Haslet council and board deny two residential variances, approve vendor permit and several infrastructure and software agreements

Haslet — The Haslet Board of Adjustment denied two variance requests at a joint meeting with the City Council, and the council approved several infrastructure and administrative measures, including a vendor permit appeal, a developer pro rata agreement for an intersection, a small public water easement, and a new enterprise resource planning contract.

The Board of Adjustment voted to deny a variance to allow a 3,200-square-foot storage building at 111 Cedar Lane and denied a second variance to allow a 750-square-foot detached accessory dwelling unit (ADU) at 129 Schreiber Drive. Planning staff had recommended denial in both cases, saying applicants did not demonstrate the “unnecessary hardship” required under the local government code and Haslet’s zoning rules. City staff and counsel repeated that the burden of proof is on applicants to show a hardship specific to the property.

The meeting also produced several council approvals: an appeal of a staff denial that allowed Sugar Rush Shaved Ice LLC to place a vending unit at 1345 FM 156; a pro rata reimbursement agreement with QT South LLC to share intersection improvement costs at Haslet Parkway and Harmon Road; acceptance of a small public water easement to support construction of a fire line at the Haslet Crossing addition; an award of an enterprise resource planning (ERP) contract to Cassell LLC; and continued engagement of federal appropriations counsel through Stinson LLP.

Why it matters: The variance denials preserve the city’s current size limits for accessory structures and ADUs unless future applicants can demonstrate property-specific hardships under state law. The infrastructure agreements lock in a process for reimbursing a private developer that funded an intersection upgrade and clear the way for utility and fire-protection work at an industrial site. The ERP contract begins a planned multi-department software upgrade the city says will consolidate billing, permitting and finance work.

Board of Adjustment decisions

Planning coordinator Mr. Schwenke told members that the zoning ordinance caps accessory storage at 3,000 square feet and that “in the application itself, there is no mention of how this specific instance would qualify as a variance under state law.” City attorney Mr. Page echoed the point, saying the burden is on the applicant and that state examples of hardship include loss of more than 25% of developable area or costs exceeding 50% of appraised value, among other limited circumstances.

The applicant for 111 Cedar Lane said he had chosen a 40-by-80 prefabricated building because intermediate sizes were not offered and that larger prefab sizes were cheaper than custom sizes; he described financial strain if required to downsize. Mr. Page and board members responded that financial cost alone typically constitutes a self-created hardship and does not meet the ordinance standard. The board voted to deny that variance (roll call recorded in the transcript). The applicant for 129 Schreiber Drive, Dana Bridges, asked to convert a barn into a 750-square-foot ADU so her adult daughter could live nearby to provide care. Staff and counsel again advised that personal or medical hardship for the owner does not substitute for a property-based hardship under the statutory variance test; the board denied that request as well (roll call recorded in the transcript).

Council approvals and updates

Vendor permit: The council granted an appeal of staff’s denial and allowed Sugar Rush Shaved Ice LLC to locate a vending unit at 1345 FM 156 for the requested period. Staff had denied the overnight-on-site storage portion of the permit under city code section 4.03.14; the council’s action permitted the unit to remain on site under the terms discussed.

Intersection pro rata agreement: Council approved a pro rata reimbursement agreement with QT South LLC for certain intersection improvements at Haslet Parkway and Harmon Road. The agreement establishes a method to calculate each benefitted parcel’s share of construction costs (city staff said the current estimate is just over $1 million) and authorizes the city to collect pro rata shares from properties as they develop. Staff emphasized the city will have no obligation to reimburse QT if parcels remain undeveloped or withdraw from the ETJ; QT assumes the upfront risk.

Public water easement: The council accepted a small off-site public water easement (described by staff as roughly 5-by-10 feet on recorded plat documents) to allow a fire-service line to serve three industrial buildings in the Haslet Crossing development.

Enterprise software: The council voted to award an enterprise resource planning contract to Cassell LLC to replace the city’s aging financial and utility-billing systems. Staff presented Cassell’s proposal as the best mix of functionality, integration and price: a one-time software fee of $78,936 plus implementation/conversion contingency funds the city budgeted (the capital outlay line referenced by staff was $300,000). Staff said annual licensing for the new system will be about $54,216; the contract package includes data conversion and training and was presented as a multi-department modernization that will reduce redundant manual work across billing, permitting and payroll.

Federal appropriations counsel: The council approved an engagement with Stinson LLP to continue federal-appropriations work (the city’s stated cap is $50,000), and members asked staff to request a written status report from the firm summarizing progress and next steps. Public comment at the meeting asked for clarity on deliverables and whether the city would continue the monthly retainer if priorities or congressional leadership change.

Other votes and administrative matters

Council approved the final plat for Lots 1 and 2, Block A (Klein Shed addition) and accepted administrative project updates including Keller Haslet Road construction and Community Park drainage and trail bids. The council also approved minutes from a prior meeting.

Votes at a glance

- Deny variance: 3,200-sq.-ft. storage building, 111 Cedar Lane — Motion to deny passed (roll call recorded in the meeting transcript; board majority supported denial).

- Deny variance: 750-sq.-ft. accessory dwelling unit, 129 Schreiber Drive — Motion to deny passed (roll call recorded in the meeting transcript; board majority supported denial).

- Grant appeal: vendor permit for Sugar Rush Shaved Ice LLC at 1345 FM 156 — Motion to grant passed.

- Approve pro rata reimbursement agreement: QT South LLC for Haslet Parkway/Harmon Road intersection improvements — Motion passed unanimously.

- Approve public water easement: Haslet Crossing addition — Motion passed unanimously.

- Award ERP contract: Cassell LLC for enterprise resource planning / finance and utility billing — Motion passed; funding and implementation budget discussed (capital budget line cited by staff: $300,000).

- Approve engagement: federal appropriations counsel with Stinson LLP — Motion passed (contract not to exceed $50,000); council asked for a written status report.

What council members emphasized

Council members and staff repeatedly emphasized legal limits on variances, noting the city must apply the narrow state-law standards spelled out for “unnecessary hardship.” Several members asked staff to make guidance on hardship examples more accessible on the city website so future applicants better understand the standard. On infrastructure, staff stressed that developer QT funded immediate intersection improvements to prevent congestion tied to a convenience store site; the pro rata agreement creates the means to request reimbursement only if and when adjacent properties develop.

Looking ahead

Staff said bids for several park and trail improvement items are due in April and that the Keller Haslet Road extension could see a three-week delay if guardrail deliveries from TxDOT are late. The council asked for a written update from the federal-appropriations counsel and for clearer online guidance about variance standards for residents.

Sources: Haslet City Council / Board of Adjustment meeting transcript (public hearing segments, staff presentations, roll-call votes).