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Case Number _ZC-18-030_

ZONING MAP CHANGE STAFF REPORT

City Council Meeting Date: Council District 7 April 3, 2018

Continued Yes ___ No _X_ Case Manager Laura Evans __ Surplus Yes ___ No _X_ Council Initiated Yes ___ No _X_

Owner / Applicant: Keller Beach, LLC Site Location: 11508 Alta Vista Rd. Mapsco: 22 F, K Proposed Use: Multifamily Request: From: “E” Neighborhood Commercial

To: “PD/C” Planned Development for all uses in “C” Medium Density Multifamily with waiver to allow a minimum of 266 parking spaces; site plan included

Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is not consistent (Technical

Inconsistency). Background: The proposed site is located at the northeast intersection of Alta Vista Road and Keller Hicks Road. The applicant is proposing a change from “E” Neighborhood Commercial to “PD/C” Planned Development for all uses in “C” Medium Density Multifamily for multifamily uses, with a reduction to the parking ratio, site plan included. The applicant is proposing approximately 183 units. The development will consist of one and two bedroom units, with about 70% of the units being one bedroom. Other amenities include access gates, covered parking, swimming pool, and courtyards. Below is a table to illustrate what standards the development does or does not comply with:

Development Standards C District (URD Standards) Proposed PD

Units per acre 18 units/acre maximum 14 units/acre (complies)

Units proposed NA 183

Building Height 32 ft. maximum 30.375’ (complies)

Zoning Commission Recommendation: Approval by a vote of 7-0

Opposition: 2 letters; 1 notice Support: 1 letter; Villages of Woodland Springs HOA (if

stone fence built)

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Parking Spaces Total Required: 276 minimum Provided: 266 (waiver requested)

Open Space 45% minimum 60% (complies)

Site Information:

Owner: Keller Beach, LLC 14241 Dallas Parkway Dallas, TX 75254 Acreage: 12.83 ac. Agent: Ray Oujesky Comprehensive Plan Sector: Far North Surrounding Zoning and Land Uses:

North “R1” Townhouse/Cluster / single family East “R1” Townhouse/Cluster / single family South “CF” Community Facilities / bus barn West “E” Neighborhood Commercial / undeveloped

Site Plan Comments:

The site plan as submitted is not in general compliance with the zoning regulations. 1. The parking ratio does not meet the minimum URD Standards (ratio of 1.45 per unit). (waiver

required)

Compliance with the item noted above shall be reflected on the site plan or waivers are required. TPW Comments: 1. Master Thoroughfare Plan (MTP) (Ch. 31-106.C): The project is adjacent to or includes an arterial

identified on the MTP. The MTP update was adopted May 3, 2016. The new classification(s) for {Alta Vista} is {NCO-L2-T0-NTMS-P0-BLS (110) (110’)} which requires 2 lane(s) in each direction 5ft. sidewalks with a bike lane and Standard Median (110ft.) in width.

2. Multi-family developments of 100 dwelling units or more shall have a platted and constructed

secondary ingress and egress to a public street.

3. Emergency access easements shall not be less than 26’ in width. Show the full 26’ width on the plat. Where emergency access easements intersect, the dedication of a 10’ by 10’ public open space easement (POSE) shall be dedicated for sight visibility shall be required. The emergency access easements shall remain unobstructed at all times.

4. Gated entrances into secured areas must be designed in accordance with TPW’s “Traffic Engineering Design Standards and Policy Guidelines”. Provisions for an acceptable turnaround must be made. Provide details in IPRC plan set (single-family) or UR site plan (multi-family) for gates. All gates shall be equipped with a knox-box or other approved fire access apparatus that is reviewed and approved by the Fire Department. (Gates must be located 3 vehicle lengths from the ROW)

5. Sidewalks and street lights are required for all public and private streets and public access easements as per City of Fort Worth Standards.

Platting Comments: No comments at this time. Fire Comments:

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No comments at this time.

PARD Comments: No comments at this time.

Water Comments: No comments at this time.

(Comments made by Platting (Subdivision Ordinance), Transportation/Public Works, Fire, Parks 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.)

Recent Relevant Zoning and Platting History:

Zoning History: None Platting History: None

Transportation/Access

Street/Thoroughfare Existing Proposed In Capital

Improvements Plan (CIP)

Alta Vista Road Neighborhood Connector

Neighborhood Connector No

Keller Hicks Road Commercial Connector

Commercial Connector No

Public Notification:

300 foot Legal Notifications were mailed on February 26, 2018. The following organizations were notified: (emailed February 20, 2018)

Organizations Notified Fort Worth League of Neighborhood Associations

North Fort Worth Alliance

Woodland Enclave HOA Big Bear Creek Meadows HOA Villages of Woodland Springs HOA Streams And Valleys Inc Trinity Habitat for Humanity Keller ISD

*Nearest registered neighborhood organization

Development Impact Analysis: 1. Land Use Compatibility

The applicant is proposing to rezone to “PD/C” Planned Development for all uses in “C” Medium Density Multifamily, site plan included. The surrounding land uses vary with an established single family neighborhood to the north and east, a bus barn to the south, and primarily undeveloped property to the west. As the proposed multifamily is near the intersection of two arterials, and can serve as a buffer between the larger roads and residential area, the proposed zoning is compatible at this location.

2. Comprehensive Plan Consistency The 2018 Comprehensive Plan designates the subject property as Neighborhood Commercial, reflecting the current zoning. The proposed site is located at the intersection of Alta Vista Road, a neighborhood connector and Keller Hicks Road, a commercial connector, two arterials on the Master Thoroughfare Plan. The proposed zoning is not consistent (Technical Inconsistency) with the following Comprehensive Plan policies:

• Locate multifamily units adjacent to collector streets, arterial streets, or rail transit stations to provide the increased level of transportation services necessary for the greater number of residents.

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• Encourage new development type and intensity appropriate to existing or planned street infrastructure by coordinating future land use map changes with the Master Thoroughfare Plan and an adopted Complete Streets policy.

Attachments: • Location Map • Area Zoning Map with 300 ft. Notification Area • Future Land Use Map • Aerial Photograph • Site Plan

0 350 700175 Feet

Area Zoning Map

ZC-18-030

Applicant: Address:Zoning From:Zoning To:Acres:Mapsco:Sector/District:Commission Date:Contact:

Keller Beach LLC

22FK12.8301326PD for all uses in C Multifamily for senior housing with waiver to parking E11508 Alta Vista Road

817-392-80433/14/2018Far North

Created: 2/26/2018 9:56:40 AM

Subject Area300 Foot Notification

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THE VILLAGES OF WOODLAND SPRINGS

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THE VILLAGES OF WOODLAND SPRINGS

INSTR. NO. D211058735

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DRAINAGE EASEMENT

CC# D209281380

RIGHT OF WAY EASEMENT

CC# D209281382

RIGHT OF WAY EASEMENT

CC# D207261011

10' TEMPORARY

CONSTRUCTION

EASEMENT

CC# D211018778

APPROXIMATE LOCATION OF 100-YEAR FLOOD

HAZARD ZONE AE PER FIRM COMMUNITY

PANEL NO.: 48439C0060K

EFFECTIVE DATE: 9/25/2009

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TEMPORARY DRAINAGE

FACILITY EASEMENT

CC# D211018777

PERMANENT DRAINAGE

FACILITY EASEMENT

CC# D211018776

3- STORY BUILDING

USE: MULTIFAMILY

20' D

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(O

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(IN

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FIRE LANE

VEHICLE GATE

VEHICLE GATE

VEHICLE GATE

VEHICLE GATE

20' X 30' DUMPSTER

ENCLOSURE

DETACHED GARAGES (TYP.)

93'

33'

18'

26'

18'

13'

61'

61'

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55'

EXISTING DRAINAGE

CHANNEL TO REMAIN

EXISTING DRAINAGE

CHANNEL TO REMAIN

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242'

5' SIDEWALK

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FLOW

4 EXISTING 6' X 4'

CULVERTS

FLOW

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COURTYARD

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EXISTING 6'

WOODEN FENCE

TO REMAIN

EXISTING 6'

WOODEN FENCE

TO REMAIN

PROPERTY LINE

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KELLER HICKS ROAD

(VARIABLE WIDTH ROW)

25'18'26'18'

5'

506'45'26'130'

EXISTING 6'

WOODEN FENCE

TO REMAIN

42'

111'

38'

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50' 50'

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ZONED: R1

LAND USE: SINGLE FAMILY RESIDENTIAL

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LAND USE: VACANT

TRAFFIC FLOW

ARROWS (TYP.)

OFF-STREET

PARKING (TYP.)

OFF-STREET

HANDICAPPED

PARKING (TYP.)

PASSENGER

LOADING AND

UNLOADING AREA

AND ENTRY/EXIT

POOL

GRASS/LANDSCAPING

COURTYARD

GRASS/LANDSCAPING

ENTRY/EXIT

ENTRY/EXIT

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BUILDING EXTERIOR MATERIAL:

MIX OF STUCCO, MASONRY,

AND SIDING

115'

92'

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ZONING SITE PLAN

ALTA VISTA

ACTIVE ADULT RESIDENCE

FORT WORTH, TX

FEBRUARY 28, 2018

801 Cherry Street, Unit 11, Suite 1300

Fort Worth, TX 76102

817-335-6511

State of Texas Registration No. F-928

APPLICANT/ENGINEER:

BRANDON MIDDLETON, PE

KIMLEY-HORN AND ASSOCIATES

801 CHERRY ST. UNIT 11, SUITE 1300

FORT WORTH, TX 76102

817-339-2275

OWNER:

KELLER BEACH, LLC

14241 DALLAS PARKWAY, SUITE 750

DALLAS, TX 75254

DEVLOPER:

LUKE BOURLON

SPARROW PARTNERS

5203A BRODIE LANE

AUSTIN, TX 78745

512-982-6927

DIRECTOR OF PLANNING AND DEVELOPMENT DATE

1. ALL STREETS ARE TO BE PAVED WITH DIRECT

ACCESS TO AN ALL-WEATHER PAVED HARD

SURFACED PUBLIC STREET, PRIVATE STREET, OR AN

ACCESS EASEMENT APPROVED BY THE PUBLIC

SAFETY DEPARTMENTS AND THE CITY ENGINEER

2. ALL LIGHTING WILL CONFORM TO LIGHTING CODE.

3. ALL SIGNAGE WILL CONFORM TO ARTICLE 2, SIGNS.

4. PROJECT WILL COMPLY WITH SECTION 6.301.

LANDSCAPING.

5. PROJECT WILL COMPLY WITH SECTION 6.302, URBAN

FORESTRY.

6. BUILDING LIGHTING TO BE DIRECTED AWAY FROM

AND DOWNWARD OF ANY ADJACENT RESIDENTIAL

DISTRICT.

7. PROJECT WILL COMPLY WITH SECTION 6.506,

UNIFIED RESIDENTIAL DESIGN STANDARDS (URD),

OTHER THAN PARKING REQUIREMENTS.

8. PROJECT REQUESTS A WAVIER TO REDUCE MIN.

PARKING RATIO TO 1.45 SPACES PER DWELLING

UNIT.

9. A URD SITE PLAN WILL BE SUBMITTED TO PLANNING

AND DEVELOPMENT. THIS URD SITE PLAN MUST BE

APPROVED BY PLANNING AND DEVELOPMENT

DIRECTOR PRIOR TO ANY PERMITS BEING ISSUED.

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SITE NOTES:

ZC-18-030

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Area Map

ZC-18-030

Created: 2/19/2018 11:13:08 AMÜ

CONSERVATION DISTRICT

Overlay DistrictsAirport Overlay DistrictI-35WTU PERIPHERALDESIGN DISTRICT

Noise ContoursDECIBEL

6570758085

Council Districts

4 - Cary M oon5 - Gyna B ivens6 - Jungus Jordan7 - Dennis Shingleton8 - Kelly Allen Gray9 - Ann Zadeh

3 - B rian Byrd2 - Carlos E. Flo res

410 0 410205 FeetA Com prehens iv e P lan shall not c ons titu te z oning r egulations ores tab l is h z oning d istrict boundaries . (Texas Loc al Governm ent Code, S ection 213.005.) Land use des ignations were approv ed by City Counci l on M arc h 6, 2018.

Future Land Use

ZC-18-030

Cr eated: 3 /7/2018 4:41:13 PM

TOLLWAY / FREEWAYPRINCIPAL ARTERIALMAJOR ARTER IALMINOR ARTERIALVacant, Undeveloped, AgriculturalRural ResidentialSuburban ResidentialSingle Family ResidentialManufactured HousingLow Density Res ident ialMedium Density ResidentialHigh Density R esident ial

InstitutionalNeighborhood CommercialGeneral CommercialLight Indus trialHeavy IndustrialMixed-UseIndustrial Growth CenterInfras truc ture100 Year Flood PlainPublic Park, Recreation, Open SpacePrivate Park, Recreat ion, Open SpaceLakes and Ponds

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0 520 1,040260 Feet

Aerial Photo Map

ZC-18-030

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Draft ZC minutes March 14, 2018

10E, 5.89 ac.) From: “AG” Agricultural and “I” Light Industrial To: “J” Medium Industrial Dennis Hopkins, representing the applicant gave a brief history over the property. He stated it was split zoned when it was annexed into the city around 1973. He said the property has always been used as a salvage facility since the 1960’s. He stated that the property expanded as the market demanded it. He also stated that since it’s been there for so long, it is not a new view or use for people in the area. Robert Petrie spoke in opposition. He stated the area in use was much smaller when it was annexed. The owner also owns the junk yard across the street. He owns property northwest of the site and said they have not been good neighbors. He is not opposed to commercial uses. Motion: Following brief discussion, Ms. Conlin recommended Denial of the request, seconded by Ms. Runnels. The motion passed unanimously 7-0. Document received for written correspondence ZC-17-199

Name Address In/Out 300 ft.

notification area

Position on case Summary

Dennis Hopkins 2131 N Collins St,

Suite 433-637, Arlington, TX

Support Representing applicant

Robert Petrie 1214 Terrace Ave Opposition Spoke at hearing

Fort Worth Nature Center & Refuge Opposition

6. ZC-18-030 KELLER BEACH LLC (CD 7) – 11508 Alta Vista Rd (William Huff Survey Abstract No. 649, 12.83 ac.) From: “E”- Neighborhood Commercial To: “PD/C” Planned Development for all uses in “C” Medium Density Multifamily with waiver to allow a minimum of 266 parking spaces; site plan included Kylie Rahl, representing the applicant, gave a brief presentation over the project. She stated the property has been on the market for 15 years so there is obviously not a market for commercial uses at this intersection. Because multifamily is less intensive than commercial, it is similar to downzoning the property. Lacey Lineweaver, representing the developer went over some of the amenities that will be offered. She also stated that this complex will have an affordability component to it that most age restricted communities do not have. Motion: Following brief discussion, Ms. Conlin recommended Approval of the request, seconded by Mr. Buchanan. The motion passed unanimously 7-0. Document received for written correspondence ZC-18-030

Name Address In/Out 300 ft.

notification area

Position on case Summary

Draft ZC minutes March 14, 2018

Kylie Rahl 201 Main St Support Representing applicant

Brandon Middleton 801 Cherry St Support Representing applicant

Lacey Lineweaver 5203A Brodie Ln, Austin, TX Support Developer

North Fort Worth Alliance Opposition Sent letter

Encarnacion Fonseca

11519 Alta Vista Rd Opposition Sent notice

Elie Tabbah 11604 Maddie Ave Opposition Sent letter

Villages of Woodland Springs

HOA

Support if developer built a brick and stone fence along property

line

Lauren Church 11417 Maddie Ave Support Sent letter

7. ZC-18-031 GLEE C. LUTTMER, GULF WINDS INTL., LELAND STEVENS (CD 7) – 10600 NW Highway 287, 10201, 10233 Blue Mound Road (William Redfield Survey Abstract No. 1348, 20.71 ac.) From: “AG” Agricultural To: “I” Light Industrial John Luttmer, stated they want to rezone the property to bring it into conformance with zoning as it is currently mostly legal nonconforming industrial uses. It needs to be in conformance for them to plat in order to sell a piece of property. Motion: Following brief discussion, Ms. Conlin recommended Approval of the request, seconded by Mr. Buchanan. The motion passed unanimously 7-0. Document received for written correspondence ZC-18-031

Name Address In/Out 300 ft.

notification area

Position on case Summary

John Luttmer 9406 Tranquil Ac. Rd Support Representing owners

8. ZC-18-032 821 E. TERRELL AVE, LLC (CD 8) – 821 E. Terrell Ave, 808 and & 816 Kentucky Ave (Alford & Veals Addition Block 5 Lots 10R1, 12R, 13R, 1.03 ac.) From: “PD 833” Planned Development for all uses in "MU-1" Low Intensity Mixed Use and "PD/MU-1/HC" Planned Development for all uses in "MU-1/HC" Low Intensity Mixed Use/Historic & Cultural Overlay, excluding alcohol sales for on-premises consumption and funeral home; site plan waived To: Amend PD 833 to remove funeral home use and allow alcohol sales for on-premise consumption for theater, cinema, cafe, and/or restaurant use and exclude alcohol sales for off-premise consumptions site plan waiver requested. Jennifer Farmer, went over the history of the building and site. The building was built in 1921 and was previously used as a theatre. They started the process for this site for the Citizen Theatre in December 2017. They have met with the councilmember. She explained that having the on-premise alcohol consumption is an integral part of the business plan. They plan on being