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Comp Plan Westlake Implementation Plan finalCOMPREHENSIVE PLAN UPDATE TOWN OF WESTLAKE, TEXAS ADOPTED MARCH 2, 2015 IMPLEMENTATION PLAN RHMOSAIC MESA+ S MI T H AND , ' PLANNING P A R T N E R SsDEVELOPMENT ERv�cEs TABLE OF CONTENTS Part One: Policy Tabulations Introduction Policy Section A: The Land Use Plan 2 Policy Section B: The Thoroughfare Plan 6 Policy Section C: The Parks, Open Space and Trails Plan 9 Policy Section D: The Town Design Structure Plan 13 Policy Section E: The Facilities and Town Hall Plan 16 Policy Section F: The Storm Water and Water Conservation Plan 19 Policy Section G: The Housing Plan 22 Policy Section H: The Economic Development Plan 24 Part Two: Planning Benchmarks Appendix A: Development Review Checklist WESTLAKE COMPREHENSIVE PLAN UPDATE 29 11 IMPLEMENTATION PART ONE: POLICY TABULATIONS INTRODUCTION The following Schedule of Policies specifies the policy recommendations for the eight Plan Elements. These Plan Elements are: A. The Land Use Plan B. The Thoroughfare Plan C. The Parks, Open Space and Trails Plan D. The Town Design Structure Plan E. The Facilities and Town Hall Plan F. The Storm Water and Water Conservation Plan G. The Housing Plan H. The Economic Development Plan The policies recommended facilitate use of the Comprehensive Plan as a guide in the decision making processes of local governance. This Comprehensive Plan is a guiding document and is not meant to bind or otherwise limit the discretionary authority of this or any future Town Council that may use this Plan. The policies presented herein clarify the Plan Elements and assist with: • Interpretation, • Application, and • Spatial Allocation IMPLEMENTATION To accomplish this purpose of facilitation, it is important that the policy recommendations address several aspects of decision making. These aspects include: Regulatory/ Policy Status: Policies recommended here are meant to clarify interpretation of the Plan and clearly state the Plan's limitations as well as its focal purpose. Most of the Plan Elements are meant to guide discussions of implementation conducted within the site plan review and/or development request process. Application Trigger Points: Policies recommended here are meant to identify development impact thresholds that would trigger implementation of the Plan in order to avoid the environmental consequences that the Plan Elements endeavor to prevent. Plan Review/ Development Request Process: The policies recommended here are meant to guide consideration of site plans and development requests. The Plan Elements should be used to guide staff of the Town in formulating their recommendations on the matter and further guide Town Council's consideration of such development requests. Viewing the site plan and/or the development request through the lens of these policy recommendations provides critical information needed to make decisions. Capital Improvements: Policies recommended here are meant to address the matters of cost associated with Plan implementation and guide determination of possible funding approaches to this issue. Public/ Private Partnerships: Policies recommended here are meant to facilitate the formation of relationships between the land owners and the Town on matters related to implementation of WESTLAKE COMPREHENSIVE PLAN UPDATE this Plan. POLICY SECTION A: LAND USE A1: The Regulatory/ Policy Status of the Land Use Plan. The Land Use Plan as presented in this Comprehensive Master Plan is a guiding document only and is meant to supplement the current Land Use Plan (adopted by ordinances 702 and 450), not replace it. This Comprehensive Plan's Land Use Plan identifies the recommended sending and receiving areas/ zones within the Town. • Sending Areas/ Zones are locations from which it is recommended that commercial square footage relative to development land square footage exceeding the average low FAR's now in place (or displaced by implementation of Plan recommendations of this Comprehensive Plan), be exported. Sending Areas can include land given over to public use (park, thoroughfare, open space, etc., as per the Comprehensive Plan) that is located in a Receiving Area. • Receiving Areas/ Zones are locations to which commercial square footage being exported from sending areas can be imported because conditions of such locations relative to the View Analysis make these areas more tolerant of increased development density and building height. If the Town Council passes a Transfer of Development Square Footage Article as part of its Chapter 102 revision, the Land Use Plan will also become a regulatory plan within that ordinance. However, participation in the Commercial Square Land Use Settings: m m m m B A= View Shed Zone (Import/ Export) P ) r E E E u E U E U E U E U E U E U E E B= View Corridor Zone (Export) E 0 r r r r .� r E ° ° C = View Terminus Zone (Export) u C ° C ° C 3 C ° C ° C ° d 0 d 0 d 0 0 (0 U Ln ° o N 2 o ^ E E ° U E E 0 U E E 0 U E E 0 U E E 0 U E E 0 U E E 0 U U 3 U 3 U 3 U c j c .° ba c ao D =View Shade Zone (Import) C 0 a`0 a a m a m y6 a o ~ cc cc E= Vista Point Zone (N/A) Ji u 6 u u N u u u u m O a a U U U U U U U oc cc SF. Transfer (Export) Leaving Property Undeveloped 1.3:1 NA NA NA NA 1.2:1 1.2:1 1.3:1 NA 1.2:1 NA NA NA 1.3:1 NA NA Expand Residential Fabric abutting Pastoral (Rate/ unit per NA NA NA NA NA 1:1/1.5per . 1:1/1.2 per ac. NA NA 1:01 1:01 1:01 1:1/ 6 pere NA NA NA ac.)1.5 perac 2pes ac 2per ac Public access to open space/ 1.33:1 If NA NA NA NA 1.23:1 1.3:1 1.33:1 NA 1:231 1.251 1.251 NA 1;351 NA NA amenities created °pen Lower FAR & more Open Space NA NA NA NA NA 1.21 1.2:1 1.21 NA 1.21 NA 1.21 NA 1.21 NA NA Provide Thoroughfare 1.21 NA NA NA 1.21 1.21 1.21 1.21 1.21 1.21 1.21 1.21 1.21 1.21 101 101 Improvements Amenity Retention Areas/ Lakes NA NA NA 101 1.21 1:01 1.251 1.3:1 101 1.251 1.251 1.251 1.251 1.31 101 101 Providing Emergency Facility Site I NA NA NA 3:01 3:01 3:01 3:01 3:01 NA 3:01 3:01 3:01 3:01 3:01 3:01 3:01 Table 1: Rates of Commercial Square Footage Transfer Footage Transfer Program is voluntary and meant to incentivize implementation of the Comprehensive Plan Recommendations by preserving the economic value of any entitlement should the land owner participate in implementation of Plan Element recommendations (such as the Thoroughfare Plan or the Parks and Open Space Plan). The Current Land Use Plan (adopted by Ordinance 702 and ordinance 450) will remain the official Land Use Plan of the Town showing conventional Land Use designations which reflect the current zoning. This document should be amended to include the open space configuration portrayed in the Comprehensive Plan's Parks and Open Space Plan. The current Land Use Plan is an accompanying document meant to guide application of the Land Use Plan to matters/ decision processes related to site plan review, development requests (including rezoning), and/or requests to participate in the Commercial Square Footage Transfer Program (as defined in the revised Chapter 102 of the Westlake Code of ordinances). When square footage is taken out of a Sending Area for purposes of implementing Comprehensive Plan recommendations relative to Thoroughfares, Open Space, Facilities, and/or Housing, it is recommended that a rate of export greater than 1:1 be considered by the Town Council. Table 1 above shows the rates of export recommended in the Comprehensive Plan. Building Height and Density relationships within Sending and Receiving Zones define a "development envelope" with a capacity to receive imported square footage. Recommended building heights, IMPLEMENTATION Land Use Settings: A= View Shed Zone (Import/ mm .i .L m m m +• Export) p ) � E E E E E E E -° B =View Corridor Zone (Export)0E E u �° U U E E �° i° i? C= View Terminus Zone (Export) u 0 cJ 0 u 3 3 ' ' 0 0 0 E om 0 U 0 U m E E E E E E E u u v v c c ,C o o E E E E E E E s c .0 0 D =View Shade Zone (Import)aa) a a U U U U U uo U c CL 0 a co W cc E= Vista Point Zone (N/A) 6 cv m v v v v v rn U u u o O m o O 0. 0. U U u u u u u cc cc Height (subject to: shall not be visible above landmark hill tops (located in PD2 and PD 3) as seen from Dove Road, east of Ottin er 9 Recommended • Suitable #EkJ 90 60 65 55 40 75 55 65 65 95 4z 95 140 • Discouraged 91+ 61+ 66+ 56+ 41+ 6+ 56+ 66+ 66+ 96+ 43+ 96+ 41+ Site FAR • Recommended NA .6:1 .41 .3;1 .251 .11. ..51 .25:1 .3:1 .11 .61 .1:1 .651 .9:1 • Suitable #GN NA .7:1 .4:1 .35:1 .33 15:1 .5:1.7:1 .15:1 .75:1 1.4:1* • Minimum NA .4:1 0 Q 0 0 .4:1 NA 0 0 .4:1 0 Al .4:1 Single Family Detached U/AC • Recommended 0 1 1 NA NA 1.5 1-2 .2-1 2 1.5 4 3 5 NA NA NA • Suitable 0 .z-1 .2-1 NA NA 2.5 2 1 3 1.5 4 4 5 NA NA NA • Discourage J NA 1+ 1+ NA NA 2.5+ 2+ 1+ 3+ 1.5+ 4+ 4.1+ 5.1+ NA NA NA SF Attached U/ AC • Recommended NA NA. NA NA NA NA NA NA 5 NA 4 4 6 NA NA NA • Suitable NA NA NA NA NA NA NA NA 6. NA 4.5 4 6 NA NA NA • Discouraged NA NA NA NA NA NA NA NA 6+ NA 46, 4+ 6+ NA NA NA Multi -family/ AC • Recommended NA NA NA NA NAWNA NA NA NA NA NA Condo 15 NA 30 36 • Suitable NA NA NA NA NA NA NA NA NA NA Cond6 15 NA 36E • Discouraged NA NA NA NA NA NA NA NA NA NA. Condo I5+ NA 37+ 46+. Table 2: Building Envelope Characteristics *with structured parking square footage, and coverage which define the building envelope are as shown above on Table 2. A2: Application Trigger Points. The density redistribution recommendations of the current Land Use Plan should be encouraged when the following conditions prevail with regard to the site plan, development request, and/or square foot transfer request being considered: • A development proposal or site plan and the required TIA submitted with it reveal that the proposal will cause WESTLAKE COMPREHENSIVE PLAN UPDATE streets and/ or intersections serving the development to attain Thoroughfare Plan Trigger Points and the submitting/ requesting party is unable to make (or cause to be made) off-site street improvements required to mitigate the traffic impacts. • The subject site of the site plan or development proposal contains land area designated as open space on the Land Use Plan or contains natural features that the Town seeks to preserve (as identified in the Parks and Open Space Plan and includes land mark landforms and surface water corridors) or requires roadway dedication as identified in the Thoroughfare Plan or is the preferred location of an Emergency Facility (as shown on the Facilities Plan). • The subject site of the site plan or development proposal lies within a context of existing development that is built at a lower FAR than the FAR established by entitlement of the subject site (or presented in the development proposal) and maintenance of such lower FAR's in the subject area are consistent with the current Land Use Plan. • The subject site of the site plan or development proposal lies within an area where expanded residential entitlement is desired. A& Plan Review/ Development Request Processing. • Any site plan, zoning request, or other development proposal which entails any of the trigger conditions described above shall be evaluated to determine the square footage that can reasonably be transferred from the site location in accordance with the recommended table above and the submitting/ requesting party shall be advised of the opportunity availed through the Commercial Square Footage Transfer Program. • A portion of funds collected from a Tax Increment Financing District can be contributed to a Transfer Fund if the TIF ordinance so permits. Monies from the Transfer Fund can be used to acquire square footage from a sending area (at a 1:1 rate) if the funds received by the submitting/ requesting party will be used to offset the costs of implementing Plan Recommendation (such as roadway and/ or open space dedication or road way construction). • When a request for Transfer is made by a submitting/ requesting party whose subject of the request is located within a sending or sending/ receiving zone, the Town shall do the following: 0 Identify the amount of square footage to be exported and whether the submitting/ requesting party is seeking to claim a rate of transfer higher than 1:1. 0 If there is a claim for a transfer rate higher than 1:1, then identify the public purpose or comprehensive plan implementation proposed to qualify for such a transfer rate. 0 Determine that the proposed site design satisfactorily accomplishes the implementation claimed. 0 Determine the impacts of the transfer on the receiving area by making sure that the resulting development envelope is within the height and coverage limits for the receiving area. 0 If the claim for transfer and the requested rate of transfer are consistent with the Comprehensive Plan AND the development envelope of the receiving area is not violated, then the staff may recommend approval of the request. • It is the responsibility of the submitting/ requesting party to identify the justifications for the enhanced rate of transfer (if requested) and prepare a site plan illustrating how the Comprehensive Plan implementations will be accomplished. • It is the responsibility of the submitting/ requesting party to demonstrate that transfer of the development to a receiving area does not violate the building envelope limitations of that area. This condition applies even if the transfer is between separate property owners. IMPLEMENTATION • If the transfer causes entitlement within the receiving property to exceed the building envelope limitations, then the Transfer Fund can purchase any portion of the proposed transfer that forces entitlement within the receiving area to violate the building envelope limitations If such a purchase is made, the Town must determine that the Comp Plan implementation proposed is of great importance to the Town and the proceeds of such purchase to the property owner must be used to fund all or part of the proposed Comp Plan implementation. A4: Capital Improvement. • When a request for Square Footage Transfer is proposed in order to facilitate Comp Plan implementation, it is the responsibility of the submitting/ requesting party to accomplish those implementations concurrent with the development of the project unless the Town and the submitting/ requesting party agree to an alternate time schedule. However, all roadway provisions must be built concurrent with development of a project for which they provide needed roadway capacity, whether associated with Square Footage Transfer or not. • The submitting/ requesting party shall provide designs and standards proposed in association with any Comp Plan Implementation. If approved by the Town concurrent with approval of the request, such design and standards shall be attached to the formal approval and enforced by the Town building inspector. AS: Public/ Private Participation. • By approving any Commercial Square WESTLAKE COMPREHENSIVE PLAN UPDATE Footage Transfer request associated with Comp Plan implementation, the Town and submitting/ requesting party are entering a public private partner relationship. Therefore, the Town will support and protect implementation of its interests in the proposal as well as work with the submitting/ requesting party where beneficial to betterment of the project or Comp Plan Implementation. • It may be appropriate for the Town to consider entering into a 380 agreement where possible to further facilitate successful implementation of the more important Comp Plan Recommendations. Such implementations could include preservation of landmark landforms and/ or natural corridors (as discussed in Policy Section C: Parks, Open Space and Trails). POLICY SECTION B: THOROUGHFARES B1: The Regulatory/ Policy Status of the Thoroughfare Plan. The Thoroughfare Plan as presented in this Comprehensive Master Plan is a guiding document only. It identifies connections (arrow heads) and linkages (dotted or solid lines) needed to accommodate the total traffic potentially generated by the total entitlements that have been approved by the Town of Westlake to date. The final alignment design of any connection indicated in the Plan is subject to further engineer alignment studies and the manner in which the recommended connections can be accomplished within any proposed development as proposed by that development plan. Required improvements to intersections within this Thoroughfare Plan are subject to Town approval of improvement recommendations made by the submitting/ requesting party as a result of the required TIA (discussed below). It is the intent of this Plan that the total Thoroughfare System of the Town of Westlake be accomplished with 4 lane divided roadways whose visual character as a Regional Arterial, a Town Arterial, or a Pastoral Collector is determined by compliance with the recommendations of the Town Design Structure Plan of this Comprehensive Plan. If roadways wider than 4 lane divided roadways are proposed by any submitting/ requesting party, the reconciliation of such a proposal with the visual character of Westlake and with the smaller roadways (located in adjacent townships) serving Westlake must be considered and addressed in a manner that is satisfactory to the Council. Where the introduction of roadways wider than 4 lane divided roadways is approved, the Comprehensive Plan Thoroughfare Plan must be revised to reflect that component of the total street system. B2: Application Trigger Points. • Roadways: Road improvements as portrayed by the Thoroughfare Plan shall be implemented as needed to maintain minimum acceptable levels of service (LOS). A LOS of D or better is defined using the following thresholds or as calculated using professionally accepted methods: 0 2 Lane Street: 12,000 ADT 0 3 Lane Street: 17,000 ADT 0 4 Lane Undivided Street: 24,000 ADT 0 4 Lane Divided Street: 32,000 ADT 0 6 Lane Divided: 55,000 ADT • Intersections: Road and intersection improvements (including those portrayed by the Thoroughfare Plan) shall be implemented as needed to maintain an intersection Level of Service "D" or better. Professionally accepted methods include those prescribed in the Highway Capacity Manual (HCM) and other national standards. The Town reserves the right to deem methods to be professionally accepted. If the LOS D threshold has been exceeded or is imminent for any local road segment or intersection, the Town reserves the right to identify the necessary improvements. Necessary improvements could include lane additions or other improvements to the failing segment and/or intersection, or improvements to adjacent segments and/ or intersections that will have the effect of improving LOS on the failing segment and/or intersection or providing needed travel alternatives to failing conditions. Improvements will be consistent with the adopted Thoroughfare Plan. B3: Plan Review/ Development Request Processing. • Any site plan, zoning request, or request to transfer development square footage from one Land Use District to another shall be accompanied by a thorough Traffic Impact Analysis (TIA) that projects traffic volumes and corresponding levels of service (LOS) on road segments and intersections serving the development (including the service roads of Highway 114 and Highway 114 overpasses) when other planned, zoned, and/or approved development(s) served by those streets are considered. The TIA must also factor in background traffic, including regional traffic flows to the extent that such flows are manifest on the streets IMPLEMENTATION of Westlake and Highway 114/ Highway 170 Service Roads and overpasses. More specifically, the required TIA must employ the following: 0 A TIA using an Employment Demand Model must apply the following employment densities: • Service Employment: 1 employee/ 260 square feet • Retail Employment: 1 employee/ 700 square feet • Basic Employment: 1 employee/ 750 square feet 0 Rates published in the most recent edition of ITE Trip Generation must be used for TIA's using the manual estimates of trip generation. 0 A TIA submitted to determine attainment of threshold ADT or LOS shall: • Factor in future traffic volumes on all roadways entering Westlake from Keller, Southlake, Trophy Club, Roanoke, and Alliance. Such future volumes shall fully consider current traffic counts and the growth thereof to planning year 2035. • State the extent to which development within the subject site and/ or Planned Development District in which the site is located will build out relative to entitlement. If the TIA does not consider full use of entitlement, then the submitting party shall state which measures will be put in place to assure that the level of development presented will be the highest level of development for this property and/ or Planned Development. • Factor in full use of entitlement on other properties and Planned Developments within Westlake. • Factor in full use of entitlements WESTLAKE COMPREHENSIVE PLAN UPDATE on properties abutting Westlake. • Factor in projected regional flows on roadways within the area of analysis which shall include Traffic Analysis Zones in which Westlake, Southlake, Keller, Trophy Club, Roanoke, and Alliance are located. • Respond to any road segments or intersections that exceed a Level of Service D. Where LOS D is exceeded as a result of regional flows, such road segments and/or intersections shall be considered as exceeding thresholds established by this Plan. • Any site plan, zoning request, or request to transfer development square footage from one Land Use District to another shall be accompanied by a thorough Traffic Impact Analysis (TIA) that projects the intersection Level of Service (LOS) at all Westlake intersections serving the proposed development (including the service roads of Highway 114 and Highway 114 overpasses) when other planned, zoned, and/or approved development(s) served by those intersections are also considered. The TIA must also factor in regional traffic flows to the extent that such flows are manifest on the streets of Westlake and Highway 114 Service Roads and overpasses and all aspects of consideration specified above for the Roadway TIA. • If the TIA described above reveals that threshold level of service (LOS) on a road segment and/or intersection Roadway Level of Service ("trigger Points" described above) have been attained, the TIA must also identify those components of the Thoroughfare Plan and/or other roadway improvements deemed necessary to bring the road segment and/or intersection LOS into compliance with the requirements of the Town. • Any right-of-way attained by easement or dedication shall include sufficient width to construct Town or Regional Trails as shown on the Trails Plan. 134: Capital Improvement. • When the required TIA projects that the Average Daily Trip Counts and/ or Intersection Level of Service will exceed the above stated Regulatory Trigger Points, it is the responsibility of the submitting/ requesting party to implement improvements necessary to attain compliance levels. To the extent that it can be established that the traffic capacity created by the proposed improvements will exceed the traffic capacity necessary to serve the transportation needs of the total unused entitlements held by the submitting/ requesting party (called oversized improvement), such oversizing cost shall be borne by the Town of Westlake through one of the following means: 0 Reimbursement Option "A": The submitting/ requesting party's expense for the cost of oversized improvement shall be reimbursed from revenues collected within a Tax Increment Financing District covering the commercial area(s) of Westlake, if such a District has been established at the time of the submittal/ request. 0 Reimbursement Option "B": submitting/ requesting party's expense for the cost of oversized improvement shall be reimbursed from funds identified within a 380 agreement between the submitting/ requesting party and the Town of Westlake. 0 Cost Sharing: The submitting/ requesting party's expense for the cost of oversized improvement shall be reimbursed from a future capital improvement program when and if approved by the voters of the Town of Westlake. 0 Other sources of funding that the Town may have access to. B5: Public/ Private Participation. • Public Private Partnerships: The Town of Westlake and the submitting/ requesting party will make every effort to implement the Thoroughfare Plan on a partnership basis which will allow the Town to proactively implement needed roadway capacity and assure future private property owners that sufficient roadway capacity will be in place to accommodate the impacts of residential and non-residential development. Partnership opportunities to be considered by the Town include: 0 A Tax Increment Financing District 0 A 380 Agreement between the Town and the major land owners • Roadway Impact Fees: The Town of Westlake will evaluate the effectiveness of a Roadway Impact Fee program for the Town that monetizes the actual impacts of development on the roadway conditions of Westlake and is charged to development at plat approval and/or permit stages of the development process. If implemented, an impact fee will replace the capital methods described above as they relate to any improvement specified in the Impact Fee CIP (as prescribed by Section 395 of the Texas Local Government Code). However, right- of-way provision is not so modified and remains the responsibility of the submitting/ requesting party. IMPLEMENTATION POLICY SECTION C: PARKS, OPEN SPACE AND TRAILS C1: The Regulatory/ Policy Status of the Parks, Open Space and Trails Plan. The Parks, Open Space and Trails Plan as presented in this Comprehensive Plan is a guiding document only. It identifies public and/ or private landscapes, open areas, landforms, waterways and key linkages between these open areas and natural features necessary to create a central open space corridor within the Town that preserves and protects portions of the natural break between uplands and lowlands (the ecotone) that are not generally protected by low FAR or low density development or development within a view corridor or view shed zone (as identified on the Land Use Plan). This connected and unbuilt landscape is the characteristic view that will remain a visual legacy of Westlake's pastoral/ ranch history as it develops commercially at a potentially urban level of intensity. The open space area is meant to particularly protect and define the residential portions of the Town from its commercial portions and in so doing reconcile the difference in scale and density they each present as well as protect the residential values from commercial encroachment. The Parks, Open Space and Trails Plan also identifies the type and general location of public recreational facilities necessary to serve the recreational needs of the Town's future build -out population as well as trail types that collectively constitute a legible and Town -wide network of pedestrian connections linking points of trip origin to important trip destinations within Westlake (including recreation, work, and shopping) Finally, the Trails Plan identifies the types of trail marker, trail head, trail hub that signals WESTLAKE COMPREHENSIVE PLAN UPDATE movement from one trail type to another within the system. The location of recreation facility type (such as a community park or neighborhood park) within the service areas shown on the Parks, Open Space and Trails Plan are general indications of location only. Final location shall be determined as development of the Town progresses and facility sites are acquired by purchase, donation, dedication, easement, or other agreement which secures public use and access. Facility locations may vary from the general locations shown in the Parks, Open Space and Trails Plan provided that the Service Areas around facility types so located will yield a generally uniform level of public access across the residential portions of Westlake (avoid one area being over - served and another area being under- served by comparison). When the recreation facility sites are acquired by any of the above listed methods, the Town shall make a determination that the resulting constellation of service areas provides a reasonably balanced level of service for that facility type across the Town's residential areas. If the resulting pattern of service areas cannot be so distributed and alternate locations are not likely, it is more important to have the facility availability within the Town and a less balanced distribution of service areas may result. The provisions of this Parks, Open Space and Trails Plan are not a part of any Planned Development or zoning entitlement at the time of adopting this Comprehensive Plan. Upon adoption of the Comprehensive Plan, the Town will initiate revision of its current zoning Land Use Plan (adopted by ordinances 450 and 702) to reflect the open space configuration shown in the Comprehensive Plan's Parks, Open Space and Trails Plan. Any consideration of a request to change zoning or revise a Planned Development Ordinance shall also seek to include the Comprehensive Plan's Open Space configuration as part of such change or revision and seek modification of, or attachment of, map documents reflecting such inclusion. C2: Application Trigger Points. Implementation of the Parks, Open Space and Trails Plan shall be advanced when any, or any combination of, the following are part of a development site plan or other development request submitted for approval by the Town: • Location of a landmark landform as indicated on the Parks and Open Space Plan. • Location of a waterway, creek, water body, wetland, or flood zone. • Location of an opportunity to place a recreational facility so that a balanced distribution of facility service areas across the residential portions of Westlake will result. • Location of an historic or culturally significant landscape or a landscape that is essentially important to complete preservation of the Town's natural mosaic. • Constitutes an important connection between current or intended open space areas. C3: Plan Review/ Development Request Processing. • Any site plan, zoning request, or request to transfer development square footage from one Land Use District to another, shall indicate any portion of the subject land area that coincides, or closely coincides, with areas shown as open space in the Westlake Comprehensive Plan (hereinafter known as the Open Space Envelope). • When a site plan, zoning request, or a request to transfer commercial square footage from one Land Use District to another demonstrates that any part of the subject property coincides, or closely coincides with any portion of the Open Space Envelope or an Area of Sensitivity, the Town shall evaluate the site plan to determine the following: 0 Is the Open Space Envelope or any portion thereof proposed for development? 0 Are there alternative Open Space Envelope configurations that will accomplish the intent of the Comprehensive Plan on, or off, the subject property? 0 Are any Landmark Landforms, waterways, water bodies, other special natural features, or an Area of Sensitivity present in this portion of the Open Space Envelope? 0 Does a balanced arrangement of any recommended "Park Type" Service Areas suggest that this open space location is best suited for location of a park? 0 Is any part of the subject property located within the 100 year flood plain after consideration of future, upstream development and is that flood plain part of the recommended Open Space Envelope? 0 In the event that there is a conflict between the Parks, Open Space and Trails Plan recommendation and the submitted plan, is the submitting/ requesting party willing to permit Plan implementation through any of the following means: IMPLEMENTATION • Redesign of the site plan • Participation in the Commercial Square Footage Transfer Program (wherein the submitting/ requesting party) may be eligible for transfer rates greater than 1:1 (as per policy 133) • Willing to seek acquisition of the square footage displaced by inclusion of the Open Space Envelope within the site plan by the Transfer Fund or TIF described above in Policy A3. Such acquisition shall be based on a transfer rate of 1:1. • Acquisition of any square footage displaced to implement the Open Space Envelope shall be based on a land value for such property developed at the density of the displaced square footage, not the construction value of the displaced square footage. Such value shall be determined based on comparable sales within the market area as identified by a licensed appraiser. • Any open space acquired through acquisition of displaced square footage shall be secured by easement, or dedication or transfer of ownership to the Town and the public shall have rights of access to the open space. Further, any open space so acquired may be used to develop public park facilities as shown on the Parks, Open Space and Trails Plan. • Any right-of-way attained by easement or dedication shall include sufficient width to construct Town or Regional Trails as shown on the Trails Plan. • Property boundary fences along any commercial property containing public or private open space and a roadway or trail (identified on the Thoroughfare Plan or Trails Plan) are encouraged to be open fences wherever possible WESTLAKE COMPREHENSIVE PLAN UPDATE (such as an agricultural fence or open wrought iron fence) which allows the visible ground plane to continue from road/trail to open space without visual discontinuity created by visual disruptions (such as opaque fences). Property boundary walls are strongly discouraged in such locations. • Where the open space is secured through agreement or transfer of commercial square footage and contains a Landmark Landform, distinctive vegetative community, or water way/ water body, the Town shall make every effort to also secure public access and right to build trails for public use. C4: Capital Improvement. • The Town will make submission to the Texas Parks and Wildlife or any and/ or all of the following grants to assist with implementation of the Parks, Open Space and Trails Plan: 0 Outdoor Recreation Grant (grant award limit $400,000) 0 Urban Outdoor Recreation (grant award limit $1 million) 0 Recreation Trail Grant (grant award limit $200,000) • Trail continuity has the some importance to the Town as roadway continuity. Therefore, any submitting/ requesting party building roadways as required to address potential attainment of Thoroughfare Plan Trigger Points shall also build the trails associated therewith. All trail construction shall meet the design requirements of the Trail Plan. Any trail markers/ trail heads identified in the Trail Plan, located on the subject property or within the extent of the required improvement shall also be built as part of the required street construction. • Any over sizing of the trail relative to the demand placed upon it, as established by the submitting/ requesting party through an approved methodology shall be treated in the same manner as street oversizing (discussed above in Policy 134). • Public participation in trail construction by a submitting/ requesting party shall be on a refund basis only and such refund can be capitalized through any of the following: 0 Capital Improvement Bond Program when and if approved by the voters of Westlake. 0 Tax Increment Financing Revenues if the subject trail improvement is a project included in the current TIF plan. 0 A 380 agreement between the Town and the submitting/ requesting party. 0 Use of Trail Grant monies received by the Town when the subject trail is consistent with the grant application and such refund is authorized by the granting agency 0 Other sources of funding that the Town may have access to. C5: Public/ Private Participation. • Public Private Partnerships: The Town of Westlake and the submitting/ requesting party will make every effort to implement the Parks, Open Space and Trails Plan on a voluntary partnership basis that will allow the Town to proactively implement needed recreational facilities and natural fabric protections and assure future private property owners that the pastoral essence of Westlake that attracted their investment in Westlake will be in place as residential and commercial development continues. Partnership opportunities to be considered by the Town include: 0 A Tax Increment Financing District 0 A 380 Agreement between the Town and the major land owners • The Town will make every effort to place open space areas intended to protect natural features into conservation easements where multi- generational preservation is assured. • The Town will make every effort to allow private property participation in implementation of the Parks, Open Space and Trails Plan to benefit the property owner in ways that potentially include: 0 Mitigation: When a property owner can use open space set aside as mitigation purposed under the rules and/ or regulations of other agencies (local, state, or federal), the Town will seek to facilitate such cooperative application of the set aside. 0 Equity: Where public ownership of open space can be credited to the development project as an equity contribution, the Town will seek appropriate and legal means to permit such accreditation. 0 Beneficial Transfer Rate: Where the financial impacts of the open space set aside can be offset by transferring commercial square footage at a rate greater than 1:1 (consistent with Policy Al ), the Town shall facilitate compliance necessary to achieve such a transfer rate. 0 Satisfaction of open space requirements assigned to the vertical construction by other provisions within the Westlake Code of Ordinances: Where possible, the Town will consider the open space set aside by any property owner IMPLEMENTATION as meeting some or all of the open space/ landscape requirements found in various sections of the Town's Code of Ordinances and applicable to the subject property. The Town will review a submission in light of such requirements to determine which can be waived as a result of the property owner set aside. POLICY SECTION D: TOWN DESIGN STRUCTURE D1: The Regulatory/ Policy Status of the Town Design Structure Plan. The Town Design Structure Plan as presented in this Comprehensive Plan is a guiding document only. It identifies the form, pattern, and sequence of streetscape, public art, trail heads/ markers, public/ private premise signs, street/ way -finding signs, intersection treatment, and public gathering spaces which define the constellation of visual experiences that work together to create a legible Town identity. The Plan contains symbols, indicating the location of urban design elements. The placement of symbols on the Town Design Structure Plan are meant to establish relationship between, and sequence of, elements, not the exact location of such elements. The final placement/ arrangement of urban design elements will be determined as land use development proceeds. Site plans and development requests, submitted for Town approval reveal how the identified urban design elements are implemented with a project design. The intent of the Town Design Structure Plan is that the visual character of the Town as experienced within the public domain/ public use spaces (such as roadways WESTLAKE COMPREHENSIVE PLAN UPDATE and plazas) is brought together by visual characteristics that promote visual continuity and a uniformly high aesthetic standard. All improvements that constitute the public domain shall implement the surface material, plant material, planting configuration, street standard and fixture type, general forms, and patterns identified in the Town Design Structure Plan for any urban design element associated with the street type, street relationship to another street, public space, trail, trail relationship to another trail, trail head/ marker, or proposed premise sign location that is manifest in a development site plan or other development request submitted to the Town for approval. The overarching image of the Town as promoted by the Town Design Structure Plan is a pastoral, campus, estate community. This is generally accomplished by promoting a Townscape that is not overly subdivided by opaque walls but rather permits visual access to an uninterrupted ground plane which provides both the foreground and terminus of views and vistas deemed essential to Westlake by its citizens. Therefore, development that contributes to important view and vista zones (identified in the Land Use Plan) is also part of the Townscape and should complement the characteristics of the Townscape however possible and reasonable. D2: Application Trigger Points. Implementation of the Town Design Structure Plan shall be advanced when any, or any combination of, the following is part of a development site plan or other development requests submitted for Town approval: • When any street that is a Regional Arterial, Town Arterial, or Pastoral Collector or intersections thereof (as generally shown in the Thoroughfare Plan) is built by public or private parties, • When an existing street that can be classified as a Regional Arterial, Town Arterial, or Pastoral Collector or intersections thereof (as generally shown in the Thoroughfare Plan) is improved or upgraded. • When private development landscape areas abut, or otherwise visually extend the streetscape (such as roadway setback or buffers). • When a site plan implements any portion of the Parks, Open Space or Trails Plan as discussed above in Policy Section D. When a premise sign is located within 30 feet of a road right- of-way. • When a space within a proposed project is intended to be a public gathering space. • When any area of a proposed project includes or abuts the location of a portal monument (as shown on the Town Design Structure Plan) D3: Plan Review/ Development Request Processing. • Any site plan, zoning request, or request to transfer development square footage from one Land Use District to another, shall indicate any portion of the subject land area that coincides, or closely coincides, with streetscapes, monument locations, or features shown in the Westlake Comprehensive Plan's Town Design Structure Plan (hereinafter known as the Urban Form Element). • When a site plan, zoning request, or a request to transfer commercial square footage from one Land Use District to another demonstrates that any part pf the subject property coincides, or closely coincides with any portion of the Urban Form Element, the Town shall evaluate the site plan to determine the following: 0 Is the Urban Form Element or any portion thereof proposed for implementation within the development proposal? 0 Are there alternative locations or configurations of the Urban Form Element that will accomplish the intent of the Comprehensive Plan on -or -off, the subject property? 0 Are any major portals or points of confluence (vehicular or pedestrian), associated with the project plan or the location of the project within the total vehicular/ pedestrian/ open space system of Westlake (as portrayed by the Comprehensive Plan)? 0 Is the presented elevation view of proposed right-of-way/ trail improvements consistent with the palettes, thematic samples, and design themes of the Town Design Structure Plan? 0 In the event that there is a conflict between the Town Design Structure Plan recommendations and the submitted plan, is the submitting/ requesting party willing to support implementation of the urban design recommendations through any of the following means: • Redesign of the site plan • Reimbursement of additional costs through one of the means identified in the Capital Improvements policy. • The Town will pursue every regulatory measure to assure that overarching design continuity prevails as Westlake builds out. The Town will consider adoption of an Overlay District ordinance that will ultimately cover the right-of-way of the Highway 114 IMPLEMENTATION Service Road, Highway 114 overpass enhancement, Regional Arterials, Town Arterials, and Pastoral Collectors. This Overlay District ordinance will codify the recommendations of the Town Design Structure Plan and prevail over any construction within the right-of- way space of any Arterial or Collector mentioned in the Town Design Structure Plan, whether the constructing party is public or private. D4: Capital Improvement. • Public participation with a submitting/ requesting party that facilitates implementation of the Town Design Structure Plan shall be on a refund basis only, and such refund can be capitalized through any of the following: 0 Capital Improvement Bond Program when and if approved by the voters of Westlake. 0 Tax Increment Financing Revenues if the subject trail improvement is a project included in the current TIF plan. 0 A 380 agreement between the Town and the submitting/ requesting party. 0 Use of Trail Grant monies received by the Town when the subject trail is consistent with the grant application and is authorized by the granting agency. 0 Other sources of funding that the Town may have access to. • The presence or absence of public participation that facilitates implementation of the Town Design Structure Plan does not modify the regulatory requirements and/ or standards of the Overlay District ordinance in any way. WESTLAKE COMPREHENSIVE PLAN UPDATE DS: Public/ Private Participation. • Public Private Partnerships: The Town of Westlake and the submitting/ requesting party will make every effort to implement the Town Design Structure Plan on a voluntary partnership basis which will allow the Town to proactively implement needed recreational facilities and natural fabric protections and assure future private property owners that the pastoral essence of Westlake that attracted their investment in Westlake will be in place as residential and commercial development continues. Partnership opportunities to be considered by the Town include: 0 A Tax Increment Financing District 0 A 380 Agreement between the Town and the major land owners POLICY SECTION E: FACILITIES E1: The Regulatory/ Policy Status of the Facilities and Town Hall Plan. The Facilities and Town Hall Plan as presented in this Comprehensive Plan is a guiding document only. It identifies Emergency Service, Service Areas (within which a 5 minute response time if possible) and Town Hall locations (that position the Town Hall to be more tangibly engaged with the daily activities and experiences of Westlake's citizens and daytime population). The location of emergency facilities within the response time zones shown on the Facilities and Town Hall Plan shall be determined as development of the Town progresses and sites are selected/ acquired through the development process. Emergency facilities locations may vary from the general locations identified in the Facilities and Town Hall Plan provided that the coverage of the response time window is substantially consistent with that shown in the Plan. The future location of the Town Hall may vary from the general locations shown in the Facilities and Town Hall Plan provided that the Town Hall is positioned along the Town Arterial System, or placed where significant use by, and/or, gathering of, the citizens of Westlake may take place. E2: Application Trigger Points. Implementation of the Facilities and Town Hall Plan shall be advanced when any, or any combination of, the following is part of a development site plan or other development requests submitted for Town approval: The subject site is located within the central portions of Emergency Service, Service Areas as shown on the Comprehensive Plan's Facilities and Town Hall Plan. When a required response time window analysis, submitted for Town review as part of the site plan submittal, zoning request, and/ or development proposal demonstrates that the target 5 minute response times cannot be attained. When private development increases the Town population (residents) or increases the "residential equivalent" (as defined in the Facilities and Town Hall Plan) of commercial square footage to a point where the equipment capability or emergency services manpower of the Town falls below national standards (number of police or firemen per 1,000 population... figured to include the residential population and the population equivalent for commercial uses). • When a site plan implements or proposes to implement any portion of the Facilities and Town Hall Plan. • When a commercial project proposal does not include private security measures and personnel as part of the project program. • When the available supply of potential sites, within the proximity of the emergency service areas, as portrayed in the Facilities and Town Hall Plan, are limited to 4 options or less. E3: Plan Review/ Development Request Processing. • Any site plan, zoning request, or request to transfer development square footage from one Land Use District to another, shall provide an emergency service impact analysis which include the following: 0 The current Westlake level of emergency service personnel (police and firemen) per 1,000 population, including application of the population equivalency which converts commercial square footage into a residential population demand equivalent. 0 The additional emergency service personnel required to maintain national emergency service standards resulting from population (or population equivalency) increases generated by this development proposal. 0 Fire protection and/or security measures proposed with the request. 0 Compliance with emergency service infrastructure requirement within the proposed site plan design. 0 A Response Time Window analysis to establish the extent to which a 5 minute response time remains attainable when considering IMPLEMENTATION the level of roadway connection and other necessary emergency infrastructure available upon completion of the proposed project. • When a site plan, zoning request, or a request to transfer commercial square footage from one Land Use District to another demonstrates that any part pf the subject property coincides, or closely coincides with the recommended location of any emergency facility or Town Hall, the Town shall evaluate the site plan to determine the following: 0 Is the Facilities and Town Hall Plan, or any portion thereof, proposed for implementation within the development proposal? 0 Are there alternative locations for emergency service facilities or Town Hall that will accomplish the intent of the Comprehensive Plan on -or -off, the subject property? 0 Are there any reasons why placement of an emergency facility or Town Hall at this location is more important to the public health, safety, and welfare than location on another neighboring, undeveloped site? • In the event that there is a conflict between the Facilities and Town Hall Plan recommendations and the submitted plan, is the submitting/ requesting party willing to support implementation of the Facilities and Town Hall Plan recommendations through any of the following means: 0 Redesign of the site plan 0 Compensation for the displacement of commercial square footage as a result of implementing the Facilities and Town Hall Plan by transferring commercial square footage to another site as a rate of transfer greater than 1:1. WESTLAKE COMPREHENSIVE PLAN UPDATE • The Town will make every effort to locate emergency service facilities so that the 5 minute response time capability goal is attainable as the Town develops. Measures taken by the Town to accomplish this policy include: 0 Contracting with third party service providers (such as neighboring Towns) until road connections and require infrastructure or facility sites are available. 0 Location of temporary facilities, under agreement with property owners which permits temporary location. 0 Requirement of stricter fire suppression and/or security measures within residential and/or commercial development that will allow extension of the emergency service window. • The Town will evaluate its subdivision and fire code provisions periodically to assure that development standards continue to meet the needs of current service equipment. Such evaluations will take place at least every 5 years and be conducted by the Town's Fire Marshall or Fire Chief or a consultant qualified to make such evaluations. • The Town will seek to purchase emergency service facility sites. • The Town may offset the burden imposed upon a property owner by provision of emergency service facilities, through any means other than purchase, by allowing the property owner to transfer any square footage displaced by the provision of a facility site at a transfer rate greater than 1:1 (as specified in policy A3). E4: Capital Improvement. • Emergency facilities are likely candidates for a Town CIP funded by voter approved bond programs Public participation with a submitting/ requesting party that facilitates implementation of the Facilities and Town Hall Plan shall be on a refund basis only and such refund can be capitalized through any of the following: 0 Tax Increment Financing Revenues if the subject trail improvement is a project included in the current TIF plan. 0 A 380 agreement between the Town and the submitting/ requesting party. 0 Use of Trail Grant monies received by the Town when the subject trail is consistent with the grant application and is authorized by the granting agency. 0 Use of Transfer Funds (or other funds) to acquire commercial square footage displaced by provision of a facility site pursuant to Policy A3 and Policy C3, above. 0 Other sources of funding that the Town may have access to. E5: Public/ Private Participation. • Public Private Partnerships: The Town of Westlake and the submitting/ requesting party will make every effort to implement the Facilities and Town Hall Plan on a voluntary partnership basis which will allow the Town to proactively implement needed emergency service facilities and response time capability and assure future private property owners that the Town of Westlake will continue to be a safe and secure community as residential and commercial development continues. Partnership opportunities to be considered by the Town include: 0 A Tax Increment Financing District 0 A 380 Agreement between the Town and the major land owners POLICY SECTION F: STORM WATER AND WATER CONSERVATION F1: The Regulatory/ Policy Status of the Storm Water and Water Conservation Plan. The Storm Water and Water Conservation Plan presented in this Comprehensive Plan is a guiding document only. It identifies design and organizational initiatives intended to improve water quality and promote water conservation. This Plan is intended to guide the Town of Westlake as it considers any request for site plan approval, Planned Development amendment, re -zoning, and/or request to transfer commercial square footage from one Land Use District to another. The Town establishes that development going forward should take every reasonable measure to improve water quality and conserve water usage. This is both a design and a management issue (public and private). Therefore, the Town will seek to initiate various regulatory and organizational measures as well as promote better project design aimed at less water use and/or providing natural filtration/infiltration/pattern for storm water flows. F2: Application Trigger Points. Implementation of the Storm Water and Water Conservation Plan shall be advanced when any, or a combination of, the following is part of a development site plan or other development/zoning request submitted for Town consideration: • The Town adopts the Comprehensive Plan ( certain organizational and/or regulatory measures should be pursued) IMPLEMENTATION • The Town considers drainage plans for any residential development/ zoning/ platting. • The Town considers drainage plans for any non-residential development/ zoning/ platting. • When any portion of the Thoroughfare Plan is being implemented (filtration and bio-swale measures shall be considered where appropriate). • Any improvement to development adjacent to a waterway and/or water body. • Any improvement of a waterway and/ or water body. • The creation of any water amenity as a development/project feature. • The construction of stock or private ponds. • The construction of any water detention or retention facility. • The Town considers any public or private improvement in a View Corridor Zone. • The Town considers any public or private improvement within the Open Space Envelope. F3: Plan Review/ Development Request Processing. • Upon approval of this Comprehensive Plan, the Town of Westlake should pursue certain organizational measures which will enhance water quality and promote water conservation. These measures include appointment of a Water Conservation Coordinator, initiated a periodic system water audit and water loss audit, explore curriculum and/or curriculum supplements that teach water quality and water conservation through Westlake Academy and other Town sponsored educational strategies (as described WESTLAKE COMPREHENSIVE PLAN UPDATE in the Economic Development Plan), conduct periodic surveys of Westlake water customers regarding current and changing use habits/ trends, and publish materials/ conduct workshops on Water Wise Landscape Design and Conservation. • Upon approval of this Comprehensive Plan, the Town of Westlake should pursue certain regulatory measures which will enhance water quality and promote water conservation. These measures include prohibitions of water wasting, landscape irrigation ordinance, water fixture ordinance, and codification of best management practices (BMP) in project plan/site/ roadway/public facility design. • Upon approval of this Comprehensive Plan, the Town of Westlake should pursue certain economic measures which will enhance water quality and promote water conservation. These measures include establishing a mechanism for water conservation pricing based on amount of usage where higher usage is discouraged through higher cost. • Any site plan, zoning request, or request to transfer development square footage from one Land Use District to another shall indicate any portion of the subject land area that coincides with a waterway, major drainage way, water body, open space, a View Corridor Zone (hereinafter known as a Water Way Association). • Any site plan, zoning request, or a request to transfer commercial square footage from one Land Use District to another submitted for Town consideration shall also submit a plan of existing drainage as well as proposed drainage and shall identify any water conservation and surface water flow management techniques/devices/ practices being employed in the proposal. When a site plan, zoning request, or a request to transfer commercial square footage from one Land Use District to another demonstrates that any part of the subject property coincides, or closely coincides with any portion of a Water Way Association, the Town shall evaluate the submittal to determine the following: 0 Is the Water Way Association or any part of it within the development proposal? 0 Are there alternate locations or configurations of the Water Association that will accomplish the intent of the Storm Water and Water Conservation Plan? 0 Are there opportunities for design measures that facilitate water infiltration, filtration such as bio- swales, green parking lot features, rain gardens, deep root native grass areas (that promote infiltration), infiltration trenches, permeable pavement, and rain barrels and/ or cisterns? 0 Are there opportunities for land set asides which facilitate water quality and control water run-off such as riparian buffers, and/or creation of/ preservation of wetlands? 0 Are there opportunities for installation of water control measures such as inlet protection devices and storm water detention facilities? 0 Are there opportunities to increase the surface water storage through storm water retention facilities? 0 Are there opportunities to preserve natural water flows through elimination of curb and gutter? K Capital Improvement. • Public participation with a submitting/ requesting party that facilitates implementation of the Storm Water and Water Conservation Plan shall be on a refund basis only, and such refund can be capitalized through any of the following: 0 Capital Improvement Bond Program when, and if, approved by the voters of Westlake. 0 Tax Increment Financing Revenues if prevailing TIF Plan includes Storm Water and Water Conservation projects. 0 A 380 agreement between the Town and the submitting/ requesting party. 0 Use of any applicable State or Federal Grants. 0 Other sources of funding that the Town may have access to. F5: Public/ Private Participation. • Where Storm Water and/or Water Conservation projects are part of a street, public way, and/or publically accessible open space/ amenity the Town can initiate various public private partnerships such as financial participation through a 380 agreement, creating a TIF District, or becoming a co -applicant for a grant. • Where private educational and/ or organizational initiatives can complement or substitute for those of the Town, the Town can assist such efforts through technical assistance, provision of space for meetings/ operations, and/or coordination with the Academy. IMPLEMENTATION POLICY SECTION G: HOUSING G1: The Regulatory/ Policy Status of the Housing Plan. The Housing Plan as presented in this Comprehensive Plan is a guiding document only. It identifies the emergence of stable sub -markets within the Town fabric which allows use of residential entitlement in such a way that it defines and protects the spatial definition of price point submarkets. The Housing Plan also seeks to identify location of transitional price -point areas that will protect the Town from potentially depreciating influences of neighboring price -point markets as they approach the Town limit while growth of the Town also approaches the Town limit without a planned interface in place. The Housing Plan identifies four housing goals that arise as a result of changes in housing demand emanating from life cycle transitions of the existing population and the desire for increased in -migration of young, high end buyers. The Housing Plan also identifies portions of existing commercially zoned property that should be encouraged to develop with residential uses through the Commercial Square Footage Transfer Program (Policy A3 or C3, above). It is the intent of the Housing Plan to transform a currently formless distribution of housing entitlement into a coherent sequential and transitioning distribution of entitlement that protects value within currently built residential areas. G2: Application Trigger Points. Implementation of the Housing Plan shall be advanced when any, or any WESTLAKE COMPREHENSIVE PLAN UPDATE combination of, the following is part of a development site plan or other development request submitted for Town approval: • The subject site is located within an area identified as an area suitable for establishment/re-establishment of residential use as portrayed in the Comprehensive Plan's Housing Plan. • The project proposal contains a residential use. • When the development proposal contains a use or condition of use that conflicts with existing land use. • When the development proposal would prevent the emergence of a coherent, transitioning, and sequential housing distribution. • When the development proposal isolates or otherwise fragments the consolidation of residential uses. • When the development proposal contains conversion of existing residential use to a non-residential use. G3: Plan Review/ Development Request Processing. • Any site plan, zoning request, or request to transfer development square footage from one Land Use District to another, shall provide a residential impact analysis which include the following: 0 Any modification of key value conditions that support current price points. These value conditions include: • Spatial continuity of submarket area. • Housing proximity to pastoral settings • Increases in traffic on roadways serving residential development • Significant reduction of the existing open space buffer between residential and commercial land uses (whether it is defined by entitlement or not). • Deterioration of view settings which include undeveloped land promontories and waterways/ water bodies. • Transformation of the Dove Road vista from a predominantly undeveloped landscape to a dominance of vertical development. 0 Any spatial disruption of contiguous residential land uses. 0 Any spatial separation of other residentially zoned or entitled area, yet to be developed, from developed areas or fragmentation of residentially zoned/ entitled sub - districts. • When a site plan, zoning request, or a request to transfer commercial square footage from one Land Use District to another demonstrates that any part of the subject property coincides, or closely coincides with the location of, or recommended location of, any residential use, the Town shall evaluate the site plan to determine the following: 0 Is the Housing Plan or any portion thereof proposed for implementation within the development proposal? 0 Are there alternative locations for new sub -market and/or value transition areas that will accomplish the value preservation intent of the Comprehensive Plan on -or -off, the subject property? 0 Are there any reasons why a residential use at this location is more important to the public health, safety, and welfare than location on another neighboring, undeveloped site? • In the event that there is a conflict between the Housing Plan recommendations and the submitted plan, is the submitting/ requesting party willing to support implementation of the Housing Plan recommendations through any of the following means: 0 Redesign of the site plan 0 Compensation for the displacement of commercial square footage as a result of implementing the Housing Plan by transferring commercial square footage to another site and conversion of the former commercial area to a lot size (at this location) consistent with the Housing Plan. • The Town will make every effort to locate future residential land uses in such a way that: 0 Single residential projects are not spatially isolated by commercial use 0 Areas of price point identity are protected from value encroachment 0 Appropriate adjacencies between residential and non-residential land uses are part of any proposed project. • The Town will evaluate housing activity within and encroaching upon the Westlake market area to ascertain that the assumptions supporting this Housing Plan remain valid. Such evaluations will consider quarterly sales activity within the study area covering at least 12 quarters. • The Town will seek to develop public facilities which support desired housing sub -markets so that the desired sub - markets select Westlake as a desired location. G4: Capital Improvement. • Public facilities supporting resident IMPLEMENTATION activities are likely candidates for a Town CIP funded by voter approved bond programs. Public participation with a submitting/ requesting party that facilitates implementation of the Housing Plan shall be on a refund basis only and such refund can be capitalized through any of the following: 0 Tax Increment Financing Revenues if the subject residential supporting facility is a project included in the applicable TIF Plan 0 A 380 agreement between the Town and the submitting/ requesting party 0 Other sources of funding that the Town may have access to. G5: Public/ Private Participation. • Public Private Partnerships: The Town of Westlake and the submitting/ requesting party will make every effort to implement the Housing Plan on a voluntary partnership basis which will allow the Town to proactively implement needed residential activity facilities (such as neighborhood parks and trails) and thereby assure future residents that the Town of Westlake will continue to be a safe, secure, and highly amenitized community as residential and commercial development continues. Partnership opportunities to be considered by the Town include: 0 A Tax Increment Financing District 0 A 380 Agreement between the Town and the major land owners POLICY SECTION H: ECONOMIC DEVELOPMENT H1: The Regulatory/ Policy Status of the Economic Development Plan. WESTLAKE COMPREHENSIVE PLAN UPDATE The Economic Development Plan as presented in this Comprehensive Plan is a guiding document only. It identifies initiatives necessary to promote desired use of entitlements for attainment of corporate location, higher price point housing options, and specialized retail. The Economic Development Plan serves an overarching economic objective of establishing an Ad valorem base of sufficient value to sustain continued rates of Ad valorem taxation on residential land uses. The Economic Development Plan establishes that attainment of corporate location, higher price -point housing, and more specialized retail are integrated outcomes where success in any one area of desired attainment is dependent on success in the other. Therefore, the pursuit of economic development necessitates a holistic, multi -tiered strategy that includes residential and non-residential uses. More specifically, the Economic Development Plan will require coordinated actions in the following areas of initiative: • H1 a: Target Recruitment. The Town will pursue initiatives that seek to attract businesses to locate in Westlake that have the potential to strengthen or define business clusters for the local economy. The Town will identify recruitment targets by the following measures (which are explained more fully in the Economic Development Plan): 0 Evaluate Corporate Community Options that lie within the Westlake Market Area. 0 Perform a SWOT Analysis and construct a recruitment agenda that seeks to fill missing/ desired supply/ production links. 0 Set up a working council with major land owners to determine recruitment targets and necessary incentive packages. 0 Look to Alliance as an opportunity for vertical expansion of industrial clusters in Westlake. 0 Initiate a Town sponsored Corporate Relocation Program. 0 Develop Town strategies aimed at filling workforce gaps, quality of life gaps, as well as supply/ production gaps which are important to targeted recruitments. H1 b: Cluster Formation. The Town will pursue initiatives (including incentives) that will promote the aggregation of business activity and, thereby, attain a sufficient magnitude of such activity as to define Westlake as a center for such activity. The Town will focus on those potential clusters that will support higher wages. The Town will support and promote Cluster Formation by the following measures which are explained more fully in the Economic Development Plan: 0 Initiate a program of on-going supply chain/ production assessment that refines and further focuses recruitment and improvement targets. 0 Initiate a corporate expansion program that will assure opportunity for and infrastructure support for plate or operations expansion. 0 Initiate an incubator business program that will allow emerging corporations to stay in Westlake. 0 Create a public market place that serves the marketing of related corporate activities as a means of supporting growth. 0 Execute initiatives that seek to firm and stabilize key production inputs, particularly those which support corporate business aggregation. 0 Develop partnerships with neighboring Alliance that will leverage its logistic platform as a locational advantage for Westlake. • H1 c: Circulation and Information Networks. The Town will pursue (with and without private partnerships) such infrastructure development as will support a distribution of density as recommended by the Land Use Plan as well as the operations of businesses that are targeted for recruitment. The Town will pursue circulation and information capabilities with the following qualities which are explained more fully in the Economic Development Plan: 0 Distribution of development density supportive of the Land Use Plan. 0 Assure that Corporate Centers are connected to the Trail system. 0 Locate Corporate Centers on the Town Arterial Component of the Westlake Thoroughfare system to affirm their association with the Town over their association with the region 0 Initiate a street design that visually affirms a corporate estate identity over a simple commercial identity. 0 Form partnerships with optics utilities to construct a primary telecommunications system within Westlake. All roadway construction (public or private) which is part of the Thoroughfare Plan must provide right-of-way for and extend such a telecommunications infrastructure. 0 Establish a research and information platform that is managed according to continued input from corporate sponsors and permits important data sharing, information dissemination, and corporate visibility. • H1 d: Proximity. The Town will pursue the Thoroughfare Plan, Parks, Open Space, and Trails Plan, and the Town Design Structure Plan elements which seek to IMPLEMENTATION redefine the proximity of Westlake as being a Town destination more than a place along Highway 114. The Town will pursue clarification of proximity definition within the Town through the following activities which are explained more fully in the Economic Development Plan: 0 Expand economically desirable frontage locations within Westlake through implementation of the Thoroughfare plan. 0 Support the emergence of a Westlake centered value gradient which defines multiple investment opportunities within the Town. Further, high value locations should be expressed through targeted recruitment. H1 e: Identity. The Town will cultivate and build the identity of Westlake through initiatives which effect Westlake's appearance, quality, and characteristics activities as seen, experienced, and perceived by the general public and those seeking location within the Westlake market area. The Town will pursue identity defining outcomes through the following, which are explained more fully in the Economic Development Plan: 0 Establish design guidelines and standards for public and private development. 0 Establish standards of construction quality which will guide the use of materials and construction technology and allow a distinctive level of quality to be recognized. 0 Promote the creation of public activity spaces where programmed and organized activities are regularly/ periodically conducted. The Town will identify a program director to coordinate. WESTLAKE COMPREHENSIVE PLAN UPDATE • HIf: Amenity. The Town will create a higher level of amenity for the residential and commercial portions of Westlake that will promote a longer duration of stay in retail areas as well as provide a higher quality of life for resident and worker populations. The Town will place highest priority on amenities which offer enhanced micro - climate, entertainment, and pedestrian as explained more fully in the Economic Development Plan: 0 Establish standards for commercial centers that produce micro -climate conditions in public spaces and within the public domain, especially at locations of programmed activity. 0 Establish a cooperative program with local businesses that supports entertainment within the public domain. 0 Establish standards and guidelines that promote a pedestrian friendly ground plane in built and unbuilt areas. • H1 g: Association. The Town will build upon its community of distinctive resident and business citizens to promote an identity of association that target markets will find compelling. The Town will pursue strengthening the potential for association through the following initiatives which are explained more fully in the Economic Development Plan: 0 Initiate a Community Image campaign that better projects the identity of Westlake into the market place. 0 Establish Community based activities that are organized by the Town (as a function of its recreational program) and/or membership organizations (working in conjunction with the Town). These activities should be organized around special interests or educational experiences to further support educational initiatives presented below. 0 Promote and nurture the establishment of community membership organizations, open to all community members that support and host community activities as well as promote associations between community members. H1 h: Education. The Town will promote and build Westlake as an education center within the Metroplex that establishes educational experiences, situations, and opportunities throughout the community and the daily patterns of its residents and work populations. Education includes information transfer through diverse information venues, information ambiance, mentoring, and improved education facilities. The Town will pursue and expand education through the following initiatives which are explained more fully in the Economic Development Plan: 0 Create a Community Education Platform that facilitates information transfer through greater collaboration among participants. 0 Identify opportunities in the normal activity patterns of the Community to present interpretative information and discovery opportunities. 0 Establish mentoring programs. 0 Establish a school location program which considers the use of land and other incentives to target educational institutions of excellence at all levels of learning. H1 is Land Use Context. The Town will seek to create Town form that will have the qualities of coherency and Town-ness. The Town will seek an organic relationship between its land use elements as well as sequential juxtaposition of densities and use. The Town will pursue an improved land use context through the following initiatives which are explained more fully in the Economic Development Plan: 0 Establish and enforce land use patterns that move the Town toward relationships of use type and density that are more closely associated with the capability of the landscape to accommodate development intensity. Such measures will include the transfer of commercial square footage from one land use area to another as described in the Land Use Plan element. 0 Establish sequential relationship between land use elements through clear expression of transition, destination, district, and edge in the distribution of land uses. 0 Incentivize development alternatives for isolated tracts that are inconsistent with surrounding or abutting land uses. H2: Capital Improvement. • The Town will take advantage of increasing sales tax from commercial expansion to create an Economic Development Corporation (4b) Board. • The Town will allocate a portion of its sales tax revenues to a Transfer Fund as described in the Policy Sections A and C. • The Town will seek corporate sponsorship of educational initiatives and initiatives which seek to facilitate community activities, and targeted recruitment. • The Town will seek to raise funds for Economic Development Initiatives from community activities. • The Town will employ Tax Increment Financing and 380 agreements to reimburse Comprehensive Plan IMPLEMENTATION Implementation as described other Policy Sections. • The Town will seek to include infrastructure expansion needed to attract target business in its CIP program. H3: Public/ Private Participation. • The Town will make every effort to establish relationships (formal and informal) with the businesses of Westlake in areas of general cooperation, facility/ process expansion, information dissemination, activity sponsorship, and target recruitment. • The Town will create public/ private partnerships where appropriate to implement aspects of the Economic Development Plan suitable to partnerships and where both the Town and the business participant can benefit. Partnerships considered by the Town include: 0 Reimbursement structures such as: • Tax Increment Financing • 380 agreements • Other sources of funding that the Town may have access to. 0 Grant applications 0 Tax abatements 0 Lease for public purpose WESTLAKE COMPREHENSIVE PLAN UPDATE IMPLEMENTATION PART TWO: PLANNING BENCHMARKS The purpose of the Comprehensive Plan Benchmarks section is to set out performance thresholds that should trigger a re-evaluation of the Comprehensive Plan and possibly justify an update. This Comprehensive Plan and the recommendations it contains are based upon certain assumptions, data, and trends visible to the consultant. However, Westlake resides on the edge of great change due to its location within the Highway 114 corridor. From the Town's founding to this present time, Westlake has flourished in its "edge" location (i.e. edge of the outward urban expansion of both Dallas and Fort Worth). In this position relative to urban development, Westlake has established itself as a pastoral oasis in a bustling Metroplex. However, the power of the 114 corridor and the velocity of growth within it will move Westlake from its heretofore edge proximity to one that is more central to urban development. Certainly the 25 million square feet of non- residential entitlement currently held by landowners in Westlake portray an image of the future that is potentially dramatically different than the present. While the above described change is not upon Westlake as yet, it is rapidly approaching. Therefore, this Comprehensive Plan has to attempt to stand out in the future and look back on the present in order to recommend ways in which valuable assets and a cherished identity can be preserved while not foregoing the economic benefits of Westlake's strategic location. Standing in the future means looking at emerging and likely conditions based on extrapolations of available data and a familiarity with corridor development throughout the history of Dallas/ Fort Worth. However, the best observations, projections, and trend identifications are, to some extent, "fortune telling", which has no control over the future. Therefore, it is important that ANY Comprehensive Plan set out some benchmarks by which the validity of assumptions and the efficacy of recommendations can be evaluated. The following text presents 13 important benchmarks. The plan should be periodically tested against these benchmarks, and where a meaningful difference between the Plan and the reality of growth is visible, the document should be updated in the critical area where such differences exist. The key benchmarks are: 1. Growth Balance: The Comprehensive Plan makes a residential growth projection for Westlake projecting that its residential capacity of 2,600-2,800 households will be attained by 2037. The Plan also identifies that Westlake must realize a significant portion of its non-residential entitlement (19 million sf.) in order to capture an Ad valorem Tax revenue of sufficient magnitude to maintain the current low Ad valorem tax rate. Year 2037 is 23 years away. The projected annual growth rate of 7.12% suggests that Westlake's population will increase by 100 to 200 households per year (depending on the population at any point in time). An increasing population means increased general fund obligations and the need for a proportionate growth of the non-residential portions of the Town. In order to realize an additional 17 million square feet in 22 years (the 19 million sf. required, less current levels of development), the non-residential IMPLEMENTATION portions of the Town would have to grow by 739,000 sf. per year. The distribution of this growth does not have to be even over the 22 year time horizon as household population increases in the near future will likely be closer to 100 or less. However, the market analysis presented in the Housing Plan suggests that the market potential for Westlake can exceed this IF Westlake is successful in opening up new high-end sub -markets within the Town. Therefore, it is important to track the correlation between residential and non-residential growth as disproportionate residential growth could trigger the need for tax rate adjustments. Because of the low Ad valorem tax rate that the Town charges to property within its taxing jurisdiction, a $1,500,000 home in Westlake generates tax revenue equal to a $300,000 home in a taxing jurisdiction with a more typical rate of $.65/ $100 valuation. This means that homes in Westlake cost the Town about $1.25 in services for every $1.00 in revenue the Town takes in. This figure is based on an analysis done by Joel Gareau in his book, The Edge City, with some modification on the consultant's part to recognize a $300,000 base unit. While this is an approximation, it reveals how much non-residential development the Town must realize in order to continue service at present levels. Commercial uses, according to Joel Gareau, cost about $.33 for every $1.00 of revenue. Therefore, the non-residential Ad valorem has about a $.66 revenue over cost while the residential use has a $.25 cost over revenue. This distribution would suggest that every 100 residential units should be accompanied by non- WESTLAKE COMPREHENSIVE PLAN UPDATE residential development ranging from 660,000 sf. to 750,000 sf. With a holding capacity of approximately 2,800 units; the total non-residential development needed to offset service cost is slightly less than 19 million sf. This general calculation could vary depending on the value of non-residential development and the overall FAR attained. Modest value assumptions were made here, but corporate centers and resort hotels (as depicted in the current Planned Development Ordinances) could exceed the value assumptions employed. Therefore, an annual building permit report should be prepared and broken out into residential Ad valorem revenue and non-residential Ad valorem revenue so comparisons can be made regarding balance. At present the Budget Summary only identifies Ad valorem overall (a single number). This should be broken apart to reveal the split between residential and non-residential as well as the magnitude of growth in each category. 2. Growth Distribution: The spatial distribution of growth is an important benchmark for evaluation of the Plan. A key effect of growth pattern is the distribution of trip generation. The Thoroughfare Plan portrays a complete circulation system capable of handling the assumed total trip generation upon completion of all connections and links indicated. However, it is likely that development will tend to aggregate in certain places around Westlake before it is more uniformly distributed at build -out. This means that there will be "hot spots" of high trip volumes in certain locations before that complete system is available to serve them. In these cases, it may be difficult to relieve congestion as such relief requires significant "off-site" road improvement In light of development's potential to be market driven and the potential of market dynamics to cluster spatially, the Town must monitor the spatial distribution of non-residential development. For example, a concentration of growth in the western portions of Westlake will place disproportionate pressure upon Highway 170 Service Road and Dove Road (as the only available east/west route), causing congestion for residential areas and adding to congestion along the freeway service roads. Another effect of aggregated development is the tendency of defining sub -markets within the Town. For example, the Office Industrial use contained within PD -3 is generally located in the western portion of the Town. Substantial development of that use early in the sequence of overall development could establish a sub -market pattern where more industrial -like uses are to the west and office campus uses are in the vicinity of Deloitte and Fidelity. It is a vision of the Comprehensive Plan that the Community Commercial 2 (CC -2) zone be more attractive for campus office as it is a transition zone between the more freeway oriented form of CC -1 and the Pastoral Community. In light of the above observations, it is important to maintain a permitted and built development map that reveals the spatial distribution of growth as Westlake moves toward build- out value. Where disproportionate activity is occurring and and/ or shaping sub -markets (as a result of its aggregation), the need to modify or promote certain recommendations of the Comprehensive Plan must be considered. For example, extension of certain roadways ahead of development may be necessary. If the Town is realizing non-residential development in proper proportion to its residential development, the debt funding capability should be in place to take such measures (depending on scale of debt required). 3. Expense of Building Envelope: The primary growth management strategy proposed by this Comprehensive Plan is the mechanism by which non-residential development square footage can be transferred within the Town's PD's. To facilitate management of this mechanism, the Land Use Plan of the Comprehensive Plan proposed certain heights and coverage parameters for the various Land Use Plan Districts. Collectively, these parameters define a building envelope that sets a limit in the amount of square footage that can be transferred to a Receiving Zone. As growth of the Town increases, it is important to monitor the extent to which the available building envelope in the Receiving Areas is: • Consumed by transfer of square footage into the zone: It is important to keep tract of each transfer transaction (conducted in accordance with the Development Square Footage Transfer Program proposed in the Comprehensive Plan) and, thereby, monitor the extent to which the building envelope within any Receiving Zone is being used (filled by imported IMPLEMENTATION square footage). Because the transfer is from a Receiving Area to the currently entitled square footage of a PD Planning District (or portion of a district) located within the Receiving Zone, it is important to understand how much envelope is available within a PD Planning District for future transfers. As development goes forward, it is important to know the remaining availability of the Receiving Envelope. To maintain a record of remaining Building Envelope, it is suggested that any application for transfer of development square footage into a PD Planning Area located (or partially located) within a Receiving Zone be accompanied by: 0 A definition of the available building envelope before the transfer and 0 A calculation of the available building envelope consumed by the proposed transfer. A summary of these statements should be posted on the Master Zoning Map as notes attached to each PD Planning Area. • Consumed by freeway driven development at densities less than targeted by the recommended building envelope and, thereby, no longer available for transfer: It is likely that development of the freeway frontage will lead most development in Westlake as the retail market recovers from its 2008 setback. The freeway frontage areas are also the prime Receiving Areas for importation of development square footage from Sending Areas. WESTLAKE COMPREHENSIVE PLAN UPDATE Traffic -driven retail tends to attain a lower height and coverage than the building envelope would permit. However, development at that lower FAR takes building envelope area "off the table" in terms of its availability to future transfer. Therefore, it can be said that traffic/ freeway -driven retail development has the tendency to reduce the building envelope available to future transfer and, thereby, impacts the growth management options of the Town where such growth management options are necessary to implement streets, open space, and public facilities. In order to monitor the availability of building envelope, it is important that commitment of the building envelope land area (by development of the land area within a Receiving Area) to lower FAR development be documented. Therefore, as lower FAR development proposals come forward for development within a Receiving Area, the remaining land within the Receiving Area should be calculated. If the available land area for importation of development square footage is reduced by 50% through lower FAR development, impacts on the Development Square Footage Transfer Program must be considered. Further, as the available land area is reduced by 35%, the issue of land area loss should be discussed by the Town Council and mechanisms to encourage better use of the building enveloped discussed. 4. Loss of Canopy and/ or Natural Asset: Much of the Land Use Plan and the Parks, Open Space and Trails Plan is aimed at natural asset and historic landscape preservation. Much of the justification for preservation of landmark landforms, transfer of development square footage, and land use transition is based upon the continued existence of key view conditions and natural settings as well as the connected nature of the open space fabric. If these important defining features of Westlake are lost it is important to revisit the Comprehensive Plan as the basis of the vision presented therein is weakened. The important natural asset considerations include: • Discontinuity: A key feature of the Parks, Open Space and Trails Plan is the extent and connected nature of the open space system as recommended in the Plan. Fragmentation of the connected system as proposed presents several challenges to implementation of the Westlake vision. A key to view preservation is to preserve the view termini (the Landmark Landforms) and the foreground (open space areas north of Dove Road). If these associated elements of the view were to be diminished, the case can be made that the view protection initiative is weakened. In addition, a natural fabric is a complete tapestry of natural settings arrayed in their ecological sequence. This is different than defining islands of open space within an otherwise developed context. A connected fabric is a more conservation oriented approach and serves to separate the most intensely developed commercial areas from the pastoral residential areas with a landscape that is as close to the predevelopment condition as possible (given the plans produced by land owners to date). Therefore, it is important to monitor the extent to which the recommended open space is being implemented or fragmented. If it is clear that key connections are being lost, the open space issue should be revisited in an effort to devise another strategy that will redirect the Town's efforts toward forms that are more attainable. The consultant team recommends that if any of these occur: 0 Loss of the Town Common as an open space area 0 Any separation of the proposed Town Common from the open space system 0 Loss of key east/west linkages (such as the linkage through Fidelity and around Deloitte) 0 Loss of more than 25% of the open space land area proposed in the Parks, Open Space and Trails Plan. • Landmark Landforms: It can be said that the Landmark Landforms define Westlake within the larger landscape of the Highway 114 corridor. Therefore, any loss of these landforms to development and/ or modification is a fundamental erosion of the Town's essential character. If the Town Common or the Landmark Landform located west of Fidelity cannot be preserved as open space (public or private), then measures should be undertaken to influence the visual impact of development thereon. If the Landmark Landforms are lost to development, then the issue of view IMPLEMENTATION preservation needs to be revisited. • Corridor Disruption: Waterways are another essential element of Westlake's character and identity. These waterways occur as drainage corridors running in a generally north/ south direction across the Town. Continuity of the waterway is essential to preservation of the waterway and the landscape it has fostered. Therefore, if any natural course is significantly altered south of Dove Road and within the open space area as defined in the Parks, Open Space and Trails Plan, then the issue of waterway preservation should be revisited in order to determine what measures are necessary to protect the natural condition. Waterways north and west of the open space area are internalized into more heavily developed zones. Therefore, bank and flow line modification is to be expected. • Native Vegetative Community: Preservation of the natural watercourses also means preservation of the native tree cover. In addition, there is considerable native canopy in certain areas of Westlake such as the areas north of Glenwyke Farm and South of Solana Boulevard. If more that 30% of any area of natural tree cover is lost to development, the Plan should be revisited to include such tree cover in a more public area. 5. Capacity Reserve Availability: An important part of growth management is the sequential expansion of street capacity as development grows and traffic volumes increase. Proper management would mean that the Town is mindful of the traffic volume WESTLAKE COMPREHENSIVE PLAN UPDATE capacity available within the system at any point in time. It would be problematic if streets of the Town were constantly functioning at or above capacity because the relieving elements of the system have not as yet been implemented. Therefore, when there is less than a 15% capacity availability, the Town should reconsider its sequence of street implementation so that the residents of Westlake do not have to fight congestion in hope of a better future that may be years away. b. Service Area Potential: The Facilities and Town Hall Plan is constructed around the concept of "Service Area". The term Service Area is a response time zone wherein any property located within the zone could receive an emergency service response within 5 minutes of dispatch of emergency equipment (assuming that the complete Thoroughfare Plan is in place and the system is not suffering from capacity impediments). In order to provide Westlake of the future a 5 minute response time capability, two Service Areas are required (as depicted in the Facilities and Town Hall Plan). In order to reach all portions of the Service Area within the 5 minute time frame, it is important that the Fire/ Police Station responsible for covering the Service Area be located close to its center. Therefore, a significant shift in potential station location means reconfiguration of the service area emanating from that station. Further, significant reconfiguration of the Service Areas could result in portions of the Town lacking the desired 5 minute response time coverage. In light of the effect of Service Area reconfiguration as a result of shifting station locations, it is important that the Town be continually mindful how Service Areas are influenced by development and the possible foreclosure of station location options. As station location options decrease, the public health and welfare served by determining station locations increases. There is a trigger point at which the public health and welfare need precipitates municipal actions flowing from a responsibility to the health and welfare. Therefore, it is important that the Town monitor available station location options and keep track of options foreclosed as the Town develops. At some point where the service areas as currently proposed within the Comprehensive Plan must be reconfigured as a result of shifting station location options, the Facilities and Town Hall Plan should be revisited to assure that the Service Areas defined by this reconfiguration adequately provide the Town with recommended response time coverage. 7. Balkanized Enrollment Patterns: At present, Westlake Academy has a reasonably balanced distribution of enrollment. Recent tabulation of enrollment by the Academy shows that among Westlake residents, 149 are 5th grade and below (including Kindergarten), and 120 are grades 6-12, meaning that there is an 11 % greater concentration of Westlake enrollees in the lower grades. This is reasonably balanced. However, population growth patterns can influence that distribution if an older population (older than child bearing years) brings more grandchildren into the enrollment census, thereby creating an age aggregation at a certain grade or set of grades. Such an aggregation by children with a first choice enrollment option could make it impossible for non -Westlake enrollees to remain in the Academy beyond that certain grade. Wherever school policy gives enrollment preference to school age children within a specified population (in this case Westlake), it is possible for other populations to be displaced. Displacement makes it difficult to plan long term enrollment and/or expansion. Therefore, it is important that the Town monitor the distribution of Westlake enrollees at Westlake Academy in order to spot emerging enrollment aggregations. The Housing Plan seeks to prevent such aggregation by facilitating the arrival of new housing markets to Westlake. These new markets would include older citizen housing options as well as young families and singles. Enrollment at the Academy is an indicator of successful implementation of the Housing Plan. When Academy enrollment reveals that any grade is experiencing a Westlake enrollment greater than 18% of the total Westlake enrollment, it is recommended that the Housing Plan be revisited to determine how enrollment flows from the local population can be diversified. 8. Frontage Availability: As the commercial markets recover from the setbacks of 2008, the value of Highway 114 will be increasingly powerful as an attractor for development. Like most corridor settings throughout Texas, development of the frontage properties leads development of parcels further from the frontage. Most corridor development seeks to IMPLEMENTATION fully capture the value presented by the corridor location. Therefore, corridor frontage development most often faces the freeway/ highway with its parking apron and entry while placing its service facilities at the rear (away from corridor frontage). When this type of capture pattern takes place, values behind the corridor frontage actually trough (decrease). Such a result of corridor development can be economically destructive for Westlake. In light of this brief analysis, there are two key considerations related to corridor frontage development: • Frontage Consumption: As stated above, a rebounding commercial market can accelerate market interest in Highway 114 and 170 fronting properties. The distribution of development within any municipality corresponds to the distribution of value (known as the rent/bid function in planning theory). For Westlake, Frontage of Highway 114 and 170 is the highest value and should attract the greatest intensity of capture. As the higher value locations are taken out by development that development represents the "penthouse" condition and such condition sets the high-end of the value distribution. Corridor consumption influences other development toward the interior of Westlake. Therefore, the Town must be mindful of the extent to which the corridor frontage is being taken down and the implications on other values within Westlake. Certainly, consumption of 50% of the available frontage is a point at which the value trend of that development should be considered. A second WESTLAKE COMPREHENSIVE PLAN UPDATE point of consideration would be 50%. If the frontage development is dominated by retail instead of office, the value implications could be more dramatic. Most of the retail components of PD -3 are located within the corridor frontage, so careful monitoring is important as is the importance of higher valued destination retail over traffic -driven box retail. • Frontage Capture Pattern: As discussed above, the capture pattern of frontage development is critical to the value it will transfer to interior parcels. When development totally fronts the corridor, turning its back on the interior, it becomes a wall that separates the interior from the value creation benefits of corridor proximity. Heretofore, the Town should evaluate development proposals for corridor fronting property in light of the extent to which site design transfers value to Westlake's interior. Often corridor frontage parcels are shaped to maximize frontage exposure, thereby making platting an important consideration in order to prevent the creation of parcels predisposed to "total capture". The Comprehensive Plan assumes that road improvements will create a second tier of development value of sufficient magnitude to persuade development to turn toward the Town and away from the freeway (much like Southlake has done as development establishes a relationship with Main Street while still having access from Highway 114). Therefore, if Highway 114 frontage development significantly leads other interior development and the form of frontage development can be classified as a "total capture", then the Commercial Square Footage Transfer Program needs to be revisited to find a more compelling incentive that will mitigate this trend. It does not contribute to the overall value of Westlake (objective of the Plan) if the freeway becomes the highest value determinant and is developed with total capture retail. 9. Corporate Satisfaction: Recently, the Solana project has been acquired by an investment company. This is the first step in finding appropriate and economically viable reuse of this unique facility. Like most corporate center locations, the specialized building plates of the Solana office structures are not well suited to most speculative office space requirements; Solana buildings are wider and longer than most speculative structures. The tendency of corporate centers (custom designed office buildings for corporate headquarters) to yield a building plate that is unique and inconsistent with the normative dimensional standards of speculative multi -tenant facilities, is common. Therefore, Westlake's economic development objective of attracting more corporate centers/ headquarters makes the Town vulnerable to holding an inventory of building plates that are hard to reuse IF the corporation that built the building moves on (as did IBM at Solana). Corporate centers share many qualities with estates and, in fact, are corporate estates. As estates, they seek to situate in a campus -like setting with verdant open space. By contrast, speculative, multi -tenant facilities seek locational determinates more geared to access and proximity to higher density. Therefore, as Westlake becomes populated with corporate centers/ headquarters, it is essential that corporate satisfaction remains high and sentiments regarding possible relocation are low. Cluster Formation has much to do with creating a uniquely attractive environment for certain corporations who share a type of business. Attractiveness also includes executive housing and community quality of life (as discussed in the Economic Development Plan). In order to keep track of the level of corporate satisfaction, the Town should periodically survey its corporate residents regarding various dimension of satisfaction. These include: • Housing (implementation of the Housing Plan) • Education (implementation of the Economic Development Plan) • Business environment (implementation of the Economic Development Plan) • Community and culture (implementation of the Economic Development Plan) • Safety, security, and convenience (implementation of the Facilities and Town Hall Plan and the Thoroughfare Plan) • Options and choice (Implementation of the Economic Development Plan, Housing plan, and Land Use Plan) • Amenities and facilities (implementation of the Facilities and Town Hall Plan, the Parks, Open Space and Trails Plan, and the Land Use Plan) • Town identity and quality of development (implementation of the Land Use Plan and The Town Design Structure Plan) IMPLEMENTATION Most of the above items are subjects of various Plan Elements of the Comprehensive Plan (as identified above). Therefore, a survey of corporate satisfaction (based on rating satisfaction regarding the 8 dimensions of satisfaction listed above) can reveal the efficacy of Comprehensive Plan Implementation. Where dissatisfaction is high in certain dimensions of satisfaction, the Plan Element associated with it should be revisited to potentially identify ways in which its content or implementation can be improved. 10. Corporate Aggregation/ Cluster Strength: The Economic Development Plan builds a strategy around an initiative called Cluster Formation. The purpose of this initiative is to create economically meaningful aggregations of businesses in similar/ related spheres of business so that Westlake can become a major center for certain types of corporate activity. Just as Richardson and/ or the Silicon Valley have built their success on the benefits of aggregating digital companies, Westlake can, through its own unique aggregation, begin to justify investment in unique types of infrastructure that promote such aggregation, thereby creating a locational advantage. Therefore, it is important that the Town monitor the in -coming corporations with regard to their cluster potential and the impacts such in -coming corporations have on the Town's Targeted Recruitment Strategy. It is important that Westlake constantly refine its targeted recruitment efforts and tune them to fill gaps and weaknesses in the emerging constellation of businesses so that a clear aggregation can take place. Existing businesses at any time WESTLAKE COMPREHENSIVE PLAN UPDATE should be displayed against possible Cluster Formations to see if there is a clear direction for the Targeted Recruitment Program. 11.Skyline Transformation: Skyline transformation is an inevitable challenge that Westlake will have to face. Much work has been done in the Land Use Plan to define a "viewscape" for the Town that will allow Westlake to address skyline transformation in a proactive way. The Land Use Plan lays out skyline envelopes in which there should be no change (open space and view termini/Landmark Landforms), little change (view shed and view corridor), and much change (view shade). Therefore, there is a prescribed skyline inherent in the Land Use Plan. The Town should monitor the emerging skyline to monitor the extent to which the skyline template (as prescribed by the Land Use Plan is being implemented). When areas of little change are seeing significant change and areas of preferred change are seeing limited change, the skyline envelopes as prescribed in the Land Use Plan should be revisited. If skyline transformation renders the vision of the Land Use Plan unattainable, then the Land Use Plan strategy should be revisited and an alternative concept found. Key Skyline Transformations include: • Vertical development of the Landmark Landforms/ view termini • More than a 25% loss of the Open Space Envelope • 500 of the development in the primary Receiving Zone (regional commercial) is less than .6:1 FAR • The average FAR in the Community Commercial 2 and 3 zones (view shed) is greater than .3:1 • When the above specified benchmarks are attained, the Plan should be evaluated as to whether key elements of the vision will be lost if the trend continues. 12. Water Use and Continued Availability at Rates of Consumption: The Storm Water and Water Conservation Plan reveals how per -household water consumption in Westlake is 343% greater than the national average. Continued Town growth at this rate of consumption is unsustainable and one of the reasons why Westlake should consider other high-end housing types as well as water conserving landscape standards. Therefore, Westlake should monitor the per -household levels of water consumption. Also, Westlake must set a standard for corporate and commercial water consumption as there is a potential that the residential trend will be repeated with corporate estates. Westlake should set attainment targets each year and periodically examine the extent to which these targets are being met. For example possible targets include: • Year 2; 10% reduction from the 2014 level. • Year 4; 25% reduction from the 2014 level • Year 6; 30% reduction from the 2014 level 13. Image Fragmentation: The Town Design Structure Plan lays out a means by which Westlake's current level of visually disassociated streetscapes and thematic initiatives can be brought together in a singular, coordinated visual identity. Presently, Westlake is at the tipping point, where continued fragmentation can render any unification initiative ineffective. Therefore, Westlake must carefully monitor development proposals and evaluate the extent to which the public domain improvements proposed compliment or compete with the Town's public domain initiatives. Where a development proposal is going to inject a visually strong theme or image into the Town Structure (such as a Highway 114/ 170 overpass that is visually different than the ones currently developed at Westlake Parkway), the Town must consider its palettes and themes as proposed in the Town Design Structure Plan and determine if a refinement of that structure is necessary. Conclusion The above specified Planning Benchmarks are meant to guide the Town in constant evaluation of its Comprehensive Plan and the extent to which it is being implemented. Also, these Benchmarks become part of any future Plan Update RFP, charging the future consultant to look at Plan performance in these critical Benchmark areas. If the Town is unable to monitor these Benchmarks, then it is recommended that Westlake fund a Comprehensive Plan Performance Review by a qualified consultant every 2 years and provide the Council with a report summarizing performance relative to the Planning Benchmarks specified herein. IMPLEMENTATION 40 WESTLAKE COMPREHENSIVE PLAN UPDATE 9APP&NDMArK©EVELOPMENT REVIEW CHECKLIST The following checklist is to be used by the Town of Westlake as they prepare a zoning request, site plan review submittal, and/ or a request for the transfer of non-residential development square footage (from one PD Planning Area to another property or another PD Planning Area) for consideration by the Town Planning Commission and/ or the Town Council. The Checklist is a series of Plan Element Specific Checklists derived from the policies recommended by the 2015 Comprehensive Plan Update. Each of the above specified case types submitted to the Town Staff for processing before being placed as an agenda item of the Town Planning Commission and/ or the Town Council will be compared to the recommendations of the Comprehensive Plan by completion of this Checklist. In this way, the Town Planning Commission or the Town Council can easily see where the submittal impacts the recommendations and vision of the plan and thereby, evaluate the extent to which the submittal facilitates or augments provision of capacity and facilities needed to accommodate the future build -out of Westlake. `nO } Z THOROUGHFARES mTraffic Impact Trip Volume Analysis: A thoroughfare analysis that projects ADT's on all roadways serving the proposed development, including the service roads of SH 114 and SH 114 overpasses when other entitled (planned development or zoned) land uses, also served by the roadways, are factored in as well as regional volumes projected by NCTCOG to the extent they will be manifest on the streets of Westlake and SH 114 service roads and overpasses. Are the Capacity Trigger Points attained in the TIA? If an Employment Demand Model is used, Retail Employment shall be one employee per 700 SF. and Office Employment shall be one employee per 260 SF. COMMENT: mTraffic Impact Level of Service Analysis: A thoroughfare analysis that projects the level of service (LOS) at all Westlake intersections serving the proposed development, including the service roads of SH 114and SH 114 overpasses when other entitled (planned development or zoned) land uses, also served by the roadways, are factored in as well as regional volumes projected by NCTCOG to the extent they will be manifest on the streets of Westlake and SH 114 service roads and overpasses. IMPLEMENTATION Are the Level of Service Trigger Points attained in the TIA? If an Employment Demand Model is used, Retail Employment shall be one employee per 700 SF. and Office Employment shall be one employee per 260 SF. COMMENT: mRecommended Thoroughfare Remediation: Doe the submittal include recommendations to attain sufficient street capacity where the ADT or LOS Trigger Points have been exceeded in either of the above TIA's? COMMENT: mRight -Of -Way: Does the submittal provide Right-of-way (or right-of-way reserve) where required to attain needed capacity (as a result of the above TIA's and Recommended Remediation) or implement the recommendations of the Thoroughfare Plan (where other feasible right-of-way is not attainable)? COMMENT: N O W >- z i nNn i icG 1 m Location within a Sending or Receiving Area: 1) Is the property located within a Sending or 2a m Receiving Area (as identified on the Land Use Plan)? 2a) If in a Sending Area, does the submittal specify an amount of non-residential square footage proposed for exportation 2b m and where it will be exported to? 2b) If located in a Receiving Area, does the submittal specify an amount of non-residential square footage to be imported and where it is being imported from? WESTLAKE COMPREHENSIVE PLAN UPDATE COMMENT: Available Transfer Potential and Capacity of Building enveiope. Determine the square footage that can reasonably be transferred from the site location in accordance with recommended community types and desired levels of density they target. In the case of square footage being imported, can the non-residential square footage, proposed for importation, be accommodated within the building envelope recommended for that Land Use Category? COMMENT: 1 m Determine the Appropriate Rate of Transfer: 1) Does the submittal propose to use the m property from which the non-residential square footage is being exported for any of the 2 public purposes which would qualify the submission for a transfer rate greater than 1:1 (these include: public open space, right-of-way for implementation of the Thoroughfare Plan, a public facility site, park, and/or preservation of a Landmark Landform)? 2) Does the submittal satisfactorily illustrate/ specify the public purpose(s) that qualify for a transfer rate greater than 1:1? COMMENT: mSubmittal Relative to the Transfer Requirements: Does the submittal identify the justifications for an enhanced rate of transfer (if requested), illustrate how Comprehensive Plan implementation will be accomplished, and demonstrate that transfer of non-residential development square footage to a Receiving Area does not violate the Building Envelope limitations of that area? IMPLEMENTATION COMMENT: mSubmittal Relative to the Community Type Characte, Is the proposed density of the submittal consistent with the recommended density character of the Land Use District in which the site is located? COMMENT: mSubmittal relative to the View Objectives Does the submittal propose building heights that are consistent with the recommended view character of the Land Use District in which the site is located? COMMENT: N O W z OPEN SPACE } Suomittal relative to the Open Space Envelope and/or Landmark Landforn~ 1a) Does the 1a m submittal encroach upon the Open Space Envelope as recommended by the 1b m Comprehensive Plan — or —1b) Does the submittal encroach upon a Landmark Landform? COMMENT: WESTLAKE COMPREHENSIVE PLAN UPDATE mSubmittal relative to Water Body and/ or Waterway and/or Flood Plaili: Does the submittal encroach upon a Water Body and/or Waterway and/or Flood plain? COMMENT: 1a Submittal when the Open Space Envelope and/or Water Body/ Waterway/ Flood Plain is 1lb Affected- 1a) Are there alternative Open Space Envelope configurations being recommended by the applicant? 1b) Are they consistent with the recommendations of 2 the Comprehensive Plan - or- 2) If no alternates are being recommended by the applicant, are there alternate feasible configurations that will accomplish the intent of the Comprehensive Plan? COMMENT: 1a m Submittal when a Landmark Landform is Affected: 1a) Is the applicant willing to participate 1b m in the Non -Residential Square Footage Transfer Program as a means of securing preservation of the Landmark Landform — and —1b) Is the resulting building height (after construction upon the Landmark Landform) consistent with the view shed preservation objectives of the Land Use District in which the site is located and density height characteristics of that Community Type? COMMENT: mApplication of Non -Residential Development Transfer to Establish Open Space Envelope and/or Preserve Landmark Landform and/or Protect Water Body/ Waterway/ Floodplain: Is the applicant is willing to participate as a means to facilitate open space objectives, complete the earlier transfer sections of the Land Use portion of this Checklist? IMPLEMENTATION COMMENT: Other Means of Preservation: 1a) Is the applicant willing to redesign the site plan - and — 1b) Are there needed modifications to existing PD conditions so this redesign can be accomplished? If yes, what are they? COMMENT: TOWN DESIGN STRUCTURE Submittal Relative to Urban Design Elementf Does the submittal coincide with, or closely coincide with, any of the recommended streetscape types, monument locations, intersection type, trails, or portals/points of confluence as shown on the Town Design Structure Plan of the Comprehensive Plan? COMMENT: mWhen Relation to an Urban Design Element is established: Are alternative locations for the Urban Design Element feasible? COMMENT: WESTLAKE COMPREHENSIVE PLAN UPDATE Submittal Relative to Design Character Is the elevation/ plan view of the proposal consistent with the palettes, visual themes, and/ or thematic samples shown/specified in the Town Design Structure Plan? COMMENT: mSubmittal Relative to Previously Established Visual Themes To the extent that recommendations of the Town Design Structure Plan have been changed by previous approvals, is the submittal contributing to the overarching design continuity as established by these earlier approvals? COMMENT: N C1 } z FACILITIES Submittal Relative to Emergency Service Impact Analysis Has the submitting party prepared an Emergency Service Impact Analysis identifying the current level of emergency service personnel per 1,000 population, including application of the population equivalency (which converts commercial square footage into residential population demand), the additional emergency service personnel required as a result of this submittal needed to meet national service standards, compliance with emergency service infrastructure within the project site, analysis of the response time window that determines whether the 5 minute response time remains attainable, and includes any fire protection and/ or security measures proposed within the request? COMMENT: mSubmittal Impact on Emergency Service Need, When the previously specified analysis demonstrates the need for emergency adjustment, has the submittal demonstrated IMPLEMENTATION measures needed to attain national personnel standards and/ or preserve/ attain the 5 minute response time window? COMMENT: mSubmittal Relative to Recommended Facility Sites: If the submittal lies in the location of a recommended facility site, has the submittal demonstrated the impact on the future response time window if a facility cannot locate in this vicinity? COMMENT: mSubmittal Relative to Future Availability of Emergency Site- Are there other potential sites in close proximity that would preserve the 5 minute drive time window? COMMENT: m Applicant Willingness to Modify Plan Is the applicant willing to support implementation of the Facilities Plan through either redesign of the submittal or participation in the Transfer of Non-residential Development Square Footage Program? w Q HOUSING �. Z m �UurikiLLal Relative to Areas Identified as Suitable to Establish/ Re-establish Residential Land Use: Does the submittal present a residential impact analysis which considers spatial continuity of the existing sub -markets, housing proximity to pastoral settings, increases in traffic on roadways serving residential development, significant reduction of existing open space buffer separating residential and non-residential land uses, deterioration of view settings accessed by residential areas, and the transformation of Dove Road from a predominantly undeveloped landscape to a dominance of vertical development? WESTLAKE COMPREHENSIVE PLAN UPDATE COMMENT: mSubmittal Relative to Future Emergence of Coherent, Transitioning, and Sequencing Residential Land Uses- Does the submittal create any spatial disruption of contiguous residential land uses or separation of existing developed residential areas from yet to be developed areas, or fragmentation of residentially zoned properties in close proximity? COMMENT: 1 ❑❑ Submittal Relative to the Housing Plan: 1) Is the Housing Plan or any portion thereof 7a ❑❑ proposed for implementation within the submittal site? 2a) Are there alternative 2b ❑❑ locations for new sub -markets and/or value transition areas that will accomplish the value protection intent of the Comprehensive Plan? 2b) Will this submittal negatively affect value preservation? COMMENT: 1a m Submittal Containing a Residential Land Use Component 1) Does the residential use in this 1b submittal reinforce, or negatively affect, value preservation and sub -market integrity in m Westlake? 2) Does this submittal facilitate the entrance of markets originating outside Westlake? COMMENT: IMPLEMENTATION Submission Containing Conversion of an Existing Residential to a Non -Residential Land Use: EEIDoes this conversion facilitate or negatively affect value preservation and sub -market integrity? COMMENT: ECONOMIC DEVELOPMENT Ln Uj Z Submittal Relative to Target Recruitment° Recruitment Agenda: Does the submittal align with recruitment agenda advanced by Westlake? ❑❑ Coordination with Recruitment Activities of Town: Has the submittal been reviewed by the Town's Recruitment Committee? ❑F] Workforce/ Production -Supply Gaps: Does the submittal fill any workforce or production/ supply gaps identified by the Town and/or the recruitment committee? COMMENT: Submittal Relative to Cluster Formation: mCluster Targets: Does the submittal align and/or further cluster formation targets of the Town? mCorporate Expansion: Does the submittal make provision for future expansion of the current business activity? mBusiness Incubation: Does the submittal facilitate and/or make provision for business incubation within Westlake? mInput Stabilization: Does the submittal establish, improve, and/or create inputs availability for industrial clusters within Westlake? COMMENT: WESTLAKE COMPREHENSIVE PLAN UPDATE Submittal Relative to Information Networks Corporate Connection: Does the submittal provide trail or other connection between corporate/ employment centers? mStrengthen Relation between Corporate centers and Town Arterials: Does the submittal maintain the relationship between corporate centers and the Town Arterial system? mEstate Identity: Does the submittal preserve/ continue the corporate estate identity of the Westlake? mTelecommunications: Does the submittal contribute to expansion of, or formation of, a telecommunications network for Westlake? Research/ Information Platform: Does the submittal establish, or contribute to the formation of, a research and information platform for Westlake? COMMENT: Submittal Relative to Enhanced Proximity: mThoroughfare Plan: Does the submittal expand economically desirable frontage locations within Westlake through implementation of the Thoroughfare plan? mValue Gradient: Does the Submittal contribute to a balanced value gradient which defines multiple investment opportunities within Westlake (mitigates the concentration of value at SH 114)? COMMENT: Submittal relative to Establishing Identity: mQuality Standards: Does the submittal embody particular standards of design and construction that promote visual and built quality? mPublic Activities: Does the submittal provide public activity space? mLandmark: Does the submittal have landmark potential that will contribute to the visual identity of Westlake? COMMENT: IMPLEMENTATION Submittal Relative to Creating Amenity: mMicro -Climate: Does the submittal provide measures of micro -climate relief/ protection in public available space? Pedestrian: Does the submittal enhance the pedestrian system and/or the pedestrian ground plane? COMMENT: Submittal Relative to Increasing Association: mPublic Activity: Does the submittal provide, or make spatial/ organizational provision for, public activities? COMMENT: Submittal Relative to Enhancing Education: Community Education: Does the submittal enhance on-going community education activities or offer education enhancement programs/ features? COMMENT: Submittal Relative to Consolidation of Land Use Context - Land Use Distribution: Does the submittal contribute to a clear and orderly land use distribution/ consolidation? COMMENT: WESTLAKE COMPREHENSIVE PLAN UPDATE