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HomeMy WebLinkAboutZBA 2026-07-23 Agendas t4RH CITY OF NORTH RICHLAND HILLS ZONING BOARD OF ADJUSTMENT AGENDA 4301 CITY POINT DRIVE NORTH RICHLAND HILLS, TX 76180 THURSDAY, JULY 23, 2026 WORK SESSION: 6:30 PM A. CALL TO ORDER Planning Director Report Presentation by staff on items from the regular Zoning Board of Adjustment meeting. REGULAR MEETING: 7:00 PM A. CALL TO ORDER B.2 PUBLIC COMMENTS C. MINUTES Approve Minutes of the January 25, 2024, Zoning Board of Adjustment Meeting. D. GENERAL ITEMS ZBA26-0027 Public hearing and consideration of a request from Dennis Rogers for a variance from Section 118-313 (Lot and area requirements/front building line) of the North Richland Hills zoning ordinance at 6704 Nob Hill Court, being 0.3734 acres described as Lot 16, Block 1, Woodland Oaks Addition. G. ADJOURNMENT Certification Thursday, July 23, 2026 Zoning Board of Adjustment Agenda Page 1 of 2 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, July 17, 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, July 23, 2026 Zoning Board of Adjustment Agenda Page 2 of 2 k4Ft hJOIF LH KICHLAND HILLS ZONING BOARD OF ADJUSTMENT MEMORANDUM FROM: Planning & Zoning Department DATE: July 23, 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: July 23, 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 RI HLAND HILLS ZONING BOARD OF ADJUSTMENT MEMORANDUM FROM: Planning & Zoning Department DATE: July 23, 2026 SUBJECT: Approve Minutes of the January 25, 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 January 25, 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 JANUARY 25, 2024 WORK SESSION: 6:30 PM The Zoning Board of Adjustment of the City of North Richland Hills, Texas met in work session on the 24th day of January 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 Doris Elston Place 7 Eric Bales Place 2, Alternate Absent: Tom Duer Place 5, Chair Staff Members: Clayton Comstock Managing Director Clayton Husband Principal Planner Jailan Hadnot Planning Technician Vice Chair Koons called the work session to order at 6:31 p.m. A. CALL TO ORDER 1 PLANNING DIRECTOR 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 summarized the item on the agenda. Vice Chair Koons adjourned the work session at 6:55 p.m. REGULAR MEETING: 7:00 PM January 25, 2024 Zoning Board of Adjustment Meeting Minutes Page 1 of 5 A. CALL TO ORDER Vice Chair Koons called the meeting to order at 7:01 p.m. Present: Steve Koons Place 4, Vice Chair Jim Kemp Place 1 Bill Gibbs Place 6 Doris Elston Place 7 Eric Bales Place 2, Alternate Absent: Tom Duer Place 5, Chair Staff Members: Clayton Comstock Managing Director Clayton Husband Principal Planner Jailan Hadnot Planning Technician B.1 PLEDGE Principal Planner Clayton Husband led the Pledge of Allegiance to the United States flag. B.2 PUBLIC COMMENTS There were no requests to speak from the public. C. MINUTES CA APPROVE MINUTES OF THE NOVEMBER 14, 2023, ZONING BOARD OF ADJUSTMENT MEETING. APPROVED A MOTION WAS MADE BY BOARD MEMBER KEMP, SECONDED BY BOARD MEMBER GIBBS TO APPROVE THE MINUTES OF THE NOVEMBER 14, 2023, ZONING BOARD OF ADJUSTMENT MEETING. MOTION TO APPROVE CARRIED 5-0. D. GENERAL ITEMS January 25, 2024 Zoning Board of Adjustment Meeting Minutes Page 2 of 5 D.1 ZBA23-0011 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM FORMBY CRE LLC FOR A VARIANCE FROM SECTION 118-831 (MINIMUM PARKING REQUIREMENTS) OF THE NORTH RICHLAND HILLS ZONING ORDINANCE AT 5208 DAVIS BOULEVARD, BEING 0.491 ACRES DESCRIBED AS LOT 2, BLOCK 19, CLEAR VIEW ADDITION. APPROVED Vice Chair Koons read the rules and regulations of the Zoning Board of Adjustment. He stated Alternate Eric Bales would be a voting member of the Board due to the absence of Chair Duer. Vice Chair Koons opened the public hearing and called for Managing Director Clayton Comstock to introduce the request. Mr. Comstock introduced the request. Vice Chair Koons called for the applicant to present the request and be sworn in prior to speaking. John Formby, 404 Splendid Sun Drive, El Paso, Texas, was sworn in by Vice Chair Koons and presented the request. He described the improvements they have made and are planning for the property and discussed the existing parking on the site and its effect on leasing. Vice Chair Koons called for Managing Director Clayton Comstock to present the staff report. Mr. Comstock presented the staff report. Board Member Gibbs and Mr. Comstock discussed new curb cut locations and the lack of areas to add parking to the site. Alternate Bales and Mr. Comstock discussed window tinting and security bars in relation to one of the tenants. Board Member Kemp and the applicant discussed whether 19 parking spaces were adequate for the site and tenant mix. Vice Chair Koons and Adam Rawlings, a potential tenant for a personal training business in the center, discussed the number of clients for the business. 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. January 25, 2024 Zoning Board of Adjustment Meeting Minutes Page 3 of 5 A MOTION WAS MADE BY BOARD MEMBER GIBBS, SECONDED BY BOARD MEMBER ELSTON, TO APPROVE ZBA23-0011 SUBJECT TO PROPERTY IMPROVEMENTS PROPOSED BY THE APPLICANT AND THE CITY. THE MOTION CARRIED 5-0. D.2 ZBA23-0012 PUBLIC HEARING AND CONSIDERATION OF A REQUEST FROM OUTDOOR LIVING POOL AND PATIO FOR A VARIANCE FROM SECTION 118-313 (LOT AND AREA REQUIREMENTS) OF THE NORTH RICHLAND HILLS ZONING ORDINANCE AT 8986 BRADLEY DRIVE, BEING 0.1732 ACRES DESCRIBED AS LOT 19R, BLOCK 7, EDEN ADDITION. APPROVED Vice Chair Koons opened the public hearing and called for Principal Planner Clayton Husband to introduce the request. Mr. Husband introduced the request. Vice Chair Koons called for the applicant to present the request and be sworn in prior to speaking. Guz Nezer, 8986 Bradley Drive, North Richland Hills, was sworn in by Vice Chair Koons and presented the request. He described the proposed improvements for the property and discussed the effect on rear yard open space. Vice Chair Koons called for Principal Planner Clayton Husband to present the staff report. Mr. Husband presented the staff report. Alternate Bales and Mr. Husband discussed how a detached structure the same size of the covered patio would not affect rear yard open space. 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. A MOTION WAS MADE BY BOARD MEMBER KEMP, SECONDED BY BOARD MEMBER ELSTON,TO APPROVE ZBA23-0012. THE MOTION CARRIED 5-0. E. ADJOURNMENT Vice Chair Koons adjourned the meeting at 7.50 p.m. January 25, 2024 Zoning Board of Adjustment Meeting Minutes Page 4 of 5 Jim Kemp, Place 1 Attest: Clayton Husband AICP, Secretary January 25, 2024 Zoning Board of Adjustment Meeting Minutes Page 5 of 5 NORTH R I HLAND HILLS ZONING BOARD OF ADJUSTMENT MEMORANDUM FROM: Planning & Zoning Department DATE: July 23, 2026 SUBJECT: ZBA26-0027 Public hearing and consideration of a request from Dennis Rogers for a variance from Section 118-313 (Lot and area requirements/front building line) of the North Richland Hills zoning ordinance at 6704 Nob Hill Court, being 0.3734 acres described as Lot 16, Block 1, Woodland Oaks Addition. PRESENTER: Clayton Husband, Principal Planner SUMMARY Dennis Rogers is requesting approval of a variance from the front building line requirements for a residential lot 6704 Nob Hill Court. BACKGROUND INFORMATION The property is located in the Woodland Oaks subdivision, which is generally located west of Precinct Line Road and south of Amundson Drive. The site under consideration is a vacant residential lot located on the east side of Nob Hill Court. The lot was originally platted in 1985 as part of the Nob Hill Addition but was replatted in 1988 as part of a larger replat of the Woodland Oaks Addition. The area is predominantly single-family residential in character. The subject property is zoned R-2 (Single-Family Residential), as is the surrounding neighborhood, except for one lot zoned RE-1 (Residential Estate) on Nob Hill Drive. In May 2026, the applicant purchased the property cb °.;ears `_ l,3 ^ ✓ with the intent of constructinga new single-family ®�'°` 5 5° residence on the site. During the discussions with the o Q owner about development of the property' it was ( e9 0140'f' noted that the lot has a 45-foot front building line as W o 37.24 required b the lat. However, the R-2 Sin Ie-Famil �' �� ' q Y p ( g Y saws 3y\ C) v ; , Residential) zoning district requires a 25-foot front a building line. Additionally, there is a 22-foot elevation difference between the front and rear property lines ° 714 w of the lot. Due to these existing conditions the owner s 69'5V's0 W �•57z W / 6.97 is requesting a variance to allow the construction ofdSa a house on the lot to encroach the platted front B L o c �c i 45' building line. pll 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 are below. IMIL IM 1� NORTH RICHLAND HILLS ANALYSIS The variance request is partially related to the applicability of building lines in the R-2 (Single-Family Residential) zoning district where conflicts exist between code requirements and platted building lines. The request addresses standards contained in Section 118 612 - !ions) of the zoning ordinance. ................................................................................................CEM! 1 Y.21� !Egg ........................... A front building line establishes a minimum distance from the front lot line over which a building or structure is not permitted to extend. For lots platted prior to January 1, 1998, the R-2 (Single-Family Residential) zoning district requires a minimum front building line of 25 feet. This standard is required by .aec-fion 118 3.1.3 q!Ep !Ep q .................................................................................. .. g i ire._irn e.irTt s), of the zoning ordinance. .Sec-fion ) 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 45 feet. This section allows for eaves, roof extensions, windowsills, and cornices to extend beyond the building line but does not permit structural components such as foundations or supports and posts for roofs. The lots on Nob Hill Court include both 25-foot and 45-foot front building lines, as required by the plat. While it cannot be confirmed, the likely reason two other lots and the lot in question have a 45-foot front building line is due to how lot width is measured. At the time these lots were platted, the zoning ordinance required a minimum lot width of 70 feet as measured at the front building line. The lot under consideration is 38 feet wide at the front property line and is only 62 feet wide at the 25-foot front building line. So, to meet the minimum lot width requirement of 70 feet, the building line was established at 45 feet. The variance request is also based on the topography of the lot. This area includes significant slopes on many residential lots, some of which have substantial retaining walls. The elevation of Nob Hill Court is approximately 62 feet above Precinct Line Road. The lot in question has an elevation difference of 22 feet between the front and rear property lines, a 13.75% slope from east to west, with the steeper portions of the slope toward the rear of the lot. Due to this slope, the lots on the east side of Nob Hill Court include a common access easement and driveway at the rear of the properties to allow for garage locations and property access. A topographic map of the cul de sac from the original subdivision construction plan is attached. The applicant is requesting that a 25-foot front building line required by the zoning ordinance or shorter building line apply to house construction on the property. FINDINGS FOR VARIANCE APPROVAL Section ................................................................. .....)., 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 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. 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 25-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 as directed by the Board. 3. Deny the variance. This action would require the structure to be comply with the 45-foot front building line. v O LL O }sanH slf'IH pnL'l43la VON 0 3NII 3NI110N1038d 3NII 13N1038d 3NIl 3NI110N1038d 1ON1038d 10N1038d w ma y � 55 5 °p m z N m � A SIIIH aNV1000M WOODLAND HILLS I SNtlO HOIH ca 0 I) r 'y I " yr _ N li 111H 8ON J m i F , ........... � Z r r S111H ONIIIOH a m C ++ ' S1#tlO HLBON y o i w aai o a o n c � .a CIN38 SOZtl88 c a s o f ..,,, m ........................................... II '^ 9 o i ff C CL cu tD a O Lon i G CL 0 III 16 CD 0 LL 3NII 3NP ION133W .............. NJ03MJ 13NI33Ud LO as a CL c w 0 6 0 W c —0 .E o c a mo 2 �E m LE 2 CL 0 0, CL CL 0 IqRH PUBLIC HEARING NOTICE OKTH KICHLAND HILLS CASE: ZBA26-0027 «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 Dennis Rogers LOCATION 6704 Nob Hill Ct REQUEST Public hearing and consideration of a request from Dennis Rogers for a variance from Section 118-313 (Lot and area requirements/front building line) of the North Richland Hills zoning ordinance at 6704 Nob Hill Court, being 0.3734 acres described as Lot 16, Block 1,Woodland Oaks Addition. DESCRIPTION Variance request from the front building line requirement to allow the construction of a house to encroach the 45-foot front building line established by the plat. The zoning of the property requires a front building line of 25 feet. PUBLIC HEARING DATES Zoning Board of Adjustment 7:00 PM Thursday, July 23, 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 W m w v 1 W W W1,PI 9&211,19 DIP11—It II LAJMIN I A,,,, t f I..... P i v dl P P W f y �, a-X W f! iX'MI ;�C)0 RWi6 WUY74M p d rrr dx c m� e nr no w iW W" I:uv w o asi nea Alllllll'...1111111111.P:;:IIIIIIIIIIIIIIIIF::" ........,Y�IIIIII Pgrwa4 ly rA u�kGn✓}x wfa�tYwi I yr pf ryrvml'o k i�II�a N P"A �O••M�� 4d"a �.»emwmvrewmwmmxn — e�rt PF:1274' 17 if �r Y J `: 15 lit V � C 9� 4 O" 4 "i, d „ , I 11JJ111� Planning&Zoning Department 4301 City Point Drive- NRH,TX 76180 817-427-6300 1 www.nrhtx.com I planning@nrhtx.com NOTIFIED PROPERTY OWNERS ZBA26-0027 II ALLEN,HENRY B&PATRICIA 9113 NOB HILL DR NORTH RICHLAND HILLS TX 76182 BARFIELD,DAVE&ELIZABETH 6821 NOB HILL DR NORTH RICHLAND HILLS TX 76182 BARKER,CHRIS 9120 NOB HILL DR NORTH RICHLAND HILLS TX 76182 BIXEL,DAVID C&KALIE M 6805 WOODLAND HILLS DR NORTH RICHLAND HILLS TX 76182 BRAVERMAN,AARON AND SAVIO,STEFAN 6700 NOB HILL CT NORTH RICHLAND HILLS TX 76182 BROWN FAMILY TRUST 9132 NOB HILL DR NORTH RICHLAND HILLS TX 76182 CHEN,MICHAEL JIA FLING 645 HARWOOD RD BEDFORD TX 76021 CHOWDHURY MUHAMMAD&SULTANA IZBAT 6809 WOODLAND HILLS DR NORTH RICHLAND HILLS TX 76182 DAJEH,RAMY 201 SETTLERS WAY EULESSTX 76040 DAVIS,CODY&JULIA 9128 NOB HILL DR NORTH RICHLAND HILLS TX 76182 FOSTER MICHELLE RENEE LIVING TRUST 9125 NOB HILL DR NORTH RICHLAND HILLS TX 76182 FOSTER,PHILIP D 6705 NOB HILL CT NORTH RICHLAND HILLS TX 76182 FREDRICK AND PATTAMA RADEMACHER 9124 NOB HILL DR NORTH RICHLAND HILLS TX 76182 REVOCABLE REAL ESTATE TRUST GAMA,JOSE&ELIZABETH 6800 WOODLAND HILLS DR NORTH RICHLAND HILLS TX 76182 GEORGE BEKHET GAWARGI&ENAS 7713 LAKEVIEW CIR FORT WORTH TX 76179 GOMEZ,RAFAEL&DOROTHY 9109 NOB HILL DR NORTH RICHLAND HILLS TX 76182 IANNONE,JEFFERY&KATELAN 9117 NOB HILL DR NORTH RICHLAND HILLS TX 76182 JOHNSTON,CHRISTOPHER D 6709 NOB HILL CT NORTH RICHLAND HILLS TX 76182 MOORE,DEREK&JULIANNE 6701 NOB HILL CT NORTH RICHLAND HILLS TX 76182 MOORE,JERRY&JUDY 9121 NOB HILL DR NORTH RICHLAND HILLS TX 76182 REED,BRANDON&MARISHA 6829 NOB HILL DR NORTH RICHLAND HILLS TX 76182 RIDDLE,GALEN J 9105 NOB HILL DR NORTH RICHLAND HILLS TX 76182 ROGERS,DENNIS 4800 NAUTILUS CT FLOWER MOUND TX 75022 SMALL CASTLE LLC 4800 NAUTILUS CT FLOWER MOUND TX 75022 UYTTEWALL,JAMES&BLACK,KATHRYN 6825 NOB HILL DR NORTH RICHLAND HILLS TX 76182 WYNNE,DAVID&MICHELLE 6817 WOODLAND HILLS DR NORTH RICHLAND HILLS TX 76182 0 LL O jsjnH 9111H PuL'l43lkl WON 0 3NII 3N[l 1ONI338d RNII 13N1038d n3NIlad 3NII iON1038d J.3 N1034d N103 ma ca SITH CINV1000M OODLAND HILLS SMVO HOIH CD V) .......... li K 111H GON S111H ON1110 s)jvO HLBON CIN38 SOZVES ........................................... ICI CL cu Lon >� CL 0 APPLICATION INFORMATION Zoning Board of Adjustment Case ZBA26-0027 6704 Nob Hill Ct, North Richland Hills,Texas The following information was submitted with the application on the NRH E-SERVICES PORTAL on June 15, 2026. DESCRIPTION Request is for a reduced front build line(BL). Attached is a side-by-side comparison of the plot plan, one showing the 45'front BL vs proposed 30'front BL,pages from CC&Rs stating a 20'front BL is acceptable to HOA,and page from original plat that had lot 16 as a 30'front BL. Not really sure where the 45'came into play,may have been in error-this community has many variances. Allowing a reduced front setback on this parcel will allow for many benefits, to mention a few: Allows for main living area of the home to be constructed on more stable ground Reduces large retaining walls that ultimately become a community eye sore Lowers long-term slope%rosion and geotechnical risk Simplifies utilities,stormwater management Improves driveway,allows for a usable back yard,and more usable outdoor space Increases buildability while maintaining neighborhood scale lowers post construction environmental impact,and produce a more maintainable home 1. LIST THE PERTINENT SECTION(S) OF THE ZONING ORDINANCE AND INDICATE THE SPECIFIC VARIANCES BEING REQUESTED.IF NECESSARY,USE A SEPARATE SHEET. Not a zoning variance request 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. Because the building envelope is narrow and the site has exceptionally steep slopes combined with required setbacks-Allowing a reduced front BL on this parcel will allow for many benefits, to mention a few. Allows for main living area of the home to be constructed on more stable ground APPLICATION INFORMATION Zoning Board of Adjustment Case ZBA26-0027 6704 Nob Hill Ct, North Richland Hills,Texas Reduces large retaining walls that ultimately become a community eye sore Lowers long-term slope%rosion and geotechnical risk Simplifies utilities,stormwater management Improves driveway,allows for a usable back yard,and more usable outdoor space Increases buildability while maintaining neighborhood scale lowers post construction environmental impact,and produce a more maintainable home 3. EXPLAIN ANY SPECIAL CIRCUMSTANCES, IF APPLICABLE, NOT CONSIDERED BY THE ZONING ORDINANCE. EXAMPLES: (1) IF THE SUBDIVISION PLAT WAS APPROVED PRIOR TO THE CURRENT ZONING ORDINANCE REQUIREMENTS; OR (2)THE ZONING ORDINANCE WAS AMENDED OR A POLICY CHANGE WAS ADOPTED AFTER SUBMITTING AN APPLICATION FOR A BUILDING PERMIT OR OTHER PHASE OF THE DEVELOPMENT PROCESS. 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S r BYO i 1$ ri w n y; ®I0 fy , cis 1 l 3 (i m 3 L!S°q.UO S In 3,4D a9d u 3mil 'Dais fsz In v R ` 'J m p u, o: z 7 w �, ei r^ N Q) ap IV e '� b N (� * t � I*' �✓ In to in cr to z h � co tn 1 z n Z n C a HST 3,n�s__ �t iZs.OR! te- -A in �L 1,0'09 �OL'9YT wy. w ona / J 'yam _j laaD 410.. e in In in tj cm Z 9y U Al /-;, c t►t I wl F- o e� D z tiIn 1` N • V � > iO ZO' (i� � 3 •££�t2•EO N cr. a p m O ' N' In _.. ru er W 1-1 J C ' r g S t Z _I7� go 40 W� in 1 m 'Z O or N 4A h r Z in ■ e1 `. b1 • H r 1n a N < � 10 Td-cc ,00'OI IWOLT �• •• VOL PAGEi113' OQ'LZE 'M v400YE900 N Minimum Minimum Square Square Lot/Block Footage Lot/Block Footage 21/2 2200 1/3 1800 1/4 1800 2/3 1800 2/4 1800 3/3 1800 3/4 1800 4/3 1800 4/4 1800 513 1800 5/4 1800 6/3 2000 6/4 ]Soo 713 2000 7/4 1800 8/3 2000 8/4 1800 913 2000 914 1800 10/3 2000 10/4 1800 11/3 2000 11/4 2000 12/3 2100 12/4 2000 13/3 2100 13/4 2000 14/3 2100 14/4 2200 15/3 2100 15/4 2200 16/3 2100 16/4 2200 17/3 2100 17/4 2500 18/3 2100 18/4 2500 19/3 2100 1914 2500 2013 2100 20/4 2500 21/3 2100 21/4 2500 2213 2100 22/4 2500 23/3 2100 23/4 2500 24/3 2100 24/4 2500 25/3 2200 25/4 2500 26/3 2500 26/4 2500 27/4 2500 28/4 2500 Two or three story homes must have a minimum of 1500 feet of air-conditioned and heated space for the first story. Greenhouses,where incorporated,attached to,or contained in the main building,shall be included as air-conditioned space,but interior courts open to weather shall not. 4. MASONRY CONSTRUCTION:The exterior construction of the dwelling house erected on any Lot shall be at least 75%masonry,exclusive of windows,doors,and roofs,unless otherwise approved by the Architectural Review Committee.Masonry is hereby defined as stone,brick,or veneers of same.All fireplaces and chimneys shall be 100%masonry construction on the exterior. 5. ROOF CONSTRUCTION:Roofs shall have a minimum pitch of 7 X 12.Flat roofs are prohibited unless specifically reviewed and approved in writing by the Architectural Review Committee.Mansard-type roofs are specifically prohibited for use on any dwelling where they can be viewed from the street.Composition shingles may be used provided they are premium grade 300 pound per square or heavier,self sealing,shingles. 6. SETBACKS.The main body of any dwelling house shall not be erected at any point closer than twenty (20)feet to the front property line. 7. FENCES:No fence shall extend closer than twenty five(25)feet from the front property line.All fences will be wood,brick,stone,wrought iron and/or masonry and shall be no higher than nine feet. No chain link,woven metal,wire or similar fence type shall be constructed. Wood fences may be stained with either a semi-transparent or solid color wood stain. Pre-approved colors of stain include natural wood tones in the oak,mahogany,cedar,or redwood family. Any other colors of stain(e.g.green or gray)shall be submitted to the architectural committee for approval. Alt fences must be maintained in good condition and any repairs must be back to original type construction. Unsightly splices,braces,or patches are considered unacceptable repairs. 8. YARDS; Prior to or tiithin sit months of completion of construction of a residence on any Lot,the Owner of the Lot must sod and irrigate the front yard and side yards.The"front yard"is that portion of the lot beginning at the front of the lot(i.e.,the street)and continuing to the front of the residence.The sod must be solid and of St. Augustine,Bermuda,or similar grass. 9. SCREENING: All air-conditioning equipment shall be installed in the rear or in the side yard,screened from view from the street,by an opaque fence or masonry wall.Gas and electrical meters shall be concealed from view from the front. 10. SIGNS:The building contractor or Owner may erect or place one sign of not more than five(5)square feet identifying the builder and one sign advertising the Lot for sale or lease. it. MINERAL DRILLING:No oil or other mineral drilling,refining,storage,quarrying or mining operations of any kind shall be permitted upon any Lot. 12. TRASHIRUBBISH:No rubbish,trash,garbage or waste shall be placed,dumped or permitted to remain on any Lot. Trash containers shall not be visible from the front or side street except on the day of collection. 13. ANIMALS:No animals of any type shall be raised,bred,or kept for commercial purposes.Household pets shall be kept on any Lot only when a dwelling is constructed and occupied thereon.Not more than a total of five household pets shall be allowed permanent residence in any dwelling. 14, NOXIOUS ACTIVITY:No activity shall be carried on upon any Lot which may be or may become an. annoyance or nuisance to the neighborhood. Trucks in excess of%ton or any vehicle with painted advertisement are prohibited from parking overnight on streets,driveways,alleys,or Lots. 15, NO EXISTING BUILDING:No existing building,house,mobile home,dwelling and/or structure of any kind or character whatsoever may be placed upon any Lot.A new structure only shall be erected on and permitted to remain on any Lot.No building material of any kind or character shall be placed or stored upon the Property until the Owner is ready to commence improvements and then such material shall be placed or stored within the property line of the Lot upon which the improvements are to be erected. 16. NO TEMPORARY BUILDING:No temporary dwelling,building,shop,platform,trailer,or residence of a temporary character shall be erected or placed upon any Lot,nor otherwise permitted upon any Lot,without the prior consent,approval,and written authorization of the Architectural Committee.Temporary sales or construction offices may be maintained by the developer,and/or subsequent owners or building contractors(subcontractors not included)by way of prior written approval and authorization of the Architectural Committee. Upon completion of sales or construction,as the case may be,any such temporary structures are to be removed. 17. CITY STANDARDS:There shall not be erected on any Lot a residence whose quality of structure and finish does not meet minimum property standards established by the Building Code of the City of North Richland Hills,nor shall any alteration or addition to any residence be made which does not meet the same minimum property standards. 18. COMPLETION OF CONSTRUCTION:No house shall be occupied as a residence until the construction of the same has been entirely completed.No garage,servant house,garage house,or any outbuilding or structure shall be occupied by any person prior to the construction and completion of the main house. 19. PROPER UTILITIES:If any lot is improved for occupancy same shall not be occupied or continued to be occupied unless and until the premises are connected in a proper way with the city sewerage and water system.No outside toilets will be permitted.The drainage of any sewerage into any road,ditch,surface easement or water body, either directly or indirectly, is prohibited. 20. ARCHITECTURAL QUALITY: All dwellings shall be designed and constructed of quality materials and with external design in harmony with existing adjacent dwellings. 21. SUBMISSION:No building,fence,or improvements shall be erected,placed,or altered until the building plans,specifications,and plot plan showing the location of same have been reviewed and approved,in writing,by the Architectural Committee for compliance with this Declaration.Owners or building contractors shall make application in writing to the Architectural Committee.In the event the Architectural Committee shall fail to act upon the application within thirty(30)days after it receives the request,then it is deemed that same has been approved. The building plans shall include,as a minimum,the following:A.All four elevations,B.Floor plan,C.Foundation plan,D.Roof plan,and E. Setback lines on site plan.The Architectural Committee may require additional submittals at its discretion.Applications shall be submitted at the designated office of the Architectural Committee. 22. RETAINING WALLS:Lots I-10 and 12-21,inclusive,Block 2,Woodland Oaks(herein individually a "Retaining wall Lot"or collectively the"Retaining Wall Lots"),are each served,directly or indirectly,by a railroad tie retaining wall or retaining walls(herein a"Retaining Wall"or the"Retaining Walls")at or near the back of each of those lots.Because the Retaining Walls provide a direct benefit to all of the Owners of the Retaining Wall Lots, and an indirect benefit to the subdivision as a whole,it is desirable for the respective owners of the Retaining Wall Lots to maintain the Retaining Walls in a good and orderly fashion and,if necessary,to repair or replace the Retaining Walls so that they remain stable and suitable for their intended purpose,Therefore, it is and shall be an 9 'a � •xll 1JMca3Y' � M o � CL �I V z > OVON 3NII 1DNI338d a �sj o s ti „ AY!{pYOb tl03 031Y3jp3 3bY _ 49 OST--_ J _--- 09? 311 01 y5? n 0p16� C2/ n 1Y?? ye 049 .. bL y _ i 04? 941, 1 f'L9 64y a116-5 MIN ea ti mW!1 11N v ! = of �'�'i�fi OL IPA V IV It C Ol p4 7! 4 OL'3 01 3 e Y ro 1. mqo� — a i aey ? ,ya ZQq agf n. '1'111'1'd - pS 'Od '£QL-QQE 10A lM i'100,ll[N QON 'T a.lb yQ 3!Ol i K'1 Tarrant Appraisal District Property Information I PDF Tarrant Appraisal District Account Number: 5876974 LOCATION Address: 6704 NOB HILL CT Latitude: 32.8713816646 0 0 City: NORTH RICHLAND HILLS Longitude: -97.1874555991 Georeference: 47599-1-16 TAD Map: 2096-436 Subdivision: WOODLAND OAKS ADDITION MAPSCO: TAR-038V N° Neighborhood Code: 3MO403 Googt&tMapl or t,p unl a mi: n This map,content,and location of property is provided by Coogle Cervices. PROPERTY DATA Legal Description: WOODLAND OAKS ADDITION Block 1 Lot 16 Jurisdictions: Site Number: CITY OF N RICHLAND HILLS (018) Site Name: TARRANT COUNTY(220) TARRANT COUNTY HOSPITAL(224) Site Class: Vac-Vacant- Residential TARRANT COUNTY COLLEGE (225) Parcels: 1 BIRDVILLE ISD (902) Approximate Size.*.: 0 State Code: C1 Percent Complete: 0% Year Built: Land Sgft*: 16,266 Personal Property Account: N/A Land Acres*: 0.3734 Agent: None Pool: N Notice Sent Date: 4/15/2026 Notice Value: $100,000 Protest Deadline Date: 5/15/2026 +++Rounded. *This represents one of a hierarchy of possible values ranked in the following order:Recorded,Computed,System,Calculated. OWNER INFORMATION Current Owner: Deed Date: 5/21/2026 ROGERS II DENNIS E AND ROGERS LAN Deed Volume: Primary Owner Address: Deed Page: 4800 NAUTILUS CT Instrument: D226098753 FLOER MOUND, TX 75022 07-15-2026 Page 1 Tarrant Appraisal District Property Information I PDF Tarrant Appraisal District Previous Owners Date Instrument Deed Volume Deed Page CENDERA BANK N.A. 10/7/2025 D225191460 DIAZ CLARA INES 5/6/2022 D222125923 GELGENMILLER STACY 8/7/2020 D220196385 M&M GATEWAY LLC SERIES A 5/7/2020 D220112996 HALMAGEAN MARIA; HALMAGEAN MIRCEA E 2/23/2015 D215042910 LUECK JEANNE; LUECK RONALD 1/29/1991 00101610001603 0010161 0001603 REDBUD CAPITAL INC 12/14/1990 00101290002083 0010129 0002083 REALTY ALLIANCE OF TX LTD 2/9/1989 00095220000701 0009522 0000701 TAR-TWO INC 12/31/1987 00091570001854 0009157 0001854 MBANK FORT WORTH NA 1/15/1987 00088150000041 0008815 0000041 HANSON JOAN; HANSON ROGER 1/1/1985 00081920001108 0008192 0001108 VALUES This information is intended for reference only and is subject to change. It may not accurately reflect the complete status of the account as actually carried in TAD's database. Tarrant County Tax Office Account Information. ImprovementYear .. -. 2026 $0 $100,000 $100,000 $100,000 2025 $0 $100,000 $100,000 $100,000 2024 $0 $100,000 $100,000 $100,000 2023 $0 $100,000 $100,000 $100,000 2022 $0 $84,000 $84,000 $84,000 2021 $0 $84,000 $84,000 $84,000 Pending indicates that the property record has not yet been completed for the indicated tax year. +Appraised value may be less than market value due to state-mandated limitations of value increases. EXEMPTIONS/ SPECIAL APPRAISAL 07-15-2026 Page 2 Tarrant Appraisal District Property Information | P[)F Tarrant Appraisal District There are no exemptions for this property Per Texas pmpanty Tax Code Section 25.027,this website does not include exemption information indicating that a property owner is 65 years of age o,older for unauthorized individuals. 07'15'2020 Page