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HomeMy WebLinkAboutPZ 2014-11-20 Agendas CITY OF NORTH RICHLAND HILLS PLANNING & ZONING COMMISSION MEETING WORK SESSION AGENDA CITY HALL CITY COUNCIL WORKROOM 7301 NORTHEAST LOOP 820 NORTH RICHLAND HILLS, TEXAS Thursday, November 20, 2014 6:30 PM ---------------------------------------------------------------------------------------------------------------------------- A.0 Call to Order - Chairman A.1 Recent City Council Action, Development Activity Report, and General Announcements. A.2 Briefing of Items on the November 20, 2014 Planning and Zoning Commission Regular Session Agenda. B.0 Adjournment All items on the agenda are for discussion and/or action. Certification I do hereby certify that the above notice of meeting of the North Richland Hills Planning & Zoning Commission was posted at City Hall, City of North Richland Hills, Texas in compliance with Chapter 551, Texas Government Code on 11-14-2014 at p.m. By: This facility is wheelchair accessible and accessible parking spaces are available. Requests for accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the Planning office at 817-427-6300 for further information. CITY OF NORTH RICHLAND HILLS PLANNING & ZONING COMMISSION MEETING REGULAR SESSION AGENDA CITY COUNCIL CHAMBERS 7301 NORTHEAST LOOP 820 NORTH RICHLAND HILLS, TEXAS Thursday, November 20, 2014 7:00 PM ---------------------------------------------------------------------------------------------------------------------------- A.0 Call to Order - Chairman A.1 Roll Call - Recording Secretary A.2 Pledge of Allegiance B.0 Consideration of Minutes B.1 Consideration of Minutes from the September 18, 2014 Planning & Zoning Commission Meeting. B.2 Consideration of Minutes from the October 16, 2014 Planning & Zoning Commission Meeting. C.0 Consideration of Planning & Zoning Requests C.1 ZC 2014-16 Public Hearing and consideration of a request from Greg & Tina Clifton for a Zoning Change from "AG" Agricultural to "R-2" Single Family on 2.79 acres located at 7221 Eden Road. C.2 FP 2014-13 Consideration of a request from Greg & Tina Clifton for a Final Plat for Lot 2, Block 1, Bannister Estates on 2.733 acres located at 7221 Eden Road. C.3 ZC 2013-18 Public Hearing and consideration of a request from Donald Cheeks for a Zoning Change from "R-2" Single Family to "R-1-S" Special Single Family on 1.943 acres located at 8213 Forrest Lane. CA SUP 2014-12 Public Hearing and consideration of a request from Donald Cheeks for a Special Use Permit for an Accessory Structure greater than 500 square feet on 1.943 acres located at 8213 Forrest Lane. C.5 FP 2014-11 Consideration of a request from Graham Ranch Partners, LTD for a Final Plat of Graham Ranch Phase 3A on 1.655 acres located in the 6900 block of Chisholm Trail. C.6 FP 2014-12 Consideration of a request from Graham Ranch Partners, LTD for a Final Plat of Graham Ranch Phase 3B on 7.733 acres located in the 6800 blocks of King Ranch Road and Four Sixes Ranch Road. C.7 SDP 2014-02 Public Hearing and consideration of a request from Chesapeake Operating, LLC for a Special Development Plan for the BJG Gas Well Pad Site on 2.25 acres at 6412 Davis Boulevard. C.8 TR 2014-05 Public Hearing and consideration of amendments to Sections 118-1, 118- 718, and 118-719 of the North Richland Hills Code of Ordinances (Zoning Ordinance) regarding regulations for solar energy systems and other accessory structures. D.0 Adjournment All items on the agenda are for discussion and/or action. Certification I do hereby certify that the above notice of meeting of the North Richland Hills Planning & Zoning Commission was posted at City Hall, City of North Richland Hills, Texas in compliance with Chapter 551, Texas Government Code on 11-14-2014 at p.m. By: This facility is wheelchair accessible and accessible parking spaces are available. Requests for accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the Planning office at 817-427-6300 for further information. City of North Richland Hills Planning & Zoning Commission Regular Meeting Regular Session Agenda North Richland Hills City Hall Council Chambers 7301 Northeast Loop 820 North Richland Hills, TX 76180 Thursday, November 20, 2014 7:00 PM A.0 Call to Order - Chairman A.1 Roll Call - Recording Secretary A.2 Pledge of Allegiance B.0 Consideration of Minutes B.1 Consideration of Minutes from the September 18, 2014 Planning & Zoning Commission eating. B.2 Consideration of Minutes from the October 1 , 2014 Planning & Zoning Commission eating. C.0 Consideration of Planning & Zoning Requests C.1 ZC 2014-16 Public Hearing and consideration of a request from Greg & Tina Clifton for a Zoning Change from "AG" Agricultural to "R-2" Single Family on 2.79 acres located at 7221 Eden Road. C.2 FP 2014-13 Consideration of a reguest from Greg & Tina Clifton for a Final Plat for Lot 2 Block 1 Bannist er Estates on 2.733 acres located at 7221 Eden Road. C.3 ZC 2013-18 Public Hearing and consideration of a reguest from Donald Cheeks for a Zoning Change from " -2" Single amil�< to " -1-5" Special Single amil�< on 1.943 acres located at 8213 Forrest Lane. CA SUP 2014-12 Public Hearinq and consideration of a reguest from Donald Cheeks for a Special Ilse Permit for an Accessory Structure greater than 500 square feet on 1.943 acres located at 8213 Forrest Lane. C.5 FP 2014-11 Consideration of a reguest from Graham Ranch Partners,_LTD for a Final Plat of Graham Ranch Phase 3A on 1.655 acres located in the 6900 block of Chisholm Trail. C.6 FP 2014-12 Consideration of a request from Graham Ranch Partners, LT for a Final Plat of Graham Ranch Phase 3B on 7.733 acres located in the 6800 blocks of Kink Ranch Road and Four Sixes Ranch Road. C.7 SDP 2014-02 Public Hearinq and consideration of a request from Chesapeake 0 2erafin_q,_LLC for a Special Development Plan for the BJG Gas Well Pad Site on 2.25 acres at 6412 Davis Boulevard. C.8 TR 2014-05 Public Hearing and consideration of amendments to Sections 118® 1, 118-718 and 118-719 of the North Richland Hills Code of Ordinangg§ (Zoning Ordinance) reqardinq regulations for solar enerq v systems and other acgplsory_ structures. D.0 Adjournment ��^�r-r /J e� NNNHx'✓V PLANNING & ZONING COMMISSION MEMORANDUM tx From: Office of Planning and Development Date: 11-20-2014 Subject: Agenda Item No. B.1 Consideration of Minutes from the September 18, 2014 Planning & Zoning Commission Meeting. MINUTES OF THE MEETING OF THE WORK SESSION PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS SEPTEMBER 18, 2014 A.0 CALL TO ORDER The meeting was called to order by Chairman Randall Shiflet at 6:30 p.m. PRESENT WERE: PRESENT Chairman Randall Shiflet Mark Haynes Kathy Luppy Bill Schopper Jerry Tyner ABSENT Steven Cooper Mike Benton Don Bowen CITY STAFF Director of Planning & Development John Pitstick Senior Planner Clayton Comstock Assistant Planner Chad VanSteenberg City Engineer Caroline Waggoner Recording Secretary Cindy Garvin A.1 Recent City Council Action, Development Activity Report, and General Announcements A.2 Discussion on Proposed Solar Panel and Wind Energy Systems Ordinance B.0 Adjournment There being no other business, the meeting adjourned at 6:45 pm. Chairman Secretary Randall Shiflet Don Bowen MINUTES OF THE MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS SEPTEMBER 18, 2014 A.0 CALL TO ORDER The meeting was called to order by Chairman Randall Shiflet at 7:28 p.m. A.1 ROLL CALL PRESENT Chairman Randall Shiflet Mark Haynes Kathy Luppy Bill Schopper Jerry Tyner ABSENT Steven Cooper Mike Benton Don Bowen CITY STAFF Director of Planning & Development John Pitstick Senior Planner Clayton Comstock Assistant Planner Chad VanSteenberg City Engineer Caroline Waggoner Recording Secretary Cindy Garvin A.2 PLEDGE OF ALLEGIANCE Mark Haynes led the Pledge of Allegiance. B.0 Consideration of Minutes B.1 Consideration of Minutes from the August 7, 2014 Planning & Zoning Commission Meeting APPROVED Bill Shoppper motioned to approve the minutes of the August 7, 2014 meeting. The motion was seconded by Kathy Luppy. The motion passed unanimously (4-0). B.2 B.2 Consideration of Minutes from the August 21, 2014 Planning & Zoning Commission Meeting APPROVED Bill Shoppper motioned to approve the minutes of the August 21, 2014 meeting. The motion was seconded by Mark Haynes. The motion passed unanimously (4-0). C.0 Consideration of Minutes C.1 PP2014-05 Consideration of Request from C and G Custom Homes for a Preliminary Plat Of Hawks Ridge Addition; being 14 Residential Lots on 5.145 acres located at 8900 Martin Dr. Clayton Comstock came forward to explain in detail for Preliminary Plat Of Hawks Ridge Addition. Staff recommends approval. Randall Shiflet asked questions about fire turn around and parking in cul-de-sac Osama Nashed 5000 Thompson Terrance Colleyville Texas. 76034 with A&A Consultants came forward to discuss development of 14 lots at 8900 Martin Dr. MOTION TO APPROVE Mark Haynes motioned to approve PP2014-05 subject to dedication to the right away. The motion was seconded by Kathy Luppy. C.2 ZC 2014-14 Public Hearing and Consideration of a Request from John Newton for a Zoning Change from "AG" Agricultural to "R-2 Single-Family Residential on 0.248 acres located at 8412 Franklin Ct. Clayton Comstock came forward to discuss a Zoning change at 8412 Franklin Ct. Caroline Waggoner discusses connected water lines in that area John Newton of Cornerstone North Texas Builders 11658 Cambria Dr. Aledo TX 76008 came forward to discuss building home on lot at 8412 Franklin Ct. Chairman Randall Shiflet opened the Public Hearing and asked if anyone was for against to come forward. There was no one else wishing to speak so a motion was entertained by Chairman Shiflet. MOTION TO APPROVE Kathy Luppy motioned to approve ZC 2014-14. The motion was seconded by Bill Shopper. The motion passed (4-0). C.3 ZC 2014-15 Public hearing and Consideration of request from the City of North Richland Hills for a Zoning Change from "1-2" Medium Industrial to "C-2" Commercial on 0.967 acres located at 5441 Rufe Snow Dr. Clayton Comstock came forward to discuss Zoning Change at 5441 Rufe Snow Dr. Chairman Randall Shiflet opened the Public Hearing and asked if anyone was for against to come forward. There was no one else wishing to speak so a motion was entertained by Chairman Shiflet. MOTION TO APPROVE Mark Haynes motioned to approve ZC 2014-15. The motion was seconded by Bill Shopper. The motion passed (4-0). ADJOURNMENT There being no other business, the meeting adjourned at 7:49 pm. Chairman Secretary Randal Shiflet Don Bowen PLANNING & ZONING COMMISSION Cl) MEMORANDUM From Office of Planning and Development Date: 11-20-2014 Subject: Agenda Item No. B.2 Consideration of Minutes from the October 16, 2014 Planning & Zoning Commission Meeting. MINUTES OF THE MEETING OF THE WORK SESSION PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS OCTOBER 16, 2014 A.0 CALL TO ORDER The meeting was called to order by Chairman Randall Shiflet at 6:31 p.m. PRESENT WERE: PRESENT Chairman Randall Shiflet Mike Benton Steven Cooper Mark Haynes Kathy Luppy ABSENT Mark Haynes Don Bowen Vice Chairman Bill Schopper Jerry Tyner CITY STAFF Director of Planning & Development John Pitstick City Engineer Caroline Waggoner Engineer Associate David Russell Recording Secretary Cheryl Booth A.0 Call to Order— Chairman Chairman, Randall Shiflet called the Work Session to order at 006:31 P.M. A.1 Recent City Council Action, Development Activity Report, and General Announcements A.2 Briefing of items on The October 16, 2014 Planning and Zoning Commission Regular Session Agenda John Pitstick reviewed the staff overview of this evening's applications. John brought up that there is to be a Solar Workshop during October, 2014. Solar ordinances will likely be presented as City Ordinances at the November, 2014 Planning and Zoning meeting. Clarification of the relationship between accessory buildings and zoning classifications will likely be presented as City Ordinances at the November, 2014 Planning and Zoning meeting. Randy inquired about a joint work session with City Counsel regarding accessory buildings. John clarified that he desire is to separate accessory building ordinances from property zoning classifications. The thought process is for accessory buildings to be relative to lot size, not property zoning. John agreed to pull the minutes from prior Work Session Meetings on that topic to be included in the Work Session agenda. Mike Benton inquired how long SUP's (Standard Use Permits) remain if a business changes on a property. John replied that moving forward, SUP applications will include expiration dates. The city cannot restrict who owns, but can place expiration dates from issuance dates. B.0 Adjournment There being no other business, the meeting adjourned at 6:57 pm. Chairman Secretary Randall Shiflet Don Bowen MINUTES OF THE MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS OCTOBER 16, 2014 A.0 CALL TO ORDER The meeting was called to order by Chairman Randall Shiflet at 7:02 p.m. A.1 ROLL CALL PRESENT Chairman Randall Shiflet Mike Benton Steven Cooper Kathy Luppy ABSENT Don Bowen Mark Haynes Vice Chairman Bill Schopper Jerry Tyner CITY STAFF Director of Planning & Development John Pitstick City Engineer Caroline Waggoner Engineer Associate David Russell Recording Secretary Cheryl Booth A.2 PLEDGE OF ALLEGIANCE Steven Cooper led the Pledge of Allegiance. B.0 Consideration of Minutes from September 18, 2014 Planning & Zoning Commission Meeting There were no meeting notes for consideration at this time. C.0 Consideration of Planning & Zoning Requests C.1 RP 2014-05 Public Hearing and Consideration of a request from Dustin Austin Enterprises, Inc for a Replat of Lots 14R and 15R, Block 2, Woodbert Addition located at 8213 and 8217 Sayers Ln. Director, John Pitstick came forward to present the staff report for the replat of Woodbert Addition. Dustin Austin Enterprises purchased lot 14. This application is for a replat of lot 14 and lot 15. Prior owner owned both lots since 1995. They are recommending a replat to move the common lot line to allow conformity. The western edge of the home was built years ago almost directly on the property line. This shift allows Dustin Austin to build on the other lot. They are recommending a replat to move the property line by 15 (fifteen) feet to make 8213 Sayers Lane smaller by 15 (fifteen) feet and 8217 Sayers Lane larger by 15 (fifteen) feet. Staff recommends approval. Applicant, Mike Davis; 969 Millican Lane; Keller, TX; with Alta Land Surveying came forward to present. Mr. Davis stated that the home on the 8217 property was built in 1948. Firstly, the neighbor requested an easement. We decided to go with this 15 foot shift on the lot line to accommodate the house and the car port that is there. It still makes the lot at 8213 have plenty of room to build a house. Actually, we are pouring forms for a house now. Chairman Randall Shiflet opened the Public Hearing at 07:06 P.M. Stephanie Broderick; 8217 Sayers Lane; North Richland Hills, came forward in favor. Ms. Broderick stated that she and her husband, Mike live in the existing property. They wanted to make sure the Board knew that they are present at this evening's meeting. They are very much in favor of the application. Donna Cleveland; 8300 Woods Lane, North Richland Hills, TX 76182 completed a card expressing opposition; but opted not to speak. Being no further discussion, Chairman Randall Shiflet closed the Public Hearing at 07:07 P.M. MOTION TO APPROVE Mike Benton motioned to approve RP 2014-05. The motion was seconded by Kathy Luppy. The motion passed unanimously 4 (four) to 0 (zero). C.2 ZC 2014-17 Public Hearing and Consideration of a Request from Levart Properties, LLC for the purpose of removing a previously approved Special Use Permit from the property located at 4005 Rufe Snow Dr. John Pitstick came forward to present the staff report. This application is to remove a previously approved Special Use Permit that was granted in 2002 to accommodate a potential moving and storage business. That business did not commence operation. The current property owner wants to make improvements under C2 zoning and remove the previous site plan. The SUP site improvement requirements include screening wall and paving. The proposed business is a sales office for food safety products. Staff recommends approval. Chairman Randall Shiflet inquired about asphalt located behind the fence. If vehicles or storage will be parked there, would they need to be parked on pavement? John responded that pavement is required for parked vehicles. Chairman Shiflet inquired at what point masonry screening requirements would come into play. John Pitstick responded that if site improvement costs exceeded 50% of the TAD (Tarrant Appraisal District) land and building value, masonry screening, landscape improvements and additional improvements would be required in order to conform. Chairman Shiflet inquired if the back grassy area were paved, could it be utilized for parking. John Pitstick responded that parking is fine. Storage would be another issue, which would bring into the masonry screening requirement. Chairman Shiflet noted that there appears to be storage parked back there now from a different owner. John Pitstick confirmed that storage is supposed to be on paved surfaces. John replied that they would have to comply with the C2 zoning district. Mike Benton inquired what the zoning is directly behind this property. John Pitstick responded that it is I (Industrial). Mike Benton inquired if there are fencing requirements on that property. Chairman Shiflet replied that this is city facility on Rita Beth. John Pitstick replied that it is Institutional zoning and they probably wouldn't have to do that. The biggest issue is if they expanded beyond 50% of the value in improvement, they have to conform. But they can go into the existing building without having to conform. Chairman Shiflet inquired of Caroline Waggoner if there are city crews on the Rita Beth city property. Caroline Waggoner replied this is Parks & Public Works. Chairman Shiflet stated that there is sand and pipes stored at Rita Beth. Mike Benton inquired if there are landscape requirements on this property. John Pitstick reiterated that if their improvements reach a threshold or if they wish to have storage in the rear, there will be more requirements under the C2 zoning. Applicant, Paul Edwards, 7900 Chaddington, North Richland Hills came forward to present. The staff has been wonderful, very helpful and very friendly in working with my architect. As property owner, what we want to do is to pave from that gate, all the way to the back for dumpster storage. Per city code, there would be a masonry wall to enclose the dumpster storage area. For reference sake, the trailer that is visible in this evening's photo has been sold. The trailer on the left hand side is a company trailer for Danmar, the food safety company. We have been issued permission from the city to park the company trailer back there. We are hoping that with the paving path all the way back to a city dumpster that we will meet the compliance of having pavement back there. Our goal is to pave the path to the dumpster. Chairman Shiflet brought up that now that the application has been presented to P&Z commission, the property will be under closer scrutiny. He believes that the trailer observed in the back lot would need to be parked on pavement. Mr. Edwards responded that they will definitely do that. The drawing submitted to the Planning Department does include parking. Chairman Shiflet opened the Public Hearing at 07:15 P.M. Being no discussion, Chairman Shiflet closed the Public Hearing at 07:15 P.M. MOTION TO APPROVE Steven Cooper motioned to approve ZC 2014-17. The motion was seconded by Kathy Luppy. The motion passed unanimously 4 (four) to 0 (zero). C.3 FP 2014-10 Consideration of a Request from C and G Custom Homes for a Final Plat of Hawks Ridge Addition; being 15 Residential Lots on 5.415 acres located at 8900 and a portion of 8820 Martin Dr. Director, John Pitstick came forward to present the staff report of final plat for a 14 (fourteen) lot development. The preliminary plat has been presented. This is surrounded by larger estate homes, some zoned AG or R1 S. This was zoned to allow for extension of this roadway. There is room to permit a fire truck to turn around. That road could be extended to the east. This is a final plat to allow to meet the standards for R2 zoning. This has met all of the qualifications for a final plat. Applicant, Osama Nashed; 5000 Thompson Terrace; Colleyville, TX 76034 came forward to present, representing AMA Consultants. One issue with this preliminary plat has been the fire lane as part of the street improvements. It has been approved to be built with the streets, as part of the development, not to be left with the home owner for later on. Chairman Randal Shiflet stated that this application is not a Public Hearing. Since the applicant has met all the requirements for a final plat, I request a motion to vote. Osama Nashed; 5000 Thompson Terrace Court, Colleyville, TX 76034 completed a card, expressing approval. This was not a public hearing, allowing for him to speak. MOTION TO APPROVE Kathy Luppy motioned to approve FP 2014-10. The motion was seconded by Stephen Cooper. The motion passed unanimously 4 (four) to 0 (zero). ADJOURNMENT There being no other business, the meeting adjourned at 7:18 P.M. Chairman Secretary Randal Shiflet Don Bowen PLANNING & ZONING COMMISSION MEMORANDUM rM From Office of Planning and Development Date: 11-20-2014 Subject: Agenda Item No. C.1 ZC 2014-16 Public Hearing and consideration of a request from Greg & Tina Clifton for a Zoning Change from "AG" Agricultural to "R-2" Single Family on 2.79 acres located at 7221 Eden Road. Presenter: Chad VanSteenberg, Assistant Planner CASE SUMMARY: Greg and Tina Clifton are requesting approval of a zoning change from "AG" Agricultural to "R-2" Single Family for their 2.79-acre property at 7221 Eden Road. Through the rezoning and platting process, the Cliftons intend to demolish the existing home on the property and build a new home. EXISTING SITE CONDITIONS: A 2,390 square foot residence built in 1964 and an accessory/barn building of approximately 1,600 square feet that would remain on the property as a legal non-conforming structure. PLATTING STATUS: The property is currently unplatted and described as Tract 3A3 of the J.B. Edens Survey, Abstract No. 499. A Final Plat (Case # FP 2014-13) is accompanying this zoning change through the approval process. EXISTING ZONING: "AG" Agricultural. The "AG" zoning category does not permit single family residences by right, therefore the property is today considered legal non- conforming. PROPOSED ZONING: "R-2" Single Family Residential. The minimum home size in "R- 2" is 2,000 square feet. As this will be a newly-platted lot, garage access will be required to be from the rear or the side. COMPREHENSIVE PLAN: The Comprehensive Plan depicts "Low Density Residential" for this area. This change in zoning would be consistent with that category and the surrounding uses. SURROUNDING ZONING / LAND USE: North: R-2 Single Family Residential / Low Density Residential South: AG Agricultural / Low Density Residential East: R-2 Single Family Residential / Low Density Residential West: R-2 Single Family Residential / Low Density Residential THOROUGHFARE PLAN: The property has 140 feet of frontage on Eden Road, which is classified as a "C4U" 4-lane undivided collector with 68-feet of right-of-way. Approximately 18 feet of right-of-way is being dedicated by the Final Plat to accommodate future pavement and utilities along that frontage. STAFF RECOMMENDATION: Approval of ZC 2014-16. VICINITY MAP c Wu yr a 0 ref/; j,/r;✓ ✓ /r/r/,!J',` 4brar 7TTT-m AERIAL PHOTO r r r r � r r, r � / 2 r sa �i�u, rij l ry PROPERTY OWNER NOTIFICATION ***UPDATE*** NOTICE OF PUBLIC HEARINGS CITY OF NORTH RICIHIAND HILLS PLANNING AND ZONING COMMISSION AND CITY COUNCIL Case Number: ZC 2014-16 Applicant: Greg & Tina Clifton Location: 7221 Eden Rd. You are receiving this notice because you are a property owner of record within 200 feet of the property shown on the attached map. Purpose of Public Hearing: A Public Hearing is being held to consider a request from Greg & Tina Clifton for a Zoning Change from "AG" Agricultural to "R-2" Single Family on 2.79 acres located at 7221 Eden Road'. This notice updates the Previous version that indicated the zonIn-q request was for"R- 1-S"Special Single Family. Public HearinA Schedule: Public Hearing [Oates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, NOVEMBER 20,2014 CITY COUNCIL 7:00 PM MONDAY, DECEMBER 8,2014 Both Meeting Locations: CITY COUNCIL CHAMBERS 7301! N. IE. LOOP 820 NORTH RICHLAND HALLS,,TEXAS If you have any questions or wish to submit a petition or letter concerning the above request, please contact: Planning(Department City of North Richland IFiillls 7301 Northeast Loop 820 North Richland Hills,Texas 76180 Phone(817)42:7-6300 Fax(81'7)427-6303 LIST OF NOTIFIED PROPERTY OWNERS Koonce, Rufus T& Dovee Jo W Birdvifle independent School Brown, Larry D Etux Darleen G White-Koonce Family Trust District Attn: Mike Seale 7101 Melissa Ct 7244 Eden Rd 16125 East Belknap Fort Worth Tx 76182-3248 NRH Tx 76182-3204 Haltom City,TX 76117 Molinets, Sarah Southerland, Kyle Etux Letsha Smith, Alan D Etux Christine S 7105 Melissa Ct 7109 Melissa Ct 7113 Melissa Ct Fort Worth Tx 76182-3248, NRH Tx 76182-3248 Fort Worth Tx 76182-3248 Thompson, Nathaniel lEtux A Ptyrnale, Leroy Jr& Sharon Ann Ochandio, Roberto Etux Alicia. 7112 Melissa Ct 8800 Ashcraft Dr 8804 Ashcraft Dir NRH Tx 76182-3248 Fort Worth Tx 76182-3252 NRH Tx 76182-3252 Denson, Dennis R Etux Lisa G Rodriguez, Alfred Etux Lisa D Noris,Jaime Etux Rosario 8751 Hightower Dr 8629 Hightower Dr 8633 Hightower Dr NRH Tx 761826176 NRH Tx 76182-6114 NRH Tx 76182-6114 Fannie Mae West, Brent W Etux Shelley Erickson, Neal W Federal National Mortgage Assn 7804 Vineyard Ct 8632 Crestview Dr 14221 Dallas Pkwy Ste 1000 Dallas Tx 75254-2946 NRH Tx 76182-9244 NRH Tx 76182-6109 Milami, Mary Ellen Calame, Laree 0 01szewski,Jonathon W 8629 Crestview Dr 81625 Crestview Dr 8621 Crestview Dr Fort Worth Tx 76182-61101 Fort Worth Tx 76182-6110 Fort Worth Tx:76182-6110 Whitlock, Gladys Ann Hamilton, Harry F Shue, Alisha B Aka Gladys A Dvorak 8624 Brookridge Dr 8628 Brookridge Dr 8620 Brookridge Dr Fort Worth Tx 76182-6106 NRH Tx 76182-6106 Fort Worth Tx 76182-6104 Bannister,W Etux E O'Daniel Nrh-Tarrant Properties LLC McKinley, David P 7223 Eden Rd 61617 Precinct Line Rd Ste 200 7201 Eden Rd NRH Tx 76182-3205 NRH Tx 76182-4389 NRH Tx 76182-3205 Upchurch, Patricia Clifton, Greg&Tina Gebo, Joseph C Etux Laurie 7217 Eden Rd 2701 Fox Glenn Ct 7225 Eden Rd NRH Tx 76182-3205 Hurst Tx 76053-0000 NRH Tx 76182-3205 o � r � Y e r r f i l l, LU m w nW Cis Z N IfU` �d'6 ro[I)i, I'.tu: 'dn key' R,�Y ✓fu.rsa Nrw{: Wd d:•Gi;.����w,o.n�µ�^M e¢W�fr�[i{�Ff nuu'ry /v iWt�9'NWd'' rl"tl kldfl4'�Y PLANNING & ZONING COMMISSION ,r °'' MEMORANDUM M From Office of Planning and Development Date: 11-20-2014 Subject: Agenda Item No. C.2 FP 2014-13 Consideration of a request from Greg & Tina Clifton for a Final Plat for Lot 2, Block 1, Bannister Estates on 2.733 acres located at 7221 Eden Road. Presenter: Chad VanSteenberg, Assistant Planner CASE SUMMARY: Greg and Tina Clifton are requesting approval of a Final Plat for a single 2.79-acre lot at 7221 Eden Road. Through the rezoning and platting process, the Cliftons intend to demolish the existing home on the property and build a new home. EXISTING SITE CONDITIONS: A 2,390 square foot residence built in 1964 and an accessory/barn building of approximately 1,600 square feet that would remain on the property as a legal non-conforming structure. PLATTING STATUS: The property is currently unplatted and described as Tract 3A3 of the J.B. Edens Survey, Abstract No. 499. The proposed Final Plat would adopt the name of the adjacent "Bannister Estates" replatted earlier this year. EXISTING ZONING: "AG" Agricultural. PROPOSED ZONING: "R-2" Single Family Residential is concurrently being requested by separate case (ZC 2014-16). COMPREHENSIVE PLAN: "Low Density Residential" SURROUNDING ZONING / LAND USE: North: R-2 Single Family Residential / Low Density Residential South: AG Agricultural / Low Density Residential East: R-2 Single Family Residential / Low Density Residential West: R-2 Single Family Residential / Low Density Residential THOROUGHFARE PLAN: The property has 140 feet of frontage on Eden Road, which is classified as a "C4U" 4-lane undivided collector with 68-feet of right-of-way. Approximately 18 feet of right-of-way is being dedicated by the Final Plat to accommodate future pavement and utilities along that frontage. ROUGH PROPORTIONALITY DETERMINATION: The developer will be responsible for 100% of all paving, water, sanitary sewer, and drainage infrastructure needed to support the development in accordance with the City's design criteria. The required infrastructure includes the construction of approximately 85 linear feet of sanitary sewer main terminating in a sanitary sewer manhole within the Eden Road ROW. The Subdivision will also have an impact on the existing public Right-Of-Way ("ROW"). As such, the developer will be responsible for the dedication of additional ROW on Eden Road and the following: Addition Frontage: 140 LF Number of Driveways: 1 Driveway Width: 18 ft ! -• • Curb Gutter LF 122 $ 15.00 100% $ 1,830.00 Concrete Sidewalk-4'wide SY 54 $ 33.00 100% $ 1,789.33 Value of Required Improvements $ 3,619.33 Credit for ROW Dedication $ (2,284.62) $ 1,334.72 Such amount ($1,334.72) includes consideration for the dedication of ROW, and is roughly proportionate to the proposed Subdivision. Therefore, the developer will be required to either construct the required improvements (per current minimum City standards) or assume 100% of the amount ($1,334.72) required for such infrastructure improvements. This cost is valid for six months from the date of issue of this memo. The above determination of proportionality is made pursuant to Section 212.904, Texas Local Government Code by the undersigned professional engineer in the employ of the City of North Richland Hills, licensed by the State of Texas. STAFF RECOMMENDATION: Approval of FP 2014-13. VICINITY MAP LU ver a s cars IF FFFT Fm m E w.w P S ------------- ------------ It s Q ,"u LL Ht 11 s Psi'. V'U "i0I N p Pqm n8 w;Ny N�.q> n I F�I ea"2 mv' �Lr,i�d:l7a� d,8 ': ��^�r-r /J e� NNNHx'✓V , i PLANNING & ZONING COMMISSION ` MEMORANDUM EM ; From: Office of Planning and Development Date: 11-20-2014 Subject: Agenda Item No. C.3 ZC 2013-18 Public Hearing and consideration of a request from Donald Cheeks for a Zoning Change from "R-2" Single Family to "R-1-S" Special Single Family on 1.943 acres located at 8213 Forrest Lane. Presenter: Clayton Comstock, Senior Planner CASE SUMMARY: Donald Cheeks is requesting approval of a zoning change from "R-2" Single Family to "R-1-S" Special Single Family on his 1.943 acre property at 8213 Forrest Lane. Mr. Cheeks has recently built a home on the property and is now requesting a zoning change for the primary purpose of also requesting a Special Use Permit for an accessory building greater than 500 square feet in size (Case SUP 2014- 12), which is being considered concurrently with this request. EXISTING SITE CONDITIONS: A new residence has recently been completed on the property. The southeastern third of the property is also encumbered by the 100-year or 1%-chance floodplain. PLATTING STATUS: Lot 13, Block 3, Woodbert Addition EXISTING ZONING: "R-2" Single Family Residential. The property was rezoned from "C-1" Commercial to "R-2" in 2008. PROPOSED ZONING: "R-1-S" Special Single Family Residential. COMPREHENSIVE PLAN: The Comprehensive Plan depicts "Low Density Residential" for this area. This change in zoning would be consistent with that category. SURROUNDING ZONING / LAND USE: North: R-3 Single Family Residential / Low Density Residential South: RI-PD Residential Infill Planned Development/ Low Density Residential East: C-1 Commercial / Retail West: R-2 Single Family Residential / Low Density Residential THOROUGHFARE PLAN: The property is landlocked but has access to Forrest Lane via access easements through two adjacent lots. RECENT R-1-S DISCUSSION & ORDINANCES: Mr. Cheeks originally approached staff and made application in 2013, before the April 2014 Joint Work Session with the Planning & Zoning Commission and City Council where the appropriateness of "R-1-S" zoning districts was discussed. Staff indicated to Mr. Cheeks at the time he originally submitted that if he wanted a large accessory building, the "R-1-S" zoning was his only option. Staff has also drafted Ordinance 3343 addressing accessory building sizes for large lots. Under the proposed ordinance and his existing R-2 zoning, Mr. Cheeks would be permitted a 1,000 square foot accessory building by right, but could still request an SUP for a building larger than 1,000 square feet or to vary from other accessory building standards. Mr. Cheeks' proposed building is 960 square feet. He is, however, proposing to provide only a 4-foot masonry wainscot on all four sides. STAFF RECOMMENDATION: Approval of ZC 2014-18 unless the applicant agrees to apply masonry to the entire accessory building proposed under case SUP 2014-12, in which case the proposed Ordinance 3343 (if approved) would address the applicant's primary reason for rezoning and the zoning change would not be necessary. VICINITY MAP Woods Ln aa� Lip 03 0 � W era L I AERIAL MAP a � i1d fry 1 i i is rw k 1 .r PROPERTY OWNER NOTIFICATION NOTICE OF PUBLIC HEARINGS CITY OF NORTH RICIHIAN© IHILLS PLANNING AND ZONING COMMISSION AND CITY COUNCIL Case Numbers: ZC 2013-18 & SUP 2014-12 Applicant: Donald Cheeks Location: 8213 Forrest Ln You are receiving this notice because you are a property owner of record within 200 feet of the property shown on the attached map. Purpose of Public Hearings: ZC 2013-18: A Public Hearing is being held to consider a request from Donald Cheeks for a Zoning Change from "R-2" Single Family to "R-1-S" Special Single Family on 8.621 acres located at 8218 Forrest Lane SUP 2014-12: A Public Hearing its being held to consider a request from Donald Cheeks for a Special Use Permit for an Accessory Structure greater than 500 square feet on 3.621 acres located at 8213 Forrest Lane Public Hearing Schedule: Public Hearing Dates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, NOVEMBER 20,2014 CITY COUNCIL 7:00 PM MONDAY, DECEMBER 8,20°14 Both Meeting Locations: CITY COUNCIL CHAMBERS 7301 N.IE. LOOP 820 NORTH RICHLAND HALLS,TEXAS If you have any questions or wish to submit a petition or letter concerning the above request, please contact: Planning(Department City of North Richland Hills 7301 Northeast Loop 820 North Richland Hills,Texas 76180 Phone(817)427-6300 Fax(817)427-61303 NOTIFIED PROPETY OWNERS Johnson, Mitchell W Staley, Bob Etux Lois Gilbreath, Harold W Etux Brend 8220 Sayers Ln 8216 Sayers Ln 8212 Sayers Ln Fort Worth'Tx 76182-7305 NRH Tx 76182-7305 NRH Tx 76182-7305 Gateway Church Paine, Diane Sansone Charlton,Timmy E Attn'Tom Lane 500 S Nolen Dr Ste 300 7420 Park Place Dr 7424 Park Place Dr Southlake Tx 76092-9170 NRH Tx 76182 NRH Tx 76182-6066 Mansour, Ramzi S IEtux Livia E Ellis,Jennifer Etvir Terrence Westrom&Walling Developers 6043 Prestrnshire Ln 7432 Park Place Dr 6821 Baker Blvd Ste B Dallas Tx 75225-1910 NRH Tx 76182 Richland) Hills Tx 76118-6378 Holloway, Tyler& Kelci Knoll Reinen, Scott T Marinangel„ Lisa 10096 Fore Ridge Dr 9209 Canoe Ridge Dr 7432 Forrest Ln Frisco Tx'75033-1371 NRH Tx 76182-4338 Fort'Worth Tx'76182-0000 Gieder, Joseph E Jr Etux Tami Jones„Jeremy Curry, Douglas A Etux Donna A. 7313 Crabtree Ln 7424 Forrest Ln 7469 Timberhill Dr NRH Tx 76182-6055 Fort Worth Tx 75182-6002 Fort Worth Tx 76182-6017 Herdman, Vincent& Linda Miller, Clarence& Carolyn Cheeks, Donald R 6524 Briley Dr 7468 Timberhill Dr 9008 Courtenay St Apt 6205 NRH Tx 76180-8068 Fort V,iti/orth Tx 76182-6016 NRH Tx 76180-0921 Noble„Victor'& Cordell Noble Reynolds,. Todd Clark', Peggy A 6808 Meadow Creek Rd 91113 Cedar Bluffs 8124 Sayers Ln NRH Tx 7618238111 NRH Tx 76182 NRH Tx 76182-7303 Nolte, Dina Etux Pamela J Bird01111e Independent School) District 8206 Sayers Ln Attn:Mike Seale 6125 East Belknap Fort Worth Tx 76182-7305 Haltom City,TX 76117 T VU .� V V V a err : " 111 , � ll� 14cr�r' ' � �rh ,r�rrr �`rt LU M- w OR JUTVi ii M u � V MH r V V T� PLANNING Z NIN COMMISSION G & O G CO SS N O ` MEMORANDUM From Office of Planning and Development Date: 11-20-2014 Subject: Agenda Item No. CA SUP 2014-12 Public Hearing and consideration of a request from Donald Cheeks for a Special Use Permit for an Accessory Structure greater than 500 square feet on 1.943 acres located at 8213 Forrest Lane. Presenter: Clayton Comstock, Senior Planner CASE SUMMARY: Donald Cheeks is requesting approval of a Special Use Permit for a 960 square foot accessory building in association with his "R-1-S" zoning change request on his 1.943 acre property at 8213 Forrest Lane. CASE DETAILS: Mr. Cheeks is requesting approval of a metal building of 960 square feet in size and 15-feet tall (roof peak) to be located behind his primary residence. All four sides are proposed to be clad with a 4-foot wainscot of king size brick. The brick would be painted the same color as the house and the building's metal panels would be white to match the brick. t'p. iyN°9 i'u', i f'piV �; �i i�+ ui uiuiuuupuuu�uuui uioi�uui Q`I Pictures of the applicant's primary residence on the lot (above) and example photographs of a similarly-sized metal building as the request for reference (below). i uuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu uuuuu rf �"" ��f���i� 1111��1 'I �r ➢I. f �U,�/�ror� /i�l�/ / J/ EXISTING SITE CONDITIONS: A new residence has recently been completed on the property. The southeastern third of the property is also encumbered by the 100-year or 1%-chance floodplain. PLATTING STATUS: Lot 13, Block 3, Woodbert Addition EXISTING ZONING: "R-2" Single Family Residential. The property was rezoned from "C-1" Commercial to "R-2" in 2008. PROPOSED ZONING: "R-1-S" Special Single Family Residential is being requested under case ZC 2013-18. COMPREHENSIVE PLAN: The Comprehensive Plan depicts "Low Density Residential" for this area. This change in zoning would be consistent with that category. SURROUNDING ZONING / LAND USE: North: R-3 Single Family Residential / Low Density Residential South: RI-PD Residential Infill Planned Development/ Low Density Residential East: C-1 Commercial / Retail West: R-2 Single Family Residential / Low Density Residential THOROUGHFARE PLAN: The property is landlocked but has access to Forrest Lane via access easements through two adjacent lots. RECENT R-1-S DISCUSSION & ORDINANCES: Mr. Cheeks originally approached staff and made application in 2013, before the April 2014 Joint Work Session with the Planning & Zoning Commission and City Council where the appropriateness of "R-1-S" zoning districts was discussed. Staff indicated to Mr. Cheeks at that time that he originally submitted that if he wanted a large accessory building, the "R-1-S" zoning was his only option. Staff has also drafted Ordinance 3343 addressing accessory building sizes for large lots. Under the proposed ordinance and his existing R-2 zoning, Mr. Cheeks would be permitted a 1,000 square foot accessory building by right, but could still request an SUP for a building larger than 1,000 square feet or to vary from other accessory building standards. Mr. Cheeks' proposed building is 960 square feet. He is, however, proposing to provide only a 4-foot masonry wainscot on all four sides. STAFF RECOMMENDATION: Approval of SUP 2014-12 unless the applicant agrees to apply masonry to the entire facade, in which case the proposed Ordinance 3343 (if approved) would allow the applicant's request by right and the SUP would not be necessary. VICINITY MAP Woods Ln a yes in f'f r %�!rf✓ i 03 0 AERIAL MAP b ri i � ATr r i a r PROPERTY OWNER NOTIFICATION NOTICE OF PUBLIC HEARINGS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AND CITY COUNCIL Case Numbers: ZC 2013-18 & SUP 2014-12 Applicant: Donald Cheeks Location: 8213 Forrest Ln You are receiving this notice because you are a property owner of record within 200 feet of the property shown on the attached)map. Purpose of Public Hearings: ZC 2013-18: A Public Hearing is being held to consider a request from Donald Cheeks for a Zoning Change from °R-2" Single Family to "R-1-S" Special Single Family on 3.621 acres located at 8213 Forrest Lane SUP 2014-12: A Public Hearing is being held to consider a request from Donald Cheeks for a Special Use Permit for an Accessory Structure greater than 500 square feet on 3.621 acres located at 82113 Forrest Lane Public Hearing Schedule: Public Hearing Dates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, NOVEMBER 20,2014 CITY COUNCIL 7:00 PM MONDAY, DECEMBER 8,2014 Both Meeting Locations: CITY COUNCIL CHAMBERS 7301 N. E. LOOP 820 NORTH RICHLAND HILLS,TEXAS If you have any questions or wish to submit a petition or letter concerning the above request, please contact: Planning Department-City of North Richland Hills 7301 Northeast Loop 820 North Richland Hills,Texas 76180 Phone(817)427-6300 Fax(817)427-6303 NOTIFIED PROPETY OWNERS Johnson, Mitchell W Staley, Bob Etux Lois Gilbreath, Harold W Etux Brend 8220 Sayers Ln 8216 Sayers Ln 8212 Sayers Ln Fort Worth Tx 76182-7305 NRH Tx 76182-7305 NRH Tx 76182-7305 Gateway Church Paine, Diane Sansone Charlton, Timmy E Attn Tom Lane 500 S Nolen Dr Ste 300 7420 Park Place Dr 7424 Park Place Dr Southlake Tx 76092-9170 NRH Tx 76182 NRH Tx 76182-6066 Mansour, Ramzi S Etux Livia E Ellis„ Jennifer Etvir Terrence Westrom&Walling Developers 6043 Prestonshire Ln 7432 Park Place Dr 6821 Baker Blvd Ste B Dallas Tx 75225-1910 NRH Tx 76182 Richland Hills Tx 76118-6378 Holloway, Tyler& Kelcii Knoll Reinen, Scott T Marinangel, Lisa 10096 Fire Ridge Dr 9209 Canoe Ridge Dr 7432 Forrest Ln Frisco Tx 75033-1371 NRH Tx 761 82-4338 Fort Worth Tx 76182-0000 Gieder, Joseph E Jr Etux Tamii Jones, Jeremy Curry, Douglas A Etux Donna A 7313 Crabtree Ln 7424 Forrest Ln 7469 Timberhill Dr NRH Tx 76182-6055 Fort Worth Tx 76182-6002 Fort Worth Tx 76182-6017 Herdman, Vincent& Linda Miller, Clarence& Carolyn Cheeks, Donald R 6524 Briley Dr 7'468 Timberhill Dr 9008 Courtenay St Apt 6205 NRH Tx 76180-8068 Fort Worth Tx 76182-6016 NRH Tx 76180-0921 Noble, Victor& Cordell Noble Reynolds, Todd Clark, Peggy A 6808 Meadow Creek Rd 9113 Cedar Bluffs 8124 Sayers Ln N R Tx 76182-3811 NRH Tx 76182 NRH Tx 76182-7303 Nolte, Dino Etux Pamela J Birdville Independent School District 8206 Sayers Ln Attn: Mike Seale 6125 East Belknap Fort Worth Tx 76182-7305 Haltom City,Tx 76117 N L ,LL"91Z Ni ALOZOOO S ,08 Rg! 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Presenter: Chad VanSteenberg, Assistant Planner CASE SUMMARY: Graham Partners, Ltd is requesting approval of a Final Plat for Graham Ranch Phase 3A, an 8-lot "R-2" residential subdivision on 1.655 acres located along the west side of Chisholm Trail. CASE DETAILS: This particular 8-lot phase of Graham Ranch has already been prepared for development but has not been officially subdivided through platting. Grading and water and sanitary sewer taps were completed for these lots during the first phase of Graham Ranch in 2006. Each of the 8 lots are about 81 feet wide by 110 feet deep and just over 9,000 square feet in area. EXISTING SITE CONDITIONS: Undeveloped/vacant. PLATTING STATUS: Unplatted and described as a 1.655-acre portion of Tract 3A03 in the William Mann Survey, Abstract No. 1010. EXISTING ZONING: "R-2" Single Family Residential. SURROUNDING ZONING / LAND USE: North: R-2 Single Family Residential / Low Density Residential South: R-2 Single Family Residential / Low Density Residential East: R-2 Single Family Residential / Low Density Residential West: AG Agricultural / Low Density Residential COMPREHENSIVE PLAN: "Low Density Residential" THOROUGHFARE PLAN: The subdivision has 110 feet of side-frontage and direct access to Hightower Dr, a fully developed roadway classified as a "C4U" four-lane undivided major collector with 68 feet of right-of-way and a design speed of 30-40 MPH. All 8 lots directly front Chisolm Trail, an oversized "R2U" residential street with 60-feet of right-of-way. No additional right-of-way is required from this property. ROUGH PROPORTIONALITY DETERMINATION: The developer will be responsible for 100% of all paving, water, sanitary sewer, and drainage infrastructure needed to support the development in accordance with the City's design criteria as shown on the infrastructure construction plans. STAFF RECOMMENDATION: Approval of FP 2014-11. VICINITY MAP 0 �s Hightower Dr ,rf r r fo, 1r/r EID WELL 0 GRAHAM ICE r, TF7 -n rrm Rainic D Four Sixes rrl Rd TmTnf FMF UF M-7 F--� AERIAL MAP r w �wwmtirm � � t /l �f1 WELL ��o� � �� •� �e � Y d, e W cap ISO, , s. p f f/ tl t �P, Yf�m I ! td a t r 4� hh ¢. OM9 3 Ac"'t0"S a r a� ➢ f , .. d1'Tf79 At,.L£.�.00 M LL " Y tfi 1� y� Z 5 ' n r v r w� ✓ I Z , l x t ,a FINAL PLAT ENLARGEMENT TRACT A, BLOCK 56, FOSrER VJLLAGE 0' U,E. VOL, 388-127, PG. 167 �-127, PG, 67 P,R,T.C.T. R.T.C,T, 10— — — — — ------------------------- '-x-10 L.UTILITY SIDEWALK ESMT, (BY THIS PLAT) 9� 70.2' IRF CAPPED 89*J647' P.O.B. PI S 1983 2" IRS "X" IN IN 89',36'45" E 112,"JIR ONC.(C.M.' I c 209,21' zo,a N 7004618.05 0 qC t 2.5' SCRIEEIN111ING E,-2358291 27 L07 c' WALL ESMT. 9,008 Sq.F]t I I � ID (BY THS PLAT) 15'x70" 0 j 5 893647 to, VISIBUTY 5' UE ESIAT, VOL, 4267, PG, 477 C'4 (BY IHIS C6 D,R,T,C.T. '7 b PLAT) a. " ILO 1 2 7.5' UX 9,008 Sq.Ft. (BY TH6 PLAT) QD ....................................... IS 89*3647' W 110.12' REA TFA COURT (50' R.0.W.) LOT 3 9,009 Sq,F t. S 8936'47' IN ItO.LU' 10T 4 LOT 10 9 010 Sq,r t 15' SANITARY SEWER EASEMENT DOC. NO- 0206085978 --� ! D R.T.C.T. L LOT 5 %Q11 Sq5t- mi LOT 11 (n T td 1 I<d (13 CJ Er�-2 S W L) 889'36"47" lia 61 ll L'i Lo Z V) 4 1 OT 6 9 012 F,,,Ft, z Do as IC3 a -Z Ln u to 0, BI OCK 1 LOT 12 ec tea:S 893647-W rL CV cd LOT 7 9,014 Sqli. Lf) p LO 13 IS 893647' W iiai!:� (� C) LOT 8 9,065 Sq.Ft, 1 D' D.E. E 141 P"A 1) 112 JRF - 8 4� i(BY THIS PLA r) LOT 14 112" JR[ . .................. 1 2" IRE / 422'4" CA-jl' ?5428" 0 1 11 10.0099 , L01 12 BLOCK 2 RAHAM R NCH IpIilt ONE CAR At� 11065 PLANNING & ZONING COMMISSION MEMORANDUM From Office of Planning and Development Date: 11-20-2014 Subject: Agenda Item No. C.6 FP 2014-12 Consideration of a request from Graham Ranch Partners, LTD for a Final Plat of Graham Ranch Phase 3113 on 7.733 acres located in the 6800 blocks of King Ranch Road and Four Sixes Ranch Road. Presenter: Chad VanSteenberg, Assistant Planner CASE SUMMARY: Graham Partners, Ltd is requesting approval of a Final Plat for Graham Ranch Phase 3B, a 24-lot "R-2" residential subdivision on 7.733 acres located at the intersection of Chisholm Trail and King Ranch Road. CASE DETAILS: The average lot within the development is 9,000 square feet in size; with corner and oversized lots not exceeding 13,279 square feet. The development will also connect to and extend the existing walking trail that runs south and west of the property so that it connects to the new proposed streets. There is also a 50 foot gas pipeline easement that runs north/south through the property, cutting through several lots to create separate open space lots. Because of this gas pipeline, the Chesapeake gas well pad site, and the surrounding residential development, the Graham property to the north will likely remain a large estate-size lot in perpetuity. EXISTING SITE CONDITIONS: Undeveloped/vacant. The area once contained a "frac pond" associated with the nearby Chesapeake gas well site; but it has recently been filled and compacted. PLATTING STATUS: Unplatted and described as a 7.733-acre portion of Tract 3A03 in the William Mann Survey, Abstract No. 1010. The Preliminary Plat for this development was approved by the Planning & Zoning Commission on August 21, 2014. The proposed Final Plat is consistent with the approved Preliminary Plat. EXISTING ZONING: "R-2" Single Family Residential. SURROUNDING ZONING / LAND USE: North: AG Agricultural & R-2 Single Family Residential / Low Density Residential South: R-3 Single Family Residential / Low Density Residential East: R-2 Single Family Residential / Low Density Residential West: RI-PD Residential Infill Planed Development/ Low Density Residential COMPREHENSIVE PLAN: "Low Density Residential" THOROUGHFARE PLAN: The subdivision has access to Chisholm Trail, an oversized "R2U" residential street with 60 feet of right-of-way. Right-of-way and road improvements will be provided to extend and connect King Ranch Road and Four Sixes Ranch Road with this development. Each street is a standard 50-foot "R2U" residential street design. ROUGH PROPORTIONALITY DETERMINATION: The developer will be responsible for 100% of all paving, water, sanitary sewer, and drainage infrastructure needed to support the development in accordance with the City's design criteria. STAFF RECOMMENDATION: Approval of FP 2014-12. VICINITY MAP 0 �s Hightower Dr 0 0 EID GRAHAM WELL 0 SITE l r rrfr / rrr.;/ '7777/777' /,,r,,', y,, 0/r' /,,✓ in aini�'hi R.d /r '%.r r,//./,,/r•` ''rr i`/,r r!r J,r•` f r 0 fsrrr rrr /r°/,r;r// r / r rr:/ rrfr'r. ✓�rr,, /,,Jrrr/•' ,r Four Sixes Ranich Rd ILI, Tmll F7FFMTM FT-F-R AERIAL MAP ww em ff rr r �y ISM 4 a�d� i FA r u rua- HAM" �r f r � FELL rJ V � I � VrYk 'Y.. 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Presenter: John Pitstick, Director of Planning & Development CASE SUMMARY: Chesapeake Energy is making a request for a Special Development Plan under the Smithfield TOD regulations to construct a 2.25-acre gas drilling and production pad site on a 7-acre tract at 6412 Davis Boulevard. The proposed "BJG" gas well pad site is directly adjacent to an existing '/2-acre gas pipeline valve station. Chesapeake Energy is requesting to drill 6 gas wells from this site. Gas drilling and production is not an allowable use in the Transit Oriented Development zoning. Chesapeake has provided a master development plan that indicates future buildings along Davis Boulevard with a street connection to the back of the site and future open space to the east and south of the site in an effort to mitigate for TOD regulations. The proposed BJG site is also being requested as an alternative option to the previously approved Anejo site on North Davis Boulevard. SDP PROCESS: The Special Development Plan process under the Transit Oriented Development Code allows applicants development flexibility to address specific market opportunities or contexts. In evaluating a Special Development Plan, City Council shall consider the extent to which the application meets the following: • The goals and intent of Transit Oriented Development in the city • Provides an alternative "Master Plan" approach by considering multiple properties to create a predictable, market responsive development for the area • Fits the adjoining context by providing appropriate transitions • Provides public benefits such as usable civic and open spaces, livable streets, structured and shared parking, and linkages to transit • Does not hinder future opportunities for higher intensity transit-oriented development The permitting of each individual gas wells at this site is a process that would require separate approvals by staff. This permitting process requires the gas operator to demonstrate compliance with the technical details, safety issues and the other regulations indicated in Chapter 104. The Gas Board of Appeals will also have to hear any variances for gas wells located within 600 feet of any habitable structures. There are two residences on Cardinal Lane that are within 600 feet of proposed wells. There are also several commercial buildings along Davis Boulevard that fall within the 600 foot standard. The site plan also indicates a lift compressor station that will have to be approved by the Gas Board if this SDP is approved. EXISTING ZONING: The property is currently zoned Smithfield TOD General Mixed Use which is typically appropriate for office, retail and restaurant uses visible and accessible from Davis Boulevard as well as single family and townhome uses. A portion of the property is used as a gas pipeline valve station. Most of the immediately surrounding property is vacant with heavily wooded areas and natural drainage to the east and south of the proposed site. REVIEW OF GAS WELL REGULATIONS: The Special Development Plan permit process cannot relax any regulations and as such, approval of an SDP does not grant any variances to the requirements mandated by Chapter 104. Because of the community gas drilling regulation of 600 feet, staff is notifying all properties within 600 feet as part of the SDP process and is welcoming comments from any affected properties. The Gas Drilling & Production regulations require that all gas wells are to be located at least 600 feet from any habitable structures. The Gas Board may grant variances down to 300 feet through a public hearing process. Any properties between 300 feet and 150 feet to a proposed gas well must give written permission for the gas company to proceed with the variance process through the Gas Board. REVIEW OF GAS DRILLING OPERATIONS: Typical gas well drilling and production involves several operations with the main actions being drilling, fracturing, pipeline connections and production. Multiple wells can also be drilled from a single pad site. Individual wells can be drilled within 10 feet of each other and can access areas 360 degrees from the well site much like spokes on a wheel. Different subsurface geology can cause more directional focused drilling along fracturing lines. Drilling operations include the initial vertical penetrations of approximately 5,000 feet to the Barnett Shale and horizontal drilling up to 6,000 feet which allows for the reaching of subsurface properties more than a mile from the drill hole. Drilling typically lasts 30 days and involves 24-hour operations which includes the assembly of major drilling towers, installation of sound reducing devices, drilling and other activities. Fracturing operations involve pumping massive amounts of pressurized water and sand into the drill hole that stimulate fractures deep in the shale and allow the gas to escape. These operations typically last a few days. Gas pipelines are required to be constructed in order to get the gas transported to market. They must be built directly to the gas well site and connected and distributed to major markets. Production is the final process and generally a quiet activity whereby the gas exits the well, enters the pipeline and is transported to an endpoint. Properly screened and buffered sites should cause little notice of production activities. Production does however require weekly maintenance and trucking operations to remove water waste from onsite storage tanks. REVIEW OF THE BJG PAD SITE SDP SITE PLAN: The specific SDP for a gas well pad site includes the following information. Conceptual Development Plan — One of the primary requirements of the site plan for gas well sites is to provide a master development plan to ensure that the gas well site does not hamper or burden the land use and building potential of the property. The BJG site is proposed for drilling 6 gas wells with room for additional development along Davis Boulevard. A new proposed TOD street is being shown and future preservation of open space areas to the east and south are also shown to mitigate and allow for future TOD development. Drilling Site Plan — The drilling site plan indicates the potential for 6 gas wells with an 8 foot masonry wall around the pad site. Chesapeake is providing pampas grass and drought tolerant plants around the pad site. Production Site Plan — The production site plan indicates direct access from Davis Boulevard through the existing value station access. An internal fire lane and production equipment and temporary fracking tanks are indicated within the pad. There is no external water storage for fracking. Masonry Wall Details — The site plan indicates an 8 foot masonry wall of brick and stone. A similar masonry wall will also be required around the proposed gas valve station directly connected to the south end of this pad site. Drainage Area Map — Significant grading is proposed that fills the area within the proposed pad site and allows for side slopes to the north and east of the pad site. The rear of the site drops into a natural drainage and tree area that is within the flood plain that runs off to the south down to Cardinal and eventually to Mid Cities Boulevard. Plans indicate the installation of interior berms that will cause drainage to be released at a concentrated point which could cause erosion and could affect the surrounding properties to the east which are below the site and will have to accept the drainage runoff. Transportation Route — The plan indicates the access off of Loop 820 traveling up Davis Boulevard for all truck traffic. This route is appropriate because it only uses freeways and major arterials. Landscape Plan — The landscape plan proposes landscaping and trees around the masonry wall. Several trees will be removed because of grading and a tree preservation area to the south is shown. Line of Sight Plan — The line of sight views provided in the packets do show that any proposed holding tanks will be screened from the surrounding properties. However, there are major view corridors of the proposed lift station area from the eastern property. Staff is recommending that the property within the 150 foot no build easement be shown as a future open space area to screen future development from the east. Photometric Analysis — The photometric analysis indicates that no light should affect the existing properties around the proposed BJG site. Pipeline Route — There is an existing gas pipeline that runs through the back of the site which will provide for direct access for bringing gas to market without additional pipelines required. Fracking Plan — Frack water is being provided with the use of portable truck tanks that will occur within the site. This does not affect the property with a water pond or tank, but does require significant staging and coordination of portable water tanks during the fracking operation. STAFF CONSIDERATION: In order to consider the BJG site the following requirements of the Special Development Plan should be addressed as part of any consideration and site plan acceptance. • Meets the goals and intent of Transit Oriented Development in the city. Gas drilling does not meet the goals and intent of TOD. However, there is an existing gas valve station located on the property next to the proposed pad site that reduces the amount of developable land. Even though the drill site takes property that could otherwise be developed in a mixed-use or commercial development it is minimized by the gas valve station. Chesapeake is also providing evidence that the remaining land along Davis Boulevard could develop per TOD standards. • Provides an alternative "Master Plan" approach by considering multiple properties to create a predictable, market responsive development for the area. The site plan packet includes a master conceptual plan that provides for a street connection through the site with future development along Davis Boulevard and a connection to the eastern property which would help facilitate future residential development extending south from Main Street. This is only a conceptual plan that shows how the surrounding property could develop as a TOD development around the proposed gas well pad site. • Fits the adjoining context by providing appropriate transitions. The BJG site plan includes a well site within a larger tract with some room for future development along Davis Boulevard. Street connectivity from Davis Boulevard through to the eastern property could allow for future residential growth. • Provides the opportunity for public benefits such as usable civic and open spaces, livable streets, structured and shared parking, and linkages to transit. The primary public benefit would be the TOD street connection through the site and potential open space within the no build zones to the east and south of the pad site. • Does not hinder future opportunities for higher intensity transit-oriented development. The BJG pad site would hinder some future opportunities for TOD development by taking up land however the master plan does indicate prime frontage along Davis Boulevard will be preserved. As mentioned above the existing gas valve station already hinders some future development opportunities. AFFECTED PROPERTY OWNER CONCERNS: Staff has not received any calls or letters from any of the affected properties within 600 feet. If property owners express concerns during the public meeting they could be addressed as part of the BJG consideration. STAFF RECOMMENDATION: Staff does not generally support gas drilling within the Smithfield Transit Oriented Development District on a highly visible major arterial which could reduce the potential for future quality development. Gas drilling is not an allowable land use in the Smithfield TOD Code and gas well sites do not provide appropriate density and connectivity. However, this site is on the east side of Davis in an existing industrially used area adjacent to two special variances directly north of this site. The recently approved MetCon conversion of a metal building and previously approved Advantage Auto also do not meet the intent of the Smithfield TOD district. In addition this site is owned by Chesapeake and has an existing gas valve station on the property. The most positive fact is that Advantage Auto, MetCon and the proposed BJG site have available frontage along Davis Boulevard to allow for future TOD buildings. It is clear that the BJG site is being pursued by Chesapeake as an alternative site to the Anejo site that was denied by the Gas Board because of surrounding neighborhood opposition. According to Chesapeake officials, the BJG site is the only available site that would work as a replacement for Anejo with minimum adjacent property owner opposition and still be able to capture untapped minerals from the Anejo pooling area. Staff has been unable to persuade Chesapeake from considering other more appropriate and compatible sites based on proposed future land uses. Since Chesapeake continues to pursue the BJG site within the Smithfield TOD, staff has pushed to bring substantial improvements as part of the site plan that would begin to bring the BJG site and surrounding properties into some TOD compliance. If the Planning & Zoning Commission chooses to recommend approval of the BJG site for gas well drilling, city staff recommends the following stipulations to mitigate and promote future mixed use development around an y�� � p ,a! ) 11�V� aesthetically acceptable gas well site �� � These stipulations would result in the site developing in accordance with the attached conceptual plan. The approval of a gas well site at this location will require changes to the Smithfield TOD a ; regulating plan and conceptual plans for future development on the east side of Davis Boulevard. 1. Dedication of right of way and payment of an escrow to the city for future extension of a TOD street with appropriate streetscaping from Davis Boulevard to the eastern property line of the BJG property. 2. Full construction of a new opaque ornamental metal gate, new masonry wall around the entire pad site including existing valve station and appropriate landscaping installed within 6 months of well permit approvals. 3. Acquisition of the 150 foot no build zone easement prior to any drilling permits being issued. (allowing for potential open space areas to the south and east of the BJG pad site) 4. Assurances that the Special Use Permit for the Anejo Pad Site be repealed after the first BJG gas well is approved by the Gas Board of Appeals. 5. All drilling and fracking operations must be completed within 5 years of SUP approval. VICINITY MAP K irom wo E-I mmmmmmmmmmmmmmmmmmmmmmmmmmmm�m.w i rcraixgwwnyw�xprw�� nm}rtn yon y"w;�nr Propefty, ' ' round, .ry i V _ Cardinal L w�M . Mid Cities BI B AERIAL MAP � r G a C�'�tl nth a �� muuumgip, PROPERTY OWNER NOTIFICATION NOTICE OF PUBLIC HEARINGS �,.,� •.� CITY OF NORTH RICHLAND MILLS PLANNING AND ZONING COMMISSION T � AND CITY COUNCIL Case Numbers: SDP 2014-02 Applicant: Chesapeake Operating, LLC Location: 6412 Davis Boulevard You are receiving this notice because you are a property owner of record within 200 feet of the property shown on the attached)map. Purpose of Public Hearings: A Public Hearings is being held to consider a request from Chesapeake Operating, LLC for a Special Development Plan for the BJG Gas Well Pad Site on 2.25 acres at 6412 Davis Boulevard', Public Hearing Schedule: Public Hearing Dates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, NOVEMBER 20, 2014 CITY COUNCIL 7:00 PM MONDAY, DECEMBER 8,2014 Both Meeting Locations: CITY COUNCIL CHAMBERS 7301 N. E. LOOP 820 NORTH RICHLAND HILLS,TEXAS If you have any questions or wish to submit a petition or letter concerning the above request, please contact: Planning Department-City of North Richland Hills 7301 Northeast Loop 820 North Richland Hills,Texas 76180 Phone(817)427-6300 Fax(817)427-6303 LIST OF NOTIFIED PROPERTY OWNERS Bates Realty LP Tucker, James T Etux Rosemary Hays, Tommy D Etux Myra 6433 Davis Blvd 7608 Smithfield Rd PO Box 820771 NRH Tx 76182-4717 Fort Worth Tx 76182-7941 NRH Tx 76182-0771 John C Parker Sr Family Tr G 0 0 Property Development Dorothy Lee Parker-Trustee LLC Chun, id Cities 8205 PO Box 821314 PO Box 92879 NRH Mid Cities Blvd. Fort Worth Tx 761 82-1 31 4 Southlake Tx 76092-0879 NRH Tx 76182-4715 Schimuhl, Kevin W Chesapeake Land Dev Co LLC Hamilton, Keith 109 San Jacinto Ct 6100 N Western Ave 8241 Mid Cities Blvd Southlake Tx 76092-5947 Oklahoma City Ok 73118-10,44 NRH Tx 76182 Acorn Dfwland LP Benes, Thomas J &Vallerie L Uebel, Rose Mary PO Box 380181 5672 Rockport Ln 1068 44th Ave NE Duncanville Tx 75138-0181 Haltom City Tx 76137-2119 St Petersburg Fl 33703-5240 Le, Mlinh Hoai& Hong TN Dinh Mikhail,Fr Theophilus Etux H Wisniski, James L Etux Marjori 6417 Westgate Dr 6421 Westgate Dr 6425 Westgate Dr NRH Tx 76182-4705 NRH Tx 76182-4705 NRH Tx 76182-4705 Cardinal, Teresa Sharon Smith, Roger F Etux Rachel G Deeds, John D Etux (Lisa 6429 Westgate Dr 6433 Westgate Dr 6437 Westgate Dr NRH Tx 76182.4705 NRH Tx 76182-4705 NRH Tx 76182-4705 Revest LLC Recker, Christopher Bates, Georgia Maxine Eta] 8800 Kirk Ln 1936 Winter Dr 6433 Davis Blvd NRH Tx 76182-7502 Keller Tx 76262-8419 NRH Tx 76182-4717 Abbott, Tommy F MD 1199 Mount Gilead Rd Keller Tx 76262-7305 z Z 0 rd!= LL 0, ❑ o W 0::' z E z Z��-§ x Ig'-w.21 d gzHuz-- o ox Uom xac r U --------------------- Ita LU 0. 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HIM IMS offf El;gum Hwi ioll 101 off. o lip, Ell Z9 ........... . ..... ... .. ........... ......... . ...... . .........................- ICU H 11 fil om"'I'01,11 Ml MRarr wc;=N� 0ME7 iN;VIP PLANNING & ZONING COMMISSION 'r V STAFF REPORT From Office of Planning and Development Date: 11-20-2014 Subject: Agenda Item No. C.8 TR 2014-05 Public Hearing and consideration of amendments to Sections 118-1, 118-718, and 118-719 of the North Richland Hills Code of Ordinances (Zoning Ordinance) regarding regulations for solar energy systems and other accessory structures. Presenter: Clayton Comstock, Senior Planner ORDINANCE SUMMARY: Ordinance 3343 covers two primary topics: large accessory buildings and solar panel systems. The two topics were combined because they each impact Section 118-718 of the Zoning Ordinance (accessory buildings and structures). This report is separated into two parts that addresses each topic separately. PART 1: LARGE ACCESSORY BUILDINGS BACKGROUND: In April 2014, City Council held a joint work session with the Planning & Zoning Commission to discuss 3 major development topics. One of the topics was the appropriateness of "rural" areas in North Richland Hills and the use of the "R-1-S" zoning district category. While R-1-S continues to be a zoning district option for NRH property owners and can certainly be considered city-wide depending on the circumstances and context, the work session concluded with the Little Ranch Road and Valley Road areas of NRH as the target areas for "rural preservation" at this time. NRH residents typically request the R-1-S zoning for one of two reasons: farm animals and large accessory buildings. The purpose of this section of the ordinance is to separate accessory building size and zoning, so that one isn't forced to rezone to R- 1-S for the purpose of also requesting an SUP for a large accessory building. Doing so may artificially create or reinforce additional "rural" areas and complicate future development. The Planning & Zoning Commission held a work session on this topic on November 6. The recommendation given by the Commission was to still require SUPs for accessory buildings greater than 500 square feet, but to remove the zoning relationship and allow the SUP based on a larger lot area instead. The City Council subsequently held a work session on November 10. While appreciating P&Z's recommendation and concern for large accessory buildings, their direction was to allow larger accessory buildings by-right to larger lots. ORDINANCE DETAILS: As proposed, Ordinance 3343 continues to allow lots less than 20,000 square feet to have permanent accessory buildings 500 square feet or less, just as the regulations currently exist. Lots between 20,000 SF and 40,000 SF in size can have permanent accessory buildings equaling 2.5% of their lot area. Only lots greater than 40,000 SF can request an SUP for accessory buildings exceeding 1,000 SF. The below chart shows this proposed lot size to accessory building size relationship. Lot-to-Accessory Building Ratio 500 SF<2.5°✓LOT AREA<1,000 SF 1,200 Mlexiiirnu,urm 1,00....0 SF;,SUP Reciuked for Lairgeir 1,000 800 n ti a w in O as 4 F 400 n* 200 F w" 10,()07 20,000 34,000 40,QQ0 50,030 60,030 70,000 80,000 90,0,30 Lot Size(SF) Staff is not recommending a change to the masonry requirements at this time. While many of the recent SUP requests and permit inquiries have been for metal buildings, the ordinance would still require a minimum 85% masonry on any permanent accessory building. Regulations for "Secondary living units," also known as granny flats or mother-in-law suites, are currently located within the definitions section of the zoning ordinance. No changes are proposed to the substance of these regulations, but this amendment would relocate and reformat those regulations under the accessory buildings section of the Zoning Ordinance for ease of reference. RELATION TO GROUND-MOUNTED SOLAR PANELS: As described below, the Ordinance also addresses ground mounted solar panel systems. The relationship between the two topics is that ground mounted solar panel systems would be considered permanent accessory structures and would therefore be limited in size ranging from 500 to 1,000 square feet, depending on the size of the lot. Lots of 40,000 square feet or larger could also request an SUP for larger solar panel systems and variances to the height. Lots less than 40,000 square feet would not be able to ask for an SUP and would be limited to the size and height requirements. PART 2: SOLAR PANEL SYSTEMS BACKGROUND: Earlier this year, the Planning & Zoning Commission and City Council were approached by two SUP requests for ground-mounted solar panel systems that exceeded 500 square feet in size. The two cases, coupled with a recent rush of roof mounted solar panel permits, lead city staff to review solar panel policies and ask the Commission and City Council what direction they would like to see on the subject. Work sessions were held September 18 and 22 with P&Z and City Council respectively and the collective direction from both bodies to staff was to allow solar panels on non- street facing roof slopes by-right and require an SUP for roofs that faced a street. Additional direction was given to adopt ground mounted solar panel policies that were similar to other communities' standards that have ordinances on the subject. REGIONAL SOLAR READY 11 INITIATIVE: Click on the link for more direct information from the North Central Texas Council of Governments (NCTCOG). Solar Ready II is part of the U.S. Department of Energy SunShot Initiative Rooftop Solar Challenge, which strives to make solar energy cost-competitive with other forms of energy, and is part of the Department of Energy's (DOE) larger effort to position the United States as a global leader in the rapidly-growing solar market. NCTCOG has partnered with the National Association of Regional Councils (NARC), the Mid-America Regional Council (MARC), Meister Consultants Group, Inc., and Council of State Governments to participate in the Solar Ready II program. In July 2014, the City of North Richland Hills committed to participate in the regional Solar Ready II initiative discussions and explore how to implement some of the recommendations of that project. See the attached letter from City Manager Mark Hindman. Staff attended a full-day workshop at NCTCOG offices in October and is continuing to evaluate how to streamline and simplify solar panel permits. Attached below the staff report is a summary of the initial Solar Ready II recommendations as they related to planning and zoning regulations. This summary was provided to us by James Orenstein and is referenced in his attached letter as well. Mr. Orenstein has also provided the City with the Solar Ready II Presentation that was provided at the full-day workshop on October 21, 2014. This presentation contains a lot of very helpful information about the technicalities and economics of solar energy as well as recent market trends and recommendations for permit streamlining. The presentation can be viewed at the following web address- http://www.nctcog.org/trans/air/s lar/Permitting-Ordinance-Training 10212014.pdf Pages 62-80 of the presentation deal specifically with planning and zoning issues. In keeping with the intent of the Solar Ready II project while still acknowledging our own policy direction, staff is proposing a "discounted" SUP application fee of $50 and a policy to expedite solar panel SUP applications through the public hearing process. Where a standard SUP request may take 3 months, staff would process these requests within 30-45 days. ORDINANCE DETAILS: The solar energy systems section of the ordinance is separated into two subsections: roof mounted solar and ground mounted solar. See the ordinance below for more specific details. Roof Mounted Solar. The Ordinance allows roof mounted solar panels in all zoning districts by right if the panels are located on roof slopes that do not face a street. This includes roofs of permanent accessory buildings as well. Solar panels located on street-facing roofs would require SUP approval by City Council after a recommendation by the Planning & Zoning Commission. a I'!�U ^fS#�Yil�+m��wtl�mry��mar��iuwr wrrwr���ru✓u If approved, Ordinance 3343 would require City Council approval of an SUP for street-facing solar panels Ground Mounted Solar. The Ordinance defines ground mounted solar systems as a permanent accessory structure subject to the same size, location and setback criteria. The maximum height of the ground mounted solar panels would be the same height as the opaque fencing that is required to screen the panels. Since fences have a maximum height of 8 feet, the maximum height of the solar panels would be 8 feet. Lots greater than 40,000 square feet would be allowed to request a SUP to vary from the size and height standards. MAE �a��errrw�r� !�„� �1�((Wa �I61�Iilfl�1��rsu I�IIUllllf��� . K ryfy�1�!r COMPARISON TO OTHER DFW CITIES: With the assistance of NRH resident and solar panel expert and enthusiast Dan Lepinski, 29 area cities' ordinances have been surveyed. Some cities such as Benbrook, Flower Mound and Richland Hills—among others—allow solar panels by right but also regulate their location, height, setback, etc. similar to NRH's proposed ordinance. Two cities of those su rveyed—South lake and Carrollton—have ordinances that do not allow street-facing solar panels by right and/or require special approvals by other elected or appointed boards. Staff has discussed the topic with both cities and neither plan to remove the street-facing panel provision in the near future. A more detailed comparison to other cities' ordinances can be provided at the meeting. PUBLIC INPUT: The topic has spurred a lot of interest in the solar panel community. Attached below the ordinance are letters from four solar panel enthusiasts. The Fort Worth Star-Telegram and CreenSource W.or have also written articles on our progress of the ordinance (see link provided and attached for articles). DRC RECOMMENDATION: Approval of Ordinance No. 3343 as presented. Step 1, PL 1-A Address Solar in the Zoning Code and Adopt a Solar Ordinance Address solair in the zoning code Toning codes,solar ordirlanecs,and comprehensive plans can establish the vision and goals for solar development within,a community.These documents can establish solar as"by-right"or"as-of-right,"and set forth clear guidance for the development of rooftop,ground-mounted and large-scale solar systems.This process can remove major procedural barriers for solar deployment by creating a precise,regulatory pathway for solar-energy development.Examples of such policies can include integrating solar into comprehensive planning documents and/or subdivision regulations,waiving or modifying aesthetic requirements,and encouraging solar-ready construction for new development.Zoning code language can also addresssolar in historic districts/structures. There are several common practices for integrating solar into existing zoning documents to encourage solar development: • Establish clear"as-of-right"zoning procedures for the installation of small-and large-scale photovoltaic(PV) systems in appropriate districts. • Small-scale residential and commercial systems should qualify as accessory uses and be permissible in all zoning districts. • Solar systems can be exempted from unreasonable restriction by homeowner associations and other governing covenants. • Height requirements on principal building structures may inadvertently restrict roof-mounted solar development. Exemptions should be outlined in zoning ordinances or codes for solar systems.Similarly,setback requirements may also inadvertently restrict optimal deployment of ground-mounted systems. • Accessory uses can be restricted by lot regulations.For example,some municipalities count solar systems towards impervious surface and lot coverage requirements. Since ground-mounted solar systems are elevated from the ground,they are not an impervious surface.These restrictions should be modified to appropriately consider solar installations, • Review processes for solar installations in historic or other special zoning districts can inhibit solar development by increasing labor costs through dQlaycd installations.Caro should be taken to rnaW solar provisions 6or historic districts minimally restrictive.A solar ordinance could outline approval processes for solar systems which will not Significantly impact the aesthetics of the Zone. • New subdivisions or developments can be required(or encouraged)to consider solar systems in their design process through subdivision regulations.This might translate into consulting solar-ready construction guidelines (see Step 2-LA),optimizing building orientation for active and passive solar access and documenting that such options were considered. R d by For fivil'ormalmm on Solar Ready If and the Rest Management Practices visit S�h 01. Examples State qf.Allinnesola,Division qfEnergyResources: UpdatediVIodelOrdinance,5foi,StistaincibleL),evclopnie.nt To February 2014,the Minnesota.Division of Energy Resources updated its guidance on ordinance development for solar energy systems.The document contains key considerations for developing solar-friendly zoning procedures in both rural and urban communities.The document also provides a model ordinance for accessory and principal solar PV and thermal systems. The Apnerican Planning Association:-NlocielSolar Ordinanceftom,11cross the United States The American Planning Association released a document compiling solar zoning ordinances from across the United States.EXamplQ9 include ordinances front jurisdictions of different sizes,and include several different options and approaches for improving regulatory conditions for solar development. Kansas Ciiy,Xfissoio,i:Promoting5uslainable Develovmew.Practices n?Konsay City Kansas City,Missouri,developed a comprehensive guidance document to encourage the development of renewable energy and other sustainability projects in its communities.The guidance document includes examples of existing planning and zoning actions taken to encourage fenewables,and outlines next steps for zoning policies for solar,including promoting solar access. State of Connecticut,Energize Connecticut,An initiative of-the state Energy Efficiency Plind,the Clean Energy Finance andInvestIveni.Aulhordy,and local elearic;andguy uahaes. The Connecticut Rooftop Solar PV Permitting Guide contains a section on drafting model solar ordinances. www,t-,nei-gizex,t.coFVI/Siteg/def',tult/filesiul)loads./%28 l 'o24)"/o20("1"/o2ORoottop'?/o2OSolaj-%20PV9 20Pei-riiittinly,94➢20(iuitle %2()vL0,pdJ` �~ � � ������_� O , ��[]BI� 8l B���D }I|iL"" 8 0* RCvO Jume�'�� � Sandra Barba Planner III North Central Texas Council ofGovernments P.U.Box 5m88 Arlington,Tx76ms-saem RE:Letter ofCommitment to the Solar Ready uProject Dear Ms.Barba, The City of North Richland Hills is pleased to initiate a relationship with the North Central Texas Council of Governments (moC0G) in partnership with, the Mid-America Regional Council, the mam|oma| Association ofRegional CovnciVs, the 000nu| mf State Governments, and Meister Consultants Group, |nc,for implementation of the o.S.Department of Energy's Rooftop Solar Challenge oproject. The Solar Ready 11 project aims to make solar energy more cost-co,mpetiitive with other forms of energy by disseminating and implementing solutions towards removing market barriers, reducing soft costs, and streamlining and standardizing solar processes within the mCTCOs region. Establishing permitting requirements and processes that are efficient and based on best management practices is a simple but powerful tool tu make solar energy affordable for businesses and residents. Ultimately,this project will achieve measurable improvements in the North Central Texas solar market conditions. Our local government is prepared to support mcTozG in this Solar Ready n Initiative. We pledge willingness to participate in discussions,evaluate solar processes,and to provide a consideration ufour local policies wo include best management practices that result from the Solar Ready ninitiative. Sincerely, Mark Hindman City Manager p000,ouomuo ~ mn,mmcm=.�xmsrx /a�az 1111DM 4 ddtal.divesoty"e.camDiveJODELFortWorthPHrtCcmpaiertV ew tm Publication: Star Telegram,Date: Nov 10, 2014, Section: Metro, Page: 1B ii �n m v ;zz ems_ ri � rrrro iwww �mwummma�mwmwry,�x� w�i�mww.uw�xwnww ,T^'° i m���m wmmMUwmw �� n— � muuuuuuuuuuuuuw'�uuuoioiR�u�m�i�mmmmmm�mmuummuuuuuuummmmmmmmwi�immmw�wwm._.. mmw�w�w ill I r i A Jumst'in Godsey of Green n O finer yf Solutions checks a recent insta llatiion In North Rich nd Fl IS. Star-lfel rt fflon T.Ennis- ks s 0 With c stns fafling, panels to g0lierate elec- the, past few months,, the city has seen an tricit ° is prompting s okeswoniarm Mary Pe- increase in permits. North Ric l huid,Hills offi tern said. The denmammd is c:ials to look into 'how to being seen across the re- By Gems Rainer regulate the inereasingly gion, including at schools Special W the Star-Tele raimn affordable form of power. in the Carroll district. NORTH. IUCHLAND City officials estirruate, The trend has raised. HILL — The rising de- that 41 solar electrical c ncern& on the City rmmarmd from consuurners permits have been issued Council that standards who want to use solar since 2010, about half in More,on SOLAR,4B httpc#ddtal.di4esotv5Ere.comIOIive JODE1ForiWorthPrirtComponertMe ..htm 1f2 1111 N2014 dig tal.olivesoftware con-VOliveJODEfFortVVorth?PrirtCDmpDnert\/iew ftm Date:Nov 10,2014; Section: Obituaries;Page:4B owner needed a special- rector of Green Ox Energy business has, been coil- Solar use permit to build the Solutions in Haslet and sumer education. He said system,which the council Fariners Brajich A sinUar misconceptions exist over Continued from 1B approved 7-0. system today costs the costs,how the systerns `I"he homeowner,Julian $10,000 to $15,000, he work and how they look. Sandoval, said lie was said,Electric company re- Texas' lower power costs need to be set. Members happy with the syste,air.He bates, and tax credits can have also held back sales, questioned wliat happens looked at Iris electrical bririgthat down to$4,900 Hernmeline said. to the panels during hail- ineter oil a suraly day and to$7,350, In Sorithlake,the Car- storms and whether they noticed that it was run- roll district is installing should be visible frorn the raing backward because 'Worth the cosr 1,912 solar panels oil the front of the house. the system was producing Sonre systems heat, water, roof of Carroll H.ig)) "We have had a number electricity, but the electricity-pro- School with ,in expected of electrical permit appli- "It subsidizes, a lot of dusing panels are more November completion cations for these; Senior any power,"Sandoval said. common, Godsey said,, date,Tile district expects Plaimer Clayton Corn- Thepricefor asolarpa- Given that the systems to spend $1.2 million but stock said at a recent net system has dropped typically have a 25-year has received .1 $550,000 council meeting. "'they dramatically the past five wa rrarity,the anincial elee- grant froin Oncor,district are starting to pop up in as years because,of technol• trical savings work out to official s said� lot of places!' ogy -w finsaicing op- $700 to$900 for a 2,500- The solar array should , nL Councilwoman Rita Lions and increased effi- scluare-foot home, lie save the district about Otijesky said residents are ciencies from manufac- said, $00,000 a year in energy increasingly concerned turing to distribution,so Sandoval said he costs, district spokeswo- about energy and the en- lax industry officials said. viewed the expense of in- inari julie,Thatulininsaid, vironment.She told Corn- Nationally, installa- stalhIti011 as paying for hk Carroll Middle School, stock that the city staff Lions of residential photo- electricity in Advance, built in,2011,has a 550-kilo- needs to propose rules. Voltaic panels have in- "It's very much worth watt, solar system.With its "I think were going,to creased 45 percent in the the cost,"he said, solar array and geothermal see more and nrote of second quarter ofthisyear It for some reason the heating and cooling, tire this",Onjesky said.9 deaf- conip,,rred, with the same solar panel system fails, school operates 37 percent initely think we need a time last year,said Charlie most houses would; auto- cheaperper sciLnov foot than policy Oil W, flentmefine,executive dj- matically corniest to the the average for other build- 111e discussion was rector of the Tbxax Solar power grid.Generally,so- kings in the district, 1han- spa•ked, by a 110,1110OWDet Power Association. Im systerris proviciv oil ex- n Lou said, who wanted to build a A systern for a 2,500- cess of electricity that is Overall,the district has 560-square-foot ground- square-foot house would then bought by electrical found solar to be a great niounted solar systern on have cost $18,000 to companies. investinelit that cuts en- his 2-acre property on $21,000 in 2009,said jus- Godsey said the most orgy Costs "tremendous- Douglas Ume,The home- tin,Godsey, nianaging di- challenging paxt of the ly,117liannurn said, htLp.#digital.DlivesofLyvaru.com101iv&OEFIForLVVDrLhrPrir tComponeiVi ewftm 2P2 ORDINANCE NO. 3343 NOVEMBER 14, 2014 DRAFT AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF NORTH RICHLAND HILLS BY AMENDING SECTIONS 118-1, 118-631, 118-633, 118-718, AND 118-719 OF CHAPTER 118 OF THE NORTH RICHLAND HILLS CODE OF ORDINANCES AS THEY PERTAIN TO ACCESSORY BUILDINGS AND STRUCTURES; PROVIDING STANDARDS FOR SOLAR PANEL SYSTEMS; ESTABLISHING A PENALTY; PROVIDING FOR SEVERABILITY AND PROVIDING FOR PUBLICATION. WHEREAS, the Planning & Zoning Commission has after conducting a public hearing has made its recommendation for the following amendment to the zoning ordinance; and, WHEREAS, after appropriate notice and public hearing, the Planning & Zoning Commission of the City of North Richland Hills, Texas has forwarded a recommendation to the City Council for amendment of the City❑s zoning ordinance as set forth herein; and, WHEREAS, notice has been given and public hearings held as required for amendments to the zoning ordinance; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF NORTH RICHLAND HILLS, TEXAS: Section 1: THAT the Comprehensive Zoning Ordinance and Code of Ordinances of the City of North Richland Hills be amended by adding or amending the following definitions to Section 118-1 of Chapter 118 of the North Richland Hills Code of Ordinances: Secondary living unit means a second single-family residential living unit with kitchen facilities, also known as a mother-in-law unit or granny flat, located on the same lot as the primary living unit. Solar panel system means a combination of equipment and/or controls, accessories, interconnecting means and terminal elements for the collection, storage and distribution of solar energy. Solar panel systems do not include individually powered outdoor solar lights such as garden lights, accent lights, security lights or flood lights. Solar panel system, ground mounted means a solar panel system with a supporting framework that is placed on or anchored in the ground and that is independent of any building or other structure. Solar panel system, roof mounted means a solar energy system affixed to the roof of a principal or permanent accessory building. Section 2: THAT the Comprehensive Zoning Ordinance and Code of Ordinances of the City of North Richland Hills be amended by adding the "Solar panel system" land use to Section 118-631(B) of Chapter 118 of the North Richland Hills Code of Ordinances, Table of Permitted Uses, as shown on Exhibit A attached hereto and incorporated herein. Section 3: THAT the Comprehensive Zoning Ordinance and Code of Ordinances of the City of North Richland Hills be amended by adding the following to Section 118-633 of Chapter 118 of the North Richland Hills Code of Ordinances: "(24) Solar panel systems. See Section 118-718(g) for solar panel system standards." Section 4: THAT the Comprehensive Zoning Ordinance and Code of Ordinances of the City of North Richland Hills be amended by amending the following within Section 118-718 of Chapter 118 of the North Richland Hills Code of Ordinances: "Sec. 118-718. Accessory buildings and structures. (c) Permanent accessory buildings and structures. Permanent accessory buildings and structures, except carports, which are constructed as an integral part of a concrete slab, concrete beam or with concrete piers, shall comply with the following requirements: (4) Side building line: The side yard setback shall be the same as for the primary building structure. Exception: In the R-1, R-1-S, R-2, R-3, R-4-1), and R-8 districts, side yard setback shall be as follows: a. 500 square foot building or less: six feet. b. Greater than 500 square foot building: ten feet. c. Corner lots: Same as the primary building for the side yard adjacent to the street. (7) Maximum total floor area per lot size: a. 20,000 square foot lot or less: 500 square feet. b. 20,001 to 39,999 square foot lot: 2.5% of lot area c. 40,000 square foot lot or greater: 1,000 square feet (8) Maximum number allowed: One. A detached garage as defined herein shall be considered a permanent accessory building for the purpose of the maximum number allowed. (13) Special use permit provision for lots of 40,000 square feet or more. Accessory buildings located on lots of 40,000 square feet or more may request a Special Use Permit for the purpose of varying from the maximum floor area, height limit, pitch of roof, concrete access to a public street and masonry requirements contained herein. Permanent accessory structures may not exceed the square footage of the primary residence. The cumulative square footage of all accessory buildings is limited to five percent of the total lot or tract area. (f) Secondary Living Unit. A second single-family residential living unit with kitchen facilities, also known as a mother-in-law unit or granny flat, located on the same lot as the primary living unit shall comply with the following requirements: (1) Use. The secondary living unit is only for use by domestic persons and their family or a relative of the occupants of the primary living unit. This unit shall not be rented or leased and shall not have a separate utility meter. (2) Connection to primary residence. Secondary living units shall be constructed no more than 25 feet from the primary living quarters and be connected by a breezeway a minimum of six feet wide, attached to the roofline. (3) Architecture. The unit must be of the same architectural style as the primary structure and meet all standards as applied to the primary structure except: the requirement for minimum gross living area; the requirement for a garage/carport; and the off-street parking requirements. (4) Maximum total floor area: 650 square feet. (g) Solar panel systems. Solar panel systems which meet all applicable building codes as well as the following standards shall be permitted in any zoning district only after issuance of a building permit. (1) Roof mounted solar panel systems: a. Location: Roof mounted solar panel systems shall not be located on the roof slope facing a public street or any roof slope projecting from the primary front building facade. See Figure I-14: Roof-Mounted Solar Panel Location Standards. Solar panels may not extend beyond roof edges. b. Maximum height,pitched roof. Roof mounted solar panel systems shall have a top edge that does not project above the roofline, shall conform to the slope of the roof, and shall not exceed a 6-inch separation between the roof and the system. See Figure I-14: Roof-Mounted Solar Panel Location Standards. c. Maximum height, flat roof. Solar panel systems mounted on flat roofs shall not exceed the maximum height permitted within the zoning district and shall be screened in accordance with Section 118-877(a), mechanical equipment screening for nonresidential uses and nonresidential zoning. (2) Ground mounted solar panel systems. Ground mounted solar panel systems shall comply with all standards for permanent accessory buildings and structures, except: a. Roof pitch and masonry requirement shall not apply. b. Screening required: An opaque screening fence shall be provided to screen the system from adjacent properties. c. Maximum height: Shall not exceed the height of the required opaque fence and in no case shall exceed eight feet. d. Long lengths of conduit and wiring associated with the system's connection to the primary electrical panel shall be placed underground. e. A ground mounted solar panel system shall not count against the maximum number of permanent accessory structures allowed on a lot, but shall count towards the maximum area of permanent accessory structures on a lot. (3) Special use permit provision. Properties not able to justifiably meet the location criteria provided herein may apply for a special use permit. Section 5: THAT the Comprehensive Zoning Ordinance and Code of Ordinances of the City of North Richland Hills be amended by deleting in its entirety and reserving for future use Section 118-719 of Chapter 118 of the North Richland Hills Code of Ordinances. Section 6: THAT the Comprehensive Zoning Ordinance and Code of Ordinances of the City of North Richland Hills be amended by adding the following illustrations to Article IX of Chapter 118 of the North Richland Hills Code of Ordinances: FIGURE I-14: ROOF MOUNTED SOLAR PANEL LOCATION & HEIGHT STANDARDS STREET w j o 0 [Y 0 cT C/) U_ m 0o 0 w w wW Z -, OZ Z < NON—STREET ROOF SLOPE PANELS PERMITTED BY RIGHT TOP EDGE OF SOLAR PANEL.BELOWIINSIDE ROOF RIDGELINE 6.11V Section 7: Any person, firm or corporation violating any provision of the comprehensive zoning ordinance as amended by this ordinance shall be deemed guilty of a misdemeanor and upon final conviction thereof fined in an amount not to exceed Two Thousand Dollars ($2,000.00). Each day any such violation shall be allowed to continue shall constitute a separate violation and punishable hereunder. Section 8: It is hereby declared to be the intention of the City Council that the sections, paragraphs, sentences, clauses and phrases of this ordinance are severable and, if any phrase, clause, sentence, paragraph or section of this ordinance shall be declared unconstitutional or otherwise invalid by the final judgment or decree of any court of competent jurisdiction, such invalidity shall not affect any of the remaining phrases, clauses, sentences, paragraphs and sections of this ordinance, since the same would have been enacted by the city council without the incorporation in this ordinance of any such invalid phrase, clause, sentence, paragraph or section. Section 9: The City Secretary is hereby authorized and directed to cause the publication of the descriptive caption and penalty clauses of this ordinance as an alternative method of publication provided by law. Section 10: This ordinance shall be in full force and effect immediately upon passage. AND IT IS SO ORDAINED. Passed on this 8th day of December, 2014. CITY OF NORTH RICHLAND HILLS By: Oscar Trevino, Mayor ATTEST: Alicia Richardson, City Secretary Approved as to form and legality: George A. Staples, Attorney Aemaaj3 U) a ajoo a a w z Jaluao a a U 1ejaua0 a a 0 a6p3 a a Oy a a n a a U) L Z-1 a a U 0 6I a a w a z OO a a LU a o CL w Z -O a a LL R O o Vo a a w z -i m 21� a a Cl) 6-O a a m 00 dWL21 a a z O 6-HW a a w 8-21 a a U Q N 1921 a CL a (MIN a a m ~ z o E21 a a N X Z-21 a a W 6-a a a s-6-21 a a suol}1puoo N O w M M I? 00 r r C O y 5 W y y !/1 7 - / w N � 'a C W d• a N a d N y C w'S y d•�m O a a o p N rn 0 RZa U d c�^ez :�atn c ii > d Qu a 14a u u `O R a.U)Ez co H a N R U O Q to PUBLIC RESPONSE LETTERS REGARDING ORDINANCE NO. 3343 Sl=t n Corrlstoci( Roaft Rid'Wr'd%Arry"Jdowo Cariri SM* Monkloy,Noviwber TO,2014 J,„04 PM To, JO"pn Pjutick;Clayton QmMock A,. 1MVSWUM&W'Ej Sklbjoitt: N(,)rth Richtard jiMs i.o*,,at Rules kv 5olor PowN- To� John Pitstiek«Planning and Deye]ojunent D�Mxlxsr Clayton(,Oxxiswc�k',,Scl Ploluter Cc Lwy SwKnhw&EuMe Dircelorl-cus Solar Encrgy Socicty ,My flanle 6 tairry Howe, I wn a WwW nmnkr of the nowpl&l,cw1anhub5n theTexAs So are[xergy So6ety and lcnigfi ox resident of North rexas. I Nce(rom wd�q',s S(ar-T(" article,"NR11 Lc+c&s at Rulew rchi,SoLit Power",dial N orth Rich]and Ifills is CaNdming yocases And Ordinances r(dal(W 10 SOW OMOqY Oevicvs.I subillit tile contelas nf this erriail as iTIP1111 m ymw Oaming,proces%and to he included arm part of tho,Public record for any upcoming public hcarjr)g.s velated to the NRH solar ordinance discum4orts, As a proud umNe Iona,wWNWW vWha and AhAdual it dependence are important to me and most 'I exalw With today's solar PV tcchnO]4')gy,reMdential cmmmw ww We the choke w geneme wme or mom of Eck elewriclof needs ftotn local clean qoj4jr rgs(rurces,'rhey sjl()ujd Ian grio motivated 1)), 'bliplifivj 411141 strvamjjaeAj pwana Mai are focuqed otiSA-FETY M1,judsMons have Mmssed dis S1111c,ty fucas ill J.)rOU"98 lCi Jim,and ImUdingeadev The MY Unhal Was WWI of(],overnmentq k c rrenfly working with cifiel ncr(l,4i Mw1h 1'oxaq ft%pftrit of lhcir Solar Reody 11 Project qjqg). A lwy goal of the project is to help Cities dualop Streamlined pruco,-ws Which in turn Would 1101P encourage the adupdon of rouRop&distributed solar insudhations acrxx�s the tegion Below is a Suggested shrlphlied Ust of UWArmly onnnuenMrs salar energy deviee,rdInted orditimleas, Salar mxqy devices tire allavoed. Along Wi0i 0111orgy efrwikmor inyestmvnt�,wOdcnis iaidbLMiftew.NON 109 (Q OW LIVOlable lenewable clean eneigy t&,fi11(.)h)gYU.)te'duce tbeil,ejecuic 1080 oo Ibc NO&MY grid. clicrgy dcvicvs rousl no'cet 4111 applicable stillety requirements irucluding eleurient, 5re,and Imikling code, ShnpHRed&streatulined pen-nits are rexpired,am"Im pauMhq poccm W I ph=ki insalre Olm applical-ACSarqY code."i are rnet. Solar cliel-gy devices fliat are to be lo the clectric grid rntr st nicot appOralitc and approvah(if'$c loold Okolric Litility. Deplayrnein of residelifia]SdUr Pan&iS WiD 0 Mb&Wy MW PhUXMUVUWL MOM H is nunmal Or as f6w pcuov to(OwsUon Wr PewhoM Howevm,aashe%is rl very Subjedive UVW MW O"Na"MOS Nvmw a fh(wre,normal) the mosthatioNoncems"will tafie. Rornetntwx whon many neighl)orhoods rcqi.tirod wood W&Wu mob bwase A was thokjgN�l Olat composition Shinoles were tiot aestheticah)#weasinw? rtwat didn't,lat very,long, Alm),orchnance restrictions faire Mr mupikAn hqMA those MkWd M MY cm he MMot M un►hmly 11 apply and enforce. For example,most jurisdictions have found that trying to enforce"no street visibility"for solar panels for aesthetic reasons can be easily challenged. That is,how can a jurisdiction allow some homeowners the consumer choice to install solar panels because their ideal roof surface(south facing)for solar panels is not visible fiom the street,while prohibiting another homeowner from the consumer choice of installing solar panels because their idea roof surface is"visible frown the street".. Similarly,if aesthetics is such a significant factor,then why would it be acceptable for someone to have to"tolerate"solar panels if they lived behind someone with solar panels on the rear of their house,but not be acceptable if they lived across the street from someone that had solar panels installed on the front of their house. By the end of 2013,there were 470,000 total solar PV installations across the US. 155,000 of those installations were completed in 2013. The numbers in Texas are still relatively small,but the numbers are not insignificant. By the end of 2014,Texas will be nearing 10,000 total installations. Residential solar PV installations have many benefits to the persons making the investment and to the larger community. A few of these are: • Residents that make long term investments in their homes to create LOCAL CLEAN energy will help themselves hedge and stabilize a portion of their long term electricity costs. • They help reduce the peak electricity demand on the state's electric grid by producing electricity where it is consumed,thus reducing losses in electricity transmission systems. • They help reduce water consumption in North Texas,because unlike traditional electricity generation, creating electricity from solar PV panels requires no water. • They produce electricity with no air,water,or noise pollution. • They help the local economy through increased business sales revenue and the associated local jobs. In surmnary,it is recommended that the focus of ordinances for solar energy devices be focused on encouraging the deployment of residential and commercial rooftop solar(&other distributed forms such as ground mount solar arrays)and that the installations are done in a safe manner.Residents must be allowed to exercise their individual right and consumer choice to make long term investments in technology that would save them money and help provide for a cleaner environment for themselves,their families,and their communities. Best Regards, Larry Howe Texas Solar Energy Society Board Member (CONTACT INFORMATION BELOW NOT FOR PUBLIC RECORD) Plano,Texas` 972-. (home) 972 7(mobile) l.com 2 z�x�vn ����onm�ww November 12.2014 City of North Richland Hills, Texas Planning and Zoning Commission For inclusion in the November 20,2014 Planning and Zoning Commission Public Hearing Packet My name is Dian Uepinuki My family and K have lived in North Richland Hills for 11 yvam,where we reside today. In the interest of full disclosure, we've had a solar electric system installed on our a||'o|ootr|ofumr-bodmmm home for more than six years. The system contributes tnthe energy we consume,decreasing the energy we buy from the utility company. V\hon the system io making more energy than we're using,the excess flows backward through our meter to our neighbors. We have m ~QNd |ntert|e~ agreement with Oncnr, and have received credit for the excess energy on our bills from TXU Our utility bills average approximately$5O per month. In 2014. ov|n, omm,gy systems ,°mnh°d the threshold of affordability. To encourage their invmaNmUnm and use, the, United States government offers a Federal Tax Credit uf 30Y6nf the installed cost ofthe aystmm, with no cap on the credit amount. Locally, Onoor provides an additional incentive of approximately 30%. When combined,the return uninwum,mmn,imnomuommnn|y|mumthmn1Qyemm Adding to the benefit, TKU^ Green Mountain Energy, and Reliant all pay o customer for excess solar power fed back 10 the utility grid. Solar equipment also increases the appraised value x*homes. Studies for the past 20years by HUD, EPA,the State of California,the State ufColorado Energy Office, Wells Fargo Bank,the UCLA Ziman Center for Real Estate Studies, and an extensive nine-year study by the United States Department nfEnergy Lawrence Berkeley National Energy Laboratory ..all have shown substantial INCREASE in home valuations due to installation of solar energy equipment. Moreover, there has been NO negative impact on the oo|ov of hnnmo adjacent to or near any other home equipped with solar energy equipment. It's been a "no offmm^ at worst .. and m wary positive influence mn sales atbest. Property valuation increase is,dependent to a considerable extent on the amount of energy generated by the solar energy equipment. South-facing systems produce the most energy, thus provide the greatest return on investment,,and the optimal increase in appraised property valuation. The US Department of Energy is now encouraging cities around the country to reduce the"'soft"costs of solar installations. Soft costs include aspects such as permits and inspections. The North Central Texas Council of Governments has partnered with the National Association of Regional Councils (NAR[).tha Mid-America Regional Council (MARC). Meister Consultants Group, Inc., and Council of State Governments tv participate in the US Department of Energy "Solar Ready ||^ program. Solar Ready 11 is part of the U.S. Department of Energy SunShot Initiative Rooftop Solar Challenge, which strives to make solar energy cost-competitive with other forms ofenergy,and |s part of the Department of Energy's larger effort to position the United States as a global leader in the rapidly-growing solar market. North Richland Hills Planning and Zoning Commission Page 2of2 November 12.2O14 In a letter v, the North Texas Central Council of Governments dated June 21' 2014. North Richland Hills City Manager Mark Hindman affirmed North Richland Hills'support cfthe NCTCOG Solar Ready U pm0nmnn, and further indicated North Richland 0iUo would "provide m consideration of our |mm,| policies to include best management practices that result from the Solar Ready 11 initiative." Copy of Mr. HUndman's letter isenclosed herein, and U ask that ittoo he included in the Planning and Zoning Public Hearing Information Packet. Relative to the Best Management PmmUueo, and per the NCTCDG wmbsite: "Based on feedback received from K0etmp|ex participants involved in the Solar Ready |U progrom, local efforts are focusing on snvom|umas.including efforts to streamline permits and develop mitoUm for expedited processes." AzNCTCQG. pn^memmUvnm have stated the vast majority mfMotnvp|excities use permitting for solar energy systems, some with a "checklist". This saves time and money for the city, as well os for the opp|ioant,without the burden and expense 10 the city of Public Hearings. In 2011. Texas |ogis|ammns, recognizing the benefits of solar energy un hmmoom, enacted a statewide statute overriding HOA restrictions that prohibited solar energy systems from being installed on homes, for which guidelines similar taochenkUist are provided in the Statute. Direction of the solar equipment may only be prescribed by the HQA if their preferred location does not impact the solar equipment energy output by more than 1O96m the homeowner's preference. Otherwise,the homeowner prevails. Lest one think this was a partisan effort. it wasn't. HB362 passed the Senate by a vote of 31 to 0 0mnanimnuo41.and the House by a vote mf143to3.with one not voting. Veto-proof in both chambers. At the October 21,2014 NCTCOG Solar Ready 11 meeting,which Clayton Comstock,Senior Planner for North Richland Hills attended, one of the guest speakers was Ismael Rivera,Chief Building Official for the City uf8onbmvk.Texas. Mr. Rivera Nn|d of 8enbmoKs path down the"aesthetics"restrictions, and that earlier this year, Benbrook's City Council removed ALL aesthetic restrictions from their solar permitting process. He described them os^unnaonosary".and further stated"their citizens didn't want such restrictions. Flower Mound too discovered on identical opinion existed among their 68.0OO muidenm,and removed ALL of their aesthetic restrictions on solar energy equipment. Given the continued substantial increase in the solar energy market discussed at various NCTCOG meetings,the ordinance under consideration by North Richland Hills will place an undue burden on city staff in additional staff hours,ao well asbudget. We've got all the tools needed in existing ordinances to cover a solar permitting pmcess,without the added complexities and cost to North Richland Hills of another Special Use Permit classification. Per Clayton Comstock at his November 6,2014 presentation to the Planning and Zoning Commission, if the solar ordinance is enacted, North Richland Hills will be only one of two cities in!this category. Do we really want or need to be that out of stop with the other 109 Metroplex communities on the issue of solar energy? Respectfully Submitted this 121h of November,2014, ~ -~ � Dan&epinski. Resident North Richland Hills,Texas Claton Comstock From: Jaysquyres< ^ Sent: Thursday,November z3,2014 10:�08mw ux Clayton Comstock Subject: wn*so|mr Hello Mr. Comstock, My name is Jay Squyres and my HOA tried to restrict Solar on my house,in our-City,and in our State(since It is illegal for them toinmymOx.) They sued us twice,spent over$100,oOm of our dues an attorneys,and have brought Solar to the news several times,making them look awfv|| |can forward stories ifinterested. 11 wanted to prov�de some information for your P&Z meeting—which I was told I have until noon today to submit. Information isbelow: A) Here isa picture ofm*home. vve are the first NET ZERO home io Flower Mound. Video nf our property from the air:http5:/ /www.youtube.com,/"watch?v=lplbxFv4 70 B) Here|sa picture that my neighbor]amex]ohns"m can see from his yard. ee spoke to our Town Council saying lie LOVES Solar, Video here: t'f III' IVs Cap r„ µ „unwrrrur a✓ '. 1 ai 4ra µ , 'v; wn -_..- �YXemAVbal/24Y4aN4H 0.mpmml� � . 5 / H F d� r�rti f(NI � V Al ill r'4�' N V l ! r / IT ii/ a� / ��in ��r 4�« y%1f l/J r.re if r� �� 4 /A� ! of ! ru 1 w f J i� ,z 1�V r� L�trd „�� Cl Our town didn't like ANY of the scalar restrictions.my HOA wanted. Here is the history: Restrictions removed: O5/08/14 a) Minimum lot size of 2 acres for Ground mounted Solar panels. b) Ground mounted systems.should only be approved upon approval of specific use permit.. c) Ground mounts should be lower than S feet. d) Roof mounts should not face any public street. e) Ground mounts should be screened equal to or greater than the highest paint of tile ground mount. Shall not exceed total number of kilowatts needed for a hoarse. g.) Ground mounts can only have l system installed,no multiple locations. h) Penalties. Fined$2,000 for each offense. 07/112/14 a} Ground.mounts CHANGED,should be lower than 8 feet. bj Ground mounts CHANGED,should be screened by 6 feet. c) Removed Penalties. LDR will cover. 07/21/14 a) Town Council REMOVES 80%maximutu roof coverage. 2 b) Town Council REMOVES all screening requirements. c) Attorney notifies us not enough votes with 2-1. Rescheduled for Aug 4"'. 08/04/14 a) Town Council REMOVES accessory usage rules. Does NOT count towards number of outside structures, b) Town Council REMOVES Secondary engineers sea]being required, c) Town Council REMOVES all screening requirements. D) Our town asked me to accept a proclamation for our Solar work! 3 Office of dje Aavov WHEREAS,the National Texas Senewabie Energy Group in cooperation with the Texas Solar Energy Society and the American Solar Energy Society National Solar Tour has organized its EzP'annual DFWrtif Solar Tour on Saturday October d,20,14-and WHEREAS, the tour enables residents to tour innovative green homes and buildings around the DFVV Mefroplex and learn how homeoWhers and businesses can use solar energy, wind energy, energy efficiency,and other sustainable technologies;and WHEREAS, homeowners and National Texas Renewable Energy Croup volunteers will be available at each tour site to provide information and education about renewable energy installations, technologies and experiences:and WHEREAS, information about the tour,including Ostting hours,maps,directions and brief property descriptions and pheots can be found at DFWSotarTour.orgi and NOW,THEREFORE,t,Thomas E.Hayden,Mayor of the Town of Flower Mound,. Texas and an behatt of the members of the Town Council, do hereby proclaim October 4,2014,as: ,'DFW Sala'° Togo Day" en Flower Mound and encourage all residents to join the tour and further,gg ve full recognition io the dedicated company sponsors and volunteers who, have contributed so much time and effort in making this project a success. PROCLAWEID AND SIGNED on this the 18 day of Sepfertber,2414. tilavor,Town Of totucr$�4tlltltr D) Our town Rep that our HOA had introduce Solar restrictions last session,vwiil not this year. Here is his letter: 4 TAN PARxER F.U. Box 2910 AUSTIN TX 7876E-2910 1512)463.06661 a��r:` ' F"LC1W'tm.Ni TAN.PARM;;EFi.(¢HO VSL+"+",Sn"AV ,TX,U na ,� 1e, *t2nte of L"xa9 Mouse of wept��r�ifaififie� ,�i�triet Ilia October 20,21114 Mr.Jay Squyres 3208 Village Crest Court (Dallas,IN 7522'0 Dear Mr. Squyres; Thank you for contacting me with your thoughts on scalar enemy in Texas,the Dallas area and the Tow Mound. 1 greatly appreciate you taking the time to write me on this critical topic for our.state and for t you provide of the most recent local solar energy advancements in your letter. As you know,clean renewable energy has played an increasingly significant role in the U.S.and Texas markets. Since Texas is the leading state in energy production and consumption,it is vital that our stat. invest in renewable energy,ensuring that we remain at the forefront in renewable energy production be the future, l am proud to say that Texas not'only leads the nation in wind generated energy,but produr t%lce as much wired generated energy as the next closest state. 'Texas is also by far the top state in bioi production,and due to its abundant sunshine and manufacturing base,Texas is well positioned to coml growing,solar energy market as well.. List session I did file legislation pertaining to the safe mid responsible harvesting and storage of solar e residential areas.As you referenced,l was compelled to do so due to local concerns that were shared w*w the'Wellington community, However,it is my understanding that many of thew concerns have been su addressed at the local level.As such,it is not my intention to rcintroduce this bill during the upcoming. Legislative Session.hest assured that l will continue to use you as a resource if l am considering filing this topic in the future.. Again,thank you for sharing your thoughts with me. Please continue to stay in touch if 1 can ever be o in the future, lDest vistas Para Parker State Representative 'R ' a s E) We pulled Solar permits from all Cities in DFW. We are still missing dozens of cities,but there are currently 1,731 homes that have Solar on them,25%are on the front of the homes. Here is a map of all the locations and the hnk:https://www.google,.comlmaps/@32.8511605, 97.0725026,10z/data=93ml!4bli4m2!6ml!lszQTgQAGMoG,tO,kSMsucvW eO V IwB o p 5 , Y, .......I.. F) FeclEx opened the largest commercial system last week in Hutchins,Dallas County, Cost was$2,19/watt: 6 NW;ii 11 f l Aft i G) Our energy Company Reliant,(NRG)is aggressively,trying to get people to install Solar. You can install with NBC) MONEY OUT OF POCKET with a Lease,or you can buy a system that will pay for itself in under 3 years, Below is their em,ai9 If I can be of further assistance,PLEASE ask me! Jay Squy'res W 972-409-9500, 972.409-9501 fax a wwww.al2exexpress.net .............. ...... .... From:NRG Home Solar[mailto:insidesales cr roofdiagnostics.com] Sent:"Thursday, November 13,20,14 9:12 AM Tee: Subject:Get$500 by Going Solar Hi,just a reminder that you've received a quote from Roof Diagnostics Solar/NRG Home Solar. You may unsgtscribe if you no longer wish to receive our emails,. 7 Got Cold Fm`eet? r'Ar yi �jvyry air r Ire 1U lU a,e Cf 1 iri r (,�:U�,�r dk s nr Home. Terms and conditions and ellgibility requirements apply.See your NRG Home representative for details.To receive$500 payment,you must have NRG Home solar equipment successfully installed on your roof.. Payment will be made following final completion off your solar system inStal'dation. NRG Horne reserves the right to revoke or change this promotional offer at any time without notice. NRG Residential Solar Solutions LiLC d/b/a NRG Hoare Is a wholly-owned subsidiary of NRG Energy,Inc.NRG Home Is a registered servicemark of NRG Energy,Inc. (c)2014 NRG Energy,Inc.All rights reserved. Perward email �_au SafeJr rubseribe o+ sty Enaraidrro r ' ICcwl'R�dpY�u"1t�[�f�"C' a7.rar"I Z'day This ema V was sent to by insidesales roofdia nost'cs.com 8U,oda1e 2mf3P elEmail A 7y, r u i Rapid removal with 5afeUnsu_bscrllb_f1 p,d_ivg_q Inolicy. Roof Diagnostics Solar 12333 Highway 37 South I Wall I N]'p 06736 9 Comments for mmmp&Z Commission Regarding Draft Proposed Solar Ordinance for Consideration 11/20/14 Please consider the following comments based on the presentation at the z4Vg/14 Workshop(Draft Ordinance)& subsequent d|=psMono with Mr.Comstock,and thank you for allowing meto participate m this process. SUMMARY: z) Please consider how the Draft Ordinance could be brought into alignment with the Best Management Practices (BMPs)being promoted by the North Texas Council of Governments(NCTCOG)Solar Ready 11 program(SR 11),in particular: ~Removing the restriction n"street facing rooftop panels Modifying the opaque screening&height restrictions on ground mount systems z) Please consider changing the 6 inch,spacing requirement for rooftop systems to 18 inches to align with nationally accepted standards,such ax the Solar ABCs Expedited Permit Process. s)Please consider the effect the proposed est,ictionow|mhaveinumbimg,hrovmbc,ofmp«imroNu,"es/dents& reducing the opportunity for you to review SUP applications by"quality'installers by reducing the number of these installers willing to go through the SUP process,in particular in light of the increased competition for the reduced Oncor incentive program for zn15(both$/wa#&budgeted amount). DETAILS: z} Zoning did not make the'top 4"results from NCTCOG's survey of local jurisdictions'requested BMP focus areas,so they are not working mm proposed regional templates for zoning at this time. However,the national Sxn program does have a BMP document on this,&NCTCOG recognized that this has become more of a concern in,particular jurisdictions rmcenUyuy devoting the afternoon portion uf their 10/21/14 training meeting x,the subject wzoning. References: National Association of Regional Councils(NARCJ Solar Ready 11 Best Management Practices for Planning Improvements, Address solar m the zoning code: wcTcmG Training Presentation o"Se|ectxmmaeu Management Practices from meeting 10/21/14� negumvm:street facing rooftop panels:I agree with the points made in Larry Howe's comments addressed tm you earlier, sn will not elaborate further. Regarding opaque screening&height limitations on ground mount arrays:You might consider these for smaller lots, although|would not recommend it. Pole mount systems are almost always taller than 8 feet,but can be lower than the height limitations om accessory buildings. There are some examples nm the Dmm area which n can identify if you want,but some examples from the imtenmet are easily availab|e� qxn inch spacing requirement for rooftop systems restricts the number af mounting options o°a8abie&does not allow for designs which use larger spacings to increase system performance by allowing better airflow resuffingmcooler operatior, You might consider something less than a8 inches for street facing panels,although^would not recommend u. References: ^mmuoumg System information: 1.Is the mounting structure an engineered product designed to mount PV modules with no more than an 18"gap beneath the module framou?^ a} Oncor's 2015 solar incentives are due to be announced this week or in any case before 12/2/14,but preliminary information presented at the Arlington Conservation CouncH meeting last week by Kristy Tyra(who aclmonisters this program for oocor)is that both the incentive level ing/insta/lemwatt&the budget in$tpbr available will be lower than last year,when funds ran out in early Aug.,even though demand is expected to be higher, This means that~num|ityyinmakeo who are attempting to offer high yielding systems ata competitive price will tend to concentrate their limited resources(both time&personnel)mm jurisdictions in general&installations in particular that mu not require a SUP,process. |am attempting toget more details from once,&local installers about this,&can supply vtn you°=|get itif you want. By way of introduction,I have been volunteering as a"Solar Advocate"as a member of the non-profit North Texas Renewable Energy Group<mTnco, )&oso stakeholder with mcrcOG's Solar Ready nprogram ( ),&have experience&training in Solar PV in addition to my career as an Electronics Engineer. Thanks, Jamesgwemste|m Duncanville,Tx75z37 i,�,.. of il...,... ... i h, 3_24 kW Pole Mount High Noon Solar S.jpg 2_16 kW Pole Mount.High Noon Solar S.jpg 77j�//i��/�/��� 6_8 kW Pole Mount High Noon Solar S.jpg 4_08 kW Pole Mount High Noon Solar S.jpg a V 07 / I r lir / i 4_32 kW Pole Mount High Noon Solar S.jpg 2_04 kW Poke Mount High Noon Solar S.jpg <�a 99 kW Pole Mount High Noon Solar wR 504 kW e»Mount High Noon Solar&@