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Case Number _ZC-18-067_

ZONING MAP CHANGE STAFF REPORT

City Council Meeting Date: Council District 6 June 5, 2018

Continued Yes ___ No _X_ Case Manager Lynn Jordan__ Surplus Yes ___ No _X_ Council Initiated Yes ___ No _X_

Owner / Applicant: McPherson North, LP Site Location: 10300 and 10500 Forest Hill Everman Road, 1700 McPherson

Mapsco: 106WX, 120AB Proposed Use: Manufactured Home Park Request: From: “A-5” One-Family, “R2” Townhouse/Cluster, “CR” Low Density Multifamily, “EP”

Planned Commercial District and “E” Neighborhood Commercial

To: “MH” Manufactured Housing

Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Requested change is consistent Background: The applicant is proposing a zoning change to “MH” Manufactured Housing to create a manufactured home park. The site is just north of Oak Grove Road, south of McPherson and west of Forest Hill Everman Road. It is at the city limits with ETJ located across the street to the east. The site appears to have primary access from I-35 at Garden Acres to Oak Grove Rd. and McPherson Rd. The roads in the area are currently rural-type, two lane roads with drainage ditches. The area is currently rural with developed and undeveloped but platted residential subdivision scattered throughout. The applicant does not operate a manufacture home community at this time but has explained to staff that the intention is to develop similar to the one on Forest Hill Rd. at Altamesa, approximately three miles to the north. The property will remain in the ownership of the operator and the individual tenants will either own their homes or work with the operator to purchase the homes. The applicant explained that standards for maintenance such as landscaping and home maintenance will be set. A large barn/arena style building on the property is explained to be converted into an amenity for the community. The interior may have community gathering, work out facilities, and other items that may be used by the various residents. As the median cost of housing increases in the Fort Worth area, manufactured housing can provide an option for families who are unable to afford to purchase or rent a single family home but choose not to live

Zoning Commission Recommendation: Approval by a vote of 6-3

Opposition: Several present, Petition submitted, District

6 Alliance, Hallmark Camelot-Highland Terrace NA, several letters submitted

Support: Petition and two letters submitted

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in a higher density, multi family environment. The Everman and Burleson ISDs have been provided notice for this case. At the Zoning Commission, the applicant explained that the subdivision would include 383 lots with an average lot size of 42 x 100. They explained how they intend to maintain the quality of the neighborhood and the amenities they plan to provide. Opposition was received from area neighbors and landowners, primarily concerning the narrow, rural type roads, a nearby elementary school, and the crime watch activities that are occurring. The case was continued from the April Zoning Commission meeting to allow more time for the applicant to work with the neighborhood to address their concerns. The applicant has informed staff they have tried to meet with the neighborhood several times. A meeting was held on April 28, 2018 after which the neighbors remained in opposition. A petition in opposition was been submitted by area neighbors. At the May 9 Zoning Commission meeting the applicant explained to the Commissioners they did get to meet with the neighborhood. One person spoke in opposition, their main concerns remaining traffic, infrastructure, drainage and safety. The table below reflects development standards for manufactured home subdivisions:

“MH” District: Manufactured Home Subdivision Land Area 4 acre minimum Lot Area 4,000 square feet minimum per unit Lot Width 40 feet minimum Lot Coverage 50 percent maximum Front Yard 20 feet minimum Rear Yard 5 feet minimum Side Yard Interior lot 5 feet minimum Corner lot* 10 feet minimum Height 35 feet maximum (see Section 6.100.) Notes: * May be subject to projected front yard (Section 6.101G)

The table below reflects development standards for manufactured home park:

“MH” District: Manufactured Home Park Land Area Minimum of 30 manufactured home lots Lot Area 3,500 square feet minimum per unit Lot Dimensions 40 feet minimum on the narrow dimension and

80 feet minimum on the long dimension Lot Front Yard* 10 feet minimum from the nearest corner of the manufactured home, or the

manufactured home accessory structure, to the nearest boundary line of the internal street.

Other Setbacks 10 feet minimum from any property line; when adjoining a public street, 25 foot minimum 10 feet minimum distance between manufactured homes, at any point

Height 35 feet maximum for any structure intended for occupancy. The average height of the manufactured home frame above the ground elevations, measured at (90) degrees to the frame, shall not exceed (3) feet.

Private Streets Hard-surfaced; 36 feet minimum width; minimum cul-de-sac diameter 100 feet; maximum block length 500 feet

Parking 1 off-street space per lot Notes: * May be subject to projected front yard (Section 6.101G) Additional requirements related to recreational areas, storage, signage, etc. in the City of Fort Worth Zoning Ordinance Section 4.402 MH District.

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Site Information:

Owner: McPherson North, LP 4113 Hildring Dr. E. Fort Worth, TX 76109

Agent: American Realty Services/Justin McWilliams Acreage: 68.04 ac Comprehensive Plan Sector: Far South Surrounding Zoning and Land Uses:

North “A-5” One-Family, “E” Neighborhood Commercial / vacant single-family lots East Tarrant County / Everman ISD and vacant South “A-5” One-Family / single-family West “A-5” One-Family, “B” Two-Family / single-family and vacant

Recent Relevant Zoning and Platting History: Zoning History: None Platting History: None

Transportation/Access

Street/Thoroughfare Existing Proposed In Capital

Improvements Plan (CIP)

Forest Hill Everman County Rd County Rd No

McPherson Neighborhood Collector

Neighborhood Collector No

Oak Grove County Rd County Rd No Public Notification:

300 foot Legal Notifications were mailed on March 23, 2018. The following organizations were notified: (emailed March19, 2018)

Fort Worth League of Neighborhood Associations

District 6 Alliance

Trinity Habitat for Humanity Kingspoint HA* Garden Acres NA Everman ISD Clear Creek of Fort Worth POA Burleson ISD Streams and Valleys Inc

*Closest registered neighborhood association. Development Impact Analysis:

1. Land Use Compatibility Uses surrounding the proposed site are single-family to the south and west, Everman ISD/Tarrant County to the east, vacant land and a proposed single-family development to the north. As the density of a manufactured home community is similar to an A-5 subdivision, the proposed "MH" zoning is compatible at this location.

2. Comprehensive Plan Consistency The 2018 Comprehensive Plan designates the subject property as Single-Family. The proposed “MH” zoning provides housing options and is consistent with the following Comprehensive Plan policies.

• Separate manufactured housing into single parks or subdivisions, buffered and separated

from traditional single-family residential development.

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Based on the conformance with the future land use map, necessity to provide affordable housing, and density consistent with single family subdivisions, the proposed zoning is consistent.

Attachments:

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

0 610 1,220305 Feet

Area Zoning Map

ZC-18-067

Applicant: Address:Zoning From:Zoning To:Acres:Mapsco:Sector/District:Commission Date:Contact:

McPherson North, LP

106WX120AB68.04341816MHA-5, R2, CR, EP, E10300 and 10500 Forest Hill Everman Rd., 1700 McPherson

817-392-24954/11/2018Far South

Created: 3/21/2018 2:19:42 PM

Subject Area300 Foot Notification

Ü

0 2,000 4,0001,000 Feet

Area Map

ZC-18-067

Created: 3/16/2018 5:15:58 PMÜ

CONSERVATION DISTRICT

Overlay DistrictsAirport Overlay District

I-35W

TU PERIPHERAL

DESIGN DISTRICT

Noise ContoursDECIBEL

65

70

75

80

85

Council Districts

4 - Cary M oon

5 - Gyna B ivens

6 - Jungus Jordan

7 - Dennis Shingleton

8 - Kelly Allen Gray

9 - Ann Zadeh

3 - B rian Byrd

2 - Carlos E. Flo res

960 0 960480 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 6, 2018.

Future Land Use

ZC-18-067

Cr eated: 3 /16/2018 5 :18:10 PM

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 1,200 2,400600 Feet

Aerial Photo Map

ZC-18-067

Ü

Draft ZC minutes May 9, 2018

development. The HOA to the south has given their support to the project. He also stated they have submitted their plat and their storm water study. They will be mitigating excess drainage. Jane Strittmatter, 3176 Waterside Dr, Arlington, TX, stated she was not in support or opposition. She stated she is the property owner closest to the zoning change, and has three concerns: stormwater, urban forestry, and traffic. She said that the Waterway subdivision engineer does not believe their storm water study takes into consideration all of the factors and it shows that water will drain to the south. The site is also heavily wooded and when the trees are cut it will affect erosion. Finally, Meadowbrook Drive is narrow with no curbs and she does not know how it will support the development. During the rebuttal, Mr. Salcedo stated they will be installing curbs, gutters, and sidewalks as part of the project. They also had to dedicate right of way. Their urban forestry plan has not been approved by the city yet as they are still in the preliminary part of the process. He also stated they will be maintaining historical flow and releasing less water after the project. Motion: Following brief discussion, Mr. McDonnell recommended Approval of the request, seconded by Ms. Trevino. The motion pass unanimously 9-0. Document received for written correspondence ZC-18-062

Name Address In/Out 300 ft.

notification area

Position on case Summary

Michael Salcedo 3451 Oak Tree Ln, Midlothian, TX Support Representing applicant

Jane Strittmatter 3176 Waterside Dr, Arlington, TX Opposition Sent letter & notice

Far East Fort Worth NA Support Sent letter

Waterway Park North HOA Opposition Sent letter

Asciata Whiteside 3139 Watercress Circle, Arlington,

TX Sent notice (did not

support or oppose)

Karen McDowell Waterway Park North Subdivision Opposition Sent letter

4. ZC-18-067 McPherson North, LP (CD 6) – 10300 and 10500 Forest Hill Everman Rd. and 1700 McPherson Rd (Hiram Little Survey Abstract No. 850, 68.04 acres) From: “A-5” One-Family, “R2” Townhouse/Cluster, “CR” Low Density Multifamily, “EP” Planned Commercial District and “E” Neighborhood Commercial To: “MH” Manufactured Housing Ray Oujesky, 201 Main St, gave a brief presentation over the site. He showed a concept site plan that had 310 lots and an amenity center. He said an existing building on site will be converted to be used as the amenity center. He also showed an exhibit with the maximum densities allowed in the current zoning districts. He stated that in a mobile home park, one person or entity owns the land and leases out the homes but it essentially functions like a single family neighborhood. He also stated that industrialized housing would be allowed in the current residential zoning districts, and the traffic generated for the proposed layout would be less that

Draft ZC minutes May 9, 2018

what is currently allowed. He also showed a map of property owners that support the zoning change. Justin McWilliams, 5804 South Fork, stated there will be a full time management and maintenance staff on site at all times. He also stated the average lot size will be approximately 4,500 square feet. Fred Streck, 4105 Coral Circle, spoke in opposition representing the Harding Children’s Family Trust, which is the 107 acres to the east of the site. He stated a petition in opposition had been submitted with 186 signatures. He stated the infrastructure cannot support the plan, such as streets and stormwater. He stated there is a large amount of runoff due to slabs and roads in the area, and that no civil engineering has been done to see how it affects the surrounding areas. He also stated that Tandy Elementary to the east of the site has issues with traffic and safety. He said that the people who live in the area like the country feel, and the proposal could potentially pack people onto the property. Linda Shults, 1000 Buffalo Springs, also spoke in opposition. She stated it is not compatible or comparable with surrounding properties, which are small pockets of residential uses with agricultural uses. She also has concerns with traffic and would prefer commercial uses in the area. She stated that the applicant implied to the neighbors that the project was a done deal. During the rebuttal, Mr. Oujesky stated that he only had access to 119 signatures as the others had been submitted that morning and was unable to contact the people that had signed. He stated Mr. McWilliams plans to develop the property similar to subdivisions found in Euless and near Forest Hill. He also stated that large residential lots will not happen on the property. He stated that most of the traffic will flow to Forest Hill/Everman Road because of the configuration of the property. He wondered if the people who signed the petition in opposition knew all of the options for the property. Motion: Following brief discussion, Mr. Aughinbaugh recommended Approval of the request, seconded by Ms. Trevino. The motion passed 6-3 with Ms. Runnels, Mr. McDonnell, and Ms. Conlin voting against. Document received for written correspondence ZC-18-067

Name Address In/Out 300 ft.

notification area

Position on case Summary

Ray Oujesky 201 Main St Support Representing applicant

Justin McWilliams 5804 South Fork Support Applicant

Fred Streck 4105 Coral Circle Opposition

Representing Jo Carole Harding Ferris &

Harding Children’s Family Trust

Linda Shults 1000 Buffalo Springs Opposition Spoke at hearing

Various Various Opposition Petition with 106 original signatures

Various Various Support Petition with 10 signatures

Draft ZC minutes May 9, 2018

Ivanna Wiesepape Opposition Sent letter

District Six Alliance Opposition Sent letter

5. ZC-18-070 Leroy Wilkins (CD 7) – 1473 Avondale Haslet Rd. (Boaz Addition, Lot 1 Block A, 2.82 acres) From: “PD/E” Planned Development for all uses in “E” Neighborhood Commercial plus auto repair, site plan required Leroy Wilkins, 1473 Avondale Haslet Rd, stated that the opposition from the last zoning commission was focused around property values, noise, and traffic. He stated that this property is already zoned commercial and he only wants to add the auto use as an allowed use. He also stated that at the proposed location they will only see 20 cars per day which will not have an impact on the traffic in the area. They did a noise survey at their current garage and he stated that there is no ambient noise when you get 30 feet from the bay door. Carroll Pruitt, 9712 Birdville Way, went over the site plan exhibit. He stated that because of the proposed roundabout the total buildout is now 16 bays with 12 bays in phase one. Eric Cobb, 1501 Willow Tree Dr, spoke in opposition. He lives across Willow Springs Rd. from the site. He stated he moved to his current home to live in the country and does not want to live near loud commercial uses. He also stated concerns with property values and water quality. He claimed that he did not receive notice, but staff was able to confirm that a notice was sent to his home address. During the rebuttal, Mr. Wilkins stated that he sent personal letters to people that lived within 300’ and the City of Fort Worth posted a zoning sign for this case on the property. Motion: Following brief discussion, Mr. Aughinbaugh recommended Approval of the request, as amended to include a site plan, seconded by Mr. Gober. The motion passed 6-3 with Mr. McDonnell, Ms. Conlin, and Mr. Buchanan voting against. Document received for written correspondence ZC-18-070

Name Address In/Out 300 ft.

notification area

Position on case Summary

Leroy Wilkins 1473 Avondale Haslet Rd Support Applicant

Carroll Pruitt 9712 Birdville Way Support Spoke at hearing

Eric Cobb 1501 Willow Tree Dr Opposition Spoke at hearing

Alicia Welch Opposition Sent letter

Stephanie Brewer Opposition Sent letter

Rachel Voegely Opposition Sent letter

IV. New Cases

Draft ZC minutes April 11, 2018

Motion: Following brief discussion, Mr. Buchanan recommended Approval of the request, seconded by Mr. McDonnell. The motion passed unanimously 9-0. Document received for written correspondence ZC-18-066

Name Address In/Out 300 ft.

notification area

Position on case Summary

Tyler Arbogast 8005 Belladonna Dr Support Representing applicant

18. SP-18-004 Jeffery Treadwell Etal (CD 7) – 1812-1814 Montgomery St (Queensborough Heights Addition, Lot 24 Block 7, 0.43 acres) From: PD 1077 PD/E Planned Development for all uses in "E" Neighborhood Commercial plus bar in a separate building only as accessory to a restaurant; site plan approved To: Amend “PD 1077” Site Plan for patio cover The applicant was not in attendance to represent the case. Document received for written correspondence ZC-18-066

Name Address In/Out 300 ft.

notification area

Position on case Summary

Taco Heads 1812 Montgomery St Support Sent letter

Andrea Langston 3621 Harley Ave Support Sent notice

Motion: Following brief discussion, Mr. Aughinbaugh recommended Approval of the request, seconded by Mr. Buchanan. The motion passed unanimously 8-0. 19. ZC-18-067 McPherson North, LP (CD 6) – 10300 and 10500 Forest Hill Everman Rd. and 1700 McPherson Rd (Hiram Little Survey Abstract No. 850, 68.04 acres) From: “A-5” One-Family, “R2” Townhouse/Cluster, “CR” Low Density Multifamily, “EP” Planned Commercial District and “E” Neighborhood Commercial To: “MH” Manufactured Housing Ray Oujesky, 201 Main St, stated this is a 60 acre site, and showed images of the site as well as surrounding properties. He also showed images of manufactured home subdivisions in the area and stated the intent of the developer is to look similar to the existing subdivisions. He also discussed the difference in ownership of the manufactured home versus a traditional single family home. Michelle Streck, 4105 Coral Circle, owns 107 acres to the east of the site. She stated they were planning to sell their property for low density single family development and believe this will drastically reduce their property values. She also stated concerns with number of new students and traffic.

Draft ZC minutes April 11, 2018

Linda Shults, 1000 Buffalo Springs, stated the neighborhood has three entrances and exits and stated concerns with traffic and poor infrastructure. She stated she would be okay with A-5 in the future. Carolyn Martchenke, 11101 Brownfield, gave a history over how the area was developed. She stated her neighborhood was establishes in the 50s or 60s and that there is a lot of agricultural uses still in the area. She stated the streets are narrow and in poor condition. Robert Osborne, 10301 Buffalo Springs, said he agrees with everything that was previously stated. He said he hadn’t heard from the applicant and has the same objections as the Mayor of Everman had on a previous case. He also sated he had founded the Crimewatch in the area. Jim Etheridge, 1601 & 1600 Oak Grove East, owns 30 acres to the west of the site and believes the manufactured home park will suppress property values. Jonny Tisdale, 1141 Trinidad Dr, stated the proposal is beautiful, but what is currently there is also beautiful. He stated concerns with traffic and congestion. Motion: Following brief discussion, Ms. Runnels recommended a 30-day Continuance of the request, seconded by Mr. Aughinbaugh. The motion passed unanimously 9-0. Document received for written correspondence ZC-18-067

Name Address In/Out 300 ft.

notification area

Position on case Summary

Ray Oujesky 201 Main St Support Representing applicant

Linda Shults 4105 Coral Circle Opposition Spoke at hearing

Linda Shults 1000 Buffalo Springs Opposition Spoke at hearing

Carolyn Martchenke 11101 Brownfield Opposition Spoke at hearing & sent

letter

Robert Osborne 10301 Buffalo Springs Opposition Spoke at hearing

Jim Etheridge 1601 & 1600 Oak Grove East Opposition Spoke at hearing

Justin McWilliams 5804 South Fork

Jonny Tisdale Trinidad Dr Opposition Spoke at hearing

District 6 Alliance Opposition

Hallmark-Camelot-Highland Terrace

NA Opposition

Various Various Opposition Petition with 15 signatures

Sandra & Geoffrey Byrd

1917 Oak Grove Rd Opposition Sent letter

Bruce Schwehr 1008 Oak Grove Rd Opposition Sent letter

Draft ZC minutes April 11, 2018

Valerie Stout 10725 Sequoia Dr Opposition Sent letter

David Antonini 8512 Autumn Creek Tr Opposition Sent letter

2009 Oak Grove Rd Opposition Sent notice

Carl Stone 2013 Oak Grove Rd Opposition Sent notice

20. ZC-18-068 City of Fort Worth Property Management (CD 5) – 4600 State Hwy 360 (V. Hutton Survey, Abstract No. 681, 13.5 acres) From: “J” Medium Industrial To: PD/D Planned Development for all uses in “D” High Density Multifamily/AO DFW Airport Overlay with waivers for density, setback, height, and open space; site plan included Brian Scheiwe, 4041 High Summit Drive, stated this site is located in the Centreport mixed-use area, and there are several multifamily PD’s in the area. The proposed height is 36’ and they will be getting an avigation easement. Motion: Following brief discussion, Mr. McDonnell recommended Approval of the request, seconded by Mr. Aughinbaugh. The motion passed unanimously 9-0. Document received for written correspondence ZC-18-068

Name Address In/Out 300 ft.

notification area

Position on case Summary

Brian Scheiwe 4041 High Summit Drive Support Representing applicant

21. ZC-18-069 Peggy Kates (CD 8) – 4900 Esco Dr (Esco Industrial Park, Lot 6 Block 3, 19.33 acres) From: PD 820 Planned Development for all uses in “J” Medium Industrial uses plus concrete recycling; site plan approved To: Amend PD 820 to PD/K Planned Development for all uses in “K” Heavy Industrial and add recycling facility; site plan included

THIS CASE HAS BEEN WITHDRAWN.

22. ZC-18-070 Leroy Wilkins (CD 7) – 1473 Avondale Haslet Rd. (Boaz Addition, Lot 1 Block A, 2.82 acres) From: “PD/E” Planned Development for all uses in “E” Neighborhood Commercial plus auto repair, site plan required Leroy Wilkins, 1473 Avondale Haslet Rd, stated he started his company two years ago and has outgrown his current lease space. He stated there is nothing in the area zoned for auto repair. He also stated they do not work on large trucks. He currently wants 12 bays with a maximum of 18 in the future. He stated his current business is less than a mile down the road. Motion: Following brief discussion, Mr. Aughinbaugh recommended a 30-day Continuance of the request, seconded by Ms. Trevino. The motion passed unanimously 9-0.