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HomeMy WebLinkAbout03282019 ZBA Agenda Item 3 City of West University Place To: Zoning Board of Adjustments From: Debbie Scarcella,City Planner Date: January 17,2019 Re: Staff Report for Docket 19-003 Applicant's Request The applicant in Docket 19-003,2631 Bissonnet St.,is requesting a special exception to authorize the joint use of parking spaces between the Marquis II and Pipeline Realty,owner of the office building at 2617 Bissonnet.If granted the special exception would authorize the use of 23 spaces for joint use between the two building sites. Background Information The property at 2631 Bissonnet is located in a Commercial zoning district and is located between the new strip center and the Pipeline Realty Company. The building contains approximately 3400 square feet and is the home to the Marquis II Lounge. The building was first constructed in 1955 as a donut shop and in 1968 was converted to a lounge,which it has been through today. The site has acquired Prior Non-Conforming(PNC)status for the parking lot and required number of parking spaces. The operator of the business would like to remove three spaces and install an outdoor patio structure to better serve his customers. The patio will face the front of the business and will not be enclosed. If the business operator removes three parking spaces,he must find those three spaces within 300 feet or lose PNC status. Staff Response Article 10 of the zoning regulations provides the regulations for off-street parking. Table 7-101 establishes the minimum parking spaces for each use. A bar is currently required to provide 13.33 spaces per 1000 square feet,or 45.32 spaces. This regulation did not exist when the lounge was constructed. The previous requirement was 10 spaces per 1000 square feet,or 34 spaces for this business. Currently the business has approximately 25 spaces on site. By sharing the parking spaces at 2617 Bissonnet,the applicant replaces the three parking spaces lost to the patio,plus adds 20 more spaces toward conformance for a total of 45 spaces. The structure next door also benefits,as they have PNC status for number of parking spaces and will benefit when overflow parking is needed. The ZBA has the authority to grant this special exception if it finds that no increase in on-street parking is likely to result. The ZBA must also find 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 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. Josie Hayes From: Debbie Scarcella Sent: Thursday, March 28, 2019 5:42 PM To: Josie Hayes Subject: Fwd: Comments on request to the ZBA for zoning variance to facilitate addition of new outdoor patio/deck behind the Marquis II Here's another if you have time. Debbie Scarcella City Planner City of West University Place 713-662-5893 Debbie Scarcella City Planner City of West University Place 3826 Amherst, West University Place, TX 77005 Tel 713.662.5893 Fax 713.662.5369 ny ATTENTION PUBLIC OFFICIALS: This email,plus any attachments,may constitute a public record of the City of West University Place and may be subject to public disclosure under the Texas Public Information Act. A"reply to all"of this e-mail could lead to violations of the Texas Open Meetings Act.Please reply only to the sender. Begin forwarded message: From: Richard Barton<richardjbarton @mac.com> Date: March 28, 2019 at 5:36:36 PM CDT To: <DScarcella @westutx.gov> Cc: "Michelle A. Barton" <mbarton @mdanderson.org>, "Ms. Margaret Lawler" <mlawler424 @gmail.coln> Subject: Comments on request to the ZBA for zoning variance to facilitate addition of new outdoor patio/deck behind the Marquis II Dear Debbie, I know it is probably past the deadline for submitting comments on this issue, but I wanted to send my comments on the subject just in case they might make it into the record even though my wife and I will be unable to attend the meeting this evening. We are very much opposed to approval of this request by the ZBA, and I think the real issue is which of two distinct populations the ZBA most properly represents. On the one hand, there is the population of the ownership and loyal customers of the Marquis II, who probably feel that addition of the patio will be in their best interests. On the other hand, there is the population of 1 residents of the community in the vicinity of the Marquis II who believe they will be adversely affected by the noise that will almost certainly be associated with the addition of the patio. I believe that these two populations are almost completely disjoint and have diametrically opposed interests in this issue. Whatever decision the ZBA makes regarding the variance will be to the benefit of one population and to the detriment of the other. As I can think of no compromise that is likely to satisfy both parties, I believe the focus of the discussion should be on which of the opposing sets of interests of the two populations the ZBA is expected, perhaps even required, to prioritize. I am sure there are guidelines and/or regulations regarding this question, and I am not familiar with what they might be. Nevertheless, I sincerely hope that the interests of the West University Place residents who would be adversely affected by the addition of the patio would take precedence in any such decision. Thank you, Richard Barton 2710 Wroxton Road Houston,TX 713-665-8068 2 Josie Hayes From: Debbie Scarcella Sent: Thursday, March 28, 2019 5:47 PM To: Josie Hayes Subject: Fwd: Marquis II patio Oh m g. Another. Debbie Scarcella City Planner City of West University Place 713-662-5893 Debbie Scarcella City Planner City of West University Place 3826 Amherst, West University Place, TX 77005 Tel 713.662.5893 Fax 713.662.5369 01110* ATTENTION PUBLIC OFFICIALS: This email,plus any attachments,may constitute a public record of the City of West University Place and may be subject to public disclosure under the Texas Public Information Act. A"reply to all"of this e-mail could lead to violations of the Texas Open Meetings Act.Please reply only to the sender. Begin forwarded message: From: Tobey Forney<tobey@,forneylawtx.com> Date: March 28, 2019 at 5:45:21 PM CDT To: "dscarcella@westutx.gov" <dscarcella @westutx.gov> Subject: Fwd: Marquis II patio Hello, I am writing to strongly support the Marquis II getting a patio. This establishment has been in our neighborhood since I went to Rice University in the early 90s and many residents enjoy socializing there. A patio would make it even more enjoyable year-round. Thank you for your consideration, Tobey Blanton Forney 3774 Georgetown St. Josie Hayes From: Debbie Scarcella Sent: Thursday, March 28, 2019 5:42 PM To: Josie Hayes Subject: Fwd: Comments on request to the ZBA for zoning variance to facilitate addition of new outdoor patio/deck behind the Marquis II Here's another if you have time. Debbie Scarcella City Planner City of West University Place 713-662-5893 Debbie Scarcella City Planner City of West University Place 3826 Amherst, West University Place, TX 77005 Tel 713.662.5893 Fax 713.662.5369 Wit ATTENTION PUBLIC OFFICIALS: This email.plus any attachments,may constitute a public record of the City of West University Place and may be subject to public disclosure under the Texas Public Information Act. A"reply to all"of this e-mail could lead to violations of the Texas Open Meetings Act. Please reply only to the sender. Begin forwarded message: From: Richard Barton<richardjbarton@,mac.corn> Date: March 28, 2019 at 5:36:36 PM CDT To: <DScarcella a,westutx.gov> Cc: "Michelle A. Barton" <mbarton @mdanderson.org>, "Ms. Margaret Lawler" <mlawler424(a,gmail.com> Subject: Comments on request to the ZBA for zoning variance to facilitate addition of new outdoor patio/deck behind the Marquis II Dear Debbie, I know it is probably past the deadline for submitting comments on this issue,but I wanted to send my comments on the subject just in case they might make it into the record even though my wife and I will be unable to attend the meeting this evening. We are very much opposed to approval of this request by the ZBA, and I think the real issue is which of two distinct populations the ZBA most properly represents. On the one hand, there is the population of the ownership and loyal customers of the Marquis II, who probably feel that addition of the patio will be in their best interests. On the other hand, there is the population of 1 residents of the community in the vicinity of the Marquis II who believe they will be adversely affected by the noise that will almost certainly be associated with the addition of the patio. I believe that these two populations are almost completely disjoint and have diametrically opposed interests in this issue. Whatever decision the ZBA makes regarding the variance will be to the benefit of one population and to the detriment of the other. As I can think of no compromise that is likely to satisfy both parties, I believe the focus of the discussion should be on which of the opposing sets of interests of the two populations the ZBA is expected, perhaps even required, to prioritize. I am sure there are guidelines and/or regulations regarding this question, and I am not familiar with what they might be. Nevertheless, I sincerely hope that the interests of the West University Place residents who would be adversely affected by the addition of the patio would take precedence in any such decision. Thank you, Richard Barton 2710 Wroxton Road Houston,TX 713-665-8068 2 Josie Hayes From: Debbie Scarcella Sent: Thursday, March 28, 2019 5:31 PM To: Josie Hayes Subject: FW: Marquis II Another for tonight. Debbie Scarcella City Planner City of West University Place 3826 Amherst, West University Place,TX 77005 Tel 713.662.5893 Fax 713.662.5369 ATTENTION PUBLIC OFFICIALS: A"reply to all" of this e-mail could lead to violations of the Texas Open Meetings Act. Please reply only to the sender. Original Message From: Lee Ann Grimes [mailto:leeanngrimes @hotmail.com] Sent: Thursday, March 28, 2019 5:23 PM To: Debbie Scarcella Subject: Marquis II Dear Ms. Scarcella, I understand The Marquis (or The Deuce,As we who love it call it) is asking for a variance. We would LOVE for the variance to be granted. On a day like today, we wouldn't think twice about where to be if there were a patio outside. All has made huge strides in updating and upgrading the atmosphere at the Marquis. It has gone from the five of the '80's to a destination for many people. My guess is that anyone protesting has only ancient memories of the way it used to be. We love the improvements and hope to see this small piece of neighborhood history preserved. Please support the variance! Most sincerely, Lee Ann Grimes 3126 Wroxton 77005 Section 10-103. -Location of parking spaces. (a) Same Site Rule. All parking spaces required by this ordinance must be located on the same building site with the building space served. Exception : the required spaces may be located up to 300 feet from the entrance of a building served (and may be outside the City limits) for: (i) parking for building sites not used primarily for residential purposes where an increase in the number of spaces is required by a change or enlargement of use, (ii) spaces allowed by this Ordinance to be used jointly for two or more uses or types of space, or(iii) a community center, library, school, place of worship, museum or similar institution with mixed uses and types of space served by common parking spaces. (c) Certain Joint Use of Spaces. The ZBA may issue a special exception to allow up to 75 percent of the parking spaces required for any use or type of space to be used jointly for another use or type of space, if the ZBA finds that no increase in on-street parking is likely to result.See Table 7-5a. City of West University Place APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") IExAS Address of site: 2.to 3 TS v2s%-rkto 41c9c,S Legal description of the site: ( - •N,_ 1 TRL1c- & ss7 GI A C. (Z q J3 LOC Applicant: /,AA q c ,.) =J -1 A adv (o > \SSGa•J T Vr—\SZ5\T`P 7Lt C ( TIC . "i Address: 2 3 Contact: A c Sfar2i, Phone: '37 -5(04 - 151 L( Fax: 7 k3-5-Zz 70°10 Email: AL& A2Qv'SZ.c�-" 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: (Xj Special Exception. • Exact zoning ordinance section that authorizes the special exception: A2K • Exact wording of special exception requested: ) w `�� L K -T° 12-.-s P t.AC \ �Z Tr+5- 3 SPo"'S•5 �5 1 7t\z t-dc -S'7 UG THE PPoP'JZT� .C1J t 7\a �• (�A��cJ •o c sr7 , n. n t_iA S n`�2 Z , -fo 'rN L Wr N L 14 T O UC12 A-T Z c- TS\S5Ur.- —r. ( )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 p4Yes(list items here and attach them) l.� A P SUN r-) (t P'rT -S- Z Te 14 � AC-, �v eta') 6 Fc�p2 Z-XG=�7 to►--.) � ) l-y9TTtL -4"a0h TNT Ott cat: tb%/ '�\SScr .Z Ar-O NHS ?t+2'C p- 1 SL) r 1.i-/-11tt. Aux) d) 912 c0 TILT !mow.3t2 ec Z c S 1 "i5►5 u'•'""") 5.) tv Two vs-t of 3 QNCv'- Sper73 i(o.l ►�+'1-3C� Qll>NS tv-at) Svft.) '-0(2- 7Ni P va-ec?uts 3 is aw'`A 'Pra2vkaL1 ■Tri - LAT.--v-3-1 3 SPA) ) A2-\‘S-1 t ;Z vvci 5 -F-0-F-0,7_ _ =2 4+ eNCT an;.5 T\t C C. � �; 1 7-1 > e $vekser2't Attached.The applicant has read a State and City regulations attached. Signature of applicant: Date: 3 - °1 For Staff Use only Date filed:)T1° Date heard: \ 9 Docket# 1- LJ�S2 Form ZBA-102 March 5, 2019 Members of the City of West University Place ZBA, Thank you for taking the time to consider my application for special exception. My company, Marquis Entertainment LLC., recently purchased The Marquis II which is located at 2631 Bissonnet in the City of West University Place. It is my goal to bring the establishment up to the standards of the community. As an employee of the Marquis II for 20 years, I have been able to recognize many flaws that the business has had and not being more a part of the community has been its greatest.The best way to accomplish the goal of being more approachable for the community is to change the exterior of the building and make it less of an eye sore for the city and more of a gathering location for the residents. In keeping with the goals of making the City of West University Place a more walkable city, I would like to request a special exception to use 3 of my parking spots so that I may put in a patio. Because of the building's long history and our occupation of it since 1985, the parking lot at 2631 Bissonnet has a PNC status that I would like to keep in place. Section 10-103 (c) of the city's zoning ordinance allows for an exception "to allow 75%of the parking spaces required for any use or type of space to be used jointly for another use or type of space, if the ZBA finds that no increase in on-street parking is likely to result." The patio I am petitioning for would only require the replacement of 3 parking spaces located in the front of the property. I have attached a letter from the owner of Local Offices, Scott Rubenstein,which is located directly to our east at 2617 Bissonnet. He has agreed to enter into a lease agreement with me which would allow me to use his parking to replace the parking spaces that a patio would require in front of the Marquis II. Although I would only require 3 spaces, Mr. Rubenstein has agreed to allow me access to all of his parking spaces which would guarantee there would be no increase to on-street parking. Mr. Rubenstein and myself currently have a "gentlemen's agreement" in respect to our shared parking arrangement. A legal agreement would be entered in the event the ZBA granted approval for my use of 3 spaces for a patio. The agreement would run the length of my lease which is ten years. It may sometimes be difficult to convince a neighbor that a change is positive and beneficial to both parties. I think Mr. Rubenstein's willingness to enter into a formal agreement with me shows that I have his full support. I am the operator of the business,The Marquis II, and not the land owner. The property, itself, is owned by 2631 Bissonnet LLC whose sole member is George Santikos. I have discussed my plans with Mr. Santikos and have attached a letter from him giving me the ability to speak on his behalf in regards to a patio on the property. I have also attached his Deed to reflect that he is the owner of the property which I hope would satisfy any questions of proof. The question of noise can always arise when talking about adding something that would invite more people to be outside. We currently have a small sitting area in the front of the building which accommodates the same amount of people as the patio I am requesting. We have an impeccable record of respecting our neighbors to the point that we rarely ever have a noise complaint against us. Unlike an establishment like Fajitas a Go Go located at 5404 Kirby in West University which had a patio built on its north wall that is directly on Albans facing the neighborhood, the patio I am requesting would be located in the front of my building directing any noise toward Bissonnet,a heavily trafficked area in its own right. There would be no electronics, such as tv's or speakers, located on the patio eliminating any opportunity for more noise. The Marquis II has worked in the past and continues to work with members of West University Elementary PTO,West University Little League,West University Parks Department, and other local community groups. The one thing I hear most from the residents is"we wish you had a patio." Throughout my many years employed in this city, I see how much the residents enjoy walking its streets whether it be for exercise, a casual stroll,or taking their dogs for a walk. On those beautiful days, I would like to give these residents a destination to gather. Establishments like Little Matt's and Tiny's are community staples. We have been a part of the community for 34 years, but unfortunately,our narrative has a lot to do with our ambiguity. I hope to make the changes necessary in the upcoming months that will allow me to change this narrative and I think the use of 3 parking spaces for the addition of a patio is a great start. Thank you again for your consideration and I hope to have the opportunity to discuss this issue more with you in the future. 'AIJara Marquis II (e) Other criteria . See Article 7 for additional criteria, including driveway, parking and garage regulations. (Ord.No. 1878, § 1(ex. A), 8-25-2008; Ord. No. 1977, § 1(Exh. A), 5-20-2013; Ord. No. 200 , § 1(Exh. A), 3-9-2015) Section 10-103.- Location of parking spaces. (a) Same Site Rule. All parking spaces required by this ordinance must be located on the same building site with the building space served. Exception : the required spaces may be located up to 300 feet from the entrance of a building served (and may be outside the City limits) for: (i) parking for building sites not used primarily for residential purposes where an increase in the number of spaces is required by a change or enlargement of use, (ii) spaces allowed by this Ordinance to be used jointly for two or more uses or types of space, or (iii) a community center, library, school, place of worship, museum or similar institution with mixed uses and types of space served by common parking spaces. (b) Yards and street areas. (1) In an SF district, all parking areas and maneuvering areas (including dead-end or stub driveways) must be behind the principal building or surrounded by opaque fences or walls at least six feet tall, and all such areas are prohibited in front yards. Exception: On a building site accessible only from a roadway marked for four lanes or more, there may be a driveway stub, if it meets all the following criteria: (i) The stub must be designed to allow vehicles on a driveway to turn around and enter the roadway headfirst; (ii) The width of the stub may not exceed nine feet (plus up to two feet on each side for aprons); (iii) The length of the stub, when added to the width of the driveway, may not exceed 24 feet (but if the site width is 60 feet or more, the length of the stub may be up to 18 feet, in addition to the actual width of the driveway); (iv) The stub must be pervious pavement; (v) Aprons may not be larger than two feet in any dimension; (vi) No part of the stub or its aprons may be closer than two feet to any property line or public sidewalk; and (vii) The stub may be located in the front yard only to the extent that existing structures or obstructions make another location impractical. (2) In a non-SF district, no required parking space may be: (i) Closer than 10 feet to a street area, except an alley; or (ii) Farther than 500 feet (driving distance)from a street area. (c) Certain Joint Use of Spaces. The ZBA may issue a special exception to allow up to 75 percent of the parking spaces required for any use or type of space to be used jointly for another use or type of space, if the ZBA finds that no increase in on-street parking is likely to result. See Table 7-5a. (d) Above-Grade and Underground Parking Prohibited. No parking spaces shall be located above grade or below grade, meaning that all off-street parking required by this Article shall be provided as at-grade "surface" parking. In the TCC district, no at-grade parking shall be located below any portion of a building. (e) Easements in PDD-C1 . In PDD-C1, parking spaces may not be located in any easement for underground utilities. PIPELINE REALTY COMMERCIAL INVESTMENT, DEVELOPMENT & MANAGEMENT March 4, 2019 Marquis II c/o Mr. Al Jara 2631 Bissonnet Street Houston, TX 77005 RE: Parking at 2617 Bissonnet Street Dear Mr. Jara: As owner of the property located at 2617 Bissonnet Street (the "2617 Property"), this letter shall serve as our intent to enter into a formal lease agreement with the Marquis II (c/o Mr. Al Jara) for shared parking on the 2617 Property and your property at 2631 Bissonnet(the "2631 Property"). Specifically, the agreement will provide for parking by Marquis employees and customers in the westernmost twenty-three (23) parking spaces of the 2617 Property, parking by our employees and customers in the 2631 Property, and cross access between the properties. Since all of the terms, provisions and conditions of a formal lease agreement/cross access agreement have not been incorporated herein, it is expressly agreed and understood that this letter is not intended to be binding upon either party hereto until a more formal agreement is actually executed by both parties. Please don't hesitate to call me if you have any questions/comments. Sincerely, PIPELINE REAL/ , R. Rubenstein ' esident SRR:cr 2330 HOLMES RD. I HOUSTON, TEXAS 77051-1098 I P: 713.799.1676 I www.pipelinerealty.com o� 01 o o � r 1 � tlj II E-3' i ji; re � � O LI S t. „ii TS3OYd6 ONOldfd f l Z T Z _ r+ S33Yd6 ONI)*'d 0 Z T, Z 81 � 111 U) T � uUUUU_J O Z ^' I � z 1.8 I 614 ® rTl -1 Z _p_ I . D Z cnI n z T - 6 C a T 6 y S M T I k Z° :,i r Z =- i +► - �. :'..:4 �IIIIUU . B51' I L33 i To whom it may concern, 2631 Bissonnet LLC gives permission to Al Jara with Marquis Entertainment LLC permission to build a patio according to the plans I was shown if it is approved by the City of West University. As owner of the property, I give Al Jara permission to speak on my behalf. Thank you, George Santikos 2631 Bissonnet LLC 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 RECORDS: YOUR SOCIAL AL SECURITY _ FOR RECORD IN THE PUBLIC E_RECORDE � NUMBER OR YOUR DRIVER'S LICENSE NUMBER. VER1TIiS GENERAL WARRANTY DEED 241 W ALABAMA,S T E 203 THE STATE OF TEXAS § § KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HARRIS § That GEORGE PETE SANTIKOS,an unmarried person("Grantor"),for and in consideration of the sum of TEN AND NO/100 DOLLARS($10.00)and other good and valuable consideration to Grantor in hand paid by 2631 BISSONNET LLC, a Texas limited liability company, whose address for notice ency hereunder is 4419 Greenbrier Street, GRAN ED,BARGAINED(SOLD and CONVEYED, bylthese of which are hereby acknowledged,has presents does GRANT,BARGAIN,SELL and CONVEY the County of Harris,State of Texas,and described parcel as� together with all improvements thereon,situated tY 0.47 acre (20,668 square feet) tract of land, more or less, situated in the A.C. Reynolds League, Abstract 61, Harris County, being all of a 120'x177' tract conveyed by General Warranty f Deed recorded under Clerk's File No.Y545350 of the Official Public Records of Real Property Harris County,Texas,said 0.47 acre tract of land being more particularly described by metes and bounds on Exhibit"A" attached hereto and made a part hereof for all purposes(the"Subject Property"). This conveyance is made subject to any and all mineral reservations, res rictio st cove a nants,extent maintenance or similar charges,and easements,if any,relating to the Subject If only Harris County,Texas, ,but that they are still in force and effect,shown of record in the Real Property Records and to all zoning laws,regulations and ordinances of municipal and other governmental authorities,if any, but only to the extent that they are still in effect,relating to the Subject Property. TO HAVE AND TO HOLD the Subject Property, together with all and singular the rights and appurtenances thereto in anywise belonging,unto Grantee and Grantee's heirs,representatives,successors and/or assigns, forever; and Grantor and forever defend,all and singular,he Subject Property unto Grantee successors,and/or assigns,to warrant an ainst every person whomsoever lawfully and Grantee's heirs,representatives,successors and/or assigns,ag ry P claiming or to claim the same or any part thereof. Taxes for the current year have been prorated as of the date hereof,and Grantee assumes and agrees to pay the same. - 1 - EXHIBIT "A" Being a 0.47 acre (20,668 square feet) parcel situated in the A.C. Reynolds League, Abstract 61, Harris County,being all of a called 120'x177'tract conveyed by General Warranty Deed recorded under Clerk's File No. Y545350 of the Official Public Records of Real Property, Harris County, all Texas, said 0.47 acre parcel more particularly described emySouth Central Zone, American bearings based on Texas State Plane Coordinate System, Datum1983; BEGINNNING,at a 1/2-inch iron rod found in the eaiecordedunderClerksFileNo..20130541349 to Webster Properties,L.P.by Special Warranty Deed Texas,for the northwest corner of of the Official Public Records of Real Property,Harris County, Lot 10 of The Courts of Wroxton Road according to the map plat thereof recored the s uthwesa cornereof sr Code No. 435078 of the Map Records of Harris County, 120'x177' tract, and the herein described parcel; THENCE,North 02°42'26" West (called North 02°34'44" e said 120'x177'.95 fe traded 117.70s feet) along the east line of said 1.5627 acre tract,and the west concrete in the south right-of-way line of Bissonnet Street, for the northeast corner of said 1.5627 acre tract, and the northwest corner of said 120'x177' tract, and the herein described parcel; THENCE,North 87°24'31"East(called North 87°25'16"East), 17 7T0 feet act along a g the so iron ight right-of- way line of said Bissonnet Street,and the north line thesnorthwest corner of Tract 4B in said A.C. with cap (stamped "4833 Town & Country ) Reynolds survey(no record information found),for the northeast corner of said 120'x 177'tract,and the herein described parcel; THENCE, departing the south right-of-way line of said Bissonnet Street, South 02°42'26" East (called South 02°34'44"East), 116.59 feet(called 117.70 feet)along the west line of said Town 4B, and the east line of said 120'x177'tract to k 1 of Wroxton Square according to the map or plat thereof Country")in the north line of Lot 2,Block Texas, for the recorded under Film Code No. 576176 ie southeastpcorn Records of d 120'x177'tract, and the herein southwest corner of said Tract 4B, described parcel, from which a 1/2-inch iron rod found bears North 87°17'34" East, 55.90 feet; THENCE,South 87°25'16" West,along the north lines of Lot 2,Block 1,Wroxton Square,passing at a distance of 4.15 feet a 1/2-inch iron rod found with e of 17 00 feet along the north line oLot a d Block 1 of Wroxton Square,continuing for a total distance 3 and Lot 2 of Wroxton Square Two according to the map or plat ereof d the north 1 recorded id under Lot Film m to Code No. 531092 of the Map Records of Harris County, the POINT OF BEGINNING,CONTAINING 0.47 acre(20,668 square feet)parcel in Harris County, Texas. IN TESTIMONY WHEREOF,Grantor has caused this instrument to be executed this day of February,2017. 2 GEORGE 'ETE SANTIKOS THE STATE OF TEXAS § § COUNTY OF HARRIS § This instrument was acknowledged before me on the day of February,2017,by GEORGE PETE SANTIKOS. ` .,'",44 KATHLEEN PIERCE r _I. a`Rr!`Y•••. '' •otao-"ublic, State of Texas o Notary Public.State of Texas ':: 12-2020 x•; • + �Otitt'tl. • Iix Ir$t b2- ° t Notary ID 1 30637926 -2 - RP-2017-53955 02/07/2017 ER $24.00 NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OR ALL OF THE FOLLOWING INFORMATION FROM ANY INSTRUKE T 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 E_RECO DED GENERAL WARRANTY DEED as s tTv u.At;. F L R SRS y� HOUSTON:1X 7,092 THE STATE OF TEXAS § § KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HARRIS § That GEORGE PETE SANTIKOS,an unmarried person("Grantor"),for and in consideration of the sum of FEN AND NO/100 DOLLARS($10.00)and other good and valuable consideration to Grantor in hand paid by 2631 BISSONNET LLC, a Texas limited liability company,whose address for notice hereunder is 4419 Greenbriar Street,Houston,Texas 77098-5216("Grantee"),the receipt and sufficiency of which are hereby acknowledged,has GRANTED,BARGAINED,SOLD and CONVEYED,and by these presents does GRANT,BARGAIN,SELL and CONVEY unto Grantee all that certain tract or parcel of land, together with all improvements thereon,situated in the County of Harris,State of Texas,and described as: 0.47 acre (20,668 square feet) tract of land, more or less, situated in the A.C. Reynolds League, Abstract 61, Harris County, being all of a 120'x177' tract conveyed by General Warranty Deed recorded under Clerk's File No.Y545350 of the Official Public Records of Real Property of Harris County,Texas,said 0.47 acre tract of land being more particularly described by metes and bounds on Exhibit"A" attached hereto and made a part hereof for all purposes(the"Subject Property"). This conveyance is made subject to any and all mineral reservations, restrictions, covenants, maintenance or similar charges,and easements,if any,relating to the Subject Property,but only to the extent that they are still in force and effect,shown of record in the Real Property Records of Harris County,Texas, and to all zoning laws,regulations and ordinances of municipal and other governmental authorities, if any, but only to the extent that they are still in effect,relating to the Subject Property. TO HAVE AND TO HOLD the Subject Property, together with all and singular the rights and appurtenances thereto in anywise belonging,unto Grantee and Grantee's heirs,representatives,successors and/or assigns, forever; and Grantor does hereby bind Grantor and Grantor's heirs, representatives, successors,and/or assigns,to warrant and forever defend,all and singular,the Subject Property unto Grantee and Grantee's heirs,representatives,successors and/or assigns,against every person whomsoever lawfully claiming or to claim the same or any part thereof. Taxes for the current year have been prorated as of the date hereof,and Grantee assumes and agrees to pay the same. - ] - RP-2017-53955 # Pages 4 02/07/2017 10:17 AM e-Filed & e-Recorded in the Official Public Records of HARRIS COUNTY STAN STANART COUNTY CLERK Fees $24.00 Lr) CD L) ti 7- O N CL 0 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. 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O N< Ill ++a N a NI aj >•W w w� j r m Ln 3 0 LI 8 9 TS p N 3 3 1, s 0 ;zw ' a J 2 J w 5 C >< tt s , a oZO zc, ac) .1 3 ¢ ° 13 I- 0 m z 3 rc N~ w "� NW N 3 a 09 w a ,3 Q) f• ° -, o -wa j0.n: w o uN ,,,r ',7,.1? a CO V w a 3 N L,;§':', N w o Um uZ i" N of g Fn � ,, iiIO • No w x w N " wa w oo x; zTi a is w x: w° x II II V y iii— = y 11J III Illllrl�l■I■IMI■�i��\' > a { C 4 < ><R; y o 0 OS CU t d oa m >3 m A0 -„ d w = NjT3 woo W O 8a �m xz \3 m _ 2Sz wN wv, n $,,, ` S Ti U — *' 2 2 N —o *' rn v �N c I (`7 co .y IA ON 0 ? ;a oa 0 cr m 3Ni Ni L r' y N .aa & ours \,rorrnentaf Spence s Comuirant- TBPE Firm F-9782 GEOTECHNICAL EVALUATION PAVEMENT REHABILITATION 2631 BISSONNET STREET WEST UNIVERSITY PLACE, TEXAS PREPARED FOR: Marquis II 2631 Bissonnet Street West University Place, Texas 77005 PREPARED BY: Ninyo& Moore Geotechnical and Environmental Sciences Consultants 2313 West Sam Houston Parkway North, Suite 119 Houston, Texas 77043 December 3, 2015 Project No. 700502001 2313 West Sam Huston Parkway North,Sutte 119 • Houston, Texas 77043 • Phone(713)973-8400 • Fax(713)973-8450 r'ne ' vwe • I AngoR's ' Ranch,-C,,cd'rcnga • "-)of.and • ',in FranrIsco • _t•-■ lose • 'ecrarnPnto Le x9ar 5 icsor, • ?,f-s- i * • Denver EP krrtlnewl • Houston a in 0& Imre c-otecht ical and Er SCi■v_es Cc'rr,o>t�n, T PE Firm F-9782 December 3, 2015 Project No. 700502001 Mr. George Santikos Marquis II 2631 Bissonnet Street West University Place, Texas 77005 Subject: Geotechnical Evaluation Pavement Rehabilitation 2631 Bissonnet Street West University Place, Texas Dear Mr. Santikos: In accordance with our proposal dated October 23, 2015, and your authorization on November 2, 2015, Ninyo & Moore has performed a geotechnical evaluation for the above referenced site. The attached report presents our methodology, findings, geotechnical considerations, and recommendations for design and construction of the planned parking lot rehabilitation. We appreciate the opportunity to be of service to you during this phase of the project. Sincerely, .1'0, �� NINYO & MOORE 5Q,SP... .... pit kJ)t -) /4/7/ / fELLSJ ' R. IA • i , Jr., PE EIT Russell L. Thomas, -0".' 94648 `rte Robel E. Giackero, f •, �.� t </ •41 t0,�•' CENS��' 1. Graduate Engineer Principal Engineer leFSS�.......•ENG= CEJ/REG/RLT/ls 12/3/2015 Distribution: (1) Addressee (via email) 3 We.,:'am r h ton P-rk•vd�' 'Jorrh,Sore 119 • Houston,Texas 77043 • Phone(7 i 3)973-8400 • Fax 17 i 3)973-8450 £•n-.i°iC ,rltt r'. • K , nrrga • OYH rn; • an hranusr 0 • ,ar1 Jose • Srcr�'r enrc U2an1 f'Yr- C_l,144e1' 'DenvF' • Pr^Crofled • -bust( Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 TABLE OF CONTENTS Pane 1. INTRODUCTION 1 2. SCOPE OF SERVICES 1 3. SITE DESCRIPTION 1 4. AERIAL PHOTOGRAPH REVIEW 2 5. PROPOSED CONSTRUCTION 3 6. FIELD EXPLORATION 3 7. LABORATORY TESTING 4 8. GEOLOGY AND SUBSURFACE CONDITIONS 4 8.1. Geologic Setting 4 8.2. Subsurface Conditions 5 8.2.1. General 5 8.2.2. Groundwater 5 9. NATURAL HAZARDS 6 9.1. Surface Faulting 6 9.2. Expansive Soils 6 10. GEOTECHNICAL CONSIDERATIONS 7 11. RECOMMENDATIONS 7 11.1. Earthwork 8 11.1.1. Site Preparation 8 11.1.2. Wet Weather Conditions 8 11.1.3. Excavations 9 11.1.4. Fill Materials 9 11.1.5. Re-use of Excavated Materials 10 11.1.6. Fill Placement and Compaction 10 11.1.7. Site Drainage 11 11.2. Parking and Driveway Areas 11 11.2.1. Pavement Subgrade Preparation 11 11.2.2. PCC Pavement Section 12 11.3. Concrete 12 11.4. Pre-Construction Conference 13 11.5. Construction Observation and Testing 13 12. LIMITATIONS 14 13. REFERENCES 16 700502001 R Geotech Eval j J j ny `i*ours Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 Tables Table 1 —Aerial Photograph Review 2 Table 2—Summary of Compaction Recommendations 10 Figures Figure 1 — Site Location Figure 2—Boring Locations Appendix A Explanation of Field Sampling Procedures A-1 Soil Classification Chart A-2 Terms and Symbols Used on Boring Logs A-3 Boring Logs A-4 thru A-7 Appendix B Methods of Laboratory Testing B-1 No. 200 Wash B-2 Atterberg Limits B-3 Summary of Laboratory Results B-4 700502001 R Geotech Eval yin3a *we Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 1. INTRODUCTION In accordance with our proposal dated October 23, 2015, and your authorization on November 2, 2015 we have performed a geotechnical evaluation for the proposed pavement rehabilitation project located at 2631 Bissonnet Street in West University Place, Texas (Figure 1). The purpose of our evaluation was to assess the subsurface conditions at the site in order to provide geotechnical recommendations for the design and construction of the project. This report presents the results of our evaluation, geotechnical considerations, and geotechnical design parameters for the planned pavement rehabilitation. 2. SCOPE OF SERVICES Our scope of services for this project generally included: • Reviewing aerial photographs and published geologic literature in our library, including maps and reports pertaining to the project site and vicinity. • Conducting a visual reconnaissance of the site, marking out boring locations, and notifying Texas8l 1 of the boring locations prior to drilling. • Drilling, logging, and sampling four exploratory borings to a depth of approximately 10 feet below existing grade (at the time of our study). • Performing laboratory tests on selected samples obtained from the borings to evaluate the moisture content, percent passing the No. 200 sieve,Atterberg limits, and shear strength. • Compiling the collected data and performing engineering analyses. • Preparing an engineering report presenting our findings, concerns, and recommendations regarding the design and construction of the planned development. Our scope of services did not include environmental consulting services, such as hazardous waste sampling or analytical testing, at the site. 3. SITE DESCRIPTION The project site is located southeast of the intersection of Dincans Street and Bissonnet Street in West University Place, Texas (Figure 1). The project site is bound to the north by Bissonnet Street, to the east and west by paved parking areas of adjacent commercial properties, and to the 700502001 R Geotech Eval 1 finer M M e Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place, Texas Project No. 700502001 south by a residential area. At the time of our evaluation, the project site generally consisted of the existing Marquis II Lounge building and associated asphalt concrete parking areas. Based on the Bellaire, Texas, 7.5-Minute United States Geological Survey (USGS) Topographic Quadrangle Map (2013), the elevation at the site is approximately 50 feet relative to mean sea level (MSL). Based on the information presented on this topographic quadrangle map, the topography of the site is generally flat. 4. AERIAL PHOTOGRAPH REVIEW Aerial photographs from dates ranging from 1944 through 2015 were reviewed for this project and are presented in Table 1 below. Table 1 —Aerial Photograph Review Photograph Date Site Adjacent Properties North: Bissonnet Street. South: Vacant land. 1944 Vacant land. East: Residential or possibly commercial. West: Residential. North: Bissonnet Street. South: Residential. 1953 Vacant land. East: Residential or possibly commercial. West: Residential or possibly commercial. North: Bissonnet Street. 1957, 1962, 1964, The site is developed with a South: Residential. and 1966 large building and paved East: Commercial building. parking areas. West: Residential or possibly commercial. 700502001 R Geotech Eval 2 /alkyl t-*owe Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 Table 1 —Aerial Photograph Review Photograph Date Site Adjacent Properties North: Bissonnet Street. 1973, 1978, 1989, The site is depicted as South: Residential. 1995,2002,2003, developed with possibly the 2004,2005,2006, current rectangular building East: Commercial building with paved 2008, 2009,2010, structure in place of the old parking. 2011,2012,2013, structure, as well as paved Vacant lot.The paved parking lot of a 2014, and 2015 parking. West: commercial building is depicted adjacent to the site beginning in 1978. 5. PROPOSED CONSTRUCTION We understand the Client plans to rehabilitate an existing parking lot. Based on the aerial photo provided and the information sent to us by Mr. Jose de Leon, PE of Venturi Engineers, LLC, we understand the existing parking lot contains asphaltic concrete pavement. Following demolition of the existing pavement, we understand fine grading is planned to allow improved site drainage. Portland cement pavement is then planned for use in the parking and drive lane areas. 6. FIELD EXPLORATION On November 11, 2015, Ninyo & Moore conducted a subsurface exploration at the site in order to evaluate the existing subsurface conditions and to collect soil samples for laboratory testing. Our evaluation consisted of drilling, logging, and sampling four exploratory soil borings denoted as B-1 through B-4 (Figure 2). The borings were drilled using a Failing truck-mounted drill rig equipped with straight-flight augers within the existing parking lot. Soil samples were collected at selected intervals and were logged in general accordance with the American Society of Testing Materials (ASTM) D 2488. Relatively undisturbed soil samples were collected at regular intervals by hydraulically pushing Shelby tube samplers. A pocket penetrometer was used to approximate the unconfined compressive strength as an indicator of soil consistency for in-tact cohesive samples. Brief descriptions of field sampling procedures used are presented on Figure A-1, Explanation of Field Sampling Procedures, in Appendix A of 700502001 R Geotech Eval 3 ifyingo,*ogre Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation,West University Place,Texas Project No. 700502001 this report. Descriptions of the soils encountered in our borings are presented on the boring logs in Appendix A. 7. LABORATORY TESTING Selected samples were visually classified and tested in our laboratory to evaluate their engineering properties as a basis for providing geotechnical recommendations for design and construction considerations. Brief descriptions of laboratory test procedures used are presented on Figure B-1, Methods of Laboratory Testing, in Appendix B of this report. Individual test results are presented either on the boring log sheets or on the summary of test results found on Figures B-2 through B-4 in Appendix B of this report. To aid in classifying the subsurface materials and to evaluate the general engineering characteristics, natural moisture content tests (ASTM D 2216), percent finer than No. 200 sieve (ASTM D 1140), and Atterberg limit tests (ASTM D 4318 Method B) were performed on selected samples. 8. GEOLOGY AND SUBSURFACE CONDITIONS The geology and subsurface conditions at the site are described in the following sections. 8.1. Geologic Setting The site is located in the West Gulf Coastal Plain Province of the Atlantic Plain Physiographic Region. This province extends from the southern tip of Texas along the Gulf Coast to the Mississippi Alluvial Plain to the east. This physiographic region is characterized as a gently sloping plain with gentle rolling hills. According to the 1982 Geologic Atlas of Texas, Houston Sheet, the surficial geology of the site is described as the Mid-Pleistocene (approximately 750,000 years) age Beaumont Formation. The Beaumont Formation is heterogeneous, containing interlayered deposits of clay, sand, and silt. In this area, the Beaumont Formation is described by the Geologic Atlas 700502001 R Geotech Eval 4 Ifyo'*lore Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 as clay and mud with low permeability, high water-holding capacity, high compressibility, high to very high shrink-swell potential, poor drainage, level to depressed relief, low shear strength, and high plasticity. Geologic units include interdistributary muds, abandoned channel-fill muds, and overbank fluvial muds.According to the United States Department of Agriculture (USDA) Web Soil Survey, the soils at the site are described as being Urban Land. No plasticity was listed for this soil complex. 8.2. Subsurface Conditions Our knowledge of the subsurface conditions at the project site is based on our field exploration, laboratory testing, and our experience. 8.2.1. General Asphaltic concrete was observed at the ground surface and generally ranged in thickness from approximately 2 to 6 inches followed by aggregate base materials measuring approximately 3 to 4 inches in thickness. Naturally deposited soils from the Beaumont Formation were observed underlying the existing pavement section. In general, these alluvial soils were heterogeneous with interbedded layers of fat clays (CH) and lean clays (CL). 8.2.2. Groundwater Borings were drilled using dry-auger techniques in an attempt to measure depth-to-water in the open boreholes. Free water was not encountered during drilling or immediately upon completion of drilling operations. Fluctuations in groundwater generally occur as a function of seasonal moisture variation, temperature, groundwater withdrawal and future construction activities that may alter the surface drainage and sub-drainage characteristics of this site. In addition, perched groundwater could be encountered at the site after periods of heavy 700502001 R Geotech Eval 5 iffy° Q ' Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 precipitation. The contractor should be prepared for shallow groundwater conditions at the site. More detailed stratigraphic information is presented on the boring logs in Appendix A attached to this report. The boring logs contain our field and laboratory test results, as well as our Field Technician's and Engineer's interpretation of conditions believed to exist between actual samples retrieved. Therefore, these boring logs contain both factual and interpretive information. Lines delineating subsurface strata on the boring logs are intended to group soils having similar engineering properties and characteristics. They should be considered approximate as the actual transition between soil types (strata) may be gradual.A key to the soil symbols and terms used on the boring logs is provided in Appendix A. 9. NATURAL HAZARDS The following sections describe potential geologic hazards at the site including faulting and expansive soils. 9.1. Surface Faulting A fault study was not conducted as part of our scope of work for this project. However, based on our review of published geologic data and aerial photographs in our library, the closest surface expression of a non-seismic growth fault to the project area is located approximately 23/4 miles northwest of the site (USGS, 2005). 9.2. Expansive Soils Expansive soils typically contain significant clay fractions and the expansive characteristics of these clay fractions depend upon a number of factors, which include clay mineralogy, degree of compaction (density) for reworked soils, moisture content, etc. In addition, expansive soils tend to have a more adverse effect on lightly loaded construction elements (e.g. exterior flatwork, floor slabs, etc.)than on more heavily loaded foundations. 700502001 R Geotech Oval 6 /0750`*we Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place, Texas Project No. 700502001 10. GEOTECHNICAL CONSIDERATIONS Based on the results of our subsurface evaluation, laboratory testing, and data analyses, the proposed construction is feasible from a geotechnical standpoint provided the recommendations in this report are incorporated into the design and construction of the project, as appropriate. Geotechnical considerations include the following: • Conventional earthmoving construction equipment may be used. • Some of the on-site soils are not suitable for re-use as select engineered fill, but may be used as general fill for mass grading and utility trench backfill. • Due to the widely spaced nature of our soil borings, soil conditions that differ from what was encountered in our borings may be encountered during construction. • Due to the presence of cohesive soils, care should be taken prior to excavation. The Contractor is responsible for evaluating the depth of groundwater at the time of construction, the need for shoring, and the need for dewatering prior to commencing any excavation. • Earthwork contractors should be made aware of the moisture sensitivity of the near surface clayey soils and potential compaction difficulties. • Imported soils and soils generated from on-site excavation activities that exhibit a very low to low swell potential, have a plasticity index between 8 and 20, have a liquid limit of less than 40, and are free of deleterious materials can generally be used as select, engineered fill. 11. RECOMMENDATIONS The following sections present our geotechnical recommendations and were developed based on our understanding of the proposed construction (Section 5), the observed subsurface conditions (Section8.2), and our experience. If the proposed construction is changed from that discussed herein or subsurface conditions other than those shown on the boring logs (Appendix A) are observed at the time of construction, Ninyo & Moore should be retained to conduct a review of the new information and to evaluate the need for additional recommendations. 700502001 R Geotech Eval 7 AfIngn *ours Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 11.1. Earthwork The following sections present our earthwork recommendations for this project. In general, the local construction standards and specifications are expected to apply, unless otherwise noted. 11.1.1. Site Preparation Prior to placing any fill, pavement, or flatwork, the following guidelines should be followed: • After completion of the demolition of the existing pavement, and prior to placement of any fill soils, the exposed subgrade should be evaluated by proofrolling. Any soft or weak areas observed during proofrolling should be removed and replaced with well-compacted material as outlined in Section 11.1.6. • Proofrolling should be accomplished with a pneumatic-tired roller, a loaded dump truck, or similar equipment weighing approximately 20 tons and observed by the Geotechnical Engineer-of-Record, or the Engineer's designated representative. • Due to the presence of clayey soils below the asphalt pavement, additional measures should be considered.A detailed discussion of these measures is provided below in Section 11.1.2. Due to the nature of the surficial soils, traffic of heavy equipment (including heavy compaction equipment) may create pumping and general deterioration of shallow soils. Therefore, some construction difficulties should be anticipated, especially during periods when these soils are saturated. 11.1.2. Wet Weather Conditions Earthwork contractors should be made aware of the moisture sensitivity of the near surface clayey and silty soils and potential compaction difficulties. If construction is undertaken during wet weather conditions, the surficial soils may become saturated, soft, and unworkable. Drainage trenches within the soils to be excavated, reworked and/or recompacted may be needed. Additionally, subgrade stabilization techniques, such as chemical (lime or lime-flyash) treatment, may be needed to provide a more weather resistant working surface during pad construction. Therefore, we recommend 700502001 R Geotech Eval 8 Nlntge /ware Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place, Texas Project No. 700502001 that consideration be given to construction during the dryer months. Alternatively, the contractor should protect exposed areas once topsoil has been stripped, as well as provide positive drainage during earthwork operations. 11.1.3. Excavations Our evaluation of the excavation characteristics of the on-site materials is based on the results of our exploratory borings, site observations, and experience with similar materials. In our opinion, the surface soils may be excavated or ripped using heavy-duty earthmoving or excavation equipment in good operating condition. Equipment and procedures should be used that do not cause significant disturbance to the excavation bottoms. Wet or saturated soils may be found at the excavation bases. These soils may soften under the action of light equipment and foot traffic. Drying or overexcavation of these materials may be appropriate prior to filling. If the subgrade becomes disturbed, it should be compacted before placing the backfill material. Due to the widely spaced nature of our borings, soil conditions encountered during construction may differ from what were encountered in our borings. 11.1.4. Fill Materials On-site and imported soils that exhibit relatively low plasticity indices and very low to low expansive potential are generally suitable for re-use as select, engineered fill. Relatively low plasticity indices are defined as a PI value of 20, or less, as evaluated by ASTM D 4318. For this project select, engineered fill should have a liquid limit (LL) less than 40 and a PI between 8 and 20. In addition, suitable fill should not include organic material, construction debris, or other non-soil fill materials. Clay lumps and rock particles should not be larger than 6 inches in dimension. This material should be disposed of off-site or in non-structural areas. 700502001 R Geotech Eval 9 ('r1nyo``'MYYi ei Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 Fill materials in contact with ferrous metals should also have low corrosion potential (minimum resistivity more than 2,000 ohm-cm, chloride content less than 25 parts per million [ppm]). Fill material in contact with concrete should have a soluble sulfate content of less than 0.1 percent. The Geotechnical Engineer-of-Record should evaluate such materials and details of their placement prior to importation. 11.1.5. Re-use of Excavated Materials Based on laboratory test results and our general observations, we anticipate that some of on-site soils will not be suitable for re-use as select, engineered fill during construction. However, these soils may be re-used as general fill and trench backfill at the site provided they are free of deleterious materials. 11.1.6. Fill Placement and Compaction Fill soils, as well as scarified subgrade soils, should be moisture conditioned within the moisture range shown below in Table 2 and mechanically compacted to the percent compaction shown. Fill should generally be placed in 8-inch-thick loose lifts such that each lift is firm and non-yielding under the weight of construction equipment. Suitable fill soils should not contain organic material, construction debris, or other non-soil materials. Table 2—Summary of Compaction Recommendations Description Percent Moisture Compaction' Content2 Select, Engineered Fill3'4 95 or more -1%to+3% General Fill—Clay4 95 or more -1%to+3% General Fill—Sand 95 or more -2%to+2% Lime, Lime-Fly Ash, or Cement Treated Subgrade 95 or more -1%to+3% Note: 'Percent compaction is the ratio of in-situ density and the maximum thy density by ASTM D698. 2The range shown refers to the optimum moisture content by ASTM D698. 'Select,engineered fill should have a plasticity index between 8 and 20 and a liquid limit of 40 or less. "Clayey soils used as fill should be processed so that particles or clods are no more than 6 inches in diameter prior to compaction. 700502001 R Geotech Eval 10 Vinyl *nova Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 11.1.7. Site Drainage Surface drainage should be provided to divert water away from the paved surfaces. Surface water should not be permitted to drain toward the pavement areas. Positive drainage is defined as a slope of 2 or more percent for a distance of 5 or more feet. 11.2. Parking and Driveway Areas We understand that Portland cement concrete (PCC) pavements are planned for the parking and driveway areas. A traffic analysis was not available at the time of our evaluation; therefore, a detailed pavement design was not performed. The following recommendations are based on correlations with index properties and our experience. 11.2.1. Pavement Subgrade Preparation After finished subgrade elevation is achieved, the exposed surface of the pavement subgrade soils should be scarified to a depth of 8 inches and mixed with a sufficient quantity of hydrated lime to reduce the soil-lime mixture plasticity index to 20 or less in conformance with TxDOT Standard Specifications Item 260. If a PI of 20 is not achievable, sufficient lime should be added until the pH reaches a value of about 12.4 (or lime fixation). Lime treatment for cohesive soils should be done in accordance with TxDOT Standard Specifications, Item 260. The soil and lime should be mixed for the lime treatment to be effective. For estimating purposes, we recommend 8 percent lime by dry soil weight be assumed. For construction purposes, we recommend that the optimum lime content of the subgrade soils be evaluated by laboratory testing. Following the mixing activities, the lime-treated soils should be moisture conditioned and compacted as described in Table 2 above. Additional laboratory testing should be conducted prior to construction to evaluate the site for soluble sulfate content. The soluble sulfate content for the soils should be no more than 0.1 percent by weight. 700502001 R Geotech Eval 1 1 FjInyo L*owe e Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 11.2.2. PCC Pavement Section We recommend 5 inches or more of adequately reinforced PCC pavement for automobile parking, 6 inches or more for light-duty automobile traffic areas, drive lanes, fire lanes, and/or areas subject to relatively light volume truck traffic, and 7 inches or more for dumpster areas and/or areas receiving moderate to heavy truck traffic. Concrete pavements should have longitudinal and transverse joints as designed by the structural engineer. We recommend reinforcement for the concrete pavement areas be No. 3 reinforcing bars placed 18 inches on-center (each way) in the middle one-third of slab height. The structural engineer may decide that additional or reduced reinforcement is needed. Concrete pavement should include crack-control, construction, and/or expansion joints as deemed appropriate by the structural engineer. 11.3. Concrete We recommend the use of Type II cement for construction of concrete structures at this site. Due to potential uncertainties as to the use of reclaimed irrigation water, or topsoil that may contain higher sulfate contents, pozzolan or admixtures designed to increase sulfate resistance may be considered Laboratory chemical tests were not performed to evaluate the sulfate content of the site soils for this project. We assume that the soluble sulfate content at the project site less than 0.2 percent by weight. If desired, laboratory chemical testing can be performed to estimate the sulfate content of the onsite soils. Concrete should have a water-cement ratio of no more than 0.50 by weight for normal weight aggregate concrete. The structural engineer should ultimately select the concrete design strength and the water-cement ratio based on the project specific loading conditions. Higher strength concrete may be selected for increased durability and resistance to slab curling and shrinkage cracking. 700502001 R Geotech Eval 12 1 ytnyU *awe Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place, Texas Project No. 700502001 In order to reduce the potential for shrinkage cracks in the concrete during curing, we recommend that for slabs-on-grade, the concrete be placed with a slump in accordance with Table 5.2.1 of Section 302.1R of"Guidelines for Floor and Slab Construction". If a higher slump is needed for screening and leveling, a super plasticizer is recommended to achieve the higher slump without changing the recommended water to cement ratio. The slump should be checked periodically at the site prior to concrete placement. We also recommend that crack control joints be provided in slabs in accordance with the recommendations of the structural engineer to reduce the potential for distress due to minor soil movement and concrete shrinkage. We further recommend that concrete cover over reinforcing steel for slabs-on-grade and foundations are in accordance with IBC 1907.7.1. The structural engineer should be consulted for additional concrete specifications. 11.4. Pre-Construction Conference We recommend that a pre-construction conference be held. Representatives of the owner, civil engineer, the geotechnical consultant, and the contractor should be in attendance to discuss the project plans and schedule. Our office should be notified if the project description included herein is incorrect, or if the project characteristics are significantly changed. 11.5. Construction Observation and Testing During construction operations, we recommend that a qualified geotechnical consultant perform observation and testing services for the project. These services should be performed to evaluate exposed subgrade conditions, including the extent and depth of overexcavation, to evaluate the suitability of proposed borrow materials for use as fill and to observe placement and test compaction of fill soils. If another geotechnical consultant is selected to perform observation and testing services for the project, we request that the selected consultant provide a letter to the owner, with a copy to Ninyo & Moore, indicating that they fully understand our recommendations and that they are in full agreement with the recommendations contained in this report. Qualified subcontractors utilizing appropriate 700502001 R Geotech Eval 13 l /I7g° Ow Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place, Texas Project No. 700502001 techniques and construction materials should perform construction of the proposed improvements. 12. LIMITATIONS The field evaluation, laboratory testing, and geotechnical analyses presented in this geotechnical report have been conducted in general accordance with current practice and the standard of care exercised by geotechnical consultants performing similar tasks in the project area. No warranty, expressed or implied, is made regarding the conclusions, recommendations, and opinions presented in this report. There is no evaluation detailed enough to reveal every subsurface condition. Variations may exist and conditions not observed or described in this report may be encountered during construction. Uncertainties relative to subsurface conditions can be reduced through additional subsurface exploration. Additional subsurface evaluation will be performed upon request. Please also note that our evaluation was limited to assessment of the geotechnical aspects of the project, and did not include evaluation of structural issues, environmental concerns, or the presence of hazardous materials. This document is intended to be used only in its entirety. No portion of the document, by itself, is designed to completely represent any aspect of the project described herein. Ninyo & Moore should be contacted if the reader requires additional information or has questions regarding the content, interpretations presented, or completeness of this document. This report is intended for design purposes only. It does not provide sufficient data to prepare an accurate bid by contractors. It is suggested that the bidders and their geotechnical consultant perform an independent evaluation of the subsurface conditions in the project areas. The independent evaluations may include, but not be limited to, review of other geotechnical reports prepared for the adjacent areas, site reconnaissance, and additional exploration and laboratory testing. Our conclusions, recommendations, and opinions are based on an analysis of the observed site conditions. If geotechnical conditions different from those described in this report are 700502001 R Geotech Eval 14 , /nqo *ours T Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place, Texas Project No. 700502001 encountered, our office should be notified and additional recommendations, if warranted, will be provided upon request. It should be understood that the conditions of a site could change with time as a result of natural processes or the activities of man at the subject site or nearby sites. In addition, changes to the applicable laws, regulations, codes, and standards of practice may occur due to government action or the broadening of knowledge. The findings of this report may, therefore, be invalidated over time, in part or in whole, by changes over which Ninyo & Moore has no control. This report is intended exclusively for use by the client. Any use or reuse of the findings, conclusions, and/or recommendations of this report by parties other than the client is undertaken at said parties' sole risk. 700502001 R Geotech Eval 15 I iny0, war e Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 13. REFERENCES American Society for Testing and Materials (ASTM),Annual Book of ASTM Standards. City of Houston Infrastructure Design Manual. Geologic Atlas of Texas, Houston Sheet, 1982,Texas Bureau of Economic Geology. International Code Council, 2012, International Building Code. Ninyo & Moore, In-house proprietary information. Occupational Safety and Health Administration (OSHA), 1992 (Revised), Title 29 of the Code of Federal Regulations (CFR), Part No. 1926 - Safety and Health Regulations for Construction, Subpart P- Excavations. Texas Department of Transportation, 2004, Standards and Specifications for Construction. United States Geological Survey, 2013, Bellaire, Texas - 7.5 Minute Series (Topographic): Scale 1:24,000. United States Geological Survey, 2011, National Seismic Hazard Mapping Project, World Wide Web, http://geohazards.cr.usgs.gov/eq. United States Geological Survey, 2005, Principal Faulting in the Houston, Texas Metropolitan Area, USGS Scientific Map No. 2874. United States Department of Agriculture Web Soil Survey, http://websoilsurvey.nres.usda.gov. Aerial Photographs Reviewed Source(s) Date DigitalGlobe 2003, 2004 HistoricAerials.com 1957, 1962, 1964, 1966, 1973, 1981 Houston-Galveston Area Council 2006, 2010 National Aeronautics and Space Administration 2011,2012,2013,2014, 2015 National Oceanic and Atmospheric Administration 2008 Texas General Land Office 1944, 1953, 1978, 1989 Texas Orthoimagery Program 2009 USDA Farm Service Agency 2005 U.S. Geological Survey 1995, 2002 700502001 R Geotech Eval 16 ti/IRg° *nova Memorial Park li•� < •& .1 r V �I{Ti�n i�I�jD' Et r- �© ■w� 1 .- T -a` G.C. •• l�sw/ /� i , ■∎∎ .14, Inc•K ❑�❑ rA©czlei = �� i 1 r- �Ea _ ■ rl mhhidlith '�., ;1 imay-:1i.'kruilir '" L.-A ©e;I,I�ov IP■al ��_1 .1 \I N, ° moo°° _ ■MIME Iiiimi �� 'rt7ii■wl G;■•`..■_!r—li��l• 1 �! _ G t g of I Ii -ier 7 pimp, , r,, . I�� , '�°° �t - A'k=. —III �r . r-mac. ?I. 'r_.:�4 re _ 0 6 g 3 v] ° �� w� I �I�- 1 /i il�'Iri _ M C • O ii �,• L t/ a t- !-\.-,...s,`�i `gip giji .rrt•_ • �� S�... ' i■ 047--- ( ►�1� Tii 5511 6,. 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'` iiial` ZLV I ' �-- .._ �/�(iii■It�.1► ►;� � 1111 _ :.r,,e i m"' 'mg` r .. --- -■�®-■ — i =■1 . �.� 7E1E71 I I 1 ■ 1 ,I— — Source:Key Maps,Inc.,Houston Metro Edition,2009. 0 1900 Approximate Scale: 1 inch=1900 feet Note.Dimensions,directions,and locations are approximate. FIGURE I.jingo&tytor.we SITE LOCATION PROJECT NO: DATE: PAVEMENT REHABILITATION 1 2631 BISSON NET STREET 700502001 12/15 WEST UNIVERSITY PLACE,TEXAS file noy0502vmap1115 W �� 1 0 EL N • o S c2 .. 0 ■ N Y 3, 1 • .AT -_ .,. ;:- . I `'. ' • Q �+ Z OHIll 'T ' Y, .fi. - 0 mQ H d Figigil 4, i' 0 =z)- III ZH ! - 0 Z(_nW ., w > k •_ Z �°z z E in CO 0_ LruCO i'V 7 -, . '11 ••. , a t .. . - /_ -4 1 ►,�.1/414'.:pi--, i CV 1 .+� ‘� m 'aP lie,..'. !" co i W v ass' a 6 a x !- 1 ,1 _y,...0. .. • r+^ f O.. . . .,4 • • '' - , .1.,1. _____44, 0 O. ., N U� if) I Ii t a. * lie , .,01 ;i:. i: TT1 ( I 1 , • 1 4�1 0 i n 1 a 1 m • c m om o .. m 5` ba, ' of o ` a o• 4 x U O •� ., , ,,� i. w UJ • • CO N A_ i , S , • o 0 Z 91.IIwpgZ090 au 014 Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 APPENDIX A BORING LOGS Field Procedure for the Collection of Relatively Undisturbed Samples Relatively undisturbed soil samples were obtained in the field using the following method. Shelby Tube The Shelby tube is a seamless, thin-walled, steel tube having an external diameter of 2.4 or 3.0 inches and a length of 8 to 30 inches. The tube was connected to the drill rod or a hand tool and pushed into an undisturbed soil mass to obtain a relatively undisturbed sample of soft, cohesive soil in general accordance with ASTM D 1587. When the tube was almost full (to avoid overpenetration), it was withdrawn from the boring, removed from the drill rod or hand tool, sealed at both ends, and transported to the laboratory for testing. 700502001 R Geotech Eval Figure A-1 /y/n1 go.S*ours Soil Classification Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests" Group Symbol Group Name B Clean Gravels Cu 2 4 and 1 5 Cc 5 3° GW Well-graded gravelE Gravels Less than 5%fines° More than 50%of Cu<4 and/or[1 >Cc>31° GP Poorly graded gravelE coarse fraction retained on No.4 Gravels with Fines Fines classify as ML or MH GM Silty gravelE'F'c Coarse Grained Soils sieve More than 12%fines° EFG More than 50% Fines classify as CL or CH GC Clayey gravel ' retained on No.200 Clean Sands Cu 2 6 and 1 5 Cc 5 3° SW Well-graded sand' sieve Sands Less than 5%fines" 50%or more of Cu<6 and/or[1 >Cc>31° SP Poorly graded sand' coarse fraction passes No.4 Sands with Fines Fines classify as ML or MH SM Silty sandF'G'" sieve More than 12%fines" F G H Fines classify as CL or CH SC Clayey sand " Inorganic PI>7 and plots on or above"A"line' CL Lean clayK•L'M Silts and Clays PI<4 or plots below"A"lined ML SiltK.M Liquid limit less KL M N than 50 Organic Liquid limit-oven dried <0.75 OL Organic clay A Fine-Grained Soils Liquid limit-not dried Organic silt'°M•° 50%or more passes KLM the No.200 sieve Inorganic PI plots on or above"A"line CH Fat clay ' Silts and Clays PI plots below"A"line MH Elastic SiltK'L•M Liquid limit 50 KLMP or more Organic Liquid limit-oven dried <0.75 OH Organic clay'' ' Liquid limit-not dried Organic silt'"M'° Highly organic soils Primarily organic matter,dark in color,and organic odor PT Peat "Based on the material passing the 3-in.(75-mm)sieve 'If soil contains 2 15%gravel,add"with gravel"to group name. Blf field sample contained cobbles or boulders,or both,add"with cobbles 'If Atterberg limits plot in shaded area,soil is a CL-ML,silty clay. or boulders,or both"to group name. Klf soil contains 15 to<30%plus No.200,add"with sand"or"with °Gravels with 5 to 12%fines require dual symbols: GW-GM well-graded gravel,"whichever is predominant. gravel with silt,GW-GC well-graded gravel with clay,GP-GM poorly `If soil contains 2 30%plus No.200 predominantly sand,add graded gravel with silt,GP-GC poorly graded gravel with clay. "sandy"to group name. °Cu=D60/D10 Cc=(D30)2/(D10 x DO MY soil contains 2 30%plus No.200,predominantly gravel,add Elf soil contains 2 15%sand,add"with sand"to group name. "gravelly"to group name. Flf fines classify as CL-ML,use dual symbol GC-GM,or SC-SM. "PI 2 4 and plots on or above"A"line. °If fines are organic,add"with organic fines"to group name. °PI<4 or plots below"A"line. "Sands with 5 to 12%fines require dual symbols: SW-SM well-graded PPI plots on or above"A"line. sand with silt,SW-SC well-graded sand with clay,SP-SM poorly graded °PI plots below"A"line. sand with silt,SP-SC poorly graded sand with clay 50 1 1 i 1 1 For classification of fine-grained soils and fine-grained fraction // of coarse-grained soils 40 — Equation of"A"-line e / Os e a Horizontal at PI=4 to LL=25.5 "y/ �.j.° •sP�\� =0.73(LL-20) w 30 then PI 1i� Z Equation of"U"-line �/ — Vertical at LL=16 to P1=7 i then PI=0.9(LL-8) // Off' 0 20 �i- G�'ot / 1 ,/ MH or OH a i / 10 i1 i •:::.:.i>;:CL-MLi ni: :• . ML or 0L 4 — 0 1 I 1 0 10 16 20 30 40 50 60 70 80 90 LIQUID LIMIT(LL) BASED ON TABLE 1 "SOIL CLASSIFICATION CHART"ASTM D 2487-11 FIGURE /IIn,o& Pf Ore SOIL CLASSIFICATION CHART PAVEMENT REHABILITATION A-2 PROJECT NO: DATE: 2631 BISSONET STREET 700502001 12/15 WEST UNIVERSITY PLACE,TEXAS 77005 SYMBOLS SOIL TYPES SAMPLER TYPES ' Sand Silt % Fat �� Gravel Clay 0� )one Auger / No Recovery Shelby Tube Cuttings w/Split Spoon Silty Sandy Sand Silt j j/// Clay Highly Lean Peat or j Continuous No Recovery Push w/Shelby Tube Penetration Organic J Clayey oo #�# Clayey Sandy �•�•�•� Fill T �•••� Modified Sample Standard Sand i#ii## Silt Clay �•••••� Split Barrel Retained by Penetration �.••� /0∎0∎• :=.-:-. Others Test,SPT 7,6 /\ No Recover 2-Inch Split Vane Asphalt .o,.,,`p; Concrete 000000 Silty w/Modified Barrel Drive Shear p 9'' ////// a,;:P, ###### Clay Split Barrel ^`¢ 00000 y TERMINOLOGY Terms used in this report to describe soils with regard to their consistency or conditions are in general accordance with the discussion presented in Article 45 of SOILS MECHANICS IN ENGINEERING PRACTICE, Terzaghi and Peck, John Wiley & Sons, Inc., 1967, using available invormation from the field and laboratory studies. Terms used for describing soils according to their texture or grain size distribution are in accordance with the UNIFIED SOIL CLASSIFICATION SYSTEM, as described in American Society for Testing and Materials D2487-11 and D2488-09a,Volume 04.08,Soil and Rock;Dimension Stone;Geosynthetics;2015. The depths shown on the boring logs are not exact, and have been estimated to the nearest half-foot. Lines delineating subsurface strata on the boring logs are intended to group soils having similar engineering properties and characteristics. They should be considered approximate as the actual transition between soil types(strata)may be gradual. RELATIVE DENSITY COHESIVE STRENGTH PLASTICITY Penetration Resistance Relative Resistance Cohesion Plasticity Degree of Blows per ft Density Blows per ft Consistency ksf Index Plasticity 0 - 4 Very Loose 0 - 2 Very Soft 0 - 0.25 0 - 5 None 5 - 10 Loose 3 - 4 Soft 0.25 - 0.5 6 - 10 Low 11 - 30 Medium Dense 5 - 8 Firm 0.5 - 1.0 11 - 20 Moderate 31 - 50 Dense 9 - 15 Stiff 1.0 - 2.0 21 - 40 Plastic > 50 Very Dense 16 - 30 Very Stiff 2.0 - 4.0 > 40 Highly Plastic > 30 Hard > 4.0 SOIL STRUCTURE Slickensided Having planes of weakness that appear slick and glossy. Fissured Containing shrinkage or relief cracks,often filled with fine sand or silt; usually more or less vertical. Pocket Inclusion of material of different texture that is smaller than the diameter of the sample. Parting Inclusion less than 1/8 inch thick extending through the sample. Seam Inclusion 1/8 inch to 3 inches thick extending through the sample. Layer Inclusion greater than 3 inches thick extending through the sample. Laminated Soil sample composed of alternating partings or seams of different soil type. Interlayered Soil sample composed of alternating layers of different soil type. Intermixed Soil sample composed of pockets of different soil type and layered or laminated structure is not evident. Calcareous Having appreciable quantities of carbonate. Carbonate Having more than 50%carbonate content. �M pore TERMS AND SYMBOLS FIGURE Isfirigo USED ON BORING LOGS A-3 PAVEMENT REHABILITATION PROJECT NO: DATE: 2631 BISSONET STREET 700502001 12/15 WEST UNIVERSITY PLACE,TEXAS 77005 FIELD CLASSIFICATION SHEAR STRENGTH DATE DRILLED 11/11/2015 BORING NO. B-I J Y w m GROUND ELEVATION Not Provided SHEET I OF 1 W > a a? w Fz i?, a H 4 F a Z w ❑w R uS Z U METHOD OF DRILLING Straight Flight Auger (e: 0 m NOS 7� Hz - U UX V z0 z aw. nt. W w -t 5 8 >..., <F ❑ F F,,w —. z U j W 0 DRIVE WEIGHT N/A DROP HEIGHT N/A ❑ F o- ow .W 3z a . ¢❑ a8 ow a 2 ae ' < a ❑ O O' ¢ al,z U° 0 U 0 ti ❑ 3 U ;a n❑. a N z, [-. O SAMPLED BY RG LOGGED BY RG REVIEWED BY RLT °, DESCRIPTION/INTERPRETATION 0 ASPHALT(4 inches)over AGGREGATE BASE(3 inches) CL BEAUMONT FORMATION: Reddish brown and brown,moist,stiff,lean CLAY. 28 47 16 31 89 1.75 18 2.0 21 88 1.75 Tan and olive. CH Brown and tan,moist,stiff,fat CLAY;with calcareous nodules. 22 1.25 27 2.0 — 10 — Total Depth=10.6 feet. Free water was not observed during drilling operations. Boring was backfilled with soil cuttings and patched after completion on 11/11/2015. Note: Groundwater,though not encountered in this boring at the time of drilling,may rise to a higher level due to seasonal variations in precipitation and several other factors discussed in the report. 0 GROUND WATER OBSERVATIONS BORING LOG First Observed(ft): None PAVEMENT REHABILITATION 1 After Drilling(ft): Dry WEST UNIVERSITY PLACE,TEXAS 77005 After Hours(ft): PROJECT NO. DATE: FIGURE 700502001 12/15 A-4 FIELD CLASSIFICATION SHEAR STRENGTH DATE DRILLED 11/11/2015 BORING NO. B-2 .i °- m GROUND ELEVATION Not Provided SHEET I OF l x w F aW.[ F-- a,' - .,,a F p- z w A,- ai w ,J' METHOD OF DRILLING Straight Flight Auger i _1 W ![- wz a U" 0> z z . a. a, E;' „ ¢ m w ,4 3 3 z 5 . a z 4 S z O O U 0 DRIVE WEIGHT N/A DROP HEIGHT N/A v a 0. ° Q E O SAMPLED BY RG LOGGED BY RG REVIEWED BY ALT a. DESCRIPTION/INTERPRETATION 0 ASPHALT(6 inches)over AGGREGATE BASE(4 inches) V CL BEAUMONT FORMATION: Gray and olive,moist,stiff,lean CLAY. - — 15 1.5 ,,, , CH Gray and olive,moist,very stiff,fat CLAY with sand. — �;/%/ 22 61 18 43 84 2.5 — — • 21 2.5 CH Brown and tan,moist,stiff,fat CLAY;with calcareous nodules. — — 24 58 18 40 89 2.0 2.25 Very stiff. — 10 — Total Depth=10.8 feet. Free water was not observed during drilling operations. Boring was backfilled with soil cuttings and patched after completion on 11/11/2015. Note: Groundwater,though not encountered in this boring at the time of drilling,may rise to a higher level due to seasonal variations in precipitation and several other factors discussed in the report. gli GROUND WATER OBSERVATIONS BORING LOG V First Observed(ft): None PAVEMENT REHABILITATION 1 After Drilling(ft): Dry WEST UNIVERSITY PLACE,TEXAS 77005 After Hours(ft): PROJECT NO. DATE: FIGURE 700502001 12/15 A-5 FIELD CLASSIFICATION SHEAR STRENGTH DATE DRILLED 11/11/2015 BORING NO. B-3 .I m GROUND ELEVATION Not Provided SHEET 1 OF 1 S w 8 } 2F,-' x E-" .4 F a Z pa 0.1� r,.j z U vii METHOD OF DRILLING Straight Flight Auger E7 a 4 w 1 J FW U UX (' ; Z z °. =a p w >" a 30 S a- 3 Z A <q e) zz w > co x DRIVE WEIGHT N/A DROP HEIGHT N/A ¢ cn a A O O' ¢ .-1 Z ¢8 U a. O U c7 c 3 U i ° ° z F F O SAMPLED BY RG LOGGED BY RG REVIEWED BY RLT DESCRIPTION/INTERPRETATION 0 ASPHALT(2.5 inches)over AGGREGATE BASE(3 inches) V CH BEAUMONT FORMATION: Dark brown,moist,stiff,fat CLAY. 25 60 18 42 88 1.5 23 2.0 0' 20 2.0 24 1.25 Brown and tan;with calcareous nodules. — — 26 2.0 — 10 — Total Depth=10.5 feet. Free water was not observed during drilling operations. Boring was backfilled with soil cuttings and patched after completion on 11/11/2015. Note: — — Groundwater,though not encountered in this boring at the time of drilling,may rise to a higher level due to seasonal variations in precipitation and several other factors discussed in the report. ri2 _ GROUND WATER OBSERVATIONS First Observed(ft): BORING LOG None PAVEMENT REHABILITATION 1 After Drilling(ft): Dry WEST UNIVERSITY PLACE,TEXAS 77005 After Hours(ft): PROJECT NO. DATE: FIGURE 700502001 12/15 A-6 FIELD CLASSIFICATION SHEAR STRENGTH DATE DRILLED 11/11/2015 BORING NO. B-4 a o: . ao GROUND ELEVATION Not Provided SHEET I OF 1 w a0 w 1z=z° x E- g J tt a Z ix. OW&" w E 0 METHOD OF DRILLING Straight Flight Auger a a W W �'O 7x WWZ a h UX 0> Zo Z o. 7a 0 W } aa. 0 O a— Q F Ca • w A rA:9, Z W > W p DRIVE WEIGHT N/A DROP HEIGHT N/A < v) a qW 3O 0 ¢ aZ `n Oo. a — o: 3 °� 3 v a a ° a 8 z F O v SAMPLED BY RG LOGGED BY RG REVIEWED BY RLT 7 O n. DESCRIPTION/INTERPRETATION 0 ASPHALT(2 inches)over AGGREGATE BASE(3 inches) % CL BEAUMONT FORMATION: Dark gray,moist,stiff,lean CLAY. 16 2.0 CH Dark gray,moist,very stiff,fat CLAY. 23 68 18 50 89 2.5 21 2.25 CL Brown and tan,moist,very stiff,lean CLAY;with calcareous seams. 17 43 15 28 3.5 2.25 — 10 — Total Depth=10.4 feet. Free water was not observed during drilling operations. Boring was backfilled with soil cuttings and patched after completion on 11/11/2015. Note: — _ Groundwater,though not encountered in this boring at the time of drilling,may rise to a higher level due to seasonal variations in precipitation and several other factors discussed in the report. 0 GROUND WATER OBSERVATIONS BORING LOG E.First Observed(ft): None PAVEMENT REHABILITATION 1 After Drilling(ft): Dry WEST UNIVERSITY PLACE,TEXAS 77005 After Hours(ft): PROJECT NO. DATE: FIGURE 700502001 12/15 A-7 Geotechnical Evaluation December 3, 2015 Pavement Rehabilitation, West University Place,Texas Project No. 700502001 APPENDIX B LABORATORY TESTING Classification Soils were visually and texturally classified in accordance with the Unified Soil Classifications System (USCS) in general accordance with ASTM D 2488. Soil classifications are indicated on the logs of the exploratory borings in Appendix A and in the summary tables in Appendix B of this report. Pocket Penetrometer The unconfined compressive strength of cohesive samples from the exploratory borings was evaluated using a Pocket Penetrometer during field sampling. The test results are presented on the logs of the exploratory borings in Appendix A and in the summary tables in Appendix B of this report. Moisture Content The moisture content of samples obtained from the exploratory borings was evaluated in accordance with ASTM D 2216. The test results are presented on the logs of the exploratory borings in Appendix A and in the summary tables in Appendix B of this report. No. 200 Wash An evaluation of the percentage of particles finer than the No. 200 sieve in selected soil samples was performed in general accordance with ASTM D 1140. The results of the tests are presented on Figure B-2, on the logs of the exploratory borings in Appendix A, and in the summary tables in Appendix B of this report. Atterber2 Limits Tests were performed on selected representative fine-grained soil samples to evaluate the liquid limit, plastic limit, and plasticity index in general accordance with ASTM D 4318 (Method B). These test results were utilized to evaluate the soil classification in accordance with the Unified Soil Classification System. The results of these tests are presented on Figure 3, the logs of the exploratory borings in Appendix A, and in the summary tables in Appendix B of this report. 700502001 R Geotech Eval Figure B-1 lylnyo, jlluiwe SAMPLE PERCENT PERCENT LOCATION DEPTH DESCRIPTION PASSING PASSING USCS NO.4 NO.200 B-1 0.6-2.6 Lean CLAY 100.0 88.6 CL B-1 4.6 -6.6 Lean CLAY 100.0 88.0 CL B-2 2.8 -4.8 Fat CLAY w/Sand 100.0 83.9 CH B-2 6.8 - 8.8 Fat CLAY 100.0 89.4 CH B-3 0.5-2.5 Fat CLAY 100.0 88.3 CH B-4 2.4-4.4 Fat CLAY 100.0 88.5 CH PERFORMED IN GENERAL ACCORDANCE WITH ASTM D1140. FIGURE NO. 200 WASH IifIngo&I.floort B-2 PAVEMENT REHABILITATION PROJECT NO: DATE: 2631 BISSONET STREET 700502001 12/15 WEST UNIVERSITY PLACE,TEXAS 77005 Symbol Borehole Depth Liquid Plastic Plasticity (Fra ton Finer USCS Limit Limit Index (Total Sample) Than No.40 Sieve) • B-1 0.6-2.6 47 16 31 CL CL II B-2 2.8-4.8 61 18 43 CH CH • B-2 6.8- 8.8 58 18 40 CH CH * B-3 0.5-2.5 60 18 42 CH CH O B-4 2.4 -4.4 68 18 50 CH CH O B-4 6.4 - 8.4 43 15 28 CL CL 0 A ED 0 20 40 60 80 100 60 60 50 CH or OH 50 w 40 *m 40 Z >- CL or OL U 30 • - 30 0 cn 1— Q J d 20 MH or OH 20 10 —_ 10 CL-ML ML or OL 0 0 0 20 40 60 80 100 LIQUID LIMIT PERFORMED IN GENERAL ACCORDANCE WITH ASTM D4318. FIGURE 'vivo&Ntottre ATTERBERG LIMITS PAVEMENT REHABILITATION PROJECT NO: DATE: 2631 BISSONET STREET 700502001 12/15 WEST UNIVERSITY PLACE,TEXAS 77005 Shear , USCS Water Dry Satur- Liquid Plastic Plasticity /0<#200 Void Borehole Depth Strength Group Content Density ation Limit Limit Index (ksf) Sieve Symbol (%) (Pct.) (%) Ratio B-1 0.6-2.6 47 16 31 1.75P 89 CL 27.8 B-1 2.6-4.6 2.OP CL 17.7 B-1 4.6 - 6.6 1.75P 88 CL 21.0 B-1 6.6 - 8.6 1.25P CH 22.4 B-1 8.6- 10.6 2.OP CH 27.3 B-2 0.8-2.8 1.5P CL 15.0 B-2 2.8-4.8 61 18 43 2.5P 84 CH 21.6 B-2 4.8-6.8 2.5P CH 21.1 B-2 6.8-8.8 58 18 40 2.0P 89 CH 24.2 B-2 8.8- 10.8 2.25P CH B-3 0.5-2.5 60 18 42 1.5P 88 CH 24.8 B-3 2.5-4.5 2.0P CH 22.9 B-3 4.5-6.5 2.0P CH 20.5 B-3 6.5-8.5 1.25P CH 24.0 B-3 8.5- 10.5 2.0P CH 26.2 B-4 0.4-2.4 2.0P CL 15.6 B-4 2.4-4.4 68 18 50 2.5P 89 CH 22.8 B-4 4.4-6.4 2.25P CH 20.7 B-4 6.4 - 8.4 43 15 28 3.5P CL 16.6 B-4 8.4 - 10.4 2.25P CL *Void ratio based on assumed specific gravity of 2.70. U=Unconfined Compr;0=0-Type;T=Torvane;P=Pocket Pen FIGURE 4IIn1qo&4?tlrnrPa SUMMARY OF LABORATORY RESULTS B-4 PROJECT NO: DATE: PAVEMENT REHABILITATION 700502001 12/15 2631 BISSONET STREET WEST UNIVERSITY PLACE,TEXAS 77005 Eh �1 s€ A"� ,. aka 1.= AEFaI- GI , •t I !2 !}}' �( a '�zz m =ogE ao " ..k! <.�o� 6111 1 =99 PA g7:° yg3i��g {; § I jQ € y LL i a cEE .... 1-111 Il !ill Fill Oi z a 9g t �➢ !1' 3 l% 1" qs_ 'VF(4$O o �.�`1 9 �3 8^_1 . Ai._' 8°'3 t E !✓. li 3 "W i1SCI ,,. 1 7 9qq _ ii ! g 'H F •e �b � � JiQ 1to; ^i 7S St �31 ° �eR to �; t � 2 O tj�W r C 1 a 1 it 3i l 3dj1_�a; .ti $ I AIU 1. (■1 !it LL LL a e,ei L vw.n i i £i fell gli, iC!l gi'v liii `i 16Ei i (3h W V O= ,'i 1 1"j j=E` 1 a A aas4.k i�i 111! I Q C-U x E v W U ii Is li Jit WI i� w > lCo/e °^j t3 H Sn 1FL 8 t jp! 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I % ' :.; III In ' an . r k 1t r t r 111 .. #liti ■ n 4 1'y d y �� a ` y�yx'}�Mfr ,y+,•��[i N ` � 4 ` ! •, n :?`:,:i... ; V• • 4 6r ,4. ._ 'k:: _q • II . . .. . . •• • • . •... „,,,,. ,,,,, •....... 490 -104 er ,. .,,, ,,,. ,.... Alp 1.. . a te 't` h. Y ."s { a,!.. ,fi ,..: sir � f . ., " . } y i ��V 'D .� 3 I �y H K 1� ,.: Ii l xJ '�a .r,y, fit• ■ 3L" F .,+ '. J 9 - H N CO 1 G! I.M. $R V , Ifl o Q Z■ 1— w• a e St i . ifs , 1U il ppm err, Pim w MI fi- PP 0 0 N N >< I- v U a v > )) C L 4 ILC1 4-C O++U . • ~ a .� V �.�y N a k : N •-• N ti N *0 o 0 w a m 3 w +� 6 . 1. r Z N 13 o. To: Whom It May Concern From: John Young(West U resident since 3/1999) Re: Marquis II My wife and I moved to the neighborhood in March of 1999.We have been very fortunate to live and raise two young men in West U.We have so many great memories to look back on. Many of those memories stem from being involved in this tight knit community.Whether it was participating in our local political system as precinct judge, raising money for West U Elementary, being a board member and auxiliary member for West U Little League or chairing West U Park Lover's Ball, my wife and I have been both fortunate and privileged to be involved. Many times being involved means getting to work with the businesses around our great community. It seems like we are constantly asking them to donate this and that for numerous events/functions that support our neighborhood.Some of the businesses have been great to work with. I would like to voice my support for one of those businesses now. The Marquis II, under the management of Al Jara, has been a great participant in our community.Al has donated numerous happy hours for auction items and often makes his establishment available to our neighborhood organizations for planning sessions. He is constantly called on and always delivers.The establishment has served as a great gathering spot for everything from West U Little League drafts to planning meetings for school auctions. Al is in the process of making The Marquis II an even better place for the people in the community to meet and gather. It may be for just a "quick cold one", a quick afternoon meeting,or even to grab a burger from your favorite food truck whatever the case may be, Al is working hard to meet our needs. He has great things planned for this neighborhood institution. It would be great if we could give him our support. Thanks for your consideration John Young(johncyoung5 @comcast.net) 3745 Nottingham St March 6, 2019 To whom it may concern: My name is Chick Chickering and from October 2016 through October 2018 I had the honor of being the president of West University Little League. As I am sure you are all aware, our league is entirely dependent upon volunteer hours as well as monetary and in-kind donations from both individuals and corporate sponsors. One corporate sponsor that I had the privilege of working closely with during my two years was Marquis II. The management at Marquis II, specifically Al Jara, was always more than willing to support West University Little League. They have been kind enough to host multiple fund raising events as well as accommodating us in numerous other ways on a consistent basis. I should also note that this partnership with Marquis II began well before my term as president. It is quite an asset for our league to have a partner like this right here in our neighborhood. I would like to express my support of a patio at Marquis II. WULL would benefit from a continued partnership with Marquis II and the addition of a patio would certainly increase their chances of staying in business in what is a tough market. I speak on behalf of the board of WULL in stating that we greatly desire for this fine neighborhood establishment to remain and we hope that you will grant their request. Respectfully, Chick Chickering 713-249-7964 chickchickering©msn.corn KRONZER LAW Walter James Kronzer,Ill Board Certified:Civil Appellate Law Texas Board of Legal Specialization March 7, 2019 Zoning Board of Adjustment City of West University Place Re: Marquis II application Dear Board members, I urge the board to endorse Marquis II's renovation efforts. As a native Houstonian, and resident at 3777 Plumb Street since May 1998, I am quite familiar with the establishment, past and present. What you may not realize is how often members of the Rotary Club of West U use it. For example, the club periodically will gather there. Sometimes the gatherings are scheduled as the club's monthly social event, sometimes the gatherings are a spur of the moment "pop up" affair, sometimes the gatherings are the readily agreed upon site for a committee meeting. The Marquis II has at all times been a generous and accommodating host. On a personal level I am glad that Al Jara is taking the bull by the horns and improving the facility. While there is a 1.5 mile distance between my home and the Marquis II, I often walk there. We have a walkable city, and the facility's improvements dovetail with the increase in our city's Northeast corner walkability. I look forward to more years at the Marquis II. Thank you, Walter Kronzer 3777 Plumb Street 3000 Weslayan Telephone:713-622-5766 Suite 247 Fax:713-622-5445 Houston,Texas 77027-5753 wkronzer kronzer.com www.kronzer.com The City of West University Place A Neighborhood City 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 March 28,2019. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m. on April 25, 2019. 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: 2631 Bissonnet, West University Place, TX 77005 Legal Description of the Site: 0.47 acre (20,668 square feet) tract of land,more or less, situated in the A.C. Reynolds League, Abstract 61, Harris County,being all of a 120'x177' tract under Clerk's File No. Y545450 of the Official Public Records of Real Property of Harris County, Texas. Docket No.: 2019-0003 Applicant: 2631 Bissonnet LLC/George Santikos, owner Marquis Entertainment LLC/Al Jara, operator Action Requested: Special Exception as authorized by Section 10-3 (c) of Appendix A of the zoning regulations for joint use of parking spaces with the Pipeline Realty Company at 2617 Bissonnet. Additional Details: The applicant proposes to construct an outdoor patio area that will eliminate 3 existing parking spaces. Section 10-3(c) authorizes the ZBA to issue a special exception for parking spaces required for any use to be used jointly for another use of space if there will be no increase in on-street parking. The applicant will have access to 27 additional parking spaces. 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. The application is available on the city's website at www.westutx.gov. Additional details on such matters,as well as the applicable regulations are also 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: )P cowegga,for the ZBA posted and mailed on or before March 18, 2019. dscarcella@westutx.gov 713-662-5893. TOP WORK PLACES 3800 University Boulevard I West University Place, TX 77005 I www.westutx.gov ALEKSEVA NATALIA STEPHENS SANDFORD N ECHOLS ANNE L JERMAR COMPANY LC (C/O 2629 WROXTON) 2629 WROXTON RD APT B 2330 HOLMES RD 4115 MARQUETTE ST HOUSTON TX 77005-1356 (C/O 2617 BISSONNET ST) HOUSTON TX 77005 HOUSTON TX 77051-1014 JERMAR COMPANY LC UNIVERSITY SHOPS HOUSTON LP ARAUJO WLADIMIR 2330 HOLMES RD PO BOX 980338 2617 WROXTON RD (C/O 2607 BISSONNET ST) (C/O 5310 KIRBY DR) HOUSTON TX 77005-1311 HOUSTON TX 77051-1014 HOUSTON TX 77098-0338 CEZEAUX PHILIP& UTE VITS GEORGE L& KRISTEN F TSAI WENLING H 2711 WROXTON RD 2709 WROXTON RD 2707 WROXTON RD HOUSTON TX 77005-131 HOUSTON TX 77005-1313 HOUSTON TX 77005-1313 ROMAN ROBERT JR BLOOM MANUEL G JR & ROBIN C UPTON ANNETTE H 2705 WROXTON RD 2703 WROXTON RD 2726 CENTENARY ST HOUSTON TX 77005-1313 HOUSTON TX 77005-1313 (C/0 2637 WROXTON) HOUSTON TX 77005-3940 2715 BISSONNET LLC HOLZER ERICH A&JESSICA H BRADFORD GWENDOLYN M 2715 BISSONNET ST STE 202 2619 WROXTON RD 2621 WROXTON RD UNIT A HOUSTON TX 77005-1343 HOUSTON TX 77005-1311 HOUSTON TX 77005-1360 2631 BISSONNET LLC GILL WILLIAM M MARTINOV TIHOMIR PO BOX 541204 2635 WROXTON RD 2611 WROXTON RD (C/O 2631 BISSONNET) HOUSTON TX 77005-1311 HOUSTON TX 77005-1312 HOUSTON TX 77254-1204 CURRENT OWNER ZLOTNIK MITCHELL EVAN MILLER ROBERT H 6538 BROMPTON RD 2618 WROXTON RD 2616 WROXTON RD (C/O 2614 WROXTON) HOUSTON TX 77005-1312 HOUSTON TX 77005-1312 HOUSTON TX 77005-3904 DEVITA PATRICIA& KARLO JOHN MOLANO RAFAEL&AIDA L CURRENT OWNER 2620 WROXTON RD 3115 MARONEAL ST 2624 WROXTON RD HOUSTON TX 77005-1312 (C/O2622 WROXTON RD) HOUSTON TX 77005-1312 HOUSTON TX 77025-2019 SASSRAD WALTER R &ANGIE H CAO WEIPING WU QIONG ROSIN LINDAY 2628 WROXTON RD 2626 WROXTON RD 2632 A WROXTON RD HOUSTON TX 77005-1312 HOUSTON TX 77005 HOUSTON TX 77005-1354 ORZECK ERIC A TING JOSEPH COOGAN VI H & PATRICK 2632 B WROXTON RD 2632 C WROXTON RD 3 PLAZA VIEW LN UNIT 344 HOUSTON TX 77005 HOUSTON TX 77005-1354 (C/O 2632 D WROXTON) SAN MATEO CA 94404-5124 ZABANEH NADIM B CURRENT OWNER CRONFEL GEORGE &SUSAN 2640 WROXTON RD 2638 WROXTON RD 5100 WESTHEIMER RD STE 125 HOUSTON TX 77005-1312 HOUSTON TX 77005-1312 (C/O 2636 WROXTON RD) HOUSTON TX 77056-5590 FINNEGAN JAMES CALVERT MONTE M & KAREN S SCOTT THOMAS J &TETYANA 0 6404 WESTCHESTER AVE 2702 WROXTON RD 2704 WROXTON RD (C/O 2700 WROXTON RD) HOUSTON TX 77005-1314 HOUSTON TX 77005-1314 HOUSTON TX 77005-3762 BARTON RICHARD J & MICHELLE A SMITH KENNETH L& NANCY L CALDWELL BARRY H & PHYLLIS R 2710 WROXTON RD 2708 WROXTON RD 2706 WROXTON RD HOUSTON TX 77005-1314 HOUSTON TX 77005-1314 HOUSTON TX 77005-1314 FARIA SILVANA D& GIL EDUARDO 0 KLIER ELIANA MIRA TAN JENS ANDREAS 2712 WROXTON RD 2716 WROXTON RD HOUSTON TX 77005-1314 HOUSTON TX 77005-1314 Josie Hayes From: Terry Lohrenz <tlohrenz @mac.com> Sent: Monday, March 25, 2019 10:08 PM To: Debbie Scarcella Subject: Marquis II Outdoor Porch Dear Ms. Scarcella, While I have nothing in general against the Marquis II, I object strongly to issuing them a variance allowing them to have an outdoor porch. Such a porch will have a severe negative impact on the residents living nearby (noise late at night). Sincerely, Terry Lohrenz 6605 Belmont 77005 713-515-0746 Sent from my iPad Josie Hazes From: Nadim Zabaneh <nadim.b.zabaneh @gmail.com> Sent: Tuesday, March 26, 2019 12:32 PM To: Debbie Scarcella Cc: Margaret Lawler; Basima Zabaneh; Nadim Zabaneh Subject: AGAINST Proposed Variance for 2631 Bissonnet Dear Debbie, I plan on attending the meeting on Thursday, March 28 at 6:30 but just in case I am unable to attend I wanted to make sure our view(my wife's, daughter's and mine) is taken into consideration. Our neighbor, Ms. Lawler was very eloquent in outlining the rationale AGAINST the Proposed Variance for 2631 Bissonnet and I do not need to repeat the obvious facts she presented. However, I want to ensure that the City of West University Officials in charge and responsible for making the decision on this application are aware of our concerns about excessive noise if the Marquis II's owners are allowed to build their proposed outdoor patio, Even without the outdoor patio we experience excessive noise at very late hours throughout the week when the Marquis II is open for business and our daughter complains repeatedly about the noise preventing her from getting a good night's rest before school days. We recommend that the ZBA officials vote AGAINST the proposed variance for 2631 Bissonnet. Sincerely, Nadim, Basima, and Eleni Zabaneh 2640 Wroxton Road Houston, TX 77005 (832) 654-8575 t We totally oppose any patio area for Marquis bar. Begin forwarded message: From: George Cronfel<georgecronfel@gmail.com> Date: March 25, 2019 at 6:24:05 PM CDT To: Eliana Klier<elianaklier@hotmail.com> Cc: Margaret Lawler<lawlerm424@gmail.com>, Richard Barton <richardjbarton@mac.com>, Silvana de Castro Faria <SCFaria @mdanderson.org>, Barry Caldwell <bhcaldwell82 @gmail.com>, Nancy Smith <kenancy921@gmail.com>, Monte Calvert<monte.calvert@transwestern.net>, "Michelle A. Barton" <mbarton @mdanderson.org>, Basima Zabaneh <basimaz @aol.com>, Frank Benton <fjbbenton @gmail.com>, Nadim Zabaneh<nadim.b.zabaneh @gmail.com>, Karen Calvert <calvksg25 @gmail.com>, Phyllis Caldwell <phylliscaldwell @aol.com>, Ken Smith <kensmith492 @gmail.com>,Tetyana Otroshenko Scott<Otroshenkoscott.t @pg.com>, Scotty Finnegan <sfinnegan @lockton.com> Subject: Re: FYI this is what is coming behind our homes... Hello neighbors, If you do not want a bar, patio, music situation behind us on Bissonnet, please attend the meeting for zoning variance this Thursday at 6:30. Your letter from West U. with explanation is in your mailbox. Marquis entertainment is a bar and you can count on being disturbed by outdoor drinkers and music. If you like peace and quiet, please be at the meeting or email your opposition to dscarcella @westutx.gov or call 713 662 5893. Thank you, Susan and George Cronfel Date: March 25, 2019 at 6:47:57 PM CDT To: ssample@westutx.gov Subject: Seedy bar on Bissonnet Dear Ms. Sample, As citizens of West U. at 2636 Wroxton, we totally oppose a patio for The Marquis Bar behind us on Bissonnet. This will be an undesirable hangout and disturbance for our neighborhood. Actually, we oppose the bar period. Why do we want a bar in our city? It was there before being bulldozed and was very sleazy and rundown. We deserve better. Keep West U. upscale and not downgraded. I will call soon to discuss, or you may call me, Susan Cronfel, 713 540 1431. Or George Cronfel 713 376 5400. Thank you. Dear Debbie, Outdoor patios have music and sometimes live bands. We will we able to hear that noise. Sound carries. We should be protected from that. It will be an ongoing problem. It's urban decay, blight. Do you want a bar with a patio and music behind your house? That Bissonnet property should have been rezoned for gorgeous townhouses. At 1.2 million each, it would have made the owners more money and West U more prestigious. George Cronfeld On Mar 25, 2019, at 7:38 PM, Debbie Scarcella <DScarcella@westutx.gov>wrote: The bar is the Marquis II and is an existing bar. It is not changing or expanding in any other way than just wanting to construct an outdoor patio at the front of the building. This will take away three of the parking spaces on the site. He is asking to have a shared agreement approved with the adjoining business owned by Pipeline Realty to replace the three parking spaces he is losing. I will forward your comments to the ZBA and file for the official record. Thank you. The Marquis is open until 2 am every day except Sunday. Are they aware that West U has quiet time after 8? There will be noise in the outdoor area. Will the neighbors get any sleep? George Cronfeld On Mar 25, 2019, at 8:04 PM, Debbie Scarcella <DScarcella@westutx.gov>wrote: Mr. Cronfel, I understand how you feel. I am sending your comments to the ZBA members and will include them in the public record. Thank you for sending them to me. Debbie, please add to my concerns the fact that approval of this variance request would establish precedence for future requests for additional shared parking to enlarge the patio. It's a slippery slope, and a worrisome one. The initial "small" size and location of the proposed patio is immaterial to my and others' concerns. Even though it is apparently planned for the front of the Marquis II, sound carries - as I noted before. I should have also noted before that there are many apartments across Bissonnet whose tenants will also be affected by noise until 2 a.m. Even though they live in the City of Houston, they are our neighbors. That is all. My thanks again to the ZBA for considering the negative impact approving this variance would have on our West U neighborhood, now and in the future. Margaret At 08:24 AM 3/26/2019, Margaret Lawler wrote: good morning, Debbie. As an addendum to my email of yesterday, I ask the ZBA to also consider the following: Prior to Local Pour opening on West Gray, it was the Laff Stop for many years. Laff Stop did not cause problems for the residents of 1201 McDuffie whose homes were on the other side of the fence from that establishment. As soon as Local Pour opened with its outdoor patio, the misery started for the condo residents. There were many many many noise/nuisance calls to HPD, and it was a losing battle- HPD would come out, issue a citation,but there would be another night, and another nuisance call and .... I know this as I have a friend who lives in that condo complex. Friends of mine live on Sul Ross west of Greenbriar, and were unfortunate to have the Owl Bar open on W. Alabama, behind them, a few years ago. It had an outdoor patio (this is City of Houston, so of course it was approved from the get-go), noise complaints were numerous, and I noticed recently that the bar is now closed. I don't know if the noise complaints were the reason for the closure, but I am positive my friends and their neighbors are thankful it's gone. Mission Burritos had operated next door to the Owl Bar location for years without causing problems for the neighbors on Sul Ross. COH amazingly allowed White Oak Music Hall to build an outdoor concert venue in the middle of a residential neighborhood on the near Northside. Neighbors were properly outraged, lawsuits ensued, and you probably read the rest of that story in the Chronicle. Marquis II bills itself as a "neighborhood bar" and Rice University is down the street. Nothing against students, or bars, but when the two are combined until 2 a.m. six nights a week on an open patio that backs up to homes - and said patio didn't exist when any of us bought our homes - it seems anyone would agree that's not a good combination. The Gingerman on Morningside in The Village has been there forever, so anyone buying next door would have been buying with that outdoor patio already in place, and that's a different story. It's also in the City of Houston. My husband and I bought in West U in 2002 specifically because there were (and are) active zoning rules &regs that are enforced. Lest anyone think I'm morally opposed to alcohol, or bars, or clubs, I am not. But if West U wants to support/protect its citizens and their interests, the ZBA will deny a variance to Marquis II that will result in a net negative for the City and its residents, with no positives to anyone but for the owners of the bar. Thank you for your consideration of these comments. Margaret At 09:24 PM 3/25/2019, Margaret Lawler wrote: Dear Debbie, I am unable to attend the meeting on Thursday, March 28 at 6:30, so I am writing to strongly protest awarding a variance to 2631 Bissonnet LLC/Marquis Entertainment LLC to allow joint use of parking spaces with their neighbor Pipeline Realty. Their sole purpose for seeking this variance is to use three of Pipeline's parking places to free up three of their own(2631's) spaces to construct an outside patio, which will adversely affect all of the nearby residential properties on Wroxton Road. This bar backs up to several townhomes and patio homes on Wroxton between Kirby and Wakeforest. It is open six nights a week until 2 a.m. Even now, if there is activity in the parking lot(people hanging around when they leave the bar)the noise can be heard even with our windows closed. I cannot imagine what it will be like if patrons are allowed to drink outside until 2 a.m. Tuesday through Saturday. Whether the Wroxton residences directly back up to 2631 Bissonnet or not, sound carries. Who would benefit from this variance, if approved? Only the owners of the bar, who can make more money with an outdoor patio. Who would lose? Residents who are also taxpayers of West University Place (a "City of Homes" according to West U's 2017 Comprehensive Plan) ... and especially the residents on the North side of Wroxton Road between Kirby and Bissonnet. Even those on the South side will be able to hear bar noise, though, and so will be affected. While those of us who bought on this block or Wroxton obviously knew we would back up to commercial property on Bissonnet, there was not at the time, and never has been, an outdoor patio at the Marquis II. There is no good reason to allow an outdoor party space now, and in fact it would be a betrayal of those of us who were here before the new owners of the Marquis II dreamed up this idea. Yes, we have commercial development on the perimeters of West U. Yes, we bought here knowing that. But there is no good reason to allow MORE commercial development, and/or more INTRUSIVE commercial development. Is there? We are supposedly a "City of Homes" and City officials should be supporting and fostering that ethos. Allowing Marquis II to share parking spaces so they can build a patio is not going to add to a City of Homes vibe or increase West U's tax base, it's going to decrease the tax base by driving down property values on Wroxton ... and will adversely affect our quality of life. I don't know exactly how many people that is,but let's say it's 26 in the 13 properties that are closest to the bar. Shouldn't the good of the majority be considered in this case? 2 bar owners v. 26 residents, some of them children. It is my understanding that unless this variance is granted, the Marquis II will not be able to construct an outdoor patio. That is as it should be. There is no benefit to the neighborhood or to the City of West University in granting a variance that will ultimately allow for a patio; the benefit would accrue only to the owners of the bar. Approval would benefit only one taxpayer, and disadvantage many. That would hardly be fair. "Neighborhood bar" or not, it's still a bar that's open until 2 a.m. that backs up to people who deserve peace and quiet in their own homes, and it doesn't need to have an outside component that will decrease the quality of life for nearby residents/homeowners/West U taxpayers. If ZBA officials vote in favor of this variance and a patio is built despite my protest and that of others, I hope the West U PD will hire an extra officer to respond to all the nuisance calls that are sure to occur...just as happened with the Local Pour pub that was on West Gray next to the 1201 McDuffie condominiums. Please convey this email to the appropriate ZBA officials. Thank you for your help. Sincerely, Margaret Margaret Lawler 2638 Wroxton Road Houston, Texas 77005 713.516.8002 Margaret Lawler 713.516.8002 Josie Hayes From: Debbie Scarcella Sent: Tuesday, March 26, 2019 6:45 PM To: Josie Hayes Subject: FW: support for Marquis II zoning variance For the folder and meeting. Debbie Scarcella City Planner City of West University Place 3826 Amherst, West University Place, TX 77005 Tel 713.662.5893 Fax 713.662.5369 0 E ATTENTION PUBLIC OFFICIALS: This email,plus any attachments,may constitute a public record of the City of West University Place and may be subject to public disclosure under the Texas Public Information Act. A"reply to all"of this e-mail could lead to violations of the Texas Open Meetings Act.Please reply only to the sender. From: Lee Thweatt [mai lto:Ithweatt@terrythweatt.com] Sent: Tuesday, March 26, 2019 6:23 PM To: Debbie Scarcella Subject: support for Marquis II zoning variance Ms. Scarcella, My name is Lee Thweatt. I live at 3018 Plumb in West University with my wife and children. I cannot attend the Zoning Board of Adjustment (ZBA) meeting this Thursday but I would like to provide and express my support to the Marquis II and its request for a zoning variance to build a patio. The Marquis II is an enduring West University establishment. They are improving the establishment (the patio is just one part of those recent efforts) to make it more of a fixture in the social life of West University residents. This effort is something that should be embraced by the city planning office. I suppose the objection, if any, to the new patio plans relates to the possibility for increased noise. To the extent that concern has any legitimacy given the amount of road noise from Bissonnet which already exists (where is the data? where is the analysis in support of this alleged noise increase?), I would also invite close scrutiny as to who precisely is spearheading the complaints about this alleged increase in noise. Is it someone who actually lives in a residence on the backside of the Marquis II, or is it someone else who lives several blocks away, and thus, does not truly have either a legitimate claim or any real standing to pursue it? 1 The Marquis II is responsibly managed and operated. They have a close and professional relationship with West University Police (as they should) and they do not tolerate obnoxious behavior from patrons. That is one of the reasons I enjoy going there as a West University resident. It is a safe place to go, and it is respectful and mindful of its historical place in our community. A patio will be another reason to go there and will enhance the experience for all who enjoy the Marquis II. The variance should be approved in favor of the request for the Marquis II. Respectfully submitted, L. Lee Thweatt IT TERRY SIUWEATT.P.C. One Greenway Plaza, Suite 100 Houston, Texas 77046 (713) 600-4710 office (713) 600-4706 fax www.terrythweatt.com 2 Josie Hayes From: patjgrimes <patjgrimes @yahoo.com> Sent: Wednesday, March 27, 2019 7:53 AM To: Debbie Scarcella Subject: Marquis II I am writing you in support of the Marquis II proposed variance. I have lived in West U on wroxton street for over 20 years. The Marquis has always been our neighborhood's meeting place. It is friendly and within walking distance. The Marquis has a long history in West U. It has earned our support. Patrick Grimes 3126 Wroxton Josie Hayes From: Lee Thweatt <Ithweatt @terrythweatt.com> Sent: Tuesday, March 26, 2019 6:23 PM To: Debbie Scarcella Subject: support for Marquis II zoning variance Ms. Scarcella, My name is Lee Thweatt. I live at 3018 Plumb in West University with my wife and children. I cannot attend the Zoning Board of Adjustment (ZBA) meeting this Thursday but I would like to provide and express my support to the Marquis II and its request for a zoning variance to build a patio. The Marquis II is an enduring West University establishment. They are improving the establishment (the patio is just one part of those recent efforts) to make it more of a fixture in the social life of West University residents. This effort is something that should be embraced by the city planning office. I suppose the objection, if any, to the new patio plans relates to the possibility for increased noise. To the extent that concern has any legitimacy given the amount of road noise from Bissonnet which already exists (where is the data? where is the analysis in support of this alleged noise increase?), I would also invite close scrutiny as to who precisely is spearheading the complaints about this alleged increase in noise. Is it someone who actually lives in a residence on the backside of the Marquis II, or is it someone else who lives several blocks away, and thus, does not truly have either a legitimate claim or any real standing to pursue it? The Marquis II is responsibly managed and operated. They have a close and professional relationship with West University Police (as they should) and they do not tolerate obnoxious behavior from patrons. That is one of the reasons I enjoy going there as a West University resident. It is a safe place to go, and it is respectful and mindful of its historical place in our community. A patio will be another reason to go there and will enhance the experience for all who enjoy the Marquis II. The variance should be approved in favor of the request for the Marquis II. Respectfully submitted, L. Lee Thweatt Tr TERRY & THWEATT.P.C. tItfak L.VVYrSt, One Greenway Plaza, Suite 100 Houston, Texas 77046 (713) 600-4710 office (713) 600-4706 fax www.terrythweatt.com 1 Josie Hayes From: Scott Richardson <Scott_richardson @yahoo.com> Sent: Tuesday, March 26, 2019 9:54 PM To: Debbie Scarcella Cc: al @marquis2.com Subject: Marquis II - Support for Patio Variance Hello, I am Scott Richardson. My wife and I live at 4146 Rice Blvd in West University and have lived in the neighborhood for 18 years. We will be unable to attend the meeting this Thursday but would like to give our support to the Marquis II. Our community currently lacks good options for friendly gatherings on patios. Forcing our residents to drive further away for such an obvious amenity makes no sense, and there is absolutely no downside. The Marquis II has our full support to build a patio for our residents to use. Sincerely, Scott& Melisa Richardson 1 From: Sharon Kinder To: Debbie Scarcella Subject: The Marquis II Date: Tuesday,March 26,2019 10:13:12 PM Dear Ms. Scarcella, I'm writing to convey my support for the Request for Variance by The Marquis II. The bar has been a good neighbor to West University for many years but the combination of continual road construction and lack of outdoor space have made life difficult for this local institution. An outdoor space would greatly improve the curb appeal, offer a pleasant outdoor experience to our community and cause minimal distraction to the immediate neighborhood. For years, I drove past The Marquis. But having ventured inside a few years ago, I have grown to know Al and his wife well. In a time when we have seen businesses come and go with alarming frequency, they've personally been a part of our community for 20 years and have always operated in partnership with the neighborhood. I support their vision for the business as a professional and safe destination for all West U residents,women and men. The Marquis is an important part of our neighborhood and I hope you will see fit to approve the request submitted by Mr. Jara and his family for the good of our community. Sincerely, Sharon Kinder Josie Hayes To: Debbie Scarcella Subject: RE:ZBA Docket No. 2019-0003 (re Marquis II) Dear Ms. Scarcella: Regrettably, travel precludes my attendance at the Thursday, March 28th Zoning Board of Adjustment public hearing regarding the Application for Special Exception sought by the owner/operator of the Marquis II at 2631 Bissonnet. I therefore respectfully submit this e-mail message evidencing our opposition to the application. Neither my wife nor I have had any concern to date with the Marquis II as a neighbor relative to noise or other nuisance. We fear that will change significantly and negatively if an extension of their operation to an outdoor patio is authorized. Hence, we oppose their application. Expanding its operation outdoors would directly result in late night unwanted noise for our Wroxton Road neighbors proximate to the establishment, and for those of us closer to Wake Forest who enjoy our outdoor porches and balconies.That may well also negatively affect our residential value. To be sure, we have enjoyed the close proximity of commercial establishments to our Wroxton home, including the Marquis II. There's been a very good balance of availability of services and entertainment and residential calm and quiet.An outdoor patio at a bar open late at night will unduly disrupt that calm. While we appreciate the Marquis II owners' desire to grow their business, that simply should not be at the expense of its residential neighbors. The Zoning Board of Adjustment should not allow that. Please convey this message to the appropriate ZBA officials. Thank you very much for your help. Cheers. Barry Caldwell 2706 Wroxton Road 1 Josie Hayes From: Debbie Scarcella Sent: Thursday, March 28, 2019 2:36 PM To: Josie Hayes Subject: FW: Marquis II hearing Another for tonight. Thanks. Debbie Scarcella City Planner City of West University Place 3826 Amherst, West University Place, TX 77005 Tel 713.662.5893 Fax 713.662.5369 II I ATTENTION PUBLIC OFFICIALS: This email,plus any attachments,may constitute a public record of the City of West University Place and may be subject to public disclosure under the Texas Public Information Act. A"reply to all"of this e-mail could lead to violations of the Texas Open Meetings Act.Please reply only to the sender. From: Kara Richardson [mailto:krichardson @marksrichardsonpc.com] Sent: Thursday, March 28, 2019 2:17 PM To: Debbie Scarcella Subject: Marquis II hearing Hi Debbie—Please pass this along to the ZBA for consideration at tonight's meeting: Dear ZBA- I am sending this email in support of the Marquis II's application for a special exception. Mr.Jara has done an excellent job with the refurbishment of the Marquis, and a patio would provide a nice gathering spot for the nearby residents. While I understand that some may have concerns about potential noise from an outdoor patio, I live on Albans directly next door to Fajitas a Go Go which has an outdoor patio, and I have never noticed any noise from this patio. The street noise from Kirby provides sufficient background noise such that the residents do not hear any activity from this patio, and I would assume that the same would hold true for those living near the Marquis. Additionally, the patio will be in front of the building, allowing the building to provide an additional noise barrier. We need more businesses in West U that have the interests of the community at heart, and I fully support Mr.Jara's application for a special exception. Thank you, KARA E. RICHARDSON 2619 Albans Houston,TX 77005 1 Josie Hayes From: Debbie Scarcella Sent: Thursday, March 28, 2019 1:59 PM To: Josie Hayes Subject: FW: Support for Local Establishment For the meeting. Debbie Scarcella City Planner City of West University Place 3826 Amherst, West University Place, TX 77005 Tel 713.662.5893 Fax 713.662.5369 In kir ATTENTION PUBLIC OFFICIALS: This email,plus any attachments,may constitute a public record of the City of West University Place and may be subject to public disclosure under the Texas Public Information Act. A"reply to all"of this e-mail could lead to violations of the Texas Open Meetings Act.Please reply only to the sender. From: Jennifer L. Partin [mailto:jlpartin©hotmail.com] Sent: Thursday, March 28, 2019 1:09 PM To: Debbie Scarcella Subject: Support for Local Establishment Good afternoon Ms. Scarcella, I am writing this email on behalf of the Marquis II in support of their request for a variance to relocate parking spaces to build a patio. As a West University resident (residing on Wroxton Rd) and Marquis II patron, I recognize and appreciate their efforts to establish themselves as a neighborhood-friendly business. Please consider this email my support for their request. I appreciate your time. Thank you, Jennifet L. Patti 1