HomeMy WebLinkAbout(0095) ZC-21-147Date: October 12, 2021 Case Number: ZC-21-147
Zoning Map Amendment
Case Manager: Sarah Bergman
Owner/Applicant: Gabriel Southwest, LLC / John Ainsworth, Kimley-Horn
Site Location: 9500 — 9700 blocks Brewer Boulevard Acreage:
Request
Proposed Use: Detached Multifamily (single-family units for rent)
Request: From: "C" Medium -Density Multifamily
Council District: 6
19.53 acres
To: "PD/D" Planned Development for all uses in "D" High -Density Multifamily with
development standards for building orientation, fencing, setbacks, open space, 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.
Staff Recommendation: Approval
Zoning Commission Recommendation: Approval by a vote of 8-0
Table of Contents
1. Proiect Description and Background
2. Surrounding Zoning and Land Uses
3. Recent ZoningHrX
4. Public Notification
5. Development Impact Analysis
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
The subject property is located along the southeast side of Brewer Boulevard, just south of its intersection with
McPherson Boulevard. The site is currently vacant and is zoned "C" Medium Density Multifamily. The applicant
is proposing to change the zoning of this site to "PD/D" Planned Development for all uses in "D" High Density
Multifamily with specific development standards and waivers to allow for detached multifamily development.
The proposed site plan for this development is attached and depicts 225 detached multifamily units, with a range
of one (1) to three (3) bedrooms floorplans, for a total of 391 bedrooms. Approximately 3,500 square feet of
amenity space as well as a 1,110 square foot leasing office are also proposed. Parking will be provided at a ratio
of one space per bedroom plus additional spaces for the amenity areas and leasing office, and will include a mix
of surface parking, carports, and garage spaces.
A similar detached multifamily development with "PD/D" zoning was recently approved for the property
immediately to the east of this site (case no. ZC-21-013). The site plan for this development, as well as the current
request, show a proposed 50-foot wide right-of-way dedication for a new public street at the south end of the
properties. The applicant has submitted a preliminary plat for review and a waiver to the maximum 1,000-foot
block length is required for this new public street. The City Plan Commission is expected to consider this
preliminary plat and block length waiver request on September 8, 2021 (case no. PP-21-057). If the waiver is
denied, the applicant will likely request to withdraw or continue this zoning change request as a result.
Detached multifamily developments are designed to look and feel like traditional single-family neighborhoods
while encompassing some elements of multifamily development and being located on a single platted lot. Most
of these projects are intended for rental use but some may be rent -to -own or condominium style. 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 were built in 2018 nationwide.
The national trend has slowed recently but an increase detached multifamily requests 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.
This form of development often does not comply with any of the City's standard zoning districts, and therefore
Planned Development (PD) zoning with specific development regulations is utilized for these projects. The
applicant for this project is proposing development regulation standards for building orientation, fencing, front
yard setbacks, and open space, as well as a waiver to the Multi -Family Development (MFD) site plan submittal.
The table below illustrates the differences in zoning requirements for the existing "C" Medium Density
Multifamily zoning on the property, the proposed base zoning of "D" High Density Multifamily, and the actual
"PD/D" Planned Development District zoning proposed for this project. All requested development standards and
waivers are also listed in this table.
Requirement
Existing "C" Standards
Base "D" Standards
Proposed "PD/D" Standards
(per attached site plan)
Density
Maximum 24 units/acre
Maximum 32 units/acre
13 units/acre provided
(complies)
Maximum height 36' (or
Height
Maximum height 36'
48' when setback at least
Maximum provided 30'
250' from one or two-
(complies)
family district)
25% provided (does not
comply)
Requires Development
Standard.
Open Space
Minimum 45%
Minimum 35%
Fenced rear yards to be
included in open space
calculations (see site plan
comments below for additional
detail)
Front Yard:
Front Yard:
Front Yard:
20' minimum
20' minimum
10' minimum (does not comply)
Rear Yard:
Rear Yard:
Rear Yard:
5' minimum
5' minimum
10' minimum (complies)
Required
Yards
Interior Side Yard:
Interior Side Yard:
Interior Side Yard:
5' minimum
5' minimum
10' minimum (complies)
Corner Lot Side Yard:
Corner Lot Side Yard:
Corner Lot Side Yard:
20' minimum adjacent to
10' minimum adjacent
10' minimum adjacent
side street
to side street
to side street (complies)
Requires Development
Standard for front yard setback
Fences shall not be located
Fences shall not be located
A 6-foot privacy fence is
in the area between
in the area between
proposed between the buildings
building facades and the
building facades and the
and the property lines, as well as
property line; Exterior
property line; Exterior
within the required front yard
security fences and gates
security fences and gates
setback along Brewer Boulevard
Fences
that are located along
that are located along
and the proposed public street at
public streets, along a
public streets, along a
the south end of the property.
public access easement, or
public access easement, or
(does not comply)
along publicly accessible
along publicly accessible
open space shall not extend
open space shall not extend
Requires Development
beyond building facades.
beyond building facades.
Standard
Buildings located on public
Buildings located on public
Buildings facing street shall be
allowed to have shortest length
Building
streets must face the street
streets must face the street
facing street. (does not comply)
Orientation
with the longest length of
with the longest length of
the building parallel /
the building parallel /
Requires Development
adjacent to the street.
adjacent to the street.
Standard
Minimum
1 space per bedroom; 1
1 space per bedroom; 1
Total Spaces Required: 410
Parking
space per 250 sgft of
space per 250 sgft of
Total Space Provided: 410
Requirements
office/amenity area
office/amenity area
(complies)
20 points of enhanced
20 points of enhanced
Site plan indicates that enhanced
Landscaping
landscaping required,
landscaping required,
landscaping requirements will be
including street trees
including street trees
met. (complies)
Site plan states that this project
Urban
Must comply with Urban
Must comply with Urban
will comply with Section 6.302,
Urban Forestry. Trees will be
Forestry
Forestry ordinance
Forestry ordinance
spread throughout site in more
requirements
requirements
of a single-family residential
pattern. (complies)
Fagade
Must meet selection of
Must meet selection of
Will be reviewed upon building
Variation
facade variation elements
fagade variation elements
permit submittal
Multifamily
MFD Submittal Required
MFD Submittal Required
MFD Submittal not required
Design
(MFD)
prior to building plan
prior to building plan
(does not comply)
Standards
review
review
Requires Waiver
Surrounding Zoning and Land Uses
North "E" Neighborhood Commercial / vacant
East PD 1305 for all uses in "D" High -Density Multifamily for detached multifamily with development
regulations and waivers / vacant
South "C" Medium Density Multifamily / vacant
West "A-5" One -Family / vacant
Recent Zoning History
• ZC-21-013: Rezoned 18.83 acres immediately east of this site to PD/D for detached multifamily. Approved
by City Council on March 2, 2021. The development standards and waivers approved with this request are
similar to those proposed for the subject property.
• SP-21-010: Approved site plan for detached multifamily use on property 0.4 miles north of the subject
property along Brewer Boulevard.
• ZC-19-140: Rezoned 14.2 acres immediately north of the subject property from "C" Medium Density
Multifamily to "E" Neighborhood Commercial.
Public Notification
300-foot Legal Notifications were mailed on August 26, 2021.
The following organizations were notified: (emailed August 26, 2021)
Organizations Notified
Panther Heights NA*
District 6 Alliance
Streams and Valleys Inc
Trinity Habitat for Humanity
Crowley ISD
*This Neighborhood Association is located closest to the subject property
Development Impact Analysis
Land Use Compatibility
The applicant is requesting to change the zoning of this property from "C" Medium Density Multifamily to
"PD/D" Planned Development for all uses in "D" High Density Multifamily including detached multifamily, with
specific development standards and waivers.
All surrounding properties are currently vacant, but a similar detached multifamily development was recently
approved for the property immediately to the east of this site. Vacant property to the north is zoned "E"
Neighborhood Commercial, to the south is "C" Medium Density Multifamily, and to the west is "A-5" One -
Family.
The proposed zoning is compatible with surrounding land uses.
Comprehensive Plan Consistency — Far Southwest
The 2021 Comprehensive Plan currently designates the subject property as "Medium Density Residential" on
the Future Land Use Map which is intended to accommodate multifamily development with density up to 36
units per acre. The "D" High Density Multifamily zoning district is appropriate in this category.
Rural Residential 1+ acre single-family A-2.5A, A-43
Suburban Residential 1/2+acre single-family A-21
Single -Family Residential 3,500+ sq.ft. lot single-family A-10, A-7.5, A-5, AR
Manufactured Housing Manufactured home parks and subdivisions MH
Low Density Residential 2,500+ sq. ft. lot single-family, two-family, patio homes, townhouses, B R1, R2
cluster housing
Medium Density Residential Up to 36 units/acre multifamily CR, C, D
High Density Residential >36 units/acre multifamily, mixed -use multifamily in growth centers UR, MU-1, MU-2, Form -
Based Codes
Based on the policies above, the proposed zoning is consistent with the Comprehensive Plan.
Site Plan Comments
Zoning and Land Use
• Please clarify how the 25% open space percentage is being calculated. The minimum requirement for "D"
zoning is 35%, so a development standard will be required. Per Ordinance Section 4.712(7)(g), no space less
than 25 feet in either direction can be counted as open space.
Analysis: The applicant is requesting that the fenced rear yard areas adjacent to each unit be credited towards
the proposed 25% open space requirement. Detached multifamily operates differently than traditional "D"
High Density Multifamily developments. Due to the separation of individual, detached units, the public open
space is often smaller than the 25x25' minimum dimension. For the purpose of this site plan, the enclosed
yards for each dwelling unit will be acceptable as open space. The yards, while private, are open spaces that
each resident can use, as a yard is provided for each unit.
• FYI — areas used towards credit for minimum open space requirements cannot also be credited towards
enhanced landscaping requirements for the "D" High Density Multifamily District.
Platting
• (Zoning has agreed to let the zoning case move forward with the preliminary plat review, should the plat be
denied the applicant would have to continue or withdraw the application). A preliminary plat has been
submitted that includes the lot for ZC-21-147 and PD1305. A waiver is required from the City Plan
Commission for the block length exceeding 1,000 feet per [SO. Section 31-106(20)(d)(3)]. The plat is
expected to go before City Plan Commission on September 8, 2021. (This waiver request was approved)
Transportation Public Works (TPW)
• Multi -family developments of 100 dwelling units or more shall have a platted and constructed secondary
ingress and egress to a public street.
• Gated entrances into secured areas must be designed in accordance with TPW's "Traffic Engineering Design
Standards and Policy Guidelines". Provisions for an acceptable turnaround must be made. Gates must be
located 3 vehicle lengths from the ROW.
(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:
Gabriel Southwest LLC
Address:
9500 - 9700 blocks Brewer Boulevard
Zoning From:
C
Zoning To:
PD for D uses
Acres:
19.53483609
Mapsco:
102Y
Sector/District:
Far Southwest
Commission Date:
9/8/2021
Contact:
null
ZC-21-147
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300 Foot Notification
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0 220 440 880 Feet
Created: 8/ 13/2021 11:15:4 2 A M
eneral Notes
LAND USE: UNDEVELOPED
Lega
SUP
1. This project will comply with Section 4.712(c) (6) for "D" High -Density Multifamily, including enhanced landscaping.
2. This project will comply with section 6.302 urban forestry. Due to the form of detached multifamily, the trees will be
spread throughout the development in fashion similar to single family, with trees in front yards.
3. This proiect will comply with section 6.204 bicycle parking.
ations of the MFD.
y of fort worth lighting code.
3 masonry wall on 3 sides and contain a gate.
s cladding as a primary fagade material with masonry (such as brick, stone
3tions.
is for "D" High Density Multifamily with the following exceptions:
is right-of-way within required front yard setbacks.
back a public right-of-way.
ement will be 10-feet.
will be 25% . Enclosed rear yards for each unit will be included in the
)r this project (waiver requested).
1131 (1 level)
C2 (2 level)
P R O J E C T D A T A
Residential
One bedroom:86 units (38%) 225 units
Two Bedroom:112 units (50%
Three Bedroom: 27 units(12%)
Amenity
3,500 s.f.
Total Gross Floor Area
230,000 s.f.
Parking Required
Residential(1.73spsn,nit): 391 sps
Common Area(1sps/250s.f.): 14 sps
Total: 405 sps
Parking Provided
Residential(1.84spsinnit): 391 sps
50
9
(Include garages,
120 carports & 221 surface spaces)
Common Areanspsi25o,o: 14 sps
Total: 405 sps
Height
2 levels/30'
17.37 acres
Site Area
Density Provided
13 units/acre
Open Space Provided
4.4 acres(25%)
SITE CON
DITIONS
JtpCurrent
zoning:
Proposed zoning:
Base zoning:
C
PD
(see below)
D
Zoning District
Max. 36'
Front yard:
Side yard:
Rear yard:
Corner yard:
10,
10,
10,
10,
Setbacks
°
pop°
Detention
-1 space per bedroom;
-1 space per 250 s.f. of
common area
Provided Off -site
Required Parking
��v
°p0o
° ° o
Min. 25%
IS _
_I
13 units/acre
Density
0
20 topo change
DIRECTOR OF DEVELOPMENT SERVICES
(P
DEVELOPER/
OWNER
PERCH
Name:
Perch GW GP, LLC
Address:
1515
West 6th Street,
Austin TX 78704
Phone Number:
917-744-6238
JHP
ARCHITECT &
PLANNING
Architecture/Urban Design
Name: JHP Architecture/
Urban Design
Address:
8340 Meadow Rd #150,
Dallas, TX 75231
Phone Number:
214-363-5687
ENGINEER &
Kimley,>>Horn
SURVEYOR
Name: Kimley-Horn
Address:
801 Cherry Street, Unit 11,
Suite 1300
Fort Worth, TX 76102
Phone Number:
817-339-2253
10/01/2021
DATE
PERCH CHISHOLM TRAIL PH 1
Fort Worth, TX
Open Space Diagram (N.T.S.)
Zoning Case Number: Case ZC-21-147
FORTWORTH®
ZC-21-147
Area M a p
N
0 1,000 2,000 4,000 Feet
Created: 8/ 13/2021 11:18:3 9 A M
FORTWORTH.
ZC-21-147
TOLLWAY / FREEWAY
PRINCIPALARTERIAL
MAJO R A RTERI AL
MINOR ARTERIAL
tiacant, Undeveloped, Agricultural
Rural Residential
Suburban Residential
Single Family Residential
Manufactured Housing
-
Low Density Residential
-
Medium Density Residential
-
High Dens ity Residential
Future Land Use
Institutional
Neighborhood Commercial
General Commercial
Light Industrial
Heavy Industrial
Mixed -Use
Industrial Growth Center
Infrastructure
100 Year Flood Plain
Public Park, Recreation, Open Space
Private Park, Recreation, Open Space
f--�
L I
Lakes and Ponds
600 300 0 600 Feet
N
A Comprehens Ne Plan shall not constitute zoning mgulatbns or
aslablish-ning district boundaries. (Texas Local Government Code,
Section 213.005.) Land use designations wereapproved
by CRy Council on March 6, 2018.
Created: 8/13/2021 11:17:21 AM
FORTWORTH.
Aerial Photo Map
ZC-21-147
N
0 375 750 1,500 Feet
I—