Item 6G
Department of Planning & Development Services
S T A F F R E P O R T
November 30, 2011
CASE NO:ZA11-058
PROJECT:Site Plan for Forest Park Medical Center at Southlake Phase I
EXECUTIVE
SUMMARY:
Southlake Land Holdings L.P. is requesting approval of a site plan for Phase I of Forest
Park Medical Center at Southlake (formerly known as Southlake Regional Medical
Center) on property described as the remainder of Block 1, Brightbill Addition and
Tracts 3E1A, 3E1B and 3E1C, Larkin H. Chivers Survey, Abstract No. 300, City of
Southlake, Tarrant County, Texas and located at 335 E. State. Highway 114 and 440 E
Highland St., Southlake, Texas. Current Zoning: S-P-2 – General Site Plan District.
SPIN Neighborhood # 7.
REQUEST:
Southlake Land Holdings L.P. is requesting approval of a site plan for Phase I of Forest
Park Medical Center at Southlake to revise the approved site plan to add a four level
parking structure and to relocate the emergency room entrance and the facilities
service yard. The first phase will include a three story, 54-bed, 140,000 square foot
hospital and a four-story, 80,000 square foot medical office building. The Phase I site
plan is consistent with the concept plan that was approved by City Council on July 17,
2007.
The following changes have been made to the plans since the Planning and Zoning
Commission recommended approval (7-0) on November 17, 2011:
1) The applicant has determined that the temporary construction office buildings
needed at the site will not comply with Zoning Ord. No. 480, Section 34.1(v),
which allows one temporary construction facility not to exceed 500 square feet
and only during actual construction for a period not to two (2) years. The
applicant is requesting approval of three construction office buildings totaling
approximately 6,070 square feet for a period of three years with approval of the
site plan. A request for a variance to the Masonry Ordinance requirements for
the construction office buildings will require separate action by City Council.
2) The applicant has changed the stucco façade labels on the hospital elevations
to allow the use of stucco or precast concrete panels with a stucco
appearance.
3) The plans have been revised to show the fountain relocated adjacent to the
frontage road of E. S.H. 114 and the parking and driveways revised in the
previously proposed location of the fountain.
4) The Tree Conservation Plan has been revised to show two trees that were to
be removed for a switchback on the internal sidewalk connection to now be
Case No.
ZA11-058
preserved with the relocation of the sidewalk connection. One tree that was
thought to be dead and that was shown as to be removed was found to be
alive and is now shown as to be preserved and one tree that was shown to be
preserved was found to be dead, so it is now shown as to be removed.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a site plan
ATTACHMENTS:
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information – Link to PowerPoint Presentation
(D) SPIN Report dated September 26, 2011
(E) Site Plan Review Summary No. 3 dated November 29, 2011
(F) Surrounding Property Owners Map and Responses
for Commission and Council Members Only
(G) Full Size Plans ()
STAFF CONTACT:
Ken Baker (748-8067)
Richard Schell (748-8602)
Case No.
ZA11-058
BACKGROUND INFORMATION
OWNER/
APPLICANT:
Southlake Land Holdings L.P.
PROPERTY SITUATION:
335 E State Hwy. 114 and 440 E Highland Street
LEGAL DESCRIPTION:
The remainder of Block 1, Brightbill Addition and Tracts 3E1A, 3E1B and
3E1C, Larkin H. Chivers Survey, Abstract No. 300.
LAND USE CATEGORY:
Retail Commercial, Office Commercial, Medium Density Residential, 100-Year
Floodplain
HISTORY:
-A plat for the Brightbill Addition was filed of record prior to annexation into the
City.
-"SF-1A" zoning was placed on a portion of the subject property with approval
of Comprehensive Zoning Ordinance No. 480 on September 19, 1989.
-A zoning change and concept plan (ZA07-052) from “AG” Agricultural and “SF-
1A” Single Family Residential to “S-P-2” Generalized Site Plan was approved
by City Council on July 17, 2007.
-A site plan (ZA08-080) for Phase I was approved by City Council January 20,
2009.
CURRENT ZONING:
“S-P-2” Generalized Site Plan District
TRANSPORTATION
ASSESSMENT:
Master Thoroughfare Plan
The Master Thoroughfare Plan recommends East State Highway 114 to have
300-feet to 500-feet of right-of-way. Adequate right-of-way exists for this road.
The Master Thoroughfare Plan recommends E. Highland Street to be a 3-lane,
undivided arterial street with 70 feet of right-of-way. Adequate right-of-way is
shown to be dedicated on the plan.
Existing Area Road Network and Conditions
The approved concept plan proposes that the site will have two (2) accesses
directly onto the eastbound service road of E. State Highway 114 and three (3)
accesses directly onto E. Highland Street. The Phase I site plan proposes the
two (2) driveways onto E. State Highway 114 and two (2) driveways onto E.
Highland Street. Common access easements have been provided for future
connection with the property to the west.
An updated traffic impact analysis has been submitted and is currently under
review by the City Engineer and City's traffic consultant. The site plan,
driveways and adjacent roadways may require revision subject to the
conclusion of that review.
PATHWAYS
MASTER PLAN:
The Pathways Master Plan recommends an 8-foot plus, multi-use trail along
the south side of E. State Highway 114 and a 6-foot sidewalk along the north
side of E. Highland Street. Both the trail and sidewalk are shown on the
approved concept plan and on the proposed site plan.
Case No. Attachment A
ZA11-058 Page 1
WATER & SEWER:
A 12-inch water line and a 10-inch sewer line exist along the south side of E.
Highland St. The applicant will be required to provide adequate water and
sanitary sewer service to the site as part of development of the property.
DRAINAGE:
On the approved site plan, the drainage from Phase I of this development is to
detention ponds along the east property line. On the proposed site plan, Phase
I of the development drains to an underground detention basin.
TREE PRESERVATION:
The proposed Tree Conservation Plan shows four trees to be removed that
were previously shown as to be saved. One tree that was shown as marginal is
now shown as to be removed.
SOUTHLAKE 2025
PLAN: 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.
PLANNING AND ZONING
COMMISSION ACTION:
November 17, 2011; Approved (7-0) subject to the applicant’s statement that
the water feature will be moved to the frontage road of S.H. 114 and the
parking lot will be modified to take out the roundabout, subject to the
applicant’s presentation, and subject to Revised Site Plan Review No. 2, dated
November 17, 2011.
STAFF COMMENTS:
A zoning change and concept plan from “AG” Agricultural and “SF-1A” Single
Family Residential to “S-P-2” Generalized Site Plan was approved by City
Council on July 17, 2007. Driveway spacing and stacking substantially conform
to the approved concept plan. A variance to the minimum 150 ft. stacking
Case No. Attachment A
ZA11-058 Page 2
depth that is required for driveways located on E. State Highway 114 and E.
Highland Street was granted by City Council to allow ±43 feet of stacking depth
for the driveways on E. State Highway 114 and ±35 ft. and ±23 ft. for the west
and east driveways on E. Highland Street, respectively. The minimum driveway
spacing along the SH 114 frontage road and an arterial street is 250 feet
between centerlines.A variance was granted to allow a ±146 ft. spacing to the
nearest existing drive to the east of the property on E. State Highway 114 and
a ± 194 ft. spacing to the nearest existing drive to the east on E. Highland
Street. TxDOT denied the location of the eastern drive on E. State Highway
114. The revised eastern driveway location provides ± 398 ft. spacing to the
nearest drive to the east of the property. Actions from that case are included
below.
-P&Z Action: June 7, 2007;
Approved (7-0) subject to Concept Plan Review
Summary No. 2, dated June 1, 2007; with the following changes and
recommendations:
With respect to permitted uses:
Exhibit C, Paragraph 2, striking ambulatory dispatch
o
Blood bank limited to accessory use to hospital; not available for retail
o
Cleaning, dry cleaning, and pressing services limited to hospital use
o
only; no retail
With respect to level of care that hospital will provide:
There will be no trauma type care and to be further defined and
o
clarified pursuant to licensing and legal requirements and languages
with the intended uses that are reflected in this application.
With respect to the development regulations:
Maximum allowed impervious coverage at 71%
o
Parking along SW half of the property along Highland to be eliminated
o
Eliminating 3 parking spaces along entrances on SH 114 on each side
o
Accepting the applicant’s willingness to include a landscape berm to
o
include evergreen landscaping not to exceed 36 inch off centers;
expected to grow to a mature height of 8 feet with initial plantings
ranging from 5 to 7 feet.
Berm to have centerline height of 3 ½ feet
o
With respect to the height of the proposed medical office buildings:
In the SW corner of the property – limited to 3 stories above ground in
o
height
In the NW corner of the property – limited to 4 stories above ground in
o
height
Included in Exhibit D, the applicant will have the option of complying with
the Concept Plan with the paragraphs included therein and also complying
with the SH 114 Corridor Overlay requirements.
With respect to the variances requested:
Granting the variances for driveway spacing requirements for the
o
entrance on the eastern part of SH 114 and also the SE entrance
along Highland
Granting variance in stacking depths
o
Case No. Attachment A
ZA11-058 Page 3
Granting variances for the parking garage landscape calculation
o
exclusions and the overall landscape requirements
Granting variance for the lot abutment public/private street
o
requirements subject to satisfactory reciprocal easement and access
agreements
City Council Action: June 19, 2007;
- Approved first reading (6-0) granting the
requested variances as approved by the Planning and Zoning Commission;
subject to Concept Plan Review Summary No. 2, dated June 1, 2007;
incorporating applicant’s presentation tonight and the agreement with the
homeowners as stated by the applicant; confirming and incorporating
underground utilities as described by the applicant; trees to be live oaks and
red oaks as well as other appropriate types of trees; requiring more detail on
building materials by the second reading with samples if possible; including
Exhibit ‘D’ as presented to City Council tonight; requiring developer to show
first phase of the development including landscaped areas; requiring clear
depictions of the views from the Highland Street residences; requiring any
construction entrances to be located on the State Highway 114 access road;
noting the applicant’s agreement to a 20 foot bufferyard along Highland Street
with 3 ½ foot berm; requiring that any roof-mounted mechanical equipment will
not be visible from State Highway 114; requiring internal sidewalks to be five
feet in width; and requiring shrub plantings to be five feet on center instead of
three feet.
-City Council Action: July 17, 2007;
Approved second reading (6-0) noting
approval will be subject to developer’s presentation which will be provided to
staff; subject to plans being submitted by the applicant; subject to Concept
Plan Review Summary No. 3, dated July 11, 2007; granting driveway spacing
and stacking depth variances; adding landscaping and bufferyard along the
entire State Highway 114 frontage with the first phase; requiring live oak or red
oak trees along the western edge of phase 1 with ornamentals; west elevation
of the west garage elevation needs additional review at the time of final
approval, especially if the adjacent site is not built; requiring the clock tower,
fountains, and entrance features (porte-cochere) in phase 1 to be built as
shown in the concept plan understanding that the top portion of the center, that
would be the bridge between the two buildings, will not be built in phase 1 and
the building heights may end up being slightly lower than shown in phase 1
with the maximum height of what is shown on plans; requiring developer to
retain existing buffers along Highland until construction of the phase adjacent
to the buffer, the landscaping and berm along Highland will be added in at the
commencement of construction of each phase as each phase is constructed;
requiring the pruning and trimming of any existing landscaping buffers along
Highland; requiring internal sidewalks to be a minimum of five feet in width;
requiring the masonry list to exclude tilt wall panels entirely; noting the number
of beds to be approximately 61 beds for phase 1, in-patient suites will all be
private suites; allowing a maximum of 358 beds; requiring the height of parking
garages closest to Highland – 5 levels maximum; requiring the parking garage
design - external building material (e.g. cast stone) of the parking garage
should be the same as the main buildings, cornice to match; regarding
landscaping – not granting the waiver on the parking garage footprint
requirements as requested; requiring parking along Highland to be limited to
phase 1 parking as shown on the plan (but revisit in Phase 2); parking ratios in
accordance with the development regulations and surface parking limited to
areas shown on the Concept Plan as parking or parking garages unless
approved by Council; requiring continuous planting along the Highland berm
Case No. Attachment A
ZA11-058 Page 4
with 3’ high berm and shrubs 5-6’ in height and the berm and shrubs together a
minimum of 12’ in height at maturity; and shrubs a maximum 5’ center to center
with accent and canopy trees based on ordinance); eliminating the nursing
home use as a permitted use; requiring the awning treatments which will make
the buildings look less institutional; and allowing no construction traffic on
Highland (construction entrance off of State Highway 114 only presupposing
TxDOT approval).
A site plan for Phase I of Southlake Regional Medical Center was approved by
City Council on January 20, 2009. The first phase of the approved site plan
includes a three story, 55-bed, 129,150 square foot hospital and a four-story,
80,000 square foot medical office building. The Phase I site plan is consistent
with the concept plan that was approved by City Council on July 17, 2007. The
specific types of masonry materials to be used have been added to the
elevations. A second option of the site plan has been added since the
nd
December 2 City Council meeting. The Option “B” site plan, east elevation
and landscape plan show the first floor of the medical office building footprint to
be extended to the east and south to accommodate the requirements of a
possible tenant. The upper floors have been adjusted to keep the overall floor
area at 80,000 square feet. Option “A” is the originally submitted floor plan with
one minor change. The screening wall is now shown to be 14’ instead of 10’
and it is articulated instead of straight. The Option “A” elevations also contain a
nd
few minor changes since the December 2 meeting. The clock tower design
changed to a scheme with two columns supporting the clock. A rooftop
equipment screen that was shown on the original renderings has been added
to the elevations. The windows on some elevations are larger and the location
of the stone veneer has been clarified. The applicant is requesting relief of the
requirement for a bufferyard adjacent to the detention area on the eastern
portion of the property. Also, the applicant has agreed to escrow the money for
the sidewalk along E. Highland until it is constructed to its ultimate cross-
section. Actions from this case are included below.
-P&Z Action:November 20, 2008
; Approved (7-0) and subject to Site Plan
Review Summary No. 4, dated November 20, 2008 with specific mention of the
Commissions approval to keep intact the previously approved Site Plan
regarding the sidewalk and berming detail on the southern border of the
property and to the extent that Highland will be widened and that right-of-way
will be compromised that various options will be presented to Council to ensure
that the Site Plan as recommended by the Commission is left in tact and those
alternatives could include a concrete curb and or various drainage ditch
options.
-City Council Action:
December 2, 2008
; Approved (7-0) to Table until December 16, 2008.
December 16, 2008
; Approved on consent (6-0) to Table until January 6, 2009.
January 6, 2009
; Approved on consent (7-0) to Table until January 20, 2009.
January 20, 2009
; Approved (6-0) subject to the applicant’s presentation at
this meeting and at the previous meeting; subject to the agreements that
have been set out; and subject to Site Plan Review Summary No. 7, dated
January 13, 2009.
Case No. Attachment A
ZA11-058 Page 5
Case No. Attachment B
ZA11-058 Page 1
SITE PLAN
Case No. Attachment C
ZA11-058 Page 1
Case No. Attachment D
ZA11-058 Page 1
Case No. Attachment D
ZA11-058 Page 2
Case No. Attachment D
ZA11-058 Page 3
SITE PLAN REVIEW SUMMARY
ZA11-058Three11/29/11
Case No.: Review No.: Date of Review:
Site Plan – Forest Park Medical Center at Southlake
Project Name:
APPLICANT: David Ransom OWNER:
Southlake Land Holdings, L.P. Southlake Land Holdings, L.P.
5400 Dallas Parkway 5400 Dallas Parkway
Frisco, TX 75034 Frisco, TX 75034
Phone: (214) 618-3800 Phone:
E-mail: david@landplan.net Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
11/29/11 AND WE OFFER THE FOLLOWING STIPULATIONS. THESE STIPULATIONS ARE HEREBY
MADE CONDITIONS OF SITE PLAN APPROVAL UNLESS SPECIFICALLY AMENDED BY THE CITY
COUNCIL. IF YOU HAVE ANY QUESTIONS OR NEED FURTHER CLARIFICATION, PLEASE CONTACT
RICHARD SCHELL AT (817) 748-8602 OR DENNIS KILLOUGH AT (817) 748-8072.
1. All driveways/points of ingess/egress must comply with the Driveway Ordinance No. 634, as
amended). Driveway spacing and stacking substantially conform to the approved concept plan.
For the east driveway onto E. State Highway 114, label and dimension the stacking depth
measured from the property/right of way line to the edge of the drives that permit cross
vehicular traffic to adjacent parking.
The stacking depth on that driveway is ±43 ft. A variance to
the minimum 150 ft. stacking depth that is required for driveways located on E. State Highway 114
and E. Highland Street was granted by City Council to allow ±43 feet of stacking depth for the
driveways on E. State Highway 114 and ±35 ft. and ±23 ft. for the west and east driveways on E.
Highland Street, respectively. The proposed plan shows the stacking for the driveways on E.
Highland at ±42 ft. for the west driveway and ±21 ft. for the east driveway. The minimum driveway
spacing along the SH 114 frontage road and an arterial street is 250 feet between centerlines.A
variance was granted to allow a ±146 ft. spacing to the nearest existing drive to the east of the
property on E. State Highway 114 and a ± 194 ft. spacing to the nearest existing drive to the east
on E. Highland Street. The proposed plan shows the driveway spacing to the nearest existing
driveway on E. State Highway 114 to be ±399 ft. and the spacing to the nearest driveway on E.
Highland St. to be ±190 ft.
2. The Lighting Plan (Sheet A3.00) photometric shows metal halide lighting in the Luminaire
Schedule. Please provide a photometric study based on high pressure sodium luminaires that
complies with Lighting Ordinance No. 693, as amended. The use of metal halide or LED lighting
will require City Council approval of a variance to the Lighting Ordinance.
3. In the event that the TIA recommends and/or TxDOT mandates deceleration lanes on E. State
Highway 114, the 8’ multi-use trail will have to be shifted onto hospital property and bufferyards will
have to be relocated. Please verify that the trail and bufferyards can be relocated and still comply
with the Zoning Ordinance and Landscape Ordinance regulations for bufferyards, interior
landscaping and impervious coverage. Also, a pedestrian access easement will be required if the
trail must be located on hospital property and not in the right of way.
4. Provide a detail or rendering of the proposed fountain and ensure that the landscape plan will
accommodate the proposed location and size of the fountain.
Case No. Attachment E
ZA11-058 Page 1
5. Update the Proposed Utility Plan and Drainage Area Map to show the relocated fountain and
revisions to the parking and driveways in the previous location of the fountain.
6. Show and label the width and type of surface for all pedestrian walks, malls, and open areas for
use by tenants or the public. Provide sidewalks and/or trails in compliance with the Subdivision
Ordinance No. 483, as amended and the Master Pathways Plan. Please make the following
changes:
a. The Pathways Master Plan recommends a 6-foot sidewalk along the north side of E.
Highland Street. Please label and dimension the sidewalk along E. Highland St. as a 6’
sidewalk. A pedestrian access easement will be required if the trail must be located on
hospital property and not in the right of way.
b. Change the legend symbol on Sheet A2.00 for the sidewalks to match the striped symbol
used on the plan.
c. Remove the hatched area just inside the property line along E. Highland St. The hatched
symbol matches the symbol used for internal sidewalks in the legend, but the sidewalk is
also shown in the correct location with the striped symbol that needs to be addressed in
comment 3.b.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
E-mail: kmartin@ci.southlake.tx.us
TREE CONSERVATION COMMENTS:
* The proposed Tree Conservation Plan shows four trees to be removed that were previously shown as
to be saved. One tree that was shown as marginal is now shown as to be removed.
*. Because of the recent drought conditions some of the existing trees may not still be healthy or alive. It
would be in the applicant’s best interest toward the proposed preservation of the existing trees to
asses trees proposed to be preserved and ensure that they are still healthy enough to be properly
preserved. The submitted Tree Conservation Plan may need to be updated to reflect the health of the
existing trees.
* Please be aware that all existing trees shown to be preserved on the City Council approved Tree
Conservation Plan must be preserved and protected during all phases and construction of the
development. Alteration or removal of any of the existing trees shown to be preserved on the approved
Tree Conservation Plan is a violation of the Tree Preservation Ordinance and the zoning as approved
by the Southlake City Council. Please ensure that the layout of all structures, easements, utilities,
structures grading, and any other structure proposed to be constructed do not conflict with existing
trees intended to be preserved.
LANDSCAPE COMMENTS:
* Parking lot islands shall have a minimum width of 12’ back-to-back if curbed or 13’ edge-to-edge if no
curb is intended, and shall be equal to the length of the parking stall. All parking planter islands in
parking areas shall contain a minimum of one (1) canopy tree with the remaining area in shrubs,
ground cover, ornamental grasses or seasonal color. Planter islands which have light poles for lighting
the parking areas may substitute two (2) understory/accent trees for the required canopy tree.
Case No. Attachment E
ZA11-058 Page 2
* The applicant is proposing to take existing tree credits for the existing trees proposed to be preserved
within the north bufferyard area. Please ensure that all trees proposed to be preserved and taken
credits for are in healthy condition and able to be preserved as proposed. Any trees that are dead or
removed would affect the amount of existing tree credits allowed to be taken and the proposed plans
would need to be revised accordingly.
Public Works/Engineering Review
Alex Ayala, P.E.
Civil Engineer
Phone: (817) 748-8274
E-mail: aayala@ci.southlake.tx.us
GENERAL COMMENTS:
1. The widening of E. Highland Street to include a continuous left turn lane may require construction of
the proposed sidewalk to be within a dedicated easement on the hospital property and should be
integrated with the screening berm and landscaping.
2. A TIA was conducted in 2007 which did not address SH 114 or the need for deceleration lanes along
SH 114 frontage road based on the number of trips indicated. The volumes predicted exceed
TxDOT’s typical right-turn lane thresholds. Ultimately, TxDOT will determine whether deceleration
lanes are required. TxDOT approval for the driveway locations and deceleration lanes will be required
prior to beginning construction. Note that in the event that TxDOT mandates deceleration lanes, a
revised site plan may require approval by the City Council.
3. The Conclusions section of the TIA addresses the provisions of left turn lanes on Highland Street and
indicates that left turn lanes are not warranted. The analysis presented assumes a continuous left
turn lane is provided on Highland Street and the volumes presented appear to exceed AASHTO
guidelines for providing left turn lanes on a two lane roadway. There is no analysis presented in the
study to support the conclusion that turn lanes are not warranted.
* A ROW permit shall be obtained from the Public Works Operations Department for connections with
the City’s sewer, water or storm drain inlets. Contact Public Works Operations at (817) 748-8082.
* Show proposed sidewalks on proposed streets. See Master Pathways Plan.
* Minimum 30’ curb return radii are needed on proposed driveways onto SH 114 nd Highland.
* Show the dimensions for the proposed driveways, including any medians. The driveway ordinance
allows 40’ maximum width for a commercial driveway.
* Sight distances will be required to conform to AASHTO guidelines on adjacent collectors and arterials.
* Use the City of Southlake GPS monuments whenever possible.
EASEMENTS:
1. Provide all necessary easements for water, sanitary sewer and drainage. Easements shall be 15’
minimum and located on one lot – not centered on the property line. A 20’ easement is required if
both storm sewer and sanitary sewer will be located within the easement.
2. A drainage easement will be required for the underground detention basin.
3. A 15’ utility or water easement is required around fire hydrants.
Case No. Attachment E
ZA11-058 Page 3
WATER AND SEWER COMMENTS:
* Fire hydrant shall be spaced a maximum of 300 linear feet apart, or 600 linear feet if buildings are
sprinkler. Fire hydrants must be located in an easement.
* The water meters must be located in an easement or right-of-way.
* The fire line may need to be separate from the service lines.
* All sewer lines in easements or ROW must be constructed to City standards.
* Adequate separation between the water and sanitary sewer shall meet or exceed TCEQ requirements.
* Water and sewer lines cannot cross property lines without being in a public easement or in the ROW.
All waterlines in easements or ROW must be constructed to City standards.
DRAINAGE COMMENTS:
* The drainage design of the site is being reviewed as part of the construction plan submittal.
* Approval from TxDOT will be required to discharge the underground storage basin into the existing 36”
RCP along SH 114 frontage road.
* Site drainage is being conveyed onto SH 114 frontage road at the main driveway, east of the parking
lot. Capacity of the existing system will need to be verified with TxDOT.
* This property drains into a Critical Drainage Structure #9 and requires a fee to be paid prior to
beginning construction.
* Calculations will be required to verify that the street and the proposed curb inlets will be able to handle
the volume of storm water at proposed conditions.
* All storm sewers collecting runoff from the public street shall be RCP.
* The discharge of post development runoff must have no adverse impact on downstream properties
and meet the provisions of Ordinance # 605. This ordinance also states the easement requirements
for storm drain.
INFORMATIONAL COMMENTS:
*
Submit 5 copies of the civil construction plans (22” x 34” full size sheets) and a completed
Construction Plan Checklist as part of the first submittal for review directly to the Public Works
Administration Department. The plans shall conform to the most recent construction plan checklist,
standard details and general notes which are located on the City’s website.
http://www.cityofsouthlake.com/PublicWorks/engineeringdesign.asp
*
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.
*
A Developer’s Agreement will be required for this development and will need to be approved by the
City Council prior to any construction of public infrastructure. Construction plans for these
improvements must be acceptable to Public Works prior to placing the Developer’s Agreement on the
City Council agenda for consideration.
Case No. Attachment E
ZA11-058 Page 4
*
A separate bond will be required for the Maintenance Bond and bound only unto the City of Southlake
for a period of two years for all development projects. The Maintenance Bond cannot be tied to the
Performance and Payment Bond in any way.
*
Any hazardous waste being discharged must be pretreated, Ordinance No. 836.
* This review is preliminary. Additional requirements may be necessary with the review of
construction plans.
GENERAL INFORMATIONAL COMMENTS:
* No review of proposed signs is intended with this site plan. A separate building permit is required
prior to construction of any signs.
* All mechanical equipment must be screened of view right-of-ways and residential properties in
accordance with the Zoning Ordinance No. 480, as amended.
* All lighting must comply with the Lighting Ordinance No. 693, as amended.
* All development must comply with the Drainage Ordinance No. 605 and the Erosion and Sediment
Control Ordinance No. 946, as amended.
* Driveways must be located in common access easements if the property will be divided into
separate lots.
* Development must comply with all requirements in Zoning Ordinance No. 480, Section 43, Overlay
Zones.
* The applicant should be aware that prior to issuance of a building permit a Plat must be processed
and filed in the County Plat Records, a fully corrected site plan, landscape plan, irrigation plan,
and building plans, must be submitted for approval and all required fees must be paid. This may
include but not be limited to the following fees: Park Fee, Perimeter Street Fee, Water & Sewer
Impact and Tap Fees, and related Permit Fees.
* The Planning and Zoning Commission and City Council motions from the approved zoning and
concept plan and site plan cases are provided below for informational purposes. Staff
recommends incorporating these previous conditions of approval into the proposed plans.
Planning and Zoning Commission Motion for Zoning and Concept Plan (ZA07-052)
Approved June 7, 2007
Approved (7-0) subject to Concept Plan Review Summary No. 2, dated June 1, 2007; with the
following changes and recommendations:
With respect to permitted uses:
Exhibit C, Paragraph 2, striking ambulatory dispatch
o
Blood bank limited to accessory use to hospital; not available for retail
o
Cleaning, dry cleaning, and pressing services limited to hospital use
o
only; no retail
With respect to level of care that hospital will provide:
Case No. Attachment E
ZA11-058 Page 5
There will be no trauma type care and to be further defined and
o
clarified pursuant to licensing and legal requirements and languages
with the intended uses that are reflected in this application.
With respect to the development regulations:
Maximum allowed impervious coverage at 71%
o
Parking along SW half of the property along Highland to be eliminated
o
Eliminating 3 parking spaces along entrances on SH 114 on each side
o
Accepting the applicant’s willingness to include a landscape berm to
o
include evergreen landscaping not to exceed 36 inch off centers;
expected to grow to a mature height of 8 feet with initial plantings
ranging from 5 to 7 feet.
Berm to have centerline height of 3 ½ feet
o
With respect to the height of the proposed medical office buildings:
In the SW corner of the property – limited to 3 stories above ground in
o
height
In the NW corner of the property – limited to 4 stories above ground in
o
height
Included in Exhibit D, the applicant will have the option of complying with
the Concept Plan with the paragraphs included therein and also complying
with the SH 114 Corridor Overlay requirements.
With respect to the variances requested:
Granting the variances for driveway spacing requirements for the
o
entrance on the eastern part of SH 114 and also the SE entrance
along Highland
Granting variance in stacking depths
o
Granting variances for the parking garage landscape calculation
o
exclusions and the overall landscape requirements
Granting variance for the lot abutment public/private street
o
requirements subject to satisfactory reciprocal easement and access
agreements
City Council Motion for Zoning and Concept Plan (ZA07-052)
st
1 Reading Approved June 19, 2007
Approved first reading (6-0) granting the requested variances as approved by the Planning and Zoning
Commission; subject to Concept Plan Review Summary No. 2, dated June 1, 2007; incorporating
applicant’s presentation tonight and the agreement with the homeowners as stated by the applicant;
confirming and incorporating underground utilities as described by the applicant; trees to be live oaks
and red oaks as well as other appropriate types of trees; requiring more detail on building materials by
the second reading with samples if possible; including Exhibit ‘D’ as presented to City Council tonight;
requiring developer to show first phase of the development including landscaped areas; requiring clear
depictions of the views from the Highland Street residences; requiring any construction entrances to
be located on the State Highway 114 access road; noting the applicant’s agreement to a 20 foot
bufferyard along Highland Street with 3 ½ foot berm; requiring that any roof-mounted mechanical
equipment will not be visible from State Highway 114; requiring internal sidewalks to be five feet in
width; and requiring shrub plantings to be five feet on center instead of three feet.
City Council Motion for Zoning and Concept Plan (ZA07-052)
Case No. Attachment E
ZA11-058 Page 6
nd
2 Reading Approved July 17, 2007
Approved second reading (6-0) noting approval will be subject to developer’s presentation which will
be provided to staff; subject to plans being submitted by the applicant; subject to Concept Plan Review
Summary No. 3, dated July 11, 2007; granting driveway spacing and stacking depth variances; adding
landscaping and bufferyard along the entire State Highway 114 frontage with the first phase; requiring
live oak or red oak trees along the western edge of phase 1 with ornamentals; west elevation of the
west garage elevation needs additional review at the time of final approval, especially if the adjacent
site is not built; requiring the clock tower, fountains, and entrance features (porte-cochere) in phase 1
to be built as shown in the concept plan understanding that the top portion of the center, that would be
the bridge between the two buildings, will not be built in phase 1 and the building heights may end up
being slightly lower than shown in phase 1 with the maximum height of what is shown on plans;
requiring developer to retain existing buffers along Highland until construction of the phase adjacent to
the buffer, the landscaping and berm along Highland will be added in at the commencement of
construction of each phase as each phase is constructed; requiring the pruning and trimming of any
existing landscaping buffers along Highland; requiring internal sidewalks to be a minimum of five feet
in width; requiring the masonry list to exclude tilt wall panels entirely; noting the number of beds to be
approximately 61 beds for phase 1, in-patient suites will all be private suites; allowing a maximum of
358 beds; requiring the height of parking garages closest to Highland – 5 levels maximum; requiring
the parking garage design - external building material (e.g. cast stone) of the parking garage should
be the same as the main buildings, cornice to match; regarding landscaping – not granting the waiver
on the parking garage footprint requirements as requested; requiring parking along Highland to be
limited to phase 1 parking as shown on the plan (but revisit in Phase 2); parking ratios in accordance
with the development regulations and surface parking limited to areas shown on the Concept Plan as
parking or parking garages unless approved by Council; requiring continuous planting along the
Highland berm with 3’ high berm and shrubs 5-6’ in height and the berm and shrubs together a
minimum of 12’ in height at maturity; and shrubs a maximum 5’ center to center with accent and
canopy trees based on ordinance); eliminating the nursing home use as a permitted use; requiring the
awning treatments which will make the buildings look less institutional; and allowing no construction
traffic on Highland (construction entrance off of State Highway 114 only presupposing TxDOT
approval).
Planning and Zoning Commission Motion for Site Plan (ZA08-080)
Approved November 20, 2008
Approved (7-0) and subject to Site Plan Review Summary No. 4, dated November 20, 2008 with
specific mention of the Commissions approval to keep intact the previously approved Site Plan
regarding the sidewalk and berming detail on the southern border of the property and to the extent that
Highland will be widened and that right-of-way will be compromised that various options will be
presented to Council to ensure that the Site Plan as recommended by the Commission is left in tact
and those alternatives could include a concrete curb and or various drainage ditch options.
City Council Motion for Site Plan (ZA08-080)
Approved January 20, 2009
Approved (6-0) subject to the applicant’s presentation at this meeting and at the previous meeting;
subject to the agreements that have been set out; and subject to Site Plan Review Summary No.
7, dated January 13, 2009.
* Denotes Informational Comment
Case No. Attachment E
ZA11-058 Page 7
SURROUNDING PROPERTY OWNERS
Forest Park Medical Center at Southlake
SPO # Owner Zoning Land Use Acreage Response
Medium Density Residential, 100-Year Flood
1. NR
Southlake Land Holdings Lp SP2 21.23
Plain, Retail Commercial, Office Commercial
Cook, William M B2 100-Year Flood Plain 4.34
2. NR
Medium Density Residential, Office
3. NR
White Chapel Village Ctr Prt C3 6.33
Commercial, Retail Commercial
Medium Density Residential, Retail
4. NR
White Chapel Village Ctr Prt C3 2.70
Commercial
Medium Density Residential, Retail
5. NR
White Chapel Village Ctr Prt C3 2.90
Commercial
100-Year Flood Plain, Medium Density
6. NR
Milner Limited Partnership AG 10.69
Residential, Mixed Use
100-Year Flood Plain, Medium Density
7. NR
J G J Inc AG Residential, Low Density Residential, Mixed 49.94
Use
Medium Density Residential, Office
8. NR
White Chapel Village Ctr Prt CS 3.03
Commercial, Retail Commercial
Case No. Attachment F
ZA11-058 Page 1
Medium Density Residential, Office
9. NR
White Chapel Village Ctr Prt SF1-A 2.20
Commercial, Retail Commercial
White Chapel Village Ctr Prt SF1-A Medium Density Residential 1.09
10. NR
White Chapel Village Ctr Prt SF1-A Medium Density Residential 1.36
11. NR
Derose, Mark E SF1-A Medium Density Residential 2.04
12. NR
Stacy, James R Jr Etux Erin M SF20B Medium Density Residential 0.42
13. NR
Lehman, Joni V SF20B Medium Density Residential 0.38
14. NR
Patterson, Shannon J SF20B Medium Density Residential 0.44
15. NR
Lybrand, Wm T Etux Patricia E SF20B Medium Density Residential 0.25
16. NR
Hines Southlake Land Lp ECZ Mixed Use, Mixed Use, Retail Commercial 47.67
17. NR
Hines Southlake Land Lp ECZ Mixed Use, Mixed Use 0.53
18. NR
Childrens Med Center Of Dallas ECZ Mixed Use, 100-Year Flood Plain, Mixed Use 9.94
19. NR
Hines Southlake Land Lp ECZ Mixed Use, Mixed Use 0.06
20. NR
Medium Density Residential, Retail
21. NR
Southlake Land Holdings Lp SP2 3.48
Commercial
Medium Density Residential, Retail
22. NR
Southlake Land Holdings Lp SP2 2.80
Commercial
Medium Density Residential, Retail
23. NR
Southlake Land Holdings Lp SP2 3.28
Commercial
Cook, H W AG Medium Density Residential 3.17
24. NR
Silveroak Land Dev Co Llc RPUD Medium Density Residential 5.21
25. NR
Madden, Helen Louise AG Medium Density Residential 0.80
26. NR
Lafavers, Mike Etux Doris AG Medium Density Residential 0.76
27. NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Surrounding Property Owner Responses
Forest Park Medical Center at Southlake
Notices Sent:
Twenty-seven (27)
Responses Received:
None (0)
Case No. Attachment F
ZA11-058 Page 2