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05-24-21 Joint TC BOT Agenda PacketTC/BOT Agenda – 5/24/2021 Page 1 of 4 TOWN OF WESTLAKE TOWN COUNCIL AND WESTLAKE ACADEMY BOARD OF TRUSTEES JOINT MEETING AGENDA 1500 SOLANA BLVD, BUILDING 7, SUITE 7100, COUNCIL CHAMBER WESTLAKE, TX 76262 May 24, 2021 5:30 P.M. MEETING In accordance with Order of the Office of the Governor issued March 16, 2020 and March 19, 2020, the Town Council of the Town of Westlake and the Board of Trustees of Westlake Academy will conduct this joint virtual meeting at 5:30 p.m. on Monday, May 24, 2021. In order to advance the public health goal of promoting "social distancing" to slow the spread of the Coronavirus (COVID- 19), there will be limited public access to the physical location described above. A limit of thirty (30) seats will be available to the public on a first-come, first-serve basis. A recording of this meeting will be made and will be available to the public in accordance with the Open Meetings Act. Vision Statement An oasis of natural beauty that maintains our open spaces in balance with distinctive development, trails, and quality of life amenities amidst an ever expanding urban landscape. Regular Session 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. PRESENTATION AND REGOCOGNITION TO THOSE WHO HAVE SERVED ON THE WESTLAKE TOWN COUNCIL. 4. CITIZEN COMMENTS: This is an opportunity for citizens to address the Town Council or Board of Trustees on any matter, whether or not it is posted on the agenda. Individual citizen comments are normally limited to three (3) minutes; however, time limits can be adjusted by the presiding officer. The presiding officer may ask the citizen to hold their comment on an agenda item if the item is posted as a Public Hearing. The Town Council and Board of Trustees cannot by law take action nor have any discussion or deliberations on any presentation made at this time concerning an item not listed on the agenda. The Town Council and Board of Trustees will receive the information, ask staff to review the matter, or an item may be noticed on a future agenda for deliberation or action. 5. ITEMS OF COMMUNITY INTEREST: Mayor and Council Reports on Items of Community Interest pursuant to Texas Government Code Section 551.0415 the Town Council may report on the following items: (1) expression of thanks, congratulations or condolences; (2) information about holiday schedules; (3) recognition of individuals; (4) reminders about upcoming Town Council events; (5) information about community events; and (6) announcements involving imminent threat to public health and safety. 6. CONSENT AGENDA: All items listed below are considered routine by the Town Council and Board of Trustees and will be enacted with one motion. There will be no separate discussion TC/BOT Agenda – 5/24/2021 Page 2 of 4 of items unless a Council Member or citizen so requests, in which event the item will be removed from the general order of business and considered in its normal sequence. a. Consider approval of Resolution 21-17, authorizing the Town Manager to execute an agreement with Johnson Controls to update the Westlake Academy fire control systems and authorize the town manager to make funding changes not to exceed $25,000 on this project. b. Consider approval of Resolution 21-18, approving an Inter Local Agreement with Denton County providing for design and construction associated with Parish Lane North. 7. CONDUCT A PUBLIC HEARING AND CONSIDER APPROVAL OF ORDINANCE 927, AMENDING ORDINANCE 906 APPROVING A SPECIFIC USE PERMIT (SUP) FOR 10 CONDOMINIUM UNITS IN THE PD1-2 ZONING DISTRICT, KNOWN AS “WESTLAKE ENTRADA”. THE SITE IS LOCATED ON BLOCK N, WESTLAKE ENTRADA ADDITION, AT THE SOUTHEAST CORNER OF GIRONA DRIVE AND DAVIS BLVD. 8. CONDUCT A PUBLIC HEARING AND CONSIDER APPROVAL OF ORDINANCE 928, APPROVING PROPOSED AMENDMENTS TO ORDINANCE 882 APPROVING THE PD7 ZONING DISTRICT, KNOWN AS “SPENCER RANCH”, LOCATED EAST OF PEARSON LANE AND SOUTH OF ASPEN LANE. 9. PRESENTATION AND DISCUSSION REGARDING THE COVID-19 PANDEMIC, INCLUDING UPDATES AND RECOMMENDATIONS ON MUNICIPAL AND ACADEMIC OPERATIONS. 10. PRESENTATION AND DISCUSSION REGARDING FM 1938. 11. EXECUTIVE SESSION: The Council will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a. Section 551.087 - Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: - Front 44 - Entrada b. Section 551.071(2) Consultation with Attorney – to seek advice of counsel on matters in which the duty of the Town Attorney under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551 of the Texas Government Code - FM 1938 access for proposed Southlake development. c. Section 551.071(2) – Consultation with Town Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Resolution No. 00-19, a Contract with Hillwood Development Corporation TC/BOT Agenda – 5/24/2021 Page 3 of 4 Concerning the Design Engineering and Construction of the West Side Pump Station and the Dove Road Waterline. d. Section 551.071 - Discussion with the Town Attorney regarding pending, threatened, or contemplated litigation regarding BRS. e. Section 551.071 - Consultation with Attorney - to seek advice of counsel regarding Granada Homeowners' Association and ACC matters. f. Section 551.073 - Deliberations Regarding Gifts and Donations. g. Section 551. 074(a)(1): Deliberation Regarding Personnel Matters – to deliberate the appointment, employment, evaluation, reassignment, duties, of a public officer or employee. 11. RECONVENE MEETING 12. TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS. 13. COUNCIL RECAP/STAFF DIRECTION 14. FUTURE AGENDA ITEMS: Any Council member may request at a workshop and / or Council meeting, under “Future Agenda Item Requests”, an agenda item for a future Council meeting. The Council Member making the request will contact the Town Manager with the requested item and the Town Manager will list it on the agenda. At the meeting, the requesting Council Member will explain the item, the need for Council discussion of the item, the item’s relationship to the Council’s strategic priorities, and the amount of estimated staff time necessary to prepare for Council discussion. If the requesting Council Member receives a second, the Town Manager will place the item on the Council agenda calendar allowing for adequate time for staff preparation on the agenda item. a. Approved by Council for Discussion i. Historical Designations for various properties in Westlake (5/24) b. Proposed items. 15. ADJOURNMENT ANY ITEM ON THIS POSTED AGENDA COULD BE DISCUSSED IN EXECUTIVE SESSION AS LONG AS IT IS WITHIN ONE OF THE PERMITTED CATEGORIES UNDER SECTIONS 551.07187 THROUGH 551.076 AND SECTION 551.087 OF THE TEXAS GOVERNMENT CODE. CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1500 Solana Blvd., Building 7, Suite 7100, Westlake, TX 76262, May 21, 2021, by 5:30 p.m. under the Open Meetings Act, Chapter 551 of the Texas Government Code. _____________________________________ Todd Wood, Town Secretary TC/BOT Agenda – 5/24/2021 Page 4 of 4 If you plan to attend this public meeting and have a disability that requires special needs, please advise the Town Secretary’s Office 48 hours in advance at 817-490-5711 and reasonable accommodations will be made to assist you. United States Pledge "I pledge allegiance to the flag of the United States of America, and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all." Texas Pledge “Honor the Texas flag; I pledge allegiance to the, Texas, one state under God, one and indivisible.” Town Council/Board of Trustees Item # 2 – Pledge of Allegiance Town Council/ Board of Trustees Item #3 – Presentation and Recognition to those who have served on the Westlake Town Council. CITIZEN COMMENTS: This is an opportunity for citizens to address the Town Council or Board of Trustees on any matter, whether or not it is posted on the agenda. Individual citizen comments are normally limited to three (3) minutes; however, time limits can be adjusted by the presiding officer. The presiding officer may ask the citizen to hold their comment on an agenda item if the item is posted as a Public Hearing. The Town Council or Board of Trustees cannot by law take action nor have any discussion or deliberations on any presentation made at this time concerning an item not listed on the agenda. The Town Council or Board of Trustees will receive the information, ask staff to review the matter, or an item may be noticed on a future agenda for deliberation or action. Town Council/ Board of Trustees Item #4 – Citizen Comments ITEMS OF COMMUNITY INTEREST: Mayor and Council Reports on Items of Community Interest pursuant to Texas Government Code Section 551.0415 the Town Council may report on the following items: (1) expression of thanks, congratulations or condolences; (2) information about holiday schedules; (3) recognition of individuals; (4) reminders about upcoming Town Council events; (5) information about community events; and (6) announcements involving imminent threat to public health and safety. Calendar of Meetings/Events: • May 24th Town Council/Board of Trustees Meeting o 5pm 1500 Solana Blvd Bldg. 7 Suite 7200 Westlake, TX 76262 • May 25th Senior Parade o 5pm at 1500 Solana Blvd Bldg 7 Suite 7200 Westlake, TX 76262 (Parking Lot) o Event will stream live on the Westlake Academy Facebook Page • May 27th Senior Banquet o 6pm at The Bowden 1775 Keller Pkwy, Keller, TX 76248 o Event will stream live on the Westlake Academy Facebook Page • May 29th Westlake Academy Graduation o 11am at Dr Pepper Ballpark 7300 Roughriders Trail, Frisco, TX 75034 • May 31st Memorial Day o Town of Westlake, Municipal Court, & Westlake Academy all closed • June 3rd Spring Concert (Blue Clear Sky) o 7pm-8pm 1300 Solana Blvd Westlake, TX 76262 • June 7th Coffee & Conversation o 8am-9:30am at Sir Stir Coffee 7pm-8pm 1300 Solana Blvd Westlake, TX 76262 • June 7th School Board Meeting o 5pm 1500 Solana Blvd Bldg. 7 Suite 7200 Westlake, TX 76262 • June 9th State of the Communities o 11am at the Speedway Club at Texas Motor Speedway *Reminder: Agendas for all municipal/academic meetings are posted a minimum of 72 hours before the meeting begins and can be found on our Town’s website under the tab “Government/Agendas & Minutes.” **For meeting agendas and details on WA calendar events or Municipal calendar events, please visit the Westlake Academy website or the Town of Westlake website for further assistance. Town Council/ Board of Trustees Item # 5 – Items of Community Interest CONSENT AGENDA: All items listed below are considered routine by the Town Council and Board of Trustees will be enacted with one motion. There will be no separate discussion of items unless a Council Member or citizen so requests, in which event the item will be removed from the general order of business and considered in its normal sequence. a. Consideration approval of Resolution 21-17, authorizing the Town Manager to execute an agreement with Johnson Controls to update the Westlake Academy fire control systems and authorize the town manager to make funding changes not to exceed $25,000 on this project. b. Consider approval of Resolution 21-18, approving an Inter Local Agreement with Denton County providing for design and construction associated with Parish Lane North. Town Council/ Board of Trustees Item # 6 – Consent Agenda Page 1 of 2 TOWN COUNCIL AGENDA ITEM Regular Meeting - Consent Monday, May 24, 2021 TOPIC: Consider a resolution authorizing the Town Manager to execute an agreement with Johnson Controls to update the Westlake Academy fire control systems and authorize the Town Manager to make funding changes not to exceed $25,000 on this project. STAFF: Troy Meyer, Facilities and Public Works Director STRATEGIC ALIGNMENT Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Informed & Engaged Citizens / Sense of Community People, Facilities, & Technology High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Improve Technology, Facilities & Equipment SUMMARY Over the past 3 years, the fire alarm system at the Westlake Academy has been impacted by severe thunderstorm events that include a lightning strike in Westlake. There was over $30,000.00 worth of damage with the lightning storms in the fall of 2020, which was covered by insurance. Staff had an assessment completed by Johnson Controls(current service provider)to determine what was needed to prevent damage to our fire system during severe weather events. They have concluded we need to get off the existing copper wire and put the fire system on a fiber-optic network to prevent damage during lighting storms. The proposed agreement provides labor and material to convert the Westlake Academy fire alarm system into a network style system, including fiber-optic media cards that will be installed in the fire alarm panels in the Main, Secondary, and Arts and Sciences Building panels. The Secondary and Arts and Sciences Buildings will receive a computer and display upgrade to allow the fire alarm systems to operate independently while reporting back to a central location. This network is intended to be connected on fiber optics eliminating the copper connection between the buildings. This agreement also includes pricing for grounding existing panels, adding control panels to the GYM and MPH buildings, and installing surge suppressors for 8 NAC panels and 3 main fire Page 2 of 2 control panels that are existing around the campus. The total cost of the agreement is $48,500.00 with a $11,500.00 contingency for the project. This project is funded through the state funding for facility allotment we receive each year. The $60,000.00 for this project will come out of the $152,060.00 we received for fiscal year 20-21. The remaining balance will be put in a reserve fund for facility use. COUNCIL ACTION/OPTIONS • Approve Resolution • Delay the Agreement would result in an increase in repairs cost and may have a delay in emergency response time. STAFF RECOMMENDATION Staff recommends approval of the agreement. FISCAL/SERVICE LEVEL IMPACT TO COMMUNITY Project Cost/Funding Amount: $60.000.00 Funding Source: Contributions/Grants Contract: Yes Forms: Forms 1295 & 2270 Service Levels: No DEVELOPMENT/MOBILITY IMPACT TO COMMUNITY Westlake Academy: Will reduce the number of after hour calls and replacement cost. The proposed work is to be completed over the summer 2021 break. Comprehensive Plan: No impact Cost Recovery Analysis: The project does not impact the cost recovery model. Traffic Impact: No impact. ATTACHMENTS Resolution Exhibit “A” Agreement Resolution 21-17 Page 1 of 2 TOWN OF WESTLAKE RESOLUTION NO. 21-17 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS, APPROVING AGREEMENT WITH JOHNSON CONTROLS TO UPDATE THE WESTLAKE ACADMEY FIRE CONTROL SYSYEMS AND AUTHORIZE THE TOWN MANAGER TO MAKE FUNDING CHANGES NOT TO EXCEED $25,000 ON THIS PROJECT. WHEREAS, the Town of Westlake owns and operates the Westlake Academy and provides facilities for Town and Academy use; and, WHEREAS, the fire alarm system was installed in 2003 and will be converted to the network style system; and, WHEREAS; the system will run on the campus communication fiber and not the copper wire which was installed in 2003 and, WHEREAS, the Secondary and Arts and Sciences Building will receive an upgrade to their CPU; the display system will be converted to the network style system; and, WHEREAS, the Town Council finds that the passage of this resolution is in the best interest of the citizens of Westlake. NOW, THEREFORE, BE IT RESOLVED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That, all matters stated in the Recitals hereinabove are found to be true and correct and are incorporated herein by reference as if copied in their entirety. SECTION 2: That the Town of Westlake Town Council hereby approves the agreement with Johnson Controls as attached as Exhibit “A” and authorize Town Manager to make funding changes not to exceed $25,000 on this project., attached as Exhibit "A". SECTION 3: If any portion of this Resolution shall, for any reason, be declared invalid by any court of competent jurisdiction, such invalidity shall not affect the remaining provisions hereof and the Council hereby determines that it would have adopted this Resolution without the invalid provision. SECTION 4: That this resolution shall become effective from and after its date of passage. PASSED AND APPROVED ON THIS DAY 24TH OF MAY 2021. Resolution 21-17 Page 2 of 2 ATTEST: _____________________________ Laura L. Wheat, Mayor ____________________________ ______________________________ Todd Wood, Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney 800 Railhead Rd Ste 304 FORT WORTH, TX 76106-1981 (817) 210 0700 FAX: (817) 624 4463 Johnson Controls Quotation TO: Westlake Muncipal Complex Project: Westlake Academy 2600 Jt Ottinger Rd Customer Reference: WESTLAKE, TX 76262-8012 Johnson Controls Reference: 405413480 Date: 05/03/2021 Page 1 of 7 Johnson Controls is pleased to offer for your consideration this quotation for the above project. QUANTITY MODEL NUMBER DESCRIPTION Main Building Network 1 4100-6078 NETWORK IFC CARD, MODULAR 1 4100-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4100-6304 4120 MM-R DUPLEX FIBER MEDIA TECH LAB TECHNICAL LABOR Net selling price for Main Building Network , FOB shipping point, $4,230.00 Secondary Building Network 1 742-590 4100U/ES 2X40 IFC DOOR ASSY 1 4100-7158 4100ES MSTR CTLR UPGD NO DSPLY 1 743-2265 RUI+ CPU/MTHR BD FOR SPS 1 4100-6078 NETWORK IFC CARD, MODULAR 1 4100-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4100-6304 4120 MM-R DUPLEX FIBER MEDIA TECH LAB TECHNICAL LABOR Net selling price for Secondary Building Network , FOB shipping point, $6,702.00 Arts Building Network 1 742-590 4100U/ES 2X40 IFC DOOR ASSY 1 4100-7158 4100ES MSTR CTLR UPGD NO DSPLY 1 743-2265 RUI+ CPU/MTHR BD FOR SPS 1 4100-6078 NETWORK IFC CARD, MODULAR 1 4100-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4100-6304 4120 MM-R DUPLEX FIBER MEDIA TECH LAB TECHNICAL LABOR Net selling price forArts Building Network , FOB shipping point, $6,702.00 THIS QUOTATION AND ANY RESULTING CONTRACT SHALL BE SUBJECT TO THE GENERAL TERMS AND CONDITIONS ATTACHED HERETO. Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America © 2020 Johnson Controls. ALL RIGHTS RESERVED. Exhibit A Project: Westlake Academy Customer Reference: Johnson Controls Reference: 405413480 Date: 05/03/2021 Page 2 of 7 Johnson Controls Quotation QUANTITY MODEL NUMBER DESCRIPTION Panel Grounding 11 E120V-GT 120V HYBRID SRG PROTECT TECH LAB TECHNICAL LABOR Net selling price for Panel Grounding, FOB shipping point, $4,634.00 Gym Panel 1 4007-9202 4007ES FACP, IDNAC, PLATINUM 1 4007-9810 4007ES MODULAR NIC 1 4007-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4007-6304 4120 MM-R DUPLEX FIBER MEDIA 1 4606-9205 4007ES COLOR LCD ANNUN, PLAT 1 2975-9464 4606-9205 SF BRACKET, PLATINUM 2 2081-9275 BATTERY 18AH 1 DPFA INSTALLATION MATERIAL TECH LAB TECHNICAL LABOR Net selling price for Gym Panel, FOB shipping point, $13,116.00 MPH Panel 1 4007-9202 4007ES FACP, IDNAC, PLATINUM 1 4007-9810 4007ES MODULAR NIC 1 4007-6303 4120 MM-L DUPLEX FIBER MEDIA 1 4007-6304 4120 MM-R DUPLEX FIBER MEDIA 1 4606-9205 4007ES COLOR LCD ANNUN, PLAT 1 2975-9464 4606-9205 SF BRACKET, PLATINUM 2 2081-9275 BATTERY 18AH 1 DPFA INSTALLATION MATERIAL TECH LAB TECHNICAL LABOR Net selling price for MPH Panel, FOB shipping point, $13,116.00 Total net selling price, FOB shipping point, $48,500.00 Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America © 2020 Johnson Controls. ALL RIGHTS RESERVED. Project: Westlake Academy Customer Reference: Johnson Controls Reference: 405413480 Date: 05/03/2021 Page 3 of 7 Johnson Controls Quotation Comments SCOPE: Westlake Academy Fiber Network The above pricing includes labor and material to convert the Westlake Academy fire alarm system into a network style system. This pricing includes fiber media cards that will be installed in the fire alarm panels in the Main, Secondary, and Arts Building panels. The Secondary and Arts Buildings will receive a CPU and display upgrade. This upgrade allows the fire alarm systems to operate independently while reporting back to a central location. This network is intended to be connected on Fiber Optics eliminating the copper connection between the buildings. This quotation also includes pricing options for grounding existing panels and adding control panels to the GYM and MPH buildings. The grounding option includes providing and installing surge suppressors for 8 NAC panels and 3 main fire control panels that are existing around the campus. The Gym and MPH panel options include adding fire control panels to each of these buildings and taking over control of the existing fire alarm devices in each building with its own panel. The panels will operate as its own building panel but will be connected on the fiber loop and report back to the Main FACP in the Main Campus Building. Westlake Academy will need to be responsible for providing Fiber to the existing panels in the Main, Secondary, and Arts Buildings as well as to the new panels in the GYM and MPH Buildings. This fiber shall be connected in a loop and be installed to the fire panels with fiber connectors installed. Westlake will also need to provide 120V power at the new panels for the Gym and MPH Buildings. This quotation is based on all work being performed during normal business hours. This price does not include tax. This price does include a one year warranty on the parts and labor listed above. Pricing Is Valid For 30 Days Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America © 2020 Johnson Controls. ALL RIGHTS RESERVED. Project: Westlake Academy Customer Reference: Johnson Controls Reference: 405413480 Date: 05/03/2021 Page 4 of 7 Johnson Controls Quotation Comments Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America © 2020 Johnson Controls. ALL RIGHTS RESERVED. Project: Westlake Academy Customer Reference: Johnson Controls Reference: 405413480 Date: 05/03/2021 Page 5 of 7 1 TERMS AND CONDITIONS (Rev. 4/20) 1. Payment.Amounts are due upon receipt of the invoice and shall be paid by Customer within 30 days. Invoicing disputes must be identified in writing within 21 days of the invoice date. Payments of any disputed amounts are due and payable upon resolution. Allotheramountsremainduewithin30days. Work performed on a time and material basis shall be at Company’s then-prevailing rate for material, labor, and related items, in effect at the time supplied under this Agreement. Company shallinvoice Customer for progress payments to 100% percent based upon equipment delivered or stored, and services performed. In the event project duration exceeds one month, Company reserves the right to submit partial invoices for progress payments for work completed at the project site. Customer agrees to pay any progress invoices in accordance with the payment terms set forth herein. In exchange for close- out documents to be provided by Company, Customer agrees to pay Company the remaining project balance when on-site laboriscompleted and prior to anyfinalinspections.Customers without established satisfactory credit and Customers who fail to pay amounts when due may be required to make payments of cash in advance, upon delivery or as otherwise specified by Company. Company reserves the right to revoke or modify Customer’s credit in its sole discretion. Customer’s failure to makepaymentwhendueisamaterialbreachofthisAgreement and will give Company, without prejudice to any other right or remedy, the right to (a) stop performing any Services and/or withhold further deliveries of Equipment and other materials; terminate or suspend any unpaid software licenses; and/or terminate this Agreement; and (b) charge Customer interest on the amounts unpaid at a rate equal to the lesser of 1.5% per month or the maximum rate permitted under applicable law, until payment is made in full. Customer agrees to pay all of Company’s reasonable collection costs, including legal fees and expenses. 2. Deposit. Customer agrees to pay a deposit equal to 30% of the project sell price (pre-tax) prior to Company providing any labor or materials on the project. Company will generate an invoice for the 30% deposit within three business days after Company’s receipt of a written agreement or order from Customer. Company will not commence work until receipt of the deposit 3. Pricing.The pricing set forth in this Agreement is based on the number of devices to be installed and services to be performed as set forth in the Scope of Work (“Equipment” and “Services”).If theactualnumberofdevicesinstalled or services to be performed is greater than that set forth in the Scope of Work,thepricewillbe increased accordingly. IfthisAgreement extends beyond one year, Company may increase prices upon notice to the Customer. Customer agrees to pay all taxes, permits,andothercharges,includingbutnotlimitedtostateand local sales and excise taxes, however designated, levied or based on the service charges pursuant to this Agreement. Prices in any quotation or proposal from Company are subject to change upon notice sent to Customer at any time before the quotation or proposal has been accepted. Prices for products covered may be adjusted by Company, upon notice to Customer at any time prior to shipment, to reflect any increase in Company’s cost of raw materials (e.g., steel, aluminum) incurred by Company after issuance of Company’s applicable proposal or quotation. Pricing for Equipment and material covered by this Agreement does not include any amounts for changes in taxes, tariffs, duties or other similar charges imposed and/or enacted by a government. At any time prior to shipment,Company shallbe entitled to an increase in time and money for any costs that it incurs directly or indirectly that arise out of or relate to changes in taxes, tariffs, duties or similar charges due to such changes. 4. Alarm Monitoring Services.Any reference to alarm monitoring services in this Agreement is included for pricing purposes only. Alarm monitoring services are performed pursuant to the terms and conditions of Company’s standard alarm monitoring services agreement. 5. Code Compliance.Company does not undertake an obligation to inspect for compliance with laws or regulations unless specifically stated in the Scope of Work. Customer acknowledges that the Authority Having Jurisdiction (e.g. Fire Marshal) may establish additional requirements for compliance withlocalcodes. Anyadditionalservicesorequipmentrequired will be provided at an additional cost to Customer. 6. Limitation of Liability; Limitations of Remedy.It is understood and agreed by the Customer that Company is not an insurer and that insurance coverage shall be obtained by the Customer and that amounts payable to company hereunder are based upon the value of the services and the scope of liability set forth in this Agreement and are unrelated to the value of the Customer’s property and the property of others located on the premises. Customer agrees to look exclusively to the Customer’s insurerto recoverforinjuries ordamage in the eventof any loss or injury and thatCustomer releases and waives all right of recovery against Company arising by way of subrogation. Company makes no guaranty or Warranty, including any implied warranty of merchantability or fitness for a particular purpose that equipment or services supplied by Company will detect or avert occurrences or the consequences therefrom that the equipment or service was designed to detect or avert. It is impractical and extremely difficult to fix the actual damages,ifany, which may proximately resultfrom failure on the part of Company to perform any of its obligations under thisAgreement. Accordingly,Customeragrees that, Company shall be exempt from liability for any loss, damage or injury arising directly or indirectly from occurrences, or the consequences therefrom, which the equipment or service was designed to detect or avert. Should Company be found liable for any loss, damage or injury arising from a failure of the equipment or service in any respect, Company’s liability shall be limited to an amount equal to the Agreement price (as increased by the price for any additional work) or where the time and material payment term is selected, Customer’s time and material payments to Company. Where this Agreement coversmultiplesites,liabilityshallbelimitedtotheamount of the payments allocable to the site where the incident occurred. Such sum shall be complete and exclusive. In no event shall Company be liable for any damage, loss, injury, or any other claim arising from any servicing, alterations, modifications, changes, or movements of the Covered System(s) or any of its component parts by Customer or any third party. To the maximum extent permitted by law, in no event shall Company and its affiliates and their respective personnel, suppliers and vendors be liable to Customer or any third party under any cause of action or theory of liability, even if advised of the possibility ofsuch damages, for any (a)special,incidental, consequential, punitive or indirect damages of any kind; (b) loss of profits, revenues, data, customer opportunities, business, anticipated savings or goodwill; (c) business interruption; or (d) data loss or other losses arising from viruses, ransomware, cyber-attacks or failures or interruptions to network systems. The limitations of liabilitysetforthinthisAgreementshallinuretothebenefit of all parents, subsidiaries and affiliates of Company, whether direct or indirect, Company’s employees, agents, officers and directors. 7. Reciprocal Waiver of Claims (SAFETY Act).Certain of Company’s systems and services have received Certification and/or Designation as Qualified Anti-Terrorism Technologies (“QATT”) under the Support Anti-terrorism by Fostering Effective Technologies Act of 2002, 6 U.S.C. §§ 441-444 (the “SAFETY Act”). As required under 6 C.F.R. 25.5 (e), to the maximum extent permitted by law, Company and Customer herebyagreetowaivetheirrighttomakeanyclaimsagainstthe other for any losses, including business interruption losses, sustained by either party or their respective employees, resulting from an activity resulting from an “ActofTerrorism” as defined in 6 C.F.R. 25.2, when QATT have been deployed in defense against, response to, or recovery from such Act of Terrorism. 8. General Provisions.Customer has selected the service level desired after considering and balancing various levels of protection afforded, and their related costs. All work to be performed by Company will be performed during normal working hours of normal working days (8:00 a.m. – 5:00 p.m., Monday through Friday, excluding Company holidays), as defined by Company, unless additional times are specifically describedinthisAgreement.Companywillperformtheservices described in the Scope of Work section (“Services”) for one or more system(s) or equipment as described in the Scope of Work section or the listed attachments (“Covered System(s)”). The Customer shall promptly notify Company of any malfunction in the Covered System(s) which comes to Customer’s attention. This Agreement assumes the Covered System(s) are in operational and maintainable condition as of the Agreement date. If, upon initial inspection, Company determines that repairs are recommended, repair charges will be submitted for approvalpriorto any work. Should such repair work be declined Company shall be relieved from any and all liability arising therefrom. UNLESS OTHERWISE SPECIFIED IN THIS AGREEMENT, ANY INSPECTION (AND, IF SPECIFIED, TESTING) PROVIDED UNDER THIS AGREEMENT DOES NOT INCLUDE ANY MAINTENANCE, REPAIRS, ALTERATIONS, REPLACEMENT OF PARTS, OR ANY FIELD ADJUSTMENTS WHATSOEVER, NOR DOES IT INCLUDE THE CORRECTION OF ANY DEFICIENCIES IDENTIFIED BY COMPANY TO CUSTOMER. COMPANY SHALL NOT BE RESPONSIBLE FOR EQUIPMENT FAILURE OCCURRING WHILE COMPANY IS IN THE PROCESS OF FOLLOWING ITS INSPECTION TECHNIQUES, WHERE THE FAILURE ALSO RESULTS FROM THE AGE OR OBSOLESCENCE OF THE ITEM OR DUE TO NORMAL WEAR AND TEAR. THIS AGREEMENT DOES NOT COVER SYSTEMS, EQUIPMENT, COMPONENTS OR PARTS THAT ARE BELOW GRADE, BEHIND WALLS OR OTHER OBSTRUCTIONS OR EXTERIOR TO THE BUILDING, ELECTRICAL WIRING, AND PIPING. 9. Customer Responsibilities.Customer shall furnish all necessary facilities for performance of its work by Company, adequate space for storage and handling of materials, light, water, heat, heat tracing, electrical service, local telephone, watchman, and crane and elevator service and necessary permits. Where wet pipe system is installed, Customer shall supply and maintain sufficient heat to prevent freezing of the system. Customer shall promptly notify Company of any malfunction in the Covered System(s) which comes to Customer’s attention. This Agreement assumes any existing system(s) are in operational and maintainable condition as of the Agreement date. If, upon initial inspection, Company determines that repairs are recommended, repair charges will be submitted for approvalpriorto any work. Should such repair work be declined Company shall be relieved from any and all liability arising therefrom. Customer shall further: supplyrequired schematics and drawings unless they are to besuppliedbyCompanyinaccordancewiththisAgreement; Provide a safe work environment, in the event of an emergency or Covered System(s) failure, take reasonable safety precautions to protect against personal injury, death, and property damage, continue such measures until the Covered System(s) are operational, and notify Company as soon as possible under the circumstances. Provide Company access to any system(s) to be serviced, Comply with all laws, codes, and regulations pertaining to the equipment and/or services provided under this Agreement. Customerissolelyresponsiblefortheestablishment,operation, maintenance, access, security and other aspects of its computer network (“Network”) and shall supply Company secure Network access for providing its services. Products networked, connected to the internet, or otherwise connected to computers or other devices must be appropriately protected by Customer and/or end user against unauthorized access. Customer is responsible to take appropriate measures, including performing back-ups, to protect information, including without limit data, software, or files (collectively “Data”) prior to receiving the service or products. Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America © 2020 Johnson Controls. ALL RIGHTS RESERVED. Project: Westlake Academy Customer Reference: Johnson Controls Reference: 405413480 Date: 05/03/2021 Page 6 of 7 10. Excavation.In the event the Work includes excavation, Customer shall pay, as an extra to the contract price, the cost of any additional work performed by Company dues to water, quicksand, rock or other unforeseen condition or obstruction encountered or shoring required. 11. Structure and Site Conditions.While employees of Company will exercise reasonable care in this respect, Company shall be under not responsibility for loss or damage due to the character, condition or use of foundations, walls, or other structures not erected by Company or resulting from the excavation in proximity thereto, or for damage resulting from concealed piping, wiring, fixtures, or other equipment or condition of water pressure. All shoring or protection of foundation, walls or other structures subject to being disturbed byanyexcavationrequiredhereundershallbetheresponsibility of Customer. Customer shall have all things in readiness for installation including, without limitation, structure to support the sprinkler system and related equipment(including tanks),other materials, floor or suitable working base, connections and facilities for erection at the time the materials are delivered. In the event Customer fails to have all things in readiness at the time scheduled for receipt of materials, Customer shall reimburse Company for all expenses caused by such failure. Failure to make areas available to Company during performance in accordance with schedules that are the basis for Company’s proposal shall be considered a failure to have things in readiness in accordance with the terms of this Agreement. 12. Confined Space.If access to confined space by Company is required for the performance of Services, Services shall be scheduled and performed in accordance with Company’s then- current hourly rate. 13.Hazardous Materials.Customer represents that, exceptto the extent that Company has been given written notice of the following hazards prior to the execution of this Agreement, to the best of Customer’s knowledge there is no: “permit confined space,” as defined by OSHA, risk of infectious disease, need for air monitoring, respiratory protection, or other medical risk, asbestos, asbestos-containing material, formaldehyde or other potentially toxic or otherwise hazardous material contained in or on the surface of the floors, walls, ceilings, insulationorotherstructuralcomponentsoftheareaofany building where work is required to be performed under this Agreement. All of the above are hereinafter referred to as “Hazardous Conditions”. Company shall have the right to rely on the representations listed above. If hazardous conditions are encountered by Company during the course of Company’s work, the discovery of such materials shall constitute an event beyond Company’s control and Company shall have no obligation to further perform in the area where the hazardous conditionsexistuntiltheareahasbeenmade safebyCustomer as certified in writing by an independent testing agency, and Customer shall pay disruption expenses and re-mobilization expenses as determined by Company. This Agreement does not provide for the cost of capture, containment or disposal of any hazardous waste materials, or hazardous materials, encountered in any of the Covered System(s) and/or during performance of the Services. Said materials shall at all times remain the responsibility and property of Customer. Company shall not be responsible for the testing, removal or disposal of such hazardous materials. 14. OSHA Compliance.Customer shall indemnify and hold Company harmless from and against any and all claims, demands and/or damages arising in whole or in part from the enforcement of the Occupational Safety Health Act (and any amendments or changes thereto) unless said claims, demands or damages are a direct result of causes within the exclusive control of Company. 15.Interferences.Customershallberesponsibletocoordinate the work of other trades (including but not limited to ducting, piping, and electrical) and for and additional costs incurred by Company arising out of interferences to Company’s work caused by other trades. 16.Modifications andSubstitutions.Companyreservesthe righttomodifymaterials,includingsubstitutingmaterialsoflater design, providing that such modifications or substitutions will notmateriallyaffecttheperformanceoftheCoveredSystem(s). 17. Changes, Alterations, Additions.Changes, alterations and additions to the Scope of Work, plans, specifications or construction schedule shall be invalid unless approved in writing by Company. Should changes be approved by Company, that increase or decrease the cost of the work to Company, the parties shall agree, in writing, to the change in price prior to performance of any work. However, if no agreement is reached prior to the time for performance of said work, and Company elects to perform said work so as to avoid delays, then Company’s estimate as to the value of said work shallbedeemedacceptedbyCustomer. Inaddition,Customer shall pay for all extra work requested by Customer or made necessarybecauseofincompletenessorinaccuracyofplansor other information submitted by Customer with respect to the location, type of occupancy, or other details of the work to be performed. In the event the layout of Customer’s facilities has been altered, or is altered by Customer prior to the completion of the Work, Customer shall advise Company, and prices, delivery and completion dates shall be changed by Company as may be required. 18. Commodities Availability.Company shall not be responsible for failure to provide services, deliver products, or otherwise perform work required by this Agreementdue to lack of available steel products or products made from plastics or other commodities. In the event Company is unable, after reasonable commercial efforts, to acquire and provide steel products, or products made from plastics or other commodities, if required to perform work required by this Agreement, Customer hereby agrees that Company may terminate the Agreement, or the relevant portion of the Agreement, at no additional cost and without penalty. Customer agrees to pay Companyinfullforallworkperformeduptothetimeofanysuch termination. 19. Project Claims.Any claim of failure to perform against Company arising hereunder shall be deemed waived unless received by Company, in writing specifically setting forth the basis for such claim, within ten (10) days after such claims arises. 20. Backcharges.No charges shall be levied against Company unless seventy-two (72) hours prior written notice is given to Company to correctanyalleged deficiencieswhich are alleged to necessitate such charges and unless such alleged deficiencies are solely and directly caused by Company. 21. System Equipment.The purchase of equipment or peripheraldevices(includingbutnotlimitedtosmokedetectors, passive infrared detectors, card readers, sprinkler system components, extinguishers and hoses) from Company shall be subject to the terms and conditions of this Agreement. If, in Company’s sole judgment, any peripheral device or other system equipment,whichisattachedtotheCoveredSystem(s), whether provided by Company or a third party, interferes with the proper operation of the Covered System(s),Customer shall remove or replace such device or equipment promptly upon noticefromCompany.FailureofCustomertoremoveorreplace the device shallconstitute a material breach of this Agreement. If Customer adds any third party device or equipment to the Covered System(s), Company shall not be responsible for any damage to or failure of theCoveredSystem(s) caused in whole or in part by such device or equipment. 22. Reports.Where inspection and/or test services are selected, such inspection and/or test shall be completed on Company’s then current Report form, which shall be given to Customer,and,whereapplicable,Companymaysubmita copy thereofto the localauthorityhaving jurisdiction.The Reportand recommendations by Company are only advisory in nature and are intended to assist Customer in reducing the risk of loss to property by indicating obvious defects or impairments noted to the system and equipment inspected and/or tested. They are not intended to imply that no other defects or hazards exist or that all aspects of the Covered System(s), equipment, and components are under control at the time of inspection. Final responsibility for the condition and operation of the Covered System(s) and equipment and components lies with Customer. 23. Limited Warranty.Subject to the limitations below, Company warrants any equipment (as distinguished from the Software) installed pursuant to this Agreement to be free from defects in material and workmanship under normal use for a period of one (1) year from the date of first beneficial us or all or any part of the Covered System(s) or 18 months after Equipment shipments, whichever is earlier, provided however, that Company’s sole liability, and Customer’s sole remedy, under this limited warranty shall be limited to the repair or replacement of the Equipment or any part thereof, which Company determines is defective, at Company’s sole option and subjecttothe availabilityofservicepersonnelandparts,as determined by Company. Company warrants expendable items, including, but not limited to, video and print heads, television camera tubes,videomonitordisplaystubes,batteries and certain other products in accordance with the applicable manufacturer’s warranty. Company does not warrant devices designedtofailinprotectingtheSystem,suchas,butnotlimited to, fuses and circuit breakers. Company warrants that any Company software described in this Agreement, as well as software contained in or sold as part of any Equipment described in this Agreement, will reasonably conform to its published specifications in effect at the time of delivery and for ninety(90)daysafter delivery. However,Customer agreesand acknowledges that the software may have inherent defects because of its complexity. Company’s sole obligation with respect to software, and Customer’s sole remedy, shall be to make available published modifications, designed to correct inherent defects, which become available during the warranty period. If Repair Services are included in this Agreement, Company warrants that its workmanship and material for repairs made pursuant to this Agreement will be free from defects for a period of ninety (90) days from the date of furnishing. EXCEPT AS EXPRESSLY SET FORTH HEREIN, COMPANY DISCLAIMS ALL WARRANTIES, EXPRESS OR IMPLIED, INCLUDING BUT NOT LIMITED TO ANY IMPLIED WARRANTIES OFMERCHANTABILITYORFITNESSFORA PARTICULAR PURPOSE WITH RESPECT TO THE SERVICES PERFORMED OR THE PRODUCTS, SYSTEMS OR EQUIPMENT, IF ANY, SUPPORTED HEREUNDER. Warranty service will be performed during Company’s normal working hours. If Customer requests warranty service at other than normal working hours, service will be performed at Company’sthencurrentratesforafteroursservices. Allrepairs or adjustments that are or may become necessary shall be performed by and authorized representative of Company. Any repairs, adjustments or interconnections performed by Customer or any third party shall void all warranties. Company makes no and specifically disclaims all representations or warranties that the services, products, software or third party product or software will be secure from cyber threats, hacking or other similar malicious activity. 24. Indemnity.Customer agrees to indemnify, hold harmless and defend Company against any and all losses, damages, costs, including expert fees and costs, and expenses including reasonable defense costs, arising from any and all third party claimsfor personalinjury,death,property damage or economic loss, including specifically any damages resulting from the exposure of workers to Hazardous Conditions whether or not Customer pre-notifies Company of the existence of said hazardous conditions, arising in any way from any act or omission of Customer or Company relating in any way to this Agreement, including but not limited to the Services under this Agreement, whether such claims are based upon contract, warranty, tort (including but not limited to active or passive negligence), strict liability or otherwise. Company reserves the right to select counsel to represent it in any such action. 25. Insurance.Customer shall name Company, its officers, Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America © 2020 Johnson Controls. ALL RIGHTS RESERVED. Project: Westlake Academy Customer Reference: Johnson Controls Reference: 405413480 Date: 05/03/2021 Page 7 of 7 employees, agents, subcontractors, suppliers, and representatives as additional insureds on Customer’s general liability and auto liability policies. 26. Termination.Any termination under the terms of this Agreement shall be made in writing. In the event Customer terminates this Agreement prior to completion for any reason not arising solely from Company’s performance or failure to perform, Customer understands and agrees that Company will incur costs of administration and preparation that are difficultto estimateor determine.Accordingly,should Customerterminate thisAgreementasdescribedabove,Customeragreestopayall charges incurred for products and equipment installed and services performed, and in addition pay an amount equal to twenty (20%) percent of the price of products and equipment not yet delivered and Services not yet performed, return all products and equipment delivered and pay a restocking fee of twenty (20%) percent the price of products or equipment returned. Company may terminate this Agreement immediately at its sole discretion upon the occurrence of any Event of Default as hereinafter defined. Company may also terminate this Agreement at its sole discretion upon notice to Customer if Company’sperformanceofitsobligationsunderthisAgreement becomes impracticable due to obsolescence of equipment at Customer’s premises or unavailability of parts. 27. Default.An Event of Default shall be (a) failure of Customer to payany amountwhen due and payable,(b) abuse of the System or the Equipment, (c) dissolution, termination, discontinuance, insolvency or business failure of Customer. Upon the occurrence of an Event of Default, Company may pursue one or more of the following remedies: (i) discontinue furnishing Services and delivering Equipment, (ii)) by written notice to Customer declare the balance of unpaid amounts due and to become due under this Agreement to be immediately due and payable; (iii) receive immediate possession of any EquipmentforwhichCustomerhasnotpaid;(iv)proceed atlaw or equity to enforce performance by Customer or recover damagesforbreachofthisAgreement,and (v)recoverallcosts and expenses, including without limitation reasonable attorneys’ fees, in connection with enforcing or attempting to enforce this Agreement. 28. Exclusions. Unless expressly included in the Scope of Work, this Agreement expressly excludes, without limitation, testing inspection and repair of duct detectors,beam detectors, and UV/IR equipment; provision of fire watches; clearing of ice blockage;draining of improperly pitched piping; replacement of batteries; recharging of chemical suppression systems; reloading of, upgrading, and maintaining computer software; system upgrades and the replacement of obsolete systems, equipment, components or parts; making repairs or replacements necessitated by reason of negligence or misuse of components or equipment or changes to Customer’s premises, vandalism, corrosion (including but not limited to micro-bacterially induced corrosion (“MIC”)), power failure, current fluctuation, failure due to non-Company installation, lightning, electrical storm, or other severe weather, water, accident, fire, acts of God or any other cause external to the Covered System(s). Repair Services provided pursuant to this Agreement do not cover and specifically excludes system upgradesandthereplacementofobsoletesystems,equipment, components or parts. All such services may be provided by CompanyatCompany’ssolediscretion atan additionalcharge. If Emergency Services are expressly included in the scope of work section, the Agreement price does not include travel expenses. 29. No Option to Solicit.Customer shall not, directly or indirectly, on its own behalf or on behalf of any other person, business, corporation or entity, solicit or employ any Company employee,orinduceanyCompanyemployeetoleavehisorher employment, for a period of two years after termination of this Agreement. 30. Force Majeure; Delays.Company shall not be liable, nor in breach or default of its obligations under this Agreement, for delays, interruption, failure to render services, or any other failure by Company to perform an obligation under this Agreement, where such delay, interruption or failure is caused, in whole or in part, directly or indirectly, by a Force Majeure Event. A “Force Majeure Event” is a condition or event that is beyond the reasonable control of Company, whether foreseeable or unforeseeable, including,withoutlimitation, acts of God, severe weather (including but not limited to hurricanes, tornados, severe snowstorms or severe rainstorms), wildfires, floods, earthquakes, seismic disturbances, or other natural disasters, acts or omissions of any governmental authority (including change of any applicable law or regulation), epidemics, pandemics, disease, viruses, quarantines, or other public health risks and/or responses thereto, condemnation, strikes, lock-outs, labor disputes, an increase of 5% or more in tariffs or other excise taxes for materials to be used on the project, fires, explosions or other casualties, thefts, vandalism, civildisturbances,insurrection,mobviolence,riots,warorother armed conflict(or the serious threatofsame),actsofterrorism, electrical power outages, interruptions or degradations in telecommunications, computer, network, or electronic communications systems, data breach, cyber-attacks, ransomware, unavailability or shortage of parts, materials, supplies, or transportation, or any other cause or casualty beyond the reasonable control of Company. If Company’s performance of the work is delayed, impacted, or prevented by a Force Majeure Event or its continued effects, Company shall be excused from performance under the Agreement. Without limiting thegeneralityofthe foregoing,ifCompanyisdelayed in achieving one or more of the scheduled milestones set forth in the Agreementdue to a Force Majeure Event, Company will be entitled to extend the relevant completion date by the amount of time that Company was delayed as a result of the Force Majeure Event,plussuch additionaltimeasmaybe reasonably necessary to overcome the effect of the delay. To the extent that the Force Majeure Event directly or indirectly increases Company’s cost to perform the services, Customer is obligated to reimburse Company for such increased costs, including, without limitation, costs incurred by Company for additional labor, inventory storage, expedited shipping fees, trailer and equipment rental fees, subcontractor fees or other costs and expenses incurred by Company in connection with the Force Majeure Event. 31. One-Year Claims Limitation; Choice of Law.No claim or cause of action, whether known or unknown, shall be brought againstCompanymorethanoneyearaftertheclaim firstarose. Except as provided for herein, Company’s claims must also be brought within one year. Claims not subject to the one-year limitation include claims for unpaid: (a) contract amounts, (b) change order amounts (approved or requested) and (c) delays and/or work inefficiencies. The laws of Massachusetts shall govern the validity, enforceability, and interpretation of this Agreement. 32. Assignment.Customer may not assign this Agreement withoutCompany’s prior written consent.Company may assign this Agreement to an affiliate without obtaining Customer’s consent. 33. Entire Agreement.The parties intend this Agreement, together with any attachments or Riders (collectively the “Agreement) to be the final,completeand exclusive expression of their Agreement and the terms and conditions thereof. This Agreement supersedes all prior representations, understandings or agreements between the parties, written or oral, and shall constitute the sole terms and conditions of sale for all equipment and services. No waiver, change, or modification of any terms or conditions of this Agreement shall be binding on Company unless made in writing and signed by an Authorized Representative of Company. 34. Severability.If any provision of this Agreement is held by any court or other competent authority to be void or unenforceable in whole or in part, this Agreement will continue to be valid as to the other provisions and the remainder of the affected provision. 35. Legal Fees.Company shall be entitled to recover from the customer all reasonable legal fees incurred in connection with CompanyenforcingthetermsandconditionsofthisAgreement. 36. Software and Digital Services.Use, implementation, and deployment of the software and hosted software products (“Software”) offered under these terms shall be subject to, and governed by,Company’sstandard termsforsuch Softwareand Software related professional services in effect from time to time at https://www.johnsoncontrols.com/techterms (collectively,the “SoftwareTerms”).Applicable SoftwareTerms are incorporated herein by this reference. Other than the right to use the Software as set forth in the Software Terms, Company and its licensors reserve all right, title, and interest (including all intellectual property rights) in and to the Software and improvements to the Software. The Software that is licensed hereunder is licensed subject to the Software Terms andnotsold. Ifthereisaconflictbetweentheothertermsherein and the Software Terms, the Software Terms shall take precedence and govern with respect to rights and responsibilities relating to the Software, its implementation and deployment and any improvements thereto. 37. License Information (Security System Customers): AL Alabama Electronic Security Board of Licensure 7956 Vaughn Road,Pmb 392,Montgomery,Alabama 36116 (334)264-9388: AR Regulated by: Arkansas Board of Private Investigators And Private Security Agencies, #1 State Police Plaza Drive, Little Rock 72209 (501)618-8600: CA Alarm company operators are licensed and regulated by the Bureau of Security and Investigative Services, Department of Consumer Affairs, Sacramento, CA, 95814. Upon completion of the installation of the alarm system, the alarm company shall thoroughly instruct the purchaser in the proper use of the alarm system. Failure by the licensee, without legal excuse, to substantially commence work within 20 days from the approximate date specified in the agreement when the work will begin is a violation of the Alarm Company Act: NY Licensed by N.Y.S. Departmentof the State: TX Texas Commission on Private Security, 5805 N. Lamar Blvd., Austin, 78752-4422, 512-424-7710.License numbers available at www.johnsoncontrols.com or contact your local Johnson Controls office. IMPORTANT NOTICE TO CUSTOMER In accepting this Proposal, Customer agrees to the terms and conditions contained herein and any attachments or riders attached hereto that contain additional terms and conditions. It is understood that these terms and conditions shall prevail over any variation in terms and conditions on any purchase order or other document that the Customer may issue. Any changes in the system requested by the Customer after the execution of this Agreement shall be paid for by Customer and such changes shall be authorized in writing.ATTENTION IS DIRECTED TO THE LIMITATION OF LIABILITY, WARRANTY, INDEMNITY AND OTHER CONDITIONS ON THE PRECEDING PAGES. This proposal shall be void if not accepted in writing within 30 days from the date of the Proposal. Fire Domain Sale and Installation Agreement Job Design April 10, 2020Offered By:Accepted By: (Customer) Johnson Controls Fire Protection LP License#: 800 Railhead Rd Ste 304 Company: FORT WORTH, TX 76106-1981 Telephone: (817) 210 0700 Address: Representative:Signature: Title: P.O.#:Date: Fire, Security, Communications, Sales & Service Offices & Representatives in Principal Cities throughout North America © 2020 Johnson Controls. ALL RIGHTS RESERVED. Page 1 of 3 COUNCIL AGENDA ITEM Regular Session - Consent Monday, May 24, 2021 TOPIC: Consider a Resolution approving an Inter Local Agreement with Denton County providing for design and construction associated with Parish Lane North. STAFF: Jarrod Greenwood, Assistant Town Manager STRATEGIC ALIGNMENT Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development People, Facilities, & Technology High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Encourage Westlake's Unique Sense of Place SUMMARY Due to the unprecedented growth within the AllianceTexas SH 170/114 corridor, significant regional mobility improvements are needed to reduce traffic congestion, maintain quality of life, and advance economic development in Westlake and along the corridor. In order to maintain and enhance these mobility goals, regional leadership advanced the delivery of SH170 main lanes from I-35 to SH 114, the addition of “Texas U-Turns” at key intersections, and ultimately a Parish Lane North connector to replace the existing Roanoke Road/SH 170 crossing and provide direct access to/from the Charles Schwab global headquarters to the northern area of the Town Westlake and to Roanoke. The Parish Lane North connector is identified in the Master Throroughfare Plan, and is a critical arterial connection to the other regional improvements that are under construction, including SH 170, the Texas U-Turn’s at US 377 and Schwab Way. Through a partnership between Westlake, Denton County and Hillwood, Westlake will be the sponsoring agency, as outlined in the proposed Inter Local Agreement with Denton County. The Town will need to enter into a Developer’s Agreement with Hillwood for the performance of Westlake’s obligations contained within the proposed Inter Local Agreement. The proposed ILA provides a road at no cost to the Town. Page 2 of 3 Parrish Lane Connector Development Parish Lane will ultimately consist of two sections: 1) Parish Lane South from SH 170 frontage to existing Schwab Way at Ottinger Road; and 2) Parish Lane North from SH 170 frontage to existing Roanoke Road (see attached Parish Lane Project Site Map). The proposed Inter Local Agreement with Denton County would provide for the design and construction associated with only the portion of Parish Lane North from SH 170 to Roanoke Road. This ILA does not include any portion of Parish Lane south of SH 170. Project Description Parish Lane North improvements consist of approximately 1,550 feet of 4-lane divided regional arterial roadway, SH 170 intersection signalization, and a deceleration lane at SH 170. All of these roadway improvements are located in Westlake and and Denton County. Completion of Parish Lane North, along with the addition of the Texas U-Turns at Schwab Way and Parish Lane North, will provide the Charles Schwab headquarters (7,000 employee campus) and significant commercial growth in the corridor with required accessibility out onto the SH 170 regional system as well as multi jurisdiction connectivity between Westlake and Roanoke. Project Cost Preliminary improvement cost for both Parish Lane North and Parish Lane South is approximately $11M. The project costs for Parish Lane North is estimated to be $4.5M. Hillwood has prepared complete construction documents (with final approval by Westlake). Hillwood will provide the right-of-way required to construct Parish Lane North (approximately 4.03 acres), and will be responsible for project bidding and construction management on behalf of Westlake. Partnership The Developer’s Agreement with Hillwood will set forth the terms and conditions upon which Hillwood will provide services including, but not limited to, design and construction, plan preparation, construction bidding to qualified bidder’s, construction management, construction inspection and progress payments at no cost to Westlake. Denton County will contribute up to $4.5M towards the completion of the project. Any amount over $4.5M will be funded by Hillwood on behalf of the Town of Westlake. Project Schedule Parish Lane North is a shovel ready project with plans having been completed by Hillwood (landowner) and approved through the Town of Westlake. It is the partnership’s goal to have Parish Lane North construction completed in sequence with SH 170 main lane Phase II delivery and the removal of current Roanoke Road at SH 170. The proposed schedule is as follows: • Completion of Interlocal Agreement June 2021 • Project Bid, Notice to Proceed Summer 2021 • Project Completion Late Spring 2022 • Phase II SH 170 Main Lanes/Roanoke Road Crossing Removal Fall 2023 Page 3 of 3 COUNCIL ACTION/OPTIONS • Approve the proposed ILA. • Reject the proposed ILA. STAFF RECOMMENDATION Staff recommends approval. FISCAL/SERVICE LEVEL IMPACT TO COMMUNITY Project Cost/Funding Amount: N/A Funding Source: N/A Contract: Yes Forms: N/A Service Levels: The proposed agreement will provide funding for a needed regional roadway connection that will improve traffic conditions for Westlake and the Region. DEVELOPMENT/MOBILITY IMPACT TO COMMUNITY Westlake Academy: The prosed funding will provide improved regional mobility that will provide imoroved traffic conditions for Academy families. Comprehensive Plan: The proposed agreement will provide regional mobility in conformance with the Comp Plan and Master Thoroughfare Plan. Cost Recovery Analysis: There is not immediate fiscal impact. Traffic Impact: Improvement of traffic by providing a connection from SH 170 to Ronaoke that will allow for the removal of the Roanoke Road crossing and eliminating the dangerous conditions that currently exist at the signalized intersection. ATTACHMENTS Resolution with Exhibit “A” – Denton County Inter Local Agreement Parish Lane Project Site Map Resolution 21-18 Page 1 of 2 TOWN OF WESTLAKE RESOLUTION NO. 21-18 A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS, APPROVING AN INTER LOCAL AGREEMENT WITH DENTON COUNTY PROVIDING FOR ROADWAY DESIGN AND CONSTRUCTION ASSOCIATED WITH PARISH LANE NORTH. WHEREAS, Tarrant County and Westlake are both governmental entities engaged in the purchase of goods and services, which is a recognized governmental function; and, WHEREAS, Westlake desires to provide residents and commuters safe and aesthetically pleasing street to travel; and, WHEREAS, the Town Council finds that the inter-local agreement and improvements of Dove Road benefit the public; 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: All matters stated in the Recitals above are found to be true and correct and are incorporated herein by reference as if copied in their entirety. SECTION 2: The Town Council of the Town of Westlake hereby approves the Inter Local Agreement with Denton County for roadway design and construction associated with Parish Lane North, attached as Exhibit “A”, and further authorizes the Mayor to execute the agreement on behalf of the Town of Westlake, Texas. 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. Resolution 21-18 Page 2 of 2 PASSED AND APPROVED ON THIS 24th DAY OF MAY 2021. _______________________________ Laura Wheat, Mayor ATTEST: ___________________________ ________________________________ Todd Wood, Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: ___________________________ L. Stanton Lowry, Town Attorney ICA – Westlake – Parrish Lane/Charles Schwab Connector Project Page 1 of 7 THE STATE OF TEXAS § § COUNTY OF DENTON § INTERLOCAL COOPERATION AGREEMENT BETWEEN DENTON COUNTY, TEXAS, AND THE TOWN OF WESTLAKE, TEXAS THIS AGREEMENT is made, entered into and executed by and between Denton County, Texas, a duly organized political subdivision of the State of Texas, engaged in the administration of county government and related services for the citizens of Denton County, Texas, hereinafter “the County;” and the Town of Westlake, Texas, a political subdivision of the State of Texas, engaged in the administration of municipal government and related services for the citizens of the Town of Westlake, Texas, hereinafter “the Town.” The County and the Town are collectively referred to herein as “the Parties.” WHEREAS, the County and the Town mutually desire to enter into this Agreement for the purpose of providing for design and construction associated with the new Parish Lane North (“the Project”). The Project will extend Parish Lane as a 4-lane divided roadway from its current terminus east to SH 170.Improvements will add a 4-lane divided regional arterial roadway, SH 170 intersection signalization, and a deceleration lane at SH 170 located within the municipal limits of the Town and Denton County Commissioner Precinct #4, hereinafter “the Project;” and WHEREAS, the Interlocal Cooperation Act, Texas Government Code Chapter 791, hereinafter “the Act,” provides authorization for a local government to contract with one or more local governments to perform governmental functions and services under the terms of the Act and the County and the Town hereby mutually agree to be subject to the provisions of the Act; and WHEREAS, the County and the Town value the timely completion of the Project which involves roads which are an integral part of the County’s road system and the Parties are undertaking the Project to facilitate safe travel on an improved roadway; and NOW, THEREFORE, this Agreement is hereby made and entered into by the County and the Town upon and for the mutual consideration stated herein: ICA – Westlake – Parrish Lane/Charles Schwab Connector Project Page 2 of 7 WITNESSETH: I. Pursuant to Texas Government Code §791.011, the County and the Town hereby enter into this Agreement in order to perform certain governmental functions and services in the area of streets, roads and drainage. The purpose of this Agreement is to provide a governmental function or service that each party is authorized to perform individually. II. The County hereby agrees to contribute an amount toward satisfactory completion of the Project which shall not exceed FOUR MILLION FIVE HUNDRED THOUSAND AND NO/100 DOLLARS ($4,500,000.00), provided that any and all funding is approved by formal action of the Denton County Commissioners Court. III. The Town hereby agrees to contribute an amount toward satisfactory completion of the Project for any costs exceeding FOUR MILLION FIVE HUNDRED THOUSAND AND NO/100 DOLLARS ($4,500,000.00) toward satisfactory of construction of the Project as well as, providing for all design and construction required for satisfactory completion of the Project. In addition, the Town will provide all inspections of the Project. IV. This exchange of in-kind services between the County and the Town is deemed adequate consideration for the obligations exchanged by the Parties herein. V. As the Town proceeds with the completion of the Project, the Town shall submit invoices for reimbursement to the Denton County Auditor, James Wells, 401 W. Hickory Street, Suite 423, Denton, Texas 76201, on a monthly basis and the County shall reimburse the Town for all approved expenses related to the Project within thirty (30) calendar days of receipt of an invoice from the Town, provided that all expenditures are made in a manner which is consistent with the terms of this Agreement. Upon satisfactory completion of the Project, the County and the Town shall prepare and complete a full audit of the Project. The Town shall submit a copy of all invoices to Mr. John Polster, c/o Innovative Transportation Solutions, Inc., 2701 Valley View Lane, Farmers Branch, Texas 75234, at the same time invoices are submitted to the Denton County Auditor. ICA – Westlake – Parrish Lane/Charles Schwab Connector Project Page 3 of 7 VI. As required by Texas Transportation Code §251.012 and as evidenced by the signature of the Town’s representative below, the governing body of the Town by the execution of and approval of this Agreement hereby approves of the expenditure of County money to finance the construction, improvement, maintenance or repair of a street or alley in the County that is located in the Town. VII. This Agreement may be terminated in whole, or in part, by the County or the Town upon thirty [30] days written notice to the other party. In the event of termination by the County, the County shall pay all approved invoices submitted up to and including the date of termination. VIII. This Agreement represents the entire integrated agreement between the County and the Town and supersedes all prior negotiations, representations and agreements, either oral or written. This Agreement may be amended only by written instrument signed by both of the Parties. Notices shall be directed as follows: For Town: Honorable Laura Wheat, Mayor Town of Westlake, Texas 1500 Solana Boulevard, Building 7, Suite 7200 Westlake, Texas 76262 Copy To: Mrs. Amanda DeGan Town Manager Town of Westlake, Texas 1500 Solana Boulevard, Building 7, Suite 7200 Westlake, Texas 76262 For County: Honorable Andy Eads Denton County Judge 110 West Hickory Street, 2nd Floor Denton, Texas 76201 Copy To: Denton County District Attorney’s Office - Civil Division 1450 East McKinney Street, Suite 3100 Denton, Texas 76209 ICA – Westlake – Parrish Lane/Charles Schwab Connector Project Page 4 of 7 IX. The covenants, terms and conditions herein are to be construed under the laws of the State of Texas and are performable by the Parties in Denton County, Texas. The Parties mutually agree that venue for any dispute or obligation arising from this Agreement shall lie in Denton County, Texas. X. The Town agrees and understands that the Town, its employees, servants, agents and representatives shall at no time represent themselves to be employees, servants, agents and representatives of the County. XI. The Town agrees to accept full responsibility for the acts, negligence and omissions of all Town employees, agents, subcontractors and contract laborers and for all other persons doing work under a contract or agreement with the Town. XII. This Agreement is not intended to extend the liability of the Parties beyond that provided for by law. Neither the County nor the Town waive, nor shall be deemed to have hereby waived, any immunity or defense that would otherwise be available to it against claims made by third parties. XIII. In the event that any portion of this Agreement shall be found to be contrary to law, it is the intent of the Parties hereto that the remaining portions shall remain valid and in full force and effect to the fullest extent possible. XIV. The undersigned officers and agents of the Parties hereto are the properly authorized officials and have the necessary authority to execute this Agreement on behalf of the Parties hereto, and each party hereby certifies to the other that any necessary resolutions extending said authority have been duly passed and are now in full force and effect. ICA – Westlake – Parrish Lane/Charles Schwab Connector Project Page 5 of 7 XV. This Agreement becomes effective when signed by the last party whose signing makes the respective agreement fully executed and the term of this Agreement is for the life of the Project beginning on the date of execution of this Agreement and continuing until the Project is completed. Executed this day of , 2021. DENTON COUNTY, TEXAS TOWN OF WESTLAKE, TEXAS 110 West Hickory 1500 Solana Boulevard, Bldg 7, Ste 7200 Denton, Texas 76201 Westlake, Texas 76262 By: By: Honorable Andy Eads Honorable Laura Wheat Denton County Judge Mayor of the Town of Westlake, Texas Acting by and on behalf of the authority Acting by and on behalf of the authority the Denton County Commissioners Court of the Town of Westlake, Texas ATTEST: ATTEST: By: By: Denton County Clerk Town Secretary APPROVED AS TO FORM: APPROVED AS TO FORM: By: By: Assistant District Attorney Town Attorney ICA – Westlake – Parrish Lane/Charles Schwab Connector Project Page 6 of 7 COUNTY AUDITOR’S CERTIFICATE I hereby certify funds are available to accomplish and pay the obligation of Denton County, Texas, under this Agreement. Denton County Auditor APPROVAL OF INTERLOCAL COOPERATION AGREEMENT Denton County, Texas, acting by and through the Denton County Commissioners Court, having been advised of the Project, with a total contribution by Denton County which shall not exceed FOUR MILLION FIVE HUNDRED THOUSAND AND NO/100 DOLLARS ($4,500,000.00) which shall be paid to the Town of Westlake, Texas, hereby gives its specific written approval to the Project prior to beginning the Project satisfaction of Texas Government Code §791.014. The description of the Project to be undertaken and its location are as follows: provide for design and construction associated with the new Parish Lane North. The Project will extend Parish Lane as a 4-lane divided roadway from its current terminus east to SH 170. Improvements will add a 4-lane divided regional arterial roadway, SH 170 intersection signalization, and a deceleration lane at SH 170. The local governments which requested the Project and with whom the agreement is by and between are Denton County, Texas, and the Town of Westlake, Texas. By vote on the date below, the Denton County Commissioners Court has approved the Project identified above and authorized execution of this document by the presiding officer of the Denton County Commissioners Court. Date: By: Presiding Officer of the Denton County Commissioners Court ICA – Westlake – Parish Ln/Charles Schwab Connector Project Page 7 of 7 2 Page 1 of 3 TOWN COUNCIL AGENDA ITEM Public Hearing Monday, May 24, 2021 TOPIC: Conduct a public hearing and consider approval of an ordinance amending Ordinance 906 approving a specific use permit (SUP) for 10 condominium units in the PD1-2 zoning district, known as “Westlake Entrada”. The site is located on Block N, Westlake Entrada Addition, at the southeast corner of Girona Drive and Davis Blvd. STAFF: Ron Ruthven, Planning and Development Director STRATEGIC ALIGNMENT Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life SUMMARY PentaVia Homes is requesting a renewal of a Specific Use Permit (SUP) for ten (10) condominiums to be constructed on Block N in the Entrada development. The original SUP automatically expired one-year after approval due to no building permit being issued for the condominium building. The applicant for this amendment is the original applicant and they are proposing no changes to the original approval other than the renewal of the SUP. COUNCIL ACTION/OPTIONS • Approve the proposed Ordinance, which contains staff’s recommendations; • Approve the Ordinance with additional conditions/modifications; • Deny the proposed Ordinance with prejudice • Deny the proposed Ordinance without prejudice • Table the item STAFF RECOMMENDATION The applicant is requesting is simply requesting an extension of the expiration provision. No other changes to the provisions of Ordinance 906 are proposed. Therefore, staff recommends approval subject to the conditions contained in the proposed ordinance. Page 2 of 3 FISCAL/SERVICE LEVEL IMPACT TO COMMUNITY Project Cost/Funding Amount: $0.00 Funding Source: N/A Contract: No Forms: N/A DEVELOPMENT/MOBILITY IMPACT TO COMMUNITY Westlake Academy: Up to 10 additional residential condominiums are authorized by the proposed ordinance. These additional units may allow for more students to enroll in the Academy. Per the terms of Resolution 13-17, Entrada Economic Development Agreement, these additional units shall require the payment of $10,000 per unit into capital funds specific to Westlake Academy prior to the issuance of the building permit. Comprehensive Plan: The request complies with the Entrada development plan, which, in turn, complies with the comprehensive plan. Traffic Impact: According to the Institute of Transportation Engineers (ITE) Trip Generation Manual, the projected traffic impact for the 10 condominium units is 5.44 trips per day per unit, yielding a total impact of 54.4 trips per day. The traffic impact of the proposed building is accounted for in the original Entrada TIA. Therefore, no additional study is needed. ATTACHMENTS 1. Letter from applicant 2. Ordinance 905 3. Ordinance 906 4. Proposed Ordinance PLANNING AND DEVELOPMENT ANALYSIS REQUEST DETAILS The site plan and SUP for the Block N building were approved by the Town Council on January 27, 2020. While the ordinance approving the site plan, Ordinance 905, does not contain an expiration provision, the ordinance approving the SUP for condominiums, Ordinance 906, does contain an expiration provision, which is consistent with all SUP ordinances per the Town’s zoning regulations. Specifically, Section 2(f) of Ordinance 906 states: “This SUP shall automatically revoke and expire upon the occurrence of any of the following circumstances: (1) The building permits (not including grading/ earthwork permits) allowing the construction of the condominiums are not issued within one year after the approval date of this ordinance; (2) The use authorized by the SUP is abandoned for more than six consecutive months after either the expiration of the building permit (not including grading/ earthwork permits), or, Page 3 of 3 after the issuance of the certificate of occupancy; (3) Any change in use of this building to a use other than that described and authorized by this ordinance; (4) Failure to provide the official recorded copy of the condominium regime as described and conditioned herein.” The following is a breakdown of the building that will house the condominiums per the approved site plan: 1st Floor (parking garage) – 10,623 sq.ft. 2nd Floor (retail) – 10,623 sq.ft. 3rd Floor (condo – 5 units) – 9,022 sq.ft. 4th Floor (condo – 4 units) – 8,649 sq.ft. 5th Floor (condo – 1 unit + common area) – 4,416 sq.ft. The following is a breakdown on the proposed condominium units: Entrada Condos Block N Lot 1 Unit # Area (sq.ft.) Bedrooms Bath % of Total 1A 1,289 2.00 2.00 7.22% 1B 1,495 2.00 2.00 8.37% 1C 1,230 2.00 2.00 6.89% 1D 1,624 2.00 2.00 9.10% 1E 2,560 3.00 3.50 14.34% 2A 2,497 2.00 2.50 13.98% 2B 1,500 2.00 2.00 8.40% 2C 2,535 2.00 2.50 14.20% 2D 1,624 2.00 2.00 9.10% 3B 1,501 2.00 2.00 8.41% Total 17,855 21.00 22.50 Average 1,786 2.10 2.25 The applicant states in the attached letter that the delay in construction was due to market and lending disruptions caused by the global Covid-19 pandemic. However, they are now ready to proceed with the project. As mentioned above, the applicant proposes no changes to the originally approved site plan and SUP. Ordinances 905 and 906 are attached for reference. TOWN OF WESTLAKE ORDINANCE NO. 905 AN ORDINANCE OF THE TOWN OF WESTLAKE,TEXAS APPROVING A PLANNED DEVELOPMENT DISTRICT (PD) SITE PLAN FOR AN APPROXIMATELY 0.376- ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 PD1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. PROVIDING A PENALTY; PROVIDING A CUMULATIVE CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the Town of Westlake, Texas is a general law municipality; and WHEREAS, the Town Council of the Town of Westlake finds it necessary for the public health, safety and welfare that development occur in a controlled and orderly manner; and WHEREAS, On April 22, 2013 the Town Council approved Ordinance 703 establishing the Zoning for Planned Development 1, Planning Area 2 (PD 1-2), also known as Entrada; and WHEREAS, On October 28, 2013 the Town Council approved Ordinance 720 establishing the Development Plan for Entrada; and WHEREAS,following provision of proper legal notice,including written notice to owners within 200 feet of the subject property, published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on January 27, 2020, by the Town Council; and WHEREAS, upon the recommendation of the Planning and Zoning Commission on January 13, 2020,the Town Council of the Town of Westlake, Texas is of the opinion that it is in the best interests of the Town and its citizens that this PD Site Plan, depicted in "Exhibit A", should be approved and adopted. NOW,THEREFORE,BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. SECTION 2: That the Town Council of the Town of Westlake, Texas does hereby approve the PD Site Plan shown as attached "Exhibit A" and located in PD 1-2 which is an approximately 85-acre tract located south of Hwy 114, east of Davis Boulevard, and north of Solana Boulevard. The PD Site Plan shown on attached Exhibit A is approved subject to the Ordinance 905 Page 1 of following conditions: a) The site plan approved by this ordinance shall be consistent with the attached"Exhibit A". b) Fulfillment of all zoning requirements as set out in Ordinance 703 in addition to the conditions accepted by the Town Council at the time of zoning approval (April 22, 2013). c) All Development Plan conditions for approval established in Ordinance 720 (adopted October 28, 2013) apply to this PD Site Plan. d) All building elevations shown on this PD Site Plan include the requirement that structures meet all aspects of the Entrada Design Guidelines established by Ordinance 703 and Ordinance 760. e) Town Staff will review and approve an exterior stone wall mockup and exterior wall stucco mockup to ensure compliance with the approved Entrada Design Guidelines (Ordinance 760)prior to the issuance of building permits. Plans for building construction shall include reference approved mock ups or already established buildings. A mock-up that includes all building materials for each building must be approved by the Town Manager or designee(s) before the issuance of building permits. f) If, at any time, there is a conflict between the approved Entrada Design Guidelines, PD Site Plan, and vertical construction drawings, the Design Guidelines shall be controlling. g) Where building walls face the street, particularly at intersections, the Town may require wall mounted, ceramic tile street name signs as shown in the approved Design Guidelines in the interest of space and/or aesthetics. h) The individual building elevations are approved conceptually, subject to compliance with Entrada Design Guidelines to be shown in detail on construction plans that are to be submitted when applying for a building permit. i) The Condominiums as depicted on this PD Site Plan shall receive separate Town Council approval of a Specific Use Permit per the provisions of Ordinance 703. j) All provisions of all applicable Town ordinances including Ordinance 703, 720 and 760 shall remain in full force and effect, except where amended herein. SECTION 3: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas,that sections,paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase,clause, sentence,paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional,phrase, sentence, paragraph or section. Ordinance 905 Page 2 of 4 EXHIBITS EXHIBIT A Block N PD Site Plan Ordinance 905 Page 4 of 4 SECTION 4: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 5: Any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Code of Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 6: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS 27TH DAY OF JANUARY 2020. kXe'-'& ATTEST: Laura Wheat, Mayor 1. dntlz"X4".-z Tanya Morri , Assistant t the Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: L. Stanton Lowry, Town Attorney OF WEST TE X PAS Ordinance 905 Page 3 of 4 TOWN OF WESTLAKE ORDINANCE NO. 906 AN ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS APPROVING A SPECIFIC USE PERMIT (SUP) TO ALLOW FOR A MAXIMUM OF 10 CONDOMINIUM UNITS LOCATED ON AN APPROXIMATELY 0.376-ACRE PORTION OF BLOCK N AND BEING A PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF HWY 114, EAST OF DAVIS, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. PROVIDING A PENALTY; PROVIDING A CUMULATIVE CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS,the Town of Westlake, Texas is a general law municipality; and WHEREAS, the Town Council of the Town of Westlake finds it necessary for the public health, safety and welfare that development occur in a controlled and orderly manner; and WHEREAS, On April 22, 2013 the Town Council approved Ordinance 703 establishing the Zoning for Planned Development 1, Planning Area 2 (PD1-2), also known as Entrada; and WHEREAS, On October 28, 2013 the Town Council approved Ordinance 720 establishing the Development Plan for Entrada; and WHEREAS, following provision of proper legal notice, including written notice to owners within 200 feet of the subject property,published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on January 27, 2020, by the Town Council; and WHEREAS, upon the recommendation of the Planning and Zoning Commission on January 13, 2020, the Town Council of the Town of Westlake, Texas is of the opinion that it is in the best interests of the Town and its citizens that this SUP, for the property depicted in Exhibit A", should be approved and adopted. NOW, THEREFORE,BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. Ordinance 906 Page 1 of 4 SECTION 2: That the Town Council of the Town of Westlake, Texas does hereby approve a Specific Use Permit (SUP) for Condominiums for the property depicted in the attached "Exhibit A" and located in PD 1-2 which is an approximately 85-acre tract located south of Hwy 114, east of Davis Boulevard, and north of Solana Boulevard. The SUP is approved subject to the following conditions: a) The maximum number of residential condominium units authorized by the SUP shall not exceed ten units; b) The condominium units authorized by this ordinance shall be constructed in accordance with the plans, specifications and provisions shown in the attached "Exhibit B"; c) An interior design package must be provided to the Town before the issuance of building permits. The package should include a detailed list of the amenities noted above and a description of fixtures, furnishings and materials. d) A building signage plan shall be submitted to the Town and approved by the Town Manager or their designee(s) before the issuance of the Certificate of Occupancy; e) Prior to the issuance of the Certificate of Occupancy and final inspection for any Condominium, a copy of the official recorded condominium regime document for this condominium that is filed with Tarrant County Clerk shall be provided to the Town Manager or designee and shall be kept in the official Town records; f) This SUP shall automatically revoke and expire upon the occurrence of any of the following circumstances: (1) The building permits (not including grading/earthwork permits) allowing the construction of the condominiums are not issued within one year after the approval date of this ordinance; (2) The use authorized by the SUP is abandoned for more than six consecutive months after either the expiration of the building permit (not including grading/earthwork permits), or, after the issuance of the certificate of occupancy; (3) Any change in use of this building to a use other than that described and authorized by this ordinance; (4) Failure to provide the official recorded copy of the condominium regime as described and conditioned herein. SECTION 3: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the Ordinance 906 Page 2 of 4 EXHIBITS EXHIBIT A Subject Property Exhibit EXHIBIT B Block N Site Plan Exhibit Ordinance 906 Page 4 of 4 incorporation in this Ordinance of any such legally invalid or unconstitutional,phrase,sentence, paragraph or section. SECTION 4: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 5: Any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Code of Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 6: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS 27TH DAY OF JANUARY 2020. ATTEST: Laur Wheat, Mayor At AG 4e- Ta a Morr , Assistant the Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: OF WF L. Stanton Lowry, Town Attorney T` T,XAS Ordinance 906 Page 3 of 4 ARTAGIRONA ANDORRADAVISBOULEVARDG:\ TXN\Projects\MRW\ 3082-37 Entrada - Block N Mixed Use\06_Survey_NTX\04_CAD\3082- 37_RPLT_ENTRADA- LOT1-BLKN.dwg 2020-01-16- 09:13 jlondon4020100 SCALE: 1" = 20'NOT TO SCALE)VICINITY MAP CHOO S E SI G N O R BERNAL HOMES, INC.49 Arta Dr Westlake, TX 76262 Contact: Israel Bernal Phone: (469) 664-5834 OWNER BGE, Inc.2595 Dallas Parkway, Suite 101, Frisco, TX 75034 Tel: 972- 464-4800 www.bgeinc.com TBPLS Licensed Surveying Firm No. 10193953 Copyright 2020 Project No. 3082-37 | JAL/DFM | SHEET 1 OF 1 Contact: David McCullah Telephone: (972) 464-4839 —Email: dmccullah@bgeinc.com AMENDED PLAT OF WESTLAKE ENTRADA LOT 1, BLOCK N BEING 16,387 SQUARE FEET IN THE WILLIAM H. PEA SURVEY, ABSTRACT NO. 1246 TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS JANUARY 2020 OWNER' S DEDICATION NOW, THEREFORE, KNOW ALL PERSONS BY THESE PRESENTS:That BERNAL HOMES, INC. does hereby adopt this Plat, designating the herein above described property as AMENDED PLAT OF LOT 1, BLOCK N, WESTLAKE ENTRADA, an addition to the Town of Westlake, Tarrant County, Texas. The easements thereon are hereby reserved for the purposes indicated, and in accordance with the easement documents filed with the Town of Westlake and Tarrant County. The utility and fire lane easements shall be open to fire and police units, garbage and rubbish collection agencies and the public and private utilities for which the easement is reserved, and as specifically approved by the Town of Westlake for the use of a particular easement. The maintenance of paving or any other surface on the utility and fire lane easements is the sole responsibility of the property owner. No buildings, or other permanent improvements shall be constructed, reconstructed or placed upon, over or across the easements as shown. Said easements being hereby reserved for use and accommodation of all public utilities for which the easement is reserved, and as specifically approved by the town of Westlake. Any public utility for which the easement is reserved, and as specifically approved by the Town of Westlake to use a particular easement shall have the right to remove and keep removed all or part of any buildings or other improvements which in any way may endanger or interfere with the construction, maintenance, or efficiency of its system in the easement and that public utility shall at all times have full right of ingress and egress upon the easement for the purpose of constructing, reconstructing,inspecting, patrolling, and maintaining and adding to or removing all or part of its system, subject to complying with all ordinances,rules, regulations and resolutions of the Town of Westlake, Texas, and in accordance with the easement documents filed with the Town of Westlake and Tarrant County. The Town of Westlake, Texas, and the public utility shall have the right of ingress and egress to private property for the purpose of reading meters, maintenance and service required or ordinarily performed by that utility. No generic "U.E.S." (utility easements) will be allowed. No easement will be allowed by separate instrument without written approval by the Town of Westlake.Notwithstanding anything to the contrary in this Plat, the owners, for themselves and their successors and assigns, reserve and retain the right to grant other rights and easements across, over or under the easement tract( s) to such other persons as the owners deem proper, provided such other grants are subject to the easements to the Town of Westlake granted in the easement documents, and the uses granted do not materially interfere with the use of said easements by the Town of Westlake for the purposes set forth herein and the Town approves said additional easements or additional uses in writing. Any damages to facilities located in said easements as a result of the use granted to such other person shall be promptly repaired by such other person, and the Town of Westlake shall have no responsibility for any damage to such other person's facilities in connection with the use of said easement by the Town of Westlake.In addition, notwithstanding anything to the contrary in this Plat, the owners, and their successors and assigns, may use the easement tract(s) identified in the easement documents, and shown within the boundaries of the platted property for paving,pedestrian walkway, parking, landscaping and aerial improvement purposes (the " improvements"), which do not materially interfere with or prevent the use by the Town of Westlake of said easements for the purposes set forth herein. Any damages to facilities located in the easements identified on the platted property as a result of such uses shall be promptly repaired by the then-current owner of the platted property that caused such damage, and the Town of Westlake shall have no responsibility for any damages to the improvements in connection with the use of said easements by the Town of Westlake.That the undersigned does hereby dedicate to the Town of Westlake, in fee simple, to the public in perpetuity forever, the streets and alleys shown thereon. The streets and alleys are dedicated for public purposes.This plat is approved subject to all platting ordinances, rules, regulations and resolutions of the Town of Westlake, Texas.Witness my hand this the ____________ day of ____________, 20____.By: BERNAL HOMES, LLC a Texas limited partnership By: _____________________________ Printed Title: _____________Printed Name: ______________________________________________STATE OF TEXAS §COUNTY OF _____________ §BEFORE ME, the undersigned a Notary Public, in and for The State of Texas, on this day personally appeared ________________________ known to me to be the person and officer whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for the purposes and considerations therein expressed and in the capacity therein stated.GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the ____ day of _____________ 20____.Notary Public, State of Texas SURVEYOR'S CERTIFICATE KNOW ALL MEN BY THESE PRESENTS:That I, David F. McCullah, do hereby certify that I prepared this Plat and the field notes made a part thereof from an actual and accurate survey of the land and that the corner monuments shown thereon were properly placed under my personal supervision,in accordance with the Subdivision regulations of the Town of Westlake, Texas.Dated this the 16th day of January, 2020.David F. McCullah Texas Registered Professional Land Surveyor No. 4023 STATE OF TEXAS §COUNTY OF_____________ §BEFORE ME, the undersigned, a Notary Public, in and for The State of Texas, on this day personally appeared David F.McCullah, known to me to be the person and officer whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for the purposes and considerations therein expressed and in the capacity therein stated.GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the ______ day of _______________, 20______. Notary Public, State of Texas OWNER'S CERTIFICATION Lot 1, Block N, WESTLAKE ENTRADA, an addition to the Town of Westlake according to the plat thereof recorded under Instrument No. D216027206, Real Property Records, Tarrant County, Texas.GENERAL NOTES 1. Basis of bearing, horizontal and vertical position derived from the Texas WDS RTK Network-Texas State Plane Coordinate System, NAD83, North Central Zone (4202).2.No floodplain exists on this site.3. Selling a portion of this property by metes and bounds is a violation of the Town Ordinance and State Law and is subject to fines and withholding of utilities and building permits.4.No generic "U.E.s" (utility easements) will be allowed. No easement will be allowed by separate instrument without written approval by the Town of Westlake.5. Unless otherwise noted, all boundary corners & lot corners are 5/8-inch iron rod set with yellow cap stamped "BGE".6.This plat does not alter or remove deed restrictions or covenants, if any, on this property.7.The purpose of this Amending Plat is to dedicate a new electric easement and abandon all or parts of easements as shown.LEGEND D.R.T.C. T.DEED RECORDS, TARRANT COUNTY, TEXAS ESMT.EASEMENT INST. INSTRUMENT NO.NUMBER PG.PAGE P. WESTLAKE, TEXASCOVER SHEET ISSUE LOGDESCRIPTIONDATESCALE: DATEBUSH ARCHITECTS, LLC CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECTS, LLC - 2019 10/ 24/2019SHEET09/ 04/2019COMMENTSPROJECT NO. 18- 1544700 WESTGROVE DRIVE, STE. 200ADDISON, TX 75001PHONE: 972-333- T3080MEANS OF EGRESSPATHWAY: ( 143'-5")P. S.F.E.C. F.E.C.P. S.MEANS OF EGRESS PATHWAY: (116'-7")F. E. C. F.E.C. F.E. C.102RISERROOMPARKINGGARAGE100ROLL- OUTDUMPSTER LOCATIONTELE COM. ROOM111110RESIDENTSTORAGE109RESIDENTSTORAGE106RESIDENTSTORAGE107RESIDENTSTORAGE108RESIDENTSTORAGEP.S.104RESIDENTSTORAGE103RESIDENTSTORAGE105RESIDENTSTORAGESTAIR #2STAIR #1ELEVATOR101ELECTRICAL36'-6" FE DISTANCE20'-8" FE DISTANCE32'-0" FE DISTANCEF.E.C.20'- 0" FE DISTANCE 43'-8" FE DISTANCE70'-4" FE DISTANCE42'-5" FE DISTANCE F.E.C.47'- 5" FE DISTANCE TYPE 'C' DOOR (36")-2"=34"/0.15 =226 PERSONSTYPE 'C' DOOR (36")-2"=34"/0. 15 =226 PERSONSEXITEXIT145'-3 1 2 1 3 D 48 142'-6 3/4" 1/3 'D' = ±48'F. E.C.P.S.55'-0" FE DISTANCE1234567891011121314151617182022192118'-0" TYP.9'-0" TYP.9'-0"18'-0"PARKING PROVIDED LABELED AND COUNTED, DIMENSIONED26'-0"31'-0 1/4" SYMBOLSLIFE SAFETY NOTES1. THE CONTRACTOR SHALL NOT SCALE THEDRAWINGS.2. REFER TO SHEET "REF" FOR ADDITIONAL NOTES ANDABBREVIATIONS3. REFER TO ELECTRICAL DRAWINGS FOR EMERGENCYLIGHTING AND EMERGENCY SIGN LOCATIONS.4. BUILDINGS TO BE FULLY SPRINKLERED. CONTRACTORSHALL INSTALL AUTOMATIC FIRE SPRINKELERSYSTEM TO COMPLY WITH ALL STATE AND LOCALCODES.5. ALL FIRE RATED WALLS TO HAVE SEALS AT THEFINISH FLOOR AND UNDERSIDE OF DECKING ABOVE.6. PROVIDE FIRE EXTINGUISHERS IN LOCATIONS ASSHOWN AND COMPLYING WITH NFPA 10.CONTRACTOR TO COORDINATE FINAL LOCATIONWITH FIRE MARSHALL FOR APPROVAL.7. REFER TO MAXIMUM TRAVEL DISTANCE TO PORTABLEFIRE EXTINGUISHERS/FIRE EXTINGUISHER CABINETS: 75 FEET.8. HEIGHT OF PORTABLE FIRE EXTINGUISHER SHALL BEINSTALLED SO THAT ITS TOP IS NOT MORE THAN 5FEET ABOVE. 9. REFER TO ELECTRICAL DRAWINGS QUANTITY ANDLOCATION OF SMOKE DETECTORS. 10. REFER TO ELECTRICAL DRAWINGS FOR LOCATION OFFIREALARMSIGNALS (VISUAL AND AUDIBLE).EXITF. ENTRY GATE 7 EXIT GATE CALL BOX UP 11 RISERS @ 7" (MAX) AND 10 TREADS @ 11" (MAX) GREAS E TRAP REF.T O CIVIL MEP TRASH ENCLOSURE LOCATION BELOW, REF. TO A1.02/02) SLOPE UP 5% (MAX) SLOPE UP 5% (MAX)5' SIDEWALK UP 17 RISERS @ 7" ( MAX) AND 16 TREADS @ 11" ( MAX) RAMP UP 5% MAX)BOLLARD REF. TO A1.02/ 01)42"H. HALFWALL W/ CAST STONE CAP PLANTER , ( REF. TO LANDSCAPE DRAWINGS)42" HIGH GUARDRAIL 36" HIGH HANDRAIL AND 42" HIGH GUARDRAIL PAVERS, HERRINGBONE PATTERN (REF TO LANDSCAPE)42" HIGH GUARDRAIL UP 10 RISERS @ 7" ( MAX) AND 19 TREADS @ 11" ( MAX)36" HIGH HANDRAIL AND 42" HIGH GUARDRAIL 36" HIGH HANDRAIL RETAINING WALL REF. TO CIVIL DRAWING) PLANTER , ( REF. TO LANDSCAPE DRAWINGS)RETAINING WALL REF. TO CIVIL DRAWING)PAVERS, HERRINGBONE PATTERN (PER ENTRADA GUIDELINES) 36" HIGH HANDRAIL TRENCH DRAIN REF. TO MEP)TRENCH DRAIN REF. TO CIVIL) FULL FULL 3 4567 ROLL-OUT DUMPSTER LOCATION STAIR # 2 STAIR # 1 UP ELEVATOR 891011121314 15 16 18 20 21 22 SLOPE FOUNDATION TO DRAIN PER STRUCTURAL DRAWINGS F. S.R. R.T PARKING SPACE HANDICAP SPACE AISLE VAN HANDICAP SPACE AISLE 9'-0" X 18'X0"18'9'9'- 0" X 18'X0"5'- 0" X18'X0" 18'9'9'5'9'- 0" X 18'X0"8'- 0" X18'X0" 18'9' 9'8' PARKING SPACES PROPERTY LINE EASEMENTS/SETBACKS TARGET MARK HANDICAP PARKING HANDICAP VAN PARKING TRAFFIC DIRECTIONAL ARROWS A/C CONDENSING UNIT FIRE SPRINKLER RISER ROOM LEGEND V SITE NOTES CONTRACTOR TO INSTALL ALL EXTERIOR LIGHTING TO MEET ENTRADA GUIDELINES AND ZONING REQUIREMENTS.REF. TO MEP PLANS FOR DESIGN)SEE CIVIL ENGINEERING AND LANDSCAPE PLANS FOR UTILITIES, DIMENSIONS CONTROL,GRADING, DRAINAGE, PAVEMENT, HC RAMPS AND ALL SIDEWALKS.CONTRACTOR TO INSTALL ALL SIGNAGE TO MEET ENTRADA GUIDELINE REQUIREMENTS.REFER TO MEP PLANS FOR LIGHTNG SPECIFICATIONS, HVAC, GAS, TELEPHONE AND ELECTRICAL SERVICE LOCATIONS.ASTERISK DENOTES FIRE SPRINKLER RISER ROOM 1. 2. 3.4. TARGET MARK PAVERS, HERRINGBONE PATTERN ( REF TO LANDSCAPE) CROSSWALK REF. TO CIVIL) 5 SLOPE 2% (MAX)PARKING GARAGE FOR TENANT USE ONLY SITE PLAN ISSUE LOG DESCRIPTIONDATE SCALE: DATE BUSH ARCHITECTS, LLCCAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORKOR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES17 U.S. O. AS TPARKINGGARAGE101ELECT.ROOMF.S.R. R.105RESIDENTSTORAGE106RESIDENTSTORAGE107RESIDENTSTORAGE108RESIDENTSTORAGE109RESIDENTSTORAGE110RESIDENTSTORAGE111LOWVOLTAGE122'- 0"7'-4"15'-6"21'-0"10'-0"6'- 0"10'- 0"23'- 0" 10'- 0" 6'- 0" 10'-0"6'-0"10'- 0"4'- 0"71'-0"26'-4"53'- 0" 18'-6" 51'-0"6'- 4"4'-10" 6'- 9" 2'- 9" 8'- 0" 5'- 5" 5'- 3" 8'-7" 8'- 7" 5'- 3" 8'-7 2'1 0 122'-0" 33'-9" 7'- 10"15'-3"12'-8"34'-0"01/ A6.0101/A6.01 02/ A6.0102/ A6. 0124'- 0"59'-0"8'- 4"8'-0"11'- 10"9'- 10" 94 W83'-5"11'-4"5'-6"11'-4"5'-4"11'-8" 5'-4" 5'-10" 5'-10"5'- 4"11'-8"5'-4"11'-8"5'-4"14'-6"4'-9"W8W8W8W8W8W8W8W8W8W8W8W8W4W4W402/A5.0201/A5. 02 02/A5.01 103102103102101101103103103103103103FULLFULLFULLFULLFULL34567ROLL-OUTDUMPSTER LOCATIONSTAIR #2STAIR #1UPELEVATORTYP. MTL. STUDWALL UP TO7'-8" WITHCHAIN LINKABOVE, TYP. 4" FDSUMP PUMPLOCATIONTRENCHDRAIN, TYP.REF. TO CIVIL.89101112131421VAN TANDEM TANDEM FULL FULL FULL FULLFULLFULLFULLFULLFULLFULLFULLFULL1516171819202122COMPACT COMPACT SAFETYBOLLARD, TYP.GREASE TRAPREF. TOMEP/CIVILDECORATIVEWROUGHTIRON FENCE,TYP.WROUGHTIRONHANDRAILCURB STOP, TYP.CURB STOP, TYP.7 5 SLOPE FOUNDATIONTO DRAIN PERSTRUCTURALDRAWINGS13'-0"176°6'- 0"9'-8"110'-4"19'-0"50'-8"25'-5"104RESIDENTSTORAGE103RESIDENTSTORAGE3'-0"62'-5"6'-1"38'- 2"01/A5.01HANDICAPSIGNAGE12'-0"5'-8"2'-0"1'-6"14'-7"37'-3"19'-10"27'- 11"151°162°20'-2"6"7'-2"31'-2"12'-2"6"6"10010219'-0"6"2'- 6"6"6"6"6"6"6"6"6"6"6"6"6"22'- 0"27'-0"24'-0"49'-0"1'-0"6"6"2'-0"6"14'-0"6" 2'-0"6"14'-0"6"2'-0"6"2'-2"6"8'-0"6"2'-4"8'-10" 6"3'-0"13'-6"22'-11"9'-4"6"6"6"6"6"19'-0"11'-2"72'- 0"FLOOR DRAIN, DRAINTO SUBTERRANEAN(REF. TO MEP)FLOOR DRAIN, DRAINTO SUBTERRANEAN(REF. TO MEP) FLOOR DRAIN, DRAINTO SUBTERRANEAN(REF. TO MEP)FLOOR DRAIN, DRAINTO SUBTERRANEAN( REF. TO MEP)1'- 4"6'-4" 3'-0"6'- 4"1'-4"1'-10"4'-8"2'-10" 01/A6.0101/A6.01 122'-0"74'- 10"5'-8"44'-8"26'-4"4'-2"12'-0"6'-4"2'-0"6'-4"4"6'-4"2'-0"4" 6'-4"2'-0"6'- 4" 4"2'-6"4'-0"2'-10"6'-4"1'-4"6'-4" 2'-6" 6'-4" 4"6'-4"2'- 0"6'-4" 4"6'-4" 2'-0"2'- 0"74'-10" 6'-8" 53'-0" 122'-0" 23'-0"37'-0"14'-1"19'-11"49'-6"1'-0"2'-0"6'-4" 5"6'-4"6'-4"6'-4"6'-4"12'-5"6'-4" 3'- 4" 3'- 8"6'-4"6'-4"6'- 4"6'-4" 6'- 4" 6'- 4" 1'- 0"02/ A6.0102/ A6.016'- 4" 6'-4" 3'- 0"6'- 4" 6'-4" 3'-0" 6'-4" 6'-4" 3'- 0" 6'-4" 1'- 4" 6'-4" 3'- 0"6'- 4"10" 6'-4"100LOBBY19'- 0" 8'- 4"8'-0"8'-8"9'-4"14'-6"W402/A5.0201/A5.0101/ A5.02 120DSTAIR #2STAIR # 1ELEVATORMAILBOX UNITSPACKAGE DROP02/A5.01 RETAILSPACEDNDNRAMPDN120120120120101101101101120120120RAMP17'-6" 17'-6"8" DN6'-6"TERRACE #1TERRACE #2DDDDDDDDDDDDDDDDDDDDDDDDDW4W4(SLOPE TERRACE TODRAIN PERSTRUCTURALDRAWINGS)(1" THICK SCOREDCONCRETE. G.C. TOVERIFY FINISH WITHARCHITECT) SLOPETERRACETO DRAIN PERSTRUCTURALDRAWINGS(1" THICKSCOREDCONCRETE. G.C.TO VERIFY FINISHWITHARCHITECT)72'-0"36'-0"75'-4"9'- 8"2'-0"6'-4"6'-4"6'-4"6'-4"6'-4"6'-4"6'-4"6'-4" 11'-4"2'-10"10'-8"3'-0"10'-8"2'-10"9'-4"1'-4"DN34'-4"46'- 6"17'-6"7'-0"9'-5"6'-4"1'-4"6'-4"3'-0"6'-4"1'- 4"6'-4"3'-0"6'-4"1'-4"6'-4"3'-0"6'-4"1'-4"6'- 10"4" FLOORDRAIN, TYP.(REF. TO MEP)4" FLOORDRAIN, TYP. MECH. CHASE (ABOVE)FOR FUTURE TENANTBUILD-OUT52'-8" CONC. COLUMN(REF. TO STRUCT.)FUTURE DOORAT TENANTREQUEST1'-4"1'-4"2'-6"6" 6"6"6"RAMPDN6"6"6"6"6"6"6"7'-5"15'-6"37'-0"74'- 4"10'-8"6"1'-4"1'-4"1'-4"4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)4" D.S., DRAIN TOSUBTERRANEAN(REF. 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TO MEP)4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)ISSUE LOGDESCRIPTIONDATESCALEDATEBUSH ARCHITECTS, LLC CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWEDBEFOREANDDURINGCONSTRUCTION. THESE UP)( DOWN)( UP)( UP)( UP)DOWN) KITCHENSTORAGEMASTERBATHCLOSET WARDROBEWARDROBEMASTERSUITEMASTERSUITELIVING ROOMMASTERBATHPWDRKITCHENUTILITYMASTERBATHMASTERSUITEBATHBEDROOMBATHCLOSETBEDROOMLIVING ROOMMASTERSUITEMECH.MASTERBATHWARDROBEWARDROBEMASTERBATHBATHBEDROOMMASTERSUITELIVING ROOMKITCHENMECH.CLOSETWARDROBEMECH. MECH.STORAGELANDINGCLOSETAAAABBBBBBBBBBBBB108108108108108107107107107(UP)(DOWN) 101101102108108108108108108108108108108108108108108108428HALLWAY109KITCHEN109109109444HALLWAY444HALLWAY444W2W2W2W2W2W2W6W2W1W2W6W2W2W4W2W6W6LOBBY445MECH.446ELEVATORSTAIR #1STAIR #2BALCONY409402LIVINGROOM404PWDR116401405403406424419407408426425421420418423440437439438442436441443422434433435427430429431432415417416414412413411410409W2106112116111112112116112112112116112116110116112116112112112110116112110116116116112116111116112110110112116110116112112116112117110111116116W3W3W3W3W3W3W3W2W3W5W5W3W3W2W3W3W3W3W5W3W3W5W5W3W5W3W5W5W3W3W3W3W3W3W3W3W3W3W3W10W3W3W3W3W3W3W3W3W5W3W10W3W5W5W3W3W3W5W5W5W3W3W3W3W3W5W3W3W10W2W3UTILITYUTILITY02/A5.0201/A5.02 02/A5. 0101/A5.0101/ A6.0101/A6.01 02/A6.0102/A6.01UNIT2BUNIT2AUNIT2CUNIT2DUNIT1E120'- 8"18'- 8"66'-0"27'- 7 1/2"120'- 8"50'- 0"3'-6"7'-8" 4'-8"72'- 10"19'-0" 26'-912"9'-4"2'-2"72'-10"35'-81 2"46'-312"2"40'-3"10'- 0"5'-10"5'-10"19'-11 2"2'-4"9'-712"2"2"35'-11 2" 2"1'-0"8'-2"11'-10"34'-9"1'-10"2'-2"8"17'-812"1'-10"19'- 0"51'-0"2"4'-4"6'-2"33'-912"32'-012"7'-0"36'-0"W.H.CLOSET4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)A2.04ISSUE LOGDESCRIPTIONDATESCALEDATEBUSH ARCHITECTS, LLC CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFOREBEGINNINGCONSTRUCTIONOFANY 01/A6.0101/A6.01 122'-0"18'-8"66'-0"36'-0"2'-2"1'-4"3'-0"2'-10" 1'-4" 6'-4"6'-4"6'-4"72'-10"43'-8" 26'-91/ 2" 5'- 4 1/2" 4'-4"9'-4"122'-0"50'- 0"19'-0"14'- 10" 36'-2"8"5'-8"7'-8"5'-8" 2'-4"6'- 3 1/ 2"6'-4 1/2" 6'-3 1/ 2"2'- 10"73'-0"16'-51 2"19'-9" 34'- 10"1'-111 2" 5'-1112"1'-4" 6'-2"6'- 1"6'-2"6'-1"3'- 0"6'- 4"1'-4" 4'-0 1/2"1'- 4"3'- 0" 6'- 4 1/2" 1'-4"1'-4"3'-0"3'-0"6'-2"1'-4"42" HT. OPENRAILING, TYP.42" HT. OPENRAILING, TYP.42" HT. OPEN RAILING, TYP.42" HT. OPEN RAILING, TYP.42" HT. OPEN RAILING, TYP.80" HT. PRIVACY WALL, TYP.BEDROOMBATHCLOSETGAMEROOMBEDROOMMECH.BATHBATHSTORAGEMECHANICALCOMMUNITY TERRACESTAIR #1STAIR #2ELEVATORWARDROBEMASTERBATHMASTERSUITEBATHMECH.BEDROOMCLOSET LIVING ROOMKITCHEN4:124:124:124:12HALLWAYGAMEROOM523116BBBBBBBBAAAAABBBBBAA2'-4" AAPWDR525112(DOWN)(DOWN)(DOWN)(DOWN)(DOWN)MECH.524110PRIVATETERRACE526PRIVATETERRACE522GAMEROOM517CLOSET519518520MECH.521529HALLWAY529HALLWAY5295'-10"46'-0"5'-10"8"8"19'-214"10'- 0"5'-10"5'-10"8"18'-2"6'-4"PORCH527LOBBY530MECH.531516514511512510509508513515507505501506503504528502CRICKET BELOWCRICKET BELOWSLOPE UP 1/8" PER FOOT119110106106106112112116116117116116110112112116102101101102109116116111110112112112116116112117107107107W1W2W2W4W1W5W3W3W3W3W3W3W3W3W3W5W3W3W2W2W2W2W2W1W2W2W2W5W3W3W3W3W3W5W10W10W10W3W3W3W3W3W3W3W3W3W2W2W3W3W3W5W3W4W4W2W1W3LADDER(REFER TO ROOF PLAN FORROOFING INFORMATION)PLATFORMACCESS DOOR02/A5.0201/A5.02 02/A5.0101/A5.01UNIT3BMECH. WELL119UNIT2AUNIT2C42" HT. OPEN RAILING, TYP.42" HT. OPEN RAILING, TYP.42" HT. OPENRAILING, TYP.42" HT. OPENRAILING, TYP. 42" HT. OPENRAILING, TYP.33'-9 1/2"32'-0 1/2"4:1211911942" HT. OPENRAILING, TYP.42" HT. OPENRAILING, TYP.42" HT. OPENRAILING, TYP.42" HT. OPEN RAILING, TYP.W. H.CLOSETW.H.CLOSET4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP) 4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)4" D.S., DRAIN TOSUBTERRANEAN(REF. TO MEP)SLOPESLOPESLOPE SLOPESLOPE ISSUE LOGDESCRIPTIONDATESCALEDATEBUSH ARCHITECTS, LLC CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTIONINCLUDESBUTISNOTLIMITED 4:12 4:12 4:124:124: 124:124:124: 124:12 4: 124:124:124:12CACACACACAACACACACACACAC4:123'-0" HIGH PARAPET WALLROOF SLOPES 1/4" PER FOOT COMMUNITY TERRACEPRIVATE TERRACEMECHANICAL WELLMUA PLATFORM3" OVERFLOW DRAIN, TYP.3" DRAIN, TYP.ROOF SLOPES 1/4" PER FOOT ROOF SLOPES 1/4" PER FOOT PRE-FINISHED METAL COPING, TYP. 6'-0" HIGH PARAPET WALLPRE-FINISHED METAL COPING, TYP.WATER OUTLETSCUPPERROOF SLOPES1/ 4" PER FOOT ROOF SLOPES1/ 4" PER FOOT ROOF SLOPES 1/ 4" PER FOOT CRICKET BELOWCRICKET BELOW3" DRAIN BELOW, TYP.3" OVERFLOWDRAIN BELOW, TYP.ROOF SLOPES 1/4" PER FOOT ROOF SLOPES 1/4" PER FOOT ROOF SLOPES 1/4" PER FOOT3" DRAIN BELOW, TYP. 3" OVERFLOWDRAIN BELOW, TYP.TPO ROOFINGMEMBRANE OVERR-25 POLYINSULATION BOARDOVER PLYWOODDECKINGTPO ROOFING MEMBRANEOVER R-25 POLYINSULATION BOARD OVERPLYWOOD DECKINGCONC. PAVERS ONPEDESTALS OVER TPOROOFING MEMBRANE OVERR-25 POLY INSULATIONBOARD OVER PLYWOODDECKINGCONC. PAVERS ONPEDESTALS OVER TPOROOFING MEMBRANE OVERR-25 POLY INSULATIONBOARD OVER PLYWOODDECKINGPRIVATE TERRACEROOF SLOPES 1/4" PER FOOTCONC. PAVERS ONPEDESTALS OVER TPOROOFING MEMBRANE OVERR-25 POLY INSULATIONBOARD OVER PLYWOODDECKING6" GUTTERVENT SHAFTREF. MEPCLAMPING RING INSTALLED OVERTHE STRIPPED IN ROOF DRAIN(PLIES, LEAD, PLIES AND CAPSHEET) AND TIGHTENED.BASE SHEET, INSTALLEDOVER THE INSULATION / COVER BOARD OR ROOFSUBSTRATE.3"3"CAP SHEET SURFACINGADHERED TO THE STRIPPINGPLIES AND THE INTER-PLYSYSTEM.STRIPPING / BACKER PLY,FULLY ADHERED BEYONDTHE UNDERLAYMENT A MIN. OF 3".BASE / INTER-PLY, FULLYADHERED BEYOND THEUNDERLAYMENT A MIN. OF 3".30" X30" - LBS. LEAD SHEET, PRIMEDAND FORMED TO THE INSIDE OF THEDRAIN BOWL SET IN A LAYER OFPLASTIC CEMENT ON TOP OF THE BASE/ INTER- PLY SYSTEM.11 2"NOTES:FIELD VERIFY OVERFLOW SCUPPERLOCATION AND COORDINATE OPENINGDIMENSIONS WITH ARCHITECT.09/A8.01 8"11 2"112"W (12" )112"WALLOPENINGROOF LINE2"4'-2"METAL FLANGES OVERLAP AS REQ.'D BY ROOF MANUF.ROOF PER SPEC'S.SEALANTCOUNTER FLASHINGSHEET METAL SCUPPERPARADIENE 20 (FULLY ADHERE)PARAPRO FLASHING MEMBRANE(FULLY ADHERE)(torch apply) MEMBRANE FLASHINGSHEETADHEREDAPPROVEDSEALANTOPTIONAL WDWCLAVLAVLAVWCDWTD42" RANGE2R1S 1R1STUB58" X 64"SHOWERSEAT 36" X 48"SHOWERSINK1R1S2R1S5 SH3'-2"15'-5" 3'-0" 5'-6"5'-4"7'-4"6'-6"2'-2" 6'-4"2'-6"REF3'-8"7'-8" 6'-5" 7'-8" 5'-5 1/ 2"2'- 11"11'- 8"16'-0"106105110109118111116118112110112116112110GREAT ROOMKITCHENMECH.BATHMASTERBATHMASTERSUITEBEDROOMW. I.C.15'-7"3'-4"4'-8" 3'-8" 4'-4"3'- 6"7'- 10" 4'-6"5'-0"18'-8"4'- 1 1/ 2"7'-7"3'-11"11'-8"2'-4" 2'-0"4'-0" 3'-10"20'-2"6'-8"3'-0"3'-8"13'-0"2'-8"6'-2"3'-8" 5'-8"13'-6"2X6 WALL 2X6 WALL 2X6WALL36" HT. COUNTER TOP3080ARCH1012"2'-7 1/2"PAN.BALCONYCONC.10'-0"HALL1'-0"2X6 WALLROOF BELOWROOF BELOW4'-5"BALCONYCONC. 1'-4"5'- 9"5'-9"13'-6"9'-10"5'-8"2"18'-8"3'-9"4"2'-1" 6'-1"CHASE7'-0"1'-0"6'-8"2'-8"6'-8"1'-0"6'-8"2'- 8"33'-9 1/2"3'-4"3'-4"1'-2"3'-4"3'-4"1'-01 2"2'- 1"1'-9"52'-5 1/2"18'-7"27'-8"46'-3 1/2"9'-2"42" H. METALRAILING42" H. METALRAILING8" DIA. CASTSTONE COL. ON16x16 STONEBASE2"6'-2"WDWCWCLAVDWTD42" RANGEREF1R1S1R1S2R1S 1R1SSEAT5 SHSINK5 SH 2R1S2R1S4'-6"12'- 10"5'-0"3'-0"6'-8"1'-1112"5'-2"7'-8"W.I.C.MASTERBATHMASTERSUITEBEDROOMGREAT ROOMKITCHENMECH. W.I.C.CARPET BATH109107117110112111116116110110110117LAV5 SH 36" X 60"SHOWER36" X 60"HC 10'-6"6'-4"3'- 0"8'-9 1/2"5'-6"10'-4 1/2"3'-10"2'- 8"18'-8"11'-9 1/2"3'-8"1'-10 1/2"8'-6"1071074'-4" 6'-4"4'-0"4'-4"9'-8"3'-8"7'-0"4'-7"7"11'-8"1'-2" 2X6 WALL2X6 WALL 2X6 WALL3080 ARCH 36" HT. COUNTER TOP2X6 WALLHALLPAN.1'-0"2'-6"19'-8"15'-6" 7'-8"5'-0"8'-2"2X6 WALL2'-10"52'-2"8'-6 1/2" 8'-6"3'-2 1/ 2"8'-6"1'- 712"6'- 10 1/2"7'- 6"1'-712" 2'-112"6'- 2"7'-8"9'-4"3'- WDWCLAVLAVLAVDWTD42" RANGESEAT 36" X48"SHOWERTUB58" X 64" SHOWER1R1S 2R1S1R1SSINKREF12'-4"12'-0"1'-0" 4'-6"3'-4"12'-0"5'-6"2'-1112"BBALCONYCONC. BBBEDROOMGREAT ROOMKITCHENMECH.BATHMASTERBATHW.I. C.CARPETMASTERSUITE108111109116110116112112116118112116105WC2R1SHALL3080ARCH2X6WALL2X6 WALL2X6 WALL 2X6 WALL36" HT. COUNTER TOP42" HT. METAL RAILING42" HT.METAL RAILING42" HT. METALRAILING42" HT.METAL RAILING2'-0" 6'-8" 1'- 0"6'-10"2"6'-3"1'-11"8'-2"32'-012"40'- 3"23'-912"3'-812"7'-8"9'- 4" 7'-8"3'-6" 4'-8" 3'-112"16'-512"4'-0"12'-0" 6"5'-0"10"3'-912"4'-4"7'-8"3'-4" 2'-512"2'- 6" 7'-0"18'- 8"8" 9'-4"4'-0"2'-4"9'- 8"3'-2"8"4'-0" 5'- 4"5SH3'-3" 3'-7"91 2" 11'- 11"2" 2"412"4"2"40'- 3"16'-512" 2"1'-0"5'-1"6"1'-4"SLOPE REFER TO STRUCT.ROOF BELOWROOF BELOW10'-912"2X6 WALL 8"13'-4"5'-10"3'-8"5'-8"6'-8"1'-0"6'-8"4" 4'-31 2"5'-101 2"1'-11"5'-101 2"7'-3"WCLAVWDDW TD REF42" RANGE WCLAV58" X 64"SHOWERTUB3080 SROSINK 3080 SRO 36" X 50"SHOWER2R1S3'-4"5'-0"3'-4"6'-4"9'-0"3'- 0"12'-4"3'-6"2'-4"3'-2"1R1S5 SH2R1S2R1S 1R1S5 SH 5 SH3'-8"4'-0" 6'-4"1'-5"16'-1012"10"6'-0"8'-8"14'-0"8'-8"3'-8"3'- 8"4'-8"2'-4"4'-0"10'-6"4'-0"1'-5"16'-5"6'-4"4'- 4"4'-4"7'-9"7'-6"2'-0"SEAT1R1S108108116108108108108108108108108107116116116LAV1121091111161121101101121165'-1012"5'-1012"5'- 1012"5'-1012"6'-3"6'-3"7'-7"7'-6"16'-0"36'-0"35'-2" 52'-0"1112"GREAT ROOMBEDROOM4'-5"3'-111 2"1'-7"4'-4"6"3'-0"3'-8"2'- 8"BATHW.I.C.CARPETKITCHENMASTERSUITEMASTERBATHW.I.C.CARPET2X6 WALL2X6 WALL2X6 WALL36" HT. COUNTER TOP 1'-0"2'-8"2" 2X6 WALL 2X10 WALL2X6 WALL4'-10"17'-1"18'-1"5'-3"9'-2"4'- 1"10'-8"2X6 WALL18'- 0"34'-3 1/ 2"MECH. 11"42" H. METALRAILING42" H. METALRAILING1C1D1/4"= 1'-0"A2. 08ISSUE LOGDESCRIPTIONDATESCALEDATEBUSHARCHITECTS, LLC CAN LEGALLY 1'-2"5'-10"3'-2"9'-0"11'-9" 3'-8"4'-0" 3'- 8"10'- 9" 8" 10"4'- 0"4'- 0"10" 8'-8"6'-3"5'-4" 4'-2"9'-0" 4'-8" 4'-4"10"2'-8"10"8'-0"10"8'-8"15'-9"18'-0" 10"4'- 0"9'-4"10" 15'- 4"10" 5'-512" 3'-10" 5'-0"10"19'-4"6" 2R1S 1R1S1R1S36" X60"SHOWERLAVWC5 SH5 SH 5SHLAVWC5SH36" X 60"SHOWER2X6 WALL2X6WALL2X6WALL 10" 15'- 4"4'-0"3'-10"4'-0"1'-6"6'-912" 10"4'-4"9'- 2" 3'- 10" 10" 6'-8"3'- 4" 1 2 34 5 67 89101113121415161718117116116110112112116102(DOWN)42" H. HALF WALLW/ MILLWORKMDP CAPCHASECHASE5'- 6"7'-8"5'-6"3'-8"7'-8"9'-4"7'-8"5'-512"BBBBAAAAAROOF BELOW4: 12LAVLAVWC42" RANGE DW TDWD(UP)SINKLAVWC2R1S1R1S1R1S 3080 SRO2R1S 1R1S1R1S58" X 64"SHOWERTUB2880 SRO 2X6 WALL2X6 WALL2X6 WALL2X6 WALL 18'-3"2'-4"3'-8"2'-4"15'-2"3'-4"4'-0"3'-2"3'-8" 3'-6"8'-0"2'-6"6'-2"2'-7"6"9'-2"4'-0"4'-6"6"16'- 3"8"1'-8"5'-8"7'-6"5'-6"10"10'-3"4'-0"10"4'-0" 2'-10"11'-10"5'-10"3'-8"5'-8"4'-4"3'-8"3'-8"2'-2" 14'-71 2"6'-8"3'-4"1'-0"1'-0"1091161061121161111121121161127'-4"5'-4"12'-4"5'- 4"6'-0"6'-5"3'-2"10"REF42" H. WROUGHT IRON RAILING36" H. OPENRAILING1 2 3 4 5 6 7 8 9 10 11 13 121415 16 171818 RISERS17 TREADSSLOPE SLOPE 1-1/2"DROP 36" HT. BAR TOPCHASE CHASE52'-712"2"18'-8"18'-7"15'-2"2'- 1"7'-8"5'-512"7'-3"7'-8"3'-8"2'-5"3'-4"3'-4"1'-2" 3'-4"3'-4"1'-9"2"2'-1"3'-9"1'-01 2"3'- 8"2'-9"5'-10" ABBBB18'-111 2"8'- 1"4'- 4"2"2A2A1/4"= 1'-0"A2. 09ISSUE LOGDESCRIPTIONDATESCALEDATEBUSH ARCHITECTS, LLC CANLEGALLYRESULTINTHE WDWCLAVLAV42" RANGEDWTD(UP) LAVWCTUB58" X 64"SHOWERSINK2R1S 1R1S1R1S5SH 3080 ACH5SH2X6 WALL2X6WALL16'- 0"16'-012"8'-2"4'-6" 5'- 10" 1'-8"4'-0"3'-10"11'-1012"4'-0" 10"7'-3" 7'- 11" 10"18'-8"3'-8"3'-4"5'-10"2'-4"10" 18'- 5" 4'- 0"3'- 3"4'- 3" 4'-0"2'- 6"6'-4"8'- 6"4'-2"5'-10"5'-6"4'-8"6'-71 2"10"1091121121161121161101161121'-0"3'-6"8"4'-2" REFDESK W/CABINETABV.36" H. OPENRAILING675432118 RISERS17TREADS1011981213161715141836" HT. BAR TOP2X6 HALF WALL4'-8" 5'-8"5'-8"4'-2"15'-9"4'-4"42" H. WROUGHTIRON RAILING20'- 2"20'-1" 2"2"40'-3"3'-812"7'-8"4'-712"7'-8"3'-8"6'-3"1'- 11"2"16'-0"16'-02"8'-2"2"4'-812"2X6 25'-101 2"BBBB2X6 WALL 2X6 WALL2"7'-4"3'-4"4'-0"4'-3"21'-312"2"7'-5"4'-10"2'-8" 11'-512"3'-2"4'-0"14'-1"4'-412"14'-7"10"4'-8"5'-0"8'-012" 5'-8"5'-4"2'-4"3'-4"5'-4"17'-8"10"14'-81 2"4'-4" 10"4'-6"4'-6"8"1'-2"5'-10"6'-4"5'-4"10"9'-712"7'- 412"LAVWC1R1S1R1S2R1S31080 ACH36" X 60"SHOWER5 SH2X6 WALL 110106112112116116(REFER TO ROOF PLANFOR ROOFING INFORMATION)42" H. WROUGHTIRON RAILING8"67543211011981213161715141818 RISERS17 TREADS42" H. HALF WALLW/ MILLWORKMDP CAPCHASE12" DEEPCABINETS ABV.36" H.COUNTERTOP4" 2'-712"4'-012"4:12ROOF BELOWCHASE18'-11"21'-312"40'-3"3'-812"7'-8"2'- 812"7'-8"3'-6"1'-2"6'-712"14'-1"17'-92"5'-112"2'-10"2"BBBB2C2C1/ 4"=1'-0"A2.10ISSUE LOGDESCRIPTIONDATESCALEDATEBUSH ARCHITECTS, LLC CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENTANDCOMPOSITIONOFSPACES WDWCLAVDW TD 42" RANGE SINK 5 SH 5 SHSEAT36" X 48"SHOWERBALCONY2R1S 2680 FX8'-0" H.H.10"3'-8"2'-0" 10" 2'- 0" 4'- 0" 2'-4" 11'- 1134"5'-4"10"2'-0"1'-4"3'-712" 3'-0" 9'-0"5'-4"10"6" 4'-0"2'-1134" 2'- 734"2'-4"4'-6"4'-0"6'-8"9'-0"2'-0"3'-2"6" 10" 3'-2"6'-0" 10" 15'-5" 6"5'-4" 1'-11"1'-6" 3'-8"6'-8" 1'-0"6'-21 2"1'-61 2"3'-6" 3'-4" REF1081081081081081081081081081091111121161161161162X6 1'-0"6'-3"5'-101 2" 5'- 101 2"5'- 101 2"5'- 101 2"5'-11"2"16'-1" 19'-7"2"36'-0" 3'- 914"5'-1012"5'-1012"5'- 1012"6'-234"2"27'-1134"2"12" O.H.36" HIGH BARTOP 2X618'-0" 27'-734" 42" H. METAL GUARDRAILw/36" H HANDRAIL6480 ARCHEDOPENING9'-712"WDLAVWCWCLAVLAVDWTD42" RANGE4'-4"3'-8"7'- 4"1'-2"4'-4"10'-6"6'-4"3'-8"13'-4"16'-6"1'-2"17'- 6"9'-6"9'-4"2'-4"6"3'-8"2'-4"5'- 6"4'-8"8'-6"1'-2"2'-41 4"1'-2"14'-4"4'-10"2'- 6"5'-10"SINK5 SH1R1S SEAT64" X68"SHOWERTUB36" X 48"SHOWER5 SH1R1S2R1S1R1S1R1S1R1S5SHSEAT2X62X62X62X62'-6"4'-6"3'-8" 6'-4" 4'-0"2'-4"4'-0"4'-6"4'-4"1091161161111101121121121161161121171071071071'-2"3'-4"12'-10"5'-0"3'-6"5'- 6"5'-6" 8'-0"7'-4"22'-4"29'-10"52'-2"6'-2"7'-8"9'-4"3'- 734"26'-934"8'-614"8'-6"3'-212"8'-6"6'-1012"7'-6"18'-8" 16'-512"12" O.H.2X6 WALL36" BARTOP2X6 WALL 3080 ARCHED OPENING BBBBBREF.2X6 WALL 1'-712"17'-0" 1'-712"3'-8"2'-114"LAVWCLAVLAVWC(UP)(DOWN)44" X 64"SHOWERTUBSEAT32" X 48"SHOWER1R1S1R1S5 SH BUILT-INS5 SH1R1S 2R1S2X62X6 2X610"5'-4"3'-0"4'-912"13'-6"10"6"4'-0"2'-0"3'- 712"2'-8"6'-4"3'-0"5'-4"10"10"5'-4"7'-312"6"3'-4" 3'-4"93 4"2'-10"4'-0"3'-4"3'-8"4'-0"4'-0"9'-6" 4'-0"6"3'-71 2"1'-81 2"11'-8"93 4"17'- 6"1081081081081081081081081081161121121121101161121106'-3"5'-101 2"5'-101 2"5'-101 2"5'-101 2"5'-103 4"2"13'-41 4"22'-31 2"2"35'-93 4"3'-914"5'-1012"5'-1012"5'- 1012"6'-234"13'-512"14'-2"2"2"27'-734"2X6 WALL12" CABINETABOVE DESK42" H. METALGUARDRAILw/36" H HANDRAILWCLAV4'-0"3'-712"18'-6"1'-0"1'-8"10"5'-2"10"3'- 312"18'-6"1'-0" 3'-214"4'-912" 8"1'- 2"1'-4"2'- 3"9"3'- 2"3'-2" 3'-2"3'-2"6'-4" WDLAVWCWCLAVLAVDWTD42" RANGE1R1S1R1S2R1SSINK1R1S64" X 68" SHOWERTUBSEAT 36" X 48" SHOWERSEAT1R1S1R1S5 SH5SH2X62X62X611"1'-1"3'-0" 12'-10" 2'-10"2'-6"3'-0"6" 5'-0" 5'-8" 8'-0"7'-0"8"16'-2"13'-4"3'-8"1'-2"17'-6"1'-2" 4'-4"10'-6"6'-4"3'-0"6"5'-0"1'-0"4'-8"4'-8"7'-8"3'-4"5'-6"6"6'-10"3'-4"2'- 6"1'- 2" 13'-2" 1'-2" 2'-10" 1'- 6"6'- 4" 3'- 8"4'- 8" 8'- 6"1'-2"6"2'-4"3'-8"1'-0" O.H.18'-6"1'-2" 4'-0" 4'-6" 4'-4"2'-6"4'-6"3'-8"BBBBB10710710710911011611211211611211711011111611652'-1"22'-3" 29'- 10"2'-6" 28'-8" 6'-2" 7'-8"9'-4"3'- 712" 1'-10" 2'-0" 52'- 2"18'- 8"17'-0"16'-6"8'-612"8'-6"3'-212"8'-6"6'-1012"7'-6" 1'-712"1'-712"2'- 112" 2'- 0"2'-0" REF.5S36" H. BARTOPPANTRY2X62X62X62X63'-8"WCLAVLAVWDDW TD REF42" RANGE 3080 SRO 58" X 64"SHOWERTUB2X65 SH5 SH1R1S2R1S 2R1S3080 SRO SINK 1R1S 5 SH 2X6 2X6 1112"8'-4"3'-4"6'-4"10"10" 7'-10"3'-4"12'-4"3'-2"2'-8"3'-2"5'-0"24'-6"2'-4"4'- 0"16'-0"4'-4"4'-6"6"3'-0"3'-8"6'-8"2'-0"6"2'-0" 1'-0"5'-8"8"1'-0"4'-0"6"2'-8"5'-10"14'-012"8'-4" 2'-4"4'-0"10'-10"3'-0"6'-0"4'-8"4'-0"12'-10"1'-2" 3'-8"3'-4"3'-8"4'-0"9'-4"4'-6"4'-4"6'-4"1'-5" 16'-5"12'-1"16'-51 2"1081081081081081071081081081081091161161161121161111161121101101121162X101'-0"52'-0"16'-0"36'- 0"7'-7"7'-6"6'-3"5'-1012"5'-1012"5'-1012"5'-1012"6'-3" 11"2X6 4'-3"6'-2"5'-8"6"34'-312"35'-4"7'-5"5'-101 2"3'- 111 2"7'-91 2"5'-101 2"4'-51 2"17'-31 2"18'-1"LAVWCSEATSHOWER1R1S1R1S 36" X 48"2X62X652'-4"2"18'-0"2"1'-5"2B2D1/4"=1'-0"A2.12ISSUE LOGDESCRIPTIONDATESCALEDATEBUSH ARCHITECTS, LLC CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OFTHEDESIGN. UNDER SUCH GENERAL DOORNOTES1.2.INSTALL DOORS & FRAMES PLUMB, LEVEL, & FREE FROM WARPING OR TWISTING.. IF FIELD CUTTING FOR HEIGHT ADJUSTMENT IS NECESSARY, ONLY CUT A MAXIMUM OF 3/ 4" FROM THE BOTTOMOF THE DOOR. THE MAXIMUM UNDERCUT IS 1/ 2".3. ENSURE ALL DOORS OPERATE FREELY AFTER INSTALLATION & FINISHING.4. MAXIMUM DIAGONAL TOLERANCE IS 1/4" MEASURED FROM CORNER TO OPPOSITE DIAGONAL CORNER.5. FABRICATE FRAME TO PERMIT INSTALLATION OVER METAL STUDS FACED WITH GYPSUM WALL BOARD.6. FRAME FASTENERS SHALL NOT BE EXPOSED.7. PROVIDE INTERNAL REINFORCEMENT FOR DOOR HARDWARE.8. RIGIDLY ATTACH FRAMES USING FASTENERS BEST SUITED FOR THE APPLICATION.9. FIT FRAME CORNERS & INTERSECTIONS TO BE FLUSH WITH HAIRLINE JOINTS.11. TOUCH-UP ANY SCRATCHES & ABRASIONS TO MATCH THE ORIGINAL FINISH.12. INSTALL LOCKSETS, CLOSERS, & TRIM AFTER PAINTING FINAL FINISHES.13. MOUNT ALL CLOSERS SO THAT THE CLOSER OR ARM ARE NOT VISIBLE ON THE CORRIDOR SIDE OF THE DOOR.14. PROVIDE DOOR STOPS FOR ALL DOORS. USE FLOOR MOUNTED STOPS WHERE POSSIBLE.15. ADJUST ALL DOOR CLOSERS TO OPERATE WITH A MAXIMUM OPENING FORCE OF 5LB.16. PROVIDE SIGNAGE AT ALL PUBLIC ENTRY DOORS, UNLESS NOTED OTHERWISE.10. INSTALL DOOR HARDWARE AS SPECIFIED & IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS. COORDINATE HARDWAREFUNCTIONS WITH THE OWNER.5'-0"2'-6"TYPE ATYPE BB6'-0"2'- 6"17. APPROXIMATE SIZE PROVIDED. CHECK W/ MANUFACTURER FOR EXACT ROUGH OPENING.WINDOW SCHEDULE:WINDOWNO.SIZEMATERIALHEADERNOTESA2'-6" X 5'- 0"ALUMIN.FIXED GLASS PANELB2'-6" X 6'-0"-FIXED GLASS PANELC5'-0" X 8'- 0"-FIXED GLASS PANELD9'-0" X 9'-1"-FIXED GLASS PANELE12'- 0" X 9'-1"- FIXED GLASS PANELF15'- 0" X 9'- 1"-FIXEDGLASSPANELCDE8'-0"5'- MIXED USE - ROOM FINISH SCHEDULE:LEVEL THREE - RESIDENTIALUNIT NO.ROOM TAGROOM NAMEBASEFLOORWALLSCEILINGNOTESUNIT 1A301KITCHENWOOD (PNT GRADE)*HARD SURFACE5/8" GYP. BD. ( PNT)5/8" GYP. BOARD302GREAT ROOMWOOD (PNT GRADE)303MECHANICALN/A304BEDROOMWOOD (PNT GRADE)305BATHWOOD (PNT GRADE)306MASTER SUITEWOOD ( PNT GRADE)307MASTER BATHWOOD (PNT GRADE)308WARDROBEWOOD (PNT GRADE)309BALCONYWOOD (PNT GRADE)UNIT 1B310KITCHENWOOD (PNT GRADE)311GREAT ROOMWOOD (PNT GRADE)312MECHANICALN/A313BEDROOMWOOD (PNT GRADE)314CLOSETWOOD (PNT GRADE)315BATHWOOD (PNT GRADE)316MASTER SUITEWOOD (PNT GRADE)317MASTER BATHWOOD (PNT GRADE) 318WARDROBEWOOD (PNT GRADE)UNIT 1C319KITCHENWOOD (PNT GRADE)320GREAT ROOMWOOD (PNT GRADE)321MECHANICALN/A322BEDROOMWOOD (PNT GRADE)323BATHWOOD (PNT GRADE) 324MASTER SUITEWOOD (PNT GRADE)325MASTER BATHWOOD (PNT GRADE)326WARDROBEWOOD (PNT GRADE)UNIT 1D327GREAT ROOMWOOD (PNT GRADE)328KITCHENWOOD (PNT GRADE)329MECHANICALN/A330MASTER SUITEWOOD (PNT GRADE)331MASTER BATHWOOD (PNT GRADE)332WARDROBEWOOD (PNT GRADE)333BEDROOMWOOD (PNT GRADE)334BATHROOMWOOD (PNT GRADE)335CLOSETWOOD (PNT GRADE)UNIT 1E336FOYERWOOD (PNT GRADE)337KITCHENWOOD (PNT GRADE)338GREAT ROOMWOOD (PNT GRADE)339BATHWOOD (PNT GRADE)340BEDROOMWOOD (PNT GRADE)341CLOSETWOOD (PNT GRADE)COMMUNITY342HALLWAYWOOD (PNT GRADE)COMMUNITY343ELEVATOR LOBBYWOOD (PNT GRADE) MAINTENANCE344MECHANICALRUBBERMIXED USE - ROOM FINISH SCHEDULE:LEVEL FOUR - RESIDENTIALUNIT NO.ROOM TAGROOM NAMEBASEFLOORWALLSCEILINGNOTESUNIT 2A401KITCHEN402LIVING ROOM403CLOSET404POWDER405STORAGE406MASTER SUITE407MASTER BATH408WARDROBEUNIT 2B409KITCHEN410LIVING ROOM411MECHANICAL412BEDROOM413CLOSET414BATHROOM415MASTER SUITE416MASTER BATH417WARDROBEUNIT 2C418KITCHEN419LIVING ROOM420POWDER421MECHANICAL422STORAGE423UTILITY424MASTER SUITE425MASTER BATH426WARDROBEUNIT 2D427LIVING ROOM428KITCHEN429MECHANICAL430MASTER SUITE431MASTER BATH432WARDROBE433BEDROOM434BATHROOM435CLOSETUNIT 1E436LANDING437MECHANICAL438MASTER SUITE439MASTER BATH440WARDROBE441BEDROOM442BATHROOM443CLOSETCOMMUNITY444HALLWAYCOMMUNITY445ELEVATOR LOBBYMAINTENANCE446MECHANICAL ROOMMIXED USE - ROOM FINISH SCHEDULE:LEVEL FIVE - RESIDENTIALUNIT NO.ROOM NO.ROOM NAMEBASEFLOORWALLSCEILINGNOTESUNIT 2A501GAME ROOMWOOD5/8" GYP. BOARD5/8" GYP. BOARD502BEDROOM503BATHROOM504CLOSET505STORAGE506MECHANICAL ROOM507BATHROOMUNIT 3B508KITCHEN509LIVING ROOM510MECHANICAL511BEDROOM512CLOSET513BATHROOM514MASTER SUITE515MASTER BATH516WARDROBEUNIT 2C517GAMEROOM518BEDROOM519CLOSET520BATHROOM521MECHANICAL522PRIVATE TERRACEUNIT 1E523GAMEROOM524MECHANICAL525POWDER526PRIVATE TERRACECOMMUNITY527COMMUNITYTERRACEMAINTENANCE528MECHANICALCOMMUNITY529HALLWAYCOMMUNITY530ELEVATOR LOBBYMAINTENANCE531MECHANICAL ROOM MIXED USE - ROOM FINISH SCHEDULE: LEVEL ONE - PARKING GARAGEROOM NO. ROOM NAMEBASEFLOORWALLSCEILINGNOTES100PARKINGAREAN/ACONC,N/A101ELECTRICAL A6.01029'- 4" 8"13'- 5" 9"11'-1"2'-1"11'-1"2'-1"12'- 8"63'- 2"661.55'FIN. GRADE671.55'LEVEL 1-T.O.JWROUGHT IRON RAILINGDECORATIVE IRONMEDALLIONWOOD CORBELCAST STONE TRIMCAST STONETRIMWROUGHTIRON RAILINGCAST STONE TRIMSTAIRWROUGHT IRONRAILINGDECORATIVE IRONMEDALLIONWOOD CORBELCAST STONE TRIMWROUGHT IRONRAILINGDECORATIVE IRONMEDALLIONWOOD CORBELCAST STONE TRIMWROUGHT IRONRAILINGCAST STONE TRIMLIGHT FIXTUREREFER TOELECTRICAL DWGS.LIGHT FIXTURE. REFER TOELECTRICAL DWGS.679.72'LEVEL 2- T.O.C692.88'LEVEL 3- T.O.J706. 04'LEVEL 4- T.O.J718.71'LEVEL 5- T.O. PLATESTN-1STN-1S-1STN-2STN-2710.04'PLATFORM LEVELWROUGHT IRON FENCES-1S-1S-1STN-1STN-1STN-1CAST STONE TRIMREFER TO A8.01/05FOR FASCIA PROFILE86.2% STONE MASONRY13.8% STUCCO MASONRYA6.0101CAST STONE CAPCAST STONE9'-4"8"13'-5"9"11'-1"2'-1"11'- 1"2'-1"11'-1"2'-1"63'-8"661.55'FIN. GRADE671.55'T.O.J SANDSTONE CAPWROUGHT IRON RAILINGDECORATIVE IRONMEDALLIONWOOD CORBELCAST STONE TRIMCAST STONE TRIMSTUCCO FINISHWROUGHT IRON RAILINGDECORATIVE IRONMEDALLIONWOOD CORBELCAST STONE TRIMCAST STONE TRIMSTUCCO FINISHWROUGHT IRON RAILINGDECORATIVE IRONMEDALLIONWOOD CORBELCAST STONE TRIMCAST STONE TRIMSTUCCO FINISHWROUGHT IRON RAILINGDECORATIVE IRONMEDALLIONWOOD CORBELCAST STONE TRIMCAST STONE TRIMWOOD CORBELWROUGHT IRON RAILINGDECORATIVE IRONMEDALLIONWOOD CORBELCAST STONE TRIMWROUGHT IRON RAILINGCAST STONE TRIMCAST STONE TRIMLIGHT FIXTURE REFERTO ELECTRICAL DWGS.679.72'LEVEL 2- T.O.C692.88'LEVEL 3- T.O.J706.04'LEVEL 4- T.O.J718.71'LEVEL 5- T.O. PLATEFSTN-1STN-2STN-2S-1STN-1S-1S-1S-1STN-1STN- 2S-1S-1S-1S-1S-1710.04'PLATFORMLEVELS-1STN-1STN-1STN-1STN-2STN-2WROUGHT IRON RAILINGCAST PROFILE REFERTO STRUCTURAL DWGS. A8.020645.8% STONE MASONRY54.2% STUCCO MASONRYELEVATION LEGENDS-1STUCCO. PAINT: RESTRAINED GOLD SW 6129S-2STUCCO. PAINT: SVELTESAGESW A6.01019'- 3" 8"13'- 5" 9"11'-1" 2'-1"11'-1" 2'-1"11'- 1"61'- 6"9'-4"8"13'- 5" 9"11'-1" 2'-1"11'-1" 2'-1"11'- 1"61'- 7"661. 55' FIN. GRADE671.55'T.O.JWROUGHT IRONRAILINGDECORATIVE IRONMEDALLIONCAST STONETRIMCAST STONE TRIMWOOD SHUTTER679. 72'LEVEL 2- T.O.C692.88'LEVEL 3- T.O.J706.04'LEVEL 4- T.O.J718.71'LEVEL 5- T.O. PLATES-1CAST STONE TRIMCAST STONE TRIMS-1STN-1STN-2STN-1STN-2STN-1STN-1CAST STONE CAPCAST STONE TRIMCAST STONE TRIMWROUGHT IRON RAILINGS-1CAST STONE TRIMWROUGHT IRON RAILINGWROUGHT IRON RAILINGSTN-1STN-1STN-1STN-1STN-2STN- 2STN-2STN-2LIGHT FIXTURE REFERTO ELECTRICAL DWGS.LIGHT FIXTUREREFER TOELECTRICAL DWGS.WROUGHT IRON RAILINGWROUGHT IRONRAILINGCAST PROFILE REFERTO STRUCTURAL DWGS. CAST STONEORNAMENTALCOLUMNCAST STONE TRIMCAST PROFILE REFERTO STRUCTURAL DWGS.WOOD CORBELDECORATIVE IRONMEDALLIONWOOD CORBELCAST STONE TRIMCAST STONEORNAMENTALCOLUMN81.3% STONE MASONRY18. 7% STUCCO MASONRYSTONEA6.010213'-5"9"11'-1"2'-1"11'-1"2'-1"12'-8"53'-2" 671.55'T.O.JLIGHT FIXTURE. REFER TOELECTRICAL DWGS.679.72'LEVEL 2- T.O.CSTN-1CAST STONE TRIMSTN-1CAST STONE TRIMWROUGHT IRON RAILINGSTN-2WROUGHT IRON RAILINGCAST STONE TRIMCAST STONE TRIMCAST STONE TRIMCAST STONE TRIMS-1STN-1CAST STONE TRIMCAST STONE TRIMCAST STONE TRIMS-1S-1CAST STONE TRIMSTN-2STN-2DECORATIVE IRONMEDALLIONLIGHT FIXTURE REFERTO ELECTRICAL DWGS.CAST STONEORNAMENTAL COLUMNCAST STONE CAPCAST STONE TRIMCAST STONE CAPWOOD SHUTTERREFER TO A8.01/05FOR FASCIA PROFILE61.6% STONE MASONRY38.5% STUCCO MASONRYELEVATION LEGENDS-1STUCCO. PAINT: RESTRAINED GOLD SW 6129S-2STUCCO. PAINT: SVELTE SAGE SW 6164STN-1NATURAL STONE. ENTRADA COBBLE BLEND,STONE MOCKUP "A". CONTACT: BRAEBARTON. BLACKSON BRICK. 817. 814.3194STN-2THIN CUT NATURAL STONE. ENTRADACOBBLE BLEND, STONE MOCKUP "A" CL-12 PIECE MISSION BARREL TILE, BORALROOFING, PALERMO BLENDCT-1CERAMIC TILE. REFERTOARCHITECTURALDRAWINGS STAIRWELL 1LVL 2 - RETAILLVL 1 - GARAGELVL 3 - RESIDENTIALLVL 4 - RESIDENTIALLVL 5 - ROOF TERRACELVL 2 - RETAILLVL 1 - GARAGELVL 3 - RESIDENTIALLVL 4 - RESIDENTIALLVL 5- RESIDENTIALELEVATORSHAFTLVL 2 - RETAILLVL 1 - GARAGELVL 3 - RESIDENTIALLVL 4 - RESIDENTIALLVL 5 - RESIDENTIALHALLWAY 2HALLWAY 3HALLWAY 4HALLWAY 5STAIRWELL 1VENTILATIONSHAFTISSUE LOGDESCRIPTIONDATESCALEDATEBUSH ARCHITECTS, LLC CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESEPLANSARE LVL 2 - RETAILLVL 1 - GARAGELVL 3 - RESIDENTIALLVL 4 - RESIDENTIALLVL 5 - RESIDENTIAL9'-4"8"ISSUE LOGDESCRIPTIONDATESCALEDATEBUSH ARCHITECTS, LLC CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECTS, LLC - 2019 10/24/ 2019SHEET09/04/2019COMMENTSPROJECT NO. 18-1544700WESTGROVEDRIVE, 9'-4" 8" 13'-5"9" 11'-1"2'-1"11'-1"2'-1"11'-1"2'-1" LVL 2 - RETAILLVL 1 - GARAGELVL 3 - RESIDENTIALLVL 4 - RESIDENTIALLVL 5 - ROOF TERRACEISSUE LOGDESCRIPTIONDATESCALEDATEBUSH ARCHITECTS, LLC CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH ARCHITECTS, LLC - 2019 10/ 24/2019SHEET09/04/ 2019COMMENTSPROJECT NO. 18-1544700 WESTGROVE BGE, INC. ARTAGIRONA ANDORRADAVISBOULEVARDG:\ TXN\Projects\MRW\ 3082-37 Entrada - Block N Mixed Use\06_Survey_NTX\04_CAD\3082- 37_RPLT_ENTRADA- LOT1-BLKN.dwg 2019-10-01- 14:58 jlondon4020100 SCALE: 1" = 20' NOT TO SCALE)VICINITY MAP CHOO S E SI G N O R BG FOX, LLC 129 S Main St, Ste 110 Grapevine, TX 76051 OWNER BGE, Inc.2595 Dallas Parkway, Suite 101, Frisco, TX 75034 Tel: 972-464- 4800 www. bgeinc.com TBPLS Licensed Surveying Firm No. 10193953 Copyright 2019 Project No. 1234-56 | JAL/DFM Contact: David McCullah Telephone: ( 972) 464-4839 —Email: dmccullah@bgeinc.com REPLAT OF WESTLAKE ENTRADA LOT 1, BLOCK N BEING 16,387 SQUARE FEET IN THE WILLIAM H. PEA SURVEY, ABSTRACT NO. 1246 TOWN OF WESTLAKE, TARRANT COUNTY, TEXAS OCTOBER 2019 OWNER'S DEDICATION NOW, THEREFORE, KNOW ALL PERSONS BY THESE PRESENTS:That BG FOX, LLC, does hereby adopt this Plat, designating the herein above described property as REPLAT OF LOT 1, BLOCK N, WESTLAKE ENTRADA, an addition to the Town of Westlake, Tarrant County, Texas. The easements thereon are hereby reserved for the purposes indicated, and in accordance with the easement documents filed with the Town of Westlake and Tarrant County. The utility and fire lane easements shall be open to fire and police units, garbage and rubbish collection agencies and the public and private utilities for which the easement is reserved, and as specifically approved by the Town of Westlake for the use of a particular easement. The maintenance of paving or any other surface on the utility and fire lane easements is the sole responsibility of the property owner. No buildings, or other permanent improvements shall be constructed,reconstructed or placed upon, over or across the easements as shown. Said easements being hereby reserved for use and accommodation of all public utilities for which the easement is reserved, and as specifically approved by the town of Westlake.Any public utility for which the easement is reserved, and as specifically approved by the Town of Westlake to use a particular easement shall have the right to remove and keep removed all or part of any buildings or other improvements which in any way may endanger or interfere with the construction, maintenance, or efficiency of its system in the easement and that public utility shall at all times have full right of ingress and egress upon the easement for the purpose of constructing, reconstructing,inspecting, patrolling, and maintaining and adding to or removing all or part of its system, subject to complying with all ordinances,rules, regulations and resolutions of the Town of Westlake, Texas, and in accordance with the easement documents filed with the Town of Westlake and Tarrant County. The Town of Westlake, Texas, and the public utility shall have the right of ingress and egress to private property for the purpose of reading meters, maintenance and service required or ordinarily performed by that utility. No generic "U.E.S." (utility easements) will be allowed. No easement will be allowed by separate instrument without written approval by the Town of Westlake.Notwithstanding anything to the contrary in this Plat, the owners, for themselves and their successors and assigns, reserve and retain the right to grant other rights and easements across, over or under the easement tract( s) to such other persons as the owners deem proper, provided such other grants are subject to the easements to the Town of Westlake granted in the easement documents, and the uses granted do not materially interfere with the use of said easements by the Town of Westlake for the purposes set forth herein and the Town approves said additional easements or additional uses in writing. Any damages to facilities located in said easements as a result of the use granted to such other person shall be promptly repaired by such other person, and the Town of Westlake shall have no responsibility for any damage to such other person's facilities in connection with the use of said easement by the Town of Westlake.In addition, notwithstanding anything to the contrary in this Plat, the owners, and their successors and assigns, may use the easement tract(s) identified in the easement documents, and shown within the boundaries of the platted property for paving,pedestrian walkway, parking, landscaping and aerial improvement purposes (the " improvements"), which do not materially interfere with or prevent the use by the Town of Westlake of said easements for the purposes set forth herein. Any damages to facilities located in the easements identified on the platted property as a result of such uses shall be promptly repaired by the then-current owner of the platted property that caused such damage, and the Town of Westlake shall have no responsibility for any damages to the improvements in connection with the use of said easements by the Town of Westlake.That the undersigned does hereby dedicate to the Town of Westlake, in fee simple, to the public in perpetuity forever, the streets and alleys shown thereon. The streets and alleys are dedicated for public purposes.This plat is approved subject to all platting ordinances, rules, regulations and resolutions of the Town of Westlake, Texas.Witness my hand this the ____________ day of ____________, 20____.By: BG FOX, LLC a Texas limited partnership By: _____________________________ Printed Title: _____________Printed Name: ______________________________________________STATE OF TEXAS §COUNTY OF _____________ §BEFORE ME, the undersigned a Notary Public, in and for The State of Texas, on this day personally appeared ________________________ known to me to be the person and officer whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for the purposes and considerations therein expressed and in the capacity therein stated.GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the ____ day of _____________ 20____.Notary Public, State of Texas SURVEYOR'S CERTIFICATE KNOW ALL MEN BY THESE PRESENTS:That I, David F. McCullah, do hereby certify that I prepared this Plat and the field notes made a part thereof from an actual and accurate survey of the land and that the corner monuments shown thereon were properly placed under my personal supervision,in accordance with the Subdivision regulations of the Town of Westlake, Texas.Dated this the 1th day of October, 2019.David F. McCullah Texas Registered Professional Land Surveyor No. 4023 STATE OF TEXAS §COUNTY OF_____________ §BEFORE ME, the undersigned, a Notary Public, in and for The State of Texas, on this day personally appeared David F.McCullah, known to me to be the person and officer whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for the purposes and considerations therein expressed and in the capacity therein stated.GIVEN UNDER MY HAND AND SEAL OF OFFICE, this the ______ day of _______________, 20______. Notary Public, State of Texas OWNER'S CERTIFICATION Lot 1, Block N, WESTLAKE ENTRADA, an addition to the Town of Westlake according to the plat thereof recorded under Instrument No. D216027206, Real Property Records, Tarrant County, Texas.GENERAL NOTES 1. Basis of bearing, horizontal and vertical position derived from the Texas WDS RTK Network-Texas State Plane Coordinate System, NAD83, North Central Zone (4202).2.No floodplain exists on this site.3. Selling a portion of this property by metes and bounds is a violation of the Town Ordinance and State Law and is subject to fines and withholding of utilities and building permits.4.No generic "U.E.s" (utility easements) will be allowed. No easement will be allowed by separate instrument without written approval by the Town of Westlake.5. Unless otherwised noted, all boundary corners & lot corners are 5/ 8" iron rod set with yellow cap stamped "BGE".LEGEND D.R.T.C. T.DEED RECORDS, TARRANT COUNTY, TEXAS ESMT.EASEMENT INST. T T EEEESGT C31800 Valley View Lane, Suite 300CENTURION AMERICANFarmers Branch, TX 75234DEVELOPERContact:Michael BeatyTel: 214-287-90092595 Dallas Parkway, Suite 204BGE, Inc.Frisco, TX 75034TBPE Registration No. F-1046Tel: 972- 464-4800 12" CONCRETE STEMWALL12" CONCRETESTEMWALL12" CONCRETE STEMWALL8" CMUBLOCK WALL8" CM U B L O C K W A L LTT C42595 Dallas Parkway, Suite 204, Frisco, TX 75034TBPE Registration No. F- 1046Tel: 972-464-4800 www. bgeinc.comCopyright C5TOWN OF WESTLAKE GENERAL NOTESWATER NOTES:SANITARY SEWER NOTES:’ STORM DRAIN NOTES:” ” GENERAL NOTES’“”GRADING NOTES:PAVING NOTES:’1800 Valley View Lane, Suite 300CENTURION AMERICANFarmers Branch, TX 75234DEVELOPERContact: Michael BeatyTel: 12" CONCRETE STEMWALL12" CONCRETESTEMWALL12" CONCRETE STEMWALL8" CMUBLOCK WALL8" CM U B L O C K W A L LTT C6 1800 Valley View Lane, Suite 300CENTURION AMERICANFarmers Branch, TX 75234DEVELOPERContact: Michael BeatyTel: 214-287-90092595 Dallas Parkway, 12" CONCRETE STEMWALL12" CONCRETESTEMWALL12" CONCRETE STEMWALL8" CMUBLOCK WALL8" CM U B L O C K W A L LTTA10.282.28EX31.3012.75EX10.807. 71EX20.313. 12C7P33.5132.5 1800 Valley View Lane, Suite 300CENTURION AMERICANFarmers Branch, 12" CONCRETE STEMWALL12" CONCRETESTEMWALL12" CONCRETE STEMWALL8" CMUBLOCK WALL8" CM U B L O C K W A L LTT C8 1800 Valley View Lane, Suite 300CENTURION AMERICANFarmers Branch, TX 75234DEVELOPERContact: Michael BeatyTel: 214-287-90092595 Dallas Parkway, T 12" CONCRETE STEMWALL12" CONCRETESTEMWALL12" CONCRETESTEMWALL8" CMUBLOCK WALL8" CM U B L O C K W A L LT C91800 Valley View Lane, Suite 300CENTURION AMERICANFarmers Branch, TX 75234DEVELOPERContact:Michael BeatyTel: 214-287-90092595 Dallas Parkway, Suite T 12" CONCRETE STEM WALL12" CONCRETESTEMWALL12" CONCRETE STEMWALL8" CMUBLOCK WALL8" CM U B L O C K W A L LT C101800 Valley View Lane, Suite 300CENTURION AMERICANFarmers Branch, TX 75234DEVELOPERContact:Michael BeatyTel: 214-287-90092595 Dallas Parkway, Suite 12" CONCRETE STEMWALL12" CONCRETESTEMWALL12" CONCRETE STEMWALL8" CMUBLOCK WALL8" CM U B L O C K W A L LTT C11 1800 Valley View Lane, Suite 300CENTURION AMERICANFarmers Branch, TX 75234DEVELOPERContact: Michael BeatyTel: 214-287-90092595 Dallas Parkway, SHEETL1 of 1Landscape PlansLANDSCAPEPLAN# PLAN REVIEW REVISIONS BY DATE 0 Bar is one inch on originaldrawing. If notone SHEETL2 of 2Landscape Details LANDSCAPEANDSCREENING# PLAN REVIEW REVISIONS BY DATE 0 Bar is one inch on originaldrawing. If not one LVL 2 (Com./ Retail )LOBBYRETAILSTAIR #2STAIR #1RAMPSTAIRSSTEPSRAMPRAMPELEVATORSTEPSRETAILLOBBY2356789101213141516CDFGHIEA1B411JSP1. 01SITE PLAN - PHOTOMETRICS11/8" = 1'-0"SITE PLAN - PHOTOMETRICSISSUE LOGDESCRIPTIONDATESCALESHEETDATEAS NOTEDBUSH DESIGN & ASSOCIATES, INC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN "ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASICCONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLY COMPLETE THIS COPYRIGHT, BUSH DESIGN & ASSOCIATES, INC. - 2015 10/24/1912- 12-19WILLIAM A. LOBBYSTAIR #1RAMPRAMPRETAILLOBBYHIJSP1.02SITE PLAN - PHOTOMETRICS11/8" = 1'- 0"EAST PATIO - PHOTOMETRICSISSUE LOGDESCRIPTIONDATESCALESHEETDATEAS NOTEDBUSH DESIGN & ASSOCIATES, INC.CAN LEGALLY RESULT IN THE CESSATION OF CONSTRUCTION OR BUILDINGS BEING SEIZED AND/ OR MONETARY COMPENSATION TO AND ELEMENTS OF THE DESIGN. UNDER SUCH PROTECTION, UNAUTHORIZED USE OF THESE PLANS, WORK OR HOME REPRESENTED, PROTECTION INCLUDES BUT IS NOT LIMITED TO THE OVERALL FORM AS WELL AS THE ARRANGEMENT AND COMPOSITION OF SPACES 17 U.S.O. AS AMENDED DECEMBER 1990 AND KNOWN AS ARCHITECTURAL WORKS COPYRIGHT PROTECTION ACT OF 1990. THE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION AS AN " ARCHITECTURAL WORK" UNDER SEC. 102 OF THE COPYRIGHT ACT, MAY CONFLICT WITH SAME, AND MUST BE STRICTLY OBEYED AND FOLLOWED BEFORE AND DURING CONSTRUCTION. THESE PLANS ARE ALL FEDERAL, STATE, AND LOCAL CODES, ORDINANCES, AND RESTRICTIONS TAKE PRECEDENCE OVER ANY PART OF THESE PLANS WHICH COMPLETE ENGINEERING SERVICES, FOUNDATION, HVAC, AND STRUCTURAL, BEFORE BEGINNING CONSTRUCTION OF ANY KIND. NOTE: BEFORE ANY CONSTRUCTION IS COMMENCED OR PURCHASES MADE. IT IS RECOMMENDED THAT THE OWNER OR BUILDER OBTAIN ANY DISCREPANCY, ERROR, AND/OR OMISSION, IF FOUND, IS TO BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE DESIGNER STRUCTURE. THESE PLANS MUST BE VERIFIED AND CHECKED BY THE BUILDER OR THE PERSON IN AUTHORITY OF THIS PROJECT. THESE PLANS ARE INTENDED TO PROVIDE THE BASIC CONSTRUCTION INFORMATION NECESSARY TO SUBSTANTIALLYCOMPLETE THIS COPYRIGHT, BUSH DESIGN & ASSOCIATES, INC. - 2015 10/24/1912- 12-19WILLIAM A. LEEPROFESSIONALENG INEER80638LI ES T ATEOFTXASCENSED Ordinance 927 Page 1 of 3 TOWN OF WESTLAKE ORDINANCE NO. 927 AN ORDINANCE AMENDING ORDINANCE 906 CONDITIONS; APROVIDING A PENALTY; PROVIDING A CUMULATIVE CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the Town of Westlake, Texas is a general law municipality; and WHEREAS, the Town Council of the Town of Westlake finds it necessary for the public health, safety and welfare that development occur in a controlled and orderly manner; and WHEREAS, On January 27, 2020 the Town Council approved Ordinance 906, which approved a Specific Use Permit (SUP) for 10 condominium units on a 0.376 acre portion on Block N, Westlake Entrada Addition; and WHEREAS, Whereas Section 2(f) of Ordinance 906 contains revocation and expiration provisions for the SUP; and WHEREAS, on January 28, 2021 the SUP granted by Ordinance 906 expired per the provisions in Section 2(f); and WHEREAS, the original SUP applicant is requesting an extension to the revocation and expiration provisions contained in Ordinance 906; and WHEREAS, following provision of proper legal notice, including written notice to owners within 200 feet of the subject property, published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on May 24, 2021, by the Town Council; and WHEREAS, upon the recommendation of the Planning and Zoning Commission on May 17, 2021, the Town Council of the Town of Westlake, Texas is of the opinion that it is in the best interests of the Town and its citizens that this SUP amendment should be approved and adopted. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. SECTION 2: That the Town Council of the Town of Westlake, Texas does hereby approve amendments to Ordinance 906 subject to the following conditions: Ordinance 927 Page 2 of 3 A. Section 2(f) of Ordinance 906 is hereby repealed and replaced with the following statement: “The SUP authorized by Ordinance 906 is hereby declared to be valid and active. Said SUP shall automatically revoke and expire upon the occurrence of any of the following circumstances: (1) The building permits (not including grading/ earthwork permits) allowing the construction of the condominiums are not issued within one year after the approval date of this amending ordinance; (2) The use authorized by the SUP is abandoned for more than six consecutive months after either the expiration of the building permit (not including grading/ earthwork permits), or, after the issuance of the certificate of occupancy; (3) Any change in use of this building to a use other than that described and authorized by this ordinance; (4) Failure to provide the official recorded copy of the condominium regime as described and conditioned herein.” B. All provisions of Ordinance 906 shall remain in full force and effect except as amended herein. SECTION 3: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence, paragraph or section. SECTION 4: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 5: Any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Code of Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 6: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS 24th DAY OF MAY 2021. Ordinance 927 Page 3 of 3 _____________________________ ATTEST: Laura Wheat, Mayor _____________________________________ _____________________________ Todd Wood, Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney Page 1 of 16 TOWN COUNCIL AGENDA ITEM Public Hearing Monday, May 24, 2021 TOPIC: Conduct a public hearing and consider approval of an ordinance approving proposed amendments to Ordinance 882 approving the PD7 zoning district, known as “Spencer Ranch”, located east of Pearson Lane and south of Aspen Lane. STAFF: Ron Ruthven, Planning and Development Director STRATEGIC ALIGNMENT Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Planned / Responsible Development Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life SUMMARY The applicant and subject property owner, Pearson 35 Opportunities, LLC, is requesting amendments to Ordinance 882, which approved the PD7 zoning district. PD7 allows for a maximum of 38 single family residential lots on 37.798 acres. The applicant, who does not own a three acre portion of PD7 zoning district (the Fisher property), is requesting amendments that include reducing the total residential lots in the development from 38 to 32 and reducing the total open space from 50.5% to 34.68%. These changes are mainly due to a proposed increase in residential lot sizes to allow for larger homes. The proposed amendments are specific to the 34.54 acre portion of the zoning district that is owned by the applicant. Per the attached correspondence, the property owner of the Fisher property portion of the PD7 zoning district, which is not included in the proposed amendment, does not approve of the request and has formally registered their opposition to the request. Should the proposed amendments be approved, the Fisher property could still be considered for future residential development should the minority property owner present a separate request. The proposed amended concept/development plan shows a roadway connection to the Fisher property should the remainder of the PD7 zoning district be developed. Page 2 of 16 COUNCIL ACTION/OPTIONS • Approve the proposed Ordinance, which contains staff’s recommendations; • Approve the Ordinance with additional conditions/modifications; • Deny the proposed Ordinance with prejudice • Deny the proposed Ordinance without prejudice • Table the item STAFF RECOMMENDATION Approval of the request subject to the conditions contained in the proposed ordinance. FISCAL/SERVICE LEVEL IMPACT TO COMMUNITY Project Cost/Funding Amount: $0.00 Funding Source: N/A Contract: No Forms: N/A DEVELOPMENT/MOBILITY IMPACT TO COMMUNITY Westlake Academy: Up to 36 additional residential condominiums are authorized by the proposed ordinance. These additional units may allow for more students to enroll in the Academy. Per the terms of Resolution 13-33, Spencer Ranch Economic Development Agreement (which will require amendment), these additional units shall require the payment of $5,000 per unit into capital funds specific to Westlake Academy prior to the recording of the final plat. Comprehensive Plan: The request generally complies with the comprehensive plan as detailed below in this memo. Traffic Impact: According to the original February 2018 traffic impact analysis performed for the initial development proposal, the traffic impact for the 36 single family residential units is projected to be 10.9 trips per day per unit, yielding a total impact of 392.4 trips per day, which 21.8 fewer trips than the current approved 38 lot plan. Therefore, no additional study is needed. ATTACHMENTS 1. Location Map 2. Proposed Amended Concept/Development Plan 3. Fisher Property Exhibit 4. Westlake Ranch Development Description 5. Development Exhibits and Illustrations 6. Draft Architectural Design Guidelines 7. Ordinance 882 (Approving Spencer Ranch – PD7) 8. Correspondence Received 9. Proposed Ordinance Page 3 of 16 PLANNING AND DEVELOPMENT ANALYSIS DEVELOPMENT HISTORY The PD7 zoning district (Ordinance 882) was approved by the Town Council on May 20, 2019. Since being approved, the PD7 zoning district has not been developed. The original homestead on the subject property is still in place and the Fisher property remains undeveloped. Prior to final approval, there were many plans and proposals brought forth from the original developer which went through many public hearings and actions on the part of the Commission and Council. The following is a chronology of events and actions regarding the PD7 zoning district: First Zoning Change Request 11/17/2017: The initial zoning change application is received from the original developer, Waterside Land Company LLC to rezone the property from R5 - Country Residential to PD7. The original concept/development plan includes 89 single family homes including attached and detached homes with a gross housing density of 2.34 units per acre. 4/16/2018: First consideration of the request by the Planning and Zoning Commission. Concept/development plan includes 72 single family homes with a gross housing density of 1.89 units per acre. The request is tabled given technical issues involving property ownership. 4/30/2018: First Town Council discussion of the item. The item is tabled by the Town Council given Commission tabled status of the item. 5/14/2018: Second consideration of the tabled request by the Planning and Zoning Commission. The Planning and Zoning Commission votes to recommend denial of the request without prejudice. 5/21/2018: REQUEST WITHDRAWN. Second consideration of the request by the Town Council. The applicant requests to withdraw the item prior to a Council vote and the zoning request closes. Second Zoning Change Request 7/13/2018: Waterside Land Company LLC submits a second zoning change application to rezone the property from R5 - Country Residential to PD7. The proposed concept/development plan includes 68 single family homes with a gross housing density of 1.79 units per acre. 2/11/2019: First consideration of the 2nd request by the Planning and Zoning Commission. Concept/development plan includes 68 single family homes with a gross housing Page 4 of 16 density of 1.89 units per acre. The request is tabled in order to have the applicant provide additional information. 2/25/2019: First Town Council discussion of the tabled 2nd request. The item is tabled by the Town Council given Commission tabled status of the item. 3/11/2019: Second consideration of the tabled 2nd request by the Planning and Zoning Commission. A revised concept/development plan is submitted for consideration that includes 54 single family homes with a gross housing density of 1.43 units per acre. The request is recommended for approval by the Commission. However, the approval includes the condition that there be no more than 38 residential lots in the development with a gross housing density not to exceed one dwelling unit per acre. 3/25/2019: REQUEST DENIED. Second Town Council consideration of the 2nd request. Although the Commission recommended approval subject to a maximum of 38 lots, the applicant did not agree to the 38 lot recommendation and requested approval of the 54 lot plan. Therefore, the Town Council voted to deny the request, closing the request. Third Zoning Change Request 5/8/2019: Waterside Land Company LLC submits a third second zoning change application to rezone the property from R5 - Country Residential to PD7. The request includes 38 single family lots with gross housing density of one dwelling unit per acre. 5/13/2019: The Planning and Zoning Commission considers the request and votes to recommend approval of the item with certain conditions. 5/20/2019: REQUEST APPROVED. The Town Council considers the request and votes to approve the zoning change by approving Ordinance 882. Events After Zoning Approval 9/30/2019: The PD7 preliminary site evaluation is approved by the Town Council. 10/7/2019: The development and economic development agreements between the Town and Waterside Land Company LLC are approved by the Town Council. 8/28/2020: Paul Pastore, Waterside Land Company LLC, sends a potential 44 lot concept plan to Town staff for preliminary review with the intent of submitting a PD amendment application to formally approve the amended plan. However, an application is never received. The last correspondence with Mr. Pastore is received on 9/17/2020. 1/25/2021: A zoning application to amend PD7 is received from a new potential developer, Pearson 35 Opportunities LLC. Page 5 of 16 PROPOSED AMENDMENTS The attached documents provided by the applicant include details of the development team and the proposed amendments. The following is a summary of major amendments proposed by the applicant: • Lots/Density: Reduced to 32 lots from 38 lots; density reduced to 0.91 dwelling units per acre from 1 dwelling unit per acre. • Lot & Home Size: Minimum lot size is increased to 21,250 square feet from 1,000 square feet. Minimum home size is increased from 3,000 square feet to 4,500 square feet. • Architectural Style: Changed from a “Tuscan” style to “hill country” and “desert modern/hill country modern” style. • Open Space/Clustering: Reduced from 50.5% open space to 34.68% open space. Clustering of lots is also reduced due to larger lot sizes to accommodate larger homes. Some of the proposed open space would be contained in landscape easements on private lots in order to accentuate the buffers between the home clusters. • Amenities: Elimination of the guard house. Relocation of the club house to the front entrance area away from the southern border of the development. The central pond would remain as it currently exists but would not be expanded. However, there would still be a water fall feature installed between the main pond and Pearson Lane. • The Fisher Property: The applicant does not have the authorization to rezone the Fisher property portion of PD7 and has, therefore, not included this property in the proposed concept/development plan amendment. However, the applicant has provided an exhibit, strictly for demonstration, that shows how the Fisher property could develop at a later date and connect to the larger development. The following are the details of the proposed amendments shown as mark-ups to the provisions of Ordinance 882 in order to better illustrate the specific changes proposed: - Developer proposed amendments are shown in red - Staff recommended amendments are shown in green Proposed Amendments to Ordinance 882, Exhibit B Page 6 of 16 Planned Development District Number 7 (PD7) Development Standards Section 1 – General A. The purpose of PD7 is for a detached single-family residential development of not more than 363238 residential lots with a gross maximum density of 0.950.911.0 dwelling unit per acre. B. Phase one of the PD7 zoning district shall not contain more than 32 single family residential lots. C. Phase two of the PD7 zoning district may contain up to 4 single family residential lots pending final approval of a concept/development plan specific to the phase two portion of the development. Said concept/development plan shall be approved as an amendment to the PD7 zoning district. DB. The development authorized by this ordinance shall be consistent with all provisions and graphics contained the Phase One Concept/Development Plan, attached as Exhibit B and the development description and illustrations, attached as Exhibit C. However, where a conflict exists between the provisions of Exhibit A, Exhibit B, and Exhibit C, the provisions of Exhibit A shall prevail.-1, including the clustering of residential lots as shown in said graphics. However, where a conflict exists between the provisions of Exhibit B and Exhibit B-1, the provisions of Exhibit B shall prevail. EC. Platting 1. The developer shall submit, and receive approval for, a preliminary site evaluation prior to any land disturbance activities; 2. Prior to the final acceptance of public improvements, approval of private streets and release of residential building permits, the developer shall submit, and receive approval for, a final plat, which shall be platted as a single phase. 3. The final plat noted above shall be recorded with the County Clerk prior to the release of any residential building permits. 4. Prior to the approval of the preliminary site evaluation, the developer shall submit a development agreement for final approval by the Town Council per the requirements of the Code of Ordinances. 5. For the purpose of executing the design goals of this ordinance and all exhibits attached herein, amended plats may be submitted as part of a building permit application in order to perform minor adjustments to lot boundaries as needed. The final recording of said amended plat may be deferred to the completion of construction provided the plat is recorded before the completion of the final inspection. FD. Permitted Uses – The following are permitted principal and accessory uses: Page 7 of 16 1. Single Family Detached Homes 2. Open Space 3. Private Streets 4. Public and Private Parks 5. Drainage facilities (including retention and detention ponds) 6. Guard house 7. Clubhouse and indoor pickleball courtsHOA operated amenities in compliance with all Town ordinances 8. Accessory Uses (as authorized in the Town’s zoning regulations) GE. Homeowner’s Association – The development shall be governed by a Homeowner’s Association (HOA) that will be responsible for common area maintenance, guard houseclubhouse and other amenitycommunity center maintenance, private street maintenance, front yard maintenance and enforcing the HOA Design Guidelines for the community. The Home Owners Association shall appoint an Architectural Review Committee that must have at least one (1) Texas Licensed Architect with experience in applying Design Guidelines and advising an Architectural Review Committee on matters of design. HF. Any change, reassignment, and/or transfer of ownership from the developer that is the signatory party in the development agreement noted above to a different entity shall require the approval of the Town Council through an amendment to the development agreement, through a separate resolution, or as an amendment to this ordinance. IG. The developer and homebuilder(s) of all units constructed in the development shall operate as a single entity, with final compliance with the terms and conditions of such commitment laid out in the Town approved Development Agreement or unless otherwise requested by the developer and approved by the Town Manager or designee for special conditions. JI. All plans submitted for permit within this development shall be prepared by a Texas Licensed Architect and contain sufficient details required to explain the full exterior construction to a competent contractor. Section 2 – Residential Design Standards A. Lot and Housing Specifics: The following are the design criteria for all homes constructed in the phase one portion of the development: each housing type as described in Exhibit B-1: 1. All single-family homes (except the Golf Villas bordering Vaquero Golf Course) a. Housing Type: Single Family Detached; b. Minimum Lot Size: 1,00021,250 square feet; c. Minimum Lot Width at Building Line: 70105 feet; which may be reduced in order to accommodate required lot clustering; Page 8 of 16 d. Front Setback: 30 feet10 feet; or 5 feet where courtyards/motor courts are provided; e. Side Setbacks: 5 feet on one side of the lot and 15 feet on the opposite side; 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth; f. Rear Setback: 40 feet;, or 0 feet abutting water features and/or open space; g. Minimum Unit Size: 3,0004,500 square feet; h. Maximum Height: 35 feet from finished floor to the mid-point of the span of the highest roof pitch. i. Maximum First Floor under Roof: 7,800 square feet 2. Golf Course Villas a. Housing Type: Single Family Detached; b. Minimum Lot Size: 1,000 square feet; c. Minimum Lot Width at Building Line: 70 feet; d. Front Setback: 10 feet; or 5 feet for side facing garages, courtyards and accessory structures not utilized for storage; e. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth; f. Rear Setback: 40 feet; g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 48 feet from the finished floor to the highest roof ridge. B. Special Setback Provisions: 1. Lots adjacent to Aspen Lane shall have a 40-foot minimum setback from Aspen Lane. 3. All homes shall be setback a minimum of 120 feet from Pearson Lane 4. All homes shall be setback a minimum of 40 feet from the southern boundary line of the development. C. Garages: All homes shall have a minimum of four parking spaces for off-street automobile parking in any configuration but must have a minimum of two enclosed parking spaces and two additional off-street parking spaces. Garage doors shall be made of sectional wood or be wood clad. Garage doors shall be recessed a minimum of (8) eight inches (nominal) from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side- facing garage portion and are in a motor court setting. D. Roofs: Permitted roof materials include: 1. Flat or barrel clay tiles, metal seamed, copper, wood shake, TPO (for flat roof installations), or slate. or High quality clay or concrete tile (with a Page 9 of 16 thickness similar to clay). (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 2. Metal: Traditional standing seam with standing folded and soldered seams. Allowed for porches and architectural features only. (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 3. Flat or low-pitched roofing that is 2:12 pitch or less may be of any code approved material. E. Exterior Walls: Exterior walls shall meet the requirements of the Town’s Building Quality Manual as adopted by Resolution 18-02. F. Design Guidelines: Prior to the approval of the preliminary site evaluation, the developer shall submit final design guidelines for approval by the Town Council that shall be recorded with the private deed covenants, conditions and restrictions. Said guidelines shall incorporate the recommendations contained in the Westlake Building Quality Manual referenced above. With the exception of any guideline provision addressing a particular architectural style, said design guidelines shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions above. Guideline provisions to be enforced by staff include, but may not be limited to, general building articulation, massing, fenestration, roof slope, construction details and building materials. G. Elevation Samples: All homes and buildings constructed in this development shall be generally consistent with the elevation samples provided in Exhibit CB-1 such that the primary articulation elements and general layout of the home on the lot are generally consistent with the elevations. Otherwise, all home design shall adhere to the provisions of the development’s design guidelines. Provided all other provisions of this section are met, significant deviations from these elevations may be approved provided that both the homeowner’s association and the Town Manager or designee are in agreement. Section 3 – Landscaping, Open Space, Water Features, Tree Preservation and Parkland Dedication A. Landscaping: Not later than 90 days after the approval of the preliminary site evaluation, the developer shall submit a master landscape plan for the development prepared by a State of Texas registered landscape architect. Said plan shall be reviewed for final approval by the Town Manager or their designee. The plan may be forwarded to the Town Council for final approval at the discretion of the Town Manager. The final approved master landscape plan shall be included with the development agreement. At a minimum the plan shall include the following: 1. The Plan shall substantially comply with the Concept/Development Plan (Exhibit B-1) 2. The landscape plan shall reflect developer’s efforts to comply with the “landscape Integrity” objectives of the Town’s Comprehensive Plan and employ predominantly those plant materials (within the planting areas that Page 10 of 16 define the cluster zones and lake edges) that are consistent with restoration of the natural mosaic. 3. Specifics on execution of the landscaping goals stated in Exhibit B-3 including details of planting locations and types, quantities and schedule; 4. A detailed tree survey as required by the Code of Ordinances; 5. Any replanting requirements as part of required tree mitigation; 6. Specific planting and maintenance responsibilities of the developer versus the homebuilder and the homeowner’s association; 7. Details for guest parking in the development where applicable; 8. Locations and specifications for the internal trail system B. Tree Preservation – All protected trees shall require mitigation upon damage or removal as required by the Code of Ordinances. Mitigation may be provided through tree plantings as shown on the landscape plan during development and/or home building phases. Where possible, old growth trees and tree clusters should be preserved as identified in the master landscape plan. C. Open Space 1. A minimum of 11.9819.1 acres (34.6850.5%) of the phase one portion of the development shall be reserved as open space. All open space, including public and private, shall be substantially consistent with Exhibit B-1 and shall be distributed as follows: a. Private Open Space (including water features and clubhouse): 7.7111.5 acres minimum b. Public Open Space (parkland): 2.743.0 acres minimum c. Landscape Easements on Private Lots: 1.53 acres minimum c. Water Areas: 4.6 acres 2. Private open space amenities shall, at a minimum, include the following: a. Clubhouse: The clubhouse shall be constructed and completed by the developer prior to the final acceptance of public improvements. The design shall be consistent with the designs shown in Exhibit C. a. Gate house – The gatehouse shall be constructed and completed by the developer. The gatehouse design shall be consistent with the design shown in Exhibit B-1. The gate house shall be constructed not later than the final acceptance of public improvements for the development. However, the gate house may be constructed and occupied prior to the final acceptance of public improvements as further detailed in the required development agreement. D. Parkland Dedication – Parkland dedication as proposed by the developer in Exhibit B and C-1 is hereby approved subject to the following conditions: Page 11 of 16 1. Parkland dedication shall be consistent with Exhibit B-1. 2. Maintenance responsibilities for the parkland shall be the responsibility of the developer/HOA. 3. Details of amenities, and final locations of parking and trails shall be consistent with Exhibit B-1 and shall require final approval as part of the development agreement between the applicant/developer and the Town. 4. The gatehouse, including the property upon which the gatehouse is located, shall be owned and maintained by the HOA. E. Water Features – Water features are a key component of the development, making this a “Water Themed” development as called for in the Town’s Comprehensive Plan. Water features shall be constructed by the developer as part of the required public improvements. Said features shall be located and designed as shown and described inon Exhibit B-1 and described and depicted in Exhibit C and shall be maintained by the homeowners association. Section 4 – Fencing A. The perimeter of the development, not including the publicly owned areas, along Aspen Lane and Pearson Lane and the southern boundary of the development shall contain decorative iron fencing located in a manner substantially consistent with the Phase One Concept/Development Plan (Exhibit B-1) and which preserves the sense of “open ground plane” as described in the Town’s Comprehensive Plan by the use of decorative iron fencing with masonry columns. The perimeter fence located along the southern border of the development will contain decorative iron with metal posts. Brick is not a permitted material. Masonry wall sections shall be permitted as depicted in Exhibit B-1 for the purpose of providing aesthetic accents, privacy, and/or shield undesirable vehicle light transmission as determined in the master landscape plan. C. Individual property fences shall be minimalized in order to preserve the open ground plane and permitted for privacy needs, screening, and/or dog runs in ways that are constructed of decorative iron and shall not exceed 54 inches in height with metal columns consistent with the architectural design guidelines. consistent with HOA guidelines which must prevent isolation of the “lot” from the general ground plane. Individual lot fencing materials shall be established in the required architectural design guidelines. Section 5 – Streets, sidewalks/trails, parking and access A. Streets – A Specific Use Permit (SUP) is hereby granted for all community streets within PD7, which shall be private and constructed to Town standards. Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town standards and Comprehensive Plan recommendations as well as follow the Town’s low intensity lighting standards. A street stub-out for future connection shall be provided between the phase one and phase two portions of the development as depicted on Exhibit B. Page 12 of 16 B. Trails – An internal trail/sidewalk system shall be constructed and shall connect to the public trail system at access-controlled locations as shown in the concept/development plan. The final location and details of the internal trail system shall be included with the required landscape plan. The public trail shall comply with all Town requirements and shall be generally located as shown in concept/development plan and shall be constructed by the developer as part of the required public improvements. Trail amenities shall at a minimum include the amenities proposed by the developer. C. Parking – Adequate guest parking, trailhead and park parking, and parking for the proposed private amenities shall be shown on the master landscape plan with maintenance responsibilities borne by the homeowner’s association as described in the required development agreement. E. Access – Street access to the development from Pearson Lane shall require written final approval from the City of Keller. F. Cluster mailboxes – Prior to installation, the final design, location and size of any cluster mailboxes as required by the United States Postal Service shall be submitted to the Town Manager or designee for review. Upon review, the Town Manager or designee may approve or deny said design, location and size. If denied, the developer may appeal the decision of the Town Manager or designee to the Town Council provided the written appeal is received not later than 30 days from the formal notice of denial. G. Prior to the final acceptance of public improvements, the developer shall install intersection illumination improvements to the intersection of Aspen Lane and Pearson Lane such that the nighttime visibility of the intersection is improved. Said illumination improvements shall be detailed as part of the development agreement and shall require the final approval of the town manager or designee. Section 6 – Utilities, Drainage and Grading A. Public Utilities – Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, construct all necessary water and sewer system improvements per Town standards and shall secure any necessary easements. The phase one developer shall provide for stubs for future utility connections for the phase two portion of the development to be further detailed in the development agreement. B. Duct Bank - A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement, the final details of which shall be determined by the Town Manager or designee. The home builder shall tie into the Duct Bank prior to the Final Inspection for the home. Page 13 of 16 C. Stormwater – Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. D. Lot Grading – Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets, public infrastructure, development amenities, and approved water features. The pre-grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. Section 7 – Public Art and Town Entry Marker/Monument A. As part of the development agreement noted above, the developer agrees to submit a public art plan shallto be approved by the Town Manager or designee. and that generally conforms to the public art provisions contained in Exhibit B-3 as proposed by the developer. A Town of Westlake entry marker or monument shall be included in this plan. COMPREHENSIVE PLAN ANALYSIS While the original development proposal was reviewed in the context of rezoning from R5 to PD7 with the change in residential density from 0.2 dwelling units per acre to 1.0 dwelling unit per acre, the following analysis is conducted in the context of the change from the current development conditions contained in Ordinance 882 versus the proposed amendments. In terms of citizen priorities within the comprehensive plan framework plan, the following is a compliance report card for the proposed development amendment with the following possible scores: Complies, Partial, Non-compliant • Future views from residential areas should present qualities of vista, natural-ness, pastoral/ agricultural character, and sense of openness that exist today. Partial. The reduction in open space and clustering results in a dilution of this condition. However, the increase in lot size with the proposed landscape easements serves to soften the reduction in open space. The pond and proposed waterfall feature will remain prominent as viewed from Pearson Lane. • Future development should perpetuate picturesque and pastoral qualities that promote a visual identity associated with rural-ness. Partial, per above description. • Future development should embody recognizable quality of building and site design as well as maintain an overall balance and continuity between commercial and residential portions of the Town. Complies • Future Westlake should continue to be a place where one can live a “slow paced” life style in a quiet, rural like setting. Complies Page 14 of 16 • Future Westlake should contain essential scenic, cultural, and architectural features which are a legacy of its rural heritage. Complies • Future Westlake should come together as an overall town form with an identifiable town center, residential areas and employment areas, tied together by streets, trails, and transitional buffers that maximize resident convenience and protect residential areas from commercial encroachment. Complies • Future development should create a greater level of amenity and residential compatibility for the Town. Complies. • Future Westlake should have a coherent trail system (pedestrian and bike trails) that links residential areas to important destinations within the Town. Complies • Future Westlake should have clearly defined residential and commercial areas that reinforce single- family values and neighborhoods as well as distinguished Westlake from other cities and townships in the general region. Complies • Future Westlake should transform future detention needs into a system of distinctive water features and amenities for the Town. Complies • Future Westlake should be a model of water conservation and environmental preservation for the area. Complies • Future Westlake should be a town offering its residents distinctive recreation and park opportunities. Complies In summary, the proposed development amendment is generally consistent with the recommendations and citizen priorities provided in the comprehensive plan. Additionally, the applicant has worked with the town’s architectural consultant in order to comply with the provisions of the comprehensive plan and building design requirements. PUBLIC NOTIFICATION A total of four (4) public hearing notices were sent to property owners within a minimum 200 feet of the subject property. In compliance with the Code of Ordinances and State statutes, only property owners within the Town of Westlake were individually notified. However, a courtesy notice was also sent to the city of Keller. Additionally, notice of the public hearing was published in the Fort Worth Star Telegram. One letter of opposition from Fisher property owner and two letters of opposition (attached) were received from an attorney representing the Fisher property owner. SUPERMAJORITY VOTE REQUIREMENT Given the opposition to the proposed request from the Fisher property owner, a supermajority of the voting members of the Town Council is required in order to approved the item per Section 211.006(d) of the Texas Local Government Code (TLGC): Page 15 of 16 “If a proposed change to a regulation or boundary is protested in accordance with this subsection, the proposed change must receive, in order to take effect, the affirmative vote of at least three-fourths of all members of the governing body. The protest must be written and signed by the owners of at least 20 percent of either: (1) the area of the lots or land covered by the proposed change; or (2) the area of the lots or land immediately adjoining the area covered by the proposed change and extending 200 feet from that area.” The supermajority vote requirement is specific to the subsection 2 provision from the TLGC. Therefore, an affirmative vote of at least four Council members is required to approve the request. PLANNING AND ZONING COMMISSION RECOMMENDATION On May 17, 2021, the Planning and Zoning Commission voted to approve the item subject to staff’s recommendations by a (5-0) vote. Staff’s recommendations have been incorporated into the proposed ordinance as detailed above. Page 16 of 16 Location Map SITE LOCATION 758'286'ASPEN COURTBLOCK A, WOODLANDS ATASPEN COURT, CABINET A,SLIDE 6375, P.R.T.C.T.LOT 6RLOT 7R 50'35'R54.00'16.5'35'R.O.W.26'F-F16.5'F-F2.52'OS-1029,860 SF0.69 ACASPEN ROADPEARSON ROAD OS-2166,836 SF3.84 AC526,234 s.f.625,804 s.f.730,329 s.f.830,950 s.f.930,581 s.f.1029,647 s.f.124,881 s.f.225,045 s.f.327,316 s.f.127,524 s.f.230,394 s.f.330,321 s.f.430,321 s.f.123,311 s.f.1931,404 s.f.1831,768 s.f.1728,855 s.f.1628,614 s.f.1533,123 s.f.1433,446 s.f.1332,600 s.f.1237,022 s.f.1129,292 s.f.1027,995 s.f.934,960 s.f.823,436 s.f.721,250 s.f.621,705 s.f.523,267 s.f.423,318 s.f.321,652 s.f.221,408 s.f.CLUB HOUSE /OPEN SPACE43,587 SF1.0 AC.PUBLIC OS-297,366 SF2.24 ACL.U.D.=Low Density ResidentialExisting Zoning: SF-20PRIVATE OS-147,409 SF1.15 ACPUBLIC OS-121,463 SF0.50 ACOS-58,373 SF6' ORNAMENTAL IRON FENCEL.U.D.=Low Density ResidentialExisting Zoning: R-5 COUNTRY RESIDENTIALL.U.D.=Low Density ResidentialExisting Zoning: R-5 COUNTRY RESIDENTIAL L.U.D.=Low Density Residential Existing Zoning: PD3-1 L.U.D.=Low Density ResidentialExisting Zoning: PD7PAINTEXISTING FENCEN 89°27'00" E 764.91'N 89°26'44" E 787.39'N 88°56'54" E 1553.43'S 01°31'26" E 441.35' S 00°09'05" E 751.97' N 00°06'02" W 766.38'N 01°29'15" W 440.48'40' REAR SETBACK (TYP)40' REAR SETBACK (TYP)30' FRONT SETBACK (TYP)5' SIDE SETBACK (TYP)30' FRONT SETBACK (TYP)15' UTILITY ESMT5' SIDE SETBACK (TYP)30' FRONT SETBACK (TYP)15' UTILITY ESMT40' REAR SETBACK (TYP) 40' REAR SETBACK (TYP)40' REAR SETBACK (TYP)5' SIDE SETBACK (TYP)40' REAR SETBACK (TYP)40' REAR SETBACK (TYP)5' SIDE SETBACK (TYP)40' REAR SETBACK (TYP)30' FRONT SETBACK (TYP)15' UTILITY ESMT5' SIDE SETBACK (TYP) 5' SIDE SETBACK (TYP)LOT 45LOT 44LOT 43LOT 42LOT 41LOT 40LOT 39BLOCK A, OAKMONT HILLS ADDITION,CABINET A, SLIDE 6047, P.R.T.C.T.LOT 38LOT 37LOT 29LOT 28THE VAQUERO CLUB, INC. INSTRUMENT NO. D208035699 D.R.T.C.T.LOT 1, BLOCK 1 FISHER ADDITIONINSTRUMENT NO. D214043902 D.R.T.C.T.OWNERS: BRYANT R AND BECKY R. FISHERTRACT 2TRACT 1SHELBY STATES - VOLUME 388-165, PAGE 28, P.R.T.C.T.SPRING DRIVEBLOCK 4, CROSS TIMBERS ACRES, VOLUME388-24, PAGE 66, P.R.T.C.T.LOT 1BLOCK 4, CROSS TIMBERS ACRES, CABINET A,SLIDE 3089, P.R.T.C.T.LOT 9R2LOT 9R1 BLOCK 4, CROSS TIMBERS ACRES, VOLUME388-24, PAGE 66, P.R.T.C.T.LOT 8 BLOCK A, WOODLANDS ATASPEN COURT, CABINET A,SLIDE 6375, P.R.T.C.T.LOT 2LOT 1 CITY OF KELLER LIMITSCITY OF KELLER LIMITS TOWN OF WESTLAKE6' IRON FENCEL.U.D.=Low Density ResidentialExisting Zoning: R-5 COUNTRY RESIDENTIAL30' FRONT SETBACK (TYP)229' 242' 203' 200' 209'170'125'125'125'100'Bloc k ABloc k BBloc k BBlock CBlock CBloc k CBloc k CBloc k CPROPOSEDR.O.W.DEDICATION73'125'125'110'125'125'164'170'236' 230'145' 178' 170' 182' 180' 170' 243' 24 0 '223'225'238'50'91' LONGHORN NORTHLONGHORN WESTLONGHORN CIRCLESUNRISE COURTLONGHORN CIRCLE113'40' REAR SETBACK (TYP) LANDSCAPE EASEMENTLANDSCAPEEASEMENT9 1 '40' REAR SETBACK (TYP)263'1 5 9 ' 15 9 ' 213' 5' SIDE SETBACK (TYP)OS-122,827 SF0.06 ACOS-10707 SF0.01 AC63'OS-3729 SF 0.02 ACOS-4288 SF 0.01 ACOS-61,098 SF 0.03 ACOS-7956 SF 0.02 ACOS-119,651 SF0.22 ACOS-139,457 SF0.22 AC LANDSCAPE EASEMENT113'59'40' REAR SETBACK (TYP) 40' REAR SETBACK (TYP)LANDSCAPEEASEMENT15' SIDE SETBACK (TYP)15' UTILITY ESMT15' SIDE SETBACK (TYP)15' SIDE SETBACK (TYP)OS-87,092 SF0.20 ACGATED ACCESS ROAD40' REAR SETBACK (TYP)161'OS-929,860 SF0.69 ACWATERFEATURE40'50'74'50' 40'50'46'69'40'LegendResidential LotsPublic Open SpacePrivate Open SpaceR.O.W. DedicationPrivate StreetBuilding Pad - locationTBDPublic TrailPrivate Trail / Sidewalk1033,632 s.f.80'95'Residential Lots In Lot LandscapeEasementClubhouse / Open SpacePublic Open SpacePrivate Open SpacePrivate StreetTotal ProjectSite Data Summary ChartLandscape EasementAreaPearson RoadROW Dedication119,462 s.f. / 2.74 ac.291,509 s.f. / 6.71 ac43,587 s.f. / 1.0 ac.919,552 s.f. / 21.11 ac.129,667 s.f. / 2.98 ac11,371 s.f. / 0.26 acLand UseAreasTotal Gross Area1,515,885 s.f. / 34.80 ac% ofProject Area61.11%2.90%7.93%19.43%8.63%34.54 ac.Area%N/A N/A100%7.25%1.53 AcN/A N/AN/A N/AN/A N/A%OpenSpace7.93%19.43%2.90%37.51%N/Anot to scalePlan6' Iron Fencenot to scalePlan6' Iron Fence with Masonry Columns114" SQUARE (14 GA.) DECORATIVE IRONTOP & BOTTOM RAILS, SPACED AS SHOWN2"x2" DECORATIVE IRON POSTS,8'-0" O.C. MAX. TYP.,REFER TO PLANS FOR EXACT LOCATIONS3" x 3" X 12" DECORATIVE IRON POSTCAPS, "PYRAMIDAL TOP"8'-0" O.C.6'ELEVATION2'-0"7'ELEVATIONMASONRY COLUMNRANDOM STONEPATTERN114" SQUARE (14 GA.) DECORATIVE IRONTOP & BOTTOM RAILS, SPACED AS SHOWN8'-0" O.C.6'Entry gatePlanEntry Gate - Vehicular7'ELEVATIONMASONRY COLUMNRANDOM STONEPATTERN7'not to scalePlanMasonry Column at Wingwall6'-0"12'ELEVATIONMASONRY COLUMNRANDOM STONEPATTERN8'14'-0"not to scalePlanMasonry Column at Wingwall5'ELEVATIONMASONRY COLUMNRANDOM STONEPATTERN4'8'-6"8'Westlake, Tarrant County, TexasPlanner:Case No. Z21-xx, PD21-xxOwner:J. Timothy Brittan1925 Pearson LaneWestlake, Texas 76262Contact: Tim Brittan23 APR 210 100' 200'400'1" =100'JOSIAH WALKER SURVEY ABSTRACT No. 1604 & G.B. HENDRICKS SURVEY ABSTRACT No. 680, Town of Westlake, Tarrant County, TexasDevelopment Plan - 34.8 AC.Westlake RanchSAGE GROUP, INC.Master PlanningUrban DesignArchitectureLandscape Architecture1130 N. Carroll Ave., Ste. 200Southlake, Texas 76092817-424-2626Engineer:DeOtte, Inc.420 Johnson Rd., Suite 303Keller, TX 76248Tel: 817-337-8899Contact: Richard DeOtteApplicant:Pearson 35 Opportunities I, LLC2800 E. State Highway 114, Suite 360Trophy Club, Texas 76262Tel: 214-413-2070Contact: Bryan ElliottNORTH(Pearson Lane Entry - Right side)(Pearson Lane Entry - Left side) LOT 15 31,401 SF LOT 14 29,993 SF LOT 19 38,544 SF LOT 2 25,022 SF LOT 3 30,321 SF LOT 1 24,429 SF LOT 4 29,016 SF LOT 5 LOT 1F 14,530 sf LOT 2F 14,500 sf LOT 3F 14,500 sf LOT OS-1 28,353 sf LOT OS-1 42,661 sf FISHER PARCEL 130,670 sf LOT F-ROW 16,124 sfFISHER LAND USE AREAS RESIDENTIAL LOTS 43,531 SF / 1.0 AC. (33.3%) OPEN SPACE 71,015 SF / 1.63 AC. (54..3%) STREET LOT 16,124 SF / 0.37 AC. (12.3%) TOTAL AREA 130,670 SF / 3.00 AC (100%) N C I V I L E N G I N E E R I N G 420 Johnson Road, Suite 303Keller, Texas 76248Fax 817-337-5133 Phone 817-337-8899DEOTTE, INC. WWW.DEOTTE.COMFIRM REGISTRATION: # F-003116 (TX) Westlake Ranch Proposed development April 29, 2021 This document is a summary of a proposed development to amend the current PD7 for a 35 acre tract of land located at Southeast corner of Pearson Lane and Aspen Lane Development Description & Narrative Westlake Ranch 1 of 11 Westlake Ranch Proposed Development Town of Westlake This proposal is meant to summarize the key points contemplated for amending the PD7 that was approved by town council for the subject property located at the corner of North Pearson Lane and Aspen Lane in Westlake Texas. The property is a +/-35 acre tract that is bordered on the South by the Keller city limit, on the East by the Vaquero golf course and the Fisher property, on the North by the Fisher property and Aspen Lane and finally on the West by Pearson Lane. Our goal is to develop the property into a 32 lot Micro-club Community that will feature amenities typically found in much larger developments. Matt Rose of Crossties Capital and Bryan Elliott of Quail Hollow Development/ Lorant & Elliott Estate Homes have partnered together to design this development. Both principals are Westlake residents with strong ties to the community and a history of success. Their shared vision is to bring a unique luxury development to Westlake. Westlake Ranch will utilize a mix of ½ acre to ¾ acre lots to lower the gross density to 1 home per 1.09 acres of land in the development. The neighborhood will feature a concierge serviced clubhouse, fishing lake, two parks and a walking trail that connects the neighborhood. Access to all amenities is available to all residents of Westlake Ranch. The amenities will blend to create a community that encourages social interaction between neighbors. Westlake Ranch will focus on two dominant architectural styles and their associated derivatives. First, Texas Hill Country to provide for more traditional architectural lines. Second, Desert Modern & Hill Country Modern to appeal to the homeowner who enjoys more contemporary architecture. While the two styles are vastly different from each other, it allows architects to create homes that are distinctive. The common thread between the two styles is the use of stone, wood and metal in warm tones. Creating residences that sit in the surrounding land and not on it. The color palette of these homes will blend well with the existing natural landscape and topography. Westlake Ranch will also feature a true single source delivery system. The principals that are developing the property will also construct EVERY home in the development. A single source delivery system ensures all facets of the neighborhood will come to life in the way they are envisioned. Our goal is to create another unique luxury development for Westlake. Westlake Ranch will follow in the footsteps of Vaquero and Quail Hollow creating another development that sets the Town of Westlake apart from other cities and towns in Texas. Development Description & Narrative Westlake Ranch 2 of 11 Westlake Ranch Developer & Builder The Developer of the property is Pearson 35 Opportunities I, LLC. The company is a joint venture between Matt Rose of Crossties Capital and Bryan Elliott of Quail Hollow Development/Lorant & Elliott Estate Homes. The principals of Pearson 35 Opportunities I, LLC will form a wholly owned residential building company during the development phase of Westlake Ranch. That company will construct all 32 homes and the clubhouse facility located in Westlake Ranch. The day-to-day operations of the development and home building companies will be managed by Bryan Elliott and Michael Lorant. Pearson 35 Opportunities I, LLC is a well-capitalized entity led by experienced professionals. A brief synopsis below: Matt Rose- Westlake resident, diverse business experience both as an executive and an investor. Former CEO of a Fortune 500 company. Investor in a diverse portfolio of businesses and projects (many were land development & building projects). Bryan Elliott- Westlake resident, an entrepreneur / developer who has built and sold several companies. Has managed and invested across several industries. Developer of Quail Hollow and co-owner of Lorant & Elliott Estate Homes. Michael Lorant- Southlake resident, luxury home builder who has been in construction for 30 years. Michael started in commercial construction and after a decade moved to luxury residential construction. He has been building homes in Southlake & Westlake for the past 17 years. His portfolio of homes includes some of the largest and most complicated homes in the area. Pearson 35 Opportunities I, LLC has the resources and expertise to bring Westlake Ranch to life! Development Description & Narrative Westlake Ranch 3 of 11 Westlake Ranch Public Open Space Design The public open space for Westlake Ranch will consist of 2.74 acres. It runs the length of the property (Pearson Lane) in front of the development. The south end of the open space represents the entry into the Town of Westlake. The developer has commissioned a town entry marker from a Dallas artist, Kenneth Crain, for this location. A sidewalk that matches the trail system, currently being constructed by the town, along Pearson Lane will be built. It will meander through the Public open space from North to South. Developer’s landscape architect will design four landscaping vignettes adjacent to the trail to create points of interest. These vignettes will draw pedestrians from point to point along the trail allowing them to always have something interesting to interact with. At the north end of the Public open space plot, developer will build trail head parking that allows the public to access the trail. The parking will also allow access to the Buck King homestead located at the far North end of the public open space. The public open space and private open space for the development combine to create a beautiful, pastoral entry into Westlake. Developer will make all efforts to preserve the old growth trees in both the public open space and private open space. The combination of open space (public & private) results in NO build line for Westlake Ranch being closer than 120’ to Pearson Lane. The public open space will be publicly owned and privately maintained by the HOA of Westlake Ranch. Development Description & Narrative Westlake Ranch 4 of 11 Comparison Current PD7 Zoning & Proposed Westlake Ranch Development Current PD7 Westlake Ranch 1) Size of Project +/- 38 acres +/- 35 acres 2) Number of Lots 38 32 3) Housing Type Single Family Detached Single Family Detached 4) ALL houses designed by licensed architect Yes Yes 5) Strict Architectural Guidelines Yes Yes 6) Architectural Review Board Yes Yes 7) Max 1st Floor Under Roof Square Footage No Yes (7600) 8) Mandatory Parking Capacity 2-garage, 2-drive 2-garage, 2-drive, 2 inset lot 9) All systems for each house engineered No Yes 10) Size of Lot min 1000 sq. ft. min. 21,250 sq. ft. 11) Minimum Lot Width at Build Line 70 105 12) Minimum A/C square footage 3000 4500 13) Anticipated Starting Home Price $1,895,000 $3,500,000 14) Build Line Setbacks -Keller City Limit 40 ft 40 ft -Pearson Lane 120 ft 120 ft -Vaquero Golf Course 40 ft 40 ft -Aspen Lane 40 ft 40 ft 15) Lot Line Setbacks -Side 0 to 5 ft 5 ft & 15 ft -Front 5 ft to 10 ft 30 ft -Rear 40 ft 40 ft 16) Max Roof Height 35’ from FFH 35’ from FFH 17) Amenities -Fishing Lake yes yes -Internal Trail System yes yes -Community Clubhouse no yes -Parkland Dedication +/- 3 acres 2.74 acres -Gated Property yes yes -Private Parks/Ponds yes yes -Comprehensive Landscape Plan yes yes 18) Single Source Delivery yes yes 19) Home Owner’s Association yes yes 20) Construction of Public Trail /Parking yes yes 21) Preservation of Buck Jones Homestead yes yes 22) Construction of ‘Entry to Westlake’ yes yes 23) Infrastructure built to Town Standards yes yes 24) Local Builder/Developer NO YES 25) History of Building/Developing in Westlake NO YES 26) Westlake Resident NO YES Development Description & Narrative Westlake Ranch 5 of 11 Westlake Ranch Proposed Infrastructure Streets: All streets will be privately owned and maintained by the Westlake Ranch HOA. They will be built in compliance with town code and staff recommendations. The roadways will feature decorative accents at appropriate points that are in keeping with the development’s ranch theme. Water: Westlake Ranch will connect to the town’s water system in two locations creating a looped system. Appropriate calculations were performed to insure the existing infrastructure could handle the increased demand. Sanitary Developer’s civil engineer has met with town staff. He designed the Sewer: sewer system in a way that benefits the town’s future development needs while also servicing the current demand of Westlake Ranch. The appropriate calculations were performed to insure the sewer system could accommodate the anticipated load factors. Storm Westlake Ranch will combine the capacity in the existing lake and add Water: underground storm sewer pipe that connects to the existing public storm sewer system. The project’s civil engineer has designed a system that is capable of detaining and discharging the water runoff that would occur in a 100-year rain event. Sidewalks: The development will have a sidewalk plan that allows residents to discover the neighborhood and its many amenities. The sidewalk plan will encourage socialization between neighbors. The sidewalk plan also calls for the private sidewalks to connect to the public trail system via pedestrian gates at the front entry. Streetlights: Lighting that is in keeping with Westlake’s town ordinances and dark-sky Policy will be installed at the roundabout and cul-de-sac. Additional Lighting will be installed at the two entry gates and at appropriate points along the private sidewalk system. The developer will also install lighting at the Southeast corner of Pearson Ln and Aspen Ln per staff’s request. The type and style will be selected by town staff. Duct bank: Per the town’s requirements a duct bank system will be designed and installed to staff’s specifications. Developer will bear the cost of the duct bank and convey to the town once completed. Security: The development will be electronically gated at two points. One System: location will be located on Pearson Lane and the other will be located on Aspen Lane. Development Description & Narrative Westlake Ranch 6 of 11 Westlake Ranch Requested Amendments to Current PD7 1. Change in Developer/Builder Reason: Previous developer/applicant was unable to acquire the property by the contracted closing date. 2. Name Change from Spencer Ranch to Westlake Ranch Reason: Spencer Ranch and the previous developer/applicant was slow to bring the development to market. We wanted to have a fresh name in the marketplace and one that was indicative of Westlake. 3. Reduction in size of development from 37.798 acres to 34.798 acres Reason: Pearson 35 Opportunities I, LLC was unable to reach an agreement to purchase the Fisher tract. 4. Reduction in Lot Count from 38 to 32 Reason: We felt that larger lots were more in keeping with Westlake’s Image. The larger lots allow architects more freedom in design. Larger lots will lead to faster absorption because the lot sizes are appealing to multiple buying groups, not just one. It eliminates unnecessary financial burden on the HOA. Requiring a small development’s HOA to water and maintain 19 acres of private open space would be prohibitively expensive. Westlake Ranch’s gross density is 1 home per 1.09 acres. 5. All backyards can be fenced. Reason: Most Westlake residents have a pool, pet or a child/grandchild. Sometimes they have all three. It is required for safety and compliance with city ordinance. It also allows for more privacy of the residents. However, we are limiting interior fences to a maximum height of 54” with no masonry columns. On specific lots in the development, lot owners will be required to install additional landscaping to soften their fence line. The details will be in the Architectural Guidelines for Westlake Ranch. 6. Allow to construct a Clubhouse and not a Guardhouse. Reason: A guardhouse for an electronically gated community makes no sense. A clubhouse will be used by all residents of the community. Additionally, putting a large structure within the 120’ setback will detract from the objective of keeping a pastoral entry into the town of Westlake. A small office in the clubhouse could be used for sales and administrative activities. 7. Larger minimum lot width at build line. Reason: Minimum lot width will be 105’ at the build line. Once again allows for more varied architectural footprint. 8. Side setbacks increased from 0’- 5’ to one side of 5’ and the other side 15’. Development Description & Narrative Westlake Ranch 7 of 11 Reason: Allows for more separation and privacy between houses. It also allows for easier access to the rear of the home for residential and pool maintenance. 9. Increase Front Setback from 5’ or 10’ to 30’. Reason: We feel that setting homes right on the street eliminates the pastoral quality that Westlake is known for. A 30’ setback allows for landscaping to soften the home’s look. 10. All rear setbacks are minimum of 40’. Reason: The way the development is designed we do not want anyone building right next to a water feature. We also are maintaining the setbacks that were agreed to in the PD7 with all adjoining neighbors. 11. Raise Minimum A/C Square Footage from 3000 to 4500 Reason: We feel the 2500 sq ft. to 4000 sq ft market is being served by the product offering in Entrada and in some cases the Knolls. In our opinion the current need in the market for Westlake is 5000 to 7000 square feet. 12. Change Public Open Space from 3.02 acres to 2.74 acres. Reason: The overall development is smaller. We redesigned the frontage on Pearson. However, the 120’ setback from Pearson Lane did not change and the Town is still receiving 2.5x the parkland conveyance requirement. 13. Reduce Private Open Space from 11.5 acres to 10.45 acres. Reason: We increased the lot sizes which took away from the private open space. However, we are limiting 1st floor under roof to 7800 sq. ft. in the deed restrictions. By doing this we add over 8 acres to in-lot open space. By adding in-lot landscape easements on specific lots we have more than recovered this 1.05 acres. Development Description & Narrative Westlake Ranch 8 of 11 Westlake Ranch Compliance with the Comprehensive Plan Westlake Ranch complies with the Town of Westlake Comprehensive Plan. More importantly, Westlake Ranch embodies the intent of the Comprehensive Plan. Below are several examples of how the development meets or exceeds the requirements of the Comprehensive Plan. Westlake Ranch has a gross density of 1 home per 1.09 acres of land. The parkland conveyance to the town is more than double what is required. The view corridor along Pearson Lane is preserved by using a blend of Private and Public open space. The Buck King homestead is preserved within the public open space. Public trail and trailhead parking are being installed by the developer. The total open space for the development exceeds 37% when combining the various Private Open Space, Public Open Space, and in lot landscape easements. The location of the Private Open Space areas creates the “clustering” objective mentioned in the land plan. The development uses a blend of ½ to ¾ acre lots (minimum lot size is 21,250 sq. ft.) creating the opportunity to serve multiple buyer groups in Westlake. The lot sizes allow for a diversity in both the architecture and the massing of the homes. Westlake Ranch is a unique luxury development concept, a ‘Micro-Club Community’. The development features a long list of amenities typically found in much larger developments. All residents of Westlake Ranch will have access to every amenity. The amenities are connected by a sidewalk system that encourages their use and creates a sense of community amongst neighbors. The required building standards for design and construction in Westlake Ranch exceed the requirements of the Town. However, if there is any discrepancy, in all cases the Town of Westlake Building Quality Standards will be the minimum accepted standard. Plans will only be accepted from licensed architects and landscape architects. Plans will not be approved by Westlake Ranch Architectural Review Board without all structural systems of the home being designed and stamped by licensed engineers (civil, foundation, sheer wall, roof). The Architectural Guidelines for Westlake Ranch will insure good home design. The development will feature two dominant styles and their derivatives, Texas Hill Country and Desert Modern. The Appearance of the homes can be strikingly different but have a commonality because of the color palette of the materials used. Residence landscaping will be consistent with both the Public Open Space and Private Open Space landscaping. Westlake Ranch will promote a ‘Xeriscape’ landscaping theme throughout the project. By using ‘Xeriscape’, Westlake Ranch will have a more natural feel, less maintenance and conserve water. The design of the neighborhood’s elements blends to give the development a very holistic look and feel. By incorporating each of the things mentioned above, 3 more very important goals of the Comprehensive Plan are accomplished. First, you have a beautiful gateway in to the town. People will know they have arrived in Westlake. Second, a hard boundary is set to combat value encroachment. Home prices will start at about $3.25m. Finally, the quality of the development and the homes built there will help raise the property values for Westlake as a whole. Development Description & Narrative Westlake Ranch 9 of 11 Exhibit C Westlake Ranch Approved Exterior Building Materials Please Note: In all cases the Town of Westlake’s Building Quality Standards will serve as the de facto minimum standard. If a situation arises where the Architectural Guidelines of Westlake Ranch are inferior to the Building Quality Standards or vice versa, whichever is greater applies. Exterior Walls- Brick (where applicable to architectural style) Stucco over concrete block • Stucco over board is only allowed on unsupported sections above roof structure • EFIS is not allowed on any exterior elevation. Stone Roofing Materials- Flat or Barrel Clay Tiles Metal Seamed Copper Wood Shake TPO (for flat roof installations) Slate Windows- Metal Clad Wood Windows Solid Wood Windows Steel Windows Cornice Material (where applicable)- Stone Cast Stone Development Description & Narrative Westlake Ranch 10 of 11 Real Wood • No Hardy Board, EFIS or Masonite is Allowed Soffit Materials- Metal (material must be approved by ARB) Real Wood Window Headers and Sills- Cut Stone Cast Stone Cut or Slivered Brick Wood (material and design must be approved by ARB) Chimney Caps- Metal Clay Pots Stone Cast Stone Flat Work- Stone Slabs Cut Stone Pavestone Crushed Granite Cladding Materials- *Note: the Town BQS limits the percentage of the exterior elevations that can be covered in non-masonry materials Metal (with ARB approval of material) Real Wood Stone Tile Development Description & Narrative Westlake Ranch 11 of 11 1 WESTLAKE RANCH GENERAL ARCHITECTURAL PROVISIONS DRAFT 2 TABLE OF CONTENTS Table of Contents 1. General Architectural Provisions 2. Architectural Styles 3. Landscape Patterns 4. Regulating Plan 5. Architectural Review Process DRAFT 3 GENERAL ARCHITECTRUAL PROVISIONS DRAFT 4 General Architectural Provisions The General Architectural Provisions are provided as an overriding guide applicable to all lot types and architectural types. The individual architectural style guidelines are supplemental to these guidelines. Intent The Architecture Provisions and Design standards represented in this Pattern Book for Westlake Ranch are intended to direct new construction toward the highest quality of finish, craftsmanship and materials. The Architectural Standards are not intended to dictate a particular architectural style on a lot or number of lots, nor are they intended to restrict expression in architecture. Rather these guidelines described the style elements that have the greatest impact in such a way as to ensure that the impact is positive with a predicated outcome. The decision on what style to choose and the proper building dispo-sition as referred to in the regulation plan, are left to the home owner and architect with the guidance of the Architectural Review Board. As the standards are concise, it is important to note that the intent of the standards should be held in the highest regard by all parties involved. All homes in Westlake Ranch will be held to a minimum of 4500 square feet of A/C space in the main structure. A first floor maximum under roof of 7600 square feet. Variances may be granted (at the discretion of the ARB) for architectural merit. Disclaimer: These Architectural Standards are aesthetic in nature. There shall be no conflict with the Town of Westlake, State of Texas Building Code, Town of Westlake Zoning and Building Codes and/or the international Building Code for new Residential Construction. These Guidelines shall not supercede the Town of Westlake, State of Texas Building Code, Town of Westlake Building Codes and/or the international Building Code for new Residential Construction. General Pattern Guidelines 1.Architectural Style A)The main house and all accessory structures shall be of the same architectural style within any given lot. Mixing styles within a lot is not permitted. B)The rear yard may be screened from side street by the house, garage, or fencing, as detailed on the Landscape Architecture section of this document C)The minimum floor to ceiling heights are 10 feet for the first floor, 9 feet for the second floor D)Add-On Elements; Smaller massed forms attached to the Main Body are referred to as “add-on elements” (e.g. porches or bedroom wings). Although add-on elements occur in many styles, the main body roof lines do not run continuous over the form. Each add-on form typically has an independent roof pitch as appropriate to the Style. The add-on element roof pitch never exceeds the Main Body roof pitch. E)Side-by-side architectural styles or the same pattern are permitted as long as the house type, model, floor plan, etc. are not the same, or provides for identical architectural elements. All homes will approved by the ARB, and special attention will be provided when the same architectural style or pattern are to be used in a side-by-side configuration. 2.Construction Finishes and Detailing A)In all cases, The Town of Westlake building quality standards shall be the minimum standards. B)Architectural details and exterior finish materials shall be the same on all elevations of the main body of the house so that the main body provides a consistent palette of materials, finishes and colors for wall and roofing mate- rials. C)Materials and finish changes may occur on appendages, add-on elements, ancillary structures, dormer or gable accent elements are consistent with the Architectural Style. D)Architectural detailing shall remain consistent on all elevations of the main body as viewed from the Front Street Elevation and Side Street Elevation. E)Patterned or frosted glazing is allowed in the private zone or when not visible from adjacent streets. F)Chimneys and Fireplace flue enclosures shall be constructed of masonry materials only. Chimney caps and grates, if made from metal, must be custom fabricated and approved by the ARB in advance. G)The slab of every home must be raised at least 12” above grade. Refer to the Massing & Composition page for each style in the Architectural Patterns section for specific first floor finished elevations. Note: Exterior Materials must be appropriate to the architectural style of the house. Exterior finish materials may include brick, stone and stucco. Certain wood types and sheet metals may be used as cladding for decorative embellishments for the exterior walls. Allowed roofing materials are Slate, Flat or Barrel Clay Tile, Metal Seamed or TPO as appropriate to the style of the home. To provide character, combinations of cladding materials may be appropriate on a single house, and should be based on sound architectural precedent for the style. Care should be taken to give the appearance of wings or elements added over time, such as a wing added to a brick main body. In general, any change in materials must occur at an appropriate inside corner or horizontal transition point consistent with the style. The use of brick and brick colors must be appropriate to the architectural design of the house. Brick should be standard size, the use of “Queen” and other non- modular brick sizes are strongly discouraged. The use of natural stone, and the color and pattern of the stone must be appropriate to the architectural design of the home. Samples of brick or stone must be submitted to the ARB for review. All entry and window trim, soffits, fascia, cornices, and architectural trim elements shall be constructed of wood, or an alternative cladding material that has been approved. No vinyl or aluminum trim materials will be allowed. Windows should have clear glazing and projecting muntins. Window proportions should be appropriate to the style. Window products should be wood, metal wrapped wood and steel. Window manufacture’s specifications must be submitted for review and approval. All exterior framing must be 2” x 6” construction. GENERAL ARCHITECTURAL PROVISIONS DRAFT 5 3.Porches A)Front porches and street porches must be open. Screened or enclosed porches are not permitted outside the rear yard. B)Minimum porch depths shall be provided as required in the Architectural Style Section, but in no case less than 6’ 0”. 4.Windows A)Window muntins shall be 1/2” to 7/8” wide and shall project out from the glass. Windows should be real divided lights with muntins properly projecting from the glass. B)Windows shall be of a size, proportion and muntin configuration as defined for each architectural style. C)Clear glass shall be used in all windows and doors. Colored, reflective glass or tint is not permitted. Clear low-emissivity glass is allowed. Painting the inside face of the glass is not acceptable. D)All exterior windows shall be recessed a minimum of 2" inside the face of the exterior wall. 5.Shutters A)Shutter height shall be equal to the window sash height. Each flanking shutter shall be one-half the width of the window so the shutters can completely cover the window if in a closed position. B)Shutters shall be installed operable or shall be mounted with the hardware to appear operable. C)Louvered shutters should be installed so as to shed water away from the house when shutters are in the “closed” position. D)Hinges and shutter dogs shall be provided on each shutter. 6.Dormers A)Dormers shall be no wider than the window or windows plus required corner casing. Refer to Architectural Style. B)Dormer windows, when used on a non-habitable interior space, must have appropriate window treatment including, but not limited to, blinds, or curtains on the inside of the window. Painting the inside face of the glass is not acceptable. 7.Roof Ventilation A)All roof vents shall be comprised of the following types: Off-ridge vents must be located on a rear lot side of ridge or side lot behind front elevation. B)Gable and vents that are not functional must appear to be functional . C)Perforated aluminum or vinyl soffit vents are not permitted. D)Decorative vent design shall be consistent with the Architectural Style. 8.Site Screening Criteria A)Retaining Walls and Fences: The “public” side of walls and fences may be softened and screened with landscape. Only iron fence with no masonry columns are allowed. Refer to the Landscape section of this document. B)Structural support elements shall be located on the private zone (behind the fence) or centered along the main axis with the infill material of the fence. C)Refer to the landscape section of this document. 9.Garage Doors A)Front-facing doors are permitted only on those lots requiring front access as designated by the Regulating Plan. B)Street-facing two-car (or more) garages shall provide two (or more) single garage doors. C)Street-facing garage doors shall be no wider than 10’-0” D)Street-facing garage doors shall be recessed behind the face of the garage front elevation wall. E)Street-facing garages shall be located behind the Main Body of the house as appropriate to the architectural style and scale of the house. See Regulating Plan and Building Placement sections of the document. F)All garage doors shall be a minimum 8’-0” in height. 10.Front Walkways A)Front walks are the walkways originating from the main entry point leading to the street or driveway. B)Front walks shall be a minimum width of 48”. C)Refer to the Landscape section of this document. 11.Front Driveways A)The maximum width on the front driveway shall not exceed the total width of the garage door openings. B)Ribbon drives are encouraged. C)Gates are not permitted across driveways at the main front building setback. D)Refer to the Landscape section of this document GENERAL ARCHITECTURAL PROVISIONS DRAFT 6 12.Pool Enclosures A)Pool enclosures shall be located in the rear yard, or the main house structure. B)A pool enclosure fence is required to comply with existing jurisdiction codes. The fence shall be constructed of materials consistent with the Architectural Style section. Fences may be no taller than 54". C)The use of loggias, pergolas, arcades or other architectural treatment around the pool enclosure is encouraged. D)Refer to the Landscape section of this document. 13.Equipment All miscellaneous equipment, including but not limited to trash receptacles, utility meters, condensing units, pool equipment, satellite dishes, irrigation controllers, solar panels and plumbing stacks shall be located in such a way that the equipment is not visible from adjacent streets. Hedges, low fence enclosures or other landscape means of screening the equipment is required 14.Lighting A)Exterior light fixture styles shall be an appropriate scale and character selected to match the architectural style of the house. B)Up lighting may be permitted in the landscape as allowed in the Landscape Criteria and by Town of Westlake Code. C)No uplighting is allowed on the exterior of the residence. D)Refer to the Landscape section of this document.GENERAL ARCHITECTURAL PROVISIONS 15.Signage A)Refer to permitted font style as illustrated in the Architectural Style section 16.Residential Address Guidelines: A)Address numbers are not to be placed on the front door B)Address numbers are to be purchased from the HOA. C)Location of the home address will need to be approved by the ARB. D)If house is located 40’ or more from the street then the address may also be on the house, but is not mandatory. DRAFT 7 GENERAL ARCHITECTURAL PROVISIONS Facade Design DRAFT 8 Entries The primary entrance (front door) to a home will embody the character, scale, proportion and detail of the overall house and its appropriate architectural style. The entry will be easily identifiable from the street. A walkway of an approved material will extend from the street to the steps, stoop or porch of the entry. Unless a porch design is utilized, the entry should provide at least minimal protection from the elements. Over scaled, out of proportion, over-bearing or deeply recessed entries are inappropriate. Porches Porches are encouraged when appropriate to the overall architectural character and style of the home. Porches will serve as either a part of an entry element and/or as an outdoor living space. Porches which visually appear as ‘useable’ (wider), will be designed as such with a minimum depth of 6’-0”. The materials, scale, proportion and details will complement the over- all architectural character and style of the home,. Side or rear porches in which the floor level is more than 3’-0” above finished grade, will have heavy timber or masonry posts or support columns. A solid masonry skirt wall as well as screening that is appropriate to the architectural character of the house are also acceptable. Doors, Sidelights and Transoms Front entrance doors will be designed or selected to complement the design, style and character of the entry and the overall architecture. Minimum 8’-0” tall entrance doors are required. Steel doors are encouraged for use as a front entrance door. If used, sidelights must match the design of the entrance door. Transoms must have a minimum glass height of 12” and will be incorporated as a single door/transom unit with continuous casing trim. Inappropriate Entries, Porches & Doors NO GENERAL ARCHITECTURAL PROVISIONS Entries | Porches | Doors, Sidelights & Transoms DRAFT 9 Windows | Shutters | Exterior Lighting Windows Window types, sizes, style, trim and location will be appropriately designed and selected to be compatible with the homes overall design, style and character. Window mullions should be true or simulated divided lights. Window mullions located between glass or inside of glass are highly discouraged. Windows will be vertical proportioned and head heights will be in proper proportion to the scale and mass of the house. In general, the typical 6’-8” head height is not acceptable. Window size, style and type should be consistent on all sides or facades. Typical brick mold casing will only be used when appropriate to the architecture. Wider casing head trim or special molding will be appropriately sized and detailed. Shutters When shutters are used they must be appropriate to the architectural design and style of the home. Shutters must be sized to match the window opening and will be mounted on hinges and held in place with hold backs or shutter dogs located along the bottom fail. “False” decorative shutters mounted directly to the wall and shutters which do not match the height of 1/2 the width of the window opening are not acceptable. Shutters for double or grouped windows are not acceptable unless they are actually sized to match the total width of the opening. Exterior Lighting Exterior light fixtures viewed from the street will be of a style, size and material that is appropriate to the home’s architectural character. The quantity, lamp type, location and mounting height will be reviewed and approved by the ARB. Security or flood lights will not be mounted or directed to shine onto the adjacent property or street. Appropriate Windows YES Inappropriate Windows NO GENERAL ARCHITECTURAL PROVISIONS DRAFT 10 Dormers Dormers Dormers will generally be composed as a secondary architectural element used in a functional or non-functional fashion to complement the primary form of the main structure. The mass and composition will be composed in an understandable and straightforward manner and should maintain the character and style of the design. Overly complex or contrived forms, offsets, projections and the resulting roof forms are unacceptable. Rafter bearing heights, overhead dimensions, cornice and rake details should be carefully studied and crafted to comply with the appropriate style. Typically, dormer roofs will be hipped, gabled, shed, or arched depending on the characteristics of the main house style. In general dormers, will be vertically scaled and proportioned and should tightly frame an appropriately sized and styled window. Dormer overhangs and rakes should be tight to the main body of the dormer and should be consistent on all three sides. GENERAL ARCHITECTURAL PROVISIONS DRAFT 11 Cornice and Rakes Cornice and Rakes The appropriate selection detailing and implementation of cornices and rakes are critical for an appropriate house design. The construction documents must contain details and sections which clearly illustrate the style, components, sizes and location of any cornice and rake. Care should be taken to assure the details proposed are appropriate for the style, materials and overall design of a home. GENERAL ARCHITECTURAL PROVISIONS DRAFT 12 Garage Design Garage Design The location, massing and scale of a garage will not compete with or overwhelm the primary body of the house. Garage forms, design, materials and detailing should be similar in quality to the house. Contemporary examples of garage doors on the front of homes are not historically correct for some designs. In Westlake Ranch, a garage which is visible from the street or public view will receive careful design attention and should complement the primary facade. The garage doors on many designs are the single largest visible element (other than the roof). Typically ‘false panel’ steel doors are not appropriate when the door is visible from the street or public way. Flush plank metal embossed doors are acceptable on all non-carriage house type garages. Garage doors will be single bay in width and 8’-0” tall. Garage doors can be recessed within the wall plane, or a pergola or porch type roof can be extended above to minimize the impact. Garage doors can also be painted a dark or ‘recessive’ color in lieu of typical lighter trim color to minimize the scale and impact. Glass garage doors are acceptable. Other stylized garage doors may be approved on a “case by case” basis by the ARB. GENERAL ARCHITECTURAL PROVISIONS DRAFT 13 Architectural Character Comparison GENERAL ARCHITECTURAL PROVISIONS DRAFT 14 Residential Graphics All lots are required to have pre- purchase signage and post-purchase signage Post-purchase signs must feature the names of the owner and architect All signage must be purchased through the developer’s sign vendor GENERAL ARCHITECTURAL PROVISIONS DRAFT 15 Architectural Styles Introduction to the Architectural Styles Texas has a rich architectural heritage which is well exemplified in the wonderful collection of neighborhoods and residential buildings built in the early part of the 20th century, mainly pre-second world war. The strong influence of stylistic driven architecture and the elegant yet simple execution of neighborhood patterns provide a strong collection from which to find examples. The design team has found strong influences in Texas, including cues from the metropolitan region and categorized them into two main preferred stylistic groups that detail the character and characteristics of each home. A note to emphasize is the intention to keep the architectural styles in reference to the context and region. Though the Texas region contains a collection of stylistic deviations, the authenticity and fit of the style are indispensable to develop the correct neighborhood and architectural patterns that will differentiate Westlake Ranch from other suburban neighborhoods. Texas Hill Country & Derivatives Influenced by the Prairie, Bungalow and modern styles, this style became widely used by the late 20th century in the search for more regional architecture. Contemporary/Desert Modern The Contemporary style is an attempt to allow for a more abstract interpretation of the more historically grounded modern style. ARCHITECTURAL STYLES DRAFT 16 Texas Hill Country Style The Texas Hill Country Style is characterized with wide porches mostly wrapping around the main body of the house and large roof overhangs that are well-adapted to the warm climate. This style emphasizes sparse ornamentation and outdoor living. The Texas Hill Country home is narrow (typically one room deep) to allow for through ventilation. It was influenced by the Prairie, Bungalow and modern styles (a combination of vernacular/high tech), becoming widely used by the late 20th century in the search for a more regional architecture where climate, local traditions and materials spoke of the design. The main construction material used is Texas limestone combined with standing seam metal roofs, granite and solid masonry. This style is one or two stories, but typically one story high. The use of large windows blended with natural cladding materials of wood, stone and metal in organic palettes create a warm architectural style. When executed properly, the homes will appear to sit in their natural surroundings. ARCHITECTURAL STYLES DRAFT 17 Texas Hill Country Style Massing & Facade Composition The Texas Hill Country Style accommodates both symmetrical and specially asymmetrical facades in a well balanced composition. Basic rectangular building forms in either “L”, “U”, or “Zigzag” shapes create a composition of volumes. Texas Hill Country Vernacular homes are typically one story with deep porches and large overhangs. Low roof pitch with standing-seam metal roofing is typical, but also flat and shed roofs are used. The elevation shows symmetrical and specially asymmetrical placement of windows and doors in a well balanced composition. Large windows are common. The typical cladding material is colorful Texas Limestone. Brick and Stucco over concrete block are also used. ARCHITECTURAL STYLES DRAFT 18 Texas Hill Country Style Details: Windows & Doors Windows Windows are typically single pane and its surrounds are not overly elaborate and will often be very simple. They are typically steel fixed sash or casements. Wood frame windows occur occasionally and usually have only horizontal muntins with no vertical members. Like in many Mid-Century Modern and Prairie style, windows are typically arranged in single horizontal rows or what is called “ribbons” with simples frames, also rows of windows may wrap the corner of a building, and glass walls are usually common extending the interior to the outside. Doors Doors are typically simple and are made of metal or wood and disregard any decorative elements like paneling. In some cases, simple decorative elements are applied to the doors, such as shutters or simple geometric patterns, but are usually disguised. ARCHITECTURAL STYLES DRAFT 19 Texas Hill Country Style Details: Porches & Balconies; Columns & Entablatures Deep porches are typical of this style. Porches will be covered by large overhang roofs. In a two story house, balconies in most cases are recessed into or are part of the overall volume. Other typical characteristics of the style are private terraces and gardens, further enhancing the indoor/outdoor relationship. While square wood posts are common, metal, or stone cladded columns are also used. ARCHITECTURAL STYLES DRAFT 20 Texas Hill Country Style Details: Dormers and Cornices While the Texas Hill Country style is composed of many different architectural elements, dormers and cornices are not common elements to the style. Cornices, when present, are typically add-on elements to the roof to allow for more natural light to stream through the home. Cornices are not typically used because of the elaboration of the roof overhangs. ARCHITECTURAL STYLES DRAFT 21 Contemporary/Desert Modern Style The contemporary/desert modern style is open to interpretation and therefore difficult to define. However, it is the intent of these General Architectural Provisions to establish acceptable practices while defining non- appropriate architectural designs. The contemporary interpretation of the previous styles is an attempt to allow for more abstract interpretation of the historically grounded modern styles. The use of natural materials, quality construction techniques, and proper proportion, scale and design sensibility is key to the successful execution of this style. Floor plans maybe open in concept, but may not be ‘box’ like. One, two and three-story volumes are allowed with single story masses preferred around courtyards or outdoor spaces. Covered walkways or corridors connect separate building structures or outdoor spaces. The use of water features, fountains, pools, and fire elements is encouraged. Exterior surfaces are usually stucco, tile or stone with deep recessed openings. Balconies, deep overhanging roof lines, and abstracted detailing are encouraged. The articulation of building forms with asymmetrical massing, punctuated planes in space and large openings to outdoor living spaces is typical of this style. ARCHITECTURAL STYLES DRAFT 22 Contemporary/Desert Modern Style Building Form, Massing and Plan Geometry Homes may be long, rectangular two and three-story structures. Maximum allowable building height is 42 feet. The overall house massing should incorporate outdoor rooms or courtyards. Bedrooms and service spaces may extend into wings to capture rear views. Expansive floor plans with large outdoor living spaces are a key characteristic of this style. Floor plan geometry is typically a simplified rectangular ‘bar’ shape or juxtaposed curvilinear in form. A consistent roof material should unify the broken plan forms, outdoor spaces and connecting passageways. Little or no decorative ornamentation is used in this style. Ornamentation consists of abstract material usage, lighting, patterns and composition. Expressing the nature of the building materials, exposed steel, concrete, natural stone, wood and the interplay of light, shadow transparency, and opacity is encouraged. Heavy wood panels, sheet steel, stone patterns, abstract metal light fixtures, and glazing systems are typical details for this style. ARCHITECTURAL STYLES DRAFT 23 Contemporary/Desert Modern Style Details: Columns and Exterior Elements Columns: Columns may be stucco, cut stone, steel, or case concrete with expressed connections at the caps and bases. Simple rectangular piers may be used in arcades and loggias. They are typically steel, stone, precast, masonry, or stucco. Exterior Space: Individual spaces of varying volumes may be grouped together around a primary central court. Corridors or open-air halls that surround courtyards or patios are encouraged. Roofed corridors and high walls may surround bedroom patios to provide protection from the weather, as well as provide visual privacy from neighbors. Trellises of wood or metal are commonly used in this style. Pools, fountains waterfalls, fire elements and other outdoor amenities are encouraged. Exterior elevations should express a sense of deep wall mass with deep openings. Walls may be metal clad, stone, or stucco finished with expansive earth- tone surfaces. Large opening with expansive glass window or door systems are typical on courtyards and rear elevations. ARCHITECTURAL STYLES DRAFT 24 Contemporary/Desert Modern Style Details: Windows & Doors Windows: •Window placement in the facade may be informal as dictated by the floor plan. •Windows may be deeply recessed in thick walls with sloping sills, and may have no surrounds. •Window shutters are discouraged. •Window sizes may vary and be framed on both sides by thin structural frames •Stucco grilles may not be used. •Steel windows are encouraged Doors: •Entry door may be pivot doors. •Doors to patios, gardens, courtyards, or balconies may be sliding, bi-fold or paired. •Door hardware may be simple iron, bronze, or stainless steel to compliment architectural style.ARCHITECTURAL STYLES DRAFT 25 Contemporary/Desert Modern Details: Cladding and Roof Roof: •Primary roof type should be the shed, hip or flat roof with a horizontal eave line dominating the front elevation. •Gable roofs are not typical for this style unless in abstract form. •Roof pitches are encouraged to be shallow with a maximum of 4:12 except for barrel or abstractly shaped roofs. •Roofs over exterior spaces maybe extensions of the main roof and should be supported on stucco, stone, masonry, or steel columns. •Provide roofs or trellises on exterior connecting passageways to unify the building forms. •Simple Chimney shafts may penetrate the roof as required. Asymmetrical chimneys flush with exterior walls are encouraged. •Chimney shroud should be recessed or hidden within the chimney mass. •Rafter tails are not typically used in this style. •Rakes may be either flush, or built out over metal clad structure. •Eaves should have very deep overhangs typically. Often roof overhangs may exceed four feet at loggias and arcades. •Simplified eave profiles, wood soffits, and metal clad fascia are common. •Roofing may be metal, natural tile or other material subject to approval. •Roofing patterns may be non-uniform if appropriate to the design. •High reflective materials, glossy ceramic finishes, and painted metal roofs are not acceptable. •Simple Stucco detailing with little or not trim should be used with this style. •Window and door selection along with accent lighting are paramount to the successful execution of this style.ARCHITECTURAL STYLES DRAFT 26 Landscape Patterns Terraces, Courts and Patios Driveways and Auto Courts Community Standards and Lot Layout Zones Front Yards Side Yard and Rear Yard Entrywalk and Stairs Plant Materials Landscape Development LANDSCAPE PATTERNS DRAFT 27 Terraces, Courts & Patios Terraces, Courts and Patios Terraces, courts and patios may be attached to the home or detached from the house within the garden. When attached to the home, material must be complimentary to the architecture. Acknowledgment and enhancement of the relationship between the exterior and interior is encouraged for paving materials and patterns. It is important that the public space (front yard) and private space (side and rear yard) be totally integrated into the landscape design of the gardens for the residence. Paving materials should consist of the following approved materials: •Concrete (if colored concrete is used, it must be textured and patterned) •Brick set on concrete sub-slab •Stone, cut or natural, set on concrete sub-slab •Gravel/decorative rock layered with fine compacted decomposed granite •Decorative tile in character with the architecture LANDSCAPE PATTERNS DRAFT 28 Landscape Elements Fences If fences are used for lots not backing up to a perimeter public street, the rear fence shall be 4’-6” consistent in design with the exterior iron fence. No masonry columns are allowed for interior fences. Terraces, Courts and Patio Walls If walls are utilized to create a sense of enclosure and intimacy and are not associated with the property line, they may be no higher than 3’-0” in the front yard and 5’-0” in the rear yard. Variations in height may be considered by the ARB when enclosing patios in the rear of home if they are attached to the home. Side Yard Gates and Archways All side yard gates are to be decorative iron or wood. These gates should be designed to complement the architecture of the residence. Gates may be no taller than 6’0”. Stem walls extending from the house, incorporating the gate and terminating into the stone wall that follows the side yard property line must be an extension of the house. The wood or iron gate will be located within the wall facade. LANDSCAPE PATTERNS DRAFT 29 Driveways and Auto Courts Driveways and Auto Courts Driveways must be sited to minimize the impact on existing grades and trees. The driveway and auto courts must compliment the paving materials utilized in the entry walks, terraces, and patios in the front yard and accentuate the character of the house. The following materials may be used: •Concrete must be colored concrete and be textured and patterned •Brick set on concrete sub-slab •Stone, cut or natural, set on concrete sub-slab •Gravel or decorative rock layered with fine and compacted/decomposed granite •Pre-cast concrete pavers •Decorative tile in character with the architecture Auto courts must be screened with landscaping and/or a low 3’-0” wall. If landscape is utilized for screening, plant material must reach the 5’-0” height at time of planting and create an instant uniform dense hedge. The hedge may be natural or clipped but must block visibility up to 5’-0”. Paving materials within the courts must be accentuated paving beyond gray concrete typical to the character of the house. Enhanced material must compliment entry walks, terraces, courts and patios. Any methods used to break up the impact of the driveway in the front yard are encouraged through the utilization of paving patterns and textures, mixing materials and inserting landscape center stripes within the drive. If lawn is inserted, it must be St. Augustine, Bermuda or Zoysia to extend and compliment the lawn in the front yard. Note: Most Lots are required to install street parking that is recessed in to the lot. The standard size is 44ft wide X 8 ft deep. The parking area is to be covered in a material designated by the ARB.LANDSCAPE PATTERNSDRAFT 30 Community Standards and Lot Layout Zones Community Standards and Lot Layout Zones When reviewing the opportunities for creating gardens, it is essential to consider the overall goals of the community and the environmental heritage of the site. •Enhance the unique environmental character of each Home Site within Westlake Ranch •Compliment the existing lot environment •Review each individual lot as an integral component of the neighborhood in which it is placed. The internal garden spaces must reflect and complement the site conditions and architectural character of the residence. •Location of the residences must be positioned to minimize grading and impact on existing trees •Westlake Ranch is committed to a xeriscape philosophy •Blending of the public open space, private open space and residence landscaping to create a holistic look for the community is of great importance.LANDSCAPE PATTERNS DRAFT 31 Front Yards Front Yards Right of way landscape in front of each lot must be installed by the homeowner. •St. Augustine, Bermuda or Zoysia lawn sod •Automated irrigation system connected to the house •30’ Front Yard setback •A Minimum of three 5’+ caliper canopy trees planted within the landscape •40% of front yard setback should be St. Augustine, Bermuda or Zoysia lawn-sod •60% of front yard should be designated as landscape other than sod.LANDSCAPE PATTERNS DRAFT 32 Note: A.The Town of Westlake Landscape and Tree Mitigation Ordinances supplement these guidelines and must be completed and approved prior to landscape permit. B.Those lots with electrical transformer shall manipulate the landscape design to screen transformers. Transformers that are located on the property line require adjacent residence to develop the front yards in unison to accomplish the screening. No transformers are to be located in lawn. C.If landscape work is completed in the fall or winter, lawn should be over seeded with rye.LANDSCAPE PATTERNS DRAFT 33 Side & Rear Yards Side Yard The side yard landscape is to enhance the foundation of the residence and soften the side yard fences. Landscape areas between houses and side yard fences should include: •Continual shrub foundation planning for house and fence minimum five (5) gallon for every 12’-0” •If a side yard fence or yard is not used, hedges up to 5’-0” can be installed with a minimum height of 3’-0” at the time of planting. Hedge density must create a continual barrier upon planting Rear Yard All rear yards have a 40’-0” minimum set-back Note: Some rear yards have deed restricted landscape easements. No structure may be constructed in these easements.LANDSCAPE PATTERNS DRAFT 34 Entry Walk | Stairs Entry Walk Entry walks leading from the street or driveway to the house should: •Reflect the architectural style and character of the residence. Material must be compatible and an extension of the house leading to the street •Respond to the topography of the lot •Reflect and enhance the character and design intent for the front garden and complement terraces, patios, and parking courts •Consist of the following approved paving: •Concrete must be colored concrete and be textured and patterned •Brick set on concrete sub-slab •Stone, cut or natural, set on concrete sub-slab •Gravel/decorative rock layered with fine compacted decomposed granite •Pre-cast concrete pavers •Decorative tile in character with the architecture Stairs All stairs are to be blended into and reflect the contours of the topography. Stairs are to be constructed of the same material as the walkways. Side walls for stairs may only be utilized to finish the grade and must be limited to a maximum height of 6” above the sidewalk, if the stairs are in the middle of the yard. Stairs may be integrated into the terraced retaining walls in the front yard. Wall pediment may be used to create a gateway for the front walk leading to the residence. LANDSCAPE PATTERNS DRAFT 35 Plant Materials All plant material is to conform to American Standard for Nursery Stock ANSIZ60.1 All plants shall conform to quantity and quality standards as set forth in USDA Standard for Nursery Stock, Publication No. 260.01 •Canopy Trees•Ornamental Trees•Large Evergreen Shrubs•Small and Intermediate Shrubs and Ornamentals•Grasses•Vines•Groundcover •Approved Sod: St. Augustine, Zoysia or Bermuda Sod, overseed winter months with rye grass. Canopy Trees Minimum size: 5” caliper or 100 gal. •Bald Cypress •Bur Oak •Cedar Elm •Chinquapin Oak •Deodar Cedar •Honey Locust •Lace Bark Elm •Live Oak •Pecan •Shumard Oak •Texas Red Oak LANDSCAPE PATTERNS DRAFT 36 Ornamental Trees Minimum size: 45 gal. •Aristocrat Pear •Bradford Pear •Canaert Redcedar •Chinese Pistache •Crabapple •Desert Willow •Eldarica Pine •Fan d-Arc Osage Orange •Honey Mesquite •Japanese Black Pine •Japanese Persimmon •Mexican Plum •Panicled Golden Raintree •Redbud •Soap Berry •Bald Cypress •Bur Oak •Cedar Elm •Chinquapin Oak •Deodar Cedar •Japanese Persimmon •Mexican Plum •Panicled Golden Raintree •Redbud •Soap Berry •Bald Cypress •Bur Oak •Cedar Elm •Chinquain Oak •Deodar Cedar LANDSCAPE PATTERNS DRAFT 37 Large Evergreen Shrubs Minimum size: 25 to 35 gal. •Arizona Cypress •Cherry Laurel •Chinese Photinia •Crape Myrtle •Oleander •Possumhaw •Russian Olive •Texas Mountain Laurel •Vitex •Windmill Palm •Yaupon Holly Plant Material Substitutions When a specific type of plant material ceases to become generally available, then the ARB shall have the right, in its sole discretion, to recommend appropriate substitutions. Alternate recommendations of plant material not appearing above can be made, yet must be approved by the ARB. LANDSCAPE PATTERNS DRAFT 38 Medium, Small and Dwarf Shrubs Minimum size: 5 to 15 gal. Dwarf Shrubs •Dwarf Buford Holly •Dwarf Chinese Holly •Dwarf Yaupon Holly •Nandina: Harbour Dwarf, Gulf Stream, Nana •Red Yucca •Rosemary •Tea Rose Plant Material Substitutions When a specific type of plant material ceases to become generally available, then the ARB shall have the right, in its sole discretion, to recommend appropriate substitutions. Alternate recommendations of plant material not appearing above can be made, yet must be approved by the ARB. MEDIUM SHRUBS LANDSCAPE PATTERNSDRAFT 39 Small Shrubs •Barberry •Bridal Wreath Spirea •China Rose •Dwarf Buford Holly •Dwarf Palmetto •Flowering Quince •Glossy Abelia •Grayleaf Cotoneaster •Indian Hawthorne •Japanese Boxwood •Juniper •Nandina Compact •Tea Rose Plant Material Substitutions When a specific type of plant material ceases to become generally available, then the ARB shall have the right, in its sole discretion, to recommend appropriate substitutions. Alternate recommendations of plant material not appearing above can be made, yet must be approved by the ARB. LANDSCAPE PATTERNS Rosemary Shrub DRAFT 40 Grasses Minimum size: 1 to 5 gal. •Bermuda Grass •Buffalo Grass •St. Augustine Grass •Tall Fescue •Zoysia Grass Vines and Ground Covers Minimum size: 4” pots Ground Cover Minimum size: 4” pots •Ajuga •Asiatic Jasmine •English Ivy •Liriope •Monkey Grass •Santolina •Trailing Juniper •Vinca LANDSCAPE PATTERNS DRAFT 41 Vines Minimum size: 15 gal. •Boston Ivy •Carolina Jasmine •Confederate Jasmine •Coral Honeysuckle •Coralvine •English Ivy •Fig Ivy •Improved Trumpet Vine •Lady Banksia •Mermaid Rose •Rosa X Fotuniana •Silverlace Vine •Virginia Creeper •Wisteria LANDSCAPE PATTERNS DRAFT 42 Perennials •Autumn Sage •Baby Sun/Sunray Coreopsis •Beardid Iris •Bouncing Bet •Daylily •Garden Canna •Goldsturm Rudbeckia •Indian Blanket •Lousiana Iris •Mealy Cup Sage •Moonbeam •Perennial Verbena •Pink Rain Lily •Purple Coneflower •Rosemary •Society Garlic •Sweet Violet •White Rain Lily Plant Material Substitutions When a specific type of plant material ceases to become generally available, then the ARB shall have the right, in its sole discretion, to recommend appropriate substitutions. Alternate recommendations of plant material not appearing above can be made, yet must be approved by the ARB. LANDSCAPE PATTERNS DRAFT 43 Landscape Development Plans Plans for any installed landscape or major alterations to existing gardens in or upon any site must be approved by the ARB. Submitted plans must include all aspects outside the residence including utilities, hardscape, structures, pools and fountains, planting and irrigation per the design of a registered liscensed landscape architect and licensed irrigator. Site Line Requirements Landscape treatment shall not interfere with sight line requirements at street or driveway intersections. It is the responsibility of the owners and the owner’s consultants to make sure that all such requirements are provided for. Site line requirements and visibility triangles must be delineated on the landscape plans. Regulatory Requirements 1.Contractors are responsible for pulling all applicable permits with governing municipalities and notifying appropriate agencies prior to work and receive certification of approval and completion at the termination of work. 2.Give adequate and required legal notice to owner, utility organizations and governing authorities prior to commencing work. 3.Coordinate operations with other trades, utility firms, and affected police departments to assure continuity of access and service in conformance with the applicable requirements of these organizations. 4.Insurance shall be written for not less than any limit of liability specified as part of the Contract. Certification of such insurance shall be filed with the Owner. 5.Location of the irrigation must be coordinated with planting prior to the installation of plant materials. Any damage to known utility lines during landscape and irrigation construction must be repaired by the landscape subcontractor at their cost. Warranties/Guarantees Warranty: included coverage for one continuous growing season; replace dead or unhealthy plants. Replacements: plants of the same size and species, planted in the next growing season, will have a new warranty commencing on date of replacement. Any plant material that is not healthy, dies, is dying, or the design value of which has been so injured or damaged as to render it unsuitable for the purpose intended shall be replaced immediately by the Contractor at no cost to the Owner, The removal of plant material, additional fertilizer and topsoil necessary for replacement shall be at the contractors’ expense. Soil compaction for all on grade and over structure planters shall be guaranteed for 1.5 years against improper compaction, excessive settling, and rapid decomposition of soil. Materials Other Than Plants Top Soil 1. All existing topsoil stripped for this work and suitable for re-use must be stored on site and reused. 2. If the quality or existing topsoil is inadequate to complete the work, furnish sufficient topsoil of approved quality to properly install all work as specified. Mulch 1. Organic-Commercial grade shredded hardwood mulch. 2. Inorganic—decorative rock gravel, pea gravel, etc. Mulch planting beds and individual tree and shrub planting pits should be at a uniform dept of 1.5”. Mulch shall be kept out of the crown of shrubs and off buildings, sidewalks, lighting standards, and other structures. Mulch elevation needs to match adjacent finished grade and paving surface. Erosion Control 1. Terradyne Group, LLC, P.O. Box 867251, Plano, Texas 75086, 214-878-7392, or compatible. Guying and Wrapping 1. Wire stays for tree support shall be pliable, number 12-14 gauge galvanized wire. 2. 12”x12” long non-stretch fabric with grommets. 3. Cable for guying trees shall be 3/16 inch diameter, 77 strand, cadmium-plated steel. 4. Cable clamp and turnbuckles shall be heavy galvanized or stainless, strong forged steel. Turn- buckles shall be 3/8 inch eye with 6 inch minimum opening. 5. Flags for marking guys shall be 18 inch sections of white one inch diameter PVC pipes. 6. All guys are to be positioned in same direction pattern of wires must be symmetrical and uniform. 7. Tree paint shall be waterproof, asphalt base paint with antiseptic properties for use on tree wounds and shall be Toch Bros. R.I.W. Tree Surgery Paint, Sherwin Williams Pruning Control Compound, or approved substitute. 8. Tree guys and stakes shall be removed within one year of planting. Edging Commercial steel edging 1/8” thick by 4” fabricated in sections with loops welded to face of sections 2’- 6” O.C. to receive stakes. Provided tapered steel stakes 12” long. Finish edging, sections and stakes with manufacture’s standard green-black paint; manufactured V.T. Ryerson or approved substitute. Edging may also be made of brick, limestone and other approved materials to match hardscape designs. Irrigation Requirements An automatic underground irrigation system approved by the ARB shall be installed in all landscaped areas on site by a licensed irrigator registered by the State of Texas, and shall be designed to insure that all landscape vegetation is watered as necessary to sustain its design intent. Controllers shall be located on the plans and verified in the field. Controllers must be screened and not visible to the public, yet readily accessible. LANDSCAPE PATTERNS DRAFT 44 Full Coverage 1.Adjust heads for 100% coverage 2.No overthrow onto streets 3.Consideration given to not overwatering natural post oak trees Controllers/Automatic Adjust control system to achieve time cycles required Underground Pipe 1.Minimum trench size: 4 inches 2.Minimum cover over branch and outlet piping: 12 inches 3.Minimum cover over main line and control wiring: 18 inches LANDSCAPE PATTERNS DRAFT 45 Pruning 1.NAA –Pruning Standards for Shade Trees 2.Clean, sharp tools 3.Thin out/remove crossing, damaged, diseased or dead wood 4.Paint all cuts over 1” diameter with tree paint 5.Prune trees annually in January using only experienced tree pruning personnel. 6.Remove all suckers on a continuous basis 7.Make cuts clean and flush, leaving no stub 8.Prune shrubs/ground cover as needed to create design intent 9.After each cut, disinfect with alcohol all tools used to cut trees where there is a known danger of transmitting disease on tools Disposal of Debris 1.After completion of planting operations 2.Remove all excess planting materials 3.Legally dispose of excess materials Weeding 1.Remove all weeds 2.Application of all weed control materials by licensed Professionals Cleaning 1.Paved areas to be free of planting materials 2.Remove accumulated debris in planting beds/lawn areas 3.Remove from site all litter, leaves, clippings—do not blow onto other areas/ property Replacements 1.Promptly replace all damaged plant material 2.Match existing size and original species 3.Substitution of plant material allowed per ARB recommendation LANDSCAPE PATTERNS DRAFT 46 Lot Regulations Regulating Plan The regulating plan shows building placement requirements for every lot in regards to lot size, lot disposition and any speci al conditions that may be applied depending on the location or visibility of the homes. Its purpose is to assure a consistent lo ok and feel for all lots of the project, as well as, controlling the way the architecture will sit in the site, provided that it will be designed by different designers. LANDSCAPE PATTERNS REGULATING PLAN Existing Zoning: SF-20 6' ORNAMEN TAL IRON FE LOT 41 BLOCK A, OAKMONT HILLS ADDITION, CABINET A, SLIDE 6047, P.R.T.C.T. TOWN OF WESTLAK E CITY OF KELLER LIMITS 47 Lot Regulations Special Focus Homes Special Focus Homes are typically located at street and lane intersections, at the end of a street intersection or view corridor. Special Focus Homes and all homes in which the proposed improvement will or may have a greater impact upon the character of the community will receive more intense review in all aspects. The following are examples of Special Focus Home conditions: Corner and Multiple Frontage Homes: Homes on lots where two or more facades will be visibly exposed to the street or common open space, as identified on site diagram, shall be designated specifically to respond to these more predominate locations. These homes will have appropriate massing and/or other treatments on all publicly visible facades. All exposed facades will be treated with the same architectural quality and detail. The primary orientation of the buildings for the purpose of establishing front entries will be determined by the ARB. Homes Terminating Views Homes on lots that are located at the termination of a view corridor, vista or street axis as identified on the site diagram, shall be considered a Special Focus Home. Appropriate design and consideration will be required for building form and architectural treatment to enhance and emphasize the focal point of the streetscape. REGULATING PLAN DRAFT 48 Building Placement Typical Lot Conditions Definitions: Main House Setback/Build-to Line: the line which a facade of a building or structure must be placed. Front Setback: the distance between the front lot line (front property line) and the front elevation of a building. Side Setback: the distance between the side lot lines (side property lines) and the side elevation of a building. Side street Setback: the distance between the side lot line and the elevation of a building, on corner lots only. Rear Setback: the distance between the rear lot line (rear property line) and the rear elevation of a building. Building Frontage: the minimum distance of a front elevation a building might cover in relationship to the width of the lot. Encroachment: a building element that is attached to a building volume and is permitted to exist within a yard, front setback or side street setback. Typical building elements for encroachment include balconies, porches, arcades, and other architectural elements that are intended to bring the public realm closer to the building. Encroachment Frontage: the width of the permitted encroachments in relationship to the overall facade width. Requirements: Building Setbacks: Front Setback: 30’ Min. as illustrated on Regulating Plan Side Setback: 5’ Minimum as approved by the ARB Rear Setback: 40’ Min. REGULATING PLAN DRAFT 49 Building Placement Corner Lot Conditions Definitions: Main House Setback/Build-To Line: the line which a facade of a building or structure must be placed. Front Setback: the distance between the front lot line (front property line) and the front elevation of a building. Side Setback: the distance between the side lot lines (side property lines) and the side elevation of a building. Side street Setback: the distance between the side lot line and the elevation of a building, on corner lots only. Rear Setback: the distance between the rear lot line (rear property line) and the rear elevation of a building. Building Frontage: the minimum distance of a front elevation a building might cover in relationship to the width of the lot. Encroachment: a building element that is attached to a building volume and is permitted to exist within a yard, front setback or side street setback. Typical building elements for encroachment include balconies, porches, arcades, and other architectural elements that are intended to bring the public realm closer to the building. Encroachment Frontage: the width of the permitted encroachments in relationship to the overall facade width. Requirements: Building Setbacks: Front Setback: 30’ Min. as illustrated on Regulating Plan Side Setback: 5’ Minimum with ARB approval Rear Setback: 40’ Min. In certain circumstances variances can be granted by the ARB REGULATING PLAN DRAFT 50 Architectural Review Board For the purpose of establishing and maintaining a distinctive, and homogeneous residential environment for the benefit and enjoyment of the Owners and residents of Westlake Ranch, The Association shall have an Architectural Review Board. The Architectural Review Board (or “ARB”) shall function as the representative of the Association and the Owners of the Lots for the purposes herein set forth, as well as for all other purposes consistent with the creation and preservation of a first-class residential development. The ARB shall use its best efforts to promote and ensure a high level of quality, harmony and cohesiveness throughout the Neighborhood. Design Review Process Improvement plans and Architectural plans will be carefully reviewed by the ARB to ensure that any proposed design is compatible with the design objectives and intent of the General Architectural Provisions. This design review process must be followed for any of the following improvements: A.Construction of all new buildings and all outbuildings; B.The renovation, expansion or refinishing of the exterior of an existing building; C.Major site and/or landscape improvements (including pools, athletic facilities, driveways, fountain, sculptures, or landscape features); and D.Construction of, or additions to, walls, fences or enclosed structures; Any improvements as described above will require and be preceded by the submission of plans and specifications to the ARB describing the proposed improvements accompanied by an application fee as outlined below. The ARB shall evaluate all development proposals on the basis of the criteria outlined in these General Architectural Provisions. The interpretation of the General Architectural Provisions is left up to the sole discretion of the ARB. It is the intention of this design review process that all improvements comply with the General Architectural Provisions and all applicable Town and State building and zoning code requirements. ARCHITECTURAL REVIEW PROCESS DRAFT 51 Preliminary Design Review Submission The owner shall submit to the ARB a Design Development Submission that will include the following: A.An application form is available in Section 6. each submission must be accompanied by the required information, as specified in the application package instructions, in order to be scheduled for review. B.In order to defray the expense of reviewing the plans, monitoring construction and related data, and to compensate consulting architects, landscape architects and other professionals, the General Architectural Provisions establishes a fee of Four Thousand Seven Hundred and Fifty Dollars ($4750) (“Design Review Fee”) Payable to Westlake Ranch HOA upon submittal of the application for the Preliminary Design Review Submission. At the discretion of the ARB, the Design Review Fee may be reduced for projects other than the construction of a primary residence. C.The Lot Owner, or the designated representative, shall submit to the ARB for review and approval a set of Design Development Drawings which should adequately convey existing site conditions, constraints, building orientation, architectural design, vehicular and pedestrian access with proposed exterior materials, colors, and a conceptual landscape design. Two (2) full size sets (24’ x 36” or bigger), two (2) half sets (11” x 17”) and PDF’s of all architectural and engineering drawings including the following are required: Site Plan—1” = 20’ minimum scale, showing existing topography and proposed grading and drainage (1’ contour interval), building footprint with finished floor grades, driveway, parking area, turnarounds, drainage, fences/walls, patios, decks, pools, and any other site amen-ities. If possible, show how this plan relates to improvements on adjoining lots. Max under roof 1st floor of 7600 square feet. Floor and Roof Plans—minimum scale 1/8” = 1’-0”, showing all floor plan layouts of the first and second floors, including any proposed attics, basements, garages, guest quarter and accessory structures, include both gross building square footage and airconditioned square footage. Elevations –minimum scale 1/8” = 1’-0”, including roof heights, existing and finish grades, building heights and notation of exterior materials. Site Sections—minimum scale 1” = 20’-0”, showing proposed building, building heights, elevations and existing and finished grades in relation to surrounding site, including adjacent Residences and roads as may be required by ARB D. Upon submission of Preliminary Design Review Documents, the ARB will review and return to the Owner one set of drawings with any comments made during the process. If requested by the ARB, the owner will stake the location of corners of the proposed buildings and all other major improvements upon submittal of Preliminary Design Review Drawings. In those instances, where exceptions are requested, the ARB may require the ridgeline flagging be erected to indicate proposed heights of buildings.ARCHITECTURAL REVIEW PROCESSDRAFT 52 Final Design Review Submission After approval of Preliminary Design Submission and before construction can commence, the Owner shall submit to the ARB the final plans for the “Final Design Submission” for review. A.The Applicant shall provide all information necessary to reflect the design of the proposed building landscape or other featu res requiring the approval of the ARB. Final design documents shall generally conform with the approved Design development Drawings. In addition to the architectural and landscape plans the submission should include all necessary civil, structural, mechanical and electrical drawings. All architectural, engineering and landsc ape plans submitted are to be prepared by a design professional bearing their seal, name and contact information. Submission shall include two (2) full size sets (24’ x 36” or bigger, two (2) half size sets (11” x 17”) and PDFs of all architectural and engineering drawings including the following are required: Specification—Complete set of materials specifications. Site Plan—1” = 2-0’-0” minimum scale, indicating address, lot size property lines with building setbacks, building envelope, existing topography with proposed grading at one (1) foot contours, drainage flows, building footprint with finished floor grades, percentage of building envelope area covered, driveway parking area, turnarounds, fences/ walls, screen walls, gates, stairs, planters and other site features. Show the locations of all HVAC, electrical and pool or spa equipment. If possible show how this plan relates to improvements on adjoining lots, if deemed necessary the ARB in its sole discretion, may require a drainage plan prepared by a certified civil engineer. Floor Plans—3/16” = 1’-0”, indicate all room dimensions, door/window locations and sizes, location of mechanical and electrical systems, fire sprinkler and monitoring systems. Such plans should indicate the location and type of all exterior lighting fixtures, proposed fireplaces, and kitchen appliances. Provide floor plans of all accessory structures. Include both total gross square footage and total air-conditioned square footage for all floors including attics or basements. Roof Plans—3/16” = 1’-0” illustrate roof slopes, materials, gutters and downspouts, vents, chimneys and all dormers, roof windows and skylights. Elevations—3/16” = 1’-0” illustrate the exterior appearances of all views labeled in accordance with the site plan. Indicate the highest ridge of the roof, elevation of the mid- span of roof, all other ridge heights, eave heights, depths and overhangs, and indicate all roof slopes. Indicate the elevati on of each floor, and existing and finished grades of each facade or building elevation. Describe all exterior materials, colors, and finishes, (walls, roofs, trim, vents, windows, doors, etc.) and locate all exterior lighting fixtures. Sections—3/16” = 1’-0” indicate building walls, floors and interior relationships. Finished exterior grades and any other information to clearly describe the interior/exterior relationships of the building as well as the building's relationship to the site and adjoining lots. Details—1” = 1’-0” (or larger), indicate exterior window and door details, cornice and eave details, gutters and collector heads, exterior stairs and balusters. Masonry details including chimney caps and other exterior details as may be requested by the ARB. Landscape Plans—1” = 20’ minimum, including an irrigation plan. Proposed plant materials, and sizes as provided by the Landscape Architect. Civil, Structural, Mechanical and electrical Plans as required by ARB in its sole discretion to illustrate any of the exterior design features of the house. These will be reviewed for compliance with the Architectural General Architectural Provisions only and are required to be reviewed by the applicable building authorities. Sample Board - Roof material and color; wall materials , colors, and textures; exterior window trim material and color window material and color; exterior door material and color; stone/rock materials including mortar, exterior rails and paving materials. On Site Mock Up During construction the Owner will provide for the ARB a mock up of proposed materials. The mock up shall be at full scale and a minimum of five (5’) feet wide by ten (10’) feet high which accurately conveys all proposed exterior materials, colors, and detailing, including window, corner and trim details and/or details of areas where one material changes to another and/or roofing material. (The Mock Up is to house the portable toilet if that is located within public view.) The Mock Up shall be completely finished with no exposed plywood or building wrap.ARCHITECTURAL REVIEW PROCESSDRAFT 53 B.After review of the required documents, the ARB will review and comment on the Final Design Submission, allowing time for discussion with the Owner and/or design professional(s) and subsequently provide the Owner with an approval or conclusive recommendations in writing for refinements to the design. A second review meeting may be necessary to review refinements, revisions and/or new materials. The ARB may request a final staking of the location of all corners of proposed buildings. C.The ARB will issue Final Design Approval in writing within twenty one (21) working days after the Final Design Review meeting. If the decision of the ARB is to completely disapprove the proposal, the ARB shall provide the Owner with a written statement of the basis for such disapproval to assist the owner in redesigning the project so as to obtain the approval of the ARB. D.The ARB recognizes that each Lot has its own characteristics and that each Owner has their own individual needs and desires. For this reason, the ARB has the authority to approve deviations from any of the General Architectural Provisions contained within this document. It should be understood, however, that any request to deviate from the General Architectural provisions will be evaluated at the sole discretion of the ARB and that the approval of deviations will be limited to only the most creative design solutions to unique situations. Prior to the ARB approving any deviation form the General Architectural Provisions, it must be demonstrated that the proposal is consistent with the overall objectives of the General Architectural provisions and that the deviation will not adversely affect adjoining properties. E.In the event the final submittals are not approved by the ARB, the Owner will follow the same procedures for a resubmission as for original submittals. An additional Design Review Fee must accompany each resubmission as required by the ARB. Fees for resubmission shall be established by the ARB on a case-by-case-basis but in no case shall it be less Two Thousand Dollars ($2000). This fee is subject to revision annually. F.The Owner shall apply for all applicable building permits from the Town of Westlake after receiving final Design approval from the ARB. Any adjustments to ARB approved plans required by Town of Westlake must be resubmitted to the ARB for review and approval prior to commencing construction. G.Construction shall commence within six (6) months of Final Design Approval. Failure to commence construction within the stipulated six (6) months period may require resubmission of the Final Design Plans and specifications with an additional Design Review Fee. H.Subsequent construction, landscaping or other changes in the intended improvements that differ from approved Final Design Submission must be submitted in writing to the ARB for review and approval prior to making changes. Additional Design Review Fees will be determined by the ARB, in its sole discretion, based upon the scope of the subsequent construction.ARCHITECTURAL REVIEW PROCESS Final Design Review Submission DRAFT 54 Construction Monitoring A.Any member of the ARB, or his authorized representative, may at any reasonable time enter the Lot to ascertain that such improvements are being built in compliance with the General Architectural Provisions and approved submission. If changes or alterations are observed that have not been approved by the ARB, the ARB will issue a Notice to Comply. Observations and inspections by the ARB do not certify compliance with building codes or approve construction techniques, which shall remain the responsibility of the Owner and his contractor. B.When as a result of a construction observation or inspection the ARB finds changes and/or alterations that have not been approved, the ARB will issue a Notice to Comply within five (5) working days of the observation. The ARB will describe the specific instances of non- compliance and will require the Owner to comply with the General Architectural Provisions and resolve the discrepancies. C.If an Owner fails to correct any non-compliance with the general Architectural Provisions and approved submission within a reasonable amount of time after receiving a Notice to Comply, the ARB may enter the Lot and correct the violation at the expense of the Owner. The ARB may request the Board to place a lien upon the Lot owned by the noncomplying Owner pursuant to the provisions of Article 6 of the CCR’s. The ARB, or the Board, may also pursue any and all other available legal remedies including, but not limited to injunctive relief and/ or monetary damages. D.Upon completion of the Improvements, the Owner shall provide to the ARB a written request for a final inspection of the Lot and the im- provements for compliance with the General Architectural Provisions. APPROVAL NOT A GUARANTEE No approval of any plans, specifications or other submittal by the ARB shall be construed as representing implying or covenanting that (i) Improvements will be built in accordance with the approved plans and specifications, (ii) Improvements built in accordance with the approved plans and specifications will be built in a good and workman-like manner or will be free from defects or problems, or (iii) approved plans and specifications wherever submittals are complete, accurate, or adequate or satisfy applicable requirements of the Town of Westlake (the “Town”). The Association, the Architectural Review Board, and Declarant, and their officers, directors, agents, employees and members, shall not be responsible or liable to anyone submitting plans and specifications or other matters to the ARB for approvals, hereunder or to any member, Owner, or any other person for any defects or inadequacies in the plans and specifications, the failure of the plans and specification to comply with the applicable requirements of the Town, or any defect in or problems with any Improvements constructed pursuant to any approved plans and specifications, including, without limitation, any drainage or foundation problems. ARCHITECTURAL REVIEW PROCESS DRAFT 55 Preliminary Design Submittal Fee please provide the following information with the Design Review Fee of Four Thousand Seven Hundred Fifty ($4750) for this Preliminary Design Submission for Westlake Ranch ___ Two (2) Full-size copies of Architectural and Engineering drawings ___ Two (2) Half-size copies of Architectural and Engineering drawings. ___ Electronic Set submitted on CD (PDF Format) OWNER’S ADDRESS & CONTACT INFORMATION WITH LOCATION MAP ___ 1. ___ 2. ___ 3. ___ 4. ___ 5. SITE PLAN (min. scale 1” = 20’-0” (3/32” is recommended) Existing topography and proposed grading and drainage (1’ contour interval) Building footprints with finished floor grades. Proposed driveway, turnarounds, fences, walls, patio, decks, porches, pools, utility meters and any other site amenities Preliminary Landscape planting plan PLANS—SCHEMATIC FLOOR AND ROOF (min 3/16’ = 1’-0”) ___ 6. ___ 7. ___ 8. All floor plan layouts of the first and second floors, including any proposed attics, basements and accessory structures. Gross building square footage and Air-conditioned square footage Roof plan with notations indicating roof slopes and materials ELEVATIONS – SCHEMATIC ( min. scale 3/16” = 1’-0”) ___ 9. ___ 10. ___ 11. ___ 12. Architectural elevations of all four sides of the proposed structures Maximum height dimension of each facade Existing and finish grades Notation of exterior materials ARCHITECTURAL REVIEW PROCESS DRAFT 56 Final Design Submittal APPROVAL—APPROVED PRELIMINARY DESIGN REVIEW ___ One (1) Copy (11” x 17”) of the Approved Preliminary Design Review submission; to include comments or suggested corrections. SUBMITTED DRAWINGS ___ Four (4) Full-size copies of Architectural and Engineering drawings ___ Electronic Set submitted on CD (PDF Format) SITE PLAN (min. scale 1” = 20’-0” 3/32” is recommended) ___ 1. Legal description of lot number, street address and lot square footage ___ 2. Dimensioned property lines and building setbacks ___ 3. Existing topography and proposed grading and drainage (1’ contour interval) ___ 4. Building footprints with finished floor grades. ___ 5. Driveway, parking areas and turnarounds with surface materials noted ___ 6. Site amenities; fences/walls, patios, decks, pool/spa, recreational facilities, etc. to include height and materials section. ___ 7. Indicate location of all mechanical, electrical, pool/spa equipment and utility meters ___ 8. If available, show how this plan relates to improvements on adjoining lots FLOOR PLANS (min 3/16’ = 1’-0”) ___ 9 All rooms noted with dimensions, door/window location and sizes ___ 10. Mechanical, electrical, fire sprinkler and monitoring systems ___ 11. Exterior lighting fixtures, fireplaces and kitchen appliances ___ 12. Floor plans of all accessory buildings. ___ 13. Total square footage (gross and Air-conditioned square footage (net) for all floor levels, basement and useable attic spaces. ___ 14. Square footage of all accessory buildings, patios, decks porches ROOF PLANS (min 3/16’ = 1’-0”) ___ 15. Roof plan noted to indicate roof slopes, gutters/downspouts, plumbing/mechanical vents, satellite equipment, fireplace chimneys dormers, roof windows and skylights ___ 16. Roofing materials and color selection ARCHITECTURAL REVIEW PROCESS DRAFT 57 ELEVATIONS (min scale 3/16” = 1’-0”) ___ 17. Architectural elevations of all four sides of the proposed structure with elevations of final grades, finish floors and ceilings ___ 18. The vertical dimensions of the highest roof ridge, midspan of roof, all other ridge heights, roof slopes and roof overhangs ___ 19. Exterior materials, colors and finishes (walls, roofs, trim, vents, windows, doors, etc.) and locate all exterior lighting fixtures SECTIONS (min scale 3/16” = 1’-0”) ___ 20 Building sections as required to illustrate the building interior/exterior ___ 21. Vertical dimensions indicating final grade, floors, ceilings and ridge of roofs ___ 22. Site section as required to describe the building's relationship to adjoining lots LANDSCAPE PLANS (min scale 1/8” = 20’-0”) ___23. Prepared by the Landscape Architect with plant identification and sizes ___ 24. Landscaping plan to include; irrigation, site lighting, plant materials and sizes CIVIL, STRUCTURAL, MECHANICAL AND ELECTIRCAL PLANS ___ 25. Drawings that may be required to illustrate the exterior design features of the main dwelling and accessory building. Drawings necessary for review of compliance with the General Architectural Provisions. MOCK UP SAMPLE MATERIALS BOARD ___ 26. Exterior building materials that are not on the Westlake Ranch approved materials list. A Sample of the materials and colors for roofing, walls door, trim etc.. that allow a clear understanding of the final product ___ 27 During construction the Owner will provide for the ARB a mock up of proposed materials. The mock up shall be at full scale and a minimum of five (5’) feet wide by (10’) feet high which accurately conveys all proposed exterior materials, colors, and detailing, including widow, corner and trim details and/or details of areas where one material changes to another and /or roofing material. (the Mock Up is to house the Portable Toilet if that is located within public view.) The Mock Up shall be completely finished with no exposed plywood or building wrap ARCHITECTURAL REVIEW PROCESS DRAFT 58 WESTLAKE RANCH DRAFT TOWN OF WESTLAKE ORDINANCE NO. 882 AN ORDINANCE ZONING AN APPROXIMATELY 37.798 ACRE TRACT OF LAND GENERALLY LOCATED AT THE SOUTHEAST CORNER OF ASPEN LANE AND PEARSON ROAD, FURTHER DESCRIBED AND DEPICTED IN EXHIBIT "A" ATTACHED HERETO, FROM THE R5 "COUNTRY RESIDENTIAL" ZONING DISTRICT TO PD7 "PLANNED DEVELOPMENT DISTRICT NUMBER SEVEN"; AUTHORIZING RESIDENTIAL DEVELOPMENT;APPROVING A CONCEPT/DEVELOPMENT PLAN; APPROVING A SPECIFIC USE PERMIT (SUP) FOR PRIVATE STREETS; PROVIDING FOR THE AMENDMENT OF THE OFFICIAL ZONING MAP; PROVIDING FOR A SEVERABILITY CLAUSE; PROVIDING FOR A SAVINGS CLAUSE; PROVIDING FOR A PENALTY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, Chapter 102 of the Code of Ordinances of the Town of Westlake establishes zoning districts, permissible uses, development standards, and other zoning related regulations; and WHEREAS, Section 62-31 of the Code of Ordinances of the Town of Westlake adopts a Comprehensive Plan for the Town of Westlake; and WHEREAS, Section 102- 33(3) of the Code of Ordinances of the Town of Westlake states that the purpose of a Planned Development District is to: Provide for a superior design of lots or buildings; Provide for increased recreation and/or open space opportunities for public use; Provide rural amenities or features that would be of special benefit to the property users or community; Protect or preserve natural amenities and environmental assets such as trees, creeks, ponds, floodplains, slopes or hills and viewscapes; Protect or preserve existing historical buildings, structures, features or places; and provide an appropriate balance between the intensity of development and the ability to provide adequate supporting public facilities and services; and WHEREAS, on April 29, 2019, the Town of Westlake received a Zoning Change Request from the Waterside Land Company, LLC on behalf of the property owner for the property depicted and described in Exhibit "A" requesting that the Town zone said property to PD7 "Planned Development District Number Seven" in accordance with Chapter 102 of the Code of Ordinances of the Town of Westlake, Texas; and WHEREAS, because of the size, location, and natural features of the property the Town has a critical interest in the development of said property and is encouraging such development to the highest possible standards of quality consistent with the Town's long-term development vision; and WHEREAS, the property owner (or representative) appeared before the Planning and Zoning Commission and Town Council and affirmed that the property owner is seeking this zoning request; and Ordinance 882 Page 1 of 12 WHEREAS, all legal requirements of state statutes and Town ordinances of the Town of Westlake, as well as all legal requirements and legal notices and prerequisites having been complied with, including but not limited to chapter 551 of the Government Code and Chapter 211 of the Local Government Code; and WHEREAS, on May 13, 2019, the request was heard by the Westlake Planning and Zoning Commission and the Planning and Zoning Commission recommended approval with conditions of said request; and WHEREAS, the Town Council of the Town of Westlake, Texas, at a public hearing called at a regular session of the Town Council did consider the following factors in making a determination as to whether the requested change should be granted or denied: congestion in the streets, including safety of the motoring public and the pedestrians using the facilities in the area; to secure safety from fire, panic or other dangers; the promotion of health and the general welfare, to provide for adequate light and air, to prevent the overcrowding of land; to avoid undue concentration of the population, facilitating the adequate provision of transportation, water, sewers, schools,parks, and other public requirements; and WHEREAS, the Town Council has determined that said Zoning Change Request is consistent with the development goals, standards, and desired uses described in the Comprehensive Plan; and WHEREAS, the Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the Town and its citizens that this Ordinance should be approved and adopted. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE TEXAS: SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. SECTION 2: That the property shown on attached Exhibit "A" is hereby rezoned from the R5, "Country Residential" zoning district to PD7, Planned Development District Number Seven", including the approval of a concept/development plan and a Specific Use Permit(SUP) for private streets, subject to the conditions contained in Exhibit "B". SECTION 3: This Zoning District shall be subject to all regulations contained in the Code of Ordinances of the Town of Westlake, Texas, except where amended herein. SECTION 4: The Town Secretary shall amend, or cause to have amended, the Official Zoning Map of the Town of Westlake to reflect the zoning of the property described and depicted on attached Exhibit "A". SECTION 5: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are Ordinance 882 Page 2 of 12 severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence, paragraph or section. SECTION 6: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 7: That this Ordinance only affects the Property located within the boundaries of PD 7 and does not change or affect any other property, including but not limited to the property adjacent to PD 7. SECTION 8: Any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor offense and upon conviction thereof shall be fined in a sum not to exceed Two Thousand Dollars ($2,000.00) for each separate offense. A separate offense shall be deemed committed upon each day, or part of a day, during which a violation occurs or continues. SECTION 9: This ordinance shall take effect immediately from and after its passage as the law in such case provides. PASSED AND APPROVED ON THIS 20th DAY OF MAY 2019. ATTEST: Laura Wheat, Mayor 1 ,S FWES7- = Kell Edw ds, Town Secreta p • 1/ -k APPROV S T O TEXP' L. ton Lo Attorney Ordinance 882 Page 3 of 12 EXHIBIT A Description and Depiction of Subject Property Property Depiction Pm 1 A., ._•km..iiit. S % It 1:1_. r_. Si... : . 0 - i mic.Town of West! - ekspenLane I 4i4 rr r ill. ' . ' I" ' 4„. A I ..._ is. deb Subject r Property 11'„ k. ' ji t, err f Ii 1 I If 4 A , -imp • MMM'Ple i . Af 41 . 1....• City. of Keller c Ordinance 882 Page 4 of 12 EXHIBIT A continued Description and Depiction of Subject Property Property Description ALL that certain tract or parcel of land situated in the JOSIAH WALKER SURVEY, ABSTRACT NO. 1604 and the G. B. HENDRICKS SURVEY, ABSTRACT NO. 680, Tarrant County, Texas as described in Deed to J. Timothy Brittan and Kristin Brittan as recorded in Instrument No. 0206068103 of the Deed Records, Tarrant County, Texas and a portion of Lot 1, Block 1, FISHER ADDITION, an Addition to the Town of Westlake, Tarrant County, Texas as recorded in Instrument No. D214043902 of the Plat Records, Tarrant County, Texas and being more particularly described by metes and bounds as follows: BEGINNING at a 1/2 inch steel rod found for the northwest corner of said Brittan tract, being in the apparent southerly right-of-way line of Aspen Lane, also being in the apparent easterly right-of-way line of Pearson Lane; THENCE North 89 degrees 27 minutes 00 seconds East with said southerly right-of-way line, 764.91 feet to a 1/2 inch steel rod found for the most northerly northeast corner of said Brittan tract, also being the northwest corner of said Lot 1; THENCE North 89 degrees 27 minutes 38 seconds East continuing with said southerly right-of-way line and the northerly boundary line of said Lot 1, 299.29 feet to a 1/2 inch capped steel rod stamped "PRISM SURVEYS"set; THENCE South 00 degrees 42 minutes 13 seconds East departing said right-of-way line, 441.21 feet to a 1/2 inch capped steel rod stamped "PRISM SURVEYS" set in the southerly boundary line of said Lot 1; THENCE North 89 degrees 26 minutes 44 seconds East with the southerly boundary line of said Lot 1, 494.41 feet to a 1/2 inch capped steel rod stamped "ENCOMPASS" found for the most easterly northeast corner of said Brittan tract; THENCE South 00 degrees 09 minutes 05 seconds East with the easterly boundary line of said Brittan tract, 751.97 feet to a 1/2 inch capped steel rod stamped "PRISM SURVEYS" found for the southeast corner thereof; THENCE South 88 degrees 56 minutes 54 seconds West with the southerly boundary line of said Brittan tract, 1553.43 feet to a 1/2 inch steel rod found for the southwest corner thereof, also being in the said apparent easterly right-of-way line of Pearson Lane; THENCE North 00 degrees 06 minutes 02 seconds West with said easterly right-of-way line, 766.38 feet to a 1/2 inch capped steel rod stamped "MOAK SURV INC" found; THENCE North 01 degrees 29 minutes 15 seconds West continuing with said right-of-way line, 440.48 feet to the place of beginning and containing 37.798 acres of land, more or less. Ordinance 882 Page 5 of 12 EXHIBIT B Planned Development District Number 7 (PD7) Development Standards Section 1 —General A. The purpose of PD7 is for a detached single-family residential development of not more than 38 residential lots with a gross maximum density of 1.0 dwelling unit per acre. B. The development authorized by this ordinance shall be consistent with all provisions and graphics contained the Concept/Development Plan, attached as Exhibit B-1, including the clustering of residential lots as shown in said graphics. However, where a conflict exists between the provisions of Exhibit B and Exhibit B-1, the provisions of Exhibit B shall prevail. C. Platting 1.The developer shall submit, and receive approval for, a preliminary site evaluation prior to any land disturbance activities; 2. Prior to the final acceptance of public improvements, approval of private streets and release of residential building permits, the developer shall submit, and receive approval for, a final plat, which shall be platted as a single phase. 3.The final plat noted above shall be recorded with the County Clerk prior to the release of any residential building permits. 4. Prior to the approval of the preliminary site evaluation, the developer shall submit a development agreement for final approval by the Town Council per the requirements of the Code of Ordinances. 5.For the purpose of executing the design goals of this ordinance and all exhibits attached herein, amended plats may be submitted as part of a building permit application in order to perform minor adjustments to lot boundaries as needed. The final recording of said amended plat may be deferred to the completion of construction provided the plat is recorded before the completion of the final inspection. D. Permitted Uses —The following are permitted principal and accessory uses: 1.Single Family Detached Homes 2.Open Space 3. Private Streets 4. Public and Private Parks 5.Drainage facilities (including retention and detention ponds) 6.Guard house 7.HOA operated amenities in compliance with all Town ordinances 8.Accessory Uses (as authorized in the Town's zoning regulations) Ordinance 882 Page 6 of 12 E. Homeowner's Association — The development shall be governed by a Homeowner's Association (HOA) that will be responsible for common area maintenance, guard house and community center maintenance, private street maintenance, front yard maintenance and enforcing the HOA Design Guidelines for the community. The Home Owners Association shall appoint an Architectural Review Committee that must have at least one (1) Texas Licensed Architect with experience in applying Design Guidelines and advising an Architectural Review Committee on matters of design. F. Any change, reassignment, and/or transfer of ownership from the developer that is the signatory party in the development agreement noted above to a different entity shall require the approval of the Town Council through an amendment to the development agreement, through a separate resolution, or as an amendment to this ordinance. G. The developer and homebuilder(s) of all units constructed in the development shall operate as a single entity, with final compliance with the terms and conditions of such commitment laid out in the Town approved Development Agreement or unless otherwise requested by the developer and approved by the Town Manager or designee for special conditions. I.All plans submitted for permit within this development shall be prepared by a Texas Licensed Architect and contain sufficient details required to explain the full exterior construction to a competent contractor. Section 2—Residential Design Standards A. Lot and Housing Specifics: The following are the design criteria for each housing type as described in Exhibit B-1: 1. All single-family homes (except the Golf Villas bordering Vaquero Golf Course) a. Housing Type: Single Family Detached; b. Minimum Lot Size: 1,000 square feet; c. Minimum Lot Width at Building Line: 70 feet; which may be reduced in order to accommodate required lot clustering; d. Front Setback: 10 feet; or 5 feet where courtyards/motor courts are provided; e. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth; f. Rear Setback: 40 feet, or 0 feet abutting water features and/or open space; g. Minimum Unit Size: 3,000 square feet; h. Maximum Height: 35 feet from finished floor to the mid-point of the span of the highest roof pitch. 2. Golf Course Villas Ordinance 882 Page 7 of 12 a. Housing Type: Single Family Detached; b. Minimum Lot Size: 1,000 square feet; c. Minimum Lot Width at Building Line: 70 feet; d. Front Setback: 10 feet; or 5 feet for side facing garages, courtyards and accessory structures not utilized for storage; e. Side Setbacks: 0 feet; the principal structure may be located on the property line; the total length of the building to be located on the property line shall not exceed 20% of the average lot depth; f Rear Setback: 40 feet; g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 48 feet from the finished floor to the highest roof ridge. B. Special Setback Provisions: 1.Lots adjacent to Aspen Lane shall have a 40-foot minimum setback from Aspen Lane. 3.All homes shall be setback a minimum of 120 feet from Pearson Lane 4.All homes shall be setback a minimum of 40 feet from the southern boundary line of the development. C. Garages: All homes shall have a minimum of four parking spaces for off-street automobile parking in any configuration but must have a minimum of two enclosed parking spaces and two additional off-street parking spaces. Garage doors shall be made of sectional wood or be wood clad. Garage doors shall be recessed a minimum of (8) eight inches (nominal) from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion and are in a motor court setting. D. Roofs: Permitted roof materials include: 1.High quality clay or concrete tile (with a thickness similar to clay). Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 2.Metal: Traditional standing seam with standing folded and soldered seams. Allowed for porches and architectural features only. (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) 3.Flat or low-pitched roofing that is 2:12 pitch or less may be of any code approved material. E. Exterior Walls: Exterior walls shall meet the requirements of the Town's Building Quality Manual as adopted by Resolution 18-02. F. Design Guidelines: Prior to the approval of the preliminary site evaluation, the developer shall submit final design guidelines for approval by the Town Council Ordinance 882 Page 8 of 12 that shall be recorded with the private deed covenants, conditions and restrictions. Said guidelines shall incorporate the recommendations contained in the Westlake Building Quality Manual referenced above. With the exception of any guideline provision addressing a particular architectural style, said design guidelines shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions above. Guideline provisions to be enforced by staff include, but may not be limited to, general building articulation, massing, fenestration, roof slope, construction details and building materials. G. Elevation Samples: All homes and buildings constructed in this development shall be generally consistent with the elevation samples provided in Exhibit B-1 such that the primary articulation elements and general layout of the home on the lot are generally consistent with the elevations. Provided all other provisions of this section are met, significant deviations from these elevations may be approved provided that both the homeowner's association and the Town Manager or designee are in agreement. Section 3 —Landscaping, Open Space, Water Features, Tree Preservation and Parkland Dedication A. Landscaping: Not later than 90 days after the approval of the preliminary site evaluation, the developer shall submit a master landscape plan for the development prepared by a State of Texas registered landscape architect. Said plan shall be reviewed for final approval by the Town Manager or their designee. The plan may be forwarded to the Town Council for final approval at the discretion of the Town Manager. The final approved master landscape plan shall be included with the development agreement. At a minimum the plan shall include the following: 1.The Plan shall substantially comply with the Concept/Development Plan Exhibit B-1) 2.The landscape plan shall reflect developer's efforts to comply with the landscape Integrity" objectives of the Town's Comprehensive Plan and employ predominantly those plant materials (within the planting areas that define the cluster zones and lake edges) that are consistent with restoration of the natural mosaic. 3.Specifics on execution of the landscaping goals stated in Exhibit B-3 including details of planting locations and types, quantities and schedule; 4.A detailed tree survey as required by the Code of Ordinances; 5.Any replanting requirements as part of required tree mitigation; 6.Specific planting and maintenance responsibilities of the developer versus the homebuilder and the homeowner's association; 7.Details for guest parking in the development where applicable; 8.Locations and specifications for the internal trail system B. Tree Preservation — All protected trees shall require mitigation upon damage or removal as required by the Code of Ordinances. Mitigation may be provided Ordinance 882 Page 9 of 12 through tree plantings as shown on the landscape plan during development and/or home building phases. Where possible, old growth trees and tree clusters should be preserved as identified in the master landscape plan. C. Open Space 1.A minimum of 19.1 acres (50.5%) of the development shall be reserved as open space. All open space, including public and private, shall be substantially consistent with Exhibit B-1 and shall be distributed as follows: a.Private Open Space: 11.5 acres minimum b.Public Open Space (parkland): 3.0 acres minimum c.Water Areas: 4.6 acres 2. Private open space amenities shall, at a minimum, include the following: a.Gate house—The gatehouse shall be constructed and completed by the developer. The gatehouse design shall be consistent with the design shown in Exhibit B-1. The gate house shall be constructed not later than the final acceptance of public improvements for the development. However, the gate house may be constructed and occupied prior to the final acceptance of public improvements as further detailed in the required development agreement. D. Parkland Dedication—Parkland dedication as proposed by the developer in Exhibit B-1 is hereby approved subject to the following conditions: 1. Parkland dedication shall be consistent with Exhibit B-1. 2.Maintenance responsibilities for the parkland shall be the responsibility of the developer/HOA. 3.Details of amenities, and final locations of parking and trails shall be consistent with Exhibit B-1 and shall require final approval as part of the development agreement between the applicant/developer and the Town. 4.The gatehouse, including the property upon which the gatehouse is located, shall be owned and maintained by the HOA. E. Water Features —Water features are a key component of the development, making this a "Water Themed" development as called for in the Town's Comprehensive Plan. Water features shall be constructed by the developer as part of the required public improvements. Said features shall be located and designed as shown and described on Exhibit B-1 and shall be maintained by the homeowners association. Section 4 —Fencing A. The perimeter of the development, not including the publicly owned areas, along Aspen Lane, Pearson Lane and the southern boundary of the development shall Ordinance 882 Page 10 of 12 contain decorative iron fencing located in a manner substantially consistent with the Concept/Development Plan (Exhibit B-1) and which preserves the sense of open ground plane" as described in the Town's Comprehensive Plan by the use of decorative iron fencing with masonry columns. Brick is not a permitted material. Masonry wall sections shall be permitted as depicted in Exhibit B-1 for the purpose of providing aesthetic accents, privacy, and/or shield undesirable vehicle light transmission as determined in the master landscape plan. C. Individual property fences shall be minimalized in order to preserve the open ground plane and permitted for privacy needs, screening, and/or dog runs in ways that are consistent with HOA guidelines which must prevent isolation of the "lot" from the general ground plane. Individual lot fencing materials shall be established in the required architectural design guidelines. Section 5 —Streets, sidewalks/trails, parking and access A. Streets —A Specific Use Permit (SUP) is hereby granted for all community streets within PD7, which shall be private and constructed to Town standards. Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town standards and Comprehensive Plan recommendations as well as follow the Town's low intensity lighting standards. B. Trails —An internal trail/sidewalk system shall be constructed and shall connect to the public trail system at access-controlled locations. The final location and details of the internal trail system shall be included with the required landscape plan. The public trail shall comply with all Town requirements and shall be generally located as shown in concept/development plan and shall be constructed by the developer as part of the required public improvements. Trail amenities shall at a minimum include the amenities proposed by the developer. C. Parking —Adequate guest parking, trailhead and park parking, and parking for the proposed private amenities shall be shown on the master landscape plan with maintenance responsibilities borne by the homeowner's association as described in the required development agreement. E. Access —Street access to the development from Pearson Lane shall require written final approval from the City of Keller. F. Cluster mailboxes —Prior to installation, the final design, location and size of any cluster mailboxes as required by the United States Postal Service shall be submitted to the Town Manager or designee for review. Upon review, the Town Manager or designee may approve or deny said design, location and size. If denied, the developer may appeal the decision of the Town Manager or designee to the Town Council provided the written appeal is received not later than 30 days from the formal notice of denial. Ordinance 882 Page 11 of 12 G. Prior to the final acceptance of public improvements, the developer shall install intersection illumination improvements to the intersection of Aspen Lane and Pearson Lane such that the nighttime visibility of the intersection is improved. Said illumination improvements shall be detailed as part of the development agreement and shall require the final approval of the town manager or designee. Section 6 —Utilities, Drainage and Grading A. Public Utilities — Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, construct all necessary water and sewer system improvements per Town standards and shall secure any necessary easements. B. Duct Bank - A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement,the final details of which shall be determined by the Town Manager or designee. The home builder shall tie into the Duct Bank prior to the Final Inspection for the home. C. Stormwater—Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. D. Lot Grading—Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets, public infrastructure, development amenities, and approved water features. The pre-grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. Section 7 —Public Art and Town Entry Marker/Monument A. As part of the development agreement noted above, the developer agrees to submit a public art plan shall be approved by the Town Manager or designee and that generally conforms to the public art provisions contained in Exhibit B-3 as proposed by the developer. A Town of Westlake entry marker or monument shall be included in this plan. SUMMARY OF EXHIBITS: Exhibit B-1 —Concept/Development Plan Ordinance 882 Page 12 of 12 Copyright © 2019 By Waterside Land Co, LLC SR SPENCER RANCH PROPOSED CONCEPT/DEVELOPMENT PLAN TOWN OF WESTLAKE MAY 2019 This document is intended to be a summary of the key development terms and principles proposed for the new PD of the Spencer Ranch development, an approximately 38-acre parcel of land located at the southeast corner of North Pearson Lane and Aspen Lane in Westlake Texas. The property extends eastward to the Vaquero golf course property and southward to the border of the City of Keller. Further, this document details how a single source deliver system will manage both the developing and the homebuilding entities ensuring exceptional and consistent quality from inception to completion. This allows a single entity to remain focused on complying with the various visions, aspects and intentions of the Westlake Comprehensive Plan. Ordinance 882 Page 2 of 32 SPENCER RANCH GENERAL INFORMATION UNIQUE DELIVERY SYSTEM A Single Company Manages both the Developing and the Home Building: Waterside Properties, LLC is a 30+ year Homebuilding company and will oversee all home construction in Spencer Ranch. The Waterside Family of Companies was founded March 19, 1984 in the State of Texas. The Company has been building homes for over 30 years. The development company was founded in 2017 to establish unique, high-value communities with a commitment to environmental ethics and social design that ultimately improve the inhabitants’ well-being. The Waterside Family of Companies has common ownership in the State of Texas. Waterside Land Co, LLC (www.watersidecompanies.com) Waterside Land Co, LLC is a boutique development arm of the Waterside family of companies and will oversee the land development of Spencer Ranch. Waterside Properties, LLC (www.watersidecompanies.com) Waterside has created a “UNIQUE DELIVERY SYSTEM” SINGLE SOURCE PROJECT IMPLEMENTATION: In order for Westlake to sustain resistance to assimilation by the encroaching fabric of surrounding communities, Westlake must develop a place for a project delivery system that is not the same as those surrounding communities. At present, the dominant delivery system is land development driven, wherein there is a Land Developer who sells buildable lots to a Home Builder who then brings in their own design services and their own resident client. As a result, there is a ”sameness” to the products created which are often hard to distinguish from the surrounding submarkets. Westlake needs a Single Source Project Implementation System (Company) that controls both the Lot Developer and the Home Building entities who will not only oversee developing the land…but…also, oversee the building of the houses on that land and thereby be in a position to create a truly unusual, lifestyle product that has exceptional and consistent quality. With “skin in the game” from the outset, there is an unusual motivation to maintain quality design and construction as the ultimate return for the community. The builder’s vision is the same as the developer’s vision and the ability to bring land development and home construction together in a distinguished way is more possible. Therefore, Waterside assures the Town that a single company “Waterside Properties, LLC.” is fully committed to directly oversee both aspects of this project (both land development company and the home building company) with the terms and conditions of that commitment, addressing unforeseen events, to be worked out in a development agreement with the Town. Ordinance 882 Page 3 of 32 UNIQUE COMMUNITY Waterside’s creation of Spencer Ranch is an extraordinarily unique high-quality community committed to the various visions, aspects and intentions of the Westlake Comprehensive Plan as outlined below. Spencer Ranch Community: Our goal is to bring a sense of place to new communities through a well thought-out reverse design process,” using the natural fabric of the land and incorporating a wellness component that encourages best in class use of space. Hearkening back to centuries-old traditions of living on the land, we carefully study the terrain and craft landscape-appropriate homes that speak to the surrounding property. We follow a nonconformist method of designing and virtually building homes on the land before plotting streets, or placing the elements – lakes, creeks and pastoral swaths – ahead of development. This mindful approach interweaves the home design with the fabric of the land, blending indoors with outdoors for a more organic approach. The result is beautifully harmonious and healthy places in which to live and raise families. Spencer Ranch as seen from Pearson Ln” Ordinance 882 Page 4 of 32 With over 30 years’ experience in fine homebuilding, we know how to see it before we see it and how to design and build quality. “We are creating a unique and healthy style of living in Spencer Ranch, with a level of quality amenities that is really unmatched anywhere and, that contains housing that, we feel, can be sustained for a hundred years,” says founder Paul Pastore. Waterside offers full Lock-N-Leave™ services through their sister company Waterside Home Maintenance Concierge (HMC), with on-site security and a maintenance team. The residence of Spencer Ranch will enjoy a well-conceived, rich in quality neighborhood that allows for a high-quality secure maintenance free living environment. Spencer Ranch 38 Homesite Concept/Development Plan” Ordinance 882 Page 5 of 32 The property will be secured with various types of fencing along the perimeter and a secured gated entry and exit. This highly amenitized, healthy lifestyle community contains “multiple clusters” of housing, built around a central body of water. The community’s delivery of diversity of housing establishes a 3,000-square foot minimum home size, all with common core attributes of timeless architectural design coupled with high-quality, low-maintenance and energy-efficient homes that are finished out with best-in-class luxury-level interiors. The community is designed to encourage inhabitant interaction, promoting pedestrian mobility by bringing the homes and courtyards closer to the roadways, and by providing an internal aerobic trail and several large lakes that connect the open spaces and a tree preserve area. Spencer Ranch Summary May 2019 Approximately 38 acres 38 Clustered Homesites Water Themed Community Single Source Delivery System 100% Compliance with Westlake Comp Plan All Single Family Detached High Quality Homes Approximately 50% Open Space Approximately 3.0 Acres Dedicated to Permanent View Shed Corridor along Pearson Ln 3 Lakes Low Maintenance-Lock-N-Leave Community High Security Gated Community Ordinance 882 Page 6 of 32 WESTLAKE COMP PLAN COMPLIANCE Waterside’s creation of Spencer Ranch is an extraordinarily unique high-quality community committed to the various visions, aspects and intentions of the Westlake Comprehensive Plan as outlined below. COMP PLAN Page 71 Waterside has created a development that will “LIMIT GRADING” GRADING LIMITATIONS: Spencer Ranch is located in the “Midlands” Ecological Region of Westlake Pg. 71 of the Comprehensive Plan). The Comp Plan requires measures be taken by any developer to limit impacts on the ground plane which promote erosion. This includes limitations on grading. Therefore, Waterside is committed to limitations on grading by allowing only that grading as is necessary to construct streets, infrastructure, development amenities, and individual home clusters. Waterside will prohibit the creation of lot pads and the use of side lot line retaining walls to create lot pads. Waterside will respect some exceptions where patios, drives, and pools are built that can be viewed as extensions of the home.” COMP PLAN Page 74 Waterside has created a development that will “RESTORE THE NATURAL MOSAIC” RESTORATION OF THE NATURAL MOSAIC: Page 74 of the Comp Plan calls for “contextualization”. The Comp Plan states: “Contextualization, which grows from a commitment to landscape integrity is what helps to preserve the property values sustained in Westlake. It is therefore important that the plan creates mechanisms to continue the commitment to landscape integrity, not only to preserve the pastoral landscape of the Town, but to also preserve property values. In this sense, landscape integrity needs to guide the development-related considerations of the Comprehensive Plan.” Landscape Integrity is defined, in the same section, as “development that has been contextualized to fit within the natural landscape…” Therefore, Waterside will use the landscape opportunities presented by open space, defining clusters, to restore the natural mosaic in such a way that the Comp Plan’s call for “contextualization” is achieved. Therefore, Waterside will use the landscape opportunities presented by open space, defining development clusters, to restore the natural mosaic in such a way that the Comp Plan’s call for “contextualization” is achieved. This will require a considerable commitment to landscape materials and native species employed in a manner consistent with the Concept/Development Plan.” Ordinance 882 Page 7 of 32 COMP PLAN Page 83-88 Waterside has created a development that is a “WATER THEMED COMMUNITY” WATER THEMED DEVELOPMENT: Page 83-88 of the Comprehensive Plan places the development tract in a steeper topographic setting (not the steepest) and recommends that this location is appropriate for “water related” development. Page 88 of the Comprehensive states that “additional measures other than density may be suitable for preservation of the hillside and viewshed”. Those other measures include limitations on grading (described above) and “water related” development that includes multiple water amenities. Therefore, Waterside is presenting a development design that employs water as a major component of the project…such water will be used to mitigate erosion and stabilize the grade condition. COMP PLAN Page 159 Waterside has created a “CLUSTERED” development CLUSTER DEVELOPMENT: The Land Use Plan section of the Comp Plan (page 159) states that smaller lots could be compatible with this character [district] if such lots are CLUSTERED AND SURROUNDED WITH OPEN SPACE…”. Waterside is presenting a “cluster development”, Concept/Development Plan in which the “clusters” are surrounded with open space. To accomplish this in a manner consistent with the other requirements of the Comp Plan, Waterside will use the water theme element as an aspect of the open space defining the required development clusters as illustrated on the Concept/Development Plan.” However, smaller lot sizes could be compatible with this character in such lots as clustered and surrounded with open space so that the gross density remains one dwelling unit per acre. The sense of open land is more essential than lot size. The Pastoral Community is predominantly residential with some institutional uses and office campus uses where the FAR is 1:1 or less. Informal lot landscaping replaces rigid street landscaping, giving more visual presence to the natural ground plane than the roadway. Preservation of current home values is key to future residential development. Ordinance 882 Page 8 of 32 Waterside has created a development that contains an “EQUIVALENT LOT DENSITY” in conformance with the Westlake Comprehensive Plan. DENSITY: Page 159 of the Comprehensive Plan states, "smaller lots could be compatible with this character district if such lots are clustered and surrounded with open space so that the gross density remains one dwelling unit per acre". The text immediately following that statement further states, the sense of open land is more important than lot size". The second statement offers a qualifier to the application of the first statement, suggesting that density equivalent to 1 unit per gross acre is desirable...if...the sense of open land is enhanced. To accomplish this, Waterside has limited the plate square footage of development to a total square footage that does not exceed the "gross" plate square footage of development at 1 unit per acre. We call this an "Equivalent Density" which is expressed in a more open landscape, a landscape where open space dominates and the expression of lot lines in the form of property line fences is discouraged. This fulfills the vision of the Comprehensive Plan. The unifying matrix of open land that defines the cluster development of Waterside prevents confusion with densities more typical of other Character Districts. Therefore, Waterside commits to a density that is equivalent to the developed density of 1 unit per acre and a total number of lots not exceeding 1.0 lot(s) per acre; which Waterside views as necessary to achieve ALL other visions of the Comp Plan, as they are applicable to this site and specified in this application for Spencer Ranch.” Waterside has created a development that respects “OPEN LAND & UNINTERRUPTED GROUND PLANE” OPEN LAND, UNINTERRUPTED GROUND PLANE, AND ELIMINATION OF OPAQUE FENCING EXCEPT FOR SPECIFIC FUNCTIONAL PURPOSES): Page 159 of the Comp Plan states that “the sense of open land is more essential than lot size”. Also, it is an intent of the Pastoral Character District that “homes are sited in ways responsive to features of the lot, instead of the street.” Page 159 also states, “the overall character is one of a dominant landscape and houses arrayed within it”. Adding to this emphasis on land, page 202 of the Comp Plan states that “articulation of neighborhood edges can subdivide the ground plane with opaque walls and other hard division, which begin to suburbanize the rural landscape”. Later, on that same page it states, “open spaces are meant to be remnants of the historic rural landscape and serve as seams that bind the commercial and residential uses together…therefore, porous edges are more preferred than barrier edges”. It is clear that the Comp Plan seeks to preserve the sense of uninterrupted ground plane in the Pastoral Character District. Consequently, Waterside will provide means of defining edges (development and property fencing) that preserves the uninterrupted ground plane (as much as possible) in a way that remembers the historic rural fabric. Neighborhood definition will be transparent, not a solid barrier. Property fencing will be limited, with certain concessions to privacy needs, screening, and dog runs accommodated in ways that do not result in isolating the entire lot from the general ground plane as shown on the Concept/Development Plan.” Ordinance 882 Page 9 of 32 COMP PLAN Page 166 CONCLUSION” This land use plan seeks to further the goals and aspirations for the citizens of Westlake as presented in the public planning workshops. Therefore, this land use plan builds upon the recognition that market conditions in 2014 are significantly different than market conditions in 1992 and that such change of condition will likely motivate owners of undeveloped property to seek augmentation of their current zoning ordinance. Therefore, this land use plan is meant to be a guide in discussions when considering such requests by seeking to identify pathways to a positive response that does not further burden the Town with additional traffic and/or facilities demand. COMP PLAN Page 193 Waterside has created a development that respects “PUBLIC OPEN SPACE & RURAL LANDSCAPE PRESERVATION” PUBLIC OPEN SPACE/ RURAL LANDSCAPE PRESERVATION: Page 193 of the Comp Plan describes Rural Ranch Landscape (a type of Open Space recommended for the Pastoral Character Zone) as places “where residential development may move to preserve some aspect of the rural heritage”. In the Urban Design Structure portion of the Comp Plan states that “open space edges are meant to be remnants of the historic rural landscape…” Clearly, the Comp Plan is seeking to find opportunities for preservation of the rural heritage of Westlake in the creation of open space. Spencer Ranch contains a water feature that remains from earlier days (likely a ranch stock pond). Therefore, Waterside will take measures to include portions of this water body in a usable open space that can fulfill the Comp Plan call for rural landscape preservation.” COMP PLAN Page 267-279 DIVERSIFICATION OF HOUSING” The Housing Plan component of the Comp Plan stresses the need for “life style” offerings to accompany housing options for other high-end markets. These projects, which diversify the housing offerings more typical of Westlake are needed to attract younger buyers, meet future housing needs of an aging population, and mitigate value encroachment. 1) Preservation of values 2) Diversify the higher-income market to attract young buyer 3) Meet the future housing needs of an aging population 4) Mitigate value encroachment Ordinance 882 Page 10 of 32 LANDSCAPING Spencer Ranch will approach the total landscaping effort as one cohesive and comprehensive unit for the entire tract of land. The landscaping design will incorporate the vision of the entire tract using all aspects of the terrain, thus creating the “natural mosaic” the town prefers. Although installed in individual increments as each home is completed, the Spencer Ranch vision is to create an overlay of a full and comprehensive landscape plan that embodies the entire parcel of land and raises the standards in Westlake and is not prejudice to any one dwelling. Landscaping will encompass many aspects for the development, conceptually and physically and will be implemented in phases; a. Park Land Dedication area-outside of the community fencing b. Development infrastructure/streets; c. Individual houses The master landscape plan will include the following elements: The establishment of a “old Growth” tree preserve at the Fisher property boundary. Establishing open space and meadows using various types, sizes and species of trees and plant material. Weaving natural features such as bald cypress trees in and around the water system providing a more natural bank and greater complexity at the edge definitions. A genuine effort will be made to save and protect old-growth trees. Care will be given to how the landscaping and streets interact giving careful attention to the development of “social space” as it relates to this aspect. Tree Mitigation: Trees located in roadways, lakes and utility main locations as shown on the preliminary plat and civil construction plans are hereby exempt from the mitigation requirements of the Code of Ordinances. Landscape architect: TBD Ordinance 882 Page 11 of 32 UNIQUE AMENITIES Spencer Ranch Community Amenities: Spencer Ranch is located in a very unique setting, experiencing incredible sunsets, golf course view, lake side settings, serene high-quality lifestyle. Spencer Ranch has rolling topography, 38 High Quality homesites grouped in clusters surrounded by an abundance of open space and limited fencing. Spencer Ranch will have a well-positioned high quality “statement” gate house that does not yield to neighboring communities. The Gate House at Spencer Ranch” The gate house/sales center will be constructed on the property in the general location as shown on the Concept/Development Plan, the building (above) will have the similar architecture as the homes in Spencer Ranch. Since the gate house/sales center is the key feature to the early progress of the development and it has direct access to utilities and Pearson Ln, the developer is requesting to be allowed to submit building plans and start construction of the gate house/sales center structure within 30 days of Town approval of the concept development plan and following the normal building permit application process. Ordinance 882 Page 12 of 32 Spencer Ranch has a single entity controlling the development and home building including complete landscaping and professional construction management before during and after completion of the entire project. Project Amenities: Unique geographic location on the “edge” of the Town in a submarket Unique setting with rolling topography Dramatic western sunset views Actual Western View from Spencer Ranch” Great golf course views Multiple water features with direct lake views Open Space approximately 50% of the development One single Westlake neighbor Privacy from commercial developments and highways Boat dock/fishing pier/pump house on the main lake Unique Landscape delivery high quality purpose driven landscaping plan as viewed from a total neighborhood vision Ordinance 882 Page 13 of 32 Pastoral street scape with parkway drives High quality concrete streets and curb system Enhanced street paving that is consistent with ALL home driveways Well positioned, High Quality “this is Westlake” statement gate house Well positioned, High Quality “this is Westlake” statement entry fountain and gates High quality fencing Limited internal lot fencing Limited lot grading-preserving the natural ground plain Houses built in clusters (11 or less) surrounded by open space Permanent Parkland view corridor at Pearson Ln (120’ setback) Town trail system at Pearson Ln Off street parking at each home No overnight street parking Public parking for trail head and historical marker Westlake monument signage at the southwest entry to Town Permanent tree preserve for old growth trees protecting our only Westlake neighbor and preserving old growth trees High Quality architectural designs by licensed architect High Quality home construction Single source entity controlling both the developer & home builder Single source sub-contractor base! Professional site management plan to be Implemented during the land development and through completion of construction that clearly shows how Westlake operates differently! Debris control plan & management Material storage control plan & management Sanitary station (port-o-let) control plan & management Construction staging and parking plan & management On site access control for all construction traffic On site professional project managers On site home maintenance concierge On site lock-n-leave On site “State of the art” security Drone landing pad On site package delivery management Designated Public Art location Preservation of the Buck E King historical marker Ordinance 882 Page 14 of 32 Community Fencing: Spencer Ranch will have a completely secure perimeter with contiguous fencing of various approved types: Perimeter fencing for the development shall be the following: Spencer Ranch property with the immediate border of Pearson Ln & Aspen Ln (west & north) shall have decorative iron fencing (similar to the diagram below) that generally parallels Public streets as illustrated on the Concept/Development Plan. Decorative iron fencing with masonry columns and masonry wall sections strategically placed as determined appropriate to provide aesthetic accents, privacy, and/or shield undesirable vehicle light transmission as determined by the Developer’s Landscape Architect. Fence Concepts and the entry Fountain at Spencer Ranch” Ordinance 882 Page 15 of 32 In addition to the above fence types, the following fence types are allowed at Spencer Ranch: Existing fencing from neighboring properties Iron fencing similar to existing fencing Masonry fencing with finished consistent with the homes in the development Fences on individual lot property lines are generally discouraged, however they may be approved by the ARB in addition to the following: a. Dog runs b. Swimming pool safety c. Privacy for internal courtyards d. Screening from neighbors Gate Materials: Wood with frame members measuring a minimum of 1.5 inches thick and infill planks measuring a minimum of 1.5 inches thick. Iron gates with the frame measuring a minimum of 1.5 inches square with pickets of at least ¾ in. square with welded connections. Such fences may be made of solid stock or thick wall tubular steel (sufficient thickness to not burn through when welded but no thinner than 3/32 inch) with any finials or other decorative detailing being made of solid stock and welded to the fence construction. Ordinance 882 Page 16 of 32 SPENCER RANCH LAND USE PARKS AND OPEN SPACE Open space: The Westlake Comprehensive Plan and future land use plan do not show any open-space requirements for the subject property. However, per the proposed Concept/Development Plan, Waterside is providing approximately 50% Open Space and dedicating the entire Pearson frontage approx. 4.5 acres) for a permanent view corridor to the Town of Westlake (the numbers below are estimates only): 19.1 acres of total open space is being provided 11.5 acres of Private Open Space 3.0 acres of Public Open Space 4.6 acres of lakes This dedication includes a privately maintained and publicly owned/accessible linear park along Pearson Lane, and a tree preserve area near the neighboring property on Aspen Lane. This dedication also requires any houses that side to Pearson Ln be no closer than 120 feet from Pearson Ln. Parkland dedication: Parkland dedication is required based on 1-acre of parkland for every 30 residences for a total of 2.26 acres. The Concept/Development Plan shows approximately 4.5 acres to be dedicated with the platting of this property. The parkland will be privately maintained by the HOA but will be publicly accessible. Special Areas: Located at the Entrance to Spencer Ranch: Spencer Ranch will have a public parking lot for visitors wishing to visit the Town of Westlake Buck King historical site. Spencer Ranch will also have a Town Trail head tie in and build a walking tail at the Pearson Ln frontage of the Spencer Ranch limits. Ordinance 882 Page 17 of 32 Community Trails: Spencer Ranch will contain an internal trail system and connect with the public system at access-controlled locations. The trail system and the aerobic programs are being studied now by Waterside and will be submitted with the landscape plan. Public Art: Waterside has a strong desire to support the arts in Westlake and will commit the following to a Public Art Competition: a. A competition site of a size to be determined, to place the art at Spencer Ranch in the Public Open Space b. A donation by Waterside of an amount to be determined will be outlined in the Economic Development Agreement. Ordinance 882 Page 18 of 32 STREETS, PARKING, SIDEWALKS AND TRAILS Streets: All community streets will be privately owned and maintained. They will be constructed with mountable rolling curbs with enhanced finish locations as shown on the Concept / Development plan. Homes in Spencer Ranch will use the same material for all driveways as the street enhancement materials. Streetlights: Streetlights will be located at corners and intersections. Light fixtures will be low- pedestal-type fixtures that comply with Town ordinances and dark-sky design guidelines. Ordinance 882 Page 19 of 32 Sidewalks: There are no typical concrete sidewalks in the development, walking trails natural material) will be located throughout the development and will be indicated by the Landscape Architect on the landscaping plans to be submitted to the Town. Trail systems: An internal trail system and or streets will facilitate pedestrian mobility within the community. The public trail system will be extended from Aspen Lane south to the Town border on the Spencer Ranch property and be built to be consistent in size and materials with the Town’s trail from Aspen to Dove Rd. Water: Town of Westlake water system will connect to the development at two separate locations to create a looped-system. Sewer: The project engineer has met with town staff and performed the necessary calculations to determine that the public water and sewer systems can accommodate the additional loads anticipated to be generated by the proposed development and there are multiple access points available for connection to the public systems. Storm-water: Combination of natural grassed swales, detention ponds, and reflecting pools, connecting to the existing public street storm-water system. Duct bank: As required by Town ordinances, the developer will install a duct bank system throughout the subdivision. Each home will be connected to the duct bank system prior to the Certificate of Occupancy approval. Ordinance 882 Page 20 of 32 LOT SPECIFICATIONS Density & Lot Size: Spencer Ranch will be a unique community of high-quality housing on smaller maintenance free lots: 38 uniquely clustered home sites The Developer/Builder are requesting the flexibility to adjust lot lines as home building permits are submitted allowing homes to be custom tailored to each site. Housing type, size, number of floors and the homeowner’s desire for larger or smaller footprints will impact lot size and configuration, and ultimately the total number of lots to be built upon. Minimum Lot Widths at Building Line: All Home sites 70 feet HOME / LOT SPECIFICATIONS Spencer Ranch may contain both one and two-story homes Spencer Ranch contain ALL single family detached housing Home Pricing: The diversity of housing orchestrated in “Cluster Zones” are projected to have an initial sales price starting at $1,895,000.00 The preeminent mission of the Westlake Comprehensive Plan is the preservation of values in Westlake. Being located in the Midlands Pastoral region of Westlake and in a submarket that sits on the edge of the Westlake Town limits, Spencer Ranch creates a high value and distinct entry point and a clear separation from surrounding markets. Spencer Ranch fills a void in the Westlake housing market with its high value product mix and will establish a barrier to prevent value degradation moving into Westlake from lower price point markets. NEW HOME DEMAND SUMMARY: Starting on Page 271 of the Comprehensive Plan through Page 275 clearly details the objectives for developers and builders to follow to satisfy the future needs in Westlake. Ordinance 882 Page 21 of 32 Spencer Ranch Estate housing averaging 5,000 square feet” Spencer Ranch Villa Housing averaging 4,000 square feet” Ordinance 882 Page 22 of 32 Housing Type: Spencer Ranch will have multiple housing offerings that can ranges in size as follows: South Side Villas o from 3,500 sqftParkwayEstates o from 4,000 sqftGolfCourseVillas o from 5,000 sqftRidgeViewEstates o from 5,000MeadowsVillas o From 4,500 sqft The following is a guideline for the proposed housing types in the development. Given thedesireforlotsizeflexibilitytoaccommodatebuyersdesireswehavelistedthespecificinformationbelowregardinglotandhousingtypes, final details are yet to be determined. 1. All single-family homes (except the Golf Villas below) a. Housing Type: Single Family Detached b. Minimum Lot Size: 1,000 square feet c. Minimum Lot Width at Building Line: 70 feet d. Front Setback: 10 feet; or 5 feet (2) where courtyards/motor courts areprovided e. Side Setbacks: 0 feet f. Rear Setback: 40 feet, or 0 feet abutting water features and/or openspace. g. Minimum Unit Size: 3,000 square feet h. Maximum Height: 35 feet from finished floor to the mid-point of thespanofthehighestroofpitch. Ordinance 882 Page 23 of 32 2. Golf Course Villas Housing Type: Single Family Detached a. Minimum Lot Size: 1,000 square feet b. Minimum Lot Width at Building Line: 70 feet c. Front Setback: 10 feet; or 5 feet (2) for side facing garages, courtyards andaccessorystructuresnotutilizedforstorage. d. Side Setbacks: 0 feet e. Rear Setback: 40 feet f. Minimum Unit Size: 3,000 square feet g. Maximum Height: Per diagram below: Spencer Ranch Golf Villa Housing averaging 5,000 square feet” viewed from the Vaquero Golf Course) Waterside and Vaquero Club are working together on common border landscaping. Ordinance 882 Page 24 of 32 Building Setbacks (in feet): Front Rear (1) Sides (1) All single-family 10 (2) 25 (3) (4) 0 1) When backing or siding to Aspen Lane, there shall be a 40-foot minimum setback. 2) Garages, Casitas or bathrooms, stairs or elevators -not contiguous to the main living footage, courtyards, and accessory structures may encroach up to 5 feet into the required front yard setback. 3) When abutting an open space or water feature, no setback is required. 4) When backing to Vaquero Golf Course setback should follow the diagram below including a maximum total building height: Golf Villa Height Diagram” Ordinance 882 Page 25 of 32 Spencer Ranch Development Setbacks (in feet from property line): Setbacks are applicable to the main structure of any home built in Spencer Ranch: Pearson Ln (west) 120 feet Aspen Ln (north) 40 feet Vaquero (east) 40 feet South (south) 40 feet Ordinance 882 Page 26 of 32 Housing: Minimum Size: The minimum size of a residence shall be 3,000 square feet. Massing: Massing will vary by housing type. Great attention will be given to achieving horizontal and vertical articulation within individual structures and/or within groups of structures, so as to avoid the uniform massing and alignment found in typical suburban subdivisions. Building Height: Because of the potential for lower-pitched roofs with the chosen architectural style, smaller footprints of clustered homes, and respecting the natural terrain in the development with terrain absorption within the foundations of each house, we are requesting a maximum building height be measured from the top of the foundation for all building sites and as indicated for each home type in the development as outlined in this document. This allows the architectural aspect to create a rolling fabric of houses not restricted to the typical cookie-cutter guidelines. Garages/Parking: All homes shall have a minimum of FOUR spaces for off street auto parking in any configuration but must have a minimum of TWO enclosed parking spaces and TWO additional off-street parking spaces. Garage doors shall be made of sectional wood or be wood clad. Garage doors shall be recessed a minimum of 8) eight inches (nominal) from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion and are in a motor court setting. Roofs: Roofing materials facing the weather shall be of high and enduring quality. Permitted roof materials include: a. High quality clay or concrete tile (with a thickness similar to clay). (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) b. Metal: Traditional standing seam with standing folded and soldered seams. Allowed for porches and architectural features only. (Acceptable styles and colors to be detailed in the Spencer Ranch Design Guidelines document) c. Flat or low-pitched roofing that is 2:12 pitch or less may be of any code approved material. Ordinance 882 Page 27 of 32 Windows: Orientation of all windows at Spencer Ranch will follow the Town’s Building Quality Manual section; Standard 3.10: Openings. Spencer Ranch will allow the following windows and doors providing they are of high quality and comply with the Spencer Ranch Building Guidelines: a. High quality wood windows and doors with metal clad exteriors and minimum glazing with Cardinal 366 insulated glass or equal. b. High quality iron windows and doors and minimum glazing with Cardinal 366 insulated glass or equal. Exterior walls: Exterior walls shall be 80 percent masonry as required for all Residential Districts by the Code of Ordinances. Exterior walls shall have horizontal and vertical articulation or architectural delineation on all elevations. Exterior lighting: All exterior lighting shall be subdued, indirect and comply with town ordinances, as well as follow “dark-sky” design guidelines. Ordinance 882 Page 28 of 32 QUALITY CONSTRUCTION INTENT The intent of Waterside’s submittal, to create a community of clustered high- quality homes on smaller low-maintenance lots, to provide the “diversity of housing types” that the Comprehensive Plan states is needed within the Town of Westlake. This new proposed PD District will contain development standards that are intended to guide design and construction of the high-quality homes within the new PD District to be equal to or exceed the current level of quality of construction and finish-out as that found in the best of the larger estate homes that currently exist in the Town of Westlake. This new PD contains language that references: An Architectural Review Board (ARB) Spencer Ranch Building Guidelines Town of Westlake Building Quality Manual It is the intent of this new PD to use these documents, as approved by the Town. The ARB shall assure compliance with all architectural standards and may not change the documents so as to cause a change in permittable architectural style without the Town Managers prior approval. The ARB shall approve all plan submittals prior to them being submitted to the Town for permitting. The Town still has authority to enforce Town of Westlake ordinances and the Building Quality Manual. Waterside has created a development that incorporates the Town’s “BUILDING QUALITY MANUAL” INCORPORATION OF THE TOWN’S BUILDING QUALITY MANUAL: The Town has, in no uncertain terms, made a statement as to its expectations for the future quality of its built fabric in the recently adopted Building Quality Manual. Therefore, Waterside will adopt Westlake’s Building Quality manual as part of the Spencer Ranch Design Guidelines.” Ordinance 882 Page 29 of 32 COMMUNITY ASSOCIATION & DESIGN CONTROL Homeowners Association: The community will be governed by a to-be-established Homeowners Association (HOA) that will be responsible for the common area maintenance, private street maintenance, and enforcing the design guidelines for the community. Design Guidelines: A detailed design guideline document is being prepared specifically for Spencer Ranch. The Spencer Ranch design guideline document will clearly detail design and building guidelines specific to Spencer Ranch and will also -incorporate the Town of Westlake’s Building Quality Manual into its architectural standards. Design enforcement will be performed by the ARB which will include a licensed Architect as a required member. The Town will assure compliance with the all Town Ordinances. Architectural Design: At Spencer Ranch, The Developer/Builder will employ 360-degree architecture when designing each residential product within the development. The open/urban beauty of the development drives this design and building practice. In this practice, full consideration is given to every building elevation and every roof plane of each structure during the design process. The intent is to ensure delivery of aesthetically pleasing architectural features as viewed from all parts of the development, and not create a distinct and determinable hierarchy between major and minor elevations. Waterside will reduce the visual impact of all exterior mechanical elements. Spencer Ranch requires all building plans submitted be done by a Licensed Architect. Architectural Review: An Architectural Review Board (ARB) will be established through the HOA/declarant that has approval authority over the house quality of design and construction of all homes and additions. The ARB will be charged to ensure that the Building Guidelines of Spencer Ranch and the included Westlake Building Quality Manual provisions, are strictly followed. The Conditions, Covenants, and Restrictions will establish the required makeup of the ARB which will include a licensed Architect as a required member. Ordinance 882 Page 30 of 32 Waterside has created a development that requires “LICENSED ARCHITECTS” LICENSED ARCHITECT PROVISION OF PLANS THAT INCLUDE EXTERIOR DETAILS NECESSARY TO EXPLAIN ALL FEATURES OF CONSTRUCTION TO THE BUILDING TRADES: Much of the home designs built in Westlake, Southlake, Trophy Club, and Keller are done by “Building Designers” instead of a Licensed Architect. The plan sets produced by this means of production are very basic, leaving much of what is finally seen from the street, in the hands of a tradesman who may, or may not, have sufficient background to execute an outcome consistent with the design intent or the particular style represented by the “designer’s” drawings. Continued over time, this will ultimately weaken the distinctiveness of Westlake. Therefore, Waterside commits to have all building plans prepared by a Licensed Architect and that plan sets prepared by this architect will contain sufficient details to fully explain the exterior construction to a competent contractor/tradesperson.” Waterside has contracted with C.A. Nelson Architecture Group to serve as the sole licensed architect for the entire project. Clay Nelson (Principal) will also serve on the ARB. Ordinance 882 Page 31 of 32 LIFESTYLE COMMUNITY WITH MAINTENANCE FREE LIVING Waterside Home Maintenance Concierge provides a “World Class” level of service to its clients that is not offered in the marketplace. We strive to exceed all expectations of a Concierge Maintenance service by preprogramming maintenance and anticipating our client’s needs. Waterside’s Home Maintenance Concierge Service will provide its full complement of services to the Spencer Ranch community and manage all aspects for the community services with it’s on site personnel. The service creates “One Point of Contact” for our clients and provides them with a trusted advisor so they can live a maintenance free lifestyle! Waterside also offers our exclusive Lock – N – Leave service creating worry free travel! The service platform that Waterside HMC offers to its clients include some of the following: Fully managed property maintenance services Lock-N-Leave service year round Quarterly 110point maintenance checks Monthly 20point maintenance checks 24/7 Emergency Service Response Single point of contact Preventative maintenance service and checks on all equipment Complete supervision of any additional work completed at the house Additional Boutique services available (window cleaning, power washing, etc...) Vetted Preferred Contractor used for any and all work Quality craftsmanship and industry knowledge Ordinance 882 Page 32 of 32 CONSTRUCTION SITE MANAGEMENT Debris: All construction debris from all construction sites within the development will be contained in a central location. The location will be enclosed with temporary wood fencing, or chain-link fencing with screening material attached, as to not be directly visible from any street. Contractors will be required to contain debris daily and/or transport to the containment site. Soil: All construction spoils or natural soil moved from all construction sites within the development will be stored in a designated location(s) that will be enclosed by proper silt fencing and/or other erosion control measures as needed. Documentation: All town and construction documentation, including but not limited to building permits, inspection reports, geotechnical studies and building plans, will be located on-site in the construction offices of the developer/builder with full access granted to town building officials. Sanitary Stations: Multiple sanitary stations (port-o-let) will be located within the community in close proximity to all construction sites. The stations will be screened from the street frontage, either behind a 6-foot-high screening fence or with temporary mock-ups built from materials similar to the materials used in the construction of the homes. The mock-ups will contain three walls and a roof section hiding the stations from the street view. Sanitary stations will be cleaned on a regular schedule. Material Storage: Material storage will be located within a designated area(s) that will be screened with fencing TBD. Construction Parking: Contractors will be allowed to park only in designated parking areas and on a single side of the roadway near the construction site, but not adjacent to any occupied dwellings. Contractors will be required to park in designated parking areas only for weekend work after residents occupy the development. end Ordinance 882 Star-Telegram MEDIA Arlington Citizen-Journal I The Keller Citizen I La Estrella Mansfield News-Mirror I Star-Telegram Northeast I Weatherford Star-Telegram star-telegram.com 1808 Throckmorton St.I Ft Worth,Tx.76102-6315 AFFIDAVIT OF PUBLICATION Account# Ad Number Identification PO Amount Cols Depth 603646 0004227491 TOWN OF WESTLAKE ORDINANCE NO.882 A) ORDINANCE NO.882 536.16 1 43.00 Li Attention: Kelly Edwards. TRMC, MMC THE STATE OF TEXAS TOWN OF WESTLAKE County of Tarrant 1500 SOLANA BLVD 7TH FLR BULD 7200 ROANOKE, TX 76262 Before me. a Notary Public in and for said County and State,this day personally appeared VICTORIA TOWN OF WESTLAKE TOWN OF WESTLAKE RODELA, Bid and Legal Coordinator ORDINANCE NO.882 ORDINANCE NO.882 AN ORDINANCE ZONING AN AP- AN ORDINANCE ZONING AN AP- for the Star-Telegram,published by PROXIMATELY 37.798 ACRE PROXIMATELY 37.798 ACRE TRACT OF LAND GENERALLY TRACT OF LAND GENERALLY the Star-Telegram, Inc. at Fort Worth, LOCATED AT THE SOUTHEAST LOCATED AT THE SOUTHEAST TarrantCounty, Texas; and who,CORNER OF ASPEN LANE AND CORNER OF ASPEN LANE AND PEARSON ROAD,FURTHER DE- PEARSON ROAD,FURTHER DE- after beingdulysworn, did depose AND DEPICTED IN EX- SCRIBED AND DEPICTED IN EX- HIBIT "A" ATTACHED HERETO, HIBIT "A" ATTACHED HERETO, and say that the attached clipping ofFROMTHER5"COUNTRY RESI- FROM THE R5"COUNTRY RESI- DENTIAL" ZONING DISTRICT DENTIAL" ZONING DISTRICT an advertisement was published in TO PD7 "PLANNED DEVELOP- TO PD7 "PLANNED DEVELOP- MENT DISTRICT NUMBER MENT DISTRICT NUMBER the above named paper on the listed SEVEN"; AUTHORIZING RESI- SEVEN"; AUTHORIZING RESI- DENTIAL DEVELOPMENT; AP- DENTIAL DEVELOPMENT; AP- PROVING A CONCEPT/ DEVEL- OPMENT PLAN; APPROVING A OPMENT PLAN; APPROVING A SPECIFIC USE PERMIT (SUP) SPECIFIC USE PERMIT (SUP)FOR PRIVATE STREETS; PRO- FOR PRIVATE STREETS; PRO- OF THEING OFFICIALFFR THE ZONINGNGMAP; ENT VIDING FOR THE AMENDMENTTHEMAP; 2 PROVIDING FOR A OF THE OFFICIAL ZONING MAP; Insertion(s) SEVERABILITY CLAUSE; PRO- PROVIDING FOR A VIDING FOR A SAVINGS SEVERABILITY CLAUSE; PRO- CLAUSE; PROVIDING FOR A VIDING FOR A SAVINGS Published On: PENALTY CLAUSE; AND PRO- CLAUSE; PROVIDING FOR A May22,2019,May23,2019VIDINGFORANEFFECTIVEPENALTYCLAUSE; AND PRO- DATE. SECTION 8: Any person VIDING FOR AN EFFECTIVE violating any of the provisions DATE. SECTION 8: Any person of this ordinance shall be violating any of the provisions deemed guilty of a misdemeanor of this ordinance shall be offense and upon conviction deemed guilty of a misdemeanor thereof shall be fined in a sum offense and upon conviction not to exceed Two Thousand thereof shall be fined in a sum Dollars($2,000.00)for each sep- not to exceed Two Thousand arate offense. A separate of- Dollars($2,000. 00)for each sep- fense shall be deemed commit- arate offense. A separate of- ted upon each day,or part of a fense shall be deemed commit- day,during which a violation oc- ted upon each day, or part of a curs or continues. PASSED day,during which a violation ocDAYAPPROVEDONTHIS20thcursorcontinues. PASSED DAY OF MAY 2019. AND APPROVED ON THIS 20th DAY OF MAY 2019. 4,77,L4Ul `Principal Clerk) SUBSCRIBED AND SWORN TO BEFORE ME, THIS 23rd day of May in the year of 2019 s-<,xr,rr•, n otary Public- AAI''" 3E71r'lilll ,;%OF Frp i l i.,. OF«.,1 rn IBJI5,62 /QE"r,rt:;,,;ruu,y 25,2023 u,ew`o.oas,r. Extra charge for lost or duplicate affidavits. Legal document please do not destroy! May 17, 2021 Laura Wheat, Mayor Amanda DeGan, Town Manager Jarrod Greenwood, Assistant Town Manager Ron Ruthven, Director of Planning & Development Mayor, As you know, we are opposed to the Town proceeding with any change to the PD7 that is already in place. We have invested considerable time in this project and the PD7 zoning and have more than a personal interest. Being we are the only Westlake individual landowners that are in the area of notice, that is adjacent to the PD7 and one of two resident families that own land in PD7. Our interest in seeing Westlake grow through careful planning is certainly a top priority for us and our family. We also believe that if done correctly and managed properly, growth can be a positive thing for our Town. We recently received a development plan submitted by Matt Rose. His plan is a change from the current PD7 that was approved and in place and we have a number of concerns as expressed to Mr. Ron Ruthven and Mr. Jarrod Greenwood, when Bryant met in their office a short time ago. There was much work done on the PD7 Spencer Ranch property to ensure that the proper development and home construction would take place. We gained a tremendous amount of confidence with the developer and longtime home builder, Paul Pastore. He demonstrated a desire to make Spencer Ranch a very well- thought-out development, a very high-quality location in Westlake with high quality housing. In addition, he gave full consideration to the neighbors in Keller and our residence. Having said that, we are now aware that Mr. Rose has purchased the land from Mr. Brittan and desires to move forward with a development. With our focus being on quality developments and construction for Westlake and embracing progress we have several concerns about Mr. Rose’s proposal. The Design guidelines and Building quality standards are more critical under this scenario than ever before. We have not heard what the Town will require to ensure this will not fall into the typical development building model. The Town has not laid out any plans on how they will monitor this project and ensure this single source delivery system and builder can be monitored. These are a few of the significant changes in the development and amenities being proposed in this new plan: 1)No gate house/security 2)No home maintenance concierge 3) Not the same area of landscaped open space of 50% 4) Single specific named architect provisions 5) Lack of house clustering (by the Town policy definition) i. Lesser standard imposed on Rose and changing the imposed standard moving forward, possibly corrupting developments moving forward and jeopardizing development in our Town moving forward ii. Standard is 50%, which I was in agreement with on the previous development. Reduction in open space as above iii. Lessening the standard that was aggressively established through the Spencer Ranch approval Trail head facility Again, to be clear, we are in favor of progress, however, our Town cannot move backwards from an approved zoning in favor of a lesser planned development. Should the Town be able to satisfy raising this proposed development to the current PD7 standard we would be much more in favor of moving forward with the development. We don’t believe it is in the interest of the Town or the large landowners in the pastoral district to deliver less quality than the current PD7 calls for. None the less, if the Town decides to move forward with this proposed plan, we need to be certain that the following conditions would apply to my remaining portion of PD7. 1) Full time and direct access to the main road inside the development and full access to the security 2) Plat four lots on the 3 acres, that will still keep us within the 38-lot limit set by the Town’s comp plan. To provide secondary access to Aspen Ln from the 3 acres (4 lots) that is acceptable by the Fire Marshal. Build the proposed road section off of Aspen Ln within the next 90 days and allow full access to the four lots on the 3 acres for home construction 3) Bring all utilities that are being provided to the 32 homesites to the boundary of the 3 acres accessible along any point of the western boundary of my property and allow full access and use 4) Increase the landscape easement along the south border of my 5 acres to 40’ and add additional large tree screening landscaping along same southern boundary as promised in the original development 5) Provide us with full engineering including drainage plan showing “no additional runoff” to our 5 acres 6) Plat four equal lots on the 3 acres as part of the overall development 7) Bring the four lots into the development on a pari passu basis for my builder and new homeowners. 8) Allow for a single seasoned builder, of our selection to build the four houses on the 3 acres 9) Move the burden of tree mitigation on the 3 acres to the developer 10) Reroute the 6’ iron fence around the 3 acres as in the PD7 development previously 12) Replat, submit and gain approval of the development with the four lots on our 3 acres 13) All cost that are required to position the four lots on the 3 acres to be developed by us will be borne by the developer of the ranch. Sincerely, Bryant and Becky Fisher Cc: Jerome Prager Ordinance 928 Page 1 of 11 TOWN OF WESTLAKE ORDINANCE NO. 928 AN ORDINANCE OF THE TOWN OF WESTLAKE, TEXAS, AMENDING ORDINANCE 882 WHICH PROVIDES THE DEVELOPMENT STANDARDS FOR THE PLANNED DEVELOPMENT DISTRICT 7 (PD7) ZONING DISTRICT. PROVIDING A PENALTY; PROVIDING A CUMULATIVE CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A SAVINGS CLAUSE; AUTHORIZING PUBLICATION; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the Town of Westlake, Texas is a general law municipality; and WHEREAS, the Town Council of the Town of Westlake finds it necessary for the public health, safety and welfare that development occur in a controlled and orderly manner in accordance with the Town comprehensive plan; and WHEREAS, on May 20, 2019, the Town Council approved Ordinance 882 establishing the 37.798 acre Planned Development District 7 (PD7) zoning district; and WHEREAS, the property owner of a 34.798 acre portion of the development proposes amendments to Ordinance 882 in order to approve an amended concept/development plan specific to the 34.798 acre portion owned by said owner and to alter certain development conditions; and WHEREAS, following provision of proper legal notice, including written notice to owners within the PD7 zoning district and within 200 feet of the PD7 zoning district, published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on May 17, 2021 by the Planning and Zoning Commission (Commission) whereby the Commission recommended to the Town Council approval of the amendments to Ordinance 882 contained herein; and WHEREAS, following provision of proper legal notice, including written notice to owners within the PD7 zoning district and within 200 feet of the PD7 zoning district, published notice and posted notice in accordance with the Texas Open Meetings Act of public hearing, a public hearing was held on May 24, 2021 by the Town Council; and WHEREAS, upon the recommendation of the Planning and Zoning Commission and after a public hearing, the Town Council of the Town of Westlake, Texas, is of the opinion that it is in the best interests of the Town and its citizens that these amendments to Ordinance 882 should be approved and adopted. NOW, THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN OF WESTLAKE, TEXAS: Ordinance 928 Page 2 of 11 SECTION 1: That all matters stated in the preamble are found to be true and correct and are incorporated herein as if copied in their entirety. SECTION 2: That the following amendments to Ordinance 882 are hereby authorized: A. Ordinance 882, Exhibit B is hereby repealed and replaced with the attached Exhibit “A”. B. Ordinance 882, Exhibit B-1 is hereby repealed and replaced with the attached Exhibit “B” – Phase One Concept/Development Plan, and Exhibit “C” – Development Description and Illustrations. C. The PD7 zoning district is hereby divided into two phases. Phase one shall include the 34.798 acres depicted on Exhibit “B”. Phase two shall include the remaining three acres of the PD7 zoning district not included in Exhibit “B”. C. All other provisions of Ordinance 882 shall remain in full force and effect, except where amended herein. SECTION 3: That this Ordinance shall be cumulative of all other Town Ordinances and all other provisions of other Ordinances adopted by the Town which are inconsistent with the terms or provisions of this Ordinance are hereby repealed. SECTION 4: That any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Code of Ordinances of the Town of Westlake, and upon conviction shall be punishable by a fine not to exceed the sum of Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. SECTION 5: It is hereby declared to be the intention of the Town Council of the Town of Westlake, Texas, that sections, paragraphs, clauses and phrases of this Ordinance are severable, and if any phrase, clause, sentence, paragraph or section of this Ordinance shall be declared legally invalid or unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such legal invalidity or unconstitutionality shall not affect any of the remaining phrases, clauses, sentences, paragraphs or sections of this Ordinance since the same would have been enacted by the Town Council of the Town of Westlake without the incorporation in this Ordinance of any such legally invalid or unconstitutional, phrase, sentence, paragraph or section. SECTION 6: This ordinance shall take effect immediately from and after its passage as the law in such case provides. Ordinance 928 Page 3 of 11 PASSED AND APPROVED ON THIS 24th DAY OF MAY 2021. __________________________________ ATTEST: Laura Wheat, Mayor ____________________________ __________________________________ Todd Wood, Town Secretary Amanda DeGan, Town Manager APPROVED AS TO FORM: ____________________________ L. Stanton Lowry, Town Attorney Ordinance 928 Page 4 of 11 EXHIBITS EXHIBIT A PLANNED DEVELOPMENT DISTRICT 7 (PD7) DEVELOPMENT STANDARDS EXHIBIT B PD7 PHASE ONE CONCEPT/DEVELOPMENT PLAN EXHIBIT C DEVELOPMENT DESCRIPTION AND ILLUSTRATIONS Ordinance 928 Page 5 of 11 EXHIBIT “A” Planned Development District Number 7 (PD7) Development Standards Section 1 – General A. The purpose of PD7 is for a detached single-family residential development of not more than 36 residential lots with a gross maximum density of 0.95 dwelling units per acre. B. Phase one of the PD7 zoning district shall not contain more than 32 single family residential lots. C. Phase two of the PD7 zoning district may contain up to 4 single family residential lots pending final approval of a concept/development plan specific to the phase two portion of the development. Said concept/development plan shall be approved as an amendment to the PD7 zoning district. D. The development authorized by this ordinance shall be consistent with all provisions and graphics contained the Phase One Concept/Development Plan, attached as Exhibit B, and the development description and illustrations, attached as Exhibit C. However, where a conflict exists between the provisions of Exhibit A, Exhibit B, and Exhibit C, the provisions of Exhibit A shall prevail. E. Platting 1. The developer shall submit, and receive approval for, a preliminary site evaluation prior to any land disturbance activities; 2. Prior to the final acceptance of public improvements, approval of private streets and release of residential building permits, the developer shall submit, and receive approval for, a final plat, which shall be platted as a single phase. 3. The final plat noted above shall be recorded with the County Clerk prior to the release of any residential building permits. 4. Prior to the approval of the preliminary site evaluation, the developer shall submit a development agreement for final approval by the Town Council per the requirements of the Code of Ordinances. F. Permitted Uses – The following are permitted principal and accessory uses: 1. Single Family Detached Homes 2. Open Space 3. Private Streets 4. Public and Private Parks 5. Drainage facilities (including retention and detention ponds) 6. Clubhouse and indoor pickleball courts Ordinance 928 Page 6 of 11 7. Accessory Uses (as authorized in the Town’s zoning regulations) G. Homeowner’s Association – The development shall be governed by a Homeowner’s Association (HOA) that will be responsible for common area maintenance, clubhouse and other amenity maintenance, private street maintenance, and enforcing the HOA Design Guidelines for the community. The Home Owner’s Association shall appoint an Architectural Review Committee that must have at least one (1) Texas Licensed Architect with experience in applying Design Guidelines and advising an Architectural Review Committee on matters of design. H. Any change, reassignment, and/or transfer of ownership from the developer that is the signatory party in the development agreement noted above to a different entity shall require the approval of the Town Council through an amendment to the development agreement, through a separate resolution, or as an amendment to this ordinance. I. The developer and homebuilder of all units constructed in the development shall operate as a single entity, with final compliance with the terms and conditions of such commitment laid out in the Town approved Development Agreement or unless otherwise requested by the developer and approved by the Town Manager or designee for special conditions. J. All plans submitted for permit within this development shall be prepared by a Texas Licensed Architect and contain sufficient details required to explain the full exterior construction to a competent contractor. Section 2 – Residential Design Standards A. Lot and Housing Specifics: The following are the design criteria for all homes constructed in the phase one portion of the development: a. Housing Type: Single Family Detached; b. Minimum Lot Size: 21,250 square feet; c. Minimum Lot Width at Building Line: 105 feet; d. Front Setback: 30 feet e. Side Setbacks: 5 feet on one side of the lot and 15 feet on the opposite side f. Rear Setback: 40 feet; g. Minimum Unit Size: 4,500 square feet; h. Maximum Height: 35 feet from finished floor to the mid-point of the span of the highest roof pitch. i. Maximum First Floor under Roof: 7,800 square feet B. Special Setback Provisions: Ordinance 928 Page 7 of 11 1. Lots adjacent to Aspen Lane shall have a 40-foot minimum setback from Aspen Lane. 2. All homes shall be setback a minimum of 120 feet from Pearson Lane 3. All homes shall be setback a minimum of 40 feet from the southern boundary line of the development. C. Garages: All homes shall have a minimum of four parking spaces for off-street automobile parking in any configuration but must have a minimum of two enclosed parking spaces and two additional off-street parking spaces. Garage doors shall be recessed a minimum of (8) eight inches (nominal) from the plane of the adjacent wall. Front facing garage doors are allowed if located further back on the lot than the side-facing garage portion and are in a motor court setting. D. Roofs: Permitted roof materials include: 1. Flat or barrel clay tiles, metal seamed, copper, wood shake, TPO (for flat roof installations), or slate. E. Exterior Walls: Exterior walls shall meet the requirements of the Town’s Building Quality Manual as adopted by Resolution 18-02. F. Design Guidelines: Prior to the approval of the preliminary site evaluation, the developer shall submit final design guidelines for approval by the Town Council that shall be recorded with the private deed covenants, conditions and restrictions. Said guidelines shall incorporate the recommendations contained in the Westlake Building Quality Manual referenced above. With the exception of any guideline provision addressing a particular architectural style, said design guidelines shall be enforced by Town staff in reviewing building permit applications for compliance with the provisions above. Guideline provisions to be enforced by staff include, but may not be limited to, general building articulation, massing, fenestration, roof slope, construction details and building materials. G. Elevation Samples: All homes and buildings constructed in this development shall be generally consistent with the elevation samples provided in Exhibit C such that the primary articulation elements and general layout of the home on the lot are generally consistent with the elevations. Otherwise, all home design shall adhere to the provisions of the development’s design guidelines. Section 3 – Landscaping, Open Space, Water Features, Tree Preservation and Parkland Dedication Ordinance 928 Page 8 of 11 A. Landscaping: Not later than 90 days after the approval of the preliminary site evaluation, the developer shall submit a master landscape plan for the development prepared by a State of Texas registered landscape architect. Said plan shall be reviewed for final approval by the Town Manager. The plan may be forwarded to the Town Council for final approval at the discretion of the Town Manager. The final approved master landscape plan shall be included with the development agreement. At a minimum the plan shall include the following: 1. The Plan shall substantially comply with the Concept/Development Plan (Exhibit B) 2. The landscape plan shall reflect developer’s efforts to comply with the “landscape Integrity” objectives of the Town’s Comprehensive Plan and employ predominantly those plant materials that are consistent with restoration of the natural mosaic. 3. A detailed tree survey as required by the Code of Ordinances; 4. Any replanting requirements as part of required tree mitigation; 5. Specific planting and maintenance responsibilities of the developer versus the homebuilder and the homeowner’s association; 6. Details for guest parking in the development where applicable; 7. Locations and specifications for the internal trail system B. Tree Preservation – All protected trees shall require mitigation upon damage or removal as required by the Code of Ordinances. Mitigation may be provided through tree plantings as shown on the landscape plan during development and/or home building phases. Where possible, old growth trees and tree clusters should be preserved as identified in the master landscape plan. C. Open Space 1. A minimum of 11.98 acres (34.68%) of the phase one portion of the development shall be reserved as open space. All open space, including public and private, shall be substantially consistent with Exhibit B and shall be distributed as follows: a. Private Open Space (including water features and clubhouse): 7.71 acres minimum b. Public Open Space (parkland): 2.74 acres minimum c. Landscape Easements on Private Lots: 1.53 acres minimum 2. Private open space amenities shall, at a minimum, include the following: a. Clubhouse: The clubhouse shall be constructed and completed by the developer prior to the final acceptance of public improvements. The design shall be consistent with the designs shown in Exhibit C. Ordinance 928 Page 9 of 11 D. Parkland Dedication – Parkland dedication as proposed by the developer in Exhibits B and C is hereby approved subject to the following conditions: 1. Parkland dedication shall be consistent with Exhibit B. 2. Maintenance responsibilities for the parkland shall be the responsibility of the developer/HOA. 3. Details of amenities, and final locations of parking and trails shall be consistent with Exhibit B and shall require final approval as part of the development agreement between the applicant/developer and the Town. E. Water Features – Water features are a key component of the development, making this a “Water Themed” development as called for in the Town’s Comprehensive Plan. Water features shall be constructed by the developer as part of the required improvements. Said features shall be located and designed as shown in Exhibit B and described and depicted in Exhibit C and shall be maintained by the homeowner’s association. F. Landscape Easements - Landscape easements shall be shown on the preliminary site evaluation and final plat for the development. The easements shall be consistent with the landscape easements shown on Exhibit B and shall, at a minimum, contain the total landscape easement area described in Section C above. The following note shall be placed on the final plat relative to the landscape easements: “Landscape easements are intended for landscape material such as trees, plants and groundcover only. No impervious surface of any kind or permanent structures, including buildings and swimming pools, may be placed in any landscape easement.” Section 4 – Fencing A. The perimeter of the development, not including the publicly owned areas, along Aspen Lane and Pearson Lane shall contain decorative iron fencing located in a manner substantially consistent with the Phase One Concept/Development Plan (Exhibit B) and which preserves the sense of “open ground plane” as described in the Town’s Comprehensive Plan by the use of decorative iron fencing with masonry columns. The perimeter fence located along the southern border of the development will contain decorative iron with metal posts. Brick is not a permitted material. Masonry wall sections shall be permitted as depicted in Exhibit B for the purpose of providing aesthetic accents, privacy, and/or shield undesirable vehicle light transmission as determined in the master landscape plan. C. Individual property fences shall be constructed of decorative iron and shall not exceed 54 inches in height with metal columns consistent with the architectural design guidelines. Ordinance 928 Page 10 of 11 Section 5 – Streets, sidewalks/trails, parking and access A. Streets – A Specific Use Permit (SUP) is hereby granted for all community streets within PD7, which shall be private and constructed to Town standards. Street lighting shall be located at all corners and intersections. Lights shall be low pedestal type fixtures that comply with Town standards and Comprehensive Plan recommendations as well as follow the Town’s low intensity lighting standards. A street stub-out for future connection shall be provided between the phase one and phase two portions of the development as depicted on Exhibit B. B. Trails – An internal trail/sidewalk system shall be constructed and shall connect to the public trail system at access-controlled locations as shown in the concept/development plan. The final location and details of the internal trail system shall be included with the required landscape plan. The public trail shall comply with all Town requirements and shall be generally located as shown in concept/development plan and shall be constructed by the developer as part of the required public improvements. Trail amenities shall at a minimum include the amenities proposed by the developer. C. Parking – Adequate guest parking, trailhead and park parking, and parking for the proposed private amenities shall be shown on the master landscape plan with maintenance responsibilities borne by the homeowner’s association as described in the required development agreement. E. Access – Street access to the development from Pearson Lane shall require written final approval from the City of Keller. F. Cluster mailboxes – Prior to installation, the final design, location and size of any cluster mailboxes as required by the United States Postal Service shall be submitted to the Town Manager or designee for review. Upon review, the Town Manager or designee may approve or deny said design, location and size. If denied, the developer may appeal the decision of the Town Manager or designee to the Town Council provided the written appeal is received not later than 30 days from the formal notice of denial. G. Prior to the final acceptance of public improvements, the developer shall install intersection illumination improvements to the intersection of Aspen Lane and Pearson Lane such that the nighttime visibility of the intersection is improved. Said illumination improvements shall be detailed as part of the development agreement and shall require the final approval of the town manager or designee. Section 6 – Utilities, Drainage and Grading A. Public Utilities – Water and sewer service shall be provided by the Town of Westlake to this development. The developer shall, at their cost, construct all necessary water and sewer system improvements per Town standards and shall Ordinance 928 Page 11 of 11 secure any necessary easements. The phase one developer shall provide for stubs for future utility connections for the phase two portion of the development to be further detailed in the development agreement. B. Duct Bank - A Duct Bank system shall be installed by the Developer throughout the subdivision as required by Town ordinances. The Duct Bank shall be located within a utility easement, the final details of which shall be determined by the Town Manager or designee. The home builder shall tie into the Duct Bank prior to the Final Inspection for the home. C. Stormwater – Stormwater facilities shall be installed by the developer and employ facilities that are recommended by the comprehensive plan. Final location and design of said facilities shall require the final approval of the Town Manager or designee. D. Lot Grading – Grading and disturbance of land by the developer shall be restricted to areas necessary to construct streets, public infrastructure, development amenities, and approved water features. The pre-grading of individual residential lots by the developer for the purpose of creating a residential pad is hereby prohibited. Section 7 – Public Art and Town Entry Marker/Monument A. As part of the development agreement noted above, the developer agrees to submit a public art plan to be approved by the Town Manager or designee. A Town of Westlake entry marker or monument shall be included in this plan. 758'286'ASPEN COURTBLOCK A, WOODLANDS ATASPEN COURT, CABINET A,SLIDE 6375, P.R.T.C.T.LOT 6RLOT 7R 50'35'R54.00'16.5'35'R.O.W.26'F-F16.5'F-F2.52'OS-1029,860 SF0.69 ACASPEN ROADPEARSON ROAD OS-2166,836 SF3.84 AC526,234 s.f.625,804 s.f.730,329 s.f.830,950 s.f.930,581 s.f.1029,647 s.f.124,881 s.f.225,045 s.f.327,316 s.f.127,524 s.f.230,394 s.f.330,321 s.f.430,321 s.f.123,311 s.f.1931,404 s.f.1831,768 s.f.1728,855 s.f.1628,614 s.f.1533,123s.f.1433,446 s.f.1332,600 s.f.1237,022 s.f.1129,292 s.f.1027,995 s.f.934,960 s.f.823,436 s.f.721,250 s.f.621,705 s.f.523,267 s.f.423,318 s.f.321,652 s.f.221,408 s.f.CLUB HOUSE /OPEN SPACE43,587 SF1.0 AC.PUBLIC OS-297,366 SF2.24 ACL.U.D.=Low Density ResidentialExisting Zoning: SF-20PRIVATE OS-147,409 SF1.15 ACPUBLIC OS-121,463 SF0.50 ACOS-58,373 SF6' ORNAMENTAL IRON FENCEL.U.D.=Low Density ResidentialExisting Zoning: R-5 COUNTRY RESIDENTIALL.U.D.=Low Density ResidentialExisting Zoning: R-5 COUNTRY RESIDENTIAL L.U.D.=Low Density Residential Existing Zoning: PD3-1 L.U.D.=Low Density ResidentialExisting Zoning: PD7PAINTEXISTING FENCEN 89°27'00" E 764.91'N 89°26'44" E 787.39'N 88°56'54" E 1553.43'S 01°31'26" E 441.35' S 00°09'05" E 751.97' N 00°06'02" W 766.38'N 01°29'15" W 440.48'40' REAR SETBACK (TYP)40' REAR SETBACK (TYP)30' FRONT SETBACK (TYP)5' SIDE SETBACK (TYP)30' FRONT SETBACK (TYP)15' UTILITY ESMT5' SIDE SETBACK (TYP)30' FRONT SETBACK (TYP)15' UTILITY ESMT40' REAR SETBACK (TYP) 40' REAR SETBACK (TYP)40' REAR SETBACK (TYP)5' SIDE SETBACK (TYP)40' REAR SETBACK (TYP)40' REAR SETBACK (TYP)5' SIDE SETBACK (TYP)40' REAR SETBACK (TYP)30' FRONT SETBACK (TYP)15' UTILITY ESMT5' SIDE SETBACK (TYP) 5' SIDE SETBACK (TYP)LOT 45LOT 44LOT 43LOT 42LOT 41LOT 40LOT 39BLOCK A, OAKMONT HILLS ADDITION,CABINET A, SLIDE 6047, P.R.T.C.T.LOT 38LOT 37LOT 29LOT 28THE VAQUERO CLUB, INC. INSTRUMENT NO. D208035699 D.R.T.C.T.LOT 1, BLOCK 1 FISHER ADDITIONINSTRUMENT NO. D214043902 D.R.T.C.T.OWNERS: BRYANT R AND BECKY R. FISHERTRACT 2TRACT 1SHELBY STATES - VOLUME 388-165, PAGE 28, P.R.T.C.T.SPRING DRIVEBLOCK 4, CROSS TIMBERS ACRES, VOLUME388-24, PAGE 66, P.R.T.C.T.LOT 1BLOCK 4, CROSS TIMBERS ACRES, CABINET A,SLIDE 3089, P.R.T.C.T.LOT 9R2LOT 9R1 BLOCK 4, CROSS TIMBERS ACRES, VOLUME388-24, PAGE 66, P.R.T.C.T.LOT 8 BLOCK A, WOODLANDS ATASPEN COURT, CABINET A,SLIDE 6375, P.R.T.C.T.LOT 2LOT 1 CITY OF KELLER LIMITSCITY OF KELLER LIMITS TOWN OF WESTLAKE6' IRON FENCEL.U.D.=Low Density ResidentialExisting Zoning: R-5 COUNTRY RESIDENTIAL30' FRONT SETBACK (TYP)229' 242' 203' 200' 209'170'125'125'125'100'Bloc k ABloc k BBloc k BBlock CBlock CBloc k CBloc k CBloc k CPROPOSEDR.O.W.DEDICATION73'125'125'110'125'125'164'170'236' 230'145' 178' 170' 182' 180' 170' 243' 24 0 '223'225'238'50'91' LONGHORN NORTHLONGHORN WESTLONGHORN CIRCLESUNRISE COURTLONGHORN CIRCLE113'40' REAR SETBACK (TYP) LANDSCAPE EASEMENTLANDSCAPEEASEMENT9 1 '40' REAR SETBACK (TYP)263'1 5 9 ' 15 9 ' 213' 5' SIDE SETBACK (TYP)OS-122,827 SF0.06 ACOS-10707 SF0.01 AC63'OS-3729 SF 0.02 ACOS-4288 SF 0.01 ACOS-61,098 SF 0.03 ACOS-7956 SF 0.02 ACOS-119,651 SF0.22 ACOS-139,457 SF0.22 AC LANDSCAPE EASEMENT113'59'40' REAR SETBACK (TYP) 40' REAR SETBACK (TYP)LANDSCAPEEASEMENT15' SIDE SETBACK (TYP)15' UTILITY ESMT15' SIDE SETBACK (TYP)15' SIDE SETBACK (TYP)OS-87,092 SF0.20 ACGATED ACCESS ROAD40' REAR SETBACK (TYP)161'OS-929,860 SF0.69 ACWATERFEATURE40'50'74'50' 40'50'46'69'40'LegendResidential LotsPublic Open SpacePrivate Open SpaceR.O.W. DedicationPrivate StreetBuilding Pad - locationTBDPublic TrailPrivate Trail / Sidewalk1033,632 s.f.80'95'Residential LotsIn Lot LandscapeEasementClubhouse / Open SpacePublic Open SpacePrivate Open SpacePrivate StreetTotal ProjectSite Data Summary ChartLandscape EasementAreaPearson RoadROW Dedication119,462 s.f. / 2.74 ac.291,509 s.f. / 6.71 ac43,587 s.f. / 1.0 ac.919,552 s.f. / 21.11 ac.129,667 s.f. / 2.98 ac11,371 s.f. / 0.26 acLand UseAreasTotal Gross Area1,515,885 s.f. / 34.80 ac% ofProject Area61.11%2.90%7.93%19.43%8.63%34.54 ac.Area%N/A N/A100%7.25%1.53 AcN/A N/AN/A N/AN/A N/A%OpenSpace7.93%19.43%2.90%37.51%N/Anot to scalePlan6' Iron Fencenot to scalePlan6' Iron Fence with Masonry Columns114" SQUARE (14 GA.) DECORATIVE IRONTOP & BOTTOM RAILS, SPACED AS SHOWN2"x2" DECORATIVE IRON POSTS,8'-0" O.C. MAX. TYP.,REFER TO PLANS FOR EXACT LOCATIONS3" x 3" X 12" DECORATIVE IRON POSTCAPS, "PYRAMIDAL TOP"8'-0" O.C.6'ELEVATION2'-0"7'ELEVATIONMASONRY COLUMNRANDOM STONEPATTERN114" SQUARE (14 GA.) DECORATIVE IRONTOP & BOTTOM RAILS, SPACED AS SHOWN8'-0" O.C.6'Entry gatePlanEntry Gate - Vehicular7'ELEVATIONMASONRY COLUMNRANDOM STONEPATTERN7'not to scalePlanMasonry Column at Wingwall6'-0"12'ELEVATIONMASONRY COLUMNRANDOM STONEPATTERN8'14'-0"not to scalePlanMasonry Column at Wingwall5'ELEVATIONMASONRY COLUMNRANDOM STONEPATTERN4'8'-6"8'Westlake, Tarrant County, TexasPlanner:Case No. Z21-xx, PD21-xxOwner:J. Timothy Brittan1925 Pearson LaneWestlake, Texas 76262Contact: Tim Brittan23 APR 210 100'200'400'1" =100'JOSIAH WALKER SURVEY ABSTRACT No. 1604 & G.B. HENDRICKS SURVEY ABSTRACT No. 680, Town of Westlake, Tarrant County, TexasDevelopment Plan - 34.8 AC.Westlake RanchSAGE GROUP, INC.Master PlanningUrban DesignArchitectureLandscape Architecture1130 N. Carroll Ave., Ste. 200Southlake, Texas 76092817-424-2626Engineer:DeOtte, Inc.420 Johnson Rd., Suite 303Keller, TX 76248Tel: 817-337-8899Contact: Richard DeOtteApplicant:Pearson 35 Opportunities I, LLC2800 E. State Highway 114, Suite 360Trophy Club, Texas 76262Tel: 214-413-2070Contact: Bryan ElliottNORTH(Pearson Lane Entry - Right side)(Pearson Lane Entry - Left side) PRESENTATION AND DISCUSSION REGARDING THE COVID-19 PANDEMIC, INCLUDING UPDATES AND RECOMMENDATIONS ON MUNICIPAL AND ACADEMIC OPERATIONS. Town Council/ Board of Trustees Item # 9 – Presentation and Discussion PRESENTATION AND DISCUSSION REGARDING FM 1938. Town Council/ Board of Trustees Item # 10 – Presentation and Discussion The Town Council and Board of Trustees will conduct a closed session pursuant to Texas Government Code, annotated, Chapter 551, Subchapter D for the following: a.Section 551.087 - Deliberation Regarding Economic Development Negotiations (1) to discuss or deliberate regarding commercial or financial information that the governmental body has received from a business prospect that the governmental body seeks to have locate, stay, or expand in or near the territory of the governmental body and with which the governmental body is conducting economic development negotiations; or (2) to deliberate the offer of a financial or other incentive to a business prospect described by Subdivision (1) for the following: -Front 44 -Entrada b.Section 551.071(2) Consultation with Attorney – to seek advice of counsel on matters in which the duty of the Town Attorney under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551 of the Texas Government Code -FM 1938 access for proposed Southlake development. c.Section 551.071(2) – Consultation with Town Attorney on a matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with this chapter: Resolution No. 00-19, a Contract with Hillwood Development Corporation Concerning the Design Engineering and Construction of the West Side Pump Station and the Dove Road Waterline. d.Section 551.071 - Discussion with the Town Attorney regarding pending, threatened, or contemplated litigation regarding BRS. e.Section 551.071 - Consultation with Attorney - to seek advice of counsel regarding Granada Homeowners' Association and ACC matters. f.Section 551.073 - Deliberations Regarding Gifts and Donations. g.Section 551. 074(a)(1): Deliberation Regarding Personnel Matters – to deliberate the appointment, employment, evaluation, reassignment, duties, of a public officer or employee. Town Council Item # 11 – Executive Session Town Council/Board of Trustees Item # 12 – Reconvene Town Council/Board of Trustees Meeting TAKE ANY ACTION, IF NEEDED, FROM EXECUTIVE SESSION ITEMS. Town Council/ Board of Trustees Item # 13 – Necessary Action Town Council/ Board of Trustees Item # 14 – Recap and Staff Direction FUTURE AGENDA ITEMS: Any Council or Board Member may request at a workshop and / or Council or Board meeting, under “Future Agenda Item Requests”, an agenda item for a future Council or Board meeting. The Council or Board Member making the request will contact the Town Manager/Superintendent with the requested item and will list it on the agenda. At the meeting, the requesting Board Member will explain the item, the need for Council/Board discussion of the item, the item’s relationship to the Council and/or Board’s strategic priorities, as well as the amount of estimated staff time necessary to prepare for Council or Board discussion. If the requesting Council or Board Member receives a second, the Town Manager/ Superintendent will place the item on the Council or Board of Trustees agenda calendar, allowing for adequate time for staff preparation on the agenda item. a. Approved by Council for Discussion i. Historical Designations for various properties in Westlake (5/24) b. Proposed items. Town Council/ Board of Trustees Item # 15 – Future Agenda Items Town Council/ Board of Trustees Item # 16 – Adjournment