Item 6 and 7 - PresentationZoning Change & Development Plan for Metairie at
Southlake; Zoning Change & Concept Plan for Kirkwood
Grove West – ZA17-060
Preliminary Plat for Kirkwood Grove – ZA17-061
Items 6 & 7
Owner: Southlake Dove Associates, LLC
Applicant: D2 Investments, Inc. and DeOtte, Inc.
Requests: Request to rezone approximately 55.3 acres including approval of a Zoning
Change and Development Plan from “S-P-2” Generalized Site Plan District
to “TZD” Transitional Zoning District for Metairie of Southlake to develop 59
residential lots and 4 open space lots on approximately 29.387 acres and
approval of a Zoning Change and Concept Plan for Kirkwood Grove West to
revise the “S-P-2” boundary previously established on approximately 25.914
acres (ZA17-060)
Request for approval of the associated Preliminary Plat (ZA17-061)
Location: Located south of E. Dove Rd. between W. State Hwy. 114 and N. White
Chapel Blvd. at 500 and 550 W. State Hwy. 114
ZA17-060 & ZA17-061
The following site specific recommendations are included for the subject property:
•Retain the existing underlying Mixed Use land use designation and apply the Campus Office Overlay district.
•Future development on these properties should be approved in a manner that is sensitive to potential impacts on adjacent
residential areas, particularly as related to noise, traffic, building heights, lighting and views.
•Provide a corner enhancement feature at SH 114 and W. Dove Rd in conjunction with development on the west half of the
Fidelis tract.
•Development of the Shivers property should be integrated with the Carillon commercial to the east.
•For areas immediately along and east of the planned Kirkwood Blvd. extension, low-impact development such as residential with
a similar design and pattern to the existing neighborhoods across White Chapel may be considered as a transition to the
neighboring single family residential properties. Also a low-scale or garden office component may be considered if development
is planned in a comprehensive manner which maximizes tree preservation.
•Buffer any residential uses from non-residential uses on this property.
•Traffic signals at major street intersections should be anticipated and addressed with development.
•As development is proposed, traffic impacts on Dove St. and White Chapel Blvd (including the traffic circle) should be assess ed.
•Development should be sensitive to the existing tree cover and attempts should be made during the planning process to
maximize tree cover along with natural features and topography.
•Any development should be walkable and pedestrian friendly.
•Family history of Shivers tract should be preserved or recognized possibly through use of open space.
•As development occurs drive access to Kirkwood Blvd. should be encouraged with limited drive access onto White Chapel Blvd.
SH 114 Corridor Plan
Aerial View
Approved Concept Plan – Ord. 480-220
Existing zoning is “S-P-2” Generalized Site Plan District with
Mixed Uses, to include limited uses in the following districts:
Parcel A:
"CS" Community Service District
"O-1" Office District
"O-2" Office District
"C-1" Neighborhood Commercial District
"C-2" Local Retail Commercial District
"C-3" General Commercial District
"HC" Hotel District
Parcel B:
"CS" Community Service District
"O-1" Office District
“B-1” Business Service Park
Items to address at 10/19 meeting
P&Z Issues to be addressed by 10/19 meeting Applicant’s Response
Relocate the kiosk from the median and provide more
detail on the type of mailboxes to be used before
Council.
The applicant has removed the kiosk from the
median and added several kiosks throughout the
development.
Provide elevations and materials for the wall and
fence.
Example photos of the proposed masonry wall and
metal fence have been provided.
Provide material samples or exhibits of the retaining
wall material.
Example photos of the retaining wall and a
retaining wall exhibit have been provided.
Provide an exhibit with showing the entrance lined up
with Brentwood Circle. An exhibit has been provided.
Add regulations to ensure custom home builders and
discourage production builders.
Regulations have been added under Section H -
Building Standards.
Development Plan – East
Mailbox Kiosk
Kiosk removed – parking spaces to remain
Wall and Fence Examples
Retaining Wall Exhibit
Wall and Entry Feature Exhibits
Alternate Layout
Site Section Exhibit
Site Data Summary
Site Data Summary for “TZD” Zoning
Existing Zoning “S-P-2”
Proposed Zoning “TZD”
Land Use Designation Mixed Use
Gross/Net Acreage 29.387 / 25.409
Residential Lots 59
Gross Density 2.008 du/ac.
Net Density 2.83 du.ac.
Open Space % 17.3%
Lot Area Range 10,014 s.f. to 19,325 s.f.
Average Lot Area 11,672 s.f.
Comparison Table
Regulation “SF-20A” “TZD” Regulations
Max. Height 35’ and 2½ stories 35’
Front Yard 35’ 25’
Side Yard 15’ 5’
Rear Yard 40’
(35’ on cul-de-sac) 20’
Max. Lot Coverage 30% 50%
(for principal dwelling)
Min. Lot Area 20,000 s.f. 10,000 s.f.
Min. Lot Width 100’ 75’
Min. Lot Depth 125’ 115’
Min. Floor Area 1,800 s.f. 2,500 s.f. (1-story)
2,750 s.f. (2-story)
Max. Gross Density 2.18 du/ac. 2.008 du/ac.
The following modifications to the “TZD” Zoning District requirements are
proposed:
A.Section 47.4.a: The requirement of having at least two of the district
components.
B.Section 47.4.d: The requirement for residential density to not exceed two
(2) dwelling units per gross acre.
C.Section 47.7.a.1 and 47.6 Table 47-2: The requirement prohibiting dead
end streets and cul-de-sacs and the block width and length requirement.
D. Section 47.7.a.3: The human-scaled building requirement.
E. Section 47.7.b: The building orientation requirement.
F. Section 47.7.d: The building façade requirement.
G. Section 47.7.e: The architectural design standards requirement.
H. Section 47.7.f: The off-street parking requirement.
Modifications to “TZD” Requirements
Comparison Chart
Residential Lot Sizes Open Space
Residential Subdivision Zoning du acres du/acre MIN MAX AVG Acres %
Brentwood SF-30 9 8.68 1.04
30,002
42,738
34,988 0.80 9.3%
Carillon Southlake ECZ 404
285.00 1.42
4,950
19,200
10,568
61.56 21.6%
Estes Park PUD 178
124.79 1.43
14,985
90,518
20,734
15.64 12.5%
Kirkwood Hollow PUD 150
115.03 1.30
15,100
64,874
23,586
11.34 9.9%
Ridgeview at Southlake TZD 31
13.22 2.34
9,005
16,456
11,662 2.90 21.9%
Ridgeview 2 (Villas @ Hidden
Knoll) TZD 38
19.53 1.95
9,766
16,862
11,905 6.53 33.4%
Tealwood TZD 15 5.15 2.91
10,001
14,452
10,340 0.62 12.1%
Metairie at Southlake TZD 59
29.39
2.008 10,014 19,325
11,672
5.079 17.3%
Subdivision Ordinance No. 483, Section 5.03.F includes minimum
centerline radii for curvilinear streets and separation requirements for
reverse circular curves. The alignment shown for Kirkwood Blvd. does
not meet the requirements in the table. The applicant is requesting a
variance to allow the alignment shown.
Variance Request
Landscape Plan
Tree Conservation Plan
Drainage Plan
Utility Plan
Pedestrian Access Plan
Rendering – Main Entry
Rendering – Interior Streets
Rendering – N. White Chapel Blvd.
Concept Plan – West
Existing zoning for Tract A is “S-P-2” Generalized Site Plan
District with Mixed Uses, to include limited uses in the following
districts: "CS" Community Service District, "O-1" Office District,
"O-2" Office District, "C-1" Neighborhood Commercial District, "C-
2" Local Retail Commercial District, "C-3" General Commercial
District and "HC" Hotel District.
Variance Requested
Subdivision Ordinance No. 483,
Section 5.03.F includes minimum
centerline radii for curvilinear
streets and separation requirements
for reverse circular curves. The
alignment shown for Kirkwood Blvd.
does not meet the requirements in
the table. The applicant is
requesting a variance to allow the
alignment shown.
Preliminary Plat
October 5, 2017; Case Nos. ZA17-060 and ZA17-061 were tabled to
the October 19, 2017 meeting (5-0).
P & Z Commission
Questions?
Applicant Presentation