Item 6J13 CITY OF
S0UTHLA1<,.,E
Department of Planning & Development Services
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September 9, 2014
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PROJECT: Site Plan for Harborchase of Southlake
EXECUTIVE
SUMMARY: Silverstone Healthcare Company, LLC and Pacheco Koch Consulting Engineers are
requesting approval of a Site Plan for Harborchase of Southlake on property
described as Tracts 4C, 4C1, 4C2 and 4C3, Absalom H. Chivers Survey, Abstract
No. 299, City of Southlake, Tarrant County, Texas and located at 600, 700 and 750.
E. State Hwy. 114 and 900 E. Highland St., Southlake, Texas. Current Zoning: "AG"
Agricultural District. Requested Zoning: "S-P-2" Generalized Site Plan District. SPIN
Neighborhood # 3.
DETAILS: The applicant is requesting approval of a Site Plan for Harborchase of Southlake to
develop a three-story senior assisted living facility with 92 assisted living units and
30 memory care units on approximately 13.78 acres. The three story building will
have a gross floor area of approximately 128,600 square feet with approximately
70,500 square feet on the ground floor level and 43,000 on the second level. Due to
the change in grade, the three story wing on the north portion of the building will
have a lower level of approximately 15,100 square feet and the second floor of that
wing will match the ground floor level of the rest of the building (the west elevation
shows the grade change and lower level on the north wing). The memory care units
will be in a one story portion of the building with a secure courtyard area. There will
be no independent living units in the development.
A separate Zoning and Concept Plan case for Harborchase of Southlake (ZA14-
054) that was recommended for approval by the Planning and Zoning Commission
on June 5, 2014 and approved at 1s` reading by City Council on August 5, 2014 will
go before City Council on September 16, 2014 for 2nd reading approval. Approval of
the Site Plan is subject to approval of the Zoning Change and Concept Plan. The
Site Plan must comply with all the requirements of the underlying S-P-2 Zoning and
Concept Plan if that case is approved. The Concept Plan has been revised to a
Concept/Site Plan that matches the Site Plan that was recommended for approval
by the Planning and Zoning Commission at the September 4, 2014 meeting.
A chart comparing the proposed S-P-2 regulations to the 0-1 and 0-2 Office District
zoning regulations is below:
Case No.
ZA14-084
Requirement
0-1 Office District
0-2 Office District
S-113-2 Regulation
3 Stories and 46' for
Max. Height
2 % Stories & 35'
6 Stories & 90'
Accent Elements
50' on S.H. 114 &
50' on S.H. 114 &
Front Yard
30'
30'
same
Side Yard
15'
15'
same
Rear Yard
10,
10,
same
Lot Coverage
50%
50%
same
Floor Area
Min. 3,000 s.f.
Min. 3,000 s.f.
same
Max. Impervious
Coverage
65%
65%
same
VARIANCES
REQUESTED:1. Driveway Ordinance No. 634, Section 5.2.c prohibits commercial, multi -family and
service driveways onto collector or local streets, unless no other access is
available. The applicant is requesting to allow a driveway onto E. Highland St.,
which is a collector street because E. Kirkwood Boulevard is not constructed and
the TxDOT access criteria for S.H. 114 cannot be met.
Driveway Ordinance No. 634, Section 5.1, requires the minimum distance to the
S. H. 114 frontage road intersection along E. Highland St. to be 150'. The
applicant is requesting a variance to allow a spacing of approximately 65' from
the proposed driveway on E. Highland St. to the intersection of eastbound E.
Highland St. and the E. S.H. 114 frontage road. The spacing to the intersection
of westbound E. Highland St. and the E. S.H. 114 frontage road is approximately
152', which meets the ordinance requirement.
3. Driveway Ordinance No. 634, Section 5.2.d requires a minimum driveway
stacking depth of 50' for the drive onto Kirkwood Blvd. The applicant is
requesting a variance to allow a stacking depth of approximately 18'.
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 meeting Report dated May 27, 2014
(E) Site Plan Review Summary No. 3, dated September 9, 2014
(F) Surrounding Property Owners Map and Responses
(G) Full Size Plans (for Commission and Council members only)
STAFF CONTACT: Ken Baker (817) 748-8067
Richard Schell (817) 748-8602
Case No.
ZA14-084
BACKGROUND INFORMATION
OWNER: D/FW-Hwy 114/Highlands
APPLICANT: Silverstone Healthcare Company, LLC and Pacheco Koch Consulting
Engineers
PROPERTY SITUATION: 600, 700 and 750. E. State Hwy. 114 and 900 E. Highland St., generally
located north of S.H. 114 and west of future Kirkwood Blvd.
LEGAL DESCRIPTION: Tracts 4C, 4C1, 4C2 and 4C3, Absalom H. Chivers Survey, Abstract No.
299
LAND USE CATEGORY: Mixed Use and 100-year Floodplain
CURRENT ZONING: "AG" — Agriculture District
PROPOSED ZONING: "S-P-2" - Generalized Site Plan District
HISTORY: - The property was annexed into the City in 1957 and given the "AG"
Agricultural District zoning designation.
- There is no development history on the property.
SOUTHLAKE 2030 PLAN: Consolidated Future Land Use Plan
The future land use designations for the site are Mixed Use for the south
and east portions of the site and 100-Year Floodplain for the north and west
portion.
The purpose of the Mixed Use designation is to provide an option for large-
scale, master -planned, mixed use developments that combine land uses
such as office facilities, shopping, dining, parks, and residential uses.
The range of activities 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 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.
The Floodplain category illustrates areas designated by the August 1995
Federal Emergency Management Agency (FEMA) maps as being in the
100-year floodplain. The "floodplain" is an expanse of natural vegetation and
wildlife, and should be preserved as natural open area. Within the floodplain
is "floodway" that must be kept free of encroachment in order that the 100-
Case No. Attachment A
ZA14-084 Page 1
year flood may be carried without harmful increases in the height of flood
waters. Although it is not to be encouraged, the portion of the floodplain not
in the floodway may be reclaimed for development under certain
circumstances if in accordance with FEMA regulations. The designated land
use for areas of reclaimed floodplain is that of the immediately adjacent
land use category. This designation may also include environmentally
sensitive areas, habitats, or wetlands that may not be in FEMA identified
floodplains.
In addition to the Future Land Use Plan Designations, the majority of the
site also has the EC-1, Employment Center 1, designation on the Optional
Land Use Map. For optimal development opportunities, properties in the
EC-1 land use category should have a minimum contiguous frontage of
1,200 feet. The proposed site has approximately 238 feet of frontage along
E. S.H. 114 to the east of the Onsom Medical Offices and approximately
138 feet of frontage to the west.
Mobility & Master Thoroughfare Plan
The Mobility and Master Thoroughfare Plan shows E. S.H. 114 to be a
variable width freeway, E. Highland St. to be a two-lane undivided collector
with 70' of right of way and the future Kirkwood Blvd. to be a four -lane
divided arterial with 100' of right of way. Adequate right of way is shown on
the Concept Plan.
Pathways Master Plan & Sidewalk Plan
The Pathways Master Plan and Sidewalk Plan shows a <8' sidewalk
planned along the south side Kirkwood Blvd. and along the north side of E.
Highland St. A 5' sidewalk is shown on the Concept Plan along the north
side of E. Highland St. and a 6' sidewalk is required, so a review comment
has been added. The required 6' sidewalk along the west side of Kirkwood
Blvd. is shown on the Concept Plan. The Pathways Master Plan and
Sidewalk Plan shows an 8' multi -use trail along the E. S.H. 114 frontage
road and an 8' multi -use trail is shown on the Concept Plan.
Maior Corridors Urban Design Plan
The following recommendations pertain to private development along S.H.
114:
Preserve existing natural view corridors where appropriate.
Specifically, tree stands along the highway should be preserved
when they terminate views from the highway.
In order to maximize regional access and limit the impact of strip
retail development, retail and restaurant development should be
concentrated at interchanges in 1-2 story buildings with higher
intensity office and institutional uses at mid -block locations.
Establish appropriate scale and bulk standards for buildings along
the highway, specifically at mid -block locations. Buildings should be
4 — 6 stories tall and step down as they move away from the
highway corridor. Buildings over three stories should be articulated
along the first three floors. Materials on the lower floors should be
brick, stone or other approved masonry. Low -profile, single story
Case No. Attachment A
ZA14-084 Page 2
pad buildings that tend to blend into the background and have
limited visibility from the highway are discouraged.
All windows on buildings should be vertically oriented and be
articulated with a 4-inch reveal to avoid solid, flat walls, and to
create shadow lines and surface texture. Glass curtain walls and
facades with more than 60% glass along any elevation shall be
discouraged. Along retail store fronts, 1' — 2' high knee walls shall
limit the amount of glass along each fagade visible from public
streets.
• The view of surface parking from the highway should be limited.
Surface parking lots should be designed to be in smaller pods (no
more than 200 parking spaces) with increased landscaping and
pedestrian accessways.
TRANSPORTATION
ASSESSMENT: Area Road Network and Conditions
The proposed development will have access onto E. Highland St. and the
E. S.H. 114 frontage road. A drive is also proposed onto the future
Kirkwood Blvd.
* Based on the 2013 City of Southlake Traffic Count Report
Traffic Impact
* Vehicle Trips Per Day
* AM -In, AM -Out, PM -In and PM -Out are peak hour generators on a weekday
* Based on the ITE: Trip Generation Manual, 7th Edition
TREE PRESERVATION: There is approximately 26% tree cover on this site. The plan is showing to
preserve 58.86% of the existing canopy on the planThe "S-P-2" 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
approval. The minimum percentage required to be preserved if this was a
straight zoning case is 60%.
UTILITIES: The utility plan shows water connections to the existing 12" water line in E.
S.H. 114 and a sewer connection to the 8" sewer line in E. S.H. 114.
Case No. Attachment A
ZA14-084 Page 3
CITIZEN INPUT: A SPIN meeting was held for this project on May 27, 2014. A copy of the
report for this meeting can be found under Attachment `D' of this staff
report.
PLANNING AND ZONING
COMMISSION ACTION: Approved (7-0) subject to Site Plan Review Summary No. 2, dated August
29, 2014 and the staff report dated August 29, 2014, granting each of the
three variances as requested and also noting the applicant's agreement to
make the driveway onto Highland right in and right out once Kirkwood is
developed on the north side.
STAFF COMMENTS: Attached is Site Plan Review Summary No. 3, dated September 9, 2014.
Case No. Attachment A
ZA14-084 Page 4
Vicinity Map
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Case No. Attachment B
ZA14-084 Page 1
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Case No. Attachment C
ZA14-084 Page 2
Narrative Letter and S-P-2 Regulations
J4 Pacheco Koch
September 5, 2014
PK No.: 2399-14.236
Mr. Richard Schell
Principal Planner
CITY OF SOUTHLAKE
Planning 8, Development Services
1400 Main Street, Suite 310
Southlake, Texas 76092
Re: HARBORCHASE OF SOUTHLAKE
S.H. 114 and Highland Street
Detailed Site Plan (S-P-2)
Southlake. Texas
Dear Mr. Schell:
We respectfully submit this narrative to support the Detailed Site Plan and Preliminary Plat
applications for HarborChase of Southlake. The subject property is located at the northwest
corner of S.H. 114 and Highland Street and currently zoned as Agriculture (AG) District. The
Developer is currently pursuing rezoning of the property from Agriculture (AG) District to
Generalized Site Plan (S-P-2) District for a Senior Assisted Living Facility.
The subject property will be confined to the east by Future Kirkwood Boulevard (100' Arterial),
Future Highland Street (70' Collector) to the south, S.H. 114 Frontage Road to the southwest,
commercial property to the west, and a City Park to the north. The development will be served
with two driveways: a primary driveway entrance off existing Highland Street and a future
driveway off Future Kirkwood Boulevard.
PERMITTED USE
The permitted use is a Senior Assisted Living Facility in compliance with Zoning Ordinance No.
480, Section 45.8, as amended.
DEVELOPMENT REGULATIONS
The development regulations shall comply with the "0-1" Office District zoning and all
requirements under Zoning Ordinance No. 480, Section 45.8, "Specific Requirements for Assisted
Living Facilities" with the following exceptions:
a. Height: The proposed three (3) story building shall have a maximum height of accent
elements of forty-six(46) feet. Refer to attached building elevations.
b. Front Yard: There shall be a front yard of not less than fifty(50) feet along S.H. 114 and
thirty(30) feet along Future Kirkwood Boulevard, respectively
c. Side Yard: There shall be a side yard of not less than fifteen (15) feet.
d. Bufferyards allowed as shown on the Detailed Site Plan and Landscape Plans.
e. Horizontal and vertical articulations: The horizontal and vertical building articulations will
follow the existing City of Southlake guidelines.
f. Existing and Proposed Fences: Existing fences will be removed along the perimeter of the
subject property and will not be replaced. Proposed fencing is not expected for the site
improvements.
8350 N Central Expwy - Suite 1000 - Dallas, TX 75206-1612 - T: 972.235.3031 - F: 972.235.9544 - pkce.com
Case No. Attachment C
ZA14-084 Page 3
Mr. Richard Schell
September 5, 2014
Page 2
The proposed development, HarborChase of Southlake, will be a Senior Assisted Living and
Memory Care Facility offering 122 dwelling units total, which will consist of 92 assisted living
units and 30 memory care units. Each unit complies with the minimum floor areas required
for Type "B" facilities by the Texas Department of Aging and Disability Services, as shown in
Section 45.8(f) of the Zoning Ordinance No. 480.
Specifically, HarborChase of Southlake will offer the following units for Assisted Living and
Memory Care:
Assisted Living Units (Type "B")
Type of Unit
Minimum Size
of Unit (S.F.)
Proposed Size of
Unit (S.F.)
Quantity of
Units
One (1) Bed Unit
300 S.F.
509 S.F. - 721 S.F
74
Two (2) Bed Unit
500 S.F.
500 S.F. - 530 S.F.
18
Total Number of Assisted Living Units
92
Note: Minimum size of unit based on Type "B" facilities by the Texas Department of Aging
and Disability Services.
Memory Care Units (Type "B")
Type of Unit
Minimum Size
of Unit (S.F.)
Proposed Size of
Unit (S.F.)
Quantity of
Units
One (1) Bed Unit
300 S.F.
500 S.F. - 530 S.F.
22
Two (2) Bed Unit
500 S.F.
500 S.F.
8
Total Number of Memory Care Units
30
Note: Minimum size of unit required based on Type "B" facilities by the Texas Department of
Aging and Disability Services.
VARIANCES
In addition to the information already provided for this project, three (3) variances are also being
requested for this development. Specifically, as follows:
Variance #1: A variance to permit the installation a commercial driveway on a Collector.
The City of Southlake Driveway Ordinance No. 634, Section 5.2.c, prohibits commercial, multi-
family, and service driveways onto collector or local streets. Currently, Highland Street is a 20'
wide asphalt road, however, the City's Master Thoroughfare Plan defines this road to be a 70'
Collector in the future. We request a variance from the City of Southlake Driveway Ordinance,
Section 5.2.c, based on the following:
• Access to Highland Street will allow the Senior Assisted Living Facility primary access for
residents and visitors and allow for emergency and fire rescue services.
Once Kirkwood Boulevard is constructed, the access to Highland Street will be modified to a
right in/right out only driveway.
Case No. Attachment C
ZA14-084 Page 4
Mr. Richard Schell
September 5, 2014
Page 3
Variance #2: A variance to allow the location of the proposed commercial driveway on
Highland Street to be less than the 150 feet required minimum.
The City of Southlake Driveway Ordinance No. 634, Section 5.1, Table One, requires a minimum
150 feet of driveway spacing to an intersection along a Collector. Because of the proximity and
layout of the existing intersection of Highland Street and S.H. 114 Frontage Road, the westbound
spacing is met, however, the eastbound spacing is not. We request a variance from the City of
Southlake Driveway Ordinance, Section 5.1, Table One, based on the following:
• Similar to Variance #1, the commercial driveway on Highland Street will serve as the
primary access to the site.
• The driveway will be located entirely on the property without requiring a shared access
agreement from the property owner to the east.
Variance #3: A variance to allow the internal storage length at the driveway located at Future
Kirkwood Boulevard to be less than 50 feet as required on Table 2, Section 5.2.d, City of
Southlake Driveway Ordinance No. 634.
The City of Southlake Driveway Ordinance No. 634, Section 5.2.d, requires a minimum internal
storage length of 50 feet. The driveway location at Future Kirkwood Boulevard provides
approximately 18 feet, which is less than 50 feet. We request a variance from the City of
Southlake Driveway Ordinance, Section 5.2.d, Table Two, based on the following:
• Access to Future Kirkwood Boulevard will allow the Senior Assisted Living Facility to have a
secondary access for emergency and fire rescue services.
• Shared access to Kirkwood Boulevard.
We request your review and approval of the variances, Detailed Site Plan, and Preliminary Plat
for HarborChase of Southlake. The proposed development will offer an attractive facility with
enhanced building exterior features and landscape improvements that will complement the
surrounding neighborhood, while preserving a rural scenery.
If you have any questions or need any additional information in regards to the request or
submittal, please don't hesitate to call me.
Sincerely,
Ja ier D. Pra millo, P.E.
JDJ/dtn
2399-14.236 2014-08-18 Detailed Site Plan S-P-2 Narrative
cc: Tom Dwyer - Silverstone Healthcare Company, LLC.
Case No. Attachment C
ZA14-084 Page 5
JUSOUTHLAKE
CASE NO.
PROJECT NAME:
SPIN DISTRICT:
MEETING DATE:
MEETING LOCATION
SPIN MEETING REPORT
ZA14-054
Harborchase
SPIN # 3
May 27, 2014; 6:00 PM
1400 Main Street, Southlake, TX
City Council Chambers
TOTAL ATTENDANCE: Twelve (12)
• SPIN REPRESENTATIVE(S) PRESENT: Randy Robbins, Place 3; Craig Rothmeier,
Place 2; David Alexander, Place 5; Bobbie Heller, Place 6; and Monique Schill, Place 7
• APPLICANT(S) PRESENTING: Tom Dwyer, Silverstone Healthcare Company and 1
other
STAFF PRESENT: Patty Moos, Planner I
STAFF CONTACT: Patty Moos, Planner I: (817)748-8269 or pmoos(abci.south lake. tx.us
EXECUTIVE SUMMARY
Property Situation
• The property is located at the intersection of SH114 and E. Highland Street
• Will be located on the south side of the future extension of E. Kirkwood Boulevard
• Approximately 13.8 acres
Development Details:
Assisted living and memory care facility
It is a joint venture between Silverstone and Harbor Retirement Association
• 112,000 sf building with 2 and 3 story floors constructed of steel, concrete, and masonry
First floor is approximately 65,000 sf
• 90 assisted living units and 30 memory care units
• Facility will have a park like setting with butterfly garden, vegetable and flower gardens
areas for residents to tend, and possible dog park area
Case No. Attachment D
ZA14-084 Page 1
Presented at SPIN:
Site Location
e'
story
� o �
SILvotmNE HEAL-nicARE CONPANY.LLc Hnq?!,C"ASF
..._.,.�. P01Allil �.'ai
Development Plan
Case No. Attachment D
ZA14-084 Page 2
Site Plan
Facility Rendering
Case No. Attachment D
ZA14-084 Page 3
HarborChase of Southlake
Pet Friendly,
Community and
Butterfly Gardens
77 -'Ail
- .l�r
HarborChase of Southlake —Amenities
I - 1� * I xi
Facility Interior
QUESTIONS / CONCERNS:
• Is there enough parking for the site?
o Yes, parking for visitors, some for residents, and staff (1 space for .75 beds)
• Have you looked drainage for the site?
o The site is near the floodplain and the civil drawings will address the drainage
and grading for the site.
• Do you have any security features for the residents to keep them on site and from
leaving the site?
Memory care residents will be in a secured area of the facility. Technology is
available to monitor patients.
• How many units are in the facility?
0 120 units: 90 assisted living and 30 memory care with no independent living
rooms.
• What is the average age of the residents?
0 85
• What is the average stay of the residents?
0 3-4 years average stay
Case No. Attachment D
ZA14-084 Page 5
• Do patients lease by the year, month or buy the rooms?
Residents rent the rooms month to month.
• What is the turnover rate?
10% turnover rate per year on average.
• What is the cost for the rooms?
Average cost is $3,800/month. Discounts are available for family members.
• Is there any facility in the area similar?
Watermere is comparable, but has buy in or rental units available. Harborchase
is different as it is strictly room rental and does not have the buy in product.
• How does the size of this facility compare to Watermere?
Watermere is larger.
• What is the development time for this project?
Development will take 12-13 months to be constructed.
• Is your group a long term or short term owner for the property?
The owners are long term.
Presentation ended: 6:25 pm
SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official
meeting minutes, rather it serves to inform elected and appointed officials, City staff. and the public of the issues and questions raised by residents and
the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are
strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council.
Case No. Attachment D
ZA14-084 Page 6
REVISED SITE PLAN REVIEW SUMMARY
Case No.: ZA14-084 Review No.: Three
Project Name: Site Plan — Harborchase of Southlake
APPLICANT: Javier Jaramillo
Pacheco Koch
8350 N. Central Expy. #1000
Dallas, TX
Phone: (972) 235-3031
E-mail: jaramillo@pkce.com
Date of Review: 09/09/14
OWNER: Tom Dwyer
Silverstone Healthcare Company, LLC
3710 Rawlins St, Suite 800
Dallas, TX 75219
Phone: (214) 561-2830
E-mail: tdwyer@silverstonehc.com
CITY STAFF HAS REVIEWED THE ABOVE REFERENCED PROJECT RECEIVED BY THE CITY ON
09/05/14 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.
A separate Zoning Change and Concept Plan from "AG" Agricultural District to "S-P-2" Generalized
Site Plan District is being processed (Zone Case No. ZA14-054). Approval of the Site Plan is
subject to approval of the Zoning Change and Concept Plan. The Site Plan must comply with all the
requirements of the underlying S-P-2 Zoning and Concept Plan if that case is approved.
2. Show and label the number of stories on each section of the building on the Site Plan.
3. Change the Land Use Designation on the Harborchase lot and Lot 8, A.H. Chivers No. 299 Addition
to "Mixed Use" and 100-Year Floodplain".
4. All driveways/points of ingress/egress must comply with the Driveway Ordinance No. 634, as
amended). The following changes are needed:
a. Dedicate a cross access easement by plat on the Harborchase driveway connection.
b. A cross access easement on the property to the east must recorded by separate instrument
with the County to allow the driveway connections to Kirkwood Blvd. as shown.
Driveway Ordinance No. 634, Section 5.2.c prohibits commercial, multi -family and service
driveways onto collector or local streets. A variance has been requested.
Driveway Ordinance No. 634, Section 5.1, requires the minimum distance to the S. H. 114
frontage road intersection along E. Highland St. to be 150'. A spacing of approximately 65'
from the proposed driveway on E. Highland St. to the intersection of eastbound E. Highland
St. and the E. S.H. 114 frontage road is shown. A variance has been requested. The
spacing to the intersection of westbound E. Highland St. and the E. S.H. 114 frontage road
is approximately 152', which meets the ordinance requirement.
e. Driveway Ordinance No. 634, Section 5.2.d requires a minimum driveway stacking depth of
50' for the drive onto Kirkwood Blvd. and approximately 18' is shown. Please move the
stacking depth dimension on the Concept Plan to the north to show the distance from the
Kirkwood right of way to the first turning movement. The stacking depth shown on the
Case No. Attachment E
ZA14-084 Page 1
Concept plan is 28', so please revise the Concept Plan Variance request to 18' to match
the site plan prior to submitting for 2nd reading at City Council. A variance has been
requested.
5. Provide sidewalks and/or trails in compliance with the Subdivision Ordinance No. 483, as
amended and the Master Pathways Plan. The Pathways Master Plan and Sidewalk Plan shows
a <8' sidewalk planned along the south side Kirkwood Blvd. and along the north side of E.
Highland St. A 6' sidewalk is shown along Kirkwood and an 8' trail is shown along E. Highland
St. on the Site Plan. (See Public Works comments regarding escrowing funds for the Kirkwood
Blvd. sidewalk).
6. All lighting must comply with the Lighting Ordinance No. 693, as amended with regard to type of
lighting, intensity, glare and spill -over.
Tree Conservation/Landscape Review
E-mail: kmartin@ci.southlake.tx.us
Keith Martin
Landscape Administrator
Phone: (817) 748-8229
TREE CONSERVATION COMMENTS:
There is approximately 26% tree cover on this site. The plan is showing to preserve 58.86% of the
existing canopy on the planThe "S-P-2" 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
approval. The minimum percentage required to be preserved if this was a straight zoning case is
60%.
For property sought to be zoned for the Downtown zoning district or a planned development zoning
district, including an S-P-1 Site Plan, S-P-2 Site Plan, Transition, Rural Conservation, Planned Unit
Development, or Employment Center zoning district, the City Council shall consider the application
for a Conservation Analysis or Plan in conjunction with the corresponding development application
(as established in Table 1.0). The Planning and Zoning Commission shall review the application
and make a recommendation to the City Council regarding the application. The City Council shall
approve the Plan or Analysis if the Council finds that the Plan or Analysis provides for the:
placement of building pads, parking areas, driveways, streets, and utility easements so as
to maximize the preservation of environmental features of the property including mature
tree stands, natural creeks and ponds, and significant grades;
maximizes the preservation of tree cover preservation areas indicated on the
Environmental Resource Protection Map;
iii. maximizes the preservation of existing tree stands with the potential to buffer residential
areas from the noise, glare, and visual effects of nonresidential uses;
iv. maximizes the preservation of existing trees, if any, adjoining a natural or man-made
drainage creek;
V. maximizes the preservation of existing protected trees along rural roadways and other
streets as identified and prioritized in the Street Typology designation; and
vi. mitigation of altered trees through proposed tree replacement procedures pursuant to this
Case No. Attachment E
ZA14-084 Page 2
Ordinance.
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:
No comments.
# Denotes Required Items.
Denotes informational Items.
Public Works/Engineering Review
Steve Anderson, P.E. , CFM
Civil Engineer
Phone: (817) 748-8101
E-mail: sanderson@ci.southlake.tx.us
GENERAL COMMENTS:
1. This review is preliminary. Additional requirements may be necessary with the review of civil
construction plans.
2. Construction within SH 114 right of way shall require a permit from TxDOT.
3. Label the distances to the nearest drives or street intersections in both directions from the
proposed drive.
Street intersections shall comply with TDLR/ADA accessibility standards.
Sight distances shall comply with AASHTO guidelines on adjacent collectors and arterials.
Sidewalk widths shall conform to the Southlake Pathways Plan.
Use the City of Southlake GPS monuments whenever possible. Monument locations can be
found in the City of Southlake website:
http://www.citvofsouthlake.com/index.aspx?NID=266
ACCESS/ROADWAYS:
1. Funds will need to be escrowed for two 12-foot concrete lanes, curb and gutter, etc. of Kirkwood
Boulevard for the length of Kirkwood Boulevard that is located on this property.
2. Funds will need to be escrowed for a 6-foot wide sidewalk along the proposed Kirkwood Boulevard
at ($5/sf of sidewalk).
3. A common access easement/agreement will need to be in place for the driveway across the
adjacent property to Kirkwood Blvd.
Case No. Attachment E
ZA14-084 Page 3
4. Consider locating the driveway on Highland on the property line creating a shared access with the
adjacent property.
INFORMATIONAL COMMENTS:
* Submit 22"x34" civil construction plans and a completed Construction Plan Checklist directly to
the Public Works Administration Department for review. Please allow 15 business days for
review. 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.citvofsouthlake.com/PublicWorks/engineeringdesign.asp
* Submit with Civil Construction Plans a Storm Water Pollution Prevention Plan which outlines
pre -construction, construction and post -construction erosion control measures.
* Access permit is required prior to construction of the driveway on FM 1709, FM 1938 or SH
114. Permit approval is required before beginning construction. Submit application and plans
directly to TxDOT for review.
* A right of way permit shall be obtained from the Public Works Operations Department (817)
748-8082 to connect to the City's sewer, water or storm sewer system.
* A Developer Agreement may be required for this development and may 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.
* Any hazardous waste being discharged must be pretreated per Ordinance No. 836.
* = Denotes informational comment.
Fire Department Review
Kelly Clements
Assistant Fire Marshal
Phone: (817) 748-8671
E-mail: kclements(a-ci.south lake.tx.us
GENERAL COMMENTS:
An automatic fire sprinkler system will be required for all residential buildings regardless of
square footage. (per 2009 I.F.C. Sec. 903.3.1.3 as amended) All balconies, patios and garages
must be protected by the sprinkler system installed in residential buildings. (Also, if a porte-
cochere is added to the structure and is comprised of combustible construction, it must be
protected by the automatic sprinkler system)
All sprinkled buildings are required to be equipped with a fire alarm in compliance with NFPA
72, the 2012 International Fire Code, and the City of Southlake 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.
The required backflow protection (double check valve) for the sprinkler system can be located on
Case No. Attachment E
ZA14-084 Page 4
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.
A 5 inch Storz Connection shall be installed on the Fire Department Connection, whether the
FDC is on the building or installed remotely, with a locking Knox cap attached to the FDC to
prevent debris from entering the connection.
An exterior audible/visual fire alarm device must be installed above the Fire Department
Connection to indicate when a fire alarm condition is present in the building, or located as near
as possible to the FDC, on the building, if the FDC is installed remotely.
The Fire Department Connection for each sprinkler system must be within 100 feet of a fire
hydrant, and within 50 feet of Fire Lane access.
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Fire apparatus access needs to be provided within 250 feet of all exterior portions of the
perimeter of buildings on a "hose -lay" basis for sprinkled buildings. Fire apparatus access
needs to be an all-weather surface, asphalt or concrete, 24 feet wide and able to support the
imposed loads of fire apparatus. (A minimum of 80,000 pounds GVW) Fire apparatus access
will need to be provided for the west side of the property with an approved turn -around for fire
apparatus.
Fire lanes require a minimum 30 foot inside turn radius and a minimum 54 foot outside turn
radius. (per 2012 I.F.C. Sec. 503.2.4)
Emergency and Standby Power Systems must comply with Section 604 of the International Fire
Code and NFPA 110 and 111.
FIRE HYDRANT COMMENTS:
Hydrants required at a maximum spacing of 500 feet for commercial locations that contain
completely sprinkled buildings. (Hydrants not adequate for appropriate spacing)
INFORMATIONAL COMMENTS:
All commercial buildings are required to have Knox Box rapid entry systems installed.
Boxes can be ordered at www.knoxbox.com or contact the Fire Marshal's Office.
Community Service/Parks Department Review
Peter Kao
Construction Manager
817-748-8607
pkao@ci.southlake.tx.us
Park Board comments or recommendations:
All applicants are required to appear before the Park Board to discuss park dedication issues if requesting
fee payments or fee credits. Please contact the Community Services Department at (817) 748-8607 for
further details.
Land/park dedication requirements:
Case No. Attachment E
ZA14-084 Page 5
Non-residential developments must provide dedicated parks and/or open space at a ratio of one (1) acre of
park land for every fifty (50) non-residential gross acres of development.
If fee payment is approved by City Council in lieu of land dedication, non-residential park dedication fees in
the amount of $2400 per gross acre x 13.779 acres= $33,069.60 will be required. Fees will be collected
with the approved developer's agreement.
Pathway Comments:
Should provide pathways consistent with Southlake Master Pathways Plan. Should provide pedestrian
access to Trail System connections from each building. Should provide 4ft+ concrete sidewalks on both
sides of all public and private streets consistent with Article V Street and Right -Of -Way Requirements of
the Subdivision Ordinance and all State of Texas accessibility requirements. Provide pedestrian access
plan. 8ft wide trail is required on Hwy114 and island off Hwy 114. Handicap ramps missing. 5ft wide
sidewalks required along Highland St. and Kirkwood Blvd.
General Informational Comments
A SPIN meeting for this project was held May 13, 2014.
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 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.
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.
A permit from TxDOT must be obtained prior to any curb cut along SH 114.
Denotes Informational Comment
Case No. Attachment E
ZA14-084 Page 6
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Harborchase of Southlake
N 8 o s e
ONE '�9 9" p
920 924 of
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921 925 929 1204
900 1200 1202
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1201 1203 1207 120
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o Q
9`SO
1.
Smith, Kenneth
B2
E State Hwy 114
0.98
NR
2.
Smith, Kenneth
B2
575 E State Hwy 114
1.10
NR
3.
Cedar Ridge Office Park
Owners
SP1
E State Hwy 114
5.61
NR
4.
Varklan Llc
SP1
850 E State Hwy 114
1.14
NR
5.
D/Fw-Hwy 114/Highlands Ltd
AG
E Highland St
0.99
NR
6.
D/Fw-Hwy 114/Highlands
AG
E State Hwy 114
1.05
NR
7.
D/Fw-Hwy 114/Highlands Ltd
AG
E Highland St
0.86
NR
8.
Onsom Llc
SP1
630 E State Hwy 114
19.71
NR
9.
Burgess, Derrell & Martha Jo
AG
1360 N Carroll Ave
10.22
NR
10.
Highland Group Jv
C3
N Carroll Ave
2.53
NR
11.
Oscar Wolfe Family Cemetery
CS
E Highland St
0.54
NR
12.
D/Fw-Hwy 114/Highlands Ltd
AG
E Highland St
0.60
NR
13.
Chang, Chin J Etal
AG
E State Hwy 114
0.36
NR
14.
J G J Inc
AG
655 E Highland St
0.35
NR
15.
J G J Inc
AG
E State Hwy 114
0.54
NR
16.
Southlake, City Of
ECZ
480 E State Hwy 114
0.44
NR
17.
Hines Southlake Land Lp
ECZ
1500 N Carroll Ave
0.50
NR
F: In Favor
Notices Sent:
Responses Received:
Case No.
ZA14-084
O: Opposed To
Seventeen (17)
None (0)
U: Undecided NR: No Response
Attachment F
Page 2