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Home My WebLink AboutBZA2026-04 CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT BZA26-04 1100 South Main Street Because you are a property owner within 200 feet of the subject tract of land as shown by the last City-approved tax rolls, you received this notice. If you cannot or do not wish to attend the public hearing, the attached form is provided for your convenience. Case Number/Name: BZA26-04 Applicant: Mark Howe Location: 1100 South Main Street Current Zoning: “PO”, Professional Office District Regulations Purpose of Request: The request is for the following special exceptions to the Grapevine Comprehensive Zoning Ordinance 82-73: Section 43.E3, 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 Subsection 27.F.4. Minimum Open Space, Subsection 27.F.6. Maximum Impervious Coverage, Subsection 27.G.3. Minimum Front Yard, and Subsection 27.H. Buffer Area Regulations of Section 27, “PO”, Professional Office District Regulations and Section 53. Landscaping Requirements and Section 56. Off-Street Parking Requirements. The applicant is requesting special exceptions to increase the maximum impervious coverage and to reduce the following: required open space; required landscaping in the front yard setback; minimum 25 -foot buffer along the western property line to 4 feet, minimum interior landscaping; perimeter landscaping; non-vehicular open space requirements; and minimum off-street parking requirements. HEARING: WHEN: MONDAY, MARCH 2, 2026, 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 ONE MA I N PLACE 31173 ONE M A I N PLACE 31173 SOUTH M A I N VINEYA R D 39543 TEXAS BANK ADDN 41564 LEWIS 23888 CHAPS ADDN 7091 A A 1 2 3 1A 1 1 TR 1F1A 21 2 1R 2A 1R 11 B2 A1 A2 1 1 2R2 2R3 2R4 2R42R3 2 1 5 6 16 J J DA N I E L ADDN 9240 1 J J DANIEL ADDN 9240 22R2 22R1 2R1 1 2 4 3 5 6 11 12 10 9 8 7 4 4 1 2 3 5R B3B1 BY INVITA T I O N ONLY C O N D O S 6072C .305 AC .561 @ TR 1F1A TR 1F1 TR 1F2 .308 @ DANIEL ST TR 20A TR 20A1 .297 @ .154 @ .5 AC.3 AC.488 AC TR 9TR 8TR 7 VINE ST MXU R-7.5 PO GU CN BZA26-04; Mark Howe 1100 South Main Street 0 50 100 150 200 Feet ² Date Prepared: 2/16/2026 SUBJECT PROPERTY 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. CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT BZA26-04 1100 South Main Street WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON MONDAY, MARCH 2, 2026. 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 BZA26-04 – 2nd Review Memo 1 Email a PDF of the revised plans by Monday, February 9 , 2026 at 12:00 p.m. to emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, and lflores@grapevinetexas.gov. 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: located within the William Dooley Survey, Abstract 422, Tract 1F01. Subsection 27.F.4. Minimum open space and Subsection 27.F.6. and Maximum impervious coverage of Section 27, “PO”, Professional Office District Regulations. Submitted BZA application for a variance to reduce the required open space requirement and increase the maximum impervious coverage. Subsection 27. H. Buffer area regulations of Section 27, “PO”, Professional Office District. The BZA application submitted also requests a special exception to allow a reduction to 4 feet in the required 25-foot buffer along the western property line. PLANNING SERVICES Plot Plan · Addressed. Remove approval/signature block. · Addressed. Title Block: Shift to the lower -right hand corner of the sheet. · Addressed. Title Block: Rename from “Site Plan” to “Plot Plan”. · Partially Addressed. Correct the second sentence from “Special Exemption” to “Special Exception” like the first se ntence. In the second sentence, correct “sw.” to “sq.” and place a space between “ft.lot,” to “ft. lot,”. See highlighted portions below. BZA26-04 FEBRUARY 6, 2026 SHIFT LOT LINE, PERVIOUS VERSUS IMPERVIOUS SURFACE AREA 1100 SOUTH MAIN STREET WILLIAM DOOLEY SURVEY, ABSTRACT 422, TRACT 1F01 BZA26-04 – 2nd Review Memo 2 Purpose Statement: Revise to read as follows, “The purpose of special exception request BZA26-04 (1100 S. Main Street) is to reduce the required open space and increase the maximum imperv ious coverage and to reduce the required 25-foot buffer along the wes tern property line to 4- feet for a proposed 0.59-acre lot, zoned “PO”, Prof essional Office District. The purpose of special exception request BZA26-03 (1109 Airline Drive) is to reduce the required front yard setback from 30 f eet to 20 feet and rear yard setback from 25 feet to 20 feet on an 8,665 sq . ft. lot, zoned “R-7.5”, Single-Family District.” · Not Addressed . Property owners have requested to keep their stat ements. The BZA will be informed that these statements are not applicable to the requests before them and hold no legal significance regarding their decision to approve, approve with conditions or disapprove t he requests. Extra Notes: Remove extra comments not applicable to the purpose of the BZA case from the plot plan sheet. · Addressed . Standard Plot Plan Notes: Add the following notes in one location together: 1) Mechanical and electrical including air conditio nal units, shall be designed, installed and operated to minimize noise impact on surrounding property. All such equipment shall be s creened from the public view. 2) All requirements of the City of Grapevine soil e rosion control ordinance shall be met during the period of construction. · Addressed . Site Data Summary Tables: Rename with addresses. · Addressed . Site Data Summary Tables: 1100 S. Main Street . Correct the required parking spaces. Our understanding that the common areas (e.g. halls, storage closets, bathrooms, etc.) woul d be netted out for the purpose of calculating required parking. · Addressed . Site Data Summary Table: 1100 S. Main Street. Impervious surface area is not a provided number, instead it s ays, “As Shown.”. Provide a number of what exists and/or what is prop osed. · Addressed . Site Data Summary Table: 1100 S. Main Street. 4-foot landscape buffer, will this be landscaped? Will the re be a 6-8-foot-tall screening fence? If so, state this. · Addressed . Site Data Summary Table: 1100 S. Main Street. Provide a row for minimum required open space and open space proposed/provided. BZA26-04 – 2nd Review Memo 3 · Addressed . Drawing: 1100 S. Main Street. Show the 25-foot rear yard setback. The existing building may not meet this or may be constructed on the setback line. If this minimum setback is not me t, then the request needs to be folded into the overall special excepti on request. · Not Addressed . Revise as on this property the zoning exists and should be labeled as existing. Drawing : 1100 S. Main Street. Remove “Prop. Zoning.” The existing zoning is “PO”, Professional Office District. Label as “Existing Zoning.” PUBLIC WORKS Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil Engineer at 817.410.3000 for the following comments: · Addressed . Show, label and dimension a sanitary sewer easement for the existing 6-inch sewer line that exists on the property. · FYI. Property owner and their civil engineer have been informed. Stormwater drainage presently flows through the parking lot on Airline Drive. This will become an issue for future residential development on the lot and will need to be addressed during construction. BUILDING SERVICES Contact Larry Gray – Building Services at 817.410.3163 or lgray@grapevinetexas.gov to discuss the following: · No comments. FIRE MARSHALL Contact Sam Daniel - Fire Department at 817.410.4421 or sdaniel@grapevinetexas.gov for the following comments: BZA26-04 – 2nd Review Memo 4 · No comments. PARKS Contact Kathy Nelson – Capital Improvements Program Manager at 817.410.3394 or knelson@grapevinetexas.gov to discuss the following: · No comments. ____________________________________________________________________ Email a PDF of the revised final plans by Monday, February 9 , 2026 at 12:00 p.m. to emarohnic@grapevinetexas.gov, atriplett@grapveinetexas.gov, and lflores@grapevinetexas.gov. Verify that all text is legible on an 11”x 17” sheet. Do not reproduce final copies requested below prior to Planning Staff approval. Please direct all questions to Erica Marohnic at (8l7) 410-3155 or Albert Triplett at (817) 410-3151. BZA26-04.4 1 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 #BZA26-04 1100 SOUTH MAIN STREET MEETING DATE: MONDAY, MARCH 2, 2026 BACKGROUND INFORMATION: The subject property is currently zoned as "PO," Professional Office District and houses a 7,500 sq. ft. multi-tenant professional office building on approximately 0.5609-acre and is not platted. In the 1984 City-wide Rezoning, the property was rezoned from “C-1”, Neighborhood Business District to “PO”, Professional Office District after adoption of the Zoning Ordinance, No. 82-73 which is intended for low intensity office and professional uses. The existing one-story office building was developed in 1981 and was originally a one tenant building for Texas Power and Light (TP&L). Previously, TP&L occupied the office building at 1100 South Main Street as one tenant and the parking lot to the west (1109 Airline Drive) was used under a lease agreement between the previous property owner s, Roy Stewart and Mike Davis, and TP&L, allowing TP&L to park their large trucks and other equipment. Once TP&L vacated the building the interior of the building has been subdivided into three suites and utilized for general office purposes for multiple tenants. Due to a city-initiated rezone (Z25-06), the owner/applicants are proposing to replat the easternmost 19 feet of Lot 2, Block 4, of the J.J. Daniel Addition, into a new lot created for 1100 South Main Street to add parking in the future on its own lot. Currently 1100 South Main Street utilizes the developed and gated parking lot to its immediate west at 1109 Airline Drive. City Initiated Rezone Request The City Council initiated a request to rezone the property at 1109 Airline Drive (parking lot) on September 16, 2025, from “PO”, Professional Office District to “R-7.5”, Single- Family Residential District. At the October 21, 2025, joint City Council and Planning & Zoning Commission meeting, the Commission recommended that the request be tabled until December 18, 2025, to allow time for city staff and the property owners to discuss options to make the subject property and the adjoining property at 1100 South Main Street compliant with current zoning ordinance requirements after hearing public testimony. At the December 18 meeting, staff requested and Council approve a postponement of the zone change as, staff engaged in discussions to identify parking solutions with the property owners. The property owner’s design professional required additional time to UPDATED Agenda Item # 10 BZA26-04.4 2 conduct a new survey for both 1109 Airline Drive and 1100 South Main Street, to include creating a replat for the two lots with an amended property line between them, as well as seeking special exceptions from the Board of Zoning Adjustment (Board) for various issues that exist for 1100 South Main Street. The rezone request was tabled to the March 17, 2026, joint public hearing to allow for submittal, review, public notifications and consideration by the Board of the property owner/applicant’s requested special exceptions for both properties. Plot Plan Notes The plot plan features three additional notes added at the request of the applicant/property owners, in addition to the city’s two standard plot plan notes. These notes speak to the timing of redevelopment at the discretion of the applicant/property owners. These statements are not applicable to the special exception requests before the Board and hold no legal significance regarding the Board’s decision regarding the requests. REQUEST: 1100 South Main Street is currently fully developed and underprovided with required parking for a 7,500 sq. ft. office building, having 12 striped spaces adjacent to South Main Street frontage. Twenty-five (25) parking spaces are required and 22 will be provided with the proposed replat and land swap of approximately 1,387 sq. ft. (and 19 lineal feet) of land from the property to the west, Lot 2, Block 4, J.J. Daniel Addition. However, to make this property whole with current requirements within the “PO”, Professional Office District, several special exceptions are needed including a reduction to the minimum open space requirement, increase the maximum impervious coverage, reduce the required landscaping in the front yard setback, reduce the minimum 25-foot buffer along the western property line to 4 feet (adjacent to the future residentially zoned lot), and to reduce minimum interior landscaping, perimeter landscaping, and non -vehicular open space requirements. The applicant is therefore requesting a special exception from the Grapevine Comprehensive Zoning Ordinance No. 82 -73, Section 43.E.3, which allows the Board of Zoning Adjustment to approve the remodeling or enlargement of a nonconforming structure or use. Subsection 27.F.4. Minimum open space, of Section 27, “PO”, Professional Office District requires a minimum open space on developed lot to be 20% of the total lot area. The existing and proposed open space is 3% or 680 sq. ft. of a 25,905 sq. ft. lot. Subsection 27.F.6. Maximum impervious coverage, of Section 27, “PO”, Professional Office District requires a maximum impervious coverage on developed lot to be 80% of the total lot area. The existing and proposed impervious coverage is 97% or 25,225 sq. ft. of a 25,905 sq. ft. lot. UPDATED Agenda Item # 10 BZA26-04.4 3 Subsection 27.G.3. Minimum front yard, of Section 27, “PO”, Professional Office District requires the minimum 25-foot front yard to be 50% landscaped. The 25-foot front yard is completely paved. Subsection 27.H. Buffer area regulations, of Section 27, “PO”, Professional Office District requires a minimum of 25-foot buffer area between a non-residential use and a residential district or use. The applicant is proposing to reduce the buffer from 25 feet to 4 feet and to construct a 6 foot tall screening fence at the time the property at 1109 Airline Drive redevelops as a residential use. Section 53. Landscaping Requirements, reduced interior landscaping, perimeter landscaping, and non-vehicular open space requirements requires minimum landscaping requirements for vehicle use and maneuvering areas. The existing and proposed parking areas are proposed to remain completely paved. Subsection 56.C. Number of parking spaces required, of Section 56, Off-Street Parking Requirements requires five spaces plus one parking space per 300 sq. ft. of gross floor area (5+1 per 300 sq. ft.) for general office uses. The subject building has a total size of 7,500 square feet. After accounting for areas such as hallways, closets, and restrooms, the net area available for parking is 5,898 square feet. This totals to 19.66 required parking spaces. Adding the initial five spaces, the overall requirement amounts to 24.66 spaces, which we round up to 25 spaces. The applicant intends to acquire property from 1109 Airline Drive and plans to restripe the existing 12 spaces to create up to 22 spaces. CONDITION: A condition exists for the existing multi-tenant office development on the unplatted remainder within the “PO”, Professional Office District, requiring it to stand alone from the adjacent lot to the west, currently used for off-site parking, to facilitate the future redevelopment of that lot for its intended residential purpose without creating additional nonconformities. RECOMMENDATION: Staff recommends the Board of Zoning Adjustment approve a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection 43.E.3, Nonconforming Uses and Structures to allow the subject site to remain as developed with an expansion of the parking area to the west, as shown on the plot plan, subject to the following condition: 1. A final plat is filed with Tarrant County. /em UPDATED Agenda Item # 10 BZA26-04.4 4