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Item 7B PresentationZoning Change & Development Plan for Metairie at Southlake Zoning Change & Concept Plan for Kirkwood Grove West – ZA17-060 Item 7B Owner: Southlake Dove Associates, LLC Applicant: D2 Investments, Inc. and DeOtte, Inc. Request: 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 58 residential lots and 3 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) 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 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 P&Z Conditions of Approval P&Z conditions in the motion for approval at their 10/19 meeting Applicant’s Response Provide Council more details on the landscape plan for the Dove Road portion of the property and the White Chapel portion of the property. The applicant has reconfigured and enlarged the open space area along W. Dove Rd. on the Development Plan. The plantings that were shown on the previous plans are to be provided in the reconfigured open space area. The overall open space area has increased from 17.3% to 18%. Consider options on reallocating the higher density lots on the far west side of the property to maybe bring those internally. One lot on the west side of the property south of Street ‘E’ has been removed. The lot count has been reduced from 59 lots to 58 lots. Provide more detailed drawings of the mailbox structures to include the masonry on the outside of the mailbox and the metalwork used for the mailboxes. The U.S. Postal Service has given preliminary approval for individual mailboxes for each residential lot in the development, so the kiosks have been removed from the plans. Meet with the residents prior to the next City Council meeting to try to get resolutions and further ideas from them. The applicant met with the neighbors on October 30 and November 1, 2017. Details of the meetings will be presented by the applicant at the 12/5 Council meeting. Take both options with respect to the White’s Chapel entry/exit; staggered and aligned with Brentwood, to City Council. The applicant is proposing the staggered and aligned options of the Development Plan that were previously presented. Development Plan – East 11/9 P&Z Meeting Mailbox Kiosk Revised Development Plan – East Development Plan Comparison 11/9/2017 P&Z Meeting 12/5/2017 CC Meeting One lot removed Open space enlarged Mail kiosks removed Alternate Layout Site Data Summary Site Data Summary for “TZD” Zoning 11/09/2017 P&Z 12/05/2017 CC Existing Zoning “S-P-2” “S-P-2” Proposed Zoning “TZD” “TZD” Land Use Designation Mixed Use Mixed Use Gross/Net Acreage 29.387 / 25.409 29.387 / 25.409 Residential Lots 59 58 Gross Density 2.008 du/ac. 1.974 du/ac. Net Density 2.83 du/ac. 2.283 du/ac. Open Space % 17.3% 18.0% Lot Area Range 10,014 s.f. to 19,325 s.f. 10,014 s.f. to 19,325 s.f. Average Lot Area 11,672 s.f. 11,646 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. 2.0 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. (One lot removed) 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 Landscape Plan Pedestrian Access Plan Tree Conservation Plan 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. Wall and Entry Feature Exhibits Rendering – Main Entry Rendering – Interior Streets Rendering – N. White Chapel Blvd. Wall and Fence Examples Retaining Wall Exhibit Site Section Exhibit Drainage Plan 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. P&Z Commission Action October 19, 2017; Approved (5-0) subject to the Staff Report dated October 19, 2017; and further subject to the Development Plan Review Summary No. 4 dated October 13, 2017, • Noting the applicant’s willingness to provide Council more details on the landscape plan for the Dove Road portion of the property and the White Chapel portion of the property. • Noting the applicant’s willingness to consider options on reallocating the higher density lots on the far west side of the property to maybe bring those internally. • Noting that applicant’s willingness to provide more detailed drawings of the mailbox structures to include the masonry on the outside of the mailbox and the metalwork used for the mailboxes. • Noting the applicant’s willingness to meet with the residents prior to the next City Council meeting to try to get resolutions and further ideas from them. • Noting the applicant’s willingness to take both options with respect to the White’s Chapel entry/exit; staggered and aligned with Brentwood to City Council, •Granting the variances requested. Questions?