HomeMy WebLinkAboutPZ 2019-12-19 Agendas NORTH RICHLAND HILLS
CITY OF NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION AGENDA
4301 CITY POINT DRIVE
NORTH RICHLAND HILLS, TX 76180
THURSDAY, DECEMBER 19, 2019
WORK SESSION: 6:30 PM
Held in the City Council Work Room, Third Floor
A. CALL TO ORDER
1 Administration of the Oath of Office to Planninq and Zoninq Commission
member in Place 6
2. Planning Dirg�g!or report
3. Discuss items from the regular Planninq and Zoninq Commission
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REGULAR MEETING: Immediately following worksession (but not
earlier than 7:00 pm)
Held in the City Council Chambers, Third Floor
A. CALL TO ORDER
A.1 PLEDGE
A.2 PUBLIC COMMENTS
An opportunity for citizens to address the Planning and Zoning Commission
on matters which are scheduled on this agenda for consideration by the
Commission, but not scheduled as a public hearing. In order to address the
Planning and Zoning Commission during public comments, a Public Meeting
Appearance Card must be completed and presented to the recording
secretary prior to the start of the Planning and Zoning Commission meeting.
Thursday, December 19, 2019 Planning and Zoning Commission Agenda
Page 1 of 3
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.
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 DeceM12er 5, 019, Planning and Zoning
Commission meeting.
C. PUBLIC HEARINGS
C.2 ZC 2019® 0 Public hearinq and consideration of a request from Robert
Wetli for a zoning change from AG Agricultural to R-2 Single-Family
Residential at 7305 Odell Street, being 0.435 acres described as Lots 1
and 2, Block 1 Mollie . Collins Addition.
C.1 ZC 019-03 Public hearing and consideration of a request from Farrukh
Azim for a zoninq chanqe from C®1 Commercial and TOD Transit
Oriented DeygLopment to R-PD Residential Planned Development at
900-7100 Davis Boulevard and 3 05®3 19 Odell Street, being 13.965
acres described as Tracts 3, 3 and 3 1, William Cox Survey, Abstract
3 .1_; Tracts 1 and 1B Eliza Ann Cross Survey, Abstract 31 ; and Lots
3® , WE Odell Addition. (QO TINUED FROM THE DECEM 5,
2019,. PLANNING AND ZONING COMMISSION MEETING
C.3 ZC 019-19 Public hearing and consideration of a request from
Hamilton DuffPC for a zoning change from ®3 Single-Family
Residential to R1-PD Residential Infill Planned Development at 3309
Savers Lane, being 0.46 acres described as Lot 17, Block 2, Woobert
Addition. (APPLICANT REQUESTS TO POSTPONE REQUEST TO
JANUARY 16, 2020)
Thursday, December 19, 2019 Planning and Zoning Commission Agenda
Page 2 of 3
D. PLANNING AND DEVELOPMENT
D-1 FP 2018-07 Consideration of a request from Karen and Frank Trazzera
for a final pat of Lots 10-12, Block 6, Woodland Oaks Addition,
1.89 acres located at 6713 Brazos Bend Drive,
D-2 FP 2019-14 Consideration of a request from JBI Partners, Inc. for a final
plat of H metown Canal District Phase 6, being 15.393 acres located at
the southeast corner of Bridge Street and Parker Boulevard.
D-3 PP 2019-07 Consideration of a request from MM City Point 53 LLC for a
preliminary plat of City Point Addition Phase 2, heing_21.55 acres
located at 4401 City Point Drive.
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 Government
Code on Friday, December 13, 2019, by 6:00 PM.
Clayton Husband AICP
Principal Planner
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, December 19, 2019 Planning and Zoning Commission Agenda
Page 3 of 3
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NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: Administration of the Oath of Office to Planning and Zoning
Commission member in Place 6.
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
At the November 12, 2019, meeting, City Council appointed the following to serve on the
Planning and Zoning Commission.
• Place 6 Kelvin Deupree
The Oath of Office for this appointment will be administered during the work session as
needed. The term expires June 30, 2020.
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NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: Planning Director Report
PRESENTER: Clayton Comstock, Planning Director
GENERAL DESCRIPTION:
Staff will report on general announcements related to upcoming events and
development activity in North Richland Hills and items of general interest to the
Commission.
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NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: Discuss items from the regular Planning and Zoning Commission
meeting.
PRESENTER: Clayton Comstock, Planning Director
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.
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NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: Approve minutes of the December 5, 2019, Planning and Zoning
Commission meeting.
PRESENTER: Clayton Comstock, Planning Director
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 is uploaded to the City's website.
RECOMMENDATION:
Approve minutes of the December 5, 2019, 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
DECEMBER 5, 2019
WORK SESSION: 6:30 PM
A. CALL TO ORDER
The Planning and Zoning Commission of the City of North Richland Hills, Texas met
in work session on the 5th day of December 2019, at 6.30 p.m. in the City Council
Work Room prior to the 7.00 p.m. regular Planning and Zoning Commission
meeting.
Present: Justin Welborn Chair, Place 1
Jerry Tyner Vice Chair, Place 2
Don Bowen Place 3
Sarah Olvey Place 4
Wendy Werner Place 7
Patrick Faram Ex-Officio
Absent: Kathy Luppy Secretary, Place 5
Kelvin Deupree Place 6
Staff Members: Clayton Comstock Planning Director
Clayton Husband Principal Planner
Chad VanSteenberg Planner
Justin Naylor Civil Engineer
Marrk Callier Management Analyst
Chair Welborn called the work session to order at 6.32 p.m.
1 PLANNING DIRECTOR REPORT
Planning Director Clayton Comstock presented the city announcements.
2 DISCUSS ITEMS FROM THE REGULAR PLANNING AND ZONING
COMMISSION MEETING
Planning Director Clayton Comstock discussed items D.1 , D.2, and C.3 on the
December 05, 2019
Planning and Zoning Commission Meeting Minutes
Page 1 of 8
regular meeting agenda.
Principal Planner Clayton Husband discussed items C.1 and C.2.
Chair Welborn, Vice Chair Tyner, and Mr. Husband discussed the refuse container
location.
Vice Chair Tyner and Mr. Husband discussed the site plan provided by the applicant.
Chair Welborn adjourned the work session at 7.08 p.m.
REGULAR MEETING: Immediately following worksession (but not earlier than
7:00 pm)
A. CALL TO ORDER
Chair Welborn called the meeting to order at 7.13 p.m.
Present: Justin Welborn Chair, Place 1
Jerry Tyner Vice Chair, Place 2
Don Bowen Place 3
Sarah Olvey Place 4
Wendy Werner Place 7
Patrick Faram Ex-Officio
Absent: Kathy Luppy Secretary, Place 5
Kelvin Deupree Place 6
Staff Members: Clayton Comstock Planning Director
Clayton Husband Principal Planner
Chad VanSteenberg Planner
Justin Naylor Civil Engineer
Marrk Callier Management Analyst
A.1 PLEDGE
Ex-Officio Faram led the Pledge of Allegiance to the United States and Texas flags.
A.2 PUBLIC COMMENTS
There were no requests to speak from the public.
December 05, 2019
Planning and Zoning Commission Meeting Minutes
Page 2 of 8
EXECUTIVE SESSION
B. MINUTES
BA APPROVE MINUTES OF THE NOVEMBER 21, 2019, PLANNING AND
ZONING COMMISSION MEETING.
APPROVED
A MOTION WAS MADE BY COMMISSIONER OLVEY, SECONDED BY
COMMISSIONER BOWEN TO APPROVE THE MINUTES OF THE NOVEMBER 21,
2019, PLANNING AND ZONING COMMISSION MEETING.
MOTION TO APPROVE CARRIED 5-0.
Chair Welborn announced that items D.1 and D.2 would be considered before the
public hearing portion of the agenda.
DA PP 2019-05 CONSIDERATION OF A REQUEST FROM JIM O'CONNOR
FOR A PRELIMINARY PLAT OF LOTS 9-11, JOHN'S ADDITION, BEING
1.831 ACRES LOCATED AT 8217-8221 CARDINAL LANE. (POSTPONED
FROM THE NOVEMBER 21, 2019, PLANNING AND ZONING
COMMISSION MEETING)
APPROVED
Chair Welborn stated since they are related items on the same property, items D.1
and D.2 would be presented together, but the Commission will take action on each
one separately.
Chair Welborn introduced the item and called for Planning Director Clayton
Comstock to introduce the request. Mr. Comstock introduced the request.
Chair Welborn called for the applicant to present the request.
Jim O'Connor, 8221 Cardinal Lane, North Richland Hills, Texas presented the
request.
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
December 05, 2019
Planning and Zoning Commission Meeting Minutes
Page 3 of 8
A MOTION WAS MADE BY COMMISSIONER TYNER, SECONDED BY
COMMISSIONER WERNER TO APPROVE PP 2019-05 WITH THE CONDITIONS
OUTLINED IN THE DEVELOPMENT REVIEW COMMITTEE COMMENTS.
MOTION TO APPROVE CARRIED 5-0.
D.2 FP 2019-13 CONSIDERATION OF A REQUEST FROM JIM O'CONNOR
FOR A FINAL PLAT OF LOT 11, JOHN'S ADDITION, BEING 0.806 ACRES
LOCATED AT 8221 CARDINAL LANE.
APPROVED WITH CONDITIONS
Item D.2 was heard in conjunction with item D.1.
A MOTION WAS MADE BY COMMISSIONER OLVEY, SECONDED BY VICE CHAIR
TYNER TO APPROVE FP 2019-13 WITH THE CONDITIONS OUTLINED IN THE
DEVELOPMENT REVIEW COMMITTEE COMMENTS.
MOTION TO APPROVE CARRIED 5-0.
C. PUBLIC HEARINGS
CA ZC 2019-18 PUBLIC HEARING AND CONSIDERATION OF A REQUEST
FROM SAM DEDUSEVIC FOR A ZONING CHANGE FROM AG
AGRICULTURAL TO R-2 SINGLE-FAMILY RESIDENTIAL AT 8413
FRANKLIN COURT, BEING 0.23 ACRES DESCRIBED AS LOT 7,
THOMAS PECK SUBDIVISION.
APPROVED
Chair Welborn introduced the item, opened the public hearing, and called for
Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced
the request.
Chair Welborn called for the applicant to present the request.
Sam Dedusevic, 8413 Franklin Court, North Richland Hills, Texas presented the
request.
Chair Welborn called for Mr. Husband to present the staff report. Mr. Husband
presented the staff report.
December 05, 2019
Planning and Zoning Commission Meeting Minutes
Page 4 of 8
Commissioner Bowen and Mr. Husband discussed the platting of the property.
Chair Welborn called for anyone wishing to speak for or against the request to come
forward. There being no one wishing to speak, Chair Welborn closed the public
hearing.
A MOTION WAS MADE BY COMMISSIONER WERNER, SECONDED BY
COMMISSIONER BOWEN TO APPROVE ZC 2019-18.
MOTION TO APPROVE CARRIED 5-0.
C.2 ZC 2019-13 PUBLIC HEARING AND CONSIDERATION OF A REQUEST
FROM KEITH HAMILTON FOR A ZONING CHANGE FROM LR LOCAL
RETAIL TO RD-PD REDEVELOPMENT PLANNED DEVELOPMENT AT
4170 WILLMAN AVENUE, BEING 0.649 ACRES DESCRIBED AS LOT 10,
EDGLEY ADDITION.
APPROVED
Chair Welborn introduced the item, opened the public hearing, and called for
Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced
the request.
Chair Welborn called for the applicant to present the request.
Keith Hamilton, 8241 Mid-Cities Boulevard, North Richland Hills, Texas presented the
request. Also presenting the request was Curtis Kinsey, 4170 Willman Avenue, North
Richland Hills, Texas.
Commissioner Olvey and the applicant discussed refuse container location.
Commissioner Bowen and the applicant discussed what was stored inside the
building and on the property.
Chair Welborn and the applicant discussed the refuse container location.
Vice Chair Tyner and the applicant discussed trash service for the property and the
refuse container location.
Chair Welborn called for Mr. Husband to present the staff report. Mr. Husband
December 05, 2019
Planning and Zoning Commission Meeting Minutes
Page 5 of 8
presented the staff report.
Commissioner Bowen and Mr. Husband discussed the buffer location at the back of
the property.
Chair Welborn and Mr. Husband discussed the modified standards and zoning
entitlements.
Chair Welborn called for anyone wishing to speak for or against the request to come
forward. There being no one wishing to speak, Chair Welborn closed the public
hearing.
A MOTION WAS MADE BY COMMISSIONER OLVEY, SECONDED BY VICE CHAIR
TYNER TO APPROVE ZC 2019-13 WITH THE CONDITION TO LOCATE THE REFUSE
CONTAINER TO THE SIDE OR REAR OF THE BUILDING.
MOTION TO APPROVE CARRIED 5-0.
C.3 ZC 2019-03 PUBLIC HEARING AND CONSIDERATION OF A REQUEST
FROM FARRUKH AZIM FOR A ZONING CHANGE FROM C-1
COMMERCIAL AND TOD TRANSIT ORIENTED DEVELOPMENT TO R-PD
RESIDENTIAL PLANNED DEVELOPMENT AT 6900-7100 DAVIS
BOULEVARD AND 8205-8219 ODELL STREET, BEING 18.965 ACRES
DESCRIBED AS TRACTS 3, 3D, AND 3D1, WILLIAM COX SURVEY,
ABSTRACT 321; TRACTS 1 AND 1B, ELIZA ANN CROSS SURVEY,
ABSTRACT 281; AND LOTS 28-32, WE ODELL ADDITION.
CONTINUED
Chair Welborn introduced the item, opened the public hearing, and called for
Planning Director Clayton Comstock to introduce the request. Mr. Comstock
introduced the request.
Chair Welborn called for the applicant to present the request.
Derick Murway, 151 Players Circle, Southlake, Texas presented the request.
Vice Chair Tyner and the applicant discussed topography, curb cuts, and turn lanes
off Davis Boulevard.
Chair Welborn and the applicant discussed the number of residential units the
December 05, 2019
Planning and Zoning Commission Meeting Minutes
Page 6 of 8
applicant builds per years, their market study, and expected timeframe of their homes
hitting the market.
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
Chair Welborn and Mr. Naylor discussed site drainage, the creek on the location, the
concrete channel on the site, possible locations for detention ponds, and grade
differences on the site.
Commissioner Werner and Mr. Comstock discussed the two neighborhood meetings
that the applicant hosted with nearby residents.
Chair Welborn and the applicant discussed the changes to the plans that were made
after the two meetings with the nearby residents.
Chair Welborn called for anyone wishing to speak for or against the request to come
forward.
Julia Bauman, 7012 Stephanie Court, North Richland Hills, Texas spoke in
opposition.
Gary Wielenga, 8409 Brookview, North Richland Hills, Texas spoke in opposition.
Sherami Gerber, 8409 Timberline Court, North Richland, Hills, Texas spoke in
opposition.
Steve Wade, 7001 Stephanie Court, North Richland Hills, Texas spoke in opposition.
Chair Welborn called for anyone wishing to speak for or against the request to come
forward. There being no one wishing to speak, Chair Welborn closed the public
hearing.
A MOTION WAS MADE BY COMMISSIONER BOWEN, SECONDED BY
COMMISSIONER OLVEY TO CONTINUE THE PUBLIC HEARING FOR ZC 2019-03
TO THE DECEMBER 19, 2019, MEETING TO ALLOW TIME FOR THE APPLICANT
TO ADDRESS ALL OUTSTANDING ITEMS RELATED TO THE APPLICATION.
MOTION TO CONTINUE CARRIED 5-0.
December 05, 2019
Planning and Zoning Commission Meeting Minutes
Page 7 of 8
D. PLANNING AND DEVELOPMENT
DA PP 2019-05 CONSIDERATION OF A REQUEST FROM JIM O'CONNOR
FOR A PRELIMINARY PLAT OF LOTS 9-11, JOHN'S ADDITION, BEING
1.831 ACRES LOCATED AT 8217-8221 CARDINAL LANE. (POSTPONED
FROM THE NOVEMBER 21, 2019, PLANNING AND ZONING
COMMISSION MEETING)
Item D.1 was considered prior to the public hearing portion of the meeting.
D.2 FP 2019-13 CONSIDERATION OF A REQUEST FROM JIM O'CONNOR
FOR A FINAL PLAT OF LOT 11, JOHN'S ADDITION, BEING 0.806 ACRES
LOCATED AT 8221 CARDINAL LANE.
Item D.2 was considered prior to the public hearing portion of the meeting.
E. ADJOURNMENT
Chair Welborn adjourned the meeting at 9.17 p.m.
Justin Welborn, Chair
Attest:
Kathy Luppy, Secretary
December 05, 2019
Planning and Zoning Commission Meeting Minutes
Page 8 of 8
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NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: ZC 2019-20 Public hearing and consideration of a request from
Robert Wetli for a zoning change from AG Agricultural to R-2 Single-
Family Residential at 7805 Odell Street, being 0.435 acres
described as Lots 1 and 2, Block 1, Mollie B. Collins Addition.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY:
Robert Wetli is requesting a zoning change from AG Agricultural to R-2 Single-Family
Residential on 0.435 acres located at 7805 Odell Street.
GENERAL DESCRIPTION:
The property includes two existing lots located at the end of the street on the north side
of Odell Street, west of Smithfield Road. The lots are part of the Mollie B. Collins Addition,
which was platted in 1953. One single-family residence is currently located on the
property, straddling both lots.
The applicant is requesting a zoning change to R-2 Single-Family Residential with the
intent to demolish the existing home and construct two new residences on the property.
The two lots comprise 18,948 square feet with 120 feet of frontage on Odell Street. The
property is 151 feet deep. The owner intends to submit a replat of the property in order to
adjust the common lot line between the properties.
Most of the lots on Odell Street are zoned R-2 or R-3 Single-Family Residential. There is
one property zoned Agricultural and one lot zoned R-1 Single-Family Residential.
EXISTING NONCONFORMING LOT WIDTH: The two existing platted lots combined
have 120 feet of frontage on Odell Street. Neither the R-1, R-2 nor R-3 zoning district
option provides for a lot width standard that would meet this 60-foot lot width. This is
considered an existing condition that was in place prior to the lots' incorporation into the
City of North Richland Hills. The existing lots would meet all other standards (lot area, lot
depth, home size, setbacks, etc.) of the R-2 zoning district.
LAND USE PLAN: This area is designated on the Comprehensive Land Use Plan as Low
Density Residential. This designation promotes quality neighborhoods of conventional
suburban single-family detached homes. General characteristics of these neighborhoods
include a density of two to six dwelling units per acre and houses of one- and two-stories.
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NORTH RICHLAND HILLS
CURRENT ZONING: The property is currently zoned AG Agricultural. The AG district is
intended to preserve lands best suited for agricultural use from encroachment of
incompatible uses, and to preserve in agricultural use, land suited to eventual
development into other uses pending proper timing for practical economical provisions of
utilities, major streets, schools, and other facilities so that reasonable development will
occur.
PROPOSED ZONING: The proposed zoning is R-2 Single-Family Residential. This
district is intended to provide areas for low density development of single-family detached
dwelling units which are constructed at an approximate density of 4.0 units per acre.
SURROUNDING ZONING ( LAND USE:
NORTH R-2 Single-Family Residential Low Density Residential Single-family residence
WEST AG Agricultural Low Density Residential Single-family residence
SOUTH R-2 Single-Family Residential Low Density Residential Single-family residence
EAST R-2 Single-Family Residential Low Density Residential Single-family residence
PLAT STATUS: The property is currently platted as Lots 1 and 2, Block 1, Mollie B.
Collins Addition.
CITY COUNCIL: The City Council will consider this request at the January 13, 2020,
meeting following a recommendation by the Planning and Zoning Commission.
RECOMMENDATION:
Approve ZC 2019-20.
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NORTH RICHi.a.rhND HILLS CASE: ZC 2019-20
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a zoning change as shown on the attached map.
APPLICANT Robert Wetli
LOCATION 7805 Odell Street
REQUEST Public hearing and consideration of a request from Robert Wetli for a zoning change
from AG Agricultural to R-2 Single-Family Residential at 7805 Odell Street, being
0.435 acres described as Lots 1 and 2, Block 1, Mollie B. Collins Addition.
DESCRIPTION Proposed zoning change for the construction of two single-family residences
PUBLIC HEARING DATES Planning and Zoning Commission
7:00 PM Thursday, December 19, 2019
City Council
7:00 PM Monday, January 13, 2020
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 and Zoning Department 1 4301 City Point Drive - NRH, TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
FOR MORE INFORMATION, VISIT NRHTX.COM/MAP
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NOTIFIED PROPERTY OWNERS
ZC 2019-20
ALLEN,BRIAN T 6901 BRIARDALE DR NORTH RICHLAND HILLS TX 76182
BINKERT,CANNON T 807 LITTLE CREEK DR EULESS TX 76039
BIRDVILLE ISD 6125 E BELKNAP ST FORT WORTH TX 76117
BURSBY,JERRY 7804 DANIEL DR NORTH RICHLAND HILLS TX 76182
COOK FAMILYTRUST 7813 ODELL ST NORTH RICHLAND HILLS TX 76182
DENTON,CHARLES E 7817 DANIEL DR NORTH RICHLAND HILLS TX 76182
DILSAVER, DUANE 7808 ODELL ST NORTH RICHLAND HILLS TX 76182
OPEN HOUSE CO LTD
EGAWA,TSUYOSHI 11TH FLOOR,10-1,GINZA 6-CHOME, TOKYO, 103-0061 JAPAN
CHUO-KU
HEBAUS, MICHAEL J 6905 BRIARDALE DR NORTH RICHLAND HILLS TX 76182
ISHAK,ASHRAF 104 W LID LOCKETT RD COLLEYVILLE TX 76034
LEVERTON,JUDY G 7816 ODELL ST NORTH RICHLAND HILLS TX 76182
LICALSI,NEIL E 6909 DANIEL CT NORTH RICHLAND HILLS TX 76182
LUNKWITZ,ANGELA 7816 DANIEL DR NORTH RICHLAND HILLS TX 76182
NEWBROUGH, DOYLE W 7820 DANIEL DR NORTH RICHLAND HILLS TX 76182
NGUYEN,JENNIFER 7919 KLAMATH MOUNTAIN RD FORT WORTH,TX 76137
RILEY, BETTY 3265 N FM 17 ALBATX 75410
SHAH,GAIL 7601 N RICHLAND BLVD NORTH RICHLAND HILLS TX 76180
SHIPMAN, DORIS H 6900 HEWITT ST NORTH RICHLAND HILLS TX 76182
TARWATER,JAMES D 6824 HEWITT ST NORTH RICHLAND HILLS TX 76182
VAUGHN,KATHY 6900 BRIARDALE DR NORTH RICHLAND HILLS TX 76182
WALLS LAWRENCE,RHONDA 7812 DANIEL DR NORTH RICHLAND HILLS TX 76182
WETLI, ROB 309 FANNING DR HURSTTX 76053
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NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: ZC 2019-03 Public hearing and consideration of a request from
Farrukh Azim for a zoning change from C-1 Commercial and TOD
Transit Oriented Development to R-PD Residential Planned
Development at 6900-7100 Davis Boulevard and 8205-8219 Odell
Street, being 18.965 acres described as Tracts 3, 3D, and 3D1,
William Cox Survey, Abstract 321; Tracts 1 and 1 B, Eliza Ann Cross
Survey, Abstract 281; and Lots 28-32, WE Odell Addition.
(CONTINUED FROM THE DECEMBER 5, 2019, PLANNING AND
ZONING COMMISSION MEETING)
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
On behalf of Texas New Real Estate LLC, Farrukh Azim is requesting a zoning change
from C-1 Commercial and TOD Transit Oriented Development to R-PD Residential
Planned Development on an 18.965-acre site generally located on the east side of Davis
Boulevard between Odell Street and Hightower Drive. The applicant is proposing 95
single-family residential homes on 17.1 acres and two office/commercial sites on 1.83
acres.
DECEMBER 5, 2019 PLANNING AND ZONING COMMISSION:
The Planning and Zoning Commission opened the public hearing and considered this
request at the December 5, 2019, meeting. Following the applicant's presentation and
discussion of the item, the Commission requested the applicant follow up on several
topics at the next meeting. These topics included information about general standards
related to the planned development, house design and potential builders, traffic demand
and trip distribution, drainage, tree preservation, and design of open space and
commercial lots. The Commission voted to continue the public hearing to the December
197 2019, meeting.
The applicant has submitted the base code standards for the development, as attached
as "Land use and development regulations." These standards typically include lot area
and dimensions, home sizes, architectural features, fencing, open space, neighborhood
amenities, and streetscape design.
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NORTH RICHLAND HILLS
GENERAL DESCRIPTION:
The property under consideration is an 18.965-acre site with approximately 2,100 feet of
frontage on Davis Boulevard and approximately 300 feet of frontage on Odell Street. The
proposal abuts the Stonybrooke subdivision on the east and north sides of the site.
The proposed development includes 95 single-family residential lots, as described below,
for a gross project density of 5.01 dwelling units per acre (du/acre), or 5.5 du/acre on just
the residential portion of the development. Townhomes and cottage homes would be
served by alleys at the rear of the lots. Garden homes would have front access driveways.
Two commercial lots totaling 1.83 acres are located at the corner of Odell Street and
Davis Boulevard.
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Single-Family Detached 45 lots 2,800 SF 35 feet 80 feet
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The development incorporates approximately 3.03 acres of open space, which makes up
17.7% of the site. A conceptual landscape plan is attached.
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NORTH RICHLAND HILLS
EXISTING SITE CHARACTERISTICS: The site
features a hill that crests approximately 26 feet
above Davis Boulevard and about 38 feet above r ! !�
Brookview Drive to the east. From the hill's peak
the site also falls to the south about 54 feet over
the course of 800 feet into a creek bed. The
creek carries drainage from Davis Boulevard and h ✓ !/��f
points northwest to the Walker Branch concrete
drainage channel, located at the southeast ,
corner of the site. The topographical map
provided at right shows the location of the hill and %
drainage channel.
Approximately eight acres of old-growth Cross � Q
Timbers forest sits on the property, primarily on
and around the steeper slopes of the large hill.
According to historical aerial research, the other
11 acres of the property were generally pasture
or prairie prior to the early- to mid-1980s, which is consistent with property ownership
changes at the time.
A number of beaten pedestrian paths are present throughout the property primarily north
of the creek channel. The concrete basement or cellar of a former building is also present
on the property, which has been covered with graffiti over the years.
PLANNING & ZONING HISTORY OF THE AREA: The subject property has been zoned
for commercial uses since at least 1977, according to historical zoning maps. The
Stonybrooke residential subdivision, which is zoned R-2 Single Family, R-3-1600 Single
Family (minimum 1,600 square foot home size), and R-8 Zero Lot Line, developed in
phases between 1978 and 1999. Brookview Drive and Brookhaven Drive were stubbed
streets to the west meant for future connections and extensions to the neighborhood.
To the north, two smaller phases of Stonybrooke were developed post-2000 as planned
developments. These are located at the northeast and southeast corners of Hightower
and Davis Boulevard. These properties were zoned C-1 Commercial prior to their
approval as residential planned developments.
In 2009, the City worked cooperatively with numerous property owners in the Smithfield
area to rezone over 100 acres to Transit Oriented Development. This included the
properties along Odell Street, changing much of the zoning from I-2 Heavy Industrial to a
district that permitted the Villas at Smithfield medium density residential development by
right.
Between 2003 and 2011, a North Texas development company owned the six-acre parcel
where much of the hill and tree cover is located. That particular firm marketed the property
for ten garden office buildings and prepared a concept plan for the development.
r4RH
NORTH RICHLAND HILLS
In 2012, Chesapeake Energy was granted special use permit approval for a two-acre gas
well pad site located on the hill mentioned above. The approval, supported by numerous
North Richland Hills residents, would have resulted in considerable grading and tree
removal had the site been developed. This special use permit expired December 17,
2017.
The six-acre middle parcel (the hill tract) has had multiple ownerships over the years. The
ten-acre southern parcel has had a consistent ownership since 1985. At no time has a
comprehensive proposal of the entire undeveloped land area been under one common
ownership or project proposal.
COMPREHENSIVE PLANNING:
LAND USE PLAN: This area is designated on the Vision203O Land Use Plan, adopted
by City Council July 22, 2019, as Medium Density Residential. This designation
provides for attached dwelling units such as duplexes and townhomes as well as
higher density detached dwelling units such as zero lot line patio/cottage homes.
General characteristics of these neighborhoods include amenitized neighborhood
open spaces, wide sidewalks, street trees, alley-accessed driveways and garages, a
density of six to eleven dwelling units per acre, and houses of one, two, and three
stories.
The 1992 Land Use Plan recommended this area for Low Density Residential. That
recommendation changed with the 2001 Land Use Plan to Neighborhood Service. The
Neighborhood Service recommendation remained in place until the Vision203O Plan
was adopted this year with a Medium Density Residential recommendation. The
Strategic Plan Committee, a committee of 15 North Richland Hills citizens, evaluated
the community's land use mix and remaining vacant properties. A common theme
heard throughout the process was the need to appropriately plan the use of remaining
land to make existing commercial properties more viable and attractive. This created
recommendations that increased residential and office uses and decreased
commercial and neighborhood service uses.
TRANSPORTATION PLAN & TRAFFIC ANALYSIS: The development has frontage
on the following streets. Right-of-way dedication requirements, if any, will be
determined at the time of platting.
IN
FOR
Davis Boulevard P6D Major Arterial Suburban • 6-lane divided roadway
Commercial . variable right-of-way width
• 2-lane undivided roadway
• 60-foot right-of-way width
Odell Street TOD General Street Urban Village . On-street parallel parking
• 6-foot sidewalks
• Street trees
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NORTH RICHLAND HILLS
The applicant has submitted a traffic analysis threshold worksheet that has
demonstrated the need for a full traffic impact analysis (TIA) for the project. That TIA
is scheduled to be delivered to the applicant by their consultant on or before January
10, 2020. The worksheet indicates that the residential component of the project is
generating 18 inbound and 54 outbound trips during AM peak hour. The PM peak hour
estimates 61 inbound and 36 outbound trips.
The property is accessed from two proposed street entrances on Davis Boulevard,
one on Odell Street, and one to Brookview Drive east of the site. The connection to
Brookview Drive provides street access to the existing Stonybrooke neighborhood.
The reasons for this connection are to (1) address Planning and Zoning Commission
and City Council concerns about fragmentary or piecemeal approaches to developing
the remaining property in the city; (2) increase emergency access to the Stonybrooke
neighborhood; (3) expand the street grid network for more efficient flow of vehicles;
and (4) increase safer access to Davis Boulevard via future traffic signals at
Hightower/Davis and Northeast/Davis.
It is important to note that TxDOT has plans to construct medians on Davis Boulevard.
When that happens, it is unlikely that smaller intersecting streets and driveways will
be provided median openings. Median openings are likely at Odell Street and
Hightower Drive, and access to both of those intersections is necessary for safer
access to southbound Davis Boulevard.
PARKS, RECREATION &OPEN SPACE MASTER PLAN: The Vision 2030 Strategic
Plan identifies 1,069 acres of developed and undeveloped open space and flood plain
areas where future development is prohibited. This equates to 9% of the city's land
area. The most recent population estimate for North Richland Hills is 70,836, which
yields 15.1 acres of open space per 1,000 residents. The national average is 9.5 acres
of open space per 1,000 residents. The following is a comparison of other North Texas
cities' land area dedication for open space preservation as well as additional
information collected from the Trust for Public Land's 2017 City Park Facts:
Keller 3.5%
Arlington 7.5%
North Richland Hills 9.0%
Grapevine 12.0%
Irving 4.5%
Fort Worth 5.5%
Plano 9.3%
High Density Cities Nationally 12.1%
Medium-High Density Cities Nationally 8.9%
Medium-Low Density Cities Nationally 7.9%
Low Density Cities Nationally 8.1%
All Cities National Average 9.3%
Several developed and undeveloped parks and preserved open spaces in North
Richland Hills have significant Cross Timbers and other hardwood forests that will be
r4RH
NORTH RICHLAND HILLS
preserved in perpetuity because of their status as a public park or other designation.
Staff estimates that approximately 300 acres of parkland and open space contains
significant preserved tree canopy.
It has also been a long-standing development policy in North Richland Hills that
planned development proposals integrate common area open space into their
development plans. Planned development open space requirements have generally
maintained or exceeded the 9% average and feature enhanced landscape areas for
trees and common lawns. The Vision 2030 Strategic Plan recommends the following:
"New developments should provide usable open spaces such as pocket
parks, central greens, squares, plazas, and pedestrian passages
(paseos) of meaningful size and value for the neighborhood."
This development proposal does not clearly indicate any intent to save any existing
trees on the property, but it does plan for the creation of 3.03 acres of open space, or
17.7%, that would be an area for tree mitigation.
CITY IMAGE STUDY: The City Council adopted an Urban Design Plan in 2001,
referred to as the "City Image Study." This plan makes recommendations for aesthetic
and functional enhancements to public improvements. One recommendation is for
terraced earthen drainage channels and bridge crossings. The most relevant
implementation of a terraced earthen channel design is at The Reserve at Forest Glen
on Bursey Road, just east of Smithfield Road. If improvements are needed to the
drainage channel cutting across this subject property, they would be the same design
as The Reserve, with a small concrete pilot channel for the constant low-flows, then
terraced sections to handle the larger rain events. Bridge crossings, of which two are
proposed by this development, would require masonry column abutments at both ends
and decorative railings.
The City Image Study also recommends improvements to the major arterial corridors
(i.e., Davis Boulevard) by implementing a consistent street tree pattern. The proposed
development standards and landscape plans implement this recommendation of the
City Image Study.
TREE PRESERVATION ORDINANCE: Chapter 114, Article II of the City Code includes
regulations encouraging the protection and preservation of trees. It prohibits removal of
"protected trees" on private property prior to authorization for a development permit. The
code does allow for"selective thinning" of densely forested areas, and exempts trees that
do not meet the definition of a "protected tree," which is defined as a tree that has a trunk
caliper of four (4) inches or more, as measured 4.5 feet above natural grade level.
Protected trees do not include Bois d'Arc, Cottonwood, Chinaberry, Hackberry,
Honeylocust, Mesquite, Mulberry, Tree of Heaven, and Black Willow.
Chapter 114 does allow for the removal of trees without requirement of mitigation for the
following circumstances:
r4RH
NORTH RICHLAND HILLS
1. Any protected tree located within street rights-of-way, utility or drainage
easements as shown on a preliminary plat approved by the planning and
zoning commission. If certain trees outside the above areas or trees based
partially outside the easement or right-of-way are requested to be removed
to allow the operation of equipment, the applicant shall submit a recorded
plat, and a site plan which indicates the exact operation area needed. The
building official or his designee may approve selected removal under this
condition.
2. Any protected tree that is required to be removed in order to properly grade
and drain the property as required on a final grading plan that is approved
by the public works department. If this option is utilized on any lot in a single
family residential district, a total of three trees per lot shall be required.
These replacement trees will meet the minimum requirements subsection
114-35(a) and shall be planted prior to the final building inspection. At least
one of these trees shall be planted in the required front yard setback.
Given the existing topography of the site, the grading required to properly grade and drain
the property and provide streets and utilities to the lots would permit the removal of trees
under Chapter 114. The applicant's proposed landscape plans call for tree mitigation that
will exceed the three trees per lot mitigation requirement. If the development were
approved, any additional tree preservation or mitigation requirements for this planned
development should be outlined clearly by the Planning and Zoning Commission and City
Council.
CURRENT ZONING: Most of the property is currently �r �ii��iii'!°'��tiaQyiV�u �� ,
»zoned C-1 Commercial, with a small portion zoned TOD
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Transit Oriented Development at the northeast corner of � �
Odell Street and Davis Boulevard. A special use permit " 77A
for a gas well drill site was also approved on a six-acre 77
portion of the property in 2012 b Ordinance 3225_
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The C-1 district is intended to provide for development ��K r`�1 iTf ear
of retail service and office uses principally serving I
community g and regional needs. The district should be ,
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located on the periphery of residential neighborhoods
and be confined to intersections of major arterial streets. �
It is also appropriate for major retail corridors as showna
on the comprehensive plan.
The TOD district supports 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
r4RH
NORTH KICHLAND HILLS
allow property owners flexibility in land use, while prescribing a high level of detail in
building design and form.
PROPOSED ZONING: The proposed zoning is R-PD Residential Planned Development.
This district is intended to be used with base districts and appropriate standards to permit
flexibility in the use and design of land and buildings in situations where modification of
specific base district regulations is not contrary to its intent and purpose, or significantly
inconsistent with the planning on which it is based. The R-PD zoning district must be at
least 10 acres in size.
SURROUNDING ZONING ( LAND USE:
® ®
NORTH PD Planned Development Low Density Residential Single-family residences
WEST C-1 Commercial Low Density Residential Single-family residences
R-3 Single-Family Residential Office Commercial Vacant
SOUTH TOD Transit Oriented Development Urban Village Single-family residences
R-2 Single-Family Residential
EAST Low Density Residential Single-family residences
R-3 Single-Family Residential
PLAT STATUS: Most of the property is unplatted. The portion of the property located on
Odell Street is platted as Lots 28-32, WE Odell Addition.
NEIGHBORHOOD MEETINGS & PUBLIC INPUT: The applicant held two neighborhood
meetings to present the proposed development to area residents. Staff attended both
meetings to observe the discussions and clarify any zoning- or code-related questions.
The first meeting was held on Saturday, November 16 at 11.00 a.m. in the Library
Community Room and was attended by approximately 25 residents. The second meeting
was on-site on Saturday, November 23 at 9.00 a.m. and was attended by only a few
residents.
During the Planning and Zoning Commission public hearing, four people spoke in
opposition to the request. Additional public input was received after the meeting, and
copies of those emails and written correspondence are attached.
DEVELOPMENT REVIEW COMMITTEE: This application was originally submitted on
March 3, 2019, with 140 residential units proposed: 117 townhomes and 23 cottage
homes. Over the course of the past nine months, the Development Review Committee
(DRC)worked with the applicant to lower the unit count from 140 to 95 units, reducing the
gross density from 7.38 du/acre to 5.01 du/acre, and create a better balance in product
type that includes more detached single-family homes. The DRC also recommended the
applicant buffer existing single-family residences to the north and east with a larger lot
design.
DRC RECOMMENDATION: Based on the Vision203O recommendation for Medium
Density Residential, use of this property and general consistency with residential planned
r4RH
NORTH RICHLAND HILLS
development standards for North Richland Hills, the Development Review Committee
recommends approval of ZC 2019-03. Specific conditions regarding tree preservation,
residential unit types and counts, street or lot layouts, open space planning, and similar
subjects may also be recommended by the Planning and Zoning Commission if the case
is recommended to City Council for approval.
CITY COUNCIL: The City Council will consider this request at the January 13, 2020,
meeting following a recommendation by the Planning and Zoning Commission.
RECOMMENDATION:
Approve ZC 2019-03.
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NORTH RICHi.a.rhND HILLS CASE: ZC 2019-03
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a zoning change as shown on the attached map.
APPLICANT Farrukh Azim
LOCATION 6900-7100 blocks of Davis Boulevard and 8205-8217 Odell Street
REQUEST Public hearing and consideration of a request from Farrukh Azim for a zoning
change from C-1 Commercial and TOD Transit Oriented Development to R-PD
Residential Planned Development at 6900-7100 Davis Boulevard and 8205-8219
Odell Street, being 18.965 acres described as Tracts 3, 3D, and 3D1, William Cox
Survey, Abstract 321; Tracts 1 and 1B, Eliza Ann Cross Survey, Abstract 281; and
Lots 28-32, WE Odell Addition
DESCRIPTION Proposed zoning change for the development of single-family residential
(detached units, patio homes, townhouses), commercial, and open space.
PUBLIC HEARING DATES Planning and Zoning Commission
7:00 PM Thursday, December 5, 2019
City Council
7:00 PM Monday, January 13, 2020
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 and Zoning Department 1 4301 City Point Drive - NRH, TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
FOR MORE INFORMATION, VISIT NRHTX.COM/MAP
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Planning and Zoning Department 4301 City Point Drive - NRH, TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
NOTIFIED PROPERTY OWNERS
ZC 2019-03
920 GREGORY LLC 511 S MAIN ST EULESS TX 76040
AGUILERA,JOSEPH 6968 COX LN NORTH RICHLAND HILLS TX 76182
ALMARAZ, MICHAEL 8408TIMBERLINE CT NORTH RICHLAND HILLS TX 76182
ANDERSON-STOKES, LORI 7109 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
ASHCRAFT,JAMES 8301 ODELL ST NORTH RICHLAND HILLS TX 76182
AWTRY, LOYD E 8229 ODELL ST NORTH RICHLAND HILLS TX 76182
AZBILL,TODD W 7005 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
BARAL UTTAM 7117 STONE VILLA CIR NORTH RICHLAND HILLS TX 76182
BAUMAN, KYLE DAVID 7012 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
BEZNER,JOHN 8232 ODELL ST NORTH RICHLAND HILLS TX 76182
BICE, DILLON 7000 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
BIRDVILLE ISD 6215 E BELKNAPST HALTOM CITY TX 76117
BURNS,JOSH C 6972 COX LN NORTH RICHLAND HILLS TX 76182
BUSH,CHRISTIE 8224 ODELL ST NORTH RICHLAND HILLS TX 76182
CALLICOTT,STEVEN D 8404 BROOKHAVEN DR NORTH RICHLAND HILLS TX 76182
CASTILLO, REYES 8405 TIMBERLINE CT NORTH RICHLAND HILLS TX 76182
CHAPA, REYNALDO 6960 COX LN NORTH RICHLAND HILLS TX 76182
CHAVARRI, DAVID 7017 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
CLARK, GEOFFREY 0 8404 TIMBERLINE CT NORTH RICHLAND HILLS TX 76182
COFER, PATRICIA ANN 7009 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
COOPER,JAMES E 7117 BROOKHAVEN CT NORTH RICHLAND HILLS TX 76182
COX LANE 6964 A SERIES OF WOOD 3000 SPRING VALLEY DR BEDFORD TX 76021
COX, ROBIN E 7116 BROOKHAVEN CT NORTH RICHLAND HILLS TX 76182
CROWSON, BRADLEY 7121 STONE VILLA CIR NORTH RICHLAND HILLS TX 76182
CT&GP GESERICK REVOCABLE TRU 8400 BROOKHAVEN DR NORTH RICHLAND HILLS TX 76182
DANIEL, HERBERT 8212 ODELL ST NORTH RICHLAND HILLS TX 76182
DENNIE LEA L 8228 ODELL ST NORTH RICHLAND HILLS TX 76182
DICKENS, KENNETH 8408 BROOKHAVEN DR NORTH RICHLAND HILLS TX 76182
DILKS, EDWIN KELVIN 7113 STONE VILLA CIR NORTH RICHLAND HILLS TX 76182
ELICH,STEVEN J 8404 BROOKVIEW DR NORTH RICHLAND HILLS TX 76182
FIFER, DALE R 8128 CROSS DR NORTH RICHLAND HILLS TX 76182
FLICK KIMBERLY RENEE 7016 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
FREEMAN, KAY P 8320 FLAT ROCK CT NORTH RICHLAND HILLS TX 76182
GAMBLE,JEFFREY 8220 ODELL ST NORTH RICHLAND HILLS TX 76182
GERBER, FLORA 8409 TIMBERLINE CT NORTH RICHLAND HILLS TX 76182
GOATCHER, FLOYD 7904 WHISPERING WOOD NORTH RICHLAND HILLS TX 76182
GRACE COMMUNITY FELLOWSHIP FOR 7650 PRECINCT LINE RD HURSTTX 76054
NOTIFIED PROPERTY OWNERS
ZC 2019-03
GRAY, DEBRAJ 7105 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
HUNT, LAURA 7104 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
J &J NRH 100 FLP 700 W HARWOOD DR STE G2 HURST TX 76054
KIM,JAMES 8124 ODELL ST NORTH RICHLAND HILLS TX 76182
KYZER,SUSAN 8240 ODELL ST NORTH RICHLAND HILLS TX 76182
LOVETT, MATTHEW 8333 ODELL ST NORTH RICHLAND HILLS TX 76182
MALLETTE,CALEB M 8321 ODELL ST NORTH RICHLAND HILLS TX 76182
MANNING,SANDRA C 7008 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
MCCARTYJACKSON SARA 7113 STEPHANIE CT NORTH RICHLAND HILLS TX 76180
MEARS, KIMBERLYA 7112 BROOKHAVEN CT NORTH RICHLAND HILLS TX 76182
MONTEZ, CHARLES 7100 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
NIRVANA STONE VILLAS HOA 1108 W PIONEER PKWY ARLINGTON TX 76013
NTSS PROPERTIES INC 6901 DAVID BLVD NORTH RICHLAND HILLS TX 76182
OASIS CUSTOM HOMES LLC 104 W LID LOCKETT RD COLLEYVILLE TX 76034
OUR COUNTRY HOMES INC 700 W HARWOOD RD STE G2 HURSTTX 76054
PAETH,SHAUN G 7121 BROOKHAVEN CT NORTH RICHLAND HILLS TX 76182
PALOMBI, BARBARA 8229 COTTON BELT LN NORTH RICHLAND HILLS TX 76182
PENTON,JENNIFER 7004 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
PERONA, EDMOND 7013 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
PHAM, LONG H 7120 BROOKHAVEN CT NORTH RICHLAND HILLS TX 76182
PHARISS,SAMUEL R 8401 STEPHANIE DR NORTH RICHLAND HILLS TX 76182
PRICE,CHRISTOPHER 6950 COX LN NORTH RICHLAND HILLS TX 76182
QUALLS, CONNOR 8236 ODELL ST NORTH RICHLAND HILLS TX 76182
RAINBOLT,TUWANNA M 7101 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
RAZO, ROBERT MORENO 3000 MOSSY OAK LN BEDFORD TX 76021
ROESSLER, ROBERT 609 BOARDWALK AVE SOUTHLAKE TX 76092
ROSE,JAMES 7125 STONE VILLA CIR NORTH RICHLAND HILLS TX 76182
RYMAN,JOSHUA 8309 ODELL ST NORTH RICHLAND HILLS TX 76182
SABHAYA INC 2000 CHEYENNE PARK LN SOUTHLAKE TX 76092
SALIHOVIC, RAMIZ 8313 ODELL ST NORTH RICHLAND HILLS TX 76182
SELF,GARRETT 7112 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
SIMS,JOHN 8405 STEPHANIE DR NORTH RICHLAND HILLS TX 76182
SMITH,SHANNON D 7109 STONE VILLA CIR NORTH RICHLAND HILLS TX 76182
SRP SUB LLC 1717 MAIN ST SUITE 2000 DALLAS TX 75201
STOMAN, NICOLAAS 8216 ODELL ST NORTH RICHLAND HILLS TX 76182
SUNTEM LLC 900 JEROME ST SUITE 102 FORT WORTH TX 76104
TEXAS NEW REAL ESTATE LLC 2735 TROPHY CLUB DR TROPHY CLUB TX 76262
NOTIFIED PROPERTY OWNERS
ZC 2019-03
TIGNER, HASKELL 6976 COX LN NORTH RICHLAND HILLS TX 76182
TRAN LEYNA 7129 STONE VILLA CIR NORTH RICHLAND HILLS TX 76182
TUCKER, KENDA 7113 BROOKHAVEN CT NORTH RICHLAND HILLS TX 76182
WADE,STEPHEN G 7001 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
WIELENGA,GARY 8409 BROOKVIEW DR NORTH RICHLAND HILLS TX 76182
WRIGHT,JESSICA 7108 STEPHANIE CT NORTH RICHLAND HILLS TX 76182
YOUNG JASON 8400 TIMBERLINE CT NORTH RICHLAND HILLS TX 76182
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Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 1 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
Tracts 3,3D,and 3D1,William Cox Survey,Abstract 321;Tracts 1 and 113,
Eliza Ann Cross Survey,Abstract 281;and Lots 28-32,WE Odell Addition
6900-7100 Davis Boulevard and 8205-8219 Odell Street;North Richland Hills,Texas
This Residential Planned Development (R-PD) District must adhere to all the conditions of the North
Richland Hills Code of Ordinances,as amended,and adopt base district standards corresponding with the
Regulating Plan attached hereto and incorporated herein as Exhibit C and as identified below. The
following regulations must be specific to this R-PD District. Where these regulations conflict with or
overlap another ordinance, easement, covenant or deed restriction,the more stringent restriction will
prevail.
A. Permitted Land Uses. Uses in this R-PD are limited to those permitted in the R-2 Single Family
Residential zoning district,as amended,and subject to the following.
1. Any land use requiring a special use permit in the R-2 Single Family Residential zoning district,as
amended,is only allowed if a special use permit is issued for the use.
2. Any land use prohibited in the R-2 Single Family Residential zoning district, as amended,is also
prohibited.
B. Regulating plan. Development of this property must comply with the regulating plan attached as
Exhibit"C."
1. The regulating plan designates the proposed uses of land within the subject property. This
includes the designation of applicable subzones within the district.The subzones include garden,
cottage,townhome,and office subzones.
2. The regulating plan indicates the location and dimensions of proposed streets,the location of
proposed blocks,and the location of open space and nonresidential development areas.
3. Residential development of the property must comply with the development standards of the R-
2 Single Family Residential zoning district and the subzone standards described below.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 2 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
STANDARDS •
GARDEN
BASE:TC EDGE ZONE 6"A T GENERALZO(fEriy
LOTSTANDARDS
........: ........: ......... ........: .........
Lot area(min.) 5,000 sq ft 2,500 sq ft 2,000 sq ft
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Lot width'(min./max.) 50 ft/70 ft 30 ft/70 ft 25 ft/40 ft
............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Lot depth(min.) 100 ft 80 ft 80 ft
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Building coverage(max.) 50% 75% 80%
..........................................................................................................................................................................................................................................................o..........................................................................................................................................................................................................................
Impervious coverage(max.) 70% 95% 95%
SETBACK STANDARDS
........: ........: ........: ........: ........: .......:
Front building line(min./max.) 10 ft/n.a. 5 ft/10 ft 5 ft/10 ft
...........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Front/side porch setback(min.) 4 ft 4 ft 4 ft
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Garage setback(min.) 20 ft(front) 7.5 ft(alley) 7.5 ft(alley)
...........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Side building line Interior:5 ft zero ft/12 ft(max) zero ft/12 ft(max)
Street:10 ft Street:10 ft Street:10 ft
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Blocks A and E:20 ft
Rear building line(min.) Othe 7.5 ft 7.5 ft
rs:10 ft
FRONTAGE;sTANDARDSi
.......: ........: ........: .......:. ........: ......... ........: ......... ........: ......... ......... .........
Percentage of building on front 60% 80% 80%
building line(min.)
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Porch percentage of building None required
20% 20%
frontage(min.) if provided,20%
............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Porch Depth 8 ft 6 ft 6 ft
HEIGHT STANDARDS
......:. ........: ........: .......:: ........: ......... ........: ........: ........: ........: .........
Number of stories(max.) Block D:1.5 stories' 3 stories 3 stories
Others:2.5 stories
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
At eave(max.) 35 ft 35 ft 35 ft
............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Finished Floor Elevation3(min.) 1.0 ft 1.5 ft 1.5 ft
. .......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
Interior ceiling height,floor to ceiling First floor:10 ft First floor:10 ft First floor:10 ft
(min.) Upper floors:9ft Upper floors:9ft Upper floors:9ft
GENERAL STANDARDS- '
Living area(min) 1 800 sq ft 1 500 sq ft 1,200 sq ft
Off-street parking(min.). 4 spaces 3 spaces 3 spaces
Notes:
1. Minimum lot width must be increased an additional five(5)feet on corner lots.
2. A half story is defined as a floor area that is partially or wholly built into the framing of
the roof or where the upper level is less than 60%of the lower.
3. May be calculated as an average along the block. The City Engineer will determine if
topography makes implementation of this requirement unfeasible per block.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 3 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
N iGHBOIHiHOOD SiTE Df VEI.C')III',IIMEINI"SI"AIY DAIHiDS
1.1. Streets.
1.1.1. The regulating plan designates the required street network within the development.The
specifications below address vehicular lane width, parkway widths, right-of-way widths,
number of travel lanes,on-street parking,and pedestrian accommodation.
STREET RIGHT-OF- NUMBER OF LANE ON-STREET SIDEWALK
TYPE WAYWIDTH LANES WIDTHS PARKING WIDTH
ST-60-38 60 ft 2 lanes 10 ft Parallel required 5 ft
on both sides
ST-50-30 50 ft 2 lanes 10 ft None required 4 ft
AL-15 15 ft 1 lane 12 ft Prohibited None
AL-20 20 ft 1 lane 15 ft Prohibited None
1.1.2. Parallel on-street parking spaces must be eight(8)feet in depth and twenty-two(22)feet
in length.
1.2. Public streetscape improvements.The following streetscape standards apply to all streets within
the development.
1.2.1. Entry features. Development entry signs shall be designed and installed in accordance
with Chapter 106 — Signs of the North Richland Hills Code of Ordinances and details
attached as Exhibit"C."
1.2.2. Streetlights. Streetlights must be selected from Oncor's premium decorative street
lighting options, as approved by the Development Review Committee. Fiberglass poles
are prohibited.
1.2.3. Cluster mailboxes. The development must include cluster box units (CBU). The CBU
mailbox design must be equipped with decorative tops and pedestals.The location and
design must be approved by the Development Review Committee and the US Postal
Service.
1.2.4. Sidewalks.Sidewalks must meet the design standards of the City and the widths required
by the street sections contained in Exhibit"C."Sidewalks located at back-of-curb may be
permitted only for sound engineering and safety practice but must otherwise be located
at least two(2)feet from back-of-curb.
1.2.5. Crosswalks.Sidewalks and crosswalks must be designed and installed as shown on the
site plan attached as Exhibit "C." All crosswalks must be enhanced with a decorative
stamp and stained or dyed as approved by the Development Review Committee.
1.2.6. Street trees.
1.2.6.1. Streets fronting an open space lot or townhome lot must have street trees planted
between the sidewalk and street curb.Spacing of the trees must be one(1)tree per
30 feet.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 4 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
1.2.6.2. Streets fronting a lot in the garden or cottage subzone must follow the standards
for those subzones.
1.2.6.3. Davis Boulevard must feature one (1) tree per 30 linear feet of street frontage,
excluding street intersections and sight visibility triangles. At least sixty percent
(60%)of the trees must be an evergreen species.All trees must be located between
Davis Boulevard and the masonry screening wall.
1.2.6.4. All trees must be at least three (3) caliper inches in size and be of a hardwood
species such as oak,elm,maple,or similar species.
1.3. Walls and Fencing.Fencing must be designed as shown on the site plan attached as Exhibit"C"
and is subject to the following.
1.3.1. The developer is responsible for the installation and construction of the following fencing
as part of the public improvements for the development.The fencing must be complete
prior to the issuance of building permits for the development.
1.3.1.1. Davis Boulevard frontage: A six-foot tall masonry wall must be constructed
adjacent to Davis Boulevard.The wall must be constructed as a traditional
masonry screening wall or a pre-cast concrete panel wall at least four inches
thick.A pre-case concrete panel wall must be a stamped and stained masonry
design as approved by the Development Review Committee.
1.3.1.2. On residential lots adjacent to existing Stonybrooke Addition residential
properties, rear or side yard fencing must be an eight-foot board-on-board
pre-stained cedar fence with metal posts, top cap, top trim, and weather-
treated baseboard.The fence must be set at the top of a retaining wall and/or
a 12-to 18-inch concrete mow strip.
1.3.1.3. On open space lots adjacent to existing Stonybrooke Addition residential
properties, rear or side yard fencing must be a six-foot board-on-board pre-
stained cedar fence with metal posts,top cap,top trim,and weather-treated
baseboard.The fence must be set at the top of a retaining wall and/or a 12-to
18-inch concrete mow strip.
1.3.2. Builder or homeowner installed fencing visible from the public street, if provided, must
be either ornamental metal,wood-grain vinyl,or board-on-board pre-stained cedar fence
with metal posts,top cap,top trim,and weather-treated baseboard.The finished side of
the fence must face the street.
1.3.3. Builder or homeowner installed rear or side yard fencing adjacent to an open space lot,if
provided, must be ornamental metal with an optional vegetative screen for privacy.
Opaque fencing materials are prohibited adjacent to open space lots.
1.3.4. Standard wood stockade privacy fencing may be permitted in locations other than
described in this subsection.
1.4. Open Space and Landscaped Common Areas are subject to the following.
1.4.1. The development must set aside at least seventeen percent(17%)of the gross land area
as common open space.All common open space areas and amenities must be owned and
maintained by the homeowner's association.The common open space areas shall be as
shown on the site plan attached as Exhibit"C."
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 5 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
1.4.2. A landscape plan for the development must be prepared by a Registered Landscape
Architect and be approved by the Development Review Committee prior to construction.
The landscape plan must show all required street trees and open space landscaping.
1.4.3. One (1) open space lot shall maintain a contiguous open lawn area of at least 15,000
square feet.
1.4.4. Trees must be planted to line the drainage channel above the 100-year water surface
elevation.Spacing of the trees must be one(1)tree per 30 feet.
1.4.5. All other open space areas must provide at least one(1)large tree per 200 square feet of
lot area and one(1)ornamental tree per 2,000 square feet of lot area.
1.5. Drainage channel design is subject to the following.
1.5.1. Any large drainage channel provided on the property must meet the design requirements
of the Public Works Design Manual and the recommendations of the City Image Study for
terraced earthen channel,unless the natural state of existing drainage can be preserved.
1.5.2. Culvert and bridge crossing design must comply with the City Image Study
recommendations.
1.6. Mechanical equipment and franchise utilities are subject to the following.
1.6.1. Lateral and service lines for all franchise utilities must be placed and maintained
underground.
1.6.2. All franchise utilities must be located at the rear of the lots.
1.6.3. All existing overhead utility lines on the property must be placed underground. In the
event the lines are not necessary to provide service to the development,the lines and
poles must be removed.
1.6.4. Ground-mounted equipment such as transformers,HVAC equipment,lift stations,utility
meters,and other machinery must be located at the rear of the building.If this standard
cannot be met, alternative location standards may be approved by the Development
Review Committee. Ground-mounted equipment must be screened from view of
common open spaces and public streets.
2 RESii EINIIAL LOT STANDARDS
2.1. The standards in this section apply to all residential lots in all subzones.
2.2. Building windows must comply with the following.
2.2.1. Specialty windows such as stained,opalescent,or glass block may be permitted provided
the total area does not exceed fifteen percent (15%) of the total window area of the
fagade.
2.2.2. Window screening of any type must be black or gray.
2.2.3. Exterior solar screens are permitted on facades that do not face a public space such as a
common open space or public street.
2.2.4. The horizontal dimension of the window opening must not exceed the vertical dimension,
except as provided in this subsection.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 6 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
2.2.5. A maximum of five(5)windows may be mulled horizontally together to form a compound
window.The compound window may be wider than it is tall if each grouping is separated
by a mullion,column,pier,or wall section that is at least seven(7)inches wide.
2.2.6. Window sills must be sloped to drain over the window pediment.
2.2.7. The minimum return from the primary wall surface to the windowjamb must be three(3)
inches with a trim or panning recommended.
2.3. Building roofs must comply with the following.
2.3.1. Permitted roof materials. Any roofing material not authorized by this subsection is
prohibited
a. High definition architectural asphalt shingles(4 tab)
b. Tile,clay,or concrete(faux clay).
c. Slate(equivalent synthetic or better).
d. Metal(on porches and accent roofs).
e. Cornices and soffits may be a combination of wood, metal, and Hardie-Plank'"
equivalent or better.
2.3.2.Roofing materials must have a minimum 30-year rated warranty.
2.3.3.Authorized roof configurations include the following:
a. Hip and gable roofs must be pitched 6:12 or greater.
b. Accent roofs must be pitched 4:12 or greater.
2.3.4. Dormers and chimney chases above the roof structure must be finished with a permitted
primary building material or a siding material of Hardie-Plank'"equivalent.
2.3.5. Fireplace flues must be enclosed and finished to be complementary of the building's
exterior.Finished construction of exposed pre-fabricated metal flue piping is prohibited,
except for gas appliance vent stacks required by applicable construction codes.
2.3.6. Architectural metal downspouts are required.Open scuppers are prohibited.
GARDEN AJY D COTTAGE(DETACHED IRESiDE1Y TiA,L)S@.oKOINE SI-A,INDAJRDS
3.1. The standards in this subsection apply to the garden subzone and cottage subzone.
3.2. Building architecture and architectural diversity.
3.2.1. The combination of the same primary building material color must not be repeated for
garden and cottage lot buildings located on adjacent lots.
3.2.2. The combination of the same floor plan or same building front fagade elevation must not
be repeated for single-family detached residential buildings unless separated from one
another by at least three(3)lots.
3.2.3. The following architectural standards are required when used on detached residential lot
homes:
3.2.3.1. A minimum one-foot (1) roof overhang on street-facing fagade, unless the
architectural style(i.e.French Country)calls for a smaller overhang.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 7 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
3.2.3.2. Finished or decorative soffit on roof overhang.
3.2.3.3. Horizontal cementitious siding must have a minimum four-inch (4)wide rake
boards,corner boards,and window and door trim.
3.2.3.4. Brick construction must have soldier course or arch over doors and windows
and along roof rake.
3.2.3.5. Stucco/EIFS construction must have decorative or raised head and sill at
windows and doors and along roof rake on the street-facing fagade.
3.2.3.6. Street-facing fagade windows must be single- or double-hung windows with
divided light. Casement windows without divided light are allowed when
architecturally appropriate.
3.2.3.7. Ornamental lighting sconce on the street-facing fagade.
4, STANDARDS SIII'IECiIH iC 1'O GA,IHii'1EN SfiilMINE
4.1. The standards in this subsection apply to the garden subzone.
4.2. Garages. Front entry garages are permitted within the garden subzone only and are subject to
the following:
4.2.1. The garage entry must be set back at least twenty(20)feet from the property line.
4.2.2. All garage doors must be raised or recessed panel or carriage house design.
4.2.3. Front entry garages must not constitute more than sixty(60)percent of the total width of
the dwelling.
4.3. Driveways. Driveways must be salt-finished concrete, broom-finished concrete with smooth
section/panel border, stamped and stained concrete, or a combination thereof.The driveway
must not extend beyond the width of the garage.
4.4. Landscaping.
4.4.1. Each garden lot must provide at least three (3)shade/large trees.At least one (1)tree
must be located between the sidewalk and street.
4.4.2. The front yard of all garden lots must be landscaped with landscape beds of mulch,
crushed granite, or rock/pebble totaling at least 100 square feet. Beds must be edged
with masonry, metal or poured concrete. Beds must contain a minimum of fifteen (15)
one-gallon shrubs of at least two different species and at least one(1)ornamental tree.
4.4.3. All landscaped areas of each lot must be watered by an automatic underground irrigation
system equipped with rain and freeze sensors.
4.4.4. All trees must be at least three(3) caliper inches in size and be of a hardwood species
such as oak,elm,maple,or similar species.
5 STANDARDS SIII'IECiIH iC 1'O COTTAGE SfiilMINE
5.1. The standards in this subsection apply to the cottage subzone.
5.2. Landscaping.
5.2.1. Each cottage lot must provide one(1)shade/large tree located between the sidewalk and
street.Street tree spacing must be coordinated such that trees are spaced 35 feet apart.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 8 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
5.2.2. The front yard of all garden lots must be landscaped with landscape beds of mulch,
crushed granite,or rock/pebble totaling at least 60 square feet.Beds must be edged with
masonry,metal or poured concrete.Beds must contain a minimum of ten(10)one-gallon
shrubs of at least two different species and at least one(1)ornamental tree.
5.2.3. All landscaped areas of each lot must be watered by an automatic underground irrigation
system equipped with rain and freeze sensors.
6 STANDARDS SIII'IECiIH iC TO TO° ?IYNHOM E SfiilMINE
6.1. The standards in this subsection apply to the townhome subzone.
6.2. Building architecture. The following architectural design standards apply to all townhome
dwelling units.
6.2.1. Entry features. A dwelling must include a covered front porch, stoop landing, recessed
entry,or front courtyard at main entrances.
6.2.1.1. The minimum area of a porch,stoop landing,recessed entry,or courtyard must
be 20 square feet.
6.2.1.2. In order to increase its prominence,the entry must have at least one of the
following: sidelights; a glass transom; decorative detailing on the front door
such as raised/recessed panels,arches,glazing,or architectural metal details;
or similar features.
6.2.2. Roofs.The roofs of each attached unit must be distinct from the other through either
separation of roof pitches or direction,variation in roof design,or architectural features.
6.2.3. Garages.On all lots,garage access must be provided from the alley at the rear of the lot.
Front entry garages are prohibited.
6.3. Landscaping
6.3.1. Townhome lot street/open space tree placement shall follow the conceptual layout of the
Landscape Plan attached as"Exhibit C."
6.3.2. The front yard of all garden lots must be landscaped with landscape beds of mulch,
crushed granite,or rock/pebble totaling at least 40 square feet.Beds must be edged with
masonry,metal or poured concrete.Beds must contain a minimum of eight(8)one-gallon
shrubs of at least two different species and at least one(1)ornamental tree.
6.3.3. All landscaped areas of each lot must be watered by an automatic underground irrigation
system equipped with rain and freeze sensors.
7 IH STABUSHIC°v111H INT OF A HOMEOWNERS ASSOCiAl"iGN
Conditions,covenants,and restrictions(CC&Rs)for all property within the R-PD district must be filed
in the official public records of Tarrant County by the owner before a final subdivision plat may be
approved,a lot sold,or a building permit issued.Conditions,covenants,and restrictions which relate
to provisions required in this district must be approved by the city attorney,and they must:
7.1. Create a property owners'association with mandatory membership for each property owner.
7.2. Establish architectural standards that are in conformity with the requirements of this R-PD
district.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 9 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
7.3. Create an architectural review committee to review development for compliance with the
architectural standards and issue certificates of approval for additions and exterior remodels
prior to a building permit application.
7.4. Provide for the maintenance of the landscaping and trees within the right-of-way.
7.5. Provide for the maintenance of all common amenities, common areas, open space lots, and
associated landscaping and irrigation.
7.6. Provide for the maintenance of fences and walls adjacent to open space lots and/or within
dedicated wall easements.
7.7. At a minimum, the conditions, covenants, and restrictions establishing and creating the
mandatory property owners'association must contain and/or provide for the following:
7.7.1. Definitions of terms contained therein;
7.7.2. Provisions acceptable to the City forthe establishment and organization of the mandatory
property owners' association and the adoption of bylaws for the association, including
provisions requiring that the owner of any lot within the applicable subdivision and any
successive buyer shall automatically and mandatorily become a member of the
association;
7.7.3. The initial term of the covenants, codes, and restrictions establishing and creating the
association must be for a 50-year period and must automatically renew for successive
ten-year periods, and the association may not be dissolved without the prior written
consent of the City,
7.7.4. The right and ability of the City or its lawful agents,after due notice to the association,to
remove any landscape systems,features,or elements that cease to be maintained by the
association;to perform the responsibilities of the association if the association fails to do
so in compliance with any provisions of the covenants, codes, and restrictions of the
association or of any applicable city code or regulations;to assess the association for all
costs incurred by the City in performing said responsibilities if the association fails to do
so; and/or to avail itself of any other enforcement actions available to the city pursuant
to state law or city codes or regulations;and
7.7.5. Provisions indemnifying and holding the City harmless from any and all costs,expenses,
suits,demands,liabilities or damages,including attorney's fees and costs of suit,incurred
or resulting from the City's removal of any landscaping,features,or elements that cease
to be maintained bythe association or from the city's performance of the aforementioned
operation, maintenance or supervision responsibilities of the association due to the
associations'failure to perform said responsibilities.
8 01 IH iCE STANDARDS
8.1.1. Areas designated as"Office"on the regulating plan must follow the design standards set
forth by the Transit Oriented Development zoning district General Mixed Use Character
Zone.
8.1.2. Land uses in the Office subzone are limited to those permitted in the 0-1 Office zoning
district,as amended.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 10 of 10
Zoning Case ZC 2019-03
WILLOW SPRINGS
9 ADIM iIYNiSl'RAI'I10IYN
9.1.1. Amendments to Approved Planned Developments. An amendment or revision to the
Residential Planned Development(R-PD)must be processed in the same manner as the
original approval.The application for an amendment or revision must include all land
described in the original ordinance that zoned the land to the R-PD district.
9.1.2. The city manager or designee may approve minor amendments or revisions to the R-PD
standards provided the amendment or revisions does not significantly:
9.1.3. Alter the basic relationship of the proposed uses to adjacent uses;
9.1.4. Change the uses approved;
9.1.5. Increase approved densities,height,site coverage,or floor areas;
9.1.6. Decrease on-site parking requirements;
9.1.7. Reduce minimum yards or setbacks;or
9.1.8. Change traffic patterns.
From: gary wielenga
Sent: Monday, December 2, 2019 9:28 PM
To: Planning
Subject: Davis Blvd Zoning Change Request
Dear Sir or Madam,
I am writing in hopes to, perhaps, sway at least some of your decisions in regards to the zoning change proposed on
Davis Street (between Hightower and Odell).
Obviously council members are quick to approve this development, any development, as it represents a boost in tax
revenue. However, that is the only reason one could figure, considering this land is one of the very, very few remaining
fully wooded areas of North Richland Hills (and actually anymore, Dallas/Fort Worth) and I don't think it's enough of a
reason. Imagine the sad shock the first time daily commuters round the corner heading South or North on Davis and
witness this, one of the few wooded areas remaining within city lines, completely leveled. Not cleared with thoughtful
discretion with a mind to place several homes nestled among the trees, but rather summarily leveled for small single
family and town homes packed onto zero lot lines. (There's not a single barren field left on which to build? Obviously I've
noticed most are quickly being paved over).
I just ask that the brakes be tapped on this approval. Perhaps we can do better than the summary destruction of this rare
10 acre tract. There is no city as ugly as one that has paved virtually every natural area, forget about paving this beautiful
hilly wooded area. Else, the long trek from Southlake down Davis all the way to 820 will have, with the exception of a
couple wooded reprieves just north of Precinct Line, nothing to see but a mundane parade of businesses and homes
crowding the landscape. This lovely Davis corridor thru these trees will be gone. North Richland Hills will never be the
same. All for a few extra bucks in the city coffers.
Yes, every resident is happy to accept growth and new residents. But every resident wants this only to a point, with an
eye more towards quality of life and general city aesthetics. There IS a limit. Blowing through this limit without thought
leaves a city with, well frankly, nothing special. What a legacy to leave. At least you can pat each other on the back with
extra tax dollars. The vast number of residents, even small business owners along the corridor, certainly those that still
appreciate NRH's small town feel, will not be joining you.
I happen to live close enough where I can hike up there with my grand kids; I see the neighbor boys head up there with
their sticks, eager to explore; I see the kids hanging on for dear life to dad's ATV, laughing on their way to ride around in
these wooded hills (no, the sound is not bothersome at all). Yes, this is gentleman's trespassing, but not for the foxes,
hawks, raccoons, rabbits, possums, etc that make their homes there, (and yes coyotes that come and go from there
which will now be chased to the neighborhoods). And one can't forget about the additional lights and the traffic hazards of
entering/exiting a 7 lane thoroughfare. And construction traffic, will that be using the Stonybrooke neighborhood streets?
This would be, to say the least, a very, very clumsy approval.
As a last consideration, New York could easily sell Central Park to developers and gain many millions in tax
revenues. But they don't. Even that megalopolis recognizes the need for natural beauty within city limits.
Thank you for your time!
Gary Wielenga
8409 Brookview
817-770-4083
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From: Peg Spradling
Sent: Friday, December 6, 2019 3:41 PM
To: Planning; Oscar Trevino;Tito Rodriguez; Rita Wright Oujesky; Suzy Compton; Mason
Orr, Mike Benton; Scott Turnage; Tim Welch
Subject: 6900-7100 Davis Boulevard [ZC 2019-03].
TO: NRH City Government
Regarding Air Quality, the City of NRH website states that "Excessive ozone and air pollution is a threat to our
public health and our economy." It also states "Because every car or truck we drive increases ozone levels, the
city continuously looks for ways to decrease vehicle emissions."
In direct conflict with the above statements, NRH continues to grant high density developments like the one
proposed for 6900-7100 Davis Boulevard [ZC 2019-03]. This is another step in the city's ongoing march to
apparently develop every single last acre of land and deteriorate their citizen's quality of life at the same time.
The aforementioned parcels on Davis Blvd are currently occupied by a FOREST with birds and small wildlife on
gently rolling terrain.The existing residential properties that are adjacent to it enjoy pastoral, forest views.
These existing residential properties are buffered from the traffic view, traffic noise, and air pollution
generated by Davis Blvd.
The proposed development is for 95 residences [27 townhomes/23 detached single family/45 patio homes]
and 2 commercial buildings = approx 190-200 more cars. These additional cars will be on Davis Blvd and cut
through Brookview Dr & Stonybrooke Dr & Hightower Dr [when the just approved housing development on
Eden Rd is built that will connect Hightower to Eden for more traffic on Amundson Dr and Rumfield Rd.
Of the 18.965 acres total, 132,138 sf or 3.03 ac is open space. NRH will say that this meets the proposed
zoning requirement change, so what's the problem? The problem is that you are raping the land. According to
the Arbor Day Foundation, in one year a mature tree will absorb more than 48 pounds of carbon dioxide from the
atmosphere and release oxygen in exchange. According to growingairfoundation.org,the amount of oxygen produced
by an acre of trees per year equals the amount consumed by 18 people annually. One tree produces nearly 260 pounds
of oxygen each year. Trees lower air temperature and stabilize soil, preventing erosion.
This proposed development exacerbates the traffic,traffic noise, rainwater runoff to sewage [not back into the ground],
and air pollution [traffic& idling cars] in this general area of NRH. Essentially,the NRH city government is willing to
trade the people's right to healthy air to breathe and their quality of life [commuter traffic time/stress]to accumulate
more property taxes. If the city cares about its citizens, it will require that the number of residential units be lowered
and the building plan be changed to save as many large, older trees as possible.
Peggy Spradling
7528 Kirk Rd, NRH 76182
1
From: Kelly de Leon
Sent: Saturday, December 7, 2019 11:16 PM
To: Planning
Subject: Planned development on Davis
I am writing to express my opposition to proposed development on the east side of
Davis Blvd from Odell to Hightower. I feel NRH is going nuts with building homes
crammed into tiny pieces of land. Enough is enough. Leave some green, tree-
filled spaces ! We are cramming too many homes in small spaces. When all the
people moving here from elsewhere move away again, there will be way too much
competition to sell homes here and our home values will go down. Keep NRH a
desirable place to live. Stop the overbuilding of residential areas .
-Kelly de Leon
8429 Town Walk Drive
North Richland Hills
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From: G. KAREN ANDERSON
Sent: Sunday, December 8, 2019 7:34 PM
To: Planning
Subject: new planning
I just want to register my complaint that I highly oppose the new planning willow
springs area.
I have lived in NRH 37 years & have seen the country life style disappear the
traffic is horrible, the addition of the train increased traffic, it drives me
crazy to try to go any direction I have a RR crossing, always busy! ! & now a new
addition with homes, aprtments shops etc is ridicilous all in the name of money
not to mention we have already ran foxes, coyotes & cougars out of their natural
habitat they come into our backyards because they are hungry & there is nothing
left because BUILDERS have destroyed their homes I live off off Starnes &
Smithfield in Kingswood Estates but the traffic is miserable & I seriously oppose
any more buildings for ANY REASON!
Not to mention crime it may bring
thank you
Karen Anderson
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From: Anita Brown
Sent: Sunday, December 8, 2019 11:14 AM
To: Planning
Cc: Anita Brown
Subject: Bulldozing Forest!
To whom it may concern,
I use this development.
Please do not give permission to this developer to rezone the forest on the east side of Davis, from Odell to
Hightower. Please do not allow this developer to bulldoze the whole 100-year-old+ forest, level the hills, and
build 2 commercial buildings (not limited to 8-5 offices as originally stated) and 95 townhomes, cottage
homes, and zero lot line homes.
Our primary concerns are: drainage/flooding issues for established houses, increasedtraffic/noise,
and decreased s1fet with two entrances on Davis. There have been one too any deadly car crashed on
Davis Boulevard near Odell Street.
We need plants and trees to survive because they provide oxygen. Bulldozing the forest, (Deforestation) can
lead to environmental issues such as less cleansing oxygen, the displacement of the wildlife , pollution,
and higher temperatures. We do not need the displaced wildlife to come into our neighborhoods.
The villas at Smithfield on Odell Street have already caused even more drainage& flooding issues. Please do
not make it worse.
Please leave something for the future generations.
Thanks,
D. Anita Brown
From: Ali Goodell
Sent: Sunday, December 8, 2019 9:07 AM
To: Planning
Hey there!
I wanted to let you know that I am against the plan to build townhomes along Davis, between ODell and
Hightower. I am against the deforestation in the area, and the last thing we need built is more townhomes. If
anything, I'd be more inclined for single-family homes. It seems that only townhomes are being built in our
city recently, and those types of homes only allow for a certain type of occupancy.
Thank you for your time.
Ali Goodell
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From: Renee' Henderson
Sent: Sunday, December 8, 2019 2:30 PM
To: Planning
Subject: Proposed Willow Springs development
As a member of the Stonybrooke neighborhood and North Richland Hills, I oppose
the destruction and development of the wooded green space along Davis Blvd.
between Odell and Hightower for the following reasons :
1. We already have significant drainage issues in the existing neighborhood which
the replacement of green space with concrete would only increase.
2. Adding residents/businesses/streets/entrances onto Davis would increase
traffic hazards and accidents, especially since it is along a curve where
visibility is already limited.
3. Continuing to replace green space with buildings increases the "city" look and
feel as opposed to a caring community, which reduces much of the appeal to live
in North Richland Hills .
Kathryn Renee' Henderson
7321 Stonedale Ct
North Richland Hills TX 76182
817-360-1596
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From: Donna Joy
Sent: Sunday, December 8, 2019 12:05 PM
To: Planning
Subject: Proposed Development
"a developer is seeking to rezone the forest on the east side of Davis, from Odell to Hightower. He wants to
bulldoze the whole 100-year-old+forest, level the hills, and build 2 commercial buildings (not limited to 8-5
offices as originally stated) and 95 townhomes, cottage homes, and zero lot line homes. They also want to
make quiet Brookview a thru-street to Davis and entrance to their"Willow Springs" development."
When will it end? Our city seems to want to have every piece of land developed until there is nothing
left other than a few parks. Trees are being demolished, wildlife is being run off or sent into
neighborhoods, traffic has become horrible and this will make it more so on Davis.
Our family is opposed to this. In the years that we've lived here, this city has grown to the point it
seems like all those who run it seem to care about it money. I hope all in charge reconsider.
D Joy
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From: Karen B
Sent: Sunday, December 8, 2019 2:32 PM
To: Planning
Subject: Oppose bulldozing trees
Please do not give permission to the developer to rezone the forest on the east side of Davis, from Odell to
Hightower. Please do not allow this developer to bulldoze the whole 100-year-old+ forest, level the hills, and build 2
commercial buildings (not limited to 8-5 offices as originally stated) and 95 townhomes, cottage homes, and zero lot
line homes.
Some concerns are: drainage/flooding issues for established houses, increased traffic/noise, and decreased safety
with two entrances on Davis. There have been one too many deadly car crashed on Davis Boulevard near Odell
Street.
I am very opposed to the environmental impact being made in our city. Where are animals to live? Bulldozing the
forest, ( Deforestation ) causes the displacement of wildlife , pollution, and higher city temperatures. We do not
need the displaced wildlife to come into our neighborhoods.
The villas at Smithfield on Odell Street have already caused even more drainage & flooding issues. Please do not
make it worse.
Please leave something for the future generations.
I vote.
Karen Boyer
Sent from my Whone
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From: Mindi Ramirez
Sent: Sunday, December 8, 2019 6:15 AM
To: Planning
Subject: Development on Davis.
I am writing you to let you know I oppose of this development on Davis . This is
was of the last standing wooded areas in NRH and we need to preserve it. Foxes
and coyotes are all over the city because they have lost their homes, we are
constantly catching them on our ring camera and we don't need to make that even
worse. We have no housing shortage here and this is completely unnecessary.
Thank you,
Mindi Ramirez
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From: Deanna Slider
Sent: Sunday, December 8, 2019 6:17 AM
To: Planning
Subject: Oppose "Willow Springs"
I am a resident of North Richland Hills and I am against the proposed development
of "willow springs" off Davis Blvd.
Thanks,
Deanna Slider
Sent from my iPhone
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From: Paula Dillon Thompson
Sent: Sunday, December 8, 2019 10:41 PM
To: Planning
Subject: Zoning Change Davis Blvd.
Re: Zoning Change Davis Blvd.
Please do not allow Farrukh Azim the zoning change he requests for the wooded property on the east side of
Davis from Odell to Hightower. Please do not allow rezoning so that this developer can bulldoze the beautiful
trees, level the hills, and build commercial buildings, townhouses and cottages/zero lot line homes. Our primary
concerns are about drainage/flooding issues for established neighborhoods, increased traffic and noise and
decreased safety on Davis Blvd. We need the trees not just for beauty and welcoming shade, but the understory
growth controls erosion and provides homes for wildlife. Destroying the treed area would not benefit anyone
except for the developer. I understand growth is inevitable, but please allow it in a properly managed way that
is beneficial to existing neighborhoods and future generations. Please do not allow the zoning change for this
planned development without stipulations to retain a wooded barrier between the development and existing
homes. Please allow open wooded areas within the development and decrease the number of new homes. Please
take proper steps to prevent drainage problems in existing neighborhoods by retaining the hills and wooded
growth.
Sincerely,
Paula D Thompson
8709 Irongate Dr
NRH, TX 76182
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From: Patrick Cooke
Sent: Monday, December 9, 2019 1:41 PM
To: Planning
Subject: ZC -2019-03
I would like to submit a letter of opposition to this case
It looks like the city staff did a very good job in vetting this project prior to bringing it forward. This proposal
does seem to substantially comply with the future land use plan.
I do have some concerns. The quality of the project is hard to determine from the standards that have been
proposed so far. I understand that these will be forth coming in future submittals. With recent changes tthat
have been approved by the Texas legislature, the city's ability to restrict materials that are used in the project
has been greatly affected. This makes the standards adopted for this PD even more important and clearly stated
in the planning process.
The process for this project should be paused until staff, commission members and residents have an
opportunity to see the proposed design standards. The elevations do not appear to match the site plans.
My next concern is the cut-through on Brookview. This will most assuredly adversely impact Stonybrooke. I
think residents living in this new development will cut through from Rumsfield up Stonybrooke to get home.
This actually makes sense, and would be a safer alternative. Traffic on Rumsfield really backs up from Precinct
to Davis, but this will add significant traffic through the Stonybrooke addition. So to be clear, I am not opposed
to the cut-through, but I do think the developer should pay for the improvements that are needed on
Stonybrooke.
I would like to see a conditional approval. The condition would be that Stonybrooke be re-built by the
developer due to the increase of traffic. I hope that a TIA is required before approval. There would have to be a
rough proportionality calculation, but the developer should absolutely share in the cost for the impact on the
road in this established neighborhood.
City staff has let me know that this condition would not completely adhere to the previous policies followed on
off-site streets. However, Stonybrooke, in it's current condition does a poor job of handling the current load of
traffic demands. If this development is determined to add to the capacity, the developer should bear the expense
of the repair and upgrade to the paving.
Pat Cooke
8433 Stephanie Drive
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From: Briana Benavides
Sent: Monday, December 9, 2019 2:33 PM
To: Planning
Subject: I oppose this development.
I oppose this development.
Please do not give permission to this developer to rezone the forest on the east side of Davis, from Odell to Hightower. Please do not
allow this developer to bulldoze the whole 100-year-old+ forest, level the hills, and build 2 commercial buildings(not limited to 8-5
offices as originally stated)and 95 townhomes, cottage homes, and zero lot line homes.
Our primary concerns are: drainage/flooding issues for established houses, increased traffic/noise, and decreased safety with two
entrances on Davis. There have been one too many deadly car crashed on Davis Boulevard near Odell Street.
We need plants and trees to survive because they provide oxygen. Bulldozing the forest, ( Deforestation )can lead to environmental
issues such as less cleansing oxygen, the displacement of the wildlife , pollution, and higher temperatures. We do not need the
displaced wildlife to come into our neighborhoods.
The villas at Smithfield on Odell Street have already caused even more drainage&flooding issues. Please do not make it worse.
Please leave something for the future generations.
Sent from my Whone
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From: Andy Lowe
Sent: Monday, December 9, 2019 5:21 PM
To: Planning
Subject: Willow Springs Project!
Attachments: image.png
Gentlemen,
As a resident of NRH and living in the Reserve at Forest Glenn, I am totally
against the horrendous project. Is there not a green space within our city limits
that you don't want to destroy and cover up with cement?
Our Davis Road is already at maximum capacity with wait times at the lights
increasing monthly! With the new THE rail crossing adjacent to this development
the backup of street traffic will easily double.
For once try thinking about the beautiful nature around us in NRH and not the
dollars a developer gives you and the incremental tax revenues.
Save our Green Spaces !
Andy R Lowe
7917 Shadow Wood Dr
NRH, 76182
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From: Demara Morrow
Sent: Tuesday, December 10, 2019 8:38 AM
To: Planning
Subject: Willow Springs Development
Good morning
It has come to my attention that there is a new development potentially coming which will destroy old growth
forest(one of the few green spaces left in NRH) and create even more chaos on Davis.
Unfettered growth, and the risk of remaining green spaces, may seem like a wonderful thing, until only a
portion of the homes are built, sold, or occupied. "If you build it, they will come" is a poor mantra for a city
with already developed and developing places that are still being built after sitting with lots vacant for years
(Home Town for example).
NRH has spent the last several years destroying every last ounce of tree and green space around Home Town
and NRH2O, and now College and MiddCities, for the sake of growth. While other communities across the
nation have come to protect the natural green spaces, recognizing the value of such spaces for their community
and for their future, NRH continues to bulldoze it, pushing out wildlife, and creating more and more traffic.
More and more future vacancies. A future dying bedroom community.
Focus instead on attracting business and retail, modding or building new where existing vacant and falling
down commercial locations exist, frankly by the 10s of thousands of square feet of vacant and dying
commercial spaces. Want new homes, but don't want more businesses? Re-zone and tear down commerical, let
them build home communities there. We are already border to border, tearing down the last of the green
spaces isn't an answer to lack of square feet.
For the love of the community, for the future, please do not allow this development to proceed. Protect what
NRH has left.
With sincerest of all regards.
Demara Morrow
NRH Resident
Sent from AT&T Yahoo Mail on Android
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From: Demara Morrow
Sent: Tuesday, December 10, 2019 11:13 AM
To: Planning
Subject: NRH Development
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Sent from AT&TYahoo Mail on Android
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From: Megan Peck
Sent: Tuesday, December 10, 2019 10:42 AM
To: Planning
Subject: Davis Blvd zoning change- OPPOSE
I am a proud 38-year resident of NRH. I strongly oppose the zoning change and development proposed on
Davis Blvd between Hightower and Odell. NRH has almost no trees/natural forest area left, and so much rapid
growth already- adding even more right now will put even more strain on our roads/traffic, the schools, and
the community as a whole. Trees and natural land add a huge value to our lives. Please seriously consider all
the important elements other than the almighty dollar when considering this change.
Thank you,
Megan Peck
Greenleaf Dr, NRH
817-875-6300
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From: Jeff Peck
Sent: Tuesday, December 10, 2019 12:38 PM
To: Planning
Subject: Davis Blvd zoning change - I OPPOSE
I'm a proud resident of NRH for nearly two decades. I strongly oppose the zoning change and development
proposed on Davis Blvd between Hightower and Odell. NRH has almost no trees/natural forest area left, and
so much rapid growth already- adding even more right now will put even more strain on our roads/traffic, the
schools, and the community as a whole. Trees and natural land add a huge value to our lives. Please seriously
consider all the important elements other than the almighty dollar when considering this change.
Thank you,
Jeff Peck
Greenleaf Dr, NRH
817-707-6362
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From: Rodriguez Karen
Sent: Tuesday, December 10, 2019 9:28 PM
To: Planning
Subject: Zoning Change at Davis Blvd.
This is to express that me and my family oppose completely the construction plans on the east side of Davis
Blvd from Odell to Hightower proposed by Farrukh Azim. Please, do not allow not just the destruction of this
historic wooded area wich is the home of many animals but the destruction of a natural sound barrier. The
proposed construction will be a huge problem for this area. Consider the flooding problems, erosion, the
noises, trouble with traffic, etc. And on top of all of this the idea to make an entrance on Brookview Drive is
absurd. This street can't handle that amount of traffic. Best example is what being happening on Davis and
Odell, you can see how dangerous can be. If you love our city as much as we do, and you are really working
for the benefit of North Richland Hills, you cannot allow this to happen. The benefit and safety of the city
citizens should be your priority. I will be assisting the meeting to express my concerns.
Regards,
Karen L. Rodriguez
8417 Brookview Drive
NRH, TX, 76182
Tel. (203) 808-0685
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From: Janice Ross
Sent: Wednesday, December 11, 2019 3:58 PM
To: Planning
Subject: Willow Springs Development
Please do not approve this plan.
Opening up Brookview Drive would be a disaster. Also all the removal of trees and
the flooding. Please consider the citizens of North Richland Hills .
7 Ross
Sent from my iPhone
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From: Roxy Winchester
Sent: Tuesday, December 10, 2019 5:26 PM
To: Planning
Subject: Rezoning
To Whom it may concern,
I'd like to express my opposition to the possible rezoning of the forest on the east side of Davis, from Odell to
Hightower! This would be an absolute travesty! This area is a beautiful, nature area that we need MORE of, not less!
Sincerely,
Mrs. R Hennessy
North Richland Hills inhabitant
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From: Lauren Fancher
Sent: Tuesday, December 10, 2019 7:50 AM
To: Planning
Subject: No to housing development on Davis
Hello,
Please hear our neighborhood concerns about an upcoming, unwanted development: A developer is seeking to
rezone the forest on the east side of Davis, from Odell to Hightower. He wants to bulldoze the whole 100-year-
old+forest, level the hills, and build 2 commercial buildings (not limited to 8-5 offices as originally stated)
and 95 townhomes, cottage homes, and zero lot line homes. They also want to make quiet Brookview a thru-
street to Davis and entrance to their"Willow Springs" development.
The primary concerns neighbors brought up at the meeting were: drainage/flooding issues for established
houses, increased traffic/decreased safety with 2 entrances on Davis, and bulldozing the forest(oxygen,
pollution, higher temps, animal habitats, would make beautiful park or reserve for future generations).
Please help us try to save some or all of this 100-year-old+forest by not allowing this development. NRH is
already over-developed and has more than thought residents, housing and commercial buildings. Please
preserve the nice city we already have. Also,t raffic is already terrible as it is.
Thank you,
NRH resident Lauren Fancher
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From: Jennifer Easley
Sent: Thursday, December 12, 2019 9:35 PM
To: Planning
Cc: Hubby r
Subject: Oppose rezone
I would like to notify the department that I oppose the rezone and development on
the east side of Davis between Hightower & Odell.
Thank you,
Sent from my iPhone
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From: Cindy Evans
Sent: Thursday, December 12, 2019 1:55 PM
To: Planning
Subject: Zone Change on Davis Blvd. in regards to the wooded/forest area
I am a resident of NRH and drive by this area on Davis I . that's up for rezoning to tear down
aII these trees. This particular stretch of Davis Blvd. is so pretty! When I heard there's a
possibility of this area being wiped out to make room for businesses and houses it was very
heartbreaking. I hope this isn't the case. Trees not only help bring oxygen but I they bring
beauty and tranquilty. At the end of all this I hope the decision isn't based on money. I would
ten to the change.
Cindy Evans
From: Tommy Evans
Sent: Thursday, December 12, 2019 1:45 PM
To: Planning
Subject: Davis Blvd Expansion
I'm contacting you regarding the proposed building project on Davis Blvd, between Odell and Hightower. I understand
there is a developer wanting to build some commcerial and residential properties on that land. I am very opposed to
that. We love having the forested area there, with the wildlife and it helps to make Smithfield keep some of that
"farming community" charm. This would also increase traffic and congestion in the area.
Thank you for opposing this proposal!
Tommy Evans
8101 Timberhill Ct.
N. Richland Hills,TX 76182
1
From: Shirley Petras
Sent: Thursday, December 12, 2019 11:01 AM
To: Planning
Subject: Keep a green space and 100 year old forest
Please do not allow this destruction of a beautiful forest.
We need trees to produce oxygen and help clean the air.
NRH does not need 95 more townhomes, we now have too many high density projects.
The traffic has increased with all these additions, and entrance and exit is
dangerous because of obstructed view of Davis to the south and it now is a a very
fast stretch for speeders coming south.
I object to allowing a developer scrape the 20 acres of all growing plants and
trees !
Lots of space in other areas that need and welcome the homes that have space to
spread out building.
Please limit the high density development In 2016 Dallas Morning News recognized
NRH as one of the 10 best neighborhoods in DFW, do not allow the city to be known
as overpopulated and crowded.
Shirley Petras
6624 Cedar Grove Drive
Sent from my iPad
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r4RH
NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: ZC 2019-19 Public hearing and consideration of a request from
Hamilton Duffy PC for a zoning change from R-3 Single-Family
Residential to RI-PD Residential Infill Planned Development at 8309
Sayers Lane, being 0.46 acres described as Lot 17, Block 2,
Woodbert Addition. (APPLICANT REQUESTS TO POSTPONE
REQUEST TO JANUARY 16, 2020)
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
Hamilton Duffy PC is requesting a zoning change from R-3 Single-Family Residential to
RI-PD Residential Infill Planned Development on 0.46 acres located at 8309 Sayers Lane.
The applicant has requested to postpone consideration of this request to the January 16,
2020, Planning and Zoning Commission meeting.
GENERAL DESCRIPTION:
The property under consideration is a 20,072-square foot lot on the north side of Sayers
Lane, west of Davis Boulevard. The lot is part of the original Woodbert Addition, which
was platted in 1946. The lot has 208 feet of frontage on Sayers Lane and is 96.5 feet
deep.
The proposed development would create three single-family lots. Each lot 69.3 feet wide
and 96.5 feet deep, with a lot size of 6,690 square feet. An exhibit showing the lot
arrangement is attached.
Single-family residences are located north, west, and south of the lot. The lots south of
the property, across Sayers Lane, were replatted in 2018 to create six new residential
lots, which are 80 feet in width. An office building is located east of the site.
The proposed conditions of approval for this RI-PD are attached. Applications for rezoning
to the RI-PD district provide an opportunity to address modifications to specific site
development and building design standards for the site. These conditions are based on
the applicant's proposed development of the property, and include the items described in
detail below.
These conditions may be modified by the Planning and Zoning Commission. Any other
conditions recommended by the Commission will be included in the proposed ordinance
considered by City Council.
r4RH
NORTH RICHLAND HILLS
Lot dimensions
The property is platted as a single lot zoned R-3 Single-Family Residential. It has
remained in its current configuration since it was annexed into North Richland Hills. While
there is sufficient width to subdivide the property into three lots, the 96.5-foot lot depth is
an existing condition. The shorter depth results in lots that are slightly smaller than the
current zoning standards. The applicant is requesting approval of an RI-PD Residential
Infill Planned Development to allow for the modified lot sizes.
The table below summarizes the lot standards for the existing R-3 zoning district and the
proposed lots.
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Lot size 7,500 SF 6,690 SF
Lot width 65 ft 69.3 ft
Lot depth 100 ft 96.5 ft
........Front building line
...................................................20.ft..............................................20.ft....
Open space
All residential infill planned developments require a certain amount of open space.
However, since this particular case does not warrant a separately platted common area
lot, the Development Review Committee recommends the following private lot
enhancements to offset the loss of open space. These standards are included in the
attached development conditions.
1. All three required canopy/large trees must be container-grown rather than bagged-
and-burlapped.
2. In addition to the required canopy/large tree(s), a minimum of 15 one-gallon shrubs
of at least two different species and at least one ornamental tree must be provided
in the front yard. The shrubs must be set in landscape beds of mulch, crushed
granite, or rock/pebble with masonry, metal, or concrete edging. Front yard
landscape beds must total at least 200 square feet.
3. Individual mailboxes must be of masonry construction.
4. Driveways must be salt-finished concrete, broom-finished concrete with smoothed
panel/section borders, or patterned stamped and stained concrete.
5. All homes must provide a private/personal open space on the south facade of the
building to include, at a minimum, a porch of at least eight feet in depth and
containing at least two of the following porch ornamentations: turned balusters with
finials, spandrel and bracket additions, porch ceiling fan, porch swing, or lighting
sconce. Upper-floor patios and/or balconies, including shallow Juliet balconies or
balconettes, are also encouraged.
r4RH
NORTH RICHLAND HILLS
LAND USE PLAN: This area is designated on the Comprehensive Land Use Plan as Low
Density Residential. This designation promotes quality neighborhoods of conventional
suburban single-family detached homes. General characteristics of these neighborhoods
include a density of two to six dwelling units per acre and houses of one- and two-stories.
CURRENT ZONING: The property is currently zoned R-3 Single-Family Residential. This
district is intended to be a transitional zone between developments of lower and higher
densities or between lower density residential and nonresidential areas. It provides areas
for moderate density development of single-family detached dwellings constructed at an
approximate density of 4.8 units per acre.
PROPOSED ZONING: The proposed zoning is RI-PD Residential Infill Planned
Development. The RI-PD zoning district is intended to encourage residential development
of small and otherwise challenging tracts of land by offering incentives that encourage
creative and inventive development scenarios. These developments are limited to
residential development or redevelopment of less than ten acres.
SURROUNDING ZONING ( LAND USE:
NORTH R-3 Single-Family Residential Low Density Residential Single-family residences
WEST R-3 Single-Family Residential Low Density Residential Single-family residence
SOUTH R-2 Single-Family Residential Low Density Residential Single-family residences
EAST C-1 Commercial Office Commercial Office
PLAT STATUS: The property is currently platted as Lot 17, Block 2, Woodbert Addition.
CITY COUNCIL: The City Council will consider this request at the January 13, 2020,
meeting following a recommendation by the Planning and Zoning Commission.
RECOMMENDATION:
Open the public hearing and continue the hearing to the January 16, 2020, Planning and
Zoning Commission meeting.
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jq RH PUBLIC HEARING NOTICE
NORTH RICHi.a.rhND HILLS CASE: ZC 2019-19
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a zoning change as shown on the attached map.
APPLICANT Hamilton Duffy PC
LOCATION 8309 Sayers Lane
REQUEST Public hearing and consideration of a request from Hamilton Duffy PC for a zoning
change from R-3 Single-Family Residential to RI-PD Residential Infill Planned
Development at 8309 Sayers Lane, being 0.46 acres described as Lot 17, Block 2,
Woodbert Addition.
DESCRIPTION Proposed zoning change for the development of three single-family residential lots
PUBLIC HEARING DATES Planning and Zoning Commission
7:00 PM Thursday, December 19, 2019
City Council
7:00 PM Monday, January 13, 2020
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 and Zoning Department 1 4301 City Point Drive - NRH, TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
FOR MORE INFORMATION, VISIT NRHTX.COM/MAP
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Planning and Zoning Department 4301 City Point Drive - NRH, TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
NOTIFIED PROPERTY OWNERS
ZC 2019-19
A A ie ie ° A
AMS PROPERTY HOLDINGS 1 LLC 813 INDEPENDENCE PKWY SOUTH LAKE TX 76092
BIRDVILLE ISD 6125 E BELKNAP ST FORT WORTH TX 76117
CLEVELAND, DONNA 8300 WOODS LN NORTH RICHLAND HILLS TX 76182
FIBRANZ SYDNEY JOE 8304SAYERS LN NORTH RICHLAND HILLS TX 76182
GHHB SKYLINE LLC 1105 W GLADE RD STE 100 COLLEYVILLE TX 76034
HOWE/WOOD&COMPANY PROFIT SHA 6617 PRECINCT LINE RD STE 200 NORTH RICHLAND HILLS TX 76182
HW VENTURES LLC 6617 PRECINCT LINE RD STE 200 NORTH RICHLAND HILLS TX 76182
KIMPRESS PROPERTIES LLC 7625 DAVID CT NORTH RICHLAND HILLS TX 76182
MOFFETT,MYRNA G 8308 WOODS LN NORTH RICHLAND HILLS TX 76182
PRECISION RANCHING GROUP INC 7625 DAVIS BLVD NORTH RICHLAND HILLS TX 76182
SMITH,CORY G 8312 WOODS LN NORTH RICHLAND HILLS TX 76182
WALLS,SUSAN 8301 SAYERS LN NORTH RICHLAND HILLS TX 76182
WHARTON,SYLVIA 308 COOPER DR HURST TX 76053
From: Clayton Comstock
Sant: Friday, December 13' 2O1Q31SPM
To: 'Mark Wood'
Cc 'Mark Howe'; Clayton Husband
Subect RE: 83OQ Sayer Ln. R|'PD
Thank you, Mark. We already know that we will not have a quorum of P&Z on January 2, so this will put you on the
January l6P&Z meeting and January 27 City Council.
Thank you and have a great weekend,
Clayton
From: Mark Wood
Sent: Friday, December 13, 2019 3:11 PM
To: Clayton Comstock
Cc: 'MarkHovve'
Subject: RE: 8309 Sayer Ln. R| PD
Hello, Clayton. As we just discussed, please move our case from the 19th to the next available P&Z meeting due to the
heavy caseload on the 19th Let uo know what that scheduled date will be. Thanks! Mark Wood
Mark S. Wood
Howe/Wood & Company
6617 Precinct Line Rd, Ste. 200
North Richland Hills,TX 76182
LOTS 17R-1 TO 17R-3
WOODBERT ADDITION
A Proposed Single Family Residential Community
Planned Development
Located in
The City of North Richland Hills, Texas
At
8309 Sayer Lane
Concept Site Plan & Zoning Change Request
Supporting Information
Presented By:
IH OWE/WOOD c& COMPANY
PROFIT SHARING PLAN
6617 Precinct Line Road, Suite 200
North Richland Hills, TX 76182
PH 817-498-7977
OCTOBER 2019
I. STATEMENT OF INTENT
The proposed development will be three luxury homes constructed on minimum 6,690
square foot lots with minimum 20 foot front setbacks, 10 foot rear setbacks and 5 foot side
yards. Homes will be a minimum of 2,000 square feet. Density for the development will be
approximately 6.5 units/acre.
The neighborhood is serviced by Sayers Lane an existing 30 wide foot street. Homes will
be one and two story with a minimum of 85% masonry on all sides as required by city
code. Typical roof pitch will be a minimum of 8.12. Dormers and shed roofs for
architectural elements can be a lesser pitch where appropriate.
Currently, the proposed development is zoned R-3. R-3 zoned residential property exists
to the immediate west and north. R-2 zoned residential property exists to the south. C-1
commercial zoning exists to the east. On the subject property, there exists an old wood
frim house built in 1948 that will be razed. This structure has been a great eye sore to the
neighborhood.
II. PLANNED DEVELOPMENT RESTRICTIONS
1. All primary buildings will be a minimum of 2000 sf.
2. All lots will have a 20 foot front building setback, 10 foot rear setback and 5 foot side
setbacks.
3. The exterior of every home shall be a minimum of 85% masonry.
4. The builder will be installing a 4 foot wide sidewalk in front of each home.
5. The development will provide for front entry garages the current R-3 zoning allows.
III. EXHIBITS
The following exhibits include a Concept Plan of the proposed development and images of
proposed typical home elevations similar to those to be constructed for this project.
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Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 1 of 3
Zoning Case ZC 2019-19
Lot 17,Block 2,Woodbert Addition
8309 Sayers Lane,North Richland Hills,Texas
This Residential Infill Planned Development(RI-PD) District must adhere to all the conditions of
the North Richland Hills Code of Ordinances,as amended,and adopt a base district of R-3 Single
Family Residential.The following regulations must be specific to this RI-PD District.Where these
regulations conflict with or overlap another ordinance, easement,covenant or deed restriction,
the more stringent restriction will prevail.
A. Permitted Land Uses. Uses in this RI-PD are limited to those permitted in the R-3 Single Family
Residential zoning district,as amended,and subject to the following.
1. Any land use requiring a special use permit in the R-3 Single Family Residential zoning
district,as amended,is only allowed if a special use permit is issued for the use.
2. Any land use prohibited in the R-3 Single Family Residential zoning district, as amended,
is also prohibited.
B. Site development standards. Development of the property must comply with the
development standards of the R-3 Single Family Residential zoning district and the standards
described below.
1. Lot standards are as follows.
STANDARD MINIMUM REQUIREMENT
Lot area 6,600 square feet
.................................................................................................................................................................................................................................................................................................................................................
Lot width 69feet
_______________________________________________________________________________________________________________________________
Lot depth 96 feet
.....................................................................................................................................................................................................................................................................................................................................................
Front building line 20feet
primary structure
______________________________________________________________________________________________________________________________
Front building line 15 feet
porch or courtyard
....................................................................................................................................................................................................................................................................................................................................................
Side building line 5 feet
-------------------------------------------------------------------------------------------------------------------------------
Rear building line 10feet
....................................................................................................................................................................................................................................................................................................................................................
Rear yard open space area 12 percent of lot area
Minimum dwelling unit size 2,000 square feet
...................................................................................................................................................................................................................................................................................................................................................
Maximum structure height 38 feet
2. Privacy fences visible from the street must be a pre-stained board-on-board cedar fence
with top cap and side trim; metal posts, brackets,and caps with the finished or non-pole
side facing the street.The fence must not exceed eight(8)feet in height.All other fencing
may meet the minimum standards of the zoning ordinance.
3. A four-foot wide sidewalk must be constructed and maintained adjacent to Sayers Lane.
4. Surface materials for driveways must be salt finished, broom finished with smooth
border,or stamped and stained concrete.
S. Individual lot mailboxes must be constructed of masonry materials.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 2 of 3
Zoning Case ZC 2019-19
Lot 17,Block 2,Woodbert Addition
8309 Sayers Lane,North Richland Hills,Texas
6. Landscaping must be designed and installed as follows.
a. On all lots, at least three (3) trees must be installed. At least one (1) tree must be
located in the front yard.
b. All trees must be container-grown and at least three (3) caliper inches in size.Trees
must be of a hardwood species such as oak,elm,maple,or similar species.
c. The front yard of all lots must be landscaped with landscape beds of mulch, crushed
granite, or rock/pebble totaling at least 200 square feet. Beds must be edged with
masonry, metal,or concrete.Beds must contain a minimum of fifteen (15)one-gallon
shrubs of at least two different species and at least one(1)ornamental tree.
d. All landscaped areas of each lot must be watered by an automatic underground
irrigation system equipped with rain and freeze sensors.
C. Building design standards. Building design and appearance shall comply with the standards
described below.
1. The exteriorwall materials must meet the minimum requirement of the zoning ordinance,
as amended.
2. Roofs must have a minimum pitch of 8:12 on the front and a minimum of 6:12 on the
sides. Porch roofs and shed roofs must have a minimum 4:12.
3. Front entry garages are permitted within the development.
4. All dwelling units must provide a private/personal open space on the south fagade of the
building in the form of a porch of at least eight (8)feet in depth and containing at least
two of the following porch ornamentations:
a. turned balusters with finials;
b. spandrel and bracket additions;
c. porch ceiling fan;
d. porch swing;or
e. lighting sconce.
5. Each dwelling unit must include at least three of the following architectural elements as
appropriate to the architectural style of the home.
a. At least two distinct building/masonry materials.
b. Divided light or border light windows on street facing elevations, including front
elevations and side elevations on corner lots.
c. Enhanced brick details,such as herringbone, rowlocks,etc.
d. Shutter accents.
e. Cast stone accents.
f. Decorative coach lighting.
Exhibit B—Land Use and Development Regulations—Ordinance No.xxxx—Page 3 of 3
Zoning Case ZC 2019-19
Lot 17,Block 2,Woodbert Addition
8309 Sayers Lane,North Richland Hills,Texas
g. Quoins.
h. Porch columns.
i. Dormers.
j. Balconies or balconettes.
k. Eight-foot tall entry doors.
D. Amendments to Approved Planned Developments. An amendment or revision to the
Residential Infill Planned Development(RI-PD)must be processed in the same manner as the
original approval. The application for an amendment or revision must include all land
described in the original ordinance that zoned the land to the RI-PD district.
The city manager or designee may approve minor amendments or revisions to the RI-PD
standards provided the amendment or revisions does not significantly:
1. Alter the basic relationship of the proposed uses to adjacent uses;
2. Change the uses approved;
3. Increase approved densities, height,site coverage,or floor areas;
4. Decrease on-site parking requirements;
5. Reduce minimum yards or setbacks;or
6. Change traffic patterns.
r4RH
NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: FP 2018-07 Consideration of a request from Karen and Frank
Trazzera for a final plat of Lots 10-12, Block 6, Woodland Oaks
Addition, being 1.89 acres located at 6713 Brazos Bend Drive.
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
Karen and Frank Trazzera are requesting approval of a final plat of Lots 10-12, Block 6,
Woodland Oaks Addition. This 1.89-acre property is located at 6713 Brazos Bend Drive.
GENERAL DESCRIPTION:
The property is located at the south end of Brazos Bend Drive, which is east of Crane
Road and south of Amundson Drive. The Woodland Oaks subdivision borders the
property on the north and east sides.
The property is currently R-2 Single-Family Residential. A zoning change from AG
Agricultural was approved by City Council on October 14, 2019 (Ordinance 3609). The
table below summarizes the lot standards for the R-2 zoning district and the proposed
lots.
ulVlui iuiuiui uiu i M iu iuiuiu i0 a 10 iuiuiuViuiui i 'uiuuiluiui uiu� i� iu°lulu"'i4'iuuiui u�u""'i0�ui u� I1110111
Lot size: 9,000 SF 20,374 SF 42,146 SF 19,510 SF
Lot width: 72.5 ft 146 ft 164 ft 114 ft
Lot depth: 110 ft 199 ft 185 ft 201 ft
........Front building li n.e-...20.ft................................................40.ft.............................20.ft............................40.ft...
The proposed development includes three single-family lots with an approximate density
of 1.5 dwelling units per acre. While each lot has frontage on Brazos Bend Drive, the
three lots would share a common driveway access on the street. The lots are arranged
with the largest lot (Lot 11) situated to the rear of the other two lots.
COMPREHENSIVE PLAN: This area is designated on the Comprehensive Land Use
Plan as Low Density Residential. This designation promotes quality neighborhoods of
conventional suburban single-family detached homes. General characteristics of these
neighborhoods include a density of two to six dwelling units per acre and houses of one-
and two-stories.
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NORTH RICHLAND HILLS
CURRENT ZONING: The property is currently zoned R-2 Single-Family Residential. This
district is intended to provide areas for low density development of single-family detached
dwelling units which are constructed at an approximate density of 4.0 units per acre.
TRANSPORTATION PLAN: The development has frontage on the following streets.
Right-of-way dedication is not required for this plat.
ME ` <
Brazos Bend Drive R21J Local Road Local Road 2-lane divided roadway
50-foot right-of-way width
SURROUNDING ZONING ( LAND USE:
NORTH R-2 Single-Family Residential Low Density Residential Single-family residences
(Woodland Oa ks Ad d iti on)
R-1 Single-Family Residential
WEST Low Density Residential Single-family residences
AG Agricultural
SOUTH AG Agricultural Low Density Residential Single-family residence
EAST R-2 Single-Family Residential Low Density Residential Single-family residences
(Woodland Oa ks Ad d iti on)
ROUGH PROPORTIONALITY DETERMINATION: The developer is responsible for
100% of all paving, water, sanitary sewer, and drainage infrastructure needed to support
the development in accordance with City design criteria.
PLAT STATUS: The property is currently unplatted.
CITY COUNCIL: The City Council will consider this request at the January 13, 2020,
meeting following action by the Planning and Zoning Commission.
DRC REVIEW COMMENTS & RECOMMENDATION: The Development Review
Committee (DRC) recommends approval of the plat, which is in conformance with the
subdivision regulations and the zoning ordinance. The plat was previously disapproved
by the City Council on October 14, 2019, due to noncompliance with Section 110-177
(Engineering construction plans), Section 110-90 (Frontage on improved roads required),
and Section 110-368 (Street right-of-way dedication) of the Subdivision Regulations.
Engineering construction plans for the project have been approved by the city engineer.
RECOMMENDATION:
Approve FP 2018-07.
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r4RH
NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: FP 2019-14 Consideration of a request from JBI Partners, Inc. for a
final plat of Hometown Canal District Phase 6, being 15.393 acres
located at the southeast corner of Bridge Street and Parker
Boulevard.
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
On behalf of Arcadia Land Partners 25 Ltd, JBI Partners, Inc. is requesting approval of a
final plat of Hometown Canal District Phase 6. This 15.393-acre property is located the
southeast corner of Bridge Street and Parker Boulevard.
GENERAL DESCRIPTION:
Hometown Canal District Phase 6 is located on the east side of the lakes and southwest
of Walker Creek Elementary. The developer intends to continue the same theme and
style of development as Phases 4 and 5 of the Canal District area, including a mix of
garden home lots, cottage lots, and townhouse lots.
The proposed development includes 129 single-family residential lots, as described
below. An exhibit showing the location of each lot is attached. A special use permit to
allow up to 55 single-family cottage lots on the property was approved by City Council on
December 6, 2018 (Ordinance No. 3554).
Garden home 24 lots 45 feet 93-98 feet
Cottage home 49 lots 35 feet 78 feet
Townhome 56 lots 25 feet 78 feet
The development is accessed from street entrances on Bridge Street, Parker Boulevard,
and Grand Avenue. The development incorporates four open space lots totaling 1.970
acres (12.8 percent of the site).
LAND USE PLAN: This area is designated on the Land Use Plan as Urban Village. This
category promotes sustainable, pedestrian-oriented, mixed-use development that
provides the opportunity for many uses to coexist within a more compact area. Urban
Villages encourage an efficient, compact land use pattern; support vibrant public spaces;
r4RH
NORTH RICHLAND HILLS
reduce the reliance on private automobiles; promote a more functional and attractive
community through the use of recognized principles of urban design; allow flexibility in
land use; and prescribe a high level of detail in building design and form.
CURRENT ZONING: The property is currently zoned Town Center and located in the
Neighborhood General and Neighborhood Center subzones. Both subzones are primarily
intended for single-family development.
Following is the Special Use Permit and Preliminary Plat. The Final Plat is consistent and
meets the requirements of both prior approvals.
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Cottage (<40 feet) 38, un,it xa 55 units 49 unit +11 units
Town"ahoime 76 Unfts Max. 85 Unfts 56 units ( units
w un ix. 1501 units ( a ,, nit
EARLY GRADING PERMIT RELEASED: Because the developer has an approved
Preliminary Plat, a final plat scheduled for Council action, and all engineering plans have
been reviewed and approved by the Development Review Committee, an early grading
permit was issued on December 2 and site preparations have already begun for this
development.
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NORTH RICHLAND HILLS
TRANSPORTATION PLAN: The development has frontage on the following streets.
Right-of-way dedication for these streets is not required for this plat.
IN IN
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Bridge Street C2U Minor Collector Urban Village 2-lane undivided roadway
90-foot right-of-way width
Parker Boulevard C2U Minor Collector Urban Village 2-lane undivided roadway
70-foot right-of-way width
Grand Avenue R2U Local Road Urban Village 2-lane undivided roadway
68foot right-of-way width
SURROUNDING ZONING ( LAND USE:
NORTH TC Town Center TC Town Center Single-family residences
Walker Creek Elementary
WEST TC Town Center TC Town Center Single-family residences
SOUTH TC Town Center TC Town Center Single-family residences
Multifamily residences
EAST TC Town Center TC Town Center Vacant property
Multifamily residences
ROUGH PROPORTIONALITY DETERMINATION: The developer is responsible for
100% of all paving, water, sanitary sewer, and drainage infrastructure needed to support
the development in accordance with City design criteria.
PLAT STATUS: The property is currently unplatted. A preliminary plat for the property
was approved by the Planning and Zoning Commission on September 5, 2019, and by
City Council on September 23, 2019.
DRC REVIEW & RECOMMENDATION: The Development Review Committee (DRC)
recommends approval of the plat subject to the attached DRC comments. These
comments include minor revisions to notations and labeling on the drawing.
CITY COUNCIL: The City Council will consider this request at the January 13, 2020,
meeting following action by the Planning and Zoning Commission.
RECOMMENDATION:
Approve FP 2019-14 with the conditions outlined in the Development Review Committee
comments.
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Development Review Committee Comments 1 12/3/2019
Final Plat Case FP 2019-14
NFt6HHometown Canal District Phase 6
WRITTEN STATEMENT OF CONDITIONS
The City of North Richland Hills received this plat on November 20, 2019. The Development Review
Committee reviewed this plat on December 3, 2019. The following represents the written statement of
the conditions for conditional approval of the plat.
1. In the metes and bounds description, revise the street name Parker Road to Parker Boulevard NRH
Subdivision Regulations§110-333(Requirements for all plat drawings—metes and bounds description)
2. Provide a minimum of two sets of NAD83 State Plane coordinates (GRID, not surface) on the plat
perimeter. NRH Subdivision Regulations§110-333(Requirements for all plat drawings—metes and bounds description)
3. A five-foot rear build line is shown for all lots. Revise this to a five-foot utility easement (U.E.)
instead. This would be consistent with the final plats for Canal District Phases 4 and 5.
Furthermore, rear garage setbacks are required to be a minimum of 7.5 feet per the Town Center
Zoning district standards. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—buildingsetback
lines)
4. On the variable building line for Lots 1-8 Block B, add a dimension at locations near the north and
south ends for reference. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—building setback
lines)
5. Add a rear building line to the typical lot detail. NRHSubdivision Regulations§110-331(Requirements for all plat
drawings—building setback lines)
6. Add side setback markers to the following lots: Lot 3 Block A; Lot 12 Block B; and Lot 6 Block C.
NRH Subdivision Regulations§110-331(Requirements for all plat drawings—building setback lines)
7. In addition to the Planning and Zoning Commission approval block, add the City Council approval
block to the plat. NRH Subdivision Regulations§110-333(Additional requirements for plat drawings-city council approval
certification)
WHEREAS the City Council of the City of North Richland Hills,Texas,
voted affirmatively on this day of ,20_,to approve this
plat for filing of record.
Mayor, City of North Richland Hills
Attest:City Secretary
8. Update the year to 2020 in the City approval blocks and notary statements. The plat will not be
approved or recorded until next year. NRH Subdivision Regulations §110-333 (Additional requirements for plat
drawings—planning division approval certification)
9. Add the following County Clerk recording block near the bottom right of the drawing: This plat
filed as instrument no. , dated . NRH Subdivision Regulations§110-333(Additional requirements
for plat drawings—county certification)
10. Before the plat can be recorded, the proposed right-of-way abandonment must be completed
and recorded. NRH Subdivision Regulations§110-368(Street right-of-way dedication)and§110-412(Generally—rights-of-
way)
Page 1 of 2 1 FP 2019-14
DESIGN PRINCIPLES
The following comments represent suggested modifications to the plat drawing based on general NRH
design principles and standard practices in city planning. While conformance to these principles is not
required by the subdivision regulations,the applicant is encouraged to include these modifications as part
of the revised plat.
1. Add the City case number near the bottom right corner of the drawings (Case FP 2019-14).
2. In developments with alleys, solid waste collection service should be discussed with Republic
Services. The curb radii on the alleys must satisfy their vehicle turning criteria. With the next
submittal, include a letter or statement from them that acknowledges their review of the plan
and layout. The City contact is Vince Hrabal, Municipal Services Manager, at
�✓Muir°a ll:�a 11 re)u.u_IIw�IIG�a^:�ir�✓ii�a�^:,�aa�ir�n or 817-317-2061.
3. There are concerns about fire coverage on the lots that front an open space area. Coordinate fire
hydrant and stand pipe locations with the fire marshal's office.
4. Change the three-foot side yard setback on Lot 18 Block A to the opposite side of the lot.This will
provide greater separation between the units and perceived open space area.
Page 2 of 2 1 FP 2019-14
r4RH
NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: December 19, 2019
SUBJECT: PP 2019-07 Consideration of a request from MM City Point 53 LLC
for a preliminary plat of City Point Addition Phase 2, being 21.55
acres located at 4401 City Point Drive.
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
MM City Point 53 LLC is requesting approval of a preliminary plat of City Point Addition
Phase 2. This 21.55-acre property is located at 4401 City Point Drive.
GENERAL DESCRIPTION:
The property is located on the south side of City Point Drive, generally between Boulevard
26 and Ruth Road. The site is immediately west of city hall and is adjacent to the
multifamily project currently under construction. The property is vacant.
The proposed development includes 160 single-family residential lots, which includes
both single-family detached and townhome lots. The average lot size of all lots is 1,808
square feet.
Urban Home 38 lots 26 feet 58 feet
Townhome 122 lots 22 feet 71 feet
The development also includes one multifamily residential lot (4.57 acres) and one
commercial lot (1.21 acres). There are five open space lots totaling approximately 1.36
acres (6.32% of the site).
COMPREHENSIVE PLAN: This area is designated on the Comprehensive Land Use
Plan as Urban Village. This designation promotes sustainable, pedestrian-oriented,
mixed-use development that provides the opportunity for many uses to coexist within a
more compact area. Urban Villages encourage an efficient, compact land use pattern;
support vibrant public spaces; reduce the reliance on private automobiles; promote a
more functional and attractive community through the use of recognized principles of
urban design; allow flexibility in land use; and prescribe a high level of detail in building
design and form. Urban Villages can come in the form of vertical mixed use, where
multiple uses share a single, multi-story building; or horizontal mixed use, where a diverse
set of uses are placed within close, walkable proximity.
r4RH
NORTH RICHLAND HILLS
CURRENT ZONING: The property is currently zoned NR-PD Nonresidential Planned
Development. The zoning was approved by City Council on August 12, 2019 (Ordinance
3595). The NR-PD provides for a base zoning district of C-1 Commercial and is intended
to allow for a mixed-use development that includes commercial, multifamily residential,
single-family residential (detached units, bungalows, townhouses) and open space.
TRANSPORTATION PLAN: The development has frontage on the following streets.
W11111i
Boulevard 26 P6D Major Arterial Suburban Commercial 6-lane divided roadway
variable right-of-way width
Ruth Road CP-60 Collector Urban Village 2-lane undivided roadway
60-foot right-of-way width
City Point Drive CP-110 Local Road Urban Village 4-lane divided w/on-street parking
110-foot right-of-way width
City Point Drive CP-60 Local Road Urban Village 2-lane undivided roadway
60-foot right-of-way width
SURROUNDING ZONING ( LAND USE:
C-1 Commercial Restaurant use
NORTH Urban Village
City Point Planned Development Vacant
C-2 Commercial Retail Commercial
WEST Commercial and office uses
LR Local Retail Office Commercial
SOUTH U School Church Institutional Community Services City Point Methodist Church
EAST City Point Planned Development Urban Village City Hall
Multifamily(under construction)
ROUGH PROPORTIONALITY DETERMINATION: The developer is responsible for
100% of all paving, water, sanitary sewer, and drainage infrastructure needed to support
the development in accordance with City design criteria.
PLAT STATUS: The property is currently platted as Lot 1 R1, Block 2, City Point Addition.
CITY COUNCIL: The City Council will consider this request at the January 13, 2020,
meeting following action by the Planning and Zoning Commission.
DRC REVIEW & RECOMMENDATION: Although the proposed preliminary plat is
generally in line with the conceptual layout of this section of the development as approved
in the planned development zoning district approved by the City Council in August, the
Development Review Committee has concerns with the proposed preliminary plat. These
concerns relate to meeting the purpose and intent of the zoning district as approved as
r4RH
NORTH RICHLAND HILLS
well as meeting some requirements of the subdivision ordinance. More specifically, the
Development Review Committee noted the following elements about the proposed
preliminary plat-
1. A new street entrance from Boulevard 26 is proposed south of the Japanese
restaurant at the corner of City Point Drive. This new street is approximately 300
feet long and provides a connection from Boulevard 26 to the ring road around the
development. At about the midpoint on this street, two alleys merge and intersect
the new street (see red box in Figure 1 below). The configuration of this intersection
poses several challenges related to traffic safety, engineering design, and
emergency services.
The Development Review Committee has concerns about this confluence of
multiple streets and alleys within such close proximity to Boulevard 26. This
alignment could prove problematic if vehicles, including waste collection trucks,
cannot maneuver safely through the acute angles of this intersection.
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2. The design of the street connection also results in 11 lots fronting an open space
lot. Since these lots do not have frontage on a public street, the delivery of
emergency services to the lots becomes complicated. Utilities such as water and
sewer would be located in the small area of the acute angled open space making
it difficult for public works to access this infrastructure and significantly limiting any
tree planting opportunities within the open space (see blue box in Figure 1).
r4RH
NORTH RICHLAND HILLS
I The acute angle in the proposed street at the north end of the open space may be
too tight for emergency service vehicles and may require revision as the project is
further engineered (see green box in Figure 1).
4. While the proposed preliminary plat is reflective of the J i1VM °
concept plan approved as part of planned development ' _
zoning it was clear that the concept plan was also ---
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that the Development Review Committee believe are not ;: - � ,�, 10 °1
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objectives are expressly stated in the PD zoning- k �� �'�" """"'"�"
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a. Siting land uses, streets, and pedestrian circulation
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b. Ensuring creation of high quality street and m
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pedestrian mobility and appropriate roadway
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context.
The concern is that the proposed block alignment along
Ruth Road does not support the creation of high-quality
street and sidewalk environments that are supportive of
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pedestrian mobility, and is not oriented towards the f,
pedestrian realm to enhance and activate streetscapes. CZ
Specifically, six alley and street intersections break up
Ruth Road within a 600-foot stretch (see inset diagram
highlighting the alley and street intersections onto Ruth Road). This creates
multiple street and alley crossings for pedestrians and limits the amount of on-
street parking and street trees. By siding the homes to Ruth Road, there are also
no front doors to activate the street and balance the streetscaping already
established on the east side of the street with the multi-family project currently
under construction. Furthermore, the southernmost two streets of the proposed
preliminary plat separate this area from the open space further to the north.
Residents would be required to walk along this pedestrian-unfriendly Ruth Road
r4RH
NORTH RICHLAND HILLS
to come back into the site to access the open space. Open spaces should be easy
to access within an Urban Village style of development.
The Development Review Committee recommends the applicant reevaluate the
alignment of streets and blocks on the southern portion of this plat to orient homes
toward Ruth Road for street activation, pedestrian orientation, and better internal
access to open space.
The Development Review Committee (DRC) recommends approval of the plat with the
conditions outlined in the attached DRC comments. In addition to the review comments
listed above, these comments include minor additions and revisions to notations and
labeling on the drawing, and requirements for public infrastructure improvements. Staff
has met with the developer regarding all of the DRC concerns, and the developer has
agreed to reevaluate the preliminary plat to address them.
RECOMMENDATION:
Approve PP 2019-07 with the conditions outlined in the Development Review Committee
comments.
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Development Review Committee Comments 1 12/3/2019
NFtPreliminary Plat Case PP 2019-07
City Point Phase 2
WRITTEN STATEMENT OF CONDITIONS
The City of North Richland Hills received this plat on November 20, 2019. The Development Review
Committee reviewed this plat on December 3, 2019. The following represents the written statement of
the conditions for conditional approval of the plat,as described above.The applicant may submit a written
response and revised plat that adequately addresses each condition. See the RESUBMITTAL REQUIREMENTS
section below for further information.
1. Revise the ownership of the property to MM City Point 53 LLC.The plat lists La Verne Butterfield
as the owner.NRH Subdivision Regulations§110-331(Requirements for all plat drawings—ownership information)
2. Change the base name of the subdivision to City Point Addition. Update this reference on the
drawing, title block, dedication statement, and other relevant instances. NRH Subdivision Regulations
§110-331(Requirements for all plat drawings—subdivision name)
3. Change the legal description of the property to begin block numbering at Block 11.This provides
continuity with proposed phase one of the project. NRH Subdivision Regulations§110-330(Requirements for all
plat drawings—lot and block numbering)
4. Label the point of beginning of the metes and bounds description on the drawing. NRHSubdivision
Regulations§110-333(Requirements for all plat drawings—metes and bounds description)
5. A block shares the same alley network and is only defined by the separation of street rights-of-
way.Revise the following block numbering as shown below and renumber all lots accordingly.This
provides continuity with proposed phase one of the project. NRH Subdivision Regulations §110-330
(Requirements for all plat drawings—lot and block numbering)
SHOWN NEW
BLOCK NUMBER BLOCK NUMBER
Block 14 Block 11
Block 15 Block 12
Block 16 Block 13
Blocks 17 and 20 Block 14
Blocks 18 and 19 Block 15
Block 21 Block 16
Blocks 22 and 23 Block 17
Blocks 24 and 25 Block 18
Blocks 26 and 27 Block 19
Block 28 Block 20
6. Label the street names as Street A, Street B, etc. The official street names will be determined at
the time of final plat. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—street names)
7. Revise the label for shown Lot 1 Block 21 to Lot 1X.NRH Subdivision Regulations§110-330(Requirements for all
plat drawings—lot and block numbering)
8. Shown Lot 1X Block 24 appears to be a continuous lot adjacent to the Oncor right-of-way.There
are areas where the lot width is not labeled or defined due to the narrowness of the lot. Add a
detail or inset to the drawing showing the width of the lot in these areas. In addition, label the
Page 1 of 4 1 PP 2019-07
width of the lot where It is adjacent to Boulevard 26. NRH Subdivision Regulations §110-333 (Additional
requirements for plat drawings—lot areas)
9. Add a five-foot building line adjacent to City Point Drive on shown Lot 1 Block 14. NRHSubdivision
Regulations§110-331(Requirements for all plat drawings—building setback lines)
10. Add a five-foot building line adjacent to all rights-of-way on shown Lot 1 Block 15. NRHSubdivision
Regulations§110-331(Requirements for all plat drawings—building setback lines)
11. Label the building lines on shown Blocks 17 and 20. NRH Subdivision Regulations§110-331(Requirements for all
plat drawings—building setback lines)
12. Label the right-of-way width of all alleys. The label is missing in some locations. NRH Subdivision
Regulations§110-412(Generally—rights-of-way)
13. Is the right-of-way along Boulevard 26 proposed to be dedicated now by plat, or will this area be
reserved for future right-of-way acquisition? It can be used for landscaping until such time as
TxDOT moves forward with expansion in the future. NRH Subdivision Regulations§110-412(Generally—rights-
of-way)
14. Add a 2.5-foot wide screening wall easement adjacent to the south property line of the Richland
Hills Methodist Church property.The zoning of the property requires a masonry screening wall to
be constructed atthis location.NRH Subdivision Regulations§110-331(Requirementsfor all plat drawings—easements)
15. There is an extraneous label for the ring road easement next to the location map.This label may
be deleted. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—easements)
16. Open space lots that serve as "Proposed Trail Connectors" as defined by the approved PD zoning
must also be identified as pedestrian access easements. NRHSubdivision Regulations§110-331(Requirements
for all plat drawings—easements)
17. Add the Planning and Zoning Commission and City Council approval blocks to the plat.NRHSubdivision
Regulations§110-333(Additional requirements for plat drawings—planning division approval certification)
WHEREAS the Planning and Zoning Commission of the City of North
Richland Hills,Texas,voted affirmatively on this day of
20_,to recommend approval of this plat by the City Council.
Chairman, Planning and Zoning Commission
Attest:Secretary, Planning and Zoning Commission
WHEREAS the City Council of the City of North Richland Hills,Texas,
voted affirmatively on this day of ,20_,to approve this
plat for filing of record.
Mayor,City of North Richland Hills
Attest:City Secretary
18. Shade or crosshatch all easements that are proposed for abandonment. NRH Subdivision Regulations
§110-331(Requirements for all plat drawings—easements)
19. Written acknowledgement from all franchise utility companies is required for all proposed general
utility easement abandonments. A letter from each company or the attached form may be used
to satisfy this requirement.A list of utility company contacts is also attached.NRH subdivision Regulations
§110-10(Conflicts with public and private provisions)and§110-361(General infrastructure policy)
Page 2 of 4 1 PP 2019-07
20. Ensure that open space easements that are supposed to house drainage or water/sanitary sewer
lines are also dedicated as utility-specific easements.NRH Subdivision Regulations§110-331(Requirements for
all plat drawings—easements)
21. Regarding franchise utilities in the alleys, will utility easements be required here? What is the
status of franchise coordination? NRH Subdivision Regulations §110-331 (Requirements for all plat drawings —
easements)
DESIGN PRINCIPLES
The following comments represent suggested modifications to the plat drawing based on general NRH
design principles and standard practices in city planning. While conformance to these principles is not
required by the subdivision regulations,the applicant is encouraged to include these modifications as part
of the revised plat.
1. Add the City case number near the bottom right corner of the drawings (Case PP 2019-07).
2. Following approval of the preliminary plat, final engineering plans must be submitted for review
and approval. The final plat cannot be submitted until the final engineering plans have been
reviewed and approved by the city engineer. Preliminary plat approval does not guarantee that
the final plat would be approved in the same lot and street configuration, as significant details
such as street turning radii have not been provided.
As part of the final engineering plan submittal, provide an exhibit showing turning radii to support
the alley/alley roadway connection as shown where Blocks 17 and 20 meet the new road to
Boulevard 26. This alignment could prove problematic if cars cannot maneuver effectively. NRH
Subdivision Regulations§110-412(Design criteria—intersection angles)
3. Add the following notes to the plat.
a. Open space lots must be maintained by HOA.
b. No above-ground franchise utility appurtenances allowed in front yards (must be in rear).
4. A new street entrance from Boulevard 26 is proposed south of the Japanese restaurant at the
corner of City Point Drive. This new street is approximately 300 feet long and provides a
connection from Boulevard 26 to the ring road around the development. At about the midpoint
on this street, two alleys merge and intersect the new street. The configuration of this
intersection poses several challenges related to traffic safety, engineering design,and emergency
services. During final engineering design, show and address how this confluence of multiple
streets and alleys within such close proximity to Boulevard 26 can allow for safe and efficient
maneuvers through the acute angles of this intersection.
5. The design of the street connection also results in 11 lots fronting an open space lot. Since these
lots do not have frontage on public street,the delivery of emergency services to the lots becomes
complicated. Utilities such as water and sewer would be located in the small area of the acute
angled open space,whereby significantly limiting any tree planting opportunities within the open
space and making it difficult for public works access to this infrastructure. Provide an exhibit that
demonstrates the sharing of landscape space with water and sewer services.
6. The acute angle in the proposed street at the north end of the open space may be too tight for
emergency service vehicles and may be require revision as the project is further engineered.
7. While the proposed preliminary plat is reflective of the concept plan approved as part of planned
development zoning, it was clear that the concept plan was also illustrative and not binding. All
exhibits approved by the PD state, "the alignments, park/open spaces and trails are illustrative in
nature and may change due to final surveys,field conditions,and environmental findings, utilities,
Page 3 of 4 1 PP 2019-07
final site plans, and City of North Richland Hills and other governmental agency reviews and
approvals."
The City Point PD has two development objectives that the Development Review Committee
believe are not supported by the proposed preliminary plat. These two objectives are expressly
stated in the PD zoning:
a. Siting land uses, streets, and pedestrian circulation in a cohesive and
complementary layout supportive of the mix of uses and oriented towards the
pedestrian realm to enhance and activate streetscapes;
b. Ensuring creation of high quality street and sidewalk environments that are
supportive of pedestrian mobility and appropriate roadway context.
The concern is that the proposed block alignment along Ruth Road does not support the creation
of high-quality street and sidewalk environments that are supportive of pedestrian mobility and
is not oriented towards the pedestrian realm to enhance and activate streetscapes. Specifically,
six alley and street intersections break up Ruth Road in a matter of 600 feet. This creates multiple
street and alley crossings for pedestrians and limits the amount of on-street parking and street
trees. By siding the homes to Ruth Road, there are also no front doors to "activate" the street
and balance the streetscaping already established on the east side of the street with the multi-
family project currently under construction. Furthermore, the southernmost two streets of the
proposed preliminary plat separate this area from the open space further to the north. Residents
would be required to walk along this pedestrian unfriendly Ruth Road to come back into the site
to access the open space. Open spaces should be easy to access within an Urban Village style of
development.
The Development Review Committee recommends the applicant reevaluate the alignment of
streets and blocks on the southern portion of this plat to orient homes toward Ruth Road for
street activation, pedestrian orientation,and better internal access to open space.
Page 4 of 4 1 PP 2019-07