HomeMy WebLinkAbout05242018 ZBA Agenda Item 4 Memo
To: Zoning Board of Adjustments
From: Debbie Scarcella,City Planner
Date: May 21,2018
Re: Staff Report for Docket 18-003
Applicant's Request
The applicant in Docket 18-003,3006 Sunset Blvd.,is requesting a special exception as authorized by Table 7-
5a,entitled"Parking,driveways,etc."Table 7-5a establishes the maximum number of curb cuts allowed per
building site in a single-family district. The applicant is requesting a special exception as authorized in Note 5
to Table 7-5a to allow a total of two curb cuts on the building site.
Background Information
The property at 3006 Sunset Blvd.is located in an SF-3 zoning district at the northwest corner of Sunset and
Belmont. Directly across the street on the southwest corner is Weir(Sunset)Park. There is no parking allowed
in front of the park on both sides of the street. The applicant is seeking a special exception to construct a semi-
circular driveway on the side street area along Belmont.
Staff Response
Table 7-5a limits the number of curb cuts to one per building site in a single family district. There is an
exception that authorizes additional curb cuts of which can be a semi-circular driveway that meets the minimum
requirements of Chapter 70,"Street Areas and Public Spaces",specifically Section 70-27 regarding curb cuts
and driveways. Section 70-27 requires that the curb cuts be located along the front street line for a semi-circular
driveway. The driveway configuration complies with all of the other requirements.
Table 7-5a,Note 5 of the Zoning Ordinance gives the ZBA the authority to grant a special exception for
additional curb cuts. The ZBA must fmd that the request is in harmony with the general purpose and intent of
the Zoning Ordinance and that the request will not cause any significant increase in on-street parking or traffic,
traffic congestion,or an unreasonable burden upon public utilities or services. The burden is on the applicant to
present evidence to the Board to support each finding and determination required for the issuance of this special
exception. If the Board grants the special exception,the Board can attach conditions.
3006 Sunset Staff Report Page 1
ARTICLE 7. - DISTRICT-SPECIFIC REGULATIONS
General Rule: Every building site,vehicular area and related structure
must conform to the applicable regulations shown, by District, in this
Table 7-5a: table. ("N/A" means the rule does not apply.) Exceptions/Special
Parking,driveways,etc. Rules: (1) See special rules noted in table. (3) See Article 9 regarding
Planned Development Districts. (3) See Note 7 regarding special
exceptions. (4) See Article 10.
Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C TCC
Driveways and
For SFD use: (i) Driveway serving any single-bay garage: 12 feet. (ii)
private streets
Maximum Driveway in a front yard serving rear garage or side-facing garage: 12
Other
width (in front feet. (iii) Driveway in side street area of a corner site serving a side-
regulations
yard or street facing garage with three or more bays: 30 feet; (iv)Any other
apply;see, e.g.
area) driveway: 20 feet. For other residential uses: 24 ft. (or 35 feet if
Article 10.
See Note 1. connecting to a major thoroughfare). For all other uses: 30 feet(or 35
feet if connecting to a major thoroughfare).
Curb cuts For SFD use: Maximum one per designated building site abutting the
Other Number street. For non-SFD uses: Maximum one per 50-ft. segment of street
regulations line.See Note 5.
apply;
see, e.g. Article
10 and Chapter
70 of the Code of
Ordinances.
Note 5. Curb cuts. The ZBA may issue a special exception for additional curb cuts. Exception: The
Administrative Official may authorize additional curb cuts for a corner site when in compliance
with the requirements for two curb cuts for circular driveways specifically allowed by Chapter 70
of the Code of Ordinances. These additional curb cuts are not prohibited and do not require a
special exception.
Sec. 70-27. -Curb cuts and driveways; concrete.
(a) Curb cuts, etc. Only one curb cut and only one driveway is allowed along the front street line of any
building site less than 60 feet wide, measured along the front street line.
(b) Two or more curb cuts. If there are two or more connected curb cuts or driveways on a building site
(for example, when there is a circular driveway), the following apply:
(1) At the front street line, no part of a curb cut or driveway may be closer than two feet to a side
property line. In the street area, no part of the curb cut or driveway may cross the imaginary
extension of a side property line, unless the affected neighboring owner consents in writing. The
building official may make exceptions to these rules when there is no practical alternative or
when necessary to prevent harm to a tree.
(2) Measured along the edge of the main traveled roadway:
a. The opening width of the driveway and curb cut shall be as specified in table 7-5(a) in
appendix A of the City Code of Ordinances of the City of West University Place:
b. The inside edges must be at least 24 feet apart;
c. The width of the "island" area may be covered with hard surfaced material if installing
a new or replacing an existing public sidewalk; and
d. The curb cuts must be located along the front street line.
(3) No driveway may be wider than what is allowed or specified in table 7-5a in appendix A of the
Code of Ordinances.
(4) Within the street area, the edges of each driveway must be perpendicular to the edge of the
main traveled roadway.
(Code 2003, § 19.203; Ord. No. 1757, § 1(19.203), 11-24-2003; Ord. No. 1977, § 1(Exh. A), 5-
20-2013)
I
City of West University Place
APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
Address of site: 3006 Sunset Blvd, West University Place, TX 77005
Legal description of the site: Lots 31 & 32& adjoining east twenty feet Lot 30 of Lot 30, Block 5, Monticello
Applicant: Monica Ybarra
Address: 4149 Byron St., Houston, TX 77005
Contact: Phone: 713-667-7661 Fax: Email:
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:
Special Exception request for a second driveway curb cut along side street line. I
44 Special Exception.
• Exact zoning ordinance section that authorizes the special exception: Appendix A - Table 7-5a Note 5
• Exact wording of special exception requested: Curb cuts. The ZBA may issue a special
exception for additional curb cuts. Two
Sec 70-27(b)-(2)-d curb cuts for circular driveways
The[two or more]curb cuts must be specifically allowed by Chapter 70 of the
located along the front street line. Code of Ordinances are not prohibited
( )Variance. and do not require a special exception.
• 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)
-Survey
-Illustrated site photograph
-Architectural Site Plan
-Proof of Ownership
-Written Narrative
-$400 Application Fee
Attached.The applicant has read the,State and City regulations attached.
Signature of applicant: • " • Date: `--2'1 - 6
For Staff Use only Date filed: S- -/ 6 Date heard: Docket#: P2- /e-00003
Form ZBA-102
Application to the Zoning Board of Adjustment
Special Exception Request Narrative
May 3, 2018
Special Exception Request:
Monica Ybarra, Owner at 3006 Sunset Blvd , requests a Special Exception be granted concerning Sec 70-27 b-
2-d The[two] curb cuts must be located along the front street line". Please consider granting this request to
allow for two curb cuts along Belmont St. (the side street line).
Special Conditions(Please refer to attached "Special Conditions Illustration"):
Parking on Sunset Blvd is prohibited across from Wier Park directly in front of 3006 Sunset Blvd.
Curb cuts on Sunset Blvd are prohibited across from Wier Park directly in front of 3006 Sunset Blvd (per
conversation with Building Official Clay Chew).
3006 Sunset Blvd has no available street parking and cannot take advantage of the ordinance that allows for
two curb cuts along the front street line for semi-circular drives.This condition arguably reduces the value of
the home by restricting available parking for both guests and residents.
Allowing for two curb cuts off of Belmont will:
1 -Allow the Owner to benefit from two curb cuts like other residents.
2-Provide the Owner with equal parking opportunities available to other residents.
3- Provide the Owner with off-street parking reasonably close to a door to the residence. The formal entry
faces Sunset Blvd, but as long as parking nearby is restricted on Sunset Blvd, Guests parking along Belmont
St.will be far more convenient.
4-Not affect public utilities.
5-Produce a total of 2 curb cuts for the entire property.This is one less curb cut than the 3 possible had Wier
Park not restricted curb cuts on the front property line of 3006 Sunset(See Table 7-4a + Sec 70-27 b-2-d ) .
Thank you for your consideration of this Special Exception.
Monica Ybarra
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NOTES;
1. Ehvatons drown are based on City of West University Ph®Benchmark No.1,Elevation•51.58'NAVD88(2001 Aiustme t).
2. Fens.do not follow property Klee as shown above.
3. Lot subject 10 the RAN Ordnances now ii force'SI the City Cl West University P8ce,Texas.'relud'ng Iota not Irked 10 Ordnance No.1204 as set fort,n nsounnent recorded under Hari County Clerk's F'!No
0741573,those recorded et VoUme 1075,Page 185 of the Deed Records of Harris County,Texas,and Article 7,Table 7.2 of the Code of Oednances.Subject prooeny No w'tlt'n Zone ReskleMel SF-3.
4. TABLE 7-2:Yards(or"setbacks')as per City of West UrWers'ry Piece Charter A Ordnance$notes the fobverg:FRONT YARD:20 feat a the buiing site depth c 110 feet or less;25 feet new buildig site depth'5
men than 710 feet but not more men 125 feel:30 feet if the bultlig site depth is more than 125 feet.INTERIOR SIDE YARD:Gloater d 10%of bub1'ng site wdm or 5 feet(subject 10 crow e'1e 3/7 exception).
STREET SIDE YARD:Greater of 10%buteng site with or 5 feet(subject to narrow ode 377 eaceplon).REAR YARD:20 feet.
S. TABLE 7.4a:Garage Door openng(=iv safe street Fe:Prahbied unless:(i)Garage DOCK h set beck ten feet or more from the side street Fe,and(e)tore is any open area above to do ewey her at bast 7 feet
nwerd from the sde street Fe,and(I)any structure above to droeway(and wthn 10 feet of side street Ire)must be renteevered or suspended from the buadng(no Woo.'posts or cruel mason.Deng sbvled).
6. Additional requirements for accessory are not shown.Additional requirements for detached/accessory buirings,arcnitectural features,and spode courts,swimming pooh.etc.,are net shown and should be
investigated prior to any planting or construction and should be verified prior to any pbnnng or construction.
7. Surveyor has not abstracted this property.
8. Al bearings are based on the the North right of way Fe of Sunset Blvd.(S 90'00'00'W)
PLAT OF PROPERTY
FOR: GILBERT R.YBARRA it MONICA YBARRA
AT: 3006 SUNSET BLVD•HOUSTON,TX
LGL: LOTS 31,32,1.ADJOINING EAST TWENTY FEET LOT 30
OF LOT 30,BLOCK S,MONTICELLO
VOLUME 7,PAO!53 OF THE MAP RECORDS OF
MARIE COUNTY,TEXAS
SCALE: 1••20'
DATE: 1/2812018 REVISED DATE:
This Property DOES NOT Lis within the designated 100 year RoodPlsin. EMAIL COPY
PANEL NO: 462016 0580 t. NOT TO BE RECOIDED FOR ANY PURPOSE
-
ZONE: SHADED X EFF.DATE: 6/18/2007 -- _- -- _-- -
BASE FLOOD ELEVATION: 100 YR R 48.5'..500 YR*•151.0'
LOCATED ST(MANIC PtATMO 00/.?AND NOT RESPONSBLE FOR ACTUAL orTERRNATON.
THIS SURVEY WAS PERFORMED IN ACCORDANCE WITH TITLE COMMITMENT
PROVIDED BY: NO TITLE COMM! WAS PROVIDED
GFS: ALL ESMTS/BUILDINO LINES MAY NOT BE SHOWN. JOB# 683-029 DRAWN BV' MTM
THIS SURVEY M THE PROPERTY OF PROESTFE10 A ASSOCIATES,INC.,Is CERTIFIED FOR THIS TRANSACTION ONLY,AND IS NOT TRANSFERABLE TO ADDITIONAL INSTITUTIONS OR OWNERS.
•
NOTICE OF CONFIDENTIALITY RIGHTS;IF YOU ARE A NATURAL PERSON,YOU
MAY REMOVE OR STRIKE ANY OR ALL OF THE FOLLOWING INFORMATION
FROM ANY INSTRUMENT THAT TRANSFERS AN INTEREST IN REAL PROPERTY
BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL
. SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER.
GENERAL WARRANTY DEED
THE STATE OF TEXAS §
§ KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF HARRIS §
THAT,MICHAEL G.RUDELSON and wife,CARA MARIE RUDELSON(hereinafter
called "Grantor", whether one or more), for and In consideration of the sum of TEN AND
00/100th DOLLARS ($10.00)cash and other good and valuable consideration in hand paid by
GILBERT R. YBARRA and MONICA YBARRA(hereinafter called"Grantee",whether one or
more),whose address for mailing purposes'is hereinafter set forth,the receipt and sufficiency of
which are hereby acknowledged and confessed,has GRANTED, SOLD and CONVEYED, and
by these presents does GRANT, SELL, and CONVEY, unto Grantee all that certain lot,tract or
parcel of land,together with all improvements thereon,described as follows:
Lots 31 and 32, and the adjoining East 20 feet of Lot 30, in Block 5 of
MONTICELLO, an addition in Harris County,Texas according to the map or plat
thereof recorded in Volume 7,Page 53 of the Map Records of Harris County,Texas,
TO HAVE AND TO HOLD the above described property,together with all and singular
the rights and appurtenances thereto in anywise belonging unto Grantee, Grantee's heirs, legal
and personal representatives and assigns forever; and Grantor does hereby bind.Grantor,
Grantor's heirs, legal representatives, successors and assigns, to warrant and forever defend, all
and singular, the said property unto brantee, Grantee's heirs, legal and personal representatives
and assigns,'against every person whomsoever lawfully,claiming, or to claim the same, or any
part thereof.
This conveyance is made and accepted expressly subject to all restrictions, covenants,
conditions, easements, assessments, maintenance charges, leases, grants or reservations,
previously conveyed or reserved mineral and royalty interests,and other matters affecting title, if
any,shown of record in the hereinabove mentioned County and State as of the date hereof, and is
further made subject to all zoning laws, regulations and ordinances of municipal and other
governmental authorities, if any, but only to the extent they are still in effect and relate to the
hereinabove described property.
•
•
Page 1 of 2
•
I
RP-2017-552393
# Pages 3
12/18/2017 08:08 AM
e-Filed & e-Recorded in the
Official Public Records of
HARRIS COUNTY
STAN STANART
COUNTY CLERK
Fees $20.00
RECORDERS MEMORANDUM
This instrument was received and recorded electronically
and any blackouts, additions or changes were present
at the time the instrument was filed and recorded.
Any provision herein which restricts the sale, rental, or
use of the described real property because of color or
race is invalid and unenforceable under federal law.
THE STATE OF TEXAS
COUNTY OF HARRIS
I hereby certify that this instrument was FILED in
File Number Sequence on the date and at the time stamped
hereon by me; and was duly RECORDED in the Official
Public Records of Real Property of Harris County, Texas.
` COUNTY CLERK
HARRIS COUNTY,TEXAS
OFll.�
(lid RepuOiic 11,nioned Atte Insurance Company-T.Baca
NOTICE OF CONFIDENTIALITY RIGHTS; IF YOU ARE A NATURAL PERSON,YOU
MAY REMOVE OR STRIKE ANY OR ALL OF THE FOLLOWING INFORMATION
FROM ANY INSTRUMENT THAT TRANSFERS AN INTEREST IN REAL PROPERTY
BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL
SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER.
GENERAL WARRANTY DEED
THE STATE OF TEXAS §
§ KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF HARRIS §
THAT,MICHAEL G.RUDELSON and wife,CARA MARIE RUDELSON(hereinafter
called "Grantor", whether one or more), for and in consideration of the sum of TEN AND
00/100th DOLLARS ($10.00) cash and other good and valuable consideration in hand paid by
GILBERT R. YBARRA and MONICA YBARRA(hereinafter called"Grantee", whether one or
more),whose address for mailing purposes is hereinafter set forth,the receipt and sufficiency of
which are hereby acknowledged and confessed,has GRANTED, SOLD and CONVEYED, and
by these presents does GRANT, SELL, and CONVEY,unto Grantee all that certain lot,tract or
parcel of land,together with all improvements thereon,described as follows:
Lots 31 and 32, and the adjoining East 20 feet of Lot 30, in Block 5 of
MONTICELLO,an addition in Harris County,Texas according to the map or plat
thereof recorded in Volume 7,Page 53 of the Map Records of Harris County,Texas,
TO HAVE AND TO HOLD the above described property,together with all and singular
the rights and appurtenances thereto in anywise belonging unto Grantee, Grantee's heirs, legal
and personal representatives and assigns forever; and Grantor does hereby bind Grantor,
Grantor's heirs, legal representatives, successors and assigns, to warrant and forever defend, all
and singular, the said property unto Grantee, Grantee's heirs, legal and personal representatives
and assigns,'against every person whomsoever lawfully claiming, or to claim the same, or any
part thereof.
This conveyance is made and accepted expressly subject to all restrictions, covenants,
conditions, easements, assessments, maintenance charges, leases, grants or reservations,
previously conveyed or reserved mineral and royalty interests, and other matters affecting title,if
any,shown of record in the hereinabove mentioned County and State as of the date hereof,and is
further made subject to all zoning laws, regulations and ordinances of municipal and other
governmental authorities, if any, but only to the extent they are still in effect and relate to the
hereinabove described property.
Page 1 of 2
Executed the date notarized below, but to be effective as of the it(day of December,
2017.
Michae udelson
Ley /
Cara Marie Rudelson
STATE OF TEXAS §
COUNTY OF HARRIS §
The foregoing instrument was acknowledged before me on the of December,2017
by Michael G.Rudelson. Iaca-
NOTARY UBLIC IN ND FOR
THE STATE OF TEXAS
STATE OF TEXAS § ("A,; , TERRY BACA
My Notary ID#11453483
COUNTY OF HARRIS § ' p; ' xpires January 13,2019
The foregoing instrument was acknowledged before me on the of December,2017
by Cara Marie Rudelson.
liATIA
NOTARY PUBLIC C ND FOR
THE STATE OF TEXAS
Grantee's Address:
,, TERRY BACA
• — :+ My Notary ID#11453483
'���1 rs Expires Janus 13,2019
Page 2 of 2
•
C. The City of West University Place
....)
t 1 ettiltbo Bocci Citt
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 May 24, 2018. The
hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m. on June 28,
2018. 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: 3006 Sunset, West University Place, TX 77005
Legal Description of the Site: LTS 31 & 32 &TR 30 BLK 5 MONTICELLO
Docket No.: 2018-0003
Applicant: Monica Ybarra
Action Requested: Special Exception to Appendix A—Table 7-5a,Note 5
Requesting an additional curb cut in the side yard(setback)
to create a semi-circular driveway in the side yard
(setback).
Additional Details:
The applicant plans on constructing a side street garage with a driveway in the side yard
(setback). The ordinance authorizes one curb cut per building site. ZBA can authorize additional
curb cuts per Note 5 of Table 7-5a. The applicant would like to create a semi-circular driveway
in the side yard setback.
Applicable regulations include the City's Zoning Ordinance, Code of Ordinances, 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. Any person interested in such matters
should attend the hearing.
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: Debbie ScarceCra for the ZBA on May 11,2018.
dscarcellai westutx.gov 713-662-5893.
TOP
WORK
PLACES
3800 University Boulevard I West University Place, TX 77005 I www.westutx.gov
RHEE CHRISTOPHER J & KELLI TRIESCHMAN PAUL&CAROLYN BAILEY-NEWELL SUSAN M
2926 ALBANS RD 3010 ALBANS RD NEWELL JAMES H
HOUSTON TX 77005-2312 HOUSTON TX 77005-2146 3017 ALBANS RD
HOUSTON TX 77005-2145
MAURER ADAM P&JESSICA S COLUCCI JOHN IV&CECILIA C HOUSER DANIEL M & PAGE S
3001 ALBANS RD 3022 ALBANS RD 2932 NOTTINGHAM ST
HOUSTON TX 77005-2145 HOUSTON TX 77005-2146 HOUSTON TX 77005-2326
ZLOTNIK KEVIN & LAUREN BAILEY TERESA E WALKER LINDA B
2921 SUNSET BLVD 2932 SUNSET BLVD 2931 ALBANS RD
HOUSTON TX 77005-2349 HOUSTON TX 77005-2350 HOUSTON TX 77005-2311
WATTS JAMES W ET UX KNAPP RAYMOND WALLACE JISTEL JAMES R
3014 SUNSET BLVD 3026 SUNSET BLVD 3011 ALBANS RD
HOUSTON TX 77005-2150 HOUSTON TX 77005-2150 HOUSTON TX 77005-2145
GRAHAM DAVID YATES&JANET MITTELHOLZER JOHN D RAKER CHARLES W JR& COLLEEN
3031 ALBANS RD 3002 ALBANS RD 3020 ALBANS RD
HOUSTON TX 77005-2145 HOUSTON TX 77005-2146 HOUSTON TX 77005-2146
PASSAMANO JAMES&SUFIAN BETH SENKEL CAROL N DODIG MARKO& NEDA
3024 NOTTINGHAM ST 2919 SUNSET BLVD 2918 SUNSET BLVD
HOUSTON TX 77005-2328 HOUSTON TX 77005-2349 HOUSTON TX 77005-2350
SHARPIRO LYNN S WINTER RONALD &CATHERINE SLOBIN STEPHANIE P& MICHAEL T
2919 ALBANS RD 3025 SUNSET BLVD 3022 SUNSET BLVD
HOUSTON TX 77005-2311 HOUSTON TX 77005-2149 HOUSTON TX 77005-2150
CURRENT OWNER JUKES RUSSELL& ELAINE KUTAC THOMAS J
3005 ALBANS RD 3021 ALBANS RD 3014 ALBANS RD
HOUSTON TX 77005-2145 HOUSTON TX 77005-2145 HOUSTON TX 77005-2146
KLING JOHN & KEMP JANICE MITRO FREDERICK J &SANDRA M MANN MICHAEL T& MICHELLE C
2936 ALBANS RD 3018 NOTTINGHAM ST 2926 NOTTINGHAM ST
HOUSTON TX 77005-2312 HOUSTON TX 77005-2328 HOUSTON TX 77005-2326
CURRENT OWNER DOLLINGER DAVID J STRICKLAND JERRY R & LINDA R
2929 SUNSET BLVD 2915 ALBANS RD 3019 SUNSET BLVD
HOUSTON 77005-2349 HOUSTON TX 77005-2311 HOUSTON TX 77005-2146
VIDOR KAREN DOLENDA& ERIK
RICHARD
3002 SUNSET BLVD
HOUSTON TX 77005-2150