Item 6B and 6C
Zoning Change and Site Plan for USPI Preliminary Plat for Tower Plaza (ZA15-139 and ZA15-140)
Items 6B & 6C
1
Owner: Tower Road Real Estate
Applicant: Ascension Group Architects/Bannister Engineering
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
Summary of Changes (1 of 2)
This slide lists the changes made in response to City Council’s 2/16 motion
6
Summary of Changes (2 of 2)
This slide lists the changes made in response to City Council’s 2/16 motion
7
ZA15-139 Site Plan (1st reading 2-16)
This is the site plan considered by City Council two weeks ago. The plan proposed a two multi-story buildings totaling 68,000 square feet. Building 1 is a 2 story medical office totaling
43,000 SF. Building 2 – 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.
8
ZA15-139 Site Plan (revised)
Potential generator location identified
Parking island enlarged to meet 13’
Since the first reading the site plan has been revised to show the area for a potential generator location if ever needed and the parking island along the west boundary of the property
was enlarged.
9
ZA15-139 South Building Elevations (1st reading 2-16)
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” columns
clad in brick, steel roof panel.
10
ZA15-139 South Building Elevations (revised)
Covered Parking Eliminated
These are proposed new south elevations for the building. The service doors on Zena have been revised to have an opaque glass panel. The covered parking has been eliminated.
The
exterior materials on the building are a grey and yellow stuco and a red brick veener.
11
ZA 15-139 North Building Elevations (1st Reading 2-16)
Yellow is stuco
Brick is red/brown
12
ZA 15-139 North Building Elevations (revised)
On the north building louvered metal awning have been added to the north, south and east elevations and additional glass has been added to the FM 1709 elevation.
Yellow is stucco
Brick is red/brown
13
Close-up of proposed F.M. 1709 elevation
Yellow is stuco
Brick is red/brown
14
Tree Conservation Plan (1st reading 2-16)
This is the tree conservation plan presented at 1st reading. . Tree plan shows 38%.
15
Tree Conservation Plan (revised)
This is the revised tree conservation plan. Due to potential grading issues, the revised plan shows 6 hackberry trees as marginal. The removal of all of the trees would reduce the percentage
of tree canopy saved to 30%.
16
Landscape Plan (1st reading 2-16)
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.
17
Landscape Plan (Revised)
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.
((4 trees were added to north bufferyard and additional canopy and accent trees are shown in the center landscaping islands))
18
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
19
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
20
Previously Approved Preliminary Plat (ZA12-012)
Item 6C. The previously approved PP was granted a one year extension in April 2014 and subsequently expired in April 2015
21
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.
22
Questions?
23
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
24
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
((This section is unchanged from 1st reading.))
25
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.
Lines 3 and 4 reflect new proposed uses or accessory uses.
((City Council 1st reading motion requested hospital use be clarified; however, the applicant is requesting to leave the regulation
as is. The regulation allowing accessory parking structures has been removed.))
26
S-P-1 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.
((This section is unchanged from 1st reading))
27
S-P-1 Regulations
Building roof heights shall not exceed those shown on the plans and elevations; in no case shall a building exceed three (3) two (2) stories nor 50’ 40’ 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
((3 stories and 50 feet was changed to 2 stories and 40 feet in response to Council motion; Freestanding tower regulation
was removed to reflect Council motion))
28
S-P-1 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.
((This section is unchanged from 1st reading))
29
S-P-1 Regulations
A minimum of 27 30% 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).
((Tree preservation totals updated to reflect changes to plan; vertical articulation requirement was removed – Buildings do meet articulation requirements for residential and corridor
adjacency))
30
S-P-1 Regulations
Should construction of Building 2 and associated parking not commence within 6 months of completion of the horizontal site improvements for Building 1, the Building 2 site shall be graded
flat, planted with grass and irrigated until such time as Building 2 construction shall begin.
The pharmacy will not have a drive thru lane.
Zena Rucker Road will be constructed and
accepted by the City prior to the issuance of a certificate of occupancy for Building 1.
((These regulations were included to reflect City Council motion at 1st reading))
31
South Building Proposed Rendering
This is a rendering of the prosed south building.
32
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
33
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
34
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
35
Approved (5-0) on first reading by City Council on February 16, 2016 subject to the Staff Report dated February 9, 2016 and the Site Plan Review Summary No. 2, dated January 29, 2016
granting the following variance requests: Driveway Ordinance (The required minimum driveway stacking is 100 feet.) The variance request is to allow a stacking length of ± 72’ on the
south (Zena Rucker Road) drive and ± 84’ on the east (Tower Boulevard) drive, and noting the following:
1st Reading
36
The pharmacy will not have a drive-through lane;
Development regulation #5 will be modified to read as follows: “Building roof heights shall not exceed those on the plans and elevations;
in no case shall a building exceed two stories nor 38 feet in height”;
Development Regulation #6 will be deleted;
Development Regulation #8 will be modified to state that a minimum
of 38% of the tree canopy shall remain instead of 27%;
All buildings will meet articulations standards and Development Regulation #9 will be removed;
1st Reading
37
Four canopy trees will be added to the north bufferyard along FM 1709 and all bufferyards in Phase 1 and Phase 2 along City rights-of-way will be installed prior to the issuance of a
Certificate of Occupancy on the phase 1 building and the bufferyard along FM 1709 will be installed;
Regulation #10 will be added from the previous zoning regulations (Case ZA 10-054)
as shown on Attachment C, Page 3 of the Staff Report addressing site improvements on phase 2 to the current regulations;
Noting that the covered parking will be removed;
1st Reading
38
Subject to the Planning and Zoning Commission’s recommendation with the following addition:
Dumpster materials will be required to match building materials;
Zena Rucker Road will be
constructed and accepted by the City prior to the issuance of a Certificate of Occupancy to Phase 1 for that section;
1st Reading
39
Noting the applicant’s willingness to evaluate or address the following :
evaluate ways to address the hospital use to better identify their specific plans;
identify any additional
opportunities for additional tree mitigation;
identify potential generator placement for ambulatory center;
potential improvements to the north facing façade of the north building
along FM 1709;
potential improvements to the service door appearance on Buildings 1 and 2;
noting that all mechanical, electrical, utility risers will be screened and not visible;
and
1st Reading
40
Instructing the applicant to bring a clean set of development regulations to the second reading.
1st Reading
41
Office Commercial
42
S-P-1 Detailed Site Plan District
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
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.
45
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.
46
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.
47
Surrounding Residential Developments
A
48
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.
49
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.”
50
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).
51
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.
52
Comparison with C-3 regulations
This provides a comparsion between the C-3 base reguations and the proposed regulations.
53
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.
54
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
55
Elevations
These are elevations of the building that were approved.
56
SOUTH
Elevation Renderings
Renderings of the site.
57
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
58
MEDICAL CENTER ELVATIONS – NORTH
[glass buildings are phase 2 buildings]
59
MEDICAL CENTER ELVATIONS – SOUTH
[glass buildings are phase 2 buildings]
60
OFFICE BUILDING ELEVATIONS - NORTH AND EAST
[glass buildings are phase 2 buildings]
61
2010 Approved Elevations (South Building)
Thes are the 2010 approved elevations for the south building
62
2010 Approved Elevations (North Building)
These are the currently approved elevations for the north building.
63
TREE CONSERVATION PLAN (ZA10-054)
This is the Tree Conservation Plan proposing to preserve 27% of the existing 11% of tree cover on site.
64