HomeMy WebLinkAbout11172022 ZBA Agenda Item 2 Litt' of
West University
Place
To: Zoning Board of Adjustments
From: Brian Hunt,Building Official
Date: November 15,2022
Re: Staff Report for Docket 2022-0014
Applicant's Request
Applicant is requesting an appeal of the Building Official's determination dated October 11, 2022
regarding the installation of a Back Up Generator to be placed on a Single Family residence roof.
Background Information
On October 11, 2022 a request for an inspection of placement of a Back Up was phoned in. I
spoke with the contractor and homeowner informing them the inspection request was denied
due to the Ordinance that"no roof equipment is allowed on single family roofs".
Table 7-4b Building in the Zoning Ordinance does not allow equipment on the roof,
Equipment on the roof is only allowed in C,TCC and PDD Districts per notes 11&12
Variance Request
Applicant is requesting an appeal of the decision of the Building official to not allow the
Generator installation on the roof.
04,vEc,t IJre
City of West University Place
APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
rcxA,
The West Eighty Feet (W. 80') of Lot Seven (7),
Address of site: 3423 Carnegie Block Thirty-Eight (38) of WEST UNIVERSITY PLACE,
an addition in Harris County, Texas,
Legal description of the site: according to the map or plat thereof recorded in
Volume 444, Page 560 of the Deed Records of Harris County, Texas.
Applicant: Umberto and Tina La Matta
Address: 3423 Carnegie St. West University Place, TX 77005
Contact: Umberto La Matta Phone: 713-962-6329 Fax: Emaikulm@rallyinc.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. (X)No, but the action appealed is as follows:
Officials denied placement of power generator on rooftop as their interpretation of location was not allowed by
current code of Section 7-101 Table 7-4b and Section 7-101 Table 7-6 Projections Schedule.
• When was the action taken?10/11/2022Note: Appeals must be filed within a reasonable time. Please explain any
delay below:
• Exact zoning ordinance section(s)involved:Section 7-101 Table 7-4b and Section 7-101 Table 7-6 Projections
• Grounds for a eal: Schedule
pp Appellant presented a new residential construction plan to the city of WU for approval and
permit on and about the end of October 2019. The plan was approved on 11/25/2019 and included the installation of a
gas generator on the rooftop, but no objections or comments were noted by city officials. Home was constructed
structurally. wiring, gas piping, and electrical box for the generator to be on rooftop. Continue on attached pages ..
( ) Special Exception.
• Exact zoning ordinance section that authorizes the special exception:
• Exact wording of special exception requested:
( )Variance.
• Exact zoning ordinance section from which a variance is requested:
• Exact wording of variance requested:
Other Data. Are there drawings or other data? ( )No ( )Yes(/ist items here and attach them)
Attached. The applicant has read the St. - - d City regulations attached.
/ / I
Signature of applicant: 4_A•. O1 SRI$ Date: 14 1O/27/
For Staff Use only Date filed:\c.0\ -1\ Date heard: \ ` \7 '1- Docket#: " 76 '
Form ZBA-102
ounds for appeal continued ....
The city approved, permitted, and passed inspection of the A/C equipment on the rooftop as it wa_
indicated on the pear.
-he generator also was on the plan, but because of a shortage due to Covid-19 and hi demand of such
equipment during the last freeze, the delivery of the equipment was delayed. As soon as it became
available, an installation permit was requested, but it was not allowed for the reasons listed above.
To date no neighbors have complained about the location of the equipment, noise, or visibility: we
would expect neighbors to continue to do so with the installation of the generator on the top of the
building, since it will be much further away than from the side or rear location
It is also important to note that our residence has been designed around the objective of hiding all
mechanical equipment and save as much as possible green space; extra cost to achieve this goal have
been paid and this denial would cause us an unnecessary hardship.
Note b Special Exception.
Section 7-101 Table 7-4b that has been referenced by the city officials as reason of denial, does not
address the placement of generator on rooftop, rather indicates that the rule regarding height and
screening of rooftop mechanical equipment(Appendix A-Zoning Ordinance Note 11), does not apply to
PDD-SF1, PDD-SF2, PDD-TH1, PDD-TH2, PDD-TH4, PDD-TH5, PDD-Th'
Section 7-101 Table 7-6 Projection Schedule that address the location of mechanical equipment,
addresses projection of equipment in general but has no provision for any other location rather than
Rear Yard and Side Yard.The rule is short of addressing other locations either to deny or affirm.
Note 6. Equipment in Rear or Side Yard.
REAR YARD: Indicated equipment may project into a rear yard only if:(a)separating the equipment from any
building site across the rear lot line,there is a solid wall at least one foot higher than the highest part of the
equipment;(b)if the equipment occupies any part of an easement under the control of the City,the City has issued
a separate acquiescence or consent to the occupancy of the easement;(c)there has been formally granted to the
city any utility easement deemed necessary by the City's chief utility official;(d)the base of the equipment is not
higher than 14 inches above the ground(Exception:The base may be elevated to the minimum level of the lowest
floor of the principal building,as established by the City's flood damage prevention ordinance,if that level is higher
than 14 inches above the ground.);and(e)if located within five feet of any property line,the equipment is fully
encased in a sound-absorbing cabinet or is otherwise designed and operated to comply with the City's noise
regulations;see Chapter 54 of the Code of Ordinances.
SIDE YARD: Indicated equipment may project into an interior or street side yard(but not closer than three feet to a
property line)only if it is fully encased in a sound-absorbing cabinet,or is otherwise designed and operated to
comply with the City's noise regulations;see Chapter 54 of the Code of Ordinances. However,equipment replacing
older equipment in a side yard may project as close as 18 inches to a property line, if the fire marshal determines
that such projection will not significantly interfere with emergency access,either on the same site or on another
site.
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