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Home My WebLink About(0181) ZC-20-026.pdfCase Number ZC-20-026 FORTWORTH ZONING MAP CHANGE STAFF REPORT City Council Meeting Date: May 5, 2020 Zoning Commission Recommendation: Approval by a vote of 6-1 Council District 4 Opposition: Park Glen NA; Heritage HOA; 1 letter; 1 notice Support: North Fort Worth Alliance; Arcadia Park Estates HOA Owner/Applicant: Custer Commons LP Site Location: 8681 N. Beach Street Proposed Use: Multifamily Request: From: "E" Neighborhood Commercial Continued Case Manager Surplus Council Initiated Acreage: 15.36 Yes X No Laura Evans Yes No X Yes No X To: "PD/D" Planned Development for all uses in "D" High Density Multifamily with waivers to MFD submittal, parking, parking location, height, enhances landscaping, and screening fence; site plan included Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is not consistent (Technical Inconsistency). Staff Recommendation: Approval with adherence to facade design standards Background: The applicant is requesting a zoning change from "D" High Density Multifamily to "PD/D" Planned Development for all uses in "D" High Density Multifamily with waivers to MFD submittal, parking, height, and screening fence; site plan included. The property is located on the west side of North Beach Street, north of North Tarrant Parkway, behind an existing strip of retail uses. While this site is located behind a strip of retail and not along public right of way, we feel that conformance with the Multifamily Design Standards, such as the facade design standards, will have a positive impact on the development and its future residents. Below is a table illustrating the differences between "D" zoning and the proposed PD development. Regulation D PD/D Conformance MFD must be approved The site plan indicates MFD Submittal for every multifamily that this submittal Does not comply project in CR, C, and D replaces the MFD (waiver required) zoning requirement Page 1 of 4 A minimum 6 foot A screening fence is not Fencing screening fence shall be shown on the western Does not comply placed on the property property line where (waiver required) line when adjacent to a adjacent to A-5 zoning one- or two- family residential district. Height Maximum 36' The site plan indicates a Does not comply maximum height of 48' (waiver required) 1 space per bedroom 114 spaces provided Does not comply Parking count plus 1 space per 250 sf (waiver required) of Parking location No parking or driveways Parking is shown Does not comply shall be provided between the public (waiver required) between a building and street and buildings a public or private street. Enhanced 20 points required for Waiver to enhanced Landscaping public features with 10 landscaping public Not Applicable points coming from features street trees Minimum 35% The site plan indicates a minimum open space of Open Space No space or area less 35% Complies than 25 feet in either dimension shall be counted as open space. Front — 20' minimum Front — 22' Side — 5' (interior); 10' Side — 78' Complies Setbacks (corner lot) Rear-377' Rear — 5' minimum Three feet for every one foot (3:1) as measured from slab to top of sill plate, or two feet 377' for every one foot (2:1) in overall height when measured from lowest finished grade to the peak of the roof, whichever is greater; 30' minimum Complies Setbacks adjacent to A or B zoning 1:1setback with a 10' minimum setback for 377' one-story garages and carports 20' minimum setback for dumpster enclosures 78' and one-story accessory structures Maximum 32 units per The site plan indicates a Density acre maximum density of Complies 8.21 units per acre Page 2 of 4 Site Information: Surrounding Zoning and Land Uses: North "E" Neighborhood Commercial / undeveloped East "E" Neighborhood Commercial / commercial South "E" Neighborhood Commercial / commercial West "A-5" One Family / park Zoning History: None Site Plan Comments: The site plan as submitted is not in general compliance with the Zoning Ordinance regulations. 1. The applicant is asking for a waiver to the MFD site plan submittal (waiver required) 2. Maximum height is 36. The site plan indicated 48' (waiver required) 3. Per Section 4.712 a minimum 6 foot screening fence shall be placed on the property line when adjacent to a one- or two- family residential district. A fence is not proposed on the western property line (waiver required) 4. Parking is not allowed between a building and a public or private street (waiver required) 5. The parking ratio is 1 space per bedroom plus 1 space per 250 sf of common space, which would require 220 space. The site plan indicated 144 spaces (waiver required) (Comments made by Platting (Subdivision Ordinance), Transportation/Public Works, Fire, Park & Recreation, and Water Department staff cannot be waived through the Zoning Commission and City Council. Approval of the zoning site plan does not constitute the acceptance of conditions) Public Notification: 300 foot Legal Notifications were mailed on February 19, 2020. The followinq organizations were notified: (emailed February 14, 2020) Organizations Notified North Fort Worth Alliance NTC Arcadia Park HOA Arcadia Park Estates HOA Heritage Glen HOA Manor Hill at Alliance HOA Trace Ridge HOA Heritage HOA Summerfields NA Park Glen NA Streams And Valleys Inc Trinity Habitat for Humanity Public Improvement District #6 Keller ISD *Located within this Neighborhood Association Development Impact Analysis: 1. Land Use Compatibility The applicant is proposing to change the zoning to PD/D for a multifamily development. Surrounding uses consist of a park to the west, commercial to the east and south, and undeveloped commercial to the north. The proposed multifamily is compatible with surrounding uses. Comprehensive Plan Consistency — Far North The 2020 Comprehensive Plan designates the subject property as Neighborhood Commercial. While the proposed use does not meet the future land use designation, it does meet the below policies within the following Comprehensive Plan: Locate multifamily units within walking distance of public transportation, employment, recreation, and/or shopping to increase accessibility and decrease vehicular traffic. Locate public neighborhood parks within easy access of residents (less than one-half mile). Promote appropriate infill development of vacant lots within developed areas, which will efficiently utilize existing infrastructure, particularly in the central city. Page 3 of 4 Based on conformance with the policies stated above, the proposed zoning is not consistent (Technical Inconsistency) with the Comprehensive Plan. Attachments: • Area Zoning Map with 300 ft. Notification Area • Site Plan • Location Map • Future Land Use Map • Aerial Photograph Page 4 of 4 FORT WORTH. Area Zoning Map Applicant: Custer Commons LP Address: 8681 N. Beach Street Zoning From: E Zoning To: PD for D multifamily uses with waivers; site plan included Acres: 15.35650766 Mapsco: 36AE Sector/District: Far North Commission Date: 3/4/2020 Contact: 817-392-8043 'LjCfJ } p k r� 4201 tr w w s� nn�FF.' l� Y C ov ¢¢}} qq U25 "25 1 4420 - Subject Area a42o40 4420 300 Foot Notification 44e444e4 ZC-20-026 Mao MIST asa7 WQ aa4o 8524 8524 8520 8524 8524 8520 8540 " 11awl hma 4aa1 � da 11 41025 41025 0 205 410 820 Feet Created: 2/18/2020 1:13:48 PM N N 0 L z Q a w s 0 i 0 L, 0 i 0 0 z 0 0 CD 0 0 0 0 0 0 0 U i I \ JDI INVESTORS, L.P. (INST. NO. D201098095) D.R.T.C.T. ZONING: E LAND USE: VACANT ZONE AE FLOODWAY (SEE NOTE 3) � — _� _ 5 BUILDING / FLOODPLAIN EASEMENT SETBACK / CAB. A, SL. 10837 P.R.T.C.T. / I / ARCADIA LOTSM, / LTD. (INST. NO. 538' D203080936) D.R.T.C.T. ZONE 'AE" / ZONING: A-5 LAND USE: PARK / FULLY DEVELOPED 100-YEAR / FLOODPLAIN/FLOODWAY LIMITS / PER CLOMR FOR WHITES BRANCH CASE #02-06-1944R DATED APRIL, 2002 / 5' BUILDING CAB. A, SL. 10837 SETBACK P.R.T.C.T. L J O / f4^ VARIABLE WIDTH vJ SANITARY SEWER EASEMENT INST. NO. - 20' SANITARY I O O D215133828 SEWER EASEMENT P.R.T.C.T. VOL. 10296, PG. 2387 00 0 jSS, I / I/ I/ /I / I / I VOL. 12518, PG. 1506 VOL. 12525, PG. 1563 / + INST NO. D215133828 (� P.R.T.C.T. I /I 26 I PROP. AMENITY / I / AREA I I\ CITY OF FORT WORTH (VOL. 14062, PG. 315) P.R.T.C.T. ZONING: A-5 AND USE: PARK 397' �11 ZONE AE FLOODWAY (SEE NOTE 3) FLOODPLAIN EASEMEIN I CAB. A, SL. 10837 P.R.T.C.T. \ 5' BUILDING SETBACK \ VARIABLE WIDTH SANITARY SEWER EASEMENT INST. NO. D215133828 \ P.R.T.C.T da G R Ot L I i I 230' I N � g. \ ZONE 'AE" \\ 7 -1, BLOCK A BEACH -NORTH TARRANT TWO ADDITION (INST. NO. D215133828) P.R.T.C.T. ZONING: E LIAND USE: VACANT 20' SANITARY \ SEWER EASEMENT VOL. 10296, PG. 2387 \ VOL. 12518, PG. 1506 VOL. 12525, PG. 1563 \ INST NO. D215133828 P.R.T.C.T 1 \ FULLY DEVELOPED 100-YEAR \ FLOODPLAIN/FLOODWAY LIMITS PER CLOMR FOR WHITES BRANCH \ \ CASE #02-06-1944R \ 5' BUILDING DATED APRIL, 2002 \ SETBACK CAB. A, SL. 10837 P.R.T.C.T. 7 24' ACCESS AND UTILITY EASEMENT CABINET A, SLIDE 10837 LOT 6-R-2, BLOCK A BEACH -NORTH TARRANT TWO ADDITION (INST. NO. D215133828) 24' X 11' P.R.T.C.T. DUMPSTER PAD 10' UTILITY ZONING: E I EASEMENT 5' LAND USE: VACANT CABINET A, SLIDE 12424 15' SANITARY SEWER EASEMENT — CABINET A, SLIDE 10837 — — — — — ZONING: PD 793 LAND USE: RETAIL 7.1' WATER LINE EASEMENT CABINET A, SLIDE 10837 LOT 6R-1, BLOCK A BEACH -NORTH TARRANT TWO ADDITION ♦ I (CAB. A, SL 12424) N ♦ P.R.T.C.T. 5' BUILDING \N SETBACK LOT 5, BLOCK A BEACH -NORTH TARRANT TWO ADDITION (CAB. A, SL. 10837) P.R.T.C.T. q F 22 ZONING: E N I I LAND USE: RETAIL / y N 7 O 1004 G RG y / \/ 26' D24' 34' l I 30' ACCESS EASEMENT 20' FRONT YARD BUILDING SETBACK C I PROP. LOT 4R, BLOCK A MONUMENT BEACH -NORTH TARRANT TWO ADDITION SIGN (CAB. A, SL 12424) P.R.T.C.T. - I � COVERED I W PARKING W � (TYP. ) ZONING: PD 802 Q 51' LAND USE: RETAIL 20' FRONT J BUILDING LINE CABINET A, O SLIDE 10837 LOT 4R-1, BLOCK A BEACH -NORTH TARRANT TWO ADDITION W W (CAB. A, SL. 12424) m In — P.R.T.C.T. N_ ZONING: E ZONING: E I LAND USE: LAND USE: RETAIL 0 I CELL TOWER Z 10' UTILITY EASEMENT CABINET A, �Q� - — — — — — — — SLIDE 12424 30' ACCESS EASEMENT C' CABINET A, SLIDE 10837 I 30.5' ACCESS EASEMENT CABINET A, SLIDE 10837 5' BUILDING SETBACK LOT 3R, BLOCK A BEACH-NCIRTH TARRANT TWO ADDITION (INST. NO. D215133828) P.R.T.C.T. ZONING: E LAND USE: RETAIL I 15' ACCESS AND UTILITY EASEMENT DOCUMENT NUMBER D204119793 15' ACCESS AND UTILITY EASEMENT CABINET A, SLIDE 9582 GRAPHIC SCALE 50 0 25 50 100 ( IN FEET ) 1 inch = 50 ft. SUMMARY:BUILDING MIN. UNIT TYPE FLOOR UNITS % OF UNITS AREA Studio 734 sq.ft. 4 3% One Bedroom 734 sq.ft. 28 22% Two Bedroom 919 sq.ft. 94 75% Leasing/Common 5,100 sq.ft. - - Total 126 100% Gross Density = 8.21 units per ac Tract Gross Area = 15.34 ac a oJ ❑ o `N 3 a x Q J1zo - SHIVER ROAD SHIVER ROAD 9 i 2�0 z mm - w p �S p9 0 a w Zm BRIMSTONE DRIVE SPRING VIEW LANE GOLDEN SUNSET TRAIL SITE SPRING MIST COVE JENNY LAKE TRAIL F o LU � BIRCH CREEK F a tt CAVE COVE COURT Q ¢ 07 z N Tq pq�'kW�NT FOSSIL RIDGE HIGH SCHOOL \ VICINITY MAP NTS PARKING REQUIRED PARKING % OF FLOOR PARKING TYPE DIMENSIONS PARKING SPACE PARKING AREA SPACES TOTALS SPACES Uncovered/Open - 9'x18' - 63 44% Covered (carport) - 9'x18' - 43 30% Enclosed Garage 1600 SQ. FT. 80' X 20 - 32 22% ADA Spaces 5 6 4% Total 144 100% Parking Required for: Residential = 126 spaces ADA Parking Spaces Required = 5 Provided = 6 (spaces included within above totals) 1. PD/D PLANNED DEVELOPMENT (INDEPENDENT SENIOR LIVING) FOR ALL USES IN "D" HIGH DENSITY MULTI —FAMILY; SITE PLAN REQUIREMENTS, WAIVER TO UNIFIED RESIDENTIAL DEVELOPMENT (URD)/MULTI—FAMILY DESIGN STANDARDS AND DEVELOPMENT STANDARDS APPLY. 2. ALL PROVIDED LIGHTING SHALL CONFORM TO LIGHTING CODE. 3. ALL SIGNS WILL CONFORM TO ARTICLE 4—SIGNS. THE SIZE OF THE SIGN WILL BE WITHIN THE LIMITS OF THE ORDINANCE. 4. NO OPEN SPACE OR AREA LESS THAN 25—FEET IN ANY DIRECTION SHALL BE COUNTED TOWARD REQUIRED OPEN SPACE. 5. THIS PROJECT WILL COMPLY WITH SECTION 6.302, URBAN FORESTRY. 6. TRASH RECEPTACLES WILL BE SCREENED IN WITH A MASONRY WALL ON THREE SIDES AND CONTAIN A GATE. 7. THIS REQUEST FOR A PLANNED DEVELOPMENT IS IN ACCORDANCE WITH THE "D" DISTRICT DESIGN STANDARDS, WITH THE FOLLOWING EXCEPTIONS: • NO SCREENING FENCE PER SECTION 4.710 WILL BE REQUIRED. • PARKING, CARPORTS, AND GARAGES WILL BE ALLOWED BETWEEN THE BUILDING AND PUBLIC STREET. • 4—STORY, 48' FROM SLAB TO TOP PLATE WILL BE ALLOWED. • PARKING LOTS AND DRIVEWAYS SHALL NOT BE REQUIRED TO BE SCREENED FROM THE PUBLIC RIGHT OF WAY WITH LANDSCAPING, BERMS, FENCES OR WALLS. • REQUIRED PARKING SHALL BE PER SUMMARY TABLE ON THIS SHEET • ENHANCED LANDSCAPE SYSTEM PUBLIC FEATURES INCLUDING STREET TREES, PEDESTRIAN LIGHTING, PAVED WALKWAY ENHANCEMENTS SHALL NOT BE REQUIRED. 8. VARIATION OF ROOF ELEVATIONS AND EXTERIOR WALL MATERIALS AND COLORS SHALL BE INCORPORATED TO PROVIDE ARCHITECTURAL VARIETY. ALLOWABLE MATERIALS INCLUDE BRICK, STONE, SYNTHETIC STONE, STUCCO AND FIBER CEMENT SIDING. 9. GENERAL SITE DATA REQUIRED/ALLOWED PROVIDED SITE ACREAGE N/A 15.34 OPEN SPACE, GROSS TOTAL SITE 35% MINIMUM 35% MINIMUM UNITS N/A 126 DENSITY 32 8.21 UN/AC HEIGHT 48' SLAB TO TOP PLATE 48' SLAB TO TOP PLATE SETBACKS 20' FRONT 20' FRONT 5' REAR 5' REAR 5' SIDE 5' SIDE 10. APPROXIMATE MINIMUM FINISHED FLOOR ELEVATION = 653.11 OWNERS ENGINEER: DEVELOPER CUSTER COMMONS, LP BGE, INC. SENIOR HOUSING INVESTMENT 777 MAIN ST. SUITE 1900 PARTNERS 1 LLC. IR VINE, CA 92606 PETERS CANYON RD FORT WORTH, TX 76102 702 E. NORTHWEST HIGHWAY, (817) 872-6005 GRAPEVINE, TX 76051 CONTACT: DAVID GREER, PE CONTACT: MATTHEW D. BLAXTON, (817-722-6253) P9 DIRECTOR OF PLANNING AND DEVELOPMENT DATE FORT WORTH Area Map _ 1 Oh :IY - ' IYair1 ij muluuJ ! J111111 1171YY 1111711111.1111111YY11I 11 1111I■ I;111MI /gr.jjjj NINE illlilil:iui►:ililiu:iii .- uuuYYL 4'� 71ir . C•4 11lilllII L17 111111111E 1F _`41e Lill' Council Districts 2 -Carlos E. 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"M Future Land Use Neighbor-FSoogtd C'011rliCtur A -Activity Street ' Institutional CMCO - Commercial Connector Neighborhood Commercial CMU - Commercial Mixed Use Street General Commercial NC - Neighborhood Connector Light Industrial SL -System Link ! Heavy Industrial Vacant, Undeveloped, Agricultural Mixed -Use Rural Residential Industrial Growth Center Suburban Residential Infrastructure Single Family Residential 100 Year Flood Plan Manufactured Housing Public Park, Recreation, Open Space Low Density Residential Private Park, Recreation, Open Space Medium Density Residential Lakes and Ponds - High Density Residential 530 265 0 530 Feet ZC-20-026 i N A Comprehensive Plan shall not constitute zoning regulations or as tab is hzoning district bow dad as. (Texas Local Government Code, Section 213.005.) Land use designationswere approved by City Council on March 5, 2019. Created: 2/18/2020 1:14:15 PM 00, TWIN :i.r i w i�l►1 TM � iEEEEEEEEEiEEE� ad .. ��-- _ � /Yor