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HomeMy WebLinkAboutPZ 2002-03-14 Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHlAND HillS, TEXAS MARCH 14,2002 AT 7:00 P.M. 1. CAll TO ORDER The meeting was called to order by Chairman Don Bowen at 7:08 p.m. 2. ROLL CALL PRESENT Chairman Don Bowen Ted Nehring George Tucker Tim Welch James laubacker ABSENT Alternate Doug Blue Scott Turnage Don Pultz CITY STAFF Director of Public Works Zoning Administrator Recording Secretary Mike Curtis Cathy Horton Eliza Margenau 3. CONSIDERATION OF MINUTES OF FEBRUARY 28, 2002 APPROVED Mr. Welch, seconded by Mr. laubacher, motioned to approve the minutes of February 28, 2002. The motion carried unanimously (5-0). Page 1 03114/02 p & Z Minutes 4. PS 2002-10 CONSIDERATION OF A REQUEST FROM WILLIAM PRUITT FOR THE APPROVAL OF THE FINAL PLAT LOT 2, BLOCK 1 OF RUFE SNOW CENTER ADDITION LO- CA TED IN THE 7800 BLOCK OF RUFE SNOW DRIVE. PLANNING & ZONING COMMISSIONER TIM WELCH ABSTAINED FROM DISCUSSION OR VOTING ON THIS CASE. APPROVED Zoning Administrator Cathy Horton summarized the case. This is a one lot plat, lot 2, Block 1, Rufe Snow Center Addition. A preliminary plat of this addition was approved in October of last year. The Development Review Committee has reviewed the plat for compliance with City regulations and it does comply with the Zoning Ordinance, the Subdivision Ordinance and the Comprehensive Plan. All of the comments have been addressed by the engineer. Staff recommends approval of this plat. There were no questions or comments from the commission members. Mr. Nehring, seconded by Mr. Tucker, motioned to approve PS 2002-10 subject to staff comments. The motion carried (4-0-1) with Mr. Welch abstaining. 5. PS 2002-11 REQUEST FROM GREATER N.R.H. REAL TV PARTNERS, LTD. FOR THE AP- PROVAL OF THE FINAL PLAT OF LOTS 1-28, BLOCK 1 OF NORTHRIDGE MEAD- OWS ADDITION LOCATED IN THE 7000 BLOCK OF HOLIDAY LANE, NORTH OF HIGHTOWER DRIVE (7.6 ACRES). APPROVED Zoning Administrator Cathy Horton summarized the case. This is a final plat of 28 single-family residential lots. It is zoned R-2 Residential. The plat has gone through Development Review. All of the comments have been addressed by the engineer. The plat does conform to the Subdivision Ordinance, Zoning Ordinance and Comprehen- sive Plan. Staff recommends approval of the plat. Mr. Nehring asked for an explanation of the Public Works requirements from Holiday lane to Hightower. Mike Curtis, Director of Public Works, stated that the City ordinance requires that the developer of this property construct half of Holiday lane. That section, as well as the Page 2 03114/02 P & Z Minutes street in the center of the subdivision, will be constructed as a concrete street. Holiday lane will be widened and improved adjacent to this development and all the way north to Starnes, which will leave a small section unimproved between the southern part of the development to Hightower. Based on traffic (the number of cars using Holiday lane and the school traffic), Mr. Curtis stated that it makes sense to go ahead and construct the street to Hightower. This additional section does not need to be concrete; asphalt pavement with concrete curb and gutter would be acceptable. The curbs and gutters would provide proper disbursement of water coming down Holiday lane. With- out the curb and gutter, the water would be discharged onto the property at the corner. Mr. Nehring restated Mr. Curtis's comments to confirm that the street extension to Hightower will be constructed of asphalt with curbs and gutters. He also asked for confirmation that there will be sidewalks. Mr. Curtis affirmed that sidewalks would be included. Mr. Nehring asked if there is a significant expense to the City to finish the street in concrete rather than asphalt. To answer Mr. Nehring's question, Mr. Curtis reviewed the decision-making process of this project. Currently, Holiday lane from Starnes to Hightower is asphalt. This as- phalt is older and will begin to deteriorate as traffic increases on this street. This sub- division's addition of 28 lots will create enough traffic to warrant widening and improv- ing the street immediately. The immediate need of improving the street eliminated the possibility of constructing a temporary asphalt street adjacent to this subdivision and placing the developer's money into escrow for future street improvement. Temporary pavement is asphalt pavement that does not meet the City's current design criteria of 8- 10 inches of asphalt. Staff knew it would be several years before the City would be able to come back and reconstruct the street, so the decision was made to ask the developer to follow the City's current criteria of a concrete street. However, in fairness, the developer will not be required to provide concrete on the extension to Hightower. Rather, the developer has been asked to provide a pavement section from the devel- opment to Hightower. It's possible the developer will choose to use concrete all the way to Hightower, but the City is not requiring concrete beyond the section adjacent to the development. Mr. Nehring asked how wide the flume would need to be on the easement between the properties. Mr. Curtis stated that he could not yet answer that question because the applicant's engineer has designed and turned in plans, but staff still needs to review it, which should happen in the next week. Mr. Welch stated that along Holiday lane there is a 7.5-ft screening wall easement and he wondered if a utility easement is also needed. Mr. Curtis stated that a utility easement is needed. Originally, the engineer had a com- bination 7.5-ft wide screening wall and utility easement, but after discussions with the Page 3 03114/02 P & Z Minutes engineer, City staff felt it would not be a good idea to combine a screening wall ease- ment with the utility easement because of the possibility of utility contractors damaging the wall or vice versa. Staff requested the change to just a screening wall easement, and the applicant's engineer made that change. Based on discussion in the pre- meeting for a possible need for a utility easement adjacent to Holiday lane for the TXU transformers, Mr. Curtis stated that it makes good sense to have two easements - a separate easement for the screening wall and a separate easement for the utilities. Mr. Welch stated that on January 10, 2002, in his motion for approval on the prelimi- nary plat he requested notation on the final plat that residents who backed up to Holi- day are responsible for maintaining the wall. That notation is absent from this final plat. The applicant responded that he will add that notation. There were no further questions or comments. Mr. Nehring, seconded by Mr. Welch, motioned to approve PS 2002-11 subject to engi- neering comments. The motion was approved unanimously (5-0). 6. PZ 2002-08 PUBLIC HEARING TO CONSIDER A REQUEST BY THE HOOVER/KLEIN GROUP INC. TO REZONE TWO TRACTS FROM C-1 COMMERCIAL TO R-3 RESIDENTIAL. THE PROPERTIES ARE LOCATED AT 7821 DAVIS BOULEVARD (5.1) AND 7901 DAVIS BOULEVARD (4.3 ACRES) APPROVED Cathy Horton summarized the case. This is a request for two pieces of land north and south of Bursey Drive and west of Davis Boulevard to be down-zoned from C-1 Com- mercial to R-3 Residential. The proposed zoning matches the R-3 zoning located in the subdivision directly to the west of both of these tracts. The C-1 zoning that exists on these parcels also exists on out to Davis Boulevard. Down zoning these parcels further extends the buffer between the existing residential and the proposed commer- cial development along Davis. The Comprehensive Plan shows Neighborhood Service for these parcels as well as the land extending to the intersection, but Staff feels that because adjacent zoning is R-3 and this request is R-3, it would substantially lengthen the buffer and should not have negative impact on this area. The sizes of the two tracts (5- and 4-acres) appear to be in-fill development. A plat has not been submitted to date, but staff showed the Commission a potential drawing that would be submitted where a cul-de-sac would be taken north off Bursey to develop Tract 2 and one street would connect Bursey Road south to Green Valley Drive on Tract 1. Bryan Klein, Hoover/Klein Group, 416 N. Main St., #120, Euless, came forward to speak on behalf of the owner of the property. The development objective is to rezone the parcels in order to create 38 residential lots and create the balance of the property Page 4 03/14/02 p & Z Minutes into reasonable proportional tracts for future commercial development. As currently zoned, there are no plans for commercial development. Mr. Klein explained that the property, at present, is excessively deep for as much width as it has along Davis Boulevard. For active use and development, the owner would like to extend the present residential from the west toward the east, which is the reason for this rezoning request. The owner will then seek people who will be interested in devel- oping and occupying the site for commercial development. Mr. Klein presented each Commissioner with a packet, which he stated contains two options for reasonable de- velopment of the remainder of the property. Mr. Klein stated that the single-family lots meet the standards for R-3 zoning which is a typical lot size of 65 x 120. The cul-de-sac lots would be considerably larger and would be considered the premium lots. The two options for future development include com- mercial development of 7.65 acres with a strip center, some office, some retail/office mix and a possibility of a branch bank location. Those are not proposed but show the possibility that this acreage could accommodate those uses. The other option would be a slightly different style of development on the 7.65 acreage and would include retail/office mix on smaller pad sites. Mr. Klein stated that it is hard to determine right now what the market would support. In conclusion, he stated that he is here to address the questions and concerns of the Commission. He requested that they recommend to the City Council a favorable rezoning of this property. Mr. Welch asked if the south tract between Green Valley Drive and Bursey would be large enough to support, for instance, a Kohl's Department Store. He would find it undesirable to have a large box user at this site. Mr. Klein stated that large box users such as Kohl's, K-Mart, Wal-Mart, Home Depot, and lowe's have chosen other sites for other market reasons, and this site is not well situated for a large box user. That drove the owner to divide it down into something that could be used for commercial development. Mr. Nehring asked if the tracts will connect to the existing subdivisions to the west on both the north and south sides of Bursey or will they be separate? Mr. Klein replied that there will not be a street connection but they will be backyard to backyard. Mr. laubacher asked if they had done a comparison of property values for the devel- opment to the west versus the selling price of the homes they plan to build. Gary Cantrell, PCC Davis Property, Ltd., 3400 Glade Road, Colleyville, came forward to answer Mr. laubacher's question. Mr. Cantrell stated that the homes to the west, Ember Oaks Addition, were a Fox & Jacobs subdivision. He stated that those homes range from approximately $155,000 to $175,000. He stated that his lot prices would be in the mid-40s and the home values would start at $175,000 to $200,000. Page 5 03114/02 p & Z Minutes Mr. Welch stated that R-3 zoning requires 1600 sq. ft. minimum homes. He asked if they would be willing to raise the minimum size of the houses that they plan to build. Mr. Cantrell replied that there is a possibility that they could do that. He stated that he would like to keep it low but 1800 sq. ft. might be acceptable. Chairman Bowen stated that generally in an area where there is a minimum, the aver- age is going to be somewhat larger anyway. Mr. Nehring commented that he understands that these tracts, and what is adjacent to them, are compatible, and this is a pretty good plan for development, but it is not the direction that the City or Council wants to go because it goes against the current guide- lines. Mr. Nehring would like to see R-2 for these lots. Several citizens filled out comment cards and requested that they be allowed to speak. Chairman Bowen called Dan Recchia. Mr. Recchia lives at 7820 Cloverleaf Drive in the Ember Oaks Addition. He stated that two homes on his street are 1680 square feet, and several are 1800 and 2400 square feet. Mr. Recchia's home is 2806 square feet, and three other homes on the street are 3300 sq. ft. He takes issue with the values that Mr. Cantrell placed on the homes that he plans to build. Mr. Recchia values his home of 2800 sq. ft. at $185,000-$190,000. He wonders how Mr. Cantrell will be able to sell a 1600 square foot home for $175,000 to $200,000. Mr. Recchia is also con- cerned about the small lot size. He wondered if it would be possible to have 30 lots rather than 38 lots. Chairman Bowen explained that the lot sizes for this development would be very com- parable to the lot sizes on Mr. Recchia's street. Mr. Recchia responded that he thinks the lot sizes on his street are 72 x 120. Chairman Bowen stated that the next street is R-3 and so long as the applicant meets the standards of R-3 he is within the ordinance. Mr. Recchia asked if a plan had been submitted yet that the neighborhood could see and would there be two story homes? Chairman Bowen explained that this is a zoning hearing only. He also stated that even during the platting process, the types of houses would not be specified. He stated that there probably would be a mix of one and two story but at this point that is unknown. Mr. Welch asked if Mr. Recchia was, generally, for or against this development? Mr. Recchia responded that he is for it if it is comparable in size of homes to the exist- ing community to the West. He would like to see offices in the commercial develop- ment rather than retail. Page 6 03114/02 p & Z Minutes Chairman Bowen commented that he would prefer 1800 square feet minimum, which would make the average somewhat larger. Chairman Bowen called Byron Meek. Mr. Meek resides at 7805 Cloverleaf Drive. He requested clarification of R-2 versus R-3 zoning. Chairman Bowen explained that R-3 requires 7500 square foot minimum lot size with 1600 square foot minimum residence size, and R-2 requires 9000 square foot minimum lot with 2000 square foot minimum residence size. Mr. Meek asked what type of home construction would be allowed? Chairman Bowen replied that the City has a masonry ordinance, which requires that the first floor of a residence must be 100% masonry. Mr. Meek stated that he is for residential zoning and his main concern is property val- ues. Chairman Bowen called Scott Wood. Mr. Wood resides at 8100 Green Valley Drive. Mr. Wood's concern regards the location of the street between Green Valley and Bur- sey. If the street is close to Mr. Wood's driveway, he is concerned that it will be difficult for him to get in and out of his house. The Chairman asked Mr. Klein to answer Mr. Wood's question regarding the location of the road. Mr. Klein suggested that if he lived there he would use Bursey to exit onto Davis since there is a light at that intersection. Mr. Klein believes that more traffic will impact Bursey rather than Green Valley. Mr. Klein then summarized his presentation, again, repeating most of the points he made in his earlier presentation. Chairman Bowen asked if anyone else wished to speak in favor or against this zoning request. Mr. Recchia returned to the podium to ask if there is any kind of utility ease- ment behind the existing backyards. Chairman Bowen explained that Public Works would have to determine that issue. As there were no other comments or questions, Chairman Bowen closed the public hearing. Mr. Nehring commented that he likes this plan but he would vote for R-2 rather than R- 3 for the homesites. Chairman Bowen commented that since there is R-3 to the west and this is a continua- tion of a transition zone, it isn't an R-2 fit. He feels R-3 is an appropriate fit although he would like to see a minimum of 1800 square feet homes. Page 7 03114/02 p & Z Minutes Mr. Welch commented that he concurs with Chairman Bowen. With good planning, appropriate buffers are needed. An appropriate buffer between R-3 and commercial could be multi-family, which would not be the way to go here, so this is a good trade-off. Mr. Welch stated that he is glad to hear that big boxes are not interested in this site. R- 3 with a minimum of 1800 square feet homes is a good plan for this area. Mr. laubacher stated that he concurs with Mr. Welch's comments. Chairman Bowen called for a motion. Mr. laubacher made a motion to approve PZ 2002-08 with the stipulation of a recom- mendation of 1800 square feet. Cathy Horton, Zoning Administrator, interrupted the motion to remind the Commission that this is a straight R-3 zoning request and the Commission cannot place restrictions, such as minimum house size, on a straight zoning request. The commission can ask the developer, in terms of a good faith effort, that the house size be raised. Mr. laubacher, seconded by Mr. Welch, motioned to approve PZ 2002-08, encouraging the developer to consider 1800 square feet. The motion passed (4-1-0) with Mr. Ne- hring voting in opposition. 7. ADJOURNMENT There was no other business, but prior to adjourning, Chairman Bowen recognized longhorn Council Troop 348 in the audience. To encourage citizenship, troop mem- bers are required to attend a City Councilor Planning & Zoning Commission meeting. Representing the troop were Sterling, Ryan and Jonathan Graf, Jon Burke, and Rick and Ricky Bower. Chairman Bowen adjourned the meeting at 7:53 p.m. Chairman Secretary Don!}: O~ TedZ;; ø~ Page 8 03114/02 P & Z Minutes THE STATE OF TEXAS ) ) ) AFFIDAVIT OF DISQUALIFICATION COUNTY OF TARRANT The undersigned Planning & Zoning Commission person of the City of North Richland Hills hereby under oath says that he has an interest in item 4 on the 0 µs ;x;v:¿ -I Planning & Zoning Commission Agenda for =:rqUY,-~ . ~ A-æc~ /4 I 200~ The nature of the interest is: fPDrËSSlOi..J/1't C1D^-1 FlIC, By filing this affidavit with the City Secretary, the undersigned gives notice that he will not and has not taken part in the discussion or deliberation on such agenda item and will not vote on such agenda item. Signed under oath this 11- day of rvrt"dì ,20~ ~ ./?~ Planning & ng Commissioner \""11',, ~~"f~.. f.:~A \~" "'~l ~ w..1\ ' CAROLYN HUGGINS MY COMMISSION EXPIRES November 14, 2004 Sworn to and subscribed before me this 14 day of 20iþ ex y ~~ ~~C:~ City of North Richland Hills, Texas I