Item 7B - S-P-2 Letter ZA26-0053
Ord. No. 480-788b
NARRATIVE
Request for Concept Plan Amendment
"S-P-2" Generalized Site Plan District
Lot 4, Pecan Creek/ Pecan Creek Professional Center
731-733 Zena Rucker Road, Southlake, Texas
Purpose of Request:
This application requests a Concept Plan Amendment to the existing S-P-2 Generalized Site Plan District
(Ordinance No.480-788, as amended)to specifically authorize a specialty ambulatory surgery center
(ASC) use focused on eye care (cataract and refractive procedures) occupying a portion of the building,
together with related medical office space in the remainder of the building.The amendment also
incorporates a minor site plan revision for a required covered patient drop-off canopy and fully screened
generator enclosure, which results in a net reduction of only two (2) parking spaces.
Proposed Permitted Uses:
All uses currently permitted under Ordinance No. 480-788 (as amended), and specifically to include:
• Specialty ambulatory surgery center(ASC)for eye care, including cataract and refractive procedures,
together with associated medical office and related healthcare support uses.
The ASC will occupy only a portion of the building.The remaining square footage will be available for
compatible medical office or professional office uses already authorized under the existing S-P-2 zoning.
Development Regulations and Variances:
All other development regulations and previously approved variances shall remain as specified in
Ordinance No.480-788 (as amended).The only physical changes requested are the addition of a
required covered patient drop-off canopy and associated generator enclosure.These improvements
result in a net reduction of only two (2) parking spaces. No other variances are requested.
In September 2023, my partner and I, alongside a group of local investors, acquired the subject property
with a vision to develop it into a high-quality medical and professional office community that serves the
Southlake area.The site is part of the established Pecan Creek Professional/Medical Center, designed
for low-intensity medical and office uses in a tranquil, park-like setting.
We are ready to proceed with development and are working with an established, highly reputable
specialty eye care ambulatory surgery center that is seeking to occupy a portion of the proposed
building.The ASC will provide cataract and refractive procedures in a modern outpatient setting.The
remainder of the building will be available for complementary medical office or related healthcare uses.
The operator is an established practice with a strong track record of high-quality patient care and a
preference for a quiet, professional medical campus environment such as Pecan Creek.
The ASC will occupy only a portion of the approximately 11,400 square foot building(exact square
footage to be finalized with tenant improvements). Hours of operation are expected to be consistent
with other medical occupants in the park — generally Monday—Thursday 8:00 a.m.to 5:00 p.m.,with
procedures scheduled by appointment. Patient volume is appointment-based and low-intensity. Staffing
for the ASC component is projected in the range typical for a specialty eye surgery center of this scale.
In connection with the ambulatory surgery center, a covered patient drop-off canopy is required at the
primary entrance.This canopy is essential for patient safety and comfort following procedures (patients
often leave with temporary visual impairment or residual effects of sedation).The canopy design (pre-
finished system with brick column wraps matching the building architecture) has been carefully sited to
minimize impact. Implementation of the canopy and the associated fully screened generator enclosure
results in a net reduction of only two (2) parking spaces. The remaining parking supply continues to
meet or exceed the requirements of the approved S-P-2 concept plan and Zoning Ordinance No.480 (as
amended).The property's overall parking(existing site plan supports 114+stalls) remains more than
adequate to support the medical and professional office uses on the campus.
The prospective ASC operator places high value on the quiet, professional, and low-traffic environment
of Pecan Creek.The campus setting is ideal for a specialty eye surgery center that prioritizes a calm,
high-end patient experience.This use is fully compatible with the surrounding medical and professional
offices and will further enhance the Pecan Creek Medical Center as a premier destination for healthcare
services in Southlake. No additional parking or major site modifications beyond the required canopy,
generator enclosure, and standard tenant improvements are anticipated.
We respectfully request approval of this Concept Plan Amendment to:
1. Specifically authorize a specialty ambulatory surgery center(eye care/cataract and refractive
procedures) as a permitted use occupying a portion of the building,with the balance available for
compatible medical and professional office uses;
2. Approve the minor site plan refinements necessary to accommodate the required covered patient
drop-off canopy and fully screened generator enclosure (resulting in the loss of only two parking
spaces).
This amendment will allow a high-caliber, established specialty healthcare provider to locate at Pecan
Creek while maintaining the low-intensity, professional character of the medical campus. We strongly
believe this use strengthens the medical character of the park, generates professional employment, and
quietly serves the Southlake community with high-quality specialty eye care.
We appreciate the City's consideration and look forward to bringing this valued healthcare provider to
Zena Rucker Road.
Respectfully submitted,
[Owner/Authorized Agent]
Pecan Creek Professional Center
Date:
ZA25-0042
Ord. No. 480-788a
NARRATIVE
"S-P-2" Generalized Site Plan District Lot 4, Pecan Creek
731 Zena Rucker Road
Permitted Uses:
All uses permitted under Ordinance No. 480-788 and to include the following additional use:
0 Non-medical spa services,including hair and nail services.
Development Regulations and Variances:
All development regulations and variances shall remain as specified in Ordinance No. 480-788.
In September 2023, my partner and I, alongside a group of local investors, acquired the subject
property with a vision to develop it into a valuable community asset. Since our acquisition, we
have been approached by no fewer than five reputable spa operators expressing strong interest in
locating their business on the site.
We are ready to proceed with development. As with most commercial ventures, the timing and
execution of construction and financing are closely tied to market demand. Currently, we are
working with a highly established, upscale spa that is seeking to relocate from its leased premises
in Southlake. This group will buy an entire 11,400 square feet building and occupy about 8,500
square feet as a Spa with the remainder likely as rented office/medical space. Hours of operation
would be similar to the rest of the medical occupants in this park— 8 am to 7 pm. There will be
an estimated 30 employees at the business (which includes management and staff)and around 100
cars throughout an entire day (20 cars during peak times) which customers would be
merchandising at the space for 50-75 minutes per visit. This spa will derive approximately 65%
of its revenue from hair services with the remaining 35% from ancillary offerings such as IV
treatments and licensed massage services. The operator has declined all other location options in
Southlake due to concerns over surrounding noise and traffic. They place high value on the
tranquil setting of our property,which is something they see as essential to maintaining the serene,
high-end experience they offer their clients.
The property provides more than adequate parking to support this spa use,as well as other medical
or office-related activities. Given the significant and legitimate interest, we respectfully request
that non-Medical Spa be added to the current SB-2 zoning.
This type of use is not without precedent. For example, Southlake Commons and other nearby
office/medical developments have successfully integrated similar services. We strongly believe
this use is fully compatible with the surrounding area, which consists of low-traffic medical and
professional offices, and which quietly serves the Southlake community.
ZA21-UU72 M.J.WRIGHT&ASSOCIATES,INC.
8233 MID-CITIES BOULEVARD,SUITE A
Ord. NO. 480-788 NORTH RICHLAND HILLS TX 76182
0: 817.268.5555 FAX: 817.268.5558
MJW@MJWRIGHT.COM WWW.MJWRIGHT.COM
October 15, 2021
Planning and Development Services
City of Southlake
1400 Main Street, Suite 310
Southlake, Texas 76092
RE: Site Plan Summary Letter
Mayor and City Council,
We are submitting the Zena Rucker Road Office Park Project at 731 Zena Rucker Road, Southlake, Texas for
consideration. This office park contains 2 single-story office buildings, with building #1 being 11,316 square feet
and building #2 being 11,170 square feet. The total square footage for the property is 22,486 square feet. All
buildings are to be constructed at one time. The current zoning on the property is "S-P-2" Generalized Site Plan
District and we propose "S-P-2" zoning for the property with the base zoning district being "0-1" Office District
with the following exceptions:
Development Regulations:
• The 20,987 square feet total building floor area is proposed to be broken down to 1 parking space to 226
square foot of building, which requires a total of 93 spaces.
• The percentage of existing tree canopy to be preserved is 63.3%.
Variances Requested:
1. Driveway Ord. No. 634, as amended, Section 5.2.d requires a minimum stacking depth of 50'. A variance
is requested to allow a stacking depth of approximately 41'-0" for the west driveway and 43'-9" for the
east driveway.
2. Zoning Ord. No. 480, as amended, Section 33.19 and Subdivision Ord. No 483, as amended, Section
5.06 a variance request to allow no trail to be constructed from Zena Rucker to the south property line.
Sincerely,
MICHAEL J. WRIGHT - PRESIDENT, CGA, CGP, CAPS
M. J. WRIGHT & ASSOCIATES, INC.
TEXAS ARCHITECT REGISTRATION NO. 11130