HomeMy WebLinkAbout(0075) ZC-21-131Date: February 8, 2022 Case Number: ZC-21-131
Zoning Map Amendment
Case Manager: Sarah Bergman
Owner /Applicant:
Site Location:
Proposed Use:
Request:
Mmarooful H. Choudhury / Peter Kavanaugh
8661 & 8689 John T. White Road
Request
Townhomes
Council District: 5
Acreage: 5.10 acres
From: "B" Neighborhood Commercial and "A-5" One -Family
To: "PD/R2" Planned Development for all uses in "R2" Cluster/Townhome excluding
two-family dwellings (attached or detached), industrialized housing, school
(elementary or secondary), government office facility, neighborhood recreation
center, and gas drilling and production and with development standards attached
in Exhibit A and with specific development standards for to open space; site plan
included
Land Use Compatibility:
Comprehensive Plan Consistency:
Staff Recommendation:
Zoning Commission Recommendation:
1. Proiect Description and Background
Recommendation
Requested change is compatible.
Requested change is not consistent.
Denial
Denial with Prejudice by a vote of 7-2
Table of Contents
2. Surrounding Zoning and Land Uses
3. Recent Zoning HistorX
4. Public Notification
5. Development Impact Analysis
a. Land Use Compatibility
b. Comprehensive Plan Consistency
c. Site Plan Comments
6. Exhibit A — Development Standards
7. Area Zoning Map with 300 ft. Notification Area
8. Site Plan
9. Area Map
10. Future Land Use Map
11. Aerial Photograph
Project Description and Background
The site is located at the northeast corner of John T. White Road and Randol Mill Road/Eastchase Parkway. It is
located just over one-third mile north of Interstate 30. The site is currently zoned "E" Neighborhood Commercial
and the applicant is requesting to rezone to "PD/R2" Planned Development for all uses in "R2"
Townhouse/Cluster, excluding two-family dwellings (attached or detached), industrialized housing, school
(elementary or secondary), government office facility, neighborhood recreation center, and gas drilling and
production. The applicant is also proposing specific development standards that are attached as "Exhibit A." A
very small portion along the eastern side of the property is zoned "A-5" One -Family, but this area is not large
enough for development as currently zoned.
This request was originally considered by the Zoning Commission on September 8, 2021 as a request for standard
"R2" zoning. At that meeting, the applicant requested a 60-day continuance to allow for additional time to meet
with neighborhood groups. At the November 10, 2021 hearing, the applicant indicated that they would be revising
the request to PD zoning and a second 60-day continuance was granted to allow for proper noticing and
submission of the PD site plan.
The attached site plan depicts 40 new lots intended for attached townhome development with six total buildings.
The applicant is imposing a height limitation of two -stories for the two buildings along the eastern side of the
property, and three -stories for all other buildings. Each unit is proposed to have a rear -access, two -car enclosed
garage as well as two surface parking spaces, all located behind the front build wall. Common areas are shown
along the John T. White Boulevard and Randol Mill Road frontages as well as in the eastern corner of the property.
The site plan also depicts dedication of a new public street with connections on John T. While Boulevard and
Randol Mill Road. Transportation and platting staff have identified concerns with the proposed street and alley
layout which are described in the "Site Plan Comments" section of this staff report. However, these items will
need to be evaluated separately as the Zoning Commission is unable to waive requirements of the subdivision
ordinance or access management policy.
The table below described the differences in development requirements for standard "R2" Townhouse/Cluster
zoning, and the standards proposed with this PD:
11
i
Requirement
"R2" Standards
Maximum 24 units/acre
Proposed "PWR2" Standards 70
Density
Complies (7.7 units/acre provided)
Height
Maximum height 36'
Complies
Front Yard: None required
Front Yard: 10-ft
Rear Yard: None required
Rear Yard: 25-ft
Required Yards
Interior Side Yard: 5' minimum
Interior Side Yard: 5-ft
Corner Lot Side Yard: 10
Corner Lot Side Yard: 10-ft
minimum adjacent to both
streets
Complies
Maximum
250 feet maximum
Complies (maximum provided 225-ft)
Facade Length
Building
Separation
10 feet minimum
Complies
Open space as shown on the site plan is not compliant
with zoning ordinance requirements as it is not
accessible to the residents. A masonry wall is shown
separating these areas from the townhome sites. The
Open Space
15% minimum
applicant is requesting a development standard in order
to include these areas in open space calculations. This
request is not supported by staff.
Development Standard Required
Two spaces per dwelling unit,
Minimum
located behind the front
building lineexcept for limited
,
Parking analysis not provided on site plan. Applicant
Parking
local streets or private access
has indicated that four parking spaces will be provided
Requirements
easements, where four spaces
per unit. No waivers are requested.
shall be required
Surrounding Zoning and Land Uses
North: "A-5" One -Family / single-family dwellings; and
"E" Neighborhood Commercial / undeveloped directly adjacent; mosque and school further north
East: "A-5" One -family / single-family dwellings
South: "E" Neighborhood Commercial / undeveloped; and "PD66" / residential
West: "PD626" / retail; and "PD578" / multifamily
Recent Zoning History
• ZC-20-047 from "PD169" Planned Development/Specific Use for E Neighborhood Commercial plus ice
skating rink, site plan required to multiple tracts "A-7.5" One -Family (5.95 acres) / "R2" Townhouse/Cluster
(3.09 acres) / "E" Neighborhood Commercial (2.95 acres); west of subject site; effective 7/16/20
• ZC-19-156 City initiated rezoning for over 700 acres; lots north and northwest of subject site; effective
12/28/19
Public Notification
300-foot Legal Notifications were mailed on December 30, 2021.
The following organizations were notified: (emailed December 28, 2021)
Or anizations Notified
Historic Randol's Mill Valley Alliance, Inc.
Neighborhoods of East Fort Worth
John T White NA of East Fort Worth
Bentley Villa e-Waterchase NA*
East Fort Worth, Inc.
Streams and Valleys Inc
Trinity Habitat for Humanity
East Fort Worth Business Association
Fort Worth ISD
* Located within this registered neighborhood organization
Development Impact Analysis
Land Use Compatibility
The applicant is requesting to rezone from "E" Neighborhood Commercial to "PD/R2" Planned Development for
all uses in "R2" Townhouse/Cluster with exclusions and development standards. The surrounding land uses
include single family residential, multifamily residential, undeveloped, and retail.
The proposed zoning is compatible with surrounding land uses.
Comprehensive Plan Consistency — Eastside
The 2021 Comprehensive Plan currently designates the subject property as "Neighborhood Commercial" on the
Future Land Use Map. The excerpt below from the Comprehensive Plan indicates that multifamily residential is
considered appropriate within the Neighborhood Commercial designation, but single-family development such
as townhomes on individually platted lots is not.
Neighborhood Commercial Retail, services, offices and mixed uses serving daily needs for 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 residerilial; Cvuionunily Growlli Centers are less inlerrsive, anal Regional all Coninrercial, MU-1, MU-2,
Growth Centers are more intensive corm -based Codes
The proposed zoning is not consistent with the land use designations for this area, and does not align with the
following policies of the Comprehensive Plan:
Locate large commercial and institutional uses adjacent to arterial streets, preferably at the intersections
of other arterials and highways.
Use appropriate incentives to promote development of vacant land and redevelopment or reuse of
deteriorated properties within designated commercial districts.
Additionally, City of Fort Worth officials have expressed concern that the City is losing commercial corridors to
residential development and that this trend should not be continued. This site is located at a hard corner of two
arterial roadways, is surrounded by other commercially zoned and used land, and is designated as Neighborhood
Commercial in the Comprehensive Plan.
Based on lack of conformance with the policies stated above, the proposed zoning is not consistent with the
Comprehensive Plan.
Site Plan Comments
Zoning and Land Use
- Please add the following to the site plan:
o A date and signature line for "Director of Development Services" in the lower righthand corner,
as well as the zoning case number (ZC-21-131).
o Zoning of surrounding properties ("A-5" One -Family for residential lots to the north and east, "E"
Neighborhood Commercial for subject property and site to the north)
o The legal description for this site.
o The following general notes:
■ This project will comply with Section 6.301, Landscaping.
■ This project will comply with Section 6.302, Urban Forestry.
■ All signage will conform to Article 4, Signs.
■ All provided lighting will conform to the Lighting Code.
- Please label the following:
o Height and material of the existing fencing at the eastern edge of the property.
o Pavement type for driveways and internal alleys.
o Proposed site density (units per acre).
- The location and dimension of all proposed structures should be depicted on the site plan. Please indicate
where the townhome buildings and associated parking areas will be located and label total square footage
and building height.
- A parking analysis is required. The minimum parking requirement is two spaces per dwelling unit, located
behind the front build wall. Please label minimum required and total provided spaces.
- The proposed open space areas do not appear to meet the intent of the Zoning Ordinance as they are
separated from the residential properties by masonry walls. Please indicate how these areas will be utilized
by the residents of this development. A waiver will be required for the current design.
- FYI — an encroachment agreement may be needed for the portions of the masonry wall that are proposed
within the utility easements along the property boundaries.
Platting
- Provide information on the proposed townhomes. If sold as individual fee simple lots, a preliminary plat
is required.
Subdivision Ordinance, Section 31-106(g) Alley design standards.
(1) Length. Alleys shall be of a similar length as their associated opposite and parallel primary service
streets, except for any additional length required for turnout returns to the primary service street. Dead-
end alleys are prohibited. An alley with only one outlet shall be provided with an approved turn -around.
The proposed multifamily development is proposed over two separate platted lots (Bentley Village
Addition, Block MR, Lot 2, Lot 3). A final short plat (replat) is recommended to avoid any potential
conflict with provisions of the Subdivision Ordinance standards ( i.e. utilities crossing over property lines,
access management drive way spacing.
Transportation
- Access to all proposed lots is subject to the Fort Worth Access Management Policy. A waiver to the access
management policy is required for the proposed access onto John T. White and Randol Mill road.
- Single-family and two-family residential alley width is 16ft. with 12 ft. paving edge to edge. Deadened
alleys require a waiver from the planning commission.
- On Commercial Connector right-of-way driveway spacing is 250 feet and 200 feet on Neighborhood
connectors.
Fort Worth Fire Department
- Failure to recognize violations of the fire code by the fire code official does not waive the requirement of
meeting minimum requirements of the fire code in the future.
- It is the applicant's and the owner's responsibility to meet all minimum fire code requirements at all times.
- The City of Fort Worth has adopted the 2015 International Fire Code as its current fire code at the time of
this review. The City of Fort Worth also has adopted amendments (January 1, 2017 version) to this code.
The Fort Worth Fire Code Amendments can be found online at www.fortworthtexas.gov/Fire/ (click on
Bureau of Fire Prevention)
(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.)
"Exhibit A"
Development within the proposed "PD/R2" District shall be in conformance with the Zoning Ordinance
requirements for "R2" Townhouse/Cluster, except as noted for the development standards provided below:
1. The development must conform to the attached site plan.
2. The two structures on the easternmost side of the site plan are limited to two (2) stories in height.
3. All other structures are limited to three (3) stories in height.
4. All individual town homes must have a two -car enclosed garage.
5. All garages must face alleys shown on the site plan.
6. No lot will have a front entrance garage.
7. The maximum number of town homes permitted on this site is 40.
8. Exteriors of homes will be stone or brick, except for openings, window -sills, garage doors, roof facias and
exposed exhaust vents.
9. A masonry wall will be built on all sides of the property adjacent to alleys and along property lines
separating the residential lots and the lots in Bentley Village Section 3 Subdivision and along John T.
White Boulevard and Randol Mill Road.
10. An open wrought iron -type fence, six feet in height, will be erected along the north property line adjacent
to Lot 1, Block M of Bentley Village Addition (Church Property). An open wrought iron -type fence, six
feet in height, will be erected along John T. White Boulevard beginning at the wall on the east side of the
easternmost 20' alley at its intersection with the masonry wall and running to the point that is the
intersection of the John T. White right of Way with the westernmost point of lot 3, Block F of Bentley
Village, Section 3 Addition.
11. Front yard setbacks must be a minimum of ten (10) feet.
12. Rear yard setbacks must be a minimum of twenty-five (25) feet.
13. Streets and alleys shown on the site plan must be built to City of Fort Worth street and alley standards.
14. Development must conform to the attached site plan with only exceptions caused by City of Fort Worth
public streets, alleys or required public easements and corner visibility standards.
15. The areas depicted as open space in the attached site plan will be counted towards the minimum 15%
requirement for "R2" zoning.
FORTWORTH®
Area Zoning Map
Applicant:
MMarooful Choudhury
Address:
8661 & 8689 John T. White Road
Zoning From:
A-5, E
Zoning To:
PD for R2 uses
Acres:
5.10269796
Mapsco:
67U
Sector/District:
Eastside
Commission Date:
1/12/2022
Contact:
817-392-2806
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TOTAL SITE AREA - 225, 963 SQ. FT. OR 5.1874 ACRES
NET SITE AREA = 56, 254 SF OR 1.2914 ACRES
TOTAL NUMBER OF RESIDENTIAL LOTS - 40
REQUIRED
PROVIDED
OPEN SPACE
15% (33, 894 SF)
47, 087 SF = 20. 8%
UN/ TS PER ACRE
24 MAX.
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225 FT.
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OWNER:
MmAR00FUL H. CHOUDHURY
13151 EMILY ROAD
DALLAS, TEXAS 75240
TEL. 214-335-3428
email: Tauhid@tasacom.com
11
40' 80' 120'
GRAPHIC SCALE
LOT 4
BLOCK F
BENTLEY VILLAGE, SECTION 3
VOL. 388-97, PG. 19 PRTCT
LOT 3, BLOCK F
' BENTLEY VILLAGE, SECTION 3
n� VOL. 388-97, PG. 19 PRTCT
NNE V
REVISIONS:
PREPARED BY:
RENGINEERS & CONSULTANTS, INC.
TSBPE REGISTRATION NUMBER F-8527
ENGINEERS • SURVEYORS • LAND PLANNERS
2500 Texas Drive Suite 100 Irving, Texas 75062
Tel 972-252-5357 Fax 972-252-8958
DATE: 12-9-2021
DATE: 12-9-2021
DRAWN BY: JDJR
SHEET NO.
1 1 of
SCALE: 1" = 40'
CHECKED BY: JDJR
JDJR FILE NO. 1219-6-20
FORTWORTH®
ZC-21-131
Area M a p
Council Districts
2 -Carlos E. Flores
3 - Michael D. Crain
U}
4 -Cary Moon '
5 - Gyna Bivens
9 .. I I . . :.1 .
6 -Jared Williams
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7 -Leonard Firestone
8-Chris Nettles -
9-Elizabeth M. Beck
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Overlay Districts
® Airport Overlay District
1-35W
TU PERIPHERAL Arlington
0 DESIGN DISTRICT
CONSERVATION DISTRICT-~=
Noise Contours
DECIBEL
65
70
75
P 80
85
0 1,000 2,000 4,000 Feet
Created: 12/14/2021 12:22:51 PM
FORTWORTH.
ZC-21-131
A
TOLLWAY/FREEWAY
PRI NCIPALARTER IAL
MAJOR ARTERIAL
MINOR ARTERIAL
\,bcant, 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
ez
100 Year Flood Plain
Public Park, Recreation, Open Space
Private Park, Recreation, Open Space
n
Lakes and Ponds
475 237.5 0 475 Feet
JOHN T WHITE
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N
A Comprehensive Plan shaA not constitute zoning regulations or
astabl is h z on ing district boundaries. (Texas Loca l Government Code,
Section 213.005.) Land use designations were approved
by Cfly CouncH on March 6, 2018.
Crested: 12042021 12:2 1S8 PM
FORTWORTH®
ZC-21-131
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