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HomeMy WebLinkAbout03272025 ZBA Agenda Item 2 y, of West University Place Public Works Department To: The Zoning Board of Adjustments From: Chris Guess,Planning and Zoning Administrator Date: March 27,2025 Re: Staff Report for Docket 2025-00011,6602 Buffalo Speedway Applicant's Request: The applicant in Docket #2025-00011 — 6602 Buffalo Speedway, West University Place Texas, 77005, has requested that the Zoning Board of Adjustment (the "ZBA") approve a Special Exception from the city's Code of Ordinance to allow a driveway in another location and with a different design than prescribed by the ordinance. Background Information: The applicant has proposed a driveway in another location and with a different design than prescribed by the ordinance. As it pertains to a circular driveway, the zoning ordinance prohibits constructing a driveway which connects two intersecting streets (i,e. cutting the corner). The zoning ordinance does make an allowance that the ZBA may issue a special exception for a driveway in another location or with a different design than prescribed by the ordinance, if it finds that: • 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; • The other location or design will prevent the destruction of a qualified tree; • 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 • The location or design requested is necessary for safety considerations. The applicant is submitting that this development should be permitted to develop their driveway in another location and with a different design than prescribed by the ordinance because development as prescribed, will cause the destruction of a qualified tree. Applicable Regulations: • Table 7A-5a: Parking,driveways, etc.: Note 5. Curb cuts. The ZBA may issue a special exception for additional curb cuts. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 City of West University k Department W r Place Public Works 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. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 City of West University Place Public Works Department (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. • Table 7A-5a: Parking,driveways, etc.: 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: 1) 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; 2) The other location or design will prevent the destruction of a qualified tree; 3) 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 4) The location or design requested is necessary for safety considerations. • Chapter 82—Urban forest preservation and enhancement; Sec. 82-10.—Other regulations; conditions. (b) (b)Liberal interpretations authorized. All city officials, bords and commissions are authorized and encouraged to interpret other ordinances, rules and regulations liberally in order to minimize conflicts with this chapter and to protect existing large trees, except in circumstances where there might be hazards to persons or property. Staff Report: Staff has reviewed the driveway application and the special exception request. The applicant submitted that development of the driveway as prescribed by the ordinance will cause the destruction of a qualified tree. The arborist conducted a site visit to determine whether development will significantly damage the adjacent 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 West University Place Public Works Department 28"Live Oak. His conclusion was that developing the driveway as prescribed is not feasible while complying with Chapter 82. Staff Recommendation: Staff submits this to the ZBA for their consideration and for their determination for a driveway in another location and with a different design than prescribed by the ordinance. 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 2. Narrative 3. Proposed site plan 4. Survey 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 a City of West University Place City of-- APPLICATION TO THE ZONING BOARD OF ADJUSTMENTS West University CITY OF WEST UNIVERSITY PLACE,TEXAS Place ADDRESS OF SITE: 6cot i?juxth, S,pej wcty, j4ls�� )< �- O.p 5 LEGAL DESCRIPTION OF SITE: L6,1- i/ i IO r 6/ e � u � At�r d iiiy P f a APPLICANT: n '7 '7 ADDRESS: C*Eft"- I-e(,41611.4-- 54bee-eJ- O Us J-0,-, -T a-' 61 CONTACT: 1J mrno. (106 �Q v�,� PHONE: �Q 3Z, qob-I.3I . EMAIL: ('e Jjc 5 a,3 v,b L ;l ck1 cf CC • Co w•• Decision or Action Requested(check one or more and provide requested date): ( ) Appeal. Hear and decide an appeal from an order, requirement, decision or determination made by the Administrative Official. • Is the official's action in writing?( )Yes; ( )Copy is attached. ( ) No, but the action appealed is as follows: • When was the action taken: Note:Appeals must be filed within a reasonable time. Please explain any delay below: • Exact zoning ordinance section(s) involved: • Grounds for appeal: (A Special Exception. • Exact zoning ordinance section that authorizes the special exception: 5 cam--{-,'U/. —"abf¢ ---4-_ 5G) ,k 4- • Exact wording of special exception requested: ( ) Variance. • Exact zoning ordinance section from which a variance is requested: • Exact wording of variance requested: Other Data.Are there drawings or other data?( ) No( %Yes(list items here and attach them) i- Sw{✓e`I a- erar6gtil 50. p ( .- 3- •wiv j of Qiiui Si'% . Attached.The applicant has read the State and City regulations attached. Signature of applicant: _ tC ' � ae N , `z— c � For Staff Use only:Date filed: 1 Date heara ' � oet No. raho �► rib Exact wording of special exception: 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. Written narrative describing request and reason why it should be granted. (Explanations of hardships or special conditions.) Dear board members: We requesting an exception to the proposed driveway on Buffalo Speedway to our corner lot on Buffalo Speedway and Carnegie St. Our original design is to have a U shape driveway on Buffalo Speedway, however the existing historical trees, and in an effort to prevent any damages to the historical trees on buffalo speedway, we modified the proposed drive design from Buffalo Speedway to Carnegie St. as showing on the proposed site plan. Thank you, Ammar Jaber Led Design Builders 832.800.1312 GF NO. 192167—KW01 ONE NATION TITLE \ ADDRESS: 6602 BUFFALO SPEEDWAY HOUSTON, TEXAS 77005 BORROWER: MICHAEL FERNBACH LOT 6, BLOCK 40 a WEST UNIVERSITY PLACE _ A SUBDIVISION IN HARRIS COUNTY, TEXAS �� ACCORDING TO THE MAP OR PLAT THEREOF RECORDED o IN VOLUME 444, PAGE 560 OF THE DEED RECORDS OF HARRIS COUNTY, TEXAS J 1 CARNEGIE STREET (PLATTED AS CORNELL STREET) (50'R.O.W.) FAST 150.00' FENCE POS� s • v v v a . • 1"IRON O ON CORNER PIPE FOUND h CONC. T ORAA 22..1' 40.7' o �'7 Q N �T R U g o 52.2' g L—,O' g :I g ,(( OVERHEAD POWER UNES . ��21.7' (I))o O LOT y 18 : _1 , cE 0Q.' RV E e COY. 1-STORY �g 000S'm BRICK & FRAME J� N RESIDENCE 2 Q LOT /�+ 4.3 -, o Q/ L O O 11 ,6 CO% . Y 78' 9.0' at, m . io i. POWER POLE I 17.3' 30.1' FENCE POST „ WEST ,I} ,50.00' f 1/2"IRON ON CORNER J 5.0' PIPE FOUND (CM) g LOT0 LOT 0 1/ PRON 8 ROD FOUND g (D.CL) (CM.) CAPPED g 5/8"IRON '', ROD FOUND .& (C.M.) a � It• t•• J 1 HEREBY CERTIFY THAT THIS SURVEY WAS MADE THIS PROPERTY IS AFFECTED BY THE ON THE GROUND. THAT THIS PLAT CORRECTLY OF ' ' 100 YEAR FLOOD PLAIN AS PER FIRM REPRESENTS THE FACTS FOUND AT THE MAP RENSIOPANEL NO. N206/18/07 L 7IME OF ENCROACHMENTS APPARENT ON TH AND THAT THEREE GROUND,E NO 4rct%S T Iy 1\ZONE A£ EXCEPT AS SHOWN HEREON. THIS SURVEY IS 1 ', BASED ONLY ON VISUAL EXAM/NATION OF AMPS. CERTIFIED FOR THIS TRANSACTION ONLY AND INACCURACIES OF FEMA MAPS PREVENT EXACT ABSTRACTING PROVIDED IN THE ABOVE DETERMINATION WITHOUT DETAILED FIELD STUDY REFERENCED TITLE COMMITMENT WAS RELIED , J ES • 4, UPON IN PREPARATION OF THIS SURVEY. Ce 1 A SUBSURFACE INVE571GADON `` �•QA" 5971 Oar WAS BEYOND THE SCOPE OF THIS SURVEY OROFEESSIES O AL SURVEYOR 1 4.5971 O f S S G, / JOB NO. 19-11121 / ` S V%i D.C.L. =DIRECTIONAL CONTROL LINE JANUARY 2,2020 RECORD BEARING:VOL. 444,PG.560,H.C.D.R. 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VI V p © to C N J J 3 c m 10 HARRIS CENTRAL APPRAISAL DISTRICT Tax Year: 2025 REAL PROPERTY ACCOUNT INFORMATION 0393310000006 'a'Print Owner and Property Information Owner Name AMIN H AND SHAHNAZ A KARIM Legal LT 6 BLK 40 & LIVING TRUST Description: WEST UNIVERSITY Mailing 6445 BELMONT ST PLACE SEC 1 Address: HOUSTON TX 77005-3801 Property 6602 BUFFALO Address: SPEEDWAY HOUSTON TX 77005 State Class Land Use Land Total Neighborhood Neighborhood Market Area Map Key Code Code Area Living Group Facet MapA® Area Al -- Real, 1001 -- 15,000 2,888 7427.01 1218 110 -- 1B 5255D 532F Residential, Residential SF SF Bellaire, West Single- Improved Univesity, Family Southampton Areas Value Status Information Value Status Shared CAD All Values Pending No Exemptions and Jurisdictions Exemption Type Districts Jurisdictions Exemption Value ARB Status 2024 Rate 2025 Rate None 001 HOUSTON ISD Pending Pending 0.868300 040 HARRIS COUNTY Pending Pending 0.385290 041 HARRIS CO FLOOD CNTRL Pending Pending 0.048970 042 PORT OF HOUSTON AUTHY Pending Pending 0.006150 043 HARRIS CO HOSP DIST Pending Pending 0.163480 044 HARRIS CO EDUC DEPT Pending Pending 0.004799 048 HOU COMMUNITY COLLEGE Pending Pending 0.096183 085 WEST UNIVERSITY PLACE Pending Pending 0.241930 Texas law prohibits us from displaying residential photographs, sketches, floor plans, or information indicating the age of a property owner on our website. You can inspect this information or get a copy at HCAD's information center at 13013 NW Freeway. Valuations Value as of January 1, 2024 Value as of January 1, 2025 Market Appraised Market Appraised Land 1,522,500 Land Improvement 12,500 Improvement Total 1,535,000 1,535,000 Total Pending Pending Land Market Value Land Appr Appr Adj Line Description Site Unit Units Size Site O/R O/R Total Unit Unit Value Code Type Factor Factor Factor Reason Adj Price Price 1 1001 -- Res SF1 SF 10,000 1.00 1.00 0.70 -- 0.70 Pending Pending Pending Improved Table Value 2 1001 -- Res SF3 SF 5,000 1.00 1.00 0.70 -- 0.70 Pending Pending Pending Improved Table Value Building Building Year Built Type Style Quality Impr Sq Ft Building Details 1 1973 Residential Single Family Residential 1 Family Good 2,888 * Displayed * All HCAD residential building measurements are done from the exterior, with individual measurements rounded to the closest foot.This measurement includes all closet space, hallways, and interior staircases. Attached garages are not included in the square footage of living area, but valued separately. Living area above attached garages is included in the square footage living area of the dwelling. Living area above detached garages is not included in the square footage living area of the dwelling but is valued separately. This method is used on all residential properties in Harris County to ensure the uniformity of square footage of living area measurements district-wide.There can be a reasonable variance between the HCAD square footage and your square footage measurement, especially if your square footage measurement was an interior measurement or an exterior measurement to the inch. Building Details (1) Building Data Building Areas Element Detail Description Area Cond/ Desir/Util Average BASE AREA PRI 2,888 Foundation Type Slab OPEN MAS PORCH PRI 308 Grade Adjustment B MAS/BRK GARAGE PRI 550 Heating/AC Central OPEN MAS PORCH PRI 45 Heat/AC Physical Condition Average Exterior Wall Brick/Veneer Element Units Room: Total 8 Room: Rec 2 Room: Half Bath 2 Room: Full Bath 2 Room: Bedroom 3 Fireplace: Masonry 1 Firebrick Extra Features Line Description Quality Condition Units Year Bulit 1 Cracked Slab Average Average 2,888.00 1973 « y j !d 1 i N. d' • �� fib �..} $ � /�"/ ..�F. ,r� a P a I -4f, ' pp to : *.. f } ,, ,,„„ �� ';na �L» 2 A 1. +� i d1 �k-. ,1^'Ui'.±0, '..,:'ir ' " $}fir i'. / b. . , % c ? d 1 ! 1}� 4 x 14 , ¢. a i i. a x 91ai� ff;p,t °" i1. r* * 4 a)t 1 5 x ,. g;.xd 0. I o co -lkik a 7 � ; ` M c a 0 ` _ a) 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 March 27, 2025. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m. on April 24,2025. 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: 6602 Buffalo Speedway,Houston,TX 77005 Legal Description: LT 6 BLK 40 WEST UNIVERSITY PLACE SEC 1,Harris County,TX Docket Number: 2025-0010 Applicant: Amin Karim Action Requested: Requesting a special exception to allow a curb-cut for a driveway in a different design or location. 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 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 March 17, 2025. Chr 'qu.eme cguess@westutx.gov 713-662-5830 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 LE ROGER P DUNN JENNIFER MOREY ROBERT B ET UX 6603 BUFFALO SPWY 6615 BUFFALO SPWY 6617 BUFFALO SPWY HOUSTON TX 77005-3832 HOUSTON TX 77005-3832 HOUSTON TX 77005-3832 WESTON JAMES P & MONIQUE GALLOWAY ROBERT L MOORE W D III & MARJORIE J 6621 BUFFALO SPWY 6627 BUFFALO SPWY PO BOX 20670 HOUSTON TX 77005-3832 HOUSTON TX 77005-3832 (C/O 6630 BUFFALO SPWY) HOUSTON TX 77225-0670 JOHNSON SCOT W&AMY G MOON LARRY J &JUE FRANCES 0 BULLARD PAT R 6622 BUFFALO SPWY 6616 BUFFALO SPWY 6546 BUFFALO SPWY HOUSTON TX 77005-3833 HOUSTON TX 77005-3833 HOUSTON TX 77005-3831 SATHYANATH SAPNA PADMANABHAN ARUN WEISS RICHARD T TOBIN PATRICK B JR REX JACQUELYN R 19926 SABLE STONE CIRCLE 6536 BUFFALO SPWY 6530 BUFFALO SPWY (C/O 6540 BUFFALO SPWY) HOUSTON TX 77005-3831 HOUSTON TX 77005-3831 KATY TX 77450-7412 MAVBR LLC SINGHKAW PRAVEENA KAW BENITEZ WILLIAM J &OLIVIA J 6419 VANDERBILT ST MADHUKAR 6527 BUFFALO SPWY (C/O 6545 BUFFALO SPWY) 6535 BUFFALO SPWY HOUSTON TX 77005-3830 HOUSTON TX 77005-3820 HOUSTON TX 77005-3830 GREEN JOHN STEPHEN ROBINOWITZ DONALD E VU NIKK D CURRENT OWNER 3116 CARNEGIE ST 3131 EASTSIDE ST 3115 CARNEGIE ST HOUSTON TX 77005-3811 (C/O 3117 CARNEGIE) HOUSTON TX 77005-3810 HOUSTON TX 77098-1935 GOOSEY JOHN D &CLAIRE BARTOLOTTAJOAN M WELSH THOMAS B KUENSTNER 6545 RUTGERS AVE 6541 RUTGERS AVE BARBARA ELLEN HOUSTON TX 77005-3850 HOUSTON TX 77005-3850 6531 RUTGERS AVE HOUSTON TX 77005-3850 GOERES BRYSON GLEN &JAMES CURRENT OWNER KUHN GEORGE THOMAS GRIFFIN 3215 CARNEGIE ST 1315 ST JOSEPH PKWY STE 1818 6527 RUTGERS AVE HOUSTON TX 77005-3836 (C/O 3221 CARNEGIE ST) HOUSTON TX 77005-3850 HOUSTON TX 77002-8238 KING ELIZABETH KIM BONDS LAUREN PLAA JACQUES CURRENT OWNER 6603 RUTGERS AVE 6615 RUTGERS AVE 6619 RUTGERS AVE HOUSTON TX 77005-3852 HOUSTON TX 77005-3852 HOUSTON TX 77005-3852 BARTOLOTTA MICHAEL G & LAURA Z PATEL SUMANT U & SHAILA S CURRENT OWNER 6621 RUTGERS AVE %S& S LIVING TRUST 6631 RUTGERS AVE HOUSTON TX 77005-3852 6627 RUTGERS AVE HOUSTON TX 77005-3852 HOUSTON TX 77005-3852 MOON JIMMY JOE & BARBARA CALDERON TERESA MOON & MARTIN CURRENT OWNER 6546 RUTGERS AVE 6540 RUTGERS AVE 3505 UNIVERSITY BLVD HOUSTON TX 77005-3851 HOUSTON TX 77005-3851 HOUSTON TX 77005-3357 JOYCE L TRACY BUESO GERARDO DR PINNAMANENI FAMILY PARTNERSHIP 6612 RUTGERS AVE 6614 RUTGERS AVE 6620 RUTGERS AVE HOUSTON TX 77005-3853 HOUSTON TX 77005-3853 HOUSTON TX 77005-3853 GILMOUR CAMERON & FIONA 6624 RUTGERS AVE HOUSTON TX 77005-3853