Item 5 - Staff ReportCase No.
ZBA25-0012
S T A F F R E P O R T
September 5, 2025
CASE NO: ZBA25-0012
PROJECT: 1606 Mockingbird Ln. – SEU for Accessory Building Size and Setback
Reduction
EXECUTIVE
SUMMARY: Tim Sittler is requesting approval of Special Exception Uses per Zoning Ordinance
No. 480, as amended, Section 44.12(2) for an accessory building or structure of a
size or aggregate size greater than permitted and Section 44.12(6) for a reduction in
the required setback for a residential accessory building or structure on property
described as Lot 4, Block 2, Dove Acres Addition and located at 1606 Mockingbird
Lane, Southlake, Tarrant County, Texas. Current Zoning: “SF-1A” Single Family
Residential District. SPIN Neighborhood #5.
REQUEST: The purpose of this request is to seek approval of Special Exception Uses to allow for
the expansion of a garage in the rear yard. The expansion would result in the
structure having a size greater than permitted and necessitate a reduction the
required rear yard setback for a residential accessory building.
The total permitted accessory building square footage for the property is 1,306.8
square feet (3% of the lot area), and the property currently has an existing 200 square
foot storage shed and an 896 square foot garage, totaling 1,096 square feet. The
applicant is proposing an addition of 560 square feet to the existing garage, bringing
the accessory building square footage total to 1,656.
Additionally, accessory buildings exceeding 500 square feet on “SF-1A” zoned
properties are required to adhere to the same setback requirements as the principal
structure. The rear yard setback requirement for “SF-1A” zoned properties is 40’. The
existing garage, which is a permitted structure, is 14.92’ from the rear property line.
The applicant is requesting approval to reduce the rear setback requirement to 14.92’
for the expansion along the rear property line. The addition will not bring the structure
any further into the setback, but will increase the area of the building encroaching into
the setback. The existing garage was permitted in 1991, before the current setback
standards were established for the property.
ACTION NEEDED: 1) Conduct a Public Hearing
2)Consider Approval of SEU
ZBA ACTION:
ATTACHMENTS: (A) Background Information
(B)Vicinity Map
(C)Surrounding Property Owners Map and Responses
(D)Plans and Support Information
Department of Planning & Development Services
Case No.
ZBA25-0012
STAFF CONTACT: Wayne Powell (817) 748-8281
Case No. Attachment A
ZBA25-0012 Page 1
BACKGROUND INFORMATION
OWNER: Tim Sittler
PROPERTY SITUATION: 1606 Mockingbird Lane
LEGAL DESCRIPTION: Lot 4, Block 2, Dove Acres Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-1A” Single Family Residential District
HISTORY:
- The property was annexed in 1970 (Ordinance No. 178) and zoned “SF-
1A” with the adoption of Zoning Ordinance No. 480 in 1989.
- A residential building permit was issued on January 17, 1983.
- An accessory building permit for an 896 square foot garage was approved
on August 8, 1991.
WATER & SEWER: The property is served by an 8” water line and has a permitted septic system.
The septic system is located such that it will not interfere with the proposed
project.
STAFF COMMENTS: The existing garage is setback 15.33’ from the side property line. Per Zoning
Ord. 480, Section 11.5(c), the required side setback distance is 20’. However,
because the addition to the structure would not increase the nonconformity, a
Special Exception Use is not needed for the side setback.
The requirements for Special Exception Use Permit for a reduction in the
required setback from property lines for an accessory structure in Zoning Ord.
480, Section 44.12(6) 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.
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
Case No. Attachment A
ZBA25-0012 Page 1
d. Setback from adjoining properties and location on the subject property
Case No. Attachment B
ZBA25-0012 Page 1
Case No. Attachment C
ZBA25-0012 Page 1
SURROUNDING PROPERTY OWNERS MAP & RESPONSES
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
SPO
# Owner Zoning Physical Address Acreage Response
1 ALI, RAO SF1-A 1609 ENCLAVE CT 0.752739785 NR
2 AQUILA, ANTHONY SF1-A 1607 ENCLAVE CT 0.87320244 NR
3 AMSB LIVING TRUST SF1-A 1605 ENCLAVE CT 0.796553144 NR
4 JUDITH L ANDERSON
LIVING TRUST SF1-A 1608 MOCKINGBIRD LN 0.94702334 NR
5 COMBS, JAMES K SF1-A 1604 MOCKINGBIRD LN 0.945404396 NR
6 HIGGINS, JOHN D SF1-A 1611 MOCKINGBIRD LN 0.085551271 NR
7 NELSON, MICHAEL F SF1-A 1609 MOCKINGBIRD LN 0.637029963 NR
8 BEARD, JASON SF1-A 1607 MOCKINGBIRD LN 0.693990158 NR
9 SCHLAUCH, WILLIAM SF1-A 1605 MOCKINGBIRD LN 0.332364221 NR
10 SMF TRUST SF1-A 1610 ENCLAVE CT 1.028319573 NR
11 GREEN, JEFFREY SF1-A 1608 ENCLAVE CT 0.97382104 NR
12 JOHN AND MISHEAL
LEMKEY FAMILY SF1-A 1606 ENCLAVE CT 1.082369645 NR
13 KHAN, ABRAHAM ASLAM SF1-A 1604 ENCLAVE CT 1.332828346 NR
14 HAIDAR, AIDA M SF1-A 1606 PHEASANT LN 1.051646557 NR
15 SWARTZ, BRANDON SF1-A 1603 ENCLAVE CT 0.988932735 NR
16 AHMED, TAHA F SF1-A 1602 MOCKINGBIRD LN 1.021845426 NR
Case No. Attachment C
ZBA25-0012 Page 2
17 ATHIPATLA, PRASANTH SF1-A 1611 ENCLAVE CT 1.005802104 NR
18 BU DAN SF1-A 1610 MOCKINGBIRD LN 1.033754541 NR
19 MITCHELL, TERRY L SF1-A 1610 PHEASANT LN 1.035303084 NR
20 BOND, TREVOR I SF1-A 1608 PHEASANT LN 1.058448973 NR
21 CHEN, HENRY I SF1-A 1603 MOCKINGBIRD LN 1.027414778 NR
1000 TIMOTHY & IRENE
SITTLER REVOCA SF1-A 1606 MOCKINGBIRD LN 1.01141183
Notices Sent: Twenty-six (26)
Responses Received: None.
Case No. Attachment D
ZBA25-0012 Page 1
SPECIAL EXCEPTION USE APPLICATION