Item 4DCITY OF
SOUTHLAI<,-E
Department of Planning & Development Services
STAFF REPORT
August 13, 2014
CASE NO: ZA14-021
PROJECT: Zoning Change and Site Plan for Silver Ridge Assisted Living Phase II
EXECUTIVE
SUMMARY: The applicant G&A Consultants, LLC is requesting approval of a Zoning
Change and Site Plan for Silver Ridge Assisted Living Phase II from "S-P-1"
Detailed Site Plan District to "S-P-1" Detailed Site Plan District for the purpose
of developing an additional 9,000 square foot Alzheimer assisted care building
to the existing 34,000 square foot Silver Ridge Assisted Living facility on 5.9
acres located at 600 N. Kimball Avenue and 1975 to 2001 E. Kirkwood
Boulevard. SPIN Neighborhood #4
DETAILS: G&A Consultants, LLC is requesting approval of a Zoning Change and Site
Plan for Silver Ridge Assisted Living Phase II from "S-P-1" Detailed Site Plan
District to "S-P-1" Detailed Site Plan District for the purpose of developing an
additional 9,000 square foot building (Lot 8) to the existing 34,000 square foot
Silver Ridge Assisted Living facility which was approved by City Council in 2012
under Planning Case ZA12-064. The new building will specifically be used as a
Type B licensed, secure memory care facility for Alzheimer patients. The
following is a site data summary showing the existing, conditions proposed on
the June 3, 2014 Council meeting and the currently proposed conditions.
Silver Ridge
Phase
11
Presented at
Proposed
Total
(Phase I)
Council 6-3-2014
8-19-2014
Zoning
"S-P-1"
"S-P-1"
"S-P-1"
-
Land Use
Mixed Use
Mixed Use
Mixed Use
-
Land Area
5.2 acres
0.7 acres
0.9
6.1
acres
Total Floor Area
33,713 sq. ft.
9,000 sq. ft.
9,546 sq. ft.
43,259
sq. ft.
Assisted Living Floor Area
22,520 sq. ft.
_
22,520
sq. ft.
Alzheimer Care Floor Area
8,970 sq. ft.
9,000 sq. ft.
9,546 sq. ft.
18,516
sq. ft.
Respite Care Floor Area
2,223 sq. ft.
-
-
2,223
sq. ft.
Number of Buildings
3
1
1
4
Number of Units
41
14
14
55
Number of Beds
55
22
22
77
Number of Lots
1
1
1
2
Parking Spaces
38
9
9
47
In addition to the proposed building, the applicant is also requesting that solar
Case No.
ZA14-021
ACTION NEEDED:
ATTACHMENTS
panels be permitted on the south facing roof of the proposed building and
covered parking be permitted under the proposed development regulations. All
other development regulations are to remain as previously approved
This development is related to and being processed concurrently with a zoning
change and site plan for Kimball Lakes Medical Offices Phase II under Planning
Case ZA14-022 and a preliminary plat request for Silver Ridge Addition Phase
III under Planning Case ZA14-023.
Variances
Lotting Requirements — Under
No. 483, Section 8.01(A), every
or a private street. Due to the (
and proposed lots to be devek
Kimball Lakes Medical Offices 1
requirement.
Article VIII of the City's Subdivision Ordinance
lot shall be required to abut on a public street
ommon access drives throughout the existing
ped, Silver Ridge Assisted Living facility and
he applicant has requested a variance to this
At the City Council meeting held on June 3, 2014 the applicant requested to
table this item and the Kimball Lakes Medical Offices (Planning Case ZA14-
022) to address some of Council's concerns pertaining to the development as a
whole. Below is a list of concerns along with how the applicant has responded
to them.
Items to be addressed from the
June 3, 2014 City Council meeting
Wooden fence located adjacent to
The wooden fence has been removed and
assisted living building
bermed landscaping has been installed to
provide screening from the offices
Parking spaces have been removed from the
Impervious Coverage
Kimball Lakes Medical Offices and open
space added to the north side of the Lot 8
building
Open Space
Additional open space has been included to
the north side of the assisted living building
Detailed Landscape Plan with plant
A black & white detailed landscape plan with
species noted
plant species has been provided to
supplement the color -coded landscape plan
Pick-up or Drop-off for residents of
A pick-up and drop-off has been added to the
the new assisted living building
site near the building with wheelchair access
Elevations of the proposed assisted
Elevations of the proposed building have
living building not provided
been provided
1) Consider 1st Reading Zoning Change and Site Plan Approval Request
(A) Background Information
(B) Vicinity Map
(C) Plans and Support Information — Link to PowerPoint Presentation
(D) Site Plan Review Summary No. 4, dated August 13, 2014
(E) Surrounding Property Owners Map
(F) Surrounding Property Owners Responses
(G) Ordinance No. 480-624b
(H) Full Size Plans (for Commissioner and Council members only)
STAFF CONTACT: Daniel Cortez
Case No.
ZA14-021
(817) 748-8070
BACKGROUND INFORMATION
OWNER: Vision Southlake Dev., LLC
APPLICANT: G&A Consultants, LLC
PROPERTY SITUATION: 600 N. Kimball Ave. & 1975 to 2001 E. Kirkwood Blvd.
LEGAL DESCRIPTION: Tract 3B, T. Mahan Survey, Abstract No. 1049 and Lots 1 & 2X, Silver
Ridge Addition Phase I
LAND USE CATEGORY: Mixed Use
CURRENT ZONING: S-P-1 - Detailed Site Plan District
PROPOSED ZONING: S-P-1 - Detailed Site Plan District
HISTORY: - On September 4, 2012 the City Council approved a Zoning Change
and Site Plan (Ordinance No. 480-624) for the Silver Ridge Assisted
Living facility under Planning Case ZA12-064.
SOUTHLAKE 2030:
Case No.
ZA14-021
- On September 4, 2012 the City Council approved a Preliminary Plat
for Lot 1-3 and 4X, Block A, Silver Ridge Addition under Planning
Case ZA 12-065.
- On November 8, 2012 the Planning & Zoning Commission approved
a Final Plat for the Silver Ridge Addition under Planning Case ZA12-
098.
- On October 15, 2013 the City Council approved a Zoning Change
and Site Plan for Silver Ridge Cottages for the purpose of changing
the exterior materials and adding solar energy panels to the roof of
the assisted living facility under Planning Case ZA13-078.
Consolidated Land Use Plan
The Southlake 2030 Future Land
Use Plan designates these
properties as Mixed Use. Mixed
Use is defined as a range of
activities being permitted, the
diverse natural features, and the
varying proximity to thoroughfares
of areas in the Mixed Use category
necessitates comprehensively
planned and coordinated
development. New development must be compatible with and not
intrusive to existing development. Further, special attention should be
placed on the design and transition between different uses.
Typically, the Mixed Use designation is intended for medium- to higher -
intensity office buildings, hotels, commercial activities, retail centers, and
residential uses. Nuisance -free, wholly enclosed light manufacturing and
assembly uses that have no outdoor storage are permitted if designed
Attachment A
Page 1
TRANSPORTATION
ASSESSMENT:
Case No.
ZA14-021
to be compatible with adjacent uses. Other suitable activities are those
permitted in the Public Parks/Open Space, Public/Semi-Public, Low
Density Residential, Medium Density Residential, Retail Commercial,
and Office Commercial categories previously discussed.
The development as proposed appears to be consistent with the intent
of the Mixed Use land use designation at this location.
Pathways Master Plan
The Pathways Master Plan recommends an 8-foot sidewalk along
Kirkwood Boulevard and less than an 8-foot sidewalk along N. Kimball
Avenue. Both of these sidewalks have been installed with the N.
Kimball Avenue widening project.
Master Thoroughfare Plan
The Master Thoroughfare Plan recommends N. Kimball Avenue to be an
88-foot, 4-lane, divided arterial roadway. Recent improvements to N.
Kimball Avenue have met this ultimate build out at this section. Kirkwood
Boulevard is recommended to be a 100-foot, 4-lane, divided arterial
roadway. This segment of Kirkwood Boulevard is currently only two -
lanes and a recommendation has been made for the City to conduct a
study (Tier 3) at this intersection as more development occurs.
Area Road Network and Conditions
The proposed overall development including Kimball Lakes Medical
Offices, Kimball Lakes Office Park, and Silver Ridge Assisted Living will
have access onto Kirkwood Boulevard and also N. Kimball Avenue.
The development will have four (4) access drives, two (2) onto Kirkwood
Boulevard on the north and two (2) onto N. Kimball Avenue on the east.
KimballN.
Kirkwood Boulevard
24hr
North Bound (6,457)
South Bound (6,071)
AM
Peak AM (420)P11:45 AM —12:45
Peak AM (681) 7:30 — 8:30 AM
PM
Peak PM (681) 6:00 — 7:00 PM
Peak PM (435) 3:30 — 4:30 PM
Kirkwood :.
0:
Blessed Way & N.
Kimball(between
24hr
West Bound (526)
East Bound (863)
AM
Peak AM (134) 7:45 — 8:45 AM
Peak AM (175) 7:45 — 8:45 AM
PM
Peak PM (102) 6:15 — 7:15 PM
Peak PM (182) 8:30 — 9:30 PM
* Based on the 2013 City of Sonthlake Traffic Count Report
Traffic
Assisted Living (Phase II) 22 Beds 59 1 3 1 1 4 4
Assisted Living 55 Beds 146 7 3 9 10
General Office Building 11,737 351 16 2 3 15
(Existing) sq. ft.
General Office Building 31,951 129 44 6 8 40
(Proposed with ZA14-022) sq. ft.
* Vehicle Trips Per Day
* AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday
Attachment A
Page 2
* Based on the ITE: Trip Generation Mammal, 7" Edition
TREE PRESERVATION: There is only one tree on site where the proposed building is to be
located. The one tree is proposed to be preserved. The "S-P-1" zoning
district does not require the applicant to preserve any minimum amount
of trees but rather makes their tree preservation plan subject to City
Council's approval.
UTILITIES: Water
The site has access to an existing 12- inch water line along Kirkwood
Boulevard.
Sewer
The site has access to an existing 12-inch sewer line along N. Kimball
Avenue and a 15-inch sewer line along Kirkwood Boulevard.
PLANNING & ZONING
COMMISSION: May 22, 2014; Approved (4-0) subject to the Staff Report dated May 16,
2014 and Site Plan Review Summary No. 3, dated May 15, 2014
including requested variance regarding lotting requirements, request for
covered parking has been withdrawn and Building No. 8 with solar
panels requested are granted with the limitation that they be 2' x 3'
square panels with 25 total panels on the south facing roof and they
otherwise conform to the other solar panel previously approved by City
Council within this development.
CITY COUNCIL: 1s' Reading
June 3, 2014; Tabled (7-0) until the August 5, 2014 regular City Council
meeting.
August 5, 2014; Tabled (7-0) until the August 19, 2014 regular City
Council meeting.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 4, dated August 13, 2014.
WCommunity DevelopmentWEMO12014 Cases1021 - ZSP - Silver Ridge Assisted Living Phase III Staff Report
Case No. Attachment A
ZA14-021 Page 3
Vicinity Map
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Assisted
Living Phase II
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Zoning
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Case No.
ZA14-021
Attachment B
Page 1
Plans and Support Information
Previously Proposed Site Plan
Case No. Attachment C
ZA14-021 Page 1
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Case No. Attachment C
ZA14-021 Page 5
Case No. Attachment C
ZA14-021 Page 6
Development Standards
SP-1 Zoning
Silver Ridge Assisted Living
6.122 Acres
PURPOSE
The SP-1 Zoning for the original Silver Ridge Assisted Living was approved on September 4, 2012 and included
5.22 acres. These proposed regulations include the same standards that were approved with the original Silver
Ridge but also include additional regulations for a proposed 9,000 square foot building. Approximately 0.901
acres are being added to the SP-1 area that encompasses the proposed building and parking area, shown as
Lot 8 of the preliminary plat; therefore the total SP-1 area for Silver Ridge is 6.122 acres.
The intended use of the proposed building is for Alzheimer's assisted living purposes and is a Type B licensed,
secure memory care facility. It is the same footprint as the existing memory care building that has just been
constructed as part of the original Silver Ridge. The memory care facility will have sufficient resident rooms to
allow for approximately half to be private and half to be semi -private or shared. It will include a total of 14
rooms with 22 beds, two living room areas and a central dining area.
Lot 8 is accessed via a mutual access easement rather than directly from a public or private street since it does
not have direct frontage on Kirkwood. Therefore a variance is being requested to permit this type of access
(Article Vill, Section 8.01).
PERMITTED USES
The following uses shall be permitted in the SP-1 Site Plan Zoning District for Silver Ridge Assisted and
Independent Living:
a. Housing facilities for the purposes of providing continual health and personal care for the elderly and
persons with Alzheimer's or other conditions;
b. Private and semi -private residences;
c. Dependent senior living facilities;
d. Group dining facilities;
e. Chapel and respite care;
II. ACCESSORY USES
In addition to the required amenities and permitted ancillary uses listed in City of Southlake Zoning
Ordinance, Section 45.8, "Specific Regulations for Assisted Living Facilities", the following accessory uses
shall also be permitted by right in the SP-1 Site Plan Zoning District for Silver Ridge Assisted and
Independent Living:
a. Accessory buildings enclosing equipment or activities in conjunction with the permitted principal use;
b. Gazebos, arbors, pergolas, and trellises;
c. Fountains, ponds, and ornamental pools;
d. Breezeways and covered walkways;
e. Exercise and recreation facilities;
f. Outdoor gardens and greenhouses;
Case No. Attachment C
ZA14-021 Page 7
g. Medical storage and on -site storage of records or file materials;
h. Barber and salon services for residents;
III. DEVELOPMENT REGULATIONS
In addition to the development regulations listed in the City of Southlake Zoning Ordinance, Section 45.8,
"Specific Regulations for Assisted Living Facilities", the following shall also apply in the SP-1 Site Plan
Zoning District for Silver Ridge Assisted and Independent Living:
a. Height: No building or structure shall exceed thirty-five (35) feet.
b. Front Yard: There shall be a minimum front yard setback of thirty (30) feet.
c. Side Yard: There shall be a minimum side yard setback of fifteen (15) feet. A side yard setback shall
not be required between internal lot lines, which include the medical office uses to the north that are
proposed with SP-1 zoning for Kimball Lakes.
d. Rear Yard: There shall be a minimum rear yard setback of twenty (20) feet. If abutting existing
residential, the minimum rear yard setback shall be forty (40) feet.
e. Maximum Lot Coverage: All buildings or structures shall have a maximum lot coverage not to exceed
forty (40) percent of the total overall SP-1 area, not individual lots.
f. Lot Area: There shall be no minimum area for a lot.
g. Floor Area: Except for the items specifically listed in Section 45.8 for assisted living facilities, there
shall be no minimum floor area.
h. Maximum Impervious Coverage: The maximum impervious coverage shall not exceed sixty (60)
percent of the total overall SP-1 area, not individual lots.
i. Open Space: The open space requirement shall be replaced by the Pedestrian -Oriented Open Space
requirement listed in Section 45.8 and shall apply to the overall SP-1 area, not individual lots.
IV. BUILDING MATERIALS
a. Roofing material will be galvanized standing seam metal roofing
b. Cedar posts and trusses
c. Stone facade
V. MISCELLANEOUS REQUIREMENTS
a. A shared parking, cross -access and shared maintenance agreement shall be required. Required
parking for all built uses shall be provided within the SP-1 boundaries for both Silver Ridge Assisted
Living and Kimball Lakes, parking requirements for individual lots shall not apply.
b. Monument signs may be permitted in the areas designated on the site plan.
c. Solar panels shall be permitted and shall be required to face south and not be visible from the public
right-of-way.
d. The building footprints shown on the approved Site Plan may be altered and adjusted but may not be
larger in size than what is shown on the approved Site Plan.
e. The architectural style of the proposed building shall be compatible to and complimentary with the
existing approved architectural style for Silver Ridge Phase I.
f. Bufferyards shall only be required along the perimeter of the entire development and not along
interior lot lines.
e. A wrought iron fence will be constructed along the south as shown on the landscape plan. A cedar
board on board fence will be constructed as shown on the landscape plan. The property owner owns
the adjacent lot and would like the option to fence in a portion of it as shown on the plans.
Case No. Attachment C
ZA14-021 Page 8
Silver Ridge Assisted Living Facility Zoning Narrative (2012)
SITL PLANNING CIVIL ENGINEERING PLATTING
CONSULTANTS, LLC
® LAND SURVEYING LANDSCAPE. ARCHITECTURE
July 2, 2012
Mr. Ken Baker
Director of Planning & Development Services
City of Southlake
1400 Main Street, Suite 310
Southlake, Texas 76092
RE: Silver Ridge Assisted Living — Zoning Site Plan Application
Letter of Intent
G&A Job No. 1208SR
Mr. Baker:
Please accept this letter, on behalf of MDJ Texas Realty Holdings, LLC, as an explanation of the proposed Zoning
Site Plan application for approximately five acres of land generally located on the southwest corner of the
intersection of Kirkwood Boulevard and Kimball Avenue, directly west of the Gateway Church campus. The
proposed development is an assisted living facility that provides continuing care for the elderly and includes
specific care for those with Alzheimer's. The project will be known as Silver Ridge Assisted Living and a sister
campus is located in Colleyville.
INTENT
The property on which Silver Ridge Assisted Living will be located is currently zoned Agricultural and is designated
as Mixed Use on the Future Land Use Map. The purpose of this application is to change the zoning to Site Plan 1
(SP-1) to accommodate the proposed use of assisted living, to provide a detailed plan of the proposed
improvements and development standards, and to demonstrate compliance with the Specific Use Permit
requirements for assisted living facilities.
SITE PLAN
The Silver Ridge Assisted Living site plan shows three separate buildings: 1) the main assisted living facility includes
approximately 33,700 square feet; 2) the second largest building is Alzheimer's assisted living (memory care) and is
approximately 8,900 square feet; and 3) the third and smallest building is a chapel and respite care encompassing
approximately 2,200 square feet. The buildings are connected via a covered breezeway and sidewalk and the two
main buildings each have their own outdoor common areas. The proposed building configuration was planned to
provide the residents with outdoor views of the adjacent lake on the Gateway Church property to the west. The
proposed pathways and outdoor recreation areas are also oriented to face the lake in order to enhance the user
experience for the residents.
The site plan includes a total of 38 parking spaces and one point of access onto Kirkwood Boulevard. The parking
areas are grouped into two separate areas with one to serve the assisted living facility and the other to serve the
Alzheimer's facility.
The northwest portion of the site contains extensive tree canopy coverage. This area is included on the City's
Environmental Resource Protection Map as an area to be preserved. Therefore, the proposed development was
designed to preserve this area in order to protect any environmental resources it may contain. In addition, it can
be viewed and enjoyed by the residents, thereby serving as an amenity while preserving the environment.
111 Hillside Drive • Lewisville, TX 75057 P: 972.436.9712 F: 972.436.9715
611 Dallas Drive, Suite 114 Roanoke, TX 76262 • P: 682.831.9712 F: 817.890.4043
Case No. Attachment C
ZA14-021 Page 9
Silver Ridge Assisted Living —Zoning Site Plan Application
July 2, 2012
Page 2 of 3
Building #1: Assisted Living Facility
The main assisted living facility will maintain the small home -like environment, focusing on high care standards
similar to the Colleyville campus which is located at 412 Timberline Drive North. Resident rooms will have private
baths, a nurse call system in each room and bathroom, Fios TV and internet, and a high -end custom finish out. It
will include 24, type B licensed, assisted living rooms which have all been designed to take the residents and staff
needs into consideration. The room breakdown includes 6 one bedroom units, 12 private studios, and 6 semi-
private studios. There can be a total of 30 beds provided in the assisted living facility.
A variety of dining options are proposed within the assisted living facility. Residents can enjoy dining in small
dining rooms, large/formal dining rooms, and outdoor dining areas. Large common areas and smaller living areas
are located at central points and provide the residents with more gathering, visiting, and leisure options. The
assisted living facility also includes an intimate chapel/prayer room, beauty salon, exercise/rehabilitation room,
conference room, library, media/TV room, gazebo by the adjacent lake, resident garden areas and lots of private
and shared covered porches. In addition, the assisted living facility will also have a van and smart car for the
activity director and assistant activity director to take residents on planned offsite activities and to church. The
Smart Car will also be used to transport residents to Gateway Church.
A large commercial kitchen that can handle meal preparation and storage to serve three freshly prepared healthy
meals per day plus snacks to the residents, their families, and staff. There will also be walking trails along the
adjacent lake, as well as a large outdoor cover patio and dining area overlooking the adjacent lake to the west.
Building 112: Alzheimer's Assisted Living (Memory Care)
Silver Ridge Assisted Living includes a Type B licensed, secure memory care facility. The memory care facility will
have sufficient resident rooms to allow for approximately half to be private and half to be semi -private or shared.
It will include a total of 14 rooms with 22 beds. The rooms will also he slightly larger in size than those at the
Colleyville campus. Two living rooms areas will also be provided with a central dining area. The memory care
facility will have a secured outdoor courtyard with walking paths to provide outdoor recreation for the residents.
Building #3: Respite Care and Chapel
Other services that are being proposed with Silver Ridge Assisting Living are respite care for residents and a
community chapel. The third building on the site includes three separate and private rooms for respite care, a
private dining/quiet room with covered porch, a private living room, and a chapel for residents.
Staffing Analysis
Silver Ridge Assisted Living will follow a similar employment mix of the Colleyville campus. By providing the same
high level of care standard as Colleyville, Silver Ridge Assisted Living at Southlake will be adjusted to fit the exact
needs of the residents and also employ qualified and experienced caregivers, many with CAN qualifications,
housekeeping staff members, full time activity director, full time licensed nurse, full time medication technicians,
dietary staff members, and two administrative staff members. Below is a breakdown of the existing staffing
pattern of the Colleyville campus:
Average number of total residents over past 12 months: 28
Facility is staffed 24 hours a day, seven days a week with 3 shifts at the following times:
0 6:00 AM — 2:00 PM -) 10 FTE ratio of residents to employees at 2.8:1.
0 2:00 PM — 7:00 PM -) 12 FTE ratio of residents to employees at 2.3:1.
0 7:00 PM —10:00 PM -) 5 FTE ratio of residents to employees at 5.6:1.
0 10:00 PM — 6:00 AM 4 4 FTE ratio of residents to employees at 7:1.
There are two cooks from 7:00 AM — 7:00 PM
Case No. Attachment C
ZA14-021 Page 10
Silver Ridge Assisted Living — Zoning Site Plan Application
July 2, 2012
Page 3 of 3
The anticipated staffing mix at Silver Ridge Assisted Living at the Southlake campus will include all of the staff listed
above in the Colleyville staffing mix, plus additional employees consisting of the following positions:
• Two assistant cooks with a shift time of 10:00 AM — 6:00 PM
• One additional housekeeper with a shift time of 9:00 AM — 5:00 PM
• One full time maintenance staff member with a shift time of 8:00 AM — 5:00 PM
• One full time activity coordinator/assistant with a shift time of 9:00 AM — 5:00 PM
• One full time marketing director with a shift time of 8:00 PM — 5:00 PM
The current plans and projected budgets for this campus have included all additional staff members. The
operation of the facility is intended to increase staffing according to the planned resident occupancy levels.
DEVELOPMENT STANDARDS
With the Zoning Site Plan application, specific development standards have also been submitted. These standards
outline the proposed minimum or maximum requirements for this specific development. They include a listing of
permitted uses, accessory uses, and development regulations. The City of Southlake also requires assisted living
facilities to adhere to the specific use permit regulations. The proposed development standards comply with this
requirement and specifically state that they are in addition to the requirements listed in Section 45.8 of the
Comprehensive Zoning Ordinance, titled "Specific Regulations for Assisted Living Facilities".
Thank you in advance for your consideration of this request. Please do not hesitate to contact me with any
questions or comments regarding this application.
Sincerely,
Randi Rivera
cc: Mr. David Keener, MDJ Texas Realty Holdings, LLC
Mr. Keith Kithsiri, MDJ Texas Realty Holdings, LLC
Mr. Robert J. Dollak, Jr., P.E., G&A Consultants, LLC
Z:\2012\12085R\PDF-Submittals\Zoning\12085R ZSP L01070212.doc
Case No. Attachment C
ZA14-021 Page 11
SITE PLAN REVIEW SUMMARY
Case No.: ZA14-021 Review No.: Four
Project Name: Silver Ridge Assisted Living Phase II
APPLICANT: G&A Consultants
Justin Landsdowne
610 Byron Nelson Blvd.
Roanoke, TX 76262
Phone: (682) 831-9712
Fax:
Date of Review: 08/13/2014
OWNER: Vision Southlake, LLC
David Keener
560 N. Kimball Ave., Ste. 130
Southlake. TX 76092
Phone: (972) 342-7920
Fax:
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON 07/14/2014 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 THE APPROPRIATE STAFF MEMBER.
Planning Review
Daniel Cortez, AICP
Principal Planner
P: (817) 748-8070
E: dcortez ci.southlake.tx.us
The Lotting Requirements under Section 8.01(A) of the City's Subdivision Ordinance No. 483,
as amended, requires that all lots abut onto a public street or a private street. A Variance has
been requested to this requirement.
2. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended. The following are variances that will need to be requested:
a. The Driveway Ordinance requires a stacking Depth of 75-feet for Driveways 1 through
4 for the amount of parking that is located between this site and Kimball Lakes. A
Variance has been requested to this requirement.
3. Although listed in the development regulations, no signs shall be permitted with the approval of
this site plan. A separate building permit will be required prior to installing.
Tree Conservation/Landscape Review
Keith Martin
Landscape Administrator
P: (817) 748-8229
E: kmartin ci.south lake.tx.us
TREE CONSERVATION COMMENTS:
There is one (1) protected tree on the property that is proposed to be preserved. The applicant
is taking one (1) existing tree credit for the tree proposed to be preserved.
INTERIOR LANDSCAPE AND BUFFERYARDS COMMENTS:
1. There is one parking lot landscape island on the north side of Lot 8 that is smaller in width than
12'. Please ensure that all parking lot landscape islands are at least 12' wide from back -of -curb
Case No. Attachment D
ZA14-021 Page 1
to back -of -curb.
2. Please ensure that the parking lot landscape islands contain ground cover, shrubs, ornamental
grasses, seasonal color, or a combination of these plant materials along with the required
Canopy tree. Turfgrass is not acceptable within the parking landscape islands.
Indicates informational comment.
# Indicates required items comment.
Public Works/Engineering Review
Steve Anderson, P.E., CFM
Civil Engineer
P: (817) 748-8101
E: sand ersona-ci.south lake.tx.us
Standard engineering requirements will apply for this project. For engineering related
questions, please contact Steve Anderson.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
P: (817) 748-8671
E: kclementsa-ci.southlake.tx.us
GENERAL COMMENTS:
• An automatic fire sprinkler system will be required for all commercial structures in excess of 6,000
square feet, with coverage extended into the attic if comprised of combustible construction. (per
2012 I.F.C. Sec. 903.2.11.9 as amended)
• All sprinkled buildings are required to be equipped throughout with audible/visual fire alarm
devices in compliance with NFPA 72 and the 2012 IFC with Southlake local amendments.
• A complete set of plans for the underground fire protection line, fire sprinkler system and fire alarm
system shall be submitted to Reed Fire Protection for review and approval at 14135 Midway Road
in Addison, Texas 75001. Business phone is 214-638-7599.
• A Knox Box Rapid Key entry system shall be installed on the buildings near access to the riser
room. Keys must be provided to access the riser room. The Knox Box can be ordered on the
Internet at www.knoxbox.com.
• The required backflow protection (double check valve) for the sprinkler system can be located on
the riser if the riser is within 100 feet of the water main. If the riser is further than 100 feet from the
main, the double check valve shall be in a pit. Riser rooms shall be a minimum of 5'X5' if the
double check is not located on the riser, or a minimum of 6'X6' if it is on the riser.
FIRE HYDRANT COMMENTS:
• A fire hydrant shall be within 100 feet of the Fire Department Connection, and the Fire Department
Connection within 50 feet of fire lane access. (Riser room and FDC location are not indicated on
Case No. Attachment D
ZA14-021 Page 2
plans, unable to determine if requirements are met)
• A 5-inch Fire Department Connection shall be installed on the building or remotely, with a locking
Knox cap attached to the Fire Department Connection to prevent debris from entering the
connection.
• An exterior audible/visual fire alarm device must be installed above the Fire Department
Connection on the building to indicate when a fire alarm condition is present in the building.
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.
A minimum 8-foot tall masonry screen wall matching the principal building with a solid metal
access gate is required for all trash dumpsters.
All mechanical equipment must be screened of view from 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.
It appears that this property lies within the 65 LDN D/FW Regional Airport Overlay Zone and
will require construction standards that meet requirements of the Airport Compatible Land Use
Zoning Ordinance No. 479.
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.
Denotes Informational Comment
Case No. Attachment D
ZA14-021 Page 3
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Silver Ridge Assisted Living Phase 11
m
Y �
Z �
2208
2200 2204
STILL WATE T 2212
2000
200� E KI WOOD BLVD w
0
o m 22g4 2237
�V� M 23 N
N N
2011
� � N
N
2021 2200 20 2208�4 N
m o 220122052209•Z2�
O � A
1778 n
� � O
1---
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[NT O
SPO #
Owner
Zoning
Address
Acreage
Response
1.
Coty, Rita
SF1-A
600 Cherry Ln
1.00
NR
2.
Vision Southlake Dev Llc
NRPUD
600 N Kimball Ave
0.04
NR
3.
Ekstrom, Delton E
SF1-A
650 Cherry Ct
0.99
NR
5.
Harris, Kimberly Susa
Vision Southlake Dev Llc
SF1-A
SP2
700 Cherry Ct
578 N Kimball Ave
0.94
0.50
O
NR
6.
First Financial Trust & Asset
MF1
675 Cherry Ln
0.98
NR
7.
Vision Southlake Dev Llc
SP2
566 N Kimball Ave
0.66
NR
8.
Vision Southlake Dev Llc
SP2
572 N Kimball Ave
0.39
NR
9.
Vision Southlake Dev Llc
NRPUD
600 N Kimball Ave
0.73
NR
10.
Gateway Church
NRPUD
701 Blessed Way
34.29
NR
11.
Gateway Church
NRPUD
2000 Kirkwood Blvd
20.94
NR
12.
Halim, Emil A
MF1
725 Cherry Ct
0.96
NR
13.
Oncor Electric Delivery Co Llc
CS
N Kimball Ave
2.55
NR
14.
Mdp Southlake Llc
SP2
400 N Kimball Ave
9.33
NR
15.
Vision Southlake Dev Llc
SP1
600 N Kimball Ave
9.96
NR
16.
Vision Southlake Dev Llc
SP2
590 N Kimball Ave
0.54
NR
F: In Favor O: Opposed To U: Undecided NR: No Response
Responses Received: One (1)
Case No. Attachment E
ZA14-021 Page 1
May 1314 4T59a N[CB -Southwest Region
9727396027 p.3
Notification Response Form
ZA1 "21
Meeting Date: May 22, 2014 at 6.30 Pull
Harris, Kimberly Susan
700 Cherry Ct
Southlake Tx 76092
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BErORE THE START OF THE SCHEDULED PUBLIC HEARING,
Being the owner(s) of the r sc noted above, are hereby
in favor of opposed to undecided about
(circle or underline cane)
the proposed Zoning Change and Site Plan referenced above,
Space for comments regarding your position:
Signature:
Additional Signature:
Printed lNarne(s): k1017&,f
Must be pmperty mneqsj whose rtame(s) are prim
Phone Number (optional):
4,
at top.
Date: /q /
Date:
contact the Planning DepartmeriL One farm per property.
Case No. Attachment F
ZA14-021 Page 1
CITY OF SOUTHLAKE, TEXAS
ORDINANCE NO. 480-624b
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
DESCRIBED AS TRACT 3B, T. MAHAN SURVEY, ABSTRACT NO. 1049 AND
LOT 1, SILVER RIDGE ADDITION PHASE I, CITY OF SOUTHLAKE,
TARRANT COUNTY TEXAS, BEING APPROXIMATELY 5.9 ACRES, AND
MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "S-P-
1" DETAILED SITE PLAN DISTRICT TO "S-P-1" DETAILED SITE PLAN
DISTRICT FOR SILVER RIDGE ASSISTED LIVING PHASE II, AS DEPICTED
ON THE APPROVED SITE PLAN ATTACHED HERETO AND
INCORPORATED HEREIN AS EXHIBIT "B", SUBJECT TO THE SPECIFIC
REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING THE
OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE
ZONING ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST,
MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES AND
AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE
SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A
SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS
HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR
PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN
EFFECTIVE DATE.
WHEREAS, the City of Southlake, Texas is a home rule City acting under its Charter adopted
by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the
Texas Local Government Code; and,
WHEREAS, pursuant to Chapter 211 of the Local Government Code, the City has the
authority to adopt a comprehensive zoning ordinance and map regulating the location and use of
buildings, other structures and land for business, industrial, residential and other purposes, and to
amend said ordinance and map for the purpose of promoting the public health, safety, morals and
general welfare, all in accordance with a comprehensive plan; and,
WHEREAS, the hereinafter described property is currently zoned as "S-P-1" Detailed Site Plan
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
Case No. Attachment G
ZA14-021 Page 1
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 and the general
welfare; effect on light and air; effect on the over -crowding of the land; effect on the concentration of
population, and effect on transportation, water, sewerage, schools, parks and other public facilities;
and,
WHEREAS, the City Council of the City of Southlake, Texas, further considered among other
things the character of the districts and their peculiar suitability for particular uses and the view to
conserve the value of the buildings, and encourage the most appropriate use of the land throughout
this City; and,
WHEREAS, the City Council of the City of Southlake, Texas, does find that there is a public
necessity for the zoning changes, that the public demands them, that the public interest clearly
requires the amendments, and that the zoning changes do not unreasonably invade the rights of
those who bought or improved property with reference to the classification which existed at the time
their original investment was 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.
Case No. Attachment G
ZA14-021 Page 2
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS:
SECTION 1.
That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake,
Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby
amended so that the permitted uses in the hereinafter described areas be altered, changed and
amended as shown and described below:
Being described as Tract 3B, T. Mahan Survey, Abstract No. 1049 and Lot 1, Silver
Ridge Addition Phase I, City of Southlake, Tarrant County Texas, being approximately
5.9 acres, and more fully and completely described in Exhibit "A" from "S-P-1" Detailed
Site Plan District to "S-P-1" Detailed Site Plan District for Silver Ridge Assisted Living
Phase II as depicted on the approved Site Plan attached hereto and incorporated herein
as Exhibit "B", and subject to the following conditions:
1) Reserved for City Council's motion
SECTION 2.
That the City Manager is hereby directed to correct the Official Zoning map of the City of
Southlake, Texas, to reflect the herein changes in zoning.
SECTION 3.
That in all other respects the use of the tract or tracts of land herein above described shall be
subject to all the applicable regulations contained in said Zoning Ordinance and all other applicable
and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections,
paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended
hereby, but remain intact and are hereby ratified, verified, and affirmed.
SECTION 4.
That the zoning regulations and districts as herein established have been made in accordance
with the comprehensive plan for the purpose of promoting the health, safety, morals and the general
welfare of the community. They have been designed, with respect to both present conditions and the
conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the
streets; to provide adequate light and air; to prevent over -crowding of land; to avoid undue
concentration of population; and to facilitate the adequate provision of transportation, water,
sewerage, drainage and surface water, parks and other commercial needs and development of the
community. They have been made after a full and complete hearing with reasonable consideration
among other things of the character of the district and its peculiar suitability for the particular uses and
with a view of conserving the value of buildings and encouraging the most appropriate use of land
throughout the community.
Case No. Attachment G
ZA14-021 Page 3
SECTION 5.
That this ordinance shall be cumulative of all other ordinances of the City of Southlake, Texas,
affecting zoning and shall not repeal any of the provisions of said ordinances except in those
instances where provisions of those ordinances are in direct conflict with the provisions of this
ordinance.
SECTION 6.
That the terms and provisions of this ordinance shall be deemed to be severable and that if the
validity of the zoning affecting any portion of the tract or tracts of land described herein shall be
declared to be invalid, the same shall not affect the validity of the zoning of the balance of said tract or
tracts of land described herein.
SECTION 7.
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply
with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more
than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to
exist shall constitute a separate offense.
SECTION 8.
All rights and remedies of the City of Southlake are expressly saved as to any and all
violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting
zoning which have accrued at the time of the effective date of this ordinance; and, as to such accrued
violations and all pending litigation, both civil and criminal, whether pending in court or not, under such
ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition
by the courts.
SECTION 9.
The City Secretary of the City of Southlake is hereby directed to publish the proposed
ordinance or its caption and penalty together with a notice setting out the time and place for a public
hearing thereon at least 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
Case No. Attachment G
ZA14-021 Page 4
required by law, and it is so ordained.
PASSED AND APPROVED on the 1st reading the 191" day of August, 2014.
MAYOR
ATTEST:
CITY SECRETARY
PASSED AND APPROVED on the 2nd reading the 2nd day of September, 2014.
MAYOR
ATTEST:
CITY SECRETARY
APPROVED AS TO FORM AND LEGALITY:
CITY ATTORNEY
DATE:
ADOPTED:
EFFECTIVE:
Case No. Attachment G
ZA14-021 Page 5
EXHIBIT "A"
Reserved for approved Metes & Bounds description
Case No.
ZA14-021
Attachment G
Page 6
EXHIBIT "B"
Reserved for Approved Site Plan
Case No.
ZA14-021
Attachment G
Page 7