ZBA21-0016 SOUTHLAK,E
PLANNING & DEVELOPMENT
SERVICES
STAFF REPORT
May 7, 2021
CASE NO: ZBA21-0016
PROJECT: 1343 Ten Bar Trail Special Exception Use for Accessory Building
EXECUTIVE
SUMMARY: On behalf of Stefi Hardin, Black Door Renovation is requesting approval of a
Special Exception Use per Ordinance No. 480, Sections 44.12(1) for a domestic
employee or family quarters and 44.12(6) for a reduction in the required setback
from property lines for a residential accessory building or structure on property
described as Lot 34, Block 3, Cross Timber Hills Phase II, an addition to the City of
Southlake, Tarrant County, Texas and located at 1343 Ten Bar Trail, Southlake,
Texas. Current Zoning: "SF-1 A"— Single Family Residential District.
DETAILS: On May 16, 2019, the Zoning Board of Adjustment approved a Special Exception
Use per Ordinance No. 480, Sections 44.12(1)for a domestic employee or family
quarters,44.12(2)for accessory buildings or structures of a size or aggregate size
greater than that permitted and 44.12(6) for a reduction in the required setback
from property lines for a residential accessory building or structure to allow an
approximately 1,000 square foot family quarters in an approximately 1,570 square
foot accessory building located approximately 28'from the rear property line(Case
No. ZBA19-0005). The maximum area for the sum total of accessory buildings on
a lot in the "SF-1A" zoning district is 3% of the lot area or 4,000 square feet,
whichever is less. In this case, the lot is approximately 1.037 acres and 3% of the
lot area is approximately 1,355 square feet. Approval of this case preceded an
amendment to Zoning Ord. No.480(Ord. No.480-ZZZZ),which included language
to no longer require the building area of a domestic employee or family quarters to
count toward the cumulative permitted area of accessory building permitted by the
underlying zoning district. A Special Exception Use per Ordinance No. 480,
Section 44.12(2)for accessory buildings or structures of a size or aggregate size
greater than that permitted was approved to allow the 1,570 square foot accessory
building in addition to an existing 120 square foot storage shed for a total
accessory building area of approximately 1,690 square feet.The required rear yard
setback is 40' for accessory buildings over 500 square feet and a setback of
approximately 28' was approved. Per the Rules of Procedure, Section 7.1,
Expiration of Granted Request, the approval expired after one year on May 16,
2020 since an application for a building permit had not been submitted by that
date.
The plans have been revised and the applicant is now requesting approval of a
Special Exception Use per Ordinance No. 480, Sections 44.12(1) for a domestic
employee or family quarters and 44.12(6) for a reduction in the required setback
from property lines for a residential accessory building or structure to allow an
approximately 945 square foot domestic employee or family quarters in an
Case No.
ZBA21-0016
approximately 1,810 square foot accessory building to be located approximately
18'from the rear property line.The approximately 945 square foot proposed family
quarters does not count toward the maximum accessory area allowed in the "SF-
1X district, so approval of a Special Exception Use per Ordinance No. 480,
Section 44.12(2)for accessory buildings or structures of a size or aggregate size
greater than that permitted is not required with this request.
ACTION NEEDED: 1) Conduct a public hearing
2) Consider approval of a Special Exception Use
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Application
(D) Plans and Support Information
(E) Surrounding Property Owners Map and Responses
STAFF CONTACT: Richard Schell (817) 748-8602
Dennis Killough (817) 748-8072
Case No.
ZBA21-0016
BACKGROUND INFORMATION
OWNER: Stefi Hardin
APPLICANT: Black Door Renovation
PROPERTY SITUATION: 1343 Ten Bar Trail
LEGAL DESCRIPTION: Lot 34, Block 3, Cross Timber Hills Phase II
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: "SF-1A" — Single Family Residential District
HISTORY: The following is the history of the property to the best of our knowledge
and belief:
- The property was annexed into the City in 1956.
- A Zoning Change (ZA81-027) from "AG" Agricultural District to "A-2"
Single Family Residential was approved September 15, 1981.
-A Final Plat for Cross Timber Hills Phase II (ZA83-025)was approved
September 6, 1983 and filed October 6, 1983.
- The existing home on the property with approximately 2,592 square
feet was constructed in 1984 (Source: Tarrant Appraisal District).
- The "SF-1" — Single Family Residential District zoning was approved
with the adoption of Comprehensive Zoning Ordinance No. 334 and the
Official Zoning Map in 1986.
The"SF-1A"Single Family Residential Districtzoning was approved with
the adoption of the Zoning Ordinance No 480 and the official Zoning Map
on September 19, 1989.
- An approximately 120 square foot storage building was added to the
property at an unspecified time.
- May 16, 2019, the Zoning Board of Adjustment approved a Special
Exception Use per Ordinance No. 480, Sections 44.12(1)for a domestic
employee or family quarters, 44.12(2) for accessory buildings or
structures of a size or aggregate size greater than that permitted and
44.12(6)for a reduction in the required setback from property lines for a
residential accessory building or structure to allow an approximately
1,000 square foot family quarters in an approximately 1,570 square foot
accessory building located approximately 28'from the rear property line
(Case No.ZBA19-0005).The approval expired after one year on May 16,
2020.
UTILITIES: The property is served by an 8"water line and a 8"sewer line in Ten Bar
Trail.
DRAINAGE: The drainage is generally sheet flow from northwest to southeast across
the property.
STAFF COMMENTS: The findings necessary for the Board to approve a Special Exception
Use Permit are below:
1) No special exception shall be granted unless the Board finds that
Case No. Attachment A
ZBA21-0016 Page 1
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.
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.
e) 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.
Case No. Attachment A
ZBA21-0016 Page 2
Vicinity Map
1343 Ten Bar Trail
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ZBA21-0016
b� Special Exception Use
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Case No. Attachment B
ZBA21-0016 Page 1
SOUTHLAI<E
qlY f'l_,�rli�JlydG °� CEiELJPNIENT
�ERViC�S
ZONING BOARD OF ADJUSTMENT
SPECIAL EXCEPTION USE APPLICATION
1400 Main Street, Suite 310
Southlake, TX 76092
Phone: (817) 748-8069
Z B A CASE NO.:_ZBA21-0016 FEE: $305.00
Location of Application: (address/legal description)
_1343.Ten_B a Trail.-Southlake-Texas-76092
_I.OT 34,BLOCK 3, CROSS TIMBER HILLS PHASE 2, TARRANT COUNTY,TEXAS
Owner: Applicant (if different than owner):
Stefl Hardin Black Door Renovation
Address: 1343 Ten Bar Trail Address: 2106 East SH 114
Southlake, TX 76092 Southlake, TX 76092
Telephone: 817.938.8449 Telephone: 469.585.1702
Email*: stefizh@gmail.com Email*: mmcgregor@blackdoorrenovation.com
*Email should only be provided if you consent to your email becoming part of public record
SEU Permit Requested: (Circle# of Request per Section 44.12)
0#1 Domestic Employee or Family Quarters #2)Accessory Building > Size Permitted #3) In-Home
Daycare #4) In-Home Swimming Lessons #5) Non-Commercial Antennas and Satellite Dishes> Height
P e rm i tte #6) etback Reduction for Residential Accessory Building or Structure #7) Accessory
Building L ed Forward of the Principal Building on the Lot
Reason for Application:
Modification of plan approved previously to accommodate ease of use and access relating to aging n place
considerations. Prior plan was approved to build living quarter on the property for elderly parents who require
assistance. The required setback is 40'for accessory buildings over 500'.We are requesting an 18' setback.
1
Case No. Attachment C
ZBA21-0016 Page 1
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 :Stot, :n` s.202117s4CDT) Date: Apr 28,2021
2
Case No. Attachment C
ZBA21-0016 Page 2
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1
STREET VIEW
Case AERIAL
. Attachment D
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PREVIOUSLY APPROVED PLOT PLAN (ZBA19-0005)
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Case No. Attachment D
ZBA21-0016 Page 2
PROPOSED PLOT PLAN
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Case No. Attachment D
ZBA21-0016 Page 3
FLOOR PLAN
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POSSIBLE
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INTERIOR FINISHES ARE FOR ILLUSTRATIVE PURPOSES ONLY I
OUR PROPOSAL IS TO DELIVER A WHITE BOX BUILD OUT WITHOUT
INTERIOR FINISHOUTORTRIM T-6'2-6" 9-0"
Case No. Attachment D
ZBA21-0016 Page 4
ELEVATIONS
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Case No. Attachment D
ZBA21-0016 Page 5
ROOF PLAN
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Case No. Attachment D
ZBA21-0016 Page 6
SURROUNDING PROPERTY OWNERS
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SPO# Owner Zoning Address Acreage Response
1 WALLACE, STEVE SF1-A 1354 WOODBROOK LN 1.30 NR
2 PERRY, STEVE L SF1-A 1356 WOODBROOK LN 1.21 NR
3 CASSELL, ROBIN OODBROOK LN 1.02 F
4 SHERMAN, WILLIAM R SF1-A 1360 WOODBROOK LN 1.02 NR
5 KHEDGIKAR, AMOL SF1-A 1352 WOODBROOK LN 1.04 NR
ADRIAN FAMILY
6 REVOCABLE TRUST SF1-A 1362 WOODBROOK LN 1.42 NR
7 SNYDER, MICHAEL J SF1-A 1364 WOODBROOK LN 1.19 NR
8 KLINGER, BARRY SF1-A 1357 WOODBROOK LN 1.03 NR
9 HALBOUTY,THOMAS C SF1-A 1355 WOODBROOK LN 1.12 NR
10 MISH,THOMAS M SF1-A 1366 WOODBROOK LN 1.09 NR
TODD & HEATHER ALLEN
11 REV FAM T SF1-A 1353 WOODBROOK LN 1.23 NR
12 WILSON,JAMES K SF1-A 1367 WOODBROOK LN 1.15 NR
13 WALL, CLIFFORD E SF1-A 1368 WOODBROOK LN 1.05 NR
14 LANGHORNE, DONALD M SF1-A 1369 ESTELLA WAY 1.20 0
15 RAFA,JOHN L SF1-A 1354 ESTELLA WAY 1.13 NR
16 WHITE,JERRY L SF1-A 1370 WOODBROOK LN 1.06 NR
Case No. Attachment E
ZBA21-0016 Pagel
SPO# Owner Zoning Address Acreage Response
17 MACLEAN,JOHN SF1-A 1372 WOODBROOK LN 1.46 NR
18 BAGWELL, MYRON SF1-A 1347 ESTELLA WAY 1.01 NR
19 WEGMAN, CHARLES SF1-A 1349 ESTELLA WAY 1.07 NR
20 RUPPERT, WM A SF1-A 1351 ESTELLA WAY 1.33 NR
21 RILEY, DON SF1-A 1374 WOODBROOK LN 1.30 NR
CAPLE CHANCE ETUX
22 REGINA SF1-A 1373 WOODBROOK LN 1.10 NR
23 YOUNKERS, ARACELI SF1-A 1356 TEN BAR TRL 1.17 NR
NAUGHTON,
24 CHRISTOPHER SF1-A 1354 TEN BAR TRL 1.19 NR
25 JONES, MARSHA SF1-A 1348 TEN BAR CT 1.56 NR
26 HODGES, DALTON SF1-A 1350 TEN BAR CT 1.62 NR
27 CAPRIGLIONE, GIOVANNI SF1-A 1352 TEN BAR TRL 1.37 NR
28 WALSH, DAVID SF1-A 1357 TEN BAR TRL 1.01 NR
29 LABELLE, LORI SF1-A 1355 TEN BAR TRL 1.05 NR
30 BUFANO, FRANK SF1-A 1346 MEADOW GLEN 0.91 NR
31 JONES, SHARON LEE SF1-A 1347 MEADOW GLEN 1.06 NR
32 HOLM, GREGORY SF1-A 1345 TEN BAR CT 1.18 NR
33 O NEAL,TUCKER D SF1-A 1346 TEN BAR TRL 1.75 NR
34 JOHANSSON, ERIK SF1-A 1345 MEADOW GLEN 1.08 NR
HARDIN FAMILY
35 REVOCABLE LIVING SF1-A 1343 TEN BAR TRL 1.02 NR
36 BARTLETT, LEE W SF1-A 1344 TEN BAR TRL 1.14 NR
680 N PEYTONVILLE JW
37 INGLE FAMILY TRUST SF1-A AVE 1.96
38 HEIKKILA,SCOTT -A =BANft AkL.06_dL_iv
39 BROWN,TIFFANY SF1-A 1342 TEN BAR TRL 1.23 NR
40 BURNET, EDWIN S SF1-A 1338 GLEN COVE 1.04 NR
41 PAYNE, PAUL A SF1-A 1337 TEN BAR TRL 0.99 NR
42 WELLINGTON, LLOYD K SF1-A 1335 GLEN COVE 1.00 NR
43 DELAPP, HEATHER SF1-A 1352 ESTELLA WAY 4.08 NR
TALBERT FAMILY
44 REVOCABLE TRUST SF1-A 1351 WOODBROOK LN 2.03 NR
45 CULP, RODNEY B AG 730 N PEYTONVILLE AVE 2.36 NR
46 MEACHAM, LEZAH C SF1-A 700 N PEYTONVILLE AVE 1.64 NR
47 ARINGTON, WHITNEY SF1-A 1340 GLEN COVE 1.25 NR
PETERSON R&J
48 REVOCABLE TRUST SF20A 550 N PEYTONVILLE AVE 1.13 NR
49 ALTSCHUL, CARLOS SF1-A 1339 TEN BAR TRL 1.02 NR
50 FARRIER,JERRY SF1-A 1336 GLEN COVE 1.42 NR
Responses: F: In Favor O: Opposed To U: Undecided NR: No Response
Notices Sent: Fifty (50)
Responses Received: Four (4) -Attached
Case No. Attachment E
ZBA21-0016 Page 2
i•ali
Notification Response Form
,I
Direct questions and mail responses to:
:n
ZBA21-0016 City of Southlake
Meeting Date: May 13, 2021 at 6:30 PM Planning & Development Services
Notification Response
CASSELL, ROBIN 1400 Main St; Ste 310
1358 WOODBROOK LN Southlake, TX 76092
SOUTHLAKE, TX 76092 Phone: (817)748-8621
Fax: (817)748-8077
E-mail: rschell@ci.southlake.tx.us
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Special Exception Use referenced above.
Space for comments regarding your position:
Signature: ' i„ �` g, o a Date: 1
Additional Signature: Date:
Printed Name(s): QiNssclt
Must be property owner(s)whose name(s)are printed at top. Otherwise contact the Planning Department. One form per property.
Phone Number (optional): a S l . (og L. t,,L-q Z
Case No. Attachment E
ZBA21-0016 Page 3
Notification Response Form
Direct questions and mail responses to:
ZBA21-0016 City of Southlake
Meeting Date: May 13, 2021 at 6:30 PM Planning & Development Services
Notification Response
HEIKKILA, SCOTT 1400 Main St; Ste 310
1341 TEN BAR TR Southlake, TX 76092
SOUTHLAKE, TX 76092 Phone: (817)748-8621
Fax: (817)748-8077
E-mail: rschell@ci.southlake-tx-us
PLEASE PROVIDE COMPLETED FORMS VIA MAIL,
FAXR HAND PUB OC HEARING LIVERY
BEFORE THE START OF THE SCHEDULED
Being the owner(s) of the property so noted above, are hereby
rinvor o opposed to undecided about
(circle or underline one)
the proposed Special Exception Use referenced above.
Space for comments regarding your position:
i
Signature: Date.
i
Additional Signature- Date: j
Printed Name(s): t, �/II 1�Q.4t_.
Must be property owner(s)whose name(s)are printed at top. Otherwise contact the Planning Department. One form per property.
Phone Number (optional): 112
Case No. Attachment E
ZBA21-0016 Page 4
Notification Response Form
Direct question and email responses to:
City of Southlake
ZBA21-0016
Meeting Date: May 13, 2021 at 6:30 PM Planning&Development Serves
Noffication Response
INGLE FAMILY TRUST 1400 Wm st; Ste 310
680 N PEYTONVILLE Sot lake,TX 76M
SOUTHLAKE,TX 76092 Phone- (817)7484W21
Fax: (817)74"77
E-r>rm k rschell�ci-sn+Etlfilake b us
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Special Exception Use referenced above.
Space for comments regarding your position:
Signatur !7hiDate:�0�
Additional Signature: j Date.—, •zooj
yap
Printed Name(s): JoAAjoA _ lam.. 1&6I.E. K,�-'AL-
Must be property owner(s)whose names)are printed t top. Otherwisen�he Planning De a m�form per property.
Phone Number (optional):
Case No. Attachment E
ZBA21-0016 Page 5
Notification'Response Form
Direct questions and mail responses to:
ZBA21-0016 City of Southlake
Meeting Date: May 13, 2021 at 6:30 PM Planning & Development Services
Notification Response
LANGHORNE, DONALD M 1400 Main St; Ste 310
1369 ESTELLA WAY Southlake,TX 76092
SOUTHLAKE,TX 76092 Phone: (817)748-8621
Fax: (817)748-8077
E-mail: rschell@ci.southlake.tx.us
PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY
BEFORE THE START OF THE SCHEDULED PUBLIC HEARING.
Being the owner(s) of the property so noted above, are hereby
in favor of opposed to undecided about
(circle or underline one)
the proposed Special Exception Use referenced above.
Space for comments regarding your position:
Cross Timber Hills Subdivision is a unique large-lot neighborhood. It is greatly sought
by buyers looking for that country-like feel. This ordinance change could set a precedent for
future variances which could lead to lower property values.
I am against this special exception for the property at 1343 Ten Bar Trail, Southlake Tx
Nyl�
Signature: f Date: S
Additional Signature: - � Date�r
Printed Aa_1-1jL41n4j
Must be property owner(s)whose names)are printed at top. Otherwise'ta tact the Planning D artment. • form pe;_ perty.
Phone Number (optional):
Case No. Attachment E
ZBA21-0016 Page 6