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HomeMy WebLinkAbout05282026 ZBA Agenda Item 3 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 2026-00009,3752 Wroxton Road, West University Place, Texas 77005. Applicant's Request: The applicant Kirsten and David Polyansky request approval of a variance from Appendix A—Zoning Ordinance, Article 7A. —Residential District—Specific Regulations, Table 7A-2: Yards (or"Setbacks")to permit a 10 foot rear setback as opposed to the required 20 foot rear setback for the property located at 3752 Wroxton Road, legally described as Lot 14 and Tract 13A, Block 7, Sunset Terrace Section 9. Background Information: The applicant seeks a variance from the required rear yard setback along the northeastern property boundary to allow for the construction of the primary structure to project further than otherwise permitted by ordinance. The applicant has submitted a conceptual site plan illustrating the potential location of a structure. City staff acknowledges the triangular shape of the site and its proximity to Bissonnet Street.Additionally, staff identified through aerial images that the neighboring residential structure is 10 feet from their rear property line which is adjacent to Bissonnet Street. Upon review of the conceptual site plan proposed, it did not trigger any technical or design concerns that would necessitate substantial reconfiguration of the proposed layout. The applicant submits that this structure will be compatible with the existing development pattern on the site and surrounding properties. Applicable Regulations: • Appendix A—Zoning Ordinance, Article 7A—Residential District-Specific Regulations, Table 7A-2: Yards (or"Setbacks") 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 West University Place Public Works Department Table 7A-2:Yards General Rile:No part of any structure maybe located within a part of a building site ind uded within a yard defined,by District,in or"setbacks') this table.("N/A'means the rule does not apply.)Emeptions/Special Riles:(1)aructures maybe located in yards to the extent allowed by the Projections Schedule.(2)See special rules noted in table.(3)Sae Article 7Dfor rules governing planned development districts.(4)See additional setbacks in the R GFSchedule. Item Measurement SF(9rrglefamily) C CO(CtdBrildingSite IC�(iikatedComer Overlay District) Overlay District) Front Yard Distance from the front street line. '20 feet if the building site depth is 110feet or less;25feet if the building site depth is more than 110feet but not more than 125 feet;30 feet if the building site depth is more than 125 feet.See Note 4. Interior Distance from the side property Greater of 10%of the building site width or 5 feet.See Note 2. side yard line(each side). Street side Di stance from street side line. Greater of 10%of the building site width or 5feet.Sae Notes 2,3,5. Yard Distance from the rear property Rear yard line 20ft.See Note 1. SF Di stance from the nearest part of N/A N/A N/A Bufferyard an SFDistrcit. Staff Analysis: Staff has identified the unique, triangular nature of this property. While typically in West University Place, squared or rectangular properties provide a clear and even buildable envelope, the buildable envelope on this property narrows to a sharp point limiting design and livable options. Staff notes that the existing structure was developed with a 10-foot rear setback. Additionally, staff notes that the property directly adjacent to this site is built with a reduced rear setback of 10 feet as opposed to the required 20-foot rear setback prescribed by ordinance. Staff submits this to the Zoning Board of Adjustment for their consideration. Staff Recommendation: Staff recommends approval of the requested variance. Staff notes the unique triangular shape of the property,the existing 10-foot rear setback, and the neighboring property's 10-foot rear setback and submits that approval of this variance request is harmonious with the adjacent structure. Staff identifies that the unique shape of this property is not a result of the owner's action and developing this property causes unique challenges that are not common to other properties within this zoning district. Staff finds that the triangular configuration of the property constitutes a unique physical condition not commonly shared by surrounding lots and that the hardship was not self-created by the applicant. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 ity of West University Place Public Works Department 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. Notification Map 2. Neighborhood Notifications 3. Application 4. Applicant's narrative 5. Conceptual plan set 6. Neighboring site plan 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 37(;b 37R7 — 3753 3765 3759 3763 \.-- � 3771 O•`,�7 at �♦♦♦00( , ♦ ♦♦000♦♦♦♦♦0♦♦�. .;A♦♦0♦ ♦♦♦♦♦0♦♦♦0♦♦♦0♦♦0, 0♦ ♦♦0♦♦♦0 0♦* / . 0♦0♦♦♦♦♦♦0♦♦♦♦♦♦♦0♦♦ �/ V N ...., _ A .......___ ___„,...., _ .0/ _ . , _aunty Appraisal Dish ict 3730 GIS Div4s4 13013 Norhtwest Fwy Houston,TX 77040 a - - — ---- 0 45 90 180 270 360 Feet Legend City of West University Place Map Produced by: Chris Guessx. 3752 Wroxton Road 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 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 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. Place 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 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: 3752 Wroxton Road,West University Place,TX 77005 Legal Description: Lots 14& Tracts 13A Block 7 Sunset Terrace Section 9 Docket Number: 2026-0009 Applicant: Kirsten and David Polyansky Action Requested: Requesting a variance from the required 20-foot rear yard setback prescribed in the City's Zoning Ordinance, Appendix A — Zoning Ordinance;Article 7A—Residential District-Specific Regulations;Table 7A-2. Additional Details: The applicant is requesting a variance from the required 20-foot rear yard setback prescribed in the City's Zoning Ordinance. Applicable regulations include the City's Zoning Ordinance, Code of Ordinances, Chapter 211 of the Texas Local Government Code and the rules of the ZBA. The application is available on the city's website at www.westutx.gov. Additional details on such matters, as well as the applicable regulations are also available for public inspection in the Public Works Center, 3826 Amherst, West University Place, 77005. Any person interested in such matters should attend the hearing. If you plan to attend this public meeting and you have a disability that requires special arrangements at the meeting please contact the 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 May 15, 2026. 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Hear and decide an appeal from an order, requirement, decision or determination made by the Administrative Official. • Is the official's action in writing?( )Yes; ( )copy is attached. ( )No, but the action appealed is as follows: • When was the action taken? Note:Appeals must be filed within a reasonable time. Please explain any delay below: • Exact zoning ordinance section(s)involved: • Grounds for appeal: ( )Special Exception. • Exact zoning ordinance section that authorizes the special exception: • Exact wording of special exception requested: (%Variance. • Exact zoning ordinance section from which a variance is requested: Table 7A-2 of Section 7A-101 concerning Yards (or setbacks); Rear Yard Setback • Exact wording of variance requested: The distance from the rear property line, by right, should be 20 feet. We are requesting that the rear yard be reduced to 10 feet to (a) help maintain a size-appropriate space for new/addition construction and (b) match the setbacks of all other property structures on the same street. Other Data. Are there drawings or other data? ( )No (`kes(list items here and attach them) Please see the attached following items: (1) Proof of ownership; (2) Survey showing existing structures and dimensions of the structures and distances from the property lines; (3) Plot plan showing proposed work requiring relief/architectural drawings showing proposed work; (4)written narrative describing request and reason why it should be granted; and (5) photographs of property and adjacent properties. Attached.The applicant has read the,State and City regulations attached. Signature applicant: ,d 41-2Z 1 'x Date: May 4, 2026 For Staff UsePe: y Date ed: 5I to/2.4 Date heard: Docket#:P2" 2.(0 0000 Q\ Form ZBA-102 TO: City of West University Place, Zoning Board of Adjustments FROM: Applicants Kirsten and David Polyansky RE: Attachments to Application to the Zoning Board of Adjustments PROPERTY ADDRESS: 3752 Wroxton DATE: May 4, 2026 Attached are the following Exhibits that are incorporated as if set forth fully in that Application to the Zoning Board of Adjustments regarding the property located at 3752 Wroxton Rd, Houston. Texas 77005: EXHIBIT 1: Proof of Ownership (Warranty Deed); EXHIBIT 2: Survey showing existing structure and measurements (Survey); EXHIBIT 3: Plot Plan/Architectural Drawings showing proposed work; and EXHIBIT 4: Written narrative describing request and reason why it should be granted. RP-2026-157401 04/27/2026 ER $41.00 WARRANTY DEED WITH VENDOR'S LIEN Texas Property Code Section 11.008. CONFIDENTIAL INFORMATION IN REAL PROPERTY RECORDS NOTICE OF CONFIDENTIALITY RIGHTS: IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OR ALL OF THE FOLLOWING INFORMATION FROM ANY INSTRUMENT THAT TRANSFERS AN INTEREST IN REAL PROPERTY BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER'S LICENSE NUMBER. Date: Effective April 23rd , 2026 Grantor: 3752 WROXTON HOLDINGS, LLC, a Texas limited liability company Grantee: DAVID POLYANSKY and wife, KIRSTEN POLYANSKY Grantee's Mailing Address (including county): DAVID POLYANSKY and KIRSTEN POLYANSKY 3748 Wroxton Houston, TX 77005 ix) Harris County (.6 Consideration: TEN AND NO/100 DOLLARS and other good and valuable consideration and the further consideration of a note of even date that is in the principal o amount of ONE MILLION ONE HUNDRED TWENTY THOUSAND AND NO/100 DOLLARS a_ ($1,120,000.00), payable to the order of STELLAR BANK. The note is secured by a vendor's lien retained in favor of STELLAR BANK in this deed and by a deed of trust of even date, from Grantee to RAMON A. VITULLI, Ill, Trustee. STELLAR BANK, at Grantee's request, having paid in cash to Grantor that portion of the purchase price of the Property that is evidenced by the note described, the vendor's lien and superior title to the Property are retained for the benefit of STELLAR BANK and are transferred to STELLAR BANK without recourse on Grantor. Property(including any improvements): BEING A TRACT OR PARCEL CONTAINING 0.2102 ACRES OF LAND (9,157 SQUARE FEET) SITUATED IN THE A.C. REYNOLDS SURVEY, ABSTRACT NUMBER 61, HARRIS COUNTY, TEXAS, BEING ALL OF LOT 14 AND A PORTION OF LOT 13, BLOCK 7, OF SUNSET TERRACE SECTION NINE, A SUBDIVISION IN HARRIS COUNTY, TEXAS ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 21,PAGE 20 OF THE MAP RECORDS OF HARRIS COUNTY,TEXAS, AND BEING ALL OF THAT CERTAIN TRACT OF LAND CONVEYED TO LORENE MICHELLE BANKS, RECORDED UNDER GENERAL WARRANTY DEED WITH VENDORS LIEN GF#2744526-02123 Page 1 Recorded by Texas American Title Company HARRIS COUNTY CLERK'S FILE NUMBER RP-2025-340523. SAID 0.2102 ACRE TRACT BEING MORE FULLY DESCRIBED BY METES AND BOUNDS ATTACHED HERETO AS EXHIBIT"A"AND MADE A PART HEREOF FOR ALL PURPOSES. Reservations from and Exceptions to Conveyance and Warranty: This conveyance is made and accepted subject to any and all existing restrictions, mineral reservations and interests, conditions, covenants, easements and rights of way, if any, applicable to and enforceable against the Property as now reflected by the records of the County Clerk of the County in which it is situated. Current ad valorem taxes on the Property as of the date hereof are assumed by Grantee and Grantee covenants and promises to pay the same. Grantor,for the Consideration, receipt of which is acknowledged, and subject to the Reservations from and Exceptions to Conveyance and Warranty,grants,sells and conveys to Grantee the Property,together with all and singular the rights and appurtenances thereto in any wise belonging, to have and hold it to Grantee, Grantee's heirs, executors, administrators, successors or assigns forever. Grantor binds Grantor and Grantor's heirs, executors, administrators and successors to warrant and forever defend all and singular the Property to Grantee and Grantee's heirs, executors, administrators, successors and assigns against every person whomsoever lawfully claiming or to claim the same or any �-- part thereof, except as to the Reservations from and Exceptions to Conveyance and Warranty. The vendor's lien against and superior title to the Property are retained until each note described is fully paid according to its terms, at which time this deed shall become absolute. When the context requires, singular nouns and pronouns include the plural. iY 3752 WROXTON HOLDINGS, LLC, a Texas limited liability company By: GOTHAM DEVEL ENT HOMES, LLC, a Texas limit lability company Its Manager By: AARON ROSE BERG, Manager GENERAL WARRANTY DEED WITH VENDOR'S LIEN GF#2744526-02123 Page 2 ACKNOWLEDGMENT STATE OF ; /t § COUNTY OF (Vi�j § This instrument was acknowledged before me on 7-3 , 2026, by AARON ROSENBERG,Manager of GOTHAM DEVELOPM NT HOMES,LLC,a Texas limited liability company, Manager of 3752 WROXTON HOLDINGS, LLC, a Texas limited liability company, in said capacity. ,,o!"lTho ELIZABET,H A.CUNNINGHAM 140± Notary Publi, State of Texas 0 "'ts Comm. For n,. Expires 03 Og_2D26 Nota G, S t O • nan,,• i�iGtaf Y C 72578�862 `, AFTER RECORDING RETURN TO: CSC CV CV CL C:\Users\aoliv\Resale Docs Dropbox\Mh1\Tatco\445\2026\2602123-gvld.wpd GENERAL WARRANTY DEED WITH VENDORS LIEN GF#2744526-02123 Page 3 EXHIBIT"A" METES AND BOUNDS DESCIPTION 0.2103 ACRES (9,157 SQUARE FEET) ALL OF LOT 14 AND A PORTION OF LOT 13, BLOCK 7 SUNSET TERRACE SECTION 9 A.C. REYNOLDS SURVEY,ABSTRACT NUMBER 61 HARRIS COUNTY,TEXAS Being a tract or parcel containing 0.2102 acres of land (9,157 square feet) situated in the A.C. Reynolds Survey, Abstract Number 61, Harris County, Texas, being all of Lot 14 and a portion of Lot 13,Block 7,of Sunset Terrace Section Nine,a subdivision in Harris County,Texas according to the map or plat thereof recorded in Volume 21, Page 20 of the Map Records of Harris County, Texas, and being all of that certain tract of land conveyed to Lorene Michelle Banks, recorded under Harris County Clerk's File Number RP-2025-340523. Said 0.2102 acre tract being more fully described by metes and bounds as follows: > ALL bearings and coordinates referenced herein are referenced to NAD83 horizontal projection zone Texas South Central Zone 4204(Grid). BEGINNING at a 5/8-inch iron rod with plastic cap set for the northeast boundary corner of the herein described tract of land,same being the northwest boundary corner of that certain called O 0.21 acre tract of land,conveyed to David Ployansky and Kirsten Polyansky,recorded under Harris County Clerk's File Number RP-2016-25895,same also being the common north boundary corner u7 between Lots 12 & 13, Block 7 of the said Sunset Terrace Section Nine, and said iron rod being located in the southerly right-of-way line of Bissonnet Avenue, platted as Richmond Road, based N on a width of 70 feet; O N THENCE South 12°15'32" East, along the west boundary line of the said 0.21 acre tract, for a Ct distance of 99.54 feet, called 101.88, based on adjoiner deed, to a 5/8 inch iron rod (control) found for corner, said iron rod being the southwest boundary corner of the said 0.21 acre tract and being located in the north right-of-way line of Albans Road, based on a width of 60 feet; THENCE South 87°37'25" West, along the north right-of-way of said Albans Road, for a distance of 159.47 feet,to a point for corner,from which a 5/8 inch iron rod with plastic cap was found to lie South 89°40'10"East—2.07 feet and a 5/8 inch iron rod was found to lie South 85°10'27"West —6.38 feet,said point being the beginning of non-tangent curve to the right; THENCE continuing along the north right-of-way of said Albans Road with said non-tangent curve having a radius of 20.00 feet,a central angle of 47°47'15",an arc length of 16.68 feet and a chord bearing and distance of North 56°36'59" West—16.20 feet,to a point for corner, from which a 5/8 inch iron rod was found to lie South 76°17'54" West — 1.41 feet, said point being the intersection of the southerly right-of-way line of said Bissonnet Avenue with the northerly right- of-way line of said Albans Road; THENCE North 57.57'25"East,along the southerly right-of-way line of said Bissonnet Avenue,for a distance of 179.00 feet to the POINT OF BEGINNING and containing within these calls 9,157 square feet or 0.2102 acres of land. A survey map has been prepared in conjunction with this metes and bounds description,by Kevin K.Kolb,RPLS 5269, TSI Job No.26-044,dated February 26,2026. The square footage totals as shown hereon are based on a mathematical closure of the courses and distances reflected herein.It does not include the tolerances that may be present due to positional accuracy of the boundary monumentation. Compiled by: TOTAL SURVEYORS, INC. T.B.P.LS.Firm Registration No.10075300 4301 Center Street,Deer Park,Texas 77536 ► 281-479-8719 I February 26,2026 �lTg .. 111, y�r 1 1 I. le N RP-2026-157401 # Pages 6 04/27/2026 10:45 AM e-Filed & e-Recorded in the Official Public Records of HARRIS COUNTY TENESHIA HUDSPETH COUNTY CLERK Fees $41.00 v- O Nr N- LC) O N O N RECORDERS MEMORANDUM This instrument was received and recorded electronically and any blackouts, additions or changes were present at the time the instrument was filed and recorded. Any provision herein which restricts the sale, rental, or use of the described real property because of color or race is invalid and unenforceable under federal law. THE STATE OF TEXAS COUNTY OF HARRIS I hereby certify that this instrument was FILED in File Number Sequence on the date and at the time stamped hereon by me; and was duly RECORDED in the Official Public Records of Real Property of Harris County, Texas. 1 NA J��QE RKtre lG, '(± _a: COUNTY CLERK S HARRIS COUNTY.TEXAS Tli ° M 5 a gaL "g s 3 aY g a 1 i a *-' CI w Pi j LL m I- 1a x a Ya a s 2 ,ty_, £5 a x rt ,(-6 w — O ; a ' .s x 33 ib. > 8 o rn a o 3 g§ Da i 3 A pi s S dg t _ m N CV w It I{ l— 1 ! 11- ;a; :l§a'gza a a Y I s /x 3 3 ¢ a sai �.-} a G 4. ri Q p �d ii Y W aIi a . 161 S0 y Ri ak i ha 3.! i ai ;1l ; ! ag ; ; PI 1Ya 4 Z z U S J U tk O.< z w I & ' ' " -I q 8 9 oP sa ! $ 222242 W set 16 _�4 `ia^ - a ¢ > gc IL W W n pO U i 3 i w I Y Y ; x a,.5E a i_ i f n-: i s a F ' m '- a O Q 'a-w i c] y{ A 1 0 J ' 1 t 4" ag ; - o +<Q d _ :$ QQ 'w Z r O O w a g 3 y x 1Ia, . y `sEi3 gF `5 7 3 4 ;a 31,s . .g, O F 0 LL N Z Z W S w [4 !ill w ii #;., ` '+a g "a' E - 3' s v` a $ C. 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U ii t-.g \ - isCi Ci Ci aae:CCatattat4_ FIsa� 3$?_t S s 3? E 3 5;"s 1 5 f 5y:il r .P a`6 a%ePi : g // yRaai�l, t4 1 Rb"t I+ aS ' ffp p t0 7 t gg •, faK+t a1 q f'1atag' a 3r�3a�rj P'i t(A�h7 'iij- 3`^A yiel iYas3i•�7X 'qs.r4sg S.i'is Bra3a'� d ��Dj`4#43�#t17a4# Sijg31_g"aiiSi: yas43^ a7`a5a'ij gYtt; jb4 Y5 - „ . 4➢3ssis±.itasgaaaaiaslliaalt3di` . idi6$g#id e c w 47 p i�P1 3 y iv :::.a (oN. _i 336,301"a f �.ar,*.igefY.,r,i;".- 1( •ox•n•--- .=+a•oo•••u• -- 1 ' ACKNOWLEDGE /(62 /1,//>a:41/' METES AND BOUNDS DESCIPTION 0.2103 ACRES (9,157 SQUARE FEET) ALL OF LOT 14 AND A PORTION OF LOT 13, BLOCK 7 SUNSET TERRACE SECTION 9 A.C. REYNOLDS SURVEY,ABSTRACT NUMBER 61 HARRIS COUNTY,TEXAS Being a tract or parcel containing 0.2102 acres of land (9,157 square feet) situated in the A.C. Reynolds Survey, Abstract Number 61, Harris County, Texas, being all of Lot 14 and a portion of Lot 13, Block 7,of Sunset Terrace Section Nine,a subdivision in Harris County,Texas according to the map or plat thereof recorded in Volume 21, Page 20 of the Map Records of Harris County, Texas, and being all of that certain tract of land conveyed to Lorene Michelle Banks, recorded under Harris County Clerk's File Number RP-2025-340523. Said 0.2102 acre tract being more fully described by metes and bounds as follows: ➢ All bearings and coordinates referenced herein are referenced to NAD83 horizontal projection zone Texas South Central Zone 4204(Grid). BEGINNING at a 5/8-inch iron rod with plastic cap set for the northeast boundary corner of the herein described tract of land, same being the northwest boundary corner of that certain called 0.21 acre tract of land,conveyed to David Ployansky and Kirsten Polyansky,recorded under Harris County Clerk's File Number RP-2016-25895,same also being the common north boundary corner between Lots 12 & 13, Block 7 of the said Sunset Terrace Section Nine, and said iron rod being located in the southerly right-of-way line of Bissonnet Avenue, platted as Richmond Road, based on a width of 70 feet; THENCE South 12°15'32" East, along the west boundary line of the said 0.21 acre tract, for a distance of 99.54 feet, called 101.88, based on adjoiner deed, to a 5/8 inch iron rod (control) found for corner, said iron rod being the southwest boundary corner of the said 0.21 acre tract and being located right-of-way! a d in the north ri ht-of-wa line of Albans Road, based on a width of 60 feet; THENCE South 87°37'25" West, along the north right-of-way of said Albans Road, for a distance of 159.47 feet,to a point for corner,from which a 5/8 inch iron rod with plastic cap was found to lie South 89°40'10"East—2.07 feet and a 5/8 inch iron rod was found to lie South 85°10'27"West —6.38 feet, said point being the beginning of non-tangent curve to the right; THENCE continuing along the north right-of-way of said Albans Road with said non-tangent curve having a radius of 20.00 feet,a central angle of 47°47'15",an arc length of 16.68 feet and a chord bearing and distance of North 56°36'59" West— 16.20 feet, to a point for corner, from which a 5/8 inch iron rod was found to lie South 76°17'54" West — 1.41 feet, said point being the intersection of the southerly right-of-way line of said Bissonnet Avenue with the northerly right- of-way line of said Albans Road; THENCE North 57°57'25"East,along the southerly right-of-way line of said Bissonnet Avenue,for a distance of 179.00 feet to the POINT OF BEGINNING and containing within these calls 9,157 square feet or 0.2102 acres of land. A survey map has been prepared in conjunction with this metes and bounds description,by Kevin K.Kolb,RPLS 5269, TSI Job No.26-044,dated February 26,2026. The square footage totals as shown hereon are based on a mathematical closure of the courses and distances reflected herein.It does not indude the tolerances that may be present due to positional accuracy of the boundary monumentation. Compiled by: TOTAL SURVEYORS, INC. T.B.P.L.S.Firm Registration No.10075300 4301 Center Street,Deer Park,Texas 77536 ► _ 281-479-8719 I February 26,2026 - OF `s re. ,',p VI.R." •99 t.� 1 A-. 0 1-- %-.. 0 i if I: - 1 R _,,_v__. •.,..,„.._ tto, 1 - !7 II •//‘ 7 <4:Kz*,.4, ttl'It: 17/// /../.41\/L--Y11: 41/.4..---::::a'.-.1"1-74--1-;7--: '' I 1 \N ./ \'' / / ‘I • --,, . 4a ., .. ••s,'' 1 , . 57 \ / 1 4 4 oc. ..a .C. I i i0 4t. 1, tk a - I ,, rt.„ of , C * // 4 / , / '\ t Itt''i :'ft ''t i 4 / .._ 4t, . --tr----\,_, / °- / 4 i * c. , 1I....., i / 1 at: I ,k , ..„,, , ... , .Illt. i / I "' *II-„,..._ I \,.,„ , ----. . . /r <"------, 0 1 u I : 1 1 ' I ,.. 4.... -.1) 1.N. 4...1,.. I t.....4.1 >--et-' '''' ---.___".• EXHIBIT 4: Written Narrative TO: City of West University Place, Zoning Board of Adjustments FROM: Applicants Kirsten and David Poiyansky RE: Exhibit 4, Written Narrative for Application to the Zoning Board of Adjustments PROPERTY: 3752 Wroxton (the "Property") DATE: May 4, 2026 1. VARIANCE REQUESTED : A variance to the ordinance at Table 7A-2 regarding yards (or setbacks)/rear yard setbacks (as contained in Section 7A-101) is being requested; specifically, the variance requested is the distance from the rear property line, which by right, should be 20 feet. Applicants are requesting that the rear yard setback be reduced to 10 feet to (a) help maintain a size-appropriate space for a new/addition construction; and (b) match the setbacks of all other neighboring properties on the same street. 2. REASON : As stated above, a variance is requested for the Property in order to (a) help maintain a size-appropriate space for new/additional construction; and (b) match the setbacks of all other neighboring properties on the same street. The rear side of the Property backs up to a major street (Bissonnet), which means that the rear yard setback does not face a neighboring property, but instead faces a fence that backs up to a major street. All other residential structures on this street appear to follow a 10-foot rear setback, including what will be the adjoining/combined property at 3748 Wroxton Rd, Houston, Texas 77005. It would be inconsistent to apply the 20-foot setback given the make up of all of the remainder of residences on this street. Further, the Property that is the subject of this application is highly unique in its shape, which further justifies the variance requested. (Please see the lot survey at Exhibit 2. 3. ELEMENTS ESTABLISHED : It is the position of the applicant that: (a) the variance requested is not contrary to the public interest; (b) a special condition exists for which enforcement of the ordinance would present unnecessary hardship (enforcement of the 20 foot rear setback would unfairly treat this Property compared with all other houses on the same street, which are subject to a 10 foot rear setback); and (c) the spirit of the ordinance is preserved even with the approval of the variance requested here. Thank you for your consideration. Kirsten and David Polyansky LEGEND CURVE CHART R.P.R.F+..C. = REAL PROPERTY RECORDS CURVE RADIUS ARC BEARING OF HARRIS COUNTY CHORD H.C.0 F NO(S) = HARRIS COUNTY CLERKS CI 50.00 25.55 S 74 41'51" W 25.27 FILE NUMBER'S = COVERED LINE CHART .A= CONCRETE I LINE DISTANCE I BEARING = WOOD FENCE P L1 34.53` i S D0S3551" W R� FND I/2" - (CALLED S 60'30'00' W) = CHAIN LINK FENCE NP - IRON Roo L2 1 40.00' N 89.50'00" W �-_. = IRON FENCE Q 0 �Rv>T ' X = EXISTING ELEVATION j" Cam'/ C .T � 6�U \ -b = DOWN SPOUT �J i LOT COVERAGE sty `�'�/� ',,, -�,'� O1`V% °/' . LOT 914760 ✓✓✓ -. _ END. 1/2' HOUSE 3731.40 ClO O, _/`'\) ?. IRON ROD,', - HOUSE RK 8861.0 S10' EASEMENT V 3 •• • 'y'7 r 'O-, U ELEV.. TOTAL AREA 50.5% /'1 6.o' 7 'C."\ TOP EV-=52;' N ��4 . /FL ELEVs52.t � 'U' \1 ' 52: - 1"X1" INLET . 5;,e h TOP ELEV=53.1' y�.� SET 1/2" -•-- -,,, FL EL.EV=52.5' /"' IRUN.�".. "•, 0\)\�O 1. see 0, , ,_z X r.,'1 o /^ :1 . '*ti ``I �-.N��� LOT 1 1 21 `" , Ch 1"X1' INLET �1"X1"'INLET-" ' '2 fi U \\ 0 d TOP FLEV=52.8' TOP ELEV=52 6> r 0. ;V- - : / ' FL ELEV=51.8" FL ELEV�52.0' .'I j , - .tO \<Ve TWO STORY \,. 3 1" = 30' • -- ': 'ICK_ & WOOD `o .• 0 C) , X1 INLET i TOP��LEV-52.5' 0 . F F C L-F\7 5; ,�. O' <? / ELEV--41.8' 1. ,y -, " 1"X1" INLET _ 77 �y i0. , ACRES • </ , .'rct, /TOP ELEJ=52� {„ i FL FLFV=51.1' o• Z ...a •G'1 .C.C. NO.(S) K :307984, q ,p • G\ --- n CT v -.. 1 r .\ ".P.R.H C., TX '`/,� " ' C3� O\r / \ - E`9 . 4 , 3:--,"xt" INLET 7' '2t1L ` GE �9 fi TOP ELEV-51.B' El p 0 Z D -4,- P 7 --� FL ELEV=St.d OU O� END. 1/2' 1'7(1' INLET '_S ' r G� '° �' ,, "5. 1$ IRON PIPE O' r"r- TOP ELEV=5l.45' '1• T- •4 0 o FL. EIfo -Ev=5t.7' \ E k o 0 iz\ p r C. 1 .0 • dE� 1 '. GW�.j c�1 ' l 5 O 1"X1" INLET- �� f2v_ __ __ ._ - 5l4 C'D. "ETEN Z TOFFTLEV=Sza' —Vf 3E x e ,d .� Fl. ELEV-51.6' ''' \ • - 4 t,�(i� //- [.� /�(�y.4. .o F a. t CAPPED ;_ I - O r M54t-.. .,- 0.29' -\,• / OC( \/L�. \ D- CAPP j- �� \ ' N 89'S0 OG" W -- 4,; 00' o \; , 4 L:. KO P &`, _, R: - fli END. 5/8" CAPPED ff"POINT_ 4.411116, ..- - ' n T�TT y� q -` s 4" PVC EX. SAN MANHO-L I.R. MKD. SOUTHTEXAS !-OIN _._-Ol' 'f-RON PIP �,G , /t ,�:,, .Sp,7, - ,In -FL EL�SZO� RIM ELEV=51.3' BEGINNING" X 80!1 NA I ,� _ x ' ,J�(�\J 1LO .� BACK OF CURB `,'A c 1 78* 1 `'' 1� • moo' PVC [1V V aELEV=51 3' �. ALBANS ROAD CENTERLINE OF ROAD NOTES: - (GO' R.O.W.) — — — 1. PROPERTY SUBJECT TO RESTRICTIVE COVENANTS PER VOL. 1391, PG. 445, D R.H.O., Tx I EX. SAN MANHOI RIM ELEV=51.1' 2. 20' FRONT BUILDING LINE FOR LOT 13, 25' FRONT BUILDING LINE FOR LOT 12 AND 5' SIDE BUILDING LINE ALONG THE EAST LINE OF LOT 12 PER VOL. 1391, PG. 445, Q.R.H.r., TX. LDS 3. 20' FRONT AND 10' SIDE BUILDINC LINES PER CITY OF WEST UNIVERSITY ZONING ORDINANCE. ♦. VEBEIYG 0.2 ACRES SITUATED IN THE A. C. RAYD BEING ABSTRACT 61, HARRIS COUNTY, TEXAS AND BEING ALL. 10' REAR BUILDING LINE PER A VARIANCE GIVEN BY THE CITY OF WEST UNIVERSTT TO S'TICKEY OF LOT 12 AND PART OF LOT 13, BLOCK 7, SUNSET BUILDERS. TERRACE, A SUBDIVISION IN HARRIS COUNTY, TEXAS ACCORDIN_ TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 21, 3 EASEMENTS PER H.C.0 F. NO(S) 200901 13553, RP.R-H.C., TX DO NOT AFFECT THIS PAGE 20 OF THE MAP RECORDS OF HARRIS COUNTY, TEXAS, PROPERTY. ALSO BEING THE SAME TRACT OF LAND CONVEYED TO KENNETH NEAL HAND, JR RECORDED BY DEED IN HARRIS COUNTY 4. THE MONUMENTS FOUND AND THE CALLED BEARING IN THE NORTH RIGHT-OF-WAY LINE OF CLERK'S FILE NO.(S) K 307984 OF THE REAL PROPERTY WROXTON ROAD WERE USED FOR THE BEARING BASIS DIRECTIONAL CONTROL LINE. RECORDS OF HARRIS COUNTY. TEXAS SAID 0.21 ACRES BEING MORE PARTICULARLY DESCRIBED BY ATTACHED METES AND 5 PROJECT BENCHMARK - WEST UNIVERSITY PLACE MARKER NO 2, ELEVATION = 52.35' BOUNDS. N.A.V.D. 1988, 2001 ADJUSTMENT. GE NO., L.Or• BLOCK: SECTION: 1 SUBDIVISION: Ti l le in 1ne 100 RECORDATION:L I 7 1 7° A ,I P-1 T. '' T1 r f /\, E year none 4 h N. COUNTY: TSTATE SURVEY:/A f'), "J( 1i �i U�'V."�'tad by ridged broom Administration designated •kr _ Hi-4-;-, j I}-Mk', , A(, TPA T e'I Flood Ned Ana by CommM7 Panel No. LENDER: TITLE CO.: —RECEIVE-0— qq q016 aoiW 1 ofloruACCQ. 7i Il"I F"Y 1-1 III OF'I I JOB N0.