HomeMy WebLinkAbout06252020 ZBA Agenda Item 2 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
4EST Ufy
City of West University Place
m APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
TEXAS
Address of site:(p-1 Zai V+tr3 i rt i a CA • /Cot y 30 Mercer S i -
Legal description of the site: LO+ 3 - B, Lo f ID -13; 6 I OC Ic.Z1O
Applicant:Ah?xavtd(C& 4 Ma{-roc. voa
Address:GA-I LI VI rf i n i a G4 . 051z516,'roc T7 OCJ
Contact: Aiex D0a0 Phone:113 304 12-35 Fax: 7 Email:
Mai+ Doc1v Z9 --73L-4 i377. Alexdoan"It3a r►ail•Corn
Decision or Action Requested(check one or more and provide requested data): rYi dOancf3 d cep hr` cern
( ) 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:
(.4 Special Exception.
• Exact zoning ordinance section that authorizes the special exception: S Ec-1-r v n 7- 10 1 -t—a�i 7' �f ��
Sect , 7 - 1u, T�ik�e r 5a 'extra
and sr(ve ..:a�.s rote '7
(ct1-Fc:aaE►act word g of pedal kept ri r es e•. 9�r� SP�ca no i
each dr,ve .cxy, midstCannzC4-� ��jjc��c�e 9r'ace- Door facr,� 6-0114 S-i-rec-t-
,to 3'h Si'►'ee� � reef acs#+'nc^ a s -u"6 cirAy J► tie Se+ 410a.i Id i vCj
I, r7 .
Variance. Lirnr -1- ar7 rvha ( c�',
)
( ji)eCe ed •-i--1 e 60 00 �.
• Exact zoning ordinance section from which a variance is requested:
• Exact wording of variance requested:
Other Data. Are there drawings or other data? ( )No ( es(list items here and attach them)
P , Fran t i2Cnderonc (M>✓rcer �/ic�) Cal( (1 a ;10 S-e
2- .a Li(4. i= I Z V al-7 ge-Y d e'/ — carz hoc-a-6
3 Re.n deft/NJ d 3aet_ a( Eu'sh ' House and Ctc-Jdoev Ie-;1ckcJi /l
I�hofo 06' F_X i 1Y' t1-1uasern{ 7r;✓e�:+� C Viry 'lid (-- t/ e
�u H Siff P)an LA/i#ki car resp6rtd,,s mr;. -t Phots
Attached.The applicant has read the State and City regulations attached.
Signature of applicant: Date: 3/5l 2-D2 0
For Staff Use only Date filed: 1 ate heard: 1 .s t PDDocket#: ,)UoC 0 — 00
Form ZBA-102
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June 24,2020
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,
Again,we respectfully object to these Special Exceptions.We simply ask that the applicant comply with the ordinances
like everyone else.Granting these requests would uniustly benefit one homeowner to the detriment and damage of
many others.
These ordinances and rules were adopted for good reason:to benefit the entire West U community and all neighbors
by preventing this type of situation.We are happy for applicants to improve their property, but NOT at our expense.
Applicant's back-to-back lots are roughly 12,400 sq.ft.(much larger than most West U.lots). Is there a real need to
have their front-facing garage doors encroach 10'closer to Mercer Street than permitted? No, it only makes their
inner lot bigger,nicer(and,as they say,increases their"real estate value"),while making Mercer Street less appealing.
Applicant further requests to increase the size limits on a garage accessory building by 2.8 times(nearly triple)from
the permitted 600 sq.ft.to 1,680 sq.ft. How could that possibly be within the spirit,purpose and intent of the
ordinance?Applicant has many alternatives for increasing their living space without need to eviscerate this ordinance.
Mercer Street residents should not be forced to tolerate this disregard for the zoning ordinances:
1. It reduces our property values
2. It disproportionately increases Mercer Street traffic and parking burden by having both the proposed new
living quarters and primary Virginia Court house use Mercer Street
3. The structure fails to blend in with the neighboring homes
4. Mercer Street is not a back alley, and not a side street—it should be protected and preserved to the fullest
extent of the zoning ordinances
Applicant failed to compromise in any meaningful way.On June 3, applicant and several Mercer Street residents had a
very cordial video conference and discussed many possible solutions,such as side-facing garage doors,single lane
driveway,and enhanced home(vs garage)look and feel. On June 18,the applicant emailed a rendering with some
aesthetic changes(8'vs 10' proposed garage door encroachment,flipped driveway,and faux front on the 3rd garage
bay). Despite the exchange of further niceties,that was applicant's final position.
Unfortunately,this is not acceptable—and we respectfully request that the ZBA require applicant to simply follow the
rules like everyone else and not place applicant's personal and financial interests above the rights of their neighbors.
Sincerely,
Jim and Carolina Moskosky
6425 Mercer Street
West University Place,Texas
Roberto Pinto Ribeiro and Amanda Klein Silva
6424 Mercer Street
West University Place,Texas
Page 1 of 2
Jonathan and Katherine Shoebotham
6437 Mercer Street
West University Place,Texas
Mary Jo and Mick Cantu
6336 Sewanee Street
West University Place,Texas
Jane E. Carter and George Letsou
6433 Mercer Street
West University Place,Texas
Marie and Thierry Lynch
6632 Sewanee Street
West University Place,Texas
Jill and Frank Falbey
6353 Mercer Street
West University Place,Texas
Page 2 of 2
Josie Hayes
To: Elizabeth Johnson
Subject: RE: Docket No. 2020-0002, regarding property at 6429 Virginia Ct/6430 Mercer St,
RE: Special Exception/Variance requests at 6429 Virginia Court and 6430 Mercer Street
Mr. Chew and ZBA Board,
In the month that has passed since the original May 28th ZBA meeting on the subject of the Special Exception
requests, I and other Mercer Street neighbors have spoken with the Doans to better understand their plans and
try to arrive at a plan we can all support. Some of the neighbors have differing views, as might be expected.
Regarding variance request#1, I support allowing the existing driveway to remain. .
Regarding variance request#2, I am not opposed to the additional living space square footage, as long as the
third garage door is replaced by the two windows (as shown in the applicant's latest rendering). I believe a
"pseudo front door",placed in the front of the building, would also make the structure look more like a house
than a garage, and I would encourage its use, as the applicant's indicated they were considering. (An example
"pseudo front door" can be seen at 6624 Rutgers- see attached photo "6624 Rutgers 1.pdf').
Regarding variance request#3, I am opposed to waiving the required 10-foot setback for the front-facing
garage. The reasons given by the applicant do not justify this waiver, as they are reasons that only benefit
them. A look at the site plan they submitted shows that even with the required 10-foot setback, the backyard
measures 50'by 50' (see attached photo "Doan site plan.jpeg"), which is fairly large as compared to many
homes in West U. Sure, we would all like to have 10 extra feet of backyard space. This is not good enough
reason to waive the setback requirements. If the Board waives the setback for this applicant,how will you deny
every builder in the future who comes to the ZBA with the same request, citing the same reason. "It provides a
bigger backyard and less concrete in the front yard". In addition, while pushing the building forward would
reduce the concrete in the front yard (by approx. 200 SF), it also would REDUCE the green space in the front
yard by approx. 300 SF. So, the impact to the front yard is a larger reduction of green space than the reduction
of concrete. (See attached photo "Doan site plan.jpeg"). Therefore, I OPPOSE the setback waiver.
Thank you for the opportunity to voice my opinion.
Elizabeth Johnson
for Matilde Olive
6403 Mercer Street
On Thu, May 28, 2020 at 4:17 PM Clay Chew <CChew@a westutx.gov>wrote:
Received.
Thank you