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Home My WebLink About02212008 ZBA Agenda Item 2 i Place City Of West University Memo To: Zoning Board of Adjustments From: Debbie Scarcella, City Planner Date: February 15, 2008 Re: Staff Report for Docket 08-01 Applicant's Request The applicant in Docket 08-01, 3304 Nottingham is requesting a special exception regarding Table 7-5a, entitled "Parking, driveways, etc.". Table 7-5a establishes the maximum number of curb cuts allowed in a single-family district. The applicant is requesting a special exception as authorized in Note 5 to Table 7-5a to allow an additional curb cut in the side street area (Rutgers Street) of the building site. Background Information The applicant applied for a permit to construct a new single family dwelling at 3304 Nottingham Street. This building site is one hundred feet (100') wide and one hundred and fifty feet (150') deep. The lot sits at the northwest corner of Nottingham and Rutgers. During the plan review process, it was noted that the proposed driveway configuration did not meet the zoning regulations. The applicant's plans proposed a side loading 3 bay garage structure with driveway and approach from the Rutgers Street side of the building site. An additional curb cut and driveway along the side yard area of the site (Rutgers Street side) was also proposed. The second driveway is shown connecting to the driveway leading to the garage and is contained in the side yard area. The driveway serving the 3 bay garage structure is thirty feet (30') wide with an additional 4' wide apron at the curb. The second driveway is eleven feet (11') wide in the side yard with a fourteen foot (14') apron at the curb. This driveway is approximately eighty-five feet from the three-car driveway and forty feet (40') from the intersection of Nottingham and Rutgers. The second driveway will serve a pone-a-cochere attached to the side of the residence. Staff Response The applicant is seeking the special exception for an additional curb cut in order to construct what is basically a circular drive in the side yard area of the building site. Table 7-5a limits the maximum number of curb cuts to "one per subdivided lot abutting the street." Note 5 of Table 7-5a authorizes the ZBA to issue special exceptions for additional curb cuts. In this case, both proposed driveways meet the maximum pavement width allowed per Table 7-5a, and both proposed curb cuts meet the width restriction (which is the maximum driveway width plus four feet). Table 7-6, "Projections" generally allows driveways in the side yard (if less than six inches in height). Note: Note S of Table 7-5a refers to other ordinances, which can sometimes allow more than one curb cut. Section 70-27 of the Code of Ordinances allows two curb cuts on a wide lot with a circular driveway, and it Nottingham Staff Report Page 1 limits the location and size. Staff believes that Section 70-27 only applies to curb cuts in the front, so it would not apply to the curb cuts in this case, which are on the side. The applicant modified the proposed plans in order to facilitate and complete the permit process, pending the outcome of this hearing. Staff Recommendation Table 7-5a, Note 5 of the Zoning Ordinance gives the ZBA authority to grant a special exception for additional curb cuts. The ZBA must find that the request is in harmony with the general purpose and intent of the Zoning Ordinance and that the request will not cause any significant increase in on-street parking or traffic, traffic congestion, or an unreasonable burden upon public utilities or services. The burden is on the applicant to present evidence to the Board to support each finding and determination required for the issuance of this special exception. If the Board grants the special exception, the Board can attach conditions. Note: Staff believes that the additional curb cut and subsequent driveway will help facilitate on-site parking and allow vehicular traffic to enter and exit the building site without backing into the road way. Nottingham Staff Report Page 2 AAMbLIek 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 hold a public hearing in the Council Chambers 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 Februarv 21, 2008. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 P.M. on March 20, 2008. 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: 3304 Nottingham Street, West University Place, Texas 77005 Legal description of the site: Lot Six (6), in Block Eighty (80) of West University Place, Second Addition, an addition in Harris County, Texas according to the map orplat thereofrecorded in Volume 538, Page 147 of the Deed Records of Harris County, Texas. Docket No.: 08-01 Applicant: Bardwell Building Company Action Requested: Applicant requests a special exception for one additional curb cut on the side street (Rutgers Avenue). 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. 11you plan to attend this public nieeting and yon have a disability tluit requires special arrangements «t the meeting, please contact the Planning & Development Assistant at 713.662.5843 in advance ofthe meeting. LBttilding asonable accommodations ►vill be made to assist },our participation in the meeting. The ,vitnicipal is wheel chair accessible from the west entrance and specially marked parking spaces are ailable in the southwest parking area. Signed: for the ZBA 2-7-2008. Sallye A. Clary, Planning Assistant. fd 71 Bardwell Building Wade Eric D & Leslie T Marshall Andre & Jeanette 3019 Ferndale Street Houston, TX 77098-2007 3217 Nottingham Street 3215 Nottingham Street Re: 3304 Nottingham Street Houston, TX 77005-2213 Houston, TX 77005-2213 Johnson Fae Marie Estate of Dunlap David J & Joan W 4805 Comanche Creek Dr Melcher Patricia B Austin, TX 78735-6416 3220 Nottingham Street 3224 Nottingham Street Re: 3216 Nottingham Street Houston, TX 77005 2214 Houston, TX 77005-2214 Flame David S & Beth A Hughes J A Shifreen Victor 3303 Nottingham Street 3223 Nottingham Street Houston, TX 77005-2215 3312 Nottingham Street Houston, TX 77005-2213 Houston, TX 77005-2216 Austin John F III Rogers Michael F & Janell 3223 Sunset Blvd 3315 Nottingham Street Bohannon Walter E JR Street Houston, TX 77005-2139 Houston, TX 77005-2215 Houston, , T 3318 TX 77005-2216 Clowe William A Jr & Rosemary B Murad Ferid & Carol Taylor Dan 3323 Nottingham Street 3324 Nottingham Street 3215 Sunset Blvd Houston, TX 77005-2215 Houston, TX 77005-2216 Houston, TX 77005-2139 Smith Timothy R & Nina F Dunn Michael A & Muslih Khalid 3321 Sunset Blvd Jennifer L Simmons 3303 Sunset Blvd Houston, TX 77005-2141 3323 Sunset Blvd Houston, TX 77005-2141 Houston, TX 77005-2141 Gough Allen P Dorsett Peyton R Patolia Dolar S 3307 Sunset Blvd 3311 Sunset Blvd 3919 Southwestern Street Houston, TX 77005-2141 Houston, TX 77005-2141 Houston, TX 77005-4338 Re: 3315 Sunset Blvd City of West University Place APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") Address of site: 3304 Nottingham Street Legal description of the site: Lot 6, Block 80, west university place, Section 2 Applicant: Bardwell Building Company Address: 3019 Ferndale Houston, TX 77098 Waynebardwell@ Contact: Wayne Bardwell Phone: 713 520-0421 FaX: 713 520-5037 Emall: comcast.net 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. Table 7-5A See note #5 • Exact zoning ordinance section that authorizes the special exception: Curbcuts, Parking, & driveways • Exact wording of special exception requested: we request one additional curb cut on the side street (Rutgers St.) ( ) Variance. • Exact zoning ordinance section from which a variance is requested: • Exact wording of variance requested: Other Data. Are there drawings or other data? ( )No J,0~)Yes(list items here and attach them) We are attaching a warranty deed, survey, narrative, reduce site plan showing curb cut and circle drive and two photos of other circular drives. Attached. The applicant has read the the Sta and i re lations attached. L f~ Signature of applic % ' ! Date: 1 J 6) - " For Staff Use only Date filed: lJ Date heard: Docket#:0 e) Fwm ZBA-102 i I+3/3(,2i)Ui RN Q2.25 :NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL { PERSON, YOU MAY REMOVE OR STRIKE ANY OF THE FOLLOWING INFORMATION FROM THIS INSTRUMENT BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER. SPECIAL WARRANTY DEED (WITH VENDOR'S LIEN) STATE OF TEXAS § § KNOW ALL PERSONS BY THESE PRESENTS: C.OU-INTY OF HARRIS § THAT, GEORGE N. MICKELIS and MICHELLE MICKELIS (collectively, "Grantor"), for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration in hand paid and caused to be paid in the manner hereinafter stated by BARDWELL BUILDING COMPANY, a Texas corporation ("Grantee"), whose mailing address is 3019 Ferndale, Houston, Texas 77098, the receipt and sufficiency of which is hereby acknowledged and confessed, has GRANTED, SOLD and CONVEYED and by these presents does GRANT, SELL and CONVEY unto Grantee that certain tract of real property located in Harris, County, Texas as more particularly described on Exhibit A attached hereto, incorporated herein and made a part hereof for all purposes, together with the house, garage and all fixtures, improvements and accessories attached to, or used in connection with, such real property 5 (collectively, the "Property"). I TO HAVE AND TO HOLD the Property, together with all and singular the rights, privileges and appurtenances thereto in anywise belonging, unto Grantee, its successors and ~i assigns, forever, subject to those restrictions and encumbrances listed on Exhibit B, attached hereto and incorporated herein by reference for all purposes, to the extent (but no further) that same are valid and subsisting as of the date hereof and affect title to the Property (collectively, the "Existing Encumbrances"); and Grantor does hereby bind itself, its heirs, legal representatives, successors and assigns, to WARRANT and FOREVER DEFEND all and singular the Property, subject to the Existing Encumbrances, unto Grantee, its successors and assigns, against e,,,-ery person whomsoever lawfully claiming or to claim the same or any part thereof, by, through or under Grantor, but not otherwise. Of the consideration hereinabove recited, the stun of One Million Three Hundred Sixty t Thousand and No/100 Dollars ($1,360,000.00) has been loaned to Grantee by Compass Bank ("Mortgagee"), at the special instance and request of Grantee upon the express promise of Grantee C ,L,, to repay to Mortgagee said sum with interest thereon, as evidenced by a promissory note (the 6/0 ~r Note„) dated concurrently herewith executed by Grantee payable to the order of Mortgagee in the principal sum of S 1,360,000.00. The Note is secured, in addition to the vendor's lien retained herein acrd other security, by a Deed of Trust, Securivy Agreement and Financing Statement dated concurrently herewith executed by Grantee to Ben H. Riggs, Trustee for the benefit of Mortgagee, covering and affecting, among other property, the Property. To secure the payment of the Note, iioUSTON: 016392 00000. 119937l v2 HOLD FOR ~f GF# a Grantor hereby retains a vendor's lien and superior title against the Froperiy until the Note and all interest thereon are fiilly paid and satisfied according to its face. tenor, effect and reading and Grantor, for value received, does hereby TRANSFER, ASSIGN and SET OVER, without recourse, unto Mortgagee, its successors and assigns, said vendor's lien and superior title. EXECUTED on the date of the acknowledgment her below, to be effective however as of the day of August, 2007. G OR E N. MICKELIS J MICHELLE MICKELIS ~v Ord i 'i l I tl P'7 s 2 Hous-roN 016392.06000: 1199373N,2 THE STATE OF TEXAS § ~c COUNTY OF HARRIS 5 This instrument was acknowledged before me on August , 2007, by George N. Mickelis. K "STA GOOD _ S:Notary Public, stare or Texas !votary Public in and for y CommiaWn Expires the State of Texas March 10, 2009 printed Name: C,j 6inpo E IS 'L My Commission Expires: G THE STATE OF TEXAS § COUNTY OF HARRIS § 4'q This instrument was acknowledged before me on August ag , 2007, by Michelle Mickelis. Notary Public ijJL and for 4 KRISTA GOOD Notary Publ,C, state or Taxes the State of Texas t D ~ my Commission Expires Printed Name: kzsml March .0, 2009 10y Commission Expires: ! D d~ I~1 Exhibit A - Property a Exhibit B - Existing Encumbrances s a .r ~n _ r CD ~q .*1 r x • D r ~A 3 POUSTO% 016392.00000 1:99373%.2 EXHIBIT A PROPERTY LOT SIX (6), IN BLOCK EIGHTY (80) OF WEST U-Ni ll ERSITY PLACE, L) SECOND ADDITION, AN ADDITION IN HARRIS COUNTY, TEXAS ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 538, PAGE 147 OF THE DEED RECORDS OF :IARRIS COUNTY, TEXAS. ~Y(( 4a' 4'a ~r HOUSTON: 016392 00WI07 t 1 )9s73v? EXHIBIT B EXISTING ENCUMBRANCES I . Restrictive Covenants as set out in Volume 533, Page 147 and Volume 616, Page 718 of the Deed Records of Harris County, Texas. 2. An easement 2 feet wide along the rear property line fbr the use of public utilities as reflected by instrument recorded in Volume 616, Page 718 of the Deed Records of Harris County, 'Texas. 3. An easement 5 feet wide along the rear prcperty line granted to City of Houston by instrument recorded in Volume 680, Page 157 and Volume 686, Page 279 of the Deed Records of Harris County, Texas. 4. Sanitary sewer line easement within the North and East portion of subject property as :effected by revised reap dated April 27, 1959, from the City of West University Place. 5. Building Set Back Line 30 feet in width along the font property line as reflected in i instrument recorded in Volume 616, Page 718 of the Deed Records of Harris County, Texas. 6. Any and all Zoning Ordinances or proposed ordinances including those by the City of West University Place, Texas. 7. Any and all leases, recorded or unrecorded, with rights of tenants in possession. 8. The following encroachments or protrusions were found as per survey by Ronald G. Harrison, Registered Professional Land Surveyor No. 5342 dated May 9,2_006: (a) Two story garage over the 20 foot building line along the north/rear property line as shown. k~ (b) One story stucco residence is over the 10 foot building line along the east property line as shown. (c) Fences are into or outside of boundary lines along the north and east property lines as shown 'sPo°No 00 *MM ~nc~~ epuiur y,Al~ y 1i .ItN11IL AIM wr ram va WO IN F% M tp~t+w ~n fr RECORDER'S MEMORANDUM, Mft wow- tnortby"wtrlttr d* G,Ynb At!he time of recordation, this inst umentwaS 9fiidd/l~fl0tt dlpfMM►feplAralH~rrhCnuMy ow touno to be inadequate for the best photographic reproduction because of iiiegibility. carbon or H1~V A I G 3 V A 2V007 photo copy, discolored paper, etc. Ali blochOU% 1A( additions and changes were present at the time the instrument was filed and recorded. ~ot _ N{i CMN~1ti',11yU1 HOUSTON: 016392.00W): 1 1993 7 v2 Bardwell Building Company 3019 Ferndale Houston, Texas 77098 January 28, 2008 Zoning Board of Adjustments, West University Place 3 826 Amherst St. Houston, Texas 77005 Subject: 3304 Nottingham Dear Board Members: We are requesting one additional curb cut on the Rutgers side street for the circle drive that we have designed for this property. The site plan provided is highlighted in the area of the requested curb cut. We are providing two pictures of circle drives that we have built in recent years. Please note that these circle drives are beautifully landscaped and enhance the aesthetics of the properties. Having a circle driveway will ease the parking congestion on the street. It also lets the homeowner pull through instead of backing into oncoming traffic. Yours truly, C. Wayne Bardwell, President Bardwell Building Company Corner houses with porte-cocheres and circular driveways built by Bardwell Building Co. v irA rf V ~4Yfi~; a ~ rp A ~ ~ Rt ILI. ~1 ~ 2~-sSl, R Y'a: Sl •'.d wf:,L&Y rk f. 3605 Georgetown, Southwest corner of Georgetown & Duke s 4 Y ti 6402 Vanderbilt, Southwest corner of Vanderbilt & Duke i § 7-101 WEST UNIVERSITY PLACE MUNICIPAL CODE General Rule: Every building site, vehicular area and related struc- ture must conform to the applicable regulations shown, by District, in this table. ("N/A" means the rule does not apply.) Exceptions/Spe- cial Rules: (1) See special rules noted in table. (3) See Article 9 re- Table 7-5a: garding Planned Development Districts. (3) See Note 7 regarding Parking, driveways, etc. special exceptions. (4) See Article 10. SF-1 SF-2 SF 9 TH GR.1 GR-2 C Item Regulation Off-street parking spaces Number, location, size, de- Depends on land use, layout, etc. See this Table, Table 7-4a, and Ar- and parking areas sign ticle 10 (including maneuvering areas, design requirements, "same Other regulations apply; see, site" rule, yards, street areas, loading spaces, etc.). e.g. Article 10 Grouping or sharing. Not allowed, except in a QMDS platted parking reserve serving two or more DU's. But see Note 2. Use of parking areas Parking spaces for non-SFD uses may only be used for motor vehicle parking. See Note 3. Emergency accessway Minimum width. See Note 1. 20 ft, via public or private street, to each principal building and each DU (or to an adjacent open area accessible to firefighters and equipment). Other regulations also apply, e.g, fire code. Driveways and private Minimum width. See Note 1. For non-SFD residential use: 10 feet, or 17 feet if two-way and serv- streets ing three or more DU's. Other regulations apply; see, Maximum width For SFD use: (i) Driveway serving any single-bay garage: 12 feet. (ii) e.g. Article 10. See Note 1. Driveway in a front yard serving rear garage or side-facing garage: 12 feet. (iii) Driveway in side street area of a corner site serving a side-facing garage with three or more bays: 30 feet; (iv) Any other driveway: 20 feet. For other residential uses: 24 ft. (or 35 feet if con- necting to a major thoroughfare). For any other use: 30 feet (or 35 feet if connecting to a major thoroughfare). Maximum length For non-SFD uses: 160 feet, driving distance to the nearest street area, measured along centerline from farthest end point. A longer driveway is allowed if there is an approved turnaround or second means of egress, or if the drive-way is platted as part of the common area in a QMDS. Route, location See Note 6. N/A Spacing For non-SFD uses: There must be at least 40 feet between the "in- side" apron edges (at their narrowest points) of driveways serving the same building site. Pavement Required type For SFD use: Hard-surfaced pavement required for each required See Note 4. parking space; twin "ribbons" of pavement are permitted. For all other uses: Reinforced concrete, with curbs and drains required for all vehicular areas. Exceptions: See Table 7-3 (pervious pavement) and Note 4. Markings; wheel stops. Required type For non-SFD uses: Parking spaces must be clearly marked on the pavement, and wheel stops are required. See Note 12. Curb cuts Number For SFD use: Maximum one per subdivided lot abutting the street. Other regulations apply; For non-SFD use: Maximum one per 50-ft. segment of street line. see, e.g. Article 10. See Note 5. Max. width per 50-ft. seg- Four feet (for aprons) plus the maximum driveway width allowed. ment of street line Each curb cut must be confined to the part of the street area that directly abuts the building site(s) served. See Note 1. Visibility triangles Forbidden structures, plants The following are forbidden on parts of a building site within a visi- See definitions in Article 2 and other things bility triangle: structures, plants or other things taller than 2.0 ft. or shorter than 8.0 ft. This does not require removal of trees in ex- istence on July 1, 1992, if kept pruned. Supp. No. 1 CDA:40 § 7-101 WEST UNIVERSITY PLACE MUNICIPAL CODE Note 1. Width measurement methods. Minimum driveway width refers to both unobstructed vehicular access path and pavement. Maximum driveway width refers to maximum width of pavement in a front yard or street area, excluding complying curb cut aprons. Maximum curb cut width refers to the width of the driveway plus aprons, measured at the edge of the roadway. Note 2. Grouped or shared parking. Article 10 also provides for a special exception, in certain circumstances. Note 3. Parking exclusivity (non-SFD uses). Required parking spaces must be kept open, readily accessible and used for parking only, with no sales, dead storage, display, repair work, dismantling or servicing of any kind. Required guest parking spaces must be kept open and reserved for that use only. Note 4. Pavement. The ZBA may issue a special exception to allow other materials if it finds that they will provide equal or better durability. Note 5. Curb cuts. The ZBA may issue a special exception for additional curb cuts. Circular driveways specifically allowed by another ordinance are not prohibited. Note 6. Route; Alternating Driveways. Each driveway must connect garage space to the street by the most direct route. On narrow sites where alternate side yard areas apply (see "Yards" table), the following special restrictions also apply: (A) there must be a driveway located as nearly as practicable to one side of the site; (B) the side is determined in accordance with the established driveway pattern for the block face in question, if there is such a pattern; and (C) if there is no such pattern, and if there is an adjacent driveway on one adjoining building site but not the other, the driveway must be on the side farthest from the adjoining driveway. Exceptions: W this paragraph does not prohibit circular driveways specifically permitted under another ordinance of the City, and (ii) a driveway may be curved or moved away from the most direct route to the extent reasonably necessary to avoid destroying or seriously injuring a tree. Note 7. Special Exceptions. The ZBA may issue a special exception for a parking area, garage or driveway (or other maneuvering area) in another location or with a different design than prescribed by this ordinance, if it finds that: (i) the other location or design will not unreasonably interfere with available light and air and will not significantly alter access for fire-fighting and similar needs; (ii) the other location or design will prevent the destruction of a qualified tree; (iii) in the case of the remodeling of a principal building, the location requested is the same location as an existing parking area, garage or driveway; or (iv) the location or design requested is necessary for safety considerations. Note 8. Curb Cuts in PDD-THL (i) If a building site abuts both Bellaire Boulevard and another street, then all vehicular access shall be from the other street, and no more than two curb cuts shall be allowed. However, in the case of the development of Lots 6, 7, 8, 9 and the east ten feet of Lot 10, Block 1, Kent Place Addition, if Lot 6 is included in the same building site or in a joint development with the other lots, vehicular access shall be limited to one curb cut on Mercer Street. (ii) If a building site abuts only Bellaire Boulevard, vehicular access shall be limited to two curb cuts. Note 9. Curb Cuts in PDD-TH5. W If a building site abuts both Academy and Bissonnet, no curb cuts on Bissonnet and no more than two curb cuts on Academy are permitted. (ii) If a building site abuts only Bissonnet, there may be no more than two curb cuts. Note 10. Driveways in PDD-TH7. Cul-de-sac driveways in PDD-TH7 may not exceed 50 feet in length, or 200 feet if a terminus is provided with dimensions adequate for turning. Note 11. Curb Cuts in PDD-TH2. W If a building site abuts both Kirby Drive and another street, there may be one curb cut on Kirby Drive and on each other abutting street. (ii) If a building site abuts only Kirby Drive, vehicular access shall be limited to two curb cuts. Note 12. Curbs as Wheel Stops. Curbs may be used as wheel stops. Area outside a curb-wheel stop counts toward minimum parking space dimensions if actually usable as "overhang" and not needed for maneuvering area. Supp. No. 1 CDA:42 PROBSTFELD &i ASSOCIATES PROFESSIONAL LAND SURVEYORS 515 P.r6 Cro.o, Salt. 102 Katy'j-.77450 Offi Y(2 8 1)8 29-00 34 F..(281)829-0233 Lot 3 Lot 2 East 100.12' (cw Im.m') lo. ~e 'FP n ,p°e ~O i 'l7 W~ aa m ®5 Lot 8 8~ A w Lot 5 IMPROVEMENTS Not SNO^ " O 15 a C z ~e P G m #12 We 100.12' ® wr (ca 1 bo) ®s - yr .e sc Nottingham Street air .o 60' R. O. N. iz ~s n n ys rs rla b It,. e11 ,1 z yr: NDTe: All bewlnq. are rerorenred to th...ao.a.a plat vnL.. om.rwl.e -Ad. Elew 1- ebown ba.ed on it, 1 weal anlverelly Place sw,-- No. 1 Elew- 51.59' NAVOSe (2001 ad),.tR,.nl) Surveyor habetrocted properly. lhie --y h . been prepared b ..d upon IPlwmollw provided by lhs llu. cwnpdny. No Independ.nl In.llgallon of the attu acy of lbe MI. co pony eawork ha. been pe formed by the .u veyaro. Zoning ordinances antl zw lnq building eel bock 11... (IF ANY) ore not .hown. PLAT OF PROPERTY FOR: Bardwell Building Company I hereby certify that the above plot correctly represents the OF P 1. 3304 Nottingham Street .~P••1 7E• k 6 Block 80 tads found at the time of the ~,i~r<`V RFO~ West University Place Second Addition survey made on the ground .............t... D 11.7.... J. PRO..... Volume 538, Page 147 of the Deed Records of under my supervision, and • •v•• FROB57 ELD Harris County, Texas there are no apparent 4985 lq ~~~o Hp Scale: 1" = 30' encroachments at the time of FES5 Date: 9/6/07 Revised: this survey, unless shown or SUR~•E noted otherwise. rw e,-,,ty d... ..t H. wltlus M. d..leuel.d too Ter flood plain. Panel No. 48201C 0660 L Zone: Shaded X Date: 6/18/07 .eal.e by -a , mmunq any. eo\ r.w-1. rw salad -.1- MATHEW J. PROBSTFELD Registered Professional Land Surveyor rw A-, peno.n.ea m accordance with ttlL commum.nt State of Teyas No. 4985 Provided by: No title commitment provided. cF8 All esmt's/bldg. Lines may not be shown. Jobp 808-009 EES los- -1 To -m- ww- g u v_ - McT E,Z_ - - , _ • 1-~?_Z 2'f69 5v2o~sc SLH~,i Rµ/ j 7 0 iLo REa0. YeRO LAN L' Y C! p I u ) ~ I gj I O I- Re,nlNV I j I I Nc E~~ 8 an rh 8 II 6 I Y F I y I ~ d D O Z ENTRY J. LY l a /y wrote I~ w Vi~,ck G rzvEY,- ti mot'. 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