Item 6B and 6C
ZA10-068 & ZA10-069The Garden District at Southlake Town Square
Items 6B & 6C
ZA10-068 & ZA10-069
Owner: Brownstones at Town Square, LP
Applicant: Cooper & Stebbins, LP
Request: (1) Zoning Ordinance Text Amendment – Section 37 “Downtown District”
(2) Revised Concept Plan (ZA10-069) for up to 130 new “Garden District” residences and 10 Brownstone residential lots on approximately 10.7 vacant acres
Location: 351 Central Ave
Items Since April 19th Meeting
Text Commitments incorporated into Concept Plan (“Summary” and “Notes”)
Phasing Plan incorporated into Concept Plan
Two ordinance revisions
Items Since April 19th Meeting
Building Height
We have limited building height to 3 stories throughout the District. The middle 3 buildings (Buildings 3, 6 and 7) are envisioned to have rooftop patios and related amenities as an
additional outdoor leisure and entertainment space.
Minimum Size
No more than 30 residences will be the smaller 1,500 sf minimum unit size.
Items Since April 19th Meeting
Parking
Minimum parking has been raised to not less than 2.5 spaces per unit (2 per unit plus not less than one guest parking space for every 2 units). The overall parking counts per the concept
plan are currently 2.84 spaces per unit. We will endeavor in the site planning to come to keep overall parking counts at or above 2.7 spaces per unit.
We have looked at the feasibility of connecting one or more underground garages. On preliminary analysis, the only connection that may be feasible is between Garage 5 (Buildings 1 and
2) and Garage 4 (Buildings 8 and 9). While it is unclear whether this would add any new parking, there may be other advantages to phasing (discussed below). We will continue to study
possible garage expansion and connections during the site planning phase.
Items Since April 19th Meeting
Architectural Design/Materials
We have added a clarification that the buildings in the Garden District will be compatible with the Brownstones, and use similar materials (brick, cast stone, etc.). On the street side,
the intent is to keep the Brownstone character. On the inside of the District facing into the private common areas, the intent is to provide larger window openings and larger balconies,
which will require a change to the traditional Brownstone architecture. Although architecturally somewhat different, the finished design of these buildings/elevations will be in harmony
with the overall Brownstone “feel.”
Alley
The Concept Plan will be revised to show the alley at 22’; provided, however, with the Fire Department’s approval we will propose a 20’ wide alley on the site plan with periodic “bump
outs” to 22’ to provide the width requested only where it is needed, preserving the balance of the areas for landscaping.
Items Since April 19th Meeting
Building Separation
The intent is to provide a 10’ landscape zone along the alley (periodically reduced by 2’ as required by the Fire Department). Coupled with the 20’ alley and the 5’ drive approaches
to existing Brownstone garages, this will achieve an overall building separation of 35’ (vs. the 26’ building separation provided under the original Brownstone plan).
Items Since April 19th Meeting
Phasing
We are working through design details with the intention of separating the garages for Buildings 8 and 9, and for a portion of Building 10, to allow independent development of east Park
Ridge Blvd. This will allow us to develop the two sides of the project independently. We have submitted a conceptual phasing plan for these two areas of the site, comprised of Phases
“1, 2A, 2B, 3A and 3B” (the Garden District, along Central Avenue and moving east); and Phases “A and B” (Park Ridge Blvd east, moving from east to west).
Although the phasing plan shows these Phases together, they are independent and could be developed at different times. As well certain phases or sub-phases could be combined and developed
concurrently. The intent is to develop as quickly as the market will allow. A conceptual landscape plan has been provided to show how landscape is envisioned to be developed on a phase-by-phase
basis. While these plans are conceptual in nature, they show the overall intent at this stage. We will develop this further as part of the site planning exercise.
A conceptual phasing plan (with notes to the phasing of landscaping) is included with this application.
PHASING CONCEPT PLAN
PHASING CONCEPT PLAN
PHASING CONCEPT PLAN
PHASING CONCEPT PLAN
PHASING CONCEPT PLAN
CONCEPT PLAN (4/13/11)
Proposed Concept Plan
130 Garden District Units
10 Brownstone Lots/Units
140 Total Units
CONCEPT PLAN RENDERING
Ordinance Revisions Since April 19th Meeting
Site Plan. Prior to issuance of a building permit, a site plan must be approved by City Council following a recommendation by the Planning & Zoning Commission. Said Site Plan must
also be in compliance with the underlying Concept Plan for the Garden District as approved by City Council. This site plan may only be approved following a public hearing before the
Planning & Zoning Commission and the City Council in accordance with the notice and hearing requirements set forth in Zoning Ordinance 480 as amended.
Proposed “DT” Downtown DistrictText Amendment
Define “Garden District Residence”
A Garden District Residence is a residential dwelling unit in a multiple family dwelling located within the Garden District in which units occupying a portion of the a building share
common front, rear and side walls. Each unit occupies a single level, unless combined with one or more units above or below. Access is provided by means of a central semi-private elevator
and stairs servicing each vertical horizontal pair of units (typically 6 units per elevator/stair).
Item 4C
Questions?
CONCEPT PLAN RENDERING
Revised Concept Plan Boundary
Garden District Boundary
Existing development plan
Revised Concept Plan proposal
CONCEPT PLAN CHANGES SINCE 4/5/11
23 Parallel Parking
Spaces Added
4th Floor Units Removed (10 Units)
PRELIMINARY SITE PLAN (4/13/11)
CONCEPTUAL* UNIT MIX TABLE (4/13/11)
Reconfigured Brownstone Lots
Twelve (12) existing Brownstone lots
Eight (8) lots revised:
Two-story
Three-car garages
Increased front yard setbacks
Wider, deeper lots
Two lots included for larger, custom Brownstones
Items Addressed Since April 5th Meeting
“All residential structures shall be designed and built to be compatible with the architecture of the adjacent Brownstone residential district, use similar materials (brick, cast stone,
etc.), and in keeping with the Downtown District Design Guidelines and the approved Site Plan.”
Items Addressed Since April 5th Meeting
Items Addressed Since April 5th Meeting
Items Addressed Since April 5th Meeting
Ordinance Revisions Since April 5th Meeting
The number of residential units permitted east of Central Avenue has been decreased from 195 units to 185 units (37.5.j).
The maximum height permitted has been changed to 3 stories or 52’ (37.6.a)
The minimum unit floor area of 1,500 square feet has been limited to 25% of the total Garden District residences (37.6.h).
The maximum number of Garden District residential units has been changed to 130 units (37.6.j).
The visitor parking ratio has been changed to not less than one (1) on-street parking space for every two (2) Garden District residences (37.6.k).
All Garden District buildings shall be designed and built to be compatible with the architecture of the adjacent Brownstones, using similar brick, stone, etc. (37.6.l).
LOTTING CONCEPT PLAN
SUBTERRANEAN GARAGE LEVEL CONCEPT
Public Input & Review
SPIN
December 10, 2010
Planning & Zoning Commission
ZA10-068 - March 24, 2011: Approved (7-0), subject to the Staff Report dated March 18, 2011.
ZA10-069 - March 24, 2011: Approved (7-0), subject to Concept Plan Review Summary No. 1, dated March 18, 2011.
City Council
ZA10-068 – April 5, 2011: Approved (6-0), noting the applicant’s willingness to address multiple questions and concerns at the April 19, 2011 meeting and subject to Staff Review dated
March 30, 2011.
Existing Development
43 Built Lots
2 Unbuilt Lots
45 Total Lots
EXISTING BROWNSTONES DEVELOPMENT
Existing Development Plan
59 Dedicated Residential Lots
10 Mixed Use Lots
69 Total Lots
EXISTING DEVELOPMENT PLAN FOR AREA
Proposed Concept Plan
130 Garden District Units
10 Brownstone Lots/Units
140 Total Units
CONCEPT PLAN RENDERING
CONCEPT RENDERING
CONCEPT RENDERING
CONCEPT RENDERING
VIEW FROM EAST PARKING GARAGE
ALLEY ACCESS & BACKS OF BROWNSTONES
VIEW FROM EAST PARKING GARAGE
VIEW NORTH UP SUMMIT AVENUE
VIEW NORTH UP SUMMIT AVENUE
VIEW EAST AT CONCEPT PLAN BOUNDARY (FENCE)
VIEW NORTH UP PARK RIDGE BLVD
VIEW NORTH UP PARK RIDGE BLVD
VIEW EAST DOWN MAIN STREET AT ALLEY ACCESS
VIEW NORTH AT ALLEY ACCESS
VIEW WEST DOWN PARK RIDGE BLVD & ELEVATION
Proposed “DT” Downtown DistrictText Amendment
Define “Garden District”
The Garden District is an area lying within the Brownstone district of Southlake Town Square and bounded by Central Avenue to the west, Park Ridge Boulevard to the north and east, and
the limits of Phase 1 and Phase 2 Brownstone construction to the south (as of January 31, 2011).