HomeMy WebLinkAbout11072002 BSC Agenda Item 7 •
O. City of West University Place
APPLICATION TO BUILDING AND STANDARDS COMMISSION
STATE OF TEXAS ) ( TO THE HONORABLE LOT NO.
BUILDING AND STANDARDS
COUNTY OF HARRIS) ( COMMISSION BLOCK NO. e
ADDITION �%c.e- Cc��►ca.Z
Now comes E*iN►F E R appellant / ownn L of the herein described
property, and a f f i r m s that on the "' 1 c t k� day of S Er 8ER. , , lle/ she applied for a
permit to O1-AS11z,ue.T city E►c,HT-FOOT r=El-Ac-E" -co 8E ?IL. LT PPia.At..Le
70 •1 Cbrlr+ot► - _ ► H ►'O E`• T► ,61c
CL11v C R 1.1%-nA vra THE Py-cr elZTs PST 3%% .
at 3111 R.►c.E on a lot 1 O s feet by — 6-0 feet,in the.R%c..e G ou,QT
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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 Pc:.►..'- CZFs► ■lc.-EThe permit, however was
denied upon the following grounds: a'NA' pRe-rc�c�oty aF C ■ar-t"e. �, S tar+ •6-8
C) Tr1E C.UO-� A►_ �Q`D%TAP Tk �c5 1NE CtN F %-t VA O FF%G.1�1L. ►h►C4
—rc . F2wtc-€ 4.-E16r+�T I.iAS o $E ��t-- to S%V FEET fir► 1 H St- CT �.ccp+'t�or►
SECTION 6.206
There, the appellant now appeals in accordance with the provisions of Chapter. 6, jotizatat, to the
Building and Standards Commission to grant the heretofore requested permit, variance or exception,and to permit
him to use the completed premises as a 'PRr.eATe 12ES► ■Ew--E for the following reasons:
GaRc €c 1,►-TERPrzeTRT'nr+ OP �►+P.11.-te Z. 6...s-a OF �►"ee
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Respectfully Submitted,
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1-UC,C,( l I .1 i�� --cc/ N 04v0
Telephone Number
Le l ` I ( Appellant&Owner
Address
FAX AFFIDAVIT
STATE OF TEXAS ) (
COUNTY OF HARRIS ) (
) L n6 C L L ,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.
Applicants■` / 1
� �--
Subscribed and sworn to before me this (64' dayi ULL._/
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° Maria A. Alfaro / ^ %Lt
4.1 ',Notary Public,State of Texas
*; � : Nota ry otary Public in and •# arris county Texas
My Commission Expires
`;� �.*, APRIL 07, 2005
DATE FILED C �` �` DOCKET NO. C-0 �S RECEIPT NO.0 c, C
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ROOF LEGEND: •
)S-DOWNSPOUT
;-GUTTER
zT-ROOF TURBINE
IF SIDEWALK IS REPLACED, THE NEW
WALK WILL BE THE SAME THICKNESS
RV-CONT.RIDGE VENT AND REINFORCED THE SAME AS THE
APPROACH.
City of West University Place
3800 University Boulevard*Houston, Texas, 77005 * 713/668-4441
Office of the Chief Building Official
City of West University Place, Texas ("City")
FORMAL DECISION OF THE CHIEF BUILDING OFFICIAL
Address of Building site: 3111 Rice Blvd.
Legal Description: Lot 6, Block 8 Rice Court
Permittee/Applicant: Jennifer Hamelet
Decision or Action Requested: Allow an 8' high fence to be built parallel to the common
property line with 3107 Rice.
Ordinance Reference: Chapter 6 Code of Ordinances.
Formal Decision: Chapter 6 Section 6.581 of the Code of Ordinances allows
fences to be built to a height of eight feet with the following exceptions:
1. If the fence that is proposed to be built is within six feet of a wall of an existing
structure, the fence may not be higher than six feet if it is determined by the
Building Official the eight foot high fence would significantly and adversely
affect the beneficial circulation of air around or through the building or the
beneficial exposure of the building to direct or reflected sunlight.
2. If between buildings on separate building sites the eaves are less than two feet
apart the fence is limited to six feet in height.
In this case there is an existing structure at 3107 Rice Blvd. located within three feet of
the side property line. An eight foot high fence constructed along the property line
separating these two properties would in my opinion adversely affect the beneficial
circulation of air around or through the building or the beneficial exposure of the building
to direct or reflected sunlight.
Therefore the proposed fence separating these two properties may not be higher than six
feet from the rear of the existing structure at 3107 Rice Blvd. to the front of said
structure.
Sec. 6.581. Maximum height limits.
(a)Eight foot limit.No fence higher than eight feet may be constructed, improved or structurally
altered on any private property.
(b)Six-foot limit. No fence higher than six feet may be constructed:
(1)Closer than six feet from a wall of an existing principal building used as a single-family
residence on any adjacen .ilding site, if the proximity of the fence tc building
would significantly and adversely affect the beneficial circulation of air around or
through the building or the beneficial exposure of the building to direct or reflected
sunlight. To make these determinations,the Building Official shall take into account
the type and design of the fence and the following(if existing or proposed in the
immediate vicinity of the fence): trees, other plants and other buildings and structures.
(2)Between buildings on separate building sites where the eaves are less than two feet
apart.
(c)Height measurement. Fence height shall be measured along each fence line on the side with
the
lowest grade level. If the fence is within three feet of a property line,the adjacent grade level of
the
adjacent property is used to measure the height of the fence, if the adjacent grade level is lower
than the
grade level of the property where the fence is located.
(d)Gate height. A gate may be no taller than may a fence at the same location, except that a gate
which is not more than 40%opaque may extend to a height not greater than 12 inches above the
maximum height of a fence at the same location.
Effective Date: 10/21/02
Effective Date&Appeals: This decision, which is subject to appeal, takes effect on the
tenth day following its delivery to the permittee or applicant, unless otherwise indicated
above. Applicant/permittee may have the right to appeal and to request an interim order.
Appeals (including the time deadline for filling of appeals) are subject to and governed
by applicable rules, ordinances and laws, including:
( ) Chapter 211, Tex. Local Government Code,
( )Zoning Ordinance,
(X) Chapter 6, Code of Ordinances,
( ) Zoning Board of Adjustment rules,
( ) Other
This decision is not binding on the Zoning Board of Adjustments or the Building&
Standards Commission. This decision is subject to being reversed, modified or
sustained by subsequent action of these boards.
Date signed: By:
Chief Building Official
Date delivered to permittee or applicant: Delivered by:
October 25, 2002
City of West University Place
Building and Standards Commission
Dear Sir or Madam:
Please accept this as an overview of the following package of information. My name is Jennifer
Hamelet, I am a resident of West University Place and I am just now completing an extensive
renovation to my home at 3111 Rice. Throughout the renovation process, I have followed precisely the
building codes and permit regulations of West University Place. I even sought out the services of a
trusted Architect, Peter H. Brown Civic Design,who has a positive record with the City,for my project.
The reason for this letter and my upcoming hearing with this Commission is that my neighbor to the
east, 3107 Rice, learned of my proposed eight-foot fence to be built parallel to the common property
line and opposed it.
She contacted the Chief Building Official, sighting Chapter 6 Section 6.581 of the Code of Ordinances,
alleging the fence would significantly and adversely affect the beneficial circulation of air around or
through the building or the beneficial exposure of the building to direct or reflected sunlight. I have
learned that the Chief Building Official agreed to limit the fence height to six-feet as it ran parallel and
adjacent to 3107 Rice in what could be considered a favor, as it was stated this decision would be hard
to defend. Further this decision was made without soliciting any input from me and was not
communicated to me until my contractor attempted to secure the fence permit.
In an effort to resolve this matter without burdening this Commission, my representative scheduled a
meeting with the Chief Building Official to show evidence that a fence of eight-feet would have no
significant and adverse affect on 3107 Rice. In fact the west exposure shading of 3107 Rice, when in
effect, is created by the permitted height of my home. Further, the fence height would have to reach
well over twelve-feet before the fence became a primary shading element of the west exposure of 3107
Rice. As for air flow, the height of the fence will not be a factor as the West exposure of 3107 Rice is
facing squarely west and prevailing winds in our area are from the south.
The meeting ended with the Chief Building Official reversing his decision and agreeing to amend the
permit allowing the fence to be constructed at eight-feet. I was to delay four to five days before
continuing construction of my fence giving the Chief Building Official time to communicate this decision
to the neighbor at 3107 Rice.
The communication was apparently unsuccessful as when I requested the revised permit I was told
that it stood as originally written and I would be required to bring this matter to this Commission.
Members of the Board, this is not a request for a variance or exception to Chapter 6 Section 6.581 of
the Code of Ordinances. This is a situation where our Chief Building Official erroneously granted what
appears to be a favor to my neighbor and I am now required to seek the decision of this Commission to
rule on what is obviously an allowed condition.
Thank you in advance for your time and consideration of this matter.
Sincerely,
Jennifer Hamelet
3111 Rice
Requirements of Application for Variances
(1) The particular requirement, cited by section and paragraph number, from which a
variance is sought.
Subchapter I. Fences
Sec. 6.581. Maximum height limits.
(a) Eight foot limit. No fence higher than eight feet may be constructed improved or
structurally altered on any private property.
(b) Six-foot limit. No fence higher than six feet may be constructed:
(1) Closer than six feet from a wall of an existing principal building used as
a single-family residence on any adjacent building site, if the proximity
of the fence to the building would significantly and adversely affect the
beneficial circulation of air around or through the building or the
beneficial exposure of the building to direct or reflected sunlight. To
make these determinations,the Building Official shall take into account
the type and design of the fence and the following(if existing or
proposed in the immediate vicinity of the fence): trees, other plants and
other buildings and structures.
(2) The nature of the hardship imposed by the requirement.
The hardships imposed by the requirement are:
Privacy.
The structure located at 3107 Rice has windows looking directly into the
private/ semiprivate spaces of 3111 Rice. The six-foot limitation would
not significantly restrict the sight lines from 3107 Rice to 3111 Rice.
Continuity.
On two sides of 3111 Rice, an eight-foot fence has been permitted costing
the owner upwards of$5,000.00 to construct and a proposed$3200.00
gate is to follow. Lowering the fence height to six-feet parallel to the
common property line with 3107 Rice will break the continuity of the
fence and cause an imbalance to the front facade of 3111 Rice.
Security.
The eight-foot fence is far more secure than the permitted six-foot fence.
The hardships alleged by the owner of 3107 Rice are not proven and are further
invalidated in this presentation.
1
(3) Any proposed condition, alternative method or procedure to be followed in lieu of
the requirement.
Tall horticultural livestock such as Bambusa oldhamii could be planted parallel to
the common property line with 3107 Rice, adjacent to the currently permitted six-
foot fence
(4) The effect of the requested variance, upon the City as a whole and upon nearby
residents and properties.
None.
The City of West University Place allows eight-foot fences that are very
close to the adjacent structures. In fact, two other Building Inspectors
stated that the proposed fence is allowed.
Further the structure at 3107 Rice is out of compliance as sections of the
structure are closer than three-feet to the property line.
(5) Estimated cost,in dollars,of complying with the requirement.
That is impossible to estimate at this time.
The owner agreed to stop construction of the fence parallel to the common
property line with 3107 Rice until final resolution could be secured. The
monetary impact of limiting the fence height to six-feet will be realized in
lower resale value due to the previously mentioned privacy and continuity
issues.
There is a positive monetary effect to 3107 Rice, as this resident has
contributed nothing to the cost of constructing the fence and there is an added
security contribution to the property.
2
(6) Other items required by the Building Official or the BSC.
None.
However the following facts and scale drawings are offered.
The existence of an eight-foot fence built parallel to the common property
line with 3107 Rice will not significantly and adversely affect the
property, (structure or other) located at 3107 Rice. This is what we are
reviewing; the Code of Ordinances clearly states an eight-foot fence is
allowable if there is not significant and adverse affect to the property.
To date, the resident at 3107 Rice has failed to prove any significant and
adverse affect, but has successfully and substantially delayed the
completion of the fence by meeting with the Chief Building Inspector and
securing this erroneous decision. This delay has compromised the security
of my property, required that I devote many hours of my time to prove
there is no significant and adverse affect, and will affect the final cost of
my fence construction as the work could not be completed in the most
timely manner.
Sunlight.
The affect of a fence, six-foot or eight-foot will not significantly change
the beneficial exposure of the property at 3107 Rice to direct or reflected
sunlight. The greatest affect is generated by the permitted height of the
adjacent structure to the West, 3111 Rice. A scale drawing of the
condition is included.
Circulation of Air.
The existence of a fence, six-foot or eight-foot will not significantly and
adversely affect the beneficial circulation of air around or through the
property at 3107 Rice. The subject property has operating windows on all
sides and a functioning central heating, ventilating, and air conditioning
system.
Further 3107 Rice is a single story dwelling and windows allegedly
needed for air circulation will probably not be opened for this purpose.
Using the first story windows for air circulation will greatly compromise
the safety of the home. In fact, the existence of the proposed eight-foot
fence will further facilitate the use of these windows for air circulation as
the fence provides greater privacy and security.
3
Annette Arriaga
Subject: Meeting with Todd Eads re: 3111 Rice Blvd fence issue r)
Location: Public Works Conference Room
Start: Thu 09/26/2002 3:00 PM 1)
End: Thu 09/26/2002 4:00 PM
Recurrence: (none)
Meeting Status: Accepted
Required Attendees: Sallye Clark; Dennis Mack; Neslihan Tesno; Public Works Conference Room
Importance: High
Discussion of Building Officials decision and possible request for an appeal to his decision re: 6' only fence requirement
parallel to east neighbor.
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April sun path data for 29.43.020 N
95.25.591 W
The sun is higher in the Southern horizon and will be slightly shaded by the height of the
home at 3111 Rice. The fence height will not become a factor.
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July sun path data for 29.43.020 N
95.25.591 W
The sun is at its highest point in the Southern horizon and at this time of year most
Houstonians cherish any West exposure shading they can get.
The effect of the fence only comes into play when the sun crosses over the fence into the
Western horizon.
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October sun path data for 29.43.020 N
95.25.591 W
The sun is again low in the Southern horizon and will effectively provide quite a bit of
light to the questioned area.