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HomeMy WebLinkAboutPZ 2003-05-15 Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS MAY 15, 2003 1. CALL TO ORDER The meeting was called to order by Chairman Don Bowen at 7:00 p.m. 2. ROLL CALL PRESENT Chairman Don Bowen Bill Schopper James Laubacher Brenda Cole ABSENT Ted Nehring CITY STAFF Zoning Administrator Asst. Director of Public Works Recording Secretary Dave Green Lance Barton Carolyn Huggins 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 APRIL 17, 2003 APPROVED Mr. Schopper, seconded by Ms. Cole, motioned to approve the minutes of April 17, 2003. The motion carried unanimously (4-0). Page 1 5/15/03 P & Z Minutes 5. PS 99-40 CONSIDERATION OF A REQUEST FROM DONALD WELBORN FOR A TIME LIMIT EXTENSION FOR THE PRELIMINARY PLAT OF CHRISTIAN ADDITION (APPROVED 2/24/2000). APPROVED Christian Addition is a heavily wooded site, located on the west side of Davis Blvd. just north of Hightower. The preliminary plat was approved by the P&Z Commission in February 2000 and was active until February 2001. At that time, the preliminary plat became voided. Mr. Hedgecoth from Ernest Hedgecoth Consulting Engineers is requesting an extension of the shelf life of this plat from February 2001 to the current time. The individuals involved in the development of this site are ready to work actively on developing the site and they are asking that the preliminary plat's approval be extended to the current date so that they may proceed with the final plat of the property. Staff has no objection to the request. Staff recommends that the preliminary plat, as approved in 2000, be kept alive so the applicants can submit a final plat for the site. Chairman Bowen asked if that would be 12 months from now. Mr. Green responded affi rmative Iy. Mr. Schopper asked for an explanation of the 40-month extension requested by Mr. Hedgecoth. Mr. Green explained that Mr. Hedgecoth was trying to cover the time from when the plat became void up to the current time. Staff recommends 12 months from this point. Ms. Cole asked if the P&Z approval should include the staff recommendation of "subject to the original plat comments". Mr. Green responded that staff would like that comment included. There were no other questions and the Chairman called for a motion. Mr. Schopper, seconded by Ms. Cole, motioned to approve PS 99-40 subject to staff comments on the original preliminary plat. The motion carried unanimously (4-0). 6. PS 2003-03 CONSIDERATION OF A REQUEST FROM THE NORTH RICHLAND HILLS PARKS AND RECREATION DEPARTMENT FOR THE APPROVAL OF THE FINAL PLAT OF LOTS 3A & 3B, BLOCK 5 GLENANN ADDITION LOCATED IN THE 8600 BLOCK OF AMUNDSON DRIVE (6.927 ACRES). Page 2 5/15/03 P & Z Minutes APPROVED This is a request on behalf of the City of North Richland Hills Parks Department. This tract of land is near the intersection of Amundson Drive and Amundson Road and will become a new neighborhood park. The Parks Department has been working with the adjacent property owner and some adjustments have been made in the property lines between the lots. Public Works Department has issued a memo that states that all issues with this plat have been resolved and at this time staff recommends approval of the plat. Ms. Cole, seconded by Mr. Laubacher, motioned to approve PS 2003-03. The motion carried unanimously (4-0). 7. PS 2003-16 CONSIDERATION OF A REQUEST FROM JAMES BRITTAIN ON BEHALF OF TARRANT COUNTY FOR THE APPROVAL OF THE PRELIMINARY PLAT OF LOT 1, BLOCK 1 TARRANT COUNTY NORTHEAST MAINTENANCE CENTER ADDITION LOCATED IN THE 7300 BLOCK OF PRECINCT LINE ROAD (5.346 ACRES). APPROVED 8. PZ 2003-08 PUBLIC HEARING TO CONSIDER A REQUEST FROM JAMES BRITTAIN ON BEHALF OF TARRANT COUNTY FOR A ZONING CHANGE FROM "AG" AGRICULTURAL TO "PD" PLANNED DEVELOPMENT FOR "U" INSTITUTIONAL USES LOCATED IN THE 7300 BLOCK OF PRECINCT LINE ROAD (5.345 ACRES). APPROVED PS 2003-16 is a preliminary plat and PZ 2003-08 is a PD request for the development of the site. The County Maintenance Barn #3 is located on Precinct Line Road at the intersection of the Dart rail line, which runs at a diagonal across Precinct Line Road. The maintenance barn has been at this location for a number of years. The County is proposing to take down the existing buildings on the site and redevelop the site into a new maintenance center. The property has never been platted, which is why a preliminary plat is being brought before the P&Z Commission tonight. The property is currently zoned agricultural and that would not allow the County to redevelop the lot. The use on the property and the zoning of the property do not support one another. The County is requesting site plan approval and a revised zoning from AG district to PD Planned Development, and this would be a planned development Page 3 5/15/03 P & Z Minutes for all "U" institutional uses. "U" institutional would be the subgroup description of the PD. The current office building will be demolished and a new office building will be built. A new maintenance building will be built behind the office building and new stalls will be built to be used for the storing of equipment. In addition, new parking, a new fueling area and an additional building in the back are being proposed. The County is proposing landscaping along the Precinct Line Road frontage and an ornamental steel fence with masonry columns along the right-of-way. There will be landscaping around the entire perimeter of the site. Some of the landscaping is already in place. There are numerous landscaping and screening variances that are being requested on this property. For example, behind the County area is a TXU overhead line in a 100-ft. wide easement, and beyond that is a single-family residential subdivision. The residential zoning extends to the back of the County property line, which requires the County to have not only landscaping, but also a 6-ft. masonry wall. One of the variances being requested is to leave the existing fence in place with the living screen and not provide the 6-ft. masonry wall. Staff recommends the following: (1) The proposed canopy for the fueling station is a flat metal roof with metal support columns. To be consistent with the ordinance, the canopy requires a pitched roof along with masonry support columns. (2) The ornamental steel fence with masonry support columns be extended along the Dart railroad line. Typically, railroad areas are along the backside of everything, but in this case, the opportunity arises to aesthetically raise the look of the property from the viewpoint of the Dart travelers. Glen Whitley, County Commissioner, and Tracy Pelle, Architect, Tarrant County Facilities Management, came forward. Ms. Pelle explained that this government facility supports road crew operations within the Precinct 3 community. The original facility was constructed in 1961-62 and consisted of an office building, a repair garage, and a storage garage. Those buildings are still in use today along with a training room addition that was completed in 1992 and a vehicle storage building that was completed in 1994. The facility is now inadequate for its number of occupants and functions. The goals of redeveloping this property are (1) to provide a functional organization to achieve proper workflow with efficiency in mind, and (2) to enhance the property by providing an appropriate institutional image and setting that is compatible with the neighboring community. To achieve these goals, it is proposed that the site be razed to make way for a new facility, which will encompass an office building, a repair service garage, vehicle equipment storage, and visitor/employee parking areas including a covered area south of the office for County vehicle parking. The existing material storage bins in the northwest corner will remain there with some reconfiguration. The existing fuel facility, which includes the underground storage tank, dispensers and canopy, will be relocated from the east to the north side of the property. The function of the maintenance center is currently not permitted within the existing zoning classification, so to allow for development of the property, the zoning district change is Page 4 5/15/03 P & Z Minutes being requested from the current "AG" agricultural to "U" schools, churches, and institutional, as a PD. Ms. Pelle explained that the variances are requested in order to preserve the project budget. She stated that the variances target some key areas that would not inhibit the efficiency of, or distract from, the overall appearance of the facility. Mr. Whitley stated that dollars are a key issue in this project. He stated that his staff has had to bring him screaming along. The original project began at $2.4 million and the last estimates, with the County doing about $400,000 to $500,000 of the work, bring the project to $4.0 million. The variances are critical to the County, but they feel they will not be distracting to the public as they view the facility. Masonry brick will be put up in the front. The sides and back will be metal, but obscured from vision as people are passing on Precinct Line. Regarding the canopy requested by staff, the existing canopy can be reused which will save the County quite a bit of money. The Commissioner hopes that he will be allowed to use it. He stated that it will sit back on the site so that the people traveling north on Precinct Line would only have a very narrow window through which to possibly look back and see the canopy. When the lot to the north of this facility develops, southbound travelers will have an obscured vision of the canopy. With regard to fencing along the Dart line, before the County began this project, they contacted Dart and asked if they were interested in the facility as a station stop. Dart did not respond. The Commissioner estimates that there is probably a 10- or 15-year timeframe before any progress is made with a Dart line. He stated that what he would like to do is go with what he's got and let the City know that in the future they will try to continue to be good neighbors and help the neighborhood improve at that point in time. Chairman Bowen stated that he agrees with the Commissioner that the canopy will be pretty far removed from the street and not very visible. He stated that he understands staffs position because over the last year or so there has been a requirement for pitched canopies, but usually they are right on the street and very visible. Ms. Cole asked if the sliding gate is closed during the day or left open? Commissioner Whitley stated that it would be open during the day. Ms. Pelle further explained that it is a motorized gate with card access. The gate on the north side will be open during the day. The gate on the south will be closed. Ms. Cole asked if it is a wrought iron-type fence. Ms. Pelle responded that it will match the ornamental metal fence. Stuart Smith, who works for Brittain & Crawford, 3908 S. Freeway, came forward to answer any questions regarding the preliminary plat. There were none. The Chairman opened the public hearing required for PZ 2003-08 and asked for anyone wishing to speak for or against to come forward. There were none and the Chairman closed the public hearing. Page 5 5/15/03 P & Z Minutes Mr. Schopper, seconded by Mr. Laubacher, motioned to approve PS 2003-16. The motion carried unanimously (4-0). The Chairman then called for a motion on PZ 2003-08. Mr. Schopper commented that the City Council wants to raise the bar in the City and he stated that the County's plans are phenomenal to raise the bar. He asked if they plan to move the pile of dirt. The Commissioner responded that they are planning to move their mountain. Mr. Schopper stated that he agrees with the Chairman regarding the canopy. He believes it can be reused and it will be hidden. He stated that everyone's feet have been held to the fire regarding the masonry columns, but usually those were primary facades and right on the roadway. Mr. Schopper stated that he does not have a problem foregoing that requirement. He would like to see something happen with the edge near the Dart rail track. He stated that red-tipped photinias after 10 years are going to dwarf the whole place anyway. He suggested something like an ornamental fence or artwork perhaps that people riding the train could look at since that area is going to end up being one of the City's front doors. Commissioner Whitley stated that he knows that Dart has plans to go through there, but he does not wish to spend more money right now. Mr. Schopper responded that he is not asking the Commissioner to spend more money, but to get creative. The Commissioner replied that every time his people get creative, it costs him more money. Mr. Schopper commented that there are certain areas along the rail line where there is interesting stuff like seeing cows in pens, and artwork down by Bates Container. The Commissioner explained that he would prefer to put a living screen up there and forego the fence. He does not want the train riders to be able to see into the facility, which is what a wrought iron fence would allow them to do. Mr. Schopper stated that the eastbound passengers will see the photinias and the front elevation with all the wrought iron. Coming back the other way, the passengers will see the front elevation only. He asked if the area will be irrigated. The Commissioner responded that it will be irrigated. Mr. Schopper suggested that the P&Z Commission allow the County to proceed with their plan. He feels they have thought it through. Mr. Schopper commended the staff for trying to be forward thinking and raise the bar, but in this case, he feels it would be counter-productive. Chairman Bowen stated that he would prefer to see the living wall. Mr. Laubacher, seconded by Mr. Schopper, motioned to approve PZ 2003-08 making sure that the construction plans and the site plans match. The motion carried unanimously (4-0). Page 6 5/15/03 P & Z Minutes 9. PS 2003-18 CONSIDERATION OF A REQUEST FROM PEISER SURVEYING CO. ON BEHALF OF THE PROPERTY OWNER, JIM MAKENS, TO APPROVE THE FINAL PLAT OF LOT 2, BLOCK 1 GIBSON ADDITION LOCATED IN THE 8700 BLOCK OF DAVIS BOULEVARD (1.55 ACRES). APPROVED Zoning Administrator, Dave Green, explained that this is a track of land that the Commission saw recently for an SUP request for a Discount Tire facility to be located on Precinct Line where it T's into Davis. It is located at the very far north end of the City. In fact, it's on the city limit line between North Richland Hills and Keller. This is the final plat for the site that will be developed as the Discount Tire facility. Public Works comments recommend that the plat be placed on the agenda, and staff recommends approval of the plat. Ms. Cole, seconded by Mr. Laubacher, motioned to approve PS 2003-18. The motion carried unanimously (4-0). 10. PS 2003-22 CONSIDERATION OF A REQUEST FROM ZAREMBA GROUP LLC ON BEHALF OF THE PROPERTY OWNER, DON O'NEIL, TO APPROVE THE FINAL PLAT OF LOTS 3R1 & 3R2, BLOCK 2, CULP ADDITION LOCATED IN THE 6800 BLOCK OF DAVIS BOULEVARD (4.149 ACRES). APPROVED Zoning Administrator, Dave Green, explained that this property is located in-between Odell St. (northern boundary) and Northeast Parkway (southern boundary), just east of Davis Blvd. This entire property extends to the east and has been platted into a number of lots. Current zoning is "12" medium industrial. The applicant wants to bring in a Sterling Autobody repair facility, which requires the applicant to redraw some of the individual lot lines of the existing plat. Public Works comments state that all issues have been satisfied and staff recommends approval of the plat. Mr. Schopper, seconded by Ms. Cole, motioned to approve PS 2003-22. The motion carried unanimously (4-0). 11. PZ 2002-38R3 PUBLIC HEARING TO CONSIDER A REQUEST FROM K. B. ALEXANDER ON BEHALF OF THE PROPERTY OWNER, PRECINCT VILLAGE DEVELOPMENT, Page 7 5/15/03 P & Z Minutes LTD., FOR A REVISION TO THE APPROVED WAL-MART PLANNED DEVELOPMENT SITE PLAN LOCATED IN THE 8500 BLOCK OF PRECINCT LINE ROAD (3.911 ACRES). APPROVED Zoning Administrator, Dave Green, explained that this request is to revise the existing approved Wal-Mart planned development site plan. As each of the out-parcels of the Wal-Mart PD site plan are developed, the applicants are required to return and ask for a revision to the Wal-Mart site plan so that every stage of the PD is reviewed. This site is on the west side of Precinct Line Road. The Wal-Mart building is physically located to the west of this parcel. The SuperTarget property is located to the north. The applicant is proposing a 31 ,600-sq. ft. general retail area. That is consistent with the PD zoning of the site. The site will be accessed from two private access drives to the Wal-Mart site. There is no direct access to this area from Precinct Line Road so therefore there is entire frontage area that will be landscaped. A screening wall or landscaping is not required on the rear of the property. Any non-residential building greater than 10,000- sq. ft. in area must meet certain architectural standards. This structure meets all of those standards. There are vertical and horizontal breaks in the front façade of the building. There is accent lighting. There is a small amount of EFIS product included in the 3-dimensional features. Mr. Green further explained that there are certain light standards being proposed for the site. There is some distance between the light standards, but screening is not required, as there is no residential adjacency, although there are residential structures across the street in Colleyville. Public Works comments state that all requirements have been satisfied. Staff recommends approval. Ms. Cole asked for a review of the setback on the landscaping. Mr. Green explained that frontage on a public street requires a 15-ft. landscape setback. However, there is a conflict in this area because there is a main sewer line in the same area. Most of the time, the landscaping will be placed in the center of the 15-ft. landscape setback. In this case, because of the existence of the main sewer line, the trees and the screening shrubbery are being placed against the western edge of the 15- ft. setback so that the tree roots will not grow directly over the sewer main. Chairman Bowen inquired about the monument sign. Mr. Green explained that there is one proposed monument sign to be located in the very corner of the site. The applicant is developing only a portion of Lot 2. As future development takes place, the applicant will not be allowed additional monument signage. Staff asks that the P&Z Commission add a note to the motion for this case that signage for future occupants of this site must meet current regulations at the time of permitting. The Chairman opened the Public Hearing. Page 8 5/15/03 P & Z Minutes Harold Whitten, 1209 Garry Lynn Dr., Colleyville, came forward. He is Vice President of the company that is developing this project. Chairman Bowen asked Mr. Whitten if it was understood that even if the unused portion of Lot 2 is developed later, the applicant will only be allowed this one monument sign. Mr. Whitten replied, "Yes, we understand that." He stated that they had only proposed one sign from the beginning. He stated that the tenants will utilize their own signage and that in all of the leasing negotiations that have been done so far, they have discussed the fact that signage must comply with City requirements. Keith Alexander, President of K. B. Alexander Co., General Contractor for the project came forward to answer any questions. There were no questions from the Commission members. There were no others wishing to speak and the Chairman closed the Public Hearing. Mr. Schopper, seconded by Ms. Cole, motioned to approve PZ 2002-38R3 with the notation that individual signage for future occupants of this site must meet current regulations at the time of permitting. The motion carried unanimously (4- 0). 12. PZ 2003-10 PUBLIC HEARING TO CONSIDER A REQUEST FROM A. C. MCFARLAND FOR A ZONING CHANGE FROM "AG" AGRICULTURAL TO "TC" TOWN CENTER DISTRICT LOCATED IN THE 8100 BLOCK OF BRIDGE STREET AND THE 6200 BLOCK OF SHIRLEY DRIVE (4.030 ACRES). APPROVED Zoning Administrator, Dave Green, explained that this tract of land sits between an existing R3 traditional residential subdivision and the Hometown subdivision. As you drive down Bridge Street into Hometown and come upon the first 90-degree turn, this property is located immediately on the north side of that property. The applicants are proposing "TC" Town Center zoning. The current zoning of the site is AG agricultural. There is a single-family structure on the site with outbuildings. There have been horses on the site. The applicants are planning to develop the property into townhouses. The applicants are not asking to be part of the Hometown project. They are presenting a development of the site based on the Town Center concept and regulating guide, which would include building materials, architectural styles, setbacks and so forth. They are proposing a 36-unit townhouse with a street called Ada Lane extending from Bridge Street to Shirley Drive. Staff does not have any opposition to this request, particularly because there is an agreement between the owner of this property and the Hometown development that the plans for this development will be reviewed by the Hometown architect. Page 9 5/15/03 P & Z Minutes Staff has received 18 letters from property owners in the adjacent subdivision to the east. All of the property owners state that they are in favor of the project. In a zoning case like this, Public Works comments are not needed. Staff has no concerns with the request. Staff is pleased that the applicant has chosen to join hands with the development from Arcadia in producing a consistent product in that area. The Chairman opened the Public Hearing and called Joe Potthoff, 6709 Gascony Place, Fort Worth, to the podium. Mr. Potthoff stated that he represents the Newman family and the prospective purchaser, A. C. McFarland. He stated that they are pleased to have come up with a feasible concept that is acceptable to the surrounding property owners, especially because this was a challenging piece of property due to its size and configuration. He explained that the Newman's have owned the property for 50 years and wanted to be good neighbors with the development of the property. He stated that everything they do will be consistent with Town Center design guidelines as well as the regulating plan. Chairman Bowen noted that the townhouses will be served by alleyways in the back. He asked if, on the northern end, will the alley open into Shirley Drive or will that end be blocked off and all residents will have to go to the south end to get out. Mr. Potthoff replied that the alleyway will open onto Shirley Dr. The Chairman then asked Dave Green if that would present a problem since there will be several openings close together. Mr. Green responded that it is consistent with what is allowed in Town Center. Ms. Cole asked if Lot 1 on the south end would barely have enough room to turn into the garage. Mr. Potthoff responded that they tried to make it very consistent with what is allowed in Hometown. Mr. Leslie Mills, 6117 Roaring Springs Dr., a home owner in the adjacent subdivision, Lot #5, stated that he is glad to see the zoning change from TC rather than industrial, which was a possibility at one point. He wondered if the developer was proposing one house connected to another all the way down the street. Mr. Schopper stated that based on the width of the lots, it probably would be that way. Mr. Mills stated that he was concerned about that much high density in the area. He felt it would not be appealing to look at without some greenery. He also felt there would be drainage problems. Chairman Bowen explained that drainage is a platting issue and Staff will address that at the platting stage. Mr. Mills asked if there would be easement between the fence and alleyway or would the alleyway be against his fence line. Mr. Schopper responded that it looks like the alleyway will be against the fence line. Mr. Mills stated that he could be looking at damage to his fence line when people back out of their garages. Mr. Schopper explained that this is a different kind of action and level of intensity than an apartment complex. He mentioned that homeowners, rather than visitors, would be using the alleyway. Ms. Cole stated that there is some space between the property line and the driveway. Mr. Potthoff explained that there is 5-ft. Page 10 5/15/03 P & Z Minutes between the alley and the fence. He stated that two to four units will be connected and then there will be breaks. The Chairman announced that Dan Gould had filled out a card stating that he is in favor of this request but does not wish to speak. Dan Quinto, Arcadia, came forward. He stated that he has been working with the applicants for a few months and they have agreed to virtually everything that Arcadia has requested. Robert Jones, 6201 Shirley Drive, stated that he is for the development and he appreciates the thought that has gone into the planning of this project to make it consistent with Town Center. He stated that his concern regards the exit of the alleyway onto Shirley Dr. He stated that a problem already exists there because of the narrowness of Shirley. The Chairman stated that most of the traffic would probably exit to the south to Bridge Street because there is a light at Bridge St. and Davis Blvd. Lana Bills, 6105 Roaring Springs Dr., stated that she appreciates the spirit in which this is being developed. Her property backs up to this development and she is concerned about the drainage. She is concerned that a narrow alleyway could subject her and her neighbor's property to additional drainage. She asked the builder to clarify if there will be any green space or will there be concrete up to the back of the fence. The builder responded that there will be green space. Ms. Bills asked if the green space would be maintained so there would not be weeds. Chairman Bowen explained that there will be a homeowners association which typically contracts with someone to do landscaping and maintenance work. Ms. Bills asked if the townhouses would be single or multi- story. The applicant stated that they would be a combination. Ms. Bills stated that the two-story units would be looking down into the neighbors backyards and as a property owner who loves her home, she wants it noted that this is a concern for herself and other neighboring homeowners. Carol Warriner, 6109 Roaring Springs Dr., stated that she had been in contact with James Brock and a couple of things that he told her differed from what she has heard in this meeting. She stated that the proposed alleyway is 10-12 ft. higher than her backyard and if the alleyway is not sloped properly, she will be flooded. She stated that she was told that the applicant would try for a 10-ft. buffer. The applicant responded that they are still trying for 10-ft. but are not sure yet exactly how wide the buffer will be. Ms. Warriner stated that she was told that these would be one-story residences. Now the plan calls for two-story townhomes, which will mean that those owners will be looking down on her property. Chairman Bowen explained that Town Center allows two-story and since the applicant is meeting the requirements of Town Center district, it is probable that some will be two-story. Ms. Warriner stated that with two-story town homes, her neighborhood will have no privacy. Chairman Bowen explained that if and when this item goes to Council, Ms. Warriner could discuss these matters at that time. Mr. Schopper added that this development is an evolving thing and the layout presented tonight is premature. He explained that a layout is not needed until the Page 11 5/15/03 P & Z Minutes platting stage. Ms. Warriner asked if she would be notified of the next step. Mr. Green explained that notification would be sent when the rezoning issue goes before Council. He stated that notification is not needed for platting. There were no others wishing to speak and the Chairman closed the Public Hearing. Mr. Schopper commented that if this proposal were located anywhere other than Town Center, he would be against it. It would not be appropriate for a suburban low density- type residential community, but as part of Town Center, it works. Chairman Bowen commented that he believes this will be an addition that will be beneficial to the City and to Town Center too. Mr. Schopper, seconded by Ms. Cole, motioned to approve PZ 2003-10. The motion carried unanimously (4-0). 13. ADJOURNMENT As there was no other business, Chairman Bowen adjourned the meeting at 8:24 p.m. ~Q~ Secretary 1dF~ Ted Nehring Chairman Don Bowen Page 12 5/15/03 P & Z Minutes