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HomeMy WebLinkAboutPZ 2017-07-20 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, JULY 20, 2017 The North Richland Hills Planning and Zoning Commission will be meeting at 6:30 p.m. or immediately following the 6:00 p.m. July 20, 2017, Capital Improvement Advisory Committee meeting. WORK SESSION: 6:30 PM Held in the City Council Work Room A. CALL TO ORDER A.1. Announcements - Upcoming City Events A.2. Discuss development activity report and City Council action. A.3. Discuss items from the regular Planning and Zoning Commission meeting. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) 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, July 20, 2017 Planning and Zoning Commission Agenda Page 1 of 2 The Planning and Zoning Commission may confer privately with its attorney to seek legal advice on any matter listed on the agenda or on any matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551, Texas Government Code. B. MINUTES B.1. Approve Minutes of the July 6, 2017, Planning and Zoning Commission meeting. C PUBLIC HEARINGS C.1. SUP 2017-04 Public hearing and consideration of a request from Jacobs Engineering for a special use permit for a quick service restaurant on 1.279 acres located at 5121 Rufe Snow Drive and 6665 NE Loop 820. D. PLANNING AND DEVELOPMENT D.1. PP 2017-03 Consideration of a request from Beaten Path Development, LLC, for a preliminary plat of Thornbridge North Addition on 17.568 acres located in the 8100 block of Precinct Line Road. E. ADJOURNMENT CERTIFICATION I do hereby certify that the above notice of meeting of the North Richland Hills Planning and Zoning Commission was posted at City Hall, City of North Richland Hills, Texas in compliance with Chapter 551, Texas G ment Code on Friday, July 14, 2017, by 3:00 PM. '� � �� rte_ 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, July 20, 2017 Planning and Zoning Commission Agenda Page 2 of 2 IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: July 20, 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. IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: July 20, 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. IqRH PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: July 20, 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: July 20, 2017 SUBJECT: Approve minutes of the July 6, 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 and Zoning Commission meetings. GENERAL DESCRIPTION: The Planning and Zoning Office prepares action minutes for each Planning and Zoning Commission meeting. The minutes from each meeting are placed on a later agenda for review and approval by the Commission. Upon approval of the minutes, an electronic copy will be uploaded to the City's website. RECOMMENDATION: Approve minutes of the July 6, 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 JULY 6, 2017 WORK SESSION: 6:30 PM A. CALL TO ORDER Due to there not being a quorum, the Planning and Zoning Commission of the City of North Richland Hills, Texas did not meet in work session prior to the 7:00 p.m. regular Planning and Zoning Commission meeting on the 6th day July, 2017, in the City Council Workroom. Present: Bill Schopper Place 6, Vice Chairman Don Bowen Place 3, Secretary Steven Cooper Place 7 Absent: Randall Shiflet Place 4, Chairman Mark Haynes Place 1 Jerry Tyner Place 2 Kathy Luppy Place 5 Justin Welborn Ex-Officio Staff Members: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician Justin Naylor Civil Engineer A.1. ANNOUNCEMENTS - UPCOMING CITY EVENTS A.2. DISCUSS DEVELOPMENT ACTIVITY REPORT AND CITY COUNCIL ACTION. A.3. DISCUSS ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. July 06, 2017 Planning and Zoning Commission Meeting Minutes Page 1 of 7 A. CALL TO ORDER Chairman Randall Shiflet called the meeting to order at 7:04 p.m. Present: Randall Shiflet Place 4, Chairman Bill Schopper Place 6, Vice Chairman Don Bowen Place 3, Secretary Steven Cooper Place 7 Absent: Mark Haynes Place 1 Jerry Tyner Place 2 Kathy Luppy Place 5 Justin Welborn Ex-Officio Staff Members: Clayton Comstock Planning Manager Clayton Husband Principal Planner Chad VanSteenberg Planner John Chapman Planning Technician Justin Naylor Civil Engineer A.1 PLEDGE OF ALLEGIANCE Commissioner Don Bowen led the Pledge of Allegiance to the United States and Texas flags. B. MINUTES B.1. APPROVE MINUTES OF THE MAY 18, 2017, AND JUNE 1, 2017, PLANNING AND ZONING COMMISSION MEETINGS. APPROVED A MOTION WAS MADE BY COOPER, SECONDED BY BOWEN TO APPROVE MINUTES OF THE MAY 18, 2017, AND JUNE 1, 2017, PLANNING AND ZONING COMMISSION MEETINGS. MOTION TO APPROVE CARRIED 4-0. C PUBLIC HEARINGS July 06, 2017 Planning and Zoning Commission Meeting Minutes Page 2 of 7 CA. ZC 2017-07 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM CAMBRIDGE NRH DEVELOPMENT, LLC FOR A ZONING CHANGE TO THE CAMBRIDGE ADDITION ON 51.705 ACRES LOCATED IN THE 6700-7300 BLOCKS OF IRON HORSE BOULEVARD. APPROVED Chairman Randall Shiflet introduced the item and asked for Principal Planner Clayton Husband to present the staff introduction. Mr. Husband presented the staff introduction. Chairman Shiflet opened the public hearing and asked for the applicant to present their request. Presented in conjunction with D.1. Scott Sandlin 2113 Glade Road, Colleyville, Texas, 76034 presented items CA and D.1. Chairman Shiflet called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Chairman Shiflet asked if the fencing at the end of the cul-de-sac would be similar in design to the other phases on Cambridge. Mr. Husband stated the fence would be placed at the end of the cul-de-sac. Chairman Shiflet asked for anyone wishing to speak for or against the request to come forward, seeing no one, he closed the public hearing. A MOTION WAS MADE BY BOWEN, SECONDED BY COOPER TO APPROVE ZC 2017-07. MOTION TO APPROVE CARRIED 4-0. D. PLANNING AND DEVELOPMENT D.1. FP 2016-11 CONSIDERATION OF A REQUEST FROM CAMBRIDGE NRH DEVELOPMENT, LLC FOR A FINAL PLAT OF CAMBRIDGE ESTATES ON 16.284 ACRES LOCATED IN THE 7300 BLOCK OF IRON HORSE BOULEVARD. APPROVED Presented in conjunction with item C.1. A MOTION WAS MADE BY BOWEN, SECONDED BY COOPER TO APPROVE FP 2016-11. MOTION TO APPROVE CARRIED 4-0. July 06, 2017 Planning and Zoning Commission Meeting Minutes Page 3 of 7 D.2. FP 2016-13 CONSIDERATION OF A REQUEST FROM GOODWIN & MARSHALL, INC FOR A FINAL PLAT OF IRON HORSE COMMONS PHASE 20N 12.217 ACRES LOCATED IN THE 6500-6600 BLOCKS OF IRON HORSE BOULEVARD. APPROVED Chairman Randall Shiflet introduced the item and called for Principal Planner Clayton Husband to present the staff introduction. Mr. Husband presented the staff introduction. Chairman Shiflet called for the applicant to come forward and present their request. John Pitstick, 700 West Harwood Road, Hurst, Texas 76054 presented Our County Homes' design for Iron Horse Commons Phase 2. Jason Weaver with Goodwin & Marshall, 2405 Mustang Drive, Grapevine, Texas 76051 presented the final plat. Chairman Shiflet called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. A MOTION WAS MADE BY BOWEN, SECONDED BY COOPER TO APPROVE FP 2016-13. MOTION TO APPROVE CARRIED 4-0. D.3. RP 2017-08 CONSIDERATION OF A REQUEST FROM KENNETH & KRISTY COLLINS AND JEFF & CHRISTIE TAYLOR FOR A REPLAT OF LOTS 6111 AND 6112, BLOCK 2, CREEKSIDE ESTATES ON 0.953 ACRES LOCATED IN THE 8700 BLOCK OF STEWART DRIVE. APPROVED Chairman Randall Shiflet introduced the item and called for Principal Planner Clayton Husband to present the staff introduction. Mr. Husband presented the staff introduction. Chairman Shiflet called for the applicant to present the request. Kenneth Collins, 753 Catalpa Road, Saginaw, Texas 76131 presented their request. July 06, 2017 Planning and Zoning Commission Meeting Minutes Page 4 of 7 Chairman Shiflet called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. A MOTION WAS MADE BY COOPER, SECONDED BY BOWEN TO APPROVE RP 2017-08. MOTION TO APPROVE CARRIED 4-0. D.4. RP 2017-07 CONSIDERATION OF A REQUEST FROM HP CIVIL ENGINEERING, LLC FOR A REPLAT OF LOTS 1111 AND 1112, BLOCK E, HOMETOWN-DOLCE ADDITION ON 0.811 ACRES LOCATED AT 9001 GRAND AVENUE. APPROVED Chairman Randall Shiflet introduced the item and called for Principal Planner Clayton Husband to present the staff introduction. Mr. Husband presented the staff introduction. Chairman Randall Shiflet called for the applicant to present the request. Jason Pyka, 5339 Alpha Road, Dallas, Texas 75240 presented the request. Chairman Shiflet called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. A MOTION WAS MADE BY BOWEN, SECONDED BY COOPER TO APPROVE RP 2017-07. MOTION TO APPROVE CARRIED 4-0. D.5. PP 2017-02 CONSIDERATION OF A REQUEST FROM TORINO, LLC FOR A PRELIMINARY PLAT OF TIVOLI GARDEN ESTATES ON 4.533 ACRES LOCATED AT 7509 CHAPMAN ROAD. APPROVED Chairman Randall Shiflet introduced the item and called for Planning Manager Clayton Comstock to present the staff intoduction. This item was presented in conjunction with item D.6. Mr. Comstock presented the staff introduction. July 06, 2017 Planning and Zoning Commission Meeting Minutes Page 5 of 7 Chairman Shiflet called for the applicant to present the request. Bob Flynn, 1313 Regency Court, Southlake, Texas, 76092 presented the requests for items D.5. and D.6. Chairman Shiflet called for Mr. Comstock to present the staff report. Mr. Comstock presented the staff report. Chairman Shiflet asked if lot 4 meets AG zoning requirements. Mr. Comstock stated lot 4 does not meet the requirements for AG zoning, but will not be platted at this time until the lot is rezoned at a future date. Chairman Shiflet asked how far north the driveway on lot 3 can be located. Mr. Comstock stated code requires the driveway to be on the far north side of the property. A MOTION WAS MADE BY COOPER, SECONDED BY BOWEN TO APPROVE PP 2017-02. MOTION TO APPROVE CARRIED 4-0. D.6. FP 2017-04 CONSIDERATION OF A REQUEST FROM TORINO, LLC FOR A FINAL PLAT OF TIVOLI GARDEN ESTATES, PHASE 1, ON 1.475 ACRES LOCATED AT 7509 CHAPMAN ROAD. APPROVED Request was presented in conjunction with item D.5. A MOTION WAS MADE BY BOWEN, SECONDED BY COOPER TO APPROVE FP 2017-04. MOTION TO APPROVE CARRIED 4-0. E. ADJOURNMENT Planning Manager Clayton Comstock presented City announcements due to the cancellation of the work session. Chairman Randall Shiflet adjourned the meeting at 7:40 p.m. Randall Shiflet, Chairman July 06, 2017 Planning and Zoning Commission Meeting Minutes Page 6 of 7 Attest: Don Bowen, Secretary July 06, 2017 Planning and Zoning Commission Meeting Minutes Page 7 of 7 k4RH NOM If KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: July 20, 2017 SUBJECT: SUP 2017-04 Public hearing and consideration of a request from Jacobs Engineering for a special use permit for a quick service restaurant on 1 .279 acres located at 5121 Rufe Snow Drive and 6665 NE Loop 820. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of North Richland Hills Pads LLC, Jacobs Engineering is requesting a special use permit for a quick service restaurant on 1.279 acres located at the northwest corner of Rufe Snow Drive and NE Loop 820. The applicant proposes to construct a Whataburger restaurant on the property. GENERAL DESCRIPTION: The site under consideration is located at the northwest corner of Rufe Snow Drive and NE Loop 820. The property includes two individual lots that are separated by a power line right-of-way. The northern lot (5121 Rufe Snow Drive) is 1 .3 acres in size and is presently developed as a Don Pablo's full-service ("sit-down") restaurant, which was built in 1993. The southern lot (6665 NE Loop 820) is 5,649 square feet in size and is used only for signage and landscaping purposes. A complete site plan package for the proposed development is attached. Planned improvements to the site include a 3,942-square-foot building with 40 parking spaces. The exterior materials of the building include brick, stone, and stucco. The site does not have direct driveway access from Rufe Snow Drive and the NE Loop 820 frontage road, but access is provided through dedicated easements on the adjacent lots. The proposed landscaped areas cover 21.35% of the lot and include a stacked limestone wall and planting bed similar to the Chipotle restaurant across Rufe Snow Drive. The business operation also provides drive-through service with dual ordering areas and stacking space for seven vehicles. The application for special use permit 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. MRHNOVI If KICHLAND HILLS 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 referred to as a fast food restaurant. The zoning ordinance was further amended in 2017 to require a special use permit for quick service restaurants in all zoning districts. The property under consideration is zoned C-2 Commercial, and this land use requires approval of a special use permit in this zoning 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 lanes have a minimum width of 10 feet and a maximum width of 15 feet. The proposed site layout shows a lane width of 30 feet on the west side of the building. The applicant indicated the lane is also to be used for delivery truck access and is requesting that this standard be modified as part of the special use permit request. All other drive-through standards have been satisfied. DRC RECOMMENDATION. The current development policy in North Richland Hills is to monitor closely the number and location of quick service restaurants in order to establish an optimal mix of commercial, restaurant, retail, and office establishments that best serve the varied needs of residents and consumers. To implement this policy, all quick service restaurant uses are subject to approval of a special use permit or other zoning action. The Development Review Committee's (DRC) recommendation for denial of the special use permit application is based on the following. 1 . The proposed use does not replace and upgrade an existing like use. A full service restaurant would be replaced with a quick service restaurant. 2. The automobile-centric characteristics of a quick service restaurant at this location could have a negative effect on existing traffic volumes and patterns. 3. The 2015 NRH citizen survey indicated that 52% of residents desire more full service restaurants and 12% desire more drive-through restaurants. Through the recent Strategic Plan input meetings with the community, staff is finding that this sentiment is still prevalent today. 4. Two new large full service restaurants are being constructed near the southeast corner of Rufe Snow Drive and NE Loop 820. These new restaurants could influence the redevelopment of the site under consideration as a complementary full service restaurant. As such, the development of a quick service restaurant at this location may be premature. 5. There is adequate market coverage of quick service restaurants in the general area. k4RH NOM If KICHLAND HILLS SUP CONDITIONS. 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 ordinance also includes specific standards for restaurants with drive-through service, for which the applicant is requesting modification of one standard. The following are the proposed conditions of approval for this special use permit. Any other conditions recommended by the Planning and Zoning Commission will be included in the proposed ordinance considered by City Council. 1 . Permitted use. A special use permit is authorized for a quick service restaurant. 2. Site development standards. Development of the property shall comply with the development standards of the C-2 Commercial zoning district and the standards described below. a. The location and appearance of the building shall be as shown on the attached site plan. b. The width of the drive-through lane shall not exceed thirty (30) feet. c. 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. d. Lot 9A, Block 4, Tapp Addition, shall be used only for signage and landscaping purposes. 3. Administrative approval of site plans. Site plans that comply with all development-related ordinances and these conditions shall be administratively approved by the Development Review Committee. Substantial deviations or amendments from the development standards or site plan, as determined by the City Manager or his designee, shall require a revision to the approved Redevelopment Planned Development in the same manner as the original. 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 service establishments, and offices. CURRENT ZONING: The property is currently zoned C-2 Commercial. PROPOSED ZONING: The applicant is requesting a special use permit for a quick service restaurant. SURROUNDING ZONING I LAND USE: North: C-2 Commercial Retail West: C-2 Commercial Retail k4RH NOM If KICHLAND HILLS South: C-2 Commercial I Retail and Commercial East: C-2 Commercial and PD Planned Development I Retail PLAT STATUS: The property is currently platted as Tapp Addition, Block 4, Lots 3A and 9A. CITY COUNCIL: The City Council will consider this request at the August 14, 2017, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Deny SUP 2017-04. N 00 a 3 WHO MONS 33na = c5 E:l = E7 W H a °a y O W m ? O V d mrrnt,w~nwp�nuvr f r ra r,o m,��iY✓, � o J I � fe i� ' 9,�//�ia ✓irj`iv I i V r r , n I k f 11 s r r:, III ff 1,14 Ft, PUBLIC HEARING NOTICE NOK'FF] KICFI AND WI.,1 s CASE: SUP 2017-04 NAME ADDRESS CITY, STATE ZIP You are receiving this notice because you are a property owner of record within 200 feet of the property shown on the attached map as the special use permit request. APPLICANT Jacobs Engineering LOCATION 5121 Rufe Snow Drive & 6665 NE Loop 820 REQUEST Public hearing and consideration of a request from Jacobs Engineeringfor a Special Use Permit of Tapp Addition, block 4, lots 3A, and 9A on 1.279 acres located at 5121 Rufe Snow Drive & 6665 NE Loop 820. DESCRIPTION Special Use Permitfora Whataburger restaurant. PUBLIC HEARING DATE Planning and Zoning Commission 7:00 PM Thursday, July 20, 2017 City Council 7:00 PM Monday, August 14, 2017 MEETING LOCATION City Council Chambers - Third Floor 4301 City Point Drive North Richland Hills, Texas People interested in submitting letters of support or opposition are encouraged to contact the Planning & Zoning Department for additional information. Letters must be received by the close of the City Council public hearing. Because changes are made to requests during the public hearing process, you are encouraged to follow the request through to final action by City Council. Planning& Zoning Department 1 4301 City Point Drive - NRH 76180 817-427-6300 1 www.nrhtx.com I planning @nrhtx.com L:: i 7 135ROAD W D O N W LL INTERSTATE HIGHWAY 820 NN\ �V Feet Prepared by Planning 7/5/2017 0 70 140 280 ago mo co I _a- �7n � � 1 �P Si rl! 1 F - -, _ `R w �____r----- J h IL y 5�1 t - RUFE iN�W "m'q Name Attention Address City, State Zip 6635 NORTHEAST LOOP 820 LLC 12262 RICHWOOD DR LOS ANGELES,CA 90049 INTELLIGENT INT'L CO LTD PO BOX 3076 SARATOGA,CA 95070 MCDONALDS REAL ESTATE CO PO BOX 821260 FORT WORTH,TX 76182 NORTH RICHLAND HILLS PADS LLC 605 E MAIN ST STE 7 ASPEN,CO 81611 ONCOR ELECTRIC DELIVERY CO LLC PO BOX 219071 DALLAS,TX 75221 TEXAS INVESTORS LLC 3900 S OVERLAND AVE SPRINGFIELD,MO 65807 BIRDVI LLE INDEPENDENT SCHOOL DISCTRICT ATTN: MIKE SEALE 6125 EAST BELKNAP HALTOM CITY,TEXAS 76117 `iv IN �i ZZ oae d�aNV nzoN 3�na E OV 135ddO B9C 11Nn E� d j k � � = g T dAi BNiQiinN lblld O n O N z" Zg a <s < p� 6w U `LLd 4 a e lu II - ,It K 4P e W o � co Z a ,r z 00 J r r a CD I� w 1 } r i w w fLL *kw0 (n H .. 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V I 1 111 A 11 Y 11® lil_il_ilililili111 �1,, • _ �. 'ilililii�iii°i1i'= I°ti!.u1 IIIYIIAII� ��� • -� II111111111111111111= n. 111v11' 1 1111111 -W � Ie�SIVm°'.4LW'Ji1Y!,!= 11_!@!1!1�11!11!51.3�bm!. k4RH NOM If KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: The Office of the City Manager DATE: July 20, 2017 SUBJECT: PP 2017-03 Consideration of a request from Beaten Path Development, LLC, for a preliminary plat of Thornbridge North Addition on 17.568 acres located in the 8100 block of Precinct Line Road. PRESENTER: Clayton Husband, Principal Planner SUMMARY: Beaten Path Development, LLC, is requesting approval of a preliminary plat of the Thornbridge North subdivision. This 17.568-acre development is located on the west side of Precinct Line Road between North Tarrant Parkway and Edgemont Drive. The proposed preliminary plat meets the requirements of the zoning ordinance and subdivision regulations. GENERAL DESCRIPTION: This preliminary plat for Thornbridge North includes 50 single-family residential lots and 3 open space lots. The residential lots range in size from 9,376 to 18,200 square feet, with an average lot size of 10,946 square feet. Typical lot dimensions are shown below. The lots comply with the R-2 Single-Family Residential zoning district standards. 72.5' x 135' (min.) 24 78'x 125' (min.) 26 The property has frontage on Precinct Line Road. The primary street entrance will align with Lavaca Trail, with a second street access proposed to the south. The development includes opportunities for future street connections to properties north and south of the site so that these properties could be incorporated in future phases of the subdivision. These connections are provided to address Planning and Zoning Commission and City Council concerns about fragmentary or piecemeal approaches to developing the remaining property in the city. The three common open space lots total 1 .17 acres and cover 6.6% of the development. Two of the lots are located near the entrance to the subdivision, with the MRHNOM If KICHLAND HILLS third lot located on the south property line between this development and the Thornbridge East subdivision. In addition to landscaping, screening walls, and entry features, one of the open space lots at the entrance may include a detention pond. A special use permit application for the detention pond would be included with a future final plat for the development. 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 Precinct Line Road, classified as a P7U Principal Arterial roadway. A P7U roadway is a seven-lane undivided street with an ultimate right-of-way width of 130 feet. Right-of-way dedication is not required for this property as sufficient right-of-way is currently in place. CURRENT ZONING: The property is zoned R-2 Single-Family Residential. The R-2 district is intended to provide areas for low-density development of single-family detached dwelling units that are constructed at an approximate density of 4.0 units per acre. The preliminary plat is consistent with the R-2 zoning standards. SURROUNDING ZONING I LAND USE: North: AG Agricultural I Low Density Residential West: R-1 Single-Family Residential I Low Density Residential South: R-2 Single-Family Residential and AG Agricultural I Low Density Residential East: Located in Colleyville PLAT STATUS: The property is currently unplatted. 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