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HomeMy WebLinkAboutPZ 2011-04-21 MinutesMINUTES OF THE MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS APRIL 21, 2011 1. CALL TO ORDER The meeting was called to order by Chairman Randall Shiflet at 7:02 p.m. 2. ROLL CALL PRESENT Chairman Randall Shiflet Vice - Chairman Bill Schopper Don Bowen Mark Haynes Dianna Madar ABSENT Steven Cooper Mike Benton Kathy Luppy CITY STAFF Director of Planning & Dvpmt. John Pitstick Civil Engineer Caroline Waggoner Recording Secretary Teresa Koontz 3. Pledge of Allegiance Mark Haynes led the Pledge of Allegiance. 4. Consideration of Minutes from the March 17, 2011 Planning & Zoning Commission Meeting. APPROVED Bill Schopper, seconded by Mark Haynes, motioned to approve the minutes of the March 17, 2011 meeting. The motion carried unanimously (5 -0). Page 1 04/21/11 P 8 Z Minutes 5. ZC 2010 -08 Public Hearing and Consideration of a Request from Steven D. Harter for a Zoning Change from R -1, Single Family, to R -1 -S, Special Single Family (located at 7609 North Forty Road — 1.22 acres.) Ernest Hedgcoth came forward representing the owner Steven D. Harter, 7609 North Forty. with a request to rezone the property adjoining his to build a storage building and garage for personal use. John Pitstick came forward stating the owner Mr. Harter is wants to combine two parcels of land to rezone from R -2 to R -1 -S in an effort to build a detached garage and storage building. This area is somewhat rural and isolated because of the terminus of Buck Street to the north. While most of the surrounding properties are currently zoned R -2 single family, there are other large Agricultural and R -1 -S lots in the general area. The R -1 -S (special single family) allows for additional barns or storage areas and agricultural uses and seems to the appropriate for this area of the community. Staff recommends approval and we see this as ultimately an interim use with the anticipation that Buck Street would be extended to the west in the future and could allow for the redevelopment of R2 single family lots to occur. John Pitstick said there was a petition against the SUP from neighbors eastward due to concerns that the accessory building would be used as a business. Regarding the replat on the next case, it would include combing the two lots into one lot which include block 4, lot 4 -R taking the single lot of more than one acre. The City Engineer determined that additional curb and gutter and sidewalks will be required in proportional value for the future extension of Buck Street. In the R -1 -S district, the SUP does allow for uses in barns and accessory buildings. The property owner is requesting to build a garage or storage building approximately 85 feet from Buck Street. Staff feels this could potentially be subdivided into three lots and possible homes built there if the road extends in the future. Staff recommends that an interior floor plan be provided as part of the site plan indicating the only use of the accessory building only be used for personal vehicles, equipment and storage associated with the main house. Chairman Shiflet opened the Public Hearing. Anita Ringener, 7540 Buck Street came forward with concerns of traffic on the dead end street and decreasing property value. She said they are the ones that started the petition. Charles Templin, 6728 Meadow Road came forward on behalf of his neighbor on North Forty. He asked if any livestock was being proposed to the property? He also asked if dormers are proposed to the structure and how high the roof would be due to privacy concerns? Page 2 04/21/11 P & Z Minutes Chairman Shiflet said no livestock was being proposed but would be prohibited. they would be allowed to have horses and cows. Chickens would be in a different category and have different requirements. The additional requirements for chickens are under the Animal Control regulations. No dormers are being installed at this structure and would not invade privacy of neighbors. APPROVED Dianna Madar motioned to approve ZC 2010 -08 as presented. Don Bowen seconded the motion. The motion carried unanimously (5 -0). 6. RP 2010 -09 Public Hearing and Consideration of a Request from Steven D. Harter for a Replat creating Lot 4 -R, Block 4, McComas Addition (located at 7609 North Forty Road — 1.22 acres.) Ernest Hedgcoth came forward representing the Harters. He said the trees shown on the aria) are no longer there as Mr. Harter has cleared the property since he purchased it. The proposal to replat this property for a garage and storage building will not allow generation of any traffic or noise problem on Buck Street. He said the building will be brick which meets the masonry requirements and the garage doors will not face Buck Street which was a requirement of the Building Official. Chairman Shiflet opened the Public Hearing. Darrell Ringiner, 7540 Buck Street came forward with concerns with the back of the garage facing his house. Becky Harmon, 7613 Buck Street came forward and asked about concerns that a future business would be established and cause traffic on Buck Street. Don Bowen stated that R -1 -S is strictly residential and businesses would not be allowed here. He said the side of the garage is not allowed to face forward in the R -1 -S zoning. Steven Harter, 7609 North Forty came forward stating he purchased this property to enlarge his lot and was told by City Officials that by rezoning and replatting would allow him to build a garage on his property. His intentions were done for this purpose and he has applied for permits for the drive approach and a wrought iron fence. When he purchased the property is was overgrown and not mowed and he spent thousands of dollars clearing the property, hauled six dump loads of trees and trash and finds it hard to believe someone would not say this was an improvement. There are no intentions for this to be used as commercial. He stated he has a commercial business in Haltom City and a farm in Ballinger so there are no intentions to have livestock or run a business. APPROVED Mark Haynes motioned to approve RP 2010 -09, seconded by Bill Schopper, as presented. The motion carried unanimously (5 -0). Page 3 04/21/11 P & Z Minutes 7. SUP 2010 -09 Public Hearing and Consideration of a Request from Steven D. Harter for a Special Use Permit for an Accessory Structure exceeding 500 square feet (located at 7609 North Forty Road — 1.22 acres.) Ernie Hedgcoth came forward representing the owner. He said the proposed structure is 1368 square foot and will be used as storage and garage for personal use and will improved the property because there will be no more trees or trash on the street. Don Bowen asked if there would be any objection to the Staff recommendation that an interior floor plan be provided? Ernie Hedgecoth said when the building plans are submitted that will include the interior floor plan. Bill Schopper as if there would be a restroom or any plumbing in the building? Ernie Hedgecoth said not at this time, there would be a water line for washing down their trucks. If sewer was installed it would be tied off of North Forty because there is no sewer on Buck Street. Chairman Shiflet asked if this was about 100 foot from the east property line? Ernie Hedgecoth said the lot on North Forty is 86 feet wide and approximately 100 feet from east property line and about 25 feet from back property line. Bill Schopper asked how high the structure was? Ernie Hedgecoth said approximately 21 feet tall. John Pitstick came forward stating that he wanted to clarify that we consider this garage as an accessory building to the main house on North Forty and approximately 85 feet from the back side. It will look basically like a house with the masonry and porch and no businesses would be allowed there. Ultimately Buck Street could be extended and it could develop out as a typical single family development so Staff supports this request. Chairman Shiflet said under R -1 -S with the approval already given, no other house would be allowed without going through replatting and notifications sent out again. Chairman Shiflet opened the Public Hearing, none came forward so he closed the hearing. APPROVED Don Bowen seconded by Mark Haynes, motioned to approve SUP 2010 -09 with Staff recommendations that the interior floor plan be provided as part of the site plan indicating the only use of accessory building be for storage of personal vehicles, equipment and household storage associated with the main house. The motion carried unanimously (5 -0). Page 4 04/21/11 P & Z Minutes 8. ZC 2011 -04 Public Hearing and Consideration of a Request from K. Hovnanian Homes to revise an existing Residential Planned Development (PD 60, Brynwyck Addition) (located in the 8800 Blk. of Martin Drive — 7.685 acres.) David Vanderslice, 7206 Gorm Drive, Garland, TX came forward representing K. Hovnanian Homes. He said K. Hovnanian Homes built in Fountain Ridge in 2004 -2005 under the name Goodman Homes which has been around since 1978. They were acquired by K. Hovnanian in 1999 and changed name to K. Hovnanian Homes in 2006. He said North Richland Hills and Fountain Ridge has been very successful for them and they are excited about building in Brynwyck Addition. The price point in this community is in the $260,000 average and they did a focus group with local realtors and they liked the product and felt there was a good market in NRH with all the amenities here. Keith Hamilton, Hamilton & Duffy Engineers and one of the land owners, came forward stating this was originally zoned for 30 lots and really geared for the custom home builders in the area with mostly 56 and 60 foot lots. K. Hovnanian Homes has come forward with an interest to develop this property. Chairman Shiflet asked to address the changes on the plat regarding the minimum lot area. Keith Hamilton said they are asking for is mainly a 50 foot wide x 100 foot depth lot. Originally it was zoned for roughly 60x110. They are asking for front entry product, 5 foot side yard instead of 7 and 3, 1800 square foot minimum dwelling size, not more than 10% of homes to be less than 2000 square foot. Front elevation to be 100% masonry, rear and side 80% compared to 85% on the last P.D. Density on the previous zoning was right at 4 units per acre and now they are asking for 4.7. There are a lot of features on the front of the building including antique style mailboxes and light poles with open space runs from Martin along the church. The residents will be allowed to walk through the neighborhood and get to Mid Cities. Chairman Shiflet asked if there has been a weight issue with the proposed cedar clad garages. David Vanderslice answered they have to use a half horsepower garage door opener rather than a third horsepower which is typical for metal door and have not had any issues with the weight of the door. Probably the biggest issue with cedar door is that homeowner has to maintain the stain because they weather after about a year. Chairman Shiflet asked about the emergency access to the south on the previous zoning? Would it be gated and knox- box for fire and police? John Pitstick said because this is more than 30 lots a secondary access would be required. It would be fenced and a wrought iron gate would be placed at that location Page 5 04/21/11 P & Z Minutes with knox -box with an extension of pedestrian sidewalk to the future Recreation Center and Library. He said the case was originally heard and approved on May 17. 2007 as a residential infill planned development with 30 residential lots accessed off of Martin Road with front swing garages. No development occurred and K. Hovnanian Homes is now requesting a planned development revision to build 36 lots with front entry garages. Staff has been working with Hamilton Duffy engineers and K. Hovnanian Homes for several months regarding interest in revising the previously approved RI -PD for Brynwyck Estates. There was a condition required by City Council that instead of a 6 foot high stockade fence that an 8 foot high fence be installed due to the neighbor to the east. There is a wrought iron fence proposed to be built adjacent to the open space and a masonry wall to the adjacent to the commercial. The new request is for 36 lots with 50 foot width and front entry garages and pedestrian and emergency access to Mid Cities Boulevard. The open space has been rearranged and the wrought iron and living screens are being indicated on the west side of the property. Concrete pavers at the cross walks, serpentine sidewalks, landscape open space. antique style mailboxes and street light fixtures, decorative clad cedar garages are some of the features. Based on the recent residential subdivision approval for front entry homes. we recommend approval with some stipulations that 100 % of the front entry garages constructed with tandem cedar clad garages. Several of the pie shaped lots that would be potentially eligible for either a side or rear entry attached garage to allow some diversity and Staff is recommending that 5 lots be required to have side or rear entry and their choosing. They have at least 6 or 7 lots that can be used for that. Finally. we are supportive of this development and are requesting that of the 110 foot depths that 50% of the front entry homes have a minimum backyard open space of at least 1000 square feet. That would allow for a growing family to build a pool or have playground equipment to encourage a family lifestyle. Don Bowen asked who monitors the 10% of the houses that can be 1800 square feet? John Pitstick said the City monitors that and it has not been a problem with other subdivisions in the past. We felt a bigger back yard to encourage family atmosphere was appropriate. Bill Schopper asked how difficult is the 1000 feet in the back and side entries to design? Danny Satsky, 2712 Summit Ridge. Grapevine, came forward representing K. Hovnanian Homes. He said since custom home builders are having a hard time getting financing in today's economy, they are stepping up and filling that void in moving the higher priced houses for the empty nesters and buyers ready to move up with a more energy efficient and quality new homes. The site plan on 5 lots allow a swing entry and inside swing for the driveway allows for more design but you cannot do it on all the lots because you end up putting the house to the back of the lot with no usable back yard. Then you would hinder yourself into one buyer type, the one empty nester who may not want a back yard. But we want to add more back yard for outdoor living area and playground. Regarding the tandern garages, there is one complaint with two garage doors is an 8 foot opening. Since so many people drive SUV's it becomes an issue and you have to fold your mirrors and have a tight squeeze and you force people to park in their Page 6 04/21/11 P & Z Minutes driveway. We are willing to go 50% and it gives us the freedom and flexibility so the buyer can say what they want. We feel that this does not compromise our quality or value but can give the homeowner what they want. Bill Schopper said they want it the garages to be staggered a bit so the building line is just in a straight row. Danny Satsky said their building set back is a 15 foot with the garage at 20 foot. He said they want a good streetscape and want to sell homes so that is important to the builder to present. He said two years ago they would not have considered doing a subdivision with only 36 lots because it would not justify the modeling and staff and expenses with that, but due to marketing conditions today we feel we can make 36 work. Chairman Shiflet asked about the third stipulation with 50% of the front entry having a minimum backyard open space of at least 1000 square foot. How much of a nightmare is that for staff to have to regulate? He said the situation was the same with the last RI- PD and understands the intent, but has concerns about the enforcement. There was a general discussion about the enforcement of the lots and how Staff has to accommodate this to ensure this is do able for all parties involved. Chairman Shiflet asked about 50% of the tandem garage doors and how does Staff feel about that. John Pitstick said Staff is very supportive of the nicer cedar tandem product and the setbacks they are presenting. Dianna Madar said she does share in the concerns with the 100% mandatory for the tandem garages and feels you will see a lot more big vehicles sitting outside and could be a concern with homeowners making a decision to buy as well. Don Bowen agrees that the tandem doors are a concern with the potential buyers Chairman Shiflet asked if anyone else wished to speak for or against, seeing none he closed the Public Hearing and entertained a motion. APPROVED Bill Schopper seconded by Mark Haynes, motioned to approve ZC 2011 -04 with the Staff stipulation that 5 of the lots be side and rear entry, 50% of the front entry garages be tandem, 50% of the lots to have 1000 square feet of rear yard minimum. The motion carried unanimously (5 -0). 0 Page 7 04/21/11 P & Z Minutes SUP 2010 -02 Public Hearing and Consideration of a Request from James Pless for a Special Use Permit for Moving /Storage Business (located at 4005 Rufe Snow Drive — 0.414 acres.) James Pless, 4005 Rufe Snow came forward stating he is applying for the Special use Permit to park his moving trailers for this existing business. Chairman Shiflet asked if the area was currently screened or proposed to be screened? James Pless said yes, there will be masonry wall on the side facing Rufe Snow, there is a current fence on the north side of the property, there is nothing on the back side with no plans of screening as it runs behind the main city drain. John Pitstick said this request from an existing moving company to approve a Special Use Permit to operate his business. The applicant acknowledges that storage of household furniture and other household material will not be permitted onsite. He intends to store equipment and trailers for the company and they intend on paving behind the structure. We are requiring a masonry wall with a gate at the front entry and a small area for landscape buffer. Staff feels this is an appropriate use in this industrial area and approves the request. There was a general discussion about the gated entry and how far off Rufe Snow it is and whether moving vehicles coming in waiting on gate to open would stop traffic. James Pless said he operates a small moving company and the trailers are bumper pull 24 foot cargo trailers maximum. This would not create a problem with traffic obstruction on Rufe Snow. Mark Haynes asked about the landscape recommendation from Staff. John Pitstick said we prefer the pole sign to come down and put a monument sign up front. Staff is recommending a small landscape bed in the front approximately 10 foot deep to added. James Pless said his business does not require signage for advertising. In addition, the sign created problems with the visibility triangle. They have already put some landscaping around the building and taken the sign down. Chairman Shiflet opened the Public Hearing and asked if anyone wished to speak for or against, seeing none he closed the hearing and entertained a motion. Mark Haynes asked the applicant if he would have a problem adding landscaping to the area? James Pless said he would not have a problem but wanted a clearer understanding of what is required. He said initially they have bolder stones and other shrubs in front of Page 8 04/21/11 P & Z Minutes the building, but with existing tree it could cause issues with the roots if landscaping was put in other than some approved shrubs. Chairman Shiflet said he understands the reason for the request of landscaping, but with the safety issue on Rufe Snow and visibility something would have to be kept low if it was put in. APPROVED Mark Haynes, seconded by Bill Schopper, motioned to approve SUP 2010 -02, not requiring landscaping but recommending it if possible. The motion carried unanimously (5 -0). 10. RP 2010 -06 Consideration of a Request from The Hills Church of Christ for a Replat creating Lots 1 & 2, Block 8, Meadow Lakes Addition (located at 6300 NE Loop 820 — 36.645 acres.) Tom Rutledge, surveyor with Teague. Nall and Perkins, 1100 Macon Street, Fort Worth, came forward representing The Hills Church of Christ. He said when the church purchased the property they never platted all their contiguous property so the piece to the east shown at lot 2, a portion of that is not platted. In addition. the 820 widening and right of way is being acquired. The church wanted to go ahead and get everything platted so when TXDOT acquires everything it will make it easier to have in place. John Pitstick said The Hills Church of Christ is proposing the replat. TXDOT is buying right of way now and it is between them and the property owners and this would probably not include any of the taking of the TXDOT property. This is not a requirement of the city and TXDOT will have to deal with individual property owners on this matter. APPROVED Don Bowen seconded by Dianna Madar, motioned to approve RP 2010 -06 as presented. The motion carried unanimously (5 -0). 11. ADJOURNMENT There being no other business, the meeting adjourned at 8:26 p.m. Chairman Secretary aA 1 9 Randy Shiflet owen Page 9 04/21/11 P & Z Minutes