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Item 6A & 6B - PresentationThe Overlook & WillowTree Gardens Land Use Plan Amendment Zoning Change & Development Plan Items 6A & 6B ZA23-0072 & CP24-0001 APPLICANT/ OWNER: Sage Group, Inc. on behalf of Mendez, LTD REQUEST: Item 6A: Land Use Plan Amendment for The Overlook. Existing Land Use Designation: Medium Density Residential. Proposed Land Use Designation: Office Commercial. Item 6B: 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 the 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: •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 northside of the property Items 6A/6B: 1st Reading Action Aerial Existing Traffic Conditions & Effect of “Plan D” Time Frame North Bound South Bound Total Peak AM Hour 821 956 1,777 Peak PM Hour 928 1,199 2,127 24 Hour Total 11,458 11,746 23,204 AM Peak Trips PM Peak Trips 24 Hour Total 18 SF Homes onto Carroll 16 20 208 23,000 sqft Office 47 49 323 Existing Traffic 1,777 2,127 23,204 Cumulative Impact 1,840 (+63 = 3.5%)2,196 (+69 = 3.2%)23,735 (+531 = 2.3%) 2018 Lee Engineering Traffic Count Report Trip Data from ITE Manual and Provided Traffic Impact Analysis Existing Traffic Counts from 2018 Lee Engineering Traffic Count Report 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 “Plan D” (top) vs. “Plan E” 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: 6 Opposed: 15 Undecided: 1 Outside 300’ For: 23 Opposed: 128 Undecided: 1 Within 200’ For: 6 Opposed: 11 Undecided: 0 Percentage Opposed: ~40% 20% is threshold for Supermajority Vote Planning & Zoning Commission Action Item 6A March 21, 2024; DENIED (5-0) Item 6B March 21, 2024; DENIED (5-0) City Council 1st Reading Action Item 6A April 2, 2024; APPROVED (6-0). Item 6B 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 6A April 16, 2024; TABLED (6-0), to the May 7, 2024 meeting. Item 6B April 16, 2024; TABLED (6-0), to the May 7, 2024 meeting. Item 6A May 7, 2024; TABLED (7-0), to the May 21, 2024 meeting. Item 6B May 7, 2024; TABLED (7-0), to the May 21, 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)