Item 6 - Staff Report and ExhibitsCase No.
ZBA25-0006
S T A F F R E P O R T
April 17, 2025
CASE NO: ZBA25-0006
PROJECT: 1900 N. Carroll Ave. – Variances to Setbacks and Lot Coverage EXECUTIVE
SUMMARY: Sofia Fultz 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 remodeling and improving the existing house,
including enclosing the existing front porch space and adding covered outdoor
patio space.
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. 9.5.c requires a side yard of not less than
25 feet; the applicant is requesting a side yard of 5 feet along the northern
property line as exists with the current structure.
- 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 as exists with the
current structure. The applicant is requesting to construct an attached
covered patio that is in alignment with the westernmost (rear) wall of the
home.
- Zoning Ordinance No. 480, Sec. 9.5.e permits a maximum lot coverage of
10%; the applicant is seeking an increase to approximately 15%. The lot
coverage of the existing structure is approximately 12.7% and the requested
increase is due to the conversion of the covered porch on the front of the
house to enclosed conditioned space.
Department of Planning & Development Services
Case No.
ZBA25-0006
- Informational Comment: Public notification included a variance to Zoning
Ordinance No. 480, Sec. 9.5b which requires a front yard of not less than 40
feet. The current front porch, which the applicant proposes to enclose as
conditioned space, is approximately 45 feet from the existing property line.
As such, a variance for the front yard setback is not required.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of Variances
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Surrounding Property Owners Map & Responses
(D) Supporting Exhibits
STAFF CONTACT: Cyndi Cheng (817) 748-8269
Jenny Crosby (817) 748-8195
Case No. Attachment A
ZBA25-0006 Page 1
BACKGROUND INFORMATION
OWNER: Michael Moore
APPLICANT: Sofia Fultz
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.
March 13, 2025; a motion was made to deny (4-0) the ZBA case for
variances. (ZA25-0002).
UTILITIES: There is an existing 12” water line and a 6” sanitary sewer line adjacent
to the property. Both run along Carroll Ave.
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.
Case No. Attachment B
ZBA25-0006 Page 1
Case No. Attachment C
ZBA25-0006 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
12 PATEL, NIMESH ECZ 1028 DELACROIX DR 0.13 NR
13 AGREN, JOSH SF1-A 1040 CARROLL
MEADOWS CT 0.99 NR
14 NGUYEN, ASHLEY SF1-A 1100 BAY MEADOWS
DR 1.01 NR
15 SUNSET SHORES LIVING TRUST SF1-A 1030 CARROLL
MEADOWS CT 1.02 NR
16 SAYERS, BRENDAN ECZ 1129 SAVOY LN 0.36 NR
17 ALBERTI, GUSTAVE ECZ 1024 DELACROI% DR 0.37 NR
18 WIBORG FAMILY TRUST ECZ 1020 DELACROI% DR 0.37 NR
19 SUPERINTENDENT OF CARROLL NR
ISD
1000 CURRENTOWNER AG 1900 N CARROLL AVE 0.268
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty (20)
Responses Received within 300': In Favor: 0 Opposed: 0 Undecided: 0 No Response:
Case No. Attachment C
ZBA25-0006 Page 2
aw 'Pb �o
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. FILING FEE: $305.00
Location of Application: (addressllegal description)
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Omer: - Applicant (d different than owner):
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Address tfl6 aet=.lELtil. Address: 34t� 1�lrotsowl Cam(.
lye ,�(X 'It/Vto1. *Vvgtul t'fk '{re40351
Telephone: Telephone: 11 . .);,�-. gti6D
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 I REOUIREMENT.)
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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.
i , other words, why would granting this variance be ONLY FAIR, and NOT MORE THAN FAIR.
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o you, since others are prevented from doing what you are requesting:
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Ina iy. the Board must be certain your request is in harmony with the public welfare, anc .will
no? anly way be injurious or detrimental to your neighbors and their property rights.
s P;RE.f IOI; t7F ff.W4TEDREQUEST.
Zr r„r r EOF,RCJ OF ADJUSTMENT RULES OF PROCEDURE, Section I. I
::y zper,taI (_a'epiju)1i or variance granted or authorized by the Board shalt ;zatnonx chz
s ,�r:c, esf a bzjilding Permit and/or a Certificate of Occupancy, as the %:dse 11 i} "V. '01 .1
year imm the date of the favorable action of the Board uryles, said ElaarJ
€,,, <,, a� arii,r� apisroved a different period of itrne artd has so show l " tIidl st"io k .":!1"J
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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. AVID SH9QqWI�,that they ARE NOT the result of YOUR OWN ACTIONS:
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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:
................... .......................... .......................................
Describe EXACTLY HOW, Find TO WHAT FXTENT your request will UIF'F'E k from the
REQUIREMENTS of the ordinance, as described ABOVE. (Use REVERSE, or additional sheets
if necessar}.) . 1 � ^\� �k"S. 1.1 t Y'( 11t� �►�!s:
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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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tatrsE Unique conditions and cireurnstanres make it UNREASONABLE or lliVtAAiR
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N TITLE SURVEY CARROLLAVENUE VtJL LEGEND
CABINET A,SLIDE 5945 0 0
LOT 10,BLOCK 1 P.R.T.C.T. — RECORD CALLS
W E
CARROLL MEADOWS CM = CONTROL MONUMENT vrrB CABINET A,SLIDE 5945 IRF = IRON ROD FOUND
G a P.R.T.C.T. IRS = 5/8—INCH IRON ROD SET
Fret WITH LUE STAMPED
N 89°28'39"E 110.00 *TND GEO ATICS"
SCALE:V"20' 0A, ",
J 9' O ''O IPF = IRON PIPE FOUND
METES AND BOUNDS: - 2a. 6283 53' . PFC ER
= SU ECT PROPE= POINT FOR RTY LINE
oY1 " o O ~ = ADJOINING PROPERTY LINE
BEING a tract of land out of the A.H.Chivers Survey,Abstract Number 299,Tanant County, 24.5 +rU Opy�' U
Texas,and being that same tract of land described by deed to Albert B.Cercorie,according to N RaILROAtl 1>E WALL .'l74 - i�" F- O.P.R.T.C.T = OFFICIAL PUBLIC RECORDS,
deed as recorded under Volume 7602,Page 1127,Deed Records,Tarrant County,Texas,the Vo - �' [ ofTARRANT COUNTY, TEXAS.
subject tract being more particularly described by metes and bounds as follows. N / [ O d D.R.T.C.T. — DEED RECORDS, TARRANT
« 31 _ ✓ '[ .%4 COUNTY. TEXAS
BEGINNING at a"PK"nail set for the northeast comer of the herein tlesvibetl bad and being m =
in the approximate center line of Carroll Avenue(having a variable width right-of-way,Cabinet d O .� On P.R.T.C.T. PLAT RECORDS, TARRANT
r COUNTY, TEXAS
A Slide 5945,Cabinet A Slide 7971); 20,0' 53.1' O p = BRICK PAVERS
THENCE South OO degrees 31 minutes 21 seconds East,wfth the approximate center line of 154' 7.0' 1 W N CONCRETE PAVEMENT
said Carroll Avenue and the east line of the herein described tract,a distance of 100.43 feet MARK C.FURNISS 7 STORY WOOD BUILDING i I o - z Q
(100.000)to a"PK"nail set for the southeast comer of the herein described tract and the 19M N CARROLL AVENUE ro I O I O Z O W = GRAVEL/ROCK
easternmost northeast comer of a tract of land described by dead to Mark C.Fumiss and AND SPOUSE JULIE h _ ^
spouse Julie Ann Fumiss;and Justin R.Pace and spouce,Ashley Pace,as recorded under ANN FURNISS;AND m W Z
Document Number D218010693,Official Public Recc,da,Tartan County,Texas,and being in Fn
JUSTIN R.PACE c Go R m N I I O W o r Q ®_ WOOD DECK
the approximate center line of said Carroll Avenue; AND SPOUSE, o� m 34.3' I I _ oa D U ®= ASPHALT
THENCE deartin thea approximate center line of said Carroll Avenue,South 89tl degrees 54 ASHLEY PACE out o iez I I �_ �', W
P 9 PP ae a r J W o = WOOD FENCE
minutes 495econds West,with the north line of said Fumiss and Pace tract,and the south line DOCUMENT vcn in g— U I I o ;°�' O Z --C�.v— = METAL FENCE
of the herein described tred,adistanced 170.00 feet too l@inch iron rod with yellow cap NUMBER CD a �� i¢ o Q O —ceF— = OVERHEAD ELECTRIC LINE
stamped"CANOES 8 ASSOC"found for the southwest comer of the herein tlesvibetl tract,and D21 801 06 93 Z m H u w r o • I N K "LANDES' = YELLOW CAP STAMPED
an ell canner of said Fumiss and Pace tract; o.�'zW r e I Q >O "LANDES & ASSOC."
O.P.R.T.C.T. ALBERT B.CERCONE '��Ns<
�n I IY "AREA" = YELLOW CAP STAMPED
THENCE North 00 degrees 31 minutes 21 seconds West,with the east line of said Fumiss and VOL.7602,PAGE 1127 z w0$ V O
Pace tract and the west line of the herein tlesvibetl tract,a distance of 99.59 feet(100 00')to a < 0 0 "AREA SURVEYING"
D.R.T.C.T. 3 w
la"iron rod with yellow cap stamped"LANDES 8 ASSOC"found for the northernmost o¢
northeast corner of said Fumiss and Pace tract and the northwest comer of the herein 0.253 ACRES o a c I O
h K Z
described tract,and being in the south line of Lot 10,Block 1 of Carroll Meadows,as recorded 11,001 SQUARE FEET O
under Cabinet A,Slide 5945,Plat Records of Tarrant County,Texas; F
o O gre Of
THENCE North 89 tlees 28 minutes 39 seconds East(basis of beanng),with the south line WOOD FosT� 0
of said Lot 10 and the north line of the herein described tract,passing a l 2 iron rod found with F
yellow cap stamped"AREA"found for the southeast corner of said Lot 10 at a distance of i. r N
62,83,and continuing far a total distance of 110,00 feet to the POINT OF BEGINNING and 0. o o o W
enclosing 0 253 ayes(11,001 square feet)Wand,more or less. 0
NOTE:
10' S 89°54'49"W 110.00'
u_
1.)BEARINGS,COORDINATES AND
O
DISTANCES ARE BASED ON UNITED MARK C.FURNISS AND SPOUSE JULIE
STATES,NORTH AMERICAN DATUM
OF 1983(NAD83(EPOCH 2O11),TEXAS ANN FURNISS;AND JUSTIN R.PACE AND
NORTH CENTRAL ZONE(4202), SPOUSE,ASHLEY PACE
2.)THERE ARE NO BEARINGS ON THE DOCUMENT NUMBER D218010693 J�J�Jry9
RECORDED DEEDS FOR THIS TRACT o.P.R.r.C.r. 0e 0F'
OF LAND. `r�e'�J� LEGAL DESCRIPTION:
I HEREBY Do CERTIFY THAT THIS SURVEY WAS THIS DAY MADE ON THE GROUND O�,,pC+� BEING A TRACT OF LAND OUT OF THE
OF THE PROPERTY LEGALLY DESCRIBED HEREON.IS CORRECT,AND TO THE BEST `Z`.(�f' A.H.CHIVERS SURVEY,ABSTRACT
,D.F r OF MY KNOwt£DOE THERE ARE NO VISIBLE DISCREPANCIES, CONFLICTS. P 5
•Q 0 NUMBER 299,TARRANT COUNTY,
Q. CSSPyy'� BHOR PI O AREA BOUNDARY LINE CONFLICTS ENCROACHMENTS, P
S•'� <d TEXAS,AND BEING THAT SAME TRACT
y; 1 HAVE BEEN
A IS D OF EXCEPT S AND EASEMENTS ID PROPERTY
WAY THAT I
r HAVE BEEN ADVISED ED CA EXCEPT AS SHOIYN HEREON SAID PROPERTY HAS ACCESS OF LAND DESCRIBED BY DEED TO
ICHA L R.DOY•••'•• TO EANDMB FROM 24 DEDICATED ROADWAY. SEPTEMBFR B, 2029. REVISED DATE ALBERT B.RECORDED
ACCORDING TO
MICHAEL R.DOYLE DECEMBER 13.2024 ADDRESS TITLE COMMITMENT. GEED AS RECORDED UNDER VOLUME
.............."""'•""•' 7602,PAGE 1127,DEED RECORDS,
c�5517 TARRANT COUNTY,TEXAS
•••'" ad— M21 MKER BLVD.STE.C HEW:IRC MHNAL TIRE
Registeredro. an urveyar RICHLAND HILTS,TX TECH:JRC 2611 N.Beltline Rd,Suite 162
Texas Registration No. 5517 { OFFICE:Ill.fit6.3105 105 NO.:29080036 Sunnyvale,TX 75182
EMaL:mm�.dD.mm GF NO.243061r115 Phone 214-712-8154