City of North Richland Hills, TX Chapter CP Comprehensive Plan

(Adopted 5/14/2001)

§ CP-1 Purpose.

(a) The City of North Richland Hills completed its most recent comprehensive land use plan in June of 1992.[1] The updated future land use plan and thoroughfare plan should be included within the current comprehensive plan as an addendum, and should be incorporated into any new comprehensive plan process, whenever that is undertaken. Two major factors have contributed to the need for these updated elements of the comprehensive plan: the extensive local growth experienced by the city in recent years, and the regional growth that has greatly impacted the city, especially within the Loop 820 corridor. The primary purposes of North Richland Hills' update are: to guide future development in a manner consistent with the city's objectives, and to determine potential land uses for the City of North Richland Hills. It should be noted that the updated future land use plan does not directly affect existing zoning on any property within the city, but could affect how future zoning requests will be considered based on the updated comprehensive plan. In addition, the future land use plan is intended to be a short-term (eight-year to ten-year) guideline to help the planning and zoning commission and city council consider various development-related decisions in the future; it is also intended to provide a framework for areas that are in need of special strategic initiatives.

[1] Prepared by the planning and zoning commission of North Richland Hills, with assistance by Planning Resources Group, in June of 1992.

(b) The future land use plan and thoroughfare plan elements are perhaps the most important comprehensive plan elements, due to the fact that they are intended to provide overall guidance to areas that are vacant, as well as to areas that have already developed and need specific enhancement action. It is, therefore, essential to clearly identify areas of the city wherein the different types of future land uses are most appropriate and best suited, the amount of land that should be allocated for each type, and the means by which people are able to access these land uses. Several existing characteristics of the city will be outlined for the purpose of creating a context for the updated future land use plan; specific elements of the updated future land use plan will then be discussed, as are areas identified as being strategic in nature. Specific recommendations regarding the thoroughfare plan are also included.

§ CP-2 Existing land use characteristics.

(a) At the time the city adopted the 1992 Comprehensive Land Use Plan, approximately 47 percent of the land within the city was classified as vacant or undeveloped. A very small percentage of the land use was nonresidential, with approximately 23 percent classified as commercial, industrial, public, or parks/open spaces. The majority of the developed land area consisted of residential land uses, 70 percent of which was single-family residential. The land use characteristics, as they existed at the time of the 1992 Comprehensive Land Use Plan, are shown within Table 1.

TABLE 1 Existing Land Use - 1991 City of North Richland Hills, Texas
Land Use Category	Acres	Percent of Developed Land(1)	Percent of Total Land(2)	Number of Acres Per 100 People(3)
Residential Use	4,778	77.04 percent	40.81 percent	10.06
Single-family	4,344	70.04 percent	37.10 percent	9.15
Moderate density(4)	154	2.48 percent	1.32 percent	0.32
High density	221	3.56 percent	1.89 percent	0.47
Manufactured home	59	0.95 percent	0.50 percent	0.12
Parks/open space	295	4.76 percent	2.52 percent	0.62
Public/semipublic	384	6.19 percent	3.28 percent	0.81
Commercial	581	9.37 percent	4.96 percent	1.22
Industrial	164	2.64 percent	1.40 percent	0.35
Total Developed	6,202	100.00 percent	52.97 percent	13.06
Vacant/Undeveloped(3)	5,506	—	47.03 percent	11.76
WITHIN CITY LIMITS	11,708	—	100.00 percent	24.82

Notes:

⁽¹⁾ Approximately 6,202 acres.

⁽²⁾ Approximately 11,708 acres.

⁽³⁾ Based on a population of 47,483 people, estimated within the 1992 Comprehensive Plan.

⁽⁴⁾ Representative of duplexes and townhomes.

Source: Based upon Table 5.1, Comprehensive Land Use Plan, City of North Richland Hills, Texas, approved in June 1992.

(b) Between 1992 and 1999, the North Central Texas Council of Governments estimated that the population of North Richland Hills had increased by approximately 7,367 people, to a total population of almost 55,000 people. This rate of growth warranted a parcel-by-parcel land use survey[1] during the process of updating the future land use plan, and the results of this survey are shown graphically on Plate 1 and within Table 2. In comparing the percentages of land used for each type of land use, it is apparent that there are few differences between 1991 and 1999. One significant fact to consider is that the information pertaining to the number of acres used per 100 persons seems to reflect that the City of North Richland Hills is increasing slightly in terms of overall land use intensity. Specifically, the number of acres per 100 persons in 1991 was approximately 24.82, compared to approximately 21.7 in 1999. The major difference, however, lies in the percentage of vacant land, or land that is available for development, that now exists. As previously mentioned, approximately 47 percent of the total land within the city was vacant in 1991, compared to just over 24 percent in 1999.

TABLE 2 Existing Land Use - 1999 City of North Richland Hills, Texas
Land Use Category	Acres	Percent of Developed Land(1)	Percent of Total Land(2)	Number of Acres Per 100 People(3)
Residential Use	4,837.8	70.30 percent	40.61 percent	8.82
Single-family	4,364.4	63.40 percent	36.63 percent	7.96
Duplex	96.5	1.40 percent	0.81 percent	0.02
Townhome	25.6	0.37 percent	0.21 percent	0.05
Multifamily	305.0	4.43 percent	2.56 percent	0.56
Manufactured home	47.3	0.69 percent	0.40 percent	0.09
Parks/open space(4)	351.6	5.18 percent	3.01 percent	0.52
Public/semipublic	603.0	8.89 percent	5.16 percent	1.28
Office	89.7	1.30 percent	0.75 percent	0.16
Retail	472.6	6.87 percent	3.97 percent	0.86
Commercial	258.7	3.76 percent	2.17 percent	0.47
Industrial	84.5	1.23 percent	0.71 percent	0.15
Under construction	26.7	0.39 percent	0.22 percent	0.05
Vacant building	57.3	0.83 percent	0.48 percent	0.10
Open storage	2.3	0.03 percent	0.02 percent	0.00
Total Developed	6,784.2	100.00 percent	58.06 percent	12.41
Right-of-way	1,958.3	—	16.44 percent	3.57
Easements	79.9	—	0.67 percent	0.15
Railroads	67.7	—	0.57 percent	0.12
Lake/water	15.9	—	0.13 percent	0.03
Vacant/undeveloped(3)	2,780.0	—	23.79 percent	5.30
WITHIN CITY LIMITS	11,686.0	—	100.00 percent	21.58

Notes:

⁽¹⁾ Approximately 6,881.8 acres.

⁽²⁾ Approximately 11,911.7 acres.

⁽³⁾ Based on a population of 54,850 people, an estimate made by the North Central Texas Council of Governments as of 1-1-1999.

⁽⁴⁾ Includes approximately 65 acres of golf course and theme park acreage.

Source: Dunkin, Sefko & Associates, Inc.

[1] This survey was conducted and completed in 1999 by Dunkin, Sefko & Associates, Inc.

§ CP-3 The future land use plan.

(a) The land uses that develop in the future, as well as the maintenance and viability of those that currently exist, will shape the character and feel of North Richland Hills as it reaches its ultimate capacity. The future land use plan is graphically depicted on Plate 2, and the number of acres and percentage of land allocated for each proposed land use is shown in Table 3. The recommendations made herein regarding future land use are the result of numerous workshops and meetings with the city council and the planning and zoning committee. Several key elements have been used to determine the land use configuration recommended within this future land use plan, including compatibility with existing land uses, compatibility with proposed land uses, locational criteria, and aesthetic criteria.

TABLE 3 Future Land Use City of North Richland Hills, Texas
Land Use Category	Acres	Percent of Total Land
Residential Use	5,711.9	48.9
Low density	5,158.3	44.1
Medium density	135.4	1.2
High density	387.1	3.3
Manufactured home	31.1	0.3
Parks/open space(1)	868.4	7.4
Public/semipublic	615.5	5.3
Office	172.7	1.5
Neighborhood service	169.2	1.4
Retail	970.1	8.3
Town Center Hometown	240.2	2.0
Smithfield TOD	207.0	1.8
Iron Horse TOD	154.2	1.3
Commercial	277.9	2.4
Industrial	80.3	0.7
Right-of-way, Easements, Railroads	2,218.6	18.9
Total Acreage Within the City	11,686.0	100.00

(b) The following discussion outlines the different types of land uses that are recommended for North Richland Hills' updated future land use plan. It should be noted that several of these are new designations of land use[1], intended to give North Richland Hills more specific guidance as it reaches its build-out configuration. All of the land uses discussed, especially nonresidential land uses, should have design standards attached to them to ensure that new development makes a positive contribution to the character of the city; these standards should be implemented through the zoning ordinance and adopted policy.

(1) Residential Land Uses 5,557 acres • 47.6 percent of total acreage

Residential land use designates areas used for residential dwelling units and related accessory buildings. Residential land use is the predominate use within the city currently, and this is expected to continue. This type of land use can be further delineated into the following residential categories:

a. Low Density Residential 5,059 acres • 43.3 percent of total acreage

This use is intended to provide for traditional, low density single-family detached dwelling units. Of the residential categories, the low density category accounts for a majority of the residential acres in North Richland Hills at the present time (refer to Table 2). The future land use plan proposes that this trend continue, with much of the remaining vacant land recommended for this use.

b. Medium Density Residential 124 acres • 1.1 percent of total acreage

This use is intended to provide for medium density attached dwelling units such as duplex units and townhomes. There are currently few areas of the city that are used for medium density residential land use. The future land use plan recommends that the city maintain its existing percentage of land allocated for this type of land use; in situations where office uses are shown as buffering elements to low density residential areas, or where retail uses serve as transition elements to low density residential areas, additional medium density uses may be considered as a part of a mixed-use development proposal. It should also be noted that opportunities for this type of use do exist within the area designated for the town center.

c. High Density Residential 351 acres • 3.0 percent of total acreage

This use is intended to provide for high density residential development, such as traditional apartment-type units with multiple-family attached living complexes. As with medium density uses, it is recommended that the city maintain its existing percentage of high density residential land uses. This type of land use is also permitted within the town center area.

d. Manufactured Housing 23 acres • 0.2 percent of total acreage

This use is intended to provide areas for moderately high-density development of HUD Code manufactured homes, constructed to a standard recognized by the Texas Manufactured Housing Standards Act, V.T.C.A., Occupations Code § 1201.001 et seq. Areas for this type of land use are located throughout North Richland Hills.

(2) Office Land Uses 242 acres • 2.1 percent of total acreage

Office land use designates areas used for professional and organizational office needs, e.g., administrative, doctors, dentists, real estate, architects, accountants, secretarial service, etc.; office uses are intended to be designed in a manner that is compatible with residential land uses. The future land use plan recommends areas for new office land uses along several major roadways within North Richland Hills (Davis Boulevard, Precinct Line Road, etc.), and proposes office uses for buffering purposes to protect the integrity of residential land uses, especially where residential land uses are located in close proximity to major roadways.

(3) Neighborhood Service Land Uses 244 acres • 2.1 percent of total acreage

Neighborhood service land use designates areas used for limited or light retail activity, such as service establishments and small stores, at specified major roadway intersections near residential areas to serve neighborhoods in close proximity. As are office land uses, neighborhood service uses are intended to be designed in a manner that is compatible with residential land uses. Uses that may be appropriate in such areas include small grocery stores, pharmacies, personal service shops (e.g., hair salons, dry cleaners, tailors, florists, etc.), day care centers, medical/dental and general offices, banks/financial institutions, small restaurants and cafes, a convenience store, and related establishments. Similar to office uses, the future land use plan recommends that neighborhood service uses be utilized as buffer areas for residential land uses located close to major roadways.

(4) Retail Land Uses 1,158 acres • 9.9 percent of total acreage

Retail land use areas are intended to provide for a variety of retail trade, personal and business services and establishments. The future land use plan recommends that these types of land uses are located along the frontage of major thoroughfares, primarily for easy accessibility and good visibility. These thoroughfares include Loop 820, Rufe Snow Drive, Davis Boulevard, Precinct Line Road, and Grapevine Highway.

(5) Town Center District 363 acres • 3.1 percent of total acreage

The town center land use designation directly relates to the town center zoning district. The town center is intended to establish development standards to promote a sustainable, high quality, mixed use development scenario that provides the opportunity for many uses typically associated with a city's town center.

The town center is comprised of the neighborhood edge, neighborhood general, neighborhood center and neighborhood core. Each subzone provides for a gradient of development and use intensity. The edge zone is comprised almost exclusively of single-family houses. The general zone primarily consists of single-family with the opportunity for limited office use in a house. The neighborhood center and neighborhood core zones allow for a mix of uses, including residential and nonresidential uses in the same building. All the components of each zone — the buildings, the streets, and the public spaces — are scaled for that zone in an effort to create and sustain an integrated living environment.

(6) Commercial Land Uses 292 acres • 2.5 percent of total acreage

The commercial land use designation delineates areas intended for a variety of commercial uses including automobile related services, retail trade, and business services establishments with outside storage, display and sales. Outside uses/storage areas are required to be buffered from residential uses and public views. The future land use plan recommends that commercial land uses are concentrated within the most heavily traveled corridors of the city, specifically along Loop 820, Davis Boulevard (in close proximity to Loop 820), Industrial Park Boulevard (in close proximity to Rufe Snow Drive), and near Grapevine Highway (in the southern portion of North Richland Hills).

(7) Industrial Land Use 208 acres • 1.8 percent of total acreage

Industrial land use designates areas intended for a range of heavy commercial, assembly, warehousing, manufacturing and service-type uses. The major concentration of industrial uses is recommended adjacent to the proposed Dart Rail location and Industrial Park Boulevard, in the western area of North Richland Hills. Another smaller area recommended for industrial use is located adjacent to the proposed Dart Rail location and Davis Boulevard, in the central area of the city.

(8) Public/Semipublic Land Use 654 acres • 5.6 percent of total acreage

The public/semipublic land use designation is intended to permit nonprofit activities of an educational, religious, governmental or institutional nature. Schools, churches, hospitals, governmental buildings, fire stations and water towers would be considered public/semipublic areas. Notable areas used for public/semipublic purposes include the North Richland Hills City Hall/Police Station, the two high schools, Richland High School and Birdville High School, and Tarrant County College.

(9) Parks/Open Space Land Use 862 acres • 7.4 percent of total acreage

The parks/open space land use designation is provided to identify all public parks, golf courses, trail systems, open spaces and floodprone areas. The City of North Richland Hills has an exceptional park system that is key to the quality of life its residents are able to enjoy. In furthering the city's park system, it is recommended that additional land be set aside as the local population continues to grow. Specific recommendations (which are graphically shown on Plate 2) include 1) a network of parks and open spaces along Little Bear Creek, 2) an additional park near the proposed Dart Rail line and multifamily area, adjacent to Loop 820, and 3) the expansion of existing parks, including Cross Timbers Park in the northern part of the city and Fossil Creek Park in the southern part of the city. The Parks, Recreation and Open Space Master Plan, adopted in January of 2000, is supported by the comprehensive plan update in terms of encouraging additional neighborhood, community and regional parks, as well as bikeways and trail systems.

[1] The 1992 Comprehensive Land Use Plan utilized four residential and four nonresidential land use types; the 1999 updated future land use plan utilizes four residential and eight nonresidential land use types.

(c) 

Future land use plan interpretation policies.

The city should utilize the future land use plan update and the associated policies in this report to further establish the general pattern of development within North Richland Hills. This pattern of development should be implemented through adopted policies, enacted ordinances, and recognized guidelines (as appropriate). This future land use plan provides a context for this pattern through a general description of land use categories and explanation of key components of the plan. It is important to note that the future land use plan is not the city's official zoning map. Rather, it is a guide to decision making in the context of the city's future land use patterns. The future land use plan should be used consistently and updated as needed, as North Richland Hills continues in its tradition of coordinated, quality development over time.

(Ordinance 3191, § 1, adopted 3/26/2012)

§ CP-4 Proposed strategic planning areas.

The strategic planning areas include properties that may be appropriate for land use changes under certain guidelines or strategies. These areas also include adjacent areas that may be affected by land use changes. The boundaries shown on the plan should not be interpreted as specific ownership lines; rather, the intent is that they are general in nature. Examples of these general boundaries exist along Loop 820 where a 1,000-foot line is drawn parallel to the freeway frontage. Another example is along South Grapevine Highway where boundaries are shown parallel to that roadway as well.

The strategic planning areas, shown on Plate 3, will require further study and development of specific guidelines before future development could occur. The planning and zoning commission and city council will develop strategies in these areas for longterm decisions not specifically identified on the future land use plan map (refer to Plate 2). These areas include:

•	Freeway Business District,
•	South Grapevine Highway Planning Area,
•	Smithfield Conservation District,
•	North Precinct Line Transition Area, and
•	Denton Highway Transition Area

(a) 

Freeway Business District.

City leaders recognize that with the major improvements of Loop 820 and Airport Freeway and the growth and development of the Metroplex will come a more dense and urban use of land along these major freeways. The freeway business district should include a transition plan for promoting changes in this area to mid-rise offices, entertainment, hotels and large retail and service facilities serving a regional customer base. Traditional residential uses directly adjacent to denser commercial growth should be screened and buffered with significant landscaping and masonry walls. The transition of land uses along the freeway should require a minimum commitment of 25 acres of land in order to: minimize curb cuts, provide for shared access, and provide logical geographic development of the area. This is also encouraged in order to avoid piecemeal development patterns and negative impacts on existing neighborhoods. Specifically, the city should take the following initiatives:

(1) Continue to encourage business retention and expansion. A redevelopment plan should be prepared for sites along the freeway frontage as well as areas that will transition into existing neighborhoods.

(2) Develop a marketing plan to identify target industries for the freeway corridor.

(3) Develop a detailed study to determine future access along the freeway frontage.

(4) Continue to coordinate expansion plans with TxDOT.

(5) Minimize conflicts between residential and nonresidential land uses in order to protect property values and the interests of both.

(6) Provide for transitions in scale and density between residential areas and the freeway frontage to facilitate neighborhood stability.

(7) Encourage retail and business infill development within this existing retail corridor.

(8) Develop initiatives to address improving the gateways along Loop 820 into the city.

(9) Investigate the potential for the longterm redevelopment of the Richland Terrace, Richaven, Richland Oaks, Woodcrest and Richland Heights neighborhoods. Assist any residential neighborhood in achieving a buy out plan for redevelopment purposes.

(b) 

South Grapevine Highway Planning Area.

Grapevine Highway served as one of the original highways in the area linking communities and serving as the primary retail and commercial support in the 1950s, 1960s and 1970s. Much of the major retail and commercial businesses moved out of the area in the 1980s and 1990s. Growth and redevelopment are beginning to occur in this area. However, some vacant and transitional commercial areas are in need of enhanced programs for bringing about basic building code and aesthetic compliance. An ongoing plan is needed to stimulate and enhance this area. The transition of existing land uses should require a minimum commitment of five acres of land for a zoning request to be considered in order to: minimize curb cuts, provide for shared access, and provide logical geographic development of the area. The minimum commitment of five acres is also encouraged to avoid piecemeal development patterns and negative impacts on existing neighborhoods. This area should be considered a reinvestment zone with incentives for encouraging redevelopment. The redevelopment of the Richland Hills Business Center should act as a catalyst for future development in the area and should set a quality standard for such development. The South Grapevine Highway Planning Area interfaces with the City of Richland Hills to the east and is a major entrance into the city. Specifically, the city should take the following initiatives:

(1) Continue to encourage business retention and expansion. A redevelopment plan should be prepared for sites along the Grapevine Highway as well as areas that will transition into existing neighborhoods.

(2) Develop a marketing plan to identify target industries for the South Grapevine Area.

(3) Encourage reinvestment in this area through the development/redevelopment of government services such as a branch library and recreation facilities in this area.

(4) Continue a proactive code enforcement program in this area.

(5) Minimize conflicts between residential and nonresidential land uses in order to protect property values and the interests of both.

(6) Encourage retail and business infill development within this existing retail corridor.

(7) Encourage shared access to reduce curb cuts onto South Grapevine Highway.

(8) Encourage proper maintenance and upgrading of businesses along the South Grapevine Corridor.

(9) Encourage neighborhoods to participate in improving the look of their neighborhood.

(10) Develop initiatives to address improving the southern gateway into the city.

(11) Develop urban design standards for this district including parking, sidewalk, streetscape and landscape standards. Preserve the unique character of this area.

(c) 

Smithfield Conservation District.

The Smithfield Conservation District includes properties along Smithfield Road and Main Street both north and south of the railroad tracks. A zoning overlay district could be created to encourage a particular development theme to conserve this area. Differing building materials, antique lighting and varying streetscapes should be promoted. City standards for building materials, signs, lighting and landscaping could be altered to create a separate image and focus for the Smithfield Area. Mixed land uses could be encouraged for the Smithfield Area to emphasize education and entertainment. The Smithfield Area should be identified as a prime site for a future commuter rail stop with surrounding complementary uses. Specifically, the city should take the following initiatives:

(1) Continue to encourage business retention and expansion. A redevelopment plan should be prepared for sites in the Smithfield Conservation District as well as areas that will transition into existing neighborhoods.

(2) Develop a marketing plan and special economic incentives for the redevelopment of the Smithfield Conservation Area.

(3) Perform a survey of historic resources in this area.

(4) Develop urban design standards for this district including parking, sidewalk, streetscape and landscape standards. Preserve the unique character of this area.

(5) Continue a proactive code enforcement program in this area.

(6) Minimize conflicts between residential and nonresidential land uses in order to protect property values and the interests of both.

(7) Encourage and promote pedestrian traffic in this area.

(8) Investigate opportunities for a future DART station in this area.

(9) Encourage maintenance and upgrading of businesses as well as historical significant residential and nonresidential structures.

(10) Encourage neighborhoods to participate in improving the look of their neighborhood.

(d) 

North Precinct Line Transition Area.

This area includes deep rural estate lots that backup to single-family residential development, but are directly south of the North Tarrant Parkway commercial area. This area could develop as traditional single-family or include a mixed use development. The area represents a major entrance into the City of North Richland Hills. The massing of property will be essential to the proper development of this area, specifically a minimum commitment of five acres should be required for consideration of a zoning change request in order to: minimize curb cuts, provide for shared access, and provide logical geographic development of the area. The minimum commitment of five acres is also encouraged to avoid piecemeal development patterns and negative impacts on existing neighborhoods. The transition of existing land uses should require a minimum commitment of five acres with 500 feet of frontage on Precinct Line Road for a zoning request to be considered. Conceptual plans will be required with traffic access and land use considerations for the entire area. This transition area backs to the Thornbridge neighborhood to the west and south. Specifically, the city should minimize conflicts between residential and nonresidential land uses in order to protect property values and the interests of both, and should take the following initiatives:

(1) Develop initiatives to address improving this northern gateway into the city, which could include development of urban design standards including parking, sidewalk, streetscape and landscape standards.

(e) 

Denton Highway Transition Area.

This area contains existing older single-family residences that front onto Denton Highway, U.S. 377, a major thoroughfare. A dental office exists on the northern tract in this area; it should set a trend for the redevelopment of existing single-family homes. Properties along the west frontage of Denton Highway, in Haltom City are changing uses to neighborhood services type uses. Zoning and redevelopment of this area to office and retail uses will require a combination of a minimum of two existing lots and the elimination of at least one driveway. A screening wall will be required along the rear of this property from existing single-family residences. Dent Road and Tourist Drive are major entrances to North Hills neighborhoods. Specifically, the city should take the following initiatives:

(1) Minimize conflicts between residential and nonresidential land uses in order to protect property values and the interests of both.

(2) Protect neighborhood entrances along Dent Road and Tourist Drive from intensive retail uses such as convenience stores and drive-through restaurants. Encourage office or light retail development of these intersections. Encourage requests for planned development zoning on these properties.

§ CP-5 The thoroughfare plan.

(a) The following list of amendments has been added to the city's thoroughfare plan, as shown on Plate 4. For detailed information regarding the streets in the town center area, refer to the North Richland Hills' Town Center Master Plan.

(1) Tourist Drive — change designation from C-2-U to R-2-U.

(2) Rufe Snow Drive (south of Loop 820) — change designation from M-5-U to M-4-U.

(3) Loop 820 and Interchange with S.H. 121 — revise to reflect new alignment.

(4) Industrial Park Boulevard — revise alignment between Loop 820 and Boulder Drive per Sam's project.

(5) Rufe Snow Drive (north of Loop 820 to Hightower Drive) — change designation from P-6-D to P-7-U.

(6) Rufe Snow Drive (from Hightower Drive to Bursey Road) — change designation from P-6-D to M-5-U.

(7) Industrial Park Boulevard (from Rufe Snow Drive to Tecnol Boulevard) — change designation from R-2-U to C-4-U.

(8) Holiday Lane (from Loop 820 to Mid-Cities Boulevard) — change designation from M-4-U to C-4-U.

(9) Holiday Lane (from Chapman Road to Starnes Road) — change alignment and change designation from M-4-U to C-4-U.

(10) John Autry Road — change designation from C-2-U to R-2-U.

(11) North Tarrant Parkway — add ROW width notation of 200 feet.

(12) Davis Boulevard — designation of P-6-D with 120 feet of right-of-way.

(13) Booth-Calloway Road (from Loop 820 to Bedford-Euless Road) — change designation from C-4-U to R-2-U.

(14) Smithfield Road East (from Davis Boulevard to Grapevine Highway) — revise this area to reflect town center major roadways.

(15) Simmons Drive (from Mid-Cities Boulevard to Martin Drive) — completely remove Simmons Drive from this area.

(16) Rumfield Road (from Eden Road to Precinct Line Road) — remove the markings for "no pavement exists."

(17) Precinct Line Road — change designation from M-6-D to P-7-U and remove the markings for "no pavement exists" at the far north end.

(18) "Minimum Geometric Street Design Standards" table — add P-7-U designation.

(19) Updated the base map with all current subdivision streets.

(20) Strummer Drive — change designation to M-5-U.

(21) Newman Drive — eliminate C-4-U designation from Emerald Hills Way to Smithfield Road East.

(22) Guy Street — remove as public right-of-way.

(23) Shady Grove Road — remove as public right-of-way between Davis Boulevard and Precinct Line Road.

§ CP-6 Implementation strategy.

Following formal adoption of the updated comprehensive land use plan, a series of steps will need to be taken to ensure proper implementation. The following steps, studies and recommendations are included as a general guideline for ongoing implementation of the comprehensive plan.

(a) 

Zoning Ordinance conformance with the Comprehensive Plan.

The new future land use plan map (refer to Plate 2) has a more detailed delineation of land use types than the previous plan including land use designations for office, neighborhood services, retail and commercial. Bringing the existing zoning ordinance into conformance with the comprehensive plan will require fine tuning and changes to the existing zoning ordinance including reworking and renaming some of the zoning districts. The major changes will include the following:

(1) Renaming the LR (Local Retail) zoning district to a new NS (neighborhood services) zoning district.

(2) Renaming the C-1 (commercial) zoning district to a new R (retail) zoning district.

(3) Renaming the C-2 (commercial) zoning district to a new C (commercial) zoning district.

(4) Analysis of Industrial zoning districts to encourage job creation and cleaner and more technical industrial uses.

(5) Analysis of Medium Density Residential to encourage owner occupied, fee simple townhouse residential development in transitional areas. Allowing townhouses as appropriate uses adjacent to single-family sites in some areas when there is not a market for commercial or office uses.

(b) 

Strategy for zoning inconsistencies.

The adoption of the new comprehensive plan creates some inconsistencies between the future land use plan map (Plate 2) and existing zoning map. Ongoing discussions and dialogue will be required to determine strategies for dealing with zoning inconsistencies.

(c) 

Major land use issues.

As part of the comprehensive plan update, several major land use issues were brought up during discussions. Following are current issues that will require ongoing coordination and further studies.

(1) 

Gateway, corridor and image studies.

The city council continues to encourage improvement of the city's image and enhancement of development standards throughout the city. An effective means for presenting the city's image is to build or require aesthetic improvements to city gateways and corridors. The continued development for improving gateways and corridors will continue to be a high priority for the City of North Richland Hills. These efforts should encourage participation by private interest groups on adjacent properties in highly visible areas of the city.

(2) 

Dart and commuter rail service.

The city council continues to be interested in pursuing efforts for promoting commuter rail service with a formal rail depot within North Richland Hills. While these efforts may be a few years away, continued efforts for commuter rail service on the Cotton Belt railroad should be encouraged.

(3) 

Open space and trails.

A key component of the comprehensive master land use plan is the identification of future open space within the community. Ongoing efforts have been made to coordinate elements of the master park plan with the comprehensive master land use plan with emphasis on the Little Bear Creek Corridor.

(4) 

Thoroughfare Plan improvements.

The City of North Richland Hills will experience dramatic changes with the freeway improvements to N.E. Loop 820. An important aspect in bringing about a successful transition will be the proper coordination and timing of freeway improvements with affected properties and dealing with the traveling public. A detailed plan would assure an effective transition of the N.E. Loop 820 improvements. Specific traffic and access studies should also be considered on major intersections within the community, including Rufe Snow Drive and N.E. Loop 820, Davis Boulevard and Mid-Cities Boulevard, Davis Boulevard and North Tarrant Parkway.

(d) 

Ongoing studies to complement strategic planning areas.

The adoption of the strategic planning areas will provide guidelines for longterm decisions not specifically identified on the future land use plan map. Ongoing studies will be needed to give specific direction for encouraging and targeting development in these areas. Priorities for future studies include the South Grapevine Highway Planning Area, North Precinct Line Transition Area, Smithfield Conservation District, Denton Highway Transition Area, and Freeway Business District.