item 6G
Zoning Change and Concept/Site Plan TDDC Ambulatory Surgery Center
ZA16-044
Case number ZA16-044 is a request for a zoning and Concept/Site Plan for TDDC Ambulatory Surgery Center
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Owner: Paragon Property Holdings, LP
Applicant: Weir and Associates, Inc.
Request: Zoning Change and Concept/Site Plan from “S-P-2” Generalized Site Plan District” to “S-P-2” Generalized
Site Plan District for TDDC Ambulatory Surgery Center to allow construction of an approximately 11,000 square foot ambulatory surgery center on Lot 4R, Block 5, Cornerstone Business
Park.
Location: 515 S. Nolen Dr.
ZA16-044
The owner of the property is Paragon Property Holdings, LP. The applicant, Weir and associates, is requesting approval of a Zoning Change and Concept/Site Plan from “S-P-2” Generalized
Site Plan District” to “S-P-2” Generalized Site Plan District for Texas Digestive Disease Consultants (TDDC) Ambulatory Surgery Center to allow construction of an approximately 11,000
square foot ambulatory surgery center on Lot 4R, Block 5, Cornerstone Business Park located at 515 S. Nolen Dr.
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The future land use designation is Industrial.
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The current zoning is S-P-2 Generalized Site Plan District with O-1 and limited I-1 uses.
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Aerial View
Existing TDDC Office Building
This is an aerial view of the property. The vacant 1.558 acre property is directly behind the existing TDDC office building at 505 S. Nolen Dr.
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Existing Concept Plan
Existing Lot 4R, Block 5, Cornerstone Business Park
O-1 Office District, Limited I-1 Industrial District Uses and health and fitness centers and gyms ≤ 16k s.f.
±10k s.f. office/warehouse
building
14 parking spaces
One (1) 10’ x 50’ loading space
Impervious coverage 69.9%
Lot 1R
Lot 5R1
Lot 2R1R
Lot 3R
Lot 4R
The S-P-2 zoning and concept plan for Cornerstone Business Park was originally approved in 2004. There have been a couple of revisions to the S-P-2 district since then. A zoning change
and site plan for Lot 5R1, which is the TDDC office building at 505 S. Nolen, was approved in January of 2011 and a Zoning Change and Concept/Site Plan to add 15 parking spaces and to
reconfigure the shared parking and common access drives that connected Lot 1R (the northernmost lot) with Lot 2R1R to create a stand-alone lot was approved in October of 2011.
The existing
concept plan for Lot 4R, Block 5, Cornerstone Business Park, which is the subject property, shows an approximately 10,000 square foot office/warehouse building with 14 parking spaces.
The required 10’ x 50’ loading space is shown on the plan and the impervious coverage for the lot is shown at 69.9%. The currently permitted uses are those uses permitted in the O-1
Office District, limited I-1 Industrial District Uses and health and fitness centers and gyms ≤ 16k s.f.
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Proposed Concept Plan
Proposed Lot 4R, Block 5, Cornerstone Business Park
O-1 Office District uses to include ambulatory surgery center
±11k s.f. ambulatory surgery center
50 parking spaces
One (1) 10’
x 35’ loading space
Impervious coverage 63%
The proposed uses for Lot 4R are “O-1” Office District uses to include ambulatory surgery center as a permitted use. The ambulatory surgery center use is a permitted use in the C-3 General
Commercial District, so a zoning change is required to add the use to the S-P-2 zoning district. The original S-P-2 zoning restricted building areas to ± 10% of the areas shown on the
concept plan. The proposed building is an approximately 11,000 square foot single story building, which complies with the original S-P-2 building area restriction. 50 parking spaces
are proposed on this plan and the impervious coverage is now shown at 63%.
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Site Plan
The proposed site plan for the approximately 11,000 square foot ambulatory surgery center is shown here. The building height is 18’ and the open space percentage is 37%. The parking
requirements were covered in the previous slide. The proposed 10’ x 35’ loading space is located to the east of the building in front of the trash receptacle enclosure. The drainage
on the property is generally south to north to an existing grate inlet in the existing driveway.
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Lot 4R S-P-2 Zoning
A comparison of the proposed S-P-2 zoning district to the base O-1 Office District uses and regulations is shown here. As stated previously, the ambulatory surgery center has been added
as a permitted use in the S-P-2 district. The required parking for a medical office building per the off street parking requirements in the Zoning Ordinance is one space per 150 square
feet of floor area, which would result in 74 required spaces. An S-P-2 regulation has been added to allow the required parking to be based on 10 spaces per procedure room with 5 rooms
proposed for a total of 50 required spaces. A regulation has also been added to allow for a reduction in the size of the required loading space from 10’ x 50’ to 10’ x 35’.
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Planning and Zoning Commission:
August 4, 2016; Approved (5-0) as presented subject to the staff report dated July 28, 2016 and Concept/Site Plan Review Summary No. 3, dated July 28,
2016 and also noting the applicant’s willingness to further examine the landscape plan and enhance it prior to the Council meeting.
City Council:
August 16, 2016; Approved at 1st reading
on consent (7-0) with the applicant agreeing between now and 2nd reading or at 2nd reading to propose additional options for consideration which would reduce parking requirements and
increase overall tree preservation.
ZA16-044
The Planning and Zoning Commission recommended approval of this item on August 4, 2016; by a vote of (5-0) as presented subject to the staff report dated July 28, 2016 and Concept/Site
Plan Review Summary No. 3, dated July 28, 2016 and also noting the applicant’s willingness to further examine the landscape plan and enhance it prior to the Council meeting. City Council
approved the item at 1st reading on consent (7-0) with the applicant agreeing at 2nd reading to propose additional options for consideration which would reduce parking requirements and
increase overall tree preservation.
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Parking Analysis
A total of 10 spaces are required per Operating Room/Procedure Room:
a) 5 patient vehicles based upon the following distribution
1 patient in lobby
1 patient in pre-op area
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patient in procedure room/OR
2 patients in the PACU
b) 5 staff vehicles based upon the following distribution
1 staff member to remain in the procedural/OR room
2 nurses/medical
staff assisting physician
1 administrative staff member
1 physician
The applicant has provided this parking analysis as justification for the 50 parking spaces that are proposed.
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Tree Conservation Plan
The tree conservation plan shows approximately 54% existing tree canopy on the site. If this was a straight zoning case, 50% of the existing trees on the site would be required to be
preserved. The applicant is proposing to preserve approximately 45% of the existing tree canopy on the site. With S-P-2 zoning, City Council approves the Tree Conservation Plan as part
of zoning. The plan is unchanged since 1st reading, but the applicant is proposing to add one canopy tree on the landscape plan.
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Tree Conservation Plan Comparison
The applicant has provided this exhibit to show a comparison of the trees that would be preserved with the existing concept plan, on the far left, to the proposed plan. On the left,
the existing trees have been laid over the approved concept plan for Lot 4R with the office warehouse building. Seventeen percent of the existing tree cover is shown to be preserved
compared to 45% on the proposed plan. The middle plan shows the original submittal to the City with two off-site trees included in the existing canopy percentage and 35% of existing
canopy to be preserved.
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Landscape Plan at 1st reading
8/4 P&Z Meeting
8/16 Council Meeting
5 crape myrtles added
The applicant added five crape myrtles at the direction of the Planning and Zoning Commission at the August 4th meeting. The plan presented to City Council at 1st reading is on the right.
The
existing trees to be preserved on the property are shown to the east of the building. The existing S-P-2 zoning does not require bufferyards along interior lot boundaries. The required
plantings for the east bufferyard are shown on the plan with existing tree credits being taken for the required canopy and accent trees. The required interior landscape plantings are
provided toward the main entrance of the building.
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Optional Landscape Plan
8/16 Council Meeting
9/6 Council Meeting
2 parking spaces removed
1 Live Oak and 65 Mexican Feathergrass plants added
50 spaces
48 spaces
The landscape plan presented to City Council at the August 16th meeting is shown on the left. At the direction of Council at 1st reading, the applicant has provided the plan on the right
as an option. Two parking spaces along the drive to the north have been removed and replaced by a landscape area with a live oak and 65 Mexican Feathergrass Plants. The applicant would
still like to have the 50 parking spaces as shown on the left, but the plan on the right with 48 spaces is an option.
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Front View
Here is a rendering of the entrance to the surgery center. The primary building materials are stucco, stone and brick.
Lot 4R, Block 5, Cornerstone Business Park is in the Non-Residential
Development Overlay Zone, but since the lot is more than 200’ from Nolen Dr., the development is not subject to the General Development Standards in Zoning Ordinance No. 480, as amended,
Section 43.19(d), which includes regulations regarding building articulation, masonry requirements, mechanical screening, screening of trash receptacles, etc. The materials shown do
meet the masonry requirements in the Overlay Districts.
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Site Perspective
Here is a bird’s eye rendering of the project.
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Elevations
The elevations are shown here. The building height is 18’, which is the predominant parapet height. Architectural elements of the building extend to 24’ in height.
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Façade Materials
This is the façade material exhibit showing the stucco, stone and brick materials.
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Questions?
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Ambulatory Surgery Center Floor Plan
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