HomeMy WebLinkAbout05-13-19 PZ Min T H E T 0 W N 0 f
WESTLAKE
MINUTES OF THE
TOWN OF WESTLAKE, TEXAS
PLANNING AND ZONING COMMISSION MEETING
May 13, 2019
PRESENT: Commissioners Michelle Lee, Liz Garvin, Kim Morris, and Sharon Sanden
ABSENT: Tim Brittan and Ken Kraska
— OTHERS PRESENT: Town Manager Amanda DeGan, Assistant Town Manager Jarrod
Greenwood, Deputy Town Manager Noah Simon, Town Attorney
Matthew Butler, Director of Planning Ron Ruthven, Administrative
Assistant to the Town Secretary Tanya Morris, Deputy Fire Chief
John Ard, Development Coordinator Nick Ford, Communications
Manager]on Sasser, and Building Official Pat Cooke.
Work Session
1. CALL TO ORDER
Commissioner Lee called the work session to order at 5:02 p.m.
2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING
AGENDA.
Commissioner Lee moved to Workshop Item 3
Director Ruthven stated that staff recommends tabling/continuing Items 4, 5, and 6 and
provided an overview of those items.
Discussion ensued regarding requirement of site plans, requirements of single-family
homes, new requirements for renovations and remodels, design guidelines for current
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developments in correlation to new building quality manual guidelines, design review
process and timeline, positive feedback on the update from several architects, and final
building quality checklist for commission to view.
Robin McCaffrey, Mesa Planning, clarified construction requirements and the lack of
conflict with design guidelines currently in place, consequences of not implementing new
guidelines, and additional documents required by architects.
Summary: Item 4— Adopt revised Building Quality Manual document, Item 5 —Taking
existing policy and expanding it from residential to all development, and Item 6 — New
Chapter in Code of Ordinance to enforce Building Quality Manual.
Commission requests a redline draft to compare old building quality manual with new
proposed manual. In addition, commission would like a comparison of other local
requirements compared to new proposed requirements.
Commissioner Lee moved to Workshop Item 4
3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT
PROJECTS PER APRIL 2019 REPORT.
Director Ruthven provided a presentation over the following items:
Schwab: Phase I progression and Certificate of Occupancy expected by Oct 2019,
connection of Highway 114 to Schwab Way, and Phase II progression. Mixed-use Front
44: In preliminary discussions, location Schwab campus, connection of Schwab Way and
Trophy Lake Drive, planned as a mixed-use development but no concept plan,
entitlements, planning for single family units but nothing formal, residential entitlements
in relation to density, and future concept plan, site plans, etc. will determine what the
development will look like.
Entrada: Framing of the tower, weekly staff meetings to ensure progress and quality of
project, prospective tenants for retail corner, three restaurants scheduled for restaurant
building A in restaurant row, restaurant row schedule depends on building of parking
garage around gas pad site, restaurants slated to go into Entrada, wedding chapel and
reception hall construction has begun, Plaza Mayor in building permit review stage,
process of abandonment of the gas well pad site, stone is being applied to the town
homes, homes along the canal are almost complete, final inspections for residences,
certificate of occupancy not required for residence, and Town staff's efforts to
encourage the developer to move things along at a quicker pace.
Quail Hollow: Staff has issued twelve (12) permits.
The Knolls: Sewer and water utilities on schedule, builders lined up, and final
architectural guidelines will go to Council for approval.
Spec's: Addition to Spec's building is almost complete.
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— The Plaza: Parking expansion was approved by Council however, a building permit has
not yet been issued, and awareness of how construction could affect the Tree Lighting.
Commissioner Lee moved to Workshop Item 3
4. AD3OURNMENT
Commissioner Lee adjourned the work session at 5:56 p.m.
Regular Session
1. CALL TO ORDER
Commissioner Lee called the regular session to order at 6:03 p.m.
2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING
HELD ON MARCH 11, 2019.
MOTION: Commissioner Sanden made a motion to approve the minutes.
Commissioner Morris seconded the motion. The motion carried by
a vote of 4-0.
3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING
HELD ON APRIL 22, 2019.
MOTION: Commissioner Garvin made a motion to approve the minutes.
Commissioner Sanden seconded the motion. The motion carried
by a vote of 4-0.
4. DISCUSSION AND RECOMMENDATION CONCERNING REPEALING THE
WESTLAKE BUILDING QUALITY MANUAL ADOPTED BY TOWN COUNCIL
RESOLUTION 18-08 AND REPLACING IT WITH A REVISED BUILDING
QUALITY MANUAL.
Commissioner Lee moved to Item 7
Director Ruthven provided an overview of Items 4, 5, and 6.
Robin McCaffrey, Mesa Planning, provided a presentation regarding Items 4, 5, and 6.
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Discussion ensued regarding qualified architects to carry out guidelines, entitlements
-- keeping to quality standards, continuity, design standard qualities — staff to provide an
example of proposed Building Quality Manual guideline.
MOTION: Commissioner Garvin made a motion to table the item until a
future date. Commissioner Morris seconded the motion. The
motion carried by a vote of 4-0.
5. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING AMENDMENTS TO CHAPTER 62, PLANNING, ARTICLE III, SEC.
62-58 COMPREHENSIVE PLAN IMPLEMENTATION, TOWN OF WESTLAKE CODE
OF ORDINANCES BY PROVIDING FOR EXPANSION OF ZONING APPLICATION
REQUIREMENTS THAT REQUIRE THE APPLICANT TO DEMONSTRATE
COMPLIANCE WITH THE COMPREHENSIVE PLAN INCLUDING THE BUILDING
QUALITY MANUAL.
MOTION: Commissioner Morris made a motion to table the item until a
future date. Commissioner Sanden seconded the motion. The
motion carried by a vote of 4-0.
6. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION
REGARDING CREATION OF A NEW CHAPTER, CHAPTER 100, TOWN BUILDING
AND DEVELOPMENT DESIGN STANDARDS, TOWN OF WESTLAKE CODE OF
ORDINANCES, PROVIDING FOR TOWNWIDE BUILDING DESIGN AND
RELATED CONSTRUCTION STANDARDS.
MOTION: Commissioner Sanden made a motion to table the item until a
future date. Commissioner Garvin seconded the motion. The
motion carried by a vote of 4-0.
7. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION OF
PROPOSED ORDINANCE REGARDING A ZONING CHANGE REQUEST FROM R-5
COUNTRY RESIDENTIAL TO PLANNED DEVELOPMENT DISTRICT NUMBER 7
(PD7) FOR AN APPROXIMATELY 37.8-ACRE PORTION OF LAND GENERALLY
LOCATED EAST OF PEARSON LANE AND SOUTH OF ASPEN LANE, TO INCLUDE
PRIMARILY SINGLE FAMILY RESIDENTIAL USES, INCLUDING A REQUEST
FOR APPROVAL OF A CONCEPT PLAN AND DEVELOPMENT PLAN, AND A
SPECIFIC USE PERMIT FOR PRIVATE STREETS.
Director Ruthven provided a presentation and overview of the item.
Paul Pastore, Waterside Properties, Clay Nelson, C.A. Nelson Architect Group, and Rich
DeOtte, DeOtte Inc., provided a presentation and overview of the item.
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Discussion ensued regarding single source delivery concept, control of construction
-- management, single family home lot size and home size, starting price range for homes,
site setbacks, types of homes proposed for each area of the development, heights of
homes, length of building compared to length of lot, original proposed amenities verses
proposed, entrance to development, amenities listed on rendering, dedicated park space
and lack of sidewalks and trails, fence lines along Oakmont and Vaquero, changes in
amenities and the effect on price point, HOA fees and service packages, depth of lakes,
aerate the lakes, changes to existing water on property, fencing on property, adjusting
lot lines, access to Vaquero, ability to purchase multiple lots, and restrictions to size of
home built.
Commissioner Lee opened the public hearing.
David Elmer, 2017 Banner Drive, Keller, spoke in favor of the item.
Joe Schneider, Hillwood Properties, 9800 Hillwood Parkway, Fort Worth, spoke in favor
of the item.
Marcus Novacheck, spoke in opposition to the item.
Commissioner Lee closed the public hearing.
Paul Pastore, Waterside Properties, spoke in regards to opposition items brought up.
Director Ruthven and Robin McCaffrey, Mesa Planning, spoke in regards to pros of
cluster development.
Discussion also ensued regarding the Vaquero property line, number of stories and
maximum height of golf course villas, no possibility of a future variance to add additional
homes to the same lot, and ordinance will ensure a maximum of 38 lots.
MOTION: Commissioner Garvin made a motion to approve a Zoning Change
Request from R-5 Country Residential To Planned Development
District Number 7 (PD7) for an Approximately 37.8-Acre Portion of
Land Generally Located East of Pearson Lane and South of Aspen
Lane, to Include Primarily Single Family Residential Uses,
Including a Request for Approval of a Concept Plan and
Development Plan, and a Specific Use Permit for Private Streets
with staff recommendations of: The developer and homebuilder of
this project shall be controlled by the same entity, as noted in the
required development agreement; Homeowner's Association —The
development shall be governed by a Homeowner's Association
(HOA) that will be responsible for common area maintenance,
guard house and amenity center maintenance, private street
maintenance, front yard maintenance and enforcing the HOA
Design Guidelines for the community. The Home Owners
Association shall appoint an Architectural Review Committee that
must have at least one (1) Texas Licensed Architect with
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experience in applying Design Guidelines and advising an
Architectural Review Committee on matters of design; Exterior
walls shall meet the requirements of the Town's Building Quality
Manual as adopted by Resolution 18-02; All homes constructed in
this development shall be generally consistent with the elevation
samples provided by the applicant such that the primary
articulation elements and general layout of the home on the lot
are generally consistent with the elevations. Provided all other
requirements are met, significant deviations from these elevations
may be approved provided that both the HOA and the Town
Manager or designee are in agreement; All plans submitted for
permit within Spencer Ranch shall be prepared by a Texas
Licensed Architect and contain sufficient details required to
explain the full exterior construction to a competent contractor;
Landscaping: Not later than 90 days after the approval of the
preliminary site evaluation, the developer shall submit a master
landscape plan for the development prepared by a State of Texas
registered landscape architect. Said plan shall be reviewed for
final approval by the Town Manager or designee. The plan may
be forwarded to the Town Council for final approval at the
discretion of the Town Manager. The final approved master
landscape plan shall be included with the development
agreement. At a minimum the plan shall include the following: (1)
— The Plan shall substantially comply with the Concept/Development
Plan (2) The landscape plan shall reflect developer's efforts to
comply with the"landscape Integrity"objectives of the Town's
Comprehensive Plan and employ predominantly those plant
materials (within the planting areas that define the cluster zones
and lake edges) that are consistent with restoration of the natural
mosaic. (3) Specifics on execution of the landscaping goals
provided by the applicant including details of planting locations
and types, quantities and schedule,(4) A detailed tree survey as
required by the Code of Ordinances; (5) Any replanting
requirements as part of required tree mitigation; (6) Specific
planting and maintenance responsibilities of the developer versus
the homebuilder and the homeowner's association; (7) Details for
guest parking in the development where applicable; Tree
Preservation –All protected trees shall require mitigation upon
damage or removal as required by the Code of Ordinances.
Mitigation may be provided through tree plantings as shown on
the landscape plan during development and/or home building
phases. Where possible, old growth trees and tree clusters should
be preserved as identified in the master landscape plan; Open
Space: A minimum of 19.1 acres (50.5%) of the development
shall be reserved as open space. All open space, including public
and private, shall be substantially consistent with
concept/development plan and shall preserve the existing Stock-
pond Rural Landscape. Open space shall be distributed as
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follows: (a) Private Open Space: 11.5 acres minimum (b) Public
Open Space (Parkland): 3.0 acres minimum; Private open space
amenities shall, at a minimum, include the following: (1) Gate
house —The gatehouse shall be constructed and completed by the
developer not later than final acceptance of public improvements
and prior to the release of residential building permits. The
gatehouse design shall be generally consistent with the design
exhibits provided by the developer for the homes in the
development, Parkland Dedication — Parkland dedication as
proposed by the developer is hereby approved subject to the
following conditions: (1) Parkland dedication shall be consistent
with the exhibits provided. (2)The gatehouse, including the
property upon which the gatehouse is located, shall be owned and
maintained by the HOA. (3) Maintenance responsibilities for the
parkland shall be the responsibility of the developer/HOA. (4)
Details of amenities, and final locations of parking and trails shall
be approved as part of development agreement between the
applicant/developer and the Town; Water Features—Water
features are a key component of the development, making this a
"Water Themed"development as called for in the Town's
Comprehensive Plan. Water features shall be constructed by the
developer as part of the required public improvements. Said
features shall be located and designed as shown on
concept/development plan and shall be maintained by the
homeowner's association; An internal trail/sidewalk system shall
be constructed and shall connect to the public trail system at
access-controlled locations. The final location and details of the
internal trail system shall be included with the required landscape
plan. The public trail shall comply with all Town requirements and
shall be generally located as shown in concept/development plan
and shall be constructed by the developer as part of the required
public improvements. Trail amenities shall at a minimum include
the amenities proposed by the developer; The perimeter of the
development facing Pearson and Aspen Lane shall contain
decorative iron fencing located in a manner substantially
consistent with the Concept Development Plan and which
preserves the sense of`open ground plane"as described in the
Town's Comprehensive Plan by the use of decorative iron fencing
with masonry columns. Masonry wall sections, excluding brick,
shall be permitted as depicted in wall exhibits for the purpose of
providing aesthetic accents, privacy, and/or shield undesirable
vehicle light transmission as determined in the master landscape
plan; Individual property fences shall be minimalized in order to
preserve the open ground plane and permitted for privacy needs,
screening, and/or dog runs in ways that are consistent with HOA
guidelines which must prevent isolation of the "lot"from the
general ground plane; Wood fencing is prohibited; Streets —An
SUP is hereby granted for all community streets within PD7, which
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shall be private and constructed to Town standards. Streets shall
include enhanced finishes and shall generally match the
streetscapes shown in the attached Exhibit. Street lighting shall
be located at all corners and intersections. Lights shall be low
pedestal type fixtures that comply with Town standards and
Comprehensive Plan recommendations as well as follow the
Town's low intensity lighting standards; Access —Street access to
the development from Pearson Lane shall require written final
approval from the City of Keller. A street light shall be installed by
the developer at the intersection of Aspen Lane and Pearson
Lane; Prior to the final acceptance of public improvements, the
developer shall install intersection illumination improvements to
the intersection of Aspen Lane and Pearson Lane such that the
nighttime visibility of the intersection is improved. Said
illumination improvements shall be detailed as part of the
development agreement and shall require the final approval of the
Town Manager or designee; Public Utilities —Water and sewer
service shall be provided by the Town of Westlake to this
development. The developer shall, at their cost, construct all
necessary water and sewer system improvements per Town
standards and shall secure any necessary easements; Duct Bank-
A Duct Bank system shall be installed by the Developer
throughout the subdivision as required by Town ordinances. The
Duct Bank shall be located within a utility easement, the final
details of which shall be determined by the Town Manager or
designee. The homebuilder shall tie into the Duct Bank prior to
the Final Inspection for the home; Storm water— Storm water
facilities shall be installed by the developer and employ facilities
that are recommended by the comprehensive plan. Final location
and design of said facilities shall require the final approval of the
Town Manager or designee; Lot Grading —Grading and
disturbance of land by the developer shall be restricted to areas
necessary to construct streets, public infrastructure, development
amenities, and approved water features. The pre-grading of
individual residential lots by the developer for the purpose of
creating a residential pad is hereby prohibited; As part of the
development agreement, the developer agrees to submit a public
art plan that shall be approved by the Town Manager or designee
and generally conforms to the public art provisions contained in
the development description as proposed by the developer. A
Town of Westlake entry marker or monument shall may be
included in this plan; and an updated height diagram.
Commissioner Morris seconded the motion. The motion carried by
a vote of 4-0.
Commissioner Lee moved to Item 4
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8. ADJOURNMENT
There being no further business to come before the Commissioners, Commissioner Lee
asked for a motion to adjourn.
MOTION: Commissioner Sanden made a motion to adjourn the meeting.
Commissioner Morris seconded the motion. The motion carried by
a vote of 4-0.
Commissioner Lee adjourned the meeting at 8:17 p.m.
APPROVED BY THE PLANNING AND ZONING COMMISSION ON
JUNE 10, 2019.
ATTEST: Commissioner, Michelle Lee
T orris, Assistant to th6 Town Secretary
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