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HomeMy WebLinkAboutZBA 1993-12-16 Minutes MINUTES OF THE REGULAR MEETING OF THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF NORTH RICHLAND HILLS, TEXAS December 16, 1993 - 7:30 p.m. CALL TO ORDER The meeting was called to order by Chairman Tom Duer at 7:32 p.m. ROLL CALL PRESENT Chairman Members Dr. Tom Duer Billy Cypert Robert Skinner Bill Schopper Jim Grant Perry Christensen Barry LeBaron Steve Pence Gregory Arrington Steve Ingham Director Plan/lnsp Building Official Plans Examiner ABSENT CONSIDERATION OF MINUTES OF NOVEMBER 18, 1993 Mr. Skinner made the motion to approve the minutes. The motion was seconded by Mr. Grant, and the motion carried 5-0, with Mr. Christensen abstaining due to absence at the previous meeting. 1. SA 93-29 Request of Presidio Homes for a variance from the Zoning Ordinance No. 1874 on Lot 40, Block 4, Century Oaks Addition, to vary from the rear yard open space requirement. This property is located at 7816 Hidden Oaks Drive. Chairman Duer opened the Public Hearing and called for those wishing to speak to come forward at this time. Mr. Larry Garrison, 7705 Evergreen, came forward to speak. He stated they have reduced one foot off of the width of the house to give the lot more rear yard. He stated the lot is 100-feet deep on one side, and 110- feet on the other. He stated the lot is about 8,900 square feet in area. He stated the rear yard wraps around the house. He stated he has 1,789 square feet in the rear yard. Mr. Garrison stated he feels he is right on the requirement. Mr. Skinner asked if the house has a two-car garage. Mr. Garrison stated yes. Chairman Duer asked how large the house is. Mr. Garrison stated 2,380 square feet. Chairman Duer asked what is the total square footage in the back yard. Mr. Garrison stated 2,581 square feet. Mr. Skinner stated they have increased the rear yard space by about 300 square feet since the first submittal. He asked if the lot across the street was vacant. ZBA Minutes - Page 2 16 December 1993 Mr. Garrison stated it is built on. Chairman Duer stated that from the street it will look like a back yard anyway, since it is a side entry garage. Mr. Cypert asked what Mr. Garrison shows as the total square footage in the back yard. Mr. Garrison stated 1,789 square feet. Mr. Schopper stated the lot is smaller than usual due to the curvature of the cui de sac. There being no one else wishing to speak, Chairman Duer closed the Public Hearing. Mr. Cypert made the motion to approve SA 93-29 as shown on the plan submitted at this meeting. The motion was seconded by Mr. Schopper, and the motion carried 6-0. Mr. Skinner requested that since BA 93-30 would have a lengthy discussion, that BA 93-22 be heard at this time. 2. SA 93-22 Reconsideration of the request of Denny Stout for a variance from the Zoning Ordinance No. 1874 on Lots 3 and 4, Block 1, Smithfield Addition, regarding the sidewalk requirement. This property is located at 6616 Davis Boulevard. Mr. Denny Stout, 8732 Copper Canyon, came forward to speak. He stated he is seeking a variance from the sidewalk requirement along the front of his property on Davis Boulevard. Mr. Skinner made the motion to approve SA 93-22. The motion was seconded by Mr. Cypert, and the motion carried 6-0. 3. SA 93-30 Request of Volkman's Inc. for a variance from the Zoning Ordinance No. 1874 on several lots in Blocks 2 and 3, Stonybrooke South Addition, to allow houses to encroach the front or rear building lines. This property is generally located on Ruthette Drive and Crystal Lane. Chairman Duer opened the Public Hearing and called for those wishing to speak to come forward at this time. Mr. AI Dismore, 904 N Hwy 71, Crowley, came forward to speak. He stated they are requesting to move the building lines up to 20-feet in order to construct larger homes. He stated they will also need variances from the rear yard open space requirements in order to maintain the required 10-foot rear setbacks. Chairman Duer asked what the minimum square footage requirement was in the area. Mr. Dismore stated 1 ,200 square feet. Chairman Duer asked what the smallest home they build is. ZBA Minutes - Page 3 16 December 1993 Mr. Dismore stated their smallest floor plan is 1 ,280 square feet, but it is not a very big seller. He stated most buyers want 1 ,600 square feet or more. Mr. Skinner asked if plans 1550 and 2113 are one or two story. Mr. Dismore stated 1550 was single story and 2113 was two story. He stated one of ten sales is the 2113 plan. He stated the 3000 square foot plan is about 2 of every ten sales. Mr. Skinner asked which plan was the most popular in the Holiday West area. Mr. Dismore stated the 1550 plan. He stated they did not offer the 3000 plan until very late. Chairman Duer asked if some of the lots are under contract for sale. Mr. Dismore stated yes. Mr. Skinner stated the Board will divide the blueprints into three sections of A, B, and C. Chairman Duer stated the platted building line on most lots is 40-feet. He asked if there was any problems with going to a 20-foot building line on the lots on print A. Mr. Christensen asked if they should set a minimum rear building line. Chairman Duer stated they will have to maintain 10-feet regardless. He stated they will approve the front building line variance only, but on the problem lots, they can approve a variance from the rear yard open space. Mr. Schopper asked if they make the front building line 20-feet, are there any rear yard problems. Mr. Dismore stated the 10-foot setback would work in most cases. Mr. Cypert asked Mr. LeBaron to explain his staff recommendation on these lots. Mr. LeBaron stated they would not need to grant a variance on the rear building line, but could grant a variance on the rear yard open space requirement. Chairman Duer asked if the problem on the large lot on the cui de sac was that there is so much unbuildable space due to the front building line. Mr. Dismore stated yes. There was general discussion regarding the setbacks on the lots. Chairman Duer stated on Exhibit A, the Board will grant a 20-foot front building line, waive the 20-percent rear yard open space requirement, and require a 10-foot rear setback. ZBA Minutes - Page 4 16 December 1993 Chairman Duer stated the Board will consider Exhibit B, on Stephanie Drive. He asked if they could maintain the 20-percent open space on these lots. Mr. LeBaron stated there is a 25-foot drainage easement on one of the lots, and the only lot that looks like it might have a problem is 8432 Stephanie. Mr. Dismore stated they might have to push the house back farther than normal to maintain the side setbacks. Chairman Duer stated the Board will consider a 20-foot front building line on these lots. Chairman Duer stated the Board will consider Exhibit C, on Ruthette and Crystal. Mr. Christensen asked what the front building line on the lots in between was. Chairman Duer stated the original building lines were 40-feet. Ms. Cheryl Lee, 8431 Ruthette Drive, came forward to speak. She pointed out her lot to the Board. She stated she was confused about what was going on in the area. She asked where the 1200 square foot came from. Chairman Duer stated they are looking at the three most popular house plans for those lots. He stated 1200 square feet is the minimum required by zoning in that area. Mr. Skinner stated her lot is about 10,000 square feet. He asked about how many feet there was between the back of her house and the fence line. Ms. Lee stated about 10 feet. Mr. LeBaron stated those lots are actually 5,000 square feet. He stated there is probably two lots the Board is looking at. Chairman Duer stated they are considering the 40-foot front building line and the rear yard open space requirement. There was general discussion regarding the front and side building lines. Chairman Duer stated the Board will consider a 20-foot front building line on these lots. Mr. Skinner stated on 8433, 8435, and 8441 Ruthette Drive, the houses must face Ruthette Drive. He stated they are giving the builder the option to use only side or rear entry garages on these lots. There was general discussion regarding the placement of houses in relation to the existing houses. ZBA Minutes - Page 5 16 December 1993 Mr. Cypert stated the Board has come up with the following solution: Exhibit A: a 20-foot front building line, and a waiver of the 20-percent rear yard open space requirement. Exhibit B: a 20-foot front building line Exhibit C-1 (Ruthette Court): a 20-foot front building line and 10-foot rear building line on 8433 and 8435, and the drive approach must be on Ruthette Court. On 6901, 6904, and 6905 Crystal Lane. Mr. Dismore stated they would probably have to pull the houses on Crystal Lane back further due to the narrow lots. Chairman Duer asked if he can agree to a 30-foot front building line. Mr. Dismore stated yes. He asked if those three lots include a 20- percent rear yard open space waiver. Mr. Cypert stated the Board can agree to that. Mr. Cypert stated on 8441 Ruthette Drive, the Board will grant a 20-foot front building line and a 10-foot side and rear building line, a waiver of the 20-percent rear yard open space requirement, and the drive approach must be on Crystal Lane. He stated on 6934 Crystal Lane, a 20-foot front building line and a waiver of the rear yard open space. He stated the remainder of the lots would be granted a 20-foot front building line. Chairman Duer asked if these variances and waivers will help. Mr. Dismore stated yes, they will look at it more closely as houses go up. Ms. Cheryl Lee came forward to speak again. She stated her concern about the future sale of her house. There being no one else wishing to speak, Chairman Duer closed the Public Hearing. Mr. Cypert made the following motion to approve BA 93-30, Exhibit A: a 20-foot front building line, and a waiver of the rear yard open space requirement. The motion was seconded by Mr. Schopper, and the motion carried 6-0. Mr. Cypert made the following motion to approve BA 93-30, Exhibit B: a 20-foot front building line as requested. The motion was seconded by Mr. Christensen, and the motion carried 6-0. Mr. Cypert made the following motion to approve BA 93-30, Exhibit C-1: On 8433 and 8435 Ruthette Drive, a 20-foot front building line, a 10-foot rear building line, and the drive approach must enter from Ruthette Court. On 6901 , 6904, and 6905 Ruthette Court, a 30-foot front building line, and a waiver of the 20-percent rear yard open space requirement. The motion was seconded by Mr. Schopper. ZBA Minutes - Page 6 16 December 1993 Mr. LeBaron asked if the motion was supposed to include a waiver of the rear yard open space requirement at 8433 and 8435 Ruthette Drive. Mr. Cypert amended the motion on BA 93-30, Exhibit C-1 to include a waiver of the rear yard open space requirement at 8433 and 8435 Ruthette Drive. The amended motion was seconded by Mr. Schopper, and the motion carried 6-0. Mr. Cypert made the following motion to approve BA 93-30, Exhibit C-2: On 8441 Ruthette Drive, a 20-foot front building line and a 10-foot rear building line, a waiver of the 20-percent rear yard open space, and the drive approach must be on Crystal Lane. On 6934 Crystal Lane, a 20-foot front building line, and a waiver of the 20-percent rear yard open space requirement. On the remainder of the lots on Exhibit C-2, a 20-foot front building line be granted. The motion was seconded by Mr. Schopper, and the motion carried 6-0. CITIZEN COMMENTS None. ADJOURNMENT There being no further business, the meeting was adjourned. I~~ I~ Dr. om Duer, Chairman Stonybrooke South Variance Requests Approval Sheet Address Variances approved by Board Exhibit A 8400 Ruthette Drive 20-foot front building line; waiver of 200/0 rear yard open space 8401 Ruthette Drive 20-foot front building line; waiver of 200k rear yard open space 8404 Ruthette Drive 20-foot front building line; waiver of 200k rear yard open space 8405 Ruthette Drive 20-foot front building line; waiver of 20% rear yard open space 8406 Ruthette Drive 20-foot front building line; waiver of 20% rear yard open space 8407 Ruthette Drive 20-foot front building line; waiver of 200/0 rear yard open space Exhibit B 8432 Stephanie Drive 20-foot front building line 8436 Stephanie Drive 20-foot front building line 8440 Stephanie Drive 20-foot front building line Exhibit C-1 8433 Ruthette Drive 20-foot front building line; 10-foot rear and side building lines; waiver of 20% rear yard open space; drive approach must be on Ruthette Court 8435 Ruthette Drive 20-foot front building line; 10-foot rear and side building lines; waiver of 20% rear yard open space; drive approach must be on Ruthette Court 6901 Ruthette Court 30-foot front building line; waiver of 200/0 rear yard open space 6904 Ruthette Court 30-foot front building line; waiver of 200k rear yard open space 6905 Ruthette Court 30-foot front building line; waiver of 200k rear yard open space Exhibit C-2 6924 Crystal Lane 20-foot front building line 6926 Crystal Lane 20-foot front building line 6930 Crystal Lane 20-foot front building line 6932 Crystal Lane 20-foot front building line 6934 Crystal Lane 20-foot front building line; waiver of 200k rear yard open space 8441 Ruthette Drive 20-foot front building line; 10-foot rear and side building lines; waiver of 200k rear yard open space; drive approach must be on Crystal Lane