HomeMy WebLinkAbout10282021 ZBA Agenda Item 2 City of
West University
Place Public Works Department
To: Zoning Board of Adjustments
From: Alfonso Acosta,Building Official
Date: October 28,2021
Re: Staff Report for Docket 2021-0017,6328 and 6330 Mercer St.
Applicant's Request
The applicant in Docket #2021-0017- 6328 and 6330 Mercer St., requests that the Board approve a
special exception as allowed by Appendix A — Table 7-5a, Note 5, to allow an additional curb cut to
Mercer St.right-of-way for access.The resulting driveway will end at a garage as required by ordinance.
Background Information
The building site currently consists of two lots, 6328 Mercer St. 130'x50' and 6330 Mercer St.,
150'x50', with a combined frontage on Mercer St. of 100'. The two lots are proposed to be
combined into one building site. The lot at 6330 Mercer St. contains a house and garage, and the lot
at 6328 Mercer St. contains a house and garage that will be demolished. An existing driveway will
be removed and the curb restored. The applicant is requesting to add a curb cut from the Mercer St.
right-of-way to be located 10' from the north line of the building site.
Special Exception Request
Table 7-5a limits the number of curb cuts in a residential district to "one per designated building site
abutting the street." [Circular driveways may have more than one curb cut if permitted under Chapter 70
of the Code of Ordinances. See Table 7-5a Note 5].
Table 7-5a, Note 5 and Note 7 of the Zoning Ordinances authorize the ZBA to grant this special
exception. To approve the request, the ZBA must find 1) that the request is in harmony with the general
purpose and intent of the Zoning Ordinance, and 2)that the request will not cause any significant increase
in on-street parking or traffic, traffic congestion or an unreasonable burden upon public utilities or
services. The Board may approve,deny or approve with conditions a special exception.
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
Table 7-5a: General Rule: Every building site,vehicular area and related structure must
Parking,driveways,etc. 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. (3)See Article 9 regarding Planned
Development Districts. (3)See Note 7 regarding special exceptions. (4)See
Article 10.
Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C ( TCC
Route, See Note 6. N/A
location
Curb cuts Number For SFD use: Maximum one per designated building site abutting the street.
Other For non-SFD uses: Maximum one per 50-ft. segment of street line.See Note
regulations 5.
apply; Max.width Four feet(for aprons) plus the maximum driveway width allowed. Each
see, e.g.Article per 50-ft. curb cut must be confined to the part of the street area that directly abuts
10 and Chapter segment of the building site(s)served.See Note 1.
70 of the Code street line
of Ordinances.
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 to the width of the driveway plus aprons,measured at the edge of the roadway.
Note 5.Curb cuts.The ZBA may issue a special exception for additional curb cuts.Exception:The Administrative Official may authorize
additional curb cuts for a corner site when in compliance with the requirements for two curb cuts for circular driveways
specifically allowed by Chapter 70 of the Code of Ordinances.These additional curb cuts are not prohibited and do not require a
special exception.
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 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 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.
Created: 2021-06-24 20:07:06 [EST]
(Supp. No.40)
Page 1 of 1
„NEST
City of West University Place
m APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
rtfa.;
Address of site: 6 33eal63 �t:�. sft� ,v
Legal description of the site: 433' I'16Qc€-Q-: r z SAY. s. 1/4.$14'1/4V kis.1 vim+%, q V‘ tw.91Yr CVWVA A
b'21r r‘P—CZ. jQ 4.11 SLAC. 25 UOC.:'Yr vow>~t1St'N'n N-AGE tC.4..1
Applicant: MArA5A,‘ Qircr�
Address: 6 asp t ¢cc„ . srizA.E.T
Contact: Mtq,)tsu Phone: 5ti.-qg5-tts t Fax: Email: MAtut38t@()Matt,Curr
Decision or Action Requested(check one or more and provide requested data):
( )Appeal. Hear and decide an appeal from an order, requirement, decision or determination made
by the Administrative Official.
• Is the official's action in writing? ( )Yes; ( )copy is attached. ( )No, but the action appealed is as follows:
• When was the action taken? Note:Appeals must be filed within a reasonable time. Please explain any
delay below:
•- Exact zoning ordinance section(s)involved:
• Grounds for appeal:
(orf Special Exception.
• Exact zoning ordinance section that authorizes the special exception: APPcu1,M, f1- aNts(, o¢ti,,vnsc,INt.E -`),N
S
• Exact wording of special exception requested:
� dvEST Feu, seEck cat.. Qre1.oci.nwr4. bC- 4QE- 4-1sItrzto SCAtioe Cott col 04
13` -at 4 Sf -o $t.if• etccoMrno0NTS tr4(sa. sS a140 e-64-Ess,
( )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 (4Yes(list items here and attach them)
(.. Lerwc . oc di Ail d,' �1 CJeEOS
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A a" J51 23ra.aa..• b33 oi'Ettc 4..
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SutivGtiS 5 Ct& Q1 f�ry
Attached Tie applicant has re., e Sta •nd City ations attached.
Signature of applicant: ^ Date: 1 e fS kv
For Staff Use only Date filed: `l1 (lp ( ;�\ Date heard: 't( \C � 1,.A Docket#: 2 LILA :bc 11
Form MA-102
September 30, 2021
Zoning Board of Adjustment
3826 Amherst Street
West University Place,Texas 77005
Re: Manish Patel—Letter of Representation
Dear Members of the Zoning Board of Adjustment,
I have retained and hereby authorize the following parties to represent my interests and otherwise assist
me regarding this Application for Special Exception:
- Kent Hanszen, Hanszen Laporte, LLP Attorneys
- Fabian Jab tandard Architects
Res
anish Patel
HANSZENALAPORTE
Kent M.Hanszen
Board Certified—Civil Trial Law
Board Certified—Residential Real Estate Law
Board Certified—Commercial Real Estate Law
Texas Board of Legal Specialization
August 23, 2021
Mr. Manish Patel
6330 Mercer Street
Houston,Texas 77005
Re: Request for Special Exception relating to Relocation of Curb Cut in the City of West University
Dear Mr. Patel,
You retained our firm to opine on whether the applicable law supports the granting of a special exception
for your project. In short, yes, the special exception for the relocation of a curb cut should be allowed
because the requirements Of TEX. LOC.GOV'T CODE§ 211.008 and WEST UNIVERSITY CITY CODE OF ORDINANCES—
Appendix A, Section 11-100(b) are met. Our analysis is explained below. We note that you should apply
for a special exception rather than a variance because Table 7-5a,Note 5 specifically provides for a special
exception under these circumstances.
Analysis:
I. TEX. LOC. GOV'T CODE§211.008
The Zoning Board of Adjustment ("ZBA") is authorized in "appropriate cases and subject to appropriate
conditions and safeguards, to make special exceptions to the terms of the zoning ordinance that are
consistent with the general purpose and intent of the ordinance and in accordance with any applicable
rules contained in the ordinance."TEX.Loc.GOV'T CODE§211.008. In establishing the foregoing criteria,the
ZBA must determine that the special exception applicant must prove that: (1)each circumstance required
for a variance is present; and (2) each required finding and determination is supported by substantial
evidence. WEST UNIVERSITY CITY CODE OF ORDinances—Appendix A, Section 11-102(c).
Here,you are seeking a special exception to West University City Code of Ordinances—Appendix A,Table
7-5a, which provides that a single family detached lot is limited to a maximum of one curb cut per
designated building site abutting the street.
A. The Zoning Board of Adjustment should allow a special exception because the ZBA has authority
to do so.
Fundamentally, the ZBA may issue special exceptions when specifically provided for in the Zoning
Ordinance. WEST UNIVERSITY CITY CODE OF ORDINANCES—Appendix A, Section 11-100(b). In considering your
issue,we note that Note 5 to Table 7-5a provides that the ZBA may issue a special exception for additional
14201 Memorial Drive I p: 713-522-9444
Houston, Texas 77079 f: 713-524-2580
hanszenlaporte.corn
August 23, 202i.
Page 2
curb cuts.Thus, the City Code authorizes the ZBA to make a special exception in your case since you are
requesting an additional curb cut.
B. The Zoning Board of Adjustment should allow a special exception because the special exception
is consistent with the general purpose and intent of the zoning ordinance.
As noted above, the ZBA is authorized to allow a special exception if the exception is consistent with the
general purpose and intent of the ordinance and in accordance with any applicable rules contained in the
ordinance." TEX. LOC. GOV'T CODE § 211.008. Here, WEST UNIVERSITY CITY CODE OF ORDINANCES—Appendix A,
Section 1-101 provides:
The regulations and districts as herein established have been made in accordance with the City's
comprehensive plan for the purpose of promoting the health,safety, morals and general welfare of
the City.They have been designed to lessen the congestion in the streets;to secure safety from fire,
panic and other dangers; to provide adequate light and air; to prevent the overcrowding of land, to
avoid undue concentration of population; and to facilitate the adequate provision of transportation,
water,sewage,schools, parks and other public requirements.
Further, the Zoning Ordinance was drafted with a view towards "conserving the value of buildings and
encouraging the most appropriate use of land throughout the City consistent with the comprehensive
plan." Id.
Here,the requested exception promotes the "health,safety, morals, and general welfare of the City." By
allowing the curb cut and providing for convenient garage parking,the granting of the exception will avoid
on-street parking, which will avoid contributing to traffic congestion. In addition, the existing two-car
garage is small and, hence,impractical for providing garage parking for your family's vehicles. Because of
its size, it is effectively a one-car garage, which will require difficult parking in the driveway and promote
stacking of cars in the driveway. This could reduce visibility to drivers on the adjacent road.
Allowing the exception also promotes the Zoning Ordinance's main goals,which are to conserve value and
encourage the most appropriate use of the land. In relocating the curb cut, you would conserve your
property's value by constructing efficient ingress and egress. Finally, it is noted that the relocation of the
curb cut poses no additional hazard to the public.
II. West University City Code of Ordinances—Appendix A,Section 11-100(b)
In addition to the requirements in TEX. Loc.GOV'T CODE§ 211.008,WEST UNIVERSITY CITY CODE OF ORDINANCES
—Appendix A, Section 11-100(b) requires in relevant part that the ZBA may issue a special exception only
when:
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 ...
HANSZENALAPORTE
August 23,2021
Page 3
3. The ZBA has made any additional findings and determinations required by a specific provision of
this section ....
A. The ZBA should allow the requested special exception because it will not impact on-street
parking,traffic, utility systems,or any other public facility.
As discussed in 1.13 above,the special exception that you are seeking would not impact on-street parking,
traffic, utility systems, or any other public facility in a negative manner.To the contrary,the relocation of
the curb cut would decrease on-street parking and traffic by allowing your family to park off the street
and in the driveway. Further,the special exception would not affect any utility systems or any other public
facility.
B. The ZBA should allow the requested special exception because it is in harmony with the general
purpose and intent of the zoning ordinance.
[see 1.13 above]
C. The ZBA should allow the requested special exception because there are no additional findings
or determinations required under Table 7-5a.
The relevant provision merely provides that "[t]he ZBA may issue a special exception for additional curb
cuts." WEST UNIVERSITY CITY CODE OF ORDINANCES—Appendix A, Table 7-5a, Note 5. Because there are no
additional findings or determinations required under Table 7-5a,the special exception should be allowed.
III. Conclusion
The ZBA should grant the special exception in your case because the requirements of TEX. Loc.GOV'T CODE
§ 211.008 and WEST UNIVERSITY CITY CODE OF ORDINANCES — Appendix A, Section 11-100(b) are met and
because there are no additional findings and determinations that are required. Further, because the ZBA
has the authority to prescribe conditions in connection with the variance, it would be helpful to work with
the ZBA to address any concerns, which it may have. Finally, it is important to emphasize that a finding of
hardship is not needed for this requested special exception because this is not a variance request.
Thank you, and please feel free to contact us with any questions.
Respectfully,
4140,044,1%., I ..164
Kent M. Hanszen
khanszen@hanszenlaporte.com
HANSZEN ' LAPORTE
HANSZEN A LAPORTE
w
Kent M.Hanszen
Board Certified-Civil Trial Law
Board Certified-Residential Real Estate Law
Board Certified-Commercial Real Estate Law
Texas Board of Legal Specialization
September 2, 2021
Mr. Manish Patel
6330 Mercer Street
Houston,Texas 77005
Re: Request for Special Exception relating to Relocation of Curb Cut in the City of West University
Dear Mr. Patel,
Our firm offers the following analysis of Section 70-27 of the WEST UNIVERSITY CITY CODE OF ORDINANCES. As
detailed in our letter dated August 23, 2021, the requested special exception meets the requirements
under both TEX. Loc. GOV'T CODE § 211.008 and WEST UNIVERSITY CITY CODE OF ORDINANCES — Appendix A,
Section 11-100(b).Additionally,an analysis of our project establishes that the requested exception further
complies with the technical requirements of WEST UNIVERSITY CITY CODE OF ORDINANCES—Section 70-27. For
these reasons,the Zoning Board of Adjustment("ZBA")should allow the special exception.
The special exception complies with WEST UNIVERSITY CITY CODE OF ORDINANCES—Section 70-27.
In the present application, you seek approval for the relocation of a second curb cut providing access to
your property(subject to re-plat).The applicable section of the WEST UNIVERSITY CITY CODE OF ORDINANCES is
Section 70-27(a),which provides:
(a) Curb cuts, etc. Only one curb cut and only one driveway is allowed along the front street line of
any building site less than 60 feet wide, measured along the front street line.
It follows that to be compliant with this section,the width of your building site must be 60 feet or greater
along the front street line.This is the only requirement that you must meet in order to be compliant with
this section.As detailed in the Proposed Site Plan you provided,the width of your building site will be 100
feet along the front street line.Therefore,the request appears to comply with WEST UNIVERSITY CITY CODE
OF ORDINANCES—Section 70-27(a)because the width of your building site is greater than 60 feet. It is further
noted that a curb cut already exists near this area, and this application seeks only to relocate the existing
curb cut.
It is noted that subsection (b) references "Two or more curb cuts" as its heading, but the language of the
provision appears to limit the section's application to a circular drive only. Accordingly, we believe that
only subsection (a) applies. Notwithstanding, assuming subsection (b) applies,the submitted plans meet
all of the requirements of subsection (b). These include:
14201 Memorial Drive I p: 713-522-9444
Houston, Texas 77079 f: 713-524-2580
hanszenlaporte.com
HANSZEN A LAPORTE
• (b)(2)a. and (b)(3)—width of opening;
• (b)(2)b.—the inside edges are more than 24 feet apart;
• (b)(2)c.—is a permissive provision,which does not apply here;
• (b)(2)d.—the curb cuts are located along the front street line; and
• (b)(4)—the edges of the driveway are situated perpendicular to the edge of the street.
For these reasons, we believe that the requested exception complies with the WEST UNIVERSITY CITY CODE
OF ORDINANCES and should be allowed.
Thank you,and please feel free to contact us with any questions.
Respectfully,
E
Kent M. Hanszen
khanszen@hanszenlaporte.c&rry
14201 Memorial Drive I p: 713-522-9444
Houston. Texas 77079 f: 713-524-2580
hanszenlaporte.com
RP-2021-446548
08/06/2021 ER $22.00
NOTICE OF CONFIDENTIALITY RIGHTS: IF' YOU ARE A NATURAL PERSON,
YOU MAY REMOVE OR STRIKE ANY OR ALL OF THE FOLLOWING
INFORMATION FROM ANY 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.
General Warranty Deed
Date: August 3,2021
Grantor: Richard Louviere and Rhonda Louviere,husband and wife
Grantor's Mailing Address:
t�u nsaor L Tx 7 7 c90S
Grantee: Manish Patel and Seema Daulat, Co-Trustees of the Ahimsa Living Trust dated
May 16,2019
Grantee's Mailing Address:
D
6 7 det cam s (ts
7
Consideration:
Cash of$10.00 and other good and valuable consideration,the receipt and sufficiency of
which are hereby acknowledged.
i
Property(including any improvements):
Lot Four-A (4-A), in Block Twenty-Five (25), of WEST UNIVERSITY PARK, a
subdivision in Harris County, Texas, according to the map or plat thereof recorded in
Volume 9, Page 13, of the Map Records of Harris County, Texas; or more commonly
known as: 6328 Mercer Street,Houston,Texas 77005.
Reservations from Conveyance: None
Exceptions to Conveyance and Warranty:
All valid easements, restrictions, covenants, mineral reservations and maintenance fund
liens, if any, applicable to the above-described property as shown by the records of the county
clerk of the county in which said real property is located; taxes for the current year, the payment
Page 1 of 2
GI'No.21007944
General Warranty Deed
of which Grantee assumes; and all zoning laws, regulations and ordinances of municipal and other
governmental authority,if any,affecting the property.
Grantor, for the Consideration and subject to the Reservations from Conveyance and the
Exceptions to Conveyance and Warranty, grants, sells, and conveys to Grantee the Property,
together with all and singular the rights and appurtenances thereto in any way belonging,to have
and to hold it to Grantee and Grantee's heirs, successors, and assigns forever, Grantor binds
Grantor and Grantor's heirs and successors to warrant and forever defend all and singular the
Property to Grantee and Grantee's heirs, successors, and assigns against every person
whomsoever lawfully claiming or to claim the same or any part thereof, except as to the
Reservations from Conveyance and the Exceptions to Conveyance and Warranty.
When the context requires,singular nouns and pronouns include the plural.
Richard Louviere
Rhonda Louviere
r STATE OF TEXAS )
r COUNTY OF IA .t
J v��
This instrument was acknowledged before me on �>> :r •; , 2021, by
Richard Louviere and Rhonda Louviere,for the purposes stated he{in.
.. /.
otary Public,State/,of Texas
AFTER RECORDING RETURN TO:
Manish Patel,Co-Trustee
JOSEPH EDWARD DEGEORGE II
�, p` Notary Pualie,Scam of Texas
Jv Demo+ t.,4notta 02.01.2022
Nota\' L. 151429694
Page 2 of 2
GF No.21007944
RP-2021-446548
# Pages 3
08/06/2021 08:52 AM
e-Filed & e-Recorded in the
Official Public Records of
HARRIS COUNTY
TENESHIA HUDSPETH
COUNTY CLERK
Fees $22.00
)r
))r
r
4
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i RECORDERS MEMORANDUM
- This instrument was received and recorded electronically
and any blackouts, additions or changes were present
at the time the instrument was filed and recorded.
Any provision herein which restricts the sale, rental, or
use of the described real property because of color or
race is invalid and unenforceable under federal law.
THE STATE OF TEXAS
COUNTY OF HARRIS
I hereby certify that this instrument was FILED in
File Number Sequence on the date and at the time stamped
hereon by me; and was duly RECORDED in the Official
Public Records of Real Property of Harris County, Texas.
��F NARRtl
JQ eO /
�O -L7L[d-�V-- �h,
Y4, / ,,,, COUNTY CLERK
��J SiHARRIS COUNTY,TEXAS
Ae-GUc.-ovevco
06/02/2021 ER $22.00
NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON,
YOU MAY REMOVE OR STRIKE ANY OR ALL OF THE FOLLOWING
INFORMATION FROM ANY 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.
•
General Warranty Deed
Date: May 28,2021
Grantor: John G.Morton and Shannon H.Morton,husband and wife
Grantor's Mailing Address:
32,0
T�ofLS / ( '11(oc
Grantee: Manish Patel and Seema Daulat, as Co-Trustees of Ihe Ahimsa Living Trust,
dated May 16,2019
Grantee's Mailing Address:
N
(9
Av,, Sc4 Ltv:n TraSt
oM
3,41 Bet. C4,/e PI it 5u,}, io7-aa3
/-v.si-ZeVx 7 '-L2
Consideration:
N
Cash of$10.00 and other good and valuable consideration,the receipt and sufficiency of
which are hereby acknowledged.
Property(including any improvements):
Lot One (1), in Block One (I) of WEST UNIVERSITY UNITED METHODIST
CHURCH,a subdivision in Harris County, Texas, according to the map or plat thereof,
recorded under Film Code No. 654007, of the Map Records of Harris County, Texas;or
more commonly known as:6330 Mercer Street,Houston,Texas 77005.
Reservations from Conveyance: None
Exceptions to Conveyance and Warranty:
All valid easements, restrictions, covenants, mineral reservations and maintenance fund
liens, if ally, applicable to the above-described property as shown by the records of the county
clerk of the county in which said real property is located;taxes for the current year, the payment
Page 1 of t OldGFf 1 Republic NatioRI:V)Insurazoe Company
GF No.21005704
General Warranty Deed
of which Grantee assumes;and all zoning laws,regulations and ordinances of municipal and other
governmental authority,if any,affecting the property.
Grantor,for the Consideration and subject to the Reservations from Conveyance and the
Exceptions to Conveyance and Warranty, grants, sells, and conveys to Grantee the Property,
together with all and singular the rights and appurtenances thereto in any way belonging,to have
and to hold it to Grantee and Grantee's heirs, successors, and assigns'forever. Grantor binds
Grantor and Grantor's heirs and successors to warrant and forever defend all and singular the
Property to Grantee and Grantee's heirs, successors, and assigns against every person
whomsoever lawfully claiming or to claim the same or any part thereof, except as to the
Reservations from Conveyance and the Exceptions to Conveyance and Warranty.
When the context requires,singular nouns and pronouns include the plural.
Joh G. Irton
11111110. •
(V) � ' ,- L
Shannon Hi orton
d•
STATE OF TEXAS
C\1 COUNTY OF (,t,d >rCN
This instrument was acknowledged before me on1,(,t,./ 9 , 2021, by
John G.Morton and Shannon H.Morton,for the purposes stated herein.!
N 'ublic,State of as
AFTER RECORDING RETURN TO:
'
Manish Patel,Co-Trusteed';, JOSEPH EDWARD DEGEORGE II
o'',
_.i �'Notary Public,State of Texas
"• ;=Comm.Expires 02-01-2022
Notary ID 131429694
..,,,.ayamonswww-j
Page 2 of 2
GF No.21005704 •
RP-2021-304623
# Pages 3
06/02/2021 10:35 AM
e-Filed & e-Recorded in the
Official Public Records of
HARRIS COUNTY
TENESHIA HUDSPETH
COUNTY CLERK
Fees $22.00
4
r
4
4
i RECORDERS MEMORANDUM
This instrument was received and recorded electronically
and any blackouts, additions or changes were present
at the time the instrument was filed and recorded.
Any provision herein which restricts the sale, rental, or
use of the described real property because of color or
race is invalid and unenforceable under federal law.
THE STATE OF TEXAS
COUNTY OF HARRIS
I hereby certify that this instrument was FILED in
File Number Sequence on the date and at the time stamped
hereon by me; and was duly RECORDED in the Official
Public Records of Real Property of Harris County, Texas.
DoE MO&
8 Ee.-- /tap*,
T4, /\ n, COUNTY CLERK
.90) 5�' HARRIS COUNTY,TEXAS
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NOTES:
1.)SUBJECT TO APPLICABLE RESTRICTIVE COVENANTS LISTED IN ITEM NO.1,SCHEDULE'S'OF TITLE COMMITMENT
ISSUED BY OLD REPUBLIC TITLE COMPANY UNDER GF NO,13000940.
2)SURVEYOR HAS NOT ABSTRACTED SUBJECT PROPERTY.ABSTRACTING BY TITLE COMPANY ONLY.THERE MAY LEGEND
BE ADDITIONAL EASEMENTS,BUILDING LINES AND OTHER MATTERS OF RECORD NOT SHOWN HEREON.
3.)SUBJECT TO BUILDING AND ZONING ORDINANCES IN FORCE AND EFFECT IN THE CITY OF WEST UNIVERSITY
PLACE,INCLUDING BUT NOT LIMITED TO THOSE PER VOL.1075,PG.485,H.C.D.R.B H.C.C.F.NO.8741573.
4.)SUBJECT TOA 5'EASEMENT AND 30'BUILDING UNE PER VOL 754,PG.117,H.C.D.R —OHIPL—OVERHEAD
LE POWER LINE
5.)SUBJECT TO A SANITARY SEWER EASEMENT OF UNSPECIFIED WIDTH ALONG THE REAR PORTION OF THE PP POWER PO
SUBJECT PROPERTY AS SHOWN ON THE PUBLIC WORKS MAP OF THE CITY OF WEST UNIVERSITY PLACE.
6.)RESIDENCE IS OVER THE 3'AND THE 30'BUILDING LINES AS SHOWN. • PROPERTY CORNER
7.)GARAGE IS OVER THE 5'BUILDING LINE AS SHOWN.
B.)GARAGE.BRICKS CONCRETE ARE WITHIN THE 5'UTILITY EASEMENT AS SHOWN. , LC
—WOOCH 0INLINKDFENCE FENCE
-IF CONSTRUCTION UPON OR A DIVISION OF SUBJECT TRACT IS PROPOSED AND IF TRACT LIES IN THE CITY OF —/{)
HOUSTON OR ITS EXTRATERRITORIAL JURISDICTION OR ANY OTHER APPLICABLE JURISDICTION,PLATTING —II—WROUGHT IRON FENCE
AND OTHER REQUIREMENTS MAY APPLY PER CITY OF HOUSTON OR SAID OTHER JURISDICTION ORDINANCES.
-BEARINGS SHOWN ARE ASSUMED CARDINAL 8 BASED ON THE RECORDED PLAT. SCALE:I"=?D
SUBJECT PROPERTY.15 NOT LOCATED IN A FEDERAL INSURANCE ADMINISTRATION DESIGNATED FLOOD HAZARD AREA. t
LOCATED IN ZONE-x222'.AS PER MAP 48201C0860L, DATED; 6-18-07. *... „., i-q 9I
THIS INFORMATION IS BASSOON GRAPHIC PLOTTING OILY.WE DO NOT ASSUME RESPONSIBILITY POR EXACT DETERMINATION. .1
A SU@VSION , ,
4-
'L-A WEST UNIVERSITY PARK
RIMS SEGiIQri RECORDATION I E I
• 25 - VOL 9, PG. 13, H.C.M.R. m V
COUNTY SINE I HEREBY CERTIFY THAT THIS PUT REPRESENTS THE Gp `
I RESULTS OF A SURVEY MADE ON THE GROUND ON THE s
A
HARRIS TEXAS 20th DAY OF FEBRUARY, 2013. • "Y.'J� Ap
� : I
LENDER Co. THE VAULT MORTGAGE COMPANY
TITLE Co. OLD REPUBLIC TITLE COMPANY , ,,E.OF,j.�a TEjL;(p3) T.o-,sw iFA((7.317u-76,I
PURCHASER FRANK STAGG ,10,...2... p1w'9 Q'r9to L JOB No. 13-26180
JILL STAGS 9 JAMES M.BOSWELL , G.F. No. 13000@40
ADDRESS 6328 MERCER ST \ 5794 / FIELD WORK 02-20-13 RC
HOUSTON,TEXAS \�' Y"Q/ DRAFTED BY 02-25-13 WJ
MERIDIAN su .. • CHECKED BY 02-25-13 JR
SURVEYINGSLMAPPING KEY MAP 5328
1080 W.SAM HOUSTON PEW.N.,STE.113
HOUSTON,TEXAS 77043 REVISION
uaE.w a.
Mn In .sawn.u......AL Im mama _ -
City of
West University
Place Public Works Department
NOTICE OF ZONING BOARD OF ADJUSTMENT HEARING
The Zoning Board of Adjustment ("ZBA") of the City of West University Place, Texas ("City") will hold a public
hearing in the Municipal Building, 3800 University Boulevard, City of West University Place, Texas 77005, during a
meeting set to begin at 6:30 p.m.on October 28,2021. The hearing may be recessed and continued to a ZBA meeting
set to begin at 6:30 p.m. on November 18, 2021. 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: 6328/6330 Mercer St.,Houston,TX 77005
Legal Description: LT 2 BLK 1 WEST UNIVERSITY METHODIST CHURCH; TR 4A
BLK 25 WEST UNIVERSITY PLACE SEC 1,Harris County,TX
Docket Number: 2021-0017
Applicant: Manish Patel
Action Requested: The applicant is requesting a special exception to Appendix A— Table 7-
5a,Note 5 to allow an additional curb cut.
Additional Details: The applicant proposes combining two lots, with two houses and two curb cuts, into one lot
with one house but maintaining two curb cuts. The ZBA may issue a special exception to the maximum number of
curb cuts (one)per building site as allowed by Table 7-5a of Appendix A, the City's Zoning Ordinance.
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 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: Alfonso Acosta for the ZBA posted and mailed on or before October 18,2021.
aacosta@westutx.gov 713-662-5830
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
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