HomeMy WebLinkAbout03082007 ZPC Minutes
(L=N) City of West University Place
A Neighborhood City
® Recycled Paper ZONING & PLANNING COMMISSION
BILL WATSON CONFERENCE ROOM
3800 UNIVERSITY BOULEVARD
MEETING MINUTES
March 8, 2007
MEMBERS PRESENT: Steve Brown, Beth Beloff, Robert Inaba, Les Albin,
Michael Silver, Jeffrey Horowitz and Mac
McManus (arrived at 6:20, agenda item 2)
MEMBERS ABSENT: None
STAFF PRESENT: Debbie Scarcella, Chief Building Official, Chris
Peifer, Public Works Director/ACM, Sallye A.
Clark, Planning Assistant and James Dougherty,
City Legal Counsel
Call to Order - With quorum present at 6:10 p.m., Steve Brown called the meeting to
order.
1. Minutes.
February 8, 2007: Minutes were tabled until next month's meeting.
2. Framed Area and Related Regulations; Amendments. James Dougherty, City
legal counsel went over possible legislation (HB 1732 and HB1736). One says you
cannot regulate impervious coverage; floor to area ratio or vertical setback for two
years after a plat is recorded or until you give written notice to everyone in the
subdivision. The second amendment is that you pick one of the three above to
regulate. ZPC continued the discussion with public comments. Mike Talianchich,
2708 Werlein demonstrated by illustration the difference between attaching a garage
in the rear yard and a front loader. He discussed the effect of an unbroken long wall
close to the property line (as per a front loader) versus a garage in the rear yard with a
10-foot wide driveway. His point was that the separation made up for the long wall
effect since the driveway created a physical separation between structures. He
reiterated that in the in the rear yard there will be more separation between structures
therefore more light and ventilation if the allowance for rear structures remains as is.
Steve Brown went over the Zoning Ordinance improvements and discussed the
changes under consideration. ZPC discussed the amendment relating to porch height,
with 25-foot flat limit (Table 7-6) dated 3-5-07. It was a consensus that ZPC was not
in support of the amendment and wants to continue with the original version of the
amendment. Steve Brown stated that ZPC needed to report to City Council with the
intentions on this issue. ZPC continued discussion of the amendment relating to
buildings in rear yard, dated 3-5-07; amendment relating to garages in side yards,
dated 3-5-07 and an amendment relating to garages in side yards, allowing
transitional structures. ZPC requested that James Dougherty redraft the three
amendments to make them consistent and to change "opaque" on two of the
amendments to "translucent but not transparent."
3800 University Boulevard 0 West University Place, Texas 77005-2899 0 713066894441 0 www.westu.org
Zoning & Planning Commission Minutes
March 8, 2007 Meeting
Page 2 of 2
ZPC also discussed hiring a professional architect to do a study of our Zoning
Ordinance and to assist with accomplishing the goals in a simplified manner.
Steve Brown stated he will redraft the Architectural Services to assist Z & PC in
evaluating new, simplified regulations of building size, bulk dated April 2005. He let
the commission know that he would be out of town and unable to attend the April 12,
2007 meeting.
3. Topics for review for 2006 - 2007. Steve Brown briefly went over number 4, A-F on
the Possible Topics for Review for 2006-2007, dated May 11, 2006. After
discussion, ZPC requested that James Dougherty, city legal counsel draft
amendments dealing with garage and driveway regulations for next month's meeting.
4. Town Center and Commercial Areas; PDD's. This agenda item was not discussed.
Adjournment. Mac McManus made a motion to adjourn. Beth Beloff seconded.
Ayes: Steve Brown, Beth Beloff, Robert Inaba, Les Albin, Michael Silver, Jeffrey
Horowitz and Mac McManus. Motion passed. Meeting adjourned at 8:45 p.m.
Attachments:
HB 1732 and HB 1736
Possible Zoning Ordinance Amendments, by SGB, dated 2-16-2007
Amendment relating to porch height, with 25-foot flat limit (Table 7-6), dated 3-5-
2007Amendment relating to garages in side yards, allowing transitional structures (Table
7-6), dated 3-5-2007
Amendment relating to garages in side yards (Table 7-6), dated 3-5-2007
Amendment relating to buildings in rear yard (Table 7-6), dated 3-5-2007
Architectural services to assist ZPC in evaluating new simplified regulations of building
size, bulk, etc., dated April 2005
Possible topics for Review for 2006-2007, dated May 11, 2006
Amendment to add sloped setback height limits with penetrating volume, dated 3-5-07
with Figure HRD
Amendment relating to open area and pervious area, dated 3-6-2007
Table 7-6: Projections schedule
PASSED THIS lqq-h DAY, OF , 2007.
Steve Brown, Presiding Officer
AT ST:
, Planning Assistant
allye A. Cl
Iff
70f (nouM5
By: Kuempel H.B. No. 1732
A BILL TO BE ENTITLED
1 AN ACT
2 relating to the authority of municipalities to adopt zoning
3 regulations affecting the appearance of buildings or open spaces.
4 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:
5 SECTION 1. Sections 211.016(a) and (b), Local Governihent
6 Code, are amended to read as follows:
7 (a) This section applies only to a zoning regulation that
8 affects:
9 (1) the exterior appearance of a single-family house,
10 including the type and amount of building materials; [ems]
11 (2) the landscaping of a single-family residential
12 lot, including the type and amount of plants or landscaping
13 materials;
14 (3) the floor to area ratio or impervious coverage of a
15 previously platted lot; or
16 (4) a previously platted lot by moving or establishing
17 a vertical setback for the lot.
18 (b) A zoning regulation adopted after the approval of a
19 residential subdivision plat does not apply to that subdivision
20 until the second anniversary of the later of:
21 (1) the date the plat was approved; [ate]
22 (2) the date the municipality accepts the subdivision
23 improvements offered for public dedication; or
24 (3) the date written notice of the zoning regulation
8OR5056 MXM-F 1
Z PC rn► ►~u
H.B. No. 1732
1 is provided to each owner of property affected by the regulation.
2 SECTION 2. The changes in law made by this Act to Sections
3 211.016(a) and (b), Local Government Code, apply to any zoning
4 regulation adopted on or after January 1, 2006.
5 SECTION 3. This Act takes effect immediately if it receives
6 a vote of two-thirds of all the members elected to each house, as
7 provided by Section 39, Article III, Texas Constitution. If this
8 Act does not receive the vote necessary for immediate effect, this
9 Act takes effect September 1, 2007.
2
e '
-4n 3 sla At rhokz5-
By: Kuempel H.B. No. 1736
A BILL TO BE ENTITLED
1 AN ACT
2 relating to the authority of municipalities to adopt zoning
3 regulations for impervious cover and floor to area ratio on lots.
4 BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:
5 SECTION 1. Sections 211.003(a) and (c), Local Government
6 Code, are amended to read as follows:
7 (a) The governing body of a municipality may regulate:
8 (1) the height, number of stories, and size of
9 buildings and other structures;
10 (2) only one of the following:
11 (A) the percentage of a lot that may be occupied;
12 (B) the amount of impervious cover allowed on a
13 lot; or
14 (C) the limits on the floor to area ratio of the
15 lot;
16 (3) the size of yards, courts, and other open spaces;
17 (4) population density;
18 (5) the location and use of buildings, other
19 structures, and land for business, industrial, residential, or
20 other purposes; and
21 (6) the pumping, extraction, and use of groundwater by
22 persons other than retail public utilities, as defined by Section
23 13.002, Water Code, for the purpose of preventing the use or contact
24 with groundwater that presents an actual or potential threat to
80R5033 MXM-F 1
31 ~(6 7 YP~ cn, 1 11J t6
H.B. No. 1736
1 human health.
2 (c) Except as provided by Subsection (a) (2), the [fie]
3 governing body of a home-rule municipality may also regulate the
4 bulk of buildings.
5 SECTION 2. The changes in law made by this Act to Sections
6 211.003(a) and (c), Local Government Code, apply to any zoning
7 regulation adopted on or after January 1, 2006.
8 SECTION 3. This Act takes effect immediately if it receives
9 a vote of two-thirds of all the members elected to each house, as
10 provided by Section 39, Article III, Texas Constitution. If this
11 Act does not receive the vote necessary for immediate effect, this
12 Act takes effect September 1, 2007.
2
31,~107 ZP0 MOU~en
Possible Zoning Ordinance Improvements
Overall Objective
Balance the interests of property owners with the needs of the community in a new,
simplified set of rules regulating building size, bulk, etc. (see 4-9-2005 "Architectural
Services" for specific objectives, copy attached)
Changes Under Consideration
1. Buildings in rear yards
- Purpose: Prevent building a high, solid wall along much of the length of a
property, allow entry of light & air movement
- Summary: Would require a separation between the principal building and
any accessory building in the rear yard (setback)
- Status: Shelved following preliminary report to City Council and public
hearing. A possible alternative (allowing limited second-floor
connections) is to be discussed at the meeting on 3-8-07. See, also,
discussion of wall articulation, below.
2. Height of porches in front yards
- Purpose: Protect front streetscape
- Summary: Would restrict height of porch projections into the front yard
(setback) to the length of the front setback
- Status: Tabled by City Council during first reading following positive final
report from ZPC. Possible alternatives: (1) use a single, 25-foot height
restriction, as suggested within ZPC; (2) use a "sloped setback" height
limit to control porch height (see below).
3. Framed area vs. lot area
- Purpose: Preserve open space by scaling back the allowed framed area
percentage for buildings on lots larger than 5000 sq. ft.
- Summary: Would limit framed area to 4000 sq. ft. plus 50% of the area of
the building site in excess of 5000 sq. ft.
- Status: Draft discussed and completed at 1-11-07 ZPC
4. Sloped-setback height limits for buildings
- Purpose: Limit bulk and preserve neighbors' enjoyment of light and air
- Summary: Would limit the height of buildings near property lines by using
a sloping setback from a starting height at each property line
- Status: Draft for side setbacks discussed and completed at 1-11-07 ZPC.
Draft for front and rear setbacks being prepared based on discussion at 2-
8-07 ZPC
5. Remove certain attic spaces from framed-area count
- Purpose: Simplify framed-area rules for attics
- Summary: Would exclude from framed area most attic space meeting
sloped-height setback rules
- Status: Draft revision of Schedule FA discussed at 1-11-07 ZPC. Needs
minor additions/clarifications
c
6. Increase portion of building site required to be open
- Purpose: Control building bulk and preserve open space, light and air
- Summary: Would increase open-space percentage from 40% to 55%,
excluding eaves (i.e., considering the area beneath eaves as "open").
- Status: Discussed at 2-8-07 ZPC, draft being prepared for 3-8-07 ZPC
7. Eliminate side-yard projection allowance for attached garages
- Purpose: Preserve open space, light, air movement by protecting full side
setback
- Summary: Would require garages attached to the principal building via a
high-wall passageway to respect the full side setback
- Status: Discussed at 2-8-07 ZPC, draft being prepared for 3-8-07 ZPC
8. Require articulation of high walls near property lines
- Purpose: Preserve neighborhood aesthetics, improve light and air access
- Summary: Would require elements of articulation in long high walls near
property lines
- Status: Possibilities to be discussed at 3-08-07 ZPC See, also, discussion
of buildings in rear yards, above.
SGB
2-16-2007
Amendment relating to
porch height,
with 25-foot-flat limit Q'
~(Table 7-6)
3-5-07
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 ,hard 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 521/2-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. "Elie "outside perimeter" of a porch is the
portion of the perimeter out in the Croat yard; it does not include the portion of the
perimeter adjacent to a buildin-, or lying along the front setback line.
iv At no point in the front yard does the porch have a height greater than 25 feet.
Amendment relating to
garages in side yards,
allowing transitional struct
(Table 7-6)
3-5-07
Amend Note 5 of Table 7-6 as fol
Note S. Garages In Side Yards. Each pr ng criteria.
(a) It must be at least three feet from the ;ide street
line being permitted. (b) The projecting e above the
garage (plus stairway). (c) Any projecth =ront street
line. (d) Within ten feet of another buildi rear or
otherwise), it may have no window, door 1 facing the
property line of the other building site), e: skylights.
(e) The building may not be a principal bi. . . a transitional structure at least
feet long between the main art of the rip i 1 b ildin and the art in the rear d (or F
Buffer ar . A transitional struct r may be an arcadl. a "brid e " a porch or other space, but no part of the structure m have a het h or I han the horizontal distance fr m
that part to the nearest property line.
Ceti ~
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Amendment relating to is
garages in side yards
(Table 7-6)
3-5-07
Amend Note 5 of Table 7-6 as follows:
Note 5. Garages In Side Yards. Each projecting building must meet all of the following criteria:
(a) It must be at least three feet from the side property line (no projection toward the side street
line being permitted. (b) It must be a detached accessory building containing only The pr-ejeefiffg
garage space and space above the garage (plus stairway) with a horizontal
separation from the principal building of at leas et (measured between the closest parts
of the buildings). This does not prohibit "breezeway" structures not wider than eight feet and not
higher than 14 feet). (c) Any projecting part must be at least seventy feet from the front street
line. (d) Within ten feet of another building site in an SF District (whether on the side, rear or
otherwise), it may have no window, door or other opening above the ground floor (and facing the
property line of the other building site), except for non-operable openings or skylights.
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Amendment relating to
buildings in rear yard
(Table 7-6) J-5- o7
Amend Note 3 of Table 7-6 as follows:
Note 3. Buildings In Rear Yard or SF Bufferyard. _A building may be
located in a rear yard or SF Bufferyard if it meets all of the following criteria: (a)
No part of 4-the building 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
separations between the building and all other buildings on the building site (other
than those located completely within the rear yard or SF Bufferyard) are 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), ex _
for transitional structures specifically allowed below. Example: If the depth is
100 feet, the minimum separations are seven and five feet, respectively. (b)- (c)
Within ten feet of another building site in an SF District (whether on the side, rear
or otherwise), 4- the building may have no window, door or other opening above
the ground floor (and facing the property line of the other building site), except
for opaque-translucent (but not transparent). non-operable openings or skylights.
(E} Space in the aftytfejeeting-building may only be used for single-family
(detached) use. (d} e The build _~ig may not be a principal building. unless there
s a transitional structure b tween the main part of the principal building and the
part in the rear yard (or SF B u lb i A transitional structure may be an
arcade, a "bridge." a porch or other building space, but no part of the structure
may have a height greater than the horizontal distance from that part to the nearest
11 property line. "
thaR 4W@@.f@@t @M4 _11
Lf [T]here is
no more than 600 square feet of building space, other than garage space, in the
part of the building in the rear yard or SF Bufferyard prertE~. See garage
restrictions in Article 10.
x
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0 d&mffl~ t Pt' ~
Architectural services
to assist Z&PC
in evaluating
new, simplified regulations
of building size, bulk, etc.
April 2005
Overall Objective
Balance the interests of property owners with the needs of the community in a new,
simplified set of rules regulating building size, bulk, etc.
Recommended Next Step (Immediate Action)
Obtain architectural services, by contract, to assist the Z&PC in evalutating rules
regulating building size, bulk, etc. (see objectives and possible approaches listed below).
Services would include sketches, analyses, advice, etc.
Objectives Of New Regulations
1. Architectural Freedom: Avoid undue interference with architectural freedom; allow
many styles.
2. Light & Air: Reduce the adverse impacts of new buildings on penetration of daylight,
circulation of air, etc.
3. Height: Control the height of buildings, especially in close proximity to other property.
4. Bulk & Size: Regulate the bulk and size of buildings; encourage reduction of bulk as
height increases.
5. Yards, Open Space: Help to preserve yards and open spaces.
6. Density: Reduce overcrowding of structures and population; avoid undue
concentration of population.
7. Emergency Access: Facilitate emergency access, especially to higher floors.
8. Neighbors: Encourage designs that respect privacy and quiet enjoyment of
neighboring property.
9. Administration. Provide simple rules that produce predictable, consistent results
(perhaps mathematical).
Possible Approaches (To Be Sketched and Analyzed)
1. Palo Alto "daylight plane" approach
2. Bill May's "scale-based zoning" approach
3. Sloped-height setback approach, 2-8-05 (new Note 10 for Table 7-4b)
4. Others that may meet the objectives of the new regulations
4-kch ffa~ Ib Possible Topics for R21Y
eview for 2006 - 2007
May 11, 2006
1. To manage the scale of homes, evaluate modifications to framed area and related
regulations including possible changes in, or alternatives to the 80% rule, rear
accessory building separation and maximum height in front yards.
2. Evaluate rezoning of commercial areas to allow or facilitate rebuilding and
remodeling
3. Review height requirements and other matters relating to Base Flood Elevation
(BSC coordinating)
~A. Evaluate garage setback requirements on new or remodeled garages to
Y,. ensure that sidewalks remain unblocked
B. Clarify front facing garage door conditions to be applied only to the
first 10 feet from the front yard line.
C. Semi-enclosed garage space definition
D. Two garage space requirement with exceptions for old stock housing.
E. Garage maneuvering area in single family detached (SFD) residential
n.
F. Minimum driveway widths for SFD
5. Possible limitation of volume of porches that project into front yard.
6. Modify definition of Old Stock Housing (original square footage too small?)***
7. Green Building/Leadership in Energy and Environmental Design
8. Evaluate allowing fountains, arbors, trellises, sculptures and other similar items to
project into yards. * * *
9. Chapter 20, Subdivision Ordinance update (rewrite by City attorney and new City
Planner)
Pull together and put all under one public hearing***
Amendment to add 1lg C/7 ZQ2, Mlhukc,
"sloped setback" height limits
with "penetrating volume"
3-5-07
Amend Table 7-4b (both pages) as follows:
I
Table 7-4b: Buildings General Rule: Every structure must conform to the shown, by District, in this
table.("N/A" means the rile does not appl Exce : (1) See special rules noted
in table. (2) See Article 9 regarding Pl vel
Item Regulation SF-1 SF-2 SF-3 -
Dwelling units Maximum number per One, plus one accessory quarters (AQ) Two Uses
building site ble and
Art. 9
Framed area, all buildings Maximum area as a 80% 0% N/A
on a building site percentage ofbuilding
site area p
Length or width, any Maximum horizontal N/A t See Note 3. N/A
building dimension
Exterior materials, any Type N/A and quality, all sides. See
building. Sect
Separation of DU's Fire-rated wall N/A A four all, or its equivalent, must separate
adjoi elling units. See Notes 3 and 5.
SF privacy protection See Note 7. N/A N/A
Accessory buildings Maximum number per /A
building site
See Article 10 regarding
garage space. Hei 23 t - O n~art of an accessory building may be higher than 35 ft See
erofL -L- us the horizontal distance from thatMUQ-1k Note 2.
e e horizontal distance from that part to a
h ceed 25 feet total). See Figure HRD. This is a
limit Se k otes I and 10.
Principal buildi es, maximum Two a £ Three. See Note 6. N/A
See Article 10 regards
garage space.
No wart of a principal building maybe 35 ft or
1 the o ' less. See
20 feet plus the horizontal distance from that part to Note 2.
dw4w Beet yroverty line not to exceed 35 feet total or 25 feet in rear yard).
HRD. This is a "sloped" height limit. See also Notes 1 and 10.
Minimum gross floor 1,400 square feet, if used for residential 1,200 sq. 750 sq. $ each DU 1,400 sq.
area purposes ft, each ft
DU.
Width, minimum N/A 16 ft, each N/A But see QMDS N/A
DU. Schedule.
Note L 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.
Note 10. Eaves. Dormers and Gables. Ems may exceed (or "penetrate") the sloped height limit. not to exceed 24 inches (measured horizontally).
Ordinary dormers and gables in a residential district may exceed (or "penetrate") the sloped height limit if (i) no part exceeds the maximum height
(35 feet or 25 feet in tear yard), and (ii) the total cubic feet ofpenettating volume on the building site does not exceed 4-five multipledby the depth I
of the lot (measured in feet) In this note "penetrating volume" means the volume of those parts ofdomwrsa~sthe building that exceed (or
"penetrate") a sloped height limit
-W,nen t .k) 3/%
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reHRD
Sloped Height Limit in Residential Districts
I j
I
Height limit (non-yard areas); see Table 74b
I
I
I
/45-degree j
j
(heighte
I
*
0 feet (height)
I
I j
j ~
Side property line e
I I
I I
I j
I I
I I
I Stan I
Conceptual viewfrom front street line. r height limit applies in rear yard.
Not to scale.
Note: Many o s apply, in additio a shown in this figure. Nothing in this figure allows structures to
be located acks." See 2 and 7-6.
a-~achw~ Jo 3 eN ZP~ rn nufe,6
Amendment relating to
open area and
pervious area
3-6-07 IQ
Amend Tables 7-3 and 7-6 as follows:
General Rule: Every building site must have the minimum open and pervious
Table 7-3: areas shown, by District, in this table. ("N/A" means the rule does not apply.)
Open & Pervious Exceptions/Special Rules: (1) See PDD Schedules for planned development
Areas districts. (2) See special rules noted in table. (3) See the Projections Schedule for
details about calculating open and pervious areas.
Item Measureme SF-1 SF-2 SF-3 TH GR 1 GR-2 C
nt -
Front yard,
minimum 6 "0 % N/A 40% N/A
percentage.
Rear yard,
en area minimum 0%. See Note 1. N/A N/A N/A
percentage.
See Note 6.
Entire building
site, minimum % 25% 25% 15%
percentage.
Front yard,
inimtun 0% 50% See Note 2. 500loSee Note 2. N/A
Pervious area percentage
tire building
site, minimum 24-OA % 15% 15% 15% I
percentage.
Landscaping strips Required, except for SFD uses on building sites with 5,000 sq. ft. or more. See
Note 3.
For SFD uses on building sites with 5,000 sq. ft. or more, Chapter 82 of the Code
Qualified trees of Ordinance must be located within a contiguous and reasonably compact
pervious area containing at least 25 sq. ft. However, additional or better pervious
area may be required to comply with Chapter 82.
Pervious pavement In a QMDS only, pervious pavement is allowed to be used for all vehicular areas,
and part of it may count as pervious area. See Note 4.
Each parking area containing 21 or more parking spaces must contain interior
Parking areas, interior pervious areas in "island" or "peninsula" configurations aggregating in area at
least two square feet for each parking space.
[Similar changes apply to the second page of Table 7-3, for PDD-SF1 and PDD-SF2]
~bch Men Z
R
IV
General Rule: This schedule describes certain structures which lq~
Table 7-6• are allowed to "project" into yards (or setbacks). It also provid
special rules for calculating open and pervious areas affected by
Projections Schedule such structures. See the "Yards (or 'setbacks)" and the "Open &
Pervious Areas" tables.
Maximum Allowed Projection (In
Inches), Measured From The Inside Special Rules For
Type of Structure Edge Of The Yard Calculating Open
Front Rear SF & Pervious Areas
Yard Yard Side Yard Bufferyard
24" except
15" that no The area beneath
Items above ground level: Eaves, 15" ~ item such an item counts
cornices, roof extensions, 2( 4" for for below the
"greenhouse" and bay windows 15 does not
eaves). eaves). eave may open area-.Q Iy if the
(no floor space), window sills,
cantilevered building space, be closer total projection is
See Notes
window boxes, belt courses, See See than 36 less than or equal to
Note Notes to the 1.1 and 13. the maximum stated
window air conditioners and
similar parts of buildings. 1.1. 1.1 and SPL. See (or 24 inches, for
13 Notes 1.1 non-yard locations).
and 13.
12" except
that no
item
Items at and above ground level: 15" below the 15"
Chimneys/fireplaces (with cross- See eave may The area does not
Buildings sectional areas of 8 square feet or 15" Notes be 15" count as either open
And less) and similar parts of 1.1 and closer than See Notes or pervious area.
buildings. 13. 36" to the 1.1 and 13.
Attached
Structures SPL. See
Notes 1.1
and 13.
The area does not
0 but 0 0 count as either open
Porches/platforms/decks higher see 0 or pervious area. The
than 14 inches, and similar Note See area beneath a deck
1.2. See Notes 1. 1 Notes See Notes may count as
structures attached to a building. Note 1. 1 and 3. and 1. 1 and 13. Pervious area if rain
1.1. 13. 13. is allowed to pass
through the deck.
0 0
120" 0
Steps not higher than the first See See The area does not
floor level. Note See Notes count as either open
Notes See Notes o pervious area.
1.1. 1.1 and 13 and L I and 13. 13.
[remainder of Table 7-6 remains unchanged]