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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