[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6538508,"mediaKeyId","3842933-2f7576e5c515bc2a757245a3bcb77bb2","parentId",3842933,"title","Zoning board allows 8-foot cedar corner fence at 7107 Carmona Street over staff objection","audioSeconds",784,"startMs",5623000,"endMs",6407000,"viewUrl","/Search/View?dp=1&key=3842933-2f7576e5c515bc2a757245a3bcb77bb2&start=5623&end=6407","thumbnailUrl","https://assets.pipeline.soar.com/3842933-2f7576e5c515bc2a757245a3bcb77bb2/thumbnail_5623000.jpg","articleUrl","/articles/6538508/Grand-Prairie/Dallas-County/Texas/Zoning-board-allows-8-foot-cedar-corner-fence-at-7107-Carmona-Street-over-staff-objection","mediaUrl","https://secure.pipeline.soar.com/6538508-5ea600dca9c28f5ffda0f4906f6b61f6/orig.mp4?Expires=1771092173&Signature=YAaYTjuACRmAmnjyATil6LS-vd2WJ4l0DXAliVTMbbqUWm61Mwl97dAbno0N87eDLsc4qSIVrMFWfFXz5YpJsYSmh~9bX6-mOooQW18PcTjrTKqjA~OAhElV3FFPx7aw0IDQTMWTv1pFoMO1WEf5WIGAn2SQIHq26kVaIS0fhoP12FPKXEKouFe-dEQz4kLajIeI5xoEcOGVv~NvIYyvOeehwgSrlkZYjhSopEu6jLHcbGYxPWSmT6LpgL7r25wzXpZv9EiU9~KNFA7YpCyoJM8bEVGCcIjnew47CNPiepTWukVxuiEAVLh7bNabRT112SbNnEdvPAxKilOD2ESz0w__&Key-Pair-Id=KUT5TJCACFTXG","author","Grand Prairie","date","2025-06-16T00:00:00Z","article","The Zoning Board on June 16 granted a variance allowing an 8-foot solid cedar fence on the side-street property line of a corner lot at 7107 Carmona Street, overriding staff's stated inability to support the request.

Planning staff explained that the Unified Development Code (UDC) limits solid fences on corner lot side-street property lines to 36 inches (48 inches for transparent materials), and that the applicant's request for an eight-foot solid cedar fence conflicted with that rule. Staff also noted the lot is in Planned Development 310 and that the neighboring property's front yard is adjacent to the applicant's side yard, which could raise visibility concerns; transportation staff reviewed the case and reported no visibility problems from the driveway or adjacent intersections.

Applicant Jose Guerra said the request would move the fence closer to the sidewalk so the family could gain yard area in back; he noted neighboring houses have similar fences and said he had been advised by the HOA to file a city permit first. Guerra provided photos of nearby fences that he said had similar configurations.

Board members discussed visibility and whether similar fences existed nearby; planning staff noted the board was required to consider the UDC standard and public-safety implications. After discussion a motion to close and approve the variance passed by recorded vote 8 in favor, 1 opposed. The approval allows the applicant to build the solid cedar fence to the requested location while still subject to building-permit and inspection requirements.","mediaType","Video","parentTitle","Grand Prairie - Zoning Board of Adjustment - Jun 16, 2025","oneSentenceSummary","The board granted a variance to allow an 8-foot solid cedar fence on the side-street property line of a corner lot at 7107 Carmona Street despite staff recommending denial under the UDC. The motion passed 8-1.","taxTitle","Grand Prairie, Dallas County, Texas","taxId",2784,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6538511,"Board approves several variances to permit new single-family homes across Grand Prairie (multiple unanimous votes)",527,4173000,4700000,"/Search/View?dp=1&key=3842933-2f7576e5c515bc2a757245a3bcb77bb2&start=4173&end=4700","https://assets.pipeline.soar.com/3842933-2f7576e5c515bc2a757245a3bcb77bb2/thumbnail_4173000.jpg","/articles/6538511/Grand-Prairie/Dallas-County/Texas/Board-approves-several-variances-to-permit-new-single-family-homes-across-Grand-Prairie-multiple-unanimous-votes","https://secure.pipeline.soar.com/6538511-fcf2c50e7a8b5531db7ac6fb1f037105/orig.mp4?Expires=1771092173&Signature=JS1kbejKjzn95XHw3NIKL804o-lsupkR44mJpHxI3n8tcfMGqXFxYWmuwH99Tp8DBzseARe-Kamt-n5~-g89MqitOlvKkuED200S4-3bb8SfJw6js33Nx0pca8~eW67mr6kcKR8izn3lzHhyxHe94l311BuHZUVKxVLhPhmQi1uiNx0n1OQSvz95z8d3fBy~7c5Rkogl3sp8MjivqxkO0iITblENZF8TQflqfiPc~b3LMgc88yLx1KXXDxBqDbUVDWvuyM0-HWOMKODf4Dh32TygzuktW-mrZARkWUZZ7GYNb2I6z36fn5QNmNujH-3JKfr1Bn4lbwgkZ8w5QXFG8g__&Key-Pair-Id=KUT5TJCACFTXG","The City of Grand Prairie Zoning Board of Adjustment and Appeals on June 16 approved a series of variances and special exceptions that clear the way for new single-family houses on several platted or irregular lots.

Key items approved included:
- 2009 West Jefferson Street (Case ZBA25040024): Variance to minimum lot width from 50 feet to 48 feet to permit construction of a new single-family home. Staff reported no objections; 29 notices were sent with no returned responses. Board action: approved, 9-0.

- 2013 West Jefferson Street (Case ZBA25050035): Variance to minimum lot width from 50 feet to 48 feet for construction of a new single-family home. No building permit had been submitted; 29 notices were sent with no returned responses. Board action: approved, 9-0.

- 225 NW Sixteenth Street (Case ZBA25050034): Special exception to reduce required off-street parking (one garage space proposed where two are required) and variances to reduce front-yard setback (25 to 20 feet), street-side setback (15 to 3 feet), interior-side setback (5 to 3 feet) and slight increase in maximum lot coverage (50% to 52%). The lot is platted; a building permit had been submitted. Staff did not object. Board action: approved, 9-0.

In each case staff recommended approval after reviewing platting, dimensional constraints and submitted site plans. In several presentations staff noted that the lots were historically platted in unusual configurations (narrow widths or angled lot lines) dating back to mid-20th-century plats, which constrained possible house footprints.

Motions to close public hearing and approve the requested variances passed by unanimous recorded votes in each case. Approvals allow applicants to proceed with building permits subject to standard permitting and inspection requirements.","At its June 16 meeting the Zoning Board approved variances and special exceptions to allow construction of new single-family homes at multiple narrow or irregular lots. Approvals were typically unanimous (9-0) and included reductions to minimum lot widths, front and side setbacks, and relief on required garage parking.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6538517,"Board approves retroactive variances for unpermitted carport at 1522 Hickory Street",225,2100000,2325000,"/Search/View?dp=1&key=3842933-2f7576e5c515bc2a757245a3bcb77bb2&start=2100&end=2325","https://assets.pipeline.soar.com/3842933-2f7576e5c515bc2a757245a3bcb77bb2/thumbnail_2100000.jpg","/articles/6538517/Grand-Prairie/Dallas-County/Texas/Board-approves-retroactive-variances-for-unpermitted-carport-at-1522-Hickory-Street","https://secure.pipeline.soar.com/6538517-aa498331b9946f4095f8ed1a77d0d832/orig.mp4?Expires=1771092173&Signature=J5zxevXn0PmuiQBqDGPZymqTgXuuCpZ1BrRGcyF13igyvtN01hlb2oY~cBhFAjYuP-RxD7G1IIId~UItq~G84JFVov8nwMgOyYN354paoqzexvzLYpjNg8bqgPACWOKbPvETpcEYlEqwyrh2QeFUB06x9bEWspSnaMu-7An7c~5xCCDve8Og5oZZRw3UPFwCsfrVmEWQR1BOlgJ7ZNQ9VSagHZABlaVXOXFCDvbIDRMJDuk6pDrabbLaBNuAu2GTP03FMQKUwxJC3uUsYlg5sGLvri9i7uTL3bG0KWUPctr23k9j3Ban08WVLI8cTx~2KJjqvrA37jVbw~gcy8U5Fg__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Adjustment and Appeals on June 16 approved a special exception and several variances for a side-yard carport at 1522 Hickory Street.

Planning staff (Salvador) told the board the applicant had already constructed a 584-square-foot, seven-foot-tall side-yard carport attached to the side of the house; the application sought a special exception for a side-yard carport, a reduced side-yard setback (from 3 feet to 2 feet), a variance for the carport area (from the 500-square-foot limit to 584 square feet) and a variance to increase total accessory-structure area from the usual 50% of the primary structure to 82%.

Staff said the carport includes a gutter/drainage arrangement intended to prevent runoff onto neighboring property. Fifty-three notices were mailed; staff reported no returned notices in favor or opposed and that there is no homeowners association. Planning staff recommended approval and said the item had come to the board as a code case because the structure had been built without prior permits.

The applicant (Blanca Cardenas was identified in the record as the applicant; she did not appear) did not present in person; no speakers appeared to oppose the request. A motion to close and approve the variances passed without recorded opposition (vote recorded 9-0 in the meeting minutes). The board's approval regularizes the existing carport subject to the conditions of the approved variance record and applicable building-permit requirements.","The Zoning Board approved a special exception and multiple variances for a side-yard carport at 1522 Hickory Street that had been constructed without permits. Staff did not object; no neighbors registered opposition.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6538520,"Zoning board upholds building official on Oakdale storage appeal after 6-3 vote; 7 votes required to overturn",4560,2304000,6864000,"/Search/View?dp=1&key=3842933-2f7576e5c515bc2a757245a3bcb77bb2&start=2304&end=6864","https://assets.pipeline.soar.com/3842933-2f7576e5c515bc2a757245a3bcb77bb2/thumbnail_2304000.jpg","/articles/6538520/Grand-Prairie/Dallas-County/Texas/Zoning-board-upholds-building-official-on-Oakdale-storage-appeal-after-6-3-vote-7-votes-required-to-overturn","https://secure.pipeline.soar.com/6538520-f9023fefa9948a6c86b4991256d63885/orig.mp4?Expires=1771092173&Signature=hmbinXAgFu7sIqLbBdvq72nPfIpU4n3UEUDiJjmQN08itHIQWkq9t6ZYvgC77EXPVoklH3y0RLIjF8tqZv5Dt1pkVNMKCgRAzNbNKOCeJavMEI4udWKrscc3cLx3v7m9orPtnf6EfkVIkosXKkP1Zcf~2MeJrgIw7CR~sXE5mYMAvhWCnMdE7HXF~MR3nPV5yThJslZh7Mjhps4QAw1YdNv3PDceC6GeVyz4xlujUyb~0A5-Zw5V9IP~UpR2qJ9YQZ~FnUYyt1jaUt9D4svukwuNzxfS6wEXOqCWFcCSFIr0g3nchHLlaeK~2ueIZ1e7uoAWz3QmMDWHPmHDq~9fFA__&Key-Pair-Id=KUT5TJCACFTXG","The Zoning Board of Adjustment and Appeals on June 16 denied an appeal seeking a certificate of occupancy for outside storage and heavy truck/equipment parking at a narrow, long property identified in filings as 475/500 West Oakdale Road.

The board heard a legal presentation from Tiffany Bull, deputy city attorney, who represented the city and explained that outside storage and heavy truck/equipment parking are allowed in the Light Industrial (LI) district only by specific use permit (SUP) in the corridor overlay and that the applicant had no prior certificate of occupancy (CO) establishing a lawful, nonconforming use. Bull said the property lies largely in the 100-year and 500-year floodplains and that the applicant's recent CO application had been denied because the proposed uses require an SUP. Bull told the board those denials are subject to review by council via an SUP application or by the courts if the board's decision is appealed further.

The appellant's representatives, including attorney Stephen Darling and owner Eli (Eli Amzalag), argued the property had been used historically for outdoor storage and truck/equipment parking for decades and that city records are incomplete. They submitted historic aerial photos, a special warranty deed with deed restrictions permitting warehousing and light wholesaling, and email correspondence they said created reasonable expectations that the prior activity established nonconforming-use rights. The appellant said they purchased the property in 2021 relying on a zoning verification email and that the land has been used for similar activities by prior owners for many years.

Bull told the board that a lawful nonconforming use requires that a use was lawfully established (for example, supported by a CO) before a code change; she said extended or undocumented illegal activity does not create legal nonconforming rights. City staff recorded an earlier CO application denial; Bull said the record does not show a previously issued CO for this parcel and that the applicant was advised to pursue an SUP if they wished to operate the property for the proposed uses.

Board members discussed whether earlier informal emails from city planning staff could reasonably have led the purchasers to rely on the property's legality. Several members said staff guidance that directed the prospective buyer back to the code without producing a definitive record was insufficient; others stressed that the legal test is whether the use was lawfully established. A motion to grant the appeal (thereby overturning the building official) failed to reach the seven-vote threshold required to overturn the official: the board voted 6 in favor, 3 opposed. Because the board requires seven concurring votes to overturn a building official, the building official's denial stands.

The city attorney reiterated that the applicant retains the option to (1) seek a specific use permit from City Council to legalize the use with any operational or mitigation conditions council requires; (2) pursue judicial review in district court; or (3) discontinue the requested use. The board record shows the decision does not itself grant an SUP or any other development entitlement.

The decision leaves the property without the CO the owner sought; staff and counsel advised that any future CO or SUP application will be evaluated under current floodplain, paving and other development standards.","The Zoning Board of Adjustment and Appeals denied an appeal that sought to overturn a building official's denial of a certificate of occupancy for outside storage and truck/equipment parking at an Oakdale Road property. The board voted 6-3; city rules require seven concurring votes to overturn a building official's decision, so the denial stands.","actionData","errors"]

Article not found

Zoning board allows 8-foot cedar corner fence at 7107 Carmona Street over staff objection

Board approves several variances to permit new single-family homes across Grand Prairie (multiple unanimous votes)

Board approves retroactive variances for unpermitted carport at 1522 Hickory Street

Zoning board upholds building official on Oakdale storage appeal after 6-3 vote; 7 votes required to overturn