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01-10-17 PZ Agenda Packet Page 1 of 2 TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING AGENDA January 10, 2017 WESTLAKE TOWN HALL 1301 Solana Blvd. Building 4, Suite 4202 2ND FLOOR, COUNCIL CHAMBERS WESTLAKE, TEXAS 76262 Work Session 5:00 p.m. Regular Session 6:00 p.m. Work Session 1. CALL TO ORDER 2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. 3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER DECEMBER 2016 REPORT. 4. STANDING ITEM: DISCUSSION REGARDING COMPREHENSIVE PLAN RELATED ISSUES AND BOARD PROFESSIONAL DEVELOPMENT. 5. ADJOURNMENT Page 2 of 2 Regular Session 1. CALL TO ORDER 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON DECEMBER 06, 2016. 3. CONDUCT A PUBLIC HEARING AND CONSIDER AMENDMENTS TO ORDINANCE 780, WHICH APPROVED A SPECIFIC USE PERMIT FOR PRIVATE STREETS IN THE QUAIL HOLLOW SUBDIVISION, LOCATED AT THE SOUTHEAST CORNER OF FM 1938 AND DOVE ROAD, IN ORDER TO APPROVE THE ADDITION OF A GUARD HOUSE 4. CONDUCT A PUBLIC HEARING AND CONSIDER AMENDMENTS TO CHAPTER 102 – ZONING IN THE WESTLAKE CODE OF ORDINANCES IN ORDER TO APPROVE STANDARDS FOR THE TRANSFER OF DEVELOPMENT INTENSITY ALONG WITH OTHER MINOR RELATED AMENDMENTS 5. ADJOURNMENT CERTIFICATION I certify that the above notice was posted at the Town Hall of the Town of Westlake, 1301 Solana Blvd., Bldg. 4, Ste. 4202, Westlake, Texas, 76262, January 4, 2017, by 5:00 p.m. under the Open Meetings Act, Chapter 551 of the Texas Government Code. _____________________________________ Tanya Morris, Administrative Assistant If you plan to attend this public meeting and have a disability that requires special needs, please advise the Town Secretary 48 hours in advance at 817-490-5710 and reasonable accommodations will be made to assist you. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. NO ACTION WILL BE TAKEN DURING THE WORK SESSION. Planning and Zoning Item # 2 – Back up material has not been provided for this item. Development Snapshot December 2016 DENTON COUNTY TARRANT COUNTY CITY OF ROANOKE DENTON COUNTY TARRANT COUNTY CITY OF FORT WORTH CITY OF SOUTHLAKE 3 TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT TOWN LIMIT This map is for information purpose only. Town of Westlake Development Activities Map December 2016 TOWN OF TROPHY CLUB CITY OF KELLER CITY OF SOUTHLAKE 4 1 Primrose School Entrada 26 Arta Drive 2 3 Hollywood Hamburger 1301 Solana Boulevard 4 Highway 170 Lane Expansion Terra Bella Residential Development 6 Carlyle Court Residential Development 7 Quail Hollow Residential Development 8 Granada Residential Development Project Blizzard / Schwab Campus Mixed-Use Development 5 9 Highway 114 Lane Expansion Map Guide 1 170 114 114 377 377 170 170 114 2 9 Subdivision Roads Collector / Arterial Roads State Highway 114 State Highway 170 US Highway 377 Future Traffic Signal Road Legend 8 5 6 7 Development Activities Map Legend Project No. Project Name Land Use Number of Lots Development Status Status Estimated Completion Size 1 Primrose School Commercial N/A Under construction Spring 2017 12,100 s.f. 2 Hollywood Hamburger Commercial N/A Certificate of Occupancy issued 12/14/2016 Completed 2,000 s.f. 3 Highway 114 Civil N/A Under construction Fall 2018 2.5 miles 4 Highway 170 Civil N/A Under construction Fall 2018 1.6 miles 5 Terra Bella Residential 28 22 lots currently developed or under construction N/A 54.7 acres 6 Carlyle Court Residential 8 4 lots under construction N/A 10.2 acres 7 Quail Hollow Residential 92 Phase I infrastructure under construction. Phase II to begin soon. Building permits expected soon N/A 188 acres 8 Granada Residential 84 Phase I has 30/41 lots currently developed or under construction. Phase II infrastructure under con- struction. Building permits for Phase II expected soon N/A 85 acres 9 Project Blizzard Mix-Use N/A Preliminary utility work under construction. Dam/Lake hydrology improvements under construction N/A 73.1 acres Schwab Campus Office N/A Concept plan and site plan expected to be submitted Spring 2017. Developer aiming for a Summer 2017 start date N/A 81 acres STANDING ITEM: DISCUSSION REGARDING COMPREHENSIVE PLAN RELATED ISSUES AND BOARD PROFESSIONAL DEVELOPMENT. Planning and Zoning Item # 4 – Back up material has not been provided for this item. Planning and Zoning Item # 5 – Adjournment Work Session Back up material has not been provided for this item. P&Z Minutes 12/06/2016 Page 1 of 6 MINUTES OF THE TOWN OF WESTLAKE, TEXAS PLANNING AND ZONING COMMISSION MEETING December 06, 2016 PRESENT: Chairman Tim Brittan, Commissioners Liz Garvin, Greg Goble, Ryan Groce, and Michelle Lee. Alternates Ken Kraska and Sharon Sanden. ABSENT: OTHERS PRESENT: Town Manager Tom Brymer, Assistant Town Manager Amanda DeGan, Town Attorney Cathy Cunningham, Town Secretary Kelly Edwards, Administrative Assistant to the Town Secretary Tanya Morris, Director of Planning Ron Ruthven, Fire Chief Richard Whitten, Deputy Chief John Ard, Development Coordinator/ Management Analyst Joel Enders, Director of Public Works Jarrod Greenwood, Finance Director Debbie Piper, Director of Park & Recreation and Facilities Troy Meyer, and Director of Information Technology Jason Power Work Session 1. CALL TO ORDER Chairman Brittan called the work session to order at 5:31 p.m. 2. DISCUSSION REGARDING ITEMS LISTED ON THE REGULAR MEETING AGENDA. Director Ruthven updated the council regarding Item 8, on the Agenda, Granada Phase II is good to proceed, but the public notice, for the item, was cancelled. P&Z Minutes 12/06/2016 Page 2 of 6 3. STANDING ITEM: PRESENTATION AND DISCUSSION OF DEVELOPMENT PROJECTS PER NOVEMBER 2016 REPORT. Director Ruthven provided updates on Hollywood Burger, Primrose in Entrada, Project Blizzard (Charles Schwab), and other items are on the Agenda. Discussion ensued regarding Entrada percentages of commercial to residential that may be built as outlined in the Developer’s Agreement, -, approved site plans, replats that need to be approved before building permits can be issued, infrastructure construction, public vs private infrastructures, the $10,000 per residential unit fee, Entrada Management and Improvement Services Agreement, and Covenants, Conditions, and Restrictions (CCRs). 4. STANDING ITEM: DISCUSSION REGARDING COMPREHENSIVE PLAN RELATED ISSUES AND BOARD PROFESSIONAL DEVELOPMENT. Director Ruthven gave an overview of the item. He will update Commission on training as classes become available. 5. ADJOURNMENT Chairman Brittan adjourned the work session at 5:52 p.m. Regular Session 1. CALL TO ORDER Chairman Brittan called the regular session to order at 6:05 p.m. 2. DISCUSSION AND CONSIDERATION OF THE MINUTES FROM THE MEETING HELD ON SEPTEMBER 13, 2016. MOTION: Commissioner Lee made a motion to approve the minutes. Commissioner Groce seconded the motion. The motion carried by a vote of 5-0. 3. DISCUSSION AND CONSIDERATION OF THE MINTUES FROM THE WORKSESSION HELD ON NOVEMBER 28, 2016. MOTION: Commissioner Goble made a motion to approve the minutes. Commissioner Garvin seconded the motion. The motion carried P&Z Minutes 12/06/2016 Page 3 of 6 by a vote of 5-0. 4. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A REPLAT OF AN APPROXIMATELY 2.474-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD 1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE REPLAT SHOWS BLOCK A, LOTS 1R, 2, 3, 4, AND BLOCK O, LOTS 1R, 2RX, AND 3RX. Coordinator Enders provided an overview of the item. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Groce made a motion to recommend approval of the replat. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. 5. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A REPLAT OF AN APPROXIMATELY 3.388-ACRE PORTION OF PLANNED DEVELOPMENT DISTRICT 1, PLANNING AREA 2 (PD 1-2), ESTABLISHED BY ORDINANCE 703 FOR THE PROPERTY GENERALLY LOCATED SOUTH OF STATE HIGHWAY 114, EAST OF DAVIS BOULEVARD, AND NORTH OF SOLANA BOULEVARD, COMMONLY KNOWN AS WESTLAKE ENTRADA. THE REPLAT SHOWS BLOCK L, LOT 6, AND BLOCK S, LOT 2X. Coordinator Enders provided an overview of the item. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. Discussion ensued regarding the property replatted, Cortez Drive, and clarifying the purpose of the replat. MOTION: Commissioner Goble made a motion to recommend approval of the replat. Commissioner Lee seconded the motion. The motion carried by a vote of 5-0. P&Z Minutes 12/06/2016 Page 4 of 6 6. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION FOR A REPLAT OF A 5.03-ACRE PORTION OF LOT 1, FIDELITY INVESTMENTS ADDITION, PHASE 1. Director Ruthven and Coordinator Enders provided an overview of the item. Director Meyer provided an overview of the Fire/EMS Station. Discussion ensued regarding uses for the property, expansion opportunities, public meetings regarding the station, site architecture, landscape architecture, and the location of the drive-ways. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Lee made a motion to recommend approval of the replat. Commissioner Garvin seconded the motion. The motion carried by a vote of 5-0. 7. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING THE REZONING A 5.03-ACRE TRACT LOCATED AT THE NORTHWEST CORNER OF DOVE ROAD AND DAVIS BOULEVARD, IDENTIFIED AS A PORTION OF PLANNED DEVELOPMENT DISTRICT 2; REZONING SAID TRACT FROM PLANNED DEVELOPMENT DISTRICT 2 TO GOVERNMENT USE. Director Ruthven provided an overview of the item. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Goble made a motion to recommend approval of the rezoning. Commissioner Groce seconded the motion. The motion carried by a vote of 5-0. 8. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION THE FINAL PLAT FOR PHASE II OF THE APPROXIMATELY 84 ACRE DEVELOPMENT KNOWN AS GRANADA, LOCATED GENERALLY EAST OF DAVIS BLVD., SOUTH OF SOLANA BLVD., AND NORTH OF DOVE ROAD. P&Z Minutes 12/06/2016 Page 5 of 6 Director Ruthven provided an overview of the item. Chairman Brittan opened the public hearing. No one addressed the Commission. Chairman Brittan closed the public hearing. MOTION: Commissioner Garvin made a motion to recommend approval of the final plat. Commissioner Lee seconded the motion. The motion carried by a vote of 5-0. 9. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION REGARDING A FINAL PLAT FOR PHASE 1 AND PHASE 2A OF THE QUAIL HOLLOW SUBDIVISION, SHOWING 52 RESIDENTIAL LOTS OF ONE-ACRE OR MORE IN SIZE. THE PROPERTY INCLUDED IN THE FINAL PLAT IS A PORTION OF THE APPROVED 188.28-ACRE PRELIMINARY PLAT LOCATED AT 1755 DOVE ROAD, SOUTHEAST CORNER OF THE FM 1938/DOVE ROAD INTERSECTION. Director Greenwood provided an overview of the item. Discussion ensued regarding number of lots planned, lots being combined in order to make larger lots, economic development agreement regarding $5,000 payment per lot, and telephone pole removal. Chairman Brittan opened the public hearing. Chairman Brittan closed the public hearing. MOTION: Commissioner Groce made a motion to recommend approval of the final plat. Commissioner Goble seconded the motion. The motion carried by a vote of 5-0. 10. ADJOURNMENT There being no further business to come before the Commissioners, Chairman Brittan asked for a motion to adjourn. MOTION: Commissioner Garvin made a motion to adjourn the meeting. Commissioner Lee seconded the motion. The motion carried by a vote of 5-0. Chairman Brittan adjourned the meeting at 6:29 p.m. P&Z Minutes 12/06/2016 Page 6 of 6 APPROVED BY THE PLANNING AND ZONING COMMISSION ON MARCH 21, 2016. ________________________________ ATTEST: Chairman, Tim Brittan ______________________________ Tanya Morris, Administrative Assistant estlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Tuesday, January 10, 2017 TOPIC: Conduct a public hearing and consider recommendation of amendments to Ordinance 780, which approved a Specific Use Permit granting private streets, gated access, and other conditions for the Estates of Quail Hollow subdivision, located at the southeast corner of FM 1938 and Dove Road, in order to approve the addition of a guard house and associated entryway features. STAFF CONTACT: Ron Ruthven, Director of Planning and Development Joel Enders, Development Coordinator & Management Analyst Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Mission: Westlake is a unique community blending preservation of our natural environment and viewscapes, while serving our residents and businesess with superior municipal and academic services that are accessible, efficient, cost- effective, & transparent. Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives Time Line - Start Date: January 10, 2017 Completion Date: January 23, 2017 Funding Amount: 00.00 Status - Not Funded Source - N/A EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) In March 2016 the Town Council approved a Specific Use Permit (SUP) request for gated access and private streets relative to the proposed Estates of Quail Hollow subdivision, which was then in the planning stages. At the time of the original SUP approval, the developer anticipated that access control would operate via automated gate, similar to Glenwyck Farms or Granada. However, as the project progressed, feedback from potential residents indicated that a manned access point would be preferable to a gate-only design. Accordingly, the developer is requesting an amendment to the subdivision’s existing SUP to provide for an approximately 1000 square foot security station that could also be used as a meeting space. The structure would be located at Quail Hollow’s main entryway along the east side of FM 1938. If approved, the attached site plan and elevations will be added to the existing SUP. Staff finds that the attached site plan and elevations do not conflict with the existing SUP requirements specified in Ordinance 780 (attached) or the subdivision’s underlying zoning (R-1). RECOMMENDATION Staff recommends approval of this Specific Use Permit amendment. ATTACHMENTS 1. Guard house site plan and elevations 2. Ordinance 780 estlake Planning and Zoning Commission TYPE OF ACTION Regular Meeting - Action Item Tuesday, January 10, 2017 TOPIC: Conduct a public hearing and consider amendments to Chapter 102 – Zoning in the Westlake Code of Ordinances in order to approve standards for the transfer of development intensity along with other minor related amendments STAFF CONTACT: Ron Ruthven, Director of Planning and Development Strategic Alignment Vision, Value, Mission Perspective Strategic Theme & Results Outcome Objective Mission: Westlake is a unique community blending preservation of our natural environment and viewscapes, while serving our residents and businesess with superior municipal and academic services that are accessible, efficient, cost- effective, & transparent. Citizen, Student & Stakeholder High Quality Planning, Design & Development - We are a desirable well planned, high-quality community that is distinguished by exemplary design standards. Preserve Desirability & Quality of Life Strategic Initiative Outside the Scope of Identified Strategic Initiatives Time Line - Start Date: January 10, 2017 Completion Date: January 23, 2017 Funding Amount: 00.00 Status - Not Funded Source - N/A EXECUTIVE SUMMARY (INCLUDING APPLICABLE ORGANIZATIONAL HISTORY) On March 2, 2015, the Town Council adopted the current Town of Westlake Comprehensive Plan – Forging Westlake. A major focus of Forging Westlake (the Plan), based on citizen input, was preservation of Westlake’s view corridors and scenic topography. This lead to identification of the Town’s view corridors and view sheds in the Plan, as well as ways to incent their preservation, especially from the portions of the Town that lie south of the major ridge lines that traverse Westlake. Having adopted the Plan, attention has turned to tools needed to implement it, especially this cornerstone of the Plan of preserving the Town’s scenic view corridors for the residential uses that lie south of the Town’s ridge line. A key implementation provision of the Plan involves adoption of policies that allow the transferring of more intense commercial uses that have yet to be developed but are, nonetheless, entitled through existing planned development zoning districts, from one portion of the Town to another. In general, these more intense commercial uses would be transferred from areas located primarily in the southern portion of the Town that are located close to established residential areas with large areas of open space, to the north in areas that are primarily located along SH 114 and SH170. This concept is called “Transfer of Development Intensity” (TDI) and is proposed to be implemented with a TDI ordinance. Staff has been working on this draft TDI ordinance since this was last discussed with the Commission in 2015. Legal staff as well as key stakeholders from the development community have reviewed and provided input into the proposed TDI standards. The Planning & Zoning Commission held a workshop on the proposed standards on November 28, 2016 and the Town Council held a workshop on December 12, 2016. The standards are proposed to be adopted as an amendment to Chapter 102 – Zoning in the Westlake Code of Ordinances under Division 4 of Article 7 – Planned Development District Regulations. RECOMMENDATION Staff recommends approval of the TDI standards as drafted. ATTACHMENTS 1. Proposed Amendments to Chapter 102 - Zoning 2. Mesa Presentation from December 12, 2016 Town Council meeting Page 1 DIVISION 4. – TRANSFER OF DEVELOPMENT INTENSITY Section 102-288. – Short Title. These regulations shall be known and may be cited as the “Transfer of Development Intensity Program Regulations” or simply as the “TDI Regulations”. Section 102-289. – Purpose. Where eligible, and where approved according to the standards and processes established in this Article, the purpose of this Article is to implement the Town’s Comprehensive Plan (as adopted by Ordinance 747 and hereafter as may be amended). Specifically, implementation of the Town’s Comprehensive Plan, as it relates to this Article, pertains to: a. The Plan’s stated intent to preserve various view corridors via massing of certain permitted uses in certain zoning districts while off-setting that massing by decreasing zoning use intensities in other district(s). The Town’s Comprehensive Plan sets out those areas in the Town where view corridor preservation may be achieved by increasing or decreasing development mass of approved zoning. b. The Plan’s stated intent to better distribute and better manage the traffic volumes generated by future development. c. Facilitate implementation of open space and public facility needs as set out by the Comprehensive Plan. These stated purposes can be implemented by the massing of development intensity associated with certain permitted land uses in one zoning district while decreasing the development intensity associated with permitted land uses in another district and shall be termed, “Transfer of Development Intensity” or TDI. The transfer of Development Intensity may be between identical permitted land uses in both the Sending Area and the Receiving District PD/ PD Planning Area or between dissimilar Sending District/ Receiving Land Uses when the Sending District Land Use has been converted to a permitted Land Use in the Receiving District PD/ PD Planning Area. In no event shall a TDI application represent a net increase in permitted development Intensity when considering both sending and receiving zoning districts in the aggregate for a Transfer between identical land uses or an increase in permitted Development Intensity as converted in accordance with this Article, unless a Development Intensity Bonus has been granted in accordance with Section 6 of this Article. Section 102-290. – Definitions. Definitions in this Article are intended only for certain key terms integral to describing the TDI process, and is not meant to be an exhaustive list of all terms contained in the all of the Town’s zoning regulations. “Building Envelope” shall mean the recommended building space of a lot, parcel, or tract located in a Receiving District. The Building Envelope is a buildable space as described by the height, non-residential FAR (floor to area ratio), and/or Residential Unit Density as recommended in Exhibit A. Proposed Amendments Chapter 102 - Zoning Page 1 of 17 Page 2 “Community Character District” shall mean specific zones identified on the Comprehensive Plan Land Use Plan Element and used to identify sub-zones of the Receiving District where different Building Envelope capacity (expressed as Building Height, FAR, and/or Residential Unit Density) is specified. “Comprehensive Plan” is the general development plan for the Town as adopted by the Town Council on March 2, 2015 by Ordinance 747 and may, from time to time, be amended by said Council. “Development Intensity” shall mean the eligible square footage of a non-residential use permitted in a PD/ PD Planning Area or the number of residential units of a residential use permitted in a PD/ PD Planning Area that are eligible to be considered for severance or transfer in accordance with the provisions of this Article. Only Eligible Development Intensity shall be considered in any request for severance or as a base level to which Development Intensity can be added through Transfer. The Development Intensity eligible to be considered in the TDI program are documented in Exhibit B for all properties zoned as a Planned Development at the time this ordinance is adopted. Future Planned Developments will necessitate a revision of Exhibit B when such future Planned Developments are approved by the Town Council. Development Intensity may be severed from a Planned Development and transferred to a Planned Development as permitted by this Article and in accordance with the processes described herein. In any transfer of Development Intensity, the development square footage and/ or residential uses transferred must be associated with an identical use that is permitted in both the Sending District PD/ PD Planning Area and the Receiving District PD/ PD Planning Area or the development intensity from a Sending Area associated with a Land Use that is not permitted in the Receiving District PD/ PD Planning Area or is not the same as the land use to which the transferred Development Intensity will be assigned, must be converted to a specific use permitted in the Receiving District, in accordance with Section 8 of this Article. The calculation of all conversions must comply with the conversion rates established in Exhibit D. Land Uses may only be converted into non-residential use; there shall be no conversion of a non-residential use or a residential use into a multi-family residential use. “Development Intensity Bonus” means an additional square foot of transferred Development Intensity allowed for each square foot of Development Intensity severed from a Sending Property as an incentive for setting aside Public Land described in this ordinance (Section 6). Development Intensity Bonuses are added to the Development Intensity, severed from a Sending District PD/PD Planning Area upon Transfer and do not increase or diminish the Development Intensity that has not been severed. A Development Intensity Bonus is added to the Development Intensity severed after severance, thereby increasing the total Development Intensity Transferred. The Sending District party may benefit from the bonus if the bonus is granted for Public Land set aside by the Sending District party. However, if bonus is granted for Public Land set aside by the Receiving District party, then the benefits of the Transfer accrue to the Receiving District party. “Development Plan” is a specific plan describing how a PD/ PD Planning Area is to be developed according to its approved uses in the ordinance establishing that particular PD/ PD Planning Area as it Proposed Amendments Chapter 102 - Zoning Page 2 of 17 Page 3 may be amended from time to time. Further, where applicable, the Development Plan for a PD/ PD Planning Area is subject to the general requirements of the Town’s PD regulations. “Dual Eligibility Districts” shall mean an area identified in Exhibit C, portions of which can serve as a Sending District when associated with a Sending District or serve as a Receiving District when associated with a Receiving District. The determination as to whether a PD/PD Planning Area located in the Dual Eligibility District is to be designated as a Sending District or a Receiving District shall be determined by the Town Manager or designee and thereby identified as eligible to move forward for consideration of Severance and/ or Transfer by the Town Planning Commission and Council. Disagreement with a designation by the Town Manager may be appealed to the Town Council. “Land Use Character Districts” shall mean districts as defined within the Land Use Plan section of the Westlake 2015 Comprehensive Plan which describe the build-out qualities and aspects of various sectors of the Town labeled as either Regional Commercial Community, Community Commercial, Town Core Community, Town Common, Open Space Community, or Pastoral Community. “Planned Development Districts” or “PD” shall mean those zoning districts that have specific zoning and development regulations for a specific geographically defined area as adopted in the ordinance establishing a specific PD (and as may be amended) as well as, where applicable, is subject to the general PD zoning regulations of the Town. Only properties zoned as a Planned Development are eligible for TDI. “PD Planning Area” shall mean a Planned Development sub-district created by the Planned Development Ordinance and to which Development Intensity is assigned by that ordinance. “Public Land” shall mean land that remains undeveloped by the property owner and is set aside for any of the following purposes: a. Open Space that implements or compliments the Parks, Trails, and Open Space Plan Element of Westlake’s Comprehensive Plan and is not credited toward meeting the open space requirements of the regulating Planned Development Ordinance. b. Public facility site including fire stations, police stations, city hall, public civic halls/centers, public museum, library, public school or other such use that the Town agrees is a Public Facility. c. Preservation of landmark landforms or other natural landmarks for which the Town seeks preservation. “Public Land Set Aside” shall mean the means by which Public Land is committed to a public use or purpose. Set aside shall be by such means as determined necessary by the Town Council at the time such Council approves a Severance or Transfer. Means of set aside may include (but not limited to): a. Dedication b. Easement c. Contractual Agreement Proposed Amendments Chapter 102 - Zoning Page 3 of 17 Page 4 “Receiving District” shall mean the designated area in which a specific quantity of square footage of previously approved non-residential use or a specific number of residential dwelling units of a previously approved residential use is adjoined to a PD/PD Planning Area when transferred from another PD/PD Planning Area located in a designated Sending District, with a corresponding increase in Development Intensity credited to the PD/PD Planning Area located in a district receiving the transfer. “Sending District” shall mean the designated area from which a specific quantity of square footage of previously approved non-residential use or a specific number of residential dwelling units of a previously approved residential use is severed from a PD/PD Planning Area located in a designated district for sending the transfer to another PD/PD Planning Area located in a Receiving District, with a corresponding reduction of the transferred Development Intensity in the district sending out the transfer. “Severance” shall mean the commitment on the part of a land owner having a right granted by a Planned Development Ordinance to develop an amount of non-residential square footage or residential units to limit the use of that right by an official act of severance that is approved by the Town Council. Severed Development Intensity may be held without attachment via Transfer, awaiting a future Transfer. A Severance that is pending Transfer is called a “Severance Pending Transfer”. “Transfer” shall mean the attachment of an approved amount of non-residential square footage or residential units severed from a PD/PD Planning Area designated as a Sending District to a PD/PD Planning Area designated as a Receiving District. “Transfer of Development Intensity” or “TDI” shall mean the process as established in this Article by which development square footage for approved uses is transferred from one PD/ PD Planning Area to another with the intent to achieve preservation of view corridors and other purposes stated in this Article via increased massing of certain permitted uses in the designated Receiving District with an off- setting decrease of massing of the same permitted use(s) in the designated Sending District. Section 102-291. – Zoning Districts Eligible to Participate in TDI. Only properties zoned as a Planned Development are eligible to be considered for TDI. Only the Development Intensity authorized by the PD/ PD Planning Area and associated with land uses that are permitted by the PD/ PD Planning Area (as defined in this Article) shall be eligible for consideration to be Severed or Transferred by the Town: a. Only Development Intensity associated with the same permitted use in both the Sending District and the Receiving District, or a Development Intensity associated with a Land Use in a Sending District that is converted to an equivalent Development Intensity for a Land Use permitted in the Receiving District using the conversion rates established in Exhibit D, can be considered for TDI and Transferred. b. Only TDI requests determined to meet the intent and criteria of the Comprehensive Plan will be considered eligible for consideration under this Article. A Development Intensity Severance and/or Transfer must be approved by the Town Council as the Council determines appropriate Proposed Amendments Chapter 102 - Zoning Page 4 of 17 Page 5 to the Town. A property owner of property located in a PD/ PD Planning Area does not have a right to sever or transfer. c. TDI requests for properties that wish to exceed the maximum Development Potential as established by Exhibit A shall do so with Town Council approval. Section 102-292. – Sending Districts, Receiving Districts, and Dual Eligibility Districts. a. Sending Districts, Receiving Districts, and Dual Eligibility Districts are identified in Exhibit C. When PD/PD Planning Area lies partially within a Sending District or a Receiving District or lies within a Dual Eligibility District, the Town Manager or designee shall make a recommended determination whether the entire PD/PD Planning Area is a Sending District or a Receiving District and such recommended determination shall be confirmed or modified by the Town Council upon approval of an application for Severance or Transfer. Any adjustment to the general boundaries of Sending Districts, Receiving Districts, or Dual Eligibility Districts resulting from such recommended determinations of the Town Manager or Designee shall be documented by making revision to Exhibit C and Exhibit A, when applicable, reflecting the Council’s final determination. b. After a Severance of Development Intensity, a Sending District PD/PD Planning Area may be developed for any remaining amount of Development Intensity remaining after such severance. If the Sending District property qualifies to benefit from and is granted a transfer bonus for setting aside Public Land in the Sending District, then any subsequent development of that property must implement the Public Land use or purpose for which the bonus was granted. Any documentation of the severance in accordance with this Article must document the Public Land set aside. c. After a Transfer of Development Intensity, a Receiving District PD/PD Planning Area may be developed for any amount of Development Intensity specified in the Transfer plus any additional Development Intensity permitted by the regulating PD Ordinance provided that the Building Envelope prescribed for the Community Character District, in which the receiving PD/PD Planning Area is located, is not exceeded. If the Receiving District PD/PD Planning Area qualifies for and is granted a transfer bonus for setting aside Public Land within the Receiving District, then any subsequent development of that property must implement the Public Land use or purpose for which the bonus was granted. Any documentation of the Transfer in accordance with this Article must document the Public Land set aside. d. When a severance separates 100% of the eligible Development Intensity, the affected property: 1 Must immediately plat to show Public Land set asides, if such set aside was part of the severance approval; 2 May be used to product agricultural or forest products; and 3 May be placed within a conservation easement granted to a conservation trust. 4 Must be noted on the Master TDI Log as a “ineligible” until and if such property is rezoned. Proposed Amendments Chapter 102 - Zoning Page 5 of 17 Page 6 e. When a Transfer would occupy 100% of the Building Envelope as identified in Exhibit A, the PD/PD Planning Area cannot receive any additional Development Intensity and the property will be noted on the Town’s Master TDI Log as “Ineligible” until and if the property is rezoned. f. The Town Council may approve a severance without identifying a PD/PD Planning Area to which the severed Development Intensity will be affixed via transfer. A property owner may hold such severance until a transfer can be identified. Un-affixed severance is noted on the Town’s Master TDI Log as “Un-affixed”. This provision is expressly intended to facilitate those property owners who develop a property according to market demand but below the Development Intensity permitted by the regulating PD Ordinance and wish to retain unused Development Intensity for a future transfer. Any un-affixed Development Intensity that remains with the severance due to limits imposed by the limited capacity of a Receiving District Building Envelope may only be transferred to another Receiving District property through the processes set out in this Article and upon approval by the Town Council. g. Once Development Intensity is severed from a PD/PD Planning Area, the current property owner and any future property owners are obligated to limit development of the property from which Development Intensity has been severed to the portion of development intensity, permitted by the Planned Development Ordinance that has not been committed to severance. The severance limitation remains in effect until the property is rezoned. Section 102-293. – Development Intensity Bonus. a. When an applicant for a Severance and/or a Transfer of Development Intensity wishes to withhold land from future development and commit such land as Public Land, that applicant is eligible to benefit from a Development Intensity Bonus. Development Intensity Bonuses are added to the Development Intensity, severed from a Sending District PD/PD Planning Area and do not increase or diminish the Development Intensity that has not been severed. A Development Intensity Bonus is added to the Development Intensity severed after severance, thereby increasing the total Development Intensity Transferred. A Development Intensity Bonus is only granted as an incentive to set aside Public Land. The Sending District Party may benefit from the bonus if the bonus is granted for Public Land set aside by the Sending District party. However, if bonus is granted for Public Land set aside by the Receiving District Party, then the benefits of the Transfer accrue to the Receiving District party. The bonus established below is only granted to benefit either the Sending District party or the Receiving District Party, depending on which party sets aside Public Land. If both parties set aside Public Land, then the Town Council shall determine what the appropriate bonus shall be. 1. Only the following Public Land set asides are eligible to be considered for a Development Intensity Bonus: (a.) Open Space that implements or compliments the Parks, Trails, Open Space Plan Element of Westlake’s Comprehensive Plan and is not credited toward meeting the open space requirements of the regulating Planned Development Ordinance. Proposed Amendments Chapter 102 - Zoning Page 6 of 17 Page 7 (b.) Public facility site including fire stations, police stations, city hall, public civic halls/centers, public museum, libraries, public schools, or other such use that the Town agrees is a Public Facility. (c.) Preservation of landmark landforms or other natural landmarks for which the Town seeks preservation. 2. Development Intensity Bonus for each of the above listed eligible Public lands is calculated based on the transfer ratios listed below and in accordance with the methods portrayed in the following example diagram: (a.) Open Space: For Public Land up to 50 ac., 0.008 sf will be added to each square foot of severed non-residential use at transfer or .005 residential units will be added to each severed residential unit at transfer for each acre of Open Space. For Public Land between 51 ac. and 100 ac.: The first 50 acres shall be calculated based on the above specified transfer rate applicable up to 50 acres. For additional acreage, over 50 acres, 0.005 sf added will be added to each square foot of severed non-residential use at transfer or .003 residential units will be added to each severed residential unit at transfer for each acre of Open Space over 50 ac. For Public land over 100 acres: The transfer rate shall be determined by Town Council. (b.) Public Facility and Preservation Land: Public Land 10 ac or less: 0.02 sf. added to each square foot of the severed non- residential use at transfer or 0.02 residential units added to each permitted Proposed Amendments Chapter 102 - Zoning Page 7 of 17 Page 8 residential unit at transfer for each acre of Public Facility Site or Preservation site that is 10 ac or less. Where Public Land for a Public Facility or Preservation is greater than 10 ac. the eligible transfer bonus shall be as follows: i. For Public Land from 11 to 50 ac.: 0.005 sf will be added to each square foot of severed non-residential use at transfer or .005 residential units will be added to each severed residential unit at transfer for each acre of Public Facility or Preservation Land greater than 10 ac. ii. For Public Land from 51 to 100 ac.: The first 50 acres shall be calculated based on the above specified transfer rates applicable to 10 acres and between 10 and 50 acres. For additional acreage, over 50 acres, 0.004 sf added will be added to each square foot of severed non-residential use at transfer or .004 residential units will be added to each severed residential unit at transfer for each acre of Public Facility or Preservation land over 50 ac. iii. For Public land over 100 acres: The transfer rate shall be determined by Town Council. 3. When the Public Land Set Aside is an Open Space and advances the Plan of Westlake Academy, the final bonus non-residential square footage or residential units added to the Transfer may increase by 15%. 4. If the Severance or Transfer includes a bonus for setting land aside as Public Land, the bonus Transfer can be acted upon simultaneously with such measures that the Town deems acceptable and sufficient to establish the Public Land set aside and its use. Section 102-294. – Relationship to Zoning. a. Development Intensity may only be increased within a designated Receiving District through a Transfer of Development Intensity from a designated Sending District. An increase of Development Intensity through any means other than a transfer of Development Intensity, approved by the Town Council, is prohibited without measures by a property owner to assure that there will be an increased vehicular capacity in the Town Thoroughfare System, as presented in the Town’s Official Thoroughfare Plan, required to accommodate an increase in the Town’s aggregate Average Daily Trips (ADT’s), generated by existing entitlements, or needed to prevent any change in the existing threshold Level of Service (LOS) to LOS E or higher at various intersections of the Regional Arterials and Town Arterials (as identified in the Town’s official Thoroughfare plan). b. Only a property zoned as a Planned Development is eligible to participate in the TDI Program presented in this Article. Any property not zoned as a PD may make application to the Town to have the development rights currently conveyed through categorical zoning reauthorized in the form of a Planned Development Ordinance which meets the requirements of Chapter 102 of the Town’s Code of Ordinances. Proposed Amendments Chapter 102 - Zoning Page 8 of 17 Page 9 Section 102-295. – Conversion. When the Development Intensity Severed is associated with a Land Use that is permitted in a Sending District PD/PD Planning Area but not permitted in the Receiving District PD/PD Planning Area to which a Transfer is requested, then the Sending Area Development Intensity must be converted to an equivalent Development Intensity associated with a Land Use permitted in the Receiving District. The process of Conversion requires: a. Determination of the Conversion Rate: Exhibit D shows the conversion rate for a base land use (column A, vertical axis) for each land use listed in conversion land use (Row A, horizontal axis). The conversion rate to use in calculation of the conversion is that rate specified in the cell where the base land use and the conversion land use intersect. b. Calculation of the equivalent Development Intensity: The number of non-residential square footage and/ or the residential units severed must be multiplied by the applicable conversion rate to establish an Equivalent Development Intensity. c. Calculation of Applicable Bonus: If a bonus is applicable due to the set aside of Public Land, then the bonus shall be added to the Development Intensity associated with the base land use. d. Disclosure of Calculation: All calculations and identification of land uses used to determine the Equivalent Development Intensity must be full documented in any application for Transfer. Section 102-296. – Approval of a Development Plan Associated with a Transfer Constitutes an Amendment. a. The Council approval of a Transfer constitutes the following: 1. Approval of the affixation of a specified amount of severed Development Intensity to a specific PD/PD Planning Area provided that the additional Development Intensity is applied to identical Land Uses permitted by the Planned Development entitlement in both the Sending District PD/PD Planning Area and the Receiving District PD/PD Planning Area, or a Sending District Development Intensity that has been converted to an equivalent Development Intensity associated with a Land Use permitted in the Receiving District PD/ PD Planning Area. 2. Approval of the “Development Plan” required with each transfer or severance constitutes an amendment/ variance of certain existing development provisions of the Planned Development entitlement (except land use) when such amendments/variances are identified in the Development Plan, required as part of the transfer and/ or severance application. b. The PD amendment/variance granted through approval of the Development Plan is only applicable for the property included in that Development Plan for which requested amendments/variances are identified. All other properties (lots, parcels, or tracts) must comply with the conditions of the Planned Development entitlement. Any PD condition that is not addressed by the Development Plan shall remain in force as specified by the entitlement ordinance. Land Uses permitted by the PD/PD Planning Area may only be amended through rezoning. Proposed Amendments Chapter 102 - Zoning Page 9 of 17 Page 10 Section 102-297. – TDI Process and Recordation of Approved TDI’s. a. Initiation of the TDI Process/Determination of Eligibility for TDI Consideration. Upon inquiry by a land owner, said TDI process shall begin with a pre-application meeting with the owner(s) of the proposed sending and receiving PD’s. This pre-application meeting is to determine eligibility for participation in the TDI process. Following this pre-application meeting, a written determination shall be made by the Town Manager or Designee as to the eligibility of the property in question to participate for consideration under the TDI process and certification that the PD/PD Planning Area in which the property is located is a Sending District or Receiving District (designated Sending Districts and Receiving Districts are identified in Exhibit C. If found ineligible to participate in the TDI process, the owners of the land in the PD/ PD Planning Area’s in question may instead, at their option, apply for a zoning change. If certification as a Sending District or a Receiving District is not deemed by the Town Manager or Designee as possible at the administrative level, the owners of the property in question may seek designation by the Town Council. b. Application for TDI. If the property in question is found to be eligible by the Town Manager, under the criteria established herein, for participation in the TDI process and a written determination has been issued so stating that the owner(s) of the subject property are found eligible, then the property owner may submit a TDI application that, as a minimum, shall contain the following information: 1. Sending and/or Receiving PD/PD Planning Area- a specific field note description and map of the Sending and (if the Severance request includes a Transfer) Receiving PD/PD Planning Area. 2. A specific, quantifiable description of the Development Intensity associated with permitted uses effected by this Severance or Transfer and calculations of what the corresponding reduction in Development Intensity will be for the Sending District and what the corresponding increase in Development Intensity will be for the Receiving District and showing how there is no net increase in approved overall eligible Development Intensity as a result of this transfer except as may be the result of providing Public Land as described in SECTION 6 (B). 3. A Development Plan showing the total impact of the Transfer, specifically including: A. all information required for PD site plans as set out in that District’s establishment ordinance (as may be amended), and B. where applicable as determined by the Town Manager or designee, all information required for Development Plans as set out in the Town’s general PD regulations, and C. the layout and specific requirements of proposed PD/PD Planning Area amendments/variances needed to accommodate changes to the Sending and Receiving Districts as would be effectuated by the TDI including, but not limited to, Proposed Amendments Chapter 102 - Zoning Page 10 of 17 Page 11 location of Building Envelopes, parking, open space and park land and where applicable, Public Land. Land Use is not a permitted amendment or variance. D. the percentage of total Building Envelope that is occupied by the Transfer and/ or documents the Development Intensity severed from and remaining within the Sending District PD/PD Planning Area. E. any and all variances from the regulating PD Ordinance that are necessary to implement the Transfer Development Plan as shown. F. any and all Public Land set asides that are part of the Severance and/ or Transfer transaction. G. building height, building square footage and/or number of residential units. H. T.I.A. as applicable in accordance with Ordinance No. ____. c. Additional Information as may be Required. The Town Manager or designee is authorized to require additional information from the TDI applicant as may be needed to determine if the proposed application comports to the Comprehensive Plan or as needed to present this matter to the Town Planning and Zoning Commission and Town Council. d. Master TDI Log. The Town Manager or Designee shall develop all necessary administrative prcesses and forms to accurately track all applications for Severance or Transfer of any and all approved TDI’s and any special conditions attached thereto. The Town Manager or Designee shall have maintained a master list of all approved TDI applications to ensure that: 1. no approved TDI Transfer application represent a net increase in the Development Intensity permitted by the regulating PD ordinance(s) when considering both sending and receiving zoning districts in aggregate in any TDI application unless a Development Intensity bonus has been granted to the Transfer for providing Public Land as specified in this Article. 2. at no time will any approved TDI application achieve a net increase in Development Intensity permitted by the regulating PD ordinances for all PD/ PD Planning Area’s in the Town, considered in aggregate, unless a Development Intensity bonus has been granted to the Transfer for providing Public Land as specified in this Article. Section 102-298. – Required Public Hearing and Notices a. Public Process for TDI Consideration. Once the proposed TDI application is deemed complete by the Town Manager or Designee, public hearings shall be scheduled for consideration of the TDI application before both the Planning & Zoning Commission (Commission) and the Town Council (Council). Notices for said TDI public hearings before the Commission and the Council shall be provided in accordance with proposed zoning change notice requirements. Proposed TDI applications scheduled for Commission and Council consideration will be brought forward with a Staff recommendation that includes how this application comports to the Comprehensive Plan. Proposed Amendments Chapter 102 - Zoning Page 11 of 17 Page 12 The Commission will conduct the first public hearing on any proposed TDI application. Following this public hearing, the Commission shall make a recommendation to the Council regarding the proposed TDI application. The Council, following conduct of its public hearing on the proposed TDI application, shall approve, modify, or disapprove said application. b. Approval of a TDI shall be done by adoption of a zoning ordinance amendment that contains, as a minimum, the following information: 1. Location of the Sending and Receiving PD/ PD Planning Area’s with field note description and map of the Sending PD/ PD Planning Area and Receiving PD/ PD Planning Area’s. A. A specific, quantifiable description of the approved use associated Development Intensity transferred by the TDI and calculations of the corresponding reduction in Development Intensity for the Sending District and the corresponding increase in Development Square Intensity for the Receiving District, and showing how there is no net increase in the vehicular volume associated with permitted development in aggregate for these specific districts, with this transfer, unless a Development Intensity bonus has been granted to the Transfer for providing Public Land as specified in this Article. 2. An amended Development Plan showing: A. all information required for PD site plans as set out in that District’s establishment ordinance (as may be amended), and B. where applicable, all information required for Development Plans as set out in the Town’s general PD regulations, and C. How the Development Plan is now amended to accommodate changes to the Sending and Receiving Districts as effectuated by the TDI including, but not limited to, location of Building Envelopes, parking, open space and park land, and D. Any public land set asides (by any means described in Section 6), if applicable. Proposed Amendments Chapter 102 - Zoning Page 12 of 17 Page 13 Exhibit A: Building Envelope (DRAFT) Proposed Amendments Chapter 102 - Zoning Page 13 of 17 Page 14 Exhibit B: Eligible Development Intensity (DRAFT) ** per Ordinance 202 as may be amended or replaced by Council action Proposed Amendments Chapter 102 - Zoning Page 14 of 17 Page 15 Exhibit C: Sending, Receiving and Dual Eligibility Districts (DRAFT) Proposed Amendments Chapter 102 - Zoning Page 15 of 17 Page 16 Exhibit D: Conversion Rates (DRAFT) * Multi-family may be converted to any use presented in the table, but no use may be converted into multi-family. Proposed Amendments Chapter 102 - Zoning Page 16 of 17 Page 17 ** Data Center Conversions in Exhibit E Exhibit E: Conversion Rates for Data Centers (DRAFT) Data Center* Recreation. Sports and health Club 3550/1000 Auto Service 1751/1000 Data Center 88/1000 Education/ Government/ Institutional 1576/1000 Hotel and Conference 870/ 1rm Mall 3389/1000 Mixed-Use 2189/1000 Office 1051/1000 Office Campus 1000/1000 Office/ Educational 1101/1000 Office/ Industrial 613/1000 Residential (MF) 581/ 1 unit Residential (SF) 833/ 1 unit Retail 3739/1000 Wholesale Trade 438/1000 Amusement 7005/1000 Conference 700/1000 * Office Campus conversion ratio used for conversion of other uses into data center. Ratios above should be read as sf of Data Center/ sf of Existing Use 1000/1000 Proposed Amendments Chapter 102 - Zoning Page 17 of 17 Town Council Workshop Proposed Transfer of Development Intensity (TDI) Ordinance Town Council Workshop -December 12th, 2016 TDI Enablement The notion of creating a structured TDI Program is called for in Comp Plan: •Page 141: “…accomplishment of significant public goals (traffic mitigation, need for open space, etc.)…the case can be made for Transfer of Development square footage…” •Page 144: “…the Land Use Plan identifies Receiving Districts and Sending Districts…” •Page 150: “…the Regional Community becomes a good destination for the Transfer of Development Square Footage…” Therefore, TDI is proposed for purposes of: •Protect characteristic view corridors •Incent natural fabric preservation •Abate further effects of increased traffic •Implement Comp. Plan Elements (open space, public facilities, roads, trails, etc.) Town Council Workshop -December 12th, 2016 TDI Tool Establishes: 1.Sending and Receiving Areas 2.Eligible Development Intensity 3.Eligibility Criteria & Conversion 4.Incentives 5.Approval Process and Tracking Town Council Workshop -December 12th, 2016 TDI Tool Establishes: +Comp. Plan Implementation +View corridor preservation +Future traffic volume management +Open space and public facility needs facilitation 1.Sending and Receiving Areas 2.Eligible Development Intensity 3.Eligibility Criteria & Conversion 4.Incentives 5.Approval Process and Tracking Town Council Workshop -December 12th, 2016 1. Sending/ Receiving Areas Open Space PC CC3 TC TCO CC1 CC2 TC View Sheds (A)View Shade (D) View Corridor (B) Vista Terminal (C) CC2 TC RCView ZonesLand Use DistrictsDual Eligibility Town Council Workshop -December 12th, 2016 1. Sending/ Receiving Areas Town Council Workshop -December 12th, 2016 1. Sending/ Receiving Areas Dual Eligibility Districts will become either Sending Districts or Receiving Districts over time as individual cases are considered. Receiving Districts = visual/ environmental impacts of increased development can be tolerated; traffic capacity and infrastructure is greatest. TRANSFER of Development Intensity Sending Districts = view exposure, environmental sensitivity, residential proximity is greatest. SEVERENCE of Development Intensity Town Council Workshop -December 12th, 2016 Currently, Intensity in PD’s expressed differently: •A Number •A percent of Total Land Area •An FAR Exhibit “B”expresses all Eligible Development Intensity as a simple number of Square Feet, Rooms, or Units…No confusion 2. Eligible Development Intensity Town Council Workshop -December 12th, 2016 3. Eligibility Criteria & Conversion Planned Developments eligible for TDI consideration. To Encourage Development of Viable Land Uses while not Increasing Traffic Generated: •Condition of Conversion: Can only be converted from use permitted in Sending District to use permitted in Receiving District. •Rate of Conversion: Exhibit “D”, based on maintaining same total Trip Generation •Effect of Conversion: Promotes redistribution of Intensity in accordance with the Comp. Plan Conversion RETAIL OFFICE OFFICEOFFICE Town Council Workshop -December 12th, 2016 3. Eligibility Criteria & Conversion Building Envelope sets Capacity of Intensity Transferred to any Receiving District or Severed from a Sending District: •Exhibit “A”: Establishes FAR, Height, and (where applicable) units per acre; establishes limit to Transfer and Severance •Envelope is a recommended threshold; Council may approve greater intensity. Height “A” Bldg. Plate Area “B” Site Area “C” Bldg. Plate Area “B” Site Area “C” FAR = B/C Town Council Workshop -December 12th, 2016 Severance without Immediate Transfer: Allows sale of land for lower FAR development without need to create new PD Planning Areas to preserve Entitlement. •Severance Pending Transfer is noted on Master TDI Log as “Unaffixed” •Specifically for Property Owners who develop land according to market demand but below permitted FAR (e.g. Deloitte) and wish to retain unused Development Intensity for future Transfer. Severed Future Transfer 3. Eligibility Criteria & Conversion Town Council Workshop -December 22th, 2016 To Incentivize Implementation of the Comprehensive Plan, Bonus accrued to the party who: •Sets aside Public Land = Parks, Trails, Open Space in accordance with the Comp Plan. •Sets aside site for a Public Facility = Fire Station, Public Museum, Library, Public School, etc. that the Town seeks. •Preservation of Landmark Landforms = major promontories or other natural features. •Per P&Z (11/28): Added bonus for open space adjacent to Westlake Academy 4. Incentives Town Council Workshop -December 12th, 2016 4. Incentives Development Intensity Bonus Town Council Workshop -December 12th, 2016 Council: Consider and Approve or Deny 5. Approval Process and Tracking APPLICANT MASTER TDI LOGSTEP 4 STEP 5 STEP 6STEP 1 STEP 2 STEP 3 Pre Application Conference Staff: Determine Sending and Receiving Districts Planning Commission: Consider and Recommend Staff: Determine Eligibility Staff: Determine Application Complete APPLICATION NOTIFICATION & RECOMMENDATION Town Council Workshop -December 12th, 2016 Planning and Zoning Item # 5 – Adjournment Regular Session Back up material has not been provided for this item.