HomeMy WebLinkAbout04242025 ZBA Agenda Item 2 City of
West University
Place Public Works Department
To: The Zoning Board of Adjustments
From: Chris Guess,Planning and Zoning Administrator
Date: April 24,2025
Re: Staff Report for Docket 2025-0012, 4112 Judson Avenue/4107 Emory Avenue
Applicants' Request:
The applicant in Docket #2025-0012 — 4112 Judson Avenue/4107 Emory Avenue West University Place
Texas, 77005, has requested that the Zoning Board of Adjustment (the "ZBA") approve a variance from the
city's Code of Ordinance to amend the restrictive conditions on a previously approved variance.
Background Information:
The applicant ("Owner") has proposed to amend the restrictive conditions on a previously approved
variance. The applicant made an application and was approved for a variance in May of 2009 which
permitted his garage to be flush with the front building line as opposed to the garage door observing the
required 10-foot setback from the front yard. As a condition of this approval the ZBA restricted the garage in
scale to one-car in compacity and one story in height.
The conditions on the May 2009 ZBA decision are:
1) Structure must be a one-car garage and may not exceed one story in height;
2) The variance remains in effect only as long as the building site at 4112 Judson remains combined
with the building site at 4107 Emory.
The subject address is a "through lot" meaning a building site other than a corner building site with frontage
on more than one street. The ZBA prescribed an additional condition that the subject address and 4107
Emory Avenue combine as a condition of the approved variance. The applicant completed his lot
consolidation in February of 2015.
Applicable Regulations:
• Sec. 2-102.—Certain Terms.
Through building site or lot, "rear through building site" or "lot" means a building site other than a corner
building site with frontage on more than one street other than an alley.
• Table 7A-2 Yards (or `setbacks')
3826 Amherst St. wwzv.westutx.gov
West University Place, TX 77005
713-662-5830
ity of
West University Works
Place Public Department
Note 1. Through Lots or Building Sites or Rear Through Lots or Building Sites.
If a lot or building site extends all the way through a block so that the front and rear both abut a street area,
there is no rear yard. The site is a "through" or "rear through" lot or building site, and is considered to have
two front yards, one at each street frontage. Front yard (setbacks) shall be as provided in Table 7-2.
Exceptions:
1) If the site is "flag" shaped or irregular, the "flag" portion shall have the same setback as the adjoining
building sites fronting that street;
2) If a through lot abuts a Major Thoroughfare and a local street and has a lot depth less than 160 feet,
then the lot shall have a front yard on the local street and a back yard on the Major Thoroughfare.
Provided, further, there shall be no vehicular access to the street adjacent to the backyard.
3) If a through lot abuts Auden Street and a dead-end street, then the lot shall have a front yard on
Auden Street and a backyard on the dead-end street. Provided, further,there shall be no vehicular
access to the street adjacent to the backyard.
• Table 7A-4a: Garage Space Areas
Door or Prohibited unless: (i)the garage door is set back ten feet or more from
opening the front yard, and (ii)there is only open area above the driveway for at (May affect
facing least seven feet inward from the front yard, and(iii) any structure above eligibility as QMDS.
front the driveway (and within ten feet of the front yard) must be cantilevered See definitions
street or suspended from the building (no special posts or vertical supports in Article 2.)
line. being allowed).
Staff Report:
Staff has reviewed the variance application and the overall objective of amending the previously approved
variance. The scope of work on the proposed variance is wholly contained within the garage of the building
site, no other work is being considered.
The scope of work exists under a previously approved variance which gives additional permissions beyond
our codes for the existing structure. This action will allow permissions to remain while removing the
restrictive conditions of a previous ZBA.
The restrictive condition is:
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
`ity of
West University Place Public Works Department
"Structure must be a one-car garage and may not exceed one story in height;"
Staff Recommendation:
Staff submits this application for consideration to the ZBA being mindful that approval of the variance
would conflict with a previously vetted decision of a previous board.
Variance Request:
The ZBA may not issue or modify a variance unless all of the following circumstances are present:
(1) The ZBA has made all findings and determinations required by state law for the granting of a
variance. A "special condition" or "hardship" that is self-created, personal or based only on financial
reasons is not sufficient to support the issuance of a variance.
(2) The ZBA has made any additional findings and determinations required by a specific provision of
this section which relates to the variance.
(3) The variance has been reduced to writing and includes any conditions prescribed by the ZBA or
required by this section for the variance in question.
Attachments:
1. Application
2. May 2009 -Variance Decision
3. February 2015 —Owner's designation of a building site.
4. Applicant's statement
3826 Amherst St. zvww.westutx.gov
West University Place, TX 77005
713-662-5830
Oemks, IN`V,,
i,-4,,..,
City of West University Place
7, , APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
Address of site: 4112 Judson Avenue
Legal description of the site:Lot 11, Block 22 of College Court Place, a subdivision in Harris County, Text
according to the map or plat thereof recorded in volume 7, Page 7 of the map records of Harris County, Texas
Applicant: Harvey and Collie Michaels
Address: 4107 Emory Avenue
Contact: Harvey Michaels Phone: 713-578-6560 Fax: Email:
hnm4107@hotmail.com
Decision or Action Requested(check one or more and provide requested data):
( )Appeal. Hear and decide an appeal from an order, requirement, decision or determination made
by the Administrative Official.
• Is the official's action in writing? ( )Yes; ( )copy is attached. ( )No, but the action appealed is as follows:
• When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any
delay below:
• Exact zoning ordinance section(s) involved:
• Grounds for appeal:
( )Special Exception.
• Exact zoning ordinance section that authorizes the special exception:
• Exact wording of special exception requested:
(,/)Variance.
• Exact zoning ordinance section from which a variance is requested: Original Variance - Dated 06/05/2009
• Exact wording of variance requested:
Amend the existing variance to allow a two-car garage that may not exceed two (2) stories in height,
removing condition #1 in the variance previously recorded at this property.
Other Data. Are there drawings or other data? ( )No ( )Yes(list items here and attach them)
• Writeup
• Proposed Plans
• Homeowner Letter
• Copy of existing Variance • Copy of existing survey
• Photo of superimposed frontzsjevation on building site
r
Attached.The appli nt h yad the ate and City regulations attache .
(
Signature of applican . Date: Tl LS
For Staff Use only Date filed: 'Iii wb Date heard: \ 44"0",(36�Docket#: 1 e1--•°�.°pi
Form ZBA-102
City of West University Place
3 4 ,Veighborhood City
® Recycled Pape( -,, i f-1 t11"?437 r� -4
A )(tit- .. 7 S-'Y.00
\ACC Zoning Board of Adjustment
vu
City of West University Place,Texas("City")
Docket No: 2009-05
•
1( DECISION GRANTING A VARIANCE
•
Address of building site: 4112 Judson Avenue
Legal description of the building site: Lot 11, Block 22 of College Court Place, a subdivision in
-2;
Harris County, Texas according to the map or plat thereof recorded in volume 7, Page 7 of the map �,/
records of Hams County, Texas.
Applicant: Harvey and Collie Michaels D-S29-
I
Decision or Action Requested: Variance to build a garage at the front yard line instead of 10 feet from
the front yard line.
Notice, Hearing, Determinations, Vote:
wti
(X) Notice of hearing was given by: Mail and on-site posting, in accordance with Article 11 of the
Zoning Ordinance, by Sallye A. Clark, Planning Assistant of the City.
(X) Hearing was held on May 21, 2009 at 6:30 p.m.
(X) Required findings and determinations have been made by the ZBA as follows: (i)due to special
conditions,a literal enforcement of the Zoning Ordinance provision identified below would result in
unnecessary hardship,(ii)by granting this variance,the spirit of the ordinance is observed and
substantial justice is done,and(iii)this variance is not contrary to public interest.
ltl ( ) Additional findings and determinations (if any)have been made, as follows: N/A
(X) The vote was: 4 in favor, _1_against this decision.
Decision of the Zoning Board of Adjushnent granting variance(subject to all applicable appeals):
Under and subject to the City's Zoning Ordinance and applicable law, a variance from Table 7-4a,
Garage Space, "Garage doors or openings facing the front street line are prohibited unless the garage
door is set back ten feet or more from the front yard" of the Zoning Ordinance is granted for the site
identified above, as follows:
Garage structure may be constructed at the front building line as proposed with the following conditions:
1) Structure must be a one-car garage and may not exceed one story in height;
2) The variance remains in effect only as long as the building site at 4112 Judson remains combined
with the building site at 4107 Emory.
VARIANCE, Page i
3�y(In t ;l1.et sit ti He>ut.varil • \Veit t.nu‘erau. t'la,:e, le ra; 71005-l899 • 713•668*a-14I • wttx, weclu ory
Effective Date& Appeals: Subject to any applicable appeals, this decision takes effect on the date it is
filed in the Board's office(c/o Secretary of the Zoning Board of Adjustment, 3826 Amherst, West
University Place,Texas 77005), unless otherwise indicated above. Any re-hearing of this decision is
governed by the rules of the Zoning Board of Adjustment. Any appeals of this decision are subject to
and governed by applicable ordinances and laws, including: the Zoning Ordinance and Chapter 2(1,
Tex. Local Government Code. Under Chapter 2l 1,petitions for judicial review must be presented
withirr-10 days after the date this decision is filed in the Board's office. ij,}
r\ 72,
ZONING BOA OF ADJUSTMENT, 70 ��j
CITY OF WEST i IVERSITY PL CE,TEXAS '°,^ i 1
,By: - ' r—
Vice- Presiding Officer,Zonin Boas d ofA�justment <m ••• i
STATE OF TEXAS
COUNTY OF HARRIS 'n j j—a\c,L'
(�,, •
�jThis instrument was acknowledged before me ort�W t (date) 1 11,(DI `�
'G' as Presiding Officer of the Zoning Board of Adjustment )
Texas.
.. I,
di Joss M oeoico
,�o (VI-0,AV. MY CA tie n 2009
11
;!1 MEAL) �( 1 C. l 4J`(-,rrc\iQ `
�� My commission expires: pn. o
Notary Public
4 6 C This instrument was filed in the Board's office on �_ , and, if a mailing list is
attached, copies were mailed to the persons on the list on / .
11
Okyltk.",
it
Name: Lie
Title:
Title: at /_ .
Ater recording return to:
t
Sallye A. Clark
Secretary, Zoning Board of Adjustment
City of West University Place
3826 Amherst Street
Houston, Texas 77005 // 1r;oc5.5..q f:
(Phone#: 713-662-5841) l T:.:-, .r.,,xr"C ':',_.:s,..,=_a:r,_=aw':,''' ,'.
uE STATE OF :v„ , •• '-;:'i?•- . :. c:,.
COUNTY TEa. S, . n
OF Ns1Rq;$
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rti 441: AtI et iv*A
Gut1'erx W�ya�iu,i.
x< `.
JUN - 5 2009
VARIANrE Pa !" 7rs ,r
City of*est University Place, Tell ("City")
OWNER'S DESIGNATION OF A BUILDING SITE
AS DEFINED BY THE ZONING ORDINANCE OF THE CITY
STATE OF 62.7 §
COUNTY OF _r�,�J____ §
On fx.�t.C. cAli,20) '5 ,the undersigned person(s)(referred to collectively as"Owner")certifies that the owner
owns the Property described elow and signs this designation.Words and phrases in this designation have the same meanings as in
the Zoning Ordinance.Property,Street Address(es): 4 r Ia -7(, A S c) l j `r + ( C ►'1 b (?4
Property Legal Description(s): LC { 1 1 01 k Oct- '6- e, Lt L 0-f i - i1V lc) / (" 10 7
1 ocJk 2Z
Representations By The Owner:The Owner represents to the City that the Property:(i)is contiguous,(ii)is all owned in fee simple
and in common by the Owner,(iii)consists of one or more whole subdivided lots,(iv)includes no common-use areas,(v)includes no
area within another building site and(vi)has the minimum dimensions prescribed by the City's Zoning Ordinance.The owner
understands that the Zoning Ordinance restricts the division of building sites. The Owner also understands that building sites are
regulated in many ways,both by the Zoning Ordinance and by other ordinances of the City.
Note:If building site contains one or move partial lots,owner must provide city proof the budding site was legally subdivided into
present shape before 10/24/1987.
Designation As One Building Site:The Owner designates the entire Property described above as a single"building site"under the
City's Zoning
Signeca e } 71kx.e,k414.52
PrintLJ✓ 1 1 i e -
STATE OF ! /( ,COUNTY OF rr!Q/'(/ 3 / ,(eai/ie)kl;chae/3
Wore me onr(brbf t✓ a? ,201Jby( 10f2/
ot�,r� LAURA E GARZA J
i NOTARY PUBLIC
!` STATE OF TEXAS
''t• y MY COMM,EXP.2/28/18
My commission expires: 2 / PT / I a Notary Public
Acceptable E ,Unacceptable
Building Site is unacceptable for the following reason(s):
1. Building site is made-up of one or more partial lots that were not legally subdivided into present shape before
10/24/1987. ( )
2. Proof required lot was legally subdivided iry present shape before 10/24/1987. (
3. Building site does no;meet minimum riiineksions as prescribed hi'Table 5-1 of the Zoning Ordinance. ; )
4. Other(see attached)' / % (
Chief Building Official: Date: // ✓�J
"NOTE:AN ORIGINAL SURVEY DEPICTING THE PROPERTY DESCRBIED ABOVE MUST BE ATTACHED:
Form P 101-REV 8/10/11
Variance Request Writeup:
We respectfully request that the board amend the existing variance to remove the one-
story and one-car garage requirement, allowing for a two-car garage and a two-story
structure. This change would maintain architectural consistency with surrounding homes,
many of which feature similar front elevations, ensuring the design aligns with the
neighborhood's established character.
A two-car garage enhances functionality for current and future homeowners while reducing
the need for street and driveway parking. This minimizes congestion, improves road
safety—especially near the busy Academy Street and Bissonnet Street intersections—and
provides secure off-street parking, benefiting both security and property value.
As longtime West U residents, the homeowners value their community and have
thoughtfully considered this request to align with the neighborhood's character. Their goal
is to enhance their home while preserving the charm, functionality, and cohesion that
make West U a desirable place to live.
The proposed structure is designed to maximize green space, as confirmed by a site survey
showing no impact on existing trees. The variance would allow for a compact footprint,
minimizing impervious surface coverage while optimizing yard space. The existing home at
4107 Emory Street and the new structure would share a cohesive architectural design,
including a complementary color and finish palette, reinforcing uniformity along the street.
Given that similar structures already exist in the area, removing Condition #1 would
uphold—not disrupt—the neighborhood's visual and functional harmony.
To: Harvey Michaels (In support of your project)
Dear West University Place Zoning Board of Adjustment Members,
I am sending this email in support of the Project that Harvey and Collie Michaels wish to
accomplish at 4112 Judson/4107 Emory.
We have known our neighbors the Michaels ever since we moved into our house at 4116
Judson. We have found them to be great neighbors and friends. The Michaels came and met
with us early in the development of the project to let us know what they were
contemplating. They then shared their plans with us when they were developed to insure, we
were ok with their new structure. They were concerned as they know that their new 2 story
Garage/Unit would be next to our house and would impact us more than any other neighbor.
We are supportive of the Michaels plans for the structure as designed.
We appreciate the Michaels keeping us involved and want you to know that we support their
project.
Thanks
Daniel Ogbonna
4116 Judson
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