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Item 7ECity of Southlake Department of Planning STAFF REPORT September 14, 2005 CASE NO ZA05 -050 PROJECT: Zoning Change and Site Plan for Baylor Family Health Center at Southlake (Ma. Southlake Medical Office Building) REQUEST: On behalf of Eliot House (Drews) Partners I, L.P., Adams Engineering is requesting approval of a zoning change and site plan from "0- 1 " Office District to "S -P -1" Detailed Site Plan District with limited "0-1" Office District uses. The plan proposes the development of a medical office building of approximately 40,000 square feet. The "S -P -1" zoning generally adheres to the "0-1" Office District uses and regulations with the following exceptions: • The permitted office uses shall include: Chiropractors; Dentists; Optometrists; Other offices of a business and /or professional nature providing medical services not including the retail sale, fabrication, manufacture or production of goods or merchandise; Physicians; Podiatrists; Psychiatrists; Psychologists; and Physical Therapist Offices. • The permitted Community Facility Uses shall include: Public, semi - public and private parks; and Recreation and open space to include playgrounds, parkways, greenbelts, ponds and lakes, botanical gardens, pedestrian paths, bicycle paths, equestrian bridal trails, nature center, and bird and wildlife sanctuaries. • Incidental use such as Pharmacy must be incidental to the principal use and shall not occupy more than 15% of the floor area of the building. • The required parking shall 204 spaces for the site. • The required building setback along Zena Rucker Road shall be 15 feet. The following variance is being requested: • Driveway Stacking — A minimum stacking depth of 100 feet is required. The applicant is proposing a stacking depth of ±30 feet for both drives on Zena Rucker Road. ACTION NEEDED: 1. Conduct public hearing 2. Consider second reading for zoning change and site plan ATTACHMENTS: (A) (B) (C) (D) (E) (F) (G) (H) STAFF CONTACT: Ker Background Information Vicinity Map Plans and Support Information Site Plan Review Summary No. 4, dated August 31, 2005 Surrounding Property Owners Map Surrounding Property Owners Responses Ordinance No. 480 -464 Full Size Plans (for Commission and Council Members Only) Baker (748 -8067) Case No. ZA05 -050 BACKGROUND INFORMATION OWNER: Eliot House (Drews) Partners I, L.P. APPLICANT: Adams Engineering PROPERTY SITUATION: The property is located on the south side of E. Southlake Boulevard, approximately 550 feet east of Byron Nelson Parkway at 155 Pecan Creek Drive LEGAL DESCRIPTION: Lot 2, Pecan Creek and portions of the previously existing Dilg Place LAND USE CATEGORY: Retail Commercial and Office Commercial CURRENT ZONING: "O -1" Office District REQUESTED ZONING: "S -P -1" Detailed Site Plan District with limited "O -1" Office District uses HISTORY: -A plat showing was approved by City Council on July 3, 1979 creating two lots known as the Dilg Addition. -City Council approved a plat revision on February 22, 1984 creating 3 lots out of the existing Lot 2. -A change of zoning to "O -1" Office District and a concept plan were approved by City Council on October 2, 2001. -A preliminary plat was approved for the Pecan Creek development on January 7, 2003. -A plat vacation of the Dilg Addition was also approved by City Council on January 7, 2003. -A final plat was approved by P &Z on January 9, 2003. TRANSPORTATION ASSESSMENT: Master Thoroughfare Plan The Master Thoroughfare Plan recommends E. Southlake Boulevard to be an arterial street with 130 feet of right -of -way. Adequate right -of -way exists for this roadway. Existinz Area Road Network and Conditions The proposed site will have one (1) access directly onto E. Southlake Boulevard and two (2) accesses directly onto the proposed Zena Rucker Road. Zena Rucker Road will intersect with Byron Nelson Parkway to the west and eventually to S. Carroll Avenue to the east. E. Southlake Boulevard is currently a 5 -lane, undivided roadway with a continuous, two -way, center left -turn lane. The roadway will ultimately be Case No. Attachment A ZA05 -050 Page 1 widened to a 7 -lane roadway. PATHWAYS MASTER PLAN: May, 2004 traffic counts on E. Southlake Blvd (between Byron Nelson Pkwy and Carroll Ave 24hr West Bound WB 21,524 East Bound (EB) (19,458 WB Peak A.M. 1,183 11 -12 a.m. Peak P.M. 2,182 5 — 6 p.m. EB Peak A.M. 1,954 7 — 8 a.m. Peak P.M. 1,277 3 — 4 p.m. Traffic Impact Use Sq. Ft. Vtpd* AM- IN AM- OUT PM- IN PM- OUT Medical Office 40,000 1,445 78 19 40 107 *Vehicle Trips Per Day * *The AM /PM times represent the estimated number of vehicle trips generated during the peak travel times on E. Southlake Blvd. The Southlake Pathways Master Plan recommends a natural multi -use trail along the creek that will connect E. Southlake Boulevard with S. Carroll Avenue. With construction of Zena Rucker Road, the applicant is proposing an 8 -foot multi -use trail along the south side of Zena Rucker Road that will tie into the existing trail system along the east side of Byron Nelson Parkway before it turns south along the east property line of the proposed Lot 4. This proposed alignment has been approved by the City's Senior Parks Planner. The applicant is also providing a sidewalk connection to E. Southlake Boulevard with a 5 -foot pervious pedestrian walkway. WATER & SEWER: An 8 -inch water line currently exists along the existing portion of Pecan Drive. An 8 -inch sanitary sewer line currently exists along the existing and proposed portion of Pecan Drive. TREE PRESERVATION: The Site Plan and Grading Plan identify some existing trees that are proposed to be preserved within the landscape space between the Pecan Creek access drive and the creek but fail to properly identify them all. To successfully preserve the trees within the medians the applicant must assure that the medians drain properly and the trees are not built into a hole. Failure to properly preserve the trees will result in the required mitigation the trees. The Site Plan shows reference to Pogue Plans Dated 06/21/05 for the construction of two (2) variable height retaining walls proposed along the east and west sides of the existing creek and drainage easement. Although the previously proposed parking between the Pecan Creek access drive and the creek has been eliminated, the construction of the reference retention walls would cause the destruction of many of the existing trees and vegetation along the middle creek area along the property east boundary line. The previously proposed parking east of the Pecan Creek access drive has Case No. Attachment A ZA05 -050 Page 2 been eliminated and the area is currently shown as interior landscape area. The elimination of the parking shows the preservation of ten (10) existing trees but the proposed Grading Plan shows grade changes within the Critical Root Zone Area (CRZ) of at least five (5) of the ten (10) trees. The Grading Plan also shows a proposed Storm Sewer to be constructed through the CRZ area of two (2) of the trees within the landscape area and the construction of an inlet within the parking adjacent to and within the CRZ of two other trees. This proposed Storm Sewer is not located within an approved Drainage Easement as shown on an approved Final Plat so if the existing trees are altered they will be required to be mitigated in accordance with the regulations of the Tree Preservation Ordinance 585 -B. There is a drainage and utility easement proposed along the sites east property line. Disturbance to the channel is to be minimized. The revised plan shows a number of these trees to be saved. In accordance with Section 6.7c of the Tree Preservation Ordinance 585 -13, if a utility line is not being installed within the easement than the trees being removed, altered or damaged will be required to be mitigated. DRAINAGE ANALYSIS: Applicant and owner have worked with staff to minimize grading impact on the existing Creek along the east. Drainage generally runs from north to south. The increased run -off is to be detained in an off -site detention basin located on the south side of Zena Rucker Road. SOUTHLAKE 2025: City Council approved the recommendations made by the Southlake 2025 committee for the South Side study area to include the following changes: Land Use Recommendations • LUD =Retail Commercial, Office Commercial, & 100 Year Floodplain Mobility Plan Recommendations • Develop an interconnected system of trails and sidewalks along all streets. Maximize pedestrian connectivity along stream corridors. Environmental Resource Protection Recommendations • Protect stream corridors in conjunction with new development. Preserve tree buffers adjoining the floodplain corridor. P &Z ACTION: August 4, 2005; Approved (6 -0) subj ect to Site Plan Review Summary No. 3, dated July 29, 2005; • granting the requested stacking variance for the drives on Zena Rucker Road, noting however, that there is no on- street parking allowed on Zena Rucker Road; • requiring the applicant to retain the natural vegetation along the creek that's on the property as much as possible as the on -site creek is identified as a preservation area on Southlake's environmental resource protection map; Case No. Attachment A ZA05 -050 Page 3 • requiring the applicant to have a plan showing specifically which trees they will be preserving by their presentation to City Council; • requiring the applicant to work with staff to modify their exterior elevations to include stone and /or stone accents to compliment the adjacent Timarron Family Medical building and also the Village at Timarron buildings; • and, the applicant should clearly provide City Council with the type of roofing material and color they will be using. COUNCIL ACTION: August 16, 2005; Approved to table (5 -0) until September 6, 2005 with the following recommendations given to the applicant: • renderings and color elevations that better represent the building materials and the proposed landscaping in front of the building should be provided and clearly label materials to be used for the facade and roof, • superimpose the site plan on an aerial that clearly demonstrates the tree areas to be preserved; • identify all trees on -site including the smaller caliper trees along the creek. Indicate which trees are to be saved (green), which trees will be lost (red) and which are marginal (yellow); • provide reciprocal parking agreement; and • provide building material examples. September 6, 2005; Approved (7 -0) subject to the recommendations of the Planning and Zoning Commission and City Council's further recommendations, noting the applicant has indicated that cross parking agreement is expected to be reached with the adjacent property owners, and subject to Site Plan Review Summary No. 4, dated August 31, 2005. STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated August 31, 2005. A bound in booklet containing a set of plans addressing the above suggestions, with the exception of the reciprocal parking agreement and building materials example was included in the packet provided at the first reading of this item. The applicant states that the building materials will be provided at the meeting. The plan showing the 204 parking space configuration is now proposed. The following are primary changes from the plan presented to the City Council on August 16, 2005: • Building moved and northern section of the internal driveway has been moved south approximately 15 feet; • A 15' setback from Zena Rucker Road is proposed; • The drive -thru service lane located at the northeast corner of the building has been removed; • Parking lost due to the shift south has been relocated near the southern section of the driveways closer to Zena Rucker Road. Stacking depth is subsequently reduced from 53 and 65 feet to 30 Case No. Attachment A ZA05 -050 Page 4 feet. Six additional trees are preserved from the change. M \Coimnunity Development \MEMO \2005cases \05- 050ZSP.doc Case No. ZA05 -050 Attachment A Page 5 Vicinity Map 155 Pecan Creek, Baylor Family Health Ctr.at Southlake 1000 0 1000 2000 3000 Feet Case No. ZA05 -050 Attachment B Page 1 o� 00 0 I Q � I IIOiEII wrw.r �.re - �xinrEmtbxrrtcrcas - a� -- -- - - - --- CC � W� - cc) : 1 0 t! r4 l z -�3 Ws P.i. xx� z -- J D'I LU GG�a$ N n1E MTa SL94NA'f CxueF fin LEGEND ! wnwsenroexs�rE V.v►na FACFC af�7.C1�fl'{•Wf Pnvrw El PSf74l�9CAPfMf� rxar�savwr�rrrnFa� weoaascaFSm+ovsws� �_ AL(pp6Ep FIPE4VE 9rNAfg1 Q ensnasr�ror�aw� E1081MG iFEE iQEE RN�O'.F-0 IIOiEII wrw.r �.re - �xinrEmtbxrrtcrcas - a� -- -- - - - --- CC � W� - cc) : 1 0 t! r4 l z -�3 Ws P.i. xx� z -- J D'I LU GG�a$ N n1E MTa SL94NA'f CxueF fin 09=0. �z —s -s maw ®o�wa ® m� 1113K mess�:c�omr� _ S �-- l 1 o� 00 0 A Q � u w rm GRAPHIC SCALE L b r x N m1 P[:Ntx (C COl7wa APPROVAL 9/N7095 SITE PLAN EXHIBIT - 244 SPACES 03Adams rVCtH��nz�ac C Y AUG 2 R ?QI#5 THE C I R R U S G R O U P I 5l " - . E rz C H d H y b r z x x y " l 1 � \ $ : � arm the GRAPHIC SCALE m rf \& \/ o� 00 0 EF - J0 PENDINo coin M nrMvu, 9 wmas SITE PLAN EXHIBIT - 204 SPACES A WC71 AUG F: q SQr`�s�, i n b � Q � THE CIRRUS GROUP A n MONSOON! dl W ON WRIN lisloll 1��Mllllll�E rd—mm���� i ON LAtT!ELEVATIQN OWR - FVA �FIQN Fl -4. so so L l J an OWR - FVA �FIQN s WEST E LEVATIO N LU U LL LL (D x Z < u :D CD cn LU 2 Fl -4. so L l J an — OMNI — 20 OMNI 11 10 NOW! ELEVATIgNS C)" J 7 n M A4.1 0 KEY N s WEST E LEVATIO N LU U LL LL (D x Z < u :D CD cn LU 2 � n Fl -4. III - 1 ELEVATIgNS C)" J 27'1006 A4.1 0 KEY N ZA05-050 � n o� 00 0 5 � CONCRETE ° I ROOFING TILE MORE THAN 15% ❑F WALLIHEIGHT 12 %9 "I CANVtS AWNING v 19 '1lKI FF STUCCO FINISH GLAZED STOREFRONTJDOORS 52'-G" (LESS THAN 3X HEIGHT OF WALL {54' -O "y) BUILDING SETBACK OF 4' -0" (GREATER THAN 15% OF WALL'S HEIGHT (12' -9 ") 25'•6" WIDE (MORE THAN 25% OF MAX LENGTH OF LONGEST ADJACENT PLANE (13' -0 ")) STONE VENEER [LESS THAN 3X HEIGHT OF WALL (54'-ft REM . IJG 9 -, 2005 2 Ao 6 - 0;0 I A ."r b � Q � THE: CIRRUS GROUP C�, n c, f =1 U x Case No. Attachment C ZA05 -050 Page 7 jig RFM AUG 2 C M5 THE CIRRUS GROUP 00 n "S -P -1" Generalized Site Plan District for This site shall comply with all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 4812, as amended, as it pertains to the "O -1 "- Office District uses and regulations with the following exceptions: Permitted Uses The permitted uses shall be limited to the following: a. Office Uses 1. Chiropractors; 2. Dentists; 3. optometrists; 4. Other offices of a business and/or professional nature providing medical services not including the retail sale, fabrication, manufacture or production of goods or merchandise. 5. Physicians; d. Podiatrists; 7. Psychiatrists; 8. Psychologists; 9. Physical Tlterapist Office Y r p '�` f { / { '� 1 y , 1 { , �} J L �U[] 6 1 V'o %W Y b. Community Facility Uses 1. Public, semi- public and private parks; 2. Recreation and open space to include playgrounds, parkways, greenbelts, ponds and lakes, botanical gardens, pedestrian paths, bicycle paths, equestrian bridal trails, nature centers, and bird and wildlife sanctuaries; C. Incidental Uses 1. Incidental use such as Pharmacy must be incidental to the principal use and shah not occupy more than 15% of the floor area of the building. Development Regulations: a. Parking Requirement of 1 space per 200 Gross Square Feet of building area. Case No. Attachment C ZA05 -050 Page 9 Baylor Medical Office Building LEGAL DESCRIPTION WHEREAS, Eliot House (brews) Partners I, L.P., acting by and through the undersigned, its duly authorized agent, is the sole owner of a tract of land situated in the City of Southlake, Tarrant County, Texas out of the O.W. Knight Survey, Abstract No. 899, and being all of Lot 2, Block 1, Pecan Creek, according to the plat thereof recorded in Cabinet A, Slide 8248, Plat Records, Tarrant County, Texas, and being the remainder of the property conveyed to Eliot House (brews) Partners 1, L.P. according to the deeds recorded in Volume 15194, Page 464, and Volume 15194, Page 466, Deed Records, Tarrant County and being more particularly described by metes and bounds as follows; BEGINNING at an "X" set in concrete at the northwest confer of said Lot 2, the northeast corner of Lot 1, Block 1, of said Pecan Creek, and lying in the southerly right -of -way line of Southlake Blvd. (F.M. 1709) (variable -width right -of -way); THENCE, along said southerly right-of-way line, North 89 degrees, 34 minutes, 26 seconds East, a distance of 1.53 feet to an "X" set in concrete; THENCE, continuing along said southerly right- of-way line, North 87 degrees, 39 minutes, 54 seconds East, a distance of 103.32 feet to a 112" iron rod found with plastic cap stamped `Bury & Pittman", the northeast corner of said Lot 2, the northwest corner of Lot 9, O.W. Knight No. 899 Addition according to the plat thereof recorded in Cabinet A, Slide 4650, Plat Records, Tarrant County, Texas; THENCE, departing said southerly right -of -way line, and along the common line of said Lot 2 and Lot 9, South 18 degrees, 20 minutes, 13 seconds East, passing the southeast corner of said Lot 2, at 4014.07 feet, and continuing along the west line of said Lot 9 a total distance of 533.69 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5199 "; THENCE, continuing along said west line, South 00 degrees, 24 minutes, 37 seconds East, a distance of 295.36 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5199 ", the northeast corner of Proposed Zena Rucker Road (a proposed 60' right -of -way); THENCE, along the north line of said Proposed Zena Rucker Road, North 88 degrees, 58 minutes, 38 seconds West, a distance of 234.77 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5149 ", the beginning of a curve to the right; THENCE, along said curve to the right through a central angle of 26 degrees, 11 minutes, 11 seconds, a radius of 370.00 feet, an arc length of 169.10 feet, a chord beari ng of North 75 degrees, 53 minutes, 02 seconds West, a chord distance of 167.64 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5199" THENCE, continuing along said north line, North 62 degrees, 47 minutes, 27 seconds West, a distance of 58.71 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5199 ", lying in the east line of Lot 2R, Block 60, Timarron Addition, Phase 5, according to the plat thereof recorded in Cabinet A, Slide 4395, Plat Records, Tarrant County, Texas; 7 2005 Case No. Attachment C ZA05 -050 Page 10 THENCE, along the east line of said Lot 211, North 01 degrees, 01 minutes, 22 seconds East, a distance of 131.48 feet to a 5 /8" iron rod found with plastic cap stamped "Bury & Partners ", the southwest comer of Lot 3, Block 1, Pecan Creek, according to the plat thereof recorded in Cabinet A, Slide 8521, Flat Records, Tan-ant County, Texas, Block 1; THENCE, along the south line of said Lot 3, East, a distance of 182.53 feet to an "X" set in concrete, the southeast corner of said Lot 3; THENCE, along the east line of said Lot 3, North, a distance of 205.80 feet to an °`X" set in concrete, the beginning of a curve to the right; THENCE, along said east line, and along the common line of said Lot I and Lot 2, Block 1, and along said curve to the right through a central angle of 19 degrees, 20 minutes, 31 seconds, a radius of 100.00 feet, an arc length of 33.76 feet, a chord hearing of North 09 degrees, 40 minutes 15 seconds East, a chord distance of 33.60 feet to an "X" set in concrete, the end of said curve; THENCE, continuing along the common line of said Lot 1 and Lot 2, North 19 degrees, 20 minutes, 31 seconds, East, a distance of 117.12 feet to an "X" set in concrete, the beginning of a curve to the left; THENCE, continuing along said common line, and along said curve to the left through a central angle of 46 degrees, 57 minutes, 47 seconds, a radius of 152.00 feet, an are length of 124.59 feet, a chord bearing of North 04 degrees, 08 minutes, 22 seconds West, a chord distance of 121.13 feet to an "X" set in concrete, the end of said curve; THENCE, continuing along said common line, North 27 degrees, 37 minutes, 16 seconds, West, a distance of 79.49 feet to an "X" set in concrete, the beginning of a curve to the right; THENCE, continuing along said common line, and along said curve to the right through a central angle of 26 degrees, 21 minutes, 28 seconds, a radius of 75.00 feet, an are length of 34.50 feet, a chord hearing of North 14 degrees, 26 minutes, 32 seconds West, a chord distance of 34.20 feet to an "X" set in concrete, the end of said curve; THENCE, continuing along said common line, North 01 degrees, 1S minutes, 48 seconds West, a distance of 20.55 feet to the POINT OF BEGINNING, and containing 189,623 square feet or 4.3532 acres of land, more or less. Case No. Attachment C ZA05 -050 Page 11 City Of Southlake Planning Department July 18, 2005 RE: Request for Variance Southlake Medical Office Building Southlake Blvd. and Pecan Creek Drive Request: Reduce the required parking ratio from 8 spaces for the first IOOOSF of building and then I space for every 150 NSF of building thereafter to 1 space for every 200 GSF. The Proposed Project is a 40,000 Gross Square Feet single story building for use as a Medical Office Building_ The Primary tenant will be Baylor Southlake Family Medicine Physicians, leasing 20,000 SF. The remainder of the building will be leased to other physicians and a small Pharmacy of approximately 1 500 to 2000 SF for Patient convenience. There are over 40 Baylor affiliated Physician practices in the Dallas, Flirt Worth area similar to the Baylor affiliated physician practice which will occupy this facility. Over the years Baylor has developed standards for the facilities housing these practices including; square footage per medical provider, as well as, required interior waiting space and parking to accommodate the needs of the practice. They have employed Traffic and Parking consultant DeShazo, Tang and Associates throughout the years to recommend parking ratios and to update those recommendations based on the actual needs seen in these facilities. Based on their field observations of Baylor affiliated practices as well as other similar clients they serve, they recommend a ratio of 1 parking space for every 243 GSF of Building. To include parking for any unusual peak situations, Baylor typically provides a ratio of l space for every 200 GSF of building even if City requirements allow less parking. Allowing this parking ratio based on historical evidence, the development will be able to provide a large green space adjacent to Southlake Boulevard and save a number of large existing trees. The development will include a pervious path from the building sidewalk to Southlake Boulevard for the enjoyment of Southlake Citizens. This path, along with the other proposed sidewalks on the site, will connect Southlake Boulevard to Zena Rucker road and the Southlake Trail system. The Trail will follow Zena Rucker Road to the school and then turn north to Southlake Boulevard. Request: Reduce Stacking requirement along Zena Rucker Road from 100' to 50'. The Traffic Impact Analysis indicates in the Peak PM Hour, an outbound trip generation of 93 trips. The site allows inbound and outbound traffic to exit at 3 locations on the site. The Patient departures are somewhat evenly spaced, and staff departures in a physician office will vary as well. It is expected that the speed limit along Zena Rucker Road will be low. As a result, ee e a s stackin ong Pecan Creek at Southlake Blvd., 70' stacking along Pecan Creek at Zeno uc er and 52' stacking in the rear parking lot will adequately serve the parking lot. Case No. Attachment C ZA05 -050 Page 12 DeShazo, Tang & Associates, Inc. Engineers . Planners 400 South Houston, Suite 330 Dallas, TX 75202 -4899 214 - 748 -6740 • FAX 214 -748 -7037 e -mail: dta @deshazotang.com July 15, 2005 Mr. Jason Signor The Cirrus Group 1700 Pacific Avenue, Suite 2700 Dallas, TX 75201 RE: Southlake Medical Office Building Parking (DT &A No. 05110) Dear Mr. Signor: This letter is written to inform you of the parking demand rates for medical office building uses. Previous DT &A studies have validated a parking demand rate of one space per 250 GSF; however, the most current ITE Parking Generation (3rd Ed.) suggests one space per 243 GSF. DT&A has adopted this value of one space per 243 GSF for future medical office building parking demand analyses. If you have any further questions or comments, please don't hesitate to call. Sincerely, DeSHAZO, TANG & ASSOCIATES, INC. Elizabeth Crowe, P.E. Project Manager ECC C: Tina Larsen — Corgan Associates Case No. Attachment C ZA05 -050 Page 13 SITE PLAN REVIEW SUMMARY Case No.: ZA05 -050 Review No.: Four Date of Review: 08/31/05 ect Name: Site Plan — Southlake Medical Office Buildi APPLICANT: Adams Engineering Ben Henry 500 S. Nolen Drive, Suite 550 Southlake, TX 76092 Phone: (817) 329 -6990 Fax: (817) 329 -7671 ARCHITECT: Corgan Architects Jason Signor Phone: Fax: (214) 953 -1722 CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 08/26/05 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 BEN BRYNER AT (817) 748 -8602. 1. Label the property owner's name on all adjacent properties. 2. Revise the "S -P -1" letter to provide a development regulation proposing the 15' building setback line from the Zena Rucker Road R.O.W. line. 3. Revise the development regulation in the "S -P -1" letter to identify a total of 204 spaces required for the site. 4. The following changes are needed with regard to driveways ingressing and egressing the site according to the Driveway Ordinance No. 634: a) Correctly dimension the width and depth of all points of ingress /egress to the site. b) Provide the minimum driveway stacking depths on all new drives. A minimum stacking depth of 100' is required for both proposed drives on Zena Rucker Road. (A variance has been requested.) Label the width and type of paving for all sidewalks and trails. Southlake 2025 Comprehensive Plan Recommendations: 4. Drainage /creek area along the east should remain in a natural undisturbed state. Improvements should be minimized to the extent that drainage is properly handled with as little disturbance to natural quality /marginal trees and shrubs as possible. The applicant, owner and engineer have been working closely with staff to address this recommendation and appear to have reached a solution. Case No. ZA05 -050 Attachment D Page 1 5. Pedestrian connectivity should be provided between Southlake Boulevard and Rucker Road trails /sidewalks. The applicant is providing a sidewalk connection to E. Southlake Boulevard with a S foot pervious pedestrian walkway. INFORMATIONAL COMMENTS The proposed site does not exceed the maximum permitted impervious coverage area percentage of 65% for the "0-1" Zoning District. The impervious coverage area percentage of this is approximately 65 %. * No review of proposed signs is intended with this site plan. A separate building permit is required prior to construction of any signs. 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. Case No. Attachment D ZA05 -050 Page 2 Case No. 05 -050 Review No. _ Three _ Dated: July 28, 2005 Number of Pages: Project Name: Southlake Medical Office Building (Site Plan) Comments due to the Planning Department: July 28, 2005 Contact: Keith Martin Phone: (817) 748 -8229 Fax: (817) 481 -5713 The following comments are based on the review ofplans received on July 18, 2005 . 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. Are the bufferyards correctly shown and labeled? Yes. The west bufferyard is shown to be located east of the Pecan Creek access drive instead of along the centerline of the access drive and west property boundary line. Does the plan meet the interior landscape requirements? Yes. Does the plan meet the parking lot landscaping requirements? Yes. Are the parking /bufferyard /landscaping summary charts correct? Yes Is a tree survey required? A Tree Survey was submitted with the Site Plan as required by the regulations of the Tree Preservation Ordinance 585 -B. The Site Plan shows existing trees within the interior of the site but does not identify their species and diameter. Existing trees along the creek and east boundary line are also not shown or identified. OTHER COMMENTS: Both a portion of the access drive and parking are proposed within the area of the proposed 25' Drainage Easement along the existing creek. Case No. ZA05 -050 Attachment D Page 3 See attached Tree Preservation Analysis. Case No. ZA05 -050 Attachment D Page 4 TREE PRESERVATION ANALYSIS (Non - Residential Development) Case: 05 -050 Date of Review: July 28, 2005 Number of Pages: 2 Project Name: Southlake Medical Office Building (Site Plan — P &Z Review) THIS ANALYSIS IS PREPARED AT THE TIME OF REVIEW OF THE ABOVE REFERENCED PROJECT AND IS TO PROVIDE AN ANALYSIS OF THE PLAN OR SURVEY AND THE IMPACT OF CONSTRUCTION ON ANY PROTECTED TREES ON THE SITE. FOR ANY QUESTIONS OR CLARIFICATION CONTACT KEITH MARTIN, LANDSCAPE ADMINISTRATOR AT (817) 748 -8229 TREE PRESERVATION COMMENTS: The Site Plan and Grading Plan identifies some existing trees that are proposed to be preserved within the landscape space between the Pecan Creek access drive and the creek but fails to properly identify them all. To successfully preserve the trees within the medians the applicant must assure that the medians drain properly and the trees are not built into a hole. Failure to properly preserve the trees will result in the required mitigation the trees. 2. The Site Plan shows reference to Pogue Plans Dated 06/21/05 for the construction of two (2) variable height retaining walls proposed along the east and west sides of the existing creek and drainage easement. Although the previously proposed parking between the Pecan Creek access drive and the creek has been eliminated, the construction of the reference retention walls would called the destruction of many of the existing trees and vegetation along the middle creek area along the property east boundary line. 3. The previously proposed parking east of the Pecan Creek access drive has been eliminated and the area is currently shown as interior landscape area. The elimination of the parking shows the preservation of ten (10) existing trees but the proposed Grading Plan shows grade changes within the Critical Root Zone Area (CRZ) of at least five (5) of the ten (10) trees. The Grading Plan also shows a proposed Storm Sewer to be constructed through the CRZ area of two (2) of the trees within the landscape area and the construction of an inlet within the parking adjacent to and within the CRZ of two other trees. This proposed Storm Sewer is not located within an approved Drainage Easement as shown on an approved Final Plat so if the existing trees are altered they will be required to be mitigated in accordance with the regulations of the Tree Preservation Ordinance 585 -B. 4. There is a drainage and utility easement proposed along the sites east property line. Construction plans for Zena Rucker Road and the proposed channelization of the creek are currently being reviewed by the City. The channelization of the creeks shows that most of the trees along the creek are proposed to be removed for the grading of the creek's slope. In accordance with Section 6.7c of the Tree Preservation Ordinance 585 -13, if a utility line is not being installed within the easement than the trees being removed, altered or damaged will be required to be mitigated. Non - Residential Development: In a non - residential development, all protected trees that the Landscape Administrator determines must be altered in order to install utility lines within public Case No. ZA05 -050 Attachment D Page 5 R.O.W. or public utility or drainage easements as shown on an approved Final Plat, or to install fire lanes, required parking areas and building pad sites as shown on an approved Site Plan, shall be exempt from the tree protection and tree replacement requirements listed in Sections 7 and 8 of the Tree Preservation Ordinance. Any protected trees within these areas that the Landscape Administrator determines do not have to be altered shall be subject to the tree protection requirements listed in Section 8 of the Tree Preservation Ordinance, but not to the tree replacement requirements listed in Section 7 of the Tree Preservation Ordinance. All other areas of the development shall be subject to both the tree replacement and the tree protection requirements, and all other provisions of the Tree Preservation Ordinance. Case No. Attachment D ZA05 -050 Page 6 Surrounding Property Owners 155 Pecan Creek, Baylor Family Health Ctr. at Southlake Owner Zoning Land Use 1. Foxborough Office Bldg Prtnsh "C -1" Office Commercial 2. Southlake Foxborough Ltd "SF -20A" Med. Density Resid. & 100 Year Flood Plain 3. Creekside Office Jv "S -P -1" 100 Year Flood Plain 4. Rucker, William & Zena "AG" 100 Year Flood Plain 5. Hayes, Billy & Carolyn "AG" Med. Density Resid. 6. Farrell, Richard & Jessica "AG" Med. Density Resid. & 100 Year Flood Plain 7. Carroll Isd "R -PUD" Public /Semi- & 100 Year Flood Plain 8. Eliot House Drews Partners I "R -PUD" Retail Commercial 9. Rcck Enterprises Llc "S -P -1" Med. Density Resid. 10. Venus ( Drews) Partners V Lp "R -PUD" Retail Commercial 11. Pecan Creek Shop Ctr Dallas "S -P -1" Med. Density Resid. & 100 Year Flood Plain 12. Eliot House Partners I Lp "O -1" Med. Density Resid. & 100 Year Flood Plain Case No. ZA05 -050 Acreat 1.717 1.845 1.963 2.960 3.082 4.200 15.357 2.660 0.840 3.650 1.700 NA Attachment E Page I IJ E rAcl - r Cf l ITL11 hLC�RI IICI Surrounding Property Owner Responses 155 Pecan Creek, Baylor Family Health Ctr. at Southlake Notices Sent: Eleven (11) Response: None (0) Case No. ZA05 -050 Attachment F Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480 -464 AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS LOT 2, PECAN CREEK ADDITION AND PORTIONS OF THE PREVIOUSLY EXISTING DILG PLACE, BEING 4.35 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT " A " FROM 64 0 - 1 " OFFICE DISTRICT TO "S -P -1" DETAILED SITE PLAN DISTRICT WITH LIMITED "0-1" OFFICE DISTRICT USES, AS DEPICTED ON THE APPROVED SITE 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 X1, 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 WHEREAS, the hereinafter described property is currently zoned as "O -1" Office District under the Case No. Attachment G ZA05 -050 Page 1 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 with reference to the classification which existed at the time their original investment was Case No. Attachment G ZA05 -050 Page 2 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 Lot 2, Pecan Creek Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 8248, Plat Records, Tarrant County, Texas, and portions of the previously existing Dilg Place, being approximately 4.3 5 acres, and more fully and completely described in Exhibit "A" from "O -1" Office District to "S -P -1" Detailed Site Plan District with limited "O -1" Office District uses as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit "B ", and subject to the following Case No. ZA05 -050 Attachment G Page 3 specific conditions: 1. SECTION 2. That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake, Texas, to reflect the herein changes in zoning. SECTION 3. That in all other respects the use of the tract or tracts of land herein above described shall be subj ect 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. Case No. Attachment G ZA05 -050 Page 4 SECTION 5. That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. SECTION 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described 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 Case No. Attachment G ZA05 -050 Page 5 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 onetime within ten (10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. SECTION 10. 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 , 2005. MAYOR ATTEST: CITY SECRETARY PASSED AND APPROVED on the 2nd reading the day of , 2005. MAYOR ATTEST: CITY SECRETARY Case No. Attachment G ZA05 -050 Page 6 APPROVED AS TO FORM AND LEGALITY: CITY ATTORNEY DATE: ADOPTED: EFFECTIVE: Case No. ZA05 -050 Attachment G Page 7 EXHIBIT "A" Being Lot 2, Pecan Creek Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 8248, Plat Records, Tarrant County, Texas, and portions of the previously existing Dilg Place, being approximately 435 acres. Baylor Medical Office Building LEGAL DESCRIPTION WHEREAS, Eliot House (brews) Partners 1, L.P., acting by and through the undersigned, its duly authorized agent, is the sole owner of a tract of land situated in the City of Southlake, Tarrant County, Texas out of the U.W. Knight Survey, Abstract No. 899, and being all of Lot 2, Block 1, Pecan Creek, according to the plat thereof recorded in Cabinet A, Slide 8248, Plat Records, Tarrant County, Texas, and being the remainder of the property conveyed to Eliot House (Brews) Partners I, L.P. according to the deeds recorded in Volume 15194, Page 464, and Volume 15194, Page 466, Deed Records, Tarrant County and being more particularly described by metes and bounds as follows: BEGINNING at an "X" set in concrete at the northwest corner of said Lot 2, the northeast corner of Lot 1, Block I, of said Pecan Creek, and lying in the southerly right -of -way line of Southlake Blvd. (F.M. 1709) (Variable -width right -of -way); THENCE, along said southerly right-of-way line, North 89 degrees, 34 minutes, 26 seconds East, a distance of 1.53 feet to an "X" set in concrete; THENCE, continuing along said southerly right -of -way line, North 87 degrees, 39 minutes, 54 seconds East, a distance of 103.32 feet to a 112" iron rod found with plastic cap stamped "Bury & Pittman ", the northeast comer of said Lot 2, the northwest corner of Lot 9, Q.W. Knight No. 899 Addition according to the plat thereof recorded in Cabinet A, Slide 4650, Plat Records, Tarrant County, Texas; THENCE, departing said southerly right -of -way line, and along the common line of said Lot 2 and Lot 9, South 18 degrees, 20 minutes, 13 seconds East, passing the southeast corner of said Lot 2, at 404.07 feet, and continuing along the west line of said Lot 9 a total distance of 533.69 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5199 "; THENCE, continuing along said west line, South 00 degrees, 24 minutes, 37 seconds East, a distance of 295.36 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5199 ", the northeast comer of Proposed Zena Rucker Road (a proposed 60' right-of-way) THENCE, along the north line of said Proposed Zena Rucker Road, North 88 degrees, 58 minutes, 38 seconds West, a distance of 234.77 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5199 ", the beginning of a curve to the right; THENCE, along said curve to the right through a central angle of 26 degrees, 11 minutes, 1 I seconds, a radius of 370.00 feet, an arc length of 169.10 feet, a chord bearing of North 75 degrees, 53 minutes, 02 seconds West, a chord distance of 167.64 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5199" THENCE, continuing along said north line, North 62 degrees, 47 minutes, 27 seconds West, a distance of 58.71 feet to a 518" iron rod set with red plastic cap stamped "R.P.L.S. 5199 ", lying in the east Iine of Lot 2R, Block 60, Timarron Addition, Phase 5, according to the plat thereof recorded in Cabinet A, Slide 4395, Plat Records, Tarrant County, Texas; Case No. ZA05 -050 Attachment G Page 8 THENCE, along the east line of said Lot 2R, North 01 degrees, 01 minutes, 22 seconds East, a distance of 131.48 feet to a 518" iron rod found with plastic cap stamped "Bury & Partners ", the southwest corner of Lot 3, Block 1, Pecan Creek, according to the plat thereof recorded in Cabinet A, Slide 8521, Plat ,Records, Tarrant County, Texas, Block 1; THENCE, along the south line of said Lot 3, East, a distance of 182.53 feet to an "X" set in concrete, the southeast corner of said Lot 3; THENCE, along the east line of said Lot 3, North, a distance of 205.80 feet to an "X" set in concrete, the beginning of a curve to the right; THENCE, along said east line, and along the common line of said Lot 1 and Lot 2, Block 1, and along said curve to the right through a central angle of 1.9 degrees, 20 minutes, 31 seconds, a radius of 100.00 feet, an are length of 33.76 feet, a chord bearing of North 09 degrees, 40 ininutes, 15 seconds East, a chord distance of 33.60 feet to an "X" set in concrete, the end of said curve; THENCE, continuing along the common line of said Lot 1 and Lot 2, North 19 degrees, 20 minutes, 31 seconds, East, a distance of 117.12 feet to an "X" set in concrete, the beginning of a curve to the left; THENCE, continuing along said common line, and along said curve to the left through a central angle of 46 degrees, 57 minutes, 47 seconds, a radius of 152.00 feet, an arc length of 124.59 feet, a chord bearing of North 04 degrees, 08 minutes, 22 seconds West, a chord distance of 121.13 feet to an "X" set in concrete, the end of said curve; THENCE, continuing along said common line, North 27 degrees, 37 minutes, lb seconds, West, a distance of 79.49 feet to an "X" set in concrete, the beginning of a curve to the right; THENCE, continuing along said common line, and along said curve to the right through a central angle of 26 degrees, 21 minutes, 28 seconds, a radius of 75.00 feet, an arc length of 34.50 feet, a chord bearing of North 14 degrees, 26 minutes, 32 seconds West, a chord distance of 34.20 feet to an "X" set in concrete, the end of said curve; THENCE, continuing along said common line, North 01 degrees, 15 minutes, 48 seconds West, a distance of 20.55 feet to the POINT OF BEGINNING, and containing 189,623 square feet or 4.3532 acres of land, more or less. Case No. ZA05 -050 Attachment G Page 9 �1 CA �,� E W4 W4 Z LU .j x J D y IL Ui MR O IN LEGEND afnPllsE5PEAwaIC WAX o D W WRN mom NNE! WX O M1 o mom NNE! WX O M1 O M w IL FJU GRAPHIC SCALE V) PENDING MUNCIL APPROVAL 475.2095 SITE PLAN EXHIBIT - 204 SPACES Adams EN'GIN L: i.. RECD AUG THE CIRRUS (iRoljp "S -P -1" Generalized Site Plan District for This site shall comply with all conditions of the City of Southlake Comprehensive Zoning Ordinance No. 480, as amended, as it pertains to the "O -1 "- Office District uses and regulations with the following exceptions: Permitted Uses The permitted uses shall be limited to the following: a. Office Uses 1. Chiropractors; 2. Dentists; 3. optometrists; 4. Other offices of a business and/or professional nature providing medical services not including the retail sale, fabrication, manufacture or production of goods or merchandise. 5. Physicians; G. Podiatrists; 7. Psychiatrists; 8. Psychologists; 9. Physical Therapist Office pp ti f %105 b. Community Facility Uses 1. Public, semi- public and private parks; 2. Recreation and open space to include playgrounds, parkways, greenbelts, ponds and lakes, botanical gardens, pedestrian paths, bicycle paths, equestrian bridal trails, nature centers, and bird and wildlife sanctuaries; C. Incidental Uses 1. Incidental use such as Pharmacy must be incidental to the principal use and shall not occupy more than 15% of the floor area of the building. Development Regulations: a. Parking Requirement of 1 space per 200 Gross Square Feet of building area. Case No. Attachment G ZA05 -050 Page 12