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STAFF REPORT URBAN DESIGN COMMISSION CITY OF FORT WORTH, TEXAS

DATE: September 16, 2021 COUNCIL DISTRICT: 9

GENERAL INFORMATION

REQUEST Certificate of Appropriateness

APPLICANT/AGENT Jesse Stamper/Placemaker Property

LOCATION 451 & 455 Bryan Avenue

ZONING NS-T5

ANALYSIS OF PROPOSED WORK

CERTIFICATE OF APPROPRIATENESS

The applicant requests a Certificate of Appropriateness for a waiver from the Near Southside District Standards & Guidelines for the following items:

a. A waiver from the requirement to provide pedestrian entrances to ground floor units. b. A recommendation to the Board of Adjustment for Construction within the 3’ minimum rear setback; c. A recommendation to the Board of Adjustment for building height (roof terraces, elevator lobby, stair access, etc.); and

APPLICABLE NEAR SOUTHSIDE DESIGN STANDARDS & GUIDELINES SECTION 4.B- Development Zones (T5)

• 20-foot maximum front setback • 18-foot minimum façade height • 5 stories max. if single use • 8 stories w/ public space or mix of uses • 10 stories w/ public space and mix of uses • Parking behind or beside buildings

SECTION 5.C.1 – Building Location and Orientation 1. Base Setback Standards New buildings shall be located in relation to the boundaries of their lots according to the setback standards listed below and depicted to the right.

• FRONT SETBACK 0 ft. min., 20 ft. max. except as described in Section 5.C.2. below.

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• SIDE SETBACK 0 ft. min., except as described in Section 5.C.2.e. below.

• REAR SETBACK 3 ft. min.

• CORNER SETBACK 5’ x 5’ dedication when required by Section 5.C.2.f. below.

SECTION 5.D. – Building Height

1. Height Guideline - New single-story buildings are strongly discouraged. Multi-story buildings are consistent with the urban character of the district and are essential in achieving economic and urban design goals for the district. In NS-T4HN single-story residential structures are permitted.

2. Building Heights - shall conform to the standards listed below and shown in the diagrams to the right. Zones are shown on maps in Section 4.B. Height is measured in stories, not including a raised basement or inhabited attic; i.e., the number of complete stories between the average grade of the frontage line to the eave of a pitched roof or to the surface of a flat roof. In NS-T4H, roof top structures or usage other than maintenance access or maintenance use shall count towards height requirement. Enclosed staircase, or roof top structured deck shall count as additional story.

SECTION 5.C.3 – Building Location and Orientation

3. Pedestrian Entrances 1. Primary pedestrian building entrances shall be located on the street frontage of the

building. If a site’s slope presents significant impediments to a street fronting entrance, such as a need for stairs within the public right-of-way - and a proposed entrance from an adjacent side façade would provide a similarly visible and inviting entrance, City staff may approve an exception administratively. For buildings fronting other public spaces, the primary pedestrian entrance shall be oriented to and accessible from the public space

CASE BACKGROUND Bryan Flats is a five-story, 36,430 gross sf multi-family project. The project site, which is approximately 0.21 acres in size and square in shape, is composed of two platted lots in the W. B. Tucker subdivision. The subject property is located in the southeast corner of the intersection of Petersmith Street and Bryan Avenue, just north of a recent townhome development. An unimproved alley 10’ in width runs adjacent to the property in the rear. The primary façade of the structure is located along Bryan Avenue. Exterior materials include board-formed concrete, metal panel, and stucco. The project will also include a large landscaped front entrance and plaza, a small private courtyard, accessible from an interior hallway and from a sidewalk along the north edge of the property, and a small rooftop terrace. The project proposes to add a total of 95 units to the properties at 451 and 455 Bryan Avenue. The proposed micro-units vary in size from 204 to 272 sf in size.

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FINDINGS/RECOMMENDATIONS a) The applicant is requesting a waiver from the Near Southside District Standards & Guidelines from the requirement to provide pedestrian entrances to ground floor units. The Near Southside District Standards and Guidelines require pedestrian entrances for ground-floor units. However, the applicant ran into several issues during project development that necessitated the request for a waiver. The applicant has stated that due to internal space constraints and the slope of the site, there are logistical challenges in providing pedestrian entrances to ground floor units. This is validated by a review of site conditions. The site slopes from the southwest to the northeast portion of the site, with a range in elevations of approximately 668 to 660 across the site and a slope percentage of 7.5%. As previously mentioned, space constraints interfere with the developer’s ability to provide pedestrian access; because the structure is built up to the lot line, a choice that is encouraged to support activation along the street, access to units from street level doors would impede egress along the sidewalk. Additionally, the applicant proposes to provide a main entry, canopies, and large openings on the façade along Bryan Avenue to create an engaging pedestrian environment along the street and sidewalk. Summary of considerations:

• Due to the slope/topography on the lot, the small size of the lot, the small size of the proposed units, and the zero-lot line setback, adding pedestrian entrances along the ground floor of the structure along Bryan Ave would be challenging to achieve. It would also reduce the number of buildable affordable units and reduce other amenities, such as the plaza area, to compensate for space. (See exhibits related to topography in supplemental material; see also discussion regarding building setback request below.)

• The proposed building’s face along Bryan Avenue is relatively short, at about 90 feet in length. Of this, approximately a third of the façade is represented by the large main entry and canopied area, leaving approximately 60 feet without a door to the street. The impact to activation along the building edge is thus minimal.

• Bryan Avenue is not represented as either a Main street in the NS circulation network and street design map, nor as a mixed use or activity street on the city’s thoroughfare network. It is a quiet and somewhat narrow residential street. Therefore, the active street-facing design of the projects facade is compatible with the current use of the street and the anticipated foot traffic.

• Extensive fenestration is provided along the building façade as it touches Bryan Ave, which activates the space along the street in a way that compensates for the loss of pedestrian entrances. Additionally, a door to the street is provided along the north side of the building.

The proposed project and along the street frontage on Bryan are consistent with the spirit of the general development principles of the Near Southside--specifically Section 2.B.1, which requests that development in the district “Promote a pedestrian-oriented urban form: [promote] a walkable, urban form of development, consistent with the district’s historic urban character”. The project is also consistent with Section 5.A., which encourages developers to “Design sites and buildings, and the lower floors of buildings in particular, so that they promote pedestrian activity and provide an active, human-scale, continuous, pedestrian-oriented street edge along public sidewalks.” b) The applicant is requesting a recommendation to the Board of Adjustment for Construction within the 3’ minimum rear setback.

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The Near Southside District Standards and Guidelines require a minimum 3-foot setback from the rear lot line for new buildings. However, the applicant is proposing to build to a zero-lot line in the property rear in order to maximize the amount of space available for ground floor units (see discussion above regarding unit and site size). The proposed waiver request is consistent with the spirit of the development principles of the Near Southside. Specifically, the project is compatible in intent with Section 2.B.4, which encourages diverse housing options within the Near Southside by: “Providing a large number of units and options for various household types and income levels is critical to the district’s success. Providing a medium scale and infill residential options for various household types and income levels is critical to the district.”

c) The applicant is requesting a recommendation to the Board of Adjustment for building height (roof terraces, elevator lobby, stair access, etc.); The Near Southside District Standards and Guidelines limit single-use development projects in the T5 subdistricts to five stories. However, the applicant is proposing to include a small rooftop terrace that is approximately 713 gross sf in size and accessible by an internal stairway, that overlooks the intersection at the corner of Peter Smith and Bryan Ave. Under current code, this terrace would count as a 6th story, as it is an area of active use for residents and not simply a maintenance-only access structure. The proposed waiver request is consistent with the spirit of the development principles of the Near Southside. Specifically, the project is compatible with the intent in Section 2.B.7, which states thus: “The Near Southside development standards and guidelines promote high quality design, and the development review process promotes flexibility. Standards and guidelines, as well as the development review process, are intended to support creativity and exceptional design while discouraging uniformity.” The terrace is a unique feature that provides additional amenity space to residents and a unique view of the neighborhood. It is an example of excellence and creativity in design.

Given the above, Staff recommends the following motion:

• That the request for a Certificate of Appropriateness for a waiver from the Near Southside District Standards and Guidelines for pedestrian entrances be approved.

• That the request for a recommendation to the Board of Adjustment for Construction within the 3’ minimum rear setback be approved; and

• That the request for a recommendation to the Board of Adjustment for building height (roof

terraces, elevator lobby, stair access, etc.) be approved.

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Supplemental Information

Fig. 1 – Location, base zoning, and lot configuration of subject property.

Fig. 2 – Site topography of subject property. Values range between 668 on the south west end of the property and 660 on the northeast end (2007 topography).

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Fig. 3 – The subject property as seen from Bryan avenue, looking from the street to the southeast.

Fig. 4 – Unit count and layout of development, ground floor

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Fig. 5 – Unit count and layout of development, levels 2-5

Fig. 6 – Unit count and layout of development, roof level.

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Fig. 7 – Render looking northeast from Bryan Avenue

Fig. 8 – Render looking southwest from Peter Smith. Note the small rooftop terrace area.