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HomeMy WebLinkAbout06272019 ZBA Agenda Item 2 0 City of West University Place To: Zoning Board of Adjustments From: Debbie Scarcella,City Planner Date: June 19,2019 Re: Staff Report for Docket 19-0006 Applicant's Request The applicant in Docket 19-0006,5508 Community Drive,is requesting a special exception as authorized by Table 7-4a, Note 1,entitled"Garage space". Table 7-4a establishes the requirement for front facing garages to be set back an additional 10 feet from the front yard(setback)line. The applicant is requesting a special exception to authorize the garage to be located at the front yard(setback). Background Information The site is located in the 5500 block of Community Drive on the west side of the road and backs up to the railroad right of way. The site is 50'wide and 116' deep. A residential structure was built on the site in 1945 and was set back at 19.6 ' from the front yard(setback)for the residence and 24.3'for the front of the garage. The property owner is planning on demolishing the existing structure and constructing a new home. Regardless of the setbacks the original structure had, new construction must conform to the zoning regulations as they exist today. The owner would like to construct the front of the garage at the front yard(setback)line which is 25'for this site. Staff Response The minimum setback for a front facing garage,according to Table 7-4a of the zoning regulations,is 10'from the front yard(setback). In this instance the minimum setback would be 35'. The applicant is asking that a special exception be authorized to allow the garage front to be located at the front yard(setback)line,or 25'. The ordinance requirement was enacted to help accommodate adequate parking onsite without blocking the public walkway. Instead of 35'of driveway/maneuvering space to park vehicles in,there will only be 25'on this site if the special exception is authorized. A standard parking space length is 18'. Potentially,at least one parking space would be eliminated if the special exception is authorized. The applicant states that the new garage opening will be located at approximately the same distance from the property line that the new garage door opening will be located,so there will essentially be little change to the parking use of the site. Table 7-4a,Note 1 of the Zoning Ordinance gives the ZBA the authority to grant a special exception for a parking area, garage or driveway in another location or with a different design than prescribed by this table,if it finds that: (i) the other location or design will not unreasonably interfere with available light and air and will not significantly alter access for fire-fighting and similar needs; (ii) the other location or design will prevent the destruction of a qualified tree; (iii) in the case of the remodeling of a principal building,the location requested is the same location as an existing parking area,garage or driveway;or (iv) the location or design requested is necessary for safety considerations. The ZBA must 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 on-street parking or traffic,traffic congestion,or an unreasonable burden upon public utilities or services. The burden is on the applicant to present evidence to the Board to support each finding and determination required for the issuance of this special exception. If the Board grants the special exception,the Board can attach conditions. General Rule: Every building site, garage space and related structure must conform to the applicable regulations shown, by District, in this Table 7-4a:Garage space table. ("N/A" means the rule does not apply.) Exceptions/Special Rules: (1) See special rules noted in table. (2) See Article 9 regarding Planned Development Districts. (3) See Note 1 regarding special exceptions. Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C Minimum 2.0 per DU (1.0 per DU Garage parking for old stock housing);each must Garage spaces.See be enclosed or semi-enclosed and Minimum 2.0 per DU; each must be space, in Article 10. adjoin a driveway. Maximum 1.0 enclosed. general per 2,225 square feet of building site area, not to exceed 4.0. Minimum garage Ten feet wide, 20 feet deep(for parking space each required garage parking 12 ft. wide, 25 ft. deep(for each required garage parking space). dimensions space). Garage Maneuvering doors or See Article 10 area openings Note 1. Special Exceptions . The ZBA may issue a special exception for a parking area, garage or driveway in another location or with a different design than prescribed by this table, if it finds that: (i)the other location or design will not unreasonably interfere with available light and air and will not significantly alter access for fire-fighting and similar needs; (ii)the other location or design will prevent the destruction of a qualified tree; (iii)in the case of the remodeling of a principal building, the location requested is the same location as an existing parking area, garage or driveway; or(iv) the location or design requested is necessary for safety considerations. 4 vt,s1 Utsy 9J City of West University Place m APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") TCXAs Address of site: 5508 Community Dr Legal description of the site: LT 27 BLK 1 COLLEGE COURT PLACE Applicant: Khaled Bakkar Address: 5508 Community Dr Houston, TX 77005 Contact: Khaled Bakkar Phone: 713-665-5678 Fax: 713-666-5566 Email: jobakkar @att.net 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: (X)Special Exception. • Exact zoning ordinance section that authorizes the special exception: Table 7-4 a, Note 1, (i) • Exact wording of special exception requested: A request for a Special Exception to allow garage door facing front street line constructed at front yard line. ( )Variance. • Exact zoning ordinance section from which a variance is requested: • Exact wording of variance requested: Other Data. Are there drawings or other data? ( )No <Yes(list items here and attach them) Exhibit 1- Deed of Trust Exhibit 2- Survey Exhibit 3- Proposed New Home on Survey with Setback Lines Exhibit 4- Photos of Current Structure Exhibit 5- Proposed Structure Design Exhibit 6- Fig. 4 Firefighter Breach Methods Exhibit 7- Floor Plans and Details Attached. The applicant has read the State and City regulations attached. Signature of applicant: _JLLl Date: 06-07-2019 (� For Staff Use only Date filed: k.r1 Date heard: LP' - 16.1 Docket#� �-=r- Form ZBA-102 Zoning Board of Adjustment 3826 Amherst West University Place,TX 713.662.5839 June 7, 2019 Khaled Bakkar 5508 Community Dr West University Place,TX 77005 RE: Application of Khaled Bakkar 5508 Community Dr. Summary of request: To construct new home construction with garage door facing facing front street line constructed at front yard line. I respectfully request a special exception under Article 7,Table 7-4 a,Note 1, (i). Background: The property located at 5508 Community Dr. is located in an FS-3 zoning district legally described as Lot 27 Block 1,in College Court Place subdivision. In 1945 Building Permits were obtained and the current structure was built and currently remains on the property. The current structure has been on the property for almost 75 years. The structure was constructed at the 19.6ft front yard setback, and the garage was constructed at the 24.3 ft front yard setback. (fig 1) Neighboring Lot 28 Block 1,in College Court Place,was cleared in 2014 and has been vacant ever since. Lot 29 Block 1 is a public utility easement belonging to Centerpoint Energy. Lot 27 Block 1, in College Court place has a brick home constructed in 1994. The new proposed structure would be constructed at the 25 foot setback due to the building site being more than 110 feet at 116 ft. In compliance with Table 7-2 Front Yard setbacks. The proposed design includes a front facing garage. Under Article 7, Table 7-4 a, Note 1, (i)a special exception is able to be granted if the ZBA finds that: (i)the other location or design will not unreasonably interfere with available light and air and will not significantly alter access for fire-fighting and similar needs. A typical West U lot size is 50 x 100. The lots North of Bissonnet along Community Dr, are 50 x 116,which places Lot 27 in the: 25 foot front yard setback if the building site depth is more than 110 feet but not more than 125 feet, compared to only 20 feet if the building site depth is 110 feet or less,for all the homes located South of Bissonnet on Community Dr. This makes most homes built north of bissonnet forced to be closer to the Rail Road and the garage and home to be even further from the street line. The current structure was built at the 19.4 sq ft setback, typical to the homes structured South of Bissonnet on Community Dr. The proposed courtyard will begin at the current mandated 25 sq ft setback. The current front street facing garage is located at the 24.3 sq ft front yard setback, the proposed one story street facing garage structure would be located at the front yard mandated setback of 25 sq ft. For over 75 years the current front of the garage has been at the 24.3 sq ft line and the front of the home at the 19.4 sq ft line from the front yard.With the proposed one story garage design there would not be a decrease in available light and air but in-fact a slight increase. The new proposed design includes 432 sq ft of open green space in the courtyard. After consulting with my West U neighbor, a retired Houston Fire Chief;he advised the proposed design should not significantly alter access for fire-fighting and similar needs. The new proposed garage design is the same as the current, a sectional garage door,that can be breached safely with either a Peel Back or Drop Cut forced entry method. FireFighters typically breach the garage first followed by secondary entries. The front door is visible from the street which enables easy access to a secondary entry point. To minimize destruction during an emergency the new proposed design will include a Knox Box System, Residential KnoxBoxes are secure, residential key safes that can only be access by first responders. The System allows first responders to quickly enter the home without forced entry. Other Data: • Deed of Trust • Survey • Proposed New Home on Survey with Setback Lines • Photos of Current Structure • Proposed Structure Design • Fig. 4 Firefighter Breach Methods • Floor Plans and Details Compliance with Special Exception Standards: The standards for granting a special exception for a parking area,garage or driveway in another location or with a different design than prescribed by table 7-4a are as follows and have been met: • The other location or design will not unreasonably interfere with available light and air and will not significantly alter access for fire- fighting and similar needs:With the proposed design the available light and air will be increased and will not significantly alter access for fire-fighting and similar needs. Beyond the specific terms of Section 7-101, under Section 11-102 special exception typically require a finding of the following potentially applicable requirements each of which has been met. • The special exception will not cause any significant increase in on-street parking, traffic congestion or burden on utilities or public services:With the proposed design,there will be a decrease in on-street parking,with a double wide driveway,the sidewalk will not be blocked, and an extra on street parking space will be available. • The proposed special exception will be in harmony with general purpose and intent of this section: The purpose of the ordinance appears to be to prohibit front facing garages,without an additional 10 feet setback from front yard unless proposed design does will not unreasonably interfere with available light and air and will not significantly alter access for fire-fighting and similar needs. The construction of the proposed design will benefit the neighborhood by decreasing the number of deteriorating homes in West U,increase on street parking, deter crime and improve the overall value of the area. Thank you for your consideration of my application. Sincerely Khaled Bakkar RP-2016-330824 07/28/2016 RP! $2B.00 RESIDENTIAL DEED OF TRUST Notice of confidentiality rights: If you are a natural person,you may remove or strike any or all of the following information from any instrument that transfers an interest in real property before it is filed for record in the public records:your Social Security number or your driver's license number. Date: J 2016 Grantor: Khaled Bakkar Gr" antor's Mailing Address(including county): 4534 elm st Bellaire, Harris County,Texas 77401 Trustee: Nidal and Doha Bakkar Trustee's Mailing Address(including county): 4534 elm st Bellaire, I larris County,Texas 77401 Lender Nidal Bakkar and Doha Bakkar Lender's Mailing Address(including county): 4534 elm st Bellaire,I lards County,Texas 77401 Obligation Note(s) 31)ly Date: 4e2S,2016 Original principal amount: $1 10.000 Borrower: Khaled Bakkar Lender: Nidal Bakkar and Doha Bakkar Property(including any improvements): 5,800 sq.ft.of land located at 5508 COMMUNITY DR,HOUSTON TX 77005, Lot 27 Block 1,COLLEGE COURT PLACE) HA/".-s Prior Lien(s)(including recording information): Other Exceptions to Conveyance and Warranty: For value received and to secure payment of the Obligation,Grantor conveys the Property to Trustee in trust.Grantor war- rants and agrees to defend the title to the Property,subject to the Other Exceptions to Conveyance and Warranty.On payment of the Obligation and all other amounts secured by this deed of trust,this deed of trust will have no further effect,and Lender will release it at Grantor's expense. Clauses and Covenants A. Graator's Obligations Grantor agrees to.-- I. keep the Property in good repair and condition; 2. pay all taxes and assessments on the Property before delinquency; 3. defend title to the Property subject to the Other Exceptions to Conveyance and Warranty and preserve the lien's priority as it is established in this deed of trust; 4, maintain all insurance coverages with respect to the Property, revenues generated by the Property,and operations on the Property that Lender reasonably requires("Required Insurance Coverages"),issued by insurersand written on policy forms acceptable to Lender,and deliver evidence of the Required Insurance Coverages in a form acceptable to Lender at least ten days before the expiration of the Required Insurance Coverages; 5. obey all laws,ordinances,and restrictive covenants applicable to the Property; 6, keep any buildings occupied as required by the Required Insurance Coverages; 7. if the lien of this deed of trust is not a first lien,pay or cause to be paid all prior lien notes and abide by or cause to be abided by all prior lien instruments;and 8. notify Lender of any change of address. B. Lender's Rights 1. Lender or Lender's mortgage service/may appoint in writing a substitute trustee,succeeding to all rights and responsibilities of Trustee. 2. If the proceeds of the Obligation are used to pay any debt secured by prior liens.Lender is subrogatcd to all the rights and liens of the holders of any debt so paid. 3. Lender may apply any proceeds received under the property insurance policies covering the Property either to reduce the Obligation or to repair or replace damaged or destroyed improvements covered by the policy. If the Property is Grantor's primary residence and Lender reasonably determines that repairs to the improvements arc economically feasible,Lender will make the insurance proceeds available to Grantor for repairs. 4. Notwithstanding the terms of the Note to the contrary,and unless applicable law prohibits,all payments received by Lender from Grantor with respect to the Obligation or this decd of trust may,at Lender's discretion,be applied first to amounts payable under this deed of trust and then to amounts due and payable to Lender with respect to the Obligation,to be applied to late charges,principal,or interest in the order Lender in its discretion determines. 5. If Grantor fails to perform any of Grantor's obligations,Lender may perform those obligations and be reimbursed by Grantor on demand for any amounts so paid,including attorney's fees,plus interest on those amounts from the dates of payment at the rate stated in the Note for matured,unpaid amounts.The amount to be reimbursed will be secured by this deed of trust. 6. If there is a default on the Obligation or if Grantor fails to perform any of Grantor's obligations and the default continues after any required notice of the default and the time allowed to cure,Lender may— a. declare the unpaid principal balance and earned interest on the Obligation immediately due; b. direct Trustee to foreclose this lien,in which case Lender or Lender's agent will cause notice of the foreclosure sale to be given as provided by the Texas Property Code as then in effect;and c. purchase the Property at any foreclosure sale by offering the highest hid and then have the bid credited on the Obligation. 7. Lender may remedy any default without waiving it and may waive any default without waiving any prior or subsequent default. C. Trustee's Rights and Duties If directed by Lender to foreclose this lien,Trustee will- 1. either personally or by agent give notice of the foreclosure sale as required by the Texas Property Code as then in effect; 2. sell and convey all or part of the Property"AS IS-to the highest bidder for cash with a general warranty binding Grantor, subject to the Prior Lien and to the Other Exceptions to Conveyance and Warranty and without representation or warranty,express or implied,by Trustee; 3. from the proceeds of the sale,pay,in this order— a. expenses of foreclosure,including a reasonable commission to Trustee; b. to Lender,the full amount of principal,interest,attorney's fees,and other charges due and unpaid; c. any amounts required by law to be paid before payment to Grantor;and d. to Grantor,any balance;and 4. be indemnified,held harmless,and defended by Lender against all costs,expenses,and liabilities incurred by Trustee for acting in the execution or enforcement of the trust created by this deed of trust,which includes all court and other costs,including attorney's fees,incurred by Trustee in defense of any action or proceeding taken against Trustee in that capacity. D. General Provision 1. If any of the Property is sold under this deed of trust.Grantor must immediately surrender possession to the purchaser.If Grantor fails to do so,Grantor will become a tenant at sufferance of the purchaser,subject to an action for forcible detainer. 2. Recitals in any trustee's deed conveying the Property will be presumed to be true. 3. Proceeding under this deed of trust,filing suit for foreclosure,or pursuing any other remedy will not constitute an election of remedies. 4. This lien will remain superior to 1 iens later created even if the time of payment of all or part of the Obligation is extended or part of the Property is released. 5. If any portion of the Obligation cannot be lawfully secured by this deed of trust,payments will be applied first to discharge that portion. 6. Grantor assigns to Lender all amounts payable toot received by Grantor from condemnation of all or part of the Property,from private sale in lieu of condemnation,and from damages caused by public works or construction on or near the Property.After deducting any expenses incurred,including attorney's fees and court and other costs,Lender will either release any remaining amounts to Grantor or apply such amounts to reduce the Obligation.Lender will not be liable for failure to collect or to exercise diligence in collecting any such amounts.Grantor will immediately give Lender notice of any actual or threatened proceedings for condemnation of all or part of the Property. 7. Grantor assigns to Lender absolutely,not only as collateral,all present and future rent and other income and receipts from the Property.Grantor warrants the validity and enforceability of the assignment.Grantor may as Lender's licensee collect rent and other income and receipts as long as Grantor is not in default with respect to the Obligation or this deed of trust.Grantor will apply all rent and other income and receipts to payment of the Obligation and performance of this eked of trust,but if the rent and other income and receipts exceed the amount due with respect to the Obligation and deed of trust,Grantor may retain the excess.If Grantor defaults in payment of the Obligation or performance of this deed of trust,Lender may terminate Grantor's license to collect rent and other income and then as Grantor's agent may rent the Property and collect all rent and other income and receipts.Lender neither has nor assumes any obligations as lessor or landlord with respect to any occupant of the Property.Lender may exercise Lender's rights and remedies under this paragraph without taking possession of the Property.Lender will apply all rent and other income and receipts collected under this paragraph first to expenses incurred in exercising Leader's rights and remedies and then to Grantor's obligations with respect to the Obligation and this deed of trust in the order determined by Lender.Lender is not required to act under this paragraph,and acting under this paragraph does not waive any of Lender's other rights or remedies.If Grantor becomes a voluntary or involuntary debtor in bankruptcy,Lender's filing a proof of claim in bankruptcy will be deemed equivalent to the appointment of a receiver under Texas law. M. Interest on the debt secured by this deed of trust will not exceed the maximum amount ot nonusarious interest that may be contracted for,taken,reserved,charged,or received under law,Any interest in excess of that maximum amount will be credited on the principal of the debt or,if that has been paid,refunded.On any acceleration or required or permitted prepayment,any such excess will be canceled automatically as of the acceleration or prepayment or,if already paid,credited on the principal of the debt or,if the principal of the debt has been paid,refunded.This provision overrides any conflicting provisions in this and all other instruments concerning the debt. 9. In no event may this deed of trust secure payment of any debt that may not lawfully be secured by'alien on real estate or create a lien otherwise prohibited by law. 10. If Grantor transfers any part of the Property without Lender's prior written consent.Lender may declare the Obligation immediately payable and invoke any remedies provided in this deed of trust for default. lithe Property is residential real property containing fewer than five dwelling units or a residential manufactured home,this provision does not apply to a. a subordinate lien or encumbrance that does not transfer rights of occupancy of the Property; b. creation of a purchase-money security interest for household appliances; c. transfer by devise,descent,or operation of law on the death of a co-Grantor: d. grant of a leasehold interest of three years or less without an option to purchase; c. transfer to a spouse or children of Grantor or between co-Grantors; f. transfer to a relative of Grantor on Grantor's death; g. a transfer resulting from a decree of a dissolution of marriage,a legal separation agreement,or an incidental property settlement agreement by which the spouse of Grantor becomes an owner of the Property:or h. transfer to an inter vivo s trust in which Grantor is and remains a beneficiary and occupant of thc Property. II. When the context requires,singular nouns and pronouns include the plural. 12. The term Note includes all extensions,modifications,and renewals of the Note and all amounts secured by this deed of trust. 13. This deed of trust binds,benefits,and may be enforced by the successors in interest of all parties. 14. If Grantor and Borrower are not the same person,the term Grantor includes Borrower. 15. Grantor and each surety,endorser,and guarantor of the Obligation waive all demand for payment,presentation for payment, notice of intention to accelerate maturity,notice of acceleration of maturity,protest,and notice of protest,to the extent permitted by law. 16. Grantor agrees to pay reasonable attorney's fees,trustee's fees,and court and other costs of enforcing Lender's rights under this deed of trust if this deed of trust is placed in the hands of an attorney for enforcement. 17. If any provision of this deed of trust is determined to be invalid or unenforceable,the validity or enforceability of any other provision will not bc affected. 18. The term"Lender includes any mortgage servicer for Leader. 19. Grantor represents that this deed of trust and the Note arc given for the following purposes: e'72` /1-1/7/' 1"7/7/4)/-->", " Grantor Lender Lender KLie ggi /.1 S.,.I.c.e-A i.setuausesesseao • RICK PIMZ Notary Public STATE OF TEXAS ; 4.. STATE OF TEXAS I COUNTY OF • "it 6' My Comm.Exp. 11 .1a This instrument was acknowledged before mc on by 41arls Pub ar M fikorrarraa"—,, Notary's namc(printed): L Notary's commission expires. 1.7, /2 / RECORDER'S MEMORANDUM: Al the limo of recordation, this Instrument was loctxl to be Inadequate for the boat photographic reproduction because of ill•elbillty, carbon or photo copy,discolored paper,etc All Nonacid', additions and chops were present it the ume Inetrafrara wan Med and waded. wiTONOWEINIXESECESESIEffinkamscrISCSONSIFI ACTINTISESSOSSEASOSINTSSMEEKNEEESSOISEKUIT „, COUNTY OF NAAFIS .„, i to JUL woe 28 2016 ;.0 -°` r- .,4 :.„,i . . rri coUNTY CLERIC Wale COUNTY,TEXAS rti.s, as Fg. 1 ADDRESS 5505 COMMUNITY DR ON,TX 77005 A STANDARD LAND SURVEY OF BUYER :KHALED BAKKER LOT 27, BLOCK I TITLE CO WA COLLAGE COURT PLACE ACCORDING TO THE PLAT THEREOF GF NO :N/A RECORDED IN VOLUME 7, PAGE 7 OF LENDER WA THE PLAT RECORDS OF HARRIS COUNTY,TEXAS it kil I/2"IRON ROD FOUND 50.13'(M) 50.00' SCALE: I'=30' FOUND C.I.R. 99m.1_0-'(M....) 7T100.00 5/8'IRON ROD L ..._.._.._.._......____._I..._1...6....._.0.....0.....'...(P._.)L_O._T__2._8 v L 26 H _ 5/8'IRO....N ROD OD.. 59,32(M ) 100.00 5/8'IRON R OD ;FOUND ..p--r— _I -� SET SET • \ 0 0 e e 0 0 CV METAL Q I ° FENCE aw I, ' ° KKN ,,-- O O 1 LOT 27 Ai O D 2 O [€ I O°° O Z oL O E ° O '6 47 19.F' ff O in 2 Lo ° WOOD o 0 O 0 "GONG DRIVEWAY S C -.7 P- FENCE J L O S/8'IRON ROD - / — - - < 5/8'IRON ROD , ` SET o 11 6.00'(P) 0 SET V 225.88'(M) 225.00 LEGEND LOT 26 (CM)-CONTROLLING MONUMENT (BC)-BLOCK CORNER 1/2'IRON ROD (RP)-RADIUS POINT FOUND P.O.C.-POINT OF COMMENCEMENT P.O.B.-POINT OF BEGINNING P.C.-POINT OF CURVATURE R.O.W.-RIGHT OF WAY 74'86(M) C.C.F.-COUNTY CLERK FILE 75.00' U.E.-UTILITY EASEMENT EA A.E.-AERIAL EASEMENT 5T.5.E.-STORM SEWER EASEMENT 5.5.E.-SANITARY SEWER EASEMENT W.S.E.-WATER*SEWER LINE EASEMENT G.A.E.-GIN ANCHOR EASEMENT 1/2"IRON ROD B.L.-BUILDING LINE FOUND D.B.L.-GARAGE BUILDING UNE GM-GA5 METER 99.03'TM) 100.00 NOTES I.ALL BEARINGS SHOWN ARE REFERENCED PER RECORDED PLAT. 5/8'IRON ROD 2.THIS SURVEY WAS PREPARED WITHOUT A TITLE COMMITMENT.OTHER FOUND EASEMENTS AND/OR BUILDING LINES MAY AFFECT THIS TRACT. THIS SURVEY WAS MADE ON THE GROUND UNDER MY SUPERVISION,IT CORRECTLY REPRESENTS THE i O F / FOUND AT THE TIME OF THE SURVEY. N, n THERE WERE NO ENCROACHMENTS APPARENT ON ,,R:.. +' 11 THE GROUND. / 4°,°\ ,RICHARD S.WILL f ED 4615 s t Y AFLOOD INFORMATION 'N—V,,,,,..-V",cS O��O 'X'DEFINED AS AREAS DETERMINED T10 BE OUTSIDEW1HE10.2%ZONE �k'y t., ANNUAL CHANCE FLOODPLAIN'PER F.E.M.A.FLOOD INSURANCE D .0 -�- RATE MAP PANEL NO,48201 C O855L (�J .�;i -�. FIRM NO. 10133000 REVISION DATE:00/18/2007. Qv,�J\ f JOB NO' 190279 'DUE TO INACCURACIES OF F.E.M.A.MAPS PREVENT EXACT DATE:APRIL 1 201 9 DETERMINATION WITHOUT DETAILED FIELD STUDIES. PRIME TEXAS SURVEYS WyVW.PRIMETXSURVEYS.COM DIR 713-864-2400 2417 NORTH FWY ORDERS @PRIMETXSURVEYS.COM FAX 713-869-1008 HOUSTON TX,77009 Empty Lot Garage Door or opening facing side street line Prohibited,Note 1 Lot 28 • 0 0 0 0 0 0 0 0 • 5ft — — —+— — — — — — F— —EH'°M----- —oes_— —as— interior side yard i. _ 1Ifl o I ■ a u _ ,.. o .—,' t N i e �, E a I yllillit ii I o ❑❑ Ii— I ❑ 1 U I / 0 t- 1 1 —n—// n nn // n n n-nn 20ft Setback 25ft Setback Lot 26 . Q (Fig.3) Brick Home Note 1. Special Exceptions. The ZBA may issue a special exception for a parking area,garage or driveway in another location or with a different design than prescribed by this table,if it finds that: (i)the other location or design will not unreasonably interfere with available light and air and will not significantly alter access for fire-fighting and similar needs Current Structure Built in 1945 *,,,,.ti ,r +. ,7,44'.'.',7. 9 6°P,l�,`I i4'/ys; 'C n "� YXY� t�� n �+ r ,' ''',t'-1,,,':';`,4,;.,,. - 'f':;;;''''''', , 'V'%/4';/4/;;;',/,-;4'r y s.i,< /;2/ t r i % fir 4 �' � r 'may ii / r, ' y s4 € $v ° ,/.*' y m"' - ' /,/ f 'If?, � + + "� �' `" P �"v , ';''''4.0 n;*P1;;'1,:' 1� u� A� y r , -1,' ,,,,,,,.,,„.04,-,,,,,ez‘4 z, .K • .•/kr'-, , ;$',,,);,,,y-,„,,t ,,,-.4' !,;(',41i9, .tf; ' ,,/;:464,„,,,, '1"/ ',/ am ° - r . ev / r Yrr� ,,,,,,,,:,0.,„„‘,„_„_,,,,„10 4/ /4 'W'/ //;'/Y,. ,‘'''' 7.0.;j,,;, .. •0;,.;'**-'''''''''''eV 7,,,,,,,,,',,:!",*f,,,, /j fir / % / / /rr/ %%/ 3 bYr t` ray,/ .� T /.„/ r� Cdr ".!: ��j;,,,, �'/:�i%//may , i/ y s. j �,�t �4 /W�y rye r /r / rr i/r //•-'�a rr ''/y am y /t • % !j j/ s / / � /// Proposed Structure Design Current Garage and New Garage would be at the same current depth. 25ft Driveway placement would be on the opposing side, garage placement wouldn't change. ', / � � n t ,s /d.4 .4 ' .. . le/7;V; ,; 1,7 / 1 , / / �F yi: / /1�/// yr/F `4} 7/./A ir.w e *fir////i ./,/44 r ..,.l'f a//' /%/ / 4'4,/,/ ,',// // ��i" / / /� /i ./ r ''1";43/am j% iii/ r _' * 9 r /i/ O r�4 „i* Z4. 4 r /�✓ r : ii s a{ a/% , m.,,/,,,,, ,,,,,,-,,,;., / ml j�' ,ma / ,% / / � °,e/ ,: � ���/% <� , --,,,,,-*, ,7,-70 ,11-- „„i„,,,„ /,,,, 4, 7- ,f///7/7,,w7,,,, ,,,77,/„,,,-, , 777-7 ,7.--, d Garage/Driveway Proposed Example 6012 Community Dr Fig.4 , Sectional Doors Knox ResidetrtialBox Peel b a c',r Surface H aged Door Peel �}G V i Fr Model#1562 1) � v,.‘,,,4,,,,,,t,,,,,,-:.% Cut triangle to make access to angle iron if needed J i ,_� l''‘'''' �� Open door completely l back pee o Secure door Sectional Doo rs — Drop but r �+ 1) the Cut down door 1' w away from side 2) Cut triangle to make access to iron - if d 3) Cut angle iron 4) Cut horizontal - shoulder neede high, *": avoiding angle the seams , � - � , „v\‘‘:, 6) Finish the cut between the e p:.i horizontal and vertical cuts c, Remove door • Floor Plans and Details C 0 v'Ly r —— _w 1 , ,: Irmilt15141:11. — Ca. 8E © AM . . 3 .. 12x9.x 1'-6• ii 1, BEORM I il 1,4'-4 X 11-5. It Mil ill El i 111111 , �� Id ill wAr413-t, :6 w 1111111/ il � `- _-- l r - . 1 rip I lIi #�. ... .1 i ',� � utL 1 11 rx1 7 tr ) 41i `fir"r 15 M. CAL. 2 I t Will r it Li a V III li r arx rr1 ('""'"i 14.S.F.l li BEDRM 4 .wA. ' I ll U U Vii^reams B ras:4 Baths:3 Stories:2 Garages:2 ..,,; Bezi Kxnq:4 Baths:3 Stories;2 Garages:2 .,D..17011100 Depth:70' Height:27'5" t3aptn:70• tieght:27'$° Width:33' Width:33' ftj± Total:2400 sqitt Total:2400 stet Fast Flow:1276 s 4/ft Garage:460 agrit First Poor:1276 spat Garage:460 sq/ft Seoonct Floor 1124 s yft Second Fbor.1124 sry'ft linrse,mm Faata,.s o+ry iticititte ea o arr spat*and sass not "Rai Square Footage only inctrdes cwat}rtaaoart soot*and does ON R,ckryo!rarrgos,pa ehes,bonus mama,or dads inCtuCtia garages,porches,boyars?mans,or decks ,....>. Primary Pitch.4/12 Roof Framing:'boss `O Primary Flitch:4/12 Roof Framing:Truss Roof Type:Composition Serxa*naary Poch:fVtz Root Type:Composition Secondary Pitch:6/12 s"vr a*JO":a," ;a Exterior Wall Frieh:. Framing:2 x 4;2x6 Stone/Wog '..'1.1,,r'r ft,:rfx,r-r„ Exterior Wan Finish. Framing:2 x 4:2X8 Stan Siding BAKKAR KHALED CAMPBELL JOHN III KIRBY JONATHAN 5508 COMMUNITY DR 5428 COMMUNITY DR 5432 COMMUNITY DR HOUSTON,TX 77005-1902 HOUSTON TX 77005-1020 HOUSTON TX 77005-1020 KENDALL DON E SANTOS ELMER B GALVAN ELEUTERIO & MARY E 5436 COMMUNITY DR 2245 UNIVERSITY BLVD 5510 COMMUNITY DR HOUSTON TX 77005-1020 (C/O 5502 COMMUNITY DR) HOUSTON,TX 77005-1902 HOUSTON,TEXAS 77030-1126 PRUETT BRIAN A PRUETT BRIAN A RL LEGEND EQUITY CO INC 150 SURF CT 150 SURF CT 3217 MONTROSE BLVD STE 222 (C/O 5512 COMMUNITY DR) (C/O 5600 COMMUNITY DR) (C/O 5608 COMMUNITY DR) HOUSTON,TX 77058-3714 HOUSTON, TX 77058-3714 HOUSTON,TX 77006-3944 RL LEGEND EQUITY CO INC DEY JAYANT K HIMES RYAN & ELIZABETH 3217 MONTROSE BLVD STE 222 4259 LEHIGH AVE 4255 LEHIGH AVE (C/o 5610 COMMUNITY DR) HOUSTON,TX 77005-1934 HOUSTON,TX 77005-1934 HOUSTON,TX 77006-3944 FITZGERALD SEAN & FELICIA CURRENT OWNER CURRENT OWNER 4253 LEHIGH AVE 4258 LEHIGH AVE 4254 LEHIGH AVE HOUSTON,TX 77005-1934 HOUSTON,TX 77005-1935 HOUSTON,TX 77005-1935 RIGAMER PATRICK&KATHLEEN LILARD WILLIAM &CYNTHIA J KING KAITLYN B&JARRED 4250 LEHIGH AVE 4246 LEHIGH AVE 4259 SUNSET BLVD HOUSTON,TX 77005-1935 HOUSTON,TX 77005-1935 HOUSTON,TX 77005-1937 JONES MARK P & RONDA L JOHNSTON JOSEPH E III &ANGELA H MARINO MICHAEL&JEANNIE 4255 SUNSET BLVD 4251 SUNSET BLVD 4247 SUNSET BLVD HOUSTON,TX 77005-1907 HOUSTON,TX 77005 HOUSTON,TX 77005-1907 SHIRLEY HILL PAN YONGJIAN & LIU FANG HOANG HUNG N & NGUYEN NGA 4951 WILLIAMS COURT LN RM 801 BULD 2 LN 801 YINGHUA RD 4252 SUNSET BLVD HOUSTON,TX 77081-2104 201204 PUDONG SHANGHA HOUSTON,TX 77005-1908 CHINA riC. The City of West University Place ....) d l 4. ci4:; lbor luxxt('in NOTICE OF ZONING BOARD OF ADJUSTMENT HEARING The Zoning Board of Adjustment("ZBA") of the City of West University Place, Texas("City") will hold a public hearing in the Municipal Building, 3800 University Boulevard, City of West University Place, Texas 77005, during a meeting set to begin at 6:30 p.m. on June 27, 2019. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m. on July 251 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: 5508 Community Dr., Lot 27, Block 1, College Court Place, West University Place, TX 77005 Legal Description 2019-0006 Applicant: Khaled Bakkar Action Requested: Special Exception as authorized by Table 7-4a,Note 1 of Appendix A of the zoning regulations to allow a front- facing garage door opening to be located at the front yard setback line. Additional Details: The applicant requests to be authorized to locate a front facing garage door opening at the front yard setback line. Generally, front facing garage door openings must be located at least 10' from the front yard setback line. 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: q)e,&tie 6ca4ceffa,,for the ZBA posted and mailed on or before June 17, 2019. dscarcella@westutx.gov 713-662-5893. 0 Top 3800 University Boulevard 1 West University Place, TX 77005 1 www.westutx.gov