Berry/University Form Based Code and Urban Residential Development Presented to the City Council by the Planning and Development Department October 11, 2016
Purpose Review proposed Berry/University formbased code and adoption schedule Review issues related to urban residential development that may benefit from Berry/ University code and other best practices Answer questions and receive comments 2
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Project Partners North Central Texas Council of Governments (NCTCOG) City of Fort Worth Texas Christian University (TCU) Fort Worth Transportation Authority (The T) Berry Street Initiative (BSI) 4
Project Boundary West Lowden St. West Bowie St. 6 th Ave. West Berry St. S. University Dr. West Berry St. West Berry St. West Devitt St. West Shaw St. Benbrook Blvd. 5
Berry/University Development Plan Residential Block Study Transit Station Block Study C F H B G E D A A. Secondary Dwelling Unit B. Duplex: Side by Side C. Duplex: Back to Back D. Fourplex E. Cottage Court F. Townhouse G. Garden Apartment H. Single-family House The Development Plan adopted on September 27, 2016 served as an illustrative guide for the creation of the Berry Form Based Code regulations. 6
Zoning Map: Six Districts BU- RA: Residential Attached BU- RX: Residential Mixed Use BU- CX: Commercial Mixed Use BU- SH: Shopfront BU- IX: Institutional Mixed Use BU- CIV: Civic 7
Form Standards: Lot Type Example Lot types and minimum square footages are used to establish predictable intensities and use options for each lot within a specific district. 8
Regulations For All Districts Parking requirements and access Landscaping and buffers Fencing and screening Site lighting Signage Land use standards 9
District-Specific Regulations Lot types with minimum square footages Building height and mass Setbacks and frontage Entrances Transparency (windows) Access and parking location Public realm street tree/furniture zone Permitted land uses 10
Form Standards: Shopfront District 11
Form Standards: Shopfront District 12
Form Standards: Residential Attached 13
Form Standards: Residential Attached Graphically driven content establishes clear regulations and design intent for predictable development patterns. 14
Form Standards: Stormwater Bonus Properties within the stormwater bonus boundary can access a height bonus if additional stormwater mitigation methods fulfill the code s established mitigation requirements. 15
Proposed Adoption Schedule Activity Date Zoning Commission briefing August 10, 2016 Code draft posted for public review August 12 Public meeting August 24 City Council briefing and M&C to initiate October 11 Zoning Commission recommendation October 12 Urban Design Commission recommendation October 27 City Council adoption November 1 To download a copy of the Berry/University Form Based Code, visit the City s website at: www.fortworthtexas.gov/westberry 16
Urban Residential Development Presented to the City Council by the Planning and Development Department October 11, 2016 17
Background Encouraging housing diversity is a priority established by the Comprehensive Plan and other city initiatives. Comprehensive Plan designates mixed-use and urban residential areas. Future land use plan and zoning for increased density help take pressure off single-family areas by offering designated locations for higher density housing. There is an increased volume in applications for smalllot residential plats, including lots that do not abut streets. 18
Issues Subdivision Ordinance does not accommodate this type of development: Placement of utilities Vehicle and pedestrian access Emergency response and other services Development less than 1 acre is exempt from stormwater management plan requirement, potentially causing issues in flood-prone areas Both developers and staff want increased predictability and options to address access, infrastructure, and building design 19
Typical Townhouse Plat Single-family lots divided into 2,500 sq ft lots (25 x 100 ft) Townhouses face street Garage access at rear of lots 2,500 sq ft lots facing street Rear garage access 20
Atypical Townhouse Plat Lots facing rear yards Single-family lots divided into 800+ sq ft lots (16 x 50 ft) Some townhouses face rear yard 15 lots total 800 sq ft lots facing street 21
Berry/University Housing Options F B G C E D H A A. Secondary Dwelling Unit B. Duplex: Side by Side C. Duplex: Back to Back D. Fourplex E. Cottage Court F. Townhouse G. Garden Apartment H. Single-family House 22
Portland Infill Design Tool Kit 23
Los Angeles Small Lot Design Guidelines Allows lots without street frontage Delineates pedestrian circulation Eliminates internal setback requirements but addresses setbacks with adjoining properties Provides guidance on: o Site configurations o Open space o Privacy o Height-to-width ratios o Transitional height slopes 24
Possible Ordinance Updates Lot access (other than streets) Lot size Lot coverage (buildings and impervious surface) Lot and building orientation Building façade adjacent to streets Internal vehicle maneuverability Location and size of access and utility easements Stormwater management plan requirements 25
Next Steps August 24 October 11 Oct. Dec. City Plan Commission asks staff to research other ordinances and policies for urban residential development City Council briefing Mixed-Use Zoning Advisory Group recommends additional amendments for UR and MU zoning 26
Questions? Comments? 27