ZBA21-0016Case No.
ZBA21-0016
S T A F F R E P O R T
May 7, 2021
CASE NO: ZBA21-0016
PROJECT: 1343 Ten Bar Trail Special Exception Use for Accessory Building EXECUTIVE
SUMMARY: On behalf of Stefi Hardin, Black Door Renovation is requesting approval of a
Special Exception Use per Ordinance No. 480, Sections 44.12(1) for a domestic
employee or family quarters and 44.12(6) for a reduction in the required setback
from property lines for a residential accessory building or structure on property
described as Lot 34, Block 3, Cross Timber Hills Phase II, an addition to the City of
Southlake, Tarrant County, Texas and located at 1343 Ten Bar Trail, Southlake,
Texas. Current Zoning: “SF-1A” – Single Family Residential District.
DETAILS: On May 16, 2019, the Zoning Board of Adjustment approved a Special Exception
Use per Ordinance No. 480, Sections 44.12(1) for a domestic employee or family
quarters, 44.12(2) for accessory buildings or structures of a size or aggregate size
greater than that permitted and 44.12(6) for a reduction in the required setback
from property lines for a residential accessory building or structure to allow an
approximately 1,000 square foot family quarters in an approximately 1,570 square
foot accessory building located approximately 28' from the rear property line (Case
No. ZBA19-0005). The maximum area for the sum total of accessory buildings on
a lot in the “SF-1A” zoning district is 3% of the lot area or 4,000 square feet,
whichever is less. In this case, the lot is approximately 1.037 acres and 3% of the
lot area is approximately 1,355 square feet. Approval of this case preceded an
amendment to Zoning Ord. No. 480 (Ord. No. 480-ZZZZ), which included language
to no longer require the building area of a domestic employee or family quarters to
count toward the cumulative permitted area of accessory building permitted by the
underlying zoning district. A Special Exception Use per Ordinance No. 480,
Section 44.12(2) for accessory buildings or structures of a size or aggregate size
greater than that permitted was approved to allow the 1,570 square foot accessory
building in addition to an existing 120 square foot storage shed for a total
accessory building area of approximately 1,690 square feet. The required rear yard
setback is 40' for accessory buildings over 500 square feet and a setback of
approximately 28' was approved. Per the Rules of Procedure, Section 7.1,
Expiration of Granted Request, the approval expired after one year on May 16,
2020 since an application for a building permit had not been submitted by that
date.
The plans have been revised and the applicant is now requesting approval of a
Special Exception Use per Ordinance No. 480, Sections 44.12(1) for a domestic
employee or family quarters and 44.12(6) for a reduction in the required setback
from property lines for a residential accessory building or structure to allow an
approximately 945 square foot domestic employee or family quarters in an
Case No.
ZBA21-0016
approximately 1,810 square foot accessory building to be located approximately
18’ from the rear property line. The approximately 945 square foot proposed family
quarters does not count toward the maximum accessory area allowed in the “SF-
1A” district, so approval of a Special Exception Use per Ordinance No. 480,
Section 44.12(2) for accessory buildings or structures of a size or aggregate size
greater than that permitted is not required with this request.
.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Special Exception Use
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Application
(D) Plans and Support Information
(E) Surrounding Property Owners Map and Responses
STAFF CONTACT: Richard Schell (817) 748-8602
Dennis Killough (817) 748-8072
Case No. Attachment A
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BACKGROUND INFORMATION
OWNER: Stefi Hardin
APPLICANT: Black Door Renovation
PROPERTY SITUATION: 1343 Ten Bar Trail
LEGAL DESCRIPTION: Lot 34, Block 3, Cross Timber Hills Phase II
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-1A” – Single Family Residential District
HISTORY: The following is the history of the property to the best of our knowledge
and belief:
- The property was annexed into the City in 1956.
- A Zoning Change (ZA81-027) from “AG” Agricultural District to “A-2”
Single Family Residential was approved September 15, 1981.
- A Final Plat for Cross Timber Hills Phase II (ZA83-025) was approved
September 6, 1983 and filed October 6, 1983.
- The existing home on the property with approximately 2,592 square
feet was constructed in 1984 (Source: Tarrant Appraisal District).
- The “SF-1” – Single Family Residential District zoning was approved
with the adoption of Comprehensive Zoning Ordinance No. 334 and the
Official Zoning Map in 1986.
The “SF-1A” Single Family Residential District zoning was approved with
the adoption of the Zoning Ordinance No 480 and the official Zoning Map
on September 19, 1989.
- An approximately 120 square foot storage building was added to the
property at an unspecified time.
- May 16, 2019, the Zoning Board of Adjustment approved a Special
Exception Use per Ordinance No. 480, Sections 44.12(1) for a domestic
employee or family quarters, 44.12(2) for accessory buildings or
structures of a size or aggregate size greater than that permitted and
44.12(6) for a reduction in the required setback from property lines for a
residential accessory building or structure to allow an approximately
1,000 square foot family quarters in an approximately 1,570 square foot
accessory building located approximately 28' from the rear property line
(Case No. ZBA19-0005). The approval expired after one year on May 16,
2020.
UTILITIES: The property is served by an 8” water line and a 8” sewer line in Ten Bar
Trail.
DRAINAGE: The drainage is generally sheet flow from northwest to southeast across
the property.
STAFF COMMENTS: The findings necessary for the Board to approve a Special Exception
Use Permit are below:
1) No special exception shall be granted unless the Board finds that
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the requested exception is specifically permitted by the zoning
ordinance;
2) That the location of the proposed activities and improvements is
clearly defined on the concept plan or plot plan, and
3) That the special exception is wholly compatible with the use and
permitted development of adjacent properties.
The requirements for Special Exception Use Permit for domestic
employee or family quarters in Zoning Ord. 480, Section 44.12(1) are
below:
a) Domestic employee or family quarters, which are not otherwise
permitted as an accessory use under Section 34.1 of this
ordinance, are permitted in districts zoned AG, RE-5, RE-7, RCS,
SF1-A, SF1-B, SF-2, SF-30, and approved single family
residential uses in the DT zone.
b) Domestic employee or family quarters are only for residents
employed on the premises or family members of the owner of the
premises and shall not be rented or otherwise used as a
separate domicile.
c) The quarters shall be accessory to and subordinate to the
principal single-family use and structure except that the gross
inhabitable floor area shall not exceed one thousand (1,000)
square feet in districts zoned SF-30 and shall not be counted
toward the sum total of accessory building area, but shall be
counted toward the maximum permitted lot coverage.
d) All utilities must be on the same meter as the principal dwelling.
e) A separate septic system from the principal dwelling is required if
the quarters are housed other than in the principal dwelling and
cannot be accommodated by the existing system.
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AERIAL
STREET VIEW
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PREVIOUSLY APPROVED PLOT PLAN (ZBA19-0005)
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PROPOSED PLOT PLAN
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FLOOR PLAN
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ELEVATIONS
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ROOF PLAN
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SURROUNDING PROPERTY OWNERS
SPO # Owner Zoning Address Acreage Response
1 WALLACE, STEVE SF1-A 1354 WOODBROOK LN 1.30 NR
2 PERRY, STEVE L SF1-A 1356 WOODBROOK LN 1.21 NR
3 CASSELL, ROBIN SF1-A 1358 WOODBROOK LN 1.02 F
4 SHERMAN, WILLIAM R SF1-A 1360 WOODBROOK LN 1.02 NR
5 KHEDGIKAR, AMOL SF1-A 1352 WOODBROOK LN 1.04 NR
6
ADRIAN FAMILY
REVOCABLE TRUST SF1-A 1362 WOODBROOK LN 1.42 NR
7 SNYDER, MICHAEL J SF1-A 1364 WOODBROOK LN 1.19 NR
8 KLINGER, BARRY SF1-A 1357 WOODBROOK LN 1.03 NR
9 HALBOUTY, THOMAS C SF1-A 1355 WOODBROOK LN 1.12 NR
10 MISH, THOMAS M SF1-A 1366 WOODBROOK LN 1.09 NR
11
TODD & HEATHER ALLEN
REV FAM T SF1-A 1353 WOODBROOK LN 1.23 NR
12 WILSON, JAMES K SF1-A 1367 WOODBROOK LN 1.15 NR
13 WALL, CLIFFORD E SF1-A 1368 WOODBROOK LN 1.05 NR
14 LANGHORNE, DONALD M SF1-A 1369 ESTELLA WAY 1.20 O
15 RAFA, JOHN L SF1-A 1354 ESTELLA WAY 1.13 NR
16 WHITE, JERRY L SF1-A 1370 WOODBROOK LN 1.06 NR
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SPO # Owner Zoning Address Acreage Response
17 MACLEAN, JOHN SF1-A 1372 WOODBROOK LN 1.46 NR
18 BAGWELL, MYRON SF1-A 1347 ESTELLA WAY 1.01 NR
19 WEGMAN, CHARLES SF1-A 1349 ESTELLA WAY 1.07 NR
20 RUPPERT, WM A SF1-A 1351 ESTELLA WAY 1.33 NR
21 RILEY, DON SF1-A 1374 WOODBROOK LN 1.30 NR
22
CAPLE CHANCE ETUX
REGINA SF1-A 1373 WOODBROOK LN 1.10 NR
23 YOUNKERS, ARACELI SF1-A 1356 TEN BAR TRL 1.17 NR
24
NAUGHTON,
CHRISTOPHER SF1-A 1354 TEN BAR TRL 1.19 NR
25 JONES, MARSHA SF1-A 1348 TEN BAR CT 1.56 NR
26 HODGES, DALTON SF1-A 1350 TEN BAR CT 1.62 NR
27 CAPRIGLIONE, GIOVANNI SF1-A 1352 TEN BAR TRL 1.37 NR
28 WALSH, DAVID SF1-A 1357 TEN BAR TRL 1.01 NR
29 LABELLE, LORI SF1-A 1355 TEN BAR TRL 1.05 NR
30 BUFANO, FRANK SF1-A 1346 MEADOW GLEN 0.91 NR
31 JONES, SHARON LEE SF1-A 1347 MEADOW GLEN 1.06 NR
32 HOLM, GREGORY SF1-A 1345 TEN BAR CT 1.18 NR
33 O NEAL, TUCKER D SF1-A 1346 TEN BAR TRL 1.75 NR
34 JOHANSSON, ERIK SF1-A 1345 MEADOW GLEN 1.08 NR
35
HARDIN FAMILY
REVOCABLE LIVING SF1-A 1343 TEN BAR TRL 1.02 NR
36 BARTLETT, LEE W SF1-A 1344 TEN BAR TRL 1.14 NR
37 INGLE FAMILY TRUST SF1-A
680 N PEYTONVILLE
AVE 1.96 F
38 HEIKKILA, SCOTT SF1-A 1341 TEN BAR TRL 1.06 F
39 BROWN, TIFFANY SF1-A 1342 TEN BAR TRL 1.23 NR
40 BURNET, EDWIN S SF1-A 1338 GLEN COVE 1.04 NR
41 PAYNE, PAUL A SF1-A 1337 TEN BAR TRL 0.99 NR
42 WELLINGTON, LLOYD K SF1-A 1335 GLEN COVE 1.00 NR
43 DELAPP, HEATHER SF1-A 1352 ESTELLA WAY 4.08 NR
44
TALBERT FAMILY
REVOCABLE TRUST SF1-A 1351 WOODBROOK LN 2.03 NR
45 CULP, RODNEY B AG 730 N PEYTONVILLE AVE 2.36 NR
46 MEACHAM, LEZAH C SF1-A 700 N PEYTONVILLE AVE 1.64 NR
47 ARINGTON, WHITNEY SF1-A 1340 GLEN COVE 1.25 NR
48
PETERSON R&J
REVOCABLE TRUST SF20A 550 N PEYTONVILLE AVE 1.13 NR
49 ALTSCHUL, CARLOS SF1-A 1339 TEN BAR TRL 1.02 NR
50 FARRIER, JERRY SF1-A 1336 GLEN COVE 1.42 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Fifty (50)
Responses Received: Four (4) – Attached
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