HomeMy WebLinkAboutStaff Report Zoning ChangeTOWN OF WESTLAKE, TX
STAFF REPORT TO PLANNING AND ZONING COMMISSION
AND TOWN COUNCIL
Date: 2/19/16
Request: Review and Recommendation of a Zoning Change Request.
Agenda Item: Conduct a Public Hearing and Consider a Recommendation Regarding a Zoning
Change Request to Amend “Planning Area 5,” a Portion of Planned Development District 3 (PD 3-5),
Located along State Highway 170 and State Highway 114, by Dividing Said Planning Area into Two
(2) New Planning Areas to be Known as PD 3-5A and PD 3-5B and Establishing Development
Regulations, Permitted Uses, and Allowable Densities for Both Planning Areas. Additionally, 336,000
square feet of allowed density will be transferred from PD 3-3 to the PD 3-5 Planning area.
I. CASE INFORMATION
Development Name: Project Blizzard
Location: This property is generally located at the intersection of State Highway 170 and State
Highway 114, part of the Circle T Ranch in the PD3-5 Zoning District.
Owner: Hillwood Properties
Applicant: Joe Schneider, Vice President, Hillwood Properties
Developer: Hillwood Properties
Site Size: 153 (+/-) acres
Permitted Use(s): Existing uses include Mixed-Use, Office, and certain Single Family Residential
Uses. See Ordinance 452 (attached) for a complete listing.
Summary: This is an application by the property owner, Hillwood Properties, to amend the zoning of
the Planning Area 5 portion of Planned Development District 3 (PD3-5), a 153 acre (+/-) tract located
at the intersection of SH170 and SH114 on the Circle T Ranch. The owner and applicant are
requesting that PD 3-5 be amended as follows:
1. Divide the PD 3-5 Planning Area to create two (2) separate Planning Areas, to be identified as PD
3-5A and PD 3-5B as shown on the map below. Existing allowable building square footages to be
divided between the two areas. It should be noted that PD3-5A has two (2) parts with the
southern portion being creek/drainage areas near Lake Turner (currently undevelopable without
extensive fill and FEMA/Corps of Engrs. Regulation).
2. Increase maximum allowable building square footages for both proposed Planning Areas while
reducing the maximum allowable building square footage in PD 3-3 by an equal amount. The
proposed amendment does not change the aggregate maximum allowable building
square footage on the Circle T as a whole (PD3).
3. Amend the maximum allowable building heights for the PD 3-5A and PD 3-5B Planning Areas
4. Amend the Development Standards for the PD 3-5A and PD 3-5B Planning Areas.
5. No new uses are requested in this application, only the changes to the existing uses cites
above. The apartment use discussed in November with the Commission is not included in this
Zoning Change Request.
The property owner has filed this particular Zoning Change Request as part of Project Blizzard, which
involves the construction of a major corporate office campus for the Charles Schwab financial
services firm on the proposed PD 3-5B tract, as well as a mixed-use development including office,
retail, hotel, and residential components on the proposed PD 3-5A tract (see attached location map).
Previous Activity Related to this Request: The applicant made a presentation on this proposed
development at the Commission’s November 9, 2015 meeting and advised that this development
would include a significant corporate office campus for a major financial services company. In
addition, the applicant’s client believed there was a need to have a “live/work/play” type environment
near their office campus. To that end, the client had requested that a mixed use development be co-
located immediately north of their office campus complex that included 750 “urban living” (i.e. multi-
family or apartments) units.
The Applicant next filed a zoning change request, without requesting the urban living use, which
would have been a new use as PD3-5 does not have multi-family as a permitted use. The case was
scheduled for public hearing before the Commission and Town Council in December 2016. However,
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this zoning change application, while containing many of the same components as cited above in
terms of existing uses, was withdrawn by the applicant before it was heard by either body.
II. SPECIFICS OF THIS ZONING CHANGE REQUEST
The current permitted uses in PD3-5 (established in Ord. 452, 2004) are:
• Mixed Use
• Includes retail, hotel, restaurant, office, and residential (275 Single Family Residential,
Attached & Detached)
• Maximum aggregate floor area of 1,305,060sf (All Uses within Mixed Use Area)
• Mixed Use is defined by high lot coverage, minimal setbacks, pedestrian friendliness,
and a variety of uses in close proximity to one-another
• Office/Commercial/Government/Institutional
• Maximum aggregate floor area of 884,505sf (Outside of Mixed Use Area)
• Residential
• Limited to 275 Single Family Residential (SFR) dwelling units
• Permitted Attached (i.e. townhomes) or Detached
Overall, the owner and applicant are requesting that PD 3-5 be amended as follows:
1. Divide the PD 3-5 Planning Area to create two (2) separate Planning Areas, to be identified as
PD 3-5A and PD 3-5B. Existing allowable building square footages to be divided between
these two areas.
2. Increase maximum allowable building square footages for both proposed Planning Areas 3-5A
and PD3-5B while reducing the maximum allowable building square footage in PD 3-3 by an
equal amount. The proposed amendment does not change the aggregate maximum
allowable building square footage in Planned Development District 3 (The Circle T
Ranch).
3. Amend the maximum allowable building heights for the PD 3-5A and PD 3-5B Planning Areas
as follows:
4. Amend the Development Standards for the PD 3-5A and PD 3-5B Planning Areas
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The property owner has filed this request as part of Project Blizzard, which involves the construction
of a major corporate office campus for the Charles Schwab financial services firm on the proposed
PD 3-5B tract, as well as a mixed used development including office, retail, hotel, and residential
components on the proposed PD 3-5A tract (see attached location map). It should be noted that
Roadway & Residential Slope Requirements would not apply to proposed PD3-5A or PD 3-5B
because the developer desires to create a pedestrian friendly environment incorporating mixed use
into the design idea.
Staff recommends that, if approved, this zoning request would be implemented by three (3)
separate proposed ordinances as follows:
Ordinance 768 modifying PD 3-3 would:
1. Reduce the maximum allowable building square footage in PD-3 by an amount equal to the
increase in maximum allowable building square footage in PD 3-5A and PD 3-5B. This makes
PD3-3 the “sending district” in terms of square footage being sent from this district to the new
PD3-5A.
Ordinance 769 creating PD 3-5A would:
1. Establish the boundaries of the new Planning Area
2. Establish new limits on allowable square footage for permitted uses
3. Establish new limitations on building heights
4. Amend existing Mixed-Use development regulations/standards
Ordinance 770 creating PD 3-5B would:
1. Establish the boundaries of the new Planning Area
2. Establish allowable square footage for permitted uses
3. Eliminate all residential uses and mixed-use development standards
4. Specify maximum allowable building heights
5. Authorize signage regulations specific to the PD 3-5B Planning Area
Note that permitted uses in this proposed Planning Area PD3-5B are identical to existing permitted
uses in PD 3-5, with the exception of Number #3 (residential and mixed use) listed above.
A summary of the square footage transfer that would be affected by the approval of these three (3)
proposed ordinances is as follows:
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Note that existing zoning entitlements contained in PD 3-5 include office and various
retail/commercial uses, as well as 275 residential dwelling units (i.e. single family attached, detached,
and zero lot lines, examples- townhomes, garden homes; see below). This zoning amendment
request does not add new uses or change or modify existing residential entitlements, except
to the extent that residential uses and mixed-use development standards are restricted only to
the PD 3-5A Planning Area, i.e. residential uses and mixed-use development standards would
not be permitted uses in PD3-5B (which is the proposed office campus area for Schwab).
III. GENERAL DISCUSSION OF THE APPLICATION
Highlights of Alignment With Comprehensive Plan: The proposed uses are consistent with
the Town’s Comprehensive Plan. A discussion of some of the main areas of Comprehensive
Plan focus follows, after which is a more detailed analysis of compliance with the
Comprehensive Plan.
• Land Use and Development Square Footage: The additional square footage transferred
from PD 3-3 to PD 3-5 is generally consistent with the intent and recommendations of the
Comprehensive Plan Elements regarding not increasing overall entitlements in Westlake, but
allowing, where it is concert with the Comprehensive Plan. for entitlements to be transferred
from one planning area or district to another, i.e. from sending to receiving zones. It is
recommended and encouraged that future further transfers of non-residential square footage
be taken from PD3-3.
• View Sheds & Corridors: The building height additions requested are generally consistent
with the intent and recommendations of the Comprehensive Plan elements, i.e. view shade
and view shed zones. The location of the development is north of areas of the Town
characterized by hilly topography, i.e. residential views of this site from the south of this
development will be blocked by hills located just south of the Blizzard development.
• Transportation: Site fits with the Thoroughfare Element of the Comprehensive Plan. Road
infrastructure within the site would be the construction responsibility of the developer. At the
time of submission of a PD site plan a transportation impact study will be required whereby the
development’s on-site and off-site traffic impact will be determined. Off-site traffic impacts will
be assessed in accordance with Comprehensive Plan Policy B.2 which states defines traffic
loads that would require off-site street improvements attributable to a particular development.
• Utilities: Water and sewer utilities are provided by the Town and service is available to the
subject site. Any dedication of water and sewer easements for public lines will be dealt with at
the time of site plan and/or preliminary plat submission.
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• Site Design/Drainage: A PD site plan will be required at the time of proposed development
along with a preliminary plat which will establish storm drainage requirements for the site. The
building massing plan that the applicant has prepared to date (it is not final, but shows
preliminary placement of buildings and parking, utilizes the site’s natural beauty with its
adjacency to Lake Turner.
• Trails/ Pedestrian Circulation and Open Space: Comportment with these elements of the
Comprehensive Plan will be made at the time of PD Site Plan submission, including parkland
dedication requirements.
• Economic Development Element: Proposed development fits the Economic Development
Element of the Comprehensive Plan by developing “industry clusters”, in this case financial
services business addition to this existing industry cluster, to expand Westlake’s tax base.
Note: More detailed analysis of this Zoning Change Request with the Town’s
Comprehensive Plan is in Attachment A to this Staff Report.
IV. STAFF RECOMMENDATIONS
Staff recommends that the Planning & Zoning Commission forward the following Ordinances to
the Town Council with a recommendation for approval:
• Ordinance 768 modifying PD 3-3 as the “sending district” transferring certain
office/commercial square footage to PD 3-5A and B as outlined in this proposed
ordinance.
• Ordinance 769 creating PD 3-5A from PD3-5 with proposed development standards
and accommodating the increased development square footage for certain existing
uses coming from PD3-3 as outlined in the proposed ordinance.
• Ordinance 770 creating PD 3-5B from PD 3-5 with proposed development standards
and accommodating the increased development square footage for certain existing
uses as outlined in the proposed ordinance.
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Attachment A to Feb. 19, 2016 Project Blizzard Staff Report
(Note: the following evaluation is not made from a PD Concept or Site Plan, which will be submitted at
a latter point in the process. Rather, this analysis is made from the presentation made by Hillwood to
the P&Z on Nov. 9, 2015)
I. STAFF REVIEW COMMENTS RELATIVE TO COMPLIANCE WITH THE
RECOMMENDTIONS AND INTENT OF THE COMPREHENSIVE PLAN
1. General:
a. General intent of Citizen Goals and Priority Statements as documented in the
Comprehensive Plan: The Forging Westlake 2015 Comprehensive Plan identifies 19
goals, supported by priority statements which flow from those goals. The goals include:
i. Views, Visual Image, and Preservation seek preservation of present vistas of
naturalness, pastoral/ agricultural character/ sense of openness.
ii. Quality of Life, Seeks preservation of “slow paced Life style”
iii. Urban Form, Development Form seeks to create a holistic town form, town
center, town linkages, protection of residential areas from commercial
encroachment, and greater levels of amenity.
iv. Accessibility, Vehicular Circulation/ Traffic, and Alternate Modal Movement seeks
connectivity, functionality, and capacity in the trail and roadway network as well
as containing major traffic increases in the northerly portions of the Town. In
addition, reduce vehicular trips and promote pedestrian safety.
v. Land Use seeks to clearly separate residential and commercial areas in ways
that reinforce single family values and neighborhoods.
vi. Value/ Financial Sustainability seeks to increase the ad valorem base and
thereby continue to serve the Town’s financial needs.
vii. Academy Sustainability and Education seeks to meet the future educational
needs of the Town population and make Westlake a major educational center.
viii. Waterways/ Waterbodies/ Natural Systems seeks to create more and more
usable water amenities for the Town of Westlake.
ix. Infrastructure/ Public Facilities have infrastructure and emergency facilities to
assure the continued health and safety of the Town’s full-time and day-time
population.
x. Environmental Sustainability and Conservation seeks to promote water
conservation and environmental preservation.
xi. Parks/ Recreation seeks to establish distinctive recreational and park
opportunities.
These goals guide the formulation of the Comprehensive plan elements listed below.
The proposed Blizzard Development is consistent with many of these goals as follows:
b. Application compliance with Citizen Goals and Priority Statements as
documented in the Comprehensive Plan:
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COMPREHENSIVE
PLAN GOALS Pl
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Views
YES NA YES
Density placed in a receiving
area and transferred from a
sending area
Visual Image
YES NA YES
Reduction of density toward
Dove Road through
importation and
establishment of distinct
project identity.
Quality of Life
NO NA YES
Reduction of commercial
development in close
proximity to single family
residential
Preservation
YES NA YES
Density placed in a receiving
area and transferred from a
sending area; Turner Lake
maintained/ enhanced
Urban Form YES YES YES Gathers commercial
entitlement to the north
Development Form
YES NA NA
Could makes edge of Lake
Turner available to Public
Use
Accessibility YES NA NA Provides place of Regional
Trail Convergence
Vehicular Circulation/
Traffic
YES/NO NA NA
Use of Ottinger as southerly
access links commercial
traffic directly to Dove Road
in later phases this could
mean more cars. Elimination
of high trip volume Mall use
may reduce trips, overall. A
TIA should be performed to
confirm this statement.
Alternate Modal
Movement YES YES YES Mixed use reduces trips. Trail
connections present.
Land Use
NA YES/NO YES
Does not encourage home-
ownership within the
development but does protect
existing single-family areas
through transfer of
commercial square footage.
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Value/Financial
Sustainability YES YES YES Captures full value potential
in development intensity
Academic Sustainability
NA YES NA
Enrollment impacts on
Westlake Academy do result
from SFR development as
per previous Town studies.
Education NA NA NA
Water Ways/ Water
Bodies/ Natural Systems YES YES YES Turner Lake Edge could be
developed for pedestrian use
Infrastructure and Public
facilities NO NA NA
No provision of public
emergency facilities or over
sizing of public utilities.
Environmental
Sustainability and
Conservation
NO NO NO
No inherent water
conservation measures
presented
Parks and Recreation YES NA NA Major public gathering space
presented
2. The Thoroughfare Plan:
a. General Intent of the Thoroughfare Plan: The Thoroughfare Plan establishes a
coherent traffic system which anticipates the trip generation potential of Town build-out
to 70% of entitlement. In addition, the Thoroughfare Plan:
i. Establishes a north-south/ east-west street network system with capacity to
accommodate 70% buildout of entitlement.
ii. Mitigates limitations to Freeway/ Interchange capacity due to regional traffic flows
iii. Improves Town connectivity between live, work, shop, entertainment, and
amenity.
iv. Establishes a framework for growth that more evenly distributes commercial
value and protects residential values
v. Accommodates pedestrian and bicycle movement
vi. Diverts a substantial portion of the commercially generated traffic from residential
segments of Dove Road
vii. Identifies Design Focus and Special Consideration points within the proposed
system.
viii. Establishes a Town-wide Street Typology
b. Application compliance with the Thoroughfare Plan:
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THOROUGHFARE
PLAN St
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North-south/ east-west
street network
YES NA YES
Provides Regional Arterial as
illustrated on the Thoroughfare
Plan and sets up extension
westward as per the
Thoroughfare Plan. Shifts
Ottinger connection as indicated
by thoroughfare plan to east side
of Lake Turner to be addressed
at at a future date
Mitigate limitations to
Freeway Interchange
capacity
NO NA NO
Mitigation of Freeway limitations
is dependent on off-site
thoroughfare connections. Later
phases may encounter LOS
impacts without such
connections. Initial phases
should work with streets shown
but a TIA is needed.
Presentation does not show
SH114 ramp from the north as it
connects to the existing service
road…ingress/ egress study
needed to understand regional
and local traffic flow along
service road as it relates to
development.
Town Connectivity
YES YES YES
Sets up connection with
Presentation identified off site
street extensions, provides trail
connections to major amenity
features and commercial/ work
elements, and integrated live
work related land uses.
Framework for growth
YES NA NA
Transfer the major places of
development value away from
the freeway service road to
internal streets, thereby setting
up pattern for continuation of
such non-freeway fronting
development. Development
capture is not ties to freeway but
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moves into the Town fabric.
Pedestrian and bicycle
movement YES YES YES
Presentation appears to connect
regional trails to work and
entertainment destination as well
as primary lake front amenity.
Divert from Dove
POTENTIAL YES NA
Requires off-site system
connections to prevent traffic
from using Ottinger to Dove as
the non-service road route.
Mixed Use reduces trips which
relieves traffic on Dove.
Resolves points of
Design Focus/ Special
Consideration
NO NA NA
The issue of Design Focus #1
(as identified on the
Thoroughfare Plan) is not
affected by the thoroughfare
proposed, thereby pushing
resolution of this issue to the
east side of Lake Turner.
Establish Town wide
Street Typology
YES NA NO
Plan implements the Regional
Road Connection to 114. The
street ROW for the Regional
Road needs to match Comp
Plan (no scale or design
provided at this point).
3. The Land Use Plan:
a. General Intent of the Land Use Plan: The intent of the Land Use Plan is to create a
fabric of Community Types that:
i. Protects and coincide with the 5 view conditions (Vista Points, Vista Termini,
View Shade, View Shed, and View Corridors)
ii. Establishes a desired built character of the community type that guides density
re-distribution
iii. Establishes a desired land use dominance of the community type
iv. Aggregates value to support the Town’s Ad valorem base requirements. Promote
attainment of threshold entitlement buildout while still supporting the view
protection goals.
v. Facilitates and encourages re-distribution of development square footage
through transfer and not upzoning.
vi. Conceals vertical disruption, ground plane augmentation and form deviations
associated with more intense development densities.
vii. Minimizes displacement of important natural fabric.
viii. Coincides with identified sending and receiving areas
b. Application compliance with the Land Use Plan:
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LAND USE PLAN Si
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COMMENTS
Protects/ coincide with
the associated view
condition YES NA YES
Lies in a View Shade Zone
concealed by land promontory
north of Westlake
Academy…and RC-D district
Establish desired built
character for the
Community Type
YES YES NA
Lies in a Regional Commercial
District, which is the most
intense commercial district
designation in the Land Use
Plan. Includes structured
parking, taller buildings, and
active building-to-street
relationships.
Establish desired land
use dominance for the
Community Type
NA YES NA
Commercial dominance.
Commercial aggregation is
“deemed a land use objective”
when it promotes lowering
density in a view sensitive
zone. Commercial
development is regionally
associated, attracting trips
related to its 114 association.
Aggregates value,
promotes attainment of
threshold ad valorem
YES YES NA
Corporate headquarters that
will create substantial industrial
cluster capable of stimulating
vertical and horizontal
expansion which will attract
more aggregation of
commercial use. Establishing
commercial cluster creates
value center for Town.
Facilitates, encourages
redistribution through
transfer
YES YES YES
Development flexibility
accommodates the more
intense development needs of
a corporate center and
encourages continued
importation of development
square footage from sending
areas.
Conceals vertical YES NA NA Pedestrian street and
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disruption, ground plane
augmentation, and form
deviations of intense
development
significant central open space
as well as lake edge
development creates a
meaningful ground plane
which is supported by building
placement.
Minimizes displacement
of important natural
fabric
YES NA YES
Located on lower ground
below the more complex
natural settings to the south.
Contains an appropriate level
of lake edge development that
does not over develop the
natural asset.
Coincides with identified
sending and receiving
areas
YES NA YES
Conforms to the RC-D area
configuration.
4. The Economic Development Plan:
a. General Intent of the Economic Development Plan: The intent of the Economic
Development Plan is to promote a robust economic environment for Westlake through:
i. Supporting attainment of a sustainable and adequate Ad valorem base.
ii. Promoting and furthering attraction of, or providing for, Corporate Headquarters
to Westlake.
iii. Promoting and/ or providing specialty retail
iv. Facilitating and enhancing ability for targeted recruitment
v. Facilitating and contributing to industrial cluster formation.
vi. Providing for infrastructure extension to desired areas of future development,
facilitating circulation, and providing for information dissemination.
vii. Providing locational value for development in close proximity.
viii. Enhancing Town identity.
ix. Providing increased amenity.
x. Providing desirable associations.
xi. Enhancing education.
xii. Supporting a rational land use context.
xiii. Supporting corporate retention.
xiv. Supporting employee retention.
xv. Implementing opportunities for office-driven mixed use.
b. Application compliance with the Economic Development Plan
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ECONOMIC
DEVELOPMENT PLAN Si
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Attainment of
sustainable/ adequate
Ad valorem base
YES YES YES
Aggregates high value use
enhances locational value
identity
Attracts or provides
Corporate Headquarters YES YES YES
Builds on and extends
Westlake assets and provides
locational identity for financial
services industries.
Promotes/ provides
Specialty Retail NA YES NA
Urban shopping street and
vertical mixed use with upper
income occupants.
Facilitates Targeted
Recruitment YES YES YES
Provides critical mass to
establish Westlake as a
desirable community for
financial services.
Facilitates/ contributes to
industrial Cluster
Formation
YES YES YES
Combined with Financial
Services already in place,
establishes a critical mass of
financial services that will
support vertical and horizontal
expansion…thereby
supporting growing cluster
formation.
Provides infrastructure
extension, facilitates
circulation and
information
dissemination.
YES NA NA
Putting main line utilities that
can continue to other sites with
ROW extensions. This was
discussed in presentation but
not clear in submittal
documents.
Provides value for
locations in close
proximity.
YES YES YES
Defines a value gradient
emanating from the corporate
headquarters center.
Enhances Town identity YES NA YES Conforms to the RC-D area
configuration.
Provides increased
amenity
YES NA NA
Provides natural and plaza
open space features with trail
connections indicated on
conceptual site plan…should
be labeled.
Provides desirable
associations NA NA YES Major Financial Services
Home/ Regional Office is an
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association sought my many
components of the industrial
cluster.
Enhances Education NA NA NA
Supports rational land
use context
YES YES NA
The sequence from mixed use
freeway edge to corporate
office interior. Importation of
square footage from PD 3-3
promotes density gradient from
freeway to residential, south of
Dove.
Supports corporate
retention
YES NA YES
Strengthening Financial
Services Industrial Cluster
maintains Westlake’s
importance as a Financial
Services location.
Supports employee
retention YES YES YES
Generous open spaces, lake
edge development, and mixed
use favors employee retention.
Implements area
opportunities for office
driven mixed use
YES YES YES
5. The Housing Plan:
a. General Intent of the Housing Plan: The intent of the Housing Plan is to protect and
define high value submarkets for Westlake by:
i. Consolidating dispersed price points into definable sub-market zones.
ii. Supporting/ protecting current price point distinctions.
iii. Providing new housing choices for emerging empty nester, retiree, and young
family/ young professional markets, unique to this area, seeking higher price
point housing options.
iv. Providing housing choices for changing housing needs among Westlake’s own
population as they grow through life style changes.
v. Mitigating value encroachment from neighboring lower price point sub-markets
and preserve value.
vi. Implementing housing market type gradients as portrayed in the Westlake
Housing Plan map.
b. Application compliance with the Housing Plan:
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HOUSING PLAN Si
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Consolidate disperse
price point housing
types
NA NA NA
TBD
Supports/protects
current price point
distinction NA NA NO
Current SFR zoning
entitlement is for 275
attached or detached
units. More analysis will
be required at time of PD
Site Plan submission.
Provide housing choices
for emerging empty
nester, retiree, and
young family/young
professional markets
seeking higher price
point options.
NA NA POSSIBLY
While Entrada is now
underway, Westlake does
not yet offer an upscale
mixed use housing option.
This issue needs to be
more fully evaluated in
light of the SFR
entitlements existing in this
zoning district.
Provide housing choices
for changing housing
needs among
Westlake’s own
population as they grow
through life style
changes.
NA NA POSSIBLY
TBD depending how
existing SFR zoning
entitlements are
implemented.
Mitigate value
encroachment from
neighboring lower price
point sub-markets and
preserve value
NA NA POSSIBLY
Combined with Financial
Services already in place,
establishes a critical mass
of financial services that
will support vertical and
horizontal
expansion…thereby
supporting growing cluster
formation. Continued
higher income daytime
residents can support
home values in area.
Implements housing
market type gradients
as portrayed in the
Housing Plan Map.
NA NA POSSIBLY
TBD depending how
existing SFR zoning
entitlements are
implemented.
Page 16 of 23
6. The Parks, Open Space, and Trails Plan:
a. General Intent of the Parks, Open Space, and Trails Plan: The intent of the Parks,
Open Space, and Trails Plan is to protect natural resources, protect distinctive natural
settings, and provide for recreational needs of a future population through development
that:
i. Preserves important natural features and systems.
ii. Provides sufficient recreational opportunities for future population.
iii. Protects Westlake’s Ecotone from over development.
iv. Preserves Landmark Landforms.
v. Protects Rural Ranch Landscapes.
vi. Provides Open Space Connections.
vii. Provides Recreational Open Space, Parks, and/ or Recreational Facilities.
viii. Connects Town and Regional Trails.
ix. Provide applicable park type recommended for general location of development.
x. Implement the Open Space Plan as configured on the Open Space Plan map
with aggregated open spaceareas.
xi. Implements the Trail Plan as configured on the Open Space Plan map.
b. Application compliance with the Parks, Open Space, and Trails Plan:
PARKS, OPEN SPACE,
AND TRAILS PLAN Si
t
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La
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Ar
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Op
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S
p
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d
?
COMMENTS
Preserve natural
features/ systems YES YES YES Preserves lake Turner and
develops its asset potential.
Contributes to provision
of sufficient recreational
opportunity for future
populations
YES NA NA
Provides Ball Diamond, Soccer
Field, and Tennis Courts. Also
provides amphitheater.
Protects Westlake’s
Ecotone from over
development
NA NA NA
Not located in Ecotone Area.
Preserves Landmark
Landforms. NA NA NA Landmark Landforms are not
located in this area of Westlake.
Protects Rural Ranch
Landscapes.
NA NA NA
Urbanized setting not rural. This
development is not within Rural
Ranch Landscape area as
delineated in the Parks and
Open Space Plan.
Provides Open Space
Connections YES NA NA Provides Lake Turner
Connection as shown on the
Page 17 of 23
Open Space Plan
Provides Recreational
Open Space, Parks,
and/or Recreational
Facilities
YES NA NA
Provides Ball Diamond, Soccer
Field, and Tennis Courts. Also
shows amphitheater which is
not a permitted use.
Connects Town and
Regional trails
YES NA NA
Provides trail connection from
east to west north of Turner
Lake (not a recommended trail
location in Trail Plan but not
discouraged). Trail along
regional street right-of-way
should be considered as per
the Trail Plan.
Provides applicable Park
Type recommended for
general location of
development
YES NA NA
Provides Mini/ Urban park as
indicated on the Open Space
Plan.
Implement the
contiguous open space
configuration as shown
on the Open Space plan
map.
YES NA NA
Provides Lake Turner
Connection as shown on the
Open Space Plan.
Implement the Trail plan
as configures on the
Open Space Plan Map YES NA NA
Provides trail connection from
east to west. Trail along
regional street right-of-way
should be considered.
7. The Urban Design Structures Plan:
a. General Intent of the Urban Design Structures Plan: The intent of the Urban Design
Structures Plan is to consolidate a coherent image and comprehensible legibility for
Westlake through development that:
i. Implements the applicable Street Typology streetscapes as presented in the
Urban Design Street Type map.
ii. Implements the applicable Intersection Typology as presented in the Urban
Design Plan map.
iii. Implements the applicable Trail Typology as presented in the Urban Design Plan
map.
iv. Implements the applicable Edge Typology as presented in the Urban Design
Plan.
v. Provides applicable active or other open spaces as shown on the Urban Design
Plan map.
vi. Implements recommended design standards for applicable design settings.
vii. Adheres to the recommended thematic plant list.
viii. Implements Town monument recommendations.
ix. Implements focal points and portals as identified in the Urban Design Plan.
Page 18 of 23
x. Adheres to thematic forms and material recommendations of the Urban Design
Plan.
b. Application compliance with the Urban Design Structures Plan:
URBAN DESIGN
STRUCTURES PLAN Si
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COMMENTS
Implement applicable
Street Typology
YES YES NA
Plan shows a Regional Arterial
as specified with organized
landscape patterns as
recommended…need
specifics, including ROW
dimensions and detailed
design.
Implement applicable
Intersection Typology YES? NA NA
Intersection enhancement is
shown but design is not
sufficiently detailed to identify.
Implement applicable
Trail Typology UNSURE NA NA
Plan does not indicate
recommended Regional Trail
within Regional Road ROW
Implement applicable
Edge Typology YES NA NA Plan shows Highway 114 edge
setback and landscaping.
Provide applicable
active or other open
spaces
YES NO NO
Plan shows Major Plaza and
central open space feature
Implement
recommended design
standards for
applicable design
setting
UNSURE NA NA
Not sufficient detail to
determine
Adheres to the
recommended thematic
plant list
UNSURE UNSURE NA
Not sufficient detail to
determine
Implements Town
monument
recommendations UNSURE NA NA
Sample of freeway signs is
shown but monument locations
and elevations are not
provided.
Implements focal points
and portals as identified
in the Urban Design
Plan
NO NA NA
Portals and focal point
monuments are not indicated
or provided
8. The Storm Water Conservation Plan:
Page 19 of 23
a. General Intent of the Storm Water Conservation Plan: The intent of the Storm
Water Conservation Plan is to protect natural areas/ systems and promote conservation
practices through development that:
i. Implements applicable Storm Water Best Management Practices/
ii. Implements applicable Water Conservation Practices.
iii. Furthers implementation of Storm Water management or Water Conservation
programmatic and policy initiatives.
b. Application compliance with the Storm Water Conservation Plan:
STORM WATER
CONSERVATION
PLAN Si
t
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La
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Ar
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COMMENTS
Implement applicable
Storm Water Best
Management Practices
UNSURE UNSURE UNSURE
Not sufficient information or
detail
Implement applicable
Water Conservation
Practices
UNSURE UNSURE UNSURE
Not sufficient information or
detail
Furthers
implementation of
Storm Water
Management or Water
Conservation
programmatic and
policy initiatives
UNSURE UNSURE UNSURE
Not sufficient information or
detail
9. Facilities and Town Hall Plan:
a. General Intent of the Town Hall Plan: The intent of the Facilities and Town Hall Plan
is to provide emergency and municipal services for the current and future 24 hr. and
daytime population through development that:
i. Supports/provides funding of improved services.
ii. Provide facilities or a facility site within the applicable service area.
iii. Provides a Town Hall site or facility.
b. Application compliance with the Town Hall Plan:
Page 20 of 23
EMERGENCY
FACILITIES AND
TOWN HALL PLAN Si
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COMMENTS
Supports/ provides
funding of improved
services
UNSURE UNSURE UNSURE
Not sufficient information or
detail
Provides facilities or a
facility within the
applicable service
area
UNSURE UNSURE UNSURE
Not sufficient information or
detail
Provides a Town hall
site or facility UNSURE UNSURE UNSURE Not sufficient information or
detail
II. STAFF REVIEW COMMENTS RELATIVE TO DEVELOPMENT AND DESIGN
1. General:
Moving density from within the town out to the highway frontage and creating pedestrian
friendly environments, as proposed, are generally supported by the 2015 Comp Plan.
2. Utilities (including on and off-site extensions and easement dedications):
Utility information not provided.
3. Stormwater (including on and off-site facilities and easement dedications):
Storm water Management design not provided in application.
4. Setbacks/Building Lines:
Urban street is generally consistent with Town Square street sections of Ordinance 452
5. Parking/Fire Lanes:
More detail needed.
6. Solid Waste Collection Facilities:
Details not provided, concept only
7. Traffic Access Management/Internal Site Circulation and Connectivity to Adjacent
Property Tracts (both owner’s and non-owner’s tracts):
TIA and traffic analysis needed
Page 21 of 23
8. Site Design
A. Materials, Building Design, Architecture, and Hard Screening
Details not provided, concept only
B. Landscaping and Landscape Screening
Details not provided, concept only
C. Signage
Details not provided, concept only
D. Lighting
Details not provided, concept only
E. Water Features/Public Art
Details not provided, concept only
F. Pedestrian Circulation (within the site)
See Comp Plan comments above
G. Pedestrian Access (around perimeter of and to the site)
See Comp Plan comments above
H. Trails/Open Space
See Comp Plan comments above
III. FINAL STAFF COMMENTS RE: COMP PLAN AND THIS ZONING CHANGE REQUEST
Site Plan and supporting documents: Based on the above analysis of the application and
supporting documents, the proposed project generally conforms to the intent and recommendations
of the Comprehensive Plan Elements with a few exceptions as noted in the tables above.
Land Use and Development Square Footage: The additional office square footage (transferred
from PD 3-3 to PD 3-5) is generally consistent with the intent and recommendations of the
Comprehensive Plan Elements. It is recommended and encouraged that future transfer of office
square footage be taken from PD3-3. High-quality design, construction, and attainment of various
types of high-quality housing is recommended in order to continue the community supported desire to
be unlike all other suburbs. Also, the Comprehensive Plan (pages 306 and 308) identifies the need
for Office-Driven Mixed Use as one means of employee retention.
Building Height: The height additions requested are generally consistent with the intent and
recommendations of the Comprehensive Plan elements.
Page 22 of 23
Road Connections to the South: As the proposed phases of this project are implemented, a TIA for
each phase will be needed to determine the extent to which off-site road extensions/ connections may
be required to maintain a Level of Service (LOS) D or less. The Comprehensive Plan recommends a
maximum LOS of D. The Comprehensive Plan Thoroughfare Element sought to bring Ottinger north
to 114 east or west of Lake Turner. Approval of this application displaces the Ottinger issue to a
future date when the need for such connection may be more material. The conceptual plan does not
include the 114 ramp connection to the service road on the north property boundary. This connection
should be considered in the future TIA/ traffic studies.
Page 23 of 23