HomeMy WebLinkAboutPZ 2020-08-06 Agendas k4Ft,
D HILLS
CITY OF NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION AGENDA
4301 CITY POINT DRIVE
NORTH RICHLAND HILLS, TX 76180
THURSDAY, AUGUST 6, 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.
Video conference link: https://bit.ly/3f8QVzF
Password: N RH PZ0806
The live steaming 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.
The public may participate 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. At the
appropriate time during the video conference, you will be placed on speaker
phone and will have three minutes to address the Commission.
PUBLIC MEETING APPEARANCE CARD CAN BE FOUND ONLINE AT
www.nrhtx.com/256/Planning-Zoning.
Thursday, August 6, 2020 Planning and Zoning Commission Agenda
Page 1 of 3
REGULAR MEETING: 6:00 PM
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 July 16, 2020, Planning and Zoning Commission
meeting.
C. PLANNING AND DEVELOPMENT
C.1 FP 2020-06 Consideration of a request from Beaten Path De elopment
LLC for a final plat of Thornbrige North Phase 2 being 5.007 acres
located at 6145 Precinct Line Road.,
D. PUBLIC HEARINGS
D.1 ZC 01 ® 1 Public hearinq and consideration of a request from Saqe
Group Inc for a zoning change from C®1 (Commercial) to N ®P
(Nonresidential Planned eveiopment) at 6616 Davis Boulevard and
8612 Precinct Line oad, being 2.4 acre described as Lots 1 and 4,
Block 1 Gibson Addition.
Thursday, August 6, 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, July 31 , 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, August 6, 2020 Planning and Zoning Commission Agenda
Page 3 of 3
"K
NOKTH KICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: August 6, 2020
SUBJECT: Approve Minutes of the July 16, 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 July 16, 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
J U LY 16, 2020
REGULAR MEETING: 6:00 PM
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 July 16, 2020, meeting of the North Richland Hills Planning and
Zoning Commission is hereby called to order at 6.10 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:
None Justin Welborn, Chair, Place 1
Jerry Tyner, Vice Chair, Place 2
Don Bowen, Place 3
Patrick Faram, Place 4
Kathy Luppy, Secretary, Place 5
Kelvin Deupree, Place 6
Wendy Werner, Place 7
Gregory Hoffa, Ex-Officio
Absent: None
Staff present at City Hall: Staff present via conference call:
Clayton Comstock, Planning Director None
Clayton Husband, Principal Planner
Chad VanSteenberg, Planner
A.1 PLEDGE
Commissioner Faram led the Pledge of Allegiance to the United States and Texas
flags.
July 16, 2020
Planning and Zoning Commission Meeting Minutes
Page 1 of 6
A.2 PUBLIC COMMENTS
There were no requests to speak from the public.
A.3 ADMINISTRATION OF THE OATH OF OFFICE TO PLANNING AND
ZONING COMMISSION MEMBERS IN PLACES 2, 4, AND EX-OFFICIO.
The oath of office for Jerry Tyner, Place 2, Patrick Faram, Place 4, and Ex-Officio
Gregory Hoffa was administered to each person by notary before the meeting.
A.4 ELECTION OF OFFICERS
Chair Welborn opened nominations for Planning and Zoning Commission Chair.
A motion was made by Commissioner Tyner, seconded by Commissioner Faram to
nominate Justin Welborn as chair of the Planning and Zoning Commission.
Motion to approve carried 7-0.
Chair Welborn opened nominations for Planning and Zoning Commission Vice Chair.
A motion was made by Chair Welborn, seconded by Vice Chair Tyner to nominate
Jerry Tyner as Vice Chair of the Planning and Zoning Commission.
Motion to approve carried 7-0.
Chair Welborn opened nominations for Planning and Zoning Commission Secretary.
A motion was made by Chair Welborn, seconded by Commissioner Werner to
nominate Kathy Luppy as secretary of the Planning and Zoning Commission.
Motion to approve carried 7-0.
B. MINUTES
B.1 APPROVE MINUTES OF THE JUNE 18, 2020, PLANNING AND ZONING
COMMISSION MEETING.
APPROVED
July 16, 2020
Planning and Zoning Commission Meeting Minutes
Page 2 of 6
A MOTION WAS MADE BY COMMISSIONER LUPPY, SECONDED BY
COMMISSIONER DEUPREE TO APPROVE MINUTES OF THE JUNE 18, 2020,
PLANNING AND ZONING COMMISSION MEETING.
MOTION TO APPROVE CARRIED 7-0.
C. PLANNING AND DEVELOPMENT
CA FP 2020-05 CONSIDERATION OF A REQUEST FROM DOUGLAS ORR
FOR A FINAL PLAT OF LOT 22, BLOCK 1, PARKRIDGE ESTATES,
BEING 1.61 ACRES LOCATED AT 4801 RUFE SNOW DRIVE.
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.
Doug Orr, 6628 Carston Court, North Richland Hills TX 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 COMMISSIONER DEUPREE, SECONDED BY
COMMISSIONER FARAM TO APPROVE FP 2020-05 WITH THE CONDITIONS
OUTLINED IN THE DEVELOPMENT REVIEW COMMITTEE COMMENTS.
MOTION TO APPROVE CARRIED 7-0.
C.2 FP 2020-04 CONSIDERATION OF A REQUEST FROM CITY OF NORTH
RICHLAND HILLS FOR A FINAL PLAT OF LOT 1, BLOCK 1, LINDA
SPURLOCK PARK ADDITION, BEING 14.46 ACRES LOCATED AT 6400
GLENVIEW DRIVE.
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.
July 16, 2020
Planning and Zoning Commission Meeting Minutes
Page 3 of 6
Joe Pack, Senior Park Planner, City of North Richland Hills, presented the request.
Chair Welborn and Mr. Pack discussed timing for the project and park surface
materials.
Commissioner Deupree and Mr. Pack discussed signage and parking for the park.
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
Commissioner Bowen commented on the length of the walking trail.
Commissioner Werner commented on the bench swings.
A MOTION WAS MADE BY COMMISSIONER LUPPY, SECONDED BY
COMMISSIONER BOWEN TO APPROVE FP 2020-04 WITH THE CONDITIONS
OUTLINED IN THE DEVELOPMENT REVIEW COMMITTEE COMMENTS.
MOTION TO APPROVE CARRIED 7-0.
D. PUBLIC HEARINGS
D.1 ZC 2020-06 PUBLIC HEARING AND CONSIDERATION OF A REQUEST
FROM WAYNE BARTON FOR A ZONING CHANGE FROM R-1
(SINGLE-FAMILY RESIDENTIAL) TO R-2 (SINGLE-FAMILY RESIDENTIAL)
AT 7600 HEWITT STREET, BEING 1.0 ACRE DESCRIBED AS LOT 2,
BLOCK 4, HEWITT ESTATES SUBDIVISION.
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.
Wayne Barton, with Barton Surveying & Laser Scanning, 2333 Minnis Drive, Suite
G, Haltom City Texas 76117 presented the request.
Chair Welborn and Mr. Barton discussed the proposal.
July 16, 2020
Planning and Zoning Commission Meeting Minutes
Page 4 of 6
Chair Welborn called for Mr. Comstock to present the staff report. Mr. Comstock
presented the staff report.
Chair Welborn, Mr. Barton, and Mr. Comstock discussed the dimensions of the
property and lot width requirements.
Chair Welborn, Mr. Comstock, and Mr. Naylor discussed the street sections on each
side of the subject lot.
Chair Welborn and Mr. Comstock discussed zoning as it pertains to lot sizes.
Commissioner Faram and Mr. Comstock discussed zoning and subdivision of lots in
the subject area.
Chair Welborn, Mr. Comstock, and Chairman Deupree discussed zoning
designations and their relationship to the land use plan.
Chair Welborn opened the public hearing and asked for those wishing to speak for or
against the request to be connected to the meeting.
Jennifer Griffin, 7525 Hewitt Street, North Richland Hills, spoke in opposition to the
request.
Dana Petri, 7524 Hewitt Street, North Richland Hills, spoke in opposition to the
request.
Jim Morgan, 7601 Frankie B Street, North Richland Hills, spoke in opposition to the
request.
John Bryant, 7605 Hewitt Street, North Richland Hills, spoke in opposition to the
request.
Chair Welborn asked Mr. Husband to read the list of those who submitted letters and
emails regarding the request. Mr. Husband stated the following individuals submitted
emails or letters in opposition to the request: Jamie and Barbara Boyd, 7608 Hewitt
Street, North Richland Hills TX 76182; John and Lisa Bryant, 7605 Hewitt Street,
North Richland Hills TX 76182; James and Patricia Davis, 7621 Frankie B Street,
North Richland Hills TX 76182; Janice Daw, 7600 Frankie B Street, North Richland
Hills TX 76182; Jennifer Griffin, 7525 Hewitt Street, North Richland Hills TX 76182;
July 16, 2020
Planning and Zoning Commission Meeting Minutes
Page 5 of 6
Julie and Gustavo Holgersen, 7604 Frankie B Street, North Richland Hills TX 76182;
Jonathan Ford and Kaylie Huddleston, 6732 Little Ranch Road, North Richland Hills
TX 76182; James and Cathy Morgan, 7601 Frankie B Street, North Richland Hills TX
76182; Tim Karpf, 7700 Frankie B Street; Brian Petri, 7524 Hewitt Street, North
Richland Hills TX 76182; Lori Phillips, 7617 Frankie B Street, North Richland Hills TX
76182; and Charity and Ryan Young, 7613 Hewitt Street, North Richland Hills TX
76182.
There being no one else wishing to speak, Chair Welborn closed the public hearing.
Commissioner Bowen commented that if the zoning is approved and a conforming
plat is submitted, the Commission would have to approve the plat.
A MOTION WAS MADE BY COMMISSIONER WERNER, SECONDED BY
COMMISSIONER DEUPREE TO DENY ZC 2020-06.
MOTION TO DENY CARRIED 7-0.
EXECUTIVE SESSION
E. ADJOURNMENT
Chair Welborn adjourned the meeting at 7.25 p.m.
Justin Welborn, Chair
Attest:
Kathy Luppy, Secretary
July 16, 2020
Planning and Zoning Commission Meeting Minutes
Page 6 of 6
"K
NOKTH KICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: August 6, 2020
SUBJECT: FP 2020-06 Consideration of a request from Beaten Path
Development LLC for a final plat of Thornbridge North Phase 2,
being 5.007 acres located at 8145 Precinct Line Road.
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
On behalf of Beaten Path Development Thornbridge North LLC and Karen Ann Knox,
Beaten Path Development is requesting approval of a preliminary plat of Thornbridge
North Addition Phase II. This 5.007-acre property is located at 8145 Precinct Line Road.
GENERAL DESCRIPTION:
The property is located on the west side of Precinct Line Road, south of Lavaca Trail. The
site abuts the Thornbridge and Thornbridge North subdivisions to the north and west, as
well as an existing residential parcel to the south.
The proposed development includes 17 single-family residential lots. The average lot size
is 10,395 square feet, with a density of 3.4 dwelling units per acre. The typical lot is 72.5
feet wide and 134 feet deep. The lots would be accessed by a new cul de sac and street
that extends from the south end of Ardilla Lane at the intersection of Cabra Lane.
City Council approved the preliminary plat on March 2, 2020. The approval included
variances from the minimum lot depth for Lot 5, Block G, and from the minimum lot width
for Lots 6, 7, and 8, Block G. On the final plat, these lots are consistent with the approved
variances.
LAND USE PLAN: This area is designated on the 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-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. The
zoning for this property was approved by City Council on November 12, 2019.
"K
NOKTH KICHLAND HILLS
TRANSPORTATION PLAN: The development has frontage on the following streets.
Right-of-way dedication is not required for this plat.
= ,ME, Ism= =11'11=
- I i i It, I "I "
Precinct Line Road P6D Major Arterial Suburban Commercial 6-lane divided roadway
variable right-of-way width
SURROUNDING ZONING ( LAND USE:
NORTH R-2 Single Family Residential Low Density Residential Thornbridge North subdivision
WEST R-2 Single Family Residential Low Density Residential Thornbridge East subdivision
SOUTH R-2 Single Family Residential Low Density Residential Single family residence
EAST City of Colleyville Commercial Retail,service and office uses
(per Colleyville land use map)
PLAT STATUS: The property is currently unplatted.
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.
CITY COUNCIL: The City Council will consider this request at the August 24, 2020,
meeting following action by the Planning and Zoning Commission.
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.
RECOMMENDATION:
Approve FP 2020-06 with the conditions outlined in the Development Review Committee
comments.
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Development Review Committee Comments 1 7/21/2020
NRHFinal Plat Case FP 2020-06
Thornbridge North Phase 2
WRITTEN STATEMENT OF CONDITIONS
The City of North Richland Hills received this plat on July 8, 2020. The Development Review Committee
reviewed this plat on July 21, 2020. The following represents the written statement of the conditions for
conditional approval of the plat.
1. The property ownership information indicated on the application form does not match Tarrant
Appraisal District (TAD) records. The application form indicates the owner of a portion of the
property as Karen Ann Knox, 1906 Dartmouth Court, Arlington TX 76015-3213. An application
form with the property owner's signature or a letter of authorization from the owner must be
submitted. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—ownership/developer)
2. There are a few minor discrepancies in the owner's certificate. Verify and update as needed. NRH
Subdivision Regulations§110-331(Requirements for all plat drawings—metes and bounds description)
a. Revise the point of beginning label to refer to the southeast corner of the tract.
b. The line bearing distance shown in the second call match the drawing.The description shows
South 89 degrees 12 minutes 49 seconds West and the drawing shows South 89 degrees 12
minutes 50 seconds West.
c. Several calls reference the TXDOT monument as an aluminum disk, but the drawing indicates
a brass disk.
3. In note 8 regarding the fence maintenance easement, delete the word remove. The subdivision
regulations require a masonry screening wall adjacent to Precinct Line Road, and removal of the
fence would require approval by City Council. NRH Subdivision Regulations§110-331 (Requirements for all plat
drawings—easements)
4. Delete or gray out the ownership labels (Morris and Beaten Path Development), tract line, and
abstract boundary line. The lines could be misconstrued as a property line. NRHSubdivision Regulations
§110-333(Requirements for all plat drawings—metes and bounds description)
5. Remove the rear building line from the lots. Only building lines adjacent to streets should be
shown on the plat. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—building setback lines)
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. Revise the City case number near the bottom right corner of the drawing (Case FP 2020-06).
2. It is strongly recommended that the open space lot (Lot 1X Block F) be incorporated into Lot 2
Block F.The open space lot is 99 square feet in size and provides no practical benefit as a stand-
alone property.
Page 1 of 2 1 FP 2020-06
3. Informational comments.
a. The preliminary plat was approved by City Council on March 2, 2020. The approval included
variances from the minimum lot depth for Lot 5, Block G, and the minimum lot width for Lots
6, 7, and 8, Block G.
Page 2 of 2 1 FP 2020-06
"K
NOKTH KICHLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: August 6, 2020
SUBJECT: ZC 2019-21 Public hearing and consideration of a request from
Sage Group Inc for a zoning change from C-1 (Commercial) to NR-
PD (Nonresidential Planned Development) at 8616 Davis Boulevard
and 8612 Precinct Line Road, being 2.4 acre described as Lots 1
and 4, Block 1, Gibson Addition.
PRESENTER: Clayton Comstock, Planning Director
SUMMARY:
On behalf of VRE Davis LLC and Park Wall LP, Sage Group Inc is requesting a zoning
change from C-1 (Commercial) to NR-PD (Nonresidential Planned Development) on 2.4
acres located at 8616 Davis Boulevard and 8612 Precinct Line Road.
GENERAL DESCRIPTION:
The property under consideration includes two lots located at the northeast corner of
Precinct Line Road and Davis Boulevard. The lot at the corner is currently developed with
a vacant convenience store building. The fuel canopy, pumps, and tanks were removed
from the site about 2014 and the site has remained vacant since. The abutting lot to the
southeast is currently undeveloped. A portion of the property abuts the city limit line with
Colleyville on the east side of the site.
There are two components to the zoning proposal on the 2.4-acre site: an express tunnel
car wash (Ijda1l Wave Auto to Spa) and an automobile repair shop (I[;m„ir l cad If 1u� ,). A project
narrative provided by the applicant is attached, which explains the request in detail. A
complete site plan package for the project is attached and a summary of each component
is described below.
CAR WASH — TIDAL WAVE AUTO SPA
The express tunnel car wash is proposed on a 1.4-acre site at the corner of Davis
Boulevard and Precinct Line Road. Planned improvements to the site include a 3,500-
square foot car wash tunnel building with associated self-service vacuum canopies. The
site provides 29 parking spaces. Primary driveway access is from Davis Boulevard, and
the site would have access from Precinct Line Road through a common access easement
on the Brakes Plus property.
The site provides a landscaped area of 15,246 square feet(25% of the site). A landscaped
landscape setback would be installed adjacent to Davis Boulevard and Precinct Line
"K
NOKTH KICHLAND HILLS
Road. The setback includes nine street trees, over 200 shrubs, and planting beds
adjacent to the building and parking areas.
The car wash tunnel building is located parallel to Precinct Line Road. The vacuum
canopies and internal parking and maneuvering areas are located behind the building.
The facade facing Precinct Line Road is approximately 80 percent glass, with brick and
stone columns dividing the windows. The building would include a metal roof and a cupola
feature.
AUTOMOBILE REPAIR — BRAKES PLUS
The automobile repair shop is proposed on a 1.0-acre site set back east from the corner
of Davis Boulevard and Precinct Line Road. Planned improvements to the site include a
4,960-square foot building. The site provides 22 parking spaces, with 11 spaces located
in front of the building and 11 spaces at the rear of the building. Primary driveway access
is from Precinct Line Road, and the site would have access from Davis Boulevard through
a common access easement on the Tidal Wave Auto Spa property.
The site provides a landscaped area of 17,424 square feet(40% of the site). A landscaped
landscape setback would be constructed adjacent to Precinct Line Road. The setback
includes seven street trees, over 130 shrubs, and planting beds adjacent to the building
and parking areas. A landscape buffer yard would be provided along the east property
line, which is adjacent to a single-family residential development located in Colleyville.
The front of the building faces south towards Precinct Line Road. This facade includes
the primary entrance into the building. The building has eight service bays, with bay doors
intentionally located on the rear (north) side of the structure to face them away from
Precinct Line Road. The building materials include brick, stone, and EIFS finishes.
Since there is an existing salon north of the site, a screening fence is proposed to screen
the parking lot from the salon property. The fence is proposed to be constructed of a
synthetic product called Jf ,costo e8. This product is a polyethylene plastic material
manufactured by CertainTeed° and is generally suitable as a residential or commercial
privacy fence. This type of fence was recently constructed at a pet boarding business at
5417 Davis Boulevard. Fencing is not required on this north property line, but the
applicant is proposing it to accommodate the salon property.
DEVELOPMENT STANDARDS
The proposed conditions of approval for this NR-PD are attached. Applications for
rezoning to the NR-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. All other development standards have been satisfied.
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.
"K
NOKTH KICHLAND HILLS
Land use
In the existing C-1 (Commercial) district, both the car wash and auto repair uses are
subject to approval of a special use permit or planned development district. The applicant
is seeking approval of an NR-PD (Nonresidential Planned Development) district to allow
both uses on the property.
Signs
The planned development application includes a comprehensive sign package for the
property, which addresses all site and building signs for the site. A copy of the sign
package is attached.
Most of the sign package focuses on the Tidal Wave Auto Spa development, which
includes specialty signs that are not typically covered by the sign regulations. The
package includes the location, number, and standards for monument signs, building
signs, directional signs, and internal wash menu boards.
For the Brakes Plus development, the applicant proposes wall signs on three faces of the
building. The sign regulations permit a structure to have wall signage on a maximum of
two building faces, and those building faces must have a street frontage or public
entrance.
Screening wall
A masonry screening wall would typically be required on the eastern property line, as it is
adjacent to a single family residential zoning district within the city of Colleyville. Because
of a large change in grade, presence of existing vegetation, and the open space setback
created by the single-family neighborhood, the applicant is seeking a waiver to the
screening wall requirement.
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. These sites are typically located on highways
and major thoroughfares at key intersections. Commercial uses should be prioritized at
key intersections where retail is most likely to thrive.
CURRENT ZONING: The property is currently zoned C-1 Commercial. This district is
intended to provide for development of retail service and office uses principally serving
community and regional needs. The district should be located on the periphery of
residential neighborhoods and be confined to intersections of major arterial streets. It is
also appropriate for major retail corridors as shown on the comprehensive plan.
PROPOSED ZONING: The proposed zoning is NR-PD (Nonresidential Planned
Development) following the C-1 Commercial district land uses and development
standards. The proposed change is intended to authorize the car wash and auto repair
shop uses and address specific site development standards.
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NOKTH KICHLAND HILLS
SURROUNDING ZONING ( LAND USE:
NORTH G1(Commercial) Retail Commercial Tire shop(Discount Tire)
PD(Planned Development) Retail Commercial Independent senior living apartments
WEST (under construction)
G1(Commercial) High Density Residential Vacant commercial lots
SOUTH G1(Commercial) Retail Commercial Bank/Auto repairshop(NTB)
G1(Commercial) Retail Commercial Salon(Avatar Salon)
EAST Commercial(perColleyville
City of Colleyville Single-family residences
land use map)
TRANSPORTATION ANALYSIS: The property faces challenges due to its location at the
intersection of two major arterials with heavy traffic volumes and turning
movements. When originally approved for development in 2000 and 2003, a single
access point was approved and constructed each for Davis Boulevard and Precinct Line
Road. The driveways provide mutual access to the three currently developed lots, with
accommodations to accept traffic from the fourth (currently undeveloped) lot. A second
access point was subsequently approved by TxDOT on Precinct Line Road to access the
remaining lot, and while unused today, it remains in place. The background traffic on both
Davis Boulevard and Precinct Line Road is considerable, particularly during peak times,
making ingress/egress to these properties challenging. This is especially true for
customers who wish to leave the site and head south on either Davis Boulevard or
Precinct Line Road.
The applicant hired Lee Engineering to provide a full traffic study for the site, assist with
access design, and coordinate with TxDOT. Following the traffic study recommendations,
their proposed site design leaves the Davis Boulevard driveway intact, and reduces the
Precinct Line Road access from two points to one. In reducing the access points and
shifting the proposed Precinct Line Road driveway as far south as possible, they aim to
optimize ingress / egress into the site while still accommodating the heavy northbound
right-turning traffic on Precinct Road. Along with relocating the driveway, the traffic study
recommends a major restriping of Precinct Line Road to accommodate southbound left
turns into the relocated driveway. The applicant has submitted plans to TxDOT and
received conceptual approval. Given the significant changes proposed to lane allocations
on Precinct Line Road, it is recommended that the permanent restriping be accompanied
by high visibility channelizing devices until motorists are accustomed to the new layout.
Note that all Precinct Line Road alterations are limited to pavement striping only; raised
medians are not proposed.
In addition to a possible redevelopment on this corner, there are other changes in the
works for this intersection. In the next few months, a fourth leg will be added to the
intersection to provide signalized access to the Watermere facility currently under
construction on the west side of Davis Boulevard. The additional leg will be coordinated
with the Precinct Line Road leg, meaning that an additional signal phase will not be
"K
NOKTH KICHLAND HILLS
required. Lee Engineering also provided the traffic study for that project, so the Tidal
Wave Auto Spa design factors in the future signal change. In addition to the imminent
fourth leg, TxDOT still proposes to install medians on Davis Boulevard, although there is
not a date certain for that project. Installation of a median on Davis Boulevard will limit all
use at this northeast corner of Precinct Line Road to a right in/right out only on Davis
Boulevard, but it will improve safety at the current driveway, which has seen several
accidents in recent years caused by exiting site traffic crossing northbound Davis
Boulevard traffic to head south.
PLAT STATUS: The property is currently platted as Lots 1 and 4, Block 1, Gibson
Addition. A replat request would likely follow if the proposed NR-PD zoning were
approved.
CITY COUNCIL: The City Council will consider this request at the August 24, 2020,
meeting following a recommendation by the Planning and Zoning Commission.
DRC REVIEW & RECOMMENDATION: The Development Review Committee (DRC)
acknowledges that there are numerous factors that both discourage and support approval
of the item for the Planning and Zoning Commission and City Council to consider.
The development policy generally applied by the Development Review Committee in
North Richland Hills over the course of the past decade is to monitor closely the number
and location of new automobile-related uses in order to reduce their proliferation and
evaluate their effects on the community. To implement this policy, most automobile-
related uses are subject to approval of a special use permit or other zoning action by City
Council. One criterion used by DRC has been whether the use replaces and upgrades an
existing like-use. For example, redevelopment of an existing auto repair site is preferred
over a new auto repair use developing on vacant land. The site under consideration was
historically developed as fuel sales use but has since been vacated. Numerous other
automobile-related uses exist at this northern entry to the city, including Discount Tire,
Valvoline, AutoZone, and NTB.
The applicant, however, has submitted a plan and conceptual TxDOT approval that fully
addresses site access issues. They have also proposed a workable site plan on the one-
acre undeveloped parcel to the east, which has a geometry and dimensions that make it
generally difficult to develop. From a market-coverage perspective, this regional
commercial node at North Tarrant Parkway, Davis Boulevard and Precinct Line Road is
void of any car wash uses. The closest car wash to this site is a full service car wash
location within Southlake on Davis Boulevard.
RECOMMENDATION:
Conduct a public hearing and consider ZC 2019-21.
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k4FItH PUBLIC HEARING NOTICE
NORTH RICHLAND 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 Sage Group, Inc
LOCATION 8616 Davis Boulevard and 8612 Precinct Line Road
REQUEST Public hearing and consideration of a request from Sage Group Inc for a zoning
change from C-1 (Commercial) to NR-PD (Nonresidential Planned Development) at
8616 Davis Boulevard and 8612 Precinct Line Road, being 2.4 acre described as
Lots 1 and 4, Block 1, Gibson Addition.
DESCRIPTION Proposed zoning change for the development of a full-service car wash and
automobile repair shop
PUBLIC HEARING DATES Planning and Zoning Commission
6:00 PM Thursday, August 6, 2020
City Council
6:00 PM Monday, August 24, 2020
MEETING LOCATION 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 110 NAVI ILIS
the Governor of Texas on March 16, 2020, the The enclosed flyer contains information
North Richland Hills City Council and Planning and
Zoning Commission will conduct their regular about viewing and participating in the
meetings in the Council Chambers,4301 City Point meeting in light of COVID-19
Drive, North Richland Hills, Texas, or via video
conference.
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 2019-21
INTEGRATED FM1938 HOLDINGS LP 3110 W SOUTHLAKE BLVD STE 120 SOUTHLAKE TX 76092
TARGET CORPORATION PO BOX 9456 MINNEAPOLIS MN 55440
HALLE PROPERTIES LLC 20225 N SCOTTSDALE RD SCOTTSDALE AZ 85255
VRE DAVIS LLC 1211 S WHITE CHAPEL BLVD SOUTHLAKE TX 76092
ARCP NB NORTH RICHLAND HILLS T 2325 E CAMELBACK RD STE 1100 PHOENIX AZ 85016
MACDONALD FAMILY TRUST UTA 711 ARMADA TERR SAN DIEGO CA 92106
PARK WALL LP 3231 HARWOOD RD BEDFORD TX 76021
AVATAR VENTURES LLC 1104 CHATSWORTH CT W COLLEYVILLE TX 76034
CITY OF COLLEYVILLE 101 MAIN ST COLLEYVILLE TX 76034
COMMUNITY DEVELOPMENT DEPT
Zoning Proposal Narrative
for the redevelopment of the property at
Davis Blvd. and Precinct Line Road in North Richland Hills, Texas
Case ZC 2019-21 Sage Group, Inc. -19 May 2020
On behalf of Tidal Wave Auto Spa and Brakes Plus-Complete Auto Care, we are pleased to present to the City
of North Richland Hills this comprehensive plan and complete solution for the redevelopment of this important
Commercial corner, located at the intersection of two major arterial roadways.
Existing Conditions:
At the center of this site is an existing, but long since closed, ex-convenience store/fuel station.The owner has
been trying to lease this property to a new user for years, without success, and the boarded up structure is
beginning to look bad and reflect poorly on the area.The two other uses sharing the greater site at this
intersection, Discount Tire and especially the Avatar Salon-which is behind the vacant structure- have had to
overcome this poor influence on the image of the area for some time.
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Another impediment to the improvement of this property is that the current layout has been deemed a traffic
safety issue.The locations of the multiple existing driveway entrances to this site from Precinct Line Road
conflict with the stacking lane for the primary movement of vehicles northbound on Precinct Line Road, as they
approach the Davis Blvd. intersection, intending to turn right. It was determined that solving this traffic problem
will require removal of these existing drives,with access to this site relocated to outside of the conflicting area.
Of course, as access is the lifeblood of any successful Commercial site,the removal of these existing drives
would typically deliver a harsh blow to the prospects for attracting a viable and successful replacement use, and
would require building a costly, coordinated onsite traffic flow, constructed through and servicing all the sites
within this corner development area. It will require attracting uses which are primarily"destination"type
businesses, to overcome the access issues and still attract the clientele they need to be successful, as well as
have the ability to fund these improvements as a part of their development.
Proposed Solution:
The uses which make up the proposed development have the capabilities to accomplish all this and bring a
successful, attractive and needed development to this location.This proposal follows a tremendous effort to
prepare for this request, involving much discussion with each user/property owner, city staff and TOOT, back
and forth design work, and the accompanying traffic studies have been prepared and analyzed.The result is a
comprehensive traffic safety solution which has been reviewed by city staff, and approved and agreed upon by
all stakeholders including TOOT, the affected businesses, and land owners.The implementation of these
improvements will greatly improve both the traffic flow in this area, and most importantly,the safety of the
occupants of the thousands of cars which travel through this location daily.
We believe the best way forward is to redevelop this site with the quality and investment required to transform
the property into an attractive and successful development.The proposed new primary use will be an extremely
high-end, express tunnel carwash, Tidal Wave Auto Spa, and a light automotive repair shop, Brakes Plus-
Complete Auto Care. Brakes Plus will complete the site development on the only currently undeveloped portion
of the property.The proposed rezoning would take this property from the current C-1 Commercial to a PD,
enabling the redevelopment of this abandoned business and comprehensive completion of the entire
commercial lot. It will improve the internal connectivity of all the uses and ownerships which make up the entire
development, and,finally, provide the capital necessary to solve the traffic safety issue present. Incorporating
the future modification of this major intersection will improve traffic flow and safety by closing off substandard
access points and allowing for additional turning lanes.
We are well aware of North Richland Hill's desire for an attractive, inviting streetscape, and a high quality
development, at a major entry to the city. We agree and share that desire, and these plans include extensive
upgrades to all facets of the development; from the building materials, site layout-to control and screen views,
and additional landscaping and features far beyond the minimum city standards.
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Proposed Uses:
As mentioned above,the primary new use coming to North Richland Hills in this development is the Tidal Wave
Auto Spa.Tidal Wave is not your standard, "typical" car wash. Here are a few aspects of it, which set it apart
from what the norm in the industry usually is:
• Modeled after Chick Fil A—The Tidal Wave founder grew up in the hometown of the founders of CFA,
has attended training sessions at their headquarters, and has integrated several key components of that
business model into Tidal Wave.
o The culture is family centered, and we hire employees who align with those values
o The employees are highly compensated relative to others in the industry,which allows us to
attract exceptional employees. Customers recognize the difference immediately, and it
motivates them to want to do business with Tidal Wave
o A portion of each employee's compensation is tied directly to customer feedback received via
social media, and social media platforms are monitored 7 days a week, so that comments are
responded to without delay.
• The level of investment required to create and maintain a comfortable environment for our members
that is clean, open and safe, and highly attractive.
• For NRH,we will use building materials, landscaping and design elements that exceed what Tidal Wave
normally incorporates into its designs.
• The majority of our revenue is generated through monthly memberships. In order to sustain this model,
everyone's focus is to create an exceptional customer experience.
The second new use in this proposed development is a Brakes Plus Complete Auto Care. Brakes Plus is an
upscale resource for car owners to rely on for professional maintenance of their vehicles. A few features which
differentiate Brakes Plus from other auto service providers:
• No work is performed outside the bays, and the bay doors are not visible from either street.
• We do not sell tires.
• We are not a quick lube.
• We pride ourselves on being the local neighborhood mechanic with the professionalism &facilities of a
national chain. A great dealership alternative.
• All Inventory is stocked inside the building in an inventory room.
• Loyal Customer Base
• Clean & updated facilities
• Updated & professional Signage
• Partner with local Chamber of Commerce after we open the store to create relationships with other
local businesses.
• Average store sales are higher than most auto repair shops, so we collect more sales tax.
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Here is some additional detailed information on Tidal Wave Auto Spa:
A 'U,, Y 0 5 P A
Tidal Wave Auto Spa first began washing cars in 2004 in Atlanta, Georgia. Since then, our company has
expanded our footprint into South Carolina, North Carolina, Florida, Georgia, Missouri, Kansas and Texas with
locations under construction in Alabama.Tidal Wave currently has 47 locations in operation.
Tidal Wave Auto Spa has been recognized for its fast, courteous service and sparkling clean cars. We strive to be
good stewards and take care of our environment. At every location where it's possible, we capture and recycle
water to prevent wasting natural resources. In addition, we have received numerous civic awards for the bright
and beautiful appearance of our sites.Tidal Wave uses landscape features to make its locations both inviting and
pleasant spaces to clean your vehicle.
All Tidal Wave Auto Spa locations are designed to be attractive additions to the community. Our buildings are
3500 sq. feet and are all one level.We take pride in creating an appealing look for our entire property, including
not only the wash building but also the landscape features that are used to screen necessary elements such as
the dump pad.
Each Tidal Wave Auto Spa provides employment for 8 to 15 people, offering both full and part-time positions.
We have shifts for the workers and there are two to four team members on site to provide customers guidance
onto the conveyor, and to keep the premises neat and clean.This feature of the Tidal Wave Auto Spa business
model eliminates the potential for an "attractive nuisance"that some older, unstaffed self-serve washes can
become. Our hours of operation are 8 a.m. and 8 p.m., with some occasional extended hours during the summer
months.Tidal Wave is open seven days a week.
Tidal Wave Auto Spa is recognized as a leader in the Express Exterior car wash concept, which was created in
2002 and has become popular across the country. Customers remain in their vehicles while the vehicle is being
washed. After the wash is complete, the customer has the option of vacuuming the interior themselves with
free vacuum equipment which we provide. Each Tidal Wave facility is equipped with automated vending located
in the vacuum area. These vending machines provide the customers with air fresheners and Armor All wipes.
We at Tidal Wave Auto Spa believe in giving back to the communities that we call home. On the 3rd Friday of
September, each location donates 100%of all proceeds from all sales made that day to a charity or non-profit
group, with a special emphasis on those that serve children and adults with special needs. With the generous
support of our customers, over the past 11 years Tidal Wave has donated over$500,000 to these charities.
Among other honors and recognitions, we are proud to say that Tidal Wave Auto Spa CEO Scott Blackstock was
selected by the United States Small Business Administration as the Small Businessperson of the Year for Georgia
in 2009.
Economic Impact:
The development of this property, as proposed, will bring with it a significant increase in taxes collected by the
city, school district and county. In addition to the collection of sales taxes for work performed at these
businesses, the proposed investment will result in a large increase in the taxable value of the property.
The two parcels involved in this proposal (one undeveloped, one with the vacant convenience store) have a total
assessed value of$1,533,566 currently. We anticipate a total investment of well over$7,000,000 in land,
infrastructure and building improvements,which would allow for a larger than four times increase in assessed
valuation. At the current tax rates, total property tax revenues would increase from less than $40,000 to
approximately$180,000 annually, including an increase from$8,772 to over$40,000 for the City of North
Richland Hills alone.
Summary:
We appreciate the opportunity to present this request for approval of a development which has been years in
the making, as a comprehensive solution to the many issues and stakeholders this property represents.Through
much coordination and close work with city staff,TxDOT and the various property owners and neighboring
businesses, we believe we have achieved the support of all involved, and would bring a couple of attractive and
very desirable businesses to the North Richland Hills market.To summarize this involvement:
• Close work and extensive collaboration between the development team and city staff,TxDOT and the
property owners to develop a comprehensive solution to the existing traffic safety issues— including
vacating existing curb-cut access drives in favor of safer location away from the traffic conflict points,
and most importantly-the means to implement the proposed solution with both on-site improvements
and agreed upon re-striping and other improvements to the adjacent roadways.
• The proposed building improvements have been positioned to present an attractive and welcoming
front to the city and passing residents, and to screen equipment and work areas. Building design
elements, materials,finishes and landscaping have been greatly upgraded from normal standards to
meet the upscale North Richland Hills image and market.
• Worked closely with the other tenants and property owners to improve and address their concerns,
access and visibility. This includes repositioning the front parking for the salon to improve ingress and
egress for their customers, and providing monument signage along the street, which they don't
currently have.The result will be a single cohesive development plan for the entire project.
• This project will further the economic development goals of the city, be a cooperative and contributing
corporate citizen, and add to the high quality developments the city is proud of.
Exhibit B— Land Use and Development Regulations—Ordinance No. xxxx— Page 1 of 2
Zoning Case ZC 2019-21
Lots 1 and 4, Block 1,Gibson Addition
8616 Davis Boulevard and 8612 Precinct Line Road, North Richland Hills,Texas
This Nonresidential Planned Development (NR-PD) district must adhere to all the conditions of
the North Richland Hills Code of Ordinances, as amended, and the base zoning district of C-1
Commercial.The following regulations are specific to this NR-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 the NR-PD are limited to those permitted in the C-1 Commercial
zoning district, as amended, with the addition of and subject to the following.
1. One (1) full service car wash
2. One (1) automobile repair shop
3. Any land use requiring a special use permit in the C-1 Commercial zoning district, as
amended, is only allowed if a special use permit is issued for the use.
4. Any land use prohibited in the C-1 Commercial zoning district, as amended, is also
prohibited.
B. Site development standards. Development of the property shall comply with the
development standards of the C-1 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" and the standards described below.
2. Landscaping must be installed as shown on the site plan attached as Exhibit "C."
3. Signs on the site must comply with Chapter 106 (Signs) of the Code of Ordinances and
must be installed as shown on the site plan attached as Exhibit "C."
C. Building design standards. Building design and appearance must comply with the building
elevations attached as Exhibit "C."
D. Amendments to Approved Planned Developments. An amendment or revision to the NR-PD
district will 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
approved the RD-PD district.
E. 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 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;
Exhibit B— Land Use and Development Regulations—Ordinance No. xxxx— Page 2 of 2
Zoning Case ZC 2019-21
Lots 1 and 4, Block 1,Gibson Addition
8616 Davis Boulevard and 8612 Precinct Line Road, North Richland Hills,Texas
4. Decrease on-site parking requirements;
5. Reduce minimum yards or setbacks; or
6. Change traffic patterns.
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7LE-Ec mcnainiciRin+ Memorandum
TO: Alex Perry, P.E.
Project Manager
EMC Engineering Services, Inc.
FROM: Joseph T. Short, P.E. (79093), PTOE
President
Lee Engineering,LLC(TBPE F-450)
RE: NRH Tidal Wave Auto Spa and Brakes Plus PUD Application
DATE: May 12, 2020
This memorandum presents information on estimated peak hour trips by the proposed
automobile care center (Brakes Plus) and the impact of these trips on the adjacent roadway
network. The proposed automobile care center will be located on the northeast corner of Davis
Boulevard and Precinct Line Road along with the proposed car wash (Tidal Wave Auto Spa).
In 2018, Lee Engineering submitted a Traffic Impact Analysis (TIA) report on the proposed car
wash (Tidal Wave Auto Spa). In April 2020, Lee Engineering prepared trip generation estimates
for the proposed developments (car wash and automobile care center). Based on the trip
generation estimates, the proposed automobile care center is predicted to generate:
• Seven inbound and four outbound trips during the weekday AM peak hour
• Seven inbound and eight outbound trips during the weekday PM peak hour
• Six inbound and six outbound trips during the weekend peak hour
The assumed trip distribution from the 2018 TIA report is shown in Table 1. Please note that this
TIA report assumed 20% outbound traffic making a southbound left turn from Driveway 2 on to
Precinct Line Road. The proposed striping plan developed for Precinct Line Road does not allow
a southbound left turn movement from Driveway 2 on to Precinct Line Road. Therefore, 20%
outbound traffic (southbound left turn) from Driveway 2 was diverted to southbound right turn
for the purpose of this memo.
Tablel: Assumed Directional Distribution
Intersection NBT NBR SBL SBR EBL WBL WBR
Davis Blvd and Driveway 1 40% 20% (20%)
Davis Blvd and Precinct Line Rd 40% 20% (80%)
Precinct Line Rd and Driveway 2 (80%) 20% L290% JI
Inbound Percentage;(Outbound Percentage)
Lee Engineering estimated the additional peak hour turning movements at the sited riveways and
the intersection of Davis Boulevard and Precinct Line Road generated by the proposed
automobile care center using the trip generation estimates, as mentioned earlier, and trip
distribution percentages presented in Table 1. These trips are shown in Table 2. Table 3 shows
the site traffic (inbound + outbound) at the study intersections.
Table 2: Peak Hour Trips
Peak Hour Intersection NBT NBR SBL SBR EBL WBL WBR
Davis Blvd and Driveway 1 3 1 (1)
AM Davis Blvd and Precinct Line Rd 3 1 (3)
Precinct Line Rd and Driveway 2 (3) 1 1
Davis Blvd and Driveway 1 2 1 (2)
PM Davis Blvd and Precinct Line Rd 3 1 (6)
Precinct Line Rd and Driveway 2 (6) 2 1
Davis Blvd and Driveway 1 3 1 (1)
Weekend Davis Blvd and Precinct Line Rd 2 1 (5)
Precinct Line Rd and Driveway 2 (5) 1 1
Table 3: Peak Hour Site Traffic
AM Peak Hour PM Peak Hour Weekend Peak Hour
Intersection
Total Total Total
Davis Blvd and Driveway 1 5 6 4
Davis Blvd and Precinct Line Rd 7 10 8
Precinct Line Rd and Driveway 2 1 5 1 9 1 7
Trips presented in Tables 2 and 3 are not expected to impact the traffic operations on the
adjacent street network.
If you have any questions regarding this memorandum, please contact me at (972) 456-9092.