Development Review & Inspection

DEVELOPMENT REVIEW AND INSPECTION SERVICES

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Landscape architects and development planners at Peloton Land Solutions, a Westwood company play a pivotal role in providing comprehensive development review, guidance, inspection, and compliance services in the AllianceTexas region. Hillwood’s 27,000-acre master-planned, mixed-use community in north Fort Worth continues to be one of the state’s most formidable economic engines, generating roughly $111.5B in regional economic impact during the past three decades including $11B in 2022 alone.

Design Review Board Oversight

The AllianceTexas development is comprised of 17 commercial Property Owner Associations (POA) which oversee industry-logistics, industrial, office, retail, restaurant, hotel, medical, energy, tech, and aviation sector companies, as well as multi-family residential, parks, and roadways.

Each Association is governed by unique Covenant, Codes, and Restrictions (CCR) which outline a plan for the development and use of the property within each Association with architectural, site, landscaping, and maintenance controls, ensuring that high-quality properties are developed. This promotes the orderly development and use of the properties within the associations and encourages the construction of quality designed improvements.

The Development Review Board (DRB), established by each Association CCR, oversees all development within AllianceTexas and functions as the decision-making body for the design of new development projects and subsequent improvements. Serving the DRB, our professionals review civil, landscape, irrigation, photometric, and architectural plan submittals for new construction and pre-existing property alterations, and oversee construction and compliance efforts for new development, modifications, and improvements. Once each site has reached substantial completion, Peloton, a Westwood company conducts punch walks, alongside compliance teams, ownership representatives, and the contractor, to ensure adherence to the DRB-approved plans and standard practices within AllianceTexas.

Our professionals also assist in the creation of design guidelines and standards for new associations, and with any updates needed to existing standards. Significant modifications, including supplemental graphics and imagery, have been made to numerous Alliance Development and Design Guidelines.

Development Review and Inspection Expertise

Our years of knowledge and experience, history working on projects within the AllianceTexas development, and intimate familiarity with each Association CCR requirements and regulations positions us to uphold the project’s legacy through streamlined design and review and by providing construction inspection services as representatives of the DRB. The development of each project is nuanced, requiring special care and attention by developer and consultant alike. As any new construction or subsequent exterior changes must be reviewed and approved by the DRB, failure to conduct sufficient due diligence and receive approval often results in costly changes and delays to bring the property back into compliance.

We provide guidance and expertise on the following critical conformance items dictated by the Association’s CCRs and respective design guidelines:

Site Layout and Circulation Provide guidance on building orientation and placement for integration into the Alliance project, maintaining consistency with adjacent developments and including access to rail and taxiways to the Perot Field Fort Worth Alliance Airport. Minimizing the size and number of curb and median cuts in adjacent streets, and providing adequate on-site vehicle stacking, efficient and safe vehicular and pedestrian circulation, and ADA compliant routes are also priorities.

Setbacks Review paving and building setbacks as measured from the right-of-way and site boundary lines.

Buffers Protect investments by limiting views between properties, especially incompatible land uses, and maintaining consistent landscape areas between parking lots and adjacent drives and buildings throughout each.

Easements Ensure that proposed easements are appropriately located to allow adequate space for required berm grading and landscape screening. The DRB additionally requires and supports the obtainment of encroachment agreements from easement owners for trees and signage, as required.

Parking Verify adequate paved on-site parking for employees, persons with disabilities, visitors, and service vehicles. Provide guidance with the layout of parking drives and aisles and the size of parking rooms (visually and functionally segmented parking areas using landscaped islands and pedestrian amenities to create a unique sense of place in lieu of large expanses of unbroken impervious cover). Additionally, the inclusion of bollards, pavers, decomposed granite buffers, and curb armor is implemented as required to increase public safety and prevent disturbance to landscape and irrigation systems.

Fire Protection Confirm compliance with any applicable public codes, ordinances, and regulations relating to fire protection, and provide proper and efficient ingress/egress, fire lanes, and appropriate signage to permit ease of access for emergency fire vehicles.

Signage Review the placement and design (shop drawings) of any regulatory, traffic, site, directional, and/or monument signs.

External Illumination Ensure the photometric plan for exterior lighting designates full cutoff fixtures with 0.0 foot-candles at the property line to prevent light pollution to neighboring properties and to aircraft navigation or operations at the nearby airport. Fixture type, height, finish, color, orientation, color temperature, method of erection, equal distribution and spacing of poles, and concrete base installation must all adhere to DRB requirements.

Screening The DRB has full power to determine what facilities or areas must be screened and by what methods/materials. We review, advise, and advocate for adequate screening based on each project’s specific conditions, including berm grading, vegetative screening, masonry and parapet walls, and fencing. To the extent required by the DRB, our professionals ensure all surface parking is screened to block the ground level view of automobiles below their hood lines and otherwise reduce the visibility of vehicles and parking surfaces from streets. Dumpster enclosures, mechanical units, rooftop equipment, ladders, utility boxes, and utility, loading, and storage areas are all to be screened sufficiently from public view.

Landscaping and Irrigation Review proposed landscaping and irrigation systems in all unimproved areas on site for compliance with established guidelines and suitability within the established aesthetic of each respective association. Landscaping and irrigation systems are inspected to ensure good condition, and the placement, spacing, and size of plantings is verified per the approved plan at installation.

Architectural Materials and colors for retaining, landscape, and screen walls, as well as rock, bollards, dumpster enclosures, etc., are reviewed for their compatibility with the approved architectural palette and design guidelines.

Grading Seamless transitions to adjacent properties and street frontages, and uniform grading across the site is mandated. Required frontage screening berms must meet height requirements and are to be overlapping, undulating in form, and have naturally feathered-out termination to the property line.

Storm Drainage Confirm that each project controls water runoff drainage from its site to prevent damage to adjacent riparian areas and properties. The DRB requires that plans for all dams, lakes, ponds, other water features, and general site drainage be submitted in advance for approval. All site drainage, including water from roof downspouts, is to be captured and piped underground into the permanent stormwater conveyance system, limiting surface flow.

Utilities Boxes, vaults, and associated equipment are required to be placed behind frontage berms and/or behind landscape screening, sufficiently offset from the public corridor. Utility banks must be located out of sight, behind the structure.

Furnishings All proposed furnishings, including but not limited to benches, tables, chairs, trash cans, bicycle racks, mailboxes, etc., must be reviewed and approved prior to installation.

Variance Advocacy Provide guidance for reasonable and practical variances to be granted by the DRB on behalf of clients, such as setback variances.

Construction Details Perform close inspection to ensure compliance down to the finest detail.

Construction Administration Provide construction inspection services, including conducting berm grading, landscape, irrigation, architectural, lighting, and civil inspections to ensure compliance with the DRB-approved plans. Perform site walk-throughs and create punch lists for the owner, contractor, and other stakeholders outlining outstanding work or issues remaining in the construction project.