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HomeMy WebLinkAboutPZ 2026-11-05 Agendas t4RH CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, NOVEMBER 5, 2026 WORK SESSION: 6:30 PM A. CALL TO ORDER A.1. Planning Director Report A.2. Presentation by staff on items from the regular Planning and Zoning Commission meeting. 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 October 15, 2026, Planning and Zoning Commission meeting. C. PUBLIC HEARINGS C.1 ZC26-0175 Public hearing and consideration of a request from WR Davis Capital LLC for a special use permit for a car wash at 6360 Davis Boulevard, being 1.494 acres described as Lot 1, Block 1, E-Systems Addition. D. PLANNING AND DEVELOPMENT Thursday, November 5, 2026 Planning and Zoning Commission Agenda Page 1 of 2 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, October 30, 2026, by 5:00 PM. Clayton Husband AICP Principal Planner This facility is wheelchair accessible and accessible parking spaces are available. Requests for accommodations or interpretive services must be made 48 hours prior to this meeting. Please contact the City Secretary's office at 817-427-6060 for further information. Thursday, November 5, 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: November 5, 2026 SUBJECT: Planning Director Report PRESENTER: Cori Reaume, Director of Planning GENERAL DESCRIPTION: Staff will report on general announcements related to upcoming events, development activity in North Richland Hills, recent City Council action, and items of general interest to the Commission. "I"wFt hJOKTH KIC:HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: November 5, 2026 SUBJECT: Presentation by staff on items from the regular Planning and Zoning Commission meeting. PRESENTER: Cori Reaume, Director of Planning SUMMARY: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to ask questions regarding any item on the regular Planning and Zoning Commission agenda. GENERAL DESCRIPTION: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to inquire about items that are posted for discussion and deliberation on the regular Planning and Zoning Commission agenda. The Commission is encouraged to ask staff questions to clarify and/or provide additional information on items posted on the regular agenda. Applicants and members of the public will be provided an opportunity to speak on agenda items and public hearings during the regular session. NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: November 5, 2026 SUBJECT: Approve Minutes of the October 15, 2026, Planning and Zoning Commission meeting. PRESENTER: Cori Reaume, Director of Planning SUMMARY: The minutes are approved by majority vote of the Commission at the Planning and Zoning Commission meetings. GENERAL DESCRIPTION: The Planning & 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 October 15, 2026, Planning and Zoning Commission meeting. MINUTES OF THE WORK SESSION AND REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS HELD IN THE CITY HALL, 4301 CITY POINT DRIVE OCTOBER 15, 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 15th day of October 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: Clayton Husband Principal Planner Chad VanSteenberg Planner Chair Carpenter called the work session to order at 6:32 p.m. A.1 PLANNING DIRECTOR REPORT Principal Planner Clayton Husband 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. Principal Planner Clayton Husband discussed items on the regular meeting agenda. October 15, 2026 Planning and Zoning Commission Meeting Minutes Page 1 of 6 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 6:59 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 7:05 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: Clayton Husband Principal Planner Chad VanSteenberg Planner 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. A.3 REMOVAL OF ITEM(S) FROM CONSENT AGENDA No items were removed from the consent agenda. October 15, 2026 Planning and Zoning Commission Meeting Minutes Page 2 of 6 B. CONSIDER APPROVAL OF CONSENT AGENDA ITEMS APPROVED A MOTION WAS MADE BY COMMISSIONER LYMAN, SECONDED BY COMMISSIONER KERBY TO APPROVE THE CONSENT AGENDA ITEMS. MOTION CARRIED 7-0. B.1 APPROVE MINUTES OF THE SEPTEMBER 17, 2026, PLANNING AND ZONING COMMISSION MEETING. B.2 APPROVE MINUTES OF THE OCTOBER 1, 2026, PLANNING AND ZONING COMMISSION MEETING. C. PUBLIC HEARINGS CA ZC26-0166 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM JRMZ CONSTRUCTION LLC FOR A SPECIAL USE PERMIT FOR A CONTRACTOR'S OFFICE WITH SHOP/OUTSIDE STORAGE AT 3821 FLORY STREET, BEING 0.895 ACRES DESCRIBED AS LOT 13, BLOCK 2, JACK M ESTES SUBDIVISION. 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. Aldo Morales, McCarthy Architecture, 1000 N. First Street, Garland, Texas, presented the request. Commissioner Kerby and the applicant discussed drainage patterns on the site. Chair Carpenter and the applicant discussed plans for outdoor storage on the property. Commissioner Narayana and the applicant discussed screening for the site and proposed locations the use of gravel. October 15, 2026 Planning and Zoning Commission Meeting Minutes Page 3 of 6 Commissioner Lyman and the applicant drainage patterns on the site. Chair Carpenter, Commissioner Kerby, and the applicant discussed the parking of vehicles currently taking place on the property. Commissioner Compton, Commissioner Narayana, and the applicant discussed the status of screening fences on the property. Chair Carpenter called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Chair Carpenter, Commissioner Narayana, and Mr. Husband discussed the use of gravel parking areas in the city and city code requirements. Vice Chair Pekurney and Mr. Husband discussed the use of twenty percent of the lot for outdoor storage activities. Commissioner Lyman and Mr. Husband discussed screening of the landscape storage area. Commissioner Kerby and Mr. Husband discussed the visibility of the site interior from public view. Commissioner Compton and Mr. Husband discussed pavement materials proposed for the property. Commissioner Welborn and Mr. Husband discussed the whether a screened gravel surface area was permitted by the code. Commissioner Compton and Mr. Husband discussed the use of gravel in other zoning districts and standards for various surface materials. Chair Carpenter and Mr. Husband discussed the proposed storage areas on the site. Commissioner Lyman and the applicant discussed the parking needs for the site. 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. October 15, 2026 Planning and Zoning Commission Meeting Minutes Page 4 of 6 Commissioner Narayana and the applicant discussed proposed screening and driveway removal. Chair Carpenter and the applicant discussed the phasing of construction on the site. Chair Carpenter, Commissioner Compton, and Mr. Husband discussed phasing of construction on the site. Commissioner Welborn and Mr. Husband discussed how architectural design standards are applied in the code. Commissioner Narayana, Vice Chair Pekurney, and Mr. Husband discussed the limiting the percentage of gravel on the site. Commissioner Compton, Commissioner Kerby, and Commissioner Narayana discussed incremental improvements to the site to bring the property closer to compliance with current codes. A MOTION WAS MADE BY COMMISSIONER COMPTON, SECONDED BY COMMISSIONER NARAYANA TO APPROVE ZC26-0166 WITH DEVELOPMENT REVIEW COMMITTEE RECOMMENDATIONS. MOTION TO APPROVE CARRIED 7-0. C.2 ZC26-0175 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM WR DAVIS CAPITAL LLC FOR A SPECIAL USE PERMIT FOR A CAR WASH AT 6360 DAVIS BOULEVARD, BEING 1.494 ACRES DESCRIBED AS LOT 1, BLOCK 1, E-SYSTEMS ADDITION. (POSTPONED TO THE NOVEMBER 5, 2026, PLANNING AND ZONING COMMISSION MEETING) Chair Carpenter stated that due to an error in the property owner notification for this application, action on the zoning application will be postponed to the November 5, 2026, meeting. He stated a corrected notice was mailed to all affected property owners, and that no action is required by the Planning and Zoning Commission at this time. D. PLANNING AND DEVELOPMENT E. EXECUTIVE SESSION October 15, 2026 Planning and Zoning Commission Meeting Minutes Page 5 of 6 F. ADJOURNMENT Chair Carpenter adjourned the meeting at 8:15 p.m. Aaron Carpenter, Chair Attest: Jay Narayana, Secretary October 15, 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: November 5, 2026 SUBJECT: ZC26-0175, Public hearing and consideration of a request from WR Davis Capital LLC for a zoning change from C-1 (Commercial) to C- 2 (Commercial) and special use permit for a car wash at 6360 Davis Boulevard, being 1.494 acres described as Lot 1, Block 1, E- Systems Addition. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of WR Davis Capital LLC (owner), Bohler Engineering LLC is requesting a special use permit for a car wash on 1.494 acres located at 6360 Davis Bouelvard. GENERAL DESCRIPTION & HISTORY: The property is located at the northeast corner of Davis Bouelvard and Mid-Cities Boulevard. The site was originally developed in 1998 as a Texaco convenience store with fuel sales and car wash, and in 2008 the property converted to a 7-Eleven store with Shell branded fuel sales. In June 2023, 7-Eleven vacated the property and removed the fuel tanks, pumps, and canopy from the site. WR Davis Capital LLC acquired the property in April 2026. The owner proposes to develop the site with an express tunnel car wash (Igiray's Expiress Cair aslh�). The property is currently zoned C-1 (Commercial), and this district does not permit a car wash use by right or by special use permit. Consequently, the applicant submitted a zoning application that includes two parts: 1) a request to rezone the property to C-2 (Commercial), and 2) a request for a special use permit for a car wash. A car wash is permitted in the C-2 (Commercial) district subject to approval of a special use permit. A description of the project with a preliminary site plan and landscape plan for the property are attached for reference. These plans are conceptual and are being used for consideration of the zoning application. If the zoning request is approved, a site plan application must be submitted that demonstrates compliance with applicable zoning, landscaping, engineering, and other relevant development standards. Proposed improvements to the site include construction of a 4,100-square-foot tunnel car wash building, vacuum facilities, and other site improvements. Landscape areas must cover at least 15% of the site, including setback areas adjacent to streets, parking lot trees, and other internal site landscaping. Other standards that would apply to the development include building design, outdoor lighting, and screening standards. NORTH RI HLAND HILLS 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. The SUP standards address land use, landscaping, and general site improvements. VISION2030 COMPREHENSIVE 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 currently zoned C-1 (Commercial). This district is intended to provide for development of retail service, and office uses principally serving community and regional needs. The district should be located on the periphery of residential neighborhoods and be confined to intersections of major arterial streets. It is also appropriate for major retail corridors as shown on the comprehensive plan. PROPOSED ZONING: The proposed zoning is C-2 (Commercial) with a special use permit for a car wash. 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 plane SURROUNDING ZONING I LAND USE: MMENEEMEM r r NORTH TOD (Transit Oriented Development) Urban Village Auto service uses WEST TOD (Transit Oriented Urban Village Vacant and retail uses Development) SOUTH C-1 (Commercial) Retail Commercial Retail pharmacy EAST C-1 (Commercial) Office Commercial Offices PLAT STATUS: The property is platted as Lot 1, Block 1, E-Systems Addition. DEVELOPMENT REVIEW COMMITTEE RECOMMENDATION: The Development Review Committee recommendation of denial is based on the following: a. The Vision 2030 strategic designates the future use of the area in and around Davis Boulevard and Mid-Cities Boulevard for retail commercial and office uses, which includes community and regional shopping centers, commercial establishments, and NORTH RI HLAND HILLS employment centers. Targeted uses for the site and area could include general retail, restaurants, medical or professional offices, and other neighborhood services. Auto- oriented land uses, such as car washes or repair/service uses, are incompatible with this designation. b. The properties at the intersection of Davis Boulevard and Mid-Cities Boulevard are zoned C-1 (Commercial) and TOD (Transit Oriented Development). The proposal would rezone a single lot to C-2 (Commercial). This district that allows land uses by right that are incompatible with adjacent office and retail development, which could have an adverse impact on adjacent properties. CITY COUNCIL: The City Council will consider this request at the November 9, 2026, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Deny ZC26-0175. o LO . ..... . Q � , o r N I + i U7 LQ i N I � � W i i i i f a � z 1 i o i � I SrAVU s�nyn SMV(7 > a m N � � c c t6 a • Q p cia o — mp .a -o a fr lrlj Ln LO c 16 N ua LQ /r mu I 1 r IN I ++ooWefillY " � e e I i6 II f I w �' I ai i / I l�/��/�/�'MD c ° -0 jrI I 09 PAT- r��w r. �x, � � �rr,.w�,o .,m „F,w,w� ,,.�.,. , � ,.;, ✓f p a � o t d , +�tl. c a d II9 � O O s N 9J ➢� �'iP' � N -O d I tra �"'' T+�,���� 9� } 6 PUBLIC �»� � ��� � � ��u HEARING �� ��� � ��� �m� NOTICE �� ���������u��� ��'�� ����-��-= ��� �=.��k ��� � ������ ����-� � ��-=�=. � ~�' ��' ��� -�' � � ��.� �� �� � `� -�' � `� �w~ � � �m� ��. IqRH CASE: ����u���� ��w� ��y�� ��(���B �|�8if����) 8|[[� �=�����=w �r� =������� � � �� **RESCHEDULED «C)VVNER" The Planning and Zoning Commission «MA|L|NG_ADDRESS" public hearing date for this application has «C|TY_STATE"«Z|P" been revised due to an error in the previous notice. The new public hearing date is shown below. Contact the Planning & Zoning Department with any questions. You are receiving this notice because you are o property owner of record within 200 foot of the property requesting oZONING CHANGE and SPECIAL USE PERMIT oo shown on the attached map. APPLICANT VVR Davis Capital LLC LOCATION G3GO Davis Boulevard REQUEST Public hearing and consideration of o request from VVR Davis Capital LLC for o zoning change from C-1 /CornrnorcioU to C-2 /CornrnorcioU and special use permit for o car wash at 6360 Davis Boulevard, being 1.484 acres described as Lot 1' Block 1' E-Systems Addition. DESCRIPTION Proposed development of o drive through tunnel car wash and associated site improvements. Proposed business ioTornrny'o Express Car Wash. PUBLIC HEARING DATES Planning and Zoning Commission **REVISED PUBLIC HEARING DATE** 7:OOPM Thursday, November 5' 2O2G City Council 7:OOPM Monday, November 8' 2O2G MEETING LOCATION CityCounciiChornbor-ThirdFioor 4301 City Point Drive North Richland Hills,Texas People interested in submitting letters of support or opposition are encouraged to contact the Planning 8, 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 143O1 City Point Drive NRH.TX7818O 817'427'83001vvwxw.nrhtx.00mIpianning@nrhtx.00m FOR MORE INFORMATION, VISIT NRHTX.COM/MAP W pn cl b,wl g 7 d d p 11 tl AIMII YI IN, # Y 'r LL( '� k 3 v'u (Y ik. 910 Y54Y 3dY rAl9] n 45u 5w5 II Am a I II cm.l wurvyo i�g�va,ry ,, ly IO *f+•oxui Y tliwe Ic ¢m iP iri<rlx 9r Y 1��x. N ,., CA.RDWAL LAAF SOWIGHT-OFWAY v ry 4 er i a R e C , , m A I 1 „ r f` f� e " r ww M/1T CITIES BOULEVARD aau.� A76GNT bf•GD'd Y`4Yl6iN GdR1E"S 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 ZC26-0175 CALISI REAL ESTATE INVESTMENTS LLC 4518 IRVIN SIMMONS DR DALLASTX 75229 CONEY ISLAND LP 2980 LONG PRAIRIE RD STE D FLOWER MOUND TX 75022 DAVIS COMMONS LP 3113 S UNIVERSITY DR FL 6 FORT WORTH 76109 FULL CIRCLE VENTURES LLC 8209 MID-CITIES BLVD NORTH RICHLAND HILLS TX 76182 GIURBINO MICHAEL&SUZANNE REVOCABLE TRUST 10590 MAGNOLIA AVE STE F RIVERSIDE CA 92505 KEOGEL,MAURA 6820 CLIFFST NORTH RICHLAND HILLS TX 76182 LSL 737 LLC 6100 BRAZOS CT COLLEYVILLE TX 76034 LYZ HOLDINGS LP PO BOX 260434 PLANO TX 75026 METWALLY REAL ESTATE LLC 2901 CORPORATE CIR FLOWER MOUND TX 75028 O'CONNOR,JAMES&VIRGINIA 8221 CARDINAL LN NORTH RICHLAND HILLS TX 76182 SMURFIT KAPPA NORTH AMERICA LLC 125 E JOHN W CARPENTER FWY STE 150 IRVING TX 75062 WR DAVIS CAPITAL LLC 2626 WESTHEIMER RD HOUSTON TX 77098 YARBROUGH,ANGIE LEIGH&STEVEN KYLE 6400 DAVIS BLVD NORTH RICHLAND HILLS TX 76182 ZETA PROPERTIES 8209 LLC 209 W 2ND ST#188 FORT WORTH TX 76102 i I m o i f J z o Im W ` I sancta S1hba srnaa Q = E 6. � Q � Q S Q a u 27 a a a � o y = m rti w 1O j = O b tC a H q a m U n September 18, 2026 City of North Richland Hills Planning & Development Department North Richland Hills, Texas RE: Response to City Review Comments/ Proposed Development at Mid-Cities Boulevard & Davis Boulevard To Whom It May Concern: On behalf of the ownership and development team for the proposed project at Mid-Cities Boulevard and Davis Boulevard, I am submitting this letter in conjunction with the revised application materials and in response to the City's comments and redlines provided on the plans prepared and submitted by Bohler. Following our recent discussion with City staff, we acknowledge the comments provided as part of the City's review. We respectfully request that the project continue through the approval process and be presented to City Council based upon the current submittal, with the understanding that, if the project is approved by City Council, the development team will address all applicable City requirements as part of the subsequent civil engineering, site plan, landscape, and permitting process. Prior to obtaining a building permit, we will revise the applicable plans and construction documents as necessary to comply with the City of North Richland Hills' applicable codes, ordinances, development standards, and permitting requirements. This will include, as applicable, requirements related to landscaping, setbacks, sidewalks and pedestrian improvements, utilities, drainage, grading, fire access, parking and circulation, screening, and other applicable site-development requirements identified through the City's review process. Our intent is to work collaboratively with City staff and Bohler following City Council approval to incorporate the required revisions into the final civil drawings, site plans, landscape plans, and other construction documents necessary for permitting. We appreciate the City staffs time and assistance throughout this process and look forward to continuing to work together to ensure the project meets all applicable requirements prior to issuance of a building permit. Sincerely, Michael S. Roesbery Owner/ Developer WR Davis Capital Group LLC BOHLERI Page 1of1 SPECIAL USE PERMIT NARRATIVE TO: City of North Richland Hills Planning &Zoning Department FROM: Mathias Haubert,P.E.—Bohler Engineering RE: WR Davis Car Wash 6360 Davis Boulevard North Richland Hills, TX 76182 DATE: August 3rd,2026 We are requesting approval of a Special Use Permit(SUP)to allow an Auto Laundry/Car Wash use on the subject property. Approval of this request will permit the development of a car wash facility that will provide a convenient service to residents and businesses within the surrounding community. The proposed use is intended to complement existing commercial activities in the area while meeting local market demand. Should you have any questions or would like to discuss the project at any time,please contact me at mhaubertkbohlereng.com or(469)458-7300. 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(C7 ,11 fT: Il f:Cu 0 0 <r a � Exhibit B— Land Use and Development Regulations—Ordinance No. **** — Page 1 of 2 Zoning Case ZC26-0175 Lot 1, Block 1, E-Systems Addition 6360 Davis Blvd, 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. 1. Permitted land uses. A special use permit is authorized for a car wash on the property. 2. Site development standards. Development of the property shall comply with the development standards of the C-2 (Commercial) zoning district and the standards described below. a. The site plan exhibits attached as Exhibit "C" are considered conceptual for the purpose of this special use permit. b. A site plan, landscape plan, exterior building elevations, and photometric plan for the development must be approved by the Development Review Committee prior to the issuance of a building permit for the property. c. Landscape areas around the building and at the tunnel entrance and exit must be enhanced with landscaping features to eliminate plain sodded areas. These areas must incorporate ornamental trees,ornamental grasses, rock, hardscape, and/or a mix of these and similar materials. d. All trees planted on site must be container-grown trees. e. Signs constructed on the property and building must comply with Chapter 106 (Signs) of the Code of Ordinances. The existing monument sign that encroaches the property line on Mid-Cities Boulevard must be removed or relocated. 3. Building design standards. The building elevation drawings are considered are considered conceptual for the purpose of this special use permit. The building design and appearance must comply with the architectural design standards required by Section 118-693 (Architectural design standards) of the zoning ordinance. 4. Expiration. The special use permit will expire three (3) years from the effective date of this ordinance. If the car wash 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. 5. 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. 6. 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 Exhibit B— Land Use and Development Regulations—Ordinance No. **** — Page 2 of 2 Zoning Case ZC26-0175 Lot 1, Block 1, E-Systems Addition 6360 Davis Blvd, North Richland Hills,Texas 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 do not significantly: 1. Alter the basic relationship of the proposed uses to adjacent uses; 2. Change the uses approved; 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.