Arlington: P&Z Commission Approves 200-Unit Senior Living Community
Feature Illustration (above): A north side view of the main building shows how the luxury apartments step up from the three-story wings to five stories in the rear, and how courtyards separate the wings. A garage entrance can be seen below a courtyard. Courtesy: ARRIVE Architecture.
by Adolfo Pesquera
Arlington (Tarrant County) — JAMP Enterprises LLC received a recommendation from the Planning & Zoning Commission on its plans for a 200-unit luxury senior living community.
The P&Z gave its recommendation at the June 16 regular session. City Council will have its chance to vote on the project August 6.
Dallas-based JAMP sought a zoning change on 9.34 acres of undeveloped land that had a mix of residential, office and community commercial land uses. The proposed consolidated planned development for multifamily at 22 units per acre is for an independent senior living facility.
Located in the 4700 block of Bowman Springs Road and northeast of the Bowman Springs/Interstate 20 intersection, the project site includes a man made pond in the southeast corner with a dam that project architect J. Marc Tolson of ARRIVE Architecture Group LLC said was of unknown origin. It was presumably constructed by a farmer.
Site plan with traffic notations. Drive #1 is to the I-20 frontage; Drive #2 is to Bowman Springs; Drive #3 is to Cadillac Boulevard. Courtesy: ARRIVE Architecture.
JAMP proposes to reconstruct the pond to modern engineered standards to handle drainage. A second, smaller detention pond will be constructed on the property’s northwest corner.
The development is to be aged-restricted to tenants 62 years of age and above. The concept includes a 200,326-square-foot building with a step-up height elevation that goes from three to five stories. The first floor will be a concrete podium style parking garage with 188 residential units above. This is a Type III construction system using wood framing for the upper floors.
The project is referred to as Arlington Senior Living on JAMP’s website list of “future projects,” but is simply called “JAMP Senior Community” on the architect’s plan development elevation documents.
The second floor residences will flank the entirety of the south side, but will extend across to the north side in the form of four wings separated by three above-ground courtyards. A two-story, 22,111-square-foot clubhouse will be embedded in the east end of the main building on levels one and two.
The floor plan for the third level is similar to the second, with the same four wings. The fourth and fifth floors, however, are reduced, with all units configured at or near the south end. Tolson described the exterior facade materials of the main building as comprised of 30% brick, 40% stucco, and more than 20 percent Nichiha–a Japanese system of cement fiber panels.
HardiePlank lap siding was requested for use on the balconies, but that was rejected.
Looking south from the east end, with cottages below and the main building to the right (west) of the pond. Courtesy: ARRIVE Architecture.
The property has a reverse L-shape and the east side extends north where it abuts a single family residential neighborhood. On this side, there are four one-story structures, each with three residential units. JAMP refers to this section as triplex cottages. They total 17,976 square feet.
The layout of the private road cutting through the property has access to Bowman Springs on the west, the interstate frontage road on the southeast, and a residential neighborhood street on the northeast. The road is between the main building and the single family neighborhood, will have a bridge to get over the pond, and turns north to connect with the cottages and the third entrance.
Arlington development code requirements for a multifamily project of this scale requires 400 spaces. JAMP requested a deviation to limit parking to 283 spaces. As Tolson explained, JAMP has experience with senior living communities; the company won an NAHB award for best senior living community project on a development it did in Frisco and that project was limited to 1.2 vehicles per unit.
Senior residents do not normally have as many cars as in younger family units, they rely more on public transit, and they will have access to a community shuttle as one of their offered amenities. Tolson asked that the parking ratio be limited to 1.4 cars per unit. Staff was opposed but the commission allowed the reduction in its motion.
The use of a variety of brick, Nichiha (orange-brown panels), stucco break up the main 5-story building into smaller human scale sections. Courtesy: ARRIVE Architecture.
Staff also objected to Tolson’s request to use cement fiber board siding for the balconies. On that point, the commission agreed with staff. The commission added a few conditions of its own–compliance with the dark sky initiative (a demand of the neighbors); installation of an iron fence around the pond and a masonry wall along the north boundary.
Staff also insisted the landscape plan include use of plants that attract Monarch butterflies. JAMP otherwise exceeded landscape requirements with its proposal of 29 four-inch caliper trees, 42 three-inch caliper trees, and 121 shrubs. A 5-foot-wide walking trail encircles the entire complex.
TBG Partners prepared the landscaping plans. Kimley-Horn is the civil engineer.
The main building’s southwest corner where it meets Bowman Springs at I-20. Courtesy: ARRIVE Architecture.
ARRIVE Architecture is also working on The Blake at New Braunfels, a $13.5 million assisted living facility with an Alzheimer’s unit. The developer, LifeCare Properties of Biloxi, Mississippi, anticipates a construction start date of Oct. 1, 2019, with an 18-month construction schedule. It will have a total area of 93,002 SF.
Adolfo Pesquera (Reporter/Editor) is a veteran news journalist. He has worked for Hearst Corp., American Lawyer Media, News Corp and Freedom Communications. His work has been published in newspapers and magazines across the USA. He is a journalism graduate of UT-RGV. He writes, edits and creates digital pages for VBX.