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Case Number _ZC-17-184_
ZONING MAP CHANGE STAFF REPORT
City Council Meeting Date: Council District 4 January 9, 2018
Continued Yes ___ No _X_ Case Manager Lynn Jordan_____ Surplus Yes ___ No _X_ Council Initiated Yes ___ No _X_
Owner / Applicant: Kings Hwy Church/3701 Airport Frwy LLC/ Armando Lopez Site Location: 4001, 4101 Airport Freeway, 925 Kings Highway, 4001, 4100 Fain Street
Mapsco: 64N
Proposed Use: QuikTrip Gas Station Request: From: “B” Two-Family and “E” Neighborhood Commercial
To: PD/E Planned Development for all uses in “E” Neighborhood Commercial plus a freeway sign up to 75 ft.; site plan included
Land Use Compatibility: Requested change is not compatible. Comprehensive Plan Consistency: Requested change is consistent (Minor Boundary
Adjustment) Background: The proposed site is located on the corner of State Highway 121 and Beach Street. The applicant is requesting a zoning change from “B” Two-Family and “E” Neighborhood Commercial to PD/E Planned Development for all uses in “E” Neighborhood Commercial and to allow a pylon freeway sign up to 75 ft. in height. The site plan consists of approximately a 4,840 square foot building with 20 fueling stations. The development will meet the regulations of “E” Neighborhood Commercial. The PD zoning is provided in order to include a site plan and to request a sign height waiver. SH 121 is elevated approximately 12 feet at the location of the sign to provide a grade separation for the intersection with Beach St. A 32 ft. sign would elevate the sign 20 ft. over the main lanes (12 ft. + 20 ft. per 6.409 below), but a 35 ft. tall sign is allowed by right. A waiver will be necessary to allow up to an additional 40 ft. of height. The Gateway Monument Public Art Project is planned to be installed in the north westbound median of SH 121 at Maxine Street and west of Beach St., approximately 3-4 block to the east. A taller Quik Trip sign would be visible through the proposed public art design. Staff does not support the requested sign height waiver due to the proximity.
6.409 D. Freeway Signs
Zoning Commission Recommendation: Approval by a vote of 7-0
Opposition: None submitted Support: Carter Riverside, East Ft. Worth Alliance
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1. Maximum height: 25 feet allowed at the right-of-way line and one additional foot in height for each one foot of setback, up to 35 feet. Set back sign one foot for each foot in height from all adjacent property lines. (Administrative approval allowed for up to 50 feet in height to allow sign to be 20 feet above adjacent main travel lanes of freeway.) 2. Maximum width: 24 feet 3. Maximum advertised message area: 320 square feet 4. Minimum ground contact: 25% of structure’s width
No access is possible to N. Beach Street due to the proximity to the intersection with SH 121. Kings Rd. is proposed to be closed as part of this development. The applicant has proposed a double sided wood screening fence along the property line to the east and north of the property adjacent to the residential properties. Additional buffer landscaping will be provided within this area. Lighting is expected to be shielded downward and away from the residential area. Trees will be required per the urban forestry requirement. Should the vacation of Kings Highway Rd. not be approved by the City Plan Commission, the project would have to be reconfigured and possibly brought back through the zoning process to revise the site plan. Site Information:
Owner: Kings Hwy Church 3701 Airport Frwy LLC Armando Lopez 925 Kings Hwy P O Box 1587 4100 Fain St. Fort Worth, Tx 76117 Hurst, Tx 76053 Fort Worth, Tx 76117
Agent: Michael Potter/QuikTrip Acreage: 2.64 ac Comprehensive Plan Sector: Northeast Surrounding Zoning and Land Uses:
North “B” Two-Family, “E” Neighborhood Commercial / single-family, commercial East “B” Two-Family / Single-Family South “E” Neighborhood Commercial / State Highway 121 West “E” Neighborhood Commercial / Drainage channel, Beach Street
Recent Relevant Zoning and Platting History: Zoning History: None Platting History: VA-17-039 Vacation request for Fain Street to be heard by the City Plan Commission December 22, 2017
Transportation/Access
Street/Thoroughfare Existing Proposed Beach Street Commercial Connector Commercial Connector
State Highway 121 Freeway Freeway Fain Street Two-Way Residential Two-Way Residential Kings Hwy Two-Way Residential Two-Way Residential
Public Notification:
300 foot Legal Notifications were mailed on October 25, 2017. The following organizations were notified: (emailed October 17, 2017
Organizations Notified Carter Riverside* East Fort Worth, Inc. Riverside Alliance Trinity Habitat for Humanity East Fort Worth Business Association Streams And Valleys Inc.
Neighborhoods of East Fort Worth United Riverside Rebuilding Corporation, Inc.
Fort Worth League of Neighborhoods Assoc. Eastside Sector Alliance Fort Worth ISD *Closest registered neighborhood association.
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Site Plan Comments:
The site plan as submitted is not in general compliance with the zoning regulations. The key deficiencies are:
1. Site plan indicates a 75 ft. tall freeway sign set back 25 ft. which allows a 35 ft. tall sign by
right. The applicant indicates that the elevation of SH 121 at this location is 12 ft. A waiver is required for the difference up to an additional 40 ft. in height. (waiver recommended).
2. (FYI) If parking over the maximum count, additional tree planting will be required one tree for every additional 10 spaces.
Zoning Commission recommended a waiver to the sign height.
TPW Comments: (Michael Arthaud, 817-392-6597, [email protected] 1. A vacation application and a traffic study will need to be submitted for the vacation of Kings Hwy. The traffic study is to determine the extent of the traffic circulation changes from the proposed vacation request. The traffic study will be required to accompany the right-of-way vacation request. Additionally, the vacation request will require the concurrence of TXDOT as the roadway impacts the right-of-way of SH 121 (Airport Freeway). 2. Variable ROW - Show the full ROW widths for all existing streets. For streets having variable ROW, call out the ROW as “Variable” and give “Range” of the ROW. 3. Emergency Access Easements (Ch. 31-106.h) - Emergency access easements shall not be less than 24’ in width. Show the full 24’ width on the plat. Where emergency access easements intersect, the dedication of a 10’ by 10’ public open space easement (POSE) shall be dedicated and a triangular area 25’ x 25’ for sight visibility shall be required. 4. TXDOT Permit (Sec. 6-6)- TXDOT permit is required for work in and along State ROW. Street connections to TXDOT ROW is contingent upon TXDOT approval. TXDOT approval required for any proposed interchanges and/or driveway access to TXDOT facilities. 5. Sidewalks (Ch. 31-106-C-15) - Sidewalks and street lights are required for all public and private streets and public access easements as per City of Fort Worth Standards Platting Comments: (Alexander Parks 817-392-2638 [email protected]) No comments have been received at this time. Fire Comments: FYI COMMENTS: Failure to recognize violations of the fire code by the fire code official does not waive the requirement of meeting minimum requirements of the fire code in the future. It is the applicant's and the owner's responsibility to meet all minimum fire code requirements at all times. The City of Fort Worth has adopted the 2015 International Fire Code as its current fire code. The City of Fort Worth also has adopted amendments to this code. The City of Fort Worth Fire Code Amendments can be found online at www.fortworthtexas.gov/Fire/ (click on Bureau of Fire Prevention Water Comments: No comments have been made at this time. (Comments made by Platting (Subdivision Ordinance), Transportation/Public Works, Fire, Parks 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.)
Development Impact Analysis:
1. Land Use Compatibility The applicant is proposing a zoning change to “PD/E” Planned Development for all uses in “E” Neighborhood Commercial for a convenience and gas sales plus detached pylon sign up to 50 ft.; site plan included. Surrounding land uses consist of single-family to the north and east and adjacent to Highway 121, some commercial businesses to the northwest and Beach Street to the west.
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However, while the commercial use is compatible with the state highway and traffic patterns, the effect of the taller sign on the planned location of the city’s public art identification project causes the proposed zone change to be considered not compatible with existing land uses.
2. Comprehensive Plan Consistency
The 2017 Comprehensive Plan designates the subject property as Institutional, Neighborhood Commercial and one lot as Single-Family. However if the church is no longer the owner, Neighborhood Commercial would be appropriate at the intersection of a Commercial Connector and a freeway. The requested zoning change is consistent (Minor Boundary Adjustment) with the Comprehensive Plan. The overall proposal is consistent with the following Comprehensive Plan and the policies below:
• Encourage development type and intensity appropriate to existing or planned street
infrastructure by coordinating future land use map changes with the Master Thoroughfare Plan and an adopted Complete Streets policy. (pg. 38)
• Encourage appropriate development and redevelopment within central city commercial districts and neighborhoods. (pg. 39)
Attachments:
• Location Map • Area Zoning Map with 300 ft. Notification Area • Future Land Use Map • Aerial Photograph • Site Plan • Minutes from the Zoning Commission meeting
0 290 580145 Feet
Area Zoning Map
ZC-17-184
Applicant: Address:Zoning From:Zoning To:Acres:Mapsco:Sector/District:Commission Date:Contact:
Kings Hwy Church/3701 Airport Fwy LLC/A. Lopez
64N2.64132298PD for E uses plus freeway sign up to 75 ft.B, E4001, 4101 Airport Freeway, 925 Kings Hwy, 4001, 4100 Fain Street
817-392-249512/13/2017Northeast
Created: 11/17/2017 1:54:27 PM
Subject Area
300 Foot Notification
Ü
0 2,000 4,0001,000 Feet
Area Map
ZC-17-184
Created: 10/16/2017 9:04:22 AMÜ
CONSERVATION DISTRICT
Overlay DistrictsAirport Overlay DistrictI-35WTU PERIPHERALDESIGN DISTRICT
Noise ContoursDECIBEL
6570758085
Council Districts
4 - Cary M oon5 - Gyna B ivens6 - Jungus Jordan7 - Dennis Shingleton8 - Kelly Allen Gray9 - Ann Zadeh
3 - B rian Byrd2 - Carlos E. Flo res
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SITE PLAN
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SHEET NUMBER:
DIVISION:
DESIGNED BY:
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© COPYRIGHT QUIKTRIP CORPORATION 2011
ANY UNAUTHORIZED USE, REPRODUCTION,
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WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
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ANY UNAUTHORIZED USE, REPRODUCTION,
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NOTES:
QUIKTRIP 1886
2 TRACTS OF LAND
LOT 1, BLOCK 6, JONES COURT
LOT 1, BLOCK 1, OTTO KURTX ADDITION
LEWIS G. TINSLEY SURVEY, ABSTRACT NO. 1523
CITY OF FORT WORTH, TARRANT COUNTY, TEXAS
SEPTEMBER 20, 2017
ENGINEER:
GLENN ENGINEERING
CORPORATION
105 DECKER CT., STE. 910
IRVING, TX. 75063
P: 972-717-5151
F: 972-717.2176
ARCHITECT:
KDF ARCHITECTURAL GROUP
300 W. CLAREDON AVE., STE. 320
PHOENIX, AZ. 85013
P: 602.234.1868
OWNER:
QUIKTRIP CORPORATION
1120 N. INDUSTRIAL BLVD.
EULESS, TX. 76039
P: 817.786.3187
ZONING CASE NO.
____________________________________ _____ ______ ___
DIRECTOR OF PLANNING AND DEVELOPMENT DATE
#
MATERIALS
FINISH MANUFACTURER SPECIFICATION
PARKING REQUIREMENTSLANDSCAPE REQUIREMENTS
STORE NUMBER:
4705 S. 129th E. Ave - Tulsa, O
K 74134-7008
P.O
. Box 3475 - Tulsa, O
K 74101-3475
p:918.615.7700
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-15LP
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1886
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2
Logo: Flat Solar grade, Clear Cyro Face, .177 thickness, painted on 2nd surface to match 3M Cardinal RedTranslucent #3632-53, Akzo Nobel, no embossment.
Unlead Panel: .177" thickness Cyro Acrylic with 1/4" Radius Corners. Panels are painted 2nd Surface with Akzo NobleOpaque Black Background with Translucent White Text
Logo Cabinet/Pricer Cabinet/Base: Aluminum Construction, Internally illuminated with GE Tetra PowerStrip DS65/GE PS24 Power Supplies.LOGO Cabinet painted Akzo Noble, QT Red SIGN9141 Low Gloss. Pricer Cabinet and Base painted AkzoNoble Black Low Gloss. Accent Trim section painted 1st surface Akzo Noble Silver-Low Gloss.Column supports painted Akzo Noble Black Low Gloss.
290 0 290145 FeetA Com prehens iv e P lan shall not c ons titu te z oning r egulations ores tab l is h z oning d istrict boundaries . (Texas Loc al Governm ent Code, S ection 213.005.) Land use des ignations were approv ed by City Counci l on M arc h 7, 2017.
Future Land Use
ZC-17-184
Cr eated: 10/16/2017 9 :06:54 A M
TOLLWAY / FREEWAYPRINCIPAL ARTERIALMAJOR ARTER IALMINOR ARTERIALVacant, Undeveloped, AgriculturalRural ResidentialSuburban ResidentialSingle Family ResidentialManufactured HousingLow Density Res ident ialMedium Density ResidentialHigh Density R esident ial
InstitutionalNeighborhood CommercialGeneral CommercialLight Indus trialHeavy IndustrialMixed-UseIndustrial Growth CenterInfras truc ture100 Year Flood PlainPublic Park, Recreation, Open SpacePrivate Park, Recreat ion, Open SpaceLakes and Ponds
Ü
0 380 760190 Feet
Aerial Photo Map
ZC-17-184
Ü
Draft ZC minutes December 13, 2017
Andrew Small 1820 Thomas Place Out Opposition Sent notice
Jennifer Ward 1821 Thomas Place Out Opposition Sent notice
Valentine McCammish 4701 Birchman Out Opposition Sent notice
Cultural District Alliance Support Sent letter
David & Tanya Clair
2029, 2100, 2316 Western Ave; 4522, 5137
Collinwood Ave; 4804 Birchman
Out Support Sent letter
Robert J Myers 2525 Ridgmar Blvd Ste 150 Out Support Sent letter
Cynthia K Alderman 4533 Collinwood Ave Out Support Sent letter
Marshall Searcy 1517 Hillcrest Out Support Sent letter
Andrew & Amy Yanez
1000 Washington Terrace;
2209/2211 Western Ave;
4601/4603 Byers Ave
Out Support Sent letter
Darin Norman 2013 Thomas Place Out Support Sent letter
Jordan Johnson 2204 Hillcrest Out Support Sent letter
Joseph DeWoody 3724 Hamilton Ave Out Support Sent letter
Mark Childress 4215 Camp Bowie In Support Sent letter
Kristi Kolpanen Support
Sent letter as a member of Arlington Heights
United Methodist Church
Robert Moore Support
Sent letter as a member of Arlington Heights
United Methodist Church
Karen Van Eaton Support
Sent letter as a member of Arlington Heights
United Methodist Church
Sue Newby Support
Sent letter as a member of Arlington Heights
United Methodist Church
Michael Jann Support
Sent letter as a member of Arlington Heights
United Methodist Church
3. ZC-17-184 Kings Hwy Church/3701 Airport Fwy LLC/A. Lopez (CD 4) – 4001, 4101 Airport Fwy, 925 Kings Hwy., 4001, 4100 Fain St. (Otto Kurtz Addition, Block 1, Lot 1; Lewis G. Tinsley Survey, Abstract No. 1523, being part of Lots 1, 2 and 3, Block 1, Sylvan Crest Addition, 2.64 ac.) From: “B” Two-Family and “E” Neighborhood Commercial To:
Draft ZC minutes December 13, 2017
PD/E Planned Development for all uses in “E” Neighborhood Commercial plus a freeway sign up to 50 ft.; site plan included Thomas Edwards, 1120 N Industrial Blvd, Euless, Tx, representing the applicant, went over the proposed zoning change and showed renderings of the property. He stated that the visibility and access to 121 is important to the applicant and that they have received conceptual approval from TxDOT for the driveways they need. He also stated that fast food businesses are some of their competition and that they need the signage in order to compete with them. Cathy Seifert, 1417 Layton Ave, spoke in support. She stated the neighborhood is excited about the QT and she in not opposed to the large sign. LuAnn Hoppe, 812 Hudgins, spoke in support of the case. She is also not opposed to the height of the sign. Motion: Following brief discussion, Mr. Gober recommended Approval of the request, seconded by Ms. Runnels. The motion passed unanimously 7-0. Document received for written correspondence ZC-17-184
Name Address In/Out 300 ft.
notification area
Position on case Summary
Thomas Edwards 1120 N Industrial Blvd, Euless, Tx Support Representing applicant
Cathy Seifert 1417 Layton Ave Support Spoke at hearing
LuAnn Hoppe 812 Hudgins Support Spoke at hearing
IV. New Cases 4. ZC-17-194 Bill Baker (CD 9) – 2825 Parmer Ave (Frisco Heights Addition, Lot 7, Block 12, 0.14 ac.) From: “C/TCU” Medium Density Multifamily/TCU Residential Overlay To: “UR/TCU” Urban Residential/TCU Residential Overlay Brandon Allen, 1227 W Magnolia, representing the applicant, stated the property is surrounded by TCU parking lots and they are requesting the rezoning in order to make the property more desirable for future development. Kipp Baker, 2806 6th Ave, stated he is the power of attorney for the owner of the property, and that are selling in order to pay for his parents’ care. He would like to increase the supply of housing in the area in order to reduce the demand in fringe areas from TCU. Motion: Following brief discussion, Mr. Buchanan recommended Approval of the request, seconded by Mr. Aughinbaugh. The motion passed unanimously 7-0. Document received for written correspondence ZC-17-194
Name Address In/Out Position on case Summary
