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Home My WebLink About(0100) ZC-20-033.pdfFORTWORTH ZONING MAP CHANGE STAFF REPORT City Council Meeting Date: June 23, 2020 Zoning Commission Recommendation: Approval by a vote of 8-0 Opposition: submitted Support: submitted Case Number ZC:-20-033 Council District Continued Case Manager Surplus Council Initiated Owner/Applicant: Gurudeo Corporation/Lex on Jessamine LLLP Site Location: 2260, 2274 Hemphill Street, Acreage: 1.49 710 W. Jessamine Street Proposed Use: Multifamily Request: From: "E" Neighborhood Commercial Yes _ No X Laura Voltmann Yes No X Yes No X To: PD/NS-T4 Planned Development for all uses in "NS-T4" Near Southside General Urban Zone with waivers from development regulations for height, individual unit ground level entrances, and parking space count; site plan included Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is consistent. Staff Recommendation: Approval Urban Design Commission Hearing Date: April 23, 2020 Background: The subject property is located at the northwest corner of Hemphill Street and W. Jessamine Street. The site is currently partially developed with single story commercial buildings. The developer plans to redevelop the site with a multifamily development. The site is currently zoned "E" Neighborhood Commercial. Surrounding properties are zoned Neighborhood Commercial, "CF" Community Facilities, "B" Two Family, and "A-5" One Family. This is a rezoning request case to change the property to a PD with a base zoning of "NS-T4" Near Southside General Urban. The purpose of the planned development is to secure variations to the standard NS-T4 zoning to allow a four-story (4) building, elimination of the individual entry requirement for ground floor units, and a decrease in required parking, from 104 spaces to 88. The subject property is also included in the proposed Council -initiated rezoning of Hemphill Street. The rezoning of the corridor is scheduled to appear on the Zoning Commission and City Council agendas in June 2020. For financial reasons, the property owner has chosen to proceed with the rezoning prior to the Council -initiated rezoning. However, the proposed zoning for this site is compatible with the proposed rezoning of the Hemphill Corridor. Page 1 of 4 The adjacent properties to the west and north are located in the Fairmount historic district. This neighborhood has seen substantial investment and rehabilitation since its designation as a local historic district in 1990. Magnolia Avenue forms the top border of the historic district and has been a focus of commercial investment in the area. The residential and commercial development activity reinforce each other, with commercial and multifamily growth beyond the Fairmount district. Both this request and the Council -initiated rezoning effort extend the highly successful Near Southside zoning district, which supports a variety of mixed -use development. Requested Waivers Waiver NS-T4 Standard Proposed Standards Height 3 stories unless providing 4 stories with no mix of uses, a) a mix of uses, structured parking or public open b) structured parking, or space c) public open space 5 stories with provision of a, b or c 6 stories with provision of 2 items above 0.75 space per bedroom, with an Parking Space Count additional space for every 250 Reduction in required parking from square feet of common space 104 to 88 spaces Ground Floor Unit Entry Apartments, condominiums, manor No entry into individual units. Requirement houses, and townhomes with street level units shall provide individual street -oriented entries for each unit along the primary street frontage. Height The requested waiver to the height standard applies to the building at the street edge. The taller, four (4) story building lines Hemphill Street and Jessamine Street. Although this exceeds the base height of three (3) stories allowed in NS-T4, the increased height along an arterial such as Hemphill Street will help to frame the street and provide a sense of enclosure that supports pedestrian activity. The overall design of the site concentrates the density along the streets and then transitions down to two (2) stories and parking along the border with the Fairmount Neighborhood, in compliance with the transitional height plan in the standards. Parking Space Count The proposed development requires 104 parking spaces. This is based on a city-wide standards parking ratio of one (1) space per bedroom, with a 25% reduction due to the location in the Near Southside district. The applicant is providing 88 spaces. The development is a tax credit project targeted to workforce housing. A portion of the units are three bedroom. These are intended for families, occupants that would not all need separate parking spaces. Additionally, the presence of a public transit stop and bus route on Hemphill Street mitigates the reduction in parking. The South Hemphill bus route is one of the primary north -south routes with service every 15 minutes. The developer will work with Trinity Metro if bus stop improvements are needed on Hemphill Street. The development plan includes 21 1-bedroom units, 36 2-bedroom units, and 15 3-bedroom units for a total of 72 individual units. This ensures at least one space per unit, with 16 additional spaces provided in off street parking. Typically, on -street spaces are counted towards the required parking. Currently, parking is legal on Jessamine Street and Hemphill Street although neither is likely under current conditions. Jessamine Street is almost one continuous drive cut along the property. The new project would include curb and gutter, with only one driveway cut at the west Page 2 of 4 end of the property. This new curb space provides a potential for seven (7) parking spaces. Likewise, Hemphill Street has a potential of seven (7) spaces. Hemphill Street will be restriped and the new cross section may include on -street spaces. With the additional 14 spaces of on street parking, the total would be 102 parking spaces. Ground Floor Unit Entry Requirement The applicant requests the elimination of the individual unit ground floor entry requirements. This requirement was a recent addition to the standards inspired by large scale multifamily project constructed adjacent to local streets intended to activate the street and increase pedestrian activity. The presence of the bus route on Hemphill Street and the school on the south side of Jessamine Street provide pedestrian activity along these roadways. Additional concerns about safety were expressed by community members. The apartments on the ground floor will be accessed by an interior corridor. All waiver requests were heard by the Urban Design Commission on April 23rd and recommended for approval. Site Information: Surrounding Zoning and Land Uses: North "A-5" One Family Residential and "E" Neighborhood Commercial /residential and commercial East "E" Neighborhood Commercial / commercial South "CF" Community Facilities / school West "B" Two Family Residential / residential Zoning History: ZC-08-168 Council -initiated rezoning to remove intensive commercial and industrial zoning districts and align zoning with the future land use map and Comprehensive Plan. Site Plan Comments: The site plan as submitted is not in general compliance with the Zoning Ordinance regulations. 1. Height exceeds 3 stories. Applicant is requesting 4 stories (waiver required). 2. Parking space count deficient by 16 spaces (waiver required). 3. Ground floor unit entry requirement not met. No individual unit entries provided (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 April 22, 2020. The following organizations were notified: (emailed April 21, 2020) Organizations Notified Jennings May St Louis NA South Hemphill Heights NA Ryan Place Improvement Assn Fairmount NA* Streams And Valleys Trinity Habitat for Humanity NUP-Neighborhood Unification Project Hemphill Corridor Task Force Near Southside Inc Fort Worth ISD *Located within this Neighborhood Association Development Impact Analysis: 1. Land Use Compatibility The applicant is proposing to change the zoning to PD/NS-T4 for a multifamily project. Surrounding uses consist of community facility, residential, and commercial uses. The proposed multifamily is compatible with surrounding uses. Page 3 of 4 2. Comprehensive Plan Consistency — Southside The 2020 Comprehensive Plan designates the subject property as Mixed -Use. The proposed multifamily meets the below policies within the following Comprehensive Plan: • Promote commercial, mixed -use, and urban residential development within the Near Southside, Near Southeast, La Gran Plaza, and Downtown Mixed -Use Growth Centers. • Encourage urban residential development in appropriate locations to create more walkable, pedestrian -oriented neighborhoods. • Stimulate the redevelopment of the Hemphill Street, Berry Street, Evans Avenue, 8th Avenue/Cleburne Road/McCart Avenue, Pennsylvania Avenue, Magnolia Avenue, Rosedale Street, Seminary Drive, and South Riverside Drive commercial districts. • Encourage Urban Residential and Low Density Residential as transitional uses between Single -Family Residential and high density uses. • Locate multifamily units within walking distance of public transportation, employment, recreation, and/or shopping to increase accessibility and decrease vehicular traffic. • Support zoning changes that accommodate multifamily residential development within urban villages, transit -oriented developments (TOD) and designated growth centers. Based on conformance with the policies stated above, the proposed zoning is consistent with the Comprehensive Plan. 3. Economic Development Plan The 2017 Economic Development Strategic Plan identified a vision, goals, and strategies in order to facilitate the success and growth of the City of Fort Worth. The below strategies apply to this project: GOAL 3. ENSURE COMMUNITY VITALITY INITIATIVE 3.1. DOWNTOWN FORT WORTH Accelerate downtown Fort Worth's emergence as the premier mixed -use business district in Texas. 3.1.1. Rapidly increase the density of residential development in downtown Fort Worth and surrounding urban districts. Attachments: • Area Zoning Map with 300 ft. Notification Area • Site Plan • Area Map • Future Land Use Map • Aerial Photograph Page 4 of 4 FORT WORTH. Area Zoning Map Applicant: Gurudio Corporation Address: 2260 & 2274 Hemphill Street, 710 W. Jessamine Street Zoning From: E Zoning To: PD-NS-T4H Acres: 1.46689284 Mapsco: 77S Sector/District: Southside Commission Date: 5/13/2020 Contact: 817-392-8043 ZC-20-033 LILAC 21U0� $UO 6 2116 2117 } 2200 22) 2200 EH ti+F 2120 2121 220t 2205 22W 2201 F 2209 2244 2200 2200 2115 212d 2127 22H 22,' 2208 RH 2210 2,2 2129 2212 2212 2132 2133 221 ii 2213 2138 2137 2220 2220 222, 2217 221: 2142 2141 � 222E 2225 2224 fi 21d4 2145 2228 22M 2230 2148 2232 2M3 2234 2152 2236 2295 223.1 215' 2240 2241 2, i,.. 2244 22z5 22 - CARLOCK 2248 2249 225•] N22J] r 2252 22M 2254 Nco 22M s]•] = w.� 2256 2257 22b0 2264 ti 13 2'331 2 >] ] 2307 2309 2' 2311 21314 C9 2321 � � 2323 2a5J Z LU 2327 2�25 1 2333 - Subject Area ® 300 Foot Notification 0 100 200 400 Feet Created: 4/21/2020 8:19:52 AM X W — — — — MICHAELI ANDERSON & / SPOUSE HOLLY ANDERSON / CC# 1203441741 / OPR TC T / I / � 00 W ONE FAMILY �-5 \ ONE FAb1ILY� /� / II CD O I11 HAR EN TEWES GA�YLE TEWES CC#=TCT 919255� O�E FAMILY I LOT 1, BLOCK A —1 COMMERCIAL RFvic�lnnl nF PART nt �1 {-10" W EX-1 0" W REMOVE EX. RIVE / / IRRIGATION WATER & INS�L CURB JR, SA MINE ,�`TI�EET / REMOVE EX. &INSTALL CFRB URgz 6 LINE CONNECTION Ek 9' 96 1 p,. 0 � .1w K-24" W W ll� )AW EX-24" W EX-24" W EX-24" W EX-24" W DOMESTIC FIREJ EMERGENCY ACCESS ONLY LINE CONNECTION FIRE WATER LINE GATE WITH KNOX LOCK EX-10" W EX-1 0" W EX-1 0" W EX-10" W CONNECTION � I � � I � m x C2 CN I�O m x I � I l 1 J I REMO �E EX. CURB & INSTALL DRIVE x FW BUILDING HEIGHT ALONG HEMPHILL 4 STORIES AND 47' 6" PROPOSED STREET LIGHT REMOVE EX. DRIVE rT& INSTALL CURB r� REMOVE EX. DRIVE & /INSTALL CURB FIRE WATER LINE CONNECTION m x 0g I I I I I m x C2 m x C2 m x 00 m x 02 m x 02 - - I--- -___ PARKING TABLE REQUIREMENT # SPACES REQUIRED SPACES PROVIDED MUL TIFAMIL Y 1 PS / BEDROOM 138 138 88 A CCESSI BL E 76-100 TOTAL PARKING SPACES 4 7 TO TA 138 88 THIS SITE PLAN MA TERIALL Y ADHERES TO ALL APPLICABLE ZONING, SITE DEVELOPMENT AND BUILDING CODE ORDINANCES. S/ TE DATA GROSS ACREAGE 1.422 ACRES EXISTING ZONING E EXISTING LAND USE VACANT STRUCTURE PROPOSED ZONING PD—NS— T4H PROPOSED LAND USE MUL TIFAMIL Y TOTAL UNITS 72 GROSS DENSITY 51 DU/AC OPEN SPACE PROVIDED 4.39% 0 10 20 40 1 inch = 20 ft. LEGEND EXISTING LIGHT POST EXISTING POWER POLE DPP EXISTING OVER HEAD ELECTRIC 0HE EXISTING FIRE HYDRANT PROPERTY BOUNDARY -- -- ADJACENT PROPERTY BOUNDARY — — — — MAJOR CONTOUR — — — — — — — — MINOR CON TOUR PROP. SANITARY SEWER LINE ss PROP. WA TER LINE w PROP. FIRE WA TER LINE Fw EXISTING LAND USE — UNDEVELOPED EX. ZONING/PROP. ZONING — E/A-5 PROP. LAND USE ONE FAMILY PROP. SIDEWALK EXISTING SIDEWALK OTES, 1. LIGHTING WILL CONFORM TO THE LIGHTING CODE. 2. ALL SIGNAGE WILL CONFORM TO ARTICLE 4, SIGNS. 3. PROJECT WILL COMPLY WITH / SECTION 6.301, LANDSCAPING. 4. PARKING REQUIREMENTS TO BE DETERMINED DURING THE RE —ZONING PROCESS. DIRECTOR OF DEVELOPMENT SERVICES DATE civil engineering surveying landscape architecture planning tbpels registration number: f — 2759 tbpels registration/license number: 10088000 SITE PLAN 519 east border a r I i n g t o n, t e x a s 7 6 0 1 0 LEXON JESSAMINE 8 1 7 — 4 6 9 — 1 6 7 1 JESSAMINE STREET, FORT WORTH, TX fa x: 8 1 7— 2 7 4— 8 75 7 w w w. m m a t e x a s. c o m 0510512020 SHEET 1 OF 1 uuunu HEJ HE mill ME " F Im® apA'-IFS®F�l9al�f— it ��` J�i7i ��1TI51I FORTWORTH. ZC-20-033 Future Land Use P WELL 4 Cr LO CL J r_ A -Activity Street Institutional r_ CMCO - Commercial Connector Neighborhood Commercial r_ CMU - Commercial Mixed Use Street General Commercial r_ 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 125 62.5 0 125 Feet GARLOCK 2 W 0 Z Q N A Comprehensive Plan shall not constitute zoning regulations or establshzoning district boundaries. (Texas Local Government Code, Section 213.005.) Land use designationswere approved by CRY Council on March 5, 2019. Created: 4/21/2020 8:1947 AM F011IR4T WORTH.: Aerial Photo Map ZC-20-033 0 75 150 300 Feet