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Home My WebLink About12-14-00 TC packet material TOWN OF WESTLAKE MEMO TO: Chairman and Members of the Planning&Zoning Commission FROM: Trent Petty, Town Manager Dan C. Boutwell, Town Planh�r Jeff Williams, Town Engineer/ Eddie Haas, Traffic Planner Melanie Vanlandingham, Landscape Planner SUBJECT: Regular Meeting of December 14, 2000 DATE: December 12, 2000 ITEM: Conduct staff presentation followed by a Public Hearing to consider a concept Plan/PD Site Plan filed by Hillwood Development Corp. on 15.6 acres located in PD 3-7, Tract 7- 2,Lot 1. RECOMMENDATION: Staff recommends approval of the "Daimler-Chrysler Concept/Site Plan as submitted by Hillwood Properties, conditional to the staff comments being satisfied prior to the issuance of a building permit, BACKGROUND: Hillwood Properties has recently amended PD 3-7 to permit a campus office land use product. The Daimler-Chrysler Concept/Site plan is the first development to be proposed under this new scheme. The applicant has concurrently submitted the preliminary plat for approval. Comments regarding the preliminary plat are included in that item. The proposed development meets the general area regulations required in the amended PD regulations. It is significant to note that whereas the PD regulations pen-nit a FAR of 0.4 this development has a FAR of approximately 0.25. At the time of consideration of the rezoning of this property, it was recognized by all parties involved that the rezoning will require significant revisions to the Town's Land Use Plan, Thoroughfare Plan, Open Space Plan, and various utility plans. A number of comments provided by the Town staff are related to future revisions of these plans. These need to be addressed as variances to those plans. Until the master plans are revised, these issues would technically be variances. Because these variances are all defined in three broad areas; open space, flood plans dedication and road row, we have attempted to convey these to P&Z with the understanding that all may be worked out but that the Town must retain the authority for the strictest requirements in the event agreement cannot be reached. A general summary of the comments is as follows: Condition#1: Outdoor lighting plan for parking lots, driveways, and pathways has been provided. This plan addresses height of poles, foot candle measurements at ground level, and wattage of lamp(250W). Condition#2: As part of the site plan,the applicant should also indicate the type of light pole and provide an indication of degree of cut-off. Condition#3: Signs have not been provided on the site plan. All signs for this site are subject to future review and approval prior to issuing of any sign permit. Condition #4: Street "F" roadway (36') is not consistent with roadway cross-section V requirements per the Circle T PD Ordinance (4-lane divided roadway) or the 6-lane roadway requirement identified by the Town at the Zoning approval. -.Condition #5: A temporary roadway section, consistent with previous applied temporary roadway standards on PD3-1 (2-lane with left turn lanes) may be implemented as an interim improvement to construct 1/2 of the ultimate roadway plus necessary turn-lanes.; Condition #6: While the Town standards for Collector status streets allow for median openings a minimum of 300', the change in density of the area dictate a median spacing consistent with arterial streets (500' minimum). The proposed development plan would allow for median breaks at the two northern drives but restrict access to the southern most drive (right in/ right out only). The effects of these openings may not be conducive to median openings on Tract 7-3 (one full median opening and other controlled ingress/egress access points) or the lots north of the proposed development. Condition #7: Staff will review ultimate median cut needs in conjunction with the master Thoroughfare Plan update and reserves the ability to require changes. Condition #8: Article II, Section 4(E) 4 calls for deceleration lanes if ingress volumes exceed 50 vehicles in the design hour. Trip generation (ITE Code 715) for the morning peak indicates an inbound volume of 211 vehicles (about 70 per drive). Under current roadway conditions, low volumes do not dictate the need for such mitigation measure. Condition #9: The Town will require (at the developer expense) dedication of deceleration lanes at median openings and as necessary at minor accesses locations (right in/right out). 1. Roadway cross-sections (temporary and ultimate)(TED) should be depicted on the site plan. 2. Sidewalks are not depicted on the plan. If a trail system integrating all sites within PD3-7 is intended in lieu of sidewalks, a detailed plan must be provided to adequately address pedestrian integration. Landscape comments (Site Plan) 1. The plans shall be prepared by a registered engineer, architect, or landscape architect and bear his/her seal, signature and date. 2. Show locations and dimensions of all on site pavement and curbing. 3. Screen north side parking lot from the public road. 4. Regarding Acceptable Landscape Materials, the applicant should provide greater species diversity within the open space screen and parking lot shrubs. Reference Westlake acceptable materials. Landscape comments (Concept Plan) Staff recommends that the trail depicted in the open space plan run along the southern portion of the development and then continues north on the west portion of the development and tie back into Roanoke Road. This negates the need for a sidewalk on the west side of the roadway and provides a more scenic pedestrian conveyance opportunity. The applicant will have to illustrate the sidewalk however and request a variance from the Board of Aldermen. The open space will reflect the land included on the floodway on the Towns FEMA map. This area will be open space and be maintained by the Town.