TOWN STAFF REPORT RECOMMENDATIONS
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Discuss, consider and act to adopt Ordinance 1022 amending certain provisions within PD, Planned Development Zoning District 1-2 (PD 1-2) regulating the development of approximately 85.9 acres of land generally located between State Highway 114, Davis Boulevard, and Solana Boulevard, and commonly known as “Entrada” to include adding a definition and certain standards for stacked flats; removing the residential to non-residential development ratios; updating the schedule of permitted of uses; and updating the standards for building height.
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STAFF: Jason Alexander, AICP, CEcD, Deputy Town Manager
BACKGROUND:
On April 22, 2013, the Town Council approved Ordinance No. 703, establishing PD, Planned Development District 1-2 (“PD 1-2”). The purpose of PD 1-2 is to create an environment in which residential uses, commercial uses, and civic uses may co-exist in proximity while providing architecture and landscape architecture of an elevated character and quality.
The proposed text amendments to PD 1-2 build upon the Strategic Plan --- adopted by the Town Council on February 18, 2025 --- and will have significantly positive implications on the economic development and the physical development of the Town of Westlake.
DISCUSSION:
The proposed text amendments to 1-2 --- as shown in Ordinance 1022 as proposed (i.e., EXHIBIT “A”) --- are bold and underlined and generally summarized below (e.g., Sections 2-8):
• Section 2. This section introduces a new definition for “Stacked Flat” --- which is a residential unit that is expressly intended to be introduced within the context of a mixed-use building --- and will expand the residential options within Entrada. Additionally, Stacked Flats are prohibited on the first story and are limited to certain blocks within Entrada as provided on the Development Plan (please refer to EXHIBIT “A-1”).
• Section 3. This Section provides that the ratio for residential to non-residential development is proposed to be removed in its entirety. Removing this provision will expedite the development and eventual build-out of Entrada as it will better allow the developer and the market to better respond to demand for residential uses and commercial uses.
• Section 4. This Section introduces “Stacked Flats” as a residential use that is permitted by-right; and “Private Club” is removed as a commercial use permitted by Specific Use Permit (i.e., “SUP”).
• Section 5. This Section provides additional standards for the design and the construction of Stacked Flats --- including prohibiting Stacked Flats on the first floor, making the first floor available for commercial use; providing a minimum habitable area; providing a list of recommended ground floor commercial uses; and providing additional design standards. These standards grow from similar regulations adopted within other communities across the region and the United States and are intended to reinforce a mixed-use environment that is vibrant, that is visually harmonious, and that is walkable. Further, it should be noted that the Town Planner does not have “authority to administratively approve any deviations or exceptions to the minimum habitable area required for a Stacked Flat or the required non-residential uses on the first floor”.
• Section 6. In this Section, the measurement of building height has been amended --- and, as proposed --- the proposed measurement of building height for principal structures and accessory structures is measured from finished grade. Moreover, the first story of all principal structures must have a minimum of 16 feet in height from the finished floor to the finished ceiling. Furthermore, the minimum height for upper stories is 10 feet; and that is also measured from the finished floor to the finished ceiling. To ensure that a non-conforming situation is not created with respect to building height within the context of the Town of Westlake adopted codes, ordinances, and regulations and State Law, the proposed text amendments for measuring building height shall only apply to buildings that are constructed after May 20, 2025. The current regulations for building height requirement shall continue to apply to all buildings constructed on or before May 20, 2025.
• Section 7. In this Section, the parking requirements have been relaxed on Block K, Block L, and Block Q for restaurant and retail establishments only that are less than 1,500 square feet.
• Section 8. In this Section, the Entrada Development Plan is amended to reflect the locations where Stacked Flats may be constructed (e.g., Block K, Block L, Block N, and Block Q). However, the total number of residential units that may be constructed within Entrada shall not exceed 322 (please refer to EXHIBIT “A-1”). For certain properties depicted on EXHIBIT “A-2” --- the Building Height Waiver Sub-Area --- there is no maximum building height requirement imposed as presented.
The proposed amendments to the text of PD 1-2 generally support land uses and development patterns that are consistent with the existing the proposed urban fabric. Further, these proposed amendments will support and reinforce the vision and the goals of the recently adopted Strategic Plan. It should be noted that the proposed text amendments were prepared in collaboration with the Office of the Town Manager and the Department of Planning and Development.
FISCAL IMPACT:
N/A.
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission met on May 6, 2025, and reviewed, considered, and provided a recommendation on the proposed text amendments to PD 1-2. The Planning and Zoning Commission recommended approval of the proposed text amendments by a vote of 5-0 (with two absences) as presented with two conditions:
1. That the ratio for residential to non-residential development shall not apply to stacked flats.
2. That EXHIBIT “A-2”, which depicts the Building Height Waiver Sub-Area, be revised to remove the surface parking lot adjacent to the Ventanas Development.
Summarily, the Planning and Zoning Commission, in providing a recommendation to the Town Council, recognized that the construction of stacked flats would also include the construction of non-residential (i.e., commercial space). However, for the construction of single-family detached and attached units, the Planning and Zoning Commission recognized that this is also an opportunity to pace the construction of commercial space with residential space not constructed as a stacked flat to continue to fully achieve the vision for Entrada. Further, the removal of the surface parking lot --- adjacent to the Ventanas Development --- from the Building Height Waiver Sub-Area would ensure an appropriate transition in building height and building intensity.
DEPARTMENT OF PLANNING AND DEVELOPMENT RECOMMENDATION:
The Department of Planning and Development recommends approval of the text amendments to PD 1-2 with the conditions of approval recommended by the Planning and Zoning Commission.
TOWN COUNCIL ACTION / OPTIONS:
1) Motion to approve;
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” - PD Planned Development District 1-2 Text Amendment (Revised 05.20.25)
2) EXHIBIT “A-1” - Amended Development Plan
3) EXHIBIT “A-2” - Building Height Waiver Sub-Area (Revised)