North Richland Hills Planning and Zoning Commission Meeting - May 7, 2026

The North Richland Hills Planning and Zoning Commission held a work session at 6:33 PM and regular meeting at 7:26 PM on May 7, 2026, at City Hall. The agenda included a zoning change request for a residential infill planned development (Smithfield Terrace), a special use permit for a secondhand goods dealer, a text amendment regarding nonresidential planned development standards, and a preliminary plat for the same property. Key actions included approval of the special use permit, tabling of the zoning change, denial of the preliminary plat, and approval of the text amendment with modifications.

Public Comments & Testimony

• ZC26-0165 (Found It Electronics & Video Games): No public comments were submitted for this item.
• ZC26-0160 (Sandlin Homes zoning change): Over 80 residents expressed opposition, citing concerns about density, traffic, drainage, tree removal, lot sizes, utility capacity, and compatibility with the existing neighborhood. Speakers included Matthew Riley (project adjacency concerns), Bill Falls (drainage), Eric Sipe (compatibility), Jeff Campbell (power outages), David Crumpler (traffic, right-of-way), James Davis (school traffic), Allen Willis (flood hazard), Natalie Gary (safety, volume), Chelsea Stevens (neighborhood character), Jonathan Holland (lot sizes), J.R. McCumber (traffic), Tracy Davis (traffic study request), Amy Brown (drainage, lot sizes), Clete Rheinlander (school traffic), John Cope (due diligence), Mitchell Kempe (environmental impact), Lewis Fausak (cul-de-sac alternative), Vicki Smith (support, mentioned drainage solutions), Dwayne Leslie (traffic, lot sizes), Kerrie Tillotson (traffic), Janice Daw (neighborhood character), Andrew Stahlhut (privacy), Marianne Stahlhut (traffic), Thomas Falcone (density), Jose Lopez (drainage), Thomas Riddle (support for development), Bobby Gomez (conditional support, requested utilities, tree preservation), Debbie Turnage (concerns about traffic and drainage), Matt Wilson (character), David Zimmerman (density, profit motive), Tracy Bennet (zoning integrity), Allie Goodell (school capacity, cut-through traffic). Additionally, 50 residents submitted non-speaking opposition forms.
• TR26-03 (Text amendment): Bobby Gomez spoke in opposition, arguing the change could enable spot zoning and allow subversion of use regulations.

Discussion Items

• ZC26-0160 / D.1 – Smithfield Terrace (Sandlin Homes): Staff presented the request to rezone 7.494 acres from AG, R-2, R-3, and C-2 to RI-PD (Residential Infill Planned Development) for 35 single-family lots. The applicant, Jody Boyd, stated the project complies with the Vision 2030 low-density residential designation (2–6 dwelling units per acre; proposal at 4.6 du/ac). He highlighted the builder’s reputation, proposed lot sizes (average 7,500 sq ft, ranging from 5,700 to over 11,000 sq ft), sidewalk connections, and increased property tax revenue. Commissioners and staff discussed lot size minima (R-2 standard of 9,000 sq ft vs. proposed), open space requirements (none required but 3% proposed), drainage studies (preliminary only, no need for comprehensive traffic impact analysis at this stage), and the intent of the RI-PD district to encourage creative infill development. Commissioners raised concerns about the lack of a traffic study, stormwater management, tree preservation, and compatibility with adjacent larger lots. The applicant offered to conduct a traffic impact analysis and consider design changes. The commission tabled the zoning case to June 18, 2026, and denied the preliminary plat (6-0) as it did not conform to current zoning.
• ZC26-0165 – Found It Electronics & Video Games: Dawn Jackson, owner, presented her business (family-owned, 14 years in operation) proposing relocation to a 6,100 sq ft space in an existing shopping center. The use requires a special use permit in the C-1 district. The staff report noted the property’s suitability and recommended approval. Questions focused on the scope of permitted uses (not limited to video games) and the three-year expiration clause. No public opposition was raised. Approved 6-0.
• TR26-03 – Text Amendment to Section 118: Staff proposed removing the three-acre minimum requirement for nonresidential planned development districts to allow flexibility for smaller properties where a custom district could facilitate appropriate redevelopment. Commissioner Narayana suggested adding an option for a concept plan instead of requiring a full site plan, to avoid future misinterpretation. The commission approved with that modification.

Key Outcomes

• ZC26-0165 (Found It SUP): Approved (6-0). The special use permit for a secondhand goods dealer at 6238 Rufe Snow Drive will go to City Council on June 8, 2026.
• ZC26-0160 (Sandlin Homes zoning change): Tabled to June 18, 2026 meeting (6-0) to allow the applicant to address concerns regarding traffic, drainage, lot sizes, open space, and other design issues.
• D.1 (Preliminary plat of Smithfield Terrace): Denied (6-0) because it was not consistent with current zoning since the associated zoning change was tabled.
• TR26-03 (Text amendment): Approved with modification (6-0; the minutes state 7-0 but attendance indicates six voting members). The three-acre minimum will be removed, and applications may include a concept plan as an alternative to a site plan. The item will go to City Council on June 8, 2026.
• C.2 (Motorcycle sales special development plan): Withdrawn by the applicant before the meeting; no action taken.