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HomeMy WebLinkAboutPZ 2003-04-17 Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS APRIL 17, 2003 1. CALL TO ORDER The meeting was called to order by Chairman Don Bowen at 7:05 p.m. 2. ROLL CALL PRESENT Chairman Don Bowen Ted Nehring Bill Schopper James Laubacher Brenda Cole John Lewis CITY STAFF Director of Development Zoning Administrator Asst. Director of Public Works Recording Secretary John Pitstick Dave Green Lance Barton Holly Blake Richard Davis, Alternate, was present for the P&Z Pre-meeting. Due to all members being present and a quorum provided, Mr. Davis did not sit for the regular meeting. 3. PLEDGE OF ALLEGIANCE 4. CONSIDERATION OF MINUTES OF MARCH 20, 2003 APPROVED Brenda Cole, seconded by James Laubacher, motioned to approve the minutes of March 20, 2003. The motion carried unanimously (6-0). Page 1 4/17/03 P & Z Minutes 5. PS 2000-38 CONSIDERATION OF A REQUEST FROM OWEN D. LONG AND ASSOCIATES FOR A TIME LIMIT EXTENSION FOR THE PRELIMINARY PLAT OF FOREST GLENN WEST ADDITION (APPROVED DECEMBER 2000). APPROVED Zoning Administrator, Dave Green, summarized the case. This is a preliminary plat known as the Forest Glenn West Addition. The property is located east of Smithfield and north of Green Valley Drive. A single-family residential area is north of the property. This preliminary plat came before the Planning and Zoning Commission in December 2000 and was approved. However, since that time, there have been a number of issues that has prevented the applicant from coming back with a final plat. Under the current subdivision regulations, a preliminary plat is valid for a period of one year. A final plat, on at least a portion of a site that has been a preliminary plat, must occur in a one-year time frame. This did not occur. As of December 2001, this preliminary plat expired and is no longer valid. The applicant at this point is ready to move on with the development of this site. The applicant has a final plat, which the applicant would like to submit. The Planning & Zoning Commission has the authority to extend the timeframe of the preliminary plat according to the Subdivision Development Code. The applicant is requesting an extension on this preliminary plat in order to move forward with the final plat. A memo from the Public Works Department comments on several issues affecting this property. Some issues are specifically regarding the property and the rest are due to the changes in the City's Subdivision Regulation Book that have occurred since December 2001. These issues will have to be addressed, but staff believes staff and the applicant will address these issues. Staff recommends approval. Chairman Bowen asked if there were any questions. Mr. Laubacher stated that the circumstances are unique, especially with Little Bear Creek, and wondered if the staff and commission are setting a type of precedence down the road. Mr. Green stated no, this is only a consideration for this property only. Chairman Bowen asked if the developer was aware of the changes that were made in the Subdivision Regulation Book. Mr. Green answered yes. Chairman Bowen called for a motion. Bill Schopper, seconded by James Laubacher, motioned to approve PS 2000-38. The motion carried unanimously (6-0). Page 2 4/17/03 P & Z Minutes 6. PS 2002-47 CONSIDERATION OF A REQUEST FROM QUIKTRIP CORPORATION FOR THE APPROVAL OF THE PRELIMINARY PLAT OF LOTS 1 & 2, BLOCK A, Q.T. 855 ADDITION LOCATED IN THE 6300 BLOCK OF DAVIS BOULEVARD (7.1862 ACRES). APPROVED Zoning Administrator, Dave Green, summarized the case. This is a preliminary plat for the QuikTrip Corporation. Staff had a request for an SUP on the SW corner of Davis Blvd. and Mid-Cities Blvd. a few months ago. QuikTrip is now returning with a preliminary plat of this tract, that staff had looked at for an SUP, which will be the approved site plan for the QuikTrip convenience store and gasoline facility. Lot 2 will be held for future development. A memo from the Public Works Department points out one minor detail that will need to be addressed before the final plat is submitted. However, staff recommends approval. Chairman Bowen asked if there were any questions or discussion. There were none and the Chairman called for a motion. Ted Nehring, seconded by John Lewis, motioned to approve PS 2002-47. The motion carried unanimously (6-0). 7. PS 2003-09 CONSIDERATION OF A REQUEST FROM SAM'S REAL ESTATE BUSINESS TRUST FOR APPROVAL OF THE FINAL PLAT OF LOT 3-R, BLOCK 6, T APP ADDITION, LOCATED IN THE 6200 BLOCK OF NORTHEAST LOOP 820 (15.597 ACRES). APPROVED Zoning Administrator, Dave Green, summarized the case. This is an existing Sam's site on the 820 frontage road on the north side of 820. This was an out-parcel lot next door to a fueling station erected by Sam's Corporation. Up until now, this portion was not being used. When the fueling station was put in, Sam's lost some parking. Sam's Corporation would like to combine lots and create one large lot to allow some additional parking. A memo from Public Works states that all issues have been addressed and staff recommends approval. Chairman Bowen asked if there were any questions or discussion. There were none and Chairman Bowen called for a motion. Page 3 4/17/03 P & Z Minutes John Lewis, seconded by Brenda Cole, motioned to approve PS 2003-09. The motion carried unanimously (6-0). 8. PS 2003-10 CONSIDERATION OF A REQUEST FROM CHARLES ATHANS FOR THE APPROVAL OF THE FINAL PLAT OF LOT 10AR, BLOCK 11 NORTH RICH LAND HILLS ADDITION LOCATED AT 7401 GRAPEVINE HIGHWAY (APPROXIMATELY 1.05 ACRES). APPROVED Zoning Administrator, Dave Green, summarized the case. O'Reilly Auto Parts is looking for a new location on Grapevine Highway, located on the corner of Turner Terrace and Grapevine Highway. This site was originally a Burger King and before that a Beefers. The site is currently vacant. The applicant would like to combine the two lots into one single lot for the purpose of redevelopment. A memo from Public Works comments on some minor revisions. These revisions are as follows: 1) label the point of beginning on the plat drawing, and 2) correct the minor items noted on the redline of the plat. Staff recommends approval. Chairman Bowen asked if there were any questions or discussion. There were none and the Chairman called for a motion. Bill Schopper, seconded by James Laubacher, motioned to approve PS 2003-10 subject to the engineer's comments. The motion carried unanimously (6-0). Mr. Lewis commented that he was happy to see redevelopment in that area and sees it as revitalization. 9. PZ 2003-04 PUBLIC HEARING TO CONSIDER A REQUEST FROM O'REILLY AUTO PARTS FOR THE APPROVAL OF A SPECIAL USE PERMIT (SUP) FOR A RETAIL AUTO PARTS STORE IN THE "LR" LOCAL RETAIL DISTRICT LOCATED AT 7401 GRAPEVINE HIGHWAY. APPROVED Zoning Administrator, Dave Green, summarized the case. This is an SUP for O'Reilly Auto Parts, which is zoned "LR" Local Retail. In order for this type of facility, the zoning ordinance requires an SUP. O'Reilly has prepared a site plan for the Commission's review and approval. The existing building will be demolished and removed and a new building will be constructed. The building will be a single-story, split-face type building. Page 4 4/17/03 P & Z Minutes The plan does meet all current regulations and codes regarding material and signage. Currently, there is a tall pylon sign on this property, however, O'Reilly will remove that sign and replace it with two monument signs. One will be located along Grapevine Highway and the other will be located along Turner Terrace. The landscaping ordinance and screening ordinance requires several items on a site typical to this one. The first item is the 15-ft. landscape setback from Grapevine Highway and the second is a 15-ft. buffer along the rear of the property with a 6-ft. masonry-screening fence. O'Reilly has provided all of these items except for one. Due to the required 15-ft. street dedication along Grapevine Highway, the location of the building has been pushed further back. However, O'Reilly has provided the necessary parking requirements, back out lanes, and fire lanes, but is unable to provide a 15-ft. buffer along the front. O'Reilly has provided substantial landscaping in the area where O'Reilly can provide it. This will be an issue that will need to go before the Landscaping Review Board for a variance. In this case, that will be City Council. Staff would like to point out that there is a petition of support from the neighboring businesses. There is a memo from staff that requires some minor changes prior to this site plan going to City Council, but staff does recommend approval, subject to the applicant meeting those requirements. Chairman Bowen opened the public hearing. Ed Randall, 233 S. Patterson, Springfield, MO 65802, came forward to represent O'Reilly Auto Parts. Mr. Nehring asked Mr. Randall if this facility is replacing the other O'Reilly located down the street on Grapevine Highway. Mr. Randall stated yes. Chairman Bowen asked Mr. Randall about the note on the site plan stating "temporary irrigation". Mr. Randall stated that the note was referring to the 15-ft. ROW, which will not belong to O'Reilly, yet O'Reilly will have to establish the turf. Chairman Bowen stated that if the area does not receive irrigation, the grass would die. Mr. Randall stated that due to the approval of the plat, the ROW was dedicated to the City of North Richland Hills. Chairman Bowen stated that even though the area was dedicated, it would remain grass in the future. Mr. Randall stated that if that is the condition that the Commission requires, O'Reilly can expand the irrigation to permanent irrigation. However, O'Reilly cannot place irrigation heads in the 15-ft. ROW. TXDOT will not allow it, but O'Reilly can place irrigation heads in an area that will spray the 15-ft. ROW. Page 5 4/17/03 P & Z Minutes Chairman Bowen expressed his thanks and agreed that would be appropriate. Chairman Bowen asked if anyone else would like to speak in favor or against this case. There were none. Chairman Bowen closed the public hearing and called for a motion. Bill Schopper, seconded by Brenda Cole, motioned to approve PZ 2003-04 subject to the engineer's comments. The motion carried unanimously (6-0). 10. PS 2003-11 CONSIDERATION OF A REQUEST FROM REBELPROPERTIES LLC. FOR THE APPROVAL OF THE FINAL PLAT OF IRON HORSE ADDITION PHASE II LOCATED IN THE 6300 BLOCK OF BROWNING DRIVE (30.94 ACRES). APPROVED Zoning Administrator, Dave Green, summarized the case. This area is located on the western edge of North Richland Hills bordering Haltom City and the City of Watuaga. The property is zoned R-2, which requires a minimum lot size of 9000 sq. ft. and a minimum house size of 2000 sq. ft. A memo from Public Works states that all issues have been addressed and staff recommends approval. However, an issue did come up this afternoon regarding how electricity would be provided to the lots in this subdivision. ONCOR is moving towards all services to be provided from the street versus traditionally from the back. This means that there will be large transformers in front yards, and individual risers and meters to serve each lot. This proposes an aesthetics issue. Staff has concerns regarding this proposal and would recommend that staff be allowed to put together a packet of information and come back for discussion. Regarding this plat however, staff recommends approval. Chairman Bowen asked Mark Wood, the developer, to come forward. Chairman Bowen asked if Mr. Wood was aware of this development from ONCOR. Mr. Wood stated that he was aware and would prefer to see the meters in the back instead of in the front. Chairman Bowen asked if Glenwyck Villas was set up with the meters in the front. Mr. Wood responded yes. Mr. Schopper stated that utility easements are now located in the front and back of each lot. Electricity is in the front, with cable and telephone in the back. Mr. Schopper wondered if there was any way to get rid of the rear easement. Mr. Wood stated that the City of North Richland Hills requires telephone and cable in the back. Page 64/17/03 P & Z Minutes Ted Nehring, seconded by James Laubacher, motioned to approve PS 2003-11. The motion carried unanimously (6-0). Brenda Cole commented that if the City of North Richland Hills is forced to do this, then the City needs to do whatever it takes to get rid of the back easement and put all utilities in one place. 11. PS 2003-12 CONSIDERATION OF A REQUEST FROM GRAHAM RANCH PARTNERS LTD. FOR THE APPROVAL OF THE PRELIMINARY PLAT OF GRAHAM RANCH ADDITION PHASE I & II LOCATED IN THE 7000 BLOCK OF HIGHTOWER DRIVE (77.13 ACRES). APPROVED Zoning Administrator, Dave Green, summarized the case. This is a preliminary plat located south of Hightower Drive. Graham Ranch Addition will be a single-family residential development with a total acreage of 77.13 acres. The minimum requirement for each lot is 9000 sq.-ft. with a minimum of a 2000 sq.-ft. house. There is a large drainage channel that runs to the western side of Phase I. As the channel runs east it splits the property and continues south along Phase II. Phase II is located south of Phase I, just north of Chapman Road. There is a letter from the Public Works Department stating all concerns have been addressed. Recently, staff has looked at the subdivisions with cul-de-sac lots and pie-shaped lots. Staff has noticed that the frontage of the lot of the building line doesn't meet the City's standards in terms of width. The applicant has provided a detailed plan of each lot in this subdivision showing a credible size structure can be placed on each lot. Staff recommends approval. Mr. Nehring asked Mr. Green if the streets stubbed out to the neighboring subdivision or if the streets stopped at the property line. Mr. Green stated that the streets do not connect to the neighboring subdivision except for at one place. The others stop at the property line. Ms. Cole asked Jackie Fluitt, the engineer for the subdivision, about the crossed hash mark that existed on one particular lot. Ms. Cole wanted to know what was different. Mr. Fluitt stated that this particular lot doesn't have the standard 50-ft. x 70-ft. pad on it, but it still can fit a proper square footage home on it. Mr. Bowen asked Mark Wood, the applicant, who would maintain the channel. Mr. Wood stated that the Homeowner's Association would maintain the channel. This will be an earth and channel with a concrete pilot channel down the middle to focus the Page 7 4/17/03 P & Z Minutes water. Currently it is a dry channel. One thing that could change is the 50-ft. wide gas pipeline that goes through this channel. The depth of the pipeline is an issue. If the pipeline needs to be lowered in order to maintain the channel as it was designed, Lone Star Gas has agreed to lower the pipeline for $115,000. Mr. Wood stated that he would rather use that money for landscaping the subdivision and channel. Another option is to damn it up, which would cause a back up and create an amenity. Otherwise it will remain a dry channel. Brenda Cole, seconded by John Lewis, motioned to approve PS 2003-12. The motion carried unanimously (6-0). 12. PS-2003-14 CONSIDERATION OF A REQUEST FROM CHRIS BENOY FOR THE APPROVAL OF THE FINAL PLAT OF LOT 1, BLOCK 1 MILTON PRICE ADDITION LOCATED AT 8109 NEWMAN ROAD (.58 ACRES). APPROVED Zoning Administrator, Dave Green, summarized the case. This is a request for single lot subdivision and a final plat. The purpose of this plat is to build a single-family residence. The property is located on Newman Road just east of Davis Boulevard. Public Works comments state that all issues have been addressed and staff recommends approval of this final plat. Chairman Bowen asked if this property had been zoned R-3 for a long time. Mr. Green stated yes. Mr. Nehring asked if the property would still fall under the new guidelines. Mr. Green stated yes. James Laubacher, seconded by Ted Nehring, motioned to approve PS 2003-14. The motion carried unanimously (6-0). 13. PZ 2003-09 CONSIDERATION OF A ZONING ORDINANCE TEXT AMENDMENT RELATING TO PERMITTED BUILDING MATERIALS FOR COMMERCIAL REMODELING. APPROVED Director of Development, John Pitstick, explained that Staff is trying to make some changes to accommodate builders who are attempting to remodel existing retail strip centers that are 25 + years old. Some of the strip centers are made out of stucco, Page 8 4/17/03 P & Z Minutes which under current requirements for non-residential buildings requires 100% masonry, but allows 15% alternative material on the building front. Staff is putting in an exemption that the requirements of materials, other than those specified in the masonry definition for new and used buildings, are only after a Special Use Permit is issued. There is always an opportunity for a business to come forward with an SUP provision, however, staff is exempting building renovations that don't expand the square footage of a non-residential building. The builder may use alternative simulated masonry systems as approved by the Building Official without an SUP as long as the builder offers improved architectural features and does not decrease the percentage of masonry on the newly renovated building. Staff believes this will eliminate the need for an SUP on those particular cases. Staff recommends approval for PZ 2003-09. Chairman Bowen stated that the Commission has had a couple of cases recently that this would have facilitated. Chairman Bowen believes this is a good idea. Mr. Pitstick stated that he believes this will take away all the guesswork. There will be no expansion of the square footage, architectural features must be offered, and the masonry cannot be decreased. This allows staff to approve without an SUP. Ms. Cole questioned the exemption. She read, "may use alternative simulated masonry systems as approved by the Building Official." Ms. Cole stated that the comments talk about it as using alternative masonry systems as outlined in the masonry definition. Mr. Pitstick explained that the Building Official rules on the masonry exception in the masonry definition. Mr. Laubacher stated that the Commission came to a conclusion that masonry could not be used in landscaping. Mr. Pitstick responded that this gives the staff a variance on building materials only. Staff would like to come back and discuss street landscaping especially in regards to Rufe Snow, South Grapevine Highway, and South Davis Boulevard. These are areas that are unable to get 15-ft. of landscaping. This exemption only covers masonry requirements on buildings, not landscaping or signs. Ms. Cole stated that this is allowing the builders to use a product that the City currently does not allow without an SUP. The builders are going to continue with the material that is currently on the building. Mr. Pitstick read the definition of masonry as stated in the Zoning Ordinance Regulation book, "A combination of brick, ceramic block, stone, decorative concrete block, or masonry materials installed in a craftsman-like manner that are a minimum of 1-inch thick and imbedded in a cementious reinforced substrate. Building trim and accent areas shall not exceed 15% of any exterior wall area. Stucco, fiber reinforced cement board, reinforced EIFS or simulated masonry systems approved by the Building Official may only be used for accent areas located no closer than 8-ft. from the adjacent grade Page 9 4/17/03 P & Z Minutes level." According to the definition, staff is allowing that to be used up to 100% as long as the builder does not decrease the masonry on the existing building. Ted Nehring, seconded by James Laubacher, motioned to approve PZ 2003-09. The motion carried unanimously (6-0). 14. ADJOURNMENT As there was no other business, Chairman Bowen adjourned the meeting at 7:55 p.m. 9:ano~ Secretary 1:) ;I/~ Don Bowen'" :.¡o.,p'" ;;">'n >r,'¡";;,:',. ·',;>V'M,";'.'!Ii;i:" Ted Nehring Page 104/17/03 P & Z Minutes