Item 5 - Staff Report and ExhibitsCase No.
ZBA24-0012
S T A F F R E P O R T
February 21, 2025
CASE NO: ZBA24-0012
PROJECT: 3400 Hillside Dr. – Special Exception Uses and Variance for Accessory
Building
EXECUTIVE
SUMMARY: Steel Container Spaces, on behalf of Greg and Robin Windham, are requesting
approval of Special Exception Uses, per Zoning Ordinance No. 480, Section 44.12(1)
for a domestic employee or family quarters, Section 44.12(2) for accessory buildings
or structures of a size or aggregate size greater than permitted, Section 44.12(6) for a
reduction in the required setback from property lines for a residential accessory
building, and Section 44.12(7) for an accessory building located forward of the
principal building on the lot, and Variance to Zoning Ordinance No. 480, as amended,
Section 11.5.j, requiring that an accessory building shall not exceed 20 feet in height,
on property described as Lot 5R, Block 7, Grace Estates Addition, an addition to the
City of Southlake, Tarrant County, Texas, and located at 3400 Hillside Drive,
Southlake, Tarrant County, Texas. Current Zoning: “SF-1A” Single Family Residential
District. SPIN Neighborhood #2.
REQUEST
DETAILS: The purpose of this request is to seek approval for a 1,582 sq. ft. detached accessory
structure.
The applicant is seeking approval of the following:
• Special Exception Use to Zoning Ordinance No. 480, as amended, Section
44.12(1) for a domestic employee or family quarters. This SEU is required
because the proposed structure includes provisions for sleeping, cooking, and
sanitation.
• Special Exception Use to Zoning Ordinance No. 480, as amended, Section
44.12(2) for accessory buildings or structures of a size or aggregate size
greater than permitted. Accessory structures with a roof in the SF-1A zoning
district are limited to an aggregate size of 3% of the lot area or 4,000 square
feet. The lot is 1.1059 acres (48,173 square feet), and therefore the maximum
aggregate size of accessory structures for this lot is 1,445 square feet. The
proposed structure is 1,582 square feet.
• Special Exception Use to Zoning Ordinance No. 480, as amended, Section
44.12(6) for a reduction in the rear yard setback for an accessory structure.
The proposed structure is 20 feet from the rear property line and the required
setback is 40 feet. The existing home is a legal nonconforming building that
was built approximately 13 feet from the rear property line.
• Variance to Section 11.5.j.1.iii.2, requiring that an accessory building shall not
Department of Planning & Development Services
Case No.
ZBA24-0012
exceed 20 feet in height. The requested building height is 28 feet.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider approval of requested Special Exception Uses and a Variance
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Surrounding Property Owners Map and Responses
(D) Supporting Information
STAFF CONTACT: Wayne Powell (817) 748-8281
Jennifer Crosby (817) 748-8195
Case No.
ZBA24-0012
BACKGROUND INFORMATION
OWNER: Greg Kuebler and Robin Windham
APPLICANT: Steel Container Spaces
PROPERTY SITUATION: 3400 Hillside Dr.
LEGAL DESCRIPTION: Lot 5R, Block 7, Grace Estates Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF-1A” Single-Family Residential
HISTORY:
- The property was annexed into the City in 1957.
- A Final Plat for Lots 3R, 4R, and 5, Block 7, Grace Estates (ZA77-
0003) was approved May 17,1977 and filed May 20, 1977.
- The existing home was built in 1979 (approximately).
- The property was given the “A-3” Single Family Residential District
zoning designation with the adoption of Ord. No. 261 and the Official
Zoning Map in 1981.
- The property was given the “SF-1” Single Family Residential District
zoning designation with the adoption of Ordinance No. 334 and the
Official Zoning Map in 1986.
- The “SF-1A” Single Family Residential District zoning designation was
approved with the adoption of Ordinance No. 480 and the Official
Zoning Map on September 19, 1989.
- A Plat Revision for Lots 4R1, 5R, 6, and 7, Block 7, Grace Estates
(ZA91-016) was approved April 18, 1991.
- The existing home was remodeled in 2021 (RADD20-0092).
WATER & SEWER: The site is served by an 6” water line and is not connected to the sewer
system. All utilities for the family quarters must be on the same meter as the
principal dwelling.
STAFF COMMENTS: The findings necessary for the Board to approve a Special Exception Use are
below:
1) No special exception shall be granted unless the Board finds that 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 either as filed or subject
to such limitations and requirements as the board deems to be
necessary to protect adjacent properties.
Case No.
ZBA24-0012
The requirements for a Special Exception Use Permit for servants or family
quarters in Zoning Ord. 480, Section 44.12(1) are below:
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.
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
Further, the construction of accessory buildings or structures of a size or
aggregate size greater than that permitted under the accessory building
requirements of the zoning district of the property are based on the following
review criteria:
a. Compatibility of the materials proposed with the principal structures and the
surrounding properties
b. Purpose of the accessory structure
c. Consistency of architectural style including roof structure
d. Setback from adjoining properties and location on the subject property
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;
Case No.
ZBA24-0012
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. Attachment B
ZBA24-0012 Page 1
Case No. Attachment C
ZBA24-0012 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 U S A AG 2.501958877 NR
2 U S A AG 0.810146289 NR
3 THOMAS, TOBY D SF1-A 4041 HILLTOP DR 1.327445442 F
4 HOLCOMB, STEVEN J SF1-A 3450 HILLSIDE DR 1.02447198 F
5 TAYLOR, SPENCER SF1-A 3360 HILLSIDE DR 0.99756651 F
6 ROBERTS, DAVID SF1-A 3370 CRESCENT DR 0.350608205 F
7 CARTER, NICHOLAS SF1-A 4021 HILLTOP DR 0.236717608 NR
8 DOW, ROBERT EARL SF1-A 3154 HILLTOP DR 2.579173488 NR
9 REISSLER, RICHARD SF1-A 3320 CRESCENT DR 1.075544691 NR
1000 WINDHAM, PAMELA R SF1-A 3400 HILLSIDE DR 1.232050653
Case No. Attachment C
ZBA24-0012 Page 2
Case No. Attachment C
ZBA24-0012 Page 3
Case No. Attachment C
ZBA24-0012 Page 4
Case No. Attachment C
ZBA24-0012 Page 5
Case No. Attachment D
ZBA24-0012 Page 1
SUPPORTING INFORMATION
AERIAL VIEW
SOUTHLAKE
PLANNING&DEVELOPMENT
SERVICES
ZONING BOARD OF ADJUSTMENT
SPECIAL EXCEPTION USE APPLICATION
1400 Main Street, Suite 310
Southlake, TX 76092
r�
Phone: (817) 748-8621
ZBA CASE NO.: Aq-&012 FEE: $305.00
Location of Application: (address/le al description)
34w� All de brive 1!P -71o6qa
JBn(!X::� LarS2 ,rVe Es► i ;-hnhS
Owner: Applicant (f dtBerent than owner):
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AWMS972 ( Y Address:
Telephone: _ Telephone: _
Email`: Email': ,
'Email s becoming part of public record
SEU Permit Requested: (Circle # of Request per Section 44.12)
#. -.. _ _. .. _. . #2).. . . _ #3) In-Home Daycare
#4) In-Home Swimming Lessons #5) Non-Commercial Antennas and Satellite Dishes > Height Permitted
#6) Setback Reduction for Residential Accessory Building or Structure #7) Ac as§ory_ Building„-Loca
F :o€" . .
Reason for Application:
11'L s for Y e
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Describe EXACTLY HOW, and TO WHAT EXTENT your request will DIFFER from the
REQUIREMENTS of the ordinance, as described ABOVE. (Us iRaEVERSEg..daditional sheets
if necessary) ,6,,or,
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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:
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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:
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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 YOURgW�N`ACTIONS:
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Furthermore, the Board most 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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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:
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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
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 re : Date:
5 f
I
SOUTHLAKE
PLANNING& DEVELOPMENT
SERVICES
ZONING BOARD OF ADJUSTMENT
VARIANCE APPLICATION
1400 Main Street, Suite 310
Southlake, TX 76092
Phone: (817) 748-8621
ZBA CASE NO. � -bl) l a FILING FEE: 305.00
Location of Ap Iication: (addresslle I description)
.34W ,J 1S��r YLI lake rx -Mal a
Owner. Applicant(if different than owner):
1
Addr Address:
eWW
e
Telephone: _ Telepho _
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.)
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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 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:
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