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HomeMy WebLinkAboutJoint PZ TC Workshop Planned Development 1 PD-1 presentation 10-30-17JOINT WORKSHOP TOWN COUNCIL & PLANNING AND ZONING COMMISSION October 30th, 2017 Discussion of Current PD-1 Zoning Provisions & the Effect of the Comprehensive Plan on the PD-1 Zoning. Items to be covered: -PD1 101 -Comprehensive Plan Recommendations for PD1 -PD1 Development Review Process PD1 101 -History -Uses Allowed -Current Development Requirements According to the Westlake Code of Ordinances, the purpose of the PD, planned development district is to: 1.Provide for superior design of lots or buildings; 2.Provide for increased recreation and/or open space opportunities for public use; 3.Provide rural amenities or features that would be of special benefit to the property users or community; 4.Protect or preserve natural amenities and environmental assets such as trees, creeks, ponds, floodplains, slopes or hills and viewscapes; 5.Protect or preserve existing historical buildings, structures, features or places; 6.Provide an appropriate balance between the intensity of development and the ability to provide adequate supporting public facilities and services. First: What is PD Zoning? •The PD1 district was created in 1992 as the Town’s first PD district •The district was created in order to cover only the existing Solana development, constructed in 1988. •The Solana was originally approved in 1985 under the zoning categories of “Planned Office Park” and “Planned Office Park and Hotel” •The main purpose of PD1 was to allow the Solana development to more closely reflect the recently adopted 1992 Comprehensive Plan and to allow for reduced lot sizes below the 1992 minimum of 50 acres PD1 Facts & History PD1 Preliminary Plat Approved in 1986 Original PD1 Comprehensive Site Plan Approved in 1986 PD1 Final Plat Approved in 1988 PD1/Solana Development Under Construction in 1987 •The PD1 district is the only PD district that does not require a Concept Plan •Only Site Plans are required for development approval in the district •Many existing PD1 requirements including the setback provisions and 10% principal building coverage requirements were originally part of the “Planned Office Park (and Hotel)” zoning and later rolled into the PD1 requirements in 1992 PD1 Facts & History continued •In 2008, PD1 was expanded to 436 acres from 251.8 acres •In 2013, PD1 was split into three distinct planning areas:1.PD1-1 –Includes the Solana (251.8 acres)2.PD1-2 –Includes Entrada (85.9 acres)3.PD1-3 –Includes Granada (84 acres) •PD1-2 and PD1-3 are now governed by separate zoning ordinances apart from PD1-1 PD1 Facts & History continued PD1 Planning Areas •Office buildings (general and medical) •Educational Facilities •Hotels •Retail uses including restaurants •Institutional/Government Uses •Sports/Health Clubs PD1-1 Permitted Uses •Minimum Lot Area:Five acres •Maximum Lot Coverage (or building footprint) allowed for Principal Use Buildings (not including parking garages): 1,899,551 square feet (10% of 436.077 acres). •Total remaining for future construction: 1,451,551 square feet PD1-1 Current Development Requirements •100 feet from any public street; •200 feet from SH 114 •500 feet from Granada & Glenwyck Farms •100 feet for side and rear yards* * Replats are allowed to reduce this number PD1-1 Current Development Requirements cont. Building Setbacks •735 feet above mean sea level (this could allow possibly up to nine stories tall along SH 114) •Exceptions (as required by the Code of Ordinances):-Roadway Slope Restrictions-Residential Proximity Slope Restrictions Maximum Height PD1-1 Current Development Requirements cont. Maximum Height Roadway slope -2:1 slope minimum from adjacent roadways: PD1-1 Current Development Requirements cont. Maximum Height Residential slope -5:1 slope minimum from adjacentresidential: PD1-1 Current Development Requirements cont. •All other PD1-1 development requirements are contained in the Code of Ordinances including but not limited to: •Landscaping •Parking •Building façade requirements •Lighting •Tree mitigation NOTE: PD1-1 does not contain any specific design, landscaping, open space or buffering requirements PD1-1 Current Development Requirements cont. COMPREHENSIVE PLAN RECOMMENDATIONS FOR PD1-1 1992 Comprehensive Plan Compliance •PD1 was written & approved in 1992 in order to implement the recommendations of the 1992 Comprehensive Plan (approved as Ordinance 199) •In fact all PD1 ordinances & subsequent amendments state that present development within PD1 conforms to the 1992 Comprehensive Plan. •Given that PD1 was approved with a waiver to the requirement for a Concept Plan, the 1992 Comprehensive Plan has effectively acted as the Concept Plan 1992 Comprehensive Plan Land Use Plan PD1 2013 Land Use Plan Amendment PD1 2015 Comprehensive Plan Compliance •The 2015 Comprehensive Plan differs from the 1992 plan in that the emphasis on Land Use is transferred somewhat to land intensity & character of development. •Therefore, multiple uses including residential uses are allowed within commercial land use districts provided the character of the development meets the Town’s goals and objectives as stated in the plan. 2015 Comprehensive Plan Land Use Plan PD1 2015 Comprehensive Plan -Parks & Open Space Plan PD1 2015 Comprehensive Plan -Trails Plan PD1 2015 Comprehensive Plan -Thoroughfare Plan PD1 2015 Comprehensive Plan –Design Structure Plan PD1 2015 Comprehensive Plan –Housing Plan PD1 2015 Comprehensive Plan and PD1-1 FAQ’s Question: Does any new development in PD1-1 have to comply with the 2015 Comprehensive Plan? Answer: No, provided the new development complies with the PD1 provisions currently in place. Question: Does the Comprehensive Plan supercede or pre-empt the PD1 requirements? Answer: No. The Comprehensive Plan serves as a policy guide, or road map, to assist Town staff, the Planning and Zoning Commission, and Town Council in making future development decisions that deviate from current zoning requirements and entitlements that are vested on properties. These decisions are typically undertaken on a case-by-case basis as part of a development and/or rezoning request. Question: Is PD1-1 currently in compliance with the 2015 Comprehensive Plan? Answer: No, the 2015 Land Use Plan allows for future transitional residential uses in PD1-1 while the zoning does not. Additionally, The 2015 Land Use Plan shows Open Space and a Community Park on the western portion of PD1, for which there are no provisions in the PD1-1 zoning or the 1992 Comprehensive Plan. PD1-1 DEVELOPMENT REVIEW PROCESS •PD1-1 does not require a Concept Plan & does not contain a Development Plan, both of which are required for PD’s by the Code of Ordinances. •Since the Concept Plan & Development Plan are waived, only a Site Plan is required for development approval. •The Site Plan only needs to show significant compliance with the PD1-1 provisions & Code of Ordinances in order to be approved What is required to in order to build in PD1-1? What is required to in order to build in PD1-1? •Provided all provisions of PD1-1 significantly met, the following flow chart illustrates the development review process: Site Plan Application DRC Review Planning and Zoning Commission Town Council Upon Site Plan Approval Plat Application DRC Review **Planning and Zoning Commission **Town Council Upon Plat Approval Building Permit Application Permit Issuance ** If applicable PD1-1 Site Plan Required Information •Location of all structures •Streets and sidewalks •Off-street parking and loading •Landscaping •Drainage •Lighting •List of variances •View analysis PD1-1 Additional Site Plan Approval Provisions Code of Ordinances “(e) Conditions.The commission, or the Council on appeal, may establish such conditions to the approval of a PD site plan as are reasonably necessary to ensure that the approval criteria are met. (f)Appeal from commission action.If the commission approves a PD site plan with conditions or if it disapproves a PD site plan, the applicant may appeal the decision to the Council by filing a written request with the town secretary within ten days after the commission's decision. (g)Variances.If the applicant requests a variance from PD Ordinance standards or other ordinance requirements, the variance request will be forwarded to the Council with the commission's recommendation for decision.” Questions and Discussion?