HomeMy WebLinkAbout06232016 ZBA Agenda Item 3 . •
Memo
To: Zoning Board of Adjustments
From: Debbie Scarcella,City Planner
Date: June 20,2016
Re: Staff Report for Docket 16-008
Applicant's Request
The applicant in Docket 16-008,2621 University Blvd,is requesting a special exception as authorized by
Section 12-102(e)of the Zoning Ordinance. This section allows for a structure to acquire Prior Nonconforming
Status for certain encroachments through a special exception.
Background Information
The applicant owns the property located at 2621 University Blvd. The property contains a detached two story
garage with partial habitable space above the garage. While looking into doing some upgrades to portions of the
garage(garage doors,stairway and screened porch),it was discovered that the existing garage encroached into
the side yard setback and was only one foot away from the property line. This creates a non-conforming garage
since the zoning regulations have always required a setback of at least three feet for structures. When a structure
has nonconforming status,a permit may not be issued for improvement or expansion.
Staff Response
Section 12-102(e)of the zoning regulations allow that a structure that is in violation of the setback regulation
may acquire Prior Nonconforming(PNC)status if the ZBA issues a special exception granting PNC status. The
applicant must demonstrate that: (1)the encroachment was inadvertent and neither misrepresented to the City
nor hidden from City officials. Exception: This finding is not required if the encroachment commenced before
1970. (2)The encroachment will not cause a substantial adverse effect on other persons,and(3)the
encroachment does not create a significant health or safety risk. The house and garage were constructed in 1929
and the garage has not been added on to or renovated since then. Only maintenance has been done in the
ensuing years according to permit records. Acquiring PNC status would allow permits to improve and slightly
alter the structure as long as the nonconformity is not increased.
The ZBA must additionally determine that the proposed special exception will not cause any significant increase
in on-street parking,will not cause any substantial traffic congestion,will not cause any substantial increase in
traffic or an unreasonable burden upon utility systems or upon any other public facility or public service and will
be in harmony with the general purpose and intent of this section. Conditions may be placed upon the special
exception.
2621 University Report Page 1
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is 1,
City of West University Place
1 APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
Address of site: 2(pc)RI 01-1-11. CQ
Legal description of the site:0221, S 8 :yI,vLk ?( _—
Applicant:
Address: �Y �r..UD• IUD �X 11ODS
Zt�x.1 Ul,�t�4Zs try �
Contact: M �s� ! Phone: O .e4z.4 9 Fax: nix, Email: at kfl. 4^.4-1e
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:
(4pecial Exception.
• Exact zoning ordinance section that authorizes the special exception:
ttoIA 12,' Z-G
• Exact wording of special exception requested:
?Q0( 1-to 2M tr.',--‘ S'iPrtLLS lfi eilm f G'ce-
( )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)
A 13.kAk
A Wri- 1.7.0.4.4.1\k,
an has G 5
Attached. he applican has ad the Sta# /fan City regulations attached. _
9 applicant: X Date: A� �'e/
Signature of a `leant:
r J
For Staff Use only Date filed:` 0 \ ) D hear&Q )\' Docket#:,t _ O
form LOA-,02
No 'ce of Confidentiality tcigtats: ii you at a ltatui o• x,.•.,..--, J�— - -
stri .e any or all of the wing information from any instEun that transfers an
interest in real proper efore it is filed for record in the p c records: Your
Social Security Number or your Driver's License Number.
r WV r E GFNo.: 07010193
)---' GF # 0-lat-005 -7,r--0
GENERAL WARRANTY DEED 20 703226995
THE STATE OF TEXAS §
KNOW ALL MEN BY THESE PRESENTS:
01„..) COUNTY OF HARRIS §
.ap
THAT PETER ROY AND SPOUSE, MARY ANN ROY, hereinafter referred to as "Grantor" (whether one or
m/''''
more), for and in consideration of the sum of TEN AND NO/100DULLAR (510.00) and
SON whose good avaluable l.J �
consideration to Grantor in hand paid by KiM E.CLEARY,AN UNMARRIED is
2621 UNIVERSITY BLVD., HOUSTON, TEXAS 77005, hereinafter referred to as "Grantee" (whether one or
more), the receipt and sufficiency of which is hereby acknowledged and confessed, and for the further consideration of
the execution and delivery by said Grantee of one certain Promissory Note in the original principal sum, being in the
amount specified in that certain deed of trust referenced below,being of approximate even date herewith,payable
order of WELLS FARGO BANK, N.A., hereinafter called "Mortgagee," and bearing interest at the rate therein
provided;said Note containing an attorney's fee clause and acceleration of maturity clause in case of default,and being
ar
secured by Vendor's Lien and Superior Title retained herein in favor of said Grantor and assigned to Mortgagee,and also
14 being secured by a Deed of Trust of even date herewith from Grantee to ROBERT K.FOWLER,Trustee;and
Pi WHEREAS, Mortgagee has, at the special instance and reques`. of Grantee, paid to Grantor a portion of the
I purchase price of the property hereinafter described, as evidenced by the above described Promissory Note, and said
Vendor's Lien and Superior Title against said property securing the payment of said Promissory Note are hereby
assigned, transferred and delivered without recourse to Mortgagee, Grantor hereby conveying to said Mortgagee the
said Superior Title to said property, subrogating said Mortgagee to all rights and remedies of Grantor in the premises by
i virtue of said liens;
V And Grantor has BARGAINED, SOLD, GRANTED AND CONVEYED, and by these presents does BARGAIN,
Z SELL,GRANT AND CONVEY,unto said Grantee,the following described real property,to-wit:
LOT FIVE (5), IN BLOCK "B" OF PEMBERTON, A SUBDIVISION LN HARRIS COUNTY, TEXAS, D
,g,
.;,,, ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 8,PAGE 41, 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 thereunto in anywise belonging unto said Grantee and Grantee's heirs and assigns, FOREVER Grantor
does hereby bind Grantor and Grantor's heirs, executors, and administrators, TO WARRANT AND FOREVER
DEFEND all and singular the said premises unto the said Grantee and Grantee's heirs and assigns, against every person
whomsoever lawfully claiming,or to claim the same,or any part thereof.
Taxes of every nature for the current year have been prorated and are assumed by GRANTEE. This conveyance is
made subject to,all and singular,the restrictions, mineral reservations,royalties, conditions, easements, and covenants,
if any, applicable to and enforceable against the above-described property as reflected by the records of the County
Clerk of the aforesaid County.
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Reservations from and excens to Conveyance and Warranty: •
This conveyance is made and accepted subject to the following matters to the extent same are in
effect at this time: The lien for current taxes and other assessments and any and all restrictions,
covenants, conditions and easements, if any, relating to the hereinabove described property, but only to
the extent they are still in effect, shown of record in the hereinabove mentioned County and State, and to
all zoning laws,regulations and ordinances of municipal and/or other governmental authorities, if any, but
only to the extent that they are still in effect,relating to the hereinabove described property.
Grantor, for the consideration and subject to the reservations from and exceptions to conveyance
and warranty, grants, sells, and conveys to Grantee the property, together with all and singular the rights
and appurtenances thereto in any wise belonging, to have and to hold it to Grantee, Grantee's heirs,
executors, administrators, successors, or assigns forever. Grantor binds Grantor and Grantor's heirs,
executors, administrators, and successors and assigns, as the case may be, to warrant and forever defend
all and singular the property to Grantee and Grantee's heirs, executors, administrators, successors, and
assigns against every person whomsoever lawfully claiming or to claim the same or any part thereof,
except as to the reservations from and exceptions to conveyance and warranty.
The vendor's lien against and superior title to the property are retained until each note described
is fully paid according to its terms, at whi time this deed shall become absolute. The vendor's lien and
superior title are transferred to lender wit-out recourse on Grantor.
Wh: r e context requires, t singular number sh include the al, the Ural the singular,
and use o gene-r shall b-. e plic 'le to all genders.
rte./ ld Q / A('
w.Peter Roy Mary Ann Roy
It ii
0, STATE OF M4t §
' i"\M §
COUNTY OF SC-' §
h
This instrument was acknowledged before me this '\ day e f `kel ,
20 t ,by Peter Roy.
`d Notary Public/tate of
TENZIN DEMAY
§ WWIy Pub
STATE OF ONWEALTH OF ws..;,2..f�
My Commission 'es
A �S § �. -� August 6 21.
COUNTY OF Ak \2SeiC §
This instrument was acknowledged before me this day of Kel ,
200 ,by Mary Ann Roy.
Notary Public, S `te of 14
AFTER RECORDING RETURN TO: LI',LIN DEMAY
tr u Notary Public
CUMM7NWEXIM.ft MIMUOIGNETT$
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AN1 Mel kali KA CRCS nE A,u,CS SSE Of I*E MID PEAL
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STATE THE
COUNTY Of HARRIS
Ilawlyatitrintta automat vasFl£Dis FleM r Soura sa
1,,1? leis ad sf lie 4vie samosa Beacon by mg ad was duty RECORDED.bi?w
01,E OfAeiet P t Records of Real Property of tune Gawy,Teas M
lid, MAY 2 9 2007
I e. -evieztecr-74-4-4-1
44, COUNTY CLERK
HARRIS COUNTY.TEXAS
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GF NO. 07040193 HOUSTON TITLAlk
ADDRESS: 2621 UNIVERSITY BOUL D 0
HOUSTON, TEXAS 77005
BORROWER: KIM E. CLEARY
1.
LOT 5, BLOCK "B "
PEMBERTON „t
ACCORDING TO THE MAP OR PLAT THEREOF RECORDED o
IN VOLUME 8, PAGE 41 OF THE MAP RECORDS
OF HARRIS COUNTY, TEXAS
■
UNIVERSITY BOULEVARD
(100' R.O.W.)
IRON ROD IRON ROD IRON ROD
FOUND FOUND FOUND
EAST 50.00' (c.M.) (c.M.) (au)
zo5.o 'mow•
IRON ROD 100.00' 50.00' 50.00'
FOUND CA
S 79'58' W CONC,
0.9' DRIVE
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W� , 38.5' 8.4' O
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o 610.7' 2--STORY o
2.4'--- BRICK & FRAME N
0 RESIDENCE
L 0 T 6 X6.5' L 0 T 0
WOOD
DECK `-
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2 1n
L 0 T 6
16.2'
WOOD 2 STORY
FENCE��- 1� GARAGE
POWER 7 __ 1 ,�..,�.—1.0'
POLE
5' UTILITY EASEMENT
IRON ROD WEST 50.00' IRON ROD
SET 5.1' SET
x 4.,, P' ' Lor 6 LOS X LOT 0
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NOTE: ANY AND ALL UNRECORDED EASEMENTS CLAIMED,
ASSERTED OR USED BY OR THROUGH THE CITY OF
WEST UNIVERSITY, OR ANY UTILITY CO. BY AGREEMENT
WITH OR PERMISSION OF SAID CITY.
}
I HEREBY CERTIFY THAT THIS SURVEY WAS MADE `
THIS PROPERTY DOES NOT LIE WITHIN THE ON THE GROUND, THAT THIS PLAT CORRECTLY
100 YEAR FLOOD PLAIN AS PER FIRM REPRESENTS THE FACTS FOUND AT THE
' PANEL NO. 48201C 0860 K TIME OF SURVEY AND THAT THERE ARE NO
0�FF�
MAP REVISION: 4/20/2000 ENCROACHMENTS APPARENT ON THE GROUND, P r
ZONE X EXCEPT AS SHOWN HEREON. THIS SURVEY IS o,
BASED ON(_Y ON VISUAL EXAMINATION OF MAPS. CERTIFIED FOR THIS TRANSACTION ONLY AND , 0 , /,, 17�
ABSTRACTING PROVIDED IN THE ABOVE 8 n
INACCURACIES OF FEMA MAPS PREVENT EXACT ono 000000.-.0000000000000
REFERENCED TITLE COMMITMENT WAS RELIED p Ale, I
DETERMINATION WITHOUT DETAILED FIELD STUDY UPON IN PREPARATION OF THIS SURVEY. 4 ho IOC , 000d ;
A SUBSURFACE INVESTIGATION \ ,�' 0
WAS BEYOND THE SCOPE OF THIS SURVEY
PIOTR A. DEBSKI n O
PROFESSIONAL LAND SURVEYOR `w_�j S'�0o_� /
N0. 5902 °00000° � •
JOB N0. 07-06052 ■ SO R i.
MAY 17, 2007
RECORD BEARING: VOL. 8, PG. 41 DRAWN BY:AL
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Y HO USTON 7 L �N dt d[
* COMPANY
JIMMIE SWILLEY
281-265-9500
1-800-LANDSURVEY 281-496-1586
PRECISION SURVEYORS, INC. 1-800-526-3787 FAX 281-496-1867
14925 MEMORIAL DRIVE SUITE 6100 HOUSTON, TEXAS 77079
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date: 16 May 2016
project: Cleary Residence : Phase III
client: Kim Cleary
2621 University Boulevard
Houston, Texas 77005
attn: West University Place-Zoning Board of Adjustments
The purpose for submitting a special exception on property 2621 University Boulevard
started with the owner's desire to properly drain rain water from her property and install
a garage door on the stand alone garage apartment. Please note the photos as
enclosed with the submittal package from heavy rain on April 18, 2016.
This flooding occurs partly from the original drainage condition of the site to the
back of the property and in part due to the neighboring properties draining to 2621
University. As evidenced in the photos, 2621 University Blvd needs proper drainage
from property to street as shown on Sheet 1 Proposed Site Plan of architectural set.
As shown, drainage layout is to street through west side of 2621 University property
only and will not impede neigboring lots.
In order to enhance security, the owner requests an automatic garage door be
installed so she can secure her car as well as herself from inside the garage. The
doorway will allow owner to exit garage on inside the iron fence.
Please see Sheet 9 Proposed Elevation of architectural set.
Upon further investigation, the floor joists supporting the 2nd floor need to be reframed
as there is significant bowing due to improper sizing of joist. See photo enclosed.
The proposed renovation of the roofline is an attempt to offer a more pleasing aesthetic
to the site of the property. See elevation and 3D model of proposed matching slope.
The addition of the screened in porch to the side of the garage is within the allotted
square footage per the West University Place code.
Sincerely,
Marissa Kane Nering
Architectural Design Professional
mkn,intl @gmail.com
956.802.6569
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FEE $ , . PERMIT No . - ' 4
--a
APPLICATION FOR BUILDING PERMIT
West University Place, Texas,. 11 192., IP
••,•
To the Inspector of Buildings of the Town of West University Place: •
The undersigned, in accordance with the provisions of the Buildings Laws of the Town of West University Pla .,
hereby ap Ii s for a buildin it for the erection!of the improvements herein described, on Lot
.,.
Block... , in. 414414.0404C4=. Addition, fronting on. ., .
, .
Street in the Town of West University Place. General Pescription•
.7
v,
.410- t,, ..,40=
•
I
Kind of Building 71-Atons0(eit • , Plumbing ....,4240
Number of Stories e>11.4 "*"
Number of Flues. /4.
* ... Size • • 4. .
.
, (
Roof 0.046.024e40694000a s . 000.
I
Material to bwsed on Soo _
.
Dimensions " 1""-- Feet Front., ' ' c _Feet Deep ' Feet Hg
I
,,
041,c
Will City Water--b edfor-building-purpo . - a e on ractor
Estimated Tim Completion . ir) •... 4. ' al-
_.
Estimated Cost St-4 42 11.1.1 ' i-
,I
All provisions of the Building Laws shall be complied with in the construction, alteration or repair tit said Building.---,
....-- A
whether specified hereon or not. 1
tti(-----,'" / *
Signature of Applicant: .. 10,11.1. At ,, , „,.., - .
.4.01•10- _-
is.,..........4
•
The City of West University Place
it Neighborhood 1iood C ity
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 June 23, 2016.
The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 P.M. on July
28, 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: 2621 University
Legal description of the site: Lot 5, Block B, Pemberton Addition
Docket No.: 2016-008
Applicant: Kim Cleary
Action Requested: The applicant requests a special exception to acquire Prior
Nonconforming(PNC) status for a side setback of a garage.
Additional Details: The applicant is trying to remodel and reconfigure the garage which is one foot from the side
property line. Any permit to remodel or renovate the garage cannot be issued with a nonconforming setback. The
applicant is seeking PNC designation in order to apply for and obtain permits to improve the garage.
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: _De&b e'Sc .rceU,A', for the ZBA on June 13, 2016.
Debbie Scarcella, City Planner, dscarcella @westutx.gov. 713-662-5893
TOP
WORK
0 PLACES
3800 University Boulevard I West University Place, TX 77005 I www.westutx.gov