HomeMy WebLinkAbout(0016) ZC-20-124Case Number ZC-20-124
FORTWORTH
ZONING MAP CHANGE
STAFF REPORT
City Council Meeting Date:
February 16, 2021
Zoning Commission Recommendation:
Approval by a vote of 7-0
Opposition: 1 speaker, and 1 letter
Support: none
Owner / Applicant:
Site Location
Proposed Use:
Request:
North Presidio, LLC
Council District 7
Continued
Case Manager
Surplus
Council Initiated
9200 — 9400 Blocks Tehama Ridge Parkway
Yes
X No
Randy
Hutcheson
Yes
No X
Yes
No X
Acreage: 18.809
Urban Residential Multifamily
From: "G" Intensive Commercial/1-35W Central Zone Overlay
To: "UR" Urban Residential /1-35W Central Zone Overlay
Land Use Compatibility: Requested change is compatible.
Comprehensive Plan Requested change is not consistent. (Minor Deviation)
Consistency:
Staff Recommendation: Approval
Overview:
Site Context:
The site is located in the larger Citadel
development in North Fort Worth (see
image on right). The Citadel is located
west of 1-35W from Alliance Town
Center, north of North Tarrant Parkway,
east of Tehama Ridge Parkway, and
south of Heritage Trace Parkway. The
single family neighborhoods to the west
of the site are separated by floodplain
and the four lane Tehama Ridge
Parkway. The single family homes
back up to Tehama Ridge Parkway
(See Attachment — Site Photographs).
Area Context:
North Fort Worth has experienced a
tremendous amount of development
ZC-20-124
Aerial with development overlay — looking southeast
since 2000. In 2000, much of North Fort Worth was largely vacant land north of North Tarrant Parkway.
By 2010, Alliance Town Center was under construction and mostly single family residential development
was filling in much of the vacant land east of I-35W. The Alliance Corridor continues to add more jobs
further increasing demand for a variety of housing and support services. From logistics, corporate
headquarters, and ancillary commercial development, the corridor continues to quickly grow.
Future Land Use and Zoning:
In Texas, most interstate highways
are complemented by frontage roads
(see image on right). The access
road system encourages cities to line
interstates with commercial/office/ and
industrial uses. Far North Fort Worth
is no exception. In 2002, the subject
property had a future land use policy
of light industrial which is not unusual
for rural property located outside the
urban core of cities. As one can
imagine, access to the national
interstate highway network is
attractive to industrial and logistics
(warehouse) uses. Overtime, single
family development grew significantly.
As a result, the future land use policy
changed, from light industrial to
general commercial. The exception
was the east side of I-35W. Hillwood
had a vision for development of their
properties in North Fort Worth and
requested a future land use of Mixed
Use Growth Center for properties they
owned along the east side of I-35W.
Zoning Request:
The applicant has provided testimony
in prior public hearings that this project
is intended to provide residential
support to their commercial
development. They consider their
larger development to be a lifestyle
center. The proposed rezoning and
floodplain on the west provides a good
transition zone between low density
single-family and the higher density
commercial, and the busy 1-35W
corridor. As such, Urban Residential
("UR") is appropriate at this location
within the development (see image
above).
Aerial photograph of project area
Multifamily site layout
ZC-20-124
Development Impact Analysis:
Land Use Compatibility:
The future land use designation for this property is General Commercial which is defined as retail,
services, offices, and mixed uses serving occasional needs for a larger market area. The policy is
implemented by multifamily residential, ER, E, MU-1, and MU-2. Although Urban Residential ("UR") is not
listed as a zoning category to implement general commercial future land use, the purpose of Urban
Residential ("UR") zoning provides a residential density transition zone between low density single-family
neighborhoods and higher density commercial areas. An additional purpose of Urban Residential ("UR")
is to encourage a range of housing choices within walking distance of rail transit stations and mixed -use
urban villages. Although the proposed development is not located adjacent to an urban village or rail
station, Urban Residential ("UR") zoning in this location would provide similar support to the commercial
develop as we have seen in PD-795 (Alliance Town Center) directly east across I-35W. It would also add
to the variety of housing choices needed for this expanding employment corridor.
When development on both sides of 1-35W is contemplated as a whole and not a collection of individual
developments, it functions as a mixed use growth center. In addition, collectively, this area meets the
intent of the City of Fort Worth Future Land Use Policy for a Regional Mixed Use Growth Center. Lastly,
since the development is considered a lifestyle center with a mix of commercial and residential, an urban
multifamily infill project would not be inconsistent.
Comprehensive Plan Consistency — Far North:
1. Promote fiscally sustainable growth on the periphery of the city by encouraging development
adjacent to existing adequate infrastructure and discouraging leapfrog development.
4. Promote appropriate commercial, mixed -use, and urban residential development within the
Alliance Gateway West, Alliance Town Center, Fossil Creek, and Nance Ranch Mixed -Use
Growth Centers. Discourage single-family residential development within these growth centers.
5. Encourage urban residential development in appropriate locations to create more walkable,
pedestrian -oriented neighborhoods.
6. Protect land needed for Green Infrastructure projects such as natural stormwater conveyance
and detention, riparian buffer protection, and linear greenways with hike & bike trail alignments.
7. Create a hike & bike trail network in growing areas by promoting a connected system of pathways
within floodplains, riparian buffers, and other open space corridors.
8. Encourage the preservation and enhancement of the natural landscape by retaining trees, natural
drainage ways, and unique vistas.
Economic Development Plan Concepts — Alliance:
• A more sustainable tax base, driven less by residential property valuation and more by
commercial and industrial investment. ( Multifamily represents commercial investment)
• Maximize development potential of major districts. Alliance is an emerging district with available
land for infill development.
o As with any employment center, a variety of housing types are needed to house workers
and recruit new business opportunities.
Multifamily Design Trends:
The design of multifamily housing in large urban centers is moving from campus like layouts to more
vertical urban building types. These designs are more compact and often include a mix of surface and
structured parking. Multifamily developments with an urban feel can be found in suburbs like Keller and
North Richland Hills adjacent to more traditional retail development. Although Urban Residential ("UR")
zoning is not listed as one of the zoning categories implementing the General Commercial Future Land
Use Policy, it is the more appropriate zoning category to deliver the proposed multifamily development.
Conclusion and Recommendation:
Based on the information above, staff recommends approval of the zoning request and recommends staff
meeting with area property owners to discuss changing the future land use from General Commercial to
Mixed Use Growth Center.
ZC-20-124
Technical Background Information:
Site Information:
Surrounding Zoning and Land Uses:
North "G" General Commercial / undeveloped
East "G" General Commercial / commercial
South "G" General Commercial / undeveloped
West "G" General Commercial / undeveloped
Zoning History:
Request from "G" General Commercial to "D" High Density Multifamily (1-35W Central Zone
Overlay on eastern portion of property)
• December 11, 2019
o Continuance requested by applicant to February 12, 2020 to allow more work with
Tehama Ridge Neighborhood
• February 12, 2020
o Continuance requested by applicant to March 4, 2020 to allow more time to work through
issues with property owner.
• March 4, 2020
o Continuance requested by applicant to April, 2020 to allow more time to work through
issues with property owner. The April meeting was canceled due to COVID-19
• May 13, 2020
o Continuance requested by applicant to June 8, 2020 to allow time to discuss with a
concerned HOA raised on April 29tn
• June 10, 2020
o Applicant requested a withdrawal of the case. The withdrawal was approved 8-0.
Public Notification:
300 foot Legal Notifications were mailed on September 24, 2020.
Courtesy notices were sent to following organizations: (emailed September 22, 2019)
Organizations Notified
Tehama Ridge HOA
Reata Ranch HOA*
North Fort Worth Alliance
Reata Meadows HOA*
Trinity Habitat for Humanity
Keller ISD
Streams And Valleys Inc
Northwest ISD
*Closest registered Neighborhood Associations
Attachments:
• Location Map
• Aerial Photo Map
• Area Zoning Map with 300 ft. Notification Area
• Area Map
• Future Land Use Map
• Multifamily Site Plan
• Overall Development Site Plan
• Site Photographs
ZC-20-124
FORTWORTH®
Area Zoning Map
Applicant:
North Presidio, LLC
Address:
9200 - 9400 blocks Tehama Ridge Parkway
Zoning From:
G with 1-35W Central Zone Overlay
Zoning To:
UR with 1-35W Central Zone Overlay
Acres:
18.80933568
Mapsco:
21 X
Sector/District:
Far North
Commission Date:
10/14/2020
Contact:
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ZC-20-124
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Created: 9/18/2020 12:52:53 PM
P R O J E C T D A T
A
Units
MF (avg . 850 s.f./unit) :
376 units
(75% 1 bedroom, 25% 2bedrooms)
Bungalows (avg. 1,200 s.f. /unit) :
25 units
(3bedrooms)
Town Homes (avg. 2,000 s.f. /unit) :
13 units
(3bedrooms)
Total:
414 units
Leasing/Amenity:
10,000 s.f.
Parking Required:
Leasing/ Amenity (1 space/250 s.f.):
12 sps
MF (1 space/ bedroom):
470 sps
(1.25 sps/unit)
Bungalows (2 spaces/ Unit) :
50 sps
(2.00 sps/unit)
Town Homes (2 spaces/ Unit) :
26 sps
(2.00 sps/unit)
Total:
558 sps
Parking Provided:
Leasing/ Amenity:
12 sps
MF (1 space/ bedroom):
Tuck -Under:
90 sps
Surface:
285 sps
Parking Deck:
130 sps
Street Parking:
40 sps
Total:
545 sps
(1.45 sps/unit)
Bungalows (2 spaces/ Unit) :
50 sps
(2.00 sps/unit)
Town Homes (2 spaces/ Unit) :
26 sps
(2.00 sps/unit)
Total:
633 sps
Site Area, Usable:
(Property Line Usable) -•— - 15.80
acres
Density
26.20 units/acre
JHPA FIRM WITH A VIBRANT
& EXCITING CULTURE
RECOGNIZED FOR
Architecture/Urban Design ELEVATED DESIGN
•- • • • • • • • • Public Access Easement (PAE)
Fire Lane
Flood Limit
Property Line
Usable
Fire Access —
Property Line
Private Yard ')
Bungalows " �/" , . • ° l`,..�rN°
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Proposed Zoning: "UR" District
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Multifamily Residential:
• 1 off-street per bedroom
URBAN RESIDENTIAL
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• 1 space per 250 S.F. of common areas, offices and
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Current Zoning: "G"
recreation
Zoning District
Single Family Detached:
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• 2 spaces per dwelling unit
Front yard (min/max): 0'/20'
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• Principle building must have its main entrance
from a public sidewalk or plaza, or from a private
N
Primary Structure (min): 20'
Side yard (min/max): 0'/20'
Side: Common Lot Line 0'/5'
sidewalk or plaza that is publicly accessible through
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Setbacks
(min/max)
Easement
a public use easement.
Open space. One additional story of height shall
€';
• 3 stories, single use = 40 units/acre.
oo.
be permitted if providing a publicly accessible
• 4 stories, single use with height bonus (structured
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urban pocket park that adheres to the outline
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parking or open space) = 60 units/acre.ty
• Minimum height Two stories
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standards:
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• min. 2,500 s.f. / max. one acre
• Pocket shall a minimum of 20%
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• Maximum height:
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parks provide
Three stories or 38' /Four stories with
Open 5parl(l(pocket
ground level green space.
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height bonus
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ZC-20-124
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Created: 9/18/2020 12:57:14 PM
Site Photographs
Looking South/Southwest from Northern Portion of Development
Looking West from Single Family/Tehama Drive
Site Photographs
Tehama Ridge Parkway