TOWN STAFF REPORT RECOMMENDATIONS
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Discuss, consider, and act to make a recommendation to the Town Council regarding a request from Bernal Homes, Inc. to deviate from certain building aesthetic, design, and material standards contained within the Entrada Design Guidelines (Deputy Town Manager Jason Alexander, AICP, CEcD)
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STAFF: Jason Alexander, AICP, CEcD, Deputy Town Manager
BACKGROUND:
The development standards for Entrada --- as adopted by Ordinance No. 703 (zoning) and Ordinance No. 760 (design guidelines) --- are intended to deliver a visually harmonious and aesthetically pleasing mixed-use development within the center of the Town of Westlake.
In particular, the development standards are derived from architectural and urban design vernacular common to towns and villages in Spain. As such, the development standards reinforce a palette of exterior finish materials that are primarily indigenous to Spain and other European nations bordering the Mediterranean Sea. The palette of exterior finish material primarily includes cast stone, stone, and stucco; and brick, wood, and other materials are either to be limited in use or contemplated for architectural merit.
Bernal Homes, Inc., the Developer, is requesting a deviation from the material requirements for exterior walls as contained in the design guidelines for Entrada because the stone used above the second story is not capable of structurally supporting cast stone, stone, or other material with similar characteristics and properties for the construction of a five-story mixed-use building on Lot 1, Block N, within Entrada.
This is due to the selected coursing and patterning --- as well as the cut of stone (i.e., thin). Further, stucco, because of its weight, would also not be supported structurally by the cut of stone. This deviation would apply to projections at openings for doors and windows, including sills, lintels, and balcones (i.e., Juliette balconies).
In a letter prepared by the structural engineer of record, dated September 24, 2024, “the structure is not suitable to support cast stone block veneer” and “it is not acceptable to affix veneer to existing thin set.”
It is important to note, that, within the context of Chapter 3000 of the Texas Local Government Code, as amended, that “a governmental entity may not adopt or enforce a rule, charter provision, ordinance, order, building code, or other regulation” that “establishes a standard for a building product, material, or aesthetic method in construction, renovation, maintenance, or other alteration of a residential or commercial building if the standard is more stringent than a standard for the product, material, or aesthetic method under a national model code.”
However, the Developer did enter into a development agreement with the Town of Westlake vis-à-vis Resolution No. 20-04 adopted on January 27, 2020 that “in addition to the provisions contained in the ordinances approving the site plan the Specific Use Permits pertinent to the Property, all building aesthetics, building design, and building construction materials on the Property shall comply with the architectural, design and building material provisions of Ordinance 703, Entrada zoning ordinance, and Ordinance 760, the Entrada design guidelines.”
Summarily, the development agreement entered into between the Town of Westlake and the Developer allows the Planning and Zoning Commission to make a recommendation to the Town Council on the requested deviation as set forth in the respective ordinances --- Ordinance No. 703 and Ordinance No. 760.
Accordingly, in the interest of ensuring that the building is structurally sound and that the health, safety, and welfare of the general public be preserved, it is recommended that the deviation as requested by the Developer be reviewed, considered, and recommended for approval.
DISCUSSION:
The proposed deviation is generally consistent with the visual aesthetic and architectural character of Entrada.
FISCAL IMPACT:
N/A.
STAFF RECOMMENDATION:
The Planning and Zoning Commission recommend approval of the requested deviation.
ATTACHMENT(S):
Request for Deviation
PLANNING AND ZONING COMMISSION ACTION/OPTIONS:
1) Motion to approve
2) Motion to amend with the following stipulations (please state stipulations in motion)
3) Motion to table (please state specific date in motion)
4) Motion to deny