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HomeMy WebLinkAboutPZ 2018-03-15 Agendas M RH NOKTH RICHLAND HILLS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, MARCH 15, 2018 WORK SESSION: 6:30 PM Held in the City Council Work Room, 3rd Floor A. CALL TO ORDER A.1. Planning Manager report A.2. Discuss items from the regular Planning and Zoning Commission meeting. A.3. Discuss the format and contents of the Planning and Zoning Commission staff reports, agenda packets, and meeting presentations. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) Held in the City Council Chambers, 3rd Floor A. CALL TO ORDER A.1. PLEDGE OF ALLEGIANCE EXECUTIVE SESSION The Planning and Zoning Commission may enter into closed Executive Session as authorized by Chapter 551, Texas Government Code. Executive Session may be held at the end of the Regular Session or at any time during the meeting that a need arises for the Planning and Zoning Commission to seek advice from the city attorney (551.071) as to the posted subject matter of this Planning and Zoning Commission meeting. Thursday, March 15, 2018 Planning and Zoning Commission Agenda Page 1 of 2 The Planning and Zoning Commission may confer privately with its attorney to seek legal advice on any matter listed on the agenda or on any matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551, Texas Government Code. B. MINUTES Approve Minutes of the March 1, 2018, Planning and Zoning Commission meeting. C. PUBLIC HEARINGS C.1. SDP 2017-06 Public hearing and consideration of a request from Beaten Path Development for a Special Development Plan for portions of the northwest and northeast corners of Mid Cities Boulevard and Holiday Lane, being 11.89 acres described as portions of Lots 1 and 2, Block 33, and all of Lots 1 R, 2R1 , 3R, and 4, Block 34, Fox Hollow Addition; and Tracts 11 and 11 D, John Barlough Survey, Abstract 130. D. PLANNING AND DEVELOPMENT E. ADJOURNMENT CERTIFICATION I do hereby certify that the above notice of meeting of the North Richland Hills Planning and Zoning Commission was posted at City Hall, City of North C! nr Richland Hills, Texas in compliance with Chapter 551, Texas GCode on Friday, March 9, 2018, by 3:00 PM. City Secretary 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 City Secretary's office at 817-427-6060 for further information. Thursday, March 15, 2018 Planning and Zoning Commission Agenda Page 2 of 2 ?g1kH NORTH KICHL,AND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: March 15, 2018 SUBJECT: Planning Manager Report PRESENTER: Clayton Comstock, Planning Manager GENERAL DESCRIPTION: Staff will report on general announcements related to upcoming events and development activity in North Richland Hills and items of general interest to the Commission. ?g1kH NORTH KICHL,AND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: March 15, 2018 SUBJECT: Discuss items from the regular Planning and Zoning Commission meeting. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to discuss any item on the regular Planning and Zoning Commission agenda. GENERAL DESCRIPTION: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to inquire about items that are posted for discussion and deliberation on the regular Planning and Zoning Commission agenda. The Commission is encouraged to ask staff questions to clarify and/or provide additional information on items posted on the regular agenda. IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: March 15, 2018 SUBJECT: Discuss the format and contents of the Planning and Zoning Commission staff reports, agenda packets, and meeting presentations. PRESENTER: Clayton Comstock, Planning Manager GENERAL DESCRIPTION: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to discuss the format and contents related to meeting agenda packets, staff reports, and meeting presentations. ?g1kH NORTH KICHL,AND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: March 15, 2018 SUBJECT: Approve minutes of the March 1, 2018, Planning and Zoning Commission meeting. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: The minutes are approved by majority vote of the Commission at the Planning and Zoning Commission meetings. GENERAL DESCRIPTION: The Planning and Zoning Office prepares action minutes for each Planning and Zoning Commission meeting. The minutes from each meeting are placed on a later agenda for review and approval by the Commission. Upon approval of the minutes, an electronic copy will be uploaded to the City's website. RECOMMENDATION: Approve minutes of the March 1, 2018, Planning and Zoning Commission meeting. MINUTES OF THE WORK SESSION AND REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS HELD IN THE CITY HALL, 4301 CITY POINT DRIVE MARCH 1, 2018 WORK SESSION A. CALL TO ORDER The Planning and Zoning Commission of the City of North Richland Hills, Texas met in work session on the 1st day of March, 2018 at 6:30 p.m. in the City Council Workroom prior to the 7:00 p.m. regular Planning and Zoning Commission meeting. Present: Randall Shiflet Place 4, Chairman Steven Cooper Place 7, Vice Chairman Jerry Tyner Place 2, Secretary Justin Welborn Place 1 Don Bowen Place 3 Mason Orr Place 6 Absent: Kathy Luppy Place 5 Robert Housewright Ex-Officio Staff Members: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician Justin Naylor Civil Engineer Marrk Callier Management Assistant Craig Hulse Director of Economic Development Chairman Randall Shiflet called the meeting to order at 6:30 p.m. A.1 PLANNING MANAGER REPORT Planning Manager Clayton Comstock summarized the actions taken on planning related items at the February 26, 2018, City Council meeting. He further discussed City announcements and current development activity in North Richland Hills. March 01, 2018 Planning and Zoning Commission Meeting Minutes Page 1 of 8 A.2 DISCUSS ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. Planning Manager Clayton Comstock discussed items D.2., C.1., C.2., and D.1. Mr. Comstock also explained to the Commission that for courtesy to the applicant, item D.2. will be presented first. With regards to item C.1., Chairman Randall Shiflet asked if the overhead doors on the eastern side of the proposed structure will cater to outdoor storage behind the structure to the east. Mr. Comstock stated the applicant has stated the overhead doors are for ventilation purposes and that there is no additional room on the property to the east to store anything outside. Chairman Shiflet asked if the fencing is masonry. Mr. Comstock stated yes. With reference to item D.2., Commissioner Don Bowen asked if a drainage issue prevents the subdivision entry to be at the intersection of Dawn Drive and Glenview Dr. Mr. Comstock stated that is an option, but because the cost to install the infrastructure and signal lights, developers have not been supportive. Mr. Comstock continued, stating that because this developer does not have ownership of the far eastern property recommendations have been made to construct the subdivision entry on the eastern property line to prevent an additional subdivision street entrance on Glenview Drive. Commissioner Justin Welborn asked Mr. Comstock if wooden garage doors are a requirement, Mr. Comstock stated it is not a requirement of City code, but often encouraged in RI-PD zoning districts. Chairman Shiflet adjourned the worksessision at 6:55 p.m. REGULAR MEETING A. CALL TO ORDER Chairman Randall Shiflet called the meeting to order at 7:05 p.m. Present: Randall Shiflet Place 4, Chairman Steven Cooper Place 7, Vice Chairman Jerry Tyner Place 2, Secretary Justin Welborn Place 1 Don Bowen Place 3 Mason Orr Place 6 Absent: Kathy Luppy Place 5 Robert Housewright Ex-Officio March 01, 2018 Planning and Zoning Commission Meeting Minutes Page 2 of 8 Staff Members: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician Justin Naylor Civil Engineer Marrk Callier Management Assistant Craig Hulse Director of Economic Development A.1 PLEDGE OF ALLEGIANCE Commissioner Mason Orr led the Pledge of Allegiance to the United States and Texas flags. B. MINUTES APPROVE MINUTES OF THE FEBRUARY 15, 2018, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER DON BOWEN, SECONDED BY COMMISSIONER JUSTIN WELBORN TO APPROVE MINUTES OF THE FEBRUARY 1S, 2018, PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 6-0. D. PLANNING AND DEVELOPMENT D.2. FP 2017-07 CONSIDERATION OF A REQUEST FROM NOORNEEL LLC FOR A FINAL PLAT OF LOTS 5-7, BLOCK 5, BRENTWOOD ESTATES, BEING 5.11 ACRES LOCATED AT 8479 DAVIS BOULEVARD. APPROVED Chairman Randall Shiflet introduced the item and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Chairman Shiflet called for the applicant to present the request. Sandeep Sandhu, 704 Gateshead Court, Southlake, Texas 76092, presented the request. March 01, 2018 Planning and Zoning Commission Meeting Minutes Page 3 of 8 Chairman Shiflet asked the applicant if the intent of this plat is to divide the parcel into three lots from one lot. Chairman Shiflet called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Chairman Shiflet and Mr. Husband discussed signage opportunities on North Tarrant Parkway. A MOTION WAS MADE BY COMMISSIONER JUSTIN WELBORN, SECONDED BY VICE CHAIRMAN STEVEN COOPER TO APPROVE FP 2017-07. MOTION TO APPROVE CARRIED 6-0. C. PUBLIC HEARINGS C.1. SDP 2018-01 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM REVEST, LLC, FOR A SPECIAL DEVELOPMENT PLAN AT 6428 DAVIS BOULEVARD, BEING 2.454 ACRES DESCRIBED AS TRACT 7A, JOHN'S ADDITION. APPROVED Chairman Randall Shiflet introduced the item, opened the public hearing, and called for Planning Manager Clayton Comstock to introduce the request. Mr. Comstock introduced the request. Chairman Shiflet asked for the applicant to present the request. Rick Figueroa, 8800 Kirk Lane, North Richland Hills, Texas 76182, presented the request. Commissioner Justin Welborn and the applicant discussed the type of flatwork being used on the proposed building. Chairman Randall Shiflet called for Mr. Comstock to present the staff report. Mr. Comstock presented the staff report. Commissioner Don Bowen asked if the property to the east is in the floodplain. Mr. Comstock stated the property to the east is developable and does have some flood plain. March 01, 2018 Planning and Zoning Commission Meeting Minutes Page 4 of 8 Chairman Shiflet called for anyone wishing to speak for or against the request to come forward. There being no one wishing to speak, Chairman Shiflet closed the public hearing. A MOTION WAS MADE BY COMMISSIONER JERRY TYNER, SECONDED BY COMMISSIONER JUSTIN WELBORN TO APPROVE SDP 2018-01. MOTION TO APPROVE CARRIED 6-0. C.2. ZC 2017-11 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM BENCHMARK AMERICAN HOMES, LLC, FOR A ZONING CHANGE FROM LR LOCAL RETAIL TO RI-PD RESIDENTIAL INFILL PLANNED DEVELOPMENT AT 6351, 6413, 6415, AND 6429 GLENVIEW DRIVE, BEING 3.535 ACRES DESCRIBED AS LOTS B AND B1, DIAMOND LOCH ADDITION, AND TRACT 2B2, R.P. BARTON SURVEY, ABSTRACT 175. APPROVED Chairman Randall Shiflet introduced items C.2. and D.1., opened the public hearing for item C.2. and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Chairman Shiflet called for the applicant to present the request. Osama Nashed, behalf of ANA Consultants, 5000 Thompson Terrace, Colleyville, TX 76034, representing Benchmark American Homes, presented the request. Benjamin Robertson, 305 Shadow Grass Avenue, Fort Worth, TX 761201 on behalf of Benchmark American Homes, also presented the request. Chairman Shiflet called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Commissioner Don Bowen stated support for the entrance of the subdivision aligning with Dawn Drive. Mr. Husband stated that type of intersection was studied, but was not chosen. Commissioner Justin Welborn and Mr. Nashed discussed possibilities of the existing overhead service lines crossing Glenview Drive to the structure and recommended the service lines be moved underground. March 01, 2018 Planning and Zoning Commission Meeting Minutes Page 5 of 8 Commissioner Welborn and Mr. Nashed discussed development entry signs to the subdivision. Commissioner Welborn also discussed the opportunity to allow other architecturally enhanced garage doors other than wood. Commissioner Welborn recommended the applicant work with staff to discuss other architectural design standards for garage doors. Chairman Shiflet asked Mr. Husband if wooden garage doors are required for residential infill planned development. Mr. Husband stated it is not required, but recommended. Mr. Comstock stated the wooden garage door requirement is an option. Mark Chandler, 6400 Diamond Loch North, North Richland Hills, TX 76180, was called to speak and spoke on behalf of a group greater than or equal to ten and presented concerns about the development. With reference to Mr. Chandler's comments, Commissioner Don Bowen stated the referenced detention pond will not hold water, but will only catch runoff water. Commissioner Welborn and the applicant discussed the promises made by Benchmark American Homes to the residents from the 6400 block of Diamond Loch North. In reference to Mr. Chandler's comments, Mr. Robertson stated construction of the fences on the north property line would be coordinated with each adjacent property owner. In reference to comments made by Mr. Chandler, Mr. Nashed discussed the proposed drainage plan for the request. Commissioner Jerry Tyner asked if a homeowners' association will be established and be responsible for the detention pond's maintenance. Mr. Nashed stated yes. Chairman Shiflet called for anyone wishing to speak for or against the request to come forward. There being no one wishing to speak, Chairman Shiflet closed the public hearing. Commissioner Don Bowen stated saving more trees than just the ten oak trees would be in the best interest of the developer and home builder. March 01, 2018 Planning and Zoning Commission Meeting Minutes Page 6 of 8 A MOTION WAS MADE BY COMMISSIONER JUSTIN WELBORN, SECONDED BY COMMISSIONER DON BOWEN TO APPROVE ZC 2017-11, SUBJECT TO THE TEN PROTECTED OAK TREES BEING PRESERVED WITHIN THE COMMON AREA OPEN SPACE ADJACENT TO LOT 11, NO TWO-STORY HOMES ON LOTS 1 THROUGH 11, AND TO PLACE OVERHEAD LINES CROSSING GLENVIEW UNDERGROUND IF NEEDED. MOTION TO APPROVE CARRIED 6-0. PLANNING AND DEVELOPMENT D.1. PP 2018-02 CONSIDERATION OF A REQUEST FROM BENCHMARK AMERICAN HOMES, LLC, FOR A PRELIMINARY PLAT OF DIAMOND PARK ESTATES, BEING 3.535 ACRES LOCATED AT 6351, 6413, 6415, AND 6429 GLENVIEW DRIVE. APPROVED Item D.1. was presented in conjunction with item C.2. Commissioner Justin Welborn asked if the right-of-way line will be on the eastern boundary line. Principal Planner Clayton Husband stated yes. A MOTION WAS MADE BY COMMISSIONER MASON ORR, SECONDED BY VICE CHAIRMAN STEVEN COOPER TO APPROVE PP 2018-02, SUBJECT TO APPROVAL OF THE PROPOSED ZONING CHANGE APPLICATION. MOTION TO APPROVE CARRIED 6-0. E. ADJOURNMENT Chairman Randall Shiflet adjourned the meeting at 8:08 p.m. Randall Shiflet, Chairman March 01, 2018 Planning and Zoning Commission Meeting Minutes Page 7 of 8 Attest: Jerry Tyner, Secretary March 01, 2018 Planning and Zoning Commission Meeting Minutes Page 8 of 8 IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: March 15, 2018 SUBJECT: SDP 2017-06 Public Hearing and consideration of a request from Beaten Path Development for a Special Development Plan for portions of the northwest and northeast corners of Mid Cities Boulevard and Holiday Lane, being 11.89 acres described as portions of Lots 1 and 2, Block 33, and all of Lots 1R, 2R1, 3R, and 4, Block 34, Fox Hollow Addition; and Tracts 11 and 11 D, John Barlough Survey, Abstract 130. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: On behalf of Long Real Estate Investments, RCC/CT LLC, and DFW Oil, Beaten Path Development is requesting approval of a Special Development Plan (SDP) in the Smithfield Transit Oriented Development (TOD) District. The applicant proposes to develop a project that includes 93 new townhome lots and one existing commercial lot. The property is located on the north side of Mid-Cities Boulevard on the east and west sides of Holiday Lane. GENERAL DESCRIPTION: The project is located within the "Arterial Mixed Use" and "TOD Residential' subzones of the Smithfield TOD district. • The "Arterial Mixed Use" subzone is intended to provide appropriate transitions to major regional roadways while taking advantage of the frontage for limited auto- oriented uses and sites. The subzone does not permit townhomes by right. Any residential proposed within the "Arterial Mixed Use" subzone is limited to second floors above non-residential uses. • The "TOD Residential' subzone provides the transitions from higher intensity development of the TOD Core and existing residential neighborhoods and allows townhomes by right. The map excerpt below, taken from the Smithfield TOD Regulating Plan, shows the subject property (thick black outline), the subzone districts, and recommended thoroughfares. IqRH Figure 1: Smithfield TOD Regulating Plan tlj EGfi 10 f tlp V IVr f 1�JIIw I!�W� f1 Illlpll.,,..w..m. r i The subject property is governed by the TOD Residential and Arterial Mixed Use subzones. Below is a summary of the proposed development, which is planned for construction in two sections on the east and west sides of Holiday Lane. A complete concept plan of the project is attached. ,. WEST EAST COMBINED Holiday Lane Holiday Lane TOTAL Project Area 2.69 acres 9.20 acres 11.89 acres Townhome units 15 units 78 units 93 units Residential density 5.58 units/acre 9.42 units/acre 8.48 units/acre Commercial acreage - 0.92 acres 0.92 acres Open space, programmable 1.17 acres 0.74 acres 1.91 acres Common areas 5lots 191ots 24 lots Parking spaces/residential unit 3.6 spaces 3.83 spaces 3.80 spaces TOD WAIVERS REQUESTED: The following waivers to the TOD Code are being requested by this Special Development Plan proposal: 1. TOD Subzone Deviation. The "Arterial Mixed Use" subzone of the TOD code is a subzone found only in the Smithfield TOD and only along Mid-Cities Boulevard. The subzone does not permit single family or first-floor residential. It is intended to encourage continued commercial development along Mid-Cities Boulevard to support the increasing residential densities in other subzones of the district. Because of its proximity along Mid-Cities and at the edge of the TOD district, elements of Conventional Suburban Design (CSD) are permitted by the code. This includes deeper building setbacks from the street, 100% commercial uses, and standard site landscaping. As an example, the shopping center at the northeast corner of Smithfield Road and Mid-Cities Boulevard (Fitness 2000, Subway, The Corner Cafe, etc.) was designed to meet the TOD code's Arterial Mixed Use subzone. IqRH 2. Townhome lot width. The minimum width of any townhome lot permitted by the TOD code is 25 feet. The applicant is proposing 73 townhome lots with a lot width of 22 feet dispersed throughout the development. 3. Customized street design. The new street proposed on the west side of Holiday Lane is a customized street section for this development and is intended to discourage and/or slow cut-through traffic from southbound Holiday Lane to westbound Mid-Cities Boulevard. On-street parking is provided on one side of the street and multiple curb bump-outs are provided. In order to encourage a healthier street tree root zone, 5-foot sidewalks are also proposed along this street rather than the required 6-foot sidewalks. See plan view and cross section below. i { /I r/�rnrrs {/,,(ii° !✓�i.r`�� ^y�� %p �sP l iv t / ✓✓/ r r +� „ n / r�/ a �rgr p✓ / s GM �i iGU� r1 awv �i, � I ,,.,. 0 tii,� j / �� Lr y "'V'1 0 �! /✓/�*, 7f i�iV K 9 ry .1111'A mao 4. Parking driveway width. Because of the narrower width of the lots and need for parallel parking off the rear alleys, the maximum permitted residential driveway width of 20 feet may not be achievable. Instead, a continuous concrete parking lane along the alleys will likely be necessary. 5. Build-to-Zone. Both the TOD Residential and Arterial Mixed Use subzones require front build-to-zones with a minimum setback of 10 feet. The applicant is proposing to adopt a front setback of 5 feet. 6. Window and door coverage. The architectural standards for residential buildings within the TOD require windows or doors covering not less than 30 percent of all street facing facades. The code does not distinguish between first floor and entire fagade when calculating this ratio. On page 11 of the Design Guidelines, the applicant's proposed architectural standards requests a minimum of 35 percent of the first floor fagade area be covered in window and door openings. Staff's rough calculations of these conceptual renderings show a window/door opening ratio below 30 percent for the entire facade. DRC REVIEW: The Development Review Committee (DRC) evaluated the proposal based on the design intent and standards for the Smithfield TOD. The DRC recommendation of denial is based on the following factors. Lack of proper connectivity. The purpose of the Transit Oriented Development code is to seamlessly integrate and connect various uses, making them walkable. Additionally, establishing safe and connected vehicular routes that minimize points of conflict and increase access to safe, signalized intersections is a high priority. It IqRH is DRC's recommendation that the primary east/west street be stubbed to the east, allowing seamless integration of the office development to the east into the neighborhood. As a result, the four-unit building at the far northeast corner of the project should be rotated to face the new street extension. This will also correct the concern for the fronts of townhomes facing the side of a townhome without adequate separation. Without this street connection, existing and future office uses on the properties to the east will not be afforded access to the median opening on Mid-Cities Boulevard, resulting in an increase in the frequency of U-turns at the Smithfield and Holiday intersections. Inadequate separation between townhome blocks. In two instances on the plan (provided at right), the front faces of three townhomes (total of six units) directly face the side face of another townhome with as narrow a space as 30 feet. The applicant cites one example in !, Hometown Canal District and one example in Iron Horse Commons as precedent for this unusual and undesired ri configuration. j f The example in Hometown Canal District has two single family detached units whose front fagade is 31.17 feet from another unit's side fagade. The lots are also part of a larger " block of mews units that face a community open space ands ° includes a neighborhood cluster mailbox, so the space is used by the entire block of residents. —The example in Iron Horse Commons also has two single % family detached units whose front fagade is 42 feet from another unit's side fagade. The lots are also part of a larger block of mews units that face a half-acre community open space. W The Development Review Committee did not see these two examples as being similar to the proposed arrangement or establishing precedent for three townhome units in a dead end open space alley situation and is not supportive of it in this circumstance. Lot orientation. The orientation of Block C creates a situation where over half of Block A units do not have neighbors facing them across "Street A." As it is, "Street A" should be treated as the primary street frontage for all lots unless/until Block C is changed to a centralized open space, in which case lots should face the open space. Lack of usable, centralized open space. There is one open space lot of approximately 3,600 square feet currently proposed in Block B. However, this open space is buried within the neighborhood and is not treated as a centralized or substantial focal point for the neighborhood. Furthermore, the "private dog park" proposed on the far west end is hidden, inaccessible, and unlikely to be used by IqRH residents. This space would be better conveyed to the City for wildflower area, shaded rest area, and/or possible realignment of the Cotton Belt Trail crossing. Local market uncertainty of 22-foot townhome product. The DRC recognizes that over 90 units of 22-foot wide townhomes were approved in the Iron Horse TOD; however, those townhomes have not yet hit the sales market. The DRC is not supportive of additional deviations to the 25-foot minimum lot requirement for townhome lots until the community has a better understanding of the local market for 22-foot townhomes or direction is provided by City Council that this is a favorable and targeted product for North Richland Hills. The sketch below demonstrates how the concepts outlined above may be implemented. While it still assumes use of 22-foot townhomes, the neighborhood design and integration of office development would be supported by the Development Review Committee. . . _ ._ ¢m e ( il 2 : k l r T r k1� r � 4 .I..... ^. r _" ..r- .. ..w /�iii� '�,��.:�G �,,,Y„✓`, r N, COMPREHENSIVE PLAN & CURRENT ZONING: This area is designated on the Comprehensive Land Use Plan and is currently zoned Transit Oriented Development. The purpose of the transit oriented development code is to support the development of the community's station areas into pedestrian-oriented, mixed-use urban neighborhoods, with convenient access to rail transit, shopping, employment, housing, and neighborhood retail services. The goal of each station area is to encourage an efficient, compact land use pattern; encourage pedestrian activity; reduce the reliance on private automobiles; IqRH promote a more functional and attractive community through the use of recognized principles of urban design; and allow property owners flexibility in land use, while prescribing a high level of detail in building design and form. SPECIAL DEVELOPMENT PLAN: The applicant is requesting a special development plan for consideration of modifications to the standards of the transit oriented development district. The special development plan process is intended to allow applicants development flexibility to address specific market opportunities and/or contexts within the transit oriented development district. In evaluating a special development plan, the Planning and Zoning Commission and City Council must 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 consolidating 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; and, • does not hinder future opportunities for higher intensity transit oriented development. CITY COUNCIL: Following a recommendation from the Planning and Zoning Commission, a public hearing for this item will be held by the City Council at the March 26, 2018 meeting. RECOMMENDATION: Deny SDP 2017-06. r y J � a a CCD D 0 0 z W O In D w J� �P y0 10 0 y c 3nb ba1N30 �6s 0 J m W r F IL G z z J J J W Z z 13 AlSIMH� z a o J .(3 MUM 3 Nl isunH4NVS Z Ja w J G J W N LL Z W j Z N V r y i I �I r r / v � / I f Im ij i I 1 /i ! r/ i r / IJJ�i1�/ i iii i sr k4RH PUBLIC HEARING NOTICE rr0KTF1 KICF-ILAN D FALLS CASE: SDP 2017-06 NAME ADDRESS CITY, STATE ZIP You are receiving this notice because you are a property owner of record within 200 feet of the property shown on the attached map requesting a Special Development Plan. APPLICANT Beaten Path Development LOCATION Portions of the northwest and northeast corners of Mid Cities Boulevard and Holiday Lane REQUEST Public hearing and consideration of a request from Beaten Path Development for a Special Development Plan for portions of the northwest and northeast corners of Mid Cities Boulevard and Holiday Lane, being 11.89 acres described as portions of Lots 1 and 2, Block 33, and all of Lots 1R, 2R1, 3R, and 4, Block 34, Fox Hollow Addition; and Tracts 11 and 11D, John Barlough Survey, Abstract 130. DESCRIPTION The applicant is proposing a development of 93 single-family townhomes and 2.83 acres of open space. See proposed plan on back. PUBLIC HEARING DATE Planning and Zoning Commission 7:00 PM Thursday, March 15, 2018 City Council 7:00 PM Monday, March 26, 2018 MEETING LOCATION City Council Chambers - Third Floor 4301 City Point Drive North Richland Hills, Texas People interested in submitting letters of support or opposition are encouraged to contact the Planning&Zoning Department for additional information. Letters must be received by the close of the City Council public hearing. Because changes are made to requests during the public hearing process,you are encouraged to follow the request through to final action by City Council. Planning & Zoning Department 1 4301 City Point Drive - NRH 76180 817-427-6300 1 www.nrhtx.corn 1 planning @nrhtx.com For More Information, you can now visit NRHTX.com/map ART "R 11 R Z MID-CITIES 8 ........ ..... HOLIDAY-LN Feet Prepared by Planning 2/1512018 0 100 200 400 600 BOC Legend — — 6 A Mi R rrr, u f Ff "(F" Owner Address City, St Zip ARMSTRONG, ERNEST G 7468 SANDHURST LN S NORTH RICHLAND HILLS,TX 76182 BARBETTI, CHRISTINE A 5709 GUADALAJARA DR NORTH RICHLAND HILLS,TX 76180 BARTLETT, REBECCA 8204 RIO BEND NORTH RICHLAND HILLS,TX 76182 BASSINGER, BETTINA 332 RIVER MEADOWS LN ARGYLE,TX 76226 BASSINGER, H 7901 SABLE LN NORTH RICHLAND HILLS,TX 76182 BEARD FAMILY LTD PARTNERSHIP 176 FRIAR TUCK WAY KERRVILLE,TX 78028 BRE KNIGHT SH TX OWNER LLC 345 PARK AVE NEW YORK, NY 10154 BULL,JARVIS 2809 TORINO TR KELLER,TX 76248 BULL,JARVIS L 2809 TORINO TRL KELLER,TX 76248 CARTER, HOMER J 2146 PORTWOOD WAY FORT WORTH,TX 76179 CENTERPOINT COMM BAPTIST CH 421 CANNON DR HURST,TX 76054 CONNER, CURTIS G 10 CEDAR LN BEDFORD,TX 76021 CONTALDI, MARIO 1029 ANSON DR KELLER,TX 76248 COSTANZA,TABBATHA L 9309 HARBOUR VIEW LN FORT WORTH,TX 76179 DFW OIL INC 7601 MID CITIES BLVD NORTH RICHLAND HILLS,TX 76182 DULANTO,JORGE 7712 SABLE LN N RICHLND HLS,TX 76182 ELMALLAH, EDWARD Y PO BOX 402 GRAPEVINE,TX 76099 EVANS,JOHN 6301 MARK CT FORT WORTH,TX 76182 FASNACHT, RAYMON L 423 LOS RIOS CT PLEASANTON, CA 94566 GRIGGS, DONNA M 7708 SABLE LN NORTH RICHLAND HILLS,TX 76182 GRIMES,TAIREE 7812 ARTHUR DR NORTH RICHLAND HILLS,TX 76182 GROVE, PAMELA G 7808 ARTHUR DR FORT WORTH,TX 76182 HL& MCB PROPERTIES LP 6000 WESTERN PL# II FORT WORTH,TX 76107 HOSEA, SHERRELL 7472 SANDHURST LN S NORTH RICHLAND HILLS,TX 76182 KBE INVESTMENTS SERIES THREE L 2426 ROSEBURY LN TROPHY CLUB,TX 76262 KUNKEL ADDITION LLC 7801 MID CITIES BLVD#400 NORTH RICHLAND HILLS,TX 76182 KUNKEL HOLDINGS LLC 7801 MID CITIES BLVD STE 400 NORTH RICHLAND HILLS,TX 76182 LAM, KAI L 15 LAGANI AVE L413 3 LOFTIN RESIDENTIAL SERV OF TEX 5301 HOLLISTER DR KELLER,TX 76244 LOFTIN, CECIL W 5301 HOLLISTER DR FORT WORTH,TX 76244 LONG REAL ESTATE INVESTMENTS 9115 RUMFIELD RD NORTH RICHLAND HILLS,TX 76182 LONG, MARK D 9115 RUMFIELD RD NORTH RICHLAND HILLS,TX 76182 MORRISON, PAMELA 710 WHISPERING WOOD CIR SOUTHLAKE,TX 76092 O'CONNOR, COLLEEN 7800 ARTHUR DR NORTH RICHLAND HILLS,TX 76182 O'CONNOR,VINCENT PO BOX 1951 COLLEYVILLE,TX 76034 ROACH, SAM K 2701 BROOKSHIRE DR SOUTHLAKE,TX 76092 ROSSI, WILLIAM PO BOX 1951 COLLEYVILLE,TX 76034 SABO, LEONTIN 1436 CAT MOUNTAIN TR KELLER,TX 76248 SCHNEIDER, DANE 6318 HOLIDAY LN NORTH RICHLAND HILLS,TX 76182 TADLOCK, LARRY P 601 S MAIN ST STE 240 KELLER,TX 76248 TAYLOR, RICHARD G 4011 OAKHURST DR AMARILLO,TX 79109 VEDDA, MICHAEL 1642 WALTERS AVE CAMPBELL, CA 95008 WALLACE, BILLY D 7116 SWEETBRIAR CT FORT WORTH,TX 76182 WILDAM2011 LLC 401 JOHN MCCAIN RD COLLEYVILLE,TX 76034 YOUNG, LAUREN 1280 SHENANDOAH RD SAN MARINO, CA 91108 ZACHARIAS,JOHN KENT 1004 ALMOND DR MANSFIELD,TX 76063 Ti o o IN I d I!lm�r rf CLr r %2fOl�UIS �� I'�� 5w4 r N r�w�+ i ri l7 ri /i rr (PH Yr9 14N6}g}� 4Ew r / a G r j �i �0,� ia,ix uxw', nrY r � " !" / r } Yh✓R w;�.m�.o. .hu WRY F� a-r�' u�1 " ar y �FsFs qq 'rP ,,�Ba c 0, pY'I �A } Gre t6A H =: � z H r of E, V6 i— 1 v r55 �. 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MasY4I PWrioinO .••. n•• • ✓r / /rr rr//%//%/ y�/��/0//%��/��/ (, UrbanU,r / nrchitea,re %%, evaxn,r„In Y Y1 ■■■ 7 1 12 FEB 18 n -30'h na• vv .�... rbtall. Ti (.ti 1 s North Richland Hills,Tarrant County,Texas .. �i �� a �,. �� M�oRl anw 53urn aiW r� IItlM AHNOitlW 3 `} � ��ii �� �� -�� ,� � _ a `� �' From: Scott Kunkel To: Plannino Subject: Response to Case: SDP 2017-06 Date: Friday,March 9,2018 9:47:12 AM Attachments: Scan0036.ndf To whom it may concern, Clayton Comstock indicated that I should send this email by 10 a.m. today to get into your packet of information for the hearing on Thursday, March 15. 1 would appreciate that you print it and submit. I would also ask to be put on the speaking agenda for that meeting as this is only a brief objection. I, Scott Kunkel, was a long time resident of North Richland Hills (over 20 years) and have operated my CPA practice in North Richland Hills for over 20 years (Since 1995 with 1 year in Hurst). I hope to continue practicing for another 10 years, Lord willing, so as you see have a vested interest in the city and the area under question. I am the property owner at 7801 Mid Cities and 7795 Mid Cities. There is a 4,192 square foot building with 4 business occupying 7801 Mid Cities which was built in 2000. The empty lot at 7795 Mid Cities borders to the east the Beaten Path Development plan which is applying for special consideration. I strongly oppose this project as it is being submitted for the following reasons. • The east end of the proposed development constructs a wrought iron fence which effectively cuts my property off and land locks me. I circled and highlighted the attachment A to this email showing the area in question. • When I built the building at 7801 Mid Cities I was denied a median cut to my drive. I was told that the access would be via "U-turns' at Abbott Ave and Smithfield Road until the property to the west was developed at which time I would be able to connect to it. John Pitstick who is working with Beaten Path Development on this project was a city employee back in 2000 and I had a number of dealings with him and can support this fact. • Attachment B was the variance applied to a few months ago which shows in the highlighted area a connecting road to 7795 property. Oscar Trevino submitted this plan and again, having been with the city back in 2000 can support the fact of connecting 7795 Mid Cities to the adjoining property. • I also oppose a wrought iron fence separating the front of the development on the east end to 7795 Mid Cities. I plan on constructing a small office building and have a tenant. You may see nothing wrong with a row of garages along Mid Cities but I think it is an eyesore and may cause this tenant to change their mind. It should be a brick fence just as I was required to construct between the 7801 Mid Cities building and the houses behind. Not wrought iron or wood or even precast as I was not allowed to do 18 years ago. For those reasons I ask for access to the development and also a brick wall in the front portion. On a side note, I thought 20 years ago Mid Cities was going to be an attractive thoroughfare of North Richland Hills where Davis Blvd. had failed over the years. As a believer in free trade and one doing what they want with their property, I also realize that we don't live in a vacuum which is why my request is only for the promises made and the consistency in developments. However, looking more globally at the neighborhood, I don't see where a row of town home garages right up to Mid Cities with a see through fence is good for the city. Why not require the same look as over on Davis Blvd. with the townhomes sitting back and a picket fence in front. No garages in view there. Would seem to give a little cohesiveness to the planning. Thanks for hearing me out and I look forward to the meeting on Thursday. Thanks, Scott A. Kunkel, CPA, PC 817-498-1040 "Helping husiness owners achieve the thrill of success!" 111.. . .. , J IRS circular 230 Disc]os'mc for writtcn tax advice: Bascd on current IRS rules and standards,the advice ahovc is not intended to be a"ceccrod opinion"and is not intended or writtcn to be usal,and it cannot he used by is taxpayer or the purpose of a%oidingpmal tics that may he imposed on the laxpaycr.11 this message is lam ided in any manner to another taxpayer they cannot use the advice and should seek advice based on their own particular circumslances from an independent lax advisor. This message may contain privileged or confidential information.II you arc not the intended recipient of this taossage,you may not make any use ol; or rely in any way on this information,and you should destroy this message and notify the sender by reply email.Any opinions or advice compared in this email are subject to the terms mud conditions in any applicable client engagement or services agrecmnen[ f'14CPM610-6 For More Information, you can now visit NRHTX.com/map 6. ......r t G Y-ST WL T- -�R- UR DR .......... Him .......... R LH I 1 7 MID-CIT IES - ----- J OLIDAY LN nr N-r Feet Prepared by Planning 2/1512018 0 100 100 400 CID 0 100 Legend . SId—IR 0, 14/ 00 ,10 10OF tmj WAR h, aP 9 1"'tP"k" '�ApOe R/ K /y ' //4� IT k, f" M W)-.0 Ur I R BL I J-1111111,---'l � ceJM � ERh,bttG-Neealai U.PerenII Exhibits-6MIviance No XXXX Pa9a2ot2 "Cliff 11— ..,m..�, {.� �U a ,- _ _ — I6 r I 'ri R`"^T... le Wrmm rmm }: w" L �, Mr eI 6uJ 4m_a tl eaf - 9 ' ease°P 201708 %" �� „, ,�,,,; ... •�� ,„„�� •< FREE REMi ;AL + �a wm,a. .o nxr fi k /� / Iivan,a�_ _R.'.. :: �.�.m a_,,,�� _.P,>-.nww�` � LANDSCAPE PLAN John Kent Zacharias 1004 Almond Drive Mansfield, Texas 76063 682-225-9488 March 7,2018 RE: Public Hearing Notice Case: SDP 2017-06 Beaten Path Development Mid Cites Blvd and Holiday Lane North Richland Hills Planning and Zoning Commission 4301 City Point Drive North Richland Hills, Texas 76180 Dear Sirs: It is good to see multi housing projects. Accept this letter as my support and opposition to the Beaten Path proposed development. I support the Beaten Path Development plan at the corner of Mid Cities Blvd and Holiday Lane with the following exceptions: I. Inadequate open space. There needs to be a park like area for neighborhood activity. Small Townhomes attract young family's with multiple children needing play space(hopefully not railroad land). 2. Inadequate street parking. High density Townhomes with multiple occupants require ample street parking. Assuming 4 cars per Townhome unit, there is simply not enough parking space. 3. Too many connected Townhome units. The fire safety distance between units is lacking when 5 or more units are built contiguously together. I agree that the above objections, if implemented, will increase development cost per Townhome unit. With a lower density development the selling price can be also increased to reflect the enhanced quality of urban life. Respectively submitted, ? , Za�charias Z Jahn Kent Owner 7704 7706 Sable Lane. (within 200 feet of Development) From: Clayton Comstock To: Clayton Husband Subject: FW: Response to Case:SDP 2017-06 Date: Friday,March 9,2018 11:35:57 AM Attachments: Scan0036.odf From:Jay Bruner Sent: Friday, March 9, 2018 10:58 AM To: Clayton Comstock Subject: Fwd: Response to Case: SDP 2017-06 Hi Clayton, I just wanted youth know, and put on record, I do agree with Scott on this. T definetly want the development with the stipulations that Scott is requisition, (the brick fence, the drive through, etc) If i can speak into this at the cousnel then you can add me to the list. In His Grip. Jay Bruner Center Point Church North Richland Hills, Texas 817.581.4900 "Helping People Discover and Live a God Centered Life" From: Scott Kunkel Date: March 9, 2018 at 10:00:18 AM CST n"Gay,Patricia AC WBeth Don Robinson ms Subject: FW: Response to Case: SDP 2017-06 To all, Following is what I sent to the city in response to the development at the adjoining property. If any of you have not written I would encourage you to do so, whether in support or in opposition. It's much like voting so a good way to influence the community around your work space and city if you are a resident of NRH. And regardless of where this goes, you should know that Clayton Comstock with the city planning has been very proactive in supplying information. He does remain neutral but was very informative (much like what we expect from the media on other news, but I digress ). So if given a chance give a shout out to him as he doesn't just sit on his thumbs and push paper. A credit to the city and involved in the future. Thanks, Scott A. Kunkel From: Scott Kunkel Sent: Friday, March 09, 2018 9:47 AM To: Subject: Response to Case: SDP 2017-06 To whom it may concern, Clayton Comstock indicated that I should send this email by 10 a.m. today to get into your packet of information for the hearing on Thursday, March 15. 1 would appreciate that you print it and submit. I would also ask to be put on the speaking agenda for that meeting as this is only a brief objection. I, Scott Kunkel, was a long time resident of North Richland Hills (over 20 years) and have operated my CPA practice in North Richland Hills for over 20 years (Since 1995 with 1 year in Hurst). I hope to continue practicing for another 10 years, Lord willing, so as you see have a vested interest in the city and the area under question. I am the property owner at 7801 Mid Cities and 7795 Mid Cities. There is a 4,192 square foot building with 4 business occupying 7801 Mid Cities which was built in 2000. The empty lot at 7795 Mid Cities borders to the east the Beaten Path Development plan which is applying for special consideration. I strongly oppose this project as it is being submitted for the following reasons. • The east end of the proposed development constructs a wrought iron fence which effectively cuts my property off and land locks me. I circled and highlighted the attachment A to this email showing the area in question. • When I built the building at 7801 Mid Cities I was denied a median cut to my drive. I was told that the access would be via "U-turns' at Abbott Ave and Smithfield Road until the property to the west was developed at which time I would be able to connect to it. John Pitstick who is working with Beaten Path Development on this project was a city employee back in 2000 and I had a number of dealings with him and can support this fact. • Attachment B was the variance applied to a few months ago which shows in the highlighted area a connecting road to 7795 property. Oscar Trevino submitted this plan and again, having been with the city back in 2000 can support the fact of connecting 7795 Mid Cities to the adjoining property. • I also oppose a wrought iron fence separating the front of the development on the east end to 7795 Mid Cities. I plan on constructing a small office building and have a tenant. You may see nothing wrong with a row of garages along Mid Cities but I think it is an eyesore and may cause this tenant to change their mind. It should be a brick fence just as I was required to construct between the 7801 Mid Cities building and the houses behind. Not wrought iron or wood or even precast as I was not allowed to do 18 years ago. For those reasons I ask for access to the development and also a brick wall in the front portion. On a side note, I thought 20 years ago Mid Cities was going to be an attractive thoroughfare of North Richland Hills where Davis Blvd. had failed over the years. As a believer in free trade and one doing what they want with their property, I also realize that we don't live in a vacuum which is why my request is only for the promises made and the consistency in developments. However, looking more globally at the neighborhood, I don't see where a row of town home garages right up to Mid Cities with a see through fence is good for the city. Why not require the same look as over on Davis Blvd. with the townhomes sitting back and a picket fence in front. No garages in view there. Would seem to give a little cohesiveness to the planning. Thanks for hearing me out and I look forward to the meeting on Thursday. Thanks, Scott A. Kunkel, CPA, PC 817-498-1040 "Helping business owners achieve the thrill of success!"