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PZ 2017-04-06 Agendas
M RH NOKTH ILIC:HLAND HILLS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, APRIL 6, 2017 WORK SESSION: 6:30 PM Held in the City Council Work Room, 3rd Floor A. CALL TO ORDER A.1. Announcements - Upcoming City Events A.2. Discuss development activity report and City Council action. A.3. Discuss current cul-de-sac radii requirements. A.4. Discuss items from the regular Planning and Zoning Commission meeting. 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,April 6, 2017 Planning and Zoning Commission Agenda Page 1 of 3 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 B.1. Approve Minutes of the March 16, 2017 Planning and Zoning Commission Meeting. C. PUBLIC HEARINGS C.1. ZC 2017-01 Public Hearing and consideration of a request from Nick Craig for a zoning change from C-1 Commercial to NR-PD Non-Residential Planned Development on 6.91 acres located at 8500 Cardinal Lane. C.2. ZC 2017-02 Public hearing and consideration of a request from East Star Design for a zoning change from C-1 Commercial to RD-PD Redevelopment Planned Development on 1.03 acres located at 7407 Boulevard 26. C.3. ZC 2017-04 Public hearing and consideration of a request from M.J. Wright & Associates, Inc., for a zoning change from C-1 Commercial to RD-PD Redevelopment Planned Development on 1.40 acres located at 8409 Harwood Road. C.4. SUP 2017-02 Public hearing and consideration of a request from Larry Stewart Custom Homes for a Special Use Permit for an accessory building larger than 1,000 square feet located at 7416 Bursey Road. C.5. SDP 2016-05 Public Hearing and consideration of a request from Skeeter & Bucky, LP, for a Special Development Plan for Iron Horse Village on 9.17 acres located in the 6300-6400 blocks of Iron Horse Boulevard. D. PLANNING AND DEVELOPMENT D.1. FP 2016-16 Consideration of a request from Spry Surveyors for a Final Plat of Lots 4 and 5, Block 13, Meadowview Estates Addition on 0.9652 acres located at 8501 Rumfield Road. E. ADJOURNMENT Thursday,April 6, 2017 Planning and Zoning Commission Agenda Page 2 of 3 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 Richland Hills, Texas in compliance with Chapter 551, s Government Code on Friday, March 31, 2017, by 5:00 PM. ?fin,...4 f rh :s 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,April 6, 2017 Planning and Zoning Commission Agenda Page 3 of 3 1g1kH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: Announcements — Upcoming City Events PRESENTER: Clayton Comstock, Planning Manager SUMMARY: General announcements and upcoming events in North Richland Hills. GENERAL DESCRIPTION: At each Planning and Zoning Commission meeting a member of staff announces upcoming events in the City. 1g1kH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: Discuss development activity report and City Council action. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: Staff will present a summary of current development activity. GENERAL DESCRIPTION: The Planning and Zoning Commission will be presented with items being considered by the Development Review Committee (DRC). Staff will also present an update on City Council action on previous cases. 1q R.H NORTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: Discuss current cul-de-sac radii requirements. PRESENTER: Clayton Comstock, Planning Manager GENERAL DESCRIPTION: City staff is considering revising the current requirement for a 58' right-of-way radius for residential cul-de-sacs, which yields a pavement diameter of 96'. This requirement has been in place since 2007, but prior to that most City cul-de-sacs were constructed within a 50' right-of-way radius, resulting in an 80' pavement diameter. North Richland Hills has well over 320 cul-de-sacs, with the vast majority (more than 95%) constructed prior to 2007 when the radius requirements changed. A revision to the current criterion would apply to any future subdivision designs. 1g1kH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 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. 1g1kH NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: Approve minutes of the March 16, 2017 Planning and Zoning Commission Meeting PRESENTER: Clayton Comstock, Planning Manager SUMMARY: The minutes are approved by majority vote of the Commission at the Planning & Zoning Commission meetings. GENERAL DESCRIPTION: The Planning & Zoning Office prepares action minutes for each Planning & 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 16, 2017 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 16, 2017 WORK SESSION: 6:30 PM CALL TO ORDER Chairman Randall Shiflet called the Work Session to order at 6:30 p.m. ROLL CALL Present: Randall Shiflet Chairman, Place 4 Don Bowen Place 3 Bill Schopper Vice Chair, Place 6 Steven Cooper Place 7 Mark Haynes Place 1 Jerry Tyner Place 2 Justin Welborn Ex-Officio Absent: Kathy Luppy Place 5 Staff: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician Justin Naylor Civil Engineer Marrk Callier Management Assistant 1. ANNOUNCEMENTS - UPCOMING CITY EVENTS Planning Manager Clayton Comstock announced the upcoming events in the city. 2. DISCUSS DEVELOPMENT ACTIVITY REPORT AND CITY COUNCIL ACTION. There were no items for discussion at this meeting. March 16, 2017 Planning and Zoning Commission Meeting Minutes Page 1 of 6 3. REVIEW AND DISCUSS THE UNITED STATES POSTAL SERVICE'S CLUSTER BOX UNIT POLICY. Planning Manager Clayton Comstock presented the details of a policy change at the United States Postal Service that will now require cluster mailbox units in all new single family residential developments in North Texas. Several examples of possible design standards for the units in North Richland Hills were discussed. Commissioner Steven Cooper asked about the possibility of recycling receptacles being provided at these cluster mailbox unit sites. Mr. Comstock said that the concern about providing trash or recycling receptacles is the possibility of litter in those areas from unwanted mail. Commissioner Cooper stated that another option might be a separate bin added to the containers and that it may be a detriment to not have anything at the site for refuse. Mr. Comstock stated that a Residential Planned Development could be an option and a Homeowner Association would then be responsible for maintaining open spaces including the cluster mailbox unit area. Commissioner Cooper asked if there was a minimum number of boxes that must be grouped together. Mr. Comstock answered that the boxes come in standard groups of 8, 12, and 16 and that 12 would likely be the local standard. Commissioner Bowen commented that a series of cluster boxes throughout a neighborhood would be preferred over a single large box. This would minimize the distance residents have to walk to retrieve mail. Chairman Shiflet commented that developers should work with the Development Review Committee to achieve a design that fits each neighborhood and that multiple clusters dispersed throughout a development is preferred over a single large cluster unit. Dedicated parking should not be necessary and they should be located away from street corners. Mr. Comstock replied that a location away from street corners is part of the Postal Service criteria. March 16, 2017 Planning and Zoning Commission Meeting Minutes Page 2 of 6 Regarding security of the cluster boxes, Chairman Shiflet asked if they were constructed of steel. Mr. Comstock stated that he did not know the exact materials but that these are standard metal boxes that are provided from an approved Postal Service vendor list. Chairman Shiflet stated that he believes the boxes are secure and that the larger parcel boxes are a better delivery method than leaving packages at the front door of residences. For clarification, Mr. Comstock asked the Commission if their desire was to create design standards for the newly required cluster mailboxes. There was a discussion regarding the slide show example photos and which styles were preferred. The Commission expressed their desire for the city to develop design standards. Commissioner Tyner asked if there was a plan by the Postal Service to make this requirement apply to existing neighborhoods. Mr. Comstock replied that there is no indication of that at this time. Regarding the actual site that will surround the cluster mailboxes, Chairman Shiflet stated that he would like to see the sites be handicap accessible and feature wider sidewalks. Commissioner Haynes said that the sites should contain lighting for safety. Chairman Shiflet asked if it was possible to have feedback from other developers in the area on this issue. Mr. Comstock answered yes. 4. DISCUSS ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. Planning Manager Clayton Comstock presented the item on the March 16, 2017 regular Planning and Zoning Commission meeting agenda. March 16, 2017 Planning and Zoning Commission Meeting Minutes Page 3 of 6 The Work Session was adjourned at 6:59 p.m. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER Chairman Randall Shiflet called the Regular Meeting to order at 7:03 p.m. ROLL CALL Present: Randall Shiflet Chairman, Place 4 Don Bowen Place 3 Bill Schopper Vice Chair, Place 6 Steven Cooper Place 7 Mark Haynes Place 1 Jerry Tyner Place 2 Justin Welborn Ex-Officio Absent: Kathy Luppy Place 5 Staff: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician Justin Naylor Civil Engineer Marrk Callier Management Assistant A.1. PLEDGE OF ALLEGIANCE Ex-Officio Justin Welborn led the Pledge of Allegiance to the United States and Texas flags. B. MINUTES B.1. APPROVE MINUTES OF THE FEBRUARY 16, 2017 PLANNING AND ZONING COMMISSION MEETING. APPROVED March 16, 2017 Planning and Zoning Commission Meeting Minutes Page 4 of 6 A MOTION WAS MADE BY COMMISSIONER TYNER, SECONDED BY COMMISSIONER HAYNES TO APPROVE MINUTES OF THE FEBRUARY 16, 2017 PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 6-0. B.2. APPROVE MINUTES OF THE MARCH 2, 2017 PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER HAYNES, SECONDED BY COMMISSIONER COOPER TO APPROVE MINUTES OF THE MARCH 2, 2017 PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 6-0. C. PUBLIC HEARINGS CA. SUP 2017-01 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM ARCADIA LAND PARTNERS 25, LTD FOR A SPECIAL USE PERMIT FOR A RETENTION POND LOCATED IN THE HOMETOWN CANAL DISTRICT, PHASE 5A, NEAR THE INTERSECTION OF BRIDGE STREET AND ICE HOUSE DRIVE. PUBLIC HEARING CONTINUED FROM MARCH 2, 2017. APPROVED Chairman Randall Shiflet opened the public hearing for Item C.1, SUP 2017-01. Planning Manager Clayton Comstock introduced the Special Use Permit request. Applicant Bill Gietema with Arcadia Realty Corp., 3500 Maple Avenue, Dallas, provided details about the retention pond request. Commissioner Jerry Tyner asked if rain water drains into the proposed retention pond. The applicant confirmed that it would. Mr. Comstock presented the staff report and stated that staff recommends any approval be subject to the condition that design of the canal's feature outfall transition be revised in such a way that addresses safety and aesthetic concerns. March 16, 2017 Planning and Zoning Commission Meeting Minutes Page 5 of 6 Chairman Shiflet asked if staff recommend approval with stipulations, or if those stipulations have been addressed in the plan as presented. Mr. Comstock stated that previous stipulations regarding the outfall structure on the western end of the canal had been addressed, but recommends further work with staff on the eastern end prior to the City Council meeting. Commissioner Tyner asked what the issue was concerning the five foot wall versus a four foot wall. Mr. Comstock answered that safety concerns had prompted staff to work with the applicant on lowering the height of the proposed wall. Chairman Shiflet called for anyone wishing to speak to come forward. Seeing no one, he closed the public hearing and requested a motion. A MOTION WAS MADE BY COMMISSIONER HAYNES, SECONDED BY COMMISSIONER TYNER TO APPROVE SUP 2017-01, SUBJECT TO A REVISED DESIGN OF THE CANAL FEATURE'S OUTFALL TRANSITION THAT ADDRESSES SAFETY AND AESTHETIC CONCERNS. MOTION TO APPROVE CARRIED 6-0. D. ADJOURNMENT Chairman Randall Shiflet adjourned the meeting at 7:26 p.m. Randall Shiflet, Chairman Don Bowen, Secretary March 16, 2017 Planning and Zoning Commission Meeting Minutes Page 6 of 6 aa. aao. ¢ c m a a a a a a a a 0 c c-U N as as aa +� Q cq y r r > O c N C M z a a z a a a a O •U N . C O O O () N r G N Q a a a a a a a 0 ca a n 0 m `( r,,,, cc zz za zzzz �? d '0 a- c 0 .2 a 0 0 CL N a °a r 0. a 0. a a a a a o r a a a m < 0. m 0. m C N "y C i u? m HA U �p eO r ¢ aaaaaaa Y 'N N = a a4daaaa 4 L N 0 T Q0. n. n. dILa. IL 'T a a4aQan. a Z tmQ v � Q LL 0 't a a a 0 d a a a N a a a a a a a m t]. V m N a4 as rl0. a0. U T Q. (L 0. CL aaa < a }, c � c U I,- za as a aaa WY zZ iaa aaa is N N a O 7 r O O O O N CO } 0 W r, r N N M � � O r . U EU N N Qf Ul Qf N LL 'a+ �- .- N N N Qf N N EU m m m m m m m O G) c d o m m m m m m m m O O � � aao � ww W a a-4zz c m L Q 0 ' aNi p c ,� C O �- m p � c c n C 0 � �- z c 7, c O L O' O c c c c O L M L O d e z o m O � J L c H W H O J L c H } ) ) c < d � r-007 C L � d d Y N m .a � Q1 . r N R Y O f0 N - aO-+ a N �9 O f9 m - aO+ 7 W ra Y V z Z u IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: ZC 2017-01 Public Hearing and consideration of a request from Nick Craig for a zoning change from C-1 Commercial to NR-PD Non- Residential Planned Development on 6.91 acres located at 8500 Cardinal Lane. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: On behalf of the property owner, Mocha Partners, LLC, Nick Craig of StoneCreek Real Estate Partners, LLC is requesting a zoning change from C-1 Commercial to NR-PD Non-Residential Planned Development on a 6.91-acre tract of land located at the northeast corner of Mid-Cities Boulevard and Amundson Road. The purpose of the NR- PD district is to allow the development of an assisted living center, memory care center, age-restricted residential duplex cottages, and office buildings on the site. GENERAL DESCRIPTION: There are four different land uses proposed on this 6.91 acres. Each is described in detail below and summarized in Figure 1 . Assisted Living Facility. The primary use of the property is an assisted living facility. The State of Texas defines an assisted living facility as an establishment that provides personal care services such as feeding, dressing, moving, bathing, or other personal needs, supervises or administers medication by licensed or authorized persons, and provides limited skilled nursing services. This particular proposal calls for a two-story, 76-bed assisted living facility. One bedroom units range from 419 square feet to 635 square feet and four two-bedroom units are proposed at 833 square feet. The overall average unit size is 495 square feet. Memory Care Facility. Facilities for the care of those with Alzheimer's and dementia are more specialized and provide a higher level of care for residents. This proposal includes 16 memory care units with 24 beds in a one-story separate addition to the facility. IqRH Common area amenities in the assisted living and memory care building include dining rooms, activity room, business center, media rooms, library, quiet rooms, laundry room, outdoor courtyards and patios, and other gathering spaces. In all, 36,838 square feet of common area (including corridors) are proposed to complement the 41 ,814 total square feet of private rooms. A 1-acre semi-enclosed "exercise and dog park" is provided at the northwest corner of the property. This preserved open space also saves eighteen mature oak trees averaging 22 caliper inches per tree and features a paved path for residents. Independent Living Duplex Cottages. Also proposed are 10 duplex units on the north and east side of the property for independent senior living. The 1 ,500 square foot two- bedroom, two-bathroom cottages include a single garage, full kitchen, utility room and two living areas. Professional/Medical Office. Three single-story office buildings are identified along the Mid-Cities Boulevard frontage totaling 14,000 square feet. These office buildings are conceptual at this time and are not intended to be built at the time of the assisted living and memory care facility. Rather, the office lots would be marketed for professional and medical office users and site plans individually reviewed and approved by the Development Review Committee. Assisted Living Facility . 2 story building 72 units; 76 beds Average unit size 495 square feet Memory Care Facility . 1 story addition 13 units; 16 beds Average unit size 318 square feet Independent Living Duplex Cottages 1 story 10 units / 5 buildings Single-bay front-entry garages 1 ,500 square feet Professional/Medical Office . 1 story 3 buildings 14,000 square feet total Market-driven; not part of assisted living facility & cotta a phase t4RH NORTH RICHL.AND HILLS Site Plan The primary purpose of this Planned Development Zoning District is to permit the uses proposed. Assisted living and memory care facilities typically require special use permit approval and duplex units are not normally allowed in commercial zoning districts. The attached site plan package, however, would also be a component of the PD zoning. Any major deviations from the site plan documents would require additional review and approval by the City Council. The applicant has complied with all other development standards. STAFF REVIEW: The Development Review Committee is generally supportive of the site plan, landscape plan, building elevations, etc. An assisted living facility use also provides an amenity to North Richland Hills residents to age in place and/or have their parents and grandparents closer. However, the assisted living facility use is one that the City of North Richland Hills has discouraged in recent years because the increased calls for emergency services to such facilities does not match the overall tax revenue generated. Because many meals and activities are offered by the operator and residents typically do not keep a personal vehicles on site, the residual tax benefit of visits to stores, restaurants and entertainment is low. The Assisted Living Facility use has an undisputed effect on Fire/EMS service demand. North Richland Hills has many facilities that provide a variety of senior living assistance. These range from senior apartments that primarily provide cleaning, meals and minor living assistance to long-term skilled nursing facilities. Of the top ten addresses the NRHFD responds to, eight of those addresses are assisted senior living facilities. NRH currently has a minimum of 1,267 rooms available in these type facilities. The facilities that provide the least onsite assistance to the resident are the locations responded to by Fire/EMS personnel the most. In 2016 20.74% of all EMS calls responded to by NRHFD were to a senior assisted living facility. In order to establish the calls per capita we substituted the number of rooms available at a facility for the Senior Assisted Uving Calls number of people. Senior living facilities require a EMS service at a rate ranging from 0.40 calls per -- person each year at full nursing facilities to 1 .61 calls per person each year at the less supportive z senior style apartments. Calls for service continue to increase for assisted living facilities at approximately the same rate as EMS overall. Furthermore, the applicant opened another facility in Flower Mound in 2015. According to Flower Mound Fire Department officials, the facility had 149 calls for service in 2016. Lastly, the Mid-Cities Boulevard Corridor is becoming a primary garden office corridor for professional and medical professionals to locate their businesses. The Development IqFtH Review Committee believes that office and/or retail uses may still be viable in the future on this site. STAFF RECOMMENDATIONS: For the reasons listed above, the Development Review Committee is recommending denial of this zoning change request. If the Planning & Zoning Commission and City Council choose to approve the application, the following conditions are recommended: 1 . Install four (4) additional deciduous canopy trees along the southern fagade of the building. A large patio area is proposed on the south side of the building. If this area is to be used in the summer months, it should be as shaded as possible to reduce the heat from direct sunlight. 2. Remove or underground the aerial utilities along Cardinal Lane. This was a specific recommendation of the 1997 Mid-Cities Boulevard Corridor Study. 3. Defer the 55 parking spaces on the south side of the site adjacent to the office pads until the office buildings are developed. COMPREHENSIVE PLAN: This area is designated on the Comprehensive Land Use Plan as "Retail." This designation is intended to permit a variety of retail trade, personal and business services establishments, and offices. The 1997 Mid-Cities Boulevard Corridor Study also had specific recommendations for this property to be "Commercial/Retail." Shortly after the study, the zoning was changed from 1-1 Industrial to C-1 Commercial. CURRENT ZONING: The property is currently zoned C-1 Commercial. This district is intended to provide for the development of retail, service, and office uses principally serving community and regional needs. The district should be located on the periphery of residential neighborhoods and confined to the intersections of major arterial streets. It is also appropriate for major retail corridors as shown on the comprehensive plan. PROPOSED ZONING: The proposed zoning is Non-Residential Planned Development (NR-PD). The proposed change is intended to allow the mixed use of the property for assisted living facility, memory care facility, age-restricted residential cottages and professional and medical offices as well as establish site and building design standards for the development. The "assisted living facility" would normally require a Special Use Permit in the existing C-1 Commercial zoning district. SURROUNDING ZONING I LAND USE: North: R-1 and R-2 Single-Family I Low Density Residential West: AG Agricultural I Retail South: TC Town Center I Town Center IqRH East: C-1 Commercial I Retail PLAT STATUS: The property is currently unplatted. If zoning were approved, the property would need to be platted prior to building permits being issued. CITY COUNCIL: The City Council will consider this request at the April 24, 2017, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Deny ZC 2017-01 . Cardinal Lane cz c 0 c 0 Q Mid-Cities Boulevard 7m / r r' r l i �,y�UiY,/'��r/ ����/1�����������, //JtJ`���U'�Ir'l'J I/�III�, " � � /I r,/� 61" /"Jr �r' %/%' � (fitlixi�➢( t��tr�doG;(� ✓b+ /n a ull� 41��?V�1� � I�Ye,�tlYJ ax .��f(� I �1 % �/��� ; ��� T /' F � 't �� / / �% „(. , r���rl/,:wt(wGf/,✓rr/u r,. rr, �pxro wa � /ei �i✓/a/: 'IIJ'r�//v �fi � (ll(l y ' /�r r��l!. r, l f,i0 N A Mm" H ZC 217- 1 Martin T.K. Survey, Abstract 1055, Tract 11 Cardinal Lane Feet Prepared by Planning 3/23/2017 0 50100 200 300 400 NOTICE OF PUBLIC HEARINGS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION r XRS AND CITY COUNCIL Case Number: ZC 2017-01 Applicant: Nick Craig Location: 8500 Cardinal Lane 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 Nick Craig for a Zoning Change from C-1 Commercial to NR-PD Non-Residential Planned Development on 6.91 acres located at 8500 Cardinal Lane. Public Hearing Schedule: Public Hearing Date: PLANNING & ZONING COMMISSION 7:00 PM THURSDAY, APRIL 6, 2017 CITY COUNCIL 7:00 PM MONDAY, APRIL 24, 2017 Meeting Locations: CITY COUNCIL CHAMBERS 4301 CITY POINT DRIVE 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 4301 City Point Drive North Richland Hills, Texas 76180 Phone (817) 427-6300 Fax (817) 427-6303 Name Address City State ZIP ARCADIA LAND PARTNERS 16 LTD 3500 MAPLE AVE STE 1165 DALLAS TX 75219 BARNHILL,MIKE 6400 SUNNYBROOK DR NORTH RICHLAND HILLS TX 76152 BLAKE,KYLE 6401 SUNNYBROOK DR NORTH RICHLAND HILLS TX 76152 BRADDOCK,JOHNNIE MAE 6404 AMUNDSON RD NORTH RICHLAND HILLS TX 76152 CORPEX INC 9314 STONEY LAKE DR HOUSTON TX 77064 DELP,GERTRUDE 5400 CARDINAL LN NORTH RICHLAND HILLS TX 76152 GREEN,CLYDE L 5309 CARDINAL LN NORTH RICHLAND HILLS TX 76152 HEROD,ODELL 6405 SUNNYBROOK DR NORTH RICHLAND HILLS TX 76152 LEE,JASON 6304 INVERNESS DR NORTH RICHLAND HILLS TX 76150 LEE,JASON 5505 CARDINAL LN NORTH RICHLAND HILLS TX 76152 MCCORKLE,JOHN ROBERT 6400 AMUNDSON RD NORTH RICHLAND HILLS TX 76152 MEMORIAL PARK FUNERAL HOME LLC 5525 MID CITIES BLVD NORTH RICHLAND HILLS TX 76152 PARKEY,DANIEL 6405 SUNNYBROOK DR NORTH RICHLAND HILLS TX 76152 RUNNELLS,JOHN C 5501 CARDINAL LN NORTH RICHLAND HILLS TX 76152 SCOMA,CHARLES V 5276 MID-CITIES BLVD NORTH RICHLAND HILLS TX 76152 SCOMA,CHARLES V 5300 CARDINAL LN NORTH RICHLAND HILLS TX 76152 VTR RICHLAND HILLS LLC 21001 N TATUM BLVD STE 1630-63 PHOENIX AZ 55050 WHEELESS,WILLIAM 5529 MID CITIES BLVD NORTH RICHLAND HILLS TX 76152 WHISENHUNT,DAVID 5305 CARDINAL LN NORTH RICHLAND HILLS TX 76152 HOME TOWN NORTH RICHLAND HILLS RES 350 MAPLE AVE STE 1165 DALLAS TX 75219 ATRIA AT HOMETOWN 10350 ORMSBY PARK PL STE 300 LOUISVILLE KY 40223-6177 ATTN TAX DEPT BIRDVILLE INDEPENDENT SCHOOL DISTRICT 6125 EAST BELKNAP HALTOM CITY TX 76117 ATTN: MIKE SEALE .. ti�,� �� rsi, q�� ;; , kh �.. 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The overall site plan includes neighborhood office/commercial space along Mid-Cities Boulevard, zero lot line patio homes for seniors along the eastern&northeastern property lines, an assisted living&memory care community in the center of the property, and open space with many of the native trees preserved in the northwestern corner. Great care was given by the design team to meet the city's desires while maximizing the property's benefit to the community at large, including: maintaining the neighborhood commercial feel of Mid-Cities Blvd., preserving much of the existing tree canopy,and providing additional walking paths for the surrounding schools, neighborhoods, & project. StoneCreek,along with input from Civitas Senior Living,worked with a highly experienced senior living design team to create a community that includes seventy-four(74)Assisted Living and sixteen (16) Memory Care units.These 90 units along with an extensive amenities package will all be inside an approximately 7$,500-square foot building under one roof(the"Community"). In addition to meeting the needs of today's North Richland Hill's seniors,this Community is also designed with flexibility to meet the wants and needs of future residents. Residents and their families enter the Community's large open foyer and living room which include a fireplace, piano,sitting areas,and TVs showing community information and memories. Just around the corner are the coffee lounge and dining room which are designed to provide a country club quality experience. Residents are given a variety of chef-prepared breakfast choices, in addition to hand crafted lunch and dinner options. The daily menus are curated by a corporate Director of Dining along with an in-house chef. There are also private dining accommodations for residents to invite their family and friends to celebrate special occasions. The Community will provide routine laundry and housekeeping services, including linens,for the residents. High-quality laundry rooms and proper staffing guarantee that these services are easily provided to the residents. Additionally, residents and/or their families have the option to use the laundry facilities for the residents' needs. Transportation services are provided by the Community which gives residents the opportunity to visit local stores and go on planned trips with their neighbors,as well as travel to scheduled therapy, medical, and professional appointments.This gives the residents the freedom to run their errands and explore local attractions without the hassle of keeping and maintaining a personal vehicle. The sunroom is an open space in the Community where residents can read, relax, and enjoy the company of others in a quiet atmosphere. In this room, there is little to no outside disturbance, making it the perfect area for residents to enjoy a book or just take some time to themselves. Internet access is provided throughout the Community including in each unit. Additionally, a fully furnished computer and Skype lounge is available for the residents to keep in touch with family, friends, and loved ones. The large activity room in the Community is ideal for devotionals,arts&crafts,entertainment and social events. The on-staff Activities Director prepares a daily events calendar which gives residents the option to enjoy cognitive,fitness,and wellness activities at their convenience, Some of these activities include: religious services, movie nights, exercise classes, board games, bingo games,and planned community outings to places like grocery stores, local plays, and other scheduled trips. There are social, intellectual, physical,and spiritual aspects to the events calendar to ensure that each resident's needs are met. A wellness center in the building serves as the Community's exercise room. This room is furnished with workout equipment tailored to the residents' needs and serves as both a therapy gym and a fitness club for the residents. Residents can access this center at anytime,and are also provided weekly exercise classes planned by the Activities Director. The on-site barber shop and beauty salon provides great personal care services for the residents without having to leave the Community. There are certified cosmetologists who come during scheduled times to provide these services to the residents to guarantee they are always receiving high-quality care. The Community has four different pedestrian-orientated spaces that are directly adjacent to the building. There are two Assisted Living courtyards,one Memory Care courtyard, as well as an Assisted Living exercise and dog park. These outdoor amenities provide the residents with an area to relax outdoors and walk their pets. They even have designated areas in which the residents can tend to a community garden. �r q ��41£ f l� 1 h� x �; ✓Al1L II I/// yw mW' ,� ,�lal�✓nuuimnHOx�'�` t ` (�;',y}�lifyii! 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' ,V�NlNYti6J"k ,rr �� I � r rri r IN,, AM rl hill e,x yf rr, � o � { 1iJ r � � r l l I St®neCreek - North Richland Hills Department Heads Position M-F Executive Director 8a-5p Assistant Wellness Director 8a-5p Staffing Ratio: 3.25:1 Marketing Director 8a-5p Assistant Executive Director 8a-5p Maintenance Director 8a-5p Activities Director 8a-5p Dietary Supervisor 8a-5p Wellness Director 8a-5p Hourly Employees 1st SHIFT Daily 's5 Caregiver/Med Tech 6a-2p 2nd SHIFT Daily 's5 Caregiver/Med Tech 2p-10p 3rd SHIFT Daily 's5 Caregiver/Med Tech 9:30p-7:30a Administrative Daily Admin 7:30a-3:30p Night Admin 3p-7p Weekends Weekend 7:30a-7p Activities Daily MCC 8a-5p M-F Bus Driver/Concierge 8a-5p Dietary Daily Cook 6a-3p Cook 11a-7p Dietary Assistant 6a-3p Dietary Assistant 11a-7p Dining/Concirege- IL 7a-6p Housekeepinq Daily Housekeeper 8a-5p Housekeeper 8a-5p M-F Housekeeper/Laundry- IL 8a-5p // / / %/%// n fl � r// G D�ijao°//�//�%/ii �///f N � r %�V l(����/���1//�/////�������� I/4 r r r � � �fl I �0 J l ¢'f r 1 ,�,�n � r � Y f it � ) y r �r i i � , yrr i��il� �f Jr , � I J i � i i r rrI r J '�� / 1 �i � �' °/' / f r r ' r r l'�r �r�� i �ro"� � I r I r i ll �� ' % r ( % � ' � �i j 1� 11 i � � r r ��%// �'lieu✓/��� i I i �� y � rr �o � fi � / �r �l/�' r�i� � � �%//i ���I /i r /��� i i ��i i � � 1 li/i r f�//% /�/ / 4 r i rii�i' � �/% /rr i/ar i/r�/l�r�%Ji ' � � ✓ f,,,i iri% %i%%l�/;/� %';y��% � it 1 �f„ ,r�� ',; 11 t �, i � � 1, � �® ��1 a Kw s � u•i,,,,r� r, r� r � l � '� � ��".' p ';III �����VVVVVVVVVVVVVVVV i � ����� ��' l J� � r I `� .� i �� � �' 491 �'�r � � r i � ^ 1 r r% / / / r / ^ II / �� � r rv. �1 Y i f iii; � � '�i.'�' �/ !% � f' , r i�J i%�rJ ) l III f �% '� � � �l'%d ��hp � � ' I I l �� /r � r �1�` J� �� f� � � fM1 a� fj y � � r l � Illlllllllllllllllllllllllllllllllllllllllllllllullll �1 %�' �� ' / �tom' �� i ! 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LLLd E3 4 W� � o LL3 y LLA P r?07T.—.EOY..... '4N PUCPm 4JQN5UU OSIwUUMOm J1JDNfep 7v,--,,, NOI61N3mN011 WAtl— Suxal mew _» : . r , SIPH 2 +01:)mqs OR all \� [ ) � \/ ! ! s n � 4 ! \ k » ! ± G § IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: ZC 2017-02 Public hearing and consideration of a request from East Star Design for a zoning change from C-1 Commercial to RD-PD Redevelopment Planned Development on 1 .03 acres located at 7407 Boulevard 26. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of Firebrand Properties LP, East Star Design is requesting a zoning change from C-1 Commercial to RD-PD Redevelopment Planned Development on 1 .03 acres located at 7407 Boulevard 26. GENERAL DESCRIPTION: The site under consideration is located at the northwest corner of Boulevard 26 and Daley Avenue. It was previously developed as a U-Haul truck and trailer rental center. The business has been closed since at least March 2012, and the building was demolished in 2016. The site is adjacent to a retail building and the Glenview Square apartment complex. If approved, the owner proposes to develop a new Burger King quick service restaurant with attached retail space on the property. A complete site plan package for the proposed restaurant is attached. Planned improvements to the site include a 2,674-square-foot restaurant with a 1 ,739-square- foot attached retail shell space. Driveway access is proposed from Boulevard 26 and Daley Avenue, with 25 parking spaces provided on the site. The landscaped areas cover 36% of the lot and include a buffer yard and masonry screening wall along the common property line with the apartment complex. The business operation also provides drive-through service with stacking space for nine vehicles. The application for rezoning to the RD-PD district provides an opportunity to address the use of the property and modifications to specific development standards for the site. These items are described in more detail below. All other site development standards have been satisfied. Land use In 2015, the zoning ordinance was amended to create new land use types for restaurants. One of the new land use types is "quick service restaurant," commonly IqRH referred to as a fast food restaurant. This land use requires approval of a special use permit in the C-1 zoning district or approval as part of a planned development district. Drive through standards In conjunction with the zoning amendment described above, new design standards were adopted for restaurants that provide drive-through service. One standard requires that drive-through speakers and menu boards be located at least 50 feet from a residential property line. The proposed site layout shows a distance of 40 feet between the speaker and menu board and the property line of the apartment complex. This standard may be modified as part of the planned development zoning request. All other drive-through standards have been satisfied. Boulevard 26 right-of-way In anticipation of future roadway work on Boulevard 26, the layout of the site is designed to address the potential need for additional right-of-way dedication. A 31-foot wide landscape setback is proposed to lessen the effect of a future right-of-way dedication on the parking and building improvements. The proposed landscape plan is shown below. In order to reduce the effect on the landscape setback, the DRC recommends that the plan be revised to relocate as much of the landscaping as possible at least 15 feet from the property line. 11 E L-C xo I .I`,RLIIY TI4NLI£5 H4U[EVA/iG],6 vIt11FFVANE MWY COMPREHENSIVE PLAN: This area is designated on the Comprehensive Land Use Plan as "Retail." This designation is intended to permit a variety of retail trade, personal and business services establishments, and offices. CURRENT ZONING: The property is currently zoned C-1 Commercial. This district is intended to provide for the development of retail, service, and office uses principally serving community and regional needs. The district should be located on the periphery of residential neighborhoods and confined to the intersections of major arterial streets. It is also appropriate for major retail corridors as shown on the comprehensive plan. PROPOSED ZONING: The proposed zoning is RD-PD Redevelopment Planned Development. The proposed change is intended to allow the development of the site as t4RH NORTH RICHL.AND HILLS a quick service restaurant with drive-through service and establish site and building design standards for the property. SURROUNDING ZONING I LAND USE: North: R-7-MF Multifamily I Retail West: C-1 Commercial I Retail South: Retail development located in Richland Hills East: C-2 Commercial I Retail PLAT STATUS: The property is currently unplatted. Approval of a subdivision plat is required before building construction could begin on the property. CITY COUNCIL: The City Council will consider this request at the April 24, 2017, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve ZC 2017-02. Glenview Drive a� Q a� Ib �,��� Richland Hills �i 0 rp �� V �vey! GNU 9 p 1 ,r � � d iii�rillm �rc p `b � LN NOTICE OF PUBLIC HEARINGS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION r XRS AND CITY COUNCIL Case Number: ZC 2017-02 Applicant: East Star Design Location: 7047 Boulevard 26 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 East Star Design for a Zoning Change from C-1 Commercial to RD-PD Redevelopment Planned Development on 1 .03 acres located at 7047 Boulevard 26. Public Hearing Schedule: Public Hearing Dates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, APRIL 6, 2017 CITY COUNCIL 7:00 PM MONDAY, APRIL 24, 2017 Both Meeting Locations: CITY COUNCIL CHAMBERS 4301 CITY POINT DRIVE 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 4301 City Point Drive North Richland Hills, Texas 76180 Phone (817) 427-6300 Fax (817) 427-6303 NAME ADDRESS CITY ZIP 4D LIBERTY LLC 262 CARROLL ST FORT WORTH,TX 76107 7047 BLVD 26 LLC PO BOX 820808 NORTH RICHLAND HILLS,TX 76182-0808 7047 BLVD 26 LLC PO BOX 820808 NORTH RICHLAND HILLS,TX 76182-0808 ARFA GROUP LLC PO BOX 10074 SANTA ANA, CA 92711-0074 DECASAS PROPERTIES LLC 5005 CALIENTE DR ARLINGTON,TX 76017-3428 DECASAS PROPERTIES LLC 5005 CALIENTE DR ARLINGTON,TX 76017-3428 G2 LA SIERRA APARTMENTS LLC 6210 VANDERBILT AVE DALLAS,TX 75214-3334 J MC OIL CO 6501 RIDDLE DR NORTH RICHLAND HILLS,TX 76182-4240 SMITH, RANDALLG 532 CHANDLER RD KELLER,TX 76248-3733 THATCHER, LEROYT 2214 VIRGINIA LN HASLET,TX 76052 WORLD BIBLE TRANSLATION CTR 3801 EAGLE NEST DR CRETE, IL 60417 WORLD BIBLE TRANSLATION CTR 3801 EAGLE NEST DR CRETE, IL 60417 CITY OF RICHLAND HILLS 3200 DIANA DR RICHLAND HILLS TX 76118 4v _ 3A %1S-1Iv ONtlIHJIN H1NON � 92 AMH LVOL g � ✓• ���¢ k � INtlNNtl153N 9NIN N39N00 ' 3Atl A31tl0'8 9Z AMH I O N a co ac C c A n � q � i s. 2 = �- e s 4, i - e 3 ye ' ae q .� d pfd - �. e ❑ © b r ❑ ¢ x _ U ltr �, � � [� t�� nnnvxmrvaxv naoowannv m w3 43 � ®( O 3 4 E s d 1 � 11 is P e yp k � AaR r p tr�u � r7 �r�C P"�iti `• ;a° u M u; C� n ` P > y W t.pI e T n N { pp C rp Y s oe�ee xi snx axvixoia xiaox 0) 6 &a ixwnvis3a oxiHa Marie 3Atl/.31 '8 9Z AMH O (O w ac CO w s i — \sue Ej �y? ia 7 � s r i z i z w w 4 F 0849[%1 5llIH ONVIHJIN3HINON /�, g L &H` 92 AMH LVOL 3Atl INtlN11tl ICIN`1NIN NI`1NIIfl A31tl0'8 9Z AMH J • d O d O N a w w Q q U L � ill, ➢n t dJ N � —� . IIIII Illllf a I z — a a p O IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: ZC 2017-04 Public hearing and consideration of a request from M.J. Wright & Associates, Inc., for a zoning change from C-1 Commercial to RD-PD Redevelopment Planned Development on 1 .40 acres located at 8409 Harwood Road. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of Jeff Wood, M.J. Wright & Associates, Inc., is requesting a zoning change from C-1 Commercial to RD-PD Redevelopment Planned Development on 1 .40 acres located at 8409 Harwood Road. GENERAL DESCRIPTION: The site under consideration is located in the northern portion of the Boulevard 26 and Harwood Road intersection. The site is presently developed as a self-service car wash, which was built in approximately 2001. It is situated behind an automotive repair shop and convenience store with fuel sales on Harwood Road, and a quick service restaurant on Boulevard 26. The owner proposes to construct an additional building on the site for the storage of recreational vehicles. A complete site plan package for the proposed development is attached. Planned improvements to the site include a 14,767-square-foot building with 21 enclosed parking areas for recreational vehicles. The building is proposed to be constructed behind the car wash and vacuum building and adjacent to the northwest property line. The landscaped areas cover 11 .8% of the lot, which includes existing and new landscaped areas. The site does not have direct driveway access from Boulevard 26 and Harwood Road, but access is provided through dedicated easements on the adjacent lots. Several driving aisle connections between the properties will be converted to landscaped areas to direct traffic to the dedicated access easement. The application for rezoning to the RD-PD district provides an opportunity to address the use of the property and modifications to specific development standards for the site. These items are described in more detail below. All other site development standards have been satisfied. IqRH Land use The permitted land uses in the planned development district would include the existing self-service car wash and the proposed vehicle storage facility for recreational vehicles. A special use permit for a car wash was approved on January 27, 2000, by Ordinance No. 2457. Any other use permitted in the C-1 Commercial district would also be allowed. Building setbacks The property abuts residential uses on west side, which is developed as an apartment complex. Since the property is developed as residential use, the zoning ordinance requires a 35-foot building setback adjacent to the common property line. The applicant is requesting that the building location shown on the site plan be approved as part of the planned development district. Landscaping At the time the car wash was constructed, the site satisfied the landscaping and buffering standards because the requirements were based on the developed portion of the lot. Since a new building is being proposed, the standards will now apply to the entire site. The landscaping and buffering regulations require that 15% of the lot area be maintained as landscaped area. In addition, due to the residential adjacency noted above, the regulations require a 15-foot landscaped buffer yard adjacent to the residential properties. The landscaped area on the site is 11.8%, and the proposed building location does not provide room for the buffer yard. The applicant is requesting the landscape plan be approved as part of the planned development district. The attached landscaping plan includes existing and new landscaped areas. A continuous landscaped median would be created along the northeast boundary of the site, which also serves to reduce cross-traffic through the site by directing vehicles to the dedicated public access easements on the site. Building design The proposed building design does not conform to all architectural standards for exterior appearance. The applicant has indicated that the design of the building is intended to be consistent with the design of the car wash buildings on the site. However, the design of the new building could be modified to include more articulation and ornamentation to bring it closer to compliance with established design standards. DRC recommendation The Development Review Committee's recommendation for denial of the zoning application is based on the following. 1 . The current development policy in North Richland Hills is to monitor closely the number and location of new automobile-related uses in order to reduce their proliferation and evaluate their effects on the community. To implement this policy, most automobile-related uses are subject to approval of a Special Use Permit or other zoning action. One criterion used by DRC, the Planning and Zoning Commission, and City Council has been whether the use replaces and IqRH upgrades an existing like-use. For example, redevelopment of an existing car wash site is preferred over a new car wash developing on vacant land. While the site under consideration is currently developed as a car wash, the proposed recreational vehicle storage use is considered a new use of the property. 2. There is adequate market coverage of automobile and vehicle-related businesses in the general area. 3. Alternative locations exist for the storage of recreational vehicles at self-storage facilities in the general area. Planned development conditions The following are the proposed conditions of approval for this planned development application. Any other conditions recommended by the Planning and Zoning Commission will be included in the proposed ordinance considered by City Council. 1 . Permitted land uses. Uses permitted in this RD-PD district shall be limited to those permitted in the C-1 Commercial zoning district with the addition of the following: a. Self-service car wash b. Vehicle storage facility for recreational vehicles 2. Development standards. Development of the property shall comply with the development standards of the C-1 Commercial zoning district and the standards described below. a. Building location and setbacks shall be as shown on the attached site plan. b. Landscaping shall be installed as shown on the attached landscape plan. The landscaping must be installed prior to the issuance of a certificate of occupancy. c. Building design and appearance shall be as shown on the attached building elevations. Building materials shall comply with Section 118-693 of the zoning ordinance. 3. Operational standards. The operation of the vehicle storage facility for recreational vehicles shall comply with the following standards. a. Recreational vehicles stored in the facility must not be used for overnight sleeping or living accommodation. b. Repair or maintenance work on recreational vehicles is not permitted on the property. This standard does not apply to preparation for storage or removal of such items from the site. c. All recreational vehicles must be in working and driving condition. d. Vehicles must not be displayed as "for sale" on the site. IqRH COMPREHENSIVE PLAN: This area is designated on the Comprehensive Land Use Plan as "Commercial." This designation is intended to permit a variety of commercial uses including automobile-related services, retail trade, and business service establishments with outside storage, display, and sales. Outside uses are required to be buffered from residential uses and public views. CURRENT ZONING: The property is currently zoned C-1 Commercial. A special use permit for a car wash was approved on January 27, 2000, by Ordinance No. 2457. PROPOSED ZONING: The proposed zoning is RD-PD Redevelopment Planned Development. The proposed change is intended to allow the development of the site as a vehicle storage facility for recreational vehicles and establish site and building design standards for the property. SURROUNDING ZONING I LAND USE: North: Planned Development (PD-27) High Density Residential /Multi-family West: Planned Development (PD-25) High Density Residential /Multi-family South: C-1 Commercial Retail and Commercial East: C-1 Commercial Retail PLAT STATUS: The property is currently platted as Walker Branch Addition, Block 1, Lot 4R. CITY COUNCIL: The City Council will consider this request at the April 24, 2017, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Deny ZC 2017-04. ys North Harwood Road N A IgRH ZC 2017-04 Walker ranch Addition, Block 1 , Lot Harwood o Feet Prepared by Planning 3/23/2017 0 50 100 200 300 400 d � � l 9 , %i 1, ��la ��i�n,,?«O� �/�� ,r � ���/, / � 1 iii/� � ���' i pill% ��1��� � ; �, �� ��, � �, � ' �, hr�l) � i i i e � � ii ✓� y�y � NP�eA / �Jff �y '�4,ir /: I! 6 y '� �l M���� � ( d df fh f I�U � i� I! l W, � � "�� �� '. ///a//� � ✓P �„ �% Opif/Pill /�/ �'%, �� �'9 I 1�ry I ��W 1 a h � l�, Ilp r " �H' li �I I ��, ' � i ,�ii i � p °L �'� � i f �ni i �,�� r,, p ' "aieq �y' f� Pr i i' �" Vi, 7, 1, i.„ y � !i � � u� "dm�F(r, ,�� , '%�� � l a� � � , e � i� � ��,,aax'/ Flo �i/i� ',�i ��` ��!". �-o �^^ � ��� Y� � � m� aa�",'r �' r �� i ��� i� �fOdhpiiparrrti�/(��(igi r��(k!I�i�A� i ��� //T r 1 �1� ud^D � i � /�i�G��� '6 � / �� / ,� p�A ,r �'t '�/p;�fi�r� � fr t '�,I p� i i' �� le, � m, tu4� �� �,�, r- , �� is ire/ � ��t, ����� a r + i� ., � '''tai �Ip io �/o � % j �,, �i e� �Niarwia✓// �j x� r��, a v �, e; ���, �� �� �� ��, i:?%' ., i f, �� u' Y �o , ' �� � a �. N, a e�/P l'Y;;,;V ei/,e > �f i {��A 4 ih�e f9� i�� f � �° y' � � ,, e f � i' a ,1� � a��,��, ,` e,� � `,/�� �i„ � ��, Y' j � % yl �J �, /I �(� ( /� IA � 9 v� lii!� /ro b �eLO!%I1!m. ��� n. NOTICE OF PUBLIC HEARINGS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION r XRS AND CITY COUNCIL Case Number: ZC 2017-04 Applicant: M.J. Wright & Associates, Inc. Location: 8409 Harwood Road 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 M.J. Wright & Associates, Inc. for a Zoning Change from C-1 Commercial to RD-PD Redevelopment Planned Development on 1 .4 acres located at 8409 Harwood Road. Public Hearing Schedule: Public Hearing Dates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, APRIL 6, 2017 CITY COUNCIL 7:00 PM MONDAY, APRIL 24, 2017 Both Meeting Locations: CITY COUNCIL CHAMBERS 4301 CITY POINT DRIVE 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 4301 City Point Drive North Richland Hills, Texas 76180 Phone (817) 427-6300 Fax (817) 427-6303 NAME ADDRESS Owner City State ZIP A F C ENTERPRISES INC 400 PERIMETER CTR TERR#1000 ATLANTA,GA TX 30346 DORRIS,CARLOS 205 VALLEY VIEW DR N COLLEYVILLE,TX TX 76034 HAR26INC 8405 HARWOOD RD NORTH RICHLAND HILLS TX 76180 HIGHWAY 26 HOLDINGS LLC 16133 VENTURA BLVD STE 670 ENCINO,CA TX 91436 METROPLEX MULTIFOOD INC 101 E CHEROKEE ST JACKSONVILLE,TX TX 75766 SKYLINE NORSTAR USA I 621 COWBOYS PKWY STE 200 IRVING,TX TX 75063 VORTEX AUTOMOTIVE LLC 8401 N HARWOOD RD NORTH RICHLAND HILLS,TX TX 76180 MGP XXI LLC 100 MILVERTON DR STE 700 MISSISSAUGA ON L5R 4H1 �N 0 \ / 1-asp 3 \ YY 8sp 3 O�0 / ♦ / — _ , ♦ ___ I __/ __ — Z X LLI d / ` Q u �.y 8 L—41 9 �j 9 \ 'B \ O� .9 .�\ 0 ♦♦ T i a ��� 1C1 0 / /I♦ v � ` v♦ / 1�3�5�3 I Q Z / 'I v ♦ S'V vC/ ♦ $ V / � I ♦ � �'sse O 0 i�o� - __ _ J AaF II ♦\♦ ` / �. ev O♦ L_� � — 1 �� Yg. ♦ g '3 le –gym ♦.4: v "mss I o / uQd ♦a � I v a /'/ m�au �` ♦� i uam ,' mop Rte. s, I moo; ♦ � I mz ♦ / ♦ I 3 S; ♦ ae I sesv m.moxvH -1�13'd IL914m8614-ON-�4 N01110�40Q d9�,16 Y ,8 110, a IIIIII1111111 ; °�!�!!°! n IIIIIIIIIIIIII a® � ' _ IIIIIIIIIIII,I:I a� ___:.....11111111111111.. 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Oaeea,. �x �xr wr w,,. ORaEFF,P I,.211zrry xr P�,,.P xroaeeai.w. oorc mF::,I ,c PC 14F)PEN na.m,_ 2116 1 2 11 11121 IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: SUP 2017-02 Public Hearing and consideration of a request from Larry Stewart Custom Homes for a Special Use Permit for an accessory building larger than 1 ,000 square feet located at 7416 Bursey Road. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of James and Kim Scott, Larry Stewart Custom Homes is requesting a Special Use Permit to authorize the construction of an accessory building larger than 1 ,000 square feet in floor area on a 1 .92-acre lot located at 7416 Bursey Road. GENERAL DESCRIPTION: The property under consideration is located on the south side of Bursey Road between Londonderry Drive and Bursey Road South. The lot is 1 .92 acres (83,433 square feet) in size. The owners are constructing a new 5,921-square-foot residence on the property, and the residence includes 1 ,185 square feet of porch and patio area and a 4- car attached garage. The owners also propose to construct a 1 ,284-square-foot accessory building near the southeast corner of the lot. Section 118-718(c) of the zoning ordinance establishes the requirements and standards for permanent accessory buildings and structures. The proposed accessory building is compliant with all development standards except for floor area and building height. For lots greater than 40,000 square feet in area, the zoning ordinance allows for consideration of a special use permit for varying from specific development standards, which are described in the table below. Maximum floor area 1,284 square feet 1,000 square feet (30 feet length by 40 feet depth with attached covered porch) Maximum building height 16 feet 6.75 inches to peak of roof 15 feet (4:12 roof pitch matches house) t4RH NORTH RICHL.AND HILLS A site plan, floor plan, and elevation of the building are attached. The building includes 1 ,200 square feet of garage/shop area and a 284-square-foot covered porch. Garage doors are located on the north and south sides of the building, and the building is connected to the main house by a paved driveway. All exterior walls of the building are proposed to be painted brick. In addition, the attached letter provided by the applicant explains their request in more detail and describes the overall plan for the property and proposed uses for the building. Special Use Permit The zoning ordinance provides that special use permits may establish reasonable conditions of approval on the operation and location of the use to reduce its effect on adjacent or surrounding properties. The following are the proposed conditions of approval for this SUP application. 1 . Permitted use. A special use permit is authorized for one (1) permanent accessory building on the property. 2. Building size. The accessory building must not exceed one thousand two hundred eighty four (1,284) square feet in floor area. 3. Building height. The accessory building must not exceed 16 feet 6.75 inches in overall height. DRC recommendation The Development Review Committee's recommendation for denial of the special use permit application is based on the following. 1 . In December 2014, City Council adopted revisions to standards related to the size of accessory buildings. The standards were updated to base the maximum size of buildings on the size of the lot instead of providing a cap of 500 square feet. Prior to this update, the size depended on zoning designation, and property owners would typically request a zoning change to R-1-S to allow for a larger accessory building. The revisions were intended to help balance community interest in larger accessory buildings on estate and acreage lots with the policy of limiting the use of the R-1-S district to targeted areas in the city. 2. Alternative development options exist to achieve the desired accessory building square footage on the lot. A 1,000 square foot permanent accessory building may be combined with a 200 square foot temporary accessory building to provide an equivalent amount of floor space. Both buildings are permitted by right on the property without the need for approval of a specific use permit. COMPREHENSIVE PLAN: This area is designated on the Comprehensive Land Use Plan as "Low Density Residential." This designation is intended to provide areas for the development of traditional, low-density single-family detached dwelling units. IqFtH CURRENT ZONING: The property is currently zoned R-1 Single Family Residential. PROPOSED ZONING: The applicant is requesting a special use permit for an accessory building larger than 1 ,000 square feet in floor area. SURROUNDING ZONING I LAND USE: North: R-2 Single-Family Residential I Low Density Residential West: AG Agricultural I Low Density Residential South: R-2 Single-Family Residential Low Density Residential East: R-1 Single-Family Residential Low Density Residential PLAT STATUS: The property is currently platted as Oakvale Addition, Block 1 , Lot 1. CITY COUNCIL: The City Council will consider this request at the April 24, 2017, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Deny SUP 2017-02. � guys L °y ROaa L L EE-j TF-7 Woodhaven Dr' N A IgRH SUP 2017-02 Oakvale Addition, Block 1 , Lot 1 7416 Bursey Road Feet Prepared by Planning 3/24/2017 0 50100 200 300 400 fl �` t J� � �� ,,- � � r >;� . ��. �� � � �� . � � tl IP { f , w�. � f 9'� � �� r� N �' � � � ' U ��, f � �, � � � �` -i „ w h p A; ���� � I ii '�����li �� � ; ix� � I� i �g . p r�,. �, �ry V 4 { iu r� � W ' .�,. "� � � �, > C r�� o ,,,,.,, � �. �� � i � �- i r k I �� ., p�y. �� �'�91Q �f � ✓ `� A ,,� � Gy, j II ��' � � � I oi'a f „ VY U � �� � 1%/ i ���I��/j�:r�m ;„ � Y A � �' ,� �� ��3�� 6 „ :,,, %& �� ,, �, � r � �i /%✓ >r, 10� i, I, �, i r � �x I 1 j � � �,, �' � ir, � � � �� „ .. N ���' I li ,, ippi�i' .;, � .� �" /Z� i � o � �' '� i �, �,d,i � �. 7 � �� A6 i1 �!, �"� �1 �° n � �, l t '� �� �� �' ,� � 'w `� ,,, �,� ��� � � ��,9 �� �� r t• NI(� � t �. ui � I n � � � i� �.,,� p i� i�) a !-" � � r 5� � � 1, � ( I ,fir � �� �; r; ,' m m�. NOTICE OF PUBLIC HEARINGS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION r XRS AND CITY COUNCIL Case Number: SUP 2017-02 Applicant: Larry Stewart Custom Homes Location: 7416 Bursey Road 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 Larry Stewart Custom Homes for a Special Use Permit for an accessory building larger than 1 ,000 square feet located at 7416 Bursey Road. Public Hearing Schedule: Public Hearing Dates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, APRIL 6, 2017 CITY COUNCIL 7:00 PM MONDAY, APRIL 24, 2017 Both Meeting Locations: CITY COUNCIL CHAMBERS 4301 CITY POINT DRIVE 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 4301 City Point Drive North Richland Hills, Texas 76180 Phone (817) 427-6300 Fax (817) 427-6303 NAME ADDRESS CITY ZIP BARTELS, KENNETH W 7417 WOODHAVEN DR FORT WORTH,TX 76182-9217 BELCHER, LARRY C 7901 KENDRA LN FORT WORTH,TX 76182-8711 BRANDON, DON A 7409 BURSEY RD FORT WORTH,TX 76182-9117 CAMPBELL, GLEN 7441 WOODHAVEN DR FORT WORTH,TX 76182-9217 CROSS,TAYLOR R 7409 WOODHAVEN DR FORT WORTH,TX 76182-9217 DYCUS, BOBBY 7433 WOODHAVEN DR FORT WORTH,TX 76182-9217 FARRELL,TERENCE M 7905 KENDRA LN NORTH RICHLAND HILLS,TX 76182-8711 FRAZER,JACQUELINE 7420 BURSEY RD NORTH RICHLAND HILLS,TX 76182 FULLER, RANDALL 7500 BURSEY RD N RICHLND HLS,TX 76182-9201 HESCH, ROBERT L 7412 BURSEY RD NORTH RICHLAND HILLS,TX 76182-9116 JONES, DARRYL 7904 HUNTER LN FORT WORTH,TX 76182-8706 LANE, CONNIE 7449 WOODHAVEN DR NORTH RICHLAND HILLS,TX 76182-9217 LIVELY, LARRY A 7437 WOODHAVEN DR N RICHLND HLS,TX 76182-9217 MAGERS, LARRY 7836 AUBREY LN FORT WORTH,TX 76182-9228 MCNEAL, GARY R 7413 WOODHAVEN DR FORT WORTH,TX 76182-9217 MCNEFF,JOHN J 7412 WOODHAVEN DR FORT WORTH,TX 76182-9216 MILLER, DENNIS L 7900 HUNTER LN NORTH RICHLAND HILLS,TX 76182-8706 MORRISON, PAUL L 7453 WOODHAVEN DR NORTH RICHLAND HILLS,TX 76182-9217 NORRIS,JAMES 7445 WOODHAVEN DR FORT WORTH,TX 76182-9217 SCOTT,JAMES 9100 BELSHIRE DR NORTH RICHLAND HILLS,TX 76182 SMITH, KATHLEEN M 7416 WOODHAVEN DR NORTH RICHLAND HILLS,TX 76182-9216 VAN DAM, RENEE K 7901 HUNTER LN NORTH RICHLAND HILLS,TX 76182 WAUGH,JERRY 1228 LAKESHORE DR MESQUITE,TX 75149-5869 WILLOUGHBY, HOWARD 7837 AUBREY LN NORTH RICHLAND HILLS,TX 76182 March 26,2017 City of North Richland Hills ATTN: Clayton Husband 4901 City Point Dr. North Richland Hills,Texas 76180 Ref: Special Use Permit for 7416 Bursey Rd City Representatives for NRH, I would like to introduce myself and family so-,ve can give you a brief statement of why-,ve are requesting a special use permit for 7416 Bursey Rd.My name is James Scott,my wife's name is Kim and our 14 year son Ty goes to Ft.Worth Christian School.We also have three grandchildren who visit quite often. We currently own a home at 9100 Belshire Dr. North Richland Hills. Our home is a two story house on a very small lot. I am 68 years old and retired and my-,Nnfe still works.We have worked hard to be able to build our dream home on a lot-,Nnth acreage in a city we have come to love.We are an outdoor family that likes to fish and hunt-,Nnth our kids and grandkids. We are asking that you please approve a special use permit for a 1200 sq.ft.detached garage at 7416 Bursey Rd to be constructed at the rear of the property. The architectural design of the detached garage «nll mirror the transitional style of the house. Construction has begun on the approximately 6,000 sq.ft.house on two acres. The detached garage-will be used for storing a small tractor or a zero turn lawn mower of substantial size. It-,Nall also house a 20 ft. boat,side by side ATV-,Nnth trailer for fishing and hunting,extra car,and a small golf cart to get around on the property.And a portion of the detached garage-,Nnll be dedicated for my wife's hobbies. This additional storage is also needed because the design of the new house does not allow for an attic. As you know a home of this size requires a lot of lawn equipment and tools for general maintenance and upkeep.We would like to store all these items in the detached garage to give the property a clean and neat appearance. We would like to thank for your time and consideration. Sincerely, James and Kim Scott M S LAR NRH Development Review Committee, Masonry material requirements: Aspen Heritage Texture 7 5/8" x 2 3/4" x 2 3/4" Purposed utilities to accessory building: We will only be running electrical to the building Sincerely, Ross Stewart President b? Y J X � u NRH Development Review Committee, Larry Stewart Custom Homes, LLC understands and agrees to that, an accessory building may not be used for business or dwelling purposes in a residential zoning district. Sincerely, Ross Stewart President :_may- VG. llllllLLL o � �aG��a�c , i I i i i i i ffi j z � I I I Wmg - a-; O wa?n°+� OJ�OOZ g I Wz 69waeC 39 JD SISY9J 7 �o 7 oO .� ,ZO£S H1a0N 7 "o w� x z i AL[l[ill OI r � 'i 1 n / I / I^ mow y � g Nd �5 1 r I °oo 0o I ! N de I e zo O am�.yy J Hlfl ° 9 � . .. v o cu N J YI !YVIVi �tl N01'J«tlldl Yl m5�OZNb31��Y�3J!✓JOd'id [.11N5v'%R.awnN a j� _ NIV It if of oaw�rya f' NI w �,» aaYemoa�e pue s' Ana v n riw' 6 � �a w- a ual'sIIlH punW�!?J.N uo-c�s<uo e a=awe ae sued a w uay� ® m Goo?J has�n9 9ibL •wwwm c ae s+ov♦«eia.�am � ,vim w�>>sewm�a i o.� Z4 a�nld„I,II all N F' �i sg z w� 6 s c w ILL 6 Mi,IJI w x 3 3 m IL F wo w g e Kp u*fl s s d z O e e F d lu F B w w w w w KLU LLI g d � y � w F LLI T T i w zz F P o4 04 E F'= LLN Lu w I ------- ------------- i i IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: SDP 2016-05 Public Hearing and consideration of a request from Skeeter & Bucky, LP, for a Special Development Plan for Iron Horse Village on 9.17 acres located in the 6300-6400 blocks of Iron Horse Boulevard. PRESENTER: Clayton Comstock, Planning Manager SUMMARY: On behalf of Skeeter & Bucky, LP, MESA Planning is requesting approval of a Special Development Plan (SDP) for the Iron Horse Transit Oriented Development (TOD) District. This is a request to revise their SDP previously approved by the City Council on July 27, 2015. As before, the applicant is seeking approval of a number of TOD Code waivers that would allow the construction of a multifamily development built in two phases immediately adjacent to the Iron Horse TEX Rail Station platform and commuter parking lot. This plan requires a number of waivers to the TOD Code. GENERAL DESCRIPTION: The project is located within both the High Intensity Mixed Use Character Zone and the TOD Core Character Zone of the Iron Horse Transit Oriented Development District. The High Intensity Mixed Use Character Zone is intended for large-scale commercial uses and supporting retail, restaurant, and residential uses. The TOD Core Character Zone is the area that has the most development impact due to the proximity of the transit station. The development is proposed mostly as a four-story multifamily development with 11,000 square feet of first floor "Retail Program Area" space at the northwest and southwest corners of Iron Horse Boulevard and Boulder Drive where the primary entrance into the Iron Horse TEX Rail Station is located. Phase 1 of the development is proposed to include 327 multifamily units. Another 96 multifamily units are proposed in a Phase 2 that would also include two structured parking garages. IqRH Below is a summary of the development as proposed compared to the plan approved July 2015. Project Area 9.17 acres 9.17 acres #/Units Phase 1 257 units 327 units (+70 units) #/Units Phase 2 212 units 96 units 1 -116 units) Total #/Units Buildout 469 units 423 units ( -46 units) Residential Density Phase 1 28.0 du/acre 35.7 du/acre Buildout 51.1 du/acre 46.1 du/acre "Retail Program Area" (Buildout) 8,500 square feet 11,000 square feet Flex Commercial Area (Buildout) 29,370 square feet 28,000 square feet TOD WAIVERS & VARIANCES: In the preparation of this memorandum, seven (7) waivers or variances have been identified to the TOD Code. Some of these had been previously addressed by the July 2015 application, although staff believes the context has now significantly changed with this new plan and therefore requires a new review. The following section details each variance or waiver. A subsequent summary table compares this revised proposal to the TOD Code and the previously approved Special Development Plan. 1 . First Floor Mixed Use Criteria. Both the High Intensity Mixed Use and TOD Core Character Zones have a minimum first floor commercial use requirement of 35% and a maximum first floor residential use of 40%. The applicant's buildout plan for this development dedicates approximately 8.5% of the first floor area to "Retail Program Area" and the remaining 91.5% of the total project area's first floor for residential first floor use or area dedicated for a multifamily leasing office and amenity center. The Flex Commercial space that was previously proposed for much of the first floor area has been removed from portions of this request. Instead, first-floor residential construction and uses are proposed on the southern and northernmost buildings. "Retail Program Area." The applicant is proposing the 11 ,000 square feet of commercial space under special "Retail Program Area" terms for which the Development Review Committee does not recommend approval. Under the terms of the "Retail Program Area," if the 11 ,000 square feet is not leased by IqRH commercial users six months prior to construction completion, it may be leased for residential use. These residential leases would only be permitted for one- year terms with six-month windows for commercial leases to match or beat the residential lease rate; otherwise the residential lease can be renewed for another year. This "Program Area" cycle would be in effect for 5 years from date of project completion, then could go to regular residential use and leases. Another aspect of the proposed program is a city incentive. City incentives are not appropriate for a zoning document and are therefore recommended to be removed and instead provided under a separate development and incentive agreement for the City Council to consider. If the "Retail Program Area" is approved as presented, the owner would have the ability to develop a 100% multi-family residential project at the public gateway to the Iron Horse TEX Rail Station. If the Special Development Plan is approved, it is recommend that the "Retail Program Area" portion of the proposal be removed so that a minimum of 11 ,000 square feet of perpetual, dedicated commercial space and 28,000 square feet of flex-commercial space be incorporated into the site. 2. First Floor Built-to-Commercial Standards. The applicant is requesting that the requirement for the first floor to be built to commercial standards be waived on Buildings C, D and a portion of Building A. These standards would require a taller ceiling height and finished floor elevations at the same grade as the adjacent public sidewalk. Residential first floor will require a minimum ceiling height of 10 feet (floor-to-floor) and a raised finished floor elevation averaging 18 inches above the adjacent public sidewalk. 3. Build-to-Zone. A 15-foot and 25-foot sanitary sewer easement exists along the western edge of Iron Horse Boulevard south of Boulder Drive. The TOD Code, however, requires 60% of a building to be built within 0 to 20 feet of the street right-of-way if within the High Intensity Mixed Use Character Zone and 80% of the building to be built within 0 to 5 feet of the street right-of-way if within the TOD Core Character Zone. The sanitary sewer easements restrict placement of the buildings where required by code. The applicant has indicated their intent to make this larger setback an amenity to the development by installing landscaping, hardscaping and a larger trail/sidewalk segment. This is evident by their conceptual landscape design as shown on the attached exhibit. 4. Minimum Parking Ratios. The minimum parking requirements in the TOD Code are 1 .5 spaces per multifamily unit (regardless of the number of bedrooms) and 1 space per 250 square feet of any non-residential use. IqRH The applicant is proposing 1 .42 spaces per multifamily unit in Phase 1 and is proposing to apply this reduced residential parking ratio to the 28,000 square feet of Flex Commercial space. As shown, their Phase 1 plan is deficient by 69 parking spaces if commercial parking ratios were to be correctly applied to the 28,000 square feet of Flex Commercial area. The total Buildout plan is also deficient by 42 spaces. This does not account for the leasing and amenity center use. Below is a breakdown of the parking proposed by this development. #/ multifamily units 327 units 423 units "Commercial Program Area" 11,000 s.f. 11,000 s.f. Parking Provided Parking Garages 0 395 Tuck-Under Garage Parking 25 25 Surface Parking 466 215 On-Street Parking 64 64 Total Parking Provided 530 699 Min. Parking Required* Multifamily 443 585 Commercial /Flex 156 156 Total Min. Required 599 741 Parking Deficiency 69 spaces 42 spaces City's Minimum Parking Requirements reflect conversion of 28,000 square feet from 33 "Flex" residential units to commercial (850 sq. ft. average unit size) and assumes 100% occupancy of 39,000 total square feet of commercial. Because the intent of Transit Oriented Development is to create a walkable mixed-use urban environment, the baseline parking requirements are already established at lower levels than conventional suburban standards. In other words, there are already fewer parking spaces provided in TOD than in a suburban shopping center or apartment complex. Waivers to the TOD's minimum parking standards may cause issues with parking availability as well as the ability to lease commercial space. 5. Structured Parking. The 2013 update to the TOD Code created the requirement for 80% of the required parking within the Iron Horse TOD Core Character Zone to be maintained as on-site structured parking. The applicant is requesting to defer the construction of two structured parking garages until a future Phase 2 of IqRH the development, which would come with approximately 96 additional multifamily units. As outlined further below in the "DRC Review" section, staff has concerns for the viability of two parking garages associated with a multifamily unit increase of only 96 units. If built out, the structured parking garage spaces would account for 60% of the required parking for the project. 6. Landscape Standards on Private Property. A waiver is also required for the TOD Landscape Standards on Private Property as it relates to surface parking lots. The TOD Code requires one Large Tree and three shrubs per 1 ,000 square feet of paved parking lot area. This generally equates to one tree per 3.7 parking spaces. This is well above the City's standard of 1 Large Tree per 20 parking spaces (or approximately 5,400 square feet of paved parking lot area). While the City encourages shaded parking fields, the difference between the TOD Code and the general code in Chapter 114 is dramatic. Staff plans to address this in a future revision to the TOD Code, but until then all applications must request a waiver for this regulation. 7. Street & Streetscape Design Standards. The TOD Code requires public improvements such as on-street parking, street trees, streetlights, sidewalks, trash receptacles, and bike racks along Iron Horse Boulevard and that those improvements are made within public right-of-way. The applicant has not indicated any desire to waive the requirement for the improvements, but they have indicated their desire to place those improvements within public easements in lieu of right-of-way dedication. Below is the streetscape exhibit from the TOD Code showing what the improvement and right-of-way requirements currently are. They are also counting this streetscape easement area toward their open space requirements. {�d�1111 hYl'1gd011M AI�I�@M1gq{k {lf/RY 4',11 of @I{yi rvr4�-s - $d(Wgw'IMlflt J � a w Irwin k4orrzwa lei~9dtlexa¢EA+{Wrrolisa•r"aaklra �, t Tv" tV.+lnara) .....r+I 61 7rA M7aruura ~ WnmgNf ~~NWdr.y fitufnwa* o'� Ali k'ikXn a41 o f .r. ......... ......... ......._ ao R-0I'"°___. ......... ......... ..._�,, mewrnm'n IqRH A June 2016 Work Session discussion has resulted in revisions to the TOD Code cross sections to allow for the continuous left turn lane in Iron Horse. While not yet codified, this revised cross section would mean a greater dedication of public right-of-way. The table below summarizes what is described above. 1.Sec. 118-566(b)& (c) High Intensity Mixed Use High Intensity Mixed Use High Intensity Mixed Use First Floor Mixed Use 35%min. Commercial 2,400 s.f.Commercial 0 s.f. Commercial 40%max. Residential 16,000 s.f. Flex 100%Residential TOD Core TOD Core TOD Core 35%min. Commercial 6,100 s.f.Commercial 11,000 s.f.Commercial 40%max. Residential 13,370 s.f. Flex 28,000 s.f. Flex 2.Sec. 118-566(b)& (c) Min. 15-foot floor-to-floor No waiver sought Residential first floor First Floor Height ceiling height standards on Buildings C, D and portion of A 3.Sec. 118-566(b)& (c) 1.5 spaces per multi- Phase 1: 1.38 spaces per Phase 1: 1.62 spaces per Parking Ratios family residential unit residential unit residential unit Build-Out: 1.37 spaces per Build-Out: 1.65 spaces per residential unit residential unit 1 space per 250 square Did not account for Above ratio does not feet ofnon-residential commercial parking accountforcommercial parking Flex unit areas counted at Flex unit areas counted at residential parking ratios residential parking ratios See additional breakdown/details in Figure 2 4.Sec. 118-565(d) 80%of required parking Phase 1: 5.6%of parking Phase 1:4.7%of parking Structured Parking maintained as onsite provided as tuck-under provided as tuck-under structured parking garages garages Build-Out:79%of parking Build-Out: 57%of parking provided as structured provided as structured and tuck-under garages and tuck-under garages IqRH S.Sec. 118-566(b)& (c) High Intensity Mixed Use High Intensity Mixed Use High Intensity Mixed Use Build-to-Zone 60%of building between 0 >_25 ft.setback >_25 ft. setback ft.to 20 ft. TOD Core TOD Core TOD Core 80%of building between 0 15 ft.to 25 ft.setback 15 ft.to 25 ft.setback ft.to5ft. 6.Sec. 118-567(e) 1 Large Tree+3 Shrubs No waiver specified 1 Large Tree per 20 Landscape Standards on per 1,000 s.f.of paved parking spaces(approx. Private Property parking lot area 5,400 s.f.of paved parking lot area); All parking spaces within 100 feet of a parking lot tree provided on-site 7.Sec. 118-567(e) On-street parking, street No waiver specified Requesting dedication of Street&Streetscape trees, streetlights, easements in lieu of right- Design Standards sidewalks, trash of-way dedication receptacles,and bike racks all required to be provided by development within public right-of-way. DRC REVIEW: After review and discussion, the Development Review Committee has three primary concerns with this application: 1 . Phased unit counts related to structured parking. As is detailed above, the new plan adds 70 multifamily units to its Phase 1 while decreasing the total number of units at buildout by 46 units. The structured parking garages shown in Phase 2 would be constructed with the addition of only 96 multifamily units. Economic feasibility is questioned around the developer benefit from adding 96 additional multi-family units when combined with the construction cost of 395 structured parking spaces. The applicant intends to explain the market rationale for when this would occur during the public hearing process. The Development Review Committee recommends reducing the Phase 1 unit count by delaying the southernmost building (67 units) to a Phase 2. This would result in a Phase 1 around 260 multifamily units. For reference, the July 2015 IqRH plan has a Phase 1 unit count of 257 units. Generally, apartment communities need around 250 units to be most efficiently leased and managed. It would also create a Phase 2 with a higher unit count (163 units) and therefore higher probability of structured parking. It would also allow future market flexibility on the southernmost section of the property to perhaps convert to a building greater than the proposed 4-stories or to higher proportion of commercial uses. 1 11 1 1 1 1 ld r r* } 7, gal �7 � r LTV yi q� I C i t � i �r f The Development Review Committee's recommendation for better unit phasing attached to parking garage construction. 2. Overall parking shortage related to viability of future commercial space and proposed residential density. The City has experience with issues stemming from a perceived lack of parking in other multifamily and mixed-use developments and does not support further deviation from the minimum parking standards of the TOD Code. At a 1 .5 space per residential unit ratio and 1 space per 250 square feet of non-residential area ratio, the proposed plan at build-out is deficient by 42 parking spaces. The plan also assumes that the square footage of Flex Commercial space remains residentially occupied. For reference, a 1 ,000 square foot multifamily unit (regardless of number of bedrooms) would require only 1.5 parking spaces. The same 1,000 square feet occupied with non-residential uses would require four parking spaces. To make any first floor Flex Commercial space truly viable for future commercial uses, more parking will be needed. 3. Further deviation from TOD Mixed Use Criteria in favor of multi-family within the TOD Core Character Zone. Since the prior application had been approved in July 2015, three other Special Development Plans (Fountains at Iron Horse, Iron Horse Commons and Smithfield Heights) have been reviewed by City Council. While waivers to the mixed use criteria were approved, each of these applications had a greater proportion of commercial use than this proposed plan. Furthermore, this project is within the TOD Core at the public gateway to the TEX Rail Station, where walkable mixed-use urbanism is the desired development scenario. IqRH The Development Review Committee does see the phasing component of the new plan as an improvement over the approved plan. Phase 1 of the approved plan was more fragmented, leaving two large vacant blocks separating the buildings and breaking the "street wall" along Iron Horse Boulevard. The new plan centers Phase 1 buildings and leaves the undeveloped Phase 2 at the far south and north ends of the property. Because of the items listed above, however, the Development Review Committee does not see this as a minor revision to the existing approved plan and does not see it as advancing the goals and intent of the Transit Oriented Development District. The Development Review Committee therefore recommends denial. If the Planning & Zoning Commission and City Council choose to approve the case, staff further recommends further refining the "Retail Program Area" terms and eliminating Building D from Phase 1 construction. COMPREHENSIVE PLAN & CURRENT ZONING: This area is designated on the Comprehensive Land Use Plan and is currently zoned as "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; 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 five waivers to the Transit Oriented Development Code. 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: Pending a recommendation by the Planning & Zoning Commission, this item has been advertised for public hearing at the April 24, 2017, City Council meeting. IqFtH RECOMMENDATION: Deny SDP 2016-05; or approve with the condition that the "Retail Program Area" terms be removed or amended and Building D be removed from Phase 1 construction. J I I ,IIIIIIIII ''ono p1G pIV�'I p1G"I � Ip W W' ypG" plVl' ypG" � �IIII NE Loop 820 N A MIM" H SDP 2016-05 Specil Development Plan: Iron Horse Village Feet Prepared by Planning 03/23/2017 0 100200 400 600 800 i / r ,. �aisl�III / D umYl uum a 1111111 III I I uuu III N A MRH SDP 2016-05 Specil Development Plan: Iron Horse Village Feet Prepared by Planning 09/01/16 0 75150 300 450 600 �CHL q �a NOTICE OF PUBLIC HEARINGS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION rExS AND CITY COUNCIL Case Number: SDP 2016-05 Applicant: Skeeter & Bucky, LP Location: 6300-6400 blocks of Iron Horse Blvd 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 Hearina: A Public Hearing is being held to consider a request from Skeeter & Bucky, LP, for a Special Development Plan for Iron Horse Village on 9.17 acres located in the 6300-6400 blocks of Iron Horse Blvd. Public Hearina Schedule: Public Hearing Dates: PLANNING AND ZONING COMMISSION 7:00 PM THURSDAY, APRIL 6, 2017 CITY COUNCIL 7:00 PM MONDAY, APRIL 24, 2017 Both Meeting Locations: CITY HALL 4301 CITY POINT DRIVE 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 4301 City Point Drive North Richland Hills, Texas 76180 Phone (817) 427-6300 Fax (817) 427-6303 NAME ADDRESS CITY STATE ZIP BEATEN PATH DEVELOPMENT LLC 700 W HARWOOD RD STE A HURST TX 76054 COMPANY TWO LLC 8477 PRESTON RD STE 777 DALLAS TX 75225 DETATE NRH LLC 8910SOUTHWEST BLVDSTE 7206 DALLAS TX 75274 PWICTEXAS LLC 600 B ST STE 2350 SAN DIEGO CA 92707 REGIONAL RAIL ROWCO PO BOX 660763 DALLAS TX 75266 RFI HILLTOP LLC 5227 NORTH O'CONNOR BLVD STE 600 IRVING TX 75039 SAM'S REAL ESTATE BUSINESSTR PO BOX 8050 BENTONVILLE AN 72772 SKEETER&BUCKY LP PO BOX 777700 CARROLLTON TX 75077 / f' E b C m is v c r =_ �( ru •• i���� �'', r% V t o x� i t O E22 Z 2 L- 0 0 Oc o N 0 0 ' z 0 ip q 'c N � G o q o N Ou E � om� o � oa a vx x Z QF duo 'v =moo 'ap V -o� Iqo � LL H d. 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E8q ao' 9'm ?,6 .15 QEo m c hmcc z�r.CF ❑ti n.t� oaoez ❑ F-m r r � ,. ,._w @as ' m �a = aoc 0`a m oar° £ i SVX31 'SIIIH ONVlHJI21 H1210N 0 d(IS DE)VIIIn 3SWH NOIdI aaaaaa Q yr 0L o W 0 Z w E z V �0- v Z O ZSm N ny um. 0 im0 iweu 'mt al M-1 r, r j// Wru'I i OZIN E SVX31 'SIIIH 4NVlHJIa HlaON O Ln yea i $ a sEE flg�n ddS DE)VIIIA 3SIdOH NMdI 1Cd�tl s a s g ;§T: E=,v, x QQQQQQ I co m r — o X UI F W OvV �I r a � �� SOUIMHiN_IXil�yl w �V,��� A I I I I I I IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: April 6, 2017 SUBJECT: FP 2016-16 Consideration of a request from Spry Surveyors for a Final Plat of Lots 4 and 5, Block 13, Meadowview Estates Addition on 0.9652 acres located at 8501 Rumfield Road. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of Made Jaya and Widyanto Kencono, Spry Surveyors is requesting approval of a Final Plat of Lots 4 and 5, Block 13, Meadowview Estates Addition. This 0.9652- acre two-lot subdivision is located on the north side of Rumfield Road and west of Northfield Drive. The proposed final plat meets the requirements of the zoning ordinance and subdivision regulations. GENERAL DESCRIPTION: The owner proposes to create two single-family residential lots. Proposed Lot 4, which is on the northern portion of the property, has frontage and access from Chuck Drive. This lot is intended for the construction of a new single-family residence. Proposed Lot 5, which is on the southern portion of the property, has frontage and access on Rumfield Road and has an existing residence. The surrounding properties are developed with single-family residences, with a mix of large estate lots and traditional single-family lots. The property is zoned R-1 Single-Family Residential, and the lots satisfy the R-1 district standards. The table below summarizes the lot standards. 1111!1 1 1113111 1 ioio io oioi ioi 91 OIpIoNI ioioi ipio0 ql pigi ioioipi glgi oioi qip ® . Lot size 13,000 SF�lwilL 21,797 SF 20,246 SF Lot width 85 feet 175 feet 124 feet Lot depth 120 feet 124 feet 163 feet Street frontage: 50 feet 50 feet 124 feet Front building..line:,.,25 feet.............25.feet.......................................,.................,.,....25.feet........................................................... IqRH COMPREHENSIVE PLAN: The Comprehensive Plan classifies this area as "Low Density Residential." This designation provides areas for the development of traditional, low-density single-family detached dwelling units. THOROUGHFARE PLAN: The development has frontage on Rumfield Road and Chuck Drive. Rumfield Road is classified as a C21_1 Minor Collector roadway, which is a two-lane undivided street with an existing right-of-way width of 60 feet at this location. Chuck Drive is classified as an R21_1 Residential roadway, which is a two-lane undivided street with an ultimate right-of-way of 50 feet. Sufficient right-of-way exists for both streets and additional dedication is not required on the plat. CURRENT ZONING: R-1 Single-Family Residential. The final plat is consistent with the R-1 zoning standards. SURROUNDING ZONING I LAND USE: North: R-1 Single Family Residential Low Density Residential East: R-3 Single-Family Residential Low Density Residential South: R-1 and R-2 Single-Family Residential I Low Density Residential and Public/Semi-Public West: R-1-S Special Single-Family I Low Density Residential PLAT STATUS: The property is currently unplatted. RECOMMENDATION: Approve FP 2016-16. 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