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Item 7ACity of Southlake Department of Planning S T A F F R E P O R T October 15, 2003 ZA03-072 CASE NO: Harris Methodist Southlake PROJECT: (zoning change and concept plan) REQUEST: On behalf of Cambridge 114, Inc., HKS, Inc. is requesting approval of a zoning change with concept plan in order to modify the building size and impervious coverage regulations. Consider approval of first reading for zoning change and concept plan ACTION NEEDED: ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Concept Plan Review Summary (E) Surrounding Property Owners Map (F) Surrounding Property Owners Responses (G) Ordinance No. 480-294b (H) Full Size Plans (for Commission and Council Members Only) STAFF CONTACT: Dennis Killough (481-2073) Bruce Payne (481-2036) Case No. ZA03-072 BACKGROUND INFORMATION OWNER: Cambridge 114, Inc. APPLICANT: HKS, Inc. PURPOSE: The purpose of this request is to receive approval of a revised concept plan. PROPERTY SITUATION: The property is located on the south side of E. Southlake Boulevard (FM 1709) approximately 1500 feet east of Carroll Avenue. LEGAL DESCRIPTION: Lot 1, Block 1, Gorbutt Addition LAND USE CATEGORY: Office Commercial CURRENT ZONING: “S-P-2” General Site Plan District with “O-1” Office District uses to include ambulatory surgery, imaging center, short stay beds, and associated services. REQUESTED ZONING: “S-P-2” General Site Plan District with “O-1” Office District uses to include ambulatory surgery, imaging center, short stay beds, and associated services. HISTORY: -A Final Plat was approved by the City Council on June 15, 1982. -City Council approved a zoning change request and Concept Plan on January 19, 1999. -A zoning change request and revise Concept Plan was approved on April 11, 2003. -A Site Plan was also approved by City Council on April 11, 2003. P&Z ACTION: October 9, 2003; Approved (6-0) subject to Site Plan Review Summary No. 2, dated October 3, 2003, as presented. STAFF COMMENTS: Attached is Site Plan Review Summary No. 2, dated October 3, 2003. Revised The purpose of the revision is to accommodate the services that are to be provided by the development including the specific building program, functional relationships, and final user groups. The specific changes to the concept plan include:  An increase in the gross area of the proposed hospital from 31,000 square feet to 37,500 square feet.  An increase in the footprint of the medical office building to incorporate a one-story component on the northeast corner of the building.  An increase in the impervious coverage from 66 percent to 70 percent.  Incorporating the use of underground parking as part of Phase 2. Case No. Attachment A ZA03-072Page 1 The applicant is requesting the following variance:  Driveway Stacking: The required stacking depth for drives accessing this site is 150 feet. The City Council approved a stacking depth of approximately 120 feet for the east drive on April 11, 2003. The applicant is requesting a stacking depth of approximately 100 feet. The applicant is proposing “O-1” uses and development regulations except as follows: 1.Adds the following uses to the permitted uses: a.Ambulatory surgery, imaging center, short stay beds, and associated services b.Medical related retail, such as pharmacy and durable medical goods. 2.Under accessory uses: a.Allow the carport (canopy) for physician’s parking as a permitted accessory use, limited to 43 spaces as shown on the concept plan. b.Allow underground parking as part of Phase 2, limited to 60 spaces. 3.The maximum impervious coverage shall not exceed 70 percent of the total lot area. 4.The north bufferyard shall be a 20 foot – Type ‘M’ bufferyard. N:\Community Development\WP-FILES\MEMO\2003cases\03-072ZCP.doc Case No. Attachment A ZA03-072Page 2 Case No. Attachment B ZA03-072Page 1 Case No. Attachment C ZA03-072Page 1 Case No. Attachment C ZA03-072Page 2 Case No. Attachment C ZA03-072Page 3 Case No. Attachment C ZA03-072Page 4 Case No. Attachment C ZA03-072Page 5 Case No. Attachment C ZA03-072Page 6 Case No. Attachment C ZA03-072Page 7 Case No. Attachment C ZA03-072Page 8 CONCEPT PLAN REVIEW SUMMARY ZA03-072Two10/03/03 Case No.: Revised Review No.: Date of Review: Concept Plan Project Name: – Harris Methodist Southlake APPLICANT: HKS, Inc. ENGINEER: Raymond L. Goodson, Jr., Inc. John Hessler, AIA Stuart Markussen 1919 McKinney Ave 5445 La Sierra, Suite 300, LB 17 Dallas, TX 75201 Dallas, TX 75231 Phone: (214) 969-5599 Phone: (214) 739-8100 Fax: (214) 969-3397 Fax: CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 09/22/03 AND 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 BEN BRYNER AT (817) 481-2086. DEVELOPMENT REGULATIONS 1.The applicant is proposing the following development regulations: a)Adding the following “C-3” uses to the permitted uses: i)Ambulatory surgery, imaging center, short stay beds, and associated services ii)Medical related retail, such as pharmacy and durable medical goods. b)The maximum impervious coverage shall not exceed 70 percent of the total lot area. c)The north bufferyard shall be a 20’ – Type “M” bufferyard. d)Under accessory uses: i)Allow the carport (canopy) for physician’s parking as a permitted accessory use, limited to 43 spaces as shown on the site plan. ii)Allow underground parking as part of Phase 2, limited to 60 spaces. CONCEPT PLAN 1.Correct the stacking depth of the east drive to be 120’. Staff measured the stacking depth to be approximately 100’. The required stacking depth for drives accessing this site is 150’. The City (A variance has been Council approved a stacking depth of approximately 120’ for the east drive. requested.) Case No. Attachment D ZA03-072Page 1 2.Label all curb radii adjacent to the fire lane providing a minimum radius of 30’. INFORMATIONAL COMMENTS * 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 review is based on the “O-1” Zoning District Regulations. * 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 per § 43.13c, Ordinance 480, as amended. •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. •Interior landscaping per Landscape Ordinance No. 544. •Fire lanes must be approved by the City Fire Department. Case No. Attachment D ZA03-072Page 2 Surrounding Property Owners Harris Methodist Southlake Owner Zoning Land Use Acreage 1.Southlake Venture 1.NRPUD 1.Mixed Use 1.3.70 2.PKB Enterprises 2.NRPUD 2.Mixed Use 2.5.64 3.P. Bruton 3.SP2 3.Office Commercial 3.1.00 4.E. Taylor 4.O1 4.Office Commercial 4.1.52 5.M. Schelling 5.SP2 5.Office Commercial 5.4.80 6.City of Southlake 6.CS 6.Public/Semi-Public 6.1.50 7.R. Ingleis 7.SF20B 7.Med Density Residential 7.0.46 8.G. Hollingsworth 8.SF20B 8.Med. Density Residential 8.0.46 9.D. Weston 9.SF20B 9.Med. Density Residential 9.0.45 10.T. Livesay 10.SF20B 10.Med. Density Residential 10.0.45 11.M. Meyer 11.SF20B 11.Med. Density Residential 11.0.46 12.J. Davis 12.SF20B 12.Med. Density Residential 12.0.46 13.J. Pellettieri 13.SF20B 13.Med. Density Residential 13.0.46 14.S. Howell 14.SF20B 14.Med. Density Residential 14.0.46 15.C. Henning 15.SF20B 15.Med. Density Residential 15.0.46 16.C. Blucher 16.SF20B 16.Med. Density Residential 16.0.46 17.S.Carroll/1709, Ltd 17.SP2 17.Office Commercial 17.29.1 18.Tx. Health Resources 18.SP2 18.Office Commercial 18.12.4 Case No. Attachment E ZA03-072Page 1 Surrounding Property Owner Responses Harris Methodist Southlake Notices Sent: Seventeen (17) Responses: None Case No. Attachment F ZA03-072Page 1 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-294b 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 1, BLOCK 1, GORBUTT ADDITION, AN ADDITION TO THE CITY OF SOUTHLAKE, TARRANT COUNTY, TEXAS, ACCORDING TO THE PLAT RECORDED IN VOLUME 388-156, PAGE 12, PLAT RECORDS, TARRANT COUNTY, TEXAS, AND BEING APPROXIMATELY 12.47 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT “A” FROM “S-P-2” GENERALIZED SITE PLAN DISTRICT WITH “O-1” OFFICE DISTRICT USES AND THE “C-2” LOCAL RETAIL COMMERCIAL DISTRICT USE OF AMBULATORY SURGERY, IMAGING CENTER, AND ASSOCIATED SERVICES AND “O-1” OFFICE DISTRICT TO “S-P-2” GENERALIZED SITE PLAN DISTRICT WITH “O-1” OFFICE DISTRICT USES AND THE “C-3” LOCAL RETAIL COMMERCIAL DISTRICT USES OF AMBULATORY SURGERY, IMAGING CENTER, SHORT STAY BEDS, AND ASSOCIATED SERVICES TO INCLUDE MEDICAL RELATED RETAIL, SUCH AS PHARMACY AND DURABLE MEDICAL GOODS, AS DEPICTED ON THE APPROVED CONCEPT PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT “B”, SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local Government Code; and, WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the 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 Case No. Attachment G ZA02-124 Page 1 purpose of promoting the public health, safety, morals and general welfare, all in accordance with a comprehensive plan; and WHEREAS, the hereinafter described property is currently zoned as “S-P-2” Generalized Site Plan District with “O-1” Office District uses and the “C-2” Local Retail Commercial District use of ambulatory surgery, imaging center, and associated services and “O-1” Office 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 Case No. Attachment G ZA02-124 Page 2 of the buildings, and encourage the most appropriate use of the land throughout this City; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public necessity for the zoning changes, that the public demands them, that the public interest clearly requires the amendments, and that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and, WHEREAS, the City Council of the City of Southlake, Texas, does find that the changes in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health and the general welfare, provides adequate light and air, prevents the over-crowding of land, avoids undue concentration of population, and facilitates the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; and, WHEREAS, the City Council of the City of Southlake, Texas, has determined that there is a necessity and need for the changes in zoning and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the tract or tracts of land requested for a change since the tract or tracts of land were originally classified and therefore feels that the respective changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare of the community. 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 Case No. Attachment G ZA02-124 Page 3 below: Being Lot 1, Block 1, Gorbutt Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Volume 388-156, Page 12, Plat Records, Tarrant County, Texas, and being approximately 12.47 acres, and more fully and completely described in Exhibit “A” from “S-P-2” Generalized Site Plan District with “O-1” Office District uses and the “C-2” Local Retail Commercial District use of ambulatory surgery, imaging center, and associated services and “O-1” Office District to “S-P-2” Generalized Site Plan District with “O- 1” Office District uses and the “C-3” Local Retail Commercial District Uses Of Ambulatory Surgery, Imaging Center, Short Stay Beds, And Associated Services To Include Medical Related Retail, Such As Pharmacy And Durable Medical Goods as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit “B”, and subject to the specific conditions established in the motion of the City Council and attached hereto and incorporated herein as Exhibit “C.” 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 Case No. Attachment G ZA02-124 Page 4 needs and development of the community. They have been made after a full and complete hearing with reasonable consideration among other things of the character of the district and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. SECTION 5. That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances are in direct conflict with the provisions of this ordinance. SECTION 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of land described 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. Case No. Attachment G ZA02-124 Page 5 SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its caption and penalty together with a notice setting out the time and place for a public hearing thereon at least fifteen (15) days before the second reading of this ordinance, and if this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. SECTION 10. 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 ___________, 2003. _________________________________ MAYOR ATTEST: _________________________________ CITY SECRETARY PASSED AND APPROVED on the 2nd reading the _____ day of __________, 2003. Case No. Attachment G ZA02-124 Page 6 ________________________________ MAYOR ATTEST: ________________________________ CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: _________________________________ CITY ATTORNEY DATE:___________________________ ADOPTED:_______________________ EFFECTIVE:______________________ Case No. Attachment G ZA02-124 Page 7 EXHIBIT “A” Being Lot 1, Block 1, Gorbutt Addition, an addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Volume 388-156, Page 12, Plat Records, Tarrant County, Texas, and being approximately 12.47 acres. Case No. Attachment G ZA02-124 Page 8 EXHIBIT “B” Case No. Attachment G ZA 03-072 Page 9 Case No. Attachment G ZA 03-072 Page 10 EXHIBIT “C” This page reserved for the approved City Council motion. Case No. Attachment G ZA 03-072 Page 11