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Home My WebLink AboutBZA2025-09 CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT BZA25-09 3451 Red Bird Lane 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: BZA25-09 Applicant: Richard Cyr Location: 3451 Red Bird Lane Current Zoning: “R-7.5”, Single-Family District Purpose of Request: The request is for the following variance and special exceptions to the Grapevine Comprehensive Zoning Ordinance 82-73: BZA25-09A · Section 15.G.4, Minimum Lot Depth, of Section 15, “R-7.5”, Single Family Residential District, requires a minimum lot depth of 100 feet. The applicant is requesting a variance to allow a minimum lot depth of 79.67 feet adjacent to the west property line and 85.17 feet adjacent to the east property line. BZA25-09B · 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. Section 15.G.1, Area Regulations of Section 15, “R-7.5”, Single Family District, requires a front yard depth of 30 feet and a rear yard depth of 25 feet. The applicant is requesting a special exception to reduce the front yard setback to 25 feet and the rear yard setback to 2 feet, for a proposed dwelling. HEARING: WHEN: MONDAY, OCTOBER 6, 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 PLACID PENINS U L A 32540 LABRA D O R BAY ES T S 23048D LABRA D O R BAY ES T S 23048D PLACID PENINS U L A 32540 6.77 AC .4 4 @ TR 2 C 2 A 1.38 @ 1.38 @ 1 4 1 41 2 7 6 OA K W O O D D R HIGH DR OA K W O O D D R RED B I R D L N MERCURY RED BIRD LN TR A C T A T R A C T B 18R 2R1 16B3R 8 3 154R 4 144 5 5 13 7 6 6 4R 12 71 7 1189 1181 4R 9AR9 1 32B2A 5R 7 4R 89A 32179B 6A10 11 1R 3R2R 876546R 12R2 5R 12R1 2R 2R 7R TRUMARC D R R-12.5 GU R-7.5 Grapevine GIS BZA25-09; 3451 Red Bird Lane 0 60 120 180 240 Feet ² Date Prepared: 9/22/2025 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 BZA25-09 3451 Red Bird Lane WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON MONDAY, OCTOBER 6, 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 BZA25-09 3451 RED BIRD LANE PROPERTY OWNERS WITHIN THE 200 FOOT NOTIFICATION AREA Official Notification Letters Received Back SUPPORT: 2 OPPOSITION: 0 ALAN FORREST 3624 OAKWOOD DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 ALAN L FORREST 3624 OAKWOOD DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 C PAT DIFONZO 2713 NEWCASTLE DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 CHARLES EVERETT 3612 HIGH DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 COLLEEN PUTNAM 3635 OAKWOOD DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 DAVID J JARVIS 3627 OAKWOOD DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 JAMES OWEN 3548 RED BIRD LN GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 KELLUM LIVING TRUST 3619 OAKWOOD DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 LANCE GRIFFIN 3532 RED BIRD LN GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 MARC MARSHALL 3546 RED BIRD LN GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 MICHAEL WALLACE 3507 OAKWOOD DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 PATRICK G BETIK 2624 LONE STAR LN GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 RICHARD JENKE 3612 OAKWOOD DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 RICHARD L CYR 3547 RED BIRD LN GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 STEPHEN SHIVELEY 2516 HIGH DR GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 U S A PO BOX 17300 FORT WORTH, TX 76116 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 VICTORIA L BUTLER 3543 RED BIRD LN GRAPEVINE, TX 76051 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 BZA25_09_092225_091806AM Labels - Label Count: 17 | Total Record Count 19 Page 1 ATTENTION: CITY OF GRAPEVINE SECRETARY IP PO BOX 95104 GRAPEVINE, TX 76099-9704 tbrooks@grapevinetexas.gov AFFIDAVIT OF PUBLICATION Account #Order Number Identification Order PO Cols Depth 50998 116.0L1.0Legal Ad - IPL0274655IPL0274655 CITY OF GRAPEVINE, TEXAS On Monday evening, October 6, 2025 at 6:15 P.M. in the City Council Chambers, 2nd Floor, 200 South Main Street, Grapevine, Texas, the Board of Zoning Adjustment of the City of Grapevine will hold a public hearing to consider the following items: Case Number/Name: BZA25-08A & BZA25-08B Applicant: Stephen Moody Location: 304 North Dove Road, and proposed to be platted as a portion of W.C. Lucas Addition, Block 7, Lot 7A-1 Current Zoning: “R-7.5”, Single-Family District Proposal: The request is for the follow- ing variances and special exceptions to the Grapevine Comprehensive Zon- ing Ordinance 82-73. The applicant is requesting the following variances (BZA25-08A): Subsection 15.F.2, Den- sity Requirements of Section 15 “R- 7.5”, Single Family District, requires a minimum lot area of 7,500 square feet. The applicant is requesting a variance to allow a lot area of 7,498 square feet. Subsection 15.G.4., Area Regulations of Section 15 “R-7.5”, Single Family District, requires a minimum lot width of 95 feet for a reverse frontage lot. The applicant is requesting a variance to allow a lot width of 80 feet for a re- verse frontage lot. Subsection 15.G.5., Area Regulations of Section 15 “R- 7.5”, Single Family District, requires a minimum lot depth of 100 feet. The applicant is requesting a variance to allow a lot depth of 95 feet along the north property line and a variance to allow a lot depth of 80 feet along the south property line as shown on the plot plan. The request is for the following special exceptions (BZA25- 08B) 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 special exceptions to allow the following: the existing residential dwelling to remain as developed with a total floor area of 886 square feet, a 3-foot encroachment into the required setback adjacent to the west property line, and a 9-foot encroachment into the required setback adjacent to the south property line; the existing car- port to remain as developed with a 9-foot encroachment into the required setback adjacent to the south prop- erty line; a 3-foot building separation between the existing dwelling and carport; off-street parking to be locat- ed in the required yard setback adja- cent to the south property line; and a 9-foot encroachment on a corner lot on Worthington Drive into the required setback adjacent to the south proper- ty line as shown on the plot plan. Case Number/Name: BZA25-09A & BZA25-09B Applicant: Richard Cyr Location: 3451 Red Bird Lane, Block 1, Lot 8, Grapevine Lake Estates Current Zoning: “R-7.5”, Sin- gle-Family District Proposal: The request is for the follow- ing variance to the Grapevine Com- prehensive Zoning Ordinance 82-73: Section 15.G.4, Area Regulations of Section 15, “R-7.5”, Single Family District, which requires a minimum lot depth of 100 feet. The applicant is requesting a variance (BZA25-09A) to allow a minimum lot depth of 79.67 feet adjacent to the west property line and 85.17 feet adjacent to the east property line. Section 43.E.3, Nonconforming Uses and Structures allows the Board of Zoning Adjust- ment to approve the remodeling and/ or enlargement of a nonconforming use. Section 15.G.1, Area Regulations of Section 15, “R-7.5”, Single Family District, requires a front yard depth of 30 feet and a rear yard depth of 25 feet. The applicant is requesting a special exception (BZA25-09B) to re- duce the front yard setback to 25 feet and the rear yard setback to 2 feet, for a proposed dwelling as shown on the plot plan. Please contact the Department of Planning Services concerning any questions, 200 South Main Street, Grapevine, Texas, 76051 or P.O. Box 95104, Grapevine, Texas, 76099, 817- 410-3155. IPL0274655 Sep 21 2025 THE STATE OF TEXAS COUNTY OF TARRANT Before me, a Notary Public in and for said County and State, this day personally appeared the undersigned, 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. The Fort Worth Star-Telegram is generally circulated in Tarrant County. 1.0 insertion(s) published on: 09/21/25 Print Sworn to and subscribed before me on McClatchy The Beaufort Gazette The Belleville News-Democrat Bellingham Herald Centre Daily Times Sun Herald Idaho Statesman Bradenton Herald The Charlotte Observer The State Ledger-Enquirer The Modesto Bee The Sun News - Myrtle Beach Raleigh News & Observer Rock Hill | The Herald The Sacramento Bee San Luis Obispo Tribune Tacoma | The News Tribune Tri-City Herald The Wichita Eagle The Olympian Durham | The Herald-Sun Fort Worth Star-Telegram The Fresno Bee The Island Packet The Kansas City Star Lexington Herald-Leader The Telegraph - Macon Merced Sun-Star Miami Herald El Nuevo Herald Print Tearsheet Link Marketplace Link CITY OF GRAPEVINE, TEXAS On Monday evening, October 6, 2025 at 6:15 P.M. in the City Council Chambers, 2nd Floor, 200 South Main Street, Grapevine, Texas, the Board of Zoning Adjustment of the City of Grapevine will hold a public hearing to consider the following items: Case Number/Name: BZA25-08A & BZA25-08B Applicant: Stephen Moody Location: 304 North Dove Road, and proposed to be platted as a portion of W.C. Lucas Addition, Block 7, Lot 7A-1 Current Zoning: “R-7.5”, Single-Family District Proposal: The request is for the follow- ing variances and special exceptions to the Grapevine Comprehensive Zon- ing Ordinance 82-73. The applicant is requesting the following variances (BZA25-08A): Subsection 15.F.2, Den- sity Requirements of Section 15 “R- 7.5”, Single Family District, requires a minimum lot area of 7,500 square feet. The applicant is requesting a variance to allow a lot area of 7,498 square feet. Subsection 15.G.4., Area Regulations of Section 15 “R-7.5”, Single Family District, requires a minimum lot width of 95 feet for a reverse frontage lot. The applicant is requesting a variance to allow a lot width of 80 feet for a re- verse frontage lot. Subsection 15.G.5., Area Regulations of Section 15 “R- 7.5”, Single Family District, requires a minimum lot depth of 100 feet. The applicant is requesting a variance to allow a lot depth of 95 feet along the north property line and a variance to allow a lot depth of 80 feet along the south property line as shown on the plot plan. The request is for the following special exceptions (BZA25- 08B) 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 special exceptions to allow the following: the existing residential dwelling to remain as developed with a total floor area of 886 square feet, a 3-foot encroachment into the required setback adjacent to the west property line, and a 9-foot encroachment into the required setback adjacent to the south property line; the existing car- port to remain as developed with a 9-foot encroachment into the required setback adjacent to the south prop- erty line; a 3-foot building separation between the existing dwelling and carport; off-street parking to be locat- ed in the required yard setback adja- cent to the south property line; and a 9-foot encroachment on a corner lot on Worthington Drive into the required setback adjacent to the south proper- ty line as shown on the plot plan. Case Number/Name: BZA25-09A & BZA25-09B Applicant: Richard Cyr Location: 3451 Red Bird Lane, Block 1, Lot 8, Grapevine Lake Estates Current Zoning: “R-7.5”, Sin- gle-Family District Proposal: The request is for the follow- ing variance to the Grapevine Com- prehensive Zoning Ordinance 82-73: Section 15.G.4, Area Regulations of Section 15, “R-7.5”, Single Family District, which requires a minimum lot depth of 100 feet. The applicant is requesting a variance (BZA25-09A) to allow a minimum lot depth of 79.67 feet adjacent to the west property line and 85.17 feet adjacent to the east property line. Section 43.E.3, Nonconforming Uses and Structures allows the Board of Zoning Adjust- ment to approve the remodeling and/ or enlargement of a nonconforming use. Section 15.G.1, Area Regulations of Section 15, “R-7.5”, Single Family District, requires a front yard depth of 30 feet and a rear yard depth of 25 feet. The applicant is requesting a special exception (BZA25-09B) to re- duce the front yard setback to 25 feet and the rear yard setback to 2 feet, for a proposed dwelling as shown on the plot plan. Please contact the Department of Planning Services concerning any questions, 200 South Main Street, Grapevine, Texas, 76051 or P.O. Box 95104, Grapevine, Texas, 76099, 817- 410-3155. IPL0274655 Sep 21 2025 BZA25-09 First Review Memo Template Email a PDF of the revised plans by September 15, 2025 at 12:00 p.m. to amosley@grapevinetexas.gov atriplett@grapveinetexas.gov/lflores@grapevinetexas.gov. Verify that all text is legible on an 11”x 17” sheet. Do not reproduce final copies prior to Planning Staff approval. PROJECT DESCRIPTION: BZA25-09; platted as Block 1, Lot 8, Grapevine Lake Estates. Section 15.G.4, Area Regulations of Section R-7.5 Single Family District , requires a minimum lot depth of 100 feet. Submitt ed BZA application for a variance (BZA25-09A) for the minimum lot depth to be 79.67 feet. 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. Section 15.G.1, Area Regulations of Section R-7.5 Single Family Di strict, requires a front yard depth of 30 feet and a rear yard setback of 25 feet. The applicant is requesting a special exception (BZA25-09B) to reduce the front yard setb ack to 25 feet and the rear yard setback to 2 feet. PLANNING SERVICES Plot Plan · Add the following purpose statement: o The purpose of BZA25-09A is a variance request to allow a lot depth of less than 100 feet. The purpose of BZA25-09B is request for a special exception to allow reduced front yard and rear yard setbacks. · Add the graphic of Exhibit “A”, the Pedestrian Easement. PUBLIC WORKS Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil Engineer at 817.410.3000 for the following comments: · Amended plat required to abandon public easement and add other needed easement such as drainage easements, · Public works has met with homeower to discuss site needs including hiring an engineer to analyze drainage, flowrates and design a system to convey the storm water around the proposed improvements. These improvements will need to be built by property owner. · Homeowner’s engineer will also need to design a sanitary sewer system to serve the proposed home. This may require additional easements, grinder pumps, etc. To be build by property owners as well. BUILDING SERVICES Contact Larry Gray – Building Services at 817.410.3163 or lgray@grapevinetexas.gov to discuss the following: · Proposed upper level deck needs to be included in the request – not permitted in the rear yard setback FIRE MARSHALL Contact Sam Daniel - Fire Department at 817.410.4421 or sdaniel@grapevinetexas.gov for the following comments: BZA25-09 SEPTEMBER 9, 2025 3451 RED BIRD LANE 3451 RED BIRD LANE BLOCK 1, LOT 8, GRAPEVINE LAKE ESTATES BZA25-09 First Review Memo Template · PARKS Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or knelson@grapevinetexas.gov to discuss the following: · ____________________________________________________________________ Email a PDF of the revised final plans by September 15, 2025, at 12:00 p.m. to amosley@grapevinetexas.gov/Atriplett@grapveinetexas.gov/lflores@grapevinetexas.gov. Verify that all text is legible on an 11”x 17” sheet. Do not reproduce final copies to Planning Staff approval. Please direct all questions to r Albert Triplett at (817) 410-3151. Agenda Item #9 MEMORANDUM PLANNING SERVICES MEMO TO: BOARD OF ZONING ADJUSTMENT FROM: ERICA MAROHNIC, DIRECTOR, PLANNING SERVICES ALBERT L. TRIPLETT, JR., PLANNER II SUBJECT: BOARD OF ZONING ADJUSTMENT CASE #BZA25-09A & BZA25-09B 3451 RED BIRD LANE MEETING DATE: MONDAY, OCTOBER 6, 2025 BACKGROUND INFORMATION: The subject property is an undeveloped, 8,567 square foot (0.19 acre), lot, platted as Block 1, Lot 8, Grapevine Lakes Estates in 1951 prior to the City’s first Zoning Ordinance in 1955. The subject property was zoned “R-1”, Single Family Dwelling District prior to the 1984 City-wide rezoning at which time it was rezoned to “R-7.5”, Single Family District Regulations. The subject site is accessed by a path of sufficient width to accommodate a single automobile, located within a 50-foot public right-of-way as depicted on the plot plan. An existing pedestrian path will not be diminished or impacted by the proposed improvements to the subject site. The application was submitted by Kathryn E. Cry, the future property owner. REQUEST: The applicant proposes to construct a new single-story, 2,000-square-foot single-family detached dwelling with an integrated garage located beneath the main living area, and is requesting the following variance (BZA25-09A) from the Grapevine Comprehensive Zoning Ordinance No. 82-73, for the subject site: Subsection 15.G.5., Minimum Lot Depth of Section 15, “R-7.5”, Single Family District, which requires a minimum lot depth of 100 feet. The applicant is requesting a variance to allow a minimum lot depth of 79 feet along the west property line and to allow a minimum lot depth of 85 feet along the east property line. The following special exceptions (BZA25-09B) are requested: Subsection 15.G.1., Depth of Front yard of Section 15, “R-7.5”, Single Family District, requires a minimum front yard depth of 30 feet. The proposed residential structure is approximately 25 feet from the south property line and encroaches approximately 5 feet into the required front yard setback as shown on the plot plan. Subsection 15.G.2., Depth of Rear yard of Section 15, “R-7.5”, Single Family District, requires a minimum rear yard depth of 25 feet. The proposed residential structure is Agenda Item #9 BZA25-08A & B.4 2 approximately 2 feet from the north property line and encroaches approximately 23 feet into the required rear yard setback as shown on the plot plan. ATYPICAL CONDITIONS: Staff finds that atypical conditions exist for the requested variance (BZA25-09A) on this property. Specifically, the subject property was platted 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, at which time it was rezoned to “R-7.5”, Single-Family District. Currently the site is not compliant with Zoning Ordinance (82-73) relative to the following area: Subsection 15.G.5., Minimum Lot Depth of Section 15 “R-7.5”, Single Family District, which requires a minimum lot depth of 100 feet. The lot exists today with the lot depth of 79 feet along the west and 85 feet along the east property lines. The requested special exceptions (BZA25-09B) on this property, including conformance with the required 30-foot front yard setback would eliminate trees the future property owner is attempting to preserve. Encroachment in the required rear yard setback would not negatively impact the adjacent property to the north as the property is owned by the United States (Army Corps of Engineers) and will never be developed. Furthermore, the current lot has 21 feet of lot depth deficiency on one side, which would result in a shallow dwelling unit. Currently the site is not compliant with Zoning Ordinance (82-73) compared to the following areas: Subsection 15.G.1., Depth of Front Yard, of Section 15 “R-7.5”, Single-Family District, which requires a minimum front yard depth of 30 feet. The proposed front yard setback is approximately 25 feet from the south property line, resulting in an encroachment of 5 feet into the required front yard setback. Subsection 15.G.2., Depth of Rear Yard, of Section 15 “R-7.5”, Single-Family District, which requires a minimum rear yard depth of 25 feet. The proposed development includes a structure located approximately 2 feet from the north property line, resulting in an encroachment of approximately 23 feet into the required rear yard setback. The property to the west, located at 3547 Red Bird Lane, received approval under BZA86- 19 to reduce the front yard setback from 30 feet to 20 feet and the rear yard setback from 25 feet to 5 feet. The property to the east, at 3619 Oakwood Drive, was given approval under BZA93-43 to reduce the required side yard setback on the street side (for a reverse frontage lot) from 30 feet to 20 feet, and to decrease the rear yard setback from 25 feet to 10 feet. Agenda Item #9 BZA25-08A & B.4 3 RECOMMENDATION: Staff recommends the Board of Zoning Adjustment: Approve (BZA25-09A) variance to the Grapevine Comprehensive Zoning Ordinance 82- 73, Minimum Lot Depth of 79 along the west and 85 feet along the east property lines, as shown on the plot plan. Approve (BZA25-09B) special exceptions to the Grapevine Comprehensive Zoning Ordinance 82-73, Depth of Front Yard, and Depth of Rear Yard, encroachment of 5 feet into the required front yard setback and 23 feet into the required rear yard setback. Staff recommends the Board of Zoning Adjustment: 1. Approve (BZA25-09A & B) for the variance and special exceptions on the subject site. /at