33 replies to this topic

[AndyN]

https://ftworthtimes...-ave-fort-worth

[Jeriat]

https://ftworthtimes...-ave-fort-worth

 

...well there goes my streetcar stop idea.

[Stadtplan]

ZC-21-161

Zoning Change

Filed: 09/02/2021

 

Project Description:

Samuels 515 Apartments

Zone Change to PD for 515 and 521 Samuels Avenue

Request Zone change to 'PD' in order to develop the site under standards allowable by the future H-2 zoning intended for the site. This application is for both 515 and 521 Samuels per the Metes and Bounds statement attached and in the attached boundary survey

 

Applicant:

Philip Stewart

PSA

P.O. Box 2010

Lake Oswego, OR, 97035

(redacted)@psapdx.com

 

Owner:

Brewer & Hale LLC

101 W. Glade Road

Suite 109

Euless TX 76039

[Austin55]

Details from zoning agenda,

 

 

From: “D” High Density Multifamily, PD 489/ “H” Central Business District/Downtown

Urban Design District Overlay

To: “PD/H” Planned Development for “H” Central Business District uses and the

Downtown Urban Design

The properties are located between at the top of Trinity River bluff and Samuels Avenue. The applicant is

proposing a zoning change from various zoning districts to “PD/H” Planned Development for “H” Central

Business District uses and the Downtown Urban Design District Overlay with a height restriction of ten (10)

stories. The property is currently vacant land. The applicant intends to redevelop the property for townhomes.

The applicant will be subject to the Downtown Urban Design Standards and Guidelines and the Downtown

Urban Design District will approve the site plan.

[Austin55]

During the Zoning Commission the applicant said they planned to build a 4 story building with 27-30 units. No renderings were shown.

[AndyN]

I've seen the floorplans but they haven't been publicly released yet. They're gonna put a lot of building on a little lot.

[Urbndwlr]

who is developing it?

[Stadtplan]

https://www.tdlr.tex.../TABS2022012894

 

PROJECT

Project Name: The Harrison Apartments

Project Number: TABS2022012894

Facility Name: The Harrison Apartments

Location Address: 515 Samuels Avenue

Fort Worth, TX 76102

Location County: Tarrant

Start Date: 6/1/2022

Completion Date: 6/1/2023

Estimated Cost: $3,645,000

Type of Work: New Construction

Type of Funds: This project is privately funded, on private land for private use.

Scope of Work: New 4-story wood and steel framed apartment building containing 27 residential units and separate amenity and storage building.

Square Footage: 23,535 ft 2

 

OWNER

Owner Name:

Brewer & Hale LLC

Owner Address:

101 W. Glade Road, Suite 109

Euless, Texas 76039

 

TENANT

Not Assigned

 

DESIGN FIRM

Design Firm Name:

PSA Incorporated

Design Firm Address:

P.O. Box 2010

Lake Oswego, Oregon 97035

[Austin55]

Rendering via DFWI projects page
https://www.dfwi.org/go/the-harrison

[RD Milhollin]

They stole that design from Holiday Inn Express!

[steave]

Are you an architect?

No but I stayed at a Holiday Inn Express last night.

[Stadtplan]

Are you an architect?
No but I stayed at a Holiday Inn Express last night.

Too funny! Thats great.

[JBB]

I know its a fad, but the duo-chromatic grays with a bright accent pattern is beyond repetitive.

[Jeriat]

I know its a fad, but the duo-chromatic grays with a bright accent pattern is beyond repetitive.

 

And yet, still sticks out from all the other 21st century apartments on that strip. 

I don't know if it's the orange or that it looks "generic" compared to the others. 

[JBB]

Well, some of those apartments in the Samuels area are a decade old and a few are closing in on or more than 15 years old.

[Jeriat]

Well, some of those apartments in the Samuels area are a decade old and a few are closing in on or more than 15 years old.

 

...easy to forget, sometimes. 

[JBB]

Someone in my wife's family sold property in the area to one of the apartment developers in 2002.

[Stadtplan]

https://accela.fortw...ShowInspection=

 

Record PB22-05497: 

Commercial New Building Permit

Record Status: Pending

 

Project Description:

The Harrison

New 4-story multi-family for rent apartment building consisting of 27 units with surface parking and amenity building.

 

CONSTRUCTION INFORMATION

Total Job Value: $4,700,000

Total Square Footage: N/A

Estimated Cost: $3,500,000

Housing Units:27

 

[Stadtplan]

The Franklin at Samuels Ave changes ownership:

 

https://accela.fortw...ShowInspection=

 

Project Description:

THE FRANKLIN AT SAMUELS AVE

CO // New Owner // Apartment to Apartment // Previous CO PO14-05011 // 5 Apt blgs and 4 carports.

 

520 SAMUELS AVE, Fort Worth TX 76102

[CrimsonBuilders]

Were going under contract on this one today. Really excited.

[AndyN]

I noticed some fresh surveyor droppings on the property yesterday. Glad to see it's moving forward as I thought it was one of the projects that died. 

[AndyN]

Demolition and grubbing commenced 6/8/2023.

[Crestline]

The site as of yesterday:

 

[Austin55]

This project has seen some drama: https://fortworthrep...affic-concerns/

[Doohickie]

You know, I kind of side with the objections on that one.  You can't have parking that far away.  Why not do two smaller projects, each with adequate on-site parking?  Or a residential building over a parking garage?

[Shanedallas76]

You know, I kind of side with the objections on that one.  You can't have parking that far away.  Why not do two smaller projects, each with adequate on-site parking?  Or a residential building over a parking garage?

I can see how adding the building over a garage would be the most efficient solution. I wonder how cost prohibitive it would be. Essentially you have tenants (cars) that also need to pay rent per each SF occupied. Would that rent easily be added to the lease? Could they offer parking to the public to help offset those costs?

[Doohickie]

 

You know, I kind of side with the objections on that one.  You can't have parking that far away.  Why not do two smaller projects, each with adequate on-site parking?  Or a residential building over a parking garage?

I can see how adding the building over a garage would be the most efficient solution. I wonder how cost prohibitive it would be. Essentially you have tenants (cars) that also need to pay rent per each SF occupied. Would that rent easily be added to the lease? Could they offer parking to the public to help offset those costs?

 

I think you'd simply roll the cost of the parking into the lease.  I don't think most apartments offer parking to the public if they have excess.

[Urbndwlr]

I understand and agree that the adjacent condo owners were given a raw deal b/c City failed to notify them properly.  They should be given an opportunity to comment on the proposed requested variance. 

 

HOWEVER, their insistence that every residential unit MUST have on-site parking is too rigid and limiting.  We cannot make car storage the #1 way of designing our city or neighborhoods. 

 

 

This quote from the Fort Worth Report article made me laugh:

(my comments in bold)

 

Amelia Pantoja, a Charles Nash PTA board member and parent, said the school already has people parking in its lot who aren’t teachers or parents, taking away spots from people with school business. (If its residents who are overflowing from their units who park in Nash Elementary lot, they should be towed.   If its not residents, its def a red herring).  

She referenced an Aug. 7 “meet the teacher” event the school hosted, where parents showed up drenched in sweat because they couldn’t find parking nearby and had to walk multiple blocks in the heat.  (So, parents have the right to have very close places to store their personal car during high volume school events.)

“A family not being able to attend our event due to parking limitations damages our ability to give families a full experience,” Pantoja said. “Building an apartment complex that does not provide parking for all of its tenants stifles the student experience.” (So an adequate student experience involves having plenty of available parking stalls really close to the school?  Students should never be expected to have to walk a block or so with their parents, even during periodic high volume events?)  This is a suburban or small town standard to apply to an urban school, that doesn't take into account the consequences of maintaining tons of parking for high volume parent parking which only happens a few times per year.  Lets be a little more flexible.

[mmmdan]

My son attends Alice Carlson Elementary and I live near Daggett Montessori and Daggett Elementary and I can tell you that neither of those schools have enough parking spots for their periodic high volume events.  When those events occur, both the families and the neighbors have to deal with it.

 

At some point the city has to accept the fact that it's a city and you can't expect suburban "conveniences." 

[TLA]

De Zavala, Lily B, Trimble… the inner core city schools near me also don’t have a sea of parking. It makes is that much more charming.

Building enough parking for the occasional high volume event is a suburban luxury. It’s what has gotten us into horrible
land use decisions and the inability to highly concentrate daily activities…

[rriojas71]

De Zavala, Lily B, Trimble… the inner core city schools near me also don’t have a sea of parking. It makes is that much more charming.

Building enough parking for the occasional high volume event is a suburban luxury. It’s what has gotten us into horrible
land use decisions and the inability to highly concentrate daily activities…

Exactly.  Another offender is the parking for the Montgomery Plaza retail.  I have never seen anyone park in the huge middle section of the parking lot.  Even during the Holidays it is still empty.

[Crestline]

HOWEVER, their insistence that every residential unit MUST have on-site parking is too rigid and limiting.  We cannot make car storage the #1 way of designing our city or neighborhoods. 

 

I have posted in favor of fewer than one spot per unit for the Jones residential project next to Central Station downtown, but I'm on the fence about this development. Route 12 does serve Samuels, which means non-car living is possible here, but I still have the feeling that everyone in this neighborhood will own a car. 

[AndyN]

Steel was rising when I drove by a week or two ago. Within the last few days, the ground floor seems to be largely framed up but I didn't get a fresh picture. Looks like someone needs to review the SWPPP and freshen up that construction entrance.

 

[CrimsonBuilders]

Steel was rising when I drove by a week or two ago. Within the last few days, the ground floor seems to be largely framed up but I didn't get a fresh picture. Looks like someone needs to review the SWPPP and freshen up that construction entrance.
 

You are right. Fixed and paving in now.