HomeMy WebLinkAbout10262023 ZBA Agenda item 3 OCityof
West University
Place Public Works Department
To: Zoning Board of Adjustment
From: John McGowan,Building Official
Date: October 26,2023
Re: Staff Report for Docket 2023-0011,3609 Plumb Street.
Applicant's Request
The applicant in Docket#2023-0011 —3609 Plumb Street,requests that the Zoning Board of Adjustment
(the "ZBA") approve a variance from the City's Zoning Ordinance, to allow a building site with more
than 6,000 SF in area to utilize the Narrow Site"3/7"Exception.
Background Information
The applicant wishes to employ alternative side yard setbacks that deviate from the city's standard,which
mandates a minimum of 10% of the building site width or 5 feet, as permitted by Note 2 of Table 7-2.
Note 2 outlines a set of criteria that must be met to qualify for the 3/7 Exception. Earlier this year, the
language of the 3/7 Exception was modified to clarify the existing exception criteria and introduce
additional requirements to qualify for the exception. One notable change is the addition of a stipulation
that restricts building sites larger than 6,000 square feet in area from using the 3/7 Exception.
The City Council approved the 3/7 Exception amendments on May 8th, 2023, during the first reading,
and subsequently, these amendments were approved on the consent agenda at the second and final
reading of the ordinance on May 22nd, 2023, during the City Council session. Plans for this project were
submitted to the City on July 20th, 2023, obligating the project to conform to the current version of the
3/7 Exception. The applicant has stated that the drafting of plans for the new home began as early as
February 17th, 2023, and they were unaware that that the 3/7 Exception criteria were being revised. The
applicant wishes to utilize the prior edition of the exception criteria, as the proposed building site
complies with all the previous requirements. Please see below for the current and former language of the
3/7 exception criteria.
Sec. 7-101.—Table 7-2,Note 2 (Current).
Note 2. Narrow Site"3/7" Exception. Alternate side yard areas apply to a building site meeting all
five of the following criteria:
(a) The building site is less than 55 feet in width and no more than 6,000 square feet in area.
(b) The use is single-family(detached) use.
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
City of-
West University
Place Public Works Department
(c) Outside the rear yard, no main wall surface of any building is closer than 10 feet to any main
wall surface of a `prior building' on an adjacent building site. A `prior building' is a principal
building in existence, under construction or covered by a current building permit when a
building permit is issued for a subsequent building. A `subsequent building' is a principal
building that was permitted for construction after an adjacent prior building was permitted,
and that is located on a building site that has a common side property line with the adjacent
prior building.
1) Exception: If there are prior buildings on both sides of a subsequent building, each
within 7 feet of the common side property lines, the minimum separation between main
wall surfaces is 8 feet.
(d) The owner has designated alternate side setback areas in a form approved by the
administrative official and in accordance with all of the following criteria:
1) Minimum setback, interior: 3 feet.
2) Minimum setback, street side: 5 feet.
3) Minimum setbacks, both sides combined: greater of 10 feet or 20% of the building site
width.
4) On each side, the setback is uniform in width along its entire length. See Table 7-5a
regarding"alternating driveway"rule.
(e) The proposed garage shall be located in the rear yard. The ZBA may issue or modify a special
exception to locate the proposed garage outside the rear yard if all the following criteria are
met. The special exception criteria conferred by Section 11-102(b) shall not be utilized when
determining whether this special exception should be granted. The scope of the decision shall
be limited to criteria enumerated below:
1) Locating the proposed garage outside the rear yard will not unduly alter the character of
the immediate neighborhood;
2) The location will not restrict access to the principal or neighboring properties for fire or
life rescue;
3) 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;
4) A Protected Tree(s) that would otherwise be removed due to a garage being constructed
in the rear yard would be preserved; and
5) The submission of a Tree Disposition Plan and Tree Survey approved by the City's
Urban Forester.
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
City of
West University
Place Public Works Department
Sec. 7-101.—Table 7-2, Note 2 (Prior).
Note 2. Narrow Site "3/7" Exception. Alternate side yard areas apply to a building site meeting all
four of the following criteria:
A) The building site is less than 55 feet wide.
B) The use is single-family(detached)use.
C) Outside the rear yard,no main wall surface of any building is closer than 10 feet to any main wall
surface of a "prior building" on another building site (unless there are "prior buildings" on both
sides, each within seven feet of the property line, in which case the minimum separation from a
"prior building" is eight feet). A "prior building" is a building in existence, under construction or
covered by a current building permit when a building permit is issued for the subsequent building.
D) The owner has designated alternate side setback areas in a form approved by the administrative
official and in accordance with all of the following criteria:
(1) Minimum setback,interior: 3 feet.
(2) Minimum setback, street side: 5 feet.
(3) Minimum setbacks, both sides combined: greater of 10 feet or 20% of the building site
width.
(4) On each side, the setback is uniform in width along its entire length. See Table 7-5a
regarding"alternating driveway"rule.
Variance Request
The ZBA may not issue or modify a variance unless all of the following circumstances are present:
(1) The ZBA has made all findings and determinations required by state law for the granting of a
variance. A "special condition" or "hardship" that is self-created, personal or based only on
financial reasons is not sufficient to support the issuance of a variance.
(2) The ZBA has made any additional findings and determinations required by a specific provision
of this section which relates to the variance.
(3) The variance has been reduced to writing and includes any conditions prescribed by the ZBA or
required by this section for the variance in question.
The Board may approve,deny or approve with conditions a variance.
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
City of West University Place
APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
fxAS
Address of site: 3609 Plumb Street
Legal description of the site: E 1/2 of Lot 2, Block 63 Second Addition to West University Place
Applicant: Alfredo Tellez
Address: 3301 Georgetown Street
Contact: Steve Santry Phone: 713-504-0039 Fax: Email: sgsantry@gmail.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:
( ) Special Exception.
• Exact zoning ordinance section that authorizes the special exception:
• Exact wording of special exception requested:
(X)Variance.
• Exact zoning ordinance section from which a variance is requested:
Sec. 7-101,Table 7-2, Note 2. -Narrow Site "3/7" Exception
• Exact wording of variance requested:
Requesting a variance to allow a building site larger than 6,000 SF in area to utilize the Narrow Site
"3/7" Exception.
Other Data. Are there drawings or other data? ( )No ( )Yes(list items here and attach them)
Attached. The applicant has
read
th-e_____teid-City regulations attached.
Signature of applicant: 1 �Jv \ ' Date: /v2\/ZUa-
For Staff Use only Date filed: $ D3Date heard:' 'QJ(T Docket#: _ )t)
Form ZBA-102
PROB STFELD AS SOCIATh S •
PROFESSIONAL LAND SURVEYORS
515 PARK GROVE DRIVE, SUITE 102 ♦ KATY,TEXAS 77450 ♦ (281)829.0034 ♦ PAX(281)829-0233 N
PLUMB
41.3aw+ STREET .....-
01.47.98
60' R.O.W. (Vol. 638, Pg. 147 HCDR)
T10441 T/048.4
NOTES: 047A6470 047A 1104133
T1 C
1. Elevations shown are based on City of West • ' 40
4,,,
University Place Benchmark No.5R Elevation 13
=52.06 NAVDBB(2001 Adjustment). waw Y/',:,,, +� AL .
2. Fences do not false lines as shown 10000 50.0 10.80 18.80 Fad. ori Fed.RodaIS'
properlyMAO EAST 50.00' � 50T Iron Rod a � Iron
above. O e-
3. Lot subject to the Zoning Ordinances now In force Fnd.Ser 0 0 ia4P 0 og Fix(5la'Iron w [jj
In the City of West University Place,Texas, Fnd.1/2'Iron iron Rod Fnd,NS' Wit Fnd.618' Rod
Rod std. Iron Rod (N-0.011 nary O i�
inducting but not limited to Ordinance No.1204 ea !w reference low Red <
set forth in instrument recorded under Harris (t0.5'on lure) .
ra
County Clerk's Re No.R741573,those recorded 305305 o
ofin Volume 1075,Page 485 of the Dead Records My O4 04 '.I 04 . '. 0?
Harris County,Texas,and Article 7 Table 7-2 of •
rn
the Code of Ordinances.Subject property lies
ce
within Zane Residential SF-3. -_ _ 1Caandd _ " ' 30'Front Setback Line °o (J)
rt_
10.5 j.,- (City SF-3 Zoning) a
4. TABLE 7-2:Yards(or'setbacks')as per City w 40. 104 6 25.1 E r I t Zo " t";
of West University Place Charter 8 Ordinances 03 I g. yJ II I AO 1
notes the following:FRONT YARD:20 feet 5 , ,y I OA 0' 0 ';
the building site depth N 110 feet or lees;25 99 I m
T6eWkl/2 r 2-Storyx
feet H the building site depth is more than 110 �La y Brick
TT+! I W�8�2 n m
feet but not more than 125 feet;30 feet if the )e)i.MT6®. IX Brlc�f&Frame 1 #f Lo 3
building site depth Is more than 125 feet. W;Si.mCTT,m., I XI H
OICCP•RP.202662a062) I fNNE.dRra'=RAO g1 I°
INTERIOR SIDE YARD:Greater of 10%of b
building site width or 5 feet(subject to narrow 44 4.4 I 0�i 01
site 3/7 exception).STREET SIDE YARD: & 357 I DI
Greater of 10%building site width or 5 feet 8 4.5 0
- I ree n
(subject to narrow o site 3/7 exception).REAR 'LM S.:.��, I 0
YARD:20 feet. = TCaon TREE Canopy
r Sries Pole # Name Diameter Radios
5. TABLE 7-4a:Garage door or opening faring ° I' 04 T1 Pecan Tree 20' 30.0'
front street line:Prohibited unless:(I)the 04 - -y I 10 J'='i 12 Tree 1T 10.0
GC744 9' T3 Tallow Tree 3Y 30.0
garage door la set back ten feet or more from i T4 Oak Tree 10' 15.0'
the front yard.and(U)there Is only open area 'z+ 'I 8 TO Crepe Myrtle 18.• ISO'
above the drivewayfor at least 7 feet Inward _ Y a TO Crape Myrtle 20' 15.0
from the front yard,and any structure above 6 T3 ® ,' *", I I
5'SCs Setback line f
the driveway(and within 10 feet of the front (City 8F-3 Zoning) t�'I r•Cp
•
yard)must be cantilevered or suspended from 0 104 I 4> T4 0' i 4' 0the building.Additional requirements for I LOT 2 I B Bide Setback Line
detached/accessory buildings,architectural BLOCK 63 p , 0.1722 ACRES . I (City SF-3 Zoning)
features,and sports courts,swimming pools, ,gE 7.50080.FT.
etc.,are not shown and should be Investigated SECOND b 0..Service Pole
prior to any planning or construction.Lot may ADDITION TO 5
be subject to certain requirements pertaining to W B S T 04 104 h 0? r32 223 0
front,side and rear setback lines and also UNIVERSITY .) ° I
architecturalGeryprotrusions such as eaves, P L A C E .sante.Pale •51.02
overhangs,ledges,etc.,in relation t4 _I-___ ° . 2-Story. ti ____20 Rear Setback Line
SECTION 2 - Y (City SF-3 Zoning)
easements and/or bulldog lines and should be (Vol.538,PE.147 HCDR) 1 = Frame
vented pilot to arty planning or construction.
8. This survey was performed without the beret of 04 ' 0= 229
Set'UT iron Rod
a current title opinion and Is subject to any facts a for Reference01_ �-re Ge.Meter -Wood 0.1
full and accurate title search may disclose.Al (3'x 3') 0® 0 O4 Op 9O4 Oe,
easements,building lines,zoning setbacks, // 'a FM.1'Iron Pipe
restrictions and covenants of record may not he Power PoSetB k♦01 0.5 04 r.Woad few 0.310 (3 46'34'E-0.5')
shown. Found or
No Iron RWEST 50.00'
7. All bearings are based on the South right of (Access Denied) LOTS LOT 6
way line of Plumb Street(East).
PLAT OF PROPERTY
FOR: MARIA LUISA LOPEZ IRREVOCABLE TRUST w
ALFREDO TELLEZ
AT: 310Y PLUMB STREIIT•WEST UNIVERSITY PLACE,TX
LGL: EAST ONEAOALP(S.1/2)OF LOT S,SLACK 63
SECOND ADDITION TO WEST UNIVERSITY PLACE
VOLUME+ISS,PASS 147 OF TME DISED RECORDS OF
HARRIS COUNTY,TEXAS
SCALE: 1'■20'
DATE: 7/512022 REVISED DATE: EMAIL Property DOSS NOT LMSI
WINE .aaleested 100 year Ise4le.. EMAIL COPY
PANEL ND:.4112010 ONO L'= FIS:L411+ LOMB:S1SA631SSP NOT TO I(SECORSEL FOR ANT MINS(
ZONE: SHADED x EFF.DATE: 5/15/2007 1350412013
BASE FLOOD ELEVATION: 50.5'(100 YR) I S1.5'(500 YR)
LOCATED BY GRAPHIC PLOTTNOONLY AND NOT RESPONSIBLE FOR ACTUAL DETERMINATES/
THIS SURVEY WAS PERFORMED IN ACCORDANCE WITH TITLE COMWTNENT
PROVIDED BY: NO TITLE COMMITMENT WAS PROVIDED
GF#:_. ALL E$MT'SIBUILDINO LINES MAY NOT BE SHOWN. JOB# 2905-004 DRAWN BY: RK IMDH
THIS SURVEY IS THE PROPERTY OF PROBSTFBD S ASSOCIATES,INC.,IS CERTIFIED FOR T'NIS TRANSACTION ONLY,AND IS NOT TRANSFERABLE TO ADDITIONAL INITITVTIONS OR OWNERS.
CAI Q C> pl Z (n
v '. <,( D ,--F 0- > 0-(n > O n� � (D (n W
nD (n -t z —• n -
( O (D• O n nrD
-o 0 ,_..r q (=I: CM 74' (r) — 0 k0
(D -fi r* 0) r (D (-) 7t7 (1) -n-< Q D
-sr-r (D < On or';' (-) rN-r
0-C3 F(D0 2r+ �_, (Dvoc
C CD :— CD 3 * fD O -+
rt) � D o D Q0CU CD Q0. Cr
CU W
D � r-r (D CDS m (1) E•
(D ri• CDD Q (D N V
Q c W C < n 0 0O (n <• (n rn
E: at'0 c' —. N CO ,7 � N• Q -' p c7
r-r (D n
- — 5 � = -
D r+ > 0_ O �
o
= D'''cu � - O pl
' O QUOcn � Q CD. � Cr-rN -
0
--NQCDvo CD
�
�, c�n � -0 ca_ U(714 c
r-+ -I c5 o—
p �. W � �r* CT
(D N
� � CT 0- .0 —% -0O � rb
-0 r+ -0 CD r-r w N Z
<� � a .< -po 5LA) rr
3 � OcnC neo -co-
-
O r-r (D —. a) O Z
r,. (ail p WC D = f0
Otn
a) a) (DCU `meq r+ N �
: 0.--N cv, (D <
(D -< O : (D *E teCrD°
— cr —�moN
(D
W
(DQ < � �I • �O NJ(Do
(D rl 0) 0 , r+ N w
O
Q
� � NoQ (D — c *
ro n
O ,7.-4 (D Q'
(D(
5 3Q D5
_ Dr, -5rnCrg0 NO
V)
(7 v)
O c
(nn z • • • • Q�
00' 0 -' CD
Hco u, w ry I-% 0 C� -- Q rn-r
r
5•••i
2 co �• �• �• N _ — O
`V ? O CT
cli ° N, v, frn CD
O• iilp m
Oft, v, 0_ 0 rr 5• m
rb 0- m r° (4 r° a) prq 6 O 0
-< N a' CT CT .1 CO O 3 CD
k rD a, 3 v a, v rD O v7
�' E Orq
Oc_^ =' SD -' -< -• n
o Q O ,-1- ,-t- F I O_ CD
0 = (1), (D CD r+ 0rD
N a) O CD
‘.+, O 0- ) r0 w CD cn -0 C
N o -0> °� 0 p O O Oc? ooD
O
r —I Drcp-I• W D C' E O
ri. r0 v r- 5 V) Q
r0n — rr -,, CD D� •< rt
. p0 V (D v O CD m =
v, (/' r+ CD
H a v n O O CD CD
Q. O r) —h Di
CD
Z rro A- w o O O
� pL'' N a) -0
O~'• 0
coc
n' 0
V.) '
1 .
al
0
Leo
73 OJ O rD cr 0
NJ v) CD 3
1-, N -. =. 01:1 a'
N
O On W o 3 V
Q n \ =
c = (-1- N _ cvn S
F) N = C UJ DJ
vI (7 NJ Z
W CIO
p ,.< CD
• v -I
3.
fD
UJ o, > n z.
Q v fD O ,C \ CD
cm
= -0 n 00
N \
04 SZ o
115 Q Q = NJ
n
UJ Iv D n
v n V p ,C I J
Q O , (D
Qq Q ((D CD o N
Q = w
n
e h �f N C
u'1 O = C
\ O c_ C' N
N =
_ V
N = -O
UJ (, Q 3
N
UJ n 5
OJ 0- \
O• = ,rt ......j
n. C N
N w
rr viO O 0 - C
Q N
_ 2 N N
N N r-P rt
W C fD O
Q
n n -
v
CIU 04 n N W —
fD \ Q\ 1-4
V NJ
W
P
O
INCL
� x47 `fin si�'3 ! -F gg A �• Q.)
- M5i4p221.3._A=g4 9 Q_ CD
• ;p
S r S — -0 1 P b o f g! s= _ ' .p 0- Vim/
3 - sops▪ - R066�0A `—'. u
4 1
cis =1 - - S �gr3i117 q < l /
=s..s �nrffcc - r
(� o� � D cL
rrr - r - ''A 99' • �� n -.
Zi u1 u M u (D
-
) O
D
c c_
22222 C
m •J a L 'L • id (D
. z 2 Z ` V
c s a s a
F
J
r•
PC so
C) N
C —.O
5 s , 7 (V
E a a a'
v w
'2 1 r t z
.Ia •1 -.. .l Z
Q = v =
N
e
C V• a S 6
a Yi "
m Z ,N 6 H Z
5 C W
- R 1
-I -.. -4 -4
C? , W
n rn
0 E
• tz � � s � 3 cu
N N N N N -0 . il, a) P. 3 ,
3• VOS N (AD m fD i y •
yj N N p� �' d 0
= O n v 3 cD a)
4= CP —1 <. 0.CD 0 X N IN N N •
oCa
co vco
3 �• N ? o °' w cn (D
• .D ^ • � = m
lG • 4. N
,
N W N
A
•
a
O 8 I' t`»
c• ._a) 3 =• ^ ` ^ `
F. m v IN 1JJ SD
N
• O
ca s N
o c 3
co
N -4,
5n 7 —h
o 0
co
0
c
I
FE Fir
o
_
cvFp' Cig
'v
CU
3
o
_
0
Q N (
Cr.
O D
p O (D 0-_ Q r'1y, ,-(-)i-
,7,.
0 = * 0 -• "<
= O
1, .) C �I1--' ...1 vL i t-i
CI A, ' ¥`
C r\#. 01-
M�
Ili
Ap
fir.
i
•
Y •1Ii
n �di
�. £ , yam
» s i s
_ +�� 4 +4a+ r
g E 9
..__
is �a3la iN ___
5t". ";--- _-
CT
tCZ
Ja; ,
._ _. , 1,,,,_ r, _ .1„,..:,-, ,,,„s....!,, - .... i,t
viiip ,.... .7,...„4,....1. .. ...... , ..,..;_. .
.621.0„...,....imp „. ,,,, . ...,, , ,. .. , .
, ,
. . .
I,
,.
' wi .: „ wwws
„w.�w :
1,
y aw►rj,,4111 " "1
� .. �r. - . ..
ht's 4101111.10.-. .i't II t �r +' ..
1•:11 f+4+ .' ' .,o w,
i],„,. . il . . -
t. I z
* w o
f
( .
P __4. �, 1 „ -' C
i
�•` yI W . .1
1 s
t ,/ a . >. �w
.,)k '
.r 1=F
tw.., . t
t
#- r
. _
i , .
•
C
i .......,
"--'- ij&
0
MI 0
O13, 5' c
0 3' SD cr
DJ a
< 5 -0
Q
N
Q_ -<
m (7'
096 0
150 - 09 6 , O
3620 A o Y �QO(}" y
o -000 1000- o o OZ09
6199 0 096
05 6 4=, 091,
0
6000' 0 X0190 0 o bul 0 9£ v�
096 1719 co 096 to 096
000- U, 17000' 01 0 OW.-
(j1 10£ `./.'
019E 0096 609 N
096 -a 096 Q,
CP 1.1,00- crN 0 3605 0 n
oo9 6 9099 Co o9 6 -0005 `.' 3 g w000-
Z09£ O
nil-cri 3601 0 ,, N
NI,Zo99 pg 6 0006 w 05 6
m rig 1
V
; „ ,i,, : .t,, t , .. .,..t.„„ „... . .
4 f -' ''..; (D
tif
i" s n
44%,
H
V �-p _
x . e ' '' f
,,.e
�, --5
w , c ;'1-
I
1 . :` 41111:r'' '''' ''' '"sle:' / '
1 - f f C
•
*�i '•....c..-, r.. a �, * ��
rt
c: y T
0
tt.
ii
x
tift 461t 'f° 1FTA
• j 41f �` ii �•��7 . V � i ti +
/ ij; �S � . � �
h4
.
''','' II° lif, .-;.,-,11 '"74. iiill"4'
f
1d0S8H ,%.
— N
cu rDZ
0, e-r Ort ` '
CT
fD (D
a )
r-r -
'-r 11°
N c
CT v) l0 m
flJ rt I-, N rn�
N
I Q
fD Cr
W �.J.J
1,mo o''.*+ i..: l J
(D p
).<
fD
1--1
{-11, 'u
_0 W r- . .
;- ,- ;
rN-I. t..0 #\ 5 r
fp,
fi a t
t' Msfe,
•
[D fD f
,.. Lri. ', i .„ '
ar
,..r �' ',a :, ...
0'q n CC
N CD
N
r-r
(n.
(D
lir- NO ,;.c.
4098)1 ..
1
-1d t l t . ► y `" ` g
I !_.I, t .
S
1 - g«'
Y .
l 1
C
rDr--F
rDr--h'
0
n
0
-hm
W �
w rt
c.n
N 0-
CT
w (D
cr
c.) Cl)
C2,
U, rD
W o 0 Q 3
a ; ,= N (D O Cr
ca C n LJ'
(ND
Cr n (D
r* v 3
iaoaa W �S aa3aa w
tottortspb,
. �" .. r r't tt
II II
KB5OFT
�- ON
aPtk
O F*
.••.f,1)';.'',YS ity .t
.111111111161,
A :'. i
,.'" I UNrrs
(D C2-_, 01 CO- - 0
Ty:
C fD f -0 -• O
CD r-• r 0 Q � cu
=
ORa fD
W rr P fD -• 0
Q
fD CfQ
CDD m
* W ci�
'' l
,—,-
CT'
+CT'
C
r••
.' . o I
. '
Fr . .
A
liPill .
h
. , . 411) .
.
•.ii
it-
t , i
I
._ -
;
wf 1, ; t3 kr ''
q
" 1ii "r ..
.1
. .
1 I,
1
Nsi,,
._.
. ,,-
1r!$ _ .
,,
y. f L ,..
,4, _ ,:._.. ,
.7, /
rIS.
1:47.,:11'::`C:,V toy 1 Z
k --
---,,,,"a,,,:,-,,• 4S▪ ^�y• 'iy,ti t „.
+�
l {
c ens.� ,�.
-••; ,
•
7*
[,
4:. --,___
rr
r`
1
, .1 i t
fir,
VO,' " t llititi.-' e'..y.e, i: -.141 4,.,,,
'
, \ L,
n
CD -1, n Q
rD O C CD
rD
I
o
rD
a,
a� �' r--t-
( n, Q N p Q w
N
a, �- + r�
0_
m h Cr - h
(/)
r--F
fD rD
w
0
O
0
rD
.7 W
cn
183.1a{N IS a8313 VV
4011111161M illit • r7•
y
W e'
4,•
! 3
gx, . , .
., 1 r'N,
Immo 113„ tots.
•
Z. w. •,
stir "••. is
w. . ,,N.
•404. •••
4 at +rt • 4, �.'
i
,_
4
•t
r a
i4+ i
III• • o'rs* •�. `+# '`t `' • .*►
\‘°,
•
r
• •
�+ �
O -' Cl.
- v. rD
cu = 5 (D v)
Cfq 0 = O
N 0
rD t_,. •.
<
•
•
•
•
•
•
Q+
H C CP,
r E
0G b
' 2
4j '
m
V)
rp
CD
rD
fD
N
rD
rT)r--F
rn A
n0ii)
C
V
Julie Thomas
3613 Plumb St.
Houston, TX 77005
October 25, 2023
Zoning Board
City of West University Place
Public Works Department
3826 Amherst St.
West University Place, TX 77005
To the Zoning Board for the City of West University Place:
I am the owner of, and my family currently resides at, 3613 Plumb St. in West University and
am writing to oppose the Action Request filed by Applicant, Alfredo Tellez with respect to 3609
Plumb St. located directly next door to my house.
The action requested states that Mr. Tellez is requesting a Variance as authorized by Appendix
A, Article 7, Section 7-101, Table 7-2, Note 2, to allow building site with more than 6,000 SF in
area to utilize the narrow site "3/7" Exception for the site address—3609 Plumb St, Houston, TX
77005. The Legal Description is E %z of Lot 2, Block 63 Second Addition of West University, Harris
County, TX. Docket number 2023-0011.
I do not believe a variance should be granted when doing so would raise safety concerns.
Should the board agree to this action request, the house as built will be too close to our home.
We are worried about proximity should there be a fire, hurricane, or any other natural disaster.
Additionally, the natural light that is now flowing into our home will be complete and total
darkness. Both of these concerns will affect our quality of life and the enjoyment of our
property.
Thank you for your consideration in not passing the action requested by Alfredo Tellez as stated
above.
Respectfully yours,
Julie Thomas
3613 Plumb St.
Houston, TX 77005
Donna P. Donnell
3620 Plumb Street
Houston, Texas 77005
October 26, 2023
Zoning Board
City of West University Place
Public Works Department
3826 Amherst St.
West University Place, TX 77005
Dear Zoning Board for the City of West University Place,
I am joint owner with my husband, James, of my current residence at 3620 Plumb Street. I am
aware of the request for a zoning variance by Mr. Alfredo Tellez for the property diagonal to my
home, 3609 Plumb Street.
The action requested states that Mr. Tellez is requesting a Variance as authorized by Appendix
A, Article 7, Section 7-101, Table 7-2, Note 2, to allow building site with more than 6,000 SF in
area to utilize the narrow site "3/7" Exception for the site address—3609 Plumb St, Houston, TX
77005. The Legal Description is E 1/2 of Lot 2, Block 63 Second Addition of West University, Harris
County, TX. Docket number 2023-0011.
While I am extremely interested in moving past the unsightly, neglected condition of the
property currently, I oppose the variance request even if this means delays while Mr. Tellez
works through his building plan to build within the current requirements for 5' on both sides of
the home. I am not interested in placing any of our homes in West University only 3' apart for
any reason. We all must build our homes within the rules at the time of our permitting. The
rules are not always convenient and, truly, often spawn a series of seemingly intolerable
compromises in the dreams for the home. The compromises most often do not impact the
quality of life once you move into the home.
Having a home only 3' from a neighbor, however, could impact the quality of life on an ongoing
basis. Privacy and safety are compromised when homes are only 3' apart. I live on the ditch
with no neighbor to the west and have a neighbor across the driveway on the east. Even with
this extended and unique space, I sometimes feel as though my neighbor is staring down on my
family spaces on the east side. I cannot imagine being only 3' from any neighbor; I believe
would feel as though the neighbor was in my home with me. We spend much too much on our
land and our homes here to have to endure spacing of only 3'.
I have heard on the sidewalk that Mr. Tellez is building a spec home on this property, and he
plans to build a front-loading garage if he is not granted the 3/7 exception. If his desire is to
avoid a front-loading garage, and he does not have an owner to please with his design, then I
propose that he consider narrowing the home by a suitable amount to work within the 5/5
rules and have the design (garage in back) that he desires. I do not believe that the outcome
from the 5/5 requirement must be a front-loading garage, especially if not building to please a
current owner.
Furthermore, as a spec builder, Mr. Tellez is not personally invested in the outcome of building
a home only 3' from a neighbor. He will build, collect his money, and walk away to leave a new
owner on top of an existing neighbor. Mr. Tellez will never have to manage the relationship
with an existing neighbor whose privacy and safety are now compromised and who bought a
home at a princely sum to now have a new home built only 3' from their home. I believe that
Mr. Tellez's interests are simply in moving forward with his plans instead of being a good
neighbor with his plans. Please do consider his motives as you study this case.
Thank you for soliciting my input on the decision regarding the home at 3609 Plumb Street. I
appreciate the time you are taking to allow neighbors to express their concerns. I genuinely
hope you will not pass the variance for Mr. Tellez. I implore you to deny his request.
Respectfully submitted,
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 26,2023.The hearing may be recessed and continued to a ZBA meeting
set to begin at 6:30 p.m. on November 16, 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: 3609 Plumb St.,Houston,TX 77005
Legal Description: E lA OF LOT 2,BLOCK 63 SECOND ADDITION OF WEST
UNIVERSITY,Harris County,TX
Docket Number: 2023-0011
Applicant: Alfredo Tellez
Action Requested: Requesting a Variance as authorized by Appendix A,Article 7, Section 7-
101,Table 7-2,Note 2,to allow a building site with more than 6,000 SF in
area to utilize the narrow site"3/7"Exception.
Additional Details: A new single-family home has requested a Variance as permitted by Article
11, Section 11-100 to utilize the narrow site"3/7" exception on a building site
which does not satisfy all listed requirements for the exception.
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 wheelchair accessible from the
West and Southwest entrances and specially marked parking spaces are available in the Southwest parking area.
Signed: John McGowan,Building Official,for the ZBA posted and mailed on or before October 16,2023.
John/McGawa ry
jmcgowan@westutx.gov
713-662-5830
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
CURRENT OWNER BILLIPP PETER H & CAROLINE K THOMAS WILLIAM L&JULIE M
5102 BRAESHEATHER 3601 PLUMB ST 3613 PLUMB ST
(C/O 3605 PLUMB) HOUSTON TX 77005-2929 HOUSTON TX 77005-2929
HOUSTON TX 77096-4106
CLARK ROBERT& KIMBERLY J CURRENT OWNER HUSTON FRED N JR &JILL W
3619 PLUMB ST 3602 PLUMB ST 3612 PLUMB ST
HOUSTON TX 77005-2929 HOUSTON TX 77005-2929 HOUSTON TX 77005-2929
DONBERT TRADING INC DONNELL JAMES M & DONNA P ODONNELL CAROLYN C&CAMPBELL
3614 PLUMB ST 3620 PLUMB ST JANET ODONNELL
HOUSTON TX 77005-2929 HOUSTON TX 77005-2929 3701 TANGLEY ST
HOUSTON TX 77005-2031
EUBANK STEPHEN W& KELLY V DUDEK RICHARD E CURRENT OWNER
3704 PLUMB ST 3701 PLUMB ST 3620 GEORGETOWN ST
HOUSTON TX 77005-2810 HOUSTON TX 77005-2809 HOUSTON TX 77005-2913
CURRENT OWNER HERMAN JOSEPH
3620 GEORGETOWN ST SHU TUNG &TAI PEI-CHING 3606 GEORGETOWN ST
(C/O 3614 GEORGETOWN) 3610 GEORGETOWN ST HOUSTON TX 77005-2913
HOUSTON TX 77005-2913 HOUSTON TX 77005-2913
CURRENT OWNER FIELD THOMAS G IV& CAROLINE C FIELD THOMAS G IV& CAROLINE C
2726 BISSONNET ST STE 240 PMB 632 3605 GEORGETOWN ST 3605 GEORGETOWN ST
(C/O 3602 GEORGETOWN) HOUSTON TX 77005-2913 (C/O 3611 GEORGETOWN ST)
HOUSTON TX 77005-1352 HOUSTON TX 77005-2913
BRACHT GERALD L BERKLE BRIAN J & PARTIN JENNIFER L SIEBER ANN W &JOHN G
3615 GEORGETOWN ST 3619 GEORGETOWN ST 3621 GEORGETOWN ST
HOUSTON TX 77005-2913 HOUSTON TX 77005-2913 HOUSTON TX 77005-2913
3702 GEORGETOWN LLC ESTRADA JORGE VEGA ZULMA NOBEL PAUL MICHAEL& MARGARET
4906 BELLVIEW ST 3524 PLUMB ST RENEE
(C/O 3702 GEORGETOWN) HOUSTON TX 77005-2928 3520 PLUMB ST
BELLAIRE TX 77401-5308 HOUSTON TX 77005-2925
DEBMEN LLC YOUNG PAUL R JR& SUSAN T KEYHANI MELINDA
3510 PLUMB ST MANAGEMENT TRUST 3515 PLUMB ST
(C/O 3514 PLUMB) 3521 PLUMB ST HOUSTON TX 77005-2927
HOUSTON TX 77005-2928 HOUSTON TX 77005-2927
FRASIER SCOTT OWEN VIVIEN W LORENZEN CHRIS A JR
3511 PLUMB ST 3514 GEORGETOWN ST 3518 GEORGETOWN ST
HOUSTON TX 77005-2927 HOUSTON TX 77005-2912 HOUSTON TX 77005-2912
WALTER KEVIN & CAROLINE BURKE ADAM &SYLVIA ARNOLDY JOHN S JR & KATHRYN
3524 GEORGETOWN ST 3523 GEORGETOWN ST SHOLEM
HOUSTON TX 77005-2912 HOUSTON TX 77005-2911 3601 TANGLEY ST
HOUSTON TX 77005-2251
BURNETT RILEY LJR 7 PRESCILLA T H LAND HOLDINGS LTD DONNELLJAMES M & DONNA P
3607 TANGLEY RD 1400 ANDERSON ST 3620 PLUMB ST
HOUSTON TX 77005-2251 (C/O 3636 RICE BLVD) (C/O 3621 TANGLEY)
BELLAIRE TX 77401-6098 HOUSTON TX 77005-2929
DODDS SHARON
3613 TANG LEY RD
HOUSTON TX 77005-2251