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Home My WebLink About(0144) ZC-21-116Date: December 14, 2021 Case Number: ZC-21-116 Council District: 6 Zoning Map Amendment Case Manager: Stephen Murray Owner /Applicant: 1187 Holdings LLC and Larry Gentree, Trustee/Manhard Consulting -Reece Bierhalter Site Location: 12400-12700 blocks of Ware Ranch Trail Acreage: 16.27 acres Request Proposed Use: Multifamily Request. From: "J/Spinks Airport Overlay" Medium Industrial/Spinks Airport Overlay To: "PD/C" Planned Development for all uses in "C" Medium Density Residential with development standards for reduction of open space requirements to 30%, building orientation and screening between buildings and the ROW / Spinks Airport Overlay, site plan included Recommendation Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is not consistent. Staff Recommendation: Denial Zoning Commission Recommendation: Denial with Prejudice by a vote of 9-0 Table of Contents 1. Proiect Description and Background 2. Surrounding Zoning and Land Uses 3. Recent ZoningHistorX 4. Public Notification 5. Development Impact Analysis a. Land Use Compatibility b. Comprehensive Plan Consistency c. Economic Development Plan 6. Area Zoning Map with 300 ft. Notification Area 7. Area Map 8. Future Land Use Map 9. Aerial Photograph Project Description and Background This site is located south of the intersection of Rendon Crowley Road and IH-35W. The applicant is requesting a rezoning from "J" Medium Industrial to Planned Development for all uses in "C" Medium Density Multifamily with development regulations for 30% open space, parking in front of the building, and fencing between the building and right of way; site plan waiver requested / Spinks Airport Overlay. The site is in the immediate vicinity of the Spinks Airport. This PD is requesting development standards for a reduction in the open space requirement, building orientation, and screening fence. Below is a table showing the "C" district regulations and the proposed "PD/C" regulations, based on the waivers required for the site plan. Requirement C Standards Proposed PD/C Provided per site Ian Density Maximum 24 units per acre 17.65 units per acre Height Maximum height 36' Will comply Required Yards Front Yard: 20' minimum Rear Yard: 5' minimum Interior Side Yard: 5' minimum Will comply Corner lot side yard: 20' minimum adjacent to side street Fences shall not be located in the area between building facades and the property line; Exterior security fences Fences and gates that are located along public (requires Development Regulation streets, along a public access Standard) easement, or along publicly accessible open space shall not extend beyond building facades. 1 space per bedroom; 1 space per 250 Minimum Parking square feet of office/amenity area Spaces provided: 483 Requirements Spaces required: 477 30% Open Space Minimum 45% (requires Development Regulation Standard Landscaping Must meet 20 points of enhanced Will comply landscaping Building Orientation Buildings located on public streets must face the street with the longest length of the building placed parallel/adjacent to the street. (requires Development Regulation Standard) Fagade Variation Must meet selection of fagade Will be reviewed upon building permit variation elements. submittal Multifamily Design Submit MFD plan to meet standards Will comply Standards The City of Fort Worth recently published an Economic Development Strategic Plan which stated four specific outcomes, one of which is "A more sustainable tax base, driven less by residential property valuation and more by commercial and industrial investment". Several new commercial sites have been developed along the I-35 frontage over the past few years. Industrial uses have also begun to reach further south with new developments along Risinger Rd and near 1187. Commercial and industrial uses are more compatible at this location due to the proximity to I-35W and Spinks Airport. Surrounding Zoning and Land Uses North "E" Neighborhood Commercial / car wash East "J" Medium Industrial / Spinks Airport South "J" Medium Industrial / gas well site West "J" Medium Industrial / vacant land, commercial Recent Zoning History • ZC-13-138 Add airport overlay and Runway Protection zones • ZC-20-025 Add Conditional Use Permit for car wash in "E" Neighborhood Commercial Public Notification 300-foot Legal Notifications were mailed on July 23, 2021. The following organizations were notified: (emailed July 26, 2021) Organizations Notified Crowley ISD Burleson ISD Trinity Habitat for Humanity Streams and Valleys Inc District 6 Alliance Development Impact Analysis Land Use Compatibility The applicant is requesting to change the zoning to "PD/C" Planned Development for all uses in "C" Medium Density Residential with development standards for reduction of open space requirements to 30%, building orientation and screening between building and the ROW / Spinks Airport Overlay, site plan included. Surrounding uses are primarily vacant with a gas well to the south and Spinks Airport to the east. The proposed zoning is compatible with surrounding land uses. However, Industrial uses have also begun to reach further south with new developments along Risinger Rd and near 1187. Commercial and industrial uses are more compatible at this location due to the proximity to 1-35W and Spinks Airport. Comprehensive Plan Consistency — Far South The 2021 Comprehensive Plan currently designates the subject property as General Commercial. The proposed zoning is not consistent with the land use designation of the Comprehensive Plan and aligns with the policies below. Promote fiscally sustainable growth on the periphery of the city by encouraging development adjacent to existing adequate infrastructure and discouraging leapfrog development. Locate multifamily units within walking distance of public transportation, employment, recreation, and/or shopping to increase accessibility and decrease vehicular traffic. Based on conformance with the policies stated above, the proposed zoning is not consistent with the Comprehensive Plan. Site Plan Comments The site plan is general compliance with Zoning Ordinance regulations (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: 1187 Holdings LLC, Northstar Farms Inc. Address: 12400 - 12700 blocks Ware Ranch Trail Zoning From: J / Spinks Airport Overlay Zoning To: PD/C with dev. regulations / Spinks Airport Overlay Acres: 16.27188641 Mapsco: 119P Sector/District: Far South Commission Date: 8/11/2021 Contact: 817-392-8047 1236'3 12301 K p+yfj 7� 12335 E2e?3233 LJ 312 101 rDGi.�r] T � E 12 3 5 C 331 3 12;Q 5 j 9 S3 U 1331� Z 11S m J m � 12350 [ -z WARE P RK art � 0 12?T3 M ALISTER 12351 1 M-3 =+72695 i2 aJ Subject Area 12901 ® 300 Foot Notification 13015 1 12801 133Q3 ZC-21-116 91 5W 0 250 500 1,000 Feet Created: 7/19/2021 5:23:38 PM LAND USE & ZONING EXISTING LAND USE: VACANT LAND PROPOSED LAND USE: MULTIFAMILY EXISTING ZONING: J (HEAVY INDUSTRIAL) PROPOSED ZONING: MULTIFAMILY I z c., nmW 00 z=0 zI moz 0;� 0 o m mom EXISTING 24" WATER LINE PROP SITE SUMMARY TABLE SETBACKS NOTES: 1. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE SPECIFIED. 2. HEAD IN PARKING STALLS ARE ASSUMED TO BE 18' DEEP AND 9' WIDE. 3. ALL INTERNAL ROADWAYS WILL BE 2—WAY TRAFFIC FLOW. 4. PROJECT WILL COMPLY WITH THE MULTIFAMILY DESIGN STANDARDS (MFD) SECTION. A MFD SHALL BE SUBMITTED FOR THIS PROJECT. 5. ALL PROVIDED LIGHTING WILL CONFORM TO "LIGHTING CODE." 6. ALL SIGNAGE WILL CONFORM TO "ARTICLE 4, SIGNS." 7. PROJECT WILL COMPLY WITH "SECTION 6.301, LANDSCAPING." 8. PROJECT WILL COMPLY WITH "SECTION 6.302, URBAN FORESTRY." 9. EXISTING DATA IS TAKEN FROM THE ALTA/NSPS LAND TITLE SURVEY BY WINDROSE LAND SERVICES AND ARTHUR LAND SURVEYING, DATED MAY 13, 2019. 10. FOR LEGAL DESCRIPTION, REFER TO LEGAL DESCRIPTION DOCUMENT PERFORMED BY REALSEARCH OF TEXAS, LLC DATED ON FEBRUARY 1, 2021. LEGEND r FIRE LANE STRIPING 6'-8' WROUGHT IRON ■ SCREENING FENCE W/ MASONRY COLUMNS 6'-8' SOLID MASONRY/ ❑ _ WOOD SCREENING FENCE PROPOSED CONCRETE PAVING PROPOSED CONCRETE SIDEWALK PROPOSED DUMPSTER PAVING FUTURE CONCRETE PAVING LAND USE: VACANT LAND ZONING: "J" (HEAVY INDUSTRIAL) ENGINEER ARCHITECT MANHARD CONSULTING HEDK ARCHITECTS 12225 GREENVILLE AVENUE 4595 EXCEL PARKWAY SUITE 1000 ADDISON, TX 75001 DALLAS, TX 75243 214.520.8878 972.972.4250 DEVELOPER SURVEYOR 1187 HOLDINGS LLC REALSEARCH OF TEXAS, LLC 1916 W. EMERALD BEND CT. P.O. BOX 1006, GODLEY, GRANBURY, TX 76049 TEXAS 76044 817.219.1961 682.200.6050 0 30 60 120 SCALE: 1"=60' x I EXISTING 8" SANITARY SEWER LINE UOEU R O I/� 80 5' REAR SETBACK WROUGHT IRON F s H72 SCREENING FENCE 07 29' �L !'i9�7 39 18 2 0 59.59' 00 211' MASONRY/WOOD _S00°10'46"E 574.82' S07°E �2 `� BUILDING 6 SCREENING FENCE • ■ ■ ■ _ _ g' �� °' 17.24'I 26' 26' 1 / 10 R-25 N/ N 14,000 SF, 3 STORIES 3 — — — — — — — — — — — — — — — — — — — — — — — — — — — — 81 0 o R-2 / MULTIFAMILY ❑ 26' CONCRETE 234.79' LO �p FIRE LANE F 11 m co N in7 5 26' 18' S' x N G r I' BUILDING 3 rn w I I ° �/�� 8' 9 9 33,695 SF, 3 STORIES / w w I 81' 9 G R-2 / MULTIFAMILY 8 0 of o N N� I 0 ENTRANC Uw �o / 9 5 EXIT 8 I T 20 SIDE SETBACK CD r m� c� a(TYP❑ / 7 24' DRIVE ETE N �//� 7 8 EXISTING 25' PROPOSED DETENTION AREA WATER 0. k' m m 5 / 25' - - 4 w w iv 59.1 x m OO co EASEMENT AREA: 113,414 SF (2.6 AC) � - � / -'-' za � °; I INST. NO. D220010763 VOLUME: 369,279 CF (8.47 AC -FT) / ow I _ ao 9 r POOL / "� cn ■ I D. R. T. C. T. 100- YR WSE: 712.00' ,/ in a BUILDING _ in L LAND USE: ACANT LAND r d o F 8 14,000 SF, 3 STORIES N ww'w Ln ZONING: "J" HE VY INDU y I I MIN FFE: 714.00' / W >. 'n COURTYARD G 5 p -� (9 z 9 G G R-2 / MULTIFAMILY 0 u a Ln AMILy n N o00 m I I PROPOSED LIMITS OF / O Q 0000 2 ti N oa \\PROP 2 zJ D p " ~ LLLj� / SIDEWALK S 11 ' G G ❑ I m `o DETENTION POND d J � _ o00 `z > CD 6 99 N PROPOSED z DUOPSTER rn 00 _ _ M _ jZ 1 o N 5 - ENCLOSUR'00E ��!—'--- fL�'' no ❑ i PROP LANDSCAPED PROPR w — � x _ _ , ;LAND / DUMPOSTER N 2 io F/i(� cn ENCLOSURE o BUILDING 7 - 9 ,A 10 8 6 8,380 SF, 1 STORY oo ❑ �n f I 8 — n -. / X A-3 & B LEASING iv 11 13 I— 20' SIDE SETBACK WROUGHT IRON � 20' FRONT SETBACK O 3 SCREENING FENCE 21 $ / FFICE / CLUBHOUSE N 24' CONCRETE oA I, I 3 � G G G G G G 26 T 18 10 - -- 29 2' --- 236.08' 3 1 3 26'DRIVE ■ ■ �G i� /Al- — �_F �� BUILDING 2 8 � 3 5 s m �78 - ---- ■ 26. \ / 22,445 SF, 3 STORIES ----- g 8 -n \a ' S' \ R-2 /MULTIFAMILY �, ❑ MASONRY/WOOD �� - 6 � SCREENING FENCE � 23' CONCRETE COMMERCIAL - �t 11 ^ 00 N 4 R�`l� 1 N CONNECTOR (1/2 SECTION) 20' PROPOSED FRONT 20 FT SIDE 20 FT REAR 5 FT PARKING REQUIREMENTS 1 SPACES / 1 BEDROOM 1 SPACES / 250 SF OF COMMON AREA 2% ADA COMPLIANT SPACES BUILDING DATA BUILDING 1 14,000 SF, ±30.5 FT TALL BUILDING 2 22,445 SF, ±30.5 FT TALL BUILDING 3 33,695 SF, ±30.5 FT TALL BUILDING 4 22,445 SF, ±30.5 FT TALL BUILDING 5 14,000 SF, ±30.5 FT TALL BUILDING 6 14,000 SF, ±30.5 FT TALL BUILDING 7 8,380 SF, ±27 FT TALL PARKING REQUIRED 477 SPACES PROPOSED 483 SPACES NON-ADA 473 SPACES ADA 10 SPACES TOTAL 483 SPACES LAND USE EXISTING: VACANT LAND PROPOSED: MULTIFAMILY RESIDENCE GROSS FLOOR AREA 128,965 SF LAND DENSITY 17.65% UNITS/ACRE BUILDING EXTERIOR CONSTRUCTION MATERIALS: BUILDING 1: — 30% BRICK OR STONE — 70% FIBER CEMENT SIDING OR PANEL BUILDING 2: — 30% BRICK OR STONE — 70% FIBER CEMENT SIDING OR PANEL BUILDING 3: — 30% BRICK OR STONE — 70% FIBER CEMENT SIDING OR PANEL BUILDING 4: — 30% BRICK OR STONE — 70% FIBER CEMENT SIDING OR PANEL BUILDING 5: — 30% BRICK OR STONE — 70% FIBER CEMENT SIDING OR PANEL BUILDING 6: — 30% BRICK OR STONE — 70% FIBER CEMENT SIDING OR PANEL BUILDING 7: — 45% BRICK OR STONE — 55% FIBER CEMENT SIDING OR PANEL EXISTING 45' WATER & SANITARY SEWER EASEMENT INST. NO. D220008148 5' REAR SETBACK D.R.T.C.T. MASONRY/WOOD SCREENING FENCE o L=135.55' S26°59'10"E S01 °04'50"E 575.37' o 59.89 El El El El— 1:111co — ElR = 481.33' A=016*08'09" q 0' g g g' 90' - CB=S18°55'05"E s s H o io H H o o H CD=135.11' �p PROP LANDSCAPED M N ISLAND (TYP.) N R=25' M � 0 10' ----- DEDICATION N -G` \ \ WROUGHT IRON - F a - \ SCREENING FENCE 50' GAS LINE h EASEMENT BUILDING 4 G G �88.8T R-25 •� ❑- G G 7 22,445 SF G G G / \ , 3 STORIE G R-2 / MULTIFAMILY S �n • — — 30' AS LINE G o m EASEMENT — —G— — . �G \ N - 233.5' ❑ x 26' I/ - _ EXISTING GAS LINE LO • --- �G- \ 30' GAS LINE a L=638.09' \ ` 5 EASEMENT 0) - OH OH— )H -0 OH- OH R=1395.00 �. \ E. & CO. \ \c\ ------ -- --- - - — _ --- _(� - 10 7 TE _ OH — — EASEMENT \ --- --_G /— 1 A-0Ln 26°12'28" \ - CL �� EXISTING 24" • N \ - -G CB=N12°33'18"E \ 20' FR NT SETBACK � —OH— WATER LINE CD=632.54' \ \ — ° ❑ x x x x x x x S \♦ 77-- �- —G- x x x \ \ �� (� 0,y ,- EXISTING ELECTRICAL � � -G \ LINE 75' T.E. & CO. - EASEMENT • ;� -'— -- - SIDE SE TBACK MASONRY/WOOD n 2 --- ♦ - --- - ---- - ---- O' 50' GAS LINE -------- ------ SCREENING FENCE _ h _ EASEMENT - ��EXISTING GAS LINE-------- 20' FRONT SETBACK — G ----- R \ - ------ ------- ------ =25 - \ � �� ♦ 20 SIDE SETBACK ♦ I �z= _--, _ -------------- ----- --------- -- ------- `�s' WROUGHT IRON � - - h \ SCREENING FENCE N ko 00 x \ F \ SFOT0, < \ LAND USE: LIGHT INDUSTRIAL Al TF ROgoRppR \ \ \ ZONING: "J" (HEAVY INDUSTRIAL) T GA \ \ c k XISTING GA G� \ LINE Al EXISTIqG S\ SPINKS AIRPORT SANITARY SEWER LOCATION MAP N TS DIRECTOR OF PLANNING AND DEVELOPMENT DATE: w w a 0 c STONE RD AND MCALISTER RD o MULTIFAMILY DEVELOPMENT ZONING CASE NO: TBD o N 0 m z a 0 z 0 0 w a 0 E c2 2- 0 Q � U O O � O N LL ow . z O U c o��o Ln _ w N (6 N >O Q O N Q � O U (n -�L M J vi-) Lo O U Ln X o� c o w O U a m L U) c m p o _ cn c 0 o 0 c o E o c (D�._w � o @ U) LU -o IE ai o > @ o QU) c:D_ 0—ca — i g o c 0 c 0 0 0 0 0. a U O LO LLB N N = @ N X > O U U U H W X F_ W z F- Q 0 V Z 0 Im Q W a J m W Q F_ cn Z O W U CC W O Q LL O V FOR INTERIM REVIEW ONLY THIS DOCUMENT IS NOT ISSUED FOR CONSTRUCTION OR PERMITTING PURPOSES REECE N. BIERHALTER, P.E. TEXAS P.E. No. 131981 ISSUED THIS DATE: 07/06/2021 PROJ. MGR.: RB PROD. ASSOC.: KH DRAWN BY: CC DATE: 07/06/2021 SHEET s P 611.058002.00 Crowley �® Fo�'tW or'1) Li4' 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 70 75 80 85 FORTWORTH. Area Map R OWL E "d L-L Z ] 0 j LU —1 } 0 1,000 2,000 4,000 Feet ZC-21-116 r) don ;L ZlY +- I Created: 7/19/2021 5:27:00 PM FORTWORTH. ZC-21-116 Future Land Use N A Comprehensive Plan shall not constitute zoning regulations or 730 365 0 730 Feet establish zoning district boundaries. (Texas Local Government Code, Section 213.005.) Land use designaliore were approved by Cfly Council on March 6, 2018. Created: 7/19/2021 5:2538 PM FORTWORTH® ZC-21-116 Aerial Photo Map 0 460 920 1,840 Feet i-