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Home My WebLink About2021/11/09-Attachments-ZC-21-174Date: November 9, 2021 Case Number: ZC-21-174 Zoning Map Amendment Case Manager: Stephen Murray Owner /Applicant: Bloomfield Homes, LP Site Location: 1301 W. Risinger Rd. Request Proposed Use: Detached Multifamily Request: From: "C" Medium Density Council District: 6 Acreage: 54.91 acres To: Planned Development for all uses in "CR" Low Density Residential with development regulation standards applicable to detached multifamily with waivers to open space, perimeter fencing, carports in front of the building, building length, setback to one -family, building orientation and MFD submittal; site plan included Land Use Compatibility: Recommendation Requested change is compatible Comprehensive Plan Consistency: Requested change is not consistent (Technical Inconsistency) Staff Recommendation: Approval Zoning Commission Recommendation: Approval by a vote of 7-0 Table of Contents 4 1. Project Description and Background 6. Area Zoning Map with 300 ft. Notification Area 2. Surrounding Zoning and Land Uses 7. Area Map 3. Recent Zonin _ Hg istorX 8. Future Land Use Map 4. Public Notification 9. Aerial Photograph 5. Development Impact Analysis 10. Preliminary Layout a. Land Use Compatibility b. Comprehensive Plan Consistency Project Description and Background The property is located along Risinger Road, west of IH-35W. The applicant is proposing a zoning change to accommodate a detached multifamily that will include multiple individual, separate structures on one lot, shared community space, and a leasing office on site. As none of the city's zoning districts can accommodate this form at this time, a Planned Development [PD] is necessary with waivers to the standards including setbacks, open space, parking, height, and building separation in order to allow the development form that is being proposed. The proposed development consists of 404 detached dwelling units. There is a mix of five (5) different unit types with one (1) to six (6) bedroom units. The site will be using the multifamily parking ratio of 1 space per bedroom, 1 space per 250 sq. ft. of indoor recreation space This is a PD based on CR/MFD standards, with modifications. The table below describes the differences between current and proposed standards. Requirement CR/URD Standards Proposed PD/CR Front Yard 20' (minimum) 10' landscape buffer with a 10' building setback (20' effective setback) from Hemphill and the future public roadway right-of-way Side Yard 5' (minimum) Interior Buildings structures are 10' apart (wall 20' (minimum) corner lot to wall); garage structures are 10' from adjacent to street the buildings (wall to wall); 10' building setback along the southern property line; 10' building setback on the eastern property line; 10' building setback along the southern property line Rear Yard 5' (minimum) 10' landscape buffer with a 10' building setback (20' effective setback) from Hemphill and the future public roadway right-of-way; internally, rear yards are 10' deep off the rear of the building; 10' building setback on the eastern property line; 10' building setback along the southern property line Setback Setback adjacent one or two 10' landscape buffer with a 10' family district: 30' (minimum) building setback (20' effective setback) depending on height. 3' for from Hemphill and the future public every 1' (3:1) as measured from roadway right-of-way. 10' building slab to top of sill plate, or 2' for setback on the eastern property line; every 1' (2: 1) in overall height 10' building setback along the southern when measured from lowest property line Waiver Required finished grade to the peak of the roof, whichever is greater Height 36' maximum) slab to top plate 2 story 36' maximum) 0 Minimum Parking 1 space per bedroom, 1 space 1 bdrm unit=1.5 spaces per unit Requirements per 250 sq ft of indoor 2 bdrm unit=2.0 spaces per unit recreations ace 3 bdrm unit=2.25 spaces per unit Open Space 60% 40% minimum Waiver required Building Separation 10' wall to wall between buildings Density 16 units/acre 16 units/acre Building Orientation Buildings located on public Short side of units shall be allowed to streets must face the street with be oriented to property line and public the longest length of the street as depicted on the site plan. building placed parallel/adjacent Waiver required to the street. Where site constraints require, the building end (shortest length of the building) may face a public street only when the same exterior quality to the building facade is provided including architecture, masonry and fenestration proportion on the side of other buildings facing the public street. Accessory Structures Carports are not allowed Carports shall be allowed between the between the front of the building face of the building and the street as face and the street depicted on the site plan. Waiver required Perimeter Fencing Exterior security fences and Screening wall (masonry or wrought gates that are located along iron shall be allowed) with gated entry public streets, along a public shall be allowed. Waiver required access easement, or along publicly accessible open space shall not extend beyond building facades Interior Fencing For private residential patios and Private yards shall be fenced with yards, a fence, railing, or low fencing between 4'-6' tall and can be wall may extend beyond the either wrought iron, wood fencing or building facade if the following similar. Waiver required re uirements are met. Signage Comply with Sign Ordinance We will install entry monument signage at each main entry (one to the west pod and one to the eastpod) Surrounding Zoning and Land Uses North "AG" Agricultural; "J" Medium Density Multifamily / industrial East "PD 1194" Planned Development/"J" Medium Industrial with development standards; rail ROW/ industrial South "A-5" One -Family / vacant West "A-5" One -Family; "CF" Community Facilities / CISD Schools Recent Zoning History • ZC-21-012 from "A-5" One -Family to "C" Medium Density Multifamily (subject site) • ZC-20-094 from "A-5" One -Family & "CF" Community Facilities to "CF" Community Facilities (west of subject site) • ZC-18-065 from "A-5" One -Family to "PD/J" Medium Industrial to include dev standards for landscape buffer, lighting, color, circulation and signage; site plan waived (east of subject site) Public Notification The following organizations were notified: (emailed September 24, 2021) Organizations Notified The Clark Road NA Risinger Deer Creek HOA* The Parks of Deer Creek HOA District 6 Alliance Streams and Valleys Inc Trinity Habitat for Humanity Everman ISD Crowley ISD * Located in close proximity to this registered Neighborhood Association Development Impact Analysis Land Use Compatibility The proposed site is located along Risinger Rd. Surrounding uses vary with an elementary school and high school to the west, industrial to the north and east and vacant land to the south. The proposed site was rezoned a few months ago to "C" Medium Density Multifamily. The proposed "PD/CR" would be an appropriate and is less dense than the current zoning. Access to the site is currently provided via Risinger Road which is a two lane arterial. New road construction will likely be required as part of the development. This layout creates a concern due to the proximity of existing schools and industrial traffic. The site is also adjacent an at -grade rail crossing. In total, the proposed zoning is compatible with surrounding land uses. Comprehensive Plan Consistency — Far South The 2021 Comprehensive Plan currently designates the subject property as single-family. The Comprehensive Plan policies and strategies below apply to this proposal: 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. Locate multifamily units within walking distance of public transportation, employment, recreation, and/or shopping to increase accessibility and decrease vehicular traffic. Promote measures to ensure that all types of residential developments are compatible in scale to abutting residential developments. A dramatic difference in lot size and units per acre should be discouraged for new development immediately adjacent to existing development or platted and zoned property, unless mitigation is provided to minimize the effects of the new use. The proposed zoning is not consistent (Technical Inconsistency) with the Comprehensive Plan. FORTWORTH. Area Zoning Map Applicant: Bloomfield Homes, LP Address: 1301 W. Risinger Road Zoning From: C Zoning To: PD for CR uses Acres: 54.91419101 Mapsco: 104U Sector/District: Far South Commission Date: 10/13/2021 Contact: 817-392-6226 14 j 13c•] I 7 3�u CF 1;11 Subject Area 300 Foot Notification 5 PD854 AG 1 },>} ZC-21-174 K {p 1 1.. 94 J 1339 11% 0 287.5 575 1,150 Feet Created: 9/14/2021 3:53:40 PM I I I I I 40 xr.;os I MINI, INN /Irroxas"D/TO aov vEMu rtxaj/ wA u — — \ Erisnxc is wnrtasEsu aov. ouuvsTEa LocAnox cvEx a. [ -- ` T. DUN, GATE wTH --\ u 7 / / , xE=T KE,RAR -- x Aga 0--'A ) �i s "T N1 goo a.x Fx'V°/ kao ao TCT %; % Fa� P ML E6 ExCE �A=9,E�T=ET w,00 ,; , (To ��, /a A cT g � l -•,.pk s� AH %� � �►•CIC ��i�'`,v 1,� �� III �►� l i! �� liF, �i�l�� Lill' �� aff� 'r�'�„ � , �I�F��r/�� P M ' • � !�f � � �i, �I Ely? 1,�, �.. mom MIN NOTES !CONY ) • %IMUM DENSITY FIB PER ACRE SHALL IN 16 UNITS PER ACRE. NOTES ICONyT) • CEMENTING, S FIBERBOARD ARp EMIT SIDING, ALSO KNOWN AS COMPOSITE LAP SIDING. SHALL BE , PERMITTED MASONRY MATERIAL FOR THE 11. THIS ftEWEST FOR A PLANNED DEVELOPMENT IS IN ACCORDANCE WITH THE PLANNED DEVELOPMENT, WITH SOME UNITS HANNG A MAXIMUM OF 90 'CR' DISTRICT STANDARDS, W1 THE FOLLOWING EXCEPTIONS: PERCENT COVERAGE OF CFB ON CERTAIN SIDES; OVERAGE MAY HAVE NIMUM OF 80 PERCENT COVERAGE OF CFB ON CERTAIN SIDES. '- NOTES. - i • OPEN SPACE, MINIMUM 40% (20,22 ACRES) (INCLUSIVE OF LEASING OFFICE AND AMENITY AREA), EXISTING AND PROPOSED EASEMENTS, A MINIMUM OF 209. MASONRY SHALL BE ALLOWED ON THE EXTERIOR OF THE BUILDINGS. 1. SITE AMENITIES INCLUDE: DOG PARK. COURTYARD AREAS, S AND SIDEWALKS THROUGHOUT THE DEVELOPMENT. 100-YEAR FLOODPLAIN, COURTYARDS, AREAS TO BE DEDICATED TO COFW FOR PARK LAND. GREEN/LANDSCAPEO AREAS BETWEEN BUILDINGS SHALL INCORPORATE SOME COMBINATION OF THE FOLLOWING FACADE VARIATION ELEMENTS: EXPRESSION OF BUILDING STRUCTURAL 2. ALL PRONDEp LIGHTING SHALL CONFORM TO CITY OF FORT DIDHSHALLTING CCONFORM N ES fCNT.I: BUILDINGS, AND DETENTION PONDS SHALL BE COUNTED PER OPEN SPACE REQUIREMENTS. ELEMENTS (IE COLUMNS. WATER TABLE). VARIATION IN WALL PLANES 3. NLLR SIGNSTO ARTICLE 4-SIGNS UNLESS ' RESIDENTIAL UNITS MINIMUM TEN FOOT (10') SEPARATION WALL i0 WALL (INCLUDING PORCHES BOTH RECESSED OR PROTRUDING. WINDOWS. LOUVERED RECESSED VENTS. CORBELS. CEDAR BRACKETS. ETC) AND 8 SPECIFIED ON THE SITE PLAN, P 4. THIS PROJECT WILL COMPLY WITH SECTION 6.301, 88 SIDEWALKS SIDEWALKS BEHIND FREESTANDING GARAGES SHALL DE OFFSET 3-FEET iO ALLOW FORA NOWOF SHRUBS OR ENCLOSEp GARAGE UNITS MINIMUM TEN FOOT (10') SEPARATION FROM CHANGES IN MATERIAL, MATERIAL PATTERN AND COLOR. io LANDSCAPING 5. THIS PROJECT WILL COMPLY 1WTH SECTION 6,302, URBAN PLANT MATERIAL. 9. GARAGES AND CARPORTS SHALL BE BE CONSTRUCTED RESIDENTIAL UNITS, WALL TO WALL MAXIMUM HEIGHT OF THE DUPLEX UNIT SHALL BE 36' (2 STORY) . ACCESSORY BUILDINGS SHALL INCLUDE: LEASING CENTER, AMENITY CENTER, PARKING GARAGES, MAINTENANCE AND STORAGE BUILDINGS. ja FORESTRY. WITH COMPATIBLE ARCHITECTURAL TREATMENTS THAT M SQUARE FOOTAGE FOR A ONE BEDROOM UNIT IS 350 SF. • PAR KING BASED ON: ACCESSORY BUILDINGS SHALL CONFORM TO REQUIREMENTS STATED ON THIS SITE PLAN. NO FURTHER SITE PLANS OR SPECIFIC USE PERMITS 6. TRASH RECEPTACLES WILL BE SCREENED IN WITH A MASONRY WALL ON ALL THREE SIDES AND CONTAIN A MATCH THE MAIN BUILDINGS (EG ROOF PITCH, GABLE ttPE 1 BEDROOM UNIT: 1.60 SPACES/UNIT SHALL BE REQUIRED FOR THE ACCESSORY BUILDINGS. U GATE ly AND DRIENTATON, ROOF MATERIALS). 10. ALL LANDSCAPE BUFFERS ARE INCLUSIVE OF 2 BEDROOM UNITS: 2.00 SPACES/UNIT • FRONT YARD SETBACKS TO BE MINIMUM OF 10' FROM BACK OF CURB , THE SQUARES ON THE PROPOSED PER FENCING SHOWN ARE FOR ILLUSiRATVE PURPOSES ONLY. THEY E%ISTING/PROPOSED EASEMENTS. 3 BEDROOM NITS 225 SPA U CES/UNIT MINIMUM 25% OPEN SURFACE PARKING ALLOWED. • SIDE YARD SETBACKS i0 BE 10' MINIMUM (AC UNITS SHALL BE ALLOWED WITHIN THE SETBACKS. ARE NOT INDICATIVE OF COLUMN SPACING. PROPOSED . S COLUMN PACING WTL BE OE MINED RING THE DURING MINIMUM 40% COVERED PARKING ALLOWED. MINIMUM 157 ENCLOSED GARAGE PARKING ALLOWED. REAR YARD SETBACKS TO BE 10- MINIMUM (AC UNITS SHALL BE ALLOWED WITHIN THE SETBACKS ie DETAILEDSLANDSCARELDESIGN PROCESS. -ASE NUMBER: ZC-21-174 EXHIRIT'C" 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 Overlay Districts ® Airport Overlay District 1-35W TU PERIPHERAL 0 DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 C 70 C 75 80 85 FORTWORTH. Area Map 0 1,000 2,000 4,000 Feet ZC-21-174 Created: 9/14/2021 3:57:35 PM FORTWORTH. ZC-21-174 Future Land Use N A Comprehensive Plan shall not constitute zoning mgulatbns or 900 450 0 900 Feet as z oni ng district boundaries. (Texas Local Government Code, Section 213.005.) Land use designations were approved by Coy Council on March 6, 2018. Created: W14/2021 3:5553 PM r