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
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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
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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.)
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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.
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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
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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
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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;
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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.)
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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
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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
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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
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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
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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Financial Impact Analysis
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Questions of Staff?
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