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Home My WebLink About(0225) ZC-20-165Case Number ZC-20-165 FORTWORTH ZONING MAP CHANGE STAFF REPORT City Council Meeting Date: December 15, 2020 Zoning Commission Recommendation: Approval by a vote of 9-0 Opposition: None submitted Support: None submitted Council District 3 Owner/Applicant: PB Long Term Hold 2, LP Site Location: 5900 block of Jerry Dunn Pkwy Proposed Use: Detached Multifamily Continued Case Manager Rodriguez Surplus Council Initiated Acreage Yes No X Arty Wheaton - Yes No X Yes No X 16.8 Request: From: "PD 1169" Planned Development for all uses in "A-5" One Family, and "R-1" Zero Lot Line/Cluster To: Planned Development for all uses in "D" High Density Multifamily plus detached multifamily with tailored development regulations for building orientation, landscaping, and setbacks, with a waiver to MFD submittal, site plan included Land Use Compatibility: Comprehensive Plan Consistency: Staff Recommendation: Background: Requested change is compatible. Requested change is not consistent (Technical Inconsistency). Approval The property is located on the southwest of the intersection of Jerry Dunn Parkway and Green Links Drive in the 500 acre Ventana Development. Currently, the property zoned "PD 1169" Planned Development/Specific Use for "A-5" One Family and "R1" Zero Lot Line/Cluster. The applicant is proposing a zoning change to create a detached multifamily development. These types of developments are entire communities and neighborhoods that look and feel like a traditional single family neighborhood. Although most are rental, some may be rent — to — own or condominium. Like other multifamily developments, they are professionally managed and include amenities. These developments provide renters with an option that looks and feels like a single family neighborhood. According to the National Association of Home Builders, 37,000 of these units were built in 2017 and 43,000 in 2018 nationwide. Although the national trend has slowed recently, an increase has been seen in Fort Worth. Units in these developments have similar square footage to cottage court and cluster home developments with an average unit size of just over 1,000 square feet. As such, the name "Cottage Development" has been used to describe this product even though they do not resemble the overall form, layout, ownership model, and size of cottage court and cluster developments. Page 1 of 4 As none of the city's base districts can accommodate this form by right, a Planned Development (PD) with new development regulations is necessary to allow this form. In this case, development regulations for building orientation, landscaping, and setbacks, with a waiver to MFD submittal are proposed, site plan included. Below is a chart that illustrates the differences between the base D regulations and the proposed PD. Requirement D Standards Proposed PD/CR Density Maximum 32 units per acre 11.19 units per acre 188 units over 16.8 acres (complies) Front Yard Minimum 20' Complies Height Maximum height 36' Single Story, approximately 17' (complies) Building The longest length of the building shall Does not meet this requirement Orientation be placed parallel adjacent to the (requires Development Regulation street Standard) 1 space per bedroom; 1 space per 250 Minimum Parking square feet of office/amenity area S paces provided for 386 bedrooms Requirements plus 6 amenity office/amenity spaces required: 392 Open Space Minimum 35% 35% (complies) Setback adjacent Minimum 20' setback adjacent to A-5 to "A" or "B" Height transitional plane 3' setback for zoning every 1' in height (60' required) (requires Development Regulation zoning Standard) The site will be placing a minimum of 180 medium canopy trees generally Must meet 20 points of enhanced spaced at a rate of 1 per 4 units in Landscaping landscaping front of the yards of the units, similar to single family (requires Development Regulation Standard) Multifamily MFD Submittal not required Design Submit MFD plan to meet standards (requires Development Regulation Standards Standard) Site Information: Surrounding Zoning and Land Uses: North "PD" 1169 and "A-5" One Family / undeveloped East City of Benbrook / vacant and residential South PD" 1169, "R1" Zero Lot Line/Cluster and "CR" Low Density Residential/ undeveloped West "PD" 1169 / undeveloped Zoning History: ZC-17-162, PD 1169, effective December 23, 2017 Site Plan Comments: Page 2 of 4 The site plan as submitted is in general compliance with the Zoning Ordinance regulations. 1. The building orientation requires all building to have their longest side facing the adjacent street. (Development Regulation Standard) • Analysis: Based on the proposed detached multifamily not being individual detached units and not typical multifamily layout, staff supports the building orientation layout. 2. Setbacks adjacent to A or B districts is 3:1 with a 30' minimum. Maximum building height is 17' which requires a 51' setback (Development Regulation Standard) • Analysis: Based on the configuration of the site and the development not being a typical multifamily design, staff supports the new setback regulations as the project has a scale closer to single family. 3. Landscaping must meet 20 points of enhanced landscaping along public ROWs. Most of this development fronts local streets and the impact of public frontage enhanced landscaping is not as impactful as site landscaping spaced throughout the development more similar to single family landscaping of one tree in the front yard. (Development Regulation Standard) • Analysis: Based on the configuration of the site and the development not being a typical multifamily design, staff supports the new setback regulations as the project has a scale closer to single family. (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 October 26, 2020. T he following organizations were notified: (emailed October 19, 2020) Organizations Notified Streams And Valleys Inc Trinity Habitat for Humanity Fort Worth ISD Development Impact Analysis: 1. Land Use Compatibility The applicant is proposing a zoning change to "PD/D" Planned Development for D High Density Multifamily uses for the construction of a detached multifamily community. Surrounding land uses are primarily undeveloped with a single family neighborhood to the east and single family -zoned property to the south. The proposed zoning is compatible with surrounding land uses. 2. Comprehensive Plan Consistency — Far Southwest The 2020 Comprehensive Plan designates the subject property as Neighborhood Commercial, reflecting the current zoning. The property has access from Sycamore School Road, an arterial on the Master Thoroughfare Plan, providing the multifamily use adequate access to a high capacity road and will not adversely affect any area residential uses. The below Comprehensive Plan policies a strategies 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. 3. Economic Development Plan Page 3 of 4 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. Based on non-conformance with the future land use map designation of Single Family Residential and siting policy stated above; the proposed zoning is not consistent (Technical Inconsistency) with the Comprehensive Plan. Because this project is detached multifamily, which is designed in a smaller scale cottage like unit type, this technical inconsistency is not so out of line to recommend denial. The project does create high -quality housing stock and diverse housing types in a newly developing community. 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: PB Long Term Hold 2, LP Address: 5900 block Jerry Dunn Parkway Zoning From: PD 1169 for A-5 and R1 uses Zoning To: PD 1169 for D uses Acres: 16.48556311 Mapsco: 86STWX Sector/District: Far Southwest Commission Date: 11/11/2020 Contact: 817-392-2806 ZC-20-165 PD1169"," RD50 PD 1169 .1, ,•III � � F I 117,1 y. - Subject Area CR ® 300 Foot Notification 0 210 420 840 Feet Created: 10/22/2020 12:14:23 PM NOTES 1. PD/D PLANNED DEVELOPMENT FOR ALL USES IN 'D' HIGH DENSITY MULTI —FAMILY PLUS COTTAGE COMMUNITY; SITE PLAN REQUIREMENTS, WAIVER TO UNIFIED RESIDENTIAL DEVELOPMENT (URD) SUBMISSION AND DEVELOPMENT STANDARDS APPLY TO COTTAGE COMMUNITY ONLY. 2. VARIATION OF ROOF ELEVATIONS AND EXTERIOR WALL MATERIALS AND COLORS SHALL BE INCORPORATED TO PROVIDE ARCHITECTURAL VARIETY. ALLOWABLY MATERIALS TO INCLUDE BRICK, STONE, SYNTHETIC STONE, STUCCO, AND FIBER CEMENT SIDING. 3. THIS REQUEST FOR A PLANNED DEVELOPMENT IS IN ACCORDANCE WITH THE 'D' DISTRICT STANDARDS, WITH THE FOLLOWING EXCEPTIONS: 3.1. MINIMUM TWENTY FEET (20') BUILDING SETBACKS ADJACENT TO 'A' OR 'B' ZONING. 3.2. A MINIMUM OF EIGHT FEET (8') SEPARATION, WALL TO WALL, FOR BUILDINGS. 3.3. OPEN SPACE OF THIRTY PERCENT (30%) MINIMUM (AS DEFINED BY SECTION 9.101 OF THE ZONING ORDINANCE). 3.4. A MONUMENT SIGN TO BE LOCATED ON THE NORTHWESTERN BOUNDARY TO BE ALLOWED IN THE FRONT/SIDE SETBACK. 3.5. THE WALL SIGN IN THE NORTHEAST CORNER OF THE SITE TO BE ALLOWED IN THE FRONT/SIDE SETBACK. 4. A MF—D SITE PLAN WILL NOT BE REQUIRED FOR A DETACHED MULTIFAMILY DEVELOPMENT. 5. BUILDINGS SHALL BE NO MORE THAN TWO STORIES AT THE BUILDING PLATE. 6. ALL PROVIDED LIGHTING WILL CONFORM TO LIGHTING CODE. 7. ALL SIGNS WILL CONFORM TO MF—D SIGNAGE SPECIFIED IN ARTICLE 4, SIGNS AND MAY BE LOCATED IN THE FRONT SETBACKS. 8. ENHANCED LANDSCAPING WILL NOT BE REQUIRED, TREES WILL BE SPACED THROUGHOUT THE DEVELOPMENT AND IN FRONT OF THE UNITS. 9. THIS PROJECT WILL COMPLY WITH SECTION 6.302, URBAN FORESTRY. 10. DUMPSTERS WILL BE SCREENED IN WITH A MASONRY WALL ON THREE SIDES AND CONTAIN A GATE. LEGEND 1 BEDROOM UNIT 2 BEDROOM UNIT 3 BEDROOM UNIT COVERED PARKING (CARPORT) 4 CAR GARAGE TRASH RECEPTACLE 4' SIDEWALK GENERAL SITE DATA SITE ACREAGE 16.8 acres OPEN SPACE PROVIDED 5.8 acres UNITS 188 DENSITY 11.19 units/acre PARKING SUMMARY i 0 40 80 160 / FEET 15-1 TO / / % �� \ / L \ I wip -L 3 W / \ w ui O O / / 1 %/ p" I n 3-Bdrm 3 \\ / 3 3 l_� I a m N 3 Bdrm 3 Z 11 I 20 I I g + 3-Bdrm I rL SETBACK a G 1-8drm I � I I 3 / 7,2' 3-13drm a 3 3-Bdrm I 3 60 3 343drm I w 3-13drm wJPB'Z I \ \ / w I L 3�dm, \ / / \\✓ / \ OPEN r 3 UI z 60' ROW 1-Bdrm 3 SPACE =zl .p o of 3-Bdrm 2-8drm I_ m 3-8drm ILL. gti OacR` 3�drm y>e '" OPEN 3— / OPEN SPACE 3-Bdrm w�Pe z / SPACE/ ,>Q / \ III wiPe z 3-Bdrm 3 63 x— a 1-Bdrm 2-Bdrm 2-8drm Ld o a _ OPEN PACE I L is L 3-Bdrm I I > W 3-8drm I 3 w 2-Bdrm I I I I I I 3-Bd]U' 3 1-8drm I rm IILd I 3 V <� ? a 3-8drm I by Z CURRENT ZONING:0� �� ` 2�a 3Bdrm w�pgZ 3Bdrm II 3 I I g 5� \ PD/A-5 & R-1 \ �� \ �ti\�� i I i1I N 20 BUILDING "'OPEN � I 2-Bdrm I a I SETBACK SPACE 3-Bdrm 2�drm 3-Bdrm I O I J I 3 l- I u 26_ CONCRETE _—_------ // FIRELANE0- LLI ----- \ i — _ / Q > I (( U O PARKING TYPE FLOOR AREA DIMENSIONS SPACES REQUIRED PARKING PARKING SPACES % OF PARKING SPACES UNCOVERED/OPEN 90' Y X 18' - 190 48% UNCOVERED/OPEN PARALLEL Y X 22' - 18 5% COVERED (CARPORT) Y X 18' - 102 26% ENCLOSED GARAGE 832 41' X 21' - 72 18% ADA SPACES 10 10 3% TOTAL 392 392 1000/0 / CURRENT ZONING: / PD/A-5 & R-1 \ \ Up \ \ 3 m 3 3 3 3 z \ OPEN DOG I I I _ _ j L — — SPACE PARK — -- = r - \ WIPB-L w�P�Z w�PB-Z wipe-Z wJP6-L wPB-Z "PB-Z \ \� OWNER/DEVELOPER: PIP LONG TERM HOLD 2, LP 4001 MAPLE AVENUE RESIDENTIAL SUMMARY SUITE 600 FLOOR AREA MAX UNIT UNITTYPE HEIGHT STORIES ALLOWABLE MATERIALS UNITS %OF UNITS (SF) DIMENSIONS ONE BEDROOM 1430 50' X 41' BRICK, STONE SYNTHETIC STONE, 52 28% TWO BEDROOM 1050 36.5' X 41' 1 STUCCO, FIBER CEMENT SIDING 74 39% THREE BEDROOM 1366 45' X 41' 62 33% TOTAL 188 100% DALLAS, TEXAS 75219 ENGINEER: LJA ENGINEERING, INC L 6060 NORTH CENTRAL EXPRESSWAY SUITE 400 6( DALLAS, TEXAS 75206 St V / / / / D� FUTURE FWISD CURRENT ZONING: PD/A-5 & R-1 FORTWORTHG ZC-20-165 Area Map 1,000 2,000 4,000 Feet Created: 10/22/2020 12:11:50 PM FORT WORTH. "M Future Land Use i A -Activity Street ' Institutional tttttttttttttttttt- CMCO - Commercial Connector Neighborhood Commercial tttttttttttttttttt- 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 550 275 0 550 Feet ZC-20-165 N A Comprehensive Plan shal 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 6, 2018. Created: 10/22/2020 12:16:56 PM FORT WORTH.. zC-20-165 Aerial Photo Map N 0 350 700 1,400 Feet