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Item 6J13 CITY OF S0UTHLA1<,.,E Department of Planning & Development Services �:adrill 0=:»ll:aI September 9, 2014 C�_l& 8 kilo fill [1d11:11! 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 Harborchase of Southlake 152 1524 609 1605 1601 Y o p oro p� ,y 0 1520 151 151 1533 1529 1525 h � a ti N ory0 0 1506 1521 1517 u F � 101 ti 1012 � o ^ 15�1 1513 100 1004 101 y� q00 1509 01 7so5 ' Y N fr 6 9�J O 9%0 9Oe g� 91R 012 97 924 1000 1004 1006 3 9 921 925 929 933 120 94J Q 1200 1202 1201 1203 q30 0� J~ �O quo 114 460 q31 S00 95 qsl SSS OS 0 S0 1020 09S 1040 555 E-H IG H L-A N D_ST 930 1009 E HIGHLAND-ST 651 q00 130 S0 114 900 �o 0 1050 1009 655 1170 121 CASEY CT N ` R L - 114 ds z. ZA14-084 �r - Site Plan 11 0 500 1,000 2.000 Feet Case No. Attachment B ZA14-084 Page 1 Plans and Support Information Concept Plan at 1s' reading for Zoning Change Case ZA14-054 07A. 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N5932'34'W cw Eu.i.nw.E.®crxsmiucca 18.99' A a wrr coxxErnw 'Ox11 � r ♦ uw uu pia rmoT (ej sum�n�somrIcxs ciao suu un s uwn wsorar u rt".-. _ _ o�w-nsswnYis siuuxos uro i0V G G I II„ 1 I; 1R 600.00c L-205.09' T-103.56 C9-N9351SW CD-20MD' $9 1 NO012'187W 162.1 IV g� III Iq "F I IrrI KIRKWOOD r "8 I2 R.O.w RRO O.W DEOICATIQx PER PLAT I NOD}2'16'W I 16214' R-650.00, 1pyl I L-263.55' -91 M1 1 � CD-281,71' .7{' 3.SR6'16- L-58.91' { 1 I T-28.49 I\ EASEMENT BY I � SEPERATE INSTRUMENT I I 20HWC �G I I �¢uDc xe�p�'g 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. a1:74We1kl;Kde]►y,ILy,lEll kIII &I 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 S� 9» 921 925 929 1204 900 1200 1202 ],Nr-L 1201 1203 1207 120 430 4jp 480 ss 43J `S00 AS, sop sSS lS E"p 441 S0> �00 1020 HIGHLAND ST �S �S 930 loco 0 1000 555 651 1280 s00 1301 133 SO 900 W 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