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Home My WebLink About(0128) ZC-21-111Date: January 11, 2022 Case Number: ZC-21-111 Council District: 8 Zoning Map Amendment Case Manager: Brett Mangum Owner/Applicant: Susan Martinez, N&A Properties, Inc. / Jim Dewey Jr., JDJR Engineers & Consultants Site Location: Proposed Use: Request: 1400 & 1410 East Berry St. Request Acreage: 4.00 acres Gas Station w/ Car Wash & Convenience Store w/ drive thru restaurant From: "MU-1" Low Intensity Mixed Use To: "E" Neighborhood Commercial Recommendation Land Use Compatibility: Requested change is compatible Comprehensive Plan Consistency: Staff Recommendation: Requested change is not consistent Denial Zoning Commission Recommendation: Denial by a vote of 8-0 Table of Contents Proiect Description and Background 2. Surroundin Zg oning and Land Uses 3. Recent ZoningHy 4. Public Notification 5. Development Impact Analysis a. Land Use Compatibility b. Comprehensive Plan Consistency c. Economic Development Plan 6. Zoning Map with 300 ft. Notification Area 7. Area Map 8. Future Land Use Map 9. Aerial Photograph Project Description and Background �u The applicant is proposing to build a new gas station on this site, which is currently undeveloped. The property is situated in NEZ Area Six, as well as being a part of the Berry Riverside Urban Village. Urban Villages are small geographic areas (usually around a square mile) zoned for dense, mixed -use development that is both transit and pedestrian -friendly. The City of Fort Worth is working with developers, business groups, and neighborhood associations to revitalize older commercial districts using capital improvements, mixed -use zoning, and economic incentives to help urban village development throughout the central City. Accessory uses to the gas station that are included in the plans are: a car wash situated to the rear of the property, a 4,100 square foot convenience store, and a 1,900 square foot drive-thru restaurant. Case History: First hearing: August 11' Zoning Commission - Applicant requested a 60-day continuance at that time in order to work on providing renderings & landscaping plans. No renderings or landscape plans were supplied to the City in this timeframe. Second hearing: October 13" Zoning Commission - Applicant requested a 30-day continuance at that time for unspecified reasons. Third hearing: November 10t' Zoning Commission - Applicant requesting additional time for architectural renderings. The Commissioners emphasized that additional continuances would be unlikely and that the applicant needed to bring something new forward for the Commission to review in December, but granted the request for a 30-day continuance. Fourth hearing: December 8t' Zoning Commission — Applicant provided renderings showing a proposed gas station/restaurant/car wash with Art Deco architectural treatments. Zoning Commission voted to recommend Denial on this rezoning request based on it not being in alignment with the Future Land Use designation. Surrounding Zoning and Land Uses North "MU-1" Low Intensity Mixed Use / bail bonds, retail center East "MU-1" Low Intensity Mixed Use / Sierra Vista Transit Plaza (bus station) South "I" Light Industrial / warehouse West "I" Light Industrial / auto repair • None Recent Zoning History Public Notification 300-foot Legal Notifications were mailed on July 23, 2021. The following organizations were emailed July 26, 2021: Or anizations Notified Fort Worth ISD Southeast Fort Worth Inc Trinity Habitat for Humanity Streams and Valleys Inc Mornin side NA* Vicki Ln.-Bowie St. Homeowners & Tenants Assoc. Glencrest Civic League NAS United Communities Assoc. of Fort Worth * Located within this registered Neighborhood Association Development Impact Analysis Land Use Compatibility A new gas station with accessory uses (car wash, drive thru restaurant, and convenience store) would be the first such combination in this immediate vicinity. There are three (3) gas stations less than 1 mile to the west at the I- 35 and Berry intersection (Racetrac, Chevron, and Stop & Go) and four (4) more gas stations (Murphy Express, 7-Eleven, Valero, Exxon) at Renaissance Square at 287 & East Berry St. Both existing clusters of gas stations are located on freeways, while the current proposal is roughly one (1) mile east of a freeway. The surrounding properties are currently largely commercial and industrial and would not be heavily impacted by the operation of a gas station on this site. While there are already several gas stations in this area, overall the proposed zoning is compatible with existing surrounding land uses. Comprehensive Plan Consistency — Southside While the Land Use Compatibility review accounts for the current land uses of the site, the Comprehensive Plan Consistency review looks at the future of the surrounding areas as City Council envisions it. The 2021 Comprehensive Plan currently designates the subject property as future Mixed -Use. The site is located within the perimeter of the Berry Riverside Urban Village. Quality retail development and mixed income housing are the primary targets for growth within this boundary, which is located near the intersection of two (2) major roads, Riverside Drive and East Berry Street. It is discretionary on the part of the Zoning Commission and the City Council to determine whether or not the proposed development meets the standard of "quality retail development" envisioned by the Berry Riverside Urban Village. Generally, the urban villages are urbanized places with concentrations of jobs, housing, commercial uses, public spaces, public transportation, and pedestrian activity. The site is currently zoned to house a mixed use development. The current zoning is also in alignment with the adopted future land use plan contained within the adopted Comprehensive Plan. Changing the zoning to "E" would allow the proposed use but would eliminate a large opportunity tract that is currently zoned to accommodate an active, mixed -use development. The site is also immediately adjacent to the Sierra Vista Transit Plaza, which serves 4 major transit lines (Trinity Metro routes 3, 5, 8, and 24). The proximity to transit would be an ideal place to incorporate a mixed -use development with a workforce or affordable housing component. As the proposed development is solely commercial, and not a mix of commercial and residential components true to the mixed use zoning and future land use designations, the proposed zoning is not consistent with the Comprehensive Plan for this area. It may be worthwhile to consider retaining the existing mixed -use zoning on this site as there are relatively few areas zoned mixed —use throughout the City (less than 3% of the City limits, per the latest Comprehensive Plan). Also take into consideration the Urban Village designation and what the vision for the area in the future is. Additionally, the Comprehensive Plan promotes housing in areas adjacent to existing transit connections, those policies are included below: SUGGESTED ZON ING AROUND PUBLIC TRANSIT URBAN RESIDFNTIAL (UR) 1 MILE RADIUS Low -INTENSITY MIXED -USE (MU-1) 1/2MILE RADIUS HIGH-INTENSITYMIXED-USE (MU-2) 114MILE RADIUS TRANSITLINE PTER 4 STRATEGIES • Plan for, facilitate, and aggressively pursue appropriate transit -oriented development (TOD) at existing and future transit station locations. ATOD encourages compact urban development adjacent to transit stations. Mixed uses in a single building, minimal setbacks, and taller structures help achieve the higher densities necessary to supporttransit. Retail businesses and services for commuters should be located adjacent to transit stops, between the rail platform and parking facilities. PTER 5 Below are the City's key housing goaIs and objectives, which are intended to help guide Continue to promote specific public allocation of City resources to address housing needs in the City of Fort Worth. 0 incentives to encourage housing development in City designated target areas, i.e., Central Business District, Central City, Designated Investment Zones, Transit -Oriented Development, Urban Villages, etc. + Support affordable housing in mixed -use development projects in accordance with the City's tax abatement and Neighborhood Empowerment Zone policy: Economic Development Plan The 2018 Economic Development Strategic Plan identified a vision, goals, and strategies to facilitate the success and growth of the City of Fort Worth. One goal listed in the Executive Summary is that the City should do all it can to help ensure quality development in specific corridors and at existing business nodes. One strategy to help reach this goal is for the City to prevent "...the proliferation of land uses and activities that might diminish the economic potential of a target area, such as large public sector or nonprofit developments, and land -intensive, auto -centric development (e.g. gas stations, automotive repair shops, car washes, storage unit complexes)." PRIORITY STRATEGY: Focus City investments along specific corridors and at nodes of existing business activity. Challenge Economic development does not guarantee prosperity for all. Even in the notion's most successful and diversified metropolitan economies, specific geographies and segments of the population are often felt behind_ Fort Worth is no exception. 5egments of the city's population in specific neighborhoods and corridors hove struggled to achieve prosperity, even while the city as a whole has experienced widespread growth. The City can and should ploy a leod role in catalyzing development in under -served neighborhoods and for under -served residents. Response Public investments in economic development most be made only when they can reasonably be expected to generate economic benefits. The City must ploy a lead role as a strategic investor to catalyze development in neighborhoods and corridors targeted for urban revitalization. Just as important, the City is responsible for preventing the proliferation of land uses and activities that might diminish the economic potential of a target area, such as large public sector or nonprofit developments (e_g_, community centers, churches, homeless services centers) and land -intensive, auto -centric development (e.g., gas stations, outomotive repair shops, car washes, storage unit complexes). Results Outcomes for challenged neighborhoods receiving targeted investments include ancillary development, tax base growth, and job creation. FORTWORTH® Area Zoning Map Applicant: N&A Properties Address: 1400 & 1410 E. Berry Street Zoning From: MU-1 Zoning To: E Acres: 3.99881266 Mapsco: 77Y Sector/District: Southside Commission Date: 8/11/2021 Contact: 817-392-2806 012 14W1494 1v48 r1412r141 114248 4 31� tq R �- 8Aq 4 v d GALLIMA 1amTa� a f 29u PD PD0i 1399 r U 1 - m � U3 I 1525 fVIU-1 1 M 321 �217 Subject Area L"= ER ® 300 Foot Notification I /R ZC-21-111 PD760 `--f - � - I �., 3401 0 135 270 540 Feet Created: 7/19/2021 5:23:25 PM 0 �r Mi FORTWORTH. ZC-21-111 Future Land Use 93 IIIIIIIIIIIIIIIIIIIII- TOLLWAY / FREEWAY — PRINCIPALARTERIAL — MAJORARTERIAL MINOR ARTERIAL Vacant, Undeveloped, Agricultural Rural Residential Suburban Residential Single Family Residential Manufactured Housing Low Density Residential Medium Density Residential - High Dens ity Residential Institutional _ Neighborhood Commercial IM General Commercial Light Industrial Heavy Industrial Mixed -Use Industrial Growth Center Infrastructure ez 100 Year Flood Plain Public Park, Recreation, Open Space Private Park, Recreation, Open Space ` I Lakes and Ponds 260 130 0 260 Feet f N A Comprehensive Plan shall not constitute zoning regulations or as is h z on ing district boundaries. (Texas Loca l Government Code, Section 213.005.) Land use designations were approved by City CouncH on March 6, 2018. Created: 7/19/2021 5:25:32 PM 4m r ,*P r.� FORTWORTH® ZC-21-111 Aerial Photo Map 47 000, _ r / F Ff I r Y r� *3. I 4 0 165 330 660 Feet i