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HomeMy WebLinkAbout(0113) ZC-21-066Case Number FORTWORTH ZONING MAP CHANGE STAFF REPORT City Council Meeting Date: August 3, 2021 Zoning Commission Recommendation: Denied with prejudice by a vote of 7-2 Opposition: 2 speakers Support: 1 letter Council District Continued Case Manager Surplus Council Initiated Owner/Applicant: NewPad Building Company LLC 5 ZC-21-066 Yes _ No X Monica Lafitte Yes _ No X Yes _ No X Site Location: 5909 & 5907 Montague Street Acreage: 0.15 Proposed Use: New twin homes Request. From: "A-5" One Family To: "UR" Urban Residential Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is not consistent (boundary adjustment). Staff Recommendation: Denial Background: The site is located on the north side of Montague Street, about a quarter mile east of East Loop 820. It is located in the southeast quadrant of East Loop 820 and Berry Street. The site is within Neighborhood Empowerment Zone (NEZ) Area Six. The boundary of the Lake Arlington/Berry/Stalcup Urban Village is two blocks to the north, a distance of approximately 500 feet from the subject site. The applicant is requesting a zoning change from "A-5" One -Family to "UR" Urban Residential for the purpose of building a twin home. The site and surrounding area were part of a Council initiated rezoning in 2017, ZC-17-097. These lots were rezoned from "B" Two -Family to "A-5" One -Family, as part of the rezoning for the Lake Arlington area redevelopment. There is a defined, intentional line Council placed between the "UR" zoning to the north and east of this site and the "A-5" zoning that includes this site. Due to the redevelopment efforts of the area master plans, the defined line that separates the current "UR" and "A-5" zoning districts in this area, along with the information within the Future Land Use Consistency section at the end of this report, staff recommends denial. The area generally east of East Loop 820 and bordering Lake Arlington have been the focus of planning efforts since 2004. In 2011, the City Council endorsed the Lake Arlington Master Plan. The plan proposes redevelopment of the area from under-utilized parcels and low density industrial developments to higher density residential and development that protects Lake Arlington as a recreation and water source. The area is approximately two square miles. The 2017 Comprehensive Plan designated an expansion of the Page 1 of 4 Berry Lake Arlington Urban Village to encourage a higher quality development of the lake area, a highway - oriented commercial cluster, as well as higher density residential parcels. The entire northern half of the residential block (facing Grayson) is UR zoning, while the entire southern half of the block (facing Montague Street) is A-5 zoning. The lots along Montague Street contain some residential homes, and a church, while most lots are vacant, undeveloped lots. Montague Street dead ends into an industrial site to the west; the property to the east is zoned as "UR" but is undeveloped without streets. In "UR" Urban Residential zoning, many building types are permitted: single family house, single family attached (townhouse), two-family attached (duplex) (side by side or front to back), manor house, garden apartment, cottage court, and apartment/condo. Since the applicant wishes to rezone from "A-5" single family use, the table below will compare that information: Current Zoning: A-5 Requested Zoning: UR Lot size 5,000 s . ft. minimum 5,000 s . ft. maximum Lot width 50' min. at building line N/A Lot coverage 50% maximum N/A Front Yard 20' min., subject to projected front yards 0' min./20' max. Rear Yard 5' minimum 20' min. primary structure; 5' min. accessory structure Side Yards 5' minimum 0' min./5' max. Height 35' maximum Min.: 2 stories at a min. of 18' Max.: Lesser of 3 stories/38' Parking Min. 2 parking spaces behind the front 2 parking spaces behind the front build wall, build wall, plus one parking space for garage doors that face street must be each bedroom above 3 located min. 20' behind front build wall Landscaping Subject to Urban Forestry (one tree in 20 points required from Enhanced parkway and one in yard) Landscaping point system, ten of which come from planting street trees Fagade Design N/A Fagade variation required when facing ROW: Standards fagade >50' wide shall incorporate each of the three elements; fagade <50' wide min. two elements Fence Up to 8' height if located behind front Fences and walls taller than 4' must be open build wall style Surrounding Zoning and Land Uses: North "UR" Urban Residential / residential and vacant East "A-5" One Family / residential and vacant South "A-5" One Family / residential and vacant West "A-5" One Family / residential and vacant Zoning History: • ZC-17-097: Council initiated rezoning related to Lake Arlington Master Plan for approximately two square miles between 820 and Lake Arlington; subject lots were included as B to A-5; effective 12/21/17 • ZC-20-183: 5832 Eastland requested UR to A-5; denied by Council beginning of 2021 Public Notification: 300 foot Legal Notifications were mailed on May 18, 2021. The following organizations were notified: (emailed May 17, 2021) Organizations Notified Fort Worth ISD Streams And Valleys Inc Parkside NA Trinity Habitat for Humanity Carver Heights East * Southeast Fort Worth Inc East Fort Worth, Inc. Page 2 of 4 *Located within this registered Neighborhood Association Development Impact Analysis: 1. Land Use Compatibility The applicant is proposing to change the zoning to "UR" Urban Residential for single family development. Surrounding uses consist primarily of residential and undeveloped lots. The proposed single family is compatible with surrounding uses. 2. Comprehensive Plan Consistency — Southeast The 2021 Comprehensive Plan designates the subject property as Single Family Residential. Below is an excerpt of the table from Ch. 4 Land Use of the Comprehensive Plan. IW+1.T9111RT:F! f17r�01141II.CeId(WIV191t19rGYAdLe7.T1 LAND 115E DEFINITION Rural Residential 1+acre single-family Suburban Residential M+acre single -Family Single -Family Residential 3,500+sq. ft. lot single-family Manufactured Housing Manufactured home parks and subdivisions Low Density Residential 2•5o()+ sq ft lot single-famil y, two-fam ily, patio homes, townhouses, cluster housing Medium density Residential up to 36 uniWacre multifamily H igh Derksity Residential rib u rkit%J cre multifam ily, mixed -use multifamily irk growth centers Institutional Schools, churches, governmerkt<fwmark servioes, utilities, community cerktem day ca rm Urban Residark ial Higher density, residential only, pedestriark-oritnted development for use between hi gher and lower interksity uses 70NING A-2.5A, A-43 A-21 A-i0, A-7_5, A-5, AR MH B. R 1_ R2 CR_C,D UFO M U -1< M U-2, Form - Based Codes Schools and Churches: ALL Others=CF OR And number of the policies and strategies from the Comprehensive Plan support remaining as "A- 5" One -Family: • Promote appropriate infill development of vacant lots within developed areas, which will efficiently utilize existing infrastructure • Preserve the character of rural and suburban residential neighborhoods. • Encourage new development in character with the existing neighborhood scale, architecture, and platting pattern, while working to improve pedestrian, bicycle, and transit access between adjacent neighborhoods and nearby destinations. • Rezone property between Loop 820 and Lake Arlington to promote development of the Lake Arlington Urban Village in accordance with the Lake Arlington Master Plan. • In accordance with the Lake Arlington Master Plan, encourage quality, low -impact residential development near, but not directly on the west shoreline of Lake Arlington, while maximizing public access to the lakeshore. • In accordance with the Lake Arlington Master Plan, encourage quality, low -impact residential development near, but not directly on the west shoreline of Lake Arlington, while maximizing public access to the lakeshore. Support new housing development in the Lake Arlington area, particularly new development of high quality in accordance with the Council -endorsed Lake Arlington Master Plan. Page 3 of 4 Other policies from the Comprehensive Plan support both the "A-5" and the "UR" zoning: Promote the development of high -quality, market -rate and affordable housing using appropriate design standards to ensure lasting value. And yet other policies and strategies from the Comprehensive Plan support the lot rezoning to "UR" Urban Residential zoning. • Implement policies, strategies, and regulations that ensure good urban design, such as mixed - use and urban residential zoning, form -based codes, and TOD and urban villages development. • Encourage urban residential development in appropriate locations to create more walkable, pedestrian -oriented neighborhoods. While there are policies from the Comprehensive Plan that support both the current and the proposed zoning, the greater number of policies that support the current zoning of "A-5", paired with the fact that "Single Family Residential" is the designation of the Comprehensive Plan, outweigh the policies that could support the rezoning to "UR". Therefore, the proposed zoning is not consistent (boundary adjustment) with the Comprehensive Plan. 3. Economic Development Plan The 2018 Economic Development Strategic Plan identified a vision, goals, and strategies in order to facilitate the success and growth of the City of Fort Worth. The below strategies apply to this project: INITIATIVE 3.2. NEIGHBORHOOD ALIGNMENT Align neighborhood assets (people, businesses, and real estate) to benefit from and support citywide economic growth. 3.2.2. Encourage substantial new housing investment and development in the city's under - served neighborhoods. These portions of the Economic Development Plan supports both the "A-5" and "UR" zoning. Overall, as seen above in the Comprehensive Plan policies and the Economic Development Plan policies, some policies support the rezoning to "UR" Urban Residential. However, the number of policies of the Comprehensive Plan and Economic Development Plan that support the "A-5" One -Family, combined with the overall decades of planning efforts of the area that produced the defined line creating the area of "A- 5" that includes these lots, lead Staff to recommend denial of the rezoning request. Attachments: • Area Zoning Map with 300 ft. Notification Area • Area Map • Future Land Use Map • Aerial Photograph Page 4 of 4 FORTWORTH. Area Zoning Map Applicant: NewPad Building Company, LLC Address: 4907 & 5909 Montague Street Zoning From: A-5 Zoning To: UR Acres: 0.1504052 Mapsco: 079Z Sector/District: Southeast Commission Date: 6/9/2021 Contact: null MU-2 J SJ I 5912 UIR 5844 Sa 72 5;; 7i k]5 5:;1i ry O Q W ti BAY LO R - R N 2 - Subject Area ® 300 Foot Notification 591� 5921 5'a .;., ZC-21-066 64a4 6aa5 8444 0 � $qp¢ 84a8 Isom : � 6448 1 Cam 340d I 6408 =271 0 85 170 340 Feet Created: 5/13/2021 1:31:05 PM FORTWORTH. ZC-21-066 Future Land Use N A Comprehensive Plan shall not constitute zoning regulations or 50 25 0 50 Feet as tab ish zoning district boundaries. (Texas Local Govemment Code, Section 213.005.) Land use designationswere approved by City Council on March 6, 2018. Created: 5/13/2021 1:31:31 PM FORTWORTH. ZC-21-066 Aerial Photo Map N 0 35 70 140 Feet