HomeMy WebLinkAbout10112007 ZPC Minutes
rL.1) City of West University Place
A Neighborhood City
® Recycled Paper ZONING & PLANNING COMMISSION
BILL WATSON CONFERENCE ROOM
3800 UNIVERSITY BOULEVARD
MEETING MINUTES
October 11, 2007
MEMBERS PRESENT: Steve Brown, Allan Elkowitz, Patric Stafshede,
Selby Clark and Mac McManus (arrived at 6:20
P.M.)
MEMBERS ABSENT: Janet Duncan and Dick Yehle
COUNCIL: Bob Fry
STAFF PRESENT: Debbie Scarcella, City Planner, Sallye A. Clark,
Planning Assistant, and James Dougherty, City
Legal Counsel
Callao Order - With quorum present at 6:12 p.m., Steve Brown called the meeting to
order..
Bob Fry Council member spoke and thanked the board members for volunteering and
welcomed them.
1. Minutes.
September 13, 2007: Mac McManus made a motion to approve as written. Selby
Clark seconded. Ayes: Steve Brown, Allan Elkowitz, Patric Stafshede, Selby Clark
and Mac McManus. Noes: none. Motion passed. Minutes approved.
2. Administrative Topics/Election of Officer. ZPC members present Allan Elkowitz,
Patric Stafshede, Mac McManus, Selby Clark and Steve Brown gave a brief
introduction of themselves. City staff also introduced themselves. Steve Brown gave
a brief description of ZPC duties. The Zoning and Planning Commission (ZPC) is
charged with the authority and responsibility for approval of conceptual and
comprehensive plans, plats and replats within the city limits. The ZPC is also
responsible for assessing the need for amendments to the zoning regulations. These
amendments can come about at the direction of City Council, recommendation of
staff or suggestion by the general public. Steve Brown went over the Rules of
Procedure and the meeting time of 6:00 p.m was discussed. After discussion, Mac
McManus made a motion to change the meeting time to 6:15 p.m. Selby Clark
seconded. Ayes: Steve Brown, Allan Elkowitz, Patric Stafshede, Selby Clark
and Mac McManus. Noes: none. Motion passed. There was a request per the Rules
of Procedure to nominate a ZPC member for the position of Secretary. This position
only signs plats or replats if approved. Patric Stafshede made a motion to nominate
and be forwarded to City Council for final approval Selby Clark as secretary. Allan
Elkowitz seconded. Ayes: Steve Brown, Allan Elkowitz, Patric Stafshede, Selby
Clark and Mac McManus. Noes: none. Motion passed.
3800 University Boulevard • West University Place, Texas 77005-2899 0 713066804441 0 www.westu.org
Zoning & Planning Commission Minutes
October 11, 2007 Meeting
Page 2 of 2
3. Prior Re-Plat Approval. Debbie Scarcella gave the staff report as follows: This
plat was originally approved by ZPC in 2002. The applicant, Horizon Group,
submitted a permit application to install electronic gates at the driveway entrances.
Staff denied the permit application since the site plan did not have gates at the
driveway and because of concerns about traffic flow. Staff informed the applicant
that they must get approval from the ZPC if they wanted to pursue the issue. The
applicant submitted a replat request to the ZPC. Staff recommended disapproving the
plat due to traffic congestion problems and conflict with maneuvering area. At that
time the applicant formally requested to withdraw the plat and to resubmit on or
before the October 2005 meeting. The applicant submitted an amended plat and a
recommendation from a traffic engineer for the September meeting. There was
concern from staff about emergency vehicle access to the site and maintenance of the
gate. The ZPC requested that the applicant return to the next meeting with additional
information and corrections to the plat. The applicant resubmitted the corrected plats
and requested information and the final replat was approved on November 10, 2005
with the conditions that the approved emergency access protocols by the Chief of
Police were incorporated, corrected signature lines with appropriate ZPC members
and correction of dates were made, and the plat was dated November 8, 2005. The
applicant has not followed through with the conditions of approval. Almost two years
have elapsed since the initial approval on November 10, 2005. Staff contacted the
applicant to find out if there were any plans to proceed with the documentation
required in the original approval, and was informed that the plans for installing the
access gate were no longer in progress. Staff recommends that ZPC consider
rescission of the replat due to the time that has elapsed and lack of progress in
completion of the approval conditions. After discussion, Mac McManus made
motion to notify the applicant of record and current owners of intention to rescind the
replat unless they show cause at the ZPC meeting scheduled November 8, 2007.
Patric Stafshede seconded. Ayes: Steve Brown, Allan Elkowitz, Patric Stafshede,
Selby Clark and Mac McManus. Noes: none. Motion passed.
Miscellaneous Amendments/Updates. Steve Brown gave a brief background
overview on the amendments that the previous ZPC were working on and how the
Joint Public Hearing process works. Steve Brown went over the Garages and
maneuvering area amendment and preliminary report that were passed on September
13, 2007. Then James Dougherty gave a background and overview of the Old Stock
Housing amendment. After discussion, it was requested that this amendment and
preliminary report be modified and repassed at the November 8, 2007 meeting. It
was requested due to time, that the remaining five amendments along with the
driveway amendment and structures amendment (with Steve Brown's suggested
wording) be discussed at next month's meeting.
Adjournment. Mac McManus made a motion to adjourn. Selby Clark seconded.
Ayes: Steve Brown, Allan Elkowitz, Patric Stafshede, Selby Clark and Mac
McManus. Noes: none. Motion passed. Meeting adjourned at 8:15 p.m.
Zoning & Planning Commission Minutes
October 11, 2007 Meeting
Page 3 of 3
Attachments:
Copy of Welcome letter to ZPC members
Staff Report dated October 1, 2007, Re: Recission of Replat of Rice Village Place
Email from David Pratt, Horizon Group in reference to Amending Plat Rice Village
Place, dated August 2, 2007.
Memo from ZPC member Dick Yehle dated, October 9, 2007, re: pending
amendments.
Preliminary report and amendment relating to garages and maneuvering areas, etc.,
dated 9-13-2007
Preliminary reports and amendments relating to Old Stock housing (base and
alternate versions), dated 9-13-2007
Scope of Proposal- Structures by Steve Brown, dated 10-11-2007
PASSED THIS DAY, OF , 2007.
Steve Brown, Presiding Officer
A14
"Sa
llye A. Clar Planning Assistant
Machmea fv i 0 i 0. ZPC frio 5
On behalf of the Planning and Development Services Divisions, welcome to the City of
West University Place Zoning and Planning Commission! Thank you for volunteering to
serve the city and it's residents during the next two years.
The Zoning and Planning Commission (ZPC) is charged with the authority and
responsibility for approval of conceptual and comprehensive plans, plats and replats
within the city limits. The ZPC is also responsible for assessing the need for amendments
to the zoning regulations. These amendments can come about at the direction of City
Council, recommendation of staff or suggestion by the general public.
The ZPC meets the second Thursday of each month at 6:00 p.m. in the Bill Watson
Conference Room located in the municipal building on University Boulevard. Contained
in this packet is a copy of the upcoming meeting agenda for the October 11, 2007
meeting. Also attached are the ZPC rules of procedure, meeting dates through December
31, 2007, member roster, and recent proposed amendments to the zoning regulations. We
are providing this packet to you about a week earlier than usual so that the newly
appointed members will have adequate time to review the information before the
meeting.
Please contact Debbie Scarcella, City Planner or Sallye Clark, Planning Assistant if you
have any questions about the information contained in the packets. Planning Division
staff members are the liaisons to the ZPC and the Zoning Board of Adjustment. Staff
will be happy to answer your questions and discuss any of the proposals on the agenda.
Once again, welcome to the Zoning and Planning Commission during the 2007-2009
term. Please do not hesitate to contact any of the Planning or Development Services
Division staff members.
See you at the meeting!
Debbie Scarcella
City Planner
Sallye Clark
Planning Assistant
Sean Landis
Building Official
Attachment to 10-11-2007 ZPC minutes
City of West University PlaceoTexas
Memo
To: Zoning & Planning Commission
From: Debbie Scarcella, City Planner
Date: October 01, 2007
Re: Staff Report for Rescission of Replat of Rice Village Place
Request for Rescission of Replat:
This request is for rescission of the replat of Rice Village Place, a subdivision in Harris
County, Texas according to the map or plat thereof recorded under Film Code No.
531096 of the map Records of Harris County, Texas, more commonly known as 6016,
6018, 6020, 6022, and 6024 Kirby Boulevard, West University, Texas.
The replat rescission is requested by staff due to the conditions of the replat approval not
being met in a timely manner.
Staff Recommendation
This plat was originally approved by ZPC in 2002. The applicant, Horizon Group, submitted
a permit application to install electronic gates at the driveway entrances. Staff denied the
permit application since the site plan did not have gates at the driveway and because of
concerns about traffic flow. Staff informed the applicant that they must get approval from the
ZPC if they wanted to pursue the issue. The applicant submitted a replat request to the ZPC.
Staff recommended disapproving the plat due to traffic congestion problems and conflict with
maneuvering area. At that time the applicant formally requested to withdraw the plat and to
resubmit on or before the October 2005 meeting. The applicant submitted an amended plat
and a recommendation from a traffic engineer for the September meeting. There was concern
from staff about emergency vehicle access to the site and maintenance of the gate. The ZPC
requested that the applicant return to the next meeting with additional information and
corrections to the plat.
The applicant resubmitted the corrected plats and requested information and the final replat
was approved on November 10, 2005 with the conditions that the approved emergency access
protocols by the Chief of Police were incorporated, corrected signature lines with appropriate
ZPC members and correction of dates were made, and the plat was dated November 8, 2005.
The applicant has not followed through with the conditions of approval. Almost two years
have lapsed since the initial approval on November 10, 2005. Staff contacted the applicant to
find out if there were any plans to proceed with the documentation required in the original
approval, and was informed that the plans for installing the access gate were no longer in
progress. A copy of the e-mail from the applicant is attached.
ttt hment to1041 M7 ZPC minutes
to recommends that consider rescission of the replat due to the time that has elapsed
and lack of progress in completion of the approval conditions.
0 Page 2
Attachment to 10-11-2007 ZPC minutes
From: DAVID PRATT
Sent: Thursday, August 02, 2007 4:47 PM
To: 'sclark@westu.org'
Subject: Amending Plat Rice Village Place
Dear Miss Clark,
At this time Horizon Group has withdrawn from the above referenced project.
Respectfully,
DAVID PRATT
HORIZON GROUP INT'L
4204 BELLAIRE
HOUSTON, TX. 77025-1055
OFF (713) 660 8282
FAX (713) 660 0102
CEL (713) 642 7305
DPRaTT@' GIUSA.COM
Attachment to 10-11-2007 ZPC minutes
October 9, 2007
Debbie,
As you know I will regrettably be unable to attend the ZPC meeting in either October or
November due to an important commitment to my parents. I nevertheless wanted to
offer some brief thoughts about a few of the issues facing the Commission on October
10.
Item Comment
Garages I generally support steps to resolve parking issues in the City. It
would be nice if people would use garages for their intended purpose.
Old Stock I believe I understand the purpose of the change to be spreading a
Housing wider net in defining Old Stock Housing. I find that acceptable.
I would advocate clarifying the vintage of such houses as those built
prior to a certain date about 40 years ago, perhaps 1980. By setting
such a date, the concept of housing that is Old Stock will remain fixed
and newer houses will not creep into the category. A date such as
1980 predates most of the redevelopment and hence captures
houses that are truly "old stock".
Structures I appreciate the inspiration for the ordinance but question if 250
pounds is large enough. I have a concrete fountain (in my backyard)
that weighs more than 250 pounds but less than 500 pounds. It is
not very large but would not comply. Consideration should be given
to modest) increasing the weight parameter.
Buildings in The issue of opaque versus translucent windows should be
Rear Yards reconsidered. The matter arose at a public hearing regarding
prospective redevelopment by West U Methodist Church. A neighbor
observed that a proposed translucent window on the second story of
a future building would be problematic in terms of light trespass onto
adjoining lots. I confirm that is an issue by virtue of a neighbor with
translucent skylights on a first floor room. When the interior lights are
on in the house, light from the skylights transmits to neighboring
properties with a slightly bothersome intensity. It would be even
greater with a side-mounted translucent window.
Mechanical I support this ordinance.
Equipment in
Rear Yards
Garages in Side The point about translucent windows from above is reiterated.
Yards
Regards,
Dick Yehle
Re: ZPC - Oct 07
Attachment to 10-11-2007 ZPC minutes
Exhibit A
Zoning & Planning Commission
City of West University Place, Texas
3800 University Boulevard
West University Place, Texas 77005
September 13, 2007
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 GARAGES,
MANEUVERING AREA, ETC.
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: (i) require at
least two garage parking spaces per house (or one per house, for
old stock housing) in single-family districts (SF Districts);
(ii) require such garage parking spaces to be enclosed or semi-
enclosed and adjoining a driveway; (iii) change the formula for
the maximum number of garage parking spaces; (iv) specify
minimum garage parking space dimensions in SF Districts; (v)
specify minimum garage maneuvering areas in SF Districts; and
(vi) specify when structures above driveways must be
cantilevered or suspended. The proposal includes some
clarifying changes and reorganization.
The principal purpose is to require more garage spaces and
make them readily usable.
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)
Attachment to 10-11-2007 ZPC minutes
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( ~1xL. ~ f)f'Y~(~~j voted
"aye;" no "noes; JG j jk/jp I ,4.0gb1 sent .
Respectfully submitted:
ZONING AND PLANNING COMMISSION OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS
By:
For the Commission
Attachment to 10-11-2007 ZPC minutes
Amendment relating
to garages, maneuvering area, etc.
9-13-07
Amend Table 7-4a as follows:
General Rule Every building site, garage space and related structure must
Table 7-4a: conform to the applicable regulations shown, by District, in this table. ("N/A"
means the rule does not apply.) Exceptions/Special Rules: (1) See special rules
Garage space noted in table. (3) See Article 9 regarding Planned Development Districts. (3)
See Note 1 regarding special exceptions.
SF-1 SF-2 SF-3 TH GR- GR• C
Item Regulation 1 2
Garage Garage Minim um:. 1.-,42, } per DU l LO pe i- Q U for W(3. Mock Mini.m.m.n 2.0 per DU_
space, in parking 11011sing)each rntr:St be enclosed or• :;zemi- each Mmust be in tin
general spaces. See t ac.,los d a._gd Ldi in a dr_tt o t . enclosed-g-z -
Article 10. Maximum:: 1.0 per ''27,540 _2.22 i -t1. ft of building site
area, not to exceed 4.0.
Minimum = l fe ;t e-side, 20 {(xet eel) for rr4:lr retiuir 12 ft. wide,
garage ,c ze e i?r: t leant t <.~i; ~i 25 ft. deep ijor (,,,je .
~r?°lt'ir £ tE:t:r17_r`t:f~. ~Zf:t.rago'
dimen-
sions
Garage Maneuver i e N,rtic Ie' 10.
doors or ing area
openings Door or Prohibited unless: (i) the garage door is set back ten (May affect eligibility
opening feet or more from the front yard, and (ii) there is as QMDS. See
facing only open area above the driveway for at least definitions in Article 2.)
front seven feet inward from the front yard, and (iii) any
street line. structure above the driveway !,;;3ridwith,ir~1..0_ feet t
:
th,e rt ona_~ ar r1,7._must be cantilevered or suspended
from the building (no special posts or vertical
supports being allowed).
Door or Prohibited unless: (i) the garage door is set back ten (May affect eligibility
opening feet or more from the side street line, and (ii) there as QMDS. See
facing side is only open area above the driveway for at least definitions in Article 2.)
street line seven feet inward from the side street line, and (iii)
any structure above the driveway rici :r1iir2 10
c 't .,i-±...M id._.:._o.-e t:i_iYi.c;}_.,must be cantilevered or
suspended from the building (no special posts or
vertical supports being allowed).
Garage Limit on Max. 600 sq. ft. GFA in any accessory building N/A
accessory non-garage containing garage space.
buildings space
Attachment to 10-11-2007 ZPC minutes
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.
~~=3sa:}ri. ~~~~=~:~.€a-~:-n~lr(~--'s~a~ 31~-;a~3w a-tar,-~--;~..w.~•-~.; .;)..~•-;-»~1---i~x-i~r~=-~}ate-~-~---1--~~-r•41
Amend the second page of Table 7-4a in the same manner as shown above, so that. (i)
changes applicable to SF Districts apply to "PDD-SF" Districts and (ii) changes
applicable to the TH District apply to "PDD-TH" Districts (but not PDD-C).
Amend subsection (c) of Section 10-102 as follows:
(c) 4444-, ,,,,i ~ManeuveringAreas. In addition to the minimum dimensions
for parking spaces, there must be sufficient driveways and other maneuvering areas,
to allow ordinary, practical use of each n"qL'i"i'1~( 'i parking space- 1
, 'Ia netiy,ertt iireas IT ust ~-IISQ CQ1Y1 k,' NN-101 the follo~N ire
1~1 s s' r}tt t -#3 t~f24?fkFe'tlt ° c2#d'N To t iIit )t£ access to each
ld)F'~ (tIjre(i <'dr,ItrE )c7tltli'1"' ITIUS1 1)C `r [71<tiIOI
£rli'lr- area
1J I111r1('t.l<itf'11 OUF :1_cl tile lr 1-{E' ~)1?f'fl.lr2i For `1~~ '74C': the 1111 n.1..1niiin
jin, nsion, ~:ire 0 tt long and 10lt. ide, for e. iclr )<rc:c c.trlless the
t£1n1rr2r f1 2T1Ct =alfrcl~rl rlete{ 111rr1(21i it; a <iilfcrl nt configrar 3tion Neill allow
lI4{...E..lIi C t(?_-'rl€-....<3Tlt....l£'rilf' the, )dCt' c' r., 3 t ~ i~r1C~ <1K)j?Y(Svf. the
E',i}t 6 ur ition cis 1}art of all offi6 i1 ~+ite plan). `3n t10 tht area 111av be located
IOU' 1 1 lt- 7 `1-E-- £-)_.3-I_f~r£......'f~) EL.£'C-:~ t}£t?t l._. _ £'I_L}--11- 112E lt,~1_ F })Y'_rr(:Cr.'
~~ff SF D d1I£~till' 1111r1i1)'t!,nn ~~i1mji -i~ ns ~!rt 24 ft. lon(T .111{1 3 It_ t~'der' tfi rn the
a1 ~e 6~t)£',111.i1 ~i.n1l rllc'~ <11 E rz 111~asr 1Nt:' l£)c°~lt,ed (',11tir•£1.y on tht~. buildir1ET rite.
(2) Maneuvering areas may not be counted toward the required number of
parking spaces (except on sites with SFD use only).
(3) Maneuvering areas (t'xcc' }]t_.€.,f1£ s -~e_rviji<y only one or two {:l-we~llir2<)• 1.111it:s) must
be r rovi{ie d, sized and arranged so that a large vehicle can leave the street
driving forward, enter any required parking space driving forward, park in
that space, and then re-enter the street area driving forward, all with no
more than two stops to change directions. As used in this section, "large
vehicle" means a truck 18 feet long, with a turning radius of 24 feet (outside
of bumper). I;: r ` 1 = t€ rte- trfjyl te, +a r it rr-a=r "hat tneeve
~.-~w=-~-?rte-~
} n. 1isable 6~Zt 1,1_ri1"k '660 VI,
tV 'k.r1i ('.Pa I,'?£ d11£ ti11111lcl2" ;il.f: is ?r?.~rV
12'1 tow 1[f C LiLY'` 2 lY~ t'tlY2t L 1.
Attachment to 10-11-2007 ZPC minutes
Exhibit A
Zoning & Planning Commission
City of West University Place, Texas
3800 University Boulevard
West University Place, Texas 77005
September 13, 2007
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 OLD STOCK
HOUSING
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. Under the existing definition of "old
stock housing," housing does not qualify if: (i) it had more
than 1,700 square feet of gross floor area when built, or (ii)
it currently has more than 3,400 square feet of gross floor
area. This proposal would: (i) eliminate the 1,700-square-foot
original size restriction (but keep the requirement that the
housing be more than 40 years old), and (ii) change the current
size restriction from 3,400 square feet to "twice the gross
floor area of all the buildings on the site when originally
built." Changing this definition would affect not only the
zoning ordinance but also other building-related ordinances (see
Section 18-20 of the Code of Ordinances).
The principal purpose is to expand the definition of and
preserve and encourage the renovation of "old stock housing."
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
Attachment to 10-11-2007 ZPC minutes
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 f rc(i,') ::Jr)(tba- nihin ~ 11 rrana-s~ voted
"aye;" no "noes ; " ) 14C,, rCtc i r'. absent.
Respectfully submitted:
ZONING AND PLANNING COMMISSION OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS
By: For the Commission
Attachment to 10-11-2007 ZPC minutes
Amendment relating to
definition of
"old stock housing"
(alternate version)
9-13-07
Amend the definition of "old stock housing" as follows:
Old stock housing. One or more buildings on a SFD site meeting all the following
criteria: (i) the principal building was built more than 40 years previously
with a gross floor- area-
of 1,700 square feet , and (ii) the gross floor area of all buildings on the site does not
vu r
„ ffently exeee 3,400 square feet- exceed twice the gross floor area of all the buildings on the
site when originally built.
r
1
0(tchaot 101111AIU)7 7PL Mlouks
Structures - Scope of Proposal
October 11, 2007
Suggested wording for use in Exhibits A:
Under the existing definition of "structure," certain criteria contribute to define what a
structure is. The proposal adds a presumption that a human-made object that remains in
one location for 180 days or longer and weighs more than 250 pounds or is attached to
the ground (or another structure); is a structure.
The principal purpose is to amend the definition of "structure" to help with enforcement.
Suggested wording for use in Exhibits B:
Under the existing definition of "structure," certain criteria contribute to define what a
structure is. The proposal adds a presumption that a human-made object that remains in
one location for 180 days or longer and weighs more than 250 pounds or is attached to
the ground (or another structure); is a structure.
SGB
10/11/2007