HomeMy WebLinkAboutStaff Report Entrada Development Plan TOWN OF WESTLAKE, TX
STAFF REPORT TO PLANNING & ZONING COMMISSION/TOWN COUNCIL
ENTRADA DEVELOPMENT PLAN
Date: 10-9-2013
Request: Approval of a Development Plan for PD1-2 Entrada
Agenda Item: Consideration of a Development Plan for PD1-2 Entrada
CASE INFORMATION
Development Name: Westlake Entrada
Location: The subject property is generally located at the northeast corner of FM 1938
and Solana Boulevard. Subject site is bounded on the south by Solana Boulevard, on
the west by FM 1938 (Davis Blvd), on the north by SH 114, and to the east by the
Solana office park development that is part of the PD1-1 zoning district.
Owner: Maguire Partners-Solana Land, LP (Mehrdad Moayedi)
Applicant: Jeffory D. Blackard
Developer: Centurion American Development Group
Acres: 85 acres (approx.)
Approved Use(s): The approved uses for this tract are set out in Ordinance No. 703.
Generally speaking, the approved uses utilize a Spanish architectural theme to create a
European style village that blends a wide range of various uses: offices, governmental,
retail, restaurants, business services, medical services, entertainment establishments,
single family residential detached homes, villas, town homes, and condominiums.
These uses are located around or largely a major water amenity (lake).
I. DISCUSSION OF COMPREHENSIVE PLAN AND ZONING RELATED TO THIS
DEVELOPMENT
A. Comprehensive Plan. Prior to the zoning (which was unanimously recommended
by the P&Z Commission and approved unanimously by the Town Council), the Land
Use Component of the Town's Comprehensive Plan was amended to provide for all the
uses proposed for the zoning that was requested for this tract in April of this year.
B. Zoning. Public Hearings were held by both the Commission and Town Council, as
required by law, in considering the zoning change request for this site. These hearings
culminated in the Town Council's consideration of Ordinance No. 703: Amending the
Permitted Uses and Development Regulations of Planning District 1-2 (PD 1-2) Including
Development Guidelines, Design Standards, Residential Development Standards,
Roadway Design Standards, Signage Standards, and the Concept Plan for PD1-2 to
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Allow for a Mixed Use "Village"Planned Development on an 85 Acre (approx.) Zoning
was approved for this district on April 22, 2013.
Ordinance No. 703 amended the permitted uses, special uses, and development
regulations of this newly established Planning Area 2 (PD 1-2) to allow for a mixed use
planned development styled after a Spanish village. Permitted and special uses include
office, governmental, retail, restaurants, hotels, as well as residential uses (single family
residential detached, and villas or townhomes). Ordinance No. 703 also imposes
certain requirements on building materials, roofing materials, and the pace of
development of residential to commercial structures. Included in the regulations
which govern development in this district contained in Ordinance No 703 are:
• Development Guidelines for Planning Area 2, PD 1-2
• Design Standards for Planning Area 2, PD 1-2
• Residential Standards for Planning Area 2, PD 1-2
• Roadway Design Standards for Planning Area 2, PD1-2
• Concept Plan for Planning Area 2, PD 1-2
Adoption of the zoning in Ordinance No. 703 also included the following Staff
recommendations for adoption:
• Solana Boulevard additional lanes on the south side of the subject tract shall be constructed by
the developer as stipulated in a development agreement to be executed at site plan/plat approval.
• Dedication of water and sewer easements for public lines. All on-site and off-site water and
sewer improvements necessary to serve the development are the developer's responsibility.
• The developer shall pay, via a development agreement, a pro-rata share of the costs for
signalization, per a traffic impact study approved by the Town, of the intersection at Davis Blvd.
and Solana Blvd or any other intersections near or on his development.
• A detailed landscape plan and parking plan must be submitted with the Site Plans.
• A detailed streetscaping plan shall be submitted showing how it will be integrating and
transitioning well in terms of aesthetics with the development at the southeast corner of FM 1938
and Solana Boulevard.
• Sidewalks and trails internal to the site will need to connect by access points to sidewalks, trails,
or pubic rights-of-way on the perimeter of the site as well as to sidewalks or trails on adjacent
tracts.
II. DISCUSSION OF THIS DEVELOPMENT PLAN
A. Purpose of a Development Plan. If development involves land uses not contained
in the current zoning, the zoning must be requested for change as was the case for this
tract. Approved zoning must include a Concept Plan. Next, the Town can then require
the developer to prepare a Site Plan for all or portions of the tract or prepare a
Development Plan for the entire tract. If the Development Plan option is selected, once
the Development Plan is approved, the developer can then submit site plans for
portions of his development, however, these site plans must comport to the approved
Development Plan. If this approach is used, the practical effect is that the Development
Plan becomes a master site plan and all the site plans for portions of the site must fit
within the template created by the Development Plan for the entire site. Staff
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recommended to the developer to utilize the Development Plan option as it provides an
overall "road map" for development of the entire tract and gives both the Town and
developer to go into even greater detail on site plans for specific buildings and/or
portions of the site.
B. Design Plan Comportment to the Zoning Concept Plan. The purpose of the
Concept Plan is to provide an overall eg neral design layout that shows the general
locations of uses as well as major design features such as water features. The Concept
Plan is intended to guide the preparation of the Development Plan. There are a few
differences between the Concept Plan adopted with the zoning via Ordinance No. 703
and the Development Plan approved by the zoning. However, Staff views these
differences as either a.) not being a substantive difference or b.) the difference as laid
out on the Development Plan improves the site layout (such as new location of the
amphitheatre as well as the shape and configuration of the water feature).
C. Criticality of Design and Its Relationship to the Success of the Development
Plan. In Staff's view, design and the execution of good design are paramount for the
success of the implementation of the vision, planning, and the zoning regulations for this
rp olect. For this reason, it is imperative that the following, as approved as a part of the
zoning (Ordinance No. 703) for this tract, be followed by the Development Plan for this
tract:
1.) Development Standards. The Development Standards for this zoning
establish standards to achieve the goal of a site design that creates community
with a balanced sustainable mix of uses blended as a village. According to these
Development Standards, buildings are multi-use and follow the size, scope, scale
and variety of a small European (Spanish) village. Further, the Development
Standards intend to promote an efficient pedestrian access network between
residential and non-residential uses. The physical relationship between the
development, adjacent properties, public streets, neighborhoods, and the natural
environment is created by:
• Site design that mimics the efficient pedestrian patterns that have evolved
in European villages
• High quality street and sidewalk-oriented environments that support
pedestrian mobility and are appropriate to the roadway context
• Ensuring large sites are developed in a manner to support and encourage
connective, cohesive visual identity, and attractive street scenery.
Key design elements have been identified in these Development Standards
which are intended to achieve this type of development. They are: 1.) centrally
located parking areas, 2.) use of structured parking, 3.) building size and shape
variety, 4.) varied orientation of buildings to other buildings and the street, 5.)
multiple building faces (4-sided building architectural design), 6.) pedestrian
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friendly environment and 7.) use of public art as well as sitting and gathering
spaces throughout. The Standards espouse being flexible enough "...for creative
building solutions, while being prescriptive enough in areas necessary to
preserve consistency throughout the development..."
Key development features identified in the Development Standards include a
plaza, amphitheater, waterfront homes, bridges and water features, chapels,
open space with trails and landscaping as in a European village (i.e. these
standards are intended to not suburban commercial development type
landscaping).
2.) Design Guidelines, Building Design, Lighting, Parking, and
Architecture. The Design Guidelines establish design principles for PD1-2 that
shape building design including building massing, scale and rhythm, architectural
elements, entrances, facade treatments, lighting, signage, and streetscape.
Each permanent structure must have building elevation review and
approval from the Town prior to issuance of a building permit.
For residential buildings, only durable materials such as clay fired brick, natural
stone, granite, marble, stucco, and manufactured stone, and will be considered
primary materials for residential buildings in Entrada (note: manufactured stone
can only be used when approved by the Town Council). Native Texas stone
materials will be given primary consideration in the building material selection
process. Primary materials as describe here must comprise at least 80% of each
floor, excluding windows and doors. Other building material standards are
contained in the proposed Zoning Ordinance for this request as well.
Architecture should emphasize Spanish-Mission or Spanish type architecture.
Four-sided architecture is required for all buildings. Residential and townhomes
structures must have have 80% stone exterior wall materials.
Non-residential buildings must be 100% masonry except for doors and windows.
Brick, stone, cast stone, and stucco are approved materials for non-residenitail
buildings. Siding of any type is prohibited. Manufactured stone may be
approved by the Town Council via the Site Plan approval process.
No composition roofs are allowed. Roofing materials are limited to natural slate
or authentic clay tile, or have the appearance of slate or clay tile. Flat roofing
systems may me used where appropriately masked from street-level view
corridors by parapets and/or other architectural features. Standing seam metal
roofing may only be used for minor areas such as porches and patios and in
areas not generally visible.
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A lighting plan must be submitted at the site plan stage. Lighting must meet
reflect Town standards established by ordinance. Limited up-lighting may be
considered in the lighting for the chapel, bell tower, and town hall. Overhead
lighting for public and private parking areas must use full shielded and/or full cut-
off fixtures.
Parking standards for a mixed-use development are set out in the proposed
Zoning Ordinance. Additionally, other Town ordinances for parking apply unless
a parking analysis for a specific use is provided at site plan application and
approved by the Town. Parking garages are permitted, however, if they are
visible from streets or adjacent property, they shall have an architecturally
finished facade compatible with surround buildings and look like a regular
building, not a parking garage, unless approved otherwise by the Council via the
site plan process.
3.) Sign Regulations. Sign regulations proposed in the Sign Standards
for this rezoning request are the same or similar to those used on Planning
Districts located in the property known as the Circle T Ranch in Planning District
3-4. Additionally, the Design Guidelines speak to signage in this development as
well.
4.) Importance of Water Features, Public Gathering Areas, Trails,
and View Corridors. This Development Plan, in order to create a unique,
vibrant sense of place that draws people to it, must make effective use of its
central water feature (i.e the lake), public trails along this water feature, and
visually appealing view corridors. The success of this Development Plan hinges
on what the National League of Cities Making Cities Liveable initiative describes
as having a well-functioning public realm. By that they mean "...a well-
functioning public realm - meetings, encounters, dialogue among people young
and old with a diversity of backgrounds, acquaintances, friends and strangers -
that exists in multi-functional public places, squares and marketplaces..." The
Making Cities Liveable Initiative advocates that successful places like Entrada
must do this with "...the time-tested principles of appropriate human scale
architecture, mixed use shop/houses, and a compact urban fabric of blocks,
streets and squares, outdoor cafes and restaurants, farmers'markets and
community festivals also enliven the public realm..."
III. Recommendations Related to the Submitted Development Plan for PD1-2
Entrada
Staff recommends approval of this Development Plan with the two (2) phases shown
subject to the following stipulations:
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1. The Development Plan must have architectural engagement of all buildings to the
water feature in a way that accommodates public use of the trail (palisade) on the
water's edge.
2. All structures adjacent to the water, including those involving fee simple ownership,
must be handled dimensionally to maximize an aesthetically pleasing adjacency and
interaction with the water.
3. Location of the plaza in Phase 1 in relationship to the water feature must allow for a
high degree of public access to the water feature from this plaza. This should be done
in a manner that forces any and all vehicular access into the plaza space via a separate
conduit. This can be done in European village fashion with bollards defining the
vehicular path across the plaza ground plane, while separating cars from pedestrians
(note: the Arts District in Dallas has a street where this pedestrian and vehicular traffic
are separated with bollards as recommended here). This plaza should be extended to
or as near as possible to the water feature.
4. Attention must be paid to the architectural and spatial relationship of the storage
building that will surround the gas well pad site with the residential uses across the
street from the storage building. This includes some type of architectural feature at the
corners of the storage building to create architectural interest.
5. The entire residential area in the southwest quadrant of the tract must have a view
corridor established where all streets and lots are terraced in a manner whereby
residences on the street above another residence are viewing a roof top and horizontal
vista, not looking downward into a backyard.
6. The location of the proposed Town Hall building should be set to maximize and
create a public gathering area near the water, as well as interact well in terms of the
Town Hall's site's adjacency to the trail system that goes along the edge of the water
feature. This may mean moving it further away from the round-about in front of the
building.
7. Pedestrian bridge should be point of strong architectural interest creating a "Ponce
Vecchio" visual impact type bridge. The other bridge, which will carry vehicular, bike
and pedestrian traffic should be a significant design feature of this development as well.
Both bridges should be located to link well with public plaza areas.
8. A publicly accessible trail system must be located around the entire the perimeter of
the water feature with the exception of the villas' section. Locations for fountains,
benches, tables, public art, and other public gathering areas must be shown along the
trail system on the Development Plan. This trail shall have a point of inter-connection
with the trail system in Solana on the tract adjoining to the east.
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9. Engineering standards for this development must be approved with the preliminary
plat and must assist in carrying out the Staff's recommendations for the Development
Plan contained in this report as well as meet the intent of the design standards and
guidelines contained in Ordinance No. 703.
10. When the tract is site planned, both the southeast corner of FM 1938 (Davis) and
Solana Boulevard and the northeast corner of FM 1938 (Davis) and SH114 must,
include strong design public design elements that tie those corners to the intent of the
design standards and guidelines for this tract. Site plans for these corners shall
minimize surface parking from being the main visual feature at these hard corners (note:
requiring some berming when these locations are site planned may help with this). This
includes incorporating design features from the Town's FM 1938 Streetscape plan on
the side of the subject tract that abuts FM 1938. Also, a 3-4 foot stone wall that fits with
the site's design standards and guidelines shall be required around the perimeter of the
site on Solana Boulevard and FM 1938.
11. Show on the Development Plan the type of Town Edge landscaping that will be
utilized along the SH114 side of the tract. Also show where along this Town Edge
landscape zone the landscaping will consist of trees and when other treatments such as
vineyards, as proposed by the developer, will be used.
12. Approve use of Italian Cypress trees on the tract as the predominant tree of choice
for the landscaping.
13. All recommendations made by Staff in the Staff Report presented at the time of
zoning approval on April 22, 2013 continue in place (discussed above in Section I of this
report).
14. All site plans submitted subsequent to approval of this Development Plan shall
comport to all the design standards and guidelines as set out Ordinance No. 703.
15. A lighting plan must be submitted for this Development Plan that meets the
requirements of the Section 14 of the zoning ordinance for this site (Ordinance No. 703)
as well as Chapter 102 of the Town's Code of Ordinances. This plan should
emphasize use of bollard lights along trails, plazas, and gathering areas. It should also
emphasize shielded low intensity down lighting for parking lots and intersections.
16. A Master Landscape Plan for all common areas, right-of-ways, public and private
open spaces, and Town Edge Landscape zones must be submitted along with the next
Site Plan and before any buildings permits are issued, other than the Site Plan and
building permit for the Sales Office.
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