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HomeMy WebLinkAbout12142006 ZPC Minutes City of West University Place i A Neighborhood City ® Recycled Paper ZONING & PLANNING COMMISSION BILL WATSON CONFERENCE ROOM 3800 UNIVERSITY BOULEVARD MEETING MINUTES December 14, 2006 MEMBERS PRESENT: Steve Brown, Beth Beloff, Robert Inaba, Michael Silver, Les Albin, Mac McManus and Jeffrey Horowitz (arrived at 6:10 p.m. during agenda item 2) MEMBERS ABSENT: none STAFF PRESENT: Chris Peifer, ACM/Public Works Director, Debbie Scarcella, Chief Building Official, Sallye A. Clark, Planning Assistant and James Dougherty, City Legal Counsel Call to Order - With quorum present at 6:05 p.m., Steve Brown called the meeting to • order. 1. Minutes. November 9, 2006: Les Albin made a motion to approve the minutes as amended. Bob Inaba seconded. Ayes: Steve Brown, Beth Beloff, Robert Inaba, Michael Silver, Les Albin and Mac McManus. Noes: none. Motion passed. Minutes approved. 2. Framed Area and Related Regulations; Amendments. ZPC first started the discussion with Buildings in Rear Yards with public comments. Craig Hughes, Hughes Building and Design, 4018 Cocquitt; Jackie Richey, 3718 Arnold; Mike Talianchich, 2708 Werlein and Byrlan Cass Shively spoke in opposition to the proposed ordinance amendment. Ms. Cass Shively submitted pictures in explanation that exceptions be made when dealing with renovations and additions of existing homes. Steve Brown read an email dated October 31, 2006 in opposition to the Buildings in rear yards amendment from Vic and Elly Di Franco, 6412 Westchester. Dorothy Zink, 6527 Sewanee spoke in favor of the proposed amendment. Public comments were taken on height restrictions for porch projections in the front yard. Mike Talianchich, 2708 Werlein; Karl Caillouet and Linda Lowe, 4214 Oberlin; spoke in opposition to the proposed amendment. Mr. Caillouet handed out an article titled "Stoops to Conquer, How front-porch sitting can save us from ourselves." Public comments were ended and discussion began amongst ZPC members in reference to Buildings in rear yards. Steve Brown asked Chris Peifer if Tim Hansen was going to send something to him about different approaches. Chris stated that Tim Hansen had not. Bob Inaba stated that he was waiting on information from Seaside Florida to look at and see if their ordinance is simpler and feasible to look at for West University Place. Les Albin and Jeffrey Horowtiz suggested that wording be added to the amendment to give something back with the use of the third floor. A er furtl~e~ ~isc Sion ityv Rs a r,nser t6hi ~ endment be put 3800 University oulevar est mversit ace, ex as www.west or Zoning & Planning Commission Minutes December 14, 2006 Meeting Page 2 of 2 on hold, revise it to free framed area in the attic from being counted and combine it with other proposals that are being worked on. ZPC discussed the amendment relating to front porches. After discussion, Les Albin made a motion to forward the final report to City Council for approval. Beth Beloff seconded the motion. Ayes: Steve Brown, Beth Beloff, Robert Inaba, Michael Silver, Jeffrey Horowitz, Les Albin and Mac McManus. Noes: none. Motion passed. ZPC also discussed the penetration illustrations by Les Albin and Mac McManus along with the tightened version of the amendment to add "sloped setback" height limits with penetrating volume," dated 11-6-2006. In addition, the revised Lot Area vs. Framed Area graph and table. After discussion, it was decided that Jim Dougherty would redraft the tightened version of this amendment and Schedule FA. This version along with the Lot Area vs. Framed Area graph and table will be used for further discussion. Les will also work on more illustrations. 4. Town Center and Commercial Areas; PDD's. This item was not discussed. Adjournment. Beth Beloff made a motion to adjourn. Mac McManus seconded. Ayes: Steve Brown, Beth Beloff, Robert Inaba, Michael Silver, Jeffrey Horowitz, Les Albin and Mac McManus. Noes: none. Motion passed. Meeting adjourned at 8:50 p.m. I Attachments: • Agenda Request, Preliminary Report and amendment to Buildings in Rear Yards Agenda Request, Preliminary Report and amendment to Height Restrictions for Porch Projections in the Front Yard Email dated 10-31-06 from Vic and Elly Di Franco, 6412 Westchester "Stoops to conquer" article submitted by Karl Caillouet, 4214 Oberlin Drawings of 5909 Wakeforest submitted by Byrlan Cass Shively, architect Final Report dated 12-14-06 relating to Front Porches Amendment to add "sloped setback" height limits with "penetrating volume", dated 11-6- 06 Amend Schedule FA as follows, dated 11-6-2006 "Penetrations" illustration dated 12-2006 by Les Albin and Mac McManus Proposed regulations for a "C-PED" district, dated 10-10-06, Marked to identify major changes from existing regulations in the C District. Lot Area vs. Framed Area graph and Table, dated 12-2006 Zoning & Planning Commission Minutes December 14, 2006 Meeting Page 3 of 3 PASSED THIS DAY, OF , 2007. Steve Brown, Presiding Officer A ATT S ye a A. Clark, Manning Assistant r.. Attachment to 12-14-2006 ZPC NPANDA REQUEST BUSINESS OF THE CITY COUNCIL CITY OF WEST UNIVERSITY PLACE, TEXAS AGENDA OF: October 23, 2006 ITEM NO. 06-55 DATE SUBMITTED: October 17, 2006 DEPARTMENT OF ORIGIN: Public Works PREPARED BY: D. Scarcella, Bldg. Official PRESENTER: S. C. Peifer, Brown, ZPC Chai Director L. Albin, ZPC Member SUBJECT: Buildings in Rear Yards EXHIBITS: Ordinance Number 1831 EXPENDITURE REQUIRED: N/A AMOUNT BUDGETED: ACCOUNT NO.: N/A N/A ADDITIONAL APPROPRIATION REQUIRED: N/A ACCOUNT NO.: N/A • EXECUTIVE SUMMARY On September 25, 2006 City Council requested a workshop to obtain more information and discuss the proposed Ordinance Number 1831, which amends Table 7-6, Note 3 of the Zoning Ordinance regulating buildings in the rear yard. This proposed amendment allows a detached accessory buildin only to project into the rear yard (twenty feet) if certain criteria are met. A new criteri g on is sep between the primary structure and the accessory structure. The separation required is based onaIation percentage of the lot width calling for a minimum of 7% between main walls, and 5% between any other portions of the buildings (eaves, bay windows, etc.). The proposed amendment also allows for an unenclosed breezeway connecting the principal and accessory structures, as long as the walkway does not exceed three feet in height, and the roof does not exceed fourteen feet in height. A joint public hearing with the City Council and members of the Zoning and Planning Commission has been called for November 13, 2006. The members of the ZPC and City Staff are interested in any feedback or direction from City Council concerning the proposed amendment. RECOMMENDATION Discussion purposes. r r Attachment to 12-14-2006 ZPC minutes City of West University Place Harris County, Texas Ordinance No. 1831 AN ORDINANCE CALLING A JOINT PUBLIC HEARING ON A PROPOSAL TO AMEND THE ZONING ORDINANCE OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS REGARDING BUILDINGS IN REAR YARDS, ETC.; PRESCRIBING PROCEDURES AND NOTICES; CONTAINING FINDINGS AND OTHER PROVISIONS RELATING TO THE SUBJECT; AND DECLARING AN EMERGENCY. WHEREAS, the Zoning and Planning Commission ("Z&PC") of the City of West University Place, Texas ("City") has submitted a preliminary report on a proposal to amend the comprehensive zoning ordinance of the City, as last reformatted and re- adopted by Ordinance No. 1672, adopted March 12, 2001, and as amended thereafter ("Zoning Ordinance"); and WHEREAS, the Z&PC's preliminary report is attached to this ordinance as Exhibit A and made a part of this ordinance by reference; and WHEREAS, the City Council desires to call a joint public hearing on such proposal; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WEST UNIVERSITY PLACE: Section 1. The City Council hereby calls a joint public hearing before the City Council and Z&PC on the proposal described in Exhibit A. Unless rescheduled, the hearing shall be held in the Council Chamber of the Municipal Building, 3800 University Boulevard, West Universi y Place, Texas 77005 during the City Council meeting set to begin at 6:30 p.m. on -we. . The hearing ma be recessed and continued to the City Council meeting set to begin at 6:30 p.m. on s~ ,;Do,L at the same place, unless rescheduled. The City Manger may reschedule either date and time, or both, to accommodate other pending matters, but the rescheduled date(s) and time(s) may not be later than 30 days past the later of the two dates set by this ordinance. Section 2. The purpose for the hearing is to provide an opportunity for parties in interest and citizens to be heard in relation to the proposal described in Exhibit A Section 3. The procedures for adoption of the proposal shall be as follows: (1) notice as required by this ordinance, (2) hearing as called by this ordinance, (3) report by the Z&PC, and (4) vote by the City Council on the question of adoption. The procedures for enforcing the proposal shall be as set out in the existing Zoning Ordinance. The proposal described in Exhibit A is hereby submitted and re-submitted to the Z&PC for its consideration. Attachment to 12-14-2006 ZPC minutes Section 4. The City Secretary shall give notice of such hearing as prescribed by this section. The notice shall be in substantially the form set out in Exhibit B, which is attached and made a part of this ordinance by reference. The notice shall be published in the City's official newspaper (or another newspaper of general circulation in the City) at least once on or before the 16th day preceding the date of the hearing. In addition, the notice shall be mailed to the persons on the mailing list for the City Currents newsletter. The notices shall be deposited in the United States mail on or before ninth day preceding the date of the hearing, properly addressed with postage prepaid. The notices may be included within the newsletter, or with utility bills or may be separate. The City Council specifically approves giving combined notice of two or more hearings in a single notice document, as this would save money and also provide better information about the full scope of possible amendments to all interested persons. Section 5. The City staff is authorized to make all necessary arrangements for the hearing and to assist the Zoning and Planning Commission and the City Council. Section 6. If any word, phrase, clause, sentence, paragraph, section or other part of this ordinance, or the application thereof to any person or circumstance, shall ever be held to be invalid or unconstitutional by any court of competent jurisdiction, the remainder of this ordinance and the application of such word, phrase, clause, sentence, paragraph, section or other part of this ordinance to any other persons or circumstances shall not be affected thereby. All ordinances and parts of ordinances in conflict herewith are hereby repealed to the extent of the conflict only. Section 7. The City Council officially finds, determines and declares that sufficient written notice of the date, hour, place and subject of each meeting at which this ordinance was discussed, considered or acted upon was given in the manner required by the Open Meetings Law, Chapter 551, Texas Government Code, as amended, and that such meeting has been open to the public as required by law at all times during such discussion, consideration and action. The City Council ratifies, approves and confirms such notices and the contents and posting thereof. Section 8. Because the proposal to amend the Zoning Ordinance is vitally important and should be considered at the earliest possible date, a state of emergency is declared requiring that this ordinance be read and adopted finally at this meeting. Accordingly, this ordinance shall be adopted finally on first reading and shall become effective immediately upon adoption and signature. • Attachment to 12-14-2006 ZPC minutes PASSED, APPROVED, ADOPTED AND SIGNED on - , 206,°. Attest/Seal: Signed: ity ecretary May Recommended: Prepared: fvw- 6it'y'Managbr Approved as to legal form: City Attorney forms/ORD 54 o calling zoning hearing 7-06 i Attachment to 12-14-2006 ZPC minutes Exhibit B NOTICE OF PUBLIC HEARINGS The Zoning & Planning Commission and the City Council of the City of West University Place, Texas ("City") will hold joint public hearings in the Council Chamber of the Municipal Building, 3800 University Boulevard, Houston, Texas 77005 during th City Council meeting set to begin at 6:30 PM on Each hearing may be recessed and continued to the City cop it meeting set to begin at 6:30 p.m. on -206 at the same place. The purpose for tfie hearings is to provide an opportunity for parties in interest and citizens to be heard in relation to proposal(s) to amend the City's Zoning ordinance, as follows: Buildings in Rear Yards, Etc. This proposal would allow only detached accessory buildings to be located in rear yards (or SF Bufferyards). The proposal would also require minimum separations between such a building and other buildings outside the yard area. The minimum separations would be 7% of the building site depth (measured from main wall to main wall) and 5% of the building site depth (measured between the closest parts of the buildings). Example: If the depth were 100 feet, the minimum separations would be seven and five feet, respectively. The proposal allows connection of buildings by "breezeways," within specified limits. The proposal would amend Note 3 of Table 7-6. [Insert others] Additional details on the proposal(s) as well as the Zoning Ordinance are all available for public inspection in the Municipal Building, 3800 University Boulevard, Houston, Texas 77005. The proposed changes to the Zoning ordinance would apply generally within the City, and any person interested in such matters should attend the hearings. The proposal(s) may be adopted only after notice and hearing and would control over anything inconsistent in the current Zoning Ordinance. Date: /s/ Kay Holloway, City Secretary Attachment to 12-14-2006 ZPC minutes i Amendment relating to buildings in rear yard (Table 7-6) 7-13-06 (preliminary report version, with proportional building separations) Amend Note 3 of Table 7-6 as follows: Note 3. Buildings In Rear Yard or SF Bufferyard. A detached accessory building may be located in a rear yard or SF Bufferyard if it meets all of the following criteria: (a) No part of it-the buildin may be closer than five feet to the rear property line (or to any SF District, if in a SF Bufferyard). (b) The minimum horizontal parations between the buildin and all other buildings on the buildin site other than those located coin letel within the rear and or SF Buffe and are 7% of the buildin site depth measured from main wall to main wall and 5% of the buildin site depth (measured between the closest Harts of the buildings) Example if the depth is 100 feet the minimum se arations are seven and five feet res ectivel . (4))- LclWithin ten feet of another building site in an SF District (whether on the side, rear or otherwise), it- the buildin may have no window, door or other opening above the ground floor (and facing the property line of the other building site), except for epege-translucent but not transparent), non-operable openings or skylights. (-c} JLSpace in the building may only be used for single-family (detached use. (-1e) If there is a breezeway„ connecting the buildin to an other buildin it must be unenclosed with a walkwa no hi er than three feet and a roof no hi her than 14 feet. kind fle afW- ff [T]here is no more than 600 square feet of building space, other than garage space, in the art of the buildin in the rear and or SF Buffe and pfejeetkq~. See garage restrictions in Article 10. Attachment to 12-14-2006 ZPC minutes Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 July 13, 2006 Honorable mayor & Members of the City Council City of West University Place 3808 University Boulevard Houston, Texas 77005 Subject: Preliminary report on a proposal to amend the zoning ordinance of the City of West University Place, Texas ("City") relating to BUILDINGS IN REAR YARDS To the Honorable Mayor & Members of City Council: The Zoning & Planning Commission its preliminary report, on the subject of the City submits this, assistance of the Council as well as other pinterestedtpersons. Scope of Proposal The proposal would amend Note 3 of table 7-6 to allow only detached accessory buildings to be located in rear yards or SF Bufferyards. The proposal would also require minimum separations between a building in a rear yard and other buildings outside the rear yard. The minimum separations would be 7% of the building site depth (measured from main wall to main wall) and 5% of the building site depth (measured between the closest parts of the buildings). Example: If the depth were 100 feet, the minimum separations would be seven and five feet, respectively. The proposal allows connection of buildings by "breezeways," within specified limits. The principal purpose is building separation. Today, some homes are built with a high, solid structure extending from the front yard to the rear, encompassing not only the main house but also garage areas. Requiring separation should: (i) help firefighters control house fires (particularly those originating in rear garages), (ii) provide better emergency access to areas behind houses, (iii) help prevent overcrowding, and (iv) allow more light and air to reach rear yards and adjacent properties. M Attachment to 12-14-2006 ZPC minutes Preliminary Recommendation. Based on the limited review given this matter so far, and subject to further review following public hearing, the Commission: (i) finds that the proposal, if adopted, would be in the public interest, (ii) makes a preliminary recommendation favorable to the proposal, (ii) recommends that the City Council call a joint public hearing to consider this matter. The Commission invites all interested persons to participate in the joint public hearing. The Vote. The vote on approval of this report was as follows: Commissioners i3rowr► HOr0Wi-E713e10fF Si1verQ.nd "anus voted "aye;" no "noes;" rMia"t) " 141bn absent. Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS By: For the Commission AL Attachment to 12-14-2006 zPCA ND A REQUEST BUSINESS OF THE CITY COUNCIL CITY OF WEST UNIVERSITY PLACE, TEXAS AGENDA OF: October 23, 2006 ITEM NO. 06-54 DATE SUBMITTED: October 17, 2006 DEPARTMENT OF ORIGIN: Public Works C. Peifer, ACM/PW Director PREPARED BY: D. Scarcella, Bldg. Official PRESENTER: S. Brown, ZPC Chair L. Albin, ZPC Member SUBJECT: Height Restrictions for Porch Projections in the Front Yard EXHIBITS: Ordinance Number 1832 EXPENDITURE REQUIRED: N/A AMOUNT BUDGETED: N/A ACCOUNT NO.: N/A ADDITIONAL APPROPRIATION REQUIRED: N/A ACCOUNT NO.: N/A EXECUTIVE SUMMARY On September 25, 2006 City Council requested a workshop to obtain more information and discuss the proposed Ordinance Number 1832, which amends Table 7-6, Note 1.2 of the Zoning Ordinance regulating front porch projections. The proposed amendment specifically states that front porches may project into a front yard in a single-family residential district if the front yard depth is 20 feet or more. The amendment further limits the height of the projection to an amount equal to the required depth of the front yard. For example, if the depth of a front yard is 20 feet, the height of the projecting part may not exceed 20 feet. The existing requirements for porch projections (not designed or used for motor vehicles, volume limits, and open areas) are not changed. A joint public hearing with the City Council and members of the Zoning and Planning Commission has been called for November 13, 2006. The members of the ZPC and City Staff are interested in any feedback or direction from City Council concerning the proposed amendment. RECOMMENDATION Discussion purposes. Attachment to 12-14-2006 ZPC minutes • City of West University Place Harris County, Texas Ordinance No. 1832 AN ORDINANCE CALLING A JOINT PUBLIC HEARING ON A PROPOSAL TO AMEND THE ZONING ORDINANCE OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS REGARDING FRONT PORCHES; PRESCRIBING PROCEDURES AND NOTICES; CONTAINING FINDINGS AND OTHER PROVISIONS RELATING TO THE SUBJECT; AND DECLARING AN EMERGENCY. WHEREAS, the Zoning and Planning Commission ("Z&PC") of the City of West University Place, Texas ("City") has submitted a preliminary report on a proposal to amend the comprehensive zoning ordinance of the City, as last reformatted and re- adopted by Ordinance No. 1672, adopted March 12, 2001, and as amended thereafter ("Zoning Ordinance"); and WHEREAS, the Z&PC's preliminary report is attached to this ordinance as Exhibit A and made a part of this ordinance by reference; and WHEREAS, the City Council desires to call a joint public hearing on such proposal; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WEST UNIVERSITY PLACE: Section 1. The City Council hereby calls a joint public hearing before the City Council and Z&PC on the proposal described in Exhibit A. Unless rescheduled, the hearing shall be held in the Council Chamber of the Municipal Building, 3800 University Boulevard, West Universi Place, Texas 77005 during the City Council meeting set to begin at 6:30 p.m. on The hearing ma be recessed and continued to the City Council meeting set to begin at 6:30 p.m. on xd,6 at the same place, unless rescheduled. The City Manger may reschedule either date and time, or both, to accommodate other pending matters, but the rescheduled date(s) and time(s) may not be later than 30 days past the later of the two dates set by this ordinance. Section 2. The purpose for the hearing is to provide an opportunity for parties in interest and citizens to be heard in relation to the proposal described in Exhibit A Section 3. The procedures for adoption of the proposal shall be as follows: (1) notice as required by this ordinance, (2) hearing as called by this ordinance, (3) report by the Z&PC, and (4) vote by the City Council on the question of adoption. The procedures for enforcing the proposal shall be as set out in the existing Zoning Ordinance. The proposal described in Exhibit A is hereby submitted and re-submitted to the Z&PC for its consideration. Y Attachment to 12-14-2006 ZPC minutes Section 4. The City Secretary shall give notice of such hearing as prescribed by this section. The notice shall be in substantially the form set out in Exhibit B, which is attached and made a part of this ordinance by reference. The notice shall be published in the City's official newspaper (or another newspaper of general circulation in the City) at least once on or before the 16th day preceding the date of the hearing. In addition, the notice shall be mailed to the persons on the mailing list for the City Currents newsletter. The notices shall be deposited in the United States mail on or before ninth day preceding the date of the hearing, properly addressed with postage prepaid. The notices may be included within the newsletter, or with utility bills or may be separate. The City Council specifically approves giving combined notice of two or more hearings in a single notice document, as this would save money and also provide better information about the full scope of possible amendments to all interested persons. Section 5. The City staff is authorized to make all necessary arrangements for the hearing and to assist the Zoning and Planning Commission and the City Council. Section 6. If any word, phrase, clause, sentence, paragraph, section or other part of this ordinance, or the application thereof to any person or circumstance, shall ever be held to be invalid or unconstitutional by any court of competent jurisdiction, the remainder of this ordinance and the application of such word, phrase, clause, sentence, paragraph, section or other part of this ordinance to any other persons or circumstances shall not be affected thereby. All ordinances and parts of ordinances in conflict herewith are hereby repealed to the extent of the conflict only. Section 7. The City Council officially finds, determines and declares that sufficient written notice of the date, hour, place and subject of each meeting at which this ordinance was discussed, considered or acted upon was given in the manner required by the Open Meetings Law, Chapter 551, Texas Government Code, as amended, and that such meeting has been open to the public as required by law at all times during such discussion, consideration and action. The City Council ratifies, approves and confirms such notices and the contents and posting thereof. Section 8. Because the proposal to amend the Zoning Ordinance is vitally important and should be considered at the earliest possible date, a state of emergency is declared requiring that this ordinance be read and adopted finally at this meeting. Accordingly, this ordinance shall be adopted finally on first reading and shall become effective immediately upon adoption and signature. Attachment to 12-14-2006 ZPC minutes PASSED, APPROVED, ADOPTED AND SIGNED on 20 0 Attest/S ,-----signed: Citf ecretary Ma or Recommended: Prepared: City Manag r Approved as to legal form: City Attorney forms/ORD 54 o calling zoning hearing 7-08 Attachment to 12-14-2006 ZPC minutes Exhibit B NOTICE OF PUBLIC HEARINGS The Zoning & Planning Commission and the City Council of the City of West University Place, Texas ("City") will hold joint public hearings in the Council Chamber of the Municipal Building, 3800 University Boulevard, Houston, Texas 77005 during th Cit Council meeting set to begin at 6:30 PM on ?eEach hearing may be recessed and continued to the City ouncil meeting set to begin at 6:30 p.m. on .976 at the same place. The purpose for the hearings is to provide an opportunity for parties in interest and citizens to be heard in relation to proposal(s) to amend the City's Zoning ordinance, as follows: Front Porches. The proposal would add a separate limit on the height of porches that project into front yard areas. The height limit would be the same as the depth of the front yard. For example, on a site with a 20-foot front yard depth, the maximum height of a projecting front porch would also be 20 feet. The proposal would clarify that such front-yard porches are only allowed on a building site in a residential district with a front-yard depth of 20 feet or more. [Insert others] Additional details on the proposal(s) as well as the Zoning Ordinance are all available for public inspection in the Municipal Building, 3800 University Boulevard, Houston, Texas 77005. The proposed changes to the Zoning ordinance would apply generally within the City, and any person interested in such matters should attend the hearings. The proposal(s) may be adopted only after notice and hearing and would control over anything inconsistent in the current Zoning Ordinance. Date: /s/ Kay Holloway, City Secretary • Attachment to 12-14-2006 ZPC minutes • Amendment relating to front porch height 7-13-06 (preliminary report version) Amend Note 1.2 of Table 7-6 as follows: Note 1.2. Porch In Front Yard. On a building site in a residential district with a front vard depth of 20 feet or more, a porch may project up to 120 inches into the front yard if it meets all of the following criteria: (i) It is neither designed nor usable for motor vehicles; (ii) The volume of the projecting part of the porch does not exceed 50 cubic feet per foot of front street line (Example: the maximum projecting volume on a 521h-foot wide site would be 50 cubic feet x 52.5, or 2,625 cubic feet). (iii) The porch's outside perimeter is open and unobstructed, except for the following features: (a) Ordinary window screens. (b) A solid or partially open safety rail not higher than 3.5 feet above the porch floor. (c) Supporting vertical columns, if the total width of the outer faces of the columns does not exceed either 50% of the outside perimeter of the porch or 25% of the theoretical outside perimeter of a maximum-sized porch. The width of a column is measured at its thickest point above 3.5 feet above the porch floor. The "maximum-sized porch" is 120 inches deep and extends from one side yard line to the other, but it is limited by the open area requirement for the front yard. The "outside perimeter" of a porch is the portion of the perimeter out in the front yard; it does not include the portion of the perimeter adjacent to a building or lying along the front setback line. iv At no point in the front vard does the porch have a height greater than the depth of the front yard (Example: If the depth of the front yard is 20 feet the maximum height in the front yard is also 20 feet.) i X 1 C~ ~D L4~ r t Attachment to 12-14-2006 ZPC minutes Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 July 13, 2006 Honorable Mayor & Members of the City Council City of West University Place 3808 University Boulevard Houston, Texas 77005 Subject: Preliminary report on a proposal to amend the zoning ordinance of the City of West University Place, Texas ("City") relating to FRONT PORCHES To the Honorable Mayor & Members of City Council: The Zoning & Planning Commission of the City submits this, its preliminary report, on the subject proposal, for the assistance of the Council as well as other interested persons. Scope of Proposal. The proposal would add a separate limit on the height of porches that project into front yard areas. The height limit would be the same as the depth of the front yard. For example, on a site with a 20-foot front yard depth, the maximum height of a projecting front porch would also be 20 feet. (Note: The Zoning Ordinance already limits the volume and design of porches in front yards.) The proposal would clarify that such front-yard porches are only allowed on a building site in a residential district with a front-yard depth of 20 feet or more. One of the principal purposes of the amendment is to impose a height limit based on the size and scale of the site. The limit should help prevent overcrowding and help provide adequate light and air. Preliminary Recommendation Based on the limited review given this matter so far, and subject to further review following public hearing, the Commission: (i) finds that the proposal, if adopted, would be in the public interest, (ii) makes a preliminary recommendation favorable to the proposal, (ii) recommends that the City Council call a joint public hearing to consider this matter. The Commission invites all interested Attachment to 12-14-2006 ZPC minutes • persons to participate in the joint public hearing. The Vote. The vote on approval of this report was as follows: Commissioners Brwn Ho-owitzjBeJoff-)SdverrarxL Me-Ma.rx6 voted aye;" no "noes;" Xnaba. Qrd Albin absent. Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS By: For the Commission Page 1 of 1 J a re . al A& t -141 w n cass From: "Vic DiFranco" <vjdif@prodigy.net> To: <sclark@westu.org> Sent: Tuesday, October 31, 2006 4:54 PM Subject: Buildings in Rear Yards To Zoning and Planning Commission, We are a retired couple living in West U for over 10 years. Our house was built in 1986. We have been saving for, and plan to build, an attached sunroom addition to the rear of our home. We would like to know whether the proposal regarding "Buildings in Rear Yards" would prevent us from adding an attached connected sunroom onto our home. We will be out of town for the city council meetings in November, and therefore are unable to present our thoughts on this proposal. Would you please take our situation into consideration when discussing the new proposal. It seems to discriminate against owners of older homes, especially in light of all the huge new "MacMansions" being built in West University today. • Sincerely, Vic & Elly DiFranco 6412 Westchester St • 12/14/06 lam oasis MIT _ - r 11 W _"~~~•A OWN T . • Y:. "VIA n •u Ilk- Oro z 77. ~ rte, r 6, a Y A ~w p R 4 J ~'x ' II ' iir~ f ~lJf w ~ I rq tom: ; 4 b~ . ~G ' Fs T: f~. t ~Ar 'toc 71, . ~ "r ~;4^ M d k #4130 ~JRAJ 'g 0 VWMIL .yg ~ f s - 7►`~IrT~ii rim 'c! w+ R,~ Xr~ ~ .r cjlM~ S 77 VJ4 Vim Y ,r bo y P *A0 r t r,' ' ' 4k r Imo` ~ i"` http : //www. newsreview. com/sacramento/PrintFriendly?oid=oid%3 A3 0, 0/1 4ttach0~ _j)( /idd &d&Z ment to 12-14-2 06 ZP C minutes To print: Click hare or Select File and then Print from your browser's menu This article was printed from the Columns section of the Sacramento News and Review originally published July 15, 2004. This article may be read online at: MINIMUM http://www.newsreview.com/sacramento/Content?oid=30221 Copyrlght02006 Chico Community Publishing, Inc. Printed on Z006-1Z44. 15:31;04. Stoops to conquer blow front-porch sitting can save us from ourselves By Frank hlarquerit An astounding variety of problems afflict our communities, from the environmental and criminal, to family stress, to the consequences of pork-barrel politics and pandering by special Interests. Around the most troubling problem, however, local officials have carefully cultivated a disturbing conspiracy of silence. I speak, of course, about the declining usage of the front porch. Now, this problem has been with us for decades, with nary a comment from the local press corps, so I will describe the rigorously rational thought process whereby I discerned it I was sitting on my parents' front porch In Land Park, a small but solid brick rise with room for a rocking chair. Dusk was turning to night, and a neighbor down the street was calling her kids home. "Cars could come barreling around the corner," she observed. "Who knows what a stranger's going to do?' Subtext: She was afraid for her children's lives. That night, I had a historical dream. I saw a Sacramento-like neighborhood with men and women relaxing in the evening air, children running delightedly through the streets playing kick the can and whiffle ball. Glasses full of lemonade and bottles of home-brewed beer rested on milk crates. As neighbors promenaded up and down the street, they stopped for Informal colloquies about the local elections, the price of milk and, -5, Inevitably, the weather. y A stranger was lurking in a shadow by a hedge. The neighbors called on him to Identify himself. He was a • f well-meaning man, an inventor In fact, who was merely examining a colony of ants. He ended up teaching the children a Sig. rk I woke up. I went out to my porch and sat there, pondering the meaning of my dream and the purpose of the front porch as garage doors opened and my neighbors drove to work- I saw that the benefits from front-porch usage were outlandishly numerous. Front-porch sitting encourages conversation among neighbors, offering an excellent informal setting to discuss Cats make excellent weapons to the struggle for common problems, such as water quality, under-funded schools and the efforts of a state's governor to push nelghbodwod safety. today's economic problems onto future generations. Front porches are great place: to develop common, grassroots solutions to local issues. On the front porch, we strengthen our ethic of personal responsibility, thanks to the experience of common fellowship with our community. When we know the people around us, we're more likely to come to their side in times of need. Front-porch sitting discourages criminal activity. Drivers slow, realizing theyll be recognized and shamed if they speed. Children run more freely- Childhoods improve in communities with a healthy front-porch culture. Kids can play later into the night, enlarging their brains instead of giving themselves over to the manipulative sponsors of their favorite'rV shows. And finally, sitting on the front porch connects us to nature. As we watch the moon's phases and sky's moods, we can't help but ponder our total dependence on the natural world. Yes, the lack of discussion about the benefits of front porches can only be tailed a conspiracy. Nothing in the archives of the See. Not a single speech devoted to. the benefits of the front porch by a local official in the last year. And its getting worse. I Investigated. "What we're finding, the marketplace prefers designs that emphasize living in the rear of the house, In the backyard spaces," said Scott Schriber, manager of architecture at ITS Communities, a home builder headquartered in Sacramento. "If you look at the more popular plans, they're going to have the kitchen and great room In the back of the house. I think we've had a culture shift to private living." With this alarming but not unsurprising discovery, I realized the logic behind the culture shift to private living Is the logic of fear: Democracy Is built on communities, communities depend on fellowship, and fellowship is the staple of the front porch[ The great Irony is that If we retreat from the problems of the world, the problems get worse. Irs by common engagement that they improve--exactly the action that front-porch sitting supports. I stood up and stretched. I watched a leaf fall from a tree. A child rode by on her bicycle and waved. A car came around the corner, too fast I thought--the child's father, home from work; obviously, It had been a stressful day. A revolutionarypublic action came to mind: Operation Sacramento Porch Sit. I decided I would invite my neighbors--ail of you--to take your chairs onto your porch. Do It tonight. Chit-chat with passersby. Watch the sky turn shades and contemplate how they reflect the ambiguities of your soul. Let the kids play until after dark. Realize that the power to save the world from those who are divided from their porch, and therefore from themselves, belongs to you. Of l 12/14/2006 5:30 Attachment to 12-14-2006 ZPC minutes • Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 December 14, 2006 Honorable Mayor & Members of the City Council City of West University Place 3808 University Boulevard Houston, Texas 77005 Subject: Final report on a proposal to amend the zoning ordinance of the City of West University Place, Texas ("'City") relating to FRONT PORCHES To the Honorable Mayor & Members of City Council: • The Zoning & Planning Commission of the City submits this, its final report, on the subject proposal, for the assistance of the Council as well as other interested persons. Scope of Proposal. The proposal would add a separate limit on the height of porches that project into front yard areas. The height limit would be the same as the depth of the front yard. For example, on a site with a 20-foot front yard depth, the maximum height of a projecting front porch would also be 20 feet. (Note: The Zoning Ordinance already limits the volume and design of porches in front yards.) The proposal would clarify that such front-yard porches are only allowed on a building site in a residential district with a front-yard depth of 20 feet or more. One of the principal purposes of the amendment is to impose a height limit based on the size and scale of the site. The limit should help prevent overcrowding and help provide adequate light and air. • salnuttu 3dZ 900Z-t I-Zl of luautgaullV Attachment to 12-14-2006 ZPC minutes . Proceedinas After Preliminary Report. Pursuant to public notices, the Zoning & Planning Commission and the City Council held a joint public hearing on November 13, 2006. The hearing provided an opportunity for parties in interest and citizens to be heard in relation to the proposal. At the hearing, City staff explained the proposal, and a number of witnesses made presenations. The Commission has considered all of this information and the Comprehensive Plan. The Commission recommends no amendments to the proposal. Recommendation. Based on the review given this proposal, the Commission: (i) finds that the proposal would be in the public interest and consistent with the Comprehensive Plan, (ii) finds that the proposal reasonably addresses circumstances which have arisen since the last comprehensive revision of the zoning ordinance, (iii) makes its final recommendation favorable to the proposal, and (iv) recommends that the City Council adopt the proposal. The Vote. This report was authorized by the Commission at its meeting held on the date of this report. The vote was as follows: Commissioners voted "aye;" no "noes;" absent. Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS By: For the Commission salnuim jdZ 900Z-171-ZI of luacugavllV Attachment to 12-14-2006 ZPC minutes Amendment relating to front porch height 7-13-06 (preliminary report version) Amend Note 1.2 of Table 7-6 as follows. Note 1.2. Porch In Front Yard. On a building site in a residential district with a front Yard depth of 20 feet or more, a porch may project up to 120 inches into the front d if it meets all of the following criteria: (i) It is neither designed nor usable for motor vehicles; (ii) The volume of the projecting part of the porch does not exceed 50 cubic feet per foot of front street line (Example: the maximum projecting volume on a 52'/2-foot wide site would be 50 cubic feet x 52.5, or 2,625 cubic feet). (iii) The porch's outside perimeter is open and unobstructed, except for the following features: (a) Ordinary window screens. (b) A solid or partially open safety rail not higher than 3.5 feet above the porch floor. (c) Supporting vertical columns, if the total width of the outer faces of the columns does not exceed either 50% of the outside perimeter of the porch or 25% of the theoretical outside perimeter of a maximum-sized porch. The width of a column is measured at its thickest point above 3.5 feet above the porch floor. The "maximum-sized porch" is 120 inches • deep and extends from one side yard line to the other, but it is limited by the open area requirement for the front yard. The "outside perimeter" of a porch is the portion of the perimeter out in the front yard; it does not include the portion of the perimeter adjacent to a building or lying along the front setback line. iv At no point in the front yard does the porch have a hei hg_t greater than the depth of the front yard (&ample: If the depth of the front yard is 20 feet, the maximum height in the front yard is also 20 feet • salnnim DdZ 900Z-171-ZI of luau[ganlll V Attachment to 12-14-2006 ZPC minutes • TIGHTENED VERSIONS • salnutui 3dZ 900Z-t I-Zi of luauigagllV Amens A M42-14-2006 ZPC minutes "sloped setback" height limits with "penetrating volume" 11-64-06 Amend Table 7-4b (both pages) as follows: Table 7-4b: Buildings General Rule: Every structure must conform to the applicable regulations shown, by District, in ibis table .("N/A" means the rule does not apply.) FxceptionsApecial Rules: (1) See special rules noted in table. (2) See Article 9 regarding Planned Development Districts Item Regulation SF-1 SF-2 SF-3 777 GR-1 GR-2 C Dwelling units Maximum number per One, plus one accessory quartets (AQ) 17.5 per Two 24 per acre. See Uses acre. See table and Note 8 Art. g Framed area, all buildings Maximum area as a 80% 100% See Note 4. N/A on a building site percentage ofbuilding site area Length or width, any Maximum horizontal N/A 130 fact See Note 3. N/A building dimension Exterior materials, any Type N/A Must be of equal grade and quality, all sides See ling. Section 8-104. Separation of DU's Fire-rated wall N/A A four-hour fire wall, or its equivalent, must separate 4oining dwelling units. See Notes 3 and 5. SF privacy protection See Note 7 N/A Applies N/A Accessory buildings Maximum numberper Three N/A building site See Article 10 regarding garage space. Height, maximum 25 & Other than chimneys, no vart of an accessory building may be higher than 20 35 ft. See feet plus the horizontal distance fiom that Part to the nearest Property line (not to Note 2. exceed 25 feet total) See Figure HRD This is a "sloped" height limit See also Notes 1 and 10. Principal buildings stories, maximum Two and one-half Three. See Note 6 N/A See Article 10 regarding garage space. Height, maximum M fim* 25 fim! in imp No part ofa Principal bmldine maybe higher 35 R or than 20 feet Plus the horizontal distance from that pert to the nearest Property line (not leis. F. to exceed 35 fact to See Fi HRD. This is a "sloped" her limit See also Note 2. Notes 1 and 10. Lgr, fLe4 i ri fear Y Minimum gross floor 1,400 square fact, if used for residential 1,200 sq. 750 sq. ft, each DU 1,400 sq. area purposes ft, each a DU. Width, minimum N/A 161, each NIA But see QAMS N/A DU. Schedule. Note 1. Antennas and Chimneys. Roof-mounted radio or television antennas on a principal building in a residential district may project up to four feet above the roof The maximum height of chimneys attached to a principal building is the greater of 35 feet or four feet above the roof •+ss AMYote 10. Dormers and Gables. Aa4)oidmary dormers and gables o"ahlein a residential district may exceed (or "penetrate") the sloped height limit iE (i) W not Part exceeds the maximum her 11 &K or 25 feet in rear • and ii the total cubic feet of netratin volume on Ilm uildin site oenptrefiLig s not ex nulti led b -tiinegthe th ofthe lot measured in feat note volume" means the volume -of tho, arts o ' t exceed or "Penetrate") the sloped heightlimit sa~naiui 3dZ 900Z-bi-Z o;;uaujgan4V Attachment to 12-14-2006 ZPC minutcNigure HRD Sloped Height Limit in Residential Districts • i i i i Height limit (non-yard areas); see Table 7-4b I I I i 35 feet (height) I I I i I i I i I i I 45-degree angle I 20 feet (height) I i I I I i Side property line Side property line I I I i I i I I i I i i Standard base i Conceptual viewfrom front street line. Lower height limit applies in rear yard Not to scale. Note: Many other regulations apply, in addition to those shown in this figure. Nothing in this figure allows structures to be located in yards or "setbacks." See Tables 7-2 and 7-6. satnutui 3dZ 90OZ-171-ZI of luauiganllV Attachment to 12-14-2006 ZPC minutes Amend Schedule FA as follows: SCHEDULE FA (FRAMED AREA) A. General rule: Framed area reflects the size of a building, in square footage. Framed area includes all floor and ground areas under a solid, fixed roof, except the uncounted areas listed in this Schedule. Floor and ground areas are measured, on each level, according to the measurement method set out below. For each budding, the measured areas for each level are totaled to produce the framed area of the building. B. Measurement method: For each level of a building, the framed area is the area of an imaginary, horizontal, unbroken plane immediately atop the structure supporting the floor (or immediately atop the ground, where there is no floor). Each plane extends horizontally to the outer main wall surfaces of the building, or to the outer perimeter of the structure above (whichever is outermost). For this purpose: 1. steps, landings, sunken areas, floor openings and similar features are not considered separate levels, so there is no plane on those levels; 2. each plane extends to the outer wall surfaces of bay windows, cantilevered space and similar space on the same floor, regardless of the height of the floor, 3. if there is a "split level" or similar irregular floor level, the boil official may des' one level to define the imaginary plane for that floor, or separate planes for ding the separate levels; and 4. if area (all or part) within a one-story building has an interior height exceeding 19 feet, the area is doubled to calculate framed area (and if it has a interior height exceeding 31 feet, the area is tripled). C. Uncounted areas: The following areas are not counted as framed area: 1 • attic area that cannot be reached through a fixed accessway; 2. third floor area beneath a regular roof surface s wtur,- e g a plane a cone that: w i has -leas-a itch neither lower less than "4 h-12" nor eater than X12-in-12 45 ees be . at a lower edge (e- _v,.. an eave 941d& below 25 feet d iii either . - rises to a peak oint or fiagw-rises to meet another such roo surfs at a a ?ae[me (~w-peak point) see Figure dian -seven-fee4 d 3. those non-attic parts of an imaginary plane on a second or third-floor level, above which there is less 10 than seven feet of interior height; 4. area beneath eaves, cornices, roof extensions, "greenhouse" or bay windows, cantilevered space and sinffar parts of buildings that project outward from the main wall of a building no more than 24 inches, if the area is on a lower floor level (or at ground level) and is otherwise completely open to the outdoors; 5. unenclosed porch area of a principal building, if the longest side of the porch directly faces the front street line or side street line of the building site, and the area is neither designed nor usable for motor vehicles; 6. the area of "crawl space" at ground level; 7. unenclosed walkway or "breezeway" area if (A) the area directly connects a principal building to an accessory building containing garage space located behind the principal building; (B) the total covered width of the area does not exceed eight feet; and (C) no part of the roof is higher than 14 feet, 8. area of recessed entries (garage or home) or windows that is completely open to the outdoors on at least one side, if: (A) each area faces the front street line or side street line of the building site, (B) each area is not larger than 100 square feet, and (C) the total of all such uncounted recessed area is less than 200 square feet and salnuim 3dZ 9002-K-Z I of luarugaul;vV I Attachment to 12-14-2006 ZPC minutes 9. basement area if. (A) the floor is at least five feet lower than the standard base level of the site, and (B) the interior height does not exceed eight feet. (The rules for uncounted areas shall be strictly construed and applied to the defined areas only.) [Drawings may be added.] salnuim jdZ 900Z-t j-Zi of luatugavllV Lot Area vs. Framed Area A 18000 C7 O 16000 80% N -f- 4000+.5(lot area-5000) 14000 70/ °o - - 3811 Riley ts b 12000 2729 Albans 3710 Sunset +2731 Barbara a 10000 3717 Sunset 3303 Sunset B 8000 3019 Sunset L 2621 Cason 3777 Sunset 6000 3424 Robinhood 6402 Vanderbilt 2607 Pemberton 4000 3220 Plumb 6411 Vanderbilt 2000 t 0 `rp 'Z)" ~00 ~~~~0 O NrO~Loo N•~~00 cpp0Z0 Lot Area w 2621 Cason 3777 Sunset 3424 Robinhood 6402 Vanderbilt 2607 Pemberton 3220 Plumb 6411 Vanderbilt es 0 N 7137 7191 w 0 0 N 8736 'b 7889 9517 9011• e 10125, 0 0 • Lot Area 80% 4000+.5(lot area-5000) 70% 3811 Riley 2729 Albans 3710 Sunset 273.1 Barbara 3717 Sunset 3303 Sunset 3019 Sunset 5000 4000 4000 3500 _ 5720 4576 4360 4004 4523 6000 4800 4500 4200 6720 5376 4860 4704 5307 7440 5952 5220 5208 4144 _ 5920 0 7500 6000 5250 5250 5843 7700 6160 5350 5390 5033 ° 7875 6300 5438 5513 _ 6291 n' 9000 7200 6000 6300 9066 7253 6033 6346 N 10000 8000 6500 7000 12500 10000 7750 8750 N 13500 10800 8250 9450 15000 12000 9000 10500 16200 12960 9600 11340 17500 14000 10250 12250 ° 20000 16000, 11500, 14000, y F rear prop" l i rte e:ono ~ I I~ ~YL Attach ent to 12-14-2006 ZP mmu es 1 I I I I I I , I I 1 I I I I ' I I 1 I I I I I I I I 5 ice ' 1 I Vim ' I I I ♦ I I I ~ I I ~ I ' I ~ I I I I I I I 1 1 I I I L.------------ --J I I I ♦ I I ~ I I I I I 1 I I I ~ I I I I I I r----- I I ' I I ZZ I I I ♦ I 1 I 1 I 1 I I I I I 1 • I 1 ~ I I i acs Ca- d sl By ~.,e5 A I b i n and Mac. 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