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Home My WebLink About2020/11/10-Attachments-ZC-20-125FORTWORTH Case Number ZONING MAP CHANGE STAFF REPORT ZC-20-125 City Council Meeting Date: Council District 8 November 10, 2020 Zoning Commission Recommendation: Continued Yes _ No X Approval by a vote of 7-0, as amended with Case Manager Laura Evans additional landscaping and a landscape plan Surplus Yes _ No X Council Initiated Yes No X Opposition: 2 letters Support: none submitted Owner/Applicant: Justin's Place Site Location: 500 - 800 blocks Sycamore School Road Acreage: 4.59 Proposed Use: Detached Multifamily/Cottage Community Request: From: "E" Neighborhood Commercial To: Planned Development for all uses in "CR" Low Density Multifamily with revised development regulations for building orientation, parking, enhanced landscaping, and setbacks, with a waiver to MFD submittal, site plan included Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is not consistent. Staff Recommendation: Approval with additional landscaping requirements within the community green space on the site plan Background: The property is located on the south side of Sycamore School Road, a Neighborhood Connector on the Master Thoroughfare Plan, between Trimble and Missouri -Kansas Railroad. The applicant is proposing a zoning change to create a "cottage community", a multifamily use that will include multiple structures on one lot and shared community space. As none of the city's districts can accommodate this form by right, a Planned Development (PD) with new development regulations is necessary to allow the cottage community form. New development regulations include open space, setbacks, and parking, along with a waiver to the MFD submittal. While the site plan states that they will be meeting the required enhanced landscaping regulations, staff feels that because detached multifamily is a hybrid development between single family and multifamily. More consideration should be given to landscaping within the development. Enhanced landscaping focuses on the public realm. Since this product is more in line with duplex typology the landscaping should be similar so staff is recommending that the development add additional trees to community green space, which will be functioning as the accessible open space for the development as the surrounding open space id proposed to be fenced off and may be used as a drainage area. Page 1 of 4 The proposed development consists of 24 duplex dwelling units. There is a mix of two and three bedroom units. The site will not be meeting parking requirements of one space per bedroom. Each unit will have an attached garage with two spaces per unit, which is the parking requirement for "A" and "B" districts. Parking spaces are shown to be located in the driveway of each unit. This typology of multifamily provides an option to the typical large building multifamily structure by creating individual "homes" with small yards under a rental structure and no maintenance. It allows for flexibility for tenants as a typical multifamily complex would. Below is a chart that illustrates the differences between the CR regulations and the proposed PD. Requirement CR Standards Proposed PD/CR Density Maximum 12 units per acre 5.2 units per acre (complies) Front Yard Minimum 20' Complies Height Maximum height 32' Maximum height 20' (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 2 spaces per unit; 48 spaces provided Minimum Parking square feet of office/amenity area Requirements 60 spaces required (requires Development Regulation Standard) Setback adjacent Minimum 40' 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) Landscaping Must meet 20 points of enhanced Landscape Plan included (requires Development Regulation landscaping Standard) Multifamily MFD Submittal not required Design Submit MFD plan to meet standards (requires Development Regulation Standards Standard) At the Zoning Commission meeting, the commission recommended approval of the rezoning, with additional landscaping and a landscape plan. The applicant has indicated that the landscaping plan would replace the enhanced landscaping requirements that focus on the public realm. Site Information: Surrounding Zoning and Land Uses: North "A-5" One Family / undeveloped East "E" Neighborhood Commercial / undeveloped South "A-5" One Family / undeveloped West "E" Neighborhood Commercial / undeveloped Zoning History: None Page 2 of 4 Site Plan Comments: The site plan as submitted is not 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 cottage community not being the typical multifamily layout, staff supports the building orientation layout. 2. Parking requirement is 1 space per bedroom. Site plan shows two spaces per unit. (Development Regulation Standard) • Analysis: The site plan is meeting the parking standard for A and B zoned districts. Detached multifamily developments function as a hybrid between single family and multifamily, therefore staff supports the new parking requirement 3. Setbacks adjacent to A or B districts is 3:1 with a 30' minimum. Maximum building height is 20' which requires a 60' 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. 4. Must meet 20 points of enhanced landscaping. Applicant has provided a landscape plan to add landscaping elements around the community greenspace area. (Development Regulation Standard) • Analysis: Based on the requirements of enhanced landscaping to be part of the public realm, staff feels that the new landscape plan addresses the interior community needs. Therefore, staff supports the new landscape plan (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 September 25, 2020. The following organizations were notified: (emailed September 22, 2020) Organizations Notified Winchester Park HOA Southbrook Park NA* Willow Creek NA Hallmark Camelot Highland Terrace Assn. Streams And Valleys Inc Trinity Habitat for Humanity Everman ISD Crowley ISD *Located within this Neighborhood Association Development Impact Analysis: 1. Land Use Compatibility The applicant is proposing a zoning change to "PD/CR" Planned Development for CR Low Density Multifamily uses for the construction of a detached multifamily cottage 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 — Sycamore 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. Page 3 of 4 • 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 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-20-125 Area Zoning Map Applicant: Justin's Place Address: 500 - 800 blocks Sycamore School Road Zoning From: E Zoning To: PD/CR plus cottage community with development regulations; site plan included Acres: 4.59974502 Mapsco: 104M Sector/District: Sycamore N Commission Date: 10/14/2020 Contact: 817-392-8043 .ly.t u ~ 77Ua �25 y$1 7701 alb �} 7705 7708 7709 7a01 7800 7501 7804 ?zas M ] E A-5 7804 7805 7aoa 7 J9 w 7808 _j 7809 7812 7613 14001404 W 7812 7813 7819 7817 F 7820 7821 }] 7941 7904 7901 04 7905 7904 7905 n 8 7909 79M 7909 790] 7912 7913 7917 7920 7gi7 8013 8q ftf? i ' 3C •' ] 8017 8028 80 5 dbv 8021 8020 ,) BGf� [} d 029 � 8025 8032pf dbP2 x 2 8029 SO}$ f - Subject Area ® 300 Foot Notification 0 140 280 560 Feet Created: 9/22/2020 10:55:58 AM z J W W I_ Un z z O N 0 z z O N z Q W W I— U) 00 i 0 U 0 n M i O O O C6 N 0 N O N / O O O 0 O O O N O N W n O O N O N O 0 Ha1hrx4kDr o psi 3 Ge,Knjan Rd �- o o� \ictodan Dr .16 0-Chateau Dr Cotillion Rd rlallmark Park Fr3nrie.an Dr LL School Rd 5 r, a PROJECT LOCATION Q ' � lc+r B/ai 411, w��<n �e rtr 000' or Ur Dakota R� ` c / akJe i HALLMARK PARK OWNER: CITY OF FORT WORTH HERRERA, GONEFACIO SURVEY ABSTRACT 2027 TRACT 61307 SLOPE EASEMENT CITY OF FORT WORTH VOL. 6285, PG. 487 —---_ D.R.T.C.T._-----�/ I 0 smy OWNER: CITY OF FORT WORTH VOL. 6785 PG. 493 HAMILTON, GEORGE SURVEY ABSTRACT 751 TRACT 1A01 D.R.T.C.T. ZONED: E-NEIGHBORHOOD COMMERCIAL HALLMARK PARK OWNER: CITY OF FORT WORTH HERRERA, GONEFACIO SURVEY ABSTRACT 2027 TRACT 61307 SYCAMORE SCHOOL RD. (A 4 5' PUBLIC RIGHT— OF —WAY) SLOPE EASEMENT°• z• — — — — CITY OF FORT WORTH C0 ° � N. VOL. 6285, PG. 487 / D.R.T.C.T. / / W HAOMILTON,JUSTIN GEO S LACE GE SURVEY - ZONED NEIGHBORHOOD COMMERCIAL U ° Q } W ABSTRACT 751 TRACT E - NEIGHBORHOOD COMMERCIAL � OWNER: JUSTIN'S PLACE 0 HAMILTON, GEORGE SURVEY - Of ZONED NEIGHBORHOOD E - NEIRACT 751 TRACT GHBORHOOD COMMERCIAL Ld COMMERCIAL Uj N89° 22' 22.43" E _ \ Off\ S• N 1S 259.8 \ m 44 ZONE AE \ FLOODPLAIN \ \\ OWNER: SYCAMORE CREEK LP I Q) TRACT A -REMAINDER DOC. NO. D201317493 ~ I \ Q P SURVEY ABSTRACT 751 GEORGE � 1 D.R.T.C.T. C I W�P�� HAMILTON ZONED: E- NEIGHBORHOOD COMMERCIAL I \ \ OWNER: JUSTIN'S PLACE l CV HAMILTON, GEORGE SURVEY M I I ABSTRACT 751 TRACT \ . z Q I OPEN SPACE/ \ a; I z (DETENTION POND 7 IF RE UIRED I ' — - PROPOSED 6TALL I �� _ _ LIMITS OF PROPOSED '� \ 4-4'x5 RCB' SCREEI FENCE CULVERTS =PLANNED DEVELOPMENT \ \ CULVERTS X \ W — / — IRON ACCESS GATES rH(D S— WITH KNOX BOX - 'J \� _ _4 1< I N EXISThG 15' SANITARY SEWER ESMT'_° PROPOSED 5 SIDEWALK °° ' � 8 m • `°— ° ° ° . 9 � � ----- --- ` 18' 1,8' 0 - FIRE HYDRANT, ° • ��• ° ° � • -- \ � TYPICAL PROPOSED 15' %9 N N N o rn oTo T 12' / OFFIC / � WATER ESMTH- `L�` z z 10 z z z z 10' z z :" ADMIN BDG z z > > > > ±2,100 F $ ;. • •,° ono •. • �o NEIGHBORHOOD, ZONED H D� I w: COMMERCIAL L I777Mom: W Q f 11 11 0,) , i U_ Z Z 6 TALL w UNIT 1 I SCREENING PROPOSED 5' w ° ; PROPOSED 15' S.S. ESMT COMMUNITY GREENSPACE SIDEWALK N �.: o o FENCE I I - U Jto I UNIT m 0 ZONE AE w y W FLOODPLAIN I 20 0 � I Q I o N co OFFICE/ I s Ln CO I� 10 1 0 r ,.s "�• U I I_- ADMIN BLDG w NIT 3 I ~ ~_2,500 SF I: z z z ? z z z z z ? 12' I alUj I OPEN SPACE UNIT 4 CD I N I 1°�� F+ 18'" Iv 18' N DUMPSTER ° • � . ° - - � ° ° . ° ° . , a° a • ,° ,,� ENCLOSURE, �. 3 ° oTYP' 24' EMERGENCY ACCESSI EASEMENT CD 603.5' OWNER: JUSTIN'S PLACE S89° 15' 13.14"1N HAMILTON, GEORGE SURVEY R* , 6' TALL E - NEIIGHB ABSTRACT RHOOD COMMERCIAL Co o 751 TRACT °0 co SCREENING (N LIMITS OF PROPOSED FENCE IRON ACCESS GATES D PLANNED DEVELOPMENT WITH KNOX BOX o� o OWNER: MORITZ INVESTMENTS LTD / DOC. NO. D205319802 HAMILTON, GEORGE SURVEY ABSTRACT 751 TRACT 1C D.R.T.C.T. ZONED: A-5 z �o J H w p Qoo =Qo � J cn a = Y 0 ~ m OWNER: SHERRY ROY M w D.R.T.C.T. HALLMARK ADDITION BLOCK 48 LOT 22 0 0 ZONED: A-5 ■01 W E S 40 20 0 40 80 GRAPHIC SCALE: 1 = 40 Feet L E G E N D EXISTING DESCRIPTION NEW - - PROPERTY LINE -- OWNER: ELADLI DEAN F m Y PROPOSED ESMT - - - - - - D.R.T.C.T. SOUTH BROOK ADDITION o 0 BLOCK 8 LOT 1 1 ouo COJQ ZONED: A-5 cwi o BUILDING FOOTPRINT o O LOT 1 Q "1oo z�m E:7 CONC. PAVMENT o CONC. CURB & GUTTER 44 EDGE OF PAVEMENT OWNER: CASTILLO JAVIER T. V U z D.R.T.C.T. SOUTH BROOK ADDITION 0 SCREENING FENCE BLOCK 8 LOT 2 04 ~ ~ - 0 ZONED: A-5 zQ� LOT 2 ' Y oQ J O r p m ZONING LEGEND �o \ zom r---ti PROPOSED PD (4.585 AC) Q Qz 0 J I O LOT 3 0 0 NOTES oa z Y J 1. CURRENT ZONING: E- NEIGHBORHOOD COMMERCIAL OWNER: WILLIAMS LOYAL JR zo�LL = m Yo 2. ANTICIPATED REZONING: PD (PLANNED DEVELOPMENT) D.R.T.C.T. SOUTH BROOK ADDITION =0 3. THIS PROJECT TO COMPLY WITH THE FOLLOWING SECTIONS REOCK 8 LOT ZONED: A-53 z 0 m OF THE CITY OF FORT WORTH ZONING ORDINANCE: A. SECTION 6.301 LANDSCAPING B. SECTION 6.201(6) ENHANCED LANDSCAPING C. SECTION 6.302 URBAN FORESTRY, "Uj ' D. ALL PROVIDED LIGHTING WILL CONFORM TO LIGHTING it Q CODE EXCEPT AS MAY BE PERMITTED OR EXEMPTED LOT 4 oQo E. ALL SIGNAGE WILL CONFORM TO ARTICLE 4 EXCEPT AS Q MAY BE PERMITTED OR EXEMPTED OWNER: SANDERS JOE o (D D.R.T.C.T. SOUTH BROOK ADDITION o Y� °' BLOCK 8 LOT 4 o0 4. REQUESTING WAIVER TO MFD SUBMITTAL ZONED: A-5 5. WATER SUPPLY SOURCE: CITY OF FORT WORTH 6. SEWAGE DISPOSAL: CITY OF FORT WORTH PLANNED DEVELOPMENT INCLUDES: 0 12 SINGLE DUPLEX HOUSING UNITS — — — w -STORY 24 TOTAL INDIVIDUAL UNITS _ — MH o Y Q •• 12-3 BEDROOM ±1,120 SF UNITS �0 — w o w .• 12-2 BEDROOM ±1,005 SF UNITS Q m o •• MAXIMUM HEIGHT OF 20 FEET TO RIDGE 10 wpm OWNER: RODRIGUEZ VICTOR D.R.T.C.T. SOUTH BROOK ADDITION o o • 6' TALL WOODEN SCREENING FENCE AS SHOWN IN SITE PLAN BLOCK 8 LOT 5 ZONED: A-5 0IRON ACCESS GATES AS SHOWN IN SITE PLAN • DUMPSTER & ENCLOSURE LOCATION AS SHOWN IN SITE PLAN LOT 5 - PARKING TABLE: • 2 PARKING SPACES PROVIDED IN DRIVEWAY FOR EACH UNIT • NO CARPORTS OR GARAGES • 24 UNITS WITH 48 PARKING SPACES TOTAL OWNER: PARRA GERARDO D.R.T.C.T. SOUTH BROOK ADDITION BLOCK 8 LOT 6 OZONED: A-5 8 LOT 6 O LOT 8 OWNER: ESQUIVEL MANUEL D D.R.T.C.T. SOUTH BROOK ADDITION BLOCK 8 LOT 8 & 9 ZONED: A-5 LOT 9 OWNER: ESQUIVEL MANUEL D D.R.T.C.T. SOUTH BROOK ADDITION BLOCK 8 LOT 8 & 9 ZONED: A-5 LOT 10 OWNER: WOODARD YOLANDA D D.R.T.C.T. SOUTH BROOK ADDITION BLOCK 8 LOT 10 \ ZONED: A-5 s 4' 40 OO OWNER: GEE RODELL D.R.T.C.T. SOUTH BROOK ADDITION BLOCK 9 LOT 1 & 2 ZONED: A-5 OWNER: VALES VAMMAS L D.R.T.C.T. SOUTH BROOK ADDITION BLOCK 8 LOT 7 ZONED: A-5 LOT 7 DEVELOPMENT YIELD TABLE PD GROSS SITE AREA PD GROSS SITE AREA TOTAL UNITS UNITS PER ACRE MIN. OPEN SPACE MIN. OPEN SPACE SF ACRES UNITS DENISITY Acres % 199,726 1 4.585 1 24 1 5.2 1 2.75 1 60% OWNED & DEVELOPED BY: Q OWNER: BELL ANDREWNETTE JUSTIN'S PLACE D.R.T.C.T. SOUTH BROOK ADDITION ` BLOCK 12 LOT 18 5049 EDWARDS RANCH RD, FLOOR 4 / ZONED: A-5 PFORT WORTH, TX 76109 P � OWNER. BOTELLO JOSE R D.R.T.C.T. SOUTH BROOK ADDITION DIRECTOR OF PLANNING AND DEVELOPMENT BLOCK 12 LOT 17 ZONED: A-5 DATE OWNER: EDWARDS TESSIE SR SEPTEMBER 2020 D.R.T.C.T. SOUTH BROOK ADDITION BLOCK 12 LOT 16 ZONED: A-5 JUSTIN'S PLACE: THE NEST PLANNED DEVELOPMENT SITE PLAN (PD 311 OWNER: DIAMOND DWAYNE Tract i D: Being a 4.585 acre tract of land situated D.R.T.C.T. SOUTH BROOK ADDITION within the George Hamilton Survey, Abstract Number 751 BLOCK 12 LOT 15 ZONED: A-5 City of Fort Worth, Tarrant County, Texas E O O O 0 r >z L9 C O z O ❑ 5: m % O KI ❑ z UJ C/) (0J N N IL ❑ � 2 � m ~ � z (1) o -a Q — [If 3: w _9 - W °C o E ILL �It pz� - co � � L7 Q 00 z LEI . U Lu IL co v W . z Q z W O W = O _ O� U) w U LU W O Q G Lu Q � U) U - (f w 3: z z z � �O > J rn `� + 00 F- OO Q O LL z W Q CW G Oz W J w w 0 v/ / W z z z CC _� W 0 z THIS DOCUMENT IS RELEASED FOR THE PURPOSE OF INTERIM REVIEW UNDER THE AUTHORITY OF JOSEPH G. LACROIX, P.E. 127049 IT IS NOT TO BE USED FOR CONSTRUCTION, BIDDING OR PERMIT PURPOSES. 9/30/2020 PROJECT NUMBER: 2020.128.000 DATE: 9/30/2020 DRAWN BY: JL DESIGN BY: JL I CHECKED BY: TS SHEET ZC-20-125 LL 0 LL Eo 0 co 0 — z L9 z T / 0 5-: -0y0� TF m W O c_ �> I L a) co T x KI =I Z Cn (o r- J r-NCL „00 'U] '-V H M m a L9 wry z a)j T Q _ co = w °C o E LL p z c Q m z Ld IL w c d E m V W ■■ Z Q � W O Z 0 W = O o w Lu U Lu w oQ o <w � � U Lu _ U) 3: Z z Z � �O > �^ J VJ m F- O0 It O Q Cfl LL z Q W w a W Q U z Q W U_ z Q O W °C _ w w U � o z ,r � NDSCgoF99 �`r ~ cc) 2�5� P 10/23/2020 PROJECT NUMBER: 2020.128.000 DATE: 10/23/2020 DRAWN BY: JL DESIGN BY: JL CHECKED BY: TS SHEET L1.0 FORT WORTH Area Map A- Edgecliff Village J Council Districts 2 - Carlos E. Flores 3-Brian Byrd 4 -Cary Moon 5 -Gyna Bivens 6-JungusJordan 7 - Dennis Shingleton s 8 -Kelly Allen Gray 9 -Ann Zadeh Overlay Districts ® Airport Overlay District 1-35W TU PERIPHERAL DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 C 70 �® C 75 80 LIP85 0 1,000 2,000 4,000 Feet ZC-20-125 Created: 9/22/2020 10:54:24 AM FORTWORTH. ZC-20-125 Future Land Use N A Comprehensive Plan shall not constitute zoning regulations or 290 145 0 290 Feet establshzoning district boundar (Texas Local Government Code, C Section 213.005.) Land use desgnationswere approve I �� by City Council on Mamh 6, 2018. G 40 10 OF OF 00