HomeMy WebLinkAboutZBA 2024-02-22 Agendas
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ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: February 22, 2024
SUBJECT: Director of Planning Report
PRESENTER: Clayton Comstock, Director of Planning
GENERAL DESCRIPTION:
Staff will report on general announcements related to upcoming events and
development activity in North Richland Hills and items of general interest to the Board.
ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: February 22, 2024
SUBJECT: Presentation by staff on items from the regular Zoning Board of
Adjustment meeting.
PRESENTER: Clayton Comstock, Director of Planning
SUMMARY:
Zoning Board of Adjustment
The purpose of this item is to allow the the opportunity to
Zoning Board of Adjustment
discuss any item on the regular agenda.
GENERAL DESCRIPTION:
The purpose of this item is to allow the Zoning Board of Adjustment the opportunity to
inquire about items that are posted for discussion and deliberation on the regular Zoning
Board of Adjustment agenda. The Board is encouraged to ask staff questions to clarify
and/or provide additional information on items posted on the regular agenda.
ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: February 22, 2024
SUBJECT: ZBA24-0013 Public hearing and consideration of a request from
Daryl and Kristen Spann for a variance from Section 118-674 (Roof
pitch ratio) of the North Richland Hills zoning ordinance at 4604
Vance Road, being 0.279 acres described as Lot 2, Block 16, North
Richland Hills Addition, Second Filing.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY
Daryl and Kristen Spann are requesting approval of a variance to the roof pitch
requirements for an addition to the house on a residential lot located at 4604 Vance Drive.
BACKGROUND INFORMATION
The property under consideration is a 12,149-square-foot property located in the North
Richland Hills Addition, generally in the area east of Rufe Snow Drive and south of Riviera
Drive. The lot is on the east side of Vance Road just north of Victoria Avenue. The house
was constructed in 1955 and has approximately 1,168 square feet of living area. The
owner proposes to construct a 424-square-foot addition to the rear of the house, including
a bedroom, bathroom, laundry room, and storage area.
On July 19, 2023, the owner applied for a building permit to
construct the addition to the house, but the plans provided
were incomplete. Building plans were submitted on August 10,
2023, and a permit correction report provided to the owner on
September 8, 2023. Various revised plans were resubmitted,
and additional review comments provided on November 3,
2023. A building permit has not been issued for the work;
however, during that time, construction work started on the
project. Due to the condition of the property, a notice of
violation for a substandard structure was issued by the Code
Compliance Division on November 17, 2023.
As part of the review of the building plans, it was noted that
the proposed addition did not comply with the zoning standard
for roof pitch. During a drop-in inspection by building
inspection staff, the applicant was advised that the roof design must be adjusted to comply
with this standard and that revised plans need to be submitted. Rather than adjust the
design, the owner applied for a variance.
The variance application and supporting materials are attached. The materials include a
copy of the application, a survey of the lot, related building inspection and code
compliance documents, and inspection photos. An analysis of the request and relevant
codes is below.
ANALYSIS
The applicant proposes to construct a 424-square-foot addition on the rear of the house.
The addition includes living space and storage areas. The property is zoned R-2 (Single-
Family Residential). The lot in question complies with the dimensional standards for the
district, and is generally 72.8 feet wide, 167 feet deep, and 12,149 square feet in area.
The house was constructed in 1955 and has approximately 1,168 square feet of living
area.
The variance request is related to the roof pitch standards contained in Section 118-674
of the zoning ordinance as it relates to the addition. This section requires that any
structure constructed for the purpose of residential use must have a roof with a pitch ratio
of at least four verticals (rise) to twelve horizontals (run), commonly noted as a 4:12 roof
pitch. This means the incline of the roof rises four feet for every twelve feet of horizontal
run, which is approximately 18.4 degrees. The left exhibit below illustrates how roof pitch
is calculated, and the right exhibit provides a comparison of varying roof pitches.
Source: International Association of Certified Home Inspectors Source: commons.wikimedia.org
The typical roof pitch for new houses constructed in North Richland Hills ranges from 8:12
and higher depending on the house style. When the house under consideration was
constructed in 1955, a roof pitch of 4:12 or lower was common for ranch-style houses.
The roof pitch of the existing house has not been calculated. In addition to architectural
design purposes, pitched roofs serve to efficiently shed water and snow, increase
ventilation between ceilings and the roof, and provide attic storage space in houses.
FINDINGS FOR VARIANCE APPROVAL
Section 118-86(4) of the zoning ordinance authorizes the Zoning Board of Adjustment
to authorize upon appeal, in specific cases, such variance from the terms of \[the
Zoning Ordinance\] as will not be contrary to the public interest and where, because of
special conditions, the enforcement of the \[Zoning Ordinance\] would result in an
unnecessary hardship
In exercising it powers to grant a variance, the board of adjustment must make specific
findings and show in its minutes that:
a. Literal enforcement of the controls will create an unnecessary hardship or practical
difficulty in the development of the affected property.
b. The situation causing the hardship or difficulty is neither self-imposed nor generally
affecting all or most properties in the same zoning district.
c. The relief sought will not injure the permitted use of adjacent conforming property.
d. The granting of the variance will be in harmony with the spirit and purposes of
these regulations.
OPTIONS FOR BOARD CONSIDERATION
The Zoning Board of Adjustment has the following options on this application.
1. Approve the variance as presented. This action would allow the addition to the
house to be constructed with a roof that has less than the 4:12 pitch required by
the zoning ordinance.
2. Approve the variance with conditions. This action would allow the addition to the
house to be constructed with a roof pitch of less than 4:12, subject to the owner
making modifications to its size, location, or design as directed by the Board.
3. Deny the variance. This action would require the addition to the house be
constructed with a roof that has a 4:12 pitch or greater.
OLIVER
DISCLAIMER: This product is for informational purposes and may not
have been prepared for or be suitable for legal, engineering, or surveying
Feet
purposes. It does not represent an on-the-ground survey and represents
087.5175350525700
only the approximate relative location of property boundaries.
±
OLIVER
DISCLAIMER: This product is for informational purposes and may not
have been prepared for or be suitable for legal, engineering, or surveying
Feet
purposes. It does not represent an on-the-ground survey and represents
087.5175350525700
only the approximate relative location of property boundaries.
±
PUBLIC HEARING NOTICE
CASE: ZBA24-0013
«OWNER»
«MAILING_ADDRESS»
«CITY_STATE» «ZIP»
You are receiving this notice because you are a property owner of record within 200 feet of the property
requesting a variance from the zoning ordinance on the attached map.
as shown
APPLICANT Daryl & Kristen Spann
LOCATION 4604 Vance Road
REQUEST Public hearing and consideration of a request from Daryl and Kristen Spann for a
variance from Section 118-674 (Roof pitch ratio) of the North Richland Hills
zoning ordinance at 4604 Vance Road, being 0.279 acres described as Lot 2,
Block 16, North Richland Hills Addition, Second Filing.
DESCRIPTION Proposed addition to the rear of the house with variance from the required roof
pitch requirement to reduce the roof pitch from 4:12 to 2:12.
PUBLIC HEARING DATES Zoning Board of Adjustment
7:00 PM Thursday, February 22, 2024
MEETING LOCATION City Council Work Room - Third Floor
4301 City Point Drive
North Richland Hills, Texas
People interested in submitting letters of support or opposition are encouraged to contact the Planning & Zoning
Department for additional information. Letters must be received by the close of the Zoning Board of Adjustment public
hearing. Because changes are made to requests during the public hearing process, you are encouraged to follow the
request through to final action by Board.
Planning and Inspections Department | 4301 City Point Drive - NRH, TX 76180
817-427-6300 | www.nrhtx.com | planning@nrhtx.com
Planning and Inspections Department | 4301 City Point Drive - NRH, TX 76180
817-427-6300 | www.nrhtx.com | planning@nrhtx.com
4608
4620
4613
4625
4624
4604
4609
4616
4701
4621
4620
4612
4605
4600
4617
4616
4608
4617
4613
4601
4612
4604
7001
4609
4600
4608
7000
6929
7005
4604
6925
4520
6921
6917
7004
7009
4600
7008
4518
4521
7012
69244516
DISCLAIMER: This product is for informational purposes and may not
have been prepared for or be suitable for legal, engineering, or surveying
Feet
purposes. It does not represent an on-the-ground survey and represents
03060120180240
only the approximate relative location of property boundaries.
±
APPLICATION INFORMATION
Zoning Board of Adjustment Case ZBA24-0013
4604 Vance Road, North Richland Hills, Texas
The following information was submitted with the application on the NRH E-SERVICES PORTAL on January 24, 2024.
DESCRIPTION
Roof
1. LIST THE PERTINENT SECTION(S) OF THE ZONING ORDINANCE AND INDICATE THE SPECIFIC VARIANCES BEING
REQUESTED. IF NECESSARY, USE A SEPARATE SHEET.
Roof is at a 2:12 pitch. If continued at a 4:12 pitch the roof would be too low for livable conditions. You would hit
your head on the roof.
2. STATE THE GROUNDS FOR THE REQUEST AND DESCRIBE ANY SPECIAL CONDITIONS THAT CAUSE HARDSHIPS
THAT, IN YOUR OPINION, JUSTIFY THE VARIANCE(S) BEING REQUESTED. EXAMPLES OF SPECIAL CONDITIONS ARE:
TOPOGRAPHY, CREEKS, UTILITY LINES, IRREGULAR LOT OR TRACT SHAPES, ETC. THE ZONING BOARD OF
ADJUSTMENT MUST DETERMINE THAT SPECIAL CONDITIONS EXIST BEFORE MAKING A MOTION TO APPROVE A
REQUEST. IF IT IS DETERMINED THAT SPECIAL CONDITIONS DO NOT EXIST, THE MOTION MUST BE TO DENY THE
REQUEST.
To affect a modification in the roof pitch of my residence, a substantial undertaking involving the partial
demolition of the structure is necessitated. Regrettably, financial constraints render this extensive demolition,
including the existing roof, financially unfeasible for me at present. Given that my family comprises four children,
our primary objective is to optimize living space to accommodate their needs. I acquired the property in May 2023
without prior knowledge of the non-compliance with roof qualifications or the imperative nature of securing
permits. The prospect of obtaining a city permit to proceed with the proposed extension is pivotal for completing
the addition without impacting neighboring properties.
3. EXPLAIN ANY SPECIAL CIRCUMSTANCES, IF APPLICABLE, NOT CONSIDERED BY THE ZONING ORDINANCE.
EXAMPLES: (1) IF THE SUBDIVISION PLAT WAS APPROVED PRIOR TO THE CURRENT ZONING ORDINANCE
REQUIREMENTS; OR (2) THE ZONING ORDINANCE WAS AMENDED OR A POLICY CHANGE WAS ADOPTED AFTER
SUBMITTING AN APPLICATION FOR A BUILDING PERMIT OR OTHER PHASE OF THE DEVELOPMENT PROCESS.
NA
PROPOSED ADDITION
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