Case Number ZC-13-061

FORT WORTHZONING MAP CHANGE

STAFF REPORT

City Council Meeting Date:June 4,2013

Council District 9

Opposition: none

ContinuedCase ManagerSurplusCouncil Initiated

Yes NoLStephen MurrayYes NoLYes NoL

Zoning Commission Recommendation:Approval by a vote of 9-0

Owner / Applicant: J. Knight, Withers Est., Tersok Prop., Merida LLC, JAM Dev.

Site Location: 2721-2733, 2805 McCart Avenue & 2408-2409 W. CanteyMapsco: 76T

Proposed Use: Multifamily

Request: From: "8" Two-Family

To: "PD/UR" Planned Development for all uses in "UR" Urban Residential; site planincluded

Land Use Compatibility: Requested change is compatible.

Comprehensive Plan Consistency: Requested change is not consistent (TechnicalInconsistency).

Background:The proposed site is located at the southwest corner of McCart Avenue & Cantey Street. The applicant isproposing to change the zoning to "PD/UR" Planned Development for "UR" Urban Residential. The PO isto provide a site plan for the benefit of the neighborhood. The development is intended to meet URstandards including height, parking, and landscaping.

The site plan indicates seven buildings with three stories for a total of 28 units. The parking will be locatedbehind the buildings for 2408-2410 Cantey and 2723-2733 McCart Avenue. If these lots remainseparately platted, then an access agreement will be required.

Two of the required parking spaces for the buildings on 2807 and 2409 W. Cantey are shown to bewithout the proper berming or screening. A waiver is required for these parking spaces.

The proposed PO site plan is in general compliance with the UR standards except for necessary waiversto the parking.

The applicant has had multiple meetings with the Frisco Heights Neighborhood Association. A letter ofsupport for the updated site plan was received on April 25 that also included the similar cases ZC-13-059and ZC-13-060.

Site Information:Owner: J. Knight, Withers Est., Tersok Prop.

Various Addresses

Page 1 of 3

Applicant: Merida Avenue LLC/Jim SchellAcreage: 1.19 acresComprehensive Plan Sector: TCU/WestcliffSurrounding Zoning and Land Uses:

North "8" Two-Family I two-familyEast "8" Two-Family I single-familySouth "C" Medium Density Multifamily I MultifamilyWest "C" Medium Density Multifamily I vacant

Recent Relevant Zoning and Platting History:Zoning History: NonePlatting History: None

Site Plan Comments:The site plan as submitted is not in general compliance with the zoning regulations. The keydeficiency is:

1. Parking lots shall be screened from the public ROW within landscaping, berms, fences orwalls 36 to 42 inches in height.

a. A waiver is will be required for two spaces located along West Cantey Street

Zoning Commission recommended a waiver to the item noted above.

Transportation/Public Works (TPW) site plan comments

1. Driveway location must not interfere with intersection function. Show dimension and distancefrom existing driveways and streets.

2. A triangular 10'x10' POSE (Public Open Space Easement), shall be provided at theintersection of an alley and a driveway.

3. CFA - Community Facilities Agreement required for streets (to include border streets, alleysand access easements), lights, signs, sidewalks, and drainage improvements.

Comments made by TPW staff cannot be waived through the Zoning Commission. Approval of thesite plan does not constitute TPW acceptance of conditions; traffic code will be applied to the project

Parks Department site plan comments

Platted area is within PPD4 and the Park Dedication Policy applies. Site Plan indicates 11 residentialunits to be constructed. There is a required $500.00 fee for each residential unit to be constructed.Fees MUST be paid in full at or before the time of applying for a building permit.

Comments made by Parks Department staff cannot be waived through the Zoning Commission.Approval of the site plan does not constitute Parks acceptance of conditions; park fees will be appliedto the project

Tran . /.soortstion :AccessIn Capital

5treetlThoroughfare Existing Proposed ImprovementsPlan (CIP)

McCart Ave Major Arterial Major Arterial No

Cantey Street Residential Residential No

Public Notification:Th f II 0 . tle 0 owmq rqaruza Ions were no I re :

Organizations NotifiedUniversity Place NA I University Neighborhood AlliancePaschal Area I 8erry Street Initiative

t"fd

Page 2 of 3

Park Hill Place Southside Preservation AssociationFrisco Heights South UniversityFWISD

Development Impact Analysis:1. Land Use Compatibility

The applicant is proposing a zoning change to "PD/UR" for Urban Residential multifamilydevelopment for a total of 28 units on seven lots. Surrounding land uses predominantly consist ofduplex to the north, a mix of single-family and duplex to the west, single-family to the east andmultifamily just south, across Cantey. While two lots included in this request are located south ofCantey, the majority of the development is located to the north.

Urban residential is designed to provide a residential density transition zone between low densitysingle-family and higher density commercial areas. The proposed site is located along a majorarterial, near TCU, located in close proximity to multifamily, and will provide a buffer to single-family residential.

The proposed zoning is compatible with surrounding land uses.

2. Comprehensive Plan ConsistencyThe 2013 Comprehensive Plan designates the subject property as Low-Density Residential whichallows up to 12 units per acre and Mixed-Use. Due to the density of the site 28 units, theproposed zoning is not consistent (Technical Inconsistency) with the Comprehensive Plan.

However, the general area is in transition and the site is in close proximity to TCU. The two lotssouth of Cantey are designated mixed-use. The proposed zoning is consistent with the followingComprehensive Plan policies:

• Locate multifamily units adjacent collector streets, arterial streets, or rail transit stations. (Pg.37)

• Promote location of multifamily units within walking distance of public transportation,employment, recreation, and/or shopping to increase accessibility and decrease vehiculartraffic generations (Pg. 37)

To view the Comprehensive Plan: http://www.fortworthgov .org/planninganddevelopmentlmisc.aspx?id=81678

Attachments:• Location Map• Area Zoning Map with 300 ft. Notification Area• Future Land Use Map• Aerial Photograph• Site plan• Minutes of the Zoning Commission meeting

Page 3 of 3

ORTWORTH~~..-- .J

©ZC-13-061

Location Map

COUN Cil DISTRICTS.2- Salvador Espino

.3 - Zim Zimmerman

.4 - Danny Scarth

.5- Frank Moss

.6- Jungus Jordan

.7- Dennis Shingleton

.8- Kelly Allen Gray

.9-JoeIBums

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FORT WORTH~

ZC-13-061

Area Zoning MapApplicant: Knight, Withers Est, Tersok Prop, Merida LLC, JAMAddress: 2721-2733,2805 McCart Ave & 2408-2409 W. CanteyZoning From: BZoning To: PD/UR with site planAcres: 1.2Mapsco: 76TSector/District: TCU/W.cliffCommission Date: 04/10/2013Contact: 817-392-8043

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FORT WORTH~

Aerial Photo Map

ZC-13-061

20.0.c=10.0.c=0 ••••••.. 200Feet

Jim Schell, 500 W. ih Street, Suite 600, Fort Worth, Texas representing Merida Avenue LLCexplained to the Commissioners they have been working with the local neighborhoodassociations. Mr. Schell mentioned the neighborhood supports the zoning case as per the latest. 1 H . d TCU' I' di thei d housi ith b 5300srte p e mentione IS p anmng on expan mg err stu ent ousmg WI a out

campus ds. Most of the on campus housing is for students out of state. There is a demand foroff campus Dusing. Mr. Schell had a color exhibit indicating the investor owned properties inthe area.

Motion: Follo .ng brief discussion, Ms. Reed recommended approval of the request,seconded by Mr. Hollis. he motion carried unanimously 9-0.

Document received for written eorresDondence ZC-13-060

~

InlOut

Name Address 300 ft Position on case Summarynotification

~Alex Clark/Frisco 2724 Merida In Support Sent letter inHeightsKeith -,Ashcraft/University 2556 Waits Ave Out Support Sent letter inPlace NA

Frank Ostrowski 2505 Cockrell Out -, Support Sent letter in

Tim Kuchta 2801 Merida In -, Support Sent letter in

Michael Stein 2721 Merida In -,,Support Sent letter in

'\Lloyd Newton 2725 Lubbock In Support Sent letter in

Brandon Tyler 2724 Lubbock In Support Sent letter in

Jake Proctor 2709 Merida In Support Sent letter in

Ann Lesok NA Support Sent letter in

Chris Trigger 2528 Shirley Out Support Sent letter in

Zac Thompson 2023 Glenco Out Support Sent letter inTerrace

- 6. ZC-13-061 Jack A Knight, Fincher E Withers Estate, Tersok Properties LLC, and JamDevelopment (CD 9) - 2721-2733 McCart Avenue and 2408-2409 W. Cantey (FriscoHeights Addition, Block 7, Lots 11, 12, 13, 14, 15 and Block 16, Lots 17, 18 1.20 Acres):from "B" Two-Family to "PD/UR" Planned Development for Urban Residential; site planincluded

Jim Schell, 500 W. ih Street, Suite 600, Fort Worth, Texas representing Merida Avenue LLCexplained to the Commissioners they have been working with the local neighborhoodassociations. Mr. Schell mentioned the neighborhood supports the zoning case as per the latestsite plan. He mentioned TCU is planning on expanding their student housing with about 5300campus beds. Most of the on campus housing is for students out of state. There is a demand foroff campus housing. Mr. Schell had a color exhibit indicating the investor owned properties inthe area.

DRAFT 8 ZC minutes 05/8/13

Motion: Following brief discussion, Ms Reed recommended approval of the request,seconded by Mr. Genua. The motion carried unanimously 9-0.

Document received for written correspondence ZC-13-061In/Out

Name Address 300 ft Position on case Summarynotificationarea ~ I"~ -

Alex Clark/Frisco 2724 Merida Out Support Sent letter inHeightsAnita NA Out Support Sent letter inHorky/Paschal NAKeithAshcrafUUniversity 2556 Waits Ave Out Support Sent letter inPlace NA

Frank Ostrowski 2505 Cockrell Out Support Sent letter in

Tim Kuchta 2801 Merida In Support Sent letter in

Michael Stein 2721 Merida In Support Sent letter in

Lloyd Newton 2725 Lubbock In Support Sent letter in

Brandon Tyler 2724 Lubbock In Support Sent letter in

Jake Proctor 2709 Merida In Support Sent letter in

Ann Lesok NA Support Sent letter in

Chris Trigger 2528 Shirley Out Support Sent letter in

Zac Thompson 2023 Glenco Out Support Sent leUer inTerrace

7. ZC-13- 4 Trinity Bluff/Reeves/Wallace/F W Teen/F W City Church (CD 9) - 633,637,703, 705, 71, 7, and 729 Samuels Avenue (Elizabeth Gouhenant Addition, Block 2, Lot21R, Mulligan A . ion, Block 1, Lots 2A & 2B, Samuels Avenue Baptist Church Addition,Block 1, Lot 1, 6.38 es): from "0-1" Floodplain, "D" High Density Multifamily and"PD-489" Planned Develop nt for all uses in "H" Central Business District excluding thefollowing uses: massage therap , exually oriented business, recreational vehicle park, coldstorage or ice plant, gunsmithin , repair or sales, home improvement store, miniwarehouses, mortuary or funeral home, awn shop, tattoo parlor, taxidermist shop, autoparts supply, retail, automotive repair, pain nd body shop, car wash full or self service,vehicle sales or rental, including automobiles, otorcycles, boats or trailers. Buildingheight shall be restricted to 20 stories; site plan wa d to "PD/H" Planned Developmentfor all uses in "H" Central Business District, exclu . g the following uses: massagetherapy, sexually oriented business, recreational vehicle p k, cold storage plant or iceplant, gunsmithing, repair or sales, home improvement store, t idermist shop, auto partssupply, rental, automotive repair, paint and body shop, car wa full or self service,vehicle sales or rental including automobile, motorcycles, boats or trai s. Building heightshall be restricted to 20 stories. A transitional height plane of 45 degrees, a easured fromthe northeast corner boundary of the parcel described as Samuels Avenue B tist ChurchAddition, Block 1, Lot 1, shall apply to portions of a building above 45 feet 0 stories,

DRAFT 9 ZC minutes 05/8113