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Home My WebLink About(0159) ZC-21-190Date: April 12, 2022 Case Number: ZC-21-190 Zoning Map Amendment Case Manager: Stephen Murray Owner /Applicant: Site Location: Proposed Use: Request. Traditions Investors 11600-12000 blocks of Highway 114 Acreage: Request Council District: 7 Multifamily, Mini -warehouse, Commercial, Detached Multifamily From: Unzoned 47.26 acres To: `PD/D" Planned Development for all uses in "D" High -Density Multifamily with development standards for setbacks, fencing, open space, signage and a waiver to the MFD submittal; "PD/MU-2" Planned Development for all uses in High Intensity Mixed -Use plus mini -warehouse with development standards for fenestration, facade on primary street frontage and height; "PD/E" Planned Development for "E" Neighborhood Commercial, site plan required IZLand Use Compatibility: Comprehensive Plan Consistency: Staff Recommendation: Land Commission Recommendation: 1. Proiect Description and Background Recommendation Requested change is compatible. Requested change is consistent. Approval Approval by a vote of 7-0 Table of Contents 2. Surroundin Zug 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 The subject property is located north of Highway 114, east of the BNSF railway about'/2 mile from Blue Mound Rd. in the City of Fort Worth's extraterritorial jurisdiction. The site is currently vacant. The property is subject to a Development Agreement with the City of Fort Worth. The applicant has petitioned the City to annex the property for the limited purpose of enforcing planning and zoning regulations, as set out in the Second Amendment to the Development Agreement. After the property is annexed for limited purposes, the City has authority to approve this PD zoning application, in order to provide the detached multifamily, along with mixed -use, high density residential, and commercial uses. The annlicant is nronosina three (3) tracts for the site as described in the table below: Tract Proposed Zoning PD/D" Planned Development for all uses in "D" High -Density Multifamily with I development standards for setbacks, fencing, open space, signage and a waiver to the MFD submittal, site plan required (removing governmental office, museum, library, fine arts center. uses 2 "PD/MU-2" Planned Development for all uses in High Intensity Mixed -Use with development standards for. (removing manor house use) 3 "PD/E" Planned Development for "E" Neighborhood Commercial, site plan required. Tract 1 is located on the eastern edge of the site near an existing single-family development. They are proposing PD/D for detached multifamily with development standards. This form of development does not comply with any of the City's standard zoning districts, and therefore Planned Development (PD) zoning with specific development regulations are utilized. The applicant for this project is proposing development regulation setbacks, fencing, open space, signage and a waiver to the MFD submittal. A site plan will be required at a later date. Tract 2 is located towards the BNSF railway and extends across the middle of the site. The applicant is requesting PD/MU-2 and plans to construct seven (7) story multifamily adjacent the railway, open space in the middle, a mini -warehouse, and office/retail uses. A site plan will be required at a later date. Tract 3 is located along State Highway 114. The applicant initially requested a PD, however, staff feels that this portion would be better suited for standard "E" Neighborhood Commercial. The applicant intends to request an amendment to the request for this tract. The table below illustrates the differences in zoning requirements for each tract. All requested development standards and waivers are also listed in this table. Tract 1: 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 Requirement D Standards Proposed PD Density Maximum 32 units per acre Complies. Maximum height 36' Height Maximum height 48' beyond 250' Complies. setback to One and Two -Family Districts. Front yard • No front yard required. No public street frontage except drive. Front yard: 20' minimum Rear/side . 10' building setback provided Required Yards Rear yard: 5' minimum Interior side: 5' minimum along northwestern, western, and Corner lot side yard: 10' minimum southern property line. adjacent to side street. • 30' building setback provided along eastern property line against E Zoning. • Fences may encroach upon building set back lines. Where adjacent to One or Two -Family No buffer yard plantings and screen District, a 5' buffer yard and minimum fence proposed, as the units' private Buffer Yard 6'screen fence shall be placed on the backyards back up to the utility property line and should be landscaped easement adjacent to the property per point system. line of the E Zoning District to the east. Fences shall not be located in the area between building facades and the property line. Exterior security fences Perimeter security fence will be and gates that are located along public provided, 5' tall metal pickets. Fences streets, along a public access easement, or along publicly accessible open space shall (Requires Development not extend beyond building facades. Regulation Standard) Perimeter security fencing is prohibited, however, security fencing is permitted on interior property lines. Minimum 1 space per bedroom. Parking 1 space per 250 sq. ft. of office/amenity Complies Requirements area. Applicant is meeting this percentage by revising the way open space is Open Space Minimum 35% calculated — using the definition in Ch. 9 rather than the open space regulations within "D". (Requires Develo ment Regulation Standard) Landscaping Must meet 20 points of enhanced Will Comply landscaping. Per note on site plan, will comply Urban Forestry Must comply with Urban Forestry with Section 6.302, Urban Forestry. Ordinance requirements. Trees will be spread throughout site in more of an SFR pattern. Buildings located on public streets must Building face the street with the longest length of N/A — no buildings along public Orientation the building placed parallel/adjacent to R.O.W. the street. N/A — no buildings face public Must meet selection of fagade variation R.O.W. or public open space. Fagade Variation elements. However, will voluntarily comply with (5)b,2.a.3 changes in materialand (5)b,3. Building Materials. Multifamily MFD Submittal not required. DesignStandards Submit MFD plan to meet standards. (Requires Development Regulation Standard) Signage at main entry may be up to 10' wide x 8' tall and 65 sq. ft. Signs Off -site signage along Hwy. 114 is Allowed (Requires Development Regulation Standard) Tract 2: "PD/MU-2" Planned Development for all uses in High Intensity Mixed -Use with development standards for Requirement MU-2 Standards Proposed PD Additional Use: • A mini storage type facility consisting of a single building with indoor storage is allowed. Proposed Use Uses allowed in MU-2 • Fenestration requirements to apply to one side only, facing the main drive/access point (Requires Development Regulation Standard) Primary street frontage. Building facades Building facades shall be located Required Street shall be located within the area between the within the area between the property Frontage property line andthemaximum setback for line and the maximum setback for a a minimum of 70 /o of the primary street minimum of 60 /o of the primary street frontage of the parcel. frontage of the parcel. (Requires Development Regulation Standard) Campus Development: Interior buildings constructed as part of a campus development may be set back from he property line more than 20 feet if at least Setbacks 50% of the public street frontage on eachNote: This project shall be considered a lock face within the development contains Campus development. buildings within the maximum setback of 20 feet. Interior buildings setback farther than 0 feet maynot be constructed until the 50% requirement has been satisfied Two stories at a minimum 18 feet of Minimum height occupiable spaceas measured from the top single -use of the finished slab at grade level to the top Complies of the highest wall top plate. Generally, five stories as measured from Maximum height he top of the finished slab at grade level crease to 7 stories (Requires single -use o the top of the highestwall top plate Development Regulation Standard) (plus height bonus - see attached). Tract 3: "PD/E" Planned Development for "E" Neighborhood Commercial, site plan required. The applicant will likely request a that the Zoning Commission recommend "E" Neighborhood Commercial for this tract instead of the PD. This will allow flexibility for the future commercial moving forward. Surrounding Zoning and Land Uses North ETJ / vacant, BNSF railway East "A-5" One -Family; "E" Neighborhood Commercial / single-family, vacant South "A-5" One -Family / single-family, Highway 114 West ETJ / vacant, BNSF ROW Recent Zoning History • ZC-18-114: from "A-5" One -Family; "D" High Density Multifamily to "PD/D" uses plus multifamily cottage community with development standards (southeast of the subject property). • ZC-14-029: from unzoned to "A-5" One -Family; "D" High Density Multifamily; "G" Intensive Commercial (south of the subject property). Public Notification 300-foot Legal Notifications were mailed on October 22, 2021. The following organizations were notified: (emailed October 26, 2021) Or anizations Notified North Fort Worth Alliance Streams and Valleys Inc Trinity Habitat for Humanity Northwest ISD Development Impact Analysis Land Use Compatibility The applicant is requesting to change the zoning of this property from to PD/D, MU-2, and PD/E with development standards, site plan required. Surrounding properties vary with BNSF ROW to the north and west, single-family and vacant land to the east, and Highway 114 to the south. The applicant intends to provide a variety of multifamily, single-family detached, and commercial uses to take advantage of the industrial/commercial growth occurring along the Highway 114 corridor. The majority of the density will occur next to the BNSF railway. Office, retail, and detached multifamily will provide a buffer to the existing single-family to the east. The proposed zoning is compatible with surrounding land uses. Comprehensive Plan Consistency — Far North The 2021 Comprehensive Plan currently designates the subject property as "Mixed -Use" on the Future Land Use Map which is intended to accommodate a mix of uses. The policies below apply to this development. • 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. • Separate incompatible land uses with buffers or transitional uses. Some land uses have attributes such as height, proportion, scale, operational characteristics, traffic generated, or appearance that may not be compatible with the attributes of other uses. • Encourage Urban Residential and Low Density Residential as transitional uses between Single -Family Residential and high density uses. Based on the policies above, the proposed zoning is consistent with the Comprehensive Plan. FT. WORTH ETJ ■■■■■■■ 'ER ■■■■■■.....■■■ SET -FORTH- N THISfLAN NAME BEEN -DERIVE / �r i vvivt ur i rrsuitu i , r rtrs i r iviHivHutrs, urs Hivr ur f ntin rstartu i ivt rHrs i ivtrsa, DI TOR , OFFI S, EMPLOY OR AGENTS. This doc ent, whet n hard copy or mach' readable format, is copyrig ted and an in of Services in respect to the project for which it was prepared. This document is not intended or authorized for reuse by any party on extensions of such project or any other project. Any reuse, including copying and/or modifying the document, without written permission from Hodges & Associates for the specific purpose intended is a violation of federal copyright law. Unauthorized use of this material may result in civil and/or criminal penalties. CURRENT ZONING: "AG" CURRENT LAND USE: VACANT � O PROPOSED PD "D" ZONING ± 17.0 AC ■_ ■s J ED EMERGENCY ESS / EXIT ONLY AV 11111110-k Texas Motor Speedway 4 e�sf�A icinit ADJACENT "A-5" ZONING ADJACENT "E" ZONING 0' 50' 100, 200' Graphic Scale: 1" = 100' Northwest Village Ft. Worth, Texas architecture planning "" project no. 13642 Omega Dallas, Texas 75244-4514 20046-01 phone: 972 387-1000 fax: 972 960-1129 - www_hodgesusa_com 'C" 4 qP Eli?-abethlown Perry Homes - Fairway Ranch 75' SCHEME SP-4 FORTWORTH. Area Zoning Map Applicant: Traditions Investors Address: approx. 11600 - 12000 blocks Highway 114 Zoning From: AG Zoning To: PD for D, E, and MU-2 uses Acres: 47.26366161 Mapsco: 641 M Sector/District: Far North Commission Date: 11/10/2021 Contact: 817-392-6329 ZC-21-190 ,A-5 .� X. G 0 c� Pa1210 � PD 109 Subject Area SUNFIELD 300 Foot Notification 0 310 620 1,240 Feet Created: 10/ 14/2021 9:07:5 0 A M FORTWORTH. Area Map Council Districts 2 -Carlos E. Flores 431, 3 3 - Michael D. Crain 4 -Cary Moon 5-GynaBivens 6 - Jared Williams 7-Leonard Firestone .� 8-Chris Nettles 9-Elizabeth M. Beck Cw cry Overlay Districts $ ® Airport Overlay District l ` 1-35W TU PERIPHERAL 0 DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 70 75 80 85 ZC-21-190 N 0 1,000 2,000 4,000 Feet Created: 10/ 14/2021 9: 09:5 8 A M FORTWORTH® ZC-21-190 Future Land Use o11 :1 I _ . J� IIIM!li�l!!1!�!��11111111111�, 11111 Illlilill 111lt hill __ -o��lt11111 � �M�111111111 IIIIIIILI ,111!1�,1�!1!1�1llllllllllll�i �1ap�•—r I�Illllllillilli IN � 111111� "._Il�llfiM Illlllrlll i '� 111111111111 66111111llllllll 1114! HIM S M qa � 111!11��!11 1�1111 no ' hill 1111111 _I� � � TOLLWAY I FREEWAY Institutional PRINCIPALARTERIAL Neighborhood Commercial MINORARTERIAL Undeveloped, Agricultural Rural Residential Heavy Industrial Mixed -Use Suburban Residential Single Family Residential infrastructureVacant, Industrial Growth Center Manufactured Housing ez 11Year Flood Plain Low Dens ty Residential ntial Medium Density Residential Public Park, Recreafion, Open Space Private Park, Recreation, Open Space 975 487.5 0 975 Feet N A Comprehensive Plan shal not constitute zoning regulations or astabl is h z on ing district boundaries. (Texas Loca l Government Code, Section 213.005.) Land use designations wereapproved by Cfly CouncH on March 6, 2018. Created: 101142021 9:09:02 AM .. T ,,0 ;r 00 e ll l d ■ Y e My � ■ i ■ ■lp u