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Home My WebLink About(0312) ZC-21-064Case Number ZC-21-064 FORTWORTH ZONING MAP CHANGE STAFF REPORT City Council Meeting Date: June 22, 2021 Zoning Commission Recommendation: Approved by a vote of 9-0 Opposition: 8 letters Support: Eagle Ranch POA Council District 7 Continued Case Manager Surplus Council Initiated Owner/Applicant: BKR Land LP & Double B Land LP Site Location: 6400-6500 blocks Robertson Road Acreage Proposed use: Detached Multifamily Request: From: "A-5" One Family and "E" Neighborhood Commercial Yes No X Monica Lafitte Yes No X Yes No X 10.54 To: Planned Development for all uses in "D" High Density Residential with development regulation standards for setbacks, bufferyard, fences, open space, and building orientation, with a waiver to MFD submittal; site plan included; all development standards and waivers are only applicable for detached multifamily development Land use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is consistent. Staff Recommendation: Approval Background: The requested zoning change is located in the northwest corner of Robertson Road and Boat Club Road. The property is currently zoned "A-5" One Family and "E" Neighborhood Commercial. 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. 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 5 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. Because their more single family neighborhood form does not readily comply with the base multifamily districts, development standards may include open space, landscaping, setbacks, and parking, along with a waiver to the MFD submittal. This PD site plan is requesting development standards for setbacks, bufferyard, fences, open space, and building orientation, with a waiver to MFD submittal. Below is a chart that illustrates the differences between the base "D" regulations and the proposed PD. Requirement D Standards Proposed PD/D (Provided per site plan) Density Maximum 32 units per acre 10.15 units per acre, complies Maximum height 36' Height Maximum height 48' beyond 250' 10' 1" top plate height, complies setback to one- and two-family districts Front Yard: -Robertson Road: 20' provided Front Yard: 20' minimum building setback, but portion of fence by detention area projects into the Rear Yard: 5' minimum required front yard -Salt Fork Drive: 20' provided building Interior Side Yard: 5' minimum setback, but fence projects into the required front yard Corner lot side yard: 10' minimum adjacent to side street (requires Development Regulation Standard for fence in required front Setback Adjacent to one- or two-family yard) residential districts: Required Yards -Three feet for every one foot (3:1) as Rear/Side Yard: measured from slab to top of sill plate, -5' building setback provided along or two feet for every one foot (2:1) in eastern property line and far north overall height when measured from property line along "E" zoning lowest finished grade to the peak of -Provided 15' to 20' setback to the roof, whichever is greater; 30 feet buildings against A-5 district, where minimum 30' minimum is required. -1:1 setback with a 10-foot minimum setback for one-story garages and (requires Development Regulation carports Standard for not meeting 30' -20-foot minimum setback for minimum setback along one -family dumpster enclosures and one-story district) accessory structures No bufferyard plantings proposed, as Where adjacent to one- or two-family the units' private backyards back up to district, a five-foot bufferyard and the screening fence. minimum six-foot screen fence shall (requires Development Regulation Bufferyard be placed on the property line and Standard) should be landscaped per point Bufferyard fence will have a portion system along the neighboring cul-de-sac that is not a screening fence, but rather an Page 2 of 5 open style fence. (requires Development Regulation Standard Fences shall not be located in the area between building facades and the property line; Exterior security fences and gates that are located along public Fence shown between buildings and streets, along a public access ROW along Salt Fork Drive and Fences easement, or along publicly accessible Robertson Road open space shall not extend beyond building facades; Perimeter security (requires Development Regulation fencing is prohibited; however, security Standard) fencing is permitted on interior property lines. 1 space per bedroom; 1 space per 250 Minimum Parking square feet of office/amenity area Complies Requirements Spaces required: 220 spaces, 7 of Spaces provided: 222 which are Accessible 38.2% provided Applicant is meeting this percentage by revising the way open space is Open Space Minimum 35% calculated —using the definition in Ch. 9 rather than the open space regulations within "D" (requires Development Regulation Standard Must meet 20 points of enhanced Meets 20 points of Enhanced Landscaping landscaping Landscaping, shown in table on site plan Per note on site plan, will comply with Urban Forestry Must comply with Urban Forestry Section 6.302, Urban Forestry; trees ordinance requirements will be spread throughout site in more of a SFR pattern A few buildings do not have longest Buildings located on public streets sides against Salt Fork Drive and Building must face the street with the longest Robertson Road. Orientation length of the building placed parallel/adjacent to the street. (requires Development Regulation Standard Fagade Variation Must meet selection of facade Will be reviewed upon building permit variation elements submittal Multifamily MFD/URD Submittal not required Design Submit MFD plan to meet standards (requires Development Regulation Standards Standard) Page 3 of 5 Site Information: Surrounding Zoning and Land Uses: North "E" Neighborhood Commercial / assisted living facility "A-5" One Family / single-family East "E" Neighborhood Commercial / commercial "PD1203" for "E" uses plus auto parts store / commercial South "A-5" One Family / vacant "E" Neighborhood Commercial / vacant West "A-5" One Family / single-family and vacant Zoning History: ZC-18-102 from "E" Neighborhood Commercial to "PD/E" for E uses plus auto parts sales, site plan approved; effective 7/15/18 Site Plan Comments: Please refer to the table above to see all categories that will need a development regulation standard or waiver. (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 22, 2021. The following organizations were notified: (emailed April 19, 2021) Organizations Notified Northwest Fort Worth Neighborhood Alliance Trails of Marine Creek HOA Eagle Ranch POA Cheyene Ridge HOA Streams and Valleys, Inc. Trinity Habitat for Humanity Eagle Mountain -Saginaw ISD Not located within a registered Neighborhood Association. Development Impact Analysis: 1. Land Use Compatibility The applicant is proposing a zoning change from "A-5" One Family and "E" Neighborhood Commercial to PD/D with development standards for a multifamily development. Surrounding land uses consist of single-family, vacant land, and commercial. The proposed zoning is compatible at this site. 2. Comprehensive Plan Consistency — Far Northwest The 2021 Comprehensive Plan designates the subject property as Neighborhood Commercial. Below is an excerpt from Chapter 4 Land Use of the Comprehensive Plan. Page 4 of 5 LAND USE AND ZONING CLASSIFICATIONS LAND USE i DEFINITION ZONING Neighborhood Commercial Retail,services, offices and mlxeduses. servingdailyneedsforalocal Multifamily Residential, ER, market area E. MU-1 General Commercial Retail, services. offices and mixed uses serving occasional needsfor a Multifamily Residential. ER, larger market area E. MU-1, MU-2 Mixed -Use/ Retail, services, offices, entertainment, mixed uses, and multifamily AR, B, R1, R2, CR, C. D, UR, Mixed Use Growth Center residential, Community Growth Centers are less intensive, and Regional all Commercial, MU-1,MU-2, Growth Centers are more intensive Form -Based Codes As noted, the Comprehensive Plan lists multifamily residential as an acceptable land use with the Neighborhood Commercial future land use designation. The requested zoning change is consistent with the following Comprehensive Plan policies and strategies: Locate multifamily units within walking distance of public transportation, employment, recreation, and/or shopping to increase accessibility and decrease vehicular traffic. Promote appropriate infill development of vacant lots within developed areas, which will efficiently utilize existing infrastructure 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. Promote fiscally sustainable growth on the periphery of the city by encouraging development adjacent to existing adequate infrastructure and discouraging leapfrog development. While the Comprehensive Plan allows for multifamily at this location, the adjoining "A-5" One Family development may prefer to have the form of the detached multifamily as opposed to the traditional form of multifamily. The design of the detached multifamily development is a hybrid of the multifamily and single family styles of development. Attachments: • Area Zoning Map with 300 ft. Notification Area • Site Plan • Area Map • Future Land Use Map • Aerial Photograph Page 5 of 5 FORT WORTH. Area Zoning Map Applicant: BKR Land LP and Double B Land LP Address: 6400 - 6500 blocks Robertson Road Zoning From: A-5, E Zoning To: PD for multifamily uses Acres: 10.54517487 Mapsco: 32TX Sector/District: Far Northwest Commission Date: 5/12/2021 Contact: null 720W T-Im 720C 7121 7124 1117 W 7120 71ig fj 7116 7109 G � � 71� 7145 7101 7144 7100 _ 7012 7609 704 700 N {y ry i7 # u5 61 6 5D cR co co rt W a in 6900 I 6903 4 .125 1 7124 7200 T721 7120 7116 s. ti k 711$ 7112' 7149 .e 71C9 7109 7108 71dh71U1 71Ud M7146 DALRART S Sig d5 0 d - d5 m 0 -0 - Subject Area 300 Foot Notification C"ALI4 RIVER k\\\ ZC-21-064 7 55E ly r p105 72 7235 7235 ! 72 72 $351 7217 721 d3� r 721 72 73]7 72 8371 639! 7121 7121 7113 7113 1 t l/ 68aB 7210 7210 6357 E •300 AG Ins' E I 111 tI E AG I Ba01 6801 0 200 400 800 Feet Created: 4/16/2021 9:47:28 AM 20' B JILANG S ACK LOCATION MAP NTS SIERRA MADRE DRW 60' ROW RANIC i AT EAGLE MOUNTAIN OTHE Cab. Slide 8370 PRTCT Zoning: A-5 3 4 5 6 7 a 9 10 6 WOOD 15' BUILDING EX 6' VINYL �F NCE SETBACK SCREENING FENCE 2 BR 2 BR 2 BR 1 BR 1 BR 2 BR 2 BR 2 BR 2 BIR 13 1 BR ' 6' WOOD FENCE 3 BIR 3 BR 3 BR 3 BR 3 BR 2 BIR ; - 14 1 BR N LOT 2, BLOCK A LOT 4, BLOCK A EAGLE RANCH BUSINESS PARK III 26 EAGLE RANCH BUSINESS PARK III Cab. A, Slide 10067, PRTCT W E Doc. No. D213171379, OPRTCT Zoning: E Zoning: E 1 6' BOARD ON BOARD WOOD 25 1 5' BUILDING FENCE W/ MASONRY PILASTERS 5' BUILDING _ S SETBACK '( SETBACK x= x 0 40 80 160 1 6' BOARD ON BOARD WOOD 24 1 2HCR 2 BR 1 BR 1 BR 2 BR 2 BR 3 BR 2 BR ; ;, f FENCE W/ MASONRY PILASTERS I LOT5,BLOCKA 1 inch = 80ft. BR 1 BR EAGLE RANCH BUSINESS PARK III General Notes &Legend: 23 I 3 BR 3 BR 3 BR 3 BR Doc. No. D219170873, PRTCT 1 BR HC Zoning: E 1. PD/D Planned Development for all uses in "D" High Density Multi -family plus detached HC R multifamily, site plan requirements, waivers to MFD submission, and Development Standards 15' BUILDING apply to detached multifamily only. SETBACK 1 HC Gauge cs 2. Variation of roof elevations and exterior wall materials and colors shall be incorporated to 22 4 S. He He 2 2 sp. 2 sp. s 2 gR — provide architectural variety. Allowable materials to include brick, stone, synthetic stone, stucco, 6' WOOD and fiber cement siding. 0 FENCE - 3. This request for a planned development is in accordance with the "D" district standards, with 1 3 • Variable Width Public Access Easement the followingexceptions: ipp 21 2 BR — Doc. No. D219170873, OPRTCT _ p EX. 6' VINYL I 2 BR oc •• Fences, gates, parking, and access easements/access drives shall be allowed in Front, SCREENING FENCE 2 BIR Esseo Pt ' ' •'•' ' N 5' BUILDING •• Side, & Rear yard Setbacks and within the area between building facades and property line. I e s, 4'.'.•.•.•. s 2 BR SETBACK Fences and gates shall be allowed in landscape buffers. No plantings to be required within � �rs;• •S�yY,•,•,•, � 20 I at 2 BR landscape buffer. o �(T�`�'•'•• •• Open space defined by section 9.101 of the Zoning Ordinance: "Open space must be open 3 BIR LOT 6R-1,15LOCK A Remainder to the sky and cannot be paved, except for necessary sidewalks, active recreation areas To be abandoned W/ 2 BIR ( ) ment Plans $ 3 BR EAGLE RANCH 15USINEE75 PARK III and patios that are adjacent to dwelling units and not enclosed by a fence" No space or Development 19 1 •-•?;•; M 2 BR Doc. No. D219252454, PRTCT area less than 8 feet in either dimension shall be counted as open space. 2 BR •• '.Private•. Zoning: E The minimum landscape area as required by Section 6.301 subsection 1c shall apply only 3 BR park'•' to the limits of the Leasing Center artificial lot, asshown on this plan. 1 BR 1 BIR *• 15' minimum rear yard setback adjacent to single-family development. 1 Ex. zoning: E 2 BR 4. A MFD site plan will not be required for a detached multifamily development. 18 I y 1 BR Prop. Zoning: PD/D 5. All provided lighting will conform to Lighting Code. 1 0 1 BR 1 BR _ 6. All signs will conform to Article 4. ro 1 BIR 3 BR 7. This project will comply with landscaping requirements for "D", per 4.712(d)(6), including MIMI3 BR Enhanced Landscaping. 17 6' n 8. This project will comply with Section 6.302, Urban Forestry. Due to the form of detached — — — — — — J 2 BR 3 BIR , , S/W " multifamily, trees will be spread throughout development in a fashion similar to Single Family. LOT6R-2, BLOCK A EX. g, Dumpsters will be screened in with a masonry wall on three sides and contain a gate. SCREENING FENC 2 BR — — — • 4 s sp. - m EAGLE RANCH DUE71NE55 PARK III VINYL I — — — sn� 3 BR Doc. No. D219252454, PRTCT 16 EX. 4' POST & I • 2 BR 3 BR •2 BR Zoning: E Emergency Access & Firelane RAIL FENCE 2 BR 6' WROUGHT 15' BUILDING 3 BR 2 BR SETBACK S Open 0 ace IRON FENCE 15 I — P P Easement I 5BR- 15'Drainage 2 BR 2 BR No.D20214421 DRTCT 3 BR 1 BR 1 BR 6' Board on Board Wood 2 BIR-�6' BOARD ON BOARD WOOD —x x x x— Fence w/ Masonry Pilasters 4 S. 2 Sp _ Z Sp Z Sp Garage 2I: 2 Sp.� I z��•�y End Ornamental Fence/ ^ ts' BUILDING SE76AC 8 FENCE W/ MASONRY PILASTERS Y G iJ N Begin Wood Fence e e Ornamental Fence N Ex. Zoning: E 4' S/W s s 4 6 ' a' Prop. Zoning: PD/D T 4 Sp S W s n (�) • N , 4 S. �I 4 / - • 3 BIR • 2 BR LOT 5, BLOCK A (Remainder) �� 6' Wood Fence 3 Sp. Garage 2 Sp. 2 Sp. 2 Sp. 2 Sp. Gauge z .'.'.'.•.'WOOB.FEIdCE• Garage EA III r • , sn . • �. s =� CH B IN ' • (Typ •_ • • • • • Cab. A, 10 06 Slide 7, PRTCT 4 Cs 1 BR 1 BR 1 BR Zoning: E \ Covered Parking Structures 3 BR 3 BR 3 BIR 3 BR 3 BIR 3 BR 3 gR Detention Area BR 3 BIR ••. • Pool sr 3 BR Rao4rac Petroieum, Inc. 1 gR '•' Doc. No. D218204046, OPRTCT �C Activity Node that will be designed and intended to 1 BR 1 BR Detention Pond Easement '!_ promote community social interaction. . . . . . Doc. No. D202144216, DRTCT z .10:'.'.-- � 5' BUILDING Ex. Detention ;• Leasin 10' 3 BR 2 BR SETBACK FB R 2 BR 1 BR 1 BR 2 BR 2 BR 2 BR 1 BR 1 BR 2 BR 2 Pond Headwall 2 R 1 BR 1 BR 2 BR .•.*�•; Center g' a w/ Guardrail S 20' BUILDING SETBACK x 20' Slope Easement x 20' BUILDING SETBACK 20' Slope Easement x 20 BUILDIN Doc. No. D212307665, OPRTCT D.J. No. D21230641LaPRTL SETBACK CWJ of Fort Worth Doc. No. D213087867, OPRTCT End Ornamental Fence/Begin End Ornamental Fence/Begin r 155.1' Board on Board Fence w/ RWERTSONROAD(COUNTYROAD4126) Board on Board Fence w/ Leasing Center Masonry Pilasters variable width Public ROW Masonry Pilasters Artificial Lot Line Residential Summary Unit Type Floor Area Top Plate Ht. Max. Unit Dimensions # of Stories Allowable Materials Units % of Units 1 Bedroom 690 Sq Ft 10'-1" 51'-0" x 31'-5.5" One One Story Brick, Stone, Synthetic Stone, Stucco, fiber Cement Siding. 30 28% 2 Bedroom 984 Sq Ft 10'-1" x 31'-9.5" 45 42% 3 Bedroom 1,26F5 Sq 10'-1" 45-6" x 31'-7.5' 32 30% Total 107 Gross Density= 10.15 units per Acre Total Gross Acres=10.545 Acres ENGINEERING & SURVEYING 765 Custer Road, Suite 100 • Plano, TX 75075 • 972.422.0077 TBPE No F-2121 TBLPS No. F-10043100 • www.spiarseng.com Mike Martinie mike.martinie@spiarsengineering.com 12 Enhanced Landscape Table Trees shall be planted within a planting strip or flush with the sidewalk surface; location and type as approved by the City Forester if within the right or way. If trees cannot be installed within the right of way, trees shall be installed in a location where the tree canopy affects the public sidewalk. Street Trees Required Spacing as specified below or as approved by the City Forestry 10 Points Small/Medium Canopy = 25-30 ft. on center *Where necessary spacing exceptions may be made to accommodate mature trees, curb cutes, fire hydrants and other infrastructure elements. Street trees may be counted toward the planting requirements for the Urban Forestry required tree canopy coverage. Private Pool 5,100 Square Feet; Minimum area not less than 1,000 Square Feet. 5 Points Must provide recreational facilities/amenities. May include open drainage Private Park area/easement/pond as long as amenities are provided. 5 Points Total Enhanced Landscape Points (20 Minimum Required) 20 Points Director of Planning and Development Date Parking Summary Parking Type Floor Area Dimensions Parking Space Totals Uncovered/ Open - 9'xl8' 108 Uncovered Covered Carport - 9'x18' 86 Spaces Enclosed Garage 800 Sq Ft 40'-11" x 20'-11" 28 Spaces Total 222 Spaces Residential Parking Required= 30 1BR ® 1Sp/BR= 30 Spaces 45 2BR ® 1Sp/BR= 90 Spaces 32 3BR ® 1Sp/BR= 96 Spaces 1000 SF @ 1Sp/250 SF= 4 Spaces Total= 220 Spaces ADA Parking Required= 7 Spaces -PD SITE PLAN 10.545 Acres/459,347 Sq. Et. SITUATED IN THE T. FREEMAN SURVEY, ABSTRACT No. 546 CTTV OF ]FORT WORTT4 TA]E R ANT COUNTY TEXAq Open Space Calculations Footprint Area Area used for Open Space Calculation Open Space Area Required (35%) Provided Open Space Provided Enhanced Landscape Area (GSF) (GSF) (GSF) (GSF) (GSF) 267,300 192,047 67,217 (357.) 73,300 (38.27.) 21,300 Footprint Area = Sum of building footprints, parking areas, access drives, and fenced patio yards. Area Used for Open Space Calculation = Total Site Area minus Footprint Area 9 � ENGINEER/SURVEYOR APPLICANT Spiars Engineering, Inc. NexMetro Communities 765 Custer Road, Suite 100 2221 Lakeside Blvd., Suite 1210 Plano, TX 75075 Richardson, TX 75082 Telephone: (972) 422-0077 Phone 469-546-9434 TBPE No. F-2121 Contact: Josh Eadie Contact: Mike Martinie, P.E. Scale: 1 "=80' April, 2021 SEI Job No. 20-218 FORT WORTH. Area Map r�� Council Districts 2 -Salvador Espino 3 - B rian Byrd 4 -Cary Moon 5 -Gyna Bivens 6- Jungus Jordan 7 - Dennis Shingleton 8 -Kelly Allen Gray 9 -Ann Zadeh Overlay Districts ® Airport Overlay District 1-35W 0 TU PERIPHERAL DESIGN DISTRICT 0 CONSERVATION DISTRICT Noise Contours DECIBEL 65 1 70 - 75 80 .. 85 ZC-21-064 N 0 1,000 2,000 4,000 Feet + 1 1 1 Created: 4/16/2021 9:46:32 AM FORT WORTH. ZC-21-064 Future Land Use _ I - 1 11 1 '� .ems ��`��' ■ � � �� i�� 1�1■ ■ ■IMIMERE 1� - 11 ■ ■ �J � :� � 11111 11 1 11 1■� ;■1■N ■�1■1■■1■�� INl 1, 11�11 - i ill CATIaD111111,IIIIIIIIIIE � �,111� ��■ ■I�n�l� lu 111111=: 111 1 1 �111 11 1111111"A;Ill-IN i #11111111111111111 �� iiiii r■� � I, 11 -�iiiiiiiiiiiiiiiiiiiiiNeiqhborliuiud Connector ME TOLLWAY/ FREEWAY Institutional PRINCIPALARTERIAL Neighborhood Commercial MAJORARTERIAL General Commercial MIN I I 1 11 11 .- \,bcant, Undeveloped, Agrirultural Heavy Industrial Rural Residential Mixed -Use Suburban Residential Industrial Growth Center Single Family Residential Infrastructure Manufactured Housing ez 11 Year Flood Plain Low Density Residential Public Park, Recreation,pen t-pace Medium Density Residential Ope I Space �High Density Residential Lakes - • Ponds111111111111�� 525 262.5 0 525 Feet N A Comprehensive Plan shal not constitute zoning regulatio" or as tabu ishzoning district boundaries. (Texas Local Govemment Code, Section 213.005.) Land use designationswers approved by City Council on March 6, 2018. Created: 4/16/2021 9:48:17 AM FORT WORTH. ZC-21-064 Aerial Photo Map 11 �� i■ � wiw _ A� � 111� �� ill VON 1111111 1 �I 1�! 1�� I��I�� 1■1 1 1111 11IN ME �11w�i�i111111l�. 1 y,� IIi1 ��i■ glum"®1 �■ lililln 11 11111 i111111 111 ■ 11 �� 1 �111i11111i1i� N 0 325 650 1,300 Feet