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Board approves garage-to-living-space exception at 1713 Fort Worth Street; driveway condition debated and removed
Summary
The Zoning Board granted a special exception to convert a garage into living area at 1713 Fort Worth Street (District 5), approving the applicant’s request after staff voiced no objection. Board members debated whether to require driveway widening as a condition but withdrew that addendum before the final vote (9–0).
The Grand Prairie Zoning Board of Adjustments approved a special exception to convert a garage into living space at 1713 Fort Worth Street after a staff presentation and public comment. The board voted 9–0 to grant ZBA25-11-0071.
Staff presenter Salvador said the house was built in 1947 and is about 856 square feet; the existing garage is approximately 231 square feet and the proposed conversion would bring the home to roughly 1,087 square feet of total living area. Staff reported 34 mailed notices with no returned responses in favor or opposed, noted two legally permitted garage conversions elsewhere were not within 300 feet of this property, and told the board that staff did not object to the special exception.
Board members asked whether the board should attach a condition requiring a widened (double-wide) driveway as part of the approval. Staff explained applicants may separately apply for driveway permits and that, historically, staff has not imposed widening as a condition when tandem parking already satisfies the two off-street parking spaces requirement. A board member warned that adding a driveway condition could obligate the applicant to return later if a permit application for the driveway improvements were denied.
Jose Andrade, who identified himself as the property owner, told the board he purchased the house about one or two months earlier and has applied for permits to widen the driveway and to replace exterior siding. "I already submitted a permit for the driveway ... so 4 car spaces," Andrade said, adding plans to remove the garage door, install windows and apply new siding.
Board member David Baker initially moved to approve the item with an addendum requiring a double driveway, but members debated the attachment and withdrew the condition. A follow-up motion to approve the application as presented (per counsel) carried on a 9–0 vote.
The approval allows the applicant to proceed to the separate building-permit and driveway-permit processes; staff and inspectors will review subsequent permit applications for code compliance.
