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HomeMy WebLinkAboutPZ 1997-01-23 Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS JANUARY 23,1997 - 7:30 p.m. 1. CALL TO ORDER The meeting was called to order by Chairman David Barfield, at 7:30 p.m. 2. ROLL CALL PRESENT Chairman Vice-Chairman David Barfield Richard Davis Ted Nehring Don Bowen Ron Lueck Charles Owen Paul Miller CITY STAFF Planning Director Recording Secretary Planner Asst. Director of P.W. Staff Engineer Barry LeBaron Valerie Byers Bill Longnecker Kevin Miller Julia Skare 3. CONSIDERATION OF MINUTES OF JANUARY 9, 1997 APPROVED Mr. Lueck made the motion to approve the minutes of the January 9, 1997, meeting as presented. The motion was seconded by Mr. Davis and carried 5-0. Mr. Miller abstained because he was not present at this meeting. 4. PS 97-04 REQUEST OF VIC AND KATHY AKERS FOR A PRELIMINARY PLAT OF TRACT 8H1 OF THE T.K. MARTIN SURVEY, ABSTRACT 1055. (LOCATED AT 6828 CLIFT STREET) APPROVED Mr. LeBaron explained this was a one acre preliminary plat the owners are attempting to develop so they can construct a single family home. Last month the board heard and recommended approval of the rezoning on this property from AG Agriculture to R-1-S Special Single Family. He stated the issues associated to this plat are: covenants for street improvements and sidewalks, a waiver of the drainage analysis requirement and, determination of a new fire hydrant be held off until the final platting. There being no questions, Chairman Barfield called for a motion. Mr. Davis made a motion approve PS 97-04, allowing a waiver of the drainage analysis, allowing a covenant to cover future costs of streets and sidewalks and to allow the ten foot dedication of right-of-way along the street; and, if a footprint of the house shows it to be further than 75' back, causing it to be outside the 500' radius for fire hydrants, that a fire hydrant be required. Mr. Bowen seconded the motion and it carried 7 - O. 5. PZ 96-33 PUBLIC HEARING TO CONSIDER THE REQUEST OF BOB FRANK TO REZONE TRACT 2F2, T. AKERS SURVEY, ABSTRACT 19, FROM 1-2 MEDIUM INDUSTRIAL TO R-7-MF MULTI FAMILY RESIDENTIAL. (THIS PROPERTY IS LOCATED SOUTH OF BROWNING DRIVE, EAST OF IRON HORSE GOLF COURSE, NORTH OF LOOP 820 AND WEST OF THE DART RAILROAD RIGHT-OF-WAY) APPROVED Chairman Barfield opened the public hearing and asked anyone wishing to speak in favor of this request to come forward. Mr. Bob Frank, 3732 Fenton, Ft Worth, represented the developer of this request. He explained that he brought to this meeting the information he hoped the Commission was asking for. The Commissioners were given a project overview in the pre-meeting. Mr. Frank explained that in this booklet it shows that this is a 325 unit development to be built by Outreach Development Corporation and stated that they are ready to begin development as soon as they can get a permit. Mr. Frank stated the development will be called "The Bluffs at Iron Horse." There will be a wood/brick veneer. This will be a secured community with a wrought iron fence next to the golf course with limited access gates. There will be concrete driveways and garages, with parking to accommodate 2 1/2 cars per unit. Each unit will have either a patio or balcony. There will be swimming pools and spas, landscaped courtyards, clubhouse and exercise facility and also a daycare facility. The Commissioners were also given a packet, "Income, Jobs and Taxes Generated by Multifamily Construction," prepared by the National Association of Home Builders. In this packet Mr. Frank pointed out that he had highlighted the totals and felt they were impressive. He stated that this survey shows the local income at just over five million dollars and local income at just over 3 million dollars, just in the first phase. He explained that in the second phase, which is the ripple effect, it shows about 1.7 million in local income across the board. Mr. Frank addressed the concern to increased traffic on Rufe Snow by stating that with industrial zoning, 100 percent of this traffic would be on Rufe Snow because Haltom City does not allow truck traffic on Browning Drive. He believes the traffic generated by apartments would be minimal because of access to Browning Drive and Industrial Park Blvd. Mr. Frank closed by saying that Mr. LeBaron had drafted an ordinance putting a time limit on the multi-family development and he would be glad to accept this. Chairman Barfield stated this property shows to be 31.6 acres and he is asking for 325 units; he wanted to know how many acres would actually be used in the first phase. Mr. Frank stated that approximately 20 acres would be used in the first phase. Chairman Barfield asked what type of fencing or barriers would be placed between the golf course and the apartments. Mr. Frank stated they were willing to accept a six foot wrought iron fence on the golf course side as in the first phase of Meadow Lakes and Meadow Lakes North. Chairman Barfield asked if the children living in this apartment community would be screened from the railroad. Mr. Frank stated that this is a gated community and, although he could not promise children would not get out, the screening fence would definitely be a deterrent. Chairman Barfield then asked if there would be only one entrance and Mr. Frank stated he could not answer that for sure. He stated that with the additional phase, there could be another entrance added. Chairman Barfield asked Mr. LeBaron about the chances of a railroad crossing and Mr. LeBaron stated that there had been no investigation into engineering possibilities of tunneling underneath the railroad. He stated there is a drainage pipe at the southernmost part of this tract and was unsure of the elevation changes that would be required to do so. Mr. Nehring stated he was concerned about the problems in apartment complex's and asked Mr. Frank if this would be a guarded community or a "card" entry community. Mr. Frank stated that it would definitely be one or the other but was unsure as to which one. Mr. Frank reiterated that he was unsure if this would be a "guarded" or "carded" community, but this issue could be made part of the site plan to ensure there concerns are addressed. Mr. Lueck stated that 325 units, three people per unit, would be 1500 people. Out of that 1500 people it would be safe to assume this would generate at least 700 additional cars. Mr. Lueck stated that he strongly disagrees with Mr. Frank's assumption that this increase in cars would not affect Rufe Snow traffic. Mr. Frank stated that if he were going to Fort Worth, he certainly wouldn't go Rufe Snow, he would travel Browning Drive to Denton Highway in Haltom City and hit 820 there. Mr. Lueck asked what if he were going south, towards the airport or Dallas and Mr. Frank stated he would take Industrial straight to Loop 820. Mr. Lueck asked how would he get home and Mr. Frank stated the same way. From Fort Worth he would exit Denton Highway to Browning and from the Airport or Dallas, he would exit directly onto Industrial. Mr. Lueck asked if the city would then be making Industrial another Rufe Snow. Mr. Frank stated that Industrial doesn't go anywhere except 820. Mr. Frank stated that although he had not done a study on the traffic generated by Industrial uses, Rufe Snow would get all of this traffic because Haltom City doesn't allow trucks on Browning Drive. Mr. Nehring stated that he believes when your in a city that is growing, there is nothing can be done to hold back the traffic that goes along with it. Mr. Lueck stated that this really isn't a choice of industrial or apartments. He stated he has a greater vision for the "bluffs" and feels that apartments looking down on the golf course is not necessarily what the city wants. Mr. Lueck stated that he sees this property as the "front door" to North Richland Hills. Chairman Barfield stated that he agreed and used the area off of Coyt Road in Dallas where the Marriott Towers are as an example. He feels this property is of the same topography, backing up to a creek and along a golf course. Chairman Barfield feels this is the only area in North Richland Hills to put an area like this. Mr. Lueck stated that the City had spent a lot of money educating the Commission on Advanced Planning and putting together a Master Plan. Mr. Lueck believes this request is altering this master plan quite a bit and considers this "spot zoning." Mr. Davis stated that Master Plans are excellent barometers in forecasting what the city will do, but if it is adopted and never deviated from, this Commission is not needed and believes there has to be a point where deviation from this plan is done to avoid land sitting vacant for years. Chairman Barfield stated that the Commission could discuss this issue all night, and since there was no one else in the audience to speak for or against this request, he would like each Commissioner to make a short statement regarding there feelings on this issue and then vote on it. Mr. Owen stated that the industrial park has been developed since 1982 and it is still at least 40% vacant. He stated there is another additional 30 acres owned by one of our local people, that it is good flat land that remains undeveloped. Mr. Owen believes that multi-family zoning would suit this site because of the golf course for recreation, the DART railroad which is now used by theTrantuila train (recreational,) and will eventually be used as right-of-way into the north Dallas area for transit. Mr. Owen stated that he will be voting in favor of this request. Mr. Davis believes this is the highest and best use for this property. He does want controlled growth in the community, but does not want property sitting vacant indefinitely. Additionally, Mr. Davis stated that he does not believe traffic on Rufe Snow will be an issue. Mr. Davis likes the Planned Development option regarding this issue and will be voting in favor. Mr. Bowen feels that traffic will be an issue; he thinks there will be some effect on Rufe Snow and any effect will be too much. He feels this property would be good for something other than industrial but doesn't believe this project is it. Mr. Bowen is opposed to this request. Mr. Nehring believes that multi-family zoning will be very well suited for this property. He doesn't see traffic as an issue and is in favor of this project. Mr. Lueck advised Mr. Frank that while he had made a nice presentation on what this community could bring to the city, he had not shown what this kind of community would actually cost the city. Mr. Lueck stated that in the advanced planning classes he had learned that roof tops only cost the city money while businesses increase the tax base, and he is for any thing that will keep the citizens' taxes down. Mr. Lueck stated that while some of the Commissioners don't believe traffic will be an issue, he strongly disagrees and believes the residents rely on this Commission to have the foresight of "planning." Mr. Lueck is opposed to this request. Mr. Miller stated that while originally he was opposed to a multi-family zoning in this location, after seeing the layout and different access options, he is in favor. Additionally, Mr. Miller stated that with Browning Drive and Industrial Drive as alternative routes, he believes anyone using Rufe Snow during peak hours would be "crazy." Mr. Miller is in favor of this request. Chairman Barfield agrees with Mr. Lueck in that this area is the "show case" of the city. He feels that even really nice apartments won't look nice at this site and would rather see high rise offices and a hotel at this location. He believes this spot would be ideal for that kind of development and can't think of another location in the city better suited for that type commercial development. Chairman Barfield is opposed to this development. Chairman Barfield asked Mr. LeBaron to explain the two draft ordinances regarding this property. Mr. LeBaron stated that ordinance #2169 would change the zoning from 1-2 Medium Industrial to R-7 Multi-Family. The other ordinance would change the zoning from 1-2 to a Planned Development. This would allow both industrial and multi-family uses; the multi-family use would go away after 12 months if a siteplan had not been submitted in that time. Additionally, a site plan would be required for the industrial uses in the "PD," but the industrial zoning would be there indefinitely. Mr. LeBaron stated that once a site plan is submitted, the developer has six months to take out a building permit. Chairman Barfield stated that should the "PD" ordinance be made in a motion, he would like to see stipulations made regarding fencing, access and all the issues discussed this evening as part of the motion. Chairman Barfield closed the public hearing and stated that he would entertain a motion. Mr. Davis made a motion to approve PZ 96-33 and recommend to the City Council that Planned Development #23 be adopted and, that the project overview be included with the ordinance as the guideline that the developer is expected to abide by. Additionally, the Commission and City Council will have the right to approve the developers siteplan, which will include but is not limited to: oversight on entrances, screening walls, walls to adjacent properties, (especially the golf course) grade elevations, landscaping, security and other amenities as they layout. Mr. Owen seconded the motion and the vote was 4 - 3. Messers Davis, Owen, Nehring and Miller voted in favor. Messers Bowen and Lueck and Chairman Barfield voted in opposition. Mr. Lueck asked that the record reflect that the four voting in favor of this request were not on the Planning & Zoning Commission when the MasterPlan was put in place and the three opposing members were. 6. STAFF REPORT Mr. LeBaron stated that the North Central Texas Council of Governments is having a one day work shop for Planning & Zoning Commissioners and a training workshop on subdivision regulations and informed the Commissioners that anyone interested should let him know and he would enroll them. Mr. Davis stated that for the last six months the Commissioners had discussed establishing some guidelines for gated communities. He wondered if there should be a workshop for the Commissioners since this concept is becoming more popular. Additionally, Mr. Davis would like to discuss modifying the minimum square footage for the remaining undeveloped single family zoned land. The Commission would like to see the minimum square footage increased to 2000 from 1800. The Commissioners agreed it was time for a workshop for the Commission and requested that Mr. LeBaron get a workshop set up. 7. CITIZEN COMMENTS There were none. 8. ADJOURNMENT There being no additional business to conduct, the meeting adjourned at 8:25 p.m. ~ ~~/a~ter/ Secretary Planning & Zoning ~c;>-~ ~D Chairman Planning & Zoning