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HomeMy WebLinkAbout1995-06-05AGENDA CITY OF GRAPEVINE BOARD OF ZONING ADJUSTMENT MEETING MONDAY EVENING, JUNE 5, 1995, AT 6:00 P.M. COURT ROOM /COUNCIL CHAMBERS, #205 307 WEST DALLAS ROAD GRAPEVINE, TEXAS 1. CALL TO ORDER II. OATH OF TRUTH III. NEW BUSINESS A. BOARD OF ZONING ADJUSTMENT TO CONDUCT A PUBLIC HEARING RELATIVETO BOARD OFZONING ADJUSTMENTCASE BZA95 -14, SUBMITTED BY RUSSELL TREECE, AND CONSIDERATION OF SAME. B. BOARD OF ZONING ADJUSTMENT TO CONDUCT A PUBLIC HEARING RELATIVE TO BOARD OF ZONING ADJUSTMENT CASE BZA95 -15, SUBMITTED BY DAVID WILSON, AND CONSIDERATION OF SAME. V. MINUTES BOARD OF ZONING ADJUSTMENT TO CONSIDER THE MINUTES OF THE MAY 1, 1995 MEETING. VI. MISCELLANEOUS REPORTS AND /OR DISCUSSION . 6 a 11glilill IF YOU PLAN TO ATTEND THIS PUBLIC HEARING AND YOU HAVE A DISABILITY THAT REQUIRES SPECIAL ARRANGEMENTS AT THE MEETING, PLEASE CONTACT THE OFFICE OF COMMUNITY DEVELOPMENT AT (817) 481 -0377 AT LEAST 24 HOURS IN ADVANCE. REASONABLE ACCOMMODATIONS WILL BE MADE TO ASSIST YOUR NEEDS. IN ACCORDANCE WITH TEXAS GOVERNMENT CODE, CHAPTER 551.001 et seq. ACTS OF THE 1993 TEXAS LEGISLATURE, THE BOARD OF ZONING ADJUSTMENT MEETING AGENDA WAS PREPARED AND POSTED ON THIS THE 2ND ___JUNE, 1995 AT 5:00 P.M. , COMMUNITY DEVELOPMEI`�T DIRECTOR STATE OF TEXAS COUNTY OF TARRANT CITY OF GRAPEVINE N The Board of Zoning Adjustment for the City of Grapevine, Texas met on Monday evening, June 5, 1995, at 6:00 P.M. in the Council Chambers, Room #205, 307 West Dallas Road, Grapevine, Texas, with the following members present to wit: Chris Coy Ery Meyer Carl Hecht Jill Davis Dennis Luers Chairman Secretary Member 1 st Alternate 2nd Alternate with member Randy Howell absent, constituting a quorum. Also present was Councilman Gill Traverse and the following City Staff: Marcy Ratcliff Planner Teresa Wallace Planning Secretary Scott Williams Building Official Kelly Doughty Building Inspection Secretary Chairman Chris Coy called the meeting to order at 6:00 P.M. NEW BUSINESS BZA95 -14 - RUSSELL TREECE The first item for the Board of Zoning Adjustment to consider was BZA95 -14 submitted by Russell Treece representing William Stanley Brown who is requesting a special exception and variances for Lot 2R, Block 13R, Starr Addition, 312 West Northwest Highway. The requests are to Grapevine Comprehensive Zoning Ordinance 82 -73, as follows: Section 26.G.3., Highway Commercial District which requires a twenty five (25) foot landscaped front yard with no off- street parking. The proposed special exception would allow the existing building to encroach the front yard setback by 9 feet and allow an existing parking area to remain in the required landscaped front yard as shown on the concept plan. 1 BZA Minutes 6/5/95 (a) If approved, it would allow the existing building a 16 foot front yard setback in the required landscaped front yard as shown on the concept plan. (b) If approved, it would allow 2 parking spaces in the required landscaped front yard as shown on the concept plan. Section 53.H.1.c., Landscape Regulations which requires landscaped interior planter islands a minimum size of 9 feet x 18 feet. The proposed variances would allow the proposed (a) eastern and (b) western planter islands located at the rear of the building to have a reduced minimum width of 1.5 and 2.5 feet as shown on the concept plan. (a) If approved, it would allow the eastern planter island to a have minimum dimensions of 7.5 feet by 18 feet as shown on the concept plan. (b) If approved, it would allow the western planter island to have minimum dimensions of 6.5 by 18 feet as shown on the concept plan. Section 53.H.2.b., Landscape Regulations which requires a ten (10) foot perimeter landscaped area adjacent to parking lot area. The proposed variance would allow the proposed 10 foot perimeter landscaped area to be reduced at the (a) eastern front entrance by 8 feet and reduced at the (b) northwest corner of the parking lot in the rear by 6 feet. (a) If approved, it would allow the perimeter landscaping at the eastern front entrance to be 2 feet wide as shown on the concept plan. (b) If approved it would allow the perimeter landscaping at the northwest corner of the parking lot in the rear to be 4 feet wide as shown on the concept plan. Section 56.A.2., Off - Street Parking Requirements which requires all off - street parking spaces to have minimum dimensions of 9 feet X 18 feet. The proposed variance would allow the depth of all the proposed off - street parking spaces to be reduced by 3 feet. If approved, it would allow all of the proposed off- street parking spaces to have a minimum depth of 15 feet allowing the vehicles to overhang the landscaped and walk area provided. K BZA Minutes 6/5/95 Section 58.H., Parking and Loading Development Standards which requires a vehicle stopping device (wheel stop) installed so as to prevent parking of motor vehicles in any required landscaped areas and walkways. The proposed variance would allow the proposed walkway at the front and rear of the building to serve as the vehicle stopping device and the curb at the rear of the parking lot to serve as the vehicle stopping device If approved, it would allow vehicles to overhang the walkways at the front and rear of the building and overhang the landscaping at the rear of the parking lot. Section 58.1., Parking and Loading Development Standards which requires the minimum driving lane width in parking lots as 18 feet. The proposed variance would allow the proposed driving lane width on the western side of the building to be reduced by 6 feet. If approved, it would allow the proposed driving lane width on the western side of the building to have a maximum width of 12 feet. Marcy Ratcliff, Planner, explained the applicant is proposing to remodel the existing building at 312 West Northwest Highway which was developed prior to the current requirements of the "HC" Highway Commercial District. Using a large drawing to illustrate, she outlined in detail the applicant's requests before the Board. Marcy Ratcliff, Planner, explained the applicant has some physical constraints on the property with the creek along the western property line and the location of the existing building. The applicant is proposing two driveways, one for entering and one for exiting of passenger and truck traffic. Staff recognizes a special condition on the proposed 12 foot wide western driving lane and the western 6.5 foot planter island because it is physically constrained by the creek and the existing building. Staff also recognizes a special condition for the existing building encroaching the front yard setback. The building was built probably sometime prior to the existence of a zoning ordinance in Grapevine. However, the majority of the requested variances are not the result of any physical constraints. The property contains 44,257 square feet (1.016 acres) and has a depth of 504 feet and a width of 88 feet. The property owner is only developing the first 133 feet of the property. Therefore, Staff can find no special condition for reduced parking space depth or allowing the vehicles to overhang walkways and landscaped areas. Additionally, Staff can find no special condition for reducing the perimeter K BZA Minutes 6/5/95 landscaping area because east of the existing building there is an adequate width of 30 feet in which to provide an 18 foot driving lane and a 10 foot perimeter landscaping area. There is also adequate area in the rear to provide a 10 foot perimeter landscaping area on both sides of the parking lot and a 9 foot wide planter island on the east side. The applicant is renovating the existing building and is required to plat the property and provide a paved parking lot. The applicant has been working with the Building Inspection Division in renovating the existing building. Marcy Ratcliff introduced Mr. Russell Treese, Architect, to address the request and answer any questions from the Board. Mr. Treese told the Board the applicant, Mr. Stan Brown, is proposing to the use the existing building as a small office building. They would be storing samples and literature. He told the Board they have a total of eight employees, of which only three would be in the office full time. The salesman operate out of their homes. He explained they would only require ten parking spaces because they would have very little customer traffic. He also told the Board that because of the unusual topography of the site, with the creek and elevation of the rear portion of the tract, it was difficult to arrange the driving lanes and parking spaces without exceptions to the current requirements. Further, he told the Board that a hydrology study had been done on the site to ascertain the drainage and the possibility of the lower floor flooding during peak times of heavy rains. He showed a cross section of the rear portion of the subject property and the natural drainage to the creek. Showing a depiction of the proposed exterior, he said the building contained approximately 3200 square feet, with each floor about 1600 square feet each. He introduced Mr. Stan Brown, property owner, to address the request and answer any questions from the Board. Mr. Brown told the Board that he was trying to purchase the property to the east which would provide access the rear portion of the subject tract which would allow him additional land area to develop small office buildings in the future. With no further questions, letter or petitions, no guests to speak, Jill Davis moved to close the public hearing. Ery Meyer seconded the motion which prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None 9 BZA Minutes 6/5/95 During the discussion, members expressed concerns about the future development of Northwest Highway and the impact on the subject property. Other concerns were the lower level's potential for flooding, width of drives, and parking for the proposed business. Board members considered the topography of the lot relative to additional parking. Carl Hecht moved, with a second by Ery Meyer, that a special condition did exist for the special exception request to Section 26.G.3., 1 (a) front building line encroachment and that being the building was developed prior to any zoning ordinance requirements in the City of Grapevine. The motion prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Carl Hecht moved, with a second by Jill Davis, to approve the special exception to the Grapevine Comprehensive Zoning Ordinance, Section 26.G.3., Highway Commercial District which requires a twenty five (25) foot landscaped front yard with no off - street parking for 312 West Northwest Highway, Lot 213, Block 13R, Starr Addition. The approved special exception will allow the existing building to encroach the front yard setback by nine (9) feet to allow the existing building a sixteen (16) foot landscaped front yard setback as shown on the concept plan. The motion prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Jill Davis moved, with a second by Carl Hecht, that a special condition did not exists to approve the request to Section 26.G.3., 1 (b) to allow parking in the landscaped front yard setback. The motion prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Board members decided that it would be inappropriate to act on items 2 (a) and 2 (b) until they had considered the other requests. During discussions on the expansion of West Northwest Highway and its impact on the subject property, members discussed the possibility of a future shared drive with the adjacent property to the east. 5 BZA Minutes 6/5/95 Carl Hecht moved that a special condition did exists to Section 53.H.2.b., 3 (a) and that being future improvements to Northwest Highway could result in a shared drive on the east side. Dennis Luers seconded the motion which prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Carl Hecht, with a second by Jill Davis, moved to approve the variance request number 3 (a) to the Grapevine Comprehensive Zoning Ordinance, Section 53.H.2.b., Landscape Regulations for 312 West Northwest Highway, Lot 2R, Block 13R, Starr Addition allowing the proposed ten (10) foot perimeter landscaped area to be reduced at the eastern front entrance by eight (8) feet to allow the perimeter landscaping at the eastern front entrance to be two (2) feet wide as shown on the concept plan. Jill Davis moved, with a second by Ery Meyer, that a special condition could not be found to approve the request to Section 53.H.2.b., 3 (b) to reduce the landscaping at the northwest corner of the rear parking lot. The motion prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Members then reconsidered the request to Section 53.H. 1.c., 2 (a) and 2 (b) to allow the proposed eastern and western planter islands at the rear of the building to be reduced. After a brief discussion, Jill Davis moved, with a second by Dennis Luers, that a special condition exists for the requests to Section 53.H.1.c., 2 (a) and 2 (b) and that being the terrain and shape of the lot make it difficult to expand. The motion prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Jill Davis moved to approve requests 2 (a) and 2 (b) to the Grapevine Comprehensive Zoning Ordinance, Section 53.H.1 c. for 312 West Northwest Highway, Lot 2R, Block 13R, Starr Addition to allow the proposed (a) eastern and (b) western planter islands located at the rear of the building to have a reduced minimum width of 1.5 and 2.5 feet to allow the eastern planter to have minimum dimensions of 7.5 feet by 18 and the western planter island to have minimum dimensions of 6.5 by 18 feet as shown R BZA Minutes 6/5/95 on the concept plan. Dennis Luers seconded the motion which prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Next for consideration by the Board was the request to Section 56.A.2. Off- Street Parking Requirements to reduce the depth of the parking spaces by 3 feet. After a brief discussion Carl Hecht, with a second by Jill Davis, moved that a special condition could not be found to approve the request. The motion prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Next for the Board to consider were requests to Section 58.H. Parking and Loading Development Standards to not require vehicle stopping devices (wheel stop) which would allow vehicles to overhang the landscaping. Ery Meyer moved, with a second by Jill Davis, that a special condition did not exist to allow the proposed walkway at the front and rear of the building and the curb at the rear of the parking lot to serve as the vehicle stopping devices. The motion prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Next for the Board to consider was a request to Section 58.1. Parking and Loading Development Standards which requires the minimum driving lane width in parking lots to be at least 18 feet. Carl Hecht, with a second by Ery Meyer, moved that a special condition did exists to allow the proposed driving lane width on the western side of the building to be reduced and that being the water drainage plan does not provide adequate room for the required 18 feet driving lane width. The motion prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None Carl Hecht moved to approve the variance request to the Grapevine Comprehensive Zoning Ordinance, Section 58.1. for 312 West Northwest Highway, Lot 2R, Block 7 BZA Minutes 6/5/95 13R, Starr Addition to allow the proposed driving lane width on the western side of the building to be reduced by 6 feet to approve the proposed driving lane width to have a maximum width of 12 feet. Jill Davis seconded the motion which prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None "If #. - O-1 Next for the Board of Adjustment to consider was BZA95 -15 submitted by David Wilson who is requesting variances for Lot 2R, Block 30, Original Town of Grapevine and addressed as 304 East Franklin Street. The request is to Grapevine Comprehensive Zoning Ordinance 82 -73, as follows: Section 15.17.2., "R.7.5" Single Family District Regulations which requires a minimum lot size of 7,500 square feet. The proposed variance would allow a reduction of 1,175 square feet to the minimum 7,500 square foot lot size. If approved, it would allow a minimum lot size of 6,325 square feet as shown on the plot plan. Section 15.G.4., "R.7.5" Single Family District Regulations which requires a minimum lot width of sixty five (65) feet. The proposed variance would allow a reduction of ten (10) feet to the minimum sixty five (65) foot width of lot. If approved, it would allow a fifty five (55) foot width of lot as shown on the plot plan. Scott Williams, Building Official, explained to the Board that David Wilson had presented an application to Council for a Move -In Building permit to move in an older home on the existing forty five (45) foot lot. At that time it was determined the lot size was not adequate to allow the Move -In Building Permit. Mr. Wilson has filed a replat of the property to increase the lot width to fifty five (55) feet. Mr. Williams explained the variances are required because the proposed replat does not meet the minimum lot size or lot width requirements of the "R -7.5" Single Family District. The subject property is located in the Old Town of Grapevine where many of the properties do not meet all of the lot size requirements of the Zoning Ordinance. Mr. Williams stated that three responses had been received against the request. Mr. Wilson was introduced to answer any questions relative to the request. Mr. Wilson explained to the Board that he was proposing to move an older home from Dooley Street, south of the existing Wheat Lumber Company, to the newly replatted lot. He told the Board the house was built prior to 1920 and was a home that would 3 BZA Minutes 6/5/95 fit well onto the lot. He has been working on restoring another property adjacent to the subject property and has had a lot of interest in selling the property once it has been restored. Joe Schober, 6921 Watauga Road, North Richland Hills stated he was an owner of 851 East Worth Street adjacent to the subject property and stated that he feels there is not an adequate amount of property to move in a house on the lot. He asked the Board to deny the requests. With no other guests to speak, Ery Meyer moved to close the public hearing. Carl Hecht seconded the motion which prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Nays: None Abstain: Davis and Luers Jill Davis and Dennis Luers abstained from voting. After a brief discussion, Carl Hecht moved, with a second by Ery Meyer, that a special condition does exist for the requests and that being many of the properties in the Old Town of Grapevine do not meet all of the lot size requirements of the current Zoning Ordinance. Ayes: Coy, Meyer, Hecht Nays: None Astain: Davis and Luers Carl Hecht moved, with a second by Ery Meyer, to grant the variances to the Grapevine Comprehensive Zoning Ordinance 82 -73, Section 15.F.2. "R -7.5" Single Family District Regulations and Section 15.G.4. "R -7.5" Single Family District Regulations for Lot 2R, Block 30, Original Town of Grapevine, specifically addressed as 304 East Franklin Street, to allow a reduction of 1,175 square feet to the minimum 7,500 square foot lot size allowing the minimum lot size of 6,325 square feet and a reduction of ten (10) feet to the minimum sixty five (65) foot width of lot allowing a fifty five (55) foot width of lot as shown on the plot plan. The motion prevailed by the following vote: Ayes: Coy, Meyer, Hecht Nays: None Astain: Davis and Luers 4 BZA Minutes 6/5/95 MINUTES Next the Board of Zoning Adjustment considered the minutes of the June 5, 1995, meeting. Ery Meyer moved to approve the minutes of June 5, 1995 as amended. Carl Hecht seconded the motion which prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None ADJOURNMENT With no further discussion, Ery Meyer made a motion to adjourn. Chris Coy seconded the motion which prevailed by the following vote: Ayes: Coy, Meyer, Hecht, Davis and Luers Nays: None The meeting was adjourned at 7:05 P.M. PASSED AND APPROVED BY THE BOARD OF ZONING ADJUSTMENT OF THE CITY OF GRAPEVINE, TEXAS, ATTEST: -'ET'-'RY • THIS THE 10TH DAY • JULY, 1995. APPROVED: IN