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Home My WebLink AboutWilbow Presentation 01-22-18The Knolls at Solana Development Plan Proposal P&Z Commission Meeting Presentation January 22, 2018 The Knolls at Solana –Glenwyck Plan –56 Lots The Knolls at Solana –59 Lot Plan The Knolls at Solana –Wilbow 56 Lot Plan Comparison –Wilbow Plan vs Glenwyck Plan January 2018 Updated 56 Lot Concept Plan November 2017 P&Z Recommended 56 Lot Concept Plan "Wilbow Plan""Glenwyck Plan" Total Open Space 43.3 acres 42.5 acres One Story Homes 8 homes 7 homes Homes South of the Ridge Line 4 homes 7 homes Visitor Parking 33 spaces 29 spaces Solana Boulevard Setback 75 feet to 100 feet plus 50 feet Granada Setback 150 feet 150 feet Glenwyck Setback West Side 383 feet 381 feet Center - West 421 feet 406 feet Center - East 410 feet 337 feet East Side - West 283 feet 254 feet East Side - East 266 feet 257 feet Comparison –Wilbow Plan vs Blackstone Plan January 2018 Updated 56 Lot Concept Plan January 2018 Commercial Development Vested Rights "Wilbow Plan""Blackstone Plan" Building Setback 250 feet to 500 feet plus 500 feet Total Open Space 43.3 acres n/a Land Deeded to Town Non-Disturbance Zone 22.0 acres n/a Community Park Donation 11.6 acres n/a Park Improvements $100,000 contribution n/a Public Art $10,000 contribution n/a Comprehensive Plan Compliance Required n/a Tree Disturbance Streets, Utilities, Bldg Envelopes Unlimited Tree Mitigation Required (Replanting, Land Donation)n/a Grading Limits Streets, Utilities, Bldg Envelopes Unlimited Ridge Line Preservation All but 4 homes north of ridge line n/a Knoll Preservation All three (3) in non-dev zone n/a WAF Contribution $5,000 per lot ($280,000)n/a Solana Trail Improvements Upgrade to Concrete or DG n/a Solana Blvd Median Pine Tree/Landscape Mix n/a PART 1 –ASSESSMENTS “Office zoned land further from SH114 frontage could be considered for residential zoning” PART 2 –GOALS AND PRIORITIES “Provide more undeveloped passive open spaces that serve less intense and contemplative activities, such as an arboretum or natural preserve” PART 3 –THE HOUSING PLAN “The Commercial 2 District is meant to be a transition from highway fronting commercial to landscape dominated residential” PART 4 –KEY POINTS •Open space area exceeds Comp Plan goal •Creation of a Community Park •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 The Knolls at Solana –Comp Plan Compatibility Comp Plan Compliance –View Shed Zone •The 62.5 acres lies in the View Shed Zone defined to be areas not visually screened or obscured by high elevation landforms…and lie within the views attained from the Vista Point Zone (e.g. Vaquero) •Views of Westlake are sensitive to four types of encroachment: •Vertical Disruption –View Shed zone is somewhat sensitive to building height •Ground Plane Augmentation –View Shed zone are less sensitive to Ground Plane Augmentation •Form Deviation (Commercial Structures) –View Shed zones are sensitive because both residential and non-residential types reside in the same view. •Displacement of Natural Fabric –View Shed zones are sensitive because it is the intervening natural fabric that mitigates the visual proximity of residential and non-residential development •View Shed zone is in the Secondary Receiving/Sending District (classification is in the context of transferring non-residential development) •View Shed Communities should have natural-like qualities to commercial streets (e.g. Solana Blvd) The Knolls at Solana –Wilbow 56 Lot Plan The Knolls at Solana –59 Lot Plan The Knolls at Solana –Wilbow 56 Lot Plan The Knolls at Solana –Project Features/Benefits •56 Home Sites •43.3 acres of total open space •33.6 acres proposed to be deeded to Town •11.6 acres of Public Parkland Dedication •22.0 acres of Preservation Buffer Dedication •9.4 acres of private open space •75’ -100’ setback from Solana Boulevard ROW •266’ to 421’ setback from Glenwyck property line •8 Home Sites designated for one-story building height limit •4 Home Sites located south of main ridge line •All three Knolls are in non-development open space zone The Knolls at Solana –56 Lot Compromise #1 The Knolls at Solana –56 Lot Compromise #2 The Knolls at Solana –Compromise Plan #3? The Knolls at Solana –Topo Map The Knolls at Solana –Topo Map 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 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 development pad 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 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