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DESIGN REVIEW BOARD
EEK pESIGN DISTRICT
WOLF PEN
SRA AFF REPORT
ben 8 2007
ort Date: Novemvemb 15 2007
Schubert, Staff Planner Rep pate:
be
Meeting
ect Manager: Jason Sch
Projschupert@cstx g°v For SP1
E-mail:j TS AT WOLF PEN CREEK(Sp mouth St intersection
THE LOFTS Dr and Dartm
Location: 614 Holleman
Drive East, SW corner of Holleman
building elevations, and
Ruiz, IPS Group a site plan, Standards and
Applicant: Natalie R Off-Street Parking
action and discussion °7 2 development consisting o
possible Section -Stye
meet Ordinance Creek, a mixed-use Creek District.
Item: Presentation, Develop Wolf pen Wolf Pen
appeals to Unified The Lofts at W East in the plan, landscape
7 6, Buffers for Holleman Drive E royal of the site construction
Section located at 614 H ends app that the meet
Staff recommends
with the conditiosite
by Develop
g. a4 acres, are
mendationsre requested app approved
Recommendations..
ecom the q City Standards
Administrator minimum building elevations,report meet at the southwest
plan, drainage rep feet
plans and n►ent locate 9 100 square
axed-use development private
Engineering• proposing a m with associated
The applicant is p development ouch Street as
a Dartmouth Street that consists °f approximately
rough to Dartmouth Item Summary: an Drive and a 264-unit multi-family development
extended th
Holle
corner u e and use and
Manuel Drive is to e
of retaillrestauraa king garage Ordinance
except two
and p Development has the
clubhouse ro ect. of the Unified D Design Reviewparking lots
a part of the project.
and for which the requires that p s aces
mets all technical standards
ng and Access, contiguous Board P
This site plan' m O Se is C Dimensions of seven requirement would
mals that the applicant
7 2 a maximum
w within
app First, UDO shall have proposing a number
public right-of-way The applicant feels that this
authority to grant. and is
15-feet of a p e island. retail uses
within an 18 by 2 urban
style plaza in front of the
separated by proposed urban style p as an alternative (see attached letter).
arking lot which requires a 6-
detract for the prop Buffer Standards,proposed multi-family
of tree well areas within the p, 7 6 F Minimum the prop osed a buffer
O Section buffer yard between wall multi-family mal is for Up10-foot planted The applicant initially retaining
The second aapnd t and a le family homes• water line.
foot wooden the adjacent sing engineering staff required the p
be
development and t width but eng nate maintenance re d letter).nearby moved
et the 10 foo See at
yard that m ro erty line to allow adequate
in width
the proposed buffer yard is only
moved closer to that p minir
As a result, is not within the
The subject property
Issueslltems for Review: required.
1. Treatment of thearea
minimum reservation area:
tion area so therefore not dedication was re
reservation
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2. Exterior lighting: The applicant is proposing to use light fixtures currently utilized by Parks
and Recreation Department in the Wolf Pen Creek District.
3. Solid waste: The applicant is proposing to have trash collected by custodial staff, placed in a
compactor in the parking garage and then into 4 or 5 yard rolling containers. On collection
days, staff would roll the containers out for pick up by Sanitation.
4. Relationship of buildings to site: The retail uses face the intersection of Holleman Dr. and
Dartmouth St. The parking garage is at the rear toward the western property line and multi-
family buildings are located throughout the site with four-story buildings located on the main
site with two-story townhome-style units located south of Manuel Dr.
5. Relationship of buildings and site to adjoining area: The site is designed to orient towards
the intersection of Holleman Dr. and Dartmouth St., which is a focal point of the WPC
District. Retail driveway access will be from Holleman Dr. while the multi-family access will
be from Manuel Dr. New sidewalks will be constructed along Holleman Dr. and Manuel Dr.
while the sidewalk along Dartmouth St will be replaced.
6. Building design: In general, the buildings are a combination of brick and stucco material with
stone base accents.
7. Miscellaneous structures and street hardware: A pedestrian plaza area composed of pavers
and anchored by a water feature is proposed at the Holleman Dr. and Dartmouth St.
intersection. Pavers will also be placed at back of curb along Holleman Dr. and Dartmouth
St. with tree wells spaced roughly every 32-feet. Proposed improvements in the right-of-way
will require approval of a Private Improvement in a Public Right-of-Way (PIP) permit.
8. Landscaping: Landscaping is provided in accordance with the Unified Development
Ordinance. Additional trees are proposed in the right-of-way of Holleman Drive and
Dartmouth Street and will require approval of a PIP permit to be installed.
9. Signage: The applicant is still developing the sign package and intends to request
consideration of the signage for the site at a later time.
Item Background: The subject property received a Conditional Use Permit from the City
Council on February 8th, which allows multi-family on the first floor with the condition that at least
9,000 square feet of retail/restaurant use be provided. This site plan is in compliance with the
Concept Plan that was approved with the Conditional Use Permit at Council.
The subject property received a 9-foot height variance from the Zoning Board of Adjustment on
April 3rd. The request was necessary due to the height of the parking garage in relation to the
adjacent single family lots along Crest Street. The building permit submitted for parking garage
is within the height restrictions allowed through the variance.
The subject property received an Administrative Adjustment on November 81h of 1.5 feet for the
front setback along Dartmouth St. so that the proposed buildings meet setback requirements.
Attachments:
1. Application
2. Appeal Request Letters
3. Site Plan
4. Building Elevations
5. Material samples (available at the meeting)
DESIGN REVIEW BOARD
WOLF PEN CREEK DESIGN DISTRICT
STAFF REPORT
Project Manager: Jason Schubert, AICP, Staff Planner Report Date: May 16, 2008
E-mail:jschubert@cstx.gov Meeting Date: May 23, 2008
For
THE LOFTS AT WOLF PEN CREEK (SDSP)
Location: 614 Holleman Drive East, SW corner of Holleman Dr and Dartmouth St intersection
Applicant: Natalie Ruiz, IPS Group
Item: Presentation, possible action and discussion on a revised site plan, landscape plan and
building elevations for The Lofts at Wolf Pen Creek, a mixed-use development consisting of
8.34 acres, located at 614 Holleman Drive East in the Wolf Pen Creek District.
Administrator Recommendations: Staff recommends approval of the site plan, landscape
plan, and building elevations.
Item Summary: The applicant is proposing revisions to this mixed-use development located at
the southwest corner of Holleman Drive and Dartmouth Street. The project was considered by
the Design Review Board on November 15, 2007 and received approval with the condition that
the construction and other engineering documents be approved. As you recall, the project
consists of approximately 9,000 square feet of retail/restaurant use and a 264-unit multi-family
development with associated private clubhouse and parking garage. Manuel Drive is being
extended through to Dartmouth Street as a part of the project.
The site plan and landscape plan meet all technical standards of the Unified Development
Ordinance. The applicant has provided a letter describing the revisions to the building
elevations. Those items and the other site revisions are detailed below and are for the Design
Review Board's consideration:
Issues/Items for Review:
1. Relationship of buildings to site: The orientation of the buildings remain the same with retail
uses facing the intersection of Holleman Dr. and Dartmouth St., the parking garage at the
rear toward the western property line and multi-family buildings located throughout the site
with four-story buildings located on the main site and with two-story townhome-style units
located south of Manuel Dr. The retaining wall that bisected the main buildings of the site is
now proposed north of Manuel Dr. with a 4-foot wrought iron fence on top of it.
2. Building design: In general, the buildings are a combination of brick, stucco, and fiber
cement siding materials. The elevations for the main corner (Building 3) and the townhome-
style units south of Manuel Dr. (Buildings 8 & 9) remain the same as previously considered.
As described in the letter, the brick veneer on the remaining buildings has been replaced
with stucco on the elevations facing Holleman Dr., Dartmouth St., and Manuel Dr. For the
other elevations, the brick veneer and stucco has been replaced with fiber cement siding. In
addition, the garage was originally steel construction with stucco panels on the exterior but
is now proposed as concrete construction painted the stucco color.
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3. Miscellaneous structures and street hardware: A pedestrian plaza area with a water feature
is proposed at the Holleman Dr. and Dartmouth St. intersection. The plaza and commercial
parking area along Holleman Dr. is now proposed with stamped and colored concrete
instead of pavers. As a reminder, the additional improvements shown in the right-of-way are
not required for the site plan but are shown for illustration and will require a Private
Improvement in a Public Right-of-Way (PIP) permit to be installed.
Item Background: The subject property received a Conditional Use Permit from the City
Council on February 8, 2007, which allows multi-family on the first floor with the condition that at
least 9,000 square feet of retail/restaurant use be provided. This site plan is in compliance with
the Concept Plan that was approved with the Conditional Use Permit at Council.
The subject property received a 9-foot height variance from the Zoning Board of Adjustment on
April 3, 2007. The request was necessary due to the height of the parking garage in relation to
the adjacent single family lots along Crest St. The building permit submitted for the parking
garage is within the height restrictions allowed through the variance.
The subject property received an Administrative Adjustment on November 8, 2007 of 1.5 feet for
the front setback along Dartmouth St. so that the proposed buildings meet setback
requirements.
A waiver and an appeal were granted by the Design Review Board when this item was initially
considered on November 15, 2007. A waiver to UDO Section 7.2.0 Dimensions and Access
was granted to eliminate the requirement to have double landscape islands for the parking
along Holleman Dr. so as not to detract from the proposed urban style plaza in front of the retail
uses. An appeal to UDO Section 7.6.F Minimum Buffer Standards was granted to allow a 6-foot
buffer yard width as an alternative to the required 10-foot width. The applicant had initially
proposed a 10-foot buffer yard but engineering staff required the proposed retaining wall to be
moved closer to that property line to allow adequate maintenance area for the nearby water line.
Attachments:
1. Application
2. Applicant Letter Describing Revisions
3. Site Plan
4. Landscape Plan
5. Hardscape Plan
6. Building Elevations
7. Color and Material Samples (available at the meeting)
4
DESIGN REVIEW BOARD
WOLF PEN CREEK DESIGN DISTRICT
STAFF REPORT
Project Manager: Jason Schubert, AICP, Staff Planner Report Date: July 24, 2008
E-mail:jschubert@cstx.gov Meeting Date: August 1, 2008
For
THE LOFTS AT WOLF PEN CREEK (SDSP)
Location: 614 Holleman Drive East, SW corner of Holleman Dr and Dartmouth St intersection
Applicant: Natalie Ruiz, IPS Group
Item: Presentation, possible action and discussion on colors and patterns for stamped and
colored concrete and building materials for The Lofts at Wolf Pen Creek, a mixed-use
development consisting of 8.34 acres, located at 614 Holleman Drive East in the Wolf Pen
Creek District.
Administrator Recommendations: Staff recommends approval of the proposed items.
Item Summary: The applicant is providing the specific colors and patterns of the stamped and
colored concrete as requested by the Design Review Board at the May 23rd meeting. The
applicant is also proposing stainless steel materials for Building 3, the main building facing the
intersection of Holleman Dr and Darthmouth St.
As you recall, the project consists of approximately 9,000 square feet of retail/restaurant use
and a 264-unit multi-family development with associated private clubhouse and parking garage.
Manuel Dr is being extended through to Dartmouth St as a part of the project. The project was
first considered by the DRB on November 15, 2007 and received approval with the condition
that the construction be approved by engineering. Site and building revisions, as described in
the Item Background below, were approved at the May 23rd DRB meeting with the requirement
that the colors and patterns of the stamped and colored concrete be approved by the DRB.
The proposed items are detailed below and are for the Design Review Board's consideration:
Issues/Items for Review:
1. Building design: Stainless steel material is proposed on Building 3. The material was not
available for the November 15th DRB meeting so the applicant proposed to bring it forward
as part of the sign package at a future date. The material is no longer part of the sign
package and is proposed as part of the building façade. The proposed stainless steel mesh
serves as an accent directly above the retail glazing while the proposed stainless steel wire
cloth serves as the guardrail for the balcony area above the retail uses. The stainless steel
material is within the 20% material percentage maximum allowed for a façade by the Non-
Residential Architecture Standards and therefore meets the technical standards of the
Unified Development Ordinance. A color elevation of Building 3 is within your packet and
the material samples will be available at the meeting.
2. Miscellaneous structures and street hardware: A pedestrian plaza area with a water
feature is proposed near the Holleman Dr. and Dartmouth St. intersection. The hardscape
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on the site including the plaza and commercial parking area along Holleman Dr was
approved with stamped and colored concrete instead of pavers at the May 23rd DRB. The
applicant is proposing the specific colors and patterns to be used. A color hardscape plan is
within your packet and color samples sheets will be available at the meeting.
Item Background: The subject property received a Conditional Use Permit from the City
Council on February 8, 2007, which allows multi-family on the first floor with the condition that at
least 9,000 square feet of retail/restaurant use be provided. The site plan complies with the
Concept Plan that was approved with the Conditional Use Permit at Council.
The subject property received a 9-foot height variance from the Zoning Board of Adjustment on
April 3, 2007. The request was necessary due to the height of the parking garage in relation to
the adjacent single family lots along Crest St.
The subject property received an Administrative Adjustment on November 8, 2007 of 1.5 feet for
the front setback along Dartmouth St. for the proposed buildings meet setback requirements.
The DRB initially considered the project at the November 15, 2007 meeting. The site plan,
landscape plan and building elevations were approved by DRB with the condition that the
construction documents be finalized and approved by engineering. As part of the approval, a
waiver and an appeal were granted by DRB and the sign package would come forward at a
future meeting. The waiver to UDO Section 7.2.0 Dimensions and Access was granted to
eliminate the requirement to have double landscape islands for the parking along Holleman Dr
so as not to detract from the urban style plaza. The appeal to UDO Section 7.6.F Minimum
Buffer Standards was granted to allow a 6-foot buffer yard width as an alternative to the
required 10-foot width due to engineering staff requiring the retaining wall to be moved closer to
that property line to allow adequate maintenance area for the nearby water line.
To finalize the infrastructure, the applicant brought forward other site and building revisions to
the DRB at the May 23, 2008 meeting. The building elevations were revised to add pitched
roofs and change the brick, stucco, and siding material percentages of all buildings except for
Buildings 3, 8, and 9 which were to remain the same. The parking garage changed from steel
construction with stucco panels to concrete construction. The retaining wall in the center of the
site was also moved to just north of Manual Dr and stamped and colored concrete was
proposed to replace the brick pavers on the site. These revisions were approved by DRB with
the condition that the specific colors and patterns of the stamped and colored concrete be
approved by the DRB. The sign package will come forward for approval at a future time.
Attachments:
1. Application
2. Elevations for Building 3
3. Landscape (hardscape) Plan
4. Color and Material Samples (available at the meeting)
12
THE LOFTS, WOLF PEN CREEK
Design Review Board—Site Plan Application
Requested Waiver—Parking Lot Standards
UDO Requirement: According to Section 7.2.C.7 of the UDO, double landscaped islands are
required along the retail parking area parallel to Holleman Drive because the parking row is
within 15' of the right-of-way. The parking lot is currently setback 13.65' from the right-of-way.
If the parking lot was shifted back approximately 1.35', double islands would not be required, a
variance would not be necessary.
Intent of Regulation: The intent of the UDO regulation was to minimize the impact of the
parking lot from the street. If parking lots were placed closer to the street than 15', double
islands are required to help soften the impact of the parking lot.
Requested Waiver: Allow the parking row to remain approximately 13.65' from the right-of-
way and allow the tree wells to meet the intent of the double island requirement.
Background: The Lofts is a luxury student housing development with first floor retail space
anchored in the heart of Wolf Pen Creek. The overall vision for this development is very urban
with the focus on outdoor plaza space and building architecture versus suburban parking lots.
Ideally,parking lots would not be visible from the intersection. However, in order for the first
floor retail businesses to be successful, parking must be readily available. The challenge to our
landscape architect is to design a parking lot that does not detract from the urban, pedestrian-
friendly environment. Our landscape architect has developed an inviting, walkable and
prominent sense of place within the outdoor plaza area. To minimize the impact of the retail
parking lot, he has continued the use of pavers and tree wells throughout the lot so that it blends
with the plaza. Similar designs have been successful in more urban areas such as Dallas. Due to
the unique design, a waiver to the current parking standards is necessary because the City's
current code was written for typical suburban parking lots.
Justification: The following elements justify the request:
• The pedestrian area between the parking lot and the retail businesses is very limited.
If the waiver is not granted, the entire parking lot must be shifted toward the main
building removing critical pedestrian space and potentially forcing pedestrians into
the parking lot.
• The typical circulation aisle between parking rows is 23' in width. Due to the size of
the building,the Fire Department requires a 26' circulation aisle for their ladder truck
resulting in a wider parking lot than originally proposed.
• The at grade tree wells are placed approximately every 4 spaces along the exterior
parking row in addition to the parking row next to the building. The number and
location of tree wells, coupled with the unique parking surface of pavers, minimizes
the impact of the parking lot from the street and meets the intent of the UDO
requirement.
Natalie Ruiz,AICP, IPS GroupifforAdo
Group
November 8,2007 r+�.. ri4r,r: , ,,.,r:.
10
THE LOFTS, WOLF PEN CREEK
Design Review Board—Site Plan Application
Requested Waiver—Buffer Yard Requirementsds
UDO Requirement: According to Section 7.6.E of the UDO,regarding the placement of
"structures"within a buffer yard area. Staff has determined that the proposed retaining
wall is a"structure"and is not permitted within the buffer yard area.
Intent of Regulation: The intent of the UDO regulation was to provide an adequate
buffer between different land uses to minimize the impact of the developing use.
Requested Waiver: Allow the proposed retaining wall to be located within 6' of the rear
property line within the 10' buffer area.
Justification: The following elements justify the request:
• The original site plan submittal met the buffer yard requirements and showed
the retaining wall approximately 10' from the rear property line. However,at
the request of the Engineering Department,we shifted the location of the
retaining wall to provide adequate area to maintain utility lines in the area.
• The proposed buffer yard measured from the property line to the parking area
is approximately 18' in width.
• The required fence and plantings will be installed along the rear of the single
family homes at their current elevation. Our landscape architect has selected
plant materials specifically for this location and he has determined that 6' of
planting space is more than adequate.
Background: Our original design incorporated the entire 10' buffer area. However,the
City's Engineering Department requested that we move the wall so that maintenance of
utilities in this area will be much easier and safer. In addition to the 10' buffer yard,there
are additional neighborhood protection standards within the UDO that combine to ensure
that incompatible. The height of the garage is limited based on the height of the adjacent
single family homes along Crest. The 6' buffer area between the wall and the property
line will contain the required privacy fence and plantings. The total buffer yard overall
distance from the property line to the parking lot exceeds the minimum of 10'.
rui3rouPe Rz,IPS r111,4010
ty Group
mber 8,2007 t'
11