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Home My WebLink AboutBZA2023-1412 105 107 6 109 118 E TEXAS ST 13 TR 2Q3 5 12R1 2 R 6 1 2 3 A 4 76 76 12 13 R 11109 10 119 5 4321 WALNUT ST E 2.250 @ 1A 1 4321 8 E WORTH ST R U T H S T TEXAS ST 13R 1.05 AC TR 2Q1A 13141516 FAITH CHRIST I A N SCHOO L ADDN 13568F 2A 2A 76 1A FAITH CHRIST I A N SCHOO L ADDN 13568F 105 107 109 R-MF-2 R-12.5 R-7.5 R-MF-2 RU T H S T E TEXAS ST E WORTH ST WO O D S T E WALNUT ST BZA23-14A/ BZA23-14B 324 Ruth Street 0 60 120 180 240 Feet ² Date Prepared: 9/18/2023 This data has been compiled by the City of Grapevine IT/GIS department. Various official and unofficial sources were used to gather this information. Every effort was made to ensure the accuracy of this data, however, no guarantee is given or implied as to the accuracy of said data. SUBJECT PROPERTY CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT BZA23-14A/ BZA23-14B 324 Ruth Street Because you are a property owner within 200 feet of the subject tract of land as shown by the last City-approved tax rolls, you received this notice. If you cannot or do not wish to attend the public hearing, the attached form is provided for your convenience. Case Number/Name: BZA23-14A/ BZA23-14B Applicant: Grant Kirchhoff Location: 324 Ruth Street Current Zoning: “R-12.5”, Single-Family District Purpose of Request: The request is for the following special exception to the Grapevine Comprehensive Zoning Ordinance 82-73: Subsection 43.E.3, Nonconforming Uses and Structures, which allows the Board of Zoning Adjustment to approve the remodeling and/or enlargement of a nonconforming use. The applicant is requesting a special exception (BZA23-14A) to allow the residential dwelling to remain as developed with an expansion, with a 17-foot encroachment into the required side yard setback for a reverse frontage lot adjacent to the south property line along East Worth Street. The request is for the following variance (BZA23-14B) to the Grapevine Comprehensive Zoning Ordinance 82-73: Subsection 14.D.4, Limitation of Uses and Subsection 15.G.4, Area Regulations, of Section 15, “R-7.5”, Single Family Residential District, which requires that reverse frontage lots have a minimum lot width of 95 feet. The existing lot has a width of approximately 83 feet. HEARING: WHEN: MONDAY, OCTOBER 2, AT 6:15 PM WHAT: BOARD OF ZONING ADJUSTMENT PUBLIC HEARING LOCATION: CITY COUNCIL CHAMBERS, 2ND FLOOR, 200 SOUTH MAIN STREET PROCEDURE: 1. City Staff Introduction of Case and Applicant 2. Applicant and Other Speakers' Presentation 3. Public Input from Neighborhood Associations, Property Owners within 200 feet, Interested Citizenry 4. Questions from Board of Zoning Adjustment for Applicants, City Staff and Guests Present 5. Public Hearing Closing 6 Determining if a Special Condition Exists 7. Vote CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT BZA23-14A/ BZA23-14B 324 Ruth Street WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 12 PM ON MONDAY, OCTOBER 2, 2023 Procedure to Respond: As (a Property Owner within 200 feet of the subject tract) or (an interested citizen), I (approve) (protest) and/or (have the following comments) ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ Printed Property Owner Name and Address, or Lot, Block and Subdivision: ________________________________________________________________________ ________________________________________________________________________ Signature: ___________________________________ (Phone No.)________________ Printed Name of Signee: ______________________________ Title: _________________ Telephone: (817) 410-3155 Direct questions and mail responses to: Board of Zoning Adjustment Department of Planning Services City of Grapevine P.O. Box 95104 Grapevine, Texas 76099 BILLY A POWERS 807 E WORTH ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 BOBBIE W OWEN 804 E WORTH ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 BRYAN J HUMPHREYS 714 E TEXAS ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 DAVID STOLTZMAN 813 E WORTH ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 DEANNA GOERTZ 312 RUTH ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 FAITH CHRISTIAN SCHOOL INC 730 E WORTH ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 JAMES R HALE 318 RUTH ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 KAREN A BALLARD 308 RUTH ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 KAREN JANELL REYNOLDS 712 E TEXAS ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 LYDIA L SURIS 324 RUTH ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 MAGNOLIA PROJECTS LTD 844 E WALNUT ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 MARK D POWERS 808 E TEXAS ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 NOLAN L LEBEAUX 814 E WORTH ST GRAPEVINE, TX 76051 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 RAYMOND L CASEY PO BOX 1588 COLLEYVILLE, TX 76034 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 BZA23_14_091823_085359AM Labels - Label Count: 14 | Total Record Count 16 Page 1 AFFIDAVIT OF PUBLICATION Account #Order Number Identification Order PO Amount Cols Depth 36004 467592 Print Legal Ad-IPL01399840 - IPL0139984 BZA23-14A & B; Gran $131.10 1 54 L lcarey@grapevinetexas.gov Tara BrooksAttention: Lindsay Carey 200 S. Main St. Grapevine, Texas 76051 THE STATE OF TEXAS COUNTY OF TARRANT Before me, a Notary Public in and for said County and State, this day personally appeared Stefani Beard, Bid and Legal Coordinator for the Star- Telegram, published by the Star-Telegram, Inc. at Fort Worth, in Tarrant County, Texas; and who, after being duly sworn, did depose and say that the attached clipping of an advertisement was published in the above named paper on the listed dates: 1 insertion(s) published on: 09/17/23 Sworn to and subscribed before me this 20th day of September in the year of 2023 Notary Public in and for the state of Texas, residing in Dallas County Extra charge for lost or duplicate affidavits. Legal document please do not destroy! BZA23‐14A&B.1 Email a PDF of the revised plans by September 19, 2023 at 12:00 p.m. to emarohnic@grapevinetexas.gov/atriplett@grapveinetexas.gov/nlgale@grapevinetexas.gov. Verify that all text is legible on an 11”x 17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval. PROJECT DESCRIPTION: BZA23‐14A; for special exceptions to allow the residential dwelling to remain as developed with an expansion, with a 17‐foot encroachment into the required front yard setback adjacent to the south property line along East Worth Street and (BZA23‐14B) a variance for the minimum lot width to be 83 feet. PLANNING SERVICES Plot Plan – Sheet # 1 1. Revise the purpose statement to the following: “The purpose of BZA23‐14 are for the following requests: o A special exception (BZA23‐14A) to allow the residential dwelling to remain as developed with an expansion, with a 17‐foot encroachment into the required front yard setback adjacent to the south property line along East Worth Street. o A request for a variance (BZA23‐14B) for the minimum lot width to be 83 feet.” 2. Revise the Title Block to the following: 3. Bold perimeter property lines. 4. Revise E. Worth Street label to “East Worth Street”. 5. Revise Ruth St. label to “Ruth Street”. 6. Add/ label square footage to the existing house and to the new house on plot plan drawing. 7. Dimension the proposed breezeway. 8. Revise label of 10‐foot side yard setback adjacent to East Worth Street to “Platted 10‐foot build line”. 9. Add 30‐foot side yard setback (for reverse frontage lot) adjacent to East Worth Street to plot plan drawing. BZA23-14 A&B SEPTEMBER 13, 2023 324 RUTH ST. BLOCK 6, LOT 4, D.E. BOX ADDITION BZA23‐14A&B.1 10. Label the 25‐foot rear yard setback adjacent to the west property line that is currently shown on plot plan. 11. Revise the Site Data Summary Table‐ see highlighted portions below and revise accordingly. Site Plan Data Summary Table Item Required Proposed General Site data Zoning (from zoning map) R‐12.5 R‐12.5 Land Use (from Zoning Ordinance; include all applicable uses) Single Family Residential Single Family Residential Total Lot Area (square feet and acres) 12,500 SF 13,759 SF First Floor‐Building Footprint Area (square feet) 3,944 SF Detached Garage 541 SF Total Building Area (square feet) 4,485 SF Building Height (feet/# stories) 35’/ 16’ 18’/ 14’‐6” Floor Area Ratio (ratio x.xx.1) 40% 32.59% Area Regulations Front Yard 30’ 46’ Rear Yard 25’ 25’ Side Yard 6’N & 30’S 6’‐9.5” N/ 10’ Lot Width 95’ 83’ Lot Depth 100’ 162.72’ Distance Between Buildings 12’ 13’ Impervious Area Building Footprint Area 1,250 SF 4,485 SF Area of sidewalks, drives, patios and other paving 1,310 SF 550 SF Total Open Space 5;504 SF/ 40% min. 8,724 SF/ 63.5% Total Impervious 8,255 SF/ 60% max. 5,035 SF/ 36.5% BZA23‐14A&B.1 PUBLIC WORKS Contact Paul Lee ‐ Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil Engineer at 817.410.3136 for the following comments: 12. BUILDING SERVICES Contact Larry Gray – Building Official at 817.410.3165 or lgray@grapevinetexas.gov to discuss the following: 13. FIRE MARSHALL Contact Bryan Parker ‐ Fire Marshal at 817.410.4420 or bparker@grapevinetexas.gov for the following comments: 14. PARKS Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or knelson@grapevinetexas.gov to discuss the following: 15. ____________________________________________________________________ Email a PDF of the revised final plans by September 19, 2023 at 12:00 p.m. to emarohnic@grapevinetexas.gov/atriplett@grapveinetexas.gov/nlgale@grapevinetexas.gov. Verify that all text is legible on an 11”x 17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval. Please direct all questions to Erica Marohnic at (8l7) 410‐3155 or Albert Triplett at (817) 410‐3151. Agenda Item #9 BZA23-14.4 1 MEMORANDUM PLANNING SERVICES MEMO TO: BOARD OF ZONING ADJUSTMENT FROM: ERICA MAROHNIC, PLANNING SERVICES DIRECTOR ALBERT L. TRIPLETT JR, PLANNER II SUBJECT: BOARD OF ZONING ADJUSTMENT CASE #BZA23-14A and BZA23-14B 324 RUTH STREET MEETING DATE: MONDAY, OCTOBER 2, 2023 BACKGROUND INFORMATION: The subject property is developed as a one-story, 1,307 square foot single-family detached residence on a 13,759 square foot (0.3158 acre) lot. The lot was platted in 1948 and it was developed in 1950. The subject property was zoned “R-3”, Multiple-Family Dwelling District prior to the 1984 City-wide Rezoning at which time it was rezoned to “R-12.5”, Single-Family District. In 1963, a multifamily development was constructed to the west of the subject site. On October 18, 2011, City Council approved HL10-09 (Ord. 2011-58) designating this property along with surrounding properties in the D. E. Box Addition as a Historic Landmark Subdistrict. On March 9, 2018, the Historic Preservation Commission (HPC) approved CA18-32 to remove existing composition shingles from the existing dwelling and replace them with laminated roof shingles. On July 26, 2023, the HPC approved CA23-45 to enclose the existing detached garage and to construct a 2,057 square foot addition to the existing one-story residential dwelling and to construct a new 541 square foot detached garage. The application was submitted by Grant Kirchhoff, purchaser of the property. REQUEST: The applicant intends to expand the existing single-family detached residence by adding 2,057 square foot of living space and a 541 square foot detached garage. BZA23-14A is a request for a special exception to allow the residential dwelling to remain as developed along with an expansion, consisting of a 17-foot encroachment into the required side yard setback for a reverse frontage lot adjacent to the south property line along East Worth Street. The subject site is a reverse frontage lot (see diagram below) which requires a 30-foot front yard setback and a 30-foot side yard setback found in Subsection 42.D., Corner Lots of Section 42, Supplementary District Regulations of the Zoning Ordinance. This subsection states that corner lots, the side yard on the street side, when the rear yard of the subject site backs up to a Agenda Item # 9 BZA23-14.4 2 front yard, shall have the same setback as the required front yard. The reverse frontage lot regulations have been in effect since the 1970 Zoning Ordinance adoption and were carried forward with the 1982 Zoning Ordinance which both occurred subsequent to the platting and construction of the existing single-family residence. The existing residence was also built prior to the 1984 City-wide Rezoning and currently encroaches into the required 30-foot side yard setback by approximately 2-3 feet. When the original plat was filed in 1948 it was filed with a 10-foot side yard setback along the street side. Reverse Frontage Lot Example: BZA23-14B is a request for a variance to allow the residential dwelling to remain as developed with a lot width of 83 feet. The subject site does not meet minimum width for a reverse frontage lot found in Subsection 14.D.4, of Section 14, “R-12.5”, Single-Family District Limitation of Uses and Subsection 15.G., Lot Width of Subsection 15.G, Area Regulations, of Section 15, “R-7.5”, Single Family District Regulations of the Zoning Ordinance that states that every reverse frontage lot have a minimum width of 95 feet. The existing property has a width of 83 feet. The following special exception is requested: Section 43.E.3, Nonconforming Uses and Structures allows the Board of Zoning Adjustment to approve the remodeling and/or enlargement of a nonconforming use. The applicant is requesting a special exception to allow the residential dwelling to remain as Agenda Item # 9 BZA23-14.4 3 developed along with an expansion, with a 17-foot encroachment into the required side yard setback for a reverse frontage lot adjacent to the south property line along East Worth Street as shown on the plot plan and the filed plat. The following variance is requested: Subsection 14.D.4, Limitation of Uses, of Section 14, “R-12.5”, Single Family District and Subsection 15.G.4, Area Regulations, of Section 15, “R-7.5”, Single Family District. The applicant is requesting a variance to allow the existing residential structure to remain as developed with a lot width of 83 feet as shown on the plot plan and filed plat. SPECIAL CONDITION: Staff finds that a special condition exists for the requested variance. Specifically, the subject property was platted in 1948 prior to the adoption of the city’s first zoning ordinance in 1955 when the reverse frontage requirements became effective and prior to the rezoning of the property in the 1984 City-wide Rezoning to an “R-12.5”, Single-Family District. Currently and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to reverse frontage lots that require a minimum width of 95 feet. RECOMMENDATION: Staff acknowledges the unique challenge of rigidly applying the Zoning Ordinance to the subject site. The nonconforming lot width of 83 feet and the reverse frontage lot building setback requirement of a 30-foot front yard along Ruth Street and East Worth Street respectively, presents a challenge by encumbering the property for future development. Nonetheless, the proposed expansion exacerbates the existing developed condition. 1. Staff recommends the Board of Zoning adjustment Deny a special exception (BZA23- 14A) to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 43.E.3, Nonconforming Uses and Structures to allow the residential dwelling to remain as developed along with an expansion, consisting of a 17-foot encroachment into the required side yard setback for a reverse frontage lot adjacent to the south property line along East Worth Street as shown on the plot plan dated September 2023. 2. Staff recommends the Board of Zoning Adjustment Approve a variance (BZA23-14B) to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 14.D.4, Limitation of Uses, of Section 14, “R-12.5”, Single Family District and Subsection 15.G.4, Area Regulations, of Section 15, “R-7.5”, Single Family District to allow the existing property width of 83 feet as shown on the plot plan dated September 2023. /ng ITEM PROVIDEDREQUIRED ZONING R -12.5R - 12.5 LAND USE ( FROM ZONING ORDINANCE)SINGLE FAMILYSINGLE FAMILY TOTAL LOT AREA 13,759 SQ. FT.12,500 SQ. FT. FIRST FLOOR BUILDING FOOTPRINT 1400 SQ. FT. SECOND FLOOR BUILDING FOOTPRINT N/A ACCESSORY STRUCTURES - DETTACHED GARAGE 541 SQ. FT. TOTAL BUILDING AREA 4487 SQ. FT. BUILDING HEIGHT(FEET/# STORIES) HOUSE/ DETTACHED GARAGE 18'-0" / 14'-6"35'-0" / 16'-0" FLOOR AREA RATIO 32.59%40% AREA REGULATIONS FRONT YARD 46'30' REAR YARD 25'25' SIDE YARD 6'-9.5" N/10'"6' N & 30' S LOT WIDTH 83'95' LOT DEPTH 162.72'100' DISTANCE BETWEEN BUILDINGS 13'12' IMPERVIOUS AREA BUILDING FOOTPRINT AREA 4487 SQ.FT.1400 SQ. FT. AREA OF SIDEWALKS, DRIVES, PATIOS AND OTHER PAVING 550 SQ. FT. TOTAL OPEN SPACE (S.F. AND PERCENTAGE) MINIMUMS 5037 SQ. FT.(36.5%) 5504 SQ. FT. (40%) TOTAL IMPERVIOUS AREA (S.F. AND PERCENTAGE) MAXIMUMS 8724 SQ.FT. (63.5%) 8255 SQ. FT.(60%) GENERAL SITE DATA A special exception (BZA23-14A) to allow the residential dwelling to remain as developed with an expansion, with a 17-foot encroachment into the required front yard setback adjacent to the south property line along East Worth Street. A request for a variance (BZA23-14B) for the minimum lot width to be 83 feet.” PLOT PLAN for 324 RUTH STREET LOT 4, BLOCK 6, D.E. BOX ADDITION E. MOORE SURVEY, AB NO. 1029 CITY OF GRAPEVINE, TARRANT COUNTY,TEXAS 0.3158 acres or 13,759 sq. ft. ZONE: "R-12.5" SINGLE FAMILY DISTRICT DATE OF PREPARATION: SEPTEMBER 2023 The purpose of BZA23-14 are the following requests: _____________________________________________ _______________________________________________ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ EXISTING HOUSE ADDITION TOTAL GARAGE (ADDITION) COVERED PORCH (EXISTING) COVERED PORCH (ADDITION) COVERED PATIOS (ADDITION) TOTAL COVERED AREA 1310 SQ. FT. 4487 SQ. FT. 3367 SQ. FT. 541 SQ. FT. 2057 SQ. FT. 391 SQ. FT. 83 SQ. FT. 105 SQ. FT. 3946 SQ. FT. The purpose of BZA23-14 are the following requests: SITE - 324 Ruth Street