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HomeMy WebLinkAbout10242024 ZBA Agenda Item 2 City of West University Place Public Works Department To: The Building and Standards Commission From: Brett Cast,Asst.Public Works Director Date: September 26,2024 Re: Staff Report for Docket 2024-0005,3303 Bissonnet St Applicant's Request: The applicant in Docket#2024-0005 —3303 Bissonnet Street, requests that the Zoning Board of Adjustment(the "ZBA") approve a Special Exception from the city's Code of Ordinances to allow the construction of two (2) additional play structures to be located at the Children's Place pre-school ministry. Background Information: The applicant has proposed two additional play structures to be installed at the Children's Place pre-school ministry. This special exception is a follow-up to a prior variance and special exception request which were approved unanimously during the 7/24/22 meeting of the ZBA. The prior special exception request was related to approving an accessory childcare use for St. Andrews as required by the zoning code. The prior approved variances were related to alternative front and side street setbacks and pervious area. During the initial request,the applicant provided a conceptual site plan which included details on the proposed layout for the pre-schools' play area. The site plan was approved by the ZBA in the proposed configuration and layout. Recently, the applicant submitted a modified plan to the city indicating that they desired to install two (2) additional play structures that were not included on the site plan approved by the ZBA. To authorize the additional play structures,the applicant was informed that they would be required to submit a request for a special exception to modify the approved site plan. Sec. 7-101, Table 7-1, Note 3.—Accessory Uses and Structures. In the indicated districts, the ZBA may issue a special exception to authorize additional uses and structures, if the ZBA finds and determines that each additional use and structure is: (i) accessory to a lawful primary use and (ii) compatible with nearby sites and their uses. The special exception may include a site plan identifying and limiting such uses and structures. Staff Recommendation: City staff makes a recommendation for the approval of this special exception request. Variance Request The ZBA may not issue or modify a special exception unless all of the following circumstances are present: (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. 3826 Amherst St. zvww.westutx.gov West University Place, TX 77005 713-662-5830 City of West University Place Public Works Department (2) The ZBA has determined that the proposed special exception will be in harmony with the general purpose and intent of this section. (3) If the proposed special exception involves a bar, the ZBA has found that the applicant has clearly demonstrated that there is a readiness, willingness and ability to comply with all applicable laws, rules, regulations and ordinances relating to alcoholic beverages. (4) The has made any additional findings and determinations required by a specific provision of this section. (5) The special exception has been reduced to writing and includes any conditions prescribed by the ZBA or required by this section for the special exception in question. The ZBA may approve,deny or approve with conditions a variance. 3826 Amherst St. www.Westutx.gov West University Place, TX 77005 713-662-5830 p`Y�EST U', U v City of West University Place ,n APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") 'LXF', Address of site: 3303 BISSONNET Legal description of the site: LOT 2 BLK 90 WEST UNIVERSITY PLACE SEC 2 Applicant:ST. ANDREW'S PRESBYTERIAN CHURCH Address: 5308 BUFFALLO SPEEDWAY, HOUSTON,TX 77005 Contact: KELLY LEWIS Phone: 713-667-1703 Fax: Email:kelly@sahouston.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: (x) Special Exception. • Exact zoning ordinance section that authorizes the special exception: Appendix A,Article 7,Section 7-101. Regulations,Tables, Etc.,Table 7-1,Note 3.Accessory Uses and Structures • Exact wording of special exception requested: PLEASE REFER TO THE ATTACHED APPLICATION ADDENDUM ( )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 (X)Yes(list items here and attach them) APPLICATION ADDENDUM EXHIBIT D-1: PROPOSED REVISED SITEWORK PLAN EXHIBIT A: SURVEY/LEGAL DESCRIPTION OF PROPERTY EXHIBIT D-2: PROPOSED REVISED SITEWORK EXHIBIT A-1: FORM SURVEY-THE CHILDREN'S PLACE ENLARGEMENT PLAN (UNDER CONSTRUCTION) EXHIBIT D-3: PROPOSED GARDEN HUT EXHIBIT B: APPROVED BUILDING PERMIT EXHIBIT D-4: PROPOSED MEADOW HUT EXHITIT B-1:APPROVED PERMIT CODE SHEET EXHIBIT E: APPROVED WEST UNIVERSITY SPECIAL EXHIBIT C-1:APPROVED PERMIT SITEWORK PLAN EXEMPTIONS AND VARIANCES EXHIBIT C-2:APPROVED PERMIT ENLARGED SITEWORK PLAN Attached. The applicant ha- re d th S :(� :nd City regulations attached. Signature of applica • ' Date: 08/01/2024 For Staff Use only Date filed: - 6\Date heard I � Docket#: 1 ��'1. 000D Form ZBA-102 Attachment to Application for Special Exception St. Andrew's Presbyterian Church —The Children's Place Amendment to Special Exception I. Executive Summary a. Note 3. Accessory Uses and Structures. In the indicated districts, the ZBA may issue a special exception to authorize additional uses and structures, if the ZBA finds and determines that each additional use and structure is: (i) accessory to a lawful primary use and (iii) compatible with nearby sites and their uses. The special exception may include a site plan identifying and limiting such uses and structures. b. Section 7-101, Table 7-1, Note 3: Accessory Uses and Structures c. "Requesting a Special Exception to authorize (2) additional play structures at The Children's Place pre-school ministry. The proposed play structures include a "Garden Playhut" and a "Meadow Playhut"." II. The Children's Place The new Children's Place, pre-school ministry, has been under construction for the past 10 months. Before construction commenced the Church appeared before the Zoning Board to apply for a special exception (Accessory Use) and (3) variances (setbacks & pervious area requirements) which were granted, as shown in EXHIBIT E. At that time, only a conceptual landscape plan was presented outlining the playground zones, with no programmatic landscape elements shown. The approved landscape permit drawings, see EXHIBITS C-1 &C-2, further clarified the programmatic elements of the playground located along the Westchester front yard setback. Due to concerns about budget, the church did not include two play structures in the permit set of documents. However, during the construction process, additional funds were obtained, and the church would like to include these new elements to the overall design of the playground to allow for proper separation between age groups. By adding these two play structures, the facility will be able to "zone" off different portions of this playground for different age groups, which provides them with greater flexibility and keeping in line with daycare playground standards. III. Requested Special Exception 1. The Children's Place, a pre-school ministry, is requesting a special exception to authorize (2) additional play structures. The proposed play structures, which serve as an accessory use to the established primary use of the site, include a "Garden Playhut" and a "Meadow Playhut". IV. Argument for Special Exception Accessory Use 1. The requested additional play structures are an accessory use to the school in that these structures are both (i) subordinate and incidental to The Children's Place, pre-school ministry, and (ii) is a necessary component of The Children's Place program Page I 1 Specific Findings Required 1. Accessory Uses and Structures — Note 3 of Table 7-1 require specific findings for an accessory use and structures. Those requirements and the basis for the findings are as follows: i. The use and structures are an accessory to a lawful primary use - See above statement. Playground structures are common and required accessory use to a childcare / pre-school ministry. ii. The use is reasonably compatible with nearby sites and their uses. The new playground located within the established Westchester front yard setback that sits directly across from the Beehive playground, the preschool component of the West University Place Church of Christ. These uses are the same and compatible with each other. Across Bissonnet are commercial uses. 2. All Special Exceptions —All special exceptions require the following findings: i. The use 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 any unreasonable burden upon utility systems or upon other public facilities or public service — This use will not affect parking, traffic or public infrastructure. ii. The use is in harmony with the general purpose and intent of this Section (11-102) - The use is supportive of the West University Place community and is a common part of pre-schools. iii. Specific findings and determinations required have been made. — See above. iv. Special Conditions — The structures shall be constructed in accordance with the attached proposed site plan and rendering as shown in EXHIBITS D-1, D-2. D-3 & D-4. V. Request for Approval The Church respectfully requests the Board of Adjustment set a hearing for this matter in September and approve the requested Variance. Exhibits: A: Survey/ Legal description of property— 2023/09/14 A-1: Form Survey—The Children's Place Building Currently Under Construction — 2023/12/14 B: Approved Building Permit—2023/10/03 B-1: Approved Permit Code Sheet—2023/10/03 C-1: Approved Permit Sitework Plan — 2023/05/10 (Submission Date) C-2: Approved Permit Sitework Enlargement Plan — 2023/05/10 (Submission Date) D-1: Proposed Revised Sitework Plan — 2024/08/01 D-2: Proposed Revised Sitework Enlargement Plan —2024/03/13 D-3: Proposed Garden Hut— 2024/08/01 D-4: Proposed Meadow Hut—2024/08/01 E: Approved West University Special Exemptions and Variances —2022/08/10 Page 12 ineauvii , �_ ,o° p 'a ®e°8 OO ®® !!v4 2 P g om ,�1�l��mimm ,�� i� 'f5 , 1, p" g 9 9 t F .m' o mA> 0 o,m$ = I, � \ eno lillaelal11 1� F F • A 0 smx - < �ii 7C :A: C � �������i � 111�741�F �'Z >' z m Z?(.: � LEmi�Es.1�l►�� 415111111111111111 1 o PH N " �� 114* .,, . „ it-iiit # 8 zf. 8M zf. _ � �11111� 11�� it .:: =a a€a a a% 21 NIlikkaini / 1 " UlIP ` Ugh A 2 'M9D o 3-.AVE ,, fA � 33 5 Q y< 1 y< 1 gr# I g D. 12 4041 ¢ 22Aa8' 8 ' � >Z gm� =mo DINOANS =I to '01 l l i ' Q 1 R S P $ $ m O £ w - r. �• Rs .YisFE 4rrAYA'�I:iIC7�.19f�YCP.ehm rgor yfos o Al m F b !' i 4 2 /Ili! ill i 0 [Ij m"o i ! 1§ c s3 -'a S g $ x n c z s= fig ; 2� $ Ogr ' 0 :7. 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PERMITTEE SIGNATURE: PRINT PERMITTEE NAME: -#I±SC 4'i z',(ZC City of West University Place Development Services 3826 Amherst Street West University Place,Texas 77005 Phone: 713-662-5833 Fax: 713-662-5304 PERMIT PERMIT NUMBER: BP-23-00583-02 APPLICATION DATE: 05/22/2023 PROPERTY ADDRESS: 3303 BISSONNET ST,WEST ISSUE DATE: 10/03/2023 UNIVERSITY PL,TX 77005 PARCEL NUMBER: 055-121-090-0004 EXPIRATION DATE: 10/03/2024 LEGAL DESCRIPTION: LT 2 BLK 90 WEST UNIVERSITY PLACE SEC 2 BUILDING SITE ZONING: PERMIT TYPE: DRAINAGE PERMIT-AREA/SITE APPLICATION VALUATION: OWNER CONTRACTOR ST ANDREWS PRESBYTERIAN FORNEY CONSTRUCTION,LLC CHURCH 5308 BUFFALO SPEEDWAY 8945 LONG POINT RD,STE 200 Houston, TX 77005 HOUSTON, TX 77055 (713)224-1900 NEW FRAMED AREA(Commercial): NEW FRAMED AREA(Residential): EXISTING FRAMED AREA: GRAND TOTAL FRAMED AREA: 0 DESCRIPTION OF WORK: SURFACE ELEVATIONS ONLY SUB CONTRACTOR: FEE SUMMARY CHARGED PAID DATE PAID DRAINAGE PLAN $100.00 $100.00 05/22/2023 SUBMITTAL/RESUB MITTAL SITE DRAINAGE $20.00 $20.00 10/03/2023 APPLICATION FEE-DRAINAGE $100.00 $100.00 10/03/2023 GRAND TOTAL $220.00 $220.00 NOTICE TO CONTRACTORS A PERMIT IS AN AUTHORIZATION TO PROCEED WITH THE WORK AND SHALL NOT BE CONSTRUED AS AUTHORITY TO VIOLATE, CANCEL, ALTER OR SET ASIDE ANY OF THE PROVISIONS OF CITY CODE, NOR SHALL ISSUANCE OF THIS PERMIT PREVENT THE BUILDING OFFICIAL FROM THEREAFTER REQUIRING A CORRECTION OF ERRORS IN PLANS OR CONSTRUCTION,OR OF VIOLATION OF CITY CODE OR ANY OTHER CODE, ORDINANCE OR REQUIREMENT OF THE CITY OF WEST UNIVERSITY PLACE,TEXAS. PERMITTEE SIGNATURE: PRINT PERMITTEE NAME: 2'ii1. c (2 OCitof West University Place Project Address 3303 Bissonnet Project Type New Daycare Date June 26, 2023 Building Type Type IIB Sprinkled Occupancy Type I-4/E Occupant Load 263 Square Footage 16,200 square feet Building Code 2021 IBC Plans are Conditionally Approved with the following comments. To be verified upon final inspection: Building&MEP Plan Review Comments: 1. M4- Provide outside air calculations in accordance with Section 403.3 of the IMC. 2. L1.22 -Custom play hut shall be engineered/manufactured, and plans submitted prior to construction in accordance with Chapter 16 of the IBC. 3. S2.02 - Provide roof drainage calculations and details in accordance with Section 1503.4 of the IBC. Planning&Zoning Review Comments: 1. Submitted plans have been reviewed for compliance with the terms of the Special Exception and Variances granted by Zoning Board of Adjustment during the 8/04/2022 session. 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Zoning Ordinance, Section 7-101,Table 7-1. The Applicant also requests three variances: Variance 1: Front Setback variance on Westchester Avenue: to permit a 20' setback where a 30' setback is required. Table 7-2. Variance 2: Street side-yard setback on Bissonnet Street: to permit a 15' setback where a 17.5' setback required. Table 7-2. Variance 3: Pervious area requirement for the yard abutting Rutgers. To permit 31% front yard pervious area where 50% is required. Table 7-3. Notice, Hearing, Findings, Vote: (X) Notice of the hearing was given by: regular mail (to nearby property owners) and by posting on-site in accordance with Article 11 of the Zoning Ordinance, by Brian Hunt, Building Official, City of West University Place, Texas. (X) The Hearing was held on: July 28, 2022. All plans, documents, and letters contained in the City's files and submitted at the hearing regarding this matter are made a part of the record of this hearing. (X) Special Exception - The ZBA finds that: The terms of the Zoning Ordinance authorize the Board to hear and decide the Applicant's request for a special exception. Table 7-1 provides, in part, that the ZBA may issue a special exception for a high-density occupancy in a SF District if it finds and determines that the occupancy is a use that is i) accessory to a lawful primary use, and ii)the use is reasonably compatible with nearby sites. See Table 7-1, Note 1. A place of worship is a lawful primary use in a SF District. 1 A high-density occupancy means a building or structure for gatherings described in Subsections A-1 ! through A-5 of the ICC Building Code, which includes buildings and structures used for religious functions, including certain accessory religious educational rooms, auditoriums and recreation uses. The proposed childcare use is an accessory use to the place of worship. The Applicant's request for a special exception to construct a daycare facility on the building site will not cause a significant increase in on-street parking, will not cause traffic congestion, will not cause a substantial increase in traffic, and will not cause an unreasonable burden upon utility systems or upon any public facility or public service; The request is in harmony with the general purpose and intent of the Zoning Ordinance. (X) Variance Request—The ZBA finds that: Table 7-2 provides minimum setbacks for required front and street side yards. Table 7-3 provides a minimum pervious area requirement for front yards. The ZBA may authorize in specific cases a variance from the terms of the Zoning Ordinance if: a. the variance is not contrary to the public interest; and, b. due to special conditions, a literal enforcement of the Zoning Ordinance would result in unnecessary hardship; and c. the variance granted is consistent with the spirit of the Zoning Ordinance and provides for substantial justice. In considering hardship, the Board may consider whether the Zoning Ordinance applies to a non-conforming structure. Variances 1, 2, and 3 are not contrary to the public interest. Due to special conditions, including the configuration and shape of the building site, the site's location abutting three streets, the existing structures (including the parking lot) on the site, and the existing play area to be maintained, the literal enforcement of the Zoning Ordinance would result in unnecessary hardship on the Applicant. The granting of Variances 1, 2 and 3 is consistent with the spirit of the Zoning Ordinance, and provides for substantial justice. Decision of the Zoning Board of Adjustment granting the special exception (subject to all applicable appeals): A. After hearing the evidence, presentation and comments of all concerned, 1. The Applicant's request for special exception to use the building site for a childcare/daycare/pre-school facility is approved. 2. The Applicant's request for the following variances are approved: Variance 1: A 20' front Setback on Westchester Avenue is required. Variance 2: A 15' interior side yard setback is required. 2 .Variance 3: A 31% front yard pervious area is required. -- B. This special exception and the variances granted above are each subject to the following conditions and reservations: 1. The building site shall be developed, and the buildings and structures placed thereon shall be constructed, as provided in the architectural renderings, plans and documents previously submitted to the Board in the Application. 2. The parking area shall be constructed in accordance with the Application and the plans submitted with the Application of the Applicant, and all outdoor lighting for the parking area shall be shielded so that substantially all emitted light falls within the property lines of the property from which the light emanates. C. THIS DECISION APPLIES ONLY TO THE SPECIFIC ITEMS DEFINED ABOVE. IT DOES NOT APPLY TO ANY OTHER ASPECT, USE OR PART OF THE SITE OR STRUCTURE IN QUESTION, NOR DOES IT APPLY TO ANY OTHER ACTIVITY, SITE OR STRUCTURE. TO OBTAIN A RULING FOR ANY OTHER ITEM REQUIRES SEPARATE APPLICATION, NOTICE, HEARING, PROOF AND BOARD FINDINGS. Effective Date & Administrative Remedies: This decision takes effect on the date it is filed in the Board's office with the Secretary of the Zoning Board of Adjustment, 3800 University Boulevard, Houston, Texas 77005. Any appeals of this decision are subject to and governed by applicable ordinances and laws, including: the Zoning Ordinance and Chapter 211, Tex. Local Government Code. UNDER CHAPTER 211, PETITIONS FOR JUDICIAL REVIEW MUST BE PRESENTED WITHIN 10 DAYS AFTER THE DATE THIS DECISION IS FILED IN THE BOARD'S OFFICE. The vote was: FIVE for, and NONE opposed, to this decision. Member: Ross Fava, Presiding Officer FOR Member: Jay Cohen FOR Member: Lawrence Foust FOR Member: Owen Rutz FOR Member: Frank Monacelli FOR ZONING BOARD OF ADJUSTMENT, CITY OF T UN RSI PLACE, TEXAS 1 By: Ros Fava Presiding Officer, Zoning Board of Adjustment 3 STATE OF TEXAS • COUNTY OF HARRIS This instrument was acknowledged before me on August 8, 2022 by Ross Fava as Presiding Officer of the Zoning Board of Adjustments of the City of West University Place, Texas. ��`���rv''�, MICHAEL WAYNE MORRIS •`s:.Notary Public,State of Texas '�= Comm.Ex ires 0 ''��„°;,,�`` Notary ID 129491290 (SEAL) My commission expires: P- 'i-Z r -1-- --------`—k=' - ----7 Notary Public This instrument was•filed in the Board's office on August 8, 2022. By: \g V) H Cl KS 1. Name:Josie M. Hayes Title:Administrative Coordinator After recordine,please return to: i Secretary,Zoning Board of Adjustments City of West University Place / , 3826 Amherst St. Houston,TX 77005 (Phone: 713-662-5843) 4 FILED FOR RECORD 8:16:07 AM Wednesday, August 10, 2022 #41-k COUNTY CLERK, HARRIS COUNTY, TEXAS 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 Wednesday, August 10, 2022 irA VIA Rio, COUNTY CLERK * s HARRIS COUNTY, TEXAS Delivery of Decision: The undersigned personally delivered a copy of the foregoing Final Decision of the Board of Adjustment in Docket No. 2022-0008 and 2022-0009 to Applicant this 4V-4iay of ��� u� , 2022. DELIVERED BY: sC2, \in• -\ACV5 Pri ted Name PO t r`)/ �t W Title 4 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 September 26, 2024. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m.on October 24,2024. 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: 3303 Bissonnet St,Houston,TX 77005 Legal Description: LOT 2 BLK 90 WEST UNIVERSITY PLACE SEC 2,Harris County,TX Docket Number: 2024-0005 Applicant: St.Andrews Presbyterian Church Action Requested: Requesting a Special Exception as permitted by Appendix A,Article 7, Section 7-101,Table 7-1,Note 3 to authorize(2) additional structures at The Children's Place pre-school ministry. Additional Details: Applicant is requesting a Special Exception to authorize (2) additional accessory play structures at The Children's Place. 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 Asst. Public Works Director at 713-662-5845 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: Brett Cast,Asst.Public Works Director,for the ZBA posted and mailed on or before September 16, 2024. bcast@westutx.gov 713-662-5845 3826 Amherst St. www.zvestutx.gov West University Place, TX 77005 713-662-5830 ST ANDREWS PRESBYTERIAN CHURCH ST ANDREWS PRESBYTERIAN CHURCH W UNIV CHURCH OF CHRIST 5308 BUFFALO SPWY 5308 BUFFALO SPWY 3407 BISSONNET ST HOUSTON TX 77005-2122 (C/O 3303 BISSONNET) HOUSTON TX 7005-2115 HOUSTON TX 77005-2122 PASTOR ABERTO L SLATON DANIEL L& CARLIE DUPRE FREDERICK B &JANET 5320 WESTCHESTER AVE 3406 ALBANS RD 3408 ALBANS RD HOUSTON TX 77005-2138 HOUSTON TX 77005-2106 HOUSTON TX 77005-2106 CURRENT OWNER RIGSBY SANDI C EVANS R ANDALL E 3412 ALBANS RD 5319 WESTCHESTER AVE 3322 ALBANS RD HOUSTON TX 77005-2106 HOUSTON TX 77005-2137 HOUSTON TX 77005-2104 YAPP CAROLYN A YALE WILLIAM III &TATIANNA HANCOCK IAN &ANGELA 3314 ALBANS RD 3312 ALBANS RD 3304 ALBANS RD HOUSTON TX 77005-2104 HOUSTON TX 77005-2104 HOUSTON TX 77005-2104 ANDREWS JAMES TODD ANDREWS JAMES TODD CURRENT OWNER 3220 ALBANS RD 3220 ALBANS RD 3206 ALBANS RD HOUSTON TX 77005-2102 (C/O 3216 ALBANS RD) (C/O 3212 ALBANS RD) HOUSTON TX 77005-2102 HOUSTON TX 77005-2102