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Wilbow Presentation 11-13-17The Knolls at Solana Development Plan Proposal P&Z Meeting Presentation November 13, 2017 The Knolls at Solana –Concept Plan Update Compliance with Westlake Comprehensive Plan •Open space area exceeds Comp Plan goal •Reduced impacts on traffic, water usage, storm water detention •Provides undeveloped passive open space •Provides meaningful transition/buffer from commercial to residential •Introduction of housing type appealing to older households Low impact development approach •Streets only, no lot improvement until homes are built •Minimal grading to meet safe street slopes •Knolls are preserved as open space •Strict limits on tree disturbance –streets only by developer •Builders limited to building envelopes, driveways, side setbacks Community Benefits Comprehensive Design Guidelines •Vigorous architectural review, each home unique/custom •Guidelines combine best of Vaquero and Granada requirements •Authentic architectural styles including Transitional and Contemporary •Minimum 3,000 sf and maximum 5,999 sf living area •3 car garages required with placement of doors and motor courts regulated •Second story massing limited to 50% of first floor footprint •17 homes south of ridge line deed restricted to one-story building height •100% masonry required •Roofs of clay tile, slate, standing seam metal or contemporary low profile •Suspended slab, stem wall or basement foundations •Dark sky exterior lighting •Rainwater collection and native plants encouraged •Wrought iron type fencing or living screen only The Knolls at Solana –Tree Mitigation Impact •East Side (17.6 acres) •Protected Trees –105 per acre at an average diameter of 9.6 inches •Economic Impact •4.1 acres = 431 trees •431 trees x 9.6 inches x $100 per inch = $414,000 •West Side (27.5 acres) •Protected Trees –162 per acre at an average diameter of 9.4 inches •Economic Impact •5.9 acres = 956 trees •956 trees x 9.4 inches x $100 per inch = $899,000 •Right of Way (7.4 acres) •Economic Impact •7.4 acres x 133.5 (ave per acre) = 988 trees •988 trees x 9.5 inches (ave) x $100 per inch = $939,000 •Total (not including ROW) -$1.3 million •Total (including ROW) -$2.3 million •Deeding to the Town, or its designee, of approximately 35.6 acres that will be designated as a 100% non-disturbance land preserve •Planting of pine trees in the Solana Blvd median •Interior canopy trees at 30’ spacing along community streets •Selective planting in the land preserve where clear areas exist •Home site replanting requirements •Floating post-tension foundations to minimize native tree impact •Environmental Enhancements –rainwater collection, bio-swales •Public Art Donation •Estimated Value of Tree Preservation -$2.5 mm to $4.7 mm •Tree Value –20 acres (est.) x 134 per acres (ave ) = 2,680 trees x 9.5 x $100 = $2.5 million •Land Value –35.6 acres x $3.00 psf (est.) = $4.7 million The Knolls at Solana –Tree Mitigation Proposal Donation:$10,000 for public art to the Town of Westlake and/or the Public Art Committee Location: At a location within the boundaries of the 62.5 acre parcel, to be selected by either the Town of Westlake Public Art Committee or by Town Council Competition:Wilbow encourages the concept of a public art competition managed by the Public Art Committee Maintenance:To be provided by the Knolls Homeowners Association Timing: Public artwork complete and installed by the end of 2019 Public Art Proposal The Knolls at Solana –June Plan –65 Lots The Knolls at Solana –October Plan –65 Lots Project Timeline -Community Outreach Sept 2016 Contract signed Meeting with Glenwyck HOA President Oct 2016 Meeting with NcNabnay, Stevenson Granada Resident Meetings Dec 2016 Granada Town Hall Meeting (Wilbow/HOA hosted) Mar 2017 Project postponed for election season Project development plan overhauled Apr 2017 Granada Town Hall Meeting (Town hosted) June 2017 Project Formal Submittal to Town Aug 2017 Project postponed 60 days due to public notice issue Oct 2017 P&Z Meeting on 10/16 Public Forums on 10/9, 10/12, 10/23 Joint Council/P&Z Workshop on 10/30 Nov 2017 Public Forum on 11/7 P&Z Meeting on 11/13 The Knolls at Solana –Plan Update –61 Lots The Knolls at Solana –Project Features •61 Home Sites •40.8 acres of total open space •35.6 acres proposed to be deeded to Town •100’ setback from Solana Boulevard ROW •170’ to 400’ setback from Glenwyck property line •17 Home Sites designated for one-story building height limit •12 Home Sites located south of main ridge line (50% of home site) •Both Knolls are in non-development open space zone The Knolls at Solana –Glenwyck Plan –56 Lots The Knolls at Solana –Glenwyck Plan Project Features •56 Home Sites •42.5 acres of total open space •34.8 acres proposed to be deeded to the Town •50’ setback from Solana Boulevard ROW •250’ to 450’ setback from Glenwyck property line •7 Home Sites designated for one-story building height limit •5 Home Sites located south of main ridge line •Both Knolls are in non-development open space zone •Plan has Glenwyck neighborhood support including drop of lawsuit •Requires Town cost concessions to Wilbow Development Plan –Comparison Summary June 2017 October 2017 November 2017 November 2017 Formal Submittal P&Z Update P&Z Update Glenwyck Plan Lot Count 65 65 61 56 Open Space 37.2 acres 39.8 acres 40.8 acres 42.5 acres Deeded Open Space n/a n/a 35.6 acres 34.8 acres Setback - Solana Blvd 100'50'100'50' Setback - Glenwyck Range 175'220' to 400'170' to 400'250' to 400' Setback - Granada 150'150'150'150' One-Story Homes 0 12 17 7 WAF Contribution $10,000 per lot $10,000 per lot $5,000 per lot 0 Solana Trail Concrete Concrete Existing DG upgrade Existing DG upgrade Solana Blvd Median Trees Included Included Included Excluded Town Fee Credits None None None 100% credit up to $1.0 mm The Knolls at Solana –Concept Plan Update