HomeMy WebLinkAboutPlanned Development 3-5 Zoning Request presentationWestlake Town Council 2/22/16
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 9
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
•Any Permitted Uses Not Built to Mixed-Use Guidelines
•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 9
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 9
Building Height Comparison
EXISTING PROPOSED
PD 3-5 PD 3-5A
Mixed Use 4 stories or 60'Mixed Use 6 stories or 90'
Office 4 stories or 60'Non-Mixed Use 8 stories or 735 MSL
Residential 35'Residential**35'
PD 3-5B
Office/Commercial 6 stories or 90'
*No building to exceed 735' MSL
**Applies to residential units outside of a mixed use area
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PD 3-5 Split Item 9
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
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Maximum Allowable Square Footage Comparison Item 9
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 9
Recommendation
The Planning and Zoning Commission voted unanimously to recommend the
following for approval:
•Ordinance 768,modifying PD 3-3 as the “sending district,” transferring
certain office/commercial square footage to PD 3-5A and 3 -5B as outlined
in the proposed ordinance
•Ordinance 769, creating PD 3-5A from PD 3-5
•Ordinance 770, creating PD 3-5B from PD 3-5
Item 9
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 10
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
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Zoning Requirements
•Development Standards
•Design Guidelines
•Roadway Design Standards
•Concept Plan
•Landscape Plan
•Streetscape Plan
•Sidewalk and trail connectivity
•Lighting Plan
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Components of the Davis-114 Retail Corner
•Spanish-Catalonian village design theme and architecture
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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
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*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).
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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
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Panoramic View
Item 5
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View from south end of retail/office building looking north
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View from southwest looking towards office/retail. Note the remnant wall in the foreground
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Office Elevation -North
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Sales Office Elevations
Bell Tower elevation as viewed from the southwest
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Staff Recommendation
•Staff recommends this PD Site Plan subject to the conditions
listed in the Staff Report
•Final comments from Town’s consulting architect to be
addressed at the time of construction plan submittals
Item 10
Amending Chapter 26 –P&Z Vice Chairman
•Allows the Planning and Zoning Commission to appoint a
Vice Chairman to serve in the absence of the Chairman
•Provides procedural clarity
Item 11
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 12