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2015-048 RESOLUTION NO. 15-048
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 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.
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.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
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. Subject to the staff report dated October 13, 2015;
2. Granting the following variances:
a. allowing a maximum height of approximately fifty-nine feet three inches (59' 3"), rather
than the fifty two feet (52') maximum height allowed in the "DT" district for buildings
more than one thousand feet (1,000') frorn E. State Hwy. 114;
Resolution No. 15-048 Page 1
b. extending the SUP to November 20, 2016, with the same stipulations regarding the
55% sales threshold of the Garden District Brownstones and 50% residence pre-sale
threshold as approved as part of the November 2013 SUP. Also noting the number of
residences has decreased from 38 to 36 and the 50% threshold will be measured
against the 36 units;
3. Accepting the changes to the elevations as presented and part of the staff report;
4. And subject to Site Plan Review Summary No. 2 dated October 13, 2015:
a. 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.
b. Please make the following changes to Site Plan:
i. Revise the maximum height in the Site Data Summary Chart to reflect the height
approved in SUP Option 1 or Option 2 as necessary.
5. 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
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:
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.
Public Works/Engineering Review
GENERAL COMMENTS:
1. 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
Resolution No. 15-048 Page 2
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
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, 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 GVW). 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 turn
radius. (per 2009 I.F.C. Sec. 503.2.4)
Resolution No. 15-048 Page 3
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.
* 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
Resolution No. 15-048 Page 4
SECTION 2.
This resolution shall become effective on the date of approval by the City Council.
PASSED AND APPROVED THIS 20TH DAY OF OCTOBER, 2015.
CITY OF SOUTHLAKE
By: C ".
Ma or
ATTEST:
P f‘di.
THl9
City Secretary _ F?
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Resolution No. 15-048 Page 5
EXHIBIT "A"
Property described as Lot 4, Block 4R1, Southlake Town Square, Phase I, 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.
Resolution No. 15-048 Page 6
EXHIBIT "B"
"Option 1" Approved
Site Plan
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SITE DATA SUMMARY - LOT 4, BLOCK 4RI
EXISTING ZONING DT REQUIRED RESIDENT PARKING (I) 72
LAND USE DESIGNATION TOWN CENTER PROVIDED RESIDENT PARKING (2) 72
GROSS ACREAGE 0.60 AC REQUIRED VISITOR PARKING (3) 18
NET ACREAGE OF R.O.W. N/A PROVIDED VISITOR PARKING (4) 22
AREA OF OPEN SPACE 0.02 AC
PERCENTAGE OF OPEN SPACE 3.33%
AREA OF IMPERVIOUS COVER 25,368 SF
PERCENTAGE OF IMPERVIOUS COVER 96.67%
NUMBER OF STORIES 5
MAXIMUM BUILDING HEIGHT 52'
DWELLING UNITS 36
TOTAL BUILDING AREA 25,961 SF
TOTAL FLOOR AREA 124,599 GSF
NOTES:
(1) TWO SPACES PER EACH RESIDENTIAL UNIT.
(2) UNDER BUILDING PARKING (AT GRADE).
(3) ONE SPACE PER 2 RESIDENTIAL UNIT
(ON STREET).
(4) EXISTING SPACES WEST SIDE OF CENTRAL
AVENUE ADJACENT TO BLOCK AND WEST OF
BLOCK 4R1.
(5) ALL DIMENSIONS ARE TO FACE OF CURB
UNLESS OTHERWISE NOTED.
(6) A PROPERTY OWNERS ASSOCIATION WILL BE
FORMED AND WILL BE RESPONSIBLE FOR THE
MAINTENANCE OF THE AMENITY AREAS, COMMON
SPACES AND LANDSCAPING.
(7) EACH FLOOR HAS A TRASH ROOM WITH TRASH
CHUTE. THERE WILL BE A FIRST FLOOR
DUMPSTER INTERNAL TO THE BUILDING THAT
WILL BE EMPTIED ON A SCHEDULE.
Resolution No. 15-048 Page 7
Landscape Plan
I Courtyard area to be revised to match Site Plan , .
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Resolution No. 15-048 Page 8
Booklet for October 20, 2015 City Council Meeting
"Option 1" Approved
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THE PARKVIEW AT SOUTHLAKE TOWN SQUARE
REQUEST FOR SUP REVISIONS (Including Height Options 1 and 2)
City Council Presentation-October 20, 2015
THE PARKVIEW RESIDENCES
LOT 4,BLOCK 4R1
SOUTHLAKE TOWN SQUARE
SOUTHLAKE, TEXAS
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Resolution No. 15-048 Page 9
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.
Resolution No. 15-048 Page 10
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
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Resolution No. 15-048 Page 11
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Resolution No. 15-048 Page 12
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Resolution No. 15-048 Page 13
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Resolution No. 15-048 Page 14
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.
Resolution No. 15-048 Page 15
APPENDIX 1
COMPARISON OF OPTION 1 VS. OPTION 2
1 1 [
1 I
THE PARKVIEW RESIDENCES AT SOUTHLAKE TOWN SQUARE
SLAB TO SLAB DIMENSIONS - I I 1
siiir,
Option 2 Option 1 4` Difference
Ceiling Height Ceiling Height Ceiling Height
Min.Floor Min.Floor Floor Height
Lobby Garage Lobby Garage Lobby Garage I
Height Height — — — — — 1
Drop Clear (Min.) Drop Clear (Min.) Amount %% Drop Clear (Min.) I
t
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"
Min.Floor Ceiling Height Min.Floor Ceiling Height Floor Height Ceiling Height
Height Drop Clear Height Drop Clear Amount %% Drop Clear
•
RESIDENT LEVELS
•
Floor 2 10'-8" 0'-9" 9'-2" T11'-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" j', 0'-10 5/8" 8.3% 0'-0 5/8" 0'40" :
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%
Resolution No. 15-048 Page 16
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.
Resolution No. 15-048 Page 17
OPTION 1 (59'2-5/8")
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Resolution No. 15-048 Page 18
OPTION 1 (59'2-5/8")
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Resolution No. 15-048 Page 19
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.
Resolution No. 15-048 Page 20
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Resolution No. 15-048 Page 21
APPENDIX 4
DEVELOPMENT AND DESIGN UPDATE
Building Changes THE GARDEN DISTRICT
PARKVIEW
1144
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Lobby Entry Entry Lounge
Resolution No. 15-048 Page 22
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.
APPROVED PLANS(12/18/13)
• -4
. . . . . . . .
DESIGN DEVELOPMENT(7/31/15)
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GROUND FLOOR PLAN
The Parkview at Southlake Town Square
Resolution No. 15-048 Page 23
ADDED INTERNAL TRASH ROOM
ADDED FREIGHT ELEVATOR
WITH INTERNALIZED LOADING AREA
LARGER MAIL&PACKAGE ROOMS
1/ ADDED CONFERENCE ROOM&CLUB ROOM
WIDENED PARKING SPACES
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GROUND FLOOR PLAN
The Parkview at Southlake Town Square
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Resolution No. 15-048 Page 24
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.
APPROVED PLANS(12/18/13)
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AT.
DESIGN DEVELOPMENT(7/31/15)
UNIT TYPED CLypppL7 S3 SF ,.�� 1�� o Y'3905 0-GA ROOM 1 '+'-L.� Fi sF 1!l UfJiTTVPED
3BR••FLIX- sIBD•F L7 u Z� '�� f 3BR«FLEX
31,705 SF �J I C 1) ,11 { 7 31,705 SF
7-71 fr • ❑ ° ❑ C ❑
- •. .• .. .__ UNIT TYPE A UNIT TYPE A
3BRIFLIX 3BR/FLEX
UNIT TYPE UNIT TYPE 32'364 SF 32,364 SF UNIT TYPE UNIT TYPE
UNIT TYPE C 2BR/FLEX 2BR/FLEX 2BR/FLEX 26R/FLEX LMR TYPE C
38R 31,557 SF 31,557 SF ° -• ° 31,557 SF 31.557 SF 3BR
32,260 SF 32,260 SF
3=:12 a a
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SECOND FLOOR PLAN
The Parkview at Southlake Town Square
Resolution No. 15-048 Page 25
ADDED PRIVATE ELEVATOR STOPS
ADDED AMENTY ROOMS
OFFSET IN HALLWAYS ELIMINATE LONG VIEWS
—_= ---�
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SECOND FLOOR PLAN
The Parkview at Southlake Town Square
APPROVED PLANS(12/18/13)
T 1., r
DUPLEX UNITS ALONG ALLEY ELIMINATED
DESIGN DEVELOPMENT(7/31/15)
r d�..E" — J- - _ _..__- _ ___– _-____ __. _
UNIT7WED �' +NI ® – �— — UNIT TYPED
[ 386/FLEX _ 3BR/FLEX Q
x1,705 SF �_-L d— ii x1.705 SF .
.
_rill
UNIT TYPE UNIT TYPE A*
UNIT TYPE B-2' 38R/FLEX 3.3R/FLEX _' TYPE B-2
I UNIT TYPE C UNIT TYPE B 2BR/FLEX 12.384 SF 12,384 SF 2BR/FLEX UNIT TYPE B UNIT TYPE C i
38R!FLEX 2BRIFLEx x1,695 SFc c ,11,695 SF 2BR/FLEX 38R/FLEX
I x2,260 SF 11,557 SF - . . 11,557 SF 22,260 5F 1
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THIRD & FOURTH FLOOR PLAN
The Parkview at Southlake Town Square
Resolution No. 15-048 Page 26
AVERAGE UNIT SIZE HAS INCREASED 10%(184 SF)
ADDED PRIVATE ELEVATOR STOPS
ELIMINATED DUPLEX UNITS
4,/
ADDED LARGER STORAGE UNITS
OFFSET IN HALLWAYS ELIMINATE LONG VIEW
SMALL SITTING AREA WITH WINDOWS BRING
IN NATURAL LIGHT
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THIRD & FOURTH FLOOR PLAN
The Parkview at Southlake Town Square
APPROVED PLANS(12/18/13) 1l,,
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DESIGN DEVELOPMENT(7/31/15)
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7 x2.600 SF
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FIFTH FLOOR PLAN
The Parkview at Southlake Town Square
Resolution No. 15-048 Page 27
ADDED PRIVATE ELEVATOR STOPS
ELIMINATED DUPLEX UNITS
ADDED OVERSIZED STORAGE UNITS
OFFSET IN HALLWAYS ELIMINATE LONG VIEWS
SMALL SITTING AREA WITH WINDOWS
BRING IN NATURAL LIGHT
PRIVATE ROOFTOP ACCESS
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The Parkview at Southlake Town Square
APPROVED PLANS(12/18/13)
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DESIGN DEVELOPMENT(7/31/15)
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ATE ORNATE RODE i t are WWII ^-
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ROOF PLAN
The Parkview at Southlake Town Square
Resolution No. 15-048 Page 28
INCREASED SHARED AMENITY SPACE
(FROM 1,600 SF TO 5,700 SF)
ADDED PRIVATE ROOFTOP TERRACES
I !
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ROOF PLAN
The Parkview at Southlake Town Square
Resolution No. 15-048 Page 29
Parkview Residences Visuals THE GARDEN DISTRICT
pARKVIEW
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Penthouse Entry"Pivot" Door
APPENDIX 5
FLOOR PLANS
Resolution No. 15-048 Page 30
Parkview Residences Visuals THE GARDEN DISTRICT
PARKVIEW
•
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Master Bedroom with t - 1
double sided Fireplace
I"
•
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Open Master Bath with freestanding Tub
&Waterfall frameless glass Shower
THE GARDEN DISTRICT
Floor Plan Layout Enhancements PARKVIEW
• 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
Resolution No. 15-048 Page 31
Parkview Residences Visuals THE GARDEN DISTRICT
pgRKVIEW
lel jaw,fluOito F! t• ,
11 1
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Jim 1111r- 01111.11110
Floating Staircase to upper level Private Roof Garden Kitchen Island,full height Cabinets and integrated
Media/Fireplace Nook
PARKVIEW RESIDENCES THE GARDEN DISTRICT
FEATURES &AMENITIES pgRKVIEW
• 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
Resolution No. 15-048 Page 32
THE GARDEN DISTRICT
PARKVIEW
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Parkview Residences-Unit Type A
2 Bedroom,2 Bath+Study
2,647 SF 12.384 SF Intoner 1 193 SF Terrace 170;= to<, ,
THE GARDEN DISTRICT
PARKVIEW
El1111 ' ter ; :::Q1 _
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eurN
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as. 141111 i 7-1sFL_ 1,2'1. eti --w-K--,
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Parkview Residences-Unit Type B Parkview Residences-Unit Type B-2
2 Bedroom.2 Bath 2 Bedroom,2 Bath
1,739 SF 11.557 SF Interior 1112 SF Terrace 170 SF Storage 1.877 SF 11,695 SF Interior 1112 SF Terrace 170 SF Storage.
Resolution No. 15-048 Page 33
THE GARDEN DISTRICT
pgRKVIEW
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- FOYER _ L
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Parkview Residences-Unit Type C Parkview Residences-Unit Type D
3 Bedroom,31/2 Bath 2 Bedroom/Flex.2 Bath
2,558 SF 12,260 SF Interior 1228 SF Terrace 170 SF Storage 1,739 SF 11,557 SF Interior 1112 SF Terrace 170 SF Storage
THE GARDEN DISTRICT
PARKVIEW
n - nein �t ni I
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OEOIIOOR BEDROOM 0-
11 JUNIOR
BEDROOM ■ -^-:',
I-I
Parkview Residences-Unit Type Ft Parkview Residences-Unit Type F2
2 Bedroom,Jr.Master/Flex.3 Bath
3,768 SF 13,276 SF Interior 1292 SF Terrace 1200 SF Storage 3 Bedroom/Flex,3 Bath
3.768 SF 13,276 SF Interior 1292 SF Terrace 1200 SF Storage
Optional Junior Master Penthouse"F"Plan
Resolution No. 15-048 Page 34
__ _
o., THE GARDEN DISTRICT
. 1 i „ ff15p
vac j El !I pARKVIEcW
`L ...WIC. I
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BEDROOM r Ili-iJ' BATH
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ROOF GARDEN LIVING7■
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Parkview Residences-Unit Type H
4 Bedroom/Flex,31/2 Bath
1 5.5:x! ,senor 1160 SF Terrace 1 200 SF Storage 1730 SF Upper Root Deck
Penthouse Homes
Resolution No. 15-048 Page 35
APPENDIX 6
BUILDING SF CHANGES
PROGRAM APPROVED CURRENT INCREASE/{DECREASE}
ENTITY PLANS(11/13) DESIGN(7/15) Quantity %%
UNIT COUNT 38 36 -2 -5%
AV.UNIT SIZE 1,929 2,114 184 10%
LVL 1 BLDG BNTRANCE/LOBBY 1,260 3,840 2,588 205%
Main Lobby 323 589 266 82%
Circulation 271 477 206 76%
Mail+Package Roorn(s) 69 183 114 165%
Trash Roorn 82 196 114 139%
Restroorn 0 33 33 ADDED
Loading&Service Area exterior 519 519 ADDED
Dedicated Freight Elevator 0 117 117 ADDED
INDOOR AMENITIES 1.510 2,773 1,263 84%
LVL 1 Conf Room 0 430 430 ADDED
LVL 1 Club Room 0 430 430 ADDED
FITNESS/YOGA 755 997 242 32%
CLUB ROOM/FLEX 755 916 161 21%
OUTDOOR AMENITIES 1,615 8,794 7,176 444%
RESIDENTS'ROOF TERRACE 1,618 5,700 4,082 252%
(4)PRIVATE ROOF TERRACES 0 3,094 3,094 ADDED
RESIDENTSTORAGE 4,893 4,140 47 1%
Storage in Garage 933 0 -933 RELOCATED
LVL 2 Storage 3,160 0 -3,160 RELOCATED
LVL 3Storage 0 1,380 1,380 ADDED
LVL 4 Storage 0 1,380 1,380 ADDED
LVL 5 Storage 0 1,380 1,380 ADDED
!RESIDElTCIRCULATION 6,077 7,742 1,665 27%
LVLS2-4 CORRIDORS 4,314 5,054 740 17%
LVL 2-4 ELEVATOR LOBBIES 585 1,054 469 80%
LVL 5 CORRIDORS 1,178 1,634 456 39%
LVL 5 ELEVATOR LO B By 200 351 151 76%
Resolution No. 15-048 Page 36
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.
Resolution No. 15,048 Page 37
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(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 facade between large bays at 5th floor remains unchanged.
d. Building setback at center to form entry courtyard is maintained from the
original Concept Design.
Resolution No. 15-048 Page 38
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CURRENT DESIGN
(DESIGN DEVELOPMENT)
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(CONCEPT DESIGN) (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.
Resolution No. 15-048 Page 39
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CURRENT DESIGN
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(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(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.
Resolution No. 15-048 Page 40
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CURRENT DESIGN
(DESIGN DEVELOPMENT) (CONCEPT DESIGN)
ELEVATION DETAIL
East Elevation (South Wing) 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 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 1st floor. This type of 1St-story
brick coursing was used on a number of the Main Street Brownstones.
Resolution No. 15-048 Page 41
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CURRENT DESIGN
(DESIGN DEVELOPMENT)
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NORTH ELEVATION
(CONCEPT DESIGN) (SI M I LAR AT SOUTH)
North Elevation
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 facade
into two smaller, more vertical portions.
3. The window fenestration has been adjusted to coordinate with the floor plans.
Resolution No. 15-048 Page 42
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CURRENT DESIGN
(DESIGN DEVELOPMENT)
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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.
Resolution No. 15-048 Page 43