HomeMy WebLinkAbout(0154) ZC-22-003Date: May 10, 2022
Case Manager: Beth Knight
Case Number: ZC-22-003
Conditional Use Permit
Owner/Applicant: MCP18, LLC/ MJ Thomas Engineering
Site Location: 2501 Northwest Loop 820 Freeway
Request
Proposed Use: Car Wash
Request: From: "B" Neighborhood Commercial
To:
Land Use Compatibility:
Council District: 2
Acreage: 2.12 acres
Add Conditional Use Permit (CUP) to allow a self -serve carwash facility; site plan
included, with waiver to the location of accessory uses in the front yard
Comprehensive Plan Consistency:
Staff Recommendation:
Requested change is compatible.
Requested change is not consistent (Technical Inconsistency)
Approval
Zoning Commission Recommendation: Approval by a vote of 6-0
Table of Contents
1. Project Description and Background
2. Surrounding Zoning and Land Uses
3. Recent Zonin _ Hg istorX
4. Public Notification
5. Development Impact Analysis
a. Land Use Compatibility
b. Comprehensive Plan Consistency
c. Economic Development Plan
6. Area Zoning Map with 300 ft. Notification
Area
7. Site Plan
8. Area Map
9. Future Land Use Map
10. Aerial Photograph
Project Description and Background qw
The proposed site is located at the northwest corner of Marine Creek Drive and the NW Loop 820, which are both
significant arterial roadways. The applicant is requesting to add a Conditional Use Permit to allow a self -serve
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 4,900 sq. ft. building. Self-service vacuum spaces are shown in a row south 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.
The general area and the subject site are designated as Mixed Use in the Marine Creek Growth Center. The area
is serviced by a low -frequency Trinity Metro bus line that runs along Marine Creek Drive, generally once per
hour. Angle Avenue on the south side of Loop 820 is covered by a Scenic Corridor overlay.
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 residential district, having "CR" zoning, lies
more than 1/4 mile from the southern property line, with additional multifamily complexes in that vicinity. The
car wash dryer faces Loop 820 and other commercial zoning to the south. Although sound volume does not
decrease noticeably until after 300 feet to approximately 60 decibels, the location of the car wash equipment and
30 vacuums are unlikely to have a detrimental impact on the neighborhood. The site is surrounded by the
Northwest Campus of Tarrant County College to the west, an industrial use to the east, and Loop 820 to the south.
The site plan shows the 30 vacuum stalls, 2 central vacuum machines, and the dumpster in the front yard, between
the building and NW Loop 820. The location of these accessory uses requires a development waiver from both
the supplemental standards for car washes, as well as the standard accessory use requirements for commercial
sites.
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.
Below is a chart that illustrates the differences between the base regulations and the proposed CUP:
Requirement
Supplemental Standards
Proposed CUP
Location of
Vacuum canopies are in the front
vacuum
Not located in the front yard.
yard(requires Development Regulation
canopies
Waiver)
Requirement
E Standards
Proposed CUP
Location of
vacuum
Vacuum canopies, central vacuums,
canopies,
Behind the front face of the
and dumpster are in the front yard
central
building.
(requires Development Regulation
vacuums, and
Waiver)
dum ster
Surrounding Zoning and Land Uses AM
North "AG" Agricultural / Community college campus
East "J" Medium Industrial / Industrial use
South "B" Neighborhood Commercial / Loop 820 freeway
West "AG" Agricultural / Community college campus
Recent Zoning History
ZC-16-220, east of subject, from IP to J, approved 1/26/2017.
ZC-20-161, south of subject, from G to J to allow a car wash, approved 2/4/2021.
Public Notification a
300-foot Legal Notifications were mailed on January 28, 2022.
The following organizations were notified: (emailed January 26, 2022)
Or anizations Notified -
Northwest Fort Worth Neighborhood
Alliance
Inter -District 2 Alliance
Terrace Landing OA*
Far Greater Northside Historical NA
Monticello NA
Crestwood NA
Streams and Valleys Inc
Trinity Habitat for Humanity
Lake Worth ISD
Fort Worth ISD
* 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 "E" zoning district.
Surrounding land uses consist of a college campus to the north and west, with with an industrial use to the east,
and commercially zoned vacant land to the south. The closest residential district is more than'/4 mile away.
The site plan as submitted is not in general compliance with the Zoning Ordinance regulations.
1. The vacuum canopies, central vacuum machines, and dumpster are required to be out of the front yard, as
per Sec. 5.10413 and Sec. 5.302B. These items need development waivers as shown.
2. Remove the signage from the west elevation, as the site plan notes the sign ordinance will be followed.
3. The polycarbonate roof materials are not of similar durability as the other building materials. Please
choose a different material and replace the polycarbonate materials on all portions of the elevations.
4. What are the circles along the east side of the building? Please add the symbol and its label to the legend.
The proposed zoning request is compatible with surrounding land uses due the large surrounding institutional or
industrial uses, as well as the lack of residential uses in the vicinity.
(Comments made by Platting (Subdivision Ordinance), Transportation/Public Works, Fire, Park &
Recreation, and Water Department staff cannot be waived through the Zoning Commission and City Council.
Approval of the zoning site plan does not constitute the acceptance of conditions.)
Comprehensive Plan Consistency — Far Northwest
The 2021 Comprehensive Plan currently designates the subject property as mixed use in the community level
Marine Creek Growth Center, where vehicular uses are generally not allowed. The proposed zoning is
inconsistent with the land use designations for this area, but is consistent with the following policies of the
Comprehensive Plan:
Promote commercial, mixed -use, and urban residential development within the Marine Creek Mixed -
Use Growth Center.
Coordinate future land uses and development types and intensity with the Complete Streets policy,
Master Thoroughfare Plan, Active Transportation Plan, and Transit -Oriented Development (TOD)
Plans.
• Encourage new development adjacent and connected to previously developed or platted areas in order
to utilize existing utility and road infrastructure and services, thereby optimizing public and private
investments and discouraging sprawl development.
Based on a lack of conformance with the future land use map but consistent with the policies 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 the auto -
oriented use does not contribute to walkable corridors.
ORT WORT
Area Zoning Map
Applicant:
Iv1 P18, LLC;
Address:
2501 Northwest Loop 820 Freeway
Zoning From:
E
Zoning To:
Add Can Use Permit for car�rash
Acres:
2.12080465
Iviapsco:
47Q
Sector/District:
Far Northwest
Commission Gate:
,'9.;2022
Contact:
817- 9 -8190
ZC-22-003
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1 $ 23M
SubjectArea
300 Foot Notification
0 17E ?H 700 Feet
�2{722 92224AM
Beim a tract or parcel of land situated in the Joseph Bowman Survey, Abstract No.80, City of Fort Worth, Tarrant
County, Texas, being the same 1.33 acre tract conveyed to MCP18 LLC., by deed TCCnrdcd as D2182 442,7, Deed
Records, Tarrant County. Texas, being more particularly described as follows:
Beginning at a 5/8" iron rod found foT corner in the north line of Interstate Highway Loop 820 (variable width
right-of-way), bang the southeast comer of a tract conveyed to Tarrant County Water District by deed recorded in
Volurnc 2993, Page 101, Deed Records, Tarrant County, `texas, and the southwest corner of said 1.93 ac:rc tract;
Thence North 13'4 '22" Fast with the common line between said 1.93 acre tract and said Tarrant County Water
District tract a distance of 923.78 feet to a 5/8 iron rod found for corner in the west tine of Marine Creek Parkway
(variable width fight -of -way), being the north corner of said 1.93 acre tract and the northeast corner of said Tarrant
County Water District tract, and being in a curare to the left;
Thence In a southerly direction with the west line of said Marine Creek Parkway and said curve to the left having a
central angle of 00'24'59", a radius of 3090.00 feet, an arc length of 22.46 feet and a chard bearing South 51'20'38"
Fast and Chord distance cif 22-.46 feet to a 5/8" iron rod found for Curtner west line of said Marine Creek Parkway, being
a corner of said l .9 # acre tract and the end of a curve to the left;
Thence South 02'53"52" East with the west line of said Marine Creek Park ray and the east lire of said. 1.93 acre tract
a distance of 414.03 feet to a T Dot monument found .for corner in the west line of said Marine Creek Parkway, being
a comer of said 1.9.E acre tract:
Thence South 11''25149" Fast with the 'west line of said Marine Creek Parkway and the east lime of said 1.9.3 acre tract
a distance of 54.24 feet: to a T'xDot monument found for carrier , being a comer of said I . 93 acre tract;
Thence South 23''19'55", West with the west line of said Marine Creek Parkway and the cast line of said 1.93 acre tract
a distance of 368.30 feet to a TxDot monument found for corner at the intersection of the in the west line of said.
Marine Creek Parkway with the north line of said interstate Highway Loop 820, being a corner of said 1.93 acre tract;
Thence South 59'22'17" West with the north line of said Interstate I -I igbway Loop 820 and the south line of said 1.93
acre tract a distance of 133.89 feet to the POINT OF BEGINNING and containing 1.93 acres of lain, more or less, as
surveyed on the ground I eccrnber 5, 2021 by Tuckcr Surveyors.
Tarrant
County
- College -
Northwest...
A14- a
YMCA Marine
Creek Field
VICINITY MAP
ZZ \
POINT OF
BEGINNING
IRON
ROD FOUND
(CM)
s
APHALT
AREA
GENERAL NOTES:
1. CONTRACTOR SHALL VERIFY ALL EXISTING SITE AND BUILDING
CONDITIONS IN THE FIELD PRIOR TO START OF ANY WORK. A
REGISTERED SURVEYOR SHALL BE ENGAGED TO LAY OUT ALL
SITE WORK
2. CONTRACTOR SHALL REVIEW DOCUMENTS AND NOTIFY THE
ARCHITECT OF ANY DISCREPANCIES IN PROJECT PLANS AND
SPECIFICATIONS, IN WRITING.
3. DRAWINGS SHALL NOT BE SCALED FOR BIDDING AND/OR
CONSTRUCTION PURPOSES.
4. ALL PLAN DIMENSIONS ARE TO FINISHED FACE OF WALL UNLESS
NOTED OTHERWISE.
5. ALL CONSTRUCTION WORK SHALL MEET OR EXCEED ALL LOCAL,
STATE, AND NATIONAL BUILDING CODES, AND COMPLY WITH THE
CITY OF FORT WORTH BUILDING ORDINANCES. A BUILDING
PERMIT SHALL BE OBTAINED FROM THE CITY OF FORT WORTH.
6. A LANDING MUST BE PROVIDED AT EACH EXIT DOOR. THE
FLOOR SURFACE ON BOTH SIDES OF THE DOOR SHALL BE AT
THE SAME ELEVATION AS PER THE TEXAS FIRE PREVENTION
CODE.
7. VERIFY ALL EXIT DOOR LOCKING HARDWARE COMPLIES WITH THE
TEXAS FIRE PREVENTION CODE.
8. ALL NEW CONCRETE FLOOR SLAB AREAS SHALL HAVE TERMITE
TREATMENT.
9. ALL STRUCTURES SHALL HAVE ADDRESS NUMBERS PLACED ON
THE BUILDING IN ACCORDANCE WITH FORT WORTH MUNICIPAL
CODE.
10. ALL SIGNAGE, PERMANENT, PORTABLE, BANNERS, ETC. TO
FOLLOW THE FORT WORTH SIGN ORDINANCE (CHAPTER 6)
5"DUILDING`ISETBACK0 0 0 0 0 0 0 C 0 C 0 0 0 Qp 0 0 '3 0 0 0 0 0
f5:V CUUM S ALL
a
31.0'
\
-113.O'I a A-
3.04 p
30.0'
11.
HOURS OF OPERATION:
CAR WASH - 7 DAYS A WEEK, 7:00 AM TO 8:00
PM.
SURFACE LEGEND
PROPOSED SIDEWALK
SITE DATA SUMMARY
TABLE
SITE ACREAGE:
1.93 ACRES (83,918 SQ. FT.)
12.
BUILDING NOT TO EXCEED 25'-0" IN HEIGHT AND
TOWERS NOT
TO EXCEED 35'-0" IN HEIGHT.
ZONING:
E
13.
EXTERIOR MATERIALS FOR BUILDING WILL BE SPLIT
-FACED CMU
PROPOSED USE:
CARWASH
BLOCK, ALUMINUM AND GLASS WINDOW PANELS AND
PROPOSED CONCRETE (PARKING
AND DRIVE AISLES)
BUILDING AREA:
4,926 SQ. FT.
STOREFRONT MATERIALS.
14.
ALL DOMESTIC WATER SERVICE AND METER SHALL
BE 1-1/2"
NUMBER OF STORIES:
1
15.
APPLICANT WILL COMPLY WITH ALL LOCAL, STATE,
AND
BUILDING COVERAGE:
5.87%
NATIONAL BUILDING CODES.
PROPOSED LANDSCAPE
IMPERVIOUS AREA:
38,677 SQ. FT. (46.1%)
16.
BUILDING IS A ONE STORY BUILDING WITH MECHANICAL
MEZZANINES ABOVE STORAGE AREA AND OFFICE.
PERVIOUS/LANDSCAPE AREA:
45,241 SQ. FT. (53.9%)
17.
ALL LIGHTING SHALL CONFORM TO LIGHTING CODE
O PROPOSED SHRUBS (TYP.)
REGULAR PARKING PROVIDED:
4
18.
THE PROJECT WILL COMPLY WITH SECTION 6.301,
LANDSCAPING
19.
THE PROJECT WILL COMPLY WITH SECTION 6.302,
URBAN
HANDICAP PARKING REQUIRED:
1
FORESTRY.
HANDICAP PARKING PROVIDED:
1
THE
INTENT OF THE CONDITIONAL USE PERMIT IS TO PROVIDE A
VACUUM PARKING PROVIDED:
30
NEW
CAR WASH AS SHOWN ON THIS PLAN
TOTAL PARKING PROVIDED:
34
REQUESTING WAVER FOR CENTRAL
VACUUM MACHINES, CANOPIES AND
DUMPSTERS TO BE ALLOWED IN THE
FRONT YARD
SCALE 1" = 40'
FEET
0 20 40 80
ZONED: AG
USE: SOCCER FIELDS
UMPSTER ENCLOSURE TO
INCLUDE SCREENING WALLS AND
(DEED:N14°22'23"E-923.78')
ENTRAL VAC GATES AS REQUIRED N13°48'22"E 923.78'
w w y y W W 5/3" IRON u
0 0 a 0 Oy w y I I y w w u � *5' BUILDVIG SETBACI( r r � y � � � � W � ROD FOUND
ETA A1�NI�GI j (CM/
1 41
A 1 83,918 S.F. 1.93 ACRES
R� KATIE'S CAR a ,
13-.0 WASH 4,926 SF ABSTRACT NO. 80 JOSEPH U' '�C _ .5 9.5 41 IV
a BOWMAN SURVEY y / `
MANHOLE
C 10.0' Q ,�/ ,1 b b 19.0,
ACCESSIBLE ROUTE R=9• '
- f
d b
O`sS�• �2, W C 8.5' 5 V"CUMS ALL - '��`� 28.5'
�,�' y \ -0000�000000000 600000 0001600000
00, `9, � CENTRAL VAC .� ,
/PROPOSED SHRUBS ,,V.6
TXDOT
MONUMENT v J 20' pU, Z 0 1 \ E-D •- E-
FOUND (CM) �� 'L_4Y l LDW SET@AZk � � y y � �0
I
ZONED: G
USE: VACANT
c
Elbit Systerns of America
EFW Irir_ MAIM
r
" --",Big Uty Crusned
CMC Recycling"
Trev`s Mobile
Mechanlc Se vices
r
CL
Providence a*,
CreeK Aramr.
00r% IC/lT I /VIATIAKI
�, �_ W U� E�-�A��TW
s
S23019 55 „W
(DEED:S23°53'07'W_368 g 68.30,
8 l �Y` W W Y
DEVELOPER:
ROBERT PETRIE
6111 LAKE WORTH BLVD
LAKE WORTH, TX 76135
817-401-1617
ROBERT@PETRIEAUTOSALES.COM
OWNER:
MCP18, LLC
3000 ALTAMESA BLVD, STE 300
FORT WORTH, TX 76133
817-921-9200
WILL@NORTHERNCRAIN.COM
13
C MONUMENT �%
�g, 4 FOUND (CM) , •�,
TXDOTMONU
ENT
FOUND(CM)
IV
43.7' P5' FLAG
b
b DI
/ 'bah
R, ETAL CAN ABOVE
�s'3) 1Y STATIONS
G
'P-119.5'
P
ZONING CASE NUMBER: ZC-22-003
DIRECTOR OF DEVELOPMENT SERVICES
DATE:
ZONED: J
USE: AVIATION MANUFACTURING
•
ZONED: AG
USE: EDUCATIONAL TCC
i
5/8' IRON
ROD FOUND
NOT TO SCALE
METAL ROOF PANELS
(BARREL VAULT)
METAL FLASHING AT FASCIA
STUCCO PANELS ON TOWER
METAL FLASHING
METAL AWNING BY OWNER.-
8" CMU SMOOTH FACE
(8X8 GRID)
8" CMU SPLIT FACE
8" CMU SMOOTH FACE
(8X8 GRID)
METAL ROLL —UP DOOR
50'-10"
aRF_R„
SOUTH ELEVATION
HEAVY DUTY,
16MM CLEAR
ROOF PANEL`.
TYP. IN 12 E;
WASHES IN F
ALUM/GLASS
WINDOW
METAL FLASH
METAL AWNIN
SEE GENERAL
8" CMU SPL
8" CMU SMOG
(8X8 GRID)
NOTE: ALL SIGNAGE, PERMANENT, PORTABLE, BANNERS, ETC.
SHALL COMPLY WITH THE FORT WORTH SIGN
ORDINANCE - CHAPTER 6
ALUM/GLASS
WINDOWS
METAL FLASHING
METAL AWNING BY OWNER
8" CMU SMOOTH FACE
(8X8 GRID)
8" CMU SPLIT FACE
8" CMU SMOOTH FACE
(8X8 GRID)
FINISH GRADE
METAL ROOF PANELS
(BARREL VAULT)
METAL FLASHING AT FASCIA
EAST ELEVATION
1 /8" 1'0"
FIN
METAL ROOF PANELS
(BARREL VAULT)
METAL FLASHING AT FASCI
STUCCO PANELS ON TOWER
44'-5"
15'-0" 15'-4"
-00 PREFINISHED METAL
PANELS
STEEL COLUMN,
co PAINTED
T
T
CONCRETE ISLAND
12'-0" 40'►
VVI\/ I UV- VII VJ V V I II I IVIL I/-lL UL\ I \ L
TO MATCH STOREFRONT (TYPICAL)
151'-11"
150'-11"
99'-5"
O W HEAVY DUTY, AMERILUX
LO O 16MM CLEAR THRMCLR
co 1_ ROOF PANELS AS PER
TYP. IN 12 EXISTING
WASHES IN FT. WORTH,
WRAP COLUMNS WI METAL CLOSURE
TO MATCH STORES NT (TYPICAL)
GLASS/ALUM STORE ONT
(INSULATED GLASS PICAL)
12'-0" I.40" I_ 12'-0"
50'-10"
48'-8"
L
I. 18F-108°
IF 19?-9$
STUCCO PANELS ON TOWER
FTF//
f
� FTFT
F//7F/7/\
F/7/F/7/
CONCRETE ISLAND
ALUM/GLASS STOREFRONT
WRAP COLUMNS WITH METAL CLOSURE
TO MATCH STOREFRONT (TYPICAL)
HEAVY DUTY, AMERILUX
16MM CLEAR THRMCLR
ROOF PANELS AS PER
TYP. IN 12 EXISTING
WASHES IN FT. WORTH.
STUCCO PANELS ON TOWER
cc
p W
METAL FLASHING M O
H
METAL AWNING BY OWNER
8" CMU SMOOTH FACE
(8X8 GRID)
8" CMU SPLIT FACE
8" CMU SMOOTH FACE
(8X8 GRID)
FINISH
GRADE
NORTH ELEVATION
10'-11"
10'-2"
STEEL COLUMN,
PAINTED
METAL ROLL —UP DOOR
METAL ROOF PANELS
(BARREL VAULT)
METAL FLASHING AT FASCIA
STUCCO PANELS ON TOWER
CMU SPLIT FACE
CMU SMOOTH FACE
3X8 GRID)
METAL ROOF PANELS
(BARREL VAULT)
METAL FLASHING AT FASCIA
PREFINISHED METAL
PANELS
WRAP COLUMNS WITH METAL CLOSURE
TO MATCH STOREFRONT (TYPICAL)
SLIDING SERVICE WINDOW
GLASS/ALUM STOREFRONT
(INSULATED GLASS TYPICAL)
GLASS SPANDREL PANEL
(TYPICAL LOWER PANELS
AT OFFICE EXTERIOR ONLY)
Developer/Owner: Robert Petrie
Address: 6111 Lake Worth Blvd.
City/State: Lake Worth, Texas 76135
Telephone Number; 817.401.1617
E-mail Address: robert@petrieautosales.com
Zoning Case Number. ZC-22-003
Director of Development Services
Date:
DATE: 01.31.2022
JOB NO: 22-0001
DRAWN: STAFF
CHECKED: CM
214.766.5905
PO BOX 383023
DUNCANVILLE, TX 75138
c_ - -
C 0 R T L A N 0
M 0 R G A N
A R C H I T E C T
711 N. FIELDER RD.
ARLINGTON, TX 76012
PH: (817) 635-5696
FAX: (817) 635-5699
Exp. 8-31
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REVISIONS
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SHEET NUMBER
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FoRTWORTH,
Area Map
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Aerial Photo flap
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