Aug 15, 2023 Planning and Zoning

[00:00:04]

OKAY. I'M GOING TO CALL THIS MEETING TO ORDER.

[A. CALL TO ORDER]

SO WELCOME, COMMISSIONERS.

WE WILL START BY THE PLEDGE SAYING THE PLEDGE OF ALLEGIANCE HONORING THE TEXAS FLAG.

DOTTIE, DO WE HAVE ANYBODY ON THE PHONE THAT WANTS TO MAKE ANY KIND OF STATEMENT? OKAY. BRIAN, DO WE HAVE A STAFF UPDATE?

[D. STAFF/DIRECTOR REPORT AND DEVELOPMENT UPDATE]

AND ALSO, WE HAVE OUR FIRST FULL CONTINGENT OF COMMISSIONERS IN A VERY LONG TIME.

SO, IT'S GOOD TO HAVE ALL SEVEN COMMISSIONERS HERE TONIGHT.

ALSO WANTED TO LET YOU KNOW ABOUT UPCOMING COUNCIL MEETING ON SEPTEMBER THE 11TH.

THE PNC HAS BEEN REQUESTED TO ATTEND THE EXECUTIVE SESSION ON THAT MEETING.

AGAIN, JUST TO JOIN IN THE DISCUSSION, AGAIN TALKING ABOUT ENTRADA AND THE PIDS.

SO, IF YOU CAN MAKE IT, PLEASE, YOU'RE WELCOME TO ATTEND.

IF YOU HAVE A CONFLICT, THAT'S FINE.

IT'LL JUST BE AGAIN; IT'LL BE A DISCUSSION.

THE NEXT REGULAR P AND Z AND P AND Z MEETING WILL BE SEPTEMBER THE 19TH.

RIGHT NOW, THAT'S TENTATIVE BECAUSE DEPENDING ON ANY CASELOAD THAT COMES IN IN THE NEXT WEEK OR TWO OR WHAT HAPPENS WITH THIS ITEM TONIGHT, WE DON'T REALLY HAVE ANYTHING SCHEDULED FOR THAT MEETING YET.

SO, IF ANYTHING CHANGES OR WE END UP CANCELING THE MEETING, I'LL TRY TO LET YOU KNOW AS FAR OUT AS POSSIBLE.

AND THEN FINALLY, WE HAVE ANOTHER TRAINING OPPORTUNITY COMING UP HERE, AUGUST 30TH, 31ST AT THE COG OFFICES IN ARLINGTON.

AND THIS IS THEY PUT ON THIS TRAINING EVERY YEAR.

IT'S JUST BASIC PLANNING AND ZONING ONE ON ONE TYPE STUFF.

SO, IF YOU HAVE TIME AND YOU'RE INTERESTED, JUST LET ME KNOW AND I CAN SIGN YOU GUYS UP FOR THAT.

THAT IS ALL I HAVE.

THANK YOU. OKAY.

[E.1. Conduct a public hearing and consider a recommendation for a zoning change on Lot 1R1-1, Block 2, Westlake/Southlake Park Addition Number One, from the PD1-1 zoning district to the PD10 zoning district in order to construct a single-family residential development. The subject property contains approximately 32.88 acres and is located between Sam School Road and State Highway 114 just north of the boundary with the city of Southlake.]

CONSIDER RECOMMENDATION FOR ZONING CHANGE ON LOT 1R1-1 BLOCK TWO WESTLAKE SOUTH LAKE PARK EDITION NUMBER ONE FROM THE PD 1-1 ZONING DISTRICT TO THE PD TEN ZONING DISTRICT IN ORDER TO CONSTRUCT A SINGLE-FAMILY RESIDENTIAL DEVELOPMENT.

THE SUBJECT PROPERTY CONTAINS APPROXIMATELY 32.88 ACRES AND IS LOCATED BETWEEN SAM SCHOOL ROAD AND STATE HIGHWAY 114, JUST NORTH OF THE BOUNDARY WITH THE CITY OF SOUTH LAKE.

BEFORE WE HAVE THE PRESENTATION JUST TO BRING EVERYBODY UP TO SPEED ON THIS PARTICULAR APPLICANT, THEY HAVE BEEN HERE BEFORE.

THEY WERE HERE SEVERAL MONTHS AGO, NOT WITH AN OFFICIAL APPLICATION, BUT TO SHARE THE PLAN WITH THE THEN PLANNING AND ZONING COMMISSION TO GET OUR READ ON DENSITY AND THE PROJECT THAT THEY WERE UNDERTAKING.

AND AT THAT TIME, WE DID GO THROUGH PRESENTATION.

WE'RE GOING TO GO THROUGH IT. WE'RE GOING TO HAVE TO GO THROUGH IT AGAIN.

HALF THE PLANNING AND ZONING COMMISSION KNEW SINCE YOU WERE LAST HERE, SO THERE'S NOT AS MUCH FAMILIARITY WITH THE PROJECT.

ORIGINAL DENSITY DESIRED WAS IN THE 90S, IF I REMEMBER CORRECTLY.

9394. CURRENTLY AT 59 TONIGHT AND THAT WAS.

PART OF THE DESIRE OF THE PLANNING AND ZONING COMMISSION AT THAT TIME WAS TO REDUCE THE DENSITY.

SO, RYAN WOULD LOVE TO HAVE A PRESENTATION SO THAT ALL THE PLANNING AND ZONING MEMBERS ARE UP TO SPEED ON THIS PROJECT, WHICH IS NOW AN OFFICIAL APPLICATION.

NOW OFFICIAL. NOW. OFFICIAL.

OKAY. AND YES, SO THIS DID COME BEFORE THE P AND Z AS A WORKSHOP DISCUSSION EARLIER THIS YEAR.

AND ACTUALLY, THIS LAND HAS BEEN OWNED BY THE APPLICANT FOR QUITE A WHILE.

THIS IS WE'VE MET WITH THEM STAFF HAS ON MULTIPLE OCCASIONS PROVIDE FEEDBACK AND LOOK AT DIFFERENT IDEAS THEY HAD.

AND SO, THIS HAS CULMINATED WITH THE PROPOSAL YOU SEE BEFORE YOU.

THIS IS AN AERIAL PHOTO OF THE PROPERTY THAT'S UP ON THE SCREEN.

[00:05:01]

IT'S ZONED PD 1-1 RIGHT NOW, AND THAT'S THE SALON, THE ORIGINAL SOLANA ZONING IN THIS PROPERTY.

IT'S PLATTED BECAUSE IT WAS PART OF THE SOLANA DEVELOPMENT ORIGINALLY.

REALLY? ORIGINALLY JUST I THINK MEANT TO BE OPEN SPACE, WHICH OF COURSE BACK WHEN THE SALON WAS PUT IN IN THE 80S, IT WAS MEANT TO BE SURROUNDED BY JUST LOTS OF OPEN, OPEN SPACE.

THAT WAS THERE WAS REALLY NOT MUCH DEVELOPED OUT HERE AT THAT TIME.

SO, IN ANY CASE, THE LAND IS THEY'RE PROPOSING TO REZONE IT TO RESIDENTIAL.

AND SO, I WANT TO SHOW YOU ANOTHER VANTAGE POINT HERE.

THIS IS LOOKING SOUTHWEST KIND OF A BIRD'S EYE VIEW OF THE SUBJECT PROPERTY.

AND YOU CAN SEE.

ON THE. LEFT SIDE OR LOOKING AT IT, IT'D BE YOUR LEFT.

YOU SEE SOUTHLAKE MEADOWS, WHICH IS IN SOUTHLAKE, AND THAT'S THE SOUTH BOUNDARY IS THE COMMON BOUNDARY WITH SOUTHLAKE.

THEN YOU CAN SEE SAM SCHOOL ROAD AS IT MOVES INTO SOUTHLAKE BECOMES PAYTONVILLE ROAD AND THEN BEHIND SOUTHLAKE.

MEADOWS IS TERRA BELLA IN WESTLAKE, AND YOU CAN SEE THE KIRKLAND BRANCH CREEK AS IT SNAKES BACK TOWARD THE TOP OF THE PHOTO. AND BACK AT THE FAR TOP OF THE PHOTO IS THE GLEN WICK FARMS AND THAT BECOMES GLEN WICK PARK.

THE SAME CREEK.

AND THEN MOVING OVER, YOU SEE GLEN WICK FARMS AND THEN A LITTLE BIT OF THE KNOLLS DEVELOPMENT AND LIFETIME FITNESS OVER ON THE RIGHT SIDE OF THE PICTURE.

AND THEN DOWN AT THE BOTTOM RIGHT IS THE SOLANA PLAZA.

SO, THE PROPOSAL BY THE APPLICANT INVOLVES.

PUTTING IN 59 SINGLE FAMILY RESIDENTIAL LOTS.

AND THESE WOULD ALL VARY IN SIZE, AS YOU CAN SEE ON THE PLAN, FROM LOTS THAT AVERAGE IN SIZE TO OR ACTUALLY HAVE A MINIMUM LOT SIZE OF 15,000FT² DOWN TO A MINIMUM LOT SIZE OF.

6500 SQUARE, ACTUALLY 3200FT² AT ITS SMALLEST.

SO, ONE THING I WANT TO MAKE CLEAR THAT WAS WRONG IN THE AGENDA MEMO IS THE TOWNHOME LOTS, THE PATIO, HOME LOTS.

THESE ARE NOT ATTACHED.

I MENTIONED THEY WERE ATTACHED IN THE BRIEFING.

THEY ARE ACTUALLY ALL GOING TO BE DETACHED SO THE APPLICANT CAN PROVIDE MORE DETAIL ON THAT.

BUT THAT WAS NOT STATED CORRECTLY IN YOUR AGENDA MEMO.

SO, AS YOU CAN SEE FROM THE SLIDE, THE DENSITY ON THIS WOULD BE 1.8 UNITS PER ACRE.

AGAIN, 59 LOTS AND THEN THE OPEN SPACE AT 40%.

AND I'M GOING TO GO INTO THE OPEN SPACE IN A LITTLE BIT MORE DETAIL HERE IN A SECOND.

WELL, ACTUALLY, I'LL GO INTO IT RIGHT NOW.

SO, THE OPEN SPACE IS KIND OF BROKEN DOWN IN SOME DIFFERENT WAYS.

SO, YOU'VE GOT NINE ACRES, WHICH IS BASICALLY HOA OWNED OPEN SPACE.

AND ONE THING THAT'S IMPORTANT TO NOTE ABOUT THIS PROPERTY, BECAUSE YOU WOULDN'T THINK THAT IT'S THIS WAY TO LOOK AT IT.

A LOT OF THE OPEN SPACE IS ON THE OTHER SIDE OF THE CREEK, WHICH IS BETWEEN THE CREEK AND THE SOLANA DEVELOPMENT.

AND IN SOME CASES, THE PROPERTY LINE GOES RIGHT UP TO THE BACK OF THE LOADING DOCK AT THE MARRIOTT SOLANA HOTEL.

SO THAT LAND DOESN'T LOOK LIKE IT'S PART OF THIS PROPERTY, BUT IT ACTUALLY IS.

SO, YOU WOULD HAVE HOA OWNED OPEN SPACE AS SHOWN IN THE GRAPHIC THAT'S ON THE SLIDE NOW.

AND THEN THERE WOULD BE ADDITIONAL OPEN SPACE THAT'S LOCATED WITHIN NATURAL AREAS ON RESIDENTIAL LOTS.

SO, THESE WOULD BE.

PRIVATELY OWNED OPEN SPACE, WHICH ADDS UP TO 4.2 ACRES, BUT IT WOULD NOT BE ABLE TO BE BUILT ON AND IT WOULD BE ALSO CONNECTED TO THE. THE HOA OWNED OPEN SPACE.

AND SO, THIS NEXT GRAPHIC JUST SHOWS YOU THE ACTUAL FENCE BOUNDARY, BECAUSE WHAT THE DEVELOPER IS PROPOSING IS THAT THE NATURAL AREA, OPEN SPACE ON THESE PRIVATE LOTS COULD NOT BE THEY COULD NOT BE FENCED OFF ON THE BACK END.

SO, THE FENCE LINE WOULD ACTUALLY BE AT THE BOUNDARY, AND THIS WOULD SHOW UP ON A FINAL PLAT UPON APPROVAL OF THE ZONING.

SO, THE RED BOUNDARY YOU SEE HERE IS THE ACTUAL.

DEVELOPMENT BOUNDARY OF THE WHERE THE HOMES AND THE ACTUAL WHERE YOU COULD BUILD KIND OF A THINK OF IT AS A BUILDING ENVELOPE IN THE DEVELOPMENT.

ALSO JUST WANTED TO SHOW YOU THIS COMPARISON CHART.

I EMAILED THIS TO YOU GUYS YESTERDAY.

SORRY FOR GETTING THIS TO YOU LATE, BUT THIS WAS SOMETHING WE NEEDED TO GO AHEAD AND PUT TOGETHER, AND WE'LL JUST CONTINUE TO UPDATE THIS AS WE GO AND PROBABLY ADD MORE INFORMATION TO IT.

THIS IS EVERY RESIDENTIAL DEVELOPMENT IN WESTLAKE AND IT'S A COMPARISON CHART THAT JUST GIVES YOU AN IDEA OF OPEN SPACE DENSITY, NUMBER OF LOTS, THINGS LIKE THAT.

SO, AND IT ALSO SHOWS YOU THE PROPOSAL IN RELATION TO TO THOSE DEVELOPMENTS.

[00:10:01]

AND THEN IN SOME CASES, THOSE ALSO CONTAIN UP TO FIVE ACRES.

AND JUST THERE'S A LOT OF, THERE'S NO NEED FOR OPEN SPACE IN SOME OF THOSE DEVELOPMENTS.

SO, I ALSO WANTED TO TALK ABOUT ACCESS TO THE VET, THE DEVELOPMENT.

LET ME BACK UP HERE TO THE CONCEPT PLAN.

THERE'S ONE WAY IN AND OUT OF THIS DEVELOPMENT, AND SO THIS IS ONE THING WE WORKED WITH THE APPLICANT ON EXTENSIVELY IS HOW THIS WOULD WORK.

AND SO, WHAT THEY'RE DOING IS HAVING TWO 24-FOOT-WIDE DRIVE AISLES COMING INTO THE DEVELOPMENT OFF OF SAM SCHOOL ROAD SO THAT IF ONE OF THOSE WAS BLOCKED AND THIS IS AT THE REQUEST OF THE FIRE MARSHAL, THERE'D BE ANOTHER FULL, FULL MINIMUM WIDTH DRIVE AISLE TO COME INTO THE DEVELOPMENT TO ACCESS THE DEVELOPMENT, TO PROVIDE ACCESS.

ONE THING THAT.

WAS DISCUSSED AS ACCESS TO THE 114 SERVICE ROAD, AND THE DEVELOPER DID NOT WANT TO DO THAT.

AND IN DISCUSSIONS WITH STAFF, WE AGREED THAT THIS COULD WORK AS FAR AS PROVIDING ACCESS TO AND FROM THE DEVELOPMENT.

THEY ALSO DID A TRAFFIC IMPACT ANALYSIS THAT ALSO SHOWS THE TOTAL TRIPS PER DAY AND BASED ON THE TRAFFIC IMPACT ANALYSIS, NO ADDITIONAL FACILITY IMPROVEMENTS WERE NEEDED.

ALTHOUGH WHAT WE ARE RECOMMENDING, IF THIS DOES GET APPROVED AS PART OF THE DEVELOPMENT AGREEMENT, SAM SCHOOL ROAD IN THIS AREA IS NOT IMPROVED.

YOU MAY HAVE NOTICED AS YOU DRIVE THROUGH THERE, IT GOES FROM FOUR LANES WIDE NEXT DOWN TO TWO LANES AND JUST KIND OF A QUICK DOGLEG TURN AND SOME THINNER NOT AS WIDE PAVEMENT BEFORE IT TRANSITIONS INTO SOUTHLAKE, GOES TO CONCRETE SURFACE AND BACK TO A WIDER WIDTH ROAD.

SO PROBABLY IN PARTNERSHIP WITH THE TOWN, WE CAN GET THE DEVELOPER GET THE ROAD IMPROVED IN THIS AREA.

THEY'LL LINE UP THEIR ENTRANCE WITH THE ENTRANCE INTO TERRA BELLA AND ALSO MAYBE WORK WITH THEM TO DO SOME TYPE OF STAMP, CONCRETE OR SURFACE ON THE ROAD AS WELL.

IN ADDITION TO AN ENTRY MARKER SIGN COMING INTO THE TOWN.

SO, I REMEMBER THIS LAST TIME WE LOOKED AT THIS, THE ROAD.

THE RING ROAD WAS WIDENED.

FIRE MARSHALS.

OKAY. WITH THE ROAD AND THE SINGLE ENTRANCE NOW? THAT'S CORRECT. YES, SIR.

ON UTILITIES REAL QUICK, I JUST WANTED TO MENTION, TOO, SOMETHING UNIQUE ABOUT THIS, THIS LAND.

IT'S ACTUALLY IN SOUTH LAKES WATER UTILITY SERVICE AREA.

THE STATE CALLS THAT A CERTIFICATE OF CONVENIENCE AND NECESSITY.

AND THOSE ARE SET UP.

THEY'RE KIND OF LIKE SCHOOL DISTRICTS IN A WAY.

THEY'RE SET BOUNDARIES THAT ARE INDEPENDENT OF MUNICIPAL BOUNDARIES.

WE HAVE TALKED TO SOUTH LAKE ABOUT.

SERVING THE DEVELOPMENT ON WESTLAKE WATER AND SEWER, AND THEY DON'T HAVE ANY ISSUE WITH THAT.

THIS GETS APPROVED.

WHAT THEY'VE AGREED TO DO IS WORK WITH THE TOWN OF WESTLAKE ON AN INTERLOCAL AGREEMENT TO WORK WITH THE TEXAS COMMISSION ON ENVIRONMENTAL QUALITY ABOUT GETTING THAT CCN BOUNDARY CHANGED SO THAT THE TOWN OF WESTLAKE COULD SERVE THIS DEVELOPMENT.

AND THAT WOULD ALSO BE A CONDITION OF APPROVAL IF IT IS APPROVED AS WELL.

FINALLY, THE COMPREHENSIVE PLAN.

I WON'T GO INTO A LOT OF DETAIL ON THE COMPREHENSIVE PLAN.

I DID LAY IT ALL OUT HERE IN THE STAFF REPORT.

THIS DEVELOPMENT IS LARGELY COMPLIANT WITH THE COMPREHENSIVE PLAN.

THE ONLY THING ABOUT THE COMPREHENSIVE PLAN IS IT DOESN'T GO INTO A LOT OF MEASURABLE DETAIL, SO IT'S SOMEWHAT SUBJECTIVE.

SO BUT IN TERMS OF THE GENERAL SCOPE OF THE REQUEST MINUS THE WAIVER ON THE LANDSCAPE BUFFER ON HIGHWAY 114, THEY WANT TO MAKE THAT A LITTLE BIT SMALLER.

IT IS GENERALLY COMPLIANT WITH THE COMPREHENSIVE PLAN.

AND AS FAR AS HOUSING GOES, THE ADDING NEW RESIDENTIAL UNITS INTO WESTLAKE.

RIGHT NOW, THERE'S WE'RE STILL RUNNING WHAT I WOULD CALL A A SURPLUS ON HOUSING UNITS EVEN WHEN YOU FACTOR IN ALL OF THE.

ENTITLEMENTS THAT ARE OUT THERE IN WESTLAKE.

SO, THERE'S A GENERALLY A BONUS OF ABOUT 300 PLUS LOTS.

SO, THIS FALLS WITHIN THAT OVERALL BUILD OUT HOUSING BONUS IF THAT MAKES ANY SENSE.

SO, WITH THAT, I'LL BE GLAD TO ANSWER ANY QUESTIONS AND THE APPLICANT IS GOING TO HAVE A PRESENTATION THAT THEY WOULD LIKE TO DO AS WELL.

QUESTIONS FROM COMMISSIONERS.

DO YOU WANT TO TALK ABOUT THE UTILITIES? I NOTED IN HERE, THEY THEY'RE REQUESTING A 40 FOOT RIGHT OF WAY AND THE BUILDINGS WILL BE PROPOSED TO BE IN THE

[00:15:02]

UH, SOUTHLAKE DID THAT SEVERAL YEARS AGO.

PUBLIC WORKS DIRECTOR WANTED UTILITIES, AND THEY DID THAT AND HAD MULTIPLE STREET FAILURES.

IT COST THE CITY MANY MILLIONS OF DOLLARS TO CORRECT THAT.

THOSE UTILITIES RAN INTO FRENCH DRAINS, WHICH CREATES A VOID UNDER THERE.

AND THE STREETS FAIL WHEN THOSE STREETS FAIL.

NOW YOU'VE GOT THE COST OF REPAIRING THOSE, WHICH I UNDERSTAND THEY'RE PRIVATE STREETS.

BUT WHEN YOU GO TO DIG THAT SEWER LINE UP, YOU'RE NOW BLOCKING SOMEONE'S ACCESS TO THEIR HOUSE.

I AM. I WILL NEVER VOTE.

APPROVAL OF A PROJECT THAT HAS THE UTILITIES RUNNING UNDER THE STREET.

THEY NEED TO BE 50 FOOT RIGHT OF WAYS WITH UTILITIES BEHIND THE.

SO THE.

THE WAY THIS AND I WOULD AGREE THAT EVERY DEVELOPMENT IN WESTLAKE THE UTILITIES THEY NEED TO MEET THE TOWN ENGINEERING REQUIREMENTS.

I'M SORRY. SAY IT AGAIN.

ALL THE UTILITY LOCATIONS UNDER ANY STREET THEY WOULD NEED TO MEET THE TOWN'S UTILITY REQUIREMENTS SO THAT ANY WAIVER TO THAT OR DEVIATION, WE WOULD NOT RECOMMEND APPROVAL OF THAT. OKAY.

AND I DON'T KNOW WHAT THE TOWN'S.

ORDINANCES, WHAT THE CITY ENGINEER RECOMMEND.

BUT IF HE RECOMMENDS THAT, HE NEEDS TO RETHINK IT BECAUSE IT COST SOUTHLAKE OVER $20 MILLION TO CORRECT THAT PROBLEM. SO DO WE CURRENTLY HAVE ANY OTHER DEVELOPMENTS IN WESTLAKE THAT HAVE.

FACILITIES LIKE THAT BUILT UNDER THE NEIGHBORHOOD STREETS.

NORMALLY, THEY'RE BUILT BEHIND THE CURB LINE BETWEEN THE WHAT WE CALL THE PROPERTY LINE OR RIGHT OF WAY LINE AND THE CURB.

NOW, WHEN IT COMES TO RIGHT OF WAY WIDTH IN RECENT DEVELOPMENTS IN WESTLAKE, WE'VE ACTUALLY ALLOWED A SMALLER RIGHT OF WAY, BUT WITH UTILITIES LOCATED IN EASEMENTS ON PRIVATE PROPERTY.

IN FACT, THAT'S KIND OF BEEN THE PREFERENCE OF THE PUBLIC WORKS DEPARTMENT IN THE PAST.

AND TO PUT UTILITY EASEMENTS, WATER LINES, SEWER LINES AND ON THE BACKS OF THE CURBS ON PRIVATE PROPERTY.

BUT THE PAVEMENT WIDTH WOULD STILL BE GENERALLY 30FT, WHICH IS THE MINIMUM REQUIREMENT IN THE ENGINEERING.

YOU DON'T HAVE ANY BUILT UNDER STREETS AS OF NOT TO MY KNOWLEDGE.

ANOTHER PROBLEM THAT I NOTED, AND WE'LL GET TO THE PRESENTATION, BUT THERE ARE THERE'S A LOT OF TOPOGRAPHY ON THIS.

WE'RE TRYING TO PUT A LOT OF LOTS ON IT.

THERE ARE 5 TO 10 FOOT RETAINING WALLS.

IT APPEARS ON THE PLAN TO BE SITTING RIGHT AT THAT AT THAT FIVE FOOT RIGHT OF WAY.

SET BACK, 30-FOOT ROAD, 40 FOOT RIGHT OF WAY, FIVE FOOT BACK OF CURB.

THERE'S GOING TO BE A 5 TO 10 FOOT RETAINING WALL.

WHEN IT GETS ICY, CAR SLIDES OFF OF THAT.

DROPS DOWN TO TEN FOOT RETAINING WALL.

THAT DOESN'T MAKE SENSE TO ME.

THAT'S SOMETHING THAT.

WE DEFINITELY LOOK AT AND HAVE THE TOWN ENGINEER LOOK AT IT AS WELL.

AS FAR AS THE SAFETY ASPECT OF THAT, I THINK IN SOME CASES THE I KNOW WHEN THE KNOWLES WAS APPROVED, THERE WERE SOME STREET SLOPES IN THERE AND SOME OTHER GRADE ISSUES THAT WE HAD TO WORK THROUGH ON THAT DEVELOPMENT THAT WOULD PROBABLY HAVE SOME OF THE SAME ISSUES ON THIS DEVELOPMENT AS WELL THAT WOULD NEED TO BE ADDRESSED.

AND THOSE ARE GOOD QUESTIONS.

LET ME JUST CLARIFY TO WHAT THE APPLICANT IS ASKING FOR TONIGHT IS A REZONING IS NOT AN APPROVAL OF THIS SPECIFIC PLOT PLAN OR IS IT? WELL, IT ACTUALLY IS, BECAUSE THE WAY THESE RESIDENTIAL DEVELOPMENTS WORK, AT LEAST THIS IS THE WAY IT'S BEEN STRUCTURED, DOESN'T MEAN IT CAN CHANGE.

IS THAT THE CONCEPT DEVELOPMENT PLAN? ONCE THAT'S APPROVED, THEN THE LAYOUT OF THE DEVELOPMENT HAS TO BE.

SIGNIFICANTLY, SUBSTANTIALLY CONSISTENT WITH THAT PLAN.

THERE COULD BE MINOR DEVIATIONS TO ACCOUNT FOR, YOU KNOW, TOPOGRAPHIC CONDITIONS, THINGS LIKE THAT.

BUT THE LOT LAYOUT, THE OPEN SPACE, EVERYTHING EFFECTIVELY GETS LOCKED IN ONCE IT GETS APPROVED WITH THE ORDNANCE, UNLESS IT'S CONDITIONED A DIFFERENT WAY WHERE THEY GET IT'S A TWO-STEP APPROVAL WHERE THEY WOULD COME BACK WITH A MORE DETAILED SITE PLAN, FOR EXAMPLE, TO THEN LOCK IN THOSE SPECIFICS WITH DIMENSIONAL BOUNDARIES AND MORE SPECIFIC CONDITIONS.

AND ON THE WHAT THE STEP BACK IS IN THAT SOUTHLAKE ALLOWED FOR THAT SUBDIVISION THAT'S CONTIGUOUS WITH THIS.

[00:20:03]

I RESEARCHED THAT AND IT'S AT LEAST 100FT AT ITS CLOSEST POINT.

AND YOU COULD KIND OF SEE IT FROM THE ROAD, BUT IT'S 100 FOOT BACK FROM THE RIGHT OF WAY TO THE CLOSEST POINT.

AND WHAT IS THIS PROPOSAL? SO, THE LOT THE RESIDENTIAL LOT BOUNDARIES WOULD BE 50FT FROM THE RIGHT OF WAY AND THEN THERE WOULD BE AN ADDITIONAL 25FT THAT'S IN A QUOTE UNQUOTE NATURAL AREA, WHICH BACK ON THE OPEN SPACE PLAN, YOU SEE THAT LIGHTER GREEN BUFFER THERE.

THAT WOULD BE THE NATURAL AREA THAT'S ACTUALLY ON THE PRIVATE INDIVIDUAL LOT, BUT STILL WOULDN'T HAVE ANY DEVELOPMENT ON IT.

SO, BASICALLY 75FT.

YEAH, AND I BELIEVE I UNDERSTAND THAT ANSWER TO THIS QUESTION, BUT JUST WANT TO CONFIRM WE.

AS FAR AS HAVING ANY TOWNHOMES.

SIMILAR TO THIS. THERE'S.

THERE ARE NO OTHER TOWNHOMES IN WESTLAKE CURRENTLY.

OR THE LOT SAYS THAT ARE SIMILAR.

TROTTA WOULD BE THE ONLY OTHER.

OTHER THAN IN TROTTA ARE NOW THERE IS ZONING ENTITLEMENTS FOR TOWNHOMES IN THE CIRCLE T RANCH.

THEY'RE ALLOWED IN THE PROPERTY COMMONLY REFERRED TO AS FRONT 44.

THERE'S 275 ENTITLED TO THAT PROPERTY.

AND WHAT THE ZONING SAYS IS THEY CAN EITHER BE ATTACHED OR DETACHED.

BUT THERE'S NEVER BEEN ANYTHING FURTHER THAT HAS COME FORWARD ON THOSE FOR DEVELOPMENT.

THESE ARE DETACHED.

SO, THEY'RE NOT.

THESE ARE BASICALLY TOWNHOMES.

RIGHT THERE, SINGLE-FAMILY HOMES.

AND YOU'VE SEEN THAT. I'VE SEEN THIS IN OTHER DEVELOPMENTS WHERE THEY THE WALL THERE'S A WALL SEPARATION BECAUSE PEOPLE DON'T LIKE TO SHARE A WALL.

SO, IT KIND OF PROVIDES THAT INCENTIVE TO THE FOLKS THAT WILL MOVE IN THERE, TOO.

THERE'LL BE USUALLY IT'S ABOUT A THREE-FOOT SEPARATION BETWEEN THE BUILDINGS JUST TO PROVIDE.

SO THEY DON'T SHARE A WALL AND NO SORT OF EASEMENT THAT.

ALSO USUALLY A MAINTENANCE EASEMENT TO ALLOW FOR SOMEONE TO GET IN THERE AND, YOU KNOW, PROVIDE FIX SOMETHING IF IT'S BROKEN, THINGS LIKE THAT.

BUT AS FAR AS, YOU KNOW, UTILITIES OR ANYTHING.

USUALLY NOT UTILITIES, EXCEPT UNLESS IT'S SERVING THE HOUSE LIKE A ELECTRIC LINE OR TYPE OF PLUMBING LINE, SOMETHING LIKE THAT.

BUT YOU WOULDN'T A UTILITY, YOU WOULDN'T HAVE A MAIN THAT SERVES MORE THAN ONE PROPERTY ON SUCH A NARROW AREA.

WE WOULD NEED AT LEAST TEN FEET IN MOST CASES.

DO YOU HAVE ANY OTHER CONCERNS? I'VE HEARD UTILITIES UNDER THE ROAD, AND I'VE HEARD.

YEAH. IS THERE A STAFF RECOMMENDATION, JUST SO WE'RE AWARE? THE STAFF RECOMMENDATION IS APPROVAL AND SUBJECT TO AND I DON'T HAVE A SPECIFIC LIST OF CONDITIONS IN HERE, JUST NOTES IN THE STAFF REPORT. BUT THERE'S MORE CONDITIONS.

AND THESE ARE WHAT I WOULD CALL TYPICAL CONDITIONS OF OTHER DEVELOPMENTS THAT HAVE BEEN RECENTLY APPROVED THE NOLES VILLAGGIO WESTLAKE RANCH THAT GET INTO BUILDING QUALITY MANUAL COMPLIANCE, WHICH IS THE WAS DONE A FEW YEARS AGO THAT PROVIDES.

MINIMUM HOUSING DESIGN CONDITIONS, HOUSING BUILDING, MATERIAL CONDITIONS, SITE DEVELOPMENT CONDITIONS, AS WELL AS SERVICE BY TOWN UTILITIES AND SOME OTHER BASIC REQUIREMENTS, INCLUDING A DEVELOPMENT AGREEMENT AND OTHER DEVELOPMENT DETAILS.

ANYTHING ELSE? ARE WE READY FOR THE APPLICANT? THINK WE'RE READY FOR THE APPLICANT? IF THERE'S NO MORE QUESTIONS.

MORE QUESTIONS FOR RON.

THANK YOU, RON, AND THANK YOU, COUNCIL MEMBERS, FOR TAKING THE TIME TO MEET WITH US.

MY NAME IS ADAM WILLIAMS. I'M WITH LOVETT AND THE REST OF OUR TEAM HERE FROM KIMLEY-HORN AND SAGE ENGINEERING.

AGAIN, AS RON MENTIONED, I WANT TO BE TOTALLY UP FRONT AND HONEST ABOUT OUR WORKFLOW.

WE'VE REALLY BEEN LEARNING A LOT FROM COMING TO THESE MEETINGS, MEETING WITH STAFF AND OVER THE PAST COUPLE OF MONTHS I FEEL LIKE WE'VE REALLY DIALED INTO SOMETHING THAT WORKS FOR THE TOWN AND FOR US AS WELL.

AND SO THAT SAID, I WOULD JUST LIKE TO TO BE UP FRONT ABOUT SAYING WE'RE HEARING YOUR FEEDBACK, WE WANT TO WORK TOWARDS THE SOLUTION.

[00:25:02]

SO, JUST TO KIND OF RECAP, WE'RE PROPOSING REZONING TO SINGLE FAMILY RESIDENTIAL WITH 59 SINGLE FAMILY DETACHED LOTS. WE USE THE TERM TOWNHOUSE TOWNHOME.

REALLY IT JUST REFERS TO A SINGLE-FAMILY HOME TYPE THAT IS A LITTLE DENSER THAN LARGER ESTATE HOMES.

SO, WHEN YOU SEE TOWNHOUSE IN THE PRESENTATION, IT IS A FULLY DETACHED, YOU KNOW, OWNED ONE UNIT PER LOT TYPE OF SITUATION.

AND I'LL EXPLAIN WHY WE DECIDED TO USE SOME OF THOSE HOMES WHEN WE LOOK AT THE KIND OF OVERALL SITE CONDITIONS.

SO WITHIN THIS DEVELOPMENT, AGAIN, WOULD BE SINGLE FAMILY, DETACHED HOMES, PRIVATE STREETS, VEHICULAR ACCESS CONTROL, HOA OPERATED AMENITIES, INCLUDING A MANNED GUARDHOUSE, COMMON GREEN SPACE AND AMENITIES, AND THEN THE PUBLICLY ACCESSIBLE NATURAL AREAS WHICH RON DESCRIBED CONNECTION TO THE TOWN OF WESTLAKE TRAIL NETWORK AND THEN OUR DRAINAGE INFRASTRUCTURE AS WELL.

NEXT SLIDE, PLEASE. SO JUST A LITTLE BACKGROUND ON US.

WE'VE, LOVETT HAS BEEN IN THE HOME BUILDING BUSINESS SINCE 1980.

NEXT, PLEASE. WE ALSO HAVE SOME COMMERCIAL AND OTHER TYPES OF PROJECTS.

SO, WE HAVE A BROAD RANGE OF EXPERIENCE TO DRAW UPON FOR THESE LARGER SCALE DEVELOPMENTS.

NEXT ONE, PLEASE. YOU KNOW, JUST TO KIND OF EXAMPLE OF OUR ATTENTION TO DETAIL AND HIGH-QUALITY HOME BUILDING HERE.

NEXT, PLEASE. AND SO, YOU KNOW, WHEN WE STARTED LOOKING AT THIS SITE, THIS WAS EVEN I THINK DAVID GOT INVOLVED ON THIS A COUPLE OF YEARS AGO.

WE ENGAGED THE LAND PLANNER, ANDRES DUANY, WHO IS KIND OF KNOWN AS THE FATHER OF NEW URBANISM.

AND I KNOW THAT HE CAME AND KIND OF MET WITH STAFF AND GAVE SOME REALLY EARLY PRESENTATIONS ON THIS SITE UNTIL WE REALLY KIND OF COULD UNDERSTAND THE TOPOGRAPHY AND THE SURROUNDING NEIGHBORHOODS AND ALL OF THAT.

BUT I THINK WHAT WAS IMPORTANT ABOUT WORKING WITH ANDRES DUANY IS HE HAS THIS ATTENTION TO THE SENSE OF PLACE AND COMMUNITY AND THAT IT'S IMPORTANT THAT, YOU KNOW, PEOPLE ARE JUST REALLY EXCITED ABOUT WHERE THEY LIVE.

THIS ISN'T JUST A PRODUCT AND ANOTHER HOUSE AND ANOTHER DEVELOPMENT.

THERE'S AN IDENTITY TO THIS.

AND PART OF THAT IS KIND OF HOW I'LL TALK ABOUT THE KIND OF DENSER AREA.

SO, NEXT SLIDE, PLEASE.

PLEASE. IF YOU SEE OR ACTUALLY GO BACK TO THE LAST ONE, YOU SEE KIND OF UP ON THE TOP OF THE HILL, THERE'S THAT DENSER CLUSTER.

THIS IS WHERE THAT NATURAL GAS WELL SITE WAS.

IT'S RIGHT NOW IT'S COMPLETELY BARREN AND FLAT AND CLEAR CUT.

AND THERE'S NO REAL NATURAL FEATURES TO PRESERVE RIGHT ON THE TOP OF THAT HILL.

BUT IT'S ACTUALLY LIKE A REALLY NICE FLAT SPACE TO DO SOMETHING THAT'S A LITTLE MORE KIND OF COMMUNITY ORIENTED.

I WOULDN'T GO SO FAR AS TO SAY IT'S URBAN, BUT TO GIVE A COMMUNITY GREEN SPACE WHERE PEOPLE CAN HAVE PICNICS AND MEET THEIR NEIGHBORS AND THINGS LIKE THAT, AND THAT WORKS REALLY WELL WITH A LITTLE BIT, YOU KNOW, DENSER TYPE OF HOUSING UP THERE.

THEN YOU SEE THE REST OF EVERYWHERE FROM KIRKWOOD BRANCH THERE ON KIND OF THE BOTTOM SIDE OF THE PAGE, ALL THE WAY GOING UP THAT HILL IS REALLY KIND OF MORE AT A SIMILAR DENSITY TO SOME OF THE OTHER DEVELOPMENTS IN THE NEIGHBORHOOD.

IF YOU KIND OF EXEMPT JUST THE LITTLE TOP FLAT PAD SITE, WE'RE REALLY CLOSER TO ABOUT ONE UNIT PER ACRE WHEN YOU JUST KIND OF LOOK AT THE REST OF THE HILLSIDE BECAUSE OF THE REALLY STEEP GRADE CHANGES.

WE'RE ABOUT 70FT OF ELEVATION CHANGE.

IT DID LIMIT US ON WHERE WE COULD ACTUALLY PUT THE ROADS IN TO GET THAT GRADE ALL THE WAY UP TO ALLOW EMERGENCY SERVICE AND FIRE ACCESS UP TO THE TOP OF THE HILL.

AND SO, YES, BECAUSE OF THAT, THERE ARE SOME HIGH RETAINING WALLS.

BUT I WOULD SAY IT'S, YOU KNOW, NOTHING OUT OF THE ORDINARY FOR SOME OF THE OTHER DEVELOPMENTS WE'VE SEEN NEARBY.

SO WE'RE WE ARE KIND OF ATTENTIVE TO THAT.

AND WE UNDERSTAND THAT AS WE GO FORWARD WITH THIS AND WE ACTUALLY GET IN THERE ON SITE AND START LAYING OUT THESE ROADWAYS, IF WE FIND THAT SOMETHING NEEDS TO KIND OF MOVE A LITTLE BIT THIS WAY OR THAT WAY, IF OUR EASEMENT NEEDS TO GROW A LITTLE BIT TO ACCOMMODATE UTILITIES, WE'RE PREPARED TO DO THAT AND MODIFY

[00:30:10]

NEXT ONE, PLEASE. AND SO THERE'S JUST AN OVERVIEW HERE.

YOU CAN SEE THE ALIGNMENT WITH THE ENTRANCE OFF OF SAM'S SCHOOL ROAD.

AND SO WE ARE GOING TO BE WORKING TO DEVELOP WHAT THAT LITTLE INTERSECTION ACTUALLY LOOKS LIKE, MAKE IT KIND OF PEDESTRIAN FRIENDLY TO ALLOW PEOPLE TO CROSS OVER TO THE NEW PARK AND THE LIFETIME FITNESS.

SIDE. NEXT ONE.

SO AGAIN, THIS IS JUST THE OVERALL CONCEPT DEVELOPMENT PLAN, AS YOU CAN SEE.

SO, I'VE DRAWN THESE HOUSES AS KIND OF THEIR MAXIMUM ALLOWABLE FOOTPRINT BASED ON OUR GUIDELINES SET FORTH.

SO EVEN IF SOMEONE BUILDS THE BIGGEST ALLOWABLE FOOTPRINT OF THEIR HOUSE, YOU CAN SEE THERE'S STILL A LOT OF NATURAL AREA BEING MAINTAINED, AND TREE COVER BEING MAINTAINED. AND THEN THE KIND OF PINK AND ORANGE ONES RIGHT ON THE TOP OF THAT HILL IS THAT LITTLE BIT OF HIGHER DENSITY AREA. AND SO, WHAT THIS SLIDE SHOWS IS WE REALLY THOUGHT ABOUT THE VIEWS NOT JUST FROM THE HOUSES HERE, BUT FROM THE OUTSIDE OF THE SITE.

AND, YOU KNOW, I DON'T WANT TO DRAW TOO MANY DIRECT COMPARISONS TO SOME OTHER DENSER DEVELOPMENTS HERE, BUT WE'RE IN A UNIQUE POSITION THAT THE KIND OF THE TOWNHOUSE AREA IS ALMOST NOT VISIBLE AT ALL FROM THE SURROUNDING PROPERTIES OR FROM THE STREET, EVEN FROM 114.

WHAT YOU SEE IS THE KIND OF THE HILLSIDE WHICH HAS TREES ON IT.

AND THEN YOU'LL MAYBE SEE SOME OF THE ROOFTOPS OF THE HOMES POKING UP.

SO WE REALLY THOUGHT ABOUT KEEPING THE PERIMETER OF THE SITE VERY NATURAL, VERY KIND OF SCREENED.

AND THEN EVERYTHING IS SET BACK AS YOU AS YOU GO UP THE HILL.

NEXT, PLEASE. SO, THIS IS JUST KIND OF AN ENLARGEMENT OF TWO OF THIS NATURAL KIND OF NATURAL AREAS. AND THIS WAS IN RESPONSE TO OUR KIND OF SECOND ROUND OF COMMENT REVISIONS THAT WE HAD, WHICH WAS ABOUT INTRODUCING MORE COMMUNITY GREEN SPACE, SPECIFICALLY IN THAT DENSER AREA, AND THEN PROVIDING A PROVISION THAT WE WOULD GUARANTEE SOME TREE PRESERVATION BASED ON REAL TREE SURVEY STUDY.

YOU KNOW, WHEN WE GET OUT THAT UP TO ABOUT A HALF AN ACRE INDEPENDENT OF THE REST OF THE PERIMETER PRESERVATION AREAS. ONE, PLEASE.

OKAY. AND SO, YOU KNOW, THIS IS KIND OF THE FUN STUFF.

OF COURSE, WE ARE INTEGRATING INTO THE REST OF THE TRAIL NETWORK.

WE HAVE A PROPOSED KIND OF OVERLOOK WHICH WILL TAKE PEOPLE DOWN INTO KIRKWOOD BRANCH, DOWN INTO THAT KIND OF GULLY A LITTLE BIT, GIVE THEM A PLACE TO KIND OF REST AND STRETCH OR JUST HANG OUT A LITTLE BIT.

AND THEN THE SECOND THING HERE ON THIS PAGE IS AND THIS KIND OF GETS BACK TO OUR OUR OVERALL FEELING ABOUT THE NUMBER OF UNITS WE'RE PROPOSING. WE WOULD LOVE TO SEE SOME SORT OF PEDESTRIAN CONNECTION TO THE PLAZA AT SOLANA.

I DON'T THINK IT'S IN THE SCOPE OR THE PHASING OF WHAT WE'RE TALKING ABOUT RIGHT NOW.

BUT I DO FEEL THERE'S, YOU KNOW, THERE'S A DESIRE TO BRING MORE ACTIVITY AND SUPPORT THAT COMMERCIAL ACTIVITY THAT'S HAPPENING AT THE PLAZA.

AND I THINK GIVING A DIRECT PEDESTRIAN CONNECTION FROM THIS DEVELOPMENT IS GOING TO, YOU KNOW, REALLY WORK WELL WITH THAT GOAL OF INCREASING THAT KIND OF COMMERCIAL AND RETAIL ACTIVITY.

THERE BY BRINGING RESIDENTS WHO CAN JUST EASILY.

SO, YOU KNOW, I THINK THAT'S POTENTIALLY SOMETHING FUN FOR YOU ALL TO THINK ABOUT.

THAT COULD BE A COOL PROJECT GOING FORWARD.

REALLY QUICK, I'D LIKE TO THEN ADDRESS SOME OF THE COMMENTS THAT HAVE COME UP, THE SETBACKS ON THE TOWNHOME KIND OF SIDE LOTS IN OUR EXPERIENCE WITH DOING THESE TYPES OF MORE DENSE HOMES, YOU CAN CREATE A LOT OF FLEXIBILITY BY VARYING THE RELATIONSHIP OF THAT HOME TO ITS SIDE LOT.

SO, FOR EXAMPLE, YOU KNOW, THE FRONT ENTRY, YOU KNOW, MAYBE CLOSER TO THE EDGE.

BUT THEN AS YOU STEP BACK THROUGH THE SITE, YOU GIVE IT A FIVE FOOT OR AN EIGHT-FOOT SETBACK.

YOU CREATE SIDE YARDS THAT ARE NICE AND PRIVATE FOR THOSE RESIDENTS BECAUSE THEY MAY NOT HAVE A LARGER FRONT YARD.

SO WE JUST WANTED TO KIND OF GIVE OURSELVES SOME FLEXIBILITY TO SHAPE THOSE SPACES, MAKE THEM REALLY UNIQUE, MAKE THEM FEEL CUSTOM WITHOUT YOU MANDATING

[00:35:03]

AND I THINK THE 4040-FOOT SETBACK WE'VE ALREADY KIND OF.

AND I THINK THAT'S REALLY ALL I HAD TO ADDRESS.

SO, I'D LIKE TO RESPOND TO ANY QUESTIONS.

QUESTIONS. CAN YOU EXPLAIN MORE ABOUT THE ROAD AND THE RIGHT OF WAY? YOU SAID THAT THERE'S GOING TO BE SIDEWALKS BUILT IN THE.

SO WE HAVE.

ON THAT 40 FOOT RIGHT OF WAY.

WE HAVE THE OPTION TO DO A FIVE-FOOT SIDEWALK THERE, WHICH I THINK HEARING THE CONCERNS ABOUT THE UTILITIES, THAT'S SOMETHING THAT JARED AND CURTIS AND I NEED TO LOOK MORE CLOSELY AT THIS.

IS THE SIDEWALK GOING TO BE PART OF THAT STREET SECTION WITH UTILITIES UNDERNEATH? OR CAN WE DO IT MAYBE IN A MORE NATURALISTIC WAY THAT'S MORE LIKE FOOTPATHS ALONG THE EASEMENT, BUT YOUR INTENTION IS TO DO SIDEWALKS IN THE RIGHT OF WAY, NOT ON THE.

CORRECT. AND THEN THE OTHER QUESTION I HAVE IS.

DENSER AREA WHERE YOU HAVE ALLEY? YES, YOU HAVE.

I SEE YOU HAVE GUEST PARKING, BUT THERE'S NO SIDEWALKS IN THERE.

CORRECT. BECAUSE THERE'S NO, THERE'S ZERO LOT LINE.

SO, THEY'RE THE UNITS ARE RIGHT UP ON THE ALLEY.

SO THEN FOR GUESTS THEY'LL JUST BE.

WALKING THROUGH THE ALLEY THEN, OR IS THERE GOING TO BE PARKING IN THOSE AREAS? SO THE WAY THAT THAT ALLEY IS DESIGNED, IT'S WE HAVE AN IMAGE IN THE IN THE FULL SUBMISSION, BUT IT'S MORE LIKE A PAVER SYSTEM. SO, YOU FEEL LIKE YOU'RE KIND OF WALKING DOWN A COBBLESTONE STREET.

IT ENCOURAGES PEOPLE.

THE ONLY RESIDENTS WHO ARE DRIVING IN THERE ARE DRIVING SLOW.

WE'VE DONE THIS IN A LOT OF SIMILAR DEVELOPMENTS WHERE THAT ALLEY ACTUALLY BECOMES A REALLY GREAT AMENITY FOR THE PEOPLE WHO LIVE THERE.

THEY END UP THROWING PARTIES AND HAVING, YOU KNOW, HAVING FRIENDS OVER, HAVING PICNICS OUT IN THERE.

I'M PERSONALLY WOULD, IF I WAS LIVING THERE, WOULD NOT BE CONCERNED THAT IT'S A HIGH TRAFFIC THOROUGHFARE, BUT THAT YOUR CONCERN IS UNDERSTOOD.

WE CAN STUDY IT A LITTLE FURTHER.

THINKING ABOUT. IT WAS IN ONE OF THOSE IS THROWING A PARTY.

SAY HAVE 40 PEOPLE COMING.

THAT? WELL, I THINK THEY'LL BE SHUTTLING FROM CBS.

THERE'S NO PLACE FOR THE VALET TO PUT THEM.

WELL, ANYWAY. WELL, AND THE OTHER THING I'LL POINT OUT, YOU CAN KIND OF SEE IT ON ON THIS IMAGE WITH THE PINK AND ORANGE HOUSES THERE, SOME OF THEM, THEIR FRONT DOOR IS ACTUALLY FACING THAT GREEN SPACE.

SO IF A GUEST IS PARKING IN THE GUEST PARKING, THE FRONT DOOR TO TO THEIR HOME IS FACING THE GREEN SPACE, NOT FACING THE ALLEY.

SO, YES, YOU COULD HAVE A DOOR ON BOTH SIDES, BUT I THINK YOUR VISITORS WOULD MAINLY BE APPROACHING FROM THE GREEN SPACE OR FOR THE FROM THE GENERAL SIDE.

AND THEN WHAT ABOUT THE TYPE C? THEY'RE GOING TO HAVE DRIVES.

PARKING OR THEY JUST HAVE A GARAGE AT THE ALLEY.

I THINK IT MIGHT END UP BEING A LITTLE BIT OF A MIX WHERE THEY HAVE A DRIVE DIRECTLY OFF OF THE ALLEY AND THEN POSSIBLY A SIDE YARD.

THE OTHER THING I REALLY WANT TO KNOW MORE ABOUT IS THE NATURAL SPACE AND HOW THAT'S GOING.

I KNOW YOU'RE ABUTTING THE FLOOD ZONE THERE, AND SO THERE'S GOING TO BE RESTRICTIONS ON BUILDING AND THAT.

SO I'D JUST LIKE TO UNDERSTAND THAT A LITTLE BIT BETTER.

YES. COULD YOU FLIP BACK JUST TO ONE OF THE OVERALL.

YEAH, THIS ONE'S GOOD.

SO ALONG THE FLOODWAY ON THE KIND OF TOP OF THE PLAN, THE DARK GREEN IS THE KIND OF EXTENTS OF THE KIRKWOOD BRANCH FLOODWAY. AND SO, THE PROPERTY LINE GOES DOWN TO KIND OF THAT MEDIUM GREEN.

AND THEN WE HAVE EVEN FURTHER BUILDING LINE SETBACK, WHICH IS THAT LIGHT KIND OF YELLOW COLOR.

SO, NO STRUCTURES CAN BE BUILT BEYOND THAT LIGHTER YELLOW AREA.

SO, NOTHING WILL BE PERMITTED TO BE BUILT IN THE FLOODPLAIN OTHER THAN MAYBE AN UMBRELLA OR A DECK, THAT TYPE OF THING.

BUT NO, NO PERMANENT STRUCTURES.

SO, YOU MENTIONED THEN THERE'S GOING TO BE AN ACTUAL FENCE LINE ALONG THAT BORDER OR.

NO, THAT'S THE THE ALLOWED FENCE POSITION FOR HOMEOWNERS TO PUT THEIR FENCE.

IF THEY ELECT TO PUT A FENCE IN.

IT CAN'T BE BEYOND THAT, THAT YELLOW AREA.

I GUESS MY QUESTION IS, BECAUSE OF THE FACT THAT YOU'RE DESIGNATING THIS AS NATURAL AREA AND THE HOA IS GOING TO MAINTAIN IT, BUT THE HOMEOWNER IS TECHNICALLY OWNING IT, BUT THEY DON'T HAVE ANY ACCESS TO UTILIZE THAT SPACE.

IT SEEMS A LITTLE QUESTIONABLE IN TERMS OF INCLUDING THAT IN THE LOT SIZE BECAUSE THE HOMEOWNER IS THEN OBVIOUSLY TAXED ON THE FULL SIZE OF THAT LOT, EVEN THOUGH THEY DON'T HAVE ANY ABILITY TO UTILIZE IT.

WELL, THEY THEY DO HAVE THE ABILITY TO UTILIZE IT, JUST NOT IN ANY PERMANENT STRUCTURE WAY.

[00:40:06]

THAT'S ANOTHER THING I DON'T UNDERSTAND IN TERMS OF THE MAINTENANCE.

SO THE HOA MAINTAINS? YEAH, I THINK THERE WOULD BE, YOU KNOW, THERE'S A DIFFERENT LEVEL OF OF MAINTENANCE WHERE WE'LL HAVE SOME AMENITIES LIKE WHAT YOU SEE OUT HERE.

AND THEN THE OTHER TYPE OF MAINTENANCE IS, LET'S SAY AFTER A STORM, A BIG TREE GOES DOWN.

WE DON'T WANT THE ONUS TO BE ON THAT PROPERTY OWNER TO HAVE TO FIGURE OUT HOW TO REMOVE A GIANT TREE OR, YOU KNOW, KEEP SOME NUISANCE UNDERGROWTH TRIMMED, THINGS LIKE THAT.

PERSONALLY, THAT'S IT'S AN ISSUE.

AS A HOMEOWNER, THAT WOULD BE AN ISSUE FOR ME TO HAVE A LOT THAT SIZE AND.

YOU DON'T QUITE UNDERSTAND THE DIVVY OF RESPONSIBILITIES AND OF THE HOA VERSUS THE HOMEOWNER FOR ALL THAT GREEN SPACE AND WHAT'S ALLOWED AND WHAT THE HOA IS RESPONSIBLE. GENERAL MAINTENANCE GENERAL.

YOU KNOW, I THINK PART OF IT IS HAVE ANY PRECEDENT LIKE THAT IN WESTLAKE FOR HAVING THAT AMOUNT OF LAND BE.

PART OF A PRIVATELY OWNED LOT.

I THINK PART OF THAT IS ALSO THE HOA.

SETTING THE SETTING THE THE LEGAL LANGUAGE TO SAY, HEY, YOU CAN'T BUILD A SECOND HOUSE THERE.

IT'S RECORDED IN THE HOA.

HOA MANAGED.

HOA MANAGED. WELL, JUST TO ANSWER YOUR FIRST QUESTION, WE DO HAVE.

WELL, THEY'RE CALLED LANDSCAPE EASEMENTS THAT HAVE BEEN RECENTLY APPROVED IN OTHER DEVELOPMENTS.

SAME PRINCIPLE IN THAT YOU CAN'T BUILD ANYTHING IN THESE AREAS, BUT THEY'RE OWNED BY THE PRIVATE, INDIVIDUAL LOT OWNERS.

BUT IN THOSE INSTANCES, THE HOA DOESN'T MAINTAIN IT.

THE PRIVATE LOT OWNER.

SO WE DON'T HAVE ANY PRECEDENT WHERE YOU WOULD HAVE PRIVATELY OWNED LAND LIKE THIS, WHERE THAT IS MAINTAINED BY THE HOA, BUT IN THE DEED RESTRICTIONS. FIRST OF ALL, IT COULD BE CONDITIONED IN THE ZONING ORDINANCE, BUT THEN FURTHER REINFORCED THROUGH THE DEED RESTRICTIONS BY THE HOA THAT THEY WILL GO IN ON THOSE LOTS AND MAINTAIN THEM.

BUT I WOULD AGREE THAT.

SOMEWHAT UNPRECEDENTED IN WESTLAKE TO HAVE AN HOA MAINTAIN PRIVATE PROPERTY ON EACH INDIVIDUAL LOT.

SO, I WOULD SAY THERE'D BE A CONFLICT BETWEEN HOA AND HOMEOWNERS AS FAR AS RESPONSIBILITIES IN THAT REGARD AND THE FACT THAT THE HOMEOWNER WOULD HAVE TO PAY PROPERTY TAX ON IT.

I MEAN, I DON'T KNOW IF THEY GET ANY CONSIDERATION FOR THE FACT THAT IT'S NON BUILDABLE FLOODPLAIN OR NOT.

I DON'T THINK IT'S FULLY.

YEAH. AND BUT IT JUST SEEMS ODD.

IT JUST SEEMS LIKE THAT THAT LAND WOULD JUST BE OKAY.

YOU CAN'T YOU'VE GOT RESTRICTIONS.

LIMITED TO IT BEING FLOODPLAIN.

THEREFORE, YOU CAN'T DO ANYTHING.

YOU KNOW, OTHER THAN WHAT THE.

FLOODPLAIN. AND THE OTHER THING THAT I FIND QUESTIONABLE IS BECAUSE THAT'S DESIGNATED AS THE NATURAL AREA AND THAT'S A PRESERVED AREA THAT WE'RE NOT ALLOWED TO, THEY'RE NOT ALLOWED TO BE CUTTING TREES AND STUFF.

BUT WHAT IS TO PREVENT THE HOMEOWNER WHO OWNS THAT PROPERTY FROM ACTUALLY.

CUTTING DOWN TREES IN THAT LAND.

VERY GOOD QUESTION. YOU KNOW, THE STATE PREEMPTS CITIES IN THAT REGARD AS FAR AS INDIVIDUAL SINGLE FAMILY LOTS IN TERMS OF WHO CAN CUT DOWN TREES VERSUS.

LOTS THAT ARE OWNED LIKE OPEN SPACE WHICH FALLS UNDER DIFFERENT DOES NOT GET PREEMPTED.

SO THAT IS A VERY GOOD QUESTION.

NOW, YOU COULD ARGUE THAT MAYBE.

WITHIN THE DEED RESTRICTIONS THAT THERE'S FURTHER RESTRICTIONS ON THE HOMEOWNER, WHERE THAT FALLS OUTSIDE OF THAT STATE, PREEMPTION, I'M NOT QUITE SURE, BUT THERE MAY BE A RESTRICTION, BUT IT'S NOT GOING TO STOP THE HOMEOWNER FROM DOING SOMETHING.

THEN THE QUESTION IS GOING TO BE, IS SOMEBODY GOING TO MAKE A LAWSUIT AGAINST THE HOMEOWNER FOR THE TREES THEY CUT DOWN OR NOT? AND THAT'S THE WAY I LOOK AT IT, IS NO ONE'S GOING TO SEE WHAT THEY'RE DOING.

WELL, AND ALSO, LIKE, FOR EXAMPLE.

A. DO YOU? THAT'S THE LARGEST ALLOWABLE HOUSE THAT YOU CAN BUILD ON THERE.

BUT IF YOU WERE TO PUT A FENCE ALONG THE LINE WHERE YOU'RE ALLOWED A FENCE, CAN YOU HAVE SOMETHING? WHAT IS THE SETBACK BETWEEN THE FENCE AND THE HOUSE THEN? NOW HERE'S YOUR ALLOWABLE, LARGEST ALLOWABLE FOOTPRINT THAT.

WOULD WE? WITH THIS.

RESTRICT CERTAIN SETBACKS FROM FENCE LINE.

THOSE? YEAH.

SO, YOUR QUESTION IS ANY THE BUILDING SETBACK? YEAH, FROM A BACK LINE FENCE.

FENCES FROM THE STRUCTURES.

SO JUST SAYING BECAUSE THAT THAT LINE IS THE FARTHEST ALLOWABLE BUILD ON THOSE LOTS.

[00:45:02]

SO BUT THE WAY THE WAY THIS IS SET UP NOW IS THAT THE INDIVIDUAL LOT OWNER COULD NOT PUT THE FENCE PAST THAT NATURAL AREA.

THE BUILDABLE AREA OF THEIR.

THE NATURAL. WELL, IS THERE IS IT SUPPOSED TO? AND THERE'S SUPPOSED TO BE A SETBACK FROM THE BACK LINE THERE, TOO.

THAT'S WHY. SUPPOSED TO HAVE THAT.

OH YOU'RE ASKING WHAT? THAT'S FROM THE PROPERTY LINE.

SO, THE SETBACK IS FROM THE PROPERTY LINE, BUT IT'S NOT THERE.

SO, IT'S NOT FROM THE FLOOD ZONE.

IT'LL BE WHICHEVER IS THE FURTHEST BACK EITHER.

SETBACK. SETBACK ON A PLOT OR.

IS BASED ON THE DESIGN RIGHT NOW.

I SEE THE FENCE LINE IS NUANCED FROM THE BUILDING TO THE FENCE LINE.

IT'S NUANCED BY THE DIFFERENT PROPERTY LINES.

SO, TO YOUR POINT.

THERE WILL NOT BE A SETBACK REQUIREMENT TO THE FENCE LINE.

NOT TO THE FENCE LINE IN PARTICULAR.

SO, IF YOU LOOK AT THE KIND OF LOTS THAT ARE CLOSEST TO THE SAM SCHOOL ROAD ON THE SOUTH, THEY'RE FACING SOUTH LAKE.

THEY DON'T HAVE ANY NATURAL OR FLOODWAY RESTRICTIONS ON THEM.

SO, WE WOULD HAVE OUR TYPICAL BACK OF THE PROPERTY SETBACK APPLIES THERE.

SO, OFF THE TOP OF MY HEAD, I BELIEVE WE SAID A 25-FOOT SETBACK FROM THE BACK PROPERTY LINE.

SO, IN THAT CASE, IF SOMEONE WANTED A LARGER FRONT YARD AND WANTED TO SET THEIR HOME BACK FURTHER, KIND OF DOWN TO THE SOUTH, THAT WOULD BE WITHIN THE GUIDELINES SET FORTH. OBVIOUSLY THE LOTS THAT DO HAVE FLOODPLAIN OR SOME OTHER RESTRICTION.

HI, MY NAME IS FRANK LU.

I'M WITH LEVITT ALSO, I JUST WANTED TO ADDRESS A COUPLE OF YOUR QUESTIONS.

FIRST OF ALL, MANY, MANY OF OUR COMMUNITIES, WHEREAS THE HOMEOWNER'S ASSOCIATION PAY FOR MAINTENANCE OF PRIVATE PROPERTIES, FOR INSTANCE, SOMEONE'S FRONT YARD.

SO IT IS MORE CONSISTENT.

AND SECONDLY, IF THAT'S REALLY A CONCERN THAT YOU DON'T WANT THE FENCE LINE, YOU WANT TO MOVE THE FENCE LINE AROUND OR WE WANT TO DESIGNATE MORE NATURAL GREEN SPACE, WE'RE OPEN TO ALL THOSE SUGGESTIONS.

MY CONCERN IS JUST FOR THE INDIVIDUALS WHO WOULD PURCHASE THOSE LOTS, THEY WOULD REALLY BE ONLY HAVE A USABLE SPACE OF A THIRD OF THE LOT THAT THEY'RE PURCHASING IN THAT CASE BECAUSE THEY CAN'T BUILD.

I MEAN, IN THE EXAMPLE THAT YOU'VE GIVEN, THERE'S NOT EVEN ROOM FOR A SWIMMING POOL.

WELL IN THOSE. AND PEOPLE LIKE TO HAVE A SWIMMING POOL.

SOME PEOPLE DON'T. IT JUST DEPENDS ON THE SITUATION.

MOSTLY EVERYONE DOES.

AND THE OTHER THING THAT'S PERSONAL PREFERENCE.

SOMEONE DOESN'T HAVE TO BUY THE LOT.

SURE. IF THEY DON'T LIKE IT.

SURE. WELL, THAT'S BECAUSE THAT'S DOMINATED BY THE ELEVATION.

THE ALLOWABLE, YOU KNOW, IF YOU'RE GOING TO PUT IN PLACE ANY SORT OF REQUIRED.

DISTANCE. MINIMUM DISTANCE.

FENCE HOUSE, THEN THAT HAS TO BE.

GOOD. OR SOMEBODY BUILDS A HOUSE AND OUT, OH, I CAN'T PUT A FENCE IN THE BACKYARD.

TOO CLOSE TO WHERE I'M ALLOWED TO PUT A FENCE AND THE BACK OF THE HOUSE.

DID SOME OF THESE LOTS ACTUALLY EXTEND INTO THE FLOODWAY? OR DID THE LIGHT? YES, THEY DO.

THEY'RE THEIR PROPERTY LINE DOES EXTEND INTO THE.

BUT THEY'RE BUILDING LINES.

SETBACK IS. AGAIN, I THINK THE SETBACKS FROM THE STREET ARE THERE FOR THE? IT SEEMS, BUT. SETBACKS.

HOW DO THEIR? HOW DO THEIR SETBACKS FROM THE STREET COMPARE? THE SETBACKS FROM THE STREET ARE, SAYS 20FT FOR THIS THE STATE HOME, BUT ONLY FIVE FEET SIDE.

[00:50:10]

OTHER COMMUNITIES? NO, SHE JUST MEANT THE SETBACKS.

THE STREET VERSUS OTHER COMMUNITIES.

YEAH. SO, THE SMALLER HOMES THAT KIND OF FIT ON SOME OF THE SMALLER LOTS, YOU KNOW, WE DIDN'T WANT THEM TO HAVE TO BE SLAMMED RIGHT UP AGAINST THE SOUTH LAKE DEVELOPMENT THERE.

AND SO, WE'VE REDUCED THEIR SETBACK.

DUE TO THE STREET A LITTLE BIT.

SO, THEIR SETBACK IS TEN FEET, BUT FIVE FEET OF THAT CURRENTLY IS RIGHT OF WAY AND A SIDEWALK HAS TO FIT.

WITH A 40 FOOT.

THAT IS HOW IT'S WRITTEN, RIGHT? SO TECHNICALLY, THERE ARE FIVE FEET.

THERE'S A LOT ABOUT THIS PLAN THAT GIVES ME HEARTBURN.

IN ARROW WHERE WE'VE GOT SOME SMALLER LOTS OR NOT THIS SMALL BUT SMALLER.

WHENEVER TUESDAYS AND THURSDAYS ARE LAWN MOWING DAYS.

GOD, YOU CAN HARDLY GET DOWN THE STREET ON THOSE DAYS.

THOSE LOTS ARE THREE TIMES THE SIZE OF THESE LOTS AND IT DOESN'T WORK.

THERE'S NOT.

IF YOU PULLED A TRUCK WITH A TRAILER UP BEHIND ANY OF THE LOTS.

THAT WERE THE HIGHER DENSITY IS THERE'S NO PLACE FOR A TRUCK AND A TRAILER.

THE AND MAINTAIN.

THERE'S SO YEAH, THAT'S A VERY GOOD POINT.

SO, IN THE IN THE DENSER AREAS, PART OF THE RESPONSIBILITY OF THE HOA WOULD BE IF NOT DIRECTLY PERFORMING THAT SERVICE, COORDINATING THOSE SERVICES SO THAT YOU KNOW, THE FRONT LAWNS IN IN THE SHALLOWER SETBACKS GET COORDINATED THROUGH THE HOA MANAGEMENT.

SO THE HOA IS THAT YOU SAID THE FRONT YARDS.

HOW ABOUT THE BACK YARDS? I WOULD HAVE TO LOOK ON A ON A LOT BY LOT BASIS TO OR FOR FOR THIS TO WORK.

IT'S GOING TO HAVE TO BE ONE CONTRACTOR DOING ALL OF THAT.

THAT'S OKAY. WE'VE DONE THAT TOO.

FRONT YARD. BACK YARD.

YEAH, IT WOULD. IT WOULD NEED TO BE.

HAVE YOU? DONE THE EXERCISE OF ESTABLISHING THE BUFFER YARDS GIVE ME PROBLEMS. THE CITY HAS 150 FOOT.

YOU'RE PROPOSING 75 SOUTHLAKE.

100 FOOT.

I REALLY THINK WITH.

IF THE NOISE ON 114 THAT 150 NEEDS TO BE HONORED.

ALSO THE FLOODWAY.

YOU CAN'T DEVELOP THAT.

WE KNOW THAT.

I WOULD LIKE TO SEE YOU SET THE 150 FOOT BUFFER.

UP. THAT ASIDE, YOUR BUFFER ON SAM SCHOOL SET ASIDE YOUR FLOODPLAIN FLOODWAY AND THEN MASS GRADE THE REST OF THAT.

THAT'S GOING TO ELIMINATE YOUR RETAINING WALLS.

IT'S GOING TO WIPE OUT ALL THE TREES, BUT ALL THE TREES ARE GOING TO BE GONE BY THE TIME YOU.

THESE POSTDOCS DON'T LIKE THEIR ROOTS SYSTEMS TAMPERED WITH AND THERE WON'T BE A TREE LEFT WITHIN THREE YEARS OF THIS DEVELOPMENT.

WON'T HAPPEN. THE ONLY WAY THAT THIS THIS PLAN EVEN COMES CLOSE TO ACHIEVING THIS DENSITY IS TO ESTABLISH YOUR PERIMETERS.

BACK THAT AND THEN GO IN THERE AND MASQUERADE AND THEN YOU NO LONGER HAVE THE COST OF THE RETAINING WALLS.

YOU NO LONGER HAVE THE THE MIND, THE DANGER ASSOCIATED WITH THOSE.

AND YOU'VE GOT A FLAT BUILDING PAD WITH WHICH TO CREATE A CANVAS.

I'M NOT OPPOSED TO.

BUT THE DENSITY DOES GIVE ME HEARTBURN.

BUT I CAN SEE MORE DENSITY HERE, BUT I THINK YOU'VE GOT TO HONOR THOSE SETBACKS.

THINK YOU'VE GOT TO HONOR THE 50 FOOT RIGHT OF WAYS.

I THINK YOU'VE GOT TO ESTABLISH A PLACE FOR VISITORS.

[00:55:03]

THIS PLAN JUST REALLY GIVES ME HEARTBURN.

I CAN GO ON. I HAVE A LOT OF NOTES ON IT.

I'LL BE HAPPY TO SHARE THOSE WITH YOU, BUT.

THIS PLAN IS THAT I COULD NOT.

AND THE TABLE THAT RON SENT OUT, I THINK IT WAS VERY, VERY HELPFUL AS WELL TO WHERE IT SHOWED COMPARISON WITH THE OTHER RESIDENTIAL NEIGHBORHOODS IN TERMS OF THE AVERAGE PLOTS PER HOUSES PER LOT SIZE IN [INAUDIBLE].

DOUBLE THE SIZE OF EVERYTHING EXCEPT, OF COURSE, PRADA.

WHICH. HARRISON.

THE OTHER ONES. I THINK THAT THAT'S KIND OF A BIG GLARING RED FLASHING.

IT'S BETTER THAN IT WAS.

A LOT BETTER THAN IT WAS. BUT I'M.

SAY THAT WE'RE THERE YET.

ALL THE ISSUES. AND PLUS, DO WE HAVE TO HAVE A GIVEN? WHAT YOU SAID ABOUT THE SOUTH LAKE WATER DISTRICT, DO THEY HAVE TO APPROVE THE PLAN THAT WE PUT FORWARD BEFORE THEY YOU KNOW, WHAT'S THE CHAIN OF EVENTS THAT HAS TO OCCUR AS FAR AS DEALING WITH THE SOUTH LAKE WATER DISTRICT? WHAT HAS TO COME FIRST OR.

THERE WOULD NEED TO BE AN INTERLOCAL AGREEMENT DONE WITH SOUTHLAKE, WHICH THEY'VE GIVEN VERBAL APPROVAL TO JUST BETWEEN STAFF MEMBERS.

BUT SO THEY DON'T NEED TO LOOK AT OUR PLANS OR ANYTHING OR APPROVE ANYTHING.

OKAY TO HAND IT OVER. DO WE HAVE TO HAVE THEIR OKAY ON ANY SORT OF OVERALL PLAN? NOT NECESSARILY A PLAN, JUST ALTHOUGH IT WOULD BE GOOD TO KNOW WHAT TYPE OF LAND USE IS APPROVED ON THE LAND, BUT REALLY JUST TO GET THE INTER-LOCAL DONE, WE'D NEED TO DO THAT FIRST AND THEN WORK WITH TSEC, WHICH IS THE STATE AGENCY THAT WOULD ULTIMATELY APPROVE IT AND THEN SHOW BECAUSE THEY WOULD WANT TO SEE.

COOPERATION BETWEEN THE TWO ENTITIES WOULD HAVE TO COME FIRST.

WE WOULD HAVE TO APPROVE THIS AND THEN TAKE IT TO SOUTH LAKE.

THEN THEY WOULD APPROVE WHAT WE APPROVED.

THAT'S KIND OF WHAT IS PROPOSED HERE, IS THAT THIS WOULD BE APPROVED, CONDITIONED UPON THE CHANGE.

AND WOULD OCCUR.

THAT OCCURS THEN, OF COURSE.

CIVIL CONSTRUCTION. I DID HAVE ONE OTHER QUESTION.

WHAT IS THE PROPOSED SETBACK FOR THE STACKING DEPTH.

COMMISSIONER WILKINSON, IS YOUR MICROPHONE ON? BY CHANCE? IS YOUR MICROPHONE ON? YEAH, YOU'RE ON.

OKAY.

I DON'T HAVE THE DIMENSIONED DRAWING WITH ME.

I CAN VERIFY ON OUR CAD BACKGROUNDS LATER TONIGHT, BUT IT IS ROUGHLY 40 TO 50FT SETBACK, 40 OR 50FT.

THAT'S A PRELIMINARY DESIGN, SO WE'RE VERY OPEN TO TAKING COMMENT AND FEEDBACK.

YOU NEED TO HAVE ADEQUATE STACKING DEPTH THERE.

OTHERWISE, CARS WILL BACK OUT ONTO.

I WOULD ENCOURAGE YOU PUSH THAT AS FAR BACK.

I WOULD LIKE JUST TO, TO RESPOND TO YOUR COMMENT ABOUT THE MASS GRADING.

WHEN WE STARTED THIS PROCESS, WE WERE HEAVILY ENCOURAGED NOT TO PERFORM ANY MASS GRADING BECAUSE IT WAS INCONSISTENT WITH THE COMPREHENSIVE PLAN AND TO ENDEAVOR TO PRESERVE AS MUCH AS POSSIBLE EXISTING TREE CANOPY GROWTH IN COMPLIANCE WITH THE COMPREHENSIVE.

YEAH, I WOULD COMMENT THAT IT'S A BIG HILL.

I DON'T KNOW HOW YOU MASQUERADE IT.

WELL, I WOULD SAY THAT I DO AGREE WITH TERRY'S COMMENTS ABOUT PRESERVING THE BUFFERS IN THAT, BUT I DON'T AGREE WITH HIS IDEA OF DOING THE MASTER.

I MEAN, I THINK WE NEED TO TRY TO PRESERVE AS MUCH AS WE CAN POSSIBLE TO KEEP THE PASTORAL FEEL THAT IS A PART OF OUR COMPREHENSIVE PLAN.

BUT TO THAT END, I MEAN, I KNOW IT'S GOING TO MAKE IT HARDER AND THEY'RE GOING TO HAVE TO PUT LESS LOTS.

BUT YEAH, IT WON'T.

IF IT IS POST OAKS, YOU SAID THEY'RE GOING TO DIE.

THEY WILL DIE IF YOU [INAUDIBLE] ANYWHERE CLOSE AROUND THEM.

YOU'D HAVE TO HAVE KIND OF A PLAN THAT WOULD YOU'RE GOING TO PRESERVE IT.

THE ROLLING.

NO, I AGREE WITH YOU IN THAT REGARD.

BUT ALSO AGREE WITH HIS POINT ABOUT THE, YOU KNOW, HOW MANY TREES WOULD EVEN SURVIVE WITH THE PLAN.

YOU HAVE TO TAKE THAT IN CONSIDERATION.

POST OAKS THAT WON'T SURVIVE.

IN THEIR VERSES LIKE OUR LIVE OAKS, THEY CAN SURVIVE A LITTLE BIT.

NOT THE POST OAKS. VOLKSOPER.

BEL POST OAKS. ROOT DAMAGE.

[01:00:05]

AND I GUESS A QUESTION IS, CAN WE BIFURCATE A DECISION, SAY THAT A POTENTIAL REZONING TO RESIDENTIAL? BUT NOT APPROVE THE PLAN UNTIL THE PLAN COMES BACK AND MEETS.

WITH APPROVAL OF.

I THINK THEY. I THINK IT WOULD.

OKAY. WHAT'S THIS BOARD ASKING FOR? I'VE HEARD OBJECTIONS.

THE UTILITIES. RETAINING WALLS OFFER.

THE SETBACKS.

I THINK THAT PRIVATE PROPERTY SHOULD OVERALL DENSITY.

I THINK THAT THE LOTS PROPERTY, PRIVATE OWNER PRIVATE THE FLOODPLAIN SHOULD BE PART OF THE.

NOW, WHAT I WOULD LIKE TO SEE WOULD BE A PLAN TO HONOR THE BUFFERS THAT THE CITY HAS SET OUT.

FLOODPLAIN YOU CAN'T DEVELOP ANYWAY.

FLOODWAY. YOU CAN'T.

YOU CAN RECLAIM SOME FLOODPLAIN IF YOU GO THROUGH ALL THE STEPS.

AND I'M NOT OPPOSED TO LOOKING AT MAKING THOSE LOTS A LITTLE BETTER WITH SOME RECLAMATION IN THE FLOOD PLAIN AREA. BUT AT THE END OF THE DAY, IF THIS PLAN GETS APPROVED AND GETS DEVELOPED WITH THOSE RETAINING WALLS IN THERE, THERE'S NOT GOING TO BE A TREE ONE LEFT IN THE BUILDING AREA.

I THINK IT WOULD BE MUCH BETTER TO ESTABLISH YOUR SETBACKS TO THEN LOOK AT WHEN I SAY MASS GRADING, I'M NOT TALKING ABOUT MAKING EVERYTHING A PANCAKE.

BUT YOU NOW HAVE.

THE CAMPUS THAT YOU CAN CAN PUT AN EFFICIENT LAYOUT ON.

DO YOU HAVE ANY EXAMPLE? I MEAN, TERRY IS TALKING ABOUT THE RETAINING WALLS BECAUSE HE KNOWS HE CAN SEE IT.

BUT YOU DON'T HAVE ANYTHING IN THE IN YOUR PRESENTATION THAT SHOWED SORT OF HOW THE LOTS WOULD BE LAID OUT AND HOW HIGH THE WALLS WOULD BE.

WE DON'T HAVE WITH THE CURRENT GRADING.

WE DON'T HAVE RETAINING WALLS BETWEEN LOTS.

WE DO HAVE SOME RETAINING WALLS ALONG THE STREETS CORRECT HERE.

IMAGINE IF YOU WOULD.

SO HERE'S THE ROAD FEELING.

FIVE FOOT OFF THE ROAD, THERE IS A TEN-FOOT RETAINING WALL DROPPING STRAIGHT DOWN.

SO, YOU'RE SAYING THAT THE INTERIOR OF THE LOOP IS HIGHER AND THEN THERE'S A WALL DOWN TO THE ROAD AND IN CERTAIN AREAS THERE'S A RETAINING WALL ON EACH SIDE.

ONE IS ONE SIDE IS HIGH, ONE SIDE.

TO ME, THAT DOESN'T MAKE FOR A GOOD DEVELOPMENT.

AND THOSE RETAINING WALLS ARE EXPENSIVE AND THEY'RE NOT ATTRACTIVE.

AND THEY ARE A MAINTENANCE PROBLEM.

AND THAT'S WHY I GO BACK TO TO ME, THE ONLY WAY TO DEVELOP THE SITE WITH DENSITY LIKE THIS.

GOING TO REQUIRE A MASK.

MAKE IT FLOW. IF YOU DID ONE UNIT TO THE ACRE, YOU COULD.

OF 18 LOTS AND YOU COULD SAVE TREES AND DO ALL THAT.

BUT IF DENSITY IS THE DRIVING FORCE.

YOU NEED A DEVELOPMENT THAT'S GOING TO LOOK GOOD AT THE END OF THE DAY.

ALL THE WAY TO. SO, RON, I THINK, TOO I THINK THE IS IT APPROPRIATE TO SAY THAT THE GRADING AND THE TERRAIN IS A LOT LIKE WHAT THE NOLES BUILT ON.

THAT WE'D BE DEALING WITH.

IT'S SIMILAR TO THE NOLES, MORE SIMILAR TO THE NOLES.

IF WE WERE TO DO SOMETHING A LITTLE BIT MORE LIKE HOW THE NOLES WAS SET UP IN TERMS OF THE RESIDENTIAL.

SO, WHAT THEY'RE PROPOSING TO DO IS VERY SIMILAR TO THE WAY THE NOLES WAS DEVELOPED, AND THAT THE DEVELOPER CAME IN AND THE NOLES AND BUILT THE STREETS, BUT THEY DIDN'T TOUCH THE LOT PADS.

AND SO, WHAT'S HAPPENED WITH THE NOLES IS EACH INDIVIDUAL HOME BUILDER.

AND OF COURSE, AND THIS WOULD BE SET UP THE SAME WAY THE ARCHITECTURAL GUIDELINES THAT ARE BUILT INTO THE DEED RESTRICTIONS AS A CONDITION OF THE NOLES ZONING HAD TO COME THROUGH TO FOR STAFF TO REVIEW, TO DEMONSTRATE COMPLIANCE WITH THE TOWN'S BUILDING QUALITY MANUAL,

[01:05:06]

SO, WHAT HAPPENED THEN IS WITH EACH INDIVIDUAL HOME AS IT COMES IN AND THEY COME IN TO DEVELOP THESE LOTS, THEY RETAINING WALLS ARE DISCOURAGED AS MUCH AS POSSIBLE WITHIN THE NOLES, ALTHOUGH THERE ARE SOME THAT HAVE BEEN BUILT, BUT PARTICULARLY AT THE STREET LEVEL, WHERE THERE'S HIGH SLOPES, THESE HOMES ARE ENCOURAGED TO PUSH THE HOME AND INTO 2 OR 3 LEVELS IF NECESSARY TO KIND OF TAPER DOWN WITH A LOT GRADE AT THE STREET LEVEL, THEN TO HAVE MAYBE A GARAGE OR SOMETHING LIKE THAT COME IN AT THE STREET.

THE NOLES BEEN A BIT OF AN EXPERIMENT BECAUSE THIS IS THE FIRST DEVELOPMENT LIKE THAT WHERE THAT'S OCCURRED, BUT THIS DEVELOPMENT WOULD BE.

REQUIRED TO EFFECTIVELY MEET THAT SAME SAME TYPE OF REQUIREMENT.

NOW, TO MR. WILKINSON'S POINT, THE NOLES DOES HAVE ITS SURROUNDED BY OPEN SPACE BUFFERS, A VERY LARGE ONE ON THE SOUTH, WHICH IS ALSO A CONSERVATION AREA.

AND AS IT RELATES TO TREE PRESERVATION, IT'S VERY TRUE.

I MEAN, THE SETBACKS ARE SO SMALL AND THE NOLES REALLY HARDLY ANY TREES THAT WERE PRESERVED IN PLACE HAVE SURVIVED.

BUT THE WAY THE DEVELOPMENT IS NESTLED IN THE MIDDLE OF AND SURROUNDED BY OPEN SPACE BUFFERS, IT STILL PROVIDES A NICE SCREENING EFFECT AND DOES PRESERVE A LOT OF OPEN SPACE.

SO IF YOU KIND OF WENT WITH THE SAME CONCEPT HERE, YOU COULD STILL TRY TO PRESERVE AS MUCH OF THE NATURAL GRADE AS POSSIBLE, SURROUNDED THE DEVELOPMENT WITH WITH OPEN SPACE AND GENERALLY GET THE SAME KIND OF EFFECT AS YOU HAVE IN THE NOLES WITH THE THEY DO HAVE A FEW EXCEPTIONS OF SOME OPEN SPACE LOTS THAT YOU SEE THERE IN THE IN THE GREEN THAT WOULD JUST BE PRESERVATION AREAS.

AND I THINK THOSE ARE I THINK ONE MIGHT BE A PROMONTORY.

YOU KNOW, IF YOU IF YOU HAVE A NO TOUCH AREA LIKE THAT, SOME OF THOSE TREES WILL PROBABLY LIVE.

BUT, YOU KNOW, YOU MIGHT MAKE IT MORE EFFECTIVE.

I MEAN, YOU'RE LOOKING AT A PROBABLY A REDESIGN OF THE DEVELOPMENT TO MEET ALL THESE REQUIREMENTS.

AND SO IF THAT'S THE CASE.

YOU KNOW, THE COMMISSION HAS A COUPLE OF OPTIONS.

YOU COULD. TABLE IT TO GIVE THE APPLICANT TIME TO MAKE ANY REQUESTED CHANGES TO EXPAND THOSE BUFFERS AND MAYBE CHANGE THE LOT LAYOUTS. OR YOU COULD MOVE IT FORWARD TO P AND Z WITH SOME RECOMMENDATIONS.

I'M SORRY, TO COUNCIL WITH SOME RECOMMENDATIONS.

COUNCIL COULD APPROVE IT, DENY IT OR JUST KICK IT RIGHT BACK TO THE PLANNING AND ZONING COMMISSION.

IT REALLY KIND OF DEPENDS.

SO, AND I WOULD LIKE THE APPLICANT UP TO PROVIDE ANY FEEDBACK ON THAT.

AS FAR AS THE BEST WAY TO MOVE FORWARD, GIVEN SOME OF THE CONCERNS THAT HAVE COME UP TONIGHT, IF THAT'S SOMETHING THAT COULD CHANGE BETWEEN NOW AND THE NEXT PLANNING AND ZONING. TO MEET SOME OF THESE ISSUES.

ARE THERE ANY OTHER QUESTIONS? YOU JUST HAD ONE CLARIFYING QUESTION ON THE ALLEY WITH THE NUMBER OF HOMES AROUND THERE AND I'M ASSUMING TWO CAR PARTS PER HOME.

HAS THERE BEEN ANY STUDY DONE, AS IN THE TRAFFIC FLOW AND THE [INAUDIBLE] OF THE STREET AND WHETHER THERE'S ANY SAFETY ISSUES ON THAT FRONT.

OUR TRAFFIC STUDY SPECIFICALLY.

ALLEYS. IT LOOKED AT THE OVERALL OUTPUT FROM DEVELOPMENT, BUT THOSE ARE FULLY.

30 FOOT WIDE.

OUR. 30 FOOT INSIDE TURNING RADIUS.

HONESTLY, WE'VE DEVELOPED SIMILAR PROJECTS THAT HAVE THE SAME DIMENSIONS.

THERE'S NEVER BEEN A CONFLICT WITH THAT.

ALL I CAN SAY IS THAT FROM OUR EXPERIENCE.

A TYPICAL CITY STREET.

THE PAVING SECTION IS 28FT.

VERY TYPICAL. ANY OTHER QUESTIONS FROM COMMISSIONERS? I'M GOING TO OPEN UP A PUBLIC HEARING.

DOTTIE, IS THERE ANYBODY? NO, THERE IS NOT. OKAY.

I'LL CLOSE THE PUBLIC HEARING AT THIS POINT.

YOU KNOW, WE CAN HAVE A MOTION TO APPROVE WITH STAFF RECOMMENDATIONS.

WE CAN HAVE A MOTION TO TABLE OR A MOTION TO DENY.

YEAH, I MOTION TO TABLE AND TO THE DEVELOPER CAN ADDRESS SOME OF OUR.

SECOND THE MOTION. OKAY.

ALL THOSE IN FAVOR? AYE. ANY OPPOSED?

[01:10:02]

WHAT WE'LL NEED TO DO THEN IS WE'LL JUST HAVE TO RE-ADVERTISE THE PUBLIC HEARING WHENEVER THE APPLICANT IS READY.

IT COULD BE NEXT MONTH OR IT COULD BE A LONGER TIME FRAME, BUT I'LL WORK WITH THE APPLICANT.

YEAH, AND I'D LIKE TO I'D LIKE TO KIND OF MAKE SURE THAT WE CAPTURE WHATEVER THE CONCERNS ARE OF THE INDIVIDUAL MEMBERS SO THAT WE CAN WE CAN WORK WITH YOU TO ADDRESS AS MANY AS POSSIBLE AND THEN BRING IT BACK TO THE GROUP.

I THINK THIS WILL BE A WONDERFUL AREA FOR DEVELOPMENT.

I JUST THINK WE'RE NOT QUITE THERE.

WE'RE CLOSER. I COULD ASK JUST ONE QUESTION.

LET'S SAY WE DO SOME DESIGN MAGIC SOMEHOW AND WE'RE ABLE TO GET THESE SETBACKS IN.

AND WE STILL MANAGE TO HAVE 59 HOMES.

THEY WOULD AN OVERALL BE A HIGHER DENSITY PAPER DEVELOPMENT WITH A LARGER BUFFER ZONE BECAUSE LOTS WOULD BE SMALLER. BUT IF WE'RE ABLE TO, YOU KNOW, SOMEHOW CREATIVELY PROVIDE THE SAME NUMBER OF HOUSES WITH MEETING THESE CONSTRAINTS, YOU THINK THAT'S A VIABLE APPROACH? OR IS YOUR GUT TELLING YOU IT'S GOING TO BE A LOWER NUMBER NO MATTER WHAT? SPEAKING FOR MYSELF ONLY BASED UPON THE DENSITY WE HAVE ON ENTRADA, I AM NOT OPPOSED TO THE DENSITY THAT YOU PUT FORTH. THE ORIGINAL PLAN WAS 90 SOME ODD UNITS THAT WAS TOO DENSE THAT DID NOT HAVE SUPPORT IN THE 50S.

THERE WAS BROAD SUPPORT BOTH HERE AND AT TOWN, AT TOWN COUNCIL.

SO I WHETHER IT WINDS UP BEING 50 OR 56, YOU KNOW, I WANTED TO KNOW IF WE IF WE REALLY NEED TO SCALE IT BACK OR IF WE CAN MASSAGE WHAT WE'RE.

AND IF YOU LOOK AT THE NUMBERS, THOUGH, THAT WAS STILL TWICE AS.

WHY IS THE? THEN THE REST OF THE.

NOT IN CHINA, BUT I'M NOT COMPARING ENTRADA.

WHY ARE YOU NOT COMPARING IT TO.

BECAUSE ENTRADA PROVIDED ALL THE I MEAN, IT'S A SPECIAL DEVELOPMENT AND IT'S PROVIDED ALL THE RETAIL AND STUFF LIKE THAT.

I'LL TRY TO BUILD INTO IT TO PROVIDE US SOME ADDITIONAL THINGS IN THERE.

IT'S NOT STRICTLY RESIDENTIAL AREA, SO DO YOU HAVE A PROBLEM WITH IT? I DO. MY GUT SAYS YES, BUT I DON'T THINK, I THINK IT'LL BE HARD TO PUT THAT NUMBER TO MAKE IT A MAGIC NUMBER.

I MEAN, IF YOU LOOK AT WHAT THE NOLS IS DOING, I MEAN, IT SEEMS LIKE IT'S A LITTLE MORE EQUIVALENT TO WHAT THE NOLS IS THAN ANYTHING ELSE THAT I'VE SEEN.

I THINK MY CONCERN IS THAT THE LOT SIZES FOR WHAT YOU'RE CALLING AN ESTATE HOME IS LIKE A THIRD OF AN ACRE.

THAT'S REALLY NOT CONSIDERED AN ESTATE AT HOME.

LIKE MOST HOUSES OF A LARGE SIZE ESTATE WOULD BE AT LEAST THREE FOURTHS TO AN ACRE.

AND THE ONES THE LARGE HOMES BEING ONLY LIKE 0.17 OF AN ACRE IS JUST A VERY SMALL LOT.

I DON'T I UNDERSTAND HAVING A SMALLER DENSITY.

I GET IT. BUT IF YOU'RE GOING TO PUT LARGE HOMES AND WANT TO CALL THEM ESTATE HOMES, I THINK THAT THOSE LOTS ARE.

RIGHT. AND IF YOU LOOK AT IT, OUR ACTUAL RESIDENTIAL ZONING.

NO, NOT THE PD. IF IT'S ALL GOING TO BE RESIDENTIAL AND JUST RESIDENTIAL OR RESIDENTIAL REALLY STARTS AT THREE QUARTER ACRE LOTS AND THEN UP TO THE THE LOW DENSITY TWO ACRE. SO THAT'S KIND OF WHERE I'D BE A KIND OF A BETTER GAUGE IF WE'RE LOOKING AT A STRICTLY.

MY TWO CENTS, ENTRADA IS NOT THE CITY SHINING STAR OF RESIDENT.

I THINK THE PRODUCT TYPE IN THERE IS A TOTAL MESS.

THE HOMES HAVE HAD TO HAVE FINANCIAL DISCOUNTS THAT TOOK A LONG TIME TO SELL.

THAT IS NOT THE TYPE OF PRODUCT THAT IS.

WESTLAKE IS KNOWN FOR.

I DON'T THINK WE'RE PRESENTING ANYTHING THAT IS WHAT'S BEING PROVIDED BY ENTRADA.

ENTRADA IS ATTACHED HOMES OR STORIES.

THEY'RE VERY OPPRESSIVE LOOKING.

I MEAN, YOU KNOW.

IF I USE THREE QUARTERS OF AN ACRE, GIVEN THE SIZE, THAT WOULD INDICATE 43.84.

BUT WELL, THE BLOOD YOU GOT MINUS THE.

HAS A SIMILAR BASED ON THE REDUCED BUT IT'S GOING TO BE HARD TO THAT IF WE'RE SAYING WE INCREASE ALL THE SETBACKS AND THE FLOODWAY BASICALLY GETTING RID OF HALF OF THE SITE SO WE'RE DOWN TO ABOUT 15 TO 18 ACRES.

YOU DO YOU KNOW, AT THAT RATE, WE'RE LOOKING AT ABOUT 15 HOMES, RIGHT.

[01:15:05]

BUT THERE'S A KIND OF VALUE AND COST TO THE OVERALL DEVELOPMENT THAT.

IS IT 15 HOMES OR.

I MEAN, IF YOU I MEAN, GOING TO A HALF ACRE SIZED LOT OF HOMES WITH THE REMAINING I THINK THE LOT SIZES THAT WERE APPROVED IN THE NOLES. I WOULD BE OKAY WITH IF YOU HONORED THE BUFFERS THAT WE TALKED ABOUT.

I WOULD BE FINE WITH THAT.

TO ME, THE.

THE PRODUCT D AND E THAT.

THAT REALLY PUSHES IT FOR ME.

JUST BE MY BIAS.

BUT I DON'T CARE FOR THAT PRODUCT.

WE HAVE DONE THIS QUITE A FEW TIMES ALREADY.

SO I WOULD LIKE TO KNOW SPECIFICALLY IF I MAY LIKE WHAT DENSITY ARE YOU GUYS OKAY WITH? IF WE OBSERVE ALL THE BUFFER AND ADDRESS ALL THE OTHER ISSUES, IT SEEMS LIKE TO ME THERE ARE TWO ISSUES THE BUFFER AND THE DENSITY, RIGHT? ARE THERE OTHER ISSUES? WELL, THE RIGHT OF WAY.

YEAH, THE RIGHT OF WAY. OKAY.

YES, THE RIGHT OF WAY IS EASY.

WHETHER OR NOT YOU CAN TRYING TO KEEP AS LITTLE RETAINER WALL.

THE NEED FOR RETAINER WALL TO ADDRESS THE.

THERE WILL BE SOME RETAINING WALL.

RIGHT. WE HAVE A BIG ELEVATION DIFFERENCE.

I MEAN THERE'S NOTHING I MEAN UNLESS YOU JUST A HUGE MASS LIKE RON SAID, AS IT WAS KIND OF A CASE BY CASE AND ADDRESSING IT.

YEAH, SURE. HIGH AMOUNTS OF GRADE.

AND I DO LIKE THE IDEA OF HAVING.

DO AND NOT DO AS MUCH MASQUERADING EVEN THOUGH.

AND I THINK THAT SOME OF THE TREES WILL STAY AND MOST MOST OF THE TREES WILL BE GONE.

BUT I ALSO LIKE THE IDEA OF HAVING SOME ELEVATION DIFFERENCE, SO IT DOESN'T FEEL LIKE IT'S JUST A TYPICAL SUBDIVISION.

UH, SO OTHER THAN THE RIGHT OF WAY, THE BUFFER, THE DENSITY, AND I WOULD LIKE TO KNOW THE RIGHT OF WAY, I CAN PRETTY EASILY RESOLVE THE BUFFER.

WE CAN LOOK INTO THAT.

THIRDLY, THE DENSITY.

HOW MANY? WE HAVE 33 ACRES.

WHAT DO YOU ALL FEEL LIKE? A REASONABLE UNITS SO WE CAN WORK TOWARDS THAT AMOUNT.

YOU REALLY GOT 18 ACRES WHENEVER YOU TAKE OUT THE FLOODPLAIN.

SO, 18 OF BUILDABLE AREA? YEAH, 18.

WHAT I WOULD WHAT I WOULD BE COMFORTABLE WITH IS IF YOU.

BEARD. THE LOT SIZES AS CLOSE AS POSSIBLE TO THE NOSE.

I DON'T KNOW. OFF THE TOP IS 0.9.

THE DENSITY IS 0.9 UNITS PER ACRE.

18. BUT THE POINT NOT INCLUDE.

BUT THAT'S OVERALL.

THEY ALSO HAD TO HAVE THE BUFFER WITH THE THEY HAD TWO LOT SIZES AND YEAH.

10,080 700.

LOT. SIZE. MINIMUM.

LOT SIZE. THEY HAD A LOT OF UNBUILDABLE LAND.

YEAH, THAT INCLUDED.

THEY WERE 65 ACRES.

SO, I HEARD FROM LINDA.

SHE SEEMED TO INDICATE 18 TIMES TWO.

SO, IT'S 36.

SO, IS THAT A REASONABLE AMOUNT OF LOTS? WE SHOOT FOR 36 LOTS FOR THIS DEVELOPMENT.

I HAVE A HARD TIME HEARING 36.

SO 18 USABLE ACRES, TWO HOMES PER ACRE, HALF ACRE, LOT SIZE.

I WOULD BE COMFORTABLE WITH MORE DENSITY THAN THAT.

I DON'T THINK YOU HAVE.

I DON'T I'M NOT SAYING YOU'RE LIMITED TO 36.

I'M GOING TO HOLD YOU TO IT.

YEAH. SO AGAIN, GOING BACK TO THE KNOLLS, IT WAS 8000.

WHAT WE HAVE OVER THERE.

YEAH. LET ME. NICK, CAN YOU PULL UP THE OTHER PRESENTATION? THAT WOULD BE FOUR HOMES PER ACRE.

I. THE GO TO THAT TABLE AT THE END THERE, IF YOU WOULD.

ALI DID IT GET TO BE? SO THE NOLS MINIMUM LOT SIZE CAN'T HAVE A HARD TIME READING IT FROM HERE.

8750. 700.

THE DEPENDING UPON HOW YOU.

YOU KNOW WHAT THE LAND LOOKS LIKE.

YOU'RE GOING TO HAVE DIFFERENT SIZED LOTS AND HOMES TO GET.

WHAT WE WANT TO MAKE SURE WE DO, THOUGH, IS GIVE THEM SOME PRETTY GOOD GUIDANCE.

SO WHEN THEY COME BACK, 640.

FOR ME PERSONALLY, THE ONLY ISSUE IS THEY HAD THEY HAD A MIX.

THEY HAD 87.

[01:20:01]

AND THEN THEY HAD SOME THAT WERE WHAT, 12, 15,000, SOMETHING LIKE THAT.

THEY HAD HAD A MIX OF.

AND YEAH, SO WHAT I DID WITH THIS CHART IS I JUST PUT THE SMALLEST ALLOWABLE LOT SIZE ON THERE BECAUSE A LOT OF THOSE DEVELOPMENTS DID THEY VARIED FROM THESE ARE THE MINIMUM BARE MINIMUM, SMALLEST LOT SIZES.

I MEAN THE MINIMUM BECAUSE ORIGINALLY IT STARTED OUT TO BE.

ACTUALLY. YEAH, THE NOLES.

WELL, I THINK WITH ALL THE DEVELOPMENTS IN TOWN, THE PRICE POINTS HAVE FAR EXCEEDED.

WHAT, THE ORIGINAL? YEAH. THE PRICE WAS HERE IS VERY LOW.

I WOULD SAY. DO YOU WANT TO.

I MEAN, I THINK YOU'LL GET A GOOD PRICE POINT.

MAKING IT A REALLY.

QUALITY DEVELOPMENT.

GET YOUR LANDSCAPE TO.

OUT. VARYING.

SO DO WE HAVE A CONSENSUS OF THE AMOUNT OF HOMES WE CAN PUT ON HERE? SO WHAT ARE THE NUMBERS THAT YOU ALL AGREE TO? WE'LL GO BACK AND SEE WHAT WE CAN COME UP WITH.

BUT MOST LIKELY THE LOT SIZE WITHIN WHATEVER THE NUMBER OF UNITS FOR YOU, FOR WHATEVER, SOME OF THEM WILL BE SMALLER, SOME OF THEM WOULD BE LARGER AND JUST KIND OF A BUT I WOULD PREFER JUST FOR ME TO GET A DEFINITE NUMBER WHERE THERE'S 40, 44 OR WHATEVER.

SO, THAT'S A TOTAL NUMBER OF LOTS THAT WE'RE GOING TO SHOOT FOR.

AND WORKING WITH THE RIGHT OF WAY AND WORKING WITH THE BUFFER ZONE IS, IS THAT PRODUCT, I BELIEVE IT WAS D AND E, OR ARE THOSE IMPORTANT FOR YOUR DEVELOPMENT? NO, NOTHING IS IMPORTANT.

THE IMPORTANT TO GET YOUR SUPPORT.

THE IMPORTANCE IS QUALITY.

YES, ABSOLUTELY.

ABSOLUTELY. AND BUT I THINK IT'S ALSO GOOD TO HAVE SOME DIFFERENCE OF PRODUCTS.

NOT EVERYTHING IS TOTALLY THE SAME.

YOU KNOW WHAT'S A MORE INTERESTING DEVELOPMENT? WELL, AND I THINK, YOU KNOW, HAVING I LIVE IN A TOWNHOME, I LIKE TOWNHOMES, THEIR STYLE THAT WE HAVE A LOT OF POPULATION COMING IN FROM THE COASTS.

AND THAT'S A STYLE OF HOME THAT PEOPLE LIKE TO HAVE.

THEY DON'T ALL WANT LOTS.

THE ONLY CONCERN I HAVE IS PARKING, BECAUSE THAT IS THE ONE THING WITH TOWNHOMES.

YOU DON'T HAVE ADEQUATE PARKING.

AND WE'RE BROOKS AND I ARE.

WE HAVE A WE HAVE 12 ADDITIONAL PARKING SPOTS IN OUR LITTLE AREA OTHER THAN OUR GARAGES, BECAUSE YOU'RE NOT PARKING ON THE STREET.

YOU HAVE TO HAVE A PLACE FOR FOR GUESTS TO GO.

AND I THINK THAT'S A REALLY GOOD POINT.

BUT I THINK YOU'RE RIGHT.

I DON'T HAVE A PROBLEM WITH THE TOWNHOME CONCEPT.

I THINK IT ADDS IT ADDS A LITTLE UNIQUENESS TO IT.

AND I THINK THERE'S A REAL AUDIENCE COMING HERE FOR IT.

YEAH THAT WOULD AS LONG AS THE.

REST OF IT KIND OF FLOWS TOGETHER AND DOESN'T FEEL LIKE WE'RE PACKING.

BASE. INCLUDE SOME OF THE TOWN HALL CONCEPTS TO GIVE THAT.

PARKING. BILL PROVIDING A NICE.

IF I MAY, I'D LIKE TO ADD A FEW COMMENTS RELATED TO LOT SIZE AND DENSITY AND THOSE KINDS OF THINGS.

MY NAME IS CURTIS SHAN WITH THE SAGE GROUP.

THE PLAN IS IN LARGE MEASURE A REFLECTION OF THE SITE WHERE IT'S LOCATED AND THE TOPOGRAPHY ON THE SITE.

WE'VE BEEN THROUGH MANY WORKSHOPS WITH A LOT OF Y'ALL AND THE CITY COUNCIL TRYING TO UNDERSTAND HOW TO APPROACH THIS BEST. THE KNOLLS, YOU KNOW, THOSE ARE 8000 SQUARE FOOT LOTS.

THE REASON THE DENSITY IS LOW IS IT WAS RIGHT NEXT TO GLEN WICK.

AND THERE WAS A THERE WAS A NEED FOR A LARGE SETBACK FROM GLEN WICK THAT WENT BACK LONG BEFORE WE I WAS PART OF THE DESIGN ON THAT AS WELL. YOU KNOW, THAT WENT BACK LONG BEFORE MY CLIENT PURCHASED THAT PROPERTY AND THERE NEEDED TO BE LARGE SETBACKS THERE.

SO, AND IT ALSO HAS FAIRLY STEEP SLOPES LIKE THIS.

AND SO, THE QUESTION WAS HOW DO YOU DEAL WITH THE STEEP SLOPE? IT'S A VERY DIFFICULT THING TO DEAL WITH.

AND THE CITY, THE TOWN OF WESTLAKE, BASICALLY THE INPUT WAS WE WANT YOU TO JUST GRADE THE STREETS AND THEN HAVE THE LOTS THEMSELVES BE GRADED INDIVIDUALLY IN CASE THERE'S A WAY TO SAVE MORE LATER AND NOT MASQUERADE.

IT WOULD'VE BEEN A LOT EASIER ON THE KNOLLS AND IT WOULD HAVE BEEN A LOT EASIER IN A LOT OF PLACES TO MASQUERADE.

THAT'S THE WAY NORMAL DEVELOPMENT IS DONE, AS YOU KNOW.

TERRY. SO BUT THAT'S THE INPUT WE GOT WAS TO WORK WITH THE GRADES AS MUCH AS POSSIBLE AND WHAT HAVE YOU.

NOW, WHAT IS DIFFERENT ABOUT THIS SITE FROM THE KNOLLS IS A WE'RE ON THE FREEWAY.

THIS IS A MUCH DIFFERENT LOCATED SITE.

IT IS VERY MUCH LIKE ENTRADA IN THAT RESPECT.

[01:25:02]

AND, YOU KNOW, I THINK THAT'S A DIFFERENCE.

THIS IS NOT YOU KNOW, I WAS HERE A FEW MONTHS AGO WITH VILLAGGIO ACRE, LOTS AND LARGER THAT IS IN A VERY DIFFERENT LOCATION IN THE IN THE IN THE TOWN OF WESTLAKE.

AND IT HAS TO BE, TO A CERTAIN DEGREE, A REFLECTION OF WHERE IT IS.

THE OTHER THING ABOUT THIS SITE IS THERE'S THAT GAS PAD OUT THERE.

WHEN WE HAD OUR EARLY DISCUSSIONS ABOUT WHAT TO DO HERE, WE HAD MANY MORE LOTS, BUT THE WORKSHOPS LED US TOWARD.

INSTEAD OF JUST HAVING A MONOLITHIC LOT SIZE, KIND OF LIKE THE NOLES DID EVERYWHERE.

THE CONDITIONS ARE DIFFERENT HERE.

LET'S TAKE ADVANTAGE OF THE FLAT GAS PAD TO PUT A HIGHER DENSITY THERE, WHICH WOULD ALLOW US TO HAVE A LOWER DENSITY IN THE OTHER AREAS.

THAT IS WHAT'S LED TO THIS LAND PLAN HERE.

AND I THINK, LIKE I SAY, IT'S A REFLECTION OF THE SITE AS FAR AS THOSE BUFFERS, YOU KNOW, WE FELT EARLY ON THAT THOSE BUFFERS WERE FOR A WHOLE DIFFERENT KIND OF USE. THIS WAS ORIGINALLY ZONED FOR, YOU KNOW, AS OFFICE SPACE, BUT IT'S ZONED FOR OFFICE RIGHT NOW, OPEN SPACE THERE.

WE DIDN'T THINK A 200 FOOT BUFFER WAS WAS APPROPRIATE HERE.

AND SO WE'VE TALKED ALL ALONG ABOUT MAKING THOSE A LITTLE BIT LOWER.

AND THE INPUT, FRANKLY, THAT WE'VE GOT FROM THE PNC AND THE CITY COUNCIL HAS BEEN FINE AS LONG AS THERE'S SOME BUFFER THERE.

SO THAT'S. A LITTLE BIT OF HISTORY.

I KNOW SOME OF YOU ARE NEW, BUT THAT'S A LITTLE BIT OF HISTORY AS TO HOW WE GOT TO WHERE WE ARE NOW.

AND I THINK REFLECTING THE SITE CONDITIONS, LOCATION AND WHAT'S ON THE CONDITION IS A GOOD WAY TO TO PLAN A PROJECT.

SO, IT LOOKS LIKE WE'RE A LITTLE BIT TOO DENSE, BUT I THINK THERE MAY BE SOME SUPPORT FOR A LITTLE BIT HIGHER DENSITY PRODUCT WHERE APPROPRIATE THERE AND THE FLAT THING. AND IF THE REST OF YOU AGREE, WE'LL TRY TO MAYBE CHANGE THAT A LITTLE BIT, BUT YOU KNOW GET TO THE END RESULT THAT MAKES SENSE. TO THAT END, HOW DOES EVERYBODY ELSE FEEL ABOUT MASS GRADING WHERE, YOU KNOW, THE TREES ARE GOING TO BE KILLED ANYWAY? WHY NOT ALLOW THE DEVELOPER MAYBE JUST WHILE THE GAS.

ASPIRED. RIGHT.

THAT'S WHAT I MEAN IS LIKE HAVING A LOT THE RIGHT OF WAY, THE WAY IT'S PROPOSED IS GOING TO HAVE A RETAINING WALL ON THE LOW SIDE AND A RETAINING WALL ON THE HIGH SIDE.

THAT'S AN EXPENSIVE.

COST. AND.

KNOW, TERRY. NOT ON ALL THESE LOTS.

HAVE THAT CONDITION IN A FEW HIGH.

RIGHT? IN THE LARGE LOOP.

IT'S ACTUALLY. DRIVEWAY ON ONE SIDE.

ROAD. NOT.

YOU HAVE A FEW AREAS GETTING UP.

AND WE GO BACK TO THE OVERALL SITE PLAN.

IT SHOWS.

REMEMBER, THOSE LOTS ARE SIGNIFICANTLY LARGER THAN THE KNOLLS LOTS.

OR THE TYPE A OR 26,000FT².

RIGHT. 28,000.

OKAY. THERE WAS ONE THAT SHOWED FIVE TEN FOOT RETAINING WALLS ON BOTH SIDES OF OF THAT LOOP ROAD.

RIGHT WHERE THE KIND OF. THE.

YES. BOTH OF THOSE DRIVEWAYS.

OH FIVE FOOT BACK OF CURB.

THERE'S NOT GOING TO BE A TEN FOOT RETAINING WALL OR FIVE FOOT RETAINING WALL.

THE. THE PLAN.

SHOW THE CONCEPT GRADING.

THAT WAS EXHIBIT B.

OH, ON THE SWITCH BACK TO BRONZE AGE 39.

YEAH, IT WAS IN THE PACKET.

JUST ANOTHER NOTE ABOUT ABOUT PARKING.

YOU KNOW, WE CALL THIS AN ALLEY.

I'VE NEVER SEEN AN ALLEY AT 30FT.

THIS IS THE BIGGEST ALLEY EVER BUILT.

YOU KNOW, THESE ARE FULL SIZE STREETS, SO.

WELL, BUT BUT TO TERRY'S POINT, IT IS TRUE.

I MEAN, WE I LIVE IN CAIRO AS WELL.

[01:30:02]

AND YOU HAVE TWO CARS PARKED ON EITHER SIDE OF THE STREET.

YOU CAN BARELY GET THROUGH.

SO TRUE WITH ANY STREET IN ANY CITY, THEY'RE TYPICALLY LESS THAN 30FT.

A LITTLE BIT MORE ON THAT.

OKAY. IS THAT THE ONE YOU'RE.

YEAH, THEY'RE IDENTIFIED.

5 TO 10. AND LOOK UP HERE AND IT'S 5 TO 10FT.

SO THAT.

I'M SORRY. SAY AGAIN? LOOK, YOU KNOW, WE NEED TO TAKE A SERIOUS LOOK BACK AT THE DRAWING BOARD.

WE ARE, I THINK, HAVE A GOOD HANDLE ON WHAT THE CONCERNS TO ADDRESS ARE.

I DON'T WANT TO WASTE EVERYONE'S TIME ARGUING ABOUT RETAINING WALLS WHEN WE KNOW THINGS ARE CHANGING.

APPRECIATE IT. DAVID, I WANTED TO ADDRESS WHAT YOU MENTIONED ABOUT A PARKING IN THE TYPICAL URBAN AREAS.

YES, PARKING IS AN ISSUE BECAUSE TYPICALLY YOU'RE IN THE URBAN AREAS.

THERE'S NO VIRTUALLY NO STREET PARKING, WHEREAS IN THIS CASE, WE HAVE LIMITED AMOUNT OF WHAT YOU CALL TOWNHOMES, AND ALL THE STREETS ARE WIDE ENOUGH.

YOU CAN PARK CARS ON ONE SIDE OR TO BOTH SIDES.

AND AND THERE ARE TWO CAR GARAGE.

SOME OF THEM EVEN HAVE THREE CAR GARAGE.

AND AND THE OTHER THING IS, IS I UNDERSTAND YOUR CONCERNS ABOUT PARKING ON BOTH SIDES, BUT THAT ALSO HELPS US SLOW DOWN THE TRAFFIC, TOO.

IN OTHER WORDS, YOU WOULDN'T WANT TO ZIP DOWN THE STREET IF THERE'S CARS PARKED ON THAT SIDE BECAUSE THE LITTLE BIT NARROWER.

FROM THAT STANDPOINT, THAT'S GOOD.

READY TO MOVE ON. DID YOU GET YOUR GUIDANCE? I DON'T THINK SO.

BUT PLEASE CLARIFY IT FOR US.

SO, I DON'T THINK A SPECIFIC DENSITY TARGET.

WAS WAS STATED.

I'VE HEARD PEOPLE SAY IN THE CURRENT CONFIGURATION WITH THE CURRENT SETBACKS, THERE'S A CONCERN ABOUT THE DENSITY.

HOWEVER, IF YOU HONOR THE SETBACKS, THEN THERE'S LESS CONCERN ABOUT THE DENSITY.

UM, AND I'VE HEARD 8000 SQUARE FOOT LOTS SIMILAR TO THE KNOLLS, WHICH, YOU KNOW.

YEAH. RIGHT.

I THINK THAT NUMBER'S GOING TO START WITH A FOUR.

YEAH, WELL, THAT'S ABOUT 30. YEAH, BUT.

THEY'VE BEEN WORKING ON THIS PROJECT FOR A LONG TIME.

I'D LIKE TO GIVE THEM SOMETHING THAT THEY KNOW THEY CAN COME BACK.

AND BECAUSE I THINK IT'S.

ESSENTIAL.

IF I COULD OFFER.

I THINK ONE OF THE RECOMMENDATIONS WAS TO CREATE DIFFERENT TYPES OF HOMES AND CHARACTER TO BE BUILT WITHIN THAT ALONG THAT VEIN.

YOU MIGHT WANT TO GIVE SOME LATITUDE AS TO THE DIFFERENT LOT SIZES.

BUT I THINK THAT'S WHAT THAT'S WHAT WE ARE WE ARE SAYING.

BUT YOU HAVE TO CONSIDER THE SIZE OF THE PROPERTY.

AND WITHOUT KNOWING WHAT THAT SPLIT OF UNITS IS GOING TO BE OR WHERE THEY'RE GOING TO BE AT, I MEAN, I THINK REALISTICALLY, IT'S I THINK YOU WOULD FIND CONSENSUS HERE IF THE NUMBER STARTED WITH A FOUR.

AND AND THE AND THE HOUSES THAT ARE ALL ALONG THE FLOOD ZONE HAVE MORE USABLE SPACE, I THINK BECAUSE THOSE ALL THOSE ONES ALONG THAT AREA WITH THAT FENCE LINE WHERE IT IS, THEY REALLY ARE UP TO THE LINE ALMOST.

THAT'S AN ISSUE. THAT WAS PROBABLY.

THE ORTHOGRAPHY, BUT WE'LL THINK ABOUT IT BECAUSE IT'S HARD TO MAKE.

WELL, NO, I'M NOT EXPECTING IT TO BE AN ACRE, BUT I DON'T WANT PEOPLE TO BE BUYING AN ACRE LOT AND ONLY ABLE TO USE A QUARTER ACRE FOR BUILDING.

THAT'S A LOT OF THAT GREEN SPACE AND THE FLOOD ZONE.

ANYWAY, SO.

SO, IN THE FORCE, IT COULD BE 40 OR IT COULD BE 49.

RIGHT. SO, FOR THE RECORD, I'M OKAY WITH THE 59.

YEAH. AND I THINK IF WE'D HAVE DONE THIS THREE MONTHS AGO, WE WOULD HAVE BEEN THROUGH HERE BY NOW.

[01:35:04]

WE WOULD LOVE TO GET A DRAFT.

WELL GET COMMENT AND FEEDBACK.

WE CERTAINLY WE COULD COME BACK AND JUST DISCUSS THIS AGAIN NEXT MONTH AS THE WHOLE COMMISSION.

IF IT'S NOT 100% READY OR THEY'RE OKAY WITH JUST TAKING FEEDBACK CAN BE DONE AS A WORK SESSION WHERE THIS ITEM STAYS ON THE TABLE.

OR WE COULD JUST RE-ADVERTISE IT AND DO THE PUBLIC HEARING AND COME BACK.

THE COMMISSION CAN TAKE ACTION.

ALSO, THERE'S OTHER THINGS WE COULD DO.

IT'S JUST THE COMMISSION. I CAN'T COMMUNICATE WITH THE ENTIRE COMMISSION ABOUT THIS OUTSIDE OF THE POSTED MEETING.

SO. WE CAN'T HAVE TWO MEETINGS, ONE HALF OF THEM.

THE OTHER HALF CAN COME.

WE COULD HAVE A WORKING GROUP THAT IS NOT A QUORUM.

I DIDN'T WANT TO TALK ABOUT THAT HERE, BUT THERE'S OTHER THINGS WE COULD DISCUSS AS FAR AS COMMUNICATION.

THERE'S A DESIRE TO WORK WITH YOU TO TO GET THIS PROJECT THROUGH.

THANK YOU ALL VERY MUCH.

THANK YOU FOR YOUR SUPPORT.

THANK YOU ALL FOR YOUR COMMENTS, EVEN THOUGH SOME OF THE COMMENTS WE DON'T LIKE TO HEAR, BUT THERE'S STILL COMMENTS.

THANK YOU. OKAY.

WE HAVE ONE ITEM LEFT THAT WE NEED TO JUST COVER OFF REAL QUICK.

[F.1. Consider approving a Planning & Zoning Commission Minutes from June 27, 2023 and take appropriate action.]

DID EVERYBODY GET A CHANCE TO READ THE MINUTES? I GET A MOTION TO APPROVE ANY COMMENTS ON THE MINUTES.

I GET A MOTION TO APPROVE? BACK IN. ALL IN FAVOR? AYE. MINUTES ARE APPROVED.

AND WITH THAT, I WILL ADJOURN THE MEETING.

* This transcript was compiled from uncorrected Closed Captioning.