TOWN STAFF REPORT RECOMMENDATIONS
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Discuss and consider a Motion to Amend the previously adopted Ordinance 997, approving amendments to Ordinance 720, as amended (which includes the development plan for the PD1-2 [Westlake Entrada] zoning district). The Westlake Entrada development includes 109.12 acres generally located east of Davis Blvd., south of State Highway 114, and north of Solana Blvd.; and take appropriate action (Wade Carroll, Town Manager)
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STAFF: Wade Carroll, Town Manager
Executive Summary
The developer, M2 Concepts, on behalf of the property owner, MRW Investors LLC, is requesting to amend the current Entrada development plan to allow for residential and commercial uses on Block P, which is located between the existing Aragon parking garage and the retail corner. More specifically, the developer proposes a total of 18 single family residential units and two lots reserved for future office development.
Existing Conditions AND HISTORY OF PROPERTY
The subject property contains 2.32 acres and is located on Block P, Westlake Entrada Addition. The property is currently undeveloped. The original Entrada development plan (Ordinance 720) shows general commercial/residential uses on the subject property. In 2020 a site plan was approved (Ordinance 909) allowing for a private sporting club and retail uses. In 2021 the development plan was amended (Ordinance 934) to conform to the 2020 approved site plan. The site plan approved in 2020 has since expired due to non-development but the development plan for the subject property remains unchanged from the 2021 approved configuration.
Current approved Development Plan - Ordinance 934
Entrada Zoning and History
As a planned development district governing a mixed-use development, the Entrada development contains a somewhat complex regulatory structure that includes multiple zoning amendments, development plan amendments, design guideline requirements, site plan approvals and development agreements and amendments, some of which are described as follows:
Entrada Zoning Regulations - includes approved land uses, setback requirements, general development procedures and standards.
Entrada Development Plan - serves as the master land use and spatial plan for the development. Should be consistent with the public improvement district (PID) service area plan and vice-versa. The original development plan for Entrada was approved by Ordinance 720, and was subsequently amended by Ordinances 830, 918, 934 and 959. The purpose of the development plan is to serve as the guiding master plan for the development while also serving as the regulatory control plan for the entire development. The Entrada zoning regulations also require the site plans to be consistent with the approved development plan. Unlike a concept plan, the development plan is scaled, contains more detail such as exact roadway locations and lot boundaries, and serves to act as a high-level site plan for the entire development.
Entrada Site Plans - these plans are highly detailed and are meant to demonstrate compliance with relevant regulatory requirements. Site plans may or may not require Commission and Town Council approval depending on the degree of deviation between the site plan proposal and the regulatory requirements.
Entrada Design Guidelines - The design guidelines contain the specific architectural requirements for all development in Entrada including building style, material and articulation elements for buildings and signage.
PROPOSED REQUEST
The developer proposes a mix of office and detached single family residential uses. The office uses would be on opposite sides of the block. 12 of the single family lots would be larger style lots with detached homes while six would be smaller with minimal building separation according to the development plan exhibit. 28 parking spaces are shown on the plan, which would include a mix of guest and business parking spaces.
All roadways are required to be public and maintained by the property owner’s association.
The purpose of the development plan is to show the overall massing, unit count and mix, and layout of the development. Exact lot configurations, floor area calculations, parking, landscaping and open space, and architectural details will be provided upon submission of the site plan application. No development waivers are proposed as part of the request.
PUBLIC IMPROVEMENT DISTRICT (PID) ANALYSIS
The Entrada PID Service and Assessment Plan (SAP) currently shows 117,000 square feet of commercial office space on Block P. If approved, the PID SAP would require amending to conform to the proposed development plan reduction in office space and the addition of 18 residential units. It’s important to note that the PID SAP was never updated to account for the amended development plan approved on the subject property in 2021.
The Town PID administrator has reviewed the proposed request and has no comments.
NEXT STEPS IN THE DEVELOPMENT PROCESS
The following are the steps in the development process from approval to construction:
1. Approval of development plan amendment (legislative)
2. Approval of site plan (administrative only)
3. Approval of civil construction plans for residential development (administrative only)
4. Approval of replat (legislative)
5. Construction of public improvements for residential development; building permits for commercial construction (administrative only)
6. Acceptance of public improvements; building permits for residential construction (administrative only)
Summary and Recommendation
The development plan involves a request to amend the development for the subject property to allow for 18 single family residential units and office uses. Staff recommends approval subject to compliance with all existing Entrada regulations and the PID SAP being amended to conform to the amended development plan.
PLANNING AND ZONING COMMISSION RECOMMENDATION
On May 7, 2024, the Planning and Zoning Commission voted to recommend approval of the request by a (5-0) vote subject to the following conditions:
• Only the commercial portions of the proposed Block P development plan amendment be approved, with the proposed mixed-use [residential] portions of Block P not approved at this time pending consideration as part of a review of entire Entrada development plan as proposed by the Entrada developer.
This condition is included in Ordinance 997 with additional clarifying language as follows:
A. Only the commercial portions of Exhibit “A” are approved as part of this amendment.
B. All residential areas shown on Exhibit “A” are not approved by this Ordinance and shall remain commercial.
C. Any future requests to amend the Block P development plan to allow for residential uses shall be done in the context of the entire Entrada development plan and may only be amended as such.
TOWN COUNCIL ACTION/OPTIONS:
1) Motion to approve
2) Motion to amend with the following stipulations (please state stipulations in motion)
3) Motion to table
4) Motion to deny
Links to pertinent legislative history
1. Ordinance 703 - Entrada zoning regulations
<https://laserfiche.westlake-tx.org/WebLink/DocView.aspx?id=25080&dbid=0&repo=WESTLAKE>
2. Ordinance 934 - Current approved Entrada Development Plan for subject property
<https://laserfiche.westlake-tx.org/WebLink/DocView.aspx?id=464323&dbid=0&repo=WESTLAKE>
3. Other Entrada information:
<https://www.westlake-tx.org/555/Entrada>
Attachments
1. Location Map
2. Proposed Development Plan Amendment Exhibit
3. Other Development Exhibits Provided by Developer
4. Ordinance 997
5. Ordinance 997 - Exhibit A (Development Plan Amendment)