Item 6A ParkviewR
Specific Use Permit The Parkview Residences
ZA16-095
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Owner: Slts Grand Ave., LP
Applicant: Cooper & Stebbins
Request: Approval of a Specific Use Permit for residential lofts in the Southlake Town Square “DT” Downtown District for The
Parkview Residences to extend the previous approval allowing the construction of six (36) residential lofts in a five-story building
Location: 1471 Federal Way, described as Lot 4,
Block 4R1, Southlake Town Square, Phase I
ZA16-095
Cooper & Stebbins is requesting approval of a Specific Use Permit for residential lofts in the Southlake Town Square “DT” Downtown District for The Parkview Residences to allow the construction
of 36 residential lofts in a five-story building located at 1471 Federal Way
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The Land Use is Town Center
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The current zoning is Downtown District
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Aerial View
This an aerial of the site. This item focuses on the area east of Central Avenue
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The Residences
This is a concertual rendering of the residences building that was approved in 2013. This Specific Use Permit (SUP) was approved by City Council on November 19, 2013 and allowed the
construction of 38 residential lofts in a five-story building. An SUP expires within six (6) months of approval if a permit for construction is not pulled. This approval extended the
expiration date of the SUP from six (6) months to twenty-four (24) months which would have expired November 19th, 2015. This SUP also had performance conditions tied to the SUP approval
that required a:
Proof of sale of a minimum of 55% of the Garden District Brownstones (19 of 33) prior to issuance of a building permit for The Residences; and
Pre-sale of a minimum
of 50% of The Residences homes (the equivalent of 19 of 38 18 of 36 residences) prior to issuance of a building permit.
The applicant is requesting a new SUP approval to extend the
expiration date of the SUP to November 20, 2016.
Reduce the number of garage spaces from 76 to 72
2) Revised elevations of the building
3) Reduce the number of living units by 2
from 38 units to 36 units.
SUP option #1 allows the height of the building to be raised to 59’ 3”
The applicant has also indicated that the proof of sale
STOP
The applicant
is also proposing and to increase the maximum height from 52’ to 59 to increase the ceiling height.
of the ground level lobby and common areas by approximately 3’ to allow a ceiling
height of not less than 12’ and to increase the height for all residences by approximately 1’ to allow ceiling heights of approximately 10’ for residences on floors 2-4 and approximately
11’ for the 5th floor penthouses.
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Request Summary
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Previous Conditions of Approval
Proof of sale of a minimum of 55% of the Garden District Brownstones (19 of 33) prior to issuance of a building permit for The Residences; and
Pre-sale of a minimum of 50% of The Residences
homes (the equivalent of 18 of 36 residences) prior to issuance of a building permit.
These were the previous preconstruction requirements associated with the SUP approved in 2013. It is the applicants intent to have these previous conditions of approval remain with
a reduction in the pre-sale of Residences from 19 to 18 to reflect the reduction in the total number of units.
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Variance Requests
The maximum height allowed in the “DT” district for buildings more than 1000’ from E. S.H. 114 is 52’. The applicant is requesting a variance to allow a maximum height of approximately
59’. Approximately 1/4 of the southern portion of the building is outside of the 1,000 foot distance from SH114. Approximately 3/4 of the northern portion of the building is within the
1,000 foot distance from SH114 which would allow a maximum height of 90 feet.
A Specific Use Permit shall automatically expire if a building permit is not issued and construction begun
within six (6) months of granting the Specific Use Permit. The applicant is requesting an expiration date of January 31, 2017.
There are two variances being requested with this application
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Site Plan
This is the site plan.
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Landscape Plan Approved 11/19/13
Courtyard area to be revised to match Approved Site Plan
This is the landscape plan. There are no changes proposed to the landscape plan from the plan adopted in 2013
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Approved Perspective
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Approved East Elevation
This next series of slides will compare the revised elevations (top) to the 2013 approved elevations.
1) The building mass and building length remain the same
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Approved North Elevation
Just read
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Approved West Elevation
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The Parkview Residences
1,000 Feet from SH 114 R.O.W.
This is an aerial showing the location of the proposed residences.
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P & Z Commission Motion
November 3, 2016; Approved (6-0) subject to the staff report dated October 28, 2016 and granting the variances contained therein.
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Questions?
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Council Motion 10/20/2015
October 20, 2015; Approved (4-2) subject to the staff report dated October 13, 2015 and Site Plan Review Summary No. 2 dated October 13, 2015, and granting the following variances:
allowing
a maximum height of approximately 59-feet 3-inches, rather than the 52-feet maximum height allowed in the “DT” district for buildings more than 1,000-feet from East SH 114;
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;
And, accepting the changes
to the elevations as presented and part of the staff report.
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Council Motion 11/19/2013
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 Brownstones—each
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
corner 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.
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