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Home My WebLink AboutWilbow The Knolls at Solana Presentation 11-27-17The Knolls at Solana Development Plan Proposal Town Council Meeting Presentation November 27, 2017 The Knolls at Solana –Proposed Concept Plan –61 Lots The Knolls at Solana –Proposed Concept Plan –61 Lots with Topo 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 meaningful transition/buffer from commercial to residential •Introduction of housing type appealing to older households Low impact development approach •Streets only, no lot improvement until homes are built •Minimal grading to meet safe street slopes •Knolls are preserved as open space •Strict limits on tree disturbance – •Streets, ROW and utility easements only by developer •Building envelopes, driveways, side setbacks only by builders Community Benefits Comprehensive Design Guidelines •Vigorous architectural review, each home unique/custom •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 •17 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 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 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) Office Development Factors •Broad commercial uses are permitted –office, retail •Required 500’ setback of a building from the Glenwyck and Granada property lines •Setback definition does not include surface parking lots •No legal obligation to comply with the Comprehensive Plan •No legal obligation to provide community park/open space •No limit on removal of vegetation understory •No limit on mass grading to create a relatively flat surface Non-Disturbance vs Cleared Open Space Property Treehouse Looking South Glenwyck Assessed Land Value Comparison Assessed Land Value: Red Box Ave: $5.74 psf Green Box Ave: $7.16 psf Glenwyck Ave: $6.09 psf Conclusion: Tarrant County Assessor values land on a public park at a 24% premium versus vested zoning office land The Knolls at Solana –Tree Survey The Knolls at Solana –Tree Mitigation Impact •East Side (17.6 acres) •Protected Trees –105 per acre at an average diameter of 9.6 inches •Economic Impact •4.1 acres = 431 trees •431 trees x 9.6 inches x $100 per inch = $414,000 •West Side (27.5 acres) •Protected Trees –162 per acre at an average diameter of 9.4 inches •Economic Impact •5.9 acres = 956 trees •956 trees x 9.4 inches x $100 per inch = $899,000 •Right of Way (7.4 acres) •Economic Impact •7.4 acres x 133.5 (ave per acre) = 988 trees •988 trees x 9.5 inches (ave) x $100 per inch = $939,000 •Total (not including ROW) -$1.3 million •Total (including ROW) -$2.3 million •Deeding to the Town, or its designee, of approximately 35.6 acres that will be designated as a 100% non-disturbance land preserve •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 •Floating post-tension foundations to minimize native tree impact •Environmental Enhancements –rainwater collection, bio-swales •Public Art Donation •Estimated Value of Tree Preservation -$2.5 mm to $4.7 mm •Tree Value –20 acres (est.) x 134 per acres (ave ) = 2,680 trees x 9.5 x $100 = $2.5 million •Land Value –35.6 acres x $3.00 psf (est.) = $4.7 million The Knolls at Solana –Tree Mitigation Proposal 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 Westlake Housing MarketSource: Residential Strategies Project Timeline -Community Outreach Sept 2016 Contract signed Meeting with Glenwyck HOA President Oct 2016 Meeting with NcNabnay, Stevenson Granada Resident Meetings Dec 2016 Granada Town Hall Meeting (Wilbow/HOA hosted) Mar 2017 Project postponed for election season Project development plan overhauled Apr 2017 Granada Town Hall Meeting (Town hosted) June 2017 Project Formal Submittal to Town Aug 2017 Project postponed 60 days due to public notice issue Oct 2017 P&Z Meeting on 10/16 Public Forums on 10/9, 10/12, 10/23 Joint Council/P&Z Workshop on 10/30 Nov 2017 Public Forum on 11/7 P&Z Meeting on 11/13 The Knolls at Solana –June Plan –65 Lots The Knolls at Solana –Proposed Concept Plan –61 Lots The Knolls at Solana –Project Features/Benefits •61 Home Sites •40.8 acres of total open space •35.6 acres proposed to be deeded to Town •100’ setback from Solana Boulevard ROW •170’ to 400’ setback from Glenwyck property line •17 Home Sites designated for one-story building height limit •12 Home Sites located south of main ridge line (50% of home site) •Both Knolls are in non-development open space zone The Knolls at Solana –Glenwyck Plan –56 Lots Development Plan –Comparison Summary The Knolls at Solana –Proposed Concept Plan The Knolls at Solana –Plan Update –61 Lots The Knolls at Solana –59 Lot Plan The Knolls at Solana –58 Lot Plan The Knolls at Solana –Glenwyck Plan –56 Lots The Knolls at Solana –Glenwyck Plan Project Features •56 Home Sites •42.5 acres of total open space •34.8 acres proposed to be deeded to the Town •50’ setback from Solana Boulevard ROW •250’ to 450’ setback from Glenwyck property line •7 Home Sites designated for one-story building height limit •5 Home Sites located south of main ridge line •Both Knolls are in non-development open space zone •Plan has Glenwyck neighborhood support including drop of lawsuit •Requires Town cost concessions to Wilbow The Knolls at Solana –October Plan –65 Lots