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HomeMy WebLinkAboutPZ 2004-06-03 Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICH LAND HILLS, TEXAS JUNE 3, 2004 1. CALL TO ORDER ¡he meeting was called to order by Chairman Don Bowen at 7:05 p.m. 2. ROLL CALL PRESENT Chairman Don Bowen Bill Schopper Brenda Cole James Laubacher Ken Sapp ABSENT Richard Davis Ted Nehring CITY STAFF Director of Planning Director of Development Dir. of Neighborhood Services Planner Recording Secretary Dave Green John Pitstick Joann Stout Donna Jackson Carolyn Huggins The Ex-Officio, Suzy Compton was present for the meeting. As stated in Ordinance 2714, an ex-officio member shall have no power to vote or participate in decision-making, but will be entitled to observe all proceedings of their respective commissions. 3. PLEDGE OF ALLEGIANCE 4. Z 2004-04 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM ARCADIA LAND PARTNERS 16 TO APPROVE A REVISION TO THE ADOPTED TOWN CENTER (HOME TOWN) REGULATING PLAN LOCATED EAST OF DAVIS BOULEVARD, NORTH AND SOUTH OF BRIDGE STREET. Page 1 06/03/04 P&Z Minutes APPROVED Mr. Green explained that Home Town has its own ordinance that regulates uses, where those uses are permitted, character of uses, etc., which is referred to as a regulating plan and was adopted by Council in 1998. The regulating plan is utilized much as the Comprehensive Plan is utilized when looking at zoning cases. It is a guide that allows types of uses to be located in certain areas. This request from Arcadia is to make a revision to the regulating plan for the Home Town development. It has no bearing on the zoning of the property. The property is still zoned Town Center. This request affects only where certain types of uses are located. The regulating plan for Home Town includes subzones. There are four subzones: Neighborhood edge, neighborhood general, neighborhood center, and neighborhood core. Each subzone has a little bit different character, density, and look to it, by design. The regulating plan shows where these different sub-neighborhoods are to be located. Mr. Green then pointed out on a map the two areas where Arcadia wishes to change the regulating plan subzone (on the south edge of Home Town next to Fountain Ridge development, and on the northeast edge of Home Town). Arcadia wishes to build town homes in these two areas but town homes are not permitted in these subzones. This request, if approved, will change the regulating plan for these two blocks to permit town homes in those locations. The Chairman opened the Public Hearing. Bill Gietema, Arcadia Realty, 5440 Harvest Hill Rd. came forward to speak. He stated that the original plan was under designed and there are three reasons why they've redesigned. 1) no open space; 2) a change in context (the surroundings changed), and 3) the competitive environment changed. He then explained in more detail each of the three reasons. 1) He stated that their builders and buyers asked them to create open space. They created a park and some additional green areas which he pointed out on a map. 2) The plan was done in 1998 and since then Fountain Ridge was developed to the south with a required connection and detention area. Also, the Newman property was zoned to town homes and the fronts of homes ended up facing the backs of homes across a street and alley. They decided they needed to redesign the edges. He stated that rather than adding density, they wish to organize it differently. 3) He stated they have a new competitor next door who is offering similar sized homes and they need to maintain their sales. They won't lower prices to have a price war with their neighbor. They have consistently raised prices and values. He stated that the pricing of the town homes will be on a square foot basis exactly the same as the other homes. The smallest will be about $100 per foot and the largest about $92 per foot before upgrades. He stated that they are asking for this change because they believe it is a better design. Page 2 06/03/04 P&Z Minutes Ms. Cole asked for clarification of the location of houses facing the alleyway. Mr. Gietema pointed that area out on the map. Mr. Sapp stated that a feature of Home Town is that there are no obstructed views. He noticed that this requested change will create a "canyon" along an east/west street. He wondered if that caused any concern. Mr. Gietema responded that there are square miles of cities that have these canyons. Mr. Sapp commented that they are not very attractive. Mr. Gietema stated that he lived in the back bay of Boston and he thought it was exceptionally attractive. He stated that in Home Town it's not the same building all the way up and down the street. He stated that there is a change in architecture and a change in materials and that the lots are shallower and they can't be mixed on the same block because the depths change. Mr. Schopper stated that one of the things that was touted when Home Town started is that it was designed so that the wind went through there and it was going to be several degrees cooler than the rest of the town. He wondered if these solid buildings would mess that up? Mr. Gietema responded that the prevailing winds that they are capturing are the east/west winds and those winds will still be captured. Mr. Schopper asked about Ada Lane - are those homes going to face the west so they face into the back of what is planned or vice versa? Mr. Gietema stated that there was originally a street going through there that was converted to an alleyway by the other plan so they've flipped their plan. Ms. Cole asked if the proposed town homes are up against the Sunny Meadows portion. Mr. Green responded affirmatively. There are backyards to backyards. Mr. Laubacher wanted clarification that the density of the entire project is remaining the same. Mr. Gietema stated that they are using a different design philosophy in terms of how they have arranged homes, including open spaces. He stated that if you look at the entire project, all of Home Town, including the school which was on a residential area that they sacrificed, they do not come close to catching up on density. Mr. Laubacher stated that keeping the concept of Home Town intact is his main concern. Mr. Schopper asked how Fountain Ridge and Home Town was melding. Mr. Gietema stated that Fountain Ridge was hit cold with this change and initially John Dickerson (developer of Fountain Ridge) was concerned, but since then Mr. Gietema has spoken to him about the architectural regulations and how the garages will function, etc., and Mr. Dickerson is present this evening to speak to the Commission members. Mr. Sapp stated that Mr. Gietema is probably familiar with the letter that John Dickerson sent to John Pitstick and Mr. Sapp wondered if the request made by Mr. Dickerson is consistent with their current architectural requirements. Mr. Gietema responded "no" but he said they showed Dickerson what their architectural requirements are and Dickerson and Gietema have decided to respect each other's differences. He stated Page 3 06/03/04 P&Z Minutes that one of the strengths between the two neighborhoods is that they look different. Both are very high quality but when you leave one and go to the other, you know you are in a different neighborhood. John Dickerson, 8333 Douglas, Suite 1300, Dallas, developer of Fountain Ridge, stated that they were hit cold by the notice from the City, which they were glad to get, and they wrote a letter to John Pitstick, Director of Development, for the City of North Richland Hills expressing some of their concerns. Mr. Gietema and Dan Quinto sat down with Mr. Dickerson and they were able to come to a resolution and mutual agreement on the items of concern. They have no further concerns and support the town houses on their northern border. Drees Custom Homes has four lots that will be on the south side of the alley that they will be sharing with Home Town. Mr. Dickerson stated that they are part of the Town Center TIF and road and vehicle connections are very important to them, especially the road to the new school. They have discussed the masonry, brick, stucco, and stone look to the two buildings of town houses that will be on the north end of Fountain Ridge, as well as the look of the garages and they are satisfied in every detail. He stated that he believes it will be a positive and good transition. He stated that they are the southern flank of Home Town and are proud members of Town Center. They have the regional, traditional and old world home designs, a period style home, and he is proud to announce that Goodman is off to 15 sales and Drees has had two. They support this change. As there were no others wishing to speak, the Chairman closed the Public Hearing and called for a motion. Mr. Schopper, seconded by Mr. Sapp, motioned to approve Z 2004-04 as presented. Ms. Cole asked Mr. Green if "general" is what currently allows town homes. Mr. Green explained that a couple of districts would permit them. Ms. Cole asked how much is still out there in Home Town that allows for town homes. Mr. Green stated that there is still a significant amount of area where that use could occur. He also explained that staff has a final plat that is currently being reviewed and will come before P&Z soon which takes in some of the other areas and proceeds past the lakes into the eastern half and perhaps P&Z will be presented with plat revisions in the future that may show lot pattern changes. Ms. Cole asked about the minimum difference in a town home lot size and the smallest single family lot size. Mr. Green stated that the applicant is proposing a 25- ft. wide, 80-ft. depth, whereas for a single family detached it would be a 40-ft. wide lot, 110-ft. depth. Ms. Cole asked Mr. Gietema if the town homes are all attached. Mr. Gietema responded that the shortest building is 4 homes and the longest building is 6 homes. Mr. Sapp asked if the northeast section is one continuous row of building. Mr. Gietema stated that it is not. He explained that the end units are smaller homes that are 5-ft narrower with side entry. The blocks are broken on those homes so that when looking Page 4 06/03/04 P&Z Minutes at the end of the block, instead of looking at the side of a town home, it looks like the front of a nice, wide, home. Ms. Cole commented that she was concerned with the same issues that Drees had, but if they are satisfied, she won't take issue with it. Mr. Sapp noted that no residents are speaking in opposition. The Chairman called for the vote and the motion passed unanimously (5-0). 5. CONTINUED PUBLIC HEARING TO DISCUSS THE PARKING AND STORAGE OF RECREATIONAL VEHICLES AND TRAILERS IN RESIDENTIAL AREAS. The Planning and Zoning Commission heard testimony from the public regarding the RV ordinances passed by the City Council. 6. ADJOURNMENT As there was no other business, the Chairman adjourned the regular meeting at 8:20 p.m. Chairman ~,,~ Don Bowen Bill Schopper Page 5 06/03/04 P&Z Minutes