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HomeMy WebLinkAboutPZ 1998-07-09 Minutes MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS JULY 9, 1998 - 7:30 p.m. 1. CALL TO ORDER The meeting was called to order by Chairman David Barfield at 7:30 p.m. 2. ROLL CALL PRESENT Chairman David Barfield Richard Davis Don Bowen Mark Wood Ted Nehring Paul Miller James Laubacher CITY STAFF Director, Planning Planner Recording Sec'y Staff Engineer Councilman Depty City Mgr. Barry LeBaron Christopher Baker Valerie Taylor Julia Skare Matt Milano Randy Shiflet 3. CONSIDERATION OF MINUTES OF JUNE 25, 1998 APPROVED Mr. Wood, seconded by Mr. Nehring moved to approve the minutes of June 25, 1998. The motion carried with a vote of 7 - O. Messrs. Bowen, Davis, Wood, Barfield, Nehring, Laubacher and Miller were in favor of this motion. Page 1 - 7/9/98 P & Z Minutes 4. PZ 98-27 PUBLIC HEARING TO CONSIDER THE REQUEST OF ZONE SYSTEMS FOR -A SPEGIAL..uSE PERMIT TO ALLOW A 400 FOOT COMMUNICATIONS TOWER ON LOT 5C, BLOCK F, SMITHFIELD ADDITION. (LOCATED AT 6529 SNIDER STREET) POSTPONED 6/25/98 WITHDRAWN Chairman Barfield stated that the applicant for this request has submitted a letter withdrawing the request so no public hearing would be conducted on this issue. Page 2 - 7/9/98 P & Z Minutes 5. PZ 98-29 PUBLIC HEARING TO CONSIDER THE REQUEST OF ROBERT HASTY FOR A ZONING CHANGE FROM AG-AGRICUL TURAL TO C1-COMMERCIAL ON TRACTS 11C1, 11C, 11E, 11D1 AND 11D, OF THE T. PECK SURVEY, A-1210 AND TRACT 2, BRENTWOOD ESTATES ADDITION. (LOCATED IN THE 8600 BLOCK OF DAVIS BOULEVARD) TABLED Mr. Barfield explained that this property is in the area that the proposed overlay zone for the North Davis Corridor is and asked the Commissioners and applicant to keep that in mind during the discussion this evening. Mr. LeBaron stated that this 19-acre tract is currently zoned AG-Agricultural and is located at the far most northern part of the City and is on the west side of Davis Boulevard. Chairman Barfield opened the public hearing and asked the applicant to come forward. Mr. Bob Hasty, attorney and representative for 4 major property owners, explained that these 4 property owners had joined together for a common zoning of C 1-Commercial. Mr. Hasty stated he was unaware of the proposed overlay zone going before the City Council and understands the direct affect this case would have on that. Responding to a question, Mr. Hasty stated that they would be willing to table this request until after the City Council discusses the proposed overlay zone. Mr. Wood, seconded by Mr. Bowen, moved to table this request until the August 27, 1998 P & Z meeting and subject to renotification of all affected property owners. The motion carried with a vote of 7- O,Messrs.,Wood, Bowen¡ Miller, Barfield, Nehring, Laubacher and Davis were in favor of this motion. Page 3 - 7/9/98 P & Z Minutes 6. PZ 98-31 PUBLIC HEARING TO CONSIDER THE REQUEST OF TOMMY KLINE FOR A ZONING CHANGE FROM R6T-TOWNHOMES TO PD-PLANNED DEVELOPMENT FOR SINGLE FAMILY DWELLINGS ON BLOCKS 31, 32 AND 33, HOLIDAY NORTH ADDITION. (LOCATED IN THE 5500 BLOCK OF HOLIDAY LANE) TABLED Mr. LeBaron stated that this is a 35-acre tract located on the east side of Holiday Lane. It is currently zoned for town homes and was platted in 1985, into three very large blocks. The property, no matter how developed, will have to be replatted. The developer is proposing a 143-lot subdivision for single family residences with a minimum lot size of 5,000 square feet, and a minimum dwelling unit size of 1250 square feet. Mr. LeBaron cited from the Zoning Ordinance, the minimum lot sizes and dwelling unit sizes for the residential districts. Chairman Barfield stated that several years ago, a moratorium was placed on the townhome zoning classification. This was one of the few tracts of land that remained townhome zoning and the Commission hoped to see it develop as an upscale townhome community. Chairman Barfield opened the public hearing and asked the applicant to come forward. Mr. Tommy Kline, developer of this property, presented this request. He gave a brief history of the property, reviewed the current zoning on this property as well as the surrounding areas. Mr. Kline distributed a list of Comparables of houses in Holiday East and Holiday West Additions as well as a list of the average square feet and home values in these two subdivisions. Mr. Kline stated that the minimum dwelling unit size in the R6T-Townhouse district is 1250, with a minimum lot size of 3,000 square feet and no side yard. There are no garage requirements either and that category of zoning tends to be more rental units than home ownership. In the proposed Planned Development, Blocks A & B will contain 59 lots. The interior cul-de-sac will consist of 67 lots. Mr. Kline also distributed a brochure of Ryland Homes and explained that the PD consists of 143 lots, cutting the present density in half. They will be detached, single family homes with a minimum lot of 50 x 100, although the average lot in this subdivision will be 6600 square feet. Originally, they were requesting a 1200 square foot minimum in dwelling unit size, however, they are willing to raise that to 1500 square feet and will range up to 2400 square feet. The homes will be front entry garages with a price range of low to mid $100,000. Page 4 - 7/9/98 P & Z Minutes Mr. Kline discussed the landscape plan proposed for this area. He stated that a major development sign would be inset on Holiday lane with a wall with brick columns every 28' along Holiday Lane. Mr. Kline explained that after obtaining a list of notified citizens from staff, he contacted them as well and held a meeting to get feedback from the surrounding neighbors. Mr. Kline read a letter from the citizens that participated in that meeting which contained several changes/additions to the request: .:. Minimum dwelling size not less than 1500 square feet; .:. The lots in the proposed Holiday Meadows where they side or rear face those lots in Holiday North be restricted to one-story in height. These are the 10 lots adjoining Carolyn Drive. .:. The rear fences along the lots that back up to Fieldstone Drive be upgraded to include brick columns every 30', for a total of 10 columns. .:. A street stub to the property owner to the south at the southeast corner of the subdivision be amended to provide that property owner access to Circle Drive. Mr. Brian Shamburger, Parsons Transportation Group, stated they had conducted a two-day traffic study. He explained that the primary motivator in morning and evening rushes is really travel time. While some of the residents believe a lot of traffic would be generated on Circle Drive, the study indicates otherwise. Mr. Shamburger stated that the traffic would be cut in half with the single-family homes instead of the townhomes. Responding to a question, Mr. Shamburger stated their study did not take into consideration the property stubbing out to multi-family to the south. Mr. Kline stated that they commissioned a study, which was required by the bank, which did an analysis of the housing market in this community. This study was conducted by American Metro Study and they believe this proposed development is a good match for the area. Mr. Kline read an excerpt from a letter from Mr. Fred Vincent at 7513 Jean Ann Drive, which stated that "construction industry analysts project the economy to continue in its present strength for 2 - 4 years. Northeast Tarrant County is one of the nations hot beds for development. This property will be developed, by Tommy Kline or someone else. Consider the main reason the multi-family housing proposal for this property was squashed 18 years ago, might have had more to do with the recession than resulting collapse of the real estate market and the influence of the homeowners association. The implication there is that there may not be a market collapse or recession to bail us out if we don't choose single family housing right now." Page 5 - 7/9/98 P & Z Minutes Seeing no additional proponents, Chairman Barfield asked for anyone in favor of leaving the zoning, as it currently is to raise their hands. No one did. He then asked fora show of hands for those in favor of the proposed development. A good portion of the audience raised their hands stating they had some reservations. Chairman Barfield called for any opponents. Henry Oats, 7557 Circle Drive stated he is opposed to this proposed development and hopes the Commission turns it down. He wants the bridge installed that was originally promised 18 years ago. Mr. Leon Hatfield, 7509 Jean Ann, is in favor of the single family homes but is concerned that no access is proposed to Holiday Lane from Circle Drive and possible drainage issues. Additional opponents were: Barbara Lupper, 7553 Circle Drive Joan Hockenberry Eric Erickson C.T. Beckham They all cited traffic concerns, drainage and school overcrowding as well. After very lengthy discussion regarding the traffic issues, Chairman Barfield stated that he wanted to hear discussion from the Commissioners and then give Mr. Kline a chance for a rebuttal. Mr. Davis stated that he is concerned over the traffic and believes additional signalization will be required, he likes this (mnceptmuch better than-townhomes. Initially, he had a problem with the minimum lot size and dwelling unit size; however, after examining the entire concept see's that very few lots and houses are actually that small. Mr. Bowen stated that he is opposed to town homes but, is also opposed to side stepping the zoning regulations and believes this planned development is an attempt to doing so. As presented, Mr. Bowen can not vote in favor of this req uest. Mr. Wood believes the traffic issue is tremendous and doesn't think additional signalization will work in this location; it would be too close to the existing light. Page 6 - 7/9/98 P & Z Minutes Mr. Nehring believes a bridge is a consideration that should not be ruled out, but likes the overall concept of the project with some fine-tuning. Mr. Barfield believes this~project is an attempt to side step the zoning regulations as well. He stated this Commission has worked long and hard trying to upgrade the quality of homes in the City. While he doesn't believe town homes are the best use for this property, he believes approving this project would be going backwards. Mr. Kline stated that the possibility of town homes was not a threat, but a reality. Additionally, this piece of property is going to be tough to develop. Mr. Kline feels certain that a single-family development can not afford the bridge being requested. Additionally, the traffic study conducted revealed additional signalization could probably not be justified; there is specific criteria that has to be met. Mr. Barfield asked Mr. Kline if they would consider developing the east side to the criteria established in the R-3 classification in the zoning regulations and then develop the west side as proposed. Mr. Kline stated he could not answer that at the moment. It is a blend they hadn't considered. He stated that while Ryland Homes hasn't developed townhomes in this area, they have in Arizona and they might take a harder look at townhomes than reconfiguring single family residences. He would have to discuss it with them before he actually answers the question. Regarding the light, he stated he would be willing to fund part of the signalization, but they would still want the marketing entrance on Holiday Lane. In closing, Mr. Kline stated he was not trying to side step the zoning regulations, but trying to trying to make something work economically. Mr. Davis believes that the traffic is an issue, but could be resolved at the platting stage. The first hurdle to cross,in his opinion, is the lot sizes and dwelling unit sizes. Mr. Barfield stated that in a case similar to this, the Commission had split up the side and front entry garage issue, based on percentages. Mr. Wood stated that the lot sizes would not allow for side entry garages. He believes this project could work as an R-2 classification with less density. Lengthy discussion ensued regarding the entrances and possible signalization for this addition. Mr. Davis stated that while he didn't take Mr. Kline's comments on townhomes as a threat, he knows the possibility exists and really doesn't want to see that happen. Page 7 - 7/9/98 P & Z Minutes Mr. Bowen stated that until the lot sizes are increased he can not vote in favor of this project. More discussion ensued regarding·the possible blends of this project. Mr. LeBaron pointed out that there are a few minor fine-tuning items regarding the layout of this project. Staff would like to see the intersection of Trinidad Drive and Holiday Lane as a perfect 90-degree intersection, instead of the slight offset indicated on the plan. Mr. Davis suggested approving the plan with the average lot size to be 7,000 and can not go lower than 6,500 square feet. Mr. Bowen believed he could go for that. Mr. Wood stated that he would prefer a single-family development at this location as well, and believes it will ultimately develop as such. However, if this property didn't carry the R6T zoning classification, this development would not even be a consideration. He stated that because the threat of town homes does exist, the Commission is looking at something they would ever consider anywhere else in the City. This property isn't platted for townhomes, it can't be multi-family, a replat is going to be required, regardless. He doesn't want to see the Commission act on something they normally would not approve. Mr. Miller agreed with Mr. Wood. He stated that he would rather see an R-3 development go in here, and wants to see the cul-de-sac's with eight lots instead of the ten shown. Mr. Laubacher stated that he feels the consensus of the Commission is single family. But he also see's the Commission trying to make this presentation work to avoid the alternative. He would like to see this item tabled and give the developer a chance to rework this as well as a chance to work with traffic officials, etc. Mr. Bowen, seconded by Mr. Laubacher, moved to postpone PZ 98-31 until the August 27, 1998 meeting. The motion carried with a vote of 7 - O. Messrs. Bowen, Laubacher, Davis, Nehring, Barfield, Wood and Miller were in favor of this request. Page 8 - 7/9/98 P & Z Minutes 7. STAFF REPORT - There was nothing to report. 8. CITIZEN COMMENTS There were none. 9. ADJOURNMENT Having no additional business to conduct, the meeting adjourned at 9:40 p.m. £~~~~&- Q~C1 ~ Vice Chairman Page 9 - 7/9/98 P & Z Minutes