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HomeMy WebLinkAbout2005-02-07 AGENDA � CITY OF GRAPEVINE BRIEFING SESSION BOARD OF ZONING ADJUSTMENT MONDAY EVENING, FEBRUARY 7, 2005 AT 6:00 P.M. PLANNING AND ZONING CONFERENCE ROOM SECOND FLOOR— CITY HALL 200 SOUTH MAIN STREET GRAPEVINE, TEXAS I. CALL TO ORDER II. ROLL CALL III. NEW BUSINESS A. Board of Zoning Adjustment to conduct a briefing session to discuss items scheduled to be heard in the February 7, 2005 public hearing. IV. ADJOURNMENT IF YOU PLAN TO ATTEND THIS PUBLIC MEETING AND YOU HAVE A DISABILITY � THAT REQUIRES SPECIAL ARRANGEMENTS AT THE MEETING, PLEASE CONTACT THE OFFICE OF DEVELOPMENT SERVICES AT (817) 410-3158 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 BRIEFING SESSION AGENDA WAS PREPARED AND POSTED ON THIS THE 28th DAY OF JANUARY, 2005 AT 5:00 P.M. �,.� 4�?! U°' "���, ,_ ��� SCOTT WILLIAMS BUILDING OFFICIAVASSISTANT DIRECTOR DEVELOPMENT SERVICES � STATE OF TEXAS COUNTY OF TARRANT CITY OF GRAPEVINE � The Board of Zoning Adjustment for the City of Grapevine, Texas, met on Monday evening, February 7, 2005, at 6:00 P.M. in the Planning and Zoning Conference Room, 2"a Floor, 200 South Main Street, Grapevine, Texas, for a Briefing Session with the following members present to wit: Carl Hecht Chairman Dennis Luers Vice Chairman Ron Cook Secretary Kip Bruner Member Debbie Holt Member Richard Adams Alternate Scott Baker Alternate constituting a quorum with no members absent. Also present were City Council Representative Roy Stewart and the following City Staff: Scott Williams Building Official Ron Stombaugh Development Manager Ginger Watson Development Services Assistant � CALL TO ORDER Chairman Carl Hecht called the Briefing Session of the Board of Zoning Adjustment to order at approximately 6:00 P.M. ROLL CALL Chairman Hecht held roll call and announced that all were present except Vice Chairman Dennis Luers. Mr. Luers arrived at approximately 6:07 P.M. NEW BUSINESS Mr. Stombaugh briefed the Board of Zoning Adjustment regarding the items scheduled to be heard in the regular public hearing. ADJOURNMENT With no further discussion, Kip Bruner made a motion to adjourn. Dennis Luers seconded the motion which prevailed by the following vote: �„ Ayes: Hecht, Luers, Cook, Bruner, Holt Nays: None Absent: None The Briefing Session was adjourned at 6:15 P.M. � PASSED AND APPROVED BY THE BOARD OF ZONING ADJUSTMENT OF THE CITY OF GRAPEVINE, TEXAS, ON THE 7th DAY OF MARCH, 2005. APPROVED: CHAIRMAN � � SECRETARY � � AGENDA � CITY OF GRAPEVINE BOARD OF ZONING ADJUSTMENT MEETING MONDAY EVENING, FEBRUARY 7, 2005 AT 6:15 P.M. CITY HALL COUNCIL CHAMBERS, 2ND FLOOR 200 SOUTH MAIN STREET GRAPEVINE, TEXAS I. CALL TO ORDER II. ROLL CALL 111. NEW BUSINESS A. Board of Zoning Adjustment to conduct a public hearing relative to Board of Zoning Adjustment Case BZA05-01 submitted by Thomas Crown, for property located at 223 Wood Street, and consideration of same. B. Board of Zoning Adjustment to conduct a public hearing relative to Board of Zoning Adjustment Case BZA05-02 submitted by John D. House, for property located at 1115 and 1203 North Dove Road, and consideration of same. IV. MINUTES � Board of Zoning Adjustment to consider the minutes of the January 3, 2005 Public Hearing and Briefing Session. V. STAFF REPORTS Development Manager to brief board on status of new construction projects. VI. ADJOURNMENT 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 DEVELOPMENT SERVICES AT (817) 410-3158 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 28TH DAY OF JANUARY, 2005 AT 5:00 P.M. �✓ _ ��G�- !�_ ��� SCOTT WILLIAMS � BUILDING OFFICIAL/ASSISTANT DIRECTOR DEVELOPMENT SERVICES STATE OF TEXAS COUNTY OF TARRANT � CITY OF GRAPEVINE The Board of Zoning Adjustment for the City of Grapevine, Texas, met in regular session, Monday evening, February 7, 2005, at 6:15 P.M., in the Council Chambers, 200 South Main Street, Grapevine, Texas with the following members present: Carl Hecht Chairman Dennis Luers Vice Chairman Ron Cook Secretary Kip Bruner Member Debbie Holt Member Richard Adams Alternate Scott Baker Alternate constituting a quorum with no members absent. Also present were City Council Representative Roy Stewart and the following City Staff: Scott Williams Building Official Ron Stombaugh Development Manager Ginger Watson Development Services Assistant �, CALL TO ORDER Chairman Carl Hecht called the public hearing to order at approximately 6:23 P.M. ROLL CALL Chairman Hecht held roll call and announced that all were present. NEW BUSINESS BOARD OF ZONING ADJUSTMENT CASE BZA05-01, THOMAS CROWN, 223 WOOD STREET The first item for the Board of Zoning Adjustment to consider was BZA05-01, submitted by Thomas Crown, for property located at 223 Wood Street and legally described as Lots 9-13, Block 103, College Heights Addition. The following request was from Grapevine Comprehensive Zoning Ordinance 82-73: Section 22.F.2., Multifamily District Regulations, Density Requirements, Lot Size, states that lots for any permitted use shall have a minimum area of two acres. � The applicant requested a variance of 1.12 acres to this requirement and, if approved by the Board, would allow a lot size of .88 acres. Board of Zoning Adjustment 02/07/05 � Section 22.G.4., Multifamily District Regulations, Area Regulations, requires a minimum lot width of 200 feet. The applicant requested a variance of 60 feet to this requirement and if approved by the Board, would allow a lot width of 140 feet. Section 22.H., Multifamily District Regulations, Buffer Area Regulations requires a minimum 40 foot buffer area whenever an "R-MF-2" Multifamily District is located adjacent to an existing or zoned residential district of lower density. All principal buildings or structures shall be set back a minimum of 40 feet from the adjoining property line. The applicant requested a variance of 10 feet to this requirement and if approved by the Board would allow a buffer area of 30 feet from the east property line. Section 22.1.1., Height Regulations, requires that whenever a multifamily structure is erected contiguous to an existing single-family dwelling, the number of stories and height of the multifamily structure shall not exceed the number of stories and height of the contiguous single-family dwelling. The applicant requested a complete variance to this requirement and if approved by the � Board, would allow a two story structure not to exceed 35 feet in height contiguous to a one story single-family dwelling. Mr. Stombaugh explained that Staff found a special condition existed for the requested variances. Specifically, the variances to the lot size and lot width were necessary since there was no possibility of expansion of the subject site to meet the area and width requirements. Platted, developed property existed to the north, south, and east of the subject site, with right-of-way to the west. Given the constraints presented by the size and width of the lot, the special condition for variances to the buffer area and height were situational, given the type of product the applicant intended to develop. Staff's recommendation for approval of the variances to the buffer area and height were predicated on there being no opposition from the surrounding property owners that adjoined the subject property. Thomas Crown, applicant, took the Oath of Truth and described the proposed ten-unit, two-story, multi-family structure built of attractive stone and brick would give each unit a different look. He said that he had spent time with the fire department discussing safety issues, and that he designed the structure to attract young couples into the area. Mr. Crown explained that the number of units and height of the proposed structure were determined by economic issues. He offered to answer any questions of the Board. Dennis Luers asked about the cost of each unit. �,,, Mr. Crown stated that his cost would be between $80 and $85 per square foot, and that he intended to sell the units for $100 per square foot. He added that each unit would be 2,400 square feet, excluding the garage. 2 Board of Zoning Adjustment 02/07/05 � The following citizens took the Oath of Truth: Bob Watkins, Jeff Avery, Sam Harston, Jeff Tschirhart, Pat Weeks, Christina Jay, Gerldean Norris, and Steve Porcari. Bob Watkins was present to speak on behalf of his daughter, Joyce Hood, who was building a house at 626 Texas Street. Mr. Watkins expressed concerns with the parking and drainage issues of the site. He stated that building a parking lot on the site would intensify the existing drainage issues. He added that the hardship in this request was financial, and self-created due to the applicant buying property too small for the project and in the wrong area for this type of project. Jeff Avery, owner of 614 and 618 East Texas Street, was present to represent two families who were moving into the area. Mr. Avery, a developer and homebuilder, explained that single family homes were presently under construction on each of his lots, and that he had to conform to setback and zoning requirements, as well as determining the best use of the property. He explained that people were looking for single-family homes in a quiet community, which was the best use of the subject property. He asked that the Board stay true to the ordinances and requirements that were already in place, so that the people in the area would know what to expect. The next citizen to speak was Sam Harston, owner of 626 East Wall Street. Mr. Harston expressed concerns with the parking and drainage. He said that for the past � four years, the property had been flooded from water coming down the hill. He asked where the extra parking would be for the ten proposed units. Mr. Stombaugh responded that each unit would have a single garage, and there would be one space in front of each garage and 15 extra parking spaces on the property. Mr. Luers stated that city staff would address the drainage issues after plans were submitted. Jeff Tschirhart was the next citizen to speak. Mr. Tschirhart stated that this proposed plan was a great one, but that it needed to be located somewhere else. He noted that he picked Grapevine because of its charm and small town atmosphere, and added that multi-family structures in this area would detract from that charm and diminish the best aspects of the city. The next citizen to speak was Pat Weeks, owner of 625 East Texas Street. Ms. Weeks stated that she was raised in this area, and expressed concerns with parking, drainage and privacy. She stated that kids in the ten-unit complex would have nowhere to play. Christina Jay, of 705 East Texas Street, was the next speaker. Ms. Jay stated her concerns with parking and privacy which would directly affect her back yard. She suggested that a privacy fence be required if the case were approved, and explained � that she chose to live in the area because it was quiet, with single family homes. She said this project would house too many people for such a small area, and expressed further concerns with drainage, traffic and street maintenance. 3 Board of Zoning Adjustment 02/07/05 � Mr. Leurs asked if there were any fencing requirements on the property. Mr. Stombaugh replied that since the property and surrounding properties were all zoned Multi-Family, there were no fence requirements. Gerldean Norris, owner of 224 Ruth Street, was present to express her concerns with the drainage issues. Ms. Norris stated that she had lived on her property for 45 years, and never had drainage problems until the apartments were built on Texas Street. She stated that she preferred to have one or finro single family residences on the lot. The final citizen to speak was Steve Porcari, owner of 218 Ruth Street. Mr. Porcari stated that because his property was contiguous to the subject property, he was concerned with the distance of the structure from his property, as well as the height and size of the building. He expressed concern with traffic issues, and added that he enjoyed the small town feeling the area gave. Chairman Hecht asked about the drainage issues. Mr. Stombaugh explained that civil plans would be submitted with the building plans, and any drainage issues would be addressed and approved by the Public Works department before the building permit would be issued. � With no additional speakers, Dennis Luers made a motion to close the public hearing. Kip Bruner seconded the motion which prevailed by the following vote: Ayes: Hecht, Luers, Cook, Bruner, and Holt Nays: None Absent: None Chairman Hecht announced that five letters of opposition and one letter which did not indicate approval or opposition had been received. Kip Bruner made a motion that a special condition existed with regard to Section 22.F.2. and Section 22.G.4. Specifically, the variances to the lot size and lot width were necessary since there was no possibility of expansion of the subject site to meet the area and width requirements. Dennis Luers seconded the motion which prevailed by the following vote: Ayes: Hecht, Luers, Cook, Bruner, and Holt Nays: None Absent: None Kip Bruner then made a motion that a special condition did not exist with regard to Section 22.H. and Section 22.1.1. Dennis Luers seconded the motion which prevailed � by the following vote: Ayes: Hecht, Luers, Cook, Bruner, and Holt 4 Board of Zoning Adjustment 02/07/05 Nays: None � Absent: None The variance request was denied. Kip Bruner then made a motion to grant a variance of 1.12 acres to Section 22.F.2, allowing a lot size of .88 acres, and a variance of 60 feet to Section 22.G.4, allowing a lot width of 140 feet. Dennis Leurs seconded the motion which prevailed by the following vote: Ayes: Hecht, Luers, Cook, Bruner, and Holt Nays: None Absent: None BOARD OF ZONING ADJUSTMENT CASE BZA05-02, JOHN D. HOUSE, 1115 AND 1203 NORTH DOVE ROAD The next item for the Board of Zoning Adjustment to consider was BZA05-02, submitted by John D. House, for property located at 1115 and 1203 North Dove Road and legally described as Tracts 1A1, 1 C1 & 1 C2, Abstract 663, W.P. Herring Survey. The following request was from Grapevine Comprehensive Zoning Ordinance 82-73: � Section 20.1.1., Townhouse District Regulations, Height Regulations, states that whenever a townhouse structure is erected contiguous to an existing single-family dwelling, the number of stories and height of the townhouse structure shall not exceed the number of stories and height of the contiguous single-family dwelling. The applicant requested a complete variance to this requirement for two units of a proposed five-unit townhouse project and if approved by the Board, would allow two units of the proposed structure to be two-story, adjacent to a one story single family dwelling. Mr. Stombaugh explained that staff found a special condition existed for the requested variance. Specifically, the "R-TH" Townhouse District property to the immediate west of the subject site was developed prior to the development of the "R-5.0" Zero Lot Line District to the north. The subject site was zoned and intended for development under the "R-TH" Townhouse District guidelines. Staff's recommendation of approval was predicated on there being no opposition from the owner of the property on Lot 3, Block 1, Woodcreek Estates, which was the single story residential structure that triggered the need for the variance request. John D. House, applicant, took the Oath of Truth and explained that the proposed structure would contain no second-story windows in the units that were contiguous to the single story residence. He offered to answer any questions of the Board. �,r Mr. Luers asked if the units would be rented or sold as condominiums. 5 Board of Zoning Adjustment 02/07/05 � Mr. House replied they would be sold as townhouses, each with its own lot and block. Randall Garrett, homebuilder representing Mr. House, took the Oath of Truth and explained that the town homes would be valued at $100 - $115 per square foot, and that no windows in the structure would have a view on the neighboring rear yards. Mr. House stated the existing dwellings on the property were more than 40 years old and would be demolished, and that approval of this new project would increase the value of the neighboring properties. Mr. Hecht inquired about the loss of trees on the property. Mr. House replied that some trees would be lost, but without a survey he didn't know how many. He added that as many trees as possible would be salvaged. Larry Gresham took the Oath of Truth, and stated that he owned the property that backed up to the subject property. He advised that his main concern was back yard privacy, and asked the Board to require a solid, wooden eight foot fence installed along the northern side of the subject property, from property line to property line. Mr. Gresham also expressed concern with drainage issues. Mr. Hecht asked Mr. Gresham if approval of the variance, with the conditions that an � eight-foot fence be installed and that no second-story windows would face his residence, would be suitable. Mr. Gresham responded that he would have no opposition to approving the variance with those conditions attached. Ms. Holt asked the applicant if he would be willing to install an eight-foot fence on the property, to separate Mr. Gresham's back yard. She noted the plans showed a six-foot fence. Mr. Garrett agreed to install the eight-foot fence. He also addressed the drainage issue, stating there was a six-foot drop from the west side of the property to Dove Road, causing water to flow to the east, away from Mr. Gresham's property. Mr. Hecht announced that two letters of approval and no letters of opposition had been received. With no additional speakers, Kip Bruner made a motion to close the public hearing. Dennis Luers seconded the motion which prevailed by the following vote: Ayes: Hecht, Luers, Cook, Bruner, and Holt Nays: None � Absent: None 6 Board of Zoning Adjustment 02/07/05 � There was further discussion related to the drainage, grading and lot size requirements. Debbie Holt made a motion that a special condition existed. Spec�cally, the "R-TH" Townhouse District property to the immediate west of the subject site was developed prior to the development of the "R-5.0" Zero Lot Line District to the north. The subject site was zoned and intended for development under the "R-TH" Townhouse District guidelines. Dennis Luers seconded the motion which prevailed by the following vote: Ayes: Hecht, Luers, Cook, Bruner, and Holt Nays: None Absent: None Debbie Holt made a motion to grant a variance with conditions to Section 20.1.1, allowing finro units of the proposed structure to be two-story adjacent to a one story single family dwelling, with the following conditions: 1. The applicant will install an eight-foot fence along the northern side of the property, from property line to property line. 2. The structure will contain no second-story windows facing north. Kip Bruner seconded the motion, which prevailed by the following vote: � Ayes: Hecht, Luers, Cook, Bruner, and Holt Nays: None Absent: None MINUTES Next the Board of Zoning Adjustment considered the minutes of the January 3, 2005, Briefing Session and Public Hearing. Kip Bruner made a motion to accept the minutes of the January 3, 2005, Briefing Session. Dennis Luers seconded the motion which prevailed by the following vote: Ayes: Hecht, Luers, Cook, Bruner, and Holt Nays: None Absent: None Ron Cook made a motion to accept the minutes of the January 3, 2005, Public Hearing. Kip Bruner seconded the motion which prevailed by the following vote: Ayes: Hecht, Luers, Cook, Bruner, and Holt � Nays: None Absent: None 7 Board of Zoning Adjustment 02/07/05 STAFF REPORTS � ADJOURNMENT With no further discussion, the meeting was adjourned at 6:23 P.M. PASSED AND APPROVED BY THE BOARD OF ZONING ADJUSTMENT OF THE CITY OF GRAPEVINE, TEXAS, ON THE 7th DAY OF MARCH, 2005. APPROVED: _ _.._._�--�� c;�.�!�- - CHAIRMAN `-`.� � S CRETARY � 8