HomeMy WebLinkAbout01232025 ZBA Agenda Item 2 ity of
West University Place Community Development
To: The Zoning Board of Adjustments
From: Chris Guess,Planning and Zoning Administrator
Date: January 23,2025
Re: Staff Report for Docket 2024-0010, 4223 & 4229 Villanova Street
Applicant's Request:
The applicant in Docket #2024-0010 —4223 & 4229 Villanova Street, has requested that the Zoning Board
of Adjustment (the "ZBA") approve a Special Exception from the city's Code of Ordinance to allow a third
curb cut for their proposed residential development.
Background Information:
The applicant has proposed a third curb cut for their proposed residential development. The zoning ordinance
does not make an allowance for three (3) curb cubs along the same frontage. The zoning ordinance calls out
specific circumstances and designs that govern the number and location of curb cuts on a building site. The
ordinance calls out the following:
• One per designated building site
• Two curb cuts for circular driveways, and
• Three for corner lots with a circular driveway along the site frontage and a third on the side street.
This property does not fit neatly into one of the above requirements. Instead, this property is unique in the
fact that it is a consolidation of three (3) lots, each being fifty (50) feet in width to create a single building
site with one hundred and fifty (150) feet of frontage. The zoning ordinance makes an allowance for a
Special Exception for additional curb cuts in a different design or location than prescribed by the ordinance.
The applicant is proposing a circular driveway and approximately fifty-five (55) feet away, a straight
driveway to a garage. Staff has done a preliminary review of their proposed site plan, and the proposed
design is compliant with all applicable external regulations.
The applicant's proposed garage structure meets all ordinances pertaining to its placement and scale. Its
walls will be 4 feet away from the interior side property line, all projecting parts are greater than seventy (70)
feet from the front street line, and its height is less than twenty-five (25) feet so it may be located within the
rear yard.
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
West University Communit
Place y Development
Applicable Regulations:
• Table 7A-5a: Parking, driveways, etc. (attached)
• Table 7A-5a: Parking, driveways, etc.:Note 5. Curb cuts. (attached)
• Table 7A-7. Projection Schedule:Note 5. Garages encroaching in Side Yards. (attached)
Staff Recommendation:
Staff recommends approval of the applicants request contingent upon completion of either the Building Site
Designation form or re-platting the property into one lot of record.
Special Exception 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.
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 ZBA 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 Special Exception.
Attachments:
1. Application and supporting documents.
2. Table 7A-5a: Parking, driveways, etc.
3. Table 7A-5a: Parking, driveways, etc.: Note 5. Curb cuts.
4. Table 7A-7. Projection Schedule:Note 5. Garages encroaching in Side Yards.
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
City of West University Place
,q
,a1
' APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
Address of site: 4223&4229 VIllenove St.
Houston,Tx 77006
Legal description of the site: of Lots 18Colon,19ial,T 20,Block 6
errace
Applicant: Clayton&Pamela Black
Address: 4229 Villanova St.Houston,Tx 77005
Contact: Clayton Black Phone: 713-446-974 Fax: Email:
black.clayton.o@gmaii.co...
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: PQ�g�d
• Grounds for appeal:
MAX lw^u.Lvt one per`c)ES" yt.c4-1e.
bti1J sif'e-abui't'1vtge5}ret
( x)Special Exception. Table 7-5a states'Maximum one(curb cut)per 50ft.
• Exact zoning ordinance section that authorizes the special exception:segment of street line"
Note 6 Curb Cuts"Note'E'states that"the ZBA may
issue a special exception for additional curb cuts in a
• Exact wording of special exception requested: different design or location than prescribed by this
The combined lots of 4223&4229 Villanova will have 160 Ft.of ordinance."
street frontage,therefore allowing for 3 curb cuts per Table 7-6a
( )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)
The Following documents are attached:
-Proposed Sit.Plan
-Surveys for both properties
Attached.The applicant has read the State and City regulations attached.
Signature of applicant: G v Imo ' Date: 1 (/2 2-14
For Staff Use only Date flied: '1`� Date heard; ) a Docket#: �'-f' Oa
Form ZBA-102
SALCEDO
Ell Salcedo Architect LLC
713.972.2264
ARCHITECT Luis@SalcedoArchitect.com
November 27,2024
West University ZBA Special Exception Request
Project Address: 4223 & 4229 Villanova St.
Houston, Tx 77005
Property Owners: Clayton & Pamela Black
To whom it may concern,
We are seeking a special exception for a 3rd curb cut for driveway on an adjacent lot
(4223 Villanova) to our newly-built home's lot (4229 Villanova) where we will be joining
the properties through the "Designation of a Building Site" form.This new driveway will
lead to a new garage accessory structure on the soon-to-be empty lot.The new
combined frontage will be 150'. We are requesting this special exception based on
Code of Ordinances Table 7-5a stating that "Maximum one (curb cut) per 50ff.
segment of street line" and "Note 5 Curb Cuts" Note 'E' stating that "the ZBA may issue
a special exception for additional curb cuts in a different design or location than
prescribed by this ordinance." This additional curb cut and driveway will allow for
increased off-street parking capacity on our combined lot and will alleviate the need
for street parking. This driveway solution will also minimize the impervious cover on the
front yard of the combined property.
Please see the attached documentation to further evaluate our request.
Best,
Salcedo Architect
Luis Salcedo, AIA
TX License #27133
Property Owner's signature: Date: \ I2212`}
Property Owner's name printed: Cahh 614L4&
SALCEDO
Salcedo Architect LLC
713.972.2264
ARCHITECT Luis@SalcedoArchitect.com
November 27,2024
West University ZBA Special Exception Request - Agent
To whom it may concern,
Clayton & Pamela Black, owners of 4223 & 4229 Villanova, authorize Luis Salcedo with
Salcedo Architect to be their representative for the ZBA application process and to be
the person attending at the committee meeting on December 19, 2024.
Best,
Salcedo Architect
Luis Salcedo, AIA
TX License #27133
Property Owner's signature: C� 0 y2 Date: I( 2 ] 2q
Property Owner's name printed: C 1 a OVI FAA d(-
ADDRESS :4223 VILLANOVA STREET
HOUSTON,TEXAS 77005
CLIENT :CLAYTON BLACK A TOPOGRAPHIC AND TREE SURVEY OF ** **
4005
HOU TEN, SON TEXA LOT 18&EAST HALF OF LOT 19,IN BLOCK 6 OF COLONIAL TERRACE,A SUBDIVISION IN HARRIS COUNTY,TEXAS,
HOU * *
STON,TEXAS 77005 ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 655,PAGE 293 OF THE DEED RECORDS OF k
* OLD REPUBLIC
BUYER :CLAYTON BLACK AND PAMELA BLACK HARRIS COUNTY,TEXAS. * *
_
*** 'I'I•I'I,I' COMPANY
LENDER :N/A (BEARINGS BASED ON THE RECORDED PLAT)
1 kt
MO
50.00' 75.00' SCALE: 1'=30'
• — — • — — — — • — —
FND 12"I.R.
FND 1/2"I.R. FND I/2'I.R. 0 3 • ati
(CM) (CM) L20.q0 `y0•OL (spy p� (CM) Gyy pb cxpq�Ob `y q00
q VILLANOVA STREET ti
X<P. “pti9) (PLATTED AS LOWELL STREET) Doti' x`'p.
pg'' (50'R.O.W.) pg'''
a <- ♦ Al' Oh
�qQ Orb 9" y yo 4° 16' OOy'L pq'�3 �q•'�1
(�C., VyyO TREE GC.. TREE p. NC•‘'O'
FND.1/2"I.R. WV LP
e<FND.1/2'I.R. P i nn SET 5/8"I.R.
W/CAP W/CAP AST- 75.00 — W/CAP
(H&H LAND SEV.) / 4'CONCRETE WALK /
_ _ (H&H LAND SEV.)F / �, — (GREENLEAF) —(11 — _
50.00' • 75.00' po 25.00' pq� p1 50.00' I/
Z BUILDING IS W. Z 0 °yo' 150.00'
OVER THE b p
TBM"A"IS AN"X" Ot 3.0'x5.0' z>
CUT ON CONC. FRO f�TO'B.L. co COV'D Z 6'WROUGHT
N N SIDEWALK 18„ \ ' AREA OV IRON FENCE - -
I ELEVATION=50.91 (STAIR)
O 0 CLUSTER 20'B.L. a / i 24"
O O TREE p " ,u�4. 4U . b w CLUSTER OJ OJ
I O h ,�4.f -, - °.6 X0 li hp^ . O. TREE
N.
♦.�6.0_X 18.5' '10.3'
y /rl. ONE STORY o .1 rA GATE 1.9' /
24' C.• .
/ FRAME CLUSTER ^2 PA /
7.7'- RESIDENCE TREE .� pQ, ° \ O //w
Lu w O FFE=52.93b,1 / .y ��LNf1 wQ
Z O aL/0.7 ♦. ♦X q 0tr< 18.3'�. /w
O LOT 20 AND THE o L11 \t,0' / y♦ y y0
I WEST HALF OF 17, fV ` I DEMOLISHED °\ _ /Z LOT 17
O a LOT 19 1 . (UNDER CONSTRUCTION)
_ \ 2
• BLOCK 6
Z I N BLOCK 6 Z •
co O
DN Z /Q
O F-I I i I COV'D 0'a I"
1-4'b.b' i1 0 CONC. yp �0
0 Q O 1 b h 1 E O. 4.3'4,9.2'-4 . q♦
z gyp. coOODy ,J /,I , yp. nf' 10.4' !/,
8.1'- I DECK. 07////�9!2•/X //I/3.0'
-J p y0'
0 \ ONE STORY / .
: I P FRAME T WOOD
I 6'WOOD- LOT 18&T E 'So y'- GARAGE r4 FENCE
FENCE "p°EAST HALF q \/ FFE9/2'.z (OFF-LINE)
O' ii9di/ii/
(OFF-LINE) x IOF LOT 19``' x q 3.0'
32'
G
BLOCK 6 I TREE 24' \ my
0.5' (VACANT LOT; .
CLUSTER Sp v
24" TREE 18" ''O0\ 3'SEWER LINE ESMT.
CLUSTER P+ TREE
0 TREE (VOLpb Oa y� 686,PG.281,H.C.D.R.)
125.00' ��'9/1-//-//-7/�5' .(VOL.800,G.74,.4-LC.D.R.Z//-"/
sk
FND 5/8"I.R.* If — — — —
(CM) SOH _SET 5/8"I.R._OH� OH OH OH SET 5/8"LR. UP 50.00'
UP W/CAP WEST- 75.00' W/CAP
(GREENLEAF) (GREENLEAF)
I 6'WOOD
FENCE
(OFF-LINE)
I
0 LOT6 oI LOT7 Io LOT8 IN
^_' BLOCK 6 ^_' BLOCK 6 ^ ^'
_' BLOCK 6 _
115.6'
II 50.00' 50.00'
]_ _
FND 1/2"I.R. — — — — I
— — FND 5/8"I.R. FND 1/2'I.R.
(CM) FND 5/8'I.R. (CM) (CM)
(CM)
MARQUETTE STREET
(PLATTED AS LONGFELLOW STREET)
(SO'R.O.W.)
NOTES: SCHEDULE"B"-ITEMS: BENCHMARK:
1. SURVEYOR HAS NOT ABSTRACTED PROPERTY.SURVEY IS BASED ON 1.THE FOLLOWING RESTRICTIVE COVENANTS OF RECORD AS SET FORTH IN ALL ELEVATIONS SHOWN HEREON ARE TIED TO H.C.F.C.D.REFERENCE MARK NO.
LEGAL DESCRIPTIONS SUPPLIED BY TITLE COMPANY.EASEMENTS, VOLUME 655,PAGE 146,VOLUME 655,PAGE 293 AND VOLUME 800,PAGE 74, 040145,BRASS DISK STAMPED D 100 BM 19,FROM THE INTERSECTION OF STELLA
BUILDING LINES,ETC.,SHOWN HEREON ARE AS IDENTIFIED BY GF. ALL OF THE DEED RECORDS OF HARRIS COUNTY,TEXAS. LINK ROAD AND IH 610,TRAVEL NORTH ON STELLA LINK APPROXIMATELY 0.7
NO 24000686 OF OLD REPUBLIC NATIONAL TITLE INSURANCE 1 OF.THE FOLLOWING MATTERS REFLECTED ON THE RECORDED PLAT FILED IN MILE TO BRIDGE OVER BRAYS BAYOU.MONUMENT IS LOCATED IN THE EAST
COMPANY. VOLUME 655,PAGE 293,OF THE MAP RECORDS OF HARRIS COUNTY,TEXAS: SIDEWALK AT CENTER OF STREAM.ELEVATION=49.55,NAVD 1988,2001 ADJ..
2. NOTHING IN THIS SURVEY IS INTENDED TO EXPRESS AN OPINION AN EASEMENT 3 FEET IN WIDTH ALONG THE REAR PROPERTY LINE FOR THE
REGARDING OWNERSHIP OR TITLE. ACCOMODATION OF PIPE AND POLE LINES. ALL TOPOGRAPHIC SHOTS PROVIDED TO THE NEAREST I/100TH OF A FOOT ARE
3. THE WORD CERTIFY IS UNDERSTOOD TO BE AN EXPRESSION OF G.EASEMENT(S)FOR WATER,SEWER,GAS MAINS,ELECTRIC AND TELEPHONE TAKEN ON THE TOPS OF HARD SURFACES(IE CONCRETE,ASPHALT,MANHOLE
PROFESSIONAL JUDGMENT BY THE SURVEYOR,WHICH IS BASED LINES;5 FEET IN WIDTH,ALONG THE REAR PROPERTY LINE(S(,SET FORTH IN RIMS,AND INLET GRATES);THOSE GIVEN TO THE NEAREST 1/10TH OF A FOOT ARE
ON HIS BEST KNOWLEDGE,INFORMATION AND BELIEF. INSTRUMENT RECORDED IN VOLUME 800,PAGE 74 OF THE DEED RECORDS OF SOFT SURFACES(IE NATURAL GROUND,GRAVEL).
4. SURVEY IS CERTIFIED FOR THIS TRANSACTION ONLY;IT IS NOT HARRIS COUNTY,TEXAS.
TRANSFERABLE TO ADDITIONAL INSTITUTIONS OR SUBSEQUENT H.*BUILDING LINE 20 FEET IN WIDTH ALONG THE FRONT PROPERTY LINE AND 5 THE 100 YEAR BASE FLOOD ELEVATION(B.F.E.)FOR THIS SITE IS 50.80'PER FIS
OWNERS. FEET IN WIDTH ALONG THE SIDE PROPERTY LINE OF THE HEREIN PROFILE THE 500 YEAR FLOOD PROTECTION ELEVATION(D.F.E.(FOR THIS SITE IS
5. THIS SURVEY IS BEING PROVIDED SOLELY FOR THE USE OF THE DESCRIBED PROPERTY,AS PROVIDED FOR IN INSTRUMENT RECORDED IN 52.00 PER FIS PROFILE THE MINIMUM FINISH FLOOR ELEVATION IS 2'ABOVE THE
CURRENT PARTIES AND NO LICENSE HAS BEEN CREATED, VOLUME 800,PAGE 74,OF THE DEED RECORDS OF HARRIS COUNTY,TEXAS. B.F.E.OR AT OR ABOVE THE 500 YEAR ELEVATION WHICH EVER IS THE HIGHEST.
EXPRESSED OR IMPLIED,TO COPY THE SURVEY EXCEPT AS IS I.ANY AND ALL UNRECORDED EASEMENTS CLAIMED,ASSERTED OR USED BY OR
NECESSARY IN CONJUNCTION WITH THE ORIGINAL TRANSACTION. THROUGH THE CITY OF WEST UNIVERSITY PLACE,OR ANY UTILITY COMPANY BY
AGREEMENT WITH OR PERMISSION OF THE CITY OF WEST UNIVERSITY PLACE.
DATE:04-1 1-2024 FLOOD INFORMATION
REVISION: PROPERTY'IS NOT'IN THE 100 YEAR FLOOD ZONE,THIS
PROPERTY LIES IN ZONE'X-SHADED'ACCORDING TO F.I.R.M. • - '�a xg r^ 7.
DRAWN BY:EG 41 A MAP NO.9820IC0855L DATED 06-18-2007. wt w i f
APPROVED BY:DWG • .•O .F A.I BY GRAPHIC PLOTTING ONLY,WE DO NOT ASSUME r i
RESPONSIBILITY FOR EXACT DETERMINATION.BEFORE ANY l
PROJECT Na GL-130036 , P Gas T R�; I • '
/•t 0 ,11 , DEVELOPMENT PLANNING,DESIGN,OR CONSTRUCTION IS
STARTED,THE COMMUNITY,CITY AND COUNTY IN WHICH , 1 f
LEGEND: A 0)' , SUBJECT TRACT EXISTS SHOULD BE CONTACTED.SAID
H.C.M.R.-HARRIS COUNTY MAP RECORD •
/ 41 DANIEL W. GOODALE ENTITIES MAY IMPOSE LARGER FLOOD PLAIN AND
H.C.D.R.-HARRIS COUNTY DEED RECORD (/(/ [� o° • FLOODWAY AREAS THAN SHOWN BY FIRM.MAPS THAT
H.C.C.F.-HARRIS COUNTY CLERK FILE ,r• •: p 4919 vl , WILL AFFECT DEVELOPMENT. ..
R.O.W. RIGHT OF WAY DANIEL W.GOODALE,R.P.L.S.NO.4919 •JP ÷Q:
CM-CONTROL MONUMENT I HEREBY CERTIFY THAT THIS SURVEY WAS MADE V v• OFESS��••`
I.R./I.P.-IRON ROD/IRON PIPE ON THE GROUND UNDER MY SUPERVISION AND S.U R
UP-ULITLITY POLE THAT IT CORRECTLY REPRESENTS THE FACTS A
EM-ELECTRIC METER FOUND AT THE TIME OF THE SURVEY.THERE
GM-GAS METER WERE NO ENCROACHMENTS APPARENT ON THE
B.L.BUILDING LINE GROUND EXCEPT AS SHOWN HEREON.
GREENLEAF LAND SURVEYS, LLC DIR: 832-668-5003 FAX: 832-553-7210
11500 NORTHWEST FWY DIGREENLEAF FIRM # 10193977
SUITE #160 SURVEYING orders@gllsurveys.com ,
HOUSTON, TEXAS 77092 www.greenleaflandsurveys.com
CENTERLINE#422 9 VILLANOVA STREETOF -
50.1 5021 50 R.O.K'•) 50.2 50.3
(2) 4" PVC
FL ELEV=49.8'
GUTTER 49.8 49.9 50.0 50.1
BACK OF CURB '`
50.3 4 , , 50.5 50.6 50.7
'< < EAST 75. 00'
09
• /
CP
X 50.7X x. X I X'+ •
SET 1/2" 50.7 50.8 150.7 / ` t :,. SET 1/2" / 225.00' FND. 1/2"
IRON ROD 50.5 4 i < < I �C/ ` IRON ROD IRON ROD
EX. 1.OX1.O' INLET 'iso:9 `, i� ' ,.'� - X 50.LQ ' 50.9 EX. 1.0X1.0' INLET Ln a
• TOP ELEV=50.45'
TOP ELEV=50.66' << N So.) } E: o 5 .1 (S)(W) FL ELEV=49.48' o 0
(N)(S) FL ELEV=49.92' c DRIVEWAY,.,. 4 ' N•
EX. 3.0'X3.0' INLET ' ,i. `SLID EX. 1.OX1.O' INLET
WITH SUMP PUMP X 4 ' .9;1.0p I X TOP ELEV=50.92'
TOP ELEV=50.67' 50.71.0 50.9 (W) FL ELEV=50.34'
(N) FL ELEV=49.97' 25' BUILDING LI
(E) FL ELEV=48.74' r ' st.t .0 17.0' o
II-- II
(S) FL ELEV=49.10' S1,o �f ,, ``�i ba//��'' -sus
EX. 1.0X1.0' INLET IA IA o n� .X
TOP ELEV=50.19' I- a �,
(N)(S) FL ELEV=49.32' �� 27.7'
GARAGE ELEV=51.2' N4.o' . 7 7 TEX.OP 1.E0X 1=5061 INLET
0 'a.t $0 (N)(S) FL ELEV=49.70'
AC `�I 4, Ng AC -, -
5D.6Xni. �' TWO STORY V0 M X 3.
LOT 21 a BRICK cc FRAME a 50.9. LE/2 OF
OT
19
!�y �+® a FINISHED FLOOR ELEV =I52.31' a
EX. 1.OX1.0' INLET " 4- - o
TOP ELEV=50.41'
(N)(S) FL ELEV=49.53' aI m
l z , - X
in
n
50.6 Q
/ 42.0' 1.9' I!
z EX. 1.OX1.O' INLET
ly �_ o o X TOP ELEV=50.67'
EX. 1.0X1.0' INLET /^ 15 3' 50.7 (N)(S) FL ELEV=49.77'
8.1
TOP ELEV=50.60' '
-� (N)(S) FL ELEV=49.67'� 59.8 1
®
®\
EX. 1.0X1.0' INLET ® so. X ® X X \ EX. 1.0X1.0' INLET
p TOP ELEV=51.36' \- TOP ELEV=50.72'
(W) FL ELEV=50.75' 50.8X 20' BUILDING LINE I 5c.7 (N)(S) FL ELEV=49.90'
BL UCK 6 POOL I •
W
EX. 1.OX1.0' INLET
to SPA I� TOP ELEV=51.15'
EX. 1.OX1.O' INLET 15s' Io 25.4' - 0.2' (E) FL ELEV=50.38'
TOP ELEV=50.73'
(N) FL ELEV=49.94' 50.9 -. Iv o 50.9
y-,LX - _XX_r�.9 51.0 c" X
O •Cp / 50.00' 0 2 X +� 5' UTIL TY EASEMENT X /\
„- „� ,- a- , a-.
fND. 5/8" SET NAIL IN WEST 75e O ' SET 1/2"
\ IRON ROD ROT BOARD OF IRON ROD
�•/ WOOD FENCE
LOT 4 LOT 5 LOT 6
= WOOD FENCE
NOTES:
LEGEND
1. THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY THE
CP = CONTROL POINT
B.B.D.C.L. = BEARING BASIS DIRECTIONAL
CONTROL LINE
SURVEYOR AND/OR WAS PERFORMED WITHOUT THE BENEFIT OF A
LOT COVERAGE TITLE COMMITMENT AND MAY BE SUBJECT TO ANY AND ALL
EASEMENTS, RESTRICTIVE COVENANTS, ENCUMBRANCES AND
R.O.W. = RIGHT-OF-WAY LOT 9375.00
3631.14
AGREEMENTS OF RECORDED.
aHOUSE 2. THE EAST RIGHT-OF-WAY OF COMMUNITY DRIVE WAS USED FOR
FLATWORK 1341.00 THE B.B.D.C.L. OF THIS LOT.
3. ALL BEARINGS ARE BASED FROM RECORDED PLAT.
r, = COVERED
,-..-,1:., TOTAL AREA 53.0%
: = CONCRETE
--.3 = DOWN SPOUT 4. ALL SET 1/2" IRON RODS ARE CAPPED, MARKED H & H LAND.
1" = 20'
5. ALL BUILDING LINES, EASEMENTS, BUILDING RESTRICTIONS (DEED
RESTRICTIONS, ETC.) AND ZONING ORDINANCES, IF ANY, SHOULD BE
H PROFESSIONAL
P.O.Box 1974 VERIFIED BY BUILDER PRIOR TO PLANNING OR CONSTRUCTION.
'A' LAND SERVICES Mont Belvieu,TX 77580 6. BUILDING LINES ARE PER THE CITY OF WEST UNIVERSITY ZONING
(Office)281 385-2087(Fax)281 385-5792 ORDINANCES FOR SF-3.
H Firm No.10052400
JOB NO. 222313 7. PROJECT BENCHMARK - HCFRM 040145, ELEV=49.55', NAVD88,
LOT: 20&W/2 19 BLOCK: SECTION: SUBDIVISION:
6 Z
COLONIAL TERRACE 001 ADJUSTMENT.
RECORDATION: COUNTY: STATE: SURVEY:
VOL.655,PG.293 D.R.H.C. HARRIS TEXAS
LENDER: TITLE CO.: GF NO.: I, HEREBY DECLARE THAT THIS PLAT WAS MADE FROM AN ACTUAL SURVEY
N/A N/A ON THE GROUND BY H & H PROFESSIONAL LAND SERVICES AND UNDER
PURCHASER: MORIARITY CONSTRUCTION MY SUPERVISION; THAT NO ENCROACHMENTS EXIST AT THE TIME OF THIS
ADDRESS: 4229 VILLANOVA STREET,HOUSTON,TEXAS 77005 SURVEY UNLESS REFLECTED HEREON; THAT SAID SURVEY CONFORMS TO
DOES NOT THE CURRENT TEXAS BOARD OF PROFESSIONAL LAND SURVEYING
FLOOD ZONE INFORMATION: This lot Ile in the 100 year flood plain and is in ZONE"X" STANDARDS AND SPECIFICATIONS.
according to the Federal Insurance Administration designated Flood Hazard Area by Community Panel No.
485456 0955M dated 01/06/2017 . , tleS
OF F,
FLOOD ZONE DETERMINED BY DRNPI C PLOTTING OKY. FLOOD INFORMATION PROVIDED HEREON IS BASED ON SCALING THE LDCATMN To THE SUBJECT m'cr ON THE Te, .-1qFLOOD INSURANCE RATE MVPs.THE RFORMATIDN SHOULD BC USED DETERMINE FLOOD INSURANCE RATES ONLY AND IS NOT INTENDED TO IDENTITY SPECIFIC FLOODING
CONDITIONS.SUE DO NOT ASSUME RESPONSIBILITY FOR E1NCT DETERMINATION.
FIELD WORK NO. DESCRIPTION DATE MI •i•li• *. 47'
oan 1/24-CW MIKE H. RUBAIY
DRAFTED BY UI `..A 2907 ,
04/1 1/24-HH ; 'Pp P
CHECKED BY i. F $S_�Q O�
04/11/24-MR ��,.V�y ?
KEY MAP NO. _- _ -�'---
532E MIKE H. RUBAIY, R.P.L.S. NO. 2907, S�{' OF TEXAS
0 Copyright 1024 N&N PrelaedoM Land Snide.Ine.
J
° of
1 ] Ae1S B �eC .
lLu E rn 0- 4�PaE. +
V.' r •~ Di1t 13 1 _ 1 ° # a 1 0 ° <U 2 " o = W e3 8 8 VAOVV1lI \ Oa-a Si ti °< N l'n '40 ��
h D u $ i C - ° ° 6z> — _ . F Y ry:°
Ce � a< f^ ,ls l6 •VG , zA Q v , E
Q s ° /oa
Al O gO a 60 ZU § 9a P9 i 4y iY 4iaQ[
Q o° ?u _ f W ° ° °°� �w r K, w� y;91 3 € :g� -li i Plsi.'1,1h 1:9E1 a
�9 3p g0 Qoo- (1 r u 3ao °u ° ., Q g ti5 31 t,t i it4 $i 11 eia �p�5I ii
j
1! ;
o'I Uuyz Z B awe oLt ° 4 e�4� qi aI j ' gE IaEiiiao a ..y i ., `91� 1 I h I ww <° e�6i Q i z O°, E° of w3 ie"y®,'it i•f t I' hi i i od FO g'' Z o i a?LL Sw za ww 41 0 {I ! 55 ! ': 11 4P§ LEI II4 l4 Ong wz QOOhO r ° Opi o� � o ord 6.1' ,'e iy1 i5' lfi : ° I. ii- Syg4g IF, . 1i�tl
?EF :o uo, z i� O t)mw <98 Qo 3°a I:.i 1 'y4 1I 'P I'3 h 1 'I �t MI
.t
a"'. �.;O z Ow M'S �/ Rio: O z O '2 ,,, ° Om0 li• a- a 4s y p
zx _ ow z wua a a i;-- t` �41 tg #
Q a o w ga zrc O zz Woy ° °LL_ t° w < 2E1 401 ;:i 4 h! 9 !I 6�6 iee t o
°O� oW O u WO) az <' z yo ww o„ oQ iiE- 15 6 E
/ , m3 W0 u `u� Gzl'o Q1,-1 1,..1g.
0 w' L° - ia= _ A e a -
v , -.< o Uo „z o° <�o`E2 .0 11,g "Am o6 w90 i 9 I 3a rin
LL w w° owl- z au"ua� �oOwP o �w �uw "1 MI F: i4 Di
z //_�� Ewo O °ip?d 'AO? < --g =poz w! a .f.,<O - il4]3 Hi
o V _Wd „z5 „u°u oa��c Q Y 3 65 i 3f= ,c= .w p4 �w a;19.II I€11.� II 11y.1i' o oQ Qzz" N.w s� ,� ie. 4i i
W �x M <P,oz WNW 3io3oo 6398§ w z� O zw ow o°a st 1 lsit i .1 I N
1— �o� eta
�, a ooze- a�,�? w �w oom ., � 11 i
ow ow„ c bS-LWt zwL aI'W2 o o am rxr zd� I i ..
�o N oWww w zo�p QomzF Q `oWR°3o i„ddouw„ w Qoo.z z¢ wza o�„o y i00 y� .. a�
1L <.uo wz ua<3 < z O R�wsou Op°'>°¢E°�r N yzmQ `< �? Fo � ' �r sl 9 F g4g i i4lt4 i1 t lg1i et
�° O (�2!.. ai a°iz° i0-o0 (1 "'EO"'R.uE39 ap°QO O >�OF�00? Z3rcffid.o 3000 v Q i 1 t :i ii4 -iIi4 i`
Na <,o. otza o2 ° u9a H ° u°¢o°z ° u<' a`u -°'� uOpa ^0w.-=o 7E2.- 1k 5 4 o1 1isd 31
LL1 (^ m W°za<o dao ° o ww°m oado °°`0 9 E ii. 4
Q° Z v wow `o�<J zo, o�m Z u° i ouw � �R� '^ � Fg< �ou zQ� 11 1 'd is
O O Zd 0w rcp oa o g0k3 E. ‹),'daz° rco 10 Oo� tiFWn ;a- li 61^ i li
� fig° .q< u'_'ozo W 2wuow°p'°mzf'�,aop:z "< oaz3° aw oa a II ..ii$talip
J au 9a8 1ww W46 'w5 2 2: ad!z nn'2F. madW 06', aoz3°wdo N6za°w 'offio 1�4E• 4 1 $-P,8y 4Ii i;
Q d Q _e?toi z�°W auwwo oo o2%4!g R6'22.1,0 °.z�=w°"'gmwooa� mpx d - i agIII
8 p
w� q,'! _w5u < - zg ,ate ce.-1 ' udpdwd ?,°-, zg3 J; T= iz 2.5.61�awoa iI I1iI§. .. .
�u �a z z `u��w z p,a,°z � c� -i
za J as i�= W o��o°�a d -asap` www 1"
mo W Ce o Jz os = „z �°' W W Mpg_ u<<a pO >s_ - 2w8V4 O- Q° 1!;gI I W a ui` - °�z�`zio `�zo"' o��z u„= ai
J O° ce 0 w w oo F F E o uGu�u fob= 3 oa3ziz 011 ))p ii i11�1-t 11:
u maw ofi3og0000wou -aeuo W.,oz_� �Fz = amuEoz°Wddt;x_ �foid.o 113�OH i1 I 14eis•1;; i�i�ya
ye 1 R�$11 i 4 ] iii
,. ,11: it .I
1 .di - ' ?1i I 4.1 9( i
L ELLL . . t s,t ce� Lc ss u LL Lei .ra sa d 1 `w,
0 0000aooa ,^ o00pop gP g 50Q�0 gt ti 1 i1 II i _95Q4
R'a°�'9' � �-.� .,n 0 S`^ 1! �� III a ifi.
_ _ -, I t €Inl i 0
0 G LLL E EL E EE r c G 11 :i 0 \I 1�i Pi14
0000 = o00• 3 a °o ��t i
v> - vi R g ri f i a y11i f I.
DC — w0 ° x= x= s ,1 1'
< �_ , 20 ! ff 2 g ". f;
2. ox afNg of
0 -i = Q Q w< 6ou ga o� - gags
A. J
> o s a . L/ i Yu''J000 ° �' Ofi aw u0
Q 04o pJ F '' r / J a p�wi0000 uu ggg =obi iiF Q YW uu
°o ° >u= as �= aaaa Qo as
Q i ° >o< w ou � �° a Q Q ° I�ozuuo §� 4� di;' ���� mp ��
• „w p6& a .p a z d a as a zz :zzzz dd dd 'ate__ MI
>< a'" uu
LL lJ o wou o >ao 0 0o U U o ' °woo m °°u dd
.00.5ZI - H121ON
Q ..—T—..—..- - - - - - - - - - - - - - - - - - - - - - - - -..—..—..—..—..—T—..—..—..- - - - - � Zb
I I Q :L
I _1 II
i PREVIOUS 7 5'BUILDINGLINE POOL PUMP a I I /
(75 �
NEW 15'BUILDING LINE
O
� Z
N
,1 W II
_, < _I [81 - I0
I,
cl
CL
z°.., o' I I ���
tth Gov ° Q `yam'
vI n x3� w I �w
-)I X W H CD W ._ W
GI w re
= ID
ai Z , I> en
a LL 5 '3
s a� I p'ro� is 0 5 j
w, w
5 5
z 51 j a w
,E02 w z
U
>
g03' I J ZC9
333 5, I D 0 \J
W zzzo` Z
SZ oogg,t 1 I 8 PREVIOUS7.5'BUILDING LINE _ m
l 2 III 0 "
N W iD
°
A2lHON(108101 Sf10�321d / O
Ali
10(
L'; 'AI 6 , / ! ''' lq . •
y'p in
IN fl
i i q liT I� J
3 °o> N ; \ iW q�?
o OP W - - I .,:. ,.
pg) 2=6 3 - s
Z °ooi .. a O) ; W
ozwoa �� I_Ir
J o _� Ir wy
r w _
Vu3 roe
a �� a a W o�s>
iw 'o o ii
12
' wspoa ° a E1
>k
zi a
fl_��� w
'^ r a
I
f s a \ lq
a
o m ,.o5zu / os s 3NI1 NI011118,SI.M3N y
S . R I
O ow�000 �:� }
ai 0.�
rcan-oarcwnrc
X td- --
LL
i-U wmwq ` O
r
Z _ on9 ' I
I
d. ----
.00.9Z I.-Hlnos w R
t .o-s _ •
.o-,ez / .!)-(9
E
I—
W a e L c N c a W g O o W a 4LGE•` °+Ylr •
W 1— �f B `i u i <` Qz� i = 1� LL�
0 2 Sao sly o ,s ei5 s.15 VA O N V l l I n aaa = 1.'I' :p:
J NO M N U 3 u > S N u d Z P O .E N O rr Y8 h:'�
7 }� [+ 77 }� , N
Q Jam° u _ a V V Y / ti V V Y � O II-
Eo F. r, ..81 4,p:
N Q zaP ao �� �3�� ��
U 5 oe
3� U rc wa pq 0 6>
Oi,�,� z� o �3 - z t�f 3� " z w 3pm
5.
wlw S<i° FmwY„�
Ury O U 6i0. PA? 02 °t>>z O .3a U J z m
O :73- ' O *62 H 4 O O xa
_ < Iliog _ _ 4.6TzOF wz O 9Z wi
V)
o P,N PIP wO .i4 Uo ZOZ oZ OiOia 1a 2a0 N1 N 01 w0poO2. ue,,0Uzrca'Fwg` UOiOZ" O
_ <O OO 2 am I�
n arc ow ?UO6ZiU- Qw UO 6V Q
°O Ca 2Um8 .002do0 OV 3, i
G C
G
~ 2 0E'r° Zo} s _ ng ZO 'Tg O O 0
O ° - d*t. gEi'.r o wo .,'A LLI / " ° ! o
Zz ign° o z oF u J poW0. 4QQo< �aUa RO w o z Q
Q < uL o °o ,Tqt.'Wpi o� ° Z LL K w u U
Q1 u� < oso<w i� OzSa zw T=u �LY o uz co, u o >
rc <
w '3i mwF - n OzZprcaia5 w Z z F o Q
Zz 0qOLLt9 t(-)PELAlpi:_Ogtp Oj O8tl9 wo
c. zu 3
�w Q OO4;OrcLL;' ro051w11- 0wa�a zmo30w ;! o o o 0 7 . O < <Q x o 5oco 33u °�vuaau800A _ 7°.0Mq°` Uw -I �
•
o>veo
00v60 OEV 0 NOLO
./' olvm
1 „ 7 ,� a� /
19.Z/I S// ..I-.LZ //19.Z/I S
/xlr JZ(z L ..e/e o-.0 t ��8/E o-.II /.x/I Z-z�
it
n
Vie'
m
OD a
• r
B P g
i' 3dOlS NO-S I j
r ZISI ZISI Z"
-- -- - — — L
to
' 4 z
N €
r E ` . o
sIly ma
,W w1 ,C Z
Qo� vob 0
Cgoix i
t o;z -nu j �3uuh „5
NOSZ V; •" LL 4 = O
-1 U- of 3
. i
® W h 4 op �►. __�� LL h
N
-Fow.�O.E (Ii
OZ
Z /j 19.Z/1 S
/ rrsz
o 6vw 0b\ ovum 0iV60 oe o o>vLO
/ .0 SZ /
/.8/S L-.Z/ .1/E 9.ZL x/S L Z/
0i
ir
.9/L Z-,1/ .E OL i /.x/L Z-.I $ Z
m \\ \\\ Q
2 \ _ .a m
n \ Q
$ Ifr 0
40' Oo
LL- II
4 4 v
F 0 -
U)w
c
u_ H
M
yy \ O
Z/IS / - O
z
-\
//.r9,zn S 19,Z/I S//
/ /
n.eZ
4 o-a
,
J
awF
i „, : LL '
;
LT4
,
0 vi\
,
�?
P <E � `() ,q` = h Do i
1B 1 VAONV11IA Oda `naH c� vce o 8 ' o - /
r o 666P / CZZ1 o
UKH
l<
i <u a 3g>U 0 65 3 •
F ;8 iM
U 3 H
f °'� o "o em u„ „�uW ? u wo See, - zuo
w0 a„ z zV � a <
Op Oo z 'o - du 30. i
\ a rc p ,n H m f W ''agzp Urc o io � o „.z =i
N a0 OLo3 - - $z „ <O � O -
Oo
1
L A, 14 ( `
rill—
" I 1 I
I ` <
r sZs Z
O A QQ L ������ ww w- , ._ —QW � r 0,N rAE
Immo
s Amer
0
0O u' ;j o WC 88
30> lu O
Nd p C � � WinU _m g j„ o qup aR
F F - :- . o „ ;L r wp QV „< ° „ U Gw F< m6zo i W o „ NY, i„ m8
2,2
m do < coo aov c;
SS o Q eo opQ - „ h oo a m N
1I iiI I
° ,L
ry/ '\ LM I
ol -- ii._...1 o_
I . . f oI o I gio __ a� T TIs
I
L— Zo _— IoZ QO _ MMI ~
~ = m�== oQQ —� �� � .
8 2
W :''. miW ri,. ,
Jo-o
1 ,_ , I0
10\A, I ,r ft: 0
b �,Ir, 1
a ol A s
I
N `ab^
§ _
jO = 4 ' rc U_
F Z E o e F0
Q Y.
a O F
a 0 E
1 8 m
X.
o J r 1 1 S omHo 4..�6E...+.. '—R
w a a 5 W a `dn O N dl11n <oz t , A:LL,� •i
_ _Po f o ,E15 # S 0aa,0 HSAV 'N mN - W �/ `�h;:o; /<`
ER
Q s. 5u s u . v V V Y l V V Y 6z0n� '°'a ao m> ,(y,� sl.... �qP:� E
°i �o
3 a a s w - E:n e
Q 3 LLo o- °m a�.
u
Z in
=0
X=
UZ
Ow
3
00
I
/
/
4—_--. _—
1
i
F�.
ihemmoma
../I I-AI /
8
uq r 8 4
jO b 4 —
Uc a — 8
O a
°0 5
a O 4 w
O
8
I
o U
t 1 � � � 1S of<s + 'E +� �R
I
w <arU °M� 3 u 3 o .�NrnR 45
ll Q _ 5 0o SQ o .�
U
U -r
pK :<
OW -> 0
• #
X0 00
N Ei •^ ijw U `U
w00 wy a Fa <
0a' 9R sF
O O 0 0 n w w
0p 8.5,
5\i` .7,4 R N <oO DE S
�:�,�•,/,��r,�/r:�:m r�au r" MY NWOON:;�/,/e:ru,1:0,41 i®ro 1 yJ I$
L I. I I----I t. J $ L LI
nr '
- v~i
Q ` Q
w $ w
1-Z oL — - — IZZ
U _ U
,
Q
Z
Z
mot . '
O
0
.I 0 / W o
W v I t N. N
N L c/)
G N LL i
ZN
� _ r
d1r,,,w,NAANAAAeeeMrpyWdrhw,w6w V rV09iee►d .. N I_— — _ 0
I I 0 L
1 I ' 1 flir
o� J
2
O
o u
3 O 2
H OOz ; c6 F 1.
16
wE — CN 2 uo aF
0 <i tog o� -» zo G54
°i oC) 0�0 z„?W S 4
• o= r.° &W.m ., I.
✓ A� ram; `O b 9O b0 u
8" _Lr
1 1 1
1 ,
1
1 J
V rvr
d 0
OO Ca f1 2 tn )i Ou0 U
ni LLOV prep oN OU V2 — —
p: row �LL ;ti Vw0 H1 -- T 4,:.: Io
.9/5Z-e F ;
1- __j<r c� sy r '. r
—,
im � , a I4 ,
am
anrnwenaar:�wrrrwaar* rrua _ 1 '.. I • I
I
- _� --y ^I !� �—_. I s asZQ�
I— °
o
U
U.L
w _ yyy w'
MOW,, !eWNYMWWr2„
uo _ 4 u_ rci < u_
F O O a4
O S U O g ''`J
e w
U a a_ p F — O F 1.
G; C d O C .«VF id R O.d�❑q ti.0 N '7❑'tl d N
ttt �d F 5V. a3 i
0.3��rr�� y G E a� by w c 's ° QT e,y,L . `T2;,\N ‘,; j
T F^�C:+ C•'� • .t" w NKNpy6Vu Vy } TN.vpO w'C � v
i
fa
a CaZj7 F'a dV V "'dO N V yFT C0• -' OF o on � 000 T z vV °pocF2gy Uo C.HTv�« w. 0 Dp " d V6 OCNwbV. mTi.go`- F• °a , � o•o ° " a c e vL _ CZ , 5 GOII "4n x NUpO ° W -� '•pV � pG tFV0FV ••Ge Op of , 1 LI
r. •
21
y
9 �yV ,aEOF, O3N S � tl N, `�a>+� F — yra_ n�oavZl _ G z'5nDc > T oafly'F EI ^y ° � vOHoywsoE \ ,e ° > ua z
e WIlD
ye ° °' 4 FU A yea ^� h4. �),� , °' .c oor " moo a. `oF w1II1:fl
FtOo .4.0w w n‹d �.". C 'e g '' p r] UQ ..y C u of T V Oi g> a`3 C �,r°,�-y G' u y y �. ''y'�' � `� "V.
� or °.'`'6 t
W o "o � i!1 ?
yg Q, -2 . , .Fn..Cfp o v'pC n
000 Lew GyG o N `m0�ac '&>,'3« V C ¢, C !� 'd ..
5d V ,• a F F T a�'w rn 0 tl L A e C H
U i V s ,a O ,°a F'O N E z b -
�_ az a y w g
�3 c yF x w° c a1 Gv 'F'V °> F o m w Q E w n a _ _
od ,�y oo0 n_a � ,vyc�a Q a'° " moo, F. WO �'
V�. y c y n � p > u .p Q y
l m -7: AP y firs 1 u 14 :f K c c C • 0
04;..- m0C-, •oodooE° "-mo .Se W 10o E. F
c„ - - . 0 c v c F'Y ° c J'aS�o"x ai ° �' �' U
O F 0 5, -mg 'O N V�''.R V ,,,, V vt F. V 1 i C W .V]
U n•o' .r. Te n ,a a�.n m y 11 �c c q ' o .. O T T
3m °ugs ,Fe3 4w.i 00e .A 02. 6 Ei c�v E. U a
£Z6£L-17ZOZ-d1
pv� n t i4�ddz >.a o a-t°0 `t d E v =, FaU dah 1ov .gt'
u �
O
O On lot
O � ad� o
A n H .
!' s i'w e
WOG. p = c dg acaac=
a' >. c n FL W d ye
L
F V
W � C +V+ VC L
° zq o °u a�°iEe° op
l? Z O(4 V W W •a '��.' •L" N ate. n'O an.
da I � � =61 es°
y dw4 . w c � 6 —°c° y .
r c� O F"' d"'7' �.i E o- e c V 4.'L p L
cw o >" WC/�p W G 7.° °u . 0 �y y�5:0 0
o� lb) 0 g rVi LOB F 00 .Y u c m .F.,. ..,:,— ,.. ..0
e u
NO
cd � aWFV� ;.a$ ° ro A = d L« ud
tm
a o viav) CIA a7 IA y � a?r �"V.V
ao w t' 6 » ud n d RLSoLgA
NC7 A - ~ �,a E 'O ` z A d L F V V
0RCD C'' o " A ° a1 O ��'yyu
O F >+ F O A CCI °'bt t , 'o `0 1° Z .6.17.7g d d L'°.0
E. a
a o � '7ddw.a s.. ca R '1-+ °o ud t"ndera3
►Q ¢ a W F - O = n d . .. io ,tOL.« ° nano 0
Ei
! CV' L
tx `/ CS' C C V L W • T - Vv ZE„,wWO
wcAga 7 1 mo t td A7wa to '' sa _ °•`= Ae
aOw
zw aa U ,R o a ` EGcCh =a U oo C
o d v n ° y °� %00O h L74 >, o $ oa ow
PU O1 ►. ► z E s g 42 $ ai i UFO cei at �a 1�'.,
OO X Z Ety i Yn' 0 2 O S L O 'n > O R O E Z
W(' CW `n 1 �n .n b L Zed ,O_y L u y E
.tm
m O- a w W ` > 1 o r ?A v # t.=-'L"' o c
ze, Woo� �A 33 as a wV3e° en
£Z6£L-17Z0Z-da
... I.,
• o a
in xi
-••• 0
Ge• = 41
.0 -
zr.; .1 I. • .....''...
Ca
•••••••
V7 4t;
sz ea 6
ta
61 E. w
e g
p
:.- 7.1 '15,
.t. " ti en
•
>4 W a 0
..... — e4)
W : 7 a et
La 0
al Ix ..
tl ..a 4,
fr4 a =
4' al IS
.0
U .F.
CI i PC
03 CD
C70'
..... ,
0 1..
.04' 're,
1 w
Da Z t
FZ 0 e
,4 ....
+4 0 es
.1 U Tit.
E Z 6 C Z-17 0 Z-CI el
,1
N
CD
CV
CI)
A \ >1
,W
E.
It
,:,-•o '7, <1., LIJ 47:a
'....
tit...1 1 1 a z . c•!,
gll .17
C CC •,-- 6-
y
4) ›,
MI a,0
VO
E
a. `"'
0
4
ao
-E l• ' ''':°•; ',0-.'
s' m
S u
c ,..,....
t'4
,.:,..a.
A cii d
r=1 I *0) 2
, il
I- E >7 .it
W f 75 44
• t... .E .
i
0 ._,,?.'E
g
on 4
ka .13 o
u
= 0
t-, U .0
EZ6CL-17Z0Z-dei
•
. .,
. ...
General Rule:Every building site,vehicular area,and related structure must conform to
Table 7A-Sa: the applicable regulations shown,by District,in this table.("N/A"means the rule does
Parking,driveways,etc. not apply.)Exceptions/Special Rules: (1)See special rules noted in the table. (3) See
Article 9 regarding Planned Development Districts. (3) See Note 7 regarding special
exceptions.(4)See Article 10.
Item Regulation SF (Single Family) OBSOD (Old Building Site RCOD (Rotated Corner
Overlay District) Overlay District)
Off-street
parking spaces
and parking Number, Depends on land use,layout,etc.See this Table, Table 7A-4a,and Article 10(including
areas
Other location,size, maneuvering areas,design requirements, "some site"rule,yards,street areas,loading
regulations design spaces,etc.).
apply;see,e.g.,
Article 10
Maneuvering See Article 10
areas
Grouping or Not allowed,except in a QMDS platted park ng reserve serving two or more DU's But
sharing. see Note 2.
Use of parking Parking spaces for non-SFD uses may only be used for motor vehicle parking.See Note
areas 3.
Minimum 20 ft,via public or private street,to each principal building and each DU(or to an
Emergency width.See adjacent open area accessible to firefighters and equipment).Other regulations also
accessway Note I. apply,I e.g.,fire code.
Minimum For SFD use:nine ft.
width.See For non-SFD residential use:10 feet,or 17 feet if two-way and serving three or more
Note 1. OU's.
For SFD use:(i)Driveway serving any single-bay garage:12 feet.(ii)Driveway in a front
Maximum and serving rear garage g or side-facin g garage:12 feet.(iil)Driveway in the side street
yard or street area of a corner site serving a side-facing garage with three or more bays:30 feet;(iv)
Driveways and Any other driveway:20 feet.For other residential uses:24 ft.(or 35 feet if connecting
area) to a major thoroughfare).For all other uses:30 feet(or 35 feet if connecting to a
private streets See Note 1.
Other major thoroughfare).
regulations
apply;see,e.g., For non-SFO uses:160 feet,driving distance to the nearest street area,measured
Article 10 Maximum along the centerline from the farthest end point.A longer driveway is allowed if there
length is an approved turnaround or second means of egress or if the driveway is platted as
part of the common area in a QMDS.
Route,location See Note 6.
For non-SFD uses:There must be at least 40 feet between the"inside"apron edges(at
Spacing their narrowest points)of driveways serving the same building site.
For SFD use:Hard-surfaced or pervious pavement required for each required driveway
Required type and parking space;twin"ribbons"of pavement are permitted.For all other uses:
Pavement Reinforced concrete,with curbs and drains required for all vehicular areas.Exceptions:
See Note 4. i See Table 7A-3(pervious pavement)and Note 4,below.(ii)See Article 10 regarding
(�) 9 g
"overhang."
Curb cuts For SFD use:Maximum one per designated building site abutting the street.For non-
Other Number
regulations SFD uses:Maximum one per 50-ft.segment of street line.See Note 5.
apply;
see,e.g.Article Max.width per Four feet(for aprons)plus the maximum driveway width allowed. Each curb cut must
10 and 50-ft.segment be confined to the part of the street area that directly abuts the building site(s)
Chapter 70 of of street line served.See Note 1.
the Code of
Ordinances.
Visibility Forbidden The following are forbidden on parts of a building site within a visibility triangle:
triangles structures, structures,plants or other things taller than 2.0 ft.or shorter than 8.0 ft.This does not
See definitions plants and require removal of trees in existence on July 1,1992,if kept pruned.
in Article 2 other things
Note 1.Width measurement methods.Minimum driveway width refers to unobstructed vehicular access path and,for non-
SFD use, pavement.Maximum driveway width refers to the maximum width of pavement in a front yard or street
area,excluding complying curb cut aprons.Maximum curb cut width refers to the width of the driveway plus aprons,
measured at the edge of the roadway.
Note 2.Grouped or shared parking.Article 10 also provides for a special exception in certain circumstances.
Note 3. Parking exclusivity(non-SFD uses). Required parking spaces must be kept open, readily accessible,and used for
parking only,with no sales,dead storage,display,repair work,dismantling,or servicing of any kind.Required guest
parking spaces must be kept open and reserved for that use only.
Note 4.Pavement.The administrative official may approve other pavement designs and materials if the pavement designs
and materials will provide equal or better durability and satisfy the requirements of pervious pavement related to
water runoff.
Note 5. Curb cuts.The ZBA may issue a special exception for additional curb cuts. Exception:The Administrative Official
may authorize additional curb cuts for a corner site when in compliance with the requirements for two curb cuts for
circular driveways specifically allowed by Chapter 70 of the Code of Ordinances.These additional curb cuts are not
prohibited and do not require a special exception. (A)Circular driveways.If a SFD building site has 60 feet or greater
frontage measured along the front street line,then two curb cuts for a circular driveway are permitted if:(1)Both
curb cuts are on the same street and located along the front street line;(2)At the front street line,no part of the
curb cuts or driveways are closer than two feet to a side property line;(3)In the street area,no part of the curb cuts
or driveways cross the imaginary extension of a side property line,unless the affected neighboring owner consents
in writing; (4) Measured along the edge of the main traveled roadway, the inside edges of the curb cuts and
driveways at the property line are at least 24 feet apart;(5)Within the street area,the edges of each driveway are
perpendicular to the edge of the main traveled roadway and;(6)The proposed driveways are no wider than what is
allowed or specified in table 7-5a in appendix A of the Code of Ordinances. (B)Corner lots. Regardless of street
frontage,corner lots shall be expressly prohibited from constructing a driveway which connects two intersecting
streets(i.e.,cutting the corner).If a SFD building site is 60 feet or greater in width and meets the requirements for
a circular driveway as specified in Table 7-5a,Note 5(a)(1-6),corner lots shall be permitted up to two curb cuts along
the front street line,but in no case may exceed a total of three per building site(i.e.,two curb cuts for a circular
driveway along the front street line and one curb cut for a straight driveway on the side street that services a
functioning garage utilized for the off-street parking of motor vehicles)if:(1)The additional curb cut(s)will not cause
the building site to exceed a total of two curb cuts along the front street line;(2)Each curb cut is at least 15 feet
from the intersection of the street rights-of-way and;(3)The proposed driveway will not cause the building site to
exceed the maximum impervious coverage requirement stipulated in Table 7-3:Open&Pervious Areas. (C)Through
lots.Through lots shall be permitted one additional curb cut per abutting street not serving as the primary entrance
to the residence.The additional curb cut(s)must service a functioning garage utilized for the off-street parking of
motor vehicles. (0)Busy streets.Bissonnet Street,Buffalo Speedway,West Holcombe Boulevard,Bellaire Boulevard,
and Kirby Drive shall be permitted one additional curb cut for a circular driveway if the building site is 50 feet or
16
greater in width. (E)The ZBA may issue a special exception for additional curb cuts in a different design or location
than prescribed by this ordinance.
Note 6.Route:Alternating Driveways.Each driveway must connect garage space to the street by the most direct route.On
narrow sites where alternate side yard areas apply(see"Yards"table),the following special restrictions also apply:
(A) there must be a driveway located as nearly as practicable to one side of the site; (B)the side is determined in
accordance with the established driveway pattern for the block face in question if there is such a pattern;and(C)if
there is no such pattern,and if there is an adjacent driveway on one adjoining building site but not the other,the
driveway must be on the side farthest from the adjoining driveway.Exceptions:(i)this paragraph does not prohibit
circular driveways specifically permitted under another ord nance of the City(see Table 7A-5a, Note 5), and(ii)a
driveway may be curved or moved away from the most direct route to the extent reasonably necessary to avoid
destroying or seriously injuring a tree.
Note 7. Special Exceptions. The ZBA may issue a special exception for a parking area, garage or driveway (or other
maneuvering area)in another location or with a different design than prescribed by this ordinance, 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.
17
Note 5. Curb cuts.
The ZBA may issue a special exception for additional curb cuts.
Exception:The administrative official may authorize additional curb cuts for a corner site
when in compliance with the requirements for two curb cuts for circular driveways
specifically allowed by chapter 70 of the Code of Ordinances. These additional curb cuts
are not prohibited and do not require a special exception.
(A) Circular driveways.
If a SFD building site has 60 feet or greater frontage measured along the front street line,
then two curb cuts for a circular driveway are permitted if:
1) Both curb cuts are on the same street and located along the front street line;
2) At the front street line, no part of the curb cuts or driveways are closer than two feet
to a side property line;
3) In the street area, no part of the curb cuts or driveways cross the imaginary
extension of a side property line, unless the affected neighboring owner consents in
writing;
4) Measured along the edge of the main traveled roadway, the inside edges of the curb
cuts and driveways at the property line are at least 24 feet apart;
5) Within the street area, the edges of each driveway are perpendicular to the edge of
the main traveled roadway and;
6) The proposed driveways are no wider than what is allowed or specified in table 7-
5a in appendix A of the Code of Ordinances.
(B) Corner lots.
Regardless of street frontage, corner lots shall be expressly prohibited from constructing a
driveway which connects two intersecting streets (i.e., cutting the corner). If a SFD building
site is 60 feet or greater in width and meets the requirements for a circular driveway as
specified in Table 7-5a, Note 5(a)(1-6), corner lots shall be permitted up to two curb cuts
along the front street line, but in no case may exceed a total of three per building site (i.e.,
two curb cuts for a circular driveway along the front street line and one curb cut for a
straight driveway on the side street that services a functioning garage utilized for the off-
street parking of motor vehicles) if:
(1)The additional curb cut(s)will not cause the building site to exceed a total of two curb
cuts along the front street line;
(2) Each curb cut is at least 15 feet from the intersection of the street rights-of-way and;
(3)The proposed driveway will not cause the building site to exceed the maximum
impervious coverage requirement stipulated in Table 7-3: Open & Pervious Areas.
(C)Through lots.
Through lots shall be permitted one additional curb cut per abutting street not serving as
the primary entrance to the residence. The additional curb cut(s) must service a
functioning garage utilized for the off-street parking of motor vehicles.
(D) Busy streets.
Bissonnet Street, Buffalo Speedway, West Holcombe Boulevard, Bellaire Boulevard, and
Kirby Drive shall be permitted one additional curb cut for a circular driveway if the building
site is 50 feet or greater in width.
(E)The ZBA may issue a special exception for additional curb cuts in a different design or
location than prescribed by this ordinance.
Note 5. Garages encroaching in Side Yards.
A building may project toward an interior side property line (not a side street line) if it meets
all the following criteria:
a) No part of the building may be closer than three feet to the side property line.
Exception: Eaves may be as close as two feet.
b) The projecting part may only contain garage space and space above the garage (plus
stairway and eaves)
c) Any projecting part must be at least seventy feet from the front street line.
d) Within 10 feet of another building site in an SF District (Whether on the side, rear, or
otherwise). The building may have no window, door, or other opening above the
ground floor(and facing the property line of the other building site.
Exception: There may be translucent (but not transparent), non-operable openings.
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
Place, Texas 77005, duringa
hearingin the Municipal Building, 3800 UniversityBoulevard, Cityof West University
p g�
meeting set to begin at 6:30 p.m. on January 23,2025. The hearing may be recessed and continued to a ZBA meeting
set to begin at 6:30 p.m. on February 27,2025.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: 4223 & 4229 Villanova St.,Houston,TX 77005
Legal Description: LOTS 18& TR 19A BLK 6 COLONIAL TERRACE,Harris County,TX
Docket Number: 2024-0010
Applicant: Clayton & Pamela Black
Action Requested: Requesting a special exception to allow a third curb-cut for a driveway
on an adjacent lot.
Additional Details: A single-family home has requested a special exception from Appendix A,
Article 7A, Table 7A-5a, Parking, driveways, etc., Curb cuts to allow a third
curb-cut in a different design or location than prescribed by the ordinance.
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: Chris Guess,Planning&Zoning Administrator,for the ZBA posted and mailed on or before January
13,2025.
C u,
cguess@westutx.gov
713-662-5830
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
BLACK PAMELA& CLAYTON BLACK CLAYTON & PAMELA DO MINH C
4005 TENNYSON ST 4229 VILLANOVA ST 4235 VILLANOVA ST
(C/O 4229 VILLANOVA ST) (C/0 4223 VILLANOVA ST) HOUSTON TX 77005-3528
HOSUTON TX 77005-2747 HOUSTON TX 77005-3528
YOUNG TIMOTHY B & PATRICIA FERGUSON SHERISE D MOSSBERG BJORN & GALLENTINE
4217 VILLANOVA ST 4215 VILLANOVA ST KATHLEEN
HOUSTON TX 77005-3528 HOUSTON TX 77005-3528 4211 VILLANOVA ST
HOUSTON TX 77005-3528
DONNELLY FRANK W JR HICKEY KEITH L& ELIZABETH H CARLSON LAUREN A&THOMAS E
4207 VILLANOVA ST 4203 VILLANOVA ST 4202 VILLANOVA ST
HOUSTON TX 77005-3528 HOUSTON TX 77005-3528 HOUSTON TX 77005-3529
BAKER DAVID E &GUISELLA M
4206 VILLANOVA ST SUN HSIANG-NING & LEE HWEI CC MATRICULATION LLC
HOUSTON TX 77005-3529 4212 VILLANOVA ST 4216 VILLANOVA ST
HOUSTON TX 77005-3529 HOUSTON TX 77005-3529
JENNINGS DAVID &CATHERINE FOSTER CHRISTOPHER &JULIA BRODSKY CHARLES& GAIDO KATHRYN
4218 VILLANOVA ST 4224 VILLANOVA ST C
HOUSTON TX 77005-3529 HOUSTON TX 77005-3529 4230 VILLANOVA ST
HOUSTON TX 77005-3529
WU NAN & LIU ZHANDONG KLESEL DOUGLAS& VALLONE JENNIFER CURRENT OWNER
4234 VILLANOVA ST 4234 MARQUETTE ST 4230 MARQUETTE ST
HOUSTON TX 77005-3529 HOUSTON TX 77005-3543 HOUSTON TX 77005-3543
STEVENS ROBERT D &SANDRA PARIKH ALEXANDER SNDER REBECCA GOVERNALI JOSEPH F JR & PONDER
4228 MARQUETTE ST % PARIKH SNDER MGMT TRUST NATALIE L
HOUSTON TX 77005-3543 4224 MARQUETTE ST 4218 MARQUETTE ST
HOUSTON TX 77005-3543 HOUSTON TX 77005-3543
AGRAWAL MANJUL& BINDAL SHIVANI M4212 L;LC CURRENT OWNER
4216 MARQUETTE ST 4202 MARQUETTE ST 4202 MARQUETTE ST
HOUSTON TX 77005-3543 HOUSTON TX 77005-3543 HOUSTON TX 77005-3543
DAILEY SHARON SUE STEPHENS JOHN & MADELYN CURRENT OWNER
4201 MARQUETTE ST 4209 MARQUETTE ST 4213 MARQUETTE ST
HOUSTON TX 77005-3542 HOUSTON TX 77005-3542 HOUSTON TX 77005-3542
CURRENT OWNER MAO MARVIN &JOHNSON HELEN CHOKSHI SAGAR PRAVIN & POONUM
4219 MARQUETTE ST MARGARET 4225 MARQUETTE ST
HOUSTON TX 77005-3542 4223 MARQUETTE ST HOUSTON TX 77005-3542
HOUSTON TX 77005-3542
PADLEY BRIAN P & KALYOPI VISCUSI RICHARD L& ROSE MATHEW KODUVATHARA K &
COBANOGLU 4235 MARQUETTE ST MATHEWS ALICE
4227 MARQUETTE ST HOUSTON TX 77005-3542 4201 OBERLIN ST
HOUSTON TX 77005-3542 HOUSTON TX 77005-3524
HOPKIN BRIAN & LAUREN POZZERLE SERGIO A&ORTIZ-PEREZ
ANTWEIL BRIAN F & FLORA S 4209 OBERLIN ST TAMARA
4207 OBERLIN ST HOUSTON TX 77005-3524 4215 OBERLIN ST
HOUSTON TX 77005-3524 HOUSTON TX 77005-3524
OROZCO FRANK J &TAMMY C SWIECH ROBERT ALLAN &JOHNSON HENRY CHARLES&AMAR
OROZCO FAMILY TURST RICHARD LOWE iii 4227 OBERLIN ST
4219 OBERLIN ST 4225 OBERLIN ST HOUSTON TX 77005-3524
HOUSTON TX 77005-3524 HOUSTON TX 77005-3524
STRATTAN LINDSAY D & RICAHRD E HOOK A 0 &AGNETA BAKER MARY S MAGUIRE &GEORGE T
4231 OBERLIN ST 4235 OBERLIN ST PO BOX 271504
HOUSTON TX77005-3524 HOUSTON TX 77005-3524 (C/O 6448 COMMUNITY DR)
HOUSTON TX 77277-1504
BAYAZITOGLU YILDIZ&YILDIRIM WESTBROOK RICHARD K&TRACI D ROSER NORMAN L
6728 AUDEN ST 6510 COMMUNITY DR 3203 MERCER ST#200
(C/O 6504 COMMUNITY DR) HOUSTON TX 77005-3558 (C/O 6514 COMMUNITY DR)
HOUSTON TX 77005-4306 HOUSTON TX 77027-6017
HILL CHRISTOPHER & KATHRYN MCMANIS JASON & KATHARINE WILLIAMS LAURA&TINDALL ANDREW
6518 COMMUNITY DR 6522 COMMUNITY DR 6532 COMMUNITY DR
HOUSTON TX 77005-3558 HOUSTON TX 77005-3558 HOUSTON TX 77005-3558
SV DEVELOPMENT LLC NETSCHER DAVID T TAGHAVI ALLISON H
1407 BENAMS BLOCK CIR 4113 BYRON ST 6452 COMMUNITY DR
(C/O 6536 COMMUNITY DR) (C/O 6456 COMMUNITY DR) HOUSTSON TX 77005-3519
LUFKIN TX 75904 HOUSTON TX 77005-3515
ORISA PARTNERS LP
4113 BYRON ST
(C/O 6462 COMMUNITY DR)
HOUSTON TX 77005-3515