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Home My WebLink About(0183) ZC-21-122Date: September 14, 2021 Case Number: ZC-21-122 Council District: 7 Conditional Use Permit Case Manager: Brett Mangum Owner /Applicant: Texas Health Resources / LGE Design Group —Mark Cone Site Location: 3101 Northwest Centre Drive Acreage: 31.566 acres Request Proposed Use: Warehouse and Office Request: To: Add Conditional Use Permit for warehouses/NASJRB Overlay to "G" Intensive Commercial/NASJRB Overlay, site plan included Land Use Compatibility: Comprehensive Plan Consistency: Staff Recommendation: Recommendation Requested change is compatible Requested change is consistent Approval Zoning Commission Recommendation: Approval by a vote of 8-0 Correspondence: 0 1. Proiect Description and Background Support: I letter Opposition: No) Table of Contents 2. Surrounding Zoning and Land Uses 3. Recent ZoningHistory 4. Public Notification 5. Development Impact Analysis a. Land Use Compatibility b. Comprehensive Plan Consistency c. Lake Worth Vision Plan 2011 6. Area Zoning Map with 300 ft. Notification Area 7. Area Map 8. Future Land Use Map 9. Aerial Photograph Project Description and Background The following narrative is paraphrased from the applicant's original application: A total of three (3) warehouse buildings are proposed, ranging in size from approximately 136,000 square feet to 222,000 square feet, with a grand total of 532,500 square feet. The nature of this request is for a CUP [Conditional Use Permit] Overlay to permit the warehouse and wholesale office uses on the subject property, which consists of approximately 31 acres located at 3101 Northwest Centre. The property is currently zoned "G" Intensive Commercial, and this request does not seek to amend this base district. The property is further located within the NASJRB Overlay. Surrounding zoning is predominately "G", "I", and "D". The project is not intended to attract not support heavy distribution or manufacturing tenants, depending on market conditions and demand at time of delivery. Conditional uses are those uses which are generally compatible with the permitted land uses in a given zoning district, but which require individual review of their proposed location, design and configuration, and the imposition of conditions in order to ensure the appropriateness of the use at a particular location. Allowing a use by CUP with a site plan may help mitigate any neighborhood concerns, as well as give options for the CUP to be revoked in the event of code violation convictions. Through Ordinance 23609 effective March 29, 2019, the Conditional Use Permit allows for an unlimited time period for the operation of a use unless otherwise approved by the City Council. If a time limit is established for a Conditional Use Permit, the renewal of the CUP shall be considered through the public hearing process and approved by the City Council. A CUP shall expire if no permitting action is taken within six months of approval or cease of the use for six months. A CUP may be revoked through the public hearing process if necessary after convictions of one or more code violations. Per Section 4.407 (a), the following general rules apply to all conditional uses: a) Conditional use permits in residential districts shall be limited to those uses designated "CUP" in the Residential District Use Table in Chapter 4, Article 6, Section 4.603. b) Approval of a conditional use permit shall authorize only the particular use or category of related uses for which the conditional use permit is issued. c) A conditional use shall not be enlarged, extended or otherwise modified unless approved by the City Council or approved administratively as applicable. d) The use of property for the purposes described in a conditional use permit shall not commence until a certificate of occupancy has been issued. A certificate of occupancy shall not be issued until all or approvals which may be required by the Codes and Ordinances of the City, including, but not limited to, a Building Permit, a Certificate Of Occupancy and subdivision approval have been satisfied. Section (d) provides the following Conditional Use Permit factors in consideration of appropriateness of a request: a) The proposed use is consistent with the Comprehensive Plan; b) The proposed use is compatible with the existing and adjacent uses. c) The proposed use meets all supplemental use standards specifically applicable to the use as set forth in Chapter 5; d) The proposed use is compatible with and preserves the character and integrity of adjacent development and neighborhoods; e) The proposed use is not materially detrimental to the public health, safety, and welfare, or results in material damage or prejudice to other property in the vicinity. Surrounding Zoning and Land Uses North "D" High -Density Multifamily / apartments East "G" Intensive Commercial / movie theater South "G" Intensive Commercial / hotel, restaurant, undeveloped West "I" Light Industrial / undeveloped Recent Zoning History • None Public Notification 300-foot Legal Notifications were mailed on July 23, 2021. The following organizations were notified: (emailed July 26, 2021) Or anizations Notified East Lake Worth NA Streams And Valleys Inc Trinity Habitat for Humanity NAS Fort Worth JRB Fort Worth ISD Lake Worth ISD * Located within this registered Neighborhood Association Development Impact Analysis Land Use Compatibility The primary use of the buildings will be warehouse, which are industrial based, but not as intensive as manufacturing or processing. Office use will be secondary, and is permitted by right in the current zoning district. This area is appropriate for warehouses based on proximity to the Interstate Highway system (Loop 820), wide connector roads (Northwest Centre Drive is an 80' right-of-way, Buda Lane is a 100' right-of-way), and the lack of single family homes or neighborhoods in close proximity. Additionally, the site is part of the NASJRB Overlay and within the 65 decibel noise contour, meaning it would be more appropriate for commercial or industrial applications rather than residential applications. The NASJRB contact sent in a letter of support for this application stating that they have no issues with the proposal. The proposed zoning (conditional use permit for warehouse) is compatible with surrounding land uses. Comprehensive Plan Consistency — Far West The 2021 Comprehensive Plan currently designates the subject property as General Commercial. General Commercial is defined as "Retail, services, offices and mixed uses serving occasional needs for a larger market area". The Conditional Use Permit [CUP] request would leave the existing "G" zoning in place, which would align with the Future Land Use designation. A CUP is more appropriate in this instance than changing the zoning to Industrial to allow warehouse use. Industrial zoning would not be in alignment with the Comprehensive Plan. The proposed zoning is consistent with the land use designations for this area, and aligns with the following policies of the Comprehensive Plan: Promote fiscally sustainable growth on the periphery of the city by encouraging development adjacent to existing adequate infrastructure and discouraging leapfrog development. Discourage incompatible uses within the NASFW JRB runway Clear Zone and Accident Potential Zones. Discourage residential development or require sound mitigation within areas of noise levels greater than 65 decibels for all airports to ensure compatibility between surrounding land uses while providing additional protections to airport operations. The proposed zoning is consistent with the Comprehensive Plan. Lake Worth Vision Plan (2011) The 2011 Lake Worth Vision Plan is intended to serve as a guide for development around the Lake Worth watershed. The proposed warehouse site is within the plan's boundaries. The primary goals of the Lake Worth Vision Plan are: • Determine appropriate long range future land uses, development pattern and forms, recreational uses, and facilities on and around the lake. • Protect and enhance Lake Worth's water quality, natural beauty, and recreational character. • Develop Model Sustainable Communities in the Lake Worth area that create desirable places to live and work while enhancing livability of existing communities. 9 Connect communities, resources, and amenities with parkways, greenways, and trails. The site is within the Town Center Sector and is earmarked for future commercial development. The Vision Plan promotes a grid street system. See excerpt below from pg. 51 of the Vision Plan. Town Center Sector (cant.) The town center concept was modified by City staff to be more compatible with the recently completed Fort Worth Naval Air Station Joint Reserve Base (NAS JRB) Joint Land Use Study (JLUS) and to reflect commercial development that is underway. In accordance with JLUS land use guide- lines (see Appendix D) vacant land within the Accident Potential Zone (APZ) is envi- sioned as a well -designed light industrial park or similar low -density employment area rather than the residential uses de- picted in the consultants' sketch. The base -friendly Lake Worth Town Center concept envisions a long-term future that \ . � � ergaFYrNr � t1 � -M�m6nifhr Rartlr•rl r Q HYgnmhaed tanrnroN ��" _. � -OFMfY CpxmoiaY r includes a walkable street grid stretching Town Ccntcr concept as modified by staff west from Quebec StreetlNorthwest Centre Drive to Mosque Point, with a strong commercial core near the Loop 820fJacksboro Highway interchange and lower density employment ar- eas between Buda Lane and Dakota Trail. While the focus of pedestrian activity would likely be east of Buda Lane, the light industrial park or similar low -density employment area should transition smoothly between the commercial uses east of Buda Lane and the existing City of Lake Worth residential neighborhood west of Dakota Trail. To achieve the longer -term vision for the future Town Center area, near -term commercial development projects should incorporate a street grid that yields walkable block sixes, even ifthe street grid is intended to serve as private parking lot access roads in the near term. . !kl&kk Located on land that is currently mostly vacant, the commercial core is in- tended to serve as the pedestrian -oriented center of the Lake Worth commu- nity, regardless of whether the residents served are in the City of Lake Worth or the City of Fort Worth. Functionally, the Town Center concept provides the core elements of a walkable community that, in the consultants' view, are cur- rently lacking in this area. An institutional use, such as a hospital, government ofiiees or a community center, is depicted in the Town Center concept plan immediately adjacent to the core, on the south side of a greenway riparian buffer and bicycleipedestrian path to the lake. Charbonneau Road tuns along the north side ofthe riparian buffer. Examples of walkable industrial and commercial developments FORTWORTH. Area Zoning Map Applicant: Texas Health Resources Address: 3101 NW Centre Drive Zoning From: G with NASJRB Overlay Zoning To: Add Conditional Use Permit for warehouses with NASJRB Overlay Acres: 31.5658176 Mapsco: 46V Sector/District: Far West Commission Date: 8/11/2021 Contact: 817-392-8043 ZC-21-122 d3]1 67M 6700 p 3B35 8841 8841 XYY 1 4 _6 ey '520 V fx o G D 665- " �} 5 J= 29,s PD1231 6..))1 G ,{ t v° o rah 1f p 7 M29 � 6 N.J ;:�•� E :Y a, .:: . Subject Area 300 Foot Notification 6700 0 255 510 1,020 Feet Created: 7/19/2021 5:23:38 PM CURRENT ZONING: I - LIGHT INDUSTRIAL APZ-1 OVERLAY AUTOMOBILE & TRUCK ACCESS 30' LANDSCAPE BUFFER 10' UTILITY EASEMENT (INST. NO. D216030633) CURRENT ZONING: I - LIGHT INDUSTRIAL APZ-1 OVERLAY LG DESIGN CURRENT ZONING: \ \ CURRENT ZONING: D - HIGH DENSITY \ \ R1 - ZERO LOT LINE / CLUSTER 50' BUILDING SETBACK ADJACENT PROPERTY ADJACENT TO RESIDENTIAL PARKING 20' LANDSCAPE BUFFER RETAINING WALL \ ADJACENT TO RESIDENTIAL ALONG PROPERTY LINE 10' UTILITY EASEMENT EXISTING FENCE INST. NO. D216030633 FOR ADJACENT ( ) PROPERTY o 30' LANDSCAPE BUFFER SANITARY SEWER EASEMENT (INST. NO. D216030633) SANITARY SEWER EASEMENT (INST. NO. D216030633) 15' x 15WATER EASEMENT (INST. NO. D216030633) o RAMP , ' 1 `~' CD ' RAMP El L"t ®- (y El 40'-01, ,.�El RAMP _ _ >"� 10 Les BUILDING C WIN Rl ICI ■ ■ �- ��/. Ilk %I� ■ ■ �,� ■ �jl '►� ■ r'� ' �l ■I 1 1 ■ ►% ' I LAUTOMOBILE -- ONLY ACCESS I ■ ///_I I ��i� ■ ■ ►ice �� /�; 1 CA-llls us WRAII us CURRENT ZONING: RETAINING W ■I mil � i'' ■ • • • • ��'. �,� //I, "''"►_%�.' Sri" @INNER on MAP ■ i % • �� - - UNDERGROUND POWER CURRENT ZONING: G - INTENSIVE COMMERCIAL O� 6' TALL CMU SCREEN WALL AUTOMOBILE & TRUCK ACCESS ALL EXISTING ROADS ARE CONCRETE, TYPICAL. AUTOMOBILE & TRUCK ACCESS SKETCH MAP: is a 0 m Woo PD -1231 TRUCK ACCESS UNDERGROUND POWER 27.5' DRAINAGE AND UTILITY EASEMENT (INST. NO. D216030633) 10' UTILITY EASEMENT (INST. NO. D216030633) PROJECT NOTES: TOTAL BUILDING AREA: 532,535 SF SITE AREA: 1,381,290SF (31.71 AC) LOT COVERAGE: 38.6% EXTERIOR MATERIALS: CONCRETE TILT WALL, STOREFRONT GLAZING AND METAL PANEL ENTRY CANOPIES PROPOSED LAND USE: WAREHOUSE AND WHOLESALE - LIGHT INDUSTRIAL ENTRANCE / EXIT LEGEND: MAIN ENTRANCE SECONDARY / FIREMAN ACCESS POINTS SUPPLEMENTAL SURFACES LEGEND: TURF / LANDSCAPE AREA - 340,798 SF NEW CONCRETE DRIVES, PARKING AND TRUCK COURT - 492,759 SF INTERNAL CONCRETE SIDEWALK - 19,692 SF EXISTING CONCRETE SIDEWALK REQUIRED PARKING: OFFICE (2.5/1,000 SF): =+/- 60,000SF = 150 SPACES WAREHOUSE (1 PER 4 EMPLOYEES) _ +/- 235 SPACES TOTAL REQUIRED = 285 SPACES PROVIDED PARKING: (.85 CARS / 1,000 SF) = 433 SPACES ADA SPACES = 18 SPACES NOTES: 1. ALL PROVIDED LIGHTING WILL CONFORM TO LIGHTING CODE. 2. ALL PROVIDED SIGNAGE WILL CONFORM TO ARTICLE 4, SIGNS. 3. THE PROJECT WILL COMPLY WITH SECTION 6.301 LANDSCAPING. 4. THE PROJECT WILL COMPLY WITH SECTION 6.302 URBAN FORESTRY. LEGAL DESCRIPTION: LANDMARK QUEBEC ADDITION LOT 1 R1, BLOCK 3 DIRECTOR OF DEVELOPMENT SERVICES DATE 3101 COMMERCE PARK ARCHITECT MARK S. CONE, AIA 4925 GREENVILLE AVENUE, #350 DALLAS, TEXAS 75206 PH: 214-490-7512 CIVIL ENGINEER - KIMLEY HORN CODY BREWER, PE 801 CHERRY STREET FORT WORTH, TEXAS 76102 PH: 817-339-2269 SURVEYOR - KIMLEY HORN MICHAEL C. BILLINGSLEY, RPLS (TX) 801 CHERRY STREET FORT WORTH, TEXAS 76102 PH: 817-900-8526 DEVELOPER - CREATION EQUITY TAYLOR MITCHAM 4925 GREENVILLE AVENUE, #350 DALLAS, TEXAS 75206 PH: 469-498-0126 OWNER - TEXAS HEALTH RESOURCES Dick McHargue 612 E LAMAR BLVD ARLINGTON, TEXAS 76011 PH: 817-455-8610 SITE NORTH SCALE 1:100'-0" 60 30 100 50 100 ZONING CASE # INITIAL CUP SUBMITTAL - JULY 06, 2021 L ake Worth Council Districts 2 -Carlos E. 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 1-35W TU PERIPHERAL 0 DESIGN DISTRICT CONSERVATION DISTRICT Noise Contours DECIBEL 65 C 70 C 75 80 _ 85 FORTWORTH. Area Map J ZC-21-122 �..... ... ... ... ... ... ... ... ... . a ..I '16 >ansom Par N 0 1,000 2,000 4,000 Feet Created: 7/19/2021 5:27:09 PM FORTWORTH. ZC-21-122 Future Land Use N A Comprehensive Plan shall not constitute zoning mgulatbns or 750 375 0 750 Feet as z oni ng district boundaries. (Texas Local Government Code, Section 213.005.) Land use designations were approved by Coy Council on March 6, 2018. Created: 7A 9/2021 5:25:44 PM FORTWORTH. Aerial Photo Map ■ '� r A O 0 475 950 1,900 Feet ZC-21-122 S � k i* r� Y" y i