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HomeMy WebLinkAboutPZ 2026-02-05 Agendas t4RH CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, FEBRUARY 5, 2026 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. A.3. 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 January 15, 2026, Planning and Zoning Commission meeting. C. PUBLIC HEARINGS Thursday, February 5, 2026 Planning and Zoning Commission Agenda Page 1 of 2 C.1 TR25-05A, Ordinance No. **** Public hearing and consideration regarding city-initiated text amendments to Section 118-633 for the purpose of amending special land use regulation (31) (e) related to continuance of operation of short-term rentals and amending special land use regulation (31) (f) (1) related to discontinuance of operations of short-term rentals. 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 30, 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, February 5, 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: February 5, 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: February 5, 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: February 5, 2026 SUBJECT: Discussion regarding possible revisions to accessory structure regulations PRESENTER: Cori Reaume, Director of Planning GENERAL DESCRIPTION: At the January 15th Planning & Zoning Commission meeting, staff discussed the history of SUP applications related to accessory structures. This is a continuation of that topic. 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. As provided at the last meeting, the full review of SUP applications for accessory structures are provided below: Separate Second Carport for Elec. Dwelling Floor wall Bldg Exceeds Building Roof Driveway accessory Meter Number of Unit Area Height Height Rome Size Setback Pitch Material structure Allowed Buildings SUP 2021.03 X SUP 2021.07 X ZC22'-0043 X X X ZC21'-0005 X X ZC22-0044 X X X X ZC22 0045 X X ZC23-00174 X X X ZC24-0101 X X ZC24-0104 X X ZC24-0111 X X X ZC25-0130 X X X X ZC25-0143 X X X ZC25-0147 X X X X This agenda item is intended to be a continuation of this discussion, and conversation about possible revisions, primarily to address common requests related to floor area, wall height, and roof pitch. NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: February 5, 2026 SUBJECT: Approve Minutes of the January 15, 2026, 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 January 15, 2026, 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 JANUARY 15, 2026 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 15th day of January 2026, at 6.00 p.m. in the City Council Work Room prior to the 7.00 p.m. regular Planning and Zoning Commission meeting. Present: Aaron Carpenter Vice Chair, Place 3 Justin Welborn Place 1 Jayashree Narayana Place 5 Amy McMahon Place 6 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Greg Stamps Chair, Place 4 Paul Epperley Place 2 Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Vice Chair Carpenter called the work session to order at 6.01 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. Director of Planning Cori Reaume and Principal Planner Clayton Husband discussed January 15, 2026 Planning and Zoning Commission Meeting Minutes Page 1 of 5 items on the regular meeting agenda. A.3 UPDATE REGARDING PERMITTING PROCESS OPERATIONAL EFFICIENCY AUDIT. Director of Planning Cori Reaume presented a summary of the key findings and recommendations of the efficiency audit of the city's permitting processes. A.4 DISCUSSION REGARDING POSSIBLE REVISIONS TO ACCESSORY STRUCTURE REGULATIONS. Director of Planning Cori Reaume presented a summary of the regulations related to accessory structures, a summary of the recent special use permit approvals, and discussed possible areas for modifications of the standards for consideration at a later date. 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 7.00 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 7.05 p.m. Present: Aaron Carpenter Vice Chair, Place 3 Justin Welborn Place 1 Jayashree Narayana Place 5 Amy McMahon Place 6 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Greg Stamps Chair, Place 4 Paul Epperley Place 2 January 15, 2026 Planning and Zoning Commission Meeting Minutes Page 2 of 5 Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Vice Chair Carpenter stated that since Chair Greg Stamps and Commissioner Paul Epperley were absent, Alternates Mike Kerby and Jacob Whittaker would be voting members of the Commission at this meeting. 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 APPROVE MINUTES OF THE DECEMBER 11, 2025, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY ALTERNATE KERBY, SECONDED BY COMMISSIONER NARAYANA TO APPROVE THE MINUTES OF THE DECEMBER 11, 2025, PLANNING AND ZONING COMMISSION MEETING. MOTION CARRIED 7-0. A.1 PLEDGE Commissioner Welborn led the Pledge of Allegiance to the United States and Texas flags. C. PUBLIC HEARINGS C.1 ZC25-0153 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM MICHAEL MADDOCK FOR ZONING CHANGE FROM REA (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. APPROVED Vice Chair Carpenter introduced the item, opened the public hearing, and called for January 15, 2026 Planning and Zoning Commission Meeting Minutes Page 3 of 5 Principal Planner Clayton Husband to present the request. Mr. Husband presented the request. Vice Chair Carpenter called for the applicant to present the request. Michael and Michelle Maddock, 7225 Plumwood Drive, North Richland Hills, Texas, presented the request. Vice Chair Carpenter called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Vice Chair Carpenter and Mr. Husband discussed the zoning request and the proposed lot configuration. Commissioner Welborn and Mr. Husband discussed the R-2 zoning district lot standards. Vice 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 closed the public hearing. A MOTION WAS MADE BY COMMISSIONER MCMAHON, SECONDED BY ALTERNATE KERBY TO APPROVE ZC25-0153. MOTION TO APPROVE CARRIED 7-0. 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 FROM DECEMBER 11, 2025) APPROVED Vice Chair Carpenter introduced the item, opened the public hearing, and called for Planning Director Cori Reaume to introduce the request. Ms. Reaume introduced the request. Commissioner Narayana, Vice Chair Carpenter and Ms. Reaume discussed how the new yard calculation will be performed and how later projects will account for previous credits had not already been used. January 15, 2026 Planning and Zoning Commission Meeting Minutes Page 4 of 5 Vice 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 closed the public hearing. Commissioner Narayana proposed adding language to the ordinance for modifications. Alternate Whittaker, Vice Chair Carpenter, and Ms. Reaume discussed the current minimum rear yard requirement and the proposed requirement, as well as the benefits of the proposal. Vice Chair Carpenter and Ms. Reaume discussed how the credits would be used in various parts of the lot. Commissioner Welborn and Vice Chair Carpenter expressed their support for the proposed ordinance and the flexibility it offers. Commissioner Narayana expressed support for the amendment. A MOTION WAS MADE BY COMMISSIONER WELBORN, SECONDED BY ALTERNATE KERBY TO APPROVE TR25-07. MOTION TO APPROVE CARRIED 7-0. D. PLANNING AND DEVELOPMENT EXECUTIVE SESSION E. ADJOURNMENT Vice Chair Carpenter adjourned the meeting at 7.39 p.m. Aaron Carpenter, Vice Chair Attest: Jay Narayana, Secretary January 15, 2026 Planning and Zoning Commission Meeting Minutes Page 5 of 5 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning Department DATE: February 9, 2026 SUBJECT: TR25-05A, Ordinance No. ****, Public hearing and consideration regarding city-initiated text amendments to Section 118-633 for the purpose of amending special land use regulation (31) (e) related to continuance of operation of short-term rentals and amending special land use regulation (31) (f) (1) related to discontinuance of operations of short-term rentals. PRESENTER: Cori Reaume, Planning Director SUMMARY: The intent of this ordinance is to extend the continuation and discontinuation provisions adopted as part of the short term rental zoning regulations by modifying the date from January 31, 2026 to February 28, 2026. GENERAL DESCRIPTION: On October 13, 2025, the City Council adopted zoning regulations pertaining to short- term rentals by adoption of Ordinance No. 3922. This ordinance outlined not only the addition of the short-term rental use and corresponding zoning districts in which short- term rentals are permissible, but it also outlined specific guidelines by which any STRs in operation as of the adoption of that ordinance may be permitted to continue. Section 118-631 (31) (e) outlines that STRs in zoning districts which are not permitted under the adopted ordinances will be permitted to continue operating only if they comply with all listed requirements such as registering and paying hotel occupancy taxes or entering into a payment arrangement for all back taxes owed on or before January 31, 2026. This proposed ordinance would amend that date to February 28tn Similarly, Section 118-631 (31) (f) requires that any STR operator who does not comply with the aforementioned requirements must discontinue operations as of January 31, 2026. As part of the roll-out of the short term rental registration system and the new regulations, staff have been in contact with all short-term rental operators for which we had contact information. Unfortunately, there are many STRs across the city for which we did not have the properties identified or any contact information for owners. The third-party registration system implemented by the City in recent months (Deckard Rentalscape) has identified all STRs that have been operational within the city, as identified on various online listing NORTH RI HLAND HILLS sites, and includes an initial mail notice to these properties as part of the initial implementation. We anticipated that mailing being sent at an earlier time, which would have allowed operators to register by the January 31St deadline. Unfortunately, there were some delays in the implementation, so the notice was not sent as timely as we would have preferred for owners to meet the January deadline . At this time, owners have been notified, but staff are requesting an adjustment to February 28t" to allow for the remaining operators to register in our system and pay any hotel occupancy tax owed. At the January 27t" City Council meeting, the City Council approved an amendment to the Chapter 18 STIR regulations to account for this date change, but as Chapter 118 is governed by state public hearing requirements, this change has followed slightly behind to allow for the requisite public notice and hearing here with the Planning & Zoning Commission. CITY COUNCIL: This item is scheduled to be considered at the February 9, 2026 City Council meeting. RECOMMENDATION: Approve TR25-05A. ORDINANCE NO. ***8 ZONING CASE TR25-05A AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF NORTH RICHLAND HILLS BY AMENDING SECTION 118-633, "LEGEND FOR SECTION 118-631, SPECIAL LAND USE REGULATIONS" OF CHAPTER 118, "ZONING," OF THE CODE OF ORDINANCES, CITY OF NORTH RICHLAND HILLS, TEXAS, TO AMEND SPECIAL LAND USE REGULATIONS FOR SHORT TERM RENTALS RELATED TO CONTINUANCE AND DISCONTINUANCE OF OPERATIONS; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING FOR SEVERABILITY; ESTABLISHING A PENALTY; PROVIDING FOR SAVINGS; PROVIDING FOR PUBLICATION; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City of North Richland Hills, Texas is a home-rule municipality located in Tarrant County, Texas acting under its charter adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Local Government Code; and WHEREAS, the Zoning Ordinance of the City of North Richland Hills regulates and restricts the location and use of buildings, structures, and land for trade, industry, residence, and other purposes, and provides for the establishment of zoning districts of such number, shape, and area as may be best suited to carry out these regulations; and WHEREAS, the Zoning Ordinance of the City of North Richland Hills does not authorize or provide for the operation of short-term rentals within the City, yet such uses have nonetheless operated without approval in single-family residential districts; and WHEREAS, in an effort to understand the impact of short-term rentals operating within the City, the City has collected extensive community input through an electronic survey, physical surveys distributed at a dedicated town hall meeting, comments made during such town hall meetings, email communications submitted, and comments made during public hearings specifically regarding short-term rentals and the regulation of same; and WHEREAS, the City also obtained input and comments from the operators of short-term rentals through the same methods mentioned for community input, as well as through two meetings held specifically for operators to attend and provide feedback and input on short-term rentals and the regulation of same; and Ordinance No. **** Page 1 of 7 WHEREAS, residents have reported adverse impacts from increased traffic, reckless driving, on-street parking congestion, loud noise, and public nuisances associated with short-term rental activity; and WHEREAS, short-term rentals have, in certain instances, been the source of large gatherings, parties, and events incompatible with the residential character of single-family districts; and WHEREAS, the operation of unauthorized short-term rentals in single-family neighborhoods has generated complaints regarding excessive noise, late- night disturbances, and the disruption of residential quiet enjoyment; and WHEREAS, many residents stated that they did not anticipate transient lodging operations when they purchased their homes, and view such uses as incompatible with their expectations of neighborhood stability and residential character; and WHEREAS, the frequent turnover of short-term rental occupants undermines long-term neighbor-to-neighbor relationships and erodes the fabric of the community by reducing communication, familiarity, and trust among residents; and WHEREAS, neighborhoods have expressed concern that the continual turnover of transient occupants diminishes the sense of safety, predictability, and accountability that is characteristic of stable residential communities; and WHEREAS, mapping and analysis of the input from residents demonstrates that the negative impacts associated with short-term rentals are widespread and concentrated in single-family neighborhoods across the City; and WHEREAS, the City has reviewed data and information from other cities' experiences with short-term rentals and used this data and information to develop a regulatory structure; and WHEREAS, further the American Planning Association has acknowledged that there are many reasons for regulating short-term rentals, including the potential for the transformation of peaceful residential communities into "communities of transients" where people are less interested in investing in one another's lives, the potential for knowing or unknowing violation of local rules resulting in public safety risks, noise issues, trash problems and parking problems, the so-called "party house" issues, less availability of affordable housing options and higher rents, negative impact on local service jobs, lost tax revenue, and to alleviate tension between operators and neighbors; and WHEREAS, the City Council is also aware of many articles, stories, and examples related to the public perception of the negative impacts of short-term rentals; and Ordinance No. **** Page 2 of 7 WHEREAS, the City also obtained and reviewed a study published July 14, 2021, that found that a higher presence of Airbnb listings predicted higher levels of violent crime, a correlation between higher presence of Airbnb and increased violent crime the following year, a correlation between higher presence of Airbnb and increased violent crime over a two-year period (Ke L, T. O'Brien D, Heydari B (2021) Airbnb and neighborhood crime: The incursion of tourists or the erosion of local social dynamics?)- and WHEREAS, the purpose of the Zoning Ordinances of the City of North Richland Hills is to promote the public health, safety, morals, and general welfare in accordance with a comprehensive plan; and WHEREAS, zoning regulations are established with reasonable consideration for the character of each district and its suitability for particular land uses, with a view toward conserving property values and encouraging the most appropriate use of land; and WHEREAS, the proliferation of short-term rentals in single-family neighborhoods threatens these purposes by introducing uses inconsistent with the character and intended stability of such districts; and WHEREAS, zoning regulations are further intended to lessen congestion in the streets, provide safety from fire, panic, and other dangers, ensure adequate light and air, prevent overcrowding of land, avoid undue concentration of population, and provide for adequate transportation, water, sewerage, schools, parks, and other public requirements; and WHEREAS, unregulated short-term rental activity contributes to congestion, on-street parking conflicts, and increased demand on public services, thereby frustrating these zoning objectives; and WHEREAS, enforcement of land use regulations in single-family districts presents unique challenges when properties are used for transient lodging, requiring additional municipal resources to address violations; and WHEREAS, short-term rentals may contribute to the reduction of housing available for long-term occupancy, thereby impacting the balance of residential supply and demand and the affordability of housing within the City; and WHEREAS, the City Council finds that short-term rentals are more appropriately located in commercial districts where hotels and similar transient lodging facilities are permitted by right; and Ordinance No. **** Page 3 of 7 WHEREAS, short-term rentals may also be accommodated within multi-family zoning districts, where density, design, and shared facilities render the use more compatible with its surroundings; and WHEREAS, short-term rentals may additionally be appropriate in certain mixed-use or transit-oriented development districts, where a planned integration of residential, commercial, and lodging uses is anticipated; and WHEREAS, the use of single-family residences by individuals for short periods of time may negatively impact the residential character of many neighborhoods by reducing communication and accountability between permanent residents by partially substituting permanent residents with transient visitors; and WHEREAS, the regulation of the use and operation of such short-term rental property is intended to prevent the further erosion of pre-existing and stable single- family neighborhoods, and further advance the City Council's goal of creating exceptional quality of life for the community; and WHEREAS, the rise of substitute land uses for residential property contributes to the shortage of affordable housing, both ownership and long-term rental; and WHEREAS, restricting short-term rentals to such districts ensures that the use occurs only where impacts are consistent with surrounding land uses, infrastructure capacity, and the City's adopted comprehensive plan; and WHEREAS, by limiting short-term rentals to districts specifically suited for such use, the City preserves the stability, safety, and quality of life in single-family residential neighborhoods; and WHEREAS, the City Council finds that regulation of short-term rentals is necessary to protect the health, safety, and welfare of residents, preserve the integrity of residential communities, preserve the availability of traditional residential long-term housing supply, and implement the purposes of the zoning ordinance; and WHEREAS, the City Council finds that regulation of short-term rentals is necessary to safeguard the life, safety, welfare, and property of short-term rental occupants, neighborhoods, and the general public; and WHEREAS, the City Council finds that regulation of short-term rentals is necessary to minimize the adverse impacts resulting from increased transient rental uses in neighborhoods that were planned, approved, and constructed for single- family residences; and Ordinance No. **** Page 4 of 7 WHEREAS, based upon the review of community feedback, data analysis, zoning principles, and the recommendations of the Planning and Zoning Commission, the City Council concludes that adoption of this Ordinance is in the best interest of the City and its citizens; and WHEREAS, the City Council concludes that the adoption of this Ordinance is in the best interest of maintaining the stability, quiet, and repose of lower-density residential districts for single-family owners; and WHEREAS, the Planning and Zoning Commission of the City of North Richland Hills, Texas held a public hearing on February 5, 2026, and the City Council of the City of North Richland Hills, Texas, held a public hearing on February 9, 2026, and WHEREAS, the City has complied with all requirements of Chapter 211 of the Local Government Code, the Zoning Ordinance of the City of North Richland Hills, and all other laws dealing with notice, publication, and procedural requirements for amending the Zoning Ordinance; and WHEREAS, the City Council has determined that the proposed ordinance amendment promotes the health, safety, morals, and the general welfare within the City of North Richland Hills and is in the best interest of the City of North Richland Hills. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF NORTH RICHLAND HILLS, TEXAS, THAT: SECTION 1: Section 118-633, "Legend for section 118-631; special land use regulations," of Chapter 118 of the Comprehensive Zoning Ordinance and replacing subsections (e) and (f) to read as follows- "e. Continuance of Operation. For properties located in zoning districts where short-term rental uses are not permitted by right, the operator of a property used as a short-term rental prior to October 13, 2025, that comes into compliance with the requirements of Article XII, Chapter 18 of this code, including obtaining a permit and paying all hotel occupancy taxes owed for the property or otherwise entering into a payment arrangement for said taxes with the City, on or before February 28, 2026, may continue to operate so long as the operator maintains compliance with all the requirements of Article XI I, Chapter 18 of this code. f. Discontinuance of Operations. 1. The operator of a property used as a short-term rental who is unable, fails, or refuses to timely obtain a permit for operation as Ordinance No. **** Page 5 of 7 a short-term rental pursuant to subsection e., shall discontinue the short-term rental use on or before February 28, 2026, or thirty (30) days from the notice of permit denial, whichever is later. 2. All short-term rental uses located in zoning districts where short- term rentals uses are not permitted by right and issued a permit under Article XII, Chapter 18 of this code shall discontinue the short-term rental use within thirty (30) days after the revocation or denial of the renewal of the short-term rental permit. A short-term rental use that is discontinued under this subsection shall not be resumed. 3. All short-term rental uses located in zoning districts where short- term rental uses are not permitted by right shall be subject to the abandonment provisions contained in Section 118-153(i) of this code. A short-term rental use abandoned under this subsection shall immediately discontinue the short-term rental use upon the effective date of the abandonment. A short-term rental use that is abandoned under this subsection shall not be resumed." SECTION 2: This Ordinance shall be cumulative of all provisions of ordinances and of the Code of Ordinances, City of North Richland Hills, Texas, as amended, except when the provisions of this Ordinance are in direct conflict with the provisions of such ordinances and such code, in which event the conflicting provisions of such ordinances and such code are hereby repealed. SECTION 3: It is hereby declared to be the intention of the City Council that the sections, paragraphs, sentences, clauses, and phrases of this Ordinance are severable, and if any section, paragraph, sentence, clause, or phrase of this Ordinance shall be declared unconstitutional by the valid judgment or decree of any court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining sections, paragraphs, sentences, clauses, and phrases of this Ordinance, since the same would have been enacted by the City Council without the incorporation in this Ordinance of any such unconstitutional section, paragraph, sentence, clause, or phrase. SECTION 4: Any person, firm or corporation violating any provision of the Zoning Ordinance and the zoning map of the City of North Richland Hills as amended hereby shall be deemed guilty of a misdemeanor and upon final conviction thereof fined in an amount not to exceed Two Thousand Dollars ($2,000.00). Each day any such violation shall be allowed to continue shall constitute a separate violation and is punishable hereunder. SECTION 5: All rights and remedies of the City of North Richland Hills are expressly saved as to any and all violations of the provisions of any ordinances governing zoning that have accrued at the time of the effective date of this Ordinance; and, as to such accrued violations and all pending litigation, Ordinance No. **** Page 6 of 7 both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this Ordinance but may be prosecuted until final disposition by the courts. SECTION 6: The City Secretary is hereby authorized and directed to cause the publication of the descriptive caption and penalty clause of this Ordinance as required by law, if applicable. SECTION 7: This Ordinance shall be in full force and effect upon publication as required by law. AND IT IS SO ORDAINED. PASSED AND APPROVED on the g" day of February, 2026. CITY OF NORTH RICHLAND HILLS By: Jack McCarty, Mayor ATTEST: Alicia Richardson City Secretary/Chief Governance Officer APPROVED AS TO FORM AND LEGALITY: Bradley A. Anderle, City Attorney APPROVED AS TO CONTENT: Cori Reaume, Director of Planning Ordinance No. **** Page 7 of 7