Item 6E(e::; � C
CITY OF
S0UTHLA1<.,,.E
Department of Planning & Development Services
STAFF REPORT
October 20, 2015
CASE NO: ZA15-108
PROJECT: Specific Use Pennit for The Parkview Residences — Option 2
EXECUTIVE
SUMMARY: 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
Option 2 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. The current zoning is "DT" Downtown District. SPIN Neighborhood
#8.
REQUEST
DETAILS:
Case No.
ZA15-108
A Specific Use Permit (SUP) for residential lofts for The Residences was approved by
City Council on November 19, 2013 to allow the construction of 38 residential lofts in a
five -story building. An SUP expires within six (6) months of approval if the use or
construction of the use is not commenced. The approval extended the expiration date
of the SUP from six (6) months to twenty-four (24) months. The applicant is requesting
a revision of the previous SUP approval to extend the expiration date from November
19, 2015 to November 20, 2016. A summary of proposed revisions to the elevations
are included in Attachment C of this report. All other previous conditions of approval of
the SUP in terms of the percentage of Garden District Brownstones sold and the
percentage of The Residences presold prior to commencement of construction of The
Residences are proposed to remain. A summary of the changes is below:
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SUP Permit
Expires Nov. 19, 2015
Expires Nov. 20, 2016
Max. Building Height
52'
52'4"
# of Units
38
36
Presold Units Required
19
18
Garage Parking Spaces
Required 2 per unit
76
72
Garage Parking Spaces
Provided*
76
72
Elevations
See Attachment C pages 7 - 12
* On -street visitor parking is unchanged — 22 spaces provided.
In addition to the requests to extend the expiration date, a number of other changes to
the building layout are proposed. The applicant has submitted a booklet for the
Parkview Residences SUP revision that outlines these changes. A link to the booklet
is included in Attachment C of this report.
Page 1
A summary of the changes as outlined by the applicant are below:
• 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.
• Two 2 -level Residences on the back of the building (3`d and 0 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 3`d, 0 and 5t' 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 3'd or 4t' floor. Storage in the garage has
been eliminated.
• Storage areas have been redesigned to provide better light and access,
and to eliminate long hallways.
Case No.
ZA15-108 Page 2
A condition of approval for the previously approved SUP on November 19, 2013
stated that construction will not begin until a minimum of 55% of the Garden District
Brownstones are sold and 50°x6 of The Residences are presold. The applicant is
proposing to carry over this stipulation with the current request. The reduction in the
number of units from 38 to 36 units requires that 18 units in The Parkview Residences
be presold prior to commencement of construction instead of 19 units that previously
comprised 50% of the total.
A separate application for a Specific Use Permit for The Parkview Residences —
Option 1 (Case No. ZA15-107) that proposes to increase the maximum height allowed
from approximately 52' 4" to approximately 59' 3" in addition to the request for the
extension of the expiration date to November 20, 2016 has also been submitted.
VARIANCE
REQUESTED: 1, The maximum height allowed in the "DT" district for buildings more than 1 000'from
E. S.H. 114 is 52'. The applicant is requesting a variance to allow a maximum
height of approximately 52' 4". 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 SH 114 which
would allow a maximum height of 90 feet.
2. 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 November 20, 2016.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Specific Use Permit
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information — Link to Presentation
(D) Site Plan Review Summary No. 2, Revised October 20, 2015
(E) Surrounding Property Owners Map and Responses
(F) Resolution No. 15-049
(G) Booklet of Proposed Revisions (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (817)748-8067
Richard Schell (817)748-8602
Case No.
ZA15-108 Page 3
BACKGROUND INFORMATION
OWNER: Sits Grand Ave., LP
APPLICANT: Cooper & Stebbins
PROPERTY SITUATION: 1471 Federal Way
LEGAL DESCRIPTION: Lot 4, Block 4R1, Southlake Town Square, Phase I
LAND USE CATEGORY: Town Center
CURRENT ZONING: "DT" Downtown District
HISTORY: Key approvals associated with Southlake Town Square and residential
development in Town Square:
January 7, 1997 (ZA96-145): Original "PUD"Zoning & Concept Plan approved
for Southlake Town Square;
August 19,1997 (ZA97-099 and ZA97-100): Southlake Town Square Phase I
Development Plan and Site Plan approved;
February 4, 2003 (ZA02-104); "DT" Downtown District Zoning & Concept Plan
was approved;
April 1, 2003 (ZA03-013) Specific Use Permit for the Brownstone residential
units was approved.
September 7, 2004 (ZA04-057) Preliminary Plat for Block 22, Southlake Town
Square was approved. This area has been designated as open space by the
approved concept plan, development plan and the previous preliminary plat
and has been intended to be dedicated to the City for use as a park. The
purpose of this plat is to subdivide the block into two lots so that a final plat
may be approved and recorded for the dedication and conveyance of
approximately 2 acres of the future 6 acre park in connection with the
residential "Brownstone" project. The final platting of the remaining 4 acres is
being deferred awaiting further development of the Town Square project.
October 5, 2004 (ZA04-066 & ZA04-067): Revised Concept Plan & Site Plan
for Southlake Town Square's Grand Avenue District was approved;
September 6, 2005 (ZA05-075): Revised Concept Plan for the purpose of
relocating open space/park land from Block 22 (3.78 acres open space
removed) to Block 19 (2.80 acres open space provided) was approved, which
left a shortfall of 0.98 acres of open space. At the time of approval, Cooper &
Stebbins was reviewing appropriate potential new park areas in Blocks 11 and
20 and planned to designate new park space in one or both of these blocks,
having a combined area of not less than 0.98 acres.
July 17, 2007 (ZA07-050): Zoning Change and Revised Concept Plan for the
purpose of changing the block configurations and realigning Division and State
Streets to accommodate the proposed DPS Central Facility. This plan also
Case No. Attachment A
ZA1 S-108 Page 1
relocates open space from the north side of Division Street to the south side
directly adjacent to McPherson Park. This relocation results in 0.51 acres of
park land being added to McPherson Park. The applicant requested a 0.44
acre open space reduction from the currently approved concept plan, but City
Council denied the request and approved the item with the following
stipulations:
1) The City will retain 0.44 acres of open space with location to be
determined later;
2) Requiring a schematic for the open space to be brought before Council
prior to the final approval of the block north of the Brownstones;
3) Requiring the open space north of the Brownstones to be open to the
public.
May 3, 2011; (ZA10-068) A text amendment to Section 37 ("DT" Downtown
District) of Zoning Ordinance No. 480, as amended, creating new definitions
for "Garden District" and "Garden District Residences" as well as providing
additional development regulations for such development was approved.
May 3, 2011; (ZA10-069) A revised Concept Plan for the Garden District,
including 130 Garden District Residences and 10 Brownstones, was approved.
November 19, 2013; (ZA13-011) A revised Concept Plan for the Garden
District and Brownstones Phase C to allow construction of 60 Garden District
Residences and 33 Brownstones for a total of 93 residential units on
approximately 7.472 acres was approved.
November 19, 2013; (ZA13-012) A Preliminary Plat for Southlake Town
Square Garden District and Brownstones Phase C to develop 60 Garden
District residential units and 33 Brownstones was approved.
November 19, 2013; (ZA13-053) A Specific Use Permit (SUP) for the
Brownstones, which includes portions of Phase B, Phase C and the Garden
District to develop 33 Brownstones on approximately 4.89 acres was
approved.
November 19, 2013; (ZA13-054) A Specific Use Permit (SUP) for residential
lofts in the Southlake Town Square "DT" Downtown District for The
Residences to allow the construction of 38 residential lofts in a five -story
building on an approximately 0.60 acre lot was approved allowing for a period
of 24 months before commencing construction of the use.
September 15, 2015; (ZA15-094) A Specific Use Permit (SUP) for residential
lofts in the Southlake Town Square"DT" Downtown District, which proposed a
revision of the previous SUP approval to extend the expiration date from
November 19, 2015 to March 31, 2016 and to increase the maximum height
from approximately 52' 4" to approximately 59' was denied by City Council.
SOUTHLAKE 2030 PLAN: Consolidated Land Use Plan
The "Town Center" definition in the 2030 Land Use is as follows:
The Town Center land use designation is intended to enhance and promote
the development of the community's downtown. The goal is to create an
Case No. Attachment A
ZA15-108 Page 2
TRANSPORTATION
ASSESSMENT:
PATHWAYS
MASTER PLAN:
Case No.
ZA15-108
attractive, pedestrian -oriented environment that becomes the center of
community life in Southlake. It may include compatibly designed retail,
office, cultural, civic, recreational, hotel and residential uses. All uses shall
be developed with a great attention to design detail and will be integrated
into one cohesive district or into distinct sub -districts, each with its own
unique characteristics. A mix of different uses is encouraged to, create a
vibrant, lively, and unique environment.
The "Town Center" designation provides the following guidelines for residential
uses:
• Residential uses are to be located between the proposed office or retail
uses and existing residential neighborhoods. These uses are intended
to provide a lower intensity transition between existing neighborhoods
and commercial uses.
• Residential uses should be well integrated with proposed open space
and other civic uses to create a sense of place.
• They should also be integrated with proposed commercial uses in a
manner that provides internal automobile and pedestrian access to
convenience commercial uses.
• Residential uses are recommended to be to the density and scale that
is appropriate based on the context and character of the proposed
overall development.
Traffic Impact: Residential Condominium/Townhouse Use OTE # 230)
The Pathways Plan shows no specific improvements adjacent to this site. A 6'
Attachment A
Page 3
APPROVED
(Garden District
and Brownstones
131
768
10
48
47
25
Phase C + Block
4R1
APPROVED
(Garden District
and Brownstones
93
545
7
34
33
18
Phase C
PROPOSED
Block 4R1
36
204
3
13
12
7
PROPOSED
(Garden District
and Brownstones
129
749
10
47
45
25
Phase C + Block
4R1
Net Difference
-2
-19
0
-1
-2
0
" Vehicle Trips per Day
The Pathways Plan shows no specific improvements adjacent to this site. A 6'
Attachment A
Page 3
sidewalk is shown along Central Ave. and Federal Way adjacent to the site.
WATER & SEWER: All necessary public water and sewer infrastructure are currently in place for
this development.
TREE PRESERVATION
& LANDSCAPE: There are no existing trees on the site except those that the developer has
planted. There are no changes to the landscape plan from the.plan that was
previously approved in 2013.
CITIZEN INPUT: Two SPIN meetings were held with the original request in 2013. The first SPIN
meeting was held Monday, February 11, 2013. And a second SPIN meeting
was held Monday, June 10, 2013. No SPIN meeting was held for this request.
PLANNING AND ZONING
COMMISSION ACTION: October 8, 2015; Approved (6-0) subject to the staff report dated October 2,
2015 and Site Plan Review Summary No.1 dated October 2, 2015, specifically
approving the variance requested and noting the change in the requested date
for the variance from April 30, 2016 to November 20, 2016 and also noting in
the request itself that the date has changed from April 30, 2016 to November
20, 2016.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, Revised October 20, 2015.
The motion from the previous SUP approval of The Residences on
November 19, 2013 is included below for reference:
November 19, 2013; Approved (4-3) subject to Site Plan Review Summary No.
4, dated November 12, 2013 and with the following stipulations:
noting residential lofts will be single family residences and subject to the
applicant's presentation to Council this evening; noting construction will not
begin until a minimum of 55% sales threshold of the Garden District
Brownstonesach lot sale must be confirmed by a certification from the Title
Company of record, including certification as to the associated homebuilding
contract. To qualify, each sold Brownstone lot must have a poured concrete
slab and a water connection. As the Brownstones are being built in "pods" of
typically 3 Brownstones each, any "Spec" Brownstones (including a model
home) would be able to be counted toward the sales requirement. A Spec
Brownstone is defined as a Brownstone under construction but not sold to the
end buyer. If lots are combined for a larger customer Brownstone, each
original lot will count toward the sales requirement so that the 55% threshold is
always measured against the 33 lots; The Residences pre -sale threshold—
each pre -sale must be certified by the Title Company of record as firm and
binding contracts and should be bona fide arm's length and to third parties
with non-refundable deposits. If condominium homes are combined for a
larger residence, each original condominium home will count toward the sales
requirement so that the 50% threshold is always measured against the original
38 condominium homes; approving variance request that may exist for building
height exceeding in one comer of the building the 52' limitation; approving
variance to Section 45.4(b) regarding expiration of SUP from six months to
twenty-four (24) months; and acknowledging applicant's west building
elevations and presentations regarding the garage door descriptions, building
materials and colors with the brick materials on the first level and masonry
stucco on levels above on the western elevation.
Case No. Attachment A
ZA15-108 Page 4
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Case No.
ZA15-108
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Attachment B
Page 1
Plans and Support Information
Link to SUP Request Booklet
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.
Case No. Attachment C
ZA15-108 Page 1
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'-15/8".
• 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 51h 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.
Case No. Attachment C
ZA15-108 page 2
Site Plan
Landscape Plan Approved November 19, 2013
(no changes are proposed to the exterior alantinas - the courtvard olantinas will be revised to match the revised courtvard above 1
Case No. Attachment C
ZA15-108 Page 3
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Case No. Attachment C
ZA15-108 Page 3
Building Section at SE Corner
Option 2 Option 1
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Case No. Attachment C
ZA16-108 Page 4
. Building Section at Lobby
Option 2 Option I
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Attachment C
Page 5
Comparison of Option 1 to Option 2
Case No. Attachment C
ZA15-108 Page 6
E PARKVIEW RESIDENCES AT SOUTHLAKE TOWN SQUARE
SLAB TO SLAB DIMENSIONS
opt 0 4
(<. Optiopl 1 L,
.,
_s
Min: Floor-
Height --
Ceigng'"eight
=.Min.
Lobby _-- Garage
Drop Clear (Min.)=
Floor--
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UllingHpight
— Lobby_ _ Garage _
Drop Clear (Min.)
Floor Height
— —
Amount I %%Drop
CeiOng Height
Lobby — -
Clear
Garage
(Mia)
GROUND LEVEL
8'-8"
0'A" 10'-0" 7'41"
30 -30 5 8"
0'-115/8" 12'-0" 10'-15/8"
2'-25/8-11
25.6%
1 0'-2 5/8"
2'4"
2'-25/8"
J7ooe — .Celling0ilght _
Height -'l prof I I Clear
Mie .Floor
Heiglii _
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I Orop ( Clear
F.Ioor Height
Amount ( %%
Coing!Fie_ ight —
Drop I I Clear
RESIDENT LEVELS
Floor 2
10'-8"
0 -9" 9'-2"
11--65/8'
0'-9 5/8" 10'-0"
0'-10 5/8"
8.3%
0'-0 5/8"
0'40"
Floor 3
10'-8"
01A" 9'-2"
11'-65/8-
0--95/8'- 10'-0"
0'-1O 5/8"
8.3%
0'-0 5/8"
0'-30"
Floor 4
101-8"
0'-9" 9'-2"
11'-6 5/8"
0--95/8-- 10'-0"
V-105/8'.
8.3%
Y-05/8'
a--10--
'-30"Floor
Floor5
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%
Case No. Attachment C
ZA15-108 Page 6
Building Design Evolution
(CONCEPT DESIGN)
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 fagade between large bays at 5t" floor remains unchanged.
d. Building setback at center to form entry courtyard is maintained from the
original Concept Design.
Case No. Attachment C
ZA15-108 Page 7
Building Design Evolution
(CONCEPT DESIGN)
East Elevation at Main Entry
ST ELEVATION
(AT ENTRANCE)
1. Balconies added at entry fagade. This provides a pattern of light and shadow
giving a sense of depth to the fagade, 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 facade. 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.
Case No. Attachment C
ZA15-108 Page 8
Building Design Evolution
CURRENT DESIGN
(DESIGN DEVELOPMENT)
(CONCEPT DESIGN) 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 (113) 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 51' 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 11 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.
Case No. Attachment C
ZA15-108 Page 9
Building Design Evolution
CURRENT DESIGN
(DESIGN DEVELOPMENn (CONCEPT DESIGN)
ELEVATION DETAIL
East Elevation (South Wing) Detail
1. Cast stone window surrounds and continuous cast stone sill have been added at the 51h
floor.
2. Cast stone balustrade at the 51h floor caps the balcony tiers creating a clearly identifiable
top, which is consistent with the design of the overall facade.
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 15L floor. This type of 151 -story
brick coursing was used on a number of the Main Street Brownstones.
Case No. Attachment C
ZA15-108 Page 10
Building Design Evolution
CURRENT DESIGN
(DESIGN DEVELOPMENT)
NORTH ELEVATION
(CONCEPT DESIGN) (SIMILAR AT SOUTH)
North Elevation (Detail)
1. Building corner at the Sth 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 fagade
into two smaller, more vertical portions.
3. The window fenestration has been adjusted to coordinate with the floor plans.
Case No. Attachment C
ZA16-108 Page 11
Building Design Evolution
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CURRENT DESIGN.
(CONCEPT DESIGN)
WEST ELEVATION
(ALONG ALLEY)
West Elevation
1. Primary facade 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.
Case No. Attachment C
ZA15-108 Page 12
Case No.: ZA15-108
SITE PLAN REVIEW SUMMARY
Revised Review No.: Two Date of Review: 10/20/15
Project Name: SUP — Parkview Residences
APPLICANT: Frank Bliss
Cooper and Stebbins
1256 Main St. Suite 240
Southlake, TX 76092
Phone: (817) 329-8400
E-mail: fbliss@southlaketownsguare.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
10/12/15 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT
RICHARD SCHELL AT (817) 748-8602.
The maximum height allowed in the "DT" district for buildings more than 1 000'from E. S.H. 114 is
52'. The applicant is requesting a variance to allow a maximum height of approximately 52' 4".
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. (Variance Requested)
2. In the booklet, revise the expiration date of the current SUP that was approved November 19,
2013 from November 20, 2015 to November 19, 2015.
3. Please make the following changes to Site Plan:
a. Revise the maximum height in the Site Data Summary Chart to reflect the height approved
in SUP Option 1 or Option 2 as necessary.
4. Add language in the narrative and on the Site Plan to state that the Property Owners Association
will be responsible for maintenance of landscaping, irrigation and open space areas.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
LANDSCAPE COMMENTS:
1. Landscaping must comply with the requirements in Section 37 of the Zoning Ordinance — "DT"
Downtown District.
2. The following regulation refers to sight triangles:
Case No. Attachment D
ZA15-108 Page 1
For plantings within twenty (20) feet of any public street intersection,
shrubs and groundcover shall not exceed two (2) feet in height and tree
branching shall provide seven (7) feet of clearance as measured from the
top of the ground surface to the first branch along the tree trunk.
Case No. Attachment D
ZA15-108 Page 2
Public Works/Engineering Review
Steve Anderson, P. E., CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15'
minimum and located on one lot — not centered on the property line.
2. Label utilities has "Public" or "Private".
DRAINAGE COMMENTS:
1. Construction plans have been submitted and are under review.
INFORMATIONAL COMMENTS:
* Submit 4 copies of the civil construction plans (22" X 34" full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directly to the Public Works
Administration Department. The plans shall conform to the most recent construction plan
checklist, standard details and general notes which are located on the City's website.
* A ROW permit shall be obtained from the Public Works Operations Department (817) 748-
8082 to connect to the City's sewer, water or storm sewer system.
* A Developer's Agreement will be required for this development and may need to be approved
by the City Council prior to any construction of public infrastructure. Construction plans for
these improvements must be acceptable to Public Works prior to placing the Developer's
Agreement on the City Council agenda for consideration.
* A separate bond will be required for the Maintenance Bond and bound only unto the City
of Southlake for a period of two years for all development projects. The Maintenance
Bond cannot be tied to the Performance and Payment Bond in any way.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
Fire Marshal Review
Kelly Clements
Assistant Fire Marshal
(817) 748-8671
kclements@ci.southiake.tx.us
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for buildings over 6,000 square feet. (per 2009
I.F.C. Sec. 903.2.11.9 as amended) Submit plans to Reed Fire Protection, 14135 Midway Road,
Suite G260, Addison, Texas 75001. Phone 214-638-7599.
The required backflow protection (double check valve) for the sprinkler system can be located on the
riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the main,
Case No. Attachment D
ZA16-108 Page 3
the double check valve shall be in a pit. Riser rooms shall be a minimum of 5'X5' if the double check
is not located on the riser, or a minimum of 6'X6' if it is on the riser.
Fire department sprinkler connections, FDC, are to be a five inch Storz connection with a
30 degree down elbow and a Knox locking cap.
Fire Department Connections for sprinkler system must be within 100 feet of a fire hydrant, and
within 50 feet of fire department access.
A fire alarm system must be provided as required for a high-rise building as per 2009 IFC
Southlake Amendment 907.2.13. (Automatic fire alarm system and voice communication)
Standpipes are required on every level throughout the high-rise building within the stairwells and
within the corridors at a maximum of 200 feet spacing.
FIRE LANE COMMENTS:
Fire apparatus access needs to be provided within 250 feet of all exterior portions of sprinkled
buildings. Fire apparatus access needs to be designed and maintained to support the imposed
loads of fire apparatus (minimum of 80,000 lbs GVVV). Fire access roads have been increased
from the previous width of 20 feet wide with an additional 8 feet of parallel parking in the existing
locations, to 22 feet wide with an additional 8 feet of parallel parking in the new construction.
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside tum
radius. (per 2009 I.F.C. Sec. 503.2.4)
FIRE HYDRANT COMMENTS:
Hydrants required at a maximum spacing of 400 feet for this multi -story residential structure.
Hydrants are required at intersecting streets and at intermediate locations between as prescribed
above, measured as the hose would be laid.
INFORMATIONAL COMMENTS:
All buildings are required to have Knox Box rapid entry systems installed. Boxes can be ordered
at www.knoxbox.com or contact the Fire Marshal's Office.
Informational Comments:
* SPIN meetings were held for the original SUP for The Residences on February 11, 2013 and
June 10, 2013.
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* All mechanical equipment must be screened of view from right-of-ways and residential properties
in accordance with the Zoning Ordinance No. 480, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
Case No. Attachment D
ZA15-108 Page 4
* Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended
and the Master Pathways Plan. `
* It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will
require construction standards that meet requirements of the Airport Compatible Land Use Zoning
Ordinance No. 479.
* The applicant should be aware that prior to issuance of a building permit a Plat must be
processed and filed in the County Plat Records, a fully corrected site plan, landscape plan,
irrigation plan, and building plans, must be submitted for approval and all required fees must be
paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee,
Water & Sewer Impact and Tap Fees, and related Permit Fees.
* Denotes Informational Comment
Case No. Attachment D
ZA15-108 Page 5
Surrounding Property Owners
The Parkview Residences
1
SLTS GRAND AVENUE LP
DT
1420 DIVISION ST
2.90
NR
2
H & C SOUTHLAKE HILTON LLC
DT
1400 PLAZA PL
3.72
NR
3
SLTS GRAND AVENUE LP
DT
1430 DIVISION ST
2.55
NR
4
SLTS GRAND AVENUE LP
DT
1410 PLAZA PL
0.24
NR
5
SLTS GRAND AVENUE LP
DT
1420 PLAZA PL
0.40
NR
6
SLTS GRAND AVENUE LP
DT
1430 PLAZA PL
0.75
NR
7
SLTS GRAND AVENUE LP
DT
1440 PLAZA PL
0.51
NR
8
SLTS GRAND AVENUE LP
DT
1411 PLAZA PL
0.26
NR
9
SLTS GRAND AVENUE LP
DT
1446 PLAZA PL
0.22
NR
10
SLTS GRAND AVENUE LP
DT
1450 PLAZA PL
2.96
NR
11
SLTS GRAND AVENUE LP
DT
410 GRAND AVE W
0.19
NR
12
SLTS GRAND AVENUE II LP
DT
371 STATE ST
1.86
NR
13
SLTS GRAND AVENUE LP
DT
1431 PLAZA PL
0.23
NR
14
SLTS GRAND AVENUE LP
DT
400 GRAND AVE W
0.22
NR
15
SOUTHLAKE, CITY OF
DT
351 STATE ST
1.97
NR
16
SLTS GRAND AVENUE LP
DT
429 GRAND AVE E
0.42
NR
17
SOUTHLAKE, CITY OF
DT
399 GRAND AVE W
0.34
NR
18
SLTS GRAND AVENUE LP
DT
1445 PLAZA PL
0.20
NR
19
SLTS GRAND AVENUE II LP
DT
1361 FEDERAL
WAY
1.42
NR
20
SLTS GRAND AVENUE 11 LP
DT
310 GRAND AVE W
0.40
NR
Case No.
ZA15-108
Attachment E
Page 1
21
SLTS GRAND AVENUE LP
DT
389 GRAND AVE W
0.01
NR
22
SLTS GRAND AVENUE LP
DT
379 GRAND AVE W
0.01
NR
23
SLTS GRAND AVENUE LP
DT
388 GRAND AVE E
0.01
NR
24
SLTS GRAND AVENUE LP
DT
378 GRAND AVE E
0.01
NR
25
SLTS GRAND AVENUE LP
DT
316 GRAND AVE W
0.25
NR
26
SLTS GRAND AVENUE LP
DT
327 GRAND AVE E
0.43
NR
27
SLTS GRAND AVENUE II LP
DT
301 STATE ST
0.48
NR
28
SLTS GRAND AVENUE II LP
DT
250 GRAND AVE
0.56
NR
29
SLTS GRAND AVENUE LP
DT
1401 FEDERAL
2.44
NR
30
SOUTHLAKE, CITY OF
DT
-WAY
1451 FEDERAL
WAY
1.37
NR
31
SLTS GRAND AVENUE LP
DT
251 GRAND AVE
0.60
NR
32
SLTS GRAND AVENUE LP
DT
1471 FEDERAL
WAY
0.58
NR
33
TOWN SQUARE VENTURES LP
DT
1460 MAIN ST
0.48
NR
34
BRAY, JESSE K
DT
1534 MAIN ST
0.07
NR
35
SMITH, RYAN
DT
1532 MAIN ST
0.06
NR
36
POSEY, JAMES H
DT
1514 MAIN ST
0.06
NR
37
DURANT, TOM
DT
1500 MAIN ST
0.13
NR
38
SCHIRLE, JOSEPH L LIVING
DT
1512 MAIN ST
0.06
NR
39
CLINTSMAN, BRYAN
DT
1510 MAIN ST
0.06
NR
40
SCHIRLE, MATTHEW
DT
1508 MAIN ST
0.06
NR
41
WARE, DEMARCUS O
DT
1506 MAIN ST
0.06
NR
42
JULIA, THOMAS
DT
1504 MAIN ST
0.06
NR
43
SOUTHLAKE, CITY OF
DT
1501 MAIN ST
2.07
NR
44
SOUTHLAKE, CITY OF
DT
1299 DIVISION ST
1.70
NR
45
SOUTHLAKE, CITY OF
DT
1297 DIVISION ST
1.72
NR
46
SLTS LAND LP
DT
1651 E SH 114
5.33
NR
47
BROWNSTONE AT TOWN
SQUARE LP
DT
1509 MEETING ST
0.07
NR
48
BROWNSTONE AT TOWN
SQUARE LP
DT
1501 MEETING ST
0.16
NR
49
BROWNSTONE AT TOWN
SQUARE LP
DT
1507 MEETING ST
0.09
NR
50
RLH BROWNSTONES LLC
DT
1505 MEETING ST
0.08
NR
51
NELSON, KENNETH R
DT
1516 MAIN ST
0.06
NR
52
KI NAST, JOSEPH P
DT
1518 MAIN ST
0.06
NR
53
GRAY, TIM A
DT
1530 MAIN ST
0.06
NR
54
BROWNSTONE AT TOWN
SQUARE LP
DT
1511 MEETING ST
0.08
NR
55
BROWNSTONE AT TOWN
SQUARE LP
DT
1513 MEETING ST
0.08
NR
56
BROWNSTONE AT TOWN
SQUARE LP
DT
1515 MEETING ST
0.07
NR
57
RLH BROWNSTONES LLC
DT
1519 MEETING ST
0.09
NR
58
BROWNSTONE AT TOWN
SQUARE LP
DT
1517 MEETING ST
0.08
NR
59
BROWNSTONES AT TOWN
SQUARE OWN
DT
198 SUMMIT AVE
0.15
NR
60
RLH BROWNSTONES LLC
DT
1523 MEETING ST
0.09
NR
61
RLH BROWNSTONES LLC
DT
1521 MEETING ST
0.07
NR
62
BROWNSTONE AT TOWN
SQUARE LP
DT
351 CENTRAL AVE
2.16
NR
63
BROWNSTONE AT TOWN
SQUARE LP
DT
301 CENTRAL AVE
0.57
NR
64
66
RLH BROWNSTONES LLC
PEKOWSKI FAMILY 1998 TRUST
DT
DT
1503 MEETING ST
1522 MAIN ST
0.10
0.06
NR
NR
67
LEWIS, TERRY W
DT
1524 MAIN ST
0.06
NR
68
MILLS, MICHAEL D
DT
1528 MAIN ST
0.06
NR
69
1 WANG, TZUCHUNG S
DT
1526 MAIN ST
0.06
NR
Responses: F: In Favor
Case No.
ZAI S-108
O: Opposed To U: Undecided NR: No Response
Attachment E
Page 2
Notices Sent: Twenty-nine (29)
Responses Received: One (1) —Attached
Case No. Attachment E
ZA15-108 Page 3
Notification Response Form
ZA18-108
Ilii NM Dab: CMtWwr 8, 2016 a! 8:30 PN
HALE, OENEVIEVE
Fro BOX 0183
ITHLAKF, 7X 762
PLEASE PROVIDE COMPLETED FORM VIA KAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC WEARING.
Being the owner(s)-of the property so noted above, ere- t ''
in r of opposed to undecided about
(cirde or underline one)
the proposed SpecMe Use Permit refeeenced above.
Space for comments regarding your pogition:
Signature; fie'
Additional Signature:
Printed Name(s): ,
Must be www owls o whose flame(.) a;;
Phone Number (optional):
at top. oeww" con d s Prolog Dapeitm
Date:
Case No. Attachment E
ZA15-108 Page 4
RESOLUTION NO. 15-049
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTHLAKE,
TEXAS, GRANTING A SPECIFIC USE PERMIT FOR RESIDENTIAL LOFTS IN
THE SOUTHLAKE TOWN SQUARE "DT" DOWNTOWN DISTRICT FOR THE
PARKVIEW RESIDENCES ON PROPERTY WITHIN THE CITY OF
SOUTHLAKE, TEXAS, BEING DESCRIBED AS LOT 4, BLOCK 4111,
SOUTHLAKE TOWN SQUARE, PHASE 1, AN ADDITION TO THE CITY OF
SOUTHLAKE, TARRANT COUNTY, TEXAS, MORE FULLY AND COMPLETELY
DESCRIBED IN EXHIBIT "A", AND AS DEPICTED ON THE APPROVED SITE
PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT "B"
AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, a Specific Use Permit for residential lofts in the Southlake Town Square"DT" Downtown
District has been requested by a person or corporation having a proprietary interest in the property zoned as
"DT" Downtown District; and,
WHEREAS, in accordance with the requirements of Section 37 and Section 45 of the City's
Comprehensive Zoning Ordinance, the Planning and Zoning Commission and the City Council have given the
requisite notices by publication and otherwise, and have afforded the persons interested and situated in the
affected area and in the vicinity thereof; and,
WHEREAS, the City Council does hereby find and determine that the granting of such Specific Use
Permit is in the best interest of the public health, safety, morals and general welfare of the City.
TEXAS:
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE,
SECTION 1.
A Specific Use Permit is hereby granted for residential lofts in the Southlake Town Square "DT" Downtown
District for The Parkview Residences on property described as Lot 4, Block 4R1, Southlake Town Square,
Phase I, an addition to the City of Southlake, Tarrant County, Texas, more fully and completely described in
Exhibit "A", and as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit "B"
and providing an effective date, subject to the provisions contained in the comprehensive zoning ordinance
and the restrictions set forth herein. The following specific requirements and special conditions shall be
applicable to the granting of this Specific Use Permit:
1.
Case No. Attachment F
ZA15-108 Page 1
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS DAY OF , 2015.
CITY OF SOUTHLAKE
By:
Mayor
City Secretary
ATTEST:
Case No. Attachment F
ZA15-108 Page 2
EXHIBIT "A"
Property described as Lot 4, Block 4R1, Southlake Town Square, Phase 1, an addition to the City of
Southlake, Tarrant County, Texas, according to the plat filed in Cabinet A, Slides 10949, 10950, 10951
and 10952, Plat Records, Tarrant County, Texas and located at 1471 Federal Way, Southlake, Texas.
Case No. Attachment F
ZA15-108 Page 3
EXHIBIT "B"
Case No. Attachment F
ZA15-108 Page 4