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Home My WebLink AboutBZA2026-02Project Narrative – Accessory Storage Shed Replacement Special Exception Request – Revised Narrative Following Continuance Property Address: 1910 Big Bend Dr, Grapevine, TX 76051 Legal Description: Lot 48, Block 6, Park Place III Property Owner: Nathaniel Richard Project Purpose This project is to replace an existing accessory storage shed with a new one-story, non- habitable storage structure in the same general side-yard location where an accessory shed has existed for more than ten (10) years. The proposed structure replaces an older, smaller metal shed with a durable storage structure while maintaining the established residential use of the property. This revised project narrative is submitted following the continuance granted by the Board of Zoning Adjustment to provide additional clarification regarding site constraints, buildable area limitations, and the basis for the requested special exception. Special Exceptions Requested The subject property is zoned R-7.5 Single-Family Residential District. The request is for a Special Exception related to dimensional requirements for a secondary structure due to site constraints. The subject property is constrained by physical site conditions that limit the practical buildable area of the lot. The property contains public utility easements along the north and west property lines, as well as an in-ground electrical transformer located near the northwest corner of the property, which requires access and clearance and further reduces usable building area. In addition, and reason for the requested continuance is to further define the plot. A box drain is located toward the rear of the property, and the northwest portion of the yard slopes toward this drainage structure. This combination of utility easements, utility infrastructure, drainage features, and site topography limits the locations on the lot where a secondary structure can reasonably be placed without encroaching into easements, interfering with utility access, or requiring significant grading and drainage alteration. The request includes approval of the following: 1. Reduction of the required side-yard setback along the eastern property line from the minimum required 9.5 feet to 3 feet for a one-story secondary structure with a total height of approximately 13 feet, 6 inches; and 2. Reduction of the minimum required separation distance between the primary dwelling and the secondary structure from 10 feet to 2 feet. No special exception is requested for placement within a public utility easement, and the structure will remain outside all easement areas. Summary The requested special exception is limited in scope and is related to dimensional placement of a replacement accessory storage structure on a property constrained by utility easements, utility infrastructure, and site topography. The project replaces a long- standing accessory structure and maintains the established residential character and use of the property. CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT BZA26-02 1910 Big Bend Drive 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: BZA26-02 Applicant: Nathaniel Richard Location: 1910 Big Bend Drive Current Zoning: “R-7.5”, Single-Family District Regulations Purpose of Request: The request BZA26-02 is for the following special exception to the Grapevine Comprehensive Zoning Ordinance 82-73: 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. The applicant is requesting special exceptions to Subsection B., Secondary Uses and Subsection 15.G.6, Minimum Distance Between Buildings of Section 15, “R-7.5”, Single-Family District Regulations to allow a secondary structure with an 8.5 -foot encroachment into the eastern side yard setback for a building over 10 feet in height and to allow an 8.5 -foot reduction in the minimum 10 feet distance between buildings. 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 10.5699 @ 4.265 @ 6 6 6 7 6 1 PA R K B L V D RO S E W O O D D R EVERGLADE CT BIG BEND DR 1C 17 1A1 1B 18 19 20 21 39 37 304033343835313236 22 41 23 42 282625244645444327 1 202122234748495152 19 2 3 171511141310987416 125 11 34 4342 10 5 9 612 81 7 PARK PLACE 31625 FIRST PRESB Y T E R I A N CHURC H 13885 K I N G S C A N Y O N C T 1 R-MF-2 R-7.5 BZA26-02; Nathaniel Richard 1910 Big Bend Drive 0 70 140 210 280 Feet ² Date Prepared: 2/10/2026 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 BZA26-02 1910 Big Bend Drive 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 AUYANG REALTY LLC PO BOX 92086 SOUTHLAKE, TX 76092 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 C CORNWELL 1916 BIG BEND DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 CHRISTOPHER BRUBECK 1927 EVERGLADES CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 CHRISTOPHER KENNEY 1831 EVERGLADE CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 CHRYSTAL BROWN 1922 BIG BEND DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 CYNTHIA TREFF 1903 BIG BEND DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 DANIEL DRISCOLL 1903 EVERGLADE CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 DAVIS MARY T LIVING TRUST 325 RIDGE RD GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 DIANE M DONOVAN REVOCABLE LIVING TRUST 1904 BIG BEND DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 FIRST PRESBYTERIAN CHURCH GRPV 1002 N PARK BLVD GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 GARRY CHARETTE 1910 EVERGLADE CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 GARY L HAGAR 1904 EVERGLADE CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 LINDA M DAVIS 1834 EVERGLADE CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 LYDIA GUEVARA 947 N LUCAS DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 MARYANN ANDERSON 1927 BIG BEND DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 MERLIN TIELKEMEIER 1921 BIG BEND DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 NATHANIEL RICHARD 1910 BIG BEND DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 ROBERT GALLOWAY 1909 EVERGLADE CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 ROBERT KELEMAN 1922 EVERGLADE CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 STEPHANIE WHITE 1915 EVERGLADE CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 TAMERA HOLLE ARDREY 1921 EVERGLADE CT GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 THOMAS C KORMONDY 1915 BIG BEND DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 WALLACE R EST PHILPOT 213 SCHREIBER DR HASLET, TX 76052 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 WILLIAM WEISNER 1828 BIG BEND DR GRAPEVINE, TX 76051 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 BZA26_02_021026_121433PM Labels - Label Count: 24 | Total Record Count 24 Page 1 CITY OF GRAPEVINE NOTICE OF PUBLIC HEARING BOARD OF ZONING ADJUSTMENT 8.ZA26-02 1910 Big Bend Drive WRITTEN COMI\4ENTS TVUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PAI ON \IONDAY, I/IARCH 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)p Ve-t ,0v llo I Property Owner Name and A ddress, or Lot, Block and Subdivision: o du\\rill} I j E,VD q,Vl ry 9 lr ?6ci/ (Phone No Slt{,"^- K: o Name of Sig i-)I l)orn\\/ \ br1r.'nodDt Direct questions, mail, and email responses to: Telephone: (817) 410-31 55 Email : planning@grapevinetexas.gov Board of Zoning Adjustment Depafiment of Planning Services City of Grapevine 200 S. l\4ain Street Grapevine, TX 76051 Signatu Printed ltre, CWft"f-L 1st 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: platted as Block 6, Lot 48, Park Place – Grapevine. 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 a special exception to allow the replacement of an existing secondary structure encroachment into the side-yard setback for a building over 10 feet in height. PLANNING SERVICES Plot Plan • Purpose Statement: Add case number BZA26 -02 to the purpose statement. • Plot Plan: Show the location of any obstacle in the rear yar d that prevent the proposed shed from being placed within the rear ½ of the lot. Add the address, to to the Title Block. • Plot Plan: Dimension the proposed structure to the east property line and to the dwe lling . Dimension the structure size • Title Block: Rename from “Coversheet” to “Plot Plan”. • Title Block: Use the redrafted title block below: • Summary Table: Correct row for “Floor Area Ration” to “Floor Area Ratio”, without the “n” at the end. • Summary Table: Correct lot width to 90 feet, per approved plat. BZA26-02 FEBRUARY 6, 2026 SIDE-YARD SETBACK ENCROACHMENT AND REDUCE DISTANCE BETWEEN BUILDINGS FOR SHED REPLACEMENT 1910 BIG BEND DRIVE BLOCK 6, LOT 48, PARK PLACE PLOT PLAN for 1910 Big Bend Drive Lot 48, Block 6, Park Place – Grapevine City of Grapevine, Tarrant County, Texas 10,350 sq. ft. Zone: “R-7.5”, Single-Family District Date of Preparation: Month, Year 1st Review Memo 2 • Summary Table: Correct the total impervious area to 41.7% or 4,325 sq. ft. Pool decking is not included in this calculation. • Summary Table: Correct the total open space after correcting total impervious surface area calculation for the lot. • Vicinity Map: Pull out from specific lot and provide surrounding street names that are visible and legible. • Standard Plot Plan Notes: Add the following notes in one location together: 1) Mechanical and electrical including air conditional units, shall be designed, installed and operated to minimize noise impact on surrounding property. All such equipment shall be screened from the public view. 2) All requirements of the City of Grapevine soil erosion control ordinance shall be met during the period of construction. Shed Blueprint – Sheet #2 • Title Block: Rename from “Shed Blueprint” to “Floor Plan” and “Roof Plan”. Shed Blueprint – Sheet #3 • Title Block: Rename from “Shed Blueprint” to “Exterior Elevations”. Shed Blueprint – Sheet #4 • Title Block: Rename from “Shed Blueprint” to “Roofing and Foundation Plan”. Shed Blueprint – Sheet #5 • Title Block: Rename from “Shed Blueprint” to “Proposed Building Height Details”. PUBLIC WORKS Contact Paul Lee - Civil Engineer, Elizabeth Reynold EIT or Cristin Turner (Platting) – Civil Engineer at 817.410.3000 for the following comments: • Site has drainage issues because of existing shed. A larger shed will make that worse. BUILDING SERVICES Contact Larry Gray – Building Services at 817.410.3163 or lgray@grapevinetexas.gov to discuss the following: • No comments FIRE MARSHALL 1st Review Memo 3 Contact Sam Daniel - Fire Department at 817.410.4421 or sdaniel@grapevinetexas.gov for the following comments: • 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 atriplett@grapveinetexas.gov, emarohnic@grapevinetexas.gov, and 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. BZA26-02.4a 1 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 #BZA26-02 1910 BIG BEND DRIVE MEETING DATE: MONDAY, APRIL 6, 2026 BACKGROUND INFORMATION: This application and its public hearing was tabled at the March 2, 2026 meeting to provide the applicant additional time to review his options of the property. The applicant has revised the original plan. The subject property is developed with a 1,634 square foot single-family detached residence on a 10,350 square foot (0.24 acre) lot. The lot was developed in 1980 and is platted as Block 6, Lot 48, Park Place Section III. 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. REQUEST: The applicant has revised the original plan as follows. Adjacent to the east property line, the applicant proposes to replace an existing 11 -foot, 130 square foot secondary structure with a new 13 -foot, 144 square foot (54 square foot reduction from 198 square feet) secondary structure in the same location as the existing structure. The proposed structure will be used as a storage shed. The existing storage shed was constructed prior to the current owner’s purchase of the property. There are no available records indicating that a building permit was issued for the existing shed. The following special exception is requested: Subsection B., Secondary Uses of Section 15 “R-7.5”, Single Family District, requires all secondary structures to be set back a minimum of six feet from side and rear property lines. For each foot in structure height above ten feet, the structure must be setback an additional foot. Per a recent amendment to the Zoning Ordinance with case AM25 -04 (Ord. 2025-054), secondary structures exceeding ten 10-feet in height must maintain a side yard setback of 6-feet, plus one (1) additional foot for each foot of height over 10 feet. The proposed replacement storage shed is 13 feet in height and therefore requires 9 -foot setback from Agenda Item # 6 BZA26-02.41 2 east side yard property line. The existing storage shed, located adjacent to the east property, will be removed and replaced with a 13 foot, 144 square foot storage shed. The proposed shed will be placed 3 feet from the east property line, resulting in an encroachment of approximately 6 feet into the required 9-foot side yard setback from the east side property line. Subsection 42.C.3.b, Secondary Structures, of Section 42, Supplementary District Regulations, requires secondary structures shall be at least 10 feet from any dwelling or structure existing or under construction on the same lot or any adjacent lot. The distance proposed between the shed and the single-family dwelling is approximately 3 feet. CONDITION: Staff finds that a condition does not exist for the requested special exception on this property. Specifically, the minimum side yard setback, and building separation, can be achieved by moving the shed to meet the requirements. An alternative location outside of the utility easements along the north and west property lines, appears capable of accommodating the proposed shed in compliance with Zoning Ordinance (82-73) relative to Subsection B., Secondary Uses, and Subsection 42.C., Secondary Structures, of the Zoning Ordinance. RECOMMENDATION: Staff recommends the Board of Zoning Adjustment deny a special exception to the Grapevine Comprehensive Zoning Ordinance 82-73, Subsection B., Secondary Uses, and Subsection 42.C., Secondary Structures. /at