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Item 6BCITY OF S0UTHLA1<,.,E Department of Planning & Development Services STAFF REPORT October 27, 2015 CASE NO: ZA15-072 PROJECT: Site Plan for Mainstreet Southlake Transitional Care/ Post -Acute Care Facility EXECUTIVE SUMMARY: On behalf of Mainstreet Investments, Greenberg Farrow is requesting approval of a Site Plan for Mainstreet Southlake Transitional Facility Care/ Post -Acute Care on property being described as Lot 2, Block 1 of the Bonola Family Addition, an addition to the City of Southlake, Tarrant County, Texas located at 2540 E. State Highway 114 on 5.68 acres. Current Zoning: "C-3" General Commercial District. SPIN Neighborhood #4. REQUEST DETAILS: The applicant is requesting approval of a site plan for the Mainstreet Southlake Transitional Care/ Post -Acute Care Facility to construct an approximately 69,571 square foot, two-story building with one-story wings on 5.68 acres. The facility is proposed to contain 102 beds (70 beds on the first floor and 32 beds on the second floor) for transitional and post -acute care patients. The building will have a 47,780 square foot first floor footprint and 21,790 square foot second floor. The facility will also contain a cafe, 3,000 square foot of rehabilitation space, a social gathering space and meditation rooms. The second floor will be primarily located at the front of the building along E. SH 114 with first floor wings located primarily in the rear of the building. The building will be constructed with stucco and stone fagades and have an asphalt dimensional shingle roof. The topography of the site (with the highest point at the east end of the property and sloping primarily to the west), has a substantial grade change of approximately 20 -feet across the property. The site will require a retaining wall along the north property line varying in height. The retaining wall will consist of a Pavestone modular material. The site includes a wet detention pond at the west side of the site. This pond will be surrounded by landscaping. The Planning and Zoning Commission recommended denial at their October 8, 2015 meeting. At the request of the applicant, the City Council at their October 20, 2015 meeting approved (6-0) a motion on the consent agenda to remand the case back to the Planning and Zoning Commission for the October 22, 2015 Planning and Zoning Commission meeting for consideration. For the October 22, 2015 Planning and Zoning Commission meeting, the applicant submitted revised plans for the development including a revised site plan, revised tree preservation plan and a revised landscape plan. The changes made to the plan are Case No. ZA15-072 outlined in the Narrative located in Attachment C, page 7. Revisions presented at the October 22, 2015 Planning and Zoning meeting were as follows: Removed the north parking area and shifted the parking to the east and west sides of the building; 2. Reduced the number of parking spaces on the site from 99 parking spaces to 76 parking spaces (the applicant has indicated that a shared parking agreement would be executed with the property owner to the east); 3. Reduced the height of the north retaining wall from approximately 9 -foot maximum to approximately 6 -foot maximum and identified the retaining wall material as a Pavestone modular product; 4. Included additional landscaping along the north property line with 56 large evergreen shrubs and added a berm and additional landscape screening (approximately 12 additional shrubs) to the southwest corner of the west parking lot; 5. Increased the overall size of the wet detention pond by making it deeper and modified the shape of the pond to preserve existing trees; 6. Preserved additional trees along the north property line and increased the total tree preservation from 19% to 30% preservation (50% of existing tree preservation is required). 7. Included an extension of the east shared drive to the north. Variances Residential adjacency 4:1 slope: Section 43.13. A variance is being requested for the proposed structure located adjacent to residential property to the north. A portion of the building in the rear with one story wings and no windows will encroach within the 4:1 setback. Allow to encroach as presented. 2. Stacking Depth: The applicant is seeking a variance to the Driveway Ordinance No. 634 for the driveway stacking depth. The required stacking depth is seventy-five (75) feet and the proposed depth is for an approximately 28 -foot stacking depth. 3. Tree Preservation: Previously, the applicant had requested a variance to the required tree preservation of 50% of the existing trees to allow 19% of the existing trees to be preserved on site. With the revised site plan, the applicant is seeking a variance to allow 30% preservation of the existing trees. Site Data Summary Chart Case No. ZA15-072 Previous Site Plan 10- Proposed Site Plan Site Data Summary 10-8-15 10-22-15 Existing/Proposed Zoning "C-3' General Commercial "C-3' General Commercial Land Use Designation Retail Commercial Retail Commercial Case No. ZA15-072 ACTION NEEDED: ATTACHMENTS Case No. ZA15-072 Site Data Summary Previous Site Plan 10- 10-8-15 Proposed Site Plan 10-22-15 Gross Acreage 5.68 5.68 Number of Proposed Lots 1 1 Area of Open Space (acres) 3.01 3.18 Percentage of Open Space 53% 56% Area of Impervious Coverage 47% 44% Proposed Building Area (so 69,571 69,571 Number of Stories 2 2 Maximum Building Height (ft.) 35 35 Proposed Beds 102 102 Required Parking 49 49 Provided Parking 99 76* Standard Parking 96 73 Handicap Parking 3 3 * Shared parking agreement with property to the east for overflow parking The Planning and Zoning Commission's motion at the October 22, 2015 meeting included the following: • granting the variances to residential adjacency, stacking depth, and tree preservation; • the applicant to present a site plan with two alternatives on it, relative to access off SH 114, one version presented with two access points and a separate version that eliminates the westernmost entry point into the site (applicant did not provide this document for this packet, but will provide prior to or at the meeting); • the applicant to provide a landscape plan that shows a berm along the southern perimeter of the property with evergreen hedges (berm shown on the grading plan, sheet C-05); • the applicant's to present a landscape plan showing the canopy preservation that will take place (applicant did not provide this document for this packet but will provide prior to or at the meeting). 1) Conduct a Public Hearing 2) Consider Site Plan Approval (A) Background Information (B) Vicinity Map (C) Plans and Support Information — Link to PowerPoint Presentation (D) SPIN Report (E) Site Plan Review Summary No. 6, dated October 27, 2015 (F) Surrounding Property Owners Map (G) Surrounding Property Owners Responses STAFF CONTACT: Dennis Killough (817)748-8072 Patty Moos (817)748-8269 Case No. ZA15-072 BACKGROUND INFORMATION OWNERS: Mainstreet Investments APPLICANT: Greenberg Farrow PROPERTY SITUATION: 2540 E State Highway 114 LEGAL DESCRIPTION: Lot 2, Block 1, Bonola Family Addition CURRENT ZONING: "C-3" General Commercial District HISTORY: September 19, 1989; City Council approved the "C-3" General Commercial District with the adoption of Zoning Ordinance 480 and the Official Zoning Map. August 5, 2003; City Council approved a Preliminary Plat (5-0) subject to Plat Review Summary No. 3, dated July 11, 2003 (ZA03-038). August 21, 2003; Approved a Final Plat under Planning Case ZA03-056 on the consent agenda of the Planning and Zoning Commission. SOUTHLAKE 2030: Pathways Master Plan: An 8 ft. sidewalk will be required along E. SH 114 and a 5 ft. sidewalk will be required along Shady Lane. TREE PRESERVATION: The tree preservation for the site is 50% of the existing tree cover and a minimum of 50% of that tree cover is required to be preserved. The revised Tree Conservation Plan shows that 30% of the existing tree cover is proposed to be preserved. A variance is being requested. UTILITIES: Water An 24 -inch force main water line with taps exists along the south (E. SH 114) and west side (Shady Lane) of the property Sewer An 8 -inch sanitary sewer line exists along the north property line connecting to a 24 -inch sewer line along Shady Lane. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions Mainstreet Southlake Transitional Facility has one (1) proposed access point directly onto the westbound East SH114 access road and a proposed common access drive at the east developed property with access to the SH114 access road. The East SH114 access road is a 3 -lane west bound road along the 6 -lane divided SH114. SH114 is a designated as freeway with a variable with 300'- 500' right -of way. Case No. Attachment A ZA15-072 Page 1 * Based on the 2015 City of Southlake Trak Count Report Nursing Home(620) 69,571 sf 1 241 9 4 9 19 * Vehicle Trips Per Day * AM -In, AM -Out, PM -In and PM-Ozit are peak hour generators on a weekday * Based on the ITE: Trip Generation Manual, 7th Edition SPIN MEETING: The SPIN meeting was held on June 9, 2015. The report is located under Attachment `D' of this report. PLANNING AND ZONING COMMISSION: October 8, 2015; Approved (5-1) the motion to deny. October 22, 2015; Approved (3-2) as presented subject to the Staff Report revised dated October 21, 2015 and subject to the Site Plan Review Summary No. 5 dated October 20, 2015; specifically granting the variances noted in the staff report related to residential adjacency, stacking depth, and tree preservation; however, also noting the Commission's preference that the applicant present a site plan with two alternatives on it, relative to access off SH 114, one version presented tonight in the presentation materials and a separate version that eliminates the westernmost entry point into the site; and specifically noting, if not included in this package tonight and to be shown at Council, a landscape plan that shows a berm along the southern perimeter of the property with evergreen hedges; and noting the applicant's willingness to present a landscape plan showing the canopy preservation that will take place. CITY COUNCIL: October 20, 2015; approved (6-0) a motion on the consent agenda to remand the case back to the Planning and Zoning Commission at the October 22, 2015 Planning and Zoning Commission meeting for consideration. STAFF COMMENTS: Site Plan Review Summary No. 6 dated October 27, 2015 is attached. A final plat (ZA03-056) was filed in Cabinet `A', Slide 8967, on January 30, 2004. Case No. Attachment A ZA15-072 Page 2 Vicinity Map Mainstreet 5outhlake Transitional Facility Care/Post-Acute Care s 504 2503 25Q5 2508 2813 2621 2711 - cp 'a cr rp cn o � p 0 to n i N A � ti N m 414 o � p � m o cv c� m 0 330 z 2300 2354 0 o � 2600 268 2720 m � a 0 SH 114 a ar 2601 0 i R' E ZA 15-472 - Site Plan ,• 5 ILA 0 100200 400 600 800 Feet Case No. Attachment B ZA15-072 Page 1 Plans and Support Information Proposed Narrative 10-8-15 September 1, 2015 Ms. Patty Moos Planner 1 City of Southlake Planning & Development Services Re: Mai nstreet Southlake- Case # ZA15-072 S.H. 114 and Shady Lane Proposed Development- Site Plan Project Narrative Dear Ms. Moos: We are submitting this Project Narrative and requested variance for the subject property located approximately one (1) mile from Baylor Regional Medical Center in an area that we believe is a recognizable medial corridor along Northwest Parkway in Grapevine and Southlake, located along west bound access road of S.H. 114 and Shady Lane. The current property is zoned C-3 Commercial, which includes medical care facilities, nursing homes and care homes as permitted land uses by right. The proposed use by Mainstreet is Transitional Care, also known as Post -Acute Care. The healthcare landscape is rapidly changing, with an intense focus on efficiency, lower cost and better outcomes for consumers. The Transitional Care to be provided at this location will be short - stay rehabilitation and therapy for its guest who will rehabilitate until they are ready to transition to their homes. A typical guest will stay for an average of thirty (30) days. After hospital interventions and surgeries such as cardiac events, strokes, or hip/knee replacements, our property offers a transitional platform for these patients with complex medical needs. As healthcare expenditures rise at an unsustainable rate there is an increasing focus by patients, providers and policymakers on restraining unnecessary resource utilization such as that incurred by preventable re -hospitalization. Transitional Care Centers are an important component in significantly reducing readmits. Requested Variances: The proposed site presents various site development challenges. All City development codes where attempted to be adhered to. However because of some site constraints, the following variances are being requested. Variances #1: Residential adjacency 4:1 slope setback. Section 43.13 A variance to this regulation is being requested due to existing topography of site, as well as the depth of property from S.H. 114. The proposed structure will have minimal impact on residential adjacency because the portion which encroaches within the 4:1 setback are ends of the one story wings of proposed facility and have no windows. A significant portion is roof line needed for screening of roof top appearances. Also, existing topography of the site is requiring some fill in order to bring site to a manageable grades across site based on existing elevations of S.H. 114. Case No. Attachment C ZA15-072 Page 5 Variance #2: Driveway/points of ingress/egress. Driveway Ordinance No. 634 requiring 75 ft. min. Because of the depth of lot and the proposed use and required drive circulation, it is being requested that the main drive be reduced slightly. There will still be adequate stacking drive depth at drive. Variance #3: Existing 50% tree cover preservation. Because a significant amount of the existing trees are located in the middle of the site, preservation is not possible. This issue is caused by both building footprint, and grading/fill required for development of site. All efforts to preserve trees along edges and areas where possible have been done. We respectfully request review and approval of these requested variances as part of the Site Plan submittal for the proposed development by Mainstreet. The development will enhance the corridor and add an exceptional and needed service to the City of Southlake. Regards, Eric Wilhite, AICP Additional Narrative 10-22-15 Case No. Attachment C ZA15-072 Page 6 Memorandum October 19, 2015 To City of Southlake Patty Moos Email: pmoos@ci.southlake.tx.us Ms. Moos: Project Mainstreet- Case No.:ZA15-072 Project# GF 20140730 From Eric Wilhite Re Site Plan Revisions The following are primary revisions made to the proposed Mainstreet Site Plan based off of comments and discussion that arose during the October 8, 2015 planning and Zoning Commission hearing. 1. The parking was significantly reduced overall on site from the originally proposed number. The portions of the larger parking area that was indicated on west side, was reduced and spaces completely removed from the north side of development. 2. The wet detention pond configuration was revised. It is now slightly larger and revised in "shape," allowing for more existing tree canopy preservation. 3. Trees at north-west corner are being preserved if possible, by realigning the required sidewalk. 4. Percentage of existing tree canopy to be preserved has increased. 5. The landscape buffering along north has been increased by adding additional shrub plantings for vegetative screening. 6. By removing the line of parking the grades have been revised, which made it possible to reduce the overall height of architectural segmental block retaining wall. 7. The small parking area along SH 114, at south-west portion of site is being screened with a small earthen berm as well as shrub and ornamental tree plantings for screening. 8. Proposed landscape plantings of new trees, exceeds what is required by Code. 9. Provide the parking calculations used to determine how much parking is required/ provided. The narrative states 102 beds and the site plan indicates 90. 10. Stop bars and stop signage added to stacking areas of entry drives. 11. The roof material is being evaluated to increase architectural style of shingles used. Site Plan 10-8-15 Case No. Attachment C ZA15-072 Page 7 Building Elevations 10-8-15 North and South (Building design has not changed for 10-22-15) Case No. Attachment C ZA15-072 Page 8 .iw t r i Building Elevations 10-8-15 East and West (Building design has not change for 10-22-15) Case No. Attachment C ZA1 5-072 Page 9 13 ;,A -11 -ie+ --L Rendered Landscape Plan 10-8-15 z Case No. Attachment C ZA15-072 Page 10 4:1 Slope Setback Exhibit for North Property Line 10-8-15 Case No. ZA15-072 ■ ®® Attachment C Page 11 * Variance Requested Tree Preservation 10-8-15 , m �r Case No. Attachment C ZA15-072 Page 12 * Variance Requested M Case No. Attachment C ZA15-072 Page 13 Variancef rStack ng Depth 10-8-15 ^ Variance Requested y t _ - [ l `./.f�.. � / v � �■° \ HIM Case No Attachment C Za15- 72 Page 14 Revised Site Plan 10-22-15 8g _� 11 1 1S 9� F p9 HHS 6 f6 S @ gg 555 g �tl " �� € F a o e d A C tl pypm. � [� @@� ey Q€�� ¢� 8 i 9� 3[6 ' c 1 � � K tl i�kAitlk k_ k -s s iE� i9 �b kG tl � A[ � k tl �q 7 d ah Aa 6 R G� E x x .. . x• : d a r• l d ! tl a � a 9 d � x@ Revised Landscape Plan 10-22-15 Case No. ZA15-072 Attachment C Page 15 Case No. ZA15-072 � s � a E P r ■ + r L L r r i AL � �'� 4:1 Slope Setback Exhibit for North Property Line 10-22-15 Attachment C Page 16 * Variance Requested (no change from original variance request) , m �r Case No. Attachment C ZA15-072 Page 17 Revised Tree Preservation 10-22-15 * Variance Requested CCOOCCCCCCCCCCCCCCCCCCCCCCQCC�� 0@99G�9GDDDDD000GG0000 � v � a�mo�mm�00� CCOOCCCCCCCCCCCCCCCCCCCCCCQCC�� 0@99G�9GDDDDD000GG0000 CCCCC C��C C C 0C CCCCCOCCCCCCCCOOCCOCCCCCCCCCCCCCCCCCCC �C9C90�CQG GD�G G0� C�GC�GCCGCGOG�OG�GGGGGGOGGOGGGOQ009 oo■oo■oo■oo ■00■00■oo■vv■vv■ Case No. Attachment C ZA15-072 Page 18 a�mo�mm�00� CCCCC C��C C C 0C CCCCCOCCCCCCCCOOCCOCCCCCCCCCCCCCCCCCCC �C9C90�CQG GD�G G0� C�GC�GCCGCGOG�OG�GGGGGGOGGOGGGOQ009 oo■oo■oo■oo ■00■00■oo■vv■vv■ Case No. Attachment C ZA15-072 Page 18 I Variance for Stacking Depth 10-22-15 * Variance Requested `•J �- -LjI-T-7.1 .rt e fi 7t 7 x,15• ,,,111 M�hLwSN Mifif'f4'i [YiN} Site Photographs Case No. Attachment C ZA15-072 Page 19 View northeast from E. SH114 View to the northeast from Shady Lane at E. SH114 Case No. Attachment C ZA15-072 Page 20 View to the northwest from E. SH114 View north from E. SH114 access road Case No. Attachment C ZA15-072 Page 21 View along north property line (north side) from Shady Lane Case No. Attachment C ZA15-072 Page 22 SPIN ZISOUTHLAKE Report SPIN Item Number: Case Number: Project Name: SPIN Neighborhood: Meeting Date: Meeting Location: SPIN MEETING REPORT SPIN2015-20 Pending formal application None provided SPIN #4 June 9, 2015 1400 Main Street, Southlake, TX City Council Chambers Total Attendance: Nineteen (19) Host: Monique Schill, Community Engagement Committee Applicant(s) Presenting: Dylan Tar, Mainstreet Investment City Staff Present: Lorrie Fletcher, Planner I City Staff Contact: Richard Schell, Principal Planner — rschella-ci.southlake.tx.us Town Hall Forums can be viewed in their entirety by visiting http://www.cityofsouthlake.com and clicking on "Learn More" under Video On Demand; forums are listed under SPIN by meeting date. FORUM SUMMARY Property Situation: • Northeast corner of Shady Lane and State Highway 114 Development Details: • Site plan application proposing the construction of a 69,000 square foot, two-story transitional care / post -acute care facility on approximately 5.67 acres. • Consistent with existing C-3 General Commercial District zoning. • Plan proposes approximately 102 beds. Presented at SPIN: Case No. ZA15-072 Attachment D Page 1 Case No. Attachment D ZA15-072 Page 2 QUESTIONS / CONCERNS: • We are concerned about ambulance traffic. o Patients are transported by ambulance when they leave the hospital and check into our facility. There are no sirens blaring. We don't anticipate having any of that type of ambulatory traffic. • Are there plans to keep the trees? o The trees are our biggest site plan issue since they are in the middle of the property. We will preserve as much as possible. • Will you utilize the courtyards to save some of the existing trees? o Yes, absolutely. • Your presentation showed an area with exercise equipment. Will that be open for public use? o No, the exercise area is for patients only. However, the restaurants and salons will be open to the public. • We would like to see an access road traffic study conducted. • Is this a rehab facility? o Yes • Do patients drive themselves back and forth? o No — they are generally dropped off, stay two (2) weeks and get picked up. • Is this a retirement home? o No • How many employees will there be? o About 80 to 100 full-time employees • Where is the main entrance? Shady Lane or 114? o There will be entrances from both roadways as shown on the site plan. • We are concerned about the entrance off of Shady Lane and the volume of commercial traffic down a residential street. Can you lose it? o We can look at the possibility. Case No. Attachment D ZA15-072 Page 3 • 1 see a third drive on the east side. What does that connect to? o Our property backs up to an orthodontist office. • Will you be seeking a zoning change? o No... our use is allowed by right. • Will you be requesting variances? o No. • How close is 114 entrance to Shady? o I'm not certain of specific distance but we will meet city spacing requirement. • Dr. Bonola (property owner to the east) talked about the trees on the north side and how they will be preserved due to residential adjacency standards. Also, trees on both sides of the fence are existing. • What about fencing? o There is an existing chain link / barbed wire fence. We will meet zoning screening and fencing requirements. • Does the acute short-term ever get swapped to long-term? o No. We have some that have but this will not happen here. SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not betaken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Case No. Attachment D ZA15-072 Page 4 SITE PLAN REVIEW SUMMARY Case No.: ZA15-072 Review No.: Six Date of Review: 10/27/2015 Project Name: Site Plan for Mainstreet Southlake Transitional Care/ Post -Acute Care Facility APPLICANT: Greenberg Farrow Eric Wilhite 5500 Democracy Drive, Ste. 125 Plano, TX 75024 Phone: (817) 900-1712 Email: ewilhite@greenbergfarrow.com OWNER: Mainstreet Investments Dylan Tarr 14390 Clay Terrace, Suite 205 Carmel, IN 46032 Phone: (317) 582-6967 Email: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 10/20/2015 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT THE APPROPRIATE STAFF MEMBER. Planning Review Patty Moos Planner I Phone: (817) 748-8269 Email: pmoos(cD-ci.southlake.tx.us All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as amended). The stacking depth for Drive 1 does not meet the required 75 ft. length. A variance has been requested. 2. In the residential adjacency 4:1 slope diagrams, the building does not meet the required setback on the north property line as required in the Residential Adjacency Standards, Section 43.13 Development regulations. A variance including a justification has been requested. 3. The Tree Preservation plan is shown as 50% of existing tree cover and a minimum of 50% of that tree cover is required to be preserved. The revised Tree Conservation Plan shows that 30% of the existing tree cover is proposed to be preserved.. A variance has been requested. Informational Comments Masonry required for any building in the Corridor Overlay Zone is as follows: *Stucco or plaster shall only be allowed when applied using a 3 -step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. Case No. Attachment F ZA15-072 Page 1 *The use of synthetic products (e.g., EIFS — exterior insulation and finish systems, hardy plank, or other materials) shall not be considered as masonry material. (As amended by Ordinance 480 -PPP). In the Corridor Overlay Zones Section 43.9 Development Regulations; General Development Standards, the building will need to comply with this section including the roof design standards and mechanical equipment screening. (Any variation from this ordinance will require a variance request): Roof Design Standards: In an effort to screen rooftop mechanical equipment, other appurtenances, and flat or built-up roofs, all structures having a 6,000 square feet or less footprint shall be constructed with a pitched roof as defined in Section 43.12 of this ordinance. Those structures having a footprint greater than 6,000 square feet shall be constructed with either a pitched, parapet, or mansard roof system (enclosed on all sides). Standing seam metal roofs shall be constructed of a factory -treated, non-metallic, matte finish. Metal roofs with lapped -seamed construction, bituminous built-up roofs, and flat, membrane -type roofs which are visible from adjacent public ROW shall be prohibited. Mechanical Equipment Screening: All buildings must be designed such that no mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from SH 114, Carroll Avenue between SH 114 and FM 1709, FM 1709, and FM 1938 and any adjacent public ROW. This shall include equipment on the roof, on the ground or otherwise attached to the building or located on the site. Rooftop mechanical equipment and / or other rooftop appurtenance screening shall be accomplished by either the construction of 1) the roof systems described in subparagraph (b) above or 2) an architectural feature which is integral to the building's design and ensures that such equipment is not visible from adjacent public ROW. The fencing of or enclosure of individual mechanical units shall not be permitted except as described above. All rooftop mechanicals or architectural features described herein shall be shown on the required building elevations at the time of site plan approval. Any retaining wall over 4 ft. in height including footing will require engineered plans for permitting. The abandonment and relocation of the 10 ft. OnCor easement located on the east side of the property. Abandonment will be required prior to issuance of a building permit. All lighting must comply with the Lighting Ordinance No. 693, as amended. The following are recommendations and observations by staff where your application may benefit and does not represent a requirement. • A material sample board may more clearly represent the materials being used on the building being proposed. This may be useful during the Planning & Zoning Commission meeting and City Council meetings. Case No. Attachment F ZA15-072 Page 1 Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartina-ci.southlake.tx.us II:7Ell ;Kde]kh]Ell UlilIEel k[d01LY, ILY, lEll kIII &I 2 The proposed existing tree cover preservation does not comply with the existing tree cover preservation requirements. There is 50% of existing tree cover and a minimum of 50% of that tree cover is required to be preserved. The Tree Conservation Plan shows that 30% of the existing tree cover is proposed to be preserved. Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. Table 2.0 — Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be preserved* 0%-20% 70% 20.1 —40% 60% 40.1%-60% 50% 60.1%-80% 40% 80.1%-100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. The proposed Detention Pond Access Easement is located where existing tree are shown to be preserved. Allowing access within the area where the trees are shown to be preserved will likely alter the trees and they would be required to be mitigated. Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. Wil kI11:16YA:1*11111 Ell WifilN11aele]LY, ILY, IEll kIII &I Identify and label all landscape bufferyards Landscape Plan. On the Site Plan the west bufferyards are labeled on the Landscape Plan by type and width on the Site Plan and and east bufferyards are not labeled. No Case No. Attachment F ZA15-072 Page 1 2. Provide the correct Interior Landscape and Bufferyards Summary Charts on the Site Plan and Landscape Plan. 3. Autumn Blaze Maples are not considered a Canopy Tree. They are considered an accent tree. 4. The submitted Landscape Plan does not indicate if any existing tree credits are proposed to be taken. Credits shall only be granted if the tree/s are in healthy condition and all requirements of the Tree Preservation Ordinance have been met as determined at the time of inspection for a Permanent Certificate of Occupancy. Indicates informational comment. # Indicates required items comment. Public Works Review Om Gharty Chhetri, P.E., CFM Civil Engineer Phone: (817) 748-8089 E-mail: ochhetria-ci.southlake.tx.us GENERAL COMMENTS: 1. This site plan is contingent upon all required easement abandonment and relocations approval. 2. This review is preliminary. Additional requirements may be necessary with the review of civil construction plans. 3. Construction within FM SH 114 right of way shall require a permit from TxDOT. Submit permit application prior to site plan approval. 4. Upon checking with TxDOT, they require a TIA for the proposed driveway from SH 114. Please submit a TIA report for City to review Street intersections shall comply with TDLR/ADA accessibility standards. Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials. Sidewalk widths shall conform to the Southlake Pathways Plan. Use the City of Southlake GPS monuments whenever possible. Monument locations can be found in the City of Southlake website: http://www.citvofsouthlake.com/index.aspx?NID=266 EASEMENTS: 1. Show and label all the existing drainage and sewer easement and the proposed easements. Easements shall be 15' minimum. A 20' easement is required if both storm sewer and sanitary sewer will be located within the easement. Case No. Attachment F ZA15-072 Page 1 2. Detention ponds shall be dedicated by plat as drainage easements. The following note shall be added to the plat: Compliance with the provisions of the city's Storm Drainage Policy does not relieve a person of the responsibility of complying with all other applicable laws, including, but not limited to, Section 11.086, Texas Water Code. 3. Clarify if the existing drainage easement being abandoned or modified. Verify if easement of water/sanitary sewer/storm sewer crossing the site is in an easement. Water and sanitary sewer cannot cross property lines without being in an easement or right of way. All waterlines, sanitary sewer and storm sewer in easements or right of ways must be constructed to City standards. WATER AND SEWER COMMENTS: 4. A minimum of 10' separation shall be maintained between water and sewer lines. Proposed utilities (sewer and storm sewer) are closely packed together. The separations between the utilities and the easement width shall be determined during the construction plan review and plat filing process. The size of the water service tap must match the size of the meter. There are no reducers allowed before the meter on the public side. Water meters and fire hydrants shall be located in an easement or right of way. Fire lines shall be separate from service lines. Existing sanitary sewer main is located under the proposed parking lot. Any maintenance or construction on the existing sewer may deem conflict parking unusable. GRADING AND DRAINAGE COMMENTS: Access easements are needed for maintenance of detention ponds. 2. Any driveway culvert must be sized by an engineer and submitted for approval to the City Engineer. A staged release/discharge (openings at different heights at the outlet structure) shall be considered to control (lower) the release rate from the proposed detention pond. Verify size, shape, and/or location of the detention pond (as depicted on the site plan). Any changes to size, shape, and/or location of the proposed pond(s) may require a revision to the concept/site/development plan and may need to be approved by the Planning and Zoning Commission and the City Council. Calculations will be required to verify capacity of proposed curb inlets. Storm sewers collecting runoff from public streets shall be RCP and constructed to City standards. Case No. Attachment F ZA15-072 Page 1 Discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance No. 605. 11k1;101NLY, UIEel kVAW619]LY, lLY, lEll kIII &I Submit 22"x34" civil construction plans and a completed Construction Plan Checklist directly to the Public Works Administration Department for review. Please allow 15 business days for review. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City's website: http://www.citvofsouthlake.com/PublicWorks/engineeringdesign.asp Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines pre -construction, construction and post -construction erosion control measures. New Requirement: Provide Stormwater Pollution Prevention Plan per TXR150000. The plan must include all required elements in Part III, Section F of the permit. The City of Southlake especially reviews Part III, Section F, (1) (g), Maps. The review is for completeness of a plan to prevent pollution (especially sediment) to the Separate Storm Sewer System. It is highly recommended the project manager provide a series of maps for complex projects, including one map showing controls during mass grading and infrastructure, one map showing controls during vertical construction, and one map showing final stabilization (may be but not always equitable to the landscape plan). Please include timelines in relation to the project activities for installation and removal of controls. SWPPP shall be submitted by second review of the civil construction plans. * A geotechnical report will be required for all private and public roadways. The geotechnical report shall include pavement design parameters for subgrade stabilization. * Walls greater than 4 -feet including the footing shall require structural plans prepared by a registered engineer in the State of Texas. Retaining walls shall require a permit from the Building Inspections Department prior to construction. * Access permit is required prior to construction of the driveway on SH 114. Permit approval is required before beginning construction. Submit application and plans directly to TxDOT for review. * A right of way permit shall be obtained from the Public Works Operations Department (817) 748-8082 to connect to the City's sewer, water or storm sewer system. * A Developer Agreement may be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer's Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated per Ordinance No. 836. *=Denotes informational comment. Fire Department Review Case No. Attachment F ZA15-072 Page 1 Kelly Clements Assistant Fire Marshal Phone: (817) 748-8671 E-mail: kclements(cD-ci.southlake.tx.us GENERAL COMMENTS: The Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant, and within 50 feet of fire lane access. (Could not get exact measurements based on size of plans submitted, but it appears to be in excess of 100 feet) 2. Hydrants are required at a maximum spacing of 500 feet for commercial locations that contain sprinkled buildings. (Locations and amount of hydrants are not adequate to meet this requirement). Community Services Review Peter Kao Construction Manager 817-748-8607 E-mail : pkaoa-ci.southlake.tx.us Park Board comments or recommendations: All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee payments or fee credits. Please contact the Community Services Department at (817) 748-8607 for further details. Land/park dedication requirements: Non-residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of park land for every fifty (50) non-residential gross acres of development. If fee payment is approved by City Council in lieu of land dedication, non-residential park dedication fees in the amount of $2400 per gross acre x 5.6775 acres= $13,626.00 will be required. Fees will be collected with the approved developer's agreement or prior to any permit being issued. Pathway Comments: 8ft wide pathway should be provided along Hwy 114. Pathway should be provided from building to sidewalk on Hwy 114 . Sidewalk should be provided on Shady Lane. Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian access from each building to Trail System or sidewalk connections and between buildings. Should provide 4ft+ concrete sidewalks on both sides of all public and private streets consistent with Article V Street and Right -Of -Way Requirements of the Subdivision Ordinance and all State of Texas accessibility requirements. Case No. Attachment F ZA15-072 Page 1 General Informational Comments An opinion letter from Ken Baker, AICP, Sr. Director of Planning and Development Services was issued on March 26, 2015, with a determination that this development as proposed falls under the category of a nursing and care home which is a permitted use in the "C-3" General Commercial District. Verification of the State Licensing confirming type of medical use remains compliant with the underlying zoning district will be required prior to issuance of a certificate of occupancy. * If any deceleration lanes are required by TxDOT, approval of a revised site plan may need to be required. * No review of proposed signs is intended with this site plan, including monument signs. A separate building permit is required prior to construction of any signs. * It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and will require construction standards that meet requirements of the Airport Compatible Land Use Zoning Ordinance No. 479. * All mechanical equipment must be screened of view from right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. * All lighting must comply with the Lighting Ordinance No. 693, as amended. * All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment Control Ordinance No. 946, as amended. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * The applicant should be aware that prior to issuance of a building permit, a fully corrected site plan, landscape plan, irrigation plan, and building plans, must be submitted for approval and all required fees must be paid. This may include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees. * Masonry required for any building in the Corridor Overlay Zone is as follows: *Stucco or plaster shall only be allowed when applied using a 3 -step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. *The use of synthetic products (e.g., EIFS — exterior insulation and finish systems, hardy plank, or other materials) shall not be considered as masonry material. (As amended by Ordinance 480 -PPP). In the Corridor Overlay Zones Section 43.9 Development Regulations; General Development Standards, the building will need to comply with this section including the roof design standards and mechanical equipment screening. (Any variation from this ordinance will require a variance request): Case No. Attachment F ZA15-072 Page 1 Roof Design Standards: In an effort to screen rooftop mechanical equipment, other appurtenances, and flat or built-up roofs, all structures having a 6,000 square feet or less footprint shall be constructed with a pitched roof as defined in Section 43.12 of this ordinance. Those structures having a footprint greater than 6,000 square feet shall be constructed with either a pitched, parapet, or mansard roof system (enclosed on all sides). Standing seam metal roofs shall be constructed of a factory -treated, non-metallic, matte finish. Metal roofs with lapped -seamed construction, bituminous built-up roofs, and flat, membrane -type roofs which are visible from adjacent public ROW shall be prohibited. Mechanical Equipment Screening: All buildings must be designed such that no mechanical equipment (HVAC, etc.) or satellite dishes shall be visible from SH 114, Carroll Avenue between SH 114 and FM 1709, FM 1709, and FM 1938 and any adjacent public ROW. This shall include equipment on the roof, on the ground or otherwise attached to the building or located on the site. Rooftop mechanical equipment and / or other rooftop appurtenance screening shall be accomplished by either the construction of 1) the roof systems described in subparagraph (b) above or 2) an architectural feature which is integral to the building's design and ensures that such equipment is not visible from adjacent public ROW. The fencing of or enclosure of individual mechanical units shall not be permitted except as described above. All rooftop mechanicals or architectural features described herein shall be shown on the required building elevations at the time of site plan approval. Any retaining wall over 4 ft. in height including footing will require engineered plans for permitting. The following are recommendations and observations by staff where your application may benefit and does not represent a requirement. • A material sample board may more clearly represent the materials being used on the building being proposed. This may be useful during the Planning & Zoning Commission meeting and City Council meetings. Denotes Informational Comment Surrounding Property Owners Case No. Attachment F ZA15-072 Page 1 SPO # a W O 414 n Zoning A Acreage Response 1. BONOLA FAMILY LTD PRTNSHP i 2540 E STATE 114 HWY O A O NR 2. � C3 2540 E STATE 114 HWY 5.64 NR 3. MLCFC 2007-9 SOUTH LAKE RETAIL SP1 2370 E STATE 114 HWY 1.45 NR 4. BONOLA FAMILY LTD PRTNSHP 330 2600 E STATE 114 HWY m NR 5. CHAMATHIL, VARGHESE SF1-A 328 SHADY LN 1.44 N Z 2300 54 SF1-A 405 SHADY LN 2.08 NR 7. ABSHER, KAY BLANKENSHIP O 410 SHADY LN 1.69 2540 8. CLARY, RICHARD E SF1-A 415 SHADY LN 1.88 0. 9. MERTZ, JAMES N AG 409 SHADY LN 8.66 2600 68 2720 o YN w 413 SHADY LN 2.85 U 11. Superintendent of Carroll ISD Q� 12. Superintendent of Grapevine Colleyville ISD 2601 NR 13. Superintendent of Northwest ISD 2 SPO # Owner Zoning Address Acreage Response 1. BONOLA FAMILY LTD PRTNSHP C3 2540 E STATE 114 HWY 1.15 NR 2. BONOLA FAMILY LTD PRTNSHP C3 2540 E STATE 114 HWY 5.64 NR 3. MLCFC 2007-9 SOUTH LAKE RETAIL SP1 2370 E STATE 114 HWY 1.45 NR 4. BONOLA FAMILY LTD PRTNSHP C3 2600 E STATE 114 HWY 1.25 NR 5. CHAMATHIL, VARGHESE SF1-A 328 SHADY LN 1.44 NR 6. BRADFORD, TIM D SF1-A 405 SHADY LN 2.08 NR 7. ABSHER, KAY BLANKENSHIP SF1-A 410 SHADY LN 1.69 O 8. CLARY, RICHARD E SF1-A 415 SHADY LN 1.88 O 9. MERTZ, JAMES N AG 409 SHADY LN 8.66 NR 10. LANCE, CAROL ANN AG 413 SHADY LN 2.85 U 11. Superintendent of Carroll ISD NR 12. Superintendent of Grapevine Colleyville ISD NR 13. Superintendent of Northwest ISD NR 14. Superintendent of Keller ISD NR Responses: F: In Favor Notices Sent: Eight (8) Responses: Opposed: 2 O: Opposed To U: Undecided Undecided: 1 NR: No Response Case No. Attachment F ZA15-072 Page 1 Surrounding Property Owners Responses Within 200 ft. Notification Response Form ZAI "72 Meeting Date: October 8, 2015 at 6:30 PM LANCE, CAROL ANN 413 SHADY LN SOUTHLAKE, TX 76092 PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so Hated a re hereby in favor of opposed to undecided about (circle or underline one) the proposed Site Plan referenced above. Space for comments regarding your position: Signature: Additional Signature: Printed Name(s): ,-d I{ Must be property owners) whose--name(s) are printed at top. Phone Number (optional): $13-- – � -� q Date: 10-1-1 — Date: One form per property. Case No. Attachment G ZA15-072 Page 1 Southlake Planning & Zoning Commission Meeting Public Comment Form Please print. Return completed form to Secretary prior to start of regular session. Name•11 a Date: /0 ",� — / Address- klE'"G�-,.;=, Phone: �{{ .(Include City and State) L9 I wish to spate my views on an Agenda Item: -J Agenda Item #_ ,� I will speak in SUPPORT of this item I will speak in OPPOSITION to this item I do not wish to speak, but please record my SUPPORT OPPOSITION Citizen Comments (for an item on this agenda) Required: Cards will not he read into the record unless it is signed Southlake Planning & Zoning Commission Meeting Public Comment Form Please print. Return completed form to Secretary prior to start of regular session. Name: t Al� �� /? Date.• /C, f� Address: / o f� 4 6 z oq �- c Phone: 17 ` iVFJ J 3 f (Include City and State I wish to share my views on an Agenda Item: Agenda Item # I will speak in SUPPORT of this item I will speak in OPPOSITION to this item I do not wish to speak, but please record my SUPPORT �K OPPOSITION QCitizen Comments (for an item on this agenda) 5ignatore: �� 64Y "&Z— Required: Cards will no/he read into the record unless it is signed Case No. ZA15-072 Attachment G Page 1 Southlake Planning & Zoning Commission Meeting Public Comment Form Please print. tcompleted form to Secretary prior to start of regular session. 3 Name: ! f ��W �� i� `� ` Date: I V 1 Address• 1. Phone: .(Include ity and State) 10 1 wish to share my pews on an Agenda Item: Agenda Item # I will speak in SUPPORT of this item Iwill speak in OPPOSITION to this item do not wish to speak, but please req4 my SUPPORT OPPOSITION ❑ Citizen Comments (far an item on this agenda) Signature: I. Required: Cards will not be read into the cord unless if is signed Southlake Planning & Zoning Commission Meeting Public Comment Form b1iiijPllease printReturn completed form to Secretary prior to start of regular session. Name X�3 S#W Date: ; 2 — Address: _ � f U /7� Ll*-,,yC5 Phone:. ! %^ f —2 3V (Include City and Slate) 19 I wish to share my views on an Agenda Item: Agenda Item L I will speak in SUPPORT of this item I will speak in OPPOSITION to this item ,X I do not wish to speak, but please record my SUPPORT OPPOSITION ❑ Citizen Comments (for an item on this agenda) Signature Required• Cards will not be read into the record unless it is signed Case No. Attachment G ZA15-072 Page 1 Southlake Planning & Zoning Commission Meeting Public Comment Form Please print. Return completed form to Secretary prior to start of regular session. Name:T� �7 ✓ 1 I; m Date: Address: ��%��%'/� �� , l� �v' Phone:_�5l City and I wish to share my views on an Agenda Item: Agenda Item #-�— I will speak in SUPPORT of this item I will speak in OPPOSITION to this item I do not wish to speak, but please record my SUPPORT OPPOSITION ❑ Citizen Comments (for an item on this agenda) Signature:_ k��11 (e Ll- ,Required. Cards will rot be read into the record unless it is signed. Case No. Attachment G ZA15-072 Page 1 Outside 200 ft. Southlake Planning & Zoning Commission Meeting Public Comment Form Please print. Return completed form to Secretary prior to start of regular session. Name i L') e, L Date: to I/ `l Address: �61-1, Sl'�Oalu � 7 Phone: �11-1`5-535 (Include City and Staf ) ALJ I wish to share my views on an Agenda Item: / Agenda Item # 7 h 1_�5 -07-c2 I will speak in SUPPORT of this item I will speak in OPPOSITION to this item I do not wish to speak, but please record my SUPPORT OPPOSITION ❑ Citizen Continents (for an item on this agenda.) Signature Required. Cards will not be read into the record unless it is signed Southlake Planning & Zoning Commission Meeting Public Comment Form Please print. Return completed form to Secretary prior to start of regular session. Name: IN V /d 4 O W)-9 Date: 6 c�cp / ICLCfis�C�` &1V�I —oa�� Address: Se ui`H t A' r' %)' 7'0�� Phone: % (Include City and State) Iish to share my views on an Agenda Item: Agenda Item # -�— -2/1451-671 I will speak in SUPPORT of this item Y` I will speak in OPPOSITION to this item I do not wish to speak, but please record my SUPPORT _ OPPOSITION ❑ Citizen Comments (for an item on this agenda) Signature: Required. Cards will not be read into the record unless it is signed Case No. Attachment G ZA15-072 Page 1 Southlake Planning & Zoning Commission Meeting Public Comment Form Please print. Return completed form to Secretary prior to start of regular session. Name: 't; C L.o Do wc—) Date: Address: e�° rr-. TL-1,.Jci�-1C141� Phone: Wl7 t tf CX1� (Include City and State) ❑ I wish to share my views on an Agenda Item: Agenda Item # L zx�! S — f0-7-7— I 07Z I will speak in SUPPORT of this item i`(will spear in OPPOSITION to this item _ I do not wish to speak, but please record my SUPPORT APPOSITION ❑ Citizen Comments (for an item on this agenda.) Required.• Cards will not he read into the record unless it is signed Southlake Planning & Zoning Commission Meeting Public Comment Form ase print. Re c pleted form to Secretary prior to start of regular session. Nam • ! 10% l Jr Date: __./vf �P"A Address: _� � ,�"� �V' Phone: ' 4L % � t 37SF (Include City and State) ` 0,�' ❑ I wish to share my view on an Agenda Item: Agenda Item # I will -weak eak in SUPPORT of this item will speak in OPPOSITION to this item I do not wish to speak, but please record my SUPPORT OPPOSITION ❑ Citizen Comments (for an item on this agenda) Signature: Required.- Cards will t be read into the recon mess it is signed Case No. Attachment G ZA15-072 Page 1 Southlake Planning & Zoning Commission Meeting Public Comment Form Please print. Return completed form to Secretary prior to start of regular ses ion. Name: ,...t �' 1i� I - �.�( � C.{r Date: ffl .S Address: lr`) �2 C . L l j�1 �t �I .._ . Phone: -7 - (Include City and Slale) I wish to share my views on an Agenda Item: Agenda Item #_�a_ _ Ivui11 speak in SUPPORT of this item I Il speak in OPPOSITION to this item _ I do not wish to speak, but please record my SUPPORT OPPOSITION ❑ Citizen Comments (for an item on this agenda) Required: Cards w#1 not bg Jipd into therecord unless it is signed. Case No. Attachment G ZA15-072 Page 1