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CC November 19, 2024

District: 9 | Monticello/Linwood

ZC November 13, 2024

District: 6 | Far Southwest

District: 10 | Far North

District: 10 | Far North

The Springs redevelopment's journey from its 2018 MOU to 2024 council approval illustrates the evolution of affordable housing development in Fort Worth. Initially structured as a partnership between Fort Worth Housing Solutions (FWHS) and Ojala Partners with a $15.86 million Fannie Mae financing package, the project has grown into a comprehensive neighborhood revitalization effort.

The pre-legislation reform 2018 MOU established baseline financial terms: FWHS would receive the greater of $60,000 per annum or 25% of Net Savings, plus a $90 per month per unit administrative fee for VASH/CoC units. The MOU committed to setting aside 43 units for Veterans Assisted Supportive Housing (VASH) or Continuum of Care (CoC) programs.

The MOU includes the possibility of extending the partnership under a Public Facility Corporation (PFC) structure after a 10-year term, ending in 2028. FWHS currently owns the land and there hasn’t been a newly executed MOU.

By 2024, the proposal expanded to 675 units across two phases, prompting discussion on both affordability preservation and neighborhood impact.

Here’s the deal in one image:

The November 2024 council discussion put dynamics around affordability, displacement, and neighborhood integration on display. There was no criticism of Ojala or FWHS; there was only praise, actually, but rather concern with the realities of mixed-income redevelopment. Council Member Jared Williams highlighted the stark contrast between current $900 rents and future market rates.

While the developer and FWHS addressed immediate resident concerns through their relocation plan and commitment to 51% affordability at 80% AMI, the larger question about rental rates versus homeownership opportunities wasn't resolved.

Infrastructure and neighborhood integration dominated much of the discussion. Council Member Elizabeth Beck pressed for specific commitments on traffic management, requesting traffic impact analysis at the site plan stage.

District 7 Council Member Macy Hill reinforced these concerns, emphasizing that traffic and parking are "huge issues" to both District 7 and District 9. Council Member Hill also serves on the Fort Worth Housing Finance Corporation.

The developer's product quality was crucial in securing approval. Council Member Charles Lauersdorf, citing Ojala's work in District 4, described their developments as a "godsend." This history of successful execution helped overcome initial zoning commission concerns, which had recommended denial for the Spring Hill portion while approving Spring Glen.

Gyna Bivens, District 5 Council Member, drew on historical context of Fort Worth Housing Solutions' improved relocation practices since Ripley Arnold, specifically citing successful Stop Six relocations and the formation of effective tenant association.

FWHS's commitment to comprehensive relocation assistance and right of return helped secure broader support. The Council ultimately approved both phases with specific conditions that went beyond the original MOU framework:

While the 2018 MOU focused primarily on financial terms and basic operational requirements, the 2024 approval reflects a comprehensive vision for neighborhood integration, resident protection, and sustainable development.

Zoning Commission 11/13/24

Zale Properties is developing a 648-unit multifamily deal at 10440 Chisholm Trail Parkway in Fort Worth's District 6. The 36.4-acre site will deliver two phases of Class A product under PD 1090 zoning.

Phase 1 features 300 units with 6,000 square feet of amenity space. Unit mix includes 165 one-bedrooms (55%), 117 two-bedrooms (39%), and 18 three-bedrooms (6%). The phase provides 500 parking spaces across surface spots, carports, and garages, achieving 28.8 units per acre on 10.4 acres.

Phase 2 delivers 348 units with matching amenity square footage. The deal includes 590 parking spaces on 12.92 acres, reaching 27 units per acre.

The development team, represented by Ray Oujesky and Teddy Boschini of Kelly Hart & Hallman LLP, requested a continuance to secure waivers for carport placement and parking configurations. The deal requires fire department signoff on access and hydrant locations. The site must maintain 12.6 acres of open space, including floodplain areas.

Several notable specifics from the documents:

The site is surrounded by vacant A-5 single-family land to the north and west, with PD1091 commercial parcels east and south. The documents show standard market-rate unit mixes, amenities, and parking ratios without any affordable housing components or requirements noted.

Taylor Morrison and JBI Partners propose 212 detached multifamily units at 2101-2200 Avondale Haslet Road in Fort Worth. The deal features single-family-style product with all two-story 1,767 sq ft units (682 ground floor, 1,085 second floor), two-car garages (408 sq ft), and 80 sq ft porches. The site layout requires 8-foot minimum spacing between units and all homes include Type 130 fire sprinklers.

Zoning Commission 11/13/24

Major infrastructure improvements underpin the location: TxDOT will upgrade Highway 287 with bridge reconstruction over a 3-4 year timeline, new fire station construction between railroad tracks, and Commissioner Wurman noted planned north-south arterials connecting to Highway 114. Avondale Haslet Road has been expanded to four lanes with center turn lane and sidewalks. Avondale Farms Drive will extend to Highway 287's northbound frontage road after TxDOT improvements.

Community opposition centered on current infrastructure constraints. Neighboring Wildstone Construction noted impacts on their 165 employees, while resident William Edmundson highlighted 40-minute commutes for 10-mile trips. The Gideons emphasized need for emergency services and retail before housing.

‘s representative requested continuance to January 2025, stating that they are “relooking at the site plan and possibly revising it." The deal represents downzoning from Light Industrial to Low Density Multifamily, maintaining 12.7 acres of open space on the 37.577-acre site.

Staff supports the rezoning, citing infrastructure improvements and noting the 100-foot railroad buffer to existing residential. A gas well pad site requires setbacks: 225' for Protected Use structures, 125' for Habitable Structures, and 200' from tank battery.

Matrix Equities, LLC is expanding its PD 1363 development at 1101 Highway 114 in Fort Worth, adding 2.67 acres to their existing 17-acre project. The development will house 204 rental units in single-story detached buildings. Their mix includes 66 one-bedrooms and 138 two-bedrooms configured across three building types: 10 four-unit buildings with mixed beds, 23 six-unit buildings with mixed beds, and 6-7 four-unit buildings with all two-beds.

The architecture features cementitious facades with masonry accents. Amenities center on a 14,000 SF community space and 3,600 SF leasing facility. The 439 parking spaces exceed city requirements by 31 spaces, including ADA-compliant spots (8 standard, 1 van accessible). Private yards complement each unit.

Development standards modifications include reducing open space from 35% to 10%, allowing fencing between buildings and right-of-way, implementing 10-foot front setbacks, permitting units to face any direction relative to public right-of-way, and waiving the MFD site plan requirement. The site maintains perimeter setbacks with 10' on northwestern/western/southern borders and 30' on the eastern edge against E zoning.

Zoning Commission 11/13/24

While staff determined the land use compatible with surrounding properties, they noted the reduced open space conflicts with Comprehensive Plan stormwater management policies. On November 13, 2024, the development team requested a continuance to December's zoning commission meeting to refine their site plan for the A-5 One-Family to PD/D High Density Multifamily rezoning.

The project sits near River's Edge HOA and Gateway Church, with density increasing from 32 to 38 units per acre under the new plan.

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