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HomeMy WebLinkAbout02222024 ZBA Agenda Item 2 City of West University Place Public Works Department To: The Building and Standards Commission From: John McGowan,Building Official Date: February 22,2024 Re: Staff Report for Docket 2024-0001,3025 University Boulevard Applicant's Request: The applicant in Docket #2024-0001 — 3025 University Boulevard, requests that the Zoning Board of Adjustments(the"ZBA")approve a variance from the city's Code of Ordinances to facilitate the construction of a pickleball court with a proposed side yard setback of 5 feet where a minimum of 10 feet is required. Background Information: The applicant has proposed a project to construct a new pickleball court for a home located at 3025 University Boulevard. The applicant submitted a proposed site plan to city staff indicating a side yard setback of 5 feet and were subsequently informed that a minimum side yard setback of 10 feet would be required from the edge of the proposed pickleball court to the nearest side yard property line. Sec. 7-101. —Table 7-2: Yards (or `setbacks') Table 7-2: Yards (or `setbacks') General Rule: No part of any structure may be located within a part of a building site included within a yard defined, by District, in this table. ("N/A" means the rule does not apply.) Exceptions/Special Rules: (1) Structures may be located in yards to the extent allowed by the Projections Schedule. (2) See special rules noted in table. (3) See PDD Schedules for Planned Development Districts. (4) See additional setbacks in the PWSF Schedule. Item Measurement SF-1 SF-2 SF-3 Interior side Distance from Greater of 10% of building site width or 5 ft. See Notes 2, 3, 6. yard side property line (each side). Staff Recommendation: City staff makes a recommendation for the denial of this variance based on the grounds that the applicant has not adequately demonstrated an evident hardship. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 o ,.ty of West University Place Public Works Department Variance Request The ZBA may not issue a variance unless it affirmatively finds all the following: (1) The imposition of the requirement imposes an exceptional hardship upon the applicant. It is the general intent of this section that fmancial cost alone would not ordinarily constitute an exceptional hardship. (2) No reasonable and feasible method or procedure is currently available to comply with the requirement. (3) The imposition of the requirement is unjustified because of good and sufficient cause demonstrated to the BSC. (4) The variance will not introduce or increase any threat to public health or safety. (5) The variance is consistent with the purpose and intent of the ordinance in question. (6) The variance will not cause a nuisance and will not unreasonably interfere with the use of nearby property. (7) The variance will not cause a fraud to be worked upon the public or any individual. (8) The variance will not cause an increase in public expenditures or budgets. (9) The variance will not create an irreconcilable conflict with any other ordinance, law,rule or regulation. The ZBA may approve,deny or approve with conditions a variance. 3826 Amherst St. www.zvestutx.gov West University Place, TX 77005 713-662-5830 44" tip f 9 City of West University Place . z APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE 0 CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") Address of site: 3025 University Blvd, Houston, TX 77005 Legal description of the siteTHE NORTH 120 FEET OF LOT 9 BLOCK 16 WEST UNIVERISTY PLACE Applicant: Katy Rowley Address: 3025 University Blvd, Houston, TX 77005 katyrowley1982@hotmail.com Contact: Phone:713-483-4444 Fax: Email: 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: Yards (or 'setbacks') • Exact wording of variance requested: Requesting a side yard setback of 5 feet where a minimum of 10 feet is required to facilitate the construction of a pickleball court. Other Data. Are there drawings or other data? ( )No (X)Yes(list items here and attach them) Landscape Plan L100 Attached.The applicant has read the State and City regulations attached. Signature of applicant: jlid` Date: For Staff Use only Date filed:V[ 1 C` 2407 'Date heard:(i . '2, 744,4 Docket#: 0000( Form ZBA-102 Written Narrative: 3025 University Blvd Houston,TX,77005 A proposal to enhance the usability of this residential property and create a 20'by 44' pickleball court for the enjoyment of family and friends in place of an existing putting green.To make this vision a reality,we are requesting a variance for setbacks to place the court in a functional manner. Granting this approval will provide adequate space for this recreational court as well as further serve as a wholesome gathering space to host others in the neighborhood to stay active outdoors. I am formally requesting a variance for the side yard setback requirement concerning the installation of a pickleball court.According to regulations Table 7-2:Yards (or'setbacks'),the setback should be`greater of 10%of building site width or 5 feet'.This translates to 10 feet on this property thus,we are seeking approval for a setback of 5 feet. I would like to provide justification for this variance.The property is elongated, and this proposed location for the pickleball court is in a secluded space, minimizing its impact on neighboring property.The unique shape of the lot, coupled with the seclusion of the designated area, supports the argument that a reduced setback is reasonable and will not compromise the integrity of the neighborhood. Furthermore, I wish to emphasize that the project has already been financed, and modifications to the original design have been made. Unfortunately,the need for a variance only became apparent after further modifications to the size of the court. Had we been aware of this requirement earlier,we would have applied for the variance proactively at that time. In light of these circumstances, I kindly request your consideration in granting a variance for a side yard setback of 5 feet to accommodate the pickleball court. 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CH-7666-1076662300040AG CHARTER TITLE ADDRESS: 3025 UNIVERSITY BOULEVARD HOUSTON, TEXAS 77005 BORROWER: TIMOTHY EDWARD WYATT AND KATY HELEN ROWLEY THE NORTH 120 FEET OF LOT 9 r BLOCK 16 17, WEST UNIVERSITY PLACE ACCORDING TO THE MAP OR PLAT THEREOF RECORDED (N o IN VOLUME 444, PAGE 560 OF THE DEED RECORDS OF HARRIS COUNTY, TEXAS J „FIRE, UNIVERSITY BOULEVARD (100 R.O.W.) LIGHT POLE WATER VALVE �(O.CL.) EAST 100.O0' •PIPE FOUND 'R De FOUND I"NON MA ND NHOLE (CAI.) 1 (CM.) JO.U' CHRISTOPHER T.AILL/CAN AND cS 8 SPOUSE CHRISTINA E.MILLIGAN N N CF NO.20120134194 30'BUILDING LINE I., „eV-VOL 533,PO.368 W HC.D.R. 2.3'�i /6.4' 07.4' v •- �.1 i.f- COV. o ♦ q CO'__ IRON I , /9.2' a si FENCE TOR 0.7'.'�t� —CONC. Q 2—RICK Jj1/ STEPS ""' BRICK Er,'.' RESIDENCE u S 1 Z ma LOT n (W'�. 24.8 v1.2 p(*3 0/MP !S®U NJ CONC. Q. 2.9'H 19.0'—•a Q0.8' �• 51EPS _, m 98 . 24.7' ' r �� 1 CONC. CONC. GARAGE '^. CONC. CONC. _ DRIVEn Ell FY�� CONC 7 - 21.9' jj 1 �L — 1 1l� „ GM II 11 R .__.I,_ 'RECISION' WEST 10000' FENCE POST CAPPED IRON 0.7.�� © AT CORNER g ROD FOUND 2'UTILITY EASEMENT 01 (a.m.) 5.9' VOL 533,PO.368 d N H.C.D.R. CAPPED IRON ROD FOUND PALUR V.B4UKRISHNAN, TRUSTEE ,� (CM.) CF NO.20150363543 • ' i 4 . NOTE''THE RESERVATION OF RIGHT TO ERECT,MAINTAIN, CAPP[:O IRON OPERATE AND REMOVE A LINE OF POLES, WIRES, y. � Y = > ROD FOUND CROSS-ARMS. TRANSFORMERS AND OTHER NECESSARY q. ' ,..- g (CM.) APPURTENANCES FOR TRANSMISSION OF ELECTRIC CURRENT FOR LIGHT,HEAT AND POWER AS PER07VOLYO 1036, PG.642 NC.D.R. M 1/2•IRON NOTE CO.PER VOL.PIPELINE . 641 TO HOUSTON NATURAL X -® ,P*+.arm ROD FOUND C45 ,PER 10.76,PO 642 H.C.D.R. __ • TULANE STREET NOTE'SANITARY SEWER UNE HAS BEEN RELOCATED TO STREET (60'R.O.W.) PER WEST UNIVERSITY BUILDING DIVISION. J I HEREBY CERTIFY THAT THIS SURVEY WAS MADE �A` THIS PROPERTY IS AFFECTED BY THE ON THE GROUND, THAT THIS PUT CORRECTLY C 100 YEAR FLOOD PLAIN AS PER FIRM REPRESENTS THE FACTS FOUND AT THE :' Q r ` PANEL NO. 4820IC 0860 L TIME OF SURVEY AND THAT THERE ARE NO ` F MAP REI4S/ON:06/18/07 ENCROACHMENTS APPARENT ON THE GROUND, ,Q� ZONE AE EXCEPT AS SHOWN HEREON. THIS SURVEY IS A, I AY•°, EASED ONLY ON VISUAL EXAMINATION OF MAPS. CERTIFIED FOR THIS TRANSACTION ONLY AND ° )�� I'•.I INACCURACIES OF FEMA MAPS PREVENT EXACT ABSTRACTING PROVIDED IN THE ABOVE o00 0 DETERMINATION WITHOUT DETAILED FIELD STUDY REFERENCED TITLE COMMITMENT WAS RELIED \ °•,�oOB o UPON IN PREPARATION OF THIS SURVEY. A TEF�RAdN `SS A SUBSURFACE INVESTIGATION ° T-' \Q"a- WAS BEYOND THE SCOPE OF TINS SURVEY TERRANCE MISH �,•"o,�. PROFESSIONAL LAND SURVEYOR S1Oo °NO. 4981 / JOB NO. 10,102 S U R A. O.C.C. -DIRECTIONAL CONTROL LINE FEBRUARY 10,1023 RECORD BEARING VOL.444,PO 560,H.C.D.R. DRAWN BY.:MM/RC10.01 ` ' Charter Title Company JOE 4). — Mink■m," ANNGALBRAITH 713-871-9700 PRECISION w '-8Oo-LANOSLIRY�Y surveyors 281-496-1586 FAX 281-496-1867 210-829-4941 FAX 210-829-1555 950 THREADNEEDLE 51RELI SUITE 150 HOUSTON, TEXAS 77079 1777 NE LOOP 410 SUITE 600 SAN ANTONIO, TEXAS 78217 FIRM NO. 10063700 GENERALINARRANTY DEED Charter Title Company GF#1Mk U O(O fx-yi-kQ 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. THE STATE OF TEXAS KNOW ALL MEN BY THESE PRESENTS: COUNTY OF HARass S THAT CHRISTOPHER T.MILLIGAN AND CHRISTINA E.MILLIGAN,hereinafter referred to as ^Grantor'(whether one or more),for and in consideration of the sum of TEN AND NO/100 DOLLARS($I0.00) and other good and valuable consideration to the undersigned in hand paid by TIMOTHY EDWARD WYATT, whose address is JOTS UNIVERSITY BOULEVARD,HOUSTON,TX 77005,hereinafter referred to as"Grantee" (whether one or more),the receipt and sufficiency of which is hereby acknowledged and confessed;have GRANTED.SOLD AND CONVEYED,and by these presents do GRANT,SELL AND CONVEY,unto said Grantee,the following described real property owned by Grantor,to-wit: The North One Hundred Twenty feel(N.120')of Lot NINE(9),in Block SIXTEEN(16),of WEST UNIVERSITY PLACE,a subdivision In HARRIS County,Texas,according to the map or plat sbereo4 recorded in Volume 444.Page 560 of the Deed Records of HARRIS County,Texas. TO HAVE AND TO HOLD the above described premises,together with all and singular the rights and appurtenances thereto in anywise belonging,unto the said Grantee,Grantee's heirs and assigns forever,and Grantor does hereby bind Grantor,Grantor's heirs and assigns,to WARRANT AND FOREVER DEFEND.all and singular the said premises unto the said Grantee,Grantee's heirs and assigns,against every person whomso- ever lawfully claiming,or to claim the same,or any part thereof. All taxes assessed against the Property for the current year have been prorated between the parties,and Grantee hereby asthma and agrees to pay such taxes in full. This Deed is executed,delivered and accepted subject to all and singular any liens securing the payment of any debt created or assumed in connection herewith if such liens are deuribed herein,ad valorem taxes for the current and all subsequent years,subsequent assessments for pnor years due to changes in land usage or ownership,zoning ordinances,utility district assessments and standby fees,if any,restrictions,easements.covenants,and conditions applicable to and enforceable against the above described property,mineral and royalty reservations,maintenance fund liens,and any title or rights asserted by anyone,including,but not limited to.persons,corporations,govemmenta or other entities to tidelands,or lands comprising the shores or beds of navigable or perennial rivers and streams,lakes, bays,gulfs or oceans,or to any land extending from the line of the harbor or bulkhead lines as established or changed by any government or to filled-in lands,or artificial islands,or to riparian rights or other statutory water rights,or the rights or interests of the State of Texas or the public generally in the area extending from the line of mean low tide to the line of vegetation or the right of access thereto,or right of easement along and across the same,if any,applicable to and enforceable against the above described property as shown by the records of the County Clerk of the County in which said real property is located. GF No.1076662200046 �.. instrument hen this Deed is executed by more than one person or when the Grantee is mom than one the shall read as though pertinent verbs•nuts and pronouns were changedcorrespondingly. person. ed by or to legal entity other than a natural person,the words"heirs end ensigns"gshall stradm mean h wccereswt n and ass gns."Reference to any gender shall include either gender and,in the case of a legal entity other then a natural person,shall include the neuter gender.all as the case may be. DATED the day of March,2023. • CHRIS•f pH• .MILLI/r•(�����/�'"f�\/ CHCRII M LIG N THE STATE OF TEXAS§ COUNTY OF HARRIS § ,�/ This instrument was acknowledged before me on the dodo it,2023,by CHRISTOPHER T. MILLIGAN. ublic -v.ANN D.GALBRAITH °ac MgBL Ca5066g �= 7 h Pere `• �NOTARY �MY h as axaa� T0i`� AUGUST 15,2024 THE STATE OF TEXAS§ ������������ `� COUNTY OF HARRIS§ This instrument was acknowledged before me on the,2 ,March,2023,by CHRISTINA E. MILLIGAN. A' Public s a, ANN D.GALBRAITH PD%145506.a OF TEXAS� •NOTARY aasitoaai STATE 41 Grantee's Mailing Address and Return Address: Prepared by: TIMOTHY ED W ARD WYATT The Laird Law Finn,P.C. 3025 UNIVERSITY BOULEVARD 1512 Heights Blvd. Haus HOUSTON,TX 77005 Houston,Texas77008 2 9:11 t. 14m 1. 0i)I City Utility Statement L City of Customer Name Account Number Service Address Statement Date Due Date KATY ROWLEY 25529181049 3025 UNIVERSITY 12/27/23 01/17/24 West University Place TIM WYATT BLVD .. ) (16- WATER SEWER SOLID WASTE Service Period: 111"213111111 $121.08 $33 05 _ 10/31/23TO11/30/23 AMOUNT DUE: +/- $354.60 ADJUSTMENTS OTHER CHAP';FH BALANCE FORWARD s0.00 $0.00 S0So USAGE HISTORY/urage n tom Gauam) Breakdown of Charges as Ravarss Spea9 Maamga ++ u.. ••• I Wearer 111 Irrigation e. USAGE INFORMATION Q,8aisemmot4a4fiumw.rraNmra.I ,41. %avlelvia.r.omm4.14411111111111Eili WA 78014858 1666400 1640030 26370 30 3/4'Meter RERRN THIS PORTION OF MU.WITH PAYMENT.00 NOT SEND CASH TOP OTIREPAPERCUPS OR STARES. City ut West University Place f:irr nL 3B00 UnNeraity 80uleverd CURRENT CHARGES BALANCE FORWARD AMOUNT DUE West University weal University Place.TX 77005 $354.80 $0.00 $354.60 I Place 713-662-5824 DUE BY: 01/17/24 j AMOUNT PAID ACCOUNT INFORMATION IF PAID AFTER: I 01/1724 I 3390.06 ACCOUNT NUMBER:25529181049 SERVICE ADDRESS:3025 UNIVERSITY BLVD Amlaalal Inlamaael on Home If Paying by Check Remit to NU61227A 900000250T 00.0000.2499 2501/2 111.6111111l11011114dBa911164111"1 nPrardBat KATY ROWLEY CITY OF WEST UNIVERSITY PLACE ig TIT WYATT 3800 UNIVERSITY BOULEVARD 3025 UNIVERSITY BLVD WEST UNIVERSITY PLACE.Tx 77005.2802 HOUSTON TX 77005,3413 25529181049 0035460 Previous Activit How To Reach Us: Last Bill: $220.31 ©Email:billinghelp@westutx.gov Payment: -$220.31 @ Phone:713.662.5824 Balance Forward: $0.00 (1)Hours:Monday-Friday:7:30 am-5:30 pm *Location:3800 University Blvd Current Activity Q City Website: www.westuocgav Water Service Charge-'usage in taw OWWoro Base Meter Fee $11.82 Tier 1:0-3 3 @$4.66 $13.98 I docs.onlinebiller.com 6 -, rii E if] 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 February 22, 2024. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m. on March 28, 2024. 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: 3025 University Blvd.,Houston,TX 77005 Legal Description: TR 9A BLK 16,WEST UNIVERSITY PLACE SEC 1,Harris County, TX Docket Number: 2024-0001 Applicant: Katy Rowley Action Requested: Requesting a Variance to Appendix A,Article 7, Section 7-101,Table 7-2, to allow a side yard setback of 5' where a minimum of 10 feet is required to facilitate the construction of a pickleball court. Additional Details: A new single-family home has requested a Variance as permitted by Article 11, Section 11-100 to allow a pickleball court to be closer than 10 feet from the side property line. 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 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 February 12,2024. jmcgowan@westutx.gov 713-662-5830 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 WYATT TIMOTHY EDWARD WALDO YURI &JULLIAN RAE MONACELLI FRANK M &GLORIA 3025 UNIVERSITY BLVD 3011 UNIVERSITY BLVD 3009 UNIVERSITY BLVD HOUSTON TX 77005-3413 HOUSTON TX 77005-3413 HOUSTON TX 77005-3413 NOWAMOOZ ALBORZ A&YOON CHEN LEO H &JENNIFER L O'DRISCOLL-LEVY MARY J CAROLINE K 3103 UNIVERSITY BLVD 3111 UNIVERSITY BLVD 3001 UNIVERSITY BLVD HOUSTON TX 77005-3429 HOUSTON TX 77005-3429 HOUSTON TX 77005-3413 CHERVANICK DANIEL CHERVANICK D ANIEL T&JULIANA ADDY MICHAEL V&SUSAN K 6320 VANDERBILT ST 6320 VANDERBILT ST 6326 VANDERBILT ST (C/O 6306 VANDERBILT) HOUSTON TX 77005-3416 HOUSTON TX 77005-3416 HOUSTON TX 77005-3416 COOK RAY G II & ELIZABETH W GERSTNER JAMES F & KAREN S % VAN GUNDY JEFFREY W & KIMBERLY A 22806 NW LAKE DR GERSTNER REVOCABLE TRUST %VAN GUNDY TRUST (C/O 6330 VANDERBILT ST) 6331 VANDERBILT ST 6327 VANDERBILT ST HOUSTON TX 77095-5374 HOUSTON TX 77005-3415 HOUSTON TX 77005-3415 ROGERS GAY LUNA CARL A&GINA A ROWLAND MATTHEW& CHRISTY 6310 BELMONST ST 6320 BELMONT ST 6326 BELMONT ST HOUSTON TX 77005-3402 HOUSTON TX 77005-3402 HOUSTON TX 77005-3402 CURRENT OWNER MINER MICHAEL R & KRISTIN M BOUILLION ELLIOTT M &JUDITH D PO BOX 6615 3114 UNIVERSITY BLVD 3108 UNIVERSITY BLVD (C/O 3116 UNIVERSITY BLVD) HOUSTON TX 77005-3430 HOUSTON TX 77005-3430 HOUSTON TX 77265-6615 ODOM WANDA J LEVY JAY & STEPHANIE C THOREEN JOHN R & PAULA 0 3104 UNIVERSITY BLVD 3100 UNIVERITY BLVD 3030 UNIVERSITY BLVD HOUSTON TX 77005-3430 HOUSTON TX 77005-3430 HOUSTON TX 77005-3414 CURRENT OWNER CURRENT OWNER JOSEPH-TALREJA MAIRIN TALREJA 3028 UNIVERSITY BLVD 3024 UNIVERSITY BLVD NIKHIL HOUSTON TX 77005-3414 HOUSTON TX 77005-3414 3020 UNIVERSITY BLVD HOUSTON TX 77005-3414 EADS JOHN C ZUBER J GORDON & MERRYL R CURRENT OWNER 3014 UNIVERSITY BLVD 3008 UNIVERSITY BLVD 3107 AMHERST ST HOUSTON TX 77005-3414 HOUSTON TX 77005-3414 HOUSTON TX 77005-3009 TROJAN WILLIAM ROEGER & STNO HANSEN SAMUEL V SOBASH EDWARD & BROWN DENISE NINA SUSAN 3035 AMEHRST ST 3031 AMEHRST ST 3103 AMERST ST HOUSTON TX 77005-3007 HOUSTON TX 77005-3007 HOUSTON TX 77005-3009 MEDRANO DESSIREE PAVLIDIS IOANNA SEMENDEFERI ROHRMAN ALICE 4510 BEECH ST 3025 AMEHRSTTST 3017 AMHERST ST (C/O 3027 AMHERST ST) HOUSTON TX 77005-3007 HOUSTON TX 77005-3007 BELLAIRE TX 77401-3708 CURRENT OWNER 315 AMHERS ST HOUSTON TXX 77005-3007