HomeMy WebLinkAboutBZA2024-01Agenda Item # 9
BZA24-01.4 1
MEMORANDUM PLANNING SERVICES
MEMO TO: BOARD OF ZONING ADJUSTMENT
FROM: ERICA MAROHNIC, PLANNING SERVICES DIRECTOR
NATASHA GALE, PLANNER I
SUBJECT: BOARD OF ZONING ADJUSTMENT CASE #BZA24-01A & B
305 SMITH STREET
MEETING DATE: MONDAY, FEBRUARY 5, 2024
BACKGROUND INFORMATION:
The subject property is developed as a one-story, 1,755 square foot single-family detached
residence on a 12,369 square foot (0.283 acre) lot. The lot was platted in 1913 and it was
developed in 1925. 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-7.5”, Single-Family
District.
On October 28, 2009, the Historic Preservation Commission (HPC) approved CA09-51 to
reconstruct an existing two-car garage and workshop.
On May 26, 2010, the HPC approved CA10-39 to remove the existing wood fence along
the north side of the property and replace it with an iron fence.
On September 21, 2010, City Council approved HL10-05 (Ord. 2010-55) to designate 305
Smith Street as a Historic Landmark Subdistrict.
On September 27, 2023, the HPC approved CA23-52 to construct a new 200 square foot
one-story workshop addition to the rear of the existing 500 square foot detached garage.
The application was submitted by Phil Ware with Ware Brothers, LLC, on behalf of the
property owner.
REQUEST:
The applicant intends to expand the existing detached garage by adding 200 square feet to
the rear of the garage for a workshop.
The applicant is requesting a special exception (BZA24-01A) to allow the existing
residential dwelling to remain as developed with an 8-foot encroachment into the required
side yard setback adjacent to the north property line and for the detached garage to remain
as developed with an expansion and a 3-foot encroachment into the side yard setback
adjacent to the south property line as shown on the plot plan.
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
Agenda Item # 9
BZA24-01.4 2
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 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 adjacent to the north property line
by approximately 8 feet and encroaches into the required 6-foot side yard setback adjacent
to the south property line by approximately 3 feet.
Reverse Frontage Lot Example:
BZA24-01B is a request for a variance to allow the residential dwelling to remain as
developed with a minimum lot width of 93 feet as shown on the plot plan.
The subject site does not meet minimum width for a reverse frontage lot found in
Subsection 15.G.4, 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 93 feet.
Agenda Item # 9
BZA24-01.4 3
ATYPICAL CONDITION:
Staff finds that an atypical condition exists for the requested special exception (BZA24-01A)
on this property. Specifically, the subject property was developed in 1925 prior to the City’s
first Zoning Ordinance in 1955 and prior to the rezoning of the property in the 1984 City-
wide Rezoning to “R-7.5”, Single-Family District. Currently and as proposed, the site is not
compliant with Zoning Ordinance (82-73) relative to Subsection 42.D., Corner Lots of
Section 42, Supplementary District Regulations and Subsection 15.G.3., Width of side yard
of Section 15, Area Regulations of the Zoning Ordinance.
Staff also finds that an atypical condition exists for the requested variance (BZA24-01B) on
this property. Specifically, the subject property was developed in 1925 prior to the City’s
first Zoning Ordinance in 1955 and prior to the rezoning of the property in the 1984 City-
wide Rezoning to “R-7.5”, Single-Family District. Currently and as proposed, the site is not
compliant with Zoning Ordinance (82-73) relative to Subsection 15.G.4, Minimum lot width
of Section 15, “R-7.5”, Single-Family District which requires that every reverse frontage lot
have a width of 95 feet, the current lot has a width of 93 feet.
RECOMMENDATION:
Staff recommends the Board of Zoning Adjustment:
Approve (BZA24-01A) to allow the existing residential dwelling to remain as developed
with an 8-foot encroachment into the required side yard setback adjacent to the north
property line and for the detached garage to remain as developed with expansion and a 3-
foot encroachment into the side yard setback adjacent to the south property line as shown
on the plot plan.
Approve (BZA24-01B) for a variance to allow the residential dwelling to remain as
developed with a minimum lot width of 93 feet as shown on the plot plan.
/ng
MORR
I
S
O
N
26853 QUATROGRANDE33264
FIRST
BAPTIS
T
CHURC
H
ADDN
13843
.28 AC.43 AC .26 @
.50 AC
.3 AC.37 AC .19 @
1.16 @
211
1
3435
33
32
E TEXAS ST
E WORTH ST
TR 38
TR 62BTR 61 TR 62C
TR 63B
TR 62ATR 61A TR 62
TR
6
0
A
1A1
A
25A 4
4
2RA
3A
1 1
5R
543
31
5
5B
2 3 4
1
2
1
MILLICA
N
PLACE
ADDN
26149
2 1
2A
38
ORIGIN
A
L
TOWN
O
F
GRAPE
V
I
N
E
16060
.258 @
TR 60A1
TR
6
0
.1
4
8
@
TR
6
3
.2
8
2
@
TR
6
3
A
RAWLS
&
DALTO
N
33660
B.2
1
8
@
3
J TRIG
G
43730
2A
MRS G
E
HURST
SUBD
20840
3 4R
.555 AC A FLEONARD23818
ORIGIN
A
L
TOWN
O
F
GRAPE
V
I
N
E
16060
7.02 @
1
2
36
0.540 @
.428 AC112GREENPARK16243B
R-7.5
HGT
HC
CBD
GU
SM
I
T
H
S
T
E TEXAS ST
E WORTH ST
E WALL ST
BZA24-01; 305 Smith Street
0 60 120 180 240
Feet
²
Date Prepared: 1/19/2024 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
BZA24-01A/ BZA24-01B
305 Smith 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: BZA24-01A/ BZA24-01B
Applicant: Phil Ware/ Ware Brothers, LLC
Location: 305 Smith Street
Current Zoning: “R-7.5”, 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 (BZA24-01A) to allow
the existing residential dwelling to remain as developed with an 8-foot encroachment into
the required side yard setback adjacent to the north property line and for the detached
garage to remain as developed with expansion and a 3-foot encroachment into the side yard
setback adjacent to the south property line. The request is also for the following variance to
the Grapevine Comprehensive Zoning Ordinance 82-73: Subsection 15.G.4, Area
Regulations, of Section 15, “R-7.5”, Single-Family District Regulations, which requires a
minimum lot width of 95 feet for reverse frontage lots. The applicant is requesting a variance
to allow a variance (BZA24-01B) for the minimum lot width to be 93 feet.
HEARING:
WHEN: MONDAY, FEBRUARY 5, 2024 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
BZA24-01A/ BZA24-01B
305 Smith Street
WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM
ON MONDAY, FEBRUARY 5, 2024
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: _________________
Direct questions, mail, and email responses to:
Telephone: (817) 410-3155
Email: planning@grapevinetexas.gov
Board of Zoning Adjustment
Department of Planning Services
City of Grapevine
200 S. Main Street
Grapevine, TX 76051
EX
U
R
B
S
T
U
D
I
O
ww
w
.
E
X
U
R
B
S
T
U
D
I
O
.
c
O
m
The purpose of BZA24-01 are for the
following requests: a special exception
(BZA24-01A) to allow the existing detached
garage to remain as developed with an
expansion and an encroachment into the
required side yard and rear yard setbacks. A
request for a variance (BZA24-01B) for the
minimum lot width to be 93 feet