366' East: 2,373,416.4798' Segment# 80: Line Course: S86° 27' 20"E Length: 24.83' North: 7,044,359.5015' East: 2,373,441.2623' Segment# 81: Line Course: S3° 32' 40"W Length: 19.82' North: 7,044,339.7195' East: 2,373,440.0369' Segment# 82: Line Course: S34° 45' 20"E Length: 55.65' North: 7,044,293.9979' East: 2,373,471.7617' Segment# 83: Line Course: S45° 04' 30"W Length: 64.96' North: 7,044,248.1244' East: 2,373,425.7679' Segment# 84: Curve Length: 131.19' Radius: 612.00' Delta: 12.2822 (d) Tangent: 65.85' Chord: 130.94' Course: N40° 17' 02"W Course In: N43° 34' 30"E Course Out: S55° 51' 26"W RP North: 7,044,691.5017' East: 2,373,847.6217' End North: 7,044,348.0124' East: 2,373,341.1051' Segment# 85: Curve Length: 341.76' Radius: 812.00' Delta: 24.1150 (d) Tangent: 173.45' Chord: 339.24' Course: N22° 05' 07"W Course In: N55° 51' 26"E Course Out: S79° 58' 20"W RP North: 7,044,803.7531' East: 2,374,013.1500' End North: 7,044,662.3631' East: 2,373,213.5545' Segment# 86: Line Course: N10° 01' 40"W Length: 132.24' North: 7,044,792.5829' East: 2,373,190.5282' Segment# 87: Curve Length: 244.90' Radius: 708.00' Delta: 19.8185 (d) Tangent: 123.68' Chord: 243.68' Course: N19° 56' 14"W Course In: S79° 58' 19"W Course Out: N60° 09' 12"E RP North: 7,044,669.2986' East: 2,372,493.3446' End North: 7,045,021.6565' East: 2,373,107.4357' Segment# 88: Curve Length: 10.03' Radius: 30.00' Delta: 19.1583 (d) Tangent: 5.06' Chord: 9.98' Course: N51° 10' 29"E Course In: S48° 24' 16"E Course Out: N29° 14' 46"W RP North: 7,045,001.7404' East: 2,373,129.8712' End North: 7,045,027.9163' East: 2,373,115.2143' Segment# 89: Line Course: N60° 00' 00"E Length: 24.88' North: 7,045,040.3563' East: 2,373,136.7611' Segment# 90: Curve Length: 10.32' Radius: 54.00' Delta: 10.9522 (d) Tangent: 5.18' Chord: 10.31' Course: N54° 31' 26"E Course In: N30° 00' 00"W Course Out: S40° 57' 08"E RP North: 7,045,087.1217' East: 2,373,109.7611' End North: 7,045,046.3378' East: 2,373,145.1543' Segment# 91: Line Course: S29° 49' 24"E Length: 4.96' North: 7,045,042.0347' East: 2,373,147.6210' Segment# 92: Curve Length: 15.21' Radius: 32.50' Delta: 26.8120 (d) Tangent: 7.75' Chord: 15.07' Course: S16° 16' 55"E Course In: S60° 18' 43"W Course Out: N87° 07' 27"E RP North: 7,045,025.9382' East: 2,373,119.3871' End North: 7,045,027.5688' East: 2,373,151.8462' Segment# 93: Line Course: S2° 52' 33"E Length: 4.03' North: 7,045,023.5439' East: 2,373,152.0484' Segment# 94: Curve Length: 23.53' Radius: 17.50' Delta: 77.0491 (d) Tangent: 13.93' Chord: 21.80' Course: S41° 24' 02"E Course In: N87° 07' 27"E Course Out: S10° 04' 30"W RP North: 7,045,024.4219' East: 2,373,169.5263' End North: 7,045,007.1917' East: 2,373,166.4649' Segment# 95: Line Course: S79° 55' 30"E Length: 13.49' North: 7,045,004.8318' East: 2,373,179.7469' Segment# 96: Curve Length: 25.46' Radius: 54.00' Delta: 27.0164 (d) Tangent: 12.97' Chord: 25.23' Course: N31° 34' 00"E Course In: S71° 56' 29"E Course Out: N44° 55' 30"W RP North: 7,044,988.0924' East: 2,373,231.0869' End North: 7,045,026.3261' East: 2,373,192.9531' Segment# 97: Line Course: N45° 04' 30"E Length: 123.21' North: 7,045,113.3346' East: 2,373,280.1897' Segment# 98: Curve Length: 39.27' Radius: 30.00' Delta: 75.0000 (d) Tangent: 23.02' Chord: 36.53' Course: N7° 34' 30"E Course In: N44° 55' 30"W Course Out: N60° 04' 30"E RP North: 7,045,134.5756' East: 2,373,259.0043' End North: 7,045,149.5415' East: 2,373,285.0047' Segment# 99: Line Course: N29° 55' 30"W Length: 67.37' North: 7,045,207.9297' East: 2,373,251.3961' Segment# 100: Curve Length: 47.12' Radius: 54.00' Delta: 50.0000 (d) Tangent: 25.18' Chord: 45.64' Course: N4° 55' 30"W Course In: N60° 04' 30"E Course Out: N69° 55' 30"W RP North: 7,045,234.8685' East: 2,373,298.1967' End North: 7,045,253.4040' East: 2,373,247.4776' Segment# 101: Line Course: N20° 04' 30"E Length: 15.09' North: 7,045,267.5772' East: 2,373,252.6572' Segment# 102: Curve Length: 53.76' Radius: 88.00' Delta: 35.0000 (d) Tangent: 27.75' Chord: 52.92' Course: N2° 34' 30"E Course In: N69° 55' 30"W Course Out: N75° 04' 30"E RP North: 7,045,297.7831' East: 2,373,170.0037' End North: 7,045,320.4479' East: 2,373,255.0349' Segment# 103: Line Course: N14° 55' 30"W Length: 10.09' North: 7,045,330.1975' East: 2,373,252.4362' Segment# 104: Curve Length: 84.82' Radius: 162.00' Delta: 30.0000 (d) Tangent: 43.41' Chord: 83.86' Course: N0° 04' 30"E Course In: N75° 04' 30"E Course Out: N74° 55' 30"W RP North: 7,045,371.9214' East: 2,373,408.9709' End North: 7,045,414.0548' East: 2,373,252.5460' Segment# 105: Line Course: N15° 04' 30"E Length: 48.72' North: 7,045,461.0982' East: 2,373,265.2172' Segment# 106: Curve Length: 74.00' Radius: 212.00' Delta: 20.0000 (d) Tangent: 37.38' Chord: 73.63' Course: N25° 04' 30"E Course In: S74° 55' 30"E Course Out: N54° 55' 30"W RP North: 7,045,405.9606' East: 2,373,469.9215' End North: 7,045,527.7860' East: 2,373,296.4206' Segment# 107: Line Course: N35° 04' 30"E Length: 50.74' North: 7,045,569.3116' East: 2,373,325.5782' Segment# 108: Curve Length: 65.62' Radius: 188.00' Delta: 20.0000 (d) Tangent: 33.15' Chord: 65.29' Course: N25° 04' 30"E Course In: N54° 55' 30"W Course Out: S74° 55' 30"E RP North: 7,045,677.3455' East: 2,373,171.7189' End North: 7,045,628.4498' East: 2,373,353.2492' Segment# 109: Line Course: N15° 04' 30"E Length: 38.85' North: 7,045,665.9629' East: 2,373,363.3534' Segment# 110: Curve Length: 50.54' Radius: 30.00' Delta: 96.5306 (d) Tangent: 33.63' Chord: 44.77' Course: N33° 11' 25"W Course In: N74° 55' 30"W Course Out: N8° 32' 40"E RP North: 7,045,673.7654' East: 2,373,334.3858' End North: 7,045,703.4324' East: 2,373,338.8431' Segment# 111: Line Course: N81° 27' 20"W Length: 35.92' North: 7,045,708.7693' East: 2,373,303.3218' Segment# 112: Curve Length: 46.25' Radius: 132.50' Delta: 20.0000 (d) Tangent: 23.36' Chord: 46.02' Course: S88° 32' 40"W Course In: S8° 32' 40"W Course Out: N11° 27' 20"W RP North: 7,045,577.7399' East: 2,373,283.6354' End North: 7,045,707.6004' East: 2,373,257.3199' Segment# 113: Line Course: S78° 32' 40"W Length: 64.59' North: 7,045,694.7723' East: 2,373,194.0166' Segment# 114: Curve Length: 58.47' Radius: 167.50' Delta: 20.0000 (d) Tangent: 29.53' Chord: 58.17' Course: S88° 32' 40"W Course In: N11° 27' 20"W Course Out: S8° 32' 40"W RP North: 7,045,858.9355' East: 2,373,160.7498' End North: 7,045,693.2946' East: 2,373,135.8632' Segment# 115: Line Course: N8° 32' 40"E Length: 35.00' North: 7,045,727.9062' East: 2,373,141.0634' Segment# 116: Line Course: N81° 27' 20"W Length: 36.54' North: 7,045,733.3351' East: 2,373,104.9289' Segment# 117: Curve Length: 23.13' Radius: 132.50' Delta: 10.0000 (d) Tangent: 11.59' Chord: 23.10' Course: N76° 27' 20"W Course In: N8° 32' 40"E Course Out: S18° 32' 40"W RP North: 7,045,864.3645' East: 2,373,124.6153' End North: 7,045,738.7443' East: 2,373,082.4750' Segment# 118: Line Course: N71° 27' 20"W Length: 21.96' North: 7,045,745.7284' East: 2,373,061.6552' Segment# 119: Curve Length: 26.18' Radius: 29.33' Delta: 51.1475 (d) Tangent: 14.04' Chord: 25.32' Course: N2° 53' 13"E Course In: N67° 18' 47"E Course Out: N61° 32' 22"W RP North: 7,045,757.0409' East: 2,373,088.7158' End North: 7,045,771.0182' East: 2,373,062.9305' Segment# 120: Line Course: N28° 27' 38"E Length: 18.40' North: 7,045,787.1945' East: 2,373,071.6991' Segment# 121: Curve Length: 39.19' Radius: 30.00' Delta: 74.8568 (d) Tangent: 22.96' Chord: 36.47' Course: N65° 53' 21"E Course In: S61° 32' 22"E Course Out: N13° 19' 03"E RP North: 7,045,772.8979' East: 2,373,098.0735' End North: 7,045,802.0911' East: 2,373,104.9839' Segment# 122: Curve Length: 29.61' Radius: 54.00' Delta: 31.4210 (d) Tangent: 15.19' Chord: 29.24' Course: N87° 36' 25"E Course In: N13° 19' 03"E Course Out: S18° 06' 13"E RP North: 7,045,854.6390' East: 2,373,117.4226' End North: 7,045,803.3122' East: 2,373,134.2024' Segment# 123: Curve Length: 75.90' Radius: 146.00' Delta: 29.7879 (d) Tangent: 38.83' Chord: 75.05' Course: N57° 00' 09"E Course In: N18° 06' 13"W Course Out: S47° 53' 29"E RP North: 7,045,942.0847' East: 2,373,088.8349' End North: 7,045,844.1861' East: 2,373,197.1486' Segment# 124: Line Course: N42° 06' 31"E Length: 72.34' North: 7,045,897.8533' East: 2,373,245.6553' Segment# 125: Curve Length: 25.24' Radius: 88.00' Delta: 16.4358 (d) Tangent: 12.71' Chord: 25.16' Course: N50° 19' 35"E Course In: S47° 53' 29"E Course Out: N31° 27' 20"W RP North: 7,045,838.8460' East: 2,373,310.9403' End North: 7,045,913.9140' East: 2,373,265.0187' Segment# 126: Line Course: N58° 32' 40"E Length: 41.62' North: 7,045,935.6328' East: 2,373,300.5224' Segment# 127: Curve Length: 68.42' Radius: 112.00' Delta: 35.0000 (d) Tangent: 35.31' Chord: 67.36' Course: N41° 02' 40"E Course In: N31° 27' 20"W Course Out: S66° 27' 20"E RP North: 7,046,031.1739' East: 2,373,242.0767' End North: 7,045,986.4343' East: 2,373,344.7527' Segment# 128: Line Course: N23° 32' 40"E Length: 11.28' North: 7,045,996.7753' East: 2,373,349.2587' Segment# 129: Curve Length: 29.32' Radius: 112.00' Delta: 15.0000 (d) Tangent: 14.75' Chord: 29.24' Course: N16° 02' 40"E Course In: N66° 27' 20"W Course Out: S81° 27' 20"E RP North: 7,046,041.5148' East: 2,373,246.5826' End North: 7,046,024.8742' East: 2,373,357.3395' Segment# 130: Line Course: N8° 32' 40"E Length: 14.42' North: 7,046,039.1342' East: 2,373,359.4820' Segment# 131: Curve Length: 31.42' Radius: 30.00' Delta: 59.9994 (d) Tangent: 17.32' Chord: 30.00' Course: N38° 32' 39"E Course In: S81° 27' 20"E Course Out: N21° 27' 22"W RP North: 7,046,034.6769' East: 2,373,389.1490' End North: 7,046,062.5978' East: 2,373,378.1754' Segment# 132: Line Course: N68° 32' 40"E Length: 3.36' North: 7,046,063.8269' East: 2,373,381.3025' Segment# 133: Line Course: N21° 27' 20"W Length: 24.00' North: 7,046,086.1637' East: 2,373,372.5238' Segment# 134: Line Course: N12° 03' 00"E Length: 76.36' North: 7,046,160.8412' East: 2,373,388.4651' Perimeter: 12,267.74' Area: 3,063,970.23Sq.Ft. Error Closure: 0.0040 Course: S60° 23' 03"W Error North : -0.00199 East: -0.00350 Precision 1: 3,066,925.00 BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953 BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953 BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953 BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953 BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953 BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953 BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953Copyright 2018BGE, Inc.2595 Dallas Parkway, Suite 204, Frisco, TX 75034Contact: Jason A. Frey, P.E.Tel: 972-464-4800 ●www.bgeinc.comTBPLS Licensed Surveying Firm No. 10193953“”“” estlake Town Council TYPE OF ACTION Regular Meeting - Action Item Monday, February 26, 2018 TOPIC: Conduct a public hearing and consideration of a resolution approving a replat of an approximate 1.365-acre portion of Planned Development District 1, Planning Area 2 (PD1-2), 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 E. STAFF CONTACT: Nick Ford, 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 PLANNING CASE INFORMATION Case Number: RP-01-25-18-1 Development: Entrada Block E Replat Applicant: Mike Beaty, Centurion American Owner: MRW Investors, LLC Developer: Centurion American Site Location: NW Corner of Comillas and Cortes Site Area: 1.365 acres Zoning: Planned Development District 1, Planning Area 2 (PD 1-2) 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 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 previous item under consideration establishes the blocks and lots for phase 1, including portions of Block E. The replat under consideration establishes the rest of Entrada Block E, being a replat of Lot 5 as shown on the previous plat, which includes: 1. 14 residential lots, related easements, and rights-of-way 2. Common areas (depicted as lots 8X and 9X) Pursuant to Entrada’s zoning (Ordinance 703), every lot, parcel, and tract in the development is subject to PD Site Plan approval. As the commission may recall, the PD Site Plan relative to this proposed replat was approved by Town Council by Ordinance 837. 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 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. PLANNING & ZONING COMMISSION The Planning and Zoning Commission recommended approval of this replat by a vote of (5-0) on February 12, 2018. RECOMMENDATION Staff recommends approval of this replat. ATTACHMENTS 1. Vicinity Map 2. Resolution 18-xx Entrada Block E Replat VICINITY MAP Case RP-01-25-18-1 Resolution 18-10 Page 1 of 3 TOWN OF WESTLAKE RESOLUTION NO. 18-10 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS, APPROVING A REPLAT OF AN APPROXIMATELY 1.365-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. WHEREAS, the Planning & Zoning Commission held a public hearing on February 12, 2018 and vote unanimously to recommend approval of the replat; and, WHEREAS, the replat conforms to the Entrada Preliminarily Plat as found in Resolution 13-32; and, WHEREAS, the Town Council finds that the passage of this Resolution is in the best interest of the citizens of Westlake. NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That, all matters stated in the Recitals hereinabove are found to be true and correct and are incorporated herein by reference as if copied in their entirety. SECTION 2: That the Town of Westlake Town Council Westlake, Texas, after consider the recommendation for approval from the Planning and Zoning Commission on February 12, 2018, does hereby approve the replat of Entrada Block E, attached as Exhibit “A. SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions hereof and the Council hereby determines that it would have adopted this Resolution without the invalid provision. Resolution 18-10 Page 2 of 3 SECTION 4: That this resolution shall become effective from and after its date of passage. PASSED AND APPROVED ON THIS 26th DAY OF FEBRUARY 2018. ATTEST: _____________________________ Laura L. Wheat, Mayor ____________________________ ______________________________ Kelly Edwards, Town Secretary Thomas E. Brymer, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney Resolution 18-10 Page 3 of 3 EXHIBITS EXHIBIT A Entrada Block E Replat C.M. THROOP SURVEYABSTRACT. NO. 1510 TARRANT CO.W. MEDLIN SURVEYABSTRACT NO. 1958 TARRANT CO.BGE, Inc. 2595 Dallas Parkway, Suite 204, Frisco, TX 75034 Contact: Jason A. Frey, P.E. Tel: 972-464-4800 ●www.bgeinc.com TBPLS Licensed Surveying Firm No. 10193953 Copyright 2018 EXECUTIVE SESSION The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.071. Consultation with Attorney (1) when the governmental body seeks the advice of its attorney about: (A) pending or contemplated litigation: Cause No. 348- 290326-17 - Neil and Janelle McNabnay, Colin and Melanie Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon, Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs. Town of Westlake b. Section 551.087 Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Maguire Partners-Solana Land, L.P., related to Centurion’s development known as Entrada and Granada c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Trophy Club Municipal District No. 1 d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Zoning and the Comprehensive Plan e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Waste (Trash) Ordinance Town Council Item # 10 – Executive Session Town Council Item # 11 – Reconvene Council Meeting NECESSARY ACTION a. Section 551.071. Consultation with Attorney (1) when the governmental body seeks the advice of its attorney about: (A) pending or contemplated litigation: Cause No. 348-290326-17 - Neil and Janelle McNabnay, Colin and Melanie Stevenson, Yair and Sandra Lotan, Jay and Jana Still, Biswajit and Chandrika Dasgupta, Michael and Michelle Granfield, Michael and Stef Mauler, Rudy and Christy Renda, David and Jenn Riley, Joseph Mohan and Maria De Leon, Roberto Arandia, and Patrick and Erin Cockrum (collectively, "Plaintiffs") vs. Town of Westlake b. Section 551.087 Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Maguire Partners-Solana Land, L.P., related to Centurion’s development known as Entrada and Granada c. Section 551.071 (2) Consultation with Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Trophy Club Municipal District No. 1 d. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Zoning and the Comprehensive Plan e. Sec. 551.071. Consultation with Attorney (2) on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Waste (Trash) Ordinance Town Council Item #12 – Necessary Action FUTURE AGENDA ITEMS: Any Council member may request at a workshop and / or Council meeting, under “Future Agenda Item Requests”, an agenda item for a future Council meeting. The Council Member making the request will contact the Town Manager with the requested item and the Town Manager will list it on the agenda. At the meeting, the requesting Council Member will explain the item, the need for Council discussion of the item, the item’s relationship to the Council’s strategic priorities, and the amount of estimated staff time necessary to prepare for Council discussion. If the requesting Council Member receives a second, the Town Manager will place the item on the Council agenda calendar allowing for adequate time for staff preparation on the agenda item. - None Town Council Item # 13 – Future Agenda Items Town Council Item # 14 – Adjournment Regular Session