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HomeMy WebLinkAboutPZ 2026-09-17 Agendas t4RH CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, SEPTEMBER 17, 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 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 B. MINUTES B.1 Approve Minutes of the September 3, 2026, Planning and Zoning Commission meeting. C. PUBLIC HEARINGS C.1 ZC26-0174 Public hearing and consideration of a request from Chris Johnson for a zoning change from AG (Agricultural) to R-1 (Single-Family Residential) at 8701 Rumfield Road, being 0.956 acres described as Tract 14D, Stephen Richardson Survey, Abstract 1266. Thursday, September 17, 2026 Planning and Zoning Commission Agenda Page 1 of 2 C.2 TR26-05 Public hearing to consider amendments to Chapter 118 (Zoning) regarding the following: Building material regulations, public hearing and notice requirements, regulation of customary home occupations, and criteria for hardships considered by the Board of Adjustment. 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, September 11, 2026, by 5:00 PM. Clayton Husband AICP Principal Planner This facility is wheelchair accessible and accessible parking spaces are available. Requests for accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City Secretary's office at 817-427-6060 for further information. Thursday, September 17, 2026 Planning and Zoning Commission Agenda Page 2 of 2 k4Ft hJOIF LH KICHLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: September 17, 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: September 17, 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: September 17, 2026 SUBJECT: Approve Minutes of the September 3, 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 & Zoning Department 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 September 3, 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 SEPTEMBER 3, 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 3rd day of September 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 Chair, Place 3 Kyle Pekurney Vice Chair, Place 7 Eric Welborn Place 1 Mike Kerby Place 2 Cheryl Lyman Place 4 Jayashree Narayana Place 5 Suzy Compton Place 6 Absent: Jacob Whittaker Alternate A Aaron Harris Alternate B Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Dena Pierson Office Coordinator Chair Carpenter called the work session to order at 6:32 p.m. 1 PLANNING DIRECTOR REPORT Director of Planning Cori Reaume presented the city announcements and summarized recent City Council actions. 2 PRESENTATION BY STAFF ON ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. September 03, 2026 Planning and Zoning Commission Meeting Minutes Page 1 of 6 Director of Planning Cori Reaume and Principal Planner Clayton Husband discussed items on the regular meeting agenda. B. FUTURE AGENDA ITEM(S) There were no requests from Planning and Zoning Commission for future agenda items. Chair Carpenter adjourned the work session at 7:04 p.m. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER Chair Carpenter called the meeting to order at 7:10 p.m. Present: Aaron Carpenter Chair, Place 3 Kyle Pekurney Vice Chair, Place 7 Eric Welborn Place 1 Mike Kerby Place 2 Cheryl Lyman Place 4 Jayashree Narayana Place 5 Suzy Compton Place 6 Absent: Jacob Whittaker Alternate A Aaron Harris Alternate B Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Dena Pierson Office Coordinator A.1 PLEDGE Commissioner Kerby 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. September 03, 2026 Planning and Zoning Commission Meeting Minutes Page 2 of 6 B. MINUTES B.1 APPROVE MINUTES OF THE AUGUST 6, 2026, PLANNING AND ZONING COMMISSION MEETING. APPROVED A MOTION WAS MADE BY COMMISSIONER LYMAN, SECONDED BY COMMISSIONER KERBY TO APPROVE MINUTES OF THE AUGUST 6, 2026, PLANNING AND ZONING COMMISSION MEETING. MOTION TO APPROVE CARRIED 7-0. C. PUBLIC HEARINGS CA ZC26-0172 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM GREGORY RICKS FOR A ZONING CHANGE FROM AG (AGRICULTURAL) TO R-1 (SINGLE-FAMILY RESIDENTIAL) AT 7412 BURSEY ROAD, BEING 1.92 ACRES DESCRIBED AS TRACT 1D1, JOHN CON DRA SURVEY, ABSTRACT 310. APPROVED 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. Chair Carpenter called for the applicant to present the request. Gregory Ricks, 8802 Queens Court, College Station, Texas, presented the request. Chair Carpenter called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Chair Carpenter called for anyone wishing to speak for or against the request to come forward. There being no one else wishing to speak, Chair Carpenter closed the public hearing. Chair Carpenter and Mr. Husband discussed the purpose of the agricultural zoning district. September 03, 2026 Planning and Zoning Commission Meeting Minutes Page 3 of 6 A MOTION WAS MADE BY COMMISSIONER PEKURNEY, SECONDED BY COMMISSIONER LYMAN TO APPROVE ZC26-0172. MOTION TO APPROVE CARRIED 7-0. C.2 ZC26-0173 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM WILSON WHITAKER RYNELL FOR A SPECIAL DEVELOPMENT PLAN FOR A WINERY (MEADERY) AT 8204 NORTHEAST PARKWAY, BEING 8.32 ACRES DESCRIBED AS LOT 4, BLOCK 3, CULP ADDITION. APPROVED WITH CONDITIONS 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. Chair Carpenter called for the applicant to present the request. Cory Smith, 6544 Wakefield Road, North Richland Hills, presented the request. Chair Carpenter and the applicant discussed the production process for mead, deliveries of material and equipment, and general business operations. Commissioner Narayana and the applicant discussed the number of employees and allowances or limitations on tasting activities. Chair Carpenter called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Commissioner Compton and Mr. Husband discussed the occupancy rate for the property. Commissioner Pekurney and Mr. Husband discussed restrictions about tastings allowed under alcohol licenses. Commissioner Narayana and Mr. Husband discussed parking space locations for the lease space. Commissioner Lyman and the applicant discussed retail sale of kegs and bottles and production operations. Mr. Smith stated tasting events would planned at off-site locations. September 03, 2026 Planning and Zoning Commission Meeting Minutes Page 4 of 6 Commissioner Welborn and Mr. Husband discussed the approval process for Keyworth Brewing. Chair Carpenter called for anyone wishing to speak for or against the request to come forward. The following individuals spoke during the public hearing: Bobby Gomez, 7714 Sable Lane (support). Chair Carpenter called for anyone wishing to speak for or against the request to come forward. There being no one else wishing to speak, Chair Carpenter closed the public hearing. Commissioner Narayana discussed whether a restriction on tastings at the business should be considered. Commissioner Compton discussed the nature of the proposed business as compared to wine bars and brewpubs. Commissioner Pekurney discussed the potential sale of products at the business. Chair Carpenter discussed the public input received about the application. A MOTION WAS MADE BY COMMISSIONER LYMAN, SECONDED BY COMMISSIONER KERBY TO APPROVE ZC26-0173 SUBJECT TO INCREASING THE SIZE OF THE LEASE AREA NOTED IN THE EXHIBITS TO 1,200 SQUARE FEET. MOTION TO APPROVE CARRIED 7-0. D. PLANNING AND DEVELOPMENT E. EXECUTIVE SESSION F. ADJOURNMENT Chair Carpenter adjourned the meeting at 8.11 p.m. September 03, 2026 Planning and Zoning Commission Meeting Minutes Page 5 of 6 Aaron Carpenter, Chair Attest: Jay Narayana, Secretary September 03, 2026 Planning and Zoning Commission Meeting Minutes Page 6 of 6 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: September 17, 2026 SUBJECT: ZC26-0174 Public hearing and consideration of a request from Chris Johnson for a zoning change from AG (Agricultural) to R-1 (Single- Family Residential) at 8701 Rumfield Road, being 0.956 acres described as Tract 14D, Stephen Richardson Survey, Abstract 1266. PRESENTER: Clayton Husband, Principal Planner SUMMARY: Chris Johnson is requesting a zoning change from AG (Agricultural) to R-1 (Single-Family Residential) on 0.956 acres located at 8701 Rumfield Road. GENERAL DESCRIPTION: The property under consideration is a 41,639-square-foot tract located on the north side of Rumfield Road between Northfield Drive and Eden Road. The property has 125 feet of frontage on Rumfield Road and is approximately 332 feet deep. The site is currently developed with a single-family residence constructed in 1975. The applicant is requesting a zoning change to R-1 (Single-Family Residential) with the intent to plat the property for the construction of a new single-family residence. The character of the area is low-density single-family residential. Most properties to the south and east on Rumfield Road are AG (Agricultural) and include large estate sized lots. The neighborhood north of the site (Meadowview Estates) is zoned R-2 (Single- Family Residential). While the AG (Agricultural) district is primarily intended to protect land suited for agricultural uses from incompatible uses, it is also a holding zone intended to preserve land suited for eventual development into other uses. The district was also assigned to properties when they were annexed into the city limits in the past, as required byiiir ,"�,"�.. .:..20....of the zoning ordinance. This allowed for zoning changes to be considered at a time when reasonable development of a site was suitable based on long-range plans, availability of public services, and market conditions. In reference to platting property zoned AG (Agricultural), gg,.i r].1"�2..2A, ),of the zoningi „ , . ordinance does not permit property zoned AG to be subdivided or developed for any purpose other than agricultural use without an approved zoning change. In order for the NORTH RI HLAND HILLS applicant to plat the property, it must be rezoned to an appropriate residential zoning district. 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 (AG Agricultural). The AG district is intended to preserve lands best suited for agricultural use from encroachment of incompatible uses, and to preserve in agricultural use, land suited to eventual development into other uses pending proper timing for practical economical provisions of utilities, major streets, schools, and other facilities so that reasonable development will occur. PROPOSED ZONING: The proposed zoning is R-1 (Single-Family Residential). This district is intended to provide areas for very low density development of single-family detached dwelling units which are constructed at an approximate density of 2.9 units per acre. SURROUNDING ZONING I LAND USE: NORTH R-2(Single-Family Residential) Low-Density Residential Single-family residences WEST R-1 (Single-Family Residential) Low-Density Residential Single-family residences SOUTH R-2(Single-Family Residential) Low-Density Residential Single-family residences EAST R-2 (Single-Family Residential) Low Density Residential Single-family residences PLAT STATUS: The property is unplatted. However, a plat application is under review by the Development Review Committee (DRC) for one residential lot. Pending zoning approval, the DRC will be able to approve and record the plat. CITY COUNCIL: The City Council will consider this request at the October 12, 2026, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve ZC26-0174. o� Y � w b b' ----. LO N303 N303 LO w l(7 LL r I r.. � 1 o _,a....... MaiM I a SNIMOd I w Y � lNnH I Qaol � � w C C C N �......... a o a O1313kila0N 01313H1a0N CL c o ❑ E a �, — w m c I �� f.1 'r � ILL M1I ♦.r L Wu f — — mo a� ot ._ L 3MOOa8ANO1S 3MOOa8ANO1S © cc sy 1 I� �IIIII�I II 1y 1 + v � `�k r✓1,�r,�� �i-,r, q / k r +' ql �I�I�III o IIIII Illlllllli �/ LO LO I/O I /p� �i) r ✓,r�r6r ^ R +fer 11 O1 r/I l 1 r „OIY� IY II III T dl rt5 a III I tf cc 2 I��IIIIII qi ' � o � I� IIII�III� �I�II I i I �I r I �1 ^/ t C o rt / r a a �, ammo 0 o m /- „ > } /l,� © .c sa. o � � e r IqRH PUBLIC HEARING NOTICE NO&TH KICHLA D HILLS CASE: ZC26-0174 «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 Chris Johnson (agent) and Susan and Joseph Luna (owners) LOCATION 8701 Rumfield Road REQUEST Public hearing and consideration of a request from Chris Johnson for a zoning change from AG (Agricultural) to R-1 (Single-Family Residential) at 8701 Rumfield Road, being 0.956 acres described as Tract 14D, Stephen Richardson Survey, Abstract 1266. DESCRIPTION Proposed zoning change for the future platting of one single-family residential lot for the purpose of constructing a new house on the property. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, September 17, 2026 City Council 7:00 PM Monday, October 12, 2026 MEETING LOCATION City Council Chamber-Third Floor 4301 City Point Drive North Richland Hills,Texas People interested in submitting letters of support or opposition are encouraged to contact the Planning & Zoning Department for additional information. Letters must be received bythe close of the City Council public hearing. Because changes are made to requests during the public hearing process, you are encouraged to follow the request through to final action by City Council. Planning&Zoning Department 14301 City Point Drive- NRH TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com FOR MORE INFORMATION,VISIT NRHTX.COM/MAP � µ F p dby FI a Li dG p t 4 LMLAIMILli lN, 111d,10 11 ill, Y 1 la. 9 r1r, mi I P fi4 bli i kid IIIIA..�{ rll�ll.4a�111�" ......�:,�111�]w a t�hvry � hxa f+,ry r[rctl+ puvn4 ivro th, niftlF I,U—f nnan sr! N II %rr r 1 r r I ii� tlllll ° � ViYiYiYiV �� f y Illlpllllllllllll�W IIIIIIIIIIIIIIIIIJIJIJIII IIIIIIIIIIIV ���°°I "" ����IIII� I � �� �' I �et f Prepared bV Planning Z01,ngG p it h 1, LAIMLR Yh �. P t d P p p i N y �1�IR:;:,.�a1III11P.`.'."a (meV�WY t II ldrve�Ynr§I wy YM n 4t�fhry q�rrtn f Y I'll lM F Vo Drrtr Sr pv ���""""""""".......''�O ffi-06g 4'!rvrMF tM I clnatn Mere �V a Y n f pr('"r4y 1 vriarlec. N Planning&Zoning Department 4301 City Point Drive- NRH TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com NOTIFIED PROPERTY OWNERS ZC26-0174 n BIRDVILLE ISD 6125 E BELKNAP ST HALTOM CITY TX 76117 BLACKBURN,BARRETT&JENN 7525 KIRK RD NORTH RICHLAND HILLS TX 76182 BROWN FAMILY LIVING TRUST 8624 RUMFIELD RD NORTH RICHLAND HILLS TX 76182 CROWELL,TRAVIS H&HILARY 8632 KIRK CT NORTH RICHLAND HILLS TX 76182 EASLEY,ALAN R&E GAIL 8709 RUMFIELD RD NORTH RICHLAND HILLS TX 76182 FAZEN,NIKOS&SQUIRES JESSICA 8625 KIRK LN NORTH RICHLAND HILLS TX 76182 GARCIA,VICTOR&STACEY 8628 KIRK CT NORTH RICHLAND HILLS TX 76182 GARZA,DORA 8624 KIRK CT NORTH RICHLAND HILLS TX 76182 HENRY,SEAN&KARA LAMBERT 8612 KIRK LN NORTH RICHLAND HILLS TX 76182 HOLT,JOHN&CHRISTINE 8704 KIRK LN NORTH RICHLAND HILLS TX 76182 HOWELL,LONDON V 7600 FORD DR NORTH RICHLAND HILLS TX 76182 LUNA,JOSEPH&SUSAN 8701 RUMFIELD RD NORTH RICHLAND HILLS TX 76182 MCCARTY,C JACK&DANA 8800 RUMFIELD RD NORTH RICHLAND HILLS TX 76182 MICHAELE&R P JAVIER KELLEY 8616 KIRK LN NORTH RICHLAND HILLS TX 76182 PANETTA FAMILY LIVING TRUST 8620 KIRK CT NORTH RICHLAND HILLS TX 76182 POTTS,MARQUIETAS 8621 RUMFIELD RD NORTH RICHLAND HILLS TX 76182 SHEPHERD,JOHN W&BRANDY 8704 RUMFIELD RD NORTH RICHLAND HILLS TX 76182 STEINBRINK,LUKE&AUBREY 8625 RUMFIELD RD NORTH RICHLAND HILLS TX 76182 8 f O 11 a O L4 ti O 00 77, I j I W f� o paps ,. 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NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: September 17, 2026 SUBJECT: TR26-05 Public hearing to consider amendments to Chapter 118 (Zoning) regarding the following: Building material regulations, public hearing and notice requirements, regulation of customary home occupations, and criteria for hardships considered by the Board of Adjustment. PRESENTER: Cori Reaume, Director of Planning SUMMARY: The Commission is asked to consider amending the zoning ordinance to bring several sections in alignment with current State law. These proposed revisions are not intended to initiate any significant policy changes, but rather to ensure we remain in compliance with state-level regulations. GENERAL DESCRIPTION: A summary of the proposed revisions, and the state law reference is below: Building Materials In 2019, the Texas Legislature adopted HB 2439 (86t" Legislative Session) which preempted municipalities' authority to enforce certain building material and aesthetic regulations on both residential and commercial developments. Before that time, North Richland Hills, like many other Texas cities, had enacted ordinances requiring masonry exteriors. The new regulation prohibits cities from requiring brick or other material types, as long as the construction is of a form approved by a national model building code, such as the International Code Council's Building or Residential Code. The City has not been enforcing these regulations since that time, but this text revision is necessary to show that the City's code is in alignment with Texas law. Public Hearing & Notice Requirements State law governs public hearing and noticing procedures in Chapter 211 of Texas Local Government Code. This section continues to evolve, with recent legislative sessions bringing forward new specific and heightened notice requirements. With a focus on transparency at the State Legislature, that is a trend we anticipate continuing. NORTH R I HLAND HILLS Some recent examples include the passage of SIB 929 in 2023, which added a mail notice requirement any time a zoning map or text revision would create a legal nonconformity. This mandates specific language, even including font size. More recently, in the last session, HB 24 was passed, which went a step further to begin sign notice requirements (also mandating a specific size), as well as some other changes. Historically, North Richland Hills has adopted and followed its own detailed, specific notice and hearing requirements in the Zoning code, outlining specific size of zoning notification area, schedule of sign posting, and publication methods. However, as the Texas Legislature continues to frequently amend state notification standards, staff believe the separate city code provisions may create operational confusion and an unnecessary risk arising from conflicts between the City and State. To ensure we maintain long-term compliance, the proposed code update would broadly state that the City will comply with all public hearing and notice requirements set forth in applicable Texas state law rather than codifying our own notice regulations. Home Occupations During the last legislative session, the Texas Legislature passed HB 2464, preempted the City's current municipal oversight of home-based businesses. Specifically, the bill removes cities' ability to prohibit or require special permits, licenses, or rezoning for "no- impact" home-based businesses. To qualify as "no-impact" under state law, a business must strictly satisfy four clear criteria: • It does not exceed standard residential occupancy limits for employees or clients on-site; • It does not create on-street parking issues or substantially increase neighborhood traffic; • None of its business activities or storage are visible from the street; and • It does not create noise or nuisances that violate local residential standards. To bring North Richland Hills into alignment with state law, the proposed text revision would update our zoning ordinance to remove local permitting requirements for home- based businesses that meet these strict "no-impact" criteria. However, this update is structured to preserve the key neighborhood protections which are permitted in HB 2464 —to enforce general health, safety, noise, traffic, and building codes to prevent commercial operations from becoming a nuisance to surrounding residences. Finally, HB 2464 explicitly notes that its provisions do not apply to or limit a municipality's authority over short-term rental units. As a result, the City's existing regulations regarding short-term rentals remain untouched by this update. NORTH R I HLAND HILLS Variance Hardship Criteria (Board of Adjustment) Under Chapter 211 of the Texas Local Government Code, the Zoning Board of Adjustment (ZBA) has the authority to grant variances from zoning regulations when strict enforcement would result in an "unnecessary hardship." Historically, state law and the City's practice has prohibited boards from considering financial impacts as grounds for a variance, requiring applicants to prove hardship solely through physical site limitations like lot shape or topography. Through amendments to Local Government Code Section 211.009 (specifically HB 1475 passed in 2021), state law now provides local boards of adjustment with expanded, specific grounds when evaluating whether compliance with a zoning ordinance causes an unnecessary hardship. Specifically, the new regulations outline objective, measurable criteria that the Board may consider in the hardship determination, including: • Financial Cost Threshold: Compliance cost that exceeds 50 percent of the appraised value of the structure as listed on the certified tax roll, • Development Loss Threshold: Compliance that results in a loss of at least 25 percent of the physically developable area of the lot, • Compliance Conflicts: Compliance that causes a structure to violate another municipal ordinance or building code; or • Encroachment: Compliance that results in unreasonable encroachment on adjacent properties or easements. To ensure North Richland Hills' local regulations reflect these statutory options, staff proposes updating our zoning ordinance variance criteria to incorporate these state- recognized grounds. This update clarifies the Board's authority when weighing variance requests while giving the public and property owners clear, predictable thresholds regarding financial and physical hardship considerations. Each of the aforementioned ordinance updates will be covered in full at the meeting, where the first of two public hearings on the topic will be held. CITY COUNCIL: The City Council will consider this proposal at the September 28, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve TR26-05.