Board of Adjustment

BOARD OF ADJUSTMENT AGENDA REGULAR MEETING Tuesday, March 17, 2026 6:00 pm BOARD MEMBERS: Joe Mariscal Reyes Lopez Sergio Porras Grace Rodrigues Mario Valdez Thomas Sanchez - Alternate Gina Dietrich - Alternate Page 1 of 13  NOTICE OF A REGULAR MEETING OF THE BOARD OF ADJUSTMENT OF UVALDE, TEXAS Notice is hereby given of the regular meeting of the Planning and Zoning Commission of the City of Uvalde, Texas, to be held March 17, 2026 at 6:00 P.M., in the City Council Chambers 2nd floor of City Hall, 101 East Main St., Uvalde, Texas for the following purpose: Page 1. CALL MEETING TO ORDER 2. APPROVAL OF MINUTES 3-5 2.A Consider and act on approval of the minutes of the December 16, 2025 Board of Adjustment meeting. Board of Adjustment - Dec 16 2025 - Minutes - Pdf 6-7 2.B Consider and act on approval of the minutes of the February 17, 2026 Board of Adjustment meeting. Board of Adjustment - Feb 17 2026 - Minutes - Pdf 3. PUBLIC HEARING Citizens who would like to come before the board are to limit their presentations to no more than three (3) minutes. 8-9 3.A CASE FILE 01-26V Consider request from Jose Cazares applicant for a variance of 3 feet to build a porch. Property is zoned R4. The property is located at 132 E. Mill St., NCB 69 12900 SOUTHERN SUBDIVISION LOT 4B BLK B. a) Staff comments. b) Public hearing. c)Reconvene meeting for discussion and decision on application. 01-26V - Summary 132 E Mill St. - Jose Cazares - 3 foot Variance - build porch 4. BOARD TRAINING 4.A Carport Rules Discussion 10 - 13 4.B Follow up items from the February meeting. Board of Adjustment Members and Terms Reasons to Grant a Variance & Hardships Zoning_Zoning Cheat Sheet 5. ADJOURNMENT Certificate: I certify that the above and foregoing notice was posted in compliance with 551.043, Texas Government Code at 11:00 a.m., 11th day of March, 2026 __________________________ Susan Anderson, Director of Plannning City Hall Municipal Building is wheelchair accessible with accessed and special parking available on the West Side of the Building. The Council Chamber is accessible by elevator to the second floor. Requests for special services must be received forty-eight (48) hours prior to the meeting time by calling City Hall (830) 278-3315. Page 2 of 13  MINUTES Board of Adjustment Meeting 6:00 PM - Tuesday, December 16, 2025 City Hall Council Chambers The Board of Adjustment of the City of Uvalde was called to order on Tuesday, December 16, 2025, at 6:00 PM, in the City Hall Council Chambers, with the following members present: MEMBERS Ray Lopez, Sergio Porras, Grace Rodriques, Mario Valdez, and Thomas PRESENT: Sanchez MEMBERS Joe Mariscal ABSENT: STAFF Richard Lara, Jovita Maldonado, Susan Anderson PRESENT: 1. CALL MEETING TO ORDER 1.A. The Board of Adjustment regular meeting of December 16, 2025, was called to order by Mario Valdez at 6:00 p.m. in the Council Chambers. 2. APPROVAL OF MINUTES 2.A. Consider and act on the approval of the minutes for the November 12, 2025, Board of Adjustment meeting. A motion to approve the minutes was made by Reyes Lopez and seconded by Sergio Porras. Motion carried 5-0. 3. PUBLIC HEARING Citizens who would like to come before the board are to limit their presentations to no more than three (3) minutes. 3.A. Case File No. 25-16V Open a public hearing to consider and act at the request of Ms. Nancy Burleson for a variance from Chapter 17.24 Minimum Yards, Section 17.24.020 General Rules, Uvalde Municipal Code and the 2021 International Zoning Code. Ms. Burleson is asking for a 9-foot 4-inch variance from the east (front) property line on N. Getty St. and a 30-foot variance from the south side of the house to the property line on W. Anglin St. The location is 705 North Getty St., NCB 13, Anglin Subdivision, Block 28, Lot 28 B, City of Uvalde, Uvalde County, Texas, 78801. a) Open a public hearing. Public hearing was opened at 6:01 p.m. b) Citizens Comments. Susan Anderson, Development Director, was present and explained that there has been a change in the zoning code which allows a fence in the front and side yard of a corner lot as long as a visibility triangle is kept clear. The Page Page31ofof13  fence as currently positioned is correct on Anglin Street. However, the posts encroach on City right-of-way by 6-inches on Getty St. and will need to be moved back to her property line. There is not a need for a variance at this point. c) Close the public hearing. Public hearing was closed at 6:04 p.m. d) Reconvene meeting for discussion and decision on application. The Building Official informed the board members that 11 letters were sent within the 200-foot radius. One was received for approval of the application and 3 against. Ms. Burleson was not present. There was discussion of the case. A motion was made by Grace Rodriques and seconded by Sergio Porras to close the case. Motion carried 5-0. The issue of the 6-inch encroachment was tabled. City Council would have to decide this issue. 3.B. Case File No. 25-17V Open a public hearing to consider and act at the request of Mr. Tom Mata for a variance from Chapter 17.24 Minimum Yards, Section 17.24.020 General Rules, Uvalde Municipal Code and the 2021 International Zoning Code. Mr. Mata is asking for a 4-foot variance from the front of his house. Mr. Mata wants to build a covered front porch that will be 8x45' on the front of his house. The location is 427 Florence St., NCB 23, Merritt (Cummings) Subdivision, Block 1, Lot 2, City of Uvalde, Uvalde County, Texas, 78801. a) Open a public hearing. Public hearing was opened at 6:13 p.m. b) Citizens Comments. Mr. Mata was there to present his case. He told the board that he was retired and wanted to sit on his front porch with his grand kids and enjoy life. Grace Rodriques asked for an explanation of the variance. His house sits at the setback line, so the 4-foot variance will allow him to build the porch within that setback. c) Close the public hearing. Public hearing was closed at 6:13 p.m. d) Reconvene meeting for discussion and decision on application. The Building Official informed the board members that 22 letters were sent within the 200-foot radius. Four were received for approval of the application and none against. A motion to approve the application was made by Reyes Lopez and seconded by Thomas Sanchez. Motion carried 5-0. 3.C. Case File No. 25-18V Open a public hearing to consider and act at the request of Mr. Juan Torres for a variance from Chapter 17.24 Minimum Yards, Section 17.24.020 General Rules, Uvalde Municipal Code and the 2021 International Zoning Code. Mr. Torres is asking for a 9-foot variance from the setback on the west side of his property and 1-foot variance from the rear setback. Mr. Torres has started to build a storage shed and would like to leave it in its current position. The storage building will be 12x16'. The location is 101 Bluebonnet Dr. North, NCB 264, Leona Acres Subdivision, Block 2, Lot 1, City of Uvalde, Uvalde County, Texas, 78801. a) Open a public hearing. Public hearing was opened at 6:16 p.m. b) Citizens Comments. Mr. Torres was there to present his case. He told the board that he was a veteran and was building the shed to stay busy and to store his tools and keep them from getting stolen. Moving the structure would interfere with his sprinkler system. One of the board members asked why he started without a permit. Mr. Torres stated that he didn't know he needed a permit, but stopped construction when he found out and came to city hall to pull the permit. c) Close the public hearing. Public hearing was closed at 6:19 p.m. Page Page42ofof13  d) Reconvene meeting for discussion and decision on application. The Building Official informed the board members that 12 letters were sent within the 200-foot radius. None were received for approval of the application and none against. A motion to approve the application was made by Reyes Lopez and seconded by Grace Rodriques. Motion carried 5-0. 4. ADJOURNMENT 4.A. A motion was made by Sergio Porras seconded by Grace Rodriques to adjourn at 6:21 p.m. Motion carried 5-0. Board Chair City Secretary Page Page53ofof13  MINUTES Board of Adjustment Meeting 6:00 PM - Tuesday, February 17, 2026 City Hall Council Chambers The Board of Adjustment of the City of Uvalde was called to order on Tuesday, February 17, 2026, at 6:00 PM, in the City Hall Council Chambers, with the following members present: MEMBERS Board Member Joe Mariscal, Board Member Reyes Lopez, Board PRESENT: Member Mario Valdez, Alternate Thomas Sanchez, and Alternate Gina Dietrich MEMBERS Board Member Sergio Porras and Board Member Grace Rodrigues ABSENT: STAFF Director of Planning & Development Susan Anderson, Code Official PRESENT: Jovita Maldonado, Code Enforcement Officer Jose Saucedo, and Permit Technician Monica Lara 1. CALL MEETING TO ORDER 1.A. The meeting was called to order at 6:01 by board chair, Joe Mariscal. 2. APPROVAL OF MINUTES 2.A. Approval of minutes from the December 16, 2025 Board of Adjustment meeting. There were several mistakes in the December 16th minutes. There were only 3 members present who had been at that meeting. A motion was made by Reyes Lopez to table the minutes until the next meeting. The motion was seconded by Thomas Sanchez. The motion carried 4-0. 3. BOARD TRAINING 3.A. Planning Director Susan Anderson presented board books that contain the State of Texas Statutes that govern the Board of Adjustments. The books also contain zoning rules from Chapter 17 of the City of Uvalde Code and the 2021 International Zoning Code. The zoning codes are the ones that are most likely to relate to cases before the board. Cases are generally related to where structures are located on the applicants property, rather than the use of those structures. There were questions from the board about the kinds of cases that were brought to them. Joe Saucedo, Code Enforcement Officer, used carports as an example that has specific rules. Many times the applicants want to put a carport in a place that doesn't meet those rules. The Board of Adjustment was set up to deal with issues related to irregularities with the property, not the whim of the property owner. Staff will review the carport rules with examples at the next Page Page61ofof13 2  meeting. Staff will also provide the board roster with terms and an explanation of the "hardship formula" that the State Legislature created for Board of Adjustment cases. Additionally, a detailed chart of zoning districts and setbacks will be provided. 4. ADJOURNMENT 4.A. Mario Valdez made a motion to adjourn, seconded by Reyes Lopez. The motion carried 4-0. The meeting was adjourned at 6:37 p.m. Board Chair City Secretary Page Page72ofof13 2  CASE SUMMARY CASE FILE # 01-26V This property belongs to Mr. Jose Cazares, the property is Zoned R 4. The property is 60 feet wide by 120 feet in depth. Mr. Jose Cazares is asking for a 3-foot variance from the property line Setbacks are 30 Feet. A porch will be built on preexisting slab. Mr. Jose Cazares is requesting reducing 30-foot setback to 27 feet. The location is 132 E Mill St., NCB 69, Southern Subdivision, Blk B .1653 Lot 4B, City of Uvalde, Uvalde County, Texas.78801 This is a front picture of the house. Page 8 of 13 Picture of Slab 25 feet from property line. Page 9 of 13 FirstName LastName MeetingTypeName StartTerm EndTerm Gina Dietrich Board of Adjustment Feb 10 2026 Jan 26 2027 Grace Rodrigues Board of Adjustment Jan 27 2026 Jan 27 2028 Joe Mariscal Board of Adjustment Jan 27 2026 Jan 27 2027 Mario Valdez Board of Adjustment Jan 27 2026 Jan 27 2028 Reyes Lopez Board of Adjustment Jan 27 2026 Jan 27 2027 Sergio Porras Board of Adjustment Jan 27 2026 Jan 27 2027 Thomas Sanchez Board of Adjustment Jan 27 2026 Jan 27 2028 Page 10 of 13 Reasons to Grant a Variance 1. Limitations on the use of the property due to physical, topographical and geologic features. 2. The grant of the variance will not grant any special privilege to the property owner. 3. The applicant can demonstrate that without the variance there can be no reasonable use of the property. 4. The grant of the variance is not based solely on economic reasons. 5. The necessity for the variance was not created by the property owner. 6. The variance requested is the minimum variance necessary to allow reasonable use of the property. 7. The grant of the variance will not be injurious to the public health, safety or welfare. 8. The property subject to the variance request possesses one or more unique characteristics generally not applicable to similarly situated properties. Determining Unnecessary Hardship (Local Govt. Code 211.009) 1. The financial cost of compliance is greater than 50% of the appraised value of the structure. 2. Compliance would result in the loss of at least 25% of the lot area on which development could occur. 3. Compliance would result in the structure violating some other code. 4. Compliance would result in unreasonable encroachment on adjacent property or easements. 5. The City considers the structure to be a nonconforming structure. Page 11 of 13  ZONING DISTRICT QUICK REFERENCE Rear Setback Residential Front Side Setback 30 % of depth Zones Use Lot Size Width Depth Setback 10% of width or or Height House Size R1 single family 7000 60 116 30 6 40 35 1000 R2 single family 6000 50 120 25 5 30 35 600 R3 single family 5000 50 100 25 5 25 35 600 R4 multi family 7000 60 116 30 6 25 35 500 R5 mfg. home 5000 50 100 20 6 6 n/a 600 R6 single family 3772 46 82 10 4 10 35 500 R 1a single family 7000 60 116 30 5 35 2 stories R 1b single family 5000 50 100 25 5 25 2 stories R 1c single family 3000 40 75 10 5 10 2 stories R 1d mfg. home 5000 50 100 20 5 10 n/a R 2a duplex 5000 50 100 25 5 25 2 stories R 2b tri or quad plex 7000 60 116 30 5 35 2 stories 1 acre/2000 sf R 3a multi family per unit 30 10 35 3 stories 2 acres/2000 sf R 3b mfg. park per unit 20 10 20 n/a Page 12 of 13  Side Setback Rear Setback Commercial Front 10% of 30 % of Zones Use Lot Size Setback width or depth or B1 neighborhood setbacks same as the R district general 5, 15 on B2 highway 3000 20 corner none* B3 downtown C1 neighborhood setbacks same as the R district C2 downtown general 5, 15 on C3 highway 3000 20 corner none* general 5, 15 on C4 highway 3000 20 corner none* CR 1 neighborhood setbacks same as the R district CR 2 downtown Rear Factory Setback Industrial Side Setback 30 % of Zones Front Setback 10% of width or depth or FI 1 30 10 10 FI 2 50 15 15 FI 3 50 20 20 *For Commercial and Factory Industrial properties that back up to residential property, the rear yard of the R district must be provided. *For Commercial and Factory Industrial properties that are on a corner and back up to residential property, a yard of at least 10 feet must be provided on the side street. 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