HomeMy WebLinkAbout08272026 ZBA Agenda Item 3 West University Place Public Works Department
To: The Zoning Board of Adjustment
From: Chris Guess, Planning and Zoning Administrator
Date: August 27, 2026
Re: Staff Report for Docket 2026-00016, 4203 South Judson, West University Place, Texas 77005.
Applicant's Request:
The applicant has request approval of variances from Appendix A—Zoning Ordinance, Article 7A. —
Residential District—Specific Regulations, Table 7A-2: Yards (or"Setbacks")to permit a 10' 1" front
setback (a variance of 9' 11") and to permit a 5' side setback(a variance of 2.5') as opposed to the required
20 foot front setback and required 7.5' side setback 4203 South Judson, West University Place, Texas 77005.
Background Information:
The applicant seeks a variance from the required front and side yard setbacks to allow for the re-orientation
of the existing home to align the structure with the other homes on South Judson, square up the structure
parallel with the side property lines, and make additions to the structure.
These additions are intended to make the structure more accessible for the residents.
Applicable Regulations:
• Appendix A—Zoning Ordinance, Article 7A—Residential District-Specific Regulations, Table
7A-2: Yards (or"Setbacks")
Table 7A 2:Yards General Rile:No part of any structure may be located within a part of a building site included within a yard damned,by District,in
or" backs') this table.("N/A'means the rule does not apply.)Bxeptions/SpecialRiles:(1)Structuresmaybelocatedinyardstotheetent
allowed by the Projections Schedule.(2)See special rules noted in table.(3)See Prticl a 7D for rules goreming planned
development districts.(4)See additional setbacks in the PAW Schedule.
Item Measurement SF(Single�arrily) MOD(Old BildngSite l CD(RotatedCorner
Overlay lla 1ct) Overlay District)
Front Yard Distance from the front street line. 20 feet if the building site depth is110 feet orless;25 feet if the building site depth is more than 110 feet 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 wi dth or 5 feet.See Note 2.
side yard line(each side).
Street side Distance from street sideline. Greater of10%of the building site widthor5 feet.Sae Notes 2,3,5.
Yard
Rear yard Di stance from the rear property 20ft.SeeNotel.
line
SF Di stance from the nearest part of N/A N/A N/A
Bufferyard anSFDistrcit.
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
West University Place Public Works Department
Staff Analysis:
Staff has identified the unique boundary of this property. The intersection of Judson Avenue and South
Judson create a curved frontage, and the existing home was placed as a chord configuration, making the
frontage a straight line with the endpoints lying on a curved shape. As a result,the sides are not parallel with
the property lines making the buildable envelope angled.
Staff notes that the existing structure does not adhere to the require 20' front setback, instead it's 19.5' from
the front property line. Although this is a small encroachment, it establishes that in its current configuration
an encroachment exists.
Lastly, staff acknowledges the residents need for structural additions to make the house accessible and
squaring up the property and making a clearly defined buildable envelope may benefit that task.
Staff submits this to the Zoning Board of Adjustment for their consideration.
Staff Recommendation:
Staff recommends approval of the requested variance.
Staff notes the shape of the property, the existing although small encroachment, and the need for
accessibility.
Staff finds that approving this variance would be in harmony with the surrounding properties as the home
immediately east of the property encroaches into the required 20' front setback and approving this variance
request would be in harmony with the surrounding properties.
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:
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
West University Place Public Works Department
1. Notification Map
2. Neighborhood Notifications
3. Application
4. Applicant's narrative
5. Existing site plan
6. Conceptual site plan
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
. a
City of West University Place
APPLICATION TO THE ZONING BOARD OF ADJUSTMENTS
West University
Place CITY OF WEST UNIVERSITY PLACE,TEXAS
ADDRESS OF SITE: /7 ,y6)2 I. ?..e.thl .i
LEGAL DESCRIPTION OF SITE: L 7- 1/ `)`- Tie/O i ALA1 ,', emote rj,�' (:.t Nut._
APPLICANT: ; Lid Jr_�/t./a� � `�
ADDRESS: 5/Lid /))/Jf ti &pi. 77 'O5
CONTACT: 4 s `,/,{,, �/, � ji: 7. PHONE: ce. ci ilFciLOQd EMAIL:"(kW I 114#S(4)&di 4
efiX
Decision or Action Requested(check one or more and provide requested date):
( ) Appeal. Hear and decide an appeal from an order, requirement,decision or determination made
by the Administrative Official.
• Is the official's action in writing?( )Yes; ( )Copy is attached. ( ) No, but the action appealed is as
follows:
• When was the action taken: Note:Appeals must be filed within a reasonable
time. Please explain any delay below:
• Exact zoning ordinance section(s) involved:
• Grounds for appeal:
( ) Special Exception.
• Exact zoning ordinance section that authorizes the special exception:
• Exact wording of special exception requested:
( ) Variance.
• Exact zoning ordinance section from which a variance is requested:
Vc .c. . r -/l _.uL , M R40,5 (car eszetA a.c?/45)
• Exact wording of variance requested:
4U.<ti Vat.i '''"It'z0e, it y, leitjek. d9z4.44- // e,:e.,z tt Azt/....
Other Data.Are there drawings or other data? No, c
( (�es(list items: ere and attach them)
Attached.The applicant has read the State and City regulations attached.
Signature of applicant: , ' „'�( J7'/(c Date: day.il _. O�
For Staff Use only: Date filed:_ ✓ p�
Ol Date heard S5,t_ae Docket No.:t''�_ I [ p
exception shall include a site plan specifying and limiting allowable structures.If so ordered by the ZBA,the site plan
controls over any other ordinance to the contrary. However, the site plan may not specify yards (or "setbacks")
different from those otherwise required,unless the ZBA finds that the different yards are:(i)necessary for efficient
use of the available space and(ii)compatible with neorby sites and their uses. The special exception moy allow
accessory structures without a principal building.
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
too 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.
General Rule: No part of any structure may be located within a part of a building site
included within a yard defined,by the District in this table.("N/A"means the rule does not
Table 7A-2:Yards apply.)Exceptions/Special Rules:(1)Structures may be located in yards to the extent allowed
(or'setbacks) by the Projections Schedule.(2)See special rules noted in the table. (3)See Article 70 for
rules governing planned development districts. (4) See additional setbacks in the PWSF
Schedule.
OBSOD(Old Building Site RCOD(Rotated Comer
item Measurement SF(Single-Family)
11 Overlay District) Overlay District)
Distance from 20 feet if the building site depth is 110 feet or less/25 feet if the building site depth is more
Front yard the front street than 110 feet but not more than 125 feet;30 feet if the building site depth is more than 125
line. feet.See Note 4.
Distance from
interior the side
side yard property line Greater of 10%of the building site width qiF 5 feet.See Note 2.
(each side).
Street side Distance from
yard side street line. Greater of 10%of the building site width or 5 feet.See Notes 2,3,5.
Distance from
Rear yard the rear 20 ft.See Note 1.
property line.
SF Distance from
Bufferyard the nearest part N/A N/A N/A
of an SF District.
Note 1. Through Lots or Building Sites or Rear Through tots or Building Sites. If a lot or build ng site extends all the way
through a block so that the front and rear both abut a street area,there is no rear yard. The site is a"through"or
"rear through"lot or building site and is considered to have two front yards,one at each street frontage The front
yard(setbacks)shall be as provided in Table 7A-2.Exceptions: 1)If the site is"flag'shaped or irregular,the"flag"
portion shall have the same setback as the adjoining building sites fronting that street; 2)if a through lot abuts a
Major Thoroughfare and a local street and has a lot depth less than 160 feet,then the lot shall have a front yard on
the local street and a back yard on the Major Thoroughfare Provided,further,there shall be no vehicular access to
the street adjacent to the back yard;3)If a through lot abuts Auden Street and a dead end street,then the lot shall
have a front yard on Auden Street and a back yard on the dead end street Provided, further, there shall be no
vehicular access to the street adjacent to the back yard.
Note 2. Narrow Site "3/7"Exception Alternate side yard areas apply to a building site meeting all five of the following
criteria. (A)The building site is less than 55 feet in width and no more than 6,000 square feet in area (B)The use is
single family(detached)use. (C)Outside the rear yard,no main wall surface of any building is closer than 10 feet to
any main wall surface of a 'prior building' on an adjacent building s.te A'prior building' is a principal building in
existence, under construction or covered by a current bur ding permit when a building permit is issued for a
subsequent building. A 'subsequent building' Is a principal building that was permitted for construction after an
9
Zoning Board of Adjustment
Narrative for Variance Requests at 4203 S. Judson
August, 2026
I've had the pleasure of living in the "West U Chimney" area for over 25 years.
Our neighbors are wonderful, we can walk to nearby stores, we are close to
the Medical Center, and I still take "nature hikes"with my grandkids. Judson
Park holds so many memories for us, including picnics and games with our
grandchildren.
We love this area for many reasons, including its diversity of homes. The
wonderful mixture of old and new has created a uniquely appealing
neighborhood. While we appreciate the beautiful new homes, we especially
love the original cottages and their period charm. The house I purchased at
4203 S. Judson is one of those cottages.
The reason for my purchase is to obtain a single-story home in our current
neighborhood. My husband has been diagnosed with a progressively
debilitating disease which will render him non-ambulatory and with dementia.
Our doctor advises that keeping him in familiar territory will be good for him on
a cognitive level. We were blessed to find 4203, which we now need to
customize.
Our goal is to keep my husband at home. For that to happen we need to
update and enlarge the house to make it livable, accessible and ADA-
compliant. It is important to us that we make changes that are harmonious
with the overall feel of the other homes in the neighborhood, while
maintaining the house's current charm so as not to detract from its historical
characteristics and design.
While most lots in West U are standard and rectangular, this lot is uniquely
different in that S. Judson and Judson intersect in front of the lot, creating a
curved front boundary. The fact that Judson cuts off a good portion of the
northeast corner presents some obstacles when it comes to full utilization of
the land. Because the house currently sits at an angle, with very little room in
the side yards, it will be difficult for us to make necessary accessibility
changes. For example, we need to add a garage with wheelchair ramp access
to the house, and the current angle at the west side doesn't give us sufficient
width to accomplish that. We also need to add ADA compliant entries,
bathrooms, and other interior spaces.
Toward that goal, I am here today to respectfully request variances for the
front and side building line setbacks. Included in your packages are various
street-view photos and a satellite photo from MLS to help you visualize current
setbacks and to compare the current front elevation of my house to houses on
either side (4121 Judson to the east and 4209 S. Judson to the west).
While we realize that every exception is different, we'd like to point out that the
lot to our east at 2121 Judson is also unusually shaped because of the curve
of Judson/S. Judson and has a very shallow front setback. Like the owners of
2121 Judson, we are looking for the best solution to maximize land usage.
Here is our plan. The 06/15/26 survey in your package shows the current
placement of the house on my lot. We would like to rotate the placement of
the house to "square up"the lot, allowing us to make needed revisions while
making better use of buildable area. You also have a Preliminary Site Plan
completed 08/05/26 by architect Orlando Rodriquez of Moderno Design Build,
LLC, modified to show the prospective change in orientation if we rotate/move
the house. The architect has overlaid the proposed new house position
(shown in diagonal lines) over the existing house position. We would be
rotating the house to sit parallel to S. Judson.
Our first request, because of the angle at the northeast corner of the lot, is a
variance of 9'11' at the front (northeast) corner of the house, resulting in an
adjusted setback of 10'1". As you can see on the site plan, the front of the
house would then be increasingly further from the front building line as you
move from east to west.
Our second request is a variance of 2.5' on both sides, thus reducing the east
and west interior side setbacks from 7.5'to 5.0'. This will allow sufficient
width to add a larger garage with a wheelchair ramp (requires 4') on the west
side.
I believe that, if we are successful in obtaining these variations we will wind up
with a lovely, larger period cottage that will contribute to the integrity of the
neighborhood. We will also have created a safe, accessible and ADA-
compliant home for my husband to enjoy for as long as possible.
In summary, we hope that we have presented sufficient information for you to
grant our variance requests, as follows:
Front (northeast): 9'11"variance request from the required 20'front setback,
resulting in a 10'1" adjusted setback.
East &West Interior Sides: 2.5"variance request from the required 7.5' side
setback, resulting in 5' adjusted setbacks.
We will move forward with planning as soon as we know your decision.
Thank you so much for your time and consideration.
1711111111! ii 74::
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NRECORDED HIAs Nor NDEPDNDDNRrAIESTRACTED BLOCK THREE(3), OF COLLEGE COURT PLACE, A SUBDIVISION IN HARRIS COUNTY,
-UNDEROROUNDtrimYNSTMIATWNS,UNDERGROUND TEXAS, ACCORDING TO THE MAP OR PLAT THEREOF RECORDED IN VOLUME 7, PAGE
U F"' 1, �N,. 7, OF THE MAP RECORDS OF HARRIS COUNTY, TEXAS.
THIS SURVEY
-THIS SURVEY IS CERRFIED FOR THIS TRANSACTOR ADDRESS
ONLY,R IS NOT TRANSFERABLE TO AM ONS.
INSTITUTIONS DR SUBSEQUENT OWNERSBEVERLY K. WITT 4203 S JUDSON
-SUBJECT TO RESTRICTIVE COVENANTS AS PER TIRE
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-SUBJECT 10 ZONING AND BUILDING ORDINANCES
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-REVISED e/12/2e TO ADD AREA OF LOT AND i
INTENSIONAL TES TO FUME FROM PROPERTY UNE PER
RROPERYWAS REQUEST.
AN ADDITIONAL TRIP TO THE SUBJECT �' '(�••OF•.TF: DATE 6-5-2026 REV 6-16-2026
P ••1sTf•. +'1
-REVISED a/12/2026 TO ADD WEST UNIVERSITY PUCE '�;G R •.
MUNICIPAL 11UE,OYNG SETBACKS As PROVIDED Br A�a'4, Pc;"r \ cF/ AT-0400-72004002600411-KS
MCLIDEIT,NO ADMIN.1RIP TO THE SUBJECT WAS
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100 HEREBY CERTIFY THAT THIS SURVEY WAS 1FE5 DAY MADE ON THE GROUNDONLY SURVEY MAPS WITH THE SURVEYOR'S ORIGINAL
OF NE PROPERTY LEGALLY DESCRIBED PERM_�((OR ON ATTACHED ,AND SIGNATURE ARE GENUINE TRUE MO CORRECT COPIES
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ME NO ENCROACHMENTS EXCEPT AS FIONN,AND WAS PONE 8Y 1(¢OR OPINE SURVEYOR'S ORIGINAL WORN AND OPINION
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4203 S. JUDSON AVE HOUSTON, TX 77005
,,b' o 0 PRE—LIMINARY SITE PLAN
4.:
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 August 27,2026. The hearing may be recessed and continued to a ZBA meeting
set to begin at 6:30 p.m. on September 24, 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: 4203 South Judson Street,West University Place,TX 77005
Legal Description: Lot 11 and tract 10, Block 3, College Court Place
Docket Number: 2026-00016
Applicant: B.Witt
Action Requested: Requesting a variance from Appendix A—Zoning Ordinance,Article
7A,Table 7A-2: Yards(or"setbacks").
Additional Details:
A variance to allow an interior side setback of five feet (5') where seven
feet six inches(7.5')are required by ordinances and a front setback of ten
feet one inch(10' 1")where twenty feet(20')are required by 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 August
17,2026.
Chr Gue.
cguess@westutx.gov
713-662-5830
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
4215 4209 4207 4123
42Cn
4116
4118
4132 4128
/2124208 4204
1
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42
Harris County Appraisal District
4148 4130 GIS Division
13013 Norhtwest Fwy
04 H. - . • 7040,Sources: Esri,TomTom,Garmin,FAO,NOAA,USGS,(c)
4 OpenStreetMap contributors,and the GIS User Community
0 37.5 75 150 225 300
M MIMI IIIMIIIIIIIIIIIIIIIIIIIIIIII Feet
Legend
City of West University Place
Map Produced by: Chris Guess Subject Parcel
Date Produced: August 11, 2026 Q 200 ft. Buffer
Notification Parcels
l
Disclaimer:
The City of West University Place has attempted to verify the accuracy of the information contained in the West Un ive rs i
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.
MAILTO MAIL_ADDR_ MA MAIL_CITY MAIL_STATI MAIL_ZIP
CURRENT OWNER 3010 ALBANS HOUSTON TX 77005-2146
CITY OF WEST UNIVERSITY PLACE 3800 UNIVERSITY BLVD HOUSTON TX 77005-2802
THAI SUONG NGOC 4104 BISSONNET ST HOUSTON TX 77005-1914
NATHAN-GARNER LAURA 4108 BISSONNET ST HOUSTON TX 77005-1914
ALEXEEVA VIKTORIA& 4114 BISSONNET ST HOUSTON TX 77005-1914
VLS HOLDING LLC 4115 BISSONNET ST HOUSTON TX 77005-1913
WONG HELEN E 4116 BISSONNET ST HOUSTON TX 77005-1914
NGUYEN BAO THUY 4122 BISSONNET ST HOUSTON TX 77005-1914
OUDINOT CEDRIC C&ANNE Y 4122 MARLOWE ST HOUSTON TX 77005-1954
GILL JOHN D&DEBORAH A 4124 BISSONNET ST HOUSTON TX 77005-1914
MORILLE MARY 4126 MARLOWE ST HOUSTON TX 77005-1954
JACKSON LESLIE FRITZ 4127 EMORY AVE HOUSTON TX 77005-1920
KRENZLER FRANCES L 4128 BISSONNET ST HOUSTON TX 77005-1914
PAREKH DHAVAL R 4130 MARLOWE ST HOUSTON TX 77005-1954
LAHEY PHILIP E 4131 EMORY AVE HOUSTON TX 77005-1920
PALACIOS LUPE T 4132 BISSONNET ST HOUSTON TX 77005-1914
TREIDER MICHAEL D 4132 JUDSON AVE HOUSTON TX 77005-1925
DUGUID RONALD&AMANDA H 4142 BISSONNET ST HOUSTON TX 77005-1914
WILSON PAMELA ANN 4204 JUDSON AVE HOUSTON TX 77005-1927
RMB 4201 EMORY TRUST WILLIAM B 4207 EMORY AVE HOUSTON TX 77005-1922
SKINNER STEPHEN A&NINA B 4208 JUDSON AVE HOUSTON TX 77005-1927
SUSSMAN JOHN M 4209 EMORY AVE HOUSTON TX 77005-1922
KESSLER YOSEF 4209 S JUDSON HOUSTON TX 77005-1930
GANER JARRETT E 4212 JUDSON AVEUE HOUSTON TX 77005-
CURRENT OWNER 4215 S JUDSON HOUSTON TX 77005-1930
BOUMAJARED 4219SJUDSON HOUSTON TX 77005-1930
GUYTON PHILIP&JULIE 4220 JUDSON AVE HOUSTON TX 77005-1927
MORGAN JEFFREY L&AMY C 4223 S JUDSON HOUSTON TX 77005-1930
OLIMAX GROUP 5318 WESLAYAN S STE 166 HOUSTON TX 77005-1048
EMORY FAMILY LIMITED PARTNERSI-5318 WESLAYAN ST UNIT 183 HOUSTON TX 77005-1048
COUNTY OF HARRIS PO BOX 1525 HOUSTON TX 77251-1525
MOGUEL OSCAR T PO BOX 4490 HOUSTON TX 77210-4490
Josie Hayes
From: Christopher Guess
Sent: Monday, August 24, 2026 8:31 AM
To: Kristi Graham
Cc: Bkwitt@swbell.net;Josie Hayes
Subject: RE:4203 S Judson support for moving home
Received.
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
I i1 L Li
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: Kristi Graham <kristigrahamrealty@gmail.com>
Sent: Saturday, August 22, 2026 3:58 PM
To: Christopher Guess<cguess@westutx.gov>
Cc: Bkwitt@swbell.net
Subject: Fwd: 4203 S Judson support for moving home
Dear Christopher,
I'm writing to support the variance request to move the home located at 4203 S Judson. My
husband, Christopher Graham, and I have lived in The Chimney of West University since
2003 at 4124 Dartmouth Ave.
We appreciate the owner wanting to keep the charm of this existing home while improving
same for their needs. We enjoy daily dog walks past this cherished West University home.
Thank you in advance for your consideration.
KRISTI GRAHAM
713-382-4663 direct dial
Josie Hayes
From: Christopher Guess
Sent: Tuesday, August 25, 2026 2:41 PM
To: Anat Friedman
Cc: Joseph Kessler;Josie Hayes
Subject: RE:4203 S. Judson—Variance Request
Received.
And Confirmed. We will provide this comment to the ZBA Members.
Thank you,
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
'MIAS Li
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:Anat Friedman <anatfriedm2@gmail.com>
Sent:Tuesday, August 25, 2026 2:36 PM
To: Christopher Guess<cguess@westutx.gov>
Cc:Joseph Kessler<yos.kessler@gmail.com>
Subject: Re: 4203 S.Judson—Variance Request
Dear Chris,
Thank you again for sending us the ZBA packet and for clarifying the proposed setbacks.
We have reviewed the materials and would like to submit the following comments regarding Docket No.
2026-00016 for consideration by the ZBA at the August 27 hearing.
We live at 4209 S. Judson, immediately adjacent to 4203 S. Judson.We are very sympathetic to our
neighbors' circumstances and fully understand their desire to renovate their home to make it accessible
and comfortable for their family.
We are not opposed to their renovation or to reasonable accommodations necessary to accomplish that.
i
Our concern relates specifically to the requested reduction of the side setback adjoining our property
from the required 7.5 feet to 5 feet.
We understand from the application that the unusual curved frontage creates difficulties with the
existing building envelope and that the owners would like to reorient and square the house with the
property lines. However, it is not clear to us why those circumstances require reducing the setback along
the property line shared with 4209 S. Judson.
We would respectfully ask the Board to consider whether the proposed renovation and accessibility
improvements can be accomplished while maintaining the required 7.5-foot setback on the west side
adjoining our property.
If the Board determines that a reduced setback on our side is necessary, we would also ask that any
approval be tied specifically to the proposed footprint presented with this application, rather than
permitting broader future construction within the reduced setback.
Again,we support our neighbors' ability to make their home accessible. We are simply asking that the
existing setback protecting our property be maintained unless there is a demonstrated need to reduce it
on our side.
Would you please confirm that these comments will be provided to the ZBA members and included in the
record for the August 27 hearing?
Thank you very much for your assistance.
Best regards,
Anat and Joseph
On Tue,Aug 25, 2026 at 8:55 AM Christopher Guess <cguess@westutx.gov>wrote:
Anat and Joseph,
Attached is a copy of the ZBA packet for the August 27 meeting, which includes the variance
application, site plan, and supporting materials for 4203 S. Judson.
Regarding your specific question, the proposed setback from the neighboring properties would be 5
feet.
2
I hope this provides the clarification you were seeking. We also welcome your participation and any
comments you may wish to provide at the public hearing on August 27 at West University Place City
Hall.
Regards,
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
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:Anat Friedman<anatfriedm2@gmail.com>
Sent: Monday, August 24, 2026 5:56 PM
To: Christopher Guess<cguess@westutx.gov>
Cc:Joseph Kessler<yos.kessler@gmail.com>
Subject:4203 S.Judson—Variance Request
Dear Christopher,
We live at 4209 S.Judson, directly next to 4203 S. Judson, and recently received a letter from the new
owners regarding their variance requests for the August 27 ZBA meeting.
Before the meeting, we would like to better understand how the proposed changes may affect our
property. Would you please send us the complete variance application and site plan for 4203 S.Judson?
In particular, could you please confirm which of the requested 5-foot side setback variances is along the
property line shared with 4209 S. Judson, and what the proposed setback from that shared property line
will be?
3
We are not taking a position on the request at this point; we would simply like to understand the
proposed plan and its proximity to our property before the meeting.
Thank you very much for your help.
Best,
Anat and Joseph
4
Josie Hayes
From: Christopher Guess
Sent: Tuesday, August 25, 2026 2:48 PM
To: Josie Hayes
Subject: FW:4203 S.Judson
Did they get this one?
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
1i � hifU
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: Christopher Guess
Sent: Monday, August 24, 2026 2:07 PM
To:Josie Hayes<JHayes@westutx.gov>
Cc: Charles Sandifer<csandifer@westutx.gov>
Subject: FW: 4203 S.Judson
Can we make sure the ZBA gets a copy of this correspondence?
From: Cathy Blackwell<czblackwell@gmail.com>
Sent: Monday,August 24, 2026 2:00 PM
To: Christopher Guess<cguess@westutx.gov>
Subject:4203 S.Judson
Dear Christoper,
I'm writing to you on behalf of my longtime friends, Beverly and Steve Witt, regarding their request for
a variance to reposition their house at 4203 S.Judson.
As residents of"the chimney" for 13 years and area residents for over 40 years my husband, Jim,
and I do support the request that has been made. It is a comfort to see people cherishing the original
"West U cottages" but we also understand that some modifications are almost always necessary.
We are in complete accord with the variance request.
Thank you for your time and consideration,
Cathy Blackwell
i
Josie Hayes
From: Christopher Guess
Sent: Tuesday, August 25, 2026 4:39 PM
To: Stephen Skinner; Nina Bianchi Skinner
Cc: Josie Hayes
Subject: RE:4203 S Judson Requested Variance
Received.
I will ensure your comment are received by the ZBA for consideration.
Thank you,
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
I� 4 MI LJ
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: Stephen Skinner<saskinner@gmail.com>
Sent:Tuesday, August 25, 2026 4:36 PM
To: Christopher Guess<cguess@westutx.gov>; Nina Bianchi Skinner<nina.skinner@blankrome.com>
Subject:4203 S Judson Requested Variance
Hi Chris,
I received a letter from the property owner at 4203 S. Judson requesting support for a variance. I live
directly across the street at 4208 Judson.
While I am sympathetic to the family's need for disability accommodations, I cannot in good conscience
support a variance that would allow construction shortening the required setback from the street
easement to ten-feet. Because of the property's location near the stop sign for eastbound traffic, drivers
need a clear view of approaching vehicles. In my opinion, any further encroachment toward the street on
that corner would create a safety concern for drivers, pedestrians, and children by obstructing visibility.
i
I do, however, support the requested side-yard variance and hope that accommodation will provide the
family with the flexibility they need.
Please feel free to reach out if you have any questions.Thank you in advance for considering my
concerns.
Best,
Stephen Skinner
281-851-3640
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