HomeMy WebLinkAbout(0085) ZC-21-070°Rr`�sr . Zoning Staff Report
Date: November 9, 2021 Case Number: ZC-21-070
Council District: 8
Zoning Map Amendment
Case Manager: Beth Knight
Owner/Applicant: Renaissance Square LLC
Site Location: 2624 E. Berry Street
Acreage: 1.23 acres
Request
Proposed Use: Car Wash
Request:
From: "PD 720" Planned Development for "E" Neighborhood Commercial uses, with
excluded uses and development requirements in the Masonic Widows Orphans
Home Scenic Area
To: Add Conditional Use Permit (CUP) PD 720 Planned Development for "E"
Neighborhood Commercial uses, with excluded uses and development
requirements in the Masonic Widows Orphans Home Scenic Area to allow a
self-service carwash facility; site plan included
Recommendation
Land Use Compatibility: Requested change is compatible.
Comprehensive Plan Consistency: Requested change is not consistent (Technical Inconsistency).
Staff Recommendation: Approval
Zoning Commission Recommendation: Approval by a vote of 9-0
h Correspondence: Support: None Opposition: 3 Neighborhood Associations
L
Table of Contents
1. Project Description and Background 6. Area Zoning Map with 300 ft. Notification
2. Surrounding Zoning and Land Uses Area
3. Recent Zoning History 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
c. Economic Development Plan
Project Description and Background
The proposed site is located in the southwest quadrant of US Highway 287 and East Berry Street. The applicant
is requesting to add a Conditional Use Permit to allow a carwash facility; site plan included.
Carwashes are only permitted within commercial zoning districts through the CUP process. The applicant has
applied for the (CUP) Conditional Use Permit to allow this use within the "E" district for a drive-thru carwash
facility in an approximately 3,600 sq. ft. building. Self-service vacuum spaces are shown in a row adjacent to
the east of the carwash building. 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.
While a carwash is not permitted in the "E" zoning district by right, allowing one 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. The site is currently vacant land. The nearest single family subdivision is across the
street to the north, with additional residential uses approximately 300 feet to the southwest. Although the site is
not directly adjacent to a residential lot and the closest residential building is approximately 100 feet away, the
site rises above well above the adjacent roadway and residential lots to the north, increasing visual and sound
impacts. While the location of the car wash dryer and 19 vacuums could have a detrimental impact on the
neighborhood, sound absorption material and an insulated sound hood are shown on the building's dryer.
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 "A-5" One -Family and "CF" Community Facilities / Single family uses and church
East "PD 720" Planned Development 720 for most Neighborhood Commercial uses / retail use
South "PD 720" Planned Development 720 for most Neighborhood Commercial uses / Commercial uses and
vacant lot
West "A-5" One -Family and "CF" Community Facilities / Single family uses and churches
Recent Zoning History
• ZC-11-061, subject, from PD 720 for E uses and PD 721, add land to PD 720, approved;
• ZC-11-074, north and west of subject, Council initiated to be in conformance with Comprehensive Plan,
approved;
• ZC-14-151, ZC-17-073, ZC-18-034, ZC-19-158, northwest of subject, from B and E to FR (2014), PD
for auto parts store (2017), PD for certain E uses (2018), and E (2019), denied;
• ZC-15-002, east of subject, from PD 720 to add auto parts sales, approved;
• ZC-19-133, northeast of subject, from A-5 to E, approved.
• Platting History: no preliminary plats within last 10 years.
Public Notification
300-foot Legal Notifications were mailed on July 23, 2021.
The following organizations were notified: (emailed July 23, 2021)
7 Organizations Notified
The New Mitchell Boulevard NA*
Glencrest Civic League NA
Eastland NA
United Communities Association of
South Fort Worth
East Fort Worth, Inc.
Streams and Valleys Inc.
Trinity Habitat for Humanity
Fort Worth ISD
Southeast Fort Worth Inc
* This Neighborhood Association is located closest to the subject property
Development Impact Analysis
Land Use Compatibility
The applicant is proposing a zoning change to add a CUP to allow a carwash facility in the "PD 720" zoning
district. Surrounding land uses consist of a single family subdivision to the north and west with other
commercial uses to the east and south. The single family uses are directly across the street, approximately 100
feet from the site. The site is in a scenic area and sits well above the residential subdivision to the north.
The proposed zoning request is compatible with surrounding commercial land uses
Comprehensive Plan Consistency — Southeast
The 2021 Comprehensive Plan designates the site as being Neighborhood Commercial, where vehicular uses
are generally not allowed. The proposed zoning is consistent with the following Comprehensive Plan policy:
• Separate incompatible land uses with buffers or transitional uses. Some land uses have attributes such
as height, proportion, scale, operational characteristics, traffic generated, or appearance that may not
be compatible with the attributes of other uses.
Based on a lack of conformance with the future land use map but conformance with the policy as stated above,
the proposed zoning is not consistent with the Comprehensive Plan (Technical Inconsistency).
Economic Development Plan
The 2021 Economic Development Strategic Plan identified four different results to facilitate the success and
growth of Fort Worth:
1. High -wage job growth.
2. A more sustainable tax base, driven less by residential property valuation and more by commercial
and industrial investment.
3. An economy that capitalizes on high -growth businesses and the creative individuals who fuel them,
targeting specific industry classifications.
4. A commitment to "quality of place" throughout the community, including rising home values, new
business startups, reduction of blighted areas, and the emergence of walkable corridors with a
mixture of residential and commercial developments and related amenities.
This zoning request does not assist in high -wage job growth, is not a targeted high -growth industry, and does
not contribute to walkable corridors.
FORT WORTH® ZC-21-070
Area Zoning Map
Applicant: Renaissance Square LLC
Address: 2624 E. Berry Street
Zoning From: PD 720 for certain E uses
Zoning To: Add Conditional Use Permit for carwash
Acres: 1.23235252
Mapsco: 078T
Sector/District: Southeast
Commission Date: 6/9/2021
Contact: null
Subject Area
3109 3108
3112
3117 3116
31-215 3120
A
3201 3200
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27.33
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2803
2721
2813
1
300 Foot Notification
1
0 100 200 400 Feet
I I I I I I I
Created: 5/13/2021 2:00:44 PM
ZC-21-070
Received
6/21/2021
LOT 11, BLOCK 1
ZONED: A-5
ONE FAMILY
RESIDENTIAL
LOT 21, BLOCK 1
ZONED: A-5
ONE FAMILY
RESIDENTIAL
WESLEYAN DR S
LOT 13 THRU 18,
BLOCK 8A
ZONED: CF
COMMUNITY FACILITY
80'
H
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;ONSTRUCTION
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DRAINAGE
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DIMENSION BERRY STREET VENTURE, LLC
DOCUMENT NO. D217264413, O.P.R.
- 12.5' UTILITY EASEMENT - x
EXISTING:MONUMENTSSI?
EXISTING
:METAL FENCE
N
IMMMI
LOT 3R, BLOCK 1
ZONED: PD720 SINGLE STORY SHERMAN MARC LEWIS
COMMERCIAL CONCRETE BUILDING REVOCABLE LIVING TRUST
FFE= 640.10' DOCUMENT NO. D218222167, O.P.R
SOO° 28' 00"E 289.00' /19*-_
EXISTING PAVING
D
°° PROPOSED
DFIVEWAY
° o PRQPOSED,VACUUM ENCLOSURE
LOT 2 PROPOSED DUMPSTER ENCLOSURE:
6TALL` FENCE ENCLOSURE MhATERIAL
o 11.327 ACRES 'PRO'
REPRO° POSED VACUUMENCLpOSURE °
SINGLE STORY BUILDING
CONCRETE/BRICK
FFE= 640.80'
NOO° 28' 00'W 288.88'
SOUND ABSORPTION
MATERIAL
COOK CHILDREN'S HEALTHCARE SYSTEM
DOCUMENT NO. D214058940, O.P.R.
LOT 1, BLOCK 1
ZONED: PD720
COMMERCIAL
25' WATER & WASTE WATER EASEMENT - x
SITE PLAN
LEGAL DESCRIPTION OF LAND PROVIDED:
BEING LOT 2, IN BLOCK 1, OF THE SHOPPES AT RENAISSANCE
SQUARE ADDITION, AN ADDITION TO THE CITY OF FORT WORTH,
TARRANT COUNTY, TEXAS, ACCORDING TO THE MAP THEREOF
RECORDED IN D211065015, OF THE REAL PROPERTY RECORDS OF
TARRANT COUNTY, TEXAS.
ADDRESS:
2624 E. BERRY STREET
ZONING DATA
CURRENT ZONING DESIGNATION: PD-720
"E" NEIGHBORHOOD COMMERCIAL
SETBACKS:
FRONT - 20'
REAR - 10' MINIMUM
SIDE - NONE
BUILDING HEIGHT - 60'
15'
JII I �ID� DC
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SCALE: 1 "=30'
30'
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0
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1
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MALVERN TRAIL / RENAISSANCE SQUARE
SITE DATA:
VACUUM STALLS
PARKING STALLS
BUILDING SIZE
CARS IN STACKS
LOT SIZE
PAY STATIONS
PROJECT NUMBER:
OWNER/DEVELOPER:
RICHARD LILLEY
CONSTRUCTION MANAGER
BLUEWAVE EXPRESS CARWASH, LLC
8700 JAMEEL ROAD, STE. 150
HOUSTON, TX. 77040
CELL: (281) 387-8395
EMAIL: r.Iilley@bluewaveexpress.com
1'
LOT 14R, BLOCK 1
ZONED: PD720
COMMERCIAL
ACS II RENAISSANCI
SQUARE TX LLC
DOCUMENT NO.
D218140221, O.P.R
45' PUBLIC ACCESS /
UTILITY EASEMENT - x
12.5' UTILITY
EASEMENT - x
17(2-ADA)
4
(5872 SF)
21
1.327 ACRES
3
AGENT:
MATKINHOOVER ENGINEERING &
SURVEYING
C/O JASON W. HUBBERT, P.E.
8 SPENCER ROAD SUITE 100
BOERNE, TEXAS 78006
OFF: (830) 249-0600
FAX: (830) 249-0099
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TRAFFIC FLOW ARROWS
EXISTING METAL FENCE
SITE PLAN NOTES:
1. ALL PROPOSED LIGHTING WILL CONFORM TO THE LIGHTING CODE.
2. ALL PROPOSED SIGNAGE SHALL CONFORM TO ARTICLE 4, SIGNS.
3. PROJECT LANDSCAPING SHALL COMPLY WITH SECTION 6.301, LANDSCAPING.
4. PROJECT SHALL COMPLY WITH 6.302, URBAN FORESTRY.
5. A DEVELOPMENT REGULATION WAIVER WILL BE OBTAINED FOR THE CANOPIES &
PAY STATIONS.
DIRECTOR OF PLANNING AND DEVELOPMENT:
NAME:
DATE: , 2021
BLUEWAVE
BERRY - MITCHELL CARWASH
FORT WORTH, TEXAS
ZONING CASE NUMBER: ZC-21-070
8 SPENCER ROAD SUITE 100
BOERNE, TEXAS 78006
OFFICE: 830.249.0600
CONTACT@ MATKINHOO V ER. CO M
OOVER REV:
DATE: 05/03/2021
ENGINEERING
& SURVEYING
3303 SHELL ROAD SUITE 3
GEORGETOWN, TEXAS 78628
OFFICE: 512.868.2244
JOB NO.: 3135.15
SHEET 1 OF 1
•
TEXAS REGISTERED ENGINEERING FIRM F-004512 SURVEYING FIRM F-10024000
ZC-21-070
Received 6/21/2021
keyed notes:
4 20•-4"A F.F. T.O
PARAPET
FINISH FLOOR
T.O. TOWER
18'-4" A.F.F.
T. O. PARAPET
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No. DESCRIPTION
1
2
3
MATERIAL FINISH SCHEDULE
Code Base Color Base Material
M-1 COPPERTONE KING SIZE BRICK
MO-1 ROYAL UMBER MORTAR
Base Manuf. Remarks
ENDICOTT BRICK
SEE SPECS 04 20 00
SEC. 2.6
COLOR TO BE
VERIFIED
LOWER WALL
APPLICATION.
PROVIDE KRETE
EFFLORESCENCE
CONTROL
ADMIXTURE TO ALL
GROUT MIXTURES
APPLY
M-2 #813 LIMESTONE SMOOTH FACE CMU SEE SPECS 04 20 00 PRIME-A-PELL 200 -
BUFF BLOCK SEC. 2.1 660 SERIES CLEAR
SEALER
UPPER WALL
APPLICATION.
ALMOND-N/VANILLA- SEE SPECS 04 20 00 PROVIDE KRETE
MO-2 N/KHAKI-S MORTAR SEC. 2.6 EFFLORESCENCE
CONTROL
ADMIXTURE TO ALL
GROUT MIXTURES
APPLY
M-3 STANDARD GRAY SMOOTH FACE CMU SEE SPECS 04 20 00 PRIME-A-PELL 200 -
BLOCK SEC. 2.1 660 SERIES CLEAR
SEALER
PROVIDE KRETE
SEE SPECS 04 20 00 EFFLORESCENCE
MO-3 GRAY MORTAR SEC.2.6 CONTROL
ADMIXTURE TO ALL
GROUT MIXTURES
APPLY
M-4 #813 LIMESTONE 4" CHAMFFERED SEE SPECS 04 20 00 PRIME-A-PELL 200 -
BUFF CMU BLOCK SEC. 2.1 660 SERIES CLEAR
SEALER
PROVIDE KRETE
ALMOND-N/VANILLA- SEE SPECS 04 20 00 EFFLORESCENCE
MO-4 CONTROL
N/KHAKI-S MORTAR SEC. 2.6
ADMIXTURE TO ALL
GROUT MIXTURES
G-1 SOLARBAN 70XL GLAZING VITRO/PPG CLEAR ON CLEAR
G-2 SOLARBAN 90 GLAZING VITRO/PPG CLEAR ON CLEAR
P-3 SW 6107 NOMADIC DESSERT SHERWIN WILLIAMS METAL DOORS
general notes:
structural engineering:
architect:
builder:
civil engineering:
4.%
No. DESCRIPTION resident/client:
1 FIELD VERIFY ALL DIMENSIONS Bluewave Express
2175 Francisco Blvd. East, Ste.G
San Rafael, CA 94901
REVISION LOG
comments:
SCALE: STATUS:
NOTED GOBY
DRAWN BY: CHECKED BY:
IRS
BUILDING ELEVATIONS 1
SHEET NUMBER:
A-201
project no: YYMMDD - ####
100' BUILDING PROTO'i'PE
date: May 7, 2020
,
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Jar
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0 c;
20'-4" A.F.F. T.O.
PARAPET
43 FINISH FLOOR
c�
0 0
23'-8" A.F.F. T.O. 23.-8" A.F.F.T.O.
TOWER TOWER
FINISH FLOOR
FINISH FLOOR
ALUMINUM OVERHEA
ROLLING DOOR
RE: DOOR SCHEDULE
EXTERIOR RENDERINGS
02
SCALE: N/A
1
22 GA. PRE -FINISHED
GALVANIZED METAL
CAP FLASHING. SLOPE
TO DRAIN. TYPICAL
20'-4" A.F.F. T.O.
PARAPET
18.-4" A.F.F. T.O.
PARAPET
\
(V
Sc
MIS
ih
-I•71-
r
FINISH FLOOR
1/4
EAST/WEST EXT. ELEVATIONS
01
SCALE: 3/16" = 1'-0"
No.
1
2
3
Code Base Color
M-1 COPPERTONE
MO-1 ROYAL UMBER
#813 LIMESTONE
BUFF
M-2
MO-2
ALMOND-N/VANILLA-
N/KHAKI-S
M-3 STANDARD GRAY
MO-3 GRAY
#813 LIMESTONE
BUFF
M-4
MO-4
G-1
G-2
P-3
No.
ALMOND-N/VAN ILLA-
N/KHAKI-S
SOLARBAN 70XL
SOLARBAN 90
SW 6107
keyed notes:
DESCRIPTION
MATERIAL FINISH SCHEDULE
Base Material Base Manuf.
KING SIZE BRICK ENDICOTT BRICK
MORTAR
SMOOTH FACE CMU SEE SPECS 04 20 00
BLOCK SEC. 2.1
SEE SPECS 04 20 00
SEC. 2.6
MORTAR
SEE SPECS 04 20 00
SEC. 2.6
Remarks
COLOR TO BE
VERIFIED
LOWER WALL
APPLICATION.
PROVIDE KRETE
EFFLORESCENCE
CONTROL
ADMIXTURE TO ALL
GROUT MIXTURES
APPLY
PRIME-A-PELL 200 -
660 SERIES CLEAR
SEALER
UPPER WALL
APPLICATION.
PROVIDE KRETE
EFFLORESCENCE
CONTROL
ADMIXTURE TO ALL
GROUT MIXTURES
APPLY
SMOOTH FACE CMU SEE SPECS 04 20 00 PRIME-A-PELL 200 -
BLOCK SEC. 2.1 660 SERIES CLEAR
SEALER
PROVIDE KRETE
EFFLORESCENCE
MORTAR CONTROL
ADMIXTURE TO ALL
GROUT MIXTURES
APPLY
4" CHAMFFERED SEE SPECS 04 20 00 PRIME-A-PELL 200 -
CMU BLOCK SEC. 2.1 660 SERIES CLEAR
SEALER
PROVIDE KRETE
EFFLORESCENCE
MORTAR CONTROL
ADMIXTURE TO ALL
GROUT MIXTURES
GLAZING VITRO/PPG CLEAR ON CLEAR
GLAZING
NOMADIC DESSERT
SEE SPECS 04 20 00
SEC. 2.6
SEE SPECS 04 20 00
SEC. 2.6
VITRO/PPG CLEAR ON CLEAR
SHERWIN WILLIAMS METAL DOORS
general notes:
DESCRIPTION
1 FIELD VERIFY ALL DIMENSIONS, TYPICAL
structural engineering:
architect:
builder:
civil engineering:
ZC-21-070
Received 6/21/2021
resident/client:
Bluewave Express
2175 Francisco Blvd. East, Ste.G
San Rafael, CA 94901
REVISION LOG
comments:
SCALE:
NOTED
DRAWN BY:
IRS
STATUS:
GOBY
CHECKED BY:
BUILDING ELEVATIONS 2
SHEET NUMBER:
A-202
project no: YYMMDD - ####
date: May 7, 2020
BLUEWA\J± EXPRESS - 100' BUILDING PROTO'i'PE
FORT WORTH®
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ZONE
13
0 1,000 2,000
4,00 0 Fe et
Created: 7/7/2021 1:50:28 PM
J
BURTON
w
MALVERN
_Iii
TOLLWAY/ FREEWAY
PRI NCIPALARTERIAL
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
00011111
I- 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
WESLEYAN
ZC-21-070
BURTON
BERRY
RENAISSANCE
125 62.5 0
125 Feet
A Comprehensive Plan shall not constitute zoning regulations or
establish zoning district boundaries. (Texas Local Government Code,
Section 213.005.) Land use designations were approved
by City Council on March 6, 2018.
Created: 5/13/2021 2:00:40 PM
FORT WORTH
Aerial Photo Map
ZC-21-070
0
80
160
320 Feet
N