HomeMy WebLinkAbout05212009 ZBA DKT 2009-05 APPLICATION
City of West University Place
APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
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Address of site: ` P ( Z_ j vt sG r 1
Legal description of the site: Lot 2 I o CCG Z Z 0-C)
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Applicant: a I) U 421L') ~ ~LY~L C10111 Address: ~1 I 0 rl w U p 4i L- i v t) 7y OC S ,
Contact: ( C ( ( I ~ Phone: I Fax: SGL-Y► Email: r Vl l C r~
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:
f` Variance.
• Exact zoning ordinance section from which a variance is requeate
T1 _q 01__ ca ~eu5 e- D ~:a C C_
• Exact wording of variance requested: F ne_ , i i C.(U V-X5 t` ~0~y~
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Other Data. Are trgere drawings or other data? ( )No { )Yes(list items here and attach them) I Ce 6-f {
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Attached. The applicant has read the State and City regulations attached.
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Signature of applicant: ! L - C L ~-t Lk+_~Date:
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Docket#: `S
For Staff Use only Date filed.-;) Date heard: ) /:N) I I
Form ZBA-102
1- IE & HARVEY MICHS
$ PERMITTED
I
- - I Existing
Neighbor's 20'
-Home -
CeA ~ i ~
Existing Pool
-
Existing
Homeowner's and Patio o
f Dwelling
Driveway I ~
Extension to
Garage Door a
Proposed
rete 14 X202 R -xis my t C
- n
Garage.
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Existing -20' •
Neighbor's
Home ~
I
I
IE & HARVEY MICHA S
FOR PROPOSA
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- - Existing /
~ Neighbor's 20'
Home
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\ 100'
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HomeOwner's
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Existing 20'
Neighbor's
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Home
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Reasons for Requesting Variance for Garage Construction at
4112 Judson
We have been residents of West University Place since 1983 and
appreciate the environment and services provided by the city. We built
our home at 4107 Emory in 1993 and have lived there since. For some
time we had hoped to enlarge the yard space of our home. When our
neighbors on Judson decided to sell their house we thought this would
be our opportunity to have a larger back yard with an existing small
pool.
We thought about keeping the home but there was significant deferred
maintenance and mold, so we had to demolish it. The house was one
story with an attached garage. Since the driveway was in good shape,
we tried to just keep the existing garage but were told by our contractor
it was not possible to keep it while tearing down the rest of the house.
Throughout the permitting process, which began in January, we
assumed we could build the new garage in the place where the original
garage was situated. When we began the process of getting our fence
permit, we were told the fence would have to be at the 20' set back line
in order to be lined up and not block the sight line of our neighbors. We
complied with that and placed the fence where the original house stood.
We then discovered that we would have to set back the start of the
garage an additional 10', even though the original garage and the
garages of our neighbors are not set back at this distance. This
necessarily requires us to pour 10' by 14'(the width of the garage) or
140 more square feet of concrete. This of course defeats the purpose of
providing more green space in the yard.
Our lot on Judson is very close to the triangle at Judson and Bissonnet St.
and looks out on both Bissonnet and the long fence of our across the
street neighbors (who front Bissonnet, see pictures attached). By setting
back the garage an additional 10 feet and building the side fence
perpendicular to the front facing fence to attach to the garage this will
cause a blind spot behind which someone could hide. This makes us feel
less safe, especially since the primary use of the garage will be for our
teenage daughter when she begins to drive next year.
• •
The 4100 block of Judson is made up of small single story, old stock
homes many of which are rental homes. Given the proximity to
Bissonnet, it is unlikely there will be much new construction. The
proposed location of our garage will fit in more closely with the rest of
our neighborhood. We have also asked our neighbors if they are in
agreement with our proposal and all that we have reached have said
they are. Please see attached letter signed by our neighbors.
We understand that the regulation requiring a 10' set back for garages
was initiated so that cars parked in the driveway would not impede a
pedestrian's ability to walk on our sidewalks and to prevent people
from walking in the street. We agree and support this goal. But by
granting a variance in this unique situation the board can be certain this
will not happen due to the reasons below.
First of all, there are only three people in our family that reside in our
house. The main entrance to our combined lots will always be through
our front door at 4107 Emory. At that location we have the ability to
park b cars in our driveway without blocking the sidewalk (see pictures
attached).
Secondly, as stated previously, the garage on Judson is a secondary
garage (no house will ever be built there). It will be used for one car
only, which will be housed inside the garage. Because there will be no
gate into the yard no one other than one of the three of us will be able to
open the garage door, enter it, and access the backyard.
Thirdly, where we propose to place the door of the garage will still
afford plenty of space to park even an SUV sized car, should the
situation arise, outside of the garage and still not obstruct the sidewalk.
(See picture attached)
In conclusion, we feel that we have a unique situation since this is a
through- lot with a garage only and that the requested variance does not
violate the spirit of the City's regulations. It will not cause a parking
problem that will block the sidewalk, the proposed location fits in
aesthetically with the rest of the neighborhood and in fact improves the
neighborhood with a new fence and garage, and adds more green space
on an inferior lot that faces the traffic of Bissonnet and our neighbors do
not oppose it to.
April 27, 2009
This letter is to inform the City of West University's Zoning Board of Adjustment
that the undersigned neighbors of 4112 Judson do not oppose the property owners,
Harvey and Collie Michaels' proposal to build a garage at 4112 Judson that lines up
with the 20 foot set back property line, versus being set back an additional 10 feet
behind the 20-foot front property line set back.
Name of Neighbor Address of Neighbor Signature of Neighbor
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