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04242025 ZBA Agenda Item 4
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 2025-0014, 2716 Pemberton Drive Applicants' Request: The applicant in Docket #2025-0014 — 2716 Pemberton Drive, 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 allow a 1727 square foot garage accessory structure to remain on site and in its current form. Additionally, the applicant has requested a variance of 11 inches in height from the maximum allowed 25 feet in height permitted in the rear yard to permit the existing garage structure to remain in its current form. Background Information: The applicant has proposed the development of a new primary structure at the subject address. The plan-set has been reviewed by Safebuilt (the 3rd Party Reviewer for the City) and found the primary structure to comply with all applicable ordinances and codes. Although the primary structure is compliant the existing secondary structure does not comply with the current ordinances that regulate the size of an accessory structure containing garage space. The existing secondary structure loses its Prior Non-Conforming (PNC) status because of the demolition and redevelopment of the primary structure. It consists of a garage, living space above, and a balcony. It is positioned properly and in compliance with our yard (setback) regulations. The applicant has filed for a permit to redevelop the primary structure and now must address the loss of the PNC status of the secondary structure. Applicable Regulations: • Section 12-103. Losing PNC Status. (a) New principal building. If, after the 1987 effective date, a new principal building is constructed on a building site, PNC status is lost for all PNC items relating to the building site. Exceptions: i. this does not apply to those principal buildings treated the same as structures constructed prior to a given effective date (see above); ii. PNC status with respect to a building site dimension is not lost. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 City of West University Place Public Works Department • Section 2-102. - Certain terms. Accessory.A building, structure or use is "accessory" if it is: i. subordinate and incidental to a lawful principal building and use on the same building site, and ii. is necessary or convenient for a lawful principal use of such building. An accessory building, structure or use can include, but is not limited to, a garage, guest quarters, pool cabana, game room or other similar use. But see, Table 7-1,Note 2. Accessory quarters (or "AQ").A dwelling unit meeting all of the following criteria: i. it is located on the same building site as a principal building containing a dwelling used for single-family (detached) use; and ii. it includes no more than six hundred square feet of gross floor area. • Table 7A-4A Garage Space Areas . . -- Garage Limit on non-garage accessory Max. 600 sq. ft. GFA in any accessory building containing garage space. buildings space • Table 7A-4b Buildings Accessory buildings See Article 10 Height Maximum 25 ft.. regarding garage space Staff Report: Staff has reviewed the plan set for the subject development and found that the primary structure is compliant with all applicable ordinances and codes. Staff noted that the secondary structure will lose its PNC status and become non-compliant without a variance granted. Staff noted the square footage of the secondary structure as follows: • Garage—799 sq. ft. • Garage Apartment Living—574 sq. ft. • Garage Apartment Balcony - 258 sq. ft. • Garage Apartment Stairway—96 sq. ft. • Garage apartment Height—25' 11" 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 City of West University Public Works Place P u b Department Per the code of ordinances,the garage can exist in its current form (799 sq. ft.) and the ordinance permits 600 sq. ft. of non-garage space (799 + 600 = 1399), leaving 328 sq. ft. of structure that is non-compliant. Per the code of ordinances, the maximum height of an accessory building is 25 feet, leaving 11 inches of the structure that is non-compliant Staff Recommendation: Staff recommends the ZBA grant a variance of 328 square feet and a height exception of 11 inches to permit an accessory structure containing 1727 square feet and standing 25 feet 11 inches in height. 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. Proposed Site Plan(4 Pg's) 3. Survey 4. Applicant's statement 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 �F cr u•,. City of West University Place r APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") Address of site:2716 Pemberton Drive Houston, TX 77005 Legal description of the site: LT 17 & TR 16 BLK 3 PEMBERTON Applicant: Rakhee Kumar Address: 2716 Pemberton Dr Houston, TX 77005 Contact: Phone: 713-447-7888 Fax: Email: raakheesri@gmail.cor Decision or Action Requested(check one or more and provide requested data): ( ) Appeal. Hear and decide an appeal from an order, requirement, decision or determination made by the Administrative Official. • Is the official's action in writing? ( ) Yes; ( )copy is attached. ( )No, but the action appealed is as follows: • When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any delay below: • Exact zoning ordinance section(s) involved: • Grounds for appeal: ( ) Special Exception. • Exact zoning ordinance section that authorizes the special exception: • Exact wording of special exception requested: (x)Variance. • Exact zoning ordinance section from which a variance is requested:Article 7 District-Specific Regulation.Section 7-101:Regulation.Tables Table 7-4a:Garage space,which limits garage space to a"Max.600 sq.ft.GFA in any accessory building containing garage space". Table 7-4b:Buildings.Height,Maximum 25' • Exact wording of variance requested: Variance requested to allow existing garage structure to remain as built.Official letter from surveyor states height is 25'11.5".Interior sq ft of garage is 575 within zoning ordinance.If total sq ft is counted such as balcony&roof overhang,we request a variance for the total sq ft of the existing structure at approximately 800 sq ft. Other Data. Are there drawings or other data? cNo ( )Yes(list items here and attach them) Attached. The applicant h s read the State and City regulations attached. Signature of applicant: Date: 03/31/2025 For Staff Use only Dat filed:LOr6,(Jh Date heard: �a `� �u �ocket#: P2 "' Dt 1 Li Form ZBA-102 BROOKS TONE Request for Variance Project Address: 2716 PEMBERTON DRIVE HOUSTON, TX 77005 Date: 03/31/2025 To: City of West University Place Zoning Board We are respectfully requesting a variance for Article 7 District-Specific Regulation. Section 7- 101.-Regulation.Tables etc. Specifically, this variance request is related to 1) the garage sq ft maximum living area of 600 sq. ft; and 2)the height maximum of 25 ft. Our variance requests are as follows: 1. Square Footage of Garage Variance:The garage at question is an appealing Southern style two story structure which was constructed by the prior owner, Donald Berkemeyer, and long time West University Place resident, we believe about 10-15 years ago (based on his recollection). The garage living area sq ft is 575 sq ft. The balcony of the structure increases the total coverage by 125 sq ft. to a total coverage of approximately 800 sq ft. Due to the design of the garage below and access to the living unit above via rear stairs and the balcony, we would not be able to remove balcony. Please note that the garage sits in the rear corner of the lot and does not obstruct any utilities or homes. Furthermore, the structure was permitted and inspected by the City of West University Place in the 2000s and no neighbor has ever taken issue with this structure. If it is required that the structure be modified, we would be forced to tear down the structure which would be extremely burdensome, costly, environmentally detrimental, and a waste of resources. We expect some mature trees and foliage would be damaged in the process as well. We would also have to redesign the primary structure to add an attached garage in its place, and this would cause significant delay in design and permitting, and moreover, this would be a nuisance to the neighbors who have indicated they are eager for us to begin construction as soon as possible. 2. Height Variance for the Garage:The current height of the garage is 25'11". This structure was recently built, permitted, inspected and approved at the current height of 25 feet and 11". No modifications have been made to the structure since its construction. That said, the roof is in excellent shape and was recently re-shingled by the former owner. Further, given the garage sits in the rear corner of the lot, it does not obstruct any homes. It is also 'ree and clear of any trees or utilities. If it is required that the structure be removed or modified it would be extremely burdensome, costly, and a waste of resources. Moreover, it would likely cause damage to the foliage and mature trees in the vicinity, and it would be unnecessarily disruptive to our neighbors to have the roof torn off and rebuilt for a 11" height revision. We thank you for your understanding and consideration. Should you have any questions please call: 713-447-7888. We would welcome a discussion on these issues if there are any outstanding concerns. We are eager to begin construction on what will be a beautiful, gracious home and enhancement to the already treasured West University Place street. Sincerely, Rakhee Kumar ©wne PROBSFI 1FETJ)&AS SOCIA1 tJd S PROFESSIONAL LAND SURVEYORS 516 PARK GROVE DRIVE,SUITE 102 ♦ KATY,TEXAS 27460 A (281)829-0034 ♦ FAX(281)829-0233 LOT 6 I LOT 1Or6 Set 12'Yon Rod Sot 12'bon Rod for R.w.os N 90°mow F. 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TABLE 7,2 lads(or 1MYe.a')as per C6y ofWelt University Piece Charier B O,Anabr notes 6e bibori p:FRONT YARD:20 M14the bulMg site depth I.11014.or Wm 26Ml YM halm.a depth i ntww yen 110 Net but not mom Von 125 bet 30 Oast If to Ming ele&mai s more then 125 I eL INTERIOR DOE YARD.Oirrektr of 10%d trtady eMwb61 or het(Ob)r><b nohow eM 377mb•p6on)STREET ME YARD:Ore•rd 10%body OM witlm or 5 Mt(agsot b r•s ow eM 3f7•o 1).REAR YARD120 h•L AdiNen.IIPe.nrrda for d••dntlhmr•ay i1kliny4,amlh6edaa f eka•e,and sports cowl.wbrnYy Pools,etc.a•not shown ad.nutl be bond priori,eery planning or consandlon. 6. Aaf.&warm:rib may oat song to roar parson of Fe above shown Yea Stamp.has not ban provided aydoaanreadon and elpps.a•thorough arwsep.b1 prior b ay plaaay c aarhrclM. 6. Sawpr let mat dee.oled Ns poorly.T de survey Ma bon mowed bead upon Manwdon provided by 6o 1M cowry.No bto:406 t Y+wFp.foh rile carol d M ON c0npsny%wok hem been p.rt+ord by to.uwyor. Z.*.t oderoa end zoning baking•elbrA Yee(Y.ny)an not shown. 7. 8urwyoe bus riot renewal.eb*..commits E s•teeth and..Elowdor.From Calmly.in Schedule 8 die Ilk Co n,*n.n. 5. N bearings are bawd on to Nath.10L of way M of Panoerbn Drive(8 p0'ar OP W). I hereby certify that the above p(et PLAT OF PROPERTY correctly represents the facts j E�0 f TF FOR: RAAIOIEE KUMAR•ROY KUMAR found at the time of the survey A',;o�G t S 1f,y�� 4 AT:2716 PEMBERTON DRIVE•11YEUT UNIVERSITY PLACE,TX made on the Arose A•I-Q- a*t LGL: LOT 17 i THE ADJOINING EAST 2Ir OF LOT 1S, ground, ,u blekTHEI7J.PROBSTELD. BLOCK 3, TON supervision,and there are no BOWIE E.PARE Al OF Tit EAR RECORDS OF apparent enaoad rnents at the '1 .4. 4895 41:•OQy y NAIIISN COUNTY.TEXASr d'�:•S S T?.•''- r time of Is survey,unless shown O S U R SCALE: N.T.S. or noted -- -`j . DATE: ]126)2024 REVISED DATE: /f 411101.11186 11ee rr•#•rty DOaa Us within the ea•yM••100 few'MeeFlaft. PANEL NO: 41201C 0560 L• Fib AX,AY ZONE: SHADED X a RE-__ EFF.DATE: atta/2007 MATHEW J.PROBb"l TEED BASE FLOOD ELEVATION: 47.1'(100 YR) I D0.6'(600 YR) Reg•ired PIdW.o.l lord Surveyor LOCA160 eV GRAPHIC PLOTTING oRlr ARO,.or aearo.aae tort ACTUAL UETERIONAGz,e alai d Taos NO.4E85 PROBSTFELD 8 Aoo^"IATES.INC•FRRM#10068100 THIS SURVEY WAS PERFORMED IN ACCORDANCE WITH TITLE COMMITMENT PROVIDED By: CHICAGO TITLE INSURANCE COMPANY OF#:_ CTI44LCT12477717711P (3/17/2024) josa 1491-230 DRAWN ay: RKIMDH THIS NNORIY 14 THE mmomiIr.Y OE rwesstmY A A6/OCMTO,woos C_lIY6®FOR THY TRAMACFION OILY,AIO Y NOT TEAlINMANJI TO A#NTOML NST TUTIOIM OR Ol•IIEI#. gEw aiw a;€ ^ i As € 2 1 € Sis i goo > i 9 B U g -y e a H $ - s " !n . ID ! / ioi . 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D ; cn 2716 Pemberton Drive BROOKSTONEHOMES,INC. °`p"e' "o4/22/2024 > V d V P.O,Box 540466 113 44]'l888 �uie. 3/16"= 1—0" ROOF PLAN Ho�aTex ,2M w•no,�� oom e1 Uptlole03/04/2025 0 Chicago Title of Texas, LLC 3700 Buffalo Speedway,Suite 1100 Houston,TX 77098 Phone(713)418-7000*Fax(713)418-7001 Rakhee Kumar aka Raakhee Kumar and Roy Kumar Date: April 17, 2024 2012 Rice Blvd GF#: CTH-IL-CTT24777177 Houston, TX 77005 Property Address: 2716 Pemberton Drive Houston, TX 77005 Dear Rakhee Kumar aka Raakhee Kumar and Roy Kumar: In connection with the transaction we recently completed for you, please find enclosed the following documents: Owner's Policy of Title Insurance Recorded Documents, if applicable It is your responsibility as purchasers to contact the taxing authorities to change the tax rolls so that this property is assessed in your name. We appreciate your business and we trust that this transaction was handled in a satisfactory manner. We look forward to serving you again in the future. Chicago Title of Texas, LLC OWNERS POLICY COVER SHEET TXFNFESC_Letter(OwnerPolicyCoverSheet)(11-07) HAVE A COMPLAINT OR NEED HELP? ,TIENE UNA QUEJA 0 NECESITA AYUDA? If you have a problem with a claim or your premium, call Si tiene un problema con una reclamaciOn o con su prima your insurance company or HMO first. If you can't work de seguro, (lame primero a su compania de seguros o out the issue, the Texas Department of Insurance may be HMO. Si no puede resolver el problema, es posible que el able to help. Departmento de Seguros de Texas (Texas Department of Insurance, por su nombre en ingles) pueda ayudar. Even if you file a complaint with the Texas Department of Aun si usted presenta una queja ante el Departmento de Insurance, you should also file a complaint or appeal Seguros de Texas, tambien debe presentar una queja a through your insurance company or HMO. If you don't, traves del proceso de quejas o de apelaciones de su you may lose your right to appeal. compania de seguros o HMO. Si no to hace, podria perder su derecho para apelar. Chicago Title Insurance Company Chicago Title Insurance Company To get information or file a complaint with your Para obtener informaciOn o para presentar una queja ante insurance company or HMO: su compania de seguros o HMO: Call: Intake Supervisor at 402-498-7000 Llame a: Intake Supervisor al 402-498-7000 Toll-free: 888-453-4095 Telefono gratuito: 888-453-4095 Online: www.ctic.com En linea: www.ctic.com Email: claimsinquiries@fnf.com Correo electronico: claimsinquiries@fnf.com Mail: DirecciOn postal: 2533 North 117th Avenue 2533 North 117th Avenue Omaha, NE 68164 Omaha, NE 68164 The Texas Department of Insurance El Departmento de Seguros de Texas To get help with an insurance question or file a complaint Para obtener ayuda con una pregunta relacionada con los with the state: seguros o para presentar una queja ante el estado: Call with a question: 1-800-252-3439 Llame con sus preguntas al: 1-800-252-3439 File a complaint: www.tdi.texas.gov Presente una queja en: www.tdi.texas.gov Email: ConsumerProtection@tdi.texas.gov Correo electrOnico: ConsumerProtection@tdi.texas.gov Mail: DirecciOn postal: Consumer Protection, MC: CO-CP Consumer Protection, MC: CO-CP Texas Department of Insurance Texas Department of Insurance P.O. Box 12030 P.O. Box 12030 Austin, TX 78711-2030 Austin, TX 78711-2030 Notice of Toll-Free Telephone Numbers and Information and Complaint Procedures Texas Form(07/01/23) TEXAS RESIDENTIAL OWNER'S POLICY OF TITLE INSURANCE ONE-TO-FOUR FAMILY RESIDENCES (T-1 R) Issued By: Policy Number: 0 Chicago Title Insurance Company CTT24777177-01 OWNER'S INFORMATION SHEET Your Title Insurance Policy is a legal contract Su POliza de Seguro de Titulo es un contrato legal entre usted y between you and Chicago Title Insurance Chicago Title Insurance Company. Esta poliza no es una opinion o Company. This policy is not an opinion or report of reporte en relacion a su titulo de propiedad. Es un contrato de your title. It is a contract of indemnity, meaning a indemnificaciOn, esto es, la promesa de reembolsarle o de tomar promise to pay you or to take other action if you cualquier otro tipo de acciOn si usted sufre una perdida como have a loss resulting from a covered title risk. resultado de cualquier riesgo cubierto por la pOliza. It applies only to an improved one to-four family Esta forma de poliza ha sido designada para ser utilizada residential property or condominium unit. If your exclusivamente en los casos de propiedades en las cuales hay land is not either of these, contact us construidas viviendas para no mas de cuatro familias o en los immediately. casos de unidades en condominios. Si su propiedad no es ninguna de las anteriores, por favor, notifiquenos inmediatamente. We insure you against certain risks to your land title. We list these risks on page 3. The following limit your coverage: Exclusions on page 3. Exceptions on Schedule B. Conditions on pages 3 through 5. You should keep the policy even if you transfer the title to your land. If you want to make a claim, see Section 3 under Conditions on page 3. You do not owe any more premiums for the Policy. This sheet is not your insurance Policy. It is only a brief outline of some of the important Policy features. The Policy explains in detail your rights and obligations and our rights and obligations. The Policy— and not this sheet— is the legal document. YOU SHOULD READ THE POLICY VERY CAREFULLY. THE TOLL-FREE NUMBER OF CHICAGO TITLE INSURANCE COMPANY IS 1-800-442-4303. YOU MAY CALL THIS NUMBER TO DISCUSS THIS POLICY OR TO MAKE A COMPLAINT. YOU MAY WRITE TO CHICAGO TITLE INSURANCE COMPANY AT THE ADDRESS IN SECTION 3 UNDER CONDITIONS ON PAGE 3. FORM T-1 R: Texas Residential Owner's Policy of Title Insurance One-to-Four Family Residences(01/03/14) TX-CT-FOHO-03305.532015-SPS-7209743-1-24-CTT24777177 CHICAGO TITLE INSURANCE COMPANY POLICY NO.: CTT24777177-01 (continued) TABLE OF CONTENTS Page OWNER'S COVERAGE STATEMENT 2 COVERED TITLE RISKS 2 OUR DUTY TO DEFEND AGAINST COURT CASES 2 SCHEDULE A 6 POLICY NUMBER, DATE AND AMOUNT 6 1. Name of Insured 6 2. Interest in Land Covered 6 3. Description of the Land 6 SCHEDULE B— EXCEPTIONS 7 EXCLUSIONS 3 CONDITIONS 3-5 1. Definitions 3 2. Continuation of Coverage 3 3. Your Duties if You Make a Claim 3 4. Our Choices When You Notify Us of a Claim 4 5. Handling a Claim or Court Case 4 6. Limitation of Our Liability 4 7. Transfer of Your Rights 5 8. Arbitration 5 9. Entire Contract Provision 5 FORM T-1 R: Texas Residential Owner's Policy of Title Insurance One-to-Four Family Residences(01/03/14) TX-CT-FOHO-03305.532015-SPS-7209743-1-24-CTT24777177 CHICAGO TITLE INSURANCE COMPANY POLICY NO.: CTT24777177-01 (continued) OWNER'S COVERAGE STATEMENT This Policy insures your title to the land described in Schedule A-if that land is a one-to-four family residential property or condominium unit. Your insurance,as described in this Coverage Statement, is effective on the Policy Date shown in Schedule A. This document is title insurance. It is not an opinion or report of your title. It is a contract of indemnity, meaning a promise to pay you or take other action if you have a loss resulting from a covered title risk. • Exclusions on page 3. • Exceptions in Schedule B, page 7. • Conditions on pages 3 thru 5. We insure you against actual loss resulting from: • Any title risks covered by this Policy--up to the Policy Amount,and • Any costs,attorneys'fees and expenses we have to pay under this Policy.We must approve the attorney before the attorney begins to work. You have the right to disapprove our choice of attorney for reasonable cause. COVERED TITLE RISKS This Policy covers the following title risks subject to the Exceptions (p. 7)and Exclusions (p. 3), if they affect your title to the land on the Policy Date. We do not promise that there are no covered risks.We do insure you if there are covered title risks. 1. Someone else owns an interest in your title. 2. A document is invalid because of improper signature,acknowledgment,delivery,or recording. 3. A document is invalid because of forgery,fraud,duress,incompetency, incapacity or impersonation. 4. Restrictive covenants apply to your title. 5. There is a lien on your title because of: • a mortgage or deed of trust, • a judgment,tax,or special assessment,or • a charge by a homeowner's or condominium association. 6. There are liens on your title for labor and material which have their inception before the policy date. However,we will not cover liens for labor and material that you agreed to pay for. 7. Others have rights in your title arising out of leases,contracts or options. 8. Someone else has an easement on your land. 9. You do not have good and indefeasible title. 10. There are other defects in your title. 11. There are other liens or encumbrances on your title. This Policy also covers the following title risk: You do not have any legal right of access to and from the land. OUR DUTY TO DEFEND AGAINST COURT CASES We will defend your title in the part or parts of a court case involving a Title Risk covered by this Policy. We will pay the costs, attorneys' fees, and expenses that we incur in that defense. We will not pay for the parts of a case not involving a covered title risk. You may disapprove our choice of attorney for reasonable cause. We can end this duty to defend your title by exercising any of our options listed in Item 4 of the Conditions,see page 4. This Policy is not complete without Schedules A and B. An authorized party also must countersign this Policy. Chicago Title Insurance Company By: Issued By: Chicago Title of Texas, LLC )4/YVg Michael J. Nolan, President yE�NSURgN..,. Po F Attest: ; W ; � �^ . 1 is 0. Ia CJ EAL yyOZcl i C%% Deon Kennebrew Marjorie Nemzura, Secretary FORM T-1 R: Texas Residential Owner's Policy of Title Insurance One-to-Four Family Residences(01/03/14) TX-CT-FOHO-03305.532015-SPS-7209743-1-24-CTT24777177 CHICAGO TITLE INSURANCE COMPANY POLICY NO.: CTT24777177-01 TEXAS RESIDENTIAL OWNER'S POLICY OF TITLE INSURANCE ONE-TO-FOUR FAMILY RESIDENCES (T-1 R) SCHEDULE A Policy Number: CTT24777177-01 GF No.: CTH-IL-CTT24777177 Policy Date: April 12, 2024 at 01:55 PM Policy Amount: $2,295,000.00 Premium: $11,182.00 1. Name of Insured: Rakhee Kumar a/k/a Raakhee Kumar and Roy Kumar 2. We insure your interest in the land covered by this Policy is: Fee Simple 3. Legal Description of land: Lot Seventeen (17) and the adjoining East 25 feet of Lot Sixteen (16) in Block Three (3), of Pemberton, a subdivision in Harris County, Texas, according to the map or plat thereof recorded in Volume 8, Page 41, of the Map Records of Harris County, Texas. END OF SCHEDULE A FORM T-1 R: Texas Residential Owner's Policy of Title Insurance One-to-Four Family Residences(01/03/14) TX-CT-FOHO-03305.532015-SPS-7209743-1-24-CTT24777177 CHICAGO TITLE INSURANCE COMPANY POLICY NO.: CTT24777177-01 SCHEDULE B EXCEPTIONS Policy No.: CTT24777177-01 GF No.: CTH-IL-CTT24777177 We do not cover loss, costs, attorneys'fees and expenses resulting from: 1. The following restrictive covenants of record itemized below(We must either insert specific recording data or delete this exception): Those recorded under Clerk's File No. R741573, Official Public Records, Harris County, Texas. Omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law. 2. Shortages in area. 3. Homestead or community property or survivorship rights, if any, of any spouse of any Insured. 4. Any title or rights asserted by anyone, including, but not limited to, persons, the public, corporations, governments or other entities, a. to tidelands, or lands comprising the shores or beds of navigable or perennial rivers and streams, lakes, bays, gulfs or oceans, or b. to lands beyond the line of the harbor or bulkhead lines as established or changed by any government, or c. to filled-in lands, or artificial islands, or d. to statutory water rights, including riparian rights, or e. to the area extending from the line of mean low tide to the line of vegetation, or the rights of access to that area or easement along and across that area. 5. Standby fees, taxes and assessments by any taxing authority for the year 2024, and subsequent years; and subsequent taxes and assessments by any taxing authority for prior years due to change in land usage or ownership, but not those taxes or assessments for prior years because of an exemption granted to a previous owner of the property under Section 11.13, Texas Tax Code, or because of improvements not assessed for a previous tax year. 6. The following matters and all terms of the documents creating or offering evidence of the matters (We must insert matters or delete this exception): a. Rights of parties in possession. b. A utility easement 5 feet in width along the rear property line(s), together with an aerial easement 5 feet in width from a plane 20 feet above the ground upward located thereto, for the use of public utilities, as shown on the recorded plat. c. All leases, grants, exceptions or reservations of coal, lignite, oil, gas and other minerals, together with all rights, privileges, and immunities relating thereto, appearing in the Public Records whether listed in Schedule B or not. There may be leases, grants, exceptions or reservations of mineral interest that are not listed. FORM T-1 R: Texas Residential Owner's Policy of Title Insurance One-to-Four Family Residences(01/03/14) TX-CT-FOHO-03305.532015-SPS-7209743-1-24-CTT24777177 CHICAGO TITLE INSURANCE COMPANY POLICY NO.: CTT24777177-01 SCHEDULE B EXCEPTIONS (continued) d. All leases, grants, exceptions or reservations of the geothermal energy and associated resources below the surface of the Land, together with all rights, privileges, and immunities relating thereto, appearing in the Public Records whether listed in Schedule B or not. There may be leases, grants, exceptions or reservations of the geothermal energy and associated resources below the surface of the Land that are not listed. e. Rights of tenants in possession, as tenants only, under unrecorded lease agreements. f. Encroachment of residence over and across the building line along the west side property line(s), as shown on survey dated March 28, 2024, prepared by Mathew J. Probstfeld, Registered Professional Land Surveyor No. 4985, Job No. 1491-230. g. Fence Line offset and does not follow property line(s), as shown on survey dated March 28, 2024, prepared by Mathew J. Probstfeld, Registered Professional Land Surveyor No. 4985, Job No. 1491-230. h. Terms, conditions and stipulations contained in that certain Ordinance Number 1204 filed for record under Harris County Clerk's File No. R741573. FORM T-1 R: Texas Residential Owner's Policy of Title Insurance One-to-Four Family Residences(01/03/14) TX-CT-FOHO-03305.532015-SPS-7209743-1-24-CTT24777177 CHICAGO TITLE INSURANCE COMPANY POLICY NO.: CTT24777177-01 EXCLUSIONS In addition to the Exception in Schedule B,we do not insure you against loss,costs,attorneys'fees,and expenses resulting from these Exclusions: 1. We do not cover loss caused by the exercise of governmental police power or the enforcement or violation of any law or government regulation. This includes building and zoning ordinances and laws and regulations concerning: a. Land use b. Improvements on the land c. Land division d. Environmental protection This exclusion does not apply to notices of violations or notices of enforcement that appear in the public records at Policy Date. However, there may be an Exception in Schedule B. 2. We do not cover the right to take the land by condemning it, unless: a. a notice of exercise of the right appears in the public records on the Policy Date,or b. the taking happened before the Policy Date and is binding on you if you bought the land without knowing of the taking. 3. We do not cover title risks: a. that are created,allowed,or agreed to by you, b. that are known to you, but not to us on the Policy Date unless they appeared in the public records, c. that result in no loss to you,or d. that first affect your title after the Policy Date--this does not limit the labor and material lien coverage in item 6 of the Covered Title Risks. 4. We do not cover the effect of failure to pay value for your title. 5. We do not cover lack of a right: a. to any land outside the area specifically described and referred to in item 3 of Schedule A. b. in streets,alleys,or waterways that touch your land. This exclusion does not limit the access coverage in the Covered Title Risks. 6. We do not cover any claim based upon allegations that your purchase of title(or acquisition of title by gift or otherwise): a. was a fraudulent conveyance,fraudulent transfer,voidable distribution,or voidable dividend; b. should be subordinated or recharacterized as a result of equitable subordination; c. was a preferential transfer unless (1) the Company or its issuing agent failed to timely file for record the deed to you after delivery or (2) the recordation of the deed to you is not legal record notice. (We do cover the two types of claims described in c. (1)and c.(2)above.) 7. We do not cover the refusal of any person to buy,lease or lend money on your land because of unmarketability of the title. 8. We do not cover claims concerning the physical condition of your land or of the access to your land. CONDITIONS 1. DEFINITIONS a. Actual Loss. This is the difference between the value of your land without the covered title risk and the value of your land with the covered title risk.These values are the respective values at the time you must furnish proof of your loss. b. Document.A deed or other conveyance of title to you or a prior owner. c. Easement.A portion of your land someone else has the right to use for a special purpose. d. Government Regulation.Any federal,state,or local law,constitutional provision,regulation,ordinance,or guideline. e. Land.The land or condominium unit described in Schedule A and any improvements on the land that are real property. f. Knowledge or known.Actual knowledge, not constructive knowledge or notice that may be imputed to an insured by the public records. g. Mortgage.A type of lien on the land such as a deed of trust or other security instrument. h. Public Records.Those records required by Texas law and maintained by public officials in the county where the property is located that give legal notice of matters affecting your title. i. Title.The ownership interest in the land,as shown in Schedule A. j. We,us or our.The title insurance company.This is Chicago Title Insurance Company. k. You,your.The insured. 2. CONTINUATION OF COVERAGE We insure you as long as you: a. own your Title, b. own a mortgage from anyone who buys your Title,or c. are liable for any Title warranties you make. We insure your transferee or assignee only as follows: a. a person who inherits the original named insured's title on the original named insured's death; b. the original named insured's spouse who receives title in a dissolution of marriage with the original named insured; c. the trustee or successor of a trust established by the original named insured to whom the original named insured transfers title after the date of policy;or d. the beneficiaries of a trust described by Subdivision(c)on the death of the original named insured. FORM T-1 R: Texas Residential Owner's Policy of Title Insurance One-to-Four Family Residences(01/03/14) TX-CT-FOHO-03305.532015-SPS-7209743-1-24-CTT24777177 CHICAGO TITLE INSURANCE COMPANY POLICY NO.: CTT24777177-01 (continued) 3. YOUR DUTIES IF YOU MAKE A CLAIM You must follow this process to make a claim: a. You Must Give Us Notice Of Your Claim. If anyone claims a right against your insured title,you must notify us promptly. Send the notice to National Claims Administration, P.O. Box 45023, Jacksonville, FL 32232-5023 or call 1-877-862-9111and ask for a claims attorney. If you initially notify us by phone,we recommend that you also notify us in writing. Please include the Policy number shown in Schedule A,and the county where the land is. Our obligation to you is reduced or ended if: (1) you fail to give prompt notice,and (2) your failure affects our ability to dispose of or to defend you against the claim. Our obligation is reduced only to the extent that your failure affects our ability to dispose of or to defend you against the claim. b. You Must Give Us Proof of Your Loss if We Request It. You must send to us, if we request,your signed proof of loss within 91 days of our request on a standard form supplied by us.Within 15 days after we receive your notice of claim,we must request a signed proof of loss. If not,we waive outright to require a proof of loss.This waiver will not waive our other rights under the policy.The statement must have the following information to the best of your knowledge: (1) the Covered Title Risks which resulted in your loss, (2) the dollar amount of your loss,and (3) the method you used to compute the amount of your loss. c. You Must Provide Papers We Request. We may require you to show us your records, checks, letters, contracts, and other papers that relate to your claim of loss. We may make copies of these papers. If you tell us this information is confidential,we will not disclose it to anyone else unless we reasonably believe the disclosure is necessary to administer the claim. d. You Must Answer Questions Under Oath. We may require you to answer questions under oath. e. Effect of Failure to Cooperate. Our obligation to you reduces or ends if you fail or refuse to: (1) (a) provide a statement of loss, (b) answer our questions under oath,or (c) show us the papers we request,and (2) your failure or refusal affects our ability to dispose of or to defend you against the claim. 4. OUR CHOICES WHEN YOU NOTIFY US OF A CLAIM a. After we receive your claim notice or in any other way learn of a matter for which we are liable,we can do one or more of the following: (1) Pay the claim against your title. (2) Negotiate a settlement. (3) Prosecute or defend a court case related to the claim. (4) Pay you the amount required by this Policy. (5) Take other action under Section 4b. (6) Cancel this policy by paying the Policy Amount, then in force, and only those costs, attorneys' fees and expenses incurred up to that time that we are obligated to pay. We can choose which of these to do. b. If you report to us that a covered title risk exists, we will promptly investigate to determine if that covered title risk is valid and not barred by law or statute.A covered title risk is a title risk that this Policy does not exclude or except. If we conclude that your claim, or any part of your claim, is covered by the policy, we will take one or more of the following actions to the extent that it is covered: (1) Institute all necessary legal proceedings to clear the title to the property; (2) Indemnify you pursuant to the terms of the policy; (3) Issue a new title policy without making exception to the covered title risk. If another insurer issues the new title policy to your purchaser, lender or other transferee without making exception to the covered title risk,we will indemnify the other insurer. (4) Secure a release of the covered title risk. c. If we deny your claim,or any part of your claim,not more than 15 days after we deny the claim,we will: (1) notify you in writing,and (2) give you the reasons for denial of your claim in writing. 5. HANDLING A CLAIM OR COURT CASE You must cooperate with us in handling any claim or court case and give us all relevant information. We must repay you only for those settlement costs,attorneys'fees and expenses that we approve in advance. FORM T-1 R: Texas Residential Owner's Policy of Title Insurance One-to-Four Family Residences(01/03/14) TX-CT-FOHO-03305.532015-SPS-7209743-1-24-CTT24777177 CHICAGO TITLE INSURANCE COMPANY POLICY NO.: CTT24777177-01 (continued) When we defend or sue to clear your title, we have a right to choose the attorney. You have the right to disapprove our choice of attorney for reasonable cause.We can appeal any decision to the highest court.We do not have to pay your claim until your case is finally decided.We do not agree that the matter is a covered title risk by defending. 6. LIMITATIONS OF OUR LIABILITY Our liability is limited by the following: a. We will pay up to your actual loss or the Policy Amount in force when the claim is made—whichever is less. b. If we remove the claim against your title with reasonable diligence or take other action under this policy after receiving notice of it, we will have no further liability for it. c. All payments we make under this policy—except for costs,attorneys'fees and expenses—will be subtracted from your Policy Amount. d. If the Covered Title Risk is an easement, we may pay an insured mortgage holder instead of paying you when a written agreement between you and the mortgage holder allows. If the claim involves another Covered Title Risk,we may pay the mortgage holder instead of paying you. The amount paid to the mortgage holder is considered a payment to you under your policy and will be subtracted from your policy amount. e. If you do anything to affect any right of recovery or defense you may have,we can subtract from our liability the amount by which you reduced the value of that right or defense. But we must add back to our liability any amount by which our expenses are reduced as a result of your action. 7. TRANSFER OF YOUR RIGHTS When we settle a claim, we have all the rights you had against any person or property related to the claim. You must transfer these rights to us when we ask,and you must not do anything to affect these rights.You must let us use your name in enforcing these rights We will not be liable to you if we do not pursue these rights or if we do not recover any amount that might be recoverable. With the money we recover from enforcing these rights,we will pay whatever part of your loss we have not paid.We have a right to keep what is left. 8. ARBITRATION If it is permitted under Texas or federal law,you and we may agree to arbitration when you file a claim. The arbitration may decide any matter in dispute between you and us. Arbitration is one means of alternative dispute resolution. It may lessen the time and cost of claims settlement.You may wish to consider another form of mediation or use the court system. If you choose arbitration,you may give up some discovery rights and your right to sue. The arbitration award may: a. include attorneys'fees if allowed by state law,and/or b. be entered as a judgment in the proper court. The arbitration shall be under the Title Insurance Arbitration Rules of the American Arbitration Association. You may choose current Rules or Rules in existence on Policy Date. The law used in the arbitration is the law of the place where the property is located. You can get a copy of the Rules from us. 9. ENTIRE CONTRACT PROVISION This policy and any endorsements we attach are the entire contract between you and us. Any claim you make against us must be under this Policy and is subject to its terms. 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J.S '''''''r'a04/22/2024 ;2° .N3 8 CO 6 scd. •-•1 FIRST FLOOR PLAN P 0 Hon 540466 711.7 7888 3/16"= V-0" —.a Houston Texas 77254 wavorose@gmall cona square £ oo ± oge q FIRST FLOOR 2964 SECOND FLOOR 2833 TOTAL LIVING 5797 PORCH 30 PATI❑ 123 COVERED DECK 187 TOTAL SLAB AREA 3372 TOTAL FRAME AREA GARAGE 799 GARAGE APARTMENTh-GARAGIALAWAVTIvIE -- 258 �/INr NT - 1 - GARAGL I APAI� I MENT - - 574 - S : ; , : 96 FRAME AREAIIMM A TOTAL FRAME AREA 8072 THE SQUARE FOOTAGES SHOWN HAVE BEEN CALCULATED FROM THE BUILDERS DRAWINGS IN GENERAL COMPLIANCE WITH ANSI Z765-2003 ACTUAL SQUARE FOOTAGE MAY VARY 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 April 24,2025.The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m. on Mav 22,2025. 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: 2716 Pemberton Dr.,Houston,TX 77005 Legal Description: LT 17 & TR 16 BLK 3 PEMBERTON,Harris County,TX Docket Number: 2025-0014 Applicant: Rakhee Kumar Action Requested: Requesting a variance to allow the existing garage structure to remain while the primary structure is being developed. Additional Details: • The applicant has requested a variance of 527 additional square feet from the maximum allowed 600 square feet of non-garage space in an accessory building containing garage space to permit the existing garage structure to remain on site and in its current form. • The applicant is requesting a variance of 11 inches in height from the maximum allowed 25 feet in height permitted in the rear yard to permit the existing garage structure to remain on site and in its current form. 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 Planning & Zoning Administrator at 713-662-5830 in advance of the meeting. Reasonable accommodations will be made to assist your participation in the meeting. The Municipal Building is wheelchair accessible from the West and Southwest entrances and specially marked parking spaces are available in the Southwest parking area. Signed: Chris Guess,Planning&Zoning Administrator,for the ZBA posted and mailed on or before April 14, 2025. Chri,'Cis' cguess@westutx.gov 713-662-5830 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 BERKEMEYER DON W& MARY B SEGNER EDMUND P III & KATHRYN L CURRENT OWNER 4214 AMHERST ST 2704 PEMBERTON DR 2708 PEMBERTON DR (C/O 2716 PEMBERTON DR) HOUSTON TX 77005-3444 HOUSTON TX 77005-3444 HOUSTON TX 77005-2704 YTTERBERG WILLIAM ALAN & MARY ABELLO CARLOS KATHERINE CASTRO MARIS&ASON %CASTRO 806 OAK VALLEY DR 2728 PEMBERTON DR LIVING TRUST (C/O 2722 PEMBERTON DR) HOUSTON TX 77005-3444 2740 PEMBERTON DR HOUSTON TX 77024-3123 HOUSTON TX 77005-3444 DEGREGORI STACI D & ROGER S PLYANT JULIAN E &JOHANNA C ANDREEFF MICHAEL 2703 PEMBERTON DR 2709 PEMBERTON DR 2715 PEMBERTON DR HOUSTON TX 77005-3443 HOUSTON TX 77005-3443 HOUSTON TX 77005-3443 CURRENT OWNER HENDERSON M JAMES& MARY M ENGEL BARRY E & LAURA S 2725 PEMBERTON DR 2729 PEMBERTON DR 2720 BARBARA LN HOUSTON TX 77005-3443 HOUSTON TX 77005-3443 HOUSTON TX 77005-3420 CURRENT OWNER SOUTH RIVER TRUST PMV3 LLC 2712 BARBARA LANE 6527 BROMPTON RD 2724 BARBARA LN HOUSTON TX 77005-3420 (C/O 2708 BARBARA LN) HOUSTON TX 77005-3420 HOUSTON TX 77005-3903 CURRENT OWNER VETTERS LORI ST PAUL ARMAND CHRIST&JEANNE 2707 FENWOOD RD 2711 FENWOOD RD 2717 FENWOOD RD HOUSTON TX 77005-3437 HOUSTON TX 77005-3437 HOUSTON TX 77005-3437 HONEYBOURNE JOHN WILLIAM G & SALDUZI MARINA HECK JOHN S& KIMBERLY A TAMERA ANNE 2721 FENWOOD RD 2727 FENWOOD RED 18880 CARRIGEN RD HOUSTON TX 77005-3437 HOUSTON TX 77005-3437 (C/O 2733 FENWOOD RD) SONOMA CA 95476-6246 DETMERING TIMOTHY J & MARY A DAVIDSON PHILIP A BELFORT MICHAEL&JOANNE 2700 FENWOOD RED 2712 FENWOOD RD % BELFORT MANAGEMENT TRUST HOUSTON TX 77005-3438 HOUSTON TX 77005-3438 2714 FENWOOD RD HOUSTON TX 77005-3438 WARD CALVIN H THOMPSON KATHERINE H & RICHARD 4927 JENNA CIR SE CURRENT OWNER 2720 FENWOOD RD (C/O2724 FENWOOD RD) 2730 FENWOOD RD HOUSTON TX 77005-3438 OWENS CROSS ROADS AL 35763-9165 HOUSTON TX 77005-3438 Christopher Guess From: Chris St Paul <chris.stpaul@gmail.com> Sent: Tuesday, April 22, 2025 4:50 PM To: Christopher Guess Cc: Jeanne St.Paul; Chris St Paul Subject: Zoning Board of Adjustment Hearing April 24, 2025, 6;30 pm- 2716 Pemberton Dr- Attached Photos Attachments: IMG_0020jpg; IMG_0021.jpg Follow Up Flag: Follow up Flag Status: Flagged Dear Mr. Guess, On Saturday April 12, my wife and I received notice of a Zoning Board of Adjustment Hearing regarding the property listed above in the subject line. We oppose the variance requested by the owner to allow the existing garage structure to remain on site and in its current form. We reside at 2717 Fenwood Rd, and the variance in question is directly behind our backyard, So we are the only neighbors that are affected. We built our home in 1996. Several years later, the owner of the Pemberton residence at the time, Douglas Fossier, applied for and was granted a permit to raise the existing garage (one floor), and construct a new one with living space on the second floor. In addition to the garage apartment, he wanted the ground floor space to restore old automobiles. The building code at the time did not allow any windows on the rear of the structure overlooking a neighbor's home, in this case, our home and swimming pool. To maximize the allowable interior size, he built the staircase to the second level (outdoor and not subject to the interior size limits) on the back of the garage. Anyone entering or leaving the garage apartment, looks directly into our backyard, eliminating all privacy. The prior owner of the home offered the apartment at no cost to out of town individuals and families seeking care at the Medical Center.So we were regularly subjected to their conversations and views of our pool and lounging area. When the structure was initially built, we were not aware that it would threaten our privacy. If we had known we would have done everything in our power to stop it before, as it violates the "spirit of the - no windows on the rear of a i structure on the rear property line, directly overlooking a neighbor's homestead". Despite our challenges to the City of West University once Foshee's garage was built, the West U inspector refused to suggest a plan to remedy the situation. I suspect the new owner does not realize the situation now. Regardless, it will affect our resale in the event we move later on. It also continues to prevent privacy in our backyard despite the fact that we have grown trees and had Doug Foshee install (somewhat worthless) shutters up to block. Interestingly, he also felt uncomfortable going up and down the stairs and acknowledging us with a greeting. Now is the time to remedy the situation and reject the variance. I will be at the hearing Thursday and wanted you and others on the board to be prepared. If you would like to discuss the situation in advance of the hearing with my wife and me, we can arrange a mutually agreed upon time. Thank you for your time and consideration. Jeanne & Chris St.Paul A. Chris St.Paul 2717 Fenwood Road Houston, TX 77005 713-823-2344 2 � � ) ° � "rsi _' a ;42:: 1'-.q e S " ' °nr 7r k r {r '*, se r 's2 ayr ti'r yy R . tr Ir• ; e Fr Tom. 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