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Home My WebLink About(0190) ZC-21-154Date: September 14, 2021 Case Number: ZC-21-154 Council District: 6 Case Manager: MdL Zoning Map Amendment Monica Lafitte Owner /Applicant: Legacy CTW LP / Barry Hudson, Dunaway Site Location: Proposed Use: Related Case: Request: 9200 - 9300 blocks of Brewer Boulevard Request Multifamily Residential (Apartments) ZC-20-157/PD 1298 Acreage: 15.15 acres From: PD1298 Planned Development for "CR" Low Density Multifamily and "C" Medium Density Multifamily, site plan required To: Amend PD1298 for "C" Medium Density Multifamily uses to add development standards for yard setbacks, fencing, open space, and building orientation; site plan included Recommendation Land Use Compatibility: Requested change is compatible. • Comprehensive Plan Consistency: Requested change is consistent. Staff Recommendation: Approval as requested, with the below changes: 1) Approval does not include the request for the reduction in required percentage for open space 2) Approval is conditional that the 6-foot metal fence separating apartment buildings from the detention pond area be reduced to a 4-foot open style fence Zoning Commission Recommendation: Approval as requested, with the condition that the 6-foot metal fence separating apartment buildings from the detention pond area be reduced to a 4-foot open style fence. (Zoning Commission recommended approval of the applicant's request for a reduction in required percentage for open space) Correspondence: None submitted. Table of Contents 1. Project Description and Background 2. Surrounding Zoning and Land Uses 3. Recent ZoningHistory 4. Public Notification 5. Development Impact Anal a. Land Use Compatibility b. Comprehensive Plan Consistency c. Site Plan Comments 6. Area Zoning Map with 300 ft. Notification Area 7. Site Plan 8. Area Map 9. Future Land Use Map 10. Aerial Photograph Project Description and Background This site is located in the northwest quadrant of Brewer Boulevard and McPherson Boulevard, just west of Chisholm Trail Parkway. The requested zoning case is to update the language of the existing Planned Development (PD) to add development standards and the required site plan for the southern portion of PD1298, which is intended for "C" Medium Density Multifamily. PD 1298 was created in 2020; despite being after the 2019 ordinance change which required PDs to add two or more uses to the base district, the PD does not add or remove any uses; Former Councilman Jordan required the case to be a PD in order to tie the project to a site plan. The PD has a northern portion being developed as detached multifamily development based on "CR" Low Density Multifamily, which is not part of this zoning case; this case's southern portion will be developed as "C" Medium Density Multifamily for standard apartments. The applicant is requesting to add development standards to alter certain items from the base zoning of "C" Medium Density Multifamily. This zoning case also includes the submission of the site plan for the site, which was established as a requirement with the original PD case. Below is a table that illustrates the differences between the base "C" regulations and the proposed PD. Requirement C Standards Proposed PD/C JPM (Provided per dte plan Density Maximum 24 units per acre Complies Provided 18.74 units per acre Height Maximum height 36' slab to top plate Complies (Provided 35'6" per table on site plan) Front Yard (along Brewer Blvd.): Required Front Yard: 20' minimum buildings comply Yards Rear Yard: 5' minimum Rear Yard (eastern property line): Interior Side Yard: 5' minimum buildings comply Corner lot side yard: 20' minimum adjacent to side street Interior Side Yard (all other property lines): buildings comply Fence allowed in the front yard setback (requires Development Regulation Standard for fence in required front yard) Where adjacent to one- or two-family N/A district, a five-foot bufferyard and Bufferyard minimum six-foot screen fence shall be Not adjacent to one- or two-family placed on the property line and should district be landscaped per point system Fencing located between building Fences shall not be located in the area facades and property line with pedestrian between building facades and the gates property line; Exterior security fences (Providing 4' decorative wood open -style Fences and gates that are located along public split rail fence along Brewer and 6' metal streets, along a public access easement, picket perimeter fence between buildings or along publicly accessible open space and ROW) shall not extend beyond building facades. (requires Development Regulation Standard) Minimum 1 space per bedroom; 1 space per 250 Complies Parking square feet of office/amenity area Requirements Spaces provided: 421 (9 of which are Spaces required: 415 Accessible Provided 32.8% Note: The pool and dog park are being counted towards the open space percentage, and therefore cannot be counted towards the enhanced landscaping (Reduced open space percentage requires Development Regulation Standard) — Staff is not supportive of Open Space Minimum 45% this development standard Areas separated from the apartment buildings by a fence are not counted towards open space; the site plan shows a 6' metal fence along the rear of most of the detention field area, separating this open space from the apartment buildings (Allowing the area forward of the fence (separating the detention area from the buildings) to be counted as open space requires a Development Regulation Standard) Staff is supportive of this if the 6' metal fence in the front yard is instead reduced to be the 4' open style fence like what is proposed along the front yardproperty lines Per note on site plan, project will comply Landscaping Must meet 20 points of enhanced with landscaping requirements for "C" landscaping per 4.711(d)(6), including enhanced landscaping Urban Forestry Must comply with Urban Forestry Per note on site plan, project will comply ordinance requirements with section 6.302, Urban Forestry Buildings located on public streets Buildings facing street shall be allowed Building must face the street with the longest to have shortest length facing street Orientation length of the building placed parallel/adjacent to the street. (requires Development Regulation Standard) Facade Must meet selection of facade variation Will be reviewed upon MFD/building Variation elements permit submittal Multifamily Design Submit MFD plan to meet standards Will submit application for MFD permit Standards to meet standards Surrounding Zoning and Land Uses North PD1298 / For "CR" Low Density Multifamily with Detached Multifamily being developed East "G" Intensive Commercial / undeveloped South "G" Intensive Commercial / undeveloped West "A-5" One -Family / residential Recent Zoning History • SP-21-010 Site plan for the northern portion of PD1298, the "PD/CR" portion for detached multifamily. Approved by City Council June 22, 2021. • PD1298/ZC-21-157, approved December 15, 2020 by City Council for all uses in "CR" Low Density Multifamily (northern portion) and "C" Medium Density Residential (southern portion), site plan required at later date; The land use was found compatible with surrounding land uses and consistent with the comprehensive plan at the time of the PD approval; effective May 61h, 2021 • PD 1276/ZC-20-00 1, approved March 3, 2020 by City Council for PD/C for cottage community • PD 1236/ZC-19-137 Planned Development for G uses plus self -storage facility with development standards along Chisholm Trail Parkway, effective 6/20/19; site plan approved; site to the north side of the gas well pad site, north of the "PD/CR" portion of PD1298 Public Notification 300-foot Legal Notifications were mailed on August 26, 2021. The following organizations were notified: (emailed August 26, 2021) Or anizations Notified Panther Heights NA District 6 Alliance Streams and Valleys Inc Trinity Habitat for Humanity Crowley ISD *Not located within a registered Neighborhood Association Development Impact Analysis Land Use Compatibility The applicant is proposing additional development standards and submitting the required site plan for the "C" Medium Density Multifamily portion in the existing PD 1298. The "C" Medium Density Multifamily land use was already established as compatible with the surrounding land uses via ZC-20-157. Surrounding land uses include single family to the west, detached multifamily in the development process to the north, and undeveloped commercial zoned land to the east and south. The proposed zoning is compatible with surrounding land uses. Comprehensive Plan Consistency — Far Southwest The 2021 Comprehensive Plan currently designates the subject property as General Commercial. The below table is an excerpt from the Comprehensive Plan's Ch. 4 Land Use section. Multifamily residential zoning is listed as appropriate for the General Commercial designation of Future Land Use. ■=1ril�l��,lil��7►11'►C��=�'�•91�[11ts�11[i7�� LAND USE DEFINITION ZONING COMMERCIAL Neighborhood Commercial Retail, services, offices and mixed uses serving daily needsfor a local Multifamily Residential, ER, market area E, MU-1 General Commercial Retail, services, offices and mixed uses serving occasional needs for 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 resideiilial; Couununily GruvAli CenterS are less intensive, and Regiarnal all CUninierLial, MU-1, MU-2, Growth Centers are more intensive Form -Based Cade& The proposed zoning is consistent with the land use designations for this area, and aligns with the following policies of the 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. Promote fiscally sustainable growth on the periphery of the city by encouraging development adjacent to existing adequate infrastructure and discouraging leapfrog development. Based on conformance with the policies stated above, the proposed zoning is consistent with the Comprehensive Plan. Site Plan Comments Zoning and Land Use • Please refer to table above summarizing the requested development standards. • Open Space Below are the open space requirements from the "C" Medium Density Multifamily Ordinance. 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. The below exhibit shows the areas the applicant is counting as open space, which total 32.8% where 45% is required —deficient by 12.2%. Staff is not supportive of the reduction in open space. Open space waivers are often granted to detached multifamily PDs due to the more single-family form, but this is a standard "C" Medium Density Multifamily apartment development. A deficiency of this amount is a large difference. Staff is not supportive of a development standard to reduce the required open space percentage. Additionally, the 2 acres detention pond area at the front of the site is not supposed to be counted as open space, as it is largely separated from the apartment buildings by a proposed 6-foot metal fence. The applicant has stated part of this is for "security to the pool adjacent"; staff understands why a 6-foot security fence would be desired around the pool area to separate it from the public access in the front yard; staff is supportive of this portion being 6-foot in height. The applicant has indicated the rest is a "metal fence provided here for fall protection". Staff does not support the 6-foot metal fence separating the apartment buildings from the detention pond open space area. The presence of a fence means the detention pond area should not be counted as open space. However, staff would support including it in the open space calculation if the 6-foot metal fence were reduced to a 4-foot open style fence, such as the 4-foot split rail fence proposed along the front yard perimeter. Staff believes a 4-foot split rail fence would be less divisive, providing more connectivity between the open space and the residents. A 4-foot fence would also still act as a fall protection fence, thus achieving its purpose as stated by the applicant. Open Space Exhibit Mhmw,A� - rr 4m - ►al w■h Wtv"MR,131 EU M P 4114 OPEN SPACE EXHIBIT THETRAILHEAa AT CHISHOLM TRAIL RANCH Po IM Fair WOWFli, YOMS LEGEND a�ergra ��mw Building Orientation Although the site plan could have rotated the building B closest to the ROW in order to comply with the requirements that buildings along a ROW must have the longest side parallel to the ROW, staff is okay with this requested development standard, since the building is set back so far (roughly 230 feet) from the ROW. • Front Yard Setback Staff is supportive of the development standard to allow the proposed 4-foot open style split rail wooden fence to be in the required front yard, following along the property lines. In one- and two-family uses, an open style fence of up to 4-foot is allowed in the front yard. However, this allowance is not specifically listed in the multifamily ordinance. Staff supports the 4-foot open style fence in the required front yard, as it is not providing a visual barrier and is part of the overall design aesthetic of the larger Chisholm Trail Ranch area. • Fence Staff is also supportive of a fence between the buildings/parking and the ROW (at the rear of the detention pond area), since it is so far set back from the ROW that it will not make a huge impact. However, please note the condition staff added above about this fence's height and style for Open Space requirements. TPW Engineering • Transportation (Armond Bryant, 817-392-8702, Armond.Bryant@fortworthtexas.gov) 1. Gate at southern entrance requires 3 car stacking and turn around. 2. Label public and private access easements accordingly. (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: Legacy CTW, LP Address: 9200 - 9300 blocks of Brewer Boulevard Zoning From: PD 1298 for CR and C uses, site plan required Zoning To: Amend existing PD to add development standards, site plan included Acres: 15.15283974 Mapsco: 102U Sector/District: Far Southwest Commission Date: 9/8/2021 Contact: 817-392-2806 * 7F �J n A-5 W2 r,32S 9700 K., �7 88Ta Fr, 6112 C304 T j. F e .n IN Subject Area 300 Foot Notification 13�A5 ZC-21-154 z O 09 4< UJ z 4 X 298 m J d 9607 0 187.5 375 750 Feet Created: 8/25/2021 11:57:2 8 A M VICINITY MAP NOT TO SCALE 100 0 100 200 GRAPHIC SCALE IN FEET '�-DUNAWAY 550 Bailey Avenue • Suite 400 • Fort Worth, Texas 76107 Tel: 817.335.1121 (TX REG. F-1114) CIVIL ENGINEER: DUNAWAY ASSOCIATES, L.P. 550 BAILEY AVE. STE. 400 FORT WORTH, TX 76107 PHONE: (817) 335-1121 CONTACT: BARRY HUDSON EMAIL: bhudson@dunawayassociates.com MCPHERSON BOULEVARD (VARIABLE RIGHT—OF—WAY/ CONCRETE PAVING) C.C.D. NO. D214206374, P.R.T.C.T. DEVELOPER/APPLICANT: ABERG PROPERTY COMPANY 2929 CARLISLE ST. SUITE 365 DALLAS, TX (214) 361-5000 CONTACT: PETER ABERG OWNER CHISHOLM TRAIL WEST, LLC 2929 CARLISLE ST SUITE 365 DALLAS, TX 75204 (214) 361-5000 CONTACT: STEPHEN SAXON SITE LEGEND — -- — -- — -- — -- — -- — PROPERTY BOUNDARY -- - - - - - - - - - - - - - - - - - - -- SETBACK EASEMENT PROPOSED CURB 6' METAL FENCE - - - - - - - - - - - - - - - 4' METAL FENCE DECORATIVE WOOD SPLIT RAIL FENCE 4' OR LESS IN HEIGHT #O PARKING COUNT FIRE LANE CONCRETE PAVING BUILDING OR GARAGE O.S. or OPEN SPACE OPEN SPACE INTENSIVE MMERCIAL U COMMERCIAL OPEN SPACE NET USEABLE AREA 660,048 SF OR 15.152 ACRES OPEN SPACE REQUIRED PER C STANDARDS 45% (297,022 S.F.) OPEN SPACE PROVIDED PER THIS PLAN 32.8% (216,744 S.F.) NO TES: 1. ALL SIGNAGE WILL CONFORM TO ARTICLE 4, SIGNS. 2. BUILDING MATERIALS — STUCCO, STONE, BRICK, FIBER CEMENT PANEL AND SIDING, COMPOSITE SHINGLE, STANDING SEAM ACCENTS, AND OTHER MATERIALS PERMITTED BY CITY OF FORT WORTH CODE OF ORDINANCES AND CHISHOLM TRAIL GUIDELINES. J. LIGHTING WILL CONFORM TO LIGHTING CODE.. 4. SITE LIGHTING TO BE DETERMINED AT A LATER DATE. ALL S1TE LIGHTING SHALL COMPLY WITH CITY OF FORT WORTH STANDARDS AND SPECIFICATIONS. 5. THE PROJECT WILL COMPLY WITH LANDSCAPING REQUIREMENTS FOR "C" PER 4.711(d)(6), INCLUDING ENHANCED LANDSCAPING. 6. DUMPSTER SCREENING SHALL BE 8' TALL BRICK VENEERED WALL. 7. PROJECT WILL COMPLY WITH SECTION 6.302, URBAN FORESTRY. BUILDING A NUMBER OF BUILDINGS 2 HEIGHT 35-6" STORIES 3 BUILDING AREA 29,523 SF TOTAL AREA 59,046 SF BUILDING C NUMBER OF BUILDINGS 2 HEIGHT 35'-6" STORIES 3 BUILDING AREA 26,574 SF BUILDING B NUMBER OF BUILDINGS 2 HEIGHT 35-6" STORIES 3 BUILDING AREA 25,445 SF TOTAL AREA 50,890 SF BUILDING D NUMBER OF BUILDINGS 1 HEIGHT 35'-6" STORIES 3 BUILDING AREA 79,719 SF TOTAL AREA 53,148 SF TOTAL AREA 79,719 SF PARKING INFORMATION BEDROOM BREAKDOWN PLAN UNITS BEDS PER UNIT BEDS S1 15 1 15 Al 47 1 47 A2 18 1 18 A3 73 1 73 A4 6 1 6 A5 27 1 27 B1 26 2 52 B2 39 2 78 B3 27 2 54 C1 6 3 18 UNITS 284 TOTAL BEDS 388 REQUIRED PARKING 1 SPACE PER BEDROOM 388 SPACES S.F. OF LEASING OFFICE 6,510 S.F. LEASING OFFICE PARKING 1 SPACE PER 250 S.F. 27 SPACES TOTAL PARKING REQUIRED 415 SPACES PARKING PROVIDED SURFACE SPACES 317 ACCESSIBLE SPACES 9 PRIVATE GARAGES 36 DETACHED GARAGES 59 TOTAL PARKING PROVIDED 421 SITE INFORMATION GROSS LOT AREA (SF) 660,021.12 (AC) 15.1520 NET LOT AREA (SF) 571,594.32 (AC) 13.1220 GROSS DENSITY (DU/AC) 18.74 ZONING DISTRICT PD 1298 BASE ZONING "C" PROPOSED USE MULTI -FAMILY PLANNED DEVELOPMENT DESIGN STANDARDS, BASE ZONING DISTRICT "C" MULTI -FAMILY 1. MINIMUM OPEN SPACE REQUIREMENT OF 329 OF GROSS LOT AREA (SECTION 4.711.C.2 WAVIER; INSTEAD OF 45% IN `C), INCLUDING 2—ACRE GREEN SPACE (DRAINAGE DETENTION AREA, WITH PEDESTRIAN PATH LOOP AROUND PERIMETER) ALONG BREWER BOULEVARD TO SETBACK THE MULTI —FAMILY BUILDINGS AND ACT AS AN OPEN SPACE BUFFER AREA TO THE SINGLE—FAMILY RESIDENTIAL NEIGHBORHOOD TO THE WEST (FEATHERSTONE AT CTR). 2.ALLOW A DECORATIVE WOOD SPLIT RAIL FENCE 4' OR LESS IN HEIGHT ALONG BREWER BOULEVARD, PER THE FILED CHISHOLM TRAIL RANCH DESIGN STANDARDS TO CARRY OUT THE CTR THEME (SECTION 4.711.D.4 WAIVER; INSTEAD OF NO FENCE BETWEEN BUILDING FAgADE AND STREET) 3.ALLOW A 6' TALL DECORATIVE, ALUMINUM VERTICAL PICKET SECURITY SCREENING FENCE WITH LANDSCAPING AROUND THE PERIMETER OF THE MULTI —FAMILY DEVELOPMENT, WITH PEDESTRIAN GATES TO ALLOW AND PROMOTE CONNECTIVITY BETWEEN THE MULTI —FAMILY UNITS AND THE ADJACENT FUTURE COMMERCIAL DEVELOPMENT (SECTION 4.711.D.4 WAIVER; INSTEAD OF NO FENCE BETWEEN THE BUILDING AND THE PROPERTY LINE). 4.ALLOW BUILDING ORIENTATION FLEXIBILITY TO ALLOW ANY BUILDING FAgADE TO FACE THE STREET (SECTION 4.711.D.5 WAIVER; INSTEAD OF ONLY THE LONGEST LENGTH OF THE BUILDING BEING PARALLEL TO THE STREET). SURVEYOR DUNAWAY ASSOCIATES 550 BAILEY AVENUE SUITE 400 FORT WORTH, TX 76107 (817) 335-1121 CONTACT STEVE GLOSUP DIRECTOR OF DEVELOPMENT SERVICES DATE PD 1298 PLANNED DEVELOPMENT SITE PLAN THE TRAI LH EAD AT CHISHOLM TRAIL RANCH FORTWORTH. Area Map ... ...... .. .. . r Council Districts 2 -Carlos E. Flores 0 3 - Michael D. Crain 4 -Cary Moon 5 - Gyna Bivens 6 - Jared Williams 7 -Leonard Firestone 8-Chris Nettles 9-Elizabeth M. Beck Overlay Districts ® Airport Overlay District 1-35W TU PERIPHERAL 0 DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 70 75 80 85 ZC-21-154 �1.t I" l,�II 111u 11 err _ - , r\4 N 0 1,000 2,000 4,000 Feet Created: 8/25/2021 11:57:5 3 A M FORTWORTH. ZC-21-154 Future Land Use N A Comprehensive Plan shall not constitute zoning mgulatbns or as district boundaries. (Texas Local Government Code, 460 230 0 460 Feet Section 213.005.) Land use designations wereapproved by Coy Council on March 6, 2018. Created: 825/2021 11:57:35 AM Iti1 U4WIN 0 9 �4