Item 6C
Specific Use Permit The Parkview Residences
ZA15-094
1
Owner: Slts Grand Ave., LP
Applicant: Cooper & Stebbins
Request: Approval of a Specific Use Permit for residential lofts in the Southlake Town Square “DT” Downtown District for The
Parkview Residences to allow the construction of six (36) residential lofts in a five-story building
Location: 1471 Federal Way, described as Lot 4, Block 4R1, Southlake Town Square,
Phase I
ZA15-094
Cooper & Stebbins is requesting approval of a Specific Use Permit for residential lofts in the Southlake Town Square “DT” Downtown District for The Parkview Residences to allow the construction
of 36 residential lofts in a five-story building on property described as Lot 4, Block 4R1, Southlake Town Square, Phase I, an addition to the City of Southlake, Tarrant County, Texas
and located at 1471 Federal Way, Southlake, Texas.
2
Before I start the presentation of each of the items I wuld like to just review the Land Use , Zoning and an aerial. The current LU is Town Center
3
The current zoning is Downtown District
4
Aerial View
E SOUTHLAKE BLVD
N CARROL AVE
E STATE HWY 114
CENTRAL AVE
This an aerial of the site. This item focuses on the area east of Central Avenue
5
The Residences
This is a rendering of the residences that was approved in 2013. This Specific Use Permit (SUP) was approved by City Council on November 19, 2013 to allow the construction of 38 residential
lofts in a five-story building. An SUP typically expires within six (6) months of approval if a permit for construction is not pulled. This approval extended the expiration date of
the SUP from six (6) months to twenty-four (24) months which would have expired November 19th, 2015.
The applicant is requesting a revision of the previous SUP approval to extend
the expiration date from November 19, 2015 to March 31, 2016.
STOP
The applicant is also proposing and to increase the maximum height from 52’ to 59 to increase the ceiling height.
of the ground level lobby and common areas by approximately 3’ to allow a ceiling height of not less than 12’ and to increase the height for all residences by approximately 1’ to
allow ceiling heights of approximately 10’ for residences on floors 2-4 and approximately 11’ for the 5th floor penthouses.
6
Summary of Proposed Changes
In additon to the extension of the SUP there are changes proposed to the site plan. The staff will cover the changes at a high level and the applicant will provide details to the City
Council as part of his presentation.
The Max. Building Height has been increased from 52’ 4” to 59’ – This is to increase the lobby and common areas to at least 12 feet in height and
increase ceiling height for all the residences
Decrease # of Units from 38 to 36 – two – 2 level residences on the back of the building have been eliminated reducing the count. This
increased the avearage square footage from 1,929 to 2,114 sq ft. There are also a number of other lifestyle enhancement which the applicant will cover.
The Presold Units Required are
proposed to be reduced from 19 to 18.
Garage Parking Spaces Required (2 per unit) 76-72
7
Garage Parking Spaces Provided*
76
72
There are some changes in the elevations which are summarized
in your staff on attachment C, pages 4 -10. I will cover the changes in my presentation and the applicant will go into more detail in his presentation.
7
Previous Conditions of Approval (November 19, 2015)
Proof of sale of a minimum of 55% of the Garden District Brownstones (19 of 33) prior to issuance of a building permit for The Residences; and
Pre-sale of a minimum of 50% of The Residences
homes (the equivalent of 19 of 38 18 or 36 residences) prior to issuance of a building permit.
These were the previous preconstruction requirements associated with the SUP approved in 2013. It is the applicants intent to have the previous remain with a reduction in the pre-sale
of Residences from 19 to 18 to reflect the change in the total number of units.
8
Proposed SUP Revisions (Variance Requests)
The maximum height allowed in the “DT” district for buildings more than 1000’ from E. S.H. 114 is 52’. The applicant is requesting a variance to allow a maximum height of approximately
59’. Approximately 1/4 of the southern portion of the building is outside of the 1,000 foot distance from SH114. Approximately 3/4 of the northern portion of the building is within the
1,000 foot distance from SH114 which would allow a maximum height of 90 feet.
A Specific Use Permit shall automatically expire if a building permit is not issued and construction begun
within six (6) months of granting the Specific Use Permit. The applicant is requesting an expiration date of March 31, 2016, which would require approval of a variance if the SUP is
approved prior to October 1, 2015.
There ar two variances being requested with this application
9
Site Plan
10
Landscape Plan Approved 11/19/13
Courtyard area to be revised to match Site Plan
11
Elevation Approved 11/19/13 – The Residences
12
Proposed Conceptual View
13
Elevation Revisions
14
Elevation Revisions
15
Elevation Revisions
16
Elevation Revisions
17
Elevation Revisions
18
Elevation Revisions
19
Building Height Comparison
The unit count has been reduced to 38 by combing units on the 5th floor. The average size of the units is 1,930 sq. ft (1870) – 950 square feet avg size dollars.
Individual garage
units on the south side have been eliminated due to the reduction of units and resident parking had bee reduced from 80 to 76.
Visitor parking is reduced from 25 to 22 due to unit reduction
and the addition of the drop off and delivery space.
20
The Parkview Residences
1,000 Feet from SH 114 R.O.W.
This is an aerial showing the location of the proposed residences.
21
ZA15-094
Planning and Zoning Commission:
Approved (6-0) subject to the staff report dated August 28, 2015, subject to Site Plan Review Summary No. 1, dated August 28, 2015, specifically granting
the variances listed in our staff report relating to the maximum height to allow a maximum height of 59’ and extending the time period expiration date of the Specific Use Permit to March
31, 2016 and also specifically noting that on the presale requirement for The Residences, the percentage remains at 50%, however, to adjust the math accordingly, that becomes 18 out
of 36 residences.
22
Questions?
23