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HomeMy WebLinkAbout04162009 ZBA Agenda Item 2 Sl eel- have cvone o unv Yre,k'eL CIO 7jr t_ E~1 A~ 11'S Continuation of planning begun in 1995 Discussions with 1V UP for purchase of TMarquette ROW 0 WIADLI 1" Phase Realized in 1997 Planning commenced in mid- 2007, for current work- Discussions with pipeline company for purchase of rear property r 1 Higgins, Inc. engaged December 4, 2007 Higgins staff met with Ms. Scarcella to review JP requirements 12/13/08 Required Survey completed December 20, 2007 Required Soil test and report completed January 24, 2008 WU Free disposition submitted June 11, 2008 Desired project completion, at this point, December 31, 2008 Required energy review completed July 17, 2008 Plans issued for Contractor pricing July 17, 2008, to four initial firms Economic climate Ordinance 1878 amendment August 25, 2008 Hurricane Ike hit September 13, 2008 Contractors to busy with repair work to price project Two additional contractors exhibited interest in bidding the project Pricing received mid November, 2008 Spol<-e witb M-r. Brown, at `VU. regarding self contracting 11/13/08 Negotiations continued, interrupted by the Holiday Season, until early January, 2009 Contract signed January 9, 2009 Estimated completion, at thiat point, May 31, 2009 Plans formally submitted January 27, 2009 Rejection received Larch 5, 2009 0 0 APPENDIX A-ZONING ORDINANCE § 12-102 Section 12-101. Burden of proof. As provided in Article 6, PNC status is an affirmative defense, so it is the burden of the person desiring PNC status to prove, for each non-conforming item: (i) PNC status has been acquired, and (ii) PNC status has not been lost. Section 12-102. Acquiring PNC status. (a) General Rule. An item (defined below) acquires PNC status if. (i) the item was constructed or established in conformance with the zoning ordinance (as applicable at the time); and (ii) after construction or establishment, the item became non- conforming solely because the zoning ordinance was adopted or amended. The item acquires PNC status on the effective date of the ordinance making it nonconforming. Items which can acquire PNC status are: (1) A separately-existing building site. (2) A structure. (3) Some aspect, use or part of such a building site or structure. (b) Work under construction. For purposes of acquiring PNC status, any structure for which all necessary City construction permits have been applied for (by filing complete and effective plans, specifications, applications and all other required items, including fees) prior to a given effective date shall be treated the same as a structure constructed before the effective date, but only if. (i) the applications are eventually granted, and the permits are actually issued (before or after the effective date), and (ii) the structure is completed substantially in accordance with the same plans and specifications filed initially to obtain the permits, within the time allowed by those permits, including any extensions lawfully granted. The ZBA may grant a special exception to allow a partially-completed building to be treated the same as a building constructed before the effective date, but only if all of the building's significant structural elements, including the roof and all load-bearing members, were completed as of the effective date and the building is fully completed within five years thereafter. (c) Other committed work. For purposes of acquiring PNC status, any principal building constructed new or substantially remodeled after a given effective date shall be treated the same as a structure constructed before that effective date, if all of the following criteria are present: (1) Prior site acquisition. The person initially claiming PNC for the building ("applicant") must have acquired fee simple title to the entire building site for the building on or before the ninetieth day preceding the effective date in question. (2) Diligent progress to completion. The applicant must also make, or cause to be made, diligent progress toward the completion of the principal building. Such progress must include both of the following steps: (i) completion of the plans and specifications and the filing (by the applicant) of complete and effective applications for all necessary building permits incorporating such completed plans and specifications, on or before the ninetieth day following the given effective date; (ii) completion of the construction or remodeling substantially in Supp. No. 6 CDA:67 Memo To: Zoning Board of Adjustments Members From: Debbie Scarcella, City Planner Date: April 13, 2009 Re: Staff Report for Docket 09-03, 6532 Community Drive Applicant's Request The applicant requests a variance to Section 12-102(c) of the zoning regulations to acquire PNC status for prior committed work in order to construct a one-car garage instead of a two-car garage. Background Information The applicant is planning an addition to his principal structure which includes a new attached garage. Table 7- 4a, Garage space, establishes the minimum number of garage spaces per dwelling unit for the SFD districts. These spaces must be enclosed or semi-enclosed and each required space must be at least 10' wide by 20' deep. The plan submitted by the applicant includes two enclosed parking spaces, but only one of the spaces meets the minimum 10' x 20' requirement. According to the evidence submitted to staff, the applicant began designing the proposed structure sometime in December 2007 with completion of the plans in June 2008. The applicant states that, at that time, the zoning regulations did not require two enclosed parking spaces, nor did the regulations specify minimum dimensions for the required spaces. Ordinance Number 1878 was adopted by city council on August 25, 2008, with an effective date of September 9, 2008. This ordinance established the requirement for two spaces meeting the 10' x 20' size requirement. The applicant further states that the designer took great care in trying to achieve compliance with the adopted zoning regulations. The plans were completed before the adoption of the ordinance and complied with the garage regulations at that time. The applicant filed a tree disposition application on June 11, 2008. The subsequent months were spent trying to engage a contractor in the increasingly difficult economy. The applicant applied for a building permit on February 4, 2009. Staff reviewed the plans and discovered that the garage plan did not meet the ordinance provisions requiring two garage parking spaces that meet the minimum size of 10' x 20'. A corrections notice was issued. Staff Response The applicant did invest time and effort into preparing a plan that complies with the regulations except for the size of the second garage parking space. Section 12-102 of the zoning regulations recognizes that construction projects inevitably will be at varying stages of completion during a zoning amendment process. It allows new or remodeled principal structures to acquire Prior Nonconforming (PNC) status if they are built (or permitted) before the effective date of an ordinance amendment. Section 12-102(c) even allows a principal building to acquire PNC status after the effective date of an amendment, if certain criteria are met. One of the criteria is completion of the plans and filing of the permit applications on or before the ninetieth day following the effective date of the amendment. The effective date of this particular amendment was September 9, 2008, and ninety days following was December 9, 2008. Since the applicant did not file the permit application until February 4, 2009, this project does not meet all of the required criteria to acquire PNC status by right under Section 12-102(c). 6532 Community Drive April 13, 2009 Staff believes, based on the evidence seen, that substantial progress had been made in the design of the structure and had the applicant been aware of the effective date of the amendment and the time limits on acquiring PNC status, the applicant would have taken every necessary step to comply. Although the tree disposition application was submitted prior to the effective date of the ordinance, indicating that plans were substantially complete and intent to move forward with a building permit present, Section 12-102 (c) requires that all necessary building permits incorporating the completed plans and specifications must be submitted within 90 days. The ZBA has general authority to grant variances, but according to Section l 1- 102, the ZBA may not issue a variance unless all of the following circumstances are present: (1) The ZBA must make all findings and determinations required by state law for the granting of a variance, which are: (i) due to special conditions, a literal enforcement of the Zoning Ordinance provision would result in unnecessary hardship, (ii) by granting the variance, the spirit of the ordinance is observed and substantial justice is done, and (iii) the variance is not contrary to public interest. (2) The ZBA must make any additional findings and determinations required by a specific provision of this ordinance that relates to the variance. (3) The variance must be reduced to writing including any conditions prescribed by the ZBA or required by this ordinance for the variance in question. The burden is on the applicant to present evidence to the Board to support each finding and determination required for the issuance of a variance. 6532 Community Drive April 13, 2009 City of West University Place APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") Address of site: 6532 Community West University Place, TX 77005 Legal description of the site: 6532 Community Drive Lot 20, Block 36 of Colonial Terrace Applicant: Mr. Samuel Rhoades Address: 6532 Community Contact: Sam Rhoades Phone: 832 236-0882 Fax: 713 790-2895 Email: srhoades@tmhs.org Decision Or Action Requested (check one or more and provide requested data): ( ) Appeal. Hear and decide an appeal from an order, requirement, decision or determination made by the Administrative Official. • Is the official's action in writing? ( ) Yes; ( )copy is attached. ( )No, but the action appealed is as follows: • When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any delay below: • Exact zoning ordinance section(s) involved. • Grounds for appeal: ( ) Special Exception. • Exact zoning ordinance section that authorizes the special exception: • Exact wording of special exception requested: Variance. • Exact zoning ordinance section from which a variance is requested: Appendix A Zoning Ordinance, Article 12 PRIOR NONCONFORMITIES, Section 12-102(c). Acquiring PNC status. • Exact wording of variance requested: A variance is requested to Section 12-102 (c) to acquire PNC status for prior committed work to construct a one-car garage instead of a two-car garage. Other Data. Are there drawings or other data? ( )No UYes(list items here and attach them) - Deed of Trust - Framed Area Calculations - Building Sections - Survey - Open & Pervious Calculation - Photos of Existing Site/Property - Site Plan - 1st & 2nd Floor Plan - Narrative - Site Setback Plan - Elevations Attached. The applic read the n egulatio ttached. Signature of ap ica For Staff Use only Date filed: Date heard:l h Docket#:~✓ Form ZBA-102 March 27, 2009 Application to the Zoning Board of Adjustment of the City of West University Place, Texas Narrative for 6532 Community, West University Place, TX 77005 To the City of West University Place Zoning Board of Adjustments: The Rhoades residence currently is an "old stock housing" single family dwelling located at 6532 Community. A new addition has been proposed to include a family room, sunroom, garage and new master suite. The project was recently denied a permit citing insufficient garage parking. A variance is requested to acquire PNC status (Appendix A, Article 12-Prior Non-Conformities, Section 12-102(c)) for prior committed work to construct a one-car garage instead of a two-car garage. The project documents were completed in June of 2008, and were in compliance with the code prior to adoption of Ordinance 1878, on August 25, 2008, amending Article 7, Section 7-101, Table 7-4A, increasing the required number of garage spaces. Previously the requirement for a single family dwelling was to have one garage space with no minimum garage dimensions. The project began on December 4th of 2007, and the design team has been in contact with Ms. Debbie Scarcella about this project as far back as December 12th 2007. Great care was taken to comply with all city regulations; however the ordinance change, occurring after the documents were completed and during attempts to engage a contractor, has greatly burdened this project. When the construction documents were completed in June, West University planning department requested application for a tree disposition prior to applying for permit. Therefore, as receipts show, on June 11, 2008, required documents were submitted to complete the tree disposition. It should be noted that the documents submitted for the tree disposition are essentially the plans submitted for permit. With the changing economic climate, in the Fall of 2008, it became increasingly difficult to find a competent acceptable contractor. Mr. Rhoades, an architect, then decided to pursue acting as his own contractor. When Mr. Rhoades first discussed applying for a permit as his own contractor, he was heavily discouraged by Mr. John Brown, who cited stringent requirements that would be cost and time prohibitive. Not being able to act as his own contractor greatly delayed the permit process for the project. Mr. Rhoades did not obtain a contractor until January, 2009. Ordinance 1878 amendments require a minimum of 2- 10ft x 20ft garage spaces for single family dwellings. Prior to the change, the code stated a requirement of one garage space per single family dwelling unit, and no applicable minimum garage parking space dimensions. The design exceeded this requirement including one 10ft x 20ft space and one 8ft x 16ft 6in space, in addition to the two 9x18 on site driveway spaces. The Rhoades' own smaller vehicles do not require oversized garage spaces to fit large SUVs, and the garage design reflects this. Although an exception exists for old stock housing requiring only one parking space, the new addition will slightly exceed the maximum square footage allowance, for the permissible exception. One key design objective of the project was to preserve an existing sycamore tree between the existing house and the garage. Mr. Koehl, West University Urban Forester, indicated that if the new slab were located any closer to tree than the existing slab the main roots of the tree could be compromised and it would be imperative to remove the tree for safety reasons. Following his recommendations the edge of proposed garage foundation, which is closest to the sycamore tree, matches the existing detached garage edge location. The new raised structural slab (with 6" void space) will not, in its current design, impose any new stresses on the tree. If the project is required to accommodate the two 10ft x 20ft garage spaces, the garage must further encroach on the tree, thus requiring its removal. Enlarging the garage to the new requirements, will substantially modify the architecture and structure to maintain the required 60% open area in the rear yard. All documents, which are already complete, including architectural plans, sections, elevations, foundation plan, framing plans, and truss shop drawings will have to be revised. The revisions will cause lengthy delays, in turn causing the Rhoades to lose the hired contractor, and increase the financial burden of the project. i y ~L ~ L 1. 1 # •-l ~ 4 /■-S a ,y_~~e.'•«1 s- ":d' i Variance Request for 6532 Community March 27, 2009 ~ ~,7 . ' ~ ,may=h`~ ; i•.>i~g~,„ , ' , ~p,. 2 ~ f jam` SL t WY r.:.~; & 4 } ti~i ~ ~ 'tom - Location for new Sycamore Tree attached Garage to be saved ~y .,P Y . to # ' o F -)blr .T ~ 7 ,.;j:~, T' ~'v~; ~ aw '-PA I :look bar, t 4 iK 1.. w i I 3 , 1 Edge of proposed garage slab to match existing to preserve Sycamore Tree root structure ' Sycamore Tree to be ' saved d R ti fk y Y R f` - I, AWL7- AL zv < u _ Return To: CHASE MANHATTAN MORTGAGE CORPORATION 1500 N.19TH ST. MONROE, LA 71201 ATTENTION: POST CLOSING Prepared By: SALLY DEL CASTILLO [Space Above This Line For Recording Data] 4538 DEED OF TRUST 5211 15211144553 386 DEFINITIONS Words used in multiple sections of this document are defined below and other words are defined in Sections 3, 11, 13, 18, 20 and 21. Certain rules regarding the usage of words used in this document are also provided in Section 16. (A) "Security Instrument" means this document, which is dated October 1, 2003 together with all Riders to this document. (B) "Borrower" is SAMUEL M RHOADES, KATHERINE F RHOADES, HUSBAND & WIFE Borrower is the grantor under this Security Instrument. (C) "Lender" is CHASE MANHATTAN MORTGAGE CORPORATION Lender is a CORPORATION organized and existing under the laws of the State of New Jersey TEXAS-Single Family-Fannie Mae/Freddie Mac UNIFORM INSTRUMENT Form 3044 1101 ~0 6(TX) (ooo5) Page 1 of 16 Initials: I IIIIIII VIII IIII VMP MORTGAGE FORMS - (800)521-7291 IIIIII IIII IIII III I i to a "federally related mortgage loan" even if the Loan does not qualify as a "federally related mortgage loan" under RESPA. (Q) "Successor in Interest of Borrower" means any party that has taken title to the Property, whether or not that party has assumed Borrower's obligations under the Note and/or this Security Instrument. TRANSFER OF RIGHTS IN THE PROPERTY This Security Instrument secures to Lender: (i) the repayment of the Loan, and all renewals, extensions and modifications of the Note; and (ii) the performance of Borrower's covenants and agreements under this Security Instrument and the Note. For this purpose, Borrower irrevocably grants and conveys to Trustee, in trust, with power of sale, the following described property located in the COUNTY of HARRIS [Type of Recording Jurisdiction] [Name of Recording Jurisdiction] LOT TWENTY (20), IN BLOCK THIRTY-SIX (36) OF COLONIAL TERRACE, AN ADDITION IN HARRIS COUNTY, TEXAS ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 655, PAGE 293 OF THE DEED RECORDS OF HARRIS COUNTY, TEXAS. Parcel ID Number: 0600360020 which currently has the address of 6532 COMMUNITY DRIVE [Street] HOUSTON [city), Texas 7 7 0 0 5 [Zip Code] ("Property Address"): TOGETHER WITH all the improvements now or hereafter erected on the property, and all easements, appurtenances, and fixtures now or hereafter a part of the property. All replacements and additions shall also be covered by this Security Instrument. All of the foregoing is referred to in this Security Instrument as the "Property." BORROWER COVENANTS that Borrower is lawfully seised of the estate hereby conveyed and has the right to grant and convey the Property and that the Property is unencumbered, except for encumbrances of record. Borrower warrants and will defend generally the title to the Property against all claims and demands, subject to any encumbrances of record. THIS SECURITY INSTRUMENT combines uniform covenants for national use and non-uniform covenants with limited variations by jurisdiction to constitute a uniform security instrument covering real property. UNIFORM COVENANTS. Borrower and Lender covenant and agree as follows: 1. Payment of Principal, Interest, Escrow Items, Prepayment Charges, and Late Charges. Borrower shall pay when due the principal of, and interest on, the debt evidenced by the Note and any prepayment charges and late charges due under the Note. Borrower shall also pay funds for Escrow Items pursuant to Section 3. Payments due under the Note and this Security Instrument shall be made in U.S. Initials: 100051 © Page 3 of 16 Form 3044 1/01 BY SIGNING BELOW, Borrower accepts and agrees to the terms and covenants contained in this Security Instrument and in any Rider executed by Borrower and recorded with it. Witnesses: (Seal) -Borrower (Seal) -Borrower eal) (Seal) SAMUEL RHOADES -Borrower -Borrower 4 ' 2iV~ T "4d0ol (Seal) (Seal) KATHERINE F RHOADES -Borrower -Borrower (Seal) (Seal) -Borrower -Borrower (M-6(TX) Ioom Page 15 of 16 Form 3044 1101 STATE OF TEXAS County of F_ARRIS Before me on this day personally appeared SAMUEL M RHOADES, KATHERINE F RHOADES, HUSBAND & WIFE known to me (or proved to me on the oath of or through ) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he/she/they executed the same for the purposes and consideration therein expressed. Given under my hand and seal of office this 1st day of October, 2003 (Seal) Notary Public ~fY FL i CAROL S. HANCE Notary Public, State of Tens My Commission Expires 02-27 My Commission Expires: Initials: -6(TX) (00061 Page 16 of 16 Initi Form 3044 1/01 PROBSTFELD&ASSOCIATE S PROFESSIONAL LAND SURVEYORS 515 PARK GROVE DRIVE, SUITE 102 A KATY, TEXAS 77450 ♦ (281)829-oo34 ♦ FAX (281) 828-0233 -le:~ N('AfHL1 PIPEL l.VE 1111/'.1.\1 6'Cheh tan Fence 9' Ch. Lnk Fero mh. vurr ~ 4+M aN - NOR'rii 52.60' - FaI~,ROO ~ lp yam. orSN y `gs (ACwn o.,r.m , I"- F mn ROtl ,a lxa~n o LOT 20 Frame x Garage x FF•5~.35 THEE LE13ENC' - il Iw< C _ O I~ £ 3 301 w.n.a r I WW -i• .Je~ 3 b R~ I 2 ~~ca ~i -,T~~ it S 4 r I lE ° 2-Story S E , `o qa G e .rcnMOac 0 Frame f? Stone F a F• °o- F" - eFE A W la aEE un lv 3 F a I6 I .~A~nn e - C 56 ~ m z wN I ~ I~c I'.' - Fm Fad. ur ' nip. lq• a Fm y.' y Fm- I? UTH~ 5260 on Roe Iral Ral Imn Plea FM. 1? FM YB' _ FIa 6' Fr.E 11- IrI,sh w/Cap (EU1<'1 bran ROb S,'lc IIpn ROU Irm ROp 6eNl P~ Rve Iron Rnl Irc FRL1.r/i apn (W.O.IC -040)x_] I(CM) l (E U.IU'1 O°°S) e-°°I• OwY INaI r°u snN~SS.o >a•mva, COMMUNITY DRIVE u.nN 50' R.C.W. u.was NOTES: • Elevations 'NMI based on Cly of West University Place BenCtle-k No. 3. Elevation = 51 48' NAVD88 (2001 Adj.). • TABLE 7-2 Yards (Or'aetthefoI I as per CM Of Wast UnKSalRy Place Charter 8 Ordinances roles the bimirg: • FRONT YARD: 201-1 d the pulldirlg see depth is 110 feet a less: 25 eat ff 11th b AdM sited p81 m mae tan 110 feet but not mare than 125 fear, 3U feet A the bui N site deF;h is mare than 125 feet. INTERIOR SIDE YARD: greater of 10%& tPadwV Li°e wtdtll a 5 feet. (eubjad b renON sire YI esceplmJ. REAR YARD: 20 feet STREET BIDE YARD: greater of 10% pudding silo widM a S lest (.wpjeq b narrow sAe Y/ a:cepsarl. • This survey was perfomred wiilwul One benefit of a -It tlbe opinbn and a subject 10 any led. a lull and accurate It. search may disclose. All easemenls, building lilu. s, ping setbacks, rest6cllOna and -anenu of record may net be shown. • All bearings are referenced to the recoded plat unless Othennse road. PLAT OF PROPERTY FOR _ 141881.. Inc. I hereby eamfy that the above plat G>~ r - AT: 6532 Community Orna FAReclly represents the recta 0 I I. LGL: Lot 20, block 70 found at the tlfae of the surve/ / y 2.4,E I'S 7 E R f s _ Colonial Team, e F o• A made on the ground, under my I Y ee,Pam•2ma 1 NATHFP' PROt16 LIFGI 1. ]1' W Z <M M pe•O Nau,raa or N.Ina county, Taaa. supervision, and there are rw • ,,p art encmaoh,,r,. at the H 49H5....~(•,~ E: SCAL li 1/1 012 0 0 8 me of this survey, un1956 shuwn 'e••O S" R J DATE: REVISED DATE' Thb P--., DOmm NOT Y• WUnn IM or noted Otherwise. -b..- 100 yw IIMPIeIw. PANEL NO CMIC 0855 L ZONE'. 5NADED X _ EFF. DATE'. &18107 - BASE FLOOD ELEVATION. _ Lonha NOT Ise - NIA'rHGIX' J. PROt35"rFLt_U TN5 SURVEY AS PE0.F0r°MEO M A0000.0ANCE WNR MILE COMMRMENT RaDlelaree P~olesalw,al LAM surveyor . Stare of Tess No. 19a5 PROVIDED BY GFS:-- ^ a.- _ JOB N 1615-1101 DRAWN BY Ine. as hr- ra TNa 10.01a.T'Y 01 I.-a.- a YKK4na, ING., I. Ca ant. IOa Txra TmANMCr10N ONLY, AND 1• NOT TRAM-RABLIN TO ADDITIONAL INS TITU r'I - ON aWNEnn. - - - - - - - - - -1 - - _ FRONT YARD AREA 1052 S.F. PEAR YARD AREA 1052 S.F. I I TOTAL LOT AREA- 5260 S.F. -iou + DRIVE ~.25 S.F. SIDEWALK- 755F. - - ~ A/C- isa"SF. I I I I I I I I I ~t I I 1- ~ 1 I I~ I ~I ~ I" I I I I 1 I1 ~ I J I I ;I I fI I dl, I I I I I I~... ~ I I I I I I I I I I I I I I I I a I I I I i I ; II "I I I n _I I I . I ;I I I .I ;I Y L .__.o~ - - LJ L_ L- --'L-1 LEGAL DESCRIPTION: - - 6532 COMMUNITY DP,IVE. LOT 20. BLOCK 36 OF COLONIAL J TERRACE. RHOADES ADDITION 5532 COMMUNITY WEST PERVIOUS & OPEN AREA 7700 uwvERSITrPLACE,rx Woos SET BACKS CALCULATIONS lob no. 071204 date' 1/27109 NOTE IF A rONFLICT ARISES BETWEEN THE PERVIOUS AREAS ISSUED FOR CONST.: /27/09 ZONING COMPLIANCE SECTION AND ANY FRONT YARD PERVIOUS AREA - 93% drawn uyL'3 checked by'. CMH & 8A PRO'VISiON OF THESE PLANS, THE ZONING TOTAL YARD PERVIOUS AREA- 47% COMPLIANCE SECTION SHALL PREVAIL. sheet. OPEN AREAS o FRONT YARD OPEN AREA - 97% REAR YARD OPEN AREA - 63% O OF 1 TOTAL YARD OPEN AREA- 51% . I I ~ i I I 1 I i I I I i I I I ~ ! I i I I ! I I ! ! I ! I I I F-ERST FLOOR. RHOADES ADDITION 6532 COMMUNITY WEST UNIVERSITY PLACE, T% SQUARE FOOTAGE 77005 CALCULATIONS job no, 071204 ' LEGAL DESCRIPTION: dote 1/27/09 - 45.2 r3MMUM71' DRIVE_ ISSUED FOR CONST.: 1/27/09 LOT .0. BLOCK 36 OF COLONIAL drewn by. LDd maeslonva. the ea tiy. CMH & BA TE~P6CF. o nswsemrso oay,r- sheet .EO.,aes - EO~a,Eaa~E ~ro A 1.0 ~2 OF2, ` - SERE FuuTAGE: - 1 q JE1N' 1ST FLUOR A/C - 067 S.F. % E'Wv ND FLOOR A/C 7 " = ANEW GARAGE 425 c ;.F EXISTING REMODEL 60 S.F. °"bn TOTAL 1714S.F. . - tLL E-G>VATED 501 L n'OM .UN~AIION 7 HALL E REMOVED FROM ~i RUG TI.ON - TIE D KAY NOT F FE E - S LL DIRT JNLE_5 GALLED FOR ON PLANS ? AT NO DIME, MAf RUNOFF FROM THE GN-I R ES N 51TE TRAVERSE NE16HEORIN6 _ oa. c -1 ' - 3- THIS STRUCTURE SHALL HAVE A CONTROL-ED METHOD OF -DER DISPOSAL FROM ROOFS THAT HILL COLLECT AND -5,`HARCE ALL ROOF RUNOFF TO THE J - ~ROLND ~URFAGE AT LEAST 5 ~T FROM FOUNDATION WALLS OR TO AN APPROVED ~ F ~ - DRAINAGE SYSTEM. a I ~r e.l I P al i n H i i i II A, jfli' 1 RHOADES ADDITION 0532 COMMUNITY 1 I~ -Yy I `/VEST UNIVERSITY PLACE, TX 1'1~ n y 77105 a job atee: 071204 ~A vl. o-. d LEGAL DESCRIPTION: !/v/o9 L- L- W,'"1111 DRIVE ;SSUED FOR CONST.1/27/09 - by T LOT 20 BLOCK 36 OF COLONIAL TERRACE ahe ed - DDB ~eetk bYCMH,K BA c by 1 4H -r - - =e._ - - SITE PLAN 7~ z- - gII ell I I 4 ,w i ~ I I - ~ i 11 _ Ci I - 5 C RHOADES ADDITION 6532 COMMUNITY WEST UNIVERSITY PLACE. TX „M5 ,o e~ 1! w.i~ - 9 - - T II. - job no: 071204 date: 1/27/C9 ISSUED FOR CONST. 1/27/09 ar- by ' LDB the Cked by CMH & BA z S- I y_ Sheet - - - - - - - - - - - - y~p.r,12NDFLOORPLANI;~u• 1ST FLOOR PLAN _a--< - - - - I~2 A I i li~l ~I I NORTH ELEVATION _ .t RHOADES ADDITION HF _ ter- r 77777 6532 COVVUNITv 0 i Ir' a I, o, WEST UNIVERSITY PLACE. T% 77005 job no'. 071204 I cte: (/27/09 _ ISSUED FOR CONST.. 1/27/09 - o..Ea - - dravm bY: ! DB Checked by CMH & BA jn-t. c i1 SOUTH ELEVATION A2.0 I10;2j 1 r E',,EATION T-D n.rzR S. ac -T~ RNOADES ADDITION 1 F- c532COMMUNITY WEST UNIVERSITY PLACE, TX 77005 lob - 071204 date' 1/21/09 ISSUED FOR CONST._ 1/27/09 drawn bY'. LDB checveo by CMH & BA ShEEt' WEST ELEVATION c F _.....7 - - - A2.0 °F21 f I RAE.. SECTION 1 i s. RHOADES ADDITION 6532 COMMUNITY _ WEST UNiVERSiTY PLACE. TX -7005 - - ~ - bb no 071264 - - - - - date: x/27/09 SSUED FOR CONST.: 1/27/09 - n t>y_ IDB ahe-lawCFec by CMH & BA _ che2t_ SECTION A2.1 ,1112) 3 z o r el s _ 1! T1 o • I - r _ srac ro e r I '_~~1 ,o e.er SECTION .r~.mKrce J - n " r. r[ rune i _ i r r i _ v m, Z` s. RHOADES ADDITION T. 6532 COVMUNITY WEST UNIVERSITY PLACE. T% 77005 job no: 071204 date: 1/27/09 - ISSUED FOR CONST.: 1/27/09 `V - - row'n ov .DB 5 5 heCkea 0v CVH 8 BA ;nvet'. o SECTION A. 1 j2OF2, 1 AL City of West University Place A Neighborhood City Recycled Paper NOTICE OF ZONING BOARD OF ADJUSTMENT HEARING The Zoning Board of Adjustment ("ZBA") of the City of West University Place, Texas ("City") will bold a public hearing in the Bill Watson Conference Room of the Municipal Building, 3800 University Boulevard, City of West University Place, Texas 77005, during a meeting set to begin at 6:30 P.M. on April 16, 2009. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 P.M. on May 21, 2009. The purpose of the hearing is to provide an opportunity for all persons to be heard in relation to the following matter: Address of the site: 6532 Community, West University Place, Texas 77005 Legal description of the site: Lot twenty (20), in block thirty-six (36) of Colonial Terrace, an addition in Harris County, Texas according to the map or plat thereof recorded in volume 655, Page 293 of the deed records of Harris County, Texas. Docket No.: 2009-03 Applicant: Samuel Rhoades Action Requested: Applicant requests a variance per Article 12, Section 12-102, Acquiring PNC status (c) Other committed work, Appendix A of the Code of Ordinances, to acquire PNC status for prior committed work to construct a one-car garage instead of the required two-car garage. Applicable regulations include the City's Zoning Ordinance, Chapter 211 of the Texas Local Government Code and the rules of the ZBA. Additional details on such matters, as well as, the applicable regulations are available for public inspection in the Public Works Center, 3826 Amherst, West University Place, 77005. Any person interested in such matters should attend the hearings. If you plan to attend this public meeting and you have a disability that requires special arrangements at the meeting, please contact the Planning & Development Assistant at 713.662.5843 in advance of the meeting. Reasonable accommodations will be made to assist your participation in the meeting. The Municipal Building is wheel chair accessible from the west entrance and specially marked parking spaces are available in thel s~uth west parking area. 1 4 Signed: - . ' , for the ZBA 4-6-2009. Sallye A. Clark, Planning Assistant. 8(i0 L'niver-iCv Boulevard • Nest llr,i °er~ity Place Teas '7f1O~-? 399 • 71'*66 •4441 • l,uiv.n,Fstic.or., 0 • Ross Allan D & Corrine Oakley Bruce & Jennifer Albert-Oakley Trevelise Jon P 4228 Marquette Street 4228 Southwestern 4234 Southwestern Houston, TX 77005-3543 Houston, TX 77005-3555 Houston, TX 77005-3555 DoMinh C Buie C M Franzen Richard C 4235 Villanova Street 1321 Park Bayou Dr. Apt H201 4226 Southwestern Houston, TX 77077-1477 Houston, TX 77005-3528 Re: 6548 Community Drive Houston, TX 77005-3555 Roser Norman L Getz Gloria Goodman Gay 3203 Mercer Street #200 5090 Richmond Avenue #538 5320 Community Drive Houston, TX 77027-6017 Houston, TX 77056-7402 Houston, TX 77005-1018 Re: 6514 Community Dr Re: 6538 Community Drive Re: 6546 Community Dr Cadena Renelle D & John Padley Brian P Allison John T & Anna M 4225 Marquette Street 4227 Marquette Street 4230 Marquette Street Houston, TX 77005-3542 Houston, TX 77005-3542 Houston, TX 77005-3543 Boppana Prasad Viscusi Richard L & Rose Schulte Karin Doyle 4234 Marquette Street 4235 Marquette Street 6536 Community Dr Houston, TX 77005-3543 Houston, TX 77005-3542 Houston, TX 77005-3558 Rhoades Samuel M & Katherine F Terrell Chad O & Marlena B Beard Brian T & Christelle A 6532 Community Dr 6522 Community Dr 6518 Community Dr Houston, TX 77005-3558 Houston, TX 77005-3558 Houston, TX 77005-3558