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Home My WebLink About(0087) ZC-21-230Date: February 8, 2022 Case Number: ZC-21-230 Council District: 7 Zoning Map Amendment & Site Plan Case Manager: Brett Mangum Owner/Applicant: Fortune 88, LLC / Kelly Hart & Hallman LLP, Ray Ouiesky and Kimley Horn, John Ainsworth Site Location: 1500 E. Bonds Ranch Road Acreage: 29.385 acres Request Proposed Use: Detached Multifamily Request: From: "I" Light Industrial To: "PD/D" Planned Development for all uses in "D" High Density Multifamily with specific development standards for front yard setbacks, front yard fencing, open space, building orientation, and a waiver to the 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 not consistent Approval Approval by a vote of 5-3 Table of Contents 2. SurroundingZoning oning and Land Uses 3. Recent ZoningHistory 4. Public Notification 5. Development Impact Analysis a. Land Use Compatibility b. Comprehensive Plan Consistency c. Economic Development Plan d. Site Plan Comments 6. Zoning Map with 300 ft. Notification Area 7. Area Map 8. Future Land Use Map 9. Aerial Photograph 10. Site Plan Project Description and Background The site is located on the south side of East Bonds Ranch Road, approximately one (1) mile to the east of Highway 287 in Council District 7. The site is proposed to be zoned as a "PD" Planned Development with a base zoning district of "D" High Density Multifamily. The site is proposed to support a detached multifamily community, which shares characteristics of an apartment community and a single-family neighborhood, but is considered to a be a hybrid of the two. They are also sometimes referred to as `cottage communities'. These types of developments are entire communities and neighborhoods that look and feel more like a traditional single-family neighborhood than a standard apartment complex. Although most are rental, some may be rent -to -own or condominium. Like other multifamily developments, they are professionally managed and include amenities. The proposed development consists of 196 total dwelling units, with a density of approximately seven (7) units per acre, below the density cap of 32 units per acre. The units will be a mix of two (2) and three (3) bedroom units. The site will also feature shared community space/amenities and a mix of surface, carport, and garage parking spaces. The proposed zoning change would create a Planned Development with waivers to the standards listed below: 9. DEVELOPMENT WILL ADHERE TO REQUIREMENTS FOR "D" HIGH DENSITY MULTIFAMILY WITH THE FOLLOWING EXCEPTIONS: 9.1. FENCING MAY BE LOCATED BETWEEN THE BUILDINGS AND ROW. 9.2. UNITS SHALL BE ALLOWED TO FRONT, SIDE, OR BACK A PUBLIC RIGHT-OF-WAY. 9.3. THE MINIMUM FRONT YARD SETBACK REQUIREMENT WILL BE 1 0-FEET. 9.4. THE MINIMUM OPEN SPACE REQUIREMENT WILL BE 25%. 9.5. A MFD SITE PLAN WILL NOT BE SUBMITTED FOR THIS PROJECT (WAIVER REQUESTED) Staff does not have an issue with any of the waivers listed. All other "D" zoning development standards will be met. As with any official Site Plan, if there are any changes to the Site Plan in the future then the applicant/property owner will need to go through the entire zoning process again from start to finish. At the Zoning Commission hearing on January 12th, 2022, the developer offered the following modifications to the Site Plan as concessions to the adjoining neighborhoods most proximal to the proposed development. The conditions are itemized below, and the Site Plan has been updated to reflect their inclusion. 1. Revise the Site Plan to show only one-story homes facing lots on Saltbrush Street in the adjacent Hawthorne Meadows subdivision. 2. Revise the Site Plan to show a masonry precast eight foot privacy fence in place of the eight foot privacy wood fence for homes facing lots on Saltbrush Street in the adjacent Hawthorne Meadows subdivision. 3. An additional condition does not constitute a change to the Site Plan because it involves private open space of the Hawthorne Meadows HOA, but subject to HOA approval, the developer will plant in the HOA private space crape myrtles on five foot centers of a sufficient maturity to provide growth for screening for the lots along Saltbrush Street in the adjacent Hawthorne Meadows subdivision, with no maintenance obligation of the developer. The following additional comments were provided by other reviewing City departments: T/PW - 12/16/2021 Transportation (Armond Bryant, 817-392-8702, Armond.Bryant@fortworthtexas.gov) 1. Master Thoroughfare Plan (MTP). Bonds Ranch Road is on the MTP as a Neighborhood Connector with 2 lanes in each direction, a 10 foot shared pedestrian and bike path and a standard median. Right of way dedication and left turn may be required. Fire - 12/28/2021 FWFD - (Lt. Donna York, donna.york@fortworthtexas.gov) Fire has concerns about the size of the "cottage" structures (+/- 1400 sq feet -pink buildings on site plan) located behind or "stacked" behind even larger structures. The heavier fire load due to the larger size, remoteness from a fire lane, and potential delays in locating the structures pose challenges to responding fire units. Delays can be expected in EMS response, as well. 1. FYI: Two points of access are required. Access Point 1 is a divided access point to Bonds Ranch Road. Where divided by a median, the minimum fire lane width is 20' on each side of the median. Access Point 2 from Little Falls Trail is a gated entry. The minimum width for this entry point is 26'. The gate must be a minimum of 20' wide when fully opened and equipped with a Knox Lock. IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503.1.2 Secondary Access IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503.6 Security Gates 2. FYI: Internal emergency access easements must be recorded and named for addressing purposes. 3. FYI: Remote or "stacked" buildings must be signed according to Planning and Addressing Standards-signage shall be posted in plain view from the street in front. Sprinkler systems may be required in the remote structures. IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 503.1.1 Buildings and Facilities (hose lay) IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 505.1 Premises Identification Section VI.10: Posting of an Address, Rear Structures 4. Gas well setbacks are shown correctly for a Non -permitted pad site and the lift compressor. IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 5706.3.1.3.3 Existing Gas Wells IFC 2015/CFW Adopted Amendments Jan 1, 2017 Section 5706.3.1.3.4.2 Existing Lift Compressor FYI COMMENTS: 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/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) Surrounding Zoning and Land Uses North n/a (City of Haslet) / residential East "I" Light Industrial / industrial park & undeveloped South "A-5" One Family Residential / residential West "A-5" One Family Residential / residential Recent Zoning History • None Public Notification 300-foot Legal Notifications were mailed on December 30, 2021. The following organizations were emailed on December 28, 2021: Or anizations Notified North Fort Worth Alliance Reata Ranch HOA Tehama Ridge HOA* Northwest ISD Streams And Valleys Inc Trinity Habitat for Humanity * Located closest to this registered Neighborhood Association Development Impact Analysis Land Use Compatibility Current land uses in the vicinity of the site are predominately single family residential in nature. Neighborhoods to the west and south are within the City of Fort Worth and are developed to "A-5" residential standards. Across Bonds Ranch Road to the north is the City of Haslet, which features an established residential neighborhood of single-family houses on large lots. The land to the east is currently undeveloped but is currently zoned for "I" Light Industrial, which has the potential for future nuisances between the proposed cottage community and future industrial users based on adjacency. The site is located on a major arterial road (Bonds Ranch Road) which is part of the City's adopted Master Thoroughfare Plan. While the Site Plan depicts a secondary gated access point connecting to Little Falls Trail, most of the ingress and egress will be directed onto Bonds Ranch Road, and does not provide any practical neighborhood connectivity. The site is within one mile of Highway 287 and two miles from Interstate 35-W. Based on the quasi -single family nature of this style of development, the proposed zoning is compatible with the current surrounding land uses. Comprehensive Plan Consistency — Far North The 2021 Comprehensive Plan currently designates the subject property as future Light Industrial, which envisions future development aligned with "I" Light Industrial zoning, commercial zoning, or "MU-2" High Intensity Mixed Use zoning. The current proposal for a "PD/D" Planned Development with a base of High Density Multifamily is not supported by the future land use designation. Additionally, the development does not appear to support any of the 15 policies applicable to the Far North Sector found in Appendix C of the 2021 Comprehensive Plan. The proposed "PD-D" zoning is not consistent with the adopted Comprehensive Plan. If the change of zoning is approved, staff suggests that the Comprehensive Plan be updated to reflect the change. Economic Development Plan The Far North sector of the City is not directly addressed in the 2017 Economic Development Strategic Plan, which focuses on development strategies for established interior neighborhoods rather than the periphery of the City. However, the plan does call for providing a variety of housing choice throughout Fort Worth, as well as increasing the supply of housing to help alleviate pressure on rising costs of living. Site Plan Comments Zoning and Land Use All land use related comments have been addressed with the latest Site Plan submitted on January 20tn y ........... .. .... .. • ... . 11 ... ..._. .... . .. .. WOW . ....... .. .. ... - \ _ \ - - FORTWORTH® Area Zoning Map Applicant: Fortune 88, LLC Address: 1300 - 1500 blocks E. Bonds Ranch Road Zoning From: I Zoning To: Planned Development for Multifamily Residential High Density Acres: 29.38708077 Mapsco: 20RV Sector/District: Far North Commission Date: 1/12/2022 Contact: 817-392-8043 ZC-21-230 =2 22M 2223 29L.3 ri 2224 2225 2,M 2226 2226 222 2226 2229 � EN�25 1 11�dl 1_1 I' 'Id 1028 1020 1038 1w to 41 1013 IO(A low 101 17-33 1 Oil loll _V2 6 G 1032 113103 wv A 1UU7 0061 90moo*10119 W213 XT, :1 10611 946 949 945 9" 103 k 1264 1" 1248 20 1245 12d4 9&33 9852 9857 9856 9845 1241 99 A 114151 Crl M5 r 11 1225 9817 9729 �is—' 71 13 9809 M 94 PI A-5 99H 9W Subject Area U� 300 Foot Notification 0 260 520 1,040 Feet Created: 12/17/2021 8:50:26AM Haslet t� L J L°L IL 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 01-35W TU PERIPHERAL 0 DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 70 75 80 85 FORTWORTH. Area Map 0 1,000 2,000 4,000 Feet ZC-21-230 Created: 12/14/2021 12:23:34 PM G w� ' . ��t�ir� k ��.t: i EX. GRAVEL ACCESS ROAD CALLED 1.47 ACRES ENRON COMMUNICATIONS (INST. NO. D199157340) APN: 07334419 SITE, 26' FIRE LANE ZONING: I LAND USE: VACANT DOG PARK (±10,000 SF.) 200' WELL EQUIPMENT / 200' WELL EQUIPMENT \ \ COMPRESSOR SETBACK / COMPRESSOR SETBACK \ \ / 8' PRIVACY IWOOD FENCE 4 X r*I z D z m REMAINDER OF CALLED 34.4 ACRES BENNETT GREGORY (INST. NO. D210210849) APN: 06258352 26. COMMUNITY GATHERING AREA (±14,000 SF) MOWN \\5"i V/i&/0 GAS WELL 1\\ \ \ PAD SITE 1 \\ 20' BA NETT GATHERING, LLC I / (INST. NO. D218031337) V \ / 300' GAS WELL SETBACK 300' GAS WELL SETBACK PROPOSED DETENTION BASIN co GRAPHIC SCALE IN FEET o i 0 50 100 200 a 0 J In H O J I 'go o I n O J 00 I— O J LOT 9, BLOCK 7 PRESIDIO WEST (INST. NO. D215241070) LOT 10, BLOCK 7 I j PRESIDIO WEST (INST. NO. D21331844 -------- ------------ ----------- -�,,. co TT SECONDARY GATED ENTRY 04 - 0 N ° 20'x40' SURFACE SITE I PRIVATE OPEN SPACE OWNED AND LOT 1X, BLOCK 8 PRIVATE DRAINAGE EASEMENT I J I BARNETT GATHERING, LLC 20' BARNETT GATHERING, LLC _ — — — -� MAINTAINED BYHOA/DEVELOPER — — (INST. NO. D218031337) (INST. NO. D218031337) rn I I " O J CC)II I CO o II 1 Z °J J M0w In J J O O O O O O O O O Q w O O O O _ I o I J J J J OJ ° I oD U a w J I O o I F I 0 goa. o m I F -- W o ❑ o i� — -- ---- -- ---- -- ---- -- —J I— o ---- ---- _ I J I I ° Iona 1 °" I i Best pY� Alliance Twm F alter - VICINITY MAP (i Kim e )))Horn 801 Cherry Street, Unit 11, Suite 1300 Fort Worth, TX 76102 817-335-6511 State of Texas Registration No. F-928 SALTBRUSH STREET ZONING: A-5 _ J _ ° X.:2 (50-FOOT WIDE RIGHT-OF-WAY) LAND USE: SINGLE FAMILY — <❑ LOT 216 1BLOCK7 I I PRESIDIO WEST I T- —I T- — T--r — T— �� i I— — I ,_ _ a I (INST. NO. D213318441) i is asr>•_s a_as s a� ar as a WITHIN � V�� Aid 1!� i III J "h OPEN SPACE DIAGRAM (N.T.S. ARCHITECTURE + PLANNING 17911 VON KARMAN AVE, SUITE 200 IRVINE, CA 92614 949.851.2133 SITE SUMMARY Total Area: 29.3775 ac. R.O.W. Dedication: 0.0079 ac. Gas Well Pad: 1.0881 ac. Net Site Area: 28.2815 ac Total Units: 196 units Density: ±6.7 du/ac Building Types: 142 units - Duets (72%) 54 units - Singles (28%) 196 units - Total Plan Summary: Plan Type Stories GSF NSF # Units ElP1 - 21 2ba 1-story ±1,050sf ±980sf 51 units - 26% 00 P2 - 31 2ba 2-story ±1,410sf ±1,310sf 145 units - 74% Total ±258,000 sf ±239,930sf 196 units Parking Required: 2151 units x 2 sp/unit = 102 Spaces 31 145 units x 3 sl it = 436 Spaces Amenity Building:2000 sf x 1/250 sf: 8 Spaces Total: 545 Spaces Parking Provided: 114 Spaces - Garages 436 Spaces - Open Parking 550 Spaces ® Private Yards (10x26 min.) 54,200 sf Open Space Provided: ElOpen Space (25x25 min.)324,480 sf Total Open Space: 324,480= 7.45 ACRES (25.36%) �o PROPOSED IRON ROD FENCE PROPOSED WOODEN FENCE X PROPOSED MASONRY WALL FENCE 1. THIS PROJECT WILL COMPLY WITH SECTION 4.712(C) (6) FOR "D" HIGH -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 SINGLE FAMILY, 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. 7. TRASH RECEPTACLES WILL BE SCREENED WITH A MASONRY WALL ON 3 SIDES AND CONTAIN A GATE. 8. EXTERIOR BUILDING MATERIALS: CEMENTITIOUS AS A PRIMARY FACADE MATERIAL WITH MASONRY (SUCH AS BRICK, STONE, OR SYNTHETIC STONE) ACCENTS AT SELECT LOCATIONS. 9. DEVELOPMENT WILL ADHERE TO REQUIREMENTS FOR "D" HIGH DENSITY MULTIFAMILY WITH THE FOLLOWING EXCEPTIONS: 9.1. FENCING MAY BE LOCATED BETWEEN THE BUILDINGS AND ROW. 9.2. UNITS SHALL BE ALLOWED TO FRONT, SIDE, OR BACK A PUBLIC RIGHT-OF-WAY. 9.3. THE MINIMUM FRONT YARD SETBACK REQUIREMENT WILL BE 10-FEET. 9.4. THE MINIMUM OPEN SPACE REQUIREMENT WILL BE 25%. 9.5. A MFD SITE PLAN WILL NOT BE SUBMITTED FOR THIS PROJECT (WAIVER REQUESTED) DIRECTOR OF DEVELOPMENT SERVICES DATE DINERSTEIN BONDS RANCH SITE PLAN OWNER: DEVELOPER: ENGINEER: FORTUNE 88, LLC LYNTON SMITH, JOHN AINSWORTH, PE 1100 W. PIONEER PKWY SENIOR ASSOCIATE, PRE DEVELOPMENT KIMLEY-HORN AND ASSOCIATES ARLINGTON, TX 76103 3411 RICHMOND AVENUE 801 CHERRY ST. UNIT 11, SUITE 1300 HOUSTON, TX 77046 FORT WORTH, TX 76102 817-339-2253 ZONING SITE PLAN ZC-21-230 FORT WORTH, TX JANUARY 18, 2022