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HomeMy WebLinkAbout07232026 ZBA Agenda Item 2 Jity of West University Place Public Works Department To: The Zoning Board of Adjustment From: Chris Guess, Planning and Zoning Administrator Date: July 23,2026 Re: Staff Report for Docket No. 2026-00012,3831 Amherst Street,West University Place,Texas, 77005 Applicant's Request: The applicant, CityRise Church West U Baptist, requests approval of a special exception pursuant to Appendix A—Zoning Ordinance, Article 7A—Residential District-Specific Regulations, Table 7A-1: Uses, Note 3, to authorize a parking lot as an accessory use and structure serving the existing youth center for the property located at 3831 Amherst Street, legally described as Collegeview Amending Plat No. 2. (Replat of lots 1, 2, 3, 4, 5, and 6, Block 18, Collegeview). Background Information: The applicant seeks a special exception provided in the use table to allow for the construction of a parking facility adjacent to their existing youth facility. The applicant has submitted a site plan,project narrative, and a parcel map providing illustrations and conceptual designs of their proposed facility. The applicant has already obtained a special exception for multiple properties along Amherst Street but a recent plat and inclusion in their lot configuration warrant renewing their special exception to include the newly acquired piece. Today's request would authorize the newly acquired lot to be utilized in a manner consistent with the adjacent properties. Applicable 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: 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. 3826 Amherst St. www.westutx.gov West University Place, TX 77005 713-662-5830 West University Place Public Works Department • Section 11-102(b)—Special Exceptions; Findings Staff Analysis: Staff reviewed the surrounding properties and land uses in the immediate vicinity of the subject site. The subject property is located within an area containing existing church, educational, municipal, and residential uses and is adjacent to other properties that are currently utilized as part of the broader CityRise Church West U Baptist campus. Staff finds that the proposed parking facility would serve an existing lawful primary use and appears compatible with nearby sites and their uses. Staff further notes that the proposed use is consistent with the established development pattern of the surrounding area. Staff reviewed the applicability of Table 7A-1,Note 1, relating to high-density occupancies in single-family districts, and determined that the requested special exception does not involve a high-density occupancy requiring authorization under that provision. Accordingly, staff finds that Note 1 is not applicable to this request. Based upon its review of the application materials and existing site conditions, staff finds that the proposed parking facility qualifies as an accessory use and structure under Table 7A-1,Note 3. Staff further finds that the request is generally consistent with the purpose and intent of Article 7A and Article 11 of the City's Zoning Ordinance,provided the Zoning Board of Adjustment determines that the applicable special exception criteria have been satisfied based upon the evidence presented at the public hearing. Staff Recommendation: Staff recommends approval of the requested special exception. Staff finds that this proposal is in harmony with the uses and structures in proximity. Staff further finds that the proposed parking facility is likely to reduce reliance on on-street parking associated with the existing use and is not expected to create substantial traffic congestion or an unreasonable burden upon public facilities or services. 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: 3826 Amherst St. zvww.westutx.gov West University Place, TX 77005 713-662-5830 City of West University Place Public Works Department (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: 1. Notification Map 2. Neighborhood Notifications 3. Table 7A-1,Note 3 —Accessory Uses and Structures 4. Application 5. Applicant's Narrative (w/applicant provided attachments) 3826 Amherst St. www.zvestutx.gov West University Place, TX 77005 713-662-5830 BEST u /ve9, City of West University Place 4, APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ("CITY") Address of site: 3831 Amherst Street, Houston, TX 77005 Legal description of the site: Collegeview Amending Plat No. 2 (a subdivision of land being a replat of Lots 1, 2, 3, 4, 5, and 6, Block 18, Collegeview) Applicant: CityRise Church West U Baptist Address: 6218 Auden Street, Houston, TX 77005 Contact: Liana Fairbanks Phone: 713-668-2319 Fax: Email: liana.fairbanks@cityrise.org 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-Zoning Ordinance,Article 7A-Residential District-Specific Regulations. Table 7A-1: Uses, Place of Worship; SF(Single-Family); See Notes 1 and 3. • Exact wording of special exception requested: Table 7A-1: Uses Note 1. High-density occupancies in SF District. High-density occupancies are allowed in SF Districts only to the extent authorized by a special exception. The ZBA may issue such a special exception if it finds and determines that the occupancy is a use that is(i) accessory to a lawful primary use and (ii) reasonably compatible with nearby sites and their uses(in addition to any other findings and determinations required for a special exception). Note: A previously-issued special exception that authorized a use with a high-density occupancy is sufficient to comply with this note. 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. Other Data. Are there drawings or other data? ( )No (X)Yes(/ist items here and attach them) 1. Written Narrative 8. Decision to Grant a Special Exception (Church Use in SF District): HC filing Y735358 2. Existing Overall Site Plan 9. Decision to Grant a Special Exception (Joint Use of Parking): HC filing 20060135776 3. Enlarged Proposed Site Plan 10. Decision to Grant a Special Exception: HC filing X311613 4. Existing Photos 5. Survey 6. Subdivision Plat 7. Warranty Deeds Attached. The applicant as re the Stand 9ity re. ulations attached. pp Signature of applicant: ,(Q�-v. 9 Date: b 9 Liana. FQi rbo- k; rr,�� For Staff Use only Date filed: Ots/o3/2(o Date heard': ' °� ODocket#: '2- .0O0 1Z Form ZBA-102 Cityof West UniversityPlace /o4 - A Neighborhood City Zoning Board of Adjustment l ® R•rytfedPeDer City of West University Place,Texas("City") DECISION TO GRANT A SPECIAL EXCEPTIOOON/0X 3013 613 111.00 r Address of site: 382 and 3831 Amherst Street,Houston,Texas 77005 Docket#: 03-10 Legal description of the site:Lots 3,4 and 5,Block 18,Collegeview,Section 1,an addition in Harris County,Texas, according to the map or plat thereof recorded in Volume 6,Page 44 of the Map Records of Harris County,Texas. Permittee/Applicant: West University Baptist Church Decision or Action Requested: Request for a special exception at 3821 and 3831 Amherst regarding Table 7-1:Uses. The request for a special exception is to allow church use in a single-family district.(Church use as defined in se on 2- 102,Definitions in the Zoning Ordinance) Notice,Hearing,Findings, Vote: (X) Required notice given bv:Mail and on-site posting in accordance with Article 11 by Sallye • V Plann & 40i Development Assistant City of West University Place. (X) Required determinations have been made by the ZBA with reseect to the special exceptio 4 . ow: (proposed Special Exception will not cause any significant increase in on-street parka :r • •ci 1 exception will not cause any substantial traffic congestion; proposed Special Except' will se any substantial increase in traffic;proposed Special Exception will not cause an unreason. • bur •n upon utility systems or upon any other public facility or public service.) 0 (X) Additional findings (if any): Granting a Special Exception for the proposed structure will not unreasonably 'j interfere with available light and air and will not significan alter access for fire fighting and similar needs. (X) Hearing held on:November 20,2003 (X) The vote: Mark Plagens, James Jordan, Jean Ho ''eh+ con and Dick Yehle voted for; no one opposed. Decision of the Zoning Board of Adjustment(subject t• •pplic, ar•e s): Under and subject to the City's Zoning Ordinance,a special exception as requested, r limiting t iveway to thirty feet as specifically allowed in Table 7-5A,Note 7.,Special Exceptions of the l in I rdin• c',is granted for the site identified above subject to the following: 1. The applicant must re • thi dec the Real Property Records of Harris County,Texas. The decision will go into effect o e ion ecorded and a certified copy is returned to the Board's Office(do Secretary of the li ning •rd of Adjustment,3826 Amherst,Houston,Texas 77005),City of West University Place. 2. All perm' • s for the prosecution of the work shall be applied for within 90 days and construction cora 'en d an..' i .1 •ted within two years from the date of granting by the Board,unless otherwise pres • th• pproval itself,or unless an extension of that time is granted by the Board. No extensions ••' the Building Official unless authorized to do so by the Board. is I+ ce r tion is for an indefinite period unless a temporary period is indicated above. This special exception •ain b 'ct to the regulatory jurisdiction of the City,and it does not grant any property right or vested right of an 3800 University Boulevard•West University Place,Texas 77005-2899•713•668.4441 •www.westu.org Cityof West Udtcrsity Place � A Neighborhood City N 111 a Recycled Paw 20060135776 10/19/2006 RP3 $64.00 (141' Zoning Boar s- ent City of West Univers_";....' . :>: -xas("City") Dock: o. 05-6 :. 05-I L DECISION TO GRAN AL EXCEPTION (JOINT USE OF PARKING) • Address of building site: 6218 Auden; 3821, 3831, 3835 and 3836 Amherst; 3804 and 3810 Milton; and Lots 11, 13, 14 and 15, Block 15, Collegeview Additi•.,. , Section 3, City of West University Place, T= -s 77005 Legal description of the building site: (see attache• ist of legal descriptions) Applicant: Harry Craig, Trustee, -i 1 versity Baptist Church Decision or Action Requested: Special e,ceptio "' to authorize joint use of parking under Section 10-103 • Notice,Hearing, Findings, Vote: (X) Notice of hearing was given by: re• ar and certified mail (to nearby property owners) and by posting o ;`ksite accordance with Article 11 of the Zoning Ordinance, by Sall Ct' ' k, Planning Assistant, City of West University Place, Texas. (X) Hearing was held on: July 20, .•,06 (X) Required determinations have been e ZBA as follows: (check)(i) the proposed special exception will t . any increase in on-street parking; (ii) the proposed special exc-. ion will not cause any substantial traffic congestion; (ii„ ;: e proposed special exception will not cause any substantial ir` 're ;:e in traffic; (iv) the proposed special exception will not cans easonable burden upon utility systems or upon any other public face .. y or public service; (v) the proposed special exception is co.'.is;.;,-nt with--and in harmony with--the general purpose and it ent of t� Z ing Ordinance. (X) The vote was: for; t ;.::.;•. >Rosed, to this decision.. Decision of the Zoning Board of Adjustn 4 ht; ..g special exception (subject to all applicable appeals): Under and subject to the City's Zoning Ot pplicable law, a special exception as specifically allowed by(identify the exact provision) Sect . F;i:;.:;" ::l. (b) of the Zoning Ordinance, is issued for the site identified above subject to the following C_ ) (1) SCOPE OF SPECIAL This special exception allows joint use of parking f p • ilding site and both existing and proposed struct ,:. - s o n on Exhibit A. ';k<r 3800 University Boulevard • West Univer Place, Texas 77005-2899 • 713•668.4441 • www.westu.org PROJECT NARRATIVE MHP Zoning Board of Adjustment —June 25, 2026, Meeting CityRise West University Baptist Church—Special Exception 3831 Amherst Street Project Narrative CityRise West University Baptist Church, located at 6218 Auden Street, is planning new additions and renovations for its campus. As part of the additions,the church is proposing building a concrete-paved parking lot on the two lots it owns at 3835 and 3833 Amherst Street. The two lots are currently undeveloped and are located adjacent to the west of the church's existing Youth Building located at 3831 Amherst Street. Prior to the construction of the Youth Building, the city issued three special exceptions as follows: 1. 2004 Decision to Grant a Special Exception—issued for 3821 and 3831 Amherst Street to allow church use in a single-family district (HC filing#X311613). 2. 2005 Decision to Grant a Special Exception (Church Use in SF District)—issued for 6218 Auden; 3821, 3831, 3835, and 3836 Amherst Street; 3804 and 3810 Milton; and Lots 11, 13, 14, and 15, Block 15, Collegeview Addition, Section 3 to allow church use in a single-family district (HC filing #Y735358). 3. 2006 Decision to Grant a Special Exception (Joint Use of Parking)—issued for 6218 Auden; 3821, 3831, 3835, and 3836 Amherst Street; 3804 and 3810 Milton; and Lots 11, 13, 14, and 15, Block 15, Collegeview Addition, Section 3 to create a shared parking agreement between the church and City of West U (HC filing#20060135776). The 3833 Amherst Street lot was acquired by the church several years ago. The purpose of this application is to request amendment of the existing three Special Exceptions to allow the inclusion of 3833 Amherst Street (Lot 2, Block 18, Collegeview Addition) in the existing agreements. In December 2025 all the church's property's along the south side of Amherst Street were platted to create a single subdivision. The new subdivision plat, Collegeview Amending Plat No. 2, includes 3835, 3833, 3831, and 3821 Amherst Street which are lots 1 through 6 of Block 18, Collegeview Addition. The required determinations of the existing Special Exceptions are as follows: 1. The proposed special exception will not cause any significant increase in on-street parking. 2. The proposed special exception will not cause any substantial traffic congestion. 3. The proposed special exception will not cause any substantial increase in traffic. 4. The proposed special exception will not cause any unreasonable burden upon utility systems or upon any other public facility or public service. 5. The proposed special exception is consistent with, and in harmony with,the general purpose of the and intent of the Zoning Ordinance. It is the belief of the church that the required determinations of the existing Special Exceptions will not be violated by adding 3833 Amherst Street to the existing agreements. 3900 Essex Lane Suite 200 Houston,Texas 77027 713.522.2885 mhparch.com MERRIMAN HOLT POWELL ARCHITECTS SITE DRAWINGS of;--. cfo n_..-, 1y9-2 �000frN^�nz m i^wprpne, pp v21 will �In yvm I m� p+� pvn vpv+l oopnA ° S+� ^nnnf nv� S O^°y02 O..• S ' O°A6° A° 2 -°A O°--'S= Ol<1 Se PQ� Z jgl Oi m o .. .K I a naC nC i'Op° gz °g22i1 Sa2 °o°sA §D o°u_°m m m e' nOm °O°cl An' O'< °C,51 ,Znl S=<? O r5+ ^+� CD n.p. 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Ct w $ MERRIMAN HOLT POWELL ARCHITECTS a$�`= o yy N .�Y• •� m 1 4 O ' 3900 Essex lane,Suite 200 g '•. ,.11 o — N Houston,Texas 77027-5133 2C' '� Z Tel.713 522-2885 Fax 713 524-4151 m y Z ity 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 July 23,2026. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 p.m.on August 27,2026. 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: 3831 Amherst Street,West University Place,TX 77005 Legal Description: Collegeview Amending Plat No.2.(Replat of lots 1,2,3,4, 5,and 6 Block 18 Collegeview) Docket Number: 2026-00012 Applicant: CityRise Church West U Baptist Action Requested: Requesting special exceptions from Appendix A — Zoning Ordinance; Article 7A — Residential District-Specific Regulations; Table 7A-1: Uses,Note 3. Additional Details: A special exception pursuant to Table 7A-1, Note 3, to authorize additional accessory uses and/or structures associated with the CityRise Church West U Baptist campus. 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 July 13, 2026. 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A NCEAS. NLS,OS,NMA,Geodatastyrelsen,Rijkswaterstaat,GSA.Geoland. FEMA, Intermap,and the GIS user community,Sources: Esri,TomTom,Gar6pin FAO, NOAA,USGS.(c)OpenStreetMap contributors,and the GIS User 3820 3810 3806 3804 Community 39iL 3906 3902 3836 3832 3826 3822 6322 0 50 100 200 300 400 Imo — iiimow Feet City of West University Place Legend Map Produced by: Chris Guess •_�� Subject Parcel Date Produced: July 8, 2026 Q 200 ft. Buffer Notification Parcels k. .1t t' . 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. Josie Hayes From: Christopher Guess Sent: Thursday, July 23, 2026 11:57 AM To: Josie Hayes Subject: FW: West U Baptist's Request for Special Exceptions on tonight's ZBA meeting agenda Can we get copies of this correspondence to our ZBA? Christopher Guess Planning &Zoning Administrator City of West University Place Public Works 3826 Amherst St. West University Place, TX 77005 Tel: 713-662-5830 www.westutx.gov IJiuU ATTENTION PUBLIC OFFICIALS: This email,plus any attachments,may constitute a public record of the City of West University Place and may be subject to public disclosure under the Texas Public Information Act. A"reply to all"of this e-mail could lead to violations of the Texas Open Meetings Act.Please reply only to the sender. From: Mike Brem <mbrem@sdablaw.com> Sent:Thursday,July 23, 2026 11:42 AM To: Christopher Guess<cguess@westutx.gov> Cc: kfollis@wubc.org; kbrem@central.uh.edu Subject: West U Baptist's Request for Special Exceptions on tonight's ZBA meeting agenda Mr. Guess, we live at 3834 University Blvd. We are writing in regard to West U Baptist's request for special exceptions on tonight's ZBA agenda. Along with Ms. Olinde, we are the property owners most proximate to 3831 Amherst Street. We have been in close contact with Pastor Follis, who has graciously shared the details of the Church's plans for that property and the broader plans for its campus. We are out of state today, but are writing to advise the ZBA that we have no objection to the Church's request and ask further if you would kindly forward this email to the ZBA before tonight's meeting. Please let us know if you or the ZBA have any questions. We can make ourselves available by phone or video conference. Kate and Mike Brem