HomeMy WebLinkAbout05282026 ZBA Agenda Item 2 West University
Place Public Works Department
To: The Zoning Board of Adjustment
From: Chris Guess, Planning and Zoning Administrator
Date: May 28, 2026
Re: Staff Report for Docket No. 2026-00008, 2612 University Boulevard, West University Place
Texas, 77005
Applicant's Request:
The applicant, Yi Ye requests approval of a Special Exception pursuant to Appendix A—Zoning Ordinance;
Article 7A — Residential District-Specific Regulations; Table 7A-7— Projection Schedule, Note 12 of the
City's Code of Ordinances to authorize the projection of buildings and attached structures into a side yard,
rear yard, or an SF Buffer yard for the property located at 2612 University Boulevard, legally described as
Tracts 7A & 9 Block 13 Virginia Court.
Background Information:
The applicant has proposed an addition of an attached porte-cochere (carport) that projects to the east of the
existing structure, over the driveway, and locating itself 3 feet (36 inches) from the property line. The
purpose of this structure is to cover/protect the vehicle parked in the driveway and is necessary due to an
awkward alignment with the drive aisle and the driveway door.
Table 7A-7, Note 12 provides a Special Exception for Old Stock Housing that permits attached structures to
project into the side setback. 3 feet (36 inches) is a measurement that is prescribed to other structures within
the projection schedule (ie: Mechanical Equipment, Garages encroaching in Side Yards (Note 5)). This
distance permits emergency access.
The applicant submits that the additional structure will be compatible with the existing development pattern
on the site and surrounding properties.
Applicable Regulations:
• Article 2. — Definitions and interpretations
Old stock housing. One or more buildings on a SFD site meeting all the following criteria, at any given time:
i. the principal building was built before 1980, and
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
City of
West University Public Works Department
Place
ii. the gross floor area of all buildings on the site (at any given time)does not exceed the greater of
3,400 square feet or 200 percent of the gross floor area of all the buildings on the site when the
principal building was built.
• Article 7A—Residential District-Specific Regulations; Table 7A-7. Projection Schedule
Front Yard Rear Yard Side Yard SF
Bufferyard
The area
does not
count as
either open
or pervious
Porches/platforms/decks area. The
higher than 14 inches 0, but see 0, See 0 See Note 0 See note deck may
and similar structures Note 1 Note 12 12 12 count as
attached to a building. pervious
Buildings area if rain
and is allowed
Attached to pass
Structures through the
deck.
The area
0, but see 0, but see does not
Other parts of buildings0, but see
and structures attached 0, but see Notes 3 Notes 5. Notes 3. See count as
Note 2. and 5. See See note either open
to buildings note 12 12 note 12 or pervious
area.
• Note 5. Garages encroaching in Side Yards.
A building may project toward an interior side property line (not a side street line) if it meets all the
following criteria:
a) No part of the building may be closer than three feet to the side property line. Exception: Eaves may
be as close as two feet.
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
City of
West University Place Public Works Department
b) The projecting part may only contain garage space and space above the garage (plus stairway and
eaves)
c) Any projecting part must be at least seventy feet from the front street line.
d) Within 10 feet of another building site in an SF District(Whether on the side, rear, or otherwise). The
building may have no window, door, or other opening above the ground floor(and facing the property
line of the other building site. Exception: There may be translucent(but not transparent), non-
operable openings.
• Note 12. Old Stock Housing.
The ZBA may issue a special exception to authorize the projection of buildings and attached structures into a
side yard, rear yard, or an SF Bufferyard if the ZBA determines:
i. the projection is reasonably necessary to preserve or protect old stock housing as it then exists or as it
may be proposed to be remodeled or expanded (up to a total gross floor area, for all buildings on the
site,that does not exceed the greater of 3,400 square feet or 200%of the gross floor area of all the
buildings on the site when the principal building was built, before 1980); and
ii. there will be no substantial adverse impact upon nearby properties.
Staff Analysis:
Staff's review has determined that the building site does indeed contain Old Stock Housing. Harris County
Appraisal District(HCAD) identified the structure to have been built in 1932 and remodeled in 1987,
identifying the structure as 1,416 square feet (sq. ft.). In 2003 an additional structure is represented in
HCAD, called out as 740 sq. ft. Cumulatively, HCAD identifies the total living space for this account as
2,156 sq. ft.
Staff finds the structure satisfies the definition of Old Stock Housing because the total gross floor area does
not exceed the thresholds established in Article 2
Additionally, staff has considered the"Letter of No Objection" submitted by the applicant on behalf of her
neighbor on the affected side. Staff considered that this neighbor would be the most affected by the
additional structure and their input was significant in staffs ultimate recommendation.
Staff submits this to the Zoning Board of Adjustment for their consideration.
Staff Recommendation:
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
West University Public Works Department
Place
Staff recommends approval of the requested special exception pursuant to Appendix A, Article 7A, Table
7A-7,Note 12, 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.
(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:
I. Notification Map
2. Neighborhood Notifications
3. Application
4. Applicant's Narrative (w/applicant provided attachments)
5. Letter of No Objection
6. HCAD Printout (Old Stock Housing)
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
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Legend
City of West University Place
Map Produced by: Chris Guess 2612 University Blvd
Date Produced: May 11, 2026 0 200 ft. Buffer
Q Notification Parcels
Disclaimer:
The City of West University Place has attempted to verify the accuracy of the information contained in the A `. `�
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 West University
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. Place
.lty 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 May 28,2026. The hearing may be recessed and continued to a ZBA meeting set
to begin at 6:30 p.m. on June 25, 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: 2612 University Boulevard,West University Place,TX 77005
Legal Description: Tracts 7A&9 Block 13 Virginia Court
Docket Number: 2026-0008
Applicant: Yi Ye
Action Requested: Requesting a special exception from Appendix A—Zoning Ordinance;
Article 7A-Residential District-Specific Regulations;Table 7A-7,Note
12 to authorize a carport located 36 inches from the side property line.
Additional Details: The applicant is requesting a special exception to authorize a carport
located 36 inches from the side property line.
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 Administrators for the ZBA. Posted and mailed on or before May 15,
2026.
Chr qu,
cguess@westutx.gov
713-662-5830
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
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City of West University Place
m APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY")
TE xCS
Address of site: 2612 University Blvd,Houston,Tx 77005
Legal description of the site: East 1/2 of Lots 7 and 9 Block 13,Virginia Court
Applicant: Yi Ye
Address: 2612 University Blvd, Houston, TX 77005
Contact: Yi Ye Phone: (832)361-2397 Fax: Email: yiye@sbcglobal.net
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:
Section 7A-101. Table 7A-7.Projection Schedule expressly authorizes a special exception for old stock housing that can
allow a building or attached structure to project into a side yard - with 36" setback from the SPL.
• Exact wording of special exception requested:
Old Stock Housing. The ZBA may issue a special exception to authorize the projection of buildings and attached structures
into a side yard, rear yard, or an SF Bufferyard if the ZBA determines: (i) the projection is reasonably necessary to
preserve or protect old stock housing as it then exists or as it may be proposed to be remodeled or expanded (up to a total
gross floor area, for all buildings on the site, that does not exceed the greater of 3,400 square feet or 200% of the gross
floor area of all the buildings on the site when the principal building was built, before 1980); and (ii) there will be no
substantial adverse impact upon nearby properties.
( )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)
1) Survey showing all existing and the proposed structures with dimensions and distances from SPL.
2) Image rendering the proposed structure (porte cochere) for visual reference.
3) Photos of the property (side yard, driveway views) with SPL and adjacent property
4) A letter of No Objection from the adjacent neighbor
Attached. The applicant has read the�State and City regulations attached.
Signature of applicant: L(`�d ' Date: 05/05/2026
For Staff Use only Date filed:O /o S/2(e Date hear;d4S Q Docket#: 'Z'Z(o •o000 S
Form ZBA-102
Request for Special Exception
Applicant: Yi Ye
Property: 2612 University Blvd, West University Place, TX
Request:Special Exception under Appendix A,Table 7A-7
1. Description of Request
I am requesting a Special Exception to allow the construction of a modern, aluminum louvered-
style porte-cochere attached to my 1932 single-story residence. The structure will project into
the side yard with a 3-foot (36-inch) setback from the Side Property Line (SPL). Following the
requirements of Table 7A-7, all vertical supports and items "below the eave" will maintain a
minimum distance of 36 inches from the SPL.
2. Reasons Why the Request Should Be Granted
• Architectural Differentiation and Preservation: Rather than attempting to replicate
1930s masonry, the design utilizes a lightweight, modern aluminum pergola system.
Besides matching style with the driveway gate, this "modern-meets-traditional"
approach follows contemporary preservation standards by clearly distinguishing the new
addition from the original historic cottage, ensuring the house's original 1932 character
remains the primary focal point.
• Minimal Massing and Transparency: The louvered roof and open-post design provide a
sense of transparency. Unlike a solid-roofed structure, this modern design reduces the
visual "bulk" in the side yard, maintaining a more open feel between properties and
preserving the existing light and airflow for the main building and the adjacent neighbor.
• Safety and Maintenance: The 3-foot setback ensures unencumbered access for fire-
fighting and emergency services. Furthermore, the aluminum material is fire-resistant
and requires no aggressive maintenance that would necessitate encroaching onto the
neighboring property.
• Infrastructure and Drainage: The structure will not impact public traffic or street
parking. It is on the driveway inside the gate. All runoff from the louvered system will be
integrated into the property's overall drainage plan to ensure no adverse impact on
adjacent sites.
• Environmental Protection: The structure's placement has been carefully planned to
avoid the root zones of any Protected Trees, supporting the city's commitment to the
urban canopy and aesthetics.
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Property Details:
— Land 5000 RE
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— Building Year 1932 -,
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— Living Area 2156 SF
— Proposed Porte Cochere provides 264 SF Shade
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Letter of No Objection
To: The Zoning Board of Adjustment,West University Place,TX
Date:0 5/O(i/20)4
Re: Special Exception Request for 2612 University Blvd,West University Place
To the Members of the Board,
I am the owner/resident of the property located at 2604 University Blvd, Houston,TX.
77005,which is adjacent to or near the applicant's property.
The applicant has shared their plans with me regarding the construction of a modern,
aluminum louvered porte-cochere. I understand that they are seeking a Special
Exception to allow this attached structure to project into the side yard with a 3-foot(36-
inch) setback from the Side Property Line.
I have reviewed the proposed design and I support this request for the following reasons:
1. Aesthetic Appeal: I believe the modern, open-air design of the louvered pergola is a
tasteful addition that complements the original cottage without creating excessive
visual "bulk" or blocking light and airflow between our properties.
2. Orderly Development: I believe the structure is well-suited for the site and does
not negatively impact the use or enjoyment of my own property.
3. Community Character: I value the preservation of the original 1932 home and feel
that this specific architectural approach is a creative and respectful way to
modernize the property.
I have no objections to the Board granting this Special Exception.
Sincerely,
Signature it
Printed Name: tIMBeao G-014ttL 12-1
.
n No: 08880382 Data ID: 920
Borrower: ZH1 WANG
Return to: ACCUBANC MORTGAGE CORPORATION
P.O. BOX 809068
DALLAS, TEXAS 75380-9068
•
(Space Above This Line For Recording Data)
DEED OF TRUST
THIS DEED OF TRUST ("Security Instrument") is made on the 23rd day of April, 1999.
The grantor is ZH1 WANG AND WIFE, YI YE •
("Borrower").
The trustee is MICHAEL L RIDDLE,whose address is 2323 BRYAN STREET,SUITE 1600,DALLAS,TEXAS 75201
("Trustee").
The beneficiary is ACCUBANC MORTGAGE CORPORATION , A CORPORATION,
which is organized and existing under the laws of the State of TEXAS,
and whose address is 12377 MERIT DRIVE, #600, P.O. BOX 809089, DALLAS, TX 75251
("Lender").
Borrower owes Lender the principal sum of ONE HUNDRED NINETY-SEVEN THOUSAND SIX HUNDRED and
NO/100 Dollars (U.S. $ 197,600.00). This debt is evidenced by Borrower's note dated the same date as this Security
Instrument("Note"),which provides for monthly payments,with the full debt.if not paid earlier,due and payable on May
1, 2029.
This Security Instrument secures to Lender: (a) the repayment of the debt evidenced by the Note, with interest, and all
renewals, extensions and modifications of the Note; (b) the payment of all other sums, with interest, advanced under
paragraph 7 to protect the security of this Security Instrument; and (c) the performance of Borrower's covenants and
agreements under this Security Instrument and the Note. For this purpose, Borrower irrevocably grants and conveys to
Trustee, in trust, with power of sale, the following described property located in HARRIS County, Texas:
THE EAST ONE HALF (E 12) OF LOTS SEVEN (7), AND NINE (9), IN BLOCK THIRTEEN (13), OF
VIRGINIA COURT, AN ADDITION IN HARRIS COUNTY, TEXAS, ACCORDING TO THE MAP OR
PLAT THEREOF RECORDED IN VOLUME 572, PAGE 361, OF THE DEED RECORDS OF HARRIS
COUNTY, TEXAS.
,.
r .
which has the address of 2612 UNIVERSITY BOULEVARD, IcMI HOUSTON,
TEXAS 1_7A70005 1 Suomi ("Property Address");
TooirnHElt Wm'all the improvements now or hereafter erected on the property,and all easements,appurtenances,
and factures now or hereafter a part of the property. All replacements and additions shall also be covered by this Security
Instrument. All of the foregoing is referred to in this Security Instrument as the "Property."
BowtowElt CovENA1rrs that Borrower is lawfully seised of the estate hereby conveyed and has the right to grant
and convey the Property and that the Property is unencumbered, except for encumbrances of record. Borrower warrants
and will defend generally the title to the Property against all claims and demands, subject to any encumbrances of record.
THIS SEcuxrry INSTRUMENT combines uniform covenants for national use and non-uniform covenants with limited
variations by jurisdiction to constitute a uniform security instrument covering real property.
TEXAS -Single Family- Fannie Mae/Freddie Mac UNIFORM INSTRUMENT
Form 3044 9/90 (Page 1 of 5 Pages) ,
I1I1IIIIIIIIIII1I II III II III III III I II II III UI I1111111 III it IIII I I
Z25Y700X01300008880382
5/12/26, 10:03AM Print Details
HARRIS CENTRAL APPRAISAL DISTRICT Tax Year: 2026
REAL PROPERTY ACCOUNT INFORMATION
0571830000009 g print
Owner and Property Information
Owner Name & WANG 2HI &VI YE Legal Description: TRS 7A&9 BLK 13
Mailing Address: 2612 UNIVERSITY BLVD VIRGINIA COURT
HOUSTON TX 77005-3446 Property Address: 2612 UNIVERSITY BLVD
HOUSTON TX 77005
State Class Land Use Land Total Neighborhood Neighborhood Market Area Map Key
Code Code Area Living Group Facet MapAO
Area
Al -- Real, 1001 -- 5,000 2,156 7426.01 1219 110 -- 1B 5255B 532C
Residential, Residential SF SF Bellaire, West
Single- Improved Univesity,
Family Southampton
Areas
Value Status Information
Value Status Notice Date Shared CAD
Noticed 04/17/2026 No
Exemptions and Jurisdictions
Exemption Type Districts Jurisdictions Exemption ARB Status 2025 2026
Value Rate Rate
Residential 001 HOUSTON ISD 320,290 Not 0.878300
Homestead Certified
Not
040 HARRIS COUNTY 180,290 Certified 0.380960
041 HARRIS CO FLOOD Not
180,290 0.049660
CNTRL Certified
042 PORT OF HOUSTON Not
180,290 .0 005900
AUTHY Certified
Not
043 HARRIS CO HOSP DIST 180,290 Certified Not
0.187610
•
044 HARRIS CO EDUC DEPT 180,290 Certified 0.004798
048 HOUSTON CITY 153,247 Not 0.098802
COLLEGE Certified
085 WEST UNIVERSITY Not
0 0.229441
PLACE Certified
Texas law prohibits us from displaying residential photographs,sketches, floor plans, or information
indicating the age of a property owner on our website. You can inspect this information or get a copy at
HCAD's information center at 13013 NW Freeway.
Valuations
Value as of January 1, 2025 Value as of January 1, 2026
Market Appraised Market Appraised
Land 600,000 Land 680,000
Improvement 280,000 Improvement 262,846
Total 880,000 819,500 Total 942,846 901,450
https://public.hcad.org/records/Print.asp?crypt=%94%AD%AE%A9%C4%8F%B5%CF%8C%7Chf%94b%B8%A7%8B%BBea%5Fo%5B%92Wd%80X... 1/2
5/12/26, 10:03 AM Print Details
Land
Market Value Land
App
Line Description j
Site Unit Units Size Site 0/Rr 0/Rr Total Unit Unitd Value
Code Type Factor Factor Factor Reason Adj Price Price
1 1001 -- Res SF1 SF 5,000 1.00 1.00 0.80 -- 0.80 170.00 136.00 680,000.00
Improved
Table Value
Building
Buildin Year Impr Sq Building
9 Remodeled TypeStyle Built Quality Ft Details
1 1932 1987 Residential Single Residential 1 Average 1,416 * Displayed
Family Family
2 2003 -- Residential Single Residential 1 Average 740 * View
Family Family
* All HCAD residential building measurements are done from the exterior, with individual measurements
rounded to the closest foot. This measurement includes all closet space, hallways, and interior
staircases. Attached garages are not included in the square footage of living area, but valued
separately. Living area above attached garages is included in the square footage living area of the
dwelling. Living area above detached garages is not included in the square footage living area of the
dwelling but is valued separately. This method is used on all residential properties in Harris County to
ensure the uniformity of square footage of living area measurements district-wide. There can be a
reasonable variance between the HCAD square footage and your square footage measurement,
especially if your square footage measurement was an interior measurement or an exterior
measurement to the inch.
Building Details (1)
Building Data Building Areas
Element Detail Description Area
Cost and Design Extensive BASE AREA PRI 1,416
Cond/ Desir/ Util Average ENCL MAS PORCH PRI 91
Foundation Type Crawl Space
Grade Adjustment C+
Heating /AC Central
Heat/AC
Physical Condition Average
Exterior Wall Brick/Veneer
Element Units
Room: Total 6
Room: Full Bath 2
Room: Bedroom 3
Fireplace: Masonry 1
Firebrick
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