Item 7 - ZBA23-0011 - Staff ReportCase No.
ZBA23-0011
S T A F F R E P O R T
May 19, 2023
CASE NO: ZBA23-0011
PROJECT: 317 Dove Creek Trail - Variance to Side Yard Requirements
EXECUTIVE
SUMMARY: Alisha Poonawala and Ahmad Jivraj are requesting approval of a Variance to
Ordinance No. 480, as amended, Section 15.1 & 14.5(c) requiring a side yard setback
of no less than fifteen (15) feet on a property described as Lot 14R, Block 3, Summer
Place Addition, an addition to the City of Southlake, Tarrant County, Texas, and
located at 317 Dove Creek Trail, Southlake, Tarrant County, Texas. Current Zoning:
“SF-20B” Single Family Residential District. SPIN District #7
REQUEST: The applicant is requesting approval of a Variance to Ordinance No. 480, as
amended, Section 15.1 & 14.5(c) which requires a side yard of 15’ for primary
structures. The existing home was constructed under previous zoning standards (“A-
1” One-Family District which permitted a 5’ side yard setback) and currently has an
approximate 10’ setback from the south property boundary, and a 12’ setback from
the north property boundary.
The applicant proposes adding two small additions to the rear of the home. Work on
these additions were commenced without a permit. The additions are partially finished
and were discovered by Code Enforcement. The addition on the south side is for a
walk-in closet of approximately 100 square feet. The north addition is for a bedroom of
approximately 130 square feet. The building line of these additions follow the existing
plane of each wall and have therefore increased the structure’s nonconformity.
The applicant contends that the placement of these additions take advantage of the
natural flow of the interior floorplan of the home, and that the additions would not be
as congruent with the existing homes design if they were required to meet the 15’
setbacks.
ACTION NEEDED: 1) Conduct a public hearing.
2) Consider approval of the requested Variance.
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Variance Application
(D) Support Information
(E) Surrounding Property Owners Map and Responses
STAFF CONTACT: Reagan Rothenberger (817) 748-8602
Jennifer Crosby (817) 748-8195
Department of Planning & Development Services
Case No. Attachment A
ZBA23-0011 Page 1
BACKGROUND INFORMATION
OWNER/APPLICANT: Alisha Poonawala and Ahmad Jivraj
PROPERTY SITUATION: 317 Dove Creek Trail
LEGAL DESCRIPTION: Lot 14R, Block 3, Summer Place Addition
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “SF-20B” – Single Family Residential District
HISTORY: - The property was annexed into the City in 1956.
- It is believed that the “A-1” One-Family District zoning that the property
was later subdivided under, was placed on the property with the adoption
of Zoning Ordinance No. 161 on January 7, 1969.
- A Final Plat for Summer Place Addition was filed in 1972.
- A permit for the existing residence was granted March 9, 1978.
- The current “SF-20B” Single Family Residential District zoning was
placed on the property with the adoption of Ordinance No. 480 in 1989.
- On July 15, 2002, an Amended Plat was approved for Lots 13R & 14R,
Block 3, Summer Place Addition.
STAFF COMMENTS: The Board may grant a variance from the literal enforcement of the zoning
ordinance:
a. Where the spirit of the ordinance is observed and substantial justice is
done;
b. Where the Board finds that granting the variance will not be contrary to
the public interest, and;
c. Where, due to special conditions, a literal enforcement of the
provisions of this ordinance would result in “unnecessary hardship.”
A hardship is considered “unnecessary” where the applicant demonstrates:
1. That special conditions and circumstances exist which are peculiar to
the land, structure, or building involved and which are not applicable to
other lands, structures or buildings in the same district;
2. That the literal interpretation of the provisions of this ordinance
deprives the applicant of rights commonly enjoyed by other properties
in the same district;
3. That the special conditions and circumstances that exist are not the
result of the actions of the applicant;
4. That the granting of this variance does not confer on the applicant any
special privilege that is denied by the zoning ordinance to other lands,
structures or buildings in the same district;
5. That the reasons stated in the application justify granting the variance
and that the variance will be the minimum necessary to make possible
the reasonable use of the land, building or structure, and
6. That the granting of the variance will be in harmony with the general
purpose and intent of the zoning ordinance and will not be injurious to
the neighborhood or otherwise detrimental to the public welfare.
Case No.
ZBA23-0011
Attachment B
Page 1
Case No.
ZBA23-0011
Attachment C
Page 1
VARIANCE APPLICATION
SOUTHLAKE
PLANNING& DEVELOPMENT
SERVICES
ZONING BOARD OF ADJUSTMENT
VARIANCE APPLICATION
1400 Main Street, Suite 310
Southlake, TX 76092
Phone: (817) 748-8069
Email: Plan ningSubmittal@Ci.Southlake.Tx.Us
ZBA CASE NO. FILING FEE: $305.00
Location of Application: (address/legal description)
317 Dove Creek Trail
Block 3 - Lot 14R of Amended Plat Summerplace Addition
Owner: Applicant (if different than owner):
Alisha Poonawala and Ahmad Jivraj
Address: Address:
317 Dove Creek Trail
Telephone: Telephone:
Email: Email:
State the SPECIFIC PROVISION of the zoning ordinance for which you are requesting a
variance. (You may give the Section number and paragraph, OR you may DESCRIBE the
REGULATION / REQUIREMENT.)
Zoning SF-20A Side Setback requirement of 15' feet.
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1
Describe EXACTLY HOW, and TO WHAT EXTENT your request will DIFFER from the
REQUIREMENTS of the ordinance, as described ABOVE. (Use REVERSE, or additional sheets
if necessary.)
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We propose that we be allowed to continue with the original side setback of 10'
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As per the original zoning as per when the original single family structure was built.
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In order for your request to be granted, the concurring vote of four (4) members of the Board of
Adjustment voting in favor of the request shall be necessary.
In order for the Board members to vote in support of your application, you must prove several
things by your application.
Your application must clearly show that your property has UNIQUE CONDITIONS and
CIRCUMSTANCES which separate it from other typical properties with the same zoning, and
explain how these unique conditions and circumstances make it UNREASONABLE or UNFAIR
to apply the STANDARD ordinance requirements to YOUR property, unlike the way they are
applied to all other properties.
Describe the CONDITIONS and CIRCUMSTANCES which are UNIQUE to your property and
situation:
The original home when build that a zoning ordinance that allowed 10' side setback.
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now that the zoning was recently change, the existing structure is no longer conforming
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Allowing us to use the original 10' setback as originally desiged for this lot will allow
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us to continue keep architectural continuation on the exterior facade of the building.
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As well as good interior architectural flow of the floor plan design.
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Explain why these unique conditions and circumstances make it UNREASONABLE or UNFAIR
to apply the STANDARD ordinance requirements to your property:
2
Doing the room additions in the back with the current 15' side setback instead of
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the original 10' setback will force us to brake with the architectural design on the
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exterior of the elevations, and will result on an exterior design that will be
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unpleasant and non confirming with the original concept of the home. Additionally
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doing the additional rooms with the 15' setback will result in a floor plan layout
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that will not be functional with the existing floor plan.
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Additionally, in order for the Board members to vote in support of your application it must be
shown that the unique conditions and circumstances which you have described are NOT the
result of your own actions. (Actions taken by previous owners and actions taken by your agents
can be construed as "Your actions.")
Can you explain how the unique conditions and circumstances affecting your property came to
be, AND SHOW that they ARE NOT the result of YOUR OWN ACTIONS:
The existing home was build in accordance with previous zoning guidelines using previously
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approved 10' setback, the new zoning requires 15' setback. This is a change
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in zoning guidelines. This change in provisions of the zoning are out of our power
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to control.
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Furthermore, the Board must be satisfied that the variance you are requesting is the MINIMUM
deviation from the terms of the ordinance NECESSARY to OVERCOME the unique conditions
and circumstances which you have described.
Explain how your proposal is the MINIMUM manner by which the unique conditions and
circumstances described can be overcome:
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3
Allowing us to use 10' setback is the least intrusive manner in which we can
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maintain original architectural elements of the home as intended both inside and out
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Also, the Board must be convinced that granting such a variance would not constitute an
UNFAIR GRANT OF SPECIAL PRIVILEGE to you, granting privileges that are otherwise denied
by the ordinance.
In other words, why would granting this variance be ONLY FAIR, and NOT MORE THAN FAIR,
to you, since others are prevented from doing what you are requesting:
We consider our request to be reasonable because our request for variance
.......................... .............................. ....................... .....................
will result in allowing us to do our addition, while maintain an architecturally pleasing
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design for ourselves and our neighbors. Staying in line with the original concept
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of the lot, as originally intended and approved by the local municipality.
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Finally, the Board must be certain your request is in harmony with the public welfare, and will
not in any way be injurious or detrimental to your neighbors and their property rights.
EXPIRATION OF GRANTED REQUEST.
ZONING BOARD OF ADJUSTMENT RULES OF PROCEDURE, Section 7.1
Any special exception or variance granted or authorized by the Board shall authorize the
issuance of a building permit and/or a Certificate of Occupancy, as the case may be, for a
period of one year from the date of the favorable action of the Board unless said Board shall
have in its action approved a different period of time and has so shown such specific period of
4
Page is too large to OCR.
PROPERTY OWNER ACKNOWLEDGEMENTS
Notarized signature of all owners is mandatory.
Use additional sheets if necessary.
Property Ownership Acknowledgement.,As owner of the prope described in this application, I understand that my property is
being considered for a Variance.
Signature of Owner Date S/V/ au 3 3
l
Owner's Name(Typed or Printed) &A l) iV�l A(. swi jb Ny LwR(-A
J
Notary Acknowledgement:Before me, the undersigned authority,on this day personally appeared
known to me to be the person whose name is subscribed to the above and foregoing instrument, and knowledge to me that he/she
executed the same for the purposes and consideration expressed and in the capacity therein stated.
Given under my hand and seal of office on this the day of , 20
Notary Public In and For Texas
My commission expires the day of 20
Agent Authorization (if applicable)
Agent Authorization:I, owner of the aforementioned property do hereby certify that I have
given my permission to to act as my agent for this variance request.
Signature of Owner Date
Owner's Name(Typed or Printed)
Notary Acknowledgement:Before me, the undersigned authority, on this day personally appeared
known to me to be the person whose name is subscribed to the above and foregoing instrument, and knowledge to me that he/she
executed the same for the purposes and consideration expressed and in the capacity therein stated.
Given under my hand and seal of office on this the day of , 20
Notary Public In and For Texas
My commission expires the day of , 20
6
Case No. Attachment D
ZBA23-0011 Page 1
SUPPORTING INFORMATION
Case No. Attachment D
ZBA23-0011 Page 2
EXISTING CONDITIONS
X
* THE PERCENT CALCULATION IS A REFERENCE TO THE COVERAGE AS A PERCENT ESTIMATION OF
THE SQ. FT. COVERAGE OF ANY GIVEN STRUCTURE FROM THE TOTAL SQ. FOOT OF THE LOT AREA.
SCALE: 1" = 20'-0"
CUSTOMER SIGNATURE:
NOTE:ARCHITECTURAL PLANS TAKES PRECEDENCE OVER ALL DRAWINGS, ALL FINAL DECISIONS REFER TO PLANS PROVIDE BY DDSG
ARCHITECTURAL DEPARTMENT. PLOT PLAN IS APPROPRIATE PLACEMENT ONLY. BUILDER CAN VARY DUE TO ACTUAL BUILDING CONDITIONS. BUILDER
IS FULLY RESPONSIBLE FOR ADHERING TO ANY AND AL LBUILDING LINES OR EASEMENTS OF RECORD OR THAT MAY NOT BO NOTED ON THE RECORDED
PLAT. BUILDER TO CONFIRM THAT THIS LAYOUT HAS NO CONFLICTS WITH THE INLETS OF UTILITY SERVICES. FINAL SURVEY WILL SHOW PLACEMENT
OF HOUSE AND ALL FLATWORK, SUCH AS SIDEWALKS AS PRESCRIBED BY THE BUILDER, FLATWORK IS ONLY A REPRESENTATION.
SITE PLAN
BUILDER:
ADDITION:
ADDRESS:
LOT:
PHASE:
OPTION:
DATE:
DRAWN BY:
CITY:
PLAN:ELEVATION:
SWING:
BLOCK:
DATE:
NOTES:
DDS GROUPJOGA REMODELING SERVICES
SUMMERPLACE ADDITION
317 DOVE CREEK TRAIL
14R 3
N/A
N/A
03/25/2023
DDSG - N.L.
SOUTHLAKE, TEXAS
N/A N/A
LEFT LEGENDB.L. - BUILDING LINE
D.E. - DRAINAGE EASEMENT
P.A.E. - PEDESTRIAN ACCESS EASEMENT
S.S.E. - SANITARY SEWER EASEMENT
T.E. - TRANSFORMER EASEMENT
U.E. - UTILITY EASEMENT
W.M.E. - WALL MAINT. EASEMENT
M.E. - MAINTENANCE EASEMENT
V.E.- VISIBILITY EASEMENT
- DRAINAGE FLOW
- PROPOSED FENCE
- CURLEX
- RETAINING WALL
- REQUIRED TREE PLANTING
- REQUIRED BUSH
-EXPOSED AGGREGATE CONCRETE
- EXISTING FENCE
NORTH
Case No.
ZBA23-0011
Attachment E
Page 1
SURROUNDING PROPERTY OWNERS
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
SPO # Owner Zoning Physical Address Acreage Response
1 BURKE, EDWARD SF20B 1029 SUMMERPLACE LN 0.18318145 NR
2 CINCO ACES PROPERTIES LLC SF20B 1031 SUMMERPLACE LN 0.005071456 NR
3 STOLZE, MICHAEL D SF20B 314 DOVE CREEK TRL 0.200590041 NR
4 MCLEOD, PAIGE SF20B 1027 SUMMERPLACE LN 0.26874075 NR
5 SMITH, NICOLE S SF20B 315 DOVE CREEK TRL 0.337724442 F
6 BEDWELL, CHAD SF20B 1026 SUMMERPLACE LN 0.001652213 NR
7 BORKOWSKI, DIANE SF20B 1025 SUMMERPLACE LN 0.288890767 NR
8 WERBISKI, ERNESTO SF20B 316 DOVE CREEK TRL 0.269929643 NR
9 J G J INC AG 651 E HIGHLAND ST 0.072935641 NR
10 ZAVALA, JOSE SF20B 1023 SUMMERPLACE LN 0.270444865 NR
11 DOBBS, SUSAN R SF20B 1022 SUMMERPLACE LN 0.020638847 NR
12 NG BENJAMIN TRUST SF20B 1021 SUMMERPLACE LN 0.263272008 NR
13 DIEHL, ADAM SF20B 318 DOVE CREEK TRL 0.268985708 NR
14 VILLANUEVA, ALANA C SF20A 805 DOVE CREEK TRL 0.440047931 NR
15
ETTINGER FAMILY LIVING
TRUST SF20A 804 DOVE CREEK TRL 0.686909042 NR
16 CORY, NICHOLAS R SF20A 806 DOVE CREEK TRL 0.502507564 O
Case No.
ZBA23-0011
Attachment E
Page 2
17 LOSADA, GARY M SF20A 802 DOVE CREEK TRL 0.418563017 NR
18 CHAPPELL, STEVEN L SF20A 803 DOVE CREEK TRL 0.213264903 NR
19 KHANAL, ANANAGA SF20A 301 PREAKNESS CIR 0.001016637 NR
20 THOMASON, BOBBY SF20B 1024 SUMMERPLACE LN 0.278649076 NR
21 NATVIG, LORI SF20A 809 SARATOGA DR 0.455211883 NR
22 EASTON, ANGELA J SF20A 807 SARATOGA DR 0.462151478 NR
23 KONDAKINDI, RAKSHIT SF20A 805 SARATOGA DR 0.459450225 NR
24 ALLEN, MEREDITH SF20A 800 DOVE CREEK TRL 0.684992288 NR
25 PASSAMANO, TONY SF20A 803 SARATOGA DR 0.476959722 NR
26 PATEL, KETANKUMAR SF20A 305 PREAKNESS CIR 0.578441095 NR
27 GAYNOR, KATHY SF20B 1030 SUMMERPLACE LN 0.280594646 NR
28 RICHARME, AMY CARSTENSEN SF20B 1028 SUMMERPLACE LN 0.244675511 NR
29 MILNER LIMITED PARTNERSHIP AG 555 E HIGHLAND ST 10.54168003 NR
1000 GENTRY, MARVA L SF20B 317 DOVE CREEK TRL 0.368490745 NR
Notices Sent: Thirty (30)
Responses Received: Two (2)
Case No.
ZBA23-0011
Attachment E
Page 3
RESPONSES RECEIVED
Notification Response Form
Direct questions and mail responses to:
ZBA23-0011 City of Southlake
Variance for 317 Dove Creek Trail Planning & Development Services
Meeting Date: May 25, 2023 at 6:30 PM Notification Response
1400 Main St; Ste 310
Fill out: Southlake, TX 76092
Owner: I OL 16,3A t+k
VJ
0&rd Phone: (817)748-8621
Fax: (817)748-8077
3 r V&/I ,r�V.-
,�rxL i E-mail: rrothenberger@ci.southiake.tx.us
Address; 1 l.t' tiC. I !!__City, State, Zip Code: S1 U4 --i- �a�( ! �/` -VJA),
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Variance referenced above.
Space for comments regarding your position:
Atte, PV
U W__
- MAA.A, ,Z0 q0LQ jt]e,
V =
Signature: Date.
Additional Signature: Date:
Printed Name(s).
1"I (4t\ Mod"
Must be property owner(s)whose name(s)are printed at lop. Otherwise contact the Planning Department. One form per property.
Phone Number (optional):
5/16/23, 7:59 AM Mail - Morgan Barclay - Outlook
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Online Form Submittal: Planning & Zoning Case Input Form
noreply@civicplus.com <noreply@civicplus.com>
Mon 5/15/2023 5:04 PM
To:Dennis Killough <dkillough@ci.southlake.tx.us>;Jennifer Crosby <jcrosby@cityofsouthlake.com>;Madeline
Prater <mprater@ci.southlake.tx.us>;Reagan Rothenberger <rrothenberger@ci.southlake.tx.us>;Morgan
Barclay <mbarclay@ci.southlake.tx.us>;Melissa Burnett <mburnett@cityofsouthlake.com>
Planning & Zoning Case Input Form
Project Name Variance to Ordinance
Planning & Zoning Case
Number
ZBA23-0011
Project Location 317 Dove Creek Trail
I am:Opposed
Comments / Explanation I believe we should follow the Ordinance that is in place as of
this date.
(Section Break)
First Name Cindy
Last Name cory
Address 806 DOVE CREEK TRL
Phone Number (Optional)Field not completed.
City Southlake
State TX
Zip 76092
Disclaimer
This form is to provide feedback on planning & zoning-related requests. Your
comments are placed in the related case file as a matter of public record and
forwarded to the Planning & Zoning Commission and City Council if action is
required by these bodies. Your submission of this form shall not be considered a
formal protest under Section 211.006(d) of the Texas Local Government Code
unless your signature is uploaded and submitted with this form.
***Please note any forms submitted after four P.M. on the meeting date may not be
recorded until the following business day.***
Disclaimer Acknowledgment Yes, I understand
5/16/23, 7:59 AM Mail - Morgan Barclay - Outlook
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Signature (For Formal
Protests)
Signature.jpg
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