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Item 6B and 6CSOUTHLAKE 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 K Items Addressed Since April 5t" Meeting Council Concern I Request Applicant Response Alley width. Consider widening the alley On the resubmitted Concept Plan, the alley between the proposed Garden District and remains 16' in width. The applicant is the existing Brownstones on Main Street. willing to widen the alley to 20'. The applicant will address this in detail. Architectural regulations. Provide clearer Language on the face of the concept plan architectural and masonry regulations for the as well as in the ordinance itself has be Garden District, insuring they are proposed. complimentary to the Brownstones. resi dential • be designed and built t o be compatible similar with the architecture of the adjacent Brownstone residential district, use r • ls (brick, cast stone, • • in keeping with the Downtown District Design Guidelines and the approved Site Plan." Items Addressed Since April 5t" Meeting Council Concern / Request Applicant Response Parking garages. Consider ingress /egress The applicant will address this in detail options to parking garages and connecting the garages. On- street parking ratio. Consider Twenty -three (23) on- street parallel parking increasing on- street parking for visitors spaces have been added to the north side of Park Ridge Blvd. Additionally, 10 units c have been eliminated from the plan, thus ` •.�_ ^" bringing the overall parking ratio closer to 2.84 spaces per unit. 1.87 visitor spaces per unit. i The applicant will address the difficulties a involved with adding angled parking on t it, µ Park Ridge. Items Addressed Since April 5t" Meeting Council Concern / Request Fourth floor units. Eliminate the fourth floor of the three interior buildings. Applicant Response N The applicant has agreed to remove the fourth floor from the three interior buildings, reducing the number of Garden District units by 10 from 140 to 130. Elevators. Clarify that "semi- private" The applicant has proposed the following elevators in the proposed ordinance will addition to the "Garden District Residence" serve up to six units or up to three pairs of definition: units. .. Access is provided by means of a central semi - private elevator and stairs serving each vertical pair of units (typicall 6 units per elevator /stair) Video or photo examples. Provide video or The applicant has no video or photo photo examples to help define the intent of examples to provide. the elevators. Items Addressed Since April 5t" Meeting Council Concern / Request Limit 1,500 SF units. Consider limiting the Applicant Response The applicant is willing to limit the 1,500 SF number of 1,500 square foot units to a unit type to a maximum of 25% of the total certain number per building. units. Language provided in ordinance. Unit mix table. Provide a unit mix table with A conceptual unit mix table has been variants for the project. provided and is included in this report, however this may change during the site plan stage. Phasing plan. Provide a phasing plan for The applicant will address this in detail. the buildings and amenities /open space. Meet with Brownstone Homeowners. Get The applicant has indicated that they have feedback from the Brownstones had individual meetings with Brownstone homeowners on Council's revision requests. homeowners and have emailed the HOA Board for distribution to the homeowners. Items Since April 1 9th Meeting • Phasing Plan incorporated into Concept Plan • Text Commitments incorporated into Concept Plan Items Since April 1 9th 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. E:3 Items Since April 1 gth 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. x[17 Items Since April 1 9th 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). 11 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. 12 Remove the private open space restrictions - Frank will explain how this will be replaced with the Garden District Residential. Revised brownstone lotting pattern and revised street plan — Park Ridge — which the applicant will present. 13 71 lots undeveloped and 43 built 14 15 * BVI- 6 W am Proposed Concept Plan 130 Garden District Units 10 Brownstone Lots /Units 140 Total Units 16 ro 17 : [:l - II W °. S30N3GIS3N iOINISl0 N30NVEJ., 3NvnOS NMO13NVlH1f10S- NVId 31IS lVNfll031IHONV INVNIWIl3Nd - - I ' Ilia "GA SOUTHLAKE TOWN SQUARE DA TA BUILDING NUMBER =�� ammmm000 ©om ©omm�mt��m m■mmmmm ©mmmmm ©mo�mt��® ammmmmmmmmmmmmomtmt��m m■mmmmmmmmmmmmmomtmt��® am ®mmmmmmmmmmmomtmt��® ammmmmmmmmmmmmmmtmt��� ammmmmmmmmmommmmtmt��o ammammmmmmmmmm ©mtmt��o ammmmmmmmmmmmm ©mtmt��o �mmmmmmmammmmmm������ �mm00000m0000mmmtmt��� m•m ®mmmmmmmmmmmm����om RESIDENT PARKING PROWDED PER UNIT 3058-1-UNIT-2-RUNT 0 .. :. _ . :. ,. ... MIR M A T 091 SITE DATA SUMMARY EXISTING ZONING DT LAND USE DESIGNATION TOWN CENTER GROSS ACREAGE (CONCEPT PLAN) 10.68 AC GARDEN DISTRICT AREA 5.78 AC NET ACREAGE OF R.O.W. 1.16 AC PERCENTAGE OF OPEN SPACE 22.00% AREA OF OPEN SPACE 2.35 AC AREA OF IMPERVIOUS COVER 4.85 AC PERCENTAGE OF IMPERVIOUS COVER 45.41% NUMBER OF STORIES 3 MAXIMUM BUILDING HEIGHT 52' SINGLE - FAMILY RESIDENTIAL LOTS 10 GARDEN DISTRICT LOTS 12 GARDEN DISTRICT DWELLING UNITS (D 130 MINIMUM SF PER DWELLING UNIT 1,500 SF * ** SINGLE FAMILY DETACHED UNITS 10 TOTAL RESIDENTIAL UNITS 140 TOTAL BUILDING AREA 126,648 SF TOTAL FLOOR AREA 385,869 SF REQUIRED RESIDENT PARKING PROVIDED RESIDENT PARKING 280* 308 REQUIRED VISITOR PARKING 75 PROVIDED VISITOR PARKING 90 REQUIRED LOADING SPACES N/A PROVIDED LOADING SPACES N/A START CONSTRUCTION - YEAR 2011 END CONSTRUCTION - YEAR 2012** • Two -story • Three -car garages o Increased front yard setbacks • Wider, deeper lots • Two lots included for larger, custom Brownstones 21 Reconfigured Brownstone Lots • Twelve (12) existing Brownstone lots • Eight (8) lots revised: 3 i 114 Units . 195 Units 1 185 Units 18 Lots (11 possible) 18 Lots (1 possible) 1.08 du /acre 1.84 du /acre 1.75 du /acre 8.27 du /acre 14.14 du /acre 13.41 du /acre 7.20 du /acre 12.31 du /acre 11.67 du /acre 1.64 acres 2.35 acres (Garden District Only) 12% 30% (Garden District Only) PJRJ 23 SUBTER RANEAN A c+ 13 11 �Z3 ca cl GARAGE] G /J GARAGE1 rT d L'J GAppGE3 G ❑ G J n ❑ ❑ C1 I� ❑ ❑ ❑ J ❑ ❑ GARAGES GA ❑ �GRCNItEGiGR.1L 81TE PLAN - lWRAGE LEVEL ® �� PRELIMINARY ARCHITECTURAL SITE PLAN - SOUTHLAKE TOWN SQUARE "GARDEN DISTRICT" RESIDENCES •" P►Z! Garden District Conceptual Phasing Plan 25 Gi Conc( 9.1 Garden District Conceptual Phasing Plan Phase 2A+ Phase B N; Af i ll I 1 1 10 I M--r- 0% 3J Garden District Conceptual Phasing Plan \\\ Phase 28 n 3 ` \ \ \ I l l y I I � � _ � 1 � `�`. q L]:e "SS �rF 1 I II �Y� 81 PHASES I. 2A 8 PHASING "HIBIT 03 F i - F CASE 32AIO 6- -_ it I SEFEMr I� MF �. 3J Gar Concep 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. (37.6.1). till 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. 31 U �'- - ITY OF SOUTHLAKE IN, 33 34 * BVI- 6 W am Proposed Concept Plan 130 Garden District Units 10 Brownstone Lots /Units 140 Total Units 35 `1.J Future Land Use Existing Land Use: Town Center The Garden District at Southlake Town Square Future Land Use \ LU_TYPE Public' 100 -Year Flood Plain Semi - Public Corps of Engineers Property Public Park/Open Space - Public/Semi- Public \ Mixed Low Density Residential Medium Density Residential Office Commercial - Retail Commercial _ Mixed Use Town Center _ Regional Retail - Industrial 0 330 600 1.320 edi m Densi FeM Re idential i i' O ce I COMB ercial own Cent r `1.J 37 Z oning Current Zoning: "DT" Downtown The Garden District at Southlake Town Square Zoning Districts: AG Cl ®RE C2 SF1A - C3 !_] SF1B - C4 SP1 ® SF2 - NR -PUD SF30 HC 0 SF20A 0 B1 AG 0 SF20B 0 B2 - R -PUD 11 O1 MF1 12 MF2 SRI S 2 MH SP2 © DT 0 01 TZD 01 – -- LQ 02 ECZ ?: o azo sao tzao i =- reef ?I F /�W W11llWlll 111111^ ` –. f \ ` . j " I SP1 ❑ i SP2 B1 V' .. 37 41:3 Ist all] -1 Izi- pi 43 I 45 IN r- CE:3 M bm wm�ln 0 0191 51 N U') m u az _ � Proposed "DT" Downtown District Text 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). 54 Proposed "DT" Downtown District Text Amendment Define "Garden District Residence" — A Garden District Residence is a residential dwelling unit in a m,.►" family dweffin located within the Garden District in which units occupying a portion of t#e 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 pair of units (typically 6 units per elevator /stair). 55 Proposed "DT" Downtown District Text Amendment Development Regulations for the 4� "Garden District"