Item 6L
Department of Planning & Development Services
S T A F F R E P O R T
April 15, 2010
CASE NO: ZA10-017
PROJECT: Site Plan for Children’s Medical Center – Specialty Care Center
EXECUTIVE
SUMMARY:
Children’s Medical Center is requesting a Site Plan approval for a 34,000 square foot
Carillon
medical specialty care center within the master planned development on 10
acres located at 1500 & 1700 N. Carroll Avenue and 400, 430 & 470 E. SH 114. SPIN
#3
DETAILS:
A medical specialty care center approximately 34,000 square feet is being requested
with related parking and adjacent road construction. This site is part of the approved
CarillonMaster Planned DevelopmentPlanning CaseZA08-031
Concept Plan ( ) under
Area BCorporate District
of the . In order to accommodate this proposal, one of the
two 12,000 square foot retail buildings and one of the two parking garages in the
Corporate District were removed. In addition, the concept plan proposed a roadway
tentatively Southmont Drive
() with a landscaped median connecting Kirkwood
Boulevard and SH 114, under this proposal the landscaped median is removed and the
roadway is realigned to accommodate the proposed medical facility. The applicant’s
proposal is part of Phase 1 of the ultimate build out of approximately 69,500 square
feet in size of the pediatric specialty care center and has provided more information
under Attachment “C” of the staff report.
Variance Requests
The following variances are being request by the applicant:
1) Lighting Ordinance No. 693, as amended requires High Pressure Sodium or
other light giving a similar soft lighting effect. The applicant proposes a metal
halide type lighting.
2) Eliminate “up lighting” along the exterior of building as required in the EZC
regulations of Carillon in order to meet LEED requirements. LEED compliant
low impact building accent and landscape lighting will be used.
ACTION NEEDED: 1) Conduct Public Hearing
2) Consider Site Plan Approval Request
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint
(D) Site Plan Review Summary No. 2, dated April 1, 2010
(E) Surrounding Property Owners Map
Case No.
ZA10-017
(F) Surrounding Property Owners Responses
for Commission and Council Members Only
(G) Full Size Plans ()
STAFF CONTACT:
Dennis Killough (817) 748-8072
Daniel Cortez (817) 748-8070
Case No.
ZA10-017
BACKGROUND INFORMATION
OWNER:
Hines Southlake Land, L.P.
APPLICANT:
Children’s Medical Center
PROPERTY SITUATION:
1500 & 1700 N. Carroll Avenue and 400, 430 & 470 E. SH 114
LEGAL DESCRIPTION:
A portion of Tract 3A01, 3B, 3B01, 3B02 Larkin H. Chivers Survey, Abstract
No. 300 and a portion of Tract 4A01 Absolom H. Chivers Survey, Abstract No.
299
LAND USE CATEGORY:
Mixed Use
CURRENT ZONING: “
ECZ” Employment Center Zoning District
HISTORY:
Carillon
A Concept Plan for a master planned development was approved by
Planning Case ZA08-031
City Council on November 18, 2008 ().
CITIZEN INPUT:
Southlake Program for the Involvement of Neighborhoods
A (SPIN) meeting
was held on March 8, 2010. A report of that meeting is under Attachment “C”
of this staff report.
SOUTHLAKE 2025 PLAN:
Consolidated Land Use Plan
The Southlake 2025 Comprehensive Plan
designates this site as Mixed Use. The purpose
of the Mixed Use land use designation is to
provide an option for large-scale, master-
planned, mixed use developments that combine
land uses such as office facilities, shopping,
dining, parks, and residential uses. This
designation is generally applicable on properties
larger than approximately 50 acres located along
the City’s major roadways. Smaller developments must be designed to be
integrated into the context of a larger master-planned development, where in
Carillon
this situation the site is integrated into the larger master planned
development.
Urban Design Plan
Carillon
has its own architectural standards which were adopted by City
ZA08-031
Council under case .
Pathways Master Plan & Sidewalk Plan
State
There is a 8’ to 10’ paved bikeway planned along the north side of
Highway 114
. The applicant has provided an 8’ concrete sidewalk along the
southern boundary of the site to comply with the plan.
TRANSPORTATION
ASSESSMENT:
Proposed Area Road Network and Existing Conditions
The proposed site will have access onto the westbound frontage road of State
Highway 114 and Kirkwood Boulevard from Southmont Drive which was
originally a 4-lane divided road and now is proposed to be a 2-lane undivided
road from an access drive labeled as “Driveway A” on the site plan. In
Case No. Attachment A
ZA10-017 Page 1
addition, there is an access drive on the north side of the proposed facility,
labeled as “Driveway B”, which will take access onto Kirkwood Boulevard.
Kirkwood Boulevard will be built as an undivided two lane road from the end of
Phase 1A (approximately to where the location of Monte Carlo Drive is located
Carillon
in ) until further development is built in the phases to the north of the
proposed Children’s Medical Center.
Currently, the only existing roadway is the westbound frontage road of State
Highway 114. It has been assumed that approximately 80 percent of the traffic
trips to and from the medical center would take access from the westbound
State Highway 114 frontage road and the remaining 20 percent will be from
Kirkwood Boulevard. A deceleration lane will also be constructed along State
Highway 114 to accommodate this development along with any future
Carillon
development in . Exhibits have been provided on the addendum
provided by the applicant.
April - May, 2009 traffic counts on SH 114 Frontage Road (Westbound
between Highland St & White Chapel Blvd)
24hr 1,036)
(
WB 91120
Peak A.M. () 7:30 – 8:30 Peak P.M. () 3:15 – 4:15
April - May, 2009 traffic counts on SH 114 Frontage Road (Eastbound
between Highland St & Carroll Avenue)
24hr 2,438)
(
EB 488232
Peak A.M. () 7:45 – 8:45 Peak P.M. () 3:30 – 4:30
Traffic Impact
The revised Traffic Impact Analysis Addendum was reviewed by the City
Engineer and staff accepts the conclusions drawn from this analysis.
WATER & SEWER: Water
There will be a 12” water main along the roadway to the west of the site
(Southmont Drive) that will service the site and be built by the developer.
Sewer
There will be a 12” sewer main to the east that will be built by the developer
and serve this development.
DRAINAGE ANALYSIS:
State Highway 114
The site drains primarily south onto but upon development
of the site staff has been informed that the detention/retention pond will be built
prior to the completion of this proposal.
TREE PRESERVATION:
Carillon
Under the previously approved Tree Conservation Plan for the Concept
Planning Case ZA08-031
Plan () the trees being proposed to be removed is
consistent with approved tree conservation plan and would not significantly
Case No. Attachment A
ZA10-017 Page 2
alter the plan from what was approved previously by City Council.
PLANNING & ZONING
COMMISSION:
April 8, 2010; Approved (5-0) granting two variances to the Lighting Ordinance
No. 693 for the proposed metal halide lighting rather than a high pressure
sodium lighting and the “up lighting” along the exterior of building as required in
Carillon
the EZC development regulations of so that the project can meet the
Leadership in Energy and Environmental Design
LEED ()certification
requirements; subject to Site Plan Review Summary No. 2, dated April 1, 2010.
STAFF COMMENTS:
Attached is Site Plan Review Summary No. 2, dated April 1, 2010
N:\Community Development\MEMO\2010 Cases\017 - SP - Childrens Medical Center - Specialty Care Center (Carillon)\Staff
Report
Case No. Attachment A
ZA10-017 Page 3
Case No. Attachment B
ZA10-017 Page 1
Plans and Support Information
Case No. Attachment C
ZA10-017 Page 1
Case No. Attachment C
ZA10-017 Page 2
Case No. Attachment C
ZA10-017 Page 3
Case No. Attachment C
ZA10-017 Page 4
Case No. Attachment C
ZA10-017 Page 5
Case No. Attachment C
ZA10-017 Page 6
Case No. Attachment C
ZA10-017 Page 7
SITE PLAN REVIEW SUMMARY
ZA10-017Two04/01/2010
Case No.: Review No.: Date of Review:
Children’s Medical Center at Carillon
Project Name:
APPLICANT: OWNER:
Children’s Medical Center / Trent Smith Hines Southlake Land, LP / Jeff Kennemer
1935 Medical District Dr. 2200 Ross Ave., Ste. A200W
Dallas, TX 75235 Dallas, TX 75201
Phone: (214) 456-0700 Phone: (972) 716-2917
Fax: (214) 456-8959 Fax: (214) 777-5308
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
03/23/2010 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
DENNIS KILLOUGH AT (817) 748-8072 OR DANIEL CORTEZ AT (817) 748-8070.
1. Provide a minimum 30’ radius on curb returns of Driveways ‘A’ and ‘B’. Also, a minimum 30 interior
and 54 ‘exterior radius is needed for any curves along the minimum 24’ wide fire lanes on interior
driveways.
2. Label the boxes located at the northeast parking area. These are shown to interfere with a parking
space on all plans except the utility plan.
3. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of
lighting, intensity, glare and spill-over. Applicant proposes metal halide type lighting for the parking lot
(Variance requested)
areas.
Public Works / Engineering Review
Michael James, Civil Engineer
(817) 748-8101
mjames@ci.southlake.tx.us
GENERAL COMMENTS:
1. Updated preliminary water, sewer, drainage, paving and grading plans for the Carillon development
are required for this development. Representatives of Hines Southlake Land limited Partnership
(Hines) have indicated that these will be submitted at a later date.
2. The addendum to the Carillon Traffic Impact Study did not address the timing of the proposed
improvements with respect to the Children’s Medical Center project. It should indicate which
improvements will be built with the Children’s Medical project and it should also indicate who will build
them. In particular, it should address the initial lanes of Kirkwood Boulevard, Southmont Drive and the
proposed deceleration lane on SH 114 at Southmont drive.
EASEMENTS:
1. Drainage easement widths for box culverts should equal the width of the proposed box + 20 additional
feet. The edge of the box should be a minimum 5 feet from the edge of the easement.
DRAINAGE COMMENTS:
Case No. Attachment D
ZA10-017 Page 1
1. This site is a part of the Carillon development which has been identified as a regional storm water
detention location in the City’s Master Drainage Plan. Representatives of Hines have indicated that an
updated drainage plan will be provided that demonstrate that the regional detention requirements for
this development are satisfied.
2. Proposed modifications to FEMA floodplain boundaries must be submitted to and approved by the
Federal Emergency Management Agency (FEMA) in the form of a letter of map revision (LOMR).
Proposed development in the Floodplain must adhere to the City’s flood hazard ordinance #641-A.
* This property drains into a Critical Drainage Structure and requires a fee to be paid prior to beginning
construction.
* The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance # 605.
Informational Comments
* Submit 4 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/PublicWorks/engineeringdesign.asp
* An access permit from TxDOT is required prior to construction of a driveway on FM 1709, FM 1938 or
SH 114. Submit application and plans directly to TxDOT for review.
* Under the previously approved Tree Conservation Plan for the Carillon Concept Plan (Planning Case
ZA08-031) the trees being proposed to be removed is consistent with approved tree conservation plan
and would not significantly alter the plan from what was approved previously by City Council. Any
trees shown to be preserved on the tree conservation plan must be preserved. If such trees are
altered a tree removal permit and mitigation will be required. Any trees designated for removal in
accordance with the approved tree conservation plan do not require mitigation.
* 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 may 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.
* A separate bond will be required for the Maintenance Bond and bound only unto the City of Southlake
for a period of two years for all development projects. The Maintenance Bond cannot be tied to the
Performance and Payment Bond in any way.
* Any hazardous waste being discharged must be pretreated Ordinance No. 836.
* Staff has determined that no variance is need for building height given the height of the main entry
features and mechanical screen/penthouse
* Ensure that the trash receptacles can be accessed by the franchise service provider.
Case No. Attachment D
ZA10-017 Page 2
* No review of proposed signs is intended with this site plan. A separate building permit is required prior
to construction of any signs.
* All mechanical equipment must be screened of view right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
65
* It appears that a portion of this property lies within the LDN D/FW Regional Airport Overlay Zone
and will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
* 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
ZA10-017 Page 3
Surrounding Property Owners
Children’s Medical Center – Specialty Care Center
1
4
2
5
6
3
SPO # Owner Zoning Land Use Acreage Response
Mixed Use, 100-Year Flood Plain, Medium
1. NR
Hines Southlake Land Lp ECZ 99.19
Density Residential
Mixed Use, 100-Year Flood Plain, Mixed
2. NR
Hines Southlake Land Lp ECZ 39.22
Use, Mixed Use
Mixed Use, 100-Year Flood Plain, Mixed
3. NR
Chang, Chin J & Wanda AG 2.23
Use
4. NR
Hines Southlake Land Lp ECZ Mixed Use, Retail Commercial, Mixed Use 52.27
5. NR
Hines Southlake Land Lp ECZ Mixed Use, Mixed Use 0.93
6. NR
Hines Southlake Land Lp ECZ Mixed Use, Mixed Use 3.63
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent:
Six (6)
Responses Received:
None (0)
Case No. Attachment E
ZA10-017 Page 1
Surrounding Property Owner Responses
NONE
Case No. Attachment F
ZA10-017 Page 1