Item 6G
Department of Planning & Development Services
S T A F F R E P O R T
November 24, 2008
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 55-bed
hospital and an 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.
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. 5 dated November 24, 2008
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
for Commission and Council Members Only
(G) 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.
DRAINAGE: The drainage from Phase I of this development is to the proposed detention
ponds along the east property line.
Case No. Attachment A
ZA08-080 Page 2
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.
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
Case No. Attachment A
ZA08-080 Page 3
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.
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
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
Case No. Attachment A
ZA08-080 Page 4
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
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
Case No. Attachment A
ZA08-080 Page 5
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
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
ZA08-080Five11/24/08
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
11/21/08 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 widening of E. Highland.
2. Please provide or correct the following information:
a. Please correct existing zoning on adjacent properties to the east and south. The zoning on
the property to the east is “B2” Commercial Manufacturing 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.
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.
d. Confirm and incorporate underground utilities as described by the applicant.
Please make the following change to the elevations:
3.
Case No. Attachment D
ZA08-080 Page 1
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.”
b. Provide detailed elevations depicting the clock tower, fountain and porte-cochere.
Additionally, provide a color rendering of the front elevation and clear depiction of these
elements.
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
The applicant will has indicated that the all articulation requirements will be met
plan.
and that no variance will be requested.
d. Provide clear depictions of the views from the Highland Street residences.
Case No. Attachment D
ZA08-080 Page 2
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 3
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 4
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
* An access permit from TxDOT is required prior to construction of driveways on SH 114. Submit
Case No. Attachment D
ZA08-080 Page 5
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 6
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 7
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 8
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 9
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 10
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
12. White Chapel Village Ctr Prt SF1-A Medium Density Residential 1.09 NR
Case No. Attachment E
ZA08-080 Page 1
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