Loading...
HomeMy WebLinkAboutSpencer Ranch presentation 03-25-19 Spencer Ranch Information package “town council workshop” March 25th 2019 Spencer ranch “benefits of a single source delivery system” 1. Single source entity controlling both the developer & home builder…. • “the home builder is developing lots for his own use to deliver exceptional housing to his clients/homebuyers!” • The focus remains on delivering exceptional and consistent quality from inception to completion with all aspects of the project • The homebuilder has “skin in the game” from the onset! • There is long term incentive in delivering consistent quality always knowing the last home sale is the most important! 2. unique landscape delivery • High quality purpose driven landscaping plan as viewed from a total neighborhood vision and embraces every homesite from a total neighborhood vision • The ability to deliver Exceptional and Consistent quality throughout the project by our one entity ensuring both disciplines remain true to the development vision. • Single landscape architectural firm • Single source of landscape subcontractors 3. Unique design amenities • enhanced street paving that is consistent with all home driveways • strict control of 360-degree architecture • full respect given to mechanical requirements i.e. i. placement of hvac condensers ii. placement of electrical transformers iii. placement of electrical meters iv. placement and quality of roof vents v. placement of privacy screening for each home vi. limited fencing taken into account during design phase 4. Well positioned, high quality “this is Westlake” statement Gate house • Built by the homebuilder to replicate the high-quality home construction consistent with spencer ranch 5. Well positioned, high quality “this is Westlake” statement Entry Fountain and gates 6. High quality architectural designs by licensed architect Spencer ranch “benefits of a single source delivery system” 7. Highest quality home construction by a single builder with a 30-year track record of delivering quality! 8. Single source sub-contractor base! • Fewer contractors on site during construction • Fewer contractors required for warranty • Increased control of contractors as home owners begin to move in • Increased Control on working hours • Increased Control on parking • Increased Control on noise • Increased Control on trash • Increased Control on lunch time areas • Increased Control on port-o-let areas and cleanliness • Increased Control on warranty • Increased control on security 9. Professional site management plan • To be Implemented during the land development and through completion of construction that clearly shows how Westlake operates differently 10.Debris control plan & management 11.Material storage control plan & management 12.Sanitary station (port-o-let) control plan & management 13.construction staging and parking plan & management 14.Onsite access control for all construction traffic 15.Onsite professional project managers 16.Onsite home maintenance concierge 17.Onsite lock-n-leave service 18.High quality fencing throughout the project 19.Limited internal lot fencing 20.Limited lot grading-preserving the natural ground plain 21.Houses built in clusters (11 or less) surrounded by open Space and amenities 22.AN architect and builder that understand how to design And deliver true quality…” execute a quality design” Spencer ranch “Housing density” “the currency the town uses to buy nice things is lot count or density,” …rich DeOtte On March 11, 2019, Planning & zoning approved our submittal with a density of one unit per acre: • 38 units total (1:1) Developer/builder requested density: • 16 additional homesites Requested • 54 units total (1.4:1) • 21 % decrease from previous submittal of 68 total units What does additional density achieve: • Creates a distinct clustered sub market and stops value erosion on the town’s southwestern border to Keller o Oakmont hills in city of Keller (spencer ranch southern border) is a sub $200 per foot market ▪ Highest sale per foot $191.20 & the average price per foot $163.97 ▪ Spencer ranch with its clustered, smaller, high-quality homes is a $400.00 + per foot development • Allows us to meet our financial objectives and deliver all the desired amenities in spencer ranch for our Westlake residence and the town of Westlake! • Allows for Smaller lots which Allows for Housing clusters which allows for clusters to be surrounded by an abundance of open space: o This allows us to create a significant water themed community with multiple lakes (main lake 4.5+ acres) o This Allows us to place smaller homes that are more interactive to the water features o This Allows us to increase the open space to nearly half of the total acreage in the development o This Allows us to place smaller houses that are more interactive to the open space o This Allows us to create a pastoral street scape with parkways • Allows spencer ranch to meet the 4 primary objectives in the housing plan section (pg 267-274) o Preservation of values ▪ Of paramount concern is preserving values and this can be accomplished by: • creating a delivery system that ensures exceptional and consistent quality • a delivery system and a historically high-quality home builder that allows the development to hold price points in housing • creating a clear distinct transition into the Town of Westlake form other submarkets with price points starting 2x higher! o Diversify the higher income market to attract young buyers ▪ Spencer ranch is a community with smaller lot detached homes designed for busy lifestyles and convenience without sacrificing quality o Meet future housing needs of an aging population ▪ Spencer ranch is a community that meets the housing needs of an aging population seeking lower maintenance, high-quality product with higher density, higher security, and lower maintenance. o Mitigate value encroachment ▪ By Taking advantage of this opportunity based in this exact geographic location and this exact homebuilder and their delivery system, allows Westlake to create a distinct barrier to its southwest border to stop value degradation from the neighboring submarket!! • Develops a neighborhood with thoughtfully distributed amenities, trails and open spaces • Allows us to build a “this is Westlake” statement gate house on Pearson ln • Allows us to build a community wellness center • Allows us to design high quality Smaller homes to meet housing plan and the need in Westlake • Allows us to help Westlake Capture a larger portion of the demand with new high-quality maintenance free, lock-n- leave housing types • Allows us to help Westlake Capture more affluent buyers/households • Allows us to help Westlake Attract higher quality employers • Allows us to Create a community that is distinctly Westlake on the edge of the town! Spencer Ranch “Project Overview” March 2019 • A +- 40acre Tract of Land bordering the “Vaquero Golf Course” holes 9,2 and 1 and is Westlake’s southwest doorway… • A Community Dedicating Approximately 45% of its land to Open Space and the Parkland Dedication Program • A Single Source Delivery System. “This system allows a single company to manage both the developing and the home building entities” True Quality Control! • A Water Themed Community…. Main lake 4-1/2+ acres • A Community of High-Quality Housing Subdivided into multiple Clusters Zones surrounded with open space • A Community Surrounded by Superior Amenities with over 17 acres of Open Space and Permanent View Shed Corridors • A Fully Managed “Lock-N-Leave” Community • Gated Community with On-Site Home Maintenance Concierge On-Site Lock-N-Leave Service • It’s Geographic Location, bordering Vaquero Golf Course, Bordering the City of Keller and bordering Aspen Ln. …Creates a unique barrier to duplication in the pastoral community doorway! • Respecting the Town’s Comp Plan by: o Mitigating Value Encroachment o Creating a Water Oriented Community o Creating Unique Housing Clusters o Preserving Values in the Town o Creating Diversity of Housing in the High-Income Market o Meeting Future Housing Needs for Aging Population o Protecting the “Midlands” o Limiting House Pad Grading o Promoting Sheet Flow of Storm Water o Meeting All Potential Housing Types o Creating Socially Supportive Streets o Restoring the Natural Mosaic and the Natural Fabric Lost over Time o Providing a Community for Westlake Residents to continue to reside in the Town • Spencer Ranch defines Westlake as you leave the City of Keller and move north Spencer Ranch will stand as a clear and distinct difference and will clearly STOP Value Encroachment! o Westlake monument sign with Town trails, trail head parking and fireplace monument o High quality iron fencing with stone columns o Permanent clear open space along Pearson with 120’ setbacks o Massive view shed corridors o Significant high quality gate house o High quality housing o Creating a “quality feel!” • Spencer Ranch is the Creation of a Truly Unique “World Class” Lifestyle and Community. Delivering a “Superior Quality of Life” in Westlake, Texas! Spencer ranch DESIGN GUIDELINES “ARCHITECTURAL CHARACTER” HISTORY AND CHARACTER Classic Mediterranean architecture with influence from the Provence Region of France… Mediterranean Revival is a design style introduced in the United States in the waning nineteenth century and incorporating references from Spanish Renaissance, Spanish Colonial, Beaux-Arts, Italian Renaissance, Arabic Andalusian architecture, and Venetian Gothic architecture. Peaking in popularity during the 1920s and 1930s, the movement drew heavily on the style of palaces and seaside villas and applied them to the rapidly expanding coastal resorts largely in California and Florida. Structures are typically more linear and based on a rectangular floor plan and feature more massive primary façades. Symmetry is a bold component of this style. A combination of stone and stuccoed walls, tiled roofs, windows in the shape of arches or circles, one or two stories, wood or wrought iron balconies with window grilles, and articulated door surrounds are characteristic. The material pallet is taken literally from the hillside villages that characterize the region. The Architecture of Provence includes a rich collection of monuments from the Roman Empire; Cistercian monasteries from the Romanesque Period, medieval palaces and churches; fortifications from the time of Louis XIV, as well as numerous hilltop villages and fine churches. Provence was a very poor region after the 18th century, but in the 20th century it had an economic revival. Provence is located in the southeast corner of France. The original comté de Provence extended from the west bank of the Rhone River to the east bank of the Var river, bordering the comté of Nice. Provence culturally and historically extended further west of the Gard to Nîmes and to the Vidourle river. Spencer ranch “comp plan compliance” “LIMIT GRADING” PAGE 71 Spencer Ranch is located in the “Midlands” Ecological REGION OF WESTLAKE Waterside is committed to limitations on grading by allowing only the grading that is necessary to construct streets, infrastructure, development amenities, and individual home clusters. “RESTORE THE NATURAL MOSAIC” PAGE 74 calls for “contextualization”. The Comp Plan states: “Contextualization, which grows from a commitment to landscape integrity is what helps to preserve the property values sustained in Westlake. Waterside will use the landscape opportunities presented by our design and the open space, defining development clusters, to restore the natural mosaic in such a way to comply with the Comp Plan. “WATER THEMED COMMUNITY” PAGE 83-88 places the development tract in a steeper topographic setting and recommends that this location is appropriate for “water related” development “Waterside will not grade individual house pads, any changes in topography will be accounted for internally within the construction of the foundation…” “Creating abundant open space and using well thought out landscaping to define housing clusters will be a hallmark of the landscape plan at spencer ranch…” Waterside has created a water themed community with abundant lakes and social interaction with the lakes Spencer ranch “comp plan compliance” page 87 page 87 explains the importance of this identification as follows: “from a development perspective, these parcels identified as sites for water-oriented development are valuable only so far as their entitlements allow” “DISTRICT TYPE” PAGE 159 District Type: Pastoral Community (PC) Character Statement: Most of Westlake’s residential development to date can be characterized as large homes situated on large landscaped lots where smaller lot sizes could be compatible with this character if such lots are clustered and surrounded with open space so that the gross density remains one dwelling unit per acre. The sense of open land is more essential than lot size. As stated in Figure 72 (on page 86 of the Comp Plan) Spenser Ranch property is identified as one of “those parcels that could be considered for water-oriented development”. The applicant is seeking to add and additional 16 homesites to the development using a pastoral street scape setting with multiple housing clusters surrounded by abundant open space! Spencer ranch “comp plan compliance” PAGE 166 Conclusion: This land use plan seeks to further the goals and aspirations for the citizens of Westlake as presented in the public planning workshops. Therefore, this land use plan builds upon the recognition that market conditions in 2014 are significantly different than market conditions in 1992 and that such change of condition will likely motivate owners of undeveloped property to seek augmentation of their current zoning ordinance. Therefore, this land use plan is meant to be a guide in discussions when considering such requests by seeking to identify pathways to a positive response that does not further burden the Town with additional traffic and/or facilities demand. “PUBLIC OPEN SPACE & RURAL LANDSCAPE PRESERVATION” PAGE 197 of the Comp Plan describes Rural Ranch Landscape (a type of Open Space recommended for the Pastoral Character Zone) as places “where residential development may move to preserve some aspect of the rural heritage”. Waterside will take measures to include portions of the water features in a usable open space that can fulfill the comp Plan’s call for rural landscape The applicant has considered and has designed into the development compliance with every aspect of the comp plan that they deemed possible Further, using the comp plan a as guide and knowing that economics would play a key role in the delivering of amenities vs the number of homesites. Waterside has worked diligently and collaboratively to present a “World Class” development plan for approval. Waterside has created a development with approximately 45% open space Waterside has created a development with a permanent parkland along Pearson Ln Waterside has created a development with huge permanent view shed corridors using the natural terrain and natural enhancements as shown on the Concept/Development Plan Waterside is creating a development that not only respects the natural grade, respects the Comp Plan but creates unique, functional, measurable and effective aerobic trail system thought out the development. Spencer ranch “comp plan compliance” “DIVERSIFICATION OF HOUSING” PAGES 267-279 The Housing Plan component of the Comp Plan stresses the need for “life style” offerings to accompany housing options for other high-end markets. These projects, which diversify the housing offerings more typical of Westlake are needed to attract younger buyers, meet future housing needs of an aging population, and mitigate value encroachment. 1) Preservation of values 2) Diversify the higher-income market to attract young buyers 3)Meet the future housing needs of an aging population 4) Mitigate value encroachment Waterside has created a development that specifically addresses the four housing objectives in the comp plan found on page 274: Of paramount concern is preserving values and by creating a delivery system that ensures exception and consistent quality which creates price sustainability and will hold significantly higher price points in housing in Westlake. The Comp Plan states that… (pg 268) If the Town (Westlake)is unable to offer products besides those currently available, surrounding areas could secure the highest quality employers, and with them, more affluent households. By approving Spencer Ranch, Westlake will be able to offer more diverse, high- value housing to fulfill their Comp Plan desire. The Comp Plan calls out that Westlake is largely missing the 65+ households… and by approving Spencer Ranch Westlake can fill that missing product and meet the future housing needs of their aging population. With Spencer Ranch being the southwest doorway bordering the City of Keller this development will provide special separation along the common border with Keller and mitigate value encroachment and thereby affirming the continued integrity of that submarket. Spencer ranch “comp plan compliance” waterside has created a development that incorporates the Town’s “BUILDING QUALITY MANUAL” The Town has, in no uncertain terms, made a statement as to its expectations for the future quality of its built fabric in the recently adopted Building Quality Manual. Therefore, Waterside will adopt Westlake’s Building Quality manual as part of the Spencer Ranch Design Guidelines.” in exterior design elements and maintaining a standard of exceptional and consistent quality in exterior design elements and maintaining a standard of exceptional and consistent quality Waterside has created a development that requires “LICENSED ARCHITECTS” Waterside is placing requirements on all housing design to be done by a licensed architect. Thus, creating exceptional quality in design and construction details eliminating confusion in the field. Spencer ranch “comp plan compliance” New home demand summary PAGE 271 New Home Demand Summary: Westlake is capturing a small portion of this demand because it offers predominantly large-lot products that appeal only to a certain type of buyer. The inclusion of more product types will allow Westlake to capture more of these affluent households, and, thus, higher-quality employers. PAGE 273 Without a plan, unplanned emergence of market diversification could weaken sub-markets that already exist, leading to value erosion. The current entitlements promote spatial chaos, and potential instability could lead to weakening of Westlake’s price point advantages. Spencer Ranch price starts at $1,795,000 page 274: where are four housing objectives for the Town of Westlake that can be met by the housing plan: 1. Preserve value in a changing context. 2. Diversify the higher-income market to attract younger buyers. 3. Meet future housing needs of an aging population. 4. Mitigate value encroachment. Existing housing entitlements do not accomplish the above objectives. Various products and price points are incoherently distributed across the town, and several land use conflicts exist, both of which can lead to instability and degradation of value and price point advantage. The recommended strategy to accomplish the above objectives involves the establishment of distinct sub-markets within the town to create and orderly distribution of varying uses within a single multi-faceted community. Sub-markets will have a spatial definition relative to market attractors rather than competition and will be separated and connected by thoughtfully distributed amenities, trails, and open spaces. Preserving value in a changing context: Of paramount concern to citizen participants in the public planning workshops is the maintenance of education and amenities, and the fact that context association are essential to preservation of value Spencer ranch “comp plan compliance” PAGE 275 With a logical array about a town common that sequences from larger lot/higher price point to smaller lot/higher price point, the sub-markets can co-exist, and overall value is preserved through clear spatial definition. Diversity the higher-income market to attract younger buyers: Younger, affluent buyers are purchasing product nearby, or even in more distant nodes, but not in Westlake as evidenced by the lack of product diversity. Missing from Westlake are dynamic mixed-use projects that can satisfy the desire for urbanity while also respecting the natural environment of Westlake. With the sub-market plan, urbanity and open space can co-exist to deliver an environment unlike any other in the Metroplex. Young buyers are seeking quality in product, sense of place, and convenience but not necessarily large lots, and most importantly, convenience. Product types could be prices over $800,000 or $1 million but would come in lower maintenance forms such as villas and small-lot detached homes designed for busy lifestyles and convenience, without sacrificing quality. Meet future housing needs of an aging population: Another market audience largely missing in Westlake is 65+ households seeking simpler, lower maintenance, high- quality product. Product types appealing to this buyer include higher density (townhomes, villas and garden residences), higher security and lower maintenance typologies with housing interiors capable of handling art and furnishings of the wealthy older folks. The ideal size of these projects is approximately 15 to 35 acres. Mitigate value encroachment: The purpose of this sub-market is to accommodate market encroachment from lower price point borders without corrupting the strong sub-market pricing and values Westlake enjoys. The primary planning premise for this sub-market is to provide spatial separation of the different price point sub-market in a way that is not experientially connected to the other sub-markets in the town. This will happen along the common border with Keller for properties accessing the widened Dove Rd., west of Davis Blvd. Spencer ranch “Why the CHANGES FROM 2018” Why a redesign from 2018? …. I believe we have listened well …. I believe we have a desire to work collaboratively with the town to create a “world class” development for Westlake We tasked our team to gather all of the input and make changes to the development concept that makes Spencer Ranch better than the previous submittal These are the parameters we operated under: 1. Increase the size of the main lake “water feature” & reduce total homesites and not sacrifice quality! 2. Cluster homes more effectively, reduce total homesites and not sacrifice quality! 3. Increase the amount of open space, reduce total homesites and not sacrifice quality! 4. Increase the view corridors, reduce total homesites and not sacrifice quality! 5. Maintain parkland dedication and permanent view corridor, reduce total homesites and not sacrifice quality! 6. Maintain the same single source delivery system, reduce total homesites and not sacrifice quality! 7. Create a more pastoral street scape, reduce total homesites and not sacrifice quality! 8. Change housing mix to all single family, reduce total homesites and not sacrifice quality! 9. Maintain the same quality architecture and construction quality and reduce total homesites! 10.Reduce the impact on utilities and traffic by reducing total homesites and not sacrifice quality! 11.Modify and move the community wellness center, reduce total homesites and not sacrifice quality! 12.Lessen the impact on homeowners at the Vaquero Golf course, reduce total homesites and not sacrifice quality! Spencer Ranch “Changes in Development Submittal” March 2019 • Home Site Count (54) o Reduced by Approx. 21% o Home Sites Reduced 14 o Current Total Home sites 54 • Main Lake o Replaced Formal Promenade water feature o Increased in size by Approx. 9x to 4.5 acre lake o Added Boat House/Fishing Pier/Pump House • Open Space Increased (final number TBD) o Increased by Approx. 18% o Current Plan has Approx. 45% Open Space • Home Type o No Attached Brownstones o All Single Family Detached • Home Layout Clusters o Created tighter more defined housing clusters surrounded by abundant open space o Design to be Compatible with New Street Layout o No Greater Than 11 Units per Cluster • View Corridors Increase Dramatic Increase in o Dramatic increase in view corridor (per plan) • Street Layout (per plan) o Changed Street Layout o Added Two Parkways • Emergency Exit Changed to Grass Pavers o Town suggestion • Setbacks & Fencing (per plan & submittal) o Increased at Vaquero Property Line to 30’ o Decreased at Southern Property Line to 25’ Rear Setback to Generate Clustered Homes o More Fencing Types Allowed to Increase Privacy for Westlake Buyers & Future Spencer Ranch Residence Where Necessary • Community/wellness Center Size & Location (studying location) o Proposed Approx. 2,000 sqft o Exercise Facility indoor outdoor facility o Multiuse Space o His & Hers Restroom & Changing Facilities • Community/wellness Center Parking o A Minimum of 10 Parking Spaces to be Provided • Security Access o Residence will decide on level of manned operations • Traffic impact o Daily Car Count Reduced by Approx. 20% o Pearson Capacity 10,000 per day o Current Volume 4,600 cars per day o Spencer Ranch Count is Reduced by 137 cars per day to Approx. 533 Trips per day • Utility Impact is Reduced o A Reduction by Approx. 21% o A Reduction of 12 Connections o Spencer Ranch Accesses 54 New Connections Against a Total Available Capacity of 93 New Possible Connections for this Area average 5,000 sqft Architect concept sketch Cad instructions to the field Builder execution of architectural details in the field “Execution of quality design” Copyright © 2019 By Waterside Properties, LLC Architect concept sketch Builder execution of architectural details in the field “Execution of quality design” Cad instructions to the field Copyright © 2019 By Waterside Properties, LLC “Quality is in the details” average 4,000 sqft Spencer ranch “amenities” a·men·i·ty /əˈmenədē/ noun plural noun: amenities 1. a desirable or useful feature or facility of a building or place 1. UNIQUE GEOGRAPHIC LOCATION ON THE “EDGE OF THE TOWN IN A SUBMARKET WITH ROLLING TOPOGRAPHY 2. UNIQUE HIGH VALUE WESTLAKE NEIGHBORHOOD POSITIONED AT THE EDGE OF TOWN TO MITIGATE VALUE ENCROACHMENT 3. SINGLE SOURCE ENTITY CONTROLLING BOTH THE DEVELOPER & HOME BUILDER… “THE HOME BUILDER IS DEVELOPING LOTS FOR HIS OWN HOMEBUYERS?” 4. Open space approximately 45% of the development 5. Permanent parkland view corridor at Pearson ln (120’ setback) 6. Unique landscape delivery • High quality purpose driven landscaping plan as viewed from a total neighborhood vision 7. Enhanced street paving that is consistent with all home driveways 8. Well positioned, high quality “this is Westlake” statement gate house 10.Well positioned, high quality “this is Westlake” Statement entry fountain and gates 11. High quality architectural designs by licensed architect 12. Highest quality home construction 13.Single source sub-contractor base! 14.professional site management plan to be • Implemented during the land development and through completion of construction that clearyly shows how Westlake operates differently 15.debris control plan & management 16.material storage control plan & management 17.Sanitary station (port-o-let) control plan & Management 18.construction staging and parking plan & management 19.onsite access control for all construction traffic 20.onstie professional project managers 21.onsite maintenance concierge 22.onsite lock-n-leave 23.amazing gold course views 24.multiple water features with direct lake views Spencer ranch “amenities” 25.one single Westlake neighborhood . 26.privacy form commercial developments and Highways 27.boat dock/fishing pier/pump house on the main Lake 28.pastoral street design with two parkways Drives 29.quality concrete streets and curb System 30.dramatic western sunset views 31.community wellness center ▪ Fully climate controlled indoor/outdoor facility ▪ Exercise facility ▪ Multi-purpose space ▪ His/her restroom & changing facilities ▪ Catering facilities ▪ Outdoor gathering space for events ▪ Guest parking 32.high quality fencing 33.limited internal lot fencing 34.limited lot grading-preserving the natural Ground plain 35.houses built in clusters (11 or less) surrounded By open space & amenities 36.town trail system at pearson ln 37.off street parking at each home 38.no overnight street parking public 39. parking for trail head and historical marker 40.westlake monument signage at the southwest Entry to town 41.permanent tree preserve for old growth Trees protecting our only Westlake neighbor And protecting old growth trees 42.onsite “state of the art” security 43.drone loading pad 44.onsite package delivery management 45.designated public art location 46.preservation of the buck e king historical marker