HomeMy WebLinkAboutOrdinance 2553ORDINANCE NO. 2553
AN ORDINANCE OF THE CITY OF NORTH RICHLAND HILLS, TEXAS;
ADOPTING A COMPREHENSIVE LAND USE PLAN PREPARED BY DUNKIN, SEFKO &
ASSOCIATES; DETERMINING THAT IT IS IN THE PUBLIC INTEREST, HEALTH SAFETY
AND GENERAL WELFARE TO ADOPT SAID COMPREHENSIVE MASTER PLAN;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY OF FINE NOT
TO EXCEED THE SUM OF TWO HUNDRED ($200.00) DOLLARS FOR EACH OFFENSE;
AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, Section 211.004 of the Texas Local Government Code requires municipalities
to adopt zoning regulations which are in accordance with a Comprehensive Plan; and
WHEREAS, the Planning and Zoning Commission has completed a planning process
which resulted in the preparation of a document titles "Comprehensive Land Use Master
Plan ", and
WHEREAS, the Planning and Zoning Commission of the City of North Richland Hills has
forwarded a recommendation to the City Council for adoption of a Comprehensive Land
Use Master Plan, and
WHEREAS, the Charter of North Richland Hills provides for the preparation of a Master
Plan to guide development in the City.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF NORTH RICHLAND HILLS,
TEXAS:
THAT, the Comprehensive Land Use Master Plan dated April 2001 is hereby adopted as
an amendment to the Comprehensive Plan adopted by Ordinance 1812, said Plan shall
be the general guideline for all decisions made by the Planning and Zoning Commission
and City Council related to existing or proposed development of the City.
2.
THAT, the Planning and Zoning Commission shall evaluate all requests for zoning
change or land subdivision to determine consistency with the Comprehensive Land Use
Master Plan.
3.
THAT, where inconsistent requests are presented, the Planning and Zoning
Commission shall require the applicant of each request to submit adequate information
to amend the Comprehensive Land Use Master Plan as provided for in the North
Richland Hills Charter.
4.
That, a copy of the Comprehensive Land Use Master Plan for the City of North
Richland Hills shall be kept in the office of the City Secretary and shall be available for
inspection during regular business hours.
That the Master Thoroughfare Plan is hereby amended to incorporate the changes
shown on the Comprehensive Land Use Master Plan.
M
That the Strategic Planning Area Maps are hereby incorporated as an amendment to
the Comprehensive Land Use Master Plan.
7.
SEVERABILITY CLAUSE. That it is hereby declared to be the intention of the City
Council that the section, paragraphs, sentences, and phrases of this ordinance are
severable, and if any phrase, clause, sentence, paragraph or section of this ordinance
shall be declared invalid or unconstitutional by the valid judgement or decree of any
court of competent jurisdiction, such invalidity or unconstitutionality shall not affect any
of the remaining phrases, clauses, sentences, paragraphs or sections of this ordinance,
since the same would have been enacted by the City Council without incorporation in
this ordinance of any such invalid or unconstitutional phrase, clause, sentence,
paragraph or section.
91
SAVINGS CLAUSE. That Ordinance 1874, The Zoning Ordinance of the City of North
Richland Hills, Texas, as amended, shall remain in full force and effect, save and
except as mandated by this ordinance.
a
EFFECTIVE DATE. This ordinance shall be in full force and effect from and after its
passage.
Approved by the Planning and Zoning Commission on the 26th day of April 2001.
r• = p i
CHAIRMAN
PLANNING AND ZONING COMMISSION
PASSED and approved by the City Council of North Richland Hills, Texas, on this 14th
day of May, 2001.
MAYOR
t.
` �T
CITY SECK"ARY
CITY ATT
Om PREHENS��E AL AN
UPDATE
City of North Richland Hills, Texas
Adopted on the 261h Day of April, 2001
Preparedly:,
Dunkin, Sefko, & A's sociates, Inc.
And
The City Staff of North Richland Hills
TABLE OF CONTENTS
Purpose
Existing Land Use Characteristics 1
The Future Land Use Plan
5
Proposed Strategic Planning Areas 11
The Thoroughfare Plan
Implementation Strategy
City of North Richland Hills. Texas
16
19
Comprehensiye Plan Update
PURPOSE
The City of North Richland Hills completed their most recent Comprehensive Land Use Plan in
June of 19921. The updated Future Land Use Plan and Thoroughfare Plan should be included
within the current Comprehensive Plan as an addendum, and should be incorporated into any
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new Comprehensive Plan process, whenever that is undertaken. Two major factors have
contributed to the need for these updated elements of the Comprehensive Plan: the extensive
local growth experienced by the City in recent years, and the regional growth that has greatly
impacted the City, especially within the Loop 820 corridor. The primary purposes of North
Richland Hill's this update are: to guide future development in a manner consistent with the
City's objectives, and to determine potential land uses for the City of North Richland Hills. It
should be noted that the updated Future Land Use Plan does not directly affect existing zoning
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on any property within the City, but could affect how future zoning requests will be considered
based on the updated Comprehensive Plan. In addition, the Future Land Use Plan is intended
to be a short -term (8- to 10 -year) guideline to help the Planning & Zoning Commission and City
. g Y
Council consider various development- related decisions in the future; it is also intended to
provide a framework for areas that are in need of special strategic initiatives.
The Future Land Use Plan and Thoroughfare Plan elements are perhaps the most important
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Comprehensive Plan elements, due to the fact that they are intended to p rovide overall
guidance to areas that are vacant, as well as to areas that have already developed and need
specific enhancement action. It is, therefore, essential to clearly identify areas of the City
wherein the different types of future land uses are most appropriate and best suited, the
amount of land that should be allocated for each type, and the means by which p
p eo le are able
to access these land uses. Several existing characteristics of the City will be outlined for the
purpose of creating a context for the updated Future Land Use Plan; specific elements of the
updated Future Land Use Plan will then be discussed, as are areas identified as bein g strategic
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in nature. Specific recommendations regarding the Thoroughfare Plan are also included.
EXISTING LAND USE CHARACTERISTICS
At the time the City adopted the 1992 Comprehensive Land Use Plan, approximately 47 percent
of the land within the City was classified as vacant or undeveloped. A very small ercenta e of
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the land use was nonresidential, with approximately 23 percent classified as commercial,
industrial, public, or parks/open spaces. The majority of the developed land area consisted of
residential land uses, 70 percent of which was single- family residential. The land use
characteristics, as they existed at the time of the 1992 Comprehensive Land Use Plan, are shown
within Table 1.
Prepared by the Planning and Zoning Commission of North Richland Hills, with assistance by Planning Resources Group, in
June of 1992.
City of North Richland Hills. Telas
Comprebeesiye Plan Update
TABLE 1
Existing Land Use -1991
City of North Richland Hills, Texas
(1) Approximately 6,202 acres.
(2) Approximately 11,708 acres.
(3) Based on a population of 47,483 people, estimated within the 1992 Comprehensive Plan.
(4) Representative of duplexes and townhomes.
Source: Based upon Table 5.1, Comprehensive Land Use Plan, City of North Richland Hills, Texas, approved
in June, 1992.
Between 1992 and 1999, the North Central Texas Council of Governments estimated that the
population of North Richland Hills had increased by approximately 7,367 people, to a total
population of almost 55,000 people. This rate of growth warranted a parcel -by- parcel land use
survey2 during the process of updating the Future Land Use Plan, and the results of this survey
are shown graphically on Plate 1 and within Table 2. In comparing the percentages of land
used for each type of land use, it is apparent that there are few differences between 1991 and
1999. One significant fact to consider is that the information pertaining to the number of acres
used per 100 persons seems to reflect that the City of North Richland Hills is increasing slightly
in terms of overall land use intensity. Specifically, the number of acres per 100 persons in 1999
was approximately 24.82, compared to approximately 21.7 in 1999. The major difference,
however, lies in the percentage of vacant land, or land that is available for development, that
now exists. As previously mentioned, approximately 47 percent of the total land within the City
was vacant in 1991, compared to just over 24 percent in 1999.
2 This survey was conducted and completed in 1999 by Dunkin, Sefko & Associates, Inc.
City of Nortb Ricblaod Hills. Texas 1 2
Percent of
percent of
Number of
Land Use Category
Acres
Developed
Total Land(2)
Acres Per 100
Land(')
People(3)
Residential Use
4,778
77.04%
40.81%
10.06
Single- Family
4,344
70.04%
37.10%
9.15
Moderate Density(4)
154
2.48%
1.32%
0.32
High Density
221
3.56%
1.89%
0.47
Manufactured Home
59
0.95%
0.50%
0.12
Parks/Open Space
295
4.76%
2.52%
0.62
Public /Semi- Public
384
6.19%
3.28%
0.81
Commercial
581
9.37%
4.96%
1.22
Industrial
164
2.64%
1.40%
0.35
Total Developed
61202
100.00%
52.97%
13.06
Vacant /Undeveloped(3)
5,506
47.03%
11.76
WITHIN CITY LIMITS
11,708
100.00%
24.82
(1) Approximately 6,202 acres.
(2) Approximately 11,708 acres.
(3) Based on a population of 47,483 people, estimated within the 1992 Comprehensive Plan.
(4) Representative of duplexes and townhomes.
Source: Based upon Table 5.1, Comprehensive Land Use Plan, City of North Richland Hills, Texas, approved
in June, 1992.
Between 1992 and 1999, the North Central Texas Council of Governments estimated that the
population of North Richland Hills had increased by approximately 7,367 people, to a total
population of almost 55,000 people. This rate of growth warranted a parcel -by- parcel land use
survey2 during the process of updating the Future Land Use Plan, and the results of this survey
are shown graphically on Plate 1 and within Table 2. In comparing the percentages of land
used for each type of land use, it is apparent that there are few differences between 1991 and
1999. One significant fact to consider is that the information pertaining to the number of acres
used per 100 persons seems to reflect that the City of North Richland Hills is increasing slightly
in terms of overall land use intensity. Specifically, the number of acres per 100 persons in 1999
was approximately 24.82, compared to approximately 21.7 in 1999. The major difference,
however, lies in the percentage of vacant land, or land that is available for development, that
now exists. As previously mentioned, approximately 47 percent of the total land within the City
was vacant in 1991, compared to just over 24 percent in 1999.
2 This survey was conducted and completed in 1999 by Dunkin, Sefko & Associates, Inc.
City of Nortb Ricblaod Hills. Texas 1 2
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Compreiessire Plas Update
TABLE 2
Existing Land Use -1999
City of North Richland Hills, Texas
(1) Approximately 6,881.8 acres.
(2) Approximately 11,911.7 acres.
(3) Based on a population of 54,850 people, an estimate made by the North Central Texas Council of
Governments as of 1/ 1 /99.
(4) Includes approximately 65 acres of golf course and theme park acreage.
Source: Dunkin, Sefko & Associates, Inc.
City of Nord Ric6lasd Hills. Texas
Percent of
Percent of
Number of
Land Use Category
Acres
Developed
Total
Acres Per
Lando)
Land(2)
100 People(3)
Residential Use
4,837.8
70.30%
40.61%
8.82
Single- Family
4,363.4
63.40%
36.63%
7.96
Duplex
96.5
1.40%
0.81%
0.02
Townhome
25.6
0.37%
0.21%
0.05
Multi - Family
305.0
4.43%
2.56%
0.56
Manufactured Home
47.3
0.69%
0.40%
0.09
Parks /Open Space(4)
351.6
5.18%
3.01%
0.52
Public /Semi- Public
603.0
8.89%
5.16%
1.28
Office
89.7
1.30%
0.75%
0.16
Retail
472.6
6.87%
3.97%
0.86
Commercial
258.7
3.76%
2.17%
0.47
Industrial
84.5
1.23%
0.71%
0.15
Under Construction
26.7
0.39%
0.22%
0.05
Vacant Building
57.3
0.83%
0.48%
0.10
Open Storage
2.3
0.03%
0.02%
0.00
Total Developed
6,784.2
100.00%
58.06%
12.41
Right -of -Way
1,958.3
-
16.44%
3.57
Easements
79.9
-
0.67%
0.15
Railroads
67.7
-
0.57%
0.12
Lake /Water
15.9
-
0.13%
0.03
Vacant /Undeveloped131
2,780.0
-
23.79%
5.30
WITHIN CITY LIMITS
11,686.0
-
100.00%
21.58
(1) Approximately 6,881.8 acres.
(2) Approximately 11,911.7 acres.
(3) Based on a population of 54,850 people, an estimate made by the North Central Texas Council of
Governments as of 1/ 1 /99.
(4) Includes approximately 65 acres of golf course and theme park acreage.
Source: Dunkin, Sefko & Associates, Inc.
City of Nord Ric6lasd Hills. Texas
•
THE FUTURE LAND USE PLAN
•
Compreiessiye Plas Update
The land uses that develop in the future, as well as the maintenance and viability of those that
currently exist, will shape the character and feel of North Richland Hills as it reaches its
ultimate capacity. The Future Land Use Plan is graphically depicted on Plate 2, and the number
of acres and percentage of land allocated for each proposed land use is shown in Table 3. The
recommendations made herein regarding future land use are the result of numerous workshops
and meetings with the City Council and the Planning & Zoning Committee. Several key
elements have been used to determine the land use configuration recommended within this
Future Land Use Plan, including compatibility with existing land uses, compatibility with
proposed land uses, locational criteria, and aesthetic criteria.
TABLE 3
Future Land Use
City of North Richland Hills, Texas
Land Use Category
Acres
Percent of Total Land
Residential Use
5,557.0
47.55%
Low Density
5,059.0
43.29%
Medium Density
124.0
1.06%
High Density
351.0
3.00%
Manufactured Home
23.0
0.20%
Parks /Open Spacer)
862.0
7.38%
Public /Semi- Public
654.0
5.60%
Office
242.0
2.07%
Neighborhood Service
244.0
2.09%
Retail
1,158.0
9.91%
Town Center
363.0
3.11%
Commercial
292.0
2.50%
Industrial
208.0
1.79%
Right- of- Way(2)
1,958.3
16.76%
Easements(z)
79.9
0.68%
Railroads( �)
1 67.7
1 0.58%
Total Acreage Within the City
11,686.0
1 100.00%
(1) Includes approximately 81 acres of golf course, theme park, and lake acreage.
(Z) Estimated at the same amount as currently exists; this is likely to increase slightly as development occurs.
Source: Dunkin, Sefko & Associates, Inc.
•
City of Norti Richland dills. Texas
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Coopreiessire Plaa Update
The following discussion outlines the different types of land uses that are recommended for
North Richland Hill's updated Future Land Use Plan. It should be noted that several of these
are new designations of land use', intended to give North Richland Hills more specific guidance
as it reaches its build -out configuration. All of the land uses discussed, especially
nonresidential land uses, should have design standards attached to them to ensure that new
development makes a positive contribution to the character of the City; these standards should
be implemented through the zoning ordinance and adopted policy.
Residential Land Uses 5,557 acres . 47.6 percent of total acreage
Residential land use designates areas used for residential dwelling units and related
accessory buildings. Residential land use is the predominate use within the City currently,
and this is expected to continue. This type of land use can be further delineated into the
following residential categories:
LOW DENSITY RESIDENTIAL 1 5,059 acres . 43.3 percent of total acreage
• This use is intended to provide for traditional, low density single - family detached
dwelling units. Of the residential categories, the low density category accounts for a
majority of the residential acres in North Richland Hills at the present time (refer to
Table 2). The Future Land Use Plan proposes that this trend continue, with much of
the remaining vacant land recommended for this use.
MEDIUM DENSITY RESIDENTIAL 1 124 acres .1.1 percent of total acreage
This use is intended to provide for medium density attached dwelling units such as
duplex units and townhomes. There are currently few areas of the City that are used
for medium density residential land use. The Future Land Use Plan recommends
that the City maintain its existing percentage of land allocated for this type of land
use; in situations where office uses are shown as buffering elements to low density
residential areas, or where retail uses serve as transition elements to low density
residential areas, additional medium density uses may be considered as a part of a
mixed -use development proposal. It should also be noted that opportunities for this
type of use do exist within the area designated for the Town Center.
3 The 1992 Comprehensive Land Use Plan utilized 4 residential and 4 nonresidential land use types; the 1999 updated Future Land
Use Plan utilizes 4 residential and 8 nonresidential land use types.
City of North Ricblaad Bills. Texas
Co®prebeasiye Plaa Update
• HIGH DENSITY RESIDENTIAL 1 351 acres . 3.0 percent of total acreage
This use is intended to provide for high density residential development, such as
traditional apartment -type units with multiple- family attached living complexes. As
with medium density uses, it is recommended that the City maintain its existing
percentage of high density residential land uses. This type of land use is also
permitted within the Town Center area.
MANUFACTURED HOUSING 123 acres . 0.2 percent of total acreage
This use is intended to provide areas for moderately high- density development of
HUD Code manufactured homes, constructed to a standard recognized by the Texas
Manufactured Housing Act. Areas for this type of land use are located throughout
North Richland Hills.
Office Land Uses 242 acres . 2.1 percent of total acreage
Office land use designates areas used for professional and organizational office needs, e.g.,
• administrative, doctors, dentists, real estate, architects, accountants, secretarial service, etc.;
office uses are intended to be designed in a manner that is compatible with residential land
uses. The Future Land Use Plan recommends areas for new office land uses along several
major roadways within North Richland Hills (Davis Boulevard, Precinct Line Road, etc.),
and proposes office uses for buffering purposes to protect the integrity of residential land
uses, especially where residential land uses are located in close proximity to major
roadways.
Neighborhood Service Land Uses 1 244 acres . 2.1 percent of total acreage
Neighborhood service land use designates areas used for limited or light retail activity, such as
service establishments and small stores, at specified major roadway intersections near
residential areas to serve neighborhoods in close proximity. As are office land uses,
neighborhood service uses are intended to be designed in a manner that is compatible with
residential land uses. Uses that may be appropriate in such areas include small grocery
stores, pharmacies, personal service shops (e.g., hair salons, dry cleaners, tailors, florists,
etc.), day care centers, medical /dental and general offices, banks /financial institutions,
small restaurants and cafes, a convenience store, and related establishments. Similar to
office uses, the Future Land Use Plan recommends that neighborhood service uses be
• utilized as buffer areas for residential land uses located close to major roadways.
City of Mortb Richland Bills. Texas 1 8
Coopreiensire Plas Update
0 Retail Land Uses I 1,158 acres . 9.9 percent of total acreage
Retail land use areas are intended to provide for a variety of retail trade, personal and
business services and establishments. The Future Land Use Plan recommends that these
types of land uses be located along the frontage of major thoroughfares, primarily for easy
accessibility and good visibility. These thoroughfares include Loop 820, Rufe Snow Drive,
Davis Boulevard, Precinct Line Road, and Grapevine Highway.
Town Center District 1 363 acres . 3.1 percent of total acreage
The Town Center land use designation directly relates to the Town Center Zoning District.
The Town Center is intended to establish development standards to promote a sustainable,
high quality, mixed use development scenario that provides the opportunity for many uses
typically associated with a city's "Town Center ".
The Town Center is comprised of the Neighborhood Edge, Neighborhood General, Neighborhood
Center and Neighborhood Core. Each sub -zone provides for a gradient of development and
use intensity. The Edge Zone is comprised almost exclusively of single - family houses. The
• General Zone primarily consists of single - family with the opportunity for limited office use
in a house. The Neighborhood Center and Neighborhood Core Zones allow for a mix of
uses, including residential and nonresidential uses in the same building. All the
components of each zone - the buildings, the streets, and the public spaces - are scaled for
that zone in an effort to create and sustain an integrated living environment.
is
Commercial Land Uses 1 292 acres . 2.5 percent of total acreage
The commercial land use designation delineates areas intended for a variety of commercial
uses including automobile related services, retail trade, and business services
establishments with outside storage, display and sales. Outside uses /storage areas are
required to be buffered from residential uses and public views. The Future Land Use Plan
recommends that commercial land uses be concentrated within the most heavily traveled
corridors of the City, specifically along Loop 820, Davis Boulevard (in close proximity to
Loop 820), Industrial Park Boulevard (in close proximity to Rufe Snow Drive), and near
Grapevine Highway (in the southern portion of North Richland Hills).
Citr of Nord Richland Hills. Texas
r�
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Conpreiessire Plas Update
Industrial Land Use I 208 acres .1.8 percent of total acreage
Industrial land use designates areas intended for a range of heavy commercial, assembly,
warehousing, manufacturing and service -type uses. The major concentration of industrial
uses is recommended adjacent to the proposed Dart Rail location and Industrial Park
Boulevard, in the western area of North Richland Hills. Another smaller area
recommended for industrial use is located adjacent to the proposed Dart Rail location and
Davis Boulevard, in the central area of the City.
Public /Semi - Public Land Use 1 654 acres . 5.6 percent of total acreage
The Public /Semi- Public land use designation is intended to permit non -profit activities of an
educational, religious, governmental or institutional nature. Schools, churches, hospitals,
governmental buildings, fire stations and water towers would be considered Public /Semi-
Public areas. Notable areas used for public /semi - public purposes include the North
Richland Hills City Hall /Police Station, the two high schools, Richland High School and
Birdville High School, and Tarrant County College.
Parks /Open Space Land Use I 862 acres . 7.4 percent of total acreage
The Parks /Open Space land use designation is provided to identify all public parks, golf
courses, trail systems, open spaces and flood -prone areas. The City of North Richland Hills
has an exceptional park system that is key to the quality of life its residents are able to
enjoy. In furthering the City's park system, it is recommended that additional land be set
aside as the local population continues to grow. Specific recommendations (which are
graphically shown on Plate 2) include 1) a network of parks and open spaces along Little
Bear Creek, 2) an additional park near the proposed Dart Rail line and multi- family area,
adjacent to Loop 820, and 3) the expansion of existing parks, including Cross Timbers Park
in the northern part of the City and Fossil Creek Park in the southern part of the City. The
Parks, Recreation & Open Space Master Plan, adopted in January of 2000, is supported by
the Comprehensive Plan update in terms of encouraging additional neighborhood,
community and regional parks, as well as bikeways and trail systems.
City of Mortb Ridlasd Bills. Texas
10
Coapreiessire Plas Update
0 Future er Land Use Plan Int retation Policies p
The City should utilize the Future Land Use Plan update and the associated policies in this
report to further establish the general pattern of development within North Richland Hills. This
pattern of development should be implemented through adopted policies, enacted ordinances,
and recognized guidelines (as appropriate). This Future Land Use Plan provides a context for
this pattern through a general description of land use categories and explanation of key
components of the Plan. It is important to note that the Future Land Use Plan is not the City's
official zoning map. Rather, it is a guide to decision making in the context of the City's future
land use patterns. The Future Land Use Plan should be used consistently and updated as
needed, as North Richland Hills continues in its tradition of coordinated, quality development
over time.
PROPOSED STRATEGIC PLANNING AREAS
The Strategic Planning Areas include properties that may be appropriate for land use changes
under certain guidelines or strategies. These areas also include adjacent areas that may be
• affected by land use changes. The boundaries shown on the Plan should not be interpreted as
specific ownership lines; rather, the intent is that they are general in nature. Examples of these
general boundaries exist along Loop 820 where a 1,000 -foot line is drawn parallel to the freeway
frontage. Another example is along South Grapevine Highway where boundaries are shown
parallel to that roadway as well.
•
The Strategic Planning Areas, shown on Plate 3, will require further study and development of
specific guidelines before future development could occur. The Planning & Zoning
Commission and City Council will develop strategies in these areas for long -term decisions not
specifically identified on the Future Land Use Plan Map (refer to Plate 2). These areas include:
• Freeway Business District,
South Grapevine Highway Planning Area,
• Smithfield Conservation District,
• North Precinct Line Transition Area, and
Denton Highway Transition Area.
City of Nortli Ricklaad Hills. Texas I t t
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Dunkin Sefko & Associates, Inc.
Urban Planning Consultants
Adoption Date: April 26, 2001
Ordinance #2553
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STRATEGIC PLANNING AREAS
The Strategic Planning Areas Include properties that may be appropriate
for land use changes under certain guidelines or strategies. These areas
also Include adjacent areas that may be affected by land use changes.
The Strategic Planning Areas will require further study and development of
specific guidelines before future development could occur. The Planning
& Zoning Commission and City Council will develop strategies In these
areas for long term deolsions not specifically Identffled on the Land Use Map.
FREEWAY BUSINESS DISTRICT - City leaders recognize that with the major
Improvements of Loop 820 end Airport Freeway and Me growth and development
of the Metroplex will co me awamore donee and urban use of land along these
major freeways. The Freeway Buttress District would Include a transition plan
for promoting changes In this area to mid Mae offices, enlertelnment, hotels and
large retail and service facli les serving a regional customer base. Traditional
residential uses directly adjacent to denser commercial growth would be
tmreamed and buffered with significant landscaping and masonry wens. The
nsftbn of land uses along the freewey will require a minimum commitment of
25 acres of land with conceptional building plans for buttering and screening
existing land uses.
SOUTH GRAPEVINE HIGHWAY PLANNING AREA - Grapevine Highway served
as one of the original highways In the area linking communities and serving as the
primary retell and commercial support In the 1950'1, 80's and 70's. Much of the
_ _ -- major retail and commercial businesses moved out of the area In the 198Vs and
We Growth and redevelopment are beginning to occur In this area However,
some vacant end Immil8onal commercal areas are In need of enhanced
P rograms for bringIng about basic building code and aesthetic compliance. An
ongoing plan Is needed to stimulate and enhance this area. The trenaltlon of
extsling land uses should require a minimum commitment of 5 acres of land for e
zoning request to be considered rhis area should be considered a reimeatmenl
zone with Incentives for encouraging redevelopment
SMITHFIELD CONSERVATION DISTRICT - The Smithfield Conservation District
Includes properties along Smithfield and Mein both north and south of the
j rallroad tracks. A zoning money district could be created to encourage e
particular development theme to conserve this area. Differing building materiels,
entlq" lighting and varying streelsoapet would be promoted. City Standards for
building materials, signs, lighting and landscaping could be altered to create a
separate image and focus for the Smithfield area. Mixed land uses could be
uraged for the Smithfield Area to emphasize education and entertainment.
The SmBhfleld Area should be Identified as a prime site for a future commuter call
slop with sumoundgng complementary user.
NORTH PRECINCT LINE TRANSITION AREA- This area Includes deep rural estate
lots that backup to single family residential but ere directly south of the North Tamant
Parkway commercial area. This area could develop as traditional single tangy or
Include a mixed use development, The m.ssgng of property will be essential to
( the proper development of this area. The transition of existing land uses should
require a minimum commitment of 5 acres and 500 feel of trontage on Precinct
Line Road for a zoning request to be considered. Conceptual plans will be
required with traffic auras and land use considerations for the entire area
DENTON HIGHWAY TRANSITION AREA - This area contains existing older single
famly.,loan— Mal front onto a major thoroughfare. Properties across the
street In Haltom City ere changing uses to neighborhood services type uses.
Zoning and redevelopment of thts are. to Mc. and retell uses will require a
minimum of 2 existing lots an d the elimination of at least one driveway. A
screening well will be requlred along the rear of thus property from existing single
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STRATEGIC PLANNING
PLAN
for the city of
NORTH
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PLATE 3
Compreioisiye Plait Witte
0 Freeway Business District
City leaders recognize that with the major improvements of Loop 820 and Airport Freeway and
the growth and development of the Metroplex will come a more dense and urban use of land
along these major freeways. The Freeway Business District should include a transition plan for
promoting changes in this area to mid -rise offices, entertainment, hotels and large retail and
service facilities serving a regional customer base. Traditional residential uses directly adjacent
to denser commercial growth should be screened and buffered with significant landscaping and
masonry walls. The transition of land uses along the freeway should require a minimum
commitment of 25 acres of land in order to: minimize curb cuts, provide for shared access, and
provide logical geographic development of the area. This is also encouraged in order to avoid
piecemeal development patterns and negative impacts on existing neighborhoods. Specifically,
the City should take the following initiatives:
• Continue to encourage business retention and expansion. A redevelopment plan should
be prepared for sites along the freeway frontage as well as areas that will transition into
existing neighborhoods.
• Develop a marketing plan to identify target industries for the freeway corridor.
• Develop a detailed study to determine future access along the freeway frontage.
• ♦ Continue to coordinate expansion plans with TxDOT.
• Minimize conflicts between residential and non - residential land uses in order to protect
property values and the interests of both.
• Provide for transitions in scale and density between residential areas and the freeway
frontage to facilitate neighborhood stability.
• Encourage retail and business infill development within this existing retail corridor.
• Develop initiatives to address improving the gateways along Loop 820 into the City.
• Investigate the potential for the long -term redevelopment of the Richland Terrace,
Richaven, Richland Oaks, Woodcrest and Richland Heights neighborhoods. Assist any
residential neighborhood in achieving a buy out plan for redevelopment purposes.
South Grapevine Highway Planning Area
Grapevine Highway served as one of the original highways in the area linking communities
and serving as the primary retail and commercial support in the 1950's '60's and 70's. Much of
the major retail and commercial businesses moved out of the area in the 1980's and '90's.
Growth and redevelopment are beginning to occur in this area. However, some vacant and
transitional commercial areas are in need of enhanced programs for bringing about basic
• building code and aesthetic compliance. An ongoing plan is needed to stimulate and enhance
this area. The transition of existing land uses should require a minimum commitment of five
City of Norti Bicilsad Bills. Texas 1 13
Cosprekessire Plas Update
• acres of land for a zoning request to be considered in order to: minimize curb cuts, provide for
shared access, and provide logical geographic development of the area. The minimum
commitment of five acres is also encouraged to avoid piecemeal development patterns and
negative impacts on existing neighborhoods. This area should be considered a reinvestment
zone with incentives for encouraging redevelopment. The redevelopment of the Richland Hills
Business Center should act as a catalyst for future development in the area and should set a
quality standard for such development. The South Grapevine Highway Planning Area
interfaces with the City of Richland Hills to the east and is a major entrance into the City.
Specifically, the City should take the following initiatives:
• Continue to encourage business retention and expansion. A redevelopment plan should
be prepared for sites along the Grapevine Highway as well as areas that will transition
into existing neighborhoods.
• Develop a marketing plan to identify target industries for the South Grapevine Area.
• Encourage reinvestment in this area through the development/ redevelopment of
government services such as a branch library and recreation facilities in this area.
• Continue a pro -active code enforcement program in this area.
• Minimize conflicts between residential and non - residential land uses in order to protect
property values and the interests of both.
• Encourage retail and business infill development within this existing retail corridor.
• • Encourage shared access to reduce curb cuts onto South Grapevine Highway.
• Encourage proper maintenance and upgrading of businesses along the South Grapevine
Corridor.
Encourage neighborhoods to participate in improving the look of their neighborhood.
• Develop initiatives to address improving the southern gateway into the City.
Develop urban design standards for this district including parking, sidewalk,
streetscape and landscape standards. Preserve the unique character of this area.
Smithfield Conservation District
The Smithfield Conservation District includes properties along Smithfield Road and Main Street
both north and south of the railroad tracks. A zoning overlay district could be created to
encourage a particular development theme to conserve this area. Differing building materials,
antique lighting and varying streetscapes should be promoted. City Standards for building
materials, signs, lighting and landscaping could be altered to create a separate image and focus
for the Smithfield area. Mixed land uses could be encouraged for the Smithfield Area to
emphasize education and entertainment. The Smithfield Area should be identified as a prime
site for a future commuter rail stop with surrounding complementary uses. Specifically, the
• City should take the following initiatives:
City of Norti Ricklasd hills. Texas 1 14
Cosprebeosire Plan Update
•
• Continue to encourage business retention and expansion. A redevelopment plan should
be prepared for sites in the Smithfield Conservation District as well as areas that will
transition into existing neighborhoods.
• Develop a marketing plan and special economic incentives for the redevelopment of the
Smithfield Conservation Area.
• Perform a survey of historic resources in, this area.
• Develop urban design standards for this district including parking, sidewalk,
streetscape and landscape standards. Preserve the unique character of this area.
• Continue a pro -active code enforcement program in this area.
• Minimize conflicts between residential and non - residential land uses in order to protect
property values and the interests of both.
• Encourage and promote pedestrian traffic in this area.
• Investigate opportunities for a future DART station in this area.
• Encourage maintenance and upgrading of businesses as well as historical significant
residential and nonresidential structures.
• Encourage neighborhoods to participate in improving the look of their neighborhood.
IS North Precinct Line Transition Area
•
This area includes deep rural estate lots that backup to single - family residential development,
but are directly south of the North Tarrant Parkway commercial area. This area could develop
as traditional single- family or include a mixed use development. The area represents a major
entrance into the City of North Richland Hills. The massing of property will be essential to the
proper development of this area, specifically a minimum commitment of five acres should be
required for consideration of a zoning change request in order to: minimize curb cuts, provide
for shared access, and provide logical geographic development of the area. The minimum
commitment of five acres is also encouraged to avoid piecemeal development patterns and
negative impacts on existing neighborhoods. The transition of existing land uses should require
a minimum commitment of five acres with five hundred feet of frontage on Precinct Line Road
for a zoning request to be considered. Conceptual plans will be required with traffic access and
land use considerations for the entire area. This transition area backs to the Thornbridge
neighborhood to the west and south. Specifically, the City should minimize conflicts between
residential and non - residential land uses in order to protect property values and the interests of
both, and should take the following initiatives:
• Develop initiatives to address improving this northern gateway into the City, which
could include development of urban design standards including parking, sidewalk,
streetscape and landscape standards.
City of North Ric61aBd Bills. Texas 1 15
Cosprebessiye Plas Update
•
Denton Highway h Transition Area
1
This area contains existing older single - family residences that front onto Denton Highway, U.S.
377, a major thoroughfare. A dental office exists on the northern tract in this area; it should set a
trend for the redevelopment of existing single- family homes. Properties along the west frontage
of Denton Highway, in Haltom City are changing uses to neighborhood services type uses.
Zoning and redevelopment of this area to office and retail uses will require a combination of a
minimum of two existing lots and the elimination of at least one driveway. A screening wall
will be required along the rear of this property from existing single - family residences. Dent
Road and Tourist Drive are major entrances to North Hills neighborhoods. Specifically, the
City should take the following initiatives:
Minimize conflicts between residential and non - residential land uses in order to protect
property values and the interests of both.
Protect neighborhood entrances along Dent Road and Tourist Drive from intensive retail
uses such as convenience stores and drive - through restaurants. Encourage office or light
retail development of these intersections. Encourage requests for Planned Development
zoning on these properties.
• THE THOROUGHFARE PLAN
•
The following list of amendments has been added to the City's Thoroughfare Plan, as shown on
Plate 4. For detailed information regarding the streets in the Town Center area, refer to the
North Richland Hills' Town Center Master Plan.
Tourist Drive - change designation from C2U to R2U.
2. Rufe Snow Drive (south of Loop 820) - change designation from M5U to M4U.
3. Loop 820 & Interchange with S.H. 121- revise to reflect new alignment.
4. Industrial Park Boulevard - revise alignment between Loop 820 and Boulder Drive per
Sam's project.
5. Rufe Snow Drive (north of Loop 820 to Hightower Drive) - change designation from
P6D to P7U.
City of Nortb Ricblaad Bills. Texas 1 16
Comprebessiye Plaa Update
• 6. Rufe Snow Drive (from Hightower Drive to Bursey Road) - change designation from
P6D to MSU.
7. Industrial Park Boulevard (from Rufe Snow Drive to Tecnol Boulevard) - change
designation from R2U to C4U.
8. Holiday Lane (from Loop 820 to Mid -Cities Boulevard) - change designation from
M4U to C4U.
9. Holiday Lane (from Chapman Road to Starnes Road) - change alignment and change
designation from M4U to C4U.
10. John Autry Road - change designation from C2U to R2U.
11. North Tarrant Parkway - add ROW width notation of 200 feet.
12. Davis Boulevard - designation of P613 with 120 feet of right -of -way.
• 13. Booth - Calloway Road (from Loop 820 to Bedford - Euless Road) - change designation
from C4U to R2U.
•
14. Smithfield Road East (from Davis Boulevard to Grapevine Highway) - revise this area
to reflect Town Center major roadways.
15. Simmons Drive (from Mid - Cities Boulevard to Martin Drive) - completely remove
Simmons Drive from this area.
16. Rumfield Road (from Eden Road to Precinct Line Road) - remove the markings for "no
pavement exists ".
17. Precinct Line Road - change designation from M61) to P7U and remove the markings
for "no pavement exists" at the far north end.
18. "Minimum Geometric Street Design Standards" table - add P7U designation.
19. Updated the base map with all current subdivision streets.
City of Nortb Ricblaad Bills. Texas 1 17
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• 20. Strummer Drive - change designation to M5U.
•
Co®preiessire Piss Update
21. Newman Drive — eliminate C4U designation from Emerald Hills Way to Smithfield
Road East.
22. Guy Street — remove as public right -of -way.
23. Shady Grove Road — remove as public right -of -way between Davis Boulevard and
Precinct Line Road.
IMPLEINENTATION STRATEGY
Following formal adoption of the updated Comprehensive Land Use Plan, a series of steps will
need to be taken to assure proper implementation. The following steps, studies and
recommendations are included as a general guideline for ongoing implementation of the
Comprehensive Plan.
Zoning Ordinance Conformance with the Comprehensive Plan
The new Future Land Use Plan Map (refer to Plate 2) has a more detailed delineation of land
use types than the previous plan including Land Use Designations for Office, Neighborhood
Services, Retail and Commercial. Bringing the existing zoning ordinance into conformance with
the Comprehensive Plan will require fine tuning and changes to the existing zoning ordinance
including reworking and renaming some of the zoning districts. The major changes will
include the following:
• Renaming the LR (Local Retail) zoning district to a new NS (Neighborhood Services)
zoning district.
• Renaming the C1 (Commercial) zoning district to a new R (Retail) zoning district.
• Renaming the C2 (Commercial) zoning district to a new C (Commercial) zoning district.
Analysis of Industrial zoning districts to encourage job creation and cleaner and more
technical industrial uses.
Citr of Nortb Ricklaad Hills. Texas 1 19
Compreieasiye Pha Update
• • Analysis of Medium Density Residential to encourage owner occupied, fee simple
townhouse residential development in transitional areas. Allowing townhouses as
appropriate uses adjacent to single - family sites in some areas when there is not a market
for commercial or office uses.
Strategy for Zoning Inconsistencies
The adoption of the new Comprehensive Plan creates some inconsistencies between the Future
Land Use Plan Map (Plate 2) and existing Zoning Map. Ongoing discussions and dialog will be
required to determine strategies for dealing with zoning inconsistencies.
Major Land Use Issues
As part of the Comprehensive Plan Update, several major land use issues were brought up
during discussions. Following are current issues that will require ongoing coordination and
• further studies.
GATEWAY, CORRIDOR AND IMAGE STUDIES
The City Council continues to encourage improvement of the City's image and
enhancement of development standards throughout the city. An effective means for
presenting the city's image is to build or require aesthetic improvements to city
gateways and corridors. The continued development for improving gateways and
corridors will continue to be a high priority for the City of North Richland Hills.
These efforts should encourage participation by private interest groups on adjacent
properties in highly visible areas of the City.
DART AND COMMUTER RAIL SERVICE
The City Council continues to be interested in pursuing efforts for promoting
commuter rail service with a formal rail depot within North Richland Hills. While
these efforts may be a few years away, continued efforts for commuter rail service on
the Cotton Belt railroad should be encouraged.
City of Mortb Ricklaad Bills. Texas 1 20
Compreleasiye Plan Update
• OPEN SPACE AND TRAILS
A key component of the Comprehensive Master Land Use Plan is the identification
of future open space within the community. Ongoing efforts have been made to
coordinate elements of the Master Park Plan with the Comprehensive Master Land
Use Plan with emphasis on the Little Bear Creek Corridor.
THOROUGHFARE PLAN IMPROVEMENTS
The City of North Richland Hills will experience dramatic changes with the freeway
improvements to N.E. Loop 820. An important aspect in bringing about a successful
transition will be the proper coordination and timing of freeway improvements with
affected properties and dealing with the traveling public. A detailed plan would
assure an effective transition of the N.E. Loop 820 improvements. Specific traffic and
access studies should also be considered on major intersections within the
community, including Rufe Snow Drive and N.E. Loop 820, Davis Boulevard and
Mid Cities Boulevard, Davis Boulevard and North Tarrant Parkway.
Ongoing Studies to Complement Strategic Planning Areas
40 The adoption of the Strategic Planning Areas will provide guidelines for long -term decisions
not specifically identified on the Future Land Use Plan Map. Ongoing studies will be needed to
give specific direction for encouraging and targeting development in these areas. Priorities for
future studies include the South Grapevine Highway Planning Area, North Precinct Line
Transition Area, Smithfield Conservation District, Denton Highway Transition Area, and
Freeway Business District.
C
City ofNortl Ricllaad Bills. Texas 1 21