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Home My WebLink AboutBZA2025-03 CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT BZA25-03 2837 Placid Circle 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: BZA25-03 Applicant: Morgan Friede Location: 2837 Placid Circle 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: Section 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 to allow the existing residential dwelling to remain as developed with an existing first floor, 3-foot, 4-inch encroachment into the rear yard setback adjacent to the south property line and a proposed second-floor expansion as shown on the plot plan. The expansion of the existing dwelling will be consistent with all other bulk, dimensional and setback requirements of the “R-7.5”, Single-Family District. HEARING: WHEN: MONDAY, JULY 7, 2025, 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 LABRADOR BAY ES T S 23048D .579 @ 1.517 @ .552 AC .998 AC 4.746 AC 44 1.33 AC 3 4 12 4 4 P E N I N S U L A D R PL A C I D C I R PLACID CIR R E D B I R D L N TR 1E18 TR 2C3TR 2A2 TR 1H1 31R 1 3 7R 26533R4 3 435R 3 2 36R 1 6R 87 37 1B43423839 7 8 3R1 9 10 6R 5RA 7R 1A2A 2R 40R240R1 P E N I N S U L A D R 34R 32R T R U M A R C D R 11 12 1A 2A 5 5 45 PLACID PENNIN S U L A 32540 PLACIDPENINSULA32540 PLACID PENNIN S U L A 32540 R-7.5 GU BZA25-03; 2837 Placid Circle 0 60 120 180 240 Feet ² Date Prepared: 6/25/2025 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 BZA25-03 2837 Placid Circle WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON MONDAY, JULY 7, 2025 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 ADRIAN PUSCAS 2813 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 ANNA COURTNEY 2842 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 BEI BEI CHEN 3312 RED BIRD LN GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 BRUS D MESSINGER 2841 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 CHRISTY WHITE 2861 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 CRAIG A COUP 2826 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 DAN DUNCAN 2868 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 GOGOAL REAL ESTATE TEXAS LLC 3312 RED BIRD LN GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 JOHN H WOODSON 2859 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 JOHN WOODSON 2853 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 KENNETH FRIEDE 2837 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 NANCY G BETTIS 2821 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 RANDALL PTASZNIK 2833 PENINSULA DR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 RON SMITH 2814 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 S BLAINE JOHNSON 2832 PLACID CIR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 THE LOPEZ YURRITA REVOCABLE LIVING TRUST 2823 PENINSULA DR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 YVONNE JOHNSON 2903 PENINSULA DR GRAPEVINE, TX 76051 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 BZA25_03_062525_103620AM Labels - Label Count: 17 | Total Record Count 19 Page 1 BZA25-03 First Review Memo Email a PDF of the revised plans to amosley@grapevinetexas.gov/atriplett@grapveinetexas.gov/lflores@grapevinetexas.gov by . 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: BZA25-03; platted as Block 4, Lot 40R1, Placid-Peninsula Addi tion. 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. Submitted BZA application for special exceptions to allow the exis ting residential dwelling to remain as developed with a 3-foot, 4-inch encroachment into the rear yard setb ack as shown on the plot plan. PLANNING SERVICES Dimensional Control Plot Plan · Rotate the plot plan to landscape view, placing north at the top of the sheet. · Correct the spelling of vicinity map. · Dimension the dwelling to each property line. · Place the title block in the lower right hand of the sheet. · Revise the plot plan data table: o Remove the “LNDSC. MIN.” note. o Include distances to both the east and west property lines. o Revise the required lot depth to 100 feet. o Label the minimum distance between buildings as 12 feet. o Use maximum building coverage expressed in both square feet and percentage; do not exceed 40% of the lot. o Use maximum impervious coverage, including building footprint and all paved surfaces; do not exceed 60% of the lot area. · Add the following purpose statement: o The purpose of BZA25-03 is for a special exception to allow the existing residential dwelling to remain as developed with a 3-foot, 4-inch encroachment into the rear yard setback adjacent to the south property line as shown on the plot plan. · MET Add Title Block per site plan checklist. PUBLIC WORKS Contact Paul Lee - Civil Engineer, Elizabeth Reynold Civil Engineer or Cristin Turner (Platting) – Civil Engineer at 817.410.3000 for the following comments: · Show gravel parking in the front yard on the plot plan BZA25-03 JUNE 11, 2025 2837 PLACID CIRCLE BLOCK 4, LOT 40R1, PLACID-PENINSULA ADDITION BZA25-03 First Review Memo BUILDING SERVICES Contact Larry Gray – Building Services at 817.410.3163 or lgray@grapevinetexas.gov to discuss the following: · N/A FIRE MARSHALL Contact Sam Daniel - Fire Department at 817.410.4421 or sdaniel@grapevinetexas.gov for the following comments: · N/A PARKS Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or knelson@grapevinetexas.gov to discuss the following: · N/A ____________________________________________________________________ Email a PDF of the revised final plans to amosley@grapevinetexas.gov/Atriplett@grapveinetexas.gov/lflores@grapevinetexas.gov, by June19th Verify that all text is legible on an 11”x 17” sheet. Do not reproduce final copies prior to Planning Staff approval. Please direct all questions to Albert Triplett at (817) 410-3151. BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at BZA25-03.4 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 #BZA25-03 2837 PLACID CIRCLE MEETING DATE: MONDAY, JULY 7, 2025 BACKGROUND INFORMATION: The subject property is developed with a two-story, 3,983 square foot single-family detached residence on a 10,933 square foot (0.25 acre) lot. The lot was developed in 1993 and is platted as Block 4, Lot 40R1, Placid Peninsula Addition. The subject property was zoned “R-1”, Single Family Dwelling prior to the 1984 City-wide Rezoning at which time it was rezoned “R-7.5”, Single-Family District. REQUEST: The applicant intends to remodel the existing 3,983 square foot, residential dwelling and to expand to a total of 4,541 square feet by adding indoor living space. BZA25-03 is a request for a special exception to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard. The proposed expansion atop the existing attached garage/storage closet, meets the currently required rear yard setback, adjacent to the south property line. The following special exception is requested: Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District requires that each lot have a rear yard setback of 25 feet. The existing residential structure is approximately 22 feet from the south property line and encroaches approximately 3 feet into the required rear yard setback. CONDITION: The encroachment is located on the ground floor within the rear yard, adjacent to the south property line, and consists of a two-car garage and storage closet, which were converted from an attached carport. A residential addition permit was issued based on an inaccurate plot plan; however, the project did not receive final approval. The addition was completed without undergoing a final inspection. The current property owners were not the owners when the addition was applied for and were never made aware of the outstanding issue prior to their purchase of the dwelling. Currently, and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the 25 foot rear yard setback requirement adjacent to the south property line. Agenda Item # 9 BZA25-01.4 2 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 15.G.2, Depth of rear yard of Section 15, “R-7.5”, Single-Family District to allow the existing residential dwelling to remain as developed with an encroachment into the required rear yard setback adjacent the west property line. /at