Item 6A - TDDC
Zoning Change and Concept/Site Plan TDDC Ambulatory Surgery Center
ZA17-044
Case number ZA17-044 is a request for a zoning and Concept/Site Plan for TDDC Ambulatory Surgery Center
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Owner: Spelunker Properties VII, LLC
Applicant: Corgan 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 revise the previously approved elevations
Location: 515 S. Nolen Dr.
ZA17-044
The purpose of the request is to amend the “S-P-2” Generalized Site Plan District zoning for Lot 4R, 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. Changes
to the parapet heights and the length of the blade wall were originally
requested, but those changes were removed from the request after the Planning and Zoning Commission denied the
changes at their June 8, 2017 meeting.
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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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Concept Plan (no changes)
Lot 4R, Block 5, Cornerstone Business Park
O-1 Office District uses to include ambulatory surgery center
±11k s.f. ambulatory surgery center
48 parking spaces
One (1) 10’ x 35’ loading
space
Impervious coverage 63%
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Site Plan (no changes)
There are no changes to the building layout/parking.
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Tree Conservation Plan (no changes)
And there are no changes to the tree preservation ordinance.
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Wall Height Reduction (Denied at 1st reading)
Wall Height Reduction (Denied at 1st reading)
Blade Wall Length Reduction (Denied at 1st reading)
Wall Height Increase (Approved at 1st reading to screen mechanical equipment)
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Blade Wall - Approved Front Entrance
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
1st Reading
2nd Reading
Parapet raised 4’ to screen mechanical
Here is an oblique angled redering of the project.
AIRPORT COMPATIBLE LAND USE ZONING ORDINANCE NO. 479
Ldn 75 noise contour
35 dB of noise reduction must be provided by the building
shell
Original design (all glass façade) does not meet noise requirements @ 29 Db
Contracted an acoustician to analyze the outdoor-to-indoor noise transmission
Investigated envelop
interventions
Investigated alternative ceiling materials
Investigated alternative glazing systems
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Southwest Elevation
Approved
CC 6/20/17
CC 8/15/17
Blade wall lengthened
Parapet raised from 18’ to 22’ to screen mechanical
Blade wall shortened
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Northwest Elevation
Glass replaced by stucco
Approved
Wall height reduced
CC 8/15/17
CC 6/20/17
Wall height raised
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Northeast Elevation
Blade wall shortened
Wall height reduced
Approved
CC 6/20/17
CC 8/15/17
Wall height raised
Blade wall lengthened
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Southeast Elevation (no changes)
Approved
Proposed
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Material Sample Board
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Changes since CC 1st Reading 6/20/17
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Summary of Revisions
Based on the revisions to the plans to address issues raised at the Planning and Zoning Commission and City Council 1st reading, the changes to the originally approved plans are as follows:
The
glass wall on the northeast elevation has been changed to stucco with punched window openings.
The parapet wall on the northwest elevation has been increased to screen the mechanical
equipment from S. Nolen Dr.
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June 8, 2017; Approved (3-1) subject to the staff report dated June 2, 2017 and Concept/Site Plan Review Summary No. 2, dated June 2, 2017 specifically denying the changes requested
related to the blade wall shortening and the shortening of the height of a portion of the southeast façade noting the applicant’s willingness to provide alternative colors for view for
Council on the stucco wall exteriors especially the northeast elevation and also specifically noting the applicant’s willingness to present alternative options that they reviewed in
arriving at this recommendation and including any and all sound engineering reports and making a sound engineer available for consultation.
P&Z Commission
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June 20, 2017; Approved at 1st reading (4-2) subject to the staff report dated June 13, 2017 and Concept/Site Plan Review Summary No. 2, dated June 2, 2017 noting the following:
Not
approving any change to the blade wall;
Approving the building materials on the northwest elevation to be changed from glass to stucco with glass punched windows to match the exhibits
presented this evening;
Not approving the reduction of the wall height on the northwest elevation;
Not approving the reduction of the wall height on the northeast elevation;
Approving
an increase to the wall height on the southwest elevation facing Nolen Dr. per the exhibit shown this evening in order to screen the mechanical equipment, noting that we are directing
staff to quantify what that height should be for consideration at 2nd reading;
All other approvals from the prior consideration of this case remain in place.
Council 1st Reading Motion
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Questions?
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PROPOSED DESIGN RENDERING
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Site Perspective
A. Blade wall length reduction?
B. Façade material change?
stucco vs glass and wall
height reduction 22’ vs 18’
(NE elevation)
C. Wall height reduction?
22’ vs 18’ (NW Elevation)
D. Parapet wall length increased
(screen mechanical units)?
B.
Here is an oblique angled redering of the project.
AIRPORT COMPATIBLE LAND USE ZONING ORDINANCE NO. 479
Ldn 75 noise contour
35 dB of noise reduction must be provided by the building
shell
Original design (all glass façade) does not meet noise requirements @ 29 Db
Contracted an acoustician to analyze the outdoor-to-indoor noise transmission
Investigated envelop
interventions
Investigated alternative ceiling materials
Investigated alternative glazing systems
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Materials
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A. Blade Wall - Front Entrance at P&Z 06/08/17
Blade wall shortened
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A. Blade Wall - Revised Front Entrance for CC 6/20/17
Blade wall lengthened
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Site Perspective
A. Blade wall length reduction?
B. Façade material change?
stucco vs glass and wall
height reduction 22’ vs 18’
(NE elevation)
C. Wall height reduction?
22’ vs 18’ (NW Elevation)
D. Parapet wall length increased
(screen mechanical units)?
B.
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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Ambulatory Surgery Center Floor Plan
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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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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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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
1
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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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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