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Home My WebLink About(0084) ZC-21-227Date: February 8, 2022 Case Number: ZC-21-227 Zoning Map Amendment Case Manager: Sarah Bergman Owner /Applicant: Gabriel Southwest, LLC / Kimley-Horn Site Location: 9500 — 9700 blocks Brewer Boulevard Request Proposed Use: Multifamily (mix of attached and detached units) Request. From: "C" Medium Density Multifamily Council District: 6 Acreage: 19.53 acres To: "PD/C" Planned Development for all uses in "C" Medium Density Multifamily including detached multifamily with specific development standards for open space, building orientation, fencing within front yard setback, and MFD submittal; 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 consistent. Approval Approval by a vote of 9-0 Table of Contents 2. SurroundingZg and Land Uses 3. Recent ZoningHy 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 qw 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 requesting rezoning to "PD/C" Planned Development for all uses in "C" Medium Density Multifamily with specific development standard regulations. The attached site plan shows a mix of multifamily uses including attached apartment buildings, detached multifamily units, and townhome-style units, for a total of 311 units. Specifically, the site plan depicts 120 apartment units, 100 attached townhome-style units, and 91 detached multifamily units as well as approximately 2,500 square feet of amenity space and a 1,000 square foot leasing office. Floorplans range from one to three -bedrooms for a total of 515 bedrooms. Parking will be provided at a ratio of one space per bedroom plus additional spaces for the common areas, and will include a mix of surface parking, carports, and garage spaces. A similar request for rezoning of this property was recently reviewed by the Zoning Commission and City Council (case no. ZC-21-147). This request was for "PD/D" zoning and the site plan depicted only detached multifamily units. The City Council voted to deny this request without prejudice on October 12, 2021. The applicant has since revised their request to include the mix of multifamily land uses currently proposed, and to change the base zoning district requested for the PD from "D" High Density Multifamily to "C" Medium Density Multifamily. 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. This form of development often does not comply with any of the City's standard zoning districts, and therefore Planned Development (PD) zoning is typically requested. The table below illustrates the differences between standard "C" Medium Density Multifamily requirements and the specific development standards that are proposed with this PD. These include deviations for building orientation, fencing, front yard setbacks, open space, and a waiver to the Multi -Family Development (MFD) site plan submittal. Requirement Existing "C" Standards Proposed "PD/C" Standards (per attached site plan) Density Maximum 24 units/acre Complies (17.9 units/acre provided) Height Maximum height 36' Complies Front Yard: 20' minimum Rear Yard: 5' minimum Required Yards Interior Side Yard: 5' minimum Complies Corner Lot Side Yard: 20' minimum adjacent to side street Minimum 1 space per bedroom; 1 space per 250 Total Spaces Required: 529 Parking square feet of office/amenity area Total Space Provided: 530 Requirements (complies) 25% provided (does not comply) Requires Development Standard. (For reference: When enclosed rear yards for Open Space Minimum 45% the detached multifamily units are included in open space calculations, the provided percentage increases to 30%. However, staff was not supportive of a request to include enclosed yards in open space calculations as they are not accessible to all residents) 4-foot wrought iron fencing is proposed Fences shall not be located in the area between the buildings and adjacent streets, between building facades and the property Which is permitted. line; Exterior security fences and gates that However, the fencing is proposed within the Fences are located along public streets, along a 20-ft front yard setback along the western public access easement, or along publicly and southern property lines. (does not accessible open space shall not extend comply) beyond building facades. Requires Development Standard Buildings located on public streets must Buildings facing street shall be allowed to Building face the street with the longest length of have shortest length facing street. (does not Orientation the building parallel / adjacent to the comply) street. Requires Development Standard Site plan indicates that enhanced landscaping requirements will be met. (complies) Landscaping 20 points of enhanced landscaping required, including street trees FYI: Areas uses for minimum open space requirements cannot be credited towards enhanced landscaping. Site plan states that this project will comply Urban Forestry Must comply with Urban Forestry with Section 6.302, Urban Forestry. Trees ordinance requirements will be spread throughout site in more of a single-family residential pattern. (complies) Facade Must meet selection of fagade variation Will be reviewed upon building permit Variation elements submittal Multifamily MFD Submittal not required (does not Design (MFD) MFD Submittal Required prior to building comply) Standards plan 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-21-147: Request to rezone the subject property to PD/D for detached multifamily development. Denied without prejudice by City Council on October 12, 2021. • 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 December 30, 2021. The following organizations were notified: (emailed December 28, 2021) Or anizations 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/C" Planned Development for all uses in "C" 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. Vacant property to the north is zoned "B" Neighborhood Commercial, to the south is zoned "C" Medium Density Multifamily, and to the west is zoned "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 "C" Medium 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, g 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 ingrowth 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 • All zoning comments have been addressed with the current site plan. TPW — Stormwater • FYI, accepted drainage study required prior to platting, infrastructure review, grading permit issuance, and building permit issuance. Transportation • In discussion with developer about required improvements to Brewer Blvd and McPherson over concerns mentioned in TIA. Fire Department • Addressing/access to Townhomes cannot be provided along alleys. Buildings must have direct access to a marked fire lane or named easement. • 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 has also 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.) FORTWORTH. Area Zoning M a p Applicant Gabriel Southwest LLC Address: 9500-9700 blocks Brewer Boulevard Zoning From: C Zoning TO: PDfor C uses Acre* 19.53483609 Mapsco: 102Y Sector/District: Far Southwest Commission Date: 112% 022 Contact: 817- 92- 495 Z C -2 1 -2 2 7 � a � P D1298 u � / � & xw� x §.§ 2 yX\Nx 2\ \«~� P D1305 Cam! ,2 2&® % x C G C Sued Area A- . m, 300 Foot Notification ,_ e Do ko So Feet Created: 12/17/2e1E223AM eneral Notes ZONING: A-5 LAND USE: UNDEVELOPED Owner: WM SUB CTR LP Legal Desc: ALBIRADO, JUAN JOSE SURVEY Abstract 4 Tract 41303A7 Instrur I i I I I I 4' Wrought-irp Style Fenc i i I 1 I i i L ZONING: E LAND USE: UNDEVELOPED Owner: MCPHERSON HOLDINGS LLC 1. This project will comply with Section 4.711 for "C" Medium -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 detached multifamily, with trees in front yards. 3. This project will comply with section 6.204 bicycle parking. 4. This project will comply with facade variations of the MFD. 5. All provided lighting shall conform to city of fort worth lighting code. 6. All signs shall conform to article 4, signs. a masonry wall on 3 sides and contain a gate. is cladding as a primary facade material with masonry (such as brick, stone ations. its for "C" Medium Density Multifamily with the following exceptions: lic right-of-way within required front yard setbacks. back a public right-of-way. will be 25% . Enclosed rear yards for each detached multifamily unit will not :e. or this project (waiver requested). Open Space Diagram (N.T.S.) P R O J E C T D A T A 311 units Residential Multifamily: 120 units Townhouses :100 units Detached multifamily: 91 units Leasing/Amenity S.F Leasing (+/- 1,000) S.F Amenity (+/- 2,500) Residential: 515 sps Parking Required Assume: One bedroom (149 units/48%: 149x1=149 sps Two bedrooms (120 units/39%: 120x2=240 sps Three bedrooms (42 units/13%): 42x3=126 sps Common Area: 14 sps Total: 529 sps Parking Provided 530 sps Includes 20 Garages & 60 Carports Height 3 levels/36' Site Area 17.37 acres Density Provided 17.9 units/acre 4.34 acres (25%) Open Space Provided (not include backyards) SITE CON DITIONS Current zoning: C jtp Proposed zoning: PD Base zoning: (see below) C Zoning District Max. 36' (slab to top plate) Height Front yard: Min. 20' Rear yard: Min. 5' Side yard: Interior lot: Min. 5' Corner lot: Min. 20' Setbacks ° -1 space per bedroom; o- -1 space per 250 s.f. of common area Required Parking 43� Detention Provided Off -site Detention Pond Min. 25% Open Space Req. \I Max. 24 units/acre Density 20 topo change Topography DIRECTOR OF DEVELOPMENT SERVICES (P DEVELOPER/ OWNER PERCH Name: Perch MSP JV, LLC Address: 508 Powell Street, Austin TX 78703 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 01/06/2022 DATE PERCH CHISHOLM TRAIL PH 1 Fort Worth, TX Zoning Case Number: ZC-21-227 FORTWORTH® ZC-21-227 Area M a p N 0 1,000 2,000 4,000 Feet Created: 12/14/2021 12:23:26 PM FORTWORTH. ZC-21-227 TOLLWAY / FREEWAY PRINCIPALARTERIAL — MAJORARTERIAL MINOR ARTERIAL Vacant, 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 ` Lakes and Ponds 600 300 0 600 Feet N A Comprehensive Plan shaA not constitute zoning regulations or as is h z on ing district boundaries. (Texas Loca l Government Code, Section 213.005.) Land use designations were approved by Cky CouncH on March 6, 2018. Created: 12(142021 12:22 D7 PM FORTWORTH. Aerial Photo Map ZC-21-227 K. , N 0 375 750 1,500 Feet