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Res 13-34 Approving a Development Agreement for Entrada Development PO il TOWN OF WESTLAKE RESOLUTION 13-34 A RESOLUTION BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS, APPROVING A DEVELOPMENT AGREEMENT WITH MAGUIRE PARTNERS, L.P. RELATED TO THEIR DEVELOPMENT KNOWN AS ENTRADA IN WESTLAKE, TEXAS. WHEREAS, the Town of Westlake is experiencing planned growth through the attraction of economic development projects such as Fidelity Investments and Deloitte University, residential developments such as Vaquero, Glenwyck Farms, Terra Bella, and Granada, and Entrada which are consistent with the Town's Comprehensive Plan, as well as enrollment growth at Westlake Academy, all of which contribute to demand for improvements to Westlake's infrastructure and public buildings, and WHEREAS, the Town of Westlake (Town) and Maguire Partners, L.P. (the Developer) desire to enter into a partnership to continue this planned growth through a development agreement which sets out responsibilities for the Developer as a part of their development known as Entrada (the zoning for which was approved in Ordinance 703 approved on April 22, 2013) regarding off-site costs, the need for which are created by the Entrada development, including Solana Boulevard improvements, traffic signals, contributions for Westlake Academy, as well as maintenance of public and private open spaces/amenities in and adjacent to said Entrada development, and WHEREAS, the Town has an economic development policy adopted by Resolution 06- 19 and the Town and the Developer have (per Resolution 13-17 approved on April 22, 2013) made commitments according to certain terms and conditions in an economic development agreement approved under this economic development policy; 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 Council of the Town of Westlake, Texas, hereby approves the Development Agreement with the Developer attached hereto as Exhibit "A'; and further authorizes the Town Manager to execute said agreement on behalf of the Town of Westlake. Resolution 13-34 Pagel 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 28TH DAY OF OCTOBER, 2013. OF �11 rn Laura/Wheat, Mayor ATTEST: 2 -- A S Kelly Edw s, Town Secretaryf Thomas E. , Town Manager APPROV TO M: Lowry, o Att ey Resolution 13-34 Page 2 of 2 EXHIBIT A CENTURION AMERICAN, INC. DEVELOPMENT AND SUBDIVISION IMPROVEMENT AGREEMENT Agreement between the Town of Westlake, Texas, (the "Town"), Maguire Partners- Solana L.P. (the "Developer"), as sole owner and Developer of the property generally located on the east side of FM 1938, north of Solana Blvd. and south of SH 114 shown on the Entrada Boundary Description and Map, Attachment "A", attached hereto and incorporated herein by reference. This agreement concerns the development of a mixed-use development approved on April 22, 2013 by Ordinance No. 703 and described in the Economic Development Agreement adopted by Resolution No. 13-17 on April 22, 2013 for Planning Area 1-2 ("PD 1-2"), more commonly known as the "Development" and provisions for the installation of certain public improvements to support the development, easements and community facilities (the "improvements") located therein; and for the assurance of completion and maintenance thereof. This Agreement shall solely relate to the development of PD 1-2 as has been determined by the submittal and approval of the Developer's zoning approved April 22, 2013 by Ordinance No. 703 and in the Economic Development Agreement approved by Resolution No. 13-17 approved on April 22, 2013. SECTION 1: DEFINITIONS In addition to the terms defined in the body of this Agreement, the following terms shall have the definitions ascribed to them as follows: Agreement shall mean this Development Agreement between the Town of Westlake and Centurion American, Inc. Affiliate shall mean all entities, incorporated or otherwise, under common control with, controlled by or controlling the Developer. For purposes of this definition, "control" means fifty percent (50%)or more of the ownership determined by either value or vote. Developer shall mean the Partnership and/or its Affiliates or assigns. Development shall have the meaning ascribed to it in Section 2.A of this Agreement. Development Plan shall an approved Development Plan completed by the Developer in compliance with Section 102-268 of the Town of Westlake Code of Ordinances and approved by the Town of Westlake which shall govern the approval of all Site Plans as defined in this section that are submitted for construction in the Development. Resolution 13-34 Page 1 of 19 Economic Development Agreement shall mean that agreement and all its terms and conditions as approved by the Town Council on April 22, 2013 by Resolution 13-17 and approved by the Developer on April 22, 2013. Entrada shall mean the mixed-use village planned development depicted on the Entrada Boundary Description and Map, Attachment "A", and as described in Section LA, consisting of retail, commercial, hotel, and entertainment uses and 322 residential units consisting of single family detached homes, townhomes and condominiums and as further described in Ordinance No. 703 as well as the Economic Development Agreement approved by the adoption of Resolution 13-17. Partnership has the meaning ascribed to it in the preamble of this agreement. PDI-2 shall mean the planned zoning district located on the tract shown on Exhibit A to this agreement as zoned by Ordinance No. 703 adopted April 22, 2013 and subject to the terms and conditions of the Economic Development Agreement adopted by the Town in Resolution 13- 17 on April 22, 2013 and approved by the Developer that same date. Property Owners Association shall mean an organization established by the Developer for the Development, the membership will be comprised of and mandatory for all owners of real property in the Development and whose Bylaws and Regulations as well as the Declaration of Restrictions, Covenants and Conditions shall be approved by the Town prior to filing in the Deed of Trust records of Tarrant County, Texas. Public Improvement District or PID shall mean that special district as may be established for the Development as set out in Chapter 372 of the Texas Local Government Code and subject to the provisions of Article 5.3 of the Economic Development Agreement between the Town and the Developer as approved by both parties on April 22, 2013. Residential Unit shall be defined by Ordinance No. 703 adopted on April 22, 2013 and shall include condominiums, townhomes, and single family detached residential units as defined in Ordinance No. 703. All residential units are custom homes as defined in this section of this Agreement. Site Plan shall mean an approved Planned Development Site Plan comporting to an approved Development Plan completed by the Developer in compliance with Section 102-268 of the Town of Westlake Code of Ordinances and adopted by the Town of Westlake. Town means the Town of Westlake, Texas, and its officials assigned by the Town Manager to review and approve submittals in accordance with the Town of Westlake Code of Ordinances and published standards, restrictions, rules and regulations. Town Hall shall mean any building or buildings designated by the Town for governmental use associated with the administration and operations of the Town of Westlake. Resolution 13-34 Page 2 of 19 SECTION 2 GENERAL REQUIREMENTS FOR THE DEVELOPER A. Construction of Entrada Development. The Developer convenants to develop the Development property shown as Exhibit A to this Agreement as defined above in this agreement known as Entrada. Said Development known as Entrada will be a mixed-use development emulating a Spanish type village and consist of uses allowed in Ordinance No. 703 and the Economic Development Agreement approved by Resolution 13-17 including residential units, retail, office, hotel and entertainment uses. B. Completion Date of Development. The Developer covenants with the Town that all required public improvements (infrastructure and common area improvements) to be completed by the Developer hereunder, shall be completed no later than five(5) years following the date of issuance of a notice to proceed on Phase 1 as shown on the approved preliminary plat for Entrada. C. Completion of Agreement. This Agreement shall not be considered complete until: 1. Record drawings for all streets and utilities including street lighting in the development, certified by the Developer Engineer, are filed with the Town Engineer and provided as follows: a. Three (3) sets of record drawings, b. One (1) set of mylars, c. Digital record drawings with GIS spatial data and coordinates compatible with the latest version of ArcView/ArcGIS d. Digital record drawings compatible with the latest version of AutoCAD 2. The Developer has fulfilled the requirements as specified in Section 4.13, Agreement to Escrow, of this agreement. 3. The Town has issued a letter of acceptance and it has been filed as described in Section 2.C, Covenant Running with Land, of this agreement. D. Covenant Running With the Land. The covenants contained herein shall run with the land comprising the development and bind all successors, heirs and assignees of the Developer until all the improvements are complete and the Town Engineer provides a letter of acceptance of said improvements. At that time only the maintenance and other continuing obligations continue to bind all successors, heirs and assignees. In addition, this Agreement and the letter of acceptance for the improvements shall be filed on record in the Deed Records of Tarrant County, Texas as evidence thereof. Resolution 13-34 Page 3 of 19 E. Security for Completion of Public Improvements. The Developer shall obtain a performance bond with the Town as co-obligee from the general contractor and subcontractors to ensure completion of the required public improvements to be completed by the Developer, as stipulated in this Agreement, and assign such performance bond to the Town or cause the Town to be a co-obligee. The performance bond shall be in the amount of 100 percent of the funds estimated by the Town Engineer to be necessary to pay for all public and private infrastructure (excluding gas, electric, and telecommunications) according to approved plans. The bond amount shall be reduced on a pro-rata basis as the improvements are accepted by the Town Engineer as evidenced by a letter of acceptance. The Developer will have forty-five (45) calendar days to provide the performance bond from the date of approval of construction plans. F. Temporary Improvements. If temporary improvements related to this development are required by existing ordinances, statute or federal law, the Developer shall enter into and file a separate improvements agreement and escrow, or provide an authorized letter of credit, in an appropriate amount to ensure the proper construction, maintenance and removal of the temporary improvements. The Developer shall build and pay for all costs of temporary improvements required by the Town and shall maintain those improvements for the period specified by the Town. In addition to the foregoing, the Developer shall pay for a geotechnical site assessment and environmental assessment for all temporary accesses to the development. Any temporary road or roads to be constructed by the Developer to provide temporary access must comply with Town standards. G. Developer Engineer. The Developer must employ a civil engineer, architect or landscape architect, as appropriate, licensed to practice in the State of Texas, for the design and preparation of the plans and specifications for the construction of all improvements to be constructed by the Developer covered by this Agreement. H. Contractor Approval. On all public improvements for which the Developer awards its own construction contract(s), the Developer must employ a construction contractor that meets the Town's regulatory standards and statutory requirements for being insured, licensed and bonded to do work in public streets and/or public projects and be qualified in all respects to bid on public streets and upon public projects of similar nature, as the case may be. I. Responsibility for Contractor/Subcontractor Fees. On all public improvements for which the Developer awards its own construction contract(s) or subcontracts, the Developer shall be responsible for all costs incurred in the procurement of such services, labor and materials. J. Upkeep of Property While in Development. The Developer will be responsible Resolution 13-34 Page 4 of 19 for mowing all grass and weeds and otherwise reasonably maintaining all land within the Development which has not been sold to third parties. After fifteen(15) calendar days written notice, should the Developer fail in this responsibility, the Town may contract for this service and bill the Developer for reasonable costs. Should the costs remain unpaid for thirty (30) calendar days after notice, the Town may file a lien on the property so maintained. K. Dedication of Property. If required by the Town Engineer, any dedication to the Town of real property as shown on the approved preliminary plat or final plat, including right-of-way and easements, shall include a metes and bounds description for conveyance by either final plat or separate instrument. L. Property Owners Association. The Developer shall establish a Property Owners Association for the Development with by-laws and regulations consistent with this Agreement and the Town's pertinent Ordinances and Development Codes. The Developer shall submit the organization documents to the Town Attorney for verification of the inclusion of pertinent terms of this Agreement and approval by the Town prior to the recordation of same. The Developer must file in the Deed Records of Tarrant County, Texas, a Declaration of Restrictions, Covenants and Conditions. All Declaration of Restrictions, Covenants and Conditions for the Development shall be approved by the Town prior to their filing in the Deed Records of Tarrant County, Texas. Membership in the Property Owners Association shall be mandatory for all owners of real property in the Development. The Property Owners Association shall establish an Architectural Control Committee as set out in the Restrictions, Covenants, and Conditions for the Development. In addition, the Developer or the Property Owners Association shall be responsible for maintaining all private streets, private infrastructure, and private and public common areas, open spaces and facilities, and for enforcing the restrictions, covenants, and conditions. SECTION 3 CONSTRUCTION PROCEDURES FOR THE DEVELOPER A. Engineering Standards. Developer covenants that all public works protects and improvements to be completed by the Developer shall be constructed in accordance with the PD 1-2 engineering standards approved by the Town prior to issuance of the Town's authorization of construction to proceed. B. Pre-construction Conference. A pre-construction meeting for the construction of the improvements to be completed by the Developer between the Developer and Town Engineer is required. The Developer or contractor(s) and subcontractors shall furnish to the Town a list of all subcontractors and suppliers that will be providing greater than a $10,000 value to the development. All contractors and subcontractors shall be registered with the Town and must comply with all applicable ordinances, rules and regulations. C. Conditions Prior to Construction. Prior to authorizing construction, the Town Engineer shall be satisfied that the following conditions have been met: 1. The approved preliminary plat and site plan reflect all Town conditions of approval. Resolution 13-34 Page 5 of 19 I All required plans and contract documents, if any, shall have been completed and filed with the Town. 3. All necessary easements or dedications required for public facilities and improvements, as shown on the approved preliminary plat, shall be conveyed solely to the Town by final plat. 4. All contractors participating in the construction shall be presented with a set of approved plans bearing the Town Engineer stamp of release. These plans must remain on the job site at all times. S. A complete list of the contractors, their representatives on the site, and telephone numbers where a responsible party may be reached at all times must be submitted to the Town. 6. All applicable fees must be paid to the Town. 7. The Developer or contractor must furnish to the Town an insurance policy of general liability in the amount of$1,000,000 naming the Town as additional insured,prior to the commencement of any work within the development, or construction of the improvements by the Developer of contractor. D. Inspections. Construction of all improvements to be completed by the Developer shall be subject to periodic inspections by the Town Engineer or the Town Engineer's designee. The Developer shall be responsible for completing and/or correcting public improvements completed by the Developer not constructed in accordance with the Town approved construction plans. Any change in design required during construction shall be reviewed and approved by the Town Engineer. E. Commencement of Excavation. The Developer may commence excavation for upon the date of the Town Engineer issuing comments for his initial review of the Engineering Plans or not sooner than ten (10) days following submission of the Engineering Plans, which shall include submission of the Mass Grading Construction Plans. F. Initial Allotment of Building Permits. Building permits for this Development will be allotted and issued according to Section 3 and Exhibit 7 of Ordinance No. 703 for PD 1-2. There will be no building permits for the Development issued until all public and private infrastructure for Phase 1, as shown on the approved Development Plan and Preliminary Plat for the Development, has been completed and accepted by the Town, unless a separate agreement for issuance of building permits that amends this Agreement has been entered into and agreed to by the Town and the Developer. Resolution 13-34 Page 6 of 19 SECTION 4 DEVELOPER'S OBLIGATION A. Open Space and Lighting Plan 1. The Developer shall submit to the Town Manager, or his designee, a Landscape, Open Space and Lighting Plan that complies with all Town Ordinances, Codes, rules and regulations. Upon review by the Town Manager, or his designee, the Town Manager may approve or deny the submittal or refer the submittal to P&Z and or Council for review and approval. 2. The Developer shall construct, maintain and be responsible for any and all costs associated with, and necessary to provide open space improvements included in the Town approved Landscape, Open Space and Lighting Plan. Plans for the improvements must be submitted to the Town Manager for approval before work is commenced. In addition to any other improvements to be constructed and maintained by the Town's ordinances, rules and regulations, the Developer covenants to construct the following improvements which shall be solely the Developer's cost: a. Twelve feet (12') and Eight feet (8') wide concrete hike and bike trails within and surrounding the entire Development as depicted on the approved Development Plan. B. Agreement to Escrow Within forty-five (45) calendar days of construction plan approval, the Developer shall escrow funds as stipulated to complete the design and construction necessary to support roadway and signalization improvements listed herein. 1. Thoroughfare and Signal Improvements a. Traffic Study The Developer represents that they have submitted an updated traffic study acceptable to the Town that includes estimated completion costs for various on and off-site traffic and transportation improvements described as follows: (i) Solana Boulevard completion (ii) Traffic signal at FM 1938/Davis Blvd and Solana Boulevard (iii) Traffic signal at the intersection of Solana Blvd and the unnamed road which will serve as the main entry into the Entrada development and which will be designed to line up with the main entry off Solana Blvd. to PD 1-3 "Granada" Resolution 13-34 Page 7 of 19 2. Solana Blvd. Within forty-five (45) calendar days of construction plan approval, the Developer shall place into escrow funds or equivalent letter of credit or performance bond in form and substance reasonably acceptable to the Town as the Town deems sufficient to design and construct eighty-eight percent (88%) of the cost estimated in the traffic study for Solana Blvd. improvements, Attachment "D", necessary to accommodate traffic volumes as described in the traffic study. Should escrowed amount, letter of credit, or performance bond that is provided by the Developer, as estimated in Attachment "E", be deemed insufficient to at the time of construction to complete the required improvements, the Developer shall provide additional funds to cover the difference between the actual and estimated costs. 3. Traffic Signal—FM 1938/Davis Blvd. and Solana Blvd. Within forty-five (45) calendar days of construction plan approval, the Developer shall place into escrow funds or equivalent letter of credit or performance bond in form and substance reasonably acceptable to the Town as the Town deems sufficient to design and construct eighty-eight percent (88%) of the cost estimated in Attachment "E" necessary to complete the improvements identified in the traffic study, Attachment "D for traffic signals at the intersection of FM 1938/Davis Blvd. and Solana Blvd. Should escrowed amount, letter of credit, or performance bond that is provided by the Developer, as estimated in Attachment "E", be deemed insufficient to at the time of construction to complete the required improvements, the Developer shall provide additional funds to cover the difference between the actual and estimated costs. 4. Traffic Signal— Solana Blvd and unnamed road into Entrada and Granada. Within forty-five (45) calendar days of construction plan approval, the Developer shall place into escrow funds or equivalent letter of credit or performance bond in form and substance reasonably acceptable to the Town as the Town deems sufficient to desian and construct eighty-eiizht (88%) of the cost estimated in Attachment "E" necessary to complete the improvements identified in the traffic study, Attachment "D at the intersection of Solana Blvd. and the unnamed road which shall enter into PD 1-2 "Entrada" and PD 1-3 "Granada". Should escrowed amount, letter of credit, or performance bond that is provided by the Developer, as estimated in Attachment "E", be deemed insufficient to at the time of construction to complete the required improvements, the Developer shall provide additional funds to cover the difference between the actual and estimated costs. 5. Traffic Signal— Solana Blvd and SH 114 - Within forty-five (45) calendar days of construction plan approval, the Developer shall place into escrow funds or equivalent letter of credit or performance bond in form and substance reasonably acceptable to the Town as the Town deems sufficient to design and construct eiszhty-eight percent (88%)of the cost estimated in Attachment "E"necessary to complete the improvements identified in the traffic study for traffic signals, Attachment "D", at the intersection of Solana Blvd. and SH 114. Should escrowed amount, letter of credit, or Resolution 13-34 Page 8 of 19 performance bond that is provided by the Developer, as estimated in Attachment "E", be deemed insufficient to at the time of construction to complete the required improvements, the Developer shall provide additional funds to cover the difference between the actual and estimated costs. 6. Signalization Warrants The Town shall cause the signalization improvements to be constructed at such time as warranted according to TXDOT warrant standards and the approval of the Town Manager. D. Maintenance of Entrada Improvements 1. The Developer, and/or Public Improvement District and/or Property Owners Association shall perpetually maintain improvements as shown on the approved Concept. Development, and/or Site Plans or the approved Preliminary Plat. whether on public or private property, as follows: a. all irrigation. b. all landscaping, c. all sidewalks and trails d. water features e. Dublic art E all Drivate or publicly dedicated streets g. all Drivate or Dubliclv dedicated drainage infrastructure h. and all other improvements that occur within the development, with the exception of publicly dedicated water, sanitary sewer, and telecommunication ductbank infrastructure within the development as defined by: i. the east curb of FM 1938/Davis Blvd to the development; ii. the north curb of Solana Blvd.; iii. the east development boundarv: iv. and the southern curb of SH 114. 2. All trails. as shown on the Development Plan. or Site Plan(s) or Preliminary Plat. whether built on public rights-of-wav or Developer's propertv. will be Dubliclv accessible and maintained in DerDetuity by the Developer, and/or Public Improvement District and/or Property Owners Association. E. Streetscape Improvements 1. Streetscape improvements on FM 1938/Davis Blvd. and Solana Blvd. shall be submitted with the Landscape, Open Space and Lighting Plan and shall comply with the Streetscape Plan prepared by Schrickel Rollins (SRA) attached hereto as Attachment "B". a. Streetscape improvements shall be completed prior to approval of a Final Plat or satisfaction of requirements in Section 2.E. Resolution 13-34 Page 9 of 19 b. Construction plans for streetscape improvements shall be approved by the Town Manager or his designee prior to the beginning of construction. C. Streetscape improvements shall be completed by and perpetually maintained by the Developer. F. Lot Landscaping The Developer shall require that the homebuilders in the development be responsible for providing landscaping for each individual lot as required by the PDI-2 zoning ordinance, the approved Development Plan, and/or any approved Site Plans for the Development. G. Amenities 1. All Development signage and associated landscaping shall comport to the approved Development Plan, and must be approved by the Town prior to construction. All subdivision signage will be owned and maintained by the Developer or the Property Owners Association. 2. Culverts, where required, shall consist of stone-faced construction and shall be approved by the Town as set forth in the Town of Westlake's Code of Ordinances. H. Westlake Academy pact 1. As set forth in the Economic Developer's Agreement approved by Town Council Resolution 13-17, the Developer agrees to pay to the Town the sum of $10,000 for each residential unit depicted on the approved Development Plan and Site Plan(s) for Entrada, attached hereto as Attachment "C" which shall be used for the benefit of the Westlake Academy. a. the amount of payment will be calculate by multiplying the total number of lots depicted on each approved final plat by$10,000; b. the amount for each final plat being due and payable to the Town prior to the signing of the final plat with said date for signing of the final plat not occurring more than thirty (30) calendar days after the final plat is approved by the Town. C. Delayed and/or insufficient commitments of these payments will Resolution 13-34 Page 10 of 19 affect issuance of building permits under the terms of this Afreement. the Economic Development Agreement dated April 22, 2013 and Ordinance No. 703. I. Reimbursement of Legal and/or Consulting Fees 1. The Developer shall reimburse the Town for actual costs of leual and/or consulting fees incurred by the Town related to the preparation and review of this Aizreement. and all other related documents deemed necessary by the Town related to the Development. 2. Such reimbursement of fees are due and payable by the Developer upon receipt of invoices from the Town. J. Parkland Dedication Fees As contemplated in the approved Economic Development Agreement for this Development, parkland dedication fees in their entirety for this Development are waived by the Town and considered to be met in full through the approved Development Plan which provides for a 10 acre Town lake, 12' perimeter trails throughout most of the development as well as trail connectivity to adjacent tracts and roadways as well as provision of public and private open spaces/plazas within the Development. K. Provision of Town Hall Site Developer agrees to comply with the terms of Section 5.2(h) contained in their Economic Development Agreement with the Town approved by the Town by Resolution 13-17 for reserving a Town Hall Site in the Development. L. Developer Warrants Use of Town of Westlake Water and Sanitary Sewer Services The Developer warrants and agrees that he has requested and will receive potable water and sanitary sewer service for the Development from the Town. SECTION 5 TOWN'S OBLIGATIONS A. The only publicly dedicated infrastructure for which the Town will have perpetual maintenance responsibility will be the potable water system, sanitary sewer system, and the telecommunication duct bank infrastructure. SECTION 6 DEFAULT, TERMINATION AND FAILURE BY THE DEVELOPER TO MEET VARIOUS DEADLINES AND COMMITMENTS. Resolution 13-34 Page 11 of 19 A. Failure to Pay Town Taxes or Fees An event of default shall occur under this Agreement if any legally-imposed Town taxes or fees owed on or generated by the Development become delinquent and the Developer or the Affiliate does not either pay such taxes or follow the legal procedures for protest and/or contest of any such taxes. In this event, the Town shall notify the Developer in writing and the Developer shall have sixty (60) calendar days to cure such default. If the default has not been fully cured by such time, the Town shall have the right to terminate this Agreement immediately by providing written notice to the Developer and shall have all other rights and remedies that may be available to it under the law or in equity. B. Violations of Town Code, State or Federal Law An event of default shall occur under this Agreement if any written citation is issued to the Developer or an Affiliate due to the occurrence of a violation of a material provision of the Town Code in the Development (including, without limitation, any violation of the Town's Building or Fire Codes, and any other Town Code violations related to the environmental condition of the Development, or to matters concerning the public health, safety or welfare) and such citation is not paid or the recipient of such citation does not properly follow the legal procedures for protest and/or contest of any such citation. An event of default shall occur under this Agreement if the Town is notified by a governmental agency or unit with appropriate jurisdiction that the Developer or an Affiliate, or any successor in interest thereto or any third party with access to the Development pursuant to the express or implied permission of the Developer or an Affiliate, or any a successor in interest thereto, is in violation of any material state or federal law, rule or regulation on account of the Development, improvements in the Development or any operations thereon (including, without limitation, any violations related to the environmental condition of the Development; the environmental condition on other land or waters which is attributable to operations of the Development; or to matters concerning the public health, safety or welfare). Upon the occurrence of such default, the Town shall notify the Developer in writing and the Developer shall have (i) thirty(30) calendar days to cure such default or(ii) if the Developer has diligently pursued cure of the default but such default is not reasonably curable within thirty (30) calendar days, then such amount of time that the Town reasonably agrees is necessary to cure such default. If the default has not been fully cured by such time, the Town shall have the right to terminate this Agreement immediately by providing written notice to the Developer and shall have all other rights and remedies that may be available to under the law or in equity. C. General Breach Resolution 13-34 Page 12 of 19 Unless stated elsewhere in this Agreement, the Developer shall be in default under this Agreement if the Developer breaches any term or condition of this Agreement. In the event that such breach remains uncured after thirty (30) calendar days following receipt of written notice from the Town referencing this Agreement (or, if the Developer has diligently and continuously attempted to cure following receipt of such written notice but reasonably requires more than thirty (30) calendar days to cure, then such additional amount of time as is reasonably necessary to effect cure, as determined by both Parties mutually and in good faith), the Town shall have the right to terminate this Agreement immediately by providing written notice to the Developer. SECTION 7. NO INDEPENDENT CONTRACTOR OR AGENCY RELATIONSHIP It is expressly understood and agreed that the Developer shall not operate as an independent contractor or as an agent, representative or employee of the Town. The Developer shall have the exclusive right to control all details and day-to-day operations relative to its operations and obligations that it is required to perform under the Agreement and shall be solely responsible for the acts and omissions of its officers, agents, servants, employees, contractors, subcontractors, licensees and invitees. The Developer acknowledges that the doctrine of respondeat superior will not apply as between the Town and the Developer, its officers, agents, servants, employees, contractors, subcontractors, licensees, and invitees. The Developer further agrees that nothing in this Agreement will be construed as the creation of a Developer or joint enterprise between the Town and the Developer. SECTION 8 INDEMNIFICATION THE DEVELOPER,AT NO COST OR LIABILITY TO THE TOWN,AGREES TO DEFEND, INDEMNIFY AND HOLD THE TOWN, ITS OFFICERS, ELECTED AND APPOINTED OFFICIALS, AGENTS, ATTORNEYS, SERVANTS AND EMPLOYEES, HARMLESS AGAINST ANY AND ALL CLAIMS, LAWSUITS, ACTIONS, COSTS AND EXPENSES OF ANY KIND, INCLUDING, BUT NOT LIMITED TO, THOSE FOR PROPERTYDAMAGE OR LOSS (INCLUDING ALLEGED DAMAGE OR LOSS TO THE DEVELOPER' BUSINESS AND ANY RESULTING LOST PROFITS) AND/OR PERSONAL INJURY, INCL UDING DEATH, THAT MAY RELATE TO, ARISE OUT OF OR BE OCCASIONED BY (i) THE DEVELOPER' BREACH OF ANY OF THE TERMS OR PROVISIONS OF THIS AGREEMENT; OR (ii) ANY ACT OR OMISSION OR INTENTIONAL MISCONDUCT OF THE DEVELOPER, ITS OFFICERS, AGENTS, Resolution 13-34 Page 13 of 19 ASSOCIATES, EMPLOYEES, CONTRACTORS (OTHER THAN THE TOWN, OR ITS EMPLOYEES, OFFICERS, AGENTS, ASSOCIATES, CONTRACTORS OR SUBCONTRACTS), OR SUBCONTRACTORS DUE OR RELATED TO, FROM, OR ARISING FROM OPERATION AND COND UCT OF ITS OPERATIONS AND OBLIGATIONS OR OTHERWISE TO THE PERFORMANCE OF THIS AGREEMENT. SECTION 9 INDEMNITY AGAINST DESIGN DEFECTS APPROVAL OF THE TOWN ENGINEER OR OTHER TOWN EMPLOYEE, OFFICIAL, CONSULTANT, EMPLOYEE, OR OFFICER OF ANY PLANS, DESIGNS OR SPECIFICATIONS SUBMITTED BY THE DEVELOPER UNDER THIS AGREEMENT SHALL NOT CONSTITUTE OR BE DEEMED TO BE A RELEASE OF THE RESPONSIBILITY AND LIABILITY OF THE DEVELOPER, ITS ENGINEER, CONTRACTORS, EMPLOYEES, OFFICERS, OR AGENTS FOR THE ACCURACY AND COMPETENCY OF THEIR DESIGN AND SPECIFICATIONS. SUCH APPROVAL SHALL NOT BE DEEMED TO BE AN ASSUMPTION OF SUCH RESPONSIBILITY OR LIABILITY BY THE TOWN FOR ANY DEFECT IN THE DESIGN AND SPECIFICATIONS PREPARED BY THE CONSULTING ENGINEER, HIS OFFICERS, AGENTS, SERVANTS, OR EMPLOYEES, IT BEING THE INTENT OF THE PARTIES THAT APPROVAL BY THE TOWN ENGINEER OR OTHER TOWNEMPLOYEE, OFFICIAL, CONSULTANT, OR OFFICER SIGNIFIES THE TOWN APPROVAL OF ONLY THE GENERAL DESIGN CONCEPT OF THE IMPROVEMENTS TO BE CONSTRUCTED. IN THIS CONNECTION, THE DEVELOPER SHALL INDEMNIFY AND HOLD HARMLESS THE TOWN, ITS OFFICIALS, OFFICERS, AGENTS, SERVANTS AND EMPLOYEES, FROM ANY LOSS, DAMAGE, LIABILITY OR EXPENSE ON ACCOUNT OF DAMAGE TO PROPERTY AND INJURIES, INCLUDING DEATH, TO ANY AND ALL PERSONS WHICH MA Y ARISE O UT OF ANY DEFECT, DEFICIENCY OR NEGLIGENCE OF THE ENGINEER DESIGNS AND SPECIFICATIONS INCORPORATED INTO ANY IMPROVEMENTS CONSTRUCTED IN ACCORDANCE THEREWITH, AND THE DEVELOPER SHALL DEFEND AT HIS OWN EXPENSE ANY SUITS OR OTHER PROCEEDINGS BROUGHT AGAINST THE TOWN, ITS OFFICIALS, OFFICERS, AGENTS, SERVANTS OR EMPLOYEES, OR ANY OF THEM, ON ACCOUNT THEREOF, TO PAY ALL EXPENSES AND SATISFY ALL JUDGMENTS WHICH MAY BE INCURRED BY OR RENDERED AGAINST THEM, COLLECTIVELY OR Resolution 13-34 Page 14 of 19 INDIVIDUALLY, PERSONALLY OR IN THEIR OFFICIAL CAPACITY, IN CONNECTION HEREWITH. SECTION 10 NOTICES All written notices called for or required by this Agreement shall be addressed to the following, or such other party or address as either party designates in writing, by certified mail, postage prepaid, or by hand delivery. SECTION 11 ASSIGNMENT AND SUCCESSORS The Developer may at any time assign, transfer or otherwise convey any of its rights or obligations under this Agreement to an Affiliate without the approval of the Town so long as The Developer, the Affiliate and the Town first execute an agreement approved by the Town Council of the Town under which the Affiliate agrees to assume and be bound by all covenants and obligations of The Developer under this Agreement. Otherwise, The Developer may not assign, transfer or otherwise convey any of its rights or obligations under this Agreement to any other person or entity without the prior consent of the Town Council, which said consent may be withheld at the Town's sole discretion, conditioned on(i)the prior approval of the assignee or successor and a finding by the Town Council that the proposed assignee or successor is financially capable of meeting the terms and conditions of this Agreement and (ii) prior execution by the proposed assignee or successor of a written agreement with the Town under which the proposed assignee or successor agrees to assume and be bound by all covenants and obligations of The Developer under this Agreement. Any attempted assignment without the Town Council's prior consent shall constitute a breach and be grounds for termination of this Agreement and following receipt of written notice from the Town to The Developer. Any lawful assignee or successor in interest of The Developer of all rights under this Agreement shall be deemed "The Developer" for all purposes under this Agreement. SECTION 12 COMPLIANCE WITH LAWS, ORDINANCES, RULES AND REGULATIONS This Agreement will be subject to all applicable Federal, State and local laws, ordinances, rules and regulations, including, but not limited to, all provisions of the Town's codes and ordinances, as amended. SECTION 13 GOVERNMENTAL POWERS Resolution 13-34 Page 15 of 19 It is understood that by execution of this Agreement, the Town does not waive or surrender any of it governmental powers or immunities that are outside of the terms, obligations, and conditions of this Agreement. SECTION 14 NO WAIVER The failure of either party to insist upon the performance of any term or provision of this Agreement or to exercise any right granted hereunder shall not constitute a waiver of that party's right to insist upon appropriate performance or to assert any such right on any future occasion. SECTION 15 VENUE AND JURISDICTION If any action, whether real or asserted, at law or in equity, arises on the basis of any provision of this Agreement, venue for such action shall lie in state courts located in Tarrant County, Texas or the United States District Court for the Northern District of Texas — Fort Worth Division. This Agreement shall be construed in accordance with the laws of the State of Texas. SECTION 16 NO THIRD PARTY RIGHTS The provisions and conditions of this Agreement are solely for the benefit of the Town and The Developer, and any lawful assign or successor of The Developer, and are not intended to create any rights, contractual or otherwise, to any other person or entity. SECTION 17 FORCE MAJEURE It is expressly understood and agreed by the Parties to this Agreement that if the performance of any obligation hereunder, other than those obligations contained in Sections 5.2.a of this Agreement, is delayed by reason of war, civil commotion, acts of God, inclement weather that prohibits compliance with any portion of this Agreement, or other circumstances which are reasonably beyond the control or knowledge of the party obligated or permitted under the terms of this Agreement to do or perform the same, regardless of whether any such circumstance is similar to any of those enumerated or not, the party so obligated or permitted shall be excused from doing or performing the same during such period of delay, so that the time period applicable to such requirement shall be extended for a period of time equal to the period such party was delayed. SECTION 18 INTERPRETATION Resolution 13-34 Page 16 of 19 In the event of any dispute over the meaning or application of any provision of this Agreement, this Agreement shall be interpreted fairly and reasonably, and neither more strongly for or against any party, regardless of the actual drafter of this Agreement. SECTION 19 SEVERABILITY CLAUSE. It is hereby declared to be the intention of the Parties that sections, paragraphs, clauses and phrases of this Agreement are severable, and if any phrase, clause, sentence, paragraph or section of this Agreement shall be declared unconstitutional or illegal by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality or illegality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Agreement since the same would have been executed by the Parties without the incorporation in this Agreement of any such unconstitutional phrase, clause, sentence, paragraph or section. It is the intent of the Parties to provide the economic incentives contained in this Agreement by all lawful means. SECTION 20 CAPTIONS Captions and headings used in this Agreement are for reference purposes only and shall not be deemed a part of this Agreement. SECTION 21 ENTIRETY OF AGREEMENT This Agreement, including any attachments attached hereto and any documents incorporated herein by reference, contains the entire understanding and agreement between the Town and The Developer, and any lawful assign and successor of The Developer, as to the matters contained herein. Any prior or contemporaneous oral or written agreement is hereby declared null and void to the extent in conflict with any provision of this Agreement. Notwithstanding anything to the contrary herein, this Agreement shall not be amended unless executed in writing by both parties and approved by the Town Council of the Town in an open meeting held in accordance with Chapter 551 of the Texas Government Code. SECTION 22 COUNTERPARTS This Agreement may be executed in multiple counterparts, each of which shall be considered an original, but all of which shall constitute one instrument. Resolution 13-34 Page 17 of 19 EXECUTED as of the last date indicated below: TOWN OF WESTLAKE: MAGUIRE PARTNERS-SOLANA LAND, L.P. By: MMM Ventures, LLC,it general partner By: 2M Ventures, LLC, its manager By: By: i Thomas 9. Brymer Medrdad Moayedi Town Manager Date: ID 29 Zq5 Date: APPROVED AS TO FORM AND LEGALITY: By: Aanton 9 Town Attorney ATTACHMENTS "A"— Entrada Boundary Description and Map "B"—Schrickel Rollins FM 1938 StreetScape Master Plan "C"—Approved Entrada Development Plan and Preliminary Plat "D"—Traffic Impact Analysis - Westlake Entrada &. Granada- Summary and Exhibits 10- 11 "E"—Engineer's Opinion of Probable Cost for Solana Blvd. Resolution 13-34 Page 18 of 18 ATTACHMENTS "A"— Entrada Boundary Description and Map "B"—Schrickel Rollins FM 1938 StreetScape Master Plan "C"—Approved Entrada Development Plan and Preliminary Plat "D"—Traffic Impact Analysis - Westlake Entrada &. Granada- Summary and Exhibits 10- 11 "E"—Engineer's Opinion of Probable Cost for Solana Blvd. Resolution 13-34 Page 19 of 19 Exhibit A LEGAL DESCRIPTION 85.921 Ac. BEING all that certain lot, tract or parcel of land situated in the C.M. Throop Survey, Abstract Number 1510,the W. Medlin Survey, Abstract Number 1958 and the Joseph Henry Survey,Abstract Number 742, Tarrant County, Texas, and being part of that certain tract of land described as Tract 2B in deed to Maguire Partners - Solana Land, L.P.,recorded in Volume 16858,Page 176 of the Deed Records of Tarrant County, Texas and being more particularly described as follows: BEGINNING at a 1/2" capped rebar found stamped"Huitt&Zolars"at the southeast corner of Lot 1, Block 1, Westlake/Southlake Park Addition No. 1,an addition to the Town of Westlake according to the plat thereof recorded in Volume 388-214,Page 78 of the Plat Records of Tarrant County, Texas, and being on the southerly right-of-way line of State Highway 114; THENCE S 89027'05"W, 2132.54 feet, to a 5/8"capped rebar found stamped"Carter&Burgess"at the northwest corner of Lot 2, Block 1 of said Westlake/South Park Addition No. 1; THENCE S 51027'05"W, 1000.00 feet, to a 5/8"capped rebar found stamped"Carter&Burgess"at the westerly northwest corner of said Lot 2; THENCE S 00032'55"E, 168.65 feet, to a 5/8"capped rebar found,being on the northeasterly line of Kirkwood Boulevard, as described in deed,recorded in document number D208427746 of the Deed Records of Tarrant County, Texas; THENCE with the North line of said Kirkwood Boulevard the following seven(7)courses and distances: With the arc of a curve to the left, having a radius of 1428.00 feet,a central angle of 9°12'55", an arc length of 229.68 feet, and whose chord bears N 48°26'34"W, 229.43 feet, to a 1/2"capped rebar found stamped"Graham"; N 53003'02"W, 32.60 feet, to a 1/2"capped rebar found stamped"Graham"; With the arc of a curve to the right,having a radius of 612.00 feet,a central angle of 18°54'50", an arc length of 202.03 feet, and whose chord bears N 43035'38"W, 201.11 feet, to a 1/2"capped rebar found stamped"Graham"; With the arc of a curve to the right,having a radius of 812.00 feet, a central angle of 24°06'48", an arc length of 341.74 feet, and whose chord bears N 22°04'51", 339.22 feet, to a 1/2" capped rebar found stamped"Graham"; N 10 24001'27"W, 132.24 feet, to a 1/2"capped rebar found stamped"Graham"; With the are of a curve to the left,having a radius of 70 8.00 feet, a central angle of 45°43'19",with an arc length of 564.98 feet, and whose chord bears N 32°53'07"W, 550.11 feet, to a 1/2" capped rebar found stamped"Graham'; N 55044'46"W, 190.40 feet, to a 1/2"capped rebar set stamped"G&A Consultants"at the south end of a corner clip at the intersection of said Kirkwood Boulevard and the easterly line of Precinct Line Road as described in deed,recorded in document number D 208427746 of the Deed Records of Tarrant County, Texas; THENCE N 09°29'49"W, 21.47 feet, to a 1/2"capped rebar set stamped"G&A Consultants"at the north end of said corner clip; THENCE along the east line of said Precinct Line Road, the following three(3)courses and distances; With the arc of a curve to the left,having a radius of 1432.50 feet, a central angle of 16°09'58", an arc length of 404.18 feet, and whose chord bears N 26°29'01"E, 402.84 feet, to a 1/2"capped rebar set stamped"G&A Consultants"; N 18024'02"E, 185.45 feet, to a 1/2"capped rebar found stamped"Graham"; N 16030'10"E, 322.56 feet, to a 1/2"rebar found at the south end of a corner clip at the intersection of said Precinct Line Road and State Highway 114; THENCE N 59033'30"E, 44.59 feet, to a 5/8"rebar found in concrete, at the north end of said State Highway 114; THENCE along the south line of said State Highway 114,the following eight(8)courses and distances; S 71036'30", 254.55 feet, to a Brass Texas Department of Transportation(TxDot)Monument found; Resolution 13-34 Pagel of 3 S 77059'00"E, 746.74 feet, to a Brass TxDot Monument found; S 71°36'25"E, 1443.85 feet, to a Brass TxDot Monument found; S 63°07'25"E, 404.34 feet,to a Broken Brass TxDot Monument; With the arc of a curve to the right,having a radius of 2709.79 feet, a central angle of 8°19'09", an arc length of 393.46 feet, and whose chord bears S 58°57'40"E, 393.11 feet, to a Brass TxDot Monument found; S 54048'10"E, 399.24 feet, to a Broken Brass TxDot Monument; S 64052'25"E, 56.55 feet, to a 5/8"capped rebar found stamped"Huitt&Zolars"; With the arc of a curve to the right, having a radius of 2754.79 feet, a central angle of 2°13'56", an arc length of 107.33 feet, and whose chord bears S 43046'50"E, 107.32 feet, to the POINT OF BEGINNING and containing approximately 85.921 acres of land. Resolution 13-34 Page 2 of 3 I / M I � l • _� I___ � � .was+ ` � N:wW r-n � I` u rr-r Al Y.19.i.iY'P77 .�q I,• '� - e: 1Ntrossil• j #. .I ift`,, lrf' �ifdra-t ' 1 .tc u ar, j^ S 7 l r• O.Afs Ar _.•L—.a-----r—q_ _ u�,1M Me f � IN e �� L�p. \ �) r' r 4` s' r# > Z�`, f4P?' '• i i'r 4M 1 ,, 1dX*011 .ter, ♦.''i •„r:.a s.'.. I �' TL r ,f030f1'•r -T-- a to „, n ?.{� a 4:'-+, � �+ ;1 a 'A Al►wi-lt l y ttr._• R .1.1d.4t✓3:i l 1 i A H% ,arcsi a+, r.vw' 1.4 • J �) 6NMr 1 .------— .} ��'J • \ `M,KKK¢___—iiia--t/—, - 3 AM .!#A& 1111P"P i r-. .�+•�_ � w,na,.t�o. J' s' '-�Ya+o� 4,;, I j1'w�V �- -: MAY r 537.'S: `iT o ru ♦ r.. y�l ' > „c�.+ :isl a+w.: IfM !' .Y.rrY.�•J a l tt.aa ' 7� s \ !.9!![.1f,til! \1 ^.1� 3�.dro .c '"t..va� �.� ;�• . .. ~.. ` ivy' .M"MM1 - �» �31+sY4 �• ra f4S'[ f a� .Mlf.4 _ b � w 0 w * w w � ti r 1 ih���;�0. 1.• S t _ � }r f� } l i ti �. .a•a � �. a � a ..► r. .r .+ai � ... a• .rraa ..rl �. � .rr.► ..� r � .r �' � sr ... �ss � � aa �� .r� �'*".""� s F.h�L 1938 Corridor �las�er .Plan � � ,: \,`'" t 1 own of �estJake � � 01* OLO Irl��•!✓r.� 1 I-I' I �� ! �I A �I�� ��I�► ��rl�r �R��r r� I SII !-!i �/ �✓ i � �� �.• l.r� r'�i •�I rr �I I .rl► I.I\ � � , / !.�► Exhibit Resolution r Acknowledgements Mayor: Laura Wheat Town Council: Clifton Cox David Levitan Rick Rennhack Tim Brittan Carol Langdon Staff: Thomas E.Brymer,Town Manager Jarrod Greenwood,Public Works Superintendent Consultant Team: Schrickel,Rollins and Associates,Inc. TOWNSCAPE,Inc. LPAAL TOWNSCAPE.INC. EI LWM Exhibit B Resolution 13-34 A Table of Contents Pages Introduction •.............................••........................................ 1 ,2 Purpose of the Plan Observations and Impressions •••••• ••••.••••••••••••••••••••••.••• 3, 17 Preliminary Concepts 0 TxDOT Standards within the Corridor No 10 PublicInput ........................................................................ 1 1� DesignVocabulary .................•.............,................................. 19,25 PlacemakingElements ..................................—....................... 26.30 MasterPlan .............................................................•.......... Inserted Exhibit B Resolution 13-34 Introduction i A A A The Town of Westlake is known for its scenic beauty of through Westlake,Southlake,and Keller. The potential future pedestrian linkage to the communities rolling hills dotted with majestic Post Oaks and quiet existing Precinct Line Road terminates in a cul-de- of Southlake and Keller. ponds. The Towns rural character and stewardship sac and has limited driveway access to the adjoining of its valuable natural features is recognized and Fidelity and Solana corporate campuses and the The F.M. 1938 Streetscape Master Plan has been M` honored as a model development in the State of Texas. Vaquero residential development. Traffic in the area developed as the town's plan to anticipate how this Dedication to protecting the cities rural character, is channeled around these large tract developments growth in the communities'infrastructure should ♦ while adapting to change and growth,led to the resulting in increased congestion and safety concerns coincide with the town's standards of aesthetics and creation of the F.M. 1938 Master Plan. on the surrounding local streets. The widening of development.This Master Plan will serve as a guide EM. 1938 will relieve congestion on local roadways for the development of F.M. 1938 between S.H. 114 EM. 1938,formerly Precinct Line Road,will be a such as Dove Road and Ottinger Road. In addition and the Westlake town limit,just south of Randol Mill regional four-lane arterial constructed by the Texas to the improved vehicular circulation,a pedestrian Road. Department of Transportation(TxDOT). This road trail system will be added to the F.M. 1938 corridor will serve as a major commuter route linking S.H.114 and serve as a catalyst to the towns trail system and a i Exhibit B Resolution 13-34 r VA ;t@ . . - �aM ,• . , '- ` , Irk{ �_ ,�I l' ��1 .� , STAT r tD s . - A � The Town of Westlake hired the design team of Schrickel,Rollins and Associates, Specific goals for this document include: Inc. (SRA) and Townscape, Inc.,to assist them in developing the streetscape master plan for the F.M. 1938 corridor. The responsibilities of the design team Create a pedestrian realm that is safe and inviting along F.M. 1938 with the were to collect data,study the proposed TxDOT plans for the roadway,inventory creation of a conceptual plan that addresses,public art,pedestrian amenities, and analyze existing conditions,collect input from stakeholders,and develop final hardscape,accessibility,landscape,gateway monuments,and wayfinding. recommendations for the corridor's streetscape. • Creating a unique identity for the corridor by drawing inspiration from Purpose of the Plan the community's natural features,colors,textures,architecture,and plant The primary purpose of the Master Plan is to reinforce the"rural character" materials. by creating a strong visual identity for the area through the implementation of intensive landscaping,signature gateways and pedestrian friendly amenities within Blending TxDOT standards with the aesthetics needs of the Town of Westlake. the setting of the F.M. 1938 expansion and its (4) lane divided street section. Furthermore,the document will identify the design process,observations and impressions of the town's character,and identify elements that influence the design philosophy and contribute to the corridor's identity and sense of place. These recommendations will be the guiding principles for all development along the EM. 1938 corridor and will be the initial phase of a Town Corridor Plan. ' 0 Exhibit B ,d Resolution 13-34 1 1 It Observations and Impressions A A In order to understand the Town of Westlake's w character,the design team became immersed in the community's landscapes documenting its scenic j Wf,�features,which would be the inspirational elements � "^ '� that would tie together a unique identity.Following 1 3r is a photomontage of the architectural features, `f M landscape,materials,textures,and colors that make up the Town of Westlake. These impressions would then inspire a Palette of forms and materials that would later develop into the corridors"design vocabulary". y Design Palette 44 • Native sandstone _ ' • Native fossilized limestone • Large river cobbles ' * Hand wrought iron - • Color accents j • Texas native trees,shrubs and grasses in bold rhythmic patterns • Pure geometries-timeless classic forms • Westlake"brand"repeated in architectural and hardscape elements Exhibit B Resolution 13-34 Wooded r to Dove Road Ranch Savannah: Dove 'rrr to Randol MOODY- A o �• �.>r •�.IJi Ranch r r r Dove Roadto Randol Mill - - - • r t ~�\ Mew � '1� 1a .a• 1J.. ._""'tet t <�� t• ;t.�,�'7' 13�, ����: :. �yt 4���• ,r, i ,J, �� ! I:tit. I'Lt,ti('urriJnr 3lrnfrr igrpl l,rn'rt uJ N'r,ll,rl,r• Exhibit Resolution '1 .�r J, 4 '' / �.+.•�.����'y til:�1� ' r ffe`=�1 fi.11. 19,;Y('urriilur.Wuatcr 1'lurr 7i>n•n uJ 11'csN�rf.�• $ ----- Exhibit B J P\ a�� 1 , � G:til. 19x1 Corridor.liu<tcr 1'luu• Jbx•u n(117s►lukr Resolution ti ar w< "7•T .: � .mss.:V1 - ..- J^ •'^ - _ y I' 4<7 1.:11. 1'�3ti('mrid�n,tiluaer 1'lun- lirn•n a/It'.•a1uAr i Exhibit Resolution y r Opp Ask r`I I:.lf.I93R Corrid�r:llrt�fer Plrut-7invrt n�11e•sdakc Exhibit Resolution F A 1::11. 1y.lti l'urriJnr.tilaslrr Plan• lmru��(11'�•e16ih,• �l Exhibit Resolution 1 1 r / 77 a R r, ��, r ;� tom•: yrs_ • � '' ,� Z if rr iI s •i� i i w -. ----- . .. ..__. - t t Exhibit B Resolution 13-34 1 tt Ali Ilk � l 4�T V hf V � �• ry i F M. '�[lM� MW' •J asap+'�2� sy7five r•I�MT y, r. i `_ �� i J1 ..' :.S t" fr� 'rte RC,e��r+� �- 4�u t¢+,�,� t•^k-� Y `^ h° ¢ �'S1'' �� tic twst� � ,;�y. +r.,ia N� � ,yfrt;•.'Y'[I'ntA� AIIIYYY���1y y �/J� �.._..�.—_._�.A.\�G ��.6'YI�'r'+•v11^V � � _ ._._�... 11�> !M.y�^,v,� �yJr✓Y� __ J ! l� Exhibit B Resolution 13-34 �nla'lald e jt-le,,e+ -----....-- TxDOT Standards within the Corridor Any enhancements to a state roadway must comply with the requirements set forth by the Texas Department of Transportation. TxDOT has a series of standards that apply to all project enhancements that encompass-planting,lighting,paving,signage,signalization,and vertical elements along the roadway. These items are identified in the Landscape Aesthetics Design Manual that was adopted by TxDOT in 2009. The following is a condensed list of items that will affect the design and construction of this corridor: • No tree canopy should extend past the curb. • There should be a minimum two-foot mowstrip adjacent to median curbs. • Plants must be drought tolerant (xeric) and only drip irrigation is allowed. �I • Vegetation must be kept at a vertical height appropriate for visibility triangles and views across the median. f Exhibit B Resolution 13-34 W r it Preliminary Concept go The preliminary concept was used to determine how to introduce color,texture,and enhancements into the TxDOT four-lane divided boulevard design. These simple no graphics were used to develop points of interest or"pulse points"by gradually building up the level of visual interest as a pedestrian or vehicle neared an intersection. so This rhythm of elements can be experienced in the use of enhanced paving in the sidewalks and crosswalks,the use of plant materials,and other site elements that give . indicators of the approaching intersection. This repetition throughout the corridor helps to communicate to its user a sense of design and cohesiveness to the roadway that is subtle yet perceivable. >✓ go go 40 7T7 F • ti: l .. ... ., 'Se P y ~� _`.naw• .....,,,,..,r. �, —rnea+ -. r ` ,.. 11yy 1 1` MI'N' ! .. �Jrnr L t 1 ... • i Exhibit B Resolution 13-34 r 00 41 10 44 J -{I1�U.'rht'�rK•firt M.; u1w r�' • 1r M M ' /` fin'` l}+',f ` ,1' _ '.��"'" � •r." . .,,I C+'�t.. .., a � ,� ;�l�r.r iC".?.Ct!• ! f ,r,'..I t.� f,?yttt�(^•v:..... ,..L•, . i j t '��.- ,:• ti7�7,rc..'1'i.71:.:— •{.�lrr.�r� .,L.. t V 1 Exhibit B Resolution 13-34 I 1 - i,'�"e�'.l^. qq j \ '1 i �.. •10X"' r��., "'_ �� -�.- = -.� C.�-.._N _ �1,�� ._�._ } ��__,_._.�.__........_-.-- ,� i,• �'ti .,,:V:,�t,:t ui�t.(•. -t'PtY,'� �c:>i:e�r .1 ! :� N1,,�✓a�v�� 1, i � ` vityt"�=.�v;..i' ::J�:�i�: •..G!'v.'.;�:�fd' j ?+`Pi•+'.'f j It17'r''W.fj�. i II i Exhibit B Resolution 13-34 r#6 j *tw, im Exhibit B Resolution 13-34 'n ���``a�:.,. ><..i �Z. 1✓,'!il'ty' f' II t vfJl t � r� I _.jr!R k:4r71vR.4{ i T7 � r t, . 'y�/y^;p9,'�i+la r _ 7:'.t,'.t .., ,:._�_ amu:-G'_.., ,w � �rt:'f_i?nG3".X.-JI»"r�L€'_.'•..>-'�_d.:'rj L'_'�r^,�. r � .._ fy . d*+ ` a �...,..a.M.x�:kwr,�`• .. ,.L'..:...,, �.. .....:r....f.� .`� L's t. � M:,-+{:. i i r, Exhibit B Resolution 13-34 r 40 00 r Public Input r 00 On March 5,2009,SRA and Townscape planners held a meeting with corridor 00 stakeholders during the course of the Town Council Workshop session. r Stakeholders in attendance at the meeting included the Town Council,various Mr Town governmental officials,corporate campus development representatives, 00 residential landowners,and residential Home Owner Association(HOA) 0 representatives. w Planners conducted the initial segment of the meeting utilizing a PowerPoint presentation describing an overview of the existing conditions,analysis of the corridor study area and recommendations for the various streetscape enhancements and amenities that could be considered for the corridor. (~ The presentation was followed by a round table discussion around draft 0 plan graphics to solicit feedback,answer questions,and provide a better M understanding of the challenges and opportunities found within the corridor. f M , 1� i Exhibit B Resolution 13-34 Design Vocabulary The image of Westlake's"rural character"begins to suggest a "design vocabulary",a conn used to describe a palette of shapes or forms,textures,colors,materials and details that work together to create a cohesive image or theme. The design vocabulary may include simple pure geometries,native stone and metal,water, native plants,and earth tones. The following design vocabulary features are important to creating a cohesive and distinct identity for the corridor: • The rhythmic repetition of site elements such as street trees, enhanced paving,etc.is used to instill a sense of order and 1J° unity throughout the corridor. • Simple geometric forms with high contrast should be used T `f in the intersection design. Overly ornate or complex icons distract vehicular traffic. _�. • Construction materials and street furnishings should be proven :" '` elements that are timeless in their setting. These materials " \ (tt*py ti ' 1 t l -S1e. � 'N � 1.J • �'. r'-'., 1�1 4-V��FC l`!I'�:'� �I should have the durability to withstand heavy traffic such as 1 y ! brick,steel,and enhanced concrete. -'la..+l1�s e la'i'•c Other key features to the identity of this corridor include: • Lighting-pedestrian bollard lights. • Site Furnishings-benches,crash receptacles,bollards,tree grates,bike tacks,traffic signals and wayfinding signs. Gateway Monuments.This vertical sign design incorporates a slanted pillar,recalling die • Architectural elements-gateway monuments and landmarks. architectural monuments at S.H. 114,and utilizes a variety of native stone materials and earth cone Paving-enhanced intersections,crosswalks,and sidewalk colors. It could be sited at primary roadway entrances to the corridor, • treatments. • Landscaping-street trees,median trees,green spaces and ornamental plantings such as shrubs and ground covers. A Exhibit B Resolution 13-34 "J" Secondary Monuments. A family of smaller gateway monuments,trail markers,and bollards could enhance 00 secondary entrances,drives,parks,and greenway trails. These designs mimic the forms and materials of the 00 large gateway monuments. 00 rr J. 00 L--A Pedestrian Lighting.The lighting proposed is a series of custom bollards that will compliment the gateway monumc nit. These bollards will be located at the sidewalks beginning one hundred-feet on either side of an 0 r-- W intersection. The bollards will continue at the intersection node in order to illuminate pedestrians at the L. intersection crosswalks. IA RMS Exhibit B Resolution 13-34 1 1 • 1 I ziaM 4 r.A �� .. ter'+ •W' y� I V 1 �+l�� i � !_1 .•\.: `� �.�►�'�{°� f r�-�(.t.��f-:_A„r,�.�''� s,«�rt f .J IN i'�' s• 1 *�1 `•+- d.ia... -- ` r,, ./�„ `e✓..*rte . �,��3!1.-°•, ..-tri , .. � �'' Fr t s t. �;,r ;•'��rr�. 1! .N �� j� x ... �' xil..sr 4':p .sd _.�� �,y�yy .�Yc���� �r i' ���C�� •� � � x y� S� �'],��•' �•��'Yaj�'�`i�„r.fi 'r��'y Cs-�.�"l�r.u�.:�` '4-I�.. �..i,- � �"w(„r-,y � �. l -..`A iK }1�:.�.I+ 'r,�- NY '1 y', ylY "tl�},«A., 'A��„� T'` _. •3 �1b� _y� ,�t v'1� �':+ � l�� •F� ��, f PIP 10 00 -At�. ® Exhibit B Resolution 13-34 00 r 40 00 00 Shade Structure. In this concept sketch,a shade structure adds to the 40 ' k1rcAes .�fdi1C sSiR/�"✓ CWS I pedestrian realm with the identifiable architectural motif,which is a fvkm.rcel�y�tf I" i continual reminder throughout die corridor of the identity of the area � J } ,' and its pedestrian connectedness. W Mt LR6C j t wf mod: 10 r ' I •.y'7 1.�1K..•.y�..,+Q.y,a .. a ,+ .. • Color schemes. A number of color schemes inspired by natural materials would be appropriate in the corridor;the scheme chosen should communicate the character of Westlake,and be visible at a distance. These elements must go through TxDOT review and are subject to change. Exhibit B 4 Resolution 13-34 )r r r r , I � l Wayfinding Motif Applications. A strong design motif can produce a family of wayfin ding signage to serve a variety of needs throughout the corridor. Their repeated use works in tandem with the streetscape design to 1 visually unify disparate parts of the community. f 1 V i (Exhibit B A& Resolution 13-34 40 r M '..' /i i w ��� :L• Section View ITrailhead. Place.A Sense of I ► f I'1 anduseI / unifieddesign vocabularytocreateItrailf areawith ! character / Ithis corridor. J t..l(. f'1.;.ti f'urriAnr,1fu;le r 1'!un Timm r ►YrcNuhr Exhibit Resolution r r - r r r � � i I r r ry. 44 P R ` I.k I . 3 I r ��'1� ;� ��'^., �!�� v�✓� � i -'f,•� 4Lf,;':,r ,I ����.-/�.� . '� � sal, ��c 4, 7-. 10 f Y~ ..A'• ,,..off _ - R.. `� �fj 111 �� 4...7�. $ _ ..—+- T _ t ,y,,,,r .,.i �yr nya ((E2 + l ( >—j k�l t } ! ♦ `4 y � i Perspective View of Trailhea& Exhibit B Resolution 13-34 to to Placemaking Elements r rlr Logo Concept A Logo can evoke the character or identity of a place.The flying" 1(j VM W"logo represents the ranching heritage of Westlake,and the rural 14 character of the community within a simple graphic that is identifiable for vehicular traffic.The logo concept is followed by examples of Site Furnishings a unified family of site elements that demonstrate how a design Site furnishings are a major contributor to a pedestrian-friendly environment and include items M vocabulary can reinforced an image for the corridor. This image/icon such as benches,shade structures, trash receptacles,bike racks,signs,traffic signals,tree grates, M can reach further throughout the Town's thoroughfares to define the and bollards. A pedestrian-friendly environment is greatly influenced by one's perceived level 14 community,and give cohesiveness as the community grows. of comfort. A shaded place to sit and relax enhances the level of comfort for the pedestrian. I Street furnishings can also provide a strong unifying element within the corridor,setting it apart Lighting with a distinct identity. The color of the site furnishings should match or compliment the other M The quality of light can greatly affect the character of the streetscape elements in the design vocabulary. r within the corridor and the perceived sense of whether the area is safe or unsafe. Lighting for pedestrians should be designed to avoid glare I Monuments and give the pedestrian the ability to see their immediate area as well It is critical for the success of a distinct corridor to have a strong entry statement as it sets the I as their surroundings outside the lighted area. A well-lighted corridor standard and identity for the area as a visual icon. Gateways and landmarks properly located will I with pedestrian lighting,attention to human scale and appropriate serve as a visual announcement to let people know they are entering a special area. 4 light levels will invite more pedestrian traffic,and help avoid potential nighttime conflicts. Pedestrian lights and streetlights should paving complement each other as well as the other site furnishings. Currently Enhanced paving treatments are one of the key features in a design vocabulary to introduce there is no intention to add streetlights to this corridor in keeping color and texture into the streetscape environment. Itis also an important component in traffic I with the rural character of Westlake.Instead,a series of bollard lights calming which leads to a safer pedestrian realm. Paving materials should be durable due to the he sidewalk.Any heavy volume of traffic anticipated along F.M. 1938. The enhanced paving allow by TxDOT is are located at the intersection and continue down t future additional pedestrian or streetlights beyond the proposed bollard stamped and colored concrete. lights would need to blend with the palette of materials identified in this document. Enhanced pavement materials can be used to establish a pedestrian priority. A change in pavement texture or color signals drivers that the crosswalks are a pedestrian priority area. The rough texture of enhanced paving and contrasting color will be a second indicator for drivers to reduce their speed. Exhibit B Resolution 13-34 W r r Landscaping ` Street trees are key components to traffic calming and creating a successful streetscape. A tree lined street not only helps define the vehicular corridor, it also defines the pedestrian spaces while introducing rhythmic groupings / of color and texture. Street trees are also one of the vertical elements in a streetscape that provide comfort and shade for pedestrians in the heat . of the summer and can also produce"visual friction". Visual friction uses . vertical and/or horizontal elements within the streetscape,such as street trees,enhanced pavement,etc.to signal drivers that they have entered a pedestrian realm. Drivers perceive they are driving within a pedestrian zone which contributes to a greater awareness and slower speeds. ^" Possuinhaw Holly Red Oak A. I i • [7esLrt Wiliory Cedar Elfin Eastern Red Cedar Bur Oak Exhibit B Resolution 13-34 00 10 00 00 ��y� _ .�, q,.�" _�_v � A.�•a p � a,r��rrba�.,1y}f �7 ,i+r l �s { •!; + Y �f}y • .� J<J1Jiij»,///r. ftE �ey�, L J V♦♦����'fi.r''Ta '•��+'p�.''11 ` ��1��,tt p°..'.� +'.''>;�tp;..Ifr �.a9,' �' � ,w. _ ;:{��.1 ��. •ST'.; 1.+g YlIS•y��i j ,f r � ? ....: Ott R VV 1� � A � '� �•� � i � �� .f�a� i,+y +�' �`�'cC,�.+ drl r :��1 t �y ► h4 t M�j+1 t n + .°1 '.:.41j 11�+YA1 "��"•�����"xt,!1� � �1 y�jti `s ^� R- !MR, r r. Hameln Grass Crossvine Weeping Lovegrass t kA .r. Texas Sage 'Little Bunny'Fountain Grass Soft Leaf Yucca rl r Exhibit B Resolution 13-34 _j- 0 j Place Making-A Family of Site Design Elements 04 A number of applications of the name and logo 04 concepts,along with the suggested vocabulary 01 of forms,materials and colors,are illustrated. Although the master plan cannot anticipate or 01 detail every feature that will ultimately make up 04 the visual environment of the corridor,it illustrates sufficient examples of a unified design vocabulary to facilitate translation into other components. Exhibit B Resolution 13-34 M Public Art Opportunities The addition of art in the corridor is a great opportunity to add visual interest,strengthen the identity of the area and add to the richness of the public realm. V The Westlake Public Arts Society will play a pivotal I role in leading the direction of the public art within r" this corridor. The art pieces should complement the s "design vocabulary"in terms of color,form,materials 'r and character. -1 r ,..... r Master Plan The Master Plan,shown on the following page,is the culmination of the street corridor enhancements with the"Place Making Elements"identified along the roadway. A legend is located at the bottom left corner to help identify the plan graphics. The major"pulse points"are identified by the highlighted circles at the intersections of Randol Mill Rd.,Dove Rd.,Solana Blvd.and S.H. 114. The plan identifies the Randol Mill Rd_and S.H. 114 intersections as opportunities to site Primary Gateway elements. Pedestrian trails are identified stopping at S.H. 114 and Randol Mill Rd.with a connection across the highway at a pedestrian underpass,indicated with a blue highlighted box. The pedestrian underpass is a great opportunity for public art with murals for the tunnel walls or sculpture at the ends of the tunnel,as indicated by an asterisks. Other locations for public art are identified at the intersection of Dove Rd.and S.H. 114. Public art could also be placed at locations along the sidewalk and near the trail head or shade structures. The trailhead and shade structures are identified,on the plan,with a colored dot. 1 The medians are designed to tie into the rural countryside of Westlake with the use of large sweeping masses of canopy trees and native grasses. Visibility triangles are 1 identified for TxDOT to indicate compliance with the visibility requirements within the corridor. Retaining walls will be stamped and stained concrete formliner to 1 replicate a natural stone pattern. The colors and textures chosen will blend and complement with the other site elements. I 10 1.11. 1 9-IS Corridor Wasirr Plan-Town of 11'estlake I Exhibit B Resolution 13-34 Exhibit C a o Resolution 13-34 � g DEVELOPMENT PLAH W N forpF ENTRADA � 85.921 Acres in the TOWN OF WESTLAKE DENTON & TARRANT COUNTY, TEXAS SEPTEMBER 2013 CUA TFROCP SURVEY,, TNO.%V ¢ W.MED W SURVEY.ABSTRACT NO.1968 WILLIAM PEA SURVEY,ABSTRACT NO.1248 JOSEPH HENRY SURVEY,ABSTRACT NO.IBMG TARRANT COUP,TEXAS W.MEDLN SURVEY.ABSTRACT N0,1688 W IMWAM PEA SURVEY,ABSTRACT NO HM6 F p JOSEPH HENRY SURVEY,ABSTRACT NO 628 6 629 DENTON COUNTY,TEXAS Sheet List Table PP COVER SHEET PPI DEVELOPMENT PLAN OVERALL F— .,Ry PP2 DEVELOPMENT PLAN WEST W l I O�e PP3 DEVELOPMENT PLAN EAST = /Lar I PP4 EXISTING DAM PPS PROPOSED DAM WEST W PPB PROPOSED DAM EAST > - I p I U 1XI5 oOtlIYFXT 15 fU NTFAIY IENEY xnr lxlEXX9E9 ru eY I C MR7wlr PMIT vuU e1991Nq hv9JEa Scalp: 1 =1000 IOl91lL1xiJ.f-Ime OOVN( DAZE 10/11/JteJ 4W'TNERS-SOLA fl ' MAO(aRE M N.I-RS-UrrE LAND,LP. CAN LLT N TE 200 CARROLLTON TEXAS 9i Ph(489)892-72DD Fest(460 892-7202 Z i3 Contact JACK DAWSON g 1 z a [t CONSULTANTS,LLC 12139R LU SAM � 9Rq 1. sA�c� OL ;' sll o.l..o„..,�,x.iu aeswx.,.xz v.®zmtvm r.e�zsw.aoa PP a� p Exhibit C N o Resolution 13-34 , LL. �s Ito D 2W ,DD 60D GM ' SCALE:1'=300' = - ee•r a, , Q C.A.F CBPP R..,Gana —/r o!,.d P. LMa !" X30'L S 71'98'30'S C.A.S LaPPee Aebar get R S 77'59'00'l C.M. Conlrtl Mmumenl B— Man. Nonument Exlaling Cminura J 74.74 GH--6-R RenptmvHyerml � Ropmee Cmloura -®wnir Matei Cmcrvte Pawmmt N re•aa4D'a V rseM" ST wv- w vmw ATF w/L a water LI e �ro �� aq,eR Pe".mant ¢� i. n.n rr., ' 'ff• .uiwnv�� _— H•►�" j 9SNN_O SonilvY Snx Nmetle Weae Gen<. O vu.in�ngnaw " CO-a SonilcY Seww CMxm! 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Nonumant 2 ®-Hltlrml R 1611 Cantwre ' / / �' ' i� �*e - \ fa•JN.16' W--M WYtr VlYltwr Cm<rata amn.nl LC.d 66'6Y w'd W/L Wltx We --r— AWhIlt Powmnt Q / Y\ y- v2p 10.411 ICJ- .IM 1 Cabal Vtlw / N2LL / /_ ♦v�`\ _ �Zp/5 r�`\_\` uP-C UniMP sem CNaM —o—a— C11cln U' F.nce $ - 5 l ,rte / 1\/ *'>� •~' t➢-# LlpM1tyPde 1--�" Wh Fmu " rC TW of Curh Maemry Wtll c F / / �— /� 17, v. / /�\ ,,,X,� ���a•'1 - � � rP TW of Pmanent W 7� S� c fTl�ilNM Gvl ae c'eanv rre. goo .�A '� �..M: --� of i �ox eaaaNlnta4t 111111 .. •t` �} ` - ;o 6P1/17 d e.L auamv Ln. ---- cemm�lne a n,.u, �_ \ \ 1. \ — M. ar wat.rwy T E o A W o«e a:�a�aa T p„q sre..m 3 F/141 N 1 6 N j P.tR P.R. - W m ammmt Mir B5'�Iy � ay� i � `\� � _ ..'`�A y„Ati \\ Ao 011 110\4Ai I 1 I 1�'�•* 0�\ •\ `•\ � � O / B4 \ + ” �✓ °° awp \r '"I llllll%�III11ll\IIAI.,p\� ,\ \.. am _ ;I I ll W / 1: `I`._ i✓ri ii \ \ \\ 11 /r✓/�//N/ IIIIi1111ii\\i\\I\I`\N.\\�.., p \\\\\ \\ W n, a O w a Detention Routing Detention Routing DETENTION SUMMARY: PrelAnln4ry Deumbn ComPumtla:T•.Enlretle DAA Pm4mMnry Dnwn6an CemPulae�nn,Entman•DA-0 PROPOSED SURFACE AREA OF LAKE: ±7,0 Ac. pne4wk"ma Dava,k+w+l sms pneaw.lo.wa e3w"w..�,l Frr.9:a REQUIRED TOTAL DETENTION: ±10.5 Acre—ft a�w Alaa)= s.gro unra 4<ao n.. M-) 11:169 31.341 Y.000 OUTLET STRUCTURES FOR DRAINAGE rtNlu e:iil9u raywn)e I6.1 aoa 10, -.�,..\.,,,-.,,. TeQninp leo ioa 10.9 AREAS A & B TO BE SIZED ACCORDINGLY N0T 1N"u}10m`D" 9INa Ha'.µ:1ntl R4W rN T I.RP 1°— W�16lTAH F-1T6 STORM 1 puntlW I afl p4W .6va1m STpRM I OMna1v I pin pain muluxe RAE a—.M. .. PROPOSED DEPTH OF DETENTION: ±1.5 ft P,c,we6J0i6" ` oATE to/11/4mJ 2 290 `TT4a a)1 2Dar /a.a 4.8411 4H 290 X49 adi 1406 -15 1s7r4 4 188 827 658 m1 9z7 0113 4 18a 615 6.11 14 5.6 51.5 4.1801 19 5.93 108.9 6.51 28't1 "Wl 16 593 69.9 651 1661 60.9 2a.S2 16 6.60 132.2 l.86 J3rS !214 68171 46 Bao '11.1 ]68 19!8 '/./ 2.49# 80 7:0 1 51l 8M .1810 .J1J 61309 89 iNJ 191 Bao )144 791 3.14Ta IN 788 157.1 421 1091 1511 05471 1" 798 878 921 231.1 816 74443 - �i �g 12139R w � MHiUIfE P.VRtER4-80WU WQ lP. �y9 Pn 40918967m4 PP6 2S F.e NYDI a#�rmx Exhibit C Resolution 13-34 PRE UM I If ARY PLA R for ENTRADA U 9 85.921 Acres ° in the TOWN OF WESTLAKE TARRANT COUNTY, TEXAS SEPTEMBER 2013 CMHROOP6UH FY�SABBTRPCTNO 50 0 W.MEDLIN"VEY,AESTRACT NO.+S5S WW WI WAM AC PEA SURVEY.ABSTRACT N0.1248 �g 5 XSEPH HE SURVEY,ABSTRACT NO.1558 F— 2 TA NT COUNT,TEAS Z W I 1 aWHQ`MT51541Y Sheet List Table PP COVER SHEET "'— PPI PRELIMINARY PLAT F— PP2 PHELIMINARY PLAT WEST W 0PP3 PRELIMINARY PLAT EAST W 2 PP4 SUBDIVISION PLAN WEST N —_ PPS SUBDIVISION PLAN EAST W PPB ENTRADA KEY MAPA + ^— PP7ENTRADA KEY MAP B PPB ENTRADA KEY MAP C PPS ENTRADA KEY MAP D PP10 ENTRADA KEY MAP E PPtl ENTRADA KEY MAP F PP12 ENTRADA KEY MAP G PP13 EXISTING DAM a PP14 PROPOSED DAM WEST PBEtnIwwTPlnny y �' PP16 PROPOSED DAM EASTun 00 � rirtxlu��E�w' o s PP16 WATER&SEWER PLAN WEST em�amurnw,mwwe, scale:+=+000• PP17 WATER&SEWER PLAN EAST °wxP IC0N,n,:�"P'sww.5.'e°'i po2aa PP'e STORM SEWER PLAN WEST PPI9 STORM SEWER PLAN EAST PP20 STREET SECTIONS OWNER/CEVawm s "QUIRE PAARTNIE SE SUE 200 + CARPDLLTON,TEXAS PE 14081892-7200 Fax(469)092.72D2 H 0 Cm1eC JACK OAW9ON Q 3[2AAT8@iC CIV6@K@6W@IG N.11'Mtl Y CONSULTANTS,LLC 12139R z {AtIDAMVB tN(i IA ATNAP(MRCNRH .{ .��ov-wn...w.w.a... •o w�nia.r eneoo w. PP '1 S W e� a Exhibit C Resolution 13-34 410 A > 114 3 71 431.56' 10,26-34-42-E S WW26"9 09-29,30,N! 21.41 HASE I u-46,16,I IRS y 91.5 �11P'2" ' t32.24' A/ W4'D6rS4* L-2106, c PRELIMINARY PLAT w.24' G ENTRADA 85.921 Acres Zoned PD 1-2 i-20200' _s 80'9266'I If 15165* Ifels, M IV, C.M.THROCIP SURVEY,ABSTRACT NO.150 W.MEDUN SURVEY,ABSTRACT NO.1956 4-1 WILLIAM PEA SUV EY, N SURVEY, No.12'6 6res'16,r JOSEPH HENRY SUR sem, TARRANT VEY,ABSTRACT NO.V58 T, COUNT.TEXAS —fall"I". nay W.MEDLIN SURVEY.ABSTRACT 1,0.$88 JI A:9'13'M' WILUAM PEA SURVEY.ABSTRACT 140" 4n.71' JOSEPH HENRY SURVEY,ABSTRACT NO EBB&SM LC-fl 18-21-32'Y DENTON COUNTY TEXAS TOWN OF MSTI.AKE ;O14—surars,rLc- 71S PLAI—D 1X CAP- S- CR—81 4 DME IG/Ilfi-SCul.1•r. 12139 ........... I-K vc 61 ni.Vtl pl�" Exhibit C Resolution 13f34Jh xre•P7 a0's l� lya"�.`•�.���;r_�y STq p"�� �'�_ 114 O NIB'II'PB'8 / •M .�A�SiE ,w,..= � °° w.•� '\ ��-_ » _ _ S 11.9E': R=149658' w.x �c d=16'09'68' �/ /// »., w , " \�\ r•u y� IOE.58'/ i i_ / •n,v B oB•rB'so'd � ,✓ / / o % //.,... ` PHASE I ��s� 's •• r ' /i,:�. -",.,>7w /r/•//% C,w.. //?%� zi .J � ,C� � /./ids ,,,�• �, ij/.%'/// LbN 92'b.B'EO'r L n alNt °Y o _%�� ,c✓. 660.11' d,V x> "•Wi w e. °�/,? _ PRELIMINARY PLAT J,,. ` ENTRADA �y..,r. ,,; /' - :w _iii/ V 'l` , ,y •>f^ 77'�' �� 85.921 Acres Zoned PD 1-2 .�---^ `9y(� // • G OM THfl00P SURVEY,ABSTRACT N0.tltl 't- 1111 '1 '• - ,%., // n 1 ':'uY W MEMIE SURVEY, ABIT1A01 ND.1958 WILLIAM PEA SURVEY, ,AS MA W.19U N 10'01'10'4 \I F' uw Jnr'. y ' /'^'e'- // JOSEPH NLNRY TARRANT��BTT,TE�7 NQ 1950 19421' /' i W 1 MEOUN$UFNEY,AOSTRACT NO.1688•wneom „ 'ib fa >y ' //'/. - ya WILLIAM PEA SURVEY,ABSTRACT NO AA5 b // JOSEPH HENRY SUflVEV AB67MCT NO 528 8522 DENTON COUNTY,TEXAS TOWN OF WESTLAKE 1411.96' % a sse.al' si Nu+n!9..n Bert. a,/s «12139,> J s..... �a R=612.09' \A\^•'�9 iw� so xo,i>w,m.w.e a>iwx rm>ean o..r>:mee a me sv>,R\>>pe,y by Cta<e°wi,eni>,ut'1° 1>N Nee!eRea:lx0 � d•1B•SI'1 f' \ void.(a::.,n.A F.W.BBP-1802 ' L+808.09' \ S 00'94'66'l 'mow 9Bw50x �a W-N 19'66'56'N Exhibit C Resol ion 13-34 ` % .j/%j f'/Y'y"�,w•ntl" S 69'B7a6.8 R=2709.79• ���."'iii/,,,%% /%. %//�% r \�' \ Lf-S SB•ai'ICS /iliiA. /i // „B'°' •• iz,'' >�\ aes.ir PRELIMINARY PLAT ENTRADA 85.921 Acres Zoned PD 1-2 —_ h thn CM."OOP SURVEY,ABSTRACT NO.M. W NEDUN SURVEY,ABSTRACT NO,Ma �\ WILLIAM PEA SURVEY,ABSTRACT NO.246 A4184.79, XSEP,1 HENRY SURVEY,ASSIRACI NO.1M TAnRAMT TEXAS W MEOU SURVEY,ABSTRACT NO 1688 WILLIAM PEA SURVEY,ABSTRACT NO 1DV5 JOSEPH HENRY SURVEY.ASSTRACT NO 528 6 529 DENTONCOAM,,TEXAS TOWN OF WESRAKE CONSULTIA�NTS'oL�LC l3 _4 III—9v:IS DATEp T,oiai,] -E;1'—=•"Jw�x 12138,+ A O N n i 00va:ge pwef m inv T,.m 1-111, 111-va,)n 1-111 Save 101011. { ' vNvllvpe,,»e aaa mala a nq enmepe,1vvm»an u.a,»vrq t tY e1ne.A Vnow�an�vvLLl•»t/n1M vM•en1i• P� A 3 cnAaai au rexns !; uAPY C Kns�a m�uwH.rts fu(18618Btifi2 i K OAW90N 4Yx ux a'uSx Nw Cvnatt JAC C� Exhibit C Resolution 13-34 _Y�i k�' F; .� —_,� sr�T� �� W I� NIVY 114 \Jf vA=.c, / // x / / �\A v `` }.•_•.-_—_e..�\-''WwR� �•�'<'n.. I eJ O 3 !F canoe w��Pv�v D 1 Bllr\ .r \ ur\`. _Y �muim lmmml [' 9 .S ExlsiNc /• ^' �,k/• \ �` tEtL `` RNNUfC WS"'!/}� l(f/u' ®moi,.N 4r �� .anc ele Pavenmr Y • - r6 ` �l \ _ •:•^} to ,. � n,en �g f xEi`xNc wN.E I»Iru p"., /// . k•. � IP i 'Pwzmenl iO�' W m �~ / '~• 1 PETNNWC WALL / I . \ � I[ r[uwmen n IfE)far ns ¢�~r_ \` ///I , RETAIN,NL WALL-_ 1 P T � I `.ISy���, 0 E nq.[etimm • 1�-� I •w/ / /r 1 RRN E !aA� 0 RMI-=I,xyy _._ �voe ai velr:x. y�� • ) I N I , �vR, I> I \\ I+Mu[ I ` Y N a=x,�caa,r __ W�SMe'ron lmn Ey5 oN uw 00 L �� �\ '/•1 r, RET rN wA 11 II NP[AZA .'\ 1 \ RpeD usE Q P A 5 N E A s \ AES :P.. uEIDAx aT / w ��\777\\\\� / \� I ,•R`:TNMN6 WALL \l �vv \ n \ E \ T RC30ENT ` // A \ MEIDAN CUTS T 11 i �h 12139R It t� a f eez-lzoz Expibit C R olution 13-34 p fie& s c caPPae Proa,ra.xa ..«a Paw.,i.n c.e 1 lAr uj .\��, ,J ��; � iP iop of P�lremml xmorrY weu //~ t�—.� �.�.� 1.;14 Ea.�/r/ \`\�\•';.\' , 0 m ppgurxurr PIIMB wrznu`nre�ncw uloisP nor Ix�rzxcco POo iuPmwanr.w¢r-ncv x�n�rmee xuwc ax., s,a/xo/xon 9 fig. AR xl z w,ewne Prerxew-sounn w,o.I.P. 12139R 9YREn'IXYEL4YEy fi PSI415Eo6UrtE xW !� loin 1xW f'f'S .a(NOI BD:]POx Exhibit C Resolution 13-34 gH 5- E E if 114 :7- Sf (O�A) Ir w c IS PAPIttIG In nn —INT IS IS— IS F-m IAI "N 0 .AS M% 12139R FICTAI-C ML 'T FT� U k W _ �_����_, �• \ \ \-� Nth, _ E €8� �, 114 \ -•."�`\��� \ \ \\`'� gyp,-�N{'�e, 5 Md \�\� �.� � it ���\\''�, �`•�e. ``\\ \�\��`�\ p ILI uj \\\� -.,-------� �:I �/ �/�•�f\`���,.., �r�,.pry -`.w.,��\\ _\� \`\`�\`` � / /� // �� `� �J. i� \ i / \ � cn '9'`��\ J _ `` \ \.\� /���.�. //tea..\�' i-.`•� �i it// W l _ HALC c Ecv PKRr J°R OOIIAI.R, • � �, \ w G ,. PMItMG � I 12139R 9 nueu�eaRneie eo£wA LAw,'s, e� Mµuam as:,'0p rrr V -Exhibit ,•moi - top' 41 z Lu IN iL tij ui ------------- 1 o... I ..... � . �- �� m;•.. .� 1 \_ snl'Ereow Fu°li,vr,c r..rr i{.,.I.y,IC , ate_-1. _ •��- • ...._.._._...�_ NO M PfMEw Av f° \ r-� 12139R I ���, oMWltPnfl'EE9PEN \ twlear]tao PPtl ( , y R6sol ation 13-34 Mym° p ��// ; _—,_, W i A aa ol ° t'` E ter\ O M ' m BE KNIR uj vl- raioex cur i i / / 1 � W Q' \ \ \ \ � L.1 vpewsxgwv wins w Arxmr o,dPnss:. ... E u — �Sr M1P aIlA UFvuaP �� ___ !� �P�uexl xxx.ixce PP8 2 i / w It RETAuxrc wAu. I yz•„ I ga I L.� � 4: �^. Eii cg PS E I 54 uj \, ��.�.r\) � OOZE p. � rr, �.`♦\ ,.,. 'i ,.� � v"° ` �-.�� ` o °< ♦\ •\p \\ m o Rl�8 � � '„�` In ny• ,'AI w w � RETMHINS WALL � I. \ 1 \\\ �� .9 �/Yfl+,.'.°T!'tA'w...-.�' ^I � ••A..s:.k t+✓n r'G - I � _ \1`\ �;v/soli I SCANT 1 VILLAS W'iTH i W As ppy�E�q�p�F 12139R `I • '11 1 1 IOW I11 • `1I •PETMN u �\�\ v \\ GNPE PMMIilQnFdV�P tAM.LP mPl�s��TBRE bn 4A PZ uasl��mR rrvo E� . Exhibit'C , ..t , V ResqffutI --, n 13-34 \.: a\`A z z V\ a. GE w CL PRWMWM PAAM Ml- IM / A reu ruw rw �[�o/2J/mIJ 1/1 INV MH It s. N 12139R Exhibit C \ E \ W _sa�ution 4--34,, jigI hip ...... FMR Texas Ltd Partnership Vol.014146,Pg.381 P.R.T.C.T. w� $e t FMR Tex Ltd PartnE rship m wr Vol.014 ,Pg.381 P.R.T.C.i� :X W \ v3 \. W lW � O � \ ENIPPPA xFwnP Q n o a w PPZUWOY Kim dp w yg fl�lm.-�mo PPi2 d� m(�6NBcf.iM9 O Exhibif \., // 1 Resolution 1 ./ �, {.,B '\ �� (� `E W 1 11 1 / /�• y^A. '�i.i�/�fi�.,-:�� ��\,Y�tl>.I � ...S .nom �/ \ 433@ //J/ \11111F11j1 /.Z• l 1_ 111\\\ 1` U}/ ��Y-- •• / n w .4.E-.I'.ltlti ^.� Illl)11111 1 \ yy,,\ 1YI X111 Fb i � � C_�� Iw-r m �Illl �1U I 1 ` V\ 0 �. 1 �T li'ir'%'�u4:' ���/ iir�VA A axr. f Rorer roma —11�- Gonne Po.a Lrm ��,1v,. (I � i=r ,,, r 11 I / / A ./`•�__ \1>\ I 1 I �81A6 - \ i A yi,4 Dr .[Dolce•: $ B4A7 Lqh¢ >g9g9 II�L U\Id'II'll IIPI I'lnl l � 1 I\\ ` ( i . I 1'lll� :yes-..lMail Swv vl -o—s w.e mce O �1 01111 ...Iw De X.PD 9t _ i \'���,1' tllll 'I lig/ `a ` ♦ (P • . z_.-w le �T nl ` 1 Fis�l , I I I I Fi I I 1� YP-n Lpmniviae ureBim<err ',r\\'' (il\/1/I/1i 111;11\11\ - ;\'\\\\�1 /• _ `\\ .i>:/` y1 \ �.ab `�\�`1�\\\ I ) VIII I:'111 I 1 �' IP toa of Pwemrnt rD>w.r vwl ujW'» �NZ� _ '.11:1\ Il\yll/1J1 \ \\ \\`ho \II \-\\ � \�`/ 'ii `�• � '�riln� I'i;l\1\I\\\\�\\S V.f ul�lllvt men: .—+ IN RD.M. �� `, Illi 11 \� \\\` >\'\\\r`\\\�✓'��� \ �'�1-� \1�111.J.,��-I�tt r -- /• � \/i V 1 I renlcn uc nl GeYv vf1 \\eco CDI ff � FRIBi➢YG OAELNYNIIgYPWl9 , I I I Ilm Or CDeux14 6Po1 5.9 tab).YI)W)l15 Cn5 IRtRNA! Cdr Cd6ultMeR.FNB R06Rr.OIW WLLM.&.. 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J �n TYPICAL U-ILITY LOCATIONS UNDER STREET SECTION TYPICAL LITILITY LOCATIONS UNIX R SIRFFf :';ECIIUN :f ~ EN'RAD,, _ECTION A ENTRI.DA SECTION C to Z O U W F W s'xuw R W Pxo+gsp.�q_ t R E N 4'SDEWdEx a' urr e.rux- I' WA1EIw E STpRN gxER - C3..—.'1—{//-��\ Y_.�0 AIERLINE —_6TWN 9ENER TSNr 1, SIT— fiSEWFR PRELNIN.WYC91N9 I All T"PICAL UTILITY LOCATIONS UNDER STREET S_CTION a/ ENTRnDA SECTION B '-' -YPICAL UTILITY LOCATIONS UNDER RESIDENTIAL STREET SECTION wear tlx oauR. ' EN TRADA LECTION D n:mixTnou S `x gel _..._._.... }f¢ 12139R ptl NACU MI�uF6veS�W�IA IAW tP PN RwLE 6URE MC T S CPR N 14691 N9P-1M] PP20 Y A TRAFFIC IMPACT ANALYSIS FOR WESTLAKE ENTRADA & GRANADA A PROPOSED MIXED—USE DEVELOPMENT IN WESTLAKE, TEXAS Prepared for: The Village Company 6750 Hillcrest Plaza Suite 325 Dallas,Texas 75230 Prepared by: DeShazo Group Texas Registered Engineering Firm F-3199 Engineers• Planners 400 South Houston Street Suite 330• Union Station Dallas,Texas 75202 dW Phone: 214-748-6740 '! Fax:214-748-7037y t NVA 0..sAHN June 6,2013 DeShazo#12187 Exhibit D Page 1 of 22 Resolution 13-34 =i DeShazo Group Traffic.Transportation Planning.Parking.Design. TECHNICAL MEMORANDUM To: Michael Beaty The Village Company From: DeShazo Group, Inc. Date: June 6,2013 Re: A Traffic Impact Analysis for Westlake Entrada &Granada,a Proposed Mixed-Use Development in Westlake,Texas(DeShazo#12187) Introduction The services of DeShazo Group, Inc. were retained by The Village Company to conduct a Traffic Impact Analysis and Access Assessment for Westlake Entrada, a proposed mixed-use development located at the intersection of SH 114 and Davis Blvd. (FM 1938) and Granada, an 84-unit single-family development located south of Solana Boulevard in Westlake, Texas (see Exhibit 1). The DeShazo Group is an engineering consulting firm providing licensed engineers skilled in the field of traffic&transportation engineering. This study will examine the potential traffic generated by the proposed development plan and will determine the general availability of access and roadway capacity available to serve it. This report will be provided to City of Westlake staff(Staff) and TxDOT for review to fulfill the associated requirements of the local approval process. Proposed Development Characteristics The proposed Granada development includes 84 single-family dwellings and could be complete as early as 2016. The proposed Entrada development consists of over 1,745,000 sf of office, retail, residential and related uses and is proposed to be fully developed by the end of 2020. Exhibit 2 offers a conceptual site plan for the proposed developments. Roadways and Accessibility The following existing roadways will provide primary (direct) access to the subject site and are included in the study area: • SH 114 Frontage Roads o Existing Configuration: 2/3-lane, undivided roadways with additional left- and right-turn lanes at major intersections. • Davis Blvd. (FM 1938) o Existing Configuration: a 6-lane, divided roadway south of SH 114 • Solana Boulevard/Kirkwood Boulevard o Existing Configuration: a 6-lane, divided roadway east of Davis Blvd. (FM 1938) and west of SH 114 w/a short section of 2-lane, undivided between o Master Thoroughfare Plan Designation: Major Arterial,6-lane, divided roadway 400 South Houston Street,Suite 330 Dallas,Texas 75202 P.214.748.6740 F.214.748.7037 www.deshazogroup.com Exhibit D Page 2 of 22 Resolution 13-34 The following intersections will also be included in the impact analysis: • The SH 114 EBFR @ Davis Blvd. (FM 1938), • The SH 114 WBFR @ Davis Blvd. (FM 1938), • The SH 114 EBFR @ Solana Blvd. (FM 1938), • The SH 114 WBFR @ Kirkwood Blvd. (FM 1938), • Davis Blvd. (FM 1938) @ Solana Boulevard, • Davis Blvd. (FM 1938) @ one site driveway and • Solana Blvd at three site driveways. Traffic Volumes The TIA presented in this report will analyze the operational conditions for the peak hours and study area as defined above using standardized analytical methodologies where applicable. It will examine current traffic conditions, future background traffic conditions and future traffic conditions with the proposed project fully developed and operational. Once current traffic information was collected,future background volumes were developed by applying an annual growth rate to the existing count data. Then, the traffic generated by the proposed development was projected using the standard four-step approach: Trip Generation, Mode Split, Trip Distribution and Traffic Assignment. By adding the site-generated traffic to the future background traffic, the resulting traffic impact to operational conditions may be assessed from which mitigation measures may be recommended. Existing Traffic Volumes Existing peak hour traffic volumes were collected in the study area on December 111h, 2012. These volumes are shown in Exhibits 3 and 4. Detailed traffic counts can be found in the Appendix. Site-Related Traffic Volumes Trip Generation and Mode Split Trip generation for the Project was calculated using the Institute of Transportation Engineers (ITE) Trip Generation manual (8th Edition). ITE Trip Generation is a compilation of actual traffic generation data by land use as collected over several decades by creditable sources across the country and it is accepted as the standard methodology to determine trip generation volumes for various land uses where sufficient data exists. While it is normally assumed that the characteristics inherent to the ITE trip rates will adequately reflect the travel/mode choices associated with a proposed development,a mixed-use development often displays special trip generation characteristics. Reductions for internally captured trips and diverted or pass-by traffic should be considered. For this study, reductions for 'internally captured or satisfied' trips have been taken. Values to account for trips that are "internally satisfied" (trips that do not utilize the surrounding area roadway network) were obtained using methodologies outlined in the ITE Trip Generation Handbook. Reductions were applied to the PM peak hour for the mixed-use/retail and residential land uses. The reductions account for pedestrian and/or vehicular trips that do not utilize the external roadways. Reductions were not applied for pass-by traffic or transit services in the area. A summary of the daily and PM Peak internal capture reductions for the proposed development is provided in Exhibit S. A summary of the site-related trips calculated for the proposed building program is provided in Table 1. The appropriate ITE Trip Generation Manual-8th Edition excerpts are provided in the Appendix. Exhibit D Page 3 of 22 Resolution 13-34 Table 1 Westlake Granada & Entrada Trip Generation AM Peak Hour PM Peak Hour Land Use Quantity Daily Total In Out Total In Out Traffic 210 Single-Family Detached 84 DU 886 69 17 52 90 57 33 (Granada) 210 Single-Family Detached 60 DU 650 52 13 39 66 42 24 230 Condominium/Townhouse 262 DU 1,487 112 19 93 132 88 44 254 Assisted Living 80 Beds 213 11 7 4 18 8 10 311 All-Suites Hotel 120 Rooms 749 58 39 19 32 13 19 710 General Office 262,200 SF 2,802 406 357 49 372 63 309 720 Medical/Dental Office 214,500 SF 8,556 493 389 104 552 149 403 730 Government Office Bldg 20,800 SF 1,434 122 102 20 25 8 17 814 Specialty Retail 192,250 SF 8,262 - - 483 213 270 Sub Totals* 24,153 1,254 926 328 1,679 584 1,095 Internally Captured Trips* 2,316 0 0 0 132 66 66 Totals* 21,837 1,254 926 328 1,546 518 1,029 *includes Entrada traffic only,Granada traffic will be included in background traffic due to its early completion Trip Distribution and Assignment Traffic generated by the proposed Entrada development at site buildout conditions was distributed and assigned to the study area roadway network using professional judgment to interpret the traffic orientation characteristics of existing traffic volumes in the study area and a technical understanding of the available roadway network. Exhibits 6 and 7 illustrate the approach and departure percentages assumed for Entrada site-generated traffic in this study. Traffic Volumes Determination of the traffic impact associated with the Entrada Project is measured by comparing the change in operational conditions before and after site-related traffic is added to the roadway system. This involves the development of traffic volumes that include both background and site-related traffic. The site- generated traffic was calculated by multiplying the trip generation values (from Table 1) by the corresponding traffic approach and departure orientations (Exhibits 6 and 7). The resulting peak-hour site- generated traffic volumes of the Project are summarized in Exhibits 8 and 9. Future Background Traffic Volumes The standard procedure for determining the future background or non-site-related traffic involves several steps. The first is to determine an average annual growth rate for the roadways in the study area. The second is to determine a buildout or horizon year for the analysis. Finally, the existing traffic volumes are factored using the assumed annual growth rate for the selected number of growth years. For this project, we have assumed a horizon/buildout year of 2020 and that an average annual growth rate of 3%will occur each year for the next 8 years. In addition, the estimated traffic for the Granada development, which will be completed well before the 2020 horizon year used for the Entrada analysis, was added to the existing roadway system. Applying the 3%/year growth factor to the existing traffic volumes and adding the Granada traffic yields the 2020 background volumes shown in Exhibits 10 and 11. Exhibit D Page 4 of 22 Resolution 13-34 Future Background Plus Site Traffic Volumes Adding the new site-related traffic from Exhibits 8 and 9 to the 2020 background traffic volumes shown in Exhibits 10 and 11 yields the total peak period traffic volumes at the Project buildout year shown Exhibits 12 and 13. Access Assessment The access assessment portion of this study will examine two major areas: 1) The spacing between the proposed access points and adjacent access points and 2) The need for acceleration /deceleration lanes based on the projected turning movements at the proposed access points. Access Point-to-Access Point Spacing The TxDOT Access Management Manual requires 305' between access points on a two-way facility with a posted speed limit of 40 mph as is the case on Davis Blvd. (FM 1938) in the area of the proposed development (see Appendix). The site plan (Exhibit 2) shows that Driveway 1 is located approximately 530' south of the SH 114 frontage road. Therefore, the access point spacing requirements are satisfied on all TxDOT facilities. The City of Westlake controls the access spacing on Solana Blvd and requires 250' between a major intersection and a limited-access (right-in-right-out) drive on a major arterial, 500' between a major intersection and a full-access (left-in-left-out) drive on a major arterial and 250' between adjacent driveways on a major arterial. Applying these criteria to the proposed site plan (Exhibit 2), we find that all of the driveways meet the minimum physical spacing requirements, but we recommend that the median opening shown at Driveway #2 on Solana Blvd be relocated to Driveway #3. This will maintain two full-access driveways on Solana Blvd and will meet the City's driveway type spacing requirements. Auxiliary Lane Assessment The portion of the access assessment will examine the need for auxiliary or turn lanes based on the projected turning movements at the proposed access points. Both TxDOT and the City of Westlake require that auxiliary turn lanes be provided when the turning movements exceed 50 vehicles per hour for left or right turns on a roadway with a speed of 40 mph or less (see Appendix). Applying the volume threshold standard to the proposed site traffic(Exhibits 10 and 11) shows that auxiliary right turn lanes are required at all site driveways and auxiliary left turn lanes are required at Driveways 3 and 4. Traffic Impact Analysis Analysis Methodology Traffic operational conditions for unsignalized and signalized roadway intersections are quantitatively measured in terms of average delay per vehicle in a one-hour period through the intersection as a function of roadway capacity and operational characteristics of the traffic signal. The standardized methodology applied herein was developed by the Transportation Research Board as presented in the Highway Capacity Manual (HCM). HCM also qualitatively rates the overall delay conditions in terms of"Level-of-Service" (LOS) ranging from "A" (free-flowing conditions) to "F" (over-capacity conditions). Generally, LOS D or better is considered an acceptable condition for intersections in urban and suburban areas. Summary of Results The intersection capacity analyses presented in this study were performed using the Synchro 7 software package. Table 2 provides a summary of the intersection operational conditions during the peak periods under the analysis conditions presented previously. Detailed software output is provided in the Appendix. The findings are as follows: Existing (2012) Conditions The following assumptions were included as part of the existing conditions analysis: Exhibit D Page 5 of 22 Resolution 13-34 • The traffic volumes collected in December of 2012 are representative of average daily traffic levels, • The traffic signal at SH 114 and Davis Blvd. (FM 1938) is operational, • All other intersections are STOP-controlled and • The existing 2-lane portion of Solana Blvd between Davis Blvd. (FM 1938) and SH 114 will be completed to its full 6-lane cross-section as part of the development of the proposed project. As Table 2 indicates,the intersections of Solana at Davis Blvd. (FM 1938) and SH 114 at Davis Blvd. (FM 1938) operate at acceptable levels during the morning and afternoon peak periods with future background traffic. The unsignalized intersections of Solana and Kirkwood at SH 114, however,fail during the peak periods and display excessive delays. A traffic signal is need at the intersections of Solana and Kirkwood at SH 114 in order to provide acceptable levels of service to all movements during peak periods. A full traffic signal warrant study should be completed for this location. Future (2020) Background Conditions The following assumptions were included as part of the future background conditions analysis: • The proposed project will be fully developed by the end of the year 2020 • The traffic volumes collected in December of 2012 have been increased by 3% per year for eight years to reflect the normal growth in the study area and represent average daily traffic levels for the year 2020 • The traffic signal at SH 114 and Davis Blvd. (FM 1938) is operational • The intersections of Solana and Kirkwood at SH 114 are STOP-controlled • The existing 2-lane portion of Solana Blvd between Davis Blvd. (FM 1938) and SH 114 will be completed to its full 6-lane cross-section as part of the development of the proposed project • All of the 84-unit Granada residential development south of Solana will be in place and this traffic is included in the background volumes. As Table 2 indicates,the intersections of Solana at Davis Blvd. (FM 1938) and SH 114 at Davis Blvd. (FM 1938) operate at acceptable levels during the morning and afternoon peak periods with future background traffic. The unsignalized intersections of Solana and Kirkwood at SH 114, however, fail during the peak periods and display excessive delays. A traffic signal is need at the intersections of Solana and Kirkwood at SH 114 in order to provide acceptable levels of service to all movements during peak periods. A full traffic signal warrant study should be completed for this location. Future (2020) Background Plus Site Conditions The following assumptions were included as part of the future background plus site conditions analysis: • The proposed project will be fully developed by the end of the year 2020 • The traffic volumes collected in December of 2012 have been increased by 3% per year for eight years to reflect the normal growth in the study area and represent average daily traffic levels for the year 2020 • The traffic signal at SH 114 and Davis Blvd. (FM 1938) is operational • The intersections of Solana and Kirkwood at SH 114 are signalized • The existing 2-lane portion of Solana Blvd between Davis Blvd. (FM 1938) and SH 114 will be completed to its full 6-lane cross-section as part of the development of the proposed project. • All of the 84-unit Granada residential development south of Solana will be in place As Table 2 indicates, traffic signals will be needed at the intersections of Solana @ SH 114, Kirkwood @ SH 114, Solana @ Davis and Solana @ Driveway 4/Granada Trail in order to provide acceptable levels of service to all movements during peak periods. Full traffic signal warrant studies should be completed for these locations. Exhibit D Page 6 of 22 Resolution 13-34 Table 2 Intersection Levels of Service Results 2020 2012/2013 Intersection Background Background+Site AM PM AM PM AM PM SH 114 WBFR at Davis B (13.6) B (13.0) B (10.3) C (23.8) B (12.4) C (34.9) Boulevard SH 114 EBFR at Davis B (13.2) B (13.4) B (12.8) C (26.7) B (14.8) D (43.9) Boulevard EBL A (8.3) C (18.6) A (8.7) D (26.2) A (9.5) F (54.8) EBTR A (7.4) A (9.2) A (79) A (9.7) A (8.9) B (12.8) WBL A (9.0) B (12.0) A (9.9) B (14.2) B (12.0) D (25.7) Davis Boulevard WBTR A (7.8) B (10.2) A (8.2) B (11.2) A (9.2) F (55.0) @ Solana NBL A (7.6) A (9.5) A (7.8) A (9.8) A (8.5) B (11.7) Boulevard NBTR A (8.3) C (17.1) B (10.1) D (26.3) B (11.5) F (670) SBL A (8.0) A (9.6) A (8.3) B (10.2) C (15.8) C (22.4) SBTR B (10.1) B (12.5) B (11.9) B (15.0) B (13.3) C (20.4) w/signal A (8.5) C (28.4) NBT A (9.7) B (11.2) B (10.1) B (11.6) C (15.3) B (13.5) N B R A (8.4) B (10.4) A (6.5) B (11.7) A (6.5) C (174) SH 114 EBFR @ SBL B (11.1) E (39.9) B (14.5) E (46.6) C (16.1) F (138.4) Solana SBT C (18.6) A (9.4) E (36.7) B (11.1) F (178.2) B (14.2) Boulevard EBL B (12.4) B (10.1) C (21.1) B (11.6) C (15.3) B (12.0) EBTR A (9.9) A (10.0) B (14.8) A (9.6) F (72.8) B (10.5) w/signal B (14.0) C (22.9) B (13.2) B (20.0) B (15.1) C (28.6) NBL B (15.0) D (34.0) B (14.5) F (51.2) C (16.1) F (119.4) NBT B (13.3) A (9.6) C (15.8) A (9.9) C (19.3) B (10.1) SH 114 WBFR SBT B (12.2) D (28.5) B (12.6) F (52.4) B (13.7) F (71.1) @ Kirkwood SBR A (8.8) A (70) A (6.2) A (7.0) A (6.2) A (72) Boulevard WBL C (178) C (15.3) E (473) D (29.7) F (281.7) C (22.0) WBTR F (59.0) F (66.0) F (95.1) E (39.4) F (455.6) F (138.8) w/signal B (16.4) C (28.3) B (16.8) C (29.0) C (23.3) D (39.4) Davis Boulevard @ Driveway 1 WBR A 09-8) E (37.7) Solana Boulevard @ SBR A (9.4) B (10.9) Driveway 2 Solana EBL A (9.5) B (10.3) Boulevard @ SBL C (18.7) C (19.1) Driveway 3 SBR A9.9 ( ) B (11.1) EBL B (10.8) A (9.8) WBL A (8.0) A (7.7) A (8.0) A (7.8) Solana NBL B (11.3) B (11.3) C (22.9) D (30.2) Boulevard @ NBTR A (9.1) A (8.7) A (9.1) A (8.8) Driveway 4/ Granada Trail SBL D (33.1) F (140.0) SBTR B (11.1) B (11.8) w/signal B (15.0) B (16.4) Exhibit D Page 7 of 22 Resolution 13-34 Conclusions and Recommendations This report has examined the access and traffic impact of Westlake Entrada (a proposed mixed-use development in Westlake, Texas) on the adjacent roadway system. The findings indicate the following (please refer to Exhibit 14): 1) The median opening and associated eastbound left turn lane shown at Site Driveway#2 should be relocated to Site Driveway#3, 2) Auxiliary lanes are required at Driveways#1,2,3 and 4, 3) the intersection of Davis Blvd. (FM 1983) and Solana Blvd should be studied for possible signalization as part of the proposed Entrada development, 4) the intersection of SH 114 and Solana Blvd/Kirkwood Blvd should be studied for possible signalization now, 5) Solana Blvd should be widened to its full 6-lane, divided cross-section upon commencement of development and 6) The intersection of Solana Blvd and Site Driveway #4/Granada Trail should be studied for possible signalization and the signal should be constructed as part of the project development. NOTE: Recommendations for public improvements within the study area presented in this report reflect the opinion of DeShozo based solely upon technical analysis and professional judgment and are not intended to define, imply, or allocate funding sources nor required improvements. Applicable legal precedent indicates that the Owner of a Project should only be required to proportionately fund necessary infrastructure improvements that are directly attributable to implementation of the Project. Such requirements will depend upon the individual circumstances of each project that may be viewed differently by each particular agency/municipality. END OF MEMO Exhibit D Page 8 of 22 Resolution 13-34 e , N. .r ,� .�.�� ,•• ptT.ro p,.y C! � S• 43 .� �;W Dove-Rd CL n• Ar iv kl iwe Driveway #1 Driveway #3 ENTRADA q Driveway CD o M 1a x w Driveway o ~' #4/G4 ranada Trail { GRANADA --r v cn CD N N EXHIBIT 2 De hazo Group Proposed Development Plan w 3 174 co d� D \� „m h CaPital Pkw CDD \ C x \1 O 0- \: vd s ,•l<` / l� V CD O N N EXHIBIT 3 DeShazo Group 2012 AM Traffic Volumes - SH7 '4 wgFR � 3 632SN �4 w N � BFR 114 FgpR 161 n - m Qpm M Capital Pkwy. CY 43 � v 2 l�D N C � O Cr W � � sy • oae�Ja k3s 9,- 5oOga R F v (D N O N N EXHIBIT 4 DeShazo Group 2012 PM Traffic Volumes d (D con � om O - 'H jH u ti r„ a 8 �rO v w u � m o 3 � ( ♦ e N m - - i x- T _- U! '+ ��• 3 � 3e N —- N o —� m list ! s m a N?ry a Eli ;e�m:i3 a A N 3 = aB xn5 CL NZ3 V will , r} I k- - x c � ID� m v� a an, X N� Nrr W_ vii Ln 0 SN �4 wecR SN 74 BFR 20 Sry �4 FeFR Sty 11 4 E6F _ R a m a _ 80% m 7% -� Capital Pkwy 'L 1% ay a � a O O X O Er �1 3 v0 O ' •„„ asp r 600 yzo sti�• .•• `a3`°�' 00T 2900 O P _ CN SOjao', - •,sy y Q� O N (D 1 O til N N EXHIBIT 6 DeShazo Group AM Site Traffic Orientations � SN''4 W eFR SN''4 weFR 2" sy,,,eeFR sN 4 eeFR 22o wa Jc Y'y7 2% c Capital Pkwy ti ° (D 4 C X W � aa�• O W O` A CIO a" oT a 1 7 F6.cR 70 C9 o v cQ (D CJl 0 N N EXHIBIT 7 DeShazo Group PM Site Traffic Orientations SH 4 WeFR ' BS sAj h BFR SN S 60 y H 4 fBFR R39 p. o, Capital Pkw O 0cn D 0 m C x 0 (a a . N d,`° N,cp°•, r56 K BSA y S 3 � �`a ��r�' _-- _-°°-_-_-.=,-- `�c�o\a ems? ,• � (D (D 0 N N EXHIBIT 8 DeShazo Group AM Site Traffic 4 FO SH 1S- S 174 weFR S/y 71 4F6FR L w 511 77 6vCap26,- capital ital Pk 36-> q 0 ^�yary` roti CD x \ �� E o o '\�S�O �'�'�. NZp••'' 'p�aT FO KckW�dgJe� 73 �a j 'Fk6- CD v O --n N N EXHIBIT 9 DeShazo Group PM Site Traffic Sly 174 tM1'gF _ V37 R 1R�8oe 7 rq K'8FR SHrraseFR=: �y ; r14 FgFR ,m C? ��aro y k9 Capital Pkwy. 13•* "° 10 r . N E 3 U LT WW K`0Oodg�.� X33 A39 >d 2So �y \ � •Ni TO as Granada m OD 0 N N EXHIBIT 10 D2S�l.az0 Group 2020 AM Background Traffic (includes Granada) 3y 4�6FR -4��1 3 s N7 74 weFR n sH�r 7 rn D' - O�a ^O� r �y t --- ------ Capital Pk a �-O 60-> 37v,,", ti (D o m E x w � a sti Ny•••, ���, d8�vd. p0 m��do�•'., 'o'1 y 050 - ?:. ./�ai�. --_,_=-____ `�so�a�ae\Ja� � 66� •'�4FO.c ••9�ma• J" To �a _ Granada / Co`acaa _ CD 0 N N EXHIBIT 11 DeShazo Group 2020 PM Background Traffic (includes Granada) N17 a WSpR rn - m S 3466 H 114 PepR N Capital Pkw �6+ e'�aA 22- p d 10 r , 0 ell \ \\ M o" s i�\\ t) �••' sy • \��Q �° y .•• v��� K�tMNpOa g\Jd. A ps F A °d°''••'• �o "�'� ��y" ,125 -:. aeL=,•••;' �i�""R Sy X20 '- � RtS R C� iU (D N O O N N EXHIBIT 12 DeShazo Group 2020 AM Total Traffic s N7 74WBFR R 14 EBFR Capital Pk -0 96- 37-x O baa y �\T ca m E x "�a O � IPV 41 o06 O° ti C3 �,' ���y• X36 . i a0\�a Aga dbA• - R ,•eat T (Q O N O N N � EXHIBIT 13 De;hazo Group 2020 PM Total Traffic 16 Deceleration r ____ • M`,'� Lane Added y FN; ® l ,gyri " �� / _\ �_ a- �\ (site traffic) Traffic Signal Added [ Ap (Site traffic) Median Opening Deceleration -7, 1f �"x Lane Added ❑ L ❑ Eliminated ■ e ❑ _ i (s to plan review) f ^ `\ ,-- c-, G7 QOd❑a \ l JQr�3 Median Opening Deceleration Lane Added j &Left Turn Lane Added ' y, (site traffic) /4 l (site plan review) �� it � , � Solana Blvd Should be Widened to 6 Lanes sitetraffic eft Turn Lane 1-- ---� ' j L Added Lane Added I Traffic Signal /X � Traffic Signal Added �\ } Added Left Turn Lane (background traffic) (site traffic) Added f \ � (background traffic) _ KEY - Recommended Mitigation (trigger) EXHIBIT 14 DeShazo Group Recommended Mitigation Measures and Associated Triggers Exhibit D Page 22 of 22 Resolution 13-34 G&A CONSULTANTS, INC. 611 DALLAS DRIVE,SUITE 114 ROANOKE,TEXAS 76262 682-831-9712 FIRM NO. 1798 ENGINEER'S OPINION OF PROBABLE COST SHEET 1 OF 1 Project: Solana Boulevard-Approximately 2250 LF 3 Lanes with Turn Lanes and Signage Project No. 1212.3 Date: May 15,2013 ITEM ITEM DESCRIPTION UNIT PLAN UNIT TOTAL NO. QTY PRICE COST 1 Signal at FM 1938&Solana LS 1 $ 200,000.00 $ 200,000.00 2 Mobilization LS 1 $ 50,000,00 $ 50,000.00 3 Site Preparation LS 1 $ 50,000.00 $ 50,000.00 4 Street Excavation Cy 3200 $ 20.00 $ 64,000.00 5 Stabilized Subgrade SY 9500 $ 4.00 $ 38,000.00 6 Material For Stabilization TON 152 $ 170.00 $ 25,840.00 7 8"Concrete Pavement SY 9000 $ 40.00 $ 360,000.00 8 Remove Existing Stripes LS 1 $ 10,000.00 $ 10,000.00 9 4"Wide Thermoplastic Stripes LF 4500 $ 3.00 $ 13,500.00 10 TYP II-C-R Pavement Markers EA 120 $ 7.00 $ 840.00 11 Erosion Control LS 1 $ 5,000.00 $ 5,000.00 12 Traffic Control LS 1 $ 5,000.00 $ 5,000.00 13 Recessed Curb Inlets EA 5 $ 3,500.00 $ 17,500.00 14 Junction Box EA 5 $ 4,000.00 $ 20,000.00 15 30" RCP LF 350 $ 55.00 $ 19,250.00 16 Trench Safety LF 350 $ 1.00 $ 350.00 17 Landscape LS 1 $ 30,000.00 $ 30,000.00 oao®q4�'� a gyp:..••......,•• e " : SUBTOTAL CONST.COST $ 909,280.00 By: .. ......................gyp ENGINEERING PROBER`J. DO.......LLAK . ,p SURVEYING Date: ` � ! �O•c:, 86898 •r'Qd CONST.CONTINGENCY $190,720.00 d rc• /C+ S�. �o TOTAL PROJECT COST $ 1,100,000.00 Exhibit E Resolution 13-34 MARY LOUISE GARCIA iy. COUNTY CLERK :w 100 West Weatherford Fort Worth, TX 76196-0401 ••' PHONE (817) 884-1195 TOWN OF WESTLAKE 3 VILLAGE CIRCLE #202 TOWN OF WESTLAKE, TX 76262 Submitter: TOWN OF WESTLAKE DO NOT DESTROY WARNING - THIS IS PART OF THE OFFICIAL RECORD. Filed For Registration: 11/22/2013 12:50 PM Instrument#: D213300742 RESOL 21 PGS $92.00 By: D213300742 ANY PROVISION WHICH RESTRICTS THE SALE, RENTAL OR USE OF THE DESCRIBED REAL PROPERTY BECAUSE OF COLOR OR RACE IS INVALID AND UNENFORCEABLE UNDER FEDERAL LAIN.