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HomeMy WebLinkAboutVallecito presentationPublic Hearing & Consideration of Ordinance 592 Amending Permitted Uses & Development Regulations for Planning District 1-2 (PD1-2) Planning & Zoning Commission and Town Council Meetings of January 22nd & 28th, 2013 1 Case Information Case No.: Z-10-01-12 Owner: Maguire Partners-Solana Land, LP (Mehrdad Moayedi) Applicant: Jeffory D. Blackard Developer: Centurion America Development Group 2 Site Information Acres: 85 acres (approx.) Location: Subject property generally located at the northeast corner of FM 1938 and Solana Boulevard Development Name: Westlake Vallecito (tentative) Development Type Proposed: A mixed use planned development blending a wide range of permitted uses in a European village design. Applicant’s estimate of improvement value at build out is $500,000,000 (approx.) 3 Vicinity Map for PD1-2 4 Existing PD1 Permitted Uses Office Hotel & Conferencing Retail Health & Fitness Club Educational Governmental Uses Setbacks 500’ from residential for primary use and accessory use buildings; no retail within 600’ of Dove Road. 5 Comprehensive Plan Amendment for Requested Uses Note: Uses for Circle T zoning districts approved, Comprehensive Plan not amended. 6 Regulatory Tools Proposed for PD1-2 in this Zoning Case Ordinance and Exhibits to Ordinance: Concept Plan Development Standards Development Guidelines Public Roadway Standards Residential Development Standards 7 Where We Started Site Plan for Initial Proposal 8 Concept Plan Purpose of Concept Plan: Provide an overall general design layout showing intended uses (buildings) and their proposed location, as well as location of streets, water feature, open space areas, and development phasing. Note: Concept Plan, if approved, will be followed by submission of detailed Site Plan. 9 Proposed Phasing of Zoning Entitlements 10 Development Standards Development Standards used to achieve: The goal of a site design that creates community with a balanced sustainable mix of uses blended as a village; Buildings are multi-use and follow the size, scope, scale, and variety of a small European village; Promote efficient pedestrian access network between residential and non-residential uses; 11 Site design that mimic the efficient pedestrian patterns that have evolved in European villages; High quality street and sidewalk-oriented environments that support pedestrian mobility and are appropriate to the roadway context; and Ensure large sites are developed in a manner to support and encourage connective, cohesive visual identity, and an attractive street scene. Development Standards (cont.) 12 Development Standards (cont.) Key design elements in Development Standards: Centrally located parking areas Use of structured parking Building size and shape variety Orientation of buildings to other buildings and street Multiple building faces (4-sided building design) Pedestrian-friendly environment Public art Sitting and gathering spaces 13 Development Standards (cont.) Key development features: Plaza Mayor Vallecito Residential condos Hotel Public buildings Single-family detached residencies Town homes and/or office condos on the upper edge of the amphitheater Condo flats wrapping parking structures Bridges and water features Landscaping as in a European village 14 Design Guidelines Establish design principles for PD1-2 that shape building design including: Building massing Building scale and rhythm Architectural elements Entrances Façade treatments Lighting, signage, and streetscape 15 Design & Integration of Uses Estimated 3.2 million square feet of buildings Multiple types of uses Designed as village Uses configured/integrated in a harmonious manner around: Large water feature Plazas Amphitheater Bell tower Intended outcome of design approach: A unique sense of place as a European (Spanish) village to live, work, entertain, shop, and recreate. Chapel Pedestrian walkways/trails Public buildings Common areas and open space 16 Density & Setbacks Because these multiple uses are integrated in the mixed use village-type fashion proposed, density is dealt with differently. Higher density than a typical development, setbacks minimal as in a village concept. No FAR. FAR (floor area ratio) is the ration of a structure’s square footage to the pad site. Proposed Ordinance would not utilize FAR to regulate density, but would limit density by height restriction and lot size. 17 Density & Setbacks (cont.) Density is impacted by the presence of significant open space and gathering spaces within the design. Uses: Commercial Uses: Retail, restaurants, services, governmental, etc. Residential Uses: Single Family Residential Detached 12 units Townhomes/Condos (fee simple owner occupied) 121 units Age Restricted Apartments (age 55+) 289 units Flats (apartments) 137 units Total: 559 units 18 Landscaping, Signs, & Parking Landscaping- Detailed plan required at site plan; would be different than in other zoning districts based on the unique nature of this development as a village. Parking- Detailed parking plan required at site plan; parking structures used in addition to on-street parking. Sign Regulations- Same as Planning District 3-4 (Circle T Ranch). Design Guidelines speak to signage in this proposed development as well. 19 Parks, Open Space, & Trails Strong emphasis on pedestrian circulation within the tract, per the Concept Plan. Sidewalks and trails internal to the site shall connect by access points to sidewalks, trails, or public rights -of-way on the perimeter of the site, as well as to sidewalks or trails on adjacent tracts. Concept Plan includes pedestrian trail on the site, running in a general east-west direction, connecting the Solana office park to the east, and FM 1938 to the west, paralleling the water feature at certain locations along its route through the development. 20 Parks, Open Spaces, & Trails (cont.) Park/open space on the site is estimated at 22.7 acres, per the Concept Plan. Parkland dedication fees proposed to be waived due to site design, including much park and open space. The is subject to a separate agreement by the Town Council. 21 East-West Trail Connecting Solana on Eastside of Tract to FM 1938 Trail Connector 22 Open Space/Park Land Open Space 23 Streetscaping Streetscaping plan will be shown on the detailed site plan to be submitted, if Concept Plan is approved. Site Development should comport on its FM 1938 perimeter with the Town’s FM 1938 Streetscape Plan. Development’s entire perimeter streetscape is shown in a general form in the Concept Plan and shall integrate and transition well in terms of aesthetics with any development that occurs at the southeast corner of FM 1938 and Solana Boulevard. 24 Streetscaping (cont.) The site’s perimeter streetscaping should also include a short (less than 8 foot in height), European-style masonry wall (so that the village is visible from FM 1938 and Solana Boulevard). Streetscape design internal to the development is established within the Design Guidelines that would be adopted with the proposed Ordinance. 25 Infrastructure & Access All on-site and off -site infrastructure necessary to serve the development is the responsibility of the developer. Water and sewer service provided by the Town. Subject tract served by SH 114, FM 1938 (Davis Blvd.), and Solana Boulevard. FM 1938 is major collector; Solana Boulevard is classified as collector. Access to site from Solana Boulevard and FM 1938. FM 1938 recently improved and designed with the capacity to serve this site. 26 Infrastructure & Access (cont.) Solana Boulevard adjoining the south side of this tract to be improved by the developer by adding northern 2 lands (i.e.: second half of a boulevard section). Streets internal to site to be laid out and established through the site plan and platting approval process. All streets, public or private, within the development will meet Town’s design standards. If streets are to be public, they will be dedicated by plat. Storm water run-off from the site, when developed, must meet the Town’s standards and likely will make use of the water feature. 27 Financial Impact Analysis 28 Questions of Staff? 29