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Item 7B Zoning Change and Site Plan for USPI (ZA15-139) Item 7B 1 Owner: Weatherford Loan Company Applicant: Tower Road Real Estate / Ascension Group Architects Requests: Approval of a Zoning Change and Site Plan from S-P-1 Detailed Site Plan District to S-P-1 Detailed Site Plan District for Tower Plaza to revise the previously approved S-P-1 Zoning and Site Plan for Tower Plaza and to seek approval of a Site Plan for two multi-story medical office buildings totaling approximately 68,000 square feet of space. Location: 821, 829, and 835 E Southlake Blvd ZA15-139   The applicant is requesting approval of a Zoning Change and Site Plan from S-P-1 Detailed Site Plan District to S-P-1 Detailed Site Plan District for Tower Plaza to revise the previously approved Zoning and Site Plan for Tower Plaza and to allow for two multi-story medical office buildings totaling approximately 68,000 square feet of space in total. The Location of the property is 821, 829, and 835 E Southlake Blvd and is to the west of the Park Village shopping center. 2 The future land use designation is office commercial. 3 The current zoning is S-P-1 Detailed Site Plan District. 4 Aerial View This is an aerial of the site. The site is 6.04 acres gross. Park Village shopping center is located to the East, the Rucker property is to the South, medical offices to the North, and 6.7 acre AG property to the West (future land use also Office-Commercial). 5 Current Site Conditions Proposed Tower Blvd Entrance Approx location of Building 1 The next few slides are site photos. There are existing sidewalks along Southlake Blvd (8’) and Tower Blvd (5’). The picture on the right is the approximate location of Building 1. 6 Current Site Conditions F.M. 1709 frontage Approx location of Building 2 These photos show the area along the FM 1709 frontage and the aprroximate location of the smaller 25 K buuilding. 7 Current Site Conditions NW corner of Tower Blvd and Zena Rucker Rd Proposed Rucker Rd entrance Here are some photos taken along the southern end of the property . A temporary road was built in 2010 when the property was about to go under construction. 8 Surrounding Residential Developments A 9 Foxborough SF20A Surrounding Residential Developments A temporary road was built in 2010 when the property was about to go under construction. That construction never happened and the property was foreclosed. 10 ZA07-124 (Approved 02/19/2008) The next few slides will provide a brief history on the entitlements on the site. The property was zoned C-3 with the adoption of the 1989 Zoning Ordinance. This plan was approved in early 2008 and allowed seven multi-story buildings totaling 90,000 square feet. Base zoning was “C-3” with O-1 uses permitted. Utilized office-based parking (1:300); maximum building height of 37 feet. Total parking 331 11 Elevations These are elevations of the building that were approved. 12 SOUTH Elevation Renderings Renderings of the site. 13 ZA10-054 (Approved 12/07/2010) This plan was approved in late 2010 and represents the current entitlement on the site. This plan showed two multi-story buildings totaling over 100,000 square feet. It also proposed a driveway stub to the west and a clock tower in the center of the site. Maximum building height of 50 feet to allow for a 3 story hospital use. Parking was 265 spaces 14 MEDICAL CENTER ELVATIONS – NORTH [glass buildings are phase 2 buildings] 15 MEDICAL CENTER ELVATIONS – SOUTH [glass buildings are phase 2 buildings] 16 OFFICE BUILDING ELEVATIONS - NORTH AND EAST [glass buildings are phase 2 buildings] 17 ZA15-139 Site Plan The current plan proposes two multi-story buildings totaling 68,000 square feet. The orientation of the north building has shifted and the clock tower has been removed from the previous plan. Building 1 – Medical Office (south) is 2 stories totaling 43,000 SF. Building 1 – is a future medical office building it is also two stories totaling 25,000 square feet. There are 340 parking spaces proposed on site ( 265 previous/331 -2007). This plan also proposes 20 covered parking spaces along the west boundary. Sidewalks are already provided or will be provided along the three public roadways – also an internal sidewalk system is shown. 18 ZA15-139 Phasing Plan This slide shows the proposed phasing of the development . Phase 1 will consist of the southern building and associated parking, along with the complete loop of the fire line. Phase 2 will consist of the north building and associated parking. “Should construction of Building 2 not commence within 6 months of the completion of the horizontal site improvements and Medical Center Building (Building 1), the Office Building (Building 2) site shall be graded flat, planted with grass and irrigated until such time that Building 2 construction shall begin. Furthermore, that landscaping required to be planted along E Southlake Boulevard shall be fully planted at this time to act as a visual buffer to the unbuilt lot.” 19 ZA15-139 Site Data Chart Medical offices + lab, imaging, and pharmacy uses are proposed for building 1 (2 stories, 43,000sf) – Southlake Family Medicine Medical offices + outpatient surgery center are proposed for building 2 (2 stories, 25,000sf) S-P-1 proposal would allow any O-1 uses (broad range of office and professional, excluding retail or manufacturing). 20 Site Data Summary This slide provides a comparison between the currently approved plan (ZA 10-054) and the proposed plan. Read slide. Building square footage is going down but footprints remain roughly the same. There is about 28% more parking proposed from the last plan. 21 Comparison with C-3 regulations This provides a comparsion between the C-3 base reguations and the proposed regulations. 22 Permitted Uses Offices of a business and/or professional nature providing services not including fabrication, manufacturing, or production of goods. Any use permitted in the O-1 Office District, except for radio recording and television broadcasting offices and studios. Financial Institutions Health service facilities to include clinics, offices of dentists, doctors, and other practitioners of the healing arts, licensed or similarly recognized under the state of Texas; offices for specialists and supporting health service fields, such as physical, audio and speech therapy, podiatry, and psychological testing and counseling; dental, medical and optical laboratories, and medical imaging and diagnostic services. Original text from the 2010 S-P-1 is black if it carries over, red strikeout if it’s being removed on this plan, and blue underline if it’s new on this plan. Fourth bullet reflects uses proposed for Building 1 23 Permitted Uses Medical care facilities to include ambulatory surgical centers or hospitals with their related facilities and supportive retail and personal services uses operated by or under the control of the hospital primarily for the convenience of patients, staff and visitors. Such medical care facilities may involve patient related overnight stays. No residential uses or Assisted Living facilities shall be allowed; including Assisted Living, Memory Care or Skilled Nursing residential facilities. Small scale medical related pharmacy services for the convenience of patients, staff and visitors. Accessory structures for open covered parking shall be permitted. Lines 3 and 4 reflect new proposed uses or accessory uses. 24 S-P-2 Regulations Buffer yards and setbacks along internal lot lines shall not be required except as shown on the Site Plan. Buildings shall be provided with a 65 foot minimum horizontal setback from the proposed north right of way line for the Zena Rucker Road (60 foot Right of Way) and approximately 125 feet from the south Right of Way line for Zena Rucker Road, which is the northern boundary of the Medium Density Residential LUD boundary. Side yard shall be fifteen (15) feet, minimum. Floor area: The minimum size for a separate building or structure, excluding accessory use structures, existing within this district shall be two thousand (2,000) square feet. 25 S-P-2 Regulations Building roof heights shall not exceed those shown on the plans and elevations; in no case shall a building exceed three (3) stories nor 50’ in height from finished floor level, including parapets. Freestanding towers shall not exceed 50’ above finished floor. The applicant is not proposing a tower with this development 26 S-P-2 Regulations (Parking) Parking: Parking requirements for Building 1 are to be based on: 8 spaces for the first 1,000 square feet of Floor Area; plus, for the remaining floor area: 1 space for each 150 square feet of doctor’s offices, and 1 space for every 300 square feet of all other uses. Parking requirements for Buildings 1 and 2 are to be based on: 8 spaces for the first 1,000 square feet; plus, for the remaining floor area: 1 space for each 150 square feet of doctor’s offices, and 1 space for every 300 square feet of all other uses, including ambulatory surgical services. Parking requirements for Building 2 shall be based on: 1 space per each patient room, plus 1 space for each 4 employees, plus 1 space for every 300 square feet of Floor Area of outpatient services. Parking requirements for hospital function, if applicable, shall be based on: 1 space per each patient room, plus 1 space for each 4 employees, plus 1 space for every 300 square feet of outpatient services. Floor area is defined as the total net usable square footage of floor space within the interior wall of the building, room or lease area, but excluding cellars, mechanical rooms, attics, elevators and stairways, common areas, hallways and lobby areas. Doctor’s offices will park at 1 per 150 with the general office standard (1 per 300) applied for the remainder of the development. The parking area will effectively be shared between Building 1 and Building 2. 27 S-P-2 Regulations A minimum of 27% of the existing tree canopy cover on-site shall be preserved. Vertical articulation requirements for the Medical Center building shall be as presented on the elevations approved by the City Council (ZA15-139). 28 South Building Proposed Rendering This is a rendering of the prosed south building. 29 Proposed Covered Parking (Building 1) Covered parking is proposed for the western boundary of the property and is designed to be visually low-profile. The supports are entirely clad in masonry and the canopy is painted steel. 30 2010 Approved Elevations (South Building) Thes are the 2010 approved elevations for the south building 31 ZA15-139 South Building Elevations + Covered Parking These are prosed elevations for the new south building. The exterior materials on the building are a grey and yellow stuco and a red brick veener. The covered parking is 4” x 4” colums clad in brick, steel roof panel. 32 2010 Approved Elevations (North Building) These are the currently approved elevations for the north building. 33 Proposed Elevations (North Building) Yellow is stuco Brick is red/brown 34 TREE CONSERVATION PLAN (ZA10-054) This is the Tree Conservation Plan proposing to preserve 27% of the existing 11% of tree cover on site. 35 Tree Conservation Plan This is the new tree conservation plan. . Tree plan shows 38%. 36 Landscape Plan This is the proposed landscape plan – 18,750 sq. ft are required and 50,126 of interior landscaping is being provided. 17.318 sf of parking lot landscaping is being provided and 5,100 sf is required. 37 Variances Requested Approximately 84’ of stacking depth is shown on the Tower Blvd driveway and 72’ of stacking depth is shown on the Zena Rucker Rd driveway The applicant requests a variance from the 100’ minimum depth in the Driveway Ordinance to allow stacking depth as shown on the site plan   The Driveway Ordinance (no. 634) requires any commercial building with 50 to 199 stalls per driveway and over 200 total stalls to provide at least 100’ of stacking or storage depth at each driveway 38 February 4, 2016; Approved (5-0) subject to the staff report dated January 29, 2016 further subject to the Concept Plan Review Summary No. 2 dated January 29, 2016 and noting the following changes to the staff report: P & Z Action 39 Permitted uses: Bullet point 10 redline “except for radio recording and television broadcasting offices and studios” should remain in; Bullet point 4 redline “facilities to include” should remain in along with “licensed or similarly licensed under the state of Texas, offices for” should remain in; Third bullet point from bottom (bullet point 6) “no residential uses or assisted living facilities” should remain in and “including assisted living, memory care and skilled nursing facilities” shall remain in; and P & Z Action Link to P&Z http://southlaketx.swagit.com/play/02042016-988/#10 40 With respect to last bullet point under “Permitted uses” (bullet point 8): “accessory structures for open covered parking” needs to include “as shown on the Site Plan and to have the same building materials as the other buildings.” And noting that no metal poles shall be allowed; Development Regulations With regard to development regulations, 4th point, Floor area: leaving in language excluding accessory use structures. And also noting that building elevations along Southlake Boulevard should be an area of focus. P & Z Action Link to P&Z http://southlaketx.swagit.com/play/02042016-988/#10 41 Questions? 42 Variances From Driveway Ordinance In granting any variance, the City Council shall determine: That a literal enforcement of the regulations herein will create an unnecessary hardship or practical difficulty on the applicant; That the situation causing the hardship or difficulty is unique to the property and not self-imposed;   The Driveway Ordinance (no. 634) requires any commercial building with 50 to 199 stalls per driveway and over 200 total stalls to provide at least 100’ of stacking or storage depth at each driveway 43 Variances From Driveway Ordinance In granting any variance, the City Council shall determine: That the variance will not injure and will be wholly compatible with the use and permitted development of adjacent properties; And that the granting of the variance will be in harmony with the spirit and purpose of the ordinance.   The Driveway Ordinance (no. 634) requires any commercial building with 50 to 199 stalls per driveway and over 200 total stalls to provide at least 100’ of stacking or storage depth at each driveway 44 History TOWER PLAZA HISTORY The “C-3” General Commercial Zoning District was assigned to a portion of the property with adoption of Zoning Ordinance 480 in 1989.   A zoning change & site plan (ZA07-124) and a Preliminary Plat (ZA07-125) to develop approximately 90,000 square feet of professional office space and change the Zoning from “C-3” General Commercial Zoning District to “S-P-1” Detailed Site Plan District were approved February 19, 2008 by City Council.   A zoning change and site plan (ZA09-059) to change the northeastern-most building (Building 3) to a Nursing College use and building and the two most southern office buildings to a 90-bed personal care/assisted living facility was withdrawn by the applicant.   A zoning change and site plan (ZA10-041) that kept the layout and general/medical office use of the two northernmost buildings on the approved Invitation Park plan, but that proposed a three-story, 64,800 square foot medical center/hospital in place of the five other buildings, was denied by City Council on August 17, 2010.   A zoning change and site plan (ZA10-054) for Tower Plaza that included a three-story, 64,800 square foot medical center/hospital on the southern portion of the property and a two-story, 40,968 square foot office building on the north was approved by Council December 7, 2010.   A preliminary plat (ZA11-041) for Lots 1 and 2, Block 1, Tower Plaza Addition that showed one lot north and one lot south of the future Zena Rucker Rd. was approved October 4, 2011.   A final Plat (ZA11-042) for Lots 1 and 2, Block 1,Tower Plaza Addition that showed one lot north and one lot south of the future Zena Rucker Rd. was approved on October 19, 2011 after no action taken in thirty (30) days.   A preliminary plat (ZA12-012) for Lots 1 & 2, Block 1, Tower Plaza Addition was approved by City Council on April 17, 2012. 45 Owner: Weatherford Loan Company Applicant: USPI / Bannister Engineering Requests: Approval of a Preliminary Plat to revise the previously approved Preliminary Plat for Tower Plaza, an addition consisting of two lots on approximately 6.038 acres. Location: 821, 829, and 835 E Southlake Blvd ZA15-140   46 Office Commercial 47 S-P-1 Detailed Site Plan District 48 Previously Approved Preliminary Plat (ZA12-012) The previously approved PP was granted a one year extension in April 2014 and subsequently expired in April 2015 49 Proposed Preliminary Plat (ZA15-140) The proposed PP shifts the dividing line between Lot 1 and Lot 2 slightly. The existing access easement will be abandoned with the plat and a new 24’ MAE and fire lane will be dedicated. The remaining right of way for Zena Rucker Road will be constructed in the area of the existing 60’ right of way and dedicated to the City upon completion. 50