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Item 6B Mainstreet Southlake Transitional Care/ Post-Acute Care FacilitySite Plan ZA15-072 1 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 is 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. 2 E. SH114 N. Kimball Avenue Shady Lane The aerial shows the location of the property. The property is located on the north side of the SH 114 frontage road, east of shady lane. 3 Oblique Aerial View of Site Shady Lane E. SH114 This oblique aerial view shows the overall site and the trees on the site. 4 The lands use designation is office commercial. 5 The current zoning is C3 General Commercial District. 6 Previously Proposed Site Plan 10-8-15 P&Z These next three slides (site plan, landscape plan and tree preservation plan) show the initial submittal from the applicant that was reviewed by the Planning and Zoning Commission. This is the site plan presented at the October 8th P&Z meeting. This plan shows an approximately 69,571 square foot, two-story building with one-story wings on 5.68 acres. The building will have a 47,780 square foot first floor footprint and 21,790 square foot second floor. 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 facility will also contain a café, 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. This plan indicated 99 parking spaces, 53% open space. 7 Previously Proposed Landscape Plan 10-8-15 P&Z This is the previously proposed landscape plan for the site. 8 Previous Tree Preservation 10-8-15 P&Z Variance requested The previously proposed tree preservation plan indicated 50% total canopy on the site with 81% to be removed and 19% preservation. 9 Proposed Elevations 10-8-15 P&Z 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. 10 Proposed Elevations 10-8-15 P&Z 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. 11 Proposed Site Plan 10-22-15 P&Z (Option #1) Option #1: 2 Entrances 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: (next slide) 12 Proposed Site Plan 10-22-15 (Option #2) Option #2: 1 Entrance Meets stacking 50 -199 (76 +48) = 124 – 5.2 – Table 2 - 75 ft stacking – 80’ 13 Proposed Landscape Plan P&Z 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. 14 Tree Preservation P&Z 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. 15 Tree Preservation Comparison (P&Z) 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. preservation of 26 additional existing trees 16 Revised Site Plan 1-5-16 Revisions: Revised building layout to meet residential overlay 4:1 slope on north side of building Relocation of loading zones Redesign of interior driveway Redesign of parking lot and additional parking spaces Elimination of north retaining wall Additional tree preservation on east and north property lines The applicant will provide the required loadings spaces per the zoning ordinance. Four additional 12’ x 12’ landscape islands are required – one (1) island in the west parking area and three (3) in the north parking area. The hammerhead turnaround located at the rear of the building with meet all fire code standards (24’ wide) The dumpster screening materials will match the masonry building materials. If a deceleration lane is required by TXDOT for the west drive the south bufferyard may be adjusted to accommodate the construction of the deceleration lane. Any retaining wall on the site will consist of a brick or stone material. 17 Revised Landscape Plan 1-5-16 *Variance request for tree preservation Replace screening along front parking spaces. 18 Proposed South Building Elevation 1-5-16 * Meets Section 43 Overlay Zones articulation requirement 19 Proposed North Building Elevation 1-5-16 * Meets Section 43 Overlay Zones articulation requirement 20 Proposed East and West Building Elevations 1-5-16 * Meets Section 43 Overlay Zones articulation requirement 21 4:1 Slope Variance Exhibit P&Z 10-22-15 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 1 2 3 1 2 3 4:1 Slope 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. 22 revised Building 4:1 Exhibit 1-5-15 1 3 2 1 2 3 40 ft. 40 ft. 40 ft. +113 ft. +85 ft. +125 ft. The revised building meets the 4:1 slope requirement for residential adjacency Property Line/Fence 23 Proposed Building Renderings 1-5-15 South (front) North (rear) 24 Tree Preservation 1-5-16 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. 25 Tree Preservation Comparison 1-5-16 Variance requested 10-22-15 P&Z 1-5-16 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 32% on the January 5th plan. A variance has been requested to allow the tree preservation to be as shown on the plan dated 1-5-16. The PZ also requested that the canopy of the new plantings be estimated. (50% growth that would add 11% additional canopy spread to the site) 26 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. 27 Variances 1-5-16 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 32% of the existing trees to be preserved on site. The variance requests are for residential adjacency, stacking depth and tree preservation. 28 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. 29 Existing Street/Drive Entrances Driveway at SH114 and east property Mainstreet Southlake Shady Lane at SH114 Mainstreet Southlake 30 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. November 3, 2015; Approved (7-0), on the consent agenda, to table the item from the regular agenda to the November 17, 2015 City Council meeting. December 1, 2015; Approved (7-0), on the consent agenda, to table the item per the applicant’s request, to the January 5, 2016 City Council meeting. 31 Questions? 32 Variances 10-22-15 P&Z 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. 33 Landscape Plan Comparison P&Z Previously Proposed Plan 10-8-15 Proposed Plan 10-22-15 Addition of 56 tall evergreen shrubs along the north retaining wall. Additional landscape screening Addition of a berm 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. 34 * variance requested Regulation Comparison This is a comparison the of the proposed development regulations and the C3 general commercial requirements. 35 Site Data Summary Chart * Shared parking agreement with property to the east 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. It also include the revised site plan presented to City Council tonight. 36 Preliminary Grading Plan 37 Conceptual Utility Plan 38 Preliminary Drainage Plan 39 New Century Dental Site PLan 40 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. 41 Site Plan Comparison 10-8-15 11-3-15 Removed the north parking area; reduced the retaining wall from 9’ to 6’; and added additional plantings. Reconfigured on the east and added parking to the west side Overall parking reduced from 90 to 76 spaces Added Stop bars and signage Retaining wall example (material) 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, reconfigured parking on the east side and added parking to the west side. 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; 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); Provided 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. 42 Applicant’s Exhibit 43 Applicant’s Exhibit 44