Title
Ordinance - Public Hearing Continuation and Second and Final Reading on an Ordinance Approving a Zoning Change from PD, Planned Development District to PD, Planned Development District Multi-Family Residential Uses on Approximately 7.77 Acres out of the Henry Odell Survey, Abstract No. 1196, Tarrant County, Texas, on Property Located at 1725 E. Broad Street; Bridgeview Real Estate, owner/developer (ZC#22-019)
Requested Action
To consider the subject zoning change request
Recommendation
The Planning and Zoning Commission held a public hearing on February 6, 2023, and voted 6 to 1 to recommend approval with the following conditions:
1) That retaining walls be limited to a maximum height of four (4) feet; and retaining walls shall be made of brick or brick veneer or local stone or local stone veneer and are capped;
2) That no more than 191 of the 388 total multi-family dwelling units to be constructed on Tract 2 shall be leased or occupied prior to the construction and final inspection of all the brownstones to be constructed on Tract 1 in accordance with the site plan subject to review and approval by the Director of Planning;
3) That a traffic control study be conducted to evaluate the impact of the project;
4) That drainage be reviewed by a third-party engineer;
5) That a buffer be provided at the northeast corner of the project; and
6) That the residents of the brownstones be given a membership to use the amenities in the apartment buildings.
Vote:
Ayes: 6 - Axen, Mainer, Goodwin, Groll, Shaw, and Thompson
Nays: 1 - Gilmore
Absent: 0
If the zoning change is approved by the City Council, the Department of Planning and Development Services recommends that the following additional condition be added to the zoning change request:
• That the portion of the parking structure that is not masked by multi-family dwellings and exposed to pedestrian view shall be visually screened by: (i) evergreen vegetative installations and / or (ii) architectural screens that are integrated with the architecture of the multi-family residential building to the satisfaction of the Director of Planning.
First Reading
City Council met on February 27, 2023, and voted 6 to 0 to table the case.
On March 20, 2023, the City Council voted 4 to 2 to approve the revised zoning change request at First Reading, with Councilmembers Lewis and Tonore voting Nay. The Council approved the request with the following conditions:
1) That retaining walls be limited to a maximum height of four (4) feet; and retaining walls must be made of brick or brick veneer or local stone or local stone veneer and be capped.
2) That a traffic control study shall be conducted to evaluate the impact of the project and be submitted prior to making any application for a construction permit.
3) That drainage shall be reviewed and evaluated by a third-party engineer and that a drainage plan be completed and submitted to the City Engineer prior to any grading.
4) That landscaping shall be provided at the northeast corner of the 12 acres adjacent to the project to visually screen the property to the east of Carlin Road from the construction and development of the project subject to review and approval by the Director of Planning.
Description/History
Existing Use: Vacant
Existing Zoning: PR, Pre-Development District, SF-12/22, Single-Family Residential District and PD, Planned Development District
Land Use Plan: Sub-Area 5
Surrounding Land Use & Zoning:
North - Single-family residential and vacant, PR, Pre-Development District
South - Single-family residential and commercial, PR, Pre-Development District, SF-12/22 Single Family Residential District and PD, Planned Development District for the Shops at Broad Street
East - Single-family residential and vacant, PR, Pre-Development District and SF-12/22 Single Family Residential District
West - Retail/commercial, PD, Planned Development District for the Shops at Broad Street
Thoroughfare Plan Specification:
US Highway 287 - Freeway
E. Broad Street - 6-lane divided principal arterial street
Carlin Road - 2-lane residential street
Synopsis
As presented, the applicant is requesting to rezone the property from PD, Planned Development District to PD, Planned Development District multi-family residential dwellings on approximately 7.77 acres of land. The applicant has revised the zoning change to remove the 2-acre Nelson tract with the brownstone component from the request.
The property currently has zoning entitlement for 330 multi-family dwelling units under the Shops at Broad Street, PD, Planned Development District. The applicant is requesting 58 additional multi-family dwelling units, for a total of 388 units.
Staff Analysis
The applicant revised the plan for the Homes at the Alexander to limit development to the 7.77-acre lot in the Shops at Broad Street for 388 multi-family dwelling units. The brownstone units on the Nelson tract are no longer part of the application.
This property currently derives its zoning standards from the Shops at Broad Street PD, Planned Development District and has entitlement for construction of up to 330 multi-family residential dwellings. The developer is requesting a PD, Planned Development District for this property to ensure that the development follows the principles, practices, and philosophies of transect-based urbanism. The proposed PD, Planned Development District standards for the multi-family dwelling units are designed to encourage a higher quality product than the current standards in the Shops at Broad Street PD, Planned Development District require.
Under the proposed zoning change, the applicant would be permitted to build a maximum of 388 multi-family dwelling units (58 additional units) in a four-story building with a five-story parking structure. The building design includes a mix of building materials, including, brick, metal panels, and fiber cement to create a variated façade with different textures. The building also features articulation to create multiple planes, balconies, and dooryards on the ground floor units facing the park trail. The proposed building elevations are shown in Exhibit C.
Facing the Shops at Broad Street, the front of the building will have a decorative plaza at the leasing office. Two (2) pool courtyards, one at each end of the building, will be available to the residents. Two (2) additional pocket parks are incorporated into the east façade of the building. Landscaping will be provided along the plaza and linear trail, and in the surface parking lot as shown on Exhibit D.
There are 528 parking spaces in the proposed parking structure for the residents. An additional 52 spaces in the structure have been designated for use by the Star Center. The surface parking between the apartment building and the Star Center will have seven spaces for the residents and 115 spaces for the Star Center. A portion of the fire lane on the east side of the building will be constructed with geoblock grass pavers. This will allow for a reconfiguration of a future driveway and parking lot connection to the City property to the east should it develop.
Summary
As proposed, the multi-family building creates visual interest using architectural elements such as dooryards or stoops and a wide palette of building materials. Additionally, the presence of new residential dwelling units in the Shops at Broad Street will encourage further commercial development on the adjacent lots.
Prepared By
Art Wright, AICP, Principal Planner
817-276-4226