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Home My WebLink AboutPZ 2014-11-06 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 6, 2014 6:30 PM ---------------------------------------------------------------------------------------------------------------------------- A.0 Call to Order - Chairman A.1 Recent City Council Action, Development Activity Report, and General Announcements A.2 General Discussion about Accessory Buildings and Solar Energy Systems including Proposed Revisions to Section 118-718. 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 10/31/2014 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 Work Session Meeting Work Session Agenda North Richland Hills City Hall City Council Workroom 7301 Northeast Loop 820 North Richland Hills, TX 76180 Thursday, November 6, 2014 6:30 PM A.0 Call to Order - Chairman A.1 Recent City Council Action, Development Activity Report, and General Announcements A.2 General Discussion about Accessory Buildings and Solar Energ y Systems including Proposed Revisions to Section 118-718. B.0 Adjournment PLANNING & ZONING COMMISSION x MEMORANDUM M From Office of Planning and Development Date: 11-6-2014 Subject: Agenda Item No. A.2 General Discussion about Accessory Buildings and Solar Energy Systems including Proposed Revisions to Section 118-718. Presenter: Clayton Comstock 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 work session discussion is to consider the separation of 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 primary questions for P&Z are: 1. Should any zoning district—not just R-1-S—be allowed to request an SUP for large accessory buildings if they meet certain lot area criteria? Example: Should a 1-acre "R- 2" property be permitted to request an SUP for a large accessory building? 2. Should the maximum accessory building area cap be raised to 1,000 square feet (or other) for larger lots? The following table summarizes City Council's approval history of accessory buildings larger than 500 square feet since 2007: SUP 2008-01 7008 Douglas Ln 3/17/2008 AG 1,500 s.f. No, metal SUP 2010-06 7955 Bursey Rd 11/8/2010 AG 704 s.f. 100% SUP 2010-08 6800 Little Ranch Rd 12/13/2010 R-1-S 1,120 s.f. 100% SUP 2010-09 7609 North Forty Rd 5/9/2011 R-1-S 1,368 s.f. 100% SUP 2011-08 1 8912 Amundson Dr 1 12/12/2011 1 R-1-S 1,200 s.f. 100% SUP 2013-01 7416 Eden Rd 3/4/2013 AG 1,500 s.f. 100% SUP 2013-06 8713 Stewart 1/13/2014 R-1-S 3,100 s.f. Wainscot SUP 2014-03 7113 Douglas Ln 8/11/2014 R-1-S 1,000 s.f. One side DIY YY 1� For some perspective, the above building found online is 960 square feet in size. The image below provides some perspective on the storage capacity of a 500 square foot building, typically good enough for two cars. I / J I r r � m ,� m�m�wrmmi�nmimw!�nvmoimmmmairmuim MmN,o a � � mm�mmmammmumi� mm�miom� Immoioimmmiomumommioioumoimnimmmuoimnimim000umimiomremooumioii� iiiRmmVoim�u ORDINANCE OPTIONS: Below are three options for the purpose of discussion. You can see by the beige text that staff is not proposing to decrease existing accessory building entitlements. Rather than "taking" entitlements away, all three options "give" more rights, options, and flexibility to the property owner. 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We will continue to consider R-1-S zoning change requests city-wide even if the sole purpose of the request is for larger accessory buildings. Option 2: SUP allowed for any building over 500 SF Open it up. Remove the R-1-S connection to large accessory buildings and allow anyone to request an SUP for accessory buildings exceeding 500 square feet. Option 3: Proportion of lot size for 500-1000 SF, then SUP Lots less than 20,000 square feet can continue 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. Staff is not recommending a change to the masonry requirements at this time but would certainly welcome discussion and input. Many of the recent SUP requests and permit inquiries have been for metal buildings. SOLAR PANEL REVIEW: If a change is recommended to the existing regulations on this topic, it will likely be combined with the Solar Panel Ordinance for a more comprehensive revision to Section 118-718, Accessory Buildings and Structures. At the meeting, staff will review the previous solar panel discussion and the direction the ordinance is going. To review: 1. Roof-mounted solar panel systems. Roof-mounted solar panel systems would be permitted by-right on any non-street-facing roof slope. An SUP would be required for street-facing roof slopes. Staff is discussing how to best expedite these applications through the public hearing process. 2. Ground-mounted solar panel systems. Ground mounted solar panel systems would be limited to the permanent accessory structure square footage and eight feet in height. ALSO FOR DISCUSSION: As part of this revision, staff would also transfer the definition and regulations for secondary living units from Section 118-1 (Definitions) to Section 118-718 (Accessory Buildings & Structures). The current definition for "secondary living unit" is: 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. 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. All 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. This 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. All secondary living units shall be a maximum of 650 square feet. The unit shall not have a separate utility meter.