Item 10 - ZA16-044 ZCSP Narrative & Regulations2 May 2016
Richard Schell
City of Southlake
C 0 R G A N Department of Planning
1400 Main Street, Suite 310
Southlake, TX 76092
ARCHITECTURE
INTERIOR DESIGN Re: Texas Digestive Disease Consultants — Ambulatory Surgery Center
Corgan Project No.: 16080.0000
Dear: Mr. Schell
WWW. CO R GAN. C O M Texas Digestive Disease Consultants (TDDC) desires to build a new Ambulatory Surgery
Center (ASC) on Lot 4R Block 5 of the Cornerstone Business Park located on Nolen Drive
south of Silicon Drive in Southlake, Texas. The new ASC will be approximately 10,800 square
feet. The property is currently zoned "S -P -2 with 1 -1 uses" as shown on the Concept Plan
dated December 13, 2004 and the property has an Industrial Land Use Designation. Medical
Office use is allowed in the 1-1 base zoning but not specifically Ambulatory Surgery Center.
The Concept Plan for the lot in question listed 10,000 square feet for the allowable building
size and listed 10 parking spaces on the plan. In the Development Regulations listed on the
plan, the number of parking spaces may be adjusted +/- 10% and the building
footprints/square footages are restricted to +/- 10% of the footprints /square footages shown.
Our present Concept Plan and Site Plan include a building that is 8% larger than that shown
on the previous Concept Plan. Because of our intended use we are proposing to provide 46
parking spaces. The maximum impervious coverage per the Concept Plan is 80%. Our present
Concept Plan and Site Plan include 62.41% of impervious coverage.
In order to develop the property in a manner that is more suitable to the needs of the ASC, the
property will need to be rezoned to address parking ratios. Our request is to revise the current
zoning and Concept Plan to allow for a more specified medical use than Medical Office
Building and to adjust the parking to meet the needs of that use more appropriate. The SP -2
regulations will remain the same except for the following:
• The permitted uses for Lot 4R Block 5 (shown as Lot 5 on the Concept Plan) will be
as follows:
1. In addition to any uses permitted in the 0-1 Office District, add Ambulatory
Surgery Center to permitted uses.
2. Parking Ratio for Ambulatory Surgery Centers to be 10 spaces per Procedure
Room.
Sincerely,
Tina Larsen, AIA
Principal
CORGAN
CC:
Attachments:
CORNERSTONE BUSINESS PARK
USE AND DEVELOPMENT REGULATIONS FOR "S -P-2" ZONING
PERMITTED USES: Lots 2 and 4 (Current Lot Designations: Lots 211111 and 3R)
EXCLUDED USES:
1) Sexually -oriented businesses
2) Blacksmithing or horse shoeing
3) Candle manufacturing
4) Creamery and dairy product processing
5) Egg storage, candling, sorting and grading
6) Farrier (horseshoeing)
7) Feed stores
8) Ice manufacturing and bulk ice storage
9) Mini -warehouses
PERMITTED USES:
1) Any use permitted in the 0-1 Office District
2) Aluminum product fabrication
3) Armature winding
4) Bakery, wholesale
5) Broom manufacturing
6) Cabinet or carpentry shop
7) Candy plant or production facility
8) Carpet cleaning operations
9) Clothing manufacturing
10) Cold storage warehouse without size
limitation
11) Commercial school, including trade school
12) Compounding of cosmetics and toiletries
13) Electric components manufacturing and
assembly
14) Glass blowing
15) Ice cream manufacturing
16) Insulation application business
17) Irrigation sales and services, including pumps
and equipment
18) Janitorial or cleaning services
19) Laboratory, chemical analysis, general
analysis, physical testing
20) Linen and towel service
21) Machine shop
22) Mattress manufacturing or mattress
renovation
23) Manufacturing at medical or dental
equipment
24) Monument manufacture
25) Ornamental iron works
26) Pest control businesses
27) Plastic fabrication
28) Plumbing, healing, refrigeration or air
conditioning shop
29) Public utility facilities
30) Pump sales and service
31) Roofing contractor business premises
32) Sash and door manufacturing
33) Sheet metal shop
34) Sign manufacturing
35) Spray painting shop
36) Store fixture manufacturing and sales
37) Warehouses
38) Welding equipment and supplies
39) Community Facility Uses — City hall, police and
fire stations and other municipal uses
40) Health and physical fitness centers and
gymnasiums, not to exceed 16,000 square
feet.
CORNERSTONE BUSINESS PARK
USE AND DEVELOPMENT REGULATIONS FOR "S -P-2" ZONING
PERMITTED USES: Lot 3 (Current Lot Designation: Lot 51111)
The permitted uses for Lot 5R, Block 5 (shown as Lot 3 on the Concept Plan) will be as follows: any
uses permitted in the 0-1 Office District; laboratory, chemical analysis, general analysis, physical
testing; health and physical fitness centers and gymnasiums, not to exceed 16,000 square feet;
commercial school, including trade school; community facility uses; city hall, police and fire stations
and other municipal uses; manufacturing of medical and dental equipment; public utility facilities.
PERMITTED USES: Lot 5 (Current Lot Designation: Lot 4R)
Any use permitted in the 0-1 Office District and to also include ambulatory surgery center as a
permitted use.
DEVELOPMENT REGULATIONS:
This property shall be subject to the development regulations of the "I-1" Light Industrial District,
Section 26 of Zoning Ordinance No. 480, as amended, and all other applicable regulations of Zoning
Ordinance No. 480, as amended, with the following exceptions:
1. Landscape areas adjacent to common property lines that are provided in lieu of the internal
bufferyard are subject to the landscape administrator's approval.
2. Maximum impervious coverage limited to a maximum of 81.2% for Lot 2, 80% for Lots 3, 4 and
5. Maximum impervious coverage for total site not to exceed 75%.
3. Number of parking spaces required/provided may be adjusted +/- 10% provided that in no case
shall maximum site impervious coverage exceed 75%.
4. The required parking for Lot 4R, Block 5 will be 10 spaces per procedure room at 5 rooms.
5. The loading space requirement for Lot 4R, Block 5 shall be one 10 foot by 35 foot space.
6. All building footprints/square footages shall be restricted to +/- 10% of footprints/square
footages shown.
7. The F-1 bufferyard between Lot 4 (now Lot 3R) and adjacent C-3 commercial property shall not
be required, in factor of the existing natural drainage easement located between Lot 4 (now Lot
3R) and commercial property to the north which shall remain in a natural state.
8. The tree preservation coverage for Lot 4R, Block 5 is as proposed. 55% of the existing tree cover
shall be removed and 45% of the tree cover shall remain.
9. All lots (2-5) shall be relieved from residential adjacency requirements due to the location of all
property within with in 400' from this development within 75 LDN noise contour established by
airport compatibility land use Zoning Ordinance #479, which provides that all residential use
within this contour is prohibited.