HomeMy WebLinkAboutPZ 2025-02-20 Agendas
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PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: February 20, 2025
SUBJECT: PLAT25-0084 Consideration of a request from Hamilton Duffy PC
for a preliminary plat of Stonybrooke Park, being 7.993 acres located
at 8600 Rumfield Road.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY:
On behalf of Birdville ISD (owner) and Graham Hart (developer), Hamilton Duffy PC is
requesting approval of a preliminary plat of Stonybrooke Park. The 7.993-acre site is
located at the southeast corner of Rumfield Road and Stonybrooke Drive.
GENERAL DESCRIPTION:
The property under consideration is a 7.993-acre site with frontage on Rumfield Road,
Stonybrooke Drive, and Royal Ridge Drive. The property is undeveloped. Graham Hart,
a local homebuilder, proposes to develop the property into single-family residential lots.
The property is zoned R-2 (Single-Family Residential). The proposed development
includes 31 single-family residential lots and one new street that connects Stonybrooke
Drive and Royal Ridge Drive. The lot sizes range from 9,004 to 17,082 square feet with
an average size of 9,681 square feet. The minimum lot size in the R-2 (Single-Family
Residential) district is 9,000 square feet. The typical lot is 73 feet wide and 124 feet deep,
with a density of 3.88 dwelling units per acre.
As part of the consideration of the preliminary plat, the developer is requesting two
exceptions from the subdivision regulation requirement. These exception requests are
related to masonry screening walls and rear lot utility locations. A letter outlining the
reasoning for the request is attached, and the requests are described in more detail
below.
Masonry screening walls
When the updated subdivision regulations became effective in July 2024, new standards
were adopted regarding masonry screening walls. The requirements for masonry
screening walls now apply to C2U Major Collector roadways, which would require a wall
to be constructed adjacent to Rumfield Road. In addition, for new residential subdivisions
that include five or more lots, a masonry screening wall must be constructed along the
rear or side lot lines of any lot adjacent to a perimeter street that exists at the time of
platting, regardless of the classification of the street on the Transportation Plan. This
would require a screening wall to be constructed on the side property lines of the new lots
adjacent to Stonybrooke Drive and Royal Ridge Drive.
The exhibit below indicates the required location for masonry screening walls. The
developer is requesting an exception to the screening wall requirement as it applies to
two lots in thesoutheast corner of the subdivision at the intersection of Royal Ridge Drive.
A screening wall is required on the side lot line of the subject lots, and due to the
configuration of the adjacent properties, the location of each portion of the wall varies.
As permitted in Section 110-42 (Modifications, waivers, and exceptions), the Planning
and Zoning Commission may grant modifications, waivers, or exceptions to the
Subdivision Regulations. In approving a request, the Commission must find that
extraordinary hardships or practical difficulties may result from strict compliance with
these regulations, or the purposes of these regulations may be served to a greater extent
by an alternative proposal.
Further, this section states that the Planning and Zoning Commission may not approve
modifications, waivers, or exceptions unless it makes findings based upon the evidence
presentedto it in each specific case that:
(1)The conditions upon which the request for a modification, waiver, or exception
is based are unique to the property and are not applicable generally to other
properties;
(2)A tract has peculiar physical surroundings, severe topographical conditions, or
unique environmental qualities worthy of protection;
(3) Where a hardship to the owner would result rather than a mere inconvenience;
or
(4) The modification, waiver, or exception will not have an adverse effect on the
intent of these provisions or the comprehensive land use plan.
If the request is disapproved, the applicant has the right to appeal the disapproval to the
City Council.
Underground utility service lines
During the review of the plat, it was noted that electricity franchise utilities were planned
to be located at the front of the lots rather than the required rear location. Section 110-
367(c) of the subdivision regulations requires that all electrical, telecommunication, and
cable utilities be placed underground in an easement at the rear of the lots. This applies
to all new residential subdivisions platted after November 10, 2003.
As provided by Section 110-367(e), the developer is requesting an exception to allow the
utilities to be located in the front of the lot. A letter explaining the request is attached. This
type of exception request is usually considered as part of the preliminary plat phase.
The subdivision regulations authorize the Planning and Zoning Commission to approve
utility locations at the front of the lots subject to the following guidelines. City Council
approval of the exception is not required.
(1) Underground utility service lines must be located within a ten-foot wide
easement, equally divided and paralleling the side property line of two adjacent
lots. Aboveground electrical transformers and other utility appurtenances
located within such easements must be located five feet from the front building
setback line.
(2) Transformers must be hinged to provide rear service access. Access to the rear
must be free from obstructions. Additionally, the use of surface hand boxes
versus pedestals for electric utilities is required.
(3) Screening of the above ground appurtenance by a live vegetative screen is
recommended for the street front and sides of the pad. Maintenance of the
optional screening is the responsibility of the owners of the adjacent lots where
the appurtenance is located.
(4) In situations where the grade requires retaining walls, the transformer pad must
be located on the lower grade and the retaining walls jogged to accommodate
the transformer pad and provide adequate service access.
CURRENT ZONING: The property is zoned 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.
TRANSPORTATION PLAN: The development has frontage on the following streets.
Right-of-way dedication is not required for the property.
FUNCTIONAL
STREET LAND USE CONTEXT DESIGN ELEMENTS
CLASSIFICATION
2-lane divided roadway
Rumfield Road C2U Major Collector Suburban Commercial
68-foot right-of-way width
2-lane roadway
Stonybrooke Drive Local Road Suburban Residential
50-foot right-of-way width
2-lane roadway
Royal Ridge Drive Local Road Suburban Residential
50-foot right-of-way width
SURROUNDING ZONING | LAND USE:
DIRECTION ZONING LAND USE PLAN EXISTING LAND USE
R-2 (Single-Family Residential)
NORTH Low Density Residential Single-family residences
R-3 (Single-Family Residential)
R-2 (Single-Family Residential)
WEST Low Density Residential Single-family residences
R-1 (Single-Family Residential)
SOUTH R-2 (Single-Family Residential) Low Density Residential Single-family residences
EAST AG (Agricultural) Low Density Residential Single-family residence
PLAT STATUS: The property is unplatted. Approval of engineering plans for streets,
utilities, grading, and drainage, and a final plat would be required prior to any construction.
CITY COUNCIL: The City Council will consider this preliminary plat at the March 3, 2025,
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, addition of
utility easements and right-of-way corner clips, and requirements related to drainage and
engineering plans.
RECOMMENDATION:
Approve PLAT25-0084 with the conditions outlined in the Development Review
Committee comments, and consideration of the exception requests related to masonry
screening walls and rear yard utility locations.
SIVAD
SIVAD
Development Review Committee Comments | 2/4/2025
Case PLAT25-0084
StonybrookePark (8600 Rumfield Road)
WRITTEN STATEMENT OF CONDITIONS
The City of North Richland Hillsreceived this plat on January28,2025. TheDevelopment Review
Committee reviewed this plat on February 4, 2025. The following represents the written statement of the
conditions for CONDITIONAL APPROVAL of the plat.
1.While street names are not necessary to show on the drawing, provide a list of street names being
considered for the development. This will allow for review of the names to determine if there are
any potential conflicts with other street names within the city. NRH Subdivision Regulations §110-201
(Requirements for all plat drawings –street names)
2.Revisethe Planning and Zoning Commission and City Council approval blocksas shown below. NRH
Subdivision Regulations §110-203 (Additional requirements for plat drawings –certification of approval)
Approved by the Planning and Zoning Commission of the City
of North Richland Hills, Texas, on __________________ (date).
Chair -Planning and Zoning Commission
Secretary -Planning and Zoning Commission
Approved by the City Council of the City of North Richland
Hills, Texas, on __________________ (date).
Mayor, City of North Richland Hills
Attest: City Secretary
3.Add the following note to the plat: Above ground franchise utility appurtenances are not allowed
in the fronts of the properties.NRH Subdivision Regulations §110-201 (Requirements for all plat drawings –plat notes
and conditions)
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 §110-201
(Requirements for all plat drawings –plat notes and conditions)
5.Add the following note to the plat: The driveways on Lots1and 14Block 1,and Lots 1and 10
Block 2must be located on Street A on the side of the lot furthest from the street intersection.
The driveway on Lot 17 Block 2 must be located on Royal Ridge Drive on the side of the lot furthest
from the street intersection. NRH Subdivision Regulations §110-201 (Requirements for all plat drawings –plat notes and
conditions) and NRH Public Works Design Manual §1-04 (Street system -street design criteria)
Page 1of 2| PLAT25-0084
6. Revise the 10’x10’ utility easements at the street intersection to a 10-foot by 10-foot corner clip
right-of-way dedication. These should be located at the intersection of Street A with Stonybrooke
Drive and Royal Ridge Drive, and at the intersection of Stonybrooke Drive and Royal Ridge Drive.
NRH Subdivision Regulations §110-232 (Generally – corner clip)
7. Add a 7.5-foot wide utility easement adjacent to the rear property line of all lots. NRH Subdivision
Regulations §110-201 (Requirements for all plat drawings – easements)
8. For new residential subdivisions that include five or more lots, a masonry screening wall must be
constructed along the rear or side lot lines of any lot adjacent to a perimeter street that exists at
the time of platting, regardless of the classification of the existing street on the Transportation
Plan.
A six-foot tall masonry screening wall is required on the side property lines of lots adjacent to
Stoneybrook Drive and Royal Ridge Drive. Add a 2.5-foot screening wall easement at these
locations. See the marked-up plat for specific locations. NRH Subdivision Regulations §110-261 (Masonry
screening wall requirements)
9. All electrical, telecommunications, and cable/fiber facilities are required to be placed
underground in an easement at the rear of the lot. The applicant may request an exception to the
rear lot location from the Planning and Zoning Commission, and the applicant must demonstrate
that rear lot locations are not technically or environmentally feasible. Utility services in locations
other than the required rear lot location must follow guidelines in Section 110-256(f) of the
subdivision regulations. NRH Subdivision Regulations §110-256 (Construction in public rights-of-way – underground
utilities)
10. Informational. A six-foot tall masonry screening wall must be constructed along the rear lot lines
adjacent to Rumfield Road. NRH Subdivision Regulations §110-261 (Masonry screening wall requirements)
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 PLAT25-0084).
2. Comments regarding the preliminary civil plans for the project are noted on marked-up copies of
the plans. These comments should be addressed on the final construction plan set. For questions
concerning the civil plan comments, contact Nathan Frohman at 817.427.6410 or
nfrohman@nrhtx.com.
3. 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.
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PLAT25-0084