HomeMy WebLinkAbout05252023 ZBA Agenda Item 2 • •
City of
West University p
Place Public Works Department
To: Zoning Board of Adjustment
From: Danny Cameron,Public Works Director
Date: May 23,2022
Re: Staff Report for Docket 2023-0005,5502 Buffalo Speedway.
Applicant's Request
The applicant in Docket#2023-0005 - 5502 Buffalo Speedway,requests that the Board approve a special
exception as allowed by Appendix A—Table 7-4a,Note 1,to allow a driveway to be continued in another
location and with a different design than prescribed by the Zoning Ordinance. The applicant wishes to
preserve the existing nonconforming driveway located at 5502 Buffalo Speedway in its current
configuration for a new home.
Background Information
The legal description of the site is TR 3A BLK 79 WEST UNIVERSITY PLACE SEC 2. The existing
driveway configuration currently in place is considered prior nonconforming due to the number and
location of curb cuts on the building site. The applicant wishes to maintain the existing driveway
configuration to ensure an optimal chance of survival for the two large Live Oak Trees (measuring 50"
and 32" respectively) located on the building site during the construction of a new home. The City
Forester has visited the site and concluded that demolishing the existing driveway and constructing a
compliant driveway would considerably raise the risk of damage to the live oak trees that are situated near
the driveway area.
Special Exception Request
Appendix A, Article 7, Table 7-4a states as a general rule that every building site, vehicular area and
related structure must conform to the applicable regulations shown,by district, in the corresponding table
per defined item.
Table 7-4a,Note 1 of the Zoning Ordinance authorizes the ZBA to grant a special exception for a parking
area, garage or driveway (or other maneuvering area) in another location or a different design than
prescribed by this ordinance,if it finds that:
(i) The other location 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 destruction of a qualified tree,
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
• •
City of
West University
Place Public Works Department
(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.
The ZBA may not issue or modify a special exception unless all the following circumstances are present:
1. The request is in harmony with the general purpose and intent of the Zoning Ordinance
2. 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
3. The ZBA has made any additional findings and determinations required by a specific provision of this
section
4. The special exception has been reduced to writing and includes any conditions prescribed by the ZBA
or required by this section for the special exemption in question.
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
• •
0,4 i U%n.
City of West University Place
APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
s"A6
Address of site: 5502 Buffalo Speedway
Legal description of the site: TR 3A BLK 79 West University Place Sec 2
Applicant: Mirador River Oaks 9, LP
Address: 3433 W. Alabama Street, Suite D Houston, TX 77027
Contact: Jennifer Flamelet Phone:(713) 520-0932 Fax: Email:jenniferhamelet@
miradorbuilders.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:
• 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:
(\A Special Exception.
• Exact zoning ordinance section that authorizes the special exception: Table 7-4a - Note 1
• Exact wording of special exception requested: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.
( )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(list items here and attach them)
Attached. The applicant has read the State and City regulations attached.
Signature of applicant: L. Date: 4/28/2023
For Staff Use only Date filed3) Date heard: 1aDocket# �Com`
F Drm ZBA-102
•
April 18, 2023
Re: 5502 Buffalo Speedway
City of West University Place,TX 77005
To Whom It May Concern:
I am requesting a special exception based on Table 7-4a—Note 1,to keep the existing circular driveway
on this property at Buffalo Speedway and Sunset Boulevard. If we were to demo the existing circular
driveway and pour a new one with both curbs on Buffalo Speedway we would be at great risk of
damaging two qualified trees. This application has support from the City Forester,as a new drive would
be detrimental to the existing oak trees.
The trees are landmark live oaks in the front of the property.Rerouting the existing drive would impact
them negatively.The oaks are 50" and 32" respectively. The home was moved 8 feet behind the
building line to allow for the configuration of the existing driveway.
Sincerely,
Jennifer Hamelet
Owner
Mirador River Oaks 9, LP
3433 W.Alabama, Suite D,Houston,TX 77027(0)713-520-0932(W)www,miradorbuilders.com
c 1
ADDRESS: 5502 BUFFALO SP Y •
HOUSTON, TEXAS 7 5 FORM SURVEY
ORDERED BY: JENNIFER HAMELET
::
THE NORTH ��7. 5 FEET OF L C?T 3 I.
BLOCK 79
WEST UNIVERSITY PLACE, SECOND ADDITION =
11
AN ADDITION IN HARRIS COUNTY, TEXAS �,
ACCORDING TO THE MAP OR PLAT THEREOF RECORDED
IN VOLUME 538, PAGE 147 OF THE DEED RECORDS
OF HARRIS COUNTY, TEXAS
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SUNSET BOULEVARD
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NOTE: 7H/5 SURVEY MIS PREPARED WITHOUT A TIRE COMWTMENT. (0.40)
OTHER EASEMENTS AND/OR 5750080 LINES AMY AFFECT THIS TRACT. NOTI7NGIMM STREET
NOTE:ELEVATIONS ARE BASED ON WEST UNIVERSITY PLACE (PLATTE(AS YALE STREET)
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BENCHMARK NQ 1
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NOTE ALL ELEVATIONS ARE kEA5URED,N FEET('). /
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I HEREBY CERTIFY THAT THIS SURVEY WAS MADE
RAS PROPERTY DOES NOT LIE 747174IN THE ON THE GROUND, RAT THIS PLAT CORRECTLY
100 YEAR F1.000 PIAW AS PER FIRM REPRESENTS THE FACTS FOUND,4T THE
PANEL NO. 4820IC 0860 L TIME OF SURVEY AND THAT THERE ARE NO +
NAP PENSION:06/18/2007 ENCROACHMENTS APPARENT ON THE GROUND, i e�0A S T C fe
ZONE x-SHADED EXCEPT AS SHOWN HEREON. THIS SURVEY IS I•
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INACCURACIES OF FCA44 MAPS PREVENT EXACT .• -. T•
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DETERMINATION WITHOUT DETAILED FIELD STUDY I ■
A SUBSURFACE INVESTIGATION RICHARD S. NTLLETT ,I• ES S A 0'.
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WAS BEYOND THE SCOPE OF THIS SURVEY PROFESSIONAL LANO SURVEYOR
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108 NO. 22-02547
G C.L. -DIRECTIONAL CONTROL LINEAPRIL 19, 2022
RECORD BEARING.' WL. 538. PQ 747, H.C.D.R. 0,,,,,,,,BY:RE REVISED:MAY 13. 2022 --
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•
Emil S•ates
From: Jennifer Hamelet <miradorbuilders@aol.com>
Sent: Tuesday, April 18, 2023 1:59 PM
To: Emily Spates
Subject: Fwd: Driveway Configuration - Buffalo Speedway and Sunset - Response
Jennifer Hamelet
Owner, Mirador Builders
3433 W Alabama Suite D
Houston, Texas 77027
713 520 0932
j enniferhamelet@miradorbui l ders.corn
www.miradorbuilders.com
Sent from my iPhone
Begin forwarded message:
From: BBC Planning <planning@bbecode.com>
Date: April 18, 2023 at 12:57:43 PM CDT
To: miradorbuilders@aol.com
Cc: Joseph Newton <jnewton@bbecode.com>, bhunt@westutx.gov, Josie Hayes
<JHayes@westutx.gov>, CKoehl@westutx.gov
Subject: Re: Driveway Configuration - Buffalo Speedway and Sunset- Response
Jennifer Hamlet,
I wanted to reach out to you regarding the existing driveway at Buffalo and Sunset. I understand that
you want to keep the existing driveway configuration with the construction of this new home.This
property loses its prior non-conformity with the construction of a new home in regard to this driveway.
This lot does have a width over 60 feet and would be allowed a circle drive loaded from the front
property line.This permitted configuration would be problematic,as there are existing oak trees that
could be negatively impacted by the construction of a code compliant circle driveway(Confirmed by the
City Forester). Under Table 7-4a,the Zoning Board of Adjustment can approve a Special Exception for an
alternative driveway configuration,when protecting qualified trees (See Note 7-4a: Note 1 below).The
Zoning Board of Adjustment has been supportive in the past with applications that protect existing
qualified trees, and I would suggest submitting an application to schedule a meeting before this board.
This application has support from the City Forester,as a new drive would be detrimental to the existing
oak trees. Please let me know if you have any questions.
Table 7-4a-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
1
• •
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.
Sincerely,
Evan Duvall
TX BBG Consulting
346-516-4131
From: Evan Duvall<evduvall@bbgcode.com>
Sent:Tuesday,April 18, 2023 7:53 AM
To:jhamlet@miradorbuilders.com<jhamlet@miradorbuilders.com>
Cc:Joseph Newton<jnewton@bbecode.com>; bhunt@westutx.gov<bhunt@westutx.gov>;Josie Hayes
<jhayes@westutx.gov>; BBG Planning<planning@bbgcode.com>
Subject: Driveway Configuration-Buffalo Speedway and Sunset- Response
Jennifer Hamlet,
I wanted to reach out to you regarding the existing driveway at Buffalo and Sunset. I understand that
you want to keep the existing driveway configuration with the construction of this new home.This
property loses its prior non-conformity with the construction of a new home in regard to this driveway.
This lot does have a width over 60 feet and would be allowed a circle drive loaded from the front
property line.This permitted configuration would be problematic as there are existing oak trees that
could be impacted by the construction of a code compliant circle driveway. Under Table 7-4a,the Zoning
Board of Adjustment can approve a Special Exception for an alternative driveway configuration,when
protecting qualified trees(See Note 7-4a: Note 1 below).The Zoning Board of Adjustment has been
supportive in the past with applications that protect existing qualified trees, and I would suggest
submitting an application to schedule a meeting before this board. Please let me know if you have any
questions,and I hope you have a great rest of this week.
Table 7-4a -Note I. 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.
Sincerely,
Evan Duvall
TX BBG Consulting
346-516-4131
2
"NOTICE OF CONFIDENTIALITY RIGHTS:IF YOU ARE A NATURAL PERSON,YOU
MAY REMOVE OR STRIKE ANY 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 WITH VENDOR'S LIEN
THE STATE OF TEXAS §
COUNTY OF HARRIS §
BETTY B.LEIGH,hereinafter called"Grantor",for and in consideration of the sum of Ten
and No/100 Dollars($10.00),together with other good and valuable consideration to the Grantor in
hand paid by MIRADOR RIVER OAKS 9,LP,a Texas limited partnership,hereinafter called
"Grantee",whose address is 3433 West Alabama, Suite D,Houston,Texas 77027,the receipt of
which is hereby acknowledged,and in further consideration of the execution by the Grantee of a
Commercial Note payable to HANCOCK WHITNEY BANK,hereinafter called the"Lender",in
the stated principal sum of$1,828,000.00,a portion of which will be funded by the Lender for the
payment of the purchase price of the hereinafter described property,has GRANTED,SOLD and
CONVEYED,and by these presents does GRANT, SELL and CONVEY,unto the Grantee the
following described tract of land lying and being situated in Harris County,Texas,hereinafter called
the"Property",to-wit:
The North 87.5 feet by 150 feet of Lot Three(3),Block Seventy-Nine(79),of WEST
UNIVERSITY PLACE,SECOND ADDITION,an addition in Harris County,Texas,
according to the map or plat thereof,recorded in Volume 538,Page 147,of the Deed
Records of Harris County,Texas.
The Commercial Note in favor of the Lender,referenced above,is payable in the manner,at
the maturity,and bears interest at the rate therein specified and includes various accelerating maturity
clauses effective in the event of default. The payment of said Commercial Note is secured by the
retention herein of a vendor's lien and the superior title to the Property in favor of the Lender and by
a Deed of Trust,Assignment of Rents and Security Agreement executed by the Grantee to Joy
Lambert Phillips,Trustee for the Lender,to which reference is here made for all purposes.
In consideration of the payment by the Lender to the Grantor of that portion of the
consideration paid for the Property for the use and benefit of the Grantee,the Grantor hereby assigns,
transfers and conveys to the Lender,without recourse on the Grantor,the indebtedness represented
by said Commercial Note,together with all and singular the vendor's lien,rights,equities,title and
interest in the Property,including the superior title,which the Grantor has by virtue of the premises.
This conveyance is made subject to the following matters,but only to the extent same are in
effect at this time and only to the extent that they relate to the Property. restrictions,covenants,
easements and outstanding mineral reservations,rights and royalties,if any,shown of record in the
hereinabove mentioned county and state, and to all zoning laws, regulations and ordinances of
municipal and/or other governmental authorities,if any.
TO HAVE AND TO HOLD the above described premises,together with all and singular the
rights and appurtenances thereto in anywise belonging unto the Grantee,its successors and assigns
forever,and the Grantor does hereby bind herself, her heirs and assigns,to WARRANT AND
FOREVER DEFEND, all and singular, the said premises unto the Grantee, its successors and
assigns,against every person whomsoever lawfully claiming or to claim the same or any part thereof.
Taxes for the current year have been prorated and are assumed by the Grantee.
But it is expressly agreed and stipulated that the vendor's lien and superior title,to the extent
of the amount of the purchase price,are retained against the Property,premises and improvements,
in favor of the Lender until the above described Commercial Note in its favor and all interest thereon
-1-
• S
are fully paid according to its face and tenor, effect and reading, when this Deed shall become
absolute.
EXECUTED this_ qday of April,2022.
AP zcii
1i L
SETT' B.LEIGH
THE STATE OF TEXAS §
COUNTY OF HARRIS §
This instrument was acknowledged before me on this aleiday of April,2022,by BETTY
B.LEIGH.
i
Ii. Li
()filly Public in an r the State of Texas
a\Pk%: KIMBERLY LEACH
Public,State of Texas
_'^ • 'Comm.Expires 05-22-2023
°„ Notary ID 5809495
•
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City of
West University Public c 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 May 25, 2023. The hearing may be recessed and continued to a ZBA meeting set
to begin at 6:30 p.m. on June 22, 2023. 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: 5502 Buffalo Speedway,Houston,TX 77005
Legal Description: TR 3A BLK 79,WEST UNIVERSITY PLACE SEC 2,Harris County,
TX
Docket Number: 2023-0005
Applicant: Jennifer Hamelet
Action Requested: Requesting a Special Exception to Appendix A, Article 7, Section 7-101,
Table 7-4a, to allow the existing driveway to continue in its current
configuration for a new home.
Additional Details: A new single-family home has requested a Special Exception as permitted by
Table 7-4a, Note 1, to retain the existing driveway configuration to preserve
the existing mature trees on the building site.
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 Public Works Director at 713-662-5846 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: Danny Cameron,Public Works Director,for the ZBA posted and mailed on or before May 15,2023.
dcameron@westutx.gov 713-662-5846
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
• •
PAUL S & MARY L MCDONALD GUAN YUNING &ZHU ZHENGHUA JASON J BALL& LORI SIELSKI
5426 BUFFALO SPEEDWAY 5422 BUFFALO SPEEDWAY 5414 BUFFALO SPEEDWAY
HOUSTON TX 77005-2124 HOUSTON TX 77005-2124 HOUSTON TX 77005-2124
ALBERTO M PEREZERRAZQUIN KEVIN H & HEATHER A HULSEY BRADY K & MARY C HUGHES
5410 BUFFALO SPEEDWAY KEVIN H & HEATHER A HULSEY TRUST 3320 SUNSET BLVD
HOUSTON TX 77005-2124 3214 SUNSET BLVD HOUSTON TX 77005-2140
HOUSTON TX 77005-2140
MARK& RUTH DUENSER CURRENT OWNER JARROD F & PATRICIA R MILLS
3224 SUNSET BLVD 3304 SUNSET BLVD 3303 SUNSET BLVD
HOUSTON TX 77005-2140 HOUSTON TX 77005-2142 HOUSTON TX 77005-2141
DOUGLAS BACON CURRENT OWNER WEI WU & RICHARD R BATSELL
3304 NOTTINGHAM ST 3215 ALBANS RD 3223 ALBANS RD
HOUSTON TX 77005-2216 HOUSTON TX 77005-2101 HOUSTON TX 77005-2101
JOHN F AUSTIN III DAN D & CAROL J TAYLOR MIRADOR RIVER OAKS 9 LP
3223 SUNSET BLVD 3215 SUNSET BLVD 3433 W ALBAMA ST STE D
HOUSTON TX 77005-2139 HOUSTON TX 77005-2139 (C/O 5502 BUFFALO SPEEDWAY)
HOUSTON TX 77027-6032
JEFFREY& DALE ANDREWS CURRENT OWNER CURRENT OWNER
5512 BUFFALO SPEEDWAY 5516 BUFFALO SPEEDWAY 3204 NOTTINGHAM ST
HOUSTON TX 77005-2202 HOUSTON TX 77005-2202 HOUSTON TX 77005-2214
ANTON &OXANA DERKACH DOUG & KATE BACON CURRENT OWNER
3216 NOTTINGHAM ST 3304 NOTTINGHAM ST 3224 NOTTINGHAM ST
HOUSTON TX 77005-2214 (C/O 3220 NOTTINGHAM ST) HOUSTON TX 77005-2214
HOUSTON TX 77005-2216
HENSLEE H PURSELLEY CURRENT OWNER ROBERT&JENNIFER SHULTS
3132 SUNSET BLVD 3128 SUNSET BLVD 3123 SUNSET BLVD
HOUSTON TX 77005-2152 HOUSTON TX 77005-2152 HOUSTON TX 77005-2151
BARBARA LEE TEAS DONNA L FIELD DAVID E & MICHELE W MAHONEY
3129 SUNSET BLVD 3132 NOTTINGHAM ST 3126 NOTTINGHAM ST
HOUSTON TX 77005-2151 HOUSTON TX 77005-2330 HOUSTON TX 77005-2330
JOSE & ROSALIND CANDELARIA AVA CUSTOM HOMES INC CURRENT OWNER
3122 NOTTINGHAM ST 5900 MEMORIAL DR STE 216A 3123 NOTTINGHAM ST
HOUSTON TX 77005-2330 (C/O 3133 NOTTINGHAM ST) HOUSTON TX 77005-2329
HOUSTON TX 77007-8008
• •
JEFFERY J GARCIA
3122 SUNSET BLVD
HOUSTON TX 77005-2152
Concerning the Zoning Board of Adjustment Hearing:
We are in support of the variance that Mirador Builders has requested,
asking that you allow the existing driveway to continue in its current
configuration. We have lived in our home at 3215 Sunset Blvd. next door
to the home Mirador has built) for 45 years; it has never bothered us that
the driveway can be entered from Sunset as well as Buffalo Speedway. In
fact, it makes sense that it would remain that way for several reasons.
1 . It seems much safer that there be an option for someone to exit on
the less busy street of Sunset, rather than needing to exit always on
Buffalo.
2. The most important reason is for the health of the two gorgeous live
oaks that are between the driveway and Buffalo Speedway. Their
branches overlap each other; therefore, the roots overlap each other
and completely fill the space where you are suggesting they put the
new driveway. Those are two of the most beautiful trees in West
University; tearing up the roots would surely kill both trees.
We can't imagine that the city would want to enforce this new ordinance in
this case. If we understand correctly, the driveway has been in existence
longer than the new ordinance. We request that you use the "grandfather"
clause and allow the driveway to remain in the current location.
Thank you,
eaiaLC N.
Carol and Danny Taylor
3215 Sunset Blvd.
caro jorU:iantayior(cU,,gc rr1aii.col
taylordanny43(cgmail.com
Josie Hayes
From: Carol Austin <austin.carol@att.net>
Sent: Thursday, May 25, 2023 10:04 AM
To: Josie Hayes
Subject: Variance
JHayes
I am in favor of a variance for the circular drive located at 5502 Buffalo Speedway. My husband and I have lived at 3223
Sunset Blvd since 1983 and would hate to see the 2 beautiful trees in front of that house killed by cementing over their
roots. The drive has been in place for many years and we have not been bothered by the entrance on Sunset.
Thank you for your consideration
Carol Austin
1