HomeMy WebLinkAbout03252021 ZBA Agenda Item 2 City ut
West University
Place
To: Zoning Board of Adjustments
From: Clay Chew,Building Official
Date: March 25,2021
Re: 4260 Judson- Staff Report for Docket 2021-0002
Applicant's Request
Applicant is requesting a special exception to provide less than the 60%open area in the rear yard and exceed
the maximum 600 square feet of non-garage space.
Background Information
The applicant is proposing to replace an existing detached garage with a new2 story garage of the same
size and location at 4260 Judson Street.The property was originally developed in 1946 and is considered
an old stock house.
Special Exception Request
The applicant is proposing to replace an existing detached garage which would only provide
approximately 47%open area in the rear yard. Section 7-101, Table 7-3 Open area required 60%.Note 6
allows the ZBA to issue a special exception to reduce the open area requirement in the rear yard for old
stock housing.
The proposed garage would contain approximately 790 square of non-garage space. Section 7-101,
Table 7-4a limits non-garage area in a garage accessory building to 600 square feet. Note 1 allows the
ZBA to issue a special exception for a parking area, garage or driveway.
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.
II
,.4Ss1 W 1vF�s.
City of West University Place
,R APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
TEXAS
Address of site: 4260 Judson St. , Houston TX 77005
Legal description of the site: Lot 30 Block 5 of College court place a Subdivision in Harris co.
Applicant: Darcy Marshall
Address: 4260 Judson
Contact: Joe Morgan Phone: 832-256-1210 Fax:713-664-0100 Email:joe@mritexas.com
Decision or Action Requested(check one or more and provide requested data):
( )Appeal. Hear and decide an appeal from an order, requirement, decision or determination made
by the Administrative Official.
• Is the official's action in writing? ( )Yes; ( )copy is attached. ( )No, but the action appealed is as follows:
• Exact zoning ordinance section(s) involved:
• Grounds for appeal:
(x) Special Exception.
• Exact zoning ordinance section that authorizes the special exception:
A-1 TABLE 7-3 OPEN AREA NOTE 6
B-1 TABLE 7-4a GARAGE SPACE NOTE 1
• Exact wording of special exception requested:
A-1 REQUESTING A REDUCTION OF THE 60% OPEN AREA ( keeping with current footprint that's existing)
B-1 ALLOW MORE THAN 600 SQ FT OF NON-GARAGE AREA (As currently some of low area garage space is
being considered non garage space)
( ) Variance.
• Exact zoning ordinance section from which a variance is requested:
• Exact wording of variance requested:
Other Data. Are there drawings or other data? ( )No (x )Yes(list items here and attach them)
Photos of site, Survey, Floor plan and elevation page
Attached. The applicant has read the State and City regulations attached.
Signature of applicant Date: ) � 'JO),1
For Staff Use only Date file . `+ , Date heard;v Docket#:
Form ZBA-102
NOTE:
Section 11-104. -Variances for old stock housing.
The ZBA may consider protection or preservation of old stock housing as a factor in determining whether the"hardship"test for a
variance is met, either for such housing as it then exists or as it may be proposed to be remodeled or expanded.
(Ord. No. 1798, § 1(ex.A),5-23-2005; Ord. No. 1872, § 1(ex.A), 4-28-2008)
20 ft. 10 ft.
Distance from
SF See See 20 ft.See See
nearest part of N/A N/A
Bufferyard Note Note Note 7. Note 8.
an SF District
7. 7.
Note 7. Yards in QMDS. in a QMDS, yards are only required around the perimeter of the subdivision
and are designated by the subdivision plat. See definition of QMDS. Standard projections into
QMDS yards are allowed per the Projections Schedule. In addition:
(a) Front yard(GR-1 or GR-2 Only):A principal building with an internal access garage may
project as close as 10 feet to the street area if, in the projecting part:(a)there is a first-floor
porch or with at least 80 sq. ft.of floor space(open or screened)and no dimension smaller
than seven feet; (b)above the porch or court, no more than half the usable floor space is
enclosed (coverings and other floor space, including open or screened porches, are
allowed above all the porch or court); (c)the cornice height does not exceed 27 feet; (d)
there are no more than 2.5 stories; and (e)there is no garage space.
(b) Front yard: Bay windows,canopies and balconies at least 18 inches above grade may
project up to 24 inches beyond the principal building. Steps and handrails may project up
to 30 inches beyond the principal building.
(c) Rear Yard and SF Bufferyard. Buildings up to 10 feet high (measured from finished grade
to top of roof plate)may project, but not closer than 10 feet to the property line.
Note 8. Yards in POD-C1. In PDD-C1, the yards and street lines are as follows, notwithstanding
other provisions of this ordinance:(i)The rear yard is the area within 20 feet of the rear property
line(the line farthest from Bellaire Blvd.)of any building site, and for this purpose, the said rear
property line shall be not in excess of 120 feet from the north right-of-way line of Bellaire Blvd.
Exception:The rear yard upon Lot 2, Block 35, Colonial Terrace Addition(also known as the
south 140 feet of Tract 9, Cambridge Place)is the area within 40 feet of the rear property line of
said lot, said rear property line being located 140 north of the north right-of-way line of Bellaire
Blvd. (ii)The street side yard is the area within ten feet of any side street line where the street
area is 50 feel or less in width, or within five feet of any side street line where the street area is
more than 50, but less than 70, feet wide. (iii)The front yard is the area within five feet of the
front street line(which is the common boundary with Bellaire Boulevard).Any area outside of a
building line established by ordinance or by recorded plat is considered part of the
corresponding yard.
Note 9. Yards in TCC. In TCC, the front street line is designated as the common boundary of the
building site and the Edloe Street street area. For building sites with a side street along Rice
Boulevard, the side yard shall be zero feet. For building sites with a side street line along
University Boulevard, the side yard shall be five feet.The rear yard may be reduced by any
future reduction in the width of the utility easement along the Poor Farm Ditch.
General Rule: Every building site must have the minimum open and
pervious areas shown, by District, in this table. ("N/A" means the rule does
Table 7-3: Open& Pervious
not apply.)Exceptions/Special Rules: (1) See PDD Schedules for planned
Areas
development districts. (2)See special rules noted in table. (3)See the
Projections Schedule for details about calculating open and pervious areas.
Item Measurement SF-1 SF-2 SF-3 TH GR-1 GR-2 C TCC
Front yard,
Open
minimum 60%. N/A 40% N/A
area
percentage.
Rear yard,
minimum 60%.See Note 1. N/A N/A N/A
percentage.See
Note 6.
Entire building
site, minimum 40% 25% 25% 15%
percentage.
Front yard,
Pervious
minimum 50% 50%See Note 2. 50%See Note 2. N/A
area
percentage
Entire building
site, minimum 24% 15% 15% 15% 10%
percentage.
Landscaping Required, except for SFD uses on building sites with 5,000 sq. ft.or more.
strips See Notes 3 and 5.
For SFD uses on building sites with 5,000 sq. ft. or more,Chapter 82 of the
Code of Ordinance must be located within a contiguous and reasonably
Qualified trees compact pervious area containing at least 25 sq. ft. However,additional or
better pervious area may be required to comply with Chapter 82.
Pervious In a QMDS only, pervious pavement is allowed to be used for all vehicular
pavement areas, and part of it may count as pervious area.See Note 4.
Each parking area containing 21 or more parking spaces must
Parking areas, contain interior pervious areas in"island"or"peninsula" N/A
interior configurations aggregating in area at least two square feet for
each parking space.
Note 1. Rear Yard Adjacent to Non-SF.The ZBA may issue a special exception to reduce the
requirement for open area in a rear yard in a SF District to not less than 40%, if the rear yard
abuts a non-SF District.
Note 2. Pervious Area in QMDS . Front yard minimum pervious area requirement in a QMDS is
40%., or 30%for a front yard in a QMDS"low-impact motor court."
Note 3.Landscaping Strips . Vegetated pervious areas required as follows:(a)minimum five feet
wide adjacent to each street area(or 3.5 ft.if located in front of a fence or wall at least 3.5 feet
high),and(b)minimum 18 inches wide to separate each paved vehicular area from a fence or
subdivision or replat boundary. Exception: Strips are not required along alleys or where they
must be crossed by sidewalks or driveways. Strips along street areas must have live,evergreen
shrubs(maximum spacing is 3.5 ft.)and live qualified trees under Chapter 82 of the Code of
Ordinances(maximum spacing is 20 ft.).The administrative official may approve different
spacing for shrubs or trees, upon a showing that(I)the spacing is allowed by standard urban
forestry criteria for the particular species and location and (ii)the spacing will comply with
Chapter 82.The ZBA may issue a special exception to allow a landscaping strip to be located in
whole or in part within a street area, if the ZBA finds that the particular landscaping will, in all
probability, be allowed to remain intact for at least 50 years and that it can be maintained and
will function as well as a strip located completely on private property.
General Rule: Every building site must have the minimum open and
pervious areas shown, by District, in this table. ("N/A"means the rule does
Table 7-3,cont. not apply,) Exceptions/Special Rules:(1)See POD Schedules for planned
development districts. (2)See special rules noted in table. (3)See the
Projections Schedule for details about calculating open and pervious areas.
POD- POD- POD- PDD- POD- POD- POD-
Item Measurement PDD-Cl
SF1 SF2 TH1 TH2 TH4 THS TH7
Front yard,
Open
minimum 60%. N/A N/A
area
percentage.
Rear yard,
minimum
60%.See Note 1. N/A N/A
percentage.See
Note 6.
Entire building
site, minimum 40% 25% N/A
percentage.
Pervious
Front yard, 50% 50%See Note 2. N/A
area minimum
percentage
Entire building
site,minimum 24% 15% N/A
percentage
Landscaping Required, except for SFD uses on building sites with 5,000 sq. ft.or more.
strips See Notes 3 and 5.
For SFD uses on building sites with 5,000 sq. ft.or more, there must be at
least one qualified tree in the front yard or in the adjacent street area. For
all other uses,each qualified tree required by this ordinance or Chapter 82
Qualified trees of the Code of Ordinance must be located within a contiguous and
reasonably compact pervious area containing at least 25 sq. ft.However,
additional or better pervious area may be required to comply with Chapter
82.
Pervious In a QMDS only, pervious pavement is allowed to be used for all vehicular
pavement areas,and part of it may count as pervious area.See Note 4.
Each parking area containing 21 or more parking spaces must contain
Parking areas,
interior
interior pervious areas in"island"or"peninsula"configurations aggregating
in area at least two square feet for each parking space.
Note 4. Pervious Pavement. In a QMDS, the area of the holes or gaps (if actually pervious)counts
toward pervious area requirements (but no more than 30% out of any area with pervious
pavement may count).
Note 5. Visual Buffer Zone, In TCC, along the east edge of each property a landscaped buffer zone
shall be established consisting of trees, shrubs, and other durable vegetation adequate to
minimize the transmittal of light and provide a visual buffer between a use in TCC and adjacent
SF district properties, Evergreen shrubs shall be planted to form a continuous hedge with no
gaps. Shrubs shall be hardy species that will withstand freezing temperatures.The plants shall
be at least 18 inches In height as measured from the surrounding soil line and shall have a
maximum 18 inch width at the widest portion when planted. Shrubs shall be capable of growth
to not less than 48 inches in height when measured from the surrounding soil line and shall form
a continuous hedge within three annual growing seasons. Shrubs shall be maintained at a
height that does not interfere with overhead utility lines. Trees planted in the buffer zone shall
not interfere with overhead utility lines.
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; Ord. No. 2005, § 1(Exh. A), 3-9-2015)
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.
Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C
Minimum 2.0 per DU (1.0 per DU for old
Garage parking
Garage stock housing);each must be enclosed or
spaces.See Minimum 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
space required garage parking space). each required garage parking
dimensions space).
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,
and(ii)there is only open area above the
driveway for at least seven feet inward
Door or from the front yard, and(iii)any structure
opening facing above the driveway(and within ten feet of
(May affect eligibility as
front street the front yard)must be cantilevered or QMDS.See definitions in
line, suspended from the building(no special Article 2.)
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
Limit on non- Max.600 sq. ft.GFA in any accessory
buildings tV/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,
garage or driveway; or(iv) the location or design requested is necessary for safety
considerations.
General Rule: Every building site,garage space and related structure must
Table 7-4a,cont. conform to the applicable regulations shown,by District, in this table. ("N/A"
means the rule does not apply.)Exceptions/Special Rules: (1)See special
rules noted in table. (2)See Article 9 regarding Planned Development
SCALE
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LEGAL DESCRIPTION
LOT 30, BLOCK 5, OF COLLEGE COURT PLACE, A SUBDIVISION IN HARRIS COUNTY,
TEXAS, ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 7, PAGE 7
OF THE MAP OR PLAT RECORDS OF HARRIS COUNTY, TEXAS.
Subdivision: WEST UNIVERSITY PLACE
Address: 4260 JUDSON
Scale: 1"=20' Date: 12-1-20
City of West University Place
,, APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
1ExP5
Address of site: 4260 Judson St. , Houston TX 77005
Legal description of the site: Lot 30 Block 5 of College court place a Subdivision in Harris co.
Applicant: Darcy Marshall
Address: 4260 Judson
Contact: Joe Morgan Phone: 832-256-1210 Fax:713-664-0100 Email:joe@mritexas.com
ITEM 1- SURVEY
ITEM 2- Floor Plan and Elevation for New structure replace existing structure on the same footprint.
ITEM 3-7 Photos of existing site. Showing back yard, side yard as well as a like structure in the
adjacent yard.
ITEM 8- excerpt from Code section 11-104 Reason for exception for variance for hardship.
ITEM 9 New SITE plan with Tree disposition and overall layout of property
Homeowner prays that you will see that they are asking to rebuild a new garage on the existing footprint of an
existing garage and make improvements to add additional space for the family without leveling the old stock
home and preserving that which has been Home for the family for many years.
Overall,the base garage will be 443.75 sq feet With some of the space being used for storage and a washer
dryer.
2nd floor will be 598.6 sq feet living quarters for aging parent to stay when visiting and future care.
Using the math above we comply with Section B
Using code section 11-104 we would like to pray to override New section 7-101 and ask to be allowed to
continue with the Rebuild and replacement of what is now an unsafe garage/storage unit. With what will be a
like structure improving the families living conditions for the well being of themselves and preservation of the
close family neighborhood.
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LEGAL DESCRIPTION
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U 51`°0'1D iH/f WO°LL"� "'° TEXAS, ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 7, PAGE 7
sL MOEs01 ENT"A6IAACRo OF THE MAP OR PLAT RECORDS OF HARRIS COUNTY, TEXAS.
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The City of West University Place
A Neighborhood City
NOTICE OF ZONING BOARD OF ADJUSTMENT HEARING
Notice is hereby given of a regular meeting of the Zoning Board of Adjustments to be held via
teleconference set to begin at 6:30 p.m. on Thursday, February 25, 2021. The hearing may be recessed
and continued to a ZBA meeting set to begin at 6:30 p.m.on March 25,2021.
Due to the COVID 19 Disaster and CDC'S recommendation regarding social distancing measures, the
public will not be allowed to by physically present at this meeting. Zoning Board of Adjustments will be
meeting via teleconference and will be audible to members of the public and allow for two-way
communications for those desiring to participate. The information to join the meeting will be posted at a
later date online.
Address of the site: 4260 Judson St.,Houston,TX 77005
Legal Description: LOT 30 BLOCK 5 OF COLLEGE COURT PLACE A
SUBDIVISION IN,Harris County,Texas
Docket Number: 2021-0002
Applicant: Darcy Marshall
Action Requested: Request a special exception to replace existing garage in rear
yard with a new garage of the same dimensions which would
allow for approximately 46.75% open area and to add a
second floor to the new garage which would exceed the
maximum 600 sq.ft.by approximately 190 sq.ft.
Additional Details:
Table 7-3 Open&Pervious Areas,Note 6
Open area Rear yard 60%minimum
Proposing approximately 47%open area
Table 7-4a Garage Space,Note 1
Garage accessory buildings. Limit on non-garage space 600 sq. ft. gross floor area.
Proposing approximately 790 sq. ft. gross floor area
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 February 15,2021.
cchew@westutx.gov 713-662-5830
3800 University Boulevard I West University Place, TX 77005 I www.westutx.gov
DAVIG PROPERTIES LLC FU LANG & DAN LIN SCHIFFER GRAEME F & MARY A
8922 JACKWOOD ST 4207 LEHIGH AVE 5616 COMMUNITY DR
(C/O 4260 JUDSON AVE) (C/O 5612 COMMUNITY DR) HOUSTON TX 77005-1904
HOUSTON TX 77036-7330 HOUSTON TX 77005-1934
VAN HORN JAMES M & FRANCES POPE JOSEPH G BEARD THOMAS S & LYNN B
E M DEAR PO BOX 27277 5628 COMMUNIT YDR
5620 COMMUNITY DR (C/O 5624 COMMUNITY DR) HOUSTON TX 77005-1904
HOUSTON TX 77005-1904 HOUSTON TX 77277-2722
QUEST IRA INC FBO THOMAS BEARD IRA WIZIG-BARRIOS RENEE E BARRIOS- COX ANDREW M & ROLAND CHRISINA L
#3011721 GUTIERREZ ALVARO J 5640 COMMUNITY DR
17171 PARK ROW STE 100
(C/O 5632 COMMUNITY DR) 5636 COMMUNITY DR HOUSTON TX 77005-1904
HOUSTON TX 77084-4935 HOUSTON TX 77005-1904
AITKEN-DAVIES E SUMICEK RONALD E PENOLI CONSTANCE & PENOLI
5704 COMMUNITY DR 5714 COMMUNITY DR MARGARET
HOUSTON TX 77005-1918 HOUSTON TX 77005-1918 5715 COMMUNITY DR
HOUSTON TX 77005-1917
KUZMA BRIAN CURRENT OWNER MUKHERJEE SUPRIYO
5712 SIMMONS ST 4245 JUDSON AVE 4249 JUDSON AVE
HOUSTON TX 77005-1938 HOUSTON TX 77005-1926 HOUSTON TX 77005-1926
HARTE LAUREN & HARGROVE KEVIN HOROWITZ JEFFREY I AMOR ISMAEL HERNANDEZ
4253 JUDSON AVE 4238 JUDSON AVE 4242 JUDSON AVE
HOUSTON TX 77005-1926 HOUSTON TX 77005-1927 HOUSTON TX 77005-1927
CURRENT OWNER DEMPSEY GEORGE A&JENNIFER B CURRENT OWNER
4248 JUDSON AVE 4250 JUDSON AVE 4252 JUDSON AVE
HOUSTON TX 77005-1927 HOUSTON TX 77005-1927 HOUSTON TX 77005
PRIEBE WALDEMAR &TERESA SHEKAR MEGHAN &SUKESH TRAN MICHAEL &TEP CHRISTINA L
4239 EMORY AVE 4253 EMORY AVE 4247 EMORY AVE
HOUSTON TX 77005-1922 HOUSTON TX 77005-1922 HOUSTON TX 77005-1922
OLIVERO ANTHONY& CAROL SANCHEZ GABRIEL FLORES ANDREWS ELIZABETH B
4251 EMORY AVE 4255 EMORY AVE 4259 EMORY AVE
HOUSTON TX 77005-1922 HOUSTON TX 77005-1922 HOUSTON TX 77005-1922
JONES ROBERT& CARRIE MCCOURT OSTERMEIER RICHARD M &%RICAHRD ALVAREZ PEDRO J &ADELA
4260 EMORY AVE 0 OSTERMEIER REVOCABLE TRUST 4252 EMORY AVE
HOUSTON TX 77005-1923 4256 AVE HOUSTON TX 77005-1923
HOUSTON TX 77005-1923