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09222016 ZBA Agenda Item 2
Memo To: Zoning Board of Adjustment Members From: Debbie Scarcella,City Planner Date: September 19,2016 Re: Staff Report—Docket 2016-014 The applicant in Docket 2016-014, 6707 Academy and "0" Ruskin (AT&T site), requests a special exception as authorized by Section 12-106 of the zoning regulations to grant PNC status for the waste storage area and continuation of the rear loading dock at the back of 6707 Academy which requires access through the parking lot on Ruskin. Background The AT&T site is an L-shaped property located at the corner of Bellaire Boulevard and Academy Street and extending to the corner of Academy and Ruskin Streets. A portion of the site is zoned Light Commercial (C), another portion Single Family (Detached) Third District (SF-3), and the remainder Planned Development District Single Family Second (PDD SF-2). The property was developed initially on the south portion in 1940 with subsequent additions, including a major one in 1956 that extended the building almost the entire length of the lot fronting on Bellaire Blvd. In 1970 and 1975, the City Council enacted rezoning ordinances for six adjacent rear lots along Ruskin for parking of company owned and employee owned vehicles. The use of the structures on the site have basically remained as a switching station for telephone service,but has also housed multiple company related activities throughout the years. At times there have been a large number of occupants and at other times a small number of occupants. Recently the activity levels increased and concerns were expressed that the business activities occurring on site did not comply with the ordinance restrictions on the use of the rear lots for parking. Staff researched and wrote a decision on November 9, 2015 regarding the activities taking place on the site. The decision stated that the activity related to the dumpster/recycle storage bins and the access for delivery vehicles were not allowed on those lots zoned for parking and located within the SF-3 and PDD SF-2 districts. The applicant filed an application appealing this decision, asking for a special exception under a different zoning regulation and asking for a variance. The initial hearing was held in January 2016, with a request for a new hearing/reconsideration in May 2016. The ZBA affirmed the decision and did not grant the special exception or variance. The applicant is now asking for a special exception under a different section of the zoning regulations. 1 Staff Response The applicant is requesting a special exception per Section 12-106 to grant Prior Nonconforming status and allowing the continuation of the use of the waste storage area and the loading dock with access through the parking area. Section 12-106 was enacted in 2008 to allow for alternative relief to a variance when there was a clear indication that approved plans showed a nonconformity with the zoning regulations and the nonconformity was built according to plan. The applicant believes that both the waste storage area and the dock area were approved, permitted and constructed with no knowledge of nonconformance at the time of construction. The applicant has provided several different permits and plans of the areas in question. The ZBA has the authority per Section 11-102 of the zoning regulations to authorize a special exception where it is expressly indicated in the regulations. To issue a special exception to section 12-106, the ZBA must find that a structural item did not conform to the ordinance when it was constructed or established by affirming that: 1)The nonconformance was clearly shown in plans and specifications; 2) Before the work was done, neither the owner, contractor nor any other person assisting with the work knew about the noncompliance; 3) The nonconformance was covered by the permit and the permit was regularly issued; 4) After learning of the nonconformance, the owner promptly conferred with the administrative official; 5) The item will neither constitute a health or safety hazard nor cause a significant impact upon another person or property; and, 6) The item can be brought into compliance within the time period specified at a modest or reasonable cost,unless the ZBA finds that the impact of the item on other persons or properties is either nil or extremely small. The special exception must specify a time period to be brought into compliance (if required). Additionally,any special exception may contain conditions designed to: 1)Reduce nonconformance; 2)mitigate the effects of nonconformance; 3)Achieve conformance sooner than the specified time period;and, 4)Any combination of the foregoing. In order to grant any special exception the ZBA must determine that the special exception will not cause: (i) any increase in on-street parking, (ii) any substantial traffic congestion or(iii) any substantial increase in traffic or an unreasonable burden on utility systems or any other public facility or public service. The ZBA must also determine that the special exception will be in harmony with the general purpose and intent of the Zoning Ordinance. •Page 2 Section 12-106.-Special exception,certain work under permit. (a)Generally. The ZBA may issue a special exception to grant PNC status for a structural item that did not conform to this ordinance when it was constructed or established, if the ZBA finds: (1)The nonconformance was clearly and specifically shown in plans and specifications duly submitted to obtain a city permit; (2)Before the work was done,neither the owner,the designer,the surveyor,the contractor nor any other person assisting with the work knew about the noncompliance; (3)The nonconformance was clearly covered by the city permit(the same permit for which the plans and specifications were submitted),and the permit was otherwise regularly issued; (4)After learning of the nonconformance,the owner promptly conferred with the administrative official(and voluntarily halted any further nonconforming work); (5)The item will neither constitute a health or safety hazard nor cause a significant impact upon another person or property; and (6)The item can be brought into conformance with this ordinance within the time period specified in the special exception,at a modest or reasonable cost. Exception: Bringing the item into conformance need not be required if the ZBA finds that the impact of the item on other persons or properties is either nil or extremely small. (b)Time to comply;conditions. No such special exception is effective unless it specifies a time period within which the item must be brought into conformance with this ordinance(if required; see above). PNC status granted for a specified time period is lost when the specified time period expires or if ownership is sooner transferred(unless the new owner acknowledges both the special exception and the date the time period expires,by written instrument filed with the administrative official before the transfer).Any special exception issued under this section may contain conditions designed to: (1)Reduce nonconformance; (2)Mitigate(or compensate for)the effects of nonconformance; (3)Achieve conformance sooner than the specified time period;or (4)Any combination of the foregoing. (c)Scope of exception. For good cause shown, such a special exception may allow completion,minor modification and occupancy of the structural item without losing PNC status. .rillC.. 'file City of West University Place ....) I ,Vc°i all boilxxxt(iti 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 Municipal Building, 3800 University Boulevard, City of West University Place, Texas 77005, during a meeting set to begin at 6:30 P.M. on September 22, 2016. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 P.M.on October 27, 2016. 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: 6707 Academy St and"0"Ruskin St Legal description of the site: Lots 1-6 Block 25 Collegeview, First Addition Docket No.: 2016-0014 Applicant: Southwestern Bell Telephone Company d/b/a AT&T Southwest; AT&T DataCom; AT&T Texas Action Requested: The applicant is requesting to acquire Prior Non-Conforming status through a Special Exception authorized by Section 12-106 of the zoning regulations which would allow the continuation of the use of the parking area to house the waste storage area and to continue the use of the dock area as it is with vehicles entering and exiting the two access driveways connected to the parking area. Additional Details: The applicant is requesting the ZBA to authorize the special exception which would allow the use of the waste storage area in its present location and to authorize the use of the existing two curb cuts so that larger delivery vehicles can enter and exit and drive to the dock located at the rear of the building. The parking area is currently zoned residential (SFH and PDD-SF) and the building is zoned commercial. Applicable regulations include the City's Zoning Ordinance, Code of Ordinances, and 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 or on the city's website,www.westutx.gov. 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 City Planner at 713.662.5893 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 and southwest entrances and specially marked parking spaces are available in the southwest parking area. Signed: _. 2J 4ie Wez ,for the ZBA on September 12,2016. Debbie Scarcella, City Planner, dscarcellagwestutx.gov. 713-662-5893 TOP s 0 ,, 3800 University Boulevard l West University Place, TX 77005 1 www.westutx.gov ` SOUTHWESTERN BELL TELE CO U WEST MARKETPLACE ASSOC JULIE A ELLIS& MARTHA J SIMPSON 909 CHESTNUT ST, ROOM 36 105 TOWN CENTER RD 4004 RUSKIN ST SAINT LOUIS, MO 63101-2017 KING OF PRUSSIA, PA 19406-2394 HOUSTON,TX 77005-4335 CLARENCE W& DEBORAH S CULVER JEFFREY&TIFFANY NOTTINGHAM JASON R&ASLEY D PERKINS 4008 RUSKIN ST 4012 RUSKIN ST 4016 RUSKIN ST HOUSTSON,TX 77005-4335 HOUSTON, TX 77005-4335 HOUSTON,TX 77005-4335 AMAR &TEJAL PATEL BORIS&RENATA N WILLIAM B & RUTH HERLONG 4020 RUSKIN ST 4024 RUSKIN ST 4028 RUSKIN ST HOUSTON,TX 77005-4335 HOUSTON,TX 77005-4335 HOUSTON,TX 77005-4335 JOHN BUERGLER& KARLA BRIAN D &JENNIFER G BLACK ROBERT&FRANCES GROSSMAN KURRELMEYER 4040 RUSKIN ST 4103 RUSKIN ST 4036 RUSKIN ST HOUSTON,TX 77005-4335 HOUSTON,TX 77005-3548 HOUSTON,TX 77005-4335 RICHARD W& KRISTIN H MORRISON JOHN TAINER& KATHARINA MELINDA H YEE 4104 RUSKIN ST SCHLACHER 4108 RUSKIN ST HOUSTON,TX 77005-3549 4107 RUSKIN ST HOUSTON,TX 77005-3548 HOUSTON,TX 77005-3548 RASHMI ET AL JAITLY TERENCE W LYNCH CYRUS& LILIAN IRANI ATASU K ET AL NAYAK 4112 RUSKIN ST 4115 RUSKIN ST 4111 RUSKIN ST HOUSTON,TX 77005-3549 HOUSTON,TX 77005-3548 HOUSTON,TX 77005-3548 AUDREY E CHRISTIANSEN NYCE, LLC DAVID & PEGGY O'COLE JOSEPH H BAYLE P.O. BOX 1614 4104 CASON ST 4116 RUSKIN ST BELLAIRE,TX 77402-1614 HOUSTON,TX 77005-3535 HOUSTON,TX 77005 ROSA M ESTRADA-Y-MARTIN CURRENT OWNER CURRENT OWNER SANDRA A OLDHAM 3820 BROWNING ST 4102 BLLAIRE BLVD 4120 CASON ST HOUSTON,TX 77005-2040 HOUSTON,TX 77025-1004 HOUSTON,T 77005-3535 LIHSI &WENDY L YU JAMES D & KRISTIN MCALPIN STEPHEN 0 BOYD &WALLACE L MIERS 4015 RILEY ST 4019 RILEY ST 4023 RILEY ST HOUSTON,TX 77005-4328 HOUSTON,TX 77005-4328 HOUSTON,TX 77005-4328 MICHAEL J &STASA J CUSHMAN MAXIMILIAN &DONNA BUJA NAMEET S&SABINA D WALIA 4027 RILEY ST 4029 RILEY ST 4035 RILEY ST HOUSTON,TX 77005-4328 HOUSTON,TX 77005-4328 HOUSTON,TX 77005-4328 JEFFREY T&ANNABELLA RELF P.O. BOX 107650997 SIOUX FALLS, SD 57186 From: .John Tsertos To: Debbie Scarcella Subject: AT&T Special Exceptions Hearing Date: Tuesday,September 20,2016 9:29:00 AM Dear Debbie; I wanted to just send you this email to voice my support of AT&T's special exception application. Having been a neighbor of AT&T's for the past 20 years I can tell you without reservation that there are an excellent and consciences neighbor. In my personal opinion, retaining the status quo is in the neighborhoods best interest. The proposed new gates,which would require trucks to be back up onto Academy is, in my opinion, unnecessary. I sincerely hope that the ZBA will reconsider its prior decision and review this special exception with a clearer understanding of the intent of the original ordinances. Thank you, John Tsertos 4103 Riley (713)822-0953 John N. Neighbors 4718 Hallmark Drive, Apartment 1011 Houston, Texas 77055. Board of Adjustment 3800 University West University Place, Texas 77005 RE: AT&T Special Exception Dear Board Members: For many years, I lived at 2809 Wroxton Road. In 1970, I was a member of the City Commission, and was Mayor Pro Tern. As I mentioned to you at your last meeting, I participated in the public hearing and City Commission meeting approving the AT&T parking lot. I recall these two meetings and the discussions of the City Commission leading to the approval of Ordinance 932. The City Commission supported Southwestern Bell Telephone and approved a commercial parking lot for its use with its West U facilities_ I believe that what AT&T is requesting in its Special Exception is consistent with what the City Commission had in mind back in 1970. The City has been too hard on AT&T. Please approve the Special Exception. Very truly yours, , hn N. eighbors 1 Debbie Scarcella From: David Cole<dcole2000 @att.net> Sent: Thursday, September 22, 2016 1:39 PM To: Debbie Scarcella; Josie Hayes Subject: ZBA Meeting 9-22-16 Attachments: West University ZBA Meeting 9-22-2016.docx; doc04204020160922105252.pdf Ms. Scarcella, Ms. Hayes Due to a schedule conflict, I am out of state and cannot attend tonight's meeting. As an interested party, living adjacent to the proposed PNC site, I would like to have the attached testimony/narrative entered for the meeting tonight. I hope the opening paragraph language is sufficient for entering testimony and I do swear or affirm that the information provided is true and correct. If there are any questions that I can answer, I can be reached at 713-303-8202. Thank you. David Cole 4104 Cason 1 Members of the Zoning Board of Adjustment My name is David Cole, and I live at 4104 Cason, directly across Academy from the 6707 Academy, AT&T building. I am an interested party since I am directly affected by activities at this site and wish to offer comments on the PNC request by AT&T. Due to a scheduling conflict, I cannot appear in person tonight, but wish to offer my testimony on the issue. I swear that the comments I make, and request to be read, are honest and true. Statements in the Addendum to Application for Special Exception are not entirely correct in regards to the "loading dock" and its use for an extended period of time.The concrete stair landing structure on the north side of the 6707 Academy building was built as part of the 1997 remodel for the first floor IBM computer room. As the project's construction drawings (AT&T's submittal package) show,the first floor large room's exit to the stairway at the NE corner of the building was sealed off.There would be no access to the new computer room from the exterior stair discharge door or from the basement or second floor access doors to the stairway. A required second exit from the first floor computer room was constructed as shown on multiple construction drawings and labeled a "rear platform" This platform allowed for the full opening of the egress door and then transition to the steps to grade level on the north side of the building for the second exit.Though noted on page three of the application that the "loading dock" was constructed with the 1997 project, all construction drawings show this structure to be labeled as a "rear platform". During the occupancy of the large first floor computer room, Southwestern Bell/AT&T's large delivery trucks unloaded at the front door of 6707 Academy. Most deliveries occurred before daylight, as shown in Photo#1. It was not until after the remodel of 2013, where the 6707 building was turned into a truck barn and the first floor space was turned into a warehouse, that large delivery trucks began using the structure originally built as a "rear platform" as a loading dock. Numerous complaints were made to city staff about this new loading dock use and how it did not comply with the requirements of the city's zoning code.The alleged response from AT&T staff was that only departmental mail was being delivered and not freight. Complaints to city staff have continued for at least two years as the loading dock has been used for pallet-size deliveries by AT&T vehicles and freight companies. Delivery vehicles have ranged in size from large vans to 18-wheel tractor-trailer rigs. Though Academy may be not defined as a residential street in current zoning interpretation, it has the characteristics and construction methods of a street designed only for residential traffic, and not heavy vehicles such as trucks or buses.This was determined by city staff, and acted upon by the city commission with an ordinance (Ord. 920, attached) in 1969, stating as much and establishing the cul-de- sac at Academy and Ruskin. Plain evidence in the field today shows that the asphalt street is cracking and crumbling at the edges (Photo#2) from heavy vehicles, excessive traffic and trucks too large for existing driveways. The information in this Application for Special Exception defines the rough coverage area of the Mohawk exchange on page one. As stated on page two, service techs at this facility"serve only customers in the Mohawk region".Testimony by AT&T at a ZBA meeting earlier this year was that this facility'serves Meyerland, out to Pearland, West U., Southside, Bellaire, Medical Center; a big territory that techs cover'. West University residents, in a residential neighborhood, should not have to sacrifice their neighborhood traffic safety, peace and quiet and public infrastructure for the profit of AT&T serving customers that are miles away from the impacted residential neighborhood. AT&T's proposal states that they want "to be a good corporate citizen" being adjacent to single-family homes, however the facts are contrary to being a good corporate citizen as far back as November 1957 when traffic and parking complaints began after the administrative building (6707 Academy) opened. Blocks and blocks of Cason,Academy, Fairhaven, Ruskin and Riley are reflected in city commission meeting minutes relating to no parking ordinances and other quality of life issues. Even after the establishment of Southwestern Bell employee parking on the six Ruskin residential lots, there was still overflow employee parking throughout the neighborhood streets. It was only after Southwestern Bell relocated the administrative employees that 6707 Academy parking could be occasionally be confined to the current parking lot. But, not always (Photos#3-7). Neighbor complaints have continued for years, which in 2000, precipitated the installation of the masonry wall along Ruskin in. AT&T has regularly ignored the city ordinances regarding street unloading (Photos#8-13), litter, performing prohibited work on the parking lot such as mechanical service repairs (Photo#14), and routine vehicle maintenance going back over 20 years. Vehicle washing used to occur at all hours up until 9PM.A mechanic recently admitted coming onto the residential lots and performing routine vehicle maintenance after midnight. Litter routinely blows throughout the neighborhood with no effort by any AT&T employees to pick it up, other than a visit from an offsite subcontractor porter who occasionally will pick up trash. The landscape crews routinely mow over any trash or debris in their path, which also blows throughout the neighborhood. This is not activity that represents a good corporate citizen or is remotely responsive to the residents of the neighborhood. I would urge the board to deny the PNC request as submitted.As listed on the bottom of page 5, there must be no problems with on-street parking, traffic or utilitysystems/public facilities/public services. Traffic alone has increased well over 250 vehicle trips per day with this facility alone.The crew counts at the bottom of page 1 also do not appear to include daily vehicle trip counts for supervisor and administrative company vehicles nor the cable and other division's service vehicles. AT&T is trying to use a facility for their business that absolutely does not have the infrastructure to adequately serve it. Parking, a loading facility, waste handling space, noise, an adequately designed street for heavy commercial trucks and an area with adequate maneuvering areas for large trucks would be better located in a commercial area such as a large warehouse facility or the Terminal Street facility in Bellaire. AT&T's application describes the evolution of the West University facility (Page 2) and how it might change function again. What has been lost is the fact that over 20 years ago, a previous request by Southwestern Bell for a truck barn, with a fueling station, was denied by the city. AT&T continues to creep and creep with more vehicle intensive uses of the property that were never considered or imagined when the special zoning for parking on the six Ruskin lots was approved for an office building function. In the current parking lot striping configuration, there are 65 available parking spaces, plus two handicap parking spaces. Routinely, all spaces are filled in the morning, and especially on Friday, with vehicles double and triple parked in areas not striped as a parking space and in the drive lanes. Properly marked handicap parking spaces on the parking lot are routinely used by multiple vehicles parked perpendicular across the spaces, with some vehicles double-parked (Photos#15-16) across the handicap spaces. AT&T vehicles and vehicles with trailers (Photos#17-22) routinely park on Cason and Academy streets due to inadequate parking lot capacity. Large trucks still block traffic and unload on Academy in violation of city ordinance. These outstanding issues and violations of current city ordinances should not merit a special consideration and the granting of PNC status. .,.,,,,,,:,,.,,,t.,., . .. .. . .. .. w,,,,,. , .1,,,,,,.,..:,,,..:: iz wed ".az 3 A . t 7 • ,. ' X€'3° �. 3 y . 1 199'a +, �#``xx r' P. i•,,,��iQ°'.�+ it� w-'i:at V." a .{,- r •'�l'‘% ., t..A w Tt � ,, - 5.'7,1:P= oe um r ?� � � c `•'�'" Y. 1� y �+ �*i� ,r -0A R. ' v', ,„,,,,,=.1....,.. 'c. . . 3.'n'r** a w ll' rt.`a' F4"'.'� 3,(rp�r ..� v .r `L y# `5f' "�.e,,'VR' � ' Ty f,...*� a. ,Z �iD�.� z-...,, ,r `;F. 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AY.. ...--..--..•:'-;„.e.„.e...— c•w-, a.. .- • - , ,/,.:,>„ -.. 4 ,, . - ' . .l....:3 - , - _ &e't ; "•'':*#;#4140#4#10410)11;.....44411/24444"4 ,,t,%,..''.71161471611.d- ' "'. - '..„;,..........,: -.T.; •.-- "2"."-*--'-'-- • .....7'7•11.1.•`,4...!.',.."0".".'t‘- ' , . - D6 ORDINANCE NUMBER 920 AN ORDINANCE DETER/ENING THE NECESSITY FOR AND AUTHORIZING THE CONSTRUCTION OF A CUL-DE-SAC OR TURN-AROUND ON ACADEMY STREET; PROVIDING FOR THE RIGHT TO REMOVE SUCH CUL-DE-SAC; PROVIDING FOR CONTINUED INGRESS AND EGRESS BY ADJACENT PRO- PERTY OWNERS; PROVIDING FOR THE CONTINUED EkleICIENCY OF THE FIRE, POLICE AND UTILITY DEPART TS OF THE CITY; AND PRO- VIDING AN EI,TECTIVE DATE WHEREAS, the City Commission has determined that the volume and character of vehicular traffic now using Academy Street has greatly increased over the past five (5) years, and the volume of such traffic has progressively increased over such period of time; and WHEREAS, Academy Street was originally constructed for normal residential traffic only, and the present use of such street is damaging the street to the extent that its normal useful life will be greatly decreased, and the City Commission has determined that unless the present use of such street is curtailed, the street would have to be completely reconstructed at great expense to the city; and WHEREAS, Academy Street has never been designated as a thoroughfare for use of trucks, buses and other heavy vehicular traffic, and the City . Commission finds that it would be in the best interest and general welfare of all citizens and property owners in the immediate area, that such street be closed to through traffic. NOW, THEREFORE, BE IT ORDAINED BY THE CITY OOYEESSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS: Section 1. A cul-de-sac or turn-around shall be constructed on Academy Street in the manner and at the point as indicated on a plat, prepared by the City Engineer, marked "Exhibit A" and attached hereto, and made a part of this ordinance for all purposes. Section 2. That nothing herein shall preclude the right of the city to remove such cul-de-sac or turn-around at any time in the future if such removal is determined to be in the best interest of the City. Section 3. That said cul-de-sac or turn-around shall be constructed in such manner and at such location as to not affect the ingress and egress of property owners to their property. Section 4-, That the construction of said cul-de-sac or turn-around will in no way impair the efficiency of the Fire Department, Police Depart- ment, public utilitiz or public welfare. Section 5. This ordinance shall take effect and be in force immedia- tely upon its passage and approval as required by law. PASSED AND APPROVED this 12th day of Yely, 1969. Commissioners Voting Aye: All Commissioners Voting No: None ATTEST: • _ c-4/9 4 Mayor .o`` ��e'T ur„yE9sry City of West University Place F APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") TEXAS Address of site: 4086 Bellaire Boulevard,6707 Academy St. and"0" Ruskin Street, City of West University Place, Texas 77005 Legal description of the site: Lots 1-6,Block 25 of Collegeview Section 1 Applicant: Southwestern Bell Telephone Company d/b/a AT&T Southwest,AT&T DataComm,AT&T Texas Address: Contact: Reid Wilson Phone: 713-222-9000 Fax: 713-229-8824 Email: rwilson @wcglaw.corn 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: (x) Special Exception. • Exact zoning ordinance section that authorizes the special exception: Section 12-106. • Exact wording of special exception requested: See attached. ( }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 ( )Yes(list items here and attach them) Attached.The applicant as r ad the State and City regulations attached. Signature of applicant C(It/'A4,rV\ Date. (NV I f 1 W Reid .Wilson,on behalf of Applicant For Staff Use only Date filed: Date heard: Docket#: Form zBA.102 The following is attached to the Application for Special Exception dated August 31, 2016, submitted by Southwestern Bell Telephone Company d/b/a AT&T Southwest,AT&T DataComm, AT&T Texas: 1. Addendum to Application for Special Exception 2. Exhibit "A" 1997 Permit for remodeling and site improvements 3. Exhibit "B" 2013 Permits for existing fence and gate 4. Exhibit "C" 2015 permit for existing waste storage enclosure area 5. Survey of the Property 6. Vesting Deeds into Southwestern Bell Telephone Company Addendum to Application for Special Exception Parking Lot on Lots 1.:6, Block 25 Collegeview Section One Zoning Code Sec. 12-106 (Mistaken Permit) Loading Dock(Waste Storage Enclosure Executive Summary: AT&T requests a Special Exception to permit continuation of i)the rear loading dock at the 6707 Academy/4068 Bellaire building (located in the C-Commercial zone) which requires access through the parking lot on Ruskin (the "Parking Lot"), and (ii) the waste storage enclosure for those buildings located in and accessed via the drive in the Parking Lot. City permits were issued for structural elements related to both items and related uses. These structures have been used for an extended period of time before the City determined it erroneously issued those permits (and such decision was upheld by the Board in January, 2016). Zoning Ord. Sec. 12- 106 permits a Special Exception in this situation. Background of AT&T West U Facility: AT&T (formerly known as Southwestern Bell Telephone Company) was previously a heavily regulated public utility, but is operating now in a largely deregulated and competitive environment. AT&T still owns and maintains the"hard wire"telephone line system. AT&T assembled and developed its West U facility over an extended period, beginning in 1939, when the lots at the northeast corner of Bellaire Blvd. and Academy Street were acquired. Initially, the building at 4068 Bellaire was constructed as a telephone switching center for the Mohawk Exchange. All telephone"land lines" in West U connect at this building. The Mohawk Exchange area includes West U, east Bellaire, Braes Heights and some adjacent areas. Later, this building was expanded from two to three stories. In 1956, the 6707 Academy building additional was constructed, and initially used as administrative offices. AT&T employees parked along Academy St. and in the surrounding neighborhood. Overflow parking became a problem in the residential area, so AT&T constructed the Parking Lot, in 2 phases (4 lots in 1970, then 2 add. lots in 1975). City Council gave special authority for the Parking Lot in Ordinances 932 and 1064 (in 1970 and 1975, respectfully). The Parking Lot, in additional to the specific authorization of Ordinances 932 and 1064, existed and was used prior to the adoption in 1987 of the City's new Zoning Ordinance (which is the date for gaining PNC status), so it has PNC status. AT&T has designed all of its West U facility as a single"Building Site". Academy is not a "Residential Street" as defined in the Zoning Ordinance, as confirmed by the Board in August 2016. Uses of 6707 Academy have included administrative, office, service center, computing center, and other commercial uses consistent with the C-Commercial zoning classification. The current use is an AT&T U-verse service center. Four AT&T U-Verse service crews are supplied and dispatched from this location (3 with 15 service techs! 1 with 7 service techs). Two of the 15 members service crews are "home dispatched", which means that the service techs take their AT&T vehicle home each evening and proceed directly from their home to their service calls each day. The other two service crews have vehicles housed in the Parking Lot and are I dispatched from the West U facility each morning, returning each evening. All crews meet at the West U facility one day a week, which is the only time the home dispatched service techs are required to be at the West U facility. Supplies used in their service function are delivered to the West U facility, primarily in AT&T owned delivery trucks from an AT&T owned warehouse. These supplies are placed in the 6707 Academy building, primarily inside an approximately 20' by 50' caged area on the first floor near the loading dock at the northeast corner of that building. West U based service techs supply their vehicles daily and home dispatched service techs supply their vehicles weekly. All service techs at the West U facility serve only customers in the Mohawk region, of which West U is a major component. The service techs leave the West U facility in the morning and, typically, do not return until they have completed their assignments, at the end of the day. The home dispatched service techs are not at the West U facility except once weekly. Currently, the number of West U based service techs is approximately 25. On occasion, service techs providing service in West U may return during the day to use the restroom or to eat lunch, sometimes in their vehicle and sometimes parked along Academy or Ruskin in the public street right-of-way. At the request of neighbors, AT&T has requested its service techs not to take their lunch break along Academy or Ruskin, although they will be permitted to do so within the Parking Lot. As technology and telecommunications changes, AT&T expects that the usage of the West U facility will change, as it has during the life of the facility to date. AT&T will comply with the C- Commercial use limitations for its buildings. Other than on-street diagonal parking on the east side of Academy, the Parking Lot is the only parking area at the West U facility. As the nature and intensity of usage of the West U facility changes over the years (specifically including the number of employees housed at the facility), the number and type of vehicles in the parking lot will change. Board Decision-January 2016 The Board upheld the City's November 2015 interpretation that the Parking Lot may not be used for waste/recycling dumpsters (and required enclosure) and access for non-AT&T vehicles to the rear loading dock. To comply with that decision, AT&T applied for permits to relocate the waste/recycling dumpsters (and required enclosure) and access for non-AT&T vehicles to the rear loading dock to be located at the northwesterly portion of the 6707 Academy Building (in the C-Commercial District). The use of that area to obtain compliance was upheld by the Board's August decision. Residential neighbors approached AT&T, asking AT&T to seek authority to retain the current configuration and usage of the Parking Lot. These neighbors state that AT&T has been a good neighbor and that the use of the Parking Lot consistent with AT&T's recent practices is not objectionable, specifically (i) the location of the waste/recycling dumpsters (and required enclosure)and(ii)access for non-AT&T vehicles to the rear loading dock. This application for Special Exception is filed to permit use of the rear loading dock and the waste storage enclosure, based on the prior issuance of City permits. City Permits: AT&T has treated the Parking Lot as an area which provides ancillary, accessory and supportive uses to the C-Commercial uses of its buildings. It has installed various structural items to facilitate use of the Parking Lot for a variety of accessory uses for which it has applied for and received City permits. Theses uses have been under scrutiny due to the unique history of the Parking Lot and its zoning approvals. The City has, issued the following permits: • 1997 Permit-Remodeling and Site Improvements (See Ex. A)- AT&T remodeled the 6707 Academy Building in 1997 to facilitate use of the building for a computing facility with a new rear loading dock. The plans include a site plan (C-1) showing (i) the new loading dock oriented to the north with access to the new loading dock via the Parking Lot (and the drive through the Parking Lot being striped and configured to facilitate use of the new loading dock), and ii) the waste dumpster area in the southeast portion of the Parking Lot. Three Heavy Duty Commercial Air Conditioning units were added to the west of the new loading dock, with large protective bollards impeding access to the Academy curb cut and drive. The only physical access to the loading dock was the Parking Lot drive. The waste and recycling bin area is shown, also accessed via the Parking Lot drive. The site plans shows that the Parking Lot is one way, with access to the new loading dock and waste storage area. Numerous pages of the plans prepared by Gensler show the new loading dock, the new AC units, and the bollards preventing access to the Academy drive and curb cut directly west of the loading dock. The permit covers a significant remodeling (est. $300,000 cost), including site work, and the Parking Lot access. • 2013 Permits-Fence & Gate(See Ex. B) AT&T installed a 6' wrought iron fence to enclose the Parking lot and provide secured access, including fencing off the driveway off Academy at the north end of the 67-7 Academy Building. The site plan (Sheet 1) shows the waste storage area in the Parking Lot and the detail for the gate and fence along Academy (Sheet 3) shows the fence across the Academy Drive, which physically prevents any use of the Academy curb cut to access the rear loading dock and the waste storage area other than via the Parking Lot. • 2015 Permit- Waste Storage Area Enclosure(See Ex. C) AT&T was notified by the City that its waste storage area located in the Parking Lot must be enclosed. A permit to enclose the existing waste storage area (as noted on the plans for the 1997 and 2013 Permits) was issued by the City. The site plan shows the waste storage area and the rear loading dock and that the only access to both is via the Parking Lot. AT&T relied upon these permits in expending substantial sums. Both AT&T and the City believed these structural improvements and the uses they facilitated were appropriate and permissible. The waste storage enclosure has no utility if waste and recycling bins may not be stored there. The rear loading dock has little or no utility without expensive modifications to reorient it to the west (to Academy) from the north (to the Parking Lot). AT&T continues to believe that they are consistent with the City intent in Ordinances 932 and 1064. For many years, the use of the Parking Lot has included access to the rear loading dock by all vehicles and for locating and accessing the waste storage area. At the time, the City believed these uses were permitted, thus issuing multiple permits for structural items permitting and facilitating these uses. Only when Mr. Grossman complained in late 2015, did the City change its position (based on the wording of the 1970/1975 ordinances). Request by Residential Neighbors: AT&T desires to be a good corporate citizen and has endeavored to operate its West U facility in a manner which is consistent with West U ordinances and adjacency to single-family residential homes since 1940. AT&T has been approached by area residents to continue the status quo and continue with the waste storage area and access to the rear loading dock in the Parking Lot. AT&T believes the status quo is superior to the proposed relocation. Even those who have challenged AT&T's use of the Parking Lot do not want the relocation to Academy. Unfortunately, that is the only feasible alternative for AT&T. Bellaire is not a viable alternative. Special Exception Analysis: This Special Exception is authorized by Section 12-106. This section provides for the following Special Exception (emphasis added where appropriate, and AT&T's statement of compliance shown in CAPS): ". . . a structural item that did not conform to this ordinance when it was constructed or established, if the ZBA finds: (1) The nonconformance was clearly and specifically shown in plans and specifications duly submitted to obtain a city permit, *ALL PLANS SHOW THE WASTE STORAGE AREA AND THE REAR LOADING DOCK BUILT WITH ACCESS VIA THE PARKING LOT AS THE ONLY OPTION. * THE CITY KNEW WHAT AT&T INTENDED TO BUILD, THE USE BEING FACILITATED AND THAT WHAT WAS BUILT WAS CONSISTENT WITH THE PERMITS. (2) Before the work was done, neither the owner, the designer, the surveyor, the contractor nor any other person assisting with the work knew about the noncompliance; * NO ONE, EVEN THE CITY, KNEW. * AT&T CONTINUES TO BELIEVE THE CITY AND BOARD ARE WRONG IN THEIR INTERPRETATION. 4 (3) The nonconformance was clearly covered by the city permit(the same permit for which the plans and specifications were submitted), and the permit was otherwise regularly issued; *THE CITY ADMITS THE PERMITS WERE REGULARLY ISSUED * THE PLANS CLEARLY SHOW SOLE ACCESS TO THE NEW LOADING DOCK WAS EXCLUSIVELY VIA THE PARKNG LOT, AND THAT THE WASTE STORAGE AREA IS, AND HAS BEEN, IN THE PARKING LOT. *AT NO TIME HAS THE CITY BEEN DECEIVED OR CONFUSED AS TO WHAT AT&T WAS BUILDING, ONLY WHETHER IT WAS PERMISSIBLE (SHIFTING POSITIONS ON THAT POINT). AT&T HAS ALWAYS BUILT WHAT THE CITY PERMITTED. THERE HAS NEVER BEEN A QUESTION THAT THE CITY DID NOT KNOW WHAT AT&T INTENDED TO BUILD OR THAT AT&T BUILT ANYTHING DIFFERENT THAN THE PERMIT ALLOWED. THE ONLY ISSUE IS THE CHANGE IN CITY INTERPRETATION ON PERMITTED USAGE RELATING TO THE PARKING LOT. (4) After learning of the nonconformance, the owner promptly conferred with the administrative official(and voluntarily halted any further nonconforming work); *AT&T HAS FULLY COOPERATED WITH THE CITY, AND PARTICIPATED IN NUMEROUS BOARD MEETINGS RELATING TO THE PARKING LOT. (5) The item will neither constitute a health or safety hazard nor cause a significant impact upon another person or property; and * ALL INVOLVED; AT&T, THE CITY AND ALL NEIGHBORS (EVEN THOSE CHALLENGING AT&T USES IN THE PARKING LOT), ALL AGREE THAT ACCESS THROUGH THE PARKING LOT FOR THE REAR LOADING DOCK AND WASTE STORAGE AREA IS SUPERIOR TO DIRECT ACCESS OFF ACADEMY. (6) The item can be brought into conformance with this ordinance within the time period specified in the special exception, at a modest or reasonable cost. Exception: Bringing the item into conformance need not be required if the ZBA finds that the impact of the item on other persons or properties is either nil or extremely small." (Section 12-106) * ACTUALLY, IMPACT ON THE NEIGHBORS OF THE STATUS QUO IS POSITIVE, NOT NEGATIVE. COMPLIANCE IS NOT IN ANYONE'S BEST INTEREST. THE COST TO COMPLY WITH THE BOARD'S JANUARY RULING IS SIGNIFICANT. This provision authorizes the Board to issue the Special Exception requested. The ZBA must make the following general determinations to issue a Special Exception: 1. No problems with: a. on-street parking; b. traffic; or c. utility systems/public facilities/public services 2. Harmony with and any findings required by the applicable special exception sections (see above in italics). (Sec. 11-102(b) 5 There is NO adverse impact on on-street parking,traffic or utility systems/public facilities/public services, rather,the status quo is a benefit to all these items. As set forth in this application, AT&T meets the requirements for the special exception under Section 12-106. This Special Exception is driven by and supported by area residents as preferable to the compliance plans. AT&T desires to be a good corporate citizen. AT&T believes retaining the status quo is better for all parties. AT&T requests the Board facilitate the neighbor's request to retain the status quo with regards to the rear loading dock and waste storage area. Formal Request: AT&T respectfully requests the Board issue a Special Exception to permit the continuation and use of the following structural items permitted by the City, without time limit. 1. Waste/recycling bins enclosure/signage and driveway access in and through the Parking Lot; and 2. Rear loading dock, as currently configured and accessed through the Parking Lot. Respectfully submitted, JI phen Su dby Dir ctor, CRE Portfolio Manageme AT&T atsct i oRPOR.TE REAL Mall ti Geissler .._.- m I E 1s ,w1 ---- 2.0603 ACRES — '"" (88,876 5O. FT.) ,,,,s 4 �� �� PROPRIETARY nox SOUTHWESTERN BELL a°........a...,q,.�, TELEPHONE COMPANY .- $Q " _ LOT 17 @ RESIDUE LOT 16 5= FILE NO. 235964 ,o,,, D.R.H.C..TX .� % ill 11 ' __ • ®il ozo 'iMil I I I _ _ Texa...s,_•Cell System I.— REMOTE TERMINAL SITE I-...-...-... ° SCALE:1-=20' YIN ei I4 ., EXIST SITE LAYOUT _„_ ,.,m.� r...>..L.reMT ”' """ SHEET 1 OF 1 Exhibit"A" 0 CITY OF WEST UNIVERSITY PLACE 0 BUILDING INSPECTION OFFICE 3800 University Blvd Houston,Texas 77005 662-6833 BUILDING PERMIT APPLICATION PROJECT ADDRESS . r . - • -m 1st Floor , - niv -x-s 77015 PROJECT NAME(commercial only) Advantis SUBDIVISION cn]tr•go Viaw. . LOT 1 and 2 BLOCK 25 #OF BEDROOMS N/A .OF BATHROOMS N/A GARAGE(attached,detached) N/A QUARTERS(none,above) N/A FIREPLACE(masonry,prefab,none)_ N/A Property Owner Project Owner OWNER Name . _ - _ - - - i Address . • • - .. . . • ' . City,State.2ip Code, Bellaire. TX Tampa,.• FL 33607 I, Sid Chachere Jorge Delgado Phone#(--.) (713) srx7-aaa2-- (813) 878-3790 OCCUPANCY7YPE(residential,commercial) Commercial SQUARE FOOTAGE 8,200 HEIGHT OF BUILDING 30'-O" #OF STORIES, 2 AT71C(mech storage living) • N/A - PROPOSED USE(commercial orb Computer room 1, MAXIMUM OCCUPANCY(corranerciat only) 82 TYPE OF ROOF(comp butt up,other) Cold Tai i•; h EXTERIOR(trick stucco,other) Brick SPRINKLERS(yes or no) Yes ' (installation to be part of prof . ' PORCH(open or dosed,front or rear)_ No UTILITY ROOM(yes or no) No . PARKING SPACES(commercial only) 7R WORK CLASS(new,remodel) Remodel DESCRIPTION OF WORK Interior renovation with small amount of site work CONTRACTOR Name To a rietermined ::te.ziPe 1 -� -r-� . �'" Phone# ( ) - • . VALUATION $ in non OFFICE USE ONLY: Fees Due$ Report Code(NR,NC,CH,CR,RR) BUILDING PERMIT•APPLICATION PAGE 2 t hereby certify that I have read and examined this document and know the same to be true and correct. All provisions of laws and ordinances govemin9 this type of work will be complied with whether specified herein or not. I further understand fiat plans submitted for approval wilt be subjected to a comprehensive check against municipal ordinance and building code. Any set of plans that must be returned for modifications or corrections in order to come into compliance with- ordinance or code will be subject to an additional'rechecking fee'of$75.00. Under no circum- stances will paid fees be refunded. Of,MINPAiDA/ k Iq - Signture of Contractor or Authorized Agent Date For Office Staff Use Only Description of Work SQUARE FOOTAGE IMPROVEMENTS HOUSE SCREEN PORCH OPEN PORCH TOTAL HOUSE GARAGE/QUARTERS TOTAL PLANS RETURNED FOR RECHECKING:DATE FEE: REASON(S)FOR RETURN PLANS RETURNED FOR RECHECKING:DATE FEE: REASON(S)FOR RETURN PLANS APPROVED:DATE 4;/%4 7 _BY: Aire_ • r CADE Construction, Inc. Design/BM Construction Management Construction ec;,,,,,k'(\-. Ken Austin p :9t- ti4 a- '/6Ci7 2620 Fountalnvtew F. ,g(•'t' Z^ 7/7/ Suite 270 Tel-(713)-975-0018 Houston.Texas 77057 .Eax.( 43)-075.0745.. a(,. 4--t .r.F ip . lk')))`111 j//;!] 74. .� y+ '♦ :. :3 i n �� L - J H pi�' I 1 :� 1 ill iki 1 iPI! i,1 �� �'� --Q ,, 0 ..:.' i 1.11 li . II Hiliiiilil , c..,,'4:4".) 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I 1 re ;!' 7 livrh xV Ali si. al=4 -47 S4t.'i A Er. 314 p Exhibit"B" 0 The City of West University Place A Neighborhood City Fence/Wall Permit Application >r lq,,, 3826 Amherst Street,West University Place,Texas 77005(713)662-5833 Fax(713)662-5304 /)\ Inspection request line(713)662-5805 Available 24/7[before 7:45 AM for same day) �/ Project Address: '� � .� �j '��-�Wt,� Application Project Name: Approved Plat:❑Yes❑No Zoning District: Flood Zone: Subdivision: Lot: Block: Property Owner: Ott L Address: to%W'Loop SAX City: 5e1Aaivi2 State/Zip: L n /—T-1 ( Phone:nt7, )- %i - 5'24_ Fax:f )- - Occupancy Type:❑Residential t [Commercial ❑Industrial Description of Work: ' t . • Contractor(Company Name): A C• t.e C Address: Ott J'' S City. ' z. %...c State/Zip:11 ( Phone#:—L(.!) p1- t4j n nFax#: - - Cell#: - Contact Person: N ot.A∎Gc I `t c. E-mail:vvevg(.a etwcc-Ly-a-r (PLEASE PRINT) nation of the Project$ 50)00 a . Signature of Perm' Print Name: Date: Tito/1 ttC.- rua -2./7 l r'S „ ' I ...•s. t • i 1,v .ad s d.cu ent and. . . •, . e . •c.u ;•dition l b . at ulate tha I am ., e.a 1 .0 s'.te for c.rn.liance wi . .r.v . . a aw a d o .',,. es w,et,e • cified erein .rnol ..y uin_this .'Cc t. completion and a certificate of occupancy beinaissued, Item Qty Multiplier Min.Fee Fee I Application Fee . 1 $30.00 $30.00 + .2 Fence/Wall its Lin. Ft. $0.75 per Lin. $25.00 + Ft. 3 Working prior to obtaining 1 100% + permit Additional of (Premature Work) Normal Fee TOTAL PERMIT FEE ------ ------- $'7/vo OFFICIAL USE ONLY Received By: 4'/7"4 TimdDateStama: ,`v1) z- Z7- /3. No Exceptions Taken: Dole, Rev. 1-2-13 IRK RECEIVED FEB 2 7 2013 Sec. 18.208, Emereencv oortatsL visibility areas, (a) Generally:location.The primary purpose of this subsection is to provide access to all sides of each building located on a single- family residential site,so that firefighters and emergency personnel can enter the building.place ladders,fight fires,etc.If such access is blocked by fences,walls or other obstructions,there must be at least two emergency portals,each with a minimum width of 30 inches,and they must be located to allow access to the sides and rear of the building,as follows- (1) Usually there must be one portal on each side of the building facing the front street line,but on the corner sites,one may face the side street line. (2) If there is a fully or partially-enclosed utility casement that intersects a street area adjacent to the site,there must be an emergency portal to allow emergency access to the easement area from the street urea. (h) Allowed types of portals.An emergency portal may be either:(i)u gate or dour with a key box complying with the International Fire Code(see 505.1)or(ii)a breathable fence segment or gale.A segment or gate is"breathable'if it is primarily made of wood or wood substitute(not thicker than one Inch.In either case)or wrought iron. (c) Certain existing obstruction.Until December I.2014.it is an affirmative defense to prosecution for lack of emergency portals that: (Desisting fences,walls or other obstructions blocked the required access on December 1,2009,and(II)they were not replaced or structurally altered thereafter. (d) Visibility areas.Fences,walls and other things are forbidden in certain visibility areas.See Chapter 82 of this Code. Sec. 18•209 Electricity.barbed wirEorohibited. It shall be unlawful for any person owning or controlling any property In the city to construct,maintain or permit to remain on such properly any fence: (1) Charged with electricity:or (2) Containing any barbed wire,concertina wire or other sharpened or barbed projections. Where chain link fence is used,no twisting or barbing of wire is permitted nt the top salvage.All wire on the top salvage shall be knuckled. Sec.t1£210. Masonry construction, Masonry fences must be made of brick,vitrified cloy tile,concrete tile,or monolithic reinforced concrete,and must be built according to the following specifications: (I) At least eight inches thick for double-wall construction,which shall be either brick.vitrified clay tile.or concrete tile:at least six inches thick for single-watt construction,which shall be only of brick or monolithic reinforced concrete construction. (2) Pilasters shall be placed on not mare than 12-foot centers,or adequate steel reinforcing shall be placed In the whole fence (3) Exparuton joints shall be placed on not more than 24-foot centers. • (4) The fence shall have a foundation which shall rest on drilled footings sunk to approved bearing soil.Such footings shall be not less than 12 inches in diameter,and each footing shall have not less than fourone•half-inch rods with one•fourth inch tics on three-foot centers. Foundation beans shall be not less than 12 inches wide and not less than 18 inches deep with not less than four five-eighths-inch reinforcing rods and three-eighths-inch ties,on not less than 30-inch centers, (5) A gale with a minimum opening of 30 inches must be built for ingress and egress into any public casement. Sec.18.211, Fences on vacentlots. Any fence construction or reconstruction on a site on which no building is located shall be constructed to comply with all of the setback requirements which apply to the location of a residence on such she.No building permit shall be issued for construction of improvements on a vacant lot,if there Is a fence which does not meet all requirements of this Code. Sec.18-212, Maintenance, Any person owning or controlling a fence shall maintain it in good repair so as not to endanger any person or property. Driveway visibility triangle means the area within a triangle beginning at the precise Intersection point of the edge of a driveway and the Inside edge of a sidewalk(Le.,the edge farthest from the roadway).From the intersection point,the first side of the triangle extends live feet inward(away from the roadway)along the edge of the driveway,the second side of the triangle extends five feet along the edge of the sidewalk away from the driveway,and the third side is a straight line connecting the extended ends of the first two sides.If there is no sidewalk,the administrative official shall designate the probable location of a future sidewalk,which shall then be used as if it were an existing sidewalk.A typical driveway will have two such triangles,one on each side.Such triangles may include areas within,and not within,a building site.An example diagram showing driveway visibility triangles is attached to this ordinance and made a part hereof. nowie•:ing f have read and understand all local amendments and will comply. ,�,,_►��%- , eat /x.. Signeteoe of Permittee Print Name Date N ea Continued ro City of West University Place Development Services 3826 Amherst Street West University Place,Texas 77005 Phone: 713-662-5833 Fax: 713-662-5304 PERMIT PERMIT NUMBER: BP-13-00425-0I APPLICATION DATE: 03/27/2013 PROPERTY ADDRESS: 6707 ACADEMY ISSUE DATE: 03/27/2013 ST,HOUSTON,TX 77025 PARCEL NUMBER: 009-023-000-0016 EXPIRATION DATE: 09/23/2013 LEGAL DESCRIPTION: LT 17&TR 16 CAMBRIDGE PLACE BUILDING SITE ZONING: PERMIT TYPE: ELECTRICAL PERMIT APPLICATION VALUATION: OWNER CONTRACTOR SOUTHWESTERN BELL TELE CO BRITAIN ELECTRIC COMPANY 1 BELL CTR RM 36 2011 DALLAS STREET Saint Louis, MO 63101 HOUSTON, TX 77003 (713)228-6635 NEW FRAMED AREA(Commercial): NEW FRAMED AREA(Residential): EXISTING FRAMED AREA: GRAND TOTAL FRAMED AREA: 0 DESCRIPTION OF WORK: CONNECT POWER TO TWO ELECTRIC GATE OPERATORS SUB CONTRACTOR: FEE SUMMARY CHARGED PAID DATE PAID APPLICATION FEE 2 $30.00 S30.00 03/27/2013 ELECTRICAL FENCE GATE $100.00 $100.00 03/27/2013 GRAND TOTAL $130.00 $130.00 NOTICE TO CONTRACTORS A PERMIT IS AN AUTHORIZATION TO PROCEED WITH THE WORK AND SHALL NOT BE CONSTRUED AS AUTHORITY TO VIOLATE,.CANCEL,ALTER OR SET ASIDE ANY OF THE PROVISIONS OF CITY CODE, NOR SHALL ISSUANCE OF THIS PERMIT PREVENT THE BUILDING OFFICIAL FROM THEREAFTER REQUIRING A CORRECTION OF ERRORS IN PLANS OR CONSTRUCTION,OR OF VIOLATION OF CITY CODE OR ANY OTHER CODE,ORDINANCE OR REQUIREMENT OF THE CITY OF WEST UNIVERSITY PLACE,TEXAS. • ti PERMITTEE SIGNATURE: • vV'Q7":"---A "✓ • PRINT PERMITTEE NAME: ' '4f' - 4 fr1 fl A .n's en City of West University Place Development Services 3826 Amherst Street West University Place,Texas 77005 Phone: 713-662-5833 Fax: 713-662-5304 PERMIT PERMIT NUMBER: BP-i3-00425 APPLICATION DATE: 03/08/2013 PROPERTY ADDRESS: 6707 ACADEMY ISSUE DATE: 03/11/2013 ST,HOUSTON,TX 77025 PARCEL NUMBER: 009-023-000-0016 EXPIRATION DATE: 06/09/2013 LEGAL DESCRIPTION: LT 17&TR 16 CAMBRIDGE PLACE BUILDING SITE ZONING: PERMIT TYPE: FENCE PERMIT APPLICATION VALUATION: 30000 OWNER CONTRACTOR SOUTHWESTERN BELL TELE CO HCBECK,LTD I BELL CTR RM 36 6500 WEST LOOP SO.,ZONE 1.2 Saint Louis, MO 63101 Bellaire, TX 77401 214-3036416 NEW FRAMED AREA(Commercial): NEW FRAMED AREA(Residential): EXISTING FRAMED AREA: GRAND TOTAL FRAMED AREA 0 DESCRIPTION OF WORK: ADDING 6'HIGH IRON FENCE SUB CONTRACTOR: FEE SUMMARY CHARGED PAID DATE PAID FENCE PR LNR FT(RES) $141.00 $i 41 l0 03/11/2013 APPLICATION FEE 2 $30.00 $30.00 03/11/2013 GRAND TOTAL $171.00 $I71.00 NOTICE TO CONTRACTORS A PERMIT IS AN AUTHORIZATION TO PROCEED WITH THE WORK AND SHALL NOT BE CONSTRUED AS AUTHORITY TO VIOLATE,CANCEL, ALTER OR SET ASIDE ANY OF THE PROVISIONS OF CITY CODE,NOR SHALL ISSUANCE OF THIS PERMIT PREVENT THE BUILDING OFFICIAL FROM THEREAFTER REQUIRING A CORRECTION OF ERRORS IN PLANS OR CONSTRUCTION,OR OF VIOLATION OF CITY CODE OR ANY OTHER CODE,ORDINANCE OR REQUIREMENT OF THE CITY OF WEST UNIVERSITY PLACE,TEXAS. 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Development Services West University Place,Texas 77005 Phone: 713-662-5833 Fax 713-662-5304 PERMIT PERMIT NUMBER: DP-I5-00373 APPLICATION DATE- 03/31/2015 PROPERTY ADDRESS: 6707 ACADEMY ISSUE DATE: 03/31/2015 ST,HOUSTON,TX 77025 PARCEL NUMBER 009-023-000 0016 EXPIRATION DATE: 06/29/2015 LEGAL DESCRIPTION: LT 17&TR 16 CAMBRIDGE PLACE BUILDING SITE ZONING. PERMIT TYPE: FENCE PERMIT APPLICATION VALUATION: 3500 OWNER CONTRACTOR SOUTHWESTERN BELL TELE CO ASTRO FENCE COMPANY 1 BELL CTR RM 36 PO BOX 7584 Saint Louis, MO 63101 HOUSTON, TX 77270 (713)869.5111 NEW FRAMED AREA(Commercial): • NEW FRAMED AREA(Residential): EXISTING FRAMED AREA: GRAND TOTAL FRAMED AREA: 0 DESCRIPTION OF WORK: 8'CHAINLINK FENCE TO SCREEN DUPSTER INSIDE PROPERTY LINE. SUB CONTRACTOR: FEE SUMMARY CHARGED PAID DATE PAID FENCE PR LNR FT(RES) 530.00 S30.00 03/31/2015 APPLICATION FEE-FNCE/SDWK $30.00 530.00 03/31/2015 GRAND TOTAL $60.00 S60.00 NOTICE TO CONTRACTORS A PERMIT 1S AN AUTHORIZATION TO PROCEED WITH THE WORK AND SHALL NOT BE CONSTRUED AS AUTHORITY TO VIOLATE, CANCEL,ALTER OR SET ASIDE ANY OF THE PROVISIONS OF CITY CODE,NOR SHALL ISSUANCE OF THIS PERMIT PREVENT THE BUILDING OFFICIAL FROM THEREAFTER REQUIRING A CORRECTION OF ERRORS IN PLANS OR CONSTRUCTION,OR OF VIOLATION OF CITY CODE OR ANY OTHER CODE, ORDINANCE OR REQUIREMENT OF THE CITY OF WEST UNIVERSITY PLACE,TEXAS. PERMIT!EE SIGNATURE: 6:7" �o/ PRINT PLRMITTEENAME: Er't~k 1G-ces .,• 1,1 ' Cite of West University Place Development Scrvtces Ra" 3826 Amherst Strcct r a'° West University Place,Texas 77005 Phone: 713-662 5833 Fax: 713-662-5304 CUSTOMER RECEIPT Operator:Mike Morris Date:03/31/2015 Receipt no: 100677 Tender Detail Classification:FENCE PERMIT Project Name: Paid by:ASTRO FENCE 'Item 'Description Payment 'Reference 1 Paid BP-15-00373 APPLICATION FEE-FNCEISDWK CASH $30.00 6707 ACADEMY ST BP-15-00373 FENCE PR LNR FT(RES) CASH $30.00 6707 ACADEMY ST (Total: I $60.001 Transaction Dale:03/31/2015 Time: 10:37:34 CDT Ne. u:, .licuorinemol.r.non.a.emonnam■aumemileulmult ' •''''''',.-''.'.r N;.'.1:'.•>..' lqr%"V4V4RFIKWAK4S.411.i' ''''''''.-'"-a-"'''''''''''''' 114•••••••4,4n rill***114°Ong I r•l'll:,41.41W,41,404••••••••11 4• •41, •• •••• l••••••••-•••••• itle"4•4141140 4.44'4..447••••••••4141 1 es ---- -- •le.40.11/8.04 01,4%.4.4•4441"•41404 L , ...............40...„........, ......,.......................... .......,.........:,.............„ •........:..:................, :$.4.,,,,,.:0.4,,..k.:.........z, •,.*.........„,..,........ •...,....................:,...: ..„, ..„ ........................„....„ Ow ...........t..................... 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PENNINGTON & SCOTT DIED FFI� '' CV�r ATTORNEYS AT LAW l 1.V VV HOUSTON PITHY SAVINGS•V,IDINC VOL 79?1 598 D0671 38 HOUSTON.TEXAS 7T002 �j .i 1:1:::.;-Z5-10 4 o o 9 19 0 07118 LST B r3 1•50 .'1 h THE STATE OF TEXAS X `J) KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HARRIS X i+ THAT WE, WILLIAM L. PARTRIDGE, ET UX,ESTHER E. PARTRIDGE, ' of the County of Harris, State of Texas, for and in consideration tv of the sum of SEVENTEEN THOUSAND TWO HUNDRED FIFTY AND NO/100 ($17,250.00) DOLLARS, to us in hand paid by SOUTHWESTERN BELL �x TELEPHONE COMPANY in cash, the receipt of which is hereby acknow- ledged, have GRANTED, SOLD and CONVEYED, and by these presents do GRANT, SELL and CONVEY unto the said SOUTHWESTERN BELL TELE- /•, PHONE COMPANY, a corporation organized under the laws of the State of Missouri and having its principal place of business in the City of St. Louis, Missouri, and having a permit to do business in the State of Texas, hereinafter called Grantee, the following described property, to-wit: This property is known as Lot 1, Block 25, J Collegeview Addition, Harris County, Texas, /.. according to the map thereof recorded in Volume 6, Page 44, of the Map Records of Harris County. TO HAVE AND TO HOLD the above described premises, together with • all and singular, the rights and appurtenances thereto in anywise belonging unto the said Grantee, its successors and assigns, forever and we do hereby bind ourselves, our heirs, executors and adminis- trators to warrant and forever defend all and singular the said premises unto the said Grantee, its successors and assigns, against every person whomsoever lawfully claiming or to claim the same or any part thereof. WHEREOF, WITNESS OUR HANDS this 7,---day of 7-1.;:r!f2/474?r , A.D., 1970. WILLIAM L. PARTRIDGE ESTHER E, PARTRIDGE Approved Lega As To Form THE STATE OF TEXAS X gal Dept. Houston Area COUNTY OF HARRIS X __. Aaomey BEFORE ME, the undersigned authority, a Notary Public in and for said county and state, on this day personally appeared WILLIAM L. PARTRIDGE and ESTHER E. PARTRIDGE, known to me to be the persons whose names are subscribed to the foregoing instrument, and acknowledged to me that they executed the same for the purposes 1 and considerations therein expressed . GIVEN UNDER MY HAND AND SEAL OF OFFICE on this _� ; day of r%�'� !<,/ �y , A.D., 1970. NOTARY PUBLIC IN AND FOR HARRIS COUNTY, TEXAS /"/,/•. I.. ,...F! , _.N.:<... DECD RECORDS von 7921 ; 59 114-22-2209 STATE OF TEXAS COUNTY Oi HARRI3 Mosby CrtMy RIM IAN Insbumint wr ry1ED Rio dots and at nu Urns.rahmpb horoon by in rod vow ditty RECORDED,hr the Volum*and Pao of the owned RECORDS W Hartle County.T«+..as t a npb baryon t7 MIN on FEB 257970 couNTY ueRK • HARRIS COUNTY.TEXAS f • • It JBCtsY 2-19-70 URBAN, COOLIDGE, PENNINGTON & SCOTT Dm RECORDS ATTORNEYS AT LAW +✓✓yyy (� �y� HOUSTON!TORT SAVINGS MOLDING VOL 7. 21 .�,.`�{1f1 (�V� �] TII TANNIN J 6011 (6 a 1'39 HOUSTON.TEXAS 77002 1 r v E b-10 a 0 0 9 r o 0 067139 LST B FD lJ THE STATE OF TEXAS X KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HARRIS X THAT I, DANIEL HARRISON, of the County of Harris, State of Texas, for and in consideration of the sum of FOURTEEN THOUSAND AND NO/100 ($14,000.00) DOLLARS, to me in hand paid by SOUTHWESTERN BELL TELEPHONE COMPANY in cash, the receipt of which is hereby acknowledged, have GRANTED, SOLD and CONVEYED, and by these presents do GRANT, SELL and CONVEY unto the said SOUTHWESTERN BELL TELE- PHONE COMPANY, a corporation organized under the laws of the State of Missouri, and having its principal place of business in the City of St. Louis, Missouri, and having a permit to do business in the State of Texas, hereinafter called Grantee, the following Fs described property, to-wit: I+ 1, This property is known as Lot 2, Block 25, / Collegeview Addition, Harris County, Texas, according to the map thereof recorded in SI Volume 6, Page 44, of the Map Records of Harris County, Texas. , TO HAVE AND TO HOLD the above described premises, together with all and singular,the rights and appurtenances thereto in anywise belonging unto the said Grantee, its successors and assigns, forever and I do hereby bind myself, my heirs, executors and administrators to warrant and forever defend all and singular the said premises unto the said Grantee, its successors and assigns, against every person whomsoever Lawfully claiming or to claim the same or any part thereof. WHEREOF, WITNESS MY HAND this 7.2 day of /P -der(/AW %, A.D., 1970. DANIEL HARRISON l Approved As To Form Legal Dept. THE STATE OF TEXAS X Houston Mem fG COUNTY OF HARRIS X Attorney BEFORE ME, the undersigned authority, a Notary Public in and for said county and state, on this day personally appeared DANIEL HARRISON, known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for the purposes and consideration therein expressed. GIVEN UNDER MY HAND AND SEAL OF OFFICE on this '� day of �1'f �� -"r� .r;y , A.D., 1970. Notary public in and for Harris County, Texas r ,,. ,,.. f 1'f t •. I' _ DEED RECORDS 601 114-22-2211 STATE Or TEXAS COUNTY OF HARRIS E h•r•by csrt$Y th t nee instrument wee FILED On Iris dsto snd at the Om*stamnsd horobn by wK m d wSS duly RECORDED.In the Volums ma POW of IM ms■M RECORDS of H.nN County,Tame w stsmded hewn y TOO,an FEB251970 >t • HARMS COUNTY.TSXA& co 1 IT1 3 M39 n W ►' V JhC:sr 2-19-70 URBAN, COOLIDGE, PENNINGTON & SCOTT D067141 ATTORN[YS AT LAW DEED RECORDS HOUSTON FIRST SAYING.•u1L17iNa VOL [ ''`[[��J(( 711 FANNIN HOUSTON.TSXA•71002 r"� ���"' I,`` - � • FE -b.-70 4 0 0 g . z 0 067141 LST B PD 1.50 THE STATE OF TEXAS X KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HARRIS X ( I THAT WE, SIDNEY J. LEDET, ET UX, ANN M. LEDET, of the County of Harris, State of Texas, for and in consideration of the sum of FOURTEEN THOUSAND AND NO/100 ($14,000.00) DOLLARS, // to us in hand paid by SOUTHWESTERN BELL TELEPHONE COMPANY in cash, / the receipt of which is hereby acknowledged, have GRANTED, SOLD, and CONVEYED, and by these presents do GRANT, SELL and CONVEY unto the said SOUTHWESTERN BELL TELEPHONE COMPANY, a corporation organized under the laws of the State of Missouri and having its principal place of business in the City of St. Louis, Missouri, and having a permit to do business in the State of Texas, herein- after called Grantee, the following described property,to-wit: This property is known as Lot 3, Block 25, N Collegeview Addition, Harris County, Texas, / according to the map thereof recorded in Volume 6, Page 44, of the Map Records of -" Harris County. TO HAVE AND TO HOLD the above described premises, together with all and singular,the rights and appurtenances thereto in anywise belonging unto the said Grantee, its successors and assigns, forever and we do hereby bind ourselves, our heirs, executors and adminis- trators to warrant and forever defend all and singular the said premises unto the said Grantee, its successors and assigns, against every person whomsoever lawfully claiming or to claim the same or any part thereof. n lr� WHEREOF, WITNESS OUR HANDS this /,7 day of /fifUA4?Y A.D., 1970. �l L / _ r/ -.SIDNEY J. L F/1 • I AN/4—M. LEDET _ ADMowd A.To Form THE STATE OF TEXAS X Legal Dom. kooston An. COUNTY OF HARRIS X BEFORE ME, the undersigned authority, a Notary Public in and for said County and State, on this day personally appeared SIDNEY J. LEDET and ANN M. LEDET, known to me to be the persons whose names are subscribed to the foregoing instrument, and acknowledged to me that they executed the same for the purposes and considerations therein expressed. (• GIVEN UNDER MY HAND AND SEAL O# OFFICE on this day of 1.-"e-:e . , A.D., 1970. / / /, Notary P Tullio in and for Harris County, Texas N6_ DEED RECORDS :79?1 r :1304 114-22-2214 STATE OF TOMS COUNTY Or HAMS 1 tataW ohttly that lima thatrument tam FNIO a the data and at the Moe damped hereof by me;and was duty RECORDED.In the Volume and tail or the Monad RECORDS of Marta Carob.Tract,as Maumee Iawtam M Me,oil ,,,, FEB 2 5 1970 c` r,. COUNTY MIRK MARIM g Us JBC:sr 2-20-70 URBAN, COOLIDGE, PENNINGTON & SCOTT ATTORN[Y•AT LAW USED RFC ORDs D06'71�2 NCU.TOH.01•5.AY,MC..O,lD,MO 1 1: (7�f,C� HOUSTON,TEXAS 77001 VOL 7721 �� UVU ■ 1:3-25.70 u o 0 9 3 3 0 06711;2 LST B PO 1.`,0 THE STATE OF TEXAS X KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HARRIS X THAT WE, D. C. COLLINS, ET UX, BERNICE COLLINS, of the County of Harris, State of Texas, for and in consideration of the sum of EIGHTEEN THOUSAND TWO HUNDRED AND NO/100 ($18,200.00) DOLLARS,, to us in hand paid by SOUTHWESTERN BELL TELEPHONE COMPANY in cash, the receipt of which is hereby acknowledged, have GRANTED, SOLD and CONVEYED, and by these presents do GRANT, SELL and CONVEY unto the said SOUTHWESTERN BELL TELEPHONE COMPANY, a corporation organized under the Laws of the State of Missouri and having its I-% . principal place of business in the City of St. Louis, Missouri, »� and having a permit to do business in the State of Texas, herein- 1. • after called Grantee, the following described property,to-wit: 1.. This property is known as Lot 4, Block 25, Coll,egeview Addition, Harris County, Texas, / Lrt according to the map thereof recorded in Volume 6, Page 44, of the Map Records of Harris County. TO HAVE AND TO HOLD the above described premises, together with all and singular, the rights and appurtenances thereto in anywise belonging unto the said Grantee, its successors and assigns, forever and we do hereby bind ourselves, our heirs, executors and adminis- J trators to warrant and forever defend all and singular the said ./ premises unto the said Grantee, its successors and assigns, against every person whomsoever lawfully claiming or to claim the same or any part thereof. WHEREOF, WITNESS OUR HANDS this day of '�G' 'lC A.D., 1970. D. C. COLLINS BERNICE COLLINS APprwed N to form Legal Dept. THE STATE OF TEXAS I Hou[toeArea COUNTY OF HARRIS X Attorney BEFORE ME, the undersigned authority, a Notary Public in and for said County and State, on this day personally appeared D. C. COLLINS and BERNICE COLLINS, known to me to be the persons whose names are subscribed to the foregoing instrument, and acknowledged to me that they executed the same for the purposes and considerations therein expressed. GIVEN UNDER MY HAND AND SEAL OF OFFICE on this • day Of i :>' ‘ ', ./y .,)' , A.D. , 1970. Notary Public in and for Harris County, c .. Texas DEED RECORDS Voi 606 114-22-2216 STATE 01,TEXAS COUNTY OF HARRIS I hinny pray Milt MM Inetnnnent wee MID on the dote end ee the time stamped hereon by min end wee duty R[CORDW.In the Volume end eased the named RECORDS of Nrr4 CamtY.Twee,e•;tinged hwenn b me,ow ( "..!' z91 ,• FEB25t97O COUNTY CLERK MARRt{COUNTY,TEXAS 2� tJ11 .. " JLC.j1•p 1/25/74 URBAN, COOLIDGE, PENNINGTON & SCOTT - ATTORNEYS AT LAW SUITE 000,777 SOUT1.POSY OAK BUILDING HOUSTON,TEXAS 77027 D JAN-25.74 1 i a 6 •1 6 E070482 IS B PO 250 THE STATE OF TEXAS Z KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HARRIS X ( 173-32-1923 THAT WE, JESSE A. MORIN and wife, HELEN H. MORIN, for and in consideration of the sum of THIRTY-FIVE THOUSAND FIVE HUNDRED . AND NO/100 ($35,500.00) DOLLARS to us in hand paid in cash by i SOUTHWESTERN BELL TELEPHONE COMPANY, the receipt of which is hereby acknowledged, have GRANTED, SOLD and CONVEYED and by these presents S.!„ 1 do GRANT, SELL and CONVEY unto the said SOUTHWESTERN BELL TELEPHONE Li COMPANY, a corporation organized under the laws of the State of Missouri and having its principal place of business in the City of St. Louis, Missouri, and having a permit to do business in the State of Texas, hereinafter called "Grantee", the following fl / described property, to-wit: . // All All of Lot 6, Block 25, College View 1st Addition .t. Harris County, Texas, according to the map thereof V recorded in Volume 6, Page 44 of the Harris County Map Records, more particularly described as follows: BEGINNING at the northwest corner'of said Lot 6 in i •. the south line of Ruskin Street, based on a width • ""a of 60 feet, located 5.89°56'E. 250.00 feet from ' its intersection with the east line of. Academy cr11 U, Avenue; • Y E. n� m 22 t THENCE 5.89°56'E. 50.00 feet along the south line . L.4 u 0.:, of Ruskin Street being the north line of said Lot 6 -' F 7. 0.x'9 to an iron rod at its northeast corner; V CL � ,,. .,, THENCE South 115.10 feet along the east line of : -'ti said Lot 6 to an iron rod at its southeast corner; ' '7, .. .... THENCE N.89°56'W. 50.00 feet along the south line of Lot 6 to its southwest corner; • THENCE North 115.10 feet along the west line of said Lot 6 to the PLACE OF BEGINNING as surveyed by Robert M. Atkinson, and Associates, Inc., January 7, 1974. TO HAVE AND TO HOLD the above described premises together with . all and singular the rights and appurtenances thereto in anywise • 4 r .. • belonging unto the said Grantee, its successors and assigns • forever and we do hereby bind ourselves, our heirs, executors ._. and administrators to warrant and forever defend all and W singular the said premises unto the said Grantee, its successors and assigns against every person whomsoever lawfully claiming CO ' or to claim the same or any part thereof. Taxes have been prorated to the date hereof_ • EXECUTED this .25 day of January, A.D. , 1974. app reel As To ram JESSE A. MORIN / /ell Dept j 1144,17 % ? 7 t,t.1�. HELEN H. MORIN • THE STATE OF TEXAS j • COUNTY OF HARRIS j P • BEFORE -ME, the undersigned authority, on this day personally • appeared JESSE A. MORIN and wife, HELEN H. MORIN, known to me to be the persons whose names are subscribed to the foregoing instrument, and acknowledged to me that they executed the same for the purposes and consideration therein expressed. GIVEN UNDER MY HAND AND SEAL OF ORFICE this the , -day of January, A.D., 1974. p • N tary Publ•id in and; for. Harris - bounty, Texas 0,(./0-/C.yv Y- - 0 &X Ir2 -2- > CJ • • • JBC:jp 1-30--74 URBAN, COOLIDGE, PENNINGTON & SCOTT • ATTORNEYS AT LAW • SUITE UPS,7 7 1 5011111 POST OAK OUILOINO 174-21-1004 HOUSTON,TEXAS 77027 • n n FEB-544 1 2 17 03 E077367 LS B FU 2,50 THE STATE OF TEXAS , X X KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HARRIS X tTHAT WE, MAUDE TAYLOR FORD, a widow and GADSDEN MORRIS FORD, JR., the latter not being joined herein by his wife as the hereinafter described property comprises no part of his business or residential homestead, for and in consideration of the sum of THIRTY THOUSAND AND NO/100 ($30,000.00),•DOLLARS to us in hand paid in cash by SOUTHWESTERN BELL TELEPHONE COMPANY, •I1{: the receipt of which is hereby acknowledged, have GRANTED, SOLD and CONVEYED and by these presents do GRANT, SELL and CONVEY 7 unto the said SOUTHWESTERN BELL TELEPHONE COMPANY, a corpora- //C/-/ • tion organized under the laws of the State of Missouri and hav- ing its principal place of business in the City of St. Louis, • Missouri, and having a permit to do business in the State of Texas, hereinafter called "Grantee", the following described • property, to-wit: All of Lot 5, Block 25, College View• 1st J� Addition, Harris County, Texas, according to the map thereof recorded in Volume 6, Page 44, of the Harris County Map Records, more particularly described as follows: BEGINNING at the Northwest corner of said • Lot 5 in the South line of Ruskin Street, abased on a width of 60 feet, located S.89° 56'E. 200.00 feet from its intersection with the East line of Academy Avenue; r`v�� w} • THENCE S.89°56'E. 50.00 feet along the South '} line of Ruskin Street being the North line of said Lot 5 to its Northeast corner; e o-1 THENCE South 115.10 feet along the East line of said Lot 5 to its Southeast corner; THENCE N.89°56'W. 50.00 feet along the South �•, line of Lot'5 to an iron rod at its South- west corner; THENCE North 115.10 feet along the West line • of said Lot 5 to the PLACE OF BEGINNING, as surveyed by Robert M. Atkinson & Assoicates, • 0 Inc., January 7, 1974. • • • 174-Z!-1005 TO HAVE AND TO HOLD the above described premises to- igether with all and singular the rights and appurtenances thereto in any wise belonging unto the said Grantee, its suc- . cessors and assigns forever and we do hereby bind ourselves, i our heirs, executors and administrators to WARRANT and FOREVER defend all and singular the said premises unto the said Grantee, !'•' its successors and assigns against every person whomsoever • lawfully claiming or to claim the same or any part thereof. • Taxes have been prorated to the date hereof. • F.,e6-aa EXECUTED this...0d_ day of ai A.b., 1974. • • Approved Af To Fong `�� TOY ` ,/V� .� ) �- i Legal Dapt MAUDE AYLOR FORD Houston 4) • GADSDEN MORRIS FORD, JR. rPV k THE STATE OF TEXAS X COUNTY OF HARRIS X i•. ' BEFORE ME, the undersigned authority, on this day per- sonally appeared MAUDE TAYLOR FORD and GADSDEN MORRIS FORD, JR. , known to me to be the persons whose•names are subscribed to the foregoing instrument; and acknowledged to me that they executed the same for the purposes and consideration therein expressed. GIVEN UNDER MY HAND AND SEAL OF OFFICE this theZaAd..day •?'' of Januazg. A.D., 1974. ..F,Ph/•L.cary AE& .. .. .... /�u ` , / ' Notary�ublic in and for Ha/is ; County, Texas ( RETURN RECEIPT TO 1 CHICAGO TITLE INSURANCE COMPANY 1500 AUSTIN AT C ELL HOUSTON,TEXAS 77002 • • • G F, O S).j� - /� -2- 0 0A18 3H1V1138 tl tZI (.M.O.a ,oz l) z aavA31no8 31:11V7138 r-----;,L !q .2: IAi AI -<m .D ,,oc U �'r < bd �Inm, b" °�' 2 ' qty min q O o ti•o ' yNYVMbl ooi b'. iy .y YIIVM :�N0 N . .,4. - -a �d° �lel Is9� v hi m D ; \�` o rn ` .—.�+'�0 00.04 L M „9 L 9£.L9 S tm \"'VVVT g ���111 :1,.,,......:'. ® o O 41•c}b N•0 •1 °- ..' UI dWtl JNO J• �. 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' '� ;. . (, • .1. ,. "• u +, �4 ,.. e g -77, 4 -.46,..e- .• # w a ' 5 ,; -..;' , ' •i 1 i ' r 4 * -w r • all , . ) . ,..,... - • ,r • } ;4 -41111k r / j 1 '/).'' '''''i'l )-- i 1, 'Li ' i.'4.% i �' — _.�/ / iT13 ,.'_.( 1 , •'t- ). '' !J;J-4 1 !-1.I-!.1 H V#.4 11_ a 1--- - - ..i ri:.� ` i a, .! 44 I r r-tt ' !� � Aix 1 I a 1 d.I ' F r 1 / X14!\, .. y. NO PERMIT HAS EVER BEEN ISSUED FOR THE CONSTRUCTION OF A LOADING DOCK AT THE REFERENCED LOCATION. A REAR PLATFORM FOR EGRESS FROM A FIRE EXIT. (STRUCTURE WOULD NOT HAVE COMPLIED) ISSUANCE OF A PERMIT DOES NOT EXEMPT THE STRUCTURE FROM NON COMPLIANT USE. ATT ORIGINATED 932 AND 1039 IN THE ZPC AND SHEPHERDED THEORDINANCES THROUGH CITY COUNCIL. THEY ABSOLUTELY KNEW THAT THE "PARKING LOTS" ARE "PARKING VEHICLES" (the ordinances cured the "on street" parking issue.) ATT DOES NOT FULFILL THE REQUIREMENTS FOR A SPECIAL EXCEPTION UNDER ANY PORTION OF SECTION 12 OR SPECIDIFICALLY 12-106. 12-106 REQUIRES COMPLIANCE WITH THE FOLLOWING Section 12-106. - Special exception, certain work under permit. Generally, The ZBA may issue a special exception to grant PNC status for a structural item that did not conform to this ordinance when it was constructed or established, if the ZBA finds: (2) Before the work was done, neither the owner, the designer, the surveyor, the contractor nor any other person assisting with the work knew about the noncompliance; (3) The nonconformance was clearly covered by the city permit(the same permit for which the plans and specifications were submitted), and the permit was otherwise regularly issued; (5) The item will neither constitute a health or safety hazard nor cause a significant impact upon another person or property; and Scope of exception. For good cause shown, such a special exception may allow completion, minor modification and occupancy of the structural item without losing PNC status. ZBA HAS NO JURISDICTION IN THIS REQUEST. Texas Local Government Statues describe the powers of the Board of Adjustment to hear request from citizens. In January the Board heard the ATT request for a special exception to ordinances 1039 and 932. According to TxLocGovSatutes 211.011. ATT must file suit in the District Court to appeal a ZBA matter. ZBA should not act in direct contradiction to the zoning ordinance and their role obligations as ZAB Against the board's direction to prohibit commercial expansion Article V Section 5.01. - General- "The peripheral area zoned for non single-family, commercial use should not be expanded." Article IV, section 4.01 The City should encourage the preservation, maintenance and, where possible, the enhancement of the original housing stock. Article IV, section 4.04 "By careful and consistent application of the zoning ordinance, the City should be able to preserve and enhance property values and the traditional character of the community and quality of life for its residents" " the zoning ordinance should reflect the expectation of the citizens (ATT is not a citizen, ) to better serve the community" There is nothing that enhances the property values A parking lot is for parking, not for allowing 18-wheelers commercial access for their commercial activity Putting the dumpster onto Academy is the CITY's problem - not ZBA's The Ordinance states directly that if Academy were to be made a ommercial street it will come at great expense for the city All legal documents show Academy to be a residential street If the city decides to make it a commercial street, they need to put in the resources including traffic regulations to make it a commercial street The zoning board's unmistaken direction is to prohibit not promote commercial expansion in the peripheral area. A parking lot for parking, not for allowing 18 wheelers commercial access for their commercial activity ZBA's obligation is to ENHANCE proterty values There is nothing that will enhance the property cvalues Should be reminded what their role is a 6 ORDMABCE NUMBER AV ORDIS:AliCE DETERM:NING THE ISCESITY FOR AND Th CONS.7‘71)CTION OF A CUL-DE-SAC OR TuRN_UOUTZ STRaI; 1. 0VIDIIK.1 FOB THE. EIGKT TO REMOVE SUCH 02-DE-SAC; PROVIDING FoF CONTINUED INGRESS AND EGRESS BY ADJACENT FRO- FEFTY OWNERS; PROVIDING FOR THE CONTINUED EFFICIENCY OF 7-7 FIRE, POLICE AND UTILITY DEPART NETS OF THE CITY; AND PRO- VIDING AV EFFECTIVE DATE the CitY Commission has determined that the vclue and character of vehicelar traffic no- using Academy Street has greatly increased over the past five (5) years, and thr volume of such traffic has progressively increased over such period of time; and W'iEREAS, Academy Street was originally constructed for normal residential traffic only, and the present use of such street is damaging the street to the extent that its normal useful life will be greatly and the City Commission has determined that 'unless the present uso of nuer, st -cr s curtailed, the street would have to be corspletely reconstructed at great expense to the city; and 1,THMEAS. Acades7 Street has never been designated es a thoroughfare for use of trucks, buses and other heavy vehicular traffic, and the City Commission finds that it would be in the best interest and general welfare of all citizens and property owners in the immediate area, that suc:n street be closed to through traffic, NOW, THEREFORE. BE IT ORDAINED BY THE CITY COMYJSSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS: Section 1. A cul-de-sac or turn-around shall be constructed on Academy Street in the manner and at the point as indicated on a plat, Prepared by the City Engineer, marked "Exhibit A" and attached hereto. and made a part of this ordinance for all purposes. Section 2. That nothing herein shall preclude the right of the city t: r,:move such cal-le-sac or turn-around at any time in the future if such removal is determined to be in the best interest of the City. Section 3. That said cul-de-sac or turn-around shall be constructed in such manner and at such location as to not affect the ingress and egress of property owners to their property. Section 4. That the construction of said cul-de-sac or turn-around will in no way ieir the efficiency of the Fire Department, Police Depart- ment, public utilities or public welfare. Section 5. This ordinance shall take effeet and be in force immedia. y tely upon its passage end apprTial as requ ired by law. PASSED AND APPROVED this 12th day of May, 1969. Commissioners Voting Aye: All Commissioners Voting No: None ATTEST: . , Mearm■—, " ; ) MYOr cz:/ t 0 6 ORDINANCE NUMBER 920 AN ORDINANCE DETERMINING THE NECESSITY FOR AND AUTHORIZING THE CONSTRUCTION OF A CUL-DE-SAC OR TURN-AROUND ON ACADEMY STREET; PROVIDING FOR THE RIGHT TO REMOVE SUCH CUL-DE-SAC; PROVIDING FOR CONTINUED INGRESS AND EGRESS BY ADJACENT FRO- PERT' OWNERS; PROVIDING FOR THE CONTINUED EFFICIENCY OF THE FIRE, POLICE AND UTILITY DEPARTMENTS OF THE CITY; AND PRO- VIDING AN EFFECTIVE DATE WHEREAS, the City Commission has determined that the volume and character of vehicular traffic now using Academy Street has greatly increased over the past five (5) years, and the volume of such traffic has progressively increased over such period of time; and WHEREAS, Academy Street was originally constructed for normal residential traffic only, and the present use of such street is damaging the street to the extent that its normal useful life will be greatly decreased, and the City Commission has determined that unless the present use of such street is curtailed, the street would have to be completely reconstructed at great expense to the city; and WHEREAS, Academy Street has never been designated as a thoroughfare for use of trucks, buses and other heavy vehicular traffic, and the City Commission finds that it would be in the best interest and, general welfare of all citizens and property owners in the immediate area, that such street be closed to through traffic. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS: Section 1. A cul-de-sac or turn-around shall be constructed on Academy Street in the manner and at the point as indicated on a plat, prepared by the City Engineer, marked "Exhibit At and attached hereto, and made a part of this ordinance for all purposes. Section 2. That nothing herein shall preclude the right of the city to remove such cul-de-sac or turn-around at any time in the future if such removal is determined to be in the best interest of the City. Section 3. That said cul-de-sac or turn-around shall be constructed in such manner and at such location as to not affect the ingress and egress of property owners to their property. Section 4. That the construction of said cul-de-sac or turn-around will in no way impair the efficiency of the Fire Department, Police Depart- ment, public utilitim or public welfare. Section 5. This ordinance shall take effect and be in force immedia- tely upon its passage and approval as required by law. PASSED AND APPROVED this 12th day of May, 1969. Commissioners Voting Aye: All Commissioners Voting No None ATTEST: 40 or or e Assistant City Secretary [ Hcad Acct: 0090230000016 Page 1 61-'2 a Thursday,September 22, 2016 Tax Year: 20153 HARRIS COUNTY APPRAISAL DISTRICT REAL PROPERTY ACCOUNT INFORMATION 01Print �E-mail • 0090230000016 Ownership History I Fiduciary Information Owner and Property Information Owner Name & SOUTHWESTERN BELL TELE CO Legal LT 17 &TR 16 Mailing Address: 909 CHESTNUT ST RM 36 Description: CAMBRIDGE PLACE SAINT LOUIS MO 63101-2017 Property 6707 ACADEMY ST Address: HOUSTON TX 77025 State Class Code and Use Code Building Class Total Units 34 -- Telephone Companies 8001 -- Land Neighborhood Section 1 0 Land Area Total Living Area Net Rentable Area Neighborhood Market Area Map Facet Key Map® 54,149 SF 72,468 0 5905.03 6003 -- Inner Loop West 5255C 532E Value Status Information Value Status Notice Date Shared CAD Noticed 07/31/2015 No Exemptions and Jurisdictions Exemption Exemption 2014 2015 `7r11" Type Districts Jurisdictions Value Rate Rate lax Bill None 001 HOUSTON ISD Certified: 1.196700 1.196700 View 08/14/2015 040 HARRIS COUNTY Certified: 0.417310 0.419230 e,: 08/14/2015 041 HARRIS CO FLOOD CNTRL Certified: 0.027360 0.027330 08/14/2015 042 PORT OF HOUSTON AUTHY Certified: 0.015310 0.013420 08/14/2015 043 HARRIS CO HOSP DIST Certified: 0.170000 0.170000 08/14/2015 044 HARRIS CO EDUC DEPT Certified: 0.005999 0.005422 08/14/2015 048 HOU COMMUNITY Certified: COLLEGE 08/14/2015 0.106890 0.101942 085 WEST UNIVERSITY PLACE Certified: 0.361790 0.331790 08/14/2015 Texas law prohibits us from displaying residential photographs, sketches, floor plans, or information indicating the age of a property owner on our website. You can inspect this information or get a copy at HCAD's information center at 13013 NW Freeway. Valuations Value as of January 1, 2014 Value as of January 1, 2015 Market Appraised Market Appraised Land 3,573,834 Land 3,519,685 Improvement 586,718 Improvement 586,718 Total 4,160,552 4,160,552 Total 4,106,403 4,106,403 5-Year Value History http://hcad.org/records/details.asp?crypt=%94%9A%B0%94%BFg%84%8 D%88zj g%8E1... 9/22/2016 i-lcad Acct: 0090230000016 Page 2 of 2 s Land Market Value Land ; ,12 Description Site Unit Units Size Site O/R O/R Total Unit Unit Value Code Type Factor Factor Factor Reason Adj Price Price 1 8001 -- Land Neighborhood 4710 SF 54,149 1.00 1.00 1.00 -- 1.00 65.00 65.00 3,519,685.00 Section 1 Building c;mid;n j Year Built Type Style Quality Impr Sq Ft Building Details 1 1961 Telephone Equipment 8470 -- Equipment (Shop) Building Good 52,386 Displayed 2 1957 Telephone Equipment 8470 -- Equipment (Shop) Building Average 20,082 View Building Details (1) Building Data Building Areas Element Details Description Area Exterior Wall Br/ Concr Block BASE AREA PRI 18,526 Functional Utility Poor BASE AREA UPR 16,930 Physical Condition Poor BASE AREA UPR 16,930 Economic Obsolescence Poor Element Units Wall Height 16 Wall Height 15 Wall Height 12 Wall Height 11 Interior Finish Percent 100 Extra Features Line Description Quality Condition Units Year Bulit 1 BASEMENT OPEN WELL Average Average 5 1957 2 Paving - Asphalt Average Average 34,000 1973 3 Paving - Light Concrete Average Average 4,000 1973 4 "Basement,Commercial Storage Fire Proofed Fair Average 1,596 1961 5 Basement,Commercial Storage Fire Proofed Fair Average 16,930 1961 6 Penthouse, Mechanical Good Fair Average 934 1961 7 Basement,Commercial Storage Fire Proofed Fair Average 3,604 1957 8 Basement, Office/Med/Bnk Fireproofed Fair Average 6,600 1957 9 Penthouse, Mechanical Good Fair Average 200 1957 http://hcad.org/records/details.asp?crypt=%94%9A%B0%94%BFg%84%8D%88zjg%8E1... 9/22/2016 Hcad Acct: 0551650000001 Page 1 of 2 Thursday,September 22, 2016. Tax Year: 2oi5' ' HARRIS COUNTY APPRAISAL DISTRICT REAL PROPERTY ACCOUNT INFORMATION Print III E-mail 0551650000001 Ownership History I Fiduciary Information Owner and Property Information Owner Name & SOUTHWESTERN BELL TELE CO Legal LTS 1 THRU 6 BLK 25 Mailing Address: 909 CHESTNUT ST RM 36 Description: COLLEGEVIEW SEC 1 SAINT LOUIS MO 63101-2017 Property 0 RUSKIN ST Address: HOUSTON TX 77005 State Class Code Land Use Code Building Class Total Units J4 -- Telephone Companies 8001 -- Land Neighborhood Section 1 E 0 Land Area Total Living Area Net Rentable Area Neighborhood Market Area Map Facet Key Map® 34,500 SF 0 0 5905.03 4005 -- West Loop South 52550 532E Value Status Information Value Status Notice Date Shared CAD Noticed 07/29/2016 No Exemptions and Jurisdictions Exemption Exemption 2015 2016 Type Districts Jurisdictions Value ARE Status Rate Rate None 001 HOUSTON ISD Certified: 1.196700 08/12/2016 040 HARRIS COUNTY Certified: 0.419230 08/12/2016 041 HARRIS CO FLOOD CNTRL Certified: 0.027330 08/12/2016 042 PORT OF HOUSTON AUTHY Certified: 0.013420 08/12/2016 043 HARRIS CO HOSP DIST Certified: 0.170000 08/12/2016 044 HARRIS CO EDUC DEPT Certified: 0.005422 08/12/2016 048 HOU COMMUNITY Certified: 0.101942 COLLEGE 08/12/2016 085 WEST UNIVERSITY PLACE Certified: 0.331790 08/12/2016 Texas law prohibits us from displaying residential photographs, sketches, floor plans, or information indicating the age of a property owner on our website. You can inspect this information or get a copy at HCAD's information center at 13013 NW Freeway. Valuations Value as of January 1, 2015 Value as of January 1, 2016 Market Appraised Market Appraised Land 2,242,500 Land 2,242,500 Improvement 23,625 Improvement 23,625 Total 2,266,125 2,266,125 Total 2,266,125 2,266,125 5-Year Value History http://hcad.org/records/details.asp?crypt=%94%9A%BO%94%BFg%84%92%84%7Bni%8... 9/22/2016 Hcad Acct: 0551650000001 Page 2 of 2 Land Market Value Land Description Site Unit Units Size Site 0/R 0/R Total Unit Unit Value Code Type Factor Factor Factor Reason Adj Price Price 1 8001 -- Land Neighborhood 4706 SF 34,500 1.00 1.00 1.00 -- 1.00 65.00 65.00 2,242,500.00 Section 1 Pmildtrvi Vacant (No Building Data) Extra Features Line Description Quality Condition Units Year Bulit 1 Paving - Asphalt Average Average 30,000 1970 http://hcad.org/records/details.asp?crypt=%94%9A%B0%94%BFg%84%92%84%7Bni%8... 9/22/2016 • 'r t 'ourtb Court of ZIppeatt4 an antonto, Eexal MEMORANDUM OPINION No. 04-15-00021-CV BOARD OF ADJUSTMENT OF THE CITY OF SAN ANTONIO, Appellant v. Michael and Theresa HAYES, Appellees From the County Court at Law No. 10, Bexar County, Texas Trial Court No. 2014CV00284 Honorable David J. Rodriguez, Judge Presiding Opinion by: Sandee Bryan Marion, Chief Justice Sitting: Sandee Bryan Marion, Chief Justice Marialyn Barnard, Justice Patricia O. Alvarez, Justice Delivered and Filed: February 24, 2016 REVERSED AND REMANDED On March 4, 2014, the Director of the City of San Antonio's Development Services Department revoked a permit issued for the construction of a metal railing. The Director's letter stated that the permit was issued in error because the Board of Adjustment of the City of San Antonio previously determined on January 13, 2014, that the railing would be a sports court fence subject to a 20' setback requirement. The permit was revoked because it did not require the 20' setback. The homeowner who sought the permit, Michele Pauli Torres, appealed the Director's decision to the Board of Adjustment which unanimously approved a motion granting the appeal 04-15-00021-CV and rescinding and modifying the Director's decision by allowing the railing to be constructed as the design was presented to the Board of Adjustment. This appeal challenges the trial court's finding that the Board of Adjustment lacked jurisdiction to consider the appeal of the Director's decision to revoke the permit. On appeal, the Board contends: (1) the appellees, Michael and Theresa Hayes, failed to timely petition the trial court for judicial review of the Board's decision; (2) neither the Board nor the trial court had jurisdiction to consider whether the Board lacked jurisdiction to hear the appeal of the director's decision; and (3) if the trial court's judgment is affirmed, the cause must be returned to the Board of Adjustment for consideration of a variance application which was pending with the appeal of the Director's decision but was not decided. BACKGROUND In 2011, Michele Pauli Torres and Allan Torres hired an unlicensed contractor to construct a stadium-size sports/tennis court in their backyard. The Torreses did not obtain a permit from the City of San Antonio before undertaking the construction.1 The Torreses' neighbors, Michael and Theresa Hayes, who are the appellees in this appeal, sued the Torreses because the sports court was placed as close as two feet from their common property line and its height allows those using the court to see over the Hayeses' fence into their backyard. The Hayeses obtained a temporary injunction precluding the use of the sports court.2 In April of 2013, the Torreses submitted a permit application (AP #1876879) for a removable ball containment netting system designed to keep tennis balls from entering abutting properties when the tennis court was in use. In August of 2013, the Torreses submitted a general The record contains references to the fact that a permit was obtained after the construction was completed. 2 When the trial court entered the order being appealed,this separate lawsuit in which the injunction was granted was still pending. -2- 04-15-00021-CV repair permit application (AP #1908870) for the installation of a railing around the sports court. The railing, as described, would be forty inches in height and have round metal posts, wire mesh, and a flat top surface comprised of Trex material. With the applications, the Torreses submitted an affidavit from the Director in which he concluded: . . . . According to the San Antonio Unified Development Code("UDC"),this type of railing and netting barrier system is not a "fence" as defined in the UDC; therefore, the twenty-foot setback for a sports court fence does not apply. Further, this type of railing and netting system does not require a variance from the City. In addition,this type of railing and netting system requires only a general repair permit for installation of the railing, but the netting does not require a permit. The general repair permit application(AP#1908870)was approved by the Director,and the permit was issued. The Hayeses appealed the Director's decision to the Board of Adjustment. On January 13, 2014, the Board of Adjustment held a hearing on the appeal. At the conclusion of the hearing, a motion was approved reversing the Director's decisions that: (1) the railing was not a fence or a sport court fence; and (2) the netting system is not a fence or sport court fence. Based on this motion, both the railing and the netting system were considered a fence or sport court fence requiring permits and were subject to a minimum 20-foot setback requirement. On February 12, 2014, the Torreses submitted a permit application to the City of San Antonio for the same railing with wire mesh previously described but without any netting system. The following is a picture depicting the type of railing the Torreses wanted to construct: -3 - 04-15-00021-CV ? u a • 3 e�f t. t4 ry �, On February 13,2014,the Director initially issued the permit(AP#1951114);however,in a letter dated March 4, 2014, the Director rescinded the permit. In his letter rescinding the permit, the Director stated: The purpose of this letter is to advise that Development Services revoked Permit No. 195114 [sic] issued on February 13, 2014 for a "40" metal railing to rear & right side of the property"[sic] at 151 Algerita. This permit was issued in error due to the Board of Adjustment's determination on January 13, 2014 that the structure would be a Sports Court Fence and subject to the 20' setback requirement. As such the department cannot issue the permit without a variance from the Board of Adjustment. On March 20, 2014, the Torreses submitted a request for a variance to the Board of Adjustment. The same day, the Torreses appealed the Director's decision to rescind the permit to the Board of Adjustment, asserting the railing is not a sport court fence. On April 21, 2014, the Torreses' appeal was presented to the Board of Adjustment. The record reflects the Hayeses's attorney appeared and participated. The agenda described the appeal as "an appeal of the Director's decision to rescind building permit #1951114 for a guard rail & classifying it[as] a sport court fence." The Torreses request for a variance was also on the agenda to be considered if the Board of Adjustment denied the Torreses' appeal and upheld the Director's revocation of the permit. The agenda described the variance as "a variance from the 20-foot setback to allow installation of a guard fall protection system on the property line." -4- 04-15-00021-CV The Development Services Department Staff Report presented to the Board of Adjustment included the following summary: The subject property is a 40,000 square foot lot created in 1949 with the recording of the Algerita Park Subdivision. The property improvements include a single family home, a swimming pool, a pool house, outdoor patio and a tennis court. The tennis court has been the subject of an on-going dispute between the owners and a neighboring property owner. As such, it has not been used in years and has no fencing surrounding it. Because of natural grades and construction leveling, the court is elevated above the neighboring property 10 to 12 feet and needs some guard fall protection. The staff recommended the appeal be denied based on the following findings: Board of Adjustment already ruled to reverse the Director's decision that a guardrail was not a fence or a sport court fence. Therefore, this decision requires the property owner to seek a variance to permit a guardrail within the 20 foot setback. The staff recommended the variance be granted based on the following findings: 1. The guard fall protection system should be located on the edge of the slab. 2. The setback of 20 feet leaves the edge unprotected. Following the staff's introduction of its recommendations, Rob Killen made a presentation for the Torreses. Killen asserted the railing was not a sport court fence because the railing would have openings of four inches and tennis balls, which have a diameter of two inches, could freely pass through the openings. One of the members of the Board of Adjustment, Gabriel Velasquez, commented, "The—you know, to my looking at the pictures it's kind of a rail with a fence." A short time later, the following exchange occurred between Velasquez and Killen: MR. VELASQUEZ: —just one question in terms of the rail—the railing. Are you open to a more conventional rail system that takes into consideration children right— MR. KILLEN: Yeah. MR. VELASQUEZ: And leaving off the grilling—the—what I consider fencing or— MR. KILLEN: Absolutely. After additional discussion, Velasquez further commented: -5- 04-15-00021-CV MR. VELASQUEZ• But it's clearly a rail. Okay? Now the fact that the picture is a rail fence, that's another subject. Right? Because it's a rail with fencing. You take the fencing out, there's a lot of ways to build a rail. It's clearly a rail. If it's—if it's intended to keep people from falling over, that's different than a fence that keeps people from moving in. Right? A short time later, the following exchange occurred: MR. MARTINEZ [Board member]: I understand. But what you're showing us is an example of a fence instead of just a safety rail. What I'm saying — what I'm trying to get across here is: The definition of a safety rail is not a guardrail, it is not a fence. It is a device that prevents people from falling off a platform, like any rail going downstairs or around a deck or anything like that. But once you put a fencing material on, then, you've changed the definition. MS. HERNANDEZ [staff member]: Could you— Tony could you show [Killen's] picture of the guardrail. MR. FELTS [staff member]: (Complies.) MR. MARTINEZ: Exactly. And what they've utilized here is welded fencing panels into the fence—into the rail, which converts the definition. What I'm saying is if it was a true safety rail it would have balusters and rail and that's it. MS. HERNANDEZ: Let me confer with staff very quickly. (Off-the-record discussion) MS. HERNANDEZ: All right. We've conferred. The Applicant is— THE CHAIR: Order from the Board. Please, continue. MS. HERNANDEZ: So we've conferred with staff and, yes, it is fencing material along—along the post. And so the Applicant is here to clarify what he's requesting and clarify what it will look like. MR. KILLEN: Yeah, I just conferred with Mr. and Mrs. Tones. If the concern is the material between the slats,that can be removed. Now, what we will need is probably a few more slats, of course, to keep kids—like I said, they've got a newborn and so they want to keep it safe. But we would take out that wire material, that kind of mesh there. So we would take that out of the equation so that it's purely a rail. In response to another Board member's question regarding whether an approval of the proposal then presented would go against the January ruling,Ms. Hernandez stated, "I believe,based on— based on what — especially since the Applicant has changed what it looks like, it is a different request than what you saw in January." -6- 04-15-00021-CV David Earl then made a presentation for the Hayeses and argued the following: This Board does not have authority or jurisdiction to hear the [appeal which is the] first matter before you today. The [Torreses] had an obligation to exhaust through [sic] administrative remedies. When Mr. [Hayes] got a favorable ruling from this Board of January 13th, [the Torreses] had an obligation to appeal that ruling, that was adverse to them, to the district or county court. They failed to do so. After further discussion, the following exchange occurred regarding the January decision: MR. VELASQUEZ: The appeal makes sense—I mean, it makes sense to rescind [the decision on the January] appeal, but then that's where you said that, well, we would be—we would be reversing a decision that we made or a— MS. HERNANDEZ: No, what's presented in front of you now, based on the Applicant's MS. PAHL [staff member]: Amended request. MS. HERNANDEZ: amended request is an entirely different guardrail that's in front of you today. So a motion to reverse the director's decision wouldn't reverse the same decision or wouldn't contradict the same decision that you made in January,because you were looking at a different guardrail and you were looking at a different— at a netting system. *** MR.MARTINEZ: I just wanted to make sure that it wouldn't be interpreted to also include this fencing that we considered back in January. MR. HERNANDEZ: No, no. MR. MARTINEZ: And only that which we're seeing today. MS. HERNANDEZ: Yes,amended by the Applicant to remove that wiring. MR. MARTINEZ: To what? To remove the wiring? MS. HERNANDEZ: To remove the wiring. He amended it here at the podium to remove that wiring. BOARD MEMBER: There's no wire mesh. MS. HERNANDEZ: There's no wire mesh anymore. At the conclusion of the hearing, the following motion was made: I would move . . . to rescind and modify the director's decision on Permit No. 195-1114 [sic] and allow a railing, such as the one that has been presented to the Board, to be erected in the location that has also been presented to the Board along a facility that has been identified as a sport court, a tennis court. ... And that it's this member's opinion that that is not to be considered a sports fence, as was discussed and described in previous hearings. End of motion. The motion unanimously passed. -7- 04-15-00021-CV The Hayeses sought judicial review of the Board of Adjustment's decision by filing a Petition for Writ of Certiorari asserting the decision on permit application #1951114 was "arbitrary, capricious and illegal, and constitutes an abuse of discretion"for the following reasons: (1) the Board of Adjustment did not have jurisdiction to hear and rule on the Torreses' appeal because the Torreses failed to exhaust their administrative remedies with regard to the January decision; (2) the Board of Adjustment did not make findings of fact required by section 35-801(k) of the San Antonio Unified Development Code to grant a variance; and (3) the Torreses did not prove the six conditions required to be shown to enable the Board of Adjustment to grant a variance. The Hayeses also asserted claims relating to the Torreses' initial construction of the sport court. The Board of Adjustment filed an objection to the Hayeses' pleading, asserting the writ of certiorari was untimely filed. The Hayeses filed a response asserting their pleading was timely filed. The trial court conducted a hearing on the objection and the Hayeses' pleading. During the hearing, the trial court overruled the Board of Adjustment's objection, ruling the Hayeses' pleading was timely filed. The trial court then heard arguments regarding the merits of the grounds presented in the Hayeses' pleading for reversing the Board of Adjustment's decision and took the matter under advisement. The trial court subsequently signed an order finding the Board of Adjustment lacked jurisdiction to consider the Torreses' appeal and reversed the Board of Adjustment's decision. The trial court's order stated permit#1951114 remained revoked and the Board of Adjustment's January decision remained final. The Board of Adjustment appeals. TRIAL COURT'S REVERSAL OF BOARD OF ADJUSTMENT'S DECISION The Board of Adjustment contends the trial court erred in reversing its decision on the basis that the Board did not have jurisdiction to consider the Torreses' appeal because the Torreses failed -8- 04-15-00021-CV to seek judicial review of the Board of Adjustment's January decision that the railing in question was a sport court fence. A. Methods to Challenge Board of Adjustment's Decision A distinction exists between whether a board of adjustment has the power to act and whether it exercised its power illegally. City of San Antonio v. El Dorado Amusement Co., 195 S.W.3d 238, 250 (Tex. App.—San Antonio 2006, pet. denied). If a board of adjustment does not have the power to act, its decision can be collaterally attacked. Id. If a board of adjustment has the power to act, the only means to challenge whether the board exercised its power illegally is through the statutory writ of certiorari proceeding. Id. 1. Writ of Certiorari "The legislature has expressly provided a means f o r challenging an action taken by . . . a board of adjustment." Id. at 249 (quoting West Tex. Water Refiners, Inc. v. S & B Beverage Co., 915 S.W.2d 623, 626 (Tex. App.—El Paso 1996, no writ)). That means is by filing a petition for a writ of certiorari asserting the decision by the board of adjustment is illegal. See id. at 249-50. "The only issue to be determined in a writ of certiorari proceeding is the legality of the board's order." Id. at 250. To establish that a board of adjustment's decision is illegal,"the party attacking the order must present a very clear showing of abuse of discretion." Town of Bartonville Planning &Zoning Bd. of Adjustments v. Bartonville Water Supply Corp., 410 S.W.3d 23, 29 (Tex. App.— San Antonio 2013, pet. denied) (internal citations omitted). In exercising its discretion, a board of adjustment has no discretion to determine the validity of an ordinance but only has authority to ensure the ordinances are followed. Id. at 30. 2. Collateral Attack "A board of adjustment derives its power from both the statute and the city ordinance establishing it and defining its local function and powers." El Dorado Amusement Co., 195 S.W.3d -9- 04-15-00021-CV at 250. "A board of adjustment must act within the strictures set by the legislature and the city council and may not stray outside its specifically granted authority." Id. (internal citations omitted). "Any action exceeding this authority is null and void and subject to collateral attack." Id. B. The Hayeses's Challenge The Board of Adjustment contends the trial court erred in reversing its decision based on the Torreses' failure to exhaust administrative remedies. Because the Hayeses filed a writ of certiorari proceeding, the Board of Adjustment's argument is that the only issue presented for judicial review was whether the Board of Adjustment acted illegally in applying the definitions in the City of San Antonio's Uniform Development Code to the proposed railing to determine whether the Director properly rescinded the permit. We do not read the Hayeses's petition so narrowly. Although the pleading is styled as a petition for writ of certiorari, we look to the substance of a pleading not merely its title. See Surgitek, Bristol-Myers Corp. v.Abel, 997 S.W.3d 598, 601 (Tex. 1999);Hamblin v. Lamont,433 S.W.3d 51,55 n.1 (Tex.App.—San Antonio 2013,pet.denied). Although portions of the Hayeses' petition challenge the legality of the Board of Adjustment's decision, the petition also alleges the Board of Adjustment had no jurisdiction to hear the Torreses' appeal because the January decision was not challenged in the trial court and was final. This allegation challenges the Board of Adjustment's power to act and constitutes a collateral attack on the Board of Adjustment's decision.3 3 The trial court's judgment states the trial court considered the Hayeses'request for review of the action by the Board of Adjustment"pursuant to Sec. 211.011 of the Texas Local Government Code (the"Act") and on other grounds." Section 211.011 governs the filing of a petition for writ of certiorari; therefore, the trial court's reference to "other grounds"can be read as the trial court construing the petition to contain a collateral attack. - 10- 04-15-00021-CV We could find no authority that would preclude the Hayeses from combining both types of challenges in their petition. Because we hold the Hayeses' petition incorporated a collateral attack, we need not address the Board of Adjustment's first issue regarding the timeliness of the petition because the portion of the petition containing the collateral attack is not subject to the 10-day filing requirement. C. Board of Adjustment's Jurisdiction The Hayeses contended the Board of Adjustment did not have jurisdiction to reconsider its January decision because the Torreses did not seek judicial review of that decision.4 This contention rests on the premise that the Board of Adjustment reconsidered its January decision at the April hearing. As detailed in the background above, however, the Torreses amended their application to remove the wire mesh from the proposed railing during the course of the Board of Adjustment's proceedings. The amended application sought approval of the proposed railing without the wire mesh. The Board of Adjustment's decision was based on this amended application. In Anthony v. Bd. of Adjustment of City of Stephenville,Jay Anthony owned property in the City of Stephenville on which he wanted to build a 7,811 square foot convenience store with two enclosed drive-through lanes. No. 11-12-00159-CV, 2014 WL 3398139, at *1 (Tex. App.— Eastland July 10, 2014, no pet.). The Director of Community Development for the City, Betty L. Chew, met with Anthony and informed him the proposed use was not a classified use under the City's zoning ordinance and therefore was not permitted. Id. Chew did, however, place an item a The Board of Adjustment notes the January minutes were not approved until February 5, 2014. Because February 15,2014 was a Saturday,the Torreses would have been required to file a petition to seek judicial review no later than February 17, 2014. TEX.Loc.Gov'T CODE Arta. § 211.011(b) (West 2008) (petition must be filed"within 10 days after the date the decision is filed in the board's office"). Before that deadline, however, the Director issued the Torreses the permit on February 13,2014,which allowed them to install the railing. The Director did not revoke the permit until March 4, 2014,which was after the deadline for filing a petition to seek review of the January decision had passed. - 11 - 04-15-00021-CV on the agenda of the planning and zoning commission for its December 2010 meeting to consider amending the zoning ordinance to allow the use. Id. The motion failed to pass. Id. In August of 2011, Shawn Felton, a general contractor, filed an application for a commercial building permit to construct "Cowboys Convenience Store" with drive-through service on Anthony's property. Id. By letter dated September 30, 2011,the city attorney informed Anthony's attorney that the proposed use was not allowed under the zoning ordinance. Id. No appeal was taken from this decision. Id. In November of 2011, Anthony's wife filed an application for a commercial building permit to construct a business called"Cowboy Convenience Store"on the same property. Id. The city attorney again notified Anthony's attorney the use was not allowed and also informed Anthony's attorney that the matter had already been decided and "there was no meaningful difference between the August application and the November application." Id. Anthony appealed the decision on the second application to the Board of Adjustment, and the Board of Adjustment denied the appeal. Id. Anthony filed an original petition and application for writ of certiorari in district court. Id. at*2. The City filed a plea to the jurisdiction asserting Anthony's applications were not materially different, and, since Anthony did not exhaust his administrative remedies with regard to the first application,the trial court was without jurisdiction to consider his claims. Id. Anthony responded that the second application was materially different from the first one. Id. The trial court granted the plea to the jurisdiction. Id. Anthony appealed the trial court's decision. Id. at *1. The Eastland court of appeals examined the two applications and held the second application was essentially the same as the first application. Id. at *3-4. Because Anthony did not appeal the denial of the first application, the Eastland court held the trial court properly granted the City's plea to the jurisdiction. Id. at *4. - 12- 04-15-00021-CV In the instant case, although the second application for the railing was essentially the same as the first application,the Torreses amended the second application during the course of the Board of Adjustment's proceeding to remove the wire mesh. Accordingly,the Board of Adjustment was not reconsidering its prior decision but was considering whether the railing without the mesh was a sport court fence subject to the 20 foot setback requirement. Because the Hayeses's jurisdictional argument was based on the Board of Adjustment reconsidering its prior decision and the record establishes the Board of Adjustment's decision was not a reconsideration of the same railing, the trial court erred in concluding the Board of Adjustment was without jurisdiction to act. See id. During oral argument, the Hayeses's attorney made reference to a comment made after the motion was made and seconded during the Board's hearing on April 21, 2014. As previously noted, the following was the motion made at the hearing and is the motion contained in the Board of Adjustment's minutes: I would move . . . to rescind and modify the director's decision on Permit No. 195-1114 [sic] and allow a railing, such as the one that has been presented to the Board,to be erected in the location that has also been presented to the Board along a facility that has been identified as a sport court, a tennis court. ... And that it's this member's opinion that that is not to be considered a sports fence, as was discussed and described in previous hearings. End of motion. (emphasis added). After the motion was seconded, the following exchange occurred: BOARD MEMBER: Do we need to have findings or discussion? MS. HERNANDEZ [staff member]: You would have discussion. BOARD MEMBER: We had discussion. MR. CAMARDO [board member who made the motion]: Yeah, I was going to say, I didn't think there were findings necessary and that we're not acting on a distance variance or whatever. MS. HERNANDEZ: That's correct. There's no specific findings required by the code. But discussion or a continued dialogue would be helpful. MR. CAMARGO: From a discussion standpoint, I think what has been pointed out by the majority of the members here is that safety is a big factor. We may or may not agree whether this tennis court should have been allowed at this elevation at this location, but it has been permitted and it is there in existence. - 13 - 04-15-00021-CV Now it's our—it falls on our shoulders to provide protection for the —for [the] general public. And for that reason I feel that the—the railing, the fencing, whatever you want to call it—this barrier— BOARD MEMBER: Not a fence. MR. CAMARGO: —is—is for the protection of the general public. THE CHAIR: That you, Mr. Camargo. I would just like to add: I'm going to be in support, as well. The guardrail, in my opinion, is a safety issue. It provides safety. I think with the planting of the bamboo it kind of rectifies some of that— some of that visual down into the pool area. I think it's a—it's a—it's a—you know, it's a good remedy. It's not the best. But,you know,that's what we're here for. So I am supporting Mr. Camargo's motion. MR. CAMARGO: Mr. Camargo. THE CHAIR: Yes, Mr. Camargo. MR. CAMARGO: And I guess for purposes of clarification, so we don't have to come back again as we did the last time, I had understood that Mr. Killen had amended — I don't know if it was an amendment or just a statement of fact that the cattle wire or whatever on that fencing would be removed. My motion does not include that. Whatever acceptable material from the UDC standpoint should be allowed and we should not be dictating whether cattle paneling or hog paneling or whatever. I just wanted to clarify that for the future. THE CHAIR: Thank you. Sandra,would you like to call for the vote. All of the board members then voted in favor of the motion. We do not read Camargo's subsequent comment as amending the motion he previously made. Having read the transcript of the Board of Adjustment's hearing in its entirety, we hold the motion made, seconded, and approved by the Board of Adjustment was a motion to allow a railing "such as the one that has been presented to the Board" which was the railing presented in the amended application without the wire mesh,5 5 During the hearing before the trial court, the Board of Adjustment's attorney informed the trial court of the amendment made to the application during the Board's hearing, stating, "... this is important,Your Honor,because what happened in the Board,and I have a copy of the transcript,is that there was a modification of the railing on— during the hearing of the guardrail and—and that modification was the one that was accepted by the Board. That was the one they voted on. That's why Mr. Camargo's motion reads such as the one that has been presented to the Board ...." The Board of Adjustment's attorney further explained, "Now, the—a controversy during the meeting came up because of that grill that you have there,that mesh, metal mesh. Okay? With that metal mesh some board members expressed on the record that that looks like a fence. Okay? And then Mr.Killen made an amendment to the request for a permit to put up the railing that he would remove that metal mesh,so that's why the—the motion reads the way it reads." - 14- 04-15-00021-CV and this opinion should not read as allowing the Torreses to construct the railing with the wire mesh. CONCLUSION The trial court erred in concluding the Board of Adjustment was without jurisdiction to act because the Torreses' application, as amended during the Board of Adjustment's April hearing, was materially different than the January application. Accordingly, the trial court's judgment is reversed, and the cause is remanded to the trial court for further proceedings. Sandee Bryan Marion, Chief Justice - 15 -