HomeMy WebLinkAbout(0311) ZC-21-063Case Number ZC-21-063
FORTWORTH
ZONING MAP CHANGE
STAFF REPORT
City Council Meeting Date:
June 22, 2021
Zoning Commission Recommendation:
Approval by a vote of 9-0
Opposition: None submitted
Support: None submitted
Council District 6
Continued Yes No X
Case Manager Arty Wheaton -Rodriquez
Surplus Yes _ No X
Council Initiated Yes No X
Owner/Applicant: Hussein Mahrouq/ Pape -Dawson Engineers
Site Location: 10300 Forest Hill Everman Road Acreage: 20.58
Proposed Use: Detached Multifamily
Request: From: "CR" Low Density Multifamily
To: Planned Development for all uses in "C" Medium Density Residential adding
detached multifamily with development regulation standards to open space
requirement and MFD submittal; site plan included
Land Use Compatibility:
Comprehensive Plan Consistency:
Staff Recommendation:
Background:
Requested change is compatible.
Requested change is consistent (Technical
Inconsistency).
Approval
The requested zoning change is just south of McPherson Road on Forest Hill Everman The property is
currently zoned "CR" Low Density Multifamily. The applicant is proposing a zoning change to "PD/C" 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. 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 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 "CR", the current zoning regulations and
the proposed PD with a base of "C".
Requirement
CR Standards
Proposed PD/C
(Provided per site plan)
Maximum 16 units per acre C
Less than 16 units per acre
Density
maximum of 24
(complies: site plan currently shows
8.67 units per acre
Maximum height 36'
Height
Maximum height 36'
(complies: maximum height provided
13.33'
Front Yard: 20' minimum
Front Yard: 20' minimum
Rear Yard: 5' minimum; 30' where
Rear Yard: 5' minimum
adjacent to single family or duplex
Required Yards
Interior Side Yard: 5' minimum
residential zones or uses
Corner lot side yard: 20' minimum
Side Yard: 5' minimum; 30' where
adjacent to side street
adjacent to single family or duplex
Setback Adiacent to Two -Family
residential zones or uses
District: two feet for every one foot in
Corner Yard: 20' minimum
overall structure height
Setback Adiacent to Two -Family
District: minimum 30', 2:1 total height
max height 13.33
Fences shall not be located in the area
between building facades and the
property line; Exterior security fences
Fences
and gates that are located along public
complies
streets, along a public access
easement, or along publicly accessible
open space shall not extend beyond
building facades.
1 space per bedroom; 1 space per 250
Spaces provided for 334 bedrooms;
Minimum Parking
square feet of office/amenity area
landscaping tree planting mitigation
Requirements
may be required
Spaces required: 334
(Complies: Spaces provided: 364)
39.45% minimum
Open Space
C Requires 45%
(requires Development Regulation
Standard)
Developer will meet enhanced
Must meet 20 points of enhanced
landscaping requirements, per note on
Landscaping
landscaping
site plan. Asking developer to provide
min square footages since they are
deficient in open space
Page 2 of 4
Multifamily
MFD/URD Submittal not required
Design
Submit MFD plan to meet standards
(requires Development Regulation
Standards
Standard)
Site Information:
Surrounding Zoning and Land Uses:
North "EP" Planned Commercial and "E" Neighborhood Commercial / vacant
East City of Rendon
South "R2" Townhouse Cluster / vacant
West "B" Two -Family / single-family, cluster
Zoning History: ZC-18-067 from "EP", "E", "A-5", "CR" and "R2" to "MH" Manufactured Housing,
denied by City Council June, 2018
Site Plan Comments:
The site plan as submitted is in general compliance with the Zoning Ordinance regulations.
Open space is only counted if no less than 25' in either dimension. Patios adjacent to dwelling
units, unless enclosed, may be included as part of the open space.
• Analysis: Detached multifamily operates differently than traditional "C" medium density
residential developments. Due to the separation of individual, detached units, the public
open space is often smaller than the 25 x25' minimum dimension. For the purpose of this
site plan, the enclosed side yards for each dwelling unit will be acceptable as open
space. The yards, while private, are spaces the residents can use, as they do not have a
building built there. Meets overall intent of the ordinance.
(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 April 23, 2021.
The following organizations were notified: (emailed April 19, 2021)
Organizations Notified
Kin spoint HA
District 6 Alliance
Trinity Habitat for Humanity
Streams and Valleys, Inc.
Everman ISD
Burleson ISD
Not located within a Neighborhood Association.
Development Impact Analysis:
1. Land Use Compatibility
The applicant is proposing a zoning change from "CR" Low Density Multifamily to PD/C with
development standards for a multifamily development. Surrounding land uses consist of single-
family to the west, vacant land and a gas well pad site to the east, and vacant land to the south
planned for an R2 development.
The proposed zoning is compatible at this site.
Comprehensive Plan Consistency — Far South
The 2021 Comprehensive Plan designates the subject property as Single -Family Residential.
The requested zoning change is consistent with the following Comprehensive Plan policies and
strategies:
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.
• Preserve the character of rural and suburban residential neighborhoods.
• Promote fiscally sustainable growth on the periphery of the city by encouraging
development adjacent to existing adequate infrastructure and discouraging leapfrog
development.
• 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.
While the Comprehensive Plan calls for single family, the current zoning of "CR" Low Density Residential
permits a traditional multifamily development by right; the detached multifamily design of the proposed
"PD/C" with development regulation standards creates a multifamily development with a form similar to a
single-family residential development. Its design is a hybrid of the multifamily and single family styles of
development.
While the proposed zoning change has a lack of conformance with the future land use designation, it is in
conformance with the policies stated above; the proposed zoning is consistent (Technical
Inconsistency) 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.
Area Zoning Map
Applicant:
Hussein Mahrouq
Address:
10300 Forest Hill Everman Road
Zoning From:
CR
Zoning To:
PD for multifamily uses
Acres:
20.58878879
Mapsco:
106WX
Sector/District:
Far South
Commission Date:
5/12/2021
Contact:
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LEGEND
UNIT PLAN # 1900
2-BEDROOM
2 BEDROOMS
19'-4" X 41'-4" 741 SQ. FT.
3-BEDROOM
UNIT PLAN # 1910
3 BEDROOM
19'-4" X 55-8" 1018 SQ. FT.
UNIT PLAN # 1920
3-BEDROOM
3 BEDROOM
19'-4" X 67-4" 1244 SQ. FT.
10
SURFACE PARKING SPACES
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OPEN AREA
PRIVATE OPEN AREA
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SCALE: 1 "= 60'
0' 60' 120' 180'
PLAN #1900 1
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PLAN #1920 1
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COMMON AREA
TOTAL
119
100%
334
SUFACE PARKING 366 100%
MEI INVESTMENTS LP
CALLED 22.27 ACRES TOTAL 366 100%
INST. NO. D218243662
0.P.R.T.C.T.
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DEVELOPER
TOTAL NUMBER OF UNITS 119 UNITS
GROSS ACREAGE 14.51 ACRE
NET ACREAGE 14.51 ACRE
DENSITY 8.20 DU/ACRE
OPEN SPACE (W/O PRIVATE AREAS) 6.53 ACRE
OPEN SPACE (W/ PRIVATE AREAS) 7.92 ACRE
PERCENTAGE OPEN SPACE (W/O PRIVATE OPEN AREAS) 45.02%
PERCENTAGE OPEN SPACE (W/ PRIVATE OPEN AREAS) 54.56%
NOTES:
1. PROPOSED PD LAND USES: RESIDENTIAL DWELLING UNITS AS WELL AS USES ALLOWED UNDER THE "C" MEDIUM DENSITY MULTIFAMILY
DISTRICT.
2. ALL PROVIDED LIGHTING SHALL CONFORM TO LIGHTING CODE.
3. ALL SIGNS SHALL CONFORM TO ARTICLE 4—SIGNS.
4. THIS PROJECT WILL COMPLY WITH SECTION 6.302 URBAN FORESTRY.
5. PLANTED TREE SPACING WILL FOLLOW GUIDELINES SIMILAR TO THOSE ESTABLISHED FOR SINGLE FAMILY DEVELOPMENTS.
6. THIS PROJECT WILL COMPLY WITH SECTION 6.204 BICYCLE PARKING.
7. THIS PROJECT WILL COMPLY WITH FORT WORTH SIGN CODE.
8. DUMPSTERS WILL BE SCREENED ON ALL THREE SIDES AND CONTAIN A GATE.
9.AMENITIES FOR ENHANCED LANDSCAPE PLAN SHALL INCLUDE: STREET TREES (10PTS) PRIVATE PARK/DOG PARK (5PTS), AND
SUSTAINABLE LANDSCAPE (5PTS).
10. MINIMUM AREA FOR PRIVATE PARK/DOG PARK AND SUSTAINABLE LANDSCAPE WILL BE 1,000 SQUARE FEET EACH. THE LOCATIONS OF
DESIGNATED AREAS SHOWN ON SITE PLAN ARE SHOWN FOR PLANNING PURPOSES. THE EXACT LOCATION WILL BE DETERMINED DURING
PLATTING.
11. MFD IS NOT REQUIRED FOR THIS DEVELOPMENT AS "WAIVER REQUIRED."
12. THIS REQUEST FOR A PLANNED DEVELOPMENT IS IN ACCORDANCE WITH THE "C" DISTRICT STANDARDS, WITH THE FOLLOWING
EXCEPTIONS:
• ADDITIONAL AMENITIES MAY INCLUDE: PEDESTRIAN SCALED LIGHTING, COURTYARD AREAS, AND COMMUNITY GARDEN.
• RESIDENTIAL UNITS MINIMUM TEN FOOT (10') SEPARATION WALL TO WALL.
• 30' BUILDING SETBACK FOR WEST PROPERTY LINE AND 15' BUILDING SETBACK FOR SOUTH PROPERTY LINE ADJACENT TO SINGLE
FAMILY.
• FRONT YARD SETBACK IS TEN FEET (10').
• MAXIMUM DENSITY PER ACRE SHALL BE 12 UNITS PER GROSS ACRE.
• FACADE REQUIREMENTS DO NOT APPLY TO THS DEVELOPMENT.
• MINIMUM 30% OPEN SPACE REQUIRED.
DIRECTOR OF PLANNING AND DEVELOPMENT DATE
SOUTH OAK GROVE ADDITION
OWNER CHRIS TYSDAL APPLICANT/ENGINEER:
HUSSEIN MAHROUG LENNAR HOMES OF TEXAS LAND AND ASHLEY WILLIAMS, P.E.
1161 CORPORATE DRIVE WEST, SUITE 300 CONSTRUCTION, LTD. PAPE-DAWSON ENGINEERS
ARLINGTON, TEXAS 76006 1707 MARKET PLACE BLVD., SUITE 100 5810 TENNYSON PARKWAY, SUITE 425
817-301-6986 IRVING, TEXAS 75063 PLANO, TEXAS 75024
469-587-5383 214-420-8494
ZONING SITE PLAN
ZC-21-063
FORT WORTH, TEXAS
APRIL 2021
FORTWORTH.
Area Map
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ZC-21-063
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Council Districts ®
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TOLLWAY/ FREEWAY
PRINCIPALARTERIAL
MAJO R A RTER IAL
MINOR ARTERIAL
tiacant, Undeveloped, Agricultural
Rural Residential
Suburban Residential
Single Family Residential
Manufactured Housing
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Low Density Residential
-
Medium Density Residential
-
High Density Residential
FORT WORTH.
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Future Land Use
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Institutional
Neighborhood Commercial
General Commercial
Light Industrial
Heavy Industrial
Mixed -Use
Industrial Growth Center
Infrastructure
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Public Park, Recreation, Open Space
Private Park, Recreation, Open Space
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Lakes and Ponds
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ZC-21-063
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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: 4/16/2021 9:48:16 AM
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