ARABELLA AT BAYTOWN BAYTOWN, TEXAS

MASON GREEN ABBY DEVELOPMENT

Submitted By:

Barron, Stark & Swift Consulting Engineers, L.C.

6221 Southwest Blvd. Suite 200 Fort Worth, Texas 75050

TBPE F-10998

Engineer: Charles Stark, P.E.  

GENERAL INFORMATION & LAND USES

Arabella at Baytown Independent Living is a proposed development on 17 acres just west of Garth Road on the south side of Hunt Road. The site is undeveloped and vacant and is in the City limits of Baytown. We have chosen the site to develop a progressive care facility. Progressive care is a combination of independent living, assisted living, and memory care. The target market for progressive care is the adult population of 55 years of age and older. The development will consist of 204 dwelling units. Of the 204 dwelling units, 24 units will be devoted to memory care (MC) residents, 120 units will be devoted to independent living (IL) and 60 units will be devoted to assisted living (AL). There will be on-site services for the residents of the facility. The services consist of commercial kitchen and laundry, hair salon, fitness facility and leasing & management office. Of the 120 units for independent living, 20 will be duplex cottages and 100 will be in the West building. The land use is divided as follows:

General commercial use: 6.8 acres Residential use: 10.2 acres

BASE DISTRICT

The designated zoning district is General Commercial (GC). In the GC Zoning District, facilities which provide memory care or assisted living are permitted by right. However, single-family residential and multi-family land uses are not. Consequently, we are proposing a Planned Unit Development (PUD) Overlay. We propose keeping the GC Zoning District as our base zoning designation since it allows the most intense uses in our development and incorporating a PUD to allow the less intense uses proposed on the site.

DETAIL PLAN – PURPOSE & RELATION TO COMPREHENSIVE PLAN

The proposed project is consistent with the comprehensive plan in that the type of development proposed is progressive care/independent living. The comprehensive plan states that the vision for Baytown is to increase the amount of mid-level and high-end housing to meet market demand. Although progressive care is not typically defined under that type of housing, it creates the environment of which mid-level housing is a part. The primary deviation from the comprehensive plan is that in addition to a commercial memory care facility, the development will have a residential aspect attached to it. This is integral to the model of progressive life care: independent living, assisted living, and memory care. Aside from the partial residential housing land use to be provided under the proposed plan, the development will meet other general commercial zone criteria. The following table summarizes the general commercial criteria and the proposed PUD criteria.

OFFSITE INFORMATION

EXHIBIT 1: ADJACENT ZONING

*See Site Plan attached for other existing/proposed offsite improvements.

TRAFFIC AND TRANSPORTATION

See Site Plan attached for size and layout of streets, parking lots and spaces. The adjacent proposed HEB project to the west of the property is extending Hunt Road to the west property line of our tract. This project, Arabella at Baytown, will extend Hunt Road and its utilities across the frontage of our property to serve the development. 30 feet will be dedicated for Future north-south collector on east property line that would help alleviate congestion on Garth Road. TIA is not required by city traffic engineer.

DEVELOPMENT STANDARDS

Development Details  Proposed PUD 

Use  a. Independent Living (Multi‐Story, 100 Units) b. Independent Living (Cottages, 20 units) c. Assisted Living (One Story, 60 units) d. Memory Care (One Story, 24 units) 

e. Accessory Use: i. Commercial kitchen & laundry, hair salon, 

fitness facility, leasing office 

Parking Requirement  1 per 6 beds (memory care & assisted living) 

1 per one‐bedroom apt up to 500 SF (independent living) 1.5 per one‐bedroom apt. 500 SF or greater 

(independent living) 

DEVELOPMENT STANDARDS

Zoning Category GC* MF1 SF2 PUD

Minimum lot size (square feet) 10,000 See Tb. 2-1 See Tb. 2-1 17 acres (10 acs required)

Minimum front setback 25 20 15 25

Minimum rear setback 5 10 10 5

Minimum interior side setback 5 7.5 5 5

Minimum street side setback 25 20 15 25

Maximum height (in feet) 60 35 35 65

Percent maximum lot coverage 75 50 60 75

Minimum lot frontage required (linear feet) 60 25 50 60

Landscaping Required Required Required

Masonry 80% Front 50% other sides

60% first floor 30% other floors 60% total 80% Front

50% other sides

Architectural Required Required Required, GC

Style Elements Required Required Required Required, GC

Sidewalks (internal and R.O.W.l) R.O.W. Required R.O.W. Required, MF1

Recreational Space Required Providing

BUILDINGS

EXHIBIT 2: BUILDING LAYOUT

Courtyard and building floor areas: 42990 sf - Memory Care and respective courtyard 52260 sf - Assisted Living and respective courtyard 45740 sf - Independent Living Building and respective courtyard 38419 sf acres - Independent Living Cottages and respective courtyard

BUILDINGS

EXHIBIT 3: ELEVATION VIEW

RESIDENTIAL DEVELOPMENT

EXHIBIT 3: ASSISTED LIVING COMMON AREA & MOVIE THEATER (above), HAIR SALON & KITCHEN (below)

EXHIBIT 4: BUILDING AMENITIES – MEMORY CARE

EXHIBIT 5: BUILDING AMENITIES – COTTAGES

DRAINAGE & UTILITIES

The property does not fall in the 100 YR FEMA floodplain; therefore no consideration to floodplain is addressed in this report. The proposed storm water drainage system will tie in at station 13+75 of the proposed extension of road and utilities along Hunt Road currently under design by Hutchison and Associates Engineers, Land Planners, Surveyors. In order to mitigate the increase in flows that development will cause, an on-site detention pond will be constructed with outfall routed to the proposed storm drain under Hunt Road.

Site water and sanitary sewer lines will tie in to public utilities extensions along Hunt Road which are currently under design by Hutchison and Associates Engineers, Land Planners, Surveyors.

EXISTING CONDITIONS

See scaled map for existing conditions in detail.

OPEN SPACE

Residents will have access to outdoor recreation areas designated for each building section. The courtyards will provide green space, benches and picnic tables for the residents. The surface of each courtyard will be comprised of at least 75% pervious area as well as approx. 25% impervious provided for sidewalks. In addition, the cottages surround a pervious open space containing a detention pond. The total acreage of open space provided on the site is 7 acres, including pond, trails, courtyards & general landscape areas.

SEE SITE PLAN FOR LANDSCAPING DETAILS

COURTYARDS

SIDEWALKS VEHICULAR/PEDESTRIAN ACCESS

Vehicular and pedestrian access will be provided through a 24’ back of curb to back of curb Private Access Drive with access to the independent/assisted living building, memory care building as well as the independent living cottages. Parking will be off-street around all buildings. See Exhibit 3 and 4 for Parking Layout.

Pedestrian access will be within a designated 5’ wide sidewalk around the buildings.

PARKING

NORTH 248 – 9 X 18 Surface spaces, including 14 handicap 15 - Garage spaces SOUTH 78 – 9 X 18 Surface spaces, including 0 handicap 20 – Garage spaces TOTAL PROJECT PARKING Surface North 248 Surface South 78 Garage North 15 Garage South 20 TOTAL (INCLUDING 14 HC) = 361

MASONRY REQUIREMENTS

For the purpose of this project, masonry is defined as modular brick, stucco, natural stone or manufactured stone.

All buildings fronting onto Hunt Road:

1st Floor - 100% min. masonry Floors 2, 3, 4 - 50% min. masonry

Assisted Living & Independent Living elevations not fronting Hunt Road:

All floors - 50% min. masonry

Cottages:

All floors - 80% min. masonry

EXHIBIT 6: ASSISTED LIVING & INDEPENDENT LIVING

EXHIBIT 7: COTTAGES

EXHIBIT 8: INDEPENDENT LIVING ENTRY (LEFT) & ELEVATION VIEW (RIGHT).

LANDSCAPING

See City of Baytown Municode Section 18-1205 – Landscaping requirements for General Commercial construction.

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SITE PLAN DATA TABLE

17 ACRES

GENERAL COMMERCIAL

65

FOUR (4) STORY - INDEPENDENT LIVING 100 UNITS

ACREAGE

EXISTING ZONING

PROPOSED USE

PROPOSED STRUCTURES

PERCENT IMPERVIOUS

OPEN SPACE

INDEPENDENT LIVING, ASSISTEDLIVING & MEMORY CARE FACILITY

ONE (1) STORY -ASSISTED LIVING 60 UNITS

ONE (1) STORY - MEMORY CARE 24 UNITS

ONE (1) STORY - INDEPENDENT LIVING COTTAGE 20 UNITS

7 AC

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GRAPHIC SCALE

0 60 120

1"=60'

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12UNITS PER ACRE

ACCESSORY USES COMMERCIAL KITCHENCOMMERCIAL LAUNDRYHAIR SALONFITNESS FACILITYLEASING/MGMT. OFFICE

167074 SF - PROGRESSIVE CARE BUILDINGMAX FLOOR AREA

3723 SF - DUPLEX A

3956 SF - DUPLEX B

4446 SF - DUPLEX C

MAX BUILDING HEIGHT 62 FT (INDEPENDENT LIVING BUILDING)

STREETSCAPE : 1 TREE PER 30 LF OF FRONTAGE 8 SHRUBS PER 30 LF OF FRONTAGE

LANDSCAPE : 1 TREE PER 350 LF OPEN SPACE*AT LEAST 7% OF OFFSTREET PARKING AREA WILLBE LANDSCAPED OPEN SPACE AREA