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Home My WebLink AboutPZ 2021-04-01 Agendas k4Ft, D HILLS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, APRIL 1, 2021 WORK SESSION: 6:30 PM Held in the City Council Chamber, Third Floor A. CALL TO ORDER A.1. Discuss Transit Oriented Development zoning district standards. REGULAR MEETING: Immediately following work session (but not earlier than 7:00 PM) Held in the City Council Chamber, Third Floor A. CALL TO ORDER A.1 PLEDGE A.2 PUBLIC COMMENTS An opportunity for citizens to address the Planning and Zoning Commission on matters which are scheduled on this agenda for consideration by the Commission, but not scheduled as a public hearing. In order to address the Planning and Zoning Commission during public comments, a Public Meeting Appearance Card must be completed and presented to the recording secretary prior to the start of the Planning and Zoning Commission meeting. B. MINUTES B.1 P,�ve Minutes of the March 4, 2021 , Planning and Zoning Commission meeting. C. PLANNING AND DEVELOPMENT Thursday, April 1, 2021 Planning and Zoning Commission Agenda Page 1 of 3 D. PUBLIC HEARINGS D.1 SUP 2021-03 Public hearing and consideration oL2request from Donald Cheeks for a special use permit for an addition to a permanent accessory buildinq for a secondary living unit anq carport at 8213 _ Forrest Lane, being 1.943 acres described as Lot 13, Block 3 Woo Bert Addition. D-2 SDP 2021®0 Public hearing and consideration oL2request from Revest LLC for a special development plan for industrial and light manufacturinq uses at 6608 Davis Boulevard being 1.317 acres described as Lot 1 R, Block 1, Smithfield Addition. 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, March 26, 2021, by 5:00 PM. Clayton Husband AICP Principal Planner Thursday, April 1, 2021 Planning and Zoning Commission Agenda Page 2 of 3 This facility is wheelchair accessible and accessible parking spaces are available. Requests for accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City Secretary's office at 817-427-6060 for further information. Thursday, April 1, 2021 Planning and Zoning Commission Agenda Page 3 of 3 "I r*4W NOLa`C`H KIC"HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: April 1, 2021 SUBJECT: Discuss Transit Oriented Development zoning district standards. PRESENTER: Clayton Comstock, Planning Director GENERAL DESCRIPTION: Staff is seeking input and direction from the Planning and Zoning Commission regarding potential zoning ordinance text amendments related to the TOD (Transit Oriented Development) zoning district standards. The .ro...................%................................ro.............%.............. ro isi�lic� was added to the zoning ordinance in 2009 II„_i�air� li� irlieair��ead IC:::�ea°�eallo I'7rneair�� di and last updated in March 2013. The purpose of the district is to support the development of the Iron Horse and Smithfield rail station areas into pedestrian-oriented, mixed-use urban development environments, with convenient access to shopping, employment, housing, and neighborhood retail services. The TOD design standards encourage an efficient, compact urban design and land use pattern that promotes pedestrian activity, reduces reliance on private automobiles, and allows property owners flexibility in land use, while prescribing a high level of detail in building design and form. Since adoption of the TOD district and design standards, numerous projects have been completed in both station areas. The code also includes a special development plan (SDP) process that allows for consideration of modifications to the standards to address specific market opportunities or challenges in applying the code standards to the specific context of the project. Between 2010 and 2020, there were 30 applications submitted for 19 different projects. The review and construction of development projects and the SDP applications allowed the Development Review Committee (DRC) to analyze how the standards are implemented and evaluate their effectiveness in achieving desired results. Below are the key areas identified by the DRC where improvements could be made in the code standards to address common development challenges in the TOD station areas and respond to market shifts over the course of the past 12 years since the TOD code has been in place. Additional details and discussion will be provided at the work session. • Building heights • Definitions • Mixed use definition and criteria • Private landscape standards • Setbacks • Streetscape elements • Street cross sections 0 Structured parking requirement "I r*4W NOLa`C`H KIC"HLAND HILLS Over the course of the next two Commission meetings, staff will be seeking input on the portions of the TOD code that may need to be updated or revised. This review and analysis will include a review of the special development plans that have been approved to-date. Staff recommends that Commissioners visit project sites that have developed under the TOD code and/or Special Development Plan (SDP) approvals to help in this analysis. These projects include the following. • Briar Pointe. Located on the north side of Main Street adjacent to Dick Faram Park. TOD waivers included: o Front-entry garages o Customized street right-of-way • Smithfield Villas. Located on the east side of Davis Boulevard between Northeast Parkway and Odell Street. This development is 100% complete and did not require any Special Development Plan approvals. The development met all TOD Code standards. • Individual residences. Four (4) individual residences have been constructed in the TOD and have met the TOD standards, including window area and setback. These include- * 7800, 7802 and 7804 Arthur Drive. Note: The homeowners on these lots escrowed funds to defer sidewalk construction to a future date. 0 8321 Odell Street • Iron Horse Commons. Located on the east and west sides of Iron Horse Boulevard north of Browning Drive. „��,I 1, llI ,iilft.', , ll,ca......11 ll„ „ern„ca, and GI::3m ,J!c:a„ir�,ii, llI ,iilft.a , ll,ca„ Ilprr e , each have model homes open in this community. TOD waivers included: o Mixed use criteria to allow primary residential use. o Minimum lot width for single family ■ Minimum 40 feet required for detached units; 27 detached single family lots approved less than 40 feet in width. ■ Minimum 25 feet required for attached units (townhomes); 22-foot width approved. o Front fagade window coverage. The TOD code requires 30% of all street- facing facades have window/door openings. City Council approved 20% for side street facing facades. o Open space distribution. The Iron Horse Regulating Plan required a large centralized open space or park in the area. The approved application allowed the open spaces to be distributed throughout the development rather than be centralized. "I r*4w NOKTH KICHLAND HILLS • Urban Trails. Located on the northeast and northwest corners of Mid-Cities Boulevard and Holiday Lane. QG1 1� i I fe�s tyj!2 and Cadence I lorries are the ................................................................................. ........................................................................................................................... builders in this community and have an online presence. Cadence Homes has a model on site as well. TOD waivers for this community included- • Change in TOD Character Zone. The Smithfield Regulating Plan called for "Arterial Mixed Use," which required primarily commercial uses. • Townhome lot width. The minimum width of a townhome lot or other attached single-family lot permitted by the TOD code is 25 feet. The applicant proposed 83 attached single-family lots with a lot width of 22 feet dispersed throughout the development. These lots support a 22-foot wide townhome product (59 lots) and a 19-foot wide duplex unit product (24 lots). • Build-to-Zone. Both the TOD Residential and Arterial Mixed Use subzones require front build-to-zones with a minimum setback of 10 feet. The applicant propose a front setback of seven (7) feet. • Customized streets. Many of the streets in Urban Trails were custom- designed to the neighborhood. Sidewalks were approved to be 5 feet rather than the minimum 6-foot required by TOD code. • Ceiling heights. The minimum ceiling heights were approved to be reduced by one foot. • Cavalli at Iron Horse. Currently under construction, this multi-family / mixed use development can be evaluated on its form and scale at the southeast corner of Iron Horse Boulevard and Browning Drive. This development is a good example of an appropriately-scaled "street wall" of buildings along a street. Please review this development from the public streets of Iron Horse Boulevard, Browning Drive, and Hilltop Drive only, as it is still an active construction site. If model homes are present and open to the public, consider visiting during model home business hours to review the TOD code requirements that affect the unit interiors. These include- • Unit area • Lot/unit widths • Ceiling height • Raised finished floor (do you step up into the unit from the sidewalk/street?) • Window area Click on the link to review the ""11"'Jr..aJ.n s I t 0 ir..1 e in. t ed eve I gpfg.�j��. Also attached ........... ...................................................are the regulating plans for both the Iron Horse and Smithfield TOD areas. 3/24/2021 North Richland Hills,TX Building and Land Use Regulations DIVISION 15. -TRANSIT ORIENTED DEVELOPMENT CODE Footnotes: ---(11)--- Editor's note—Ord. No. 3240, § 1(Exh.A), adopted Mar. 4, 2013, amended Div. 15 read as herein set out.Former Div. 15, §§ 118- 561-118-571,pertained to similar subject matter, and derived from Ord. No. 3056, § 1, adopted June 8, 2009;and Ord. No. 3061, § 1(Exh.A), adopted Aug. 24, 2009. Sec. 118-561. - Purpose and intent. The purpose of the Transit Oriented Development(TOD) Code is to support the development of the community's Station Areas into pedestrian-oriented, mixed-use urban development environments, 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; encouraging pedestrian activity; reducing the reliance on private automobiles; promoting a more functional and attractive community through the use of recognized principles of urban design; and allowing property owners flexibility in land use, while prescribing a high level of detail in building design and form. The TOD code implements the vision for each Station Area as established in the city's Comprehensive Land Use Plan and the Illustrative Master Plans(Appendix D and Q. Each Station Area is envisioned as a distinct neighborhood with unique development and redevelopment opportunities. Specifically, the zoning district will guide the private development decisions on a market based approach with flexibility in use and density for both Station Areas. a. Smithfield Station Area:The goals for the Smithfield Station Area are to foster a vibrant, mixed use urban neighborhood within a one-quarter-mile walking distance from the future commuter rail stop. This code is intended to allow existing buildings and uses to transition to a higher intensity, walkable areas with shops, cafes, employment, residences, and civic uses. In addition, development within the Smithfield Station area would be sensitive to the existing historic resources and adjacent stable residential neighborhoods while providing opportunities for future redevelopment and new development. b. Iron Horse Station Area:The goals for the Iron Horse Station area are to foster a major regional employment center with significant regional retail and residential uses within convenient walking distance from the future transit station. Development and redevelopment within this station area would be higher intensity accommodating large scale office and retail users while providing for moderate scale mixed use in the immediate vicinity of the station. The Transit Oriented Development Code provides clear graphic standards for the location, height, and building elements to achieve good urban design.The Smithfield and Iron Horse Illustrative Master Plans(Appendix D and E respectively) shall provide general guidance to property owners, developers, and the city on the form, character, and intensity of future development in these Station Areas. (Ord. No. 3240, § 1(Exh.A), 3-4-2013) Sec. 118-562. - Components of the code. 1/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations (a) The TOD code shall apply to both Station Areas unless otherwise specified in the code. (b) The Regulating Plan for each Station Area shall be the official zoning map for that Station Area. It shall establish the development standards for all lots within the two Station Areas including: i. Character Zones—Each Station Area is further distinguished into "Character Zones". A Character Zone within each Station Area is intended to create a distinct urban form different from other Character Zones. Each Character Zone shall establish use and building standards including height, bulk, building and parking location, and functional design for all lots within that Character Zone.The Regulating Plan classifies all lots within both Station Areas into one of seven Character Zones. Some Character Zones are Station Area specific.The different Character Zones are based on historic and regional architectural traditions and development intent to create a built environment that is consistent with the vision for the two Station Areas. ii. Special Frontage Standards—The Special Frontage Standards in each Station Area establishes exceptions and special conditions for new and redeveloped buildings along that designated frontage. These Special Frontage Standards shall apply in lieu of or in addition to the underlying Character Zone standards. iii. Street Type Specifications—The Street Type Specifications illustrate configurations for significant existing and new streets within each Station Area.The specifications address vehicular lane widths, number of lanes, pedestrian accommodation, street tree requirements, on-street parking, and parkway and median standards (streetscape standards). iv. Required Street Network—The Required Street Network is comprised of future streets needed to adequately accommodate trip volumes generated by the likely build out scenario presented in the Illustrated Plan. The Required Streets shall be mandatory and shall generally meet the locational and connectivity goals of the Regulating Plan.Their design shall be guided by the Street Type Specifications. v. Recommended Street Network—The Recommended Street Network indicates the future desired streets to implement the Station Area Illustrative Master Plan.Their location is not mandatory and their design shall be guided by the Street Type Specifications. vi. Required Civic/Open Space—Public Civic and Open Spaces shall comply with the standards included in section 118-570. vii. Recommended Civic/Open Space—The Recommended Civic/Open Space designation shall indicate the locations of desired civic buildings (public buildings and religious buildings) and open spaces (including parks, plazas, and squares)to implement the Illustrative Master Plan. (c) Transit Oriented Development Code Text:The Transit Oriented Development Code Text (the text portion of this division) shall enumerate the use and development standards with text and graphics including Character Zones, Special Frontage, Street Type, Civic Space, landscape, architectural, signage, lighting, and all related standards for all streets, and public and private development. (d) The development standards under chapter 118 of the City of North Richland Hills, as amended, shall not apply to the Station Areas except as specifically referenced herein. Development standards not addressed in this division shall be governed by the City of North Richland Hills Zoning Ordinance to the extent they are not in conflict with the intent of the Transit Oriented Development Code. 2/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations (e) Using this code: Wherever a word begins with a capital letter, consult the definitions for the specific meaning order to understand what the division allows on property within each Station Area there are three basic stet 1. Look at the Regulating Plan for the corresponding Station Area. Find the subject property on the Regulating Plan. Identify the Character Zone the property is located in and the Street Type designation along all its street frontages. In addition identify any Special Frontage Requirements applicable to the subject property. 2. The Schedule of Uses by Character Zone is listed in Table 5.1 and for Building Form and Development Standards refer to the corresponding zone standards in section 118-566 of this division. 3. Refer to section 118-564; for Special Frontage Standards, section 1 18-567 for Street Type and Streetscape Standards, and section 118-568 for Architectural and Urban Design Standards. The information from the above listed three steps explains where the building will sit on the lot, the limits on its three dimensional form, the range of uses, and the palette of materials that will cover it. For exact dimensions specific to a particular property, application process, or for information on Special Development Plans, consult with city staff. (Ord. No. 3240, § 1(Exh.A), 3-4-2013) Sec. 118-563. - Definitions. In addition to definitions in section 118-1 in the City of North Richland Hills Zoning Ordinance, the following terms shall have the corresponding interpretations. Attics/Mezzanines:The interior part of a building contained within a pitched roof structure or a partial story between two main stories of a building. Auto-Related Sales and Service Uses:Are establishments that provide retail sales and services related to automobiles including, but not limited to, cars, tires, batteries, gasoline, etc. Bonus Provisions:The specific development incentives available for development within some Character Zones based on desirable criteria. Build-to Zone:The area within which the principal building's front fa4ade is to be built. Build-to Line:The line at which the principal building's front fa4ade shall be built. Building Form Standards:The standards established for each Character Zone that specifies the height, bulk, orientation, and elements for all new construction and redevelopment. Building Frontage:The percentage of the building's front fa4ade that is required to be located at the front Build- to Line or Zone as a proportion of the block frontage along that public street. Parks, plazas, squares, and pedestrian breezeway frontages shall be considered as buildings for the calculation of Building Frontage. 3/69 3/24/2021 worth Richland Hills,Tx Building and Land Use Regulations AMy Inuge shovt,ingbrvi,building ftomtuggeircalcohvmdw/mrigm hhvcku,lot. Building Types:The classifications of different buildings by general function (building use)that also has implications on the scale, proportions' and architectural design of that specific building. Character Zone:Each Character Zone is intended to create a distinct urban form different from other Character Zones. {7vic/Ooen Space:means publicly accessible open space in the form of parks, courtyards' forecourts' plazas, greens' pocket parks' playgrounds, etc.They may be privately or publicly owned. For all residential uses' privately accessible open spaces such as courtyards' porches' and balconies may also be considered as Civic/Open Space for the purposes of this division. Square:means a Civic/Open Space available for unstructured recreation and civic purposes.A Square is spatially defined by buildings. Its landscape shall consist of landscaping, hardscaping' water features, pathways' and pedestrian amenities arranged in formal and informal patterns. Squares shall be located at the intersection of important streets. __________________ iff/IN I SEE, 3 1.Mile, /1 1"i Wool Plaza:means a prinnari|yhardscaped Civic/Open Space that provides for a pedestrian gathering with formal landscaping, available for civic purposes and commercial activities.Aplaza shall be spatially defined by buildings. Plazas include piazzas' courts' nnaUs' market places and other such lateral expansions of the public way or additions to the public way that provide for civic, commercial or ceremonial pedestrian activities. 4/69 �� p� 3/24/2021 North Richland Hills,TX Building and Land Use Regulations Playground:means a Civic/Open Space designed and equipped for children's recreation.A playground shall be fenced and may include an open shelter. Playgrounds shall be located within residential areas and may be placed within a block as illustrated.They may be included in other open spaces. Imp Comprehensive Land Use Plan:City of North Richland Hills Comprehensive Land Use Plan that establishes the blueprint for the long-term growth and development of the city. Concept Plan:A plan that is intended to illustrate the general development pattern proposed and meets the requirements of section 118-571 of this division. Development Review Committee(DRQ:is a committee comprised of a representative from each of the various city departments in charge of reviewing and approving development applications within the two TOD areas. Encroachment.Any structural element that breaks the plane of a vertical or horizontal regulatory limit, extending into a setback, into the public R-O-W, or above a height limit. Illustrative Master Plan:is the building scale master plan that provides the guidance for future development and redevelopment of each of the two Station Areas. It indicates the general location of buildings, uses, streets, open spaces, and parking within both TOD areas. Land Use Mix Criteria:shall be the relative percentages of commercial, civic, residential, and other uses within a specific Character Zone.The Land Use Mix Criteria may apply to a specific development or to an entire Character Zone. Light Manufacturing and Industrial Uses:includes assembly and light manufacturing of commodities (incl. electronics)fully enclosed within the building without producing any noxious odors, gas, or other pollutants.This category shall include workshops and studios for cottage industries such as pottery, glass-blowing, metal working, screen printing, weaving, etc. Live-Work Unit:A Live-Work Unit is a dwelling unit that is also used for work purposes, provided that the 'work' component is restricted to the uses of professional office, artist's workshop, studio, or other similar uses and is located on the street level.The 'live' component may be located on the street level (behind the work component) or any other level of the building. Living Fence:shall be a Street Screen composed of landscaping in the form of vegetation. Multi-unit House:A two story residential building on a single platted lot containing at least two and no more than five individual dwelling units.Architectural features include separate dwelling entrances and shared parking areas creating the effect of a larger estate type home. Regulating Plan:is a Zoning Map or set of maps that shows the Character Zones, Civic Spaces, location of Special Frontages, Streets, and Special Requirements applicable to the two Station Areas subject to the standards in this division. 5/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations Retail Sales:Retail establishments are the final step in the distribution of merchandise.They are organized to sell in small quantities to many customers. Establishments in stores operate as fixed point-of-sale locations, which are designed to attract walk-in customers. Retail establishments often have displays of merchandise and sell to the general public for personal or household consumption, though they may also serve businesses and institutions. Some establishments may further provide after-sales services, such as repair and installation. Included in, but not limited to this category, are durable consumer goods sales and service, consumer goods, other grocery, food, specialty food, beverage, dairy, etc, and health and personal services. Service Uses:This is a category for limited personal service establishments which offer a range of personal services that include (but not limited to) clothing alterations, shoe repair, dry cleaners, laundry, health and beauty spas, tanning and nail salons, hair care, etc. Special Development Plan:A development application that meets section 118-571 of this division. Special Frontage Requirements:are standards applied to certain properties as indicated in the Regulating Plan in order to address specific requirements and transitions based on street frontage and adjacency in addition to or in lieu of the underlying Character Zone standards. Station Area:The area included in one of the Character Zones as established in the Regulating Plans for the two future rail stations. Street Screen:A freestanding wall or living fence built along the frontage line or in line with the building fa4ade along the street. It may mask a parking lot or a loading/service area from view or provide privacy to a side yard and/or strengthen the spatial definition of the public realm. Street Type:is a specific designation for streets in the TOD Zones that establish a certain character and cross- sections to improve walkability within each Station Area. Street Network:is the required and recommended network for new and existing streets within both the Station Areas as established in the Regulating Plans and identified in the Illustrative Master Plans. Townhouse:Two to three story attached housing unit of at least two but no more than six dwelling units connected. Each townhouse is on a separately platted lot with a main entrance on a street and rear alley garage access. Transition Zones:are the areas with specific adjacencies (single-family residential or Character Zones) within which certain limitations on building heights apply as established for each Character Zone. Transitional Surface Parking Lot:are surface parking lots that are ultimately intended to be infilled with buildings to support the city's goals for transit-oriented development. (Ord. No. 3240, § 1(Exh.A), 3-4-2013) Sec. 118-564. -The regulating plans. (a) The Regulating Plans for Smithfield (Appendix A) and Iron Horse Station (Appendix B)Areas are hereby adopted.The standards in this code shall apply mandatorily to all properties within the two Station Areas as designated in the respective Regulating Plans. 6/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations (b) Character Zones established —The following Character Zones are established.The boundaries of the specif Character Zones are established in the Regulating Plan for each Station Area. i. Historic TOD:The Historic TOD Character zone is intended to preserve existing historic buildings in the Smithfield Station Area. It includes properties along Main Street, west of Davis and the Smithfield Cemetery. ii. TOD Core:The TOD Core provides the most opportunities for redevelopment and new development in both the Station Areas. It is the area that has the most development impact due to the location of the transit station. iii. TOD Residential:The TOD Residential zones in both Station Areas provide the transitions from the higher intensity development of the TOD Core and existing residential neighborhoods. iv. General Mixed Use — Iron Horse:The General Mixed Use — Iron Horse zone is located in the Iron Horse Station Area and is generally outside the immediate influence of the transit station.This area is characterized by large scale office and industrial uses or vacant land that will potentially redevelop after the TOD Core areas.This area is intended for a wider range of uses that includes retail, office, residential, and industrial uses. v. General Mixed Use — Smithfield:The General Mixed Use — Smithfield zone is located in the Smithfield Station Area and is generally located east of Davis Blvd., outside the immediate influence of the transit station.This area is characterized by office and industrial uses or vacant land and adjacent to established residential neighborhoods that will potentially redevelop after the TOD Core areas.This area is intended for a wider range of uses that includes retail, office, residential, and industrial uses. vi. Arterial Mixed Use:The Arterial Mixed Use zone is intended to provide appropriate transitions to major regional roadways while taking advantage of that frontage for limited auto-oriented uses and sites. vii. High Intensity Mixed Use:The High Intensity Mixed Use is intended for large scale commercial uses and supporting retail, restaurant, and residential uses. (c) Special Frontage Requirements— In order to address specific requirements and transitions based on street frontage and adjacency, the following Special Frontage Requirements as established in the Regulating Plan shall apply to both Station Areas: i. Commercial Frontage: In all areas designated as Commercial Frontage on the Regulating Plan, the ground floor space shall be built to commercial standards and establishes mandatory commercial uses along the ground floor of all buildings. ii. Arterial Frontage (Davis and Mid-Cities Blvd.): For all buildings and building sites designated as Arterial Frontage in the Regulating Plan, the following rules apply: (1) A building setback of a minimum of 20 feet shall apply along the designated frontage. Of the 20 feet setback, 15 feet shall be dedicated to a landscaped parkway.A maximum building setback of 85 feet shall be required along the designated Arterial Frontage. (2) Surface parking lots no deeper than 70 feet as measured from the back of the landscaped parkway may be permitted. 7/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations (3) Commercial driveways that meet the city and TxDOT design criteria are permitted. (4) Structured parking may be permitted along this frontage. Building setback standards in subsection (1) shall apply to any parking structure. iii. Boulevard Frontage (Iron Horse): For all buildings and building sites designated as Boulevard Frontage in the Regulating Plan, the following rules apply: (1) Setbacks and build-to-zones shall be based on the underlying character district. (2) Surface parking lots no deeper than 70 feet may be permitted so long as its frontage along the boulevard is no more than 50 percent of the lot frontage (see figure 4.1) (3) Driveways shall be limited to a maximum of 24 feet in width and one driveway per every 200 feet of block frontage. RCY We Rai �nlyd�� t,..,.,WRY P&WO sidewalk R uik9-Ru Tame Plowmy RIG�b'i —A Lo konlapolong boulowdl PAWD Nd Figure 4.1 BOUlevard Frontage ReClUirernentw d. Required Street Network by Street Type — In order to achieve streets that balance mobility with pedestrian orientation in both the Station Areas, the Regulating Plan establishes the network of required streets.The Regulating Plan also designates all streets by Street Type.All new and redesigned streets in both the Station Areas shall meet the street design standards established in section 118-567. e. Civic Buildings and Civic/Open Space —The Regulating Plan indicates existing Civic Buildings (schools, public uses, and churches) and Civic/Open Space (parks, plazas, and squares). In addition, it indicates the recommended Civic/Open Spaces based on the Illustrative Master Plan.The specific standards for civic buildings and Civic/Open Space are established in section 118-570. (Ord. No. 3240, § 1(Exh.A), 3-4-2013) Sec. 118-565. -Schedule of permitted uses by character zone. (a) Generally:Due to the emphasis on urban form over land uses in the Station Areas, general use categories have been identified by character zones. Uses not listed in the following schedule, but are substantially similar, may be permitted upon the approval of the City Manager or his or her designee, subject to appeal to the City Council. (b) Compliance with the Land Use Mix Criteria:Review criteria and standards for recommended land use mix 8/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations are established as a part of the Building Form and Development Standards in section 118-566. (c) Schedule of Uses: Table 5.1 C a) a) N 0 V N C > u �O 0 X X N X Ln pC _ 06 N V N 0 W C O O Q � N = C O �bD Land Use Commercial Uses (Office & Retail Uses) ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Retail Sales or P P P NP P P Service with no drive through facility. Excluded from this category are retail sales and services establishments geared towards automobile related uses (see Section 118-563 of this Ordinance for Definition of Retail Sales, Service Uses, and Auto-Related Sales and Service Uses) 9/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Finance, Insurance, P P P NP P P and Real Estate establishments including banks, credit unions, real estate, and property management services, with no drive through facility ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Offices for business, P P P NP P P professional, and technical uses such as accountants, architects, lawyers, doctors, etc. ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Food Service Uses P P P NP P P such as full-service restaurants, cafeterias, and snack bars with no drive through facilities including cafe seating within a public or private sidewalk area with no obstruction of pedestrian circulation ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Auto-related retail NP NP P/C NP P/C P/C sales or service ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Brewpub, Tap Room, SUP SUP SUP NP SUP SUP Wine Bar Arts, Entertainment, and Recreation Uses ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Art galleries P P P NP P P 10/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Art, antique, P P P NP P P furniture or electronics studio (retail, repair or fabrication; excludes auto electronics sales or service) ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Games arcade P P P NP P P establishments ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Theater, cinema, P P P NP P P dance, or music establishment ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Museums and other P P P NP P P special purpose recreational institutions ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Fitness, recreational P P P NP P P sports, gym, or athletic club ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Parks, greens, P P P P P P plazas, squares, and playgrounds ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Cemeteries P NP NP NP NP NP Educational, Public Administration, Health Care and Other Institutional Uses ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Business P P P NP P P associations and professional membership organizations 11/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Child day care and P P P NP P P preschools ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Schools, libraries, P P P NP P P and community halls ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Universities and NP P/C P/C NP P P/C Colleges ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Civic uses P P P NP P P ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Social and fraternal P P P NP P P organizations ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Social services and P P P NP P P philanthropic organizations ■ Religious Institutions P P P P P P ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Funeral homes P P P NP P P Residential Uses ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Home Occupations P/A P/A P/A P/A P/A P/A (regulated by Section 118-727 — Customary home occupations) ■ Residential NP P/C NP NP NP NP Apartments and/or condominiums ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Upper floor P P P P P P residential uses 1 12/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Single-family NP P P NP NP residential attached dwelling unit (Townhomes) ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Single-family NP NP P/C P NP residential detached dwelling unit ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Two story Live/work NP NP P P NP NP ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Multi-unit house NP NP P P NP NP Other Uses ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Model homes for NP NP P P NP NP sales and promotion ** ■ Full-service hotels P/SDP P/C P NP P P ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Bed and breakfast P P P P NP NP establishments ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Parking, surface P/SDP P/SDP P/SDP NP P/SDP P/SDP (primary use of property) (Transitional Surface Parking Lot) ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Parking, surface P/C P/C P/C P/C P/C P/C (accessory use of property) ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Parking, structured P/C P/C P/C P/C P/C P/C ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Sales from kiosks P P NP NP NP NP 13/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Any permitted use NP NP P/C NP P/C P/C with a drive through facility ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Veterinary clinic (no NP NP P NP P P facilities for overnight storage of animals) ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Bar SUP SUP NP NP SUP SUP ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Incidental Outdoor P/A P/A P/A NP P/A P/A Display(subject to standards in Section 118-717 of the Zoning Ordinance) ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Outdoor storage and NP NP NP NP NP NP display(except Incidental Outdoor Display) ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Light Manufacturing NP NP P/C NP P/C P/C and industrial uses limited to a maximum building footprint of 10,000 sq. ft. ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Warehousing NP NP P/A* NP P/A* P/A ■ Miniwarehouse (Self- NP NP NP NP NP NP Storage) ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Specialty Personal NP NP NP NP NP NP Service Shop ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Sexually-Oriented NP NP NP NP NP NP Business 14/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Pawnshops NP NP NP NP NP NP ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Alternative Financial NP NP NP NP NP NP establishments ■ Second Hand NP NP NP NP NP NP Dealers ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Construction offices NP NP NP NP NP NP with heavy trucks or equipment ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ■ Cigar, cigarette and SUP SUP NP NP SUP SUP Non-traditional smoking shops P= Permitted by right NP= Not Permitted P/C= Permitted with conditions P/A= Permitted Accessory Use P/SDP = Permitted with a Special Development Plan (See Section 1 18-571) NA= Not applicable 1 Residential uses shall be permitted by right in the upper floors of all buildings A*=Accessory use to not exceed 25 percent of the primary use building area **Model homes are limited to a time period until all the homes are sold in the neighborhood. (d) Use Criteria:All uses listed as P/C in Table 5.1 shall also meet the following standards in Table 5.2. Table 5.2 — Use Criteria ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Use Zone Location & Design Criteria Non-Residential Uses 15/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Light Manufacturing General Mixed Use, • No outside storage or overnight parking of and industrial uses Arterial, High Intensity work vehicles except behind a masonry screening wall blocking view from public. All equipment, storage, and display shall be enclosed within a building. ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Universities and TOD Core, General • Shall be required to provide structured parking Colleges Mixed Use, & High as part of the build-out for the university/college Intensity Mixed Use campus ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Retail Sales or Service Arterial Mixed Use, • Shall have the auto-oriented sales and services including High Intensity Mixed oriented towards Davis, Mid-Cities, and Loop 820 establishments geared Use, and General Access Road only. towards the Mixed Use automobile • In no case shall gas pumps and canopies along the major roadway exceed 50% of that street frontage. ....................................................................................................................................................................................................................................................................................... • Service bays shall be oriented internal to the site away from the arterial roadway or towards alleys. ....................................................................................................................................................................................................................................................................................... • No outside storage or overnight parking of vehicles waiting on repair except behind a masonry screening wall blocking view from public. All equipment, storage, and display shall be enclosed within a building. ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Bar All Refer to Chapter 6 (Alcoholic Beverages) of the City Code for additional standards related to the sale of alcoholic beverages. Residential Uses ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Single Family Detached General Mixed Use • Shall only be allowed as an adjacent use to (Homes) existing single family detached housing and does not have Arterial frontage. 16/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Apartment/Condos TOD Core • Permitted in Smithfield TOD Core at 25 dwelling units per acre minimum and built to first floor commercial construction for all buildings adjacent to and facing Smithfield Road and Davis Boulevard. ....................................................................................................................................................................................................................................................................................... • Permitted in Iron Horse TOD Core at 30 dwelling units per acre minimum with maximum lot width of 600 feet and 80% of required parking maintained as onsite structured parking. Required built to first floor commercial construction for all buildings adjacent to and facing Iron Horse Boulevard. Other Uses ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Full Service Hotel TOD Core • Permitted in Iron Horse TOD Core ....................................................................................................................................................................................................................................................................................... • Only permitted in Smithfield TOD Core by Special Development Plan ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Parking, surface All • Building form standards shall apply based on (accessory use) character zone (Section 118-566). ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Parking, structured All • All structured parking shall be lined by active uses along the entire ground floor frontage of all Commercial "Main" Streets,Avenues, and TOD Boulevards. • All structured parking shall be lined by active uses along a minimum of 50 of all other streets (with the exception of arterials, freeways, and alleys). Driveways into the garages shall be from alleys, TOD Boulevards, or TOD General Streets. 17/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Transitional surface Historic, TOD Core, • Transitional Surface Parking lots may be parking lot General Mixed Use, exempted from the parking setback standards in Arterial, High Intensity this section if all surface parking lots accommodating 50 cars or more in one or more contiguous lots obtain Special Development Plan (SDP) approval from City Council. A time limit of 3 years may be imposed by City Council for all transitional surface parking lots. In addition City Council may require a phasing plan for development on the site. ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Any permitted use with Arterial Mixed Use • All drive through access (driveways) shall be a drive through facility General Mixed Use and from arterial,TOD General Street, freeway High Intensity Mixed frontage road, or alleys. Use ....................................................................................................................................................................................................................................................................................... Drive through lanes and/or canopies shall not front on or be located along any Commercial "Main" Street,Avenue, or TOD Boulevard. (Ord. No. 3240, § 1(Exh.A), 3-4-2013; Ord. No. 3325, § 2, 9-8-2014 : Ord. No. 3574, § 6, 3-25-2019) Sec. 118-566. - Building form and development standards. 18/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations a. Historic TOD 1. ......... ------------ �a-a-a-a -a-a-a----- �µ rYt"rebt r...WwWwu, „ unild•Erz Zarua � a^w µ„m G w Puap edy Urte Prropedy L ae Sidewalk '(......A% r, 77 Primary Street Building minimum 15 1i. 131tild"arat;uratuwlrruuurru 2 straaios (see 43) Key 'seta stnt ues(wu t ,,wtlry"Haa;GulalSr� r�utrx. 4 Property Line -__—__— Setback Line l^in aau rx, Givr,ktuuacl floor.loutish level abovesualcw�aFk �� :�,�, ulYd.tp Zone Building Area l 5 ll. First floor height tau.ttt.tl10or to floor) Upper floor(s)height 101°.lreaar. �rrilal-Car Zone(I�T�')(See#7) (Distance from 17r'olrer•ty line to edge ol!the zone) From(Primary Sirec t) 0 1't. 1 5 ft. Land Usjo Min,IN,ol` Max,"/o of Pr&rred htuildir- budding Front(Secondary Strteut) 0k'. 5 1't. "urea great CommercSetbackrest.aurua atral(rclaiL aand o loa e)* 3Cl" l)°Fir 55"',, Side 0 Ft.(see#F) Resideuttuatl WNW 35``o C°ivic'1tDPVn Space 5% 1dl"4r 10% Rear" (exeL ueluiruurs) At(jttecnt to SF residential 1511, Mller(ratel.relligatttus) I 2P,,4 26C ,ar A l acent to any other l.6c 1011, Building Types Building(+'yullage Civic buildingS91urFrl`u•crall uaar ol"building Imlih to 801Mr(tllin.) Transit Station primary sdrucl BT (see#2) FF.olel. rain. Notes ., ; ar; �tdFi1"� z to �Fl(s/a,ee#? r't 1 4ad�s.tlauanits sluaadl 1rr luaasi^d ern aminitaturrt lure scluaraitirrur r'a^cgatiu'�aE I r lrcuwccuu lrortilclinrs ul�a pre dada !2 d ` --L"aurncu Eaauo9tilrrai;wtr�tt tvue�efew rrtctst 1as k>ttulr rr�tlta 1P I!tl"tar:t Block lace dimensions 600 1).(maximum) rutirritaaarun 0'3011 llrom the coriwr alertua both strccuw. Mockperimeter 1.„ C1Cl 1).(maximum) P3�-satins and uaacvraa!inos Iass�than P 10.(avu)1wight shall mart 1ua ccxurrled as au story. 41)cwclopmeent lksvicw u arututauitws,aaaay groin waivers dart indtvitduuad applications taau:;aep on tlae crrtorc character raamte meeting,rttuxcel use I-ol 17epill 200 1l.(max.) Criteria range':.Building ar as is based on tusa bIc lint it€rear building wrr Space, PI*� haaattsarr•elraraalsarrtinuru crrxtatical L,ot coverage c)dl%tnlaax. 05- Lll larriltdira� ura alas l l�dewra `l'"t113 wluall aaaect tltc�.rthatcatnrreul Su udards and Ouiulclilws in Scclim 118-568, P7 utt} dav;auttttpaw wlaarr ,u Patlapiu slrc l l,uxcee t uugicys,D utaru dcdiuucd.Cxy ar tarritdinaw as the 1117 si aII lie de flitted by au 4 11.high S'[feel y8anwn or a2propfiatc Elaza that is htuill within the ll Y- 19/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ..M i l 05 t l A a l Pr €y cme Swdew A I tiros 4D dewalk _ — Prmm ry 5re q C Primary Sveel Key Key _.._... Property Line _.._... Property Line Parking Area Encroachment Area 1erIIl�1°`a�lrriI Location(distance front property line) Location Front setback 10 tl. Front 6 fl,nba;x. Side setback 0 fl- secoaacl,ary street 4 11.rnaax Secondary siruet 10 fl. �!► Rear 3 fl.anna.x. setback Rear setback 5 fl. Notes #11 Caarnotaies,aawvaaarngs,signs,aand balconies taaay encroach Required parking spaces allow shared and aonstreet ovcrr the BTZ and setback areas as indicated in the shaded. parking "areas. Any saadalxarts provided within the cncroaachnnent aarea. Edon Residential 1 per 250 scl.fl. shall lie raon-Strt.acir.rraa➢. taw raaaninuaun vcvical clearance ofif f, l.Jl'aper floor Residential 1.5 per dwelling unit. shall by required aM aa'ueaasured from the finished grade otl'Ihe� sidewalk below the encroachment. 14-(around and roof raaoun teed anechaanical equaigarnent shall be Notes screen ircaan cl rect vier oraejjoininP public fights-O"way, In #8 Parking driveway 2611.naax. � acddition to a parapet wall no higher than 42 in-the daerimeter widthof"arny visible roof'naountcd naechamcah cquiprncnt shall be f#9-On corner hots,driveway shall not be � circurnsca iheld by aura appropriate priate device that is at least gas taal'l as)r °�located on a n�ar strect, the c;chaaadamcnt itself` t#d dl Shared cdrivcww ays and cross access e ascnacnts aac encouraged q�aawacn lots.too annrairannre candy casts #1 S�-The bar�;aa between the building and the edge of'tlaa l�TZ at the public sidewalk shall be paved flush wish f➢:ac sidcw�alk,. ➢1 Parkin naay be provided ofN ~ate within d,200 feet or as 1 shared harking._ #12-Section h ltt 814 of"the City of NRH Zoning Ordinance shall➢apply➢ior klesagn of old-street harking areas. 20/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations was, <` Ica RES ..a. poil �......-------------- --------- � "^w a m" 41,'+ Naeai ILim SadeawaVk sass � ��- ^ � Pnuruary Stru et uaro Veftt 9.0110 Key" u ? 'JL.,i ram _.,_.._... Property Line -___—__ Setback Line 13nitding unnonim unt 15 fL `gm 4 stories s Buid-to Zone BuMing Area Ba lltting m axing tnr (see#3).... .. xCee ories ul�l�l��.%��!��i��/��.%��✓��/� - � � T�a� ssxaxy hnilci ng .... t�r#�3w�... .... .... ...... � (, � 6round floor finish 5Qau e( Distnefrom property line to edge of the zone) level above sidewalk k FroO(Primary Sircet) 0 til. 5 i'. 1 dt nruant tiara -U Front(Secondary Start) 0 tl, 5 11, First floorheight1�annannncr�tal It TnnTn 1ayo= resi et'ttitaal Sctlttntik tipper floor(s)height ll0 ll rain. Fl7ff 7/1 Rear A(;p. w aany A)T1C41 SF Res.USC 15 tl. T/umd Use /Tvlrun °ra/art max.'m Cat, Preterced Adjacent to any otlac.r use M ll. tautald at��urw,ar btaaldLn pus a Cvanmaasacuad tretaalt, 35w+aaa 75% 601➢ 4 Building Frontage restaanr'a lik"dl"acel'a" stacu 13T7 aaaary ktrr(aunian l t�sadeoatou8 tid' a tQN� 25°tw rr�r�ot"hualdin built 10 prig r'.✓ 1 Y D e#2) .una.9 Space pat w 1� t0% 5 ,..nttuldann�a btltllt t,{'p ae,cotncfur' �(ls�r(min.) t}tdact"�adrlwatrld"+ la,wq�Y'Tl .. �'SaH .... ��tlP'`ds V,t)""ar a�on n sown wn(Si l' street t3T (sac #l ) Ruilditi 7 v yr s C'u 9 tx „ I ww,i�llfl�f 1J lu'ru ,yn z riCklite ig I rrr�%iaRa�P idP iilldi�i//i�i/a�n/yN/f r,/9rr2�/Gd�id%mm.... ✓�onm/iai I Tt "Cd G0.:building Block lace a irriensi runs 8010 fi anaximurna Transit�a�auurra Block perimeter 2,400lrt,(taaxinntnt) ^d onew building lHotel atrTt turn Townhouse es Lent "idth 2.5'(min;) '�tat�ad scat cd' •�wla,upl law...t7 ass d artt trnaaaramrtrm�tuuc saga aoa,tonrm lvntnor�V . Lot Fkpth 100'(Tnin) 0 troauww ��ua daurddaan� ut r lrerbdw _ ut2 l`Omer baruldrntg,,sfr ea r.acades must taa i nuutt its ttie hxrz for n Oil Ill tananun of il s. �YLcnt c'cxrc,4'stge .�,..�..�...�..�...,_.�.90%w(nzax) tt330 r'Mt4uasapiatatarcusvr oanrra�s?pw»s.both tl9a�ocal7eltI Ca��j gaGas�dut�Nawo91 rtauG knwnc�aaaaaPw�9..... as.a snc ate. _ P41 evelo p ment.Rcvieww L:¢,mmittec may gram waivers rs for individual rrouthtl�icl TtITD 25 cltt,'ac unrn aPgrdreuanin+ras bawd on tduc cnurr,.ctaas,ac.aer.aurrac aaaw.w.rraug xaaavrd owceitcocua Rc;ide nttal Apartment nt 1 nangas. d3auddd'snt;area is h,-as et on tirsq d3nwar uasataCw space. Den�iics honflorws'1°OD-30da,/acmin tPS Pt�uavucdruaeats.aremaalt ennrt�d wr's1ructuured parking ddt+ r�td t ndd"oot�s rasa ttae %t:Dla Cc,me sp�rtl atae�t 9tae hr�tuiE canal S a,andaards corn 1 I 568 1 ( ) ! t )r7Sws�ray tireamtu,g,� allaansw a pubic surokn(w»xcr'»gr�[a9 q )not�dstancd Tt� To+��ua�9aoaauc;— 1,2t111 I'l.asc'. auasTa. aaxtTa�a�Tnt urtntt -�i;�tl�,c.1:'l.Qn�uTl) y;a building at the 13,17 shaadt tie detineJ by au 4 A.high S4 req Screen ox 21/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations A 00 �A jai A Key Key Pfoporiy Lime tim�camMmgmt Amax Parking keg i 1,ocation ............................................................................................................................................................................ .................................. lLocation(distance froin propei-ly fine) From 6 11,gnax. Froni selback(rifin.) W 11, second'aly street 4 11.inax Side soback Onin) fi. Rear 3 111 NtK`XL Se"aidary svk,,eIS,,1back(inin.) t 0 fi. Aft Rvaj-;obaA*(nnn-) 511, %Pa a fiilups�Raaar2cuaw ........................................................................................................................................................................................................................................................................................................... Required parking Spaces allow shared and onstreet parking ----------------- Non ro6dential I pet 250 sq,11. ............. .-—-------------D I per bodrokpin RvSkle,mi'LA arse . ToIsWtoines' 2perdivellingaiiii 1.5pe1dwOlinguinit Notes ------------------------------------------------ Widill jrjv'�S which nray by a JiTaN Of-W AL Wide) On corner lots,drivoway shiall inx be,kcatcd on a AN&.............. Noperly Line ---------------------------------------------------- Ap----------- �q ItS 10 Ira Ili RIi1/S-midi'1e HIS-- I lie INlowifig applie's to all buddigip local ad-jaCCM tO Mi exisfln,��,zx)iied ing nnay be psividQd off-sno afiflun p,200 I'Qei eras Aarvd ........--...................................................................................... ..................... Traitsition/I?lw 5 2 11 Wiwi.) I7aukp2 ........... ...... ................... ........... ................................- — a— ill"-Scefion 118-834 ofilie Cily OINM Zoning OnlhtkwcI.shall apply tear Max.lWilding floq'rht"It 3 slorws des4ni ol'wl-stroei pjjtiru areas, wiffint"I ran%ition Zone ano les,aWrilig's�Sig and bal"niics imay cnerciach over flie BTZ 05-A 6 it.higBj ynasoary f,rrcQ�shall be insuflkxlau lh,�property fijw p �JISI arid s,iab,'jck areas as ividicettval it)Ih' Shaded arvas, Any supp'ns pi o4jaQem lo the exisliq rokknoal 11se. withiii the on t�wacbrnem aurashaff be von-mnooural. A jimnionitin vermal ........................................................................................- tidding,OnAiss shall tie sleppod kfi,)Ivil along the Iesid nfied odye. clearance of�It,shall he required&S nioasured fiwm the finiskd gra&viflh� Sidewalk bolow Iltc encroachniciv. P p 7-I'hn area betwvcn fliw bu ilding and flic edge rxB ihe J3TZ at Ille public T'(j-s,"u'nk-la'n'd-rt"�-ofi n'i,.vlvu iic'a Fex I u i'pni c III slia fi-b-,o sc rQQn'firo In sidovalkslial Iaed7aaw direct vw,s ,,public rigbis-ol'way or singly filially iresidcnwd ilso. In adifioOrt to a parapd wall no Inoier Ihu 42 ht.,1ho punaiclei 0'any %iwiNe ji)ot'n-miunteA raj eh.rioeala vquipriwfit shall tie,ciavujiiwrihcdl Iyy an ,ij, ilp_L aE mrivilt Itsolf, 22/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations e. High Entensi y Mixed Use INI .m . . j N �"rrnFrCY d.an� 'snlw�alNv »,r....e.0 .... ff"tifl1�r s1F�G.t M.� Pr�YLbaaB,�i.iina;. _.. ... Property Line Setback Lune B uitding minimum l S'1'l. a dgoldl-qty,, nee BiuitdinigAile'x'l Itaaltdala'gmaxtnaum Idp�aana•a�M dtiaa,tand0) ....... ........ ......_ ..... ................................................... Onnalad floor ltnaxla level d s 1'list aaa ix a aavt o��lrriii»iiG 1�l�1�lariiiorilari, us valk Built-to Zone(RY",)(see#7) F"ur,a llool height t5 dl tanlr.(dtla�rtar (nuxtnnce from property line to edge of the zone) to llerya 1 ........ Upper ftivaau(:1 hcigtlad Ifs A,ovtiut Front(Primary`,�'iaea;rtt 0tl�4 d9 11, Front( awtantlaa}' ltea9) 1 tl1. fJ 91, Land p twv kvptm,,a i.1" max a:I. fiatwu�tl w°rra^a^i Setback lnuauddin area huildvaw«Elvc ("arrnnneur v d lretta,il, 35%, 1fbf1"'by 7t1''"4;M Side 0 11 (see tot) r siauaataatua a+1diee)* _ tl1 �a OanGpruN — as — 4 r 0'N' �y�, CGv1e'r`apk ur Sl aco 5%' lark.... .�5 Rear11 7 leXC rrligir'ttsy Ghllrurlrura.d a divaa arhJ 41 h�. � u Building;Frontage oll building built io primary tidYa a(ra ftt) 9taaldaldaa I try Owl 1tTz (se #2) �Nu tm�uti C i ra tuu�utdi a 1� al tls 13tuipf9 0 'a 4nd�t7illtalltrg,i',atgllt 14D secondary .;idN/rcu(iialil..) �...�. .....�.��..�.B1iwJ'v nww•eadl v lrtuald111r6Y tl',iokiaia+,tiaauluure ...... :sta'+el 1117 (Ness#2) I�uildinv"llm ll.an.adcs naai�a he 1,,uualt to Old t6U for �� olatuunntuana 01 11)f i I'naanr lilac w, a"aa�a taluroorC dw.rata+.avr.eta.. 149aaak fltee dimensions 1,000(b�.(aal�axlttrourtu) Pr3 +Nli1�5 mW alas°%w�mindw lwsa lhan 7 11,(af;)height h df th,o laao Mock p flmeter ;+.f',tl0 11,(maximum) uv+ianturt as a xtaary. MI)Qwelropnaent Rdvie w t cranarntultcw imy grant rwaravvVr,kc+r individual Lot Width Alf)tl (aru-tx.) aalrl+tic„atii�auav:da-iv�3 an flue•a^tua"aue,elaan wtOr a+om an°eoang nalxeeD ta;s'd c61'ruh �.. 00 (max.) t($ �nrluautdnut�ua.:a is k«k d arar lur+aa.floor usable spa cc�ranges, 1. tl,tat Depth ( ) w n anal as a9a,nra eau cv"mitt al . � . 06 All buildings Sate claw tBarali�Pttlsmalvy PA xoGl l Iw axuvuuz w1r.11N saeroua agaC I'm CtYWa',-age: 851.n(n'av) ArOweelan.rl Standards,an:8'efi on t Ili-W. ill �k,ivy Irurat ar~W urpaorny."u gtua l+lie sac a a xee.3roa allv`ysp rwait cludiaawd lay as Noted huildiutsaua9 aht.184'T slarall las°rlerQane<#dmPf�a,'l tY.liade]i�Yi�.,c'.9 Sci�°via a7r RIC SCI iwi,a S1111aV1 tee.NIA OR rnvaaaaanlana lira^seIaao,aaaaraa VeLtaailvd� a�1reru;!ta n r v ialvin aNac!S i tlt i acru tlroaaildceru „i�d r laa G9 . l anav�c�slaaat caaraiour«ail ahlcyuautpswal building l C"satl 17cietlaap ns and a1 bt'ua 1"r+a' ..__..__ k�..___ ..__._ ________ _________ _________ ________.. arncnl S,rr&oad;.a% g boll la a!in Sw^alkv 1 GS-571. Ako sod"onus provision",I'm SDII u:ri9.crisa.. 23/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations _.._._ ,._.. - _�.._ r, « Ll1Q1O!LC,1lftfwta1S arc ln:nmiucd into any ra d(ttttCd yard and may occupy no r orc 1h an 50 gat th tt yard, M Cklnopiee awnings,sig s"And h,alcolli;5 may ndrl cnc,roadl Over Iltd srr arlw line. A Bttalahngt heights ow+e r l0 slearfe na'Iay he f7a rmilled with 2md SDP. lhcldiltowMtftg criteria a,hall applyl'or-c aluafntg the SDP: o Pr-owinrw+n all lal as as,squ arvw gar 6vit:olx:m ylraade w ba'scd on the rativc laswr Plan s+ter gd __ __..- - o Provisionvsion aalff stfnaaauaa7�tulntpdariklrng a eat ShW-Cdl pal knip and ylua dlw'mi al t sQs,° I Key _,..Property Line High ln9kcnly P'aMng Area Ian fid R"m( g a Any other li QIC,Chau'acler loans: Location(distance Grosso property Base) �.. From �oback Omni) 25lot!. �wr Side setback dranfla.p ()tl.. a wd,eondhary,n'r¢cr' Aft l(a ll. tiwtNr,nck ganiai y Itetiaa soback Gain. 511. Required Parking Spaces allow shared an on strr*ell parking Noll residential I tvl°250 sdl l"t. Property Line The,16110wing appliQs taa Alt hltlla inrr knr aat'cdl vw ilhin she Ihgh halviNity lowli• I PCr hcthax,retr I ranwalydrn zone A,w dcr i,rm al Oil flaw ltdgtrVsrt�ufi 1 8 an liw ucl atu rl to us Iwl ux,Building I leig�ht al No rmm,,aGt'u l Q. .... ................................... I _" t1Br(wcu'tlVa7a-rr r'eMlalwrztldal l.h lx,ardlwwwlina,r,atllt ww ilhiaa Tr•anwtllnan lone �aawtruc,abovw lllat. ra a artatatra "!relates pelinaancdl war the: af°a 1'.n'k'.iragn dlaawcwvdap wvnitla ltr 4i,max.(e;xccPt..... aw6 warner§o,ae)rae* s-rrvuce drives Notes whll'h May he as l d axtra�ndB auaadl nad'yl naarnta'tew:'l.ratedla an icaaN tidan(rna.trt wl1 tll lwd; i'elar. saws d,f 30 11 wvad@el Brerna ahayL'1 w awwu a,i"aafµatruia hdtk taw rtylarti-eryt wa ay anr"sitrdle t nall'y „x 1(B-47n ud7naer ldrtti,d.la i'vcw.ay stuaalC aadal htS ldiw.ily^41 �.I� rd uil4;uraiaul nwew In a�udldldairrua 1Cr.a ga asaulve..4 tv'al r�r taraplyd;r[la uoa A?aoa,.tl.lata wraa n rnraaty wract^1, I� laeriawudrel sorry wr,.,ihh:1are74 ave>antrur9 n1wharlical C44uilrautd5r1 whdall he l 1 5handi dauveaways and caa7,ds.acccsp eaaScuaculs my encoma ged c irumnscriheal by gat appropriale device flat to al lcasl;as tall as Ole he mmi Sots to rnilrnrara curb cola. gnulaar Baal at til f l2 Parkinga ul ay b4!13,7'aVA'llil"4.i 4'Dtl^`�Glq Vh'tlY��17919 l,�(1da lC',A,l dba'�d�+,hllr/;il Rl{5 Building,mn,,s shall be stcpga{,(1 down nlonF 1hQ icsi lento l d.dgc parking...... f' l�.o.wlaary,.anditl., .. ...,anlo along,hall hd Idw i"I atone TOO t rdtwr al #t ticctuaria l l lS.l'9 art phe C"trey erl h49 Bl el Ldrninyiyawifartuaitc Mull,tp�Mry e,rw l or aueys oatly. lOYt dcsi n.4af loll wheel nrkart*sin,ah ........ .......... ra B (',atuarhueM,,asnnuns,aarrs,crawl b�u[ceaatles atrday lalc'1a�awl1 dawn fl'ae B3l✓and mlxick a,reaa�wwurlt to naianrn n veraivall cicdiraance eaf'k rt.Rom 11uc fan;hedl p r',aalu Off rhw side"',alk err ll0r9l0'11111e I:ay,aille Wish the 17.11d1`47:t�U t'a19'n`art.. 24/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations d. General'' Mixed Use Zone- Iron Norse. —,, .......,................ .. rr r m N'ragbeuty Luna Ssdkvwalk '4 I ........ .............................. Pnmary SmW Key -.,. Propeny u.ine Belback Vine Building,umnnnruru 1.5 fl. Building g nmraxuntuxrn 3 Swrics Bauiild-to Zone Buudgd`ngAres (scc 03) nc utistros Yruilkliung, f i, rr unt'x hrauuaaygy�c,a�Y Ruild-tab Zone(t3TZ) Ground floor finish 12 in maaax a'tbr,rdewaulk (Distance from bro Derq line to edge of the xorve') cvel t6l ctrtrttmerc•nd 95 Nt uuar,111abi oa,yrnluiriuc4i 1•ranrtt(Pntnr u�rLr,ert 5(t 20 tlt. CY It uttntr tirf n vauclenrt;i¢nl _ [N Nd. 1rarnrt(;(eonrdarry 'treettt 5Lt ^" Firsttlawabrhei ,lu'' uaol Setback .�..�..��. Upper lVavrtrr( )1reiglnr 10 Pt min. Side 5 tl ("LC to 61 Rea ,rVu �'i�J ijfllD,i�f ,�l„!V' ilr�� Ad alcent to u1-re"'Wential l5 11, 0e� Land Uw rr r tanBchnof WA %of Pretcnua9 othcr htnldiwag aur•r.i ,metBuilding B3T Form o of hi ilahng lburlt to primaq (a0%(uuun.) � Commercial tnn Nafil.„ i 5!t l(ldp""-�� 5(M'a, t,tifamunf Ofce) 7 iset 2) rResidomiaal ikN� 60',;, �Yy% tar ibuitding htt(it to secnarndazry 40 (nrrtrn.'i �_ �. tnsrc•ftytrc•rus�,uwe(r;xcl. 3°bj' tl(Y!w, sirect 031Z (see 92) refigiolls) l r ,.1� ,,....�,. �,.. ..,,... Other(dundumv,1 1)— -- f�6' 5tlY,`� �5 -- 13tock face dinrcltsion s, 1,000 1'1.(nAruxurntuttu) t ncakirurt timaatlwna3s 131nrck Pebinidev 3,600 11(um miun umn") I'xisanuny r esidcoli al rn u(lulba nituM t1s shall 1v lbuail'md by rosdtYrnnai rm—S ma the(jeneral Mixed Use Iron I loiso zoiw to as depth of VN)'lf. Lent"w"w"idth Cnnuwwrcir)]ns, (exooplI'ir work)slnarffVbeJI wanedwnhin:?t)f1B. :pia-40 W(min) 4V)(Y lh (nn'rax) offron flo w¢tBlvd,13awwwrtimu Dr.(east of urrraaH road line),and III•' td(uruuf) Itdhola Dr. Lot De(rhh 80 fi, 400 tt,(maw,) (nbnny Bhoiidiu, i .Des ....•. :SF 1,450K 1t. 'tlU l (Y(Y Ski Vie siroafroiront (:iiwoc IlroaroNdrur t,N'der:uehtxt kG^sreicnaiatl ore, U b 1b�o to f-65t1 Nhl hnurah h(VCY n„.1"t. l"a�rw nNra�ias^rMrtngt 9 P tl hAaxwd llsc I9a�tcrl tiff,.li. -uanur.Iva:>••urse UC)ew op 1 ( i ,uvlrw.nl'ulnrasbVa,�sr4..�ldoraYltew^n9aew.laats.iwuer>anyauettaneu�tlarnr�tiaxwauilwd.unrl Lot 4bWer 75 r It't qw, ........ ......... ......... ... ......... ......... ......... applications t, critelia. r.r urgos Building area is N hwcdon first(Boor uiw aCblw space. Notes t 5 h 1atM�rrd a +at's arrw^n bu rE^n°rrtrr ed ...... ..... ..... ........ ......... P6 r'`uae irunrar nu;anlirai�,all vauNrBeu.sui 9;u ,Vf scale wuNlb nr kri s,h ull isu r ntlbau 5 Gt rbr k*rbwud Want nnirnrtntuiru tuna Y 2� f (exa'�t�l0ays..n[arrarf a a ui etu nru ra nnrtwi fl tbvtt n hurlrhuu s t0 a fua aN f rr edw,uys and high.tisr nabt&tarn�b by ar Vsuwldinu ran uhe 1317 AlAdi be �t2 t atlbraf r i urtldian)street 4ae,.�r Ecs outusf is Nauttlt to the lS B L Y(u....o.................. defimod by,a 4 It,bigh Su'wt S,;br,vn„rapps,pruauM lrkva lbwnft tviu bm IN nununnunm Vbd N 5 rl'.Garrott hhe cornet,•done;hrbth mrurcYs. 43 ,Allics and nmer.r nnmes,Ness than 7 B.(know)height shall not be ca unw 'as au wool 25/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations 6rans4nn Zme a i y 4 Y * l s'lah Mmnq Feirce . a pnpgprtra E ewe Sdewnaw arwn,��r sr�av FCe5iderWial lire Key Property Linea PrWrly Une The lrrilar anp applies raaall Iwaaulairaaya located adywvnt raa,aaa exust'alp" parking Area v�p le tlautvnpy clan. .... ...a. ....a. la art'Jflo g Zone M �_. �..... ........... t r.a - � tw1 ix a4arll<lara�I leugha.ru�arluars T rare+�arunau Cevaae, t.,,ocaM.fion(dislaance front pr{apem-tV lime) .� " n"k r;li Ira�lr nu vsa arerY 'r'+ll (aual.ta) lacuace Shalt he eerie ap cd at l ruw s;ethaack 1(1 El. tluc pwravpeny hne mjiWeni rcw the xasurer icvadconaad Vtva CY 1t (rtesl Yar — e 413 Building m asw shall 2 v ones rde 11� ck� c an�tr�uaeraal) be mcpvpwuc@al<rrwoi wlar,rap rpae l"d (Item 10 taaicennaal) tsudaarnWal vtgkc Secondary street 10 f. 14-Granted aaa.E roM anaaaaned nreela aancaap tytnptnenP h all tie.green sw thraa k �Ii1P p vm'CI ijvCa vIvw of adjoining public ri�bl,-o t ay or singVQ-fwvflly Rear saMaaaek 5 dl, Aft lusidewiMuses, lar a�klalrwn Sae n h+p ipcp w au�ll race lei leer qh our '_rra.,tlhmr. perunrcaecr of any vawphlc rrnal'oay.7nnred mcelbanicaal cegnupinwnt shall he Required Parking Spaces allow shared and on street parking 6rcnnrscr9htd by aav apvp mp li are dewiec Eliot is at ICarir alp tall a"Elie Nawu Res'ilknluall 1 per 250 sc 1'i, ---- eaynagvEvaaut atsepr mm �� ,n l lolep l (a{e 1w�r@rataaava 1 h l.araMlaaag wiattd alaala.udiolpa slaalV l e I�rc.uY'eal.alaang C"C;all Cr uue.ap .... ....... SE rem,or.alleys only, lJpwper floor lwtnllil'antly tusas l 5 pw.ralwwaPlnig.Metal l"ayw r�aBaraaauc PvlEtl i-nnrt house 2 pyuE alwaclhnp Masan SIII lJQ truarerile,detached 3 jvrdwwclhn unir. hlaraes irl4,ing ......... A'11 aarvn (exa;cpvt ........ chawcw ay width setwi,ce drive+Which lvauw he ra max,ar(30 it,wvid t V3av csyaaacr 1rrt� drivcu ay wluall ntet he kw uaeaV AmIlk au aparraaaawvrrvcu t tilv,iredahawch:vys;unrV rxr .recvsse,asenavarp,.na°craa7nragica6 Nwetw an Etaaaa Ee adaEtti,al pert;tar minimize curb carts. ptlP l.arkwr may havprovided Hall.use.w ullaau 1 tMb l"ee4 or as nlaa'w it paa°6.iEv(C. 1 slarrr tl lsaa l iru playa Naas raa he,approved by Elie(wt)�mrwnrtaltea' aao_la_mlea_&usAnuse---------------------------------------------------------------------------------------------------------------------------- 4p 1-'iect o r 118-834 of Elie Cary of lhl Zo ansa C Yrdhrarrace shall ap pVy Miry cleat Eta nl arl't vireet w arkun. aa•eaas. ail%��/n,!,ln. riyii a rl M 1'.EaQR)aaQhIIIr;rat,w"Env pI4MIiIIcd unli,'r may t't;wl nilv'd Yarrd rarld may occupy no more'lhaaaa 51J'per r f 1haal yard, • Canopies,aramings,signs,and laalconies may trot encroach r?vca'Elea; we're yc.t•1 v l atau^. 26/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations e. General Mired Use Zone-Smithfield l „..„n I i M e I+iawa(k �......... ... see, Pnrrraryr 5arr a kviq Isms Key Properly Line Set c k Llnrt l3urldln,g naataatnnaet I�t1.. ————— --0--. s ,ma F Budd-W Zone Bu21&gArkt __ I:afro" lluulelan,g rnaxivaaatn (w 0) yAccessory hipi Mldup ''st ries _ __ __ _____ i k ________ Ruilt-to/wile(111!) kwtar laai1nsro 12 ur(Distance,frpra ltugGrty Clnt It el;<of Ihk zone) luwc l 11 11 a mill, nnru i�"rrrrcw uSidC�rrcud fial hpatrtt(I'ru uuy Str"kcal) 511. 2(V II. gItp Fionl(Scwnd ary,rSirQel) 5 11. 20 Il. First fVrrury ltct ltl 0,inin tl'ktr it srt(cntl.al Settinck Uppea Owls) 1(1rt miu. Side 5 11 (sec#1) Rear l rarrkl I Jw mi ,tivl' Mon.s" of pId mxl Akl'Qaca.`v Caro°S1,rcmdermail 15 fl. lroull laruu,ar a huuhluutgt ea Adjacent to any ksllaerus'u 111 ft, Conuaner6al(reIA, 1511, l£dl!''a, 51 res:tarua:u.arl,ufYue+., Building;Fnt•rrt l3esr leava t,l tI%' twti"N au^u ....... .............................................................................................. �rv,l�aflgrotlre�rtlsuea-- - yo,u tliV','i; --5"'to --. art hutldin built lw gra inwry trot? (rnjrt") Iw'Ku1 reli urrus) rt of builalinl?,hault to sccolldal'y 40 (nnra) AWA Other E.unulustrial) _ _51%1u MIN, 15""rr,, sweet Iffl (see ki2) l,krcation Standar•& • l,xisturou rok4a,rrau,ul uaiyhlsa rhwrwls Oubil hs hull^sari by r•srtlwum al uses in th,.Genmual Nlix.cd l w Smithtimhl anne to a depth Oil'100 It.. Blockt"ar: altawn: ions l„WO11 (ouaxnlretlma grnin). 131roret ptutuatetrr i,£'Y4l lY (uat.rxnanuti) • L'umni rr i al uses leaeept hva-work)shall be hocaasal along a 2£1£l 1't, wide aarma paa€alM as D mis 111wa. Lot+arrtdlh 41111.SIa 2511 T1 11untua 4(Y(1II (irrea�ax,) im Ruildl,ttg;"I;wgrr"s Lot L ep1h 80 tt. 400 It (max-) hlanptlintna (mill) {,'iwiulxtuldiuro� +auule-ruoriroily2lel'uralpc^+5 Re,o ential Swe SI•'- l,4,50 sal Il, "I.11 i,200yq 11, lerrmruhollss Vinuldi- � Up pa apt--650 s lt. Multiunit-900 we.ft. . d"1- uxe2 to uno 'io wsw 4lc+rs�l .Notes ,!l tilkla,surh ua•ks wlt itll ha caluGr ti ll vrr'b�sr,d s rt,vuhvuntuovt firm. sass[_al'uartt it ited hoween lnaldhq i(tufyltcahle. 42 Q:.onier but kl'un(,sued liar.ides[must he hnill to the MY t6r to inrmonatrn of 15 It.long the Corner arluni Koh srryos'. 27/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations r d as&1ui lit uy h pnrw ralaed all alto wn lilaan!7FF u i ei raa ly sli wWa ed parking, A shared! oarkraa a plan lima 10 N O� anavecl by th C ira r laati'd p d d p pl & . aardaiaalpau rtevl�aaev__ _ _ _ .00 MY)-`aa.`eiunr t ig-&A arf rdtc (City<af hk Zoifin�Ordilr,rllce wlaaroll apply� fear design e d aalt-snect pnrknap,aaae..aa F Encro"'iclimenis are px rinillecd into any r-eytrire d y;ar'd aa�tut I'Mllr ... 0 aaa" o ies,lov prtY s,signs, it"tphalc tval. 1 �,,aiuitd prorale�eFntes may not eiW¢rrearc�re;da IIOra141(UM y � a wa��irr seer Transidrep Same Key _.._.._... Property Line r u Parking Area u' � r l.,ocation(distance from roperty litre) Masaarryter AN r Froril iea;tl-aaaek I l)11, Siagl6e Famlly rl Residential Side (next p4D LGFWII!5'C Stele setback coin ucreialil,d 5 ff(tiesd laF I ilk 1) SeeaernthErystreed I()l. Prop�eatyUne se tlrmc,k The dirlkiwwing anpapalicis its all htailcdin pare ocd a d.lacent ier aril Reearsobaack 5 fi- existtiag,zoned sinpla pa milLeloached resiaertl6aad .. ..... ........................... 1'railsition Zone squired Parking,Spaces follow Section11 -5'71)and allow _slra�aarking--------- --------- C41ax B uiledirat Ifeight a( 75 ft (Mill) � wwitdrm"ri-aurs.itic n z rrle w l on- l (er2 edraxarrr l fF'-spaf7,d1 hlkdt atI&'l�sariiry 2 ate'atu T�Jtair-dtasuedcaagr;rd llacr,„�t)aellt, fI1 n 1 es Ob nce alt be mml irllcd al mr the limperty line.acdj4weni uaa ... LI)ap er door Multit'anidly uses 1.5 t i'(l'vellin)a unit thu axpsWus�z ov tioaparYu�i_el use "t o roadaolnes 2 per dwelling kwit 12-Building mass shall be stepped cdaaanrti.a onl;rhea aesiderraitad edge. Single f`iannl"cdelached 3 rr-tdwetlllny,,riitdt Notes re13 -,ry llerirt��eaaltaaaF.a19 ptlblrw ahce^t tcnec;pt.rlkeyti,,alferlWud raaidw3ys„,'need highways)not de^linol by ar budding"at the BlY shall be f ehltua,s and aver/aaninew less�thMna 7 tl.l ag)hC1011 shall not be d 1�4n f r b a 4 fi hrg;h`alavat tic cen htradt�ndtilr idre l�Td u - tie nnto(l as a slor uuel°lard a Nif enwrou nwd mcclwlnjced eclinprneair shaH fhc ae:acne ._r�ld�u"Wa'd4Aprn,aai lC.cvaer.V4 C49aalaaiaiir', Inay�a'r'EUM1t'+%;3tl4�IW'f91M'IRwhwdFl.eld9d hvroln eddreovieaa�eri9adlalraaing pubfcW'llrlais�-dVt-lW.iy 01'Snakde,l,aaltlrl'y` appdreafions basa'd on the Unwire character 7oPno naJomy rnixod n`,efilerna I-csiede.ntnld arAl".S hi,ndudil ion t(M.t Nirnrei wV all IllI bigilcr thole 42 tn.,ifae ravages. Iiatil dine arau is bawd on ioryr Idsxrr perilnere°r lit any visible,roofniounled nic^elmniearl"puptnew�l:uzadt he Foy P t;rrrslred taaeala,w nari AernalMlead ch%:,tanscrrihww]by a rl aplprora)parrkne edeviOe flint is al letasr'IS tall ais ache. d Parking 24 f:t naav ieaaep i � udulllwlauena lracll r l w Madan anal mule+.oche sViadl be loafed alaWul g OP toe ncral alrtwe�waay�aa'reltda servfuaF alrtuw+wtlalcla lra,a,y �i y i t umWryan ail 3(}pt_rurl-1 SITeets or aalicys a wily. 2 (aaa C�+lwrer I(nus„elaivew.ay ShAl neat he localw'd (DWa a pr911a ir�' irl.ei,;, #8 tif Nil red drivmNys al NJ('mass access etascnaallIS,ne wnuatrr.11;ud�� benw.a'uaa aiaaWu resra)etaN'rrad leWts acw nuuaivar/"c a�uaNi e�uas., --------------------------------------------------------------------------------------------------------------- 28/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations f. Arterial Mixed Use .. .. .. .. . ...... . . .------------------------ ---------------------- rr 111� F. .......................... t m n8l�wa mill ,"" Hrop."ting... �. . Sidewalk +A---- ----- Line Prim;aty stye; Key Prop"Line SuacNa'Llm Building Line lS1i. ____________ _.. Building sun:uxirriuurl. mories AM k➢utidd-Colarnc galiCddrtg+'kca (seo,43;l tnnnunsd floor finish 17 ua mox,abavec sid m,anlds kips' commercial 18 rnn rain,t6r nssalaruhal Build-to Zmie(BTZ)(see#5) (Distance from property Brie to edge of Me zone) First lliaan hcigl�nl 15 dl n,nn-BJlararr°it)tl¢rrar) _ ——————— .�——————� Front(AtlerialStteel) 11011 -'7011 Uppr�floorfs)leiglu10k mrunz Front(Any nlhco' l t)17�Sireel) 110 Il. -70 1'l- IiihJ,,.��oGGl,r,,6r7�1 Setback Land Use Mill ';' of Max-'I�i,of Prcic rrcd burilalunt�+nsr hauilaiilug:nnu«l. Side 5 it ('WC lt'l) Commercial iMil(retail, 1tt 1W%. 8Wl'ka Rear re 9aurrns A"ice)' ehuljaeenit to SF resnlenntiad 15 d,l'. Ita wuala inn nl Permit tech my ahovc liTsr rltror Adjacent to an L (,acwl. atp,ac Nio 4,iehgo a) Buildingkrrn G� ISOc %erl"bnulding,tanilt ten garil'nnary 6011 rr,(irinl) iaudsiwtr��akq street If Z (SLT,#2) 0 B"ailding Types kif h ululirng bt6h tet^sccondmy 440^4,(m4i) sholitlia,nt Civic budding stn'a ct CT"T'L %.0 2 mixud Live Ilowt Notes Block k,nec dimensions nsions I,000'll (Ituaximur'lu) Al tiielc LVrcic6 h shatll hu critlsci ri.Mir N as i aasn siriinssiuns lice Block hu rnnrr to 3,dvll('l�11 (nnax%'uretuunro) `e ro�rr+�utl on rueinrtimi hulaMuw i hnnlelnn ti„'id`ta aIicablex 2 t OMCr heLiWIM,Slruet:I'dCades must he Brnnit m the 11'ry,Ecr a I'm uyl`idtlh t)(l ll.(urndx.) Inininrum of t 5 kl thrnn Ila:(x"tier alorrg berth stews, Irarriex curial narouzz:nnine�luy tluam 7 fi qa g)hcighi Mdr.ntl mart Nve Lust f7a.pth 400 11 (rnax) uteyl u a tiiaan fl Xn'ulopinem Revicw Cu mmillee imly rynial%,aive.•rs Ian individual Lot uc)r c^ragc, 751ra(nnuax) applkations blast^d r i sdn u dtv n harmAef milo nn ;tirrv,niimal tosa iti Lrl,u.fiar raaialz� Bu ikfirr area is Or is d an Oust t1oor eiuit l +t'._�.____________________ 11"idQndnal elcnsi y Adel r6. t 9 roar,arl@ n'rsrl .wt ezc+t m e ruvllac k _____ __ a✓(i _Aynuy di^eouul:rgc alusnug rid 1'(lly stL�ctw kuraugq allays,�an•tu^n�uml ro4id oys,omi highm,�iys)not el+fined h,y as budding.al the 13TZ shall be deliti d by a 4 11 high'i'ercel Scr�en are alal7ierdturiale plaza huuh sa,alliuna the D Ir/'',. 29/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations 4-___-..__._. dtl,fl T arking nanay tx:provided aafd=snta wvra0nan 1,200 duct or as slnarW parking A shared parking Alin has Vat he:approved by the City Manager or hisftaer designee 00 • 1 arcrotacHnncnts are Im-na.dued info any required yard and way C noapaants, thangs tlt and baatc i aw nol encroach Canopies,awnings,signs,,r nunnres r y a rtitaclr, over t1w wao ertyr line.. PIOWY Lire ar a r Fhmaryr 5ruaar r Y Ivey Taansiplon Zone " r � r _.._,,_... Property Lire i , r PaWng Area r 61H�h i Location(distance from property lined asanrTFenoe a Front setback 10 K 5tngle-Faanip Residential0tl,(n4 xl to Residential Wse uatnnnc�a ciap y Side sohact Ill t°V.(nncxV tw) Property Lime acsidc nhaal} Secondary strevi10 1 la¢ totllarwrrataL 3plp}1c s to adl K ildint s Iurc algid kl(Wj cent tar 1111 setback 10 Ii . ral:__ Rear swthack 5 t1. ansifion Zone 25 ft anon, Max Bu ikling(Height at ^staarres Required Spaces within Tr anwntaoaa Zone dtl...l 118 834 art ufac C aty tad 1 R11 ZoninaL Ordanaancc shall apply lortcct Sc:cVia,run 1 t�-tfi��art"Glic citycal'Nun•tlr RichlandHillsfart eta a nr of cvdl stnea;t aaaakraa arcaa+, zoningt Ordinance, #12 A 6 fl,'high nnasooray fence s,Ndl be installed al the properly punt, act aC rnt to the Ilse #H -kniwing inaass shall he suepp�ccl ctaawna ralutaa utae resictcaatnnnt Nows #14 6roun d°ancl root'rnoanatcd aanecdaaanic al equipment shall tic drnvcvva vw khh on T'arktaag cit,yfrX O T`st annd aid screen fronn dua�ct view aat°attacrianaag pralrlaa rtglats-and waay e'�tr y .>"wricrral Roadways singIc-lanilly resicNentdaV nscs. In actc9atirrn tar a parapet wauHl net .and hi hcaVlaan42in,thepcHnIcicrol,"nyvimibler'oofniotnzutiod 24 tl nnax,on atl-TOD mechanicat ccproapnaent;,halt be chv^unnscrnbed troy turn appropriate Streots device Vhat is at least as tall as ttle ej(a ijt lwnt itscW nb (Tn coanacr 10 clanvcway shall not ltc #15 Loading acting and arnloadarrg shall be loctnt d along'fOD cvice th a p l a cis air alleys cnaly .. utc,atcc9 onnnnanat y staa�a p,watln aw patiutaa t ra9..nca al Span. ofarwriatl roactwa ti. #9 Shared driveways and cars access cascin tints are uncouarang?ed hctww°ccu non-residentaaad'lunts to aniartannr e Cu rb cuts. 30/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations g.'I'()D Residential ��,.. �------ . d Lrrl etovwnaa�v 75"� ,l(max.p r4 r r0 { a .t Sadaavaak. °t 1Trinaary SOW Key . Prepredy lCine Setbad lane Pwporly Line Build-to Feno SuuwGq,area Buildings rruiuinaum 15 t'i. 1"tuild-to Zone(BTZ)(see#7) 'a slories 1trrlclronF rrraerrinuna (17islaurcafac>nalaawaalaer° 'fine lraralgtaat'IlwrMawuc) ___________________ (wa�sd3p.______________________._ Coriley Lowhuca scary l railaiiirr� u`r soovies FroW(Primary Slrve•t) iN 1''1 1011. aaa.ux (see#1( Owund floor linninlr 13 in max. ala rvc ucle wal& Frain(Sccoi nary Stu;el;) Oft. 1011. level (Ibrrtanrurv;aCkL1 rraav); 15 inn_ ttvrclliatrt°eraar7 rVe7u�n ruiaittiar ru...................................... aar'i�tr (for te�.idcntasluses) (bothriunaary grid sQcond ary a5 ll (nax) N +' n... n.°„�e 5Ga 11 (rrr.rx y i ia'bt 11Caear Nuur lra l 11 auoar tsar rewrden iaal tiCavaelu;,N hatr+or)r Lwv Upper floor(s) 1(1 li.nrin, lal ag,iat 1-ream(primary Street,N 10l°a 25(t° ( Building Types FroiiI('SccofiJ au-g°Sircct 10 t) 25 i1.. pixaruly a1°a�iuireal Civic building, Mailri•aiarht lla,aaw' ...........................................................................................__._......w - ... ........ _........ .......... Sellaucie N auw— aaa f)IFIt Aaravoalr v to Side 0 1't.(see#I) l�eezur i ll 11. ii�' Buildiog ror°nra rat building latrih to primary 60%(min,) Aft ~truth tyTT i,se,#"_) of buoildiligz Iarnit to sec'ma¢iurry 4W do(rrrrrr.) s.trucl.i317 (sec#2) Mock Ike(itmensionns WO it (nareximum) Mcwk lxrnarctar 2,000 11.(ni�uxarraurat'1 Lrra 4Ar id lr 40 11.SF° 1 of Delttta 90 ft(mitt) 20it Nl.(max.) Rt:si iernrleal Size SF 1, 50 tial.lt° '1"'Fl r'ArtukJW- Mohiunu t- dN Nil ti. l,200 vrq 11 (nuin) 31/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations 7WS&111zrv* " mwmwmwmwmw�� * : s wqm i .� I� Mrl'espuary'tence .. ......,.........m....,...... Rnr+rarm Hww t 5annw'wa ^A^"""""" �l RasaknllaM l e), r Lc411 .. ....,m....,m....,m... ' '..,m....,m....,m..._I. __..,m....,m-- .,m....,_._ .....,_.._...,Property Une penpahrly Lone p'edking Am bloc trrlluaving appphcn hn ad&N uklines loco cA wfialx ul 11,aarl cx0mg sunod Gl....... ....... sakjs!^",..:..,ae141�q.4t NG";put 1e Ut tdltl., .. � f g41.w' f'ranasttunt Ae71D[, '�I cry„ccl,. LAxalion(distzmne"front L91'fIpet-ti,line) mm.Building Ilaighl al tl5 fi.tlnran l frantsa;ibctck ❑an.,) Iitfi, Vidfin1ninsrhilluF lle 71/' a�T Nt L�y.lr lrrasuiorr la,lruu ?:ttai usOh ,haall be msq dlcd it lbc Side setback(ahlan.) 011, pra;4lWeaty 4¢awo 4u1jacaat to 0A, S a a4ua'lnly slyret 10)l. �4 All I anlaCiuua 11 ai e�,.c.xlstln g rtside setback(m lad� 'al; +rlhatl nweh dao Agv4nlvow IDl SumdArd,,on Sectiom I l'i 5 tyff Rehr 4^C'�`back(imn.) 511. }Vl.9tllvaRl.ro.4,LLma Ill I:'Nnni tervl •••••• ••••• Requh-ed Simms F� All btidding,n4 the O])Ries Idnntial,bull iou,r the Arotl4ncwettar.ul Nfldtr ni4dl lldt4rw 2}atr thw Iling unia ytrnud tdn in 1l8-56&. l`aarwnhome4 2 lx 1 tlwelp'ing trail 's7 Any&r0ur1,'1gC Il No,y'J plubhQ sirvo fcxccpl alloy:,)rout defined by I Single Family ala;la�tiFuewl 3 lx^r ekw e}Mora ttrritl huild"any ar[lie 13TZ,In;,all be llcl'ntod IT),to 4 t4 btr"I Screen NMI within the }3 Cl Bcd&llrc i IIS" 5 c r ffx klruo 11 ....... .......................................................... ................ -'M 1 urkan&druet w ry%vW1.b 7.0 11 rn<ax.. a/�//11U/ ��IwIIwIIwIIwIIwIIwIlwllwl� a Y}tall not be located(II:a ....... (lnc nicrUs amewaav 20fi maax. � l�IIIIIIIf��l�lllllll� J1 C urnv,Lot, (alwalrv"ae.;n wauan mvliaatg✓,.nil lua. oulics may eaacmndl over the sudcwalk as Imp as lbe rtatr l clan uecc is a ntha4umrna nl'kw li and tlae af1CP Hla urcxB dt�aeew ays and ttan acwaan t"utptcnus.. ... . a,a4a,ircs ac}narttnh d+us r4cat cn uw.d Sd)"r art Ilrt itwlot¢Ir�d h C,arwnGh.wlc1114 ,arc's c"iwautsnyaIJ bc.twrern 4)1s 10 nuaulai,"vu uuah s,atls Vaster"roar 18n, 1 utc.lue',,.,uaavps,awn urgM ytyas,laloollien,hay window.,and +f�l V &Aar'ktttgd twt,u)�he g7t'r+'w�iultal d t1 wuea._wralrtu4 1,.�4YC'M itch are,I+.til_m""'uu.d............ uplveraarc•Vnttchurrd lemmutn�s n4,ayevienlech uurtel raapnand yrardk, pruvnlccl p'W4'up;, Ihtcy rile net a,ncraa ch overh h e 6iearrt prupeny linu. hc0ion l lH,%34 oI'thc4 iy ul NI4.11/amok Ord ul inc.t slhaall.a plbly liar&sism e7N�o i=shreul p,hrkiuu nawaaz�... Nr)leti hd13 < llhc•v,,paw unny,' sogun,,nd Ibaalc.a ulpc auuy 4"r4w,at aall.over alto 141,7 -tl SW sobsck,shlall be b.a,ed on rninuan.uan Biiv ncp n:afion required mid setba k arena ........ ...... ...... ....... .......... bctwceuu buildiug,,s d q plu.cahlc t{14 (wound amt lss 1 toom4wd allee,luuaric al equipr er"Jedl bC scivai Q tancu b ildin tre^et 6cwdes inu,t her hits t to hhe fl:.42 p 6 '6.?1`ara a twill daa'ced vww�a4h',ad.pl+initns pubtic rlgghl,of wnay or slnp�.lu taatr§lyr a4lrrunaprun.a h"3CB I'h.4br+urn due corner notl4."ri've4s.. raw"lh,,iii 42 iiu,[lie 14vainioer ol`sany ulsiblu rl7ast anwtant.cwl raun:.hani,eA tehaili,nwnt shall he 43 hlhaca..arid nausxrmnitn lus,dnaau 7(4 tmll)lioght sNill uol be coarhtc,d uarcmn.sti,lrllied by an ilxpropi ime device duat uw m cam s 1A as ht4e 'tkt wuttu�uC atsuMO ,n'toa°yr. 1P 15-Bunldul$411 ass shalt be sleppcd dwawwnu adoribi uhu remclunhoaal W u;. (Ord. No. 3240, § 1(Exh.A), 3-4-2013) Sec. 118-567. -Street and streetscape design standards. (a) Generally. Streets in the Station Areas need to support the overall goal of a mixed use, compact, pedestrian oriented district.They should balance all forms of mobility while maximizing convenience for residents and visitors. The Regulating Plan designates the required and recommended street network within each Station Area.This section specifies the typical configuration of streets within both the Station Areas.The specifications address vehicular land width, parkway widths, R-O-W widths, number of travel lanes, on-street parking, and pedestrian accommodation.The character of streets in the Station Area will vary based on the location. Some streets, such as Davis Blvd., Mid-Cities Blvd., and Loop 820, are under the purview of TxDOT while the remaining streets are city streets. (b) Newstreets. In addition to standards for existing streets, this section specifies standards for both new streets in both station areas. New streets in both station areas shall be based on the required or 32/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations recommended designation on the corresponding Regulating Plan or may include any of the designated Thoroughfare Types in the Town Center regulations (Section 118-471(9)Thoroughfare Types. (c) Street Types established.Table 7.1 and associated cross sections or any designated Thoroughfare Type in the Town Center regulations under Section 118-471(9) shall establish the cross sections for each street type.The cross sections may be adjusted to fit existing contexts with the approval of the director of public works. In addition, the proposed cross sections may be adjusted to meet the needs of the Uniform Fire Code as adopted by the city. Elements R-O-W Number Lane On- Sidewalk Cross Walk Parkway/ Street Type (Recommended of Lanes Widths Street Width Requirement Tree Well minimum) Parking (min.) ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Commercial 60 ft. 2 10 ft. Yes, 6 ft. Intersections Tree "Main" both and min. of 1 Well, 6 ft. Street sides, mid-block X 5 ft. parallel or tingled ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Commercial 80 ft. + 6 ft. 4 11 ft. Yes, 6 ft. Intersections Tree Avenue sidewalk both and min. of 1 Well, 6 ft. easement sides, mid-block X 6 ft. parallel or tingled TOD 80 ft. + 6 ft. 4 + turn 11 ft. No 6 ft. Intersections Parkway Boulevard sidewalk lanes 6 ft. wide easement ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Avenue 68 ft. 2 11 ft. Yes, 8 ft. Intersections Parkway; both 6 ft. wide sides, parallel or tingled 33/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TOD 60 ft. 2 11 ft. Yes, 6 ft. Intersections Parkway; General both 5 ft. wide Street sides, parallel or tingled ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TOD Alley 20 ft. 16 ft. NA 16 ft. No NA Street NA pavement width intersections *Angled parking may be permitted along these streets if an additional right-of-way of 16 feet is made available. (d) Street Cross Sections. 34/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations C'cammcrcial Main.Strect (Main Street) BTZ Sidewalk Parlding Travel Travel Parking Iree Sidewalk BTZ Wane Lane Well Commercial Avenuie arzim. Pbee9.W1 sYdewWlk n4&YrGdm mtN�.p0 «w, r SapWW'b ;r msm��w»ry 447 ; a e' tl 7 1 t 1% 9 C n (I' tl Mb r Wp .-w ..► .rre W.w -+w-.r v..,s —r..W Min PAW kYMd,l lrW%IWfm6eWWtlyw$4erWllk�� MMxalL 1 ynwn y TK&rrap6a�mWm poaRulaq Yy� ffiIdkMW6M` tram MWNf W Yma,p [�0 R 0'wr i nww* TOD Boulevard it f r'Wanr Inr''S Pk'1NY Pctmt IMMB Nu— UM SW�,wA eT'Y wx wrflramga w 1 R +► Y1 a�w.'1 w4 'tl1 *. 1'1' W�w6 0. io ■ 10 w V Werarm FdNW a e uT YfWtlR HtlYfe a'1Md@� 1 f S^ pG 80.'fi.01N4° ....... ........ ... ""' tlIktYzewd.p 35/69 3/24/2021 worth Richland Hills,Tx Building and Land Use Regulations Aveotic Yard Sidewalk Parkway Parking Travel Lane Travel Lane Parking Wewalk BYZ TO0 General Street IA— el TO0Aile ......... a (e) Streetscape and landscape standards. Streetscape standards shall apply to all streets within the Station Areas. Streetscape standards shall address all elements between the building face and edge of the curb. Typical streetscape elements addressed are street trees, lighting, street furniture and pedestrian amenities, and materials. oovon 3/24/2021 North Richland Hills,TX Building and Land Use Regulations e kParkway eet Tress C; eet Lighting Street Furniture ewmalk Material e Well Grates/ f Standards SZone wSratk I Travel Lines J'ypic al Strectscape Elements in TOD Strect; Street trees(within public R-O-Ws): i. Street trees shall be required on all TOD streets (except on alleys, arterial roadways, and highway access roads). ii. Street trees shall be planted approximately three feet behind the curb line. iii. Spacing shall be an average of 30 feet on center(measured per block face). iv. The minimum caliper size for each tree shall be three inches and shall be a minimum of 12 feet in height at planting. Each tree shall be planted in a planting area no less than 40 square feet. v. Species shall be selected from the TOD District Planting List in Appendix C of this division. vi. Along the TOD Boulevard, trees shall be required in the center median and spacing and species shall be the same as the trees in the parkway. Street furniture, lighting, and materials: i. Pedestrian scale lighting shall be required along all TOD streets(except on alleys, arterial roadways, and highway access roads).They shall be no taller than 14 feet. ii. Street lights shall be placed at 50 feet on center, approximately three feet behind the curb line. iii. The light standard selected shall be compatible with the design of the street and buildings. iv. Trash receptacles and bike racks shall be required along the following TOD streets— Core Main Street, Avenue, Commercial Avenue, and TOD Boulevard.They shall be at least two trash receptacles per block within the public space. Street furniture and pedestrian amenities such as benches are recommended along the following TOD Streets - Core Main Street and Commercial Avenue. v. All street furniture shall be located in such a manner as to allow a clear sidewalk passageway of a minimum of six feet. vi. Materials selected for paving and street furniture shall be of durable quality and require minimal maintenance. Landscape standards(on private property): i. All surface parking lots that accommodate more than ten cars shall be required to plant one canopy tree and three shrubs per every 1,000 square feet of paved area. ii. Trees and shrubs shall be planted in landscape islands no smaller than 200 square feet each. In 37/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations addition, each tree shall be required a minimum of 40 square feet of planting area.Trees and shrubs shall be selected from the TOD District Planting List in Appendix C of this division. iii. All lot frontages along a public street(except alleys and highways) not defined by a building at the Build-to Zone may plant a four feet high (min.) Living Fence in as the required Street Screen. Such a Living Fence shall be composed of shrubs planted at two feet on center and two feet high when planted. Species shall be selected from the TOD District Planting List in Appendix C of this division. The required Street Screen shall be located within the Build-to Zone along the corresponding street frontage. iv. Maintenance of all landscape materials shall meet the requirements of Chapter 114 of the City of North Richland Hills Zoning Ordinance. v. Along arterials and highway access roads, street trees shall be planted within the required landscape parkway as per Chapter 114 of the City of North Richland Hills Zoning Ordinance. vi. Turf and groundcover: When clearly visible from the street and alleys, all unpaved ground areas shall be planted with low growing shrubs or ground cover, ornamental grasses, or a combination thereof. Turf grass must be installed as solid sod and not seeded on. Ground cover is encouraged over turf/sod. (Ord. No. 3240, § 1(Exh.A), 3-4-2013; Ord. No. 3325, § 2, 9-8-2014 ) Sec. 118-568. -Architectural standards and guidelines. The architectural standards and guidelines for the TOD Station Areas shall establish a coherent urban character and encourage enduring and attractive development. Building plans shall be reviewed by the DRC for compliance with the standards below. The key design principles establish essential goals for development in both the Station Areas to ensure the preservation, sustainability, and visual quality of this unique environment. Buildings shall be located and designed so that they provide visual interest and create enjoyable, human-scaled spaces.The key design principles are: • New buildings/building fa4ades shall utilize building elements and details to achieve a pedestrian- oriented public realm. • Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood or environment. • Infill design can be approached with non-historic designs using simple and neutral elements which will fit better with the character of the neighborhood. New designs generally should not copy existing structures, but must be consistent with the character, style and scale of those structures. • Compatibility is not meant to be achieved through uniformity, but through the use of variations in building elements to achieve individual building identity. • Building fa4ades must include appropriate architectural details and ornament to create variety and interest. 38/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations • Open space(s) shall be incorporated to provide usable public areas integral to the downtown environment. The Smithfield area has an historic existing character that shall be preserved by rehabilitation of existing significant buildings. In addition, new and infill construction in the district shall reflect the character of the district during its historic period of significance. a. Standards specific to Historic TOD Zone:In addition to standards in subsection B, the following guidelines shall apply for all development within the Historic TOD Zone.All changes to existing fa4ades or new buildings within this zone shall receive a "compliance" permit from the planning and zoning commission after DRC review and recommendations on the extent to which the proposed changes or new construction meets the following guidelines. Building form and massing: • Buildings shall consist of rectangular building forms limited to one- or two-stories in height. • Simple architectural ornamentation at the street level of buildings such as wood cornices or cast iron columns can both accent buildings, and provide visual interest for pedestrians and motorists. Do not incorporate high style architectural ornamentation that does not reflect the vernacular early 20 th century design context of Smithfield. • Recessed entries provide weather protection, protect passing pedestrians from opening doors, and add attractive detail to the storefront. Do not recess the entire storefront. i w1 i i�iYfi u�iriw y i vin�Gd rJJ �i��lli �Jeil�lil lli! ImeNges slumbdYB,g r,qpropva We h uR/C hw jorin a)?4188ulstiR1vg 4V[tddpin the l"fCStraic Core Horizontal rhythm: • A building larger than the width seen traditionally in the district(greater than 40 feet) should be divided into modules (20 feet-25 feet)that are similar in scale to typical buildings. • Large project sites should be developed with several buildings, rather than a single structure. • The horizontal rhythm of the street wall shall be reinforced in new buildings by using a similar alignment of windowsills, building lines, floor lines, cornices, rooflines, and floor-to-floor spacing along a blockface. • Using building design elements such as cornice lines, ground floor canopies and awnings, overhangs and windowsills helps to maintain a clear visual division in building design between the street level (ground floor retail uses) and upper floors. 39/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations p i Ex aiiilales r f l)iaililliings with is goer l hw•azonfcal a"lYthfn along flit 4freer Doors and windows: • Windows and doors shall be vertically oriented. • The primary entrance to buildings shall be clearly defined and oriented to the street, and not to parking areas or side or rear elevations. • Clear glass should be used in upper story and storefront windows. No reflective, heavily tinted, patterned or sandblasted glass should be used in storefront or upper story windows. Patterned, colored or sandblasted glass can be appropriately used in transoms above storefront windows, however. �IVII�iII'f ( r 1 i4yll I t'r m ifiklaiigs with alrlwolai°hit fluter eaaaaf kbrlifClllM'openings Roof form: • Flat roof forms with parapets, or gable roofs either facing or perpendicular to the street with a 5/12 or similar pitch are appropriate to the character and image of historic Smithfield. • Roof forms consistent with the character of Smithfield are recommended. Sloped roof shapes on one-story commercial buildings are not recommended unless they are hidden along all visible sides with a false parapet. • A visual terminus, such as a simple cornice, at the tops of two-story buildings helps reinforce the character of Smithfield architecture. Building materials: • At least 75 percent of each fa4ade visible from any public right-of-way or adjoining properties (except alleys) of new buildings shall use materials typical of common building materials of the historic period and location, including brick and stone indigenous to North Texas such as dark 40/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations fieldstone. Masonry materials shall be installed in a craftsman like manner that are a minimum of one inch thick and imbedded in a cementitious reinforced substrate. • Stone patterns, sizes and color of individual stones should be similar to those found in historic stone buildings in the area, or typical of structures of this type, age or vicinity. • Masonry bonding patterns, sizes and color should be similar to those found in the historic commercial and institutional buildings nearby, or typical of structures of the type, age and vicinity. • Traditional materials such as horizontal wood siding of dimensions similar to novelty, shiplap or tongue-and-groove, or Cementitious horizontal siding, in a smooth, paintable finish and of traditional dimensions may be used as accent materials not to exceed 25 percent of each fa4ade. Other non-traditional building materials shall only be permitted as accent materials(no more than 25 percent of each fa4ade visible from any public right-of-way or adjoining properties). Awnings and Canopies: • Canopies of wood or metal and awnings of wood, metal, or canvas may be used to protect pedestrians and create interest along the street. • Fixed, rolled front awnings of corrugated metal, as found in many early 20 th century North Texas commercial districts, are appropriate for the Smithfield district. • Fixed canopies may extend the width of a commercial building, and may be supported at the outer edge by simple wood or metal posts, as long as the supports are non-structural and do not interfere with pedestrian passage along the front sidewalk. r grr+a°ri wvv r Ildrop J�IIVIUfllllll rii ri rvr S Biiihlhigs 5W ilh ct71P{ypd("s G!'F7daw8 ht1 ,,'s pp.-oviditig!8771C°7` sl along the,"rl-eet G'7N7dshade 8f7pd'des id"An."4. b. Standards specific to commercial and mixed use buildings:The following design standards and guidelines shall provide property owners, developers, city staff, and decision makers adequate design guidance for new and existing commercial buildings. 1. Location on the street: (i) Buildings shall be oriented toward the major street with the primary entrance located on that street.All primary entrances shall be oriented to the public sidewalk for ease of pedestrian access. 41/69 3/24/2021 worth Richland Hills,Tx Building and Land Use Regulations Giwphic showing locaflv (ii) At key intersections, buildings located on corner lots may utilize variations in building massing to emphasize street intersections as points of interest in the district. Maximum building heights shall be permitted to exceed by 25 percent for approximately 25 percent of the building frontage along each streetfa�ade. A^w'y(wn//led`m/`a/invs in,building nmw/xg*'vco/w&vte�l, 2. Pedestrian-friendly building massing and scale: (i) Abui|ding's massing shall serve to define entry points and help orient pedestrians. (ii) Buildings and/or fa�acles shall emphasize and frame or terminate important vistas. (iii) Buildings in the TOD Core zone, to the extent practicable, shall maintain a 25feet--35feet building fa�ade widths or multiples thereof. (iv) Variations in the rhythms within individual bui|dingfa�ades shall be achieved within any block of building fa�acles with architectural elements such as bays, columns, doors, windows, etc. (v) Breaks in the predominant rhythm may also be used to reinforce changes in massing and important elements such as building entrances, terminated vistas, or corner sites. (vi) Porches, stoops, eaves, awnings, blade signs, arcades, colonnades and balconies should be used along commercial storefronts and they may protrude beyond the setback line provided that they do not inhibit pedestrian movement within the public right-of-way. 4o/on 3/24/2021 worth Richland Hills,Tx Building and Land Use Regulations � line �c^��6�o�v*6w�y��oh*w�/M�ov/dv»� mmmvetscajw 3. Feature buildings. (i) Buildings which are located on axis with a terminating street or at the intersection of streets shall be considered as feature buildings. Such buildings shall be designed with features which take advantage of that location, such as an accentuated entry and a unique building articulation which is off-set from the front wall planes and goes above the main building eave or parapet line. Rvcwnnnmwd(!�l/nuuvxe*o//e�mhwmm'W,iv^m NO/ 01 levswinaf mivox 4. Architectural elements and storefronts: (i) Shopfront buildings shall be designed and built intri partitearchitecturesothattheyhavea distinct base, middle, and top. Contemporary design is not discouraged as long as long as it is compatible with the character of the property, neighborhood or environment. 4avon 3/24/2021 North Richland Hills,TX Building and Land Use Regulations lop 1 ,IT ,rY qi f Ii q 01di r II s �r�"9R ., �,,,,e„ �f;�Yl 91P4 I Y t a t"rgia-es show ing desh,ed ar-chil'ec"/rr1"al erleinetils irr.Shcypfi''onl bnile il11P (ii) Architectural elements shall be designed to the appropriate scale and proportions of the selected architectural style. (iii) An expression line or equivalent architectural element shall delineate the base of all buildings, and a cornice shall delineate the tops of fa4ades that do not utilize a pitched roof. For retail storefronts, a transom, display window area and bulkhead at the base shall be utilized. (iv) Infill buildings shall maintain the alignment of horizontal elements along the block. (v) Building entrances may be defined and articulated by architectural elements such as lintels, pediments, pilasters, columns, porticos, porches, overhangs, railings, balustrades, and others as appropriate.All building elements should be compatible with the architectural style, materials, colors, and details of the building as a whole. Entrances to upper level uses may be defined and integrated into the design of the overall building fa4ade. Doors and windows that operate as sliders are prohibited along the following streets - Core Main Street, Avenue, Commercial Avenue, and TOD Boulevard. (vi) Roofs: Mansard roofs are prohibited and flat membrane-type roofs that are visible are prohibited. (vii) Doors and windows: Generally, windows shall be oriented vertically, and bay windows shall have external bottom supports. Dormer windows shall also be vertically proportioned and slightly shorter than the windows below. (viii) Transparency required: For all new construction and renovation in the TOD Core zone, the street-level floor shall have transparent storefront windows covering no less than 65 percent of the fa4ade area. Each upper floor of all building fa4ades facing a street or plaza shall contain transparent windows covering at least 35 percent of the fa4ade area. Glass curtain wall buildings are prohibited. For all new construction and renovation in the General Mixed Use,Arterial Mixed Use, and High Intensity Mixed Use zones, the required street facing fa4ade transparency(each floor) shall be at least 30 percent. (ix) Ground floor commercial and mixed use building plate heights (floor to floor) shall be at least 15 feet in height.Two story Live/work buildings may have 12 foot floor to floor height. Upper floor to floor heights shall be a minimum of ten feet. (x) Storefronts: Retailers located at the street level shall primarily use storefronts to orient and 44/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations advertise merchandise to customers. Retail buildings shall provide street-level pedestrian- oriented uses at the ground floor level. Storefronts on fa4ades that span multiple tenants shall use architecturally compatible materials, colors, details, awnings, signage, and lighting fixtures. uuuilil C rarmrrefiWxarcKtw„� ' Relaril tilrrr[ftmils with Irerrryerr-eni ra hulcrws V'r tie ullY("'•erne d wines"ows with emphasis on 5. Building materials: (i) At least 75 percent of each fa4ade (excluding doors and windows)visible from any public right-of-way or adjoining properties (except alleys) of new buildings shall be finished in one the following materials: • Masonry(brick, stone, cast stone, rock, marble, granite, glass block and/or tile). Masonry materials shall be installed in a craftsman like manner that are a minimum of one inch thick and imbedded in a cementitious reinforced substrate. • (Architectural CMU with integral colors) (i i) No more than 25 percent each fa4ade (excluding doors and windows)visible from any public right-of-way or adjoining properties (except alleys) of new buildings may use accent materials such as decorative wood (naturally resistant to decay), metal, synthetic materials, or reinforced Exterior Insulating Finishing System (EIFS) (iii) Stucco and Cementitious-horizontal siding in a smooth, paintable finish and of traditional dimensions with at least a 50-year warranty may only be used on the upper floors within the TOD Core and General Mixed Use Zones.This material is not permitted in the High Intensity Mixed Use and Arterial Mixed Use Zones (iv) Side fa4ades and rear fa4ades shall be of finished quality and of the same color and materials that blend with the front of the building. Rear fa4ades may be painted tilt-wall or painted block matching the same color of the rest of the building if the rear fa4ade faces an alley or is not viewable from a public street or right-of-way. Rear fa4ades shall not be designed as blank walls and while they may not have the same level of detailing as the other fa4ades, they shall be designed to incorporate vertical and horizontal changes in color, materials, and articulation that are in keeping with the other street facing fa4ades. c. Standards specific to residential and two-story live/work buildings: 1. Location on the street: (i) For corner buildings, at least one primary entrance shall address the primary street unless configured as a courtyard or forecourt building. (ii) Garages generally shall be located on alleys at the rear of residential buildings; pull-through 45/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations garages are allowed if the garage door is set back behind the rear fa4ade of the main structure. If front-loaded garages or carports are utilized on single-family residential lots, the garages and carports shall be no greater than 12 feet wide, and set back at least 20 feet measured from the face of the main structure closest to the garage/carport or rotated 90 degrees with windows on the wall facing the street.All garage doors shall be divided into single bays separated by at least an 18-inch column. Front-loaded garages on residential lots less than 60 feet wide shall not be allowed.Town homes and courtyard apartments shall utilize rear-loaded garages. rr'n. p r ��✓li i p�I a �IIIVII G' liy siekneial Fr.nvrdhirner.s with,p-itpmw-v entr°oonce° to the bre.-ww o'k w ir, rwilh haY rvrsulo ws Wr ce l 2. Pedestrian-friendly building massing and scale: (i) On residential buildings, at least one of the following shall be utilized: porches, stoops, bay windows, balconies, masonry clad chimneys, attached pergolas or colonnades.Those architectural elements may encroach beyond the setback line to a maximum of 50 percent of the setback. (ii) The grade of the slab or main floor elevation shall be elevated at least 18-inch above the grade of the sidewalk. 3. Architectural elements: (i) Residential buildings shall have relatively flat fronts and simple roofs with most building wing articulations set at the rear of the structure. Window projections, stoops, porches, balconies, and similar extensions are exempt from this standard. (i i) Gable roofs, if provided, shall have a minimum pitch of 5/12. When hipped roofs are used, the minimum pitch shall be 5/12. Other roof types shall be appropriate to the architectural style of the building. (iii) Architectural embellishments that add visual interest to the roofs, such as dormers and masonry chimneys may be provided. (iv) All new residential buildings shall have windows or doors covering no less than 30 percent of all street facing fa4ades. 46/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations a'��a.��idepilial lT�e,^ra�arrrr es u,°rltr r�rrr awr kr,a.and Tr d ci aura°dar'��a drar�sl �a lrc^/lrs�arrc�ratti°Mat ar r w�r,2aa,r hllh 1 t'181 adlww 111C SFr'a et, 4. Building materials: (i) At least 75 percent of each fa4ade (excluding doors and windows)visible from any public right-of-way or adjoining properties (except alleys) of new buildings shall be finished in one the following materials. No more than any combination of three of the following different materials shall be used on any single fa4ade: • Masonry(brick; stone; man-made stone). Masonry materials shall be installed in a craftsman like manner that are a minimum of one-inch thick and imbedded in a cementitious reinforced substrate; • Stucco and Cementitious horizontal siding, in a smooth, paintable finish and of traditional dimensions with a 50-year warranty shall be restricted to upper floors and no more than a maximum of 50 percent of the block face on the first floor of any building block face. (ii) The following shall be only allowed up to 25 percent of each fa4ade as an accent material: • Decorative wood (naturally resistant to decay), metal, synthetic materials or reinforced Exterior Insulating Finishing System (EIFS) or similar material over a cementitious base, rock, glass block and tile. (iii) Alley facing fa4ades shall be of finished quality and of the same color and materials that blend with the front of the building. (iv) Roofing materials (visible from any public right-of-way): copper, factory finished painted metal, slate, synthetic slate, terra cotta, cement tile, glass fiber and asphalt shingles. (v) An enclosed garage or carport shall be designed and constructed of the same material as the primary building. d. Building Types permitted by Character Zone:Table 8.1 shall establish the building types permitted by Character Zone. Table 8.1 Building Type Matrix Building Type Character Zone Historic TOD Core Gen. TOD Arterial High Core Mixed Res. MU Intensity Use (I MU &S) 47/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 . Shopfront building— residential P P P NP P P occupancy limited to upper floor ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 17 ....................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 2. 3-Story Mixed Use (loft building) NP P P NP P P — residential occupancy limited to upper floors ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Iv IA 4 tt " `rG s fief' 7 3. 4-Story Mixed Use (loft building) NP P NP NP NP P — residential occupancy limited to upper floors rr o W 5� 48/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 4. 2-story live-work — residential NP NP P P NP NP occupancy limited to upper floor — 12 foot floor to floor height ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... uv w F k A' d r 5. Apartment building— 4story NP P NP NP NP NP maximum height ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... m....,. .......�. ._......... tl� ------------------- ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 6. Multi-unit house — 2 story NP NP P P NP NP maximum height — 5 dwelling units per house maximum ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 49/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 7. Townhouse — 3 story maximum NP P P P NP NP height ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... I � ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 8. Detached house — 2 story NP NP P P NP NP maximum height ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... P I ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 9. Commercial building (high rise) NP NP NP NP NP P ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... V' 50/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 10. Hotel(number of stories limited NP P in Iron P NP P P to character district height Horse NP standards) in Smithfield ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... °s e. Quality building amenities.The following regulations shall be required on all non-single family dwellings and buildings within the TOD zoning district. 1. Elevators on all three-story and above buildings with the exception of individually platted townhome lots. 2. Enclosed air conditioned stairways and corridors. 3. Alarm systems. 4. Sprinklers. 5. All HVAC units required on roof tops except for individually platted townhome lots and mixed use buildings less than 12,000 square feet in size.All allowed ground HVAC units shall be screened and placed at the side or rear of the lot and not visible from the street. 6. All non-single family dwellings shall conform to the latest version of the International Energy Conservation Code. 7. All mixed use buildings with three or more stories must have non-combustible construction on the first floor and a two-hour fire separation between the first and second floors. The following regulations shall be required on all single family dwellings and individually platted townhomes within the TOD zoning district. All developments with lot widths less than 60 feet are required to be served by rear entry alleys. (Ord. No. 3240, § 1(Exh.A), 3-4-2013) Sec. 118-569. -Signage. 51/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations Except as specifically listed below, all other signage and sign standards must comply with chapter 106 of the City of North Richland Hills Code of Ordinances, as amended. (1) For conforming uses and new signs for non-conforming uses, the standards in Table 9.1 shall apply and sign permits may be approved administratively unless specifically noted in this section.An applicant has the option to establish unique sign standards including size, color, type, design, and location based upon specific performance criteria. Such sign standards shall be reviewed by the sign review committee and is subject to approval of the sign review board. Nonconforming signs shall meet chapter 106 of the City of North Richland Hills Code of Ordinances. Table 9.1 Sign Type Character Zone Standard ........................................................................................................................................................................................................................................................................................................ Historic TOD G/MU Arterial High TOD Core Core (S & 1) MU Intensity Res. MU ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (1) Wall (Building) P P P P P P For all commercial Signs (comm. uses fronting on 1-820 uses access road: One sign only) per tenant space; area to be calculated at 0.75 sq. ft. per linear foot of highway frontage with a maximum of 200 sq. ft. • For all other commercial uses (retail, office, and restaurant): One sign per tenant space; area to be calculated at 1 sq. ft. per linear foot of public street frontage with a maximum of 50 sq. ft. 52/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations .............................................................................................................................................. • Second floor commercial uses may also be permitted one second floor wall sign per tenant space per public street frontage; area to be calculated at 0.75 sq. ft. per linear foot of second floor frontage along that public street. .............................................................................................................................................. • Live-Work and Home occupations: One sign limited to an area of 12 sq. ft. max. .............................................................................................................................................. • May encroach a maximum of 12" on to a sidewalk while maintaining a vertical clearance of 8 ft. from the finished sidewalk. .............................................................................................................................................. • Wall signs maybe internally or externally lit. .............................................................................................................................................. • In the TOD Residential Zone, wall signs are only permitted for commercial uses (including the "work" component of live-work uses). 53/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (2) Monument P/C P/C P P P NP • One monument sign Signs per lot per street frontage (no more than 2 per lot separated by at least 100 ft.) limited to a maximum of 50 sq. ft. per sign face and 6 ft. in height. .............................................................................................................................................. • Historic Core and TOD Core only allowed in Arterial frontage landscape buffer ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (3) Window Signs P P P P P P • Limited to 25% of the (comm. window area. uses .............................................................................................................................................. only) In the TOD Residential Zone, window signs are only permitted for commercial uses (including the "work" component of livework uses). .............................................................................................................................................. The following shall be exempt from this limitation: .............................................................................................................................................. • Addresses, closed/open signs, hours of operation, credit card logos, real estate signs, and now hiring signs. 54/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations .............................................................................................................................................. • Mannequins and storefront displays of merchandise sold. .............................................................................................................................................. • Interior directory signage identifying shopping aisles and merchandise display areas. ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (4) Blade Signs P P NP NP NP P • Shall be permitted for (comm. all commercial uses uses only(retail, restaurant, only) and office) .............................................................................................................................................. • 15 sq. ft. maximum per sign face. .............................................................................................................................................. • May encroach a maximum of 4 ft. over a public sidewalk/R-O-W. .............................................................................................................................................. • Blade signs maybe attached to the building or hung under the soffit of an arcade or under a canopy/awning while maintaining a vertical clearance of 8 ft. from the finished sidewalk. 55/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations .............................................................................................................................................. • In the TOD Residential Zone, blade signs are only permitted for commercial uses (including the "work" component of live-work uses). (5) For sale/for P P P P P P • Size is limited to 32 lease signs sq. ft. per sign face .............................................................................................................................................. • All other standards are the same as Sign Ordinance ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (6) Address signs P P P P P P Same as Sign Ordinance ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (7) Temporary P P P P P P • 1 freestanding sign construction per lot during construction only; limited to 32 sq. ft. ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (8) Banners P P P P P P Same as Sign Ordinance ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... P P NP NP NP P • Permitted only for retail, service, or restaurant uses .............................................................................................................................................. • Limited to 8 sq. ft. per sign face per storefront; .............................................................................................................................................. • Sign may not exceed 2 ft. in width or 4 ft. in height. 56/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations .............................................................................................................................................. • A minimum of 6 ft. of sidewalk shall remain clear. .............................................................................................................................................. • Chalkboards may be used for daily changing of messages. Readerboards (electronic and non- electronic) shall be prohibited. .............................................................................................................................................. • Sign shall be removed every day after the business is closed. ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (9) Light Pole P P P P P P • 10 sq. ft. per sign Banners face. .............................................................................................................................................. • limited to one per light pole .............................................................................................................................................. • All light pole banners shall be approved by the appropriate utility company prior to consideration by the Sign Control Board. .............................................................................................................................................. • Light pole banners shall be limited to publicize community- wide events, holiday celebrations, public art, and other city sponsored events. 57/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (10) Directory P P P P P P • Shall be allowed for signs all multi-tenant buildings only .............................................................................................................................................. • One directory sign per multi-tenant building limited to 10 sq. ft. in area .............................................................................................................................................. • Design of the sign shall be integral to the facade on which the sign is to be affixed. ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (11) Any sign N P N P N P N P N P N P • To be reviewed as with LED lights or part of city-wide electronic reader regulations boards ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (12) Traffic P P P P P NP Only allowed on 60 Directional Signs foot or greater streets; can include multiple locations; only showing name and direction of commercial or civic facilities at least 15,000 square feet of space or identify general districts or locations; consistent color and theming and approved by the Sign Review Committee 58/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations .............................................................................................................................................. • All traffic directional signs within right-of- way shall not exceed six square feet in area with a maximum height of 40 inches ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... (13) Pole Signs NP NP NP NP P NP • Only allowed within freeway overlay district on Loop 820 frontage based on Section 106-3 regulations (Ord. No. 3240, § 1(Exh.A), 3-4-2013) Sec. 118-570. - Civic/open space standards. (a) Required public open space:All new development shall provide a minimum of five percent of the gross area of the site as outdoor/unenclosed open space available to the general public. Required public open spaces may include pocket parks, children's play areas, greens, squares, plazas, pocket plazas, promenades, pedestrian passages (paseos), or linear greens. Open Spaces should be designed to be prominently featured,visible and accessible from the public right-of-way, and add value to the neighborhood. Required public open spaces can be publicly or privately maintained but must provide general public access and pedestrian connectivity to be counted as a required open space. Shaded pedestrian corridors such as promenades and paseos are encouraged to provide pedestrian linkages between buildings, blocks and uses. Extended sidewalk and pedestrian plazas located on private property can also be allowed as part of open space requirements. Required yards and retention/detention areas are not considered as public open spaces. (b) Square, parks, and greens are appropriate in any Character Zone. Plazas may serve as open spaces and shall only be appropriate in the Historic Core and the TOD Core Character Zones. (c) All new development and redevelopment of property less than ten acres may pay a park dedication fee based on the city's Code of Ordinances chapter 62 in lieu of the above requirement. (d) Required private personal open space:All new residential development shall provide a private personal open space to a minimum of 75 percent of units in the form of porches, stoops, patios, decks, balconies or roof terraces. (Ord. No. 3240, § 1(Exh.A), 3-4-2013) 59/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations Sec. 118-571. -Administration. This section sets forth the provisions for reviewing and approving development applications within both the Station Areas.The intent is to ensure that all development and redevelopment is consistent with the provisions of this division and the goals for transit-oriented development in the city.All sections of this division shall be applied during the review process. a. Overview of the development review process: Development and redevelopment within the two Station Areas is streamlined and shall follow the following guidelines: i. All non-residential or mixed use development or redevelopment of one or more properties that is ten acres or larger may submit a concept plan prior to a site plan. ii. All residential development must have an approved Concept Plan prior to building permit application. iii. All non-residential or mixed use development must have a site plan approved by the city prior to building permit application. iv. All development or redevelopment must have a final plat approved by the city prior to building permit application. b. Concept Plan:The Concept Plan in the TOD district is intended to illustrate that the general development pattern proposed is consistent with the purpose and intent of the TOD and Station Area Plans. The applicant shall submit a Concept Plan for the entire property under consideration for development.A Concept Plan is not intended to be a detailed proposal; rather, it shall illustrate general location of land uses, street layout, treatment of transition areas to adjacent uses and any other appropriate information required by this ordinance. The Concept Plan in this zone shall illustrate the general design direction of the site(s)with adequate information on the design intent, intensity, and phasing of the project. Requirements of Concept Plan submittal:The applicant shall prepare a Concept Plan demonstrating compliance with the district's purpose and standards and the city's Comprehensive Land Use Plan for review by the Development Review Committee (DRC).A Concept Plan shall include the following: i. Map(s) and/or reports that include the following information (maps drawn to an appropriate scale): 1) Location of the subject property including delineation of Character Zones, required and recommended streets, and any special frontage requirements. 2) The layout of proposed blocks, streets, alleys, and trails consistent with this division and other city ordinances and plans; 3) Delineation of the proposed street type of each new and existing street 4) The location, acreage, and type of open space areas with an indication for each whether it will be privately owned, a common area for residents only or dedicated to public use; 5) The location, acreage, and percentages of retail, office, residential, civic, and open space uses by Character Zone and compliance with the mixed use criteria for each Character Zone; 6) Conceptual images of proposed buildings, open spaces, and streets including architectural 60/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations renderings, typical elevations, photographs, and other graphics; 7) A schedule for the proposed development(or for each phase, if it is to be developed by phases), which schedule shall not be binding but shall be provided in order to show generally how the applicant will complete the project containing the following information: ■ The order of construction by section delineated on the Concept Plan; ■ The proposed schedule for construction of improvements to open space areas; ■ The proposed schedule for the installation of required public or utilities improvements and the dedication of public rights-of-way, easements and properties. c. Site plan:All non-residential and mixed use development within the Station Areas must have a site plan approved by the city prior to the issuance of a building permit. All Site Plan applications shall meet the submittal requirements for a PD Site Plan in section 118-241 of the City of North Richland Hills Zoning Ordinance. d. The city's Development Review Committee shall be responsible for the following: [i. Reserved.] ii. Reviewing applications for concept plans, site plans, plats, and any other development related applications within the two Station Areas. iii. Make determinations on the applications and interpretations of guidelines, standards, and requirements of this division. iv. Approval of Concept and Site Plans within the two Station Areas that comply with all applicable city ordinances. e. Appeals and Special Development Plans.All applications that appeal the decision of the DRC, request a modification to any of the standards within this district, request any development bonuses, or development incentives shall be reviewed and processed as "Special Development Plans" Special Development Plans: Special Development Plans are intended to allow applicants development flexibility to address specific market opportunities and/or contexts.An application for a Special Development Plan may only be approved by the city council after a recommendation has been made by planning and zoning commission.The DRC shall review and make recommendations on all SDPs prior to forwarding it to the planning and zoning commission. In evaluating a Special Development Plan, city council shall 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 • does not hinder future opportunities for higher intensity transit oriented development 61/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations Transitional surface parking lots: In addition, all Transitional Surface Parking Lots within the Historic TOD and TOD Core zones that accommodate 50 or more cars within one or more contiguous lots may only be permitted with a Special Development Plan approval by city council.Applications for an SDP for a Transitional Surface Parking Lot shall include a phasing plan for development on the site that would be in compliance with the standards for that specific character zone. In approving an SDP for a Transitional Surface Parking Lot, city council may impose a time-limit on the use.An applicant may request three-year extensions of such an SDP to city council with any supporting information on future development phasing and justify the need to extend the use of the surface parking lot.A Transitional Surface Parking Lot may be converted into a building site with site plan approval at any time. Legal non-conforming structures:Any buildings or structures that were legally permitted and constructed at the time of adoption of this division but do not meet the Building Form and Development Standards in section 1 18-566 or Architectural Standards and Guidelines in section 118- 568 may continue to exist. However, any expansion shall meet the standards of this division unless a Special Development Plan is approved by city council. While considering approval of such an SDP, city council shall evaluate the extent to which the application meets the intent of the TOD Building Form and Development Standards, and Architectural Standards and Guidelines. f. Special events and special use permits: Special events shall be regulated by section 118-715 and special use permits shall be regulated by section 118-201 of the City of North Richland Hills Zoning Ordinance. g. Plat approval: i. Preiiminarypiatapprovai.An application for preliminary plat maybe submitted only after approval of a Concept Plan or site plan for development.A preliminary plat may be submitted for all of a planned development or for a portion of development.The preliminary plat shall generally conform to the approved Concept Plan.The applicant shall follow chapter 110, article IV of the city's subdivision regulations, for the preliminary plat submittal requirements. Simultaneous submittals:Applications for a preliminary plat approval may be submitted for review simultaneously with the Concept or Site Plan application. In such cases, any approval of the preliminary plat must be conditioned upon the approval of the Concept or Site Plan. If the approved Concept or Site Plan includes any additions or conditions by the DRC, the preliminary plat undergoing simultaneous review must be amended to conform to the approved Concept or Site Plan. ii. Final plat approval:An application for final plat approval shall be submitted only after a preliminary plat has been approved for development.A final plat may be submitted for all of a planned development or for a portion of development.The final plat shall conform to the approved preliminary plat and Concept or Site Plan.The applicant shall follow chapter 110. article V of the city's Subdivision Regulations, for the final plat submittal requirements. h. Nonconforming uses, buildings, and sites:All nonconforming uses, buildings, and sites shall meet section 118-151 of the City of North Richland Hills Zoning Ordinance with the exception under section 62/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations 118-571(e) above under Special Development Plans of this division. i. Amendments to approved site plans:The planning director may approve minor changes to and deviations from approved site plans with the applicant's written justification of the nature of changes. Minor changes are those that do not materially change the circulation and building location on the site, increase the building area, or change the relationship between the buildings and the street.Any significant changes to and deviations from approved site plans shall be regarded as an amendment to that particular plan and shall be reviewed and subject to DRC approval.The planning director shall make the determination as to whether a proposed change is minor or significant. j. Amendments to the regulating plan and/or zoning text:Amendments and changes to the regulating plan, text changes, property boundaries or requests for special development plans shall be processed as an amendment to the zoning ordinance under article II, division 5 of the North Richland Hills Zoning Ordinance. (Ord. No. 3240, § 1(Exh.A), 3-4-2013) 63/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations a 0 bJ k IIp'I`pgl�9p`Ip1 NA !, g z z 0 3 LD CD V, � r z Y�i ky r� k llY (Ord. No. 3240, § 1(Exh.A), 3-4-2013) 64/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations �M x. I .... C a000000000�a//U��,�✓ iii��//�D/ Z =:T :7 0 O CD 'm, I IIILIQ Nillp �w t,. I � CD, cr m 7-4 I�IY (Ord. No. 3240, § 1(Exh.A), 3-4-2013) Appendix C. Recommended Planting List The following lists contain all species approved for use in the two TOD Station Areas. It contains native and acceptable adapted species. Other species that are drought tolerant and adaptive may be used for planting within the TOD Station Areas.The use of alternative species may be permitted with the approval of the Zoning Administrator. CANOPY/STREET TREE LIST Common Name Botanical Name 65/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Live Oak Quercus virginiana .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Shumard Red Oak Quercus shumardii .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Texas Red Oak Quercus texana .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Chinquapin Oak Quercus muhlenbergii Post Oak Quercus stellata .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Blackjack Oak Quercus marilandica .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Shantung Maple Acer truncatum .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Lacebark Elm Ulmus parvifolia .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Cedar Elm Ulmus crassifolia .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Thornless Honey Locust Gleditsia triacanthos var. inermis .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Bald Cypress Taxodium distichum .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Pond Cypress Taxodium ascendens AREA VEGETATION LIST (In addition to the above list, these plantings may be placed in Civic/Open Spaces or used to meet the private landscaping requirements of the code.) Common Name Botanical Name .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Pecan Carya illinoensis .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Chinese Pistache Pistacia chinensis .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Bur Oak Quercus macrocarpa .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Magnolia Magnolia grandiflora 66/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Texas Redbud Cercis Canadensis var. texensis .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Oklahoma Redbud Cercis x texensis .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Eve's Necklace Sophora affinis .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Yaupon Holly Ilex vomitoria Ginkgo (male only) Ginkgo biloba .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. Crepe Myrtle Lagerstromia indica The applicant shall select drought tolerant, low maintenance, and adaptable shrubs and ground cover based on the placement on the site subject to approval by the zoning administrator. (Ord. No. 3240, § 1(Exh.A), 3-4-2013) 67/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations CD EL y� N i i a CD Ca r (Ord. No. 3240, § 1(Exh.A), 3-4-2013) 68/69 3/24/2021 North Richland Hills,TX Building and Land Use Regulations i r 1 a i r Oii r`rrrdiy�� V �R�r��y�rr � Ir r 4h i �1/�D r r � r rr a r f r 61dr nYf �^�r�ii� J rrr l r�, ��i %/'�� I U �r /� G /✓y�;''r�" art x r ri� x ��„r�/� �r ✓r�tV r i�;�%� �u� rr ��! r^n ��o r uu (Ord. No. 3240, § 1(Exh.A), 3-4-2013) Secs. 118-572-118-590. - Reserved. 69/69 T ('00 z Lw C) rr rr CIDCE 0 ................. ............... 0 z AT, w 'm ............I ""%......I..... .......... REM v jigi Co ............... ----------------------------------------------------------------------------------------------------------------------------- CO cis u - n W 5 =0 cc LL a � 3 T 'LU let ui CL 1..� �7- U t7u CC p 2 3, Ui lW2 2"5 E ri u E =- 0) c CC m,moms aAnd f Vum imuummr'ir'nnnm ruu i�i uum uu a uuum i 1 N V � +rl w 4 C� r� 0 m rr y "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: April 1, 2021 SUBJECT: Approve Minutes of the March 4, 2021, 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 March 4, 2021, Planning and Zoning Commission meeting. nn un no nno m o MINUTES OF THE WORK SESSION AND REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS HELD IN THE CITY HALL, 4301 CITY POINT DRIVE MARCH 4, 2021 Via Webex Video Conference REGULAR MEETING: 7:00 PM A. CALL TO ORDER Chair Welborn stated in accordance with the Texas Governor's March 16, 2020, Disaster Declaration and subsequent suspension of certain Texas Open Meetings Act provisions, this March 4, 2021 , meeting of the North Richland Hills Planning and Zoning Commission is hereby called to order at 7.00 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: 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 Gregory Hoffa, Place 6 Wendy Werner, Place 7 Greg Stamps, 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 Ex-Officio Stamps led the Pledge of Allegiance to the United States and Texas flags. March 04, 2021 Planning and Zoning Commission Meeting Minutes Page 1 of 4 nn un no nno m o A.2 PUBLIC COMMENTS There were no requests to speak from the public. B. MINUTES B.1 APPROVE MINUTES OF THE JANUARY 21, 2021, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER LUPPY, SECONDED BY COMMISSIONER BOWEN TO APPROVE MINUTES OF THE JANUARY 21, 2021, PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 7-0. C. PLANNING AND DEVELOPMENT CA FP 2021-01 CONSIDERATION OF A REQUEST FROM PACHECO KOCH CONSULTING ENGINEERS FOR A FINAL PLAT OF LOTS 1, 2, AND 4, BLOCK 1, WOLFF IRON HORSE ADDITION, BEING 9.067 ACRES LOCATED IN THE 6300-6400 BLOCKS OF IRON HORSE BOULEVARD. APPROVED WITH CONDITIONS Chair Welborn introduced the item and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Ron Ramirez, Pacheco Koch Consulting Engineers, 4606 Bryant Irvin Road, Fort Worth TX 76109 presented the request. Chair Welborn called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. A MOTION WAS MADE BY COMMISSIONER WERNER, SECONDED BY VICE CHAIR TYNER TO APPROVE FP 2021-01 WITH THE CONDITIONS OUTLINED IN THE DEVELOPMENT REVIEW COMMITTEE COMMENTS. MOTION TO APPROVE CARRIED 7-0. March 04, 2021 Planning and Zoning Commission Meeting Minutes Page 2 of 4 nn un no nno m o Chair Welborn announced that Item D.1 would be considered before Items C.2 and C.3 since those items are staff reports that do not require action by the Commission. D. PUBLIC HEARINGS D.1 SUP 2020-08 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM HENRY QUIGG FOR A SPECIAL USE PERMIT FOR A QUICK SERVICE RESTAURANT AT 5600 RUFE SNOW DRIVE, BEING 1.98 ACRES DESCRIBED AS LOT 1, BLOCK 35, HOLIDAY WEST ADDITION. APPROVED Chair Welborn introduced the item, opened the public hearing, and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Chair Welborn called for the applicant to present the request. Henry Quigg, 12200 Stemmons Freeway, Suite 317, Dallas, Texas, presented the request. Chair Welborn called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Chair Welborn called for anyone wishing to speak for or against the request to be connected to the meeting. 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 SUP 2020-08. MOTION TO APPROVE CARRIED 7-0. PLANNING AND DEVELOPMENT C.2 2019-2020 DEVELOPMENT ACTIVITY REPORT Planning Director Clayton Comstock presented the 2019-2020 Development Activity Report. C.3 PLANNING DIRECTOR REPORT March 04, 2021 Planning and Zoning Commission Meeting Minutes Page 3 of 4 nn un no nno m o Item C.3 was presented in conjunction with item C.2. EXECUTIVE SESSION E. ADJOURNMENT Chair Welborn adjourned the meeting at 8.30 p.m. Justin Welborn, Chair Attest: Kathy Luppy, Secretary March 04, 2021 Planning and Zoning Commission Meeting Minutes Page 4 of 4 "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: April 1, 2021 SUBJECT: SUP 2021-03 Public hearing and consideration of a request from Donald Cheeks for a special use permit for an addition to a permanent accessory building for a secondary living unit and carport at 8213 Forrest Lane, being 1.943 acres described as Lot 13, Block 3, Woodbert Addition. PRESENTER: Clayton Husband, Principal Planner SUMMARY: Donald Cheeks is requesting a special use permit to authorize a secondary living unit and an accessory building with attached covered parking on 1.943 acres located at 8213 Forrest Lane. GENERAL DESCRIPTION: The property under consideration is located at the north end of Forrest Lane, north of Starnes Road and west of Davis Boulevard. The lot is 1.943 acres in size, 359 feet wide, and approximately 236 feet deep. The property is developed with a single-family residence and one permanent accessory building located in the northeast portion of the site. The property is zoned R-2 (Single-Family Residential). City Council approved a special use permit for the original accessory building on December 8, 2014 (Ordinance 3347). This ordinance authorized a 960-square-foot building on the property. Since that time, the owner made additions to the building that include a secondary living unit and a covered parking area. The additions were constructed without a permit. Since the secondary living unit and building do not comply with applicable zoning standards, the owner is requesting a special use permit to allow the design as proposed. If the special use permit is approved, the owner must apply for building permits for the additions. Secondary living unit A secondary living unit with kitchen facilities may be constructed on a residential lot, subject to certain development standards. These types of living units are intended for use by a family member or relative of the occupants of the primary house, and the units may not be rented or leased or have separate utility meters. A secondary living unit is permitted by right in the R-2 (Single-Family Residential) zoning district. "K NOKTH KICHLAND HILLS The secondary living unit is attached to the existing accessory building. The unit provides 663 square feet of living area, including one bedroom, one full bathroom, a kitchen, and living and dining areas. All electrical, water, and sanitary sewer services are connected to the utilities for the main house. The location and design of secondary living units is subject to design standards established by � ca on 11„11„ 11 Ica„� of the zoning ordinance. Proposals to modify the design standards may be authorized through approval of a special use permit. A comparison of the required standards and the requested modifications is described in the table below. FEE= WrEm 1connofflection to orimary residence nstructed no more than 25 feet from main house • Located approximately 95 feet from • Attached to main house by breezeway at least six main house (6)feet wide and attached to roofline • Not attached to main house Architecture • Same architectural style as primary structure(brick • Metal siding with brick wainscot house with pitched roof) • Low-pitch shed style roof Maximum total floor area • 650 square feet floor area • 663 square feet floor area %. / a bt FRONT OF SECONDARY LIVING UNIT SIDE OF SECONDARY LIVING UNIT Covered parking area Carport structures may be constructed on a residential lot, subject to certain development standards established by l.g2tJoir� 11„11 11 ( ) of the zoning ordinance. The standards apply to carports attached to a house or other building as well as free-standing structures. The attached carport is 822 square feet in area, being 20 feet wide and 41.5 feet long. The height of the carport is 15 feet at its tallest point. It is attached to the east side of the building and includes a metal roof and steel columns. For lots greater than 40,000 square feet in area, the zoning ordinance allows for consideration of a special use permit for varying from specific development standards. "K NOKTH KICHLAND HILLS Since the carport is attached to the existing accessory building and is considered an addition to the building, proposals to modify the design standards may be authorized through approval of a special use permit. A comparison of the required standards and the requested modifications is described in the table below. NOW r ®® rsr ®®® r r Maximum size • 360 square feet 9 882 square feet Vehicle parking surface • Parking surface must be concrete • Gravel parking surface under carport • Concrete driveway access to a public street must • Gravel driveway access to existing be provided concrete driveway Design criteria • Roof pitch must be at least 4:12 • Roof pitch less than 1:12 • Common metal posts not permitted. Must use • Common metal posts architecturally enhanced materials ! Apo � t SIDE VIEW OF ATTACHED CARPORT The attached special use permit exhibits include a survey of the property, a floor plan of the secondary living unit, and photographs of the building. 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 proposed zoning is R-2 (Single-Family Residential). This district is intended to provide areas for low density development of single-family detached dwelling units which are constructed at an approximate density of 4.0 units per acre. "K NOKTH KICHLAND HILLS SURROUNDING ZONING ( LAND USE: NORTH R-3(Single-Family Residential) Low Density Residential Single-family residences WEST R-2(Single-Family Residential) Low Density Residential Single-family residence SOUTH PD(Planned Development) Low Density Residential Single-family residences EAST C-1(Commercial) Retail Commercial Religious assembly(Gateway Church) PLAT STATUS: The property is platted as Lot 13, Block 3, Woodbert Addition. CITY COUNCIL: The City Council will consider this request at the April 12, 2021, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve SUP 2021-03. ........................... LU (1) ............. 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W m ...................... ........, �, fl-o a w c - / ......,,, � y Q s N N � J O ,,, Q U j 9- T O1313H�WS �. m m o � aO Li o ';� I If/U / Illrlll Inns uuul; W u O =ry / r uI nm IIIII r ° O CO Y r / 0 {{U Iri YM1 '�� 7/I ✓ Y,�I I IIII, �1 ',1 ��( i�'I�r�,. m 1!'Y (�� rr`'rri�rl«wJi� riir��%/'rir�i%�ir�i�ir%%� fi O /J,/ray, /l i;/f�i r.,/ i/i,/i�r„/e,ii/IIII/% /i � � � !� � �� r +,�i�i�r r rr/ ri �/✓� � Yri rr, i/ ��l ��f/r fl ��, % I � r f ��i�� r�r✓�,Y �%�/ % /�// /,�,,�,i„i,�,,.,,r.r O // O fi// .rnimcria /rru. �i // 'uI�,�I E OO _ i I Rtr R tg� u M1� �udllll j' �I 4� v 0 w� ui ul'upn�l„ i ��lull k I � / l r b JJ="ti v IIIIII IIII ",,,a'// IIIIIIII. p mil (( al�Y y 0 o o m � c / a o rf � I ff N o no i 1 oa / A a M > O y c — r Ir / O x c r nMHIH'm;�. nnn um u EL rn 2 ;rr U r III / Innliiilou (IIIII° {" w c N a) — Illtll y 4/ s �/ / � T a� Q ii o a o f r r /� „;,,;, .,m ,,,,,.. ///% /�/ / / / '>7"""yr^/rnrinrn�✓�r //r. � k4FItH PUBLIC HEARING NOTICE NORTH RICHLAND HILLS CASE: SUP 2021 -03 -OWNER- -MAILINGADDRESS- -CITY—STATE- -ZIP- 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 Donald Cheeks LOCATION 8213 Forrest Lane REQUEST Public hearing and consideration of a request from Donald Cheeks for a special use permit for an addition to a permanent accessory building for a secondary living unit and carport at 8213 Forrest Lane, being 1.943 acres described as Lot 13, Block 3, Wood bert Addition. DESCRIPTION Additions to an existing permanent accessory building for a 663-square-foot secondary living unit and an attached carport. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, April 1, 2021 City Council 7:00 PM Monday, April 12, 2021 MEETING LOCATION City Council Chamber-Third Floor I II III ILIS IIIIIII III "'llll 4301 City Point Drive Enhanced sanitation protocols,social North Richland Hills, Texas distancing, and wearing of face coverings are in effect for all public meetings. 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 SAYERS BRIDLEWOOD EREDWOOD go LL z ca RUMFIELD 1-6CIAN M 51 P '1�5 ca ce HILLCRES LU ca IF I 2'F III XIS III 1111114G A001I1ffl,,SS01I11Y Io°' 111,13U111111 11I)IIIIING 21Z !124t j/ 51.7' NO I 10 SON I TWO STORY BRICK f FRAME RESIDENCE 8213 FOR REST ILAINE LOT f 3,51,OCK 3 WOODBERT ADDITION LOT 12 FASUJIFINT T IF SANITARY SF.VVFR- EASEMFINT 3 NBI ETNIDTH Fi�-dY ACCIF APPIR0.LQ�,A ION 3z IM-YEIRROODRAINIINE PER ORAPPIG SCALE R 41 I ZO NE v INT �AHIABLE W1 DTH IT" r)nAINA(�t-A$1rMrNr ZJ ti W.VAQTlo URAIG -------- N 191, 7— 61.11' VAHNIABLIE WIDrH �,% TLNI, CRESTWOOD ESTATES A L VOL.1OF05 PG,124 VOL. 54 CRESTWOOD ESTATES I I GAIR.A RI DIF 12420 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 2021-03 BRUCE, DARRELL 8136 SAYERS LN NORTH RICHLAND HILLS TX 76182 CHEEKS, DONALD R 8213 FORREST LN NORTH RICHLAND HILLS TX 76182 CRESTWOOD ESTATES HOA PO BOX 820202 NORTH RICHLAND HILLS TX 76182 CURRY, DOUGLAS A 7469 TIMBERHILL DR NORTH RICHLAND HILLS TX 76182 ELLIS,JENNIFER 7432 PARK PLACE DR NORTH RICHLAND HILLS TX 76182 GATEWAY CHURCH 500 S NOLEN DR STE 300 SOUTHLAKE TX 76092 GIEDER,JOSEPH E 7313 CRABTREE LN NORTH RICHLAND HILLS TX 76182 GILBREATH, HAROLD W 8212 SAYERS LN NORTH RICHLAND HILLS TX 76182 HARDY,JANETTE 7429 PARK PLACE DR NORTH RICHLAND HILLS TX 76182 HOLLY,CLINTON 8124 SAYERS LN NORTH RICHLAND HILLS TX 76182 JOHNSON, MITCHELL W 8220 SAYERS LN NORTH RICHLAND HILLS TX 76182 KING, ELDON 7428 PARK PLACE DR NORTH RICHLAND HILLS TX 76182 LOWE,DAVID 0 7424 PARK PLACE DR NORTH RICHLAND HILLS,TX 76182 MARINANGEL, LISA 7432 FORREST LN NORTH RICHLAND HILLS TX 76182 MILLER,CLARENCE 7468 TIMBERHILL DR NORTH RICHLAND HILLS TX 76182 NOLTE, DINO 8206 SAYERS LN NORTH RICHLAND HILLS TX 76182 NOMOTO,RYOICHI 5050 QUORUM DR STE 610 DALLAS TX 75254 PAINE, DIANE SANSONE 7420 PARK PLACE DR NORTH RICHLAND HILLS TX 76182 REYNOLDS FAMILY LIVING TRUST 8201 FORREST LN NORTH RICHLAND HILLS TX 76182 REYNOLDS, KAREN 8205 FORREST LN NORTH RICHLAND HILLS TX 76182 STALEY, BOB 8216 SAYERS LN NORTH RICHLAND HILLS TX 76182 THACKER,THOMAS A 7424 FORREST LN NORTH RICHLAND HILLS,TX 76182 VUONG, NHAN T 7425 PARK PLACE DR NORTH RICHLAND HILLS TX 76182 WALLING, BARRY 7433 PARK PLACE DR NORTH RICHLAND HILLS,TX 76182 WESTROM&WALLING DEVELOPERS 6821 BAKER BLVD STE B RICHLAND HILLS,TX 76118 WRIGHT,STEVE 8128 SAYERS LN NORTH RICHLAND HILLS,TX 76182 Exhibit B— Land Use and Development Regulations —Ordinance No. 3549— Page 1 of 1 Special Use Permit Case SUP 2021-03 Lot 13, Block 3,Woodbert Addition 8213 Forrest Lane, 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 R-2 Single-Family Residential. 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 one (1) secondary living unit and one (1) permanent accessory building on the property. B. Permanent accessory building. The permanent accessory building must comply with the standards described below. 1. The building must be located as shown on the special use permit exhibits attached as Exhibit "C." 2. The permanent accessory building must not exceed one thousand ninety six (1,096) square feet in floor area. The covered parking area attached to the building must not exceed eight hundred twenty-two (822) square feet. C. Secondary living unit. The secondary living unit must comply with the standards described below. 1. The building must be located as shown on the special use permit exhibits attached as Exhibit "C." The building is not required to be attached to the main house. 2. The secondary living unit must not exceed six hundred sixty-three (633) square feet in gross floor area. 3. The architectural design of the building may be as shown on the special use permit exhibits attached as Exhibit "C." D. Parking of vehicles. In the event the attached covered parking area is used for the parking of vehicles, a concrete driveway must be constructed that connects the building to the street. E. Amendments to Approved Special Use Permits. An amendment or revision to the special use permit 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 special use permit. w ., e ,�•F,�' �bti'. 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I 1 r Y �o i l 1 �i i i ,1r / r i i l 1 l � r uy r i r r, I� i i i J / �`✓ t, f s,°/ i'/ v �A ilrrn red / a l✓'( i/�,µ� ViP/ � `r /��jj �. ,..... a 1 N -,f � ,_ '� 'V,, �� . e�/, W �� Div�1Uj1 � / 7�1d�� Id poSl'✓ir�' %�% (��%/ y u 1 New ill,N Wa/'/ urlv:�l r V Y / l i yl✓�'/ � r t 1 ° pr S � r r J Alf l / r I j/ 1 r o � f o/ J/ yll uuuuuui / , r � � ai/�1/Ol�a�piri i�✓//�/r J/�rrrm��J , " ✓ /' sir/ /iiurrm/ 1auue f , /////�/ ./, 77 �l.,,................ w ✓,;IDyyl„irui¢,raGa+lae`�rM�l «na�� i/ "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: April 1, 2021 SUBJECT: SDP 2021-02 Public hearing and consideration of a request from Revest LLC for a special development plan for industrial and light manufacturing uses at 6608 Davis Boulevard, being 1.317 acres described as Lot 1R, Block 1, Smithfield Addition. PRESENTER: Clayton Comstock, Planning Director SUMMARY: On behalf of Revest LLC, Rick Figueroa is requesting approval of a special development plan (SDP) in the Smithfield Transit Oriented Development (TOD) district. The applicant proposes to develop a 13,900-square-foot building and outside storage areas for industrial and light manufacturing uses, including waivers to certain Transit Oriented Development zoning district standards. The property is located on the east side of Davis Boulevard and north of Main Street. GENERAL DESCRIPTION: The property is located between the CubeSmart Self Storage facility and the TEXRail right-of-way. The project is located within the "General Mixed Use" Character Zone of the Smithfield TOD District. This subzone is generally outside the immediate influence of the transit station, and is intended to permit a wide range of uses that includes retail, office, residential, and industrial activities. A complete concept plan of the project is attached. The project includes the renovation of a 13,900-square-foot building and associated parking, installation of landscaping, construction of an 8-foot steel fence on the east property line, and a new drive approach and access drive on Davis Boulevard. The proposed renovations to the building include new exterior materials consisting of cast stone, wood plank, tile, and steel and metal paneling. DRC REVIEW: The Development Review Committee (DRC) evaluated the proposal based on the design intent and standards for the Smithfield TOD area. In addition, the staff met with the applicant to discuss the project. The applicant is requesting several waivers to the TOD code standards, and a summary of those standards is detailed below. "K NOKTH KICHLAND HILLS Land use Light manufacturing and industrial Existing building with industrial uses: uses limited to a maximum building 13,900 SF footprint of 10,000 SF Building materials 75%masonry required per building Use of steel and metal panels,wood fapade paneling,and tile on building elevations Parking Required 1 space per 250 SF building One(1)space per 466 SF building area area (56 spaces required) (29 spaces provided) Outdoor storage Proposed outside storage: 1,000 SF Prohibited in the TOD district Material stacking height limited to eight(8)feet LAND USE PLAN & CURRENT ZONING: This area is designated Urban Village on the Land Use Plan and is 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 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 April 12, 2021, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve SDP 2021-02. ........................................ ........................... . .............. . ........................... ........................... LL o .......................... — 0 0) .................................o .z z AL . ............w ....................................................... .............. Lo ........... ............... ................. ........... .............. ............... ............... ............... ............... .......... ................... Lo ............... ............... ............... LU Lo CN ............ CN 11..................... ............... 0 Lq ............... CN .......... r-I (k r-I I .............. .................................................................. .............. 0 ..................... POINTE ............... ............... BRIAR.......... ....................... 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[-- �11 L ............ z. ........................................................ ......... 0 z ¢ LU .......................... < CL I m m Cl U 0) LB > ........................ ................ 0 C-) ..................... 0- W y LL O r LO A i p,r � �yi N IIIIII III '� �r i lUl/r O �i � rr- / n, ul Ln CN N Lq .N—I .—I '' rr✓ .�' �>�t�rir. t r � ' IN m ' u, m %t� 1'k`�I&l�+%t� /r? r�y rr w ! �/q�//ilk - iW✓r - a � �/ o�: r ➢ ilu r � � y ' ��/'/ ria N N 0' a � C N m T N Q Q fl- pY� Q C m o N ono° / rd1 O d o o ° O y m rid r/1 t 'r s y a� Q a o , 0 '0 g s ' y r % � � Q o Q w c n U �muu 1 uulHHHn v�/ N IW✓n �nmuulll m �' / (0 � o ilk, Shp/ INS i s a 0 k4FItH PUBLIC HEARING NOTICE NORTH RICHLAND HILLS CASE: SDP 2021 -02 -OWNER- -MAILINGADDRESS- -CITY—STATE- -ZIP- 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 Rick Figueroa, Revest LLC LOCATION 6608 Davis Boulevard REQUEST Public hearing and consideration of a request from Revest LLC for a special development plan for industrial and light manufacturing uses at 6608 Davis Boulevard, being 1.317 acres described as Lot 1R, Block 1, Smithfield Addition. DESCRIPTION Development of 13,900-square-foot building and outside storage areas for industrial and light manufacturing uses, including waivers to certain Transit Oriented Development zoning district standards. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, April 1, 2021 City Council 7:00 PM Monday, April 12, 2021 MEETING LOCATION City Council Chamber-Third Floor I II III ILIS IIIIIII III "'llll 4301 City Point Drive Enhanced sanitation protocols,social North Richland Hills, Texas distancing, and wearing of face coverings are in effect for all public meetings. 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 NORTHEAST CORTLANm DONN RANDY 10, — .y�C� CHAPMAN GLENANN � d MA N u va' GK uu SOUTHGATE 1E—,7T r. u � r �N B. � ... f e� r q j � Hri ncm z .4 � f cif n' r,. e o�. 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 SDP 2021-02 CUBESMART LP PO BOX 320099 ALEXANDRIA VA 22320 EDE PROPERTIES LLC 1155 W WALL ST GRAPEVINE TX 76051 GTX LAND LLC 6700 DAVIS BLVD STE A NORTH RICHLAND HILLS TX 76182 JEFFERIES,WILLIAM 317 ARBOR LN HASLET TX 76052 PERCH POINT PROPERTIES LTD 8208 NORTHEAST PKWY STE 106 NORTH RICHLAND HILLS TX 76182 REGIONAL RAIL ROW CO PO BOX 660163 DALLAS TX 75266 RJR LLC 6428 DAVIS NORTH RICHLAND HILLS TX 76182 TITAN TOWERS, LP PO BOX 6060 ABILENE TX 79608 TX CIRCLE 182 LLC 930 MANHATTAN BEACH BLVD SUITE B MANHATTAN BEACH,CA 90266 SUITE WILLIAM GUEST FAMILY LTD PRTN 804 WINDMILL CT BEDFORD TX 76021 Special Development Plan for Revest, LLC 6608 Davis Blvd. NRH,Tx. 76182 1-15-21 The goal at the property development and renovation is to achieve an up to date modern industrial look and feel for the use of office space and manufacturing space. The space will be occupied by a current NRH business "Metcon Inc." Currently operating at 6428 Davis Blvd. NRH, Tx and a New business "TetraAv" coming from Colleyville, Tx. With new paved access from Davis Blvd. The reuse and renovation of this property will bring a minimum of 15 new employees to NRH that can easily gain walking access to the commuter train, and local eateries. The building and overall site will be dramatically improved visually, and physically, aligning with the TOD look and feel along with life/safety code improvements. Visually,the renovation will improve the "rough" industrial view seen from the railroad, walking path, and neighborhood to the South. The updates and renovations will by far exceed the appearance of it surrounding properties. Non-Compliant, Old, UnKept Industrial to the North, Storage Facilities to the West, and The TOD Railroad and Easement to the South. 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