HomeMy WebLinkAbout06182009 ZBA DKT 2009-07 APPLICATION
City Of West University Place
APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
Address of site: 2830 W. Holcombe, Houston, TX 77025
Q Legal description of the site: The South 145.25 feet of Lot Three (3) intBlock One (1) of West
l`University Place, a subdivision in Harris County, Texas, according to the map or_p at
y5\ Applicant., Carmen S. and Roger J. Pokluda thereof recorded in Volume 444, 60, of
Address: 6721 Brompton, Houston, TX 77005 the Deed Records of Harris County, Texas
Contact. Carmen Pokluda 713.220.8128 713.236.0822
Phone: Fax: Emai/cpokluda@akingump
Decision Or Action Requested (check one or more and provide requested data): com
( ) 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:
(X) Variance.
• Exact zoning ordinance section from which a variance is requested:
WUP Code of Ordinances, Appendix A, Section 7, tab1& 7-6 note 12
Exact wording of variance requested: R ctrl e; varj ahee io w tip Godc 0,0 Ord i ha„aeP ~rmd-- r A Ste, -1 7°'~t~ ?-Ir 7o c.Nou ~ ~ttiee c ~ '
>sGl~.~+ef 7 ~Ga(~ A..,~ y~~;h ~ ~f 0f ~YOn~' f~'rt~f lent
fr i ~►l~' h e. Ol k i f Fa.f! d 7~ wn ti on. a O<^ j' ~r►`c i',
Other Data. Are there drawings or other data? ( )No (1'res(list items here and attach them)
1) Applicaton for fence permit dated 10.10.08
2) Copy of Property Survey with proposed construction submitted with Application
3) Copy of City issued permit dated 10.09.08
4) Photos of subject fence as installed.
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\~Jr) ~~/or SPYff'' f ~i.~~uty rc..vr)r.
py ool fi'c ►~t`~icst•- (Jo~icr.
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A ftrPr&-,Af;o ti • Kard 1~;r ah~f/vv Jpo,c:~/ Lohl~,'1t'o.•S
Attached. The applicant has read the State and City regulations attached.
Signature of applicant: _ Date: 1-4 -)`0 S
(For Staff Use only Date filed:
Date heard: ! Docket#: 1
I=orm ZBA10?
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Explanation of Hardship aer Special Conditions •
2830 W. Holcombe Blvd.
The property owners request that the fence located near the front property line of 2830 W.
Holcombe Blvd. be allowed to remain as installed in accordance with the City-approved permit
number 08-1837, dated 10.09.08 (copy attached). The City has assigned a PDD-TH District
designation (which allows fences in front yards) to the subject property.
The primary motivation for installing the fence was the safety of our children, ages 9 and 7. We
have lived in the house a little over two years. During that time, the road construction on Kirby
redirected fast-moving traffic down Brompton making us nervous about the safety of our
children and neighbor children playing outside. In addition, we continuously manage the
challenge of having a bus stop at our front door including people urinating, dining and dashing
leaving their trash behind, smoking, doping, and the like. Prior to the installation of the fence,
we repeatedly found bedrolls, clothing, used condoms, and drug paraphernalia in the hedge and
inside the former fence along W. Holcombe. The installed fence has achieved the intended
result.
The non-conformance of the fence was clearly and specifically shown in the plans submitted to
obtain a City permit. Copy attached.
Neither the property owners nor the fence contractor was aware of the noncompliance until
construction of the fence had been substantially completed.
Immediately upon learning of the possible noncompliance, the property owners contacted and
met with City staff in an effort to understand the noncompliance and have been working with the
City since in an effort to resolve.
The fence, as installed, does not constitute a health or safety hazard nor does it cause a
significant impact upon another person or property. Conversely, neighbors (along with many
passersby) have welcomed the fence and have gone above and beyond to let the property
owners know how well the fence is liked.
The fence, as installed, aligns with the adjoining fence to the east and opposing fence to the
west across Brompton. See photos 2 and 3. Other fences along W. Holcombe do not appear to
be set back 5 feet from the front street line.
Additionally, the height of the fence matches the adjoining fence to the east. Note the majority
of the fence is 4 feet tall - the fence is 7 feet 10 inches at the southeast and southwest corners
of the property and immediately begins tapering down to 4 feet. See photos 1-3.
The fence replaces a mature 10+ foot hedge (and overgrown metal fence) across the front
property line that was removed only after receiving an approved permit from the City Building
Department.
Further, to the extent possible, the posts for the replacement fence were put into the ground
where the trunks of the mature hedge and former fence posts were removed in an effort to
minimize the shock and/or damage to the large oak tree on the southeast section of the
property. See photos 1 and 4.
Relocation of the fence along W. Holcombe will: i) waste 110+ feet of building materials as they
will be rendered unusable during removal (based upon the fence design, removal and re-
installation of multiple fence sections along Brompton will also be necessary), ii) force property
owners and/or fence contractor to incur additional and unforeseen costs when fence was
installed in accordance with City-issued permit, and iii) jeopardize the health of a "significant
tree," in direct conflict to City Code § 82-10.
Variance Request •
Code of ordinance section from which a variance is requested:
WUP Code of Ordinances, Appendix A, Section 7, Table 7-6, Note 12. The City has assigned a
PDD-TH District designation (which allows fences in front yards) to the subject property.
Non-Compliance:
Subject fence in front yard (W. Holcombe Blvd.) is located within five feet of front street line.
Note: As installed, the subject fence is already set back approximately two feet from the front
street line - in line with adjoining fence to the east and in line with opposing fence across
Brompton to the west.
See attached survey.
Adjacent and nearby fences fronting to W. Holcombe Blvd. are not set back five feet from the
front street line.
See photos 2 and 3.
Requested Action:
Grant variance to allow existing fence to remain as installed.
Non-Compliance:
Fence in front yard (W. Holcombe Blvd.) is higher than seven feet.
The height of the subject fence at the southeast corner of the property at abatement to adjacent
fence is seven feet ten inches tall, slightly shorter than the adjacent fence to the east. The
fence quickly tapers to the height of four feet along W. Holcombe Blvd., and for symmetry, rises
again to seven feet ten inches at the southwestern corner of the property (see Photo 1).
Additionally, the METRO bus stop, METRO trash receptacle, and traffic control box are located
at the southwestern corner of the property, further necessitating the need for the fence height as
installed for both visual screening and noise control purposes.
Requested Action:
Grant variance to allow existing fence to remain as installed.
40
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Vote _7 r ;i{°. tr'r.ms in eFbVIIJ ' c< f;) checlule.
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Won W KY i tit,ed to the city y imlit eas rule. derred 1~~.cL:'sarq' bY• the City's itvs cht ief utili}ty official,
=r Te, lets c tl.e c'.eluil>rrwm is not higher Man 1 Whes above the ground (Evc'r'plion : The base inay be
CV cod o ill (:ltdilil]1 level o he West f1<141t of the: l,KnWpal burin as eat Misled by the (Mr s
..,.nerd damage p e.vmvierlr ordinance, if that level is higher than 1=1 inches above" the gl'Otttid.), dirtd (t::) if
loci led within five feet of any pixTerty li:i':. Me equipment is filly encased in a sound-absorbing cabinet
(11 is oth rwi,, designed, and op ratod to comply with the £ hyV nose regulations: see Chapter 54 o the
Code, of Ordinances.
SIDE Y, RF): lndieawd ecliiipment may rr(.Ject into an intakes or street side yard (but not closer than
tr roc: l'ect to a Property line) only if h is fully° encased i.n a sound-absorbing cabinet, or is otherwise
designed and tTerwe.d to conjAy w th the C.i yl troise reeri_ilat"ions; see Chapter 54 of the Code of
0alina ces. However. equipment replacing older equipment in a side yard may project as close. as 18
whes to a property line, if the. lire: marshal dcterm nee that such ; rojec6on "ill not significantly interfere
wi,ih ernergenc y acc;e ss, either on Be sane site or on another site,
NEW AW 1~+l=l'i_.ACE\- TENT EY}t)li'NiEP ri These ruins apply tc~ all --,d H' old 'r equipment was lawfully installed ern ,in elevated structure in a rc.ar yard,
replacement eclt"€ipnwnt rtwy- he installed on the same structure. I the older equipment was lawfully
t3;5ta led \v thot.it the required separating "all, the; wall must be piovided, but it may be either solid or at
least 5,.)%) ;solid (c.g., lattice). All other rules apply.
e't'c? e 7. Iiaske zhali (_;r>id .:No part of the equipment may be closer than ten feet to any street lute.
We 8. 1°0r:o4 . Fences may prtjject into front and side yards to the extent expressly required ol
authorized by City ordinmwe (e.g., prcrvi knw in Chapter 18 of to Code of ChInmwes renuYng front
fences for temporary construction p itIms ;s and to screen nonresidential uses; provisions in PDD
s hcclciles ?€3r' front fences), In a Q.%1DS loav fences r,3.5 feet ur lower) may be located anyFvhere, if rnacle
of ornanicn.%il metal or ~vhhepickets.
Nc?rt LLtirrzrttir,,4;= pools . Except as specifi.call allu ed by another ordirrarice of the, City governing
setbacks "'or swimming pools and appurtenances.
YVoi e 10. Lc:ftarpposts . 4aximum diameter of projecting posts i six inches; rnaxiinum height is eight feet.
Note 11. Rcjtane d Wnwr r``L'1TC.T . Notwithstanding any other p: ovision of this ordinance or any other,
ordinance. no fence is allowed in the side street yard of a rotated corder building site (SF-1 .District),
except. for temporary construction fences required by Chapter IS of the Code of' Ordinances.
Nom, 12. 1°rt=w fAztes hi Ibrawrtm"e 1}zstric-ts . On a building site in a to unhouse dianct (hel"n 1bg the
"I'l-I Lind I'D_I3-TH disiricts)there .may be fences in the front yard, but not higher than seven feet and not
closer then ..fe:et to time Wont street line. lJore permissive proviskms elsewhere may also apply.
A`oie 15. 01d.' t(wk Iktts1`rt* They ZB.t may issue a special exception to authorize projection of buildings
and at:t;.i;:lied !>tri_1c°tures into aside yard, rear yard or an SF 13uffcryard, if the ZBA determines. (i) the
pr(~jeciion is re i*sotiably necessary to preserve or protect old stock houshg as 1 then exists or as 1 n'. m' lie
proposed to be remodeled or expanded (up to a toad gross floor area, for all buildings can the site. that
dock not exceed the greater of 3AOO square feet or 2C)() `,v ofthe gross fkxg area of all the. buildings Oil the
she Weir Be pAndpal br;ildirtz, mms built, before l i}SQ; and (ii) there will be no substantial adverse
irrilract upon nearby Properties,
(Ord. No. 1707, § l(e,v A), 5-23-2()C)5; Ord. No. 1798, § I(ex. AL 5-23-2005; ()rd. No. 1799, § l(ex. _k).
5-23 2005; Ord. No. 1840, § Qx. A), =1-23-2()£)7; Ord. No. 1869, § 1 en A), 4-28-2008; Ord. No. 1870.
I (,x. ; =l_28-2008; Ord, No. 187 1. § I (ex. W 4-28-220 08-, Ord. No. 1872, § 1(ex. A). - 0IN2{)i 8: Ord.
No, 1878, § I (ex. AL 8-2-5-2008, Ord. No, 187 § l(ex.A). i8-25-2008)
l
of West University Place
r. Development Services Division Building Permit Application,
sq District Flood Zane:
at
Project Address
. ~i
i~egai Description Lot:
~
Apiicar±i l a t : t'ry', s> - _T _
Lii'j
State: .
_ Zip
Pt?l3ilf: ~ f 1
Fax
l _
Property Owner:
.
Phone # Name rr j
r
Estimated Cast of Const: $
Occupancy Type: Building Height: - # of Stories
F armed Area Sq. Ft.:
Building Site Sq. Ft.:
' -,n-nmercial renovation or Demolition Only: An asbestos survey is required by the Texas Abestos
9°- ea th Protection Rules (TAHPR) and the National E°mmission Standards for Hazardous Air Pollutants
(NESHAP).
Copy of the survey is required. Survey Provided? Yes ! No
Ck,sc.ription of Work:
J- 6-
ADDITIONAL PERMITS FOR ELECTRICAL, MECHANICAL, PLUMBING, SIDEWALK, DRIVEWAY,
APPROACH, IRRIGATION, FENCE AND AREA DRAINS SHALL BE DULLED SEPARATELY
BY CONTRACTOR PERFORMING WORK
_ Items _ Quantit Multi tier Fee
1 `Application fee 1 $15.00
$15.00
! 2 sit~ewalk _ - Ft, X.75 /ft $25.00 min
FenC>' j
Ft, X .75 /ft $25.00 min
4 IDrivewao _
_----/$80.00
5 IStreet or curb Cut $25.00 -
r 6 Pr-_zinage _ - $35.00
7 Comrnercial Occufranc lns $110.00
8 Permit 4;enewal 5t3 ~o of Original Permit
Premature Work Charge 100% of Construction Fee's # 14 or 15
10 f Plan _Revie~rr 50% of Construction Fee's # 14 or 15
11 Residential Construction See Fee Schedule
1, C(- morcial Construction See Fee Schedule
I7atai Perrttlt Fee
Minimum Permit Fee $25.00 For The Above Items
I herE;cry Certify that I have read and examined this document and know the same to be true and correct-
n addition I t 4 f fey ztipulhfe that I am the person legally responsible for compliance with provisions of all
a irl ord na ces_kvvh tfjisr specified herein or not) governing this project to completion and a
r.; .ifs of?o? of occ'be4)i issued.
i
~~gr~~at~are §f Permitted Date
,I Print Permitt€ e Narne
issued By:
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INSPECTION LINE '113-652-5805
APPlicaL:i.on Ntzrbnr . . . . . 08-00001337 Date 11/05/08
P:>= OPr-fOY Address . . . . . . 2830 W HOLCOMBE BLVD
_...AD land keys . . . . . . . 039-292--000-0008
D nanwers
?`.pt: l icau i on type descripnon FENCE PERMIT
Subdivision Name
WE el, Contractor
j : s 0"11 rm ,'"i s J. T. FENCING
W _ oil dB s BlIVI) 13 411 SUNDALE RD
HOUSTON TX 710251504 FAX P281-448-985'7
IiO`'US'T'ON TX 7703
(231` 09
~.o_i 415-3509
- - - nru r la formation 000 000 CEDAR WOOD PENCE; 4 ' , 61, & 81
Ocher •r o . . * O 'ID,
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P.:-., mi.t . . . . . . PENCE PERM!'-P
Additional desc . .
PermA - . 6.25 Plan Check Fee .Ou
issue Date . . . 10/09/08 Valuation 3500
/...1
Fee summary Charged Paid Credited Due
:>_:>..•"mit: Fee Total 236.25 236.25 .00 .00
Plan Check Total .00 00 00 .00
Grand Tonal 236.25 236.25 )0 .00
PER -1 _ _ SIGNATURE
PRINT PE; <MITTEE NAME
W 0,5060,60
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THE SOUTH 145.25 FEET OF LOT 3
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OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
TEXAS RESEDENTIAL OWNER POLICY OF TITLE INSURANCE
ONE-TO-FOUR FAMILY RESIDENCES
Z,, PTF
i OWNER'S INFORMATION SHEET Policy Number A4209I-TIZ-00038089
✓ Your Title Insurance Policy is a leeai Su Poliza de Sel;uro de Tituio es un contrato legal
contract between you and Old Republic cntre usted y Old Republic National Title Insurance
National Title insurance Company. This Company. Esta poliza no as una opinion ❑ reporte an
policy is not an opinion or report of your relation a su titulo de propiedad. Es un conerato de
title. It is a contract of indemnity, meaning indemnification, esto es, las promesa de reembolsarle I
a promise to pay you or to take other o de tomar cualquier otro tipo de action si usted sufre
41 action ifyou have a loss resulting from n una pordida Como resultado de cualquier riesgo
covered iitle risk cubierto por la poliza.
# It applies only to an improved one-to-tour Esta forma de poliza ha Side desiu'llada pal-'l -;Cr
family residential propeav or utilizada e,,c(usivamente en 1❑s :a;» dr ln0ln IM11r•
condominium unit. If your land is not en las cuales hay construidas viviendos pan no nw,- ill, either of these, contact us immediately. cuntro familias o unidades en condominios. Si propiedad no as rtinguna de las anieriores. por favnotif uenos inmediatamente.
We insure you against certain risks to your land title. We list these risks on page 2. The following limit your coverage:
w Exclusions on pages 2 and 3.
Exceptions on Schedule B.
m Conditions eft pages 3 and 4.
You should keep the policy even if you transfer the title to your land- If you want to make a claim, see Section 3 under Conditions on
page 3.
You do not awL any rnor, premiums for the policy.
This sheet is not your insurance Policy, It is only a brief outline of some of the important Policy features. The Policy explains in detail
your rights and obligations and our rights and obligations. The Policy - and not this sheet - is the legal document- YOU SHOULD
READ THE POLIC)t VERY CAREFULLY.
TREE 'b LI -FREE NUMBER OF OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY IS 1-383-678-1700. YOU
MAY CALL THIS NUMBER TO DISCUSS THIS POLICY OR TO MAKE A COMPLAINT. YOU MAY WRITE TCt OLD
RE-PUBLIC NATIONAL TITLE INSURANCE COMPANY AT THE ADDRESS IN SECTION 3 UNDER CONDITION,,:, ()N
PAGE 3_
Issued through the office of. nin S>=PUBLIC NATIONALTITLE INSURANCE COMPAWY
113!oustun Title C:orapany ASwckrampany
777 Post Oak Blvd. 400SacnndAvanue South.1140Mealalls, Minnasnra 554DT
Suite 200 JLt2J371-T1TI
Houston, Texas 77056-3203
Phone_ (713) 626-9220 i ~
President
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(DItI'OC:S 5'1II0I®69 PAGEIOF4
FORM 7'111; RESIDENTIAL rl•SITIrR POLIC11 OF TITLE INSURANCE EFFECTIAT 1-1-93
eF No: 05060160
mn
. n i eY Property I
Rate Rule R3a Premium S.
Tans Code 1200 1007AJ207
SC DULE A
Owner Policy No.: A42091-TR-00038089
Date of Policy: August 01, 2005 @ 01:58 PM
Amount of Insurance: S
1. ltiame of Insured:
RCIGER J. PO KT UD A. and CARMEN S. POI-LUDA
2. -7e insure your interest in the !a-ad covered by this policy is:
Fee Simple
3. Legal Description of land:
The South 145.25 feet of Lot Three (3), in Block One (1) or WEST UNIVERSITY PLACE, a subdivision in
Harris County, Texas, according to the map or plat thereof recorded in Volume 414, Page 560, of the Deed
Records of Harris County, Texas.
auocs or Nimmon Page1 ors
OWNERS POLICY
Cr' No: C150601bt? COFD--) W
Owner Palicy No.:.A42091-T1a-00038089
SC D ULE B
EXCEPTIONS
, 7e do not cover loss, costs, attorneys' fees and expenses resulting from:
I, Tlie following restrictive covenants of record itemized below:
Covenants, conditions and restrictions, provided in instrument(s) recorded in Volume 444, Page 566; Volume
1033, Page 372 and Volume 413, Page 498 of the Deed Records of Harris County, Texas, but deleting any
restrictions based on race, color, religion, national origin, sex, familial status or handicap.
F'~uy p es,zeun ~Q shortages in area &F-bauHda,-y-line , _ e p,=oEFUstcfflLb; '
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pink imp: eve~~e$~=:
3. Homestead or community property or survivorship rights, if any, of any spouse of any insured.
4. Arty titles or rights asserted by anyone, including, but not limited to, persons, corporations, governments or
other entities:
a) to tidelands, or lands comprising the shores or beds of navigable or perennial rivers and streams, lakes,
bays, gulfs or oceans, or
b) to lauds beyond the lane of the harbor or bulkhead lines as established or changed by any government, or
to filled-in lands, or a7 ficial islands, or
d) to statutary water rights, including riparian rights, or
e) to the area extending from the line of mean low tide to the line of vegetation, or the right of access to that
area or easement along and across that area.
5. Standby fees, taxes and assessments by any twdug authority for the year 2665 and subsequent years, and
subsequent taxes and assessments by any taxing authority for prior years due to change in land usage or
ownership, but not those taxes or assessments for prior years because oP an exemption granted to a previnus
owner of the property under Section H. 13, Texas Tax Code, or because o! improvemenis nut assessed tisr a
previous tax year.
6. The following matters and all terms of the documents creating or offering evidence of the matters:
a) Vendor's Lien retained in Deed dated July 29, 2605, from Joan Butcher Sica, Trustee of the Richard
Thomas Butcher Testamentary Trust created under The Will of Richard Thomas Butcher, Deceased, Mary
Healy Butcher AMA Mary Healy Butcher Ober , and Edward C. Ober, acting herein by and
through his Agent and Attamey-In-Fact, Nancy Ober Brame, to Roger 1. Pokluda and spouse, Carmen S.
Pokuda, securing the payment of one certain Promissory Note of even date therewith in the principal
amount of S' )0, payable to the order of Wells Fargo Bank, NA., as therein provided. Said Note
being additionally secured by Deed of Trust of even date therewith to Robert K. Fowler, Trustee(s), filed
for retard on August 1, 2005, in the office of the County Clerk of Harris County, Texas, under Clerk's File
No(s). Y-655353.
b) Deed of Trust dated duly 29, 2665, -filed for record an August 1, 2005, in the office of the County Clerk of
Harris County, 'T'exas, under Clerks File No(s). Y-655355, from Roger J. Poluda and Carmen S. Pokluda,
husband and wife, to Stephen F. Marquarfi, Trustee(s), securing the payment of one certain Promissory Note
of even date therewith in the principal amount of $ 00, payable to the order of Wells Fargo Bank,
NA., as therein provided.
OrIDOCS Or 5111BID29 Page 2or3
ONAINERS POLICY
GFNo:05060160 I D_I'Y
0 building Line thirty-five (35) feet in width along the front line(s) of the herein described property- as
provided for in vistrument recorded in Volume 413, Pattp 448, of the Deed Rt'ror& nr Harm [ ntinlr.
'T'exas.
d) Sanitary Server basement of undetermined width along a partion or the East property line, as shown on the
unrecorded satlitary sewer map of the City of West University Place_
e) Zoning Ordinances by the City of West University Place, including but not limited to those set forth in
instrument rilzd for record in the ofce of the County Clerk of Harris Comty, Texas, ander Clerk's File
iR-741573.
11 Pights of Parties in Possession.
ORDOCS Cal' IYI1101029 Pnge3or3
t3NIWEAS POLICY
PHOTOGRAPHS
2830 W. Holcombe Blvd. Property
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Photograph 1: Front of property, view to north (5/27/09)
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Photograph 2: View to east along front property line, with
adjacent fence in background (5/27/09)
PHOTOGRAPHS
2830 W. Holcombe Blvd. Property
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Photograph 3: View to west along front property line, with
fence across Brompton in background (5/27/09)
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Photograph 4: Mature tree in southeast portion of property, view to east (9/12/08)