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HomeMy WebLinkAboutPZ 2004-10-21 Minutes MINUTES OF THE MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS OCTOBER 21,2004 1. CALL TO ORDER The meeting was called to order by Chairman Richard Davis at 7:01 p.m. 2. ROLL CALL PRESENT Chairman Vice Chair Secretary Ex Officio Richard Davis Bill Schopper Ken Sapp Don Bowen Suzy Compton ABSENT Randy Shiflet Brenda Cole Scott Wood CITY STAFF Director of Planning Planner Intern Asst. Dir. of Public Works Recording Secretary Dave Green Donna Jackson Jonathan Thatcher Lance Barton Carolyn Huggins 3. PLEDGE OF ALLEGIANCE 4. CONSIDERATION OF THE MINUTES OF SEPTEMBER 16, 2004 AND OCTOBER 7, 2004. APPROVED Mr. Schopper, seconded by Mr. Bowen, motioned to approve the minutes of September 16, 2004. The motion was approved unanimously (4-0). Page 1 of 9; 10/21/04 P & Z Minutes Mr. Sapp, seconded by Mr. Bowen, motioned to approve the minutes of October 7, 2004. The motion was approved unanimously (4-0). 5. ZC 2004-6 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM TERRY AND KATHY MARTIN FOR A ZONING CHANGE FROM "R-1-S" SPECIAL SINGLE FAMILY TO "R-2" SINGLE FAMILY RESIDENTIAL DISTRICT (LOCATED AT 7813 GREEN VALLEY DRIVE - 0.721 ACRES). APPROVED Mr. Green explained that the purpose of the request is to carve out these two lots from the tract of surrounding land in order to build single family residential structures on the two lots. When these two lots are divided in half, they do not meet the minimum one- acre requirement for R-1-S zoning; therefore, the applicants are requesting R-2 zoning. The Comprehensive Plan calls for low density residential uses and this fits in that aspect. Staff recommends approval of the request. Chairman Davis asked why this zoning request doesn't include Lot 4 as well as Lots 2 and 3. Mr. Green responded that the owner of Lot 4 does not wish to rezone that property at this time. Discussion followed regarding "AG" as a holding zone and that the entire tract should be rezoned. Mr. Green explained that this tract of land has three different zones: R-1-S, AG, and LR. He explained that when Lot 4 is put up for final plat, the Subdivision Ordinance will require that the zoning be consistent across the entire lot. He stated that staff has made that as a request on the preliminary plat - that when the final plat comes back, if it includes Lot 4, there must be a rezoning request to put consistent zoning on that lot. Chairman Davis stated that in the future, the trigger point should be at the preliminary plat stage rather than final plat stage. The Chairman opened the public hearing. Mark Long, the engineer for the project, came forward and stated that he and Terry Martin are present to answer any questions of the Commission. There were no others wishing to speak and the Chairman closed the public hearing. Mr. Sapp, seconded by Mr. Bowen, motioned to approve ZC 2004-06. The motion was approved unanimously (4-0). 6. PP 2004-06 CONSIDERATION OF A REQUEST FROM TERRY AND KATHY MARTIN, ARTHUR GORDON TO APPROVE THE PRELIMINARY PLAT OF LOTS 2, 3, & 4, BLOCK 1 OF GREEN VALLEY ADDITION (LOCATED AT 7800 GREEN VALLEY DRIVE - 3.543 ACRES). Page 2 of 9; 10/21/04 P & Z Minutes APPROVED Mr. Green explained that this request includes the two lots which the P&Z Commission just recommended the rezoning of, but the entire tract also includes Lot 4 which is zoned R-1-S, AG, and LR. Staff has reviewed the plat and staff recommends that if the final plat includes Lot 4, a rezoning request must be made to make consistent zoning on all areas of Lot 4. Mr. Bowen, seconded by Mr. Sapp, motioned to approve PP 2004-06. The motion was approved unanimously (4-0). 7. FP 2004-05 CONSIDERATION OF A REQUEST FROM J & J NRH 100 FAMILY PARTNERSHIP TO APPROVE THE FINAL PLAT OF LOTS 59-63, BLOCK 1 AND THE REPLAT OF LOTS 35R-38R & 43R, BLOCK 1 OF FOREST GLENN WEST ADDITION (LOCATED NORTH OF THE 7900 BLOCK OF GREEN VALLEY DRIVE - 3.302 ACRES). APPROVED Mr. Green explained that the Final Plat of Forest Glenn West subdivision was approved last year. Since then, the developer obtained additional acreage, rezoned that acreage, and is bringing it forward now as a final plat, along with a replat of some of the lots that were previously platted. Staff has reviewed the plat design and recommends approval. Mr. Sapp commented on the odd shape of Lot 43R, but Mr. Bowen and Mr. Green both noted that it is a buildable lot. Mr. Schopper, seconded by Mr. Bowen, motioned to approve FP 2004-05. The motion was approved unanimously (4-0). 8. ZC 2004-07 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM TED MILLER FOR A ZONING CHANGE FROM "AG" AGRICULTURE TO "R-2" SINGLE FAMILY RESIDENTIAL (LOCATED AT 8209 MAIN STREET -1.0 ACRE). APPROVED Mr. Green stated that this property has frontage on both Main Street to the south and Amundson to the north and is located just east of Davis. The property is currently zoned "AG" and is vacant. The request is to rezone to "R-2" single-family residential zoning district in order to build a single family structure on the site. The Comprehensive Page 3 of 9; 10/21/04 P & Z Minutes Plan calls for retail uses in the area. However, in looking at this site and contemplating future uses, staff has never received any interest from any individual concerning retail development. It is somewhat removed from the commercial areas typically seen around Main and N. Davis. In staff's opinion, this request is not unreasonable and therefore staff supports approval of this request. Chairman Davis opened the public hearing and called Mr. Miller to the podium. Ted Miller, 5709 E. Belknap #1151, Haltom City, the applicant, came forward and stated that he wishes to build a 4,000 sq. ft. home on the property. With the park and a school close by, the property would be attractive to a family with small kids. Chairman Davis asked Mr. Miller if he planned to reside there or planned to sell it. Mr. Miller responded that he is the builder. Chairman Davis noted that J.D. Scott, 210 Field St., Arlington, is present and in favor of this case but does not wish to speak. The Chairman asked if anyone else wished to speak for or against the case. Charles Scoma, 8300 Cardinal Lane, came forward and stated that although he did not intend to speak at this meeting, he wished to remind the Commission that when the master rezoning plan was done, this property was designated for business because of the future Cotton Belt Rail and that a station would be located in that area. Chairman Davis responded that it is still a possibility that a station will be located in that area. He stated that there have been recent discussions about having two train stops in the City - one near this general intersection of Davis and Main and the other being in the area of Meadow Lakes Drive/lndustrial/820. Mr. Schopper mentioned to Mr. Miller that he should look at the posters on the wall of the Pre-Council room which show where the train stations will be located. He suggested that he might want to take a look at those plans before placing a big, beautiful home on this property. Mr. Miller stated that he didn't think they would have any objection to train activity in the area. Chairman Davis commented that future development west of Mr. Miller's property could include retail, parking, a parking garage, a drop off train station, or more restaurants like Cotton Belt and others that are already there. He stated that Mr. Miller's property is right on the fringe. Mr. Green stated that the train station location is still open and that the consultants have said that the station will look like the Bell Spur at Bell Helicopter. There won't be facilities, but there will be a covered area and adjacent parking. Mr. Green stated that staff will be interested in "transit oriented development" for the surrounding area. For instance, if someone is living in Home Town and taking the train to the airport, they can pickup a newspaper, drop off clothes at the dry cleaners, etc. He stated that staff is focusing on areas further to the west on Main because that is the most likely location of the station, using the old Smithfield area as a theme. Mr. Green further explained that staff will possibly utilize the three major churches that are in the Smithfield & Main area for their parking lots. There could possibly be shared parking agreements utilizing those parking lots already paved. Page 4 of 9; 10/21/04 P & Z Minutes Chairman Davis commented to Mr. Miller that he feels he is on the edge of this area and the Chairman has second thoughts about this case concerning whether or not the property is far enough on the edge to properly accommodate a 4,000 sq. foot house. Mr. Schopper stated that he just wants to make sure that the builder knows what will surround him in the future. He stated that the builder "is a big boy and if he wants to go ahead and do it, that's fine, but just so you don't say that nobody told you later on." The Chairman closed the public hearing and called for discussion or a motion. Mr. Bowen, seconded by Mr. Sapp, motioned to approve ZC 2004-07. Chairman Davis commented that he is not against this home being built, but philosophically on this, he feels that this area is "closer than we think" to the future train depot and he is going to vote against this zoning request to draw attention to the Council that the Comprehensive Land Use Plan calls for retail and the Chairman believes that is the correct use for this area. He hopes the builder is able to build a house that someone can enjoy, but "if it's noisy, don't come crying." The motion passed 3-1, with Chairman Davis voting against. 9. SUP 2004-02 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM ARCADIA LAND PARTNERS 17, L TD FOR A SPECIAL USE PERMIT (SUP) FOR A 192 UNIT SENIOR INDEPENDENT LIVING FACILITY (LOCATED AT 8200 MID CITIES BOULEVARD- 7.394 ACRES). APPROVED Mr. Green explained that the Home Town development has its own operating plan and some of the specifics of building within that particular area operate separately from other areas of town. This site is located along Mid Cities Blvd. between the Home Town lakes and Winter Park Dr. This site is located in the "center" neighborhood of Home Town. Each neighborhood has its own list of uses that are permitted. In the "center" neighborhood, a senior independent living facility is a permitted use with the approval of a special use permit (SUP). This request is for an SUP for the independent living facility. There will be 192 units on a little over 7 acres of land which is a density of almost 26 units per acre. The complex will be three stories in height. The first two floors are of brick construction and the third floor will have a stucco exterior finish. This property is bounded on the south by Riverdale Drive, a future street of the Home Town area. A site plan is required for review by staff, P&Z, and City Council. Staff feels the site plan does not have enough detail. For example, proposed parking is 190 spaces. This is a 192-unit complex, which allows slightly less than one parking space per unit. Staff has requested that information be provided on similar developments; particularly Page50f9; 10/21/04 P & Z Minutes developments in the northeast quadrant of the County that staff could go by and review as to the parking adequacy. As staff entered into discussion with the developer for additional details, staff was asked by the developer if they could be given consideration for their request with minimal design so that they would not have to spend a tremendous amount of money in order to incorporate those design features into something that they had no guarantee would be approved by P&Z or Council. They are requesting consideration with minimal design in order to answer the question of whether or not this is a proper land use for this area. If the Planning & Zoning Commission should recommend approval that this is a proper use, and then the City Council approves the SUP request, staff requests a stipulation that the applicant be required to return with a final design so specifics can be addressed. Staff has no objection to the project but there are details that still need to be worked out. Mr. Bowen asked if the details provided tonight are "locked in" if the Commission recommends approval. For instance, will the project have to be 192 units as described in the plans if a recommendation of approval is given tonight? Mr. Green stated that the number of units to be approved should be based on the amount of correct and appropriate parking. Mr. Bowen responded that he's not sure if it's adequate or not but he doesn't want to be locked into it. Chairman Davis added that if the applicant wishes for approval of a concept plan, then let this truly be a concept only. He stated that the Commission should put in the motion that there is a reservation about the parking - that there doesn't seem to be adequate parking. Chairman Davis stated that he does not like the 20-some-odd parallel parking spaces on Riverdale. He knows it is allowed, but he doesn't like it. He doesn't feel it fits the neighborhood. Mr. Green stated that the applicant has indicated to staff that if they can get a feel that the project as a whole is viable to the P&Z and Council, they will return immediately with detailed drawings to work out these items. Chairman Davis stated that some will say that there are enough of these in the City. He asked, If that were said [that there are enough of these in the City], then the applicant would have to come back with a different type of use for neighborhood center. Mr. Green responded, "that's correct" and further explained that special use permits are basically okay in the district but because of either the intensity, design or impact on adjacent properties, the issue is for this Commission and the Council to decide how those impacts are going to be mitigated on that adjacent property. In one sense SUP's are okay, but a design review is needed to make sure there is no negative impact. Mr. Sapp wondered what kind of neighborhood services development would follow this. He stated that if the residents don't have automobiles, they will need stores close by and how are they going to get to those stores. Mr. Green responded that the applicant may be able to explain if the facility will provide a certain amount of services, such as a commissary, transportation, etc. Chairman Davis opened the public hearing. Page 6 of 9; 10/21/04 P & Z Minutes Dan Quinto, 602 Northwood Trail, South lake, speaking on behalf of the applicant, Arcadia Land Partners 17, stated that they are interested in getting the zoning approved prior to doing detailed engineering documentation such as the plan and profile of water lines. He stated that they are not asking whether or not the plan before the Commission is acceptable, but rather they are asking if this piece of property can be used for independent living. That is the only question they are interested in having answered. Regarding parking or layout, he stated that they are not asking the Commission to commit to that at this point. Chairman Davis asked Mr. Quinto if they want 30 cars parked on the street. Mr. Quinto responded that on-street parking is a part of the atmosphere of the development. The Chairman stated that this would be in-and-out parking because they are visiting someone there. He wondered if that would still be acceptable in a residential neighborhood. Mr. Quinto stated that they do feel it is acceptable because in neighborhood center, retail and office use is allowed and those uses would have the same issue and they would still desire on-street parking. Mr. Sapp asked if there would be any covered parking. Chairman Davis responded that 37 are under carports and 20 are garaged. Mr. Schopper stated that he looked at this as down-zoning a commercial tract to a residential-type tract, even if it's dense. He wondered what their percentages are of residential versus commercial. Mr. Quinto responded that they projected 650 single family units and approximately 1,100 multi-family of various types. They projected 650,000 sq. ft. of commercial development - retail and office. Chairman Davis stated that as of today none of the commercial development has occurred but that this project will involve about 14% of that development. Mr. Quinto agreed. Chairman Davis asked if these 192 units would count toward the 1,100 multi-family. Mr. Quinto stated that they would - that this is the first multi-family project they have done. He also stated that they have platted approximately 400 of the 650 single family units. Mr. Schopper said that this site is one of the best office sites that Arcadia has along Mid-Cities and he could see this being office pretty easily. Mr. Quinto disagreed. He said that Mid-Cities is not as hot a market for retail as Highway 26 and also they do not wish to dilute their retail areas. They do not wish to compete with themselves with "The Crossing" project on Grapevine Highway. Chairman Davis stated that the comment has been made that the Commission and staff do not feel that 190 parking spaces are enough. He asked Mr. Quinto if he understands that they will be required to prove that 190 spaces are adequate or they will need to increase the available parking. Mr. Quinto stated that they are aware of this requirement and he stated that they have charged the developer with doing the research and presenting a case for the amount of parking. The Chairman told him that it will need to be a good case. He also mentioned the landscaping on the front door. He asked that they consider better landscaping along the north perimeter where cars will park facing Mid-Cities Drive. He stated that there is a ditch there that will be taken care of, and there is a little bit of streetscape by the curb, but he'd like to see some of those cars hidden from Mid-Cities Blvd. Page 7 of 9; 10/21/04 P & Z Minutes The Chairman asked if there were any others wishing to speak. Mr. Sam Holt, 6304 Shirley Dr., stated that he is against a senior complex because there isn't any guarantee that there will be seniors living in this facility. Mr. Schopper responded that his concern is that it will be converted to a regular multi-family? Mr. Holt said that is his concern. Chairman Davis wondered how it would be policed. He asked for a definition of senior independent living. He stated that it is in the zoning classification but a good definition is needed. He told Mr. Holt that he brings up a good question. The Chairman asked Mr. Holt if he would be opposed to the project if there is some guarantee by definition and by ordinance that it is for seniors. Mr. Holt said that he wouldn't be opposed to a senior facility, but his concern is once this is built" how is the guarantee upheld? Chairman Davis stated that before this goes to Council, "let's get the Council a good definition of what senior independent living is and how can we, with this SUP, control that's truly what it is." Mr. Quinto returned to the podium to state that with senior living there are facilities within the complex that would not normally be seen in an apartment complex, such as a common dining room, physical and occupational therapy facilities, and internal services such as a hairdresser, that wouldn't be economically possible if it was converted to market rate apartments. He stated that the operating company that will run this facility runs many other independent living facilities - "that's all they do, and a visit to anyone of their other facilities would show that it is being operated as a senior independent living facility." As there were no others wishing to speak, the Chairman closed the public hearing. Mr. Sapp stated that in his experience, some residents rent the facilities and others buy living leases on them. He asked Mr. Quinto if this applies here. Mr. Quinto stated that he believes it would be strictly rental in this facility. The Chairman summarized that staff recommends approval of this project, and based on testimony tonight, if an SUP is recommended for an independent living facility, as stated by the applicant, it will still be subject to site plan approval, landscape approval, elevations, and parking. The question tonight is should the P&Z Commission recommend to the Council that this piece of property, conceptually, be a senior independent living center. Mr. Bowen, seconded by Mr. Schopper, motioned to approve SUP 2004-02 with the stipulations that a definition of "senior independent living" must be provided to assure that it is a facility for seniors, and that this project must be brought back for site plan approval. The motion was approved unanimously (4-0). 10. ADJOURNMENT Page8of9; 10/21/04 P & Z Minutes As there was no other business, the Chairman adjourned the regular meeting at 7:53 p.m. Chairman c ~ \ - eDv..ro J)~ c¿:; Richard Davis Page 9 of 9; 10/21/04 P & Z Minutes