HomeMy WebLinkAbout(0189) ZC-21-087Date: September 14, 2021 Case Number: ZC-21-087 Council District: 2
_A Zoning Map Amendment
Case Manager: Monica Lafitte
Owner/Applicant: MCP18, LLC/ Justin S. Light -Pope
Site Location: 6000 block Old Decatur Road Acreage: 27.5 acres
Request
Proposed Use: Detached Multifamily Development
Request: From: "J" Medium Industrial
To: PD/C Planned Development for all uses in "C" Medium Density Multifamily with
development standards for yard setbacks, fencing, open space, building
orientation, and a waiver to the MFD submittal; site plan included
Recommendation
Land Use Compatibility: Requested change is compatible.
Comprehensive Plan Consistency: Requested change is consistent (technical inconsistency).
Staff Recommendation: Approval
Zoning Commission Recommendation: Approved as amended based on the new site plan presented by
the applicant during the public hearing
Correspondence: Support: None Opposition: 3 people spoke; 4 letters
Table of Contents
1. Project Description and Background 6. Area Zoning Map with 300 ft. Notification
2. Surrounding Zoning and Land Uses Area
3. Recent Zonin _ Hg istorX 7. Site Plan
4. Public Notification 8. Area Map
5. Development Impact Analysis 9. Future Land Use Map
a. Land Use Compatibility 10. Aerial Photograph
b. Comprehensive Plan Consistency
c. Site Plan Comments
Project Description and Background
The site is located between Marine Creek Parkway to the west, Old Decatur Road to the east, and Longhorn
Road to the north. It is just over a mile north of Northwest Loop 820 Freeway. The location is currently vacant.
The tract is zoned "J" Medium Industrial and is requesting a Planned Development "PD/C" with development
standards and waivers in order to create a detached multifamily development.
This case was continued at the July Zoning Commission hearing in order to allow the applicant more time to
address site plan comments received from staff and community members. The case then was represented at the
August Zoning Commission hearing.
At the August Zoning Commission hearing, the applicant presented a new site plan that staff was unaware of and
therefore had not reviewed prior to the Zoning Commission hearing. The Commissioners voted to recommend
approval of the newly presented site plan, rather than the site plan that staff had reviewed. After Zoning
Commission, staff has worked with the applicant to review the new site plan presented at Zoning Commission in
order to prepare the site plan as much as possible before the City Council meeting. Staff has revised the staff
report analysis to reflect the new site plan presented during the August Zoning Commission hearing.
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 more 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.
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 the more single family neighborhood form does
not readily comply with the base multifamily districts, staff recommends that the development standard
requirements often include open space, landscaping, setbacks, and parking, along with a waiver to the MFD
submittal. This PD site plan is requesting development standards for yard setbacks, fencing, open space, and
building orientation, with a waiver to the MFD submittal.
Below is a table that illustrates the differences between the existing "J" zoning, the base "C" regulations, and the
proposed PD.
Requirement
J standards
C Standards
Proposed PD/C
so
(Provided per site plan)
Density
N/A
Maximum 24 units per acre
Complies
Provided 9.7 units per acre
Height
12 stories or 120 feet
Maximum height 36'
Complies
maximum
(Max provided 26' 10")
Front Yard: None required
if entire block frontage is
zoned "FR" through "K;"
Front Yard
if the block frontage
(along Old Decatur):
contains a residential
buildings comply
district or the "ER" or "E"
(along Longhorn Drive):
district, the most
buildings comply
restrictive district
standards apply
Front Yard: 20' minimum
Side Yard
Required
Rear Yard: 10 feet
Rear Yard: 5' minimum
(southern property line):
Yards
minimum adjacent to
Interior Side Yard: 5'
complies
residentially zoned lot,
minimum
(western property line):
none otherwise
Corner lot side: 20'
complies
Interior Side Yard: 5 feet
minimum adjacent to side
minimum adjacent to
street
Fence allowed in the front
residentially zoned lot,
yard setback
none otherwise; if
provided, side yard must
(requires Development
be 3 feet minimum.
Regulation Standard for
Corner lot side yard: None
fence in required front yard)
required unless through
lot, then 10 feet minimum
required
Supplemental Building
Setback: 50' plus 5' for
Adjacent to A-5 zoning
each additional story
Where adjacent to one- or
district along southern
above 3 stories in height
two-family district, a five-foot
property line
Bufferyard: 5'
bufferyard and minimum six-
Bufferyard
foot screen fence shall be
Provided 30'+ grass
Refer to Section 6.300(k)
placed on the property line
bufferyard, which meets point
for additional
and should be landscaped per
system requirement without
requirements when
point system
providing for screening fence
adjacent to one- or two-
or irrigation system
family zoning districts.
Fences shall not be located in
the area between building
Fencing located between
facades and the property line;
building facades and property
Screening fence required
Exterior security fences and
line
Fences
between industrial use and
gates that are located along
(Providing 6' cedar wood
one- or two-family use
public streets, along a public
fencing)
access easement, or along
publicly accessible open space
(requires Development
shall not extend beyond
Regulation Standard)
building facades.
Industrial Building: 2
spaces per 1,000 square
feet gross floor area or 1
1 space per bedroom; 1 space
Minimum
space per 3 employees,
per 250 square feet of
Complies
Parking
whichever is greater
office/amenity area
Requirements
(Provided Spaces: 479)
Warehouse Building: 1
Spaces required: 466
space per 4 employees
4 spaces minimum
Provided %
(applicant did not provide the
new percentage based on the
new site plan presented to
Open Space
N/A
Minimum 45%
ZC; the percentage of the
previous site plan reviewed
by staff prior to ZC was 38%)
(requires Development
Regulation Standard)
For industrial uses,
generally, 4% of net site
Must meet 20 points of
Enhanced Landscaping points
Landscaping
area or a landscape area of
enhanced landscaping
met, per table on site plan.
30-foot depth along all
public rights -of -way.
Per note on site plan, will
Must comply with Urban
Must comply with Urban
comply with Section 6.302,
Urban Forestry
Forestry ordinance
Forestry ordinance
Urban Forestry; trees will be
requirements
requirements
spread throughout site in
more of a SFR pattern
Buildings facing street shall
Buildings located on public
be allowed to have shortest
Building
N/A
streets must face the street
length facing street
Orientation
with the longest length of the
building placed
(requires Development
arallel/adjacent to the street.
Regulation Standard)
Fagade
Must meet selection of fagade
Will be reviewed upon
Variation
N/A
variation elements
building permit submittal
Multifamily
Submit MFD plan to meet
MFD Submittal not required
Design
N/A
standards
Standards
(Waiver required)
Surrounding Zoning and Land Uses
North "F" General Commercial / vacant
East " E" Neighborhood Commercial / retail center
"D" High Density Multifamily / apartment complex
"RI" Zero Lot Line -Cluster / elementary school
South "A-5" One -Family / single-family subdivision
West "J" Medium Industrial / mini -storage facility
Recent Zoning History
• ZC-17-040 from "AG" Agricultural to "CF" Community Facilities; effective June 3, 2017
Public Notification
300-foot Legal Notifications were mailed on June 25, 2021.
The following organizations were notified: (emailed June 24, 2021)
Organizations Notified
Northwest Fort Worth Neighborhood
Alliance
Trailwood Estates HOA
Remington Point Villas HOA, Inc.
Remington Point HOA
Marine Creek Hills NA
Terrace Landing OA*
Streams and Valleys Inc
Trinity Habitat for Humanity
Eagle Mountain -Saginaw ISD
* Located within this registered Neighborhood Association
Development Impact Analysis
Land Use Compatibility
The applicant is proposing to change the zoning of this property from "J" Medium Industrial to PD/C Planned
Development with development standards for a detached multifamily development. Surrounding land uses consist
of mini -warehouse storage, retail, vacant land, school, multifamily, and single family.
Detached multifamily in this location could serve as a buffer between the existing mini -warehouse storage facility
and the other residential areas. While the proposed rezoning would replace industrial zoned land with residential
use, there is other vacant industrial zoned land in this area closer to the highway.
The proposed zoning is compatible with surrounding land uses.
Comprehensive Plan Consistency — Far Northwest
The 2021 Comprehensive Plan currently designates the subject property as Single -Family Residential on the
Future Land Use Map. While detached multifamily is technically a multifamily designation rather than a single
family designation, the form of the detached multifamily does have a likeness to that of single family
development.
The proposed zoning aligns with the following policies of the Comprehensive Plan:
• Encourage Urban Residential and Low Density Residential as transitional uses between Single -Family
Residential and high density uses.
• 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.
Based on conformance with the policies stated above, the proposed zoning is consistent (technical
inconsistency) with the Comprehensive Plan.
Site Plan Comments
Zoning
Please refer to the table above to see all categories that will need a development regulation standard or waiver.
The buildings along the southern property line encroach into a 50' Drainage Easement, which is not typically
allowed without encroachment agreements from the easement holders. However, according to the applicant
these are privately held easements that allow for permanent improvements. If, during the building plan review
process, the applicant discovers that the buildings are not allowed within the easement, then a site plan revision
must be submitted.
Regarding the applicant's requested development standard reducing the Open Space requirement, the below
exhibit shows the areas of the site that have been included in the open space calculation. These areas meet the
criteria for open space as outlined in the "C" Medium -Density Multifamily, below:
f. Open space and recreational facilities. All open space and recreational facilities shall be identified on the
site plan. Open space is the ratio of open space to net land area (see Chapter 9, Definitions).
g. Open space shall be clustered in areas upon the site to provide views and vistas for a given group of
buildings. Open spaces and recreational amenities shall be designed as functional space with appropriate
distribution on the total site plan. Any recreational facilities shall be used primarily by the residents and their
guests. No alcohol, beer or wine shall be sold on the premises unless permitted in a district zoned for that use.
i. Except for required front yards, no space or area less than 25 feet in either dimension shall be
counted as open space.
ii. Patios adjacent to dwelling units, unless enclosed, may be included as part of the open space.
Note that this below Open Space exhibit is for the previous site plan that was reviewed by staff prior to Zoning
Commission; at the Zoning Commission hearing, the applicant presented a site plan that had never been seen or
reviewed by staff; the new site plan is what the Zoning Commission recommended for approval. Staff then
worked with the applicant to review the new site plan in order for the staff report to be properly updated. Staff
requested of the applicant a new open space exhibit and calculations that match the revised site plan, but the
applicant did not provide one. Therefore, staff does not know the proposed Open Space percentage the new site
plan has; staff therefore could not verify this value via the Open Space exhibit.
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Due to the form of detached multifamily, the units provide a much lower density than the maximum allowed in
the district, but spreading the units out horizontally to be detached, rather than stacked vertically into traditional
apartment buildings, decreases the open space provided. The private backyards and spaces less than 25'x25'
between the homes cannot be included in the open space calculations, per the "C" requirements.
If the applicant were instead to use the definition of open space from Chapter 9 of the Zoning Ordinance, below,
then the percentage of open space provided would total 57.9%
OPEN SPACE. For the purposes of calculating open space for unified residential developments in accordance
with § 6.506, the net land area minus all building footprints, parking areas, access drives and fenced
patios. OPEN SPACE must be open to the sky and cannot be paved, except for necessary sidewalks, active
recreation areas and patios that are adjacent to dwelling units and not enclosed by a fence.
Staff was supportive of the development standard to reduce the required open space, based on the previous site
plan. However, as explained above, staff has not been provided the current site plan's provided open space
percentage and therefore cannot comment to recommend approval or denial of the request.
Fire
FWFD - (Lt. Donna York, donna.york(&fortworthtexas.gov)
The following are FYI comments but will be reviewed for compliance during platting/permitting. They are not
inclusive of all Fire Code requirements.
1. The shared driveway from Longhorn Drive will have to be named and platted.
Named fire lanes will be required. This can be shown on a final plat, if platting or recorded by separate
instrument.
2. Where fire lanes are divided, the minimum width on either side of the median is 20'
The minimum width for fire lanes is 26' and is compliant, as shown.
Minimum turn radii for fire lanes is 25' inside and 5 F outside.
IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503 Fire Lane Specifications
3. Vehicle gates must be a minimum of 20' wide when fully opened and equipped with Knox Locks.
IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503.6 Security Gates
4. Hose lay to all structures, measured from the edge of the fire lanes, is a minimum of 150' and is compliant,
as shown.
IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503.1.1 Buildings and Facilities
5. Two required points of access are shown. "Emergency access Only" entry/exit points count as an access
point for Fire Code.
IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503.1.2 Secondary Access
6. Additional hydrants will be required.
IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section Reference Sections 507.5.1, 507.5.4, 5, and 6 Fire
Hydrants
FYI COMMENTS:
Failure to recognize violations of the fire code by the fire code official does not waive the requirement of
meeting minimum requirements of the fire code in the future.
It is the applicant's and the owner's responsibility to meet all minimum fire code requirements at all times.
The City of Fort Worth has adopted the 2015 International Fire Code as its current fire code at the time of this
review. The City of Fort Worth also has adopted amendments (January 1, 2017 version) to this code. The Fort
Worth Fire Code Amendments can be found online at www.fortworthtexas.gov/Fire/ (click on Bureau of Fire
Prevention)
Platting
The site plan as drawn would require a waiver from City Plan Commission. The site plan is required to have
two points of ingress and egress to a public street. Ingress and egress as defined by the Subdivision Ordinance
requires full access. You have to provide the required stacking, turnaround, escape lanes and call box as shown
at the other access point.
(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.)
FORTWORTH.
Area Zoning Map
Applicant:
MCP 18, LLC
Address:
6000 block Old Decatur Road
Zoning From:
J
Zoning To:
PD for C uses, including multifamily cottages
Acres:
27.50088911
Mapsco:
47G
Sector/District:
Far Northwest
Commission Date:
7/14/2021
Contact:
817-392-2806
ZC-21-087
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- Subject Area
300 Foot Notification
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Created: 6/16/2021 2:57:30 PM
15' WATER EASEMENT
CAUSE NO. 342-133583-91
30' WATER EASEMENT r�
VOL. 17147, PG. 130 DR
IE D.R.T.C.T.
J_.LIEG'�E 30' TEMPORARY DETEN
�ONST�TION EASEMENT PON
— L VOL..R , PG.
LOT 4, BLOCK I A A
MARINE CREEK ALL STORAGIk
VrNOT To SZTYOME M INST . No. D216146738
,�pT Tp
O.P.R.T.C.T. q q
— ZONING i J
30' PUBLIC ACCESS EASEMENT —
INST. NO. D216146738
O.P.R.T.C.T. I�
EX. �
WROUGHT B
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B MIN.
37' 29'
0' 10'
33.1 D
27.3'B 10'
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FENCE
�I
FENCE
1. PD PLANNED DEVELOPMENT FOR ALL USES IN 'C' BASE ZONING MULTI -FAMILY PLUS DETACHED MULTIFAMILY, SITE PLAN
REQUIREMENTS, WAIVERS TO MFD SUBMISSION, AND DEVELOPMENT STANDARDS APPLY TO DETACHED MULTIFAMILY ONLY.
�° 30' WATER EASEMENT "" \� LONGHORN DRIVE 2. VARIATION OF ROOF ELEVATION AND EXTERIOR WALL MATERIALS AND COLORS SHALL BE INCORPORATED TO PROVIDE
SHARED VOL. 17341, PG. 276 15' WATER EASEMENT o (120- RIGHT-OF-WAY) ARCHITECTURAL VARIETY, ALLOWABLE MATERIALS TO INCLUDE BRICK, STONE, SYNTHETIC STONE, STUCCO AND FIBER CEMENT
IVEWAY D.R.T'C.T. CAUSE NO. 342-133583-91 F __ SIDING.
N89°32'44'E 509.0/' .�-_.� 3. THIS REQUEST IS FOR A PLANNED DEVELOPMENT IN ACCORDANCE WITH "C" BASE ZONING WITH THE FOLLOWING EXCEPTIONS:
a. FENCE ALLOWED IN THE FRONT YARD SETBACK
— b. A MFD SITE PLAN WILL NOT BE REQUIRED FOR A DETADHED MULTIFAMILY DEVELOPMENT
T10N — _302 TEMPORARY c. OPEN SPACE PROVIDED IS %
D
d. PERIMETER FENCE SHALL BE U TALL STAINED WOOD CEDAR FENCE CONSTRUCTION EASEMENT ` e. BUILDINGS FACING STREET SHALL BE ALLOWED TO HAVE SHORTEST LENGTH FACING STREET
Vol- PTLOT I, BLOCK A
D.R.TT..c.T. LONGHORN PLAZA ADDITION 4. ALL PROVIDED LIGHTING WILL CONFORM TO LIGHTING CODE
� -
CAB. A, SL . 10636 5. ALL SIGNS WILL CONFORM TO ARTICLE 4
OPEN \ P.R.T.C.T. 6. THE PROJECT WILL COMPLY WITH SECTION 6.302, URBAN FORESTRY. DUE TO THE FORM OF DETACHED MULTIFAMILY, THE TREES
SPACE DUMPSTER \ \ ZONING i E i WILL BE SPREAD THROUGHOUT THE DEVELOPMENT IN A FASHION SIMILAR TO SINGLE FAMILY, WITH TREES IN FRONT YARDS.
D D i 7. THE PROJECT WILL COMPLY WITH LANDSCAPING REQUIREMENTS FOR "C" PER 4.711(d)(6), INCLUDING ENHANCED LANDSCAPING
MCP 18, LLC \ '�
C C ACCESS D ( TRACT I ) DEVELOPER EXQLffi ER/SURVEYOR
GATE INST . NO. D218284427 \ \ ` URBAN MOMENT, LLC W1ER do ASSOCIATES, INC.
I O.P.R.T.C.T. 345 E. CONGRESS ST. STE. 201 2201 E. LAMAR BLVD. STE 200E
TUCSON, AZ 85701 ARLINGTON, TY 76006
\ / 480-221-2083 817-467-7700
\ � 20' S TBACK CONTACT ZACH HINMAN CONTACT CARLO SILWSTRI, PE
CLUBHOUSE 8
LEASING OFFICE
C
q q B ` 30' WATER EASEMENT
` . 17341, PG. 276
B AMENITY �- _ a\VOLD.R.T.C.T.
D a q J p \
m B D D DOG PARKUJI A\ 0 100 200 300
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4
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LONGHORN PLAZA ADDITION
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UNIT COUNT SUMMARY
UNITTYPE*
FLOOR
AREA
BUILDING
HEIGHT
UNIT
DIMENSIONS
#OF
STORIES
#OF
UNITS
%OF
UNITS
A
1x1(1)
655
18'-6"
25'x27'
1
88
36%
B
2x2(1)
982
17-6"
36'-7"x29'-4"
1
63
26%
C
2x2(2)
1 608
1 26-6"
1 33'x18'
1 2
1 41
17%
D
3x2(2)
1 915
1 26-10"
28'-8"x33'-1"
1 2
1 52
1 21%
*# OF BEDROOMSx# OF BATH ROOMS(# OF STORIES)
CLUBHOUSE
3397
1 19'-7"
1 80'-2"x67
1
244
100%
PARKING SUMMARY
TYPE
FLOOPARKING
AREA
DIMENSIONS
SPACES
UNCOVERED
9'x18'
247
CARPORTS
9'x18'
178
ENCLOSED GARAGE
188.5 sf
9'-8.5"x19'-5"
54
TOTAL
479
q o \\ ZONING i D
p
EMERGENCY ACCESS
92 C
GATE
B "
PROPOSED FENCE
PARKING REQUIRED
1 staI I/bedroom + 1/250 sf for
466
3
� C
O
(per base C Zoning District)
common area
<"
TOTAL ACRES (BEFORE R.O.W. DEDICATION)
27.501
jai
)ENSITY (AFTER R.O.W. DEDICATION)
STANDARD BUILDING LOT 1. a= I lw
D11MIENSIONS AND SEPARATIONS MANE CREEK ALL STORAGE
MT. NO D216146738
NOT TO SCALE IRV
All 190 oil n
A� ABS PROPOSED FENCE B D D B A A D LOT I, BLOCK 29
C w (D d REMINGTON POINT
10 UTILITY EASEMENT �` C c�
INST . NO . D216146738 N CAB. A , SL . 7360
o.P.R.T.C.T. B D D C A A B B A A D B A A P.R.T.C.T.
1132 \ ZONING i RI URBANA AT
A A g g A A B D � PROPOSED FENCE \
- A MARINE CREEK
N89 °3244' 500.4/'- — — A B �Sb�bS POCKET PARK m `
G G 0� ACE } p D C 26 FIRE L D
G G OPEN B B C D b�lds UMPSTER--�O C \ FORT WORTH, TEXAS
p C C \ \
OA ARY SEWER EASE A A B B D D C PROPOSED FENCE \
4 31 N G G 5 sEreq q B B B /- � OPTIONAL SITE PLAN
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O BLOCK A si�2, EN SP Z A B �i i i i i PREPARED,, August 9, 2021
TERRACE LANDING of
g0, pR E 55�.,37, G qCE A B 50' PROP. R . 0 . W . � oM
INST . No. D2130932 I I AIIVAG G PREPARED BY
` INST NO, E EASEMENT G G _A A I \ ` ' WIER &ASSOCIATES INC.
:,'� ✓ �,� O.P.R.T.C.T. INST. No, p 205//2/98
\ \ ZONING� i O.F.R.r �6�4289' ENSERCHp/pELI >• G G G I \ ` ENa1NEERS SURVEYORS LAND PLANNERS
�* �oL. NE EAS OP PROPOSED FENCE
� 7U94 EMENT EN SPA G \ 2201 E. LAMAR BLVD., SUTE 200E ARLNGTON, TEXAS 76006 METRO 18171467-7700
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R.D. C. 7 . I I I � G G NO IM CONNECTION Texas Firm Registration No. F-2776 ww lierksociates.com
EXISTING WOOD FENCE BLOCK A _ �� _ _ .. \ 'Texas Board of Professional Lard Surveying Registration No. 10033900
TERRACE LANDING OPE G G
PHASE 2A, N SPgCE G
INST . No. D211070394 , ' , G
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�nOj�BIN�, _ O.P.R.T.C.T. ' A r LOT 24, BLOCK X \
, jF� D _ ZONING A-5 �l TERRACE LANDING
�_ - PHASE 2A — — —'
INST . No. D211070394 \\
O.P.R.T.C.T.
ZONING - A-5 SS -'
'p ZONING CASE NUMBER,, ZC-2 I — 08 7
DATE i 8/9/2021
SHEET > OF > W.A. No. 20113
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FORTWORTH.
Area Map
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Council Districts
2 -Carlos E. Flores
3 - Michael D. Crain
4 -Cary Moon
5 -Gyna Bivens
6 - Jared Williams
7 - Leonard Firestone
8-Chris Nettles
9 -Elizabeth M. Beck _
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Vacant, Undeveloped, Agricultural
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Suburban Residential
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High Density Residential
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Neighborhood Commercial
General Commercial
Light Industrial
Heavy Industrial
Mixed -Use
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Private Park, Recreation, Open Space
Lakes and Ponds
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by City Council on March 6, 2018.
Created: 6/16/2021 2:57:39 PM
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