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HomeMy WebLinkAbout04102008 ZPC Minutes City of West University Place A Neighborhood City ® Recycled Paper ZONING & PLANNING COMMISSION BILL WATSON CONFERENCE ROOM 3800 UNIVERSITY BOULEVARD MEETING MINUTES April 10, 2008 MEMBERS PRESENT: Steve Brown, Selby Clark, Patric Stafshede, Dick Yehle and Mac McManus. MEMBERS ABSENT: Allan Elkowitz and Janet Duncan COUNCIL: none STAFF PRESENT: Debbie Scarcella, City Planner; Sallye Clark, Planning Assistant and James Dougherty, City Legal Counsel Call to Order - With quorum present at 6:16 p.m., Steve Brown called the meeting to order. 1. Minutes. March 13, 2008: Mac McManus made a motion to approve as amended. Patric Stafshede seconded. Ayes: Steve Brown, Selby Clark, Patric Stafshede, Dick Yehle and Mac McManus. Noes: none. Motion passed. Minutes approved. 2. Miscellaneous Amendments/Updates. Debbie Scarcella gave a brief overview of the request to acquire information about South Side Place off street parking regulation. She spoke with David Moss, City Manager and he offered the following: The regulations were in place prior to 1999 when he began working for SSP, so he did not know if there was a difficult learning curve or acclimation time for the citizens. He said that overall, most of the residents are on board with the regulations and comply. There is a $10.00 fee for any vehicle left on the streets, which is assessed through the police department as a municipal citation. The basic regulation is that no vehicle may be left parked in the street (and including blocking a public walk) between the hours of 1 a.m. and 6 a.m. This applies 7 days per week. There are exceptions that must be obtained and approved through the police department, and during holiday periods, they generally suspend the rules for a week or two on either side of the actual holiday. Some exceptions might be for guests or visitors, a private party or event, etc. Driveways and Parking: After discussion, Dick Yehle made a motion to approve and forward the final report to City council as amended. Patric Stafshede seconded. Ayes: Steve Brown, Selby Clark, Patric Stafshede, Dick Yehle and Mac McManus. Noes: none. Motion passed. Garages and Maneuvering Area: After discussion, Selby Clark made a motion to approve and forward the final report to City council as amended. Dick Yehle seconded. Ayes: Steve Brown, Selby Clark, and Dick Yehle. Noes: Patric Stafshede. Motion passed. 3800 University Boulevard • West University Place, Texas 77005-2899 0 713066804441 0 www.westu.org Zoning & Planning Commission Minutes April 10, 2008 Meeting Page 2 of 2 Mac McManus left at 8:15 during Garages and Maneuvering Area with a quorum still present. 3. Variances and special exceptions. Steve Brown stated that revisions from the previous meeting were incorporated. There was brief discussion and ZPC decided that more discussion on these items will take place at the May 8, 2008 meeting when they have input from the Zoning Board of Adjustment members. Adjournment. Patric Stafshede made a motion to adjourn. Selby Clark seconded. Ayes: Steve Brown, Patric Stafshede, Selby Clark and Dick Yehle Noes: none. Motion passed. Meeting adjourned at 8:40 p.m. Attachments: Amendment relating to Driveways and Parking, etc, dated 9-13-2007 Amendment relating to Garages, maneuvering Area, etc, dated 9-13-2007 Amendment relating to Special Exceptions, etc, dated 4-10-2008 Amendment relating to Variances, dated 4-10-2008 PASSED THIS 8+h DAY, OF , 2008. r Steve Brown, Presiding Officer ATTE T: Q Umk' allye A. Clark, arming Assistant Amendment relating to driveways and parking 9-13-07 Amend table 7-5a as follows: General Rule Every building site, vehicular area and related structure must Table 7-5a: conform to the applicable regulations shown, by District, in this table. ("N/A" means the rule does not apply.) Exceptions/Special Rules (1) See special Parking, driveways, etc. rules noted in table. (3) See Article 9 regarding Planned Development Districts. (3) See Note 7 regarding special exceptions. (4) See Article 10. SF-1 SF-2 SF-3 TH , GR'1 1,0-2 ,Item Regulation Off-street parking Number, Depends on land use, layout, etc. See this Table, Table 7-4a, and Article 10 spaces and location, size, (including maneuvering areas, design requirements, "same site"rule, yards, parking areas design street areas, loading spaces, etc.). Grouping or Not allowed, except in a QMDS platted parking reserve serving two or more Other regulations sharing. DU's. But see Note 2. apply,' see, e.g. Article 10 Use of parking Parking spaces for non-SFD uses may only be used for motor vehicle parking. areas See Note 3. I Maneuveiine See Article 10. areas Emergency Minimum 20 ft, via public or private street, to each principal building and each DU (or accessway width. to an adjacent open area accessible to firefighters and equipment). Other See Note 1. regulations also apply, e.g, fire code. Driveways and Minimum For SFD use= 10 ft. private streets width. For non-SFD residential use: 10 feet, or 17 feet if two-way and serving three See Note 1. or more DU's. Other regulations apply; see, e.g. Maximum For SFD use: (i) Driveway serving any single-bay garage: 12 feet. (ii) Article 10. width in front Driveway in a front yard serving rear garage or side-facing garage: 12 yard or street feet. (iii) Driveway in side street area of a corner site serving a side- area) facing garage with three or more bays: 30 feet. (iv) Any other driveway: See Note 1. 20 feet. For other residential uses: 24 ft. (or 35 feet if connecting to a major thoroughfare). For,aia5-all other uses: 30 feet (or 35 feet if connecting to a major thoroughfare). Maximum For non-SFD uses: 160 feet, driving distance to the nearest street area, length measured along centerline from farthest end point. A longer driveway is allowed if there is an approved turnaround or second means of egress, or if the driveway is platted as part of the common area in a QMDS. Route, location See Note 6. N/A Spacing For non-SFD uses: There must be at least 40 feet between the "inside" apron edges (at their narrowest points) of driveways serving the same building site. Pavement Required type For SFD use: Hard-surfaced or pervious pavement required for each required See Note 4. parking space. Twin "ribbons" of pavement are permitted. . For all other uses: Reinforced concrete, with curbs and drains required for all vehicular areas. Exceptions: fi) See Table 7-3 (pervious pavement) and Note 4 below. (ii) See Article 10 regarding "overhang.". Markings; wheel Required type For non-SFD uses: Parking spaces must be clearly marked on the pavement, stops. and wheel stops are required. See Note 12. Curb cuts Number For SFD use: Maximum one per subdivided lot abutting the street. For non-SFD uses: Maximum one per 50-ft. segment of street line. Otherregulations See Note 5. apply; see, e.g. Article 10. Max. width per Four feet (for aprons) plus the maximum driveway width allowed. Each curb 50-ft. segment cut must be confined to the part of the street area that directly abuts the of street line building site(s) served. See Note 1. Visibility triangles Forbidden The following are forbidden on parts of a building site within a visibility See definitions structures, triangle: structures, plants or other things taller than 2.0 ft. or shorter than in Article 2 plants and 8.0 ft. This does not require removal of trees in existence on July 1, 1992, if other things kept pruned. Note 1. Width measurement methods. Minimum driveway width refers to beth-unobstructed vehicular access path and for non-SFD use. -pavement. Maximum driveway width refers to maximum width of pavement in a front yard or street area, excluding complying curb cut aprons. Maximum curb cut width refers to the width of the driveway plus aprons, measured at the edge of the roadway. (Remaining notes not amended) Amend the second page of Table 7-5a in the same manner as shown above, so that each change also applies to each PDD. i Amend the top two lines of the table in Section 10-100 (Off Street Parking) as follows, i Use or type of space Minimum number of parking spaces SFD use building site eentaining The number of garage parking spaces required by &q. ft. er- Faefe. Article 7 plus one additional space located between the required garage space(s) and the public roadway. The additional space may be on the building site or in the adiacent street area (or partly in each), but may not I encroach upon any part of aapublic sidewalk (existing or proposed) or the road way.2,O-pe 'site-See, I Amend subsection (g) of Section 12-103 as follows: I (g) Driveways. If the PNC item is non-compliance with driveway regulations in an SF j District, PNC status is lost if: (i) a new driveway is constructed, (ii) an existing driveway is either replaced or expanded, or (iii) space is added to the principal building so that its gross floor area is increased to 200 percent or more of its gross floor area on the 1987 effective date. This subsection does not apply to non- compliance with minimum dimensions for a driveway (or maneuvering area) on a site with SFD use only. I Amendment relating to garages, maneuvering area, etc. 9-13-07 Amend Table 7-4a as follows: General Rule Every building site, garage space and related structure must Table 7-4a: conform to the applicable regulations shown, by District, in this table. ("N/A" means the rule does not apply.) ExceptionslSpecial Rules (1) See special rules Garage space noted in table. (3) See Article 9 regarding Planned Development Districts. (3) See Note 1 regarding special exceptions. SF-1 SF-2 ^SI 3. TH i R_ ~TR C Item Regulation Garage Garage Minimum. 4-.jG2_0 per DU (1.0 per DU for old stock Minimum:- 2.0 per DU_ space, in parking housing); each must be enclosed or semi- each -Mmust be in nn general spaces. See enclosed and adjoin a driveway. enclosed gauge. Article 10. Maximum:-1.0 per 2-,WO 2,225 sq. ft of building site area, not to exceed 4.0. Minimum N4~10 feet wide 20 feet dee for each re uired 12 ft. wide, per spaee garage garage parking space) 25 ft. deep for each parking required garage space parking space) dimen- sions Garage Maneuver- _;;A / Reared agar-age op ening. See-A? to See Article 10. doors or ing area openings Door or Prohibited unless: (i) the garage door is set back ten (May affect eligibility opening feet or more from the front yard, and (ii) there is as QMDS. See facing only open area above the driveway for at least definitions in Article 2.) front seven feet inward from the front yard, and (iii) any street line. structure above the driveway (and within 10 feet of the front yard) must be cantilevered or suspended from the building (no special posts or vertical supports being allowed). Door or Prohibited unless: W the garage door is set back ten (May affect eligibility opening feet or more from the side street line, and (ii) there as QMDS. See facing side is only open area above the driveway for at least definitions in Article 2.) street line seven feet inward from the side street line, and (iii) any structure above the driveway (and within 10 feet of the side street line) must be cantilevered or suspended from the building (no special posts or vertical supports being allowed). Garage Limit on Max. 600 sq. ft. GFA in any accessory building N/A accessory non-garage containing garage space. buildings space Note 1. Special Exceptions. The ZBA may issue a special exception for a parking area, garage or driveway in another location or with a different design than prescribed by this table, if it finds that: (i) the other location or design will not unreasonably interfere with available light and air and will not significantly alter access for fire- fighting and similar needs; (ii) the other location or design will prevent the destruction of a qualified tree; (iii) in the case of the remodeling of a principal building, the location requested is the same location as an existing parking area, garage or driveway; or (iv) the location or design requested is necessary for safety considerations. b b a.,;ea . Minimum dimensiens -are, _241 -ft.. leng an4 at least -2 At. widei! tha ra Amend the second page of Table 7-4a in the same manner as shown above, so that (i) changes applicable to SF Districts apply to "PDD-SF" Districts and (ii) changes applicable to the TH District apply to "PDD-TH" Districts (but not PDD-C). Amend subsection (c) of Section 10-102 as follows: (c) 4 asrManeuveringAreas. In addition to the minimum dimensions for parking spaces, there must be sufficient driveways and other maneuvering areas , to allow ordinary, practical use of each required parking space, fellows' Maneuvering areas must also comply with the following: (1) See -Article 7 N r- Ong garage man- -a-. To facilitate access to each required garage parking space, there must be a maneuvering area immediately outside the garage opening. For SFD use: (i) the minimum dimensions are 20 ft. long and 10 ft. wide, for each space, unless the administrative official determines that a different configuration will allow average-sized vehicles to enter and leave the space easily (and approves the configuration as part of an official site plan); and (ii) the area may be located on the building site or in the adjacent street area, or partly in each. For non- SFD uses the minimum dimensions are 24 ft. long and 2 ft. wider than the garage opening, and the area must be located entirely on the building site. (2) Maneuvering areas may not be counted toward the required number of parking spaces (except on sites with SFD use only). (3) Maneuvering areas (except those serving only one or two dwelling units) must be provided, sized and arranged so that a large vehicle can leave the street driving forward, enter any required parking space driving forward, park in that space, and then re-enter the street area driving forward, all with no more than two stops to change directions. As used in this section, "large vehicle" means a truck 18 feet long, with a turning radius of 24 feet (outside of bumper). z' ti • mi does ARt ply to s that s only ene r two 4wel ing Units. (4) Reasonable usable "overhang" above low landscaping and similar areas may be counted toward required maneuvering area. Amendment relating to variances, etc. Draft 4-10-08 Amend Section 11-102 as follows: Section 11-102. Findings; burden of proof. (a) Variances. 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 "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 ordinance 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 ordinance for the variance in question. (b) 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 ordinance. (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 ordinance. (5) The special exception has been reduced to writing and includes any conditions prescribed by the ZBA or required by this ordinance for the special exception in question. (c) Burden of Proof The applicant has the burden of presenting evidence to the ZBA and persuading the ZBA that: (1) each circumstance required for a variance or special exception is present; and (2) each required finding and determination is sup op rted by substantial evidence. Amendment relating to special exceptions for work under permit Draft 4-10-08 Add a new Section 12-106, as follows: Section 12-106. Special Exception, Certain Work Under Permit. (a) Generally. The ZBA may issue a special exception to grant PNC status for a structural item that did not conform to this ordinance when it was constructed or established if the ZBA finds: (i) the non-conformance was clearly and specifically shown in plans and specifications duly submitted to obtain a City permit; (ii) before the work was done, neither the owner, the designer, the surveyor, the contractor nor any other person assisting with the work knew about the non-compliance; (iii) the non-conformance was clearly covered by the City permit (the same permit for which the plans and specifications were submitted), and the permit was otherwise re ug larly issued; (iv) after learning of the non-conformance, the owner promptly and voluntarily halted the non-conforming work and conferred with the administrative official; (v) the item will cause no health or safety hazard and no significant impact upon another person or property; and (vi) the item can be brought into conformance with this ordinance within the time period specified in the special exception. (b) Time to comply; conditions. No such special exception is effective unless it specifies a time period within which the item must be brought into conformance with this ordinance. Upon expiration of that time period, PNC status granted by the special exception is lost. Any such special exception may contain conditions designed to: (i) reduce non-conformance, (ii) mitigate (or compensate for) the effects of non-conformance, (iii) achieve conformance sooner than the specified time period, or (iv) any combination of the foregoing, (c) Scope o exception. For good cause shown, such a special exception may allow completion, minor modification and occupancy of the structural item without losing PNC status.