HomeMy WebLinkAbout(0115) ZC-20-110.pdfCase Number ZC-20-110
FORTWORTH
ZONING MAP CHANGE
STAFF REPORT
City Council Meeting Date:
September 15, 2020
Zoning Commission Recommendation:
Approval by a vote of 7-0
Opposition: none submitted
Support: none submitted
Owner/Applicant: SLF IV -Chisholm Trail LP
Council District 6
Continued
Case Manager
Surplus
Council Initiated
Yes No X
Lynn Jordan
Yes No X
Yes No X
Site Location: 8900 — 9100 blocks Summer Creek Drive/9605 block Old Granbury Road
Acreage: 17.40
Proposed use: Detached Multifamily/Cottage Community
Request: From: "RV Zero Lot Line/Cluster
To: PD/CR Planned Development for all uses in "CR" Low Density Multifamily plus
cottage community with development regulation standard to MFD Multifamily
Development submittal, building orientation, open space, parking, fencing within the
front yard setback, fagade requirements; site plan included for cottage community
only
Land use Compatibility. Requested change is compatible.
Comprehensive Plan Consistency: Requested change is consistent.
Staff Recommendation: Approval
Background:
The property is located west of Summer Creek Drive and just south of Risinger Road. The applicant is
requesting a zoning change to create a "cottage community"; a multifamily use that will include multiple
individual, separate structures on one lot, shared community space, and a leasing office on site. The
proposed development consists of 198 detached dwelling units. There is a mix of one, two, and three
bedroom units, all within one- and two-story buildings. The site will be meeting parking requirements of
one space per bedroom along with the required parking for the leasing office area.
This multifamily form provides an alternative to typical large multifamily structures by creating individual
"homes" with small yards under a rental structure. Some non-attached garages are provided as well as
covered parking, but otherwise all parking is in parking lots accessed through private driveways internal to
the development.
The applicant has indicated they will be incorporating the Chisholm Trail Ranch design guidelines into the
project. The design guidelines are associated with the HOA and cannot be enforced through zoning, it
can be tied to the PD language. Staff is only reviewing what is in the Zoning Ordinance related to "CR"
multifamily development regulations. Any regulations outside of the Zoning Ordinance will be at the
Page 1 of 4
discretion of the applicant to comply civilly and not enforced through the PD. Any regulations either
through the PD or the Chisholm Trail Ranch design guidelines that require another City department to
comment on can't be waived through the zoning process.
Below is a chart that illustrates the differences between the CR/MFD regulations and the proposed PD.
Requirement
CR/MFD Standards
Proposed PD/CR
Density
Maximum 16 units per acre
13-14 units per acre (complies)
Screening wall proposed around entire
Front Yard
(no structures)
Minimum 20'
site
(recommended Development
Regulation Standard)
Height
Maximum height 36'
24'-26' (complies)
The longest length of the building shall
The majority of the buildings do not
Building
Orientation
be placed parallel adjacent to the
meet
(recommended Development
street
Regulation Standard)
318 bedrooms — 318 spaces
office/amenity (not provided and
Minimum Parking
1 space per bedroom; 1 space per 250
required) — unknown # spaces
Requirements
square feet of office/amenity area
318 spaces provided
(recommended Development
Standard Regulation)
47.7% provided, open space between
parking spaces and building shall be
Open Space
Minimum 60%
minimum 20 ft. to count
(recommended Development
Regulation Standard)
Not more than 50% of the total
allowable sign area may be located in
Signage is proposed in front of the
Signage
the front yard space along a dedicated
building
street, no individual sign in such
(recommended Development
required yard space shall exceed 20
Regulation Standard)
sq. ft. in sign area
Setback adjacent
to "A" or "B"
Height transitional plane 3' setback for
NA
every 1' in height
zoning
Buildings facing public accessible
Site plan indicates cementitious
Fagade
streets or open space must
fiberboard siding, columns, water
Requirements
incorporate 2 scaling elements: floors,
tables and variation in wall planes
columns or foundations
complies
MFD —
Multifamily
Waiver to MFD submission
Design
Submit MFD plan to meet standards
(recommended Development
Standards
Regulation Standard)
Compliance
Site Information:
Surrounding Zoning and Land Uses:
North "A-5" One -Family / undeveloped
Page 2 of 4
East PD 971 Planned Development for D High Density Multifamily, "CF" Community Facilities /
multifamily, community center
South "G" Intensive Commercial / undeveloped
West PD971A Planned Development for D High Density Multifamily / multifamily under
construction
Zoning History: ZC-15-034 PD 971 for D High Density Multifamily; site plan required approved,
effective 7/14/15, subject property to the west; SP-18-002 required site plan for multifamily, subject
property to the west; SP-19-010 amended site plan for the multifamily to the west
Site Plan Comments:
The site plan as submitted is not in general compliance with the Zoning Ordinance regulations.
1. Front yard setbacks along ROW shown at a minimum 20ft, the proposed perimeter fence is within
this setback and not flush with building. (recommended Development Regulation Standard)
• (analysis: Based on the proposed cottage community not being the typical
multifamily layout) Staff supports the perimeter fencing.
2. Site plan indicates 318 parking spaces for the cottage community, no parking indicated for the
leasing or amenity area. (recommended Development Regulation Standard)
• (analysis: The site plan indicates 6 parking spaces in front of the leasing center,
counted as the total number of parking spaces for the units) Staff supports the
parking reduction.
3. Site plan indicates 47.7% open space requirement with a minimum of 20 ft. between parking
spaces and building to count towards. (recommended Development Regulation Standard)
• (analysis: Based on the configuration and layout for the cottage community) Staff
supports the open space provided.
4. Building orientation, the longest length of the building should face the public row. Several of the
units don't comply. (recommended Development Regulation Standard)
• (analysis: Based on the proposed cottage community not being the typical
multifamily layout) Staff supports the building orientation layout.
5. MFD Multifamily Development submission required. (recommended Development Regulation
Standard)
6. Provide the setback from the A-5 zoning district to the nearest building.
(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 21, 2020
Organizations Notified
Panther Heights NA
Streams and Valleys, Inc.
Summer Creek Ranch HOA
Trinity Habitat for Humanity
District 6 Alliance
Crowley ISD
Not located within a registered Neighborhood Association
Development Impact Analysis:
1. Land Use Compatibility
The applicant is proposing to change the zoning to PD/CR for a cottage community. Surrounding
uses consist of undeveloped land to the north and south, multifamily and community center to the
east, proposed multifamily to the west.
The proposed cottage community is compatible with surrounding uses.
Page 3 of 4
2. Comprehensive Plan Consistency — Far Southwest
The 2020 Comprehensive Plan designates the subject property as Low Density Residential.
The property will have access to Summer Creek Drive, a neighborhood connector on the Master
Thoroughfare Plan, providing the multifamily use adequate access to high capacity roads and
will not adversely affect any area residential uses. The below Comprehensive Plan policies
apply to this proposal:
Locate multifamily units adjacent to collector streets, arterial streets, or rail transit stations
to provide the increased level of transportation services necessary for the greater number
of residents.
Encourage new development adjacent and connected to previously developed or platted
areas in order to utilize existing utility and road infrastructure and services, thereby
optimizing public and private investments and discouraging sprawl development.
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:
INITIATIVE 3.2. NEIGHBORHOOD ALIGNMENT
Align neighborhood assets (people, businesses, and real estate) to benefit from and support
citywide economic growth.
• 3.2.2.1. Provide developer incentives for the creation of new high -quality housing
stock on vacant properties. These should include a range of housing types and price
points such as single-family homes, townhomes, high -quality multi -family properties,
and mixed -use developments with residential units on upper floors and retail/office
space on ground floors.
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.
ZC-20-110
Applicant:
Address:
Zoning From:
Zoning To:
Acres:
Mapsco:
Sector/District:
Commission Date
Contact:
Area Zoning Map
SLF IV -Chisholm Trail LP
8900 - 9100 blocks Summer Creek Drive
R1
PD for CR uses plus cottage community with dev. regs.
17.40929552
102V
Far Southwest
9/9/2020
817-392-2495
g616 6617
p
�1 3
Bd20 af21 4+'
q
862; Ba25 d1 i�j a i
862E $E29 . ' hn' SIN
g79b 8 �x s ,�
A - 97�Od
570A Q 8M5 w 5704
$
'�''}; a708 a70e � B71 3�'4
8712 S713 w �
�
8716 8717 1¢
87M J ul 1.
r
uy 4] �1
4 47 � Ili IO S}
I DN
��++ pp1
q i'J N iY r 1 r Q O 4 O
y n Z �i +F u va �o u ui vi
r D
27
sub
x
O
0
5
z
Cr
PD97
}}
H
U)
Uj
CIF
—�
<
M
7-
3100
V_
_j
A CRE
x
-
�13
rn
Ls
2
0
0
9
G
G
Area
E
- Subject
300
Foot Notification
215 430 860 Feet
Created: 8/21/2020 10:33:42 AM
U
C
N
0
0
Q
a
0
E
0
T
M
Y 0
60'
120'
0
T
GRAPHIC SCALE 60'
U0
0
(D
0
t
u
0
V)
RESIDENT -<
Q
ENTRY
a
ONLY
0
SIGNAGE
0
I
a
PROP. PERIMETER FENCE -
(SEE NOTE 10)
Y
XI
9
CI
C
2
0
c)
M
°
CALLED 25.351 ACRES n
a
NEC CTR & McP, LP m
°
(INST.NO. D219006987) i
a
C
0
=
F
o
r
z
-
m
0
m
0
q)
N
ry
3
o �f
U
a
0 /
a
0
a
Q
U
PROP. PERIMETER FENCING
rRUr. YU LMNUJUMrG OUFFCR Min IU OUILU114U aG10MUM
EXISTING SUMMER CREEK DRIVE
PROP. SIDEWALKS
(TYP•)
LOT 1,BLOCK 4
CHISHOLM TRAIL RANCH
(INST.NO. D220041937)
l I
APPROXIMATE LOCATION\�
OF PROP. PERMANENT
ENTRY SIGNAGE
i
PROP. 20' LANDSCAPE BUFFER �\
WITH 10' BUILDING SETBACK
_\N PROP. PERIMETER FENCE
(SEE NOTE 10)
i
ID
NOTES:
NOTES (CONY.)
0-
V)
ID
1.
PROPOSED PD LAND USES: DUPLEX DWELLINGS WITH
16. THIS REQUEST FOR A PLANNED DEVELOPMENT IS IN ACCORDANCE WITH THE
LEASING AND AMENITY CENTERS AS WELL AS USES
"CR" DISTRICT STANDARDS, WITH THE FOLLOWING EXCEPTIONS:
°
ALLOWED UNDER THE CR "LOW DENSITY MULTI -FAMILY"
OPEN SPACE, MINIMUM 40% (7.0 ACRES) (INCLUSIVE OF LEASING OFFICE
°
ZONING DISTRICT.
AND AMENITY AREA). EXISTING AND PROPOSED EASEMENTS, 100-YEAR
2.
AMENITY CENTER AREA TO INCLUDE: POOL, CABANA
FLOODPLAIN, COURTYARDS, GREEN/LANDSCAPED ARES BETWEEN
a
3.
OTHER SITE AMENITIES INCLUDE: DOG PARK, COURTYARD
AREAS, AND SIDEWALKS THROUGHOUT THE DEVELOPMENT.
BUILDINGS, AND DETENTION PONDS SHALL BE COUNTED PER OPEN
4.
ALL PROVIDED LIGHTING SHALL CONFORM TO CITY OF FORT
SPACE REQUIREMENTS.
N
WORTH LIGHTING CODE.
RESIDENTIAL UNITS MINIMUM TEN FOOT (10') SEPARATION WALL TO WALL
5.
ALL SIGNS SHALL CONFORM TO ARTICLE 4-SIGNS UNLESS
ENCLOSED GARAGE UNITS MINIMUM TEN FOOT (10') SEPARATION FROM
SPECIFIED ON THE SITE PLAN.
RESIDENTIAL UNITS, WALL TO WALL
N
6.
THIS PROJECT WILL COMPLY WITH SECTION 6.301,
0
MAXIMUM HEIGHT OF THE DUPLEX UNIT SHALL BE 36' (2 STORY)
o
LANDSCAPING
0
MINIMUM SQUARE FOOTAGE FOR A ONE BEDROOM UNIT IS 350 SF.
7.
THIS PROJECT WILL COMPLY WITH SECTION 6.302, URBAN
0
PARKING BASED ON:
E
FORESTRY.
1 BEDROOM UNIT: 1.25 SPACES/UNIT
i
8.
TRASH RECEPTACLES WILL BE SCREENED IN WITH A
2 BEDROOM UNITS: 2.00 SPACES/UNIT
MASONRY WALL ON ALL THREE SIDES AND CONTAIN A
3 BEDROOM UNITS: 2.00 SPACES/UNIT
C
GATE.
0
MINIMUM 30% OPEN SURFACE PARKING ALLOWED.
°
9.
THE SQUARES ON THE PROPOSED PERIMETER FENCING
0
MINIMUM 40% COVERED PARKING ALLOWED.
°
SHOWN ARE FOR ILLUSTRATIVE PURPOSES ONLY. THEY
0
MINIMUM 20% ENCLOSED GARAGE PARKING ALLOWED.
ARE NOT INDICATIVE OF COLUMN SPACING. PROPOSED
0
MAXIMUM DENSITY PER ACRE SHALL BE 14 UNITS PER ACRE.
COLUMN SPACING WILL BE DETERMINED DURING THE
CEMENTITIOUS FIBERBOARD (CFB) SIDING, ALSO KNOWN AS COMPOSITE
DETAILED LANDSCAPE DESIGN PROCESS.
LAP SIDING SHALL BE A PERMITTED MASONRY MATERIAL FOR THE
10.
ALL PERIMETER FENCING TO BE IN ACCORDANCE WITH THE
PLANNED DEVELOPMENT, WITH SOME UNITS HAVING A MAXIMUM OF 90
CHISHOLM TRAIL RANCH DESIGN GUIDELINES. MASONRY,
PERCENT COVERAGE OF CFB ON CERTAIN SIDES; COVERAGE MAY HAVE
Q
WROUGHT IRON AND CORRAL FENCING SHALL BE ALLOWED
A MINIMUM OF 80 PERCENT COVERAGE OF CFB ON CERTAIN SIDES.
N
PER THE CHISHOLM TRAIL RANCH DESIGN GUIDELINES.
A MINIMUM OF 20% MASONRY SHALL BE ALLOWED ON THE EXTERIOR OF
11.
SIDEWALKS BEHIND FREESTANDING GARAGES SHALL BE
THE BUILDINGS.
OFFSET 3-FEET TO ALLOW FOR A ROW OF SHRUBS OR
0
BUILDINGS SHALL INCORPORATE SOME COMBINATION OF THE FOLLOWING
a
PLANT MATERIAL.
FACADE VARIATION ELEMENTS: EXPRESSION OF BUILDING STRUCTURAL
(0
12.
GARAGES AND CARPORTS SHALL BE BE CONSTRUCTED
ELEMENTS (IE COLUMNS, WATER TABLE), VARIATION IN WALL PLANES
WITH COMPATIBLE ARCHITECTURAL TREATMENTS THAT
(INCLUDING PORCHES BOTH RECESSED OR PROTRUDING WINDOWS
o
MATCH THE MAIN BUILDINGS (EG ROOF PITCH, GABLE TYPE
LOUVERED RECESSED VENTS, CORBELS, CEDAR BRACKETS, ETC) AND
U
AND ORIENTATION, ROOF MATERIALS).
13.
ALL LANDSCAPE BUFFERS ARE INCLUSIVE OF
CHANGES IN MATERIAL, MATERIAL PATTERN AND COLOR.
EXISTING/PROPOSED EASEMENTS.
ACCESSORY BUILDINGS SHALL INCLUDE: LEASING CENTER, AMENITY
CENTER, PARKING GARAGES, MAINTENANCE AND STORAGE BUILDINGS.
3
14.
PARK LAND REQUIREMENTS SHALL BE MET THROUGH FEES
ACCESSORY BUILDINGS SHALL CONFORM TO REQUIREMENTS STATED ON
IN LIEU.
THIS SITE PLAN. NO FURTHER SITE PLANS OR SPECIFIC USE PERMITS
15.
DEVELOPMENT SHALL CONFORM TO CHISHOLM TRAIL RANCH
SHALL BE REQUIRED FOR THE ACCESSORY BUILDINGS.
o
DESIGN GUIDELINES.
FRONT YARD SETBACKS TO BE MINIMUM OF 10' FROM BACK OF CURB
•
SIDE YARD SETBACKS TO BE 10' MINIMUM (AC UNITS SHALL BE
ALLOWED WITHIN THE SETBACKS.
•
REAR YARD SETBACKS TO BE 10' MINIMUM (AC UNITS SHALL BE
0
ALLOWED WITHIN THE SETBACKS.
EXISTING SUMMIT RIDGE ROAD
_1l _T1
r r
TEMPORARY TURNAROUND
FACILITY EASEMENT TO BE ABANDONED
MjgTmr) n99Q?RQRRm
PROP. PERIMETER FENCE
(SEE NOTE 10)
PROP. SIDEWALKS
(TYP.)
TOTAL E&P USA BARNETT, LLC
(INST.NO. D216266568)
20' TEXAS MIDSTREAM GAS
SERVICES, LLC EASEMENT /
(INST.NO. D206401923) /
15' SEWER FACILITY EAST NT
I(INST.NO. D219289
168' FROM BLDG TO PROP. LINE
PROPOSED DRAINAGE
FACILITY EASEMENT
50' DRAINAGE FACILITY
EASEMENT (TO BE ABANDONED)
(INST.NO. D219289866)
r
VICINITY MAP
SCALE: 1" = 1,000'
LEGEND
-UNIT TYPE 1
1-STORY
2 BEDROOM
-UNIT TYPE 2
1-STORY
4 BEDROOM
-UNIT TYPE 3
m
1-STORY
2 BEDROOM
-UNIT TYPE 4
2-STORY
3 BEDROOM
-UNIT TYPE 5
2-STORY
6 BEDROOM
j4
ENCLOSED PARKING (GARAGE)
� I
WITH NUMBER OF SPACES
COVERED PARKING (CARPORT)
WITH NUMBER OF SPACES
DUMPSTER ENCLOSURE
(TO BE SCREENED IN ACCORDANCE WITH THE
El
K
CITY STANDARDS AND THE APPROVED PD
ORDINANCE FOR THE PROJECT)
PROPOSED PERIMETER FENCE
- -FL-
PROPOSED FIRE LANE
- -FL-
AREA COUNTED TOWARDS OPEN
SPACE CALCULATION
OPEN SPACE SUMMARY TABLE
Total Site Acreage
17.38
Acre
FEMA 100-Yr Floodplain
2.28
Acre
Developable Acreage
15.10
Acre
Density
13.1
DU/Acre
Open Space ** 8.29 Acre
Percentage Open Space Required 40.0%
Percentage Open Space Provided 47.7%
** inclusive of floodplain
DIRECTOR OF PLANNING AND DEVELOPMENT
DATE
UNITCOUNTAND MIX
Unit Type
Bedrooms in
a Unit
Units
Actual %
Type 1
1
72
36%
Type 2
Type 3
2
1
56
10
28%
5%
Type 4 **
1,2
44
22%
Type 5
3
16
8%
Total
198
100%
Total Area (Less Floodplain)
15
Density
13.1
DU/AC
PARKING SUMMARY
PARKING REQUIRED
# Bdrm
# Units Pkg/Unit
Req. Pkg
1 bdrm
104 1.25
130.0
2 bdrm
78 2.00
156.0
3 bdrm
16 2.00
32.0
198
318.0
PARKING
PROVIDED
PARKING TYPE
# Spaces
Mix
Surface
106
33.3%
Covered
72
22.6%
Garage
140
44.0%
Accessible
11
Total
318
CASE NUMBER: ZC-20-110
FORTWORTHG
ZC-20-110
Area Map
PR
Council Districts
2 -Carlos E. Flores
3 - Brian Byrd r Z
t '
4 -Cary Moon
ME
5 -Gyna Bivens
6- Jungus Jordan _
.� EE
7 - Dennis Shingleton TMk
8 -Kelly Allen Gray ,
i
IN9-AnnZadeh
Overlay Districtsi
}
® Airport Overlay District
EEI-35W
TU PERIPHERAL
0 DESIGN DISTRICT
CONSERVATION DISTRICT _
Noise Contours
DECIBEL
65 1
C 70
_ 75
80
0 1,000 2,000 4,000 Feet
Created: 8/18/2020 2:40:47 PM
FORTWORTHO
Future Land Use
System Link +. 1�
r }
2
J
0
2
2
U
A -Activity Street
Institutional
CMCO-Commercal Connector
��
Neighborhood Commercial
i CMU - Commercial Mixed Use Street
General Commercial
NC - Neighborhood Connector
#
Light Industrial
r-_Lm= SL-System Link
!
Heavy Industrial
Vacant, Undeveloped, Agricultural
Mixed -Use
Rural Residential
Industrial Growth Center
Suburban Residential
j
Infrastructure
Single Family Residential
(Z
100 Year Flood Plan
Manufactured Housing
Public Park, Recreation, Open Space
Low Density Residential
Private Park, Recreation, Open Spec
Medium Density Residential
Lakes and Ponds
- High Density Residential
]I � 1 -,T$
Neighborhood Con
r F
�.
ZC-20-110
TAIN LAUREL
LV
A Comprehensive Plan shall not constitute zoning
regulations or establish zoning district boundaries.
580 290 0 580 Feet (Texas Local Government Code, Section213.005) Land
use designations were approved by City Council on I +
March 3, 2020
I
V/Z