Jun 11, 2025 Planning and Zoning

ARE YOU READY TO GET GOING, JASON? YOU READY TO GET GOING?

[00:00:13]

[A. CALL TO ORDER AND ANNOUNCE A QUORUM PRESENT]

SO LET ME COUNT. ONE, TWO, THREE, FOUR, FIVE, SIX.

YES, MY MATH IS RIGHT. 6 OR 7. OKAY. WE'LL START WITH THE PLEDGE.

PLEDGE ALLEGIANCE TO THE FLAG. REPUBLIC. ONE NATION.

TEXAS FLAG. PLEDGE ALLEGIANCE TO THE TEXAS ONE STATE UNDER GOD, ONE AND AN INDIVIDUAL.

ALRIGHT. OKAY. FIRST ITEM 25-153

[C. APPROVAL OF MINUTES]

IF SO, IF I COULD GET A MOTION TO APPROVE THE MINUTES, I'LL MAKE A MOTION.

CAN I GET A SECOND? ALL IN FAVOR ? AYE. ANY OPPOSED? NONE OPPOSED. THE MOTION CARRIES. THE MINUTES ARE APPROVED.

CITIZEN COMMENTS. DO WE HAVE ANYBODY THAT WOULD LIKE TO SPEAK AT THIS TIME ON ANY MATTER? NOT ON THE AGENDA. NO PHANTOMS IN THE AUDIENCE.

SO WE'LL CLOSE THAT AND MOVE FORWARD. ALL RIGHT.

ITEM E 125-164. PUBLIC HEARING AND ACTION ITEM.

[E.1. Hold public hearing, discuss, consider and act to recommend to the Town Council to adopt Ordinance 1024 amending Chapter 102, entitled “Zoning”, and establishing Article IX, entitled “TC, Town Center Form-Based Development District”, providing new regulations and rules for development within the Town of Westlake, Texas; providing a penalty; providing a cumulative clause; providing a severability clause; providing a savings clause; authorizing publication; and establishing an effective date (Jason Alexander, AICP, CEcD, Deputy Town Manager).]

PROVIDING A PENALTY, PROVIDING A CUMULATIVE CLAUSE, PROVIDING A SEVERABILITY CLAUSE, PROVIDING A SAVINGS CLAUSE, AUTHORIZING PUBLICATION, AND ESTABLISHING AN EFFECTIVE DATE.

DO WE HAVE A STAFF PRESENTATION? YES, SIR. AND GOOD EVENING.

PLANNING AND ZONING COMMISSION. THANK YOU, MR. CHAIR. THIS WILL PROBABLY BE THE LAST TIME THAT I'M AS FORMAL AS I NORMALLY AM WHEN MAKING A PRESENTATION.

I WOULD LIKE FOR THIS ONE TO BE A LITTLE BIT MORE INFORMAL.

BECAUSE OF THE GRAVITY OF THE PROPOSED TOWN CENTER FORM BASED DEVELOPMENT DISTRICT.

SO THERE MIGHT BE A LITTLE BIT OF HUMOR AND SOME JOKES TO HELP REINFORCE SOME OF THE POINTS THIS EVENING, SO PLEASE BEAR WITH ME AS WE GO THROUGH THIS.

A NEW SITE OF OUR DEPUTY TOWN. A NEW SITE. ALL RIGHT.

YES, SIR. SO INITIAL CONSIDERATIONS TO THAT VERY POINT IS THAT WITH THE RECENT ADOPTION OF THE STRATEGIC PLAN, THERE WERE A LOT OF THINGS THAT CAME OUT. IN ADDITION TO NEEDING TO CREATE A NEW MIXED USE ZONING DISTRICT, PERHAPS ONE OF THE MOST IMPORTANT ELEMENTS THAT CAME OUT OF THE STRATEGIC PLAN IS THE NEED TO FOCUS ON ECONOMIC DEVELOPMENT.

ONE OF THE BEST ASSETS THAT WESTLAKE HAS OUTSIDE OF ITS ECONOMIC PROSPERITY IS THAT IT IS ACTUALLY THE GATEWAY TO THE ECONOMIC ENGINE IN NORTH TEXAS. I PROMISE YOU, I WAS STOPPED AT A RED LIGHT WHEN I GOT THIS PHOTOGRAPH RIGHT HERE.

IT IS 114. AND IF YOU THINK ABOUT 114 AND HOW IT TRAVERSES THE NORTH TEXAS REGION, IT LITERALLY PROVIDES A THRUWAY FROM THE WESTERN HALF OF THE METROPLEX ALL THE WAY THROUGH WESTLAKE, WHERE THERE'S CHARLES SCHWAB, FIDELITY, DELOITTE, THEN DALLAS FORT WORTH INTERNATIONAL AIRPORT.

AND THEN IT MAKES ITS WAY UP INTO PLANO AND FRISCO, WHERE THERE'S LIBERTY MUTUAL AND THE TOYOTA HEADQUARTERS FOR NORTH AMERICA.

THAT IS PRETTY POWERFUL WHEN YOU THINK ABOUT THAT FROM THAT ONE HIGHWAY.

NOT MANY COMMUNITIES CAN SAY THAT THEY HAVE THAT TYPE OF ECONOMIC INFRASTRUCTURE THAT LITERALLY CAN ATTRACT THOUSANDS OF PEOPLE.

SO WITH THAT CAME THE NEED TO CREATE SOMETHING DEALING WITH A TOWN CENTER, SOMETHING THAT WOULD ALLOW FOR MIXED USE DEVELOPMENT AND SOMETHING THAT WOULD BALANCE THE EMPHASIS ON THE CHARACTER AND THE QUALITY OF THE PUBLIC REALM AND THE IN THE SEMIPUBLIC REALM, WHILE ALLOWING FOR RESIDENTIAL USES, COMMERCIAL USES, AND CIVIC USES TO COEXIST TOGETHER IN ADJACENCY WHILE SERVING BOTH LOCAL

[00:05:09]

SO MEANING THAT WE KNOW EXACTLY WHAT IT IS THAT WE'RE EXPECTED TO BUILD AND THAT THERE'S THE ABILITY TO ADAPT TO CHANGES IN THE MARKET IF THAT NEED ARISES. THE SECOND IS ENSURING THAT THERE IS CIVIC SPACE THAT IS NOTICEABLE, THAT IS ACCESSIBLE, THAT WILL ALLOW RESIDENTS, EMPLOYEES AND OTHERS TO ACTUALLY ENGAGE EACH OTHER IN AN ACTIVE ENVIRONMENT OR NOT SO ACTIVE OR MORE PASSIVE ENVIRONMENT, BUT LITERALLY BUILDING THOSE HUMAN AND SOCIAL CONNECTIONS.

AND THEN FINALLY, IT'S ENSURING THAT WALKS ARE COMFORTABLE AND THAT GENERALLY IT SHOULD BE A 5 TO 10 MINUTE WALK FROM THE EDGE OF A DEVELOPMENT TO THE CENTER OF A DEVELOPMENT. SO WITH THAT, THERE WERE REALLY FOUR COMMUNITIES THAT HELPED GUIDE THE PROPOSED REGULATIONS THAT ARE IN FRONT OF YOU. ONE IS FROM CAMBRIDGE, MASSACHUSETTS, AND IT'S THEIR MIXED USE DEVELOPMENT DISTRICT, KENDALL CENTER. THE OTHER IS TRILITH IN FAYETTEVILLE, GEORGIA.

ONE THAT MIGHT BE VERY COMMON TO THE TOWN OF WESTLAKE WOULD BE THE SHOPS AT CLEARFORK.

AND THEN FINALLY PLANO WITH LEGACY AND LEGACY WEST.

SO USING THOSE CODES AS A STRUCTURE, THE DECISION WAS TO PURSUE A FORM BASED DEVELOPMENT CODE.

AND WHAT IS MEANT BY THAT IS THAT THERE ISN'T AN EMPHASIS JUST ON THE USE OF THE BUILDING.

THE SETBACKS FOR A BUILDING OR THE HEIGHT OF A BUILDING, BUT IT'S ADDING IN THE FORM OF THE BUILDING AS WELL.

SO HOW DOES THE BUILDING ENGAGE THE PUBLIC AND THE SEMIPUBLIC ENVIRONMENT, AND USING THAT AS A WAY TO DELIVER THE DESIRED DEVELOPMENT PATTERNS THAT HAVE BEEN DISCUSSED IN FRONT OF YOU AS A RECOMMENDING BODY AND IN FRONT OF TOWN COUNCIL AS THE ELECTED IN THE DECISION MAKING BODY.

THAT BEING SAID, THE PURPOSE OF THIS PROPOSED TOWN CENTER, FORM BASED DEVELOPMENT DISTRICT IS REALLY TO PROVIDE A PREDICTABLE SET OF BUILDING RULES AND BUILDING REGULATIONS THAT WILL SUPPORT ATTRACTIVE, WALKABLE AND MIXED USE SPACE TO HELP GUIDE THAT FROM JUST CONCEPTUALIZATION TO REALITY. IT IS THEN FURTHER DIVIDED INTO THREE ZONES, AND THAT MIGHT BE SOMEWHAT FAMILIAR IF YOU THINK ABOUT THE PD PLAN DEVELOPMENT DISTRICT FOR CIRCLE T RANCH, THAT THERE ARE MULTIPLE DIVISIONS OF THAT PD.

THIS IS VERY SIMILAR TO THAT. THERE'S THIS TOWN CENTER EDGE ZONES, WHICH ARE LOW DENSITY RESIDENTIAL AREAS WITH DETACHED SINGLE FAMILY HOMES ONLY. THEN TOWN CENTER CORE ZONES WHICH HAVE MIXED USE COMMERCIAL AND RESIDENTIAL.

AND THEN TOWN CENTER CIVIC ZONES. AND THAT'S MORE OF THE INSTITUTIONAL THE PUBLIC USES THAT WILL ALLOW FOR CIVIC ACTIVITIES.

SO KIND OF THINKING ABOUT WHAT THAT LOOKS LIKE, THIS WOULD BE A GOOD EXAMPLE OF WHAT TOWN CENTER EDGE COULD BE.

AND THE REASON WHY I'M SHOWING THIS PARTICULAR PHOTOGRAPH IS BECAUSE OF THE LUSH LANDSCAPING AND THE HIGH QUALITY MATERIALS AND ATTENTION TO DETAIL, ESTHETICALLY SPEAKING. NOW REMEMBER, FOR TOWN CENTER EDGE IT IS ALL DETACHED, SINGLE FAMILY.

BUT I WANTED TO PROVIDE AN IDEA OF WHAT THAT COULD POTENTIALLY LOOK LIKE.

THEN IN TERMS OF TOWN CENTER CORE, WHAT THAT COULD LOOK LIKE IS AT THE SHOPS AT CLEARFORK.

SO THERE'S A RICH MIX OF USES THAT ARE COMPATIBLE, THAT ARE COMPLEMENTARY, AND THAT REALLY FRAME WALKABLE ENVIRONMENTS.

AND I THINK I MAY HAVE DRAGGED OUR TOWN MANAGER UP AND DOWN SEVERAL STREETS WHILE WALKING THIS DEVELOPMENT.

THERE'S ANOTHER PHOTO. AND NOW I WANT TO DIG RIGHT INTO SOME OF THESE KEY STANDARDS.

SO THERE'S A BUILDING HEIGHT WAIVER OVERLAY DISTRICT.

AND THIS ONE IS VERY SIMILAR TO WHAT CAME BEFORE YOU WITH THE PD PLAN DEVELOPMENT DISTRICT AMENDMENTS FOR FRONT 44 AS WELL AS ENTRADA.

AND THAT'S ALLOWING FOR A PORTION OF LAND WITHIN A CERTAIN DISTANCE OF HIGHWAY 114 AND OR 170 TO ACTUALLY HAVE AN UNLIMITED INCREASE IN HEIGHT. BUT BY THAT WE'RE NOT MEANING SOMETHING LIKE THIS, WHICH IS IN SEAPORT IN BOSTON, MASSACHUSETTS. WHAT WE ARE MEANING BY THAT IS SOMETHING LIKE THIS THAT WOULD ALLOW FOR A SIX,

[00:10:01]

AND IT ALSO ALLOWS FOR A SMOOTH TRANSITION FROM HIGHER INTENSITY DEVELOPMENT TO LESS INTENSE DEVELOPMENT.

KEEPING WITH THAT BUILDING HEIGHT WAIVER OVERLAY DISTRICT, JUST LIKE FOR THOSE OTHER TWO PREVIOUS TEXT AMENDMENTS, IT'S ONLY FOR LAND THAT IS LOCATED WITHIN 660FT OF THOSE TWO HIGHWAYS AND PRINCIPAL BUILDINGS WITHIN THIS BUILDING HEIGHT WAIVER OVERLAY DISTRICT HAVE TO HAVE A MINIMUM STORY HEIGHT OF FOUR. SO THAT'S TO PROVIDE A LITTLE BIT MORE DEFINITION AND FRAMING NOT ONLY INTERIOR TO THE DEVELOPMENT BUT ALSO EXTERIOR. SO MEANING ALONG 114 AND 170.

THE ONLY EXCEPTION TO THAT AS PROPOSED IS THAT RESTAURANTS AND RETAILERS, THEY CAN BE IN BUILDINGS THAT WOULD HAVE LESS HEIGHT.

APPLYING ALL OF THIS TOGETHER AS PROPOSED, THIS PARTICULAR ZONING DISTRICT, IT COULD BE APPLIED ANYWHERE IN THE TOWN OF WESTLAKE.

THAT'S WHY WE WANT TO BE VERY CAREFUL IN CRAFTING THE PROPOSED ZONING REGULATIONS AND ENSURING THAT THERE IS ENOUGH FLEXIBILITY WITHIN THE CODE, AND ENOUGH FLEXIBILITY FROM STAFF TO BE ABLE TO ENSURE THAT EXISTING DEVELOPMENT PATTERNS ARE PROTECTED IF FUTURE DEVELOPMENT PATTERNS TRANSITION APPROPRIATELY. THAT THEN LEADS TO THE DEVELOPMENT, REVIEW AND APPROVAL.

THERE ARE REALLY THREE KEY DOCUMENTS THAT ARE NEEDED IN ORDER TO SECURE DEVELOPMENT WITHIN THIS PROPOSED ZONING DISTRICT.

ONE IS THE REGULATING PLAN THAT WILL ONLY BE REQUIRED FOR DEVELOPMENT PROPOSALS ON THREE OR MORE ACRES, AND THAT WOULD BE SUBJECT TO REVIEW AND RECOMMENDATION BY THE PLANNING AND ZONING COMMISSION AND THEN A FINAL DECISION BY TOWN COUNCIL.

THE DEVELOPMENT AGREEMENT, WHICH WOULD BE APPROVED BY TOWN COUNCIL AND THAT WOULD BE IN ACCORDANCE WITH OUR EXISTING ORDINANCES.

AND THEN FINALLY A SITE PLAN, WHICH WILL BE ADMINISTRATIVE, THAT THAT WOULD BE SUBJECT TO REVIEW AND APPROVAL BY STAFF.

I TOUCH A LITTLE BIT ON REGULATING PLANS, AGAIN, ONLY FOR THREE OR MORE ACRES OF LAND.

AND THE PURPOSE OF THIS IS TO ENSURE THAT THERE ARE THE RIGHT THOROUGHFARES THAT ARE PROVIDED TO SERVE THE DEVELOPMENT, THAT THE LAND USE ALLOCATION IS CONSISTENT WITH THE REQUESTED TOWN CENTER ZONING DESIGNATIONS, AND, IF NEED BE, THAT ADDITIONAL ARCHITECTURAL CHARACTERISTICS ARE CONSIDERED AND ARE ARTICULATED THROUGH ADDITIONAL LANDSCAPE AND ARCHITECTURAL REQUIREMENTS. THE DEVELOPMENT AGREEMENTS.

THEY HAVE TO BE CONSISTENT WITH SECTION 102.316 OF THE CODE OF ORDINANCES, AND AGAIN THEY GO TO TOWN COUNCIL.

AND THEN WITH THE SITE PLANS THAT FOLLOWS EVERYTHING THAT'S IN SECTION 1023 14 OF THE CODE OF ORDINANCES.

BUT WHAT'S ADDED TO THAT ARE THE INSTRUCTIONS THAT ARE PROVIDED WITHIN THIS PROPOSED ORDINANCE THAT REQUIRES CERTAIN ELEMENTS TO BE SHOWN, INCLUDING BUILDING FRONTAGES, WHICH WE'LL TALK ABOUT FOR THOROUGHFARES AND SIDEWALKS.

INSTEAD OF ALLOWING A DEVELOPER TO COME IN AND TO DETERMINE WHAT THE WEBS OF THE THOROUGHFARES WILL BE, THE DEFAULT DESIGNATION FOR THE DESIGN OF THE THOROUGHFARES IS WHAT'S IN THE CODE OF ORDINANCES ALREADY.

AND ADDING TO THAT WOULD BE HAVING MINIMUM REQUIREMENTS FOR SIDEWALK WIDTHS.

SO SIX FEET MINIMUM IN AREAS THAT ARE PURELY FOR RESIDENTIAL ACTIVITY.

THEN THAT EXPANDS TO 12FT IN AREAS FOR NONRESIDENTIAL.

THERE IS NO MINIMUM LOT SIZE KIND OF CONSISTENT WITH ENTRADA AND INSISTS INCONSISTENT WITH THE PD PLANNED DEVELOPMENT DISTRICT FOR THE FRONT 44.

BUT AS IT PERTAINS TO RESIDENTIAL, ONLY ONE DETACHED OR ATTACHED SINGLE FAMILY RESIDENTIAL UNIT WILL BE ALLOWED ON EACH LOT AS PROPOSED, AND THE TOTAL NUMBER OF MULTI-FAMILY RESIDENTIAL UNITS THERE RESTRICTED TO A TOTAL ALLOCATION ALLOWANCE OF 400.

THAT'S FOR THE ENTIRE FORM BASED DEVELOPMENT DISTRICT, NO MATTER WHERE IT'S APPLIED.

AND WE'LL TALK MORE ABOUT THIS HERE SHORTLY. THAT IS ALSO LIMITED.

THE TOTAL NUMBER OF MULTI-FAMILY UNITS TO THE BUILDING HEIGHT WAIVER OVERLAY DISTRICT.

THESE ARE THE TYPES OF STREETSCAPES THAT WE WOULD BE LOOKING FOR IN TERMS OF CIVIC SPACE.

AT LEAST 5% WOULD NEED TO BE DEDICATED TO THAT FOR DEVELOPMENT PROPOSALS OF THREE OR MORE ACRES.

AND IT CAN BE SOMETHING LIKE THIS. BUT IT HAS TO BE PROGRAMED AS A PARK, A POCKET PARK, A SQUARE OR A GREEN.

BEFORE GETTING INTO BUILDING FRONTAGES, PLEASE ALLOW ME A MOMENT TO PAUSE AND SEE IF THERE ARE ANY QUESTIONS SO FAR.

ANYONE? ALL RIGHT. SO FOR BUILDING FRONTAGES, THIS IS NOW GETTING MORE TOWARDS THE CRUX OF THIS ENTIRE FORM BASED DEVELOPMENT

[00:15:10]

AND FOR A DOORYARD IN STOOP THAT THE IDEA IS THAT THEY WOULD BE ATTACHED TO THE FRONT FACADE OF A RESIDENTIAL BUILDING BECAUSE THEY ARE PRIMARILY FOR RESIDENTIAL USE. I HAVE AN IMAGE HERE THAT WILL SHOW A STOOP IN ACTION IN ENTRADA.

AND THEN FOR COMMERCIAL AND MIXED USE. SO MEANING THAT IT COULD BE IN SOME INSTANCES FOR RESIDENTIAL AS WELL, SUCH AS A FORECOURT THAT THERE IS A SHOP FRONT AND AN ARCADE.

AND THE IDEA IS THAT AS THE INTENSITY OF THE USE INCREASES, SO DOES THE COMPLEXITY OF THE BUILDING FRONTAGE.

OR BUILDING HEIGHT PRINCIPLE. BUILDINGS WITHIN THE TOWN CENTER EDGE ZONE.

THEY CANNOT EXCEED TWO STOREYS. PRINCIPLE BUILDINGS WITHIN THE TOWN CENTER CORE AND CIVIC THEY CANNOT EXCEED FOUR.

AND OF COURSE, IN THEORY THERE'S UNLIMITED HEIGHT IN THE BUILDING HEIGHT WAIVER OVERLAY DISTRICT.

SO HERE'S WHAT ONE OF THOSE STOOPS POTENTIALLY COULD LOOK LIKE IN ENTRADA AS AN EXAMPLE OF A BUILDING FRONTAGE.

HERE'S WHAT A SHOPFRONT POTENTIALLY COULD LOOK LIKE.

AND THEN NOTICE THE OUTDOOR SEATING THE SERVING AREAS IN FRONT OF THE BUILDING.

AND YES, I DID KIND OF NERD OUT THERE IN FLATTOP JOHNNY SAY HAD STREET FIGHTER TWO THAT WAS ON THE INSIDE.

SO THAT'S KIND OF A NOD TO OUR TOWN PLANNER, MR. PHAM THERE AND VIDEO GAMES. SO I DEFINITELY GET THAT.

AND THEN HERE'S CLAIRE FORK. IT. AND AGAIN, YOU KIND OF SEE THE SAME THING WHERE THERE'S THE ABILITY TO ALLOW INTERIOR ACTIVITY TO SPREAD OUT INTO PUBLIC AND SEMIPUBLIC SPACE IN TERMS OF BUILDING FUNCTIONS.

SO MEANING HOW THE BUILDING ACTUALLY FUNCTIONS, HOW IT'S USED AGAIN IN TOWN CENTER EDGE, PRIMARILY DETACHED, SINGLE FAMILY TOWN CENTER CORE, MIXED USE RESIDENTIAL, COMMERCIAL AND CIVIC.

AND AGAIN MULTI-FAMILY RESIDENTIAL IS LIMITED TO THE BUILDING HEIGHT WAIVER OVERLAY AND THEN TOWN CENTER.

CIVIC IS JUST FOR CIVIC, CULTURAL AND INSTITUTIONAL USES, TALKING AGAIN ON MULTIFAMILY RESIDENTIAL UNITS.

AGAIN, THAT MAXIMUM RESIDENTIAL ALLOCATION ALLOWANCE IS 400.

ONE OF THE THINGS I DO WANT TO STRESS IS THAT MULTIFAMILY RESIDENTIAL UNITS ARE PROHIBITED ON THE FIRST FLOOR.

IT MUST BE COMMERCIAL MULTIFAMILY RESIDENTIAL PARKING MUST BE SUPPORTED BY A PARKING STRUCTURE.

AND A LITTLE BIT OF INSPIRATION FROM THAT IS COMING FROM SOME OF THE DWELLINGS THAT ARE PROVIDED IN THE CITY OF SOUTHLAKE.

SO YOU SEE A REALLY GOOD EXAMPLE HERE OF WHAT THAT COULD POTENTIALLY LOOK LIKE.

ANOTHER EXAMPLE HERE, BUT ON THE GROUND FLOOR OF THIS PARTICULAR BUILDING THAT IS EXPRESSLY RESERVED FOR PARKING AND OR FOR A LOBBY AREA. SO IF THE FORUM BASED DEVELOPMENT DISTRICT IS RECOMMENDED FOR APPROVAL AND ULTIMATELY APPROVED BY TOWN COUNCIL, THAT GROUND FLOOR WOULD BE DESIGNED ENTIRELY DIFFERENTLY.

IT WOULD BE FOR COMMERCIAL USE AND YOU WOULD SEE A SHOP FRONT BUILDING FRONTAGE AND KIND OF AGAIN, THE SAME THING THERE, BUT THAT THE MULTIFAMILY DWELLINGS, THEY DO EXTEND TO THE FIRST FLOOR AND THAT WILL BE A LITTLE BIT DIFFERENT BASED OFF WHAT IS BEING PROPOSED AND PRESENTED TO YOU THIS EVENING.

THIS IS MORE OF WHAT WE ARE LOOKING FOR. IF THIS PROPOSED ORDINANCE IS APPROVED ON THE GROUND FLOOR.

COMMERCIAL ACTIVITY ON THE FLOORS ABOVE RESIDENTIAL OR AS YOU SEE, KIND OF PLANNED CENTER OF THIS PHOTOGRAPH.

IT COULD BE FOR A FITNESS FACILITY OR GYM. PARKING REQUIREMENTS IS A LITTLE BIT MORE PROGRESSIVE.

A MINIMUM OF 2.0 PARKING SPACES REQUIRED FOR RESIDENTIAL WITHIN TOWN CENTER EDGE, AND A MINIMUM OF 1.5 PARKING SPACES WITHIN TOWN CENTER CORE ZONES.

AND THAT'S REALLY TO DEAL MOSTLY WITH MULTI-FAMILY RESIDENTIAL.

SO ENSURING THAT THERE'S ENOUGH PARKING FOR THE TENANT OF THAT PARTICULAR DWELLING OR THE OWNER OF THAT DWELLING, IF IT IS OWNER OCCUPIED, AND ENSURING THERE'S ENOUGH PARKING FOR GUESTS FOR OFFICE.

MINIMUM OF 3.0 FOR EACH 1000FT². RETAIL 4.0. AND THEN FOR BED AND BREAKFAST, ONE FOR EACH BEDROOM UP TO FIVE.

IN ADDITION TO THE PARKING REQUIREMENT FOR THE DWELLING UNIT AND THEN FOR A HOTEL, IT'S ONE FOR EACH BEDROOM, PLUS THE TOTAL AREA THAT'S ALLOCATED TO FOOD SERVICE OR OTHER ACTIVITIES.

PARKING MUST BE PROVIDED FOR THAT TOO. THIS CODE DOES MAKE ALLOWANCES FOR SHARED PARKING STUDIES AND FOR VALET PARKING PROGRAMS.

[00:20:09]

LANDSCAPING AND SIGNAGE. THERE ARE REQUIREMENTS IN THIS PROPOSED TEXT FOR ALL OF THOSE, AND THEY GO A LITTLE BIT ABOVE AND BEYOND IN SOME INSTANCES.

FOR SIGNS IT DOES INTRODUCE SOMETHING NEW, WHICH IS A WALL MURAL, BUT IT CAN'T BE FOR ADVERTISING A BUSINESS.

IT HAS TO BE SOMETHING THAT'S UNIQUE, AND IT HAS TO BE ON A FACADE THAT ISN'T FACING A BUILDING FRONTAGE.

COTTAGE BUILDING MATERIALS AND CONFIGURATIONS.

SO THIS IS TAKING A BUILDING QUALITY DESIGN MANUAL AND OTHER ARCHITECTURAL STANDARDS AND SIMPLIFYING IT AND REALLY REDUCING IT TO PRIMARILY REGULATING BUILDING WALLS WHICH ARE FACADES, FENCES, STREET SCREENS, WALLS, COLUMNS, ETC.

NOT EXTERIOR FINISH, BUT ESSENTIALLY SAYING THAT YOU CAN'T HAVE MORE THAN TWO MATERIALS ON A BUILDING.

SOMETHING LIKE THAT FOR BUILDING ROOFS, REGULATING THE SLOPE, BUILDING OPENINGS, THE PROPORTIONS AND THE PERCENTAGES OF OPENINGS FOR DOORS AND WINDOWS AND THEN BUILDING ATTACHMENTS, THE MATERIALS, THE SLOPES FOR AWNINGS, THE STRUCTURAL SUPPORTS FOR BALCONIES, BAY WINDOWS, ETC. WHICH IS KIND OF LIKE WHAT YOU SEE IN ENTRADA.

SO VERTICALLY PROPORTIONED OPENINGS FOR DOORS AND WINDOWS, SUCH AS THIS VERTICAL MIXED USE BUILDING FRONTING DAVIS BOULEVARD.

AND THEN EVEN THE SAME HERE FOR SOME OF THE DETACHED SINGLE FAMILY RESIDENCES THAT ARE IN INTRADA.

THE EXCEPTIONS FOR THIS CODE ARE A LITTLE BIT DIFFERENT.

THEY WOULDN'T REQUIRE, AS PROPOSED, TO COME THROUGH THE PUBLIC HEARING PROCESS AND RECEIVE A RECOMMENDATION FROM THE PLANNING AND ZONING COMMISSION AND APPROVAL BY TOWN COUNCIL.

THEY COULD BE CONSIDERED ON A CASE BY CASE BASIS BY THE TOWN PLANNER AS CURRENTLY PROPOSED.

HOWEVER, THE TOWN PLANNER COULD NOT INCREASE THE MAXIMUM DENSITY RATIOS.

SO, FOR EXAMPLE, CAN IT SAY YOU COULD HAVE TWO DETACHED SINGLE FAMILY HOMES ON ONE LOT? COULD IT INCREASE THE MAXIMUM BUILDING HEIGHT, COULDN'T INCREASE MAXIMUM BUILDING SETBACKS OR HABITABLE SPACE DECREASING THAT COULD INCREASE THE NUMBER OF MULTI-FAMILY RESIDENTIAL UNITS OR THE ARCHITECTURAL LANDSCAPE ARCHITECTURE FOR SHOP FRONTS.

AND SO WITH THAT, I WANT TO TAKE OFF FOR A MOMENT MY ECONOMIC DEVELOPER HAD IN MY URBAN PLANNING HAT, AND I REALLY WANT TO PUT ON MY MORE BUSINESS ORIENTED AND FOCUSED HAT.

THESE PROVISIONS ARE REALLY DESIGNED TO, AS SOME OF THE PROFESSORS THAT HAVE HAD, WOULD SAY, ENSURE THAT THE TOWN OF WESTLAKE REMAINS ON THE LONELY FRONTIER, AND BY THAT MEANING THAT WE REMAIN SO DISTINCT BY ARCHITECTURAL LANDSCAPE ARCHITECTURE, SITE DESIGN, AND ECONOMIC AND PHYSICAL OUTCOMES THAT IT'S HARD FOR OTHER COMMUNITIES TO REPLICATE AND EMULATE WHAT MAKES THE TOWN VERY DISTINCT. THE SECOND THING IS THAT THE BUILDING REGULATIONS AND BUILDING RULES, SAY NOT ONLY NEED TO BE PREDICTABLE AND FLEXIBLE, BUT THEY NEED TO CREATE VALUE AND THEY NEED TO CAPTURE VALUE.

AND THAT'S JUST NOT ON THE ECONOMIC SIDE. IT'S ALSO ON THE ESTHETIC SIDE.

AND THEN FINALLY ENSURING THAT ALL OF THESE STANDARDS WORK TOGETHER SO THAT ARCHITECTURE, LANDSCAPE ARCHITECTURE AND SITE DESIGN ARE LEVERAGED AND MAXIMIZED, THAT DELIVERS A QUALITY PRODUCT THAT IS TIMELESS AND THAT IS CLASSLESS OR PARDON ME IN THAT SENSE, A TEST OF TIME AND THAT IS CLASSIC. THE DEPARTMENT OF PLANNING AND DEVELOPMENT.

WHILE WE DO RECOMMEND APPROVAL OF THE TEXT AS PRESENTED, THERE ARE TWO ADDITIONS THAT WE PRESENT TO THE PLANNING AND ZONING COMMISSION FOR CONSIDERATION. AND THAT'S TO CLARIFY THE DEATH OF COMMERCIAL BUILDING FUNCTIONS ON THE FIRST FLOOR OF MIXED USE BUILDINGS, THAT THERE BE A MINIMUM DEPTH OF 40FT. SO THAT WAY IT ALLOWS FOR A LITTLE BIT MORE FLEXIBILITY WITH THE INTEGRATION OF PARKING.

AND THEN FINALLY CLARIFYING THAT IT'S UP TO THE TOWN MANAGER OR THEIR DESIGNEE TO CONSIDER MODIFICATIONS TO SOME OF THE STANDARDS TO HELP EXPEDITE DEVELOPMENT, WITH THE EXCEPTION OF THOSE THAT CANNOT BE MODIFIED.

HERE ARE THE ACTIONS OPTIONS THAT ARE AVAILABLE TO YOU.

I WILL PAUSE HERE AND HEAR FROM YOU AS A BODY IF YOU HAVE ANY QUESTIONS? I'M HERE AND IT IS A PUBLIC HEARING. ANY QUESTIONS FROM COMMISSIONERS?

[00:25:03]

AND WE TALKED ABOUT IT TALKS ABOUT REDUCING THE ACTUAL MINIMUM SIZE.

CAN YOU KIND OF DISCUSS WHAT THE THOUGHT PROCESS IS IN THERE? BECAUSE TO ME, AS A HOMEOWNER IN AN AREA THAT WILL POTENTIALLY HAVE APARTMENTS IN MULTIFAMILY, THAT'S A RISK OF REDUCING PROPERTY VALUE. AND I'M JUST CURIOUS ON WHAT THE THOUGHT PROCESS OF REDUCING THAT NUMBER.

YES, SIR. SO WITH THE NUMBER, AND THAT WAS ONE OF THE REASONS WHY WE WANTED TO ADD THAT PROVISION IN THERE SO THAT IT WOULDN'T ALLOW FOR A REDUCTION IN THE MINIMUM SQUARE FOOTAGE. SO AS PROPOSED, IS 1500 SQUARE FEET FOR EACH DWELLING UNIT, AND THE TOTAL NUMBER 400 WAS INTENDED TO BE DISPERSED THROUGHOUT THE TOWN OF WESTLAKE ALONG HIGHWAY 114 AND 170.

BUT THAT, COMBINED WITH THE ADDITIONAL ARCHITECTURAL REQUIREMENTS AND SPECIFIC SITE DESIGN REQUIREMENTS, IS INTENDED TO ENSURE THAT PROPERTY VALUES REMAIN HIGH AND THAT IT'S NOT GETTING THE CONVENTIONAL MULTI-FAMILY RESIDENTIAL PRODUCT, BUT MORE. THAT'S ONE. IN ALIGNMENT WITH THE VISION SET FORTH FOR WESTLAKE FOR WHAT THE INTRODUCTION OF MULTIFAMILY RESIDENTIAL SHOULD LOOK LIKE.

SO TO ENSURE THAT STANDARD REMAINS IN PLACE AND THAT THERE'S COMFORT FROM THE COMMUNITY WITH INTRODUCING THAT RESIDENTIAL PRODUCT.

THAT'S WHY THERE CAN'T BE ANY MODIFICATIONS TO THAT, UNLESS THERE'S A PUBLIC HEARING THAT COMES BEFORE THE PLANNING AND ZONING COMMISSION AND TOWN COUNCIL TO PETITION TO REVISE THOSE. TO WIT, IT MUST BE MUST BE WITHIN 660FT AS WELL.

IN THAT CORRIDOR IT MUST HAVE FIRST FLOOR RETAIL, RETAIL, COMMERCIAL.

YEAH. YES, SIR. AND THEN ALSO BASICALLY THE THE REQUIREMENTS MIGHT PRE-DEFINE THE QUALITY, HENCE THE VALUE OF THE MULTIFAMILY, WHICH THEN IN TURN MAINTAIN THE SANCTITY OF THE VALUE OF THE. YES, SIR. AND THAT WAS PART OF THE THOUGHT PROCESS AS WELL.

YEAH, I GET IT. I JUST WANTED TO MAKE SURE WE DISCUSSED IT BECAUSE IF SOMEBODY JUST READ THIS, IT WOULD LOOK LIKE IT'S GOING DOWN A DIFFERENT PATH. YES, SIR.

PERSONALLY, I LOVE THE THOUGHT PROCESS AND PLANNING THAT WENT INTO THIS AND THE WAY THAT IT'S UNIFORMLY APPLIED ACROSS THE ENTIRE TOWN AND ALL THESE VARIOUS DIFFERENT DEVELOPMENT DISTRICT, SO I APPLAUD YOU FOR THE WORK DONE.

ANY OTHER QUESTIONS OR COMMENTS ON ON THIS? QUICK QUESTION.

THERE'S A LOT OF FINISHES. SPECIFICALLY CALLED OUT ON THE FACADE AND ROOFS ETC..

THIS IS NOT A REDUCTION IN ANYTHING THAT WAS ALREADY IN PLACE IN THESE AREAS.

THAT'S CORRECT TO A CERTAIN EXTENT. BUT REMEMBER WITH STATE LAW THAT BUILDING MATERIALS, IT CAN'T BE REGULATED.

SO THAT'S WHERE WE WOULD LOOK TO WORK WITH A DEVELOPER AND COLLABORATE THROUGH A DEVELOPMENT AGREEMENT TO MAYBE HAMMER THAT DOWN A LITTLE BIT MORE TO MAKE SURE THAT WE'RE ABOVE BOARD WITH STATE LAW. ALONG THAT SAME VEIN, DOES IT REQUIRE A DEVELOPMENT AGREEMENT ALONGSIDE. YES, SIR. YES, SIR.

IT'S A DEVELOPMENT AGREEMENT. IT CAN BE SUBMITTED AT THE SAME TIME AS THE AS A REGULATING PLAN OR AFTER THE REGULATING PLAN.

AND THE REASON FOR THAT IS I WANT TO MAKE SURE THAT THE PUBLIC HAS ENOUGH TIME TO FULLY VET THAT REGULATING PLAN, TO MAKE SURE THAT THE STREETS ARE WHERE THEY NEED TO BE, THAT THERE ARE THE APPROPRIATE OPPORTUNITIES FOR CIVIC SPACE.

AND IF THERE ARE ANY OTHER CONSIDERATIONS THAT DEAL WITH THE OVERALL VISION FOR THE DEVELOPMENT THAT THAT'S FLESHED OUT BEFORE THEY MOVE TO THE SITE PLAN PROCESS, AND THAT HELPS TO CREATE THAT PREDICTABILITY.

ANY OTHER QUESTIONS? SO I'M LOOKING FOR A MOTION TO APPROVE ANY ADDITIONAL CONDITIONS. I'LL MAKE A MOTION. I RECOMMEND APPROVAL OF THE TOWN CENTER FORM BASED DEVELOPMENT DISTRICT AS PRESENTED TO BY THE STAFF WITH THE FOLLOWING REVISIONS.

THAT THE TOWN PLANNER BE REPLACED WITH TOWN MANAGER OR THEIR DESIGNEE.

AND THE SECTION 102.412 G72 BE REVISED WITH THE FOLLOWING LANGUAGE TO READ.

[00:30:06]

HEIGHT WAIVER OVERLAY DISTRICT. THE FIRST FLOOR SHALL BE CONFINED TO A COMMERCIAL BUILDING FUNCTION, OR TO COMMERCIAL BUILDING FUNCTIONS FOR MINIMUM DEPTH OF 40FT.

PARKING MAY BE LOCATED BEHIND THE BUILDING AREA ALLOCATED TO THE COMMERCIAL BUILDING FUNCTION, OR TO THE COMMERCIAL BUILDING FUNCTIONS. MR. CHAIR, MAY I ASK BEFORE THE PLANNING AND ZONING COMMISSION TAKES A VOTE, IF YOU COULD OPEN AND CLOSE THE PUBLIC HEARING? I THOUGHT WE WERE IN AN OPEN PUBLIC HEARING TO START, BUT I'LL OPEN A PUBLIC HEARING IF ANYONE WOULD LIKE TO COMMENT.

DID YOU WANT TO COMMENT? YOU'RE GOOD. OKAY. OUR ONLY MEMBER OF THE PUBLIC DOESN'T WISH TO COMMENT, SO I'LL CLOSE THE PUBLIC HEARING OFFICIALLY. THANK YOU SIR.

SO WITHOUT MAKING YOU REREAD THAT. CAN I HAVE A SECOND? OKAY. ALL IN FAVOR? AYE. ANY OPPOSED? NONE OPPOSED.

THE MOTION IS CARRIED WITH THE SUGGESTED CHANGES.

OKAY. ALRIGHT. SO STAFF WILL CONTACT THE COMMISSIONERS IF WE'RE GOING TO HAVE A MEETING FOR JULY.

[H. REVIEW MEETING CALENDAR TO ADD, AMEND OR CANCEL MEETINGS AS NEEDED]

WITH THE EXCEPTION OF SIAK. OKAY. ALL RIGHT. SO I'M GOING TO GO AHEAD AND ADJOURN THIS MEETING AT 5:51.

THANK YOU.

* This transcript was compiled from uncorrected Closed Captioning.