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Home My WebLink About(0104) ZC-20-040.pdfCase Number ZC-20-040 FORTWORTH ZONING MAP CHANGE STAFF REPORT City Council Meeting Date: September 15, 2020 Zoning Commission Recommendation: Approval by a vote of 8-0 Opposition: 1 person spoke, Arlington Heights NA; 1 letter Support: 3 people spoke, Camp Bowie Inc; 5 letters Council District 7 Continued Case Manager Surplus Council Initiated Yes X No Laura Evans Yes No X Yes No X Owner/Applicant: EE Camp Bowie & Bowie Place Properties, BJO Ventures Site Location: 3710 - 3736 (evens) Camp Bowie Boulevard & 1213-1217 (odds) Dorothy Lane Acreage: 1.83 Proposed use: Hotel and Townhomes Request: From: "A-5" One Family, "F" General Commercial, and PD 1222 To: PD/C Planned Development for all uses in "C" Medium Density Multifamily plus boutique hotel with development regulations for height, driveway location, building orientation, facade variation, setbacks, fencing, open space, and signage, with a waiver to the MFD multifamily submittal; site plan included Land use Compatibility. Requested change is compatible. Comprehensive Plan Consistency: Requested change is consistent. Staff Recommendation: Approval based upon additional development regulations to mitigate impact to adjacent neighborhood Background: The proposed site is located at the northeast corner of Camp Bowie Boulevard, a Commercial Connector on the Master Thoroughfare Plan and Dorothy Lane, a residential street. The applicant is proposing to change the zoning from "A-5" One Family, "F" General Commercial, and PD 1222 to a Planned Development with a base of "C" Medium, Density Multifamily for a hotel and townhome development. The area is currently developed with single family homes and businesses, with a three story office building across Camp Bowie Boulevard. During the continuance the applicant met with the neighborhood to change portions of the development to reduce the negative impact a commercial use would have on an adjacent single family neighborhood. A majority of the site is now buffered with townhomes along the northern side, with a 25 foot alley separating the development and the single family homes. The applicant has offered additional design regulations, such as: Page 1 of 6 All required hotel parking will be underground and valet. Windows will not be permitted on the north face of the east wing of the hotel. Windows will not be permitted on the third floor of the north face of the townhouses along the alley. The rear screening wall shall be erected along the north side of the alley. The height of the wall will be between 8 to 10 feet, as determined through coordination with each adjacent property owner. Below is a table showing the "C" district regulations and the proposed PD/C regulations. Regulation C PD/C plus Hotel Staff Analysis The townhome height matches the maximum Townhomes — allowed height in A-5 maximum height of 35' zoning. Height Maximum height of 36' (complies) While the hotel height Hotel - maximum height exceeds the maximum of 51' (waiver required) allowed, pulling the hotel towards the street and away from the neighborhood reduces the negative impact Hotel - 1 space per bedroom unit plus 1 space per 4 patron seats in rooms open to public plus 5 spaces per 1,000 square feet of 225 spaces provided The development is Parking display/ballroom area meeting all required 22 spaces provided parking minimums. 181 spaces required (Complies) Townhomes — 2 spaces per unit 22 spaces required While staff would prefer a rear entry product, because the townhomes The townhomes along are on one lot it is not a No parking or driveways Dorothy Lane have requirement. Driveway Location shall be located driveways between the Additionally, there are between the building building and the street currently three existing and the street driveways along (waiver required) Dorothy Lane in this area. The new site plan would only add one new driveway to this area Page 2 of 6 The primary function of Buildings located along the location of thee public streets must face The long end of the townhomes are to the street with the building is not located provide a buffer Building Orientation longest length of the parallel to the street between the existing building placed single family parallel/adjacent to the (waiver required) neighborhood and street. proposed hotel The townhomes will meet the applicable The fagade variation is fagade requirements a requirement due to the "C" zoning. If the Each building fagade (Complies) hotel had a commercial Facade variation must design base zoning, there requirements The hotel will not be would not be any facade meeting the facade variation requirements. requirements (waiver required) The ordinance does not allow for alleys to count towards setback requirements in "C" zoning. If the width of the alley were included the hotel would be Front — 20' Front — 5' meeting the supplemental setback Hotel Setbacks Side — 5'— 20' Side — 10' — 30' and bufferyard requirement. Rear — 35' Rear — 10' If the hotel had a (waiver required) commercial base zoning, there would not be a front yard requirement since Camp Bowie is on the Master Thoroughfare Plan. Multifamily zoning does not have separate setback requirements Front — 20' Front — 10' for different building types. If the townhomes Townhome Setbacks Side — 5 - 20' Side — 10' were all developed on individual lots, the Rear — 105' Rear — 25' - 40' setback requirement would be the same as (waiver required) an "A-5" development Front 20' minimum Side 5-10' minimum Page 3 of 6 Rear 5' minimum The applicant has indicated a 5' bufferyard Bufferyard Rear — 5' along the northern requirements Rear — 5' boundary and has (Complies) indicated the intent to construct an 8'-10' screening fence as well. Privacy fence between Fences over 8' are not Minimum 6' fence 8' and 10' will be built allowed by right, Screening Fence adjacent to A-5 zoning on the northern property however the additional line. height may mitigate the decreased setback (waiver required) While the site plan is proposing significantly less than the required open space, it is 21 % important to understand Open Space 45% minimum that commercial and (waiver required) townhome uses do not have a minimum open space requirement. The 45% requirement is based on the platting configuration and base zoning, not necessarily the proposed uses. Enhanced landscaping Enhanced landscaping requirements will be met Landscaping required per Section along both frontages 4.711 (6) Complies Signage requirements for multifamily uses are Signage requirements Hotel signage will meet different than those Signage based on "C" zoning the commercial signage requirements for regulations requirements commercial uses and would not be (waiver required) appropriate for the hotel use. Because the site will not Required Not required be developed in a Multifamily Design typical multifamily Standards (MFD) (waiver required) fashion, staff feels that submittal the MFD site plan review is not beneficial Page 4 of 6 Site Information: Surrounding Zoning and Land Uses: North "A-5" One Family / single family East "F" General Commercial / commercial South "E" Neighborhood Commercial / commercial West "ER" Neighborhood Commercial Restricted & family in this instance "A-5" One Family / undeveloped & single Zoning History: ZC-18-145 from PD 1073 (E) to PD 1222 (C); effective 12/30/18; west of site Site Plan Comments: The site plan as submitted is not in general compliance with the Zoning Ordinance regulations. 1. Required rear yard setback is 105'; 10'-40" provided. (waiver required) 2. Required front yard setback is 20'. Shown is 5' and 10'. (waiver required) 3. Maximum height is 36'. Hotel is proposed to be 51'. (waiver required) 4. Minimum open space is 45%. Proposed open space is 21 % (waiver required) 5. A screening fence up to 10' will be built along the northern boundary (waiver required) 6. Signage for the hotel will meet commercial signage regulations (waiver required) 7. Driveway location between the building and the street (waiver required) 8. Long end of the northern townhomes is not parallel to the street. (waiver required) 9. The hotel will no be required to meet the fagade variations (waiver required) 10. MFD submittal is not required (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 August 21, 2020. The following organizations were notified: (emailed August 19, 2020) Organizations Notified Westside Alliance North Hi Mount NA* Sixth & Arch Adams HA Arlington Heights NA Monticello NA Crestline Area NA Streams And Valleys Inc Trinity Habitat for Humanity Cultural District Alliance Camp Bowie District, 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/C for a hotel and townhome development. Surrounding uses consist of residential and commercial uses. Due to the additional design regulations to mitigate the negative impact of the development, the proposed hotel and townhome development is compatible with surrounding uses. 2. Comprehensive Plan Consistency —Arlington Heights The 2020 Comprehensive Plan designates the subject property as Neighborhood Commercial, Medium Density Residential, and Single Family. The proposed hotel and townhome development meets the below policies within the following Comprehensive Plan: Page 5 of 6 Separate incompatible land uses with buffers or transitional uses. Some land uses have attributes such as height, proportion, scale, operational characteristics, traffic generated, or appearance that may not be compatible with the attributes of other uses. Support diverse housing options, including duplexes, fourplexes, townhomes, and small courtyard apartments to promote walkable communities, access to neighborhood services, and multimodal transportation options, while ensuring compatibility with the form, sale, and design of existing neighborhoods. Based on conformance with the policies stated above, the proposed zoning is consistent with the Comprehensive Plan. Attachments: • Area Zoning Map with 300 ft. Notification Area • Site Plan • Area Map • Future Land Use Map • Aerial Photograph Page 6 of 6 FLIRT VVURTH@, Zc-20-040 Area Zoning Map Applicant: EE Camp Bowie & Bowie Place Propert., BJO Ventures Address: 3710 - 3736 (evens) Camp Bowie Boulevard & 1213-1217 (odds) Dorothy Lane Zoning From: A-5, F, and PD 1222 Zoning To: PD for C uses, plus hotel, with dev. regs; site plan included Acres: 1.83050009 Mapsco: 75D Sector/District: Arlington Heights N11 Commission Date: 9/9/2020 Contact: 817-392-8043 �! BUNTING X V 1 - J LLI CLAR 1200 120d 1209 -51208 121 1217 1212 1 }'] 1 .;.3J 1 1219 1219 1 B 1221 1220 LV 1 1301 1300 J 1 X25 )321 1307 134d W 1309 1308 rr k 1 5 1313 1312 5% 1 131; 1319 :� 3021 3921 �j 1321 1320 f1 y r' L+ V 13251325 1324 - 1�2� I 6 3831 141 Id451d45 ii 3701 xa69 3825 3825 h,•}] 3705 4L - hh J`1- 5 D v A S Dal � - Subject Area ® 300 Foot Notification V y ,�, ,s1a 0 112.5 225 450 Feet Created: 8/21/2020 10:48:33 AM ti N O ti PROPOSED ORNAMENTAL FENCING WITH GATE EXISTING ZONED 'A-5' 4' SIDEWALK JAMES A. SMART EXISTING STREETLIGHT TO BE RELOCATED /--- CORNER CLIP tih 25' ALLEY R.O.W. CORNER CLIP 10' X 10' I a 80 -\- LC-1 "y I I O 50' ROW 1z 10' I PROPOSED ORNAMENTAL FENCING WITH GATE ZONED 'A-5' ZONED 'A-5' ZONED 'A-5' ZONED 'A-5' ZONED 'A-5' CAROL HARP BILL R. HALL CATHERINE G. ALAN T. SHEILA S. LAWRENCE y BURATTO COPELAND -n Cn C-1 M n � a D 00 Z 71 o M M n D a M - 25' ALLEY R.O.W. N89056'03"E 355.00' —PRIVATE �0, o GATE N) o - SCREENING / o / 18' U, WALL — 7-1 r7 EXIT 1 STAIRS LOADING DOCK REAR ENTRY GARAGES 30i I & W 0 4 20 illTRASH x ° r� O COMPACTOR Q TH 5 1 TH 61 1 TH 71 1 TH 81 1 TH 91 ITH 101 ITH Ill ° _ _ 0 TOWNHOUSES 3 STORY 35' MAX HEIGHT N PARKING - I � I I I � - GARAGE ACCESS 40' oITH41 z TH 3 H x z� W O �O �Q w TH2 ITH11 _I I H I W 24' F-F 7 o I PROPOSED = 5' SIDEWALK EXISTIN INLET EXISTING STREETLIGHT EXISTING INLET PUBLIC FOUNTAIN OPEN SPA( FEATURE EXISTING BUS STOP ESMT. EXISTING ZONED 'A-5' EXISTING P D 1222Y 24' GARDEN COURTYARD (ABOVE PARKING GAI SINGLE STORY POOL DECK AT 2ND FLOOR LEVEL ;000� PROPOSED BOWIE HOUSE HOTEL j 0 POOL EXISTING ZONED 'F' PROPOSED ZONING PD-C PLUS HOTEL U1 PORTE \ COCHERE 0 \ o. / EXISTING INLET DIRECTOR OF PLANNING AND DEVELOPMENT LEGEND — — — — PROPERTY LINE EXISTING RIGHT OF WAY (R.O.W.) F —1 20' ALLEY RIGHT OF WAY PROPOSED PAVED AREAS LANDSCAPED AREAS GREASE TRAP TO BE LOCATED WITHIN THE INTEGRATED LOADING DOCK. HAMILTON 9� 4TH o a = RIVER CREST J J J CO TRY w ai o C0 C'UB O a o z a w g TH 00 W 7TH o a MODLIN LINT HSC eFQ MATTISOI � _j S ` BUNTI G W OEn ln� CLA KE z 0 CNAP W W O ; W SITE Q WgTON q CRESTLINE a U W WASHB RN p W z W w rn HARLEY 0 LL LAFAYE FAY TTE DEXTER = U) w O Q BRYCE BRYCE 1- 0Y o 0 BYERS z � ¢ w VICINITY MAP NOT TO SCALE ZONED 'F' FORT WORTH CB LP. (CVS PHARMACY) NOTES: 1. ALL PROVIDED LIGHTING WILL CONFORM TO THE LIGHTING CODE AND WILL BE SHIELDED FROM ADJACENT RESIDENTIAL PROPERTIES. EXISTING' BUS STOP 2. ALL SIGNAGE WILL CONFORM TO THE COMMERCIAL SIGNAGE REQUIREMENTS. 3. ALL REQUIRED HOTEL PARKING WILL BE UNDERGROUND AND VALET. / �' ��\ �11� 4. ENHANCED LANDSCAPE REQUIREMENTS WILL BE MET . FOR THE TOWNHOUSES ALONG DOROTHY LANE AND THE HOTEL ALONG CAMP BOWIE BLVD. PER SECTION ` Sl/ 4.711(6). 5. WINDOWS WILL NOT BE PERMITTED ON THE NORTH FACE OF THE EAST WING OF THE HOTEL. WINDOWS WILL NOT BE PERMITTED ON THE THIRD FLOOR OF THE Y� EXISTING NORTH FACE OF THE TOWNHOUSES ALONG THE ALLEY. � J DRIVE 6. THE REAR SCREENING WALL SHALL BE ERECTED 0 V ALONG THE NORTH SIDE OF THE ALLEY. THE HEIGHT OF + THE WALL WILL BE BETWEEN 8 TO 10 FEET, AS DETERMINED THROUGH COORDINATION WITH EACH ADJACENT PROPERTY OWNER. + = 7. THE GATE BETWEEN THE PRIVATE DRIVE AND PUBLIC ALLEY SHALL BE FOR EMERGENCY VEHICLES ONLY. 8 NO PUBLIC ACCESS OR ENT SPACE ON ROOFTOP OF HOTEL NOR TOWNHOUSES. EXISTING \ MEDIAN OPENING d) >ed 25' alley) DATE SITE DATA EXISTING ZONING "F" GENERAL COMMERCIAL "A-5" SINGLE FAMILY RSIDENTIAL "PD 1222" PLAN DEVELOPMENT PROPOSED ZONING "PD-C PLUS HOTEL" SITE 1.83 AC. HOTEL BUILDING FOOTPRINT 35,685 SF HOTEL BUILDING HEIGHT 51' MAX - 4 STORIES GROUND FLOOR HOTEL OPERATIONS & PUBLIC SPACES GUEST ROOMS (3 LEVELS) 120 ROOMS - 46 ROOMS ON BOTH FLOORS 2 & 3 - 28 ROOMS ON THE 4TH FLOOR TOWNHOUSES 1 1 UNITS - 35MAX - 3 STORIES HEIGHT 35MAX - 3 STORIES UNITS/ACRE 6 TOWNHOUSE PARKING SPACES 22 (2 Parking Spaces per Unit) PARKING GARAGE 1 LEVEL UNDERGROUND HOTEL ROOMS 120 HOTEL OPERATIONS & PUBLIC SPACES 61 REQUIRED 181 SPACES PROVIDED 225 SPACES (INCLUDES 7 ACCESSIBLE SPACES) OPEN SPACE REQUIRED 35,872 SF. ("C" ZONING 45% MIN.) PROVIDED 16,759 SF. (21 %, PER PLAN) OWNER/DEVELOPER: Bowie Place Properties, LLC (FKA EE Camp Bowie Properties, LLC) P.O. BOX 218 Addison, TX 75001 ENGINEER / PLANNER / SURVEYOR Dunaway Associates 550 Bailey Ave., Suite 400 Fort Worth, TX 76107 GRAPHIC SCALE 0 20 40 NORTH 1 inch = 20' "PD-C / HOTEL" SITE PLAN BOWIE HOUSE HOTEL 1.83 ACRES LOTS 16 - 24, BLOCK I MATTISONS ADDITION VOL. 310, PG. 47 P.R.T.C.T. 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