HomeMy WebLinkAbout04232015 ZBA DecisionI
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Zoning Board of Adjustment
City of West University Place,Texas
Docket No. 2015-03(1)
DECISION TO ISSUE A SPECIAL EXCEPTION
(HIGH-DENSITY OCCUPANCY,ACCESSORY USES/STRUCTURES
IN A SINGLE-FAMILY DISTRICT)
Addressofbuildingsite: 3826 Milton St. , West University Place, Texas 77005
Legal description of the building site: Lots 16, 17 and 18 in Block 15, College
View, Third Addition, City of West University Place, Harris
County, Texas; see map or plat recorded in the Real
Property Records of Harris County, Texas, Vol. 572, Page
33.
Q
" Applicant: West University Baptist Church (proposed operator of the
site) joined by the City of West University Place (current
owner of the site) as Co-Applicant.
Decision orActionRequested: Special exception to authorize a youth ministry
building and adjacent parking area.
Notices, etc.: The Zoning Board of Adjustment ("Board") of the City of West
University Place, Texas ("City") has recognized and determined that:
1. Notices of the pre-application briefing were given.
2 . The pre-application briefing was held on January 29, 2015
3. Notices of the hearing were given by mail and posting on the site.
4. The parties to the hearing were the Applicant, the Co-Applicant and
Mr. David Kuykendahl. All were represented by counsel, and all
participated in the hearing.
4. The hearing convened on February 26, 2015 and continued on March
26, 2015 and April 23, 2015.
Findings&Determinations: The Board has made all findings and determinations
necessary to issue this decision, including:
1. The proposed special exception:
a. will not cause any significant increase in on-street parking;
b. will not cause any substantial traffic congestion;
c. 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
d. will be in harmony with the general purpose and intent of the
Zoning Ordinance.
2 . The requested high-density occupancy is:
a. accessory to a lawful primary use (a place of worship) ; and
b. reasonably compatible with nearby sites and their uses.
3. Each additional use and structure authorized by this decision is:
a. accessory to a lawful primary use (a place of worship) ; and
Decision To Issue A Special Exception, Page 1 of 13
b. compatible with nearby sites and their uses.
Vote: The vote was: four for, zero opposed to,this decision.
Decision(subject to all applicable administrative remedies and appeals): Under and subject to the
City's Zoning Ordinance and applicable law,a special exception as specifically allowed by(identify the
exactprovision) Table 7-1 (entitled "Uses") , including Notes 1 and 3 ofthe
Zoning Ordinance,is issued for the site identified above,subject to the following:
(1) SCOPE OF SPECIAL EXCEPTION; LIMITATIONS; AMENDMENT.
The scope of the special exception is subject to the following
limitations: (a) it only authorizes: (i) the structures shown
on the attached sketch labeled "Exhibit A, " and (ii) the uses,
occupancies and activities described in the attached narrative
labeled "Exhibit B;" and (b) it only applies when the
principal use of the building site and the structures is for a
place of worship. No further change in the site or any
structure, occupancy or activity is authorized, but the
operator and owner of the site may apply for an amendment to
the special exception to authorize such a change. See Section
6-101 of the Zoning Ordinance for the effect upon affirmative
defenses if a limitation is not observed or fulfilled.
This decision does not extend to matters covered by Section 8-
112 of the Zoning Ordinance.
(2) CONDITIONS. The Board prescribes the conditions listed below.
These conditions have been prescribed to the extent necessary
to enable the Board to make findings or determinations
necessary for the issuance of the special exception (or
otherwise necessary to minimize or diminish an adverse effect
of the special exception) . Therefore, these conditions are
essential to the special exception. If there is non-
compliance with a condition, neither "high-density occupancy"
nor an accessory use or structure is authorized during the
period of non-compliance. See Section 6-101 of the Zoning
Ordinance for the effect upon affirmative defenses if a
condition is not observed or fulfilled.
(a) Required Items. Certain items shown or described in
Exhibit A or Exhibit B must be provided and maintained
in good condition, as follows: (i) trees and shrubbery
equivalent to those on the main church property at 6218
Auden Street, (ii) planting screens along Milton Street
as required by the Zoning Ordinance, (iii) pervious
areas as indicated in Exhibit A, and (iv) parking,
including handicapped parking.
(b) Pedestrians, Bicycling and On-Street Parking. Certain
items to encourage pedestrian and bicycle access to the
site (as recommended on page 22 of the report by Traffic
Decision To Issue A Special Exception, Page 2 of 13
Engineers, Inc. ; see attached "Exhibit C") must be
provided and maintained in good condition, as follows:
(i) new sidewalk at least six feet wide, except that it
may be narrower as required to preserve the existing on-
street, head-in parking on College Street adjacent to
the building site, (ii) pedestrian benches, (iii)
pedestrian-scale lighting, (iv) shade trees equivalent
to those along the east side of Auden Street adjacent to
the baseball fields, and (v) bicycle racks. In
addition, the six on-street, head-end parking spaces on
College Street adjacent to the building site must be
maintained, but this does not prevent the City from
requesting an amendment to this condition to allow a
change in those spaces, if necessary for safety or other
compelling public purposes.
(c) Screening Wall & Trees: Along the entire north property
line of the building site there must be an opaque fence
or wall at least eight feet high with screening trees
planted with spacings optimized to create a visual
screen, as recommended by the City' s forester, taking
into account the types and species of trees proposed by
the Applicant (as operator of the youth facility) . The
Applicant is urged to discuss the design and materials
with the neighbors to further mitigate any adverse
impact.
(d) Circulation Plan: The operator of the youth facility must
prepare a written plan for pedestrian and vehicle
circulation during peak occupancy times, e.g. , Sunday
morning, Wednesday evening. The operator must obtain
the approval of the administrative official and take
effective steps to enforce the approved plan. The plan
may be amended, if approved by the administrative
official.
(e) Required Use of Off-Street Parking: The operator of the
youth facility must take reasonable steps to cause
persons visiting, occupying, dropping off passengers at
or retrieving passengers from the facility (or other
nearby facilities controlled by the operator) to refrain
from parking motor vehicles on public streets (other
than the 6200 block of Auden Street) unless they first
determine that there is no available off-street parking
accessible from Auden (6200 block) , Amherst, College or
Milton Street. The reasonable measures must include
giving notices of the requirements of this paragraph and
instructing violators to stop violating. The notices
must be given: (i) at least once each calendar month in
the operator' s newsletter, bulletin or special mailings;
(ii) at all times on the operator' s main website, in a
prominent position; and (iii) on clearly-legible signs
Decision To Issue A Special Exception, Page 3 of 13
posted at each driveway entrance to the parking area
adjoining the youth facility and at each outer doorway
of the youth facility. Such signs are approved as
accessory structures.
(f) SF privacy protection. From the youth facility there may
not be a direct sight line from any elevated viewpoint
to any point in an "SF privacy zone. " An "elevated
viewpoint" is any viewpoint on an upper floor at or
below eye level (six feet) . An "upper floor" is any
floored area (indoors or outdoors) where the floor is
eight feet or higher. The "SF privacy zone" includes
every point: (i) within 100 feet of any elevated
viewpoint, (ii) on a building site used for residential
purposes in an SF District, and (iii) below 20 feet in
height. Refer to Figure SFP of the Zoning Ordinance for
assistance in applying this condition (except that the
floor height shall be eight feet or higher instead of 18
feet or higher) .
(g) Off-Street Parking In Study Area. Based upon the report
by Traffic Engineers, Inc. (see, especially, excerpt
from pages 20-21 including Table 5, in attached Exhibit
C) , a minimum of 197 off-street parking spaces must be
provided in the Study Area and made available to persons
occupying or visiting the youth facility. (The "Study
Area" is the area bounded by Rice Boulevard, Auden
Street, University Boulevard and College Street. )
Shared spaces count toward the 197 spaces, if persons
occupying or visiting the youth facility are allowed to
use the shared spaces during peak occupancy times of the
youth facility, e.g. , Sunday morning, Wednesday evening.
If the operator of the youth facility adds the education
building mentioned below Table 5 on page 21 of the
report by Traffic Engineers, Inc. (or makes another
change in the Study Area which, under the Zoning
Ordinance, requires more off-street parking) , the number
of spaces required by this condition increases by the
number of off-street parking spaces the Zoning Ordinance
requires to be added because of the change. If the
operator of the youth facility makes a change which,
under the Zoning Ordinance, requires fewer off-street
parking spaces, the operator may apply for an amendment
of this condition to reduce the number of spaces
required.
(3) SIGNATURE BY CO-APPLICANT. This decision does not take
effect until the application is signed by an appropriate
official of the Co-Applicant or, in the alternative, the
requirement for a signature by the Co-Applicant is waived
by the administrative official.
Decision To Issue A Special Exception, Page 4 of 13
(4) ADMINISTRATIVE OFFICIAL; SUBMISSIONS TO BOARD. The
administrative official is requested to keep the Board
informed about compliance with this decision. Should there
be non-compliance with any term or condition, the
administrative official is requested to take appropriate
action and submit the matter to the Board for further
consideration and action.
Other Provisions:
THIS DECISION SHALL BE RECORDED IN THE HARRIS COUNTY REAL PROPERTY
RECORDS,AND THE COST MUST BE PAID BY THE APPLICANT.
UNLESS OTHERWISE SPECIFIED IN THIS DECISION,ALL PERMITS REQUIRED FOR THE
WORK CONTEMPLATED BY THIS DECISION MUST BE APPLIED FOR ON OR BEFORE THE
180-TH DAY FOLLOWING THE EFFECTIVE DATE OF THIS DECISION,AND SUCH WORK
MUST BE COMPLETED IN ACCORDANCE WITH SUCH PERMITS (AND ALL APPLICABLE
REGULATIONS)ON OR BEFORE THE SECOND ANNIVERSARY OF SUCH DATE. NO
EXTENSION OF ANY PRESCRIBED TIME PERIOD IN THIS DECISION MAY BE GRANTED
WITHOUT AUTHORIZATION FROM THIS BOARD,EXCEPT THAT THE ADMINISTRATIVE
OFFICIAL MAY EXTEND THE TIME TO APPLY FOR PERMITS FOR ONE ADDITIONAL 180-
DAY PERIOD. NEITHER ADDITIONAL NOTICE NOR HEARING IS REQUIRED FOR
GRANTING A TIME EXTENSION. IF ANY WORK OR CONDITION IS NOT DONE WITHIN A
PRESCRIBED TIME PERIOD--AND NO TIME EXTENSION IS GRANTED--THIS DECISION
REMAINS IN EFFECT,BUT IT IS SUBJECT TO REVERSAL OR MODIFICATION BY THE
BOARD WITHOUT ADDITIONAL NOTICE OR HEARING.
THIS DECISION APPLIES ONLY TO THE SPECIFIC ZONING ORDINANCE PROVISION(S)
IDENTIFIED ABOVE. IT DOES NOT APPLY TO OR AFFECT: (A)OTHER REQUIREMENTS
(SUCH AS,FOR EXAMPLE,REGULATION OF SITES,BUILDINGS AND OTHER STRUCTURES
UNDER THE CODE OF ORDINANCES,OR ANY OTHER PROVISIONS OF THE ZONING
ORDINANCE),OR(B)PROPERTY RIGHTS OF THE CITY OR OTHER PERSONS OR ENTITIES
(INCLUDING,FOR EXAMPLE,CITY PROPERTY AND EASEMENTS). THE APPLICANT MUST
SEPARATELY APPLY FOR AND RECEIVE APPROPRIATE PERMISSIONS FROM THE
BUILDING& STANDARDS COMMISSION,THE CITY COUNCIL OR OTHER BODIES THAT
MAY HAVE AUTHORITY TO ACT ON SUCH REQUIREMENTS.
THIS DECISION APPLIES ONLY TO THE SPECIFIC ITEMS DEFINED ABOVE. IT DOES NOT
APPLY TO ANY OTHER ASPECT,USE OR PART OF THE SITE OR STRUCTURE IN QUESTION,
NOR DOES IT APPLY TO ANY OTHER ACTIVITY, SITE OR STRUCTURE.
TO OBTAIN A RULING FOR ANY OTHER ITEM REQUIRES SEPARATE APPLICATION,
NOTICE,HEARING,PROOF AND BOARD FINDINGS. NOTHING IN THIS DECISION IMPLIES
THAT ANY SUCH FINDINGS WOULD OR WOULD NOT BE MADE BY THE BOARD.
THIS DECISION REMAINS IN EFFECT FOR AN INDEFINITE PERIOD,UNLESS A TEMPORARY
OR FIXED PERIOD IS INDICATED ABOVE. THIS DECISION REMAINS SUBJECT TO THE
REGULATORY JURISDICTION OF THE CITY. IT MAY BE AMENDED OR REVOKED. THIS
DECISION GRANTS NO PROPERTY RIGHT OR VESTED RIGHT OF ANY KIND.
Effective Date,Administrative Remedies&Appeals: Subject to applicable administrative remedies and
Decision To Issue A Special Exception, Page 5 of 13
appeals,this decision takes effect on the date it is signed and filed in the Board's office(c/o Secretary of
the Zoning Board of Adjustment,3826 Amherst,West University Place,Texas 77005),unless otherwise
indicated above. Any re-hearing of this decision is governed by the rules of the Zoning Board of
Adjustment. Any appeals of this decision are subject to and governed by applicable ordinances and laws,
including: the Zoning Ordinance and Chapter 211,Tex. Local Government Code. Under Chapter 211,
petitions for judicial review must be presented within 10 days after the date this decision is filed in the
Board's office. Other provisions of the Zoning Ordinance allow remedies in certain circumstances. See,
for example, Sections 8-112 and 14-100.
ZONING BOARD OF ADJUSTMENT,
CITY OF WEST UNIVERSITY PLACE,TEXAS
B : Z
S
4
amantha Brantley,Presiding Officer, JOSIE M. HAYES
Zoning Board of Adjustment ` ( My Commission Expires
June 22, 2017
STATE OF TEXAS §
COUNTY OF HARRIS §
This instrument was acknowledged before me on Ma);n, x015 by Samantha Brantley as Presiding
Officer of the Zoning Board of Adjustment of the City of West University Place, Texas.
(SEAL) V'� ao`�/�
My commission expires: ` n )(� 11 \• �� '�J
Notary Public
This instrument was signed and filed in the Board's office on May g , 2015.
By.. !i / I ,
Debbie Scarcella, Secretary,Zoning Board of Adjustment
On May 8 , 2015, true copies of this instrument were e-mailed to:Roger Patterson(for Applicant),
Arthur Howard(for Applicant),David Kuykendall(Additional Party), Brennan Reilly(for Additional
Party), Reid Wilson(for Co-Applicant), at their respective email addresses most recently filed among the
records of this Docket.
By: • I I'
Debbie Scarcella, Secretary,Zoning Board of Adjustment
After recording return to:
Secretary,Zoning Board of Adjustment jj (Phone#: 713-662-5843)
City of West University Place
3826 Amherst Street
Houston,Texas 77005
Decision To Issue A Special Exception, Page 6 of 13
Exhibit A
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Decision To Issue A Special Exception, Page 7 of 13
The following is an enlargement of a part of the sketch on the preceding page:
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Decision To Issue A Special Exception, Page 8 of 13
Exhibit B
Special Exception Request#1 —West University Baptist Church
3826 Milton; Zone SF-3
Zoning ordinance section that authorizes the special exception_
Appendix A, Section 7-101; Table 7-1 —Notes 1 and 3
Note 1. High-density occupancies in SF District. High-density occupancies are
allowed in SF Districts only to the extent authorized by a special exception.The ZBA
may issue such a special exception if it finds and determines that the occupancy is a
use that is(i)accessory to a lawful primary use and (ii)reasonably compatible with,
nearby sites and their uses(in addition to any other findings and determinations
required for a special exception). Note:A previously-issued special exception that
authorized a use with a high-density occupancy is sufficient to comply with this note.
Note 3. Accessory Uses and Structures. In the indicated districts, the ZBA may
issue a special exception to authorize additional uses and structures, if the ZBA finds
and determines that each additional use and structure is: (i)accessory to a lawful
primary use and (ii) compatible with nearby sites and their uses.The special
exception may include a site plan identifying and limiting such uses and structures.
Exact wording of special exception requested:
WUBC requests an exception to construct a Youth Ministry Building and
adjacent parking lot, on the three lots at the northeast corner of College
Avenue and Milton Street.
West University Baptist Church believes the new Youth Ministry Building
meets the requirements for a special exception, since the lot is accessory to a
lawful primary use, and compatible with nearby sites and their uses—
specifically, the new building is visually compatible with the adjacent
residential structures, and the Church parking lots.
The new building will be "residential-style" in appearance--utilizing brick
masonry and cement plaster; however, the building will include commercial
features such as steel structure, fire-sprinkler system, accessibility for the
physically-impaired, and energy-efficiency/water efficiency/material
enhancements that will enable submission for LEED (Leadership in Energy
and Environmental Design —U. S. Green Building Council) certification.
The grounds will be fully landscaped with a high-efficiency water sprinkler
system. The building and adjacent parking lot will be solid-fenced at
adjacent residential properties (north side), and buffered with trees and
Decision To Issue A Special Exception, Page 9 of 13
Exhibit B, continued
shrubbery. Requirements of the zoning ordinance regarding planting-
screens along Milton Street will be complied with.
Reduction in the impervious cover(removal of large areas of concrete
paving)will improve the site water-holding capabilities, and, in conjunc
with high-efficiency plumbing fixtures,will reduce impact on the City
storm-sewer system, and create minimal impact on the City water and
sanitary-sewer systems.
Parking has been provided in accordance with the City Zoning Ordinanc
arid,when combined with parking enhancements planned for the existin1
(and adjacent) Church parking lots, will enable parking for the new facil
as well as enhanced parking for the Church—especially considering that
most of the children accompany their parents to church, and middle-schc
early high-school children do not drive their own vehicles. However, a
traffic study was commissioned to determine the full impact of the new
facility.
Use of the Youth Ministry Building is limited to middle-school children
senior-high children—consequently,the building will contain a"catering
kitchen" with no heat-producing appliances,and church policy strictly
forbids smoking(inside or outside), drinking alcohol, and use of controlll
substances. Many of the children(approximately 140) are already attend
services and Bible study in the 3rd floor"Youth-education" wing; howevc
the Church anticipates growth in the ministry by providing for 240 studer
in assembly within the new building (2nd level classrooms will not be
occupied during assembly). The new Youth Ministry Building will be a
"sister" facility to the new Youth Ministry Building being planned for
Crosspoint Church(West University Baptist's "sister-church")in Bellaire
The hours of operation for the facility will be (generally) Sunday morning
(during Church services— 8:30 a.m. to 12:30 p.m.), and Wednesday even
(during Church services—5 p.m. to 9 p.m.). Of course, special events are
always possible—such as Cub and Boy Scout meetings.
City of West University employees/visitors, attendees of ball-games,
library visitors, and senior-services facilities-users will have full use of the
parking—which will be connected,to the adjacent existing church parking
along Milton Street.
Exhibit B, continued
Decision To Issue A Special Exception, Page 10 of 13
Special attention will be given to alternative paving types, such as pervious
paving— especially adjacent to tree islands.
Decision To Issue A Special Exception, Page 11 of 13
•
Exhibit C
Excerpt from pages 20-21 of the report by Traffic Engineers, Inc.:
The increase in parking demand is estimated to be 1% per year to mirror the projected increase in the
WUBC congregation. The analysis also assumes all parking demand within the study area is associated
with WUBC congregation and will grow annually by 1%, This is a conservative estimate because in reality
some parking within the study area may be occupied by drivers visiting other activity centers within the
study area, Table 5 includes the parking demand and occupancy analysis conducted for the 2017 short
term analysis, The 42%increase in off street parking increases the capacity of the study area parking and
allows for an occupancy rate of approximately 25% on a typical weekday and an occupancy rate of
approximately 94%for a typical Sunday morning. The proposed expansion to the City Hall parking lot and
the reconfiguration of the exiting WUBC campus parking lots will decrease occupancy to a level that
removes vehicles on a typical Sunday from parking within the primarily single-family streets outside the
study area.
Table Projected 2017 Parking Derrood nod 0(c oporm
2017 2017
2015 2017
Location Typical Day Sunday Morning
Capacity Capacity
Demand Occupancy Demand Occupancy
Study Area Off Street Par, g 139 197 68 35% 197 100%
On Street Parking 1 278 272 67 25% 272 100%
University Boulevard Spillover2 61 61 0% 31 51%
Outside Study Area On Street
0% 0%
Parking
Study Area Total 478 530 135 25% 500 94%
=Sum of on-street parallel spaces and on-street head-in spates
=Head-in spaces along Lin Nersitp Boulevard at West university Elementary School
includes university Boulevard Spillover capacity
Note Does not include aralyus of parking for Christmas,Easter,sporting events or special school events
Long term plans for the WUBC campus include an addition to the existing WUBC education building to
allow for more space for Sunday school and other educational programs. Current plans for the new
building include a parking lot with 49 parking spaces. Therefore,off-street parking within the study area
will increase by 77%in 2025, Table 6 includes the parking demand and occupancy analysis conducted for
the 2025 long term analysis. The 77%increase in off street parking increases the parking capacity of the
study area and results in an occupancy rate of approximately 31%on a typical weekday and approximately
93%on a typical Sunday Morning.
Tate 6:Projected 2015 Porktog Derrood nod Occupomy
2025 2025
2015 2025
Location Typical Day Sunday Morning
Capacity Capacity
Demand Oc:..iancy Demand Occ.ipancy
Study Area Off Street Parking 139 246 74 31% 246 100%
On Street Parking 1 278 272 72 26% 272 100%
University Boulevard Spillover' 61 61 0% 22 36%
Outside Study Area On Street
0% 0%
Parking
Study Area Total a 478 579 146 31% 540 93%
:sumo-on-street parallel spaces and on-street head-in spaces
ntead-in spaces along university Boulevard at West iversity Elementary School
'includes university Boulevard Spillover capacity
Noce:Does not triclude analysis of parking'for Christmas,Eager,sporting everts or special school events
Decision To Issue A Special Exception, Page 12 of 13
Exhibit C, continued
Excerpt from page Z2oF the report 6w7roffic Engineers, /mc:
PEDESTRIANS A0D8|[Y[L\S1S
Many WUBC congregation members live within the City. While a few members of the congregation walk
to services and activities on the campus,many nearby residents still drive, Encouraging nearby residents
to walk or bicycle to the WIJBC campus will reduce the parking demand within the study area, In addition
the youth ministry building will be catering to middle school and high school students. The majority of
these students will not be of driving age. Providing strong and safe bicycle connections will encourage
students to access the proposed building by walking or bicycling.
The two holes within the study area sidewalk network are near the proposed youth ministry building,as
seen in Figure 5.The construction of the youth ministry building provides an opportunity to complete the
sidewalk network, It is recommended that the new sidewalk be a minimum o15 feet wide.
The study area is a major activity center within the City. On any given day, there are people walking to
and from the variety of destinations within and adjacent to the study area. A 6 foot or wider sidewalk will
provide for a comfortable and safe walking environment. In addition, pedestrian amenities should be
encouraged where apprwp,|nte. Benches can improve the feet of a pedestrian environment and also
provide a safety buffer from vehicles. Pedestrian scale lighting can create an illuminated and comfortable
pedestrian environment in the evening, mnd,capVnm, specifically shade trees, not only improve the
aesthetics of the pedestrian realm,butalso create a more comfortable walking experience during the hot
Texas summers. The east side of Auden Street,adjacent to the baseball fields, has set an example that
should be followed for all roadways within the study area and within the commercial core of the City,
An improved pedestrian environment, especially the addition of shade trees,should encourage walking
from the neighborhood residences to the study area, More pedestrian walking to the study area will
reduce the parking demand within the study area.
The roadways within the study area are low speed and low volume roads, which provide a safe
environment for bicyclists, The proposed youth ministry building will be providing bicycle racks. It is
recommended that additional bicycle racks be added within both proposed parking lots,
RECORDER'S MEMORANDUM:
At the time of recordatiOn, this instrument was
found to be inadequate for the best photographic
reproduction becauso of illegibility, carbon or
photo copy,discolored paper,etc.All blockouts,
additions and changes were present at the time
the instrument was filed and recorded.
Decision To Issue A Special Exception, Page 13 of 13
FILED FOR RECORD
9:52:42 AM
Wednesday, August 8, 2018
.57/70-0.44.07e-
COUNTY CLERK, HARRIS COUNTY, TEXAS
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
Wednesday, August 8, 2018
k ' COUNTY CLERK
HARRIS COUNTY, TEXAS