North Richland Hills Planning & Zoning Commission Meeting – August 21, 2025

The Planning and Zoning Commission held a work session at 6:04 PM and a regular meeting at 7:58 PM on August 21, 2025. The work session focused on a legislative update, draft short-term rental regulations, and a proposed fiscal year 2025-2026 work plan. The regular meeting included approval of previous meeting minutes and two public hearings for revisions to existing heliport permits at Walmart locations to accommodate drone autoloaders.

Public Comments & Testimony

• There were no requests to speak from the public during the regular meeting.

Discussion Items

• Legislative Update (Work Session): Director of Planning Cori Reaume presented the final disposition of several bills from the 89th Texas Legislature. Notable bills that passed include HB 21 (limiting the tax-exempt property purchases by housing finance corporations in other cities), HB 2025 (removing tax certificate requirements for plat recording), HB 2832 (addressing home-based businesses), and SB 1883 (changing impact fee committee membership and requiring independent audits, and preventing the P&Z Commission from serving as the impact fee committee). Several bills that did not pass were also reviewed, including HB 4348, HB 1695, HB 2149, SB 2215, SB 840, HB 24, SB 15, SB 673, and SB 2477—many of which would have affected zoning authority for cities with populations over 150,000.
• Short-Term Rental Regulations (Work Session): Director Reaume presented a detailed draft of short-term rental (STR) regulations, including registration, inspection, parking limits (max 4 off-street vehicles, no on-street parking), local point of contact, maximum occupancy (2 per bedroom + 1, max 12), prohibition of outdoor advertising, and a three-strike violation/revocation process. A town hall survey with over 60 respondents indicated the top complaints were parking (over 60%), garbage accumulation, and large parties. The draft ordinance proposes prohibiting STRs in all traditional single-family zones, but permitting them in multifamily (R7-MF), town center neighborhood core/center, TOD zones, and existing homes in commercial zones. Commissioners expressed a range of positions:
  • Commissioner McMahon questioned whether the heavy restriction (no residential) was too extreme given that regulations like parking and occupancy could address complaints; she noted that short-term rentals could serve family visitors and provide tax revenue.
  • Commissioner Narayana expressed concern about STRs near schools and the safety of children, advocating for restriction zone buffers.
  • Commissioner Carpenter and Alternate Kerby noted that investors have made improvements to older homes and that an immediate ban could harm their investment; they suggested a lighter-touch approach with enforcement rather than outright prohibition.
  • Commissioner Pekurney observed that if the goal is to increase housing supply, allowing housing to be used for short-term rentals is counterproductive.
  • The Chair (Welborn) noted that the city council has received strong opposition from single-family neighborhoods and has directed the zoning component.
• Fiscal Year 2025-2026 Work Plan (Work Session): Staff proposed a work plan beginning in October 2025, including legal cleanup (removing outdated building material restrictions), sign ordinance updates (third signs, monument sign regulations, real estate sign size), landscape alternative plan options, accessory structure and ADU regulations, and beginning an update to the city’s strategic plan (comprehensive plan). The timing may be affected by an impact fee update.

Public Hearings

• ZC25-0141: Request from Kimley-Horn & Associates for a revised special use permit for a heliport/landing field at 6401 NE Loop 820 (25.09 acres, Lot 1R, Block 6, Tapp Addition) to allow installation of two drone autoloaders at the Walmart site. Applicants Ryan Trimble (Allyn Media) and Josh Bucci (Wing Aviation) presented the modification. Autoloaders are small, fenced enclosures (approx. 20x25 ft) where packages are placed for drone pickup without landing. The autoloaders require no electrical power. Hours of operation are limited to daylight (approximately 9 AM to 8 PM in summer, 9 AM to 6 PM in winter). Commissioners asked about operational details (hours, location, potential for future expansion). Staff clarified the amendment expands the approved drone operational area.
• ZC25-0142: Similar request for a revision to Planned Development 36 at 9101 North Tarrant Parkway (24.65 acres, Lot 1A1, Block 1, Wal-Mart Addition) to authorize the heliport/landing field as a permitted accessory use, also for two autoloaders. This item was presented jointly with C.1.

Key Outcomes

• Minutes Approved: Motion by Commissioner Carpenter, seconded by Commissioner Pekurney, to approve the minutes of the August 7, 2025, meeting carried 7-0.
• ZC25-0141 Approved: Motion by Commissioner McMahon, seconded by Commissioner Carpenter to approve ZC25-0141, carried 7-0. (Vote tally: note transcript indicated 6-0 initially but corrected to 7-0 in minutes; final minutes show 7-0.)
• ZC25-0142 Approved: Motion by Commissioner McMahon, seconded by Alternate Kerby to approve ZC25-0142, carried 7-0.
• Both recommendations will be forwarded to the City Council for final action on September 8, 2025.
• The commission provided feedback on short-term rental regulations; staff will incorporate input and present a final draft at the September 4, 2025 commission meeting and September 8 city council meeting.
• No action was taken on the work plan; it was discussed for future scheduling.