Item 7C
Department of Planning & Development Services
S T A F F R E P O R T
December 9, 2009
ZA09-063
CASE NO:
Zoning Change and Concept Plan for Harris Methodist Southlake
PROJECT:
REQUEST: On behalf of Texas Health Resources, HKS, Inc. is requesting approval of a zoning
change and concept plan for Harris Methodist Southlake, located at 1545 East
Southlake Boulevard. The current zoning is “S-P-2” Generalized Site Plan District with
“O-1” Office District uses and the requested zoning is “S-P-2” Generalized Site Plan
District with “O-1” Office District uses. Pending approval of this concept plan, a site
plan must also be submitted and approved by the Planning and Zoning Commission
and City Council prior to issuance of a building permit.
A zoning change and concept plan was previously approved in 2008. The following
changes from the 2008 concept plan are proposed:
Expansion of the east side of the existing single story hospital building in
Phase I. Currently 37,500 sf. – proposed expansion will allow for 55,644 sf.
Expansion will remove 22 parking spaces.
30 parking spaces are proposed to be constructed under the future 2-story
medical office building in Phase II.
All other development regulations are consistent with the previously approved zoning
change and concept plan.
Consider first reading for a zoning change and concept plan
ACTION NEEDED:
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) S-P-2 Letter
(D) Plans and Support Information – Link to PowerPoint Presentation
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
for Commission and Council Members Only
(G) 11 x 17 Plans ()
STAFF CONTACT: Ken Baker (748-8067)
Lorrie Fletcher (748-8069)
Case No.
ZA09-063
BACKGROUND INFORMATION
OWNER: Texas Health Resources
APPLICANT: HKS, Inc.
PROPERTY SITUATION: 1545 E. Southlake Boulevard
LEGAL DESCRIPTION: Lot 1R, Block 1, Gorbutt Addition
LAND USE CATEGORY: Office Commercial
CURRENT ZONING: S-P-2 Generalized Site Plan District
REQUESTED ZONING: S-P-2 Generalized Site Plan District
HISTORY: -City Council approved ZA98-130 a zoning change and concept plan on
January 19, 1999
from “O-1” office district to “S-P-2” zoning for a
medical ambulatory surgery center, imaging center and associated
services, no overnight stay, having a total hospital and medical office
building of approximately 60,000 sf., on approximately 6 acres of the
total 12.6 acres included in the current Harris Methodist Hospital site.
-City Council approved ZA02-124 a zoning change and concept plan on
April 15, 2003 from “S-P-2” and “O-1” office district to “S-P-2” with “O-
1” office uses to include medical ambulatory surgery center, imaging
center and associated services, with overnight stay, having
approximately 130k sf of medical office building and hospital on
approximately 12.6 acres.
-City Council approved ZA02-125 a site plan for Phase 1 which
included a 50k sf medical office building and a 31k sf hospital.
- City Council approved ZA03-043 a revised site plan on October 21,
2003 to alter the footprint, added ±8.3k sf floor area and included the
elevations.
-City Council approved ZA03-072 a zoning change and concept plan to
on November 4, 2003 to modify the building size and impervious
coverage regulations. The revision increased the floor area of the
hospital to 37.5k sf, increased the footprint of the medical office
building, increased the impervious coverage from 66 percent to 70
percent and allowed for up to 60 under building parking spaces in the
phase II medical office buildings.
-City Council approved ZA07-053, a revised site plan on July 17, 2007.
The purpose of the revision was to alter the footprint, floor area, and
building elevations for Phase 1. The specific changes include an
increase in the Phase 1 floor area of the hospital by approximately
8,400 square feet, an increase in the number of overnight beds from 6
to 16 beds.
- City Council approved ZA07-146, a zoning change and concept plan
on May 20, 2008. This revision addressed the following: modified
Case No. Attachment A
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building setbacks to allow for a zero lot line between the existing
hospital and phase 1 medical office building; established setbacks for
the phase II medical office building; allowed for subdivision into of the
property; detached the phase II medical office from the hospital
allowing for a two-story, 45,000 gross square foot medical office
building on the south side of the site; reduced the total parking spaces
from 685 spaces to 597 spaces; reduced the parking ratio for the
Phase II medical office building from one space per 150 square feet of
floor area to one space per 167 square feet of floor area;
P&Z ACTION: December 3, 2009; Approved (4-0) subject to Staff Report dated
November 25, 2009.
STAFF COMMENTS: Due to the limited scope of this request, a concept plan review
summary was not generated. This site is subject to all previous
conditions of approval unless specifically otherwise approved.
Additionally the applicant should be aware of the following:
Prior to issuance of a building permit, a site plan must be submitted
and approved by the City Council following a recommendation of the
Planning and Zoning Commission. Although no review of the following
issues is provided at the concept plan level, staff strongly recommends
that the applicant evaluate the site for compliance with the following
sections of the city ordinances prior to submittal of the site plan. Note
that these issues are only the major areas of site plan review and that
the applicant is responsible for compliance with all site plan
requirements.
- Vertical and horizontal building articulation (required on the north,
east, south, and west building facades) per 43.9C1e, Ordinance 480,
as amended.
- Masonry requirements per 43.9C1a, Ordinance 480, as amended
and Masonry Ordinance No. 557, as amended.
- Interior landscaping per Landscape Ordinance No. 544, as amended
and Ordinance 480, 43.9, 43-13, , as amended; and Parking Lot
Impacts on interior landscaping.
- Residential adjacency standards per Ordinance 480, 43.10, as
amended.
- Mechanical Screening;
- Lighting Ordinance No. 693, as amended;
- Off-street parking requirements per the governing ordinance of this
property
- Fire lanes must be approved by the City Fire Department.
TREE CONSERVATION COMMENTS:
* The proposed Concept Plan complies with the previously
approved Site Plan tree conservation requirements.
* 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
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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:
* The proposed building expansion is over 5,000 square feet so
the entire development must comply with the interior landscape
and bufferyards landscape requirements. Please reflect this
compliance on the future Site Plan submittals.
Case No. Attachment A
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Harris Methodist Southlake
Case No. Attachment B
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S-P-2 Letter
Case No. Attachment C
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Case No. Attachment C
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Plans and Support Information
LINK TO POWERPOINT PRESENTATION
Case No. Attachment E
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Surrounding Property Owners
Harris Methodist Southlake
1
SPO #OwnerZoningLand UseAcreageResponse
Office Commercial, Town
1NR
Cambridge Gorbutt Mob Lp SP2 Center, Public/Semi-Public, 12.44
Medium Density Residential
2NR
1575 E Southlake Llc SP1 1.44
Office Commercial
Office Commercial,
3NR
Southlake, City Of CS 1.57
Public/Semi-Public
4NR
Rcc Miron Office Ltd SP2 4.76
Office Commercial
5NR
Bruton, Paul R & Doreen SP2 1.02
Office Commercial
Blucher, Charles A Etux Town Center, Medium Density
6NR
SF20B 0.46
Susan Residential
Henning, Christian Etux Town Center, Medium Density
7NR
SF20B 0.46
Sandra Residential
Town Center, Medium Density
8NR
Tompkins, James M SF20B 0.46
Residential
Office Commercial, Medium
9NR
Pellettieri, J M Etux Barbara SF20B 0.46
Density Residential
Davis, James H Etux Carole Office Commercial, Medium
10NR
SF20B 0.47
M Density Residential
Meyer, Mark D Etux Office Commercial, Medium
O
11
SF20B 0.46
Jacquelynn Density Residential
McCabe, Daniel T Etux Office Commercial, Medium
O
12
SF20B 0.47
Jessie L Density Residential
Office Commercial,
Lancor, Joseph H Etux
13NR
SF20B Public/Semi-Public, Medium 0.46
Nancy E
Density Residential
Public/Semi-Public, Medium
14NR
Scott, Gary Etux Debby SF20B 0.46
Density Residential
Inglis, Ronald C Etux Lona Public/Semi-Public, Medium
15NR
SF20B 0.46
A Density Residential
16NR
Carroll/1709 Ltd SP2 8.93
Office Commercial, Town
Attachment F
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Center
Office Commercial, Town
17NR
Carroll/1709 Ltd SP2 Center, Medium Density 2.43
Residential
18NR
Town Square Ventures Lp DT 3.62
Town Center
19NR
Town Square Ventures Iv Lp DT 0.47
Town Center
20NR
Town Square Ventures Iv Lp DT 0.92
Town Center
21NR
Town Square Ventures Iv Lp DT 0.28
Town Center
22NR
Town Square Ventures V Lp DT 1.10
Town Center
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Twenty Two (22)
Responses Received:
Two (2)
Attachment F
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Attachment F
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Attachment F
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CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-558a
AN ORDINANCE AMENDING ORDINANCE NO. 480, AS
AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF
THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING
CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND
WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY
DESCRIBED AS LOT 1R, BLOCK 1, GORBUTT ADDITION,
BEING APPROXIMATELY 12.6339 ACRES, AND MORE FULLY
AND COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “S-P-
2” GENERALIZED SITE PLAN DISTRICT WITH “O-1” OFFICE
DISTRICT USES AND INCLUDING THE USES OF
AMBULATORY SURGERY, IMAGING CENTER, SHORT STAY
BEDS, AND ASSOCIATED SERVICES TO INCLUDE MEDICAL
RELATED RETAIL, SUCH AS PHARMACY AND DURABLE
MEDICAL GOODS, TO “S-P-2” DETAILED SITE PLAN
DISTRICT WITH “O-1” OFFICE DISTRICT USES AND
INCLUDING THE USES OF AMBULATORY SURGERY,
IMAGING CENTER, SHORT STAY BEDS, AND ASSOCIATED
SERVICES TO INCLUDE MEDICAL RELATED RETAIL, SUCH
AS PHARMACY AND DURABLE MEDICAL GOODS, AS
DEPICTED ON THE APPROVED CONCEPT PLAN ATTACHED
HERETO AND INCORPORATED HEREIN AS EXHIBIT “B”,
SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN
THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING
MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING
ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST,
MORALS AND GENERAL WELFARE DEMAND THE ZONING
CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING
THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL
ORDINANCES; PROVIDING A SEVERABILITY CLAUSE;
PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF;
PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
PUBLICATION IN THE OFFICIAL NEWSPAPER; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS,
the City of Southlake, Texas is a home rule City acting under its Charter
adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and
Chapter 9 of the Texas Local Government Code; and,
WHEREAS,
pursuant to Chapter 211 of the Local Government Code, the City has the
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authority to adopt a comprehensive zoning ordinance and map regulating the location and
use of buildings, other structures and land for business, industrial, residential and other
purposes, and to amend said ordinance and map for the purpose of promoting the public
health, safety, morals and general welfare, all in accordance with a comprehensive plan; and
WHEREAS,
the hereinafter described property is currently zoned as “S-P-2”
Generalized Site Plan District under the City’s Comprehensive Zoning Ordinance; and
WHEREAS,
a change in the zoning classification of said property was requested by a
person or corporation having a proprietary interest in said property; and
WHEREAS,
the City Council of the City of Southlake, Texas, at a public hearing called
by the City Council did consider the following factors in making a determination as to whether
these changes should be granted or denied: safety of the motoring public and the pedestrians
using the facilities in the area immediately surrounding the sites; safety from fire hazards and
damages; noise producing elements and glare of the vehicular and stationary lights and
effect of such lights on established character of the neighborhood; location, lighting and types
of signs and relation of signs to traffic control and adjacent property; street size and
adequacy of width for traffic reasonably expected to be generated by the proposed use
around the site and in the immediate neighborhood; adequacy of parking as determined by
requirements of this ordinance for off-street parking facilities; location of ingress and egress
points for parking and off-street loading spaces, and protection of public health by surfacing
on all parking areas to control dust; effect on the promotion of health ad the general welfare;
effect on light and air; effect on the over-crowding of the land; effect on the concentration of
population, and effect on transportation, water, sewerage, schools, parks and other public
facilities; and,
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WHEREAS,
the City Council of the City of Southlake, Texas, further considered among
other things the character of the districts and their peculiar suitability for particular uses and
the view to conserve the value of the buildings, and encourage the most appropriate use of
the land throughout this City; and,
WHEREAS,
the City Council of the City of Southlake, Texas, does find that there is a
public necessity for the zoning changes, that the public demands them, that the public
interest clearly requires the amendments, and that the zoning changes do not unreasonably
invade the rights of those who bought or improved property with reference to the
classification which existed at the time their original investment was made; and,
WHEREAS,
the City Council of the City of Southlake, Texas, does find that the
changes in zoning lessen the congestion in the streets, helps secure safety from fire, panic,
and other dangers, promotes the health and the general welfare, provides adequate light and
air, prevents the over-crowding of land, avoids undue concentration of population, and
facilitates the adequate provision of transportation, water, sewerage, schools, parks and
other public requirements; and,
WHEREAS,
the City Council of the City of Southlake, Texas, has determined that there
is a necessity and need for the changes in zoning and has also found and determined that
there has been a change in the conditions of the property surrounding and in close proximity
to the tract or tracts of land requested for a change since the tract or tracts of land were
originally classified and therefore feels that the respective changes in zoning classification for
the tract or tracts of land are needed, are called for, and are in the best interest of the public
at large, the citizens of the city of Southlake, Texas, and helps promote the general health,
safety and welfare of the community.
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NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of
Southlake, Texas, passed on the 19th day of September, 1989, as originally adopted and
amended, is hereby amended so that the permitted uses in the hereinafter described areas
be altered, changed and amended as shown and described below:
Being Lot 1R, Block 1, Gorbutt Addition, an addition to the City of Southlake,
Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 9210
and 9211, Plat Records, Tarrant County, Texas, and being approximately
12.6339 acres, and more fully and completely described in Exhibit “A” from “S-
P-2” Generalized Site Plan District with “O-1” Office District uses and including
the uses of ambulatory surgery, imaging center, short stay beds, and
associated services to include medical related retail, such as pharmacy and
durable medical goods, to “S-P-2” Generalized Site Plan District with “O-1”
Office District uses and including the uses of ambulatory surgery, imaging
center, short stay beds, and associated services to include medical related
retail, such as pharmacy and durable medical goods, as depicted on the
approved Concept Plan attached hereto and incorporated herein as Exhibit “B”,
and subject to the following specific conditions:
1.
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City
of Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described
shall be subject to all the applicable regulations contained in said Zoning Ordinance and all
other applicable and pertinent ordinances for the City of Southlake, Texas. All existing
sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning
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Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and
affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in
accordance with the comprehensive plan for the purpose of promoting the health, safety,
morals and the general welfare of the community. They have been designed, with respect to
both present conditions and the conditions reasonably anticipated to exist in the foreseeable
future; to lessen congestion in the streets; to provide adequate light and air; to prevent over-
crowding of land; to avoid undue concentration of population; and to facilitate the adequate
provision of transportation, water, sewerage, drainage and surface water, parks and other
commercial needs and development of the community. They have been made after a full and
complete hearing with reasonable consideration among other things of the character of the
district and its peculiar suitability for the particular uses and with a view of conserving the
value of buildings and encouraging the most appropriate use of land throughout the
community.
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake,
Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except
in those instances where provisions of those ordinances are in direct conflict with the
provisions of this ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and
that if the validity of the zoning affecting any portion of the tract or tracts of land described
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herein shall be declared to be invalid, the same shall not affect the validity of the zoning of
the balance of said tract or tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to
comply with or who resists the enforcement of any of the provisions of this ordinance shall be
fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a
violation is permitted to exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances
affecting zoning which have accrued at the time of the effective date of this ordinance; and,
as to such accrued violations and all pending litigation, both civil and criminal, whether
pending in court or not, under such ordinances, same shall not be affected by this ordinance
but may be prosecuted until final disposition by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance or its caption and penalty together with a notice setting out the time and place for a
public hearing thereon at least fifteen (15) days before the second reading of this ordinance,
and if this ordinance provides for the imposition of any penalty, fine or forfeiture for any
violation of any of its provisions, then the City Secretary shall additionally publish this
ordinance in the official City newspaper one time within ten (10) days after passage of this
ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
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This ordinance shall be in full force and effect from and after its passage and
publication as required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the _____ day of ___________,
2009.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the _____ day of __________, 2010.
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
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ADOPTED:_______________________
EFFECTIVE:______________________
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EXHIBIT “A”
Being Lot 1R, Block 1, Gorbutt Addition, an addition to the City of Southlake, Tarrant County,
Texas, according to the plat recorded in Cabinet A, Slide 9210 and 9211, Plat Records,
Tarrant County, Texas, and being approximately 12.6339 acres.
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EXHIBIT “B”
“S-P-2” Letter
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Revised Concept Plan
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Approved Concept Plan
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Landscape Plan
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Tree Conservation
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Retaining Wall
Concepts
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