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Item 7A (2) Carillon Owner: Hines Southlake Land Limited Partnership Applicant: Hines Southlake Land Limited Partnership Request: Approval of zoning change and Development Plan for Carillon Southlake on 285 acres. Location: North of S.H. 114 between White Chapel Boulevard and North Carroll Avenue Current Zoning: NR-PUD and C-2 Requested Zoning: ECZ – Employment Center Zoning District P & Z Commission: Provided Approval on August 7, 2008 ZA08 - 031 Carillon Progress Review Meeting Date Oct. 16, 2007 Jan. 15, 2008 Feb. 27, 2008 March 11, 2008 March 24, 2008 March 26, 2008 March 31, 2008 April 14, 2008 May 6, 2008 May 9, 2008 May 19, 2008 May 27, 2008 June 5, 2008 June 24, 2008 June 27, 2008 July 17, 2008 July 23, 2008 July 30, 2008 August 7, 2008 Meeting Type Hines acquired Aventerra Site Meeting with City of Southlake Parks Department Preliminary Work session with City Council and Planning & Zoning Meeting with CISD School Superintendent Estes Park Home Owners Association meeting APEX committee meeting Meeting with City of Southlake engineering and Jacobs engineering staff to discuss regional water detention SPIN meeting & 1st pre-submittal to the Development Review Committee Development Review Committee work session Johnson Elementary PTO meeting 2nd pre-submittal to the Development Review Committee 1st submittal to the Planning and Zoning Commission Planning & Zoning Commission – 1st reading CISD School Board meeting 1st meeting with landowners to review Kirkwood Boulevard alignments 2nd meeting with Parks Department 2nd submittal to the Planning and Zoning Commission 2nd meeting with landowners to review Kirkwood Boulevard alignments Planning & Zoning Commission – 2nd reading – Provided Approval Carillon Unanimous Approval August 7, 2008 Kirkwood Boulevard and buffer yard revisions are a major improvement Overall positive development for the City In alignment with the City’s 2025 Plan This project will be developed over time and infrastructure issues can be resolved in the phasing of construction like they were in Town Square When considering the parks and open space, residential lots average sizes are ½ acre. Planning and Zoning Commission Comments Hines Introduction Gerald Hines built his reputation on great architecture. He is interested in understanding how buildings shape cities and how architecture relates to the market place. Hines believes that the market will pay a premium for extra ordinary architecture and that buildings will become an integral part of the public art and identity of a city. Lasting quality is of utmost importance to him and that in the end, your reputation is everything. Hines – Who We Are Privately-owned, International Real Estate Firm Since 1957, Hines has a portfolio of projects underway, completed, acquired, and managed representing approximately 416 million square feet with offices in 68 U.S. cities and 15 foreign countries. Greater than 3,300 employees globally Controls assets valued at $19.9 billion Hines began implementing green technologies in the early 1990s and has been perfecting them since. The recent industry trend towards sustainability has coincided with the firm’s long standing belief in high performance technologies and the long-term value they present to owners and tenants alike. Hines executives have been actively involved in the development of the U.S. Green Building Council’s LEED (Leadership in Energy and Environmental Design) programs since their inception. Hines became the only real estate company to receive the Environmental Protection Agency’s ENERGY STAR Sustained Excellence award (2004). ENERGY STAR Partner of the Year (3 years running) In short, Hines has and always will be committed to lasting quality and value, operational efficiency, environmental sensitivity, and resource conservation. Sustainability & Green Technology Palencia St. Augustine, FL For more than five centuries, the Carillon has been ……. Carillons became symbols of civic pride with cities and towns in constant competition to possess the largest bells of best quality. Carillons evolved in the lowlands of Holland, Belgium and northern France. The rich mercantile towns of the lowlands exhibited their status by installing fine carillons in their church tower, and arranging tunes to be played every quarter hour. It was said that good bells and good schools were the sign of a well run city. An extraordinary musical instrument with a history as rich as it is long. A set of stationary bells hung in a tower and sounded by manual or pedal action or by machinery. a voice of hopes, aspirations and joys of mankind. Carillon Development Considerations 1. High-quality design, materials, and architecture. 2. Pedestrian friendly and safe. 5. Blending of five uses within the development including the contribution of land for a performing arts center. 3. Blend adjoining residential uses with the proposed development. 4. Sensitivity to Carroll ISD School study. Goal 1: Promote quality neighborhoods that contribute to an overall sense of place and community. - Sense of Place Goal 2: Foster attractive and well designed residential developments to meet the needs of a diverse and vibrant community. - Diverse and Vibrant Community Goal 3: Maintain a balanced approach to growth and development. - Mix of Uses Goal 5: Support a comprehensive integrated open space and recreation system that creates value and preserves natural assets of the city. - Parks and Openspace Southlake 2025 Goals Carillon – 2025 Plan Support 6. Provide a carefully planned street network amidst interconnecting trails and parks. Goal 4: Develop an efficient transportation system that encourages walking or bicycling. - Circulation 7. Tree preserve and open space for park uses. Location Town Square Project Site White Chapel Boulevard Carroll Avenue Development Plan This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Current Zoning Plan Diagram of 28 residential acres City Alternative Land Use Plan Carillon District Plan White Chapel Boulevard Carroll Avenue This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Land Use Plan This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Summary of Acreages Product Acreage 61 55 169 22% 19% 59% Plaza and Corporate Districts Village District Chateaux District DISTRICTS *Acres Percentage Totals 285 100% * DISTRICT ACREAGES INCLUDE 66 ACRES OF PARKS, LAKES, AND OPEN SPACE Sense of Place This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place – Gateway Monument This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place – Primary Entries This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place – Secondary Entries This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place – Screen Walls and Fencing This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Sense of Place – Streetscape Elements Parks & Open Space – City 2025 Plan Carillon – Landscape Concept Plan This plan is diagrammatic only and is intended to show potential configuration. June 05, 2008 Carillon - Open Space Management Plan This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 2 3 4 5 6 1 8 5 10 7 9 Acreage Breakouts +/- 66 Total acres of Parks and Open Space (23%) +/- 47.5 Acres of Parks +/- 18.5 Acres of Open Space 37.75 ac 18.5 ac 9.75 ac Village Green – 2.75 acres total Intimate Spaces Grand fountain Opportunities for public art This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Key Map Intimate outdoor seating Amenity Center – 0.54 acres Front elevation Intimate pool deck seating Pool spa and fountain This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Key Map Pocket Park – 0.15 acres View fence at private yards Park entrance at street Small open green with formal tree plantings Private seating areas This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Key Map Villa Green space - 0.97 acres total Accent planting and meandering trail Pavilion on street axis Opportunity for art / fountain Accent trees This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Key Map Enclave Garden - 0.54 acres Park paths Open greens Opportunity for public art This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Key Map Neighborhood Park & TreePreserve – 7.73 acres Preserved landscapes Enhanced landscapes Park edge Preserve paths Playground This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Key Map This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Corporate Park – 10.5 acres Park Paths Natural stream corridor Street edge Overlook & Pavilion Key Map Opportunity for public art This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Lake Park – 24.5 acres Lakeside Parkway Opportunities for public art Park path Key Map Pavilion and overlook Lake Fountains Open Space – 18.5 acres Natural plantings Meandering path Landscaped parking areas Open space concept at S.H. 114 Open space/Park concept along Carroll Avenue Key Map This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Land Use Plan This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Plaza District This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Plaza District – Architectural Vision 1 Decorative Cornice 2 Balustrades 3 Decorative Iron Work 4 Decorative Scrolls 5 Decorative Accents 6 Quoins at Building Corners 7 Arched & Pedimented Windows 8 String Courses & Stone Banding 9 Accented Doors & Stoops This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Plaza District - Retail This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Plaza District - Retail This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Plaza District - Retail This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Plaza District - Retail This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Plaza District – Performing Arts Center This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Plaza District - Hotel This plan is diagrammatic only and is intended to show potential configuration. June 05, 2008 Corporate District This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Corporate District This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Corporate District This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Village District This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Village District – Product Map This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Village District This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Village District - Maisons Front Elevation Side Elevation Rear Elevation Key Map This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Village District - Villas Key Map This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Chateaux District This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Chateaux District - Product Map This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Chateaux District Chateaux District - Architectural Styles French Colonial French Renaissance Early American Spanish Eclectic English Tudor Chateaux District – Chateaux Lots Key Map This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Chateaux District – Estate Lots Key Map This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Chateaux District – Lake Lots Key Map This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Diverse & Vibrant Community Product Mix Table - Residential Units Per Acre Table 61 15 Carillon Phasing Plan White Chapel Boulevard Carroll Avenue Development Considerations 1. High-quality design, materials, and architecture. 2. Pedestrian friendly and safe. 5. Blending of five uses within the development including the contribution of land for a performing arts center. 3. Blend adjoining residential uses with the proposed development. 4. Sensitivity to Carroll ISD School study. Goal 1: Promote quality neighborhoods that contribute to an overall sense of place and community. - Sense of Place Goal 2: Foster attractive and well designed residential developments to meet the needs of a diverse and vibrant community. - Diverse and Vibrant Community Goal 3: Maintain a balanced approach to growth and development. - Mix of Uses Goal 5: Support a comprehensive integrated open space and recreation system that creates value and preserves natural assets of the city. - Parks and Openspace Southlake 2025 Goals Carillon – 2025 Plan Support 6. Provide a carefully planned street network amidst interconnecting trails and parks. Goal 4: Develop an efficient transportation system that encourages walking or bicycling. - Circulation 7. Tree preserve and open space for park uses. Circulation – City 2025 Plan Carillon Circulation This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Street Types Plaza Streets Parkways and Boulevards Neighborhood Streets Pathways – City 2025 Plan Carillon – Pathways Plan LEGEND Bike Paths Multi-use Trails Plaza Pathways Neighborhood Pathways Crosswalks This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Pathway Types Neighborhood Pathways Multi-use Trails and Bikeways Plaza Pathways This plan is diagrammatic only and is intended to show potential configuration. February 27, 2008 Carillon Responses to Public Input Carillon Primrose Lane residents were concerned about facing a screening wall and questioned the extent of a buffer zone. Hines’ Response: The previous plan provides for a buffer of 20 feet from the edge of the existing pavement. The buffer included any additional right-of-way that would be required for the expansion of Primrose Lane. Hines will increase the Primrose Lane buffer to 35 feet and will provide significant landscaping in the buffer zone in front of the screening wall. An exhibit has been attached detailing the Primrose Lane buffer. In the event that Primrose Lane is widened in the future, up to 10 feet of the 35-foot buffer would be dedicated for right-of-way. Open space – Landscape Buffers This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Primrose Lane Primrose Lane Section Primrose Lane Sketch Primrose Lane Plan This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Carillon 2. Residents to the east of Carroll were concerned about an adequate buffer between Carillon and Carroll Avenue. Hines’ Response: Well over 50% of the Carillon acreage fronting Carroll is attributable to the Lake Park. The Lake Park provides an expansive buffer zone. The residential section north of the Lake Park will be configured to provide a total minimum distance of 78 feet from the existing edge of pavement for Carroll Avenue. The buffer zone will be comprised of a 40-foot landscape buffer which includes an 8-foot sidewalk, and a 38-foot future right-of-way setback from the existing pavement edge. An exhibit has been attached detailing the Carroll Avenue buffer. Carroll Avenue Carroll Avenue Section Conceptual Images Carroll Avenue Plan This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Carillon 3. Concern was raised over the additional retail planned for Carillon and whether or not Southlake could absorb this retail space. Hines’ Response: Based on an existing projected household growth in the S.H. 114 Corridor, market studies project continued demand for new retail development. Hines has planned approximately 300,000 square feet of retail space of which 30% to 40% is planned for restaurants. The retail development for Carillon is a much smaller scale than the existing retail in Southlake Town Square. Retail - size comparison +/- 110 Acres +/- 39 Acres This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Carillon 4. How will Carillon affect the traffic on White Chapel and Carroll and what improvements are planned? Hines’ Response: Hines hired a consultant, Innovative Transportation Solutions, Inc., to perform a traffic impact study based on historical and current traffic counts. According to the study, at full build out, the development will contribute 7-9% of the peak hour traffic on Carroll. There will be no noticeable impact to Carroll for the first two years of the project and the 7 to 9 % increase will be phased in over a 6 to 8 year period. In other significant projects in Southlake, the infrastructure was not all in place prior to the start of the project. Hines will continue to work with the city to address infrastructure concerns. Traffic Improvements to Existing Roads Carillon 5. The residential entrance to Carillon off Carroll Avenue is right across the street from a resident’s driveway. Hines’ Response: Hines modified its plan such that the entrance to Carroll now aligns between two properties. Carroll Avenue Entrance This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Carillon 6. Residents in Brentwood Circle and Triple C voiced concern over the number of houses that will be built in Carillon. Hines’ Response: The initial plan proposed over 600 residential units for the Carillon development. As a result of meetings with the City leaders and the SPIN meeting, the total number of units proposed has been reduced by 24% to 455 units. The total units now planned are 1.6 units per acre over the entire development and 2.0 units per acre on the residential land. Hines has incorporated a significant amount of parks and open space for community use into their plan rather than having larger back yards. There are examples of other residential communities in Southlake such as Timarron and Estes Park that have developed quality well designed neighborhoods on lots less than 1 acre. Early Land Use Plan – 642 units This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Early Land Use Plan – 560 units This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Current Land Use Plan – 455 units This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Density Calculation Diagram 2.0 U/AC over acreage shown – 224 acres 1.6 U/AC over entire site – 285 acres Brentwood Enlargement This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Diverse & Vibrant Community Product Mix Table - Residential Units Per Acre Table 61 15 Carillon 7. Has adequate drainage been provided for the Carillon plan? Hines’ Response: Hines’ engineer, Jacobs Carter Burgess, did extensive drainage studies to ensure that water was properly detained in the Carillon development. The development has been designed to include a 12-acre detention lake that provides detention storage volume of 65-acre feet. This exceeds the 43-acre foot facility that had been modeled for the site in the City Master Drainage Plan. Detention Considerations This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Carillon 8. Property owners to the south of Carillon were concerned about the alignment of Kirkwood Boulevard and how it would impact their properties. Hines’ Response: Hines had Jacobs Engineering prepare a multitude of potential alignments and met with the property owners on two occasions to discuss the alignment that would have the least adverse effect on all of the parties concerned. As a result of the meetings a new alignment was proposed and Hines changed their plan to accommodate the new alignment. Kirkwood Boulevard – Alignment Options This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Kirkwood Boulevard – Revised Alignment This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Current Land Use Plan – 455 units This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Carillon 9. Questions were raised as the impact that Carillon will have on the Carroll ISD. Hines’ Response: The Carroll ISD 2007 demographic study indicated that over the next 10 years there are approximately 2,718 additional housing units that would be expected in Southlake. The Hines site (previously Aventerra) was estimated to contribute 447 units of the total. Based on the study’s average of 0.88 units per household in Southlake, Carillon would add approximately 400 students over a 6 to 8 year time horizon. The proposed Hines plan of 455 units is right in line with the estimates that were provided to the district in the demographic study. An interesting point that was noted in the demographic study is that Carroll ISD is not regenerating with younger students at the same rate as the graduation of the older students. Questions? Land Use Plan This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Area Map White Chapel Boulevard Carroll Avenue S.H. 114 Dove Road Dove Creek Parking Considerations Table Parking Considerations Traffic Impact Analysis - Summary Kirkwood Boulevard Sections Key Map A B Kirkwood Boulevard: Conceptual Section A Kirkwood Boulevard: Conceptual Section B Parking Screening Considerations Landscape Screening Options Parking and Landscape Buffer along S.H. 114 Traffic Impact Analysis Engineering Proposed zoning change will not adversely impact downstream flooding conditions or system capacity. The proposed plan exceeds the recommendations in the City drainage plan. Flooding conditions will improve with the implementation of the City drainage plan recommendations related to detention. Unless Dove Creek is channelized downstream of Carroll Blvd., problems may still exist. Regional Detention Areas Traffic Impact Analysis TIA: Three Scenarios: Existing Conditions 2015 Conditions with background growth and with out Carillon 2015 Conditions with background growth and with Carillon fully developed. Intersections Studied: White Chapel Boulevard @ east bound S.H. 114 White Chapel Boulevard @ west bound S.H. 114 White Chapel Boulevard @ Dove Road Carroll Avenue @ east bound S.H. 114 Carroll Avenue @ west bound S.H. 114 Carroll Avenue @ Highland Drive Carroll Avenue @ Dove Road Traffic Impact Analysis Key Points: AM Peak hour (worst operating conditions) contribution to various Carroll Avenue intersections at build-out = 7% - 9% No need for Kirkwood to extend to Highland Drive Background growth assumption from 2008 – 2015 = 6.25% (conservative) No internal trips assumed (conservative) No pass – by trips assumed (conservative) Tree Conservation Analysis This plan is diagrammatic only and is intended to show potential configuration. August 7, 2008 Tree Conservation Analysis