Item 7A & 7B - PresentationThe Overlook & WillowTree Gardens
Land Use Plan Amendment
Zoning Change & Development Plan
Items 7A & 7B
ZA23-0072 & CP24-0001
APPLICANT/
OWNER: Sage Group, Inc. on behalf of Mendez, LTD
REQUEST: Item 7A: Land Use Plan Amendment for The Overlook. Existing Land Use
Designation: Medium Density Residential. Proposed Land Use
Designation: Office Commercial.
Item 7B: Zoning Change and Development Plan for The Overlook &
WillowTree Gardens. Existing Zoning: “AG” Agricultural District and “SF-
1A” Single Family Residential District. Proposed Zoning: “TZD”
Transition Zoning District.
LOCATION: 240 N. Carroll Ave . and portions of 918-1050 E. Southlake Blvd.
Item 7A: Future Land Use
Item 7A : Proposed Land Use Amendment
Site Specific – Mendez/Strunk Properties
•Retain the Medium Density Residential land use designation.
•For properties fronting on Carroll Ave., garden office uses
may be considered if development is planned in a
comprehensive manner.
•Buffer existing and future residential uses from office uses.
•Any future connection of Cross Lane to Carroll Ave. is not
intended.
•Any office development along Carroll Ave. should have cross
access back to the traffic signal at F.M. 1709/Tower Plaza as
well as to the office properties to the south to access the
existing drive cut on Carroll Ave.
•A new drive cut at Carroll Ave. and Main Street is not
recommended due to existing traffic conditions/volumes at
this intersection and the close proximity to the light.
For properties fronting on Carroll Ave.,
garden office uses may be considered if
development is planned in a
comprehensive manner.
Site Specific Recommendations
Buffer existing and future residential
uses from office uses.
Site Specific Recommendations
Any future connection of Cross
Lane to Carroll Ave. is not intended.
Site Specific Recommendations
Any future connection of Cross
Lane to Carroll Ave. is not intended.A new drive cut at Carroll Ave. and Main
Street is not recommended due to
existing traffic conditions/volumes at this
intersection and the close proximity to
the light.
Site Specific Recommendations
Any future connection of Cross
Lane to Carroll Ave. is not intended.A new drive cut at Carroll Ave. and Main
Street is not recommended due to
existing traffic conditions/volumes at this
intersection and the close proximity to
the light.
Any office development along Carroll
Ave. should have cross access back to
the traffic signal at F.M. 1709/Tower
Plaza as well as to the office properties
to the south to access the existing drive
cut on Carroll Ave.
Site Specific Recommendations
Item 7B: Current Zoning
Aerial
Street Views of Site from N. Carroll Ave.
View from Cross Lane
Proposed Overall Development Plan
Overall Development Plan with Detail
Initial and Revised Submittals
Notable Revisions:
1:
Removal of Lots
2:
Emergency Access gate location.
3:
Wider North Drive
4:
Reduced Size Office Building
24
Proposed Office Development Plan
Proposed Office Development Regulations
Building Standards:
•Building Orientation toward Carroll Avenue
•Front Setback: 15’
•Side Setback: 25’
•Rear Setback: 25’
•Height: 2 stories/35’
•Maximum Building area: 23,000 S.F.
•Accessory Buildings: Maximum of 1,000 S.F. (SUP required)
Site Design Standards:
•Parking: 3.33 spaces per 1,000 S.F. of Floor Area
•Trash/Recycle Screening: 3-side 8’ masonry wall w/opaque entry door
•Other Utility Equipment Screening: masonry wall and/or landscaping
•Surface Parking Area Screening: screened from Carroll Avenue with
landscaping
Permitted Uses:
•O-1 uses
Open Space Standards:
•Minimum of 25% (32% Provided)
Block/Lot Standards:
•Lot Area: Minimum of 20,000 S.F.
•Lot Width & Depth: Minimum of
100’ Width x 80’ Depth
•Maximum Lot Coverage: 35%
•Maximum Impervious Cover: 80%
Proposed Residential Development Plan
Proposed Residential Development Regulations
Open Space Standards:
•Minimum of 20.60% (14.58%)
Block/Lot Standards:
•Lot area minimum: 5,700 S.F.
•Lot Width & Depth: Minimum of 46’ wide x 125’ depth with alley access
•Maximum Lot coverage: 70%
Building Standards:
•Maximum Height: 2 stories
•Maximum Building Area: 5,200 S.F. (Minimum of 3,000 S.F.)
•Front Setback: 10’
•Side Setback: 6’/0’
•Rear Setback: 20’
•Accessory Buildings: Maximum of 500 S.F.
•Principal Building Orientation: Toward front of internal street
Rendering Overview
Southwest View of Building (From Carroll Ave.)
Southeast Aerial View of Building
WillowTree Gardens Entry Feature
WillowTree Gardens East Aerial View
WillowTree Gardens Interior Street View
Surrounding Property Owner Responses
Within 300’ Notification
For: 2
Opposed: 14
Undecided: 1
Outside 300’
For: 10
Opposed: 109
Undecided: 1
Within 200’
For: 2
Opposed: 10
Undecided: 1
Percentage Opposed: ~39%
20% is threshold for
Supermajority Vote
Planning & Zoning Commission Action
Item 7A – March 21, 2024; DENIED (5-0)
Item 7B - March 21, 2024; DENIED (5-0)
Questions?
Similar Zoning Examples
*Net Acreage for a specific neighborhood as part of an overall development.
Development Dwelling Units/Acre Zoning Gross Acreage Avg. Lot Size by Square
Feet
Open Space in
Acres (% of
gross)
No. of Units
Carillon Parc*5 ECZ 15.8*5,600
(Min. 4,950)N/A 79
Crescent Royale
Phase 1&2 (Timarron)*3.22 RPUD 53.74*7,200
(Min. 6,000)7.35 (14%)173
Tealwood 2.77 TZD 5.4 10,000 .62 (12.8%)15
WillowTree Gardens 2.71 TZD 9.6 ~6,000
(Min. 5,700)2.21 (23%)26
Brenwyck II (Timarron)*2.5 RPUD 44.78*11,000 1.33 112
Ridgeview 2.34 TZD 13.22 ~11,500 2.76 (20.88%)31
Watermere – South
Village 2.10 TZD 33.72 Varies per Phase
(Minimum 7,400)9.91 (29%)71
Left Turn Lane
Metairie
Southlake Meadows (off of Dove)
Chapel Downs (off Shady Oaks)
Crescent Heights
Stony Brook (off Brock Drive)
Ridgeview
The Canopy
Hogan’s Glen (Trophy Club)
Transition Zoning Examples
*Carillon Parc “Plaza District” DU/A per net acre, single family residential portion only.
Development Dwelling Units/Acre Zoning Gross Acreage Avg. Lot Size by Square
Feet
Open Space in
Acres (% of
gross)
No. of Units
Carillon Parc*5 ECZ 15.8*5,600
(Min. 4,950)N/A 79
Crescent Royale
Phase 1&2 (Timarron)3.22 RPUD 53.74 7,200
(Min. 6,000)7.35 (14%)173
Tealwood 2.77 TZD 5.4 10,000 .62 (12.8%)15
WillowTree Gardens 2.71 TZD 9.6 ~6,000
(Min. 5,700)2.21 (23%)26
Brenwyck (Timarron)2.5 RPUD 44.78 11,000 1.33 112
Ridgeview 2.34 TZD 13.22 ~11,500 2.76 (20.88%)31
Watermere – South
Village 2.10 TZD 33.72 Varies per Phase
(Minimum 7,400)9.91 (29%)71
Hidden Knoll 1.95 TZD 19.53 12,294 6.76 acres
(34.6%)38
Metairie 1.91 TZD 29.3 12,580 4.4 acres (15%)56