Loading...
HomeMy WebLinkAboutPZ 2026-07-16 Agendas t4RH CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, JULY 16, 2026 WORK SESSION: 6:30 PM A. CALL TO ORDER A.1. Election of Officers A.2. Planning Director Report A.3. Presentation by staff on items from the regular Planning and Zoning Commission meeting. A.4. Discussion regarding proposed amendments to Chapter 118 (Zoning), Sections 118-631 and 118-633, regarding data center facilities and additional regulations. B. FUTURE AGENDA ITEM(S) REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER A.1 PLEDGE A.2 PUBLIC COMMENTS A.3 REMOVAL OF ITEM(S) FROM CONSENT AGENDA B. CONSIDER APPROVAL OF CONSENT AGENDA ITEMS B.1 Approve Minutes of the June 18, 2026, Planning and Zoning Commission meeting. Thursday, July 16, 2026 Planning and Zoning Commission Agenda Page 1 of 2 B.2 PLAT26-0113 Consideration of a request from Greenway Parks LLC for a replat of Greenway Parks Residential, being 14.535 acres located at 8851 Bud Jensen Drive. C. PUBLIC HEARINGS C.1 ZC26-0169 Public hearing and consideration of a request from RAA Real Estate Investing LLC for a special use permit for a secondary living unit at 8459 Shady Grove Road, being 1.319 acres described as Lot 1, Block 1, Merritt Addition. C.2 ZC26-0170 Public hearing and consideration of a request from Citadel Development Group for a special use permit for a quick service restaurant at 6051 Precinct Line Road, being 0.6741 acres described as Lot 1 R2, Block 1, Northeast Crossing Addition. D. 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, July 10, 2026, by 5:00 PM. Cori Reaume AICP Planning Director 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, July 16, 2026 Planning and Zoning Commission Agenda Page 2 of 2 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: July 16, 2026 SUBJECT: Election of officers PRESENTER: Cori Reaume, Director of Planning SUMMARY: The Planning and Zoning Commission will elect the following officer positions. • Chair • Vice Chair • Secretary Any regular member of the Commission may serve in an officer position. Alternate members are not eligible for officer positions. "I"wFt hJOKTH KIC:HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: July 16, 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: July 16, 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: July 16, 2026 SUBJECT: Discussion regarding proposed amendments to Chapter 118 (Zoning), Sections 118-631 and 118-633, regarding data center facilities and additional regulations. PRESENTER: Cori Reaume, Director of Planning GENERAL DESCRIPTION: In early 2025, the City was approached by a possible developer of small-scale data center facilities. In researching other communities and how they were handling this newer use, we found that many communities had not yet updated their zoning ordinances/table of uses to specifically call out data centers. Of those that had included the new use, communities varied on allowance in various industrial, commercial, or even office districts. In an effort to be proactive about the new use, City staff proposed data center-specific zoning regulations last year. Following workshop discussion with the Planning & Zoning Commission, public hearings occurred with P&Z on May 15t" and June 5t", followed by a final public hearing on June 9, 2025. At that time, the current regulations were adopted, which are outlined below. o General Data Center—A data center larger than 10,000 square feet is allowed on Industrial-zoned property by right, or on C-2 Commercial property with approval of a special use permit. o Small-Scale Data Center—A data center 10,000 square feet or less is allowed by right on property zoned Industrial or C-2 Commercial, or on C-1 Commercial property with approval of a special use permit. All data centers must also comply with the following minimum standards: o All equipment for cooling, ventilation, or otherwise operating the facility — including generators or other power supply equipment — must be fully enclosed, except when determined by the City Manager or designee not to be mechanically feasible. If determined that full enclosure is not mechanically feasible, all equipment for cooling, ventilation, or power generation must be screened by a wall or similar barrier and be located no closer than 100' from the nearest residential property. NORTH R I HLAND HILLS • If generators are installed onsite, any regular testing must be conducted between the hours of 8 a.m. and 8 p.m. Monday through Friday, or 10 a.m. to 5 p.m. Saturday through Sunday. If fuel is stored onsite for generator usage, compliance with all fire and/or building codes, as amended, shall be required. • Additionally, parking standards were adopted that would limit the number of parking spaces due to minimal staffing within the building, and a desire not to require excess paving for unnecessary parking spaces on a site. Following the adoption of regulations last summer, the City received a site plan and subsequently a building permit application for a 12,000 square-foot data center to be constructed at 6401 Wuliger Way. This property is zoned 1-2 (Medium Industrial) so a data center is a permitted use. Throughout the concept planning and site plan review, the applicant worked closely with city staff to modify the site and building design in a way that would minimize any possible negative impacts from sound or view. Examples include — • Moving the required masonry screening wall in from the property line to install at a higher grade that would provide more screening • Moving the cooling equipment to the opposite side of the building to separate further from residential properties • Designing the building structure in a way that it fully screens the cooling equipment from the residential properties • Selecting screening wall design (to surround cooling equipment) that allows for better architectural detail/design • Providing some required landscaping on the outside/neighboring side of the screening wall rather than wholly on the side of the new construction While the developer worked collaboratively with staff to make these modifications, many were done as a courtesy rather than something the City could have required. Many nearby communities, along with North Richland Hills, have been attempting to navigate ordinance updates to ensure adequate neighborhood protections in what has been a rapidly changing landscape as additional information has been gleaned regarding these facilities and real or perceived impacts. While the proposed revision to the Permitted Use Table would introduce a requirement that all data centers require a special use permit, it is important for the City to also introduce a core set of regulations that should be adhered to on any application that may come forward. These regulations may include additional distance requirements from residential properties, restrictions on types of cooling systems or water usage, site testing to be completed at the developer's expense, etc. NORTH RI HLAND HILLS This topic is currently set only as a discussion item, and any feedback provided may be incorporated into a final draft ordinance to be considered at the upcoming public hearings on the topic. The hearings for updated data center regulations are currently set for: • Monday, June 20, 2026 at 7:00 p.m. and • Monday, June 27, 2026 at 7:00 p.m. Both hearings will be held at North Richland Hills City Hall in the Council Chambers on the 3rd floor. Those wishing to provide public input by email can do so by emailing Planning@nrhtx.com NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: July 16, 2026 SUBJECT: Approve Minutes of the June 18, 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 June 18, 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 JUNE 18, 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 8th day of June 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 Eric Welborn Place 1 Jayashree Narayana Place 5 Amy McMahon Place 6 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: 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 Chair Stamps 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. June 18, 2026 Planning and Zoning Commission Meeting Minutes Page 1 of 7 Director of Planning Cori Reaume discussed items on the regular meeting agenda. B. FUTURE AGENDA ITEMS There were no requests from Planning and Zoning Commission for future agenda items. Chair Stamps adjourned the work session at 7:01 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 7:06 p.m. Present: Greg Stamps Chair, Place 4 Aaron Carpenter Vice Chair, Place 3 Eric Welborn Place 1 Jayashree Narayana Place 5 Amy McMahon Place 6 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: 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 Chair Stamps stated that since Commissioner Epperley was absent, Alternate Mike Kerby would be a voting member 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 June 18, 2026 Planning and Zoning Commission Meeting Minutes Page 2 of 7 There were no requests to speak from the public. B. MINUTES B.1 APPROVE MINUTES OF THE MAY 7, 2026, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY VICE CHAIR CARPENTER, SECONDED BY COMMISSIONER MCMAHON TO APPROVE THE MINUTES OF THE MAY 7, 2026, PLANNING AND ZONING COMMISSION MEETING. MOTION CARRIED 7-0. B.2 APPROVE MINUTES OF THE MAY 21, 2026, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER MCMAHAON, SECONDED BY COMMISSIONER PEKURNEY TO APPROVE THE MINUTES OF THE MAY 21, 2026, PLANNING AND ZONING COMMISSION MEETING. MOTION CARRIED 7-0. C PUBLIC HEARINGS 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, 31131, 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. RECOMMENDED FOR DENIAL Chair Stamps stated Item C.1 was tabled at the May 7, 2026, meeting, and stated before the Commission can discuss the item, it must be removed from the table, which requires a motion and vote. June 18, 2026 Planning and Zoning Commission Meeting Minutes Page 3 of 7 A motion was made by Vice Chair Carpenter, seconded by Alternate Kerby, to remove Item C.1, ZC26-0160, from the table for discussion. Motion carried 7-0. Chair Stamps introduced the item, opened the public hearing, and called for Planning Director Cori Reaume to introduce the request. Mrs. Reaume introduced the request Chair Stamps called for the applicant to present the request. Scott Sandlin, representing Sandlin Homes, 5137 Davis Boulevard, North Richland Hills, Texas, presented the request. Vice Chair Carpenter and the applicant discussed open space requirements and the practicality of designing an open space median in the street. Chair Stamps called for Ms. Reaume to present the staff report. Ms. Reaume presented the staff report. Chair Stamps and Ms. Reaume discussed the width of the street compared to Cortland Drive. Commissioner McMahon and Ms. Reaume discussed minimum lot sizes and rear garage locations. Chair Stamps, Commissioner McMahon and Ms. Reaume discussed the required development standards for residential infill planned developments in relation to the R-2 zoning requirements. Commissioner Narayana and Ms. Reaume discussed lot depths, rear garage locations, and lot orientation on the street. Chair Stamp called for anyone wishing to speak for or against the request to come forward. The following individuals spoke during the public hearing: J.R. McCumber, 6709 Hewitt Street (opposition); Eric Sipe, 7829 Cortland Drive (opposition); Alicia Morrison, 7829 Cortland Drive (opposition); Jeff Campbell, 7717 Buck Street (opposition); Bill Falls, 6804 Hewitt Street (opposition); Lewis Fausak, 7540 Buck Street (opposition); Lauren Fausak, 7540 Buck Street (opposition); Jim Morgan, 7601 Frankie B Street (opposition); James Davis, 7621 Frankie B Street (opposition); Steve Preskenis, 7700 Buck Street (opposition); David Crumpler, 7521 Frankie B June 18, 2026 Planning and Zoning Commission Meeting Minutes Page 4 of 7 Street (opposition); Dwayne Leslie, 7524 Frankie B Street (opposition); Natalie Gary, 7509 Buck Street (opposition); Bobby Gomez, 7714 Sable Lane (support); Rachel Willis, 7613 Buck Street (opposition); Thomas Falcone, 6805 Smithfield Road (opposition); Marianne Stahlhut, 6801 Smithfield Road (opposition); Tammy Wilson, 7609 Buck Street (opposition); Matt Wilson, 7609 Buck Street (opposition); Tracy Preskenis, 7700 Buck Street (opposition); and Jamie Stickler, 6719 Hewitt Street (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); Eric Skinner, 7000 Briardale Drive (opposition); Michelle Maddock, 7532 Buck Street (opposition); Michael Maddock, 7532 Buck Street (opposition); Janice Daw, 7600 Frankie B Street (opposition); Sherry Joiner, 7713 Buck Street (opposition); Eli Stickler, 6719 Hewitt Street (opposition); Richard Chitwood, 7621 Hewitt Street (opposition); Judy Vander Horck, 7621 Hewitt Street (opposition); Linda Hamen, 6908 Post Oak Drive (no position stated); Colleen Press, 7800 Mockingbird Lane #49 (opposition); Andrea Canepa, 8600 Cato Drive (no position stated); Allen Willis, 7613 Buck Street (opposition); Tracy Davis, 6717 Hewitt Street (opposition); Patricia Dalton, 7824 Cortland Drive (opposition); Regena Morrison, 7825 Cortland Drive (opposition); John Lubke, 7701 Frankie B Street (opposition); Georgeanna Lubke, 7701 Frankie B Street (opposition); Jamie Vesta, 7716 Buck Street (opposition); Don Vesta, 7716 Buck Street (opposition); Patricia Geyer, 7825 Odell Street (opposition); and Scott Geyer, 7825 Odell Street (opposition). 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. Chair Stamps and Ms. Reaume discussed the intent and purpose of residential infill planned developments and its use in this area as opposed to a standard zoning district. Commissioner Narayana and Ms. Reaume discussed development standards associated with the proposed project. Commissioner McMahon and Ms. Reaume discussed R-2 zoning standards versus the residential infill planned development standards. Vice Chair Carpenter, Mr. Frohman, and Ms. Reaume discussed traffic analysis June 18, 2026 Planning and Zoning Commission Meeting Minutes Page 5 of 7 conducted for the project. Commissioner Pekurney and Ms. Reaume discuss the flexibility of the residential infill planned development standards. Commissioner McMahon and Ms. Reaume discuss the plat submissions related to the project. Commissioner Narayana, Mr. Frohman, and Ms. Reaume discussed drainage patterns in the area and the effect on the project. Chair Stamps and the applicant discussed preliminary engineering and grading design for the project. Alternate Whittaker discussed the context of the project for the area and traffic comments brought up during the hearing. Vice Chair Carpenter discussed the density and lot sizes of adjacent neighborhoods compared to the proposed project and revisions to the project design. Commissioner McMahon discussed lot sizes compared to adjacent neighborhoods and traffic and drainage issues associated with the area. Alternate Kerby discussed residential infill planned development and R-2 zoning standards. Commissioner Narayana discussed the purpose and use of planned development districts for residential development and the differences between the first and revised layout. Commissioner Welborn discussed the density of the project compared to the area and the viability of a homeowner's association for a small development. Chair Stamps discussed development patterns in the area. A MOTION WAS MADE BY COMMISSIONER MCMAHON, SECONDED BY ALTERNATE KERBY TO DENY ZC26-0160. MOTION TO DENY CARRIED 7-0. D. PLANNING AND DEVELOPMENT June 18, 2026 Planning and Zoning Commission Meeting Minutes Page 6 of 7 E. EXECUTIVE SESSION F. ADJOURNMENT Chair Stamps adjourned the meeting at 9:51 p.m. Greg Stamps, Chair Attest: Jay Narayana, Secretary June 18, 2026 Planning and Zoning Commission Meeting Minutes Page 7 of 7 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: July 16, 2026 SUBJECT: PLAT26-0113 Consideration of a request from Greenway Parks LLC for a replat of Greenway Parks Residential, being 14.535 acres located at 8851 Bud Jensen Drive. PRESENTER: Cori Reaume, Director of Planning SUMMARY: Greenway Parks LLC is requesting approval of a replat of Greenway Parks Residential. The 14.53-acre site is located at 8851 Bud Jensen Drive. GENERAL DESCRIPTION: The property is generally located on the north and south sides of Bud Jensen Drive immediately east of the NRH Centre and northeast of the NRH Library. The site is bounded on the north by Birdville High School, on the east by the Corporate Center at The Crossing office buildings, and on the south by the future Mariott TownPlace Suites hotel. The property is vacant. The property is zoned R-PD (Residential Planned Development). The zoning was approved by City Council on April 14, 2025 (Ordinance 3902), and a preliminary plat was approved by the Planning and Zoning Commission on June 5, 2025, and by City Council on June 23, 2025. The proposed development includes 202 lots for the construction of detached single-family and townhouse units. Single-family detached lots range in size from 1,690 to 2,145 square feet, with townhouse lots ranging from 1,430 to 2,080 square feet. Apart from the lots facing Bud Jensen Drive and the new north-south street (Greenway Avenue), all residences would face green streets and open space areas. In this context the houses face landscaped open space areas with the fronts accessible by sidewalks and garage access at the rear. The development incorporates approximately 2.98 acres of open space, which makes up 20.5% of the site. The open space is comprised of green street areas and other open spaces adjacent to streets and internal to the site. It also includes an open space lot on the east side of the property intended to be developed as a storm water detention area. The plat boundary also includes land that is subject to a property exchange between the developer and the City. This land is in the southwest portion of the plat boundary and would be part of an open space lot (Lot 4X Block B). A separate replat of the two lots is under review by the Development Review Committee, and this replat only requires administrative approval. NORTH RIICHLAND HILLS CURRENT ZONING: The property is zoned R-PD (Residential Planned Development). The R-PD zoning district is intended to permit flexibility in the design of residential developments to best utilize the physical features of the site in exchange for greater public benefits than would otherwise be achieved through development under general code standards. These developments are limited to residential development of at least ten acres. TRANSPORTATION PLAN: The development has frontage on the following streets. Right-of-way dedication for Bud Jensen Drive and other internal streets and alleys is required for the property. • 2-lane roadway Bud Jensen Street type ST-60-36 Urban Village • 60-foot right-of-way width Drive . On-street parking • 2-lane roadway Grand Avenue Street type ST-60-36 Urban Village • 60-foot right-of-way width • On-street parking SURROUNDING ZONING I LAND USE: r r r NORTH U (School, Church, and Community Services Birdville High School athletic fields Institutional) WEST 0-1 (Office) Office Commercial Seytec(distribution company) U (School, Church, and Community Services NRH Centre Institutional) SOUTH TC (Town Center) Urban Village Vacant(future hotel) EAST 0-1 (Office) Office Commercial Multi-story office buildings PLAT STATUS: The property is platted as Lot 1 R, Block 1, U.I.C.I. Addition. A portion of the southwest area on the site is platted as Lot 1, Block 1, North Richland Hills Civic Center Addition. A preliminary plat for Greenway Parks residential lots was approved by the Planning and Zoning Commission on June 5, 2025, and by City Council on June 23, 2025. DRC REVIEW & RECOMMENDATION: The Development Review Committee (DRC) recommends approval of the plat subject to the attached DRC comments. These comments include minor revisions to notations and labeling on the drawing, and the abandonment of right-of-way and easements that are subject to City Council approval. RECOMMENDATION: Approve PLAT26-0113 with the conditions outlined in the Development Review Committee comments. a� �io 0 Ln Ln N .—I r—j wdfJyuneti O ii(owuu�u� uuoii��uuuu 3NIll e iuiu Rs imp mini eo iuiui Ln N CM IIII 0 II!I °�1111 „NII°��.��tai ,�IIP' � o� LO 00 o . �+ ® z 7 b . ti W bOJ Z i , d m as HAS ; i , �, M > T . . . aN � ca � � a a N /� ---- - ----' / - e- - 6 N Q ' cG X � N N O ous�icy H � � � Q� --.--,---- / -� -,- Q Q T ,,(� ;; Q O I r°k / v/, � nk� l�ki� � I I I rk�J �i�//W��✓ r/��/��/ j Jr � xir!W / �^' 'T r�; �Vf 'T/ �I �r / / /i/✓� h'l� iT I/'kf(//i�9 LL O Lq %/l��� � _�r��! � � r�i� lq' � �`� wok �' J ��i������ �/ (W✓��J���� ��. .—I LO N N � r r�y/wry♦ !" ° /%1// �O: 0 r O LO �� JJ LO M LO w I °f�(tlr I� i �`� r �o������J, �r bra Y e /��%% • i„p� jl9rr 11 yi^ 7,4 mim7 r�uoG���Goi IH ��� �IiV I, ! / ,� r / rAt f 1 6111J r 'J wnw �w r /� k' ,� / / /� ' iW ♦♦ // V r r n l S III dq�" Ir �l/f/1/ '^♦ �w //%��^i ,r U 4 74 ral rwk �"'Z U"f�J; ✓qW / i� � ✓ r n r� / C � o rr/l.. f / / ✓ x l ki /�/ k A a ^'� /�% it /I r/ ateIN I I I, Ir » }r � ��,I JYpi/�R r %%/ ♦ ,amp � , ij; i q „ J l � � ply,` 4>✓ i i�/' � �$� 4i r l r a �o a — s; •;,, (� /T ,r ^ r �r / Je r a��� /� iT� l �Ja ar " Q'�� Q ti�i �'ra r '� )Yr'C f r A il • f / �/ / r/f � o nq a a o �' r� �r Y� r� �;✓ �� �w � y �W r � y c / 41�, I ♦ r �,n p�� a � � pry f�,ao. ql,,, y � � , 1r� ° � K VY arr I �° � id b�CPJWIW k p// r r rUpkry � � y o w a m l o j Q T I/,rml ik o W Yaoy �J j H Q o Q H 3 t ^ W 4-H." - - - - - - - - - - - - - - - - - - - w WU 1.J - 3nln ion <N F Q ' k'a E " - e m eE `o s g r& a� a�e ell ji II =� a m m Po,o " — �"Nm I . "tea 4 x m, a ry ,I �\ I em c m m - — -M5L5^✓JDN � Z I� m �' � "� kR g 3 u a ,U JA I BB'G5L - � m ap m mlw a k E f F � kce k - ? 3m N J q��101 p K J O &WZ - ~ v s 3as ���'�`�� J� OW _ o� sad tp ♦�ga� g�_`s-1 _ a Ilgllg eio�T €II W ww zags a�mss� z a� ae �a�a�o 3au 3aa —�N Q j \ w } - / \\\� \z/\ /\ _\\ \ WWI sp;1 n- - \ - m »§ 4 \ \ \ \ \ \ \ \ \ \ \ 1\p coup > ; . . . . . . . . . . . . . . > . . . . . . . . . . . . . . . . . > ; . . . . . . . . . . . . . . . . . . . . . . k9fl; , . . - - - - - - - - - - - - - - - . . - - - - - - - � 7- into Q KH all M _ w �F Ing kae -�� oo= e ea o�esa�l g � ola m J� l ot o _o � o �z m f c� o ill Tn' i 10 � (( r*..., � hI 7�r� l�l ------------- 4Eo Nv - _ Ear -- Is vsa ¢ _ga �� �aovam oa z _ r \ \ \ \ ` \� Z/ :OF so s -s \\\\ ^ \< ^ »\ / anti MIN Attu \ 2 \\ \ \ }\\ \ WETS! \ \\ \ ® \\(\ \ 'ph; HUMID NOW _\ . _ - -: _ -- H \� \11 \\ } -All NET 1 too Ee \\ \ \\ r\\NIX H; oil \ \\ \ j lay oil Sees No � Development Review Committee Comments 1 7/7/2026 It4RH Case PLAT26-0113 Greenway Parks Residential (8851 Bud Jensen Drive) WRITTEN STATEMENT OF CONDITIONS 1. Increase the line weight of the property boundary line so that the property boundary is differentiated from the other lines on the drawing.The boundary is difficult to distinguish on the PDF version of the plat, though It Is clear on the printed version. NRH Subdivision Regulations§110-201 (Requirements for all plat drawings—subdivision boundary) 2. Add the Planning and Zoning Commission approval blocks as shown below to the drawing. NRH Subdivision Regulations§110-203(Additional requirements for plat drawings—certification of approval) Approved by the Planning and Zoning Commission of the City of North Richland Hills,Texas,on (date). Chair- Planning and Zoning Commission Secretary- Planning and Zoning Commission 3. In the owner signature block for Greenway Parks LLC, add a line for the title for Beatle Gietema. NRH Subdivision Regulations§110-333(Additional requirements for plat drawings—dedication certificate) 4. In the owner signature block for the City of North Richland Hills, add a label for Owner's Agent to the signature line, and add line for the agent's title. NRH Subdivision Regulations §110-333 (Additional requirements for plat drawings—dedication certificate) 5. Label the eight-foot (8')wide PEDESTRIAN AND ACCESS EASEMENT on Lots 17 and 34 Block B.NRH Ordinance 3902(Pedestrian oriented thoroughfares—emergency access passage) 6. In Block A, add a lot number to the green street open space lot(s) and the perimeter open space adjacent to the street. It is unclear if the intent is for one single green street lot or multiple lots. NRH Subdivision Regulations§110-331(Requirements for all plat drawings—lot and block numbering) 7. There are property lines on residential lots adjacent to the open space lots in Blocks B and C that should be labeled with dimensions and, if necessary for clarity, bearings. See the marked-up print for details. NRH Subdivision Regulations§110-203(Generally-lot dimensions) 8. In Block F, add a lot number to the green street open space lot(s) and the perimeter open space adjacent to Neola Court. NRH Subdivision Regulations §110-331 (Requirements for all plat drawings —lot and block numbering) 9. On Lot 1X Block E, label dimensions and, if necessary, bearings for the open space lot. See the marked-up print for details. NRH Subdivision Regulations§110-203(Generally-lot dimensions) 10. The linework and property boundary is unclear at the southeast corner of the subdivision adjacent to Aegon Office Park Addition. Verify and update the plat as needed. See the marked-up print for details. NRH Subdivision Regulations§110-203(Generally-lot dimensions) 11. There are new easements on the perimeter of the subdivision that need clarification about their location. These include water easements adjacent to Stephenson Mews and Oglesby Mews, and access and water easements adjacent to Waneta Mews. Add dimensions between these easements or other labeling so the location is clear on the drawing. Alternatively, a detail could Page 1 of 3 1 PLAT26-0113 be added to the drawing. See the marked-up print for details. NRH Subdivision Regulations §110-201 (Requirements for all plat drawings—easements 12. Label the length dimension of the five-foot water easement at the south end of Waneta Mews. NRH Subdivision Regulations§110-201(Requirements for all plat drawings—easements 13. Label the dimension and bearings of the 15-foot water easement on Lot 4X Block B. NRHSubdivision Regulations§110-201(Requirements for all plat drawings—easements 14. Label the bearings and dimensions of the lines of the south end of the drainage and detention easement on Lot 1X Block D. NRH Subdivision Regulations§110-201(Requirements for allplat drawings—easements 15. Label the bearings and dimensions of the lines on the fifteen-foot drainage easement on Lot 1X Block B. Alternatively, a detail could be added to the drawing. NRH Subdivision Regulations §110-201 (Requirements for all plat drawings—easements 16. There are an unlabeled line and a missing bearing and distance on a corner clip at the northeast corner of Bud Jensen Drive and Stephenson Mews (see marked-up print). NRHSubdivision Regulations §110-203(Generally-lot dimensions) 17. Add and label the utility easement and access easement on the adjacent property(Lot 3E Block 1 Northeast Crossing Addition). NRH Subdivision Regulations§110-201 (Requirements for all plat drawings—adjacent properties) 18. The right-of-way for Greenway Avenue, Neola Court, and Wenonah Court do not connect to an existing public right-of-way for Grand Avenue. Show how the necessary right-of-way will be obtained to provide this connection.NRHSubdivision Regulations§110-257(Street right-of-way dedication)and§110- 361(General infrastructure policy) 19. Three of the proposed easement abandonments must be done by separate instrument and cannot be abandoned by plat. These easements were originally dedicated by separate instruments and include a water easement(D205138972),drainage easement(D211255060),and an access,utility,no build,and drainage easement(D205069032).A survey description and exhibit for each easement must be submitted. The easement abandonment requires separate approval by City Council. Written acknowledgement from all franchise utility companies is required for all proposed easement abandonments. A letter from each company or the attached form may be used to satisfy this requirement. A list of utility company contacts is also attached. NRHSubdivision Regulations §110-10(Conflicts with public and private provisions)and§110-361(General infrastructure policy) 20. The proposed right-of-way abandonment for the portion of Bud Jensen Drive must be done by separate instrument and cannot be abandoned by plat. A survey description and exhibit for the area must be submitted. The right-of-way abandonment requires separate approval by City Council. Written acknowledgement from all franchise utility companies is required for all proposed right- of-way abandonments. A letter from each company or the attached form may be used to satisfy this requirement. A list of utility company contacts is also attached. NRHSubdivision Regulations§110-257 (Street right-of-way dedication) 21. Informational. Final approval of the replat is subject to the approval and recording of the replat of Lot 1, Block 1, North Richland Hills Civic Center Addition and Lot 1R, Block 1, U.I.C.I. Addition (City case number PLAT26-0112), and execution of any associated property exchanges between Greenway Parks LLC and the City of North Richland Hills. Page 2 of 3 1 PLAT26-0113 DESIGN PRINCIPLES The following comments represent suggested modifications to the plat drawing based on general NRH design principles and standard practices in city planning. While conformance to these principles is not required by the subdivision regulations,the applicant is encouraged to include these modifications as part of the revised plat. 1. Add the City case number near the bottom right corner of the drawings (Case PLAT26-0113). 2. Before the plat is executed for recording,the title block will need to be updated to reference the new lot being created by the replat of this site and adjacent library property(PLAT26-0112). Page 3 of 3 1 PLAT26-0113 Z w m_ x C ca OZ wf Q)o w z �+ O a. c WNvz 2i - o[ 3 w3a�wq 'ot vo R, R as e , o,s: E, rn dsr r s� 11 P_ I d; l ms mm mse m §8 O �M sr - I all o� I I tg jn mm mw � a �I r O m - I Pa no � u — �s mIINm e� I m� o - � a � a CI =EI w I I a 10l II p pC Ih�LIt— ���� �� - m¢ a� _ _a°➢ �L, ~ =off Fa � a x Ir Q JQ W C)D- All �s iw ,ZHZ Root aims, v emu~ y - FTl p a a yU N e O s a _ m LL VMS,- WHO $ ffi m o § o o I M s a s o 0 0 0 0 0 111111IMMIM115- MIM m m m m _ m m m m � a f� x t:p C.^ -z�,z :erwz wknow "p � F w� Q Mon Am Ca ra Q r V_ ao i w z ooz O � o — — — — — sl - i �� a oa m o �v 00 m � o o v I o 0 i I I I \\ PPS oEa Eo / =sq3&oaf Ig Soh a§��Y�«Ye_ � 3 e dg383 EaSa - o so Igo 111 _ ;gym m0® -- -_ E vE� - '- oEP oE3 - p-I �r•o =t:w� ,... - - ' -- s s H w �a EEL _ 0 3 o E c N co U rE8 N O N o'.. o N c O c oo c U - (6 m x � O m C N c~ C 'o 06 a= c m E.v Y o a s c a o 9 U G a .� U �Ea E NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: July 16, 2026 SUBJECT: ZC26-0169 Public hearing and consideration of a request from RAA Real Estate Investing LLC for a special use permit for a secondary living unit at 8459 Shady Grove Road, being 1.319 acres described as Lot 1, Block 1, Merritt Addition. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of RAA Real Estate Investing LLC (owner), Santos Catalan is requesting a special use permit for an accessory dwelling unit on 1.319 acres at 8459 Shady Grove Road. GENERAL DESCRIPTION: The property under consideration is a 1.319-acre lot located on the east side of Shady Grove Road, west of Fresh Meadows Road. A single-family residence is under construction on the property. The property is zoned R-2 (Single-Family Residential). The owner intends to construct an accessory dwelling unit in the rear yard. The building is intended for use as a living area and detached garage. An accessory dwelling unit, also known as a secondary living unit under the zoning code, may be constructed by right on a residential lot, subject to certain development standards. The maximum allowed floor area for accessory dwelling units is 650 square feet, and the unit must be located within 25 feet of the primary house and connected with a breezeway at least six feet wide attached to the roofline. These types of living units are intended for use by a family member or relative of the occupants of the primary house, and the units may not be rented or leased or have separate utility meters. The proposed accessory dwelling unit would be located approximately 50 feet away from the rear of the primary house. The building provides 798 square-feet of living area with 477 square feet of covered porches. The unit would be a portion of a proposed detached two-car garage at the end of the driveway. The overall footprint of the structure is 1,988 square feet under roof, with an overall height of 16 feet 7 inches. The design of the structure is consistent with the architecture of the primary house. c-fior ,�,„3,,, ,„3,( „) of the zoning ordinance establishes the requirements and standards for accessory dwelling units. The accessory building is compliant with all development NORTH RI HLAND HILLS standards except for the standards noted below. Modifications to or deviations from the standards may be approved through approval of a special use permit, and applicants are requesting modifications to these standards as described in the table. Connection to primary residence o Unit must be connected to primary house by a o Building and primary house not connected breezeway attached to the roofline Proximity to primary residence o Unit must be within 25 feet of the primary o Building is approximately 40 feet from the primary residence house Maximum total floor area o Living area: 798 square feet 0 650 square feet o Covered porches: 477 square feet o Building footprint(under roof): 1,988 square feet Use o Unit must not have a separate utility meter o Separate meter not proposed VISION2030 COMPREHENSIVE PLAN: This area is designated on the Vision203O Land Use Plan as Low Density Residential. This designation promotes quality neighborhoods of conventional suburban single-family detached homes. General characteristics of these neighborhoods include a density of two to six dwelling units per acre and houses of one- and two-stories. CURRENT ZONING: The property is currently zoned R-2 (Single-Family Residential). This district is intended to provide areas for low density development of single-family detached dwelling units which are constructed at an approximate density of 4.0 units per acre. SURROUNDING ZONING I LAND USE: CMENNEEM r r NORTH R-2 (Single-Family Low-Density Residential Single-family residences Residential) WEST R-2 (Single-Family Low-Density Residential Single-family residences Residential) SOUTH R-2 (Single-Family Low-Density Residential Single-family residences Residential) EAST R-2 (Single-Family Low-Density Residential Single-family residences Residential) PLAT STATUS: The property is platted as Lot 1, Block 1, Merritt Addition. NORTH RI HLAND HILLS CITY COUNCIL: The City Council will consider this request at the August 10, 2026, meeting following a recommendation by the Planning and Zoning Commission. DRC RECOMMENDATION. Modifications to design standards for accessory dwelling units are subject to approval of a special use permit or other zoning action. The DRC recommendation for approval of the special use permit for the accessory dwelling unit is based on previous approvals of buildings in similar contexts. RECOMMENDATION: Approve ZC26-0169. } a� LL o Lo N �....,: Lo ......,...... O Lo CM ...,..........,�,� N HIGH POINT Lo 00 O j...,.................... ................... . . O . ......... . w .......... C7 c `.... ............ . 2 390RA 31d331S O ...... SMOdb'3W HS3a3 w O O � w O Z O....... ........... p .......- H SNIB S M.. . . .. . . . .. . . . . . . . . . _. Irlllllllllllllllll Keller III IIIIIII i IIIII lUlll�I F Z) E 7 Q C fLLJ 2 O i O I/I�f/lu IIIIIII Hwy C IIIIIIIIIIIIIIIIIII U """' N O ��IIIIIIIIIII O N i Q umlYfluuuuu �JJ fl- c 5 a uurr naou Q�� O w ono um�fmulllm JU�I � � 'o � m wlffyumrriY!.,,, Q- Q ° N C o ouuum . . . . . , . . . . , c O — U.. r mUi r ,,...... y m a a ,. ,, , , , m O N W — N N � J 4 O gip oMl ksm �'v1917/�j� j��il y I� lim, ^1 � LL O l / '"'"�rti fir%%%/%'/ ` `���7�, .,�: °*gym I�u;r' ������ a ♦ � ' � r LO LO r /O/ ' Lo //%/ / J owM ll �rio l /%' a LO 00 9� 1 /4 Y l n � V m i, /i tt 7 o� F 1 � --,�um �V I r 9/ � �/ • ,,,;, r„ 1 • � I Y 1 r I ri /il y N � 19 II f Y o- i MM � n/r ° a �° / r ' 'aArldu o aa) 0) �! o o o awi Wo o � r / o a o r � x o �1✓I . I/ l.' f0/ IJl7 f „��t'IMf�n. 1„yl d'�i!M : n� ,Y Q 0 Q LU o Qo rr IqRH PUBLIC HEARING NOTICE OKTH KICHLAND HILLS CASE: ZC26-0169 «OWNER» «MAILING ADDRESS» «CITY STATE»«ZIP» You are receiving this notice because you are a property owner of record within 200 feet of the property requesting a SPECIAL USE PERMIT as shown on the attached map. APPLICANT RAA Real Estate Investing LLC LOCATION 8459 Shady Grove Rd REQUEST Public hearing and consideration of a request from RAA Real Estate Investing LLC for a special use permit for a secondary living unit at 8459 Shady Grove Road, being 1.319 acres described as Lot 1, Block 1, Merritt Addition. DESCRIPTION Request for a special use permit for a secondary living unit (accessory dwelling unit). Proposed living unit is part of a detached garage. The structure is 1,988 SF feet in overall size, including 798 SF of living area, 477 SF of covered porches, and a two car garage. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, July 16, 2026 City Council 7:00 PM Monday, August 10, 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 by the 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 ,35 �� wHrrESTONE vz w to TANGLEWOOD Aa n 8iOOOAM1 CASTLE CREEK °o s'S x 0 0 CADDf? LL LUppWHLnCdS SHADY GROVE ate' ASHLEY <J AM HU RST �vv m rvv vxvr rle Iv.e Iu,a�c+r ut �...... �. �.... db0 'a2 �r'4tG't, wivrc�SINn w rr 1 r r v d y v N �. vvr it ,i , iei v E { PC 6 41 m N ---infl' 7" 1'ROP ERlY I ONF ¢weal .. _. ,• . �.? uvITE IA 10Af AW 1 6l.l6[ i q I FMv H[;WVF V+ff � cavvsna vc nnad la'111l��rr � � s Gh vranr it � i � v J a�� �les;I":mil nVi i a EASEMENT i s�Ilarrowi,rzrvv�ki,9 _ _ Planning and Zoning Department 4301 City Point Drive-NRH,TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com NOTIFIED PROPERTY OWNERS ZC26-0169 I ALDARAWSHEH,DANY 417 SUNSET OAKS DR FORT WORTH TX 76112 BETTENCOURT LIVING TRUST 8705 WOODBURY CT NORTH RICHLAND HILLS TX 76182 BUCHANAN,CHARLES 858 MOBLEY RD CEDAR HILL TX 75104 DAY,NATHAN P 8625ASHLEYCT NORTH RICHLAND HILLS TX 76182 DEAL,MICHAEL 8627CASTLE CREEK CT NORTH RICHLAND HILLS TX 76182 DODD,KEVIN 2601 HIGHLAND PARK CT COLLEYVILLETX 76034 EZZEDINE,MARIAM 8513 FRESH MEADOWS RD NORTH RICHLAND HILLS TX 76182 FISHER,ROBERT 8620 CADDO CT NORTH RICHLAND HILLS TX 76182 FLESCH,FORREST 8512 FRESH MEADOWS RD NORTH RICHLAND HILLS TX 76182 FORD,ALYSSA BAEVICH 8509 SOUTHMOOR CT NORTH RICHLAND HILLS TX 76182 GARCIA,MIGUEL 8708 WOODBURYCT NORTH RICHLAND HILLS TX 76182 GROVE INVESTING LLC 886 PRIVATE ROAD 2546A MERIDIAN TX 76665 HILL,BRENT JR 8620 CASTLE CREEK CT NORTH RICHLAND HILLS TX 76182 HU,JERRY CHE JEN 8521 STEEPLE RIDGE DR NORTH RICHLAND HILLS TX 76182 JEROME AND SHARON LESCZYNSKI FAMILY 8700 WOODBURY CT NORTH RICHLAND HILLS TX 76182 LIVING TRUST KYEI,GEORGEACHEAMPONG 8516 FRESH MEADOWS RD NORTH RICHLAND HILLS TX 76182 LEACH,MELISSA 8701 WOODBURYCT NORTH RICHLAND HILLS TX 76182 LUMPKIN,PHILLIP 8624CASTLE CREEK CT NORTH RICHLAND HILLS TX 76182 MAHONEY,PAUL 8624 CADDO CT NORTH RICHLAND HILLS TX 76182 MILES,RYAN 8520 FRESH MEADOWS RD NORTH RICHLAND HILLS TX 76182 NARY,JENNIFER 8621 CADDO CT NORTH RICHLAND HILLS TX 76182 NASHED,OSMA FAYEZ 5412 CARIBOUR RIDGE DR WATAUGATX 76137 NWEKE,NNEKA IFEYINWA 8704 WOODBURY CT NORTH RICHLAND HILLS TX 76182 ODEH,NAEL 8709 WOODBURY CT NORTH RICHLAND HILLS TX 76182 PLUMMER,ORVIILLE 8501 FRESH MEADOWS RD NORTH RICHLAND HILLS TX 76182 SHRESTHA,NEELAM 8500 FRESH MEADOWS RD NORTH RICHLAND HILLS TX 76182 SLAY,H LAMAR 8463 SHADY GROVE RD NORTH RICHLAND HILLS TX 76182 STAFFORD,CLINTON 8524 FRESH MEADOWS DR NORTH RICHLAND HILLS TX 76182 THE LECKEY FAMILYTRUST 8625 CADDO CT NORTH RICHLAND HILLS TX 76182 VIDEIRA,ERIKA 85178 FRESH MEADOWS RD NORTH RICHLAND HILLS TX 76182 WALTHER,TODD 8508 SOUTHMOOR CT NORTH RICHLAND HILLS TX 76182 YEGANEHJOO,AMIR R 8712 WOODBURY CT NORTH RICHLAND HILLS TX 76182 � G� o ° p ....�., , 00 O ,......... N CJ,, O C LL O LO CO Ln LO N O 00 2 00 m 00 r� 00 LO0............ .......... .� , ,...,..., ......, ...., LJJ 00 ,.............--.' LO > N 00 00 LO m N Ln _ LO � Ln00 a7 N N O O � 00 O 00 O 04 O 0004 N O r04-I 00 O O 00 Ln ¢0 c0 O SMOdb'3W HS38J Z Q N Ln — a7 00O LO LO 00 00 LO C 00 00 0 v o c co co . . . . . . . . . . . 0 o m co c co m O O m o➢N N N N Ln ° c a`�i O N O N a CO 00 i'` O m > -`60 00 0000 E 5 Q c N N 0 O i O C O a � (6 C m 04 O Q c 's O O CO CO (D N Q'�a Q 00 CO CO CO O m = o 00 a i �a no 0� O U O N O O C S 00 LU 00 00 00 00 N 4 I.L U O LU i 9-'O� O 8 N Ln J N m V N m y c .X Qo a 0 Q 00 00 00 m ° a a U w � U N Q T AAI M _ C 00 00 00 00 0 mf Va Np� :lG�\S PN b+d N O om kk o F O w ¢o o U �0 o dtl wr i� w_wa r uzu�z au� i>� arorr G -Nz 0-105 -----_F 1N3W3SV3 01 uj N F 2 W Elf W N d W O o 3NIl A183dOHd 1N3W3SV3 O6 66 b£ LL o w wz v z roo z w ' -110 W G - w G� � w g Q a W O cow V r M 77N (7 z z Fw a w Q mY w Q ---_ w O 0 0 go /z0 cr ;,z-IOU 1N3W3SV3 OZ z ',.. ......... ......... ......... ...... ......... ......... ......... ....... _w .... ........ w> X� 3NI I,ki213dONd ----1f10 82if10°JNIlSIX3 ° ON 3AO219 AOVHS „a M. a z m `< Q 30 IW ao F n o��d sio3iiHoav svw oianis szoz°e�„ca°o «seson..... _ N o � 2 W N z°i o d j F p N� � �cJ � `W�v N��ryyS �•�` �C � r� w r� wo �—w wHa rc z ? �I &_ "I au� i>� arorr G -Nz ----------- ca 0 I F w ' a S m f > o � w ° ° 5 a ° o m ° w a 1 - l m ry aLL w a p � e o� w i w� a 0 0 w p � k g OTIT y v 0 -. _ _ I N a - W cl dog.9 a o= u � o d - p Epp Dada siodiiHoav svw oianis szoz rse�,Ra°o .c seson,.....ao U U o N O 2 W 0 ` N ww w a z oz V♦l I Sz�idN S.�P o au� i>� arorr G —Nz r r r r s r m ° m w e � a S} x e.. w z ° H o i a ° a �. �w 1� a e �o 0 V a V I i N ° w f 3 ° w 9 0 k V x� o w o z � Fw wo N �0 9 o w v W r a oR w� y s wW W a r ° W W y z m z� 00 I N � em a am:a O O e ...................................................... e. ui o T e G w ze ar � (1) 8 e o O o Q d - Dada siodiiHoav svw oianis szoz�se�,Raoo ,F...........ao Z ~ O L O C=l r R ¢ ..+� Lli o 0 w Ow Q' r o�z �' i� g :w6 St Sic CC Ni �O98 w�a rc z'z cooll i wI Kam o "o = s o ° o owwo6 o w. 0 IN m „ m r ------------ CL h o oLL a Qa m 0 ¢ ¢ ' W m o- ° 26 aN a a N a p O o � a w w � r z „ x o a e;u a 4 W 8 OME z Z 3° g Lo Ol1d 510311HObW SWW OIaf11S 5Z6Z lV6i�Rda0 rV nesosr.....o NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: July 16, 2026 SUBJECT: ZC26-0170 Public hearing and consideration of a request from Citadel Development Group for a special use permit for a quick service restaurant at 6051 Precinct Line Road, being 0.6741 acres described as Lot 1 R2, Block 1, Northeast Crossing Addition. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of UG2 Crossing TX LP (property owner) and Slidin Thru LLC (tenant), Citadel Development Group is requesting a special use permit for a quick service restaurant on a 0.67-acre property located at 6051 Precinct Line Road. GENERAL DESCRIPTION: The 29,320-square foot site under consideration is located on the west side of Precinct Line Road, south of Boulevard 26. The site is located between Kohl's department store and Methodist Cardiovascular Consultants medical office. It is a vacant site currently used as a parking lot. The applicant proposes to develop a site for a new quick service restaurant, irn ll,llsSliders, a drive-through slider restaurant. A site plan package for the property is attached. Planned improvements to the site include construction of a new 900-square-foot building with drive-through service, a 470-square- foot covered outdoor seating area, and associated site improvements. The zoning ordinance requires special use permit approval for a quick service restaurant. The zoning ordinance includes design standards for restaurants that provide drive- through service. The proposed construction complies with all drive-through standards except as noted below. The applicant is requesting approval of the following modified standards as part of the special use permit. o Drive-through lanes are not permitted to be located between the building and a public street. The proposed site layout includes a drive-through lane between the building and Precinct Line Road. Landscaped areas on the property cover 20% of the site. These areas include a 15-foot- wide landscape setback adjacent to Precinct Line Road, landscaped areas adjacent to the drive-through lane, parking lot landscaping, and buffer areas between the drive- through lane and adjacent driving aisles. NORTH RI HLAND HILLS The parking area contains 35 parking spaces and vehicle stacking area for 9 cars in the drive-through lane. The site has access to Precinct Line Road and Boulevard 26 through common access easements on adjacent properties, and no additional driveway connections to either Precinct Line Road or Boulevard 26 are proposed. The proposed conditions of approval for this special use permit are attached. Applications for special use permits provide an opportunity to address modifications to specific site development and building design standards for the site. These conditions are based on the applicant's proposed development of the property. These conditions may be modified throughout the public hearing process, but they are subject to final approval by City Council. LAND USE PLAN: This area is designated on the Land Use Plan as Retail Commercial. The Retail Commercial land use category provides sites for community and regional shopping centers, commercial establishments, and employment centers. These sites are typically located on highways and major thoroughfares at key intersections. CURRENT ZONING: The property is zoned C-2 Commercial. This district is intended to provide for the development of retail and general business uses primarily to serve the community and region. Uses include a wide variety of business activities and may involve limited outside storage, service, or display. The C-2 district should be located away from low and medium density residential development and should be used as a buffer between retail and industrial uses. The district is also appropriate along business corridors as indicated on the land use plan. SURROUNDING ZONING I LAND USE: NORTH C-2 (Commercial) Retail Commercial Retail store (Kohl's) WEST C-2 (Commercial) Retail Commercial Retail shopping center SOUTH C-2(Commercial) Retail Commercial Medical office building EAST GB (General Business) N/A Restaurant (City of Hurst) PLAT STATUS: The property is currently platted as Lot 1 R2, Block 1, Northeast Crossing Addition. CITY COUNCIL: The City Council will consider this request at the August 10, 2026, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve ZC26-0170. o� 4 f7 u7 r" 0 LO lLS LO N LO N 3NI117N133W 3N1113NI33Ud }sanH 3NI113N1*3Hd sIIIH uL'1931H WON 00 0 U 4 ,a a i yaQti�� �62 1 vi C y o C�o o c a g a c q a I a � a c m c}' 0 v 1 M1J w t f m f �R' ht� � t'� a. _ _ c Q1 HAWK HAWK HAWK HAWK HAWK HAWK , � v � a �I ----- U - as XON lfi,On IF I WEE p)� / // ,, sq is /0 l/ ,,'•' r I y/ " ill �`! �� �!/� rr ° 1//,�% III',:// r it ,; /9 04y I , �­ , o O� , WI JfNlUmu i D3!!d LO pes }SOH 3NI1pN1"��F7:4 / r 3fVI1 J.hJ4kMd 3�1191�N1 , ✓ � Q If l H 4 �Iffff% f }� Qr�i iWu 1 II NAa , MA s Not � ���/�%/f,.,�rId "N" 1 YV6�kV�u��wUwG�l f `�� yrNX J Ot y � X ^� I � �'?�,� I rn / G r E n a O cy Q1 � it m III I r I k r 11 i uu d l ttmb .i/ /m p d a ;t Of Ar , � m / ! �• ! q,. r/i Ilr a yj 1/ r!/7 � rl�! f�,�r� r�.�,�Y" �,�p r�� � Y/ � ,t�j/x d © .� � �d IqRH PUBLIC HEARING NOTICE OKTH KICHLAND HILLS CASE: ZC26-0170 «OWNER» «MAILING ADDRESS» «CITY STATE»«ZIP» You are receiving this notice because you are a property owner of record within 200 feet of the property requesting a SPECIAL USE PERMIT as shown on the attached map. APPLICANT Citadel Development Group LOCATION 6051 Precinct Line Rd REQUEST Public hearing and consideration of a request from Citadel Development Group for a special use permit for a quick service restaurant at 6051 Precinct Line Road, being 0.6741 acres described as Lot 1 R2, Block 1, Northeast Crossing Addition. DESCRIPTION Proposed development of a 900 SF quick service restaurant with drive-through service, outdoor seating, and associated site improvements. Proposed business is Smalls Sliders. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, July 16, 2026 City Council 7:00 PM Monday, August 10, 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 by the 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 I�DI, x 4 q d1y41 R 2 g D,V 4 C MC IpIMfV TY 0 11 k1l 1110111-111111ry rt y u,mv r u .dv x b.f n y y n F fY 1213 25 1 7 5gd1 R;vP n,k1[ ......�rrrrr� W n�'��4 PII'rv�rris 4 �Iryln t o mf yJr�4ni'k i vnrtlmripy, ." Y .. f PRIJMIL 4DRI! V I' I jM I R 01 �I � t"9l„gr IC1�auL rn^e y 9 _..... 4 , r I .�. ......... �........ . G �� II I II J �, J l r I I" lu '-gym If u� r Planning and Zoning Department 4301 City Point Drive-NRH,TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com NOTIFIED PROPERTY OWNERS ZC26-0170 � iu iu CITY OF HURST COMMUNITY DEV DEPT 1505 PRECINCT LINE RD HURST TX 76054 UG2 CROSSING TX LP 1000 FOURTH ST STE 290 SAN RAFAEL CA 94901 NORTH RICHLAND HOLDINGS LP 621 NW 53RD ST STE 125 BOCA RATON FL 33487 CH-F SR I/NORTH RICHLAND HILLS THE 3819 MAPLE AVE DALLAS TX 75219 CROSSING LP o� O U' 4 f7 t17 r" 0 LO lLS LO LO N 3N111ON133Md 3N1113NI33Ud }sanH 3NI113N1*3Hd _ sIIIH PuL'193!!i Wat4 w /2uw � 0 U 4 � � � i O h0 C C r6 a}+ w as a a c Q c c i Pll- 0 O c N j `�` ti Q a. -- HAWK -. --HAWK HAWK HAWK HAWK ----. -- HAWK I.. ib. �'" :: Q p v .G a m W4+MXr,1ll muiui uuuuuuuuuuuuuIIII j�u iuiui� uiuiuiuu� 1550�East Republic Roach Springfield, MO 65804 tothassociates.coim 417.888.0645 SS 0 C 11 AT July 2, 2026 City of North Richland Hills Development Review Committee RE: Zoning Case ZC26-0170 Smalls Sliders—North Richland Hills— Project Narrative 6051 Precinct Line Road The proposed project consists of a new Smalls Sliders restaurant to be constructed on an existing paved parking area at 6051 Precinct Line Road in North Richland Hills,Texas.The site is approximately 0.67 acres and is located near the intersection of Precinct Line Road and Grapevine Highway. The development includes a 900-square-foot restaurant building with an associated drive-thru lane, parking, landscaping, utilities, drainage improvements, and other site work necessary to support the use. The project also includes approximately 470 square feet of outdoor patio seating. Smalls Sliders is a quick-service restaurant concept specializing in made-to-order cheeseburger sliders, fries, shakes, and beverage offerings, operating in a compact format focused on drive-thru and walk-up service.The proposed restaurant will provide a convenient dining option for the surrounding community while creating new employment opportunities within North Richland Hills. Respectfully, Zachary Mills, PE Project Manager Toth&Associates,Inc. SLIDER C014130S � A�I11MV0B4�94VI1�9�t( 1M*� H mi 1� i l fi r1 U 10.89 13.89 17.69 969.114.5IM 191'8-M454a;AB. 1507-1999CRI KIDS COMBO 6.ag ou-mm ISLIDER,SMAU.IFRIES+SMALL.B IN STACK R SLIDERS ADID BACON +8.99 PER$114ER 70 CAMUDBA IIDD 1.29 PEA of lEk m enupsu999 MILKSHAKES MADE MB'tl`"B'MM REAL M F 'irMq�,�.14M V$iNIILLA W?CAL CNItlYC�1ll�T� 9N C�1 ;r COOKIES&CRIBAM B59 MMINOR/, IVA_ 5,9 l ' IFFF jrr i` I9 'PV 9I Get M ,6 " „ r *? � �9 I ip"1'PI CNNI 9,.99�CIYI II,I� � � u q,Mlqu;�xaxeN�MwA+tlw +mvnHwro�wMrgmtW�y w�,wwrM.W y�yN�vkVWma�knp�'W'wauNwi!wµwpf �awaro��«uro'oc; s Vm Exhibit B— Land Use and Development Regulations—Ordinance No. **** — Page 1 of 2 Special Use Permit Case ZC26-0170 Lot 1112, Block 1, Northeast Crossing Addition 6051 Precinct Line Road, North Richland Hills,Texas This Special Use Permit (SUP) must adhere to all the conditions of the North Richland Hills Code of Ordinances, as amended, and the base zoning district of C-2 (Commercial). The following regulations shall be specific to this Special Use Permit. Where these regulations conflict with or overlap another ordinance, easement, covenant, or deed restriction, the more stringent restriction shall prevail. A. Permitted land uses. A special use permit is authorized for a quick service restaurant on the property. B. Site development standards. Development of the property shall comply with the development standards of the C-1 (Commercial) zoning district and the standards described below. 1. The site improvements must be constructed as shown on the site plan attached as Exhibit „C .11 2. Landscaping must be installed as shown on the site plan attached as Exhibit "C." All trees planted on site must be container-grown trees. 3. The drive-through components on the site must comply with Section 118-633(26) of the zoning ordinance and the standard described below. a. The drive-through lane improvements must be constructed as shown on the special use permit exhibit attached as Exhibit "C," including pickup window, lane widths, pavement markings, and menu board locations. C. Building design standards. Building design and appearance must comply with the building elevations attached as Exhibit "C" and the standards described below. C. Expiration. The special use permit will expire three (3) years from the effective date of this ordinance. If the quick service restaurant is still in operation at the time of expiration, the business shall be considered a legal non-conforming use and may continue operation subject to the standards described in Section 118-153 of the zoning ordinance. D. Amendments to Approved Special Use Permits. An amendment or revision to the special use permit will be processed in the same manner as the original approval. The application for an amendment or revision must include all land described in the original ordinance that approved the special use permit. E. Administrative Approval of Site Plans. The development is subject to final approval of a site plan package. Site plans that comply with all development-related ordinances, and this Ordinance may be administratively approved by the Development Review Committee. The city manager or designee may approve minor amendments or revisions to the standards provided the amendment or revisions does not significantly: 1. Alter the basic relationship of the proposed uses to adjacent uses; 2. Change the uses approved; Exhibit B— Land Use and Development Regulations—Ordinance No. **** — Page 2 of 2 Special Use Permit Case ZC26-0170 Lot 1112, Block 1, Northeast Crossing Addition 6051 Precinct Line Road, North Richland Hills,Texas 3. Increase approved densities, height, site coverage, or floor areas; 4. Decrease on-site parking requirements; 5. Reduce minimum yards or setbacks; or 6. Change traffic patterns. 09L9L Xl'SIIIH ONtlIHOIN HINON OUBM-1 lON13321d L909 slue - 15 _ SIIIH ONVIHOIN HIMON ,.V sbaans sTIdws En zzz nq nV - . a as aw�N�3ae m. s a z 3 w U o �0`d�3N11�13NI�3Mdv� 1 r� o= - ------ — --------------------------- - ---- ----- — - —� - "�, - --- ---r— --, II L I I LL o o I II IIII IIII IIII IIII o I-- vmHa I I I I I I I I r 1-- \ I I WU P�Mi1MU)Y/'^,2NUIM I I I I� II I I 3N21a 31tlN`dd _ ______I_� II i 7i —I 1 _— __ __ I I II L---\\-------- ------------ L1L L_--------------------------�---- 3N210—ANd \� I III � z rtiw � y riu3i�a»3 o�y o'� � 30�rc3im�i a ~ z J / OR XI`SIIIH ONVIHOIN HINON Ltl ON 3NII13NI33Hd LS99 a a ci¢ o SIIIH aNVIHaRI HIMON c' �a � z SN341IS SITdWS W Q K w_ O o Z� Ow N LL Z u LLI ❑ ❑ a W S J III 'I � x a Q e®%i�a Y � � o � C� O � Lol 0 O � 6 _ 3 -- y ------- - - --- --I - r -------------- - - --------------------------- I I I � I I li li I � li li I� III i * II III I \ I . IIII, w I a, I tr I o zo I i'o o I 00 I I O I o L � II II II I --- v I I II I I I I I o II � I II I I -------------- I I I I _—————————— ——L ——— I� I III II I I � ------------------------------------- \ I II I I � I COL92 Xi'S-1-11H ONV�HOM HI2JON -1 IONIO�]Hci L909 U) MI�]Nl a:z 00 zoo(j TER— J", J0191, M Lu w a: < C\l 0 > z x w LU ............ z 0 0 > LU LU U) D < 0 E E Sd LU z LU LU U) w U) N 0 z z z MINIMUM a! TH LU Lu R. MINIMUM x Lij x MINIMUM LU MINIMUM 7 LU 311 1 0 7 7 0 OOL92 Xl`SIIIH 4NV1HOM HI2JON z MI 3NIl IONIO32id L909 > w z o� amp 1", e '� s w�- w 4 �� 9 w z z w w '�177 0 Ell z a 0 W Q Wq 0 H 0 o W . � w W 0 F _ z W _ rw pw ILL rw a W - rg = x O g r Eny NM Z 2 W K Q Zy1 � 4� X W W 00AUUAU � IV- Mu _ a.,= W iiiii �o� V >i�t'dMf1�5�0� o�