HomeMy WebLinkAboutThe Knolls at Solana Wilbow Presentation 2-26-18The Knolls at SolanaDevelopment Plan ProposalTown Council Meeting PresentationFebruary 26, 2018
The Knolls at Solana – Final Compromise Plan – 56 Lots
The Knolls at Solana – Project Features/Benefits•56 Home Sites•43.8 acres of total open space•34.6 acres proposed to be deeded to Town:•23.0 acres of Preservation Buffer Dedication•11.6 acres of Public Parkland Dedication•$100,000 contribution to Public Park improvements (Council comment)•$10,000 donation to Public Art competition (Council comment)•9.2 acres of private open space•Amenities restored – Pavilion, Bocce court, Pet Stations (Council comment)•75’ ‐100’ setback from Solana Boulevard ROW (Council comment)•148’ to 422’ setback from Glenwyck property line•9 Home Sites designated for one‐story building height limit•5Home Sites located on or south of ridge line (Council comment)•Westlake Academy Foundation donation of $280,000
The Knolls at Solana – Ridge Line Cross-Section
Comprehensive Design Guidelines•Vigorous architectural review, each home unique/custom•Guidelines combine best of Vaquero and Granada requirements and Town Building Quality Manual•Authentic architectural styles including Transitional and Contemporary •Minimum 3,000 sf and maximum 5,999 sf living area•3 car garages required on Village Homes (80’ lots); 2 car garages on Cottage Homes (70’ lots) •Second story massing limited to 50% of first floor footprint•9 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
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 householdsThe 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)
•Deeding to the Town, or its designee, of approximately 34.6 acres that will be designated as a 100% non‐disturbance land preserve or community park •Planting of pine trees and other landscaping mix 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•Where appropriate, floating post‐tension foundations to minimize 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 in x $100 = $2.5 million•Land Value – 35.6 acres x $3.00 psf (est.) = $4.7 millionThe Knolls at Solana – Tree Mitigation Proposal
Final Compromise Plan vs Blackstone Plan
The Knolls at Solana – Staff Report – Requested Changes•One Story Building Height Limit – Request change to “20 feet (from 18 feet) measured from finished floor elevation to the ridge top of the highest roof span”. A restriction of 18 feet will not allow for a 12’ interior height (see next slide). Protection in view‐shed limits on exposure above tree canopy•Asphalt Streets– Request for asphalt with concrete outer bands and/or mountable curbs. Other asphalt street communities: Vaquero, Glenwyck, Wyck Hill, Paigebrooke, Aspen Lane, Stagecoach Hills•Back Fences– Allow option for homes that back to open space to not require a back fence
The Knolls at Solana – One Story Building Height Example
The Knolls at Solana – Final Compromise Plan – 56 Lots
The Knolls at Solana – P&Z Recommended 56 Lot Plan
The Knolls at Solana – Glenwyck Plan – 56 Lots
Final Compromise/P&Z Plan/Glenwyck PlanComparision Chart
Final Plan (56 Lots) vs Original June 2017 Plan (65 Lots)
The Knolls at Solana – Final Compromise Plan – 56 Lots