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HomeMy WebLinkAboutAM Zone Chg PPlat-Tierra Bella04-09-07Town of Westlake Memo To: Honorable Mayor and Members of the Board of Aldermen and the Honorable Chairman and Commissioners of the Planning and Zoning Commission From: Trent Petty, Town Manager Subject: Joint Board workshop of Board of Aldermen and Planning and Zoning Commission and Regular Scheduled Meeting of Board of Aldermen on April 9, 2007 Date: April 4, 2007 ITEM 1) Conduct a public hearing and consider an ordinance regarding a zoning change request for approximately 54.77 acres of land, described as the following: Charles M. Throop Survey - A1107, Tr 1B4; A1510, Tr 1B03; A1510 Tr 7A01 and A1510, Tr 7A01A; A1510, Tr 7A2 and A1510, Tr 7A5; and the TW Mann Survey - A1107, Tr 1B and A1510, Tr 1B1; previously zoned R-1 and Office Park, into one residential PD and related Site Plan. 2) Consider an ordinance regarding an application for a preliminary plat being approximately 54.77 acres, described as the following: Charles M. Throop Survey - A1107, Tr 1B4; A1510, Tr 1B03; A1510 Tr 7A01 and A1510, Tr 7A01A; A1510, Tr 7A2 and A1510, Tr 7A5; and the TW Mann Survey - A1107, Tr 1B and A1510, Tr 1B1 BACKGROUND The Planning and Zoning Commission heard this case, known as Tierra Bella, on March 22, 2007 (minutes attached). The case was unanimously rejected by P&Z which has prompted the developer to alter the submittal to reduce the lot size in such a way as to increase his minimum lot size to match the minimum lot size approved for Glenwyck Farms. This new configuration reduces the total number of lots from 33 to 29 and increases the minimum size of the lots from 31,800 sq. ft. to 34,850 sq. ft. The smallest lot in Glenwyck Farms is 34,839. The resulting change in gross density is from .60 units per acre in the original submittal to .53 units per acre in the current proposal. Glenwyck Farms residential density is .80 units per acre. The submittal still contemplates dedication of all floodplain to the Town of Westlake to be maintained by the homeowners association. The applicant has also provided a comparison of his proposed PD to a proposal that would be for a straight zoned R 1 subdivision, which he already has the right to develop. Straight zoning such as R-1 zoning does not require dedication of the floodplain, rather it requires that only the floodway be preserved and that building in the floodplain is strictly limited. Thus, straight zoning would allow the developer to incorporate large areas of floodplain into backyards. Only in a PD, does the Town’s ordinance require 100% dedication of floodplain. The reduction in open space would be from 20.28 acres in the PD to 12.21 acres in the straight zoned option, a net reduction of open space of 8.07 acres. The net reduction in lots that would result if he were to proceed with an R 1 straight zoning case is 6 lots less (total 23) than the proposed 29 he would get with the PD. Planned Developments require the developer to incorporate the proposed development standards into his zoning request. These standards are attached for your review. They reflect the Town’s current R-1 zoning standards with the exception of lot size and a variable rear yard setback. All other development standards will meet or exceed the Town’s current R-1 design criteria. This case must be considered without any consideration given to any proposed financial contributions by the developer. Zoning decisions cannot be based on financial considerations proposed or offered by the developer. Rather, the zoning decision must be based solely on the development plan being proposed. Thus, no discussion should be initiated or allowed regarding any proposed financial contributions from the developer of this project during the consideration of this zoning case or related preliminary plat. The applicant has also submitted a preliminary plat to accompany the PD should the Board adopt the PD zone change request. Staff received the preliminary plat on April 4th, the same morning the agenda packets were due to go out to the Board. We will complete the preliminary plat review as soon as possible and provide it to the Board in the Friday deliveries.