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Home My WebLink About02262026 ZBA Agenda item 2 West University Place Public Works Department To: The Zoning Board of Adjustment From: Chris Guess,Planning and Zoning Administrator Date: February 26,2026 Re: Staff Report for Docket No. 2026-00003,3407 Bissonnet Street,West University Place, Texas. Applicant's Request: The applicant, Beehive Parent Child Center, requests approval of a Special Exception pursuant to Appendix A—Zoning Ordinance; Article 7A—Residential District-Specific Regulations; Table 7A-1,Note 3 of the City's Code of Ordinances to authorize one (1)additional accessory structure at the property located at 3407 Bissonnet Street, legally described as Lots 2, Block 91, West University Place Section 2. Background Information: The subject property is located at 3407 Bissonnet Street and is operated as the Beehive Parent Child Center, a lawful primary use within the applicable residential zoning district governed by Article 7A of the City's Zoning Ordinance. Table 7A-1,Note 3 provides that additional accessory uses and structures may be authorized by the Zoning Board of Adjustment through the issuance of a special exception, provided the Board determines that the qualifying criteria are satisfied. The applicant has submitted a request to place one additional structure on the site. The proposed structure is intended to function as an accessory structure to the existing childcare use. The applicant represents that the additional structure will be compatible with the existing development pattern on the site and surrounding properties. Applicable Regulations: • Article 7A—Residential District-Specific Regulations • Table 7A-1,Note 3—Accessory Uses and Structures In the indicated districts, the Zoning Board of Adjustment may issue a special exception to authorize additional uses and structures if the ZBA finds and determines that each additional use and structure is: 1. Accessory to a lawful primary use; and 2. Compatible with nearby sites and their uses. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 West University Place Public Works Department The special exception may include a site plan identifying and limiting such uses and structures. • Section 11-102(b)—Special Exceptions; Findings Staff Analysis: Based on the application materials submitted,the proposed additional structure appears to be accessory to a lawful primary use and compatible with surrounding properties. There is no indication that the proposed special exception would result in a significant increase in traffic, parking demand, or burden on public facilities or services. The request is consistent with the purpose and intent of Article 7A and Article 11 of the Zoning Ordinance, provided the ZBA finds that the applicable criteria have been satisfied based on the evidence presented at the public hearing. Staff Recommendation: City staff recommend approval of the requested special exception pursuant to Appendix A,Article 7A, Table 7A-1,Note 3, subject to: • Compliance with all applicable City codes and ordinances; and • Any reasonable conditions the Zoning Board of Adjustment deems necessary to ensure continued compatibility with the surrounding area. The Zoning Board of Adjustment may approve, deny, or approve with conditions the requested special exception. Special Exception—Findings; burden of proof: Special exceptions. 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. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 (, ;, 1. �,)}• West University Place Public Works Department (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. Attachments: 1. Notification Map 2. Neighborhood Notifications 3. Note 3. Accessory Uses and Structures 4. Application 5. Applicant's Narrative (w/applicant provided attachments) 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 3502 3310 3400 1606 0 u tside i emi• ts ._ .... ____ _.___ . • _ , .___ ___ _ .,,,,...wirocor„, ........--- ,vieranix nom ,ii , ,:N , 4" 40p s" 0; V•40‘14.4A04.1PAI L*41:04.44 le) . . ►• 200 3315 VS Net bi $7410400 „4:4FrA444 :4, 40,outc. ,,,,,?"e;-,,Xes,irdjui , �, ,. .•: •. 3497 s ❖.�`yxr` 3505 ,1 «, •• ' ♦ Artae4.4"Nta444., **el 0 �• ' 4Y I'�, '.x ► .�' • 5315 n Ae4 inv•4411‘4010. ,,,„‘, ' 4 roe-4.0.• • , , :%, . • •4 '-_: 1:0.4/#414 40.2, 4. ,''.\ ' ,44.44/Itir 4/44 - 5,.1144,G.41414 4 , 5319 5320 5321 5320 ?' 3314 3412 3408 3512 3322 \\NN 3504 3420 3406 N A Some Esri,TomTom, Garmin, FAO, NOAA, USGS, (c)OpenStreetMap contributors,and the GIS User Community 0 50 100 200 300 400 m mil mi 1 mil iim a mil IN i um Feet Legend City of West University Place Map Produced by: Chris Guess Selected Parcel Date Produced: February 16, 2026 Q 200 ft. Buffer Notification Parcels Of CliV Disclaimer: The City of West University Place has attempted to verify the accuracy of the information contained in the West University following map at the time of publication.The City of West University Place assumes no liability for any errors,omissions,or inaccuracies in the information provided regardless of how caused.This Place product is for informational purposes and may not have been prepared for or be suitable for legal,engineering,or surveying purposes. It does not represent an on-the-ground survey and represents only the approximate relative location of property boundaries. HCAD •Current Owner • LocAddr •pry •zip • LocNur• LocNar• MAILTO • MAIL_ADDR_ •t MAILC• '0551210900009 YAPP CAROLYN A 3314 ALBANS RD HOUSTON'77005 3314 ALBANS YAPP CAROLYN A 3314 ALBANS RD HOUSTON '0551210900007 EVANS RANDALLE 3322 ALBANS RD HOUSTON'77005 '3322 ALBANS EVANS RANDALLE 3322 ALBANS RD HOUSTON 0551230910008 SLATON DANIEL L&CARLI E 3406 ALBANS RD HOUSTON'77005 '3406 ALBANS SLATON DANIEL L&CARU E 3406 ALBANS RD HOUSTON '0551230910009 PEARSON JOHN&LAURIE 3408 ALBANS RD HOUSTON'77005 '3408 ALBANS PEARSON JOHN&LAURIE 3408 ALBANS RD HOUSTON 0551230910004 GOODGAME JOHNT III&PAULINE1 3420 ALBANS RD HOUSTON'77005 3420 ALBANS GOODGAME JOHNT III&PAULINEI 3420 ALBANS RD HOUSTON 0551230920005 HOSTERCLAY 3504 ALBANS RD HOUSTON'77005 '3504 ALBANS HOSIER CLAY 3504 ALBANS RD HOUSTON '0551230920006 SINCLAIR DONALDR&SUSANL 3512 ALBANS RD HOUSTON'77005 '3512 ALBANS SINCLAIR DONALD R&SUSAN L 3512 ALBANS RD HOUSTON 0551210900002 ST ANDREWS PRESBYTERIAN CHURCH 3315 BISSONN ET ST HOUSTON77005 3315 BISSONNE ST ANDREWS PRESBYTERIAN CHURCH 5308 BUFFALO SPEEDWAY HOUSTON '0551230920001 ST GEORGES ORTH CHURCH 3505 BISSONN ET ST HOUSTON77005 '3505 BISSONNE ST GEORGES ORTH CHURCH 5311 MERCER HOUSTON '6551210900012 RIGSBY SANDI C 5319 WESTCHESTER AVE HOUSTON'77005 5319 WESTCHEJ RIGSBY SANDI C 5319 WESTCHESTER AVE HOUSTON '0551230920007 POKLUDA RALPH 5320 SEWANEE AVE HOUSTON'77005 5320 SEWANEE POKLUDA RALPH 5320 SEWANEE AVE HOUSTON 0551230910007 BALDRIDGE MITCHELL&MELANIE 5320 WESTCHESTER AVE HOUSTON 77005 5320 WESTCHEI BALDRIDGE MITCHELL&MELANIE 5320 WESTCHESTER AVE HOUSTON 0551230910003 GANNON DANIEL A 5321 SEWANEE AVE HOUSTON'77005 '5321 SEWANEE GANNON DANIEL A 5321SEWANEE HOUSTON '0551230910006 CURRENT OWNER 3412 ALBANS RD HOUSTON'77005 '3412 ALBANS CURRENT OWNER 5809 WIWAMSTOWN RD DALLAS '0551210900003 CURRENT OWNER 5315 WESTCHESTER AVE HOUSTON77005 5315 WESTCHEI CURRENT OWNER PO BOX 6811 HOUSTON 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 February 26, 2026. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m. on March 26, 2026. 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: 3407 Bissonnet Street,West University Place,TX 77005 Legal Description: Lots 2,Block 91 West University Place Sec 2 Docket Number: 2026-00003 Applicant: Beehive Parent Child Center Action Requested: Requesting a special exception from Appendix A—Zoning Ordinance; Article 7A—Residential District-Specific Regulations; Table 7A-1,Note 3 to authorize an additional structure at the Beehive Parent Child Center. Additional Details: The applicant is requesting a special exception permitting an additional structure per the qualifying criteria in Note 3. 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 St., 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 February 16,2026. Chiefs,Gu e.1,-a' cguess@westutx.gov 713-662-5830 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 Note 3. Accessory Uses and Structures. In the indicated districts, the ZBA may issue a special exception to authorize additional uses and structures, if the ZBA finds and determines that each additional use and structure is: I. accessory to a lawful primary use and II. compatible with nearby sites and their uses. The special exception may include a site plan identifying and limiting such uses and structures. City of West University Place APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") Address of site: 3407 BISSONNET Legal description of the site: LOT 2 BLOCK 91 WEST UNIVERSITY PLACE SEC 2 Applicant: BEEHIVE PARENT-CHILD CENTER Address: 3407 BISSONNET,HOUSTON,TEXAS 77005 Contact: MANDY DAILEY Phone: 423-534-4128 Fax: Email: mdailey@od.sco.edu Decision or Action Requested(check one or more and provide requested data): ( )Appeal. Hear and decide an appeal from an order, requirement, decision or determination made by the Administrative Official. • Is the official's action in writing? ( ) Yes; ( )copy is attached. ( )No, but the action appealed is as follows: • When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any delay below: • Exact zoning ordinance section(s) involved: • Grounds for appeal: (x)Special Exception. • Exact zoning ordinance section that authorizes the special exception: Appendix A,Article 7,Section 7A-101,Regulations,Tables,Etc.,Table 7A-1,Note 3.Accessory Uses and Structures • Exact wording of special exception requested: PLEASE REFER TO THE ATTACHED APPLICATION ADDENDUM ( )Variance. • Exact zoning ordinance section from which a variance is requested: • Exact wording of variance requested: Other Data. Are there drawings or other data? ( )No (x)Yes(list items here and attach them) APPLICATION ADDENDUM EXHIBIT A:SURVEY/LEGAL DESCRIPTION OF THE PROPERTY EXHIBIT B-1:PROPOSED SITEWORK PLAN EXHIBIT B-2:PROPOSED SITEWORK PLAN ENLARGED EXHIBIT B-3:PROPOSED PLAY STRUCTURE EXHIBIT B-4:PHOTOS OF PLAY STRUCTURE EXHIBIT B-5:AESTHETIC AND USE INSPIRATION EXHIBIT C: APPROVED WEST UNIVERSITY ZBA OF COMPATIBLE NEARBY SITE ACROSS THE STREET Attached. The applicant has read the S and Cit regulations attached. Signature of applicant: Date: 02/04/2026 ��11 For Staff Use only Date filed: ) ) Date heard: lO?� 100 Docket#: g40'"00oo3 Form ZBA-102 o b m BISSONNET STREET (WEST ELEVENTH ST.) 52 3 E2 9 ..9 1 - .._ NI :''Jt. `' 2�N Mamcsw N BT22'18" n° wu' J `rw' rn. r s o o >°. uax I �ry " N wu m N a I _A `" 340T I�I SSONNET STREET ,,, I 0T2 w A r LOT t A BRICK!ND STONE BVIIBNC o m 4 I HGII, r� 1 w.,o I C7 / ;✓ OW 1 i 21 ...n. i w< o a o .. __r _ ._s 8z2zu'vt-29T Sd— -- "� —'• ALBANS AVENUE(LOVETT ST.) v. W.ara, .,''' cr•• 4 LOTS 1 AND 2, BLOCK 91 Ya=stow ASSOCIATES.INC ,/1 l^� BEEHIVE CO-OP PRESCHOOL Attachment to Application for Special Exception West U Church of Christ- Beehive Parent Child Center Amendment to Special Exception I. Executive Summary a. Note 3.Accessory Uses and Structures. In the indicated districts,the ZBA may issue a special exception to authorize additional uses and structures, if the ZBA finds and determines that each additional use and structure is : (i)accessory to a lawful primary use and (iii)compatible with nearby sites and their uses. The special exception may include a site plan identifying and limiting such uses and structures. b. Section 7A—101,Table 7A-1, Note 3:Accessory Uses and Structures c. Beehive Parent Child Center is requesting a Special Exception to authorize(1)additional play structure that can function as a playhouse, store toys, and offer an imaginative lemonade stand. II. Background on Beehive Co-Op Preschool— Philosophy,Mission,Goals,Curriculum,and Other Details a. Beehive's Philosophy As a child's first teacher, parents play an important role in a child's experience at Beehive. Parents and teachers at Beehive are guided by the following beliefs about children learning: • Children learn best through active play and exploration. • Children need positive support and encouragement as they develop social and emotional skills. • Children's education is enhanced when teachers and parents work together to support learning and development. b. Beehive's Mission Beehive is a play-based preschool that encourages children to become independent thinkers and explore learning through their interests. The school's mission is to nurture the whole child by supporting academic, social, emotional, and physical growth; create school readiness; and foster parent involvement in their child's education. Beehive teachers facilitate play-based learning in combination with established educational curricula,while parents have the unique opportunity to be actively involved in their child's educational community. c. Beehive's Goals for Children Through interaction with the physical and social environment at Beehive, children will: • Learn about literacy, math, and science through play and exploration to get ready for kindergarten. • Explore their creativity to foster problem solving and critical thinking skills. )10- Bis,onrn(c Sireec AUcsi t=nivtrsit), 'Iextts 005 > 06O %61) hcchicecoop.org • Build social skills and work collaboratively with other children. • Develop ability to follow directions and practice self-control. • Develop emotion regulation skills in a supportive, positive environment. • Develop fine and gross motor skills. • Learn to take care of their bodies independently. d. Leadership Anna Rosenblath is our director. She reports to our Board of Directors which is the governing body of Beehive Co-op Preschool and has the authority to make decisions and establish policy for the school. The officers of the Board of Directors are President, President-Elect, Fundraising,Treasurer, Secretary, and Community Members. e. Hours School Day Program: 9am —2 pm Extended Day Options: 8—9 am and 2 —3:30pm f. Enrollment Current enrollment is 25 students g. Curriculum Research supports the benefits of play-based education as one of the best forms of learning. Through play, children develop their creativity,social emotional skills, and develop problem solving and critical thinking skills.At Beehive, our play-based environment encourages children to become independent thinkers and explore learning through their interests. • We incorporate two research backed curricula into our play-based learning environment: Get Set for School from Learning Without Tears and Blueprint for Early Literacy Pre-K curriculum supplement from Children's Literacy Initiative III. The New Structure For years,two plastic toy sheds have lined our fence along Westchester Avenue and Bissonnet Street. Repeated storms have rendered them a safety hazard, causing doors to detach and the locking mechanism to fail. It was a priority to replace the toy sheds with a safer option,while creating a play structure that promotes imaginative play in which they can grow and explore. Given that Beehive is a non-profit preschool and every improvement to our spaces is outside of the budget scope, our fundraiser last year (along with donated materials) is making it possible for us to bring this project to life. IV. Requested Special Exception a. Beehive Parent Child Center, a pre-school, is requesting a special exception to authorize(1) additional play structure.The proposed play structure,which will serve as an accessory to the established primary use of the site, includes a shed that can function as a playhouse with an attached lemonade stand. V. Argument for Special Exception Accessory Use a. The requested additional play structure is an accessory use to the school in that this structure is both (i)subordinate and incidental to Beehive Parent Child Center pre-school curriculum, and (ii) is a necessary component of Beehive Parent Child Center's program. art r, 2 el Specific Findings Required a. Accessory Uses and Structures— Note 3 of Table 7A-1 require specific findings for an accessory use and structures.Those requirements and the basis for the findings are as follows: • The use and structure is an accessory to a lawful primary use—See above statement. Playground structures are common and required accessories to a pre-school. • The use is reasonably compatible with nearby sites and their uses. Our playground and new play structure sits directly across the street from St. Andrew's Presbyterian Church —The Children's Place.These uses are the same and compatible with each other.Across Bissonnet are commercial uses. • EXHIBIT C shows a similar request that was approved from St.Andrew's Presbyterian Church—The Children's Place to the ZBA for a special exception to their play structures across Westchester Avenue. b. All Special Exceptions—All special exceptions require the following findings: • The use will not cause any significant increase in on-street parking,will not cause any substantial traffic congestion,will not cause any substantial increase in traffic or any unreasonable burden upon utility systems or upon other public facilities or public service—This use will not affect parking,traffic, or public infrastructure. • The use is in harmony with the general purpose and intent of this Section (11-102)—The use is supportive of the West University Place community and is a common part of pre-schools. • Specific findings and determinations required have been made—See above. • Special Conditions—The structures shall be constructed in accordance with the attached proposed site plan and drawings as shown in EXHIBITS B-1, B-2, B-3, B-4 and B-5. • Our structure meets the 20 ft.visibility requirement at the intersection of Bissonnet Street and Westchester Avenue. • The structure hasn't gone through the building phase and will need to be reviewed for permitting including stud spacing, grounding, etc. VI. Request for Approval Beehive Parent Child Center respectfully requests the Board of Adjustment set a hearing for this matter in February and approve the requested Variance. Exhibits: Exhibit A: Survey/Legal Description of the Property Exhibit B-1 : Proposed Sitework Plan Exhibit B-2 : Proposed Sitework Plan Enlarged Exhibit B-3 : Proposed Play Structure Exhibit B-4 : Photos of Play Structure Exhibit B-5 :Aesthetic and use inspiration Exhibit C:Approved West University ZBA of Compatible Nearby Site Across the Street 04 i ESSONNET STREET (WEST EL ESENT11 ST.1 �wMr 1 PROPOSED STRUCTURE „w. 9s ia 3, , , ,, , . . .. . . s _, , W ... .. , ________ :. k £ . ,. ,.., ,„,... ,.,. ,. ,........ , _.,.._ ___ ____. , .,., I- — .... ,, /,„_:„...„7;7 ;,zs 1 wed -,: ALMNS MENUS(LOVETT ST) i ; U, C ," LOTS 1 AND 2 BLOCK 91 .Ra^'R+auRv4Y cons,0.,... iill, INLEL BURIED CABLE SIG 4 cc \\ ROMP \ -_—• t ---I re. 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'•$"-•+• - .,, •.- -, rli ' ,, ali I.,' : 4 ,4 - i • , ,, ,';','y. • !--- --. ,•,.-,:., , . . .. .• i :4 4,,•'. ' ' , .,• 1 • ,:,, :Y i ,..'1--T--,---440 ' ... . 4-•,- , .,. •r•-•.',. . . N, •., • . ., -•. •t' r' I ; Pt ' - ....T1- -t' i - 1' '- !.'•• • • . . f • 4,', -A -.7-'•=r4 • : •, '... ' ' - -.. 1L,.:-.1.111i, . , . it -: ....4% 1.....%.••• . fr, 1-.• . .... : - 1, •••-''`' fi' . • .-In- ' ' w' .... , N • - •• • pj• • ,. ‘- - . if ' •"" •'4 ! .=.‘.:LT ; _ , :„..•i -• t. ••= AA ,....=— • \ • , •-• :.:,1": ...... ---- _--- ---- .4,k •- ,,,,:. ...,,,,:-. . 4,,t, . Street name changed from Buffalo Speedway to Bissonnet. Corrected as of 10/22/2024 West University Place Public Works Department Notice of Zoning Board of Adjustment Meeting Notice is hereby given of a regular meeting of the Zoning Board of Adjustment on Thursday, October 24, 2024, beginning at 6:30 p.m. in the Municipal Building located at 3800 University Blvd., West University Place,Texas. Note: The Board reserves the right to convene in a closed session for any agenda item if the need arises pursuant to authorization by Title 5, Chapter 551, of the Texas Government Code. The subject(s)of the meeting on which the Board will discuss and take action are: 1. Call to order, notices, rules, etc. Matters relating to notices, rules and meeting procedures, identifying parties, swearing of witnesses, etc. 2. Docket No. 2024-0005, regarding the property located at 3303 (Bissonnet St.), Houston, TX 77005 (Special Exception). a. Public hearing regarding an application for a special exception from the City's Zoning Ordinance, Appendix A, Article 7, Section 7-101, Table 7-1, Note 3 to authorize (2) additional structures at The Children's Place pre-school ministry. b. Deliberate and decide or take other action,regarding the requested variance. 3. Meeting Minutes. a. Public comments,if any,on the meeting minutes from February 22,2024. Anyone with a disability requiring special arrangements to be able to participate in the meeting may contact the person who signs this notice, below, in advance of the meeting, to allow time for arrangements to be made as necessary. The meeting place mentioned above is accessible by wheelchairs by using the sloped ramp located at the west entrance to the municipal building. Specially marked parking spaces are available in the parking lot adjoining University Boulevard. I CERTIFY THAT THIS NOTICE AND AGENDA OF ITEMS TO BE CONSIDERED BY THE WEST UNIVERSITY PLACE ZONING BOARD OF ADJUSTMENT ON OCTOBER 24, 2024, WAS POSTED ON THE MUNICIPAL BUILDING BULLETIN BOARD ON OR BEFORE THE 21ST DAY OF OCTOBER 2024,AT OR BEFORE 6:30 O'CLOCK P.M. Brett Cast Brett Cast,Asst. Public Works Director bcast(a westutx.gov 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 Citi- West University Place Public Works Department To: The Building and Standards Commission From: Brett Cast,Asst.Public Works Director Date: September 26,2024 Re: Staff Report for Docket 2024-0005,3303 Bissonnet St Applicant's Request: The applicant in Docket#2024-0005 —3303 Bissonnet Street, requests that the Zoning Board of Adjustment (the "ZBA") approve a Special Exception from the city's Code of Ordinances to allow the construction of two (2) additional play structures to be located at the Children's Place pre-school ministry. Background Information: The applicant has proposed two additional play structures to be installed at the Children's Place pre-school ministry. This special exception is a follow-up to a prior variance and special exception request which were approved unanimously during the 7/24/22 meeting of the ZBA. The prior special exception request was related to approving an accessory childcare use for St. Andrews as required by the zoning code. The prior approved variances were related to alternative front and side street setbacks and pervious area.During the initial request,the applicant provided a conceptual site plan which included details on the proposed layout for the pre-schools' play area. The site plan was approved by the ZBA in the proposed configuration and layout. Recently, the applicant submitted a modified plan to the city indicating that they desired to install two (2) additional play structures that were not included on the site plan approved by the ZBA. To authorize the additional play structures,the applicant was informed that they would be required to submit a request for a special exception to modify the approved site plan. Sec. 7-101,Table 7-1,Note 3.—Accessory Uses and Structures. In the indicated districts, the ZBA may issue a special exception to authorize additional uses and structures, if the ZBA finds and determines that each additional use and structure is: (i) accessory to a lawful primary use and (ii) compatible with nearby sites and their uses. The special exception may include a site plan identifying and limiting such uses and structures. Staff Recommendation: City staff makes a recommendation for the approval of this special exception request. Variance Request The ZBA may not issue or modify a special exception unless all of the following circumstances are present: (1) The ZBA has determined that the proposed special exception will not cause any significant increase in on- street parking, will not cause any substantial traffic congestion, will not cause any substantial increase in traffic or an unreasonable burden upon utility systems or upon any other public facility or public service. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 West University Place Public Works Department (2) The ZBA has determined that the proposed special exception will be in harmony with the general purpose and intent of this section. (3) If the proposed special exception involves a bar, the ZBA has found that the applicant has clearly demonstrated that there is a readiness, willingness and ability to comply with all applicable laws, rules, regulations and ordinances relating to alcoholic beverages. (4) The has made any additional findings and determinations required by a specific provision of this section. (5) The special exception has been reduced to writing and includes any conditions prescribed by the ZBA or required by this section for the special exception in question. The ZBA may approve,deny or approve with conditions a variance. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 '. �=��» *�� u�� University ��U��«�� ~�"�� ~�" �°~~=~ ~° " "�� Place APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") Address of site: 3303B|S8ONNET ; Legal description of the site: LOT 2BLK80 WEST UNIVERSITY PLACE SEC 2 ` Applicant:S[ANOREVvS PRES8YTER\ANCHURCH Address: 53U8BUFFALLD SPEEDWAY, HOUSTON.TX77OO5 Contact. KELLYLEVV|8 Phone: 713'�G7'17V3 F��' 8�nwN,heUy@Paahuuuiun.00m � ' Decision or Action Requested(check one o*more and provide requested data): � ( Appeal. Hear and decide an appeal from an order, requirement, decision or determination made ^ by the Administrative Official. ° |n the official's ocUonin writing?( )Yeo; ( )copy inattached. ( )No. but the action appealed isaofollows: ` � ° When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any ^ delay below: ° Exact zoning ordinance weodon(s)involved: ` ° Grounds for appeal: ` � , � . (x) Special Exception, Exact zoning ordinance section that authorizes the special exception: � Appendix m.Article 7.Section 7'1ov.Regulations,Tables, smm,Table 7'1.Note 3.Accessory Uses and Structures ^ ° Exact wording of special d requested: PLEASE REFER TO THE ATTACHED APPLICATION ADDENDUM < Variance. ' ° Exact zoning ordinance section from which a variance inrequested: � \ ° Exact wording oY variance requested: , � ' Other Data. Are there drawings or other data? ( )No (X)Yes(/ist items here and attach them) APPLICATION ADDENDUM EXHIBIT D'1:PROPOSED REVISED S|TEYVORKPLAN EXHIBIT A: SURVEY/LEGAL DESCRIPTION OFPROPERTY EXHIBIT D-2:PROPOSED REV|SEDS|TEVVORK � EXHIBIT A-1: FORM SURVEY'THE CH|LDREN'SPLACE ENLARGEMENT PLAN � (UNDER CONSTRUCTION) EXHIBIT D'3:PROPOSED GARDEN HUT � EXmBITB: APPROVED BUILDING PERMIT EXHIBIT D'^:PROPOSED MEADOW HUT � EXH|T|TB-1:APPROVED PERMIT CODE SHEET EXHIBIT E: APPROVED WEST UNIVERSITY SPECIAL EXHIBIT C-1.APPROVED PEHMITS|TEVVORK PLAN EXEMPTIONS AND VARIANCES EXHIBIT C'2:APPROVED PERMIT ENLARGED S|TEVVORK PLAN � ' City regulations attached. ' O8/O18�O24 Signature of c8i w 1N Date: \ � For Staff Use only Dmtmfi|md:�� \ �a^~ heardLx | Docke0#: ` Form co^/G2 ! � . ` � Attachment hn Application for Special Exception St. Andrew's Presbyterian Chwrch—Thm Chi|dpon's Place Amendment to Special Exception � i Executive Summary a. Note 3. Accasmory Uses and Structures. |n the indicated districts, the ZBAnnay issue o special exception to authorize additional uses and structures, if the 2BA finds and determines that each additional use and structure is: (i) accessory to a lawful primary use and (iii)compatible with nearby sites and their uses. The special exception may include a site plan identifying and limiting such uses and structures. b. Section 7'101. Table 7'1. Nntw3: Accessory Uses and Structures u. "Requesting a Special Exception to authorize (2) additional play structures at The Chi|dran'o P|moo pre-school ministry. The proposed play structures include a "Garden P|ayhut'' and a ''K8eadowP|ayhu1^ ^ ||. The Chi)dren'o Place � The new Childrwn's P|aoe, pre-school rninistry, has been under construction for the past 10 ( months. Before construction commenced the Church appeared before the Zoning Board to apply \ for e special exception (Accessory Use) and (3) variances (setbacks & pervious area ` requirements) which were granted, as shown in EXHIBIT E. ' A1 that time, only conceptual landscape plan was presented outlining the playground zones, � with no programmatic landscape elements shown. The approved landscape permit drawings, see � EXHIBITS C'1 & C-2, further clarified the programmatic elements of the playground located along the Westchester front yard setback. Due to concerns about budget, the church did not include � two play structures in the permit set ofdocuments. Hqwever, during the construction process, ' additional funds were obtained, and the church would like to include these new elements tothe overall design of the playground to allow for proper separation between age groups. By adding U these two play structures, the facility will be able to "zone" off different portions of this playground / for different age gruupa, which provides them with greater flexibility and keeping in line with � daycare playground standards. |\L Requested Special Exception ` 1. The Chi|dnen'a Place, a pre-school rniniodry, is requesting a special exception to authorize (2) additional play structures. The proposed play structures, which serve as an accessory use io the established primary use nf the site, include a"Garden P(oyhut' and o "Meadow P|ayhu(' / |V, Arqunnmnt for Special Exception � Accessory Use 1. The requested additional play structures are an accessory use to the school in that these structures are Ucdh (i) subordinate and incidental to The Chi|dren's Place, ( pre-school rninistry, and /ii\ is a necessary comnponentofThe (�hi|dren's Place � . ` ' program � Page 1 � � " �� | ` Specific Findings Required 1. Accessory Uses and Structures - Note 3oy Table T'1 require specific findings for an accessory use and structures. Thome requirements and the basis for the findings are asfollows: i. The use and structures are an accessory 1ua lawful primary use ' See above statement. Playground structures are common and required accessory use toa childcare / pre-school ministry. ii The use io reasonably compatible with nearby sites and their uses. The new playground located within the established Westchester fnmrd yard setback that sits directly across from the Beehive p|aygnuund, the preschool component of the West University Place Church of Christ. These uses are the same and compatible with each other. Across 8ioaonnmdare commercial uses, 2� All Special Exceptions -All special exceptions require the following findings: i. The use will not cause any significant increase in on-street parking, will not cause any substantial traffic congeshon, will not cause any substantial increase in traffic or any unreasonable burden upon utility systems or upon other public facilities or public service - This use will not affect parking, ( traffic or public infrastructure. ' ii The use iain harmony with the general purpose and intent mf this Section 11'1O2) ' The use is supportive nf the West University Place community and isa common part ofpre'achoo|s. � iii Specific findings and determinations required have been made. - See above. iv. Special Condidons - TheatruotuoasshaU be constructed in accordance with the attached proposed site plan and rendering as shown mEXHIBITS . D'1, D'2. 0-3 & 0'4. V, Request for Approval � The Church respectfully requests the Board of Adjustment so{ a hearing for this matter in ^ September and approve the requested Variance. Exhibits: A: Survey / Legal description of property - 2O23/OS/14 3 A-1: Form Survey - The Children's Place Building Currently Under Construction - 2023/12/14 � B: Approved Building Permit- 2U23/10/O3 B'1: Approved Permit Code Sheet - 2DJ3/1O/O3 � C'1: Approved Permit 8itework Plan - 2023/05/10 (Submission Date) {}-2: Approved Parmit8itevvork Enlargement Plan - 2O23/O5/1U (Submission Dote) � D'1: Proposed Revised 3itwwork Plan - 3O34/O8/U1 � D'2: Proposed Revised Sitevvork Enlargement Plan -2024/U3/13 ' D'3: Proposed Garden Hut-2O24/O8/O1 , D'4: Proposed Meadow Hut - 2O24/O8/O1 " E: Approved West University Special Exemptions and Variances - 2022/08/10 .., * ?,,,, BISSONNET 20 INLET- ,..„......_„_-_-,-, .__ t.- .-.. ------------z:-. ------ ..-__ ,-.. -- , LI 15* BURIED CABLE SIGN 4 t.) N 0 ‘.-------- RAMP \ " _ _...------ • 0 1pII 1 (-119 il 'LET PP 18" OAK ....\.) 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