Item 6HCity of Southlake
Department of Planning & Development Services
S T A F F R E P O R T
July 11, 2007
ZA07-052
CASE NO:
Zoning Change and Concept Plan for Southlake Regional Medical Center
PROJECT:
REQUEST: On behalf of L.O. Brightbill, III, Southlake Land Holdings L.P. is requesting approval
of a zoning change and concept plan from "AG" Agricultural District and "SF-1A"
Single Family Residential District to "S-P-2" Generalized Site Plan District with "O-2"
Office District uses to include medical care facilities, health service facilities, offices of a
business and/or professional nature, parking lots and garages, subsurface parking and
carports. The plan proposes the development of a hospital and medical office complex
of approximately 970,000 square feet on approximately 30 acres located on the south
side of E. State Highway 114 and the north side of E. Highland Street.
At the first reading of this item on June 19, 2007, City Council requested the applicant
to address the following items at the second reading:
Item Applicant Response
1.Provide more detail on building design and The applicant has revised the design guidelines and has
materials provided more detail on the building materials and details
(attachment C, page 9, 10 & 15).
2.Provide views from Highland Street of the Applicant has provided this (attachment C, page 15)
proposed development
3.Rectifying the rendering views to represent Applicant has provided this (attachment C, page 13)
more accurately what is being proposed
4.Consider limiting the parking along the access Applicant has revised the concept plan to address this
road (attachment C, page 12)
5.Provide a phasing plan for the proposed Applicant has provided this information (attachment C,
development page 18)
In addition, the applicant has revised the S-P-2 regulations and associated design
guidelines (see attachment C).
The following variances are being requested:
1)The easternmost driveways proposed on both E. State Highway 114 and E.
Highland Street do not meet the minimum 250 ft spacing required between drives
(±146 ft & ±194 ft provided).
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2)Minimum 150 ft stacking depth required for driveways located on E. State Highway
114 (±43 ft provided) and E. Highland St (±35 ft & ±23 ft provided).
3)Parking garages are required to be included in interior landscape calculations. The
applicant is requesting that parking garages be excluded from the calculation.
4)Every lot shall abut on a public street or a private street. The applicant is
requesting a variance to the Subdivision Ordinance regulation at the time of plat
approval.
1. Conduct public hearing
ACTION NEEDED:
2. Consider second reading for zoning change and concept plan approval
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Plans and Support Information
Concept Plan Review Summary No. 3, dated July 11, 2007
(D)
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) SPIN Summary Report
(H) Ordinance 480-527
(I) Full Size Plans (for Commission and Council Members Only)
STAFF CONTACT: Ken Baker (748-8067)
Dennis Killough (748-8072)
Ben Bryner (748-8602)
Case No.
ZA07-052
BACKGROUND INFORMATION
OWNER: L.O. Brightbill, III
APPLICANT: Southlake Land Holdings L.P.
PROPERTY SITUATION: The property is located at 335 E. State Highway 114.
LEGAL DESCRIPTION: Block 1, Brightbill Addition & Tracts 3E1A, 3E1B, & 3E1C, situated in the L.
Chivers Survey, Abstract No. 300
LAND USE CATEGORY: Retail Commercial, Office Commercial & Medium Density Residential
CURRENT ZONING: “AG” Agricultural District and “SF-1A” Single Family Residential District
REQUESTED ZONING: “S-P-2” Generalized Site Plan District
HISTORY: A plat for the Brightbill Addition was filed of record prior to annexation into
the City.
The "SF-1A" zoning was placed on a portion of the subject property with
approval of Comprehensive Zoning Ordinance No. 480 on September 19, 1989.
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 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. Common 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, 2006 traffic counts on East State Highway 114 (between Carroll
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Avenue & White Chapel): Main Lanes
24hr 40,70838,067
West Bound (WB) () East Bound (EB) ()
WB 2,7974,239
Peak A.M. () Peak P.M. ()
7:30 – 8:30 a.m.
4:45 - 5:45 p.m.
EB 3,1453,156
Peak A.M. () Peak P.M. ()
6:45 –7:45 a.m.
5:00 – 6:00 p.m.
May, 2006 traffic counts on East State Highway 114 (between Highland
St & White Chapel): Frontage Roads
24hr 797759
West Bound (WB) () East Bound (EB) ()
WB 8889
Peak A.M. () Peak P.M. ()
5:00 – 6:00 p.m.
7:45 – 8:45 a.m.
EB 7481
Peak A.M. () Peak P.M. ()
7:45 – 8:45 p.m.3:30 – 4:30 p.m.
May, 2006 traffic counts on E. Highland St (between White Chapel &
SH 114)
24hr 208950
West Bound (WB) () East Bound (EB) ()
WB 4226
Peak A.M. () Peak P.M. ()
4:30 – 5:30 p.m.
7:30 – 8:30 a.m.
EB 13397
Peak A.M. () Peak P.M. ()
7:30 – 8:30 p.m.5:00 – 6:00 p.m.
Traffic Impact
Use Sq. Ft. Vtpd* AM-AM-PM-PM-
IN OUT IN OUT
Hospital 970,000 16,277 687 254 214 678
*Vehicle Trips Per Day
**The AM/PM times represent the number of vehicle trips generated during the peak travel times
on East State Highway 114 and E. Highland Street.
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 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 ANALYSIS: Drainage from this site is generally to the north to the existing storm drain
culverts under State Highway114. Detention of developed flows will be
required for this development.
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
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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: June 7, 2007; Approved (7-0) subject to Concept Plan Review Summary No. 2,
dated June 1, 2007; with the following changes and recommendations:
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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 only; no retail
o
With respect to level of care that hospital will provide:
There will be no trauma type care and to be further defined and clarified pursuant to
o
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 include
o
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 height
o
In the NW corner of the property – limited to 4 stories above ground in height
o
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 entrance on the
o
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 exclusions and the
o
overall landscape requirements
Granting variance for the lot abutment public/private street requirements subject to
o
satisfactory reciprocal easement and access agreements
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
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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.
STAFF COMMENTS: Attached is Concept Plan Review Summary No. 2, dated June 1, 2007.
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Revised Regulations – Submitted for Second Reading
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Originally SubmittedConcept Plan (First Reading)
Originally Submitted Conceptual Rendering (First Reading)
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Revised Concept Plan
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Revised Conceptual Rendering
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Highland Street Landscape Buffer
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S.H. 114 Landscape Buffer
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Pedestrian Access Plan
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Tree Conservation Analysis
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CONCEPT PLAN REVIEW SUMMARY
ZA07-052Three07/11/07
Case No.: Review No.: Date of Review:
Concept Plan
Project Name: – Southlake Regional Medical Center
APPLICANT: Southlake Land Holdings, LP ARCHITECT: GSR/Andrade Architects
Connie Hames
5400 Dallas Parkway 4121 Commerce Street, Suite 1
Frisco, TX 75034 Dallas, TX 75226
Phone: (214) 618-3800 Phone: (214) 824-7040
Fax: (214) 618-3830 Fax: (214) 887-0559
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 05/21/07AND WE
OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY MADE CONDITIONS OF CONCEPT
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 BEN BRYNER AT (817)
748-8602.
1)Correct the graphic and written scale to match (1”=100’)
2)The following changes are needed with regard to driveways:
a)Correct the stacking depth from connecting R.O.W. for the easternmost drive on E. Highland
St. (staff measured it at ±20’)
b)Provide the minimum stacking depth for all drives. The minimum stacking required is 150 feet.
(A variance has been requested.)
c)Provide the minimum driveway spacing between the proposed eastern drive to the drive off-site
to the east along both E. State Highway 114 and E. Highland St. The minimum driveway
spacing along the SH 114 frontage road and an arterial street is 250 feet between centerlines.
(A variance has been requested.)
d)Provide a common access easement along the northwest boundary extending from the northern
drive lane to a distance of 150 feet for future connection to the property to the west. Insure
that the grade will not prohibit connection.
3)Show the exiting pavement limits and label the widths and pavement type. This will include SH 114, E.
Highland Street, and the street within the Summerplace Addition.
* Staff recommends the following changes be made to the proposed development regulations and design
standards:
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Exhibit D
2(f). Need additional clarification of design standards for parking garages. As it is written now, there
is no enforceable standard. Need to, at a minimum, address any views from adjoining roadways.
INFORMATIONAL COMMENTS
A fully corrected plan that includes all associated support plans/documents and conditions of
*
approval is required before any ordinance or zoning verification letter publication or before
acceptance of any other associated plans for review. Plans and documents must be reviewed
and stamped “approved” by the Planning Department.
All development must comply with the City’s Drainage Ordinance No. 605 and detain all post
*
development run-off.
* 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, and a 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.
* This site falls within the applicability of the residential adjacency standards as amended by Ordinance
480-CC, Section 43, Part III “Residential Adjacency Standards” as well as the Corridor Overlay Zone
regulations in Section 43, Part II. Although no review of the following issues is provided with this
concept plan, the applicant must evaluate the site for compliance prior to submittal of the site plan. A
Site Plan must be submitted and approved by the Planning and Zoning Commission and City Council
Note that these issues are only the major areas of site plan
prior to issuance of a building permit.
review and that the applicant is responsible for compliance with all site plan requirements:
•Masonry requirements per §43.13a, Ordinance 480, as amended and Masonry Ordinance No. 557, as
amended.
•Roof design standards per § 43.13b, Ordinance 480, as amended
•Mechanical Equipment Screening
•Vertical and horizontal building articulation (required on all building facades) per §43.13d, Ordinance
480, as amended.
•Building setback standards as per § 43.13h and as shown in exhibit 43-E, Ordinance 480, as amended.
•Spill-over lighting and noise per §43.13i and §43.13j, Ordinance 480, as amended.
•Off-street parking requirements per §35, Ordinance 480, as amended. All areas intended for vehicular use
must be of an all weather surface material in accordance with the Ordinance No. 480, as amended.
•Screening as per §39.4, Ordinance 480, as amended.
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•Interior landscaping per Landscape Ordinance No. 544.
•Fire lanes must be approved by the City Fire Department.
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•
Case No. ZA07-052 Review No. 2 Dated: 5/31/07 Number of Pages: 2
Project Name: Southlake Regional Medical Center -- Zoning Change and Concept Plan
Contact: Cheryl Taylor, Civil Engineer Phone: (817) 748-8100 Fax: (817) 748-8077
Email: ctaylor@ci.southlake.tx.us
The following comments are based on the review of plans received on 5/24/2007. It is the applicant’s
responsibility to contact the department representative shown above and make modifications as required by the comment.
GENERAL COMMENTS:
1.Review of the TIA submitted is complete, and minor revisions have been requested of the Traffic
Engineer.
* All required easements shall be 15’ minimum and located on one lot – not centered on the property
line. A 20’ easement (minimum) is required if both storm sewer and sanitary sewer will be located
within the easement.
* Curb return radii for driveways shall be 30’ minimum. All fire lane radii shall be 30’ minimum.
* Use the City of Southlake GPS monuments whenever possible.
WATER AND SANITARY SEWER COMMENTS:
* The City’s Water Master Plan requires a 12” line along SH 114.
* There is currently no existing sanitary sewer within this property to serve this development. The
proposed sanitary sewer for this development should be sized according to the use proposed.
* Public water and sanitary sewer lines shall be 8” minimum. Waterlines should be looped if possible and
may need to be extended to the property line for future connection. All sanitary sewer service lines
must connect to a public sanitary sewer line that is built to City standards.
* For all commercial and industrial uses, fire hydrants shall be spaced a maximum of 300 linear feet apart,
or 600 linear feet if buildings are sprinklered.
* Public water and sanitary sewer lines cannot cross property lines without being in an easement or in the
ROW. Water meters must be located in an easement or in the ROW.
DRAINAGE COMMENTS:
* Detention may be required with any new proposed construction, as shown on the preliminary drainage
plan. Access easements (15’ minimum) are required for maintenance of any detention areas.
* Verify that the size, shape, and/or location of any proposed drainage/detention facility, as it may be
depicted on the concept plan, will be adequate to meet the requirements for this development. Changes
to the size, shape, and/or location of any proposed drainage/detention facilities during construction plan
review may require a revision to the concept plan and may need to go back to the Planning and Zoning
Commission and the City Council for approval.
* All storm sewers collecting runoff from the public street shall be 18” RCP minimum.
* This property drains into Critical Drainage Structure #9 and requires a fee to be paid prior to beginning
construction ($278.14/acre).
* The discharge of post development runoff must have no adverse impact on downstream properties and
meet the provisions of Ordinance # 605.
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INFORMATIONAL COMMENTS:
* Submit civil construction plans (22” X 34” full size sheets) and a completed Construction Plan
Checklist directly to the Public Works Administration Department for review. The plans shall
conform to the most recent construction plan checklist, standard details and general notes which
are located on the City’s website.
* An access permit from TxDOT is required prior to construction of a driveway on SH 114.
Submit application and plans directly to TxDOT for review. Provide a copy of TxDOT
submittal to Public Works for the project file.
* 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 and street systems.
* 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 approved by 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.
*=Denotes informational comment.
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Case No Review No.Dated: Number of Pages:
. 07-052 Two June 1, 2007 1
Project Name:
Southlake Regional Medical Center (Zoning / Concept Plan)
ContactPhone:Fax:
: Keith Martin (817) 748-8229 (817) 481-5713
===========================================================================
The following comments are based on the review of plans received on May 21, 2007 . Comments
designated with a number may be incorporated into the formal review to be considered by either the
Planning and Zoning Commission or City Council. Other items will not be addressed by either the P&Z
or City Council. It is the applicant’s responsibility to contact the department representative shown above
and make modifications as required by the comment.
===========================================================================
TREE CONSERVATION ANALYSIS COMMENTS:
1)For property sought to be zoned for the Downtown zoning district or a planned development zoning
district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit
Development, or Employment Center zoning district, the City Council shall consider the application for
a Conservation Analysis or Plan in conjunction with the corresponding development application (as
established in Table 1.0). The Planning and Zoning Commission shall review the application and make a
recommendation to the City Council regarding the application. The City Council shall approve the Plan
or Analysis if the Council finds that the Plan or Analysis provides for the:
a)placement of building pads, parking areas, driveways, streets, and utility easements so as to
maximize the preservation of environmental features of the property including mature tree
stands, natural creeks and ponds, and significant grades;
b)maximizes the preservation of tree cover preservation areas indicated on the Environmental
Resource Protection Map;
c)maximizes the preservation of existing tree stands with the potential to buffer residential areas
from the noise, glare, and visual effects of nonresidential uses;
d)maximizes the preservation of existing trees, if any, adjoining a natural or man-made drainage
creek;
e)maximizes the preservation of existing protected trees along rural roadways and other streets as
identified and prioritized in the Street Typology designation; and
f)mitigation of altered trees through proposed tree replacement procedures pursuant to this
Ordinance.
* 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.
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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.
BUFFERYARDS:
1.Provide the required 10’ Type ‘E’ bufferyard along E. Highland St. Please be aware that the F1
bufferyard requires a min. 6’ stockade fence and in addition to the bufferyard, an 8’ screening device is
also required.
PARKING:
* Given the plan scale, it appears the landscape parking islands meet or exceed the minimum width
requirements, please insure that all are at lease 12’ in width.
* Represents informational comments.
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COMPREHENSIVE PLAN REVIEW SUMMARY
ZA07-052Two6/1/07
Case No: Review No.: Date of Review:
Project: Southlake Regional Medical Center
Application Type: Zoning Change and Concept Plan
Contact: Jenny Crosby Phone: (817) 748-8195 Email: jcrosby@ci.southlake.tx.us
Consolidated Land Use Plan Recommendations
The underlying designation is Retail Commercial, Office Commercial, and Medium Density Residential. There
is also a T-1 optional land use designation on most of the property.
Environmental Resource Protection Recommendations
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. The applicant has written standards to connect internal sidewalks to the perimeter trail
network.
Southlake Pathways Plan Recommendations
An 8’ multi-use trail is required along the S.H. 114 access road and a 6’ sidewalk is required along Highland
Street. Both are shown on the concept plan.
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Surrounding Property Owners
Southlake Regional Medical Center
SPO # Owner Zoning Land Use Acreage
Mixed Use Medium
1.
Milner, James E Etux Mary J AG 10.687
Density Residential
Mixed Use Medium
2.
J G J Inc AG 49.942
Density Residential
3.
Baccus, Liana CS Office Commercial 3.034
4.
White Chapel Village Ctr Prt SF1-A Medium Density Residential 2.2
5.
Kc Partners SF1-A Medium Density Residential 1.09
6.
White Chapel Village Ctr Prt SF1-A Medium Density Residential 1.363
7.
Derose, Mark E SF1-A Medium Density Residential 2.043
Office Commercial 100
8.
Brightbill, L O III Etal AG 21.347
Year Flood Plain
9.
Cook, William M B2 100 Year Flood Plain 4.222
10.
Stacy, James R Jr Etux Erin M SF20B Medium Density Residential 0.422
Kile, Lee
11.
SF20B Medium Density Residential 0.38
Current Owner – Joni Lehman
12.
Kiggins, Shannon J SF20B Medium Density Residential 0.436
13.
Lybrand, Wm T Etux Patricia E SF20B Medium Density Residential 0.247
14.
White Chapel Village Ctr Prt C3 Retail Commercial 6.327
15.
White Chapel Village Ctr Prt C3 Retail Commercial 2.698
16.
White Chapel Village Ctr Prt C3 Retail Commercial 2.902
17.
Brightbill, Mark Conley Etal SF1-A Medium Density Residential 9.559
18.
Cook, H W AG Medium Density Residential 3.378
Stromberg, William M
19.
AG Medium Density Residential 5.269
Current Owner – Patrick Gray
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20.
Madden, John A AG Medium Density Residential 0.923
21.
Lafavers, Mike Etux Doris AG Medium Density Residential 0.798
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Surrounding Property Owner Responses
Southlake Regional Medical Center
Notices Sent: Twenty-one (21).
Responses Receive: Seven (7) within 200ft.
Two (2) outside 200ft.
Within 200ft
White Chapel Village Center (SPO# 4, 6, 14 – 16),
5670 Greenwood Plaza, submitted a
Undecided
Notification Response Form stating on June 4, 2007 (see attached).
JGJ Inc (SPO# 2), Favor
651 E Highland Street, submitted a Notification Response Form in on
June 5, 2007 (see attached).
Kiggins, Shannon (SPO# 12),
1052 Summerplace Lane, submitted a Notification Response Form
Opposition
in on June 6, 2007 (see attached).
Madden, John A (SPO# 20),
181 E Highland Street, submitted a Notification Response Form in
Opposition
on June 6, 2007 (see attached).
Lehman, Joni (SPO# 11), Opposition
1049 Summerplace Lane, submitted an E-Mail in on June
7, 2007 (see attached).
Milner, James (SPO #1), Favor
651 E. Highland Street, submitted a Letter in on June 18, 2007
(see attached).
Gray, V. Patrick (SPO # 19), Favor
411 E. Highland Street, submitted a Letter in on June 19,
2007 (see attached).
Outside 200ft
Romagnoli, Diana, Concerns
1409 Pecos Drive, submitted a Public Comment Form with on June
11, 2007 (see attached).
Sargent, Kristi, Opposition
913 Suffolk Court, submitted a Public Comment Form in on June 11,
2007 (see attached).
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SPIN MEETING REPORT
CASE NO.
ZA07-052
PROJECT NAME:
Southlake Regional Medical Center
PROJECT LOCATION:
335 E. State Highway 114; Southside of SH 114 east of N. White Chapel Boulevard and
bounded by Highland Street to the south
SPIN DISTRICT:
11
MEETING DATE:
6:30PM, May 7, 2007
MEETING LOCATION:
1400 MAIN STREET, SOUTHLAKE, TEXAS
MEETING ROOMS 3A & 3B
TOTAL ATTENDANCE:
Approximately One Hundred (100)
SPIN REPRESENTATIVE(S) PRESENT:
Ray Tremain (9e)
APPLICANT(S) PRESENTING:
Barry Knight
STAFF PRESENT:
Planner Clayton Comstock, Director of Economic Development Greg Last, and Director
of Public Works Bob Price
STAFF CONTACT:
Clayton Comstock, (817)748-8269; ccomstock@ci.southlake.tx.us
APPLICANT PRESENTATION SUMMARY
Proposed full-service hospital development on 30-acre Brightbill tract
See location description above
Currently zoned “AG” Agricultural District; requesting “S-P-2” Generalized Site Plan District with “O-2”
Office uses.
Maximum height of the proposed buildings is 90-feet, or 5 stories
QUESTIONS & DISCUSSION
Land Use Questions
Will this include an acute care facility?
“Will the hospital offer care to indigents?”
Will there be a desire to acquire the adjacent residential land to expand this development?
Will this hospital have a helicopter landing pad and medical helicopter uses?
What generally happens to property values surrounding a hospital?
When the project is totally built out, what will it look like? Size? Number of beds? Etc.
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Where will lighting be placed?
Are pediatric services planned?
How many employees do you anticipate when built out? How long will it take to build out?
Traffic & Roadway Related Questions
What is the estimated traffic impact to White Chapel Boulevard and Highland Street?
There is a lot of development coming through the pipeline in that area (Chapel Crossing Shopping Center, White
Chapel Office Park Phase II, etc.). Did you include those development’s numbers in your estimated traffic count
impacts?
What are the City’s plans for White Chapel Boulevard and Highland Street and what is their timeline?
How many driveways are proposed along Highland Street? Is it possible to limit the hospital’s access onto Highland
Street?
During construction, where will the construction entrances be?
If it is a phased development, will you be phasing access as well?
Other Questions
How much income will come to Southlake? How does the City benefit tax-wise? Are any economic development
incentives being offered or considered?
What is the landscape plan along Highland Street?
How will the development impact drainage along Highland Street?
What long-term feasibility studies have been done? Is a hospital really needed?
Who are the major corporate and private owners and where are they located?
Will medical waste be protected and collected?
Will the whole site require grading or will some remain at current grade?
Are there any negative impacts from a DPS (Public Safety) stand point?
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
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to follow the case through the Planning and Zoning Commission and final action by City Council.
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CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-527
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 BLOCK 1,
BRIGHTBILL ADDITION & TRACTS 3E1A, 3E1B, & 3E1C,
SITUATED IN THE L. CHIVERS SURVEY, ABSTRACT NO. 300,
BEING APPROXIMATELY 30 ACRES, AND MORE FULLY AND
COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “AG”
AGRICULTURAL DISTRICT AND “SF-1A” SINGLE FAMILY
RESIDENTIAL DISTRICT TO “S-P-2” GENERALIZED SITE PLAN
DISTRICT WITH LIMITED “O-2” OFFICE DISTRICT USES, 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 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,
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WHEREAS,
the hereinafter described property is currently zoned as “AG” Agricultural District and
“SF-1A” Single-family Residential 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,
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
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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.
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 Block 1, Brightbill Addition & Tracts 3E1A, 3E1B, & 3E1C, situated in the L. Chivers
Survey, Abstract No. 300, being approximately 30 acres, and more fully and completely
described in Exhibit “A” from “AG” Agricultural District and “SF-1A” Single Family
Residential District to “S-P-2” Generalized Site Plan District with limited “O-2” Office District
uses as depicted on the approved Concept Plan attached hereto and incorporated herein as
Exhibit “B”.
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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 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
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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 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
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this ordinance, as required by Section 3.13 of the Charter of the City of Southlake.
SECTION 10.
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 ___________, 2007.
_________________________________
MAYOR
ATTEST:
_________________________________
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the _____ day of __________, 2007.
________________________________
MAYOR
ATTEST:
________________________________
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
_________________________________
CITY ATTORNEY
DATE:___________________________
ADOPTED:_______________________
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EFFECTIVE:______________________
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EXHIBIT “A”
Being Block 1, Brightbill Addition & Tracts 3E1A, 3E1B, & 3E1C, situated in the L. Chivers Survey, Abstract
No. 300, being approximately 30 acres.
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EXHIBIT “B”
Revised Concept Plan
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Revised Conceptual Rendering
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Highland Street Landscape Buffer
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S.H. 114 Landscape Buffer
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Pedestrian Access Plan
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Tree Conservation Analysis
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