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HomeMy WebLinkAboutPZ 2002-12-19 Minutes .... MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS DECEMBER 19, 2002 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 Bill Schopper Ted Nehring James Laubacher John Lewis ABSENT Alternate George Tucker Brenda Cole Richard Davis CITY STAFF Director of Development Zoning Administrator Asst. Director of Public Works Recording Secretary John Pitstick Dave Green Lance Barton Kellie Smith 3. CONSIDERATION OF THE MINUTES OF THE NOVEMBER 14, 2002 MEETING. APPROVED Mr. Lewis, seconded by Mr. Schopper, motioned to approve the minutes of November 14,2002 with a correction on page 17 that in the last paragraph, Mr. Nehring made the comment that was attributed to Mr. Lewis. The motion carried unanimously (5-0). Page 1 12/19/02 P & Z Minutes 4. PS 2002-07 CONSIDERATION OF A REQUEST FROM DARREll AND lOIS PHilLIPS FOR THE APPROVAL OF THE PRELIMINARY PLAT lOT 1, BLOCK 1 OF PHilLIPS ADDITION lOCATED IN THE 6900 BLOCK OF SMITHFIELD ROAD (.99 ACRES). APPROVED Zoning Administrator Dave Green summarized the case. Mr. Green stated that this is a vacant tract of land located at 6941 Smithfield. It is under one acre in size and zoned R-2. The applicant wants to plat it to build a single-family structure. Public Works recommends approval subject to the requirement that the developer provide sanitary sewer to the site before approval of the final plat. Chairman Bowen called for comments. There were none and the Chairman called for a motion. Mr. Nehring, seconded by Mr. Schopper, motioned to approve PS 2002-07 subject to engineer comments. The motion carried unanimously (5-0). 5. PS 2002-42 CONSIDERATION OF A REQUEST FROM CENTER POINT CHURCH FOR THE APPROVAL OF THE PRELIMINARY PLAT OF lOT 1, BLOCK 1 CENTER POINT ADDITION lOCATED IN THE 7700-7800 BLOCK OF MID CITIES BLVD. (8.5 ACRES). APPROVED 6. PZ 2002-30 CONSIDERATION OF A REQUEST FROM CENTER POINT CHURCH FOR SITE PLAN APPROVAL OF A CHURCH lOCATED IN THE 7700-7800 BLOCK OF MID CITIES BLVD. (8.5 ACRES). APPROVED Zoning Administrator Dave Green summarized the two cases. The property is located near the intersection of Mid-Cities Boulevard and Smithfield Road and is just under 8.5 acres. The tract is currently unplatted and the applicant is requesting a preliminary plat and site plan approval for Center Point Church. The property is zoned C-1 Commercial which would permit this type of activity. The comments from Public Works indicate that all issues have been addressed by the plat. The church itself is a multi-phase project. The first phase is the primary worship located on the western two-thirds of the site from Page 2 12/19/02 P & Z Minutes Abbott to the west and Smithfield to the east. There is a single-story church facility with adjacent parking facilities along the west towards Abbot. The proposed structure is larger than 10,000 square feet which requires particular architectural standards. The applicant's building elevations and architectural features meet City standards. Due to the request being a non-residential use, landscape setbacks are required along Abbott and Mid Cities. There is residential zoning within 200 ft. behind the site which requires approval of a site plan. The applicant has done a very good job of expanding the tree line along both frontages and along the rear line. The applicant has also met the requirement of a 6 ft. masonry wall along the back of the property. In addition, staff appreciated the applicant's use of berms interspersed with shrubbery along the frontage area to break up a monotonous look. Staff recommends approval of both the preliminary plat and the site plan. Chairman Bowen called for questions or comments from the Commission members. There were none and the Chairman called for a motion. Mr. lewis, seconded by Mr. Nehring, motioned to approve PS 2002-42. The motioned carried unanimously (5-0). Regarding the site plan (PZ 2002-30), Chairman Bowen asked if the concrete panel fence would look like regular brick. Mr. Green responded that it is considered to be a thin masonry wall that has the look of brick. It is a panel that slides down in-between columns. It meets City standards. Mr. Schopper stated that there is old right-of-way in the area. He wondered if the fence would make old Watauga Road go away. Mr. Green explained that it splits. A portion will be on church property and a portion will be on the adjacent residential. Mr. Schopper, seconded by Mr. lewis motioned to approve PZ 2002-30. The motion carried unanimously (5-0). 7. PS 2002-43 CONSIDERATION OF A REQUEST FROM REBEL PROPERTIES llC FOR THE APPROVAL OF THE FINAL PLAT OF lOTS 1A AND 1B, BLOCK 1 NOB Hill CENTRE ADDITION lOCATED AT 6605 PRECINCT LINE ROAD (.91 ACRES). APPROVED Zoning Administrator Dave Green summarized the request. Mr. Green noted that this property is located on the west-side of Precinct Line Road and is zoned "C-1 Commercial. There is a second lot behind this property (to the west) which is accessed by an easement that runs along the northern boundary of the subject site. This request involves subdividing the existing lot into two lots and moving the access easement from Page 3 12/19/02 P & Z Minutes the northern boundary line to between the two proposed lots. Staff recommends approval. Chairman Don Bowen called for a motion. Mr. Nehring, seconded by Mr. laubacher, motioned to approve PS 2002-43. The motion carried unanimously (5-0). 8. PS 2002-44 CONSIDERATION OF A REQUEST FROM JOE OGGIER FOR THE APPROVAL OF THE PRELIMINARY PLAT OF lOTS 1 AND 2, BLOCK 1 OF OGGIER ESTATES lOCATED IN THE 6400 AND 8600 BLOCKS OF MARTIN DRIVE (2.67 ACRES). APPROVED Zoning Administrator Dave Green summarized the request. This request is for a piece of property to be platted in order to build a home. Lot 1 is currently zoned "R-2" Residential and Lot 2 is currently zoned "AG" Agriculture and "1-1" Light Industrial. The residential plans have been approved. Lot 2 is waiting on platting procedures. It can redevelop as residential and would need to be platted and zoned later. Staff recommends approval. Chairman Bowen called for a motion. Mr. laubacher, seconded by Mr. lewis motioned to approve PS 2002-44. The motion carried unanimously (5-0). 9. PS 2002-45 CONSIDERATION OF A REQUEST FROM DAVIS BOULEVARD PARTNERS FOR THE APPROVAL OF THE FINAL PLAT OF lOTS 2R1 AND 2R2, BLOCK 30 OF THE HOLIDAY NORTH ADDITION lOCATED AT 5583 AND 5587 DAVIS BOULEVARD (1.67 ACRES). APPROVED Zoning Administrator Dave Green summarized the case. This involves an existing development along Davis Boulevard, which contains two recently built, very nice, office complexes. This is a replat to add a property line in the center, splitting the two office buildings into separate lots for the purpose of transferring title to those properties. Staff recommends approval. There were no questions and the Chairman called for a motion. Page 4 12/19/02 P & Z Minutes Mr. Schopper, seconded by Mr. laubacher, motioned to approve PS 2002-45. The motioned carried unanimously (5-0). Chairman Bowen announced agenda item 11 (PZ 2002-38) would be heard next, and Commission members would hear agenda item 10 (PZ 2002-27) following agenda item 11. 11. PZ 2002-38 PUBLIC HEARING TO CONSIDER A REQUEST BY LINDA AND lARRY KJElDGAARD FOR A ZONING CHANGE FROM "AG" AGRICULTURAL TO "R-1-S" SPECIAL SINGLE FAMilY RESIDENTIAL AND "R-1" RESIDENTIAL AT 7300 BURSEY ROAD (5.9 ACRES). APPROVED Zoning Administrator Dave Green summarized the case. When the applicant brought in the preliminary plat, staff recommended a zoning change prior to the submittal of a final plat. The preliminary plat took an existing house that faces Bursey Rd. and placed it on Lot 1, and the balance of the property became Lot 2. Both are zoned "AG" Agriculture. Staff recommended rezoning Lot 1 from "AG" to "R-1" Residential since the AG zoning leaves the lot in a non-conforming status. The applicant wants to build a single family residence on Lot 2, and keep horses and outbuildings. Staff recommends a zoning change for Lot 2 from "AG" to "R-1-S" in order to maintain livestock. Chairman Bowen asked if there were or are plans to extend Londonderry Drive. Mr. Green explained that the Fire Department gave permission for Londonderry to be a turnaround. Mr. Green stated that the applicant will maintain the private turnaround. Chairman Bowen opened the public hearing. No one wished to speak and the Chairman closed the public hearing. The Chairman called for comments from the Commission members. Mr. Schopper asked if access for Lot 2 would be off of Bursey. Mr. Green stated there is no proposed access off Bursey. Chairman Bowen asked for clarification on who would have access to the turnaround on Londonderry. Chairman Bowen stated that he is concerned that Londenderry Drive is a long stretch of road without a valid turnaround or cul-de-sac. Mr. Green stated that the turnaround is considered to be a private drive, but the design provides adequate pull-in and turning radius for the Fire Department trucks. Mr. lewis, seconded by Mr. Schopper, motioned to approve PZ 2002-38. The motion carried unanimously (5-0). Page 5 12/19/02 P & Z Minutes 10. PZ 2002-27 PUBLIC HEARING TO CONSIDER A REQUEST BY BOBBY KUBAN FOR A SPECIAL USE PERMIT (SUP) IN THE "C-1" COMMERCIAL DISTRICT FOR A GASOLINE SERVICE STATION IN THE 6300 BLOCK OF DAVIS BOULEVARD. DENIED Zoning Administrator Dave Green summarized the case. This site is located at the southwest corner of the intersection of Davis Boulevard and Mid-Cities. This will be a typical Quiktrip type of gasoline facility. How this site is treated, based on City ordinance, is that it will be defined as a convenience store with gasoline facilities covered by a canopy. City ordinance allows that a facility that services eight or less automobiles simultaneously is considered to be a convenience store with gas facilities as an accessory use. A facility with nine or more pumps that can serve nine or more automobiles at the same time is defined as a gasoline facility, therefore, under the definitions in City ordinance, this request is for a gasoline facility. In this particular situation there is a total of 24 pumps. The applicant has included a site plan, landscape plan and building elevations. The applicant has met, and in some cases exceeded, the City landscape requirements. The building is all masonry with a flat roof design canopy with brick along the support columns. The facility is oriented toward Davis Blvd. with an access point off of Davis Blvd. which currently is a right-in, right-out. Since Davis Blvd. is a State Highway, TXDOT must agree to allow the right-in, right-out to become a full access point onto Davis Blvd. There are full access points from two different locations on Mid-Cities Blvd., but there are no median breaks on Mid-Cities so these two locations function as eastbound-only access points. There is a right-in, right-out off of Smithfield Road. The entire site of approximately 7 -acres is owned by the applicant, but the applicant is only bringing forward plans for the corner of the site, which concerns staff. The character of the corner of this site will set the precedent for the remaining development of the site. The canopy of the proposed structure is large and will make a visual impact since this corner is raised higher than the other three corners. In addition, over the last few years, the City has been requiring gasoline canopies to have pitched roofs. Staff asks for the additional requirement of a pitched roof if this request is approved. An additional concern is the incompatibility with the Comprehensive Land Use Plan. The Comp Plan calls for retail use for this site. Automotive use is considered a commercial use which is more intense than retail. Since this is a stand-alone request, staff feels that it is too intense for this intersection. Chairman Bowen opened the public hearing. Page 6 12/19/02 P & Z Minutes " ", '<"-'''''--''''''''''-''''''''-'''-'''''''''-'-'''~'--'-'''~-....,_._.""_._.~.~._'-_."._._~,--- Chad Stanford, 8220 Pecan Ridge Dr., North Richland Hills, is the Real Estate Manager for Quiktrip Corporation. He pointed out engineers, consultants, and other attending members of the Quiktrip family in the audience. He thanked the Commission for tabling this project last month in order to allow Quiktrip to address some issues, particularly regarding traffic and the traffic impact analysis (TIA). Mr. Stanford explained that Quiktrip is one of the Forbes top 100 companies, which opened 44 years ago in Tulsa. Currently they have 400 stores nationally; 18 of which are in the metroplex area. Mr. Stanford feels they have a quality business and that their facility would raise the bar for development of this type in North Richland Hills. He stated that the property is zoned C 1 Commercial which allows a convenience store with eight fueling positions or less. Quiktrip is required to seek an SUP because they have more than eight fueling positions. Quiktrip is purchasing seven acres at this site, of which a little less than two acres will be the Quiktrip facility itself. The remainder will be developed in the future. Quiktrip is proposing a 5,000 sq. ft. masonry building with masonry columns under the gas canopy. He stated that this is not a typical Quiktrip store in that there is a rear entry to the store, much more landscaping than is typical, and architectural modifications to comply with the City standards for presentation on this prominent corner. Mr. Stanford reviewed, on the site plan, the access points pointed out by Mr. Green. He stated that they do not wish for median breaks and they have no intention of requesting median breaks in the future. The applicant's site plan shows a 50' right-of-way dedication on Mid-Cities and a 12' right-of-way dedication along Davis Blvd., in anticipation of future widening of those roads. In addition, at the recommendation of the TIA and City engineer's, Quiktrip is willing to install a thru-Iane on Mid-Cities. Mr. Stanford explained that Quiktrip's site plan does not show a connection to Newman because TXDOT has indicated that Quiktrip will be allowed a full access point on Davis if Newman is abandoned. If Newman is not abandoned, Quiktrip would like to come back in the future and tie into Newman Rd. To refute staff's comment that the use is too intense, Mr. Stanford showed the Commission members an architect's concept plan, which illustrated some ideas of how the remainder of the site could be developed around the Quiktrip so that the overall theme of the site is not automotive use. The rendering suggested a bank, restaurant and office complex. Mr. Stanford further stated that the TIA does not suggest that Quiktrip will adversely impact traffic at that corner. He suggested that the Quiktrip store could help with the traffic problem in that area since Quiktrip's business captures pass- by traffic as opposed to generating new trips from across town. Mr. Stanford also stated that it is not their experience in the DFW area that they will attract other auto uses close to their facility. He showed the Commission members examples of other Quiktrip stores and their surrounding businesses. Page 7 12/19/02 P & Z Minutes " -. --... -''''..' --«'~'"^-'"'--'"'-,^"-'-~._",._.,.,._~~._-«~.,,~._~,.~~,~.~"._._. Mr. Stanford stated that Quiktrip feels that they are the best in their industry. He mentioned that their landscaping is well in excess of the ordinance. He stated that they brought forward a flat canopy in order to match the historical look wanted in the neighboring historic Smithfield area, i.e., back in the 1900's the roof was a flat design. Quiktrip is willing to add ornamental light poles (similar to their store in Keller) to match the historical theme. Mr. Stanford showed a picture of the South lake store. Chairman Bowen asked how many pumps are at their South lake store? Mr. Stanford responded that there are 12 pumps (24 fueling positions). Mr. Stanford summarized Quiktrip's presentation with three points: 1) proper land use; 2) compatible architecture; and 3) driveway access on Davis. The Chairman called for comments or questions. Mr. Lewis commented that south of this site a convenience store/gas station was in operation for only two to three months. North of the site at the intersection of Precinct Line and Davis sits a closed convenience store facility. Mr. Lewis stated that he lives north of this site, but based on traffic patterns at this site, he would not be invited to use this facility because he would not be able to exit and continue north on Davis Blvd. Mr. Lewis pointed out that in Quiktrip literature sent to the Commission members there is a message from Quiktrip's Chairman that states that he will not hesitate to close a store that is not measuring up to Quiktrip's expectations. Considering the history of convenience stores in this general area, Mr. Lewis is concerned that the City will have a vacant facility in a short period of time. Mr. Stanford replied that small convenience stores with a small number of fuel pumps cannot survive in today's market. They cannot compete against Wal-Mart and Albertson's fuel centers. He believes that there is a need for a large, modern fueling facility along Davis Blvd. Mr. Schopper commented that he is more comfortable with Quiktrip owning 7-acres rather than just the 2-acre portion where the convenience store is proposed. He said the access along Mid-Cities is okay, but he is concerned with the access on Davis. He stated that it is not convenient access for people traveling north on Davis Blvd. Mr. Stanford responded that full access on Davis is very important. They hope that staff and TXDOT will allow abandonment of Newman Rd. and full access on Davis Blvd. Mr. Schopper asked if they could do the Newman access and eliminate the Davis curb cut? Mr. Stanford responded that they do not wish to do that. He repeated that they prefer full access off of Davis Blvd. Farman Shir, Civil Engineer, CEI, came forward. CEI prepared the traffic impact study for Quiktrip. He stated that the driveway locations meet the corner clearances for both streets. He supports the abandonment of Newman Road and full access on Davis because there is an expectation of a low volume of traffic making left turns in and out of Page 8 12/19/02 P & Z Minutes the Quiktrip driveway. The traffic impact study indicated that ten vehicles will turn left o.ut o~ the facility. at a.m. or p.m. peak hours. That translates into one car every five or SIX minutes making a left turn from the drive. Based on this volume, he stated that they do not see a public safety issue with a full access drive. Mr. Laubacher commented that he is torn. He stated that he believes Quiktrip is a wonderful organization and that most of their stations look nice. He said their explanation of the look of the Southlake store versus the one proposed here makes sense, however, besides being somewhat adjacent to the historical district area, this store is also very close to Home Town, which uses a great deal of Austin Stone. He hopes Quiktrip will keep that in mind. He believes the Quiktrip is too intense for this critical intersection that will set the tone for a lot of aspects of the City for the next 10-15 years. He would have preferred to see a full development of the 7 -acres rather than speculation. He would like to see a definite decision on Newman Rd. rather than just a presumption. He has great concern with the right-in, right-out. At Davis and North Tarrant Parkway, he sees people turning left out of the right-in, right-out at Wal-Mart. He sees people make U-turns because of the right-in, right-out. He isn't opposed to this project, but needs to feel better about certain aspects before he can support it. Mr. Nehring commented that he likes Quiktrip facilities. He believes this use might be a little intense for this corner. He appreciates the effort Quiktrip has made to go beyond City regulations on this project, such as with landscaping. He has some traffic concerns, but if Newman is abandoned and straight access is given off of Davis, Mr. Nehring believes that drive will work out. He likes the Southlake store and would like to see that type of unit built at this site. Mr. Schopper commented that he has traffic concerns. The abandonment of Newman depends on the property owner on the south side. He believes that if Newman is abandoned, Quiktrip should place the curb cut there, which would allow for a signal. He stated that he also likes the look of the Southlake store -- for the City of South lake, not North Richland Hills. He would like to see a historical, period look for this site. A flat canopy would work better than a pitched canopy because the flat canopy would be less noticeable. He said the trees and berms are good and create good camouflage. Mr. Stanford stated that if Newman is not abandoned, Quiktrip will tie-in at that point, but retain the existing right-in, right-out. Mr. Schopper and Mr. Stanford exchanged comments and ideas regarding traffic issues, abandonment of Newman, and Davis access which concluded with Mr. Jeff Thoene, Director of Real Estate, Quiktrip, coming to the podium to explain that if the drive is moved to Newman, eliminating the Davis Blvd. right-in, right-out it will kill this project. He stated that over the years Quiktrip has developed a business model that works in the industry. They know what to expect from their customers. He stated that if it isn't convenient for people to turn in they will pass Quiktrip and go to a store that is convenient. He said that Quiktrip knows that at peak periods, people going northbound or westbound will use the Texaco station rather than the Quiktrip because it will be more convenient for them to use the Texaco at peak periods. However, people going east on Mid-Cities and south on Davis will use this Page 9 12/19/02 P & Z Minutes '_">"u,,' ....___.__>_.,_'~.~._~....~.,.~__".,_._~_....~.~_______ Quiktrip. He also mentioned that when Quiktrip puts the thru-Jane in and dedicates the right-of-way, this intersection's traffic flow will be improved, at Quiktrip's expense, saving the City a large amount of money. Mr. Thoene referred to Mr. Lewis's concerns regarding the possibility of Quiktrip closing this store location in the future. He stated that the Phoenix and Dallas divisions are three years old and have had no store closings. The next newest divisions, Atlanta and St. Louis, which are 15-year old divisions, have had four store closings - three in Atlanta and one in St. Louis. Mr. Schopper asked if there are any Quiktrip stores in historical areas. Mr. Thoene stated that there are two - the Keller store and one in Kansas City. The Kansas City store is similar to the look of the Southlake store. It has darker brick and a flat canopy. It does not have ornamental lights. The Keller store is as close a match to this proposed location -- modern to match Home Town yet historical to match Smithfield. Chairman Bowen asked how many curb cuts would be allowable for the entire site. Mr. Barton, Public Works, said the ordinance reads 500' between driveways and major arterials. Chairman Bowen asked if there is 500' between the two curb cuts on Mid-Cities. Mr. Barton responded yes. Chairman Bowen asked if the curb cuts serve the remainder of the property. Mr. Barton responded that the proposed 24' access easement could serve both lots, but the full access on Davis as currently proposed by Quiktrip would serve only the Quiktrip, not the remainder of the property. Mr. Thoene restated that they will have full access if Newman is abandoned. TXDOT has already given Quiktrip a letter that they will support full access if Newman is abandoned. The landowner to the south has, in the past, expressed support for the abandonment of Newman. Quiktrip plans to meet with that property owner soon. If it doesn't happen, Quiktrip will come back and connect to Newman, and have a right-in, right-out on Davis, and a left-in from Davis. Mr. Thoene and the Commission members discussed the concept plan and other possibilities of curb cuts based on the concept plan. Mr. Schopper inquired as to the height of the landscaped trees. Mr. Thoene stated that they will be to City standards -- 3" caliper. John Pitstick stated that 3" caliper is about 7' -8' tall. Jonathon Vinson, who does land use and zoning law work for Quiktrip, summarized how, in his opinion, this use is much more retail in character, rather than automotive. Chairman Bowen asked if there was anyone else wishing to speak. There were none and he closed the public hearing. Page 10 12/19/02 P & Z Minutes Mr. Schopper, seconded by Mr. Nehring motioned to approve PZ 2002-27 with stipulations that historical architecture is used and the trees along the roadways are 12' minimum in height. Mr. Laubacher commented that he would have to vote no because planning is the P&Z Commission members job and on this project there are too many unknowns. Mr. Lewis stated that this is not the use he would like to see at this intersection. He would like to see multi-tenant retail use so the project has the ability to withstand the economy as tenants come and go. The Chairman stated that he believes Mr. Schopper's motion is headed in the right direction, but the Chairman would like to see the entire area under plan. The Chairman called for the vote and the motion was defeated (2-3) with Chairman Bowen, Mr. lewis, and Mr. laubacher voting against the motion. Mr. lewis, seconded by Mr. laubacher, motioned to deny PZ 2002-27. The motion carried (3-2) with Mr. Schopper and Mr. Nehring voting against the motion. Chairman Bowen instructed the applicant that they have the right to appeal, within ten days, to the City Council. 12. DISCUSSION OF OTHER ITEMS OF BUSINESS. Mr. Pitstick informed the Planning and Zoning Commission that the work session that was scheduled for Thursday, January 2,2003 has been cancelled. 13. ADJOURNMENT The Chairman adjourned the meeting at 9:00 p.m. Chairman Secretary ~Q~1;)~~ Don Bowen Ted Nehring Page 11 12/19/02 P & Z Minutes