* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting. WE ARE GONNA GO FAST. [00:00:04] ALRIGHT, WELL [BRIEFING SESSION - 5:30 PM] IT'S FIVE 30 SO WE CAN GO AHEAD AND GET STARTED. WELCOME TO THE STAFF BRIEFING OF THE BOARD OF ADJUSTMENTS AND APPEALS FOR THE MEETING OF SEPTEMBER 21ST, 2026. I AM KIMBERLY A. KIM RODIER CHAIRWOMAN OF THE ZONING BOARD OF ADJUSTMENTS. THIS STAFF BRIEFING IS HEREBY CALL TO ORDER AT 5:30 PM THIS IS A PORTION OF THE MEETING WHERE THE STAFF BRIEFS THE BOARD AND PREVIEWS THE CASES. ON TONIGHT'S AGENDA. THE BOARD MEMBERS WILL HAVE AN OPPORTUNITY TO ASK QUESTIONS THAT MAY FACILITATE THE MEETING AND THE PRESENTATION OF THE CASE. NO ACTION WILL BE TAKEN DURING THE, UH, BRIEFING. I WILL NOW CONDUCT A ROLL CALL OF MEMBERS TO CONFIRM, UH, TO CONFIRM THE PRESENCE OF A QUORUM. AFTER I CALL YOUR NAME, PLEASE SAY HERE. KIMBERLY AKIRA DIER. HERE. CHRISTOPHER DE WOLF. HERE SHE HACKETT. HERE. ANTHONY LANGSTON. HERE. STACEY WHITE. CJ RAMIREZ. DEBBIE JOHNSTON. HERE. MELINDA ROGERS. JONATHAN HEAD. CAROLYN WICKER HERE. AND ANGELA LUCKY. LET THE RECORD REFLECT THAT ALL MEMBERS ARE PRESENT EXCEPT STACEY WHITE, CJ RAMIREZ, MELINDA ROGERS, JONATHAN HEAD, AND ANGELA. LUCKY MADAM CHAIRMAN. UM, IT WAS MY UNDERSTANDING THAT, UM, MELINDA, MELINDA, SHE DID RESIGN. MELINDA RESIGNED AND WE'RE LUCKY TO GET VIVIAN BACK AS, UH, MELINDA'S REPLACEMENT. MM-HMM . YAY. SHE'S STARTING THIS EVENING. MM-HMM. OKAY. SO SHOULD WE FOR THE RECORD, UM, REPLACE MELINDA FOR VIVIAN? OR DO WE WANNA KEEP MELINDA, HOW DO WE WANNA HANDLE THIS? LET'S REPLACE MELINDA. OKAY. YEAH. OKAY. SO FOR PURPOSES OF THE ROLL CALL IN THE RECORD, UM, EVEN THOUGH I KNOW THIS IS JUST A STAFF BRIEFING, UH, WE ARE REPLACING MELINDA ROGERS WITH VIVIAN MORRIS. SO WE WILL CATCH THAT IN THE PUBLIC HEARING. COMMISSIONERS, PLEASE REMEMBER TO TURN ON YOUR MICROPHONE BEFORE YOU SPEAK TO ENSURE THAT EVERYONE CAN HEAR YOU. UH, AND WE ARE MOVING TO THE STAFF PRESENTATION OF CASES. ALRIGHT, GOOD EVENING EVERYBODY. ITEM NUMBER THREE ZBA 2 6 0 8 0 0 5 5 IS A SPECIAL EXCEPTION FOR A GARAGE CONVERSION LOCATED AT 4 8 1 3 OVERLAND TRAIL. THE SUBJECT PROPERTY IS ZONED PLAN DEVELOPMENT 81 DISTRICT. UM, AS YOU ALL ARE FAMILIAR, OUR CODE DOES REQUIRE TWO GARAGE PARKING SPACES AND WITH A SPECIAL EXCEPTION FOR A CONVERSION THAT TAKES US TO A PROVISION OF ZERO GARAGE PARKING SPACES. UM, SAL YEAH, I THINK THAT WAS, DO YOU WANNA GO FORWARD AND SEE IF IT MADAM CHAIR? YES. I'M GONNA NEED TO START OVER BECAUSE, UH, THE SLIDES ARE OUT OF ORDER. OKAY. OKAY. THANK YOU. JUST GO TO THE BEGINNING. YEAH. THANKS SAL. BEAR WITH US. I KNOW, I SAW THAT. NO, YOU GUYS HAVE TO SAY SOMETHING LIKE YOU WERE, I KNOW. I WAS GETTING READY TO DO THE THING. WE DIDN'T WANNA INTERRUPT YOU, . OKAY, LET'S TRY ONE MORE TIME. ITEM NUMBER TWO, ZBA 2 6 0 8 0 0 5 3 IS ALSO A SPECIAL EXCEPTION FOR A GARAGE CONVERSION AT 3 8 3 7 WEST CROSSLAND BOULEVARD. THIS SUBJECT PROPERTY IS ZONED PLAN DEVELOPMENT 27 DISTRICT. UM, AGAIN, WE DO REQUIRE TWO, UM, OFF STREET SPACES. THEY ARE PROVIDING TWO OFF STREET SPACES, NONE OF WHICH ARE IN A GARAGE. THE SUBJECT PROPERTY SHOWN IN RED IS, UH, NOT WITHIN THE 300 FOOT BUFFER. YOU CAN SEE THE TWO NEAREST LEGALLY PERMITTED GARAGE CONVERSIONS. THE CLOSEST OF WHICH IS 488 FEET FROM THE SUBJECT PROPERTY. AND THEN WE HAVE ANOTHER THAT IS ABOUT 604 FEET FROM THE SUBJECT PROPERTY. OKAY. HERE IS A PICTURE OF THE HOUSE. THANK YOU SAL. UM, THIS PARTICULAR GARAGE IS A SINGLE CAR GARAGE. IT'S HOW IT WAS CONSTRUCTED. IT IS A SINGLE CAR GARAGE, UM, 260 SQUARE FOOT CONVERSION TO ADDED DINING ROOM. THE EXISTING LIVING AREA IS 1,469 SQUARE FEET. UM, WITH THE ADDITION OF THE AREA FOR THE PROPOSED CONVERSION, THEY ARE LOOKING AT 1,729 SQUARE FEET AND THERE IS [00:05:01] A PERMIT FOR THE CONVERSION SUBMITTED TO STAFF. SO YOU CAN SEE THE PROPOSED FLOOR PLAN, THE GARAGE AREA IS HIGHLIGHTED THERE IN PINK. UM, SO IN THE MIDDLE YOU SEE THE EXISTING EXTERIOR AND ALL THE WAY TO THE RIGHT, THE PROPOSED EXTERIOR. AND THEN ON THE BOTTOM THE INTERIOR SHOTS. SO THE EXISTING INTERIOR THERE IN THE MIDDLE AND THE PROPOSED INTERIOR ON THE RIGHT. THOSE PICTURES ARE A LITTLE BIT BLURRY BECAUSE THE APPLICANT GAVE THEM TO ME IN A VERY TINY FORMAT. SO I TRIED TO GET THEM AS BIG AS I COULD TO MAKE SURE YOU COULD STILL GET A SENSE OF WHAT THEY WERE TRYING TO ACCOMPLISH HERE. OKAY. NEIGHBORHOOD CHARACTERISTICS. SO I'VE TRIED TO, TO CAPTURE WHERE THOSE OTHER, UH, LEGALLY CONVERTED GARAGES ARE. YOU CAN SEE THEM THERE IN THE DISTANCE. THE CLOSEST ONE THAT'S 488 FEET IS THE ONE THAT IS SHOWN ON THE RIGHT BEHIND THE SUBJECT PROPERTY RIGHT THERE. AND THEN YOU HAVE THE OTHER ONE OVER HERE. AND HERE IS THE SUBJECT PROPERTY. UH, HOMES ALONG THE BLOCK RANGE DO, DO, UM, RANGE FROM ABOUT 1400 SQUARE FEET TO ABOUT 1900 SQUARE FEET. SO THE PROPOSED GARAGE CONVERSION WOULD BE, UM, IN LINE WITH WHAT HAS BEEN BUILT OUT THERE. SO, UM, IT'S APPROPRIATE WITH THE SCALE AND CHARACTER OF THE SURROUNDING NEIGHBORHOOD AND STAFF DOES NOT ANTICIPATE, UM, THE CONVERSION, CREATING ADVERSE IMPACTS TO ADJACENT PROPERTIES. STAFF SENT 32 NOTICES TO SURROUNDING PROPERTY OWNERS. WE'VE RECEIVED ZERO IN FAVOR. ZERO OPPOSED. THERE IS NOT AN HOA, THIS PROPERTY IS NOT IN A PI OR IN A TIFF. AND BECAUSE I GET QUESTIONS FROM YOU ALL THE TIME, I WANTED TO SHOW YOU WHAT THE BUFFER LOOKS LIKE. SO THIS IS, UM, WE TYPICALLY DON'T PROCESS THE, I MEAN WE PROCESS THE BUFFER, BUT WE DON'T SHOW YOU GUYS. I DON'T KNOW THAT IT ADDS VALUE, BUT BECAUSE YOU HAVE HAD A LOT OF INTEREST IN NOTICING, I THOUGHT FOR TONIGHT, THAT YOU WOULD LIKE TO SEE WHAT THE BUFFER ACTUALLY LOOKS LIKE. SO, UM, THAT IS OFFSET 300 FEET FROM THE PROPERTY LINES OF THE SUBJECT PROPERTY. SO IN NOTIFICATION IF IT'S A LARGER PROPERTY, YOU HAVE A LARGER BUFFER. MM-HMM . UM, SO THAT'S WHAT THAT LOOKS LIKE. STAFF DOES NOT OBJECT TO ZBA 2 6 0 8 0 0 5 3 AS REQUESTED. MADAM CHAIR, MEMBERS OF THE BOARD, DO YOU HAVE ANY QUESTIONS FOR ME? NO, I THINK IT'S, AT LEAST FOR ME, I THINK IT'S PRETTY CLEAR THAT THE REASON THEY'RE, UM, THEY HAD TO REQUEST THIS IS BECAUSE IT'S OUTSIDE OF THAT 300 FOOT BUFFER. YES MA'AM. ZONE. SO, UM, OTHER THAN I DON'T HAVE, YES, DR. WICKER. UM, I, I MAY HAVE BEEN CONFUSED WITH THE PREVIOUS 55, BUT SURE. DID YOU NOT SAY THAT THEY NEEDED TWO REQUIRED OUTSIDE PARKING SPACES? YES, THAT IS CORRECT. AND DOES THAT DRIVEWAY HAVE TWO SPACES? BECAUSE IT DOES, IT LOOKS VERY NARROW. IT IS, IT DOES APPEAR NARROW. IT LOOKED NARROW TO ME AS WELL. UM, SO WE DO HAVE A MEASUREMENT OF 18 BY 25 FEET. OKAY. FOR THE PARKING. NOW, TYPICALLY IN THE CODE, THIS IS JUST EDIFICATION, THE STANDARD IS AN 18 BY 18 CONCRETE PAD IN FRONT OF A GARAGE AND THAT CAN COMFORTABLY ACCOMMODATE TWO PARKS, TWO CARS. THANK YOU. OF COURSE. IT ALSO LOOKED LIKE IN THEIR, UM, PICTURES THAT THEY'RE ADDING SOME CONCRETE AND SOME DESIGN TO THEIR FRONT DRIVEWAY. YOU'LL LOOK AT THAT. UM, I, I THINK MS. JOHNSTON, THAT THIS IS A LITTLE BIT OF, UM, ARTISTIC ENHANCEMENT ENHANCEMENT I UNDERSTAND. SO I DON'T, UH, THINK THAT THE DRIVEWAY CONCRETE LOOKS LIKE THAT IT COULD SOME POINT IN THE FUTURE, BUT IT DOES NOT CURRENTLY LOOK LIKE THAT TODAY. THANK YOU. OF COURSE. JUST GIVING A LITTLE, LIKE A LITTLE FLARE. YEAH. OKAY. ANY OTHER QUESTIONS? ALRIGHT, SALVADOR? YES. DO YOU HAVE ANY BOARD MEMBERS? GOOD EVENING, . THANK YOU. UH, THIS IS ITEM NUMBER THREE ON YOUR AGENDA. TONIGHT'S, UM, THIS IS EBA DASH 26 DASH EIGHT DASH 0 0 5 5. THIS IS ANOTHER SPECIAL EXCEPTION REQUEST FOR A GARAGE CONVERSION FOR PROPERTY LOCATED AT 48 13 OVERLAND TRAIL CITY COUNCIL DISTRICT NUMBER SIX. SO JUST TO COVER, UM, A FEW THINGS, KIND OF LIKE ERIN MENTIONED, UH, IN HER PREVIOUS PRESENTATION. UM, SINCE WE HAVE SOME NEW MEMBERS, I'M JUST GONNA GO OVER SOME OF THE, UM, REASONS WHY A GARAGE CONVERSION WOULD COME TO THIS BOARD IN OUR CITY CODE. THE UNIFIED DEVELOPMENT CODE. UM, IT IS STATED THAT GARAGE [00:10:01] CONVERSIONS, UH, ARE ALLOWED. HOWEVER, THEY MUST ACQUIRE WHAT'S CALLED A SPECIAL EXCEPTION. AND WHAT THAT MEANS IS A SPECIAL EXCEPTION COMES TO THE BOARD AS AN APPLICATION, WE PRESENT IT AND THEN IF THEY MEET CERTAIN REQUIREMENTS, THE BOARD CAN PASS THROUGH AND SAY, OKAY, YOU CAN GO AHEAD AND GET THE SPECIAL EXCEPTION. AND THEN AFTER THEY WOULD GET THEIR BUILDING PERMITS, WE ALWAYS LIKE TO INCLUDE AS MUCH INFORMATION AS WE CAN. UM, AND THAT'S WHY WE MENTIONED THE PARKING SPACES AND THE BUFFER. SO IN THIS NEIGHBORHOOD, THE ZONING IS PLANNED 81, EXCUSE ME, PLANNED DEVELOPMENT 81 DISTRICT. AND AGAIN, THEY'RE PROPOSING A GARAGE CONVERSION INTO A LIVING SPACE. SO FOR GARAGE CONVERSIONS, THEY'RE REQUIRED TO PROVIDE, OR EXCUSE ME, TYPICALLY IN THE CODE IT PROVIDE, IT'S REQUIRED TO PROVIDE TWO GARAGE PARKING SPACES. HOWEVER, UM, IN THIS CASE, THEY'RE PROPOSING ZERO AND IN THE CODE IT, UM, AS THAT THEY PROVIDE TWO OFF STREET PARKING SPACES. AND SO I'LL JUMP INTO THAT A LITTLE BIT HERE IN A SECOND. BUT BEFORE I DO, I WANTED TO SHOW YOU GUYS THE BEFORE AND AFTER OR PROPOSED AND EXISTING FLOOR PLANS. UH, IT IS IN SPANISH SO I CAN TRANSLATE IF, UM, REQUIRED, BUT IT'S A TYPICAL HOME, SINGLE FAMILY HOME LAYOUT. YOU HAVE A LIVING ROOM, RESTROOMS, UM, REGULAR ROOMS, AND THEY HAVE THE GARAGE. IT, IT IS A SMALLER HOME. SO CURRENTLY IT IS LISTED AT 1,455 SQUARE FEET OF LIVING SPACE. THE GARAGE IS ABOUT 340 SQUARE FEET. SO IF YOU WERE TO GRANT A SPECIAL EXCEPTION AND THEY GO THROUGH WITH IT AND THEY GET THEIR BUILDING PERMITS APPROVED, THAT WOULD BRING IT UP TO 1,795 SQUARE FEET OF LIVING AREA. THIS IS A PICTURE THAT I TOOK, UM, FROM THE STREET VIEW OF THE HOME. AS YOU CAN SEE, THEY DO HAVE AMPLE OFF STREET PARKING, TWO SPACES TO BE EXACT FOR EVEN A LARGE PICKUP TRUCK. UM, THEY STILL HAVE THE, UM, GARAGE BAY DOOR. SO NONE OF THE WORK HAS ACTUALLY BEEN DONE. AND THE APPLICANT DID DO THEIR DUE DILIGENCE TO GO FIRST THROUGH THE BOARD. AND THEN AFTER THIS WE'LL OBTAIN BUILDING PERMITS. AND THIS IS A DRAWING THAT THE APPLICANT PROVIDED OF WHAT IT WILL LOOK LIKE. SO THEY WILL MATCH, UM, SOME OF THE SIDING WITH THE HOME AND THEN PROVIDE A DOOR AS WELL. AND I WANTED TO HIGHLIGHT SOME OF THE, UM, GARAGE CONVERSIONS THAT ARE IN THE AREA, UH, TO HELP THE BOARD UNDERSTAND WHAT THE NEIGHBORHOOD LOOKS LIKE AND WHERE THERE'S OTHER GARAGE CONVERSIONS. SO SOMETHING TO NOTE, UM, THAT SQUARE THAT'S HIGHLIGHTED IN YELLOW AND THEN HAS THE RED OUTLINE, THAT'S THE, UM, LOCATION OF THE PROPOSED GARAGE CONVERSION. IF YOU LOOK TO THE RIGHT OF THAT, YOU'LL SEE A BLUE CIRCLE. SO THAT BLUE CIRCLE IS THE 300 SQUARE FOOT, OR EXCUSE ME, 300 FOOT BUFFER, UM, FROM THE CLOSEST LEGALLY PERMITTED GARAGE CONVERSION. AND WHAT THAT MEANS IS IF YOU LOOK CLOSELY IN THAT BLUE CIRCLE, YOU'LL SEE, UH, A RED OUTLINE AND THAT'S THE PROPERTY THAT HAS A LEGALLY CONVERTED GARAGE. AND SO WHEN WE DO OUR DUE DILIGENCE, WE'RE LOOKING FOR THAT BUFFER. SO IF THEY'RE IN WITHIN 300 FEET OF A LEGALLY PERMITTED GARAGE AND THEY MEET ALL THE REQUIREMENTS, WE CAN ADMINISTRATIVELY APPROVE THOSE APPLICATIONS. AND AS YOU CAN SEE, IN THIS CASE, THAT IS NOT THE CASE. AND THEN ONE ADDITIONAL THING THAT I FOUND WAS IF YOU SEE AT THE BOTTOM LEFT, YOU'LL SEE A BLUE OUTLINE, A PROPERTY OUTLINE IN BLUE. AND THAT IS A, AS WE COULD, UM, VERIFY, UH, EXISTING GARAGE CONVERSION, BUT WE COULDN'T FIND ANY RECORDS OF IT BEING APPROVED LEGALLY BY THE BOARD OR ANYTHING LIKE THAT. SO I JUST WANTED TO BRING THAT UP BECAUSE, UM, THERE ARE GARAGE CONVERSIONS WITHIN THE NEIGHBORHOOD. NOT, NOT ALL OF THEM TO MY KNOWLEDGE ARE PERMITTED, BUT THERE ARE SOME IN THAT NEIGHBORHOOD. AND THEN ON SCREEN, IF YOU LOOK TO THE RIGHT, YOU'LL SEE THAT, UM, THERE'S A PICTURE OF EIGHT 10 COFFEEVILLE TRAIL. SO THAT LEGALLY PERMITTED GARAGE CONVERSION, THAT'S WHAT THAT LOOKS LIKE. SO IN THIS CASE, 52 NOTICES WERE SENT OUT, ZERO RETURN IN FAVOR OR OPPOSED, AND THERE'S NOT A HOMEOWNERS ASSOCIATION OR PI OR TIFF. UM, AND THE APPLICANT UNFORTUNATELY WON'T BE ABLE [00:15:01] TO MAKE IT TONIGHT. SO IF YOU HAVE ANY QUESTIONS, PLEASE LET ME KNOW AND I CAN TRY TO ANSWER MY BEST. AND IN REGARDS TO ZBA 26 DASH EIGHT DASH 0 0 5, EXCUSE ME, 0 0 5 5. THERE ARE NO OBJECTIONS FROM STAFF HAS REQUESTED AND I CAN ANSWER ANY QUESTIONS AT THIS TIME. OKAY. UM, NOW WHEN YOU ORIGINALLY PUT UP THIS, YOU PUT UP THAT THEY HAVE ZERO SPACES OFF SITE OFF THE STREET, BUT IT LOOKED LIKE THEY HAD TWO. THAT'S MY QUESTION. SO DO WE HAVE TWO OR ZERO? SO WE HAVE TWO OFF STREET PARKING SPACES, ZERO PROPOSED, ZERO GARAGE PARKING SPACES, GARAGE PARKING SPACES. YES, SIR. OKAY. THE OTHER QUESTION IS A, IS A TECHNICAL ONE. OKAY. SO YOU FOUND THIS, UM, BLUE THING HERE WHERE THEY HAVE A GARAGE CONVERSION AND IT'S NEVER BEEN PERMITTED. IS THERE ANY, DO WE DO ANYTHING WITH THAT? DOES THE STAFF DO ANYTHING WITH THAT? SO JUST TO GIVE YOU SOME CONTEXT, THAT'S A GREAT QUESTION. UM, IT DOES COME UP OFTEN OR SOMETIMES AND THE BOARD DOES SEE INSTANCES WHERE WE BRING UP A CASE THAT HAS NOT BEEN TO OUR KNOWLEDGE PERMITTED. UM, TO GIVE YOU SOME CONTEXT AND TO THE BOARD, THIS HOME WAS BUILT I BELIEVE IN 1985. AND SO THIS IS A FAIRLY OLDER NEIGHBORHOOD, EXCUSE ME, 1980. THIS IS A FAIRLY OLDER NEIGHBORHOOD. UM, GOOGLE STREET VIEW AND GOOGLE EARTH ONLY GO A CERTAIN TIME BACK. UM, OUR RECORDS ARE, I'M SURE THERE, BUT VERY DIFFICULT TO FIND AT TIMES. AND IT COULD BE THAT IT WAS PERMITTED A LONG, LONG TIME AGO. MAYBE AT THE TIME IT WASN'T REQUIRED TO HAVE, UH, A PERMIT OR EVEN A SPECIAL EXCEPTION. IT COULD ALSO, COULD BE THAT IT WAS COMPLETELY DONE ILLEGALLY. TO MY KNOWLEDGE, I'M NOT SURE. AND SO THAT'S WHY WE BRING IT UP, BUT IT'S NOT REALLY THE FOCUS OF THE CASE. WE JUST BRING IT UP FOR CONTEXT INTO HELP THE BOARD UNDERSTAND THE NEIGHBORHOOD AND THE NEIGHBORHOOD FABRIC. OKAY. I I UNDERSTAND THIS FOR CONTEXT FOR US, BUT I'M JUST TALKING ABOUT FROM THE STANDPOINT OF OKAY, WHAT HAPPENS WITH SOME YOU'VE DISCOVERED IT, DO YOU DO ANYTHING ABOUT IT? NOT WITH THIS BOARD AND NOT WITH OUR STAFF. IT'S NOT REALLY THE FOCUS OF THE CASE OR THE PRESENTATION REALLY. THERE'S NO, THERE'S NO WAY THAT THEY COULD, THEY WOULD WASTE HOURS AND HOURS ON SOMETHING THAT THEY PROBABLY CAN'T EVEN PROVE OR FIND. AND SO I, I CAN SEE WE ALSO HAVE THE STATUS OF LEGAL NON-CONFORMING, BUT THAT GETS INTO ANOTHER TOPIC AND AGAIN, IT'S NOT REALLY, REALLY A FOCUS OF THE MEETING. OKAY. ALL RIGHT. IS THERE ANY OTHER QUESTIONS FOR THIS CASE? OKAY. ALL RIGHT, THANK YOU. ALRIGHT, NO PROBLEM. THANK YOU. ALL RIGHT, THIS CONCLUDES THE STAFF BRIEFING. WE WILL ADJOURN UNTIL 6:00 PM FOR THE REGULAR MEETING. HELLO? OKAY THERE. IT'S [Call to Order] WELCOME TO THE CITY OF GRAND PRAIRIE ZONING BOARD OF ADJUSTMENTS AND APPEALS MEETING OF SEPTEMBER 21ST, 2026. I'M KIMBERLY AKIRA DOYE CHAIRWOMAN 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 ADJUSTMENT IS APPOINTED BY THE CITY COUNCIL TO CONSIDER VARIANCES EXCEPTIONS IN APPEALS AS PRESCRIBED BY THE CITY OF GREEN PRAIRIE'S UNIFIED DEVELOPMENT CODE AND FOLLOWS A PRINTED AGENDA THAT IS AVAILABLE ONLINE IN ACCORDANCE TO ITS SECTION TWO 11.09. THE TEXAS LOCAL GOVERNMENT CODE. THE CONCURRENT VOTE OF SEVEN MEMBERS OF THE BOARD IS NECESSARY TO DECIDE IN FAVOR OF AN APPLICANT ON ANY MATTER ON WHICH THE BOARD HAS JURISDICTION. MEMBERS OF THE PUBLIC MAY ADDRESS THE BOARD ON ITEMS LISTED UNDER THE AGENDA UNDER PUBLIC HEARING. I WILL NOW CONDUCT A ROLL CALL TO CONFIRM THE PRESENCE OF A QUORUM. AFTER I CALL YOUR NAME, PLEASE SAY HERE, KIMBERLY AKIM DIER. HERE. CHRISTOPHER DOUL. HERE. SHERA HACKETT. HERE. ANTHONY LANGSTON. HERE. STACEY WHITE. CJ RAMIREZ. HERE. DEBBIE JOHNSTON. HERE. VIVIAN MORRIS. HERE. JONATHAN HEAD HERE. CAROLYN WICKER HERE. AND ANGELA LUCKY. LET THE RECORD REFLECT [00:20:01] THAT ALL MEMBERS ARE PRESENT EXCEPT STACEY WHITE AND ANGELA LUCKY. AND NOW WE'LL HAVE THE INVOCATION BY MS. DEBBIE. JUSTIN BOW OUR HEADS PLEASE DEARLY. FATHER, WE COME BEFORE YOU TODAY TO GIVE YOU OUR BEST TO GIVE YOU OUR EARS, TO GIVE YOU OUR, OUR, UM, UH, TOTAL LISTENING EARS TO BE ABLE TO DO WHAT THE CITY WOULD LIKE FOR US TO DO IN THESE CASES. LORD. UH, WE'D LIKE TO BLESS OUR HOMEOWNERS, UH, IN OUR CITY LORD, AND ALL OF OUR STAFF THAT WORK SO DILIGENTLY ON ALL OF THESE CASES. WE DO THANK YOU FOR ALL OF THEIR TIME AND EFFORTS. LORD. LORD, WE WANT YOU TO BE WITH THOSE WHO, UH, NEED OUR PRAYERS AND WHO ARE SICK RIGHT NOW AND NEED THOSE PRAYERS FOR HEALING. LORD. UH, I ASK ALL OF THESE THINGS IN YOUR NAME AND CHRIST NAME I PRAY. AMEN. AMEN. 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 FILLS 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 WITH WHOM YOU REPRESENT. STAFF WILL BE AVAILABLE TO RESPOND TO 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] OUR FIRST ACTION OF THE NIGHT IS THE APPROVAL OF THE MINUTES OF THE MEETING MINUTES OF THE AUGUST 17TH, 2026. IS THERE ANY MEMBER OF THE BOARD WHO WISHES TO SPEAK ON THOSE MINUTES? I WILL NOW ACCEPT A MOTION TO APPROVE THE MINUTES OF THE AUGUST 17TH, 2026 MEETING. I'D LIKE TO MAKE A MOTION TO APPROVE THOSE MINUTES PLEASE. I HAVE A MOTION BY MRS. DEBBIE JOHNSTON. DO WE HAVE A SECOND? SECOND. I HAVE A SECOND BY MR. LANGSTON. ANY DISCUSSION, PLEASE RAISE YOUR HAND. ALL IN FAVOR, PLEASE RAISE YOUR HAND. ALL OPPOSED. MOTION PASSES BY VOTE. DID YOU VOTE MR. HEAD? I EXPLAINED I WAS NOT PRESENT. OKAY. THANK YOU. MOTION PASSES BY A VOTE OF EIGHT. ONE OR EIGHT ZERO. IT? YEAH, WE EIGHT TO ZERO. OKAY. ABSTAINING STILL COUNTS AS A IN FAVOR. OKAY. THANK YOU. OKAY, [2. ZBA-26-08-0053 (Council District 2) – Special Exception for a garage conversion permitted under the Unified Development Code, located at 837 W. Crossland Blvd., legally described as Lot 35, Block A, Woodcrest Addition No. 2, City of Grand Prairie, Dallas County, Texas, zoned Planned-Development-27 (PD-27) District] MADAM CHAIR, YOU READY? WE ARE READY. THAT BRINGS US TO THE PUBLIC HEARING FOR THE CASES LISTED IN THE AGENDA. ALL RIGHT. ITEM NUMBER TWO, CBA 2 6 0 8 0 0 5 3 IS A REQUEST IS A REQUEST FOR A SPECIAL EXCEPTION FOR A GARAGE CONVERSION AT A PROPERTY LOCATED AT 8 3 7 WEST CROSSLAND BOULEVARD. THE SUBJECT PROPERTY IS SHOWN HIGHLIGHTED IN YELLOW. THIS PROPERTY IS WITHIN PLAN DEVELOPMENT 27 DISTRICT. UM, AND AS YOU ALL ARE FAMILIAR, UH, WE DO REQUIRE TWO OFF STREET PARKING SPACES AND THE APPLICANT WILL BE ABLE TO MEET THAT STANDARD AND PROVIDE TWO OFF STREET PARKING SPACES. SO THE SUBJECT PROPERTY IS NOT WITHIN 300 FEET OF OTHER LEGALLY PERMITTED GARAGE CONVERSIONS. HOWEVER, THEY ARE DANGEROUSLY CLOSE. YOU CAN SEE THE TWO NEAREST LEGALLY PERMITTED GARAGE CONVERSIONS SHOWN IN ORANGE WITH THE DISTANCES, UH, FROM THE SUBJECT PROPERTY. SO THE NEAREST ONE IS APPROXIMATELY 488 FEET. HERE IS A PICTURE OF THE HOUSE. YOU CAN SEE IT HAS NOT BEEN CONVERTED. UM, IT DOES HAVE A SINGLE CAR GARAGE. THIS WAS CONSTRUCTED MANY MOONS AGO WHEN THEY DID NOT, UH, DO A TWO CAR, TWO CAR GARAGE. AND THE PURPOSE OF THE CONVERSION IS SO THE APPLICANT CAN ADD A DINING ROOM. THE EXISTING LIVING AREA OF THE SUBJECT PROPERTY IS 1,469 SQUARE FEET. WITH THE PROPOSED ADDITION OF 260 SQUARE FEET FROM THE CONVERSION THAT WOULD BRING THE TOTAL SQUARE FOOTAGE FOR THE HOUSE TO 1,729 SQUARE FEET, THE APPLICANT HAS SUBMITTED A BUILDING PERMIT. IT IS IN REVIEW AWAITING THE DETERMINATION OF THE BOARD ON THE SPECIAL EXCEPTION. YOU CAN SEE THE PROPOSED FLOOR PLAN WITH THE AREA OF THE CONVERSION HIGHLIGHTED IN RED. UM, THE MIDDLE STACK OF PICTURES, YOU CAN SEE THE EXISTING FRONT EXTERIOR OF THE HOUSE AND THE INTERIOR OF THE HOUSE WHERE THE CONVERTED SPACE WILL BE. AND THEN TO THE FAR RIGHT IS THE, UH, PROPOSED CONVERSION EXTERIOR. NOW THERE HAS BEEN SOME ARTISTIC LICENSE WITH THIS PICTURE, UM, BUT IT IS GOING TO LOOK MORE OR LESS LIKE THIS. AND THEN ON THE BOTTOM [00:25:01] RIGHT CORNER YOU CAN SEE HOW THE INTERIOR SPACE WILL LOOK. NEIGHBORHOOD CHARACTERISTICS, UH, I TRIED TO CAPTURE A PICTURE THAT DOES SHOW YOU THE LOCATION OF THE OTHER TWO NEARBY. LEGALLY CONVERTED GARAGE SPACES. HOMES ALONG THIS BLOCK, UH, RANGE FROM ABOUT 1400 SQUARE FEET TO ABOUT 1900 SQUARE FEET. SO THE PROPOSED GARAGE CONVERSION, UH, WHICH WOULD INCREASE THE LIVING AREA TO ABOUT 1700 SQUARE FEET IS CONSISTENT WITH THE SCALE AND CHARACTER OF THE SURROUNDING NEIGHBORHOOD. AND STAFF BELIEVES THAT THE REQUESTED GARAGE CONVERSION WILL NOT CREATE ADVERSE IMPACTS TO ADJACENT PROPERTIES. STAFF SENT 32 NOTICES, WE RECEIVED ZERO IN FAVOR. ZERO OPPOSED. THIS PROPERTY IS NOT IN AN HOA PID OR TIFF AND STAFF DOES NOT OBJECT TO ZBA 2 6 0 8 0 0 5 3 AS REQUESTED. MADAM CHAIR, MEMBERS OF THE BOARD I'M HERE FOR QUESTIONS IF YOU HAVE ANY. I DON'T HAVE ANY. OKAY. THE APPLICANT IS HERE THIS EVENING. UH, JUST TO LET YOU KNOW. THANK YOU. I DO HAVE A CARD FROM THE APPLICANT. HOWEVER, UH, THEY DID ELECT TO SPEAK ONLY IF WE HAD QUESTIONS. SO IF NOBODY HAS ANY QUESTIONS THEN I WILL OPEN THE FLOOR FOR A MOTION. MADAM CHAIR, UH, I WILL MAKE THE MOTION THAT WE CLOSE AND APPROVE, UH, ITEM ZBA 2 6 0 8 0 0 5 3. I HAVE A MOTION FROM MRS. SHE HACKETT. DO WE HAVE A SECOND? I HAVE A SECOND. FROM MR. DE WOLF. DO WE HAVE ANY DISCUSSION FROM THE BOARD ON THE MOTION? ALRIGHT, THANK YOU . ALL RIGHT, I'LL TAKE A VOTE ON THE MOTION. ALL IN FAVOR, PLEASE RAISE YOUR HAND. ALL OPPOSED, PLEASE RAISE YOUR HAND. MOTION PASSES BY VOTE OF NON ZERO. [3. ZBA-26-08-0055 (Council District 6) – Special Exception for a garage conversion permitted under the Unified Development Code, located at 4813 Overland Trl., legally described as Lot 29, Block SS, Trailwood Addition No. 8, City of Grand Prairie, Dallas County, Texas, zoned Planned Development-81 (PD-81) District ] GOOD BOARD MEMBERS, BOARD MEMBER MR. HEAD, THANK YOU FOR JOINING US. UM, THIS IS ITEM NUMBER THREE ON YOUR AGENDA TONIGHT. CBA DASH 26 DASH EIGHT DASH 0 5 5. A SPECIAL EXCEPTION REQUEST FOR A GARAGE CONVERSION FOR A PROPERTY LOCATED AT 48 13 OVERLAND TRAIL CITY COUNCIL DISTRICT NUMBER SIX. THE PROPERTY IS LOCATED WITHIN THE PLAN DEVELOPMENT 81 DISTRICT. AND AGAIN, THE PROPOSED PROJECT IS A GARAGE CONVERSION INTO A LIVING SPACE. SO THE REQUIREMENT IS IN THE UNIFIED DEVELOPMENT CODE TO HAVE TWO GARAGE PARKING SPACES. THE APPLICANT IS LOOKING TO PROVIDE ZERO ON SCREEN. YOU'LL SEE AN EXISTING FLOOR PLAN AND THE PROPOSED TO GIVE SOME TALK CONTEXT TO THE BOARD. THIS REQUEST FOR THE GARAGE CONVERSION HAS NOT BEEN COMPLETED AND THE APPLICANT DO, DID DO THEIR DUE DILIGENCE TO COME TO THE BOARD BEFORE SUBMITTING ANY PERMITS. SO THIS WOULD BE THE FIRST STEP IN THE PROCESS FOR THEM. CURRENTLY THE HOME SITS AT ABOUT 1,455 SQUARE FEET. UM, THE GARAGE IS ABOUT 340 SQUARE FEET AND THAT HOME WAS CONSTRUCTED AROUND 1980. SO IT IS AN OLDER NEIGHBORHOOD. IF YOU WERE TO GRANT A SPECIAL EXCEPTION AND THEY WERE TO GO ON TO GET AN ACQUIRED BUILDING PERMITS THAT WOULD PUSH UP THEIR LIVING SPACE TO AROUND 1,795 SQUARE FEET. THEY DO HAVE A DRIVEWAY WITH TWO PARKING SPACES ON OVERLAND TRAIL. AND AGAIN, ONE OF THE REQUIREMENTS THAT WE LOOK FOR IN GARAGE CONVERSIONS WHEN PRESENTING TO THE BOARD IS TWO, UM, OFF STREET PARKING SPACES, NOT TO BE CONFUSED WITH TWO GARAGE PARKING SPACES. SO THE CONVERSION REQUEST IS A PRETTY STRAIGHTFORWARD ONE. IF YOU HAD A CHANCE TO LOOK AT THE PREVIOUS ILLUSTRATIONS ON THE FLOOR PLANS, IT'S A PRETTY STRAIGHTFORWARD LAYOUTS OF THE HOME, SINGLE FAMILY HOME KITCHEN ROOMS AND THEY'RE REALLY JUST LOOKING TO ADD, UH, ANOTHER ROOM IN THAT GARAGE. UNFORTUNATELY, APPLICANT WAS UNABLE TO MAKE IT TO TONIGHT'S HEARING. SO IF YOU HAVE ANY QUESTIONS, PLEASE I, I CAN TRY TO ADDRESS 'EM AS MUCH AS I CAN. UM, THIS IS A PICTURE OF THE CURRENT LAYOUTS AND, UH, STREET VIEW OF THE HOME. SO AS YOU CAN SEE, THEY DO HAVE THOSE TWO OFF STREET PARKING SPACES. AND THIS IS A DRAWING PROVIDED BY THE APPLICANT OF WHAT IT WOULD LOOK LIKE. YOU CAN SEE THE MATCHING SIDING AND THEN ALSO A PROPOSED DOOR. UM, AND THEN TO GIVE SOME MORE CONTEXT TO THE BOARD, UM, ON THE [00:30:01] LEFT YOU'LL SEE A MAP, UH, WITH A PROPERTY HIGHLIGHTED IN YELLOW SURROUNDED BY RED LINES. THAT IS THE CURRENT PROPERTY THAT IS REQUESTING THE GARAGE CONVERSION. THE PROPERTY THAT IS, UH, SURROUNDED BY A BLUE CIRCLE ON THE RIGHT, THAT IS A LEGALLY PERMITTED GARAGE CONVERSION LOCATED AT EIGHT 10 COFFEEVILLE TRAIL. AND THE BLUE CIRCLE INDICATES THE REQUIREMENT THAT WE LOOK FOR. SO WHEN STAFF RECEIVES THESE APPLICATIONS, IF AN APPLICANT IS MEETING ALL THE REQUIREMENTS AND THEY ARE WITHIN 300 FEET OF A LEGALLY PERMITTED GARAGE CONVERSION, WE CAN ADMINISTRATIVELY APPROVE THEM. SO JUST TO SHOW THE BOARD, THEY ARE RIGHT OUTSIDE OF THAT BUFFER LAYER. TO THE BOTTOM LEFT, YOU'LL SEE A PROPERTY OUTLINED IN BLUE. THIS PROPERTY IS ANOTHER GARAGE CONVERSION THAT WAS ABLE TO IDENTIFY IN THE NEIGHBORHOOD. HOWEVER, I WAS UNABLE TO VERIFY IF IT WAS LEGALLY PERMITTED. AND SO THE CLOSEST GARAGE CONVERSION, LEGALLY PERMITTED GARAGE CONVERSION WOULD BE THE A 10 COFFEEVILLE TRAIL TO MY KNOWLEDGE. AND THAT'S WHAT THE OUTSIDE OF THAT PROPERTY LOOKS LIKE, JUST TO GIVE SOME CONTEXT TO THE BOARD OF WHAT THE NEIGHBORHOOD AND THAT FABRIC LOOKS LIKE. SO IN CONTEXT, OR EXCUSE ME, IN REGARDING THIS CASE, 52 NOTICES WERE SENT OUT, ZERO RETURN IN FAVOR, ZERO RETURN TO POST, AND THERE'S NOT AN HOA OR PIT OR TIFF IN THIS NEIGHBORHOOD. AND REGARDING ZBA DASH 26 DASH EIGHT DASH ZERO FIVE STAFF DOES NOT OBJECT TO THE REQUEST AS IS AND I CAN ANSWER ANY OF THE BOARD'S QUESTIONS. ARE WE GOOD? ANY QUESTION? MADAM CHAIRMAN? UM, UH, I'M SORRY. DO WE HAVE A QUESTION FROM MR. HEAD? AND THIS ALL APPEARS JUST VERY STRAIGHTFORWARD, BUT I'M WONDERING IS THERE ANYTHING ELSE THAT IS KNOWN OR UNKNOWN THAT THE BOARD NEEDS TO BE AWARE OF IN SOMETHING THAT LOOKS LIKE JUST A REALLY STRAIGHTFORWARD GARAGE CONVERSION? THAT'S A GREAT QUESTION. THIS IS A STRAIGHTFORWARD GARAGE CONVERSION. AS, AS STRAIGHTFORWARD AS THEY GET. HONESTLY. SALVADOR, COULD YOU GO BACK TO THE VERY FIRST SLIDE, PLEASE? YES, SIR. OH, THIS ONE? THAT ONE. OKAY. YES SIR. UM, THE REQ, THIS NEIGHBORHOOD REQUIRES TWO GARAGE PARKING SPACES. THAT'S A GOOD QUESTION. YES. THAT IS A REQUIREMENT IN OUR UNIFIED DEVELOPMENT CODE TO PROVIDE TO GARAGE PARKING SPACES. THAT'S WHY THIS APPLICATION REQUIRES THE SPECIAL EXCEPTION, MEANING THEY ARE GETTING A SPECIAL EXCEPTION TO GET AWAY FROM THAT CODE. THANKS. YES, SIR. SO THEY'RE DEVIATING FROM THE TWO GARAGE PARKING SPACES PER THE UDC, BUT THEY WILL HAVE THE TWO OFF STREET PARKING SPACES THAT IS CORRECT CHAIR. AND SO THEY WILL HAVE TWO OFF STREET PARKING SPACES, AS YOU CAN SEE ON SCREEN. LARGE ENOUGH DRIVEWAY TO PROVIDE PARKING FOR A FULL-SIZE PICKUP TRUCK AND ANOTHER, UH, VEHICLE. YEAH. OKAY. DO WE HAVE ANY OTHER QUESTIONS? IF NOT, I'LL OPEN THE FLOOR FOR A MOTION. MADAM CHAIR, I'D LIKE TO, UH, MAKE A MOTION TO CLOSE AND APPROVE ZBA 2 6 0 8 0 0 5 5. I HAVE A MOTION FROM DR. CAROLYN WICKER AND A SECOND FROM MR. ANTHONY LANGSTON. DO WE HAVE ANY DISCUSSION FROM THE BOARD ON THE MOTION? OKAY. I'LL NOW TAKE A VOTE ON THE MOTION. ALL IN FAVOR? RAISE YOUR HAND. ALL OPPOSED? OKAY, THE MOTION PASSES BY A VOTE OF NINE ZERO. THE NEXT ITEM ON OUR AGENDA IS CITIZEN COMMENTS. CITIZENS MAY SPEAK FOR UP TO FIVE MINUTES ON ANY ITEM, NOT ON THE AGENDA. SEEING NO ONE HERE, THIS CONCLUDES OUR AGENDA AND WE ARE ADJOURNED. THANK YOU. * This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.