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Home My WebLink AboutPZ 2026-06-18 Agendas t4RH CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, JUNE 18, 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. 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 May 7, 2026, Planning and Zoning Commission meeting. B.2 Approve Minutes of the May 21 , 2026, Planning and Zoning Commission meeting. C PUBLIC HEARINGS Thursday, June 18, 2026 Planning and Zoning Commission Agenda Page 1 of 2 C.1 ZC26-0160 Public hearing and consideration of a request from Sandlin Homes LLC for a zoning change from AG (Agricultural), R-2 (Single-Family Residential), R-3 (Single-Family Residential), and C-2 (Commercial) to RI-PD (Residential Infill Planned Development) at 6803, 6809, 6813, 6821, and 6825 Smithfield Road, and 6744, 6746, 6748, and 6800 Hewitt Street, being 7.494 acres described as Tracts 2B, 2E, 3B, 3131, and 3A1 B, McComas Survey, Abstract 1040; Lots 1 R and 2, Block 4, Mollie B Collins Addition; Lot 1, Block 1 , Miranda Addition; and a portion of Lot 1, Block 1, Buzan Addition. D. PLANNING AND DEVELOPMENT E. EXECUTIVE SESSION F. 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, JUne 12, 2026, by 5:00 PM. Cori Reaume Director of Planning 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, June 18, 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: June 18, 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: June 18, 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: June 18, 2006 SUBJECT: Approve Minutes of the May 7, 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 May 7, 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 MAY 7, 2026 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 7th day of May 2026, 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: Aaron Carpenter Vice Chair, Place 3 Jayashree Narayana Place 5 Kyle Pekurney Place 7 Amy McMahon Place 6 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Greg Stamps Chair, Place 4 Justin Welborn Place 1 Paul Epperley Place 2 Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Lathan Tolbert Planning Technician Nathan Frohman City Engineer Vice Chair Carpenter called the work session to order at 6.33 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. May 07, 2026 Planning and Zoning Commission Meeting Minutes Page 1 of 9 Director of Planning Cori Reaume and Principal Planner Clayton Husband 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 6.48 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 7.26 p.m. Present: Aaron Carpenter Vice Chair, Place 3 Jayashree Narayana Place 5 Kyle Pekurney Place 7 Amy McMahon Place 6 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Greg Stamps Chair, Place 4 Justin Welborn Place 1 Paul Epperley Place 2 Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Lathan Tolbert Planning Technician Nathan Frohman City Engineer 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 May 07, 2026 Planning and Zoning Commission Meeting Minutes Page 2 of 9 B. MINUTES BA APPROVE MINUTES OF THE APRIL 16, 2026, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER PEKURNEY, SECONDED BY ALTERNATE KERBY TO APPROVE MINUTES OF THE APRIL 16, 2026, PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 6-0. C. PUBLIC HEARINGS Vice Chair Carpenter announced that the order of the items on the agenda will be changed due to the complexity of some cases. He stated item C.3 would be considered first. He stated item C.2 has been withdrawn from the agenda and will not be considered tonight. C.3 ZC26-0165 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM FOUND IT ELECTRONICS & VIDEO GAMES FOR A SPECIAL USE PERMIT FOR A SECONDHAND GOODS DEALER AT 6238 RUFE SNOW DRIVE, BEING 3.23 ACRES DESCRIBED AS LOT 5R, BLOCK 1, NORTHLAND SHOPPING CENTER ADDITION. APPROVED Vice Chair Carpenter introduced the item, opened the public hearing, and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Dawn Jackson, representing Found It Electronics & Video Games, 345 College Street, Keller, Texas, presented the request. Vice Chair Carpenter called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Commissioner Narayana and Mr. Husband discussed the scope of the land uses that would be allowed under the special use permit. May 07, 2026 Planning and Zoning Commission Meeting Minutes Page 3 of 9 A MOTION WAS MADE BY COMMISSIONER MCMAHON, SECONDED BY ALTERNATE KERBY TO APPROVE ZC26-0165. MOTION TO APPROVE CARRIED 6-0. C.2 ZC26-0159 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM SMITHFIELD STATION LLC FOR A SPECIAL DEVELOPMENT PLAN FOR MOTORCYCLE SALES AT 7801 BRANDI PLACE, BEING 1.47 ACRES DESCRIBED AS LOT 1, BLOCK 2, BARLOUGH ADDITION. WITHDRAWN Vice Chair Carpenter announced that item C.2, Case ZC26-0159, has been withdrawn from consideration by the property owner and that action by the Commission is not required. He stated if the case is brought back for action in the future, it will be re-advertised for public hearing, which would include mailing required notices to property owners. THIS SPECIAL DEVELOPMENT PLAN WAS WITHDRAWN. CA ZC26-0160 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM SANDLIN HOMES LLC FOR A ZONING CHANGE FROM AG (AGRICULTURAL), R-2 (SINGLE-FAMILY RESIDENTIAL), R-3 (SINGLE-FAMILY RESIDENTIAL), AND C-2 (COMMERCIAL) TO RI-PD (RESIDENTIAL INFILL PLANNED DEVELOPMENT) AT 6803, 6809, 6813, 6821, AND 6825 SMITHFIELD ROAD, AND 6744, 6746, 6748, AND 6800 HEWITT STREET, BEING 7.494 ACRES DESCRIBED AS TRACTS 2B, 2E, 3B, 3B1, AND 3A1 B, MCCOMAS SURVEY, ABSTRACT 1040; LOTS 1 R AND 2, BLOCK 4, MOLLIE B COLLINS ADDITION; LOT 1, BLOCK 1, MIRANDA ADDITION; AND A PORTION OF LOT 1, BLOCK 1, BUZAN ADDITION. TABLED Vice Chair Carpenter stated since they are related items on the same property, items CA and DA would be presented together, but the Commission would take action on each one separately. 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. Vice Chair Carpenter called for the applicant to present the request. May 07, 2026 Planning and Zoning Commission Meeting Minutes Page 4 of 9 Jody Boyd, representing Sandlin Homes, 5137 Davis Boulevard, North Richland Hills, Texas, presented the request Alternate Kerby and Mr. Boyd discussed the proposed lot sizes. Commissioner Narayana and Mr. Boyd discussed the possibility of adding additional open space and the orientation of lots in the project. Commissioner McMahon and Mr. Boyd discussed the proposed zoning standards. Vice Chair Carpenter called for Ms. Reaume to present the staff report. Ms. Reaume presented the staff report. Vice Chair Carpenter and Ms. Reaume discussed screening requirements for the subdivision. Commissioner Narayana and Ms. Reaume discussed open space requirements and drainage. Commissioner McMahon and Ms. Reaume discussed the R-2 district standards in relation to this project. Commissioner Pekurney and Ms. Reaume discussed the intent of the RI-PD zoning district and the approval process for the application. Vice Chair Carpenter and Ms. Reaume discussed setback standards and the purpose of the RI-PD zoning district. Commissioner McMahon and Ms. Reaume discussed the process for recommending additional development conditions for a zoning application. Commissioner Pekurney and Ms. Reaume traffic analysis requirements for zoning applications. Vice Chair Carpenter and Mr. Frohman discussed streetscape standards and access for emergency service vehicles. Commissioner Narayana, Mr. Frohman, and Ms. Reaume discussed the requirements for drainage studies. May 07, 2026 Planning and Zoning Commission Meeting Minutes Page 5 of 9 Vice Chair Carpenter called for anyone wishing to speak for or against the request to come forward. The following individuals spoke during the public hearing: Matthew Riley, 7812 Odell Street (opposition); Bill Falls, 6744 Hewitt Street (opposition); Eric Sipe, 7209 Cortland Drive (opposition); Jeff Campbell, 7717 Buck Street (opposition); David Crumpler, 7521 Frankie B Street (opposition); James Davis, 7621 Frankie B Street (opposition); Allen Willis, 7613 Buck Street (opposition); Natalie Gary, 7509 Buck Street (opposition); Chelsea Stevens, 7529 Buck Street (opposition); Jonathan Holland, 7689 April Court (opposition); J.R. McCumber 6709 Hewitt Street (opposition); Tracy Davis, 6717 Hewitt Street (opposition); Amy Brown, 7005 Smithfield Road (opposition); Gary Harston, 6721 Hewitt Street (support); Tracy Preskenis, 7700 Buck Street (opposition); Jim Morgan, 7601 Frankie B Street (opposition); Clete Rheinlander, 6812 Smithfield Road (opposition); John Cope, 6724 Meadow Road (opposition); Mitchell Kempe, 7804 Briardale Court (opposition); Lewis Fausak, 7540 Buck Street (opposition); Vicki Smith, 7800 Cortland Drive (support); Dwayne Leslie, 7524 Frankie B Street (opposition); Kerrie Tillotson, 6737 Hewitt Street (opposition); Janice Daw, 7600 Frankie B Street (opposition); Andrew Stahlhut, 6801 Smithfield Road (opposition); Marianne Stahlhut, 6801 Smithfield Road (opposition); Thomas Falcone, 6805 Smithfield Road (opposition); Jose Lopez, Hewitt Street (opposition); Thomas Riddle, 6962 Crabtree Lane (opposition); Bobby Gomez, 7714 Sable Lane (support); Debbie Turnage, 7015 Douglas Lane (opposition), Matt Wilson, 7609 Buck Street (opposition); David Zimmerman, 7521 Buck Street (opposition); Tracy Bennet, 3825 Scruggs Drive (opposition); and Allie Goodell, 6913 Briardale (opposition). The following individuals did not speak during the public hearing but asked that their position be recorded: Angela Fincher, 7517 Buck Street (opposition); Michael Fincher, 7517 Buck Street (opposition), Martin Rojas, 7104 Smithfield Road (opposition); Scott Geyer, 7825 Odell Street (opposition); Patricia Geyer, 7805 Odell Street (opposition); Wilbur Stewart, 7108 Smithfield Road (opposition); Steve Prekenis, 7700 Buck Street (opposition); Sherry Joiner, 7713 Frankie B Street (opposition); E.J. Campbell, 7717 Buck Street (opposition); Jose Vazquez, 7709 Buck Street (opposition); Don Vesta, 7716 Buck Street (opposition); Jamie Vesta, 7716 Buck Street (opposition); Rachel Willis, 7613 Buck Street (opposition); Patricia Dalton, 7824 Cortland Drive (opposition); Regena Morrison, 7825 Cortland Drive (opposition); Sarah Purdy, 7833 Cortland Drive (opposition); Maria Lopez, 7716 Franki B Street (opposition); Peter Wilson, 7609 Buck Street (opposition); Keith Tillotson, 6737 Hewitt Street (opposition); Tammy Wilson, 7609 Buck Street May 07, 2026 Planning and Zoning Commission Meeting Minutes Page 6 of 9 (opposition); Michael Maddock, 7225 Plumwood Drive (opposition); Michelle Maddock, 7225 Plumwood Drive (opposition); Shawna Zimmerman, 7521 Buck Street (opposition); Debbie Tebay, 7713 Buck Street (opposition); Susan Diller, 9051 Amundson Drive (opposition); Mike Diller, 9051 Amundson Drive (opposition); Andrew Reznak, 6925 Briardale Drive (opposition); Sandra Villalobos, 7824 Odell Street (opposition); Gabriel Grosu, 7832 Odell Street (opposition); Bethanie Cope, 6724 Meadow Road (opposition); Dushyant Dass , 8405 Revenue Way (opposition); Lauren Fausak, 7540 Buck Street (opposition); Bhavna Gupta, 8405 Revenue Way (opposition); Jodie Roundy, 6605 Dewsbury Street (opposition); Delfino Villalobos, 7824 Odell Street (opposition); and Joe Purdy, 7833 Cortland Drive. 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 McMahon and Ms. Reaume discussed the open space requirements in comparison to another project by the applicant. Commissioner Narayana and Ms. Reaume discussed the context of the surrounding neighborhoods and general area. Vice Chair Carpenter and Ms. Reaume discussed the electric power capacity and demand. Vice Chair Carpenter and Mr. Husband discussed tree preservation standards. Alternate Kerby and Ms. Reaume discussed the process of postponing action on the request to a future meeting date. Commissioner McMahon and Mr. Frohman discussed right-of-way requirements and future plans for Smithfield Road. Vice Chair Carpenter and Mr. Frohman discussed the existing conditions of Hewitt Street. Commissioner McMahon and Ms. Reaume discussed front-yard utilities. Commissioner Pekurney and the applicant discussed the design of the project and how it fits into the existing character of the area. May 07, 2026 Planning and Zoning Commission Meeting Minutes Page 7 of 9 A MOTION WAS MADE BY COMMISSIONER MCMAHON, SECONDED BY ALTERNATE KERBY TO TABLE ZC26-0160 TO THE TUNE 18, 2026, MEETING. MOTION TO TABLE CARRIED 6-0. CA TR26-03, PUBLIC HEARING AND CONSIDERATION REGARDING CITY-INITIATED TEXT AMENDMENTS TO SECTION 118, ZONING, OF THE NORTH RICHLAND HILLS CODE OF ORDINANCES REGARDING DEVELOPMENT STANDARD FOR THE NONRESIDENTIAL PLANNED DEVELOPMENT DISTRICT. 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 and Ms. Reaume discussed requirements for site plans and concept plans. Vice Chair Carpenter called for anyone wishing to speak for or against the request to come forward. Bobby Gomez, 7714 Sable Lane, spoke in opposition to the request. 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 NARAYANA, SECONDED BY COMMISSIONER MCMAHON TO APPROVED. APPROVE TR26-03 WITH MODIFICATIONS MOTION TO APPROVE CARRIED 7-0. D. PLANNING AND DEVELOPMENT D.1 PLAT26-0107 CONSIDERATION OF A REQUEST FROM NEEL-SCHAFFER INC. FOR A PRELIMINARY PLAT OF SMITHFIELD TERRACE, BEING 7.494 ACRES LOCATED AT 6821 SMITHFIELD ROAD. DENIED Item D.1 was presented in conjunction with Item C.1. Ms. Reaume stated since the zoning application was tabled and action was not taken, staff recommends that the May 07, 2026 Planning and Zoning Commission Meeting Minutes Page 8 of 9 Commission disapprove the preliminary plat since it does not comply with current zoning standards. A MOTION WAS MADE BY COMMISSIONER MCMAHON, SECONDED BY COMMISSIONER PEKURNEY TO DENY PLAT26- 0107. MOTION TO DENY CARRIED 6-0. EXECUTIVE SESSION E. ADJOURNMENT Vice Chair Carpenter adjourned the meeting at 10.43 p.m. Aaron Carpenter, Vice Chair Attest: Jay Narayana, Secretary May 07, 2026 Planning and Zoning Commission Meeting Minutes Page 9 of 9 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: June 18, 2026 SUBJECT: Approve Minutes of the May 21 , 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 May 21, 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 MAY 21, 2026 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 21 st day of May 2026, 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: Greg Stamps Chair, Place 4 Aaron Carpenter Vice Chair, Place 3 Justin Welborn Place 1 Paul Epperley Place 2 Jayashree Narayana Place 5 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Amy McMahon Place 6 Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Lathan Tolbert Planning Technician Chair Stamps called the work session to order at 6.30 p.m. A.1 PLANNING DIRECTOR REPORT Director of Planning Cori Reaume presented the city announcements and summarized recent City Council actions. May 21, 2026 Planning and Zoning Commission Meeting Minutes Page 1 of 8 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 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 7.17 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 7.21 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 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Amy McMahon Place 6 Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Lathan Tolbert Planning Technician Chair Stamps stated that since Commissioners McMahon was absent, Alternate Mike Kerby would be voting members of the Commission at this meeting. A.1 PLEDGE May 21, 2026 Planning and Zoning Commission Meeting Minutes Page 2 of 8 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 C. PUBLIC HEARINGS C.1 ZC26-0158 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM DENT TEX FOR A SPECIAL USE PERMIT FOR TRUCK RENTAL AT 7507 BOULEVARD 26, BEING 0.654 ACRES DESCRIBED AS LOT 10R, NORTH EDGLEY ADDITION. DENIED Chair Stamps introduced the item, opened the public hearing, and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Chair Stamps called for the applicant to present the request. Paul Conover, representing Dent Tex, 7507 Boulevard 26, North Richland Hills, and Jordan Brazzel, U-Haul Company of Northwest Dallas, 811 East State Highway 121, Lewisville, Texas, presented the request. Commissioner Welborn and the applicants discussed pick-up versus drop-off traffic for truck rentals and the number of vehicles currently parked on the site. Vice Chair Carpenter and the applicants discussed the history of truck rentals on the property. Chair Stamps and the applicant discussed site layout and parking areas for the trucks. Commissioner Narayana and the applicants discussed the number of vehicles currently parked on the site by the property owner's auto repair business. Vice Chair Carpenter and the applicants discussed the site layout and vehicle storage on the property. May 21, 2026 Planning and Zoning Commission Meeting Minutes Page 3 of 8 Chair Stamps called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Chair Stamps and Mr. Husband discussed he scope of the truck rental operation and city enforcement processes. Commissioner Narayana, Mr. Husband, and the applicants discussed the size of the trucks in relation to fire lane widths and parking space dimensions. 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 hearing. Commissioner Welborn discussed the existing parking issues related to the auto repair business on the site. A MOTION WAS MADE BY COMMISSIONER WELBORN, SECONDED BY COMMISSIONER NARAYANA TO DENY ZC26-0158. MOTION TO DENY CARRIED 7-0. C.2 ZC26-0162 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM WING AVIATION LLC FOR A REVISION TO PLANNED DEVELOPMENT 35 AT 6321 BOULEVARD 26, BEING 5.267 ACRES DESCRIBED AS LOT 6, BLOCK A, RICHLAND PLAZA ADDITION. APPROVED Chair Stamps announced that Commissioner Pekurney has a conflict of interest for item B.2 and would abstain from discussion. He filed an affidavit of disqualifications with the city secretary stating his conflict. Commissioner Pekurney left the dais at 7.46 PM. Chair Stamps stated that due to the recusal of Commissioner Pekurney, Alternate Whittaker would be a voting member for this item. Chair Stamps introduced the item, opened the public hearing, and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Chair Stamps called for the applicant to present the request. May 21, 2026 Planning and Zoning Commission Meeting Minutes Page 4 of 8 Guelmarie Conde, representing Wing Aviation, 380 Virgina Highlands, Fayetteville, Georgia, presented the request. Chair Stamps and the applicant discussed the drone operations proposed for the site. Commissioner Carpenter and the applicant discussed drone weight limits, delivery timing, and air traffic of other local drone operations. Chair Stamps and the applicant discussed the DoorDash drone model in other locations across the country and order frequency and capacity. Alternate Whitaker and the applicant discussed vehicular traffic in conjunction with the drone operations. Vice Chair Carpenter and the applicant discussed the hours of operation for the site. Alternate Whitaker and the applicant discussed operations in relation to major holidays. Chair Stamps called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Chair Stamps and Mr. Husband discussed the traffic implications and existing parking conditions, site design, and hours of operation. Alternate Whitaker and the applicant discussed the timeline and scope of implementing nighttime operations. Chair Stamps called for anyone wishing to speak for or against the request to come forward. The following individuals spoke during the public hearing: Robert Gomez, 7714 Sable Lane. 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 hearing. May 21, 2026 Planning and Zoning Commission Meeting Minutes Page 5 of 8 A MOTION WAS MADE BY COMMISSIONER WELBORN, SECONDED BY VICE CHAIR CARPENTER TO APPROVE ZC26-0162 WITH THE CONDITION THAT DRONE OPERATIONS TAKE PLACE DURING DAYLIGHT HOURS ONLY. MOTION TO APPROVE CARRIED 6-1 (ALTERNATE WHITTAKER VOTING AGAINST AND COMMISSIONER PEKURNEY ABSTAINING) C.3 ZC26-0163 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM WESTWOOD PROFESSIONAL SERVICES FOR A ZONING CHANGE FROM OC (OUTDOOR COMMERCIAL) TO NR-PD (NONRESIDENTIAL PLANNED DEVELOPMENT) AT 8613 BOULEVARD 26, BEING 5.335 ACRES DESCRIBED AS A PORTION OF LOT 3R3R, BLOCK 2, WALKER BRANCH ADDITION. DENIED Commissioner Pekurney returned to the dais at 8.19 PM. Chair Stamps introduced the item, opened the public hearing, and called for Planning Director Cori Reaume to introduce the request. Ms. Reaume introduced the request. Chair Stamps called for the applicant to present the request. Timothy Lucas, representing Westwood Professional Services, 12332 Dogwood Springs Drive, Fort Worth; and Jason Fox, 13417 Meadow Cross Drive, Aledo; and Seth Mullins, representing FlexPointe Ventures, 8321 Saddlebrook Drive, North Richland Hills, presented the request. Chair Stamps and the applicants discussed the project plan and property boundaries. Commissioner Welborn and the applicants discussed other projects completed by the company. Chair Stamps called for Ms. Reaume to present the staff report. Ms. Reaume presented the staff report. Chair Stamps called for anyone wishing to speak for or against the request to come forward. The following individuals spoke during the public hearing: Robert Gomez, 7714 Sable Lane, North Richland Hills. May 21, 2026 Planning and Zoning Commission Meeting Minutes Page 6 of 8 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 hearing. Commissioner Narayana and Ms. Reaume discussed the requested parking requirements for the project. Vice Chair Carpenter and Ms. Reaume discussed the intent of the nonresidential planned development. Chair Stamps and Ms. Reaume discussed the existing development around the site and letter of opposition received from an adjacent property owner. Commissioner Welborn and Ms. Reaume discussed prior interest in developing the site. Commissioner Narayana and Ms. Reaume discussed flex-industrial occupancy rates. Chair Stamps and applicants discussed the anticipated tenants for the buildings, the project scope, and architectural design of the buildings. Commissioner Narayana and the applicants discussed the architectural design of the buildings, and the lack of other industrial and commercial land uses in the area. Alternate Kerby and the applicants discussed the scope of moving and storage companies proposed for the project. Chair Stamps and the applicants discussed the fragmented nature of the adjacent properties and likely tenants for the project. Vice Chair Carpenter and the applicants discussed the proposed business types for the project. Alternate Kerby and the applicants discussed similar development concepts in the metro area. Commissioner Welborn stated the proposed development and types of uses are not compatible with existing uses in the area. Alternate Whittaker stated the proposed development is not the highest and best use May 21, 2026 Planning and Zoning Commission Meeting Minutes Page 7 of 8 for the property. Commissioner Pekurney stated the timing of the project and proposed type of development is not compatible with the surrounding area. Vice Chair Carpenter stated the proposed development does not align with the land use plan. Commissioner Narayana stated that the proposed development is inconsistent with the land use plan and incompatible with the area. Commissioner Epperley stated the land has been vacant for decades and the timing of the project is appropriate. Alternate Kerby stated the proposed use and timing of the project is appropriate. A MOTION WAS MADE BY COMMISSIONER WELBORN, SECONDED BY COMMISSIONER CARPENTER TO DENY ZC26-0163. MOTION TO DENY CARRIED 4-3, WITH COMMISSIONERS WELBORN, CARPENTER, NARAYANA, AND PEKLIRNEY VOTING FOR THE MOTION, AND COMMISSIONERS EPPERLEY AND STAMPS, AND ALTERNATE KERBY VOTING AGAINST THE MOTION. D. PLANNING AND DEVELOPMENT EXECUTIVE SESSION E. ADJOURNMENT Chair Stamps adjourned the meeting at 9.23 PM Greg Stamps, Chair Attest: Jay Narayana, Secretary May 21, 2026 Planning and Zoning Commission Meeting Minutes Page 8 of 8 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: June 22, 2026 SUBJECT: ZC26-0160 Public hearing and consideration of a request from Sandlin Homes LLC for a zoning change from AG (Agricultural), R- 2 (Single-Family Residential), R-3 (Single-Family Residential), and C-2 (Commercial) to RI-PD (Residential Infill Planned Development) at 6803, 6809, 6813, 6821, and 6825 Smithfield Road, and 6744, 6746, 6748, and 6800 Hewitt Street, being 7.494 acres described as Tracts 2B, 2E, 3B, 3131, and 3A1 B, McComas Survey, Abstract 1040; Lots 1 R and 2, Block 4, Mollie B Collins Addition; Lot 1, Block 1, Miranda Addition; and a portion of Lot 1, Block 1, Buzan Addition. PRESENTER: Cori Reaume, Director of Planning SUMMARY: Sandlin Homes LLC is requesting a zoning change from AG (Agricultural), R-2 (Single- Family Residential), R-3 (Single-Family Residential), and C-2 (Commercial) to RI-PD (Residential Infill Planned Development) on 7.494 acres located in the 6800 block of Smithfield Road. GENERAL DESCRIPTION: The property is generally located on the west side of Smithfield Road between Cortland Drive and Odell Street. The site includes several parcels of land extending between Smithfield Road and Hewitt Street. It is partially developed with single-family residences and commercial property and also includes vacant tracts. The current zoning varies across the property from AG (Agricultural), R-2 (Single-Family Residential), R-3 (Single-Family Residential), and C-2 (Commercial). The applicant proposes to rezone the property to RI-PD (Residential Infill Planned Development). This proposal was originally presented at the May 7, 2026 meeting where the Planning & Zoning Commission tabled action on the zoning case, requesting the applicant provide additional information and consider revisions to the proposal. The applicant's revised site plan exhibits for the project are attached. The proposed development now includes 33 single-family lots with an overall density of 4.4 dwelling units per acre. The minimum lot size has increased from the originally proposed 5,743 to a new minimum lot size of 7,000. The average lot size has increased from the originally NORTH RI HLAND HILLS proposed 7,577 square feet to a new average of 8,109 square feet. The lot sizes vary, with a few lots over 11,000 square feet, and one lot just over 12,000 square feet. Other changes from the original proposal include the following: • Lot widths for the westernmost lots were increased from 50' to over 60' • A location for a possible drainage easement was identified on the north side of Terrace Drive, should the City determine that to be necessary during civil plan review. • The building line has been increased from 20' to 25' on 14 of the lots, with another several lots including home placement that will allow for the garage to be set further back on the lot to reach a 25' distance from front of garage to sidewalk. • The applicant has agreed to continue the sidewalk connection, assuming adequate right-of-way is obtained by the City, from the end of the development down to the crossing at Cortland, including installation of the curb ramp on the north side of Cortland. Access to the development is from Smithfield Road and Hewitt Street. A new street, Terrace Drive, would be constructed between the two roads, similar to Cortland Drive immediately south of the project. Lots would be located on both sides of the new street. Based on public feedback in the original hearing, staff and the applicant did discuss installation of an emergency-access only gate to be constructed at one end of the new street, but several safety and congestion issues were identified that prevent this from being a feasible option. The project incorporates approximately 14,444 square feet (0.33 acres) of open space, which makes up 4.4% of the site. The four open space lots would be located adjacent to Smithfield Road and Hewitt Street and provide areas for landscaped entries and signage. The proposed conditions of approval for this RI-PD district are attached. Applications for rezoning to the RI-PD district 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, and they are subject to final approval by City Council. VISION2030 COMPREHENSIVE PLAN: This area is designated on the Vision2030 Land Use Plan as Low Density Residential. This designation promotes quality neighborhoods of conventional suburban single-family detached homes. General characteristics of these neighborhoods include a density of two to six dwelling units per acre and houses of one- and two-stories. CURRENT ZONING: The property is currently zoned AG (Agricultural), R-2 (Single- Family Residential), R-3 (Single-Family Residential), and C-2 (Commercial). PROPOSED ZONING: The proposed zoning is RI-PD Residential Infill Planned Development. The RI-PD zoning district is intended to encourage residential development of small and otherwise challenging tracts of land by offering incentives that encourage NORTH I* I HLAND HILLS creative and inventive development scenarios. These developments are limited to residential development or redevelopment of less than ten acres. SURROUNDING ZONING ( LAND USE: NORTH C-2 (Commercial) Auto-related service Low Density Residential R-3 (Single-Family Residential) Single-family residences WEST R-2 (Single-Family Residential) Low Density Residential Single-family residences SOUTH AG(Agricultural) Low Density Residential Single-family residences R-3 (Single-Family Residential) EAST R-2 (Single-Family Residential) Low Density Residential Single-family residences R-3 (Single-Family Residential) PLAT STATUS: Parts of the property are platted in Mollie B Collins Addition; Miranda Addition; Buzan Addition. The remainder of the property is unplatted. Approval of public infrastructure plans and a final plat of the property are required prior to the issuance of building permits. CITY COUNCIL: The City Council will consider this request at the August 10, 20267 meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve ZC26-0160. J xa�laHw ., as 0 1v h O e � 8 CD C") .. _. (2 O w G Y z 0131JH11WS C1131AHIIWS 0131AHIIWS 0131dH11WS 1LIIM3H UIM3H LLIM3H LLIM3H +• q0 �n t0 � N 25 E a C N � O v i O N - � m � m m 0. LL C 'a dJ0 m C m _ O v C a a c x ao i' v G O O h+ NMO 1SOd C V y m _ i�➢�y i �i rw �JY2�/�rF �4� l � OJ Y ! WWI Y ( r A r / �if�"�i,�7 W? �r��f hr/i �s� ��I,ii l rI,/%i/ri�1✓i„/i r� 4 l a/i; i,,i r qi,,: ,. /fir,-^ �,:��t� flUJ�i (4 I V I �I O C � C ? N J O. � c o m m O P L a FL r� I � � " RH PUBLIC HEARING NOTICE NORTH RICHLAND HILLS CASE: ZC26-0160 «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 Sandlin Homes LLC LOCATION 6803, 6809, 6813,6821,and 6825 Smithfield Road,and 6744, 6746,6748,and 6800 Hewitt Street REQUEST Public hearing and consideration of a request from Sandlin Homes LLC for a zoning change from AG (Agricultural), R-2 (Single-Family Residential), R-3 (Single-Family Residential), and C-2 (Commercial) to RI-PD (Residential Infill Planned Development), being 7.494 acres described as Tracts 213, 2E, 313, 3131, and 3A1B, McComas Survey, Abstract 1040; Lots 1 R and 2, Block 4, Mollie B Collins Addition; Lot 1, Block 1, Miranda Addition;and a portion of Lot 1, Block 1, Buzan Addition. DESCRIPTION Proposed 7.494-acre single-family residential development. Site is located between Smithfield Road and Hewitt Street. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, May 7, 2026 City Council 7:00 PM Monday, June 8, 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 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 a 01, w w y dly l UI/.VAIMIIf h'.I A f M{ f^tt6 tl'Krnaxvt C Pib Y I --Yi Y t I Ya t ft[ I fir d -"I N U.p I! dl8 Po'tS;J' yP;4f} 41,1 Vl ,,,rl, Nw.auC I.tIP Y MmWi'ad�l C edlfJf?gib + (Ifi'.lQia?3 M 'JYIII^M� N I eraq,uwo ,a .. -- vnon r. l- Ta , mr .........,.—T— ...,. o,x3 w waw. —17 i, L,—,�L F L-- I L �. — �I I II BLUGK, H iV L i IL � lIF � s L m w fi JJ �— � � I � � BUCK srREET IL_ L l — IL ....il Y ��oa 0 , ITT MAIM- .,......« 1XII All IL LL J� L uLcacn z �x � �aa a��ory CC}RTL+4NI7 DRIVE . — ...... . .. .._. — — .. Planning and Zoning Department 14301 City Point Drive-NRH,TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com NOTIFIED PROPERTY OWNERS ZC26-0160 � ww 6832 SMITHFIELD ROAD SERIES A OF GA 624 STONEGLEN DR KELLER TX 76248 WRIGHT RE INVESTMENT LLC AZURE GROUP REAL ESTATE LLC 6821 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 BARTO,THOMAS 7808 CORTLAND DR NORTH RICHLAND HILLS TX 76182 BASS,NORIKO 7821 CORTLAND DR NORTH RICHLAND HILLS TX 76182 BELL,KERRY R 7841 CORTLAND AVE NORTH RICHLAND HILLS TX 76182 BILLY GRANT FALLS REVOCABLE TRUST 6804 HEWITT ST NORTH RICHLAND HILLS TX 76182 BIRDVILLE ISD 6125 E BELKNAP ST HALTOM CITY TX 76117 BRITTON,KELLY 7809 CORTLAND DR NORTH RICHLAND HILLS TX 76182 CAMPBELL,JEFF 7717 BUCK ST NORTH RICHLAND HILLS TX 76182 CHALK,TAYLOR SCOTT 7805 CORTLAND DR NORTH RICHLAND HILLS TX 76182 CROFT,STEPHEN E 7820 ODELL ST NORTH RICHLAND HILLS TX 76182 DALTON,PATRICIA SUE 7824 CORTLAND DR NORTH RICHLAND HILLS TX 76182 DILSAVER,DUANE 7808 ODELL ST NORTH RICHLAND HILLS TX 76182 ELLIOTT,EARL DEE JR 6820 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 ELMORE,R B 7813 CARDINAL CT NORTH RICHLAND HILLS TX 76180 FALCONE,THOMAS 6805 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 GROSU,EMILIA 7832 ODELL ST NORTH RICHLAND HILLS TX 76182 GUTIERREZ,SANTIAGO ARMANDO 7837 CORTLAND DR NORTH RICHLAND HILLS TX 76182 HARSTON,GARY 6721 HEWITT ST NORTH RICHLAND HILLS TX 76182 KELLEY,CHARLES D 7804 CORTLAND DR NORTH RICHLAND HILLS TX 76182 KMS LIVING TRUST 7801 CORTLAND DR NORTH RICHLAND HILLS TX 76182 LEVERTON,JUDY G 7816 ODELL ST NORTH RICHLAND HILLS TX 76182 LOPEZ,JOSE 7716 FRANKIE B ST NORTH RICHLAND HILLS TX 76182 MASON, BETTY JO 7712 BUCK ST NORTH RICHLAND HILLS TX 76182 MCGREGOR,COLLIN W 7828 CORTLAND DR NORTH RICHLAND HILLS TX 76182 MELINDA L GIBSON TRUST 1512 DOUGLAS AVE COLLEYVILLE TX 76034 MERCER,JENNIE NICOLE 7812 CORTLAND DR NORTH RICHLAND HILLS TX 76182 MIRANDA, ROSALIO N&MARIA 6800 HEWITT ST NORTH RICHLAND HILLS TX 76182 MORRISON,REGENA KAY 7825 CORTLAND DR NORTH RICHLAND HILLS TX 76182 NGUYEN,JENNIFER 6812 HEWITT ST NORTH RICHLAND HILLS TX 76182 PALMER,TERRY 7845 COURTLAND DR NORTH RICHLAND HILLS TX 76182 PROVIDENTIAL LAND REALTY LP 624 STONEGLEN DR KELLER TX 76248 PURDY,JOSEPH E 7833 CORTLAND DR NORTH RICHLAND HILLS TX 76182 RAMON,RUBIO&SYLVIA 808 MOUNTAIN RIDGE CT LAKESIDE TX 76135 RHEINLAENDER,ELLEN 6812 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 RILEY,BETTY 3265 N FM 17 ALBATX 75410 SIPE,ERIC PAUL 7829 CORTLAND DR NORTH RICHLAND HILLS TX 76182 SLOAN,KENNITH 6816 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 SMITH,CONSTANCE SUZANNE 6725 HEWITT ST NORTH RICHLAND HILLS TX 76182 SMITH,GRAYSON 7820 CORTLAND DR NORTH RICHLAND HILLS TX 76182 NOTIFIED PROPERTY OWNERS ZC26-0160 � aww SMITH,VICKI SUE 7800 CORTLAND DR NORTH RICHLAND HILLS TX 76182 STAHLHUT,MARIANNE 6801 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 TANNER,BRANDON 7817 CORTLAND DR NORTH RICHLAND HILLS TX 76182 TEBAY,DEBBIE 7713 BUCK ST NORTH RICHLAND HILLS TX 76182 THOMPSON,WILLIAM 7832 CORTLAND AVE NORTH RICHLAND HILLS TX 76182 TILLOTSON,KEITH 6737 HEWITT ST NORTH RICHLAND HILLS TX 76182 TRI DAL REAL ESTATE LTD 540 COMMERCE ST SOUTHLAKE TX 76092 VELEZ,ANGEL MONELL 7712 FRANKIE B ST NORTH RICHLAND HILLS TX 76182 VESTA,JAMIE 7716 BUCK ST NORTH RICHLAND HILLS TX 76182 VILLALOBOS,DELFINO 7824 ODELL ST NORTH RICHLAND HILLS TX 76182 VOGELSBERG,JIM R 7908 MICKEY ST NORTH RICHLAND HILLS TX 76182 WADLE,BILLY E 7816 CORTLAND DR NORTH RICHLAND HILLS TX 76182 WAGSTAFF,ROGER DALE 7813 CORTLAND DR NORTH RICHLAND HILLS TX 76182 WILLIAMS,ROGER 6808 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 o LL rs� O U_ co 0 N y,�gwmwwwwwmwwwww oWWWW wwwmm uw�rew wm m m co co Ol3I3H11WS O131 H11WS O1313H1IWS 0131AHIIWS o � � UIM,3H iLIM3H ,UIM3H 1103H 00/ m mmw�Wmimwmwmnmmnmummimmimmwwwwi�ml mm ml aaaaa C d i � _ _ C G]. . � a E _ o � c a — c m mvoll38HW c o p m 1SOd m ................ c m a' x w C n o u L CL m 0 a c Ca 0 IkL NEEL SCHAFFER NMI Solutions you can build upon Proposed Development Narrative Smithfield Terrace Developer and Builder Information The property developer for Smithfield Terrace is Scott Sandlin Companies and the houses will be constructed by Sandlin Homes. Sandlin Homes is a single-family homebuilder, established in 1957. Our founder, 7B Sandlin, mission was to provide affordable, quality and energy efficient homes to families. Sandlin Homes' goal is to improve the cities in which we build by providing distinct architectural designs that give appealing site lines on the streetscape. Sandlin Homes strives to be a partner that cities will be proud to promote and that citizens are proud to own. Additional supporting information about the developer and builder: Development Information The current property includes a portion of the Miranda Addition, a portion of the Buzan Addition, and multiple undeveloped lots . The property includes Azure Group Real Estate Tract 1, 2, and 3, Gary B. Harston Track 1, 2, and 3, a portion of Miranda Addition Block 1 Lot 1, and a portion of Buzan Addition Block 1 lot 1 . All of these tracts and lots are currently zoned as a mix of residential, agricultural, and commercial. Under this new PD Development Plan, the owner is requesting approval of a 7.49-acre area of this property to be rezoned for residential use with the base zoning requirements for Single Family Residential Zoning R3 The 35 residential lots in this proposed development will vary in size with the largest lot being 10,967 sq. feet. This request is consistent with the PD-73, which is an existing surrounding neighborhood developments. Proposed layout provides the following benefits: • A street layout(Terrace Drive)that connects to the existing Smithfield Road west and Hewitt Street to the east. This will improve traffic circulation and emergency access. • The proposed development will include the dedication of one open space lot of 2,211 sq. feet, a second open space lot 2,071 sq. feet, a third open space lot 3,730 sq. feet, and a fourth open space lot 2,950 sq. feet, for a total of 10,962 as open space. These open space areas include a grass landscaped berm with trees. This will provide a buffer from Smithfield Road and Hewitt Street and common open areas to be utilized by the residents. • The proposed storm drainage will connect to an existing system that is within the right- of-way of Hewitt Street, constructed within this development, and extended to collected off-site water drainage to this property. • Proposed landscaping improvements will be constructed within the public right-of-way of the new development including the existing perimeter streets (Smithfield Road and Hewitt Street) and open spaces. • Fencing at the neighborhood entrances will be 6' Cedar Board-on-Board Fence with Cap, and will include Entrance Feature Stone Veneer Monuments with Raised Brass Lettering. AIRII....IIING.I"OIN ® IDAJI....II....A ® IFOI ..I..wol ..I'lli® IHOUS"I..olN in iiin irs ® IpIl inin irs ® suiry yoirs ® einviiiroininientall soii n iists - laindscalpe airdhiftects 2501 AvellUe wJ, ;Uite 120 m Arlington,..FX 76006 m phone 817 548 0696 m fax 817 265...8532 www.heel sG haffer.G orn Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 1 of 9 Zoning Case ZC26-0160 Smithfield Terrace Smithfield Road, North Richland Hills,Texas This Residential Infill Planned Development (RI-PD) District must adhere to all the conditions of the North Richland Hills Code of Ordinances,as amended, and adopt a base district of R-3 (Single- Family Residential).The following regulations must be specific to this RI-PD district. Where these regulations conflict with or overlap another ordinance, easement, covenant or deed restriction, the more stringent restriction will prevail. A. Permitted Land Uses. Uses in this RI-PD are limited to those permitted in the R-3 (Single Family Residential) zoning district, as amended, and subject to the following. 1. Any land use requiring a special use permit in the R-3 (Single-Family Residential) zoning district, as amended, is only allowed if a special use permit is issued for the use. 2. Any land use prohibited in the R-3 (Single-Family Residential) zoning district, as amended, is also prohibited. B. Site development standards. Development of the property must comply with the development standards of the R-3 (Single-Family Residential) zoning district unless otherwise provided below. 1. The minimum standards for lot dimensions and setbacks areas follows. STANDARD MINIMUM REQUIREMENT Lot area 7,000 square feet Lot width, interior 50 feet .................................................................................................................................................................................................................................................................................................................................................................................................................................................... Lot width,corner 50feet ................................................................................................................................................................................................................................................................................................................................................................................................................................................. Lot depth 110 feet .................................................................................................................................................................................................................................................................................................................................................................................................................................................... Front building line 20 feet ................................................................................................................................................................................................................................................................................................................................................................................................................................................. Side building line 5 feet interior 10 feet on corner street side .................................................................................................................................................................................................................................................................................................................................................................................................................................................... Rear building line 10 feet Rear yard open space 20% 2. The development must set aside at least three percent (4%) of the land area as common open space.All common open space areas and amenities must be owned and maintained by the homeowner's association. The common open space areas must be designed as shown on the site plan attached as Exhibit "C." 3. Fencing must be designed as shown on the site plan attached as Exhibit "C" and is subject to the following. a. A six-foot tall masonry screening wall must be constructed on the rear of the open space lots adjacent to Smithfield Road. The wall must be constructed as a traditional masonry wall or a pre-cast product. Thin panel walls are prohibited. Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 2 of 9 Zoning Case ZC26-0160 Smithfield Terrace Smithfield Road, North Richland Hills,Texas a. A six-foot tall wood privacy fence must be constructed on the rear of the open space lots adjacent to Hewitt Street.The fence must be a pre-stained board-on-board cedar fence with top cap and side trim, metal posts, brackets, and caps. The developer is responsible for the fence construction as part of the public improvements for the subdivision. b. Privacy fences constructed on residential lots must be a pre-stained board-on-board cedar fence with top cap and side trim; metal posts, brackets, and caps. The privacy fence must not exceed eight (8) feet in height. However, where a privacy fence intersects an ornamental metal fence on an open space lot or a masonry screening wall, the privacy fence must transition to six (6) feet in height over the course of at least one fence panel. 4. Sidewalks, crosswalks, and parking areas must be designed as shown on the site plan attached as Exhibit "C" and are subject to the following. a. A five-foot-wide sidewalk must be constructed adjacent to the open space lots fronting Smithfield Road. The developer is responsible for the sidewalk construction as part of the public improvements for the subdivision. b. A four-foot-wide sidewalk must be constructed adjacent to the open space lots fronting Hewitt Street. The developer is responsible for the sidewalk construction as part of the public improvements for the subdivision. c. A four-foot-wide sidewalk must be constructed on internal streets adjacent to all single-family residential lots.The builder is responsible for the sidewalk construction. d. Crosswalks must be designed and installed as shown on the site plan attached as Exhibit "C." All crosswalks must be at least six (6) feet wide and enhanced with a decorative stamp and stain/dye as approved by the Development Review Committee. 5. Utility construction is subject to the following. a. Lateral and service lines for all franchise utilities must be placed and maintained underground. Utility pedestals and boxes may be located at the front of the residential lots. b. Streetlights must be selected from Oncor's decorative street lighting options, excluding any fiberglass poles. c. No new aerial utilities or poles may be installed as a result of this development. 6. The development must include cluster mailboxes. The mailbox design must be equipped with decorative tops and pedestals. The location and design must be approved by the Development Review Committee and US Postal Service. 7. Development entry signs must be designed and installed in accordance with Chapter 106 —Signs of the North Richland Hills Code of Ordinances and details attached as Exhibit "C." Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 3 of 9 Zoning Case ZC26-0160 Smithfield Terrace Smithfield Road, North Richland Hills,Texas 8. Landscaping must be designed as shown on the landscape plan attached as Exhibit "C" and is subject to the following. a. Street trees must be planted in open space lots adjacent to Smithfield Road and Hewitt Street. The trees may be spaced twenty (20) to fifty (50) feet on center, provided the average spacing is thirty (30) feet on center. b. Landscaping on and adjacent to individual residential lots is subject to the following. i. On all lots, at least two (2) trees must be installed. At least one (1) tree must be a Large/Canopy Tree of a hardwood species such as oak, elm, maple, or similar species at least three (3) caliper inches in size. One (1) tree may be a Small/Ornamental tree selected from the City's Plant List. ii. On all lots, one (1) street tree must be planted between the sidewalk and curb adjacent to the front of each lot. On corner lots, two (2) street trees must be planted between the sidewalk and curb adjacent to the side of each lot.The tree must be either a Bosque or an Allee elm species.The street trees must be spaced a minimum of twenty(20) feet apart and must be maintained to provide proper clearance along the sidewalk and street. iii. The front yard of all lots must be landscaped with a minimum of five (5) three- gallon shrubs and five (5) one-gallon shrubs in mulched landscape beds defined by metal, concrete, stone or other border.The shrubs must include at least two different species. c. All landscaped areas of each residential lot and each open space lot must be watered by an automatic underground irrigation system equipped with rain and freeze sensors.All large and ornamental trees must be on bubbler/drip irrigation on separate zones from turf grass. d. The homeowner's association is responsible for the maintenance of the landscaping and trees within all open space lots. C. Building design standards. Building design and appearance must comply with the standards described below. 1. The minimum dwelling unit size is 2,000 square feet. 2. The maximum structure height is thirty-eight (38) feet. 3. The exterior wall materials of a dwelling are subject to the following. a. Material changes may not occur at a front outside corner of the front elevation. Materials must wrap at least two (2) feet around the side elevation. 4. Garages are subject to the following. a. Front entry garages are permitted. The garage entry must beset back at least twenty (20) feet from the front property line. Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 4 of 9 Zoning Case ZC26-0160 Smithfield Terrace Smithfield Road, North Richland Hills,Texas b. The proportion of garage doors on a front building fagade may not exceed fifty (50) percent of the building width. c. Garage doors must feature raised or recessed panels, reveals with texture and include at least two of the following elements. i. Two single garage doors. ii. Decorative windows and/or hardware. iii. Garage door paint or stain that is darker in color than the trim of the dwelling. 5. Driveways, porches, and lead walks are subject to the following. a. Surface materials for driveways must be salt finished, aggregate pebble, pavestone, or stamped and stained concrete. b. The drive approaches must not exceed forty percent (40%) of the lot width as measured at the property line. c. Drive approaches are prohibited on Smithfield Road and Hewitt Street. d. Lead walks and porches must feature salt finished concrete, aggregate pebble, pavestone, stamped and stained concrete, brick or stone. 6. Building roofs are subject to the following. a. Roof must have a minimum pitch of 8:12 on front elevation of house, and a minimum pitch of 6:12 on the sides. Accent roofs, porch roofs, and shed roofs must be pitched 4:12 or greater. b. Roofing materials must have a minimum 30-year warranty. c. Three-tab shingles are prohibited. d. Mansard, gambrel, chalet, and flat roofs are prohibited. 7. Building elevations and floor plans are subject to the following. The purpose of this section is to limit the effects of repetition and uniformity by requiring substantive variation and diversity in front elevations within a certain lot pattern. a. The same front building elevation may not be repeated more frequently than every fourth lot. b. There must be at least two (2) dwellings Fkff��:kTY` located between dwelling units that have 2 the same building elevation or the same Itl� floor plan. c. A dwelling is considered sufficiently differentiated when three of the following elements are satisfied: i. Different number of full stories. Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 5 of 9 Zoning Case ZC26-0160 Smithfield Terrace Smithfield Road, North Richland Hills,Texas ii. Change in the roofline that is at least fifty percent (50%) of the width of the front elevation. iii. Change in roof pitch of at least two units of change, e.g., 6:12 pitch to 8:12 pitch. iv. Inclusion or exclusion of a front porch, or change in height of a front porch roof by at least four (4) feet. v. Difference in the number of dormers. vi. Garages recessed or projected by at least four (4) feet. vii. Change in exterior materials covering fifty percent (50%) or more of the wall coverage on the front elevation, excluding door and window openings. viii. Difference in the number of windows, provided there is at least two (2) feet of separation between windows when two or more windows are present. d. The following elements will not be considered when evaluating the elements stated a bove. i. Change in paint or material color. ii. Change in roof pitch of less than two units of change, e.g., 5:12 pitch to 6:12 pitch. iii. Change in roofline of less than fifty percent (50%) of the width of the front elevation. iv. Minor changes in exterior architectural features. V. Same proportions of exterior features, including flipped or mirrored front elevations. vi. Changes in roof material. 8. Each building must include at least five (5) of the following architectural elements. a. At least two distinct building materials. b. Divided light or border light windows on street facing elevations, including front elevations and side elevations on corner lots. c. Window molding or lintels. d. Enhanced brick details, such as herringbone, rowlocks, sliced brick, cut brick haunch, etc. e. Metal seam roof accents. f. Louvered vents. g. Cedar shutter accents that are at least one-half the width of the window. h. Cast stone accents. Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 6 of 9 Zoning Case ZC26-0160 Smithfield Terrace Smithfield Road, North Richland Hills,Texas i. Front porches with a minimum depth of at least six (6) feet and an area of at least sixty (60) square feet. j. Cedar columns. k. Dormers. I. Balconies. m. Eight-foot tall entry doors. 9. Each building's street-facing elevation must include the following: a. Decorative coach lighting fixtures at least thirteen (13) inches in height must be provided on all front elevations. b. Street-facing windows much be single-or double-hung with divided light. c. Brick construction must have soldier course or arch over doors and windows and along roof rake. d. In masonry construction, the minimum return from the primary wall surface to the window jamb must be three inches with a trim or panning recommended. e. A minimum one-foot roof overhang. f. Finished or decorative soffit on roof overhang. D. Property owner's association. Each lot owner must be a mandatory member of the homeowners association (HOA). Conditions, covenants, and restrictions (CC&Rs) for all property within the RI-PD district must be recorded in the official public records of Tarrant County by the owner before a final subdivision plat may be approved, a lot sold, or a building permit issued. Conditions, covenants, and restrictions that relate to provisions required in this district must be approved by the city attorney, and they must: 1. Create a property owners' association with mandatory membership for each property owner. 2. Establish architectural standards that are in conformity with the requirements of this RI- PD district. 3. Create an architectural review committee to review development for compliance with the architectural standards and issue certificates of approval for additions and exterior remodels prior to a building permit application. 4. Provide for the maintenance of the landscaping and trees within the right-of-way. 5. Provide for the maintenance of all common amenities, common areas, open space lots, and associated landscaping and irrigation. 6. Provide for the maintenance of fences and walls adjacent to open space lots and/or within dedicated wall easements. Exhibit B— Land Use and Development Regulations—Ordinance No. ****— Page 7 of 9 Zoning Case ZC26-0160 Smithfield Terrace Smithfield Road, North Richland Hills,Texas 7. At a minimum, the conditions, covenants, and restrictions establishing and creating the mandatory property owners' association must contain and/or provide for the following: a. Definitions of terms contained therein; b. Provisions acceptable to the City for the establishment and organization of the mandatory property owners' association and the adoption of bylaws for the association, including provisions requiring that the owner of any lot within the applicable subdivision and any successive buyer shall automatically and mandatorily become a member of the association; c. The initial term of the covenants, codes, and restrictions establishing and creating the association must be for a 50-year period and must automatically renew for successive ten-year periods, and the association may not be dissolved without the prior written consent of the City; d. The right and ability of the City or its lawful agents, after due notice to the association, to remove any landscape systems, features, or elements that cease to be maintained by the association; to perform the responsibilities of the association if the association fails to do so in compliance with any provisions of the covenants, codes, and restrictions of the association or of any applicable city code or regulations; to assess the association for all costs incurred by the City in performing said responsibilities if the association fails to do so; and/or to avail itself of any other enforcement actions available to the city pursuant to state law or city codes or regulations; and e. Provisions indemnifying and holding the City harmless from any and all costs, expenses, suits, demands, liabilities or damages, including attorney's fees and costs of suit, incurred or resulting from the City's removal of any landscaping, features, or elements that cease to be maintained by the association or from the city's performance of the aforementioned operation, maintenance or supervision responsibilities of the association due to the associations' failure to perform said responsibilities. E. Amendments to Approved Planned Developments. An amendment or revision to the Residential Infill Planned Development (RI-PD) 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 zoned the land to the RI-PD district. The city manager or designee may approve minor amendments or revisions to the RI-PD standards provided the amendment or revisions does not significantly: 1. 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