Case Number ZC-17-121 ZONING MAP CHANGE STAFF...
Transcript of Case Number ZC-17-121 ZONING MAP CHANGE STAFF...
Page 1 of 3
Case Number _ZC-17-121_
ZONING MAP CHANGE STAFF REPORT
City Council Meeting Date: Council District 9 September 12, 2017
Continued Yes __ No _X_ Case Manager _Lynn Jordan__ Surplus Yes ___ No _X_ Council Initiated Yes ___ No _X_
Owner / Applicant: Yvonne Johnson Living Trust Site Location: 2564 Wabash Avenue Mapsco: 76S Proposed Use: Existing Multifamily units Request: From: “B” Two-Family with TCU Residential Overlay
To: PD/A-5 for all uses in “A-5” One-Family plus four units in three structures for a maximum of seven unrelated persons; site plan required for new construction/TCU Overlay
Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is consistent. Background: This portion of the University West neighborhood has been zoned “B” Two-Family since the adoption of zoning in 1940. The area is predominantly developed with single family houses and covered by the TCU Residential Overlay, adopted in 2014. The majority of the residents of the neighborhood recently petitioned the city in to rezone their two blocks from B to A-5, consistent with the predominant use and established single family development pattern. This case, ZC-17-080, was approved on June 20, 2017. Two existing multifamily properties was processed as ZC-17-080A and approved by City Council August 1, 2017. Since the subject property was not identified as a continued property, it could not be included in 080A. There is a garage apartment with one unit, a duplex with two units and a house with one unit, totaling three structures with four residences on one lot and a total of seven bedrooms. According to the Appraisal District records, both properties were built before 1940 when the city’s zoning districts became effective. Therefore the multifamily uses have been legal nonconforming in the “B” district since that time. According to the Sanborn Map from 1950 there were three dwellings, an auto house or garage, and a garage with dwelling. The main structure is currently vacant but can accommodate four students, the other three structures can accommodate one occupant each.
Zoning Commission Recommendation: Approval as Amended for a maximum of 7 unrelated persons by a vote of 9-0
Opposition: One letter submitted Support: Three letters submitted
Page 2 of 3
At the August 9 Zoning Commission meeting the applicant requested to limit the number of unrelated people allowed on the property to seven since it was not noticed with the limitation and after meeting with the neighborhood. Site Information:
Owner: Yvonne Johnson Living Trust 411 W. 7th Street Apartment #206 Ft. Worth, Tx 76102 Acreage: 0.31 ac. Comprehensive Plan Area: TCU/Westcliff Surrounding Zoning and Land Uses:
North “A-5” One-Family / Single family East “A-5” One-Family / Single family South “B” Two-Family, / TCU parking lot West “A-5” One-Family / Single family
Transportation/Access
Street/Thoroughfare Existing Proposed In Capital
Improvements Plan (CIP)
Wabash Ave Two-way residential Two-way residential No McPherson Two-way residential Two-way residential No
Public Notification: 300 foot Legal Notifications were mailed on May 22, 2017 The following organizations were notified: (emailed May 16, 2017)
Organizations Notified Fort Worth League of Neighborhoods Assoc. Tanglewood NA University West NA* Park Hill NA Frisco Heights NA Streams and Valleys Inc Colonial Hills NA Trinity Habitat for Humanity Berry Street Initiative Fort Worth ISD
*Within this registered Neighborhood Association Recent Relevant Zoning and Platting History:
Zoning History: ZC-04-204, east of subject, from B to PD for AR uses, approved PD 616; ZC-05-196, east of subject, petition-based request, from B to A-5, approved; ZC-14-100, southwest of subject, petition-based request, from B to A-7.5, approved; ZC-14-114, west of subject, petition-based request, from B to A-7.5, approved; ZC-14-115, petition-based request, from B to A-5, approved; and ZC-14-138, subject site and surrounding area, addition of TCU Overlay, approved. ZC-17-080, petition-based request, from B to A-5, approved
Platting History: None. Development Impact Analysis:
1. Land Use Compatibility Based on the existence of the property prior to 1940, the scale of the single family home and accessory uses similar to the surrounding homes, and that a site plan is required if any new construction is proposed, the proposed “PD/A-5” is compatible with surrounding land uses.
2. Comprehensive Plan Consistency
The 2017 Comprehensive Plan designates the site as Single Family. The proposed zoning provides for an affordable option of housing in the inner city and conforms to the following Comprehensive Plan policies:
Page 3 of 3
• Protect residential neighborhoods from incompatible land uses, disinvestments, encroachment, speculation, demolition, neglect, and other negative forces.
• Encourage single-family residential development and outside of growth centers.
• Encourage infill development of compatible, single-family homes in existing neighborhoods to preserve and protect residential neighborhoods.
Based on conformance with the policies stated above, the proposed zoning is consistent with the 2017 Comprehensive Plan.
Attachments:
• Location Map • Area Zoning Map with 300 ft. Notification Area • Future Land Use Map • Aerial Photograph • Minutes from the Zoning Commission meeting
3320
2600
2600
2547
25642564
2600 2601
2565
2550
2560
2546
2540 2540
2556
2546
2624
2620
2560
2618
2536
2556
2614
2616
2552
2544
2548
2566
2532
2536
2552
2550
2556
2536
2532 2532
2564
2540
2613
2547
2560
2562
2611
2604
2561
2609
2541
2533
2565
2537
2705
2701
2541
2617
2549
2533
2557
2537
2609
2605
2547
2613
2553
2561
2605
2557
3209
2601
3110
2547
3113
B
A-5
BDD
WABA
SH
SHIR
LEY
MC PHERSON
WABA
SH
SHIR
LEY
MC PHERSON
2700
25282528
2709
2529252925312528
2537
2541
2529
2553
2567
2559
2545
2563
2547A-5
0 190 38095 Feet
ÜSubject Area300 Foot Notification Area
Area Zoning Map
ZC-17-121
Applicant: Yvonne Johnson Living TrustAddress: 2564 Wabash AvenueZoning From: B with TCU OverlayZoning To: PD for A-5 uses plus 4 units in 3 structures; site plan required with new construction/TCU OverlayAcres: 0.315906Mapsco: 76S Sector/District: TCU/W.cliffCommission Date: 8/9/2017 Contact: 817-392-8043
§̈¦30IH 30
8TH
HULE
N
BERRY
VICKERY
WEST
UNIVE
RSITY
FORE
ST PA
RK
ROSEDALE
MC C
ART
GRANBURY
BELLAIRE CLEBURNE
IH 30 WB HULEN
9
3
7
Fort Worth
Area Map
Ü 1,800 0 1,800900 Feet
Council Districts2 - Carlos Flores3 - Brian Byrd4 - Cary Moon5 - Gyna Bivens6 - Jungus Jordan7 - Dennis Shingleton8 - Kelly Allen Gray9 - Ann Zadeh
ZC-17-121
WABA
SH
MC PHERSON
Future Land Use CategoryVacant, Undeveloped, AgriculturalRural ResidentialSuburban ResidentialSingle Family ResidentialManufactured HousingLow Density ResidentialMedium Density ResidentialHigh Density ResidentialUrban ResidentialInstitutional
Neighborhood CommercialGeneral CommercialLight IndustrialHeavy IndustrialMixed-UseIndustrial Growth CenterInfrastructure100 Year Flood PlainPublic Park, Recreation, Open SpacePrivate Park, Recreation, Open SpaceLakes and PondsA - Activity Street
CMCO - Commercial ConnectorCMU - Commercial Mixed Use StreetNC - Neighborhood ConnectorSL - System Link
ÜA Comprehensive Plan shall not constitute zoning regulations orestablish zoning district boundaries. (Texas Local Government Code, Section 219.005.) Land use designations were approved by City Council on March 7, 2017.
ZC-17-121
40 0 4020 Feet
Future Land Use
WABA
SH
MC PHERSON
Aerial Photograph
100 Year Flood Zone
Ü
ZC-17-121
70 0 7035 Feet Aerial Photography Date February 2015
Draft ZC minutes (not verbatim) August 9, 2017
Various Opposition Several letters of opposition to the variance for a sign
10. ZC-17-119 CEMS Texas Real Estate LLC (CD 9) – 2816 Hemphill St (South Hemphill Heights Addition, Block 14, Lot 20, 0.17 ac.) From: “A-5” One-Family To: “MU-1” Low Intensity Mixed Use Calvin East, 4704 Melrose Park, Colleyville, TX, representing the applicant stated they want to use the existing house and convert it into an office. Motion: Following brief discussion, Ms. Dunn recommended Approval of the request, seconded by Mr. Northern. The motion passed unanimously 9-0. Document received for written correspondence ZC-17-119
Name Address In/Out 300 ft notification area
Position on case Summary
Calvin East 4704 Melrose Park, Colleyville, TX
Support Representing applicant
South Hemphill Heights NA Support Sent Letter Hemphill Corridor Task Force Support Sent Letter 11. ZC-17-121 Yvonne Johnson Living Trust (CD 9) – 2564 Wabash Ave (University Place Addition, Block 10, Lot 17, 0.32 ac.) From: “A-5” One-Family with TCU Residential Overlay To: PD/A-5 for all uses in “A-5” One Family plus four units in two structures; site plan required for new construction/TCU Residential Overlay Yvonne Johnson, 2564 Wabash Ave, owner, spoke about the history of the development. The house and garage apartment were built in 1936 and the duplex was built in 1952. Her property is able to park 8 cars. She mentioned that she reached out to the neighbors to explain the request. Dan McKenzie, 2637 Boyd, representing the University Heights NA, wanted clarification for the proposal, and if the request would limit the number of unrelated people that could live on the property he has no issue with it. Motion: Following brief discussion, Ms. Dunn recommended Approval of the request as amended to limit the number of unrelated people living on the property to seven (7), seconded by Ms. Trevino. The motion passed unanimously 9-0. Document received for written correspondence ZC-17-121
Name Address In/Out 300 ft notification area
Position on case Summary
Yvonne Johnson 2564 Wabash Ave Support Owner
Draft ZC minutes (not verbatim) August 9, 2017
Dan McKenzie 2637 Boyd Opposition Representing the University Heights NA,
Alex Larke 2552 Rogers Support Sent Letter
Becky Fetty 2550 Rogers Opposition Sent Letter with questions that staff/applicant addressed
Ryan Schmitz Opposition Sent Letter opposed unless # of occupants was changes to 7
12. ZC-17-122 Bipin N. Doshi (CD 9) – 3400 Hulen St. and 4609 Diaz Ave (Chamberlain Arlington Heights, Block 16, Lots 2-6, 0.37 ac.) From: “B” Two-Family To: PD/E Planned Development for all uses in “E” Neighborhood Commercial; site plan included David Gregory, 2840 W Southlake Blvd, Southlake, TX, representing the applicant, spoke about the property. It is currently dual zoned, and they are asking for a waiver to the supplemental setback for being adjacent to a residential zoning district. They are willing to work with staff in regards to the waiver for the sign in the setback. Brenda Helmer, 4900 Birchman, spoke in opposition. She believes this is a reckless location, because students from Arlington Heights High School leave campus to eat lunch and have to cross Hulen in order to get to “restaurant row.’ She believes there are many safety issues, and requested a continuance in order to speak with surrounding businesses and get a petition in opposition together. During the rebuttal Mr. Gregory stated that they will be closing the two existing drives and open onto Diaz. He also stated the drive-thru traffic queue will be completely contained on site and there will be no access to the alley on the south side of the property. Motion: Following brief discussion, Ms. Dunn recommended Approval of the request, seconded by Mr. Aughinbaugh. The motion passed 7-2 with Mr. Cockrell and Ms. Conlin voting against. Document received for written correspondence ZC-17-122
Name Address In/Out 300 ft notification area
Position on case Summary
David Gregory 2840 W Southlake Blvd, Southlake, TX
Support Representing applicant
Brenda Helmer 4900 Birchman Out Opposition Spoke at hearing
Greg Jackson 4617 Houghton Opposition Sent Letter
Sunset Heights NA Support Sent Letter