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HomeMy WebLinkAboutWilbow Presentation The Knolls at Solana 10-16-17The Knolls at Solana Development Plan Proposal P&Z Meeting Presentation October 16, 2017 Four Truths •The property has vested zoning allowing office development. It is a false choice that the property will never be developed. •There is a pending lawsuit regarding the definition of the 500’ setback among Glenwyck residents, the Town of Westlake and Blackstone. The litigation will have a binary outcome –one side will win, one will lose. •The vested office zoning predates The Comprehensive Plan. The Comp Plan’s designation of open space and a community park in no way modifies the existing approved PD. Only a new rezoning application is obligated to comply with the Comp Plan. •The proposed project is in compliance with the Comp Plan. The proposed Plan has been responsive to community input with multiple rounds of revisions over the last year. The Revised Plan, as presented tonight, represents significant improvements adopted directly from public input at last week’s Public Forum. The Knolls at Solana –Concept Plan The Knolls at Solana –REVISED PLAN Project Development Features •Total Land Parcel -62.5 acres •Open Space –Now 39.8 acres, up from 37.2 acres (35.5 acres in the Comp Plan) •Proposed Setbacks •Glenwyck –Now 290‘up from 150’ non-disturbance land preserve •Granada –150’ non-disturbance land preserve + 65’ trail zone (existing) •Solana Blvd –Now 50’ down from 100’ non-disturbance land preserve •Complies with PD 1-1 10% coverage test •Westlake Utilities (Duct Bank, Water, Sewer) •Gated, private streets (asphalt with concrete rolled curbs) •Fire Marshal approved plan (street width, cul-de-sac radius, parking) •Visitor parking –Now 34, down from 42 spaces (33 required) •Westlake-experienced Custom Home Builders •Detailed Design Guidelines •Home Site Dimensions –80’ x 135’ minimum, average size: 13,900 sf •Building Height: Maximum two story (50% massing on 2nd floor) 12 homes deed restricted to one-story height Office Development Facts •Broad commercial uses are permitted –office, retail •Required 500’ setback of a building from the Glenwyck and Granada property lines •Setback does not include surface parking lots •No legal obligation to comply with the Comprehensive Plan •Building Height limited to 735’ above sea level (Solana Blvd: avg. 625’) •Development will require clear cutting of trees •Development will require mass grading to create a relatively flat surface “I don’t recall what Scott Simmons told us. However, I knew how it was zoned (commercial) and realized that it was subject to change. In fact, that lead to our decision to sell when we did.” Jim Billington, former Glenwyck resident Westlake Comp Plan –Parks and Open Space Westlake Comp Plan –Open Space Designation PART 1 –ASSESSMENTS “Office zoned land further from SH114 frontage could be considered for residential zoning” •Demand for high quality, low maintenance housing •Concern regarding heightened demand for storm water detention due to future vested office development •Residential water usage is significantly below standard office demand PART 2 –GOALS AND PRIORITIES Citizen Priority Statements •Maintain views of a largely undeveloped foreground •Create meaningful and purposeful buffers between single-family, lower density, residential uses and non-residential development •Provide park and recreation opportunities that serve Westlake’s population •Provide more undeveloped passive open spaces that serve less intense and contemplative activities, such as an arboretum or natural preserve The Knolls at Solana –Comp Plan Compatibility PART 3 –THE HOUSING PLAN “The older population of Westlake desires to continue residence in their Town. Other high price point housing options are needed.” •Commercial 2 District is meant to be a transition from highway fronting commercial to landscape dominated residential •A wider spectrum of high-quality housing types will broaden the appeal of Westlake for executive decision makers •Introduction of product types appealing to older households will allow residents to remain in the community and downsize to a more suitable home •Product types could be priced over $1 mm, but would come in lower maintenance forms such as villas and small-lot detached homes without sacrificing quality •The ideal size of these projects is 15 to 35 acres, ideal for small parcels north of Dove Rd, as a transition between residential and commercial development The Knolls at Solana –Comp Plan Compatibility (2) The Knolls at Solana –Trail Map Compliance with Westlake Comprehensive Plan •Open space area exceeds Comp Plan goal •Reduced impacts on traffic, water usage, storm water detention •Provides undeveloped passive open space •Provides improved park and recreation opportunities •Provides meaningful transition from commercial to residential •Introduction of housing type appealing to older households Low impact development approach •Streets only, no lot improvements until homes are built •Minimal grading to meet safe street slopes •Knolls are preserved as open space •Comprehensive tree preservation and mitigation Community Benefits Westlake Academy Impacts Wilbow Contributions •2016, 2017 Artist Sponsorship –Gallery Night, Baja •Granada Phase II -$430,000 •The Knolls at Solana -$650,000 (proposed) Potential Low School Impacts •Vaquero Villas (47 homes) –5 Homes, 6 school-age kids Donation:$10,000 for public art to the Town of Westlake and/or the Public Art Committee Location: At a location within the boundaries of the 62.5 acre parcel, to be selected by either the Town of Westlake Public Art Committee or by Town Council Competition:Wilbow encourages the concept of a public art competition managed by the Public Art Committee Maintenance:To be provided by the Knolls Homeowners Association Timing: Public artwork complete and installed by the end of 2019 Public Art Proposal Corner of Glenwyck and Granada Properties 50 Feet From the Glenwyck Property Line 100 Feet From the Glenwyck Property Line Cross-Section Analysis –Proposed Grading Cross-Section #1 –West Side Cross-Section #2 -Central Cross-Section #3 –East Side Cut-Fill Analysis –Red/Orange/Yellow Cuts The Knolls at Solana –Tree Survey The Knolls at Solana –Tree Mitigation Impact •10 identified evenly spaced 0.1 acre Sample Areas (Town approved) •DBH (diameter breast height) measured per Town specifications •East Side (17.6 acres) •4 Sample Areas •Protected Trees –105 per acre at an average diameter of 9.6 inches •Economic Impact (not including replanting commitments) •3.04 acres (26 bldg pads x 5,100 sf) = 320 trees •320 trees x 9.6 inches x $100 per inch = $307,000 •West Side (27.5 acres) •6 Sample Areas •Protected Trees –162 per acre at an average diameter of 9.4 inches •Economic Impact (not including replanting commitments) •4.57 acres (39 bldg. pads x 5,100 sf) = 740 trees •740 trees x 9.4 inches x $100 per inch = $695,000 •Designation of a 100% non-disturbance land preserve in the 150’290’setback zone •Planting of pine trees in the Solana Blvd median •Interior canopy trees at 30’ spacing along community streets •Selective planting in the land preserve where clear areas exist •Home site replanting requirements (minimum two 3.5” caliper trees) •Floating post-tension foundations to minimize native tree impact •Environmental Enhancements –rainwater collection, bio-swales •Park improvements or Sam School Road frontage land dedication •Public Art Donation The Knolls at Solana –Tree Mitigation Proposal Original Grade Fill (non compacted) Piers Installed Slab Poured Slab Lifted 1 2 3 4 Floating Post-Tension Slab Technology Protecting Tree Roots Westlake Housing Market Source: Residential Strategies Westlake Housing MarketSource: Residential Strategies Comprehensive Design Guidelines •Vigorous architectural review •Each home unique. No repetition rule •Guidelines combine best of Vaquero and Granada requirements •Authentic architectural styles including Transitional and Contemporary •Minimum 3,000 sf and maximum 5,999 sf living area •3 car garages required with placement of doors and motor courts regulated •Second story massing limited to 50% of first floor footprint •12 homes south of ridge line deed restricted to one-story building height •100% masonry required •Roofs of clay tile, slate, standing seam metal or contemporary low profile •Suspended slab, stem wall or basement foundations •Dark sky exterior lighting •Rainwater collection and native plants encouraged •Wrought iron type fencing or living screen only Architecture Example Architecture Example Architecture Example Architecture Example Architecture Example Architecture Example Community Outreach Town of Westlake Hosted Public Forum on October 9 Mayor’s Monthly Coffee Glenwyck Meeting with HOA President Meetings with Colin Stevenson and Neil McNabnay Meetings with multiple residents Granada Hosted two Town Hall meetings (Town staff attended) Meetings with multiple residents Letters of Support/Non-Opposition Neighborhood leaders Glenwyck HOA Granada Home Builders Letter of Non-Opposition –Glenwyck HOA Letter of Support –Glenwyck Resident Letter of Support –Granada Resident Letter of Support –Carlyle Court Resident Letter of Support –Vaquero Resident Four Truths •The property has vested zoning allowing office development. It is a false choice that the property will never be developed. •There is a pending lawsuit regarding the definition of the 500’ setback among Glenwyck residents, the Town of Westlake and Blackstone. The litigation will have a binary outcome –one side will win, one will lose. •The vested office zoning predates The Comprehensive Plan. The Comp Plan’s designation of open space and a community park in no way modifies the existing approved PD. Only a new rezoning application is obligated to comply with the Comp Plan. •The proposed project is in compliance with the Comp Plan. The proposed Plan has been responsive to community input with multiple rounds of revisions over the last year. The Revised Plan, as presented tonight, represents significant improvements adopted directly from public input at last week’s Public Forum. The Knolls at Solana –REVISED PLAN