Item 6B & 6C - PresentationThe Overlook & WillowTree Gardens
Land Use Plan Amendment
Zoning Change & Development Plan
Items 6B & 6C
ZA23-0072 & CP24-0001
APPLICANT/
OWNER: Sage Group, Inc. on behalf of Mendez, LTD
REQUEST: Item 6B: Land Use Plan Amendment for The Overlook. Existing Land Use
Designation: Medium Density Residential. Proposed Land Use
Designation: Office Commercial.
Item 6C: 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 6A & 6B was approved at first reading at April 2nd City Council meeting.
At the first reading for Item 6B, City Council approved a “Hybrid” plan presented by
the applicant that was comprised of 19 “Villa” lots and 3 half-acre lots. The
approval was conditioned that the applicant provide revised plans that consider
the following primary concerns:
•Providing a masonry wall along the southern boundary of the development.
•Providing a connection to Cross Lane.
•Reconfiguring larger lots to the north side of the development.
Items 6A/6B: 1st Reading Action
Items 6A/6B: Current Future Land Use
Purpose: The purpose of the
Medium Density Residential
land use category is to promote
a neighborhood setting primarily
comprised of single family
detached houses.
Definition: The Medium
Density Residential category is
suitable for any single-family
detached residential
development. Other suitable
activities are those permitted in
the Public Parks/Open Space
and Public/Semi-Public
categories previously
discussed.
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
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.
Site Specific Recommendations
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.
Area of Land Use Change Request
Request to Change
Medium Density Residential to
Office Commercial Land Use
Item 6A : Proposed Land Use Amendment
Item 6A: Proposed Future Land Use
Change to
Office Commercial
Land Use
Item 6B: Current Zoning
Aerial
Street Views of Site from N. Carroll Ave.
View from Cross Lane
Initial Plan Presented April 2nd
“Hybrid Plan” Presented April 2nd
Proposed Development “Plan D” (Preferred by Applicant)
Lot Coverage
Lots 1-5: 50%
Lots 6-21: 70%
Proposed Development “Plan E”
Hybrid vs. “Plan D”
Notable Changes:
1:
Lot Configuration
5 ~15k sqft Lots
11 Villa Lots
2:
Emergency Access Only
On Cross Lane 2
Hybrid vs. “Plan E”
Notable Changes:
1:
Lot Configuration
11 ~11k sqft lots
11 Villa Lots
2:
No Emergency Gate
Cross Lane will have access to
Carroll Ave.2
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%
Left Turn Lane
Rendering Overview
Southwest View of Building (From Carroll Ave.)
Southeast Aerial View of Building
WillowTree Gardens Entry Feature
WillowTree Gardens East Aerial View (Conceptual, Not Revised)
WillowTree Gardens Interior Street View (Conceptual, Not Revised)
Surrounding Property Owner Responses
Within 300’ Notification
For: 4
Opposed: 15
Undecided: 1
Outside 300’
For: 18
Opposed: 128
Undecided: 1
Within 200’
For: 4
Opposed: 15
Undecided: 0
Percentage Opposed: ~40%
20% is threshold for
Supermajority Vote
Planning & Zoning Commission Action
Item 6B
March 21, 2024; DENIED (5-0)
Item 6C
March 21, 2024; DENIED (5-0)
City Council 1st Reading Action
Item 6B
April 2, 2024; Approved (6-0).
Item 6C
April 2, 2024; APPROVED (5-1) (Williamson), subject to Staff Report dated
March, 26, 2024, and Development Plan Review Summary No. 3, dated March
15, 2024, subject to the following:
•Approving what has been described and presented as the “hybrid” option,
which has three, depicted as yellow, approximately half-acre lots and 19
other of the smaller lots.
•Directing the applicant to present a revised plan based on the hybrid model
that includes a masonry fence on the south property boundary.
•Directing the applicant to present an option with connection through Cross
Lane.
•Directing the applicant for reconfiguring the yellow, half-acre lots, Lots 1, 2 &
3, possibly moving Lot 3 to the north side of the property.
City Council 2nd Reading Action
Item 6B
April 16, 2024; TABLED (6-0), to the May 7, 2024 meeting.
Item 6C
April 16, 2024; TABLED (6-0), to the May 7, 2024 meeting.
Questions?
Applicant’s Presentation Applicant’s Video
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 Land Use
Tuscan Ridge 5 MH 11.35 ~8,000 N/A 57 Med. Density
Carillon Parc*5 ECZ 15.8*5,600 (Min. 4,950)N/A 79 Mixed Use
East Haven 4.59 MH 3.5 9,495 (Min. 7,461)N/A 16 Med. Density
Crescent Royale
Phase 1&2 (Timarron)*3.22 RPUD 53.74*7,200
(Min. 6,000)7.35 (14%)173 Med. Density
Tealwood 2.77 TZD 5.4 10,000 .62 (12.8%)15 Mixed Use
Brenwyck II (Timarron)*2.5 RPUD 44.78*11,000 1.33 (N/A)112 Med. Density
WillowTree Gardens 2.4 TZD 9.6 ~6,000 (Min. 5,700)2.21 (23%)26 Med. Density
Ridgeview 2.34 TZD 13.22 ~11,500 2.76 (20.88%)31 Mixed Use
Watermere – South
Village *2.10 TZD 33.72 Varies per Phase
(Minimum 7,400)9.91 (29%)71 Med. Density
The Metairie 1.91 TZD 29.3 12,580 4.4 acres (15%)56 Mixed Use
WillowTree Gardens Revisions
Development Dwelling
Units/Acre Avg. Lot Size by Square Feet Open Space in Acres (% of
gross)No. of Units
Planning & Zoning (1st)2.92 5,900 20.52%28
Planning & Zoning (2nd)2.71 5,998 23.02%26
City Council First Reading “Hybrid”
(Approved First Reading)2.3 8,078 26.25%22
City Council Second Reading:
“Plan D”2.4 8,212 20.42%23
“Plan E”2.3 8,835 20.2%22
Existing Traffic Volumes
Southbound Trips = 861
Proposed Traffic Volumes
Southbound Trips:
•North Driveway=
25 Additional Trips
•North Turn Lane =
49 Proposed U-Turns
•South Driveway=
25 Additional Trips
•15 Additional U-Turns at Main St.
•Total Southbound Trips = 935
Medium and Low Density Residential Definitions
Southlake 2030 F.M. 1709 and F.M. 1938 Corridor Plan
Southlake 2030 Consolidated Land Use Plan
Southlake 2030 Consolidated Land Use Plan
Draft definition
Adopted
definition
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)