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Home My WebLink AboutPZ 2023-08-03 Agendas t4RH NOKTH RICH�AND HILLS CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, AUGUST 3, 2023 WORK SESSION: 6:30 PM Held in the City Council Work Room, Third Floor A. CALL TO ORDER 1. Election of officers 2. Planning Director report 3. Discuss items from the regular Planning and Zoning Commission meetin 4. Presentation and discussion regarding miscellaneous amendments to Chapter 118 of the Code of Ordinances (Zoning), including Section 118-728 (Outdoor Lighting},_ Section 118-394 Lot and Area Requirements for the Outdoor Commercial ZoningQListrict Section 118-718(f) (Solar Panel Systems), and Section 118®1 (Definitions). REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) Held in the City Council Chamber, Third Floor A. CALL TO ORDER A.1 PLEDGE Thursday, August 3, 2023 Planning and Zoning Commission Agenda Page 1 of 4 A.2 PUBLIC COMMENTS An opportunity for citizens to address the Planning and Zoning Commission on matters which are scheduled on this agenda for consideration by the Commission, but not scheduled as a public hearing. In order to address the Planning and Zoning Commission during public comments, a Public Meeting Appearance Card must be completed and presented to the recording secretary prior to the start of the Planning and Zoning Commission meeting. Thursday, August 3, 2023 Planning and Zoning Commission Agenda Page 2 of 4 B. MINUTES B.1 Approve Minutes o the July 0, 03, Planning and Zoning Commission meeting. C. PLANNING AND DEVELOPMENT C.1 PLAT23-0044 Consideration of a request from Neel-Schaffer Inc. for a preliminary plat o Cambridge Manor, being 5.01 acres located at 7101 Iron Horse Boulevard. C.2 PLAT23-0045 Consideration of a_jeguest from H Creek evelopment for a final plat of Shady Grove_Addition,_ being 18.73acres located at 8340 Shady Grove Road. D. PUBLIC HEARINGS D-1 ZC23-0067 Public hearinq and consideration of a request from Joel Maldonado for a zoning change from AG (Agricultural) to ® (Single Family_Residentiaj} at 8424 Franklin Court, being 0. 3 acres described as Lot 17, Thomas Peck Subdivision. D-2 ZC23-0072 Public heariLq and consideration of a 122!1est from Rick. Figueroa r a transitional parking lot at 6412 Davis Boulevard being 6.93 acres described as Tracts 2A2F,_2Cl 2Q1 D and 2Q1 D1 John arlough Survey, Abstract 130. EXECUTIVE SESSION The Planning and Zoning Commission may enter into closed Executive Session as authorized by Chapter 551, Texas Government Code. Executive Session may be held at the end of the Regular Session or at any time during the meeting that a need arises for the Planning and Zoning Commission to seek advice from the city attorney (551.071) as to the posted subject matter of this Planning and Zoning Commission meeting. The Planning and Zoning Commission may confer privately with its attorney to seek legal advice on any matter listed on the agenda or on any matter in which the duty of the attorney to the governmental body under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with Chapter 551 , Texas Government Code. E. ADJOURNMENT Thursday, August 3, 2023 Planning and Zoning Commission Agenda Page 3 of 4 CERTIFICATION I do hereby certify that the above notice of meeting of the North Richland Hills Planning and Zoning Commission was posted at City Hall, City of North Richland Hills, Texas in compliance with Chapter 551, Texas Government Code on Friday, July 28, 2023, by 5:00 PM. Emily Marlow Planning Technician This facility is wheelchair accessible and accessible parking spaces are available. Requests for accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City Secretary's office at 817-427-6060 for further information. Thursday, August 3, 2023 Planning and Zoning Commission Agenda Page 4 of 4 "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: August 3, 2023 SUBJECT: Election of officers PRESENTER: Clayton Comstock, Planning Director SUMMARY: At the July 20, 2023, meeting, the Planning and Zoning Commission elected officers for the chair, vice-chair, and secretary positions. In reviewing the meeting notes, it was noticed that the nomination for the chair position was made by the ex-officio member. Since the ex-officio member is a non-voting position, the Commission will need to conduct a new election for the chair position. "I r*4W NOLa`C`H KIC"HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: August 3, 2023 SUBJECT: Planning Director Report PRESENTER: Clayton Comstock, Planning Director GENERAL DESCRIPTION: Staff will report on general announcements related to upcoming events and development activity in North Richland Hills and items of general interest to the Commission. "I r*4W NOLa`C`H KIC"HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: August 3, 2023 SUBJECT: Discuss items from the regular Planning and Zoning Commission meeting. PRESENTER: Clayton Comstock, Planning Director SUMMARY: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to ask questions regarding any item on the regular Planning and Zoning Commission agenda. GENERAL DESCRIPTION: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to inquire about items that are posted for discussion and deliberation on the regular Planning and Zoning Commission agenda. The Commission is encouraged to ask staff questions to clarify and/or provide additional information on items posted on the regular agenda. "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: July 20, 2023 SUBJECT: Presentation and discussion regarding miscellaneous amendments to Chapter 118 of the Code of Ordinances (Zoning), including Section 118-728 (Outdoor Lighting), Section 118-394 (Lot and Area Requirements for the Outdoor Commercial Zoning District), Section 118-718(f) (Solar Panel Systems), and Section 118-1 (Definitions). PRESENTER: Clayton Comstock, Planning Director SUMMARY: At the work session, staff will present background information on several miscellaneous amendments to the zoning ordinance that are being prepared for consideration. These code updates are based on feedback about development issues in the city and recent revisions to state laws. The following is a summary of the amendments that will be considered at a future meeting. Outdoor Lighting Section 118-728 provides standards for outdoor lighting for residential and nonresidential properties. Outdoor lighting for a project is evaluated as part of site plan and building reviews and installation of new or replacement fixtures on existing properties. The general purposes of these standards are to minimize light trespass and glare, curtail light pollution, and improve nighttime safety and security. In reviewing some commercial building projects, it was noted that the existing standards are unclear regarding the installation location of fixtures and the use of floodlight fixtures. In order to clarify these standards, it will be recommended to add standards for where fixtures may be installed on buildings and include standards addressing glare from floodlight fixtures installed on nonresidential properties. Outdoor Commercial(OC) Zoning District Building Heights In reviewing the primary commercial zoning districts, it was noted that the OC (Outdoor Commercial) district had a different height standard for buildings than the C-1 and C-2 districts. The Outdoor Commercial district provides a maximum height of 38 feet. The maximum height in the C-1 and C-2 districts is dependent on the building's proximity to a residential zoning district, providing for 1.5 feet in building height for each one foot setback from the common property line. In order to maintain consistency in these districts, it will be recommended that the height standard in the Outdoor Commercial district be revised to align with the C-1 and C-2 districts. There are only two areas of the city zoned Outdoor Commercial. One area "K NOKTH KICHLAND HILLS covers several properties on Boulevard 26 including the former golf driving range and Mountasia sites as well as a portion of NRH2O Family Water Park. The other area is a sliver of property that covers a portion of the dam and spillway area on Meadow Lakes East lake. These areas are shown on the maps below. �7Irrl�' rirl�ir�) Qr'+�a al 'y i 7�7Y91,µ ryG IQ � "" r +"'..l�r�� %i✓�Q �N„ n �u< x' alb %u✓ fi�✓ '7YQ�,lY�f// �, of d 1Y1;+ i �d ` � ,xd xn` Ea " ® x „-.'nil I �/ti�//✓/r/l�, f�»�'i�1rl,4x"Q(i'�r'�'li rk,,,,. �l�i r. '°its PSta/,„ar> � �"��d `ir r� 4r r„' p d r /� n� '''b p ! av v ✓ y atlY 1 d!�h' ,,, G i r rtr d J// �'QV ^ x� 1 xa y• / 4'� k�n"a iGt F f �''�r ,." �pp � r xa//°i / V'r,i�%"�d� '� u� i�♦lld x �;Q^,. g �.,r1r s�,ti�hokiY w r QI rxnr d n r Y' ///�/ Ir �✓� � �✓nw�r /i%/ I ,Q" f" ,,,, � ' �,��d "&�'�� r ��l�i� f�rrlf�✓if� �F��i�%�7�' 1 I ;u°sca (61'I „i; li �r>✓41r , r/or / �>� ��` rQ� °- ` Q rr� �� ' r 1 / ed/P �✓/ v — BOULEVARD 26 MEADOW LAKES Solar Pergolas Chapter 214 Subchapter G of the Texas Local Government Code includes state laws related to building and rehabilitation codes. An amendment to this subchapter regarding solar pergolas (House Bill 3526) was signed into law and becomes effective on September 1, 2023. This amendment states that a municipality may not apply a municipal building code to the construction of a solar pergola. A solar pergola is an accessory structure with a solar panel array installed as a roof. Section 118-718(f) of the zoning ordinance provides standards for solar panel systems. This section includes standards for roof and ground mounted systems. In order to provide clarity on the types of systems, it will be recommended to add a section regarding solar pergolas. This will help distinguish solar pergolas from roof and ground mounted systems, since solar pergolas will be specifically referenced in state statutes. II � 119�� I I �I il�li�IlVi� �W�I`I r of >/li rr I d ' ATTACHED SOLAR PERGOLA FREE—STANDING SOLAR PERGOLA "K NOKTH KICHLAND HILLS Definitions Chapter 12 of the Texas Education Code includes state laws related to charter schools. Several amendments were made to this chapter by House Bill 1707, which was signed into law and became effective on June 12, 2023. A new section in this chapter requires that municipalities and other political subdivisions must consider open-enrollment charter schools the same as schools in public districts for the purposes of zoning, property development, building, and similar standards. There are currently two charter schools in North Richland Hills: International Leadership of Texas (4131 Rufe Snow Drive), and Winfree Academy (6311 Boulevard 26). For the purposes noted above, the City has always considered these charter schools as public schools. The current definition of public school is below, which was adopted in 1993. It will be recommended that this definition be revised to reflect current industry standards and clarify that open-enrollment charter schools are included in the definition. School, public or denominational, means a public or private facility having an academic curriculum approved by the state education agency. "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: August 3, 2023 SUBJECT: Approve Minutes of the July 20, 2023, Planning and Zoning Commission meetings. PRESENTER: Clayton Comstock, Planning Director SUMMARY: The minutes are approved by majority vote of the Commission at the Planning and Zoning Commission meetings. GENERAL DESCRIPTION: The Planning and Zoning Office prepares action minutes for each Planning and Zoning Commission meeting. The minutes from each meeting are placed on a later agenda for review and approval by the Commission. Upon approval of the minutes, an electronic copy is uploaded to the City's website. RECOMMENDATION: Approve Minutes of the July 20, 2023, Planning and Zoning Commission meetings. MINUTES OF THE WORK SESSION AND REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS HELD IN THE CITY HALL, 4301 CITY POINT DRIVE J U LY 20, 2023 WORK SESSION: 6:30 PM A. CALL TO ORDER The Planning and Zoning Commission of the City of North Richland Hills, Texas met in work session on the 20th day of June 2023 at 6.30 p.m. prior to the 7.00 p.m.regular Planning and Zoning Commission meeting in the City Council Workroom. Present: Justin Welborn Chair, Place 1 Greg Stamps Vice Chair, Place 4 Jared Ross Secretary, Place 3 Jay Riscky Place 2 Jay Narayana Place 5 Anthony Bridges Place 6 Brianne Goetz Place 7 Kathy Luppy Ex-Officio Absent: None Staff Members: Clayton Husband Principal Planner Chad VanSteenberg Planner Emily Marlow Planning Technician Chair Welborn called the work session to order at 6.31 p.m. 1 ELECTION OF OFFICERS Chair Welborn called for nominations for the election of officers. Ex-Officio Luppy nominated Justin Welborn as Chair. This nomination was seconded by Commissioner Ross and passed 7-0. Chair Welborn nominated Greg Stamps as Vice Chair. This nomination was seconded by Commissioner Narayana and passed 7-0. July 20, 2023 Planning and Zoning Commission Meeting Minutes Page 1 of 4 Chair Welborn nominated Jared Ross as Secretary. This nomination was seconded by Vice Chair Stamps and passed 7-0. 2 PLANNING DIRECTOR REPORT Principal Planner Clayton Husband presented the city announcements, and summarized recent City Council actions. 3 DISCUSS ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING Principal Planner Clayton Husband discussed items on the regular meeting agenda. 4 PRESENTATION AND DISCUSSION REGARDING AMENDMENTS TO CHAPTER 110 OF THE CITY CODE (SUBDIVISION REGULATIONS). Principal Planner Clayton Husband discussed proposed changes to Chapter 110 of the North Richland Hills Code of Ordinances, otherwise known as the Subdivision Ordinance. Mr. Husband discussed procedures for variances to the ordinance, interpretation of code provisions, and amendment initiation. Chair Welborn adjourned the work session at 7.09 p.m. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER Chair Welborn called the meeting to order at 7.14 pm. Present: Justin Welborn Chair, Place 1 Greg Stamps Vice Chair, Place 4 Jared Ross Secretary, Place 3 Jay Riscky Place 2 Jay Narayana Place 5 Anthony Bridges Place 6 Brianne Goetz Place 7 Kathy Luppy Ex-Officio Absent: None July 20, 2023 Planning and Zoning Commission Meeting Minutes Page 2 of 4 Staff Members: Clayton Husband Principal Planner Chad VanSteenberg Planner Emily Marlow Planning Technician A.1 PLEDGE Ex-Officio Luppy led the Pledge of Allegiance to the United States and Texas flags. A.2 PUBLIC COMMENTS There were no requests to speak from the public. B. MINUTES APPROVE MINUTES OF THE JUNE 15, 2023, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY VICE CHAIR STAMPS, SECONDED BY COMMISSIONER BRIDGES TO APPROVE THE MINUTES OF THE JUNE 15, 2023, PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 7-0. C. PUBLIC HEARINGS ZC23-0070 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM TINA TRAN FOR A ZONING CHANGE FROM C-1 (COMMERCIAL) TO R-2 (SINGLE FAMILY RESIDENTIAL) AT 5033 WYOMING TRAIL, BEING 0.64 ACRES DESCRIBED AS LOTS 1A AND 2, BLOCK N, RICHLAND OAKS SUBDIVISION APPROVED Chair Welborn introduced the item, opened the public hearing, and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Tina Tran, 4804 Nevada Trail, North Richland Hills, presented the request. Commissioner Ross asked Ms. Tran to clarify where she currently lived. Ms. Tran stated they currently lives at 1101 Hikey Lane in Mansfield. July 20, 2023 Planning and Zoning Commission Meeting Minutes Page 3 of 4 Chair Welborn called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Commissioner Goetz clarified that the request only applied to rezoning, not to platting the property. Chair Welborn called for anyone wishing to speak for or against the request to come forward. There being no one else wishing to speak, Chair Welborn closed the public hearing. A MOTION WAS MADE BY VICE CHAIR STAMPS, SECONDED BY COMMISSIONER GOETZ TO APPROVE ZC23-0070. MOTION TO APPROVE CARRIED 7-0. D. PLANNING AND DEVELOPMENT EXECUTIVE SESSION E. ADJOURNMENT Chair Welborn adjourned the meeting at 7.22 p.m. Justin Welborn, Chair Attest: Jared Ross, Secretary July 20, 2023 Planning and Zoning Commission Meeting Minutes Page 4 of 4 "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: August 3, 2023 SUBJECT: PLAT23-0044 Consideration of a request from Nee-Schaffer Inc. for a preliminary plat of Cambridge Manor, being 5.01 acres located at 7101 Iron Horse Boulevard. PRESENTER: Clayton Comstock, Planning Director SUMMARY: On behalf of Cambridge NRH Holdings LLC, Neel-Schaffer Inc. is requesting approval of a preliminary plat of Cambridge Manor. The property is located at 7101 Iron Horse Boulevard. GENERAL DESCRIPTION: The property under consideration is an undeveloped 5.01-acre site with frontage on Iron Horse Boulevard and Trinidad Drive. The site abuts a bank on the west, the Holiday West neighborhood on the east, and an open space lot in Cambridge Village on the north. An office building is located across Iron Horse Boulevard and an apartment complex is located across Trinidad Drive. The property is zoned RI-PD (Residential Infill Planned Development). The zoning was approved by City Council on April 23, 2023 (Ordinance 3785). The proposed development includes 18 single-family residential lots and two (2) open space lots. The minimum residential lot size is 7,140 square feet, with an average residential size is 8,412 square feet. The typical residential lot is 50 feet wide and 160 feet deep, with a density of 3.6 dwelling units per acre. The development incorporates 20,125 square feet of open space, which makes up 9.2% of the site. The open space lots are located on the west side of the project adjacent to the bank property and Iron Horse Boulevard. The open space design includes decorative fencing, landscaping, and entry features. Street access to the development is from Iron Horse Boulevard and Trinidad Drive. The internal street is a single-loaded street with all houses on the east side of the road. The street pavement is shifted to the west within the right-of-way to provide a larger parkway on the east side of the street. This provides additional space for street trees and allows for a slightly longer driveway. "K NOKTH KICHLAND HILLS LAND USE PLAN: This area is designated on the Land Use Plan as Office Commercial. This designation encourages professional, medical, and administrative offices, as well as limited commercial establishments that benefit adjacent and nearby residential areas. CURRENT ZONING: The property is currently zoned RI-PD (Residential Infill Planned Development). The RI-PD zoning district is intended to encourage residential development of small and otherwise challenging tracts of land by offering incentives that encourage creative and inventive development scenarios. These developments are limited to residential development or redevelopment of less than ten acres. TRANSPORTATION PLAN: The development has frontage on the following streets. Right-of-way dedication is not required for this plat. ME Iron Horse Boulevard C2D Major Collector Suburban Neighborhood 2-lane divided roadway ■ 68-feet right-of-way width Trinidad Drive C21J 60-f Minor Collector Suburban Neighborhood e undivided roadway ■ 0-feet right-of-way width Iron Horse Boulevard is currently under construction. In the section east of Rufe Snow Drive, the existing roadway is being replaced with reinforced concrete pavement and sidewalks will be added in areas where gaps exist. Based on the Vision203O Transportation Plan, much of the roadway will be configured to a wide two-lane configuration with a raised median. Project details are available online at IJr.2Ir........... ,Il, ,lr e. 1::3o0e vaird II:::Zeaconstiruction. ............................................................................................................................................................................................... SURROUNDING ZONING ( LAND USE: NORTH PD(Planned Development) Low Density Residential Single-family residences I-2(Medium Industrial) Vacant property WEST C-2(Commercial) Retail Commercial Bank SOUTH R-7-MF(Multifamily) High Density Residential Apartments EAST R-4-D(Duplex) Medium Density Residential Duplex residences PLAT STATUS: The property is platted as Lot 4B1 B, NRH Industrial Park Addition CITY COUNCIL: The City Council will consider this request at the August 28, 2023, meeting following action by the Planning and Zoning Commission. DRC REVIEW & RECOMMENDATION: The Development Review Committee (DRC) recommends approval of the plat subject to the attached DRC comments. These comments include minor revisions to notations and labeling on the drawing. ,VOL W IMMUMM "K NOKTH KICHLAND HILLS RECOMMENDATION: Approve PLAT23-0044 with the conditions outlined in the Development Review Committee comments. � ui � l 1 !ur �" � i��/ �r^ � � nm� �„.,✓ni �1�"'f dm im r I ! ii j ud r� �yj/,a„ ,, Il i ii ��. /, ,.,��,.,, � �>// /�,;: ,",iwtir•�";., w.�a �e,,. ii,,,,, � iio / i+l i,,, Prepared by Planning 2/6/2023 N DISCLAIMER:This product is for informational purposes and may not n Feet have been prepared for or be suitable for legal,engineering,orsurveying N 0 100 200 400 600 800 purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. HORSE JDG IRON .... ......... ........................................... evil P w,n � W ESTBU RY .................. ............................... O ..................:::' .......,.� ' o llrtll�m III iu µ Il�m III iii m � III III iu III IIM��y� w % w � SIERRA ..... ...... ........ .... iw ........ ...... ......, .. a z ......................Q a g _ � z a / z ... . 'a o a w U a x X........... ......................... .............. .. .................... TRINIDAD , ........ ..... Prepared by Planning 2/6/2023 N DISCLAIMER:This product is for informational purposes and may not n Feet have been prepared for or be suitable for legal,engineering,orsurveying N 0 100 200 400 600 800 purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. E V EN I " ", —r ., aaoa�oH�wa.o� � � a �.. r r � o (IN FEET) '° - � 4� ��- qq u, _JP d Sn —I L PRELIMINARY PLAT CAMBRIDGE MANOR °-^ LOTS 1-18,BLOCK 1 2-OPEN SPACES - --- - - -- OWNER NEEI—SCHAFFER "A .IE.�,�I, � M'L ' ... C/SE NO.219-004 Development Review Committee Comments 1 7/18/2023 NFt6H Case PLAT23-0044 Cambridge Manor (7101 Iron Horse Boulevard) WRITTEN STATEMENT OF CONDITIONS The City of North Richland Hills received this plat on July 5, 2023. The Development Review Committee reviewed this plat on July 18, 2023. The following represents the written statement of the conditions for conditional approval of the plat. 1. Revise the Planning and Zoning Commission approval block on the plat as shown below.The City Council block may be removed Since the plat will not be recorded. NRHSubdivision Regulations§110-333 (Additional requirements for plat drawings—planning division approval certification) WHEREAS the Planning and Zoning Commission of the City of North Richland Hills,Texas,voted affirmatively on this®day of 20e,to approve this preliminary plat. Chair, Planning and Zoning Commission Attest:Secretary, Planning and Zoning Commission 2. Revise the front building line adjacent to Glynda Drive to 15 feet. This will correspond with the approved Zoning of the property. NRHSubdivision Regulations§110-331(Requirements for all plat drawings—building setback lines) 3. Add the following note to the plat: The easements indicated on this plat are for the purpose of constructing, using, and maintaining public utilities including underground conduits, manholes, pipes, valves, posts, above ground cables, wires or combinations thereof, together with the right of Ingress and egress to operate and maintain the public Utilities. NRH Subdivision Regulations§110-331 (Requirements for all plat drawings—plat notes and conditions) 4. Add lot numbers to the two open space lots as shown on the marked up drawing.The lot numbers should include an X SUffIX. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—lot and block numbering) 5. Provide sight visibility easements (15 ft by 70 ft) at the southeast corner of Glynda Drive and Trinidad Drive.NRH Zoning Ordinance§118-714(Visibility sight triangles) 6. There are a few minor labeling and spelling discrepancies on the plat, and those are noted on the marked-up drawing. Verify and Update a needed. NRH Subdivision Regulations§110-331(Requirements for all plat drawings) DESIGN PRINCIPLES The following comments represent suggested modifications to the plat drawing based on general NRH design principles and standard practices in city planning. While conformance to these principles is not required by the subdivision regulations,the applicant is encouraged to include these modifications as part of the revised plat. 1. Add the City case number near the bottom right corner of the drawings (Case PLAT23-0044). Page 1 of 2 1 PLAT23-0044 2. Informational comments. These comments are informational only and do not need to be added to the drawing. a. In addition to generally applicable NRH development codes and standards, the review of this final plat included the development-specific standards required by the Residential Infill Planned Development zoning district adopted by Ordinance No. 3785 on April 24, 2023. b. Comments regarding the preliminary civil plans for the project are noted on marked-up copies of the plans.These comments should be addressed in the final construction plan set. c. Prior to submittal of the final plat application, public infrastructure plans must be submitted for review to the city engineer. A final plat application cannot be accepted until final construction plans are approved. Page 2 of 2 1 PLAT23-0044 "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: August 3, 2023 SUBJECT: PLAT23-0045 Consideration of a request from H Creek Development for a final plat of Shady Grove Addition, being 18.73 acres located at 8340 Shady Grove Road. PRESENTER: Clayton Comstock, Planning Director SUMMARY: H Creek Development is requesting approval of a final plat of Shady Grove Addition. This 18.733-acre property is located at 8340 Shady Grove Road. GENERAL DESCRIPTION: The property is located on the south side of Shady Grove Road and east of Franklin Court. The overall site has approximately 1,060 feet of frontage on Shady Grove Road and ranges from 737 to 842 feet in depth. The property is bordered by the Shady Oaks subdivision to the east and southwest, the Forest Glenn North subdivision on the south, an individual residential lot on the west, and the city of Keller on the north. The eastern and western portions of the property are also encumbered by floodway and floodplain of a tributary of Little Bear Creek. The property is zoned R-2 (Single-Family Residential). The zoning was approved by City Council on June 27, 2022 (Ordinance 3743). The proposed development includes 47 single-family residential lots and three (3) open space lots. The average residential lot size is 9,898 square feet, with a density of 2.5 dwelling units per acre. The typical residential lot is 72.5 feet wide and 125 feet deep. The development incorporates 4.5 acres of open space, which makes up 24% of the site. Most of the open space (3.88 acres) is in a drainage easement that borders the site on the east, west, and south sides. A half-acre open space lot is located as a center island in the southernmost street, and a 0.12-acre open space lot is located adjacent to Shady Grove Road. The design of the project includes two street entrances on Shady Grove Road and three open space lots. The center island in the southernmost street split provides for a 24-foot- wide pavement section within a 44-foot right-of-way. While the street and right-of-way widths do not conform to the minimum standards for residential streets, these widths were approved by the Planning and Zoning Commission and City Council as part of the preliminary plat. "K NOKTH KICHLAND HILLS LAND USE PLAN: This area is designated on the Land Use Plan as Low Density Residential. This designation promotes quality neighborhoods of conventional suburban single-family detached homes. General characteristics of these neighborhoods include a density of two to six dwelling units per acre and houses of one- and two-stories. CURRENT ZONING: The proposed zoning is R-2 (Single-Family Residential). This district is intended to provide areas for low density development of single-family detached dwelling units which are constructed at an approximate density of 4.0 units per acre. The zoning for this property was approved by City Council on June 27, 2022 (Ordinance 3743). TRANSPORTATION PLAN: The development has frontage on the following streets. A right-of-way dedication of 0.471 acres for Shady Grove Road is provided on the final plat. ME ■ 2-lane undivided roadway Shady Grove Road C21J Minor Collector Suburban Neighborhood ■ 60-foot right-of-way width ■ Design speed 30-35 MPH DRAINAGE: The property lies at the confluence of two FEMA-identified tributaries to Little Bear Creek: LB-2 and LB-2-1. The contributing drainage area is approximately 200 acres, with roughly 140 acres originating north of Shady Grove Road in the city of Keller. Current FEMA mapping encumbers 5.8 acres of the 18.73 acres with Zones A and AE 1% Chance (formerly 100-year)floodplain. The receiving drainage system to the south is comprised of a gabion-lined channel between Spence Court and Parkbrook Court, then crosses under North Tarrant Parkway in box culverts. The system was sized with the assumption of upstream residential development, so there are no capacity concerns. The proposed drainage design includes the use of a retention pond, which would be located at the southwest corner of the development in the open space lot. A retention pond requires approval of a special use permit by the Planning and Zoning Commission and City Council. This application is expected to be considered by the Commission at the August 17, 2023, meeting. One of the conditions of approval of the final plat is receiving approval of the special use permit for the retention pond. SURROUNDING ZONING ( LAND USE: City of Keller(SF-20) High-Density Single Family NORTH Single-family residences City of Keller(SF-36) Low-Density Single Family WEST R-1(Single-Family Residential) Low Density Residential Single-family residence(under construction) SOUTH R-2(Single-Family Residential) Low Density Residential Single-family residences EAST R-2(Single-Family Residential) Low Density Residential Single-family residences ,VOL W InEffumb "K NOKTH KICHLAND HILLS PLAT STATUS: The property is currently described as Lots 1 and 2, Thomas Peck Subdivision; Lot 1, Block 1, Pace Acres Addition; and Tract 3, Thomas Peck Survey, Abstract 1209. ROUGH PROPORTIONALITY DETERMINATION: Sec ion 110-451 of ft)e NFRF-I - ---- ---------------------- Subdivision Code requires a written statement by the City Engineer affirming that each exaction requirement (i.e. right-of-way dedication, construction of streets, drainage, utilities, etc.) to be imposed as a condition of approval is roughly proportionate to the demand created by the subdivision or development on the applicable public facilities system of the city, taking into consideration the nature and extent of the development proposed. The developer is responsible for 100% of all paving, water, sanitary sewer, and drainage infrastructure interior to the subdivision that is needed to support the development in accordance with City design criteria. CITY COUNCIL: The City Council will consider this request at the August 28, 20237 meeting following action by the Planning and Zoning Commission. DRC REVIEW & RECOMMENDATION: The Development Review Committee (DRC) recommends approval of the plat subject to the attached DRC comments. These comments include revisions to notations and labeling on the drawing; addition of utility, drainage, and screening wall easements; and future submittal of a special use permit for the detention pond. RECOMMENDATION: Approve PLAT23-0045 with the conditions outlined in the Development Review Committee comments. WHITESTONE ...................... ............... cn III°.�^III III ^III° .,...... ........ - SHADY c� _ p� , iii t h � dl ��wr�,�1,fl f s „ . .........GROVE. ............. ........ m _ r Z. z � � "il._......... o ........ ..... ILL CP5 c1 ..... .. Wo....... _................. DDO .,...... .... ILL0 ........ L.L ,.......,,._,... - ,,,,,,,,,,,,,, ......... a.3 ,..... ,,,,,,...... .......y r„ uud ,.....,, ............... ,....... �u uu uuud ,...... '� =uu uuwlll'i, VI VI VI .,......, ...... ............. 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I / ^ � r`� a � t l✓ �r�hf +f"`�"y l ..wnv ��✓slwwi �„� i �iGi �1 riTf�� I ' r r I� 1 i n 6, w2ry r; i i d f xry r a tivevam www:w;. i r � 0 r � //�� /� r �!1��'�� I��l° �l' m , Y/� �� l➢r w'�u N'��I '"�% l 1 It Ji ,,'.,�. � Prepared by Planning 5/18/2022 N DISCLAIMER:This product is for informational purposes and may not n Feet have been prepared for or be suitable for legal,engineering,orsurveying N 0 125 250 500 750 1,000 purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. < ,res recKa2 ��re M.�L�re _'D�T L°Dc2� °°�ND D2,224T22T �°. roL a °0 D.a.T.cI. D.a.T.c.T. ° � , °fi o LITID ..SITE H x > " vR c o nn � a.aT o D Do. _ T w°"��".o reamon"ow oao,o""o w IT IT v, .. ,h", P 0 6 T :L"1Pf SHAD CRO.ROAD SH D CROV£ROAD N 89'38'41' N B9']8'41 E 355]5' . (R_aw_PF Z_ xu _ o.ocnk s��'"rai om w N 88'50'30'E 208.50' vz°r wTcw rz".wrz N gg35 21"E 200 99 "'"rz" ai4iie Avn a .Po. 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LIT 11 __ _____ 71 — E 0 8741'03" o � -- �BLocK 1 N9RK Lor J ryo.b\Ezc 99j / Lo,ib Lor,T LIT 13 F A FINAL PLAT OF 9 99'01'04"W ?D5.85 LOT 1n LOTS I.BX,BLOCK I,LOTS 1.11,BLOCK 2, x:n LOTS 126X,BLOCK 9,AND LOT I X,BLOCK Lo,11 LIT 22 Lo,21 L0z s pARK BROOK LIT 15 spENCE cover LOT,e SHADY GROVE ADDITION CIT AT c oe La,24 tm'...1 Lo,1s - �AG,� ,ate u�'�1�• z a� '�r;;'�ox� I;'ls°,xn ,.1 xxn r ror„rmr,e 11 Al Ile�e ,rexur> enn n�roe er. �x�� aenrre ene rn rn,,ee,n ee�eror.e eeaa e.��.,ee r,er e,nena nrr�n�e9 ena,e,�me,eam.el,�r�me, „z„nn rn „emr.a 1111—z,nrne �e,name,1111 zrvrvz.xeea11 11,�n,rn,e,1�mn e.,era Let a�e ��arr�en „maxn:mm,e�sn v c,rreereo,[=[n,c,�e a.as e,asl.n.cee mev„ma1„r.�.rn.eee o.�me1, '.e mNl11l�INNNYO ONLY F��' [rva rvortn es'is ai"[o,t css z5 aeons cry the essro.mete 1e a soar�e.ee ease=,ae,.e�1n, i centerline a, ee ,ei cxErvc[seem ao'oa's�[ar. roeZreo "c ssnz "zed"i," ff �xExa meu es'oz'oa'rv®�.eiees u,,eau n.,e��.e,�,r Hem s/e' rvat ryssn ure -- A me soutneesr corner rvow n[re[ran[ rvow` sarvs e n[s[vn[e-��se9 ; of aie.e es e.a zee ez rem------ A.h taw.u�iry�e. ocwnlr a lumw! ------------ se to me tnet ne/ene eevtee ine come ror the curco,e, rnr,__--ear er_- zoza � -------------- rvererr ss�el.r� rvele.r same. s,,e.u,v»u= AFINAL PLAT OF LOTS!-SX,BLOCK 1,LOTS 1.11,,BLOCK 2, .urn LOTS 1--BLOCKS,AND LOT IX,BLOCK4 Con1v p,,ee,e SHADY GROVE ADDITION Development Review Committee Comments 1 7/18/2023 NRHCase PLAT23-0045 Shady Grove Addition (8316 Shady Grove Road) WRITTEN STATEMENT OF CONDITIONS The City of North Richland Hills received this plat on July 5, 2023. The Development Review Committee reviewed this plat on July 18, 2023.The following represents the written statement of the conditions for conditional approval of the plat. 1. The proposed subdivision design includes the use of detention ponds,which requires approval of a special use permit (SUP) by the Planning and Zoning Commission and City Council. The SUP application may be submitted online on the NR l—,E-SERV✓ ES--P(�DR-I" I.. The necessary documents would include the drainage design plans and a landscape plan. NRH Zoning Ordinance §118-729 (Detention/retention pond criteria) 2. There are revisions and corrections required in the owner's certificate, and these are noted on the marked-up copy of the plat. These should be updated as appropriate. NRH Subdivision Regulations §110-331(Requirements for all plat drawings—metes and bounds description) 3. Street names within the subdivision must be changed. Grove Court is too like an existing street with the same name. Intersecting streets must also continue the street name established on the opposite side, so Indian Knoll Trail must be used at the eastern street intersection with Shady Grove Road. The street name may change at the next intersection internal to the development. Also, each street must have a separate name. See the marked-up copy of the plat for additional comments. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—street names) 4. Add the following note to the plat: The easements indicated on this plat are for the purpose of constructing, using, and maintaining public utilities including underground conduits, manholes, pipes, valves, posts, above ground cables, wires or combinations thereof,together with the right of Ingress and egress to operate and maintain the public utilities. NRH Subdivision Regulations§110-331 (Requirements for all plat drawings—plat notes and conditions) 5. Add the following note to the plat: No above ground franchise utility appurtenances are allowed In the fronts of the properties.NRH Subdivision Regulations§110-331(Requirements for all plat drawings—plat notes and conditions) 6. Add the following note to the drawing: The city limit boundary does not represent an on-the- ground survey and represents only the approximate relative location of the city limit boundary using various official and unofficial sources. NRH Subdivision Regulations §110-331 (Requirements for all plat drawings—city limit lines) 7. Show the limits of the 100-year (1% chance) floodplain on the plat.NRHSubdivision Regulations§110-332 (Additional requirements for preliminary plat drawings—floodplain features) 8. Add a drainage easement that encompasses the full AE zone plus one foot of freeboard. NRH Subdivision Regulations§110-333(Requirements for all plat drawings—drainage easements)and NRH Flood Damage Prevention Ordinance§102-83(Standards for new development or subdivision proposals) 9. Add a label showing the minimum finished floor elevation (FFE) for all lots adjacent to the f I ood p I a I n. NRH Subdivision Regulations§110-333(Requirements for all plat drawings—drainage easements)and NRH Flood Damage Prevention Ordinance§102-83(Standards for new development or subdivision proposals) 10. Add a 7.5-foot wide utility easement adjacent to the rear property line of all lots. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—easements) Page 1 of 2 1 PLAT23-0045 11. Add a 2.5-foot screening wall easement on the appropriate lots where screening walls will be constructed adjacent to public rights-of-Way. NRH Subdivision Regulations§110-331 (Requirements for all plat drawings—easements) 12. For clarity on sheet two, shade or crosshatch all easements that are proposed for abandonment. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—easements) DESIGN PRINCIPLES The following comments represent suggested modifications to the plat drawing based on general NRH design principles and standard practices in city planning. While conformance to these principles is not required by the subdivision regulations,the applicant is encouraged to include these modifications as part of the revised plat. 13. Add the City case number near the bottom right corner of the drawings (Case PLAT23-0044). 14. Informational comments. These comments are informational only and do not need to be added to the drawing. a. Addresses for the lots will be provided prior to recording of the plat. Page 2 of 2 1 PLAT23-0045 "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: August 3, 2023 SUBJECT: ZC23-0067 Public hearing and consideration of a request from Joel Maldonado for a zoning change from AG (Agricultural)to R-2 (Single Family Residential) at 8424 Franklin Court, being 0.23 acres described as Lot 17, Thomas Peck Subdivision. PRESENTER: Clayton Husband, Principal Planner SUMMARY: Joel and Monica Maldonado are requesting a zoning change from AG (Agricultural) to R- 2 (Single-Family Residential) on 0.23 acres located at 8424 Franklin Court. GENERAL DESCRIPTION: The property is located south of Shady Grove Road on the east side of Franklin Court. The lot is part of the Thomas Peck Subdivision, which was platted in 1969. The lot is currently vacant. The applicant is requesting a zoning change to R-2 (Single-Family Residential) with the intent to construct a new residence on the property. The 10,000-square foot lot has 80 feet of frontage on Franklin Court and is approximately 125 feet deep. While the property is a platted lot, the owner would be responsible for installing any water and sanitary sewer taps and associated impact fees. While ten of the lots on Franklin Court are zoned Agricultural, nine lots have been rezoned to R-2 (Single-Family Residential). These properties were rezoned in 2002, 2011, 2014, 2019, 2020, 2021, and 2022 to accommodate the construction of new single-family residences. LAND USE PLAN: This area is designated on the Land Use Plan as Low Density Residential. This designation promotes quality neighborhoods of conventional suburban single-family detached homes. General characteristics of these neighborhoods include a density of two to six dwelling units per acre and houses of one- and two-stories. CURRENT ZONING: The property is currently zoned AG (Agricultural). The AG district is intended to preserve lands best suited for agricultural use from encroachment of incompatible uses, and to preserve in agricultural use, land suited to eventual development into other uses pending proper timing for practical economical provisions of utilities, major streets, schools, and other facilities so that reasonable development will occur. "K NOKTH KICHLAND HILLS PROPOSED ZONING: The proposed zoning is R-2 (Single-Family Residential). This district is intended to provide areas for low density development of single-family detached dwelling units which are constructed at an approximate density of 4.0 units per acre. SURROUNDING ZONING ( LAND USE: NORTH R-2(Single-Family Residential) Low Density Residential Single-family residence WEST AG(Agricultural) Low Density Residential Vacant SOUTH AG(Agricultural) Low Density Residential Single-family residence EAST R-1(Single-Family Residential) Low Density Residential Single-family residence PLAT STATUS: The property is currently platted as Lot 17, Thomas Peck Subdivision. CITY COUNCIL: The City Council will consider this request at the August 14, 2023, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve ZC23-0067. Ke le r a t SHADYGROVE .................................................................. ................. ....................................................... ................... ............. ............... ............... ............... ............... ........... ........... ............... ILL ............... 111111111111111-0.................. ............... ......... 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M/ Prepared by Planning 6/5/2023 DISCLAIMER This product is for informational purposes and may not nr J I Feet have been prepared for or be suitable for legal,engineering,or surveying 0 62.5 125 250 375 500 purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. „ ”, ., �,e � / ✓ r ,��, . „, ,,,,,,,,,,,,,,�", I � I /„a,,� III I„1 6 II III III U�G r i,':;� 4VrY!(u4mY� r ,�f6 / � r r U ! I e l ! / �! r 1f��U✓!d' Ir t'i1//I,. i r r lrfif� v!r/�m P I ,��/% i1 �1'�%l �//I f�I�y ✓/ I{ f , f �/,r� / r� �� i f gd ✓ 'l � ! `� y/� �- � ir2 IV r w��rj / r��Y r�/l�-, n ✓ My � Gr` ' .,�r 7f�ri Prepared by Planning 6/5/2023 N DISCLAIMER:This product is for informational purposes and may not nr J I Feet have been prepared for or be suitable for legal,engineering,orsurveying N 0 62.5 125 250 375 500 purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. " RH PUBLIC HEARING NOTICE NO TH KICH AND HILLS CASE: ZC23-0067 -OWNER- -MAILINGADDRESS- -CITY—STATE- -ZIP- You are receiving this notice because you are a property owner of record within 200 feet of the property requesting a zoning change as shown on the attached map. APPLICANT Joel Maldonado LOCATION 8424 Franklin Court REQUEST Public hearing and consideration of a request from Joel Maldonado for a zoning change from AG (Agricultural) to R-2 (Single Family Residential) at 8424 Franklin Court, being 0.23 acres described as Lot 17, Thomas Peck Subdivision. DESCRIPTION Proposed zoning change for the development of one single family residential lot. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, August 3, 2023 City Council 7:00 PM Monday, August 14, 2023 MEETING LOCATION City Council Chamber-Third Floor 4301 City Point Drive North Richland Hills, Texas People interested in submitting letters of support or opposition are encouraged to contact the Planning & Zoning Department for additional information. Letters must be received by the close of the City Council public hearing. Because changes are made to requests during the public hearing process,you are encouraged to follow the request through to final action by City Council. Planning and Inspections Department 1 4301 City Point Drive - NRH, TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com FOR MORE INFORMATION, VISIT NRHTX.COM/MAP Hi e SHADY GROVE .............. LL ............. PHuWAS Pic,5vulv[siow f'/fl" w VOL. SHP-4, Hn 09C 01'0,3'00" E MOO' .......... .......... .......... VACANT LoT, 17 LOT LOT ry Z5 S . ........... N 01'03'00" W 8,0.00" FRANKLIN COURT Planning and Inspections Department 4301 City Point Drive - NRH, TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com NOTIFIED PROPERTY OWNERS ZC23-0067 8421 FRANKLIN TRUST 7278 GLENVIEW DR RICHLAND HILLS,TX 76180 BLADES,LEWIS 8424 GIFFORD LN NORTH RICHLAND HILLS,TX 76182 BURTON,JENNIFER 8436 FRANKLIN CT NORTH RICHLAND HILLS,TX 76180 BURTON,PAMELA C 8437 FRANKLIN CT NORTH RICHLAND HILLS,TX 76182 CHAU,BIC 13948 CLUSTERBERRY DR FRISCO,TX 75035 DEDUSEVIC,SADRIA 6737 RIDGETOP RD NORTH RICHLAND HILLS,TX 76182 DEDUSEVIC,SAM 6737 RIDGETOP RD NORTH RICHLAND HILLS,TX 76182 ED CONSTRUCTION INC 518 SPRINGBRANCH DR KELLER,TX 76248 H CREEK DEVELOPMENT LLC 604 E NORTHWEST HWY STE 102 GRAPEVINE,TX 76051 MARTINEZ,MELLISA K 7624 OAK KNOLL DR NORTH RICHLAND HILLS,TX 76182 MAUCK,GAIL 8432 FRANKLIN CT NORTH RICHLAND HILLS,TX 76182 STEPHENS,KIMBERLY A 8416 FRANKLIN CT NORTH RICHLAND HILLS,TX 76182 WHITCHER,GINA 8412 FRANKLIN CT NORTH RICHLAND HILLS,TX 76182 ..................... ............... .......................... ................................... ................................................................ ............... ............... ........................................................................ ............................ ...................... ............... ILL ............... .......................................... ........................................................................ .......... .......................................................................... ................................................................................. ........................ .. ......................................................................................................... LL 0 Prepared by Planning 6/5/2023 DISCLAIMER This product product is for informational purposes and may not I I have been prepared for or be suitable for legal,engineering,or surveying 0 30 60 120 180 240 purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. Kdh i9� wti �� OWN ER gym, Joel and Monica Maldonado NOT i0 SCALE 4 3616 Greenway Dr �dk Bedford TX 76021 ZONING EXHIBIT 8424 Franklin Ct APPLICANT 0.23 acres Joel and Monica Maldonado 3616 Greenway Dr AG (Agricultural)to Bedford TX 76021 R-2(Single-Family Residential) �r� aAZA Franklin Court �� Nd B Loi ty i'i Thonwa Paco Gg1d W.n.on vd0. lD Tarrant CognTy,Texov,aeeoMnp io '.�� ih M p thenot raoorded)n Noluma 3dn f/,Pope N1,Pvl Raaaeda,tartan)Cauniy, T xoe, 5 iHG4A5—.PG. 1o14'N S/8"IR'r DOR WIi Nh'SS NOL.3Y.B-46,PG.eJS .F3. .Survying,Inc. ,D E aNN,.' sot°as'oo°' F sa.co° i I i i t. VACANT LOT . -:�oa�yanty c+ pany 17 L GE _)_T u`a o+f RW poulw ❑ wc�Dr LOT ;w +'�`G LOT Q Dye R00 UNb CHI NTRDWXO - epd N.UI—BD AC CONRI'NGNER y PA T.N PE EOUIpuENr to M 4 COWNN •PDWER POLE to A e°Muc�mlc VN0 A EtlLEcrteIC Do -Ugp-- -N- Z E __ DYERNEAO G - m. IRON FENCE DVERZ RE.. BARWp WIRE REOM6 EbGE Or YSPHALY ..._.. ... .-...--_..-.... .II-.._..._ ....... ......._.. ..... ....... ..._... EL EDGE OF GRAVEL WGOD PENCE G.3' �� ' 'WI➢E iYPicti, Et...>-;U Fa(C'EPTIONS: R 64'[53"bU"IN 9 DI'03"CD"ti 1 M14.£19' I� 32'1_Tp' Y/2"IRE fPN V1ITNESS_,1 � �}tt�.}J�r��ar 1� �SQ.(3U'a FRANKLIN COURT 6o'R.a,w. iONbt�iION�FIipN�Eps�yTE IiHE�' CDNTAINEG IN INAYNYNAENr kECDRpEG NI .,y"0„»�{J r""q-y, VIX.4TlA,P➢.31S, O138tl-A>,PG.41 p�T.,,=f„„T', NOTES: Shia survey le made In oorVunetl-D with fhe intvrmalion provWatl BY Dfewat4 Tula prawn By: JW ( "�'t(' s BEARINGS,EASEMLNT$AND➢ WING LINES ARE EIY RECMM PLAT UNLESS Cemparry.Nze vi fM1ta survey by aM viiwr parhee and/.or por other purposes ahoi -- 4.13„L].J1JrVU�u1C�+�1' ➢TNENWSB NOTEp he M gaMa own da4 qnd any bra roauNing trarz other usa vl,ail not bo Ms '._ nWD NOTE:ADoordtng to iM1e F.LRM1 No.4B13➢CO➢G K,thin r oporty renpjWsluind arnumh't naurveyRnon°d the 6 is to verl[ry f-I nova a,fhb dgla mvdn a Scale -_yy'_.12t125 Sf5)IOh R d 515 f 23b' O a7v iLi.`p doeo 11,in yepe X antl➢OES NOT Ile Mthtn MR 400 9 d T{h 1 4 preps ,TM plat Mrean - yem tigo�z I; a qa ageDrata 1 of th R rH n ee a di—.. D.11-, TX 75228 D'{ tnIndlaoieal glooalbn antl typ D h and EXCEPT AS SN➢WN, DW1: 12/18/12 P 214,34M485 f'Q PO ern are na.ale. f D'p Me. »gq y,�a ,,d F 21 4.349.2216 4U W a q Aggepte1 by GF Na.: .cbgdiw.uG roR .a-"" ryryrry� Vats: P h er 71215334 P r h sar Jpb No.12O5IID&-1_, E yaN EouNaNy "K NOKTH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: August 3, 2023 SUBJECT: ZC23-0072 Public hearing and consideration of a request from Rick Figueroa for a special development plan for a transitional parking lot at 6412 Davis Boulevard, being 6.93 acres described as Tracts 2A2, 2A2F, 2C1, 2C1 D, and 2C1 D1, John H. Barlough Survey, Abstract 130. PRESENTER: Clayton Comstock, Planning Director SUMMARY: Rick Figueroa is requesting approval of a special development plan (SDP) in the Smithfield Transit Oriented Development (TOD) district. The applicant proposes to construct a transitional parking lot on the property to provide additional parking spaces for the adjacent property to the north. The site is located on the east side of Davis Boulevard and south of Main Street. GENERAL DESCRIPTION: The project is located within the "General Mixed Use" Character Zone of the Smithfield TOD District. This subzone is generally outside the immediate influence of the transit station and is intended to permit a wide range of uses that includes retail, office, residential, cottage and service-oriented industrial activities. The property is currently developed with a gas pipeline valve station located near the south center of the site. Constructed in 2011, the valve site is connected to natural gas gathering lines that serve gas well sites in the area. The property is accessed by a drive approach on Davis Boulevard with a paved access drive that connects to the valve site. In 2014, a special development plan (SDP) was approved for a gas drilling site on the property for Chesapeake Energy. The "BJG" drilling site proposed six gas wells on 2.25 acres. While the drilling site was never developed, the SDP was approved and is still in effect. The SDP was approved by City Council on December 8, 2014 (Ordinance No. 3348). The approved SDP included a master development plan that indicated potential building and street layouts for the subject property and surrounding area. The plan was intended to create a feasible concept plan for the area and ensure the gas drilling operation fit within the neighborhood context. "K NOKTH KICHLAND HILLS On the subject property, a street connection was proposed to connect Davis Boulevard to the rear of the site and provide circulation to Main Street and Cardinal Lane. A condition of approval of the SDP was that this street connection be dedicated as right-of-way and the street constructed to meet TOD standards. The street connection is a requirement of the Smithfield TOD regulating plan, which establishes the general location of streets and functions as a refinement of the Transportation Plan. The graphics below show the concept plan and the TOD regulating plan. 9G�� il.rmn.rtYHW(34flCm(Fr4ntlrp�7AAVewM f r/RmJ ;+ ,,,,, �i/%li�lnrl(l G';//%/ l % �1 P ii /7i; . /% 1�JJ�//I� �� V / %flJll.� j i ¢ /�� / � mr hl4rmxir �uf M �, � i� o � //i 19 /,N �Ff , «//G/ 11111g 6 armm j J l�f r /" �j N rr l fIAI /r D % �r %/ f� ` % 1 f�� l� 2014 CONCEPTUAL MASTER PLAN(ORDINANCE 3rl 8t iui iorr,NiwooiraNrmirw,N �� ' +„ n✓ r4: / NIX w4 I 1 Irrwvw' I'I wa mrw, , wr Jrow w�..q �w w; id Jf IVi� %% I (i% SMITHFIELD TOD REGULATING PLAN(PORTION) "K NOKTH KICHLAND HILLS The applicant purchased the subject property at the end of 2022 and owns the property to the north which has developed with three (3) buildings over time. Special development plans have been approved for the property to the north, and the following is a summary of those approvals. This request for the transitional parking lot is directly related to the existing development on the adjacent property, and this relationship is discussed in more detail below. • In 2014, the initial SDP was approved for the site to the north to allow for the renovation of an existing building for a custom metal fabrication business with screened outside storage. The approved standards established a parking requirement of one space per 250 square feet of commercial floor area. The SDP was approved by City Council on August 11, 2014 (Ordinance 3324). • In 2018, a revised SDP was approved, which allowed for the construction of a warehouse building at the rear of the property. The approved standards established a parking requirement of one space per 447 square feet of commercial floor area. The SDP was approved by City Council on March 26, 2018 (Ordinance 3500). • In 2019, a revised SDP was approved to allow for the construction of a two-story, 10,618 square foot office/commercial building on the west side of the property adjacent to Davis Boulevard. The SDP addressed approval of a brewpub use (Keyworth Brewery) and established a parking requirement of one space per 500 square feet of building area for the site. The SDP was approved by City Council on May 13, 2019 (Ordinance 3580). Since 2019, a gym and fitness center business, Absolute ReComp, has occupied the entire 18,000 square foot "Building 2," which is the first building constructed on the site that was originally planned for light industrial uses. The gym is a high-volume traffic generator. During peak business periods, gym members have difficulty parking on-site and had parked on the subject property until signage and barriers were installed by the previous owner prohibiting parking. Furthermore, the front "Building 1" approved in 2019, which will house Keyworth Brewery, is close to seeking certificates of occupancy. The applicant purchased the subject property in 2022 and is now seeking approval of an off- site transitional parking lot area to alleviate the parking situation and provide additional parking for the new building. Denial of Special Development Plan (ZC23-0050) On March 6, 2023, City Council denied a similar request for a transitional parking lot on this property. During the discussion concerns were raised about the limited scope of the proposal and the absence of a concept plan that included the remainder of the property. Additionally, the need for coordination of the development with adjacent properties was noted. More specifically, a critical 15-foot wide strip of land between the subject property and the gym/brewery lot is not owned by the applicant. Access through this 15-foot wide strip is necessary to connect the two properties for necessary driveway and sidewalk connections and overall traffic circulation. "K NOKTH KICHLAC` D HILLS Special Development Plan (ZC23-0072) Following the denial of ZC23-0050, the applicant engaged a consultant to prepare a master conceptual plan for the property. A copy of the plan is attached. It provides a plan for the property under consideration and shows how the site could be connected to and developed in coordination with properties to the north, south, and east. - Ar r % ql rgFpwJ�u�nc w'auwiU�V � 111 GIII� d lN� f 1TJ IVIM.W4 W, 1 'fir Ad ,y �I //fir ry h r 1110 Va5ve Site / C K WE/ ru a�� R it —771 III! �rn��kex�r�ay,rvssCeran�a rth,er PY .... Mote This P lilt, c4 a prOim wary uonre civic �.�*" qr* N'fW'�^JXr3P: � r////r // %Ip !�^G Garen wc�def✓'�„a'F. The applicant's immediate plans are to construct a transitional parking lot on the property. A transitional parking lot is a surface parking lot that is ultimately intended to be infilled with buildings to support the transit oriented development areas. Transitional parking lots require case-by-case approval in the TOD areas. The proposed improvements include the construction of a new concrete parking lot with 91 spaces on the north side of the existing gas valve site access drive. Two parking lot drive aisles would connect to the property to the north, spanning an existing earthen drainage channel between the two properties. The connection would accommodate both vehicles and pedestrians. The drainage channel is located on property not owned by the applicant, and an easement must be obtained to make the connection. The applicant and the drainage channel property owner are currently working on this arrangement. The attached Project Narrative includes correspondence indicating intent to convey an access easement once ownership is clarified. As part of the request, the applicant is seeking approval to allow parking on the current unimproved surface until the construction of the new parking lot is complete. The applicant has identified an area of about 9,000 square feet at the northwest corner of the property along Davis Boulevard that would be used for temporary grass parking for "K NOKTH KICHLAND HILLS customers of the gym and the new building to the north. The Development Review Committee recommends denial of this request, and that the applicant comply with Section 118-831(9) of the Zoning Ordinance, which requires parking on paved surfaces. Minimum Parking Ratios As summarized above, prior SDP approvals on the property north of the subject property have allowed the required number of parking spaces to decrease. The rationale for that decrease was that many of the originally proposed uses were planned to generate lower traffic and parking demand. This off-site parking lot would provide the number of parking spaces required to bring the site up to compliance with the minimum parking of the TOD and allow for future growth on the subject property itself. The below table summarizes the parking required by TOD code as it relates to the two properties. Building 1 (Ke worth) 10,618 43 Building 2 (Absolute Recom ) 18,000 72 Building 3 (Flex) 8,350 34 Total 36,968 149 With this proposed transitional parking lot, the applicant is providing a total of 154 parking spaces between both the existing property and this new parking lot area. This would satisfy the minimum number of parking spaces required. DRC REVIEW: The Development Review Committee (DRC) evaluated the proposal based on the design intent and standards for the Smithfield TOD area and recommends denial of the request as presented. If the request were to be approved, the DRC recommends the following conditions- 1. No temporary grass parking on the property except for equipment and activities related to parking lot construction. 2. The parking lot must support a minimum total of 149 parking spaces between this property and the adjacent site to the north. 3. Prior to use, the parking lot must be completely constructed in accordance with City codes including landscaping and irrigation as required by Section 114- 71(Landscaping regulations) of the Code of Ordinances. 4. A vehicular and pedestrian connection must be made to the property to the north. All connections must be located within an access easement to cross the drainage channel. The easements must be executed and recorded in Tarrant County public records prior to the issuance of paving permits. 5. All plans for the parking lot, including the crossing of the drainage channel, must be approved by the city engineer prior to the issuance of paving permits. "K NOKTH KICHLAND HILLS 6. The entry drive aisle and parking lot must integrate features of a TOD General Street. These include minimum six-foot wide sidewalks, parking lot setbacks, and street trees. The drive aisle improvements must connect to Davis Boulevard. A minimum five-footwide sidewalk must be provided along Davis Boulevard between the drive aisle and the north property line. COMPREHENSIVE PLAN & CURRENT ZONING: This area is designated on the Comprehensive Land Use Plan and is currently zoned Transit Oriented Development. The purpose of the transit oriented development code is to support the development of the community's station areas into pedestrian-oriented, mixed-use urban neighborhoods, with convenient access to rail transit, shopping, employment, housing, and neighborhood retail services. The goal of each station area is to encourage an efficient, compact land use pattern; encourage pedestrian activity; reduce the reliance on private automobiles; promote a more functional and attractive community through the use of recognized principles of urban design; and allow property owners flexibility in land use, while prescribing a high level of detail in building design and form. SPECIAL DEVELOPMENT PLAN: The applicant is requesting a special development plan for consideration of modifications to the standards of the transit oriented development district. The special development plan process is intended to allow applicants development flexibility to address specific market opportunities and/or contexts within the transit oriented development district. In evaluating a special development plan, the Planning and Zoning Commission and City Council must consider the extent to which the application meets the following: • the goals and intent of transit oriented development in the city; • provides an alternative"master plan"approach by consolidating multiple properties to create a predictable, market responsive development for the area; • fits the adjoining context by providing appropriate transitions; • provides public benefits such as usable civic and open spaces, livable streets, structured and shared parking, and linkages to transit; and, • does not hinder future opportunities for higher intensity transit oriented development. PLAT STATUS: The property is unplatted. A final plat of the property would be required to accommodate the proposed development of the site. CITY COUNCIL: The City Council will consider this request at the August 14, 20237 meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: "K NOKTH KICHLAND HILLS Deny ZC23-0072 as presented. Should the Planning & Zoning Commission choose to recommend approval of the transitional parking lot, staff recommends the following conditions be included in the recommendation- 1. No temporary grass parking on the property except for equipment and activities related to parking lot construction. 2. The parking lot must support a minimum total of 149 parking spaces between this property and the adjacent site to the north. 3. Prior to use, the parking lot must be completely constructed in accordance with City codes including landscaping and irrigation as required by Section 114- 71(Landscaping regulations) of the Code of Ordinances. 4. A vehicular and pedestrian connection must be made to the property to the north. All connections must be located within an access easement to cross the drainage channel. The easements must be executed and recorded in Tarrant County public records prior to the issuance of paving permits. 5. All plans for the parking lot, including the crossing of the drainage channel, must be approved by the city engineer prior to the issuance of paving permits. 6. The entry drive aisle and parking lot must integrate features of a TOD General Street. These include minimum six-foot wide sidewalks, parking lot setbacks, and street trees. The drive aisle improvements must connect to Davis Boulevard. A minimum five-footwide sidewalk must be provided along Davis Boulevard between the drive aisle and the north property line. ............................................................... SOUTHGATE ............................................................................................................................................................................................... ................ .......... ............................. .................. ..................................... ................ ................ LLJ ........................ ............... ................ ................................................... .................. .................. ................................................... ............... ................. ............. ................... .............................................................. ............... ............... .................. ................................................................................................ .................. ........................................................... .................................................. CARDINAL ............... ........... ........................................................................... ............... ............. Prepared by Planning 1/11/2023 N DISCLAIMER This product is for informational purposes and may not nr J I Feet have been prepared for or be suitable for legal,engineering,or surveying 0 62.5 125 250 375 500 purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. �7 �L'/ / ✓ i� ,�� ' � /', °III � � '�:vy y d .dew l i ISO i iiii r I Prepared by Planning 1/11/2023 N DISCLAIMER:This product is for informational purposes and may not nr J I Feet have been prepared foror be suitable for legal,engineering,or surveying N 0 62.5 125 250 375 500 purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. IqRH PUBLIC HEARING NOTICE NORTH KICHLAND HILLS CASE: ZC23-0072 -OWNER- -MAILINGADDRESS- -CITY—STATE- You are receiving this notice because you are a property owner of record within 200 feet of the property requesting a special development plan as shown on the attached map. APPLICANT Rick Figueroa (Revest LLC) LOCATION 6412 Davis Boulevard REQUEST Public hearing and consideration of a request from Rick Figueroa for a special development plan for a transitional parking lot at 6412 Davis Boulevard, being 6.93 acres described as Tracts 2A2, 2A2F, 2C1, 2C1D, and 2C1D1, John H. Barlough Survey, Abstract 130. DESCRIPTION Construction of a parking lot that will allow for cross access and shared parking for existing and future businesses. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, August 3, 2023 City Council 7:00 PM Monday, August 14, 2023 MEETING LOCATION City Council Chamber-Third Floor 4301 City Point Drive North Richland Hills, Texas People interested in submitting letters of support or opposition are encouraged to contact the Planning & Zoning Department for additional information. Letters must be received by the close of the City Council public hearing. Because changes are made to requests during the public hearing process,you are encouraged to follow the request through to final action by City Council. Planning and Inspections Department 1 4301 City Point Drive - NRH, TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com FOR MORE INFORMATION, VISIT NRHTX.COM/MAP Who" n'nw�uuovuuw o 0000i 1 — Lu mf r�rcaowuoowN"" owuoumu"a""m" CARDINAL ilk u PH a ! � . „ , .� PAVING LANDSCAPING, jRr/?A CROSS ACCESS TEMPORARY PARKING 17 PARKING d v ro DURING CONSTRUCTION CRUSHED CONCRETE (RASE AND PEDESTRIAN AIRRI Ili' h,: a IR E S P 10 Ilk; f 4 Planning and Inspections Department 4301 City Point Drive - NRH, TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com NOTIFIED PROPERTY OWNERS ZC23-0072 a a a ie ie ° a BATES,GEORGIA MAXINE ETAL 6433 DAVIS BLVD NORTH RICHLAND HILLS,TX 76182 G&H GROUP LLC 75 MAIN STSTE 100 COLLEYVILLE,TX 76034 G 0 0 PROPERTY DEVELOPMENT PO BOX 92879 SOUTHLAKE,TX 76092 HAYS FAMILY REVOCABLE LIVING TRUST 7625 JOHN AUTRY RD NORTH RICHLAND HILLS,TX 76182 KEOGEL, MAURA 6820 CLIFF ST NORTH RICHLAND HILLS,TX 76182 O'CONNOR,JAMES 8221 CARDINAL LN NORTH RICHLAND HILLS,TX 76182 RECKER,CHRISTOPHER 2612 LAKE SHORE DR KELLER,TX 76248 REVEST LLC 8800 KIRK LN NORTH RICHLAND HILLS,TX 76182 REYES,CARLOS 6801 CURTIS RD COLLEYVILLE,TX 76034 SMURFIT KAPPA NORTH AMERICA LLC 125 E JOHN CARPENTER FWY STE 1500 IRVING,TX 75062 TOTAL E&P USA REAL ESTATE LLC PO BOX 17180 FORT WORTH,TX 76102 YARBROUGH,ANGIE LEIGH 6400 DAVIS BLVD NORTH RICHLAND HILLS,TX 76182 ZETA PROPERTIES 8209 LLC 209 W 2ND ST#188 FORT WORTH,TX 76102 ............................................................... SOUTHGATE ................ ............................. .................. ............... ............... ................ ................ ................ LLJ Q .................. C7 .......... ............... ................. ................ ......... ....... .................. ............................. ............................................ .............. ............. ............... .................. I'll,, ............... .............. 4111111 ........................... ................................................................................................ ........... ............... ..................................................... ................................ CARDINAL ............... ........................................................................... ............... ............... Prepared by Planning 1/11/2023 N DISCLAIMER This product is for informational purposes and may not nr J I Feet have been prepared for or be suitable for legal,engineering,or surveying 0 62.5 125 250 375 500 purposes.It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. YOUR NAME m �� m� ��m�m�� 8800 Kirk Lane MRH' Tx 817-808-5224 oobohrnanovvC&grnoiioorn Date June 8, 2023 Recipient Dear Council Members, | ornwriting this letter to provide updated information on the status of our development plans and to request approval to move forward with some of the formal processes while vva are waiting on Smurfit Kappa's ownership and legal team to clean up the ownership conveyance to them of the existing 15' drainage easement between both properties I own ( 6428 and 6440 Davis Blvd. ) I listened to what the city council members said and swiftly connected and made plans with a urban plan designer that has in depth knowledge of the T.O.D. Area. This plan was then reviewed with both Clayton Comstock, and Clayton Husband and found to be in general alignment with the T.O.D. Vision, with some slight modifications to the street-scaping needed. I had also connected with the current landowner behind me and to the East. We have both agreed to the location of thoroughfare connection. Both Clayton's agreed as well. In an effort to keep the process moving and help prevent Keyworth Brewery and other tenants from failing because of parking constraints as timing is of the essence. I am proposing l. PnJVide a letter Dr email from Smurfit Kappa3 management/CEO stating that when they complete their legal ownership conveyances, that they will agree to the easement crossings and will officially grant permission for the aosarnan| crossings. 2. Allow the agenda to be reintroduced to City Council for approval of the overall site design and the phase l cross access shared parking construction, as well as temporary parking for 6428 Davis during construction of the 96 permanent phase l parking spots. 3. Allow submittals / approval / and start of the phase l parking, and not the crossing connection portion at the drainage easement until Smurfit Kappa acknowledges and finalizes their legal conveyance of the easement to their ownership. This would hopefully happen well before we would even begin the construction, as we have already been communicating with Smurfit Kappas management for over 60 days. It took them quite a while to realize that they should have had the drainage easement conveyed to them at the time of their original purchase from the Bates Family/Trust. 3inoarak/ Rick Figueroa Rick, As we discussed, below is the email with the information pertaining to the easement. Hope you have a great rest of the week. Best Regards, Jeff Kutac General Manager—North Texas Smurfit Kappa Fort Worth 6433 Davis Boulevard Fort Worth,TX 76182 Mob:+1-214-384-6259 Tel: +1-817-498-3200 www.smurfitkappa.com Follow us on Linkedln I Twitter I Facebook YouTube IF YOU PRINTTHIS EMAIL, PLEASE RECYCLE IT. PAPER IS RENEWABLE, RECYCLABLE AND BIODEGRADABLE From:McDonnell, Brian Sent:Wednesday,June 7,2023 10:33 AM To: Kutac,Jeff Subject:RE:Rick Figueroa Jeff, We have not heard anything back recently from Bates Realty's attorney on getting that strip of land assigned over to SKNA ownership. Based on our earlier discussions with our attorneys(Baker Botts)and theirs,we believe this land should have conveyed to SKNA as part of the transaction last year when we bought the land/production site. At this point,we believe the process to transfer ownership to SKNA is relatively straightforward and are expecting Bates Realty to complete the exercise. Certainly,when SKNA gets ownership,we are okay providing Mr. Figueroa with the requested crossing easement. In fact,our intention is to sign over the ownership of that plot of land (in exchange for confirming our existing easement rights already in place elsewhere nearby). We will continue to chase Bates Realty through their lawyer to get their actions completed. Best regards, Brian Brian McDonnell CFO Smurfit Kappa North America 125 E.John W.Carpenter Freeway,Suite 1500 Irving,TX 75062 Mob:+1 626 627 2147 Tel:+1 469 680 6060 www.smurfitkappa.com Follow us on Linkedln I Twitter I Facebook I YouTube IF YOU PRINT THIS EMAIL, PLEASE RECYCLE IT. 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PLAN STUDIO, ��U OVIxw"IfIlawd—d. 1- lllllllllllll�l 41111111111111 ( �' ��, �i,�� a. �� mouu ww-wrcwrarcmmuuuvl r 's;, r,,,., r� o- 77 1 I r J r � gulf/rev IJd rL,.,, II ri;1 ;� N d hV11VININI � " i v W �r /j 1✓� �N/%i�� !// ,,r r ✓; / ! SP. UIVVli r ✓ / ,u m c r r`'Gi/// ' lr�v�r i 1 r � fqfPHASE 1 nUp PAVING, GAPING ' 1 rl Zm. rc CESS& PARKINGkrc, pm,", 1 �LL- z " N m ^ 1 p° TEMPORARY PARKING / t ��✓�"y /� C DURING 1 7 o co �.. �y CONSTRUCTION a rc CRUSHED CONCRETE I m <�!. i.C. J BASE AND PEDESTRIAN BARRIERS II 1 n P 14 co CL LLJ C Nor , / Note:This is a preliminary concept plan.Storm water and other "/�/�� ✓ �� y I engineering requirements have not V� � �� C� �i/ yet been verified. PLAN STUDIO ✓`. �u t � a `IIIIIIIIII� lllli�NII011tlm1 tfi �� „< �04 i 41 a�dms ne mind 1 yY° 1/ � i fir , �ifl Awl �EI�IYh �� ADD F ei�iKl P ' � �i/liy l�✓e .rHh i, ia�i�iirervre�N.:✓irvrdw4i�awu/ru ,,.r��/, /�� f�II2Ui �� fir; 1,Il 11 � r lr Pedestrian priority streets. 1 e t L Minimum 8 ft clear sidewalk, F a r '' o ° 9 with parallel, head-in,or diagonal r .r w m � �"� �r � _. ` ' r parking.Street trees integrated P �;, 1 xP with parking and sidewalk i i q <, design. �I .��. v' i i 14 �,, 19 I' �� r ��r a r d I � � � Note:This is a preliminary concept plan.Storm water and other a) �,�� /� r � � ementshavenot aai/, / ;o JJJ ll/s �j�/ rJ� � ` ye�6eenl verified.ir PLAN STUDIO, „�; fiiu'�+�i 1I111111111E�141�1Ni011tlf 111 PpMNIIhVI� � ��1��!(�1'; �%'.%�16�U,� :; a �, iY % �q(r rrir1, r//% r �. uu��waw��uww�WWWvu� r�.", /ar ��i�/ir% Sidewalk parallel to ROW along re ; �,y �f�� I � bulldingfrontage—connecttoexisting l� ioutmil " sidewalk. city 11 / 'Y,., /ii/j/ viir Sf u ,fi%'� -uGa� r:'wa ✓�ulu(rWe,�wcrw�,�/awy� '� I Provide Id street trees per e It �11 r a requirements. r l °�//%%/ �` Parking lots located behind buildings r ................................................................................................................. ((J)1 S " �:' r I' ,•, ��/�// � !,,.)_.. .9 I ;'` - ��. --y'. ��%�i' �19 �� i � II��)Ifi�'�Ihn;6!tii' Small plaza—placemaking opportunity , a I 0 717r y ,x Y" Terminated vista(architectural feature � ��I �' / at the end of the street) G t r / t!D / a ii g i Valve Site String lights ry pg r Plan for future connections to new 114 development. ........................................................................................................... 7 Ca "Po r (1I; "'Op 'Op Access to greenspace mull r i r/ /1i/1 r %r / °� w V PLAN STUDIO, M 41111111111111 r ota n II.;, PIP u II L„ fy r" i r Co"1 r 14 r 17 � r ;",ram "' a r� YAP,,," r m C� IC a4rr� M � ��'//vr r /i%/l r, �"�" � ��fiJ%,,o // o c i �Il'/iPLAN STUDIO, OU �WN(fi�d.�,a�.. Illlllllllllli 41111111111111 �r .�i,�, wra, �Yr n,,. ,...r / r L d f0 � n 41 b leg"�i a;/ fl„ �l u L �IIYh W 1 ¢iaini ' x 1 J� � BLOCK nz BUILDINGS ILDINGS=14,200 SF PARKING 98 SPACES Al . 0 CA f f r BLOCK C ; w,,, 1 ,� �., � BUILDINGS=27,600 SF C 1 R2 PARKING=122 SPACES B1 J BLOCK B II .w �.,��`•, BUILDINGS=14,320 SF II PARKING—74 SPACES TOTAL PRELIMINARY) - V BUILDINGS—56,120 SF _ PARKING 294 SPACES li.... .. 0 r Note:This is a preliminary concept plan.Storm water and other 0�/ e.. engineering requirements have not �%/„C I Y I ,,� %��J �� { -.. � / yet been verified. PLAN STUDIO, �+�� IIIIIIIIII��1�N011tlf��➢Ili PpMNIIhVI�G � u ��1��!(�f:; �/'r16�U,�y�i n,ui�.ir�� r Q� ��✓��r{ri �.- - uumiMiwmcul�wnmiiium�umu u„,; 466 r t� pi °i� i w „ ' 1 /fir"h! K" r, ..- ,,,,, r a a R _ r/i Known easements in yellow r@ % / 41 i o Valve Site ,rrrr � t t r 16 i� d l /Irrl/1 C �� Note:This is a preliminary concept othe pd plan.Storm water and r t....[ V i m�i...,,.;,...irl ��..�.. // � %/ / �� /I engineering requirements have not /r PLAN STUDIO, iii//, / yet been verified. 'All . s�'