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Item 6C Department of Planning & Development Services S T A F F R E P O R T January 14, 2009 ZA08-080 CASE NO: Site Plan for Southlake Regional Medical Center Phase I PROJECT: REQUEST: Southlake Land Holdings L.P. is requesting approval of a site plan for Phase I of Southlake Regional Medical Center on 12.7 acres. The first phase will include a three story, 55-bed, 129,150 square foot hospital and a four-story, 80,000 square foot medical office building. The Phase I site plan is consistent with the concept plan that was approved by City Council on July 17, 2007. The specific types of masonry materials to be used have been added to the elevations. A second option of the site nd plan has been added since the December 2 City Council meeting. The Option “B” site plan, east elevation and landscape plan show the first floor of the medical office building footprint to be extended to the east and south to accommodate the requirements of a possible tenant. The upper floors have been adjusted to keep the overall floor area at 80,000 square feet. Option “A” is the originally submitted floor plan with one minor change. The screening wall is now shown to be 14’ instead of 10’ and it is articulated instead of straight. The Option “A” elevations also contain a few minor nd changes since the December 2 meeting. The clock tower design changed to a scheme with two columns supporting the clock. A rooftop equipment screen that was shown on the original renderings has been added to the elevations. The windows on some elevations are larger and the location of the stone veneer has been clarified. The applicant is requesting relief of the requirement for a bufferyard adjacent to the detention area on the eastern portion of the property. Also, the applicant has agreed to escrow the money for the sidewalk along E. Highland until it is constructed to its ultimate cross-section. 1) Conduct a public hearing; ACTION NEEDED: 2) Consider site plan approval ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Site Plan Review Summary No. 7 dated January 13, 2009 (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) SPIN Report for Commission and Council Members Only (H) Full Size Plans () STAFF CONTACT: Ken Baker (748-8067) Richard Schell (748-8602) Case No. ZA08-080 BACKGROUND INFORMATION OWNERS: Southlake Land Holdings L.P. APPLICANT: Southlake Land Holdings L.P. PROPERTY SITUATION: 335 E State Hwy. 114 and 440 E Highland Street LEGAL DESCRIPTION: The remainder of Block 1, Brightbill Addition and Tract 3E1C, Larkin H. Chivers Survey, Abstract No. 300. LAND USE CATEGORY: Retail Commercial, Office Commercial, Medium Density Residential, 100-Year Floodplain HISTORY: -A plat for the Brightbill Addition was filed of record prior to annexation into the City. -"SF-1A" zoning was placed on a portion of the subject property with approval of Comprehensive Zoning Ordinance No. 480 on September 19, 1989. -A zoning change and concept plan from “AG” Agricultural and “SF-1A” Singe Family Residential to “S-P-2” Generalized Site Plan was approved by City Council on July 17, 2007. CURRENT ZONING: “S-P-2” Generalized Site Plan District TRANSPORTATION Master Thoroughfare Plan ASSESSMENT: The Master Thoroughfare Plan recommends East State Highway 114 to have 300-feet to 500-feet of right-of-way. Adequate right-of-way exists for this road. The Master Thoroughfare Plan recommends E. Highland Street to be a 3-lane, undivided arterial street with 70 feet of right-of-way. Adequate right-of-way is shown to be dedicated on the plan. Existing Area Road Network and Conditions The approved concept plan proposes that the site will have two (2) accesses directly onto the eastbound service road of E. State Highway 114 and three (3) accesses directly onto E. Highland Street. The Phase I site plan proposes the two (2) driveways onto E. State Highway 114 and one (1) driveway onto E. Highland Street. Common access easements have been provided for future connection with the property to the west. East State Highway 114 is a six lane, limited access highway with three lane frontage roads on either side. East Highland Street is currently a 2-lane, undivided roadway. May, 2008 traffic counts on E. SH 114 main lanes (between White Chapel Blvd. and N. Carroll Ave.) West Bound East Bound 24hr 39,483 46,708 AM Peak 2,373 (7:30-8:30) 4,251 (7:00-8:00) PM Peak 3,138 (5:15-6:15) 3,754 (5:00-6:00) Case No. Attachment A ZA08-080 Page 1 May, 2008 traffic counts on E. SH 114 frontage roads (between White Chapel Blvd. and E. Highland St.) West Bound East Bound 24hr 936 938 AM Peak 86 (7:45-8:45) 138 (7:45-8:45) PM Peak 123 (4:30-5:30) 99 (4:45-5:45) May, 2008 traffic counts on E. Highland St. (between White Chapel Blvd. and E. SH 114) West Bound East Bound 24hr 331 1,070 AM Peak 107 (8:00-9:00) 32 (8:00-9:00) PM Peak 168 (3:45-4:45) 132 (3:15-4:15) Phase I Traffic Impact: Hospital and Medical Office Uses Day Sq. Ft. Vtpd* AM-IN AM-OUT PM-IN PM-OUT Hospital 129,150 2,167 91 34 29 90 55 beds Medical 80,000 2,890 156 39 79 214 Office Bldg Total 209,150 5057 247 73 108 334 Overall Traffic Impact: Hospital and Medical Office Uses (Concept Plan) Day Sq. Ft. Vtpd* AM-IN AM-OUT PM-IN PM-OUT Hospital 460,000 7,718 326 120 102 322 358 beds Medical 510,000 18,426 991 247 504 1363 Office Bldg Total 970,000 26,144 1317 367 606 1685 th *Vehicle Trips Per Day based on ITE’s Trip Generation Manual, 6 Edition. **The AM/PM times represent the estimated number of vehicle trips generated during the peak travel times on SH 114 frontage road, and E. Highland St. PATHWAYS MASTER PLAN: The Pathways Master Plan recommends an 8-foot plus, multi-use trail along the south side of E. State Highway 114 and a 6-foot sidewalk along the north side of E. Highland Street. Both the trail and sidewalk are shown on the approved concept plan. WATER & SEWER: A 6-inch water line exists along the south side of E. Highland Street. A 10-inch sanitary sewer line exists along the south side of E. Highland Street at the southeast corner of the subject property. The applicant will be required to provide adequate water and sanitary sewer service to the site as part of development of the property. Case No. Attachment A ZA08-080 Page 2 DRAINAGE: The drainage from Phase I of this development is to the proposed detention ponds along the east property line. TREE PRESERVATION: The trees located around the existing structures on the property are mostly mature Post Oaks with a few Cedar Elm, Eastern Red Cedar and Pecan. The existing trees along the south property line and within the right-of-way of East Highland St are mainly Hackberry, Hercules Club and Soapberry trees, with the western portion covered in Grapevine. The trees within the western edge of the property are mainly smaller Post Oaks than the ones around the existing structures in the north portion of the property. The applicant is proposing to preserve some of the trees existing around the current structures within a small park like setting within the development. Other existing trees are proposed to be preserved within the bufferyard area along Hwy. 114, within the right-of-way of East Highland St, and within an increased bufferyard and interior landscape area within the western edge of the development. The trees within the right-of-way of East Highland St would most likely be removed if East Highland St was widened or drainage worked need to provided along the north side of the road. The trees and vegetation are dense and seems to provide a suitable screen, but some trees will die as they mature and the western portion will decline from being heavily covered with Grapevine. SOUTHLAKE 2025 Environmental Resource Protection Recommendations PLAN: The S.H. 114 Corridor Plan recommends rehabilitating the stream corridor which is adjacent to the subject property in conjunction with development. Mobility & Master Thoroughfare Plan Recommendations Although not required by ordinance, sidewalks are encouraged along all internal drives. In addition, the S.H. 114 Corridor Plan recommends east-west connectivity through the site, as shown by the dashed arrow in the image above. Case No. Attachment A ZA08-080 Page 3 P&Z ACTION: November 20, 2008; Approved (7-0) and subject to Site Plan Review Summary No. 4, dated November 20, 2008 with specific mention of the Commissions approval to keep intact the previously approved Site Plan regarding the sidewalk and berming detail on the southern border of the property and to the extent that Highland will be widened and that right-of-way will be compromised that various options will be presented to Council to ensure that the Site Plan as recommended by the Commission is left in tact and those alternatives could include a concrete curb and or various drainage ditch options. COUNCIL ACTION: December 2, 2008; Approved (7-0) to Table until December 16, 2008. December 16, 2008; Approved on consent (6-0) to Table until January 6, 2009. January 6, 2009; Approved on consent (7-0) to Table until January 20, 2009. STAFF COMMENTS: A zoning change and concept plan from “AG” Agricultural and “SF-1A” Singe Family Residential to “S-P-2” Generalized Site Plan was approved by City Council on July 17, 2007. Driveway spacing and stacking substantially conform to the approved concept plan. A variance to the minimum 150 ft. stacking depth that is required for driveways located on E. State Highway 114 and E. Highland Street was granted by City Council to allow ±43 feet of stacking depth for the driveways on E. State Highway 114 and ±35 ft. and ±23 ft. for the west and east driveways on E. Highland Street, respectively. The minimum driveway spacing along the SH 114 frontage road and an arterial street is 250 feet between centerlines.A variance was granted to allow a ±146 ft. spacing to the nearest existing drive to the east of the property on E. State Highway 114 and a ± 194 ft. spacing to the nearest existing drive to the east on E. Highland Street. TxDOT denied the location of the eastern drive on E. State Highway 114. The revised eastern driveway location provides ± 398 ft. spacing to the nearest drive to the east of the property. Actions from that case are included below. -P&Z Action: June 7, 2007; Approved (7-0) subject to Concept Plan Review Summary No. 2, dated June 1, 2007; with the following changes and recommendations:  With respect to permitted uses: Exhibit C, Paragraph 2, striking ambulatory dispatch o Blood bank limited to accessory use to hospital; not available for retail o Cleaning, dry cleaning, and pressing services limited to hospital use o only; no retail  With respect to level of care that hospital will provide: There will be no trauma type care and to be further defined and o clarified pursuant to licensing and legal requirements and languages with the intended uses that are reflected in this application.  With respect to the development regulations: Maximum allowed impervious coverage at 71% o Parking along SW half of the property along Highland to be eliminated o Eliminating 3 parking spaces along entrances on SH 114 on each side o Case No. Attachment A ZA08-080 Page 4 Accepting the applicant’s willingness to include a landscape berm to o include evergreen landscaping not to exceed 36 inch off centers; expected to grow to a mature height of 8 feet with initial plantings ranging from 5 to 7 feet. Berm to have centerline height of 3 ½ feet o  With respect to the height of the proposed medical office buildings: In the SW corner of the property – limited to 3 stories above ground in o height In the NW corner of the property – limited to 4 stories above ground in o height  Included in Exhibit D, the applicant will have the option of complying with the Concept Plan with the paragraphs included therein and also complying with the SH 114 Corridor Overlay requirements.  With respect to the variances requested: Granting the variances for driveway spacing requirements for the o entrance on the eastern part of SH 114 and also the SE entrance along Highland Granting variance in stacking depths o Granting variances for the parking garage landscape calculation o exclusions and the overall landscape requirements Granting variance for the lot abutment public/private street o requirements subject to satisfactory reciprocal easement and access agreements City Council Action: June 19, 2007; - Approved first reading (6-0) granting the requested variances as approved by the Planning and Zoning Commission; subject to Concept Plan Review Summary No. 2, dated June 1, 2007; incorporating applicant’s presentation tonight and the agreement with the homeowners as stated by the applicant; confirming and incorporating underground utilities as described by the applicant; trees to be live oaks and red oaks as well as other appropriate types of trees; requiring more detail on building materials by the second reading with samples if possible; including Exhibit ‘D’ as presented to City Council tonight; requiring developer to show first phase of the development including landscaped areas; requiring clear depictions of the views from the Highland Street residences; requiring any construction entrances to be located on the State Highway 114 access road; noting the applicant’s agreement to a 20 foot bufferyard along Highland Street with 3 ½ foot berm; requiring that any roof-mounted mechanical equipment will not be visible from State Highway 114; requiring internal sidewalks to be five feet in width; and requiring shrub plantings to be five feet on center instead of three feet. -City Council Action: July 17, 2007; Approved second reading (6-0) noting approval will be subject to developer’s presentation which will be provided to staff; subject to plans being submitted by the applicant; subject to Concept Plan Review Summary No. 3, dated July 11, 2007; granting driveway spacing and stacking depth variances; adding landscaping and bufferyard along the entire State Highway 114 frontage with the first phase; requiring live oak or red oak trees along the western edge of phase 1 with ornamentals; west elevation of the west garage elevation needs additional review at the time of final Case No. Attachment A ZA08-080 Page 5 approval, especially if the adjacent site is not built; requiring the clock tower, fountains, and entrance features (porte-cochere) in phase 1 to be built as shown in the concept plan understanding that the top portion of the center, that would be the bridge between the two buildings, will not be built in phase 1 and the building heights may end up being slightly lower than shown in phase 1 with the maximum height of what is shown on plans; requiring developer to retain existing buffers along Highland until construction of the phase adjacent to the buffer, the landscaping and berm along Highland will be added in at the commencement of construction of each phase as each phase is constructed; requiring the pruning and trimming of any existing landscaping buffers along Highland; requiring internal sidewalks to be a minimum of five feet in width; requiring the masonry list to exclude tilt wall panels entirely; noting the number of beds to be approximately 61 beds for phase 1, in-patient suites will all be private suites; allowing a maximum of 358 beds; requiring the height of parking garages closest to Highland – 5 levels maximum; requiring the parking garage design - external building material (e.g. cast stone) of the parking garage should be the same as the main buildings, cornice to match; regarding landscaping – not granting the waiver on the parking garage footprint requirements as requested; requiring parking along Highland to be limited to phase 1 parking as shown on the plan (but revisit in Phase 2); parking ratios in accordance with the development regulations and surface parking limited to areas shown on the Concept Plan as parking or parking garages unless approved by Council; requiring continuous planting along the Highland berm with 3’ high berm and shrubs 5-6’ in height and the berm and shrubs together a minimum of 12’ in height at maturity; and shrubs a maximum 5’ center to center with accent and canopy trees based on ordinance); eliminating the nursing home use as a permitted use; requiring the awning treatments which will make the buildings look less institutional; and allowing no construction traffic on Highland (construction entrance off of State Highway 114 only presupposing TxDOT approval). N:\Community Development\MEMO\2008cases\080 - SP - Southlake Regional Medical Center\Staff Reports\08-080SP_CC 12-02-08.doc Case No. Attachment A ZA08-080 Page 6 6 Case No. Attachment B ZA08-080 Page 1 Link to PowerPoint Presentation Case No. Attachment C ZA08-080 Page 1 Site Plan Case No. Attachment C ZA08-080 Page 2 SITE PLAN REVIEW SUMMARY ZA08-080Seven1/13/09 Case No.: Review No.: Date of Review: Southlake Regional Medical CenterSite Plan Project Name: APPLICANT: Southlake Land Holdings, L.P. ARCHITECT: GSR Andrade Jim Williams Bill Collins 5400 Dallas Parkway 4121 Commerce St. Suite One Frisco, TX 75034 Dallas, TX 75226 Phone: (214) 618-3800 Phone: (214) 824-7040 Fax: (214) 618-3830 Fax: (214) 887-0559 E-mail: Jim@landplan.net E-mail: wcollins@gsr-andrade.com CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 01/12/09 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 OR DENNIS KILLOUGH AT (817) 748-8072. 1. The following changes are needed regarding bufferyards: a. Label the width and type of bufferyards on both the Site Plan and Landscape Plan. b. Extend the continuous hedgerow and bufferyard along E. Highland Street toward the east and west property lines to provide a buffer after removal of any existing trees affected by The applicant is requesting relief of the bufferyard the widening of E. Highland. adjacent to the detention area on the eastern portion of the property. 2. Please provide or correct the following information: a. Please correct existing zoning on adjacent properties to the east and south. The zoning on Commercial Manufacturing the property to the east is “B2” and the property to the south is “AG” Agricultural except for the Summerplace Addition which is “SF-20B”. b. Show and label the width and type of surface for all pedestrian walks, malls, and open areas for use by tenants or the public. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as amended and the Master Pathways Plan. The approved concept plan requires all internal sidewalks to be a minimum of five feet in width. Provide the 6’ sidewalk along E. Highland St. as shown on the approved concept plan. Also, provide adequate sidewalks to serve pedestrian traffic in the southeast and southwest parking areas. The City will not provide curb and gutters along E. Highland Street when the turn lane is installed. The applicant has agreed to escrow the money for the sidewalk for when E. Highland is constructed to its ultimate cross- section. c. Label the Top and Bottom elevation of the retaining walls at critical points (i.e. turns, angles and end points). Graphically indicate high side and low side by placement of the labels. Case No. Attachment D ZA08-080 Page 1 d. Confirm and incorporate underground utilities as described by the applicant. Please make the following change to the elevations: 3. a. Indentify the specific type of masonry product to be used on the exterior of the building. It is recommended that a sample board with color be provided for presentation purposes. The masonry list is to exclude tilt wall panels as an exterior construction material entirely. “Tilt Wall Panels shall NOT be Please change the note regarding tilt wall panels to read used as an exterior masonry material.”The specific types of masonry materials to be used have been added to the elevations. b. Provide separate detailed elevations of the clock tower, fountain and porte-cochere. Label the masonry materials to be used. Please provide the minimum required horizontal articulation on the east elevation of c. the hospital or submit a variance request letter. The minimum horizontal offset is 15% times the height (.15 * 49.667= 7.45’). Only 3.667 feet of horizontal offset is shown on the plan. The applicant will has indicated that the all articulation requirements will be met and The required horizontal offset is shown on the that no variance will be requested. elevations, but not on the site plan. Please correct the site plan (A1.00) and other plans to match the 7’ 6” offset shown on elevation sheet A4.03. d. Provide clear depictions of the views from the Highland Street residences. 4. Please make the following changes to the Site Data Summary Chart: a. Include Options “A” and “B” of the site plan in the Summary Chart. Only Option “A” is shown. b. Use the format of the attached summary chart (see attachment). c. Correct the gross area to match the plat – 1,307,588 square feet. Case No. Attachment D ZA08-080 Page 2 Example of Site Data Summary Chart Case No. Attachment D ZA08-080 Page 3 Tree Conservation/Landscape Review #3 Keith Martin Landscape Administrator (817) 748-8229 kmartin@ci.southlake.tx.us TREE CONSERVATION COMMENTS: 1. On the Tree Conservation Plan some of the trees shown to be preserved and as borderline trees do not correspond correctly with the information provided in the Existing Trees spreadsheet. Please make sure that the plan and the spreadsheet correspond correctly. Tree # 228 – Shown to remain on the plan but to be removed on the spreadsheet. 243 – Shown as borderline on the plan but shown to remain on the spreadsheet. 252 – Shown to remain on the plan but to be removed on the spreadsheet. 253 - Shown to remain on the plan but to be removed on the spreadsheet. 3476 – Shown to remain on plan but as borderline on the spreadsheet. 3481 - Shown to remain on plan but as borderline on the spreadsheet. 3493 – Shown to remain on the plan but to be removed on the spreadsheet. * 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 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. LANDSCAPING: 1. Provide a color coded landscape plan with legend. Specify the specific plant species to be installed. 2. Provide a continuous evergreen hedge row along E. Highland’s Phase 1boundary in compliance with the zoning regulation. There are two gaps that need to be filled. 3. Extend the continuous hedgerow along E. Highland Street to the east property line to provide a buffer after removal of the existing trees for the widening of E. Highland. The trees to the west Phase I will be preserved until that phase is developed. * The following motions regarding landscaping were made by the Southlake City Council upon approval of the Southlake Regional Medical Center Concept Plan: Not granting the waiver on the parking garage footprint requirement as requested. o Adding Landscaping and bufferyard along the entire State Highway 114 frontage with the first o (Landscaping is proposed for the entire length of Hwy. 114.) phase. (The Requiring Live Oak or Red Oak trees along the western edge of phase 1 with ornamentals. o proposed canopy trees along the western edge of Phase 1 are Red Oaks and Live Oaks.) Case No. Attachment D ZA08-080 Page 4 Requiring developer to retain existing buffers along E. Highland until construction of the phase o adjacent to the buffer, the landscaping and berm along Highland will be added in the (The existing buffer of trees commencement of construction of each phase as constructed. along West Highland is required to remain in place until construction of the south side of Phase 1 is started. This pertains to the construction of the parking, access drives, berms, final grade and landscaping. Staff recommends that the bufferyards be extended into any areas of existing vegetation affected by the proposed E. Highland Street improvements) Any Requiring the pruning and trimming of any existing landscaping and buffers along Highland. o existing trees and landscape buffers within the bufferyards must be pruned and maintained.) Requiring continuous planting along the Highland berm with 3’ high berm and shrubs 5’-6’ in height o and the berm and shrubs together a minimum of 12’ in height at maturity; and shrubs at maximum 5’ center to center with the accent and canopy trees based on ordinance. # Denotes required items. * Denotes informational items. Case No. Attachment D ZA08-080 Page 5 Public Works/Engineering Review #2 Cheryl Taylor, P.E. Civil Enginee (817) 748-8100 ctaylor@ci.southlake.tx.us 1. The response from the engineer indicates that the TIA will be revised to include the deceleration lane along the frontage road of SH114. However, the signed and sealed TIA provided by Land Plan does not address State Highway 114 or the need for a deceleration lane which may be required by TxDOT based on the number of trips indicated. Approval for the driveway locations and the requirement of the deceleration lane will ultimately be with TxDOT. If TxDOT requires the deceleration lane and additional ROW, the site plan may be required to be modified and resubmitted to the City Council for approval. 2. The curb return radii for driveways onto SH114 and Highland must be 30’ minimum. * Easements for public water, sanitary sewer and drainage will be required to be shown on the corresponding plat. Easements shall be 15’ minimum and located on one lot – not centered on the property line. A 20’ easement is required if both storm sewer and sanitary sewer will be located within the easement. * Sight distances will be required to conform to AASHTO guidelines on adjacent collectors and arterials. * Use the City of Southlake GPS monuments whenever possible. WATER AND SANITARY SEWER COMMENTS: * For all commercial and industrial uses, fire hydrant shall be spaced a maximum of 300 linear feet apart, or 600 linear feet if buildings are sprinklered. * Adequate separation between the water and sanitary sewer shall meet or exceed TCEQ requirements. * Water meters and fire hydrants must be located in an easement or in the ROW. * Fire lines shall be separate from the service lines. DRAINAGE COMMENTS: * The difference between pre and post development runoff shall be captured in the detention pond(s). The proposed detention ponds shall control the discharge of the 2, 10 and 100 year storm events. Access easements are needed for maintenance of the detention pond. * Verify that the size, shape, and/or location of the detention pond(s), as depicted on the site plan, will be adequate to meet the detention requirements. Any changes to the size, shape, and/or location of the proposed pond(s) may require a revision to the site plan and may need to be approved by the Planning and Zoning Commission and the City Council. * A minimum of 1’ of freeboard is required for the detention pond(s). * All storm sewers collecting runoff from the public street shall be RCP. * This property drains into Critical Drainage Structure #9 and requires a fee to be paid prior to beginning construction ($278.14/acre). * The drainage from Phase I of this development is to the proposed detention ponds along the east property line. * The discharge of post development runoff must have no adverse impact on downstream properties and meet the provisions of Ordinance # 605. INFORMATIONAL COMMENTS: * Submit 5 copies of the civil construction plans (22” X 34” full size sheets) and a completed Construction Plan Checklist as part of the first submittal for review directly to the Public Works Administration Department. The plans shall conform to the most recent construction plan checklist, standard details and general notes which are located on the City’s website. http://www.cityofsouthlake.com/SouthlakeGovernment/City_Departments/Public_Works/Public_ Works_Links_for_Developers_and_Businesses.asp Case No. Attachment D ZA08-080 Page 6 * An access permit from TxDOT is required prior to construction of driveways on SH 114. Submit application and plans directly to TxDOT for review. * A ROW permit shall be obtained from the Public Works Operations Department (817) 748-8082 to connect to the City’s sewer, water or storm sewer system. * A Developer’s Agreement will be required for this development and may need to be approved by the City Council prior to any construction of public infrastructure. Construction plans for these improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on the City Council agenda for consideration. * Any hazardous waste being discharged must be pretreated Ordinance No. 836. * This review is preliminary. Additional requirements may be necessary with the review of construction plans. Case No. Attachment D ZA08-080 Page 7 Fire Department Review #1 David C. Barnes Fire Marshal (817) 748-8233 GENERAL COMMENTS: 1. Automatic fire sprinkler system will be required for buildings over 6,000 sq.ft. (per 2006 I.F.C. Sec. 903.2.10.6 as amended) Submit plans to Reed Fire Protection Amberton Tower 4144 N. Central Expressway, Suite 510 Dallas, Tex 75204 Phone # 214-638-7599. 2. Backflow protection for fire sprinkler system may be in building at riser (instead of in vault) if riser is within 100 feet of water main. * Fire sprinkler systems required to be monitored for water flow and valve tamper if over 20 sprinkler heads on system. (per 2006 I.F.C. Sec. 903.4 as amended) Submit plans to Reed Fire Protection Amberton Towers 4144 N. Central Expressway Suite 510 Dallas, Tex 75204 Phone # 214-638- 7599. * Fire department sprinkler connections to be five inch Storz connections (or equivalent) with 30 degree elbow and aluminum alloy blind cap secured with chain or cable. (per policy dated 12-96) FIRE LANE COMMENTS: 1. Fire apparatus access needs to be provided to within 250 feet of all exterior portions of the perimeter of buildings on a “hose-lay” basis. Fire apparatus access, if necessary, needs to be all weather surface (asphalt or concrete) 24 feet wide and able to support fire apparatus. 2. Fire apparatus access needs to be designed and maintained to support the imposed loads of fire apparatus (minimum of 75,000 lbs GVW). 3. Fire lanes require minimum 30 ft. inside turn radius and minimum 54 ft. outside turn radius. (per 2006 I.F.C. Sec. 503.2.4 as amended and policy dated 05-27-93 and updated 07-18-97) Dimension turn radii on site plan. FIRE HYDRANT COMMENTS: * Hydrant may be required depending upon building construction type and square footage and locations of existing hydrants. (per 2006 I.F.C. Section 508.1. as amended)  Hydrants to have Hydra-Storz connections with butterfly vanes (or equivalent) on pumper outlet for five-inch diameter hose. 1 Hydrants required at maximum spacing R-3 and U Occupancies 400 feet Unsprinklered 600 feet Sprinklered. All others 300 feet Unsprinklered and 600 feet Sprinklered. Hydrants are required at intersecting streets and at intermediate locations between as prescribed above, measured as the hose would be laid. 2 Fire Department connection for sprinkler system must be within 100 feet of a fire hydrant Case No. Attachment D ZA08-080 Page 8 INFORMATIONAL COMMENTS: * All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as amended). Driveway spacing and stacking substantially conform to the approved concept plan. A variance to the minimum 150 ft. stacking depth that is required for driveways located on E. State Highway 114 and E. Highland Street was granted by City Council to allow ±43 feet of stacking depth for the driveways on E. State Highway 114 and ±35 ft. and ±23 ft. for the west and east driveways on E. Highland Street, respectively. The minimum driveway spacing along the SH 114 frontage road and an arterial street is 250 feet between centerlines.A variance was granted to allow a ±146 ft. spacing to the nearest existing drive to the east of the property on E. State Highway 114 and a ± 194 ft. spacing to the nearest existing drive to the east on E. Highland Street. * All construction plans to be submitted for a building permit must conform to the edition of the International Fire Code currently amended and adopted. * All commercial buildings are required to have Knox rapid entry system boxes installed. (per 2006 I.F.C. Sec. 506.1 as adopted) Boxes can be ordered at www.knoxbox.com or contact the Fire Marshal’s Office. FDC connections must have a Knox Locking Cap. # = Denotes comment that may be included in formal review by P&Z and City Council. * = Denotes informational comment. Case No. Attachment D ZA08-080 Page 9 Community Service/Parks Department Review #1 Peter Kao, P.E. Construction Manager (817) 748-8607 pkao@ci.southlake.tx.us Park Board comments or recommendations: All applicants are required to appear before the Park Board to discuss park dedication issues if requesting fee credits. Please contact the Community Services Department at (817) 748-8607 for further details. Land/park dedication requirements: Requires non-residential park dedication fees in the amount of $2400 per gross acre x 30.018 acres= $72,043.20 when platted. Pathway Comments: Should provide 8+ft wide concrete trail along Hwy 114 consistent with Southlake Master Pathways Plan. Should provide pedestrian access to and from Trail System connections. Utilize radius pathway intersections where possible. Provide ADA ramps at all curbs and crosswalks consistent with Southlake Standards. Keep 8ft trail >2ft off edge of curb along Hwy 114 service road – utilize 50ft setback as much as possible to meander trail. Provide Pedestrian Access Plan for development. Case No. Attachment D ZA08-080 Page 10 Informational Comments: * The Traffic Impact Analysis does not address deceleration lanes, which would have to be approved by TxDOT. Additional right-of-way on the SH 114 frontage roads may be required. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. * No construction traffic is to be allowed on E. Highland Street (construction entrance off of State Highway 114 only presupposing TxDOT approval). * All mechanical equipment must be screened of view right-of-ways and residential properties in accordance with the Zoning Ordinance No. 480, as amended. Any roof-mounted mechanical equipment will not be visible from State Highway 114. * Internal sidewalks are to be five feet in width. * The clock tower, fountains, and entrance features (porte-cochere) in phase 1 are to be built as shown in the concept plan, understanding that the top portion of the center, that would be the bridge between the two buildings, will not be built in phase 1 and the building heights may end up being slightly lower than shown in phase 1 with the maximum height of what is shown on plans. * Parking along E. Highland Street is to be limited to phase 1 parking as shown on the plan (but revisit in Phase 2); parking ratios in accordance with the development regulations and surface parking limited to areas shown on the Concept Plan as parking or parking garages unless approved by Council. * 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. * 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 ZA08-080 Page 11 Surrounding Property Owners Southlake Regional Medical Center SPO # Owner Zoning Land Use Acreage Response 1. Southlake Land Holdings Lp SP2 Retail Commercial, Medium Density 3.48 F Residential 2. Southlake Land Holdings Lp SP2 Retail Commercial, Medium Density 2.80 F Residential 3. Southlake Land Holdings Lp SP2 Retail Commercial, Office Commercial, 21.23 F Medium Density Residential, 100-Year Flood Plain 4. Cook, William M B2 100-Year Flood Plain 4.34 NR 5. White Chapel Village Ctr Prt C3 Retail Commercial, Office Commercial, 6.33 NR Medium Density Residential 6. White Chapel Village Ctr Prt C3 Retail Commercial, Medium Density 2.70 NR Residential 7. White Chapel Village Ctr Prt C3 Retail Commercial, Office Commercial, 2.90 NR Medium Density Residential 8. Milner Limited Partnership AG Medium Density Residential, 100-Year Flood 10.69 NR Plain, Mixed Use 9. J G J Inc AG Medium Density Residential, 100-Year Flood 49.94 NR Plain, Mixed Use, Low Density Residential 10. White Chapel Village Ctr Prt CS Retail Commercial, Office Commercial, 3.03 NR Medium Density Residential 11. White Chapel Village Ctr Prt SF1-A Retail Commercial, Office Commercial, 2.20 NR Medium Density Residential Case No. Attachment E ZA08-080 Page 1 12. White Chapel Village Ctr Prt SF1-A Medium Density Residential 1.09 NR 13. White Chapel Village Ctr Prt SF1-A Medium Density Residential 1.36 NR 14. Derose, Mark E SF1-A Medium Density Residential 2.04 NR 15. Stacy, James R Jr Etux Erin M SF20B Medium Density Residential 0.42 NR 16. Lehman, Joni V SF20B Medium Density Residential 0.38 NR 17. Kiggins, Shannon J SF20B Medium Density Residential 0.44 O 18. Lybrand, Wm T Etux Patricia E SF20B Medium Density Residential 0.25 NR 19. Southlake Land Holdings Lp SP2 Retail Commercial, Medium Density 3.28 NR Residential 20. Cook, H W AG Medium Density Residential 3.38 NR 21. Savannah Court Partnership AG Medium Density Residential 5.27 NR 22. Madden, John Aloysius AG Medium Density Residential 0.92 NR 23. Lafavers, Mike Etux Doris AG Medium Density Residential 0.80 NR Responses: F: In Favor O: Opposed To U: Undecided NR: No Response Case No. Attachment E ZA08-080 Page 1 Surrounding Property Owner Responses Southlake Regional Medical Center Notices Sent: Twenty-three (23) Responses Received: Two (2) Attached Case No. Attachment F ZA08-080 Page 1 Case No. Attachment F ZA08-080 Page 2 Case No. Attachment F ZA08-080 Page 3 SPIN MEETING REPORT CASE NO. ZA08-080 PROJECT NAME: Southlake Regional Medical Center, Phase I SPIN DISTRICT: Citywide / SPIN # 11 MEETING DATE: October 13, 2008 MEETING LOCATION: 1400 MAIN STREET, SOUTHLAKE, TEXAS MEETING ROOMS 3A & 3B TOTAL ATTENDANCE: Thirteen (13)  SPIN REPRESENTATIVE(S) PRESENT: Robert Gray (#11)  APPLICANT(S) PRESENTING: Dr. Reed Williams, Land Plan; et al (7 representatives were present)  STAFF PRESENT: Lorrie Fletcher, Planner I; Gordon Mayer, City Engineer STAFF CONTACT: Lorrie Fletcher, (817)748-8069; lfletcher@ci.southlake.tx.us EXECUTIVE SUMMARY Property Situation The property is located on the south side of State Highway 114, east of White Chapel Boulevard. Development Details  Applicant is proposing a site plan for phase one of their plan which includes a 160,000 square foot hospital building with 55 beds and an 80,000 square foot, 4 story medical office building. The site plan also proposes parking, fountains, and bufferyards. QUESTIONS & DISCUSSION What level is contemplated for ER? QUESTION: a level 3 trauma center RESPONSE: Where is the ambulance entrance? QUESTION: there are two entrances off of highway 114 and one off of Highland RESPONSE: Will they use full lights and sirens? QUESTION: no RESPONSE: . Will there be a wall structure along Highland? QUESTION: yes RESPONSE: Will there be a commissary in phase one? QUESTION: yes, there will be a full dining facility and gift shop RESPONSE: Case No. Attachment G ZA08-080 Page 1 Once phase one is done, will there be improvements done to Highland? QUESTION: Yes RESPONSE: What is the timing? QUESTION: over the next 8 to 12 months; the project to start in the first or second quarter of 2009 RESPONSE: 18 months to 2 years? QUESTION: we are anticipating 13 months for the building; 18 months to process RESPONSE: SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Case No. Attachment G ZA08-080 Page 2