The URL can be used to link to this page

Home My WebLink AboutPZ 2026-01-15 Agendas t4RH CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, JANUARY 15, 2026 WORK SESSION: 6:00 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. A.3. Update regarding permitting process operational efficiency audit. A.4. Discussion regarding possible revisions to accessory structure regulations. 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 December 11, 2025, Planning and Zoning Commission meeting. C. PUBLIC HEARINGS Thursday, January 15, 2026 Planning and Zoning Commission Agenda Page 1 of 2 C.1 ZC25-0153 Public hearing and consideration of a request from Michael Maddock for zoning change from RE-1 (Residential Estate) to R-2 (Single-Family Residential) at 7609 North Forty Road, being 1.22 acres described as Lot 4R, Block 4, McComas Subdivision. C.2 TR25-07, Public hearing and consideration regarding possible updates to Chapter 118 related to implementing maximum lot coverage requirements in lieu of rear-yard open space requirements. (Continued from December 11, 2025) 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, January 9, 2026, 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, January 15, 2026 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: January 15, 2026 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: January 15, 2026 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: January 15, 2026 SUBJECT: Update regarding permitting process operational efficiency audit. PRESENTER: Cori Reaume, Director of Planning GENERAL DESCRIPTION: At the request of the City Council, the Fiscal Year 2025 adopted budget included funding to conduct a third-party efficiency audit of the city's permitting process. The City Council awarded the professional services agreement for this audit to Matrix Consulting Group, LTD (Matrix) in April of 2025. The "permitting process" not only included traditional building permits, but also a review of the applications and processes of the other development services areas such as planning or engineering. Matrix has now completed its comprehensive review and provided the final report to the City Council in November. In this work session, staff will provide a general overview of the key findings and recommendations, and share updates related to ongoing progress as it relates to the Commission. NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: January 15, 2026 SUBJECT: Discussion regarding possible revisions to accessory structure regulations PRESENTER: Cori Reaume, Director of Planning GENERAL DESCRIPTION: In an effort to refine the City's Code of Ordinances in the spirit of clarity and efficiency, the next section of the code under review is accessory structures. The regulations applicable to accessory structures are generally located in , 2t..i n _1_1_ .- 18.. of the City's Code of Ordinances. The code does include provisions by which an individual property may gain approval (through a Special Use Permit) for deviations from the accessory structure regulations, often for things such as maximum size, maximum wall height, and/or roof pitch. Staff will provide a summary of the recent SUP history and discuss some possible areas for modifications. This work session discussion will be to share a general idea of the topic and to receive feedback from the Commission prior to developing any draft modifications for consideration at a later date and public hearing. NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: January 15, 2026 SUBJECT: Approve Minutes of the December 11, 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 the minutes of the December 11, 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 DECEMBER 11, 2025 Special Meeting WORK SESSION: 6:00 PM A. CALL TO ORDER The Planning and Zoning Commission of the City of North Richland Hills, Texas met in work session on the 11th day of December 2025, at 6.00 p.m. in the City Council Work Room prior to the 7.00 p.m. special Planning and Zoning Commission meeting. Present: Aaron Carpenter Vice Chair, Place 3 Justin Welborn Place 1 Amy McMahon Place 6 Kyle Pekurney Place 7 Mike Kerby Alternate A Absent: Greg Stamps Chair, Place 4 Paul Epperley Place 2 Jayashree Narayana Place 5 Jacob Whittaker Alternate B Staff Members: Cori Reaume Director of Planning Chad VanSteenberg Planner Lathan Tolbert Planning Technician Vice Chair Carpenter called the work session to order at 6.00 p.m. A.1 PLANNING DIRECTOR REPORT Director of Planning Cori Reaume presented the city announcements and summarized recent City Council actions. A.2 PRESENTATION BY STAFF ON ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. December 11, 2025 Planning and Zoning Commission Meeting Minutes Page 1 of 5 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. Vice Chair Carpenter adjourned the work session at 6.44 p.m. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER Vice Chair Carpenter called the meeting to order at 7.00 p.m. Present: Aaron Carpenter Vice Chair, Place 3 Justin Welborn Place 1 Amy McMahon Place 6 Kyle Pekurney Place 7 Mike Kerby Alternate A Absent: Greg Stamps Chair, Place 4 Paul Epperley Place 2 Jayashree Narayana Place 5 Jacob Whittaker Alternate B Staff Members: Cori Reaume Director of Planning Chad VanSteenberg Planner Lathan Tolbert Planning Technician Vice Chair Carpenter stated that since Chair Greg Stamps, Commissioner Jay Narayana, Commissioner Paul Epperley, and Alternate Jacob Whittaker were absent, Alternate Mike Kerby would be a voting member of the Commission at this meeting. A.1 PLEDGE Commissioner Welborn led the Pledge of Allegiance to the United States and Texas flags. December 11, 2025 Planning and Zoning Commission Meeting Minutes Page 2 of 5 A.2 PUBLIC COMMENTS There were no requests to speak from the public B. MINUTES B.1 APPROVE MINUTES OF THE NOVEMBER 6, 2025, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER WELBORN, SECONDED BY COMMISSIONER, ALTERNATE A KERBY TO APPROVE MINUTES OF THE NOVEMBER 6, 2025, PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 5-0. C. PUBLIC HEARINGS CA ZC25-0152 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM BLANCHEDIM LLC FOR A SPECIAL USE PERMIT FOR AN EVENT CENTER AT 7620 NE LOOP 820, BEING 12.98 ACRES DESCRIBED AS LOT 5, BLOCK 1, NORTH HILLS VILLAGE. APPROVED Vice Chair Carpenter introduced the item, opened the public hearing, and called for Planning Director Cori Reaume to present the request. Ms. Reaume presented the request. Vice Chair Carpenter called for the applicant to present the request. Franck Mukengeshayi, 8316 Comanche Springs Drive, Fort Worth, Texas, presented the request. Vice Chair Carpenter and the applicant discussed other locations where the business operates. Vice Chair Carpenter called for Ms. Reaume to present the staff report. Ms. Reaume presented the staff report. Ms. Reaume and Commissioner McMahon discussed business hours of other tenants December 11, 2025 Planning and Zoning Commission Meeting Minutes Page 3 of 5 in the shopping center in regard to parking. Vice Chair Carpenter called for anyone wishing to speak for or against the request to come forward. There being no one wishing to speak, Vice Chair Carpenter closed the public hearing. A MOTION WAS MADE BY ALTERNATE KERBY, SECONDED BY COMMISSIONER PEKURNEY TO APPROVE ZC25-0152. MOTION TO APPROVE CARRIED 5-0. C.2 TR25-07, PUBLIC HEARING AND CONSIDERATION REGARDING POSSIBLE UPDATES TO CHAPTER 118 RELATED TO IMPLEMENTING MAXIMUM LOT COVERAGE REQUIREMENTS IN LIEU OF REAR-YARD OPEN SPACE REQUIREMENTS. CONTINUED Vice Chair Carpenter introduced the item, opened the public hearing, and called for Planning Director Cori Reaume to present the request. Ms. Reaume presented the request. Commissioner McMahon and Ms. Reaume discussed scenarios where certain open spaces could be credited toward the rear yard open space calculation. Commissioner Pekurney and Ms. Reaume discussed how rear yard open space might affect future updates to accessory structure standards. Vice Chair Carpenter and Ms. Reaume discussed the difference between the rear yard open space and maximum lot coverage approaches. Commissioner Welborn, Vice Chair Carpenter, and Ms. Reaume discussed the flexibility allowed by the rear yard open space hybrid approach being proposed. Chair Carpenter called for anyone wishing to speak for or against the request to come forward. There being no one else wishing to speak, Vice Chair Carpenter stated the public hearing would remain open until the next meeting on January 15, 2026. A MOTION WAS MADE BY COMMISSIONER WELBORN, SECONDED BY COMMISSIONER MCMAHON, TO CONTINUE THE PUBLIC HEARING FOR TR25-07 TO THE JANUARY 15, 2026, MEETING. MOTION TO APPROVE CARRIED 5-0. December 11, 2025 Planning and Zoning Commission Meeting Minutes Page 4 of 5 D. PLANNING AND DEVELOPMENT EXECUTIVE SESSION E. ADJOURNMENT Vice Chair Carpenter adjourned the meeting at 7.32 p.m. Aaron Carpenter, Vice Chair Attest: Justin Welborn, Place 1 December 11, 2025 Planning and Zoning Commission Meeting Minutes Page 5 of 5 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: January 15, 2026 SUBJECT: ZC25-0153 Public hearing and consideration of a request from Michael Maddock for zoning change from RE-1 (Residential Estate) to R-2 (Single-Family Residential) at 7609 North Forty Road, being 1.22 acres described as Lot 4R, Block 4, McComas Subdivision. PRESENTER: Clayton Husband, Principal Planner SUMMARY: Michael and Michelle Maddock are requesting a zoning change from RE-1 (Residential Estate) to R-2 (Single-Family Residential) on 1.22 acres located at 7609 North Forty Road. GENERAL DESCRIPTION: The property under consideration is a 1.22-acre tract located on the north side of North Forty Road between Bartay Drive and Mabell Street. The property also has frontage and driveway access on Buck Street. The site is developed with a single-family residence and detached accessory building. The applicant is requesting a zoning change to R-2 (Single- Family Residential) with the intent to subdivide the property into two lots for the construction of a new residence. The character of the area is low-density single-family residential. Most properties are zoned R-2 (Single-Family Residential), with estate-size lots zoned RE-1 (Residential Estate) west of the neighborhood. The property is in an area designated on the Vision203O Land Use Plan as Low Density Residential. In May 2011, City Council approved a zoning change for the property from R-2 (Single- Family Residential) to R-1-S (Special Single-Family); the RE-1 (Residential Estate) district replaced the R-1-S (Special Single-Family) in 2023. At the same time a replat of the property was approved to create a single 1.22-acre lot. This is the property's current zoning and configuration. These approvals were requested at the time to allow for construction of the detached accessory building, which were necessary under the standards in place in 2011. The request under consideration would allow for the property to revert to its previous condition of two residential lots. 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 NORTH I* I HLAND HILLS 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 RE-1 (Residential Estate). This district was formerly named R-1-S (Special Single-Family) and is intended to provide areas for very low density development of single-family detached dwelling units which are constructed at an approximate density of one unit per acre in a quasi-rural setting. The RE-1 district is specifically planned to allow for the keeping of livestock in a residential setting. 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: MMENEEMEM dI . I d R-2 (Single-Family Residential) NORTH Low-Density Residential Single-family residences AG(Agricultural) WEST R-2 (Single-Family Residential) Low-Density Residential Single-family residences SOUTH R-2 (Single-Family Residential) Low-Density Residential Single-family residences EAST R-2 (Single-Family Residential) Low-Density Residential Single-family residences PLAT STATUS: The property is platted as Lot 4R, Block 4, McComas Subdivision. The owner has indicated the intent to subdivide the property into two lots. If the zoning is approved, that plat would qualify for administrative approval by the Development Review Committee. CITY COUNCIL: The City Council will consider this request at the February 9, 2026, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve ZC25-0153. a� a� LL o p O Z ...... .. . .... m H . . O U o .......... ...... ......,. . llIM3H ... . . O 0 M ... ..,...,�.................... ....,........ LL , ,,,, , , , ......... O LO rA ,....,_....,s sd�mLO 0 Z 8bw Q m m . w ' . Y . Z , Q w ....... Avlava . . . . . . . . O........... x ..................... ...................... O z N > N C N� C i T i ... ..., O N > Q Q O = O N O � O O C E O N N O O MO aV3 W s - U � O Q � 6 9 O O E N O ~ N 00 Q a Q N N � J 4 p lll; 4 LL O n • 0� O LO LO I J WYrrvrw s t Q LO O 6 I 7 I r � Fl IV ! 7 u I w , Jl C T C N N O= a O a 4 �(6 0 N � N O nr( � o Q r; a o 0 o m r 'g� 0 o ~ a�o a a a m V w � — � J 4 y Q o IqRH PUBLIC HEARING NOTICE NO&TH KICHLAND HILLS CASE: ZC25-0153 «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 zoning change as shown on the attached map. APPLICANT Michael Maddock LOCATION 7609 North Forty Road REQUEST Public hearing and consideration of a request from Michael Maddock for zoning change from RE-1 (Residential Estate) to R-2 (Single-Family Residential) use permit 7609 North Forty Road, being 1.22 acres described as Lot 4R, Block 4, McComas Subdivision. DESCRIPTION Proposed zoning change for the future subdivision of the property into two single-family residential lots for the purpose of constructing a new house on the property. In 2011,the property consisted of two lots and was combined into a single lot,with frontage on North Forty Road and Buck Street. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, January 15, 2026 City Council 7:00 PM Monday, February 9, 2026 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&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 FRANKE B BUCK 0 uj NORTH FORTY = CORTLAND cr ca th L) D BLYTHE l 4,� lo-11 �1,IT "M N -----L Feet 11pal.11 I I 1 11 b,1111tabil,11, ll�& l 1�P 01'11 11 1:I R""I 'J,,,-,Ya ly T i,�. '418fi-. .,, )I P,N)Iq id—, NAD 83 NAD aS N /,UC12,112i-41JOU 2 %2,14�4.15�50 IL''T E 2,3E2,121,2381 NWfV66"h 2fl,40' Al i 3-0-9 L.04r.—1—N V L 2, BLOCK C, P'L & A10A PIJIaTUIN (IF 13[JICK A, s,14 f-'s HE S T A T 17',, ,I'll CIA MOVT �dl 7T CIMILF%F.Fru.w,P REPR, _L11.-7� llnU M C010MI, 1U;Gk'A % En 31 f"ICX A 'Ji uf,7�iw- ;jr!"3 SWMW 16 Trull FASM'T CYGT. I T— BLOC IK 4 n,-4 R�, mo ns-0 11,2 ""F,m, I IT' TRACT 3 2 Ar I 2t,' ULD(3. LNG. ........... mur IN R,III I URFv R 0 A D LJ Planning&Zoning Department 14301 City Point Drive- NRH TX 76180 817-427-6300 1 www.nrhtx.com I pLanning@nrhtx.com NOTIFIED PROPERTY OWNERS ZC25-0152 w ®r ^ COLLINS,PETER 6737 MABELLST NORTH RICHLAND HILLS TX 76182 DINH T HUYNH REVOCABLE TRUST 7513 BUCKST NORTH RICHLAND HILLS TX 76182 EARLS,JOHNNY 7601 NORTH FORTY RD NORTH RICHLAND HILLS TX 76182 FAUSAK,ANDREW 7540 BUCK ST NORTH RICHLAND HILLS TX 76182 FERKEL,MATTHEW 6736 BARTAY DR NORTH RICHLAND HILLS TX 76182 FINCHER,ANGELA 7517 BUCK ST NORTH RICHLAND HILLS TX 76182 FLOWERS,RODNEY 6733 MABELLST NORTH RICHLAND HILLS TX 76182 MADDOCK,MICHELLE 7225 PLUMWOOD DR NORTH RICHLAND HILLS TX 76182 MILLER,ALTON R 1509 TREEHOUSE LN S KELLER TX 76262 NORRIS,DAVID B 6733 BARTAY DR NORTH RICHLAND HILLS TX 76182 SANCHEZ,GENIA 8301 WAGLEY ROBERTSON RD FORT WORTH TX 76131 SANDERS,RYAN 6728 MEADOW RD NORTH RICHLAND HILLS TX 76182 SHAVER,GUY M 6732 MEADOW RD NORTH RICHLAND HILLS TX 76182 SHAVER,GUY M 6732 MEADOW RD NORTH RICHLAND HILLS TX 76182 SMITH,MICHAEL 7621 NORTH FORTY RD NORTH RICHLAND HILLS TX 76182 SONES,STEPHEN 7613 NORTH FORTY RD NORTH RICHLAND HILLS TX 76182 STEVENS,CHELSEA 7529 BUCKST NORTH RICHLAND HILLS TX 76182 WELCOME HOME HOLDINGS LLC 3600 ROBERTS CUT OFF RD FORT WORTH TX 76114 WILLIS,ALLEN 7613 BUCK ST NORTH RICHLAND HILLS TX 76182 WILLIS,RACHELJ 7613 BUCKST NORTH RICHLAND HILLS TX 76182 WILSON,PETER M 1405 MELODY LN KELLER TX 76262 WOODALL,DONALD 6732 BARTAY DR NORTH RICHLAND HILLS TX 76182 ZIMMERMAN,DAVID 7521 BUCKST NORTH RICHLAND HILLS TX 76182 00 G) 00 .. . . .. . . .. . . .. . . . . . ... . . . . . . 't LO m G)C4 LL 0 CN ............... ............... ............... (Y) I- 1- 00 ..........................................................................................................................C,4,, CN .�.�\ � �............... ............a............... C4 C'4 C4 ............... ............... ............... 1138VW 00 .........................N .................... ............. 00 LO (D (D m 00 . \ . . ......................... .......... LO .......... 00 N LO Ad�d8 LO ............... LO m m LO \ � � � � � � . ............... LO . .. . . . .. . . . . . ... . . . . . . LO LO .......... % 3 E LO 0 0 ................................................ G) 0 m C4 00 LO C4 LO m o o bz 2 �z 0 LO 0 LO ............... ............... C'4 0 2 + LO E ............... m 0 C4 0 00 (D 00 LU 00 C4 00 0 > 0 r w n u "Mil F ........... • m y G f G j 1W -WAA3H ' _ SHofll ff n. II t h%OOV3W zoo-oroz oN Y�aroaa aaaNl`JNa JNIY7f1SNOJ HYO��H3H YSaNa3 I pH�4S• [� s w a o ma" T hP to a o - o ub € p s a a w �a yousT to mra a a cc,,, F W �O � rc a Imp_ ... a i U m lip a a " a T n "am m e� . 0> �s�� ",.� a i i a o � � maiaHliWs o S Mai;idva � fill,}u r va T - zLL AV(lIIOH _ ux E o� a - u s � n o g m I m S�Pze9aeae<o.s ,��.s�Rx 2s-p ,ze3, G Iry¢I � Na w m - - , ��Om o) <_ ow m p W 0 0 v� ro u v vi o o z p pip y Y ¢ yII i m —Al og Eli a , 3 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: January 15, 2026 SUBJECT: TR25-07, Public hearing and consideration regarding possible updates to Chapter 118 related to implementing maximum lot coverage requirements in lieu of rear-yard open space requirements (Continued from December 11, 2026) PRESENTER: Cori Reaume, Director of Planning GENERAL DESCRIPTION: In an effort to continue refining the City's Code of Ordinances in the spirit of clarity and efficiency, this ordinance update is being proposed by staff for consideration. The definition for rear yard open space from the city's zoning ordinance is listed below: g,2L Y. �„g2en space means an area reserved as an open space in the rear portion of a yard which extends from one side property line to another side property line and abutting the rear property line. The rear yard open space shall not protrude beyond the two most extreme corners of the main structure and no part of a residential dwelling unit may be constructed so as to occupy any portion of the rear yard open space. As the City continues to build out remaining residential lots and the existing neighborhoods continue to mature/redevelop, there are some challenges that arise from operating within the existing definition and requirement (typically a 20% rear-yard open space requirement for typical single family districts). The original consideration for a proposed revision to this code stemmed from primarily existing residences looking to build additions and/or to attach previously-detached accessory structures to the primary structure. After beginning review and discussion of possible changes, additional concerns were heard from the residential builder/developer side that they occasionally have some difficulty ensuring the lot's open space is positioned in a way that meets the 20% rear- yard open space requirement. Based on this additional feedback, the alternatives below were presented for discussion and consideration by the Planning and Zoning Commission in December: • Replacement of rear yard open space with maximum lot coverage • Application of rear yard open space requirement only to new homes • Replacement of rear yard open space with broader "usable open space" NORTH RI HLAND HILLS • Hybrid approach — modification of rear yard requirement to allow for other "excess" open space in the front or side yard to credit a portion of the rear-yard open space. Following discussion with the commission and home builders, staff are prepared to recommend the hybrid approach listed above. To encourage flexibility in site design, Usable Excess Yard Area — defined as any open space within the front or side yards beyond the minimum required setbacks — may be credited against the required Rear Yard Open Space on an equivalent square footage basis. This credit shall not permit the reduction of the Rear Yard Open Space to an area smaller than ten percent (10%) of the total lot area. This allows the City to continue developing under regulations that have generally worked well for NRH while providing flexibility that may be needed as the City receives additional infill residential project submissions, and residents look to revise their aging properties. RECOMMENDATION: Approve TR25-07. TR25-07 - Draft ordinance changes: Modifying Section 118-1. "Definitions" to add: Usable excess yard area. Any open space within the front or side yards beyond the minimum required setbacks. Modifying Section 118-613. "Rear yard regulations" as shown: § 118-613Rear yard regulations. No building, structure or use shall hereafter be located, erected, or altered so as to have a smaller rear yard than hereafter required by this chapter, and no rear yard existing at the time of passage of this chapter shall be reduced below the minimum set forth in the primary district regulations contained in article IV of this chapter. Furthermore: Where a rear yard building line has been established by plat or ordinance and such line requires a rear yard setback greater or lesser than is prescribed by this chapter for the district in which the building line is located, the required rear yard shall comply with the building line established by such plat or ordinance. ,a The rear yard shall be measured from the rear property line to the nearest rear face of the building or attached accessory building. Rear yard depth shall be measured at right angles from the rear property line to the nearest face of the building. ,a Eaves and roof extensions may project into the required rear yard for a distance not to exceed 24 inches. The ordinary projection of window sills and cornices having no foundation may project into the required rear yard for a distance not to exceed 18 inches. 4 Every part of a required rear yard shall be open and unobstructed by any building except for accessory buildings as permitted herein. o encourage flexibility in site design, usable excess yard area may be credited against the required rear yard open space on an equivalent square footage basis° This credit shall not permit the reduction of the rear yard open space to an area smaller than ten percent (1 %) of the total lot area, nor should it be construed in any way to have the ability to reduce a required setback.