Item 6 - TDDC Ambulatory Surgery CenterCase No.
ZA17-044
S T A F F R E P O R T
June 2, 2017
CASE NO: ZA17-044
PROJECT: Zoning Change and Concept/Site Plan for TDDC Ambulatory Surgery Center
Elevation Revisions
EXECUTIVE
SUMMARY: Corgan is requesting approval of a Zoning Change and Concept/Site Plan
for Texas Digestive Disease Consultants (TDDC) Ambulatory Surgery Center on
property described as Lot 4R, Block 5, Cornerstone Business Park, an addition to
the City of Southlake, Tarrant County, Texas, and located at 515 S. Nolen
Dr., Southlake, Texas. Current Zoning: "S-P-2" Generalized Site Plan District.
Requested Zoning: "S-P-2" Generalized Site Plan District. SPIN Neighborhood #8.
DETAILS: The property is located on the east side of S. Nolen Dr. approximately ¼ mile south
of E. Southlake Blvd.
The purpose of the request is to amend the “S-P-2” Generalized Site Plan District
zoning for Lot 4R, Block 5, Cornerstone Business Park to revise the previously
approved elevations for the TDDC Ambulatory Surgery Center. The applicant is
proposing a stucco façade on portions of the northwest and northeast sides of the
building where a glass façade was previously approved, a blade wall is proposed to
be shortened and the height of a portion of the southeast façade is proposed to be
reduced. No other changes to the previously approved “S-P-2” zoning are
proposed and all previous conditions of approval remain in effect.
City Council approved a Zoning Change and Concept/Site Plan (ZA16 -044) on
September 6, 2016 to allow “O-1” Office District uses to include an ambulatory
surgery center as a permitted use on Lot 4R, Block 5, Cornerstone Business Park
and a Concept/Site Plan for an approximately 11,000 square foot, one-story
ambulatory surgery center on approximately 1.558 acres.
Site Data Summary
Lot 4R
Existing Zoning S-P-2 Generalized Site Plan District
Proposed Zoning S-P-2 Generalized Site Plan District
Land Use Designation Industrial
Gross/Net Acreage 1.558 ac.
Total Building Floor Area (Gross) 11,000 sq. ft.
Building Height/Number of Stories 18’/ 1 story
Open Space % 37%
Impervious Coverage % 63%
Total Parking Required (S-P-2) 48
Total Parking Spaces Provided 48
Department of Planning & Development Services
Case No.
ZA17-044
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Zoning Change and Concept/Site Plan
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Concept/Site Plan Review Summary No. 2, dated June 2, 2017
(D) Surrounding Property Owners Map and Responses
(E) Half Size Plans (for Commission and Council members only)
Link to PowerPoint Presentation
Link to Plans
Link to SPIN meeting Report
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No. Attachment A
ZA17-044 Page 1
BACKGROUND INFORMATION
OWNER: Spelunker Properties VII, LLC
APPLICANT: Corgan
PROPERTY SITUATION: 515 S. Nolen Dr., generally located on the east side of S. Nolen Dr.
approximately ¼ mile south of E. Southlake Blvd.
LEGAL DESCRIPTION: Lot 4R, Block 5, Cornerstone Business Park
LAND USE CATEGORY: Industrial
CURRENT ZONING: “S-P-2” – Generalized Site Plan District
PROPOSED ZONING: “S-P-2” Generalized Site Plan District to allow “O-1” Office District uses to
include an ambulatory surgery center as a permitted use on Lot 4R
HISTORY: -A zoning change from “AG” to “O-1” and “I-1” on the west portion of this
property as well as a Preliminary Plat were approved by the City in May of
1997.
-A Final Plat (ZA97-114) was approved by the City on September 4, 1997.
-City Council approved a zoning change (ZA02-018) from “O-1” and “I-1” to
“S-P-2” with “I-1” uses on the western portion of the p roperty and an
associated concept plan on July 16, 2002.
-A zoning change and concept plan (ZA04 -021) from “AG” Agricultural
District and “S-P-2” General Site Plan District to “S-P-2” General Site Plan
District with “C-2” Local Retail Commercial District and “I-1” Light Industrial
District uses was approved by City Council on June 15, 2004.
- A plat revision (ZA04-065) was approved by City Council on October 15,
2004.
-A zoning change and site plan (ZA10-065) for Lot 5R1 (Texas Digestive
Disease Consultants) from “S-P-2” General Site Plan District to “S-P-2”
General Site Plan District was approved by City Council on January 18,
2011.
-A zoning change and Concept/Site Plan (ZA11 -027) for from “S-P-2”
General Site Plan District to “S-P-2” General Site Plan District to add 15
parking spaces and to reconfigure driveways on Lots 1R, 2R1R, 3R, 4R
and 5R1, Block 5, Cornerstone Business Park. The Concept/Site Plan was
revised to remove the shared parking and common access drives that
connected Lot 1R with Lot 2R1R on the existing concept plan to create a
stand-alone lot. The approved plan allows the development of Lot 1R
without installing a drainage pipe and covering the existing ditch. The
zoning change was approved by Council on October 18, 2011.
-A zoning change and Concept/Site Plan (ZA16 -044) for from “S-P-2”
General Site Plan District to “S-P-2” General Site Plan District to allow “O-1”
Office District uses to include an ambulatory surgery center as a permitted
use on Lot 4R and to seek approval o f a Concept/Site Plan for an
approximately 11,000 square foot, one -story ambulatory surgery center on
approximately 1.558 acres was approved September 1, 2016.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The 2030 future land use designation for the site is “Industrial”.
Case No. Attachment A
ZA17-044 Page 2
Industrial and business service development that is relatively free of
unwanted side effects, such as unsightliness, noise, odor, glare, vibrations,
etc., is permitted in the Industrial category. If meeting the qualificat ion of
relatively free of unwanted side effects, suitable types of development in the
Industrial category can be characterized by the manufacturing, processing,
packaging, assembly, storage, warehousing and/or distribution of products.
Ancillary commercial and retail activities associated with these uses are
permitted. Public Parks / Open Space and Public / Semi-Public activities as
described above may be permitted if surrounding industrial uses do not
pose hazards and are sufficiently buffered.
Mobility & Master Thoroughfare Plan
S. Nolen Dr. is shown as a three-lane undivided arterial with 70’ of right of
way from E. Southlake Blvd. to Crooked Lane. South of Crooked Lane, S.
Nolen Drive is a local commercial street with 60’ of existing right of way.
Adequate right-of way has previously been dedicated adjacent to the
proposed development.
Pathways Master Plan & Sidewalk Plan
The 2030 Pathways Master Plan shows a <8’ sidewalk along both sides of
S. Nolen Dr. between E. Southlake Blvd. and Crooked Lane and a <8’
sidewalk on the west side of S. Nolen Dr. between Crooked Lane and
Silicon Dr. There is an existing 5’ sidewalk on the TDDC lot at 505 S. Nolen
Dr., which is directly in front of the subject lot.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
South of Crooked Ln., S. Nolen Drive is a local commercial street with 60’
of existing right of way.
Traffic Counts
N Kimball Avenue (74)
(Between Crooked ln. and S. Kimball Ave.)
24hr North Bound (2,205) South Bound (1,927)
AM Peak AM (208) 7:15 – 8:15 AM Peak AM (125) 11:45 – 12:45 AM
PM Peak PM (161) 3:45 – 4:45 PM Peak PM (214) 16:30 – 17:30 PM
* Based on the 2015 City of Southlake Traffic Count Report
Traffic Impact
A Traffic Impact Analysis (TIA) was not required for this development.
Traffic Impact
Use Area/Units Vtpd* AM-
IN
AM-
OUT
PM-
IN
PM-
OUT
ITE Code (720)
Medical Office Bldg. 11,000 s.f. 235 32 8 20 29
* Vehicle Trips Per Day
* AM-In, AM-Out, PM-In and PM-Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
Case No. Attachment A
ZA17-044 Page 3
TREE PRESERVATION: The site is subject to the City’s Tree Preservation Ordinance No. 585 -D
because it is being rezoned. No changes to the previously approved Tree
Conservation Plan are proposed with this request.
A Tree Conservation Plan is subject to City Council approval with an “S-P-
2” zoning request. If the zoning change request was for straight zoning, it
would not comply with the Existing Tree Cover Regulations of the Tree
Preservation Ordinance. There is 54% of existing tree cover on the site and
50% of the existing tree cover would be required to remain. The previously
approved plan showed 45% of the existing tree canopy to remain.
UTILITIES: An 8” water line and an 8” sanitary sewer line were extended to the property
with previous development.
DRAINAGE: The drainage is generally south to north across the property to inlet grates
in the existing driveway and to a drainage area along the east property line.
CITIZEN INPUT: A SPIN meeting was held on May 24, 2016 to discuss the previous Zoning
Change and Concept/Site Plan for the TDDC Ambulatory Surgery Center. A
link to the report is provided. Link to SPIN Report
STAFF COMMENTS: Attached is Concept/Site Plan Review Summary No. 2, dated June 2, 2017.
Lot 4R, Block 5 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.
Case No. Attachment B
ZA17-044 Page 1
Case No. Attachment C
ZA17-044 Page 1
CONCEPT/SITE PLAN REVIEW SUMMARY
Case No.: ZA17-044 Review No.: Two Date of Review: 06/02/17
Project Name: Site Plan – TDDC Ambulatory Surgery Center
APPLICANT: Tina Larson OWNER: Dr. Timothy Ritter
Corgan Spelunker Properties VII, LLC
401 N. Houston St. 701 E. Bethel Rd.
Dallas, TX 75202 Coppell, TX 75019
Phone: (214) 748-2000 Phone: (817) 424-1525
E-mail: tina.larsen@corgan.com Fax: (817) 424-3491
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
06/02/17 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE
CONTACT RICHARD SCHELL AT (817) 748 -8602.
1. No changes to the previously approved plans other than the ones shown o n the currently
submitted plans are proposed and all previous conditions of approval remain in effect.
General Informational Comments
* A SPIN meeting for the TDDC Ambulatory Surgery Center (ZA16 -044) was held May 24, 2016.
* No review of proposed signs is intended with this site plan. A separate building permit is
required prior to construction of any signs.
* All mechanical equipment must be screened of view from right-of-ways and residential
properties in accordance with the Zoning Ordinance No. 4 80, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* It appears that this property lies within the 75 LDN D/FW Regional Airport Overlay Zone and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43,
Overlay Zones except as noted in the previously approved S -P-2 regulations.
* The applicant should be aware that prior to issuance of a building permit, a fully corrected site
plan, landscape plan, irrigation plan, and building plans , must be submitted for approval and
all required fees must be paid. This may include but not be limited to the following fees: Park
Fee, Perimeter Street Fee, Water & Sewer Impact and Tap Fees, and related Permit Fees.
* In addition to the City of Southlake impact fees, please be aware that through the wholesale water
customer contract with the City of Fort Worth, all new water connections are required to pay the
Case No. Attachment C
ZA17-044 Page 2
City of Fort Worth impact fee. The City of Fort Worth impact fee assessment is based on the final
plat recordation date and building permit issuance. The applicant is encouraged to review the City
of Fort Worth's assessment and collection of Impact Fees Guide to determine the fee amount.
* The previous City Council motion for approval of the “S-P-2” Zoning Change and Concept/Site
Plan for the TDDC Ambulatory Surgery Center is below for reference purposes:
September 6, 2016; Approved at 2nd reading subject to Staff Report dated August 30, 2016
and Concept/Site Plan Review Summary No. 3 dated Jul y 28, 2016 and noting:
Accepting the revised Corner Stone Business Park revised SP -2 regulations and noting
the following changes for Lot 5 (aka Lot 4R, Block 5):
• Allowing the uses permitted in the O-1 office district to also include ambulatory surg ery
center as a permitted use;
• Revising regulation #4 to state that the required parking for lot 4R, Block 5 will be 9.6
spaces per procedure room at 5 rooms not to exceed 48 spaces in total;
• Accepting regulation #5 as it relates to the loading space requirement of one loading
space at 10’ x 35’;
• Accepting regulation #8 accepting the tree preservation plan as presented; and,
• Finally accepting the revised landscape/site plan presented this evening showing a
reduction in parking from 50 spaces to 48 spaces and noting additional planting of one
Live Oak and 65 Mexican Feathergrass plants.
* Denotes Informational Comment
Case No. Attachment D
ZA17-044 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Property Address Acreage Response
1. BTR-8 SOUTHLAKE LLC
2707 E SOUTHLAKE
BLVD 5.76 NR
2. ORION SKY PROPERTIES LLC
2757 E SOUTHLAKE
BLVD 3.61 NR
3. ALBION IRON LLC
2801 E SOUTHLAKE
BLVD 1.74 NR
4. SHURGARD/FREEMONT
PARTNERS 11
2855 E SOUTHLAKE
BLVD 4.67 NR
5. TRUEZERO PROPERTIES LLC 305 S NOLEN DR 1.56 NR
6. PONY INVESTMENTS LLC 405 S NOLEN DR 2.53 NR
7. HARBOR TOWN PARTNERS
LP 415 S NOLEN DR 2.73 NR
8. BBJ & E LTD 2860 MARKET LOOP 1.99 NR
9. GATEWAY CHURCH 500 S NOLEN DR 5.54 NR
10. AKP MANAGEMENT LLC 2850 MARKET LOOP 1.44 NR
11. SOUTHLAKE FLEX
PROPERTIES LLC 525 S NOLEN DR 1.63 NR
12. MARKET LOOP PARNTERS 2830 MARKET LOOP 1.66 NR
13. SOUTHLAKE FLEX
PROPERTIES LLC 535 S NOLEN DR 1.64 NR
14. CHARLESTON COURT LP 545 SILICON DR 2.59 NR
Case No. Attachment D
ZA17-044 Page 2
15. PATTERSON SOUTHLAKE
FAM PROP 530 S NOLEN DR 1.07 NR
16. SOUTHLAKE FLEX
PROPERTIES LLC 545 S NOLEN DR 1.62 NR
17. GATEWAY CHURCH 540 S NOLEN DR 1.55 NR
18. FULBRIGHT MAYS TRUST 2825 EXCHANGE BLVD 1.15 NR
19. PARAGON PROPERTY
HOLDINGS LP 515 S NOLEN DR 1.55 NR
20. SEVENINVEST LLC 505 S NOLEN DR 2.65 NR
21. CHARLESTON COURT LP 530 SILICON DR 4.85 NR
22. 1700LACY LLC 2815 EXCHANGE BLVD 1.76 NR
23. DRS GROUP LLC 2819 EXCHANGE BLVD 0.93 NR
24. MPA SOUTHLAKE MOB LLC 300 S NOLEN DR 1.84 NR
25. CARBIUM CAPITAL LLC 410 S NOLEN DR 0.60 NR
26. CARBIUM CAPITAL LLC 416 S NOLEN DR 0.60 NR
27. MYAN PLAZA LP 520 SILICON DR 1.43 NR
28. CARBIUM CAPITAL LLC 512 SILICON DR 0.65 NR
29. CARBIUM CAPITAL LLC 516 SILICON DR 0.73 NR
30. CARBIUM CAPITAL LLC 508 SILICON DR 0.66 NR
31. ZADA M WHITE ESTATE
TRUST 2450 CROOKED LN 12.66 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-eight (28)
Responses Received within 200’: None (0) - Attached