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HomeMy WebLinkAbout2021/03/02-Attachments-ZC-21-013FORTWORTH City Council Meeting Date: March 2, 2021 Case Number ZC-21-013 ZONING MAP CHANGE STAFF REPORT Council District 6 Continued Case Manager Surplus Council Initiated Owner/Applicant: Gabriel Southwest LLC Site Location: 9500 - 9700 blocks Brewer Boulevard Proposed use: Detached Multifamily Request: From: "C" Medium Density Multifamily Yes No X Laura Evans Yes No X Yes No X Acreage: 19.001 To: Planned Development for all uses in "D" High Density Multifamily plus detached multifamily use, with development regulations for building orientation, fencing, and open space; waiver to MFD submittal for cottage community only; site plan included Land use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is consistent. Staff Recommendation: Approval Background: The requested zoning change is located south of the intersection of McPherson Road and Brewer Road, both streets on the Master Thoroughfare Plan. The property is currently zoned "C" Medium Density Multifamily. The applicant is proposing a zoning change to "PD/D" with development standards in order to create a detached multifamily development. 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. 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 this form. In this case, the developer has provided a list of development regulations that will be part of this Planned Development. The developer has provided specific site amenities in order to meet their enhanced landscaping requirements, found in section IV.c of the development standards. The development is requesting waivers to setback standards. Below is a chart that illustrates the differences between the base "C" regulations and the proposed PD. Page 1 of 4 Requirement C Standards Proposed PD/D Density Maximum 24 units per acre 13 units per acre (complies) Unit height 10'1" Height Maximum height 36' Maximum height 36' complies Buildings have varying lengths facing Building Longest length of the building must the street Orientation face the street (requires Development Regulation Standard Front Yard: 20' minimum Front Yard: 10' Required Yards Rear Yard: 5' minimum Rear Yard: 10' Interior Side Yard: 5' minimum Side Yard: 10' Corner Yard: 10' Corner lot side yard: 20' minimum adjacent to side street (requires Development Regulation Standard Fences shall not be located in the area between building facades and the Fencing may be located between the property line; Exterior security fences buildings and ROW Fences and gates that are located along public streets, along a public access (requires Development Regulation easement, or along publicly accessible Standard) open space shall not extend beyond building facades. 416 bedrooms — 416 spaces 1 space per bedroom; 1 space per 250 Minimum Parking square feet of office/amenity area 5000 sf of common area — 20 spaces Requirements Spaces required: 190 (Complies - Spaces provided: 434) 25% minimum Open Space Minimum 45% (requires Development Regulation Standard) Must meet 20 points of enhanced Developer will meet enhanced Landscaping landscaping landscaping requirements, per note on site plan. 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 "E" Neighborhood Commercial / undeveloped East "C" Medium Density Multifamily / undeveloped South "C" Medium Density Multifamily / undeveloped West "C" Medium Density Multifamily / undeveloped Page 2 of 4 Zoning History: None Site Plan Comments: The site plan as submitted is not in general compliance with the Zoning Ordinance regulations. 1. Site has fencing placed between the buildings and street. (requires Development Regulation Standard) a. Due to the similar nature of detached multifamily to single family developments, staff does not have an issue with the placement of fencing between the building and the street. 2. Site does not meet building orientation requirement. (requires Development Regulation Standard) a. A majority of the buildings have the longer side facing the street. Additionally, the placement of a fence between the building and the street lessens the importance of this requirement. 3. Site does not meet required setbacks of front or corner yards. (requires Development Regulation Standard) a. The bulk and height of the proposed buildings are smaller than those seen in typical multifamily developments. The setbacks are similar to those of a single family development 4. Applicant is requesting a waiver to the MFD Submittal. (requires Development Regulation Standard) a. Due to the unique nature of detached multifamily developments, staff does not feel that the MFD submittal is necessary for development. (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 January 22, 2021. The followinq organizations were notified: (emailed January 19, 2021) Organizations Notified Panther Heights NA District 6 Alliance Streams And Valleys Inc Trinity Habitat for Humanity Crowley ISD *Located within this Neighborhood Association Development Impact Analysis: 1. Land Use Compatibility The applicant is proposing to change the zoning to PD/D for a detached multifamily development. The site is surrounded by undeveloped land. The proposed use is compatible with surrounding uses. 2. Comprehensive Plan Consistency — Far Southwest The 2020 Comprehensive Plan designates the subject property as Medium Density Multifamily. The proposed use meets the below policies within the following Comprehensive Plan: 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. 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. Page 3 of 4 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 4 of 4 FORT WORTH. ZC-21-013 Area Zoning Map Applicant: Gabriel Southwest LLC Address: 9500 - 9700 blocks Brewer Boulevard Zoning From: C Zoning To: PD for D uses plus cottage community w/ dev. regulations for cottage community Acres: 19.00146306 Mapsco: 102Y Sector/District: Far Southwest N Commission Date: 2/10/2021 Contact: 817-392-8043 ,.F19 E A- 5 IAI G fi701 Subject Area 300 Foot Notification 0 200 400 800 Feet Created: 1/19/2021 9:16:50 AM \\S MCFHEP,50N HOLPING5 LLC Doc. No. D218252195 OPRTCT \2ya, Proposed 6' Min. Wood Current Zoning: E Fence Along Property Line 5 8" CIRF L/S 10 Building Setback N 89050105" ti L/S E 918.7V N A 10 Buildin y C1111 CIIII I 1 11►'� ' IN CIIII MINIMUM.,- 1'► �11 � � I.:�1 CIIII i1►.• ° 11 I ►� ° 11 COMMON �1 Ip� 11 _...II CIIII II CIIII CD■1 �0 Illppul CIIII oil Mo Leasing Office ,, � � � I►..�1 1 C1111 _►.��I 11 � I.�.1 � � ICI I� �I �—� .��I � � •,�' M �� �� ME _ © ° = C1110111 IIC1° •�'-. ° CIIIIII IICIIII /►:/ � � i 11'CIIII 111 11 L C1111 g CIIIIII I _ �' '' ►'� COIIIII►..:_ I►..91 CIIII 1 11 III C°,� � 11 11�111_ CII �� � — ■� �— ■r Nil — :: :• . -- --- -- -- - Proposed 50' Compactor shall be/ \Vehicle and Pedestrian R.O.W. Dedication screened on 3 sides with Gate with Fire By Others a masonry wall and Department Knox Box contain a gate i,emainder of GABiZIEL 50LITHWE57', LLC Doc. No. D217046244, OPRTCT Current Zoning: C IW LJ ENGINEERING & SURVEYING 765 Custer Road, Suite 100 - Piano, TX 75075 - 972.422.0077 3 TBPE No F-2121 - TBLPS No. F-10043100 - www.spiarseng.com Proposed 6' Min. 5 44°5410" W -14.1Z Wrought Iron Fence Along Property Line Site Summary Total Number of Units 235 Units Gross Acreage 19.002 Acres Total ROW Dedication 0.0000 Acres Net Acreage 19.002 Acres Density 12.3700 DU/Acre Open Space 4.9000 100% Percentage Open Space 25.77% Proposed 6' Min. LOCATION MAP Wrought Iron Fence Along Property Line NTs LEGEND Proposed Concrete Pavement L/S Landscape Area I,� I Surface Parking with Number of Spaces Covered Parking with Number of Spaces Garage Parking with 4 G Number of Spaces Prop. 6' Min. Wrought Iron Fence Prop. 6' Min. Wood Fence Vehicle and Pedestrian —Gate with Fire Department Knox Box IL W B E S 0 40 80 160 1 inch = 80ft. Residential Summary Unit Type Stories Building Height Units Mix Bedrooms per Unit Parking Requred* 1 Bedroom 1 10'-1" 86 36.2% 1 86 2 Bedroom 1 10'-1" 120 51.1% 2 240 3 Bedroom 1 10'-1" 30 12.7% 3 90 Leasing/ Common Area 30,-0" 5,000 SF 20 Total 236 436 *Parking based on 1 parking space per bedroom plus 1 space per 250 SF of common area Parking Summary Parking Type Spaces Provided Mix Surface Parking 126 25.3% Covered Parking 138 27.7% Garage Parking 225 45.0% Accessible Parking 10 2.0% Total Parking Provided 499 100% Parking Required 436 General Notes & Legend: o w o 1. Proposed PD land uses: duplex dwellings with leasing and amenity centers as well as uses allowed under the D high i N G density multifamily zoning district. V o N 2. Amenity center area to include: pool, event lawn o = 3. Other site amenities include: dog park, courtyard areas, walking trail wz d 4. All provided lighting shall conform to City of Fort Worth lighting code. All signs shall conform to article 4—signs unless specified on the site plan. Qo 5. This project will comply with section 6.301 Landscaping. 6. This project will comply with section 6.302 Urban Forestry. 7. The project will comply with section 6.204 Bicycle Parking. Proposed 50' 8. This project will comply with Fort Worth sign code. R.O.W. Dedication 9. This project will comply with Enhanced Landscaping in accordance with the "D" district standards. By Others 10. Dumpsters and compactor will be screened with a masonry wall on all three sides and contain a gate. 11. The squares on the fence shown are for illustrative purposes only. They are not indicative of rod spacing. Proposed rod spacing will be determined during the detailed landscape design process. 12. Sidewalks behind freestanding garages shall be offset 3—feet to allow for a row of shrubs or plant material. 13. Garages and carports shall be constructed with compatible architectural treatments that match the main buildings (eg. roof pitch, gable type and orientation, roof materials). Proposed 6' Min. 14. A MFD site plan will not be required to be submitted. Wrought Iron Fence 15. This request for a planned development is in accordance with the "D" district standards, with the following exceptions: Along Property Line * Maximum density per acre shall be 13 units per acre * Accessory buildings shall include: leasing center, amenity center, and parking garages * Minimum 25% open space required * 10' building setback adjacent to all property lines. * Fences, gates, parking, and access easements/access drives shall be allowed in Front, Side, & Rear yard Setbacks and within the area between building facades and property line. * Units shall be allowed to front, side, or back a public right—of—way. Director of Development Services Date PD SITE PLAN �1�6��\CiBOOYII�Iit- 1 11L�]w1i�Ytb\I� 19.002 Acres situated in the IN THE CITY OF FORT WORTH, TARRANT COUNTY, TEXAS ENGINEER/SURVEYOR OWNER APPLICANT Spiars Engineering, Inc. Gabriel Southwest LLC Ojala Partners, LP 3575 Lone Star Circle, Suite 434 410 N Carroll Avenue 2121 North Pearl Street Fort Worth, TX 76177 Suite 180 Suite 300 Telephone: (469) 395-0543 Southlake, Texas 76092 Dallas, Texas 75201 TBPE No. F-2121 Telephone: (817) 371-7277 Telephone: (214) 865-7926 Contact: Tyler Barnett Contact: Kevin Eldridge Contact: Daniel Smith ZC-20-013 Scale: 1 "=80' January, 2021 SEI Job No. 20-252 FORT WORTH Area Map a Council Districts 2 - Carlos E. Flores 3-Brian Byrd 4 -Cary Moon 5 -Gyna Bivens 0 6 - J ungus Jordan r 7 - Dennis Shingleton l 8 -Kelly Allen Gray 9 -Ann Zadeh Overlay Districts ® Airport Overlay District 0 1-35W TU PERIPHERAL DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 70 C 75 C 80 1� 85 Fort' wth 7.1w OWN ZC-21-013 SE nlljll nlunw uwuuw N 0 1,000 2,000 4,000 Feet Created: 1/19/2021 9:16:46 AM FORTWORTH. ZC-21-013 Future Land Use dy A -Activity Street Institutional CMCO - Commercial Connector Neighborhood Commercial is CMU - Commercial Mixed Use Street General Commercial is 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 500 250 0 500 Feet Covirri c-irlcial'Con J 0 ON x U J 0 2 2 U c0 Z R O Q N A Comprehensive Plan shall not constitute zoning regulations or establshzoning district boundaries. (Texas Local Government Code, Section 213.005.) Land use designationswere approved by CRY Council on March 6, 2018. Created: 1 /19/2021 9:16:45 AM dy W W ff- 0] F011IR4TWORTHG Aerial Photo Map 0 315 630 1,260 Feet ZC-21-013 i