Page 1 of 4

Case Number _ZC-16-193

ZONING MAP CHANGE STAFF REPORT

City Council Meeting Date: Council District 9 February 7, 2017

Continued Yes __ No _X_ Case Manager Felix Landry Surplus Yes ___ No _X_ Council Initiated Yes ___ No _X_

Owner / Applicant: City of Fort Worth Planning and Development, etal Site Location: Generally Bounded by Bowie and Lowden Streets on the north, UPRR to the

east, Devitt and Mission Streets on the south, and Stadium on the west Mapsco: 76WXYZ

Proposed Use: Map Amendment: Create Berry/University Form Based Code

with Subdistricts Request: From: “A-5” One-Family, “B” Two-Family, “C” Medium Density Multifamily, “ER”

Neighborhood Commercial Restricted, “E” Neighborhood Commercial, “MU-1” Low Intensity Mixed Use, “MU-2” High Intensity Mixed Use, “J” Medium Industrial, PD38 “PD/SU” Planned Development/Specific Use to permit a small animal hospital; requiring a screening fence along the south boundary of the subject property, PD157 "PD/SU" for all uses in "E" and overnight parking of a dump truck with trailer subject to restrictions, PD497 Planned Development/Specific Use or all uses in "MU-2" High Intensity Mixed Use District except certain uses, PD 532 "PD/MU-1" Planned Development/Low Intensity Mixed-Use increasing the height to 80 feet, or six stories, for the area at 3113 South University Dr. and "PD/MU-2" Planned Development/High Intensity Mixed-Use for all uses in MU-2 except for certain uses, PD 667 "PD/SU" Planned Development/Specific Use for all uses in "C" Medium Density Multifamily Residential plus parking for Texas Christian University only and PD 826 "PD/MU-1" Planned Development/or all uses in "MU-1" Low Intensity Mixed Use plus drive-thru restaurant per site plan

To: Berry University Form Based Code with Subdistricts: Residential Attached (BU-

RA), Residential Mixed Use (BU-RX), Commercial Mixed Use (BU-CX), Shopfront (BU-SH), Institutional Mixed Use (BU-IX) and Civic (BU-CIV) with Storm Water Bonus Area

The proposed code may be found at: www.fortworthtexas.gov/westberry

Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is consistent. Companion Case: ZC-16-192

Zoning Commission Recommendation: Approval by a vote of 8-0

Opposition: None submitted Support: None submitted

Page 2 of 4

Background: ZC-16-193 is the map amendment and companion case to create the Berry/University Form Based Code. The map amendment defines the boundaries of the form-based district and identifies six district zones. Each zone is designed specifically to create a pedestrian-oriented, walkable urban village around the approved TexRail station located at Berry St. and Cleburne Rd. The form-based code will define lot parameters, building placement, access and parking locations, height and mass, regulate public realm elements, building design elements, and stormwater bonus items. The six districts are described below:

1. Residential Attached (BU-RA): The Residential Attached district is intended to accommodate a mix of detached and attached housing options in a pedestrian-friendly environment that respects the scale and character of traditional single-family houses.

2. Residential Mixed Use (BU-RX): The Residential Mixed Use district is intended to create

residential neighborhoods with a variety of higher density housing options in a pedestrian-friendly environment. BU-RX allows limited office, retail and service activity subject to standards that manage the size, scale and location.

3. Commercial Mixed Use (BU-CX): The Commercial Mixed Use district is intended to provide for

a variety of residential, retail, service and commercial uses at a variety of scales and intensities in a pedestrian-friendly environment. While BU-CX accommodates commercial uses, the inclusion of residential and employment uses are strongly encouraged in order to promote live-work and mixed-use opportunities.

4. Shopfront (BU-SH): The Shopfront district is intended to create pedestrian shopping streets that support a variety of ground floor active uses, with residential and office above. BU-SH should be used sparingly and is intended only for areas where a high level of walkability and pedestrian activity is desired.

5. Institutional Mixed Use (BU-IX): The Institutional Mixed Use district is established to allow for growth and development of institutional uses in a pedestrian-friendly environment. BU-IX allows for a variety of uses and allows for the flexible placement of buildings along the street edge.

6. Civic (BU-CIV): The Civic district is intended to provide for civic and institutional uses that serve the surrounding neighborhoods at a size and scale that do not readily assimilate into other zoning districts.

Additional Public Meetings

1. Bluebonnet Place Public Meeting Staff presented at the December 1st, 2016, Bluebonnet Place Neighborhood Association meeting. The Neighborhood Association requested a presentation regarding the history of the Berry/University Form-Based Code project and an update on its current status. Staff presented and then conducted a question and answer session. Most questions concerned the differences between the character of development allowed under existing conditions versus under the proposed form-based code. The neighborhood Association made no proposals to change any elements of the proposed form-based code.

2. Berry / University Form-Based Code Public Meeting Staff organized, noticed, and conducted an additional public meeting on December 7th at 6:00 pm. The meeting took place in the La Mancha Event Center located at 3120 Merida Avenue, centrally located within the form-based code area. Staff mailed notices to every citizen within the form-based code boundary, based on property owner and SITUS addresses, and over 50 citizens attended. Many of the citizens at the meeting came from the residential area within the form-based code boundary located South of Berry Street and East of Cleburne Road. Staff presented the overall project goals, timeline, and history. A discussion followed the presentation. The discussion focused primarily on the differences between the character of development allowed

Page 3 of 4

under existing conditions versus the under the proposed form-based code. Nobody at the meeting proposed any changes to any elements of the current draft of the form based code.

Urban Design Commission is expected to make a recommendation on January 26, 2017. Site Information:

Owner: Multiple Agent: City of Fort Worth Planning and Development Acreage: 257.12 acres Comprehensive Plan Sector: TCU/Westcliff Surrounding Zoning and Land Uses:

North multiple/TCU, multifamily, residential East multiple/primarily residential South multiple/primarily residential West multiple / TCU, residential

Recent Relevant Zoning and Platting History:

Zoning History: None Platting History: None

Transportation/Access

Street/Thoroughfare Existing Proposed In Capital

Improvements Plan (CIP)

Berry St. Major Arterial ACT/NC/CMCO/CMU No University Dr. Major Arterial NC, ACT

McCart Ave./Granbury Rd. Collector NC Forest Park Collector NC

Cleburne Rd. Major Arterial CMCO 2016 Thoroughfare Plan Street Types:

ACT Activity Street CMU Commercial Mixed Use NC Neighborhood Connector CMCO Commercial Connector SL System Link

Public Notification:

The following Neighborhood Associations were notified: Organizations Notified

Near Southside Neighborhood Alliance Paschal NA Bluebonnet Place NA Rosemont NA Shaw Clarke NA Bluebonnet Hills NA Ryan Place Improvement Assn Berry Street Initiative South Hemphill Heights NA Trinity Habitat for Humanity Frisco Heights NA Streams And Valleys Inc Westcliff NA Fort Worth ISD

Development Impact Analysis:

1. Land Use Compatibility The applicant is proposing to create the Berry University Form-Based District. The Berry and University corridors are primarily commercial with some multifamily uses. Surrounding land uses are primarily single family with commercial businesses throughout. The primary TCU is located to the west and northwest of the subject site, with campus expansion areas to the north of Berry St.

Page 4 of 4

The proposed new form based code will guide redevelopment in a context based on the building types, heights and uses that are appropriate for each specific area. As this is an urban village, the proposed zoning is compatible with surrounding land uses.

2. Comprehensive Plan Consistency

The 2016 Comprehensive Plan designates the subject property as Mixed Use, Urban Residential, Neighborhood Commercial, Low Density Residential, Single Family Residential. The northern sections of the proposed form based code district are designated as the Berry/University Urban Village and the future land use and zoning were changed to mixed use to reflect the intended redevelopment form. The proposed form based district is expected to provide a variety of office, retail, and residential densities and forms. The policies below apply to this development: • Encourage mixed-use projects in mixed-use growth centers, transit-oriented developments,

and urban villages. • Coordinate with redevelopment organizations to prepare development standards and

guidelines for central city growth centers, urban villages, and TOD areas.

As the property is an urban village with future land uses that are consistent with the intent of the Code, the zoning change request is consistent with the Comprehensive Plan.

Attachments: • Location Map • Area Zoning Map with 300 ft. Notification Area • Future Land Use Map • Aerial Photograph • Regulating Plan with Subdistrict • Minutes from the Zoning Commission meeting

B

B

A-5

B

B

A-5

B

I

CF

B

J

K

A-5E

A-5

A-5 B

A-5

A-5

B

C

B

EPD532

E

MU-2

C

A-5

PD660

PD497

CF

C

E

E

MU-1MU-1

A-5

C

I

EC

E

A-5

C

A-5

E

BDD

A-5

PD497

B

IE

E

E

A-5C

C

A-5E

PD105

PD497

E

E

PD822

A-5

B

IF

A-5

E

E

EE

B

I

EER

PD498

I

PD995

I

A-5HC

PD891PD497

CR

C

E

PD6

B

E

CF

B

D

MU-1

A-5DD

C

PD497

C

ER

CF

PD981PD794PD786

E

CF

FR

ER

CF

CR

ER

PD158

E

FR

PD304

PD826

PD762PD1074

EDD

ER

A-5DD

C

PD825

A-5A-5

PD498

BDDPD616

PD532PD497

A-5DD

PD303

A-5HC

A-5HC

PD497

A-5HCA-5

PD667

PD980 A-5DD

PD1113

PD969

PD979 A-5DD

A-5HC

A-5

PD1024

ER

PD674

PD212PD891

A-5

A-5

A-5

A-5

PD305

CHC

A-5

A-5HC

A-5HC

E

A-5DD

PD95

PD1061

PD38

MU-1

A-5HC

PD872

A-5HC

A-5HC

A-5HC PD462

PD1060

PD1578T

H

6TH

BERRYRY

AN

5TH

WILL

ING

MC C

ART

BUTLER

STAN

LEY

JAME

S

UNIVE

RSITY

LOWDEN

BOWIE

GORD

ON

STADIUM

CLEBURNE

PARK HILL

BENBROOK

MERI

DA

RIPY

TOW

NSEN

D

WAITS

CANTEY

GRANBURY

ROGERS

MISSION

SAND

AGE

GREE

NECO

CKRE

LL

SOUTH HILLS

LIVIN

GSTO

N

ROBERT

MONDA

MC PHERSON

WABA

SH

FRAZ

IEROD

ESSA

BALD

WIN

HARW

EN

WAYS

IDE

SHAW

BIDDISON

BEWICK

FOREST

THISTLE PARK

PARK RIDGE

WOODLANDCURTIS

LOWE

LAMESA

DEVITT

FORE

ST P

ARK

BEWICK

MC PHERSONFR

AZIE

R

CANTEY

WABA

SH

BIDDISON

STAD

IUM

WAYS

IDE

8TH

JAME

S

WILL

ING

RYAN

LIVIN

GSTO

N

ROBERT

LIVIN

GSTO

N

BEWICK

8TH

CANTEY

ROGE

RS

5THWA

YSID

E

RIPY

MC C

ART

SHAW

LOWDEN

6TH 5T

H

BOWIE

GREE

NE

TOW

NSEN

DFR

AZIE

R

BIDDISON

0 1,400 2,800700 Feet

ÜSubject Area

Area Zoning Map

ZC-16-193

Applicant: City of Fort Worth Planning and DevelopmentAddress: Berry/University Form Based Code with subdistricts Generally Bounded by Bowie and Lowden Streets on the north, UPRR to the east, Devitt and Mission Streets on the south, and Stadium on the westZoning From: MultipleZoning To: BU-RA/RX/CX/SH/IX/CIV For More Information: www.fortworthtexas.gov/westberryAcres: 253.83Mapsco: 76WXYZ Sector/District: TCU/W.cliffCommission Date: 10/12/2016 Contact: 817-392-2536

BERRY

8TH

6TH

RYAN

JAME

S

LOWDEN

BOWIE

STAN

LEY

WILL

ING

CLEBURNE

BENBROOK GORD

ON

MERI

DA

MC C

ART

RIPY

5TH

UNIVE

RSITY

WAITS

LUBB

OCK

ROGERS

MISSION

SAND

AGEGR

EENE

TOW

NSEN

D

COCK

RELL

LIVIN

GSTO

NMONDA

WABA

SH

GRANBURY

FRAZ

IER

ODES

SA

BELLAIRE

HARW

EN

WAYS

IDE

STAD

IUM

RYAN

PLAC

E

SHAW

BIDDISON

MAIN

BEWICK

ORANGE

WOODLANDPARK RIDGE

CURTIS

SOUTH HILL

S

BALD

WIN

LOWE

LAMESA

DEVITT

HIGH

WORTH HILLS

FORE

ST P

ARK

STAD

IUM

GORD

ON

STADIUM

LIVIN

GSTO

N

6TH

FORE

ST P

ARK

BEWICK

PARK RIDGE

8TH

LOWDEN

BIDDISON

JAME

S

DEVITT

BOWIE

MC C

ART

5TH

WAYS

IDE

WAYSIDEWAYS

IDE

BEWICK

5TH

WILL

ING

LIVIN

GSTO

N

STAN

LEY

FRAZ

IER

BIDDISON

RYAN

UNIVE

RSITY

ROGE

RS TOW

NSEN

D

SHAW

WILL

ING

BIDDISON

ORANGE

Storm Water Bonus Area

BU-CIV Civic

BU-CX-3 Commercial Mixed Use Max 3 Story

BU-CX-4 Commercial Mixed Use Max. 4 Story

BU-CX-6 Commercial Mixed Use Max. 6 Story

BU-IX-6 Institutional Mixed Use Max. 6 Story

BU-RA-3 Residential Attached Max. 3 Story

BU-RX-4 Residential Mixed Use Max. 4 Story

BU-SH-3 Shopfront Max. 3 Story

BU-SH-4 Shopfront Max. 4 Story

Ü1,000 0 1,000500 Feet

Berry/University Form Based CodeProposed Subdistricts and Storm Water Bonus Area

For More Information: www.fortworthtexas.gov/westberry

ZC-16-193

Revised 1/4/17

0 2,000 4,0001,000 Feet

Area Map

ZC-16-193

Created: 9/20/2016 6:13:53 PMÜ

Council Districts2 - Salvador Espino

3 - Zim Zimmerman

4 - Cary Moon

5 - Gyna Bivens

6 - Jungus Jordan

7 - Dennis Shingleton

8 - Kelly Allen Gray

9 - Ann Zadeh

Overlay DistrictsAirport Overlay District

I-35W

TU PERIPHERAL

DESIGN DISTRICT

CONSERVATION DISTRICT

Noise ContoursDECIBEL

65

70

75

80

85

Berry/University

Bluebonnet Circle

8TH

6TH

BERRY

RYAN

5TH

WILL

ING

MC C

ART

BUTLER

UNIVE

RSITY

STAN

LEY

GORD

ON JAME

S

LOWDEN

BOWIE

STAD

IUM

CLEBURNE

PARK HILL

TOWN

SEND

GRANBURY

BENBROOK

MERI

DA

RIPY

WAITS

CANTEY

LUBB

OCK

ROGE

RS MISSION

SAND

AGE

WABA

SH

GREE

NE

SOUTH HILLS

LIVIN

GSTO

N

ROBERT

MONDA

SHIR

LEY

MC PHERSON

FRAZ

IER

ODES

SA

BALD

WIN

BELLAIRE

DRYDEN

WARD

HARW

EN

ELIZABETH

WINFIELD

WAYS

IDE

BIDDISON

SHAW

MAIN

COCK

RELL

BEWICK

DICKSON

ORANGE

PRINCETON

WOODLAND

WINT

ON

WAGGOMAN

DEVITT

TURNER RIDGE

FORE

ST PA

RK

WAGGOMAN

FRAZ

IER

ROBERT

WAYS

IDE

DICKSON

RIPY

RYAN

ROBERT

STAD

IUM

MC PHERSON

BEWICK

MC C

ART

WILL

ING

FRAZ

IER

ROGE

RS

FRAZ

IER

LUBB

OCK

PARK HILLCO

CKRE

LL

5TH

5TH

SHAW

MERI

DA

BIDDISON5T

H

JAME

S8T

H

LOWDEN

RIPY

DICKSON

CANTEY

WABA

SH

8TH

MERI

DA

STAN

LEY 6T

H

ROGE

RS

GORD

ON

JAME

S

WAITS

LIVIN

GSTO

N

SAND

AGE

BOWIE

STAD

IUM

LIVIN

GSTO

N

CANTEY

WAYS

IDE

BUTLER

WAYS

IDE

BEWICK

A - Activity Street

CMCO - Commercial Connector

CMU - Commercial Mixed Use Street

NC - Neighborhood Connector

SL - System Link

Urban Village

Vacant, Undeveloped, Agricultural

Rural Residential

Suburban Residential

Single Family Residential

Manufactured Housing

Low Density Residential

Medium Density Residential

High Density Residential

Urban Residential

Institutional

Neighborhood Commercial

General Commercial

Light Industrial

Heavy Industrial

Mixed-Use

Industrial Growth Center

Infrastructure

100 Year Flood Plain

Public Park, Recreation, Open Space

Private Park, Recreation, Open Space

Lakes and Ponds

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 29, 2016.

ZC-16-193

1,000 0 1,000500 Feet

Future Land Use

8TH

6TH

BERRY

RYAN

5TH

WILL

ING

MC C

ART

BUTLER

UNIVE

RSITY

STAN

LEY

GORD

ON JAME

S

LOWDEN

BOWIE

STAD

IUM

CLEBURNE

PARK HILL

TOWN

SEND

GRANBURY

BENBROOK

MERI

DA

RIPY

WAITS

CANTEY

LUBB

OCK

ROGE

RS MISSION

SAND

AGE

WABA

SH

GREE

NESOUTH

HILLS

LIVIN

GSTO

N

ROBERT

MONDA

SHIR

LEY

MC PHERSON

FRAZ

IER

ODES

SA

BALD

WIN

BELLAIRE

DRYDEN

WARD

HARW

EN

ELIZABETH

WINFIELD

WAYS

IDE

BIDDISON

SHAW

MAIN

COCK

RELL

BEWICK

DICKSON

ORANGE

PRINCETON

PARK RIDGE

WOODLAND

WINT

ON

WAGGOMAN

DEVITT

TURNER RIDGE

FORE

ST PA

RK

STAD

IUM

WAGGOMAN

FRAZ

IER

FRAZ

IER

ROBERT

RIPY

CANTEY

JAME

SST

ANLE

Y

FRAZ

IER

MC PHERSON

WAYS

IDE

ROBERT

5TH

LOWDEN

ROGE

RS

RYAN

SHAW

PARK HILL

BEWICK

5TH

MC C

ART

BEWICK

UNIVE

RSITY

ROGE

RS

8TH

MERI

DA

RIPY

DICKSON

WILL

ING

8TH

MERI

DA

6TH

LUBB

OCK

SAND

AGE

COCK

RELL

GORD

ON

JAME

S

5TH

WAITS

LIVIN

GSTO

N

WABA

SH

BIDDISON

BOWIE

STAD

IUM

LIVIN

GSTO

N

TOWN

SEND

CANTEY

WAYS

IDE

WAYS

IDE

DICKSON

Aerial Photograph

Ü

ZC-16-193

1,000 0 1,000500 Feet Aerial Photography Date February 2015

Draft ZC minutes (not verbatim) October 12, 2016

Motion: Following brief discussion, Ms. Dunn recommended a 90 day Continuance of the request, seconded by Ms. McDougall. The motion carried unanimously 9-0. 18. ZC-16-193 City of Fort Worth Planning and Development: Map Amendment: Create Berry Form Based Code with Sub districts (CD 9) Generally bounded by Bowie and Lowden Streets to the north, UPRR to the east, Devitt and Mission Streets to the south, and Stadium to the west (see legal descriptions in case file, 257.12 Acres) from: “A-5” One-Family, “B” Two-Family, “C” Medium Density Multifamily, “ER” Neighborhood Commercial Restricted, “E” Neighborhood Commercial, “MU-1” Low Intensity Mixed Use, “MU-2” High Intensity Mixed Use, “J” Medium Industrial, PD38 “PD/SU” Planned Development/Specific Use to permit a small animal hospital; requiring a screening fence along the south boundary of the subject property, PD157 "PD/SU" for all uses in "E" and overnight parking of a dump truck with trailer subject to restrictions, PD497 Planned Development/Specific Use or all uses in "MU-2" High Intensity Mixed Use District except certain uses, PD 532 "PD/MU-1" Planned Development/Low Intensity Mixed-Use increasing the height to 80 feet, or six stories, for the area at 3113 South University Dr. and "PD/MU-2" Planned Development/High Intensity Mixed-Use for all uses in MU-2 except for certain uses, PD 667 "PD/SU" Planned Development/Specific Use for all uses in "C" Medium Density Multifamily Residential plus parking for Texas Christian University only and PD 826 "PD/MU-1" Planned Development/or all uses in "MU-1" Low Intensity Mixed Use plus drive-thru restaurant per site plan To: Berry University Form Based Code with Sub districts: Residential Attached (BU-RA), Residential Mixed Use (BU-RX), Commercial Mixed Use (BU-CX), Shopfront (BU-SH), Institutional Mixed Use (BU-IX) and Civic (BU-CIV) with Storm Water Bonus Area

Ms. Murphy called the case. Motion: Following brief discussion, Ms. Dunn recommended a 90 day Continuance of the request, seconded by Ms. McDougall. The motion carried unanimously 9-0. Document received for written correspondence ZC-16-192/193

Name Address In/Out 300 ft notification area

Position on case Summary

Marth Jones/Bluebonnet Hills NA 3136 Wabash In

Opposition to the 3100 block of Rogers

Support for the code Spoke at hearing

Jim Johnson/Berry Street Initiative 3224 Rogers In Opposition Spoke at hearing

Susan Acosta 3013 Stanley In Opposition Spoke at hearing

Natalie Weimer 6412 Inca In Opposition Spoke at hearing

Brian Smith 3128 Rogers In

Opposition to taking out the 3100 block of Rogers

Support Spoke at hearing

Todd Waldvogel/TCU 3589 Bellaire Drive Out Support Spoke at hearing

Draft ZC minutes (not verbatim) October 12, 2016

Adelaide Leavens 3839 South Hills Out Opposition Spoke at hearing

Susan Barker 3404 Townsend In Opposition Spoke at hearing

Andrea Alvarado 3224 Gordon In Opposition Spoke at hearing

Mark Stelmas 3237 Wabash In Opposition Present did not speak

Nicole Duvall 3128 Rogers In Opposition to the 3100 block of Rogers

Support for the code Sent letter in

Lynn Guy 3209 Wabash In Opposition to the 3100 block of Rogers

Support for the code Sent letter in

Charles Rosenthal 3113 Wabash In Opposition Sent letter in

TreeHouse Financial 3120 Wayside In Opposition Sent letter in

Emil Proska III 3205 Merida In Opposition Sent letter in

Will Wright 3115 Livingston In Support Sent letter in

Charles/Joan Mason 3145 Wabash In Opposition Sent letter in

19. ZC-16-175 City of Fort Worth Planning and Development: Text Amendment: PD Minor Amendments for MU and UR Districts (CD All) An Ordinance amending the Zoning Ordinance of the City of Fort Worth, being Ordinance No. 21653, as amended, codified as Appendix “A” of the Code of The City of Fort Worth (2015), by amending:

• Section 4.303 “Site Plans” of Chapter 4, “District Regulations” of Article 3 “Planned Development (“PD”) District to provide parameters for administrative amendments to site plans for Mixed-Use and/or Urban Residential Districts

To review the proposed amendments: http://fortworthtexas.gov/zoning/cases/ Ms. Murphy explained the text amendment to the Commissioners. Motion: Following brief discussion, Mr. Edmonds recommended Approval of the request, seconded by Ms. Conlin. The motion carried unanimously 9-0. 20. ZC-16-176 City of Fort Worth Planning and Development: Text Amendment: PD Minor Amendments for MU and UR Districts (CD All) An Ordinance amending the Zoning Ordinance of the City of Fort Worth, being Ordinance No. 21653, as amended, codified as Appendix “A” of the Code of The City of Fort Worth (2015), by amending:

• Section 4.303 “Site Plans” of Chapter 4, “District Regulations” of Article 3 “Planned Development (“PD”) District to provide parameters for administrative amendments to site plans for Mixed-Use and/or Urban Residential Districts

To review the proposed amendments: http://fortworthtexas.gov/zoning/cases/