HomeMy WebLinkAboutNeil McNabnay presentation 11-27-17The Town’s Preferred Alternatives
1.Preserve the Open Space Land as Open Space
NO to the zoning change request and NO to any future Site Plans
inconsistent with Concept Plan (the Concept Plan shows the Open
Space Land as Open Space).
2.Preserve the Open Space Land as Open Space
Enforce 10% Lot Coverage Rule (47,230 s.f.left to build within
PD1)
3.Preserve the Knoll Ridge
Approve the 56 Lot Plan
56 Lot Plan
Pursuant to the October P&Z Hearing, the Commission directed Wilbow
and the residents to work together on a revised plan.
Over the 4 weeks thereafter, Wilbow and the residents did just that and
obtained agreement on a 56 Lot Plan.
At the November P&Z Hearing, the Commission recommended that
Town Council approve the 56 Lot Plan (and rejected the 61 Lot Plan).
56 Lot Plan (cont.)
56 Lot Plan (cont.)
61 Lot Plan in Unacceptable
The 61 Lot Plan presented by Wilbow today is unacceptable.
Compared to the 56 Lot Plan agreed to by Wilbow and the residents, the
61 Lot plan:
1.Adds back an entire row of houses, and in one spot on the West
side, it adds back 2 rows of houses.
2.Results in the Knoll Ridge being shaved down from 6 to 16 feet
and complete removal of trees on the Knoll Ridge (the 56 Lot
Plan preserves the Knoll Ridge).
3.Results in 33 houses within the 500ft yard setback (the 56 Lot
plan results in 23 houses within the 500ft yard setback).
61 Lot Plan in Unacceptable (cont.)
56 Lot Plan Preserves the Knoll Ridge
The Knoll Ridge is what serves as the Town’s:
1.Noise Barrier
2.View Shed (pursuant to the Comprehensive Plan)
56 Lot Plan Preserves the Knoll Ridge (cont.)
56 Lot Plan Solana Blvd. Setback Transition Fits
The 56 Lot Plan fits as a transition from Solana Village Center to the East to Granada to the West:
1.Solana Village Center: 50ft Solana Blvd. setback
2.Wilbow’s 56 Lot Plan: 50ft Solana Blvd. setback with heavy tree cover
3.Granada: 100ft Solana setback with primarily no trees
Because of the heavy tree cover, Wilbow’s 56 Lot Plan provides more screening than the Village Center and Granada setbacks.
Wilbow’s proposed development has been pitched as a “transition” neighborhood, and with more screening than Village Center and Granada, the 56 Lot Plan goes above and beyond.
Solana Village Center 50ft Setback
Wilbow’s 56 Lot Plan
Wilbow’s 56 Lot Plan (cont.)
Wilbow’s 56 Lot Plan (cont.)
Wilbow’s 56 Lot Plan (cont.)
Granada
56 Lot Plan Approved and 61 Lot Plan Rejected
If the Town Council decides to grant Wilbow’s zoning change request, it
should approve the 56 Lot Plan, as recommended by the P&Z
Commission, because it preserves the Knoll Ridge and it provides
superior screening on Solana Blvd.
The 61 Lot Plan should be rejected, as recommended by the P&Z
Commission, because it fails to preserve the Knoll Ridge.
Alternative Option of Keeping Open Space Land as Open Space
First, because Wilbow and Blackstone have no right to rezoning, the
Town can simply deny the rezoning request.
Second, should Wilbow come forward with any Site Plan in the future
in which buildings are shown on the Open Space Land, the Site Plan can
be rejected based on the fact that it does not comply with the Solana
Concept Plan.
Solana Concept Plan (Ord. 151)
Final Solana Concept Plan
(Prepared by IBM’s architecture firms and approved by Town Alderman)
Site Plans Must Comply with the Concept Plan
There are 6 factors relevant to PD Site Plan approval, and the first
requirement is that the Site Plan comply with the Concept Plan:
(d) Approval criteria.The commission, in approving, conditionally
approving, or denying a PD site plan, shall consider the following
criteria:
(1) The plan complies with the applicable PD concept plan or
development plan, if any, and with the PD Ordinance, including
express conditions attached to the concept plan, development plan or
PD Ordinance;
Sec. 102-268. -PD site plans. (emphasis added).
Concept Plans are part of the PD Ordinance
Concept Plans are part of the PD Ordinance:
(a) PD concept plans.PD concept plans (excluding informational
statements)are considered part of the PD Ordinance. Any
amendment to a PD concept plan shall be considered a zoning change,
and the provisions of V.T.C.A., Local Government Code ch.211,
relating to notices, public hearings, and written protests for changes in
zoning districts or regulations shall apply. If a PD district is
established subject to approval of PD development plans, the
provisions of this subsection shall apply to such PD development plan.
Sec. 102-269. -Amendment of plans (emphasis added).
The Concept Plan Keeps Open Space Land as Open Space
1.The Concept Plan is a part of Ordinance 151.
2.The Concept Plan is a part of Ordinance 151’s progeny (Ordinances
202, 588, 691, and 767).
3.The Concept Plan has not been amended and shows that buildings
cannot be built on the Open Space Land.
4.The most current Ordinance, 767, therefore prevents buildings from
being built on the Open Space Land.
5.Ordinance 767 cannot be amended without Town Council approval.
In summary, the Concept Plan prevents Blackstone from building
on the Open Space Land without the approval of the Town Council.
The 10% Lot Coverage Rule Also Keeps the Open Space Land as
Open Space
January 7, 2013 email chain between Trent Petty (First Town Manger)
and Eddie Edwards (former P&Z Director) establishes 47,230 s.f.left to
build in PD1 (January 7, 2013 is the day that Ordinance 691 was signed
and in which the Entrada and Granada planning areas were created).
The 10% Lot Coverage Rule Also Keeps the Open Space Land as
Open Space (cont.)