HomeMy WebLinkAboutZBA 2025-10-23 Agendas t4RH
CITY OF NORTH RICHLAND HILLS
ZONING BOARD OF ADJUSTMENT AGENDA
4301 CITY POINT DRIVE
NORTH RICHLAND HILLS, TX 76180
THURSDAY, OCTOBER 23, 2025
WORK SESSION: 6:30 PM
A. CALL TO ORDER
A.1. Planning Director Report
A.2. Presentation by staff on items from the regular Zoning Board of
Adjustment meeting.
A.3. Discuss fiscal year 2025-2026 work plan related to updating
development regulations
REGULAR MEETING: 7:00 PM
A. CALL TO ORDER
A.1 PLEDGE
A.2 PUBLIC COMMENTS
B. MINUTES
B.1 Approve Minutes of the February 22, 2024, Zoning Board of Adjustment
Meeting.
C. GENERAL ITEMS
C.1 ZBA25-0021 Public hearing and consideration of a request from Meri
Ramos for a variance from Section 118-313 (Lot and area
requirements/building lines) of the North Richland Hills zoning ordinance
at 7157 Newcastle Place, being 0.162 acres described as Lot 28, Block
7, North Park Estates.
Thursday, October 23, 2025 Zoning Board of Adjustment Agenda
Page 1 of 2
C.2 ZBA25-0023 Public hearing and consideration of a request from
Christopher and Jennifer Bannister for a variance from Section 118-612
(Front yard regulations) of the North Richland Hills zoning ordinance at
6967 Lowery Lane, being 0.409 acres described as Lot 10R, Block 10,
Smithfield Acres Addition.
D. ADJOURNMENT
Certification
I do hereby certify that the above notice of meeting of the North Richland Hills
Zoning Board of Adjustment was posted at City Hall, City of North Richland
Hills, Texas in compliance with Chapter 551, Texas Government Code on
Friday, October 17, 2025, by 5:00 PM
Clayton Husband AICP
Principal Planner
This facility is wheelchair accessible and accessible parking spaces
are available. Requests for accommodations or interpretive services
must be made 48 hours prior to this meeting. Please contact the City
Secretary's office at 817-427-6060 for further information.
Thursday, October 23, 2025 Zoning Board of Adjustment Agenda
Page 2 of 2
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hJOKTH KIC:HLAND HILLS
ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: October 23, 2025
SUBJECT: Planning Director Report
PRESENTER: Cori Reaume, 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.
NORTH RI HLAND HILLS
ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: October 23, 2025
SUBJECT: Presentation by staff on items from the regular Zoning Board of
Adjustment meeting.
PRESENTER: Cori Reaume, Director of Planning
SUMMARY:
The purpose of this item is to allow the Zoning Board of Adjustment the opportunity to
discuss any item on the regular Zoning Board of Adjustment 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.
"I"wFt
hJOKTH KIC:HLAND HILLS
ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: October 23, 2025
SUBJECT: Discuss tentative plan for ordinance updates impacting Board role
and responsibilities.
PRESENTER: Cori Reaume, Director of Planning
GENERAL DESCRIPTION:
Staff will discuss recent and proposed updates to various city ordinances. While some
ordinance updates may assign new responsibility to the Board, others are proposed to
reduce the number of variance requests.
NORTH RI HLAND HILLS
ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: October 23, 2025
SUBJECT: Approve minutes of the February 22, 2024, Zoning Board of
Adjustment meeting.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY:
The minutes are approved by majority vote of the Board at the Zoning Board of
Adjustment meetings.
GENERAL DESCRIPTION:
The Planning and Zoning Office prepares action minutes for each Zoning Board of
Adjustment meeting. The minutes from each meeting are placed on a later agenda for
review and approval by the Board. Upon approval of the minutes, an electronic copy will
be uploaded to the City's website.
RECOMMENDATION:
Approve minutes of the February 22, 2024, Zoning Board of Adjustment meeting.
MINUTES OF THE WORK SESSION AND REGULAR MEETING
OF THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF NORTH RICHLAND HILLS, TEXAS
HELD IN THE CITY HALL 4301 CITY POINT DRIVE
FEBRUARY 22, 2024
WORK SESSION: 6:30 PM
A. CALL TO ORDER
The Zoning Board of Adjustment of the City of North Richland Hills, Texas met in
work session on the 22nd day of February 2024, at 6.30 p.m. in the City Council
Chamber prior to the 7.00 p.m. regular Zoning Board of Adjustment meeting.
Present: Steve Koons Place 4, Vice Chair
Jim Kemp Place 1
Bill Gibbs Place 6
Eric Bales Place 3, Alternate
Doris Elston Place 7
Absent: Tom Duer Place 5, Chair
Staff Members: Clayton Husband Principal Planner
Dave Pendley Building Official
Vice Chair Koons called the work session to order at 6.30 p.m.
1 DIRECTOR OF PLANNING REPORT
Principal Planner Clayton Husband provided an update on City Council actions,
development activity, and announcements.
2 PRESENTATION BY STAFF ON ITEMS FROM THE REGULAR ZONING
BOARD OF ADJUSTMENT MEETING.
Principal Planner Clayton Husband and Building Official Dave Pendley summarized
the item on the agenda.
Vice Chair Koons adjourned the work session at 6.51 p.m.
February 22, 2024
Zoning Board of Adjustment Meeting Minutes
Page 1 of 4
REGULAR MEETING: 7:00 PM
A. CALL TO ORDER
Vice Chair Koons called the meeting to order at 7,00 p.m.
Present: Steve Koons Place 4, Vice Chair
Jim Kemp Place 1
Bill Gibbs Place 6
Eric Bales Place 3, Alternate
Doris Elston Place 7
Absent: Tom Duer Place 5, Chair
Staff Members: Clayton Husband Principal Planner
Dave Pendley Building Official
A.1 PLEDGE
Principal Planner Clayton Husband led the Pledge of Allegiance to the United States
flag.
A.2 PUBLIC COMMENTS
There were no requests to speak from the public.
B. GENERAL ITEMS
B.1 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.
DENIED
Vice Chair Koons read the rules and regulations of the Zoning Board of Adjustment.
Vice Chair Koons opened the public hearing and called for Principal Planner Clayton
Husband to introduce the request. Mr. Husband introduced the request.
February 22, 2024
Zoning Board of Adjustment Meeting Minutes
Page 2 of 4
Vice Chair Koons called for the applicant to present the request and be sworn in
prior to speaking.
Daryl Spahn, 4604 Vance Road, North Richland Hills, Texas, was sworn in by Vice
Chair Koons and presented the request. He described his request for a variance
from the roof pitch requirement for an addition to the house.
Vice Chair Koons called for Principal Planner Clayton Husband to present the staff
report. Mr. Husband presented the staff report.
Vice Chair Koons called for anyone wishing to speak for or against the request to
come forward. There being no one else wishing to speak, Vice Chair Koons closed
the public hearing.
Alternate Bales and Mr. Husband discussed the purpose for roof pitch requirements.
Board Member Kemp and the applicant discussed his continuing to do work without a
permit, his conversations with code compliance officers and building inspectors, and
whether a contractor was registered to do work at the site.
Alternate Bales and the applicant discussed the visibility of the addition from the
street.
Board Member Kemp and the applicant discussed the roof materials used for the
addition and why the lower pitch of the roof was necessary.
A MOTION WAS MADE BY BOARD MEMBER KEMP, SECONDED BY BOARD
MEMBER GIBBS, TO DENY ZBA24-0013. THE MOTION CARRIED 5-0.
C. ADJOURNMENT
Vice Chair Koons adjourned the meeting at 7.27 p.m.
Jim Kemp, Place 1
February 22, 2024
Zoning Board of Adjustment Meeting Minutes
Page 3 of 4
Attest:
Clayton Husband AICP, Secretary
February 22, 2024
Zoning Board of Adjustment Meeting Minutes
Page 4 of 4
NORTH R I HLAND HILLS
ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: October 23, 2025
SUBJECT: ZBA25-0021 Public hearing and consideration of a request from
Meri Ramos for a variance from Section 118-313 (Lot and area
requirements/building lines) of the North Richland Hills zoning
ordinance at 7157 Newcastle Place, being 0.162 acres described as
Lot 28, Block 7, North Park Estates.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY
Meri Ramos is requesting approval of a variance to allow a covered parking addition to
the house to encroach the six-foot side building line on the south side of the lot. The
property is located at 7157 Newcastle Place.
BACKGROUND INFORMATION
The neighborhood area is located north of Mid-Cities Boulevard and east of Rufe Snow
Drive. The property is located on the east side of Newcastle Place between Yarmouth
Avenue and Oldham Place. The lot is 60 feet wide, 117 feet deep, and 7,074 square feet
in area. The lot is zoned R-3 (Single-Family Residential). The house was constructed in
1977 and has approximately 1,314 square feet of living area. A second drive approach
and driveway were constructed on the south side of the property in 2021.
In September 2024, a drive-by inspection of the property indicated that a covered parking
addition was constructed on the south side of the house without a permit. The covered
area ties into the driveway constructed in 2021. The scope of the work included a 400-
square-foot covered parking area and concrete paving. A stop work order was placed on
the property, and the owner advised that a permit application must be submitted.
On February 11, 2025, a notice of violation was sent to the property owner since an
application was not submitted. The owner was advised that a permit application must be
submitted, or citations could be issued. An application was submitted that month, and as
part of the plan review, it was noted that the addition encroached the six-foot side building
line by up to four feet. The owner was advised that the structure would need to be modified
to comply with the required setback and that revised plans must be submitted.
Revised plans were submitted in June and July 2025. The plans indicated that the addition
would be modified to comply with the six-foot side building line. As a result, the plans
were approved, and the permit was ready to be issued. However, after consideration of
the costs for modifying the addition, the owner ultimately decided to seek a variance to
allow the construction to remain at the location.
NORTH RIICHLAND HILLS
The variance application and supporting materials are attached. The materials include a
copy of the application explaining the reasoning for the variance request and other
relevant documents. An analysis of the request and relevant codes is below.
ANALYSIS
The variance request is related to standards for side building lines in the R-3 (Single-
Family Residential) zoning district, which are contained in Sect,iin.....1...1.. -a3,1.. ....(,L �... .D.c�.... r
rquiirements) of the zoning ordinance.
The side building line establishes a minimum distance from the side lot line over which a
building or structure is not permitted to extend. The R-3 (Single-Family Residential)
zoning district requires a side building line of six (6) feet on each side of the lot.
The applicant constructed a 400-square foot attached covered parking area on the south
side of the property. The covered area measures 13.5 feet wide and 30 feet deep. Due
to the shape of the lot the covered area is not parallel to the property line. At its closest
point at the front, the post supporting the covered area is two feet from the south property
line, with the overhang less than one foot from the property line. The setback at the rear
of the covered area is approximately six feet.
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SITE PLAN COVERED PARKING AREA
FINDINGS FOR VARIANCE APPROVAL
Section _1_�_ - 6.(.4.) of the zoning ordinance authorizes the Zoning Board of Adjustment
11
...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."
NORTH RI HLAND HILLS
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 approve a variance to the
building line setbacks for the structure and allow the covered parking area to
remain constructed as presented, provided a building permit is issued.
2. Approve the variance with conditions. This action would approve a variance to the
building line setbacks for the structure, 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 structure to be modified to comply
with building line setbacks.
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IqRH PUBLIC HEARING NOTICE
OKTH KICHLAND HILLS CASE: ZBA25-0021
«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 as shown on the attached map.
APPLICANT Meri Ramos
LOCATION 7187 Newcastle Place
REQUEST ZBA25-0021 Public hearing and consideration of a request from Meri Ramos for a
variance from Section 118-313 (Lot and area requirements/building lines) of the
North Richland Hills zoning ordinance at 7157 Newcastle Place, being 0.162
acres described as Lot 28, Block 7, North Park Estates.
DESCRIPTION Proposed variance to allow a carport addition to encroach the six-foot side
building line on the southeast side of the lot. The carport addition is 13 feet wide
by 30 feet long.
PUBLIC HEARING DATES Zoning Board of Adjustment
7:00 PM Thursday, October 23, 2025
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&Zoning Department 14301 City Point Drive- NRH,TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
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817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
NOTIFIED PROPERTY OWNERS
ZBA25-0021
I
7209 ROMFORD WAYTRUST 7278 GLENVIEW DR RICHLAND HILLS TX 76180
BARKEMEYER REVOCABLE LIVING TRUST 7153 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
BOYD,TIMOTHY P 7141 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
BRITTAIN,BENJAMIN 2600 POOL RD GRAPEVINETX 76051
BURKHART,CHEROLYN 7221 ROMFORD WAY NORTH RICHLAND HILLS TX 76182
CARPENTER,MENDY 7216 ROM FORD WAY NORTH RICHLAND HILLS TX 76182
CARREON,DAVID 7152 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
CASE,GERALD 7164 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
CLARK,JACK R 1819 LAKE GLEN TRL MANSFIELD TX 76063
CLARK,SARAH 7168 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
DANIELS,KEITH D 6504SCARBOROUGH PL NORTH RICHLAND HILLS TX 76182
DARGAN,JAMESJ 7204 ROM FORD WAY NORTH RICHLAND HILLS TX 76182
DUDLEY,JAMES 7228 ROM FORD WAY NORTH RICHLAND HILLS TX 76182
GARCIA,OSCAR INIGO 7149 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
GEORGE,ERICA 7137 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
GUEVARA GUINEA,ULISES 7145 NEWSCASTLE PL NORTH RICHLAND HILLS TX 76182
HEB HOMES LLC 1001 S MAIN ST FORT WORTH TX 76104
HEBB,PHILIP M 7161 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
HOSTI,RICHARD PAUL 7144 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
HOWARD,GLENN O 6600 BROOKSHIRETR NORTH RICHLAND HILLS TX 76182
LARUE,TODD B 7212 ROM FORD WAY NORTH RICHLAND HILLS TX 76182
LOPEZ,ALEJANDRA GUADALUPE 7200 ROM FORD WAY NORTH RICHLAND HILLS TX 76182
MA,SOMSAY 6508 SCARBOROUGH PL NORTH RICHLAND HILLS TX 76182
MANNING,C L B 1220 G AIRPORT FWY#555 BEDFORD TX 76022
MARADIAGA,MERI Y 7157 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
MCDONOUGH,CYNTHIA L 7213 ROM FORD WAY NORTH RICHLAND HILLS TX 76182
MCLAMORE,MISTYJEAN 7165 NEW CASTLE PL NORTH RICHLAND HILLS TX 76182
MONCIVALIS,REYNALDO 7140 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
ROCKWELL FAMILY LIVING TRUST 7169 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
ROSE,ROBIN 501 SYCAMORE LN APT 1213 EULESSTX 76039
SOTO,CHRISTIAN D MEDINA 7217 ROM FORD WAY NORTH RICHLAND HILLS TX 76180
THOMAS,TERRYANNETTE 7232 ROM FORD WAY NORTH RICHLAND HILLS TX 76182
THONGKHAM,MANH 7160 NEWCASTLE PL NORTH RICHLAND HILLS TX 76182
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APPLICATION INFORMATION
Zoning Board of Adjustment Case ZBA25-0021
7157 Newcastle Place, North Richland Hills, Texas
The following information was submitted with the application on the NRH E-SERVICES PORTAL on July
2, 2025.
DESCRIPTION
Denied permit requesting approval for carport
1. LIST THE PERTINENT SECTION(S) OF THE ZONING ORDINANCE AND INDICATE THE SPECIFIC
VARIANCES BEING REQUESTED. IF NECESSARY, USE A SEPARATE SHEET.
SIDE YARD SET BACKED 6 FEET MIN. UNPERMITTED
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.
1 am writing to formally request approval for a carport that was constructed at my property approximately
three years ago. At the time of construction, 1 contacted your office, provided the carport's dimensions,
and was informed that a permit would not be required for a structure of that size. Based on this
information, 1 proceeded with the project in good faith.
Please note that 1 have consistently obtained permits for all other improvements and work completed on
my property. 1 value compliance and have always done my best to follow city guidelines and regulations.
The carport was built with the sole intention of protecting my family's vehicles and enhancing the curb
appeal of my home.
Recently, 1 was made aware that the carport may now require a permit and could potentially be in
violation of code requirements. 1 want to clarify that this was never my intent, and 1 am fully committed
to resolving the matter appropriately. However, 1 kindly ask for your consideration in approving the
carport as it currently stands.
Due to financial hardship—as a single mother with limited income—removing or modifying the structure
would create a severe burden. 1 am unable to afford the cost of demolition or reconstruction and am
respectfully requesting a variance or approval based on the existing conditions.
Please allow me the opportunity to bring the structure into compliance in any feasible way that does not
involve tearing it down. 1 am more than willing to cooperate with any additional inspections or
documentation required.
Thank you for your time and understanding. 1 sincerely hope that the city will consider my circumstances
and grant approval for the existing carport.
Respectfully,
3. EXPLAIN ANY SPECIAL CIRCUMSTANCES, IF APPLICABLE, NOT CONSIDERED BY THE ZONING
ORDINANCE. EXAMPLES: (1) IF THE SUBDIVISION PLAT WAS APPROVED PRIOR TO THE
APPLICATION INFORMATION
Zoning Board of Adjustment Case ZBA25-0021
7157 Newcastle Place, North Richland Hills, Texas
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.
None
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NZjI City Of North Richland Hills Case Number: CEBUILDING 2024-0391
Code Compliance
4301 City Point Drive
North Richland Hills, Texas 76180
June 12, 2025
Meri Ramos
7157 Newcastle PI
North Richland Hills, TX 76182
RE: 7157 NEWCASTLE PL, North Richland Hills, TX 76182
NORTH PARK ESTATES Block 7 Lot 28
Dear Meri Ramos,
The City of North Richland Hills strives to be a community where all residents can enjoy the highest quality of life within
safe and attractive neighborhoods. A vital component of achieving this vision is maintaining the property to meet the
minimum requirements. During an inspection of your neighborhood, I observed condition(s)on your property that need
immediate attention.
Chap. 98, Art. 11, Div. 2, Sect. 98-61 (a) Permit Required - No Permit Obtained
(a) No building or structure shall be erected, constructed, enlarged, altered, repaired, moved, improved, removed,
converted or demolished unless a separate permit for each building or structure has first been obtained from the building
official unless exempted by this chapter.
Corrective Action: Apply for the permit for the garage that was built with out permits
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NZjI City Of North Richland Hills Case Number: CEBUILDING 2024-0391
Code Compliance
4301 City Point Drive
North Richland Hills, Texas 76180
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prr� y
Please have your property brought into compliance no later than 01/28/2025. Failure to comply with this request
could result in the issuance of a citation or the city may abate this violation and file a lien against this property for the
cost of the abatement.
Your voluntary cooperation in handling this matter is greatly appreciated. If you have any questions, please contact me
at or by email at cgarvin@nrhtx.com.
Respectfully,
F
Cindy Garvin
Customer Service Assistant
H
BUILDING INSPECTION
4301 CITY POINT DRIVE
NORTH RICHLAND HILLS,TEXAS 76180
CERTIFIED MAIL -RETURN RECEIPT REQUESTED
Date February 11, 2025
Meri Maradiaga
7157 Newcastle Pl.
NRH, Texas. 76182
2 ND AND FINAL
NOTICE OF VIOLATION
RE: Illegal Carport No Permit Pulled at 7157 Newcastle Pl. North Richland Hills Tx 76182
North Park Estates Block 7 Lot 28
Dear Meri Maradiaga,
This letter is to inform you of the (Violation) illegal work perfon-ned at 7157 Newcastle Pl. You
constructed a carport without obtaining a building permit and are in Violation of City of NRH
Ordinances. You must pull a permit and meet All City of NRH Requirements. Failure to comply
with city requirements may require citations for violation of current development standards and
building codes as adopted by the City of North Richland Hills.
Violation of 2018 IRC Code (International Residential Code) Section R104.2 Applications and
permits, R105 Permits, R105.3 Application. Section 118-718 Accessory buildings and structures of
our code of ordinances.
Violations that are not corrected within 10 days shall result in citation(s) issued with a maximum
penalty of up to $2000. Per each day.
You may contact me at 817-427-6300 if you have any further questions regarding this matter.
Rcspec vully,
Kurt K sson, CB0
Building Official
City of NRH
NORTH R I HLAND HILLS
ZONING BOARD OF ADJUSTMENT MEMORANDUM
FROM: Planning & Zoning Department DATE: October 23, 2025
SUBJECT: ZBA25-0023 Public hearing and consideration of a request from
Christopher and Jennifer Bannister for a variance from Section 118-
612 (Front yard regulations) of the North Richland Hills zoning
ordinance at 6967 Lowery Lane, being 0.409 acres described as Lot
10R, Block 10, Smithfield Acres Addition.
PRESENTER: Clayton Husband, Principal Planner
SUMMARY
Christopher and Jennifer Bannister are requesting approval of a variance to allow a
covered porch addition to the house to encroach the 25-foot front building line. The
property is located at 6967 Lowery Lane.
BACKGROUND INFORMATION
The neighborhood area is located south of Turner Drive between Davis Boulevard and
Smithfield Road. The property is located on the west side of Lowery Lane north of Cross
Drive. This portion of Lowery Lane is a dead-end street. The 17,840-square-foot lot has
frontage on both Lowery Lane and Turner Drive, but the house faces and has driveway
access to Lowery Lane. The lot is zoned R-3 (Single-Family Residential). The house was
constructed in 1970 and has approximately 1,178 square feet of living area.
In July 2025, the owner applied for a building permit for a living area addition at the rear
of the house. During the plan review, it was noted that a covered porch extension at the
front of the house had been constructed without a permit in 2023. Prior to the issuance of
a permit for the living area addition, a permit application for the front porch construction
must be issued.
As constructed, the front porch addition extends beyond the Ur F
25-foot front building line by 3.5 feet. However, the zoning
for the property only requires a 20-foot front building line.
When conflicts exist between platted building lines and r :II":N`
those required by zoning, the platted building line applies. A
To address this situation, the owners are seeking a variance g
to apply the building line required by zoning to the property y 1
and permit the construction to remain at its existing location. (,K 0 i
THFIELD ACR
P R Y C.T. C f)V R.ED PORGH
The variance application and supporting materials are CONSTRUCTED BEYOND
attached. The materials include a copy of the application
explaining the reasoning for the variance request and other relevant documents. An
analysis of the request and relevant codes is below.
NORTH RIICHLAND HILLS
ANALYSIS
The variance request is related to the applicability of building lines in the R-3 (Single-
Family Residential) zoning district when conflicts exist between code requirements and
platted building lines. Specifically, the request addresses standards contained in .5.2.2t..(o n..
1,1 - ,1..2....(..Em,r!y ,!:� E g.g.!, 1ii ns), of the zoning ordinance.
A front building line establishes a minimum distance from the front lot line over which a
building or structure is not permitted to extend. The R-3 (Single-Family Residential)
zoning district requires a minimum front building line of 20 feet. This standard is required
by , !g�!.ii r�.._1_1_ -a31 3 (Lot and area reguiirements) of the zoning ordinance.
, .c ii.on _I._1_ .-C 1.20) states that if a front building line is established by plat, and that
building line is greater or lesser than the building line required by the ordinance, then the
property must comply with the building line established by the plat. The plat for the subject
property requires a front building line of 25 feet. This section allows for eaves, roof
extensions, window sills, and cornices to extend beyond the building line but does not
permit structural components such as foundations or supports and posts for roofs.
The applicant is requesting that the 20-foot front building line required by the zoning
ordinance apply to construction on the property.
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SUBDIVISION PLAT PROPERTY SURVEY
FINDINGS FOR VARIANCE APPROVAL
Section ,1J.........................(4,), of the zoning ordinance authorizes the Zoning Board of Adjustment
11
...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."
NORTH RI HLAND HILLS
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 approve a variance to the
building line setbacks for the structure and allow a 20-foot front building line for the
property.
2. Approve the variance with conditions. This action would approve a variance to the
building line setbacks for the structure, 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 structure to be comply with the
25-foot front building line and require removal of all or a portion of the covered front
porch.
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IqRH PUBLIC HEARING NOTICE
OKTH KICHLAND HILLS CASE: ZBA25-0023
«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 as shown on the attached map.
APPLICANT Christopher and Jennifer Bannister
LOCATION 6967 Lowery Lane
REQUEST ZBA25-0023 Public hearing and consideration of a request from Christopher and
Jennifer Bannister for a variance from Section 118-612 (Front yard regulations) of
the North Richland Hills zoning ordinance at 6967 Lowery Lane, being 0.409
acres described as Lot 1 OR, Block 10, Smithfield Acres Addition.
DESCRIPTION Proposed variance to allow a covered front porch to extend beyond the platted
25-foot front building line. The zoning of the property requires a 20-foot front
building line.
PUBLIC HEARING DATES Zoning Board of Adjustment
7:00 PM Thursday, October 23, 2025
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&Zoning Department 14301 City Point Drive- NRH,TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
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Planning&Zoning Department 14301 City Point Drive- NRH,TX 76180
817-427-6300 1 www.nrhtx.com I planning@nrhtx.com
NOTIFIED PROPERTY OWNERS
ZBA25-0023
I
ALBITRE,ANNE M 7008 CRABTREE LN NORTH RICHLAND HILLS TX 76182
BANNISTER,CHRISTOPHER 6967 LOWERY LN NORTH RICHLAND HILLS TX 76182
BARRERA,ROSA 6955 LOWERY LN NORTH RICHLAND HILLS TX 76182
BOSSE,PEGGYV 7005 CRABTREE LN NORTH RICHLAND HILLS TX 76182
CARTER,ELAINE 6952 LOWERY LN NORTH RICHLAND HILLS TX 76182
CLAIRY,GEORGE W 8604 KIRK LN NORTH RICHLAND HILLS TX 76182
FISHER,SUSAN 7001 CRABTREE LN NORTH RICHLAND HILLS TX 76182
GARMON,GENNIFER 14656 MARTIN CREEK COVE TROPHY CLUB TX 76262
GAUSE,JESSE QUINTIN 6963 COX LN NORTH RICHLAND HILLS TX 76182
GRIMALDI,ANGEL 6962 LOWERY LN NORTH RICHLAND HILLS TX 76182
HERRERA,ANTHONY 7000 LOWERY LN NORTH RICHLAND HILLS TX 76182
HOOVER,DOUG 6971 COX LN NORTH RICHLAND HILLS TX 76182
LATHAM,JIMMY F 6967 COX LN NORTH RICHLAND HILLS TX 76182
LAWSON,LAUREN 6950 CRABTREE LN NORTH RICHLAND HILLS TX 76182
MARTINEZ,GLORIAAVALOS 6958 CRABTREE LN NORTH RICHLAND HILLS TX 76182
MOTHERAL,KARI 8120TURNER DR NORTH RICHLAND HILLS TX 76182
PENNINGTON,GREGORY G 7001 LOWERY LN NORTH RICHLAND HILLS TX 76182
PETTIT,OLIVERA III 6958 LOWERY LN NORTH RICHLAND HILLS TX 76182
PREAS,CURTIS D 6950 LOWERY LN NORTH RICHLAND HILLS TX 76182
RICHARDSON,JACQUELYN 7012 CRABTREE LN NORTH RICHLAND HILLS TX 76182
RIDL,THOMAS ETAL 6962 CRABTREE LN NORTH RICHLAND HILLS TX 76182
RUSHTON,SHARON 6951 LOWERY LN NORTH RICHLAND HILLS TX 76182
STROTZ,ELEANOR 2515 LAKEPOINT DR KELLERTX 76248
TAYLOR,HAYLEY RENEE 8116 TURNER DR NORTH RICHLAND HILLS TX 76182
THE SWISHER LIVING TRUST 1711 WATER LILY DR SOUTHLAKE TX 76092
VALDEZ,MIRNA N MARROQUIN 6954 CRABTREE LN NORTH RICHLAND HILLS TX 76182
YARDLEY,GARY II 6963 LOWERY LN NORTH RICHLAND HILLS TX 76182
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APPLICATION INFORMATION
Zoning Board of Adjustment Case ZBA25-0023
6967 Lowery Lane, North Richland Hills, Texas
The following information was submitted with the application on the NRH E-SERVICES PORTAL on July
2, 2025.
DESCRIPTION
We are requesting a variance in order to allow our front porch to extend past the 25' build line that is
recorded on the plat. The property is zoned R3, and according to current city ordinances, properties in this
zone are currently only required to have a 20'front build line. If our property was allowed a 20'front build
line like newer properties with the same zoning, the porch would fall within the build line.
1. LIST THE PERTINENT SECTION(S) OF THE ZONING ORDINANCE AND INDICATE THE SPECIFIC
VARIANCES BEING REQUESTED. IF NECESSARY, USE A SEPARATE SHEET.
We are requesting a variance in regards to section 118-612 of the zoning ordinances, which requires
that the front yard build line must comply with the building line established by the plat when it differs from
city ordinances. Our property is zoned R3, which according to current city ordinances requires a 20'front
build line. However, per the plat filed with the county, our property has a 25'front build line. We are
requesting that our front porch extension be allowed to extend beyond the 25'build line by 3.5 feet. The
porch would still fall within a 20'build line.
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.
In addition to a 25'front build line, our property also has a 9'right-of-way at the street. The current 25'front
build line makes it difficult to add any sort of shaded area (like a carport or porch cover) to the front yard.
Additionally, because of the build lines on the sides of the property, there is no room for shaded additions
on the sides either. Newer properties with the same zoning, and even in our same subdivision, are allowed
20'build lines and narrower right-of-ways. Our house is at the dead end of a short street, making it unlikely
that any expansion of the road would ever occur. A more detailed explanation of the situation is provided
in the attached letter.
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.
The subdivision plat for this property was approved prior to the current city zoning ordinance
requirements. The most recent plat for the property was filed in 1984, and the front build lines for
properties in this zone have been reduced since then.
September 26, 2025
Dear Zoning Board of Adjustment members,
We are requesting a variance related to section 118-612 of the North Richland Hills zoning ordinances
for our property located at 6967 Lowery Lane. Section 118-612 requires properties to comply with the
front building line per the plat rather than the current building lines established by city ordinances when
there is a discrepancy. Our property is zoned R3 and current zoning requirements indicate a 20'front
build line for properties in this zone. However, our property was built in 1970 with a 25'front build line.
In 2023,we hired a general contractor, Revival Remodeling and Roofing,to extend our front porch. We
attempted to do our due diligence with the contractor by asking if they would pull the proper permits,
asking for references, ensuring they had proper insurance coverage, and checking business ratings and
reviews. However,this was our first major remodeling project, and we were too naive to ensure that we
saw the permits for ourselves. The front porch extension was completed without any issues.
In 2025,we hired a different general contractor to add an additional room to the back of our house.
When our new contractor attempted to pull the permit for this new project, we were told that a permit
was never pulled for the front porch extension. In order for the permit for the new project to be
approved, we must first obtain a permit for the front porch. In our attempt to receive a permit for the
front porch,we had a new survey completed on the property and discovered that the front porch
encroaches the 25'front build line by 3.5 feet.
Given that the current zoning requirements only require a 20'front build line for properties zoned R3,
we are requesting that we be allowed to use a 20'front build line for our property in this instance as
well. There are three new houses in our subdivision that all have a 20'front build line. In addition to the
25'front build line, our property also has a 9' right-of-way, making the required setback from the road
34'. Other properties, including the three new properties mentioned above, do not have such a large
right-of-way. Our property is located at a dead end,where any type of road expansion is unlikely. We
are also not the first property on our street to encroach the front build line as there is another property
with a carport that is much further past the build line than our front porch. Within our zoning district
and broader neighborhood,there are even more examples.
We do not believe that this allowance would negatively impact any of the surrounding properties. On
the contrary, we believe the front porch extension improves the value of our property and those
surrounding us. At the time the front porch was completed, several neighbors stopped by to express
how much they liked and appreciated the addition.
We want to clarify that although the porch is already built and we believe the required modifications
would actually impair the visual appeal of the porch,this is not the reason that we are requesting the
variance.We understand that it was our responsibility to ensure the contractor filed for the appropriate
permits.We are requesting the variance due to the discrepancy between the build line per current
zoning ordinances and the build line per our plat filed with the county.
Sincerely,
Christopher and Jennifer Bannister
............................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................
SURVEY DESCRIPTION Surveying Firm #I009I800
....................................................................................................................................................................................................................................................................... ......................................................................................................................................................................................................................................................................................
LOT
-R, BLOCK 10, SMITHFIELD ACRES ADDITION, SECOND According to the Federal Emergency Management Agency Flood
SECTION, AN ADDITION TO THE CITY OF NORTH RICHLAND Insurance Pate Map, Community Panel No. 48439CO205 L, dated
HILLS, TARRANT COUNTY, TEXAS, ACCORDING TO PLAT March 21, 2019, this property does not Lie within a 100-Year Flood
RECORDED IN VOLUME 388-142, PAGE 84, PLAT RECORDS OF Hazard Area.
TARRANT COUNTY, TEXAS.
......................................................... ............ .CITY.....; IIdCx ORDINAhICES#............................................................................................
...........................
[Field: GR 2508IN126 SUBDIVISION RESTRICTIONS/COVEINANTS MAY AFFECT SUBJECT PROPERTY
.................. ..............................................
BUILDING LINES/EASEMENTS PER PLAT
UNLESS OTHERWISE NOTED
Purchaser
Purchaser
DATE:
ACCEPTED BY:
pl
Found 1/2" iron rod bears
42. Q N 00' 36 03" E 0.51'
or
?)
LOT 10—R
Z BLOCK 10 P
17 0.40c16 AC. �",J E'3' Ecm
1840 SO. FT. 1/2"
i,oad tie 1.7' IRF
..............-,
< 5' U.E. retainin "' RF
1/2
(J`i
-0 T 11.8 37.5' 25.1'
g 2.0'
ro concrete
03
F drive
Nl F
F-
0 RESIDENCE 5 5'
-0>n "11,11". "-�u` 6
s
M 5
U) N-,
iq 51 2.5'
51
w b
1
CM,
IRF
LOT 10, BLOCK 10
SMITHFIELD ACRES
VOL. 388-21, PG. 3G
P.R.T.C.T.
1/2"
of IRF
S TER. +
W6 I YE;;T-Z POUNOS
.......................
1976
Address: GqG7 LOWERY LANE
.as% .A
Date: OB/25/2025
I ereby certify that this plot is true and correct
to the best of my knowledge and belief as surveyed
by me or under my direct supervision. This survey
.....................................................................................................................................................................................................................................................
was done without a title search and shows only
easements on the recorded subdivision plot and FULLER
Joey not include other easements of record which
may affect this property. LAND SURVEYING, INC.
.......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
I.P.F. Iran Pipe Found LEGEND
B.L. Building LineI.R.F. = Iron Rod Found 0 = Power Pat. Wood Fence
G.M. Control Monument I.R.S. Iron Rod set P.O.S.E. = Public Open Space Easement 0 = Chain Link Fence
D.E. r Drainage Easement Gapped "FULLER" R.O.W. = Right of Way
D.U.E.= Drainage t Utility O.H.U. = overhead Utilities (3 = Hater Meter 0 = Iron Fence
Easement
M.E. Maintenance Easement = Record Data U.E. = Utility Easement —X— = Hire F.r—
Electric Transformer = Bearing Basis 0 q- = Gas Meter me- = Electric Meter
".�Ej.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
2411 GARDEN PARK COURT, ARLINGTON, TX. 76013 - PP# (817)856-2442
............................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................
SURVEY DESCRIPTION Surveying Firm #I009I800
....................................................................................................................................................................................................................................................................... ......................................................................................................................................................................................................................................................................................
LOT
-R, BLOCK 10, SMITHFIELD ACRES ADDITION, SECOND According to the Federal Emergency Management Agency Flood
SECTION, AN ADDITION TO THE CITY OF NORTH RICHLAND Insurance Pate Map, Community Panel No. 48439CO205 L, dated
HILLS, TARRANT COUNTY, TEXAS, ACCORDING TO PLAT March 21, 2019, this property does not Lie within a 100-Year Flood
RECORDED IN VOLUME 388-142, PAGE 84, PLAT RECORDS OF Hazard Area.
TARRANT COUNTY, TEXAS.
......................................................... ............ .CITY.....; IIdCx ORDINAhICES#............................................................................................
...........................
[Field: GR 2508IN126 SUBDIVISION RESTRICTIONS/COVEINANTS MAY AFFECT SUBJECT PROPERTY
.................. ..............................................
BUILDING LINES/EASEMENTS PER PLAT
UNLESS OTHERWISE NOTED
Purchaser
Purchaser
DATE:
ACCEPTED BY:
pl
Found 1/2" iron rod bears
42. Q N 00' 36 03" E 0.51'
or
?)
LOT 10—R
Z BLOCK 10 P
17 0.40c16 AC. �",J E'3' Ecm
1840 SO. FT. 1/2"
i,oad tie 1.7' IRF
..............-,
< 5' U.E. retainin "' RF
1/2
(J`i
-0 T 11.8 37.5' 25.1'
g7 2.0'
03 ro concrete
--1 03
Fn drive
F-
0 RESIDENCE 5 5'
-0>n "11,11". "-�u` 6
s
M 5
(31 U) 1q.51 2.5'
51
I b
C
2"
Ol
LOT 10, BLOCK 10
SMITHFIELD ACRES
VOL. 388-21, PG. 3G
P.R.T.C.T. COVERED PORCH
CONSTRUCTED BEYOND
FRONT BUILDING LINE
.......................
1976
Address: GqG7 LOWERY LANE
.as% .A
Date: OB/25/2025
I ereby certify that this plot is true and correct
to the best of my knowledge and belief as surveyed
by me or under my direct supervision. This survey ..............
.....................................................................................................................................................................................................................................................
was done without a title search and shows only
easements on the recorded subdivision plot and FULLER
Joey not include other easements of record which
may affect this property. LAND SURVEYING, INC.
.......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
I.P.F. Iran Pipe Found LEGEND
B.L. Building LineI.R.F. = Iron Rod Found 0 = Power Pat. Wood Fence
G.M. Control Monument I.R.S. ran Rod set P.O.S.E. = Public Open Space Easement 0 = Chain Link Fence
D.E. = Drainage Easement rapped "FULLER" R.O.W. = Right of Way
D.U.E.= Drainage t Utility O.H.U. = overhead Utilities (3 = Hater Meter 0 = Iron Fence
Easement
M.E. = Maintenance Easement = Record Data U.E. = Utility Easement —X— = Hire Fence
�.�Ej.................- Electric Transformer = Bearing Basis 0 q- = Gas Meter me- = Electric Meter.,.
............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................00
2411 GARDEN PARK COURT, ARLINGTON, TX. 76013 - PH# (817)856-2442
b
{
mmum- � N �� diWNn�ViY VO �hY4i nI1m�Ntl i��Nu`IiWi�ih�dMm��uV�Nt'�iL9vI�4�r1��uwilioI�dY�ilVl�i�d IN�nt96�f
PERMIT ADDRESS: 6967 LOWERY LN PARCEL: P03917
NRH,TX 76182
APPLICATION DATE: 07/10/2025 SQUARE FEET: 500.00 DESCRIPTION: Living room/Family room addition
EXPIRATION DATE: VALUATION: $68,000.00
CONTACTS NAME COMPANY ADDRESS
Applicant John Tavera Southern Home Remodeling 1611 W Sanford St
Arlington,TX 76012
General Contractor Cristian Quimbayo Southern Home Remodeling 1611 W Sanford St
Arlington,TX 76012
tUl N II 71 16 RI � II �I�.m
REVIEW ITEM STATUS REVIEWER
Building Inspections Department v.1 Requires Re-submit Mary Lou Salas Ph:817-427-6305 email:misalas@nrhtx.com
Review item used to allow building to comment during a plan review
Correction: General-Mary Lou Salas(7/23/25)-Not Resolved
Comments: 07/23/25 HOLDS:
1.THIS PERMIT CANNOT BE APPROVED UNTIL AN ADDITION WITH REMODEL PERMIT IS OBTAINED FOR THE NEW PATIO COVER/PORCH
EXTENSION(AT FRONT OF HOUSE)AND FOR CHANGING THE GARAGE DOOR FROM 2 DOORS(SEPARATED BY MASONRY COLUMN)TO A
SINGLE GARAGE DOOR WORK THAT WAS DONE WITHOUT A PERMIT. FEEL FREE TO CONTACT ME AT 817-427-6305 WITH ANY QUESTIONS.
2.SITE PLAN:SITE PLAN DOES NOT MATCH EXISTING FRONT ELEVATION.(WORK DONE WITHOUT A PERMIT)
NEED TO CORRECT NAME OF CITY ON SITE PLAN.
3. ENERGY COMPLIANCE REPORT: REFER TO 2018 IECC CHART(IN ATTACHMENTS)AND SUBMIT CHART IN LIEU OF ENERGY COMPLIANCE
REPORT FOR MINIMUM ENERGY CODE REQUIREMENTS.
4. ENGINEER BRACED WALL PANEL PLAN: NEED TO PROVIDE PLAN.
5.SCOPE OF WORK:WILL NEED TO RE-SUBMIT.
6. BUILDING CONSTRUCTION PLANS:SEE RED-LINED PLANS.WILL NEED TO REOSUBMIT FOR A COMPLETE REVIEW.
—ADDITIONAL HOLDS MAY OCCUR.
Corrective Action: HOLDS TO BE ADDRESSED
FILES: 184581-6967 Lowery Ln, Fort Worth,TX 76182-RA(1).pdf
184581-6967 Lowery Ln, Fort Worth,TX 76182-RA.pdf
Narrative for Lowery In NRH.docx.pdf
rc-repo rt-6967-lowe ry-In-ju I-10-25.pdf
REVIEWER MARKUP DATE/TIME FILE NAME PG#
Mary Lou HOLD: NEED TO CORRECT CITY-SHOULD BE 07/15/2025 10:53 pm 184581-6967 Lowery Ln, Fort Worth, 1
NORTH RICHLAND HILLS. TX 76182-RA.pdf
Mary Lou HOLD: NEED TO CORRECT CITY NAME. 07/17/2025 9:46 pm 184581-6967 Lowery Ln, Fort Worth, 1
TX 76182-RA(1).pdf
Mary Lou DUPLICATE DOCUMENT-REFER TO SITE PLAN 07/17/2025 9:56 pm 184581-6967 Lowery Ln, Fort Worth, 2
SUBMITTED SEPARATELY TX 76182-RA.pdf
Mary Lou HOLD:SITE PLAN DOES NOT MATCH EXISTING 07/23/2025 4:47 pm 184581-6967 Lowery Ln, Fort Worth, 1
FRONT ELEVATION. (WORK DONE WITHOUT A TX 76182-RA(1).pdf
PERMIT)
Mary Lou HOLD: REFER TO 2018 IECC CHART(IN 07/23/2025 6:05 pm rc-report-6967-Iowery-In-jul-10-25.pdf 1
ATTACHMENTS)AND SUBMIT CHART IN LIEU OF
ENERGY COMPLIANCE REPORT FOR MINIMUM
ENERGY CODE REQUIREMENTS.
Mary Lou HOLD: NEED TO PROVIDE ENTIRE EXISTING FLOC 07/23/2025 6:17 pm 184581-6967 Lowery Ln, Fort Worth, 3
PLAN. TX 76182-RA.pdf
Mary Lou HOLD: NEED TO PROVIDE ENTIRE EXISTING FLOC 07/23/2025 6:19 pm 184581-6967 Lowery Ln, Fort Worth, 4
PLAN. TX 76182-RA.pdf
Mary Lou HOLD: NEED TO PROVIDE ENTIRE EXISTING FLOC 07/23/2025 6:19 pm 184581-6967 Lowery Ln, Fort Worth, 5
PLAN. TX 76182-RA.pdf
Mary Lou HOLD: NEED TO PROVIDE ENGINEER BRACED WA 07/23/2025 7:50 pm 184581-6967 Lowery Ln, Fort Worth, 18
PANEL PLAN. TX 76182-RA.pdf
Mary Lou HOLD:WILL NEED TO RE-SUBMIT 07/23/2025 7:54 pm Narrative for Lowery In NRH.docx.pdf 1
October 13,2025 4301 City Point Drive, North Richland Hills,Texas 76180 Page 1 of 1