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Item 6 - ZBA23-0025 - Staff ReportCase No. ZBA23-0025 REVISED S T A F F R E P O R T January 19, 2024 CASE NO: ZBA23-0025 PROJECT: 1342 White Wing Ct - Variance to Rear Yard Setback EXECUTIVE SUMMARY: REQUEST: Matthew Beam, on behalf of Chang Menon / MOKSH Realty, LLC, is requesting approval of a Variance to Ordinance No. 480, as amended, Section 14.5(d) requiring a forty (40) foot rear yard setback, on property described as Lot 33, Block 2 of Dove Estates, an addition to the City of Southlake, Tarrant County, Texas, and located at 1342 White Wing Ct., Southlake, Tarrant County, Texas. The applicant is requesting approval of a Variance to Ordinance No. 480, as amended, Section 14.5(d), which requires a rear yard setback of 40’ for the primary structure. The home is approximately 16’ from the rear property line. The applicant desires to enclose an outdoor patio area at the northeast corner of the home. (A pergola at the northwest corner of the home is not proposed). The enclosure of this patio space will not cause the structure to encroach further into the rear yard and will roughly align with the existing rear wall plane of the home. Additional construction is occurring in the form of roof reconstruction, which will change the elevation of the home within this setback as shown in the plans. Though the setback is not being reduced, this request must come before the board since this construction is occurring within a required 40-foot rear yard setback. The home is a legal non-conforming home that was constructed in 1980 under an obsolete zoning category that permitted a rear yard of 25 feet. In 1981, an outdoor patio was enclosed that reduced the realized setback of 29 feet to approximately 16 feet. It appears this addition was permitted in error. 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)Supporting 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 ZBA23-0025 Page 1 BACKGROUND INFORMATION OWNER: Chang Menon / MOKSH Realty, LLC APPLICANT: Matthew Beam, MB Studio PROPERTY SITUATION: 1342 White Wing Ct. LEGAL DESCRIPTION: Lot 33, Block 2 of Dove Estate LAND USE CATEGORY: Medium Density Residential CURRENT ZONING: “SF-20B” – Single Family Residential District HISTORY: -The property was annexed into the City in 1957. -On September 14, 1971, the City Council approved the Final Plat of Dove Estates. -The residential home was built in 1980 under “A-2” zoning, an obsolete zoning category. Soon thereafter in 1981 an attached patio was “enclosed” per a permit on file. This would have been in error. -On June 30, 1989, the City Council approved the zoning change request from “AG” to “SF-20B”. - A building permit for an addition onto the existing structure was applied for on November 1, 2023. 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 Case No. Attachment A ZBA23-0025 Page 2 purpose and intent of the zoning ordinance and will not be injurious to the neighborhood or otherwise detrimental to the public welfare. Case No. ZBA23-0025 Attachment B Page 1 Case No. Attachment C ZBA23-0025 Page 1 VARIANCE APPLICATION 1 ZONING BOARD OF ADJUSTMENT VARIANCE APPLICATION 1400 Main Street, Suite 310 Southlake, TX 76092 Phone: (817) 748-8069 Email: PlanningSubmittal@Ci.Southlake.Tx.Us ZBA CASE NO. _________________________________________ FILING FEE: $305.00 Location of Application: (address/legal description) Owner: Applicant (if different than owner): Address: Address: 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.) ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… …..………………………………………………………………………………… ……………………………………………………………………………………… 1342 White Wing Court, Southlake, TX Chang Menon Matthew Beam, MB STUDIO 1342 White Wing Court, Southlake, TX 10440 E Northwest Hwy, Suite 301, Dallas TX 75238 We are seeking a variance for a setback reduction as the addition is within the required zoning setbacks and and therefore increases the non-conformity that currently exists. to Ordinance No 480, as ammended, Section 15.1 & 14.14.5 (d) 2 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.) ………………………………………………………………………………………. ……………………………………………………………………………………… ……………………………………………………………………………………… ………………………………………………………………………………………. ……………………………………………………………………………………… ……………………………………………………………………………………… 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: ………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… Explain why these unique conditions and circumstances make it UNREASONABLE or UNFAIR to apply the STANDARD ordinance requirements to your property: Our proposed addition are within the required zoning setbacks Our site is a legal non-conforming structure, built prior to the current zoning regulations, where the proposed zoning setbacks are developed for larger lot sizes. Our site is a legal non-conforming structure, built prior to the current zoning regulations, where the proposed zoning setbacks are developed for larger lot sizes. The lot size does not allow for developments at the current zoning setbacks. 3 ……………………………………………………………………………………… …………………………………………………………………………………… …………………………………………………………………………………… …………………………………………………………………………………… …………………………………………………………………………………… …………………………………………………………………………………… …………………………………………………………………………………… …………………………………………………………………………………… …………………………………………………………………………………… 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: ………………………………………………………………………………………. …………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… 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: ………………………………………………………………………………………. The current zoning setbacks do not allow for additions because the setbacks are developed for larger lot sizes, and therefore any modifications of the original design make it unreasonable for development. Our site is a legal non-conforming structure, built prior to the current zoning regulations, where the proposed zoning setbacks are developed for larger lot sizes. The lot size does not allow for developments at the current zoning setbacks. Our site is a legal non-conforming structure, built prior to the current zoning 4 ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… 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: ………………………………………………………………………………………. ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… ……………………………………………………………………………………… …..………………………………………………………………………………… ……………………………………………………………………………………… 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 regulations. Our Master Bedroom addition is within the original building footprint, with a minimal living room expansion of 2'-0". Our site is a legal non-conforming structure, built prior to the current zoning regulations, any building addition seems only fair. 5 time in the minutes of its action. If the building permit and/or Certificate of Occupancy shall not have been applied for within said one year period or such extended period as the Board may have specifically granted, then the special exception or variance shall be deemed to have been waived and all rights thereunder terminated. All applications for a request which have been denied shall be deemed to be denied with prejudice unless stated otherwise in the Board’s written decision. YOUR RIGHTS TO APPEAL THE BOARD'S DECISION. LOCAL GOVERNMENT CODE, Section 211.011 Any of the following persons may present to a court of record a verified petition stating that the decision of the board of adjustment is illegal in whole or in part and specifying the grounds of the illegality: (1) a person aggrieved by a decision of the board; (2) a taxpayer; or (3) an officer, department, board, or bureau of the municipality. The petition must be presented within ten days after the date the decision is filed in the board's office. Signature of Owner or Authorized Agent: Date: 12/22/23 Case No. Attachment D ZBA23-0025 Page 3 20 WANG, XUN SF20B 1339 WHITE WING CT 0.22 NR 21 OO, PYAYT SF20B 1319 WHITE WING CT 0.22 NR 22 DWIVEDI, PRACHI SF20B 1309 WHITE WING CT 0.19 NR 23 SATTERFIELD, DONALD SF20B 1382 BLUE TEAL CT 0.02 NR 24 JORDAN, JOHN SF20B 1362 BLUE TEAL CT 0.09 NR 25 SOLOMON, VERNON G SF20B 1342 BLUE TEAL CT 0.10 NR 26 TEER, MARJORIE SUE HEGE SF20B 1320 BLUE TEAL CT 0.13 NR 27 BARROWS, LESLIE SF20B 1318 BLUE TEAL CT 0.01 NR 28 ALSOP, JEFFREY SF20B 1519 FLAMINGO CIR 0.24 NR 29 TRIPLE T REAL ESTATE LLC - SER SF20B 4020 FLAMINGO CIR 0.28 NR 30 GRAY, JORDAN SF20B 1499 FLAMINGO CIR 0.23 NR 31 MCNABB, AUDREY ANN SF20B 3040 FLAMINGO CIR 0.18 NR 32 ADAMS, TRACEY R SF20B 3000 FLAMINGO CIR 0.23 NR 33 OLSON, LENNARD W SF20B 1403 WHITE WING CT 0.22 NR 34 SNEDDEN FAMILY TRUST SF20B 1402 BLUE TEAL CT 0.24 NR 35 SANFORD, JEFFREY L SF20B 1300 BLUE TEAL CT 0.28 NR 36 CAPPS, BRIAN SF20B 1582 FLAMINGO CIR 0.46 NR 37 CLAXTON, MARK SF1-A 1115 HARBOR RETREAT 2.34 NR 38 O'DANIEL, WAYNE B SF1-A 1240 BURNEY LN 1.31 NR 1000 HOAGLAND, SHAUN SF20B 1342 WHITE WING CT 0.29 U Notices Sent: Thirty-nine (39) Responses Received: One (1) Case No. Attachment D ZBA23-0025 Page 4 Responses Received (As of 1/19/2024)