TOWN STAFF REPORT RECOMMENDATIONS
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Discuss, consider and act on a request from Pearson 35 Opportunities, LLC to deviate from the required first floor square footage in Westlake Ranch by removing that provision and allowing the building setbacks to govern.
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STAFF: Jason Alexander, AICP, CEcD, Deputy Town Manager
BACKGROUND:
Ordinance No. 928, adopted by the Town Council on May 24, 2021, the PD, Planned Development District standards for Westlake Ranch enable the design and construction of up to 32 detached single-family residences.
The provisions within the PD, Planned Development District provide the conventional standards (e.g., density, lot size, permitted uses, setbacks, height, et cetera) for development. Some of the standards, however, do impose some limitations on the design and construction of houses that may not be responsive to changes in market demand and market preferences.
In particular, the provision that the maximum first floor under roof is 7,800 square feet not only limits the ability of the developer (and the builders) to respond and adapt to changes in the marketplace. Further, this restriction stymies architectural creativity and expression that is inherent to the visual aesthetic of Westlake.
Accordingly, the request from the developer is not to modify any of the density limitations or lot sizes; rather, it is a request to remove the limitation that the first floor cannot exceed a maximum square footage of 7,800 square feet. This will allow the developer (and the builders) to be more responsive to market preferences and innovative with building design and architecture.
DISCUSSION:
The request is to modify the provisions of the PD, Planned Development District standards for Westlake Ranch so that the maximum first floor under roof does not exceed 40 percent of the individual lot square footage. The intent of this request is to provide flexibility for the square footage on the first floor. While the proposed development standards work towards that end --- it does not entirely achieve it.
Interpreting and administering the standards, it would appear the entirety of Section 2(A)(i) --- should be removed. The standard in Section 2(A)(i) requires that the maximum first floor under roof be limited to 7,800 square feet.
The combination of the minimum lot sized combined with the minimum unit size, the minimum lot size, and the setbacks will control the footprint of the dwellings in Westlake Ranch.
Summarily, the lot coverage limitation, as proposed, would only lessen the existing restriction on the area beneath roof on the first floor slightly; eliminating the maximum requirement and allowing the minimum unit size, minimum lot size, and setbacks to control would be better position the developer (and the builders) to respond to market conditions and consumer preferences.
As the developer is not amending the concept plan, a public hearing is not required pursuant to the Town of Westlake Code of Ordinances. The request from the developer is only for a text amendment. Excepting the removal of Section 2(A)(i), all other provisions within the PD, Planned Development District for Westlake Ranch would remain as adopted and approved by the Town Council, including the concept plan.
FISCAL IMPACT:
N/A.
DEPARTMENT OF PLANNING AND DEVELOPMENT RECOMMENDATION:
The Department of Planning and Development recommends that the applicant’s request be modified, and only reflect the removal of Section 2(A)(i) as provided for in the PD, Planned Development District standards for Westlake Ranch.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission met on December 10, 2024, and, with a unanimous vote of (6-0-1), recommended approval of the modification as presented by the Department of Planning and Development --- to remove all of Section 2(A)(i) as provided for in the PD, Planned Development District standards for Westlake Ranch in their entirety.
TOWN COUNCIL ACTION / OPTIONS:
1) Motion to approve and adopt Ordinance 1016;
2) Motion to approve with additional conditions (please state additional conditions in motion);
3) Motion to deny; OR
4) Motion to table (must table to a specific date).
ATTACHMENT(S):
1) Exhibit A - Proposed redlines from applicant
2) Proposed Ordinance 1016