Feb 16, 2026 Zoning Board of Adjustment

WELCOME TO THE STAFF BRIEFING OF THE BOARD OF ADJUSTMENTS AND APPEALS FOR THE MEETING OF FEBRUARY 16TH, 2026.

ALRIGHT.

[BRIEFING SESSION - 5:30 PM]

I AM KIMBERLY AKIRA DOYE, CHAIRMAN OF THE ZONING BOARD OF ADJUSTMENTS.

THIS STAFF BRIEFING IS HEREBY CALL TO ORDER AT 5:34 PM THIS IS THE PORTION OF THE MEETING WHERE THE STAFF BRIEFS THE BOARD, UM, AND PREVIEWS.

THE CASES ON TONIGHT'S AGENDA.

BOARD MEMBERS WILL HAVE THE OPPORTUNITY TO ASK QUESTIONS THAT MAY FACILITATE THE MEETING AND THE PRESENTATION OF THE CASE.

NO ACTION WILL BE TAKEN DURING THE BRIEFING.

I WILL NOW CONDUCT A ROLL CALL OF MEMBERS TO CONFIRM THE PRESENCE OF A QUORUM AFTER I CALL YOUR NAME.

UH, CHRISTOPHER DAY WOLF.

JONATHAN HEDON, HEAD AND ERIC HEAD.

ADEEN AND VIVIAN MORRIS.

LET THE, UH, RECORD REFLECT THAT ALL MEMBERS ARE PRESENT EXCEPT MELINDA ROGERS, JONATHAN HEAD, ERIC HADIN AND VIVIAN MORRIS.

COMMISSIONERS.

PLEASE REMEMBER TO TURN ON YOUR MICROPHONE BEFORE YOU SPEAK TO ENSURE THAT EVERYONE CAN HEAR YOU AND STAFF PLEASE COME UP AND MAKE YOUR PRESENTATION.

WELL NOW SOME OF THOSE ARE HERE, BUT THEY WERE LEFT.

ITEM NUMBER TWO, ZBA 2 5 12 0 0 7 3 IS A VARIANCE TO SIDE YARD SETBACK PROPERTY LOCATED AT 2109 ROCK CREEK DRIVE.

YOU HEARD THIS REQUEST AT THE LAST HEARING.

IT WAS TABLED AT THAT TIME SO THAT THE APPLICANT COULD MAKE SOME MODIFICATIONS TO THEIR PROPOSAL.

THE ZONING IS SINGLE FAMILY ONE.

THIS INVOLVES THE CONSTRUCTION OF A APPROXIMATELY 646 SQUARE FOOT ATTACHED DECK.

THE REQUIRED SETBACK IN SINGLE FAMILY ONE IS EIGHT FEET.

THE APPLICANT IS PROPOSING A FIVE FOOT SETBACK.

HERE'S A COPY OF THE SITE PLAN.

UM, AS I MENTIONED, TO COMPLETE A PARTIALLY EXISTING ATTACHED DECK, THERE IS AN ACTIVE PERMIT SUBMITTED, AND AGAIN, THE REQUIRED SIDE YARD SETBACK IS EIGHT FEET AND THEY ARE PROPOSING FIVE FEET.

HERE'S A PICTURE OF THE SUBJECT PROPERTY FROM THE FRONT.

HERE ARE A COUPLE OF PICTURES OF DEMOLITION PRE-CONSTRUCTION.

HERE ARE SOME PICTURES DURING CONSTRUCTION.

THIS IS, UM, THE ORIGINAL REQUEST.

SO IT DOES GO ALL THE WAY, UH, TO THE PROPERTY LINE STAFF SENT 50 NOTICES TO SURROUNDING PROPERTIES.

ZERO RETURNED IN FAVOR, ZERO RETURNED OPPOSED.

AND THERE IS NOT A HOMEOWNER'S ASSOCIATION OR A P AND STAFF DOES NOT OBJECT TO ZBA 25 12 0 0 7 3 AS REQUESTED.

A COUPLE OF NOTES.

UM, THE APPLICANT REVISED THE SITE PLAN TO REDUCE THE EXTENT OF THE REQUESTED VARIANCE AND ELIMINATE THE LOWER LEVEL STAIRS, THEREBY MINIMIZING THE ENCROACHMENT.

THE REVISED, EXCUSE ME, THE REVISED DESIGN LESSENS THE OVERALL IMPACT OF THE VARIANCE WHILE PROVIDING ADEQUATE FUNCTIONALITY FOR THE RESIDENT.

STAFF.

ALSO NOTES THAT THE PROPOSED DECK IS NOT VISIBLE FROM THE STREET OR FROM ADJACENT PROPERTIES.

MADAM CHAIR, DO YOU HAVE ANY QUESTIONS? I DO NOT DO, DOES THE BOARD HAVE ANY QUESTIONS? YEAH, CAN YOU BACK UP TO THE, CAN YOU BACK UP TO THOSE PICTURES PLEASE? YES, MA'AM.

UH, THE ONE WHERE THE DECKING IS ALREADY ON, SO THEY'VE ALREADY STARTED TO BUILD IT HAD TO STOP TO MAKE ADJUSTMENTS TO THAT'S CORRECT.

SO THIS IS PRE ADJUSTMENT, RIGHT? THREE FEET.

I'M JUST CURIOUS WHEN YOU ARE ON THAT DECK, WHAT'S ON THE OTHER SIDE OF THAT FENCING? IT IS A VACANT PROPERTY.

VACANT, YES.

AND THE NOTICE WAS SENT TO THEM, SO, OKAY, THANK YOU.

YOU'RE WELCOME.

ANY OTHER QUESTIONS? YES, AARON.

UH, YOU UH, NOTED THAT THERE WAS 50 NOTICES SENT.

WERE THESE WITH THE REVISED ONE OR THE ORIGINAL ONE? THEY, IT, SO PROPERTY OWNERS WITHIN, WE ACTUALLY NOTIFIED 300 FEET.

I THINK WE'VE TALKED ABOUT THIS BEFORE.

WE DID NOT RESEND NOTICES.

UM, THERE WAS NOT A LEGAL NEED TO DO THAT.

SO THE ORIGINAL NOTICES ARE WHAT, WHAT WE SENT.

THE, UH, THE, ARE THOSE FENCE POSTED THAT HOW HIGH THE FENCE WILL BE? SAY IT ONE MORE TIME.

THE FENCE POST? YES.

IS THAT, THAT THE, THAT IS NOT THOSE, THOSE POSTS WILL BE CUT DOWN.

AND A NOTE TOO.

OUR APPLICANT IS HERE THIS EVENING AND HE, HE'LL BE ABLE TO ANSWER SOME QUESTIONS.

[00:05:04]

NEXT CASE.

NEIGHBORHOOD CHARACTERISTICS.

ITEM NUMBER THREE, CBA 2 6 0 1 0 0 0 3 IS A SPECIAL EXCEPTION FOR GARAGE CONVERSION AT PROPERTY LOCATED AT 1826 MAPLE STREET.

THE SUBJECT PROPERTY IS ON SINGLE FAMILY FOUR DISTRICT AND AGAIN, A GARAGE CONVERSION.

WE DO REQUIRE TWO GARAGE PARKING SPACES AND THE APPLICANT WILL BE PROVIDING NO GARAGE PARKING SPACES.

PLEASE DO NOTE THAT THE SUBJECT PROPERTY IS NOT WITHIN THE 300 FEET, UM, LOCATION TO OTHER LEGALLY PERMITTED GARAGE CONVERSIONS.

HERE YOU CAN SEE WHERE THOSE LOCATIONS ARE.

THE SUBJECT PROPERTY IS SORT OF MIDDLE AND UPPER, UH, PICTURE IN RED.

AND THEN THOSE CONVERSIONS ARE SHOWN THERE IN YELLOW WITH THEIR 300 FOOT BUFFERS.

THE HOUSE IS 1,337 QUA SQUARE FEET.

IT WAS BUILT IN 1949.

THE GARAGE IS APPROXIMATELY 484 SQUARE FEET.

THE PURPOSE IS TO ADD ADDITIONAL LIVING AREA THAT DOES NOT INVOLVE A KITCHEN.

DO NOTE, UH, BOARD MEMBERS THAT THE GARAGE CONVERSION IS EXISTING.

IT WAS IN PLACE PRIOR TO THE CURRENT PROPERTY OWNER PURCHASING THE PROPERTY IN 2025.

REGARDING THE OFF STREET PARKING, THIS PROPERTY HAS TWO DRIVEWAYS, ONE ON MAPLE STREET AND ONE ON 19TH STREET.

BOTH ARE, UM, MORE THAN ABLE TO ACCOMMODATE THE REQUIRED TWO NON TANDEM OFF STREET PARKING SPACES AND A BUILDING PERMIT HAS NOT BEEN SUBMITTED JUST YET.

HERE IS THE SUBJECT PROPERTY.

NOW THIS IS A, A GOOGLE STREET VIEW.

THAT IS THE ONLY PICTURE THAT I COULD FIND THAT SHOWS THE LOCATION OF THE OLD GARAGE DOOR ON THE, THE PROPERTY.

SO ON THE LEFT IS THE EXISTING FLOOR PLAN SHOWING THE GARAGE BEING DETACHED.

ON THE RIGHT IS THE EXISTING FLOOR PLAN SHOWING THE GARAGE AND ITS, UH, LAYOUT CONNECTED TO THE HOUSE.

IT IS STRUCTURALLY INTEGRATED WITH THE MAIN RESIDENCE THROUGH A SHARED ROOF CONNECTION AND INCLUDES A BREEZEWAY ENCLOSURE CONNECTING BOTH STRUCTURES.

THESE ARE PICTURES THAT I TOOK A FEW WEEKS AGO.

THE PICTURE ON THE LEFT SHOWS THE DRIVEWAY THAT IS ON MAPLE STREET.

THE TWO PICTURES ON THE RIGHT SHOW, THE CONVERTED GARAGE.

UM, IT'S VERY DIFFICULT TO SHOW YOU HOW IT'S CONNECTED, BUT IT IS CONNECTED VIA THAT ROOF.

IF THE SPECIAL EXCEPTION FOR GARAGE CONVERSION IS APPROVED, THE TOTAL LIVING AREA WILL BE 1,821 SQUARE FEET AND PRIMARY STRUCTURES ALONG THIS BLOCK RANGE FROM 790 SQUARE FEET TO ABOUT 2,500 SQUARE FEET.

SO THE NUMBERS IN YELLOW.

I WAS JUST TRYING TO GIVE YOU SORT OF A, UH, ARRAY OF LIVING AREA, UH, FOR THESE PROPERTIES TO SHOW THAT THE CONVERTED GARAGE ADDED INTO THIS LIVING AREA IS GENERALLY CONSISTENT WITH THE NEIGHBORHOOD.

WE SENT 48 NOTICES.

ZERO RETURNED IN FAVOR, ZERO RETURNED OPPOSED.

THERE IS NOT A, A HOMEOWNERS ASSOCIATION OR A PID STAFF DOES NOT OBJECT TO ZBA.

A 26 0 1.

0 0 0 3 AS REQUESTED.

MADAM CHAIR, DO YOU HAVE ANY QUESTIONS? I DO NOT.

BOARD MEMBERS? I DO.

YES MA'AM.

SORRY.

UM, SO IF YOU APPROVE SOMETHING, THIS IS A SIX BEDROOM HOME.

IS THIS A, IS THIS BY CHANCE AN AIRBNB? NOT TO MY KNOWLEDGE.

I WILL TELL YOU, UM, THAT THE APPLICANT IS HERE.

AND I THINK THAT HE WILL BE ABLE TO ANSWER THAT QUESTION.

AND SO IF WE APPROVE THIS TONIGHT, 'CAUSE HE BOUGHT IT THAT WAY, YOU KNOW, UM, HOW WILL WE KNOW HOW THAT RESTROOM'S PLUMBED? HOW WILL YOU KNOW THOSE THINGS? SO I THINK HE'S GONNA BE REQUIRED TO GET A BUILDING PERMIT.

SO THEY WILL SUBMIT PLANS, UM, THAT WILL INCLUDE MECHANICAL, ELECTRICAL, AND PLUMBING PLANS.

IF THEY NEED TO OPEN WALLS TO TAKE A LOOK AT PLUMBING AND ELECTRICAL MECHANICAL SYSTEMS, THE APPLICANT WILL BE REQUIRED TO DO THAT SO THAT OUR BUILDING INSPECTIONS DEPARTMENT CAN CONFIRM THAT THE HEALTH SAFETY AND WELFARE ITEMS HAVE BEEN ADDRESSED AND THAT IT HAS BEEN CONSTRUCTED PER THE BUILDING CODE.

YOU'RE WELCOME.

ANY OTHER QUESTIONS? OKAY.

MOVING RIGHT ALONG.

ITEM NUMBER FOUR, ZBA 2 6 0 1 0 0 0 1.

THIS IS A REQUEST FOR VARIANCES TO THE MAXIMUM DENSITY LOT WIDTH AND LOT AREA ON PROPERTY PROPERTY LOCATED AT 1822 ARMSTEAD AVENUE.

THE SUBJECT PROPERTY IS ZONED SINGLE FAMILY SIX.

THE PROJECT IS INCLUSIVE OF CONSTRUCTING FOUR DETACHED

[00:10:01]

SINGLE FAMILY HOMES.

UM, THE MAXIMUM DENSITY VARIANCE WILL APPLY TO ALL OF THE LOTS, THE MINIMUM LOT WIDTH.

UM, WILL ALSO APPLY TO ALL OF THE LOTS WITH A, A SLIGHT ADJUSTMENT FOR THE CORNER LOT.

AND THEN THE MINIMUM LOT AREA WILL ALSO APPLY TO ALL OF THE LOTS.

HERE IS THE PROPOSED SITE PLAN FOR THE PROJECT.

IT WAS REZONED TO SINGLE FAMILY SIX IN JANUARY OF 2026.

THE PROPERTY IS CURRENTLY PLATTED AS A SINGLE LOT AND THE APPLICANT SEEKS TO REPLANT THE PROPERTY INTO FOUR INDIVIDUAL LOTS, LOTS ONE THROUGH THREE SHOWN IN RED, AND THEN THE CORNER LOT, LOT FOUR SHOWN IN YELLOW.

SO THE VARIANCE, UH, TO INCREASE THE MAXIMUM DENSITY AS I MENTIONED, THIS WILL APPLY TO ALL OF THE LOTS.

THE REQUIRED MAXIMUM DENSITY IN THIS DISTRICT IS 8.7 UNITS PER ACRE.

THE REQUESTED MAXIMUM DENSITY IS 8.79 UNITS PER ACRE.

UM, THE SECOND VARIANCE FOR THE MINIMUM LOT WIDTH FOR THE INTERIOR LOTS, AGAIN, THAT IS LOT ONE THROUGH THREE.

THE MINIMUM LOT WIDTH IS 50 FEET.

THE REQUESTED LOT WIDTH IS 49 FEET.

THE VARIANCE FOR THE LOT WIDTH ON THE CORNER LOT, UH, WILL REQUIRE REDUCTION TO 49 FEET AS WELL.

WE DO ADD ON AN ADDITIONAL FIVE FEET FOR CORN LOTS.

SO THE REQUIRED LOT WIDTH IS 55 FEET.

AND THEN A VARIANCE FOR ALL OF THE LOTS TO REDUCE THE MINIMUM LOT AREA FROM THE REQUIRED 5,000 SQUARE FEET TO THE REQUESTED 4,958 SQUARE FEET.

UM, THE APPLICANT'S PROPOSAL IS GENERALLY CONSISTENT WITH SURROUNDING PROPERTIES.

THE SURROUNDING PROPERTIES RANGE, UH, BETWEEN 4,000 THOUSAND 298 SQUARE FEET TO OVER 10,000 SQUARE FEET.

THAT WOULD BE THE LOT AREAS.

UM, PROPOSED LOT WIDTHS GENERALLY FROM 50 FEET TO MORE THAN A HUNDRED FEET.

THE APPLICANT'S PROPOSAL IS ACTUALLY 49 FEET AND SEVEN INCHES.

AND STAFF BELIEVES THAT THE PROPOSED DEVELOPMENT IS COMPATIBLE WITH THE EXISTING NEIGHBORHOOD PATTERN AND FACILITATES APPROPRIATE INFILL DEVELOPMENT CONSISTENT WITH THE RECENTLY APPROVED ZONING DESIGNATION.

JUST A NOTE THAT ALL OTHER DENSITY AND DIMENSIONAL REQUIREMENTS FOR THIS PROPOSAL ARE MEETING OR EXCEEDING THE UDC REQUIREMENTS.

STAFF SENT 72 NOTICES, WE RECEIVED ZERO IN FAVOR, ZERO OPPOSED.

AND THERE IS NOT AN HOA STAFF DOES NOT OBJECT TO ZBA 26 0 1.

0 0 0 1 AS REQUESTED.

IF THE BOARD DOES CHOOSE TO GRANT THE VARIANCES, WE WILL REQUIRE THAT THE APPLICANT REP REPLANT THE PROPERTY AS SHOWN ON THE PROPOSED SITE PLAN.

MADAM CHAIR, DO YOU HAVE ANY QUESTIONS? NO, MA'AM.

, I'M SO SORRY.

DID WE RE, DID HE REZONE THIS SO THAT HE COULD PUT THESE HOMES HERE? YES MA'AM.

IT WASN'T JUST RANDOM FOR THAT WHOLE AREA.

IT WAS NOT.

AND SO PNZ APPROVED THE ZONING FOR THAT PNZ AND THEN THE COUNCIL AT DOCK AND THE COUNCIL? YES MA'AM.

MM-HMM .

NOW IS THIS TYPICAL OUT IN THAT AREA? UM, I THINK THAT IT IS GENERALLY CONFORMING WITH THE, THE, THE PATTERN THAT'S OUT THERE.

SO I'M TRYING TO SHOW IN THIS IMAGE YOU CAN SEE THE SITE PLAN.

IT'S NOT PERFECT.

IT IS FAIRLY CLOSE.

UM, FOOTPRINTS ARE APPROXIMATELY SIMILAR LOT WIDTHS, LOT AREAS.

VERY, VERY CLOSE.

AARON, I HAVE SEVERAL QUESTIONS.

SO COULD YOU BACK UP OKAY.

YOUR SLIDES ALL THE WAY TO THE BEGINNING SO I'LL KNOW WHERE TO GO ALL THE WAY TO THE BEGINNING.

ALRIGHT, NEXT ONE.

OKAY, SO YOU WANT THESE VARIANCES HERE.

OKAY, NEXT ONE.

WHAT DOES SINGLE FAMILY SIX MEAN? SINGLE FAMILY SIX IS A IS OUR SORT OF HIGHEST DENSITY ZONING DISTRICT, ASIDE FROM THINGS LIKE ZERO LOT LINES AND VERY TINY LOTS.

SO IT IS SORT OF INTENDED FOR THIS TYPE OF DEVELOPMENT.

AND NEXT SLIDE.

UM, AND NUMBER THREE HERE YOU'VE GOT 55 FEET.

'CAUSE THAT'S A CORNER LOT.

YES.

IT HAS TO BE 55 FEET AND CORRECT.

AND IT'S 49.

SO BASICALLY IT'S JUST MAKING EVERY ONE OF THEM 49.

THAT'S CORRECT.

THEY'RE, THEY'RE ACTUALLY 49 FEET, SEVEN INCHES.

WE ALWAYS LIKE TO BACK IT DOWN TO A WHOLE NUMBER SO THAT WE'RE NOT TINKERING IN THE FIELD WITH INCHES.

IT BUYS THEM A LITTLE, LITTLE BIT OF EXTRA SPACE.

SQUARE FEET IS, IT'S REAL CLOSE TO THE 5,000.

NEXT SLIDE.

OKAY, I SEE THE 47 FEET, NINE INCH, 49 FEET SEVEN INCHES.

AND THE 4 49 58

[00:15:02]

THAT'S WHAT YOU'RE SAYING? THAT'S CORRECT.

NEXT ONE.

UH, THAT I'M FINE WITH THAT.

THANK YOU FOR YOUR QUE UH, THANK YOU FOR THE ANSWERS OF COURSE.

BOARD MEMBERS.

ANY OTHER QUESTIONS? ALRIGHT.

WE WILL ADJOURN THE STAFF BRIEFING UNTIL 6:00 PM

[Call to Order]

ALL RIGHT.

WELCOME TO THE CITY OF GREEN PRIX ZONING BOARD OF ADJUSTMENTS AND APPEALS MEETING OF FEBRUARY 16TH, 2026.

I'M KIMBERLY AKIRA DOYE, CHAIRMAN OF THE ZONING BOARD OF ADJUSTMENTS.

THIS MEETING IS HEREBY CALL TO ORDER AT 6:00 PM THE ZONING BOARD OF ADJUSTMENTS USUALLY MEETS THE THIRD MONDAY OF EACH MONTH.

ALL MEETINGS ARE VIDEO RECORDED.

NO OFFICIAL ACTION MAY BE TAKEN UNLESS PROPER APPLICATION HAS BEEN SUBMITTED THROUGH THE PLANNING DEPARTMENT.

THE ZONING BOARD OF ADJUSTMENTS IS APPOINTED BY THE CITY COUNCIL TO CONSIDER VARIANCES, EXCEPTIONS AND APPEALS AS PRESCRIBED BY THE CITY OF GRAND PRAIRIE'S UNIFIED DEVELOPMENT CODE AND FOLLOWS A PRINTED AGENDA THAT IS AVAILABLE ONLINE IN ACCORDANCE WITH SECTION TWO 11.09 OF THE TEXAS LOCAL GOVERNMENT CODE.

THE CONCURRING VOTE OF SEVEN MEMBERS OF THE BOARD IS NECESSARY TO DECIDE IN FAVOR OF ANY APPLICANT ON ANY MATTER IN WHICH THE BOARD HAS JURISDICTION.

I WILL NOTE THAT TONIGHT WE HAVE NINE MEMBERS PRESENT.

MEMBERS OF THE PUBLIC MAY ADDRESS THE BOARD ON ITEMS LISTED ON THE AGENDA UNDER PUBLIC HEARING.

I WILL NOW CONDUCT A ROLL CALL OF MEMBERS TO CONFIRM THE, UH, PRESENCE OF RECOR.

AFTER I CALL YOUR NAME, PLEASE SAY HERE, KIMBERLY AKIRA DOYE.

HERE.

CHRISTOPHER DAY WOLF.

HERE ANN DEBBIE JOHNSTON.

HERE, LET THE RECORD REFLECT THAT ALL MEMBERS ARE PRESENT.

AND NOW WE'LL HAVE AN INVOCATION BY DEBBIE JOHNSTON.

THANK YOU MS. BOWHEAD, PLEASE DEARLY.

FATHER, WE COME BEFORE YOU TODAY TO, UH, DO OUR BEST TO WORK TOGETHER TO FIND SOLUTIONS FOR THE CITY, FOR THE, FOR THE RESIDENTS OF OUR, OF OUR CITY WHO HAVE, UH, COME TO US WITH, UH, THEIR REQUESTS.

LORD.

UM, WE WE ARE VERY THANKFUL FOR OUR CITY AND WE'RE VERY THANKFUL FOR OUR LEADERS, LORD.

AND WE ASK FOR WISDOM AND COMPASSION, LORD.

AND TO DO THE VERY BEST JOB THAT WE MAY.

IN CHRIST NAME WE PRAY.

AMEN.

OUR FIRST ACTION ITEM FOR TONIGHT IS THE APPROVAL OF THE MINUTES OF THE JANUARY 21ST, 2026 MEETING.

MEETING GUIDELINES IN AN EFFORT TO MINIMIZE DISRUPTIONS.

THE FOLLOWING MEETING GUIDELINES WILL APPLY.

THE STAFF WILL PRESENT FIRST ON ANY AGENDA ITEM.

APPLICANTS WILL HAVE 30 MINUTES TO PRESENT.

ONCE THE APPLICANT HAS SPOKEN, EACH MEMBER OF THE PUBLIC WHO FEELS OUT A SPEAKER CARD WILL HAVE FIVE MINUTES TO SPEAK WITH ADDITIONAL TIME ALLOWED AT THE DISCRETION OF THE CHAIRMAN.

SPEAKERS SHOULD GIVE THEIR NAME AND ADDRESS FOR THE RECORD ALONG WHOM YOU REPRESENT.

STAFF WILL BE AVAILABLE TO RESPOND TO ANY QUESTIONS FOLLOWING THE PRESENTATION OF EACH ITEM.

AN INDIVIDUAL WHO WOULD LIKE TO SPEAK ON A TOPIC NOT LISTED ON THE AGENDA SHOULD SPEAK UNDER THE HEADING OF CITIZEN COMMENTS.

[APPROVAL OF MINUTES]

IS THERE ANY MEMBER OF THE BOARD OR PUBLIC WHO WISHES TO SPEAK ON THE MINUTES? SEEING NONE, I WILL NOW ACCEPT A MOTION TO APPROVE THE MINUTES ON JANUARY 21ST.

2026.

MADAM CHAIRMAN, I MAKE A MOTION THAT WE APPROVE OF THE MINUTES FOR JANUARY 21ST.

2026.

I HAVE A MOTION BY MR. DAVID BAKER.

DO I HAVE A SECOND? SECOND.

I HAVE A SECOND BY MS. ANNA COCA.

ANY DISCUSSION PLEASE RAISE YOUR HAND.

SEEING NONE.

ALL IN FAVOR, RAISE YOUR HAND.

ALL OPPOSED, THE MOTION PASSES BY A VOTE OF NINE ZERO PUBLIC HEARING.

THAT BRINGS US TO THE PUBLIC HEARING FOR THE CASES LISTED IN THE AGENDA.

THE SECOND

[2. ZBA-25-12-0073 (Council District 1) – Variance to the side yard setback permitted under the Unified Development Code, located at 2109 Rock Creek Dr., legally described as portions of Lots 2 & 3 (Parcel ID 28249500150020200), Block 15, Wildwood Oaks Addition, City of Grand Prairie, Dallas County, Texas, zoned Single Family-One (SF-1) District]

ITEM ON OUR AGENDA TONIGHT IS ZBA 25 DASH 12 DASH 0 7 3.

THANK YOU MADAM CHAIR.

AND THAT CASE IS

[00:20:01]

A VARIANCE TO THE SIDE YARD SETBACK FOR PROPERTY LOCATED AT 29 21 0 9 ROCK CREEK DRIVE.

THE SUBJECT PROPERTY IS ZONED SINGLE FAMILY ONE.

THE PROJECT CONSISTS OF THE CONSTRUCTION OF A 646 SQUARE FOOT ATTACHED DECK.

THE REQUEST IS A VARIANCE TO REDUCE THE REQUIRED MINIMUM SIDE YARD SETBACK FROM EIGHT FEET TO THE PROPOSED FIVE FEET.

AS I MENTIONED BEFORE, THE PURPOSE IS TO, UH, COMPLETE THE CONSTRUCTION OF A PARTIALLY EXISTING DECK.

THERE IS A BUILDING PERMIT SUBMITTED AND ONE MORE TIME.

THE REQUIRED, UM, SIDE YARD SETBACK IS EIGHT FEET AND THE APPLICANT IS PROPOSING A FIVE FOOT SETBACK.

HERE IS A PICTURE OF THE FRONT OF THE PROPERTY.

THESE PICTURES ARE SHOWING SOME DEMOLITION AND PRE-CONSTRUCTION ENVIRONMENTS.

THESE PICTURES ARE SHOWING CONSTRUCTION, UM, OF THE ORIGINAL REQUESTS.

THIS IS NOT THE REVISED REQUEST THAT INCLUDES THE FIVE YARD SETBACK.

STAFF SENT 50 NOTICES.

ZERO WERE RETURNED IN FAVOR, ZERO WERE RETURNED.

OPPOSED.

THERE IS NOT AN HOA AND THERE IS ALSO NOT A PI.

STAFF DOES NOT OBJECT TO ZBA 25 12 0 0 7 3 IS REQUESTED.

I WOULD LIKE TO NOTE THAT THE APPLICANT REVISED THE SITE PLAN TO REDUCE THE EXTENT OF THE REQUESTED VARIANCE AND ELIMINATE THE LOWER LEVEL STAIRS, THEREBY MINIMIZING THE ENCROACHMENT.

THE REVISED DESIGN LESSENS THE OVERALL IMPACT OF THE VARIANCE WHILE PROVIDING ADEQUATE FUNCTIONALITY FOR THE RESIDENTS.

STAFF ALSO NOTES THAT THE PROPOSED DECK IS NOT VISIBLE FROM THE STREET OR FROM ADJACENT PROPERTIES.

MADAM CHAIR, DO YOU HAVE ANY QUESTIONS? I DO NOT.

MEMBERS OF THE BOARD.

I HAVE SEVERAL SPEAKER CARDS, UH, FOR THIS ITEM.

SO CAN I HAVE THE APPLICANT COME DOWN? GOOD EVENING.

MY NAME IS JASON WINKLE.

ADDRESS IS 46 16 EDEN WOOD DRIVE IN FORT WORTH, TEXAS.

DO WE HAVE ANY QUESTIONS FOR MR. WINKLE? IS IS THIS YOUR HOME? NO, IT IS NOT.

I'M A SUBCONTRACTOR ON THIS PROJECT.

UM, THE, IT IT'S MY UNDERSTANDING THE CLIENT IS, UM, A HUNDRED PERCENT DISABLED VETERAN AND HAS SOCIAL ISSUES.

SO WE, WE REQUESTED HIM TO COME HERE FOR HIS BENEFIT, BUT NOT IN A POSITION TO DO SO.

I UNDERSTAND.

WELL, IT LOOKS LIKE YOU, UH, TOOK SOME GOOD ADVICE AND YOU WORKED WITH THE CITY AND, AND MADE SOME GREAT CHANGES.

I SEE.

I I DO LIKE THIS.

THANK YOU SIR.

I, I HAVE A QUESTION.

SO THE BIG POSTS THAT ARE UP THE FOUR BY FOURS, ARE YOU GONNA ADD A FENCE AREA TO THAT? IS THAT GONNA BE THE FENCING OR, OR SO THE PROPOSED DESIGN, THAT INITIAL DESIGN, SO THIS, THIS IS CONSTRUCTION UNDER OUR FIRST PROPOSED DESIGN TO THE CLIENT.

UHHUH .

THAT'S GONNA BE A PRIVATE, IT WAS SUPPOSED TO BE A PRIVACY SCREEN.

UM, SO THERE'S, THERE'S SIGNIFICANT, THERE'S NOT MUCH PRIVACY BECAUSE OF THE, WHERE THE DOORS ARE FOR THAT HOUSE.

IT, IT OVERLOOKS OVER ONTO THE OTHER PROPERTIES.

SO THEY'RE, THEY WANTED THE PRIVACY SCREEN THERE TO GIVE THEM SOME PRIVACY.

THEY BEING THE CLIENTS.

SO, SO YOU'RE GONNA BE MOVING THIS BACK ANOTHER THREE FEET? CORRECT? IT'S ABOUT ANOTHER FOUR TO FIVE FEET BACK BECAUSE THAT, THAT CARRIES THE, THE AS IS CONSTRUCTED, IT'S ABOUT A FOOT AWAY FROM THE PROPERTY LINE.

SO WE'RE CUTTING ABOUT ANOTHER FOUR TO FIVE FOOT OFF OF WHAT WE HAVE ALREADY FABRICATED.

AND THAT'S THE CLIENT'S FENCE? FENCE? IT IS, YES MA'AM.

I DON'T KNOW HOW HE'S GONNA MOW THAT .

IT'S ALL GONNA BE HARDSCAPES.

SO THANK YOU.

DO YOU HAVE ANY OTHER QUESTIONS FOR THE APPLICANT? I DID HAVE A QUESTION.

UH, HOW TALL WOULD HE, HOW TALL WOULD THE FENCE BE? UH, FROM THE, UH, DECK UP? SO THE EXISTING, UM, FENCE ON THE PROPERTY LINE IS EIGHT FOOT TALL.

WE'RE PROPOSING THE PRIVACY SCREEN TO BE SEVEN FOOT TALL OFF OF THE DECK.

YES SIR.

ALRIGHT, ANY ADDITIONAL QUESTIONS? THANK YOU SO MUCH SIR.

GREAT, THANKS.

WE HAVE ANOTHER SPEAKER CARD.

UM, MR. BARRY SANDERS, IF YOU WOULD PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD.

PLEASE GO TO THE OVERHEAD FOR THE PROPERTIES.

NEIGHBORHOOD LEFT OR RIGHT? WHAT? ONE MORE.

ONE MORE.

THERE YOU GO.

HI, I AM BARRY SANDERS.

IT WORKS 2 1 2 6 AT WESTFIELD.

HAVING USED THIS ONE BEFORE, BUT YOU GUYS KNEW I WOULD USE A MICROPHONE IF IT WAS OPEN.

START THE

[00:25:01]

CLOCK.

I APPRECIATE MADAM CHAIRWOMAN, ALL DISTINGUISHED MEMBERS OF THE ZONING BOARD OF ADJUSTMENT FOR HEARING THIS CASE.

REASON I'M HERE WAS BASICALLY JUST TO CHECK UP ON YOU GUYS, BUT THIS PARTICULAR CASE IS DIRECTLY ACROSS THE CREEK FROM ME.

THE HOUSE PROPERTY IS YELLOW.

I LIVE JUST OVER JOHNSON CREEK TO THE NORTH, MAYBE 12, 1500 FEET AWAY.

THOSE THAT ARE FAMILIAR WITH THAT NEIGHBORHOOD, THESE HOUSES ARE BUILT IN THE, MOSTLY IN THE SEVENTIES.

THE TREES TEND TO BE 30 TO 40 HEAVILY.

WOODED LOTS, LARGE LOTS UNLIKE A LOT OF PARTS OF OUR TOWN WHERE YOU HAVE LOTS WITH A LOT OF TREES AND A LOT OF, UH, PRIVACY AREA.

I HAVE ZERO PROBLEM WITH THIS.

THREE FEET ENCROACHMENT INTO THE EASEMENT.

IT'S STILL GONNA BE FIVE FEET EASEMENT OFF OF THE PROPERTY, WHETHER IT'S NORMALLY EIGHT.

SO THEY'RE ASKING FOR A THREE FOOT VARIANCE.

THE GENTLEMAN IS A DISABLED VETERAN.

I'M FAMILIAR WITH HIM.

HE, UH, GETS HIM CHANCE TO GO OUTSIDE AND ENJOY OUR NEIGHBORHOOD THE LOT.

NEXT DOOR IS ALL JUST TREES AND UN UNUSED.

THE LOT SLOPES DOWN TO JOHNSON CREEK.

WE'RE CALLING IT JOHNSON CREEK, BUT LET'S BE HONEST, IT'S A DRAINAGE DITCH.

BUT, UH, IT'S PLAID AS JOHNSON CREEK, BUT ON BOTH SIDES OF THE NEIGHBORHOOD, IT SLOPE SLOPES DOWN.

SO YOU'RE GONNA HAVE SOME DOWN, BUT IT GOES DOWN INTO NOTHING.

THEY'RE NOT GOING TO DEVELOP, NOBODY'S GOING TO DEVELOP ONTO THAT LAND.

SO I WOULDN'T WORRY ABOUT FUTURE, FUTURE GENERATIONS RUNNING INTO THAT AND SAYING, WHO BUILT THIS IF THEY WERE BUILDING A 90 FOOT PINK CASTLE.

OKAY, BUT THIS IS, THAT'S A PROBLEM.

WE, WE OBJECT TO THAT.

BUT I STRONGLY URGE YOU TO VOTE AND PROVE THIS IN THIS NEIGHBORHOOD.

IT TOTALLY FITS THE NEIGHBORHOOD.

THANKS FOR YOUR TIME.

THANK YOU VERY MUCH.

THANK YOU SO MUCH.

I DON'T HAVE A LIBRARY BOOK .

THANK YOU BARRY.

GOOD.

'CAUSE I KEEP THE FILE ON IT.

MM-HMM .

DO WE HAVE ANY OTHER SPEAKERS? ANY OTHER QUESTIONS? I THINK MS. COKA YOU FIRST.

OKAY, GO AHEAD.

UH, MR. SANDER JUST CAME UP.

UH, AND DO WE HAVE AN OPPORTUNITY TO ASK HIM QUESTIONS? DID HE JUST GO? NO, NO.

WE CAN ASK HIM QUESTIONS.

BARRY, WOULD YOU STEP UP PLEASE? YOU'D LIKE TO ASK QUESTIONS? I DON'T HAVE A, I DON'T ME SKIRT RIGHT BACK DOWN HERE.

YOU ASKED FOR IT.

HANG ON THERE MR. DWO.

LEMME MAKE SURE IT'S WORKING PRO.

WE'RE GOOD.

GO AHEAD SIR.

MR. SANDERS, I DIDN'T HAVE A QUESTION FOR YOU.

I WAS ASKING PROCEDURALLY IF QUESTIONS YOU PRESENTED AND SAT DOWN CAN'T.

SO I WAS JUST TRYING TO CLARIFY THAT WE COULD ASK YOU QUESTIONS.

YEAH, YOU'RE WELCOME TO ASK HIM QUESTIONS IF YOU WOULD LIKE HAVE NO QUESTION AT THIS POINT.

I'M BE WOEFULLY DISAPPOINTED IF YOU DON'T ASK A QUESTION.

HOW YOU BEEN MR. WOLF AND DOING GOOD.

OKAY, GREAT.

YOU HAVE ANY QUESTIONS? COME ON.

ANYBODY ELSE, PLEASE SOMEBODY ASK A QUESTION.

COME ON BARRY.

THANK YOU FOR YOUR TIME, SIR.

, THANK YOU SO MUCH, BARRY.

I'M JUST WAVING TO THE TWO WATCHERS AT HOME.

OH GOODNESS.

DO WE HAVE, UM, HEARING NO FURTHER QUESTIONS? NO DISCUSSION.

OH, I'M SO SORRY.

NO, I TOLD I WAS GONNA MAKE THE MOTION TO GO AHEAD AND APPROVE.

PERFECT.

PLEASE.

CAN WE GET A MOTION TO, TO APPROVE ZBA, MR. CHAIRMAN? MM-HMM .

I MAKE A MOTION THAT WE CLOSE ONCE.

GO AHEAD SIR.

THEN WE CLOSE AND APPROVE ZBA 2 5 1 2 0 0 7 3.

OKAY, SO MS. COCA WAS GONNA MAKE THE MOTION.

YEAH, WE NEED TO CLOSE IT FIRST.

SO YOU NEED TO CLOSE IT AND THEN APPROVE IT.

THAT'S WHAT I JUST DID.

SO WE'LL, WE'LL GO AHEAD AND ACCEPT THE MOTION AS PRESENTED.

I'LL SECOND IT PLEASE.

EXCUSE ME.

YOU CAN TAKE THE NEXT MOTION.

I HAVE A MOTION FOR MR. BAKER AND A SECOND FOR MS. JOHNSTON? YES.

OKAY, PERFECT.

MADAM CHAIR, ITEM NUMBER THREE, CBA 2 6 0 1 0 0 0 3 IS, I'M SORRY.

ANY DISCUSSION? ALL RIGHT.

UH, ALL IN FAVOR, PLEASE RAISE YOUR HAND.

ANY OPPOSED? OKAY.

VOTE PASSES BY VOTE OF NINE ZERO.

OKAY,

[3. ZBA-26-01-0003 (Council District 5) - Special exception for a garage conversion permitted under the Unified Development Code, located at 1826 Maple St., legally described as Lot 26, Block 10, Vought Manor Addition No. 3, City of Grand Prairie, Dallas County, Texas, zoned Single Family-Four (SF-4) District]

HELLO THERE.

IT'S IS A SPECIAL EXCEPTION REQUEST FOR GARAGE CONVERSION AT PROPERTY LOCATED AT 1826 MAPLE STREET.

THE SUBJECT PROPERTY IS ZONED SINGLE FAMILY FOUR DISTRICT.

UM, THE REQUIRED PARKING FOR GARAGE CONVERSIONS.

WE REQUIRE TWO GARAGE PARKING SPACES.

WE ARE PROVIDING NO GARAGE PARKING SPACES.

THE SUBJECT PROPERTY IS NOT WITHIN THE 300 FOOT BUFFER OF OTHER LEGALLY PERMITTED GARAGE CONVERSIONS.

YOU CAN SEE THE SUBJECT PROPERTY SHOWN IN RED, SORT OF IN THE, THE MIDDLE AT THE TOP OF THE SCREEN AND THE 300 FOOT BUFFERS WITH THEIR LEGALLY PERMITTED GARAGE CONVERSIONS SHOWN IN BLUE AND YELLOW.

[00:30:01]

SO THIS HOUSE WAS BUILT IN 1949.

IT CONTAINS 1,337 SQUARE FEET.

THE GARAGE IS APPROXIMATELY 484 SQUARE FEET.

THE APPLICANT WOULD LIKE TO, UM, COMBINE THOSE TWO TO ADD ADDITIONAL LIVING AREA.

PLEASE DO NOTE THERE IS NOT A KITCHEN.

ALSO NOTE THAT THE GARAGE CONVERSION IS EXISTING AND WAS IN PLACE PRIOR TO THE CURRENTLY CURRENT OWNER'S PURCHASE OF THE PROPERTY IN 2025.

THE PROPERTY DOES HAVE TWO DRIVEWAYS, ONE ON MAPLE STREET AND ONE ON 19TH STREET.

BOTH ARE MORE THAN CAPABLE OF ACCOMMODATING THE REQUIRED TWO OFF STREET NON TANDEM SPACES.

UH, JUST A QUICK CORRECTION HERE.

THE APPLICANT DID LET ME KNOW THAT THERE IS A BUILDING PERMIT SUBMITTED FOR THE CONVERSION.

HERE IS A, A PICTURE THAT SHOWS THE LOCATION OF THE GARAGE DOOR.

THIS IS PRECONVERSION ENVIRONMENT.

HERE ARE THE FLOOR PLANS.

THE FLOOR PLAN ON THE LEFT SHOWS SORT OF THE EXISTING NON-CONVERTED GARAGE.

AND THEN THE PLAN ON THE RIGHT SHOWS THE LAYOUT OF THE ROOMS OF THE CONVERT AND GARAGE.

UM, THEY ARE STRUCTURALLY INTEGRATED WITH MAIN RESIDENCE THROUGH A SHARED ROOF CONNECTION AND ALSO INCLUDES A BREEZEWAY ENCLOSURE CONNECTING BOTH STRUCTURES.

HERE ARE SOME PICTURES THAT WE GOT A FEW WEEKS AGO.

THE PICTURE ON THE FAR LEFT SHOWS THE MAPLE STREET, UH, DRIVEWAY.

AND THEN THE TWO OTHER PICTURES DO SHOW THE LOCATION OF THE CONVERTED GARAGE.

IF THE SPECIAL EXCEPTION FOR A GARAGE CONVERSION IS APPROVED, THE TOTAL LIVING AREA WILL BE 1,821 SQUARE FEET.

UM, PRIMARY STRUCTURES ALONG THIS BLOCK RANGE FROM 790 SQUARE FEET TO A LITTLE OVER 2,500 SQUARE SQUARE FEET.

UH, THE PROPOSED ADDITION OF THE GARAGE TO THE LIVING AREA IS GENERALLY CONSISTENT WITH THE OTHER PROPERTIES IN THIS NEIGHBORHOOD.

UM, I SELECTED JUST A FEW TO SHOW YOU AN ARRAY OF THE, UH, LIVING AREAS.

YOU CAN SEE THAT THEY ARE, UM, IN LINE WITH THIS PROPOSAL WE SENT 48 NOTICES.

ZERO WERE RETURNED IN FAVOR, ZERO RETURNED.

OPPOSED.

THERE IS NOT AN HOA AND THERE IS NOT A PI.

STAFF DOES NOT OBJECT TO ZBA 26 0 1.

0 0 0 3 AS REQUESTED.

MADAM CHAIR, DO YOU HAVE ANY QUESTIONS? I DO NOT.

THANK YOU MEMBERS OF THE BOARD.

I DO, YES MA'AM.

SORRY.

UM, WHAT IS THE STRUCTURE CURRENTLY USED FOR RIGHT NOW? LIVING AREA? A HOUSE AND THEY'RE GOING TO REDO IT.

IT'S, IT, THEY PURCHASED IT LIKE THIS.

SO IT IS EXISTING.

UM, AND THEY'RE USING IT FOR, UH, LIVING AREA.

SO THEY HAVE BEDROOMS, THEY HAVE A LITTLE LIVING AREA IN THERE AND A RESTROOM.

AND WHY IS IT BEING BROUGHT BEFORE US? UM, BECAUSE GARAGE CONVERSIONS REQUIRE SPECIAL EXCEPTION GRANTED BY THE BOARD.

SO THEY DIDN'T GET A PERMIT TO BEGIN WITH.

AND IT WAS DONE BY THE PREVIOUS OWNERS? IT WAS DONE BY THE PREVIOUS OWNER, THAT'S CORRECT.

AND THEN WHEN YOU PURCHASE A HOME, YOU CAN'T KNOW THOSE THINGS.

IS THAT CORRECT? THAT'S WELL, YES.

SO THIS ALSO IS A CODE REFERENCE REFERRAL.

UM, I THINK THAT THERE WAS SOME SORT OF GENERAL MAINTENANCE GOING ON AT THE PRIMARY RESIDENT.

THE, THE MAIN PORTION OF THE HOUSE THAT WAS INCLUSIVE OF THINGS LIKE PAINTING, UM, MAYBE SOME FLOORING THAT CAUGHT THE ATTENTION OF OUR CODE ENFORCEMENT OFFICER.

UM, AND THEN STARTED INVESTIGATING WHERE THE GARAGE WAS AND DID FIND THAT IT HAD BEEN CONVERTED WITHOUT THE BENEFIT OF A BUILDING PERMIT.

YOU'RE WELCOME.

BUT THAT WAS THE PREVIOUS HOMEOWNER THAT, THAT THE PREVIOUS HOMEOWNER CONVERTED THE GARAGE.

CONVERTED THE GARAGE.

THE CURRENT OWNER, WHEN THEY PURCHASED THE PROPERTY, WERE DOING SOME GENERAL MAINTENANCE TO THE PROPERTY CO CODE COMPLIANCE AND CODE HAPPENED BY TO SEE THAT AND DISCOVERED THAT THERE WAS NOT A-A-A-Z-B-A ACTION.

ONE MORE QUESTION.

WAS THIS THE ORIGINAL GARAGE OR WAS THAT AN ADDITIONAL ACCESSORY STRUCTURE BUILT? THAT'S A GREAT QUESTION.

LET'S RESERVE THAT FOR THE APPLICANT.

OKAY, THANK YOU.

SO THEY'RE JUST ATTEMPTING TO BRING THIS TO CODE, IS THAT CORRECT? YES, THAT'S CORRECT.

THE HOUSE? THAT'S A GOOD QUESTION FOR THE APPLICANT.

AARON, WOULD YOU GO BACK TO THE, THE TH THE THREE PICTURES PLEASE? NOW LET'S SEE.

UH, LET'S SEE.

THERE THEY ARE.

I'M KIND OF INTRIGUED WITH THIS BECAUSE I'M SEEING GRAY IN TWO OF THEM AND WHITE IN A THIRD ONE.

SO IS IT WHITE AND GRAY AT

[00:35:01]

NOW I TOOK THESE PICTURES SO I KNOW THAT THE COLORS ARE ACTUALLY THIS WAY.

UM, BUT THE ANGULARITY OF THE PROPERTY COULD BE WHY THERE IS A DIFFERENCE OF COLORS BETWEEN THE TWO FACADES.

AGAIN, THE APPLICANT IS HERE AND THEY CAN RESPOND TO THAT.

BUT YOU, YOU TOOK THESE PICTURES? I DID.

CORRECT? IT'S ACTUALLY EXISTING.

THAT, THAT, 'CAUSE I WAS WONDERING IF MAYBE WE WERE LOOKING AT TWO DIFFERENT HOUSES OR COULD BE THAT THAT WAS PART OF THE, WHEN THEY WERE PAINTED, THAT'S WHERE CODE CAUGHT IT.

COULD YOU GO BACK TO THE PROPOSED PAGE? SO ACTUALLY WHAT'S WHAT SAYS PROPOSED HERE IS THE WAY THE PROPERTY SITS.

ANY OTHER QUESTIONS? OKAY.

THE APPLICANT IS HERE.

MADAM CHAIR.

WE DO HAVE A SPEAKER CARD IF YOU WOULD COME ON DOWN FOR ITEM NUMBER THREE PLEASE.

AND AS YOU APPROACH THE MIC, IF YOU WOULD PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD PLEASE.

UH, MY NAME IS CHASE NEWARD AND MY ADDRESS IS 10 32 ROCK SPRINGS, BURLESON, TEXAS.

DO WE HAVE ANY QUESTIONS FOR THE APPLICANT? WELL, TELL US ABOUT, TELL US THE STORY OF LITTLE QUESTIONS.

I, I HELPED A PERSON THAT HAS A LOT OF RENTAL PROPERTY IN GRAND PRAIRIE AREA.

HE PURCHASED THE PROPERTY WITHIN A WEEK OF PURCHASE IN THE PROPERTY CODE, WALKED BY AND SAID THE GARAGE DOOR IS CROOKED OR THE DOOR THAT WAS A GARAGE DOOR IS CROOKED AND SAID IT WASN'T PERMITTED.

WE DIDN'T KNOW ANYTHING ABOUT IT.

WE GOT TO CHECK IN.

SO WE APPLIED FOR THE BUILDING PERMIT AND THEN WAS TOLD WE HAD TO HAVE A ZBA APPROVAL BEFORE WE COULD GET THE BUILDING PERMIT FIT UP FINALIZED.

AND THAT'S KIND OF WHERE WE'RE AT.

ALL THE BUILDING AND EVERYTHING STILL HAS TO GO THROUGH BUILDING PERMITS AND GET INSPECTED AND BOUGHT OFF BY ALL THE BUILDING INSPECTORS.

SO, UM, YOU DON'T KNOW WHETHER, IS THAT THE ORIGINAL GARAGE? YOU HAD NO CLUE? I HAD NO IDEA ABOUT IT.

THAT'S FINE.

SOMEBODY HAD ASKED THAT QUESTION.

I YES SIR.

WHATEVER THEY ASKED, I WAS LIKE, OH, I HAVE NO CLUE AT ALL.

WHAT, WHEN SHE TOLD ME SHE GOES, THE GARAGE CONVERSION.

I SAID, WHAT, WHAT ARE YOU TALKING ABOUT? AND SHE GOES, WHEN YOU PULL UP GOOGLE, IT'S A GARAGE DOOR.

AND I'M LIKE, I HAD NO IDEA.

LIKE THAT WAS A GARAGE AT ALL.

THERE YOU GO.

SO, SO HERE WE ARE.

YES SIR.

ALRIGHT, THAT WORKS FOR ME.

SO YOU'RE NOT THE OWNER, YOU'RE THE PERSON WHO'S GOING TO BE DOING THE WORK? I'M REPRESENTING THE PROPERTY OWNER.

THE PROPERTY OWNER'S ACTUALLY BACK HERE WITH ME.

IS THIS GONNA BE AN AIRBNB? NO SIR.

NO MA'AM.

IT'S A, IT IS A RENTAL.

AND YOU DON'T ACTUALLY HAVE CONSTRUCTION TO DO ON THE PROPERTY? NO, IT'S JUST, WE, WE WERE JUST PAINTING AND PUTTING IN NEW CARPET AND STUFF WHEN CODE STOPPED BY AND SAID, HEY Y'ALL ARE WORKING.

WE'RE LIKE, WE'RE NOT DOING ANY BUILDING.

WHAT ARE YOU TALK, BECAUSE WE GOT A LETTER THATTO BUILDING.

WE'RE LIKE, WHAT ARE YOU TALKING ABOUT? STOP BUILDING.

WE'RE PAINTING THE WALLS AND GETTING IT RENT READY.

AND THAT'S WHEN WE FOUND OUT IT WAS AN ILLEGAL CONVERSION.

WE, WE UH, I NOTED THAT THERE WAS THREE PICTURES UP HERE AND LOOK LIKE ONE'S WHITE AND TWO ARE GRAY.

CAN YOU ? AS FAR AS I KNOW, IT'S SHADOWS OR SOMETHING BECAUSE THE HOUSE ISN'T THREE DIFFERENT COLORS.

MM-HMM I MEAN THAT'S WHY I WAS LIKE, YOU'VE GOT A GOOD POINT.

IT, I DON'T KNOW WHY THAT ONE SIDE LOOKS DARKER BUT IT'S A GRAY COLOR.

THE WHOLE HOUSE.

IT'S ONE TO SHAPE.

IT'S THE WAY IT'S ANGLED.

THAT'S BECAUSE IT'S ON A CORNER LOT AND THAT'S THE ONLY THING I CAN TELL YOU.

BUT I CAN PERSON, I KNOW IT'S NOT THREE DIFFERENT COLORS OR ANYTHING.

OKAY, THANKS.

ANY FURTHER QUESTIONS FOR THE APPLICANT? ALRIGHT.

THANK YOU FOR COMING DOWN.

THANK YOU SIR.

OUR LAST ITEM OF THE EVENING.

ANY DISCUSSION FROM THE BOARD? OKAY.

ALRIGHT.

CAN I TAKE GET A MOTION PLEASE? MADAM CHAIRMAN, I'LL MAKE A MOTION THAT WE CLOSE AND APPROVE ZBA 2 6 0 1 0 0 3 SECOND.

OKAY, I HAVE A MOTION BY MR. BAKER AND A SECOND BY MR. WHITE.

ANY DISCUSSION? ALL IN FAVOR RAISE YOUR HAND.

ANY OPPOSED? ALL RIGHT.

THE VOTE PASSES.

I'M SORRY, THE MOTION PASSES BY VOTE OF NINE ZERO.

OKAY,

[4. ZBA-26-01-0001 (Council District 3) – Variances to the density, lot width, and lot area for a primary structure permitted under the Unified Development Code, located at 1822 Armstead Ave., legally described as Lots 1, 2, and 6A, Block 8, Mountain Lakeview Addition, City of Grand Prairie, Dallas County, Texas, zoning Single Family-Six (SF-6) District]

ITEM NUMBER FOUR, ZBA 2 6 0 1 0 0 0 1.

THIS IS A REQUEST FOR VARIANCES TO THE MAXIMUM DENSITY LOT WIDTH AND LOT AREA FOR PROPERTY LOCATED AT 1822 ARMSTEAD AVENUE.

THE SUBJECT PROPERTY IS ZONED SINGLE FAMILY SIX DISTRICT.

THE PROPOSAL INCLUDES THE CONSTRUCTION OF FOUR DETACHED SINGLE FAMILY HOMES.

UM, I HAVE FOUR VARIANCES HERE.

THE FIRST WILL BE MAXIMUM DENSITY THAT WILL BE APPLICABLE TO ALL OF THE LOTS.

THE SECOND IS A MINIMUM LOT WIDTH FOR THE INTERIOR LOTS AND A THIRD MINIMUM LOT WIDTH FOR THE CORNER LOT.

AND FINALLY, A VARIANCE TO THE MINIMUM LOT AREA FOR ALL FOUR

[00:40:01]

LOTS.

THE PROPERTY WAS REZONED TO SINGLE FAMILY SIX DISTRICT IN JANUARY OF 2026 AND IS CURRENTLY PLATTED AS A SINGLE INDIVIDUAL LOT.

THE APPLICANT SEEKS TO REPL THE PROPERTY INTO FOUR PROPOSED LOTS, LOTS ONE THROUGH THREE SHOWN IN LIT RED, AND THEN THE CORNER LOT, LOT FOUR SHOWN IN YELLOW.

OKAY, SO THE FIRST VARIANCE THIS WILL APPLY TO ALL PROPOSED LOTS IS TO INCREASE THE MAXIMUM DENSITY.

THE REQUIRED MAXIMUM DENSITY IN SINGLE FAMILY SIX DISTRICT IS 8.7 UNITS PER ACRE.

THE APPLICANT IS REQUESTING A MAXIMUM DENSITY OF 8.79 UNITS PER ACRE.

THE SECOND VARIANCE WILL BE APPLICABLE TO LOTS ONE THROUGH THREE.

THOSE ARE THE INTERIOR LOTS SHOWN IN RED.

THIS IS TO REDUCE THE MINIMUM LOT WIDTH.

THE REQUIRED MINIMUM LOT WIDTH IN SINGLE FAMILY SIX IS 50 FEET.

THE REQUESTED MINIMUM LOT WIDTH IS 49 FEET.

THE THIRD VARIANCE IS FOR THE MINIMUM LOT WIDTH FOR THE CORNER LOT.

UM, CORNER LOTS IN SINGLE FAMILY SIX DISTRICT REQUIRE AN ADDITIONAL FIVE FEET.

SO THE MINIMUM REQUIRED LOT WIDTH IS 55 FEET.

THE APPLICANT IS REQUESTING A MINIMUM LOT WIDTH OF 49 FEET.

AND FINALLY THE LAST VARIANCE WILL BE APPLIED TO ALL PROPOSED LOTS AND THAT IS TO REDUCE THE MINIMUM LOT AREA FROM THE REQUIRED 5,000 SQUARE FEET TO THE REQUESTED 4,958 SQUARE FEET.

THE APPLICANT IS PROPOSING FOUR LOTS THAT ARE 4,958 SQUARE FEET IN AREA.

UH, STAFF FINDS THAT THIS IS CONSISTENT WITH SURROUNDING PROPERTIES WHICH RANGE FROM 4,298 SQUARE FEET TO OVER 10,000 SQUARE FEET.

THE PROPOSED LOT WIDTH IS ACTUALLY 49 FEET, SEVEN INCHES, UH, FIVE INCHES SHORTER THAN THE STANDARD 50 FOOT LOTS LOT WIDTHS IN THE AREA RANGE FROM 50 FEET TO MORE THAN A HUNDRED FEET.

STAFF ALSO FINDS THE PROPOSED DEVELOPMENT, UH, TO BE COMPATIBLE WITH THE EXISTING NEIGHBORHOOD PATTERN AND FACILITATES APPROPRIATE INFILL DEVELOPMENT CONSISTENT WITH THE RECENTLY APPROVED ZONING DESIGNATION.

PLEASE DO NOTE THAT THE PROPOSAL, UH, MEETS ALL OTHER DENSITY AND DEVELOPMENT REQUIRES OF THE SINGLE FAMILY.

SIX DISTRICT STAFF SENT 72 NOTICES, ZERO WERE RETURNED IN FAVOR, ZERO RETURNED OPPOSED.

AND THERE IS NOT AN HOA STAFF DOES NOT OBJECT TO THE ZBA 2 6 0 1 0 0 0 1 AS REQUESTED.

UM, IF THE BOARD DOES CHOOSE TO GRANT THE REQUEST, THE APPLICANT MUST, UH, REPL THE PROPERTY AS SHOWN ON THE PROPOSED SITE PLAN.

MADAM CHAIR, DO YOU HAVE ANY QUESTIONS? NO.

MEMBERS OF THE BOARD? I DO.

IF YOU GO BACK A SLIDE PLEASE.

ANOTHER SLIDE.

SORRY.

OKAY, SO THIS SAYS THAT THE PROPERTIES ARE 42 98 SQUARE FEET TO OVER 10,000 SQUARE FEET.

SO THERE'S ACTUALLY SOME THAT ARE SMALLER THAN EACH OF THESE FOUR LOTS, SIR.

IS THAT WHAT THAT'S MM-HMM .

INDICATING.

AND WHAT WAS THEN, I'M KIND OF INTRIGUED AS TO HOW THAT HAPPENS WHEN THESE THINGS ARE NOT MEETING THE MINIMUM.

UM, THESE HOMES IN THIS AREA ARE A LITTLE BIT OLDER, SO IT IS MOST LIKELY THAT THEY WERE CONSTRUCTED PRIOR TO CURRENT ZONING DISTRICT STANDARDS.

I WILL NOTE TO YOU ALL THAT, UM, THE MAJORITY OF THE PROPERTY SURROUNDING THE SUBJECT PROPERTY, UH, THOSE ARE ZONED SINGLE FAMILY FOUR DISTRICT.

IT DOES HAVE VERY, VERY SIMILAR REQUIREMENTS.

UM, BUT MY, MY ESTIMATION IS THAT THEY CAME IN PRIOR TO THE EXISTING ZONING.

OF COURSE.

ANY OTHER QUESTIONS? NO.

ALRIGHT.

I DO NOT HAVE A SPEAKER CARD, UM, FOR THIS CASE.

SO DO WE HAVE A, DO WE HAVE ANY MR. I'LL COME ON UP, WHATEVER.

DO WE HAVE ANY DISCUSSION BEFORE I MAKE, BEFORE I ASK FOR A MOTION? OKAY.

CAN I GET A MOTION PLEASE? MADAM CHAIR? MADAM CHAIR.

MADAM CHAIR, IF I MAY, I WOULD LIKE TO CLOSE THE PUBLIC HEARING AND MAKE A MOTION THAT WE APPROVE ZVA 26 0 1 DASH 0 0 0.

ONE SECOND.

DO I HAVE A SECOND? OKAY.

WE HAVE A MOTION FROM MS. KOKA AND A SECOND FROM MR. STACEY WHITE.

ANY DISCUSSION? OKAY.

ALL IN FAVOR, PLEASE RAISE YOUR HAND.

ALL OPPOSED? OKAY.

MOTION PASSES BY A VOTE OF EIGHT ONE.

[00:45:01]

THIS BRINGS US TO OUR NEXT ITEM ON THE AGENDA, WHICH IS CITIZEN COMMENTS.

CITIZENS MAY SPEAK FOR UP TO FIVE MINUTES ON ANY ITEM ON THE AGENDA.

DO WE HAVE ANYONE THAT WOULD LIKE TO SPEAK, SIR? OKAY.

THIS CONCLUDES OUR AGENDA AND WE ARE ADJOURNED TONIGHT.