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Home My WebLink AboutBZA2025-08 CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT BZA25-08 304 North Dove Road 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: BZA25-08 Applicant: Stephen Moody Location: 304 North Dove Road Current Zoning: “R-7.5”, Single-Family District Purpose of Request: The request is for the following variances and special exceptions to the Grapevine Comprehensive Zoning Ordinance 82-73: BZA25-08A: · Subsection 15.F.2, Density 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 reverse 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 to allow a lot depth of 80 feet along the south property line. BZA25-08B: Subsection 43.E.3, Nonconforming Uses and Structures, allows the Board of Zoning Adjustment to approve the remodeling and/or enlargement of a nonconforming use. The applicant is requesting special exceptions to allow the following: · The existing residential dwelling to remain as developed with a total floor area of 886 square feet. The minimum residential dwelling size in the “R-7.5”, Single-Family District is 1,200 square feet. · A 3-foot encroachment into the required setback adjacent to the west property line. A minimum 30-foot setback is required in the “R-7.5”, Single-Family District. · A 9-foot encroachment into the required setback adjacent to the south property line. A minimum 30-foot setback is required in the “R-7.5”, Single-Family District. · The existing carport to remain as developed with a 9-foot encroachment into the required setback adjacent to the south property line. A minimum 30-foot setback is required. · A 3-foot building separation between the existing dwelling and carport. A minimum 10-foot distance separation is required. · Off-street parking to be located in the required yard setback adjacent to the south property line. CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT 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 W C LUCAS 24420 PEMBE R T O N ESTATE S I I 32089A TILLER Y COMMO N S 42154 FOX ADDN 14047 FOX ADDN 14647 DOVE R D ADDN 10133J FOX ADDN 14647 114 PLACE 31172WESTV I E W BUS PA R K 46405 STONE ADDN 40451 FOX ADDN 14047 .556 @ 1.043 @ 1.38 @ 1.49 @ 1.38 @ 7 1 8 1 2 1 1 1 1 1 N O R T H D O V E R D 14R2 2RA 3RA 1A1A 1A 2R 2R 5A1 8R15B1 4 2 1 1R1 1A 8R15B15A1 N D O V E R D 1 TRIPLE M 43810 TRIPLE M 43810 1.043 @ WORTHINGTON DR HILL T O P D R D O V E R D W C LUCAS 24420 DOVE POINTE 10133K 12 1110R 9R2 23 5 5 7 8R 5R W C LUCAS ADDN 24420 3R2 3R1 3D 1 5C2 DOVE POINTE 10133K 4 1 1 TILLER Y COMMO N S 42154 3 5D 4R14 2 2 B 13 9R1 5C1 9 10 6R 3 6R 7R27R1A .9358@ 3D1 1R PEMBE R T O N ESTS 32089B 4R 1.777 @ W C LUCAS 24420 8 MORGAN PLACE ADDN 26731 1 1 LU C A S D R 1 HTEAO NO 1 GRAPE V I N E 20607 7R1B .02851@ 14XA 14XA 1A 7A 8A 9A 10A 11A 12A 13A 13A 12A 11A 6A 5A 4A 3A 2A 7A 1A2A3A4A5A6A 1 3.051 @ OPEN SPACE OS 2A DOVE R D ADDN 10133J 2 1 1 1 1 R-7.5 HC R-TH PO PO R-12.5 CC Grapevine GIS BZA25-08; 304 North Dove Road 0 70 140 210 280 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 BZA25-08 304 North Dove Road 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 BZA25-08 304 NORTH DOVE ROAD PROPERTY OWNERS WITHIN THE 200 FOOT NOTIFICATION AREA Official Notification Letters Received Back SUPPORT: 1 OPPOSITION: 0 ABBA KD INVESTMENT LLC 3012 RED BIRD LN GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 AHMED ELBORAI 318 N DOVE RD GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 ASUNCION PROPERTIES LLC 1307 WORTHINGTON STR EET SERIES 2600 E SOUTHLAKE BLVD SOUTHLAKE, TX 76092 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 B&B MANAGEMENT LIVING TRUST 1306 WORTHINGTON ST GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 BEVERLY BERAN 215 N LUCAS DR GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 BRENT WALLINGFORD 324 TILLERY CIR GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 BRUCE SCHOLLMEYER 2316 OAK KNOLL DR COLLEYVILLE, TX 76034 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 CHRIS GAMMAN 1306 WORTHINGTON DR GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 CHRISTOPHER GAMMAN 1300 WORTHINGTON ST GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 CYNTHIA CROOK 1319 WORTHINGTON ST GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 G2L2 LP 2220 LAKERIDGE DR GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 GARY A FOX PO BOX 1956 GRAPEVINE, TX 76099 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 IEC UNLIMITED INC 2645 FLAMELEAF DR GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 JEANINE JONES 801 OAKCREST CT SOUTHLAKE, TX 76092 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 JOYCE WINLAND 304 N DOVE RD GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 LYNN KEMP 322 N DOVE RD GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 MAKYUS CUSTOM HOMES INC PO BOX 92747 SOUTHLAKE, TX 76092 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 MAYKUS CUSTOM HOMES INC 604 E NW HIGHWAY 102 GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 MAYKUS CUSTOM HOMES INC PO BOX 92747 SOUTHLAKE, TX 76092 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 RODGER MCCALL 305 TILLERY CIR GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 TILLERY COMMONS-GRAPEVINE LLC 604 E NORTHWEST HWY #102 GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 VANESSA MCCORMACK 309 TILLERY CIR GRAPEVINE, TX 76051 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 Page 1 BZA25_08_092225_090858AM Labels - Label Count: 22 | Total Record Count 27 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 BZA25-08 Second Review Memo Email a PDF of the revised plans by September 18, 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: BZA25-08; platted as Block 7, Lot 7 S 80.15’, WC Lu cas Addition. Section 15.F.2, Density Requirements of Section R-7.5 Single Family District requires a minimum lot area of 7,500 squa re feet. Section 15.F.6, Density Requirements of Section R-7 .5 Single Family District requires a minimum floor area of 1,200 square feet. Section 15.G.1, Area Regulations of Section R-7.5 Single Family District, requires a minimum front yard depth of 30 feet. Submitted BZA applicat ion for a variance for the minimum lot area to be 7 ,498 square feet and an application for a special except ion to reduce the minimum floor area to be 988 square feet and to allow a reduction in the front yard setback. PLANNING SERVICES Plot plan · 09.17.25 Add the following revised purpose statements: o The purpose of BZA25-08A is to request a variance from the required lot area of 7,500 square feet, a variance from the required lot width of 95 feet for a reverse frontage lot, and a variance from the required lot depth of 100 feet. o The purpose of BZA25-08B is to request a special exception to the minimum dwelling floor area of 1,200 square feet, a special exception to allow a building encroachment into the required 30 foot front yard, a special exception to allow building encroachments into the required 30 foot south side yard, a special exception to reduce the building separation requirement of 10 feet between the dwelling and the secondary building, and a special exception to allow off street parking to be located on a required yard adjacent to the south property line. · Add the following purpose statements: o The purpose of BZA25-08A is to request variances from the required lot area of 7,500 square feet and the required lot width of 95 feet for a reverse frontage lot. o The purpose of BZA25-08B is to request special exceptions to the minimum dwelling floor area of 1,200 square feet, as well as to allow building encroachments into the front yard, rear yard, and south side yard. · MET Add the adjacent zoning district the north and east as “R-7.5” Single Family District. · MET Remove the signature block. · MET Label the driveway(s). · 09.17.25 Revise the data table as follows: o Revise total building area to Minimum Floor Area dwelling. o Rename Open Space row to Impervious. o Remove Floor Area row. · Revise the data table as follows: BZA25-08 SEPTEMBER 17, 2025 304 NORTH DOVE ROAD 304 NORTH DOVE ROAD BLOCK 7, LOT 7 S 80.15, WC LUCAS ADDITION BZA25-08 Second Review Memo o MET In the land use row, change single family to “RL” Residential Low Intensity o MET Change lot area required to 7,500 sq. Ft. The lot area in the chart and title need to match. o WIP In the lot area row, add the percent building coverage. o Include the area of open space including the percentage. o MET Change the Proposed column to Provided. o MET The dwelling and carport distances to all property line. o MET Provide the dimensions of the shed and dimension the distance to the north and east property lines. o MET Dimension the size of the carport o Add the following rows:  MET Front yard Required 30 ft., Provided is the distance to the front property line along Dove Road  MET Rear yard Required 25 ft., Provided dimension to the east property line  MET Lot width Required 95 ft., Provided dimension along the west property line, and label the lot as a reverse frontage lot.  MET Side yard Required north 6ft. side yard Provided, dimension the distance to the property line.  MET Side yard required south 30 ft., side yard Provided, dimension the distance to the property line. · MET Add the following note: Fence is not permitted in the required front yard building setback area or the established front yard. · MET Add Title Block and Signature Block per site plan checklist. PUBLIC WORKS Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil Engineer at 817.410.3000 for the following comments: · ACKNOWLEDED A plat will be required. BUILDING SERVICES Contact Larry Gray – Building Services at 817.410.3163 or lgray@grapevinetexas.gov to discuss the following: · FIRE MARSHALL Contact Sam Daniel - Fire Department at 817.410.4421 or sdaniel@grapevinetexas.gov for the following comments: · PARKS Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or knelson@grapevinetexas.gov to discuss the following: BZA25-08 Second Review Memo · ____________________________________________________________________ Email a PDF of the revised final plans by September 18, 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. Please direct all questions to Albert Triplett at (817) 410-3151. Agenda Item #8 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 #BZA25-08A & BZA25-08B 304 NORTH DOVE ROAD MEETING DATE: MONDAY, OCTOBER 6, 2025 BACKGROUND INFORMATION: The subject site is a portion of a platted 28,400 square-foot (0.6512-acre) lot located in the W.C. Lucas Addition. The lot was originally developed in 1940 and platted in July 1951, prior to the adoption of the city's first zoning ordinance in 1955. Although the residence was constructed in 1940, the lot was later split by deed in 2012, resulting in a non-conforming remainder, described as the south 80.15 feet of Block 7, Lot 7 of the W.C. Lucas Addition. 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 Stephen Moody, the property owner. REQUEST: The applicant intends to renovate the interior of the existing 886 square foot residential dwelling, including the replacement of windows and doors, and is requesting the following variances (Case No. BZA25-08A) from the Grapevine Comprehensive Zoning Ordinance No. 82-73, for the subject site: Subsection 15.F.2., Lot Size of Section 15 “R-7.5”, Single Family District, which requires a minimum lot area of 7,500 square feet. The applicant is requesting a variance to allow a minimum lot area of 7,498 square feet. 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. 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 95 feet along the north property line and minimum lot depth of 80 feet along the south property line. The reverse frontage lot regulations have been in effect since the adoption of the 1970 Zoning Ordinance and were carried forward in the 1982 Zoning Ordinance, both of which were adopted after the filing of the warranty deed that established the remainder of the original lot. The subject site is a reverse frontage lot (see diagram below) which requires Agenda Item # BZA25-08A & B.4 2 30-foot front and side yard setbacks found in Subsection 42.D., Corner Lots of Section 42, Supplementary District Regulations of the Zoning Ordinance. This subsection states that corner lots, for the side yard on the street side, when the rear yard of a lot backs up to a front yard of an adjoining lot, both lots shall have the same setback as the required front yard. Reverse Frontage Lot Example: The following special exception is requested: Subsection 15.F.6., Minimum Floor Area of Section 15 “R-7.5”, Single Family District, which requires a minimum floor area of 1,200 square feet. The existing residential structure is approximately 886 square feet in area. 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 existing residential structure is approximately 22 feet from the west property line and encroaches approximately 8-feet into the required front yard setback. Subsection 15.J., Off-Street Parking of Section 15 “R-7.5”, Single Family District, states that parking spaces may not be located within a required front yard. The existing two parking spaces encroach approximately 9-feet into the required side yard setback adjacent to Worthington Drive. Subsection 42.D., Corner Lots of Section 42, Supplementary District Regulations. The subject site is a reverse frontage lot which requires 30-foot front and side yard setback Agenda Item # BZA25-08A & B.4 3 adjacent to the street. The existing residential structure and detached and carport are approximately 21 feet from the south property line and encroach approximately 9-feet into the required side yard setback adjacent to Worthington Drive. Subsection 42.C., Secondary Buildings of Section 42, Supplementary District Regulations, requires a detached secondary building be at least 10 feet from any existing dwelling. The detached carport is approximately 3-feet from the dwelling and encroaches 7- feet into the building separation requirement. ATYPICAL CONDITIONS: Staff finds that atypical conditions exist for the requested variances (BZA25-08A) on this property. Specifically, the subject property was developed in 1940 and is a portion of the lot 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 to “R-7.5”, Single-Family District. In 2012, the lot was split by deed by a previous owner, resulting in the current configuration. Currently and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the following areas: · Subsection 15.F.2., Lot Size of Section 15 “R-7.5”, Single Family District, which requires a minimum lot area of 7,500 square feet, the lot exists today with a lot area of 7,498 square feet. · 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 lot exists today with a width of 80 feet. · 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 with a lot depth of 95 feet along the north property line and a lot depth of 80 feet along the south property line. The requested special exceptions (BZA25-08B) on this property, are a result of the same circumstances outlined under the variance requests. Currently and as proposed, the site is not compliant with Zoning Ordinance (82-73) relative to the following areas: · Subsection 15.F.6., Minimum Floor Area of Section 15 “R-7.5”, Single Family District, which requires a minimum floor area of 1,200 square feet, · 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, · Subsection 15.J., Off-Street Parking of Section 15 “R-7.5”, Single Family District, states that parking spaces may not be located within a required front yard, · Subsection 42.D., Corner Lots of Section 42, Supplementary District Regulations, requires reverse frontage lots to have a 30-foot front yard setback and 30-foot side yard setback, and Agenda Item # BZA25-08A & B.4 4 · Subsection 42.C., Secondary Buildings of Section 42, Supplementary District Regulations, which requires a detached secondary building be at least 10 feet from any existing dwelling on the site. RECOMMENDATION: Staff recommends the Board of Zoning Adjustment: Approve (BZA25-08A) variances to the Grapevine Comprehensive Zoning Ordinance 82- 73: Subsection 15.F.2., Lot Size of 7,498 square feet, Subsection 15.G.4., Minimum Lot Width of 80 feet, and Subsection 15.G.5., Minimum Lot Depth of lot depth of 95 feet along the north property line and a lot depth of 80 feet along the south property as shown on the plot plan. Approve (BZA25-08B) special exceptions to the Grapevine Comprehensive Zoning Ordinance 82-73: Subsection 15.F.6., Minimum Floor Area of 866 square feet, Subsection 15.G.1., Depth of Front yard for 22 feet, Subsection 15.J., Off-Street Parking of Section 15, “R-7.5”, Single-Family District to allow parking located in the front yard, Subsection 42.D., Corner Lots to allow a 9 foot encroachment, and Subsection 42.C., Secondary Buildings of Section 42, Supplementary District Regulations, to allow an existing 3-feet building separation between dwelling and carport. Staff recommends the Board of Zoning Adjustment: 1. Approve (BZA25-08A & B) for the variance requests and special exception requests on the subject site, subject to the following condition: An amended plat is filed with Tarrant County. /at