From
Chris Hartmann
Title
S150301 - Site Plan - Emerus Community Hospital (City Council District 6). Consider a request to approve a site plan to construct and operate a hospital. The 2.39-acre property, located at 3095 Kingswood Blvd., 4616 and 4626 S.H. 360, is zoned Planned Development District 178 (PD-178) and is within the S.H. 360 Overlay District. The agent is Kyle Whitis, Pacheco Koch Consulting Engineering and the owner is Steve Moore, Kingswood 72 LTD. (On June 1, 2015, the Planning and Zoning Commission recommended approval of this request by a vote of 9-0.)
Presenter
Chief City Planner Jim Hinderaker
Recommended Action
Approval
Analysis
SUMMARY:
Consider a request to approve a site plan to construct and operate a hospital. The 2.39-acre property, located at 3095 Kingswood Blvd., 4616 and 4626 S.H. 360, is zoned Planned Development District 178 (PD-178) and is within the S.H. 360 Overlay District.
ADJACENT LAND USES AND ACCESS:
|
Direction |
Zoning |
Existing Use |
|
North |
PD-178 for Commercial, Retail, Multi-family, Single Family, and Single Family Garden uses and within the S.H. 360 Overlay District |
Undeveloped |
|
South |
PD-178A for Retail and Mixed Uses and within the S.H. 360 Overlay District |
Undeveloped |
|
East |
PD-178 for Commercial, Retail, Multi-family, Single Family, and Single Family Garden uses and within the S.H. 360 Overlay District |
Commercial and Automobile-related Uses |
|
West |
State Highway 360 (SH 360) |
PURPOSE OF REQUEST:
The applicant is requesting approval of a site plan (SP) to construct and operation a 2-story, 29,332-square-foot hospital on 2.39 acres within Planned Development-178 (PD-178) District. A hospital is permissible in PD-178 by-right, however, all site plans within overlay districts and Planned Development Districts require City Council approval. This project is within PD-178 and is within the SH 360 Overlay District, so City Council approval will be required.
BACKGROUND:
On January 6, 2015, an application was submitted which requested approval to construct and operate a hospital on a 2.39-acre assemblage located at 3095 Kingswood Blvd., 4616 and 4626 S.H. 360.
On February 19, 2015 and May 21, 2015, a Development Review Committee (DRC) meeting was held. Staff met with the applicant to discuss the proposal. The proposal was cleared to move forward subject to conditions found in the recommendation section of this report at the May 21, 2015 meeting.
On May18, 2015, notice of the upcoming public hearing was published in the Fort Worth Star Telegram.
On May 22, 2015, legal notice was mailed to affected property owners.
On June 1, 2015, the item is scheduled to be heard by the Planning and Zoning Commission.
On June 16, 2015, the item is scheduled to be heard by the City Council.
CONFORMANCE WITH COMPREHENSIVE PLAN:
The Future Land Use Map (FLUM) of the 2010 Comprehensive Plan designates this area as Commercial/Retail/Office (CRO) uses. The FLUM indicates Commercial/Retail/Office category should include office, neighborhood services, general retail, commercial, and Planned Development districts with one or more of these uses. The proposed use is consistent with the FLUM designation.
UNIFIED DEVELOPMENT CODE ANALYSIS:
Dimensional Requirements
The PD-178 ordinance governs the development of this property. The following table evaluates the requirements of PD-178 and the Unified Development Code (UDC) to the proposal. The proposal meets all applicable minimum dimension requirements outlined in PD-178 and the UDC.
|
Standard |
Required |
Provided |
Meets |
|
Minimum Site Area |
5,000 s.f. |
103,891 s.f. |
Yes |
|
Minimum Lot Width |
50 ft. |
527 ft. |
Yes |
|
Minimum Lot Depth |
100 ft. |
208 ft. |
Yes |
|
Front Yard |
60 ft. |
75 ft. |
Yes |
|
Rear Yard |
0 ft. |
25 ft. |
Yes |
|
Side Yard |
0 ft. |
140 ft. |
Yes |
|
Maximum Height |
10 stories |
2 stories |
Yes |
|
Maximum F.A.R. |
10:1 |
.28:1 |
Yes |
Parking and Access
The following table provides an analysis of the parking required for this proposal.
|
Parking Ratio |
Parking Rate |
Required |
Provided |
Meets |
|
1 space per 1.5 beds plus 1 space per doctor |
1.5 x 5 = 8 plus 1 = 9 |
9 |
|
|
|
1 space per 1.25 employees |
1.25 x 8 = 10 |
10 |
|
|
|
1 space per 200 square feet of Medical Office |
14,132/200 = 71 |
71 |
|
|
|
Total |
90 |
90 |
Yes |
The subject site has frontage on SH 360 and Kingswood Boulevard. Access to SH 360 Frontage Road will be gained from a shared driveway. Access to Kingswood Boulevard will be gained from a driveway.
Elevations
The North, West, and South elevations are defined as primary façade per Appendix F of the UDC. The applicant is requesting an exception to allow Nichiha panels which will act as rainscreens on the building. This material is not defined by the UDC as a primary masonry material so an exception will have to be approved by the City Council.
Landscape
The landscape plan does comply with the landscape requirements contained in Article 10 of the UDC.
REQUESTED EXCEPTIONS AND APPEALS:
The proposed elevations do not meet the minimum requirements of Appendix F. The applicant is requesting an exception to the primary masonry design standards to allow Nichiha panels to be used. The Nichiha panel provide a rain screen for the building.
RECOMMENDATION:
This proposal has been reviewed by the Development Review Committee and has been cleared to proceed to the Planning and Zoning Commission for consideration. Staff cannot offer full support due to the requested exception; however, Staff does not oppose the project should the Planning and Zoning Commission recommend approval.