Item 6 - Staff ReportCase No.
ZBA26-0005
S T A F F R E P O R T
April 24, 2026
CASE NO: ZBA26-0005
PROJECT: 1633 Mockingbird Lane – Variance to Side Yard Setback
EXECUTIVE
SUMMARY: Skip Blake, on behalf of Michael Rutkoski, is requesting a Variance to Section 11.5.c
requiring a side yard of not less than 20 feet, on property described as Lot 17, Block
1, Dove Acres Addition, and located at 1633 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 a variance to Zoning Ordinance No.
480, as amended, Section 11.5(c), which requires a side yard of not less than 20 feet
in the “SF-1A” zoning district.
The Dove Acres subdivision was originally zoned in 1980 as “A-3” Single Family
District under the City of Southlake Ordinance No. 161. “A-3” zoning district
development regulations stated:
• Side yards on each side of a building be not less than 10% of the width of the
lot; except that such side yard shall not be less than 5 feet and need not be
more than 15 feet.
In 1986, with the adoption of City of Southlake Zoning Ordinance No. 334, the
property was rezoned to “SF-1.” The property is now zoned “SF-1A” under Southlake
Zoning Ordinance No. 480 (adopted in 1989), which requires a minimum side yard
setback of 20 feet.
The applicant is requesting approval of a reduced side yard setback of 15 feet on both
sides of the proposed residence in order to accommodate an approximately 6,574-
square-foot single-family home. The request is primarily driven by the constraints of
the lot’s dimensions and existing easements. The property measures approximately
100 feet in width and 436 feet in depth and contains a 65-foot drainage and utility
easement at the rear of the lot.
The proposed reduction from the required 20-foot side yard to 15 feet represents a
five-foot, or 25 percent, decrease in the required setback.
ACTION NEEDED: 1) Conduct a Public Hearing
2) Consider Approval of a Variance
ATTACHMENTS: (A) Background Information
(B) Vicinity Map
(C) Surrounding Property Owners Map and Responses
Department of Planning & Development Services
Case No.
ZBA26-0005
(D) Plans and Support Information
STAFF CONTACT: Cyndi Cheng (817) 748-8269
Jennifer Crosby (817) 748-8195
Case No. Attachment A
ZBA26-0005 Page 1
BACKGROUND INFORMATION
OWNER: Michael Rutkowski
APPLICANT: Roger ‘Skip’ Blake
PROPERTY SITUATION: 1633 Mockingbird Lane
LEGAL DESCRIPTION: Lot 17, Block 1, Dove Acres Addition
LAND USE CATEGORY: Low Density Residential
CURRENT ZONING: “SF-1A” Single Family Residential District
HISTORY: The property was annexed to the City in 1970.
The Dove Acres Addition was zoned “A-3” Single Family District and the plat
was recorded in 1980 (ZA79-1).
The property was zoned “SF-1” with the adoption of Zoning Ordinance No.
334 in 1986.
The property was zoned “SF-1A” with the adoption of Zoning Ordinance No.
480 in 1989.
UTILITIES: The property is served by a 6-inch water line main and an 8-inch sewer line
main along Mockingbird Lane.
STAFF COMMENTS: The application and exhibits are provided in this Staff Report.
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
ZBA26-0005 Page 2
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 YARLAGADDA, VENKATESWAR SF1-A 2200 SHADOW CREEK CT 0.73 NR
2 GARRISON, ROBERT A SF1-A 1635 MOCKINGBIRD LN 0.93 NR
3 WHITE, DAVID W SF1-A 1404 ROBIN LN 0.92 NR
4 THOMAS, DEBORAH R SF1-A 2202 SHADOW CREEK CT 0.72 NR
5 MCKEEL, ARTHUR B SF1-A 1631 MOCKINGBIRD LN 1.01 NR
6 CLARK, JEFFREY D SF1-A 1629 MOCKINGBIRD LN 1.01 NR
7 YAN, WEI SF1-A 1626 MOCKINGBIRD LN 0.10 NR
8 KERNAN, SEAN P SF1-A 2204 SHADOW CREEK CT 0.16 NR
9 LORANT, MICHAEL SF1-A 2206 SHADOW CREEK CT 1.07 NR
10 MINDE, COLLEEN SF1-A 1614 MOCKINGBIRD LN 1.13 NR
11 MARSH, JAY E SF1-A 1627 MOCKINGBIRD LN 1.01 NR
12 LUNA, JACKEY W SF1-A 1402 ROBIN LN 0.96 NR
13 SUPERINTENDENT OF
CARROLL ISD
NR
14 SUPERINTENDENT OF
GRAPEVINE COLLEYVILLE ISD
NR
15 SUPERINTENDENT OF NR
NORTHWEST ISD
16 SUPERINTENDENT OF KELLER
ISD
NR
1000 SPANDAN INC SF1-A 1633 MOCKINGBIRD LN 1.035
Notices Sent: Seventeen (17)
Responses Received within 300’: In Favor: 0 Opposed: 0 Undecided: 0
SPECIAL EXCEPTION USE APPLICATION
AND SUPPORTING EXHIBITS