[{"_1":2,"_99":-5,"_100":-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],{"_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",6540890,"mediaKeyId","3842935-c8a136f131201c780220b11374ee530d","parentId",3842935,"title","Board reverses building official, clears way for proposed house at 5115 Vanderbilt in M Streets Conservation District","audioSeconds",3180,"startMs",3600000,"endMs",6780000,"viewUrl","/Search/View?dp=1&key=3842935-c8a136f131201c780220b11374ee530d&start=3600&end=6780","thumbnailUrl","https://assets.pipeline.soar.com/3842935-c8a136f131201c780220b11374ee530d/thumbnail_3600000.jpg","articleUrl","/articles/6540890/Dallas/Dallas-County/Texas/Board-reverses-building-official-clears-way-for-proposed-house-at-5115-Vanderbilt-in-M-Streets-Conservation-District","mediaUrl","https://secure.pipeline.soar.com/6540890-0d53d5ea6f0ef537960d1f583e5bd77a/orig.mp4?Expires=1770858216&Signature=C0zbPEzCYy0HewCRYN7W-iyPUsEP71nX3Vj5MxUutuO2z9PO-4~eeMGRga7MOwn6JTUau6LifyAOwq352hmJW-HLgnnD032ydLg2RFNxxz3XgA5FDtcDsMQ9SfpSXryfHbJF1hd~4Tx1zzWLUR3hpUxZaEYDHBfvePt~W~1LgQoCFlSyUbqTCobDkbmzjSEd~nsp7EmjiYpXdv~NtmWEvVecPer-CtUY-RRf8LuSobxO-z2Q4Lb9l-0h3snWrcNu7u6FpLCwEmdjgm6QOudHksLpbEmufDmDbcDwrL4YvbxboGDLAFjOwCw2xvtxsJwWa-BNL7u~dBJSgx8KM4m61A__&Key-Pair-Id=KUT5TJCACFTXG","author","Dallas","date","2025-06-16T00:00:00Z","article","The Dallas Board of Adjustment, Panel C, on June 16 reversed a decision by the administrative official and granted relief requested by Rob Baldwin for work at 5115 Vanderbilt Avenue in the M Streets Conservation District (Conservation District 9). The vote was recorded 5–0 in favor of reversing the denial and allowing the work certificate to proceed per the submitted site plan.

Baldwin and his representative told the board the lot has frontage on Vanderbilt and on the North Central Expressway service road and that the property could not accommodate a straight driveway on the east side of the main structure because multiple storm‑sewer inlets, utility infrastructure and an existing bus stop occupy the area where a compliant driveway would be required. Baldwin called the situation “the one lot” in the district that the ordinance did not reasonably account for.

Trevor Brown, manager of the city’s conservation‑district team, described the technical constraints on and adjacent to the property — multiple drainage inlets, a utility box and a bus stop — and said those conditions made relocation of the storm‑sewer infrastructure impracticable for this lot. Ryan Crocker of the city attorney’s office said the board could treat Baldwin’s filing as a request for relief in the specific case and that the board’s action could functionally authorize the site plan under the city’s review process.

The board’s motion, as approved, reversed the administrative official’s denial and granted the relief requested by the applicant to allow the proposed driveway access configuration (taking access from the alley/side street per the submitted plans). Several members emphasized that the building official and staff had acted reasonably and that the board’s reversal reflected exceptional circumstances on this lot rather than a change to the conservation‑district rules.

Board members said reversing the denial would allow the applicant to obtain the necessary review/permit actions on the basis of the plans submitted with the work‑certificate application. The board recorded that it expected the applicant to proceed consistent with the site plans approved through this process and emphasized that the decision was limited to the record before the board.

The board secretary confirmed that written notice and instructions for next steps would be mailed following the meeting.","mediaType","Video","parentTitle","Dallas - Board of Adjustments: Panel C - Jun 16, 2025","oneSentenceSummary","The Board of Adjustment (Panel C) on June 16 reversed a denial by the conservation‑district official and granted the applicant relief to proceed with a driveway configuration for a new house at 5115 Vanderbilt Avenue after members found unusual infrastructure constraints on the lot.","taxTitle","Dallas, Dallas County, Texas","taxId",2781,"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},6540894,"Board OKs parking reduction for planned Turtle Creek Boulevard restaurant, with termination condition",1375,3233000,4608000,"/Search/View?dp=1&key=3842935-c8a136f131201c780220b11374ee530d&start=3233&end=4608","https://assets.pipeline.soar.com/3842935-c8a136f131201c780220b11374ee530d/thumbnail_3233000.jpg","/articles/6540894/Dallas/Dallas-County/Texas/Board-OKs-parking-reduction-for-planned-Turtle-Creek-Boulevard-restaurant-with-termination-condition","https://secure.pipeline.soar.com/6540894-7775b5d55a424cdc32323090e71bb626/orig.mp4?Expires=1770858216&Signature=BfNU4OgRRdsUgXeHJCkSi1~4CG999vkS0Gifiq~f1KBUlptownW9QxGI3j7IdMV9DfMkh6fSIDCIuVAMhX8GPe2BcJtESbcqb1RUqmxzVAmOUtr08-XpeFLw2mkvbCOEz-4QZ7aoPPzgRYeLigyrRBwnC0dM6fkqKsahLJPWrxKN11p9TPOI8yatOMiveVTX9LArMRPrdpIva1I1yCStcIQy9TwBo9eC4BqoBkZoiUR30gl7LgnDQEs5YqlsWGHGiXvfI9N8r6jZPDUPiXy89kPKlefIMBFb9IiMlAFyAgnoCB-8E2XnA1hj8ZXTYh0qz5y42U1bOh3Yd0BsismpFw__&Key-Pair-Id=KUT5TJCACFTXG","The Dallas Board of Adjustment, Panel C, on June 16 approved a special exception reducing the required off‑street parking for a mixed‑use site at Turtle Creek Boulevard and Turtle Creek/TurtleCreek area (case BDA245‑059). The board found the restaurant‑driven parking demand and operational model supported a reduction from 107 required spaces to 71 provided spaces under a condition that the exception terminates if the approved uses change.

The applicant (filed as John Lewis McKeel) said the proposed restaurant would have just 26 seats and operate on a ticketed, reservation‑only, experiential model with limited turnover. The applicant said the site currently contains 41 on‑site spaces and a registered parking agreement for 55 off‑site spaces; the approved plan provides 30 off‑site spaces by agreement, bringing the total to 71 and leaving the site 36 spaces short of the 107 required by code.

The board considered testimony that the restaurant’s small seat count and prebooked service model would limit peak parking demand and that the applicant would provide valet and off‑site parking arrangements. The board also heard that the applicant had obtained signatures of neighboring businesses in support and that city staff had not objected to the exception.

A motion to grant the special exception passed unanimously (5–0). The motion included a condition that the special exception automatically terminate if the restaurant, art gallery, single‑family residential unit, or commercial amusement‑inside uses are discontinued or changed; the condition was crafted to ensure the reduced parking remains tied to the specific mix of uses approved by the board.

During the hearing the applicant explained the operational model, estimated staffing of 13 employees and a 7,200‑square‑foot restaurant footprint within a larger multi‑tenant building, and said the landlord has agreed to make 30 off‑site spaces available. Board members noted they had reviewed staff materials and that the city had not raised traffic‑congestion objections for the proposed configuration.

The board’s approval allows the applicant to proceed with permits on the basis of the submitted plans and the stated off‑site parking arrangement, subject to the termination condition.","Panel C granted a special exception allowing 71 off‑street parking spaces for a mixed‑use site including a 26‑seat restaurant at Turtle Creek Boulevard instead of the 107 the code requires; the approval includes a condition that the exception terminates if the approved uses change.",{"_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},6540895,"Dallas board approves fence exceptions for 4803 Victor Street; waives most filing fees after split vote",2314,365000,2679000,"/Search/View?dp=1&key=3842935-c8a136f131201c780220b11374ee530d&start=365&end=2679","https://assets.pipeline.soar.com/3842935-c8a136f131201c780220b11374ee530d/thumbnail_365000.jpg","/articles/6540895/Dallas/Dallas-County/Texas/Dallas-board-approves-fence-exceptions-for-4803-Victor-Street-waives-most-filing-fees-after-split-vote","https://secure.pipeline.soar.com/6540895-8b669f8d21191772f0d756ffd028de18/orig.mp4?Expires=1770858216&Signature=H7A-GB-KQ5tb3uX3AzC3zW3Iyk7MrJ-gWq6uyq9FY4lYpXSVvFDT~Sk01INS10aw7RLO9bJe2Vu8QVIKS8lSvsOSl0svuVfyrbpixb-5Jj3~FcQ97LojnsJ7rYf2au8TQt9z3n0CEe5jlpDIZA5KdfAmyFIUwjxUy9eemlhU4u65VPtMeudYNWyoPcMd-NN4OOd1KcWo1mhmtCHjY2~rHkYU0N68NyVEjAQRCyew-nirceJK5eyESWuuMKXieT7w3e3548oHAvSYj~F5BZO2Bs5cwMoDMdyNYMdbOxCrQC8jj4qY6j2ZyisWf~QZUUOp3hN0og7mKq-aXjjQy1y42g__&Key-Pair-Id=KUT5TJCACFTXG","The Dallas Board of Adjustment, Panel C, on June 16 granted a set of special exceptions that allow a six‑foot fence, a reduced‑openness (opacity) panel, and maintenance of materials within the 45‑foot visibility triangle at 4803 Victor Street, a corner lot in the Hicks/Pearl area. The board also earlier approved reimbursement of most filing fees the applicant paid, in a separate vote that passed 3–2.

The actions matter because the property owner had argued the corner‑lot configuration forced extra costs and security measures during construction; the board’s approvals let the applicant proceed with the fence and preserve the submitted site plans, and the fee reimbursement partly offsets application costs incurred while the site was under construction.

Felicia Igo Utu, the property owner, told the board the house at 4803 Victor is a corner lot and that vandalism and break‑ins while the house was under construction required temporary security measures and alarm rentals. “This property is situated on a corner lot,” Igo Utu said, and later testified she had paid about $3,870 in application and related fees she asked the board to reimburse.

Board members discussed whether the applicant met the threshold of “substantial financial hardship” for fee reimbursement. Mr. Jerry Slade moved to grant reimbursement of the filing fees paid in association with the special‑exception requests; Mr. Roger Sashington seconded. The motion passed 3–2 with Mr. Slade, Mr. Sashington and the Vice Chair recorded as aye; Mr. Rodney Milliken and Mr. Phil Sayuk recorded no. The board instructed staff that only technology and sign‑posting fees (small amounts) would not be reimbursed; the applicant was to receive the remainder.

On the substantive requests for the fence, the board later heard testimony and photographic evidence showing other corner lots in the immediate neighborhood having taller or enclosed fences and showing damage and security incidents at 4803 Victor. Justin Grubbs, who presented the neighborhood photos and site context, described prior similar fences on nearby corner lots and showed images of vandalism, including a kicked‑in door and broken windows.

Board members said the applicant had made concessions from an original 8‑foot request down to 6 feet and had proposed a combination of board‑on‑board cedar and wrought‑iron to open visibility at the corner. The board voted three separate motions to grant: a special exception to the fence‑height rules to allow a six‑foot fence (motion passed 5–0), a special exception to allow fence panels with less than 50 percent openness on a portion of the fence (motion passed 5–0), and a special exception to permit portions of the fence to remain in the 45‑foot visibility triangle at Victor and Prairie (motion passed 5–0). Each approval included the condition that the work comply with the most recent submitted site plans.

Board members repeatedly noted the applicant reduced the scope of the requested relief during the hearing — for example stopping a solid cedar fence at the property chimney and using wrought iron for the portion nearest the intersection — and that city traffic and staff did not object to the visibility‑triangle exception. “I think the applicant went a long way to meet the community,” Mr. Slade said during deliberations.

The board secretary said letters of action and the decisions would be mailed to the applicant and would become part of the public record.

The approvals allow the owner to construct and maintain the fence as shown on the approved plans; the fee reimbursement will be processed per staff guidance and excludes small technology and sign fees.

Looking ahead, the applicant will receive written notice from the Board Administrator with the conditions and next steps to finalize permits and inspections.","The Board of Adjustment granted special exceptions to allow a six‑foot, partially opaque fence and a visibility‑triangle modification for a corner lot at 4803 Victor Street, and earlier approved reimbursement of most filing fees for the applicant in a 3–2 vote.","actionData","errors"]

Article not found

Board reverses building official, clears way for proposed house at 5115 Vanderbilt in M Streets Conservation District

Board OKs parking reduction for planned Turtle Creek Boulevard restaurant, with termination condition

Dallas board approves fence exceptions for 4803 Victor Street; waives most filing fees after split vote