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Home My WebLink About(0161) ZC-21-212Date: March 8, 2022 Case Number: ZC-21-212 Council District: 7 Zoning Map Amendment Case Manager: Sarah Berman Owner/Applicant: Harmon 38 Investments LP / Larkspur Communities at Presidio, LLC Site Location: 8800 — 8900 blocks Lower Sonoma Lane Acreage: 10.26 acres Request Proposed Use: Multi -Family Dwelling Request: From: "G" Intensive Commercial To: "D" High Density Multifamily Recommendation Land Use Compatibility: Requested change is not compatible. Comprehensive Plan Consistency: Staff Recommendation: Requested change is consistent. Denial Zoning Commission Recommendation: Denial by a vote of 7-0 Table of Contents 1. Proiect Description and Background 2. Surrounding and Land Uses 3. Recent Zoning Histo 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. Area Map 8. Future Land Use Map 9. Aerial Photograph Project Description and Background qu The subject property is located just east of the intersection of Highway 287 and Harmon Road, and north of Tarrant Parkway. The applicant is proposing to change the zoning of this 10.26-acre site from "G" Intensive Commercial to "D" High -Density Multifamily. If approved, the applicant intends to develop an age -restricted (55+) multifamily apartment complex. Age restrictions are private agreements and are not regulated by zoning. The majority of property surrounding this site is zoned "G" Intensive Commercial and there is a large-scale commercial development immediately to the east (Presidio Towne Crossing). To the north is a large area of existing multifamily zoning, including 13.49 acres that were rezoned from "G" Intensive Commercial to "D" High Density Multifamily in December 2019. This case was originally considered by the Zoning Commission on December 8, 2021, where the applicant requested a 60-day continuance. Surrounding Zoning and Land Uses North "G" Intensive Commercial / automotive repair; and "D" High -Density Multifamily / vacant East "G" Intensive Commercial / restaurant and retail uses South "G" Intensive Commercial / vacant West "G" Intensive Commercial / automotive repair, car wash, vacant pad sites Recent Zoning History • ZC-19-148: Rezoned 13.49-acres north of the subject property from "G" Intensive Commercial to "D" High - Density Multifamily. • ZC-05-288: Rezoned the subject property from "C" Medium Density Multifamily to "G" Intensive Commercial as part of a larger rezoning request for the Presidio development Public Notification 300-foot Legal Notifications were mailed on November 24, 2021. The following organizations were notified: (emailed November 22, 2021) Or anizations Notified North Fort Worth Alliance Rid eview OA Chisholm Ridge HOA Reata Meadows HOA Quail Grove HOA* Streams and Valleys, Inc Trinity Habitat for Humanity Northwest ISD Eagle Mountain -Saginaw ISD * This Neighborhood Association is located closest to the subject property Development Impact Analysis Land Use Compatibility The applicant is proposing to rezone the subject property from "G" Intensive Commercial to "D" High Density Multifamily. All immediately adjacent properties are zoned "G" Intensive Commercial, and there is a large area of multifamily zoning to the north of this site, across Sonoma Creek Lane. To the east is Presido Towne Crossing, a large-scale commercial development with various retail and restaurant locations. To the west there are more intensive commercial developments that are not compatible with residential zoning, including a car wash and an automotive repair facility. There is an also an automotive repair facility immediately north of this site. The existing pattern of development in this area creates a separation between commercial uses along the North Tarrant Parkway frontage and multifamily development further north. The proposed zoning is not compatible with surrounding land uses. Comprehensive Plan Consistency — Far North The 2021 Comprehensive Plan currently designates the subject property as "General Commercial" on the Future Land Use Map. This designation can include multifamily residential zoning districts, as described below: Noivhbnrhnnrf f"nmmorri-1 Retail, services, offices and mixed uses serving daily needs fora local Multifamily Residential, ER, .`..` -. " —' I......... market area E. MU-1 General Commercial Retail, services, offices and mixed uses serving occasional needs for a Multifamily Residential, ER, larger market area E. MU-1, MU-2 Mixed -Use/ Retail, services, offices, entertainment, mixed uses, and multifamily AR, B, R1, R2,CR, C, D, UP, Mixed Use Growth Center residential; Community Growth Centers are less intensive, and Regional all Commercial, MU-1, MU-2, Growth Centers are more intensive Farm -Based Codes The proposed zoning is consistent with the land use designations for this area, and aligns with the following policy of the Comprehensive Plan: • Locate multifamily units within walking distance of public transportation, employment, recreation, and/or shopping to increase accessibility and decrease vehicular traffic. However, staff contends that the existing "G" Intensive Commercial zoning is more appropriate in this location given surrounding commercial development and the site's location along an arterial roadway. Tarrant Parkway is designated as a Commercial Connector on the Master Thoroughfare Plan and the Comprehensive Plan supports locating large commercial uses adjacent to arterial roadways. 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 of the intended outcomes of this plan is to promote a more sustainable tax base, driven less by residential property valuation and more by commercial and industrial investment. PERFORMANCE METRICS 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 industries and the creative individuals who fuel them. 4. A commitment to "quality of place" throughout the community. FORTWORTH. Area Zoning Map Applicant: Harmon 38 Investments LP Address: 8800 - 8900 blocks Lower Sonoma Lane Zoning From: G Zoning To: D Acres: 10.25647856 Mapsco: 35A Sector/District: Far North Commission Date: 12/8/2021 Contact: null ZC-21-212 C 2322 8917 2399 7b 4 m 8800 8701 9701 M7;2 2271 \\ 2399 - \\ h : X \, ' ♦h 121? 2111 2317 '.. �: C G AEG 12.0 PD1301 Subject Area 300 Foot Notification6 0 180 360 720 Feet Created: 11/16/2021 12:50:13 PM FORTWORTH. Area Map ZC-21-212 N 0 1,000 2,000 4,000 Feet Created: 11/16/2021 12:54:11 PM FORTWORTH. ZC-21-212 q�_ 1pct" CI TOLLWAY / FREEWAY PRINCIPALARTERIAL MAJORARTERIAL MINOR ARTERIAL Vacant, Undeveloped, Agricultural Rural Residential Suburban Residential Single Family Residential Manufactured Housing Low Density Residential j Medium Density Residential High Dens ity Residential Future Land Use M 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 iPrivate Park, Recreation, Open Space Lakes and Ponds 440 220 0 440 Feet N A Comprehensive Plan shaA not constitute zoning regulations or astabl is h z on ing district boundaries. (Texas Loca l Government Code, Section 213.005.) Land use designations wereapproved by Cfly CouncH on March 6, 2018. Created: 11/162021 12:52:40 PM FORTWORTH. Aerial Photo Map ZC-21-212 1 ' l } ir _ ' a A •' i'7 d .. fir' 'T' rtd"e �' _.__t'�: ' I y 5 TF10 if • "I L ia dw 4. °. y F G Ai - me h 0 275 550 1,100 Feet