HomeMy WebLinkAbout07282016 ZBA Minutes The City of West University Place
A Neighborhood City
ZONING BOARD OF ADJUSTMENT
MUNICIPAL BUILDING
3800 UNIVERSITY BOULEVARD
REGULAR MEETING MINUTES
July 28,2016
6:30 pm
Ed Sobash(voting), Edward Nikonowicz(voting), Chris Heard
I. MEMBERS PRESENT: (voting),Neil Martin(voting)and Dave Miller(voting)
Janet Parisi,Donald Yurewicz and Sandy Hellums
H. MEMBERS ABSENT:
Martye Kendrick, Legal Counsel; Debbie Scarcella, City Planner; and
III. STAFF PRESENT: Josie M. Hayes,Administrative Coordinator
IV. CALL TO ORDER: 6:35 pm.
Agenda Item Discussion Action
1 Call the meeting to order. Ed Sobash called the meeting to order at 6:35 Neil Martin moved to accept that all
Notices,Rules,Etc. p.m. Ed Sobash asked each member to briefly notices were properly posted and
introduce themselves and state if they are distributed for this meeting. Second by
voting or nonvoting. Debbie Scarcella, City Dave Miller. Ayes: Ed Sobash, Edward
Planner, stated that all notices were posted in Nikonowicz, Chris Heard, Neil Martin
accordance with state and local requirements. and Dave Miller. Motion carried.
Ed Sobash then described the hearing Ed Sobash administered the oath to all
procedures. witnesses.
Swearing in of witnesses. Dave Miller moved to designate Reid
Ed Sobash stated that there had been a request Wilson, representative of the owner in
by a representative of the owner, Reid Docket 2016-009. Second by Edward
Wilson, to be designated as a party to the Nikonowicz. Ayes: Ed Sobash, Edward
application. Nikonowicz, Chris Heard, Neil Martin
Discussion ensued regarding reordering the and Dave Miller. Motion carried.
agenda by moving agenda item 2 behind Edward Nikonowicz moved to reorder the
agenda item 4 because the decisions in items agenda and hear Docket 2016-009 before
3 and 4 may determine the decision in item 2. the request for refund in Docket 2016-
005. Second by Dave Miller. Ayes: Ed
Sobash, Edward Nikonowicz, Chris
Heard, Neil Martin and Dave Miller.
Motion carried.
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The City of West L;niversity Place
A Neighborhood City
2 Docket No. 2016-05, The applicant in docket 2016-05, Robert After deliberation, motion to refund $200
regarding a refund of the Grossman, has requested that the Zoning made by Dave Miller. Second by Ed
application fee for appeal Board of Adjustment authorize the refund of Nikonowicz. Ayes: Ed Sobash, Edward
of the Administrative the application fee for said docket. The Nikonowicz, Chris Heard, Neil Martin
Official's Decision. (No applicant paid$400.00 total for the application. and Dave Miller. Motion carried.
hearing required). $150.00 of that fee is a deposit for mailing
notices and recording fees. According to
Appendix F of the City Code of Ordinances,
the ZBA may authorize a refund of the fees or
costs if 1) the applicant prevails; 2) the MA
reverses of modifies an administrative
interpretation or other decision; and 3) the
ZBA determines that the refund would be just
and equitable under the facts and
circumstances of the case. The refund may be
in part or in whole.
In Docket 2016-05, the applicant appealed the
decision of the Administrative Official
regarding loading and unloading of company
service vehicles in the parking area behind the
ATT facility at the corner of Ruskin and
Academy. The ZBA determined that the
activity in question was not an allowed activity
on the residentially zoned portion of the
building site. The decision was therefore
reversed.
3 Docket No.2016-09, The applicant, Mr. Robert Grossman, is Dave Miller moved to close the
Property at 6707 appealing a decision of the Administrative evidentiary portion of the hearing.
Academy,West Official regarding approval of proposed plans Second by Edward Nikonowicz. Ayes:
University Place,Texas for a building site located at 6707 Academy Ed Sobash, Edward Nikonowicz, Chris
77005(Appeal) Street and"0"Ruskin Street(ATT facility). Heard, Neil Martin and Dave Miller.
The applicant requests that 1)the decision of Motion carried.
a. Public hearing the building official to issue Permit 16-00700
regarding an appeal of a be reversed; 2)adopt a proposed decision that After deliberations Neil Martin moved to
decision of the a driveway connecting to 6707 Academy be reject the request for appeal of the AO
Administrative Official. prohibited; and 3)adopt a proposed decision determination to approve the plans in
that ATT must either remove the existing docket 2016-009. Second by Chris Heard.
b. Deliberation, fence and gates along Academy and not Ayes: None. Noes: Ed Sobash, Edward
decisions, other action, etc. construct other structures except to maintain Nikonowicz, Neil Martin, Dave Miller
regarding the preceding the masonry wall along Ruskin, or, and Chris Heard.Motion Failed.
matters. discontinue the parking of vehicles owned by
ATT or its employees on the lots.The Discussion resumed.
applicant made a lengthy presentation Neil Martin moved to affirm the
regarding the residential nature and Administrative Official's determination
to approve the plans for permit issuance.
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3800 University Boulevard West University Place, TX 77005 I www.westutx.gov
The City of West University Place
A Neighborhood City
designation of the 6700 block of Academy. Second by Chris Heard. Ayes: Ed
Sobash, Edward Nikonowicz, Chris
There was no correspondence received in Heard, Neil Martin and Dave Miller.
favor of the request and one letter against the Motion Carried.
request. The following attendees spoke
regarding the request:
Amar Patel,MD 4020 Ruskin
John Tainer 4107 Ruskin
Jennifer Black 4040 Ruskin
Boris Markhasin 4024 Ruskin
Alida Drewes 6112 Fordham
Jeff Relf 4039 Riley
Background Information
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 of the building site 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 to allow for parking of
company owned and employee owned
vehicles. The use of the existing building
structures on the site have basically remained
as a switching station for telephone service,
but has also housed multiple company related
activities throughout years. At times there
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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
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rI he City of West University Place
A Neighborhood City
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.
Those activities that are categorized as
Medium Commercial, such as vehicle
maintenance or auto intensive uses, are also
not allowed. ATT appealed the decision and
additionally asked for a special exception
and/or a variance to continue the use of the
dumpster and access for delivery vehicles
through the parking area. The ZBA affirmed
the AO decision at a meeting held on January
28, 2016, and denied the special exception
and variance requests.
Subsequently, in order to comply with the
ZBA decision of January 28, 2016,
construction plans were submitted showing
work to relocate the trash collection area and
reconfigure the area between the rear of the
building and the parking area to use for
service vehicle deliveries. The plans also
showed the installation of a masonry fence
with opaque gates across the driveways along
the Academy property line. The fence is
shown continuing along the north property
line of the commercially zoned site in order to
provide a screen for the trash collection area
and loading area. Additional plantings are
planned through here as well for screening
purposes.
Staff Response
The property owner will have to relocate the
garbage collection/pickup area and the
location for its delivery vehicles to access the
loading/unloading area. The property owner
proposed to use an existing driveway curb cut
for access off of Academy that is wholly
located on the commercial building site. This
curb cut/access has been located on this
property and not changed for quite some time.
A wrought iron fence was installed just inside
the property line across the area that would
normally be accessed from this curb cut,but
the curb cut/access is still useable and was not
changed or removed to install the existing
fence section. Any Prior Nonconforming
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0 C.,
The City of West University Place
.....)
,t. Neighborhood C Th
(PNC) status that the curb cut/access has
acquired has not been lost.
The applicant also believes the approval was
in conflict with Section 8-104 of the zoning
regulations regarding the location of the curb
cut/access. Section 8-104 prohibits a
driveway or curb cut from being oriented
toward or connected to a residential street
when a building site with a non-residential
use abuts both a residential street and a major
thoroughfare. The definition of major
thoroughfare includes Bellaire Boulevard.
The definition of residential street is a street
where within 200 feet of a given site, 51
percent or more of the property fronting on
either side of the street is within a residential
district. A property"fronts"a street where
the front setback or yard shares a property
line with the street right of way. All of the
residential properties along Academy"front-
on either Cason or Ruskin Streets. This
portion of Academy, for zoning regulation
purposes,would not be considered a
residential street. If we did calculate the
linear footage of all of the properties abutting
Academy up to Ruskin Street on each side,
the footage of the commercial properties still
exceed,percentage wise,the footage of the
residential ro erties.
p p
The proposed fence is planned along the
Academy property line to the northern most
curb cut/access. Per Table 7-6 of the zoning
ordinance, a fence is an allowed projection or
encroachment no matter which zoning district
the building site lies in. The fence will have
to meet provisions for a masonry fence
contained in Chapter 18 of the code of
ordinances. While the originating ordinance
amendments 932 and 1039 prohibited other
structures on the parking area lots,the zoning
ordinance at that time did not list a definition
of"structure"or contain fencing
requirements. The word structure would have
been referring to a building of some sort, such
as a gatehouse to monitor the entry and exit of
vehicles or even any further additions to the
main facility.
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3800 University Boulevard West University Place, TX 77005 I www.westutx.gov
The City of West University Place
A Neighborhood City
The ZBA has the authority to affirm,reverse
or modify the administrative official's
determination in part or in whole. When
there is an appeal,the board assumes the
responsibility for interpretation of the
ordinances from the administrative official.
There are no findings that guide the board in
determining the outcome of an appeal. In this
instance,the board cannot revoke or suspend
a permit,but can only reverse the
determination by the administrative official
that the plans comply with the zoning
regulations.
4 Docket No.2016-10, The applicant submitted a petition requesting Dave Miller moved to deny the request
regarding an application that the ZBA consider new evidence not for a rehearing/reconsideration of the
for presented at the public hearing for Docket decision due to the presentation of
rehearing/reconsideration information being the same as that
2016-005 pm June 23 2016. Sandy Hellums,
of a decision in Docket presented in the initial hearing. Second
2016-005 regarding as required by the ZBA rules of procedure, by Chris Heard. Ayes: Chris Heard,
property at"0"Ruskin moved to place the request on the ZBA Dave Miller and Neil Martin. Noes: Ed
and 6707 Academy.(No agenda so that a determination of whether or Nikonowicz and Ed Sobash. Motion
hearing required). not there is new evidence to be provided to Failed 3-2.
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warrant a new hearing or a reconsideration of
the decision. Discussion resumed regarding the use of
the parking area for activities other than
According to the rules of procedure,the board parking.
first must hear the information as an agenda
Edward Nikonowicz moved to deny the
item and if it determines that there is enough request to rehear/reconsider Docket 2016-
information to either reconsider or modify the 005. Second by Neil Martin. Ayes: Ed
decision or conduct a new hearing,then a new Sobash,Edward Nikonowicz,Chris
hearing can be scheduled for the next meeting Heard,Neil Martin and Dave Miller.
date. Notices are not required for this part of Motion Carried.
the request,but if the board votes to
reconsider or hold a new hearing,notices will
be required at that time.
The applicant,ATT,represented by Reid
Wilson,made a short presentation reiterating
their request. Mr.Wilson introduced Johnny
Nicolson,the on-site supervisor of the Direct
TV division of ATT to present new evidence
as to the layout of the facility and activities of
the workers. This was in rebuttal to claims
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3800 University Boulevard I West University Place, TX 77005 I www.westutx.gov
The City of West University Place
A Neighborhood City
made at the hearing that the building had
become a warehouse and distributor type
operation. Mr. Wilson then introduced John
Neighbors,past Mayor Protemp,who chaired
the public hearing when the property was
initially rezoned and approved as a parking
area. Mr.Neighbors shared his thoughts on
why the rezoning took place and shared that
there were both employee vehicles and
company vehicles parking on the streets. The
rezoning was an effort to get as many
vehicles as possible off of the street in
response to the many neighbor complaints.
The board has the authority to hear this
petition. The board may deny the request and
the decision remains as it is. The board may
reconsider the decision in whole or in part,
and may modify or keep any part of it. The
board may also determine there is enough
new evidence or a change in the facts to
warrant a new hearing. The original decision
was to determine if the activities of loading
and unloading company service vehicles for
the purposes of stocking up supplies and
taking inventory were allowed uses on the
residentially zoned portion of the building
site.
5 Meeting Minutes. Approval of meeting minutes of May 26, Approval of minutes deferred until the
2016. next meeting.
Approval of meeting minutes of June 23, Dave Miller moved to approve the
2016 minutes as amended. Second by Edward
Nikonowicz. Ayes: Ed Sobash,Edward
Nikonowicz,Chris Heard,Neil Martin
and Dave Miller. Motion carried.
Adjournment. The meeting was adjourned at 10:43 pm. Edward Nikonowicz moved to adjourn
the meeting. Second by Dave Miller.
Ayes: Ed Sobash, Edward Nikonowicz,
Chris Heard, Neil Martin and Dave
Miller. Motion carried.
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3800 University Boulevard I West University Place, TX 77005 I www.westutx.gov
The City of West University Place
A Neighborhood hood C ity
APPROVED THIS - DAY O'% 2016.
P -si.ng Officer
v
ATTEST:
Debbie Scarcella, City Planner
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3800 University Boulevard I West University Place, TX 77005 I www.westutx.gov