HomeMy WebLinkAboutSpencer Ranch Staff Presentation 03-25-19Town
Council
MARCH, 25 2019
1
2
Previous 72 Lot Plan –Withdrawn in 2018
3
Previous 68 Lot Plan –January 2019
4
Revised 54 Lot Plan –March 2019 (Current Proposal)
5
Changes from Previous 68 Lot Plan
•The total home sites in the development have been reduced from
68 to 54 with gross density reduced from 1.8 dwelling units per
acre to 1.43 units per acre;
•The attached Brownstones along the golf course have been
removed, all homes are now considered “single family-detached”;
•Total open space has increased by approximately 18% to 45% of
the total development;
•The street and lot layout have changed significantly;
•Setback from Vaquero increased to 30 feet;
•The wellness plan has been removed and the Health and Wellness
Center has been relocated and renamed to a Community Wellness
Center and includes more multi-purpose space.
6
•Clustering of smaller lot homes (pg. 159)
•Open Land and Natural Drainage Preservation (pg. 88)
•Compliance with Building Quality Manual (value protect)
•Provision of Public Art (Public Art Plan)
•Providing housing options per the Housing Plan (pg. 266)
•Addition of public open space and trail head (pg. 179)
•Development centered around a water theme (pg. 86)
•Prevention of Value Encroachment (pg. 268 and 269)
•Non-traditional lot delivery system (Master Builder)
Comprehensive Plan Analysis –Areas of Compliance
7
•Gross Density Equal to One Unit per Acre
Principal = Maintain a ratio of open land to cluster lots ( gross
density) that is the same as 38 lots with 30% Open Space
Comprehensive Plan Analysis –Areas of Compliance
in Principal Only
8
Plan Version Plan Chronology
Social
Interactive
Space
Wellness
System and
Primary
Healthcare
Linkage
Open
Roadway
(open land
with no
building
frontage)
Amenities Water
Theming
Single
Builder
Delivery
System
Cluster
Development
72 Lot Plan 2018 (withdrawn)Yes No Yes Yes Yes Yes Yes
68 Lot Plan January, 2019 Yes Yes Yes Yes Yes Yes Yes
54 Lot Plan March, 2019 (Current Proposal)No No Yes Yes Yes Yes Yes
38 Lot Plan P&Z Recommendation No No No No Reduced Yes Yes
< 38 Lots Under One Unit per Acre Unlikely Unlikely Unlikely Unlikely Unlikely Unlikely Unlikely
The matrix above is based on what has changed within the development design as the lot count has been reduced. Such reduction has placed a
progressively greater development cost burden upon the lot price
Non-Density Comprehensive Plan Analysis of Various
Proposals/Recommendations
9
•To buffer assimilation, different
arrangement of inputs
•To attain higher price point,
better quality design and
construction
The Importance of Changing the Delivery System
Suburban Delivery: Lot Developer/ Builder/ Designer/ BuyerExclusive Delivery System: Buyer/ Architect/ Builder
Highland
Park
Preston
Hollow
10
•Westlake must establish a value
relationship with adjacent sub-
markets that looks like “A”,
where Westlake has greatest
adjacency
•However, values tend to be
relative “B”.
•Therefore, need SPATIAL and
PRODUCT separation at the
places where the Westlake has
greatest adjacency.
The Importance of Changing the Delivery System
Suburban Delivery: Lot Developer/ Builder/ Designer/ Buyer
A B
11
•Gross Density Equal to One Unit per Acre
Maintain a ratio of open land to cluster lots ( gross density) that is the same as 38 lots with 30% Open Space
•Blaise Hamlet
An archetype, showing the
effect of limiting lot
enclosure.
Preserving the Open Ground Plane through Development
Design
Cluster Development to create open land
Blaise Hamlet lot lines give way to
common ground plane =
community
12
•Water Themed Development can preserve natural hydrologic characteristics of the landscape
•Integration of water makes an unusual life style community possible.
Preserving Natural Systems through Development Design
Identifies as “Positioned for Water-Oriented Development
13
Development Density Examples
0.9 DUA
1.8 DUA
1.43 DUA
14
Other Cluster Development Examples