HomeMy WebLinkAboutAgenda Items 3-5 presentationPlanning & Zoning Commission
Item 3: Zoning Map Amendment
Item 4: Zoning Change Request
Item 5: PD Site Plan Submittal
2/15/16
Amending Section 102-31(A) “Zoning Map”
•Shows all approved zoning to date –each time a zoning change
occurs, the map is automatically updated
•Updating this section will:
•Increase transparency and accessibility
•Align 102-31(A) with current best practices
•Does not mitigate any notification, public hearing, or approval
processes required for the zoning or rezoning of any property
Item 3
Current Section 102-31(A) Language
Sec. 102-31 -Zoning map
(a) Designated; rezoning of property. Exhibit A attached to
Ordinance No. 521 is hereby adopted as the Official Zoning Map
of the Town of Westlake and shall be identified and maintained by
the town in accordance with the provisions of this chapter, as
amended from time to time. The Official Zoning Map incorporates
the rezoning of properties in the town to conform with the
Comprehensive Plan and this chapter.
Item 3
Proposed Section 102-31(A) Language
Section 102-31 -Zoning Map
(a) “Designated; rezoning of property.” (1) The boundaries of the zoning district set out herein are delineated upon a zoning district map of the town; duly adopted by the Town Council and adopted as part of this chapter as fully as if the same were set forth herein in detail.
(1) One original of the official zoning district map shall be filed in the office of the town secretary. This map shall be the official zoning district map and shall bear the signature of the mayor and attestation of the town secretary. In case of any question, this map, together with any amending ordinances, shall be controlling.
(2) A copy of the zoning district may also be placed in the office of the town planner. The copy may be used for reference and if so used, shall be maintained up-to-date by posting thereon all subsequent amendments. Reproductions for informational purposes may be made of the official zoning district map.
Item 3
PD 3-5 Zoning Change Request
•Subject property is 154 +/-acres owned
by Hillwood Properties
•Planning Area (or sub-area) of the
Planned Development 3 Zoning District
(PD 3), otherwise known as the Circle T
Ranch
•Request made as part of Project Blizzard
Item 4
Current Uses Established by Ord. 452 (2004)
•Mixed Use
•Includes retail, hotel, restaurant, office, and residential
•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
•Maximum aggregate floor area of 884,505sf (Outside of Mixed Use Area)
•Residential
•Limited to 275 Single Family Residential dwelling units
•Permitted Attached (i.e. townhomes) or Detached
Item 4
Requested Amendments to PD 3-5
1.Divide PD 3-5 into two separate Planning Areas:
PD 3-5A –Mixed Use Development
PD 3-5B –Corporate Office Campus
2.Increase allowable building area in PD 3-5A/B
3.Decrease allowable building area in PD 3-3 by an equal amount
4.Amend the maximum allowable building heights in PD 3-5A/B
5.Amend Development Standards regulating PD 3-5A/B
Item 4
Building Height Comparison
EXISTING PROPOSED
PD 3-5 PD 3-5A
Mixed Use Lesser of 4 stories or 60'Mixed Use Lesser of 6 stories or 90'
Office Lesser of 4 stories or 60'Non-Mixed Use Lesser of 8 stories or 90'
Residential 35'Residential 35'
PD 3-5B
Office/Commercial Lesser of 6 stories or 90'
*No building to exceed 735' MSL
Item 4
Item 4
PD 3-5 Split Item 4
Important Points to Consider
•Requested amendment does not change the aggregate maximum
allowable building square footage in Planned Development District 3
•Requested amendment does not change or modify existing residential
entitlements, except to the extent that:
1.Residential uses are restricted to the PD 3-5A Planning Area
2.Mixed-Use development standards are restricted to the PD 3-5A Planning Area
•No additional permitted uses beyond existing –channeling development
Item 4
Maximum Allowable Square Footage Comparison Item 4
EXISTING
PD 3-5 PD 3-3 TOTAL
Mixed Use 1,305,060 N/A 1,305,060
Non-Residential*884,505 1,700,000 2,584,505
TOTAL 2,189,565 1,700,000 3,889,565
Residential 275 units N/A 275 units
PROPOSED
PD 3-5A PD 3-5B PD 3-3 TOTAL
Mixed Use 350,000 N/A N/A 350,000
Non-Residential*1,010,000 1,160,000 1,364,000 3,534,000
TOTAL 1,360,000 1,160,000 1,364,000 3,884,000
Residential 275 units N/A N/A 275 units
Alignment with Comprehensive Plan
•Land use and development square footage not increasing
•Building heights in alignment with Comp Plan
•Prior to construction the developer must formally submit:
PD Concept Plan, followed by
PD Development Plan, followed by
PD Site Plan, followed by
Construction Plans
•All must comport with Comprehensive Plan Elements as well as
applicable Town and PD ordinances
Item 4
Staff Recommendation
•P&Z Recommends Approval of the Following:
1.Ord. XX –Transfers sf. from PD 3-3 to PD 3-5
2.Ord. XX -Redefines boundaries of PD 3-5A & amends
development regulations
•Mixed use, office, hotel, and 275 residential units
3.Ord. XX -Creates PD 3-5B
•Office and commercial uses
Item 4
PD Site Plan: Davis-114 Retail Corner
•Part of the Entrada Mixed Use Development
•Located at the intersection of SH 114 and Davis Blvd
Item 5
PD Site Plan Basics
•Required as a condition of zoning (Ord. 703)
•Shows lot layouts, elevations, architecture, landscape design
•A visual representation of the proposed built environment
•Provides a mechanism to verify that
1)The proposed development will reflect what was presented by the
Developer during the zoning approval process
2)The development will live up to the high standards of Westlake
Item 5
Zoning Requirements
•Development Standards
•Design Guidelines
•Roadway Design Standards
•Concept Plan
•Lighting Plan
•Dedication of water and sewer easements
•Landscape Plan
•Streetscape Plan
•Sidewalk and trail connectivity
Item 5
Components of the Davis-114 Retail Corner
•Spanish-Catalonian village design theme and architecture
Item 5
7,328sf office space
17,320sf retail space
1,300sf restaurant space
1,900sf Starbucks
3,300sf sales center
110ft tall bell tower
Commercial SF Approved and Proposed
Building Use SF
CVS Retail 12,900 *Approved 12/14/15
CVS SF Subtotal 12,900
Primrose Institutional 12,070 *Approved 12/14/15
Primrose SF Subtotal 12,070
Starbucks Restaurant 1,900
Sales Center Office 3,300
Retail 1 Restaurant 1,300
Office/Retail Office 7,328
Office/Retail Retail 17,320
Davis-114 Retail Corner SF Subtotal 31,148
Grand Total 56,118
Item 5
*At 1500:1 commercial/residential ratio up to 30 residential units may be
permitted this calendar year (37 entitled at this level of commercial sf).
Item 5
Site Layout
Key Design Elements –“The First Look”
•Essential visual qualities of the Spanish-Catalonian village archetype
•Scale
•Architecture & Topography
•Creating the landmark icon –The Entrada Bell Tower
•Maintaining the livability and feel of a pedestrian-centric village
•Organic, connected assemblage of structures
•Appearance of traditional construction methods
Item 5
Panoramic View
Item 5
Item 5
View from south end of retail/office building looking north
Item 5
View from southwest looking towards office/retail. Note the remnant wall in the foreground
Item 5
Office Elevation -North
Item 5
Sales Office Elevations
Bell Tower elevation as viewed from the southwest
Item 5
Staff Recommendation
•Staff recommends this PD Site Plan subject to the conditions
listed in the Staff Report, in addition to the following:
1.Eliminate horizontal orientation of glazing lites (windows)
•Final comments from Town’s consulting architect to be
addressed at the time of construction plan submittals
Item 5