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Home My WebLink AboutPZ 2025-11-06 Agendas t4RH CITY OF NORTH RICHLAND HILLS PLANNING AND ZONING COMMISSION AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, NOVEMBER 6, 2025 WORK SESSION: 6:00 PM A. CALL TO ORDER A.1. Planning Director Report A.2. Presentation by staff on items from the regular Planning and Zoning Commission meeting. A.3. Discussion regarding possible amendments to Chapter 118 related to implementing maximum lot coverage requirements in lieu of rear-yard open space requirements. B. FUTURE AGENDA ITEMS REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER A.1 PLEDGE A.2 PUBLIC COMMENTS A.3 REMOVAL OF ITEM(S) FROM CONSENT AGENDA B. CONSIDER APPROVAL OF CONSENT AGENDA ITEMS B.1 Approve Minutes of the October 2, 2025, Planning and Zoning Commission meeting. B.2 Approve Minutes of the October 16, 2025, Planning and Zoning Commission meeting. Thursday, November 6, 2025 Planning and Zoning Commission Agenda Page 1 of 2 C. PUBLIC HEARINGS C.1 ZC25-0151 Public hearing and consideration of a request from Trent Properties LLC for a zoning change from AG (Agricultural) to R-1 (Single-Family Residential) at 7133 Douglas Lane, being 0.949 acres described as Tract 2C, John Condra Survey, Abstract 311. C.2 TR25-08, Conduct a public hearing to consider city-initiated text amendments to Chapter 118 (Zoning) for the purpose of revising certain single-family residential parking requirements related to garage enclosure (CONTINUED FROM THE OCTOBER 16, 2025, PLANNING AND ZONING COMMISSION MEETING). D. PLANNING AND DEVELOPMENT EXECUTIVE SESSION E. ADJOURNMENT CERTIFICATION I do hereby certify that the above notice of meeting of the North Richland Hills Planning and Zoning Commission was posted at City Hall, City of North Richland Hills, Texas in compliance with Chapter 551, Texas Government Code on Friday, October 31, 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, November 6, 2025 Planning and Zoning Commission Agenda Page 2 of 2 "I"wFt hJOKTH KIC:HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: November 6, 2025 SUBJECT: Planning Director report PRESENTER: Cori Reaume, Director of Planning GENERAL DESCRIPTION: Staff will report on general announcements related to upcoming events, development activity in North Richland Hills, recent City Council action, and items of general interest to the Commission. "I"wFt hJOKTH KIC:HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: November 6, 2025 SUBJECT: Presentation by staff on items from the regular Planning and Zoning Commission meeting. PRESENTER: Cori Reaume, Director of Planning SUMMARY: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to ask questions regarding any item on the regular Planning and Zoning Commission agenda. GENERAL DESCRIPTION: The purpose of this item is to allow the Planning and Zoning Commission the opportunity to inquire about items that are posted for discussion and deliberation on the regular Planning and Zoning Commission agenda. The Commission is encouraged to ask staff questions to clarify and/or provide additional information on items posted on the regular agenda. Applicants and members of the public will be provided an opportunity to speak on agenda items and public hearings during the regular session. NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: November 6, 2025 SUBJECT: Discussion regarding possible amendments to Chapter 118 related to implementing maximum lot coverage requirements in lieu of rear- yard open space requirements. PRESENTER: Cori Reaume, Director of Planning GENERAL DESCRIPTION: In an effort to continue refining the City's Code of Ordinances in the spirit of clarity and efficiency, this ordinance update is being proposed by staff for consideration. The definition for rear yard open space from the city's zoning ordinance is listed below: r...Y 2L!22 2p.2 means an area reserved as an open space in the rear portion of a yard which extends from one side property line to another side property line and abutting the rear property line. The rear yard open space shall not protrude beyond the two most extreme corners of the main structure and no part of a residential dwelling unit may be constructed so as to occupy any portion of the rear yard open space. The requirements for rear yard open space are outlined within the various zoning districts' "Lot and Area Requirements," along with building setbacks, minimum lot size, etc. Section 118-718 (Accessory Buildings and Structures) includes references indicating that accessory structures, including sheds, carports, etc., would have no impact on the calculation of rear-yard open space. It would seem that the rear yard open space requirement was introduced to ensure that when a lot is developed, a portion (typically around 20%) would remain open and not be covered by the primary structure (home). However, this regulation doesn't restrict how homeowners use their backyards. Since accessory structures like sheds and carports are excluded from the requirement, it appears the intent was to preserve open space during initial development, while still allowing residents to fully use their yards for outdoor amenities and personal enjoyment. After reviewing our comparison cities, it seems most utilize a maximum lot coverage (or impervious coverage) percentage rather than the rear yard open space calculation. Additionally, many communities provide for a maximum percentage of front yards which may be paved. In conjunction with a recommendation on allowing for certain garage enclosures, staff would like to present some findings and lead a discussion about possible changes to these regulations. NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: November 6, 2025 SUBJECT: Approve Minutes of the October 2, 2025, Planning and Zoning Commission meeting. PRESENTER: Cori Reaume, Director of Planning SUMMARY: The minutes are approved by majority vote of the Commission at the Planning and Zoning Commission meetings. GENERAL DESCRIPTION: The Planning and Zoning Office prepares action minutes for each Planning and Zoning Commission meeting. The minutes from each meeting are placed on a later agenda for review and approval by the Commission. Upon approval of the minutes, an electronic copy is uploaded to the City's website. RECOMMENDATION: Approve the minutes of the October 2, 2025, Planning and Zoning Commission meeting. MINUTES OF THE WORK SESSION AND REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS HELD IN THE CITY HALL, 4301 CITY POINT DRIVE OCTOBER 2, 2025 WORK SESSION: 6:00 PM A. CALL TO ORDER The Planning and Zoning Commission of the City of North Richland Hills, Texas met in work session on the 2nd day of October 2025, at 6.30 p.m. in the City Council Work Room prior to the 7.00 p.m. regular Planning and Zoning Commission meeting. Present: Greg Stamps Chair, Place 4 Aaron Carpenter Vice Chair, Place 3 Justin Welborn Place 1 Jayashree Narayana Place 5 Amy McMahon Place 6 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Paul Epperley Place 2 Staff Members: Cori Reaume Director of Planning Chad VanSteenberg Planner Lathan Tolbert Planning Technician Chair Stamps called the work session to order at 6.00 p.m. A.1 PLANNING DIRECTOR REPORT Director of Planning Cori Reaume presented the city announcements and summarized recent City Council actions. A.2 PRESENTATION BY STAFF ON ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. October 02, 2025 Planning and Zoning Commission Meeting Minutes Page 1 of 7 Director of Planning Cori Reaume discussed items on the regular meeting agenda. A.3 DISCUSSION REGARDING POSSIBLE UPDATES TO THE REGULATION OF REAR YARD OPEN SPACE AND RESIDENTIAL PARKING REQUIREMENTS. Director of Planning Cori Reaume discussed possible updates to the regulation of rear yard open space and residential parking requirements. B. FUTURE AGENDA ITEMS There were no requests from Planning and Zoning Commission for future agenda items. Chair Stamps adjourned the work session at 7.03 p.m. REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER Chair Stamps called the meeting to order at 7.08 p.m. Present: Greg Stamps Chair, Place 4 Aaron Carpenter Vice Chair, Place 3 Justin Welborn Place 1 Jayashree Narayana Place 5 Amy McMahon Place 6 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Paul Epperley Place 2 Staff Members: Cori Reaume Director of Planning Chad VanSteenberg Planner Lathan Tolbert Planning Technician Chair Stamps stated that since Commissioner Paul Epperley was absent, Alternate Mike Kerby would be a voting member of the Commission at this meeting. October 02, 2025 Planning and Zoning Commission Meeting Minutes Page 2 of 7 A.1 PLEDGE Alternate Whittaker led the Pledge of Allegiance to the United States and Texas flags. A.2 PUBLIC COMMENTS There were no requests to speak from the public. B. CONSIDER APPROVAL OF CONSENT AGENDA ITEMS APPROVED A MOTION WAS MADE BY VICE CHAIR CARPENTER, SECONDED BY COMMISSIONER WELBORN TO APPROVED THE CONSENT AGENDA AS PRESENTED. MOTION TO APPROVE CARRIED 7-0. B.1 APPROVE MINUTES OF THE SEPTEMBER 18, 2025, PLANNING AND ZONING COMMISSION MEETING. B.2 PLAT25-0094 CONSIDERATION OF A REQUEST FROM DFW HOME SOLUTIONS LLC FOR A REPLAT OF LOT 3R, BLOCK 3, J.L. AUTREY ADDITION, BEING 0.103 ACRES LOCATED AT 4032 RITA BETH STREET. C. PLANNING AND DEVELOPMENT CA ZC25-0144 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM JAMES STEWART FOR A ZONING CHANGE FROM AG (AGRICULTURAL) TO RE-1 (RESIDENTIAL ESTATE) AT 8912 EDEN ROAD, BEING 2.001 ACRES DESCRIBED AS TRACTS IF AND 1 K, OZIAH RUMFIELD SURVEY, ABSTRACT 1365. APPROVED Chair Stamps introduced the item, opened the public hearing, and called for Planning Director Cori Reaume to introduce the request. Ms. Reaume introduced the request. Vice Chair Stamps called for the applicant to present the request. Kelly Stewart, 6028 Bosque River Court, North Richland Hills, Texas, presented the request. October 02, 2025 Planning and Zoning Commission Meeting Minutes Page 3 of 7 Chair Stamps called for Ms. Reaume to present the staff report. Ms. Reaume presented the staff report. Commissioner Narayana and Ms. Reaume discussed street access for the property. Commissioner McMahon and Ms. Reaume discussed the zoning and platting process for the property. Chair Stamps called for anyone wishing to speak for or against the request to come forward. There being no one else wishing to speak, Chair Stamps closed the public hearing. A MOTION WAS MADE BY COMMISSIONER PEKURNEY, SECONDED BY ALTERNATE KERBY TO APPROVE ZC25-0144. MOTION TO APPROVE CARRIED 7-0. C.2 ZC25-0145 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM SANTOS CATALAN FOR A ZONING CHANGE FROM AG (AGRICULTURAL) TO R-2 (SINGLE-FAMILY RESIDENTIAL) AT 8459 SHADY GROVE ROAD, BEING 1.319 ACRES DESCRIBED AS TRACT 13A4, THOMAS PECK SURVEY, ABSTRACT 1209. APPROVED Chair Stamps introduced the item, opened the public hearing, and called for Planning Director Cori Reaume to introduce the request. Ms. Reaume introduced the request. Vice Chair Stamps called for the applicant to present the request. Santos Catalan, SMA Architects, 10440 E Northwest Highway, Dallas, Texas, presented the request. Chair Stamps called for Ms. Reaume to present the staff report. Ms. Reaume presented the staff report. Chair Stamps called for anyone wishing to speak for or against the request to come forward. Kevin Leckey, 8625 Caddo Court, North Richland Hills, Texas, spoke in opposition to the request and stated concerns about the state of the property. October 02, 2025 Planning and Zoning Commission Meeting Minutes Page 4 of 7 Tracy Bennett, 3825 Scruggs Drive, North Richland Hills, Texas, spoke about the request. Nneka Nweke 8704 Woodbury Court, North Richland Hills, Texas, stated her concerns about the state of the property. Fabio Videira, 8517 Fresh Meadows Road, stated his concerns about the state of the property. Chair Stamps called for anyone wishing to speak for or against the request to come forward. There being no one else wishing to speak, Chair Stamps closed the public hearing. Chair Stamps and Ms. Reaume discussed questions raised during the public hearing regarding the ability to subdivide the property into multiple lots, street access, the single-lot plat under review by staff, and the zoning standards of the R-2 (Single-Family Residential) district. Vice Chair Carpenter and Ms. Reaume discussed drainage review during the plat process. Commissioner McMahon and Ms. Reaume discussed the review process for platting the property into multiple lots. Chair Stamps, Commissioner Welborn, and Ms. Reaume discussed procedures related to payment for outstanding liens on a property. Commissioner Welborn discussed the appropriateness of R-2 (Single-Family Residential) zoning for the proposed lot. A MOTION WAS MADE BY COMMISSIONER WELBORN, SECONDED BY COMMISSIONER MCMAHON TO APPROVE ZC25-0145. MOTION TO APPROVE CARRIED 7-0. C.3 TR25-06 PUBLIC HEARING AND CONSIDERATION REGARDING CITY-INITIATED TEXT AMENDMENTS TO CHAPTER 118 (ZONING) DIVISION 15 (TRANSIT ORIENTED DEVELOPMENT CODE) FOR THE PURPOSE OF CONSIDERING THE ADDITION OF SHORT TERM RENTAL HOUSING AND ADDITIONAL REGULATIONS. APPROVED October 02, 2025 Planning and Zoning Commission Meeting Minutes Page 5 of 7 Chair Stamps introduced the item, opened the public hearing, and called for Planning Director Cori Reaume to introduce the request. Ms. Reaume introduced the request. Chair Stamps called for Ms. Reaume to present the staff report. Ms. Reaume presented the staff report. Alternate Whittaker and Ms. Reaume discussed development activity at Smithfield Road and Arthur Drive. Chair Stamps called for anyone wishing to speak for or against the request to come forward. Tracy Bennett, 3825 Scruggs Drive, North Richland Hills, Texas, stated general comments regarding short-term rentals. Vladimir Nalivayko, 6613 Carston Court, North Richland Hills, Texas, stated general comments regarding short-term rentals. Gopi Kantamneni, 7012 Bursey Road, North Richland Hills, Texas, stated general comments regarding short-term rentals. Charla Anderson, 7205 Crabtree Lane, North Richland Hills, Texas, stated general comments regarding short-term rentals. Commissioner Welborn and Charla Anderson discussed her living arrangement on the STR property. Chair Stamps called for anyone wishing to speak for or against the request to come forward. There being no one else wishing to speak, Chair Stamps closed the public hearing. Commissioner Narayana and Ms. Reaume discussed that amendment only addresses the use in the transit oriented development districts. Vice Chair Carpenter, Commissioner Narayana, Chair Stamps, and Ms. Reaume discussed procedural details about making density recommendations. Commissioner Welborn discussed possible minimum spacing requirements for short-term rentals and onsite versus offsite owners. October 02, 2025 Planning and Zoning Commission Meeting Minutes Page 6 of 7 Commissioner Narayana discussed a special use permit option that was considered previously. Commissioner Pekurney discussed the balance between short-term rentals in the transit oriented development areas and other areas in the city. A MOTION WAS MADE BY COMMISSIONER CARPENTER, SECONDED BY COMMISSIONER, ALTERNATE A KERBY TO APPROVED. APPROVE TR25-06 WITH CONDITIONS. MOTION TO APPROVE CARRIED 7-0. EXECUTIVE SESSION D. ADJOURNMENT Chair Stamps adjourned the meeting at 8.32 p.m. Greg Stamps, Chair Attest: Jay Narayana, Secretary October 02, 2025 Planning and Zoning Commission Meeting Minutes Page 7 of 7 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: November 6, 2025 SUBJECT: Approve Minutes of the October 16, 2025, Planning and Zoning Commission meeting. PRESENTER: Cori Reaume, Director of Planning SUMMARY: The minutes are approved by majority vote of the Commission at the Planning and Zoning Commission meetings. GENERAL DESCRIPTION: The Planning and Zoning Office prepares action minutes for each Planning and Zoning Commission meeting. The minutes from each meeting are placed on a later agenda for review and approval by the Commission. Upon approval of the minutes, an electronic copy is uploaded to the City's website. RECOMMENDATION: Approve the minutes of the October 16, 2025, Planning and Zoning Commission meeting. MINUTES OF THE WORK SESSION AND REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS HELD IN THE CITY HALL, 4301 CITY POINT DRIVE OCTOBER 16, 2025 WORK SESSION: 6:30 PM A. CALL TO ORDER The Planning and Zoning Commission of the City of North Richland Hills, Texas met in work session on the 16th day of October 2025, at 6.30 p.m. in the City Council Work Room prior to the 7.00 p.m. regular Planning and Zoning Commission meeting. Present: Greg Stamps Chair, Place 4 Aaron Carpenter Vice Chair, Place 3 Justin Welborn Place 1 Paul Epperley Place 2 Jayashree Narayana Place 5 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Amy McMahon Place 6 Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Lathan Tolbert Planning Technician Chair Stamps called the work session to order at 6.30 p.m. A.1 PLANNING DIRECTOR REPORT Director of Planning Cori Reaume presented the city announcements and summarized recent City Council actions. A.2 PRESENTATION BY STAFF ON ITEMS FROM THE REGULAR PLANNING AND ZONING COMMISSION MEETING. October 16, 2025 Planning and Zoning Commission Meeting Minutes Page 1 of 7 Director of Planning Cori Reaume and Principal Planner Clayton Husband discussed items on the regular meeting agenda. A.3 DISCUSSION REGARDING POSSIBLE UPDATES TO REGULATIONS REGARDING REAR-YARD OPEN SPACE STANDARDS REGULAR MEETING: Immediately following worksession (but not earlier than 7:00 pm) A. CALL TO ORDER Chair Stamps called the meeting to order at 7.23 p.m. Present: Greg Stamps Chair, Place 4 Aaron Carpenter Vice Chair, Place 3 Justin Welborn Place 1 Paul Epperley Place 2 Jayashree Narayana Place 5 Kyle Pekurney Place 7 Mike Kerby Alternate A Jacob Whittaker Alternate B Absent: Amy McMahon Place 6 Staff Members: Cori Reaume Director of Planning Clayton Husband Principal Planner Chad VanSteenberg Planner Lathan Tolbert Planning Technician Chair Stamps stated that since Amy McMahon was absent, Alternate Mike Kerby would be a voting member of the Commission at this meeting. A.1 PLEDGE Alternate Whittaker led the Pledge of Allegiance to the United States and Texas flags. A.2 PUBLIC COMMENTS There were no requests to speak from the public. October 16, 2025 Planning and Zoning Commission Meeting Minutes Page 2 of 7 B. PUBLIC HEARINGS B.1 ZC25-0146 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM CAMBRIDGE NRH DEVELOPMENT LLC FOR A REVISION TO PLANNED DEVELOPMENT 120 AT 7000 IRON HORSE BOULEVARD, BEING 5.010 ACRES DESCRIBED AS LOTS 1-18 AND LOTS 1X AND 2X, BLOCK 1, CAMBRIDGE MANOR. APPROVED Chair Stamps introduced the item, opened the public hearing, and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Chair Stamps called for the applicant to present the request. Bill Hardee, Sandlin Homes, 1193 Carlin Drive, Fort Worth, Texas, presented the request. Commissioner Narayana and the applicant discussed the maintenance of the fence by the homeowner's association. Commissioner Welborn and the applicant discussed the number of lots in the development and details about fence construction. Chair Stamps called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Vice Chair Carpenter and Mr. Husband discussed design standards for the cedar fence. Commissioner Welborn and the applicant discussed fence construction methods for long-term screening purposes. Commissioner Narayana and Mr. Husband discussed wording of the ordinance to allow flexibility in fence design. Chair Stamps called for anyone wishing to speak for or against the request to come forward. There being no one else wishing to speak, Chair Stamps closed the public hearing. October 16, 2025 Planning and Zoning Commission Meeting Minutes Page 3 of 7 A MOTION WAS MADE BY ALTERNATE KERBY, SECONDED BY COMMISSIONER CARPENTER TO APPROVE ZC25-0146 AND INCLUDING OPTIONS FOR VARYING FENCE DESIGNS. MOTION TO APPROVE CARRIED 7-0. B.2 ZC25-0147 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM PLATINUM PRO RENOVATIONS LLC FOR A SPECIAL USE PERMIT FOR A PERMANENT ACCESSORY BUILDING AT 6918 WALTER STREET, BEING 1.00 ACRES DESCRIBED AS LOT 2, BLOCK 1, CLIFTON ADDITION. APPROVED Chair Stamps introduced the item, opened the public hearing, and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Chair Stamps called for the applicant to present the request. Andrew Bertucci, 6918 Walter St, North Richland Hills, Texas, presented the request. Chair Stamps called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Chair Stamps and Mr. Husband discussed public feedback and the definition of accessory structure as it applies to this case. Commissioner Narayana and Mr. Husband discussed lot coverage standards. Chair Stamps and Mr. Husband discussed placement of the structures on the lot. Public hearing was closed at 7.47 pm A MOTION WAS MADE BY COMMISSIONER WELBORN, SECONDED BY COMMISSIONER PEKURNEY TO APPROVE ZC25-0147. MOTION TO APPROVE CARRIED 7-0. October 16, 2025 Planning and Zoning Commission Meeting Minutes Page 4 of 7 B.3 ZC25-0148 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM MJ6 ENTERPRISES LLC FOR A ZONING CHANGE FROM R-3 (SINGLE-FAMILY RESIDENTIAL) TO RESIDENTIAL INFILL PLANNED DEVELOPMENT (RI-PD) AT 8217 SAYERS LANE, BEING 0.493 ACRES DESCRIBED AS LOT 15, BLOCK 2, WOODBERT ADDITION. APPROVED Chair Stamps introduced the item, opened the public hearing, and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Chair Stamps called for the applicant to present the request. Anthony Washington, 1301 E Debbie Lane, Mansfield, Texas, presented the request. Chair Stamps called for Mr. Husband to present the staff report. Mr. Husband presented the staff report. Chair Stamps called for anyone wishing to speak for or against the request to come forward. There being no one else wishing to speak, Chair Stamps closed the public hearing. Commissioner Narayana and Mr. Husband discussed the process for plat approval Chair Stamps and Mr. Husband discussed the purpose of the proposed planned development and the R-3 zoning district standards. A MOTION WAS MADE BY ALTERNATE KERBY, SECONDED BY COMMISSIONER WELBORN TO APPROVE ZC25-0148. MOTION TO APPROVE CARRIED 7-0. B.4 TR25-08, CONDUCT A PUBLIC HEARING TO CONSIDER CITY-INITIATED TEXT AMENDMENTS TO CHAPTER 118 (ZONING) FOR THE PURPOSE OF REVISING CERTAIN SINGLE-FAMILY RESIDENTIAL PARKING REQUIREMENTS RELATED TO GARAGE ENCLOSURE. CONTINUED Chair Stamps introduced the item, opened the public hearing, and called for Planning Director Cori Reaume to present the request. Ms. Reaume presented the request. Commissioner Welborn and Ms. Reaume discussed the number of properties October 16, 2025 Planning and Zoning Commission Meeting Minutes Page 5 of 7 affected by the need to seek variances in order to receive permits for garage enclosures. Vice Chair Carpenter and Ms. Reaume discussed the process for notice of violation, bringing properties into compliance with existing codes, and the number of driveway spaces that could be required if enclosures were constructed. Commissioner Narayana and Ms. Reaume discussed front yard paving, impervious lot coverage requirements, and the effects of the proposed standards. Alternate Whittaker and Ms. Reaume discussed the number of parking spaces that could be provided if a garage was enclosed. Chair Stamps and Ms. Reaume discussed removing the ordinance text requiring parking spaces to be provided if a garage was enclosed. Alternate Kerby and Ms. Reaume discussed enforcement procedures for parking in front yards. Commissioner Narayana and Ms. Reaume discussed requiring only two parking spaces if a garage was enclosed. Commissioner Narayana and Mr. Husband discussed residential parking requirements in effect prior to 1984. Commissioner Welborn and Ms. Reaume discussed removing references to a specific house construction date from the proposed standards. Alternate Kerby and Ms. Reaume discussed approved paving materials for driveways. Commissioner Narayana and Ms. Reaume discussed continuing the public hearing to the next meeting and providing additional examples of standards for discussion. Chair Stamps encouraged the simplification of the proposal for future consideration. A MOTION WAS MADE BY ALTERNATE KERBY, SECONDED BY VICE CHAIR CARPENTER TO CONTINUE THE PUBLIC HEARING TO NOVEMBER 6, 2025, MEETING. MOTION TO APPROVE CARRIED 7-0. C. PLANNING AND DEVELOPMENT October 16, 2025 Planning and Zoning Commission Meeting Minutes Page 6 of 7 EXECUTIVE SESSION D. ADJOURNMENT Chair Stamps adjourned the meeting at 8.33 p.m. Greg Stamps, Chair Attest: Jay Narayana, Secretary October 16, 2025 Planning and Zoning Commission Meeting Minutes Page 7 of 7 NORTH KI HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: November 6, 2025 SUBJECT: ZC25-0151 Public hearing and consideration of a request from Trent Properties LLC for a zoning change from AG (Agricultural) to R-1 (Single-Family Residential) at 7133 Douglas Lane, being 0.949 acres described as Tract 2C, John Condra Survey, Abstract 311. PRESENTER: Clayton Husband, Principal Planner SUMMARY: On behalf of Trent Properties LLC (owner), Chris Trent is requesting a zoning change from AG (Agricultural) to R-1 (Single-Family Residential) on 0.949 acres located at 7133 Douglas Lane. GENERAL DESCRIPTION: The property under consideration is a 0.949-acre tract located at the southwest corner of Douglas Lane and Woodbend Park Road. The site is developed with a single-family residence. The applicant is requesting a zoning change to R-1 (Single-Family Residential) with the intent to subdivide the property into two lots for the construction of new residences. The character of the area is low-density single-family residential. Most properties to the west are zoned R-2 (Single-Family Residential), with estate-size lots zoned RE-1 (Residential Estate) and AG (Agricultural) fronting Douglas Lane. North Ridge Middle School is located across Douglas Lane from the site. The property is in an area designated on the Vision203O Land Use Plan as Low Density Residential. While the AG (Agricultural) district is primarily intended to protect land suited for agricultural uses from incompatible uses, it is also a holding zone intended to preserve land suited for eventual development into other uses. The district was also assigned to properties when they were annexed into the city limits in the past, as required by g�!!. n.. J...1„ ,- 0,of the zoning ordinance. This allowed for zoning changes to be considered at a time when reasonable development of a site was suitable based on long-range plans, availability of public services, and market conditions. In reference to platting property zoned AG (Agricultural) g�!!.i n._1_1_ .- .94(a)of the zoning ordinance does not permit property zoned AG to be subdivided or developed for any purpose other than agricultural use without an approved zoning change. In order for the applicant to plat the property, it must be rezoned to an appropriate residential zoning district. NORTH I* I HLAND HILLS VISION2030 COMPREHENSIVE PLAN: This area is designated on the Vision203O Land Use Plan as Low Density Residential. This designation promotes quality neighborhoods of conventional suburban single-family detached homes. General characteristics of these neighborhoods include a density of two to six dwelling units per acre and houses of one- and two-stories. CURRENT ZONING: The property is currently zoned (AG Agricultural). The AG district is intended to preserve lands best suited for agricultural use from encroachment of incompatible uses, and to preserve in agricultural use, land suited to eventual development into other uses pending proper timing for practical economical provisions of utilities, major streets, schools, and other facilities so that reasonable development will occur. PROPOSED ZONING: The proposed zoning is R-1 (Single-Family Residential). This district is intended to provide areas for very low density development of single-family detached dwelling units which are constructed at an approximate density of 2.9 units per acre. SURROUNDING ZONING ( LAND USE: MMENEEMEM dI . I d NORTH R-2 (Single-Family Residential) Low-Density Residential Single-family residences WEST R-2 (Single-Family Residential) Low-Density Residential Single-family residences SOUTH R-2 (Single-Family Residential) Low-Density Residential Single-family residences EAST U (School, Church, Institutional) Community Services North Ridge Middle School PLAT STATUS: The property is unplatted. The owner has indicated the intent to subdivide the property into two lots. If the zoning is approved, that plat would qualify for administrative approval by the Development Review Committee. CITY COUNCIL: The City Council will consider this request at the December 8, 2025, meeting following a recommendation by the Planning and Zoning Commission. RECOMMENDATION: Approve ZC25-0151. SlOd .. d00MWnld U- o O .. , 00 O . .........., .... . . . . .,..... . 0 AV0110H :.....,... O O LU Z ' H + O O N ,....,.....f. O O .-I O Z v c tn.......... z . sdinoa a 0 z E] m 0 0 . Moll4H... .. JlGVHS.. . . . ... . . . . , J.... ..... J_ m 'S aba y 0, 2 a ° O Z m -c . W i .. . m W 0 a ° o dS ' Q ...._... .. .......... �� O O W W C � � y � � CL o � aQ a w a E x I Q� .. (6 m O �.v L „„V ..,.....,., ___ ,......, < N V (� J 4 N U > Q T ti /�, ✓�. ,r p U ?9r,ifl i' ti' Ili I L�L O O 00 0 �g 00 i i Jg J 0 CN 0 0 f I "°.'Y,� ) I �'ir. /�ew�wle a ooi oo uJJ frvJ a «rrr'e +.�f,r � ...__........_ .- .n.+� ✓fv irl rr� K ,,,✓mamrn�9 vr:�a„„r,,,, „rrm fH....AP /1r' 1 I I�rU, ,� Nf ■ i I ■ r t i r 7 x I " no n oo no a o a m o c a o f rt O Q j. Yr /e ■ w a a m V � � 0 ti J N a T v, IqRH PUBLIC HEARING NOTICE NO&TH KICHLAND HILLS CASE: ZC25-0151 «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 zoning change as shown on the attached map. APPLICANT Trent Properties LLC LOCATION 7133 Douglas Ln REQUEST Public hearing and consideration of a request from Trent Properties LLC for a zoning change from AG (Agricultural) to R-1 (Single-Family Residential) at 7133 Douglas Lane, being 0.949 acres described as Tract 2C, John Condra Survey, Abstract 311. DESCRIPTION Proposed zoning change for the future platting of two single-family residential lots for the purpose of constructing new houses on the property. PUBLIC HEARING DATES Planning and Zoning Commission 7:00 PM Thursday, November 6, 2025 City Council 7:00 PM Monday, December 8, 2025 MEETING LOCATION City Council Chamber-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 bythe close of the City Council 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 City Council. Planning&Zoning Department 14301 City Point Drive- NRH TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com FOR MORE INFORMATION,VISIT NRHTX.COM/MAP NUSmC1 STARNES GREEINHILL _ ,e 3� zg �� WOODBEINO PAR'ht � 0 P� � oZD QL 0x Av�y 3 RIDGETO' DKsCIA Mlcrr Tl ,R.1 r ..I„ I I I.. fy 1 { xs II 1 II'I t Y'. I I "t I/�.y'C5 0f'C. only 11, 1Pl�rux n.ie. ti �nr,», nr l3r^�1,TCyY.CIa'y ,fJf,➢ �4717 H�U'C7 Vif1q WOODBEND PARK ROAD (so'ao_w) N 89 23'05"E 188.28' S 45'40'39"E 14.16' 23 cmr o NO r Ric 81 iul.is IOC.N0.1—D20a3042A] p T A P B R E V I A T 1 0 N LOT 57,BLOCK 8 Tcr ....... WIIIAI NOCREST SUBDIVISION rl rvtt 1[us SO IT,38 8-"T21,PG IB IL ILI" DO 06 R.o.w. PIGrvi of vuY O O Q CN Jw 3 0.9490 ACRE Lu Q J'> ' z d rr ADDRESS:7133 DWGLAS LANE N s M OUT OFR THE TK ACRE yam. MAR L PG,NS 15 O VOL 9.R.T PG.7552 j... D.R.T.C.T. z to L a,BLOCK 8 v—CREST CA A,SLIDE 7313 P R.T,C.1. (�YOPhiC$COB ill FEBI SCALE. i"�:50' z ZONING EXFII BIT 0.9490 ACRE S 8923'06" W 198.74' 7133 Douglas Lane LOT 53,BLOCK A LOr 58,BLOCK 8 n1o/oi/corn we W�388-121,PG.18 wINDCNEST ADDITION RT`T. SPRY SURVEYORS 3llR T1 GT. ,I),processed with CLtePDF evaluation edition www.CLte,PDF.com Planning&Zoning Department 14301 City Point Drive- NRH TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com NOTIFIED PROPERTY OWNERS ZC25-0151 BIRDVILLE ISD 6125 E BELKNAP ST HALTOM CITY TX 76117 BLANTON,RANDALL D 7200 WOODBEND PARK RD NORTH RICHLAND HILLS TX 76182 BONNER,NANCY W 7200 WINDCREST CT E NORTH RICHLAND HILLS TX 76182 FAGAN,GREGORY 7304SHADY HOLLOW LN NORTH RICHLAND HILLS TX 76182 KING REVOCABLE TRUST 7300 SHADY HOLLOW LN NORTH RICHLAND HILLS TX 76182 MAHON,JOHN S 7204 WINDCREST CT E NORTH RICHLAND HILLS TX 76182 MCGLYNN,DEVIN 7129 DOUGLAS LN NORTH RICHLAND HILLS TX 76182 MINYARD,RICHARD 7204 WOODBEND PARK RD NORTH RICHLAND HILLS TX 76182 PIERCE,JONATHAN 7208 WINDCREST CT E NORTH RICHLAND HILLS TX 76182 SOURBER,DAVID 7205 WOODBEND PARK RD NORTH RICHLAND HILLS TX 76182 SPENCER,GLENN F 7305 DOUGLAS LN NORTH RICHLAND HILLS TX 76182 TIMM,JULIE E 7201 WINDCREST CT E NORTH RICHLAND HILLS TX 76182 TRAN,TONG NGOC KIM 7205 WINDCREST CT E NORTH RICHLAND HILLS TX 76182 TRENT,CHRIS 7301 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 LL o CN CY) 0 CN CN C'4 0 CY) (D mr-I 0 00 0 uu ............... ............... ............... ............... .............. ............... ............... svio no ci . . . . ... . . . . . . . . .. . . . .. . . . . . . . ............... 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C'4 C4 LO LO C4 LU < C4 C4 0 00 LO LO LO 04 C4 C4 C4 0 t „ ' _� r i r \ f l • M lw � ry �J n, svi9"o La C) uj y z e� h/ f Y \ �: §i CD j \( e / 7) w � !! z g z \ _j }> ! % - j^ \ / � )/ . e o d � §2 ® c / /C) k y fd ° o \ j} `^0 g\d Sd SAGO -- - —[ -- -- - — -- -- --- -- -- - - .O§\e! 3 ,RaJ k00 S Q� LO q � c » � \ w W m a a $ ? a C) ) <q� _ ¥ e < k �c $ \ Q 2 §�#0 2 - &mom /\ � � \ � \ Q C5 R C k 7 � ƒ m 2 2 § LL: E ( \ .OQ goz M .P9 ga00 N j cj % ()j ` § [\ (I �> ( 7 \ � METES AND BOUNDS DESCRIPTION ZONING EXHIBIT—0.9490 ACRE IN THE JOHN CONDRA SURVEY, A-311 CITY OF NORTH RICHLAND HILLS, TARRANT COUNTY, TEXAS All that certain 0.9490 of an acre of land, out of the 1.0 acre tract, described in the deed to Mary L. Atkins, recorded in Volume 9969, Page 1552 in the Deed Records of Tarrant County, Texas (D.R.T.C.T.), in the William Conwell Survey, A-342, City of Fort Worth, Tarrant County, Texas and more particularly described by metes and bounds as follows: (All bearings shown hereon are based on the record bearings of Parcel ROW 23 described in right-of-way deed to the City of North Richland Hills,recorded tin Document Number D209304287, D.R.T.C.T) BEGINNING at the most westerly corner of said Parcel ROW 23, and in the south right-of-way line of Woodbend Park Road (50' R.O.W.); THENCE South 45' 40' 39" East - 14.16' along the right-of-way corner clip of said Parcel ROW 23, to the southerly corner of said right-of-way corner clip, and in the west line of Douglas Lane (R.O.W. varies); THENCE South 00' 44' 28" East - 198.50' along west right-of-way line of said Douglas Lane, common to west line of said Parcel ROW 23, to the southeast corner of the herein described tract, in the north line of Lot 58, Block 8, Windcrest Addition, recorded in Volume 388-128, Page 57,in the Plat Records of Tarrant County, Texas (P.R.T.C.T.); THENCE South 89' 23' 06" West - 198.74' to the southwest corner of the herein described tract, common to the northwest corner of said Lot 58, Block 8, Windcrest Addition, and in the east line of Lot 53, Block 8, Windcrest Subdivision,recorded in Volume 388-121, Page 18, P.R.T.C.T.; THENCE North 00' 36' 54" West - 208.50' along the west line of the herein described tract, to the northwest corner of the herein described tract, common to the northeast corner of Lot 57 Block 8, of said Windcrest Subdivision, in the south right-of-way line of said Woodbend Park Road; THENCE North 89' 23' 05" East - 188.28' along the north line of the herein described tract, common to the south right-of-way line of said Woodend Park Road, to the POINT OF BEGINNING and containing 0.9490 of an acre of land. THIS METES AND BOUNDS DESCRIPTION IS ISSUED FOR ATTACHEMENT TO ZONING DOCUMENTS AND IS NOT INTENDED FOR TITLE TRANSFER. "I"wFt hJOKTH KIC:HLAND HILLS PLANNING AND ZONING COMMISSION MEMORANDUM FROM: Planning & Zoning Department DATE: October 16, 2025 SUBJECT: TR25-08 Public hearing and consideration regarding city-initiated text amendments to Chapter 118 (Zoning)for the purpose of revising certain single-family residential parking requirements related to garage enclosures PRESENTER: Cori Reaume, Director of Planning SUMMARY: The purpose of this public hearing is to consider revisions to the code related to residential parking requirements in situations involving a garage conversion. GENERAL DESCRIPTION: On October 2, 2025, a work session item was presented at the Planning & Zoning Commission meeting to discuss this topic. This item was staff-initiated in an effort to improve efficiency in processing permits, and to assist with bringing unpermitted garage conversions into compliance. In many older neighborhoods throughout the city, homes were constructed with a 1-car garage or perhaps a detached 2-car garage. In some of these homes, the garage has been converted to living space, often without any permitting by the City. In order to begin the process of obtaining permits and inspections for the garage conversions, some properties will be required to apply for a variance from the Board of Adjustment due to parking requirements. Current Regulations: In single-family residential zoning districts, currently, the City requires (Sec. 118-833): 4 total spaces, with at least two covered and enclosed behind the front building line. Generally speaking, the current zoning regulations requiring the aforementioned parking spaces would not apply to homes constructed prior to the 1999 ordinance adoption date. The homes are determined to be legally nonconforming with the current regulations. However, Section 118-152 (1), indicates that no building or structure may be altered in a way which increases the degree or extent of the nonconforming feature without approval of a building permit which has been authorized by the zoning board of adjustment. "I"wFt hJOKTH KIC:HLAND HILLS In the past, staff has determined that a home with an enclosed garage must obtain a variance from the Zoning Board of Adjustment related to not meeting the parking requirements, or rather, increasing the nonconformity of the parking situation. Current Process: In some instances, a new owner has acquired the property, including the enclosed garage, and learns of its unpermitted status through notice of violation from the Building Inspections Division, or upon review of another submitted renovation permit on the property. Typically, the owners would like to pursue the necessary inspections to ensure the structure has been enclosed safely. Unfortunately, prior to submitting the retroactive permit and obtaining the necessary inspections, staff must direct the applicant to seek a variance (or permit for nonconformity extension) from the Zoning Board of Adjustment. Processing applications through this board typically extends the timeline for obtaining a building permit and inspections by approximately 30 to 45 days due to the nature of public notices and meeting scheduling. Draft Proposal: In an attempt to streamline the process, staff reviewed previous applications for variances, neighborhoods where the garage enclosures are more prevalent, and ordinances from similar cities. A draft proposal was presented in the October 2nd work session and discussion continued at the October 16t" Commission meeting. Following that discussion, a review of the adoption dates of the ordinances addressing parking standards, and evaluation of the properties for which an updated ordinance may be helpful, staff have revised a proposal to the following: • This proposal would apply only to homes permitted for construction on or before November 22, 1999. (This is the date in which the parking standards table was updated to include "covered and enclosed" in reference to 2 of the 4 parking spaces required on most residential lots. • With respect to homes permitted for construction prior to that date, a garage enclosure may be permitted on properties which provide a minimum paved surface sufficient for parking two vehicles. o In instances where such paving exists, no additional paving would be required. o There is no proposed differentiation between a one-car or two-car garage. o Paved surface standards must align with 118-831 (f) (9) In evaluation of many of the homes in this situation with one-car garages, they often have already added a second paved parking space on the site, or would generally be easily able to do so. In homes with 2-car garages prior to that date, most have a driveway sufficient to accommodate two vehicles off-street. Many previously had a detached 2-car garage in the rear of the property, which often accommodates even more than two vehicles off-street due to the length of the paved driveway. "I"wFt hJOKTH KIC:HLAND HILLS The proposal is outlined as an amendment to the Nonconforming uses, structures, and lots Division, specifically in Section 118-153. Public Comment: No public comment has been received as of October 29, 2025. City Council: The City Council was set to consider this item on November 10t", but staff have withdrawn the item from their consideration to allow the Commission adequate time to take action on a recommendation. It may be appropriate to consider front-yard paving requirements in concert with this item so staff will attempt to schedule the two for Council consideration at the same meeting. RECOMMENDATION: Approve TR 25-08 City of North Richland Hills,TX § 118-153. Nonconforming uses. (a) Defined. The term "nonconforming" shall be deemed to mean that a use or structure was lawful at the time it was begun, but could not presently be so begun, used or constructed under current ordinances and zoning. (b) Continuation. The lawful use of any building, structure, sign or land existing at the time such property was more restrictively zoned may be continued except as this chapter may require abatement within a given period of time; provided, however, the right to continue such nonconforming uses shall be subject to regulations prohibiting nuisances and shall be terminated when such use constitutes a nuisance. Such nonconforming uses shall be subject to such reasonable regulations as the zoning board of adjustment may require to protect adjacent property and shall be subject to the specific nonconforming use regulations contained in this section. (c) Accidental damage to building. If a building or structure occupied by a nonconforming use is destroyed by fire or any other cause, it shall not be reconstructed or rebuilt except to conform with provisions of this chapter. In the case of partial destruction by fire or other causes where the cost of repair does not exceed 50 percent of its current value, according to the most recent appraisal roll of the tax appraisal district, the building official is authorized to issue a permit for reconstruction. If greater than 50 percent and less than total, the zoning board of adjustment may grant a permit for repair but not for enlargement of the building or structure. (d) Determination of replacement cost. In determining the replacement cost of any nonconforming structure, there shall not be included therein the cost of land or any factors other than the nonconforming structure itself, including foundation. (e) Repairs and alterations. Repairs and alterations may be made to an undamaged nonconforming building or structure; provided, however, no structural alterations shall be made except those required by law or ordinance, unless the building is changed to a conforming use; and provided that no additional dwelling units shall be added where the nonconforming use results from there being more dwelling units on the lot than is permissible in the district in which the building is located. No enlargement or extension of a nonconforming use shall take place except as the zoning board of adjustment may grant, as a special exception, an application to extend or enlarge a building occupied by a nonconforming use or that portion of the lot occupied by such use,provided such grant does not serve to prevent the return of such property to a conforming use. (l) For homes permitted for construction on or before November 22, 1999, a reduction in the number of covered and enclosed parking spaces shall not be deemed to create or enlarge a nonconformity under dais section, and a garage enclosure may be permitted for such homes, provided the site provides leaved parking that is compliant with the city's development standards outlined in this Chapter and covers sufficient area to accommodate a minimum of two parking spaces.. Parking space calculation for this purpose shall be determined by the City's Schedule of minimum parking and maneuvering dimensions.. (f) Continuance of nonconforming use. Except as this section may otherwise require, any nonconforming use may be continued in operation on the same land area and on the same floor area in a structure or structures which were occupied by the nonconforming TR25-08 City of North Richland Hills,TX use on the effective date of these regulations or on the effective date of any amendment by which the use became nonconforming, but such land area or floor area shall not be increased. (g) Registration of nonconforming use. It shall be the right of the joint tenants and owners of a nonconforming use to register the same by securing a certificate of occupancy as herein provided. The certificate shall not be issued unless the applicant can prove that the use in question was lawful at the time that it commenced and was not discontinued for more than six months after it became nonconforming. Absence of a certificate during proceedings before the zoning board of adjustment shall constitute prima facie proof that such use was not nonconforming. (h) Changing a nonconforming g use. Any nonconforming use may be changed to a use conforming with the regulations established in this chapter for the district in which the nonconforming use is located;provided, however, that a nonconforming use so changed shall not thereafter be changed back to a nonconforming use. A nonconforming use shall not be changed to another nonconforming use. (i) Discontinuation. A nonconforming use of any building or structure which has been discontinued shall not thereafter be returned to any nonconforming use. A nonconforming use shall be considered discontinued when: (1) It has been replaced with a conforming use; (2) Such building or structure is or hereafter becomes vacant and remains unoccupied or out of use for a continuous period of six months, or the special equipment and furnishings peculiar to the nonconforming use have been removed from the premises and have not been replaced within such six-month period; or (3) Water service has been discontinued for six months. (j) Notice, meal. The building official shall notify in writing the owner and user of any nonconforming use of a loss of nonconforming status, together with an order that such use is no longer lawful and notice of a right of appeal of such determination and order to the zoning board of adjustment. Any such appeal must be filed with the building official within the time provided for appeals under section 118-87 using the procedure for variance appeals set out in division 2 of article 11 of this chapter. (k) Appeal, burden of proof, power of board. The property owner shall have the burden of proof to establish either that the use was not discontinued for the time which would result in loss of nonconforming status or that the loss of nonconforming status would amount to an unconstitutional taking, considering the original cost of the improvements to the property, their adaptability to conforming use, and the length of time the owners have had to recoup the capital cost of such improvements since originally constructed. In establishing a taking, the owner or user shall have the burden of proof of establishing such costs,nonadaptability and length of time required to capitalize the investment. The board shall have the power to reverse the determination and order of the building official if the use was not discontinued for the requisite time, to sustain the determination and order of the building official, or to modify the order by establishing a time for the nonconforming use to be allowed to be continued in order to amortize the capitalized investment in the improvements. The intent of the property owner or use shall not be considered in the appeal_ If the property owner fails to meet his burden of proof, the action of the building official shall be sustained. (Ordinance 1874, art. 1, § 175(C), adopted 3/22/1993; Ordinance 2977, § 1, adopted 1/14/ 2008) TR25-08