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Home My WebLink About06142007 ZPC Minutes OLM) City of West University Place A Neighborhood City ® Recycled Paper ZONING & PLANNING COMMISSION BILL WATSON CONFERENCE ROOM 3800 UNIVERSITY BOULEVARD MEETING MINUTES June 14, 2007 MEMBERS PRESENT: Steve Brown, Beth Beloff, Robert Inaba, Jeffrey Horowitz, Les Albin, and Mac McManus MEMBERS ABSENT: Michael Silver STAFF PRESENT: Debbie Scarcella, City Planner, Sean Landis, Chief Building Official, Sallye A. Clark, Planning Assistant and James Dougherty, City Legal Counsel Call to Order - With quorum present at 6:07 p.m., Steve Brown called the meeting to order. 1. Minutes. February 8, 2007: Mac McManus made a motion to approve as written. Jeffrey Horowitz seconded. Ayes: Steve Brown, Beth Beloff, Robert Inaba, Jeffrey Horowitz, Les Albin, and Mac McManus. Noes: none. Motion passed. Minutes approved. March 8, 2007: Beth Beloff made a motion to approve as written. Jeffrey Horowitz seconded. Ayes: Steve Brown, Beth Beloff, Robert Inaba, Jeffrey Horowitz, Les Albin, and Mac McManus. Noes: none. Motion passed. Minutes approved. May 10, 2007: Les Albin made a motion to approve as amended. Mac McManus seconded. Ayes: Steve Brown, Beth Beloff, Robert Inaba, Jeffrey Horowitz, Les Albin, and Mac McManus. Noes: none. Motion passed. Minutes approved. ZPC Agenda item 3 was discussed before agenda item 2. 2. Framed Area and Related Regulations; Amendments. This agenda item was not discussed. Steve Brown requested that ZPC please bring back documents to next month's meeting and for Sallye to put a reminder note in the packets. Steve Brown also requested James Dougherty, City legal Counsel to check on two bills that would sharply impair newer types of zoning regulations (e.g., impervious cover limits, "vertical setbacks" and floor-area ratios) and be prepared to give a status report at next month's meeting. 3. Topics for review for 2006 - 2007. Tom and Carol Speed, 6110 Community Drive stated they were in attendance at the meeting as they were interested in the agenda item relating to miscellaneous structures located in yards, including fountains, arbors, trellises, sculptures and other similar structures. Debbie Scarcella gave a brief background on the amendment relating to mechanical equipment in rear yard or side yard dated 6-11-2007. Debbie Scarcella stated in the last three years there had been 3800 University Boulevard 9 West University Place, Texas 77005-2899 0 713066804441 0 www.westu.org Zoning & Planning Commission Minutes June 14, 2007 Meeting Page 2 of 2 four or five requests before the Zoning Board of Adjustment to replace existing air- conditioning units that are elevated on a deck, sometimes behind a garage, because the particular structures were built and designed for the a/c units to go there. It is a very heavy undertaking to relocate them. It involves not just extensions of compressor lines, but extensive electrical work. All of the variance requests were granted and it was staff's request that ZPC revisit this ordinance to allow replacing older equipment as follows: "Replacing older equipment in a side yard: (i) may not be located closer than 18 inches to a property line. and (ii) must comply with the same noise rules as new equipment. NEW AND REPLACEMENT EQUIPMENT: Except as otherwise indicated in this note, these rules apply to all: (i) new installations of equipment (with new foundations, electrical supplies, connecting lines, etc.) and (ii) replacements of older equipment, but only if new foundations, connecting lines and electrical supplies are also provided. " After discussion ZPC requested that James Dougherty, City legal counsel, revise the amendment to put back the fire marshal provision and prepare a preliminary report and bring back to next month's meeting. ZPC also requested that James Dougherty bring back a modified version with screening requirements. James Dougherty went over the amendment relating to driveways and loading areas, dated 6-9-2007 to amend table 7-5 a, as follows: For SFD use: (i) the minimum width is 10 ft. and ii) there must be a driveway loading area at least 18 feet long either on the building site or in the adjacent street area (or partly in each) but not encroaching upon any part of a public sidewalk (existing or proposed) or roadway. For non-SFD residential use the minimum width is 10 feet, or 17 feet if two-way and serving three or more DU's. After discussion, ZPC requested that James Dougherty revise the amendment to apply to new construction only in reference to the minimum length and width and bring back with a preliminary report to next month's meeting. James Dougherty went over the proposed changes in the amendment relating to Table 7-4a: Garage Space dated 4-6-2007. It would require two garage parking spaces per dwelling unit (except for old stock housing) and they must be enclosed or semi enclosed. Minimum garage dimensions would be 10 ft wide, 20 feet deep for each required garage space. Maneuvering area would be required immediately outside garage opening, to facilitate access to each required garage space and would be required in all districts. Door or opening facing front street line is prohibited unless: (iii) any structure above the driveway and within 10 feet of the front yard must be cantilevered or suspended from the building. Door or opening facing the side street line is prohibited unless (iii) any structure above the driveway and within 10 feet of the side street line must be cantilevered or suspended from the building. After discussion, ZPC requested that James Dougherty revise the amendment to add in Garage Space: minimum 1 per dwelling unit for old stock housing and to reconcile and alter the maximum rule. Debbie Scarcella, City Planner and Sean Landis, Building Official were asked for next month's meeting to prepare illustrations to help set the minimum dimensions in Note 2 to go with the maneuvering area requirement. Beth Beloff left the meeting at 7:32 p.m. during agenda item 3 with a quorum still present. Zoning & Planning Commission Minutes June 14, 2007 Meeting Page 3 of 3 Adjournment. Les Albin made a motion to adjourn. Mac McManus seconded. Ayes: Steve Brown, Jeffrey Horowitz, Robert Inaba, Les Albin, and Mac McManus. Motion passed. Meeting adjourned at 8:30 p.m. Attachments: Possible Topics for Review 2006-2007, dated May 11, 2006 Amendment relating to mechanical equipment in rear yard or side yard (Table 7-6), dated 6-11-2007 Amendment relating to driveways and loading areas, Table 7-5a, dated 6-9-2007 Amendment relating to Garage Space, Table 7-4a dated 4-6-2007 PASSED THIS DAY, OF , 2007. Steve Brown, Presiding Officer ATTE : (A-~ (1 UfJ'Ak a e A. Clark, Tanning Assistant Attachment to 6-14-2007 ZPC minutes Possible Topics for Review 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) 4. Evaluate Garage and Driveway regulations: A. Evaluate garage setback requirements on new or remodeled garages to 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 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*** Attachment to 6-14-2007 ZPC minutes Amendment relating to mechanical equipment in rear yard or side yard (Table 7-6) 6-11-07 Amend Note 6 of Table 7-6 as follows: Note 6. Equipment In Rear or Side Yard. REAR YARD: Indicated equipment may project into a rear yard only if (a) separating the equipment from any building site across the rear lot line, there is a solid wall at least one foot higher than the highest part of the equipment; (b) if the equipment occupies any part of an easement under the control of the City, the City has issued a separate acquiescence or consent to the occupancy of the easement; (c) there has been formally granted to the city any utility easement deemed necessary by the City's chief utility official; (d) the base of the equipment is not higher than 14 inches above the ground (Exception : the base may be elevated to the minimum level of the lowest floor of the principal building, as established by the City's flood damage prevention ordinance, if that level is higher than 14 inches above the ground.), and (e) if located within five feet of any property line, the equipment is fully encased in a sound-absorbing cabinet or is otherwise designed and operated to comply with the City's noise regulations; see Chapter 54 of the Code of Ordinances (noise rules apply to any new and replacement I e q n A.-. SIDE YARD: Indicated equipment may project into an interior or street side yard (but not closer than three feet to a property line) only if it is fully encased in a sound absorbing cabinet, or is otherwise designed and operated to comply with the City's noise regulations; see Chapter 54 of the Code of Ordinances- However, gU equipment replacing older equipment in a side yard may not be located closer than 18 inches to a property line., fifth -determines that sueh pfejeetion will not signifieantly inteffer-e with emer-geney aeeess, either e the same to an another- site and ii must comply with the same noise rules as new equipment. NEW AND REPLACEMENT EQUIPMENT: Except as otherwise indicated in this note, tThese rules apply to all. new installations of equipment (with new foundations electrical supplies, connecting lines, etc.) and ii replacements of older equipment, but only if new foundations, connecting lines and electrical supplies are also provided.- mCc~~~~, r x'15 cn in Attachment to 6-14-2007 ZPC minutes Amendment relating to 0 DRAFT driveways and loading areas 6-9-07 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.) Erceptions/Special Rules: (1) See special rules Parking, driveways, etc. noted in table. (3) See Article 9 regarding Planned Development Districts. (3) See Note 7 regarding special exceptions. (4) See Article 10. Item Rsgnlation `-1 W-2F~B ' f< 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. Emergency Nhmmum 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. For SFD use W the minimum width is 0 ft. and, (ii) there must be a Minimum riveway loading area at least 18 feet long either on the building site or in the width, len .h. adjacent street area (or partly in each) but not encroaching upon any part of See Note 1. a public; sidewalk (existing or proposed) or roadway. For non-SFD residential use, the minimum width is 10 feet, or 17 feet if two-way and serving three or more DU's. For SFD use: W Driveway serving any single-bay garage: 12 feet. (ii) Driveways and M mum Driveway in a front yard serving rear garage or side-facing garage: 12 feet. private streets w' th (iii) Driveway in side street area of a corner site serving a side-facing garage ee Note 1. With three or more bays: 30 feet; (iv) Any other driveway: 20 feet. For other Otherregulations residential uses: 24 ft. (or 35 feet if connecting to a major thoroughfare). For apply; see, e.g. any other use: 30 feet (or 35 feet if connecting to a major thoroughfare). Article 10. For non-SFD uses: 160 feet, driving distance to the nearest street area, Maximum measured along centerline from farthest end point. A longer driveway is length allowed if there is an approved turnaround or second means of egress, or if the drive-way 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. For SFD use: Hard-surfaced pavement required for each required parking Pavement Required type space; twin "ribbons" of pavement are permitted. For all other uses: See Note 4. Reinforced concrete, with curbs and drains required for all vehicular areas. Exceptions: See Table 7-3 (pervious pavement) and Note 4. vJ Attachment to 6-14-2007 ZPC minutes 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 use: Maximum one per 50-ft. segment of street line. See Note 5. Other regulations Max. width per Four feet (for aprons) plus the maximum driveway width allowed. Each curb apply,* see, e.g. 50-ft. segment cut must be confined to the part of the street area that directly abuts the Article 10. 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 structures, triangle: structures, plants or other things taller than 2.0 ft. or shorter than See definitions plants and 8.0 ft. This does not require removal of trees in existence on July 1, 1992, if in Article 2 other things kept pruned. Note 1. Width measurement methods. Minimum driveway width refers to both 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. Note 2. Grouped or shamed parking. Article 10 also provides for a special exception, in certain circumstances. Note 3. Parking exclusivity (non-SFD uses). Required parking spaces must be kept open, re adily accessible and used for parking only, with no sales, dead storage, display, repair work, dismantling or servicing of any kind. Required guest parking spaces must be kept open and reserved for that use only. Note 4. Pavement. The ZBA may issue a special exception to allow other materials if it finds that they will provide equal or better durability. Note 5. Curb cuts. The ZBA may issue a special exception for additional curb cuts. Circular driveways specifically allowed by another ordinance are not prohibited. Note 6. Route; Alternating Driveways. Each driveway must connect garage space to the street by the most direct route. On narrow sites where alternate side yard areas apply (see "Yards" table), the following special restrictions also apply: (A) there must be a driveway located as nearly as practicable to one side of the site; (B) the side is determined in accordance with the established driveway pattern for the block face in question, if there is such a pattern; and (C) if there is no such pattern, and if there is an adjacent driveway on one adjoining building site but not the other, the driveway must be on the side farthest from the adjoining driveway. Exceptions: (i) this paragraph does not prohibit circular driveways specifically permitted under another ordinance of the City, and (ii) a driveway may be curved or moved away from the most direct route to the extent reasonably necessary to avoid destroying or seriously injuring a tree. Note 7 Special Exceptions. The ZBA may issue a special exception for a parking area, garage or driveway (or other maneuvering area) in another location or with a different design than prescribed by this ordinance, 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. Note 8. Curb Cuts in PDD-THI. (0 If a building site abuts both Bellaire Boulevard and another street, then all vehicular access shall be from the other street, and no more than two curb cuts shall be allowed. However, in the case of the development of Lots 6, 7, 8, 9 and the east ten feet of Lot 10, Block 1, Kent Place Addition, if Lot 6 is included in the same building site or in a joint development with the other lots, vehicular access shall be limited to one curb cut on Mercer Street. (ii) If a building site abuts only Bellaire Boulevard, vehicular access shall be limited to two curb cuts. Note 9. Curb Cuts in PDD-TH6. W If a building site abuts both Academy and Bissonnet, no curb cuts on Bissonnet and no more than two curb cuts on Academy are permitted. (ii) If a building site abuts only Bissonnet, there may be no more than two curb cuts. Note 10. Driveways in PDD-TH7 Cul-de-sac driveways in PDD-TH7 may not exceed 50 feet in length, or 200 feet if a terminus is provided with dimensions adequate for turning. Note 11. Curb Cuts in PDD-TH2. (i) If a building site abuts both Kirby Drive and another street, there may be one curb cut on Kirby Drive and on each other abutting street. 60 If a building site abuts only Kirby Drive, vehicular access shall be limited to two curb cuts. Note 12. Curbs as Wheel Stops. Curbs may be used as wheel stops. Area outside a curb-wheel stop counts toward minimum parking space dimensions if actually usable as "overhang" and not needed for maneuvering area. C Attachment to 6-14-2007 ZPC minutes General Rule. Every building site, garage space and related structure must conform Table 7-4a= to the applicable regulations shown, by District, in this table. ("N/A" means the rule does not apply.) Exceptions✓Special Rules (1) See special rules noted in table. (3) Garage space See Article 9 regarding Planned Development Districts. (3) See Note 1 regarding special exceptions. Item Regulation _ Min. 4-.02_0 per DU (excep Garage parking 10; must be enclosed or semi- Min. 2.0 per DU; -Mmust be in Garage spaces. See enclosed. I'll q nclosedwage. space, in Article 10. general Minimum garage N4A-10 feet wide 20 feet de p or each 2 ft. wide X25 ft. dee dimensions required garage s)ace) (for each required garage spacer Maneuvering N/-_V Required a4--immediately outside garage opening, to facilitate access to I area each required garage space. See Note 2. Prohibited unless: (0 the garage door is set back ten feet or more from the front yard, and (ii) there is only open area above the Door or opening driveway for at least seven feet inward (May affect eligibility as QMDS. facing front from the front yard, and (iii) any structure See definitions in Article 2.) street line. above the driveway (and within 10 feet of the front yard) must be cantilevered or Garage suspended from the building (no special doors or posts or vertical supports being allowed). openings Prohibited unless: 6) the garage door is set back ten feet or more from the side street line, and (ii) there is only open area above Door or opening the driveway for at least seven feet inward facing side street from the side street line, and (iii) any (May affect eligibility as QMDS. line structure above the driveway (and within See definitions in Article 2.) 10 feet of the side street line) must be cantilevered or suspended from the building (no special posts or vertical supports being allowed). ' Garage `.J I*j access Limit on non- Max. 600 sq. ft. GFA in any accessory N/A sory garage space building containing garage space. buildings 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. Note 2. Garage maneuvering area . For SFD use: (i) minimum dimensions are ft long and ft. wide, for each required garage space and (ii) it may be located on the building site or in the adjacent street area or partly in each. For anon-SFD uses: (i) niMinimum dimensions are 24 ft. long and A,4f_-a-A 2 ft. wider than the garage opening and (ii) it must, be located entirely- on the building site. Reasonable, usable "overhang" above low landscaping and similar areas may be counted toward required maneuvering area. See also Table 7-5a and Article 10. c~ ' 4-6 0"r ~ ,~.~2 tjl , - 1! A,~