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HomeMy WebLinkAboutPZ 1978-04-27 Minutes ~ . MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS, APRIL 27, 1978 . CALL TO ORDER The regular meeting of the Planning and Zoning Commission was called to order by the Chairman, Mary Jo Shaunty, at 7:05 P.M. CALL TO ORDER ·PRESENT: CHAIRMAN SECRETARY MEMBERS Mary Jo Shaunty Lee Waldrop Forrest Grubb Claude Morrison ABSENT: VICE CHAIRMAN Darrell Wood CITY STAFF PRESENT: DIRECTOR OF PeW. Ray H~ Britton CLERK Wanda Calvert CONSIDERATION OF THE MINUTES OF MARCH 23, 1978 The approval of the minutes had to be postponed until such time as there were enough members present that were present at the March 23rd meeting to have a quorum. Mr. Waldrop moved, seconded by Mr. Grubb, to approve the minutes as read. Motion carried 3-0 with Mr. Morrison abstaining since he was absent at this meeting. CONSIDERATION OF THE MINUTES OF APRIL 13, 1978 . NEW BUSINESS PZ 78-20 APPROVED Request of Donna Smith, Wayne Cunningham, Janet W. Spencer, & G.P. Macatee to rezone Lots 3R,4R,5R,6R, & 7R, Block 30, Lots 9R, 10R,11R,12R, & 13R, Block 29, and Lots 13R, 14R, & 15R, Block 28, Richland Terrace Addition, from its present classification of IF-9 One Family Dwelling to a proposed classification of 2F-9 Two Family Dwelling. This property is located between Holiday Lane and Cummings Drive on the acess road South of State Highway 820. Mr. George Staples, Attorney with Staples & Foster, Hurst, Texas, represented the owners in this request~ Mr. Staples stated this property in question butts State Highway 820 to the North, with Holiday Lane on one end & Cummings Drive on the other end.' He said this land is one block deep with houses 12 to 17 years old to the South. of them. . . . . ~ Page 2 P & Z Minutes April 27, 1978 Mr. Staples showed pictures and a map showing where the pictures were taken 'from. He said his clients have owned this property for 10 or 12 years. They have come before the Planning and Zoning Commission before requesting zoning changes of Commercial & Multiple Family. These were denied. Mr. Staples stated this Duplex Zoning is the most restrictive the city has left to rezone this property. Mr. Staples stated there has never been anyone offer to buy any of these lots for single family residences. He stated this property is not suited for single family dwellings. He said they could not get more than $3,000 or $4,000 per lot if they tried to sell them. If they built single family residences, they would have to be about 1000 sq. ft. floor space. If they build duplexes, the minimum sq. ft. is 1000 per unit. He said they would have trouble getting financing for the single family residences. Mr. Staples stated he had advised his clients if this rezoning is not passed, they should file suit. He then called Mr. John Marin, a Real Estate Broker in NRH~ to speak. Mr. John Marin stated he had lived in this - area since 1967. Mr. Staples asked Mr. Marin if he had a college degree. Mr. Marin stated he had a BBA and a degree in Finance. Mr. Staples asked Mr. Marin if he knew if there had been any offer made to purchase this property for single family residences. Mr. Marin stated that as far as he knew, there hasn't been. He said that it hasn't changed ownership in the last 5 years. Mr. Staples asked Mr. Marin if there had been any effort to sell this property. Mr. Marin stated there -had been, but there are several disadvantages to this property: the location, all would have to face 820 except one, the Noise~ you have one-way Page 3 P & Z Minutes April 27, 1978 . . . ....... traffi c, and you"r driveway openi ng onto the freeway acess road. Mr. Staples asked Mr. Marin about the neighborhood. Mr. Marin stated the homes in this area were from 1200 to 1700 sq. ft. floor space, and would range in price from $30,000 to $40,000. He said they are very stable neighbors. Mr. Staples asked what would the cost be on a house in this area. Mr. Marin stated around $30 per foot. Mr. Staples asked Mr. Marin if he would advise anyone to buy single family residences in this area. Mr. Marin stated he would not persue this. He said that as far as the lot size, they are suitable for construction, but would have a problem trying to sell single family in this area. He said people who buy homes want family security and peace and quiet. He said people who rent duplexes are not necessarily transit people. They are p'eople such as pilots who have been transferred here who do not wish to buy, but want decent housing~ Mr. Marin then showed some slides of different duplexes in" the Metroplex. He showed one on Bridges, off Booth Calloway Road. Mr. Staples asked what these rented for. Mr. Marin stated $250 to $300 per unit, plus utilities. Mr. Staples asked how old were these duplexes. Mr. Marin stated around 10 years old. He showed one on Melbourn Street in Hurst that was almost the same age. There were several built in a row. He said that at a distance you could not tell them from single family residences_ ........ Page 4 p & Z Minutes April 27, 1978 . Mr. Marin showed more slides, some were quadruples on Hurstview near Wintergreen Acres. He pointed out that they had wood shingles roofs and were beautifully land- scaped. Then he showed another one on - Billie Ruth that was in a lower price range. He said they were 6 or 7 years old. The next slide was of some duplexes under const- ruction on Onyx Drive. Then he showed some older ones on Mary Drive in NRH. Mr. Marin stated all these duplexes are an asset to the community, and in all these neighborhoods, there are no vacancies. Mr. Staples called Mr. Loren Howerton, Real Estate Dev. & Construction, to speak for the request. Mr. Staples asked Mr. Howerton if he had any interest in this property. Mr. Howerton stated he had no interest in it what so ever. . Mr. Staples asked him if he had developed any property in NRH. Mr. Howerton stated he had, and that he had sold the property to the east of them. He stated there was no utility for single family. Mr. Staples asked him if he had been active in getting financing for property in this area. Mr. Howerton stated he had and that they have strong ideas, and its a competative field" He said what is wrong with this property is: Its facing the freeway, there is a noise , level, lots of traffic, and a one-way street. Mr. Howerton stated there is a market for duplexes, the size being 1100 to 1200 sq. ft. per unit, and renting for approximately $300 to $500, or 33 to 43 cents per foot. Mr. Staples asked Mr. John E. Lutz, III, in Real Estate Sales, Counceling, and Appraisals, to come up. He asked Him if he was familiar with the property in question, and if he felt this property was valuable for single family residences. . ~ Page 5 P & Z Minutes April 27, 1978 . Mr. Lutz stated he did not feel it was. He said one major detriment is economic deprec- iation. He said this was caused by forces outside the property. He said he would have to knock off 15 to 25% because it opens to - the freeway. Then on the architectural or setting design, he would have to discount it 5 to 10% more. He said that he had destroyed approximately 40% of the value already. He said if you put in single family residences, you would probably have to use "the same type of homes as the ones on California Parkway next to the South Loop 820 in Ft. Worth, having 1000 sq. ft. floor space. He said you would have to reduce the value in order to build. Mr. Staples asked Mr. Lutz what would be the maximum price of a house like this. Mr. Lutz stated the maximum would be $21,000 to $25,000 with 1000 to 1100 sq. ft. floor space. . Mr. Staples asked what was the minimum requirement in NRH. Mr. Lutz stated it was 1200 sq. ft. He said the 1200 sq. ft. house would have to sell around $30,000 and there would be no one who would give this price. Mr. Staples asked Mr. Lutz if he meant that if you build the minimum sq. ft. house there, & put the price tag on it, there would be no buyers for this house. Mr. Lutz stated there would be no one to buy them. Mr. Staples asked if he knew the average floor space in this Sub-division. Mr. Lutz stated they range from 1400 to 1600. Mr. Staples asked what it would do to these homes if someone built these smaller homes in this Sub-division. . ~ Page 6 P & Z Minutes April 27, 1978 . Mr. Lutz stated these new homes would be smaller and less in physical design-and they would be built of lesser quality. This would be very noticable. . Mr. Staples stated the owners were perfectly willing to accept any reasonable solution such as screening or putting up outside light~ ing. He said they do plan to put up a screen- ing fence whether the Planning and Zoning Commission requires it or not. . The Chairman asked if there was anyone who wished to speak in favor of this request. The Chairman asked if there was anyone who wished to speak in opposition of this re- quest. Mr. S.V. Schup, 7200 Karen, stated he wished to speak in opposition. He said that one of the pictures Mr. Staples entered could be discounted. He said this house had been vacant for several months, and that the garbage men would not carry off the garbage, but some people moved in today and will probably clean the .place up. Mr. Schup stated that in answer to Mr. Staples about filing a court suit, the neighbors have talked it over and if the Planning and Zoning & City Council approve this rezoning, the neighbors will get a court injunction. He said they would not like transit people in their neighborhood. They don't want them between them and their school. Mr. Schup stated this would be like having one bad apple in a bushel of good applesr He said he felt sorry for the owners-one is a personel friend of his, but they probably' bought the land for speculative purposes. Mrs. Shaunty asked how large his house was. Mr. Schup stated his has 3000 sq~ ft. of air- conditioned spacep He said the basement and workshóp is not finished. He said the house next to him is for sale and thinks they are asking $92,500.00. . ~ Page 7 p & Z Minutes April 27, 1978 . Mr. Grubb asked if his property joined the property in question. Mr. Schup stated it did not. He said he lives across the street from the houses . that back up to these lots. He said he lives on the south side of Karen next to Holiday Lane. Mr. Grubb asked Mr. Schup if his house was the average of homes in this area. Mr. Schup said he wasn't sure of the sizes of homes in this area, but he knew that about three around him were large. Mr. Grubb asked Mr. Schup if he thought this $92,500 was an average price for homes in this area. Mr. Schup stated he felt it was over-priced. . Mrs. Glenda Holt, living on the corner of Marilyn and the service road, stated she had six lots around her. She said her house had 2500 sq. ft. floor space. She stated she had lived there 21 years and in that 21 years those lots have been used for dump yard and a fire hazzard. They have caught on fire three times and burned up to her yard. ' She said she would be in favor of anything rather than vacant lots. She stated she was also speaking for Mr. Steve Garrison who was ill and unable to attend. She stated he requested her to represent him as being for the rezoning. she stated they had rather have the duplexes one story. Mr. Jim McDaniel, 7204 Karen Drive presented a petition with 43 names on it and a copy of the Deed restrictiOn of this property. He stated he did not want to dispute Mrs. Holt, but that he had lived here 18 years and had only known of one fire, and that was 6 or 7 years ago when the wind was extra high and there was trouble with fires allover the country. He also stated that the only people that would live in these duplexes would be couples or single people. He said a family would not want their children playing next . Page 8 p & Z Minutes April 27, 1978 . . . ~ to a freeway. He said everyone knows children do not like to play in a back yard; they always want in the front yard and street. He said the traffic would be horrible around 8:00, noon, & 3:30. Mr. " . McDaniel stated none of these slides show any duplexes on an acess road, next to a freeway. Mr. Grubb asked Mr. McDaniel if he was familiar with Overland Park on the south side of Ft. Worth. Mr. McDaniel stated he was not familiar with that area. He stated that since there was already too much traffic on 820, and since they have widened it east of them, he felt they would want to widen this part too. He said he was sure that the City would not let them widen it to the North, so they would have to widen it where these lots are. Then Mr. McDaniel read some from the Deed Restriction: IINo structure shall be erected, altered, placed or permitted to remain on any residential lot other than one single family dwelling, not to exceed one story in height and a private garage for not less than one car, and necessary outbuildings typical for single family use. II Mr. Grubb stated the City nor the Planning and Zoning Commission will be involved in Deed Restriction in any way. The Chairman asked Mrs.4 .Calvert.. how many property owners were contacted. Mrs. Calvert stated there were 40 contacted. Mr. W.R. Mayfield, 7209 Karen Drive, stated he was here last year on the zoning request. He said he would like to keep this area single family. He said the Deed restriction has been in effect since the owners bought in 1965. He stated he hated to have to come every year. He said there had been 2 homes sold recently on Karen Drive. He said Mr. Staples stated they could not sell those lots. but they had them for sale and He called about them and they wanted $4000 to 4500 for them or that is what they quoted on the phone. ~ Page 9 P & Z Minutes April 27, 1978 . Mr. Mayfield stated there would be the same amount of noise and traffic for one or two family dwellings. . Mr. Grubb asked Mr. Mayfield if he would buy a house that faced a freeway. Mr. Mayfield stated he would not and also he would not live in a duplex there. Mrs. J.V. Curry, 4925 Holiday lane, stated she would not have bought her property if she had known they were going to put a free- way in. She stated her house was 1700 to 1800 sq. ft. of floor space. She stated they were atempting to sell their house. She said Mr. Marin said houses in this area were selling for $30 a sq. ft. but she says she has not been able to sell hers. She stated if they build duplexes, there will be kids on trycicles and obi cyc-l es everywhere and there wi 11 be deaths. She said she did not feel the duplexes would look bad, but the traffic will be terrible. She said that between 3:00 and 6:00, she cannot get out of her drive. Mrs. Shaunty stated she was aware of the traffic problem since she lives in this area, north of the freeway. Mr. Grubb asked if traffic was Mrs. Curry's reason for objecting to this rezoning. Mrs. Curry asked if there would be restrictions as to size and if they should be brick. Mrs. Shaunty stated the Ordinance states any structure in NRH must be 75% brick. Mr. Grubb stated his property backs up to Snappy Fox Apartments and it isn't bad at all. Mrs. Curry asked him if he was happy when they first put the apartments in. Mr. Grubb stated he was not, but they did not present any problems. . Mrs. Donald Chapman, 7316 Marilyn, second house from the end and faces vacant lots, stated she was against anything but single family dwellings. ~ Page 10 P & Z Minutes April 27, 1978 . Mr. Morrison asked her what her reason was. Mrs. Chapman stated anyone who lives in dùplexes would be transit. . Mr. Richard Wilcox stated he wanted to ask a question: If If they do grant thi s re·zoni ng what will keep them from building one or two duplexes and then find they do not rent good, and do something else with the property?" He also wanted to know if the experts thought they would depreciate their property. Mr. Staples stated it would up grade the area. He said these would be an asset rather than a vacant lot. . Mr. Jackie Nape showed which picture was his house. He said he was opposed to the duplexes. He said he didn't know why the·-·lots éoúldn't be broken down and used as single family. Mr. Waldrop asked Mr. Nape if he would be interested if this would increase the value of his property. Mr. Nape stated he did not feel that they would increase the value. Mr. Mayfield asked if this would be considered spot zoning. Mr. Grubb stated it would not. Mr. Morrison asked Mr. Staples why does he feel he could get financing for duplexes if you can not get financing for single family. Mr. Staples stated they did not know if they could get financing for duplexes either, but they have a buyer for the property if this rezoning is approved. Mr. Grubb stated the Commission has to look at this as a whole and vote on what they think is best for all concerned. . Mr. Morrison stated they could build a brick fence and would not know anyone wa~ on the other side. He said he bought in Fossil Creek ~ Page 11 P & Z Minutes April 27, 1978 . and now we, -are surrounded by HU-D homes. Mr. Britton asked Mr. Marin to show the duplexes on Onyx Drive again. He stated he wanted these shown again because these .are approximately 1050 sq. ft. and are 100% brick, where we only require 75% brick. He also stated these lots are smaller than the ones up for rezoning. Mr. Grubbs moved, seconded by Mr. Morrison, to approve, requiring a cedar fence, no more than a single story, and a minimum of 2200 sq. ft. floor space per unit or 1100 sq. ft. per side. Motion carried 4-0. PZ 78-21 APPROVED Request of Donald Kerr to rezone approximately 6.1426 acres of .land out of the Edmond McD. King Survey, Abstract No. 892, from its pre- sent classification of Industrial to a pro- posed classification of Commercial. This property is located on Industrial Park Blvd. West of Rufe Snow Drive. . PZ 78-22 TABLED Request of Donald Kerr to rezone approximately 4.5852 acres of land out of the Edmond McD. King Survey, Abstract 892, from its present classification of Industrial to a proposed classification of Commercial. This property is located òn Industrial Park Blvd., West of Rufe Snow Drive. Mr. Donald Kerr presented his requests to the Commission. He stated these requests include a portion for a child care center. He said there are two reasons that are attractive to having a child care center there. Since there will be lots of single family residences built around there~ and also there will be approximately 300 women working at Precept. He said they feel this land is good for røtail property. Mr. Kerr showed an áerial . picture of this area. He said he had prevlously had it zoned Industrial for a prospective buyer who backed out. Mr. Grubb stated he feels the City needs the property next to the Railroad for Industrial usage. . ~ Page 12 p & Z Minutes April 27,1978 . Mr. Kerr stated he had lived next to a Railroad tract and it wasntt bad, but he stated they were interested in selling the land for its best use. He said this entire property is to be developed by ·Centenn; a 1 Homes. . Mr. Grubb stated the Commission turned down some rezoning to single family there. Mr. Kerr stated that at some time, Industrial Blvd. will connect to the freeway and will be a good traffic artery. Mr. Morrison asked what was his reason for rezoning all this; why not just the spot for the day care. Mr. Kerr stated they want to build a shopping center, or at least one free-standing build- ing. He said it would be a neighborhood shopping center or something like a K-Mart or Gibsons. He said they have not been con- fronted by anyone to build any of these, but they hope to to have this type of shopping area here. Mr. Grubb asked when did they intend to pave this road. Mr. Kerr stated they have been talking to developers about developing this area, but how soon, he can not say. He said if they come up with an agreeable plan, he feels it will be soon. Mr. Grubb asked Mr. Kerr if he would be willing for the Commission to table the last property until such time as they have a developer for the shopping area. Mr. Kerr stated that would be satisfactory with him, Mr. Grubb moved, seconded by Mr. Waldrop, to approve PZ 78-21. Motion carried 4-0. . Mr. Grubb moved, seconded by Mr.. Morrison, to TABLE PZ 78-22 until such time as they have someone to develope this piece of property. Motion carried 4-0. ~ Page 13 P & Z Minutes April 27, 1978 . ADJOURNMENT Mr. Morrison moved, seconded by Mr. Waldrop, to adjourn at 9:35 P.M. Motion carried 4-0. ~ ZONING COMMISSION . .