TOWN STAFF REPORT RECOMMENDATIONS
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Discuss, consider and act to adopt Ordinance 1020 approving text amendments to PD, Planned Development District No. 3-5A generally located at the intersection of and along State Highway 114 and State Highway 170 (Jason Alexander, AICP, CEcD, Deputy Town Manager)
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STAFF: Jason Alexander, AICP, CEcD, Deputy Town Manager
BACKGROUND:
On February 22, 2016, the Town Council approved Ordinance No. 769, establishing PD, Planned Development District 3-5A (“PD 3-5A”). The purpose of PD 3-5A is to create an environment in which residential uses and commercial uses may co-exist in proximity while expanding living, shopping, and working options.
The proposed text amendments are intended to build upon the Strategic Plan --- as adopted by the Town Council on February 18, 2025 --- while introducing contemporary urban planning and urban design practices and techniques for development.
DISCUSSION:
The proposed text amendments to PD 3-5A --- EXHIBIT “B” --- are generally summarized below:
• Section 1.1., Short Title and Application of General Provisions. The revised language in this section, as presented, is intended to allow for the initial phase of development (i.e., the First Phase of Development) to occur as generally depicted in the renderings included with this analysis. Exhibit 9 was also introduced to depict the portion of PD 3-5A that is identified as the First Phase of Development. The balance of the land to be developed --- or the Second Phase of Development --- may not be developed until a revised development plan prepared in coordination with the Town Manager and the Town Planner is submitted to the Planning and Zoning Commission for review and recommendation and to the Town Council for approval. The intent of the revised language in this section is to deliver a coherent and cohesive development that is more than capable of timely responding to economic conditions and market preferences while introducing the distinct economic, physical, and social infrastructure of the Town of Westlake to the region and beyond. It is further the intent of this section to allow for the possible coordination of certain municipal uses that will benefit from --- and be a benefit to --- future development.
• Section 1.3, General Definitions. This section introduces new definitions for “lot coverage” and “mural” while amending or deleting others that were adopted under Ordinance No. 769. The revisions are intended to simplify the development review and approval process (i.e., lot coverage) while introducing opportunities for artwork (i.e., murals).
• Section 2.1, Land Uses. This section proposes to allow “grocery (with alcoholic beverage sales)” and “restaurant, café, or dining facility serving alcohol” by-right and to require “data centers” be approved subject to a Specific Use Permit.
• Article 3, Development Standards. The development standards have been revised --- as presented --- to encourage increased flexibility with respect to the intensity of land uses while providing contemporary provisions for building setbacks, building height, and building footprints.
• Section 4.4, Roofs. Standards for roofs --- also as presented --- have been revised to provide options for single-family attached dwellings and non-residential buildings (i.e., either sloped roofs or flat roofs may be provided). Sloped roofs are required for all single-family detached dwellings. Further, building mechanical equipment placed on the rooftop must be screened on all sides by parapet walls or an opaque screening enclosure that is at least 12 inches taller than the equipment to be screened.
• Section 4.5, Street Level Entries and Openings. The proposed revisions to this section require an architectural feature or detailing to emphasize the principal pedestrian entrance (e.g., a porch, a stoop, a recessed entry, or other similar architectural feature).
• Section 4.6, First Floor Glazing Requirements. The portion of the building façade at the first floor --- which contains the principal pedestrian entrance --- must be no less than 60 percent glazed in glass for non-residential uses.
• Section 4.7, Street Level Façade. This section --- as presented --- prohibits blank building façades along a street or an open space that is not designed as a shopfront.
• Section 4.8, Porches and Stoops. This section introduces minimum design requirements and material specifications for porches and stoops attached to residential products.
• Section 4.14, Murals. This section introduces regulations for applying murals to the sides of building façades.
The proposed amendments to the text of PD 3-5A generally support land uses and development patterns that are consistent with the proposed urban context. Further, these proposed amendments will support 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 March 11, 2025 and reviewed, considered, and provided a recommendation on the requested text amendments to the provisions for PD 3-5A. The Planning and Zoning Commission recommended approval of the proposed text amendments as presented by a vote of 6-0 (with one absence).
DEPARTMENT OF PLANNING AND DEVELOPMENT RECOMMENDATION:
The Department of Planning and Development recommends approval of the text amendments to PD 3-5A as presented.
TOWN COUNCIL ACTIONS / 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” - Ordinance No. 1020
2) Exhibit “B” - Requested Text Amendments (Redlined)
3) Exhibit “C” - First Phase of Development
4) Exhibit “D” - Renderings