HomeMy WebLinkAboutPZ 2020-05-21 Agendas k4Ft,
D HILLS
CITY OF NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION AGENDA
4301 CITY POINT DRIVE
NORTH RICHLAND HILLS, TX 76180
THURSDAY, MAY 21, 2020
In compliance with the Texas Open Meetings Act and in accordance with
Section 418.016 of the Texas Government Code and such action issued by
the Governor of Texas on March 16, 2020, the North Richland Hills Planning
and Zoning Commission will conduct its regular meeting via telephone and
video conference.
The meeting will be conducted by telephone and video conference in order to
advance the public health goal of limiting face-to-face meetings (also called
"social distancing") to slow the spread of the Coronavirus (COVID-19). There
will be no public access to the City Hall location described above.
The public may participate by telephonic means during Public Comments and
Public Hearings. The public shall provide written comments on specific
agenda items by emailing comments planning@nrhtx.com. Public meeting
appearance cards will be accepted until 5:00 p.m. the day of the meeting. You
will have the option to submit a comment or request to speak. You will be
required to provide your name, address, telephone number and the nature of
your request. A member of staff, at the appropriate time, will call you during
the meeting. You will be placed on speaker phone and will have three minutes
to address the Planning and Zoning Commission.
The live streaming video of the meeting is available at the City's website
(nrhtx.legistar.com or nrhtx.com/video) and cable channels - Charter Cable
channel 190 and AT&T U-Verse channel 99.
PUBLIC MEETING APPEARANCE CARD CAN BE FOUND ONLINE AT
www.nrhtx.com/256/Planning-Zoning.
Thursday, May 21, 2020 Planning and Zoning Commission Agenda
Page 1 of 3
REGULAR MEETING 6:00 PM
Held in the City Council Chambers
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.
B. MINUTES
B.1 Approve Minutes of the May 7, 2020, Planning and Zoning Commission
meeting.
C. PLANNING AND DEVELOPMENT
D. PUBLIC HEARINGS
D.1 SUP 2020-03 Public hearing and consideration o a request from
ominigue an Ausdall for a revised special use permit for a brewpub at
7924 Maplewood Avenue, being 0.3 acres described as Lots 2and 6,
Block 23, Clear View Addition.
D.2 SDP 0 0-01 Public hearing and consideration of a request from
Jackson Walker LLP for a revised special development plan for Spanos
Iron Horse in the 300-6400 blocks of Iron Horse Boulevard, being 9.03
acres described as Tracts 2A1C1, 2K1, 2L, 1-1 and 3A2, Telitha Akers
ufygL Abstract1 19, and Tract 1 3J1A Edmund King Survey, Abstract
39 .
D.3 SDP 2020-02 Public hearing and consideration of a request from Urban
Trails Beaten Path Development for a revised special development plan
for Urban Trails at northwest and northeast corners of Mid Cities
Boulevard and Holidgy Lane, being 10.92 acres described as Urban
Trails Addition Phases One and Two.
Thursday, May 21, 2020 Planning and Zoning Commission Agenda
Page 2 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.
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, May 15, 2020 by 5:00 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, May 21, 2020 Planning and Zoning Commission Agenda
Page 3 of 3
"K
NOKTH KICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: May 21, 2020
SUBJECT: Approve Minutes of the May 7, 2020, 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 May 7, 2020, 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
MAY 7, 2020
A. CALL TO ORDER
Chair Welborn stated in accordance with the Texas Governor's March 13, 2020,
Disaster Declaration and subsequent suspension of certain Texas Open Meetings Act
provisions, this May 7, 2020, meeting of the North Richland Hills Planning and Zoning
Commission is hereby called to order at 6.00 p.m.
Chair Welborn conducted a roll call of Planning and Zoning Commission members to
confirm the presence of a quorum.
Present at City Hall: Present via conference call:
Justin Welborn, Chair, Place 1 Jerry Tyner, Vice Chair, Place 2
Don Bowen, Place 3
Sarah Olvey, Place 4
Kathy Luppy, Secretary, Place 5
Kelvin Deupree, Place 6
Wendy Werner, Place 7
Patrick Faram, Ex-Officio
Absent: None
Staff present at City Hall: Staff present via conference call:
Clayton Comstock, Planning Director Caroline Waggoner, City Engineer
Clayton Husband, Principal Planner
Chad VanSteenberg, Planner
Paulette Hartman, Deputy City Manager
A.1 PLEDGE
Ex-Officio Faram led the Pledge of Allegiance to the United States and Texas flags.
A.2 PUBLIC COMMENTS
May 07, 2020
Planning and Zoning Commission Meeting Minutes
Page 1 of 9
There were no requests to speak from the public.
B. MINUTES
B.1 APPROVE MINUTES OF THE MARCH 5, 2020, PLANNING AND ZONING
COMMISSION MEETING.
APPROVED
A MOTION WAS MADE BY COMMISSIONER WERNER, SECONDED BY
COMMISSIONER LUPPY TO APPROVE MINUTES OF THE MARCH 5, 2020,
PLANNING AND ZONING COMMISSION MEETING.
MOTION TO APPROVE CARRIED 7-0.
C. PLANNING AND DEVELOPMENT
CA FP 2020-02 CONSIDERATION OF A REQUEST FROM RAMON
HERNANDEZ FOR A FINAL PLAT OF LOT 2, BLOCK 20, BRIARWOOD
ESTATES, BEING 0.994 ACRES LOCATED AT 6935 SMITHFIELD ROAD.
APPROVED WITH CONDITIONS
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.
Ramon Hernandez, 6805 Corona Drive, North Richland Hills, Texas 76180 presented
the request.
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
A MOTION WAS MADE BY VICE CHAIR TYNER, SECONDED BY COMMISSIONER
DEUPREE TO APPROVE FP 2020-02 WITH THE CONDITIONS OUTLINED IN THE
DEVELOPMENT REVIEW COMMITTEE COMMENTS.
MOTION TO APPROVE CARRIED 7-0.
May 07, 2020
Planning and Zoning Commission Meeting Minutes
Page 2 of 9
C.2 RP 2020-07 CONSIDERATION OF A REQUEST FROM BURGESS &
NIPLE FOR A REPLAT OF LOTS 11 R AND 13R, EDGLEY ADDITION,
BEING 1.727 ACRES LOCATED AT 7502 AND 7504 BOULEVARD 26.
APPROVED WITH CONDITIONS
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.
Vanessa McElroy with Burgess & Niple, 12750 Merit Drive, Suite 425, Dallas TX
75251 presented the request and discussed the owner's request for a waiver of the
common access easement requirement.
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
Chair Welborn and Mr. Comstock discussed request for a waiver of the common
access easement requirement.
A MOTION WAS MADE BY COMMISSIONER WERNER, SECONDED BY
COMMISSIONER LUPPY TO APPROVE RP 2020-07 WITH THE CONDITIONS
OUTLINED IN THE DEVELOPMENT REVIEW COMMITTEE COMMENTS AND THE
VARIANCE TO THE COMMON ACCESS EASEMENT REQUIREMENT.
MOTION TO APPROVE CARRIED 7-0.
Commissioner Olvey left the meeting at 6.30 p.m.
C.3 FP 2020-03 CONSIDERATION OF A REQUEST FROM JENNIFER AND
MICHAEL EASLEY FOR A FINAL PLAT OF LOT 20, BLOCK 2,
MEADOWVIEW ESTATES, BEING 0.314 ACRES LOCATED AT 7521 KIRK
ROAD.
APPROVED WITH CONDITIONS
Item C.3 was presented in conjunction with item D.1.
May 07, 2020
Planning and Zoning Commission Meeting Minutes
Page 3 of 9
A MOTION WAS MADE BY COMMISSIONER DEUPREE, SECONDED BY
COMMISSIONER LUPPY TO APPROVE FP 2020-03 WITH THE CONDITIONS
OUTLINED IN THE DEVELOPMENT REVIEW COMMITTEE COMMENTS.
MOTION TO APPROVE CARRIED 6-0.
D. PUBLIC HEARINGS
DA ZC 2020-04 PUBLIC HEARING AND CONSIDERATION OF A REQUEST
FROM MICHAEL AND JENNIFER EASLEY FOR A ZONING CHANGE
FROM AG (AGRICULTURAL) TO R-2 (SINGLE-FAMILY RESIDENTIAL) AT
7521 KIRK ROAD, BEING 0.33 ACRES DESCRIBED AS TRACT 14C,
STEPHEN RICHARDSON SURVEY, ABSTRACT 1266.
APPROVED
Chair Welborn stated since they are related items on the same property, items C.3
and D.1 would be presented together, but the Commission would take action on each
one separately.
Chair Welborn introduced the items, 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.
Mike Easley, 7521 Kirk Road, North Richland Hills, Texas, presented the request.
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
Chair Welborn opened the public hearing and asked for those wishing to speak for or
against the request to call the phone number provided. There being no one wishing to
speak, Chair Welborn closed the public hearing.
A MOTION WAS MADE BY COMMISSIONER DEUPREE, SECONDED BY
COMMISSIONER LUPPY TO APPROVE ZC 2020-04.
MOTION TO APPROVE CARRIED 6-0.
May 07, 2020
Planning and Zoning Commission Meeting Minutes
Page 4 of 9
D.2 SUP 2020-02 PUBLIC HEARING AND CONSIDERATION OF A REQUEST
FROM SUNFINITY RENEWABLE ENERGY LLC FOR A SPECIAL USE
PERMIT FOR A GROUND MOUNTED SOLAR ARRAY AT 7325 CHAPMAN
DRIVE, BEING 1.911 ACRES DESCRIBED AS LOT 13, BLOCK 1,
MORGAN MEADOWS.
APPROVED
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.
Jeff Melton, Sunfinity Renewable Energy LLC, 4280 Trinity Mills Road #212,
Carrollton, TX 75248, presented the request.
Commissioner Bowen and Mr. Melton discussed the solar array providing service to
the single lot.
Ex-Officio Faram and Mr. Melton discussed the effect of the solar array on the
baseball fields at Richfield Park.
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
Commissioner Luppy, Mr. Comstock, and Mr. Melton discussed the screening
requirements for the solar array.
Commissioner Deupree and Mr. Comstock discussed the fencing on the east side of
the house.
Chair Welborn and Mr. Comstock discussed the letter of support included in the
agenda packet.
Chair Welborn opened the public hearing and asked for those wishing to speak for or
against the request to call the phone number provided. There being no one wishing to
speak, Chair Welborn closed the public hearing.
May 07, 2020
Planning and Zoning Commission Meeting Minutes
Page 5 of 9
A MOTION WAS MADE BY COMMISSIONER LUPPY, SECONDED BY
COMMISSIONER DEUPREE TO APPROVE SUP 2020-02.
MOTION TO APPROVE CARRIED 6-0.
D.3 ZC 2020-05 PUBLIC HEARING AND CONSIDERATION OF A REQUEST
FROM JDJR ENGINEERS & CONSULTANTS INC FOR A ZONING
CHANGE FROM C-1 (COMMERCIAL) TO NR-PD (NONRESIDENTIAL
PLANNED DEVELOPMENT) AT 1500 WEYLAND DRIVE, BEING 1.605
ACRES DESCRIBED AS LOT 2R1, BLOCK 4, UNIVERSITY PLAZA
ADDITION.
APPROVED
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.
Kevin Patel, 2703 W Division Street, Arlington, Texas 76012, presented the request.
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
Commissioner Deupree and Mr. Patel discussed the monument sign material.
Commissioner Deupree and Mr. Comstock discussed sign standards and screening
wall requirements.
Chair Welborn opened the public hearing and asked for those wishing to speak for or
against the request to call the phone number provided. 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 2020-05.
MOTION TO APPROVE CARRIED 6-0.
May 07, 2020
Planning and Zoning Commission Meeting Minutes
Page 6 of 9
DA ZC 2020-03 PUBLIC HEARING AND CONSIDERATION OF A REQUEST
FROM THE JOHN R. MCADAMS COMPANY INC. FOR A ZONING
CHANGE FROM AG (AGRICULTURAL) TO R-PD (RESIDENTIAL
PLANNED DEVELOPMENT) AT 8320 DAVIS BOULEVARD, BEING 3.93
ACRES DESCRIBED AS TRACT 7A4, STEPHEN RICHARDSON SURVEY,
ABSTRACT 1266.
DENIED
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.
The following applicants presented the request in part:
Brian Scott, Real Estate Equities Development, 1400 Corporate Center Curve, Suite
100, Eagan, Minnesota 55121.
Doug Powell, The John R. McAdams Company Inc., 201 Country View Drive,
Roanoke, Texas 76262.
Steve Miller, Real Estate Equities Development, 1400 Corporate Center Curve, Suite
100, Eagan, Minnesota 55121.
Justin Lansdowne, The John R. McAdams Company Inc., 201 Country View Drive,
Roanoke, Texas 76262.
Chair Welborn and Mr. Scott discussed the ownership of the project and the
distinctions between a cooperative and condominium.
Chair Welborn and Mr. Miller discussed the site selection process for the project.
Commissioner Bowen and Mr. Miller discussed the occupancy restrictions for family
members of residents.
Commissioner Deupree and Mr. Miller discussed the emergency entrance gate,
resident parking, and the garage location.
Commissioner Deupree and Mr. Lansdowne discussed the topography of the
May 07, 2020
Planning and Zoning Commission Meeting Minutes
Page 7 of 9
property and the retaining wall.
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
Chair Welborn and Mr. Comstock discussed the building height, setback
requirements, detention pond, landscaping, building materials, site lighting, and
screening.
Commissioner Deupree and Mr. Comstock discussed lighting for the walking trail and
landscaping.
Mr. Comstock presented information the public comment received prior to the public
hearing.
Chair Welborn called for a recess at 8.55 p.m.
Chair Welborn reconvened the meeting at 9.00 p.m.
Chair Welborn opened the public hearing and asked for those wishing to speak for or
against the request to call the phone number provided.
Jim Jones, 8804 Thornbridge Drive, North Richland Hills, Texas 76182, spoke in
opposition to the request.
Austin Stevens, 8229 Thorncrest Court, North Richland Hills, Texas 76182, spoke in
opposition to the request.
Randall Armstrong, 8808 Thorndale Court, North Richland Hills, Texas 76182, spoke
in opposition to the request.
Carol Rogers, 8313 Thornbird Drive, North Richland Hills, Texas 76182, spoke in
opposition to the request.
Danny Roberts, 8808 Thornbridge Drive, North Richland Hills, Texas 76182, spoke in
opposition to the request.
Mark McCandless, 8800 Thorndale Court, North Richland Hills, Texas 76182, spoke
in opposition to the request.
May 07, 2020
Planning and Zoning Commission Meeting Minutes
Page 8 of 9
Chair Welborn, Mr. Comstock, and Ms. Waggonner discussed the traffic analysis
threshold worksheet and peak traffic counts.
There being no one else wishing to speak, Chair Welborn closed the public hearing.
Commissioner Bowen stated the proposed zoning change is inconsistent with current
ordinances.
Commissioner Luppy stated the proposed zoning change is inconsistent with the
Vision 2030 land use plan.
A MOTION WAS MADE BY COMMISSIONER BOWEN, SECONDED BY
COMMISSIONER WERNER TO DENY ZC 2020-03.
MOTION TO DENY CARRIED 4-2, WITH CHAIR WELBORN AND COMMISSIONER
DEUPREE OPPOSING.
EXECUTIVE SESSION
D. ADJOURNMENT
Justin Welborn, Chair
Attest:
Kathy Luppy, Secretary
May 07, 2020
Planning and Zoning Commission Meeting Minutes
Page 9 of 9
"K
NOKTH KICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: May 21, 2020
SUBJECT: SUP 2020-03 Public hearing and consideration of a request from
Dominique Van Ausdall for a revised special use permit for a
brewpub at 7924 Maplewood Avenue, being 0.8 acres described as
Lots 2R and 6, Block 23, Clear View Addition.
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
On behalf of False Idol Brewery, Dominque Van Ausdall is requesting a revised special
use permit for a brewpub on 0.8 acres located at 7924 Maplewood Avenue.
GENERAL DESCRIPTION:
The property is located on the southwest side of Maplewood Avenue just northwest of the
street intersection with Boulevard 26. The site is the former location of an automobile
repair shop. The building has existed on the site since at least 1979. The applicant is
currently renovating and remodeling the building for a brewpub use called „If;;;;„ Il..se........,1ldoI„
II"m„icaii..! ..q..
In 2019, a special use permit (SUP) was approved for the site to allow the brewpub use
and establish development standards for the property. The SUP was approved by City
Council on April 8, 2019 (Ordinance No. 3577).
The applicant is proposing revisions to the SUP to address construction costs and
financing associated with the renovation of the property. The revisions proposed by the
application include the following items, which are described in detail below: (1) screening
walls, (2) landscaping, (3) building design, and (4) refuse container screening.
Screening wall
Section 118-871 of the zoning ordinance establishes requirements for masonry screening
walls. A six-foot tall masonry screening wall is required on the common property line
between the brewpub site and the two adjacent residential properties. The site plan
approved as part of the SUP specifies a textured concrete panel wall. This type of wall
has been used in similar applications in the city.
The applicant proposes to modify this requirement to construct two different types of walls
on the property. A concrete panel wall would be constructed adjacent to the residential
property facing Maplewood Avenue. A vinyl fence would be constructed adjacent to the
"K
NOKTH KICHLAND HILLS
property facing Birchwood Avenue. The proposed vinyl fence design is similar to the fence
constructed at Pup Hub Boarding (5417 Davis Boulevard).
The Development Review Committee recommends that the concrete panel wall be
constructed as required by the zoning ordinance and approved site plan. Masonry
screening walls are a long-standing standard for commercial construction that protects
residential property values; reduces long-term maintenance and enforcement issues; and
mitigates noise, light, and odors generated by commercial properties. The fence proposed
as an alternative solution was recently approved on a small redevelopment case;
however, that case provided a concrete panel wall on the common residential property
line. The alternative vinyl fence was provided on the side property lines only.
Landscaping
A landscape plan was approved as part of the original SUP application. The plan includes
tree and shrub plantings adjacent to Maplewood Avenue, a buffer yard adjacent to the
residential properties, and parking lot trees. In addition, the SUP standards allowed the
applicant to defer the planting of the eight trees and associated irrigation system in the
buffer yard until one year after the issuance of the certificate of occupancy of the building.
During the renovation of the property, landscaping was installed that is not consistent with
the approved landscape plan. The applicant is requesting approval of revised landscape
requirements for the site as described below. If approved, a revised landscape plan must
be submitted.
rs ® r ®• r ®• �• r • •
Landscape setback
■ Four(4)trees ■ Three(3)trees
(Maplewood Ave)
Buffer yard ■ Four(4)Live oak trees
■ Five(5I Desert willow trees
(residential adjacency) ■ Three(3)Afghan pine trees
Parking lot landscaping ■ Three(3)trees ■ Waiver of required trees
Building design
The original SUP approval included architectural design for the building exterior and
removal of pavement in some areas of the property. The building design included a central
parapet feature on the south elevation, which served as both a screening device for roof-
mounted equipment and as an area for signage. The building design also included the
replacement of two metal overhead doors with two glass overhead doors.
The applicant installed a screening device around the roof-mounted equipment and
proposes to substitute this device for the central parapet feature. The applicant also is
requesting to retain the existing metal overhead doors on the building. The exhibits below
show the building design approved as part of the original SUP and the proposed building
with screening device and existing overhead doors.
"K
NOKTH KICHLAND HILLS
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APPROVED BUILDING DESIGN PROPOSED BUILDING DESIGN
Refuse container screening
Section 118-874 of the zoning ordinance establishes requirements for screening of refuse
container enclosures. This section requires containers to be screened on three sides
using brick, stone, split-face CMU block, or other masonry materials. The site plan
approved as part of the SUP specifies the use of split-face CMU block painted to match
the building.
The applicant proposes to modify this requirement to use a smooth-face CMU block for
the refuse container screen.
Timing of improvements
The original SUP approval allowed for a one-year deferral to complete several site
improvements including the landscaping and irrigation in the buffer yard and the
construction of the refuse container screen. The applicant is proposing modifications to
the timing for completion of several improvements. Based on Development Review
Committee (DRC) discussions with the applicant, the following table summarizes the
applicant proposal on the timing for completion of the building and site improvements.
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Prior to Certificate of Occupancy
■ Plant one(1)tree in setback
■ Plant all shrubs as previously approved
Landscape setback • Submit revised landscape plan
(Maplewood Ave) Six(6) months from Certificate of Occupancy
■ Plant one(1)tree in setback
Twelve(12)months from Certificate of Occupancy
■ Plant one(1)tree in setback
Six(6) months from Certificate of Occupancy
■ Install masonry screening wall adjacent to 7616 Maplewood Avenue
Buffer yard Twelve(12)months from Certificate of Occupancy
(residential adjacency) - Plant five(5) Desert willows
■ Install irrigation
■ Remove pavement in north area of lot
■ Install vinyl fence adjacent to 7913 Birchwood Avenue
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NOKTH KICHLAND HILLS
Six(6) months from Certificate of Occupancy
■ Remove pavement between southern driveway and entrance
■ Stripe parking as originally approved
Pavement removal
Twelve(12)months from Certificate of Occupancy
■ Remove pavement between northern driveway and adjacent
residential property
Twelve(12)months from Certificate of Occupancy
Refuse container enclosure
■ Construct refuse container enclosure as originally approved
Since the deferral to complete some site improvements was included in the original SUP
approval, the DRC supports a phased approach for the revised proposal. However, the
DRC recommends that the time frames be modified so that most improvements are made
prior to the issuance of a certificate of occupancy, with other improvements being
completed within one year of issuance. The table and graphic below summarizes the DRC
recommendation.
■ 6-foot masonry screening wall and all exterior building
Prior to Certificate of Occupancy improvements, pavement removal and landscaping unless
otherwise described below.
Deferred to 1 Year after C.O. ■ Pavement removal, irrigation and landscaping of west property line
(yellow below)and the dumpster enclosure
The fo l lonuing,are recommendationsEl for the Special Use Permit request.Reeomrmendatlons
re pravload'to prep are the appl Ica't[on for public review and approw,1,but do not indicate finial
action.Final act—will be taken by the Planning&Zoning Co nm as am and City Council.
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Development Review Committee Recommendation for Site and Building Improvements
"K
NOKTH KICHLAND HILLS
LAND USE PLAN: This area is designated on the Land Use Plan as Retail Commercial.
This category provides sites for community and regional shopping centers, commercial
establishments, and employment centers.
CURRENT ZONING: The property is currently zoned C-2 Commercial. The C-2 district is
intended to provide for the development of retail and general business uses primarily
serving the community and region. Uses include a wide variety of business activities and
may involve limited outside storage, service, or display. The C-2 district should be located
away from low and medium density residential development and should be used as a
buffer between retail and industrial uses. The district is also appropriate along business
corridors as indicated on the comprehensive plan.
SURROUNDING ZONING ( LAND USE:
NORTH G1 Commercial Commercial Shopping center
R-4-D Duplex Low Density Residential Duplex
WEST R-2 Single-Family Residential Low Density Residential Single-family residences
G2 Commercial Automobile dent repair shop
SOUTH Retail Insurance office
G1 Commercial
Swimming pool sales and service store
G2 Commercial Commercial
EAST G1 Commercial Retail Automobile sales lots(used)
PLAT STATUS: The property is currently platted as Lots 2R and 6, Block 23, Clearview
Addition.
CITY COUNCIL: The City Council will consider this request at the June 8, 2020, meeting
following a recommendation by the Planning and Zoning Commission.
RECOMMENDATION:
Approve SUP 2020-03, with specific direction to the applicant on scope and timing of
required site and building improvements.
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k4FItH PUBLIC HEARING NOTICE
NORTH RICHLAND HILLS CASE: SUP 2020-03
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a special use permit as shown on the attached map.
APPLICANT Dominique Van Ausdall
LOCATION 7924 Maplewood Avenue
REQUEST Public hearing and consideration of a request from Dominique Van Ausdall for a
revised special use permit for a brewpub at 7924 Maplewood Avenue, being 0.8
acres described as Lots 2R and 6, Block 23, Clear View Addition.
DESCRIPTION Proposed revisions to site development standards regarding masonry screening
wall materials, landscaping requirements, and refuse container screening
requirements
PUBLIC HEARING DATES Planning and Zoning Commission
6:00 PM Thursday, May 21, 2020
City Council
6:00 PM Monday, June 8, 2020
MEETING LOCATION City Council Chambers-Third Floor II III ILI3 IIIIIII III I"'llll II
4301 City Point Drive The enclosed flyer contains information
North Richland Hills, Texas about viewing and participating in the
-or-via video conference meeting in light of COVID-19
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
JOREEN Soo
uj
U.1 SIANDLEY
MAPLEWOOD
...............
BIRCHWOOD
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VOLUME 388„25 PAGE 100
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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
SUP 2020-03
AGUILAR, MARTIN 7909 MAPLEWOOD AVE NORTH RICHLAND HILLS TX 76180
CARBAJAL,CARLOS 7912 MAPLEWOOD AVE NORTH RICHLAND HILLS TX 76180
GALLEGOS, GILBERTO 7912 BIRCHWOOD DR NORTH RICHLAND HILLS TX 76180
HARD, MARIA E ETAL 7909 BIRCHWOOD DR NORTH RICHLAND HILLS TX 76180
HERRERA-ORTEGA, MAYRA 7905 BIRCHWOOD DR NORTH RICHLAND HILLS TX 76180
JUAREZ,JOSE 7920 STANDLEY ST NORTH RICHLAND HILLS TX 76180
KELASHIAN, HOMAYOUN 6615 GREENSPRING DR ARLINGTON TX 76016
KENNEDY PHOEBE 7916 STANDLEY ST NORTH RICHLAND HILLS TX 76180
LEUNG,JOSEPH 2600 LAMAR DR CARROLLTON TX 75006
MAINE, DAVID L 7913 BIRCHWOOD DR NORTH RICHLAND HILLS TX 76180
MANUEL FINANCIAL NO 2 LLC 4824 OVERTON WOODS DR FORT WORTH TX 76109
MOYE,CHARLES BRADLEY 7908 MAPLEWOOD AVE NORTH RICHLAND HILLS TX 76180
NATIONAL RETAIL PROPERTIES LP 450 S ORANGE AVE STE 900 ORLANDO FL 32801
OLIVAR, CARLOS R 7917 MAPLEWOOD AVE NORTH RICHLAND HILLS TX 76180
SAUERWEIN, DAVID W 6821 CRANE RD NORTH RICHLAND HILLS TX 76182
TELESTO INC 15099 ALSTONE DR FRISCO TX 75035
ZALESKI LARSEN LISA 4147 10TH AVE SAN DIEGO CA 92103
ORDINANCE NO. 3577
CASE SUP 2019-02
AN ORDINANCE OF THE CITY OF NORTH RICHLAND
HILLS, TEXAS, AMENDING THE COMPREHENSIVE
PLAN AND THE COMPREHENSIVE ZONING
ORDINANCE BY APPROVING A SPECIAL USE
PERMIT TO ALLOW A MICROBREWERY AND
BREWPUB TO BE LOCATED AT 7924 MAPLEWOOD
AVENUE; PROVIDING THAT THIS ORDINANCE SHALL
BE CUMULATIVE OF ALL ORDINANCES; PROVIDING
A SEVERABILITY CLAUSE; PROVIDING A PENALTY
FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS
CLAUSE; PROVIDING FOR PUBLICATION; AND
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of North Richland Hills, Texas is a home-rule municipality located
in Tarrant County, Texas acting under its charter adopted by the electorate
pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of
the Local Government Code; and
WHEREAS, the Zoning Ordinance of the City of North Richland Hills regulates and
restricts the location and use of buildings, structures, and land for trade,
industry, residence, and other purposes, and provides for the establishment
of zoning districts of such number, shape, and area as may be best suited
to carry out these regulations; and
WHEREAS, the City Council has previously passed an ordinance adopting a
Comprehensive Land Use Plan Map as the primary document on which to
base all zoning, platting, and other land use decisions; and
WHEREAS, the owner of the property located at 7924 Maplewood Avenue (the
"Property") has filed an application for a Special Use Permit for a
microbrewery and brewpub; and
WHEREAS, the Planning and Zoning Commission of the City of North Richland Hills,
Texas held a public hearing on March 21, 2019, and the City Council of the
City of North Richland Hills, Texas, held a public hearing on April 8, 2019,
with respect to the Special Use Permit described herein; and
WHEREAS, the City has complied with all requirements of Chapter 211 of the Local
Government Code, the Zoning Ordinance of the City of North Richland Hills,
Ordinance No. 5377
SUP 2019-02
Page 1 of 4
and all other laws dealing with notice, publication, and procedural
requirements for rezoning the Property; and
WHEREAS, upon review of the application, and after such public hearing, the City
Council finds that granting the request herein furthers the purpose of zoning
as set forth in the Zoning Ordinance of the City of North Richland Hills and
that the zoning change should be granted, subject to the conditions imposed
herein.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
NORTH RICHLAND HILLS, TEXAS:
Section 1: That the Zoning Ordinance of the City of North Richland Hills is hereby
amended by approving a special use permit to authorize a microbrewery
and brewpub on Lots 2R and 6, Block 23, Clearview Addition, commonly
referred to as 7924 Maplewood Avenue, as described and shown on
Exhibit "A," attached hereto and incorporated for all purposes.
Section 2: The City Council finds that the information submitted by the applicant
pursuant to the requirements of the Zoning Ordinance is sufficient to
approve the Special Use Permit in accordance with the Land Use and
Development Regulations, set forth in Exhibit "B," and the Site Plan
Exhibits, set forth in Exhibit "C," both of which are attached hereto and
incorporated for all purposes.
Section 3: That the official map of the City of North Richland Hills is amended and the
Planning Director is directed to revise the official zoning map to reflect the
approved special use permit, as set forth above.
Section 4: The use of the property described above shall be subject to all applicable
regulations contained in the Building and Land Use Regulations and all
other applicable and pertinent ordinances of the City of North Richland Hills.
Section 5: This Ordinance shall be cumulative of all provisions of ordinances and of
the Code of Ordinances of the City of North Richland Hills, Texas, as
amended, except when the provisions of this Ordinance are in direct conflict
with the provisions of such ordinances and such code, in which event the
conflicting provisions of such ordinances and such code are hereby
repealed.
Section 6: It is hereby declared to be the intention of the City Council that the sections,
paragraphs, sentences, clauses, and phrases of this Ordinance are
severable, and if any section, paragraph, sentence, clause, or phrase of this
Ordinance No. 5377
SUP 2019-02
Page 2 of 4
Ordinance shall be declared unconstitutional by the valid judgment or
decree of any court of competent jurisdiction, such unconstitutionality shall
not affect any of the remaining sections, paragraphs, sentences, clauses,
and phrases of this Ordinance, since the same would have been enacted
by the City Council without the incorporation in this Ordinance of any such
unconstitutional section, paragraph, sentence, clause or phrase.
Section 7: Any person, firm or corporation violating any provision of the Zoning
Ordinance and the zoning map of the City of North Richland Hills as
amended hereby shall be deemed guilty of a misdemeanor and upon final
conviction thereof fined in an amount not to exceed Two Thousand Dollars
($2,000.00). Each day any such violation shall be allowed to continue shall
constitute a separate violation and punishable hereunder.
Section 8: All rights and remedies of the City of North Richland Hills are expressly
saved as to any and all violations of the provisions of any ordinances
governing zoning that have accrued at the time of the effective date of this
Ordinance; and, as to such accrued violations and all pending litigation, both
civil and criminal, whether pending in court or not, under such ordinances,
same shall not be affected by this Ordinance but may be prosecuted until
final disposition by the courts.
Section 9: The City Secretary is hereby authorized and directed to cause the
publication of the descriptive caption and penalty clause of this ordinance
two times.
Section 10: This ordinance shall be in full force and effect immediately following
publication as required by Section 9 hereof.
AND IT IS SO ORDAINED.
PASSED AND APPROVED on this the 8th day of April, 2019.
CITY1scar(T/(ev1'nroayor
H I LAN HILLS
By:
Ordinance No. 5377
SUP 2019-02
Page 3 of 4
I lllflll//1//!
ATTEST: VA ` • !V '
Alicia Richardson_City Secreta
APPROVED AS TO FORM AND LEGALITY:
Maleshia B. McGinnis, City Attorney
APPROVED AS TO CONTENT:
Clayton Comstock, Planning Director
Ordinance No. 5377
SUP 2019-02
Page 4 of 4
Exhibit A—Property Description—Ordinance No. 3577— Page 1 of 1
Special Use Permit Case SUP 2019-02
Lots 211 and 6, Block 23,Clearview Addition
7924 Maplewood Avenue, North Richland Hills,Texas
Being Lot 2R, Block 23, Clearview Addition, in the City of North Richland Hills, Tarrant
County, Texas, according to the plat recorded in Volume 388-48, Page 173, Plat Records,
Tarrant County, Texas.
Being Lot 6, Block 23, Clearview Addition, in the City of North Richland Hills, Tarrant
County, Texas, according to the plat recorded in Volume 388-25, Page 100 Plat Records,
Tarrant County, Texas.
Exhibit B—Land Use and Development Regulations—Ordinance No. 3577—Page 1 of 2
Special Use Permit Case SUP 2019-02
Lots 211 and 6, Block 23,Clearview Addition
7924 Maplewood Avenue, North Richland Hills,Texas
This Special Use Permit (SUP) shall adhere to all the conditions of the North Richland Hills Code
of Ordinances, as amended, and the base zoning district of C-2 Commercial. The following
regulations shall be specific to this Special Use Permit. Where these regulations conflict with or
overlap another ordinance, easement, covenant or deed restriction, the more stringent
restriction shall prevail.
A. Permitted use. A special use permit is authorized for a microbrewery on the property.
B. Site development standards. Development of the property shall comply with the
development standards of the C-2 Commercial zoning district and the standards described
below.
1. The site improvements must be constructed as shown on the site plan attached as Exhibit
„C
.11
2. Landscaping must be installed as shown on the site plan attached as Exhibit "C." The
landscaping must be installed prior to the issuance of a certificate of occupancy.
3. Exterior lighting must comply with the requirements of Section 118-728 of the zoning
ordinance.
4. The installation or use of luminous tube lighting on the windows and doors of the building
is prohibited.
5. The following improvements must be completed within one year of the issuance of the
certificate of occupancy of the building.
a. Eight (8) trees must be planted in the buffer yard area located adjacent to the west
property line, as shown on the site plan attached as Exhibit "C."
b. An automatic underground irrigation system with rain and freeze sensors must be
installed in the buffer yard area located adjacent to the west property line.
c. The enclosure for the refuse container must be constructed. The enclosure must
comply with the standards contained in Section 118-874 of the zoning ordinance.
C. Building design standards. Building design and appearance shall comply with the building
elevations attached as Exhibit "C" and the standards described below.
1. The building design and appearance must be as shown on the site plan attached as Exhibit
„C
.11
2. A painted mural is permitted on the north fagade of the building, subject to the following
standards.
a. The size of the mural must not exceed sixty percent(60%)of the wall area of the north
fagade. The mural must not display or connote a commercial message.
b. The final design must be submitted for review and approval by the Development
Review Committee.
Exhibit B—Land Use and Development Regulations—Ordinance No. 3577—Page 2 of 2
Special Use Permit Case SUP 2019-02
Lots 211 and 6, Block 23,Clearview Addition
7924 Maplewood Avenue, North Richland Hills,Texas
c. Written permission from the original artist must accompany the design submittal.
D. Operational standards. The operation of the microbrewery and brewpub must comply with
the standards described below.
1. Outdoor speakers are prohibited on the outdoor seating area located on the west side
of the building.
2. The outdoor seating area located on the west side of the building must not be open
later than 9:30 PM.
E. Expiration. The special use permit will expire three (3) years from the effective date of this
ordinance. If the microbrewery and brewpub is still in operation at the time of expiration,the
business shall be considered a legal non-conforming use and may continue operation subject
to the standards described in Section 118-153 of the zoning ordinance.
F. Administrative Approval of Site Plans. The development is subject to final approval of a site
plan package. Site plans that comply with all development-related ordinances, and this
Ordinance may be administratively approved by the Development Review Committee.
The city manager or designee may approve minor amendments or revisions to the Special
Use Permit 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. Significantly decrease on-site parking requirements;
5. Reduce minimum yards or setbacks; or
6. Change traffic patterns.
Exhibit C-Special Use Permit Exhibits-Ordinance No.3577-Page 1 of 12
LOT BLOCK 23 � 's
CLEAR VIEW ADDITION, /2
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SITE DATA SUMMARY: GENERAL SITE PLAN NOTES:
EoawUReD CTON.cn of NORTHRCHUNDH us,TX -1-111TECTURE,Pur. EXISTINGZONING: C-1 1. ALL MECHANICAL EQUIPMENT TO BE LOCATED
UiiniNO ADDR NORTH RCHUNDHLLs,TH-HIe ARCH TECT OE..AWARD LOT AREA(ACRES OR SD FOOTAGE): 40,M7 SF ON BUILDING ROOF SCREENED BY PARAPET
2. MASONRY FENCE TO BE 6 FT TALL
LOT COVERAGE(PERCENT BUILDING COVER): 4,454 SF PREFABRICATED CONCRETE PANEL FENCING
ALFE IDOL MIESS Nc "THEY'THE
TE:as Tema WITH STONE DESIGN.
NMRC.NTACTI "NE 31,557 SF 3. DUMPSTER ENCLOSURE TO BE MASONRY waa� T�'ur
AREA OF IMPERVIOUS COVERAGE(BUILDING&PAVING)
EmAil oERA�oCwaRDARCHiTECTUREPur.com SCREENED.
NUMBER OF PARKING SPACES PROVIDED: 41 SPACES 4. NO OUTSIDE STORAGE OR DISPLAY AREAS
7924 MAPLE""AVENUE -
HiANDwLLS TV"Ieo BUILDING HEIGHT: 14•_8•• ARE PROVIDED.
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"K
NOKTH KICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: May 21, 2020
SUBJECT: SDP 2020-01 Public hearing and consideration of a request from
Jackson Walker LLP for a revised special development plan for
Spanos Iron Horse in the 6300-6400 blocks of Iron Horse Boulevard,
being 9.08 acres described as Tracts 2A1 C1, 2K1, 2L, 21L1, and 3A2,
Telitha Akers Survey, Abstract1 19, and Tract 1 B3J1A, Edmund
King Survey, Abstract 892.
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
On behalf of IHB Development Company LP, Jackson Walker LLP is requesting approval
of a revised special development plan (SDP) in the Iron Horse Transit Oriented
Development (TOD) district. The applicant proposes to modify the requirements for
structured parking for the project. The property is located on the north side of Iron Horse
Boulevard immediately adjacent to the Iron Horse TEXRail station platform and commuter
parking lot.
GENERAL DESCRIPTION:
This is the fourth special development plan request for this property since 2015. Prior
requests were approved in 2015, 2017, and 2018. Each request has generally featured
the same TOD waivers and building layouts, with differences substantial enough to
warrant additional City Council approvals. The latest and current SDP was approved
February 26, 2018 (Ordinance 3500).
The conceptual site plan associated with this proposal (attached) shows 291 multi-family
residential units and 11,036 square feet of dedicated commercial ground-floor uses.
Twenty-four (24) of the ground-floor residential units, or approximately 28,000 square
feet, would also be built as flex commercial space, where uses may transition from
residential to commercial as the market dictates.
The project is located within both the High Intensity Mixed Use Character Zone and the
TOD Core Character Zone of the Iron Horse Transit Oriented Development district. The
High Intensity Mixed Use Character Zone is intended for large-scale commercial uses
and supporting retail, restaurant, and residential uses. The TOD Core Character Zone is
the area that has the most development impact due to the location of the transit station.
"K
hlOKTH KICHLAND HILLS
The applicant proposes to modify the structured parking requirements for the project. In
the TOD Core subzone, 80% of all required parking spaces must be located in a parking
structure. The current SDP, approved in 2018, modified this standard to require that 50%
of all required parking spaces be located in a parking structure. The proposed revision
would reduce the requirement to 19% of all required parking spaces. A letter from the
applicant describing this request is attached.
This newest SDP proposal also makes the following revisions to the previously approved
SDP Development Standards-
1. Parking. Parking would adhere to the PARKING SUMMARY
parking ratio standards of the Transit REQUIRED PARKING RATIOS
Oriented Development district. At right
is a parking summary table that USE RATIO UNITS/AREA PARKING
RESIDENTIAL1..5 per UNIT ���:7 UNITS 401
outlines how this proposal will meet
TOD parking requirements. Previous FLEX 1 per 2.50 sf 28,000 st 112
J ER IALSDPs have been approved for parking RETAIL 1 per 2.50 sf 11,036 z,f 45
ratio reductions.
CLUBHOUSE 1 per 2.571sf 9,714sf 39
2. Streetscaping. Prior approvals allowed TOTAL REQUIRED PARKING 597
for streetscaping elements such as on-
street parking, street trees street PROVIDED PARKING COUNTS
p g, STANDARD PARKING: 413SPACE5 12AC7A);
lights, and sidewalks to be located C;AAAGE PARKING:: 79 SPACES R1 ALGA}
within access easements rather than TANDEC,1 PARKING: 5,5SPACES
STREET PARKIW-;: 92 S PAC ES
the preferred method of constructing
those improvements within public TOTAL PARKING PROVIDED: 639 SPACES
RESIDENTIAL: 554` ES
right-of-way. This application proposes RETAIL: 45 SPACES
to remove that allowance and maintain G_.LUBH(DU yEl: 9 SPAC ES
those features within public right-of- ACCESSIBLE ( OFT(')TA,L): 13 ;PAc�E'.5j
way.
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PROPOSED CONCEPTUAL SITE PLAN
"K
NOKTH KICHLAND HILLS
The concept plan shown on the attached exhibits is relatively consistent with previous
concept plans approved for the site. Five four-story buildings line the western edge of Iron
Horse Boulevard with surface parking fields between the buildings and the railroad right-
of-way. Angle-in on-street parking would be appended to Iron Horse Boulevard along the
project frontage in keeping with the TOD design standards. The primary difference with
this proposed application is the single-story clubhouse building at the southwest corner
of Boulder Drive and Iron Horse Boulevard. All previous applications featured a four-story
building at that location.
The concept plan submitted for Commission and Council review meets the submittal
requirements for a Concept Plan in the TOD Code. Further approval of engineering plans
and a site plan by the Development Review Committee will be required, as well as a final
plat for the property.
COMPREHENSIVE PLAN & CURRENT ZONING: This area is designated on the
Comprehensive Land Use Plan and is currently zoned Transit Oriented Development.
The purpose of the transit oriented development code is to support the development of
the community's station areas into pedestrian-oriented, mixed-use urban neighborhoods,
with convenient access to rail transit, shopping, employment, housing, and neighborhood
retail services. The goal of each station area is to encourage an efficient, compact land
use pattern; encourage pedestrian activity; reduce the reliance on private automobiles;
promote a more functional and attractive community through the use of recognized
principles of urban design; and allow property owners flexibility in land use, while
prescribing a high level of detail in building design and form.
SPECIAL DEVELOPMENT PLAN: The applicant is requesting a revised special
development plan for consideration of modifications to the standards of the transit
oriented development district. The special development plan process is intended to allow
applicants development flexibility to address specific market opportunities and/or contexts
within the transit oriented development district. In evaluating a special development plan,
the Planning and Zoning Commission and City Council must consider the extent to which
the application meets the following:
• the goals and intent of transit oriented development in the city;
• provides an alternative"master plan"approach by consolidating multiple properties
to create a predictable, market responsive development for the area;
• fits the adjoining context by providing appropriate transitions;
• provides public benefits such as usable civic and open spaces, livable streets,
structured and shared parking, and linkages to transit; and,
• does not hinder future opportunities for higher intensity transit oriented
development.
"K
NOKTH KICHLAND HILLS
CITY COUNCIL: The City Council will consider this request at the June 8, 2020, meeting
following a recommendation by the Planning and Zoning Commission.
RECOMMENDATION:
Approve SDP 2020-01.
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k4FItH PUBLIC HEARING NOTICE
NORTH RICHLAND HILLS CASE: SDP 2020-01
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a special development plan as shown on the attached map.
APPLICANT Jackson Walker LLP
LOCATION 6300-6400 blocks of Iron Horse Boulevard
REQUEST Public hearing and consideration of a request from Jackson Walker LLP for a revised
special development plan for Spanos Iron Horse in the 6300-6400 blocks of Iron
Horse Boulevard, being 9.08 acres described as Tracts 2A1C1, 2K1, 2L, 2L1, and
3A2, Telitha Akers Survey, Abstract 19, and Tract 1B3J1A, Edmund King Survey,
Abstract 892.
DESCRIPTION Proposed modification to structured parking requirements to reduce requirement
from 50% to 19% of all require parking spaces
PUBLIC HEARING DATES Planning and Zoning Commission
6:00 PM Thursday, May 21, 2020
City Council
6:00 PM Monday, June 8, 2020
MEETING LOCATION City Council Chambers-Third Floor II III ILIS IIIIIII III I"'llll II
4301 City Point Drive The enclosed flyer contains information
North Richland Hills, Texas about viewing and participating in the
-or-via video conference meeting in light of COVID-19
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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817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
NOTIFIED PROPERTY OWNERS
SDP 2020-01
COMPANY TWO LLC 8411 PRESTON RD STE 711 DALLAS TX 75225
DETATE NRH LLC 8910 SOUTHWEST BLVD STE 1206 DALLAS TX 75214
IHB DEVELOPMENT COMPANY LP 6710 E CAMELBACK RD STE 100 SCOTTSDALE AZ 85251
IRON HORSE OPERATING LLC 700 W HARWOOD RD STE A HURSTTX 76054
PWICTEXAS LLC 697 GREENFIELD DR EL CAJON CA 92021
RFI HILLTOP LLC 5221 N 0 CONNOR BLVD STE 600 IRVING TX 75039
SAM'S REAL ESTATE BUSINESS TR PO BOX 8050 BENTONVILLE AR 72712
SKEETER&BUCKY LP PO BOX 111100 CARROLLTON TX 75011
TRINITY METRO 801 CHERRY ST STE 850 FORT WORTH TX 76102
A.G.Spanos Companies NRH Iron Horse,LLC
March 18,2020
City of North Richland Hills
Special Development Plan Amendment
Iron Horse Spanos--Written Statement
Dear Mr. Comstock,
In May 2017, Skeeter&Bucky,LP secured approval of a Special Development Plan for the subject tract.
The following year in February 2018,The Wolff Company successfully secured approval for an amendment to the
Special Development Plan("the Plan").This Plan replaced the prior year's plan and now reflects the current
development standards permitted on the Iron Horse Property("the Property")in question.
The Property sits on the TEXRail commuter line that will stretch 27-miles from downtown Fort Worth to
the DFW International Airport. The TEXRail Iron Horse Station is one of two line stops within the City and is
directly adjacent to the Property.This Iron Horse Station is a tremendous asset to the community and,in particular,
the future residents of this proposed development.
As stated by the prior two applicants,the intention.of development on this Property is to align with the
goals of the designated zoning. The High Intensity Mixed Use Character Zone is intended for large-scale
commercial uses and supporting retail,restaurant,and residential uses.The TOD Core Character Zone is the area
that has the most development impact due to the proximity of the transit station.
Our development proposes a four-story multifamily project with over 11,000 square feet of retail area.This
project also contains over 40,000 square feet of open space which falls in line with the City's goal of having new
developments promote usable civic and open spaces,livable streets,and.linkages to transit--- in this case the
TEXRail Iron Horse Station. This project will activate this undeveloped land while strategically fitting within the
context for connections to Iron Horse Blvd,Iron Horse Station,and future private development.
This proposed Special Development Plan Amendment seeks to build off the successes of the prior two plans.
Therefore, this amendment only proposes the following key amendment to give the project the best opportunity for
success:
Reduction of the Structured Parking Requirement.
o The TOD Code requirement for structured parking within the TOD Core is 80%of all required
parking spaces.A prior Special Development Plan received a variance to reduce this requirement
to 50%.
o We seek to modify this standard to be structured parking is 19%of all required residential parking
spaces.
o Given the characteristic of the land,requiring 50%structured parking poses a hardship to
development. The economic feasibility of this project is severely threatened without this reduction.
14900 Landmark Blvd., Suite 400,Dallas,TX 75254 Telephone: 972.550-9447 Fax: 972.550-9455
The Spanos Corporation appreciates the opportunity to work with the City of North Richland Hills on this
project and specific application. The development has fantastic characteristics that will make it a desirable apartment
community and an attractive addition to the City. We look forward to the continued progress and advancing the
design and entitlements.
Bes
J j s
sh Basler
Division Manager
The Spanos Corporation
NRH Iron Horse,LLC
14900 Landmark Blvd., Suite 400,Dallas,TX 75254 Telephone: 972.550-9447 Fax: 972.550-9-45-5
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BUILDINGS A&B(RESIDENTIAL) BUILDINGS C,D,E&CLUBHOUSE(COMMERCIAL/MIXED USE)
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HEIGHT ',. UPPER FLOORS:10 FT MIN.FLOOR TO FLOOR HEIGHT
BUILDING MATERIALS BUILDING MATERIALS '..
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From: Ironhorse Mgr
Sent: Thursday, May 14, 2020 2:39 PM
To:
Cc: Planning
Subject: Case: SDP 2020-01
(Dictated by Tony Swartz, President of Company Two, LLC)
This is to inform you in writing that we strongly object to the zoning change at 6300-6400 blocks of Iron Horse
Boulevard.
Yours truly,
Tony Swartz, President
Company Two, LLC
by: Sally Canto
Company Two, LLC
8411 Preston Road
Suite 711
Dallas, Texas 75225
214-754-0577
214-890-1518 fax
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"K
NOKTH KICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: May 21, 2020
SUBJECT: SDP 2020-02 Public hearing and consideration of a request from
Urban Trails Beaten Path Development for a revised special
development plan for Urban Trails at northwest and northeast
corners of Mid Cities Boulevard and Holiday Lane, being 10.92 acres
described as Urban Trails Addition Phases One and Two.
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
Urban Trails Beaten Path Development LLC is requesting approval of a revised special
development plan (SDP) in the Smithfield Transit Oriented Development (TOD) district.
The applicant proposes to modify the first floor heights for all residential units, the
architectural design standards for units facing Mid Cities Boulevard, and the required
parking ratio for the development. The property is located on the north side of Mid-Cities
Boulevard on the east and west sides of Holiday Lane.
GENERAL DESCRIPTION:
In 2018, a special development plan (SDP) was approved for the site to develop 100
single-family residential units comprised of 76 townhouses and 24 duplexes. The SDP
was approved by City Council on July 23, 2018 (Ordinance No. 3523).
The applicant proposes to modify the following items associated with this special
development plan. All other conditions and standards of the previously-approved special
development plan would remain intact.
First floor height. The TOD standards require a first floor height of ten feet for all
residential units (see Scat lioin. 11 118..566" NRH zoning ordinance). This requirement is
unique to both the Town Center (HomeTown) zoning district and the TOD. The urban
design purpose for this requirement is to increase overall residential building heights and
the first floor presence along the street, whereby activating the street with larger windows,
doors, front stoops, and porches. The applicant proposes to reduce the required first floor
height to nine feet for all units.
Architectural design. As part of the presentation of the special development plan to City
Council in 2018, the applicant presented conceptual building elevations that illustrated
the basic architectural design features for the interior townhomes and the duplex units
facing Mid-Cities Boulevard. The applicant agreed to incorporate specific elevations into
"K
NOKTH KICHLAND HILLS
the approved standards for the Mid-Cities duplex units, contingent on refining and
enhancing the design of the product with staff.
The images below illustrate the approved and proposed design features for the duplex
units. Since the original approval did not specify the types of required features, the
applicant proposes to include the following as part of the revised SDP.
r
Coach lights at front door Eight(8)foot tall entry door Cedar attic vents
Brick course at roof rake Brick wainscot Brick surround at windows
Covered porch with 12:12 roof pitch Enhanced windows at openings Pin letter street address
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APPROVED PROPOSED
Further, the applicant is proposing to remove the conceptual images of the townhomes
from the special development plan exhibits. Instead, they propose to conform to the
minimum TOD standards required by the zoning code.
Neighborhood parking ratios. The applicant is requesting to eliminate the rear parallel
parking along the alley adjacent to all townhome lots. After approval of the 2018 plan, a
detailed review of townhome unit plot plans by the applicant found that gas meters and
HVAC condenser units along the alleys would impede the required 8'x 22' parallel parking
space dimensions along the alley. The typical driveways for the 22-foot wide townhome
lots would be 16.25 feet wide but only 14.5 feet deep, which is not enough for a parking
space.
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NOKTH KICHLAND HILLS
The applicant's proposed parking ratio revisions would include a minimum of four (4)
parking spaces per duplex unit, two (2) parking spaces per townhome unit, and 0.62 on-
street parking spaces per unit for the neighborhood. The total parking ratio for the
development would therefore be 3.1 parking spaces per unit. The TOD Code requires two
(2) parking spaces per unit, but the previously-approved 2018 special development plan
for Urban Trails required a minimum neighborhood parking ratio of 4.23 spaces per unit.
The new parking summary is provided below.
« • r
Onsite Parking Spaces(Garage) 200 200
Duplex Driveway Spaces 48 48
Town home Driveway Spaces 113 0
On-Street Parking Spaces 62 62
Total Parking Spaces 423 310
Neighborhood Parking Ratio 4.23/unit 3.10/unit
STAFF REVIEW: The Development Review Committee generally supports the requested
revision to the first floor ceiling height due to previous approvals for reduced 22-foot
townhome width affecting the livable floor area. The Development Review Committee
also supports the proposed modifications to the architectural concept renderings.
The Development Review Committee supports a minor reduction in required parking for
the neighborhood, but believes the 3.10 spaces per unit ratio is too low. Some townhome
unit plot plans should be explored that still allow for alley parking to achieve a total on-
street and alley parking ratio of 1.0 spaces per townhome unit. This would mean at least
one half of the 76 townhomes would need to be designed to accommodate alley parking
spaces. This would result in a neighborhood parking ratio of 3.48 parking spaces per unit.
COMPREHENSIVE PLAN & CURRENT ZONING: This area is designated on the
Comprehensive Land Use Plan and is currently zoned Transit Oriented Development.
The purpose of the transit oriented development code is to support the development of
the community's station areas into pedestrian-oriented, mixed-use urban neighborhoods,
with convenient access to rail transit, shopping, employment, housing, and neighborhood
retail services. The goal of each station area is to encourage an efficient, compact land
use pattern; encourage pedestrian activity; reduce the reliance on private automobiles;
promote a more functional and attractive community through the use of recognized
principles of urban design; and allow property owners flexibility in land use, while
prescribing a high level of detail in building design and form.
SPECIAL DEVELOPMENT PLAN: The applicant is requesting a revised special
development plan for consideration of modifications to the standards of the transit
oriented development district. The special development plan process is intended to allow
applicants development flexibility to address specific market opportunities and/or contexts
within the transit oriented development district. In evaluating a special development plan,
"K
NOKTH KICHLAND HILLS
the Planning and Zoning Commission and City Council must consider the extent to which
the application meets the following:
• the goals and intent of transit oriented development in the city;
• provides an alternative"master plan"approach by consolidating multiple properties
to create a predictable, market responsive development for the area;
• fits the adjoining context by providing appropriate transitions;
• provides public benefits such as usable civic and open spaces, livable streets,
structured and shared parking, and linkages to transit; and,
• does not hinder future opportunities for higher intensity transit oriented
development.
CITY COUNCIL: The City Council will consider this request at the June 8, 2020, meeting
following a recommendation by the Planning and Zoning Commission.
RECOMMENDATION:
Approve SDP 2020-02, with a modification to the requested parking ratio requirement to
equal 3.48 parking spaces per unit.
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k4FItH PUBLIC HEARING NOTICE
NORTH RICHLAND HILLS CASE: SDP 2020-02
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a special development plan as shown on the attached map.
APPLICANT Urban Trails Beaten Path Development LLC
LOCATION Northwest and northeast corners of Mid-Cities Boulevard and Holiday Lane
REQUEST Public hearing and consideration of a request from Urban Trails Beaten Path
Development for a revised special development plan for Urban Trails at northwest
and northeast corners of Mid Cities Boulevard and Holiday Lane, being 10.92 acres
described as Urban Trails Addition Phases One and Two.
DESCRIPTION Proposed revisions to previously-approved special development plan regarding
nine-foot first floor building plate heights instead of ten feet on townhouses and
updated building elevations for units facing Mid-Cities Boulevard
PUBLIC HEARING DATES Planning and Zoning Commission
6:00 PM Thursday, May 21, 2020
City Council
6:00 PM Monday, June 8, 2020
MEETING LOCATION City Council Chambers-Third Floor II III ILI3 IIIIIII III I"'llll II
4301 City Point Drive The enclosed flyer contains information
North Richland Hills, Texas about viewing and participating in the
-or-via video conference meeting in light of COVID-19
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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817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
NOTIFIED PROPERTY OWNERS
SDP 2020-02
ARMSTRONG, ERNEST G 7468 SANDHURST LN S NORTH RICHLAND HILLS TX 76182
BARBETTI,CHRISTINE A 6718 BRILEY DR NORTH RICHLAND HILLS TX 76180
BARTLETT, REBECCA 8204 RIO BEND NORTH RICHLAND HILLS TX 76182
BASSINGER, BETTINA 332 RIVER MEADOWS LN ARGYLE TX 76226
BASSINGER, H BRADY 7901 SABLE LN NORTH RICHLAND HILLS TX 76182
BEATEN PATH DEVELOPMENT-URB,700 W HARWOOD RDS-A HURSTTX 76054
BRE KNIGHT SH TX OWNER LLC 345 PARK AVE NEW YORK NY 10154
BURTCOLLINS INVESTMENTS 5228 RUFE SNOW DR NORTH RICHLAND HILLS TX 76180
CARTER, HOMER J 2146 PORTWOOD WAY FORT WORTH TX 76179
CENTERPOINT COMM BAPTIST CH 421CANNON DR HURSTTX 76054
CONNER,CURTIS G 8317 BRIDGE ST NORTH RICHLAND HILLS TX 76180
CONTALDI, MARIO 1029 ANSON DR KELLER TX 76248
COSTANZA,TABBATHA L 9309 HARBOUR VIEW LN FORT WORTH TX 76179
DFW OIL INC 7601 MID CITIES BLVD NORTH RICHLAND HILLS TX 76182
ELMALLAH, EDWARD Y PO BOX 402 GRAPEVINE TX 76099
EVANS,JOHN 6301 MARK CT NORTH RICHLAND HILLS TX 76182
EVANS, REDNA 6301 MARK CT NORTH RICHLAND HILLS TX 76182
FASNACHT, RAYMON L 423 LOS RIOS CT PLEASANTON CA 94566
GRIGGS, DONNA M 7708 SABLE LN NORTH RICHLAND HILLS TX 76182
GRIMES,TAIREE 7812 ARTHUR DR NORTH RICHLAND HILLS TX 76182
GROVE, PAMELAG 7808ARTHUR DR NORTH RICHLAND HILLS TX 76182
INFINITY CONSULTING GROUP INC 505 E PALM VALLEY#220 ROUND ROCK TX 78664
DESAI PRITI 47 MARCEL LN PISCATAWAY NJ 8854
KUNKEL ADDITION LLC 7801 MID CITIES BLVD#400 NORTH RICHLAND HILLS TX 76182
LOFTIN RESIDENTIAL SERV OF TEX 5301 HOLLISTER DR KELLER TX 76244
MILLS, LATRICE 7472 SANDHURST LN S NORTH RICHLAND HILLS TX 76182
NRH HILLSIDE VILLAS LTD 8214 WESTCHESTER DR STE 710 DALLAS TX 75225
O'CONNOR,COLLEEN 7800 ARTHUR DR NORTH RICHLAND HILLS TX 76182
O'CONNOR,VINCENT 7802 ARTHUR DR NORTH RICHLAND HILLS TX 76182
ONE CLEAR KEY PROPERTY SOLUTIC 8641 5TH ST SUITE W7 FRISCO TX 75034
RCC/CT LLC PO BOX 1910 ROANOKE TX 76262
REGIONAL RAIL ROW CO PO BOX 660163 DALLASTX 75266
ROSSI,WILLIAM 7804 ARTHUR DR NORTH RICHLAND HILLS TX 76182
SABO, LEONTIN 1436 CAT MOUNTAIN TR KELLER TX 76248
SCHNEIDER, DANE 6318 HOLIDAY LN NORTH RICHLAND HILLS TX 76182
ST LOUIS SOUTHWESTERN RR CO 1400 DOUGLAS STOP 1640 ST OMAHA NE 68179
NOTIFIED PROPERTY OWNERS
SDP 2020-02
TAYLOR, RICHARD G 4011 OAKHURST DR AMARILLO TX 79109
VEDDA, MICHAEL 1642 WALTERS AVE CAMPBELLCA 95008
WALLACE, BILLY D 7116 SWEETBRIAR CT NORTH RICHLAND HILLS TX 76182
ZACHARIAS,JOHN KENT 7704 SABLE LN NORTH RICHLAND HILLS TX 76182
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aesidg,tial site Data W REVISED SDP 2020 a'Iron Fence Lmen Tall3—Pen,ez„aoPmg,q LLC
s�rvie rzmiv nmsrrm un�n 2, *Requesting 9'First Floor Building Plates in lieu of 5'Iron Fence with Living Screen nnnnnnnn�m Zoo w.Norwood
n�a 10,TOD Regulations with narrow,more dense product. 6'Masonry Wall iurst,Texas Zsasa
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as,m -Mitigating factors include new building elevations approval 9
rn:: e, m,o mmar 22
by City Council for all units facing Mid-Cities;enhancements Landscaped Area O 3ar 190 d,Harrpron a Brown
RL",1m - 1 Dr.Su to'00
Lot s ary a�ns'N to Central Open Space,Trail connection and enhanced W,d--d,-608e
Mid-Cities frontage with time lined buffer and meandering Programmable Open Space O av s9s ZSZs
inew�ss nnsaea17
�uu s o OZ„ ,a public sidewalk(see attached plans). City Park Dedication O Applicant:
aww•ermo Y I� 3eates,Patlr Devd,p—,t LLC
kai d-I 9irsiry 5.15 IM I 700 W.Harwood Rd.
Pdlkirg —V ��s� Townhomes yurst,7X76054
4.
nasrk�o. 2.
Splrc
ano-ane Duplexes
Par ksng
°^ "wb—n."
Inn, Stained Paving in Inset Parking
Zoning ae� `s :a .r ,.e Enhanced Paving at Crosswalks
(stamped&stained concrete)
Wiz e- ran Street Light/Light Pole
Mail Kiosk C
MAY,2020 1-60 p I Development Plan -Urban Trails
240Special
North Richland Hills,Tarrant County,Texas
ENHANCED BUILDING FEATURES
-COACH LIGHTS AT FRONT DOOR -BRICK SURROUND AT WINDOW
-Y ENTRY DOOR -COVERED PORCH
-CEDAR ATTIC VENTS -12:12 ROOF PITCH
-BRICK CORSE AT ROOF RAKE -ENHANCE WINDOWS AT OPENINGS
-BRICK WAINSCOT -PIN LETTERING STREET ADDRESS
l t
f \
ITI
CENTRAL PARK LANDSCAPE MID-CITIES BOULEVARD LANDSCAPE
Urban Tra*Is
T.O.D. - Special Development
North Richland Hills.Tarrant County.Texas