Item 6B
Mainstreet Southlake Transitional Care/ Post-Acute Care Facility Site Plan
ZA15-072
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APPLICANT: Greenberg Farrow
OWNER: Mainstreet Investments
REQUEST: Approval of a Site Plan for an approximately 69,571 square foot, two-story building for a transitional facility
care/ post-acute care facility on 5.68 acres
LOCATION: 2540 E. State Highway 114
ZA15-072
The applicant Greenberg Farrow, on behalf of the owner Mainstreet Investments, is seeking approval of a site plan for an approximately 69,571 sf, 2 story building for a transitional
facility care/ post-acute care facility on 5.68 acres located at 2540 E SH1114.
At the October 20, 2015 City Council meeting, City Council approved 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.
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E. SH114
N. Kimball Avenue
Shady Lane
The aerial shows the location of the property.
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Oblique Aerial View of Site
Shady Lane
E. SH114
This oblique aerial view shows the overall site and the trees on the site.
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The lands use designation is office commercial.
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The current zoning is C3 General Commercial District.
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Previously Proposed Site Plan 10-8-15
This is the previously proposed site plan presented at the October 8th P&Z meeting.
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Proposed Elevations
Stucco
Stone
Asphalt Dimensional Roof Shingles
Stone
Stucco
Asphalt Dimensional Roof Shingles
Stone
South Elevation
North Elevation
These are the north and south building elevations with stucco and stone masonry and asphalt roof singles on the pitched roof. The south elevation will front on the E. SH114 access road.
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Proposed Elevations
Asphalt Dimensional Roof Shingles
Stone
Stone
Stucco
Stucco
Stone
Asphalt Dimensional Roof Shingles
These are the east and west elevations for the building showing the building materials of stucco and stone with asphalt roof shingles.
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Previously Proposed Landscape Plan 10-8-15
This is the previously proposed landscape plan for the site.
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Previous Tree Preservation 10-8-15
Variance requested
The previously proposed tree preservation plan indicated 50% total canopy on the site with 81% to be removed and 19% preservation.
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Proposed Site Plan 10-22-15
This is the proposed revised site plan presented at the October 22, 2015 Planning and Zoning Commission meeting. The proposed revisions to the site plan are:
Removed the north parking
area and shifted the parking to the east and west sides of the building;
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);
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;
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;
Increased the overall size
of the wet detention pond by making it deeper and modified the shape of the pond to preserve existing trees;
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).
Included an extension of the east shared drive to the north.
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Proposed Landscape Plan 10-22-15
This is the proposed landscape plan including additional tall evergreen shrubs screening on the north property line and additional landscape screening and a berm at the southwest corner
of the west parking lot. The landscape plan shows the revised detention pond design and includes preservation of additional trees on the east side of the pond.
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Landscape Plan Comparison
Previously Proposed Plan 10-8-15
Proposed Plan 10-22-15
Changes to the landscape plan include the addition of 56 tall evergreen shrubs along the north retaining wall, preservation of 26 additional existing trees and additional landscape screening
on the southwest corner of the west parking lot.
This is a comparison of the two proposed landscape plans. Changes to the landscape plan include the addition of 56 tall evergreen shrubs along the north retaining wall, preservation
of 26 additional existing trees and additional landscape screening on the southwest corner of the west parking lot.
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Tree Preservation 10-22-15
Variance requested
This slide shows 50% existing tree canopy area on the site. The applicant is proposing 30% preservation of the existing canopy. With this revised plan, additional trees have been
preserved along the east side of the detention pond and along the north property line from the original tree preservation plan on October 8, 2015.
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Tree Preservation Comparison
Variance requested
10-22-15
10-8-15
This is a comparison of the previous tree preservation plan and the proposed tree preservation plan. The increase in tree preservation is in the north property line and east of the pond.
The tree preservation has increased from 19% on the October 8th plan to 30% on the October 22nd plan. A variance has been requested to allow the tree preservation to be as shown.
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4:1 Slope Variance Exhibit
Variance Requested
View West from east property line
View East from Shady Lane
View West from east property line
40 ft.
+/- 71 ft.
40 ft.
40 ft.
+/- 67 ft.
+/- 71 ft.
North Property Line
North Property Line
North Property Line
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3
1
2
3
The applicant is seeking a variance to the 4:1 slope for residential adjacency on the north property line. This exhibit shows the 3 wings of the north side of the building impacted by
the ordinance.
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Stacking Depth Variance
Stacking Variance Requested
Min. 75’ Required – +/-28’ Provided
The applicant is seeking a variance to the stacking depth on the west side of the entry drive.
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Site Data Summary Chart
* Shared parking agreement with property to the east for overflow parking
This is a site data summary chart comparison of the two site plans presented to the Planning and Zoning Commission on October 8th and October 22nd.
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Site Photographs
View northeast from E. SH114
View to the northeast from Shady Lane at E. SH114
View northwest from E. SH114 access road
View north from E. SH114 access road
View along north property line
(north side) from Shady Lane
These are photographs of the existing site.
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Variances
Variances
Residential adjacency 4:1 slope: The proposed structure will be 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.
Stacking Depth: Driveway Ordinance No. 634 for the driveway stacking depth requires a stacking
depth is seventy-five (75) feet and the proposed depth is for an approximately 28-foot stacking depth.
Tree Preservation: The required tree preservation for the site is the preservation
of 50% of the existing trees. Due to a significant amount of the existing trees located in the middle of the site, the applicant is seeking to allow 30% of the existing trees to be
preserved on site.
The variance requests are for residential adjacency, stacking depth and tree preservation.
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Proposed Revisions to the site plan
Removed the north parking area and shifted the parking to the east and west sides of the building;
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);
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;
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;
Increased
the overall size of the wet detention pond by making it deeper and modified the shape to preserve existing trees;
Preserved additional trees along the north property line and increased
the total tree preservation from 19% to 30% preservation (50% of existing tree coverage is required);
Included an extension of the east shared drive to the north.
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* variance requested
Revised Regulation Comparison 10-22-15
This is a comparison the of the proposed development regulations and the C3 general commercial requirements.
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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 City Council meeting, City Council 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.
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Questions?
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Preliminary Grading Plan
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Conceptual Utility Plan
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Preliminary Drainage Plan
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New Century Dental Site PLan
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