Item 5 - Staff Report and ExhibitsCase No.
ZBA25-0002
S T A F F R E P O R T
March 7, 2025
CASE NO: ZBA25-0002
PROJECT: 1900 N. Carroll Ave. – Variances to Setbacks and Lot Coverage EXECUTIVE
SUMMARY: Michael Moore is requesting approval of variances to Zoning Ordinance No. 480,
Sec. 9.5.b requiring a front yard of not less than 40 feet, Sec. 9.5.c requiring a
side yard of not less than 25 feet, Sec. 9.5.d requiring a rear yard of not less than
40 feet, and Sec. 9.5.e requiring the maximum lot coverage to not exceed 10%
of the lot area, on property described as Tract 2B01, A.H. Chivers Survey
Abstract No. 299, and located at 1900 N. Carroll Ave, Southlake, Tarrant County,
Texas. Current Zoning: “AG” Agriculture District. SPIN Neighborhood #3.
DETAILS: This property is a 0.253 acre unplatted tract located on the west side of Carroll
Ave. The purpose of this request is to seek approval for variances to allow side,
rear, and front yard setback reductions and to allow an increase in maximum lot
coverage for the purpose of identifying buildable area of the property.
The home was constructed in 1945 and the property was annexed into the city in
1957. The tract was zoned “AG” Agricultural District with the passage of Zoning
Ordinance No. 261 and with the adoption of the current Zoning Ordinance No.
480 and the Official Zoning Map. However, due to the size and dimensions of the
tract, there is no buildable area on the property that would meet the setback and
lot coverage requirements of the “AG” district. The existing home is a legal, non-
conforming structure.
The applicant is requesting the following variances:
- Zoning Ordinance No. 480, Sec. 9.5b requires a front yard of not less than 40
feet; the applicant is requesting a front yard of 11 feet (as measured from the
future ultimate right of way of Carroll Ave.).
- Zoning Ordinance No. 480, Sec. 9.5.c requires a side yard of not less than
25 feet; the applicant is requesting side yards of 15 feet.
- Zoning Ordinance No. 480, Sec. 9.5.d requires a rear yard of not less than
40 feet; the applicant is requesting a rear yard of 15 feet.
- Zoning Ordinance No. 480, Sec. 9.5.e permits a maximum lot coverage of
10%; the applicant is seeking an increase to 32.9% (as measured after
required right of way dedication).
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of Variances
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
Department of Planning & Development Services
Case No.
ZBA25-0002
(C) Surrounding Property Owners Map & Responses
(D) Supporting Exhibits
STAFF CONTACT: Wayne Powell (817) 748-8281
Jenny Crosby (817) 748-8195
Case No. Attachment A
ZBA25-0002 Page 1
BACKGROUND INFORMATION
OWNER: Michael Moore
APPLICANT: Michael Moore
PROPERTY SITUATION: 1900 North Carroll Avenue
LEGAL DESCRIPTION: Lot 2B01, Absolom H Chivers Survey; A 299
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “AG” Agriculture
HISTORY: The existing home was constructed in 1945. (Source: TAD).
The property was annexed into the City in 1957 and given the “AG”
Agricultural District zoning designation. (Ordinance No. 81)
The property was zoned “AG” Agricultural District with the adoption of
Zoning Ordinance No. 261.
UTILITIES: The is an existing 12” water line and a 6” sanitary sewer line adjacent to
the property. Both run along Carroll Ave.
CITIZEN INPUT: One letter of opposition has been received.
STAFF COMMENTS: To authorize in specific cases variances from the terms of this ordinance
as will not be contrary to the public interest, where due to special
conditions, a literal enforcement of the provisions of this ordinance would
result in unnecessary hardship and where the spirit of the ordinance is
observed and substantial justice is done. A variance shall not be granted
by the Board of Adjustment except in accordance with the following:
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 literal interpretation of the provisions of this ordinance would
deprive the applicant of rights commonly enjoyed by other properties
in the same district under the terms of this ordinance;
3) That the special conditions and circumstances do not result from the
actions of the applicant;
4) That granting of the variance requested will not confer on the applicant
any special privilege that is denied by this ordinance to other lands,
structures, or buildings in the same district.
Additionally, Carroll Ave is an 88-foot right-of-way, which means the
minimum yard and building setbacks should be measured from a minimum
of 44-feet on each side from the centerline of N Carroll Ave. However, new
development is only required to dedicate ROW as it reasonably relates to
the need of the development. As such, 25 feet of ROW dedication will be
required for the tract when it is platted (Subdivision Ordinance section
5.02). An additional 19 feet will need to be placed in an easement, so the
total ROW plus the easement from the center of Carroll Ave will need to
Case No. Attachment A
ZBA25-0002 Page 2
be 44 feet. The front setback of 11 feet is measured from ultimate right of
way (which includes the easement), rather than the property line.
Case No. Attachment B
ZBA25-0002 Page 1
Case No. Attachment C
ZBA25-0002 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 SCOTT, DONALD SF1-A
1045 CARROLL
MEADOWS CT 0.86 NR
2
HAYNES, LARRY S SF1-A 2079 N CARROLL AVE 0.05 NR
3
LIU, JIN SF1-A 1106 DEL MAR DR 0.33 NR
4 CHANDRAN, RAMESH SF1-A
1035 CARROLL
MEADOWS CT 0.22 NR
5
FURNISS, MARK AG 1100 PRIMROSE LN 0.41 NR
6
KNAPP, DEWITT L SF1-A 1105 DEL MAR DR 0.00 NR
7
MARANAN, BERNADETTE SF1-A 1101 DEL MAR DR 0.72 NR
8
PACE, JUSTIN SF30 1090 PRIMROSE LN 0.39 NR
9
FURNISS, MARK AG 0.20 NR
10
SOUTHLAKE, CITY OF ECZ
1116 LAKE CARILLON
LN 0.06 NR
11
CARILLON HOME OWNERS
ASSOCIATI ECZ 1081 PRIMROSE LN 0.06 NR
Case No. Attachment C
ZBA25-0002 Page 3
Case No. Attachment C
ZBA25-0002 Page 4