HomeMy WebLinkAboutZBA 2024-09-26 Agendas
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ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: September 26, 2024
SUBJECT: Managing Director Report
PRESENTER: Clayton Comstock, Managing Director of Development Services
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: September 26, 2024
SUBJECT: Presentation by staff on items from the regular Zoning Board of
Adjustment meeting.
PRESENTER: Clayton Comstock, Managing Director of Development Services
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: September 26, 2024
SUBJECT: ZBA24-0015 Public hearing and consideration of a request from
Bryce Dahm for a variance from Section 118-313 (rear yard open
space and rear building line) of the North Richland Hills zoning
ordinance at 5901 Cambridge Drive, being 0.202 acres described as
Lot 11, Block 1, Cambridge Place.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY
Bryce Dahm is requesting approval of a variance to the lot and area requirements to allow
a covered patio to provide less than 20% rear yard open space and encroach the ten-foot
rear building line on a residential lot located at 5901 Cambridge Drive.
BACKGROUND INFORMATION
The property under consideration is an 8,820-square-foot property located in the
Cambridge Place subdivision. The lot is on the west side of Cambridge Drive at the end
of a cul-de-sac adjacent to Iron Horse Boulevard. The house was constructed in 2017
and has approximately 2,165 square feet of living area. The original house plans included
a 152-square foot covered patio at the rear.
On July 11, 2023, City staff received a report that construction work was being done in
the rear yard and asked if permits had been issued for the work. City records indicated
permits had not been issued. An inspection of the site that morning indicated the
construction work included an expansion of the covered patio on the rear of the house to
400 square feet. Photos of the work in progress are attached for reference. As a result, a
stop work order was placed on the project and the contractor advised that a building
permit application must be submitted. Work stopped on the site for approximately one
month, but work restarted, and the contractor completed the project.
A follow-up inspection on the property on May 24, 2024, resulted in a second stop work
order being placed on the project, and the property owner advised about building permit
requirements. On May 30, 2024, City staff contacted the property owner regarding the
need for a building permit, and a permit application was submitted on May 31, 2024.
During the review of the application, it was noted that the addition did not comply with two
zoning standards: 1) the location of the covered patio encroached into the 10-foot rear
building line, and 2) the addition reduced the rear yard open space to less than 20% as
required by the zoning ordinance. The applicant was advised that the design must be
adjusted to comply with these standards. Rather than adjust the design, the applicant has
applied for variance.
The variance application and supporting materials are attached. The materials include a
copy of the application explaining the reasoning for the variance request, a survey of the
lot, plans showing the proposed improvements to the property, and photos. An analysis
of the request and relevant codes is below.
ANALYSIS
The applicant constructed a 400-square-foot
attached covered patio on the rear of the house
(see exhibit right). The property is zoned RI-PD
(Residential Infill Planned Development), with a
base district of R-3 (Single-Family Residential).
This means that the R-3 district standards would
apply where comparable requirements are not
covered in the RI-PD district standards. The lot
in question complies with the dimensional
standards for the district, and is 85 feet wide,
122 feet deep, and 8,820 square feet in area.
The variance request is related to two standards
contained in Section 118-313 of the zoning
ordinance as it applies to the R-3 (Single-Family
Residential) district: the rear building line and
the rear yard open space requirement. Each
standard is discussed below.
Rear building line
The rear building line establishes a minimum distance from the rear lot line over which a
building or structure is not permitted to extend. All single-family residential zoning districts
require a rear building line of 10 feet.
The covered patio is 20 feet wide and 20 feet deep. Due to its depth, the covered patio
encroaches the 10-foot rear building line by four feet. As constructed, the effective rear
building line is six (6) feet. The exhibit below (left) shows the location of the covered patio
and the required 10-foot building rear line.
For comparison, the exhibit below (right) shows the site plan provided by the contractor.
This exhibit does not accurately show the extent of the construction. The ten-foot rear
building line setback is mislabeled as five feet. The size of the addition scales to 310
square feet rather than 400 square feet, and the depth of the patio scales at 15 feet rather
than the actual 20 feet.
COVERED PATIO LOCATION CONTRACTOR SITE PLAN
Rear yard open space
The rear yard open space standards require that every lot provide open space in the rear
yard area. The rear yard open space area is defined as:
ƭźķĻ ƦƩƚƦĻƩƷǤ ƌźƓĻ Ʒƚ ğƓƚƷŷĻƩ ƭźķĻ ƦƩƚƦĻƩƷǤ ƌźƓĻ ğƓķ ğĬǒƷƷźƓŭ ƷŷĻ ƩĻğƩ ƦƩƚƦĻƩƷǤ ƌźƓĻ͵ ŷĻ
ƩĻğƩ ǤğƩķ ƚƦĻƓ ƭƦğĭĻ ƭŷğƌƌ ƓƚƷ ƦƩƚƷƩǒķĻ ĬĻǤƚƓķ ƷŷĻ ƷǞƚ ƒƚƭƷ ĻǣƷƩĻƒĻ ĭƚƩƓĻƩƭ ƚŅ ƷŷĻ ƒğźƓ
ƭƷƩǒĭƷǒƩĻ ğƓķ Ɠƚ ƦğƩƷ ƚŅ ğ ƩĻƭźķĻƓƷźğƌ ķǞĻƌƌźƓŭ ǒƓźƷ ƒğǤ ĬĻ ĭƚƓƭƷƩǒĭƷĻķ ƭƚ ğƭ Ʒƚ ƚĭĭǒƦǤ
ğƓǤ ƦƚƩƷźƚƓ ƚŅ ƷŷĻ ƩĻğƩ ǤğƩķ ƚƦĻƓ ƭƦğĭĻ͵
To assist in the interpretation and application of the 20% rear yard open space standard,
Article IX of the zoning ordinance (illustrations) provides the following exhibits:
The purpose of the rear yard open space is to provide areas for other improvements on
the property, such as swimming pools, accessory buildings, play equipment, and similar
features. Construction of these features do not count against the required open space.
However, since the 400-square-foot unenclosed patio is attached to the house, it is
considered an addition to the main structure and affects the rear yard open space
requirement.
Based on the lot size of 8,820 square feet, at least 1,764 square feet of open space must
be provided in the rear yard. As originally developed, the lot provided 1,004 square feet
(11.4% of the lot area) with the construction of the house. It is not clear from available
permit records how the rear yard open space area was calculated for the lot. The owner
is requesting a variance to reduce the rear yard open space to 721 square feet (8.2% of
the lot area). The exhibits below compare the existing and proposed rear yard open space
percentages.
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 covered patio to
remain as constructed.
2. Approve the variance in part and/or with conditions. This action would allow the
property to provide less than 20% rear yard open space and/or the covered patio
to encroach the rear building line, 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 covered patio to comply with the
rear building line and require the property to provide the required 20% rear yard
open space. Denial of the variance would require removal of a portion of the
covered patio.
PUBLIC HEARING NOTICE
CASE:ZBA24-0015
«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 Bryce Dahm
LOCATION 5901 Cambridge Drive
REQUEST Public hearing and consideration of a request from Bryce Dahm for a variance
from Section 118-313 (rear yard open space and rear building line) of the North
Richland Hills zoning ordinance at 5901 Cambridge Drive, being 0.202 acres
described as Lot 11, Block 1, Cambridge Place.
DESCRIPTION Proposed variance fromthe required rear yard open space area to allow less
than 20% open space in the back yard and allow existing covered patio to
encroach the ten-foot rear building line by four feet.
PUBLICHEARING DATES Zoning Board of Adjustment
7:00 PM Thursday, September26, 2024
MEETINGLOCATION City Council Work Room -ThirdFloor
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
NOTIFIED PROPERTY OWNERS
ZBA24-0015
OWNERMAILING ADDRESSCITY STATEZIP
ABUDLLA, SAMIA MOHAMMED5908 RICHMOND DRNORTH RICHLAND HILLS TX76180
BHANDARI, BISHNU 5912 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
BHATT, NITINKUMAR 5905 RICHMOND DR NORTH RICHLAND HILLS TX76180
BISTA, BIBEK6909 WESTBURY DR NORTH RICHLAND HILLS TX76180
BYRD, STEVEN M 6929 WESTBURY DR NORTH RICHLAND HILLS TX76180
CAMBRIDGE NRH DEVELOPMENT LLC 5137 DAVIS BLVD NORTH RICHLAND HILLS TX76180
CARDER, CECIL5908 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
COINER, ANDREW 6917 WESTBURY DR NORTH RICHLAND HILLS TX76180
DAHM, BRYCE5901 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
FREEMAN, DIANA 5905 CAMBRIDGE DR N NORTH RICHLAND HILLS TX76180
HINES, TIMOTHY 5913 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
IWAN, RYAN5904 RICHMOND DR NORTH RICHLAND HILLS TX76180
JAMES AND SUNDRA POWERS FAMILY TRUST5904 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
JONES, LIZETTE6925 WESTBURY DR NORTH RICHLAND HILLS TX76180
KAUFFMAN, AARON 5920 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
LAYTON, JAMES 5916 RICHMOND DR NORTH RICHLAND HILLS TX76180
MARTEN, MELANIE 6913 WESTBURY DR NORTH RICHLAND HILLS TX76180
MCKINZIE, SILVIA5901 RICHMOND DRNORTH RICHLAND HILLS TX76180
MCLEAN, LUCILLE 5900 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
NEISLER, DARI 5917 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
NGUYEN, SONNY2608 ROUND TABLE BLVDLEWISVILLE TX75056
PANTA, RUPAK 6901 WESTBURY DR NORTH RICHLAND HILLS TX76180
REILY, WILLIAM 5900 RICHMOND DR NORTH RICHLAND HILLS TX76180
ROZARIO, JESSICA 5912 RICHMOND DR NORTH RICHLAND HILLS TX76180
RUNYON, JOSHUA5921 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
SCOGGINS, RENA 6921 WESTBURY DR NORTH RICHLAND HILLS TX76180
SPURGEON, ASANTE NOEL 5916 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
VOIRIN, COURTNEY 5924 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
WHITEHEAD, MATTHEW 6905 WESTBURY DR NORTH RICHLAND HILLS TX76180
ZHU, BIN 5909 CAMBRIDGE DR NORTH RICHLAND HILLS TX76180
APPLICATION INFORMATION
Zoning Board of Adjustment Case ZBA24-0015
5901 Cambridge Dr, North Richland Hills, Texas
The following information was submitted with the application on the NRH E-SERVICES PORTAL on August
31, 2024.
DESCRIPTION
Requesting a zoning variance exemption to optimize the current spacing of the back yard.
1. LIST THE PERTINENT SECTION(S) OF THE ZONING ORDINANCE AND INDICATE THE SPECIFIC
VARIANCES BEING REQUESTED. IF NECESSARY, USE A SEPARATE SHEET.
Exemption request for variance in accordance with Section 118-313 rear building line and rear yard open
space area for R-2 single family residential.
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.
We are looking to increase the usable space of our backyard to accommodate family gatherings and
enhance our ability to interact with our neighbors. The irregular shape of the land make it impractical to
comply with the current setback requirements without severely limiting the usable area of the property.
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.
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