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Item 7 - USPICase No. ZA20-0027 S T A F F R E P O R T May 29, 2020 CASE NO: ZA20-0027 PROJECT: Zoning Change and Site Plan for USPI All Star Medical Center EXECUTIVE SUMMARY: On behalf of All Star MOB, LLC, E4H Architecture is requesting approval of a Zoning Change and Site Plan for USPI All Star Medical Office on property described as Lots 1 & 2, Block 1, Tower Plaza, an addition to the City of Southlake, Tarrant County, Texas and located at 905 and 925 E. Southlake Blvd., Southlake, Texas. Current Zoning: "S-P-1" Detailed Site Plan District. Requested Zoning: "S-P-1" Detailed Site Plan District. SPIN Neighborhood #9. DETAILS: The property is located at the southwest corner of E. Southlake Blvd. and Tower Blvd., north of Zena Rucker Rd. A Zoning Change and Site Plan (ZA15-139) for Tower Plaza that included a two-story, 43,000 square foot medical center/hospital on the southern portion of the property (Building 1) and one two-story, 25,000 square foot office building along E Southlake Blvd. (Building 2) was approved by City Council March 1, 2016. A Zoning Change and Site Plan (ZA16-038) to increase the size of the southernmost building (Building 1) from 43,000 square feet to 46,735 square feet and to add seven (7) parking spaces to the site was approved by City Council on June 7, 2016. The purpose of this request is to seek approval of a Zoning Change and Site Plan to increase the gross floor area of the previously approved Building 2 from 25,000 square feet to approximately 25,201 square feet and to revise the elevations. No changes to the previously approved “S-P-1” permitted uses and development regulations or to the existing Building 1 are proposed and all previous conditions of approval remain in effect. ACTION NEEDED: 1. Conduct a public hearing 2. Consider approval of a Zoning Change and Site Plan ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Site Plan Review Summary No. 2 dated May 29, 2020 (D) Surrounding Property Owners Map & Responses Presentation Case No. ZA20-0027 Narrative S-P-1 Regulations Material Board Sun Shade Spec Sheet Plans STAFF CONTACT: Richard Schell (817) 748-8602 Dennis Killough (817) 748-8072 Case No. Attachment A ZA20-0027 Page 1 BACKGROUND INFORMATION PROPERTY OWNERS: All Star MOB, LLC APPLICANT: E4H Architecture PROPERTY SITUATION: 905 and 925 E. Southlake Blvd. LEGAL DESCRIPTION: Lots 1 & 2, Block 1, Tower Plaza LAND USE CATEGORY: Office Commercial CURRENT ZONING: “S-P-1” Detailed Site Plan District REQUESTED ZONING: “S-P-1” Detailed Site Plan District HISTORY: The “C-3” General Commercial Zoning District designation 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 one two-story, 40,968 square foot office building along E. Southlake Blvd. was approved by 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. Case No. Attachment A ZA20-0027 Page 2 A preliminary plat (ZA12-012) for Lots 1 & 2, Block 1, Tower Plaza Addition was approved by City Council on April 17, 2012. A zoning change and site plan (ZA15-139) for Tower Plaza that included a two-story, 43,000 square foot medical center/hospital on the southern portion of the property and one two-story, 25,000 square foot office building along E Southlake Blvd was approved by City Council March 1, 2016. A preliminary plat (ZA15-140) for Lots 1 & 2, Block 1, Tower Plaza Addition was approved by City Council on March 1, 2016. A final plat (ZA16-021) for Lots 1 and 2, Tower Plaza Addition was approved on consent by the Planning and Zoning Commission on April 21, 2016 and it was filed April 21, 2017. A zoning change and site plan (ZA16-038) to increase the size of the southernmost building (Building 1) from 43,000 square feet to 46,735 square feet and to add seven (7) parking spaces to the site was approved by City Council on June 7, 2016. TRANSPORTATION ASSESSMENT: Area Road Network and Conditions No changes to the existing driveways on Tower Blvd. and Zena Rucker Rd. are proposed. An existing driveway stub to the property to the west is also unchanged with this proposal. Traffic Impact A Traffic Impact Analysis (TIA) for Tower Plaza was approved with previous Zoning Change and Site Plan Case No. ZA15-139. A revised TIA is not required for the for the proposed revisions. TREE PRESERVATION: The proposed Tree Conservation Plan complies with the approved Tower Plaza Tree Conservation Plan. The only additional trees that may need to be removed are along the west property line and were designated as Marginal to be preserved on the originally approved development Tree Conservation Plan. For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including an S-P-1 Site Plan, S-P- 2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the: Case No. Attachment A ZA20-0027 Page 3 i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature tree stands, natural creeks and ponds, and significant grades; ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; v. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. CITIZEN INPUT/ BOARD REVIEW: A 2035 Corridor Planning Committee meeting was not held for the proposed revisions. A SPIN meeting was not held for the proposed revisions. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated May 29, 2020. Case No. Attachment B ZA20-0027 Page 1 Case No. Attachment C ZA20-0027 Page 1 SITE PLAN REVIEW SUMMARY Case No.: ZA20-0027 Review No.: Two Date of Review: 05/29/20 Project Name: Zoning Change and Site Plan – USPI All Star Medical Office – Tower Plaza APPLICANT: E4H Architecture OWNER: All Star MOB, LLC Jeff Sudman Deann Manchester 501 Elm Street, Suite 500 Dallas, TX 75202 Phone: 817-226-1917 Phone: 972-713-3538 Email: jsudman@e4architecture.com Email: dmanchester@uspi.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 5/18/20 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 THE APPROPRIATE STAFF MEMBER. Planning Review Lorrie Fletcher Planner Phone: (817) 748-8069 Email:lfletcher@ci.southlake.tx.us 1. Revise the narrative to describe the changes to the most recent previously approved plans and regulations (ZA16-038) that are requiring the zoning change (Increase in floor area and revisions to elevations). 2. Please make the following changes to the Site Plan: a. Label the widths of the existing sidewalks along E. Southlake Blvd. and Zena Rucker Rd. b. The total number of spaces on site per the Parking Summary chart is 345 spaces. Correct the number of spaces provided in the Site Data Summary chart on the Site Plan to match the parking spaces provided on the plan and in the Parking Summary (345). c. Add a parking space count label for the 12 spaces north of Building 1. d. Label the adjacent properties and properties across adjoining rights of way with existing zoning and land use map designation ("L.U.D.=_____"). The following corrections are needed: i. Change the land use designation to LUD = Retail Commercial on the property to the east. ii. Change the zoning to “AG” on the properties to the west and south. iii. Change the zoning to “S-P-1” on the property to the east. iv. 3. Staff recommends providing a material sample board with samples of all exterior materials except glass. The following comments are informational only: * The property is within the Corridor Overlay Zone as defined in Zoning Ordinance No. 480, as amended, Section 43.5. Case No. Attachment C ZA20-0027 Page 2 a. Masonry construction meeting the requirements of Ord. 557 and Ord. 480, Section 43.9.c.1.a is required on proposed buildings. Stucco or plaster shall only be allowed when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable stucco finish with equal or greater strength and durability specifications. The use of synthetic products (e.g., EIFS – exterior insulation and finish systems, hardy plank, or other materials) shall not be considered as masonry material. b. Horizontal and vertical articulation meeting the requirements of Ord. 480, Section 43.9.c.1.d. is required on all facades visible from a Corridor right of way. c. Per Zoning Ordinance No. 480, Section 43.9.c.1.c, all mechanical equipment, both rooftop and ground mounted, must be screened from view from adjacent rights of way. Rooftop mechanical equipment and/or other rooftop appurtenance screening shall be accomplished by either the construction of 1)the roof systems described in subparagraph b)above or 2) an architectural feature which is integral to the building’s design and ensures that such equipment is not visible from adjacent public right of way. The fencing of or enclosure of individual mechanical units shall not be permitted except as described above. All rooftop mechanicals or architectural features described herein shall be shown on the required building elevations at the time of site plan approval. d. A minimum eight (8) foot tall masonry screen wall matching the principal building with a solid metal access gate is required for all trash receptacle enclosures. A label has been added to the trash receptacle enclosure on the Site Plan stating that an 8’ screen wall matching the principal building with solid metal gates” is to be provided. * Per Subdivision Ord. No. 483, as amended, Section 8.05, all above ground equipment shall be screened from view in such a manner that the ground equipment cannot be seen from a public right of way. Said screening shall be completed at the time of installation by the utility company or developer. * Per Zoning Ordinance No. 480, as amended, Section 36.6.1, one loading space is required for each building. One space must be minimum 10’ x 50’ and one space must be a minimum 10’ x 25’. The previous Zoning Change and Site Plan was approved with zero loading spaces shown to be required and provided on the Site Plan. An S-P-1 regulation has been added stating that no loading zones are required. * All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of lighting, intensity, glare and spill-over. Tree Conservation/Landscape Review Keith Martin Landscape Administrator Phone: (817) 748-8229 E-mail: kmartin@ci.southlake.tx.us * The proposed Tree Conservation Plan complies with the approved Tower Plaza Tree Conservation Plan. The only additional trees that may need to be removed are along the west property line and were designated as Marginal to be preserved on the originally approved Case No. Attachment C ZA20-0027 Page 3 development Tree Conservation Plan. * Except as provided by subsection 7.2.b. of the Tree Preservation Ordinance, a Tree Conservation Analysis or Tree Conservation Plan shall be approved if it will preserve existing tree cover in accordance with the percentage requirements established by Table 2.0. If the property has previously received a tree permit related to development, the percentage of existing tree cover at the time the first such permit was issued shall be used to calculate the minimum existing tree cover that must be preserved under this section. Table 2.0 – Existing Tree Cover Preservation Requirements Percentage of existing tree cover on the entire site Minimum percentage of the existing tree cover to be preserved* 0% – 20% 70% 20.1 – 40% 60% 40.1% - 60% 50% 60.1% - 80% 40% 80.1% - 100% 30% *The minimum percentage of existing tree cover to be preserved shall exclude any area in public rights-of-way as approved by City Council. For property sought to be zoned for the Downtown zoning district or a planned development zoning district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit Development, or Employment Center zoning district, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the corresponding development application (as established in Table 1.0). The Planning and Zoning Commission shall review the application and make a recommendation to the City Council regarding the application. The City Council shall approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the: i. placement of building pads, parking areas, driveways, streets, and utility easements so as to maximize the preservation of environmental features of the property including mature tree stands, natural creeks and ponds, and significant grades; ii. maximizes the preservation of tree cover preservation areas indicated on the Environmental Resource Protection Map; iii. maximizes the preservation of existing tree stands with the potential to buffer residential areas from the noise, glare, and visual effects of nonresidential uses; iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage creek; v. maximizes the preservation of existing protected trees along rural roadways and other streets as identified and prioritized in the Street Typology designation; and vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this Ordinance. * Please be aware that all existing trees shown to be preserved on the City Council approved Tree Conservation Plan must be preserved and protected during all phases and construction of the development. Alteration or removal of any of the existing trees shown to be preserved on the Case No. Attachment C ZA20-0027 Page 4 approved Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities, structures grading, and any other structure proposed to be constructed do not conflict with existing trees intended to be preserved. LANDSCAPE COMMENTS: 1. The proposed Landscape Plan complies with all requirements in the Landscape Ordinance and with the bufferyard requirements in Sections 42 and 43 of the Zoning Ordinance. A regulation was added in a previous approval to not require bufferyards along interior lot lines. 2. Parking lot islands shall have a minimum width of 12’ back-to-back if curbed or 13’ edge-to-edge if no curb is intended, and shall be equal to the length of the parking stall. All parking planter islands in parking areas shall contain a minimum of one (1) canopy tree with the remaining area in shrubs, ground cover, ornamental grasses or seasonal color. Planter islands which have light poles for lighting the parking areas may substitute two (2) understory/accent trees for the required canopy tree. * Indicates informational comment. # Indicates required items comment. Public Works/Engineering Review Kevin Ferrer, P.E., CFM Civil Engineer Phone: (817) 748-8089 E-mail: kferrer@ci.southlake.tx.us * No Comments Fire Department Review Kelly Clements Fire Marshal Phone: (817) 748-8233 E-mail: kclements@ci.southlake.tx.us GENERAL COMMENTS: The required backflow protection (double check valve) for the sprinkler systems can be located on the riser if the riser is within 100 feet of the water main, measured lin early along the length of the pipe. If the riser is further than 100 feet from the main, the double check valve shall be in a vault. Riser rooms shall be a minimum of 5’X5’ if the double check is located in a vault, or a minimum of 6’X6’ if it is located on the riser. (Label riser room location and show the dimensions of the room on the plans) The fire line on the plans is indicated as being 150 feet in length and a vault is not shown on the plans. (Add a vault as required due to the fire line being in excess of 100 feet from the city water main) Case No. Attachment C ZA20-0027 Page 5 The fire line is shown entering the building on the east side of the property, but the riser room is located on the south side of the property, is the fire line being run overhead throughout the building, or is this shown in error. Fire Department Connection for the sprinkler system must be within 100 feet of a fire hydrant, and within 50 feet of fire department fire lanes on the property. (FDC location not indicated on the plans) Add FDC location, wall mount or remote connection to meet the distance requirements, or add a fire hydrant. Fire hydrants are required at a maximum spacing of 500 feet for commercial locations with completely sprinkled buildings. (Hydrants are not indicated on the plans, show all existing and proposed hydrant locations) FIRE LANE COMMENTS: Fire apparatus access needs to be provided within 250 feet of all exterior portions of the perimeter of buildings on a “hose-lay” basis for sprinkled buildings. Fire apparatus access, needs to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the imposed loads of fire apparatus. (Minimum of 85,000 pounds GVW) (Fire lanes not indicated on plans, fire lanes must intersect with existing dedicated streets and/or existing fire lanes on the property) Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn radius. (Per 2018 I.F.C. Sec. 503.2.4) Case No. Attachment C ZA20-0027 Page 6 Informational Comments: * 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 rights-of-way in accordance with the Zoning Ordinance No. 480, 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. * Through the wholesale water customer contract with the City of Fort Worth, all new water connections are required to pay the 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. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay Zones. * Masonry materials shall mean and include brick, stucco, plaster, cement, concrete tilt wall, stone, rock or other masonry material of equal characteristics. Stucco and plaster shall only be considered a masonry material when applied using a 3-step process over diamond metal lath mesh to a 7/8th inch thickness or by other processes producing comparable cement stucco finish with equal or greater strength and durability specifications. Synthetic products (e.g., EIFS – exterior insulation and finish systems, hardi plank, or other materials of similar characteristics) shall not be considered a masonry material. * Development must comply with all requirements in Zoning Ordinance No. 480, Section 33.21, Building Color Standards for Non-Residential Buildings. * The applicant should be aware that prior to issuance of a building permit a Plat must be processed and filed in the County Plat Records, 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. * Denotes Informational Comment Case No. Attachment D ZA20-0027 Page 1 Surrounding Property Owners & Responses SPO # Owner Zoning Address Acreage Response 1. KIANI, HAMID SF20A 809 GATESHEAD CT 0.64 NR 2. EXCEL SOUTHLAKE LP SP1 1035 E SOUTHLAKE BLVD 16.95 NR 3. WCHOA INC RPUD 200 WOODSONG WAY 0.14 NR 4. RAJENDER KUMAR AGARWAL REVOCAB RPUD 208 WOODSONG WAY 0.44 NR 5. LOPEZ, ERIK RPUD 204 WOODSONG WAY 0.55 NR 6. RUCKER FAMILY TRUST AG 835 E SOUTHLAKE BLVD 1.52 NR 7. ALL STAR MOB, LLC SP1 905 E SOUTHLAKE BLVD 2.04 NR 8. WELLTOWER OM GROUP LLC SP1 925 E SOUTHLAKE BLVD 3.64 NR 9. EAST SOUTHLAKE #2 LTD SP1 910 E SOUTHLAKE BLVD 2.34 NR 10. MENDEZ LTD AG 918 E SOUTHLAKE BLVD 5.39 NR 11. FOXBOROUGH HOA INC SF20A 800 E SOUTHLAKE BLVD 0.92 NR 12. EAST SOUTHLAKE #1 LTD SP1 900 E SOUTHLAKE BLVD 1.97 NR 13. RUCKER, ZENA SULLIVAN TR AG 841 E SOUTHLAKE BLVD 3.69 NR 14. ZELDA PARTNERS LTD AG 811 E SOUTHLAKE BLVD 6.77 NR Responses - F: In Favor O: Opposed To U: Undecided NR: No Response Case No. Attachment D ZA20-0027 Page 2 Notices Sent: Fourteen (14) Responses received: None (0)