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HomeMy WebLinkAboutZBA 2026-05-28 Agendas t4RH CITY OF NORTH RICHLAND HILLS ZONING BOARD OF ADJUSTMENT AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, MAY 28, 2026 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. REGULAR MEETING: 7:00 PM A. CALL TO ORDER A.1 PLEDGE A.2 PUBLIC COMMENTS Thursday, May 28, 2026 Zoning Board of Adjustment Agenda Page 1 of 2 B. GENERAL ITEMS B.1 ZBA26-0026 Public hearing and consideration of a request from Shamrock Custom Homes LLC for a variance from Section 118-313 (Lot and area requirements/lot width) of the North Richland Hills zoning ordinance at 7007 Smithfield Road, being 0.4154 acres described as Lot A, Block 3, Briarwood Estates, and Tract 6A2, William Cox Survey, Abstract 321. C. 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, May 22, 2026, 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, May 28, 2026 Zoning Board of Adjustment Agenda Page 2 of 2 "I"wFt hJOKTH KIC:HLAND HILLS ZONING BOARD OF ADJUSTMENT MEMORANDUM FROM: Planning & Zoning Department DATE: May 28, 2026 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: May 28, 2026 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. NORTH R I HLAND HILLS ZONING BOARD OF ADJUSTMENT MEMORANDUM FROM: Planning & Zoning Department DATE: May 28, 2026 SUBJECT: ZBA26-0026 Public hearing and consideration of a request from Shamrock Custom Homes LLC for a variance from Section 118-313 (Lot and area requirements/lot width) of the North Richland Hills zoning ordinance at 7007 Smithfield Road, being 0.4154 acres described as Lot A, Block 3, Briarwood Estates, and Tract 6A2, William Cox Survey, Abstract 321. PRESENTER: Cori Reaume, Planning Director SUMMARY On behalf of Shamrock Customs Homes LLC, James O'Connor is requesting approval of a variance from the lot width requirements for two proposed lots at the southwest corner of Smithfield Road and Noneman Street. BACKGROUND INFORMATION The property is located at the southwest corner of Smithfield Road and Noneman Street, adjacent to and part of the Briarwood Estates subdivision. The property consists of two parcels: one unplatted tract that was developed with a single-family residence constructed in 1952, and the other a remnant lot at the street corner. A demolition permit for the existing house was issued in December 2025. The area is predominantly single-family residential in character. The subject property is zoned R-2 (Single-Family Residential), as is the Briarwood Estates subdivision to the north and west. Property south of the site is zoned RE-1 (Residential Estate) and consists of acreage lots with single-family residences. To the east across Smithfield Road, property is zoned R-3 (Single-Family Residential) and is part of the Smithfield Acres subdivision developed in the 1970s. In April 2026, the owner submitted a plat application for the subject property with the intent of creating two residential lots for new single-family construction. During the plat review, it was noted that the lots do not meet the minimum lot width requirement of the R-2 (Single-Family Residential) zoning district. The reduced lot width may only be approved if a variance is granted by the Zoning Board of Adjustment. The plat received conditional approval from the Development Review Committee, with one of the conditions pending the outcome of a variance request. NORTH RI HLAND 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 the lot width standard in the R-2 (Single-Family Residential) zoning district. Lot width is defined as the minimum width of a lot measured at the front building line or chord length when the front of the lot is curved. The lot width standards differ depending on when the lot was platted, as shown in the table below. STANDARD PLATTED PLATTED PRIORTO ••; ..; Lot size 9,000 SF 9,000 SF LOT WIDTH ------------------------------------------------------------------------------------------------------------------------------ Corner lot 80 ft 80 ft ------------------------------------------------------------------------------------------------------------------------------ Interior lot 70 ft 72.5 ft Lot depth 110 ft 110 ft.... Front building line 25 ft 20 ft I I 8 4"`1rvuwNrT Ilu ilwM;d{*IO«�W uwlbrlUmr, W ffi 4a 16n'uCunlNcp", CY' ld � I I ^ I I 6�rl�i _lqT WIDTH...... LOT WIDTH drztpierzeelnate LesE Corner Lot The existing property boundary includes two parcels of land. One parcel is an unplatted tract of land developed with a single-family residence. The other parcel is a nonconforming platted lot in the Briarwood Estates subdivision. The applicant submitted a plat application to create two single-family residential lots. However, the lot widths do not comply with the minimum width standard noted above. The lots are compliant with the area and depth standards. An exhibit showing the two lots is below. STANDARD LOT AR-1 LOT Lot size: 9,000 SF 9,046 SF 9,046 SF Lot Width -------------------------------------------------------------------------------------------------- Corner lot: 80 ft 72.25 ft Interior lot: 72.5 ft 67.66 ft NORTH KI HLAND HILLS Lot depth: 110 ft 134 ft 134 ft...� rio t i 3B ea�i y9 "J Nanernan STreet .,u . noht of beg nnling n 619 3 Ai6-k a,'S i Pk I, n O Bldg L, N [Icr N Black 3 3 v, fD CL Gn,r Lat AR-2 Block B ° .e`. w orercr nor<i FINDINGS FOR VARIANCE APPROVAL Section _1_�_ - 6.(4.) of the zoning ordinance authorizes the Zoning Board of Adjustment "...to authorize upon appeal, in specific cases, such variance from the terms of [the Zoning Ordinance] as will not be contrary to the public interest and where, because of special conditions, the enforcement of the [Zoning Ordinance] would result in an unnecessary hardship." In exercising its 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. NORTH KI HLAND HILLS 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 lot width standards and allow the lots to be platted as proposed. 2. Approve the variance with conditions. This action would approve a variance to the lot width standards, subject to the owner making modifications to lot size, location, or design as directed by the Board. 3. Deny the variance. This action would require the lots to comply with the lot width standards and require a reduction in the number of lots or incorporation of additional property into the project. ry r r ^ r S ALL .......................0 4 31Atld 31AHd 0 ....... ....... ........ ........ ......., ...,. ... ... CD LO I Z I � r ry ti r r ry r r r r r ry ry 'fir al311HANS 4131AH11WS ....................... QH w S f � � dl rt5 y m a o 0 N - C C 6 ate+ C � LE av�as133roaS � E � o aai a a c n o — c � ^ M1J N ro � p •' 9 C C 9J � i 0 LL r, II Z CV r it p 0 CD LO � 11 tis I ii//rY rl u" u / y lli / AA�YM I y � � � iryl da w I' r " as � a 0 ri m > ca CL c m a 'cs u _ i7r";Il„ „Pp m C r �/� �/✓Pr<- r i I u I� � � p 6 ' a q "- u a o n W m Ire � c w � c w m o w v a (ydy RGO O O ` IC c > CL o IqRH PUBLIC HEARING NOTICE OKTH KICHLAND HILLS CASE: ZBA26-0026 «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 Shamrock Custom Homes LLC (James O'Connor) LOCATION 7007 Smithfield Road (SW corner of Noneman Street) REQUEST Public hearing and consideration of a request from Shamrock Custom Homes for a variance from Section 118-313 (Lot and area requirements/lot width) of the North Richland Hills zoning ordinance at 7007 Smithfield Road, being 0.4154 acres described as Lot A, Block 3, Briarwood Estates, and Tract 6A2, William Cox Survey, Abstract 321. DESCRIPTION Variance request from the lot width requirement to allow a proposed single- family residential lot to be 67.66 feet wide. The zoning of the property requires a minimum lot width of 72.5 feet. (see map on back) PUBLIC HEARING DATES Zoning Board of Adjustment 7:00 PM Thursday, May 28, 2026 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 ~~~�* =^g D,~.~° M" Lot AR-1 Block 3 Block 3 City oF "PH FDW Pbonning&Zoning Department|43O1 City Point Drive NRH.TX7018O NOTIFIED PROPERTY OWNERS ZBA26-0026 I BALERO,JANEY R 7109 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 BARBARA E SIEWERS RECOVABLE TRUST 7821 NONEMAN ST NORTH RICHLAND HILLS TX 76182 BRITTAIN,JOHN KELLY 2600 POOL RD GRAPEVINETX 76051 BROWN,CHAD&AMY 7005 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 BURNHAM,JEFFREYSCOTT 7032 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 GILBERT,BILLYJR 7820 NONEMAN ST NORTH RICHLAND HILLS TX 76182 GILBERT,JOANN ANDREA 7825 NONEMAN ST NORTH RICHLAND HILLS TX 76182 HARRIS,CARL&MOORE-HARRIS KAREN 7336 RED OAK ST NORTH RICHLAND HILLS TX 76182 HASSAN S&CAROLYN W ALI 7833 NONEMAN ST NORTH RICHLAND HILLS TX 76182 KISSELBURG,JACK&AMANDA 7040 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 LASITER,DAWN 7028 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 MOON,ADAM J 7816 NONEMAN ST NORTH RICHLAND HILLS TX 76182 QUINTELA,PETER&DESSIRAE 7100 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 ROJAS,MARTIN V 7104SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 SHAMROCK CUSTOM HOMES LLC PO BOX820856 NORTH RICHLAND HILLS TX 76182 SUZAN LIPSEY HARMON LIVING TRUST 7829 NONEMAN ST NORTH RICHLAND HILLS TX 76182 THE WILBUR AND ELLEN STEWART IRREVOCABLE 7108 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 THOMPSON,BRADLEY&KELLY 7003 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 VALADEZ,REFUGIO&HORTENCIA 7020 SMITHFIELD RD NORTH RICHLAND HILLS TX 76182 w r 0LL .............................. ...................... ............... ..................... a 31"d 31 kVd 0 1 ........ .................. ............. LO I a it I 4 ............ I.............. © 13H11W5 .131jM1 M , a i rp � I a 2 O ---_ 6 C O """" in C y_ } a a1 O r L3 LZ C 'C3 Htl12113133MS w C G O Q c c o 'x o c W o cl ti CL L-) ar c°t APPLICATION INFORMATION Zoning Board of Adjustment Case ZBA26-0026 7007 Smithfield Road, North Richland Hilts,Texas The following information was submitted with the application on the NRH E-SERVICES PORTAL on May 13, 2026. DESCRIPTION Variance to Minimum Lot Width Requirement 1. LIST THE PERTINENT SECTION(S) OF THE ZONING ORDINANCE AND INDICATE THE SPECIFIC VARIANCES BEING REQUESTED.IF NECESSARY,USE A SEPARATE SHEET. R-2 Single Family Residential Zoning District Lot width Requirement 2. STATE THE GROUNDS FOR THE REQUEST AND DESCRIBE ANY SPECIAL CONDITIONS THAT CAUSE HARDSHIPS THAT, IN YOUR OPINION, JUSTIFY THE VARIANCE(S) BEING REQUESTED. EXAMPLES OF SPECIAL CONDITIONS ARE:TOPOGRAPHY,CREEKS,UTILITY LINES,IRREGULAR LOT OR TRACT SHAPES, ETC.THE ZONING BOARD OF ADJUSTMENT MUST DETERMINE THAT SPECIAL CONDITIONS EXIST BEFORE MAKING A MOTION TO APPROVE A REQUEST. IF IT IS DETERMINED THAT SPECIAL CONDITIONS DO NOT EXIST,THE MOTION MUST BE TO DENY THE REQUEST. We purchased two lots together.We are looking to adjust the property lines,to make two roughly equally sized lots.Due to the overall width,one lot is shy of the 72.5'tot requirement by 4.84'.The lots meet all other R-2 requirements including overall Square footage of the lot. 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. It appears that the lots were platted prior to existing zoning ordinances,and possibly before the installation of Noneman Rd. - a Qz C Htl'aau. a aaw Q O _ IIIAIH nwtlo,so m na z _ ._ IL M_ mgM� m m on ,a Smithfield Road a m ox u=>o S O'OS'21 E 142.60'Meas. m a m1o�, z p� 8m c„ am a. y� emG Ep m L = =emu wa m 15 o w a,>a --E—ly tl,.eat a m. N9 �.ua ''..8999 M az Ea.a N Ep os an 5'u E F _ Qa - - 22 _- = - --- £M - z — x i 2 xm9 u'm �w xm m _ co_ a o F£ z wdZO:7[ =97DZ 'El AoN to LPgw 6q p9pip,.b.p'Zpjdzd dwlga.M pd pp!jgj!.S ZOOL Pd PIaUgNmS LOOL 5]dd aON Development Review Committee 4/21/2026 lt4RHCmmePLAT26-8186 Briarwood Emtmtem (70D7 Smithfield Road) Shamrock Custom Homes �lpha Land Surveying Aubrey TX 762 NRH TX 76182 7 27 7 GENERAL INFORMATION PLAT APPROVAL PROCEDURES l. Approving Authority. Pursuant to Texas Local Government Code, Section 212.006, and North Richland Hills Subdivision Regulations, Section llO'74 (Approval authority), this plat application may be administratively approved. The Planning Director is authorized to approve, conditionally approve, or disapprove a minor plat, replat, or amending plat application. The Planning Director may,for any reason, elect to present the plat to the Planning and Zoning Commission to approve, conditionally approve, or disapprove the plat. 2. Conditional Approval. The City ofNorth Richland Hills received this plat onApril lO, 2026. The Development Review Committee reviewed this plat on April 21, 2026.The following Development Review/ Committee comments represent the written statement of the conditions for CONDITIONAL APPROVAL ofthe plat. In addition to the DRC comments included in this letter, review comments for this project are noted on a marked-up plat drawing. The marked-up plat is intended to supplement the comments in this letter. Final approval of this minor plat is subject to approval of variance of the lot width standard by the Zoning Board ofAdjustment. ]. Applicant Response. In addition to the DRCcomments included in this letter, review/ comments for this project are noted on a marked-up plat drawing. The marked-up plat is intended to supplement the comments in this letter. See the ncsuoxx/rrALncQu/ncxxcmrs section below for further information. 4. Plat Recording. Uponfina|approva|ofthep|at,thep|atmaybesubmittedtotheCityforrecordin0 with the Tarrant County Clerk. See the ncsuoxx/rrALncQu/ncxxcmrs section below for further information. DEVELOPMENT REVIEW COMMITTEE COMMENTS WRITTEN STATEMENT OF CONDITIONS l. The proposed LotAR'2 (shown Lot 2) does not conform to the 72.5'footw/idth requirements of the R'2 (Single-Family Residential) zoning district.The property meets the minimum lot area and lot depth standards.The reduced lot width may be approved if a variance is granted by the Zoning Board of Adjustment.The variance cannot be approved administratively. The applicant may request a variance to this standard by submitting an application to the Zoning Board of Adjustment. All applications are submitted online at the . The Page zofs 1 pLxrzs'ozos type of application would be a 'variance' with the Zoning Board of Adjustment. Contact City staff with any questions about the application. NRH Subdivision Regulations§110-232(Generally—lot dimensions) 2. Change the legal description of the property to Lots AR-1 and AR-2, Block 3, Briarwood Estates. Update this reference on the drawing, title block, dedication statement, and other relevant instances. City policy requires that plats adopt the predominant subdivision name in the area or the underlying survey name for continuity.NRH Subdivision Regulations§110-201(Requirements for all plat drawings —subdivision name) 3. There are revisions and corrections required in the owner's certificate, and these are noted on the marked-up copy of the plat.These should be updated as appropriate.NRH Subdivision Regulations§110-203 (Requirements for all plat drawings—metes and bounds description) 4. Remove the Planning and Zoning Commission and City Council approval blocks. Add the approval block as shown below. NRH Subdivision Regulations§110-203(Additional requirements for plat drawings—certification of approval) This certifies that this plat conforms to all requirements of the Subdivision Regulations of the City of North Richland Hills, Texas, and is authorized to be filed for record. Planning Director,City of North Richland Hills Date 5. The old lot line may be removed from the plat or grayed out to make the new lot boundary clearer. NRH Subdivision Regulations§110-203(Generally-lot dimensions) 6. The 10-foot sanitary sewer easement proposed for abandonment must remain in place.There are existing water and sanitary sewer mains located in the easement. NRH Subdivision Regulations§110-201 (Requirements for all plat drawings—easements) 7. Revise the five-foot utility easement on the west side of the lots to a 7.5-foot utility easement. NRH Subdivision Regulations§110-201(Requirements for all plat drawings—easements) 8. The five-foot utility easement on the south side of Lot AR-2 (shown Lot 2) is not required and may be removed from the drawing. NRH Subdivision Regulations§110-201(Requirements for all plat drawings—easements) 9. Revise the building line labels to delete the word proposed. The word is not necessary. NRH Subdivision Regulations§110-201(Requirements for all plat drawings—building setback lines) DESIGN PRINCIPLES The following comments represent suggested modifications to the plat drawing based on general NRH design principles and standard practices in city planning. While conformance to these principles is not required by the subdivision regulations,the applicant is encouraged to include these modifications as part of the revised plat. 1. Add the City case number near the bottom right corner of the drawings (Case PLAT26-0106). Page 2 of 3 1 PLAT26-0106 RESUBMITAL REQUIREMENTS The following items must be resubmitted for revised plat applications. All documents should be emailed to the Planning&Zoning Department at lrrrr„irrrrrhtcrrr. 1. RESPONSE LETTER. A written letter providing the applicant's response to all comments included in this letter. 2. REVISED PLAT.A digital copy(PDF) of the revised plat. 3. VARIANCE APPLICATION.A variance application as described in this letter. Following review of the revised plat,staff will contact the applicant and surveyor regarding the documents needed to submit for recording the plat. CONTACT INFORMATION If you need information on these comments, the review process, or resubmittal requirements, please contact the Planning &Zoning Department at 817.427.6312 or p„Ig_rrrri_ng„ rrrht c rrr. Page 3 of 3 1 PLAT26-0106