Item 7 - Staff ReportCase No.
ZBA25-0011
S T A F F R E P O R T
August 8, 2025
CASE NO: ZBA25-0011
PROJECT: 1900 N. Carroll Ave. and 1100 Primrose Lane – Variances to Setbacks, Lot
Coverage, Lot Size, and Lot Dimensions EXECUTIVE
SUMMARY: Sofia Fultz is requesting approval of variances to Ordinance No. 480, as
amended, Section 9.5.b requiring a front yard of not less than 40 feet, Section
9.5.c requiring a side yard of not less than 25 feet, Section 9.5.d requiring a rear
yard of not less than 40 feet, Section 9.5.f requiring a minimum lot area of
435,600 square feet, Section 9.5.f.g requiring minimum lot dimensions of 300 feet
in width and 500 feet in depth, and Section 9.5.e requiring the maximum lot
coverage to not exceed 10% of the lot area on property described as Tracts 2B,
2B01, and a portion of Tract 2, A. H. Chivers Survey Abstract No. 299, and
located at 1900 N. Carroll Ave., Southlake, Tarrant County, Texas. Current
Zoning: “AG” Agricultural District. SPIN Neighborhood #3.
Justin and Ashley Pace and Mark and Julie Ann Furniss are requesting variances
to Zoning Ordinance No. 480, as amended, Section 9.5.c requiring a side yard of
not less than 25 feet, Section 9.5.f requiring a minimum lot area of 435,600
square feet, Section 9.5.f.g requiring minimum lot dimensions of 300 feet in width
and 500 feet in depth, and Section 9.5.e requiring the maximum lot coverage to
not exceed 10% of the lot area on property described as a portion of Tract 2, A.
H. Chivers Survey Abstract No. 299, and located at 1100 Primrose Lane,
Southlake, Tarrant County, Texas. Current Zoning: “AG” Agricultural District.
SPIN Neighborhood #3.
DETAILS: Sofia Fultz owns a 0.253-acre unplatted tract at 1900 N. Carroll Ave. She is in
the process of purchasing a 0.261-acre portion of the adjacent property at 1100
Primrose Lane from Justin and Ashley Pace and Mark and Julie Ann Furniss.
The purpose of the purchase is to enlarge the 1900 N. Carroll Ave. property to
allow construction of a new house.
Currently, the 0.253-acre tract has no buildable area that meets the setback and
lot coverage requirements of the “AG” district. Acquiring additional land will bring
the property closer to compliance; however, after required right-of-way
dedication, the lot will still be too small to qualify for rezoning to another
residential district. As such, variances are still required for the proposed larger
lot.
The existing house at 1100 Primrose Lane will remain unchanged. Both houses,
in their current configurations, are nonconforming single-family residential
structures. The proposed transfer will increase the nonconformity of 1100
Department of Planning & Development Services
Case No.
ZBA25-0011
Primrose Lane. As a result, both properties will require variance approvals as
outlined below.
1900 N. Carroll Ave.
1. Zoning Ordinance No. 480, Sec. 9.5.c requires a front yard of not less than
40 feet and corner lots are required to meet front yard setbacks on both street
frontages. On the east side of the property fronting N. Carroll Ave., the
applicant is requesting a setback of 46 feet 6 inches from the current property
line which is approximately the centerline of N. Carroll Ave. However, after
ROW dedication (25 feet from the centerline of N. Carroll Ave.), the front yard
will be approximately 21 feet 6 inches from the platted property line.
2. 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 15 feet 6 inches along the
western property line.
3. 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 16 feet.
4. Zoning Ordinance No. 480, Sec. 9.5.e permits a maximum lot coverage of
10%; the applicant is seeking an increase to approximately 20%.
5. Zoning Ordinance No. 480, Section 9.5.f requires a minimum lot area of
435,600 square feet. The proposed lot is 22,369 square feet prior to ROW
dedication.
6. Zoning Ordinance No. 480, Section 9.5.f.g requires minimum lot dimensions
of 300 feet in width and 500 feet in depth. The proposed lot is 115 feet wide
by 194 feet deep.
1100 Primrose Lane
1. 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 approximately 8 feet 8
inches along the eastern property line and approximately 24 feet 4 inches
along the western property line.
2. Zoning Ordinance No. 480, Sec. 9.5.e permits a maximum lot coverage of
10%; the applicant is seeking an increase to approximately 12%.
3. Zoning Ordinance No. 480, Section 9.5.f requires a minimum lot area of
435,600 square feet. The proposed lot is 18,066 square feet.
4. Zoning Ordinance No. 480, Section 9.5.f.g requires minimum lot dimensions
of 300 feet in width and 500 feet in depth. The proposed lot is approximately
93 feet wide by 194 feet deep.
If approved, the property owners will be required to submit a subdivision plat for
review and approval. Prior to conveyance, the plat must be executed and
recorded in the County Plat Records.
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: Jenny Crosby (817) 748-8195
Case No. Attachment A
ZBA25-0011 Page 1
BACKGROUND INFORMATION
OWNER: Sofia Fultz, Justin and Ashley Pace, and Mark and Julie Ann Furniss
PROPERTY SITUATION: 1900 North Carroll Avenue and 1100 Primrose Lane
LEGAL DESCRIPTION: Tracts 2, 2B, and 2B01, Absolom H. Chivers Survey Abstract No. 299
LAND USE CATEGORY: Medium Density Residential
CURRENT ZONING: “AG” Agriculture
HISTORY: The existing home at 1900 N. Carroll was constructed in 1945 and the
existing home at 1100 Primrose Lane was constructed in 1960. (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: There is an existing 12” water line and a 6” sanitary sewer line along
Carroll Ave. and an 8” water line and a 8” sanitary sewer line along
Primrose Lane. The existing home at 1100 Primrose Lane is connected
to sanitary sewer. The proposed home at 1900 N. Carroll Ave. will need
to connect. Septic systems must be removed.
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.
Additional Informational Comments:
o Prior to conveyance and issuance of a building permit, a Plat must be
processed and recorded in the County Plat Records. Section 2.01 of
Subdivision Ordinance No. 483, as amended, prohibits the
subdivision of land without recording a plat.
o At the time of platting, the applicant will need to verify that the sanitary
Case No. Attachment A
ZBA25-0011 Page 2
sewer lines do not cross property lines. If they do, they will be required
to be placed in a private easement.
o Carroll Avenue is an 88-foot right-of-way. 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 to
provide 44 feet from the centerline of Carroll Avenue.
o While existing tracts created prior to the adoption of Subdivision
Ordinance No. 483 on January 2, 1990 are exempt (per Section
8.01.J) from compliance with the minimum requirements pertaining to
lot area, lot width, and lot depth of the Zoning Ordinance, since the
property boundaries are changing, the two proposed lots do not
qualify for this exemption.
Case No. Attachment B
ZBA25-0011 Page 1
Case No. Attachment C
ZBA25-0011 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
SPO # Owner Zoning Physical Address Acreage Response
1 SCOTT, DONALD SF1-A
1045 CARROLL
MEADOWS CT 0.911092322 NR
2 HAYNES, LARRY S SF1-A 2079 N CARROLL AVE 0.049205446 NR
3 CHANDRAN, RAMESH SF1-A
1035 CARROLL
MEADOWS CT 0.647133757 NR
4 LIU, JIN SF1-A 1106 DEL MAR DR 0.331857524 NR
5 KNAPP, DEWITT L SF1-A 1105 DEL MAR DR 0.008212591 NR
6 MARANAN, BERNADETTE SF1-A 1101 DEL MAR DR 0.932792391 NR
7 PACE, JUSTIN SF30 1090 PRIMROSE LN 0.773703912 NR
8 SOUTHLAKE, CITY OF ECZ
1116 LAKE CARILLON
LN 0.130417993 NR
9
CARILLON HOME OWNERS
ASSOCIATI ECZ 1081 PRIMROSE LN 0.120026117 NR
10 PATEL, NIMESH ECZ 1028 DELACROIX DR 0.538778373 NR
11 ALBERTI, GUSTAVE ECZ 1024 DELACROIX DR 0.214792826 NR
12 WIBORG FAMILY TRUST ECZ 1020 DELACROIX DR 0.021001294 NR
13 NGUYEN, ASHLEY SF1-A
1100 BAY MEADOWS
DR 0.04234655 NR
14 AGREN, JOSH SF1-A 1040 CARROLL 0.994148858 NR
Case No. Attachment C
ZBA25-0011 Page 2
MEADOWS CT
15 ZHANG, YOU SF1-A
1104 BAY MEADOWS
DR 0.987676972 NR
16 MODI, DHRUVANGKUMAR SF1-A
1025 CARROLL
MEADOWS CT 1.058305921 NR
17 SMILEY, GREGORY SF20A 1086 PRIMROSE LN 0.617078593 NR
18 SUNSET SHORES LIVING TRUST SF1-A
1030 CARROLL
MEADOWS CT 1.015987721 NR
19 PATEL, MEHUL M ECZ 1128 SAVOY LN 0.274360736 NR
20 SAYERS, BRENDAN ECZ 1129 SAVOY LN 0.360952436 NR
21
OLAWALE FAMILY REVOCABLE
TRUST ECZ 1016 DELACROIX DR 0.369703777 NR
1000 CURRENT OWNER AG 1900 N CARROLL AVE 0.268019979
1001 FURNISS, MARK AG 0.196481846
1002 FURNISS, MARK AG 1100 PRIMROSE LN 0.413782206
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Twenty-three (23)
Responses Received within 300’: Two responses received to date.
Case No. Attachment C
ZBA25-0011 Page 3
Case No. Attachment C
ZBA25-0011 Page 4