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CITY OF NORTH RICHLAND HILLS
PLANNING AND ZONING COMMISSION AGENDA
4301 CITY POINT DRIVE
NORTH RICHLAND HILLS, TX 76180
THURSDAY, SEPTEMBER 18, 2025
WORK SESSION: 6:30 PM
A. CALL TO ORDER
A.1. Planning Director Report
A.2. Presentation by staff on items from the regular Planning and Zoning
Commission meeting.
B. FUTURE AGENDA ITEMS
REGULAR MEETING: Immediately following worksession (but not
earlier than 7:00 pm)
A. CALL TO ORDER
A.1 PLEDGE
A.2 PUBLIC COMMENTS
B. MINUTES
B.1 Approve Minutes of the September 4, 2025, Planning and Zoning
Commission meeting.
C. PUBLIC HEARINGS
C.1 ZC23-0064 Public hearing and consideration of a request from Marisol
Pedroza for a special use permit for an accessory dwelling unit at 9200
Martin Drive, being 0.516 acres described as Lots 3 and 4, Block 1,
Thompson Park Estates.
Thursday, September 18, 2025 Planning and Zoning Commission Agenda
Page 1 of 2
C.2 ZC25-0140 Public hearing and consideration of a request from Avid
Roofing & Waterproofing for a special use permit for a contractor's
office with shop and garage at 5105 Commercial Drive, being 0.621
acres described Lot J, Block 14, Richland Terrace Addition.
C.3 ZC25-0143 Public hearing and consideration of a request from MKG
Homes for a special use permit for a permanent accessory building at
6809 Little Ranch Road, being 1.836 acres described as Lot 7, Block 1,
Morgan Meadows.
D. PLANNING AND DEVELOPMENT
EXECUTIVE SESSION
E. ADJOURNMENT
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, September 12, 2025, by 5:00 PM.
Clayton Husband AICP
Principal Planner
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, September 18, 2025 Planning and Zoning Commission Agenda
Page 2 of 2
"I"wFt
hJOKTH KIC:HLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: September 18, 2025
SUBJECT: Planning Director report
PRESENTER: Cori Reaume, Director of Planning
GENERAL DESCRIPTION:
Staff will report on general announcements related to upcoming events, development
activity in North Richland Hills, recent City Council action, and items of general interest
to the Commission.
"I"wFt
hJOKTH KIC:HLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: September 20, 2025
SUBJECT: Presentation by staff on items from the regular Planning and Zoning
Commission meeting.
PRESENTER: Cori Reaume, Director of Planning
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.
Applicants and members of the public will be provided an opportunity to speak on
agenda items and public hearings during the regular session.
NORTH KI HLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: September 18, 2025
SUBJECT: Approve Minutes of the September 4, 2025, Planning and Zoning
Commission meeting.
PRESENTER: Cori Reaume, Director of Planning
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 September 4, 2025, Planning and Zoning Commission meeting.
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
SEPTEMBER 4, 2025
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 4th day of September 2025, at 6.30 p.m. in the City Council
Work Room prior to the 7.00 p.m. regular Planning and Zoning Commission
meeting.
Present: Justin Welborn Chair, Place 1
Greg Stamps Vice Chair, Place 4
Paul Epperley Place 2
Aaron Carpenter Place 3
Jayashree Narayana Place 5
Amy McMahon Place 6
Kyle Pekurney Place 7
Mike Kerby Alternate A
Jacob Whittaker Alternate B
Absent: None
Staff Members: Cori Reaume Director of Planning
Chad VanSteenberg Planner
Bradley Anderle City Attorney
Chair Welborn called the work session to order at 6.35 p.m.
A.1 ELECTION OF OFFICERS
Chair Welborn opened nominations for Planning and Zoning Commission chair.
Greg Stamps volunteered to serve as chair, seconded by Chair Welborn. The motion
carried 7-0.
Chair Stamps opened nominations for Planning and Zoning Commission vice chair.
September 04, 2025
Planning and Zoning Commission Meeting Minutes
Page 1 of 9
A motion was made by Comissioner Pekurney, seconded by Commissioner
Welborn, to nominate Aaron Carpenter as vice chair. The motion carried 7-0.
Chair Welborn opened nominations for Planning and Zoning Commission secretary
A motion was made by Commissioner Welborn, seconded by Commissioner
McMahon, to nominate Jay Narayana as secretary. The motion carried 7-0.
A.2 PLANNING DIRECTOR REPORT
Director of Planning Cori Reaume presented the city announcements and
summarized recent City Council actions.
A.3 PRESENTATION BY STAFF ON ITEMS FROM THE REGULAR PLANNING
AND ZONING COMMISSION MEETING.
Director of Planning Cori Reaume discussed items on the regular meeting agenda.
B. FUTURE AGENDA ITEMS
There were no requests from Planning and Zoning Commission for future agenda
items.
Chair Stamps adjourned the work session at 6.50 p.m.
REGULAR MEETING: Immediately following worksession (but not earlier than
7:00 pm)
A. CALL TO ORDER
Chair Stamps called the meeting to order at 7.08 p.m.
Present: Greg Stamps Chair, Place 4
Aaron Carpenter Vice Chair, Place 3
Justin Welborn Place 1
Paul Epperley Place 2
Jayashree Narayana Place 5
Amy McMahon Place 6
Kyle Pekurney Place 7
Mike Kerby Alternate A
September 04, 2025
Planning and Zoning Commission Meeting Minutes
Page 2 of 9
Jacob Whittaker Alternate B
Absent: None
Staff Members: Cori Reaume Director of Planning
Chad VanSteenberg Planner
Bradley Anderle City Attorney
A.1 PLEDGE
Alternate Whittaker 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
B.1 APPROVE MINUTES OF THE AUGUST 21, 2025, PLANNING AND
ZONING COMMISSION MEETING.
APPROVED
A MOTION WAS MADE BY COMMISSIONER PEKURNEY, SECONDED BY
COMMISSIONER WELBORN TO APPROVE MINUTES OF THE AUGUST 21, 2025,
PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE
CARRIED 7-0.
C. PUBLIC HEARINGS
D.1 PLAT25-0092 CONSIDERATION OF A REQUEST FROM BARTON
SURVEYING AND LASER SCANNING LLC FOR A MINOR PLAT OF LOT
9, BLOCK 8, SMITHFIELD ACRES ADDITION, BEING 0.371 ACRES
LOCATED AT 6920 SMITHFIELD ROAD.
APPROVED WITH CONDITIONS
Chair Stamps introduced the item and called for Planning Director Cori Reaume to
introduce the request. Ms. Reaume introduced the request.
Nikole Barton, Barton Surveying and Laser Scanning, 3104 Fair Meadows Lane, Fort
Worth, Texas, presented the request. She stated they are requesting a waiver of the
lot width standard for the lot due to the existing conditions.
September 04, 2025
Planning and Zoning Commission Meeting Minutes
Page 3 of 9
Chair Stamps called for Ms. Reaume to present the staff report. Ms. Reaume
presented the staff report.
Commissioner Narayana, Chair Stamps, and Ms. Reaume discussed the adjacent
property widths, the lot width, and the waiver request.
City Attorney Anderle and Ms. Reaume discussed the waiver request being noted in
the Development Review Committee comments.
A MOTION WAS MADE BY COMMISSIONER MCMAHON, SECONDED BY VICE
CHAIR CARPENTER TO APPROVE PLAT25-0092 WITH THE CONDITIONS
OUTLINED IN THE DEVELOPMENT REVIEW COMMITTEE COMMENTS. MOTION
TO APPROVE CARRIED 7-0.
EXECUTIVE SESSION
Chair Stamps announced at 7.18 p.m. that the Planning and Zoning Commission
would adjourn into Executive Session as authorized by Chapter 551 , Texas Local
Government Code, Section 551.071 , to seek advice from the city attorney as to the
posted subject matter for item C.1 (TR25-05). Executive Session began at 7.18 p.m.
and concluded at 7.50 p.m.
Chair Stamps reconvened the regular Planning and Zoning Commission at 7.55 p.m.
C.1 TR25-05 PUBLIC HEARING AND CONSIDERATION REGARDING
CITY-INITIATED TEXT AMENDMENTS TO SECTIONS 118-1, 118-631, AND
118-633 FOR THE PURPOSE OF CONSIDERING THE ADDITION OF
SHORT TERM RENTAL HOUSING AND ADDITIONAL REGULATIONS.
APPROVED WITH CONDITIONS
Chair Stamps introduced the item, opened the public hearing, and called for Planning
Director Cori Reaume to present the request. Ms. Reaume presented the request.
Commissioner Narayana and Ms. Reaume discussed planned development zoning
districts in relation to short-term rentals.
Commissioner Pekurney and Ms. Reaume discussed percentage of multi-family units
that could be used as short-term rentals.
September 04, 2025
Planning and Zoning Commission Meeting Minutes
Page 4 of 9
Alternate Whittaker and Ms. Reaume discussed how the number of bedrooms is
determined in a unit.
Vice Chair Carpenter and Ms. Reaume discussed the current number of short-term
rentals in the city.
Commissioner McMahon, Mr. Anderle, and Ms. Reaume discussed enforcement of
the occupancy limits.
Commissioner Epperley and Ms. Reaume discussed enforcement of on-street
parking standards.
Commissioner Welborn and Ms. Reaume discussed the difference between zoning
and traffic enforcement for on-street parking related to short-term rentals.
Commissioner Narayana, Vice Chair Carpenter, and Ms. Reaume discussed how the
ordinance interacts with homeowner association requirements that might include
short-term rental restrictions.
Commissioner McMahon and Ms. Reaume discussed how short-term rental locations
will be tracked.
Chair Stamps called for anyone wishing to speak for or against the request to come
forward.
Eliot Salazar, 7600 April Court, North Richland Hills, Texas, spoke in favor of the
request.
Lindsey Bednar, 6609 Central Avenue, North Richland Hills, Texas, spoke in favor of
the request.
Laura West, 6639 Parkview Drive, North Richland Hills, Texas, spoke in opposition to
the request.
Alan Linford, 6841 Cambridge Drive, North Richland Hills, Texas, spoke in opposition
to the request.
Jim Diamond, 8829 Redding Street, North Richland Hills, Texas, spoke in opposition
to the request.
September 04, 2025
Planning and Zoning Commission Meeting Minutes
Page 5 of 9
Rachel Diamond, 8829 Redding Street, North Richland Hills, Texas, spoke in
opposition to the request.
Steven Linford, 7225 Coventry Court, North Richland Hills, Texas, spoke in favor of
the request.
Angela Hague, 1125 Lady Carol Lane, Lewisville, Texas, spoke in opposition to the
request.
Clara Damti, 14140 Midway Road, Dallas, Texas, spoke in favor of the request.
Evan O'Brien, 404 Thorntree Drive, Ovilla, Texas, spoke in opposition to the request.
Jasmine O'Brien, 404 Thorntree Drive, Ovilla, Texas, spoke in opposition to the
request.
Christopher Nelson, 4709 Deville Drive, North Richland Hills, Texas, spoke in favor of
the request.
Amanda Quintanilla, 6432 Harmonson Road, North Richland Hills, Texas, spoke in
opposition to the request.
Reign Bezalel, 7547 Ridge Lane, Grand Prairie, Texas, spoke in opposition to the
request.
Vera Elkins, 4838 Worth Street, Dallas, Texas, spoke in opposition to the request.
Deborah Dodson, 6612 Carston Court, North Richland Hills, Texas, spoke in favor of
the request.
Roger Owens, 6604 Carston Court, North Richland Hills, Texas, spoke in favor of the
request.
Charla Anderson, 7205 Crabtree Lane, North Richland Hills, Texas, spoke in
opposition to the request.
Julian Peery, North Richland Hills, Texas, spoke in opposition to the request.
Chair Stamps called for anyone wishing to speak for or against the request to come
forward. There being no one else wishing to speak, Chair Stamps closed the public
September 04, 2025
Planning and Zoning Commission Meeting Minutes
Page 6 of 9
hearing.
Vice Chair Carpenter and Ms. Reaume discussed the provisions for revoking permits
based on three violations.
Commissioner Pekurney, Ms. Reaume, and Mr. Anderle discussed the Town Center
zoning district and continuation of existing short-term rentals.
Commissioner McMahon and Ms. Reaume discussed continuation of existing
short-term rentals, transferring permits to new ownership, and special parking
provisions.
Commissioner Welborn and Ms. Reaume discussed the definition of short-term
rentals compared to long-term rentals.
Commissioner Narayana, Ms. Reaume, and Mr. Anderle discussed how the proposed
ordinance compares to short-term rental regulations in other cities.
Chair Stamps and Mr. Anderle discussed the method of allowing parking exceptions.
Alternate Kerby, Alternate Whittaker, and Ms. Reaume discussed standards for
violations and the one-year period to which that applies.
Chair Stamps and Mr. Anderle discussed how the code enforcement process would
be applied when considering the revocation of a permit.
Commissioner McMahon discussed considering a point system for violations.
Alternate Kerby discussed education of operators could be a first step prior to
revocation of permits.
Commissioner Welborn, Vice Chair Carpenter, and Commissioner Narayana
discussed the need to provide some regulations and standards for short-term rentals
to protect all homeowners.
Alternate Kerby discussed short-term rentals being a quality of life issue.
Commissioner McMahon stated the proposed ordinance is a good solution to the
issues.
September 04, 2025
Planning and Zoning Commission Meeting Minutes
Page 7 of 9
Commissioner McMahon and Vice Chair Carpenter discussed the proposal to
remove the Neighborhood Center character zone from the use table.
Commissioner Pekurney discussed individual rights, property rights, and the social
contract aspect of the proposed ordinance.
Alternate Whittaker discussed the differences between responsible short-term rental
operators and that standards could help address concerns about bad actors.
A MOTION WAS MADE BY VICE CHAIR CARPENTER, SECONDED BY
COMMISSIONER WELBORN TO APPROVE TR25-05 WITH FOLLOWING
REVISIONS: 1) REMOVE THE 50-UNIT MINIMUM FOR MULTIFAMILY, 2)
MODIFY CAP TO ONE OR FIVE PERCENT OF TOTAL UNITS, AND 3) REMOVE
NEIGHBORHOOD CENTER IN THE TOWN CENTER DISTRICT FROM USE TABLE.
MOTION TO APPROVE CARRIED 5-2, WITH COMMISSIONER EPPERLEY AND
COMMISSIONER NARAYANA OPPOSING.
D. PLANNING AND DEVELOPMENT
D.1 PLAT25-0092 CONSIDERATION OF A REQUEST FROM BARTON
SURVEYING AND LASER SCANNING LLC FOR A MINOR PLAT OF LOT
9, BLOCK 8, SMITHFIELD ACRES ADDITION, BEING 0.371 ACRES
LOCATED AT 6920 SMITHFIELD ROAD.
Item D.1 was considered prior to the public hearing portion of the meeting.
E. ADJOURNMENT
Chair Stamps adjourned the meeting at 9.58 p.m.
Greg Stamps, Chair
Attest:
Jay Narayana, Secretary
September 04, 2025
Planning and Zoning Commission Meeting Minutes
Page 8 of 9
September 04, 2025
Planning and Zoning Commission Meeting Minutes
Page 9 of 9
NORTH KI HLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: September 18, 2025
SUBJECT: ZC23-0064 Public hearing and consideration of a request from
Marisol Pedroza for a special use permit for an accessory dwelling
unit at 9200 Martin Drive, being 0.516 acres described as Lots 3 and
4, Block 1, Thompson Park Estates.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY:
Marisol Pedroza is requesting a special use permit for an accessory dwelling unit on 0.516
acres at 9200 Martin Drive.
GENERAL DESCRIPTION:
The property under consideration is a 22,477-square-foot parcel located on the south side
of Martin Drive between Crane Road and Precinct Line Road. The site is developed with
a single-family residence constructed in 1960. The property is zoned R-1 (Single-Family
Residential). A detached accessory building was constructed on the property in the
1970s, and at an undetermined date the building was converted into an accessory
dwelling unit. There are no city records indicating that permits or inspections were
obtained for the conversion.
The applicant purchased the property in January 2023. At that time, she was advised that
there was an active code compliance case regarding the building and that permits,
inspections, and approval of a special use permit would be required to continue using the
building as an accessory dwelling unit.
A special use permit application was submitted in May 2023 and reviewed by the
Development Review Committee. However, the application eventually expired due to
inactivity, and action resumed on the code compliance case. Staff continued to work with
the applicant to bring the property into compliance, and in May 2025 updated plans for
the building were submitted and the special use permit application was reactivated.
An accessory dwelling unit, also known as a secondary living unit under the zoning code,
may be constructed by right on a residential lot, subject to certain development standards.
The maximum allowed floor area for accessory dwelling units is 650 square feet, and the
unit must be located within 25 feet of the primary house and connected with a breezeway
at least six feet wide attached to the roofline. These types of living units are intended for
use by a family member or relative of the occupants of the primary house, and the units
may not be rented or leased or have separate utility meters.
IWIL
NORTH I* I HLAND HILLS
The proposed accessory dwelling unit is located approximately 39 feet away from the
primary house. The building includes approximately 995 square feet of living area. The
design of the structure is consistent with the architecture of the primary house.
ctii.gn..._1._1_ ..-7.1_ (e) of the zoning ordinance establishes the requirements and standards
for accessory dwelling units. The accessory building is compliant with all development
standards except for the standards noted below. Modifications to or deviations from the
standards may be approved through approval of a special use permit, and applicants are
requesting modifications to these standards as described in the table.
Connection to primary residence
o Unit must be connected to primary house by a o Building and primary house not connected
breezeway attached to the roofline
Proximity to primary residence
o Unit must be within 25 feet of the primary o Building is approximately 39 feet from the primary
residence house
Maximum total floor area
0 650 square feet o Living area: 995 square feet
Use
o Unit must not have a separate utility meter o Separate meter not proposed
VISION2030 COMPREHENSIVE PLAN: This area is designated on the Vision203O 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 R-1 (Single-Family Residential).
This district is intended to provide areas for very low density development of single-family
detached dwelling units which are constructed at an approximate density of 2.9 units per
acre.
SURROUNDING ZONING ( LAND USE:
R-1 (Single-Family Residential)
NORTH Low Density Residential Single-family residences
R-2 (Single-Family Residential)
WEST R-1 (Single-Family Residential) Low Density Residential Single-family residences
SOUTH PD (Planned Development) Retail commercial Home improvement store (Home
Depot)
EAST R-1 (Single-Family Residential) Low Density Residential Single-family residences
NORTH RI HLAND HILLS
PLAT STATUS: The property is platted as Lots 3 and 4, Block 1, Thompson Park Estates.
A replat application was administratively approved by the Development Review
Committee on July 22, 2025. The plat would combine the lots into a single lot designated
as Lot 3R1, Block 1, Thompson Park Estates.
CITY COUNCIL: The City Council will consider this request at the October 13, 2025,
meeting following a recommendation by the Planning and Zoning Commission.
DRC RECOMMENDATION. Modifications to design standards for accessory dwelling
units are subject to approval of a special use permit or other zoning action.
The DRC recommendation for approval of the special use permit for the accessory
dwelling unit is based on previous approvals of buildings in similar contexts.
RECOMMENDATION:
Approve ZC23-0064.
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NORTH RICHLAI`D HILLS CASE: ZC23-0064
«OWNER»
«MAILING ADDRESS»
«CITY STATE»«ZIP»
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a special use permit as shown on the attached map.
APPLICANT Marisol Pedroza
LOCATION 9200 Martin Drive
REQUEST Public hearing and consideration of a request from Marisol Pedroza for a special
use permit for an accessory dwelling unit at 9200 Martin Drive, being 0.516 acres
described as Lots 3 and 4, Block 1, Thompson Park Estates.
DESCRIPTION Request for a special use permit for an accessory dwelling unit in the rear yard.
The existing building is approximately 950 square feet in size
PUBLIC HEARING DATES Planning and Zoning Commission
7:00 PM Thursday, September 18, 2025
City Council
7:00 PM Monday, October 13, 2025
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 bythe 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 14301 City Point Drive- NRH,TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
FOR MORE INFORMATION,VISIT NRHTX.COM/MAP
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817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
NOTIFIED PROPERTY OWNERS
ZC23-0064
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AYH ENS,CASEY C 9108 MARTIN DR NORTH RICHLAND HILLS,TX 76182
BALEY,WILLIAM G 6505 VALLEYVIEW DR NORTH RICHLAND HILLS,TX 76182
BORDEN,MARY 6504 VALLEYVIEW DR NORTH RICHLAND HILLS,TX 76182
DRYDEN,WARREN E 6500 VALLEYVIEW DR NORTH RICHLAND HILLS,TX 76182
FAGAN GARY 6505STONE CREEK DR NORTH RICHLAND HILLS,TX 76182
GARCIA,GARCIA CELENE 9104 MARTIN DR NORTH RICHLAND HILLS,TX 76182
HD DEVELOPMENT PROPERTIES LP PO BOX 105842 ATLANTA GA 30348
MADDUX,AMBER 6501 VALLEYVIEW DR NORTH RICHLAND HILLS,TX 76182
ORTIZ,LUISA 6408 ROGERS DR NORTH RICHLAND HILLS,TX 76182
PEDROZA-RUIZ,MARISOL 9200 MARTIN DR NORTH RICHLAND HILLS,TX 76182
STORCH,DANNY L 6501 STONE CREEK DR NORTH RICHLAND HILLS,TX 76182
THORNTON,VICKY LOU 6504STONE CREEK DR NORTH RICHLAND HILLS,TX 76182
WATSON,MERRY M 6500STONE CREEK DR NORTH RICHLAND HILLS,TX 76182
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Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 1 of 1
Special Use Permit Case ZC23-0064
Lot 3R1, Block 1,Thompson Park Estates
9200 Martin Drive, North Richland Hills,Texas
This Special Use Permit (SUP) must adhere to all the conditions of the North Richland Hills Code
of Ordinances, as amended, and the base zoning district of R-1 (Single-Family Residential). The
following regulations are specific to this Special Use Permit. Where these regulations conflict
with or overlap another ordinance, easement, covenant or deed restriction, the more stringent
restriction will prevail.
A. Permitted use. A special use permit is authorized for one (1) accessory dwelling unit
(secondary living unit) on the property.
B. Secondary living unit. The accessory dwelling unit must comply with the standards
described below.
1. The building containing the accessory dwelling unit must be located in the rear yard as
shown on the site plan attached as Exhibit "C." The building is not required to be
attached to the main house.
2. The accessory dwelling unit must not exceed one thousand (1,000) square feet in
living area.
C. Amendments to Approved Special Use Permits. An amendment or revision to the special use
permit must be processed in the same manner as the original approval. The application for
an amendment or revision must include all land described in the original ordinance that
approved the special use permit.
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NORTH KI HLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: September 18, 2025
SUBJECT: ZC25-0140 Public hearing and consideration of a request from Avid
Roofing & Waterproofing for a special use permit for a contractor's
office with shop and garage at 5105 Commercial Drive, being 0.621
acres described Lot J, Block 14, Richland Terrace Addition.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY:
Avid Roofing & Waterproofing is requesting a special use permit for a contractor's office
with shop and garage on a 0.621-acre property located at 5105 Commercial Drive.
GENERAL DESCRIPTION:
The property is located on Commercial Drive
which runs between Davis Boulevard and
Maplewood Avenue in the northwest quadrant of u'
the intersection. The street is developed with
commercial buildings. Properties on Commercial
Drive are zoned both C-2 (Commercial) and 1-1
(Light Industrial). On the west side, the site is rfl_'
adjacent to single-family residences located on
Roberta Drive.
The property is developed with a 9,500-square- off
foot building constructed in 1979. The applicantIT
pro to use the building as a contractor's
poses g
office and shop for viic�......... c:�c�fii,r�,g........ ,VV �g,rprc�c�fiir�„et. The property is zoned C-2
(Commercial), and approval of a special use permit is required for this land use in this
district.
Attached are a description of the proposed project, a site plan showing existing property
improvements, and a proposed floor plan of the space. The applicant proposes to use the
building for office and warehouse areas. Approximately 3,500 square feet would be
renovated to include office space and related areas, with the remaining 6,000 square feet
used for warehouse storage. Outdoor storage is not proposed on the site but would be
permitted if the storage area is less than ten percent of lot area in size and the area is
screened with a masonry wall.
NORTH KI HLAND HILLS
Several site improvements are associated with the special use permit, including fencing,
exterior lighting, and a driveway gate. These improvements are summarized below.
1. Fencing. A six-foot tall masonry screening wall is the standard requirement
between commercial and residential properties. The existing wood fence on the
rear(west) property line could be replaced with a conforming screening wall. Given
the existing improvements in the area, the Development Review Committee
supports the applicant's proposal to replace the fence with a new eight-foot tall
cedar fence along the common property line. The fence must be a pre-stained
board-on-board cedar fence with top cap and side trim; metal posts, brackets, and
caps.
2. Building and site lighting. Any nonconforming wall pack and flood light fixtures on
the building would be replaced with conforming fixtures. The fixtures would comply
with the standards contained in c ii.ror�....._I._1_ ..-72 , of the zoning ordinance. The
applicant has indicated their intent to install conforming fixtures for any exterior
building lighting.
3. Commercial Drive fence and gate. The existing chain link fence and driveway gate
on Commercial Drive would be replaced with a new cedar fence and gate. The
gate may be required to include automatic and manual access systems for
emergency services access.
The proposed conditions of approval for this special use permit are attached. Applications
for special use permits provide an opportunity to address modifications to specific site
development and building design standards for the site. These conditions are based on
the applicant's proposed development of the property. These conditions may be modified
throughout the public hearing process, but they are subject to final approval by City
Council. The SUP standards address land use, landscaping, site improvements, and
operational standards for the business.
As part of special use permit requests, the Planning and Zoning Commission and City
Council may require certain property improvements as a condition of SUP approval.
These improvements are intended to address nonconforming features of properties and
provide suggested enhancements that would help bring the property closer to compliance
with current development standards. The following is a list of nonconforming features
identified on the property.
1. Refuse container enclosures. Enclosures would be required for any refuse
containers placed on the lot. The enclosures must comply with the standards
contained in Section 118-874 of the zoning ordinance. These standards generally
include a masonry enclosure, pedestrian access gates, and opaque metal gates.
2. Site landscaping. The property was developed prior to the adoption of the current
landscaping and buffering standards. General standards that would apply to the
site include landscape setbacks on Commercial Drive, a landscape buffer adjacent
to residential properties, and parking lot landscaping.
NORTH R I HLAND HILLS
LAND USE PLAN: This area is designated on the Land Use Plan as Retail Commercial.
The Retail Commercial land use category provides sites for community and regional
shopping centers, commercial establishments, and employment centers. These sites are
typically located on highways and major thoroughfares at key intersections.
CURRENT ZONING: The property is zoned C-2 (Commercial). This district is intended to
provide for the development of retail and general business uses primarily to serve the
community and region. Uses include a wide variety of business activities and may involve
limited outside storage, service, or display. The C-2 district should be located away from
low and medium density residential development and should be used as a buffer between
retail and industrial uses. The district is also appropriate along business corridors as
indicated on the land use plan.
SURROUNDING ZONING ( LAND USE:
NORTH C-2(Commercial) Retail Commercial Commercial and service uses
WEST R-2(Single-Family Residential) Low Density Residential Single-family residences
SOUTH C-2(Commercial) Retail Commercial Commercial and service uses
EAST 1-1(Light Industrial) Retail Commercial Commercial and service uses
PLAT STATUS: The property is platted as Lot J, Block 14, Richland Terrace Addition.
CITY COUNCIL: The City Council will consider this request at the October 13, 2025,
meeting following a recommendation by the Planning and Zoning Commission.
RECOMMENDATION:
Approve ZC25-0140.
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" RH PUBLIC HEARING NOTICE
NORTH RICHLAND HILLS CASE: ZC25-0140
«OWNER»
«MAILING ADDRESS»
«CITY STATE»«ZIP»
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a SPECIAL USE PERMIT as shown on the attached map.
APPLICANT Avid Roofing&Waterproofing
LOCATION 5105 Commercial Drive
REQUEST Public hearing and consideration of a request from Avid Roofing &Waterproofing
for a special use permit for a contractor's office with shop and garage at 5105
Commercial Drive, being 0.621 acres described Lot J, Block 14, Richland Terrace
Addition.
DESCRIPTION Proposed roofing contractor office and warehouse occupying 3,500 square feet
in existing building.
PUBLIC HEARING DATES Planning and Zoning Commission
7:00 PM Thursday, September 18, 2025
City Council
7:00 PM Monday, October 13, 2025
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 bythe 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 Zoning Department 14301 City Point Drive - NRH, TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
FOR MORE INFORMATION,VISIT NRHTX.COM/MAP
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Planning and Zoning Department 4301 City Point Drive - NRH, TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
NOTIFIED PROPERTY OWNERS
ZC25-0140
w ® r ^
BAIRD,DEBRA KAY 5124 ROBERT DR NORTH RICHLAND HILLS TX 76180
DEGARMO,SARAH 5125 ROBERTA DR NORTH RICHLAND HILLS TX 76180
FLORES,MISTICAAGUERO 5019 ROBERTA DR NORTH RICHLAND HILLS TX 76180
GIFFORD,PAULA D 5100 ROBERTA DR NORTH RICHLAND HILLS TX 76180
GOODRUM,DONNA 300 HARRISON LN HURSTTX 76053
HALE,RONNIE 5116 ROBERTA DR NORTH RICHLAND HILLS TX 76180
HARWOOD&HWY26 LLC 500 GRAPEVINE HWY4200 HURSTTX 76054
HOUSTON,TINA LEE 5121 ROBERTA DR NORTH RICHLAND HILLS TX 76180
HUDSPETH,AUDREY 5101 ROBERTA DR NORTH RICHLAND HILLS TX 76180
HYDEN,CAROLYN JEAN 5104 ROBERTA DR NORTH RICHLAND HILLS TX 76180
JEFFERIES,RONALD K 5128 ROBERTA DR NORTH RICHLAND HILLS TX 76180
KANDA,KAREN 5120 ROBERT DR NORTH RICHLAND HILLS TX 76180
KIS-BRAY FAMILY REVOCABLE LIVING TRUST 6808 COUSTEAU CT PLANO TX 75024
LAW,SAMUEL 5108 ROBERTA DR NORTH RICHLAND HILLS TX 76180
OLALDE,MARIO GUITARRERO 5113 ROBERTA DR NORTH RICHLAND HILLS TX 76180
RAMIREZ,JOHN 5112 ROBERTA DR NORTH RICHLAND HILLS TX 76180
STAPP,TROY D 5117 ROBERTA DR NORTH RICHLAND HILLS TX 76180
TBI REAL ESTATE LLC 7520 BAKER BLVD RICHLAND HILLSTX 76118
TILLAR NORTH RICHLAND PARTNERS LP 2627TILLAR ST4111 FORT WORTH TX 76107
TRUE NORTH COMMERCIAL LLC 4843 COLLEYVILLE BLVD STE 251-141 COLLEYVILLETX 76034
TT&G COMMERCIAL LLC 5743 CAHUENGA BLVD NORTH HOLLYWOOD CA 91601
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6/26/2025
North Richland Hills Principal Planning
City of North Richland Hills
To whom it may concern,
This letter is to serve as the written statement required by the zoning ordinance as a description
of Avid Roofing & Waterproofing Inc.
Avid Roofing & Waterproofing Inc. is a Nationwide commercial roofing and waterproofing
company. Avid has experienced significant growth since its inception in early 2022. From its
startup, Avid has consistently produced and increased its volume of business to a steady eight
figures year after year.
The company was initially located in Saginaw TX and has quickly outgrown that location due to
the steady increase of revenue and the dedication of Dave Wasson and that of its employees.
The company has grown from a single office employee to an internal staff of eight, since its
startup in May of 2022, and has plans to increase the current staff by double over the next 3-5
years.
5105 Commercial Drive should in its current condition should be considered a shell of a
building. The previous plumbing supply company that was operating out of this building prior to
our ownership, did not maintain, or modernize, any of the internal offices and outdoor facilities,
from the fences outside to the floors, ceiling, and walls inside. Avids plan is to remodel the
property to accommodate the extremely high standards expected by its management and
ownership. This will be accomplished by the construction (including some demolition of the
existing "office" space) of 3,500 square feet internally including seven new offices and meeting
spaces, and the remodel of the existing restrooms, kitchen, and existing office spaces. The total
investment into the internal remodel of the building is estimated to be $200,000-$250,000. The
exterior of the building is in comparable condition to the interior and the plan is to remove all
existing chain link fencing and replace with 8' Cedar privacy fence with an automatic gate at the
entrance to the yard side of the building. The north side of the building also has an existing
chain link fence that will be replaced with 8' cedar and will enclose the overhead door on the
side rear of the building.
Avid Roofing & Waterproofing is a company built on Dave Wassons 35 years of experience in
the industry, sound investment and oversight, and holds its personnel to extremely high
standards. Our intention is to make a home, plant a flag in North Richland Hills for many years
to come, to continue to invest in our employees, the property, and in the City of North Richland
Hills.
Thank you,
Dave Wasson
Chief Executive
Avid Roofing & Waterproofing Inc.
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Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 1 of 1
Special Use Permit Case ZC25-0140
Lot J, Block 14, Richland Terrace Addition
5105 Commercial Drive, North Richland Hills,Texas
This Special Use Permit (SUP) must adhere to all the conditions of the North Richland Hills Code of
Ordinances,as amended,and the base zoning district of C-2(Commercial).The following regulations shall
be specific to this Special Use Permit. Where these regulations conflict with or overlap another
ordinance, easement, covenant, or deed restriction, the more stringent restriction shall prevail.
A. Permitted land uses. A special use permit is authorized for a contractor's office with shop and garage
on the property.
B. Site development standards. Development of the property shall comply with the development
standards of the C-2 (Commercial) zoning district and the standards described below.
1. The site improvements must be constructed as shown on the site plan attached as Exhibit T."
2. New or replacement exterior wall pack and light fixtures on the building and site must comply
with the standards contained in Section 118-728 (Outdoor lighting) of the zoning ordinance.
3. An eight-foot tall fence must be constructed on the west property line where the site abuts
residential property. The fence must be a pre-stained board-on-board cedar fence with top cap
and side trim; metal posts, brackets, and caps.
4. The existing chain link fence and driveway gate on Commercial Drive must be replaced with a
cedar fence and gate. The fence must be a pre-stained board-on-board cedar fence with top cap
and side trim; metal posts, brackets,and caps.The gate may be required to include automatic and
manual access systems for emergency services access as required by the Fire Marshal.
5. The existing chain link fence on the north side of the building must be removed.
6. Outdoor storage is prohibited on the west side of property between the building and adjacent
residential property.
C. Expiration.The special use permit will expire three(3)years from the effective date of this ordinance.
If the contractor's office with shop and garage is still in operation at the time of expiration, the
business shall be considered a legal non-conforming use and may continue operation subject to the
standards described in Section 118-153 of the zoning ordinance.
D. Amendments to Approved Special Use Permits. An amendment or revision to the special use permit
will be processed in the same manner as the original approval.The application for an amendment or
revision must include all land described in the original ordinance that approved the special use permit.
The city manager or designee may approve minor amendments or revisions to the standards provided
the amendment or revisions does not significantly:
1. Alter the basic relationship of the proposed uses to adjacent uses;
2. Change the uses approved;
3. Increase approved densities, height, site coverage, or floor areas;
4. Decrease on-site parking requirements;
5. Reduce minimum yards or setbacks; or
6. Change traffic patterns.
NORTH KI HLAND HILLS
PLANNING AND ZONING COMMISSION
MEMORANDUM
FROM: Planning & Zoning Department DATE: September 18, 2025
SUBJECT: ZC25-0143 Public hearing and consideration of a request from MKG
Homes for a special use permit for a permanent accessory building
at 6809 Little Ranch Road, being 1.836 acres described as Lot 7,
Block 1, Morgan Meadows.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY:
On behalf of the Marus Wilson Flagg Trust (owner), MKG Homes, Inc. is requesting a
special use permit for a permanent accessory building on 1.836 acres at 6809 Little Ranch
Road.
GENERAL DESCRIPTION:
The property under consideration is a 1.836-acre lot located on the west side of Little
Ranch Road between North Forty Road and Hightower Drive. The property has 200 feet
of frontage on Little Ranch Road and is approximately 400 feet deep. The property is
developed with a single-family residence constructed in 1965 and an accessory building.
The owner intends to construct a 2,400-square-foot permanent accessory building on the
lot. This type of building is permitted by right on the property. However, the building
exceeds the maximum allowed size and other standards required by the zoning
ordinance. As a result, the owner is requesting a special use permit for the building to
address proposed modifications to these standards. A description of the request is
attached, as well as a plot plan and building plans for the proposed structure.
Permanent accessory building
The building is intended to be used as a detached garage. The building would be located
near the southwest corner of the lot and replace the existing accessory building on the
property. The building is 2,400 square feet in size, measuring 40 feet in width and 60 feet
in depth. It is approximately 20 feet tall, with a wall height of 16 feet and 2.12 roof pitch.
The exterior walls and roof are finished with metal siding. The plot plan and conceptual
elevations of the building are shown below.
Additionally, the zoning ordinance provides that permanent accessory buildings may not
exceed the square footage of the primary residence. According to Tarrant Appraisal
District records, the size of the existing house is 1,654 square feet. The proposed building
exceeds the size of the primary residence by 746 square feet. However, the owner has
indicated the intent to construct a larger new house on the property in the future.
IWIL 1W 1�
NORTH KICHLAND HILLS
II
PROPOSED
DETACHED
GARAGE
177t4-
PLOT PLAN
CONCEPTUAL ELEVATION CONCEPTUAL ELEVATION
..S ection 1.1.8-7.18(c) of the zoning ordinance establishes the requirements and standards
..........................................................................................
for permanent accessory buildings and structures. For lots greater than 40,000 square
feet in area, the zoning ordinance allows for consideration of a special use permit for
varying from specific development standards. The applicant is requesting modifications
to the design standards described in the table below.
Maximum floor area o 2,400 square feet(3.0%of lot area)
0 2,000 square feet(2.5%of lot area) o Exceeds size of primary residence by 746 square
0 May not exceed size of primary residence feet
Maximum wall height o 16 feet wall height
0 12 feet(buildings over 500 SF)
Roof pitch o 2:12 on each side of the ridge
0 4:12 on each side of the ridge
NORTH I* I HLAND HILLS
VISION2030 COMPREHENSIVE PLAN: This area is designated on the Vision203O Land
Use Plan as Residential Estate. This designation promotes neighborhoods defined by
larger single-family lots and homes at a density of less than two (2) units per acre. These
neighborhoods are characterized by large lots, rural street design, estate-style fencing,
barns, and livestock. These properties address a specific market niche and add to the
diverse mix of housing and lot options for the community.
CURRENT ZONING: The property is zoned RE-1 (Residential Estate). This district is
intended to provide areas for very low density development of single-family detached
dwelling units that are constructed at an approximate density of one unit per acre in a
quasi-rural setting. The district is specifically planned to allow for the keeping of livestock
in a residential setting.
SURROUNDING ZONING ( LAND USE:
NORTH RE-1 (Residential Estate) Residential Estate Single-family residences
AG(Agricultural) Drainage channel
WEST R-2 (Single-Family Low Density Residential
Single-family residences
Residential)
SOUTH RE-1 (Residential Estate) Residential Estate Single-family residences
EAST RE-1 (Residential Estate) Residential Estate Single-family residences
PLAT STATUS: The property is platted as Lot 7, Block 1, Morgan Meadows Addition.
CITY COUNCIL: The City Council will consider this request at the October 13, 2025,
meeting following a recommendation by the Planning and Zoning Commission.
DRC RECOMMENDATION. Modifications to design standards for permanent accessory
buildings are subject to approval of a special use permit or other zoning action.
The DRC recommendation for approval of the special use permit for the permanent
accessory building is based on previous approvals of buildings in similar contexts.
RECOMMENDATION:
Approve ZC25-0143.
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" RH PUBLIC HEARING NOTICE
NORTH RICHLAI`D HILLS CASE: ZC25-0143
«OWNER»
«MAILING ADDRESS»
«CITY STATE»«ZIP»
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a special use permit as shown on the attached map.
APPLICANT MKG Homes
LOCATION 6809 Little Ranch Road
REQUEST Public hearing and consideration of a request from MKG Homes for a special use
permit for a permanent accessory building at 6809 Little Ranch Road, being 1.836
acres described as Lot 7, Block 1, Morgan Meadows.
DESCRIPTION Request for a special use permit for a detached permanent accessory building.
The proposed metal building is 2,400 square feet in size to be used as a detached
garage.
PUBLIC HEARING DATES Planning and Zoning Commission
7:00 PM Thursday, September 18, 2025
City Council
7:00 PM Monday, October 13, 2025
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 bythe 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 14301 City Point Drive- NRH,TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
FOR MORE INFORMATION,VISIT NRHTX.COM/MAP
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817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
NOTIFIED PROPERTY OWNERS
ZC25-0143
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BROOKS,TONY D 6816 LITTLE RANCH RD NORTH RICHLAND HILLS TX 76182
CHAMBERS,GARY PO BOX 164072 FORT WORTH,TX 76161
COWAN,CLIFTON 7128 FOUR SIXES RANCH RD NORTH RICHLAND HILLS TX 76182
DARGON UNGAR FAMILYTRUST 6864 WAGGONER RANCH RD NORTH RICHLAND HILLS TX 76182
DAVIS,MARIA 6824 SOUTHFORK DR NORTH RICHLAND HILLS TX 76182
FINCHER,DOYLE K 6733 LITTLE RANCH RD NORTH RICHLAND HILLS TX 76182
GARCIA,RENE 7129 FLYING H RANCH RD NORTH RICHLAND HILLS TX 76182
GRAHAM RANCH HOMEOWNERS ASSOC 1900 COUNTRY CLUB DR#120 MANSFIELDTX 76063
GRAVES,DIANAK 6801 LITTLE RANCH RD NORTH RICHLAND HILLS TX 76182
MARUS WILSON FLAGGTRUST 1800 BEAM DR SOUTHLAKETX 76092
PAPATHOPOULOS,KATHY 6860 WAGGONER RANCH RD NORTH RICHLAND HILLS TX 76182
BABEL,MARIEA 6800 LITTLE RANCH RD NORTH RICHLAND HILLS TX 76182
REED,LARY D 6805 LITTLE RANCH RD NORTH RICHLAND HILLS TX 76182
RICHARDS,DENNY 7133 FLYING H RANCH RD NORTH RICHLAND HILLS TX 76182
SHAW,JAS M 6901 LITTLE RANCH RD NORTH RICHLAND HILLS TX 76182
SKOMER,DOUGLAS 6820 SOUTHFORK DR NORTH RICHLAND HILLS TX 76182
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Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 1 of 1
Special Use Permit Case ZC25-0143
Lot 7, Block 1, Morgan Meadows Addition
6809 Little Ranch Road, North Richland Hills,Texas
This Special Use Permit (SUP) must adhere to all the conditions of the North Richland Hills Code
of Ordinances, as amended, and the base zoning district of RE-1 (Residential Estate). The
following regulations are specific to this Special Use Permit. Where these regulations conflict
with or overlap another ordinance, easement, covenant or deed restriction, the more stringent
restriction prevails.
A. Permitted use. A special use permit is authorized for one (1) permanent accessory building
on the property.
B. Permanent accessory building. The permanent accessory building must comply with Section
118-718(c) of the zoning ordinance and the standards described below.
1. The site improvements must be constructed as shown on the site plan attached as
Exhibit "C."
2. The accessory building must not exceed two thousand five hundred (2,500) square
feet in floor area. The accessory building may exceed the square footage of the
primary residence, subject to the maximum floor area required by this section.
3. The overall height of the building must not exceed twenty (20) feet.
4. The height of the walls of the building must not exceed sixteen (16) feet.
5. The minimum roof pitch must be at least 2:12 on each side of the ridge.
C. Amendments to Approved Special Use Permits. An amendment or revision to the special use
permit will be processed in the same manner as the original approval. The application for an
amendment or revision must include all land described in the original ordinance that
approved the special use permit.