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Home My WebLink About(0176) ZC-21-108Date: September 14, 2021 Case Number: ZC-21-108 Zoning Map Amendment Case Manager: Sarah Bergman Owner /Applicant: Rosco Dixson / Cynthia Oliver Dixson Site Location: 4420 — 4400 (evens) Wilbarger Street Acreage: Request Proposed Use: New single-family dwelling (on same lot as existing home) Request: From: "A-5" One -Family To: "B" Two -Family Recommendation Land Use Compatibility: Requested change is not compatible. Council District: 5 2.79 acres Comprehensive Plan Consistency: Requested change is not consistent (technical inconsistency). Staff Recommendation: Denial Zoning Commission Recommendation: Approval by a vote of 9-0 Correspondence: Support: I letter Opposition: 2 letters Table of Contents 1. Project Description and Back rg ound 6. Area Zoning Map with 300 ft. Notification 2. Surrounding Zoning and Land Uses Area 3. Recent Zoning _ HrX 7. Area Map 4. Public Notification 8. Future Land Use Map 5. Development Impact Analysis 9. Aerial Photograph a. Land Use Compatibility b. Comprehensive Plan Consistency Project Description and Background ■ The subject property is located along the north side of Highway 287 east of its intersection with Miller Avenue. The property measures over 900 feet in depth and has frontage on both Highway 287 to the south and Wilbarger Street to the north, with a total land area of 2.79 acres. The property is unplatted and currently contains one primary structure and multiple accessory buildings. The existing home, located at the north end of the property located closest to Wilbarger Street, appears to be a duplex with two (2) main entrances, but the applicant has indicated that this structure contains only one (1) dwelling unit and is not a duplex. The owner would like to build a second single-family home at the southern end of the property, closest to Highway 287. It is not possible to plat this portion of the property as a separate lot fronting Highway 287 due to lot width deficiencies, concerns regarding access, and complications with the extension of utilities. Therefore, the applicant is requesting to change the zoning of this property from "A-5" One -Family District to `B" Two -Family District, which allows for two (2) dwelling units (either attached or detached) to be located on a single lot. This property was included in a large City -initiated rezoning approved by City Council in 2008 which rezoned this site and surrounding properties from "B" Two -Family to "A-5" One -Family (case ZC-08-129). Surrounding Zoning and Land Uses North "A-5/SSO" One -Family Stop Six Overlay / single-family dwellings East "A-5" One -Family / single-family dwellings South (across Highway 287) "A-10" One -Family / single-family dwellings West "A-5" One -Family / single-family dwellings Recent Zoning History • ZC-08-129: Rezoned the subject property from `B" Two -Family District to "A-5" One -Family as part of a larger City -initiated rezoning. • ZC-19-116: Established the Stop Six Overlay District on property to the north (across Wilbarger Street). Public Notification 300-foot Legal Notifications were mailed on July 23, 2021. The following organizations were notified: (emailed July 26, 2021) Organizations Notified Glen Park NA Village Creek NA* Fairhaven NA Eastland NA Echo Heights NA East Fort Worth, Inc Streams and Valleys Inc Trinity Habitat for Humanity Southeast Fort Worth Inc Fort Worth ISD * Located within this registered Neighborhood Association Development Impact Analysis Land Use Compatibility The applicant is requesting to change the zoning of this property from "A-5" One -Family to `B" Two -Family. This site is surrounded entirely by properties zoned "A-5" that are developed with single-family residences. The southern boundary of the Stop Six Overlay District is located just north of this site, across Wilbarger Street. The proposed "B" Two -Family zoning on a property of this size would allow a significant increase in density immediately adjacent to established single-family districts. The proposed zoning is not compatible with surrounding land uses. Comprehensive Plan Consistency — Southeast The 2021 Comprehensive Plan currently designates the subject property as "Single -Family Residential" on the Future Land Use Map. All surrounding properties are also designated as "Single -Family Residential." The excerpt below from the Comprehensive Plan indicates that `B" Two -Family zoning is not considered appropriate within the "Single -Family Residential" category: Rural Residential 1+ acre single-family Suburban Residential 112+acre single-family Single -Family Residential 3,500+ sq. ft. lot single-fami ly Manufactured Housing Manufactured home parks and subdivisions Low Density Residential 2,500+sq. ft. lot single-family, two-family, patio homes, townhouses, cluster housing Medium Density Residential Up to 36 units/acre multifamily High Density Residential >36 units/acre multifamily, mixed -use multifamily in growth centers Institutional Schools, churches, government, human services, utilities, community centers, day cares Urban Residential Higher density, residential only, pedestrian -oriented development for use between higherand lower intensity uses A-2.5A, A-43 A-21 A-10, A-7.5, A-5, AR MH B. R1, R2 CR, C, D UR, MU-1, MU-2, Form - Based Codes Schools and Churches. ALL Others: CF UR Based on the policies stated above, the proposed zoning is not consistent with the Comprehensive Plan (technical inconsistency). FORTWORTH. Area Zoning Map Applicant: Rosco Dixson Address: 4420 - 4440 (evens) Wilbarger Street Zoning From: A-5 Zoning To: B Acres: 2.78703696 Mapsco: 93A Sector/District: Southeast Commission Date: 8/11/2021 Contact: 817-392-2806 ZC-21-108 A312 43s 4313 4312 Fv: y� n 4 t4-1102 4301 A3t6 4317 A316 4313 432D 4321 =316 4317 4319 � �i dk3f 4320 A321 A320 AM 4324 X325 1320 -J 4321 M20 W 4WD 43MM kwD 4024 4325 4324 4325 4326 t329 -1'324 J 4325 452a 431.3 4312 4513 43a A329 4328 429 4440 W41 �328 WIJ 4329 { _ 4317 016 #317 444D W 44D1 4A09 J 4401 4404 4405 d96D 4401 4400 i 4A01 4 2(F d321 AMA 44C6 4404 A4U5 44 LLI 4444 c404 _ 4405 A4U4 A405 4408 A4k1 A19B 4409 4406 4409 A41F 4415 c408 AU3$ 44U8 4241 44M 405 7 4405 4412 ~ 4A13 4412 L1 4413 441$ 4417 d412 A413 4412 4d13 4AD9 4449 4408 44dy 417 4420 4421 4416 1417 4418 A2ag 4417 4412 M13 4Al2 ea 4425 z:420 4A21 4420 E l 4417 4416 4429 �42A 4A25 A424 �- '� A431 ea2�} a43� ad26 A424 4A28 4300 �a� �vsd a 44 �i V g Alt 4233 d'S {q QR PIERCE -1 ] sv o o +b 4224 La +V J g ID � d J 4790 N 4401 4409 Jta+? 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Flores 3 - Michael D. Crain 4 -Cary Moon 5 - Gyna Bivens 6 -Jared Williams 7 - Leonard Firestone 8-Chris Nettles 9 - Elizabeth M. Beck Overlay Districts Airport Overlay District I-35W TU PERIPHERAL DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 70 75 80 85 F 11111111 1111 11 111111111 Ih. 1u1. 111 '1u1I2 111 11LIIll IMMI11111111111, 111IIIIII11r- 111111F11111I11111 1111111E11 11111111111 1111111111 1111111111 111111u1111u111 uu■Iuuuul 111111111111111 umuml 111111/1111 1111111111 11111111111 a 111111111111 uuuu) uu11tlI111u111111 11IIIINI11I111111 11111111111111111111 I 11111111lllhllllllll1I111111 ■ 1 I� MI11111U 111116 E11111111 A1111111 tj 'II,IIIIIII� 11 III 1111E 1111E 11N- IL11! 11111111111E um1111113 m11111111= I1111111111- 111111111111 ll uuuu 1111 11111111 IIIIn!! 11111111 uuuu 1110111 muluuuuul IL1111E111111111 uu m J1 r 1 :11 1, 11� 1111 11111`1= uun1111"" � uun unnln- = IIIIUIIIIIIIIIIIIIIII - IL71L1 1 - 11 - n�* 1r 411r• N 01111lllllli 1 llllll ,ill zE111 111111''ll' 11•1_ 11 111 • N111 4.w� u111rBIM% � �ii 1 �E t1� it 111111100.14 ill 11111 rag hill 1111111 _I11111111111 =Y11111111111 =17 muu■. 11111■ ■ 11in. 11111111• uiuluG glu1 == 11111111E 11111111� IIIIIIln .� �Illllllll l' 11111111E n1r11111 ■11111111 E-41.111L1111EEL0.0011 - T �1Ellllllllllll111 1'S 11111l mum tiE p Illa = 1111■ a` IS =11111111 15 11 111111,. -11111111 =I111111111 =tiiixu.l _�Iuu111 S11111111 I111111111 e1111G 11111E Ri11111; 111111111 ..I 111111111 inn 1111111111111111111111 1111111111111111111111 ii1111 I11: 111111111 111111111 .yEunuuouuu 15111111 �WJJ.� =1 I — 111111111 111111111111111 - II11111111. 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ZC-21-108 Future Land Use TOLLWAY/FREEWAY ' Institutional PRINCIPALARTERIAL Neighborhood Commercial MAJORARTERIAL IM General Commercial MINORARTERIAL a Light Industrial tiacant, Undeveloped, Agricultural Heavy Industrial Rural Residential Mixed -Use Suburban Residential Industrial Growth Center Single Family Residential Infrastructure Manufactured Housing (z 100 Year Flood Plain - Low Density Residential Public Park, Recreation, Open Space - Medium Density Residential Private Park, Recreation, Open Space - High Dens ity Residential Lakes and Ponds 440 220 0 440 Feet VILLAGE CREEK US HW 71' N ''qVVY287 INN N A Comprehensve Plan shall not constitute zoning regulators or ashxa lablis-ning district boundaries. (Tens Local Government Code, Section 213.005.) Land use designations were approved by Coy Council on March 6, 2018. Created: 7tl9/2021 5:25:30 PM FORT WORTH® Aerial Photo Map ZC-21-108 1111.11101112E iniffira rESMIll MEW CINIMEIMPWAIrr.a." i 1611f4rlimliffil =Es 2411!“ offilletirpe mum MEEMali= 11411PJI _NM =NM Tv moiwilEN mom MINI Nom mix MIPIFF =NM in timing= MEM INIMMI flowommiiimil mom mit maw " mewl mow MIMI Maw WOE .410411 mum MEM wen nilEnt IMENII Mar VVILBARC;R, ;: 0 275 I I 550 I I I 1,100 Feet