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Item 10 - Staff Report_RevisedCase No. ZBA26-0003 S T A F F R E P O R T April 16, 2026 CASE NO: ZBA26-0003 PROJECT: 2810 Rainforest Court – Special Exception Use for a Setback Reduction for an Accessory Building EXECUTIVE SUMMARY: Benjamin (Joey) and Susanna Brown are requesting a Special Exception Use per Zoning Ord. No. 480, as amended, Section 44.12(6), for a reduction in the required setback for a residential accessory building on the property described as Lot 7, Block 1, Rainforest Addition and located at 2810 Rainforest Court, Southlake, Tarrant County, Texas. Current Zoning: “SF-1A” Single Family Residential District. SPIN Neighborhood #4. REQUEST: The purpose of this request is to seek approval for a Special Exception Use to reduce the required rear setback. Per Zoning Ord. 480, Section 11.5 (j), accessory structures that individually are equal to or exceed 500 square feet shall meet the principal structure setback standards. The proposed covered outdoor kitchen is approximately 690 square feet, inclusive of the entire roof overhang. Therefore, a rear yard setback of 40 feet is required. Because the beam extends an additional 5 feet 1 3/8 inches beyond the post, the structure will be approximately 23 feet 6 inches from the rear property line at its closest point. Although the structure is 27 feet 3 inches from the rear property line when measured from the post, the requested setback reduction is based on the beam projection. The proposed outdoor kitchen will be placed adjacent to the existing pool and will have a height of approximately 12 feet 2 inches measuring from the midpoint pitch of the roof. ACTION NEEDED: 1) Conduct a Public Hearing 2) Consider Approval of a SEU ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Surrounding Property Owners Map and Responses (D) Plans and Support Information STAFF CONTACT: Cyndi Cheng (817) 748-8269 Jennifer Crosby (817) 748-8195 Department of Planning & Development Services Case No. Attachment A ZBA26-0003 Page 1 BACKGROUND INFORMATION OWNER: Benjamin and Susanna Brown APPLICANT: Same as Owner PROPERTY SITUATION: 2810 Rainforest Court LEGAL DESCRIPTION: Lot 7, Block 1, Rainforest Addition LAND USE CATEGORY: Low Density Residential CURRENT ZONING: “SF-1A” Single Family Residential District HISTORY: The property was zoned “A-1” and the Rainforest Addition plat was recorded in 1983 (ZA83-7). The property was zoned “SF-1” with the adoption of Zoning Ordinance No. 334 in 1986. UTILITIES: The property is served by a 6-inch water line main and a 6-inch sewer line along Rainforest Court. STAFF COMMENTS: The application and exhibits are provided in this Staff Report. The findings necessary for the Board to approve a Special Exception Use 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. A Special Exception Use Permit for a reduction in the required setback from property lines for a residential accessory building or structure is required, in accordance to Zoning Ord. 480, Section 44.12 (6). Case No. Attachment B ZBA26-0003 Page 2 Case No. Attachment C ZBA26-0003 Page 3 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 PERYEA, MARTIN A SF1-A 2820 RAINFOREST CT 0.82 NR 2 REDDY, SURESH SF1-A 820 SIMMONS CT 0.62 NR 3 LE, CHAU SF1-A 2829 RAINFOREST CT 0.23 NR 4 APPLE, STEPHEN W SF1-A 2819 RAINFOREST CT 0.72 F 5 DULIN, STEVE SF1-A 810 SIMMONS CT 1.01 NR 6 KAPLAN-GROSSMAN FAMILY TRUST SF1-A 2809 RAINFOREST CT 0.48 NR 7 RAINFOREST DESIDERATA LLC SF1-A 2800 RAINFOREST CT 1.22 NR 8 SHEFFIELD REVOCABLE TRUST SF1-A 800 SIMMONS CT 0.77 NR 9 CONNOLE, JEFFREY SF1-A 811 SIMMONS CT 0.99 NR 10 KLAVON, K L SF1-A 821 SIMMONS CT 1.10 NR 11 KANTOR, KARUNA SF1-A 809 SIMMONS CT 1.18 NR 12 MAGGI, DENO T SF1-A 2580 GREENBOUGH LN 3.01 NR Case No. Attachment C ZBA26-0003 Page 4 13 SUPERINTENDENT OF CARROLL ISD NR 14 SUPERINTENDENT OF GRAPEVINE COLLEYVILLE ISD NR 15 SUPERINTENDENT OF NORTHWEST ISD NR 16 SUPERINTENDENT OF KELLER ISD NR 1000 BROWN, BENJAMIN SF1-A 2810 RAINFOREST CT 1.26 Notices Sent: Seventeen (17) Responses Received within 300’: In Favor: 1 Opposed: 0 Undecided: 0 One (1) written response in favor was received within 300’. SPECIAL EXCEPTION USE APPLICATION AND SUPPORTING EXHIBITS 2810 RAINFOREST CT. POOL NEW OUTDOOR LIVING STRUCTURE (COVERED PATIO, OUTDOOR KITCHEN / LOUNGING) 15' UTIL. ESMT. CONCRETE DRAINAGE CHANNEL S00°56'14''E 136.12 S36° 3 3' 2 8'' E 3 2 7. 7 4 S89°03'46''W 170.00N00°56'14''W 443.19 7.5' D R G. & U. E. DRIVEWAY GARAGE GAS METER ELECTRIC METER GAS LINE TO GRILL & FIREPLACE ELECTRIC LINE TO OUTDOOR LIVING STRUCTURE 27'-3"117'-11" L1.00 SITE PLAN SCALE: NOT TO SCALEBROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.18 CONTRACTOR RESPONSIBILITY AND INDEMNIFICATION - The comprehension of the information included within these documents is fully the responsibility of the builder and/or the assigned project management team. - Any information that any party feels needs clarification must contact Outdoor Dynamics prior to any work on the project. Any work that commences without clarification shall indemnify Outdoor Dynamics for said work. SCALING AND INFORMATION - There shall be no direct scaling from this or any Outdoor Dynamics design documents. - All Outdoor Dynamics dimensioned values shall be followed. - All inquiries for dimensions or other information shall be sent to Outdoor Dynamics prior to any work on the project. BASE DOCUMENT STATEMENT - All information in these documents has been referenced from documents produced and supplied by others. - Outdoor Dynamics is not responsible for the accuracy of these documents. - All parties utilizing Outdoor Dynamics documents shall confirm information with Outdoor Dynamics and the other professionals involved in creating base documents prior to any work commencing on the project. GENERAL NOTES INTENT AND LIMITS OF DOCUMENTS - The intent and limit of these documents is to communicate the proposed design intent of the finished product and to guide the construction manager to a successful completion of a quality project. - Unless otherwise noted, this packaged is not intended to represent or be interpreted as engineering for this project. - Geological and structural engineer’s recommendations supersede and have priority over the information contained in these documents. - Any recommendation that is incongruent or conflicts the information within these documents shall be brought to the attention of Outdoor Dynamics immediately. No work shall take place until all information within these documents is agreed and congruent to Outdoor Dynamics satisfaction. ALTERATIONS - No changes or alterations shall be made to the information contained within these documents unless made by Outdoor Dynamics. - In the event any alterations are made, no matter how insignificant, Outdoor Dynamics shall be indemnified from any and all liability pertaining to that or resulting from these changes. - Immediately following completion and/or submittal to any public agency (utility, building department, etc…), all alterations shall be signified via a standard revision notation. - Outdoor Dynamics is responsible for completing any revisions and delivering them to all applicable parties. OUTDOOR LIVING STRUCTURE VENTLESS GAS FIREPLACE R E S I D E N C E EXISTING POOL 15' UTIL. ESMT. L2.00 CONCEPT LAYOUT SCALE: 1/8" = 1'BROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.18 0 8 16 244 RESURFACED POOL DECKING R E S I D E N C E POOL 15' UTIL. ESMT. (0") (+6") FLAGSTONE PAVING STEP NEW COPING CHANGE ORIENTATION OF HARDSCAPE TO BE SQUARE WITH FIERPLACE CHANGE ORIENTATION OF HARDSCAPE TO BE SQUARE WITH FIERPLACE (+18") WATER FEATURE WALL RAISED WOOD DECK (+6") STEP FLUSH WOOD DECK CUTOUT FOR EXITING TREE (0") (0") L3.00 HARDSCAPE LAYOUT SCALE: 1/8" = 1'BROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.18 0 8 16 244 L4.00 KITCHEN LAYOUT SCALE: NOT TO SCALEBROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.18 FRIDGE NEW SUB PANEL POWER BURNER GRILL & BURNER TV NEW SWITCHES FOR CEILING FAN & CAN LIGHTS ELECTRIC LINE FROM MAIN PANEL L5.00 ELECTRICAL PLAN 0 4 8 122 SCALE: 1/4" = 1'BROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.18 SYMBOL KEY ITEM DESC. OUTLET (GFCI/WP WHERE NOTED) POWER & LIGHTING LEGEND SWITCH CAN LIGHT CEILING FAN W/ DOWN ROD, LENGTH T.B.D. NOTE: All scheduled equipment subject to finalization with the homeowner. Final selections may vary and all provisions for power, switching, and dimming installation shall be per manufacturer specifications & local governing codes. CONCRETE PIER 12" ROUND PIER SHAFT W/ 3 #5 REBAR. PIER TO EXTEND BELOW RETAINING WALL & POOL OR UNTIL ROCK IS CONTACTED. CRUSHED CONCRETE STRUCTURAL FILL OR SI0ILAR FIRE PLACE FOOTING 1'- 6"7'- 3 1316"1'- 6"3'- 4 34"1'5'- 1316"1' - 6 " 1'10'10'1' - 6 "1'- 6"7'- 3 1316"1'5'- 1316"11 3 4"6'- 8 7 8" 4' - 3 "4'-3"1'1'7'- 9 1316"6'-3"3'- 78"3'- 9 1 2"2'1 7 ' - 1 111 6 "2'- 2 1516"1'- 3 4"7'- 9 1316"A B DETAIL "A"SCALE : NOT TO SCALE 2-#4'S, TOP & BOTT. W/ #3 TIES @ 16" O.C.1'-6"1' DETAIL "B"SCALE : NOT TO SCALE 2-#4'S, TOP & BOTT. W/ #3 TIES @ 16" O.C.1'-6"3' 0 4 8 122 S1.00 FOUNDATION PLAN SCALE: 1/4" = 1'BROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.19 Gose & Associates (F-17526) 113 East 8th Avenue Stillwater, OK 74074 405.743.4907 Project: SD25-053 01/08/2026 2" x 8" RAFTERS & CEILING JOISTS @ 16" O.C. (9AULTED CEILING) SEE RIDGE STRAP DETAIL 2" x 10" RIDGE BEAM NOTE : ALL FRAMING LUMBER TO BE SYP #2 GRADE OR BETTER RAFTER CLIPS WELDED TO BEAM AND BOLTED TO RAFTER S2.00 WOOD FRAMING PLAN SCALE: 1/4" = 1'BROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.19 0 4 8 122 1. All supporting framing to meet the requirements of UBC and IRC grade of lumber used. Minimum #2 SYP or greater. 2. All framing connections and splices to comply with the current UBC and IRC for framing sizes and spacing. 3. Place ceiling joists bridging with proper strutted supports in compliance with UBC and IRC allowable rafter spans. 4. Typical rafter spacing: 16" o.c. unless otherwise noted 5. All roof hips, valleys and ridges to be a minimum of 1 size larger than the rafter size. 6. Roof sheathing to be APA rated, exterior grade (OSB or Plywood) with a maximum span of 24" with a minimum thickness of 5/8". Install sheathing with the longest dimension perpendicular to the rafters. FRAMING ACCESSORIES 1. Face mount hangers or top flange hangers shall be used for joist and beams where they do not rest on approved load bearing surfaces. 2. Rafter clips (Simpson Strong-Tie H3 or equal) shall be used to attach rafters to plates at all exterior walls wherever rafters are not parallel and nailed to ceiling joists at the top plates. FRAMING NOTES Gose & Associates (F-17526) 113 East 8th Avenue Stillwater, OK 74074 405.743.4907 Project: SD25-053 01/08/2026 POOL 6" x 10" x 5 16" HSS STEEL BEAM 1 1 2" WIDE STEEL ANCHOR PLATE 4'- 10"5'- 1 38"14'- 4 58"25'- 4"A 6" x 6" x 5 16" HSS STEEL POST ANCHOR POINT 4'- 10"14'- 4 5 8"5'- 1 3 8" 25'- 4" 6" x 6" x 5 16" HSS STEEL POST 6" x 10" x 5 16" HSS STEEL BEAM SADDLE WELDED T<P TO POST & BEAM STEEL ANCHOR PLATE W/ MECHANICAL FASTENING TO CONCRETE 8'- 7"9'-5"S3.00 STEEL FRAMING PLAN 0 4 8 122 SCALE: 1/4" = 1'BROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.18 Gose & Associates (F-17526) 113 East 8th Avenue Stillwater, OK 74074 405.743.4907 Project: SD25-053 01/08/2026 POOL A A B B 3'- 12"WOOD GABLED CEILINGRIDGE BEAM SEE DETAIL IN SHEET S2.00 SHINGLES 4'-11 12"1'- 6"5'-5 12"8'14'-2"RAFTER & CEILING JOIST FIREPLACE VENEER FIREBOX A ELEVATION SCALE: 1/2" = 1' WATER FEATURE WALL 6" X 6" STEEL POST 6" X 10" STEEL BEAM S4.00 ELEVATIONS SCALE: NOT TO SCALEBROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.18 0 2 4 61 POOL A A B B 3'- 12"WOOD GABLED CEILING RIDGE BEAM SEE DETAIL IN SHEET S2.00 SHINGLES 4'-11 12"1'- 6"5'-5 12"8'14'-2"RAFTER & CEILING JOIST FIREPLACE VENEER FIREBOX B ELEVATION SCALE: 1/2" = 1' WATER FEATURE WALL 3'5'6" X 6" STEEL POST 6" X 10" STEEL BEAM S4.01 ELEVATIONS SCALE: NOT TO SCALEBROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2025.12.18 0 2 4 61 ISOKERN VENTLESS GAS FIREPLACE MASONRY VENEER WD. WRAPPED COL. W/ TRIM, PTD. SHINGLE ROOF, TYP. SHINGLE ROOF, TYP. STEPPED FASCIA TO MATCH EXIST'G WD. WRAPPED COL. W/ TRIM, PTD. MASONRY VENEER MASONRY VENEER WD. WRAPPED COL. W/ TRIM, PTD. SHINGLE ROOF, TYP. L6.00 ELEVATIONS SCALE: 1/4" = 1'BROWN RESIDENCE2810 RAINFOREST CT.SOUTHLAKE, TX 76092DATE: 2026.04.10 0 4 8 122 FIREPLACE FRONT ELEVATION SIDE ELEVATION BACK ELEVATION Benjamin and Susanna Brown 2810 Rainforest Ct Southlake, TX 76092 214-783-7521 Date: February 23, 2026 Zoning Board of Adjustment City of Southlake 1400 Main Street, Suite 460 Southlake, TX 76092 Dear Members of the Zoning Board of Adjustment, I am writing to formally request a variance from the 40-foot rear setback requirement outlined in the SF-1A zoning district for my property located at 2810 Rainforest Ct., Southlake, Texas. This variance is necessary to allow for the construction of a modest outdoor kitchen and living space in my backyard, which would otherwise be unduly restricted by the current setback regulation. I believe this request meets the criteria for a variance under Texas Local Government Code Section 211.009, as it addresses a unique hardship imposed by the strict application of the zoning ordinance, promotes the general welfare of the community, and maintains the spirit of the zoning regulations. The purpose of the 40-foot rear setback, as I understand it, is to preserve adequate space between neighboring properties, ensuring privacy and preventing overcrowding. However, a review of similar properties in my immediate neighborhood reveals that this requirement has not been uniformly enforced or applied in practice. Numerous homes under the same SF-1A zoning have constructed accessory structures, such as poolhouses, patios, and outdoor living areas, well within the 40-foot setback—often as close as 20 feet from the rear property line. These existing developments demonstrate that variances or interpretations allowing reduced setbacks are common and have not resulted in any discernible negative impacts on neighboring properties or the overall character of the area. To support this point, I have included photographic evidence of several comparable properties in the neighborhood. These images, annotated with measurements and property line notations, clearly illustrate structures that encroach upon or exceed the setback requirement without compromising neighbor relations or property values. Approving my variance would simply align my property with these established precedents, promoting equity and fairness in the application of zoning rules. Figure 1: Annotated aerial image of South Rainforest Ct, Blue represents property lines, red represents the 40’ setback line, and yellow represents 40’ vector lines. Outdoor structure at 800 Simmons Ct. approximately 30 feet from rear property line. Proposed structure at 2810 rainforest shown. 2820 Rainforest and 820 Simmons appear to cross the setback. Google Earth Figure 3: Annotated aerial image of 2375 Raintree Drive showing main structure on the property line. Source: Southlake Interactive Zoning Map Figure 4: Annotated aerial image of 2745 Raintree Drive showing main structure over the setback line. Source: Southlake Interactive Zoning Map Figure 5: Annotated aerial image of 2820 Rainforest Drive showing main structure over the setback line. Source: Southlake Interactive Zoning Map Furthermore, the proposed outdoor kitchen and living space will not be visible to any neighboring properties, mitigating any potential concerns about aesthetics or privacy. My rear property line is bordered by a dense, natural wooded area featuring tall mature trees, thick underbrush, and an extensive vine system that forms a natural barrier. This vegetation eƯectively screens the backyard from view, ensuring that the structure remains private and unobtrusive. Figure 6: Image of 2810 Rainforest Ct showing thick tree line on rear property line. Figure 7: Aerial image of 2810 Rainforest Ct showing proposed structure location nestled within the thick tree coverage. Source: Southlake Interactive Zoning Map. Site surveys and additional photographs can be provided upon request to confirm the opacity and permanence of this natural screening. Granting this variance would not only alleviate the unnecessary hardship on my property but also allow me to enhance its overall quality and value. The planned outdoor space will incorporate high-quality materials, energy-eƯicient features, and landscaping that complements the existing environment, ultimately improving the aesthetic and functional appeal of the lot. This improvement aligns with Southlake's commitment to fostering well- maintained, family-oriented residential areas and will contribute positively to the neighborhood's prestige without altering its character. In contrast, denying the variance would force a redesign that underutilizes the available space, potentially leading to a less eƯicient and less valuable property improvement. I have no Homeowners Association (HOA) governing my property, so there are no additional restrictions or approvals required beyond the City's zoning process. I am committed to complying with all other applicable building codes, permitting requirements, and inspections to ensure the project meets or exceeds safety and quality standards. I kindly request that this variance be considered at your earliest available meeting and would welcome the opportunity to discuss the details in person or provide any additional documentation. Thank you for your time and consideration of this request. I look forward to your positive response and the chance to contribute to the continued excellence of our Southlake community. Sincerely, Benjamin and Susanna Brown CC: Tyler McClure / Outdoor Dynamics Enclosed: Outdoor Dynamics Sealed Construction Docs.