HomeMy WebLinkAbout05282020 ZBA Agenda Item 2 City of
West University
Place
To: Zoning Board of Adjustments
From: Clay Chew,Building Official
Date: May 20,2020
Re: Staff Report for Docket 2020-0002
Applicant's Request
Applicant is requesting a special exception to:
Build a garage accessory building which would contain more than 600 square feet of non-garage space.
Table 7-4a Garage Space—Garage accessory buildings
Place a front facing garage at the front building line instead of 10 feet back from the front building line.
Table 7-4a Garage spaces—Door or opening facing front street line.
Retain a driveway that does not connect to a garage.
Table 7-5a Note 6
Background Information
The original plan was to build a primary structure at 6430 Mercer with a 4 car garage which is not allowed based on the
size of the property.(Table 7-4a Garage Space).The applicant decides to join 6430 Mercer with 6429 Virginia Court
which would provide enough lot square footage for a 4 car garage.This would make it a garage accessory structure which
is limited to 600 square feet of non-garage space.
The existing garage at 6429 Virginia Court will be demolished but the applicant has requested that the driveway remain as
is.
Special Exception Request
Applicant is requesting special exceptions for the properties at 6429 Virginia Court and 6430 Mercer.
Table 7-4a limits a garage accessory structure to 600 square feet of non-garage space. Note 1 of Table 7-4a authorizes the
ZBA to issue a special exception.
Table 7-4a prohibits a garage door or opening facing a front street line unless the garage door is set back 10 feet or more
from the front yard. Note 1 of Table 7-4a authorizes the ZBA to issue a special exception.
Table 7-5a Note 6 requires each driveway to connect garage space to the street by the most direct route.Note 7 of Table 7-
5a authorizes the ZBA to issue a special exception.
(b) Special exceptions. The ZBA may not issue or modify a special exception unless all of the following circumstances
are present:
(1) The ZBA has determined that the proposed special exception will not cause any significant increase in on-street
parking, will not cause any substantial traffic congestion, will not cause any substantial increase in traffic or an
unreasonable burden upon utility systems or upon any other public facility or public service.
(2) The ZBA has determined that the proposed special exception will be in harmony with the general purpose and
intent of this section.
(3) If the proposed special exception involves a bar, the ZBA has found that the applicant has clearly demonstrated
that there is a readiness, willingness and ability to comply with all applicable laws, rules, regulations and
ordinances relating to alcoholic beverages.
(4) The ZBA has made any additional findings and determinations required by a specific provision of this section.
(5) The special exception has been reduced to writing and includes any conditions prescribed by the ZBA or required
by this section for the special exception in question.
(c) Burden of proof. The applicant has the burden of presenting evidence to the ZBA and persuading the ZBA that:
(1) Each circumstance required for a variance or special exception is present; and
(2) Each required finding and determination is supported by substantial evidence
.1dEST
City of West University Place
U 'o
m APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
TEXAS
Address of site:(1;•14 Li V C1 • / L4 30 Me if-6.6.1 Si
Legal description of the site: LO+ 3 - B1 Lot 10 _13; `3loci.-2.(i'
Applicant:A1le k avid(a Ma ttinc ti•-) Doan
Address:(,U2q vo r i ni a.c-t . us-rjw,roc -r7oos
Contact: A ter. o GLo Phone:1(3 3 04 Za 3 Fax: 7 Email:
1401.11 000-0 2.,91 73(- eiSTl Alexdoahit34 aI(.(om
Decision or Action Requested(check one or more and provide requested data):
►'h 61oa.n4 d eep{Y�nd•corn
( ) Appeal. Hear and decide an appeal from an order, requirement, decision or determination made
by the Administrative Official.
• Is the official's action in writing? ( ) Yes; ( )copy is attached. ( )No, but the action appealed is as follows:
• When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any
delay below:
• Exact zoning ordinance section(s) involved:
• Grounds for appeal:
(' Special Exception.
• Exact zoning ordinance section that authorizes the special exception: 5 ee,4_,-„, 7_ 10 1 -r-cz t e `T ti
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ale Space
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( ) Variance. ed COo`ect, ter -�
• Exact zoning ordinance section from which a variance is requested:
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• Exact wording of variance requested:
Other Data. Are there drawings or other data? ( )No (v'es(list items here and attach them)
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Attached.The applicant has read the State and City regulations attached.
Signature of applicant: a..5 cy1eJY.J Date: 3/5 2-0 2 0
For Staff Use only Date filed: 3 / ate heard: ODocket#: U oQ o oocy
Form ZBA-102
posts or vertical supports being allowed).
Prohibited unless:(i)the garage door is set
back ten feet or more from the side street
line,and (ii)there is only open area above
the driveway for at least seven feet inward
from the side street line,and(iii)any
structure above the driveway(and within
ten feet of the side street line) must be
Door or cantilevered or suspended from the (May affect eligibility as
opening facing building(no special posts or vertical QMDS.See definitions in
side street line supports being allowed). Article 2.)
Garage
accessory
buildings Limit on non- Max.600 sq.ft.GFA in any accessory N/A
garage space building containing garage space.
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,
i accessway See Note 1. equipment).Other regulations also apply, e.g,fire code.
Minimum width. For SFD use: nine ft.
For non-SFD residential use: 10 feet,or 17 feet if two-way and
See Note 1.
serving three or more DU's.
For SFD use:(i) Driveway serving any single-bay garage: 12 feet. (ii)
Driveway in a front yard serving rear garage or side-facing garage:
Maximum width
12 feet.(iii)Driveway in side street area of a corner site serving a
(in front yard or
side-facing garage with three or more bays:30 feet;(iv)Any other
street area)
driveway:20 feet.For other residential uses:24 ft.(or 35 feet if
See Note 1.
Driveways and connecting to a major thoroughfare). For all other uses: 30 feet(or
private streets 35 feet if connecting to a major thoroughfare).
Other regulations _
apply;see,e.g. For non-SFD uses: 160 feet,driving distance to the nearest street
Article 10. area, measured along centerline from farthest end point.A longer
Maximum length driveway is allowed if there is an approved turnaround or second
means of egress,or if the drive-way is platted as part of the
common area in a QMDS.
Route, location See Note 6. N/A
For non-SFD uses:There must be at least 40 feet between the
Spacing "inside"apron edges(at their narrowest points)of driveways
serving the same building site.
For SFD use:Hard-surfaced or pervious pavement required for
each required driveway and parking space;twin"ribbons" of
Required type pavement are permitted. For all other uses: Reinforced concrete,
Pavement
See Note 4. with curbs and drains required for all vehicular areas. Exceptions:
(i)See Table 7-3(pervious pavement)and Note 4, below.(ii)See
Article 10 regarding"overhang."
Markings;wheel For non-SFD uses:Parking spaces must be clearly marked on the
Required type
stops. pavement, and wheel stops are required.See Note 12.
Curb cuts For SFD use:Maximum one per designated building site abutting
Other regulations Number the street. For non-SFD uses:Maximum one per 50-ft.segment of
apply; street line.See Note 5.
regulations 5.
apply;
see,e.g.
Article 10.
Max width per Four feet(for aprons)plus the maximum driveway width allowed. Each
50-ft.segment curb cut must be confined to the part of the street area that directly
of street line abuts the building site(s)served.See Note 1.
Forbidden
Visibility structures, See Chapter 82 of the Code of Ordinances.
triangles plants and
other things
Note.1.Width measurement methods:Minimum driveway width refers to unobstructed vehicular
access path and,for non-SFD use,pavement Maximum driveway width refers to maximum
width of pavement in a front yard or street area,excluding complying curb cut aprons.Maximum
curb cut width'refers'tothe width of the driveway plus aprons,measured at the edge of the
roadway.
Note 2.Grouped or shared parking.Article 10 also provides for special exception,in certain
circumstances.
Note 3.Parking exclusivity(non-SFD;uses).Required parking spaces must be kept open, readily
accessible and used for parking only,with no sales,dead storage,display,repair work,
dismantling-or servicing of any kind.Required guest parking space's must be kept open and
reserved kir that use'only
Note 4.Pavement.The ZBA may issue a special exception to allow other materials if it finds that
they-will provide equal or better durability.'
Note 5.-Curb cuts.The ZBA may issue a special exception for additional curb cuts.Two curb cuts for
circular driveways specifically allowed by Chapter 70 of the Code of Ordinances are not
prohibited and do not require a special exception.
Note 6 Route;Alternating Driveways.Each driveway must connect garage space to the street by the
inostmdirect route:On narrow sites where alternate side yard areas apply(see"Yards°table),
the following special restrictions also apply: (A)there must be a driveway located as nearly as
practicable to one side of the site; (B)the side is determined in accordance with the established
driveway pattern for the block face in question,;if there is such a pattern,and(C)if there is no
such pattern,and if there is an adjacent driveway on one adjoining building site but not the
Other,the driveway must be on the side farthest from the adjoining driveway.Exceptions:(I)this
paragraph does not prohibit circular driveways specifically permitted under another ordinance of
the City,and(ii)a driveway maybe curved or moved away from the most direct route to the
extent reasonably necessary to avoid destroying or seriously Injuring a tree.
Note 7.Special Exceptions The ZBA may Issue a special exception for a parking area,garage or
driveway(or other maneuvering area)in another location or with a different design than .,
l prescribed by this ordinance,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
Note 6. Old Stock Housing.The ZBA may issue a special exception to reduce the open area
requirement in the rear yard, if the ZBA determines: (i)the reduction is reasonably necessary to
preserve or protect old stock housing as it then exists or as it may be proposed to be remodeled
or expanded (up to a total gross floor area,for all buildings on the site,that does not exceed the
greater of 3,400 square feet or 200%of the gross floor area of all the buildings on the site when
the principal building was built,before 1980);and (ii)there will be no substantial adverse impact
upon nearby properties.
(Ord. No. 1798, § 1(ex.A),5-23-2005; Ord. No. 1800, § 1(ex.A),5-23-2005; Ord. No. 1872, §
1(ex.A),4-28-2008)
General Rule:Every building site,garage space and related structure must
conform to the applicable regulations shown,by District,in this table.
Table 7-4a:Garage space ("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.
SF-1 SF-2 SF-3 TH GR-1 GR-2 C
Item Regulation
Minimum 2.0 per DU(1.0 per DU for old
Garage parking
Garage stock housing);each must be enclosed or
spaces.SeeMinimum 2.0 per DU;each
space,in semi-enclosed and adjoin a driveway.
Article 10. must be enclosed.
general Maximum 1.0 per 2,225 square feet of
building site area, not to exceed 4.0.
Minimum
12 ft.wide, 25 ft.deep(for
garage parking Ten feet wide,20 feet deep(for each
each required garage parking
space required garage parking space).
space).
dimensions
Garage
Maneuvering
doors or See Article 10
area
openings
Prohibited unless: (i)the garage door is set
back ten feet or more from the front yard,
Door or and (ii)there is only open area above the (May affect eligibility as
opening facing driveway for at least seven feet inward QMDS.See definitions in
front street from the front yard,and(iii)any structure Article 2.)
line. above the driveway(and within ten feet of
the front yard)must be cantilevered or
suspended from the building(no special
Doan Carriage House Project
6429 Virginia Ct.
Houston,TX 77005
6430 Mercer
Houston,TX 7703
March 4, 2020
Special Exception: Section 7-101 Table 7-4a
Limit on non-garage space in a secondary structure to exceed 600 sq.ft.
Special Circumstances:
1. We have tried to design an aesthetically pleasing structure to match the surrounding
neighborhood properties. A smaller structure would look out of place and not
proportional.
2. We have a special-needs son (mild autism spectrum disorder)who is currently 15. We
anticipate that he may not be ready to live entirely independently as a young adult. Our
hope is that this structure might be a good place for him to stay.
3. Our parents are aging and this is a potential space for them if we need them closer.
4. This structure will not be used for rental at all, nor will it be for another family's use.
5. Much of the space will be storage, since Houston does not have basements or usable
attic space(heat and humidity make that not a feasible option).
Special Exception: Section 7-101 Table 4-a
Door facing front street line-set at building line(not 10 feet from building line)
Special Circumstances:
1. We are attempting to maximize green space, while providing as much off street parking
as available. Having the structure set back ten feet further will necessitate a longer
driveway and increased concrete. We feel that neighbors will prefer a shorter driveway,
which would allow a more green curb appeal.
2. This allows us to have a nicer green space between the two structures of our property,
maximizing potential real estate value (and therefore appraisal value).
3. Aesthetically, it will be better to match the surrounding homes on the block.
Special Exception: Section 7-101 Table 7-5a
Each Driveway must connect a garage space to the street. Requesting a stub driveway.
Special Circumstance:
1. In September of 1991 when the end properties of Virginia Ct. were developed, both the
driveways of 6425 Virginia Ct.and 6429 Virginia Ct.were designated easements by The
City of West University Place. It was "granted for the purposes of providing access to the
City of West University Place and its assignees (including the public)for vehicular backing
and turning,general access, and underground utilities "
2. We must keep this easement in place for multiple purposes,though our garage that is at
the end of the existing driveway has sustained great water damage and plans are to
demolish it..
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N332216 014031-28u 01 5406
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49.2-4/92 441726104
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DD FOR NON-EXCLUSIVE EASEMENT
THE STATE OF TEXAS ,§ z.
XS= ALL NEN BY THESE PRESENTS:
COUNTY OF HARRIS
THAT SCOTT CIEESSER MARKS (the o'Grantor“) of the County of • ,
Harris, State of Texas, for and inconsideration of the sum of Ten
($10.00) Dollars to Grantor in hand.,paid by the - OE WEST
• UNIVERSITY PLACE, TEXAS (the "City of West University Place"), and ,
other good and valuablkcansideration, the receipt and sufficiency
of which are hereby acknaledged, and confessed, has GRANTED, SOLD
and CONVEYED, and by these presents does hereby GRANT, SELL and
CONVEY unto the said City of Neat,University. Place, a lawsicipal
corporation situated in Harris County, Texas, whose mailing address
is listed below, a non-exclusive easement for the below-described
purposes upon, over, under,and through the following described two
(2) tracts of land -lying and being situated in--the County of
Harris, State of Taxes, to-wit:
OIN Those two. (2) certain o 0115-acre tracts of land out of
the A. C. Reynolds Survey, ,Abstract No. 51, in the City
of West University Place in Harris County,,Texas, sore
particularly described as Location No. 1 and Location No.
2 (herein - so callad) ,inxhibits - fia-1“ Dnd wk-2"
respectively, which ars attached hereto and made a pert
hereof for all purposes.
This easement is granted for the purposes of providing access
to the City of Rest uni.versity Place and its assignees Aincluding
the public) for vehicular'backing and turning, general access, and
• •
underground utilities, and the City of West-University Place (and •
its assignees) shall have the right to,construct, reconstruct and
maintain facilities necessary for such 'purposes (but=not above-
ground
utilities), on, in, above and under the above-described
property. However, the rights granted,by,this eaSeMent are non-
exclusive, and there .. hereby excepted and reserved unto Grantor,
his heirs, successors and assigns, and all other present and future
owners of any interest in and to Lots io-A and 3.0-733 of West
University Park, as hereinafter_referenced, the reasonable, non- h,
exclusive right of passing in, across and along said property for
ingress and egress to his respective abutting residential
properties and for other purposes not inconsistent with the
purposes for which this easement is granted, but the reserved
rights shall not include the right to park vehicles or place
obstructions upon said property.
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001-60-1547
To the extant'the property affected by this easement overlaps
another easement heretofore or hereafter granted to the City of
West university Place or to the public, the rights of said City
shall be cumulative and not diminished.
The easements granted herein shall be perpetual, except that
the Grantor reserves the right to terminate this easement as it
relates to Location No. 1 or Location No. 2, but not both; by
taking the following.steps, on or'before;the first anniversary of
the date this easement is recorded:
If Grantor desires to terminate this Easement as it
relates to-Location No: 1, Grantor"must have completed'the tab '
turnaround;paving'•and' other-improvements"upon Location No.. 2
per City of West University Place requirements, and must,sign
and obtain the grantee's execution of en instrument releasing
this easement with•respect`to"-'Location "No. 1 whichj
.herein agrees to 'execute promptly upon written request-bmby
_ Grantor if 'Granter has satisfied the' foregoing requirements),
t and record such instrument in the Harris County Real Property
Records.
{ If Grantor desires to terminate this ess'emesit as 3t
relates{ to Location 'No. 2, Grantor ,-oust (1) ' execute `and
deliver to the City Secretary of the City of Wait University '
Place a written notice of termination specifying that Location
Na. 2 -is being terminated:.":(whish•"cotxtition shall 'be ;`$aemed
satisfied if Grantor files an affidavit iit the''Harris'County
Real Property Records'stating'that-"it trise'Complied•with thio •
notice requirement); and 12) cause''suGs'notice of'terminatios
to be recorded in the Real Property Records of Harris County;
Texas;
provided, however, this reserved right of termination may not be
•exercised after•snch first anniversary. This right'of terminatio .
maybe exercised
Grantor=or jointly by its successors) in title ;
to Lots 10-A and ,l0_B out'of' West Universitx-Park (as presently
• proposed to be replatted by`plat entitled „Replat, West University
' Park, a , r"-.. - , st Univeri'ity :�
Lots 2 A •'3.0 A 10 8 and 11 A Block 26 and YTe
Place, The West"Half of the-.South One;Half of Lot 31,- Black 26, 4
Residential Lots" in°substantialiy' the form as such drawing was -
"
approved by the Zoning"& Planning Mi' .'&ion"of the:telly.of,West .
University Place on April. '• '2991). 'ones this easement has been
( terminated with respect 'to °Location 'Ho. i or Location Ho.':
neither Grantor nor his successors-in title &tall have any further ``
right to terminate or'modify this easement at 'it relates to the
remaining Location without the joinder and consent.-of the City of
West University Place.
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001-60-1548
This conveyance is made subject tO the matters listed on
Bxhibit B, 'which is attached hereto and made a part hereof for all
purposes, but only to the extent the same are in effect at this
• time and only to the extent that they relate to the hereinabove
described property.
TO HAVE AND TO HOLD the above-described easements, together
• with all and singular the rights and appurtenances thereto in
anywise belonging, unto the said city of West University Place, its
successors and assigns forever, subject to the partial termination
provisions hereof. And the said Grantor dose bind himself and his
heirs, personal representatives, successors and assigns, to warrant
and forever defend all and singular the said easements unto the
said City of West University Place, its successors and assigns
forever, against every person whomsoever lawfully claiming or to
claim the same, or any part thereof, subject to the partial
termination provisions hereof.
Taxes for the current year are not assumed by the City of West
University Place and shall remain the liability of the Grantor.
Grantor shall pay said taxes before they become delinquent. ..
W. Michael Bates joins herein solely for the purpose of
agreeing that his lien evidenced by Deed of Trust to Secure
Performance dated May28 1991, to Jonathan A. Peckham, Trustee,
• recorded in the office of the County Clerk of Harris Couny, Texas,
under County Clerk's File No N143l2is hereby reformed so as to
permit this deed, and to subordinate, his lien to the easements
herein described.
•
Park National Bank of Houston joins herein solely for the
purpose of agreeing that its lien evidenced by Deed of Trust and
Security Agreement dated May 28
' 1991, to Thomas H. Weed,
Trustee, recorded in the Office ofthe County Clerk of Harris
County, Texas, under County Clerk's File No. 5154310 , is hereby
reformed so as to permit this deed, and to subordinate its lien to
the easements herein described.
EXECUTED this 15th day of August 1991.
GRANT0R:
SCOTT
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001-60-1549
'f,f:?'gyp LtENHOLDER
I ie ."% PARK NATIONAL HANK OF HOUSTON
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6113T.2k•� N
iftametto T President
LXENHOLDER: , -
Michael Bates
THE STATE OF TEXAS §
S
COUNTY OF HARRIS §
'
This instrument was acknowledged before me on the 9ro day of
I Aa F ikr , 1991, by SCOTT C$ESSER MARKS.
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THE STATE OF TEXAS §
COUNTY OF HAMS i
• -This instrument was acknowledged before me on the /3'u`'day of
Geu , 1991, by 6f�•I 1??2 .,i
v A .4.1- of PARK NATIONAL BANK OP HOUSTON, I' banking association, -
on behalf of said association.
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4.a1Y� 6a NOTA. PUBLIC, STATE F TEXAS :
ff I0 .�y. G= Notary's Name (printed):
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001_00_1550
THE STATE OF TEXAS 5
5
COUNTY OF BARN'S §
This instrument was acknowledged before me on the /. T-' day of
iuf u.rr , 1991, by W. MICHAEL BATES. ,
hik 4(164-1 (7
~P MARUt HAVER)JONES NO ARY PUBLIC STA E F TEXAS
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EXHIBIT "A-1"
TO ACCOMPANY DEED FOR NON-EXCLUSIVE EASEMENT
(SCOTT CHESSER MARKS, GRANTOR)
METES AND BOUNDS DESCRIPTION •".
0.0115 ACRES
ACCESS EASEMENT
A DESCRIPTION OF A 0.0115 ACRE TRACT OPLANDSITUATED IN THE A.C.
REYNOLDS SURVEY, ABSTRACT 61, HARRIS COUNTY, TEXAS, BEING A PORTIONOF LOT 10-A, BLOCK 26, WEST UNIVERSITY PARK, VOLUME 9, PAGE 13,
H.C.M.R., SAID TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND
BOUNDS AS FOLLOWS (WITH BEARINGS BEING BASED ON-THE TEXAS STATE
PLANE COORDINATE SYSTEM):
COMMENCING at the intersection of the west Right-of-Way (R.O.W.)
line of Mercer Street (50 foot wide) 'with the south R.O.W. line of
Duke Street (50 foot wide), and the northeast corner of Block 26 of
in said West University Park subdivision;
THENCE, S 87 . 22'20" W, along the south R.O.W. line of said Duke
Street, a distance of 130.25 feet to a point for corner and a
common corner for Lots 6-A and 7-A;
THENCE, S 02 ' 37'40" B, departing the south R.O.W. line of Duke
Street a distance of 300.00 feet to a found 5/8 inch iron rod for
common corner of Lots 3-A, 4-8, 9-B and 10-A of said subdivision;
• THENCE, S 87 ' 22'20" W, a distance of 98.30 feet to THE POINT OF 0
BEGINNING;
THENCE, S 02 137'40" E, a distance of 25.00 feet to a point;
THENCE, S 67 • 22'20" W, a distance of 20.00 feet to a point;
THENCE, N 02 ' 37'40" W, a distance of 25.00 feet to a point;
THENCE, N 87622'20" E, a distance of 20.00 feet, returning to the
POINT OF BEGINNING hereof and containing 0.0115 acres or 500 square
feet of land.
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001-60-1552
EXHIBIT "A-2"
(Page 1 of 2)
TO ACCOMPANY DEED FOR NON-EXCLUSIVE EASEMENT
(SCOTT CHESSER MARKS, GRANTOR) •
METES AND BOUNDS DESCRIPTION
0.0057 ACRES
ACCESS EASEMENT
A DESCRIPTION OF A 0.0057 ACRE TRACT.OP LAND SITUATED IN THE A.C.
REYNOLDS SURVEY, ABSTRACT 61, HARRIS COUNTY, TEXAS, BEING A PORTION
OF LOT 10-A, BLOCK 26, WEST UNIVERSITY PARK, VOLUME 9, PAGE 13,
H.C.M.R., SAID TRACT BEING MORE PARTICULARLY DESCRIBED BY METES AND
BOUNDS AS FOLLOWS (WITH BEARINGS BEING BASED OH THE TEXAS STATE
PLANE COORDINATE SYSTEM): •
COMMENCING at the intersection of the west Right-of-Way (R.O.W.)
line of Mercer Street (50 foot wide) with the south R.O.W. line of
Duke Street (50 foot wide), and the northeast corner of Block 26 of
in said West University Park subdivision;
THENCE, S 87 ° 22120" W, along the south R.O.W. line of said Duke
Street, a distance of 130.25 feet to a point for corner and a
common corner for Lots 6-A and 7-At
THENCE, 8 02 * 37'40" E, departing the south R.O.W. line of Duke
Street a distance of 300.00 feet to a found 5/6 inch iron rod for
common corner of Lots 3-A, 4-B, 9-B and 10-A of said subdivision;
THENCE, S 87 ° 22'20" W, a distance of 118.30 feet"to a point;
• THENCE, 8 02 • 37'40" E, a distance of 37.50 feet to THE POINT OF
BEGINNING;
THENCE, N 87 • 22'20" E, a distance of 20.00 feet to a.point .
THENCE, S 02' 37140" B, a distance of 12.50 feet to a point on the
south line of lot 10-A and on the north line of Lot 10-B;
THENCE, S 87 • 22'20" W, along said common lot line a distance of
20.00 feet, to a point;
•
THENCE, N 02 '37'40" W, a distance of 12.50 feet RETURNING TO THE
POINT OF BEGINNING and containing 0.0057 acres or 250 square feet
of land.
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OW-60-1553
EXHIBIT "A-2"
(Page 2 of 2)
TO ACCOMPANY DEED FOR NON-EXCLUSIVE EASEMENT
(SCOTT CHESSER MARKS, GRANTOR)
HETES AND BOUNDS DESCRIPTION
' 0.0057 ACRES
ACCESS EASEMENT
A DESCRIPTION OF A 0.0057 ACRE TRACT OF LAND SITUATED-IN THE A.C.
REYNOLDS SURVEY, ABSTRACT 61, HARRIS COUNTY, TEXAS, BEING A PORTION
OF LOT 10-B, BLOCK 26, WEST UNIVERSITY PARK, VOLUME 9, PAGE ;13,
( H.C.M.R., SAID TRACT BEING MORE PARTICULARLY DESCRIBED BY METES UD.
BOUNDS AS FOLLOWS (WITH BEARINGS BEING BASED ON THE TEXAS STATE
PLANE COORDINATE SYSTEM):
• COMMENCING at the intersection of the west Right-of-Way (R.O.W.)
line of Mercer Street (50 foot wide) with the south R.O.W. line of
Duke Street (50 foot wide), and the northeast corner of Block 26 of
in said West University Park subdivision;
THENCE, S 87 ' 22'20" W, along the south R.0 W. ;line of said Duke
Street, a distance of 130.25 feet to a point for'corner and a
common corner for Lots 6-A and 7-A;
THENCE, S 02 • 37140" E, departing the south R.O.W. line'of Duke
• Street a distance of 300.00 feet to a found 5/8 inch iron rod for
common corner of Lots 3-A, 4-B, 9-B and 10-A of said subdivision;
THENCE, S 87 ' 22'20" N, a distance of 118..30 .feet to a point;
THENCE, S 02 • 37'40" E, a distance of 50.00 feet to THE POINT OF , -
BEGINNING;
THENCE, N 87 ' 22'20" E, a distance of 20.00 feat to..a.point;
THENCE, S 02 ' 37'40" E, a distance of 12.50 feet to a point;
THENCE, S 87 ' 22120" W, a `distance of 20.00 feet to a point;
THENCE, N 02' 37'40" W, a distance of 12.50 feet, returning to the
POINT OF BEGINNING hereof and containing 0.0057 acres or 250 square
feet of land.
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001-60-1554
EXHIBIT tUBU
TO ACCOMPANY DEED FOR NON-EXCLUSIVE EASEMENT
(SCOTT CHESSER MARES, GRANTOR)
1 Subject to the zoning ordinances now in force in the City of
I West University Place, Texas
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HOLD FOR 03102/2004 RF'3 $2f v25
CHARTER TITLE COMPANY Order No. 1042000131
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NOTICE OF CONFIDENTIALITY RIGHTS: IICKR = •` "SON, 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.
WARRANTY DEED WITH VENDOR'S LIEN
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(Vendor's Lien Reserved and Assigned to Third Party Lender)
THE STATE OF TEXAS §
§ KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF HARRIS §
THAT THE UNDERSIGNED, Jack D. Ballard and Ann E. Ballard, hereinafter referred to as
"Grantor,"whether one or more, for and in consideration of the sum of TEN DOLLARS ($10.00).cash, and
other good and valuable consideration in hand paid by the Grantee, herein named, the receipt and
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sufficiency of which are hereby fully acknowledged, and the further consideration of the execution and
delivery by the Grantee of that one certain promissory note of even date herewith in the principal sum of
Four Hundred Seventeen Thousand and 00/100 Dollars($417,000.00), payable to the order of Bank of
America, as therein specified, providing for acceleration of maturity and for attorney's fees, the payment of
which note is secured by the vendor's lien herein retained, and is additionally secured by a deed of trust of
even date herewith to PRLAP, INC., TRUSTEE, has GRANTED, SOLD and CONVEYED, and by these
presents does hereby GRANT, SELL and CONVEY unto Matthew W. Doan, herein referred to as ( '
"Grantee,"whether one or more, the real property as follows:
Lot 10-B, in Block 26 of REPLAT OF WEST UNIVERSITY PARK, a subdivision in Harris 4)
County, Texas, according to the map or plat thereof recorded under Film Code No.
350062 of the Map Records of Harris County, Texas.
This conveyance, however, is made and accepted subject to any and all validly existing
encumbrances, conditions and restrictions, relating to the hereinabove described property as now
reflected by the records of the County Clerk of HARRIS County, Texas.
TO HAVE AND TO HOLD the above described property, together with all the rights and
appurtenances lawfully accompanying it, by the Grantee, Grantee's heirs, executors, administrators,
successors and/or assigns forever; and Grantor does hereby bind Grantor, Grantor's heirs, executors,
administrators, successors and/or assigns to WARRANT AND FOREVER DEFEND all the said premises
unto the said Grantee, Grantee's heirs, executors, administrators, successors and/or assigns, against
every person whomsoever claiming or to claim the same or any part thereof.
But it is expressly agreed that the Vendor's Lien, as well as Superior Title in and to the above
described premises, is retained against the above described property, premises and improvements until
the above described note and all interest thereon are fully paid according to the face, tenor, effect and
reading thereof, when this Deed shall become absolute. Bank of America, ("Lender"), at the instance and
request of the Grantee herein, having advanced and paid in cash to the Grantor herein that portion of the
purchase price of the herein described property as is evidenced by the hereinabove described Note, the
Vendor's Lien, together with the Superior Title to said property, is retained herein for the benefit of said
Lender and the same are hereby TRANSFERRED AND ASSIGNED to said Lender, its successors and
assigns.
Current ad valorem taxes on said property having been prorated, the payment thereof is assumed
by Grantee.
EXECUTED this date: #cam 47 2 '079
Warranty Deed—Vendor's Lien Page 1 of 2 Rev.04/05
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ACKNOWLEDGMENT
STATE OF TEXAS
COUNTY OF HARRIS
This instrument was acknowledged before me on .2 ') 7
Ann E. Ballard. • 2-00 1 by Jack D. Ballard and
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ate of: Texas
County of: Harris
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HARRIS COUNTY TEXAS
TEXAS RESIDENTIAL OWNER POLICY OF TITLE INSURANCE ONE-TO-FOUR FAMILY(T-1R)
Issued by Lawyers Title Insurance Corporation POLICY NO.
irk. Lawyers Title Lawyers Title Insurance Corporation
0-1042000131
Attention: Claims Department
P.O. Box 45023
. INSURANCE CORPORATION Jacksonville,FL 32232-5023
OWNER'S COVERAGE STATEMENT
This Policy insures your title to the land described in Schedule A— if that land is a one-to-four family residential property or condominium
unit.
Your insurance,as described in this Coverage Statement, is effective on the Policy Date shown in Schedule A.
This document is title insurance. It is not an opinion or report of your title.It is a contract of indemnity,meaning a promise to pay you or take
other action if you have a loss resulting from a covered title risk.
Your insurance under this contract is limited by the following:
• Exclusions on page 2.
• Exceptions in Schedule B,page 4.
• Conditions on pages 2 and 5.
We insure you against actual loss resulting from:
• Any title risks covered by this Policy—up to the Policy Amount,and
• Any costs, attorneys' fees and expenses we have to pay under this Policy. We must approve the attorney before the attorney begins
to work.You have the right to disapprove our choice of attorney for reasonable cause.
OUR DUTY TO DEFEND AGAINST COURT CASES
We will defend your title in the part or parts of a court case involving a Title Risk covered by this Policy. We will pay the costs,
attorneys' fees, and expenses that we incur in that defense. We will not pay for the parts of a case not involving a covered title risk.
You may disapprove our choice of attorney for reasonable cause.
We can end this duty to defend your title by exercising any of our options listed in Item 4 of the Conditions, see page 5.
This Policy is not complete without Schedules A and B.
LAWYERS TITLE INSURANCE CORPORATION
Attest: ,�`Nsurtn✓�F By
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(1g1141• SEAL 33= .�.f-
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Secretary President
Texas Owner Policy T-1R(Rev. 05/01/08) Page 1
Form 1186-16Z ORIGINAL Valid only if Schedules A and B are attached
TABLE OF CONTENTS d. that first affect your title after the Policy Date-this does not
limit the labor and material lien coverage in Item 6 of the
OWNER'S COVERAGE STATEMENT 1 Covered Title Risks.
' COVERED TITLE RISKS 2 4. We do not cover the effect of failure to pay value for your title.
OUR DUTY TO DEFEND AGAINST COURT CASES 1 5. We do not cover lack of a right:
SCHEDULE A 3 a. to any land outside the area specifically described and referred
POLICY NUMBER, DATE AND AMOUNT 3 to in Item 3 of Schedule A.
1. Name of Insured b. in streets,alleys,or waterways that touch your land.
2. Interest in Land Covered This exclusion does not limit the access coverage in the Covered
3. Description of the Land Title Risks.
SCHEDULE B-EXCEPTIONS 4 6. We do not cover any claim based upon allegations that your
EXCLUSIONS 2 purchase of title(or acquisition of title by gift or otherwise):
CONDITIONS 2 and 5 a. was a fraudulent conveyance,fraudulent transfer,voidable
1. Definitions 1 distribution,or voidable dividend;
2. Continuation of Coverage 2 b. should be subordinated or recharacterized as a result of
3. Your Duties If You Make a Claim 5 equitable subordination;
4. Our Choices When You Notify Us of a Claim 5 c. was a preferential transfer unless
5. Handling a Claim or Court Case 5 (1) the company or its issuing agent failed to timely file for
6. Limitation of Our Liability 5 record the deed to you after delivery or
7. Transfer of Your Rights 5 (2) the recordation of the deed to you is not legal record
8. Arbitration 5 notice.
9. Entire Contract Provision 5 (We do cover the two types of claims described in c. (1)and c.
(2)above.)
COVERED TITLE RISKS 7. We do not cover the refusal of any person to buy, lease or lend
This Policy covers the following title risks subject to the Exceptions money on your land because of unmarketability of the title.
(Schedule B, p.4)and Exclusions (p. 2), if they affect your title to the land 8. We do not cover claims concerning the physical condition of your
on the Policy Date. We do not promise that there are no covered risks. land or of the access to your land.
We do insure you if there are covered title risks.
CONDITIONS
I. Someone else owns an interest in your title. 1. DEFINITIONS.
2. A document is invalid because of improper signature, a. Actual Loss. This is the difference between the value of your land
acknowledgment, delivery,or recording. without the covered title risk and the value of your land with the
3. A document is invalid because of forgery, fraud, duress, covered title risk.These values are the respective values at the time
incompetency, incapacity or impersonation. you must furnish proof of your loss.
4. Restrictive covenants apply to your title. b. Document.A deed or other conveyance of title to you or a prior
5. There is a lien on your title because of: owner.
• a mortgage or deed of trust, c. Easement.A portion of your land someone else has the right to use
• a judgment,tax,or special assessment,or for a special purpose.
• a charge by a homeowner's or condominium association d. Government Regulation.Any federal,state,or local law,
6. There are liens on your title for labor and material which have their constitutional provision,regulation,ordinance,or guideline.
inception before the policy date. However,we will not cover liens for e. Land.The land or condominium unit described in Schedule A and
labor and material that you agreed to pay for. any improvements on the land that are real property.
7. Others have rights in your title arising out of leases,contracts or f. Knowledge or known.Actual knowledge, not constructive
options. knowledge or notice that may be imputed to an insured by the public
8. Someone else has an easement on your land. records.
9. You do not have good and indefeasible title. g. Mortgage.A type of lien on the land such as a deed of trust or other
10. There are other defects in your title. security instrument.
11. There are other liens or encumbrances on your title. h. Public Records.Those records required by Texas law and
maintained by public officials in the county where the property is
This Policy also covers the following title risk: located that give legal notice of matters affecting your title.
You do not have any legal right of access to and from the land. i. Title.The ownership interest in the land,as shown in Schedule A.
j. We, us or our.The title insurance company.This is Lawyers Title
EXCLUSIONS Insurance Corporation.
In addition to the Exceptions in Schedule B,we do not insure you against k. You,your.The insured.
loss,costs,attorney's fees,and expenses resulting from these
Exclusions: 2. CONTINUATION OF COVERAGE.
1. We do not cover loss caused by the exercise of governmental police We insure you as long as you:
power or the enforcement or violation of any law or government regulation. a. own your Title,
This includes building and zoning ordinances and laws and regulations b. own a mortgage from anyone who buys your Title, or
concerning: c. are liable for any Title warranties you make.
(a) Land use We insure anyone who receives your title because of your death.
b. Improvements on the land We do not insure your transferee or assignee.
c. Land division
d. Environmental protection 3. YOUR DUTIES IF YOU MAKE A CLAIM.
This exclusion does not apply to notices of violations or notices of You must follow this process to make a claim:
enforcement that appear in the public records at Policy Date. However, a. You Must Give Us Notice Of Your Claim.
there may be an Exception in Schedule B. If anyone claims a right against your insured title,you must
2. We do not cover the right to take the land by condemning it,unless: notify us promptly.
a. a notice of exercise of the right appears in the public records on Send the notice to:Lawyers Title Insurance Corporation,
the Policy Date,or National Claims Administration, P.O. Box 45023,Jacksonville,
b. the taking happened before the Policy Date and is binding on FL 32232-5023,or call 1-800-654-7041 and ask for a claims
you if you bought the land without knowing of the taking. attorney. If you initially notify us by phone,we recommend that
3. We do not cover title risks: you also notify us in writing. Please include the Policy number
a. that are created,allowed, or agreed to by you, shown in Schedule A,and the county where the land is.
b. that are known to you,but not to us on the Policy Date unless Our obligation to you is reduced or ended if:
they appeared in the public records, (1) you fail to give prompt notice, and
c. that result in no loss to you, or (2) your failure affects our ability to dispose of or to defend
you against the claim.
Our obligation is reduced only to the extent that your failure affects our ability
to dispose of or to defend you against the claim.
Texas Owner Policy T-1R(Rev.05/01/08) Page 2
Form 1186-16Z ORIGINAL Valid only if Schedules A and B are attached
IMPORTANT NOTICE AVISO IMPORTANTE
To obtain information or make a complaint: Para obtener informacion o para someter una
queja:
You may call Lawyers Title Insurance Corporation's Usted puede Ilamar al numero de telefono gratis de
toll-free telephone number for information or to Lawyers Title Insurance Corporation's para
make a complaint at: informacion o para someter una queja al:
1-800-654-7041 1-800-654-7041
You may also write to Lawyers Title Insurance Usted tambien puede escribir a Lawyers Title
Corporation at: Insurance Corporation:
Attention: Claims Department Attention: Claims Department
P.O. Box 45023 P.O. Box 45023
Jacksonville, FL 32232-5023 Jacksonville, FL 32232-5023
You may contact the Texas Department of Puede corn unicarse con el Departamento de
Insurance to obtain information on companies, Seguros de Texas para obtener informacion acerca
coverages, rights or complaints at: de companias, coberturas, derechos o quejas al:
1-800-252-3439 1-800-252-3439
You may write to the Texas Department of Puede escribir al Departmento de Seguros de
Insurance: Texas:
P. O. Box 149104 P. O. Box 149104
Austin, TX 78714-9104 Austin, TX 78714-9104
Fax: (512) 475-1771 Fax: (512) 475-1771
Web: http://www.tdi.state.tx.us Web: http://www.tdi.state.tx.us
E-mail: ConsumerProtection@tdi.state.tx.us E-mail: ConsumerProtection@tdi.state.tx.us
PREMIIUM OR CLAIM DISPUTES: DISPUTAS SOBRE PRIMAS 0 RECLAMOS:
Should you have a dispute concerning your Si tiene una disputa concerniente a su prima o a un
premium or about a claim you should contact the reclamo, debe corn unicarse con la compania
company first. If the dispute is not resolved, you primero. Si no se resuelve la disputa, puede
may contact the Texas Department of Insurance. entonces corn unicarse con el departamento (TDI).
ATTACH THIS NOTICE TO YOUR POLICY: UNA ESTE AVISO A SU POLIZA:
This notice is for information only and does not Este aviso es solo para proposito de informacion y
become a part or condition of the attached no se convierte en parte o condicion del documento
document. adjunto.
Texas Owner Policy T-1R Rev. 05/01/08 i)
Form 1190-164Z OR INAL Valid only if Schedules A and B are attached
OWNER'S INFORMATION SHEET
Su Poliza de Seguro de Titulo es un contrato legal entre
Your Title Insurance Policy is a legal contract between you usted y Lawyers Title Insurance Corporation.Esta poliza no
and Lawyers Title Insurance Corporation. This policy is not es una opinion o reporte en relaciOn a su titulo de propiedad.
Es un contrato de indemni
an opinion or report of your title. It is a contract of ficacion,esto es, la promesa de
indemnity, meaning a promise to pay you or to take other reembolsarle o de tomar cualquier otro tipo de accion si
action if you have a loss resulting from a covered title risk. usted sufre una perdida como resultado de cualquier riesgo
cubierto por la poliza.Esta forma de poliza ha sido designada
It applies only to an improved one-to-four family residential para ser utilizada exclusivamente en los casos de propiedades
property or condominium unit. If your land is not either of en las cuales hay construidas viviendas para no más de cuatro
these,contact us immediately. familias o en los casos de unidades en condominios. Si su
propiedad no es ninguna de las anteriores,por favor,
notifiquenos inmediatamente.
We insure you against certain risks to your land title. We list these risks on page 2. The following limit your coverage:
• Exclusions on page 2.
• Exceptions on Schedule B.
• Conditions on pages 2 and 5.
You should keep the policy even if you transfer the title to your land. If you want to make a claim, see Section 3 under
Conditions on pages 2 and 5.
You do not owe any more premiums for the Policy.
This sheet is not your insurance Policy. It is only a brief outline of some of the important Policy features. The Policy
explains in detail your rights and obligations and our rights and obligations. The Policy— and not this sheet— is the legal
document.
YOU SHOULD READ THE POLICY VERY CAREFULLY.
THE TOLL-FREE NUMBER OF LAWYERS TITLE INSURANCE CORPORATION IS 1-800-654-7041. YOU MAY CALL
THIS NUMBER TO DISCUSS THIS POLICY OR TO MAKE A COMPLAINT. YOU MAY WRITE TO LAWYERS TITLE
INSURANCE CORPORATION AT THE ADDRESS IN SECTION 3 UNDER CONDITIONS ON PAGE 2.
Texas Owner Policy T-1R(Rev.05/01/08) (ii
Form 1186-16Z ORIGINAL Valid only if Schedules A and B are attached
TEXAS RESIDENTIAL OWNER POLICY OF TITLE INSURANCE
ONE-TO-FOUR FAMILY RESIDENCES
SCHEDULE A
G.F. No. 1042000131
Policy Number: 0-1042000131 Issued with Policy No. L-1042000131
Policy Date: March 2, 2009
Policy Amount: $1,050,000.00
Premium: $5,869.00
1. Name of insured: Matthew W. Doan
2. We insure your interest in the land covered by this Policy is:
Fee Simple
3. Legal Description of land:
Lot 10-B, in Block 26 of REPLAT OF WEST UNIVERSITY PARK, a subdivision in
Harris County, Texas, according to the map or plat thereof recorded under Film
Code No. 350062 of the Map Records of Harris County, Texas.
Lawyers Title Insurance Corporation
Form T-1R OTP(Order#1042000131) Page 1 Policy No.0-1042000131
SCHEDULE B
EXCEPTIONS
We do not cover loss, costs, attorneys' fees and expenses resulting from:
1. The following restrictive covenants of record itemized below (We must either insert specific
recording data or delete this exception):
Restrictive Covenants recorded under Film Code No. 350062 of the Map Records
of Harris County,Texas, but omitting any covenant or restriction based on race,
color, religion, sex, handicap, familial status, or national origin.
2. Any discrepancies, conflicts, or shortages in area or boundary lines, or any encroachments or
protrusions, or any overlapping of improvements.
3. Homestead or community property or survivorship rights, if any, of any spouse of any insured.
4. Any titles or rights asserted by anyone, including, but not limited to, persons, the public,
corporations, governments or other entities,
a. to tidelands, or lands comprising the shores or beds of navigable or perennial rivers and
streams, lakes, bays, gulfs or oceans, or
b. to lands beyond the line of harbor or bulkhead lines as established or changed by any
government, or
c. to filled-in lands, or artificial islands, or
d. to statutory water rights, including riparian rights, or
e. to the area extending from the line of mean low tide to the line of vegetation, or the rights of
access to that area or easement along and across that area.
5. Standby fees, taxes and assessments by any taxing authority for the year 2009, and subsequent
years; and subsequent taxes and assessments by any taxing authority for prior years due to
change in land usage or ownership, but not those taxes or assessments for prior years because
of an exemption granted to a previous owner of the property under Section 11.13, Texas Tax
Code, or because of improvements not assessed for a previous tax year.
6. The following matters and all terms of the documents creating or offering evidence of the matters
(We must insert matters or delete this exception.):
a. Deed of Trust executed by Matthew W. Doan and Alexandra S. Doan to PRLAP,
Inc., Trustee, dated February 27, 2009,filed March 2, 2009, recorded in/under
Clerk's File No. 20090085024 of the Real Property Records of Harris County,
Texas, securing Bank of America, N.A. in the payment of one note in the principal
sum of Four Hundred Seventeen Thousand and 00/100 ($417,000.00), due and
payable and bearing interest as therein provided; said Note being additionally
secured by a Vendor's Lien retained in Deed, executed by Jack D. Ballard and Ann
E. Ballard to Matthew W. Doan, dated February 27, 2009, filed March 2, 2009,
recorded in/under Clerk's File No. 20090085022 of the Real Property Records of
Harris County, Texas, and all the terms, conditions and stipulations contained
therein, including, but not limited to, any additional indebtedness, if any,secured ,\
by said instrument.
Lawyers Title Insurance Corporation
Form T-1R OTP(Order#1042000131) Page 2 Policy No.0-1042000131
•
b. Rights of parties in possession.
c. Utility easement 5 feet in width along the rear property line, together with an
unobstructed aerial easement adjoining thereto 10 feet wide from a plane 16 feet
above the ground upward, as shown on the plat recorded under Film Code No.
350062 of the Map Records of Harris County, Texas.
d. Utility easement 7 feet in width along the front property line, as shown on the plat
recorded under Film Code No. 350062 of the Map Records of Harris County,
Texas.
e. Access easement 12.5 feet by 20 feet, located in the northwest corner, as shown
on the plat recorded under Film Code No. 350062 of the Map Records of Harris
County,Texas.
f. Any and all unrecorded easements claimed, asserted or used by or through the
City of West University Place, or any utility company by agreement with or
permission of the City of West University Place.
g. Building set back line 25 feet in width along the front property line, as shown on
the plat recorded under Film Code No. 350062 of the Map Records of Harris
County,Texas.
h. Subject to the zoning ordinances now in force for the City of West University
Place,Texas.
i. Concrete driveway and walk into easement as shown on survey by Steven P.
Brister, R.P.L.S. #4448, dated May 5, 1999.
Charter Title Company
By y Lit_ a t c�i-
Authorized Countersignature
Lawyers Title Insurance Corporation
Form T-1R OTP(GF#1042000131) Page 3
CONDITIONS-Continued
We must repay you only for those settlement costs, attorneys'fees
b. You Must Give Us Proof of Your Loss if We Request It. and expenses that we approve in advance.
You must send to us,if we request,your signed proof of When we defend or sue to clear your title,we have a right to choose
loss within 91 days of our request on a standard form the attorney.You have the right to disapprove our choice of attorney
supplied by us.Within 15 days after we receive your notice for reasonable cause.We can appeal any decision to the highest
of claim,we must request a signed proof of loss. If not,we court.We do not have to pay your claim until your case is finally
waive our right to require a proof of loss.This waiver will not decided.We do not agree that the matter is a covered title risk by
waive our other rights under the policy.The statement must defending.
have the following information to the best of your
knowledge: 6. LIMITATIONS OF OUR LIABILITY.
(1) the Covered Title Risks which resulted in your loss, Our liability is limited by the following:
(2) the dollar amount of your loss, and a. We will pay up to your actual loss or the Policy Amount in
(3) the method you used to compute the amount of your force when the claim is made—whichever is less.
loss. b. If we remove the claim against your title with reasonable
c. You Must Provide Papers We Request. diligence or take other action under this policy after
We may require you to show us your records, checks, receiving notice of it,we will have no further liability for it.
letters,contracts,and other papers that relate to your claim c. All payments we make under this policy—except for costs,
of loss.We may make copies of these papers. attorneys'fees and expenses—will be subtracted from your
If you tell us this information is confidential,we will not Policy Amount.
disclose it to anyone else unless we reasonably believe the d. If the Covered Title Risk is an easement,we may pay an
disclosure is necessary to administer the claim. insured mortgage holder instead of paying you when a
d. You Must Answer Questions Under Oath. written agreement between you and the mortgage holder
We may require you to answer questions under oath. allows. If the claim involves another Covered Title Risk,we
e. Effect of Failure to Cooperate. may pay the mortgage holder instead of paying you.The
Our obligation to you reduces or ends if you fail or refuse to: amount paid to the mortgage holder is considered a
(1) (a) provide a statement of loss, payment to you under your policy and will be subtracted
(b) answer our questions under oath,or from your policy amount.
(c) show us the papers we request,and e. If you do anything to affect any right of recovery or defense
(2) your failure or refusal affects our ability to dispose of or you may have,we can subtract from our liability the amount
to defend you against the claim. by which you reduced the value of that right or defense. But
we must add back to our liability any amount by which our
4 OUR CHOICES WHEN YOU NOTIFY US OF A CLAIM. expenses are reduced as a result of your action.
a. After we receive your claim notice or in any other way learn
of a matter for which we are liable,we can do one or more 7. TRANSFER OF YOUR RIGHTS.
of the following: When we settle a claim,we have all the rights you had against any
(1) Pay the claim against your title. person or property related to the claim.You must transfer these rights
(2) Negotiate a settlement. to us when we ask,and you must not do anything to affect these
(3) Prosecute or defend a court case related to the claim. rights.You must let us use your name in enforcing these rights.
(4) Pay you the amount required by this Policy. We will not be liable to you if we do not pursue these rights or if we do
(5) Take other action under Section 4b. not recover any amount that might be recoverable.
(6) Cancel this policy by paying the Policy Amount,then in With the money we recover from enforcing these rights,we will pay
force,and only those costs,attorneys'fees and whatever part of your loss we have not paid.We have a right to keep
expenses incurred up to that time that we are obligated what is left.
to pay.
We can choose which of these to do. 8. ARBITRATION
b. If you report to us that a covered title risk exists,we will If it is permitted under Texas or federal law,you and we may agree to
promptly investigate to determine if that covered title risk is arbitration when you file a claim.
valid and not barred by law or statute.A covered title risk is The arbitration may decide any matter in dispute between you and us.
a title risk that this Policy does not exclude or except. Arbitration is one means of alternative dispute resolution. It may
If we conclude that your claim, or any part of your claim, is covered by lessen the time and cost of claims settlement.You may wish to
the policy,we will take one or more of the following actions to the consider another form of mediation or use the court system. If you
extent that it is covered: choose arbitration,you may give up some discovery rights and your
(1) Institute all necessary legal proceedings to clear the right to sue.
title to the property; The arbitration award may:
(2) Indemnify you pursuant to the terms of the policy; a. include attorneys'fees if allowed by state law,and/or
(3) Issue a new title policy without making exception to the b. be entered as a judgment in the proper court.
covered title risk.If another insurer issues the new title The arbitration shall be under the Title Insurance Arbitration Rules of
policy to your purchaser, lender or other transferee the American Arbitration Association.You may choose current Rules
without making exception to the covered title risk,we or Rules in existence on Policy Date.
will indemnify the other insurer. The Law used in the arbitration is the law of the place where the
(4) Secure a release of the covered title risk. property is located.
c. If we deny your claim,or any part of your claim, not more You can get a copy of the Rules from us.
than 15 days after we deny the claim,we will:
(1) notify you in writing, and 9. ENTIRE CONTRACT PROVISION.
(2) give you the reasons for denial of your claim in writing. This policy and any endorsements we attach are the entire contract
between you and us.
5. HANDLING A CLAIM OR COURT CASE. Any claim you make against us must be under this Policy and is
You must cooperate with us in handling any claim or court case and subject to its terms.
give us all relevant information.
Texas Owner Policy T-1R(Rev.05/01/08) Page 5
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NOTES :
1.) SURVEY DONE WITHOUT THE BENEFIT OF TITLE REPORT.
2.) SUBJECT TO ANY AND ALL EASEMENTS AND RESTRICTIONS OF RECORDS. .
3J TWO 'o1c..>RY BRta _ t 1^1ar.As.A.m ors uCJ't" Wrn4I,l THE l0 K CO.'Q.E •
THE SURVEYOR HAS NOT ABSTRACTED THE SUBJECT PROPERTY.
LOT: BLOCK: SUBDIVISION: SECTION:
RE=PEAT Otr
10-B 2.G WEST UNIVERSITY PARK -
COUNTY: STATE: RECORDATION: SURVEY: - SCALE: 1"=20'
HARRIS TEXAS FILM CODE NO. 350062 H.C.M.R. FIELD WORK: 05-04-99/PD FINAL CHECK: 05-05-99/SB
PURCHASER: 'JACK BALL A1at b p.µv DRAFTING05-05-99 AA KEY MAP: 532 F
AHL PI e• NSA]-1-A.RT7 : /
ADDRESS: 6429 VIRGINIA COURT, MOL SITO " TEXAS
UfY ' OF ` 0; •SUBJECTPROPERTY IS NOT LOCATED IN
p�°Y`' P�/�G 1Se T F•ti� , A Peoer+K MsuRANCe ADMINISTRATION DESIGNATED FLOC()
o / { t .. Rct,•'.+1, ruz�no�nrA LONE X'
[ ' As PER MAP 480318
ATION
o� .�—• �' 1 PANEL 0000 J DATED NOV. 06. 1996
4 STEVEN P. BRISTER
�dj
N—.7.-----r,4448 •THIS INFORMATION IS BASED ON GRAPHIC
47I•C `� 1�F� \O. . (Q/ PLOTTING ONLY WE DO NOT UME
RESPONSIBILRY FOR EXACT DETERMINATION.
NATION.
ALLT EX , -U r MORT.CO. PETRIE MORTGAGE
♦
REALTY SERVICES i � `?kms TITLE CO.
REAL ESTATE SURVEY DIVISION
9525 KATY FREEWAY, SUITE 420 G.F.NO. -
HOUSTON, TEXAS, 77024 I DO NERERY CERIFY TO PARTNER'S NILE CO.THAT THIS SURVEY WAS TNS
TEL : (713) 460-7707 DAY MADE ON THE GROUND OF THE PROPERTY LEGALLY DESCRIED HEREON JOB NO. 99 - 16793
FAX (713) 460-0015 AND IS CORRECT AND THERE ARE NO E ACHMENTS EXCEPT AS St URE
REV.DATE 5-.-3-'-')S/ri`-'' -
ADDRESS 6430 MERCER .STREET
HOUSTON, TEXAS ''77005
ORDERED BY: MATT'DOAN
LOT 3--B, BLOCK 26 ; J '7'
WEST UNIVERSITY PARK
ACCORDING TO THE MAP OR PLAT THEREOF RECORDED o
IN VOLUME 9, PAGE 13 OF THE MAP:RECORDS
OF HARRIS COUNTY, TEXAS ,
l 1
I-IRON
PIPE FOUND
(C.M.)
DUKE STREET 50.00'
(PLATTED AS
RA NE STREET) (D.C.L.)
450,10` -
1.07 ` 0—Q 26 0 1/2"
� IRON PIPE
FOUND
n OT noA CAPPED
FENCE POST Lam. Q , 6
IRON ROD 9....
FOUND AlOVERHEAD 0.6' FOUND O
N 22
5015w W I POWER LINES (C.M.)
0.5' N 8r22'00"E 130.25'
o
'U 68T EASEMENT� ��r.13 BRICK m
VOL. 755, PG. 69 HCDR) WALL LO g o
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FOUND
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NOTE• MAY BE SUBJECT TO DEED RESTRICTIONS AND/OR
•.1 A ^"�.'^t X,',i / w 4 25.4 ,q7 1,,, ADDITIONAL GOVERNMENTAL BUILDING REQUIREMENTS
.d 4'I '�`,� rM Y+."
���i w ♦k J!,W, NOTE: THIS SURVEY'WAS PREPARED WITHOUT A TITLE COMMITMENT.
�5 "Y, ,.' 404.„' .','.t�1 w,q " ." ..OTHER EASEMENTS AND/OR BUILDING LINES MAY AFFECT THIS TRACT. J
I HEREBY CERTIFY THAT THIS SURVEY WAS MADE ,./^S.,�_.
THIS PROPERTY DOES NOT LIE WITHIN THE ON THE GROUND, THAT THIS PLAT CORRECTLY
100 YEAR FLOOD PLAIN AS PER FIRM REPRESENTS THE FACTS FOUND AT THE /,,./.,s ...••.F..•,`�►\�.�
PANEL NO. 48201C 0860 L TIME OF SURVEY AND THAT THERE ARE NO P
MAP REVISION: 06/18/07 ENCROACHMENTS APPARENT ON THE GROUND, /i.,,. G�$T f 1
ZONE X EXCEPT AS SHOWN HEREON. THIS SURVEY IS % 1 Q, I-
BASED ONLY ON VISUAL EXAMINATION OF MAPS. CERTIFIED FOR THIS TRANSACTION ONLY. ..v
INACCURACIES OF FEMA MAPS PREVENT EXACT ,
DETERMINATION WITHOUT DETAILED FIELD STUDY 4 J•MES .14 •LKOVIAK
A SUBSURFACE INVESTIGATION `1 •:0� 5971 1-:7
WAS BEYOND THE SCOPE OF THIS SURVEY JAMES P. WALKOIRAK '
PROFESSIONAL LAND SURVEYOR ,1 40 f S$ •
NO. 5971 Q0...•••••••••'Cc,
JOB NO. 15-02016 / "' SUR ,,
D.C.L. = DIRECTIONAL CONTROL LINE MARCH 16. 2015
RECORD BEARING: FILM CODE NO. 350062 DRAWN BY: JB
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1-800-LANDSURVEY
SU
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J ��� 281-496-1586 FAX 281-496-1867precislonsurveyors.com
210-829-4941 FAX 210-829-1555
950 THREADNEEDLE STREET SUITE 150 HOUSTON, TEXAS 77079 1777 NE LOOP 410 SUITE 600 SAN ANTONIO, TEXAS 78217
FIRM NO. 10063700 ,a.,o„.
The City of West University Place
l 1\eit; ibor hootJ 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 via teleconference in the Municipal Building, 3800 University Boulevard, City of West
University Place, Texas 77005, during a meeting set to begin at 5:30 p.m. on May 28,2020.The hearing
may be recessed and continued to a ZBA meeting set to begin at 5:30 p.m.on June 25,2020.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: 6429 Virginia Ct. & 6430 Mercer St.,Houston,TX 77005
Legal Description: Lot 3b &Lot 10b Block 26,West University Place
Docket Number: 2020-0002
Applicant: Alexandra and Matthew Doan
Action Requested: Request a special exception to 1) allow a front facing garage
to be at the front building line, and 2) allow more than 600
square feet of non-garage space. Both exceptions are to
Section 7-101 Table 7-4a as authorized by note 1.
Request a special exception to 1)allow a driveway which does
not connect to garage space.This exception is to Section 7-101
Table 7-5a note 6.
Additional Details: The applicant is proposing to construct an accessory structure on the adjoining
property to the east. The special exceptions are to place the garage at the 30' front building line instead of
setback an additional 10' from the front building line per the zoning ordinance. The structure will contain
approximately 1680 sq. /ft. of non-garage space which exceeds the maximum of 600 sq. /ft. and 1000 sq.
/ft.of garage area.The existing garage will be demolished but the applicants are requesting that the existing
driveway be retained.
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 Chief Building Official at 713-662-5830 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: Clay Chew,for the ZBA posted and mailed on or before May 11,2020.
cchew@westutx.gov 713-662-5830
TOP
WORK
PLACES
3800 University Boulevard I West University Place, TX 77005 ( www.westutx.gov
DOAN MATTHEW W HILLIARD SCOTT C& KARRIE A MOSKOSKY JAMES P
6429 VIRGINIA CT 6421 MERCER ST MOSKOSKY CAROLINA G
HOUSTON TX 77005 HOUSTON TX 77005-3733 6425 MERCER ST
HOUSTON TX 77005-3733
MAZZIOTTI MARK LETSOU GEORGE V&CARTER JANE E SHOEBOTHAM JONATHAN B &
6431 MERCER ST 6433 MERCER ST KATHERINE M
HOUSTON TX 77005-3733 HOUSTON TX 77005-3733 6437 MERCER ST
HOUSTON TX 77005-3733
GOODWIN CHRISTINA A&WILLIAM H NANNA JEFFREY&AMY E CURRENT OWNER
6441 MERCER ST 6445 MERCER ST 6505 MERCER ST
HOUSTON TX 77005-3733 HOUSTON TX 77005-3733 HOUSTON TX 77005-3735
PHILLIPS PAULA BERKMAN ERIC F &ABIGAIL LEPPARD STEVEN A&MICHELLE C
PO BOX 270928 6436 SEWANEE AVE 6426 SEWANEE AVE
(C/O 6440 SEWANEE AVE) HOUSTON TX 77005 HOUSTON TX 77005
HOUSTON TX 77277-0928
PAPETTI CHRISTIAN RYAN & KATRINA DAHAN CHRISTOPHER& EMILIE WILEY PHILLIPA R
KLEIN 6420 SEWANEE AVE 6416 SEWANEE AVE
6422 SEWANEE AVE HOUSTON TX 77005-3760 HOUSTON TX 77005-3760
HOUSTON TX 77005-3760
ATLAS SHERRI CURRENT OWNER MOLONY DONALD A&MYA SCHIESS
6402 MERCER ST 6406 MERCER ST 6410 MERCER ST
HOUSTON TX 77005-3734 HOUSTON TX 77005-3734 HOUSTON TX 77005-3734
SOLBERG GEIR & RASHMA GOODWIN BRANDON &PAIGE S FORD BRENT J &JOY L
6414 MERCER ST 6418 MERCER ST 6422 MERCER ST
HOUSTON TX 77005-3734 HOUSTON TX 77005-3734 HOUSTON TX 77005-3734
RIBEIRO ROBERTO P & ASHCROFT ANDREW CHOYCE KENNETH T&MARY C
SILVA AMANDA K 6434 MERCER ST 6438 MERCER ST
6424 MERCER ST HOUSTON TX 77005-3734 HOUSTON TX 77005-3734
HOUSTON TX 77005-3734
COX CHRISTOPHER & KERRY H MALIK BANISIRI, BASUDEB, OWNBY BARBARA
6444 MERCER ST KRIISHNADEB,JOYDEEP 6632 MERCER ST
HOUSTON TX 77005-3734 6502 MERCER ST (C/O 3615 PITTSBURG)
HOUSTON TX 77005-3736 HOUSTON TX 77005-3738
PLATT HARDIN INC LAYNE STEPHANIE N & ELIOT R WANNEMACHER JESSICA P
PO BOX 271473 3612 PITTSBURG BREITBEIL KENNETH R
(C/O 3619 PITTSBURG) HOUSTON TX 77005-3746 3626 PITTSBURG ST
HOUSTON TX 77277-1473 HOUSTON TX 77005-3746
Page 34
ROSAS ALEJANDRO L& LYNN BOYLE KEVIN S SR & ELIZABETH ARNOLD ALAN C& MIRIAM C
6433 VIRGINIA CT 6425 VIRGINIA CT 6421 VIRGINIA CT
HOUSTON TX 77005-3763 HOUSTON TX 77005-3763 HOUSTON TX 77005-3763
CURRENT OWNER MCMURRAY CHRISTIAN D & HOEPNER RACHEL A
6417 VIRGINIA CT KATHRYN M 6409 VIRGINIA CT
HOUSTON TX 77005-3763 6413 VIGINIA CT HOUSTON TX 77005-3763
HOUSTON TX 77005-3763
SCOTT ROBERT PHILLIP JR OLIVE MATILDE C LITTLE JUDITHE & LESLIE
BICKLEY SUSAN L PO BOX 6890 6411 MERCER ST
6401 VIRGINIA CT (C/O 6403 MERCER) HOUSTON TX 77005-3733
HOUSTON TX 77005-3763 HOUSTON TX 77265-6890
BLAIR JANET ANN SCARBROUGH MARK J &VALORIE
BOU CHEBEL SABA SALIM 2617C W HOLCOMBE BLVD APT 272
6415 MERCER ST HOUSTON TX 77025
HOUSTON TX 77005-3733
Page 35
Clay Chew
From: Andrew Ashcroft <ashcroft@wolvarene.com>
Sent: Wednesday, March 4, 2020 8:56 PM
To: Clay Chew
Subject: 6430 Mercer
To whom it may concern,
We are writing a note in support of our neighbors Matt and Alex Doan who reside at 6429 Virginia Court and
also own the vacant lot at 6430 Mercer.
Matt and Alex are wonderful neighbors and they have shared their plans and reasons for wanting to build a
separate structure on the lot that backs onto their primary residence. We appreciate that they will be keeping a
significant amount of green space as the structure will be taking up a fraction of the lot. We believe the carriage
house look and feel will blend into the neighborhood.
Regards,
Andrew &Annie Ashcroft
6434 Mercer St, Houston, TX 77005
C: 347-463-8160
1
Clay Chew
From: Kevin S. Boyle, Sr. <ksbsr@me.com>
Sent: Wednesday, March 4, 2020 9:30 PM
To: Clay Chew
Subject: Support of Doan's Variance
Dear Clay,
We are Kevin & Elizabeth Boyle, living at 6425 Virginia Ct. As the immediate next door neighbors to the
Doan's, I can attest to them being law abiding citizens and good neighbors.
Their desire to build a carriage house and garage on the lot facing Mercer is a great idea. Parking is congested
on both Mercer and Virginia Ct, especially towards the end where we are. The immediate front of their house
is on the dead end and doesn't permit convenient on street parking.
As they have two adults and two children approaching driving age, four cars on the street would be
problematic. Their solution of a garage and air conditioned space adequate for an aging parent or grown child
is commendable. The designs are "WestU" quality and would blend well with the neighborhood.
As a former council member and 11 year resident of this city, I know the concerns with air conditioned space
above detached garages. as this is on a second lot and fitting with the neighborhood, and not for rental
purposes, I support the variance sought.
Best regards,
Kevin & Elizabeth Boyle
i
Clay Chew
From: Rachel Hoepner Gilman <rachel.a.gilman@googlemail.com>
Sent: Tuesday, March 3, 2020 3:05 PM
To: Clay Chew
Subject: Doan Variance Request I Virginia Ct./Mercer Carriage House
Mr. Chew -
I am writing to you in support of the Doan's Variance Request for the
Carriage House that they would like to build on their lot that faces Mercer
Street.
I am a homeowner on Virginia Court, since 2012, and have known Alex
Doan since 1989, when we went to college together.
The Doan's have openly shared their design plans with us, seeking
feedback from neighbors, and I believe that their plans are very
thoughtfully done and will achieve:
1. A lovely building facing Mercer with a "house like" look.
2. "Tie" the Virginia Ct residents more to Mercer residents, as the Doans
are very friendly and I know that they will be more interactive with
Mercer residents due to them entering and existing on Mercer now (which
is how residents in West U often interact due to our small lots)
3. Increased off-street parking
* They will have ample off-street parking for their family of 4, so will not
impact Mercer street parking
* Virginia Court has 11 children aged 16 and under living in the 8 houses
and as they each turn 16, parking will become increasingly challenging.
4. A place for their aging parents and teens outside of their main
home. Both Alex and Matt's parents visit on a regular basis. Everyone on
VC knows them. I suspect that they will stay more often with a larger,
more comfortable space.
I also know that their son has special needs (I also have a special needs
son) and they may need a place for him to live into his young adult years
as he continues to gain the skills for independence.
Thank you for your consideration.
Kind Regards,
Rachel Hoepner
6409 Virginia Ct
Rachel Hoepner Gilman
Mobile +1 917 9715765
e-mail: Rachel.A.Gilman(&gmail.com
2
Clay Chew
From: Christian McMurray <christian.mcmurray@gmail.com>
Sent: Tuesday, March 3, 2020 2:08 PM
To: Clay Chew
Subject: Support for 6429 Virginia Ct and 6431 Mercer St
Good afternoon, Mr. Chew.
I am writing as a neighbor of Alexandra and Matthew Doan, and in support of their requested variance for their
joint lots of 6429 Virginia Ct. and 6431 Mercer St.
Their proposed plan is an elegant solution to parking and it preserves the desired aesthetics of our
neighborhood. The plan would allow both a safe domicile for their special needs son to remain within close
proximity and a possible opportunity for the family to age in place.
Additionally, as a neighbor impacted by the lack of parking and difficult turn-around space at the end of
Virginia Ct., the proposed solution benefits our entire block and the emergency and sanitation vehicles that
travel our street.
Many thanks for considering a solution that benefits us all.
Sincerely,
Christian McMurray
6413 Virginia Ct.
Christian McMurray
Cell.703.615.6449 I Christian.McMurray@gmail.com
1
Clay Chew
From: Alex Rosas <alrosase@gmail.com>
Sent: Tuesday, March 3, 2020 1:16 AM
To: Clay Chew
Subject: Doan carriage house request for zoning board variance
Dear Mr. Chew
My name is Alex Rosas. My wife Lynn and I live at 6433 Virginia Court, next door to the Doans.
We are strongly supportive of their request for a variance to the West University Zoning Board rules. We agree
with the Doans that their plan for a carriage house on their lot on Mercer street will be advantageous to the
citizens of the City of West University, and not detract or be contrary in any way to the spirit of the city.
The design of the Doan carriage house is very attractive and house-like; it will cetainly not seem out of place in
relation to the neighboring houses. Also, allowing this carriage house to be built will remove several
automobiles normally parked on the streets. As I'm sure you know, the number of automobiles parked
curbside is a big and increasing problem in our city. Anything that can be done to remedy this problem will be
helpful and of benefit to the citizens of West University.
It will certainly make it a lot easier for us to exit or house if there are not any cars parked by the curb off the
Doans's house.
Although I understand and agree with the spirit of the zoning law related to garage apartments, and the
problems associated with rentals of same, the Doans's project is not designed with a rental purpose, but will
be extremely helpful to their family and their special needs circumstances. In my opinion, zoning laws should
take into account citizens with disabilities and not impede homeowners in designing structures to help them.
We strongly endorse our neighbors' request for variance.
Sincerely,
Lynn and Alex Rosas
6433 Virginia Court
1
Clay Chew
From: Alan Arnold <alan.arnoldjr@gmail.com>
Sent: Monday, March 2, 2020 4:02 PM
To: Clay Chew
Cc: Mimi Arnold
Subject: In SUPPORT of Virginia Ct/Mercer Carriage House
Dear Mr. Chew -
I am writing to support the variance request submitted to the West U Zoning Board by our neighbors Matt and
Alexandra Doan. We support its passage, allowing construction of the carriage house as they have proposed.
My wife and I live at 6421 Virginia Ct.,which is 2 doors down from the Doans. They are wonderful neighbors
who have gone out of their way to design this addition to their property in a way that will benefit the entire
neighborhood -- such as increasing the availability of on-street parking-- while maintaining the existing
character of West U with their new structure. They intend the property to provide a space long-term for their
son with special needs as he grows up.
The Doans recently opened the doors of their small existing above-garage space to my relatives to stay with
them while visiting me during my treatments at MD Anderson. They have never rented nor will they rent their
property; they use it to help neighbors. The Doans are a considerate family who is looking to do the right thing
for their family, their neighbors, and the broader neighborhood with this request.
My wife and I support passage of the variance.
Sincerely,
Alan& Mimi Arnold
6421 Virginia Ct.
(713) 253-2426
1
May 28, 2020
Mr. Clay Chew, Chief Building Official
West University Place,Texas
cchew@westutx.gov
Re: Zoning Board of Adjustments, Docket No. 2020-0002-Special Exception request for property at
6429 Virginia Court/6430 Mercer Street, West University Place,Texas
Dear Mr. Chew,
We wish to provide notice of our objection to the Special Exceptions requested under the above-referenced
Docket. While we have not met the applicants,we understand they are very nice people. However, as
neighboring residents of Mercer Street,we have significant concerns regarding the proposed "Doan
Carriage House Project" and their request for special exceptions:
1. Disrupts Driveway Pattern of the Street. The proposed 20'double-wide driveway does not follow
the driveway pattern of the street. Accordingly,there would be approximately 30' of virtually
contiguous front-facing driveway and 40' of virtually contiguous curb cuts on Mercer Street.This
would not be aesthetically pleasing nor blend in with the neighboring properties as applicants have
stated. It may also be a violation of Table 7a-5.
2. Losing Front Green Space and Reducing Curb Appeal. Having the proposed structure 10'closer to
Mercer Street reduces street-facing green space by at least 400 sq. ft. and, contrary to applicants'
contention, would substantially reduce curb appeal and aesthetic beauty of the street.
3. Reduction in Value of Surrounding Properties. The applicants argue that a "nicer green space
between the two structures" inside their own property (by permitting the structure to be 10' closer
to Mercer Street)will likely increase their own "real estate value (and therefore appraisal value)"—
conversely, if so,the resulting"loss" of green space facing Mercer Street would decrease the value
of all of the surrounding neighbors on Mercer Street,thereby damaging the real estate values of
many more of their neighbors.
4. Shifting the Parking and Traffic Burden. It must be noted that 5 mails in support of the proposed
3-Bay Garage facing Mercer Street are from residents of Virginia Court, several of which stating that
parking on Virginia Court will be improved by having fewer vehicles. Conversely, Mercer Street
residents will not only lose street parking due to the additional 30' curb cuts, but will be further
burdened by the unsightliness of up to 4 or 5 additional cars parked on 30'wide concrete driveways
in front of the proposed structure. Also,taking traffic from a residence on Virginia Court and
moving it to Mercer Street would burden the 6400 block of Mercer Street with additional traffic.
5. No Sufficient Reasons for Granting Special Exception to 600 sq.ft. Non-Garage Space Limit. The
applicants request to nearly"triple"the permitted non-garage space.They purchased their
property with full knowledge of zoning restrictions, as did all other neighborhood owners.These
rules were established to preserve the neighborhood and should be respected.There is no
evidence that enforcing this ordinance would result in any"unnecessary hardship"to applicants(as
is required by law to grant special exceptions), nor why granting this special exception would serve
the spirit of the ordinance or justice. It would be contrary to the public interest if special exceptions
to these zoning ordinances are granted without legitimate cause, particularly when granting such
exceptions would benefit the "personal" interests of a few at the expense of many other residents.
Page 1 of 3
The residents of West University Place purchased their homes with the understanding and expectation that
zoning ordinances would be strictly enforced in order to preserve and maintain our enjoyment of our
properties and our community.This plays a significant part in West University being a very special place to
live. We believe that granting the proposed exceptions would diminish this enjoyment for many of the
residents of Mercer Street and the surrounding area and be contrary to the specific intent and spirit of
these zoning laws. Accordingly, we are of the strong opinion that this request for special exceptions should
not be granted.
Sincerely,
Pot curdea/wee,..ve,0440,4
Jim and Carolina Moskosky
6425 Mercer Street
West University Place,Texas
V.414`f/. '/1ariiatei aKd Deicaae D. fart iatti
Mark V. Mazziotti and Denisse D. Mazziotti
6431 Mercer Street
West University Place,Texas
atlienicte avid Pculettkot Voe6ateiam
Katherine and Jonathan Shoebotham
6437 Mercer Street
West University Place,Texas
Scare aotd R.avrie qieeeePzd
Scott and Karrie Hilliard
6421 Mercer Street
West University Place,Texas
Mary Jo and Mick Cantu
6336 Sewanee Street
West University Place,Texas
'o2'tta pictto g'cZ eil° aid Anew a the .56a
Roberto Pinto Ribeiro and Amanda Klein Silva
6424 Mercer Street
West University Place,Texas
Slee i/ ttad
Sherri Atlas
6402 Mercer Street
West University Place,Texas
Page 2 of 3
page E. &meet
Jane E. Carter
6433 Mercer Street
West University Place,Texas
Page 3 of 3
Josie Hayes
Subject: FW: Docket No. 2020-0002, regarding property at 6429 Virginia Ct/6430 Mercer St,
Mr. Chew,
Regarding the variance requests on Virginia Court and Mercer Street submitted by the Doan family, I've reviewed
the documents submitted and spoken with City staff to clarify some aspects of the applicant's request. I am
opposed to the variance requests.
While I respect the family's efforts in providing the best care for their family members,the variances do not seem
justified in order to obtain their goals. Their existing garage apartment could provide independent living for a
child or aging parents, and also provides 2 parking spaces, or the desired storage space(air conditioning could be
added).
Regarding street parking, there is actually more street parking available on Virginia Ct than on Mercer because
there are only homes on one side of Virginia Court. The entire 6400 block of Virginia Court has available curbside
parking with no curb cuts on the side abutting the drainage ditch. So, in essence, each home on Virginia Court
has 50 feet of available curb (on the ditch side) plus up to 40 feet on the home's side (50-foot lot width minus
their driveway width). The homes on Mercer have 40 feet or less of available curbside parking per home because
they have homes across the street from them.
Despite the owners' attempts to make the 3-garage door carriage house look like a house,looking at the elevation
view drawing makes me think of a large garage, not a house. Perhaps there's a layout utilizing tandem (double-
deep)bays that would provide multiple parking spaces and still meet the 2-door garage regulations? Or utilizing
the driveway for parking, as many residents do.
An alternative to storing extra belongings on-site is to rent a climate controlled storage unit. There are several
nearby and affordable.
Regarding the garage setback variance request, to maximize the backyard area. This reason does not justify a
variance. What West U residents wouldn't love to have a bigger backyard?
' garage and storage
Please consider: Variances are forever. What's to prevent future owners from converting
space intoyet more livingspace? This would essentiallycreate one lot with two full-size homes (note that, per
p p
the drawings, the carriage house footprint appears even larger than the existing home). It would be difficult for
the City to prevent this conversion from happening, and from it becoming rental space, since the homes would
have separate access points from two different streets.
Sincerely,
Elizabeth Johnson
Matilde C. Olive
1
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igti#4440441
,„,„,40,01U17.7t7