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Case Number _ZC-17-197_
ZONING MAP CHANGE STAFF REPORT
City Council Meeting Date: Council District 9 December 5, 2017
Continued Yes ___ No _X_ Case Manager Beth Knight__ Surplus Yes ___ No _X_ Council Initiated Yes _X_ No ___
Owner / Applicant: City of Fort Worth Planning and Development
Site Location: Generally bounded by Seminary Drive, Granbury Road, Interstate 20, and the
BNSF Railway Mapsco: Pg. 89&90
Proposed Use: Single Family Residential, Institutional, Commercial Request: From: “A-5” One-Family, “B” Two-Family, “C” Medium Density Multifamily, “D” High
Density Multifamily, “CF” Community Facilities, “ER” Neighborhood Commercial Restricted, “E” Neighborhood Commercial, "FR” General Commercial Restricted, "I" Light Industrial, and PD 375 "PD/SU" Planned Development/Specific Use for all uses in "E" Commercial plus upholstery facility with conditions: 1. Hours of operation shall be from 7:00 a.m. to 6:30 p.m. Monday thru Saturday; 2. Limited to 3000 square feet of building area known as 3404 Westcreek Drive; 3. Number of employees shall not exceed two; 4. No hazardous materials shall be maintained on the premises; 5. Business vehicles shall be limited to two; and 6. All work shall be conducted inside and no work will be conducted outside; no outside storage
To: “A-5” One-Family, “A-7.5” One-Family, “CF” Community Facilities, “ER”
Neighborhood Commercial Restricted and “E” Neighborhood Commercial
Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is consistent. Background: The rezoning proposal covers generally the northern and eastern portions of the South Hills neighborhood. This area has been zoned predominantly “B” Two-Family with areas of commercial and industrial zoning since the inception of zoning in 1940 and subsequent annexations through the mid-1950s. A meeting was held at the request of Council Member Zadeh for the affected property owners regarding the proposed zoning changes on August 21, 2017, and was well attended. At that meeting, the neighborhood voted to proceed with the zoning, as proposed. Site Information:
Applicant: City of Fort Worth Planning & Development Dept. 200 Texas Street
Zoning Commission Recommendation: Approval by a vote of 9-0
Opposition: None submitted Support: South Hills NA representative spoke, several
present, several letters submitted
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Fort Worth, TX 76102 Owner: various Acreage: 462.04 ac. Comprehensive Plan Sector: TCU/Westcliff Surrounding Zoning and Land Uses:
North “A-5” One-Family, “B” Two-Family, “E” Neighborhood Commercial, “J” Medium Industrial / Single family, commercial, and industrial uses
East “A-5” One-Family, “CR” Low Density Multifamily, and “PD 885” Planned Development for a seminary campus / Single family uses, multifamily, and seminary campus
South “A-5” One-Family and “PD 978” Planned Development for mixed uses / Single family and commercial uses
West “A-5” One-Family, “C” Medium Density Multifamily, “CF” Community Facilities, and “E” Neighborhood Commercial / Single family uses, duplexes, church, and commercial uses
Recent Relevant Zoning and Platting History:
Zoning History: ZC-05-031, within subject area, from E to PD for FR uses plus motel, denied; ZC-10-053, within subject area, from B to A-5, approved; ZC-10-090, east of subject, from B, C, CF, E, FR to PD for CF uses, approved PD 885; ZC-13-045, southwest of subject, from A-5, CR, C, E, FR, F, and PDs 93, 175, 218, 348, 542, & 683 to PD for MU-1, approved PD 978;
ZC-14-133, within subject area, from B to PD for 4 residential units, denied; ZC-14-138, northwest of subject, addition of TCU Residential Overlay, approved; and ZC-16-174, within subject area, from B to E, approved for ER.
Platting History: Commercial within subject, Seminary Hill FS-10-128;
Institutional use east of subject, Seminary Hill FS-12-059; and Commercial southwest of subject, Westcliff FS-14-059.
Transportation/Access
Street/Thoroughfare Existing Proposed In Capital
Improvements Plan (CIP)
Granbury Road Freeway Freeway No
Granbury Road Neighborhood Connector
Neighborhood Connector No
Seminary Drive Neighborhood Connector
Neighborhood Connector No
Public Notification:
The following Neighborhood Associations were notified: South Hills NA * Foster Park NA Neighbors Working Together North Greenbriar NA Overton Park NA Overton South NA
District 6 Alliance Fort Worth League of Neighborhood Associations
Seminary Hill NA South Hills South NA Rosemont NA Wedgwood East NA Wedgwood Square NA Westcliff West NA Westcreek Central NA Westcliff NA Fort Worth ISD
Streams and Valleys Inc Trinity Habitat for Humanity Development Impact Analysis:
1. Land Use Compatibility Based on retaining an established single-family development pattern and lower intensity non-residential uses and removing duplex and industrially zoned land from areas not anticipated for increased density, the proposed zoning is compatible with surrounding land uses and zoning.
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2. Comprehensive Plan Consistency
The 2017 Comprehensive Plan designates the site as single family institutional, neighborhood commercial, general commercial, and public park. The proposed zoning conforms to the following Comprehensive Plan policies:
• Encourage appropriate development and redevelopment within central city commercial districts and neighborhoods.
• Promote measures to ensure that residential developments, whether single-family or multifamily, large lot or small lot, are compatible in scale to abutting residential developments. A significant increase in units per acre or reduction in lot size should be discouraged for new development immediately adjacent to existing development or platted and zoned property.
• Protect residential neighborhoods from incompatible land uses, cut-through traffic, disinvestments, encroachment, speculation, demolition, neglect, and other negative forces.
Based on conformance with the future land use map and policies stated above, the proposed zoning is consistent with the 2017 Comprehensive Plan.
Attachments:
• Location Map • Area Zoning Map with 300 ft. Notification Area • Future Land Use Map • Aerial Photograph • Minutes from the Zoning Commission hearing
0
47004700
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IH 20
MC C
ART
MERI
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FULLER
BILGLADE
SAND
AGE
TRAIL LAKE
GAMBRELL
BINYON
WOSLEY
COCK
RELL
WESTFIELD
SOUTH
WINIFRED
SOUTHWEST LOOP 820
WEDGWAY
WOOTEN
BOYCE
YATESWA
YSID
E
MEDINA
MARTIN LYDON
FRAZ
IER
ODESSA
SELKIRK
WOOD
WAY
STAP
LES
WARR
EN
COVERT
WESTCREEK
SURR
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SOUT
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DGE
CHER
OKEE
RECT
OR
SUFFOLK
SPURGEO
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LEITH
FLINT
MELIT
A
HARW
EN
KIMBERLY
CLAY
WABASH
BOLT
LOWE
LL
STAD
IUM
OVER
TON
WILS
ONST
ANDI
SH
WAITS
LUBB
OCK
VEGA
ANITA
GRANBURY
SOUTHGATE
RUST
ON
WHITTIER
LARKIN
NORWICHSADLER
WEDGHILL
KESW
ICK
GREE
NE
GARR
ICK
CRESTON
CORDONE
ROGE
RS
RUTL
AND
CROMART
MORLEY
SEMINARY
MC CART IH 20 EB
WILLOMET
HEYWOOD
KYLE
WEST
CRES
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TOWN
SEND
CORN
ISH
MC CART IH 20 WB
MORRELL
WAITS
CRESTON
VEGA
IH 20
RECT
OR
COCKRELLRECTOR
COVERT
LUBB
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LEITH
WAYS
IDE
LUBBOCK
BOYCE
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RECT
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CRESTON
FRAZIER
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GRANBURY
GREE
NE
IH 20
MC C
ART
MERI
DA
FULLER
BILGLADE
SAND
AGE
TRAIL LAKE
GAMBRELL
BINYON
WOSLEY
COCK
RELL
WESTFIELD
SOUTH
WINIFRED
WEDGWAYWOOTEN
BOYCE
YATESWA
YSID
E
MEDINA
MARTIN LYDON
FRAZ
IER
ODESSA
SELK
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STAPLE
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WARR
ENCOVERT
WESTCREEK
SURR
EY
SOUTH RIDGE
RECT
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MELITA
KIMBERLY
STAD
IUM
LUBB
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VEGA
GRANBURY
RUSTON
IH 20
BOYCE
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RECTOR
CF
GFR E
CF
CF
PD88R
PD1059
FR
A-43
PD978
A-21
FR
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E
FR
PD375
FR
ER
PD1122
FR
E
CF
B
A-5PD199
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ER
A-5
A-5
A-5
PD211
ERA-5PD978
PD97
PD206A-5
A-5
PD675
0 1,700 3,400850 Feet
ÜSubject Area300 Foot Notification Area
ZC-17-197
Applicant: City of Fort Worth Planning and Development Address: Generally bounded by Seminary Drive, Granbury Road, Interstate 20, and the BNSF RailwayZoning From: A-5, B, C, D, CF, ER, E, FR, I, PD 375Zoning To: A-7.5, A-5, CF, ER, EAcres: 462.039396Mapsco: Pg. 89&90 Sector/District: TCU/W.cliffCommission Date: 11/8/2017 Contact: 817-392-8190
IH 20
MC C
ART
MERI
DA
WALTON
FULLER
WREN
TRAI
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E
SEMINARY
SAND
AGE
WOSLEY
BILGLADE
SOUTH
GAMBRELL
BINYON
WINIFRED
BOLT
COCK
RELL
WESTFIELDWA
YSID
E
WEDGWAY
FRAZ
IER
GLENMONT
WHARTON
SOUTHWEST LOOP 820
INWOOD
SELKIRK
ODESSA
WOOTEN
BOYCE
YATES
MEDINA
DREW
SPURGEONMARTIN LYDON
GRANBURY
WINFIELD
ANITARANIER
SURR
EY
WAYLAND
STAPLE
S
COVERT
COLU
SA
SOUTH RIDGE
CHER
OKEE
NORWICH
SUFFOLK
RECT
OR
ENCANTOLEITH
MELIT
A
HARW
EN
KIMBERLY
STAD
IUM
CLAY
WABASH
CARO
LYN
LOWE
LLMA
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BOYD
SOUTHGATE
EDGECLIFF
OVER
TON
LYNNDA LE
WILS
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WAITS
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WARR
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SADLERMANDERLY
WEDGHILLW
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NE
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WELL
VIEW
CORDONE
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IH 20 WB EXIT TRAIL LAKE
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RAND
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LAMBERT
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WREN
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WAY
LEITH
WREN
BOYCE
LUBB
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RUTLAND
RECT
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BILGLADE
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REC T OR
GRANBURY
RECT
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VEGA
8 0 500 1,000 1,500 2,000FeetPlanning and Development
Department 10/9/2017 - BK
South Hills Neighborhood: Proposed ZoningATTACHMENT A
Copyright 2017 City of Fort Worth. Unauthorized reproduction is a violation of applicable laws. This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. The City of Fort Worth assumes no responsibility for the accuracy of said data.
§̈¦20
LegendRezoning Boundary
Proposed ZoningA-7.5A-5CFEREPD 199
From "A-5" One-Family; "B" Two-Family; "C" and "D" Multifamily; "CF" Community Facilities, "ER", "E", "FR", and "G" Commercial; "I" Light Industrial, and PDs 199 and 375 to "A-7.5" and "A-5" One-Family, "CF" Community Facilities,
"ER" and "E", Neighborhood Commercial, and PD 199
IH 20
MC C
ART
MERI
DA
WALTON
FULLER
WREN
TRAIL
LAKE
SAND
AGE
WOSLEY
SOUTH
BILGLADE
GAMBRELL
WINIFRED
BINYON
BOLT
COCK
RELL
WESTFIELD
WEDGWAY
WAYS
IDE
SOUTHWEST LOOP 820
FRAZ
IER
WHARTON
DREWWO
ODW
AYSELK
IRKHILDRING
ODESSA
WOOTEN
BOYCE
YATES
GRANBURY
MEDINA
INWOOD
SPURGEON
MARTIN LYDON
GLENMONT
ANITARANIER
WINFIELD
WESTCREEK
STAP
LES
WARR
EN
COVERT
LUBB
OCK
SURR
EY
SOUT
H RI
DGE
CHER
OKEE
NORWICH
RECT
OR
SUFFOLK
COLU
SA
LEITH
FLINT
ENCANTO
MELIT
A
HARW
EN
KIMBERLY
EDGECLIFF
CLAY
STAD
IUM
WABASH
LOWE
LL
WEDGMONT
CARO
LYN
OVER
TON
LYNNDALE
WILS
ONST
ANDI
SH
WAITS
MARB
URY
SOUTHGATE
LARKIN
VEGA
BOYD
WEST
CRES
T
RUST
ON
CORTO
WHITTIER
SADLER
WEDGHILL
WEYBURN
KESW
ICK
GREE
NE
WONDERMANDERLY
GARR
ICK
ACAC
IA
CRESTON
WELL
VIEW
CORDONE
ROGE
RS
RUTL
AND
CROMART
MORL
EY
TOPPER
SEMINARY
MC CART IH 20 EB
WILLOMET
TOWN
SEND
HEYWOOD
KYLE
RAND
ELL
SOUTHCREST
MC CART IH 20 WB
DIAN
E
LAMBERT
W IH 20 EB TRAIL LAKETRAIL LAKE W IH 20 EB
SHELLBROOK MORRELL
CARNETT
FARRIS
WAYSIDE
STAD
IUM
WAYS
IDE
WOOTEN
WAITS
RUTL
AND
WREN
CRESTON
WAITS
MORLEY
BOLT
TRAIL LAKE
TOWN
SEND
GREE
NE
LUBB
OCK
WAITS
BOYCE
IH 20
LEITH
RUTLAND
LUBB
OCK
LUBB
OCK
WREN
CORDONE
BOLT
RECT
OR
VEGA
COCK
RELL
WEDG
WAY
LUBB
OCK
RECT
OR
CRESTON
FRAZ
IER
GRANBURY
COVERT
BILGLADE
RECTOR
WHAR
TON
ODES
SA
SUFFOLK
WAITS
CORDONE
A - Activity Street
CMCO - Commercial Connector
CMU - Commercial Mixed Use Street
NC - Neighborhood Connector
SL - System Link
Future Land Use CategoryVacant, Undeveloped, Agricultural
Rural Residential
Suburban Residential
Single Family Residential
Manufactured Housing
Low Density Residential
Medium Density Residential
High Density Residential
Urban Residential
Institutional
Neighborhood Commercial
General Commercial
Light Industrial
Heavy Industrial
Mixed-Use
Industrial Growth Center
Infrastructure
100 Year Flood Plain
Public Park, Recreation, Open Space
Private Park, Recreation, Open Space
Lakes and Ponds
ÜA Comprehensive Plan shall not constitute zoning regulations orestablish zoning district boundaries. (Texas Local Government Code, Section 219.005.) Land use designations were approved by City Council on March 7, 2017.
ZC-17-197
1,100 0 1,100550 Feet
Future Land Use
IH 20
MC C
ART
MERI
DA
WALTON
FULLER
WREN
TRAIL LAKE
SAND
AGE
WOSLEY
SOUTH
BILGLADE
GAMBRELL
WINIFRED
BINYON
BOLT
COCK
RELL
WESTFIELD
WEDGWAY
WAYS
IDE
SOUTHWEST LOOP 820
WHARTON
FRAZ
IER
DREWWO
ODWA
YSELK
IRKHILDRING
ODESSA
WOOTEN
BOYCE
YATES
GRANBURY
MEDINA
INWOOD
SPURGEON
MARTIN LYDON
GLENMONT
ANITARANIER
WESTCREEK
WINFIELD
STAP
LES
WARR
EN
COVERT
LUBB
OCK
SURR
EY
SOUT
H RI
DGE
CHEROKEE
NORWICH
RECT
OR
SUFFOLK
LEITH
ENCANTO
MELIT
A
HARW
EN
KIMBERLY
CLAY
STAD
IUM
WABASH
LOWE
LL
CARO
LYN
OVER
TON
LYNNDALE
WILS
ONST
ANDI
SH
WAITS
SOUTHGATE
MARB
URY
LARKIN
VEGA
WEST
CRES
T
BOYD
RUST
ON
SADLER
WEDGHILL
GREE
NECRESTON
CORDONE
ROGE
RSAC
ACIA
RUTL
AND
CROMART
MORLEY
SEMINARY
MC CART IH 20 EB
TOWN
SEND
RAND
ELL
DIANE
LAMBERT
MORRELL
GRANBURY
WREN
LEITH
VEGA
WEST
CRES
T
WAITS
COVERT
MORLEY
WAYSIDE
LUBB
OCK
SUFFOLK
GREENE
IH 20
RECT
OR
RUTL
AND
ODES
SA
LUBB
OCK
RUTL
AND
BOLT
TRAIL LAKE
LUBB
OCK
COCK
RELL
GREE
NE
BILGLADE
FRAZ
IER
FRAZIER
RECT
OR
BOYCE
WAITS
BOLT
Aerial Photograph
100 Year Flood Zone
Ü
ZC-17-197
1,250 0 1,250625 Feet Aerial Photography Date February 2017
Draft ZC minutes (not verbatim) November 8, 2017
Dana Burghdoff, Planning and Development described the surplus property process. Motion: Following brief discussion, Mr. Buchanan recommended Approval of the request, seconded by Ms. Trevino. The motion passed unanimously 9-0. 20. ZC-17-196 CITY OF FORT WORTH PLANNING & DEVELOPMENT (CD 9) – 3230 6th Ave. (John C Ryan, Lot 9, Block 5, 0.15 ac.) From: “B” Two-Family To: “A-5” One-Family Dana Burghdoff, Planning and Development described the surplus property process. Motion: Following brief discussion, Mr. Buchanan recommended Approval of the request, seconded by Ms. Trevino. The motion passed unanimously 9-0. 21. ZC-17-197 CITY OF FORT WORTH PLANNING & DEVELOPMENT SOUTH HILLS NEIGHBORHOOD (CD 9) – Generally bounded by Seminary Drive, Granbury Road, Interstate 20, and the BNSF Railway (See exhibit in case file, 462.04 ac.) From: “A-5” One-Family, “B” Two-Family, “C” Medium Density Multifamily, “D” High Density Multifamily, “CF” Community Facilities, “ER” Neighborhood Commercial Restricted, “E” Neighborhood Commercial, “FR” General Commercial Restricted, “I” Light Industrial, and PD 375 “PD/SU” Planned Development/Specific Use for all uses in “E” Commercial plus upholstery facility with conditions: 1. Hours of operation shall be from 7:00 a.m. to 6:30 p.m. Monday thru Saturday; 2. Limited to 3000 square feet of building area known as 3404 Westcreek Drive; 3. Number of employees shall not exceed two; 4. No hazardous materials shall be maintained on the premises; 5. Business vehicles shall be limited to two; and 6. All work shall be conducted inside and no work will be conducted outside; no outside storage To: “A-5” One-Family, “A-7.5” One-Family, “CF” Community Facilities, “ER” Neighborhood Commercial Restricted and “E” Neighborhood Commercial Scott Wood, 5108 Cockrell Ave, representing the South Hills neighborhood association spoke in favor. He gave handouts to the commissioners showing their outreach efforts. He stated that about half of the neighborhood was zoned B and that investors were leaving bandit signs and business cards all over the neighborhood, and that 33% of the neighborhood is investor owned. He spoke about concerns due to the proximity of TCU. Sherry McReynolds, 2709 Sadler Ave, spoke in favor of the request. She stated this is mostly a housekeeping zoning change for the neighborhood. Reyna Moreno, 4841 McCart Ave, asked about the status of her beauty salon. Staff responded and let her know if there was an operating business the zoning that was necessary for it was kept in place. Motion: Following brief discussion, Mr. Buchanan recommended Approval of the request, seconded by Ms. Trevino. The motion passed unanimously 9-0.
Draft ZC minutes (not verbatim) November 8, 2017
Document received for written correspondence ZC-17-197
Name Address In/Out 300 ft.
notification area
Position on case Summary
Scott Wood 5108 Cockrell Ave Support Representing South Hills NA
Sheryl McReynolds 2709 Sadler Ave In Support Spoke at hearing
Reyna Moreno 4841 McCart Ave In Opposition Spoke at hearing
Tony Lopez III 3208 W Seminary Dr In Opposition Sent letter
Jose Guzman 4741 Sandedge Ave In Opposition Sent notice
Patricia Lopez 3244 W Seminary Dr In Opposition Sent notice
Patricia Brizendine 2712 Leith Ave In Opposition Sent notice
David McFarland 3628 W Boyce In Support Sent letter
Peggy Thomas 5005 Cockrell Ave In Support Sent letter
Jen Wong 2816 Covert Ave In Support Sent letter
Rocky Riley 3263 Medina Ave In Support Sent notice
Victoria Esparza 5113 Lubbock In Support Sent notice
Carol Ann Cave 3309 Westfield In Support Sent notice
Jose Escobedo 5021 Lubbock In Support Sent notice
Doris Jamison 3108 Medina In Support Sent notice
Gordon Cole 4752 Melita Ave In Support Sent notice
Sabra S Miller 4763 Greene Ave In Support Sent notice
Irvin Fletcher 2900 Leith In Support Sent notice
Linda Wadsworth 4404 Cockrell In Support Sent notice
South Hills Christian Church 3200 Bilglade In Support Sent notice
Paula Richter 2817 Cordone In Support Sent notice
Richard & Melanie Grubbs 4555 Cockrell In Support Sent notice
David Hinz 4701 Merida In Support Sent notice
Regina Murray In Support Sent notice
Denis Gondek 2709 Leith In Support Sent notice
Guillermina Hernandez 2721 W Fuller In Support Sent notice
Hal Roash 3107 Medina In Support Sent notice
Draft ZC minutes (not verbatim) November 8, 2017
Chris Thames 4920 S Ridge Terrace In Support Sent notice
Artemio Reyes 2705 Cordone In Support Sent notice
Michael Doherty 4759 Westcreek Dr In Support Sent notice
Jerry Cook 5050 Cockrell In Support Sent notice
Juan Gonzalez 4813 Lubbock In Support Sent notice
Sidney Curtis 2816 Leith In Support Sent notice
Cheryl Hasbron 3544 Westfield Ave In Support Sent notice
Loretta Brewer 4916 Odessa In Support Sent notice
22. ZC-17-200 CITY OF FORT WORTH PLANNING & DEVELOPMENT (CD ALL) – Text Amendment: Zoning Commission, Board Of Adjustment And Urban Design Commission Processes, Duties And Powers Melinda Ramos with the city attorney’s office stated the amendment is to clarify the processes, duties, and powers of the Zoning Commission, Board Of Adjustment, and Urban Design Commission. Motion: Following brief discussion, Mr. Aughinbaugh recommended Approval of the request, seconded by Mr. Buchanan. The motion passed unanimously 9-0. Meeting adjourned: 3:47 p.m. 11/08/17 ___________________________________________ Dana Burghdoff, Executive Secretary and Assistant Director, Planning and Development Department Melissa McDougall, Chair