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HomeMy WebLinkAbout03-08-21 P&Z MinT H E T 0 W N O F WESTLAKE MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING March 8, 2021 PRESENT: Commission Chairman Tim Brittan and Commissioners Michelle Lee, Brad Swearingen, Kim Morris, Ken Kraska, Sharon Sanden, and Diane Prager. ABSENT: OTHERS PRESENT: Town Manager Amanda DeGan, Assistant Town Manager Jarrod Greenwood, Director of Planning & Development Ron Ruthven, Town Secretary Todd Wood, IT Director Jason Power, Building Official Pat Cooke, Development Coordinator Nick Ford, Town Attorney Sarah Walsh, Robin McCaffrey with Mesa Planning, Michael Beaty with Mooreland Development representing Centurion American, and Ralph Bush with Bush Architects representing Centurion American. Regular Session 1. CALL TO ORDER Commission Chairman Brittan called the regular session to order at 5:02 p.m. 2. CITIZENS COMMENTS No one addressed the Commission. 3. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON JANUARY 11, 2021. Commission Chairman Brittan asked for a motion to approve Item #3. P&Z Minutes 03/08/21 Page 1 of 10 MOTION: Commissioner Morris made a motion to approve the minutes. Commissioner Prager seconded the motion. The motion carried by a vote of 7-0. 4. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER THE JANUARY 2021 REPORT. Planning & Development Director Ron Ruthven presented this item to the Commission. Mr. Ruthven began with the Charles Schwab campus, stating that the campus is basically finished, although a final CFO (Certificate of Fitness for Occupation) for Phase 2 has not been issued. While the campus is essentially finished, only some landscaping remains to be completed. Schwab Way has been completed, and a street will be constructed within the next few months, linking this road to 170 as a traffic mitigation measure. Mr. Ruthven then noted that the Charles Schwab and Fidelity campuses would not likely return to full capacity until this summer, after a sense on normalcy has returned due to the pandemic. Mr. Ruthven then updated the Commission on residential construction. He stated that fifteen (15) residential permits have been issued during the current fiscal year; mostly involving the Knolls and Quail Hollow developments. He indicated that the Town was on pace to issue thirty (30) permits this year, excluding any that may be issued for the Entrada development. Regarding the Entrada development, stone facing is currently being applied to the parking garage, and nearly all businesses have moved into the retail corner. He noted that there would be some items to discuss regarding the Entrada development during this meeting. Mr. Ruthven then stated that the recent cold weather event caused approximately sixty (60) homes to experience plumbing issues due to low temperatures. As a result, the Town is allowing these homes to be repaired immediately with a waiver of permit fees and repairs would be inspected upon completion. Mr. Ruthven then asked the Commission if he could answer any questions. Commissioner Lee asked if the required fire suppression systems were responsible for many of the water line breaks, and asked Mr. Ruthven if this standard was a state or local requirement. Mr. Ruthven responded that these systems were required in all buildings, regardless of size, and this was somewhat unique to Westlake. Commissioner Kraska stated that he had a hot water circulator in his home to prevent pipes from freezing, as he knew of several homes that were heavily damaged during the 2011 winter storm. While he was not sure if these systems could be connected to fire suppression systems, he felt that it would be something that could be looked into for Westlake, as many large homes have suffered damage. Building Official Pat Cooke replied that many of the affected homes were not encapsuled with spray foam at the time of construction, and this has been become more standardized over the last 4-5 years. He then noted that homes that are fully encapsulated with insulative foam barriers have not experienced these issues in Westlake. Chairman Brittan stated that this is something to consider, and perhaps this information could be published in the Westlake Wire. P&Z Minutes 03/08/21 Page 2 of 10 7. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCE 777 APPROVING A SITE PLAN FOR THE PD1-2 ZONING DISTRICT, KNOWN AS "WESTLAKE ENTRADA". THE SITE IS LOCATED ON BLOCK C, WESTLAKE ENTRADA ADDITION BETWEEN ARAGON DRIVE, TERRAGONA DRIVE AND STATE HIGHWAY 114. Mr. Ruthven then stated that the next item would require an amended site plan for Block "C" within Entrada. He presented the existing amphitheater plans and the proposed site elevations for the repository building. MOTION: Commission Chairman Brittan made a motion to table Item 7 and continue the public hearing through April 12th. Commissioner Swearingen seconded the motion. The motion carried by a vote of 6-1, with Commissioner Lee voting nay. 8. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF A SPECIFIC USE PERMIT (SUP) TO ALLOW FOR A RESIDENTIAL REPOSITORY TO BE LOCATED ON AN APPROXIMATELY 0.71-ACRE PORTION OF BLOCK C, WESTLAKE ENTRADA, LOCATED BETWEEN ARAGON DRIVE AND STATE HIGHWAY 114. Mr. Ruthven stated that the specific business use of the residential repository would be approved by the SUP, in addition to the layout of the building. The first floor would include flexible storage space, and the second floor would contain a mixture of flexible storage space or pre -compartmentalized storage space. The third floor would include pre - compartmentalized storage space, the fourth floor would include flexible office space, and the fifth floor would contain a restaurant. Mr. Ruthven noted that if the Commission were to recommend approval, it would be with conditions as stated by staff recommendations on each item. He then stated that staff did not recommend approval as a "guide forward", should to the Commission choose to recommend approval. Mr. Ruthven then asked if he could answer any questions from the Commission. Commissioner Morris asked if the gun range that was approved in May 2020 was still moving forward. Mr. Ruthven replied that this project, located on Block"P", has not moved forward, and the status is currently unknown. Mr. Ralph. Bush with Bush Architects addressed the Commission. He stated that he was providing information on the residential repository, located on Block "C", and wanted to qualify several items. First, he stated that AMR is an unaffiliated developer, and the company has closed on the site. The proposed developer for the gun range on Block "P" has had no communication with Bush Architects since August 2020. Mr. Bush then presented to the Commission a proposed site plan of the Residential Repository, located on Block "C". Located on Aragon Drive, this would include a multi -story concrete building with an ornate exterior. The first floor would include a parking area that P&Z Minutes 03/08/21 Page 4 of 10 could also serve as a retail area. The second floor, which includes storage units, is currently unplanned and the exact size of the units would be dictated by the market. The third floor would be approximately 25,000 square feet and would be considered more "typical" of the overall storage units. There would be maximum of 75 units located on this floor. The fourth floor would contain a more "collector -style" suite, with balconies and outdoor access. The fifth floor would feature a restaurant with a large patio area and cabanas. Mr. Bush then showed a street view of the property and highlighted that some of these areas could be storefronts, and changes have been made to address staff concerns regarding multiple garage doors being located on the first floor. Commissioner Prager asked who would pay for the finish -out costs, as there are many small spaces. Mr. Bush stated that there would be a number of "spec" spaces, and other spaces would be open and flexible in size. The spaces would allow customization at the customer's expense. Mr. Bush then showed a rendering of "Block C Business", which is comprised of for -sale business space on the rear of the building. Commissioner Kraska asked who performed the market analysis for this type of product and expressed skepticism of the desirability of the restaurant located on the top floor featuring a large patio area approximately 100 feet from SH 114. Mr. Bush replied that the rear walls would mitigate road noise, and he was confident that this would not be an issue. Chairman Brittan asked if there was a restaurant who has expressed commitment in occupying this property. Mr. Bush stated that there were no current commitments, and the top-level restaurant was only a projection at this time. Mr. Michael Beaty then addressed the Commission. He began by stating that AMR had no relationship with Centurion American, and they had purchased the property nearly one year ago. He then noted that a market study has been conducted, and the core use of this project would be the residential repository, which comprises approximately two-thirds of the building. The restaurant has not formally been marketed and will be leased space. Mr. Bush then showed renderings featuring the details of each floor, as well as a market study competition map of the surrounding area. He noted that the property would not be dependent on a single use. Mr. Beaty then showed a construction schedule and indicated that the project would be completed in fifteen (15) months following approval. Commissioner Lee asked if the development was firm on the inclusion of the "man cave" concept. Mr. Bush replied that they were not; this was simply a reference in the trade world for this type of product, and these would be marketed as individual office warehouses. Commissioner Kraska stated that the cost per square foot was above the market, and whether the marketing study showed that this product was viable. Mr. Beaty noted that the marketing study was included in the packet, and construction costs would be limited to the shell of the building only. Commissioner Prager asked how they would be able to compete with complexes such as Solana, which currently has a large amount of space available. Mr. Beaty replied that you cannot rent 400 square feet of office space in Solana, and there is big market for this product that is not being addressed in Westlake. Commissioner Morris asked if the wine storage on the fourth floor included features based on environmental requirements, or on optional features. Mr. Beaty stated that they have been approached by several potential clients who have approached Entrada to buy land for wine storage and lease out additional space, including small office spaces. P&Z Minutes 03/08/21 Page 5 of 10 Commission Chairman Brittan stated that this was a big change to the project and wanted to understand what the rest of the plan was for Block "C", in addition to of the revised development plan for Entrada and a timeline for the completion of the project. Chairman Brittan noted that progress has not been to anyone's liking. He stated that while he didn't have specific opposition to this revised plan on Block "C", he felt more should be known about the revised development plan for Entrada as a whole. Additionally, he inquired as to what has occurred with the event center that was on the previous plan. Mr. Beaty replied that one of the focus points over the next year will be additional residency coming in. The ten (10) units on Block "D" have had nearly all of the changes incorporated based on P&Z and Town Council feedback and are attached units rather than detached. The villas on Block "H" have less density than previous plans, and it is anticipated that six (6) residential permits will be submitted in April. Block "G"will begin construction with several homes once permits have been received. Block "N" has an SUP for nine (9) residential permits, in addition to office space and mixed retail uses. Block "M" is anticipated to begin construction in May. The Amphitheater is currently being proposed to be moved to Block "B", which would be a mixed -use development, if approved. This would potentially include a hotel, conference center, and an outdoor venue. These plans will be presented to P&Z and the Town Council when ready. The Plaza Mayor and The Harbor properties are currently being discussed with developers, and construction should begin very soon. Chairman Brittan inquired whether a revised development plan and development schedule would be submitted. Mr. Beaty indicated that this revised plan was what is being presented. Chairman Brittan replied that what was being shown did not include the changes that has just been covered, and that he would like to see this in its entirety. Mr. Bush stated that this was emailed to staff back in October, although it did not include all changes. Commissioner Kraska then inquired where Plaza Mayor went from the originally proposed plan. Mr. Bush responded that they were unsuccessful in securing a building permit for Block "K" within the twelve (12) month requirement. This required fourteen (14) months to submit the documentation, and they were advised that the SUP had expired. Mr. Beaty indicated that plans were ready for submittal in May 2020, but due to the pandemic, it was determined that aspects of the plan would be revised during that time. Chairman Brittan proposed that a revised development plan be brought before the Commission, and items 5, 6, 7 and 8 be tabled until the next meeting. Mr. Beaty responded that the problem was they could not present a conceptual plan for approval; as the development plan is updated with each approved PD site plan. Chairman Brittan stated that since a plan was already prepared for the gas well pad site and other items of importance, it would be beneficial to have these all together, rather than approving pieces one at a time. He then stated that seeing the "bigger plan" would be helpful for the Commissioners and the Town Council to see now that there have been significant revisions. Mr. Ruthven noted that regarding the residential repository application, he was not sure what "AMR" was. However, on the site plan application AMR and Centurion American was listed as basically the same operation with a single signature. Mr. Beaty replied that this project covers more land than AMR owns, and since the PD site plan covers all of Block "C", P&Z Minutes 03/08/21 Page 6 of 10 not the pad site purchased by AMR. For this reason, both are listed on the application. Mr. Ruthven then added that the market study located in the packet was rather one- dimensional, as it relied on storage market that could be seen in the area. Chairman Brittan asked if a GAANT chart had been prepared for the proposed plans during the pandemic that would be available for review in the near future. Mr. Beaty responded that this had not yet been prepared, but he could prepare and updated version for review by the Centurion team for presentation to the Commission. He then stated that these projects that could move forward with confidence were presented during this meeting, and the restaurants could be open by this fall. Chairman Brittan then asked Mr. Beaty and Mr. Bush to paint a picture of what things looked like going forward, so that not just one item would be built, but the entire development would have a plan and a GAANT chart to demonstrate how we would be moving forward. Mr. Bush indicated that the market would determine how things move forward, and they were counting on the construction of the SH 114 service road to revitalize the restaurants. Mr. Beaty then stated that the conference center would become a multi -purpose outdoor event venue with indoor conference space and would tie into the hotel. He stated that this was the current development plan, and it is requested that only the changes to that plan be approved for things that are "on the table" to be completed. Mr. Beaty then asked for clarification from Mr. Ruthven on the process of tabling items in order to obtain approval. Mr. Ruthven confirmed that the Commission would need to either approve or deny the request in order to be heard by the Town Council. Any items that are tabled would be voted on in a future agenda. Chairman Brittan asked Mr. Ruthven for clarification as to whether these cases could be heard by the Town Council if tabled by the Planning & Zoning Commission. Mr. Ruthven confirmed that they could not, and he stated that it would not move to the Town Council beyond discussion if it were tabled by the P&Z Commission. Assistant Town Manager Jarrod Greenwood added that if the P&Z Commission felt that they had additional questions or needed additional information, it would be advisable to table the item. In the event the Planning & Zoning Commission approves or denies an item, it would then go to Town Council for consideration, and the Commission may not have an additional opportunity for review. Mr. Beaty then stated that two completely different things were being discussed, and while they are related, the repository was the item being discussed. He then noted that while there might have been some confusion on the application, he could certify that this involved two separate entities. Centurion American owns a significant portion of Block "C", the other piece was owned by AMR, and they are ready to move forward as soon as the permit is issued. Mr. Beaty then stated that they would be happy to answer any questions specific to the repository. The timeline of the development be illustrated with a presentation at the following meeting in April. Town Manager Amanda DeGan asked who owned AMR and if this is a developer that the Town has worked with before. Mr. Beaty stated that the owner was Rush Graves and that AMR was completely independent from Centurion American. He then stated that he did not want to penalize a private landowner by delaying the project, as efforts have been made to get to this point for an extended period of time and AMR would like to move forward. Mr. Beaty then noted that this project met the needs of the residents of the Town, and these P&Z Minutes 03/08/21 Page 7 of 10 things were presented in the original zoning case eight (8) years ago and this was not a stick -frame building. Mrs. DeGan responded that no one was advocating for that, but all could agree that significant changes have occurred in the last eight (8) years and wanted to gain clarity on what P&Z is being asked to make a decision on. Commissioner Morris said that it sounded like there was a partial ownership with AMR and asked if there were any other representatives from AMR at the meeting who could discuss the project. Mr. Beaty stated that there was not. Chairman Brittan then said that since a revised development plan would be coming next month, it would go a long way to see what that looked like. Further, it would be helpful to see the alignment of the project discussed at this meeting and the "big picture" of the development plan. Mr. Beaty said this would penalize a private landowner by delaying this project for another month by waiting for a revised development plan that they are not involved with. Mr. Bush stated that they have a concept plan for this project, and the property owner has submitted a project individually for consideration. Chairman Brittan responded that while he appreciated this, things have shifted considerably from where things were first represented to where they are being presented today. Mr. Bush responded that the only things that were different are the addition of the Repository, and changes to Block "B" since the amphitheater component has been removed. Assistant Town Manager Jarrod Greenwood noted that some confusion may be due to when Mr. Brittan refers to the "development plan", as he may also be referring to what is transpiring with Block "C", as it shows silhouettes of buildings and a blank space. While these questions may not pertain to the gas well pad site, it is unclear what will be built on Block "C", and why these details are not being presented to the Commissioners at this meeting. Commissioner Morris then asked that since a sliver of Block "C" has been sold where the amphitheater was originally planned, if additional things would also be changed in this space. Mr. Bush responded that a significant number of conversations have occurred over the last eight (8) months with staff and the Mayor regarding the amphitheater no longer being a viable use. Mr. Bush then noted that many municipalities have asked to have these removed from development plans, due to the cost of construction and lack of tax revenue that is generated. Therefore, it is being requested that this use be transferred to the indoor conference center that is linked to the hotel within Block "B". Mr. Greenwood then informed the Commissioners that Mr. Bush provided a good historical timeline on the progression of these changes. Additionally, there have been discussions on what would be an equitable exchange if the amphitheater is not built, and a 30,000-40,000 square foot conference center was presented. He explained that what is being asked for at this meeting was to eliminate the amphitheater on Block "C" to build the Repository, but there would be no requirement that the amphitheater or an equivalent product would be built. Mr. Greenwood then stated that if the Commission was confident that the development would receive an equivalent product in terms of scope, size, and amenities, a decision could be made accordingly. If the Commission felt that they needed something to secure a reallocation of use, then the developer would need to submit a site plan amendment for the gas well pad site and a development plan amending that would incorporate these changes. Chairman Brittan then asked Mr. Beaty and Mr. Bush if the Commission would see the proposed development plan next month. Mr. Bush replied that they would not see it in an official capacity to take action, as it would require several months of work to present a formal plan. However, he noted that this could be presented on an informal basis next month to show what the intentions are for the development moving forward. Chairman Brittan stated that P&Z Minutes 03/08/21 Page 8 of 10 it would help everyone's level of confidence to see the drawings, what was intended to be built, and what applications would be submitted for approval. Director of Planning and Development Ron Ruthven then explained the options for the Commission to approve, deny, or table any items. Mr. Bush indicated that a presentation would be brought to the Commission on the residential components, including Block "G", Block "H", Block "D", and Block "M". Additionally, the projects that would be ready for permit applications on Block "N", Block "C", and Block "B" would be included. Motions and Commissioner votes were taken separately for Items 5, 6, 7, and 8. MOTION: Commission Chairman Brittan motioned to table Item 8 and continue the public hearing through April 12'. Commissioner Kraska seconded the motion. The motion carried by a vote of 6-1, with Commissioner Lee voting nay. 9. CONDUCT A PUBLIC HEARING AND CONSIDER RECOMMENDATION OF PROPOSED AMENDMENTS TO ORDINANCE 837 APPROVING A SITE PLAN FOR P1131-2 ZONING DISTRICT, KNOWN AS "WESTLAKE ENTRADA". THE SITE IS LOCATED ON BLOCK E, WESTLAKE ENTRADA ADDITION ALONG COMILLAS DRIVE BETWEEN CORTES DRIVE AND GIRONA DRIVE. Director of Planning and Development Ron Ruthven presented this item. He showed a photo of the site, where two residential homes were originally planned to be constructed. The developer has proposed to remove the two (2) residential homes of the fourteen (14) that were originally approved by ordinance. It is proposed that twelve (12) guest parking spaces along with additional landscaping and open space are added in its place. He noted that this project could move forward and be addressed in a subsequent development plan amendment. The applicant addressed the Commission and stated that concerns have arisen on the lack of parking by the developer as well as staff. This would also include an amenity for a dog park. Commission Chairman Brittan opened the public hearing at 7:04 p.m. No one addressed the Commission. Commission Chairman Brittan closed the public hearing at 7:05 p.m. Commission Chairman Brittan then asked for a motion to approve Item #9. MOTION: Commissioner Lee made a motion to approve Item #9 with staff recommendation, as outlined. Commissioner Swearingen seconded the motion. The motion carried by a vote of 7-0. 10. ADJOURNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. P&Z Minutes 03/08/21 Page 9 of 10 MOTION: Commissioner Morris made a motion to adjourn the meeting. Commissioner Lee seconded the motion. The motion carried by a vote of 7-0. Chairman Brittan adjourned the meeting at 7:06 p.m. APPROVED BY THE PLANNING AND ZONING COMMISSION ON APRIL 12, 2021. ATTEST: Todd ood, Town Secretary Chairman, Tim Brittan �& W EST�9 TEX P5 PU Minutes 03/08/21 Page 10 of 10