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Home My WebLink AboutBZA2024-10Agenda Item # 13 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 #BZA24-10A & B 507 LUCAS DRIVE MEETING DATE: MONDAY, AUGUST 12, 2024 BACKGROUND INFORMATION: The subject site is a portion of a platted 13,320 square foot (0.3 acre) lot. The lot was developed in 1950 and originally platted in July of 1951 prior to the adoption of the city’s first zoning ordinance in 1955. The original residence was constructed in 1950 but the lot was split by deed in 1952 and a residence was constructed on the northern portion of the same lot. Lot 18 with the original structure on the southern portion was demolished in early 2024. The site was rezoned from “R-1”, Single-Family Dwelling District to “R-7.5”, Single- Family District in the 1984 City-wide Rezoning. The application was submitted by David Hill and Jill Bass, the property owners. REQUEST: The applicant intends to construct a 3,400 square foot residential dwelling and is requesting two separate variances on the subject site. BZA24-10A is a request for a variance to the Grapevine Comprehensive Zoning Ordinance 82-73: Subsection 15.G.4., Minimum Lot Width of Section 15 “R-7.5”, Single Family District, which requires a minimum lot width of 95 feet for reverse frontage lots. The applicant is requesting a variance to allow a minimum lot width of 80 feet. The existing plat from 1951 that was approved prior to the city’s first zoning ordinance in 1955 features an 80-foot lot width. BZA24-10B is a request for a variance to the Grapevine Comprehensive Zoning Ordinance 82-73: Subsection 15.G.1, Depth of Front Yard of Section 15 “R-7.5”, Single Family District, which requires a front yard depth of 30 feet. The applicant is requesting a variance to reduce both front yard setbacks along Hilltop Drive and Lucas Drive to 20 feet. 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 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 of the lot. The existing plat from 1951 features a 25-foot building Agenda Item # 13 BZA24-10.4 2 setback along the south property line adjacent to Hilltop Drive. The original residence was built prior to the 1984 City-wide Rezoning and was demolished at the beginning of 2024. Reverse Frontage Lot Example: ATYPICAL CONDITION: Staff finds that an atypical condition exists for the requested variance (BZA24-10A) on this property. Specifically, the subject property was platted and developed in 1951 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 lot as it was platted and exists today has a width of 80 feet. Staff finds that an atypical condition does not exist for the requested variance (BZA24-10B) on this property. Specifically, minimum front yard setback requirements along Hilltop Drive and Lucas Drive can be met with construction of a new residential dwelling. The proposed location of the new residence, if relocated, can accommodate Zoning Ordinance (82-73) relative to Subsection 15.G.1., Depth of Front Yard of Section 15, Area Regulations and Subsection 42.D., Corner Lots of Section 42, Supplementary District Regulations of the Zoning Ordinance. Agenda Item # 13 BZA24-10.4 3 RECOMMENDATION: Staff acknowledges the unique challenge of rigidly applying the Zoning Ordinance to the subject site. The nonconforming lot width of 80 feet and the minimum depth of the front yard for a reverse frontage lot of 30-feet along North Lucas Drive and Hilltop Drive respectively, presents a challenge by encumbering the property for future development. Nonetheless, the proposed location of the future residence exacerbates the existing developed condition. Staff recommends the Board of Zoning Adjustment: 1. Approve (BZA24-10A) for a variance to allow a minimum lot width of 80 feet as shown on the plot plan, subject to the following conditions: a) A final plat is approved by the City Council and filed with Tarrant County, and b) The existing drive approach adjacent to North Lucas Drive be removed and sidewalk maintained. 2. Deny (BZA24-10B) a variance to reduce both front yard setbacks to 20 feet adjacent to the south and the east property lines as shown on the plot plan. /ng AFFIDAVIT OF PUBLICATION Account #Order Number Identification Order PO Amount Cols Depth 36004 576994 Print Legal Ad-IPL01855910 - IPL0185591 $122.22 2 50 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 Mary Castro, 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: 07/28/24 Sworn to and subscribed before me this 29th day of July in the year of 2024 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! 7 3 9 5R1 4 3 10 1R 2R 11 12R1 14 12R2 1 2 3 4 5 HILLTOP DR W C LUCAS 24420 18 DOVE POINTE 10133K 12 9R2 14R 15 16 17 5R2 2 1 3 5D 4R14 2 2 B 13 9R1 5C1 MORGA N PLACE ADDN 26731 1 1 LU C A S D R 15 14A .631 @ 7R1B .02851@ R-MF-2 R-7.5R-MH GU LU C A S D R HIL LT O P D R BZA24-10A & B; 507 Lucas Drive 0 60 120 180 240 Feet ² Date Prepared: 7/26/2024 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 ALDON RUTHERFORD 604 N LUCAS DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 BETHEL BAPTIST CHURCH 1224 HILLTOP DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 HAO PHAM 510 BLAIR MEADOW DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 JEFFREY S CLARK 601 N LUCAS DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 JULIO ALVAREZ 612 N LUCAS DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 KAREN DIANNE CATE 519 N LUCAS DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 KATRINA VON KAMRATH 506 N LUCAS DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 LORI B. HALLFORD 516 N LUCAS DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 NICHOLAS A MENGERINK 1205 HILLTOP DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 ROBERT CARL LEE 410 N LUCAS DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 ROBERT CARL LEE 420 N LUCAS DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 RUBEN CORTEZ 1223 HILLTOP DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 RUTH TRUMBULL 1223 LIPSCOMB ST GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 SHARON BRAITHWAITE 1209 HILLTOP DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 THOMAS T WOOD 507 N LUCAS DR GRAPEVINE, TX 76051 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 BZA24_10_072624_125659PM Labels - Label Count: 15 | Total Record Count 19 Page 1 Vicinity Map Site Data Summary Table Item Required Provided General Site data Zoning (from zoning map)R-7.5 R-7.5 Land Use (from Zoning Ordinance; include all applicable uses)Single-Family Single-Family Total Lot Area (square feet and acres)7,500 SQFT 13,320 SQFT First Floor-Building Footprint Area Residence (square feet) No min.3,400 SQFT Total Building Area (square feet)1,200 SQFT min.3,400 SQFT Building Height Residence (feet/# stories)35-feet/2 Stories 22’ FT-6”/ 1 Story Lot Coverage %0.4/ 40%0.26/26% Area Regulations Front Yard 30 FT/50% Landscaped min.20 FT Rear Yard 25 FT min.66.5 FT Side Yard 6 FT min./. west)10 FT/ (west) Lot Width 95 FT min.80 FT Lot Depth 100 FT min.166.50 FT Distance Between Buildings 10 FT min.NA Impervious Area Building Footprint Area (square feet)1,200 SQFT min.SQFT 3,400 Area of Sidewalks, Pavement & other Impervious Flatwork (square feet) 832.SQFT driveway Total Open Space (square feet and percentage) SQFT/ 40%MIN 5,328 SQFT SQFT/ 9097 68 % Total Impervious Area (square feet and percentage) SQFT/ 60% MAX 7,992 SQFT SQFT/ 4223 32 % Historic red oak Tree