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Home My WebLink About(0050) ZC-21-033FORTWORTH City Council Meeting Date: May 11, 2021 Case Number ZC-21-033 ZONING MAP CHANGE STAFF REPORT Council District 9 Zoning Commission Recommendation: Approval as amended by rezoning the portion of the property currently zoned "E" Neighborhood Commercial to "MU-1" Low -Intensity Mixed Use District by a vote of 9-0 Opposition: None submitted Support: Sunset Heights NA Owner/applicant: Lena Pope Home, Inc. Continued Case Manager Rodriquez Surplus Council Initiated Yes No X Arty Wheaton - Yes _ No X Yes No X Site Location: 4601-4701 (odds) West Freeway, 3000 Hulen Street, 3131 Sanguinet Street Acreage: 28.18 Proposed Use: Mixed -Use Development Request: From: "E" Neighborhood Commercial and "CF" Community Facilities To: "MU-2" Mixed -Use High Intensity Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Staff Recommendation. Requested change is not consistent (Technical Inconsistency). Approval Background: The proposed site is a 28 acre site at the intersection of Interstate 30 and Hulen St. The site extends to the west and shares its western boundary with Sanguinet St. and southern boundary with Donnelly Ave. The site today has a regional grocery store/epicurean market and other commercial uses. The southwestern portion of the site currently is the location of the architecturally significant Marty Leonard Community Chapel, Tarrant County Justice Alternative Education Program, and the location of Lena Pope, a family services provider. The requested rezoning would take the site from its current "E" Neighborhood Commercial and "CF" Community Facilities to "MU-2" High Intensity Mixed -Use. The purpose and intent of the "MU-2" district is to provide areas in which a variety of higher density housing types exist among commercial, institutional, and selected light industrial uses. Some of the general development principles within "MU-2" include: promote a pedestrian -oriented urban form, require excellence in design, encourage creativity and architectural diversity, promote sustainable development, etc. Surrounding Zoning and Land Uses: Page 1 of 3 North Interstate 30 East "A-5" One Family / Arlington Heights High School, across from Hulen Street South "C" Medium Density Multifamily and PD455, all uses in "G" Intensive Commercial / multifamily and commercial development West "B" Two Family, "C" Medium Density Multifamily, PD 819 For all uses in "E" Neighborhood Commercial/ residential (duplex and single family), multifamily and animal hospital and boarding Recent Relevant Zoning and Platting History: Zoning History: SP-19-002 and SP-16-013, site plan case to the south (PD 455 for all uses in G) Public Notification: 300 foot Legal Notifications were mailed on March 25, 2021. The following organizations were notified: (emailed March 16, 2021) Organizations Notified Westside Alliance Como NAC Arlington Heights NA Alamo Heights NA West Byers NA Sunset Heights NA* Crestline Area NA Streams And Valleys Inc Trinity Habitat for Humanity Camp Bowie District, Inc Fort Worth ISD *Closest registered neighborhood associations Development Impact Analysis: 1. Land Use Compatibility The applicant is proposing a zoning change to MU-2 in order to develop in accordance with a mixed -use zoning designation. At this time, the property owner does not have immediate development plans, but would like to ensure the property remains marketable. MU-1 and MU-2 are similar from a form and function standpoint. Both require higher design elements, enhanced landscaping, and smaller more compact/walkable blocks. From a basic land use standpoint, MU- 1 was based on E Neighborhood Commercial during its creation and MU-2 was based on G Intensive Commercial. Some of the notable land uses allowed in MU-2 and not MU-1 are hotels and bars. Specifically, both of those land uses have additional steps a developer must take to establish them when adjacent to certain other land uses. Bars cannot operate by right within 300 feet of a school, without Council approval. The eastern edge of the development is within 300 feet of Arlington Heights High School. Hotels within 1,000 feet of a one- or two-family district are required to obtain a Planned Development (PD). The site is buffered from residential to the west by Sanguinet Street and a change in topography . Currently, the residential sits about 20 feet above the commercial development. The south side of the proposed site is buffered by existing commercial and multifamily uses. As a result, the proposed zoning district is compatible at this location with surrounding land uses. 2. Comprehensive Plan Consistency Arlington Heights The 2021 Comprehensive Plan designates the subject property as Neighborhood Commercial. Although MU-1 is stated to be appropriate in Neighborhood Commercial, the request here is for MU-2. MU-2 is appropriate in General Commercial Future Land Use designations. The main difference between Neighborhood Commercial and General Commercial are the market areas associated with each. Arguably, this site is appropriate to handle a larger market area as it is at the intersection of an interstate highway and a major thoroughfare. Within the Arlington Heights Planning Sector, there are two areas identified to discourage mixed - use zoning, the site of this zoning change request is not within those identified areas. The requested zoning change is consistent with the following Comprehensive Plan policies: Page 2 of 3 • Identify and designate on future land use maps regional and community mixed -use growth centers in rapidly developing areas, based on proximity to future rail transit and key transportation intersections. • 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. • Promote appropriate infill of old commercial centers (greyfields), and contaminated sites (brownfields) within developed areas, particularly in the central city. • Locate large commercial and institutional uses adjacent to arterial streets, preferably at the intersections of other arterials and highways. • Encourage renovation and reuse of existing commercial structures throughout commercial districts, where feasible. • Use urban design as a tool to revitalize central city neighborhoods and commercial districts to ensure they are highly desirable places, and to redirect a significant amount of future population and employment growth into these areas. Based on the conformance with the future land use map and the policies stated above, the proposed zoning is not consistent (Technical Inconsistency) with the Comprehensive Plan. Attachments: • Zoning Map with 300 ft. Notification Area • Area Map • Future Land Use Map • Aerial Photograph Page 3 of 3 FORT WORTH. ZC-21-033 Area Zoning Map Applicant: Lena Pope Home, Inc. Address: 4601 - 4701 (odds) West Freeway, 3000 Hulen Street, 3131Sanguinet Street Zoning From: E, CF Zoning To: MU-2 Acres: 28.18220055 Mapsco: 075K Sector/District: Arlington Heights N Commission Date: 4/14/2021 Contact: 817-392-6226 {qy yO{••{{ �0 O O BIRCHMAN � K_ C} K 1 rv} gryqpp � {4 � q�qpp W 9P W 222&1,�ryw��rpp O 4 O Y +1 Y Y W A__9 LL R S4 I*I J '_I � � - R �, 4 4 4 Q 4 R u g LGU •I U � a � v a 4 � T w ti # g n rn `01 `01 rn rn R R 4 4 R 4 On CU RZ Si Am Q Am +y+y R Q 4 it V_ pp Op 44� 4O4� 4� qqll W GEDDE GF v _ Subject Area � � : � { 8 ® 40 Imo+ M1 M1 M1 M1 M1 q 4= 300 Foot Notification " " " Y Q 4 .a F•IFU •m rNr}} 0{{y0y 15� � �•OdO T RL L]N i WEST FWY SR ES A _5 p D fl. �y�IJ V d lea c'I O' r 1 02 4] 4 R V 4 4 4pp 4 m �yy pppp � p4 GEDDES n 4 W 1 d �Ng ;Tr�24$ 11 �"��w'rto�n111S J�E� U�2 saoi }, 0 215 430 860 Feet Created: 3/15/2021 4:23:50 PM FORT WORTH. Area Map 4Yes rwartl► ViIFa I A h. Li. 1.\�w15m 14"� , .} , : I ,-. WestovellFulls Yy Council Districts L.� rlREHR HE 2 -Salvador Espino ®1 7, 3-Brian Byrd # Lj 4 -Cary Moon 5 -Gyna Bivens C®RE �p ®® 6-JungusJordan � 7 - Dennis Shingleton ~� i 8 - Kelly Allen Gray 9 -Ann Zadeh ®® Overlay Districts - ® Airport Overlay District � ®� 1-35W } r TU PERIPHERAL DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 ? r 70 75 - 80 85 i1 owl yr ?C ZC-21-033 f t? �C ' - Ti N III 0 1,000 2,000 4,000 Feet 1; Created:3/15/2021 4:23:11 PM x3� 7. 1 r TOLLWAY/ FREEWAY PRINCIPALARTERIAL MAJOR ARTERIAL MINOR ARTERIAL Vacant, Undeveloped, Agricultural Rural Residential Suburban Residential Single Family Residential Manufactured Housing Low Density Residential - Medium Density Residential - High Density Residential FORT WORTH. Future Land Use tL I 11111111! i UP 'IIII1111 HuLENtiri3aWB 1t WEST 1 B IM Institutional Neighborhood Commercial General Commercial Light Industrial Heavy Industrial Mixed -Use Industrial Growth Center Infrastructure 100 Year Flood Plah Public Park, Recreation, Open Space Private Park, Recreation, Open Space Lakes and Ponds 1 ;�II'II'IIIII' 11I11I!I11 111.111111 U 111 I R H� ZC-21 -033 J-41170-1 frEILE WEST 11111 14L.IDI__ 575 287.5 0 575 Feet A Comprehensive Plan shal not constitute zoning regulations or establish zoning district boundaries. (Texas Local Government Code, Section 213.005.) Land use des ignations were approved by Cry Council on March 6, 2018. Created: 3/15/2021 4:24:35 PM ,* 4v