HomeMy WebLinkAbout05012003 BSC Agenda item 6 • •
City f West Universityplace
of
APPLICATION TO BUILDING AND STANDARDS COMMISSION
STATE OF TEXAS ) ( TO THE HONORABLE LOT NO.
BUELDG
/
COUNTY OF HARRIS) ( COMMIS ION AND STANDARDS
BLOCK NO. I
ADDITION (:olotiic-L Tcr'ra.c.c
Now comes 6rf(-, g_y S • A.N0 ,Q,, L� (�_ 2 ,i�,Z appellant / own, of the herein described
property, and affirms that on the
day off 1 ` , riafrEe / she applied for a
permit to TZN t k r a ,rc% t -Coy o. L A e - a
>,nt (Loon STUw'c_S�
at 2-IZ2 ,a/vo on a lot SC) feet by /00 feet, in the
District, as shown to scale, with all existing structures on the attached staked survey and the Zoning Map of the
City of West University Place, and to use the same as a . The permit, however was
denied upon the following grounds: C.:1-7 C„ y,,, I7Z.S AN 1L r Ot ti`1 /
17 0 I J�0.04-C- �.5-q4S
There, the appellant now appeals in accordance with the provisions of Chapter 6,
SECTION to hej6
PP p P ��
Building and Standards Commission to grant the heretofore requested permit, variance or exception, and to permit
him to use the completed premises as a Shelf �G,,,;,1� 6tsict*rLLC for the following reasons:
LEf£�
Respectfully Submitted,
/3.4:71:, 3, 021.1 . e il7cler j rl��rL
Telephone Number
L/z7� l�rui o e 31U 0 , Appellant & Owner
Address
FAX AFFIDAVIT
STATE OF TEXAS ) (
COUNTY OF HARRIS) (
(7`Z 7O ZtI7 Er2., , being duly sworn, deposes and says: I, the applicant named in this
application have read the contents hereof, and all statements here contained are true and correct.
Applicant ': �'fzc�,�t �
Subscribed and sworn to before me this /7 day of L CJC)..S
Notary Paita r : T
� '� =tr�r��'ccui:ty �',,xas
Qua?iiied ire
Commission:: ;0'3 ZG`c'�DATE FILED v 1. 0 3 DOCKET NO. C),: 0 RECEIPT . 1 LG D t d
•
April 17,2003
To: Members of the City of West University Building Standards Commission
From: Greg and Angela Ethier
4223 University Boulevard
City of West University, Texas 77005
Re: Request for Variance
On April 7, 2003 I, along with John Culpepper of BSA Architects, met with Dennis Mack Chief
Building Official of the City of West University Place, Texas to discuss obtaining a permit to
finish-out an unfinished attic for use as a game room and storage, which may include a bathroom
(either full or half) depending on the receipt of bids from licensed contractors, at 4223 University
Blvd (an existing dwelling located on a 5,000 square foot building site) (the "Request for
Permit"). Mr. Mack verbally denied the Request for Permit citing inconsistencies with the
International Building Codes and City of West University Place Ordinances with respect to(i) all
walls and ceilings within a residential type occupancy shall be sheathed with Type X gypsum
board at least 5/8-inch thick (Ordinance 1725, which became effective January 13, 2003) and (ii)
the need for double studded 2" by 4" framing or 2" by 6" studs for all walls on the first floor
provided in the International Building Codes. In addition, Mr. Mack was concerned that the
Request for Permit may exceed the 80% rule provided for in the City of West University Place
Zoning Ordinance 1548, which became effective January 13, 1997) and suggested that additional
calculations be made to ensure that a variance would not have to be sought as well. It is for these
reasons and concerns that we, in good faith and on our own motion, are seeking a variance to
complete the Request for Permit and offer the following in support of our request:
1. The premises is constructed per West University "Information Packet" February 1989
pursuant to the Codes and Ordinance of W.U.P. A thru G and the Southern Building
Code in affect at that time. The premises, as originally constructed in 1990,provided for
the completion of the unfinished attic as this space all ready contains (i) a fixed staircase
leading to the attic, (ii) four existing skylights,providing natural light and(iii)roughed in
and operating electrical outlets and fixtures.
2. The attached garage and adjoining closet as well as the area below the stairwell leading to
the second floor already have 5/8 inch fire code gypsum board, thus partially meeting the
requirements of the recently adopted International Building Code Standards. The
economic cost necessary to bring the remaining walls and ceilings into compliance with
the current International Building Code Standards is prohibitive.
3. The main load bearing wall that runs through the center of the first floor is framed with
2" by 6" stud construction, thus partially meeting the requirements of the recently
adopted International Building Code Standards. The economic cost necessary to bring
the perimeter walls into compliance with the current International Building Code
Standards is prohibitive. Moreover, based on an initial conversation with Don Lenert of
Lenert Engineers, Inc., a structural engineering firm located in Houston, Texas it is
believed that such standards may not be necessary in this particular case.
4. The total liveable square footage of the premises, per the Hams County Appraisal
District, is 3,279 square feet. The total framed area, measured by taking the outside
• •
_ -
dimensions on the first two floor levels is 3,633 square feet, including 455 square feet of
the attached garage. The request for permit would add approximately 343 square feet of
framed area. The existing framed area, coupled with the additional square footage from
the Request for Permit would total approximately 3,976 square feet of framed area.
Liveable square footage would total approximately 3,622 square feet upon completion of
the Request for Permit.
5. The 80% rule currently in effect was implemented pursuant to Ordinance Number 1548
on January 13, 1997. Pre-existing construction that provided for the completion of the
unfinished attic should not be unfairly burdened as a result of the implementation of a
new zoning ordinance. Moreover, the Request for Permit does not in any way alter the
architectural design and appearance of the existing structure.
6. While the variance being sought will not give rise to the preservation of historic
structures, the application may involve remedial work necessary to bring the structure
more into compliance with applicable ordinances. Moreover,we are aware of at least one
other similar situation located at 3224 Amherst, whereby the BSC granted a similar
variance as that being sought.
In addition, we would like the BSC to consider that(i)we have made an earnest, good faith effort
to comply with the requirement and (ii) we brought the matter to the attention of the City on our
own motion,without intervention or enforcement action by any City official.
Based on the reasons supporting the request for a variance outlined above, we believe the BSC
should grant the variance being sought. We believe we have met the requirements of Section
6.206(f) and that the BSC will affirmatively find all of the following:
1. the imposition of the requirements of the recently adopted International Building Code
Standards creates an exceptional hardship, albeit principally financial,upon the applicant;
2. that no reasonable or feasible method or procedure is currently available to comply with
the requirement;
3. the imposition of the requirement is unjustified because of good and sufficient cause
demonstrated to the BSC;
4. the variance will not introduce or increase any threat to public health or safety;
5. the variance is consistent with the purpose and intent of the ordinance in question;
6. the variance will not cause a nuisance and will not unreasonably interfere with the use of
nearby property;
7. the variance will not cause a fraud to be worked upon the public or any individual;
8. the variance will not cause an increase in public expenditures or budgets; and
9. the variance will not create an irreconcilable conflict with any other ordinance, law, rule
or regulation.
• •
Supporting Exhibits
1. Owner's set of Architectural Drawings
(i) Survey with general notes to the plot.
(ii) First and Second Floor Drawings,highlighted to indicate areas of compliance.
(iii)Cut away view of attic, highlighted to indicate areas of compliance as well as the
existing skylights as originally constructed.
2. Proposed third floor plan as drawn by BSA Architects
(i) Without bathroom
(ii) With bathroom
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