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Parkview Residences City Council Presentation October 20, 2015 (including Height Options 1 and 2) (1)THE PARKVIEW AT SOUTHLAKE TOWN SQUARE REQUEST FOR SUP REVISIONS (Including Height Options 1 and 2) City Council Presentation –October 20, 2015 THE PARKVIEW AT SOUTHLAKE TOWN SQUARE: Request for SUP Revisions (Including Height Option 1 vs. Option 2) The SUP for the Parkview Residences was approved on November 19, 2013. Since that time, design has evolved to reduce the number of residences, increase the number and level of building amenities, and enhance the building and floor plan quality throughout. Early pre-sales of these luxury residences are evidence of the market’s support for the finished product. Concept design in 2013 was based on 10 foot (10’) ceiling heights throughout the building (including in the garage). As design development has progressed, we have learned that these minimum ceiling heights are not achievable without an adjustment to the overall building height. We therefore request that the City approve one of the following two Options: •Option 1: Increase overall building height by 6’-10 5/8” to a height of 59’-2 5/8”, which will allow us to deliver minimum 10’ ceilings on each floor (and 11’ on the Penthouse level). •Option 2: Maintain overall building height at 52’4” per the Sections included herein. Given the uncertainty regarding building height, and as the original SUP approval expires on November 20, 2015, we are also requesting an extension to November 20, 2016 to provide time to finalize design and pre-sales prior to construction start. Requested SUP Option #1 The SUP for the Parkview Residences was approved for 52’ in height (with a variance for one corner being approximately 4” taller than 52’). We request approval to extend the height of the building by six feet, ten and five-eighths inches (6’-10 5/8”), to a height of fifty-nine feet, two and 5/8 inches (59’-2 5/8”). The additional height would be used as follows: •Increase the ground floor height by 2’-2 5/8”, which would allow us to: -Raise ceiling height in the ground floor Lobby from 10’ to 12’; and -Raise minimum ceiling height in the south garage from 7’-11” to 10’-1 5/8”. •Increase height for floors 2 through 4 by 10 5/8”, raising finished ceiling heights on these floors from 9’2” to 10’. •Increase height on the 5th floor by 2’-0”, raising finished ceiling heights from 9’2” to 11’. The SUP for the Parkview Residences is scheduled to expire on November 20, 2015. We request that this date be extended to November 20, 2016, to provide time to complete design and construction documentation, and to finalize pre-sales. Requested SUP Option #2 If SUP Option #1 (from the previous page) is not approved, we request that the height of the building would remain at fifty-two feet, four inches (52’-4”). •Ceiling height in the ground floor Lobby would remain at 10’; •Minimum ceiling height in the south garage would remain 7’-11”; and •Ceiling heights for floors 2 through 5 would remain at 9’2”. As the SUP for the Parkview Residences is scheduled to expire on November 20, 2015, we request that this date also be extended in Option #2 to November 20, 2016, to provide time to complete design and construction documentation, and to finalize pre-sales. Building Section at SE Corner Option 2 Option 1 Building Section at Lobby Option 2 Option 1 Option 2: Luxury Condominium Lobby “ 12 foot ceiling height ” Option 1: Luxury Condominium Lobby “ 10 foot ceiling height ” Option 1: Luxury Condominium “ 10 foot ceiling height ” Option 2: Luxury Condominium “ 9 foot ceiling height ” Cooper and Stebbins & Marquis Group •Cooper and Stebbins is partnering with Montgomery Plaza condominium developer Marquis Group (http://montgomeryplaza.com/about/team/) on the Parkview Residences. •Plano-based Marquis Group has demonstrated a keen understanding of the opportunity to build something far more extraordinary than the typical condominium building. They see the potential for The Parkview Residences and its Town Square location to become comparable to the best in class residential offerings in Dallas and Fort Worth. •PowerPlay Destination Properties (http://powerplaydestination.com/) is leading the Sales and Marketing team for the Parkview Residences. PowerPlay is also handling sales for the adjacent Garden District Brownstones. APPENDIX 1 COMPARISON OF OPTION 1 VS. OPTION 2 THE PARKVIEW RESIDENCES AT SOUTHLAKE TOWN SQUARE SLAB TO SLAB DIMENSIONS Drop Clear Drop Clear Amount %%Drop Clear GROUND LEVEL 8'-8"0'-9"10'-0"7'-11"10'-10 5/8"0'-11 5/8"12'-0"10'-1 5/8"2'-2 5/8"25.6%0'-2 5/8"2'-0"2'-2 5/8" Drop Clear Drop Clear Amount %%Drop Clear RESIDENT LEVELS Floor 2 10'-8"0'-9"9'-2"11'-6 5/8"0'-9 5/8"10'-0"0'-10 5/8"8.3%0'-0 5/8"0'-10" Floor 3 10'-8"0'-9"9'-2"11'-6 5/8"0'-9 5/8"10'-0"0'-10 5/8"8.3%0'-0 5/8"0'-10" Floor 4 10'-8"0'-9"9'-2"11'-6 5/8"0'-9 5/8"10'-0"0'-10 5/8"8.3%0'-0 5/8"0'-10" Floor 5 11'-8"1'-2"9'-2"13'-8"1'-3"11'-0"2'-0"17.1%0'-1"1'-10" Subtotal 43'-8"48'-3 7/8"4'-7 7/8"10.7% TOTALS 52'-4"59'-2 5/8"6'-10 5/8"13.1% Min. Floor Height Min. Floor Height Garage (Min.) Lobby Ceiling Height Min. Floor Height Min. Floor Height Ceiling Height Ceiling Height Garage (Min.) Lobby Option 2 Ceiling Height Ceiling Height Option 1 Ceiling Height Difference Floor Height Floor Height Garage (Min.) Lobby APPENDIX 2 BUILDING HEIGHT STUDIES Modest Increase to Building Height will Enhance Livability The requested increase of 6’-10 5/8” to a height of 59’-2 5/8” will enhance both shared and individual living space throughout the building: •A minimum ceiling height of twelve feet (12’) is sought in the Lobby and Ground Floor common areas. •A minimum ceiling height of ten feet (10’) is sought in private residences throughout the building, rising to eleven foot (11’) on the Penthouse level. As the following slides illustrate, the modest increase in building height will be in harmony with the surrounding residential and commercial neighborhoods. OPTION 1 (59’2-5/8”) OPTION 2 (52’4”) OPTION 1 (59’2-5/8”) OPTION 2 (52’4”) APPENDIX 3 SALES UPDATE Demand Growing for the Downtown Lifestyle 19 Garden District Brownstone lots are required to be sold and under development in order to pull a permit on the Parkview Residences. We are on pace to exceed that requirement: •21 Garden District Brownstones Lots are sold or in play to be sold: -11 homes are under construction. -5 lots have been sold and closed to custom buyers, and are in design (plans in process; we expect that slabs will likely not be on the ground until late this year or early next year). -3 new homes have been permitted on Meeting Street and are expected to be under construction by the end of October. -Plans for the first 2 Park Ridge lots have been submitted for permit, along with a Plat Amendment to create a new custom lot on Park Ridge. In addition to the Garden District Brownstone pre-sales requirement, the Parkview SUP also requires that 50% (18) of the Parkview Residences be pre-sold before a permit will be issued. 14 of 36 (39%) of the Parkview Residences have been pre-sold since the opening of the sales program on June 18, 2015. Ongoing activity indicates that we will comfortably meet or exceed our 50% pre-sales requirement. APPENDIX 4 DEVELOPMENT AND DESIGN UPDATE 26 Building Changes Lobby Entry Entry Lounge Building Changes Enhance Unique Opportunity •The garage has been separated into 2 separate “North” and “South” garages, allowing the Lobby and related ground floor areas to be run through the building from the entry on Central Avenue to the back of the building. •The Building Lobby has almost doubled in size, enhancing the sense of arrival. •Mail and other service areas have been expanded and enhanced. •A Conference Room and Club Room have been added. •The Building structural grid has been modified to widen Resident parking spaces from 9’3” to 10’0”. •A dedicated freight elevator has been added. •Passenger elevators have been moved forward, enhancing upper level corridor configurations and giving “A” plan type Residences and Penthouse level “F” plan type Residences their own semi-private elevators. •Brick has replaced Stucco finish on the back (west) elevation. GROUND FLOOR PLAN The Parkview at Southlake Town Square DESIGN DEVELOPMENT (7/31/15) APPROVED PLANS (12/18/13) GROUND FLOOR PLAN The Parkview at Southlake Town Square ADDED FREIGHT ELEVATOR WITH INTERNALIZED LOADING AREA ADDED INTERNAL TRASH ROOM LARGER MAIL & PACKAGE ROOMS ADDED CONFERENCE ROOM & CLUB ROOM WIDENED PARKING SPACES Lifestyle Enhancements •Two 2-level Residences on the back of the building (3rd and 4th floors) have been eliminated, reducing overall building count from 38 to 36 total Residences. •The average size of Residence has increased from 1,929 SF to 2,114 SF. •“A” plan type Residences on all floors and Penthouse level “F” plan type Residences now have direct, semi-private elevator access. •Wider hallways enhance building circulation and benefit from more natural light. •The Yoga, fitness, and flex rooms have been relocated from the top floor to the 2nd floor, increasing the size of these amenities. •Rooftop shared amenity space has been dramatically increased, from 1,600 SF on initial design to over 5,700 SF. •4 private rooftop terraces totaling over 3,000 SF have been added. •Residents on the 3rd, 4th and 5th floors will now have private storage on the same floor on which they live. Residents living on the 2nd floor will access their storage unit on either the 3rd or 4th floor. Storage in the Garage has been eliminated. •Storage areas have been redesigned to provide better light and access, and to eliminate long hallways. DESIGN DEVELOPMENT (7/31/15) APPROVED PLANS (12/18/13) SECOND FLOOR PLAN The Parkview at Southlake Town Square SECOND FLOOR PLAN The Parkview at Southlake Town Square OFFSET IN HALLWAYS ELIMINATE LONG VIEWS ADDED AMENTY ROOMS ADDED PRIVATE ELEVATOR STOPS DESIGN DEVELOPMENT (7/31/15) APPROVED PLANS (12/18/13) THIRD & FOURTH FLOOR PLAN The Parkview at Southlake Town Square DUPLEX UNITS ALONG ALLEY ELIMINATED THIRD & FOURTH FLOOR PLAN The Parkview at Southlake Town Square AVERAGE UNIT SIZE HAS INCREASED 10% (184 SF) SMALL SITTING AREA WITH WINDOWS BRING IN NATURAL LIGHT ELIMINATED DUPLEX UNITS ADDED LARGER STORAGE UNITS ADDED PRIVATE ELEVATOR STOPS OFFSET IN HALLWAYS ELIMINATE LONG VIEW DESIGN DEVELOPMENT (7/31/15) APPROVED PLANS (12/18/13) FIFTH FLOOR PLAN The Parkview at Southlake Town Square FIFTH FLOOR PLAN The Parkview at Southlake Town Square SMALL SITTING AREA WITH WINDOWS BRING IN NATURAL LIGHT ELIMINATED DUPLEX UNITS ADDED OVERSIZED STORAGE UNITS ADDED PRIVATE ELEVATOR STOPS OFFSET IN HALLWAYS ELIMINATE LONG VIEWS PRIVATE ROOFTOP ACCESS DESIGN DEVELOPMENT (7/31/15) ROOF PLAN The Parkview at Southlake Town Square APPROVED PLANS (12/18/13) ROOF PLAN The Parkview at Southlake Town Square ADDED PRIVATE ROOFTOP TERRACES INCREASED SHARED AMENITY SPACE (FROM 1,600 SF TO 5,700 SF) 40 Parkview Residences Visuals Penthouse Entry “Pivot” Door APPENDIX 5 FLOOR PLANS 42 Parkview Residences Visuals Master Bedroom with double sided Fireplace Open Master Bath with freestanding Tub & Waterfall frameless glass Shower 43 •Building enhancements have added to the sense of arrival,ease of access,more livable and inviting common areas,security,easily accessed hidden storage and other amenities.The design team has also advanced floor plans for individual homes that will make the Parkview Residences a truly unique boutique palette of luxury homes. •There are eight (8)Residence types.Five (5)of these are on floors 2 thru 4.Three (3)are unique to the Penthouse Residences on the 5th floor. •Following are some of the many upgrades that have been made to Residence floor plans: -Square footage added to various homes -Entry and foyer layouts expanded and improved -Size of Kitchen increased, allowing larger island and better layout -Kitchen storage accessibility improved, with upgraded appliance configuration -Bi-fold doors added, enhancing accessibility to outdoor living space -Direct elevator access added to “A” plan type Residences on all floors and Penthouse level “F” plan type Residences -Size of Master Suite increased -Open bath concept offered on select homes, with a see-thru fireplace -Free standing tubs available in Master Bathroom in all homes -Junior Master option now available in Penthouse “F” plan -Selected walls have been removed to expand the open concept design -Display nooks have been added for art to take advantage of sight lines Floor Plan Layout Enhancements 44 Parkview Residences Visuals Floating Staircase to upper level Private Roof Garden Kitchen Island, full height Cabinets and integrated Media/Fireplace Nook 45 PARKVIEW RESIDENCES FEATURES & AMENITIES •The Parkview Residences offer luxury living on a single level, overlooking the new Garden District Oval Park and within easy walking distance of Southlake Town Square’s many offerings. Quality, features and finishes throughout the Residences now include: -A Rooftop Terrace with fire pits, barbecue grills, plunge pools and comfortable loungers. -A yoga/barre salon and with gym and cardio equipment -An owners lounge with entertainment kitchen and media viewing -Impressive facades with classic terraces and expansive windows -Wide plank hardwood flooring in the entry halls, kitchen and living room -Expansive 9'6" ceilings in each residence -Energy efficient Low-E glass windows -Custom-designed Shaker cabinetry throughout -Gourmet appliances in each home -Full height kitchen cabinets with soft-close pullout drawers -Stone slab kitchen islands and counters -Luxurious Kohler master bath with soaking tub, frameless glass shower, and furniture- style vanities -Optional Savant® smart home integration for sound, heating, lighting and security -Gated garages with deeded parking stalls -Dedicated climate controlled storage spaces -A host of available upgrade options to personalize your home 46 47 48 49Optional Junior Master Penthouse “F” Plan 50Penthouse Homes 51Penthouse Homes APPENDIX 6 BUILDING SF CHANGES APPENDIX 7 BUILDING DESIGN EVOLUTION Design Development Enhances Unique Opportunity Exterior Design Development for the Parkview Residences is approximately 90% complete. Design evolution has been consistent with the building concept approved in 2013, while enhancing architectural details with the view to continuing to raise the bar of quality throughout. The following slides illustrate some of the enhancements that have been made to the building’s architecture. Final design detailing depends on the outcome of this application. CURRENT DESIGN (DESIGN DEVELOPMENT) (CONCEPT DESIGN) 1 2a 2b 2c2c2d EAST ELEVATION (CENTRAL AV.) Building Massing Unchanged 1.Building length remains the same. 2.Building’s massing remains the same. a.Arrangement of large and small bays is unchanged. b.Location and extents of balconies along street remains unchanged. c.Setback of façade between large bays at 5th floor remains unchanged. d.Building setback at center to form entry courtyard is maintained from the original Concept Design. CURRENT DESIGN (DESIGN DEVELOPMENT) (CONCEPT DESIGN) 1 2 32 4 EAST ELEVATION (AT ENTRANCE) East Elevation at Main Entry 1.Balconies have been added at the entry façade. This provides a pattern of light and shadow giving a sense of depth to the façade, helping to announce the building’s entrance. 2. Two, narrow bays have been introduced at ends of the balconies. Like the balconies, these are setback from front façade. They provide a vertical emphasis that balance the horizontal lines generated by the balconies. 3. Two pergolas have been added on each side of the elevator penthouse, set back so as not to be visible from the street. 4. The garden wall that encloses the front entry court has been changed from a series of brick piers to a cast stone colonnade. A pedimented bay marks the center entrance gate and receives a gabled canopy that extends back to the building providing for weather protection. CURRENT DESIGN (DESIGN DEVELOPMENT) (CONCEPT DESIGN) 1A 4 2 2 3 1A 1B EAST ELEVATION (SOUTH WING) East Elevation (South Wing) 1.Two types of balconies provide variation along the length of the building, helping to further breakdown the overall scale of the building. The “stacked porch” balconies (1A) have floor to ceiling cast stone columns and metal railings at Floors 2-4 and a cast stone balustrade at Floor 5. This balcony type provide a more vertical emphasis that balances the building’s overall horizontal massing. The brick-fronted balconies (1B) are similar to what was shown in the Concept Design. They have been maintained at the center-balcony location and link the two adjoining bays, creating a smaller, 4-story pavilion within the overall large elevation. 2.Cast stone window surrounds at the 5th floor windows in large bays and at all of the 2nd floor windows strengthen the definition of the building’s base (where it meets the street) and its top (where it meets the sky). 3.The cast stone band separating the 1st and 2nd floors has been increased in size and level of detail from the Concept Design where it was shown as a single, thin band. 4.To create greater visual interest and a hierarchy of openings, grilled openings into the garage have been reduced in size in the bays, and changed to a decorative brick screen wall at the recesses below the balconies. CURRENT DESIGN (DESIGN DEVELOPMENT) 6 1 2 3 7 4 (CONCEPT DESIGN) 5 ELEVATION DETAIL 1.Cast stone window surrounds and continuous cast stone sill have been added at the 5th floor. 2.Cast stone balustrade at the 5th floor caps the balcony tiers creating a clearly identifiable top, which is consistent with the design of the overall façade. 3.Cast stone columns create a strong vertical proportion for the balconies. These more porch-like balcony tiers create a relationship in both form and scale with the front porches on the Meeting Street Brownstones. 4 & 5.Cast stone window surrounds (4) at all street-facing 2nd floor windows, in conjunction with the cast stone band course (5) and rusticated brick base (7) add detail and create a strong definition for the base of the building where it fronts the street. 6.Patterned brick screen wall openings screen the parking area from street and create an interesting pattern that provides visual interest. 7.A rusticated brick 1st floor adds formality to the building’s 1st floor. This type of 1st-story brick coursing was used on a number of the Main Street Brownstones. East Elevation (South Wing) Detail CURRENT DESIGN (DESIGN DEVELOPMENT) (CONCEPT DESIGN) 21 3 NORTH ELEVATION (SIMILAR AT SOUTH) 1.Building corner at the 5th Floor balcony has shifted east to align with the corner on the lower floors, providing for a more balanced composition. 2.Balconies have shifted away from the alley and are used to subdivide the façade into two smaller, more vertical portions. 3.The window fenestration has been adjusted to coordinate with the floor plans. North Elevation CURRENT DESIGN (DESIGN DEVELOPMENT) (CONCEPT DESIGN) 312 4 3 2 WEST ELEVATION (ALONG ALLEY) West Elevation 1.Primary façade material has been changed from stucco to brick. 2.Window fenestration has been adjusted to coordinate with the floor plans. 3.Recessed court at the 3rd and 4th floors is eliminated with the removal from the program of the two alley duplex units. 4.Pergolas on either side of the elevator penthouse have been added at the rooftop resident amenity deck.