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HomeMy WebLinkAbout12132007 ZPC Minutes City of West University Place A Neighborhood City ® Recycled Paper ZONING & PLANNING COMMISSION BILL WATSON CONFERENCE ROOM 3800 UNIVERSITY BOULEVARD MEETING MINUTES December 13, 2007 MEMBERS PRESENT: Steve Brown, Allan Elkowitz, Dick Yehle, Mac McManus, Janet Duncan; Patric Stafshede and Selby Clark arrived at 6:28 during agenda item 2. MEMBERS ABSENT: None COUNCIL: None STAFF PRESENT: Debbie Scarcella, City Planner, Sallye A. Clark, Planning Assistant, and James Dougherty, City Legal Counsel Call to Order - With quorum present at 6:18 p.m., Steve Brown called the meeting to order. 1. Minutes. November 8, 2007: Mac McManus made a motion to approve as written. Janet Duncan seconded. Ayes: Steve Brown, Allan Elkowitz, Mac McManus and Janet Duncan. Noes: none. Dick Yehle abstained. Motion passed. Minutes approved. 2. Miscellaneous Amendments/Updates. Steve Brown gave a brief background on the amendments that the previous ZPC was working on and how the joint public hearing process works. James Dougherty gave a background and overview of the Old Stock Housing amendment dated December 13, 2007. After discussion, ZPC requested that James Dougherty revise the amendment (see attached) so it is date certain. After discussion, Mac McManus made a motion to approve the preliminary report and amendment as revised to reflect date certain ("built before 1980") to forward to City Council for approval. Dick Yehle seconded. Ayes: Steve Brown, Janet Duncan, Allan Elkowitz, Selby Clark, Mac McManus, Dick Yehle and Patric Stafshede. Noes: none. Motion passed. James Dougherty and Debbie Scarcella then gave an overview and background of the Structures amendment dated November 8, 2007. After discussion, ZPC requested that staff revise the amendment and preliminary report to narrow to roof structures and/or enclosures and bring back to next month's meeting. Steve Brown gave an overview, ZPC discussed the Driveways and Parking preliminary report and amendment approved September 13, 2007. Steve Brown also gave an overview and ZPC discussed the preliminary report and amendment on Mechanical Equipment approved on July 12, 2007. Steve Brown and staff gave an overview of the Buildings in Rear yards preliminary report and amendment that was approved on August 9, 2007. After discussion, ZPC requested that the words " or skylights " be removed. Janet Duncan made a motion to amend the preliminary report and amendment and forward to City council for 3800 University Boulevard • West University Place, Texas 77005-2899 0 713.66804441 0 www.westu.org Zoning & Planning Commission Minutes December 13, 2007 Meeting Page 2 of 2 approval with the approval date of December 13, 2007. Allan Elkowitz seconded. Ayes: Steve Brown, Janet Duncan, Allan Elkowitz, Selby Clark, Mac McManus, Dick Yehle and Patric Stafshede. Noes: none. Motion passed. Adjournment. Mac McManus made a motion to adjourn. Dick Yehle seconded. Ayes: Steve Brown, Janet Duncan, Allan Elkowitz, Selby Clark, Mac McManus, Dick Yehle and Patric Stafshede. Noes: none. Motion passed. Meeting adjourned at 8:20 p.m. Attachments: Preliminary reports and amendment relating to Old Stock housing (alternate version), dated 12-13-2007 Preliminary reports and amendment relating to Structures, dated 11-8-2007 Preliminary reports and amendment relating to Driveways and Parking, dated 9-13- 2007 Preliminary reports and amendment relating to Mechanical Equipment, dated 7-12- 2007 Preliminary reports and amendment relating to Buildings in Rear Yards dated 8-9- 2007 PASSED THIS 10qh -DAY, OF '2008. r Steve Brown, Presiding Officer AT:uti- Sallye A. Clar , lanning Assistant Attachment to 12-13-2007 ZPC minutes Amendment relating to buildings in rear yard (Table 7-6) 8-9-2007 Amend Note 3 of Table 7-6 as follows: Note I Buildings In Rear Yard or SF Bufferyard. A building maybe located in a rear yard or SF Bufferyard if it meets all of the following criteria: (a) No part of 4 may be closer than five feet to the rear property line (or to any SF District, if in a SF Bufferyard). (b) 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 epaque-translucen,t__(.hrit ricjt tr_~~lstrii- n~), non-operable openings c) Space in any projecting building may only be used for single- family (detached) use. (d) A principal building may not project unless the ground floor of the projecting part is at least 51 % garage space, and there is no more than 600 square feet of building space, other than garage space, in the projecting part. See garage restrictions in Article 10. D Attachment to 12-13-2007 ZPC minutes "aye;" no "noes;" 133 t of `art, 1 .6jUc bsent . Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS By: For the Commission ' Attachment to 12-13-2007 ZPC minutes Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 August 9, 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 BUILDINGS IN REAR YARDS 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. Note 3 of Table 7-6 of the current zoning ordinance allows some building space (e.g., accessory buildings, garage space) to "project" into a rear yard. This proposal would revise Note 3 to provide that certain openings may be "translucent (but not transparent)." The principal purpose is to clarify Note 3. 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 t r` ~)'{n~~~ 1 ,~~,,,a 12) 5,1'r cC;~ voted Attachment to 12-13-2007 ZPC minutes Amendment relating to mechanical equipment in rear yard (Table 7-6) 7-9-07 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. 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, equipment replacing older equipment in a side yard may project as close as 18 inches to a property line, if the fire marshal determines that such projection will not significantly interfere with emergency access, either on the same site or on another site NEW AND REPLACEMENT EQUIPMENT: These rules apply to all new and replacement equipment. Exception: If older equipment was lawfully installed on an elevated structure in a rear yard, replacement equipment may be installed on the same structure in the same location If the older equipment was lawfully installed without the required separating wall the wall must be provided, but it may be either solid or at least 50% solid (e lattice) All other rules applly. Attachment to 12-13-2007 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 T-na_ba.) ar wrl, t4of(U'B'and MCMW(5 voted "aye;" no "noes;" S'Jvec) Zw-14F cm Nblf) absent. Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS By: C For the Commission Attachment to 12-13-2007 ZPC minutes Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 July 12, 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 MECHANICAL EQUIPMENT IN REAR YARDS 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 current ordinance requires mechanical equipment (e.g., air conditioning equipment) located in a rear yard to be installed near the ground. The proposal would allow replacement equipment to be installed on an elevated structure, if there is older equipment lawfully installed on that structure. The proposal would require a wall (at least 50% solid, such as lattice) to separate the equipment from the rear lot line. The principal purpose is to allow replacement equipment to be installed where there is existing equipment, which should help to avoid expensive retrofitting and help to save energy (retrofitting generally involves longer coolant lines, which are less efficient). 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 12-13-2007 ZPC minutes For all other uses: Reinforced concrete, with curbs and drains required for all vehicular areas. Exceptions: i) See Table 7-3 (pervious pavement) andl Note 4, below. (ii) See Article 10 regarding "Overhan Markings; wheel Required type For non-SFD uses: Parking spaces must be clearly marked on the pavement, stops. and wheel stops are required. See Note 12. Curb cuts Number For SFD use: Maximum one per subdivided lot abutting the street. For non-SFD uses: Maximum one per 50-ft. segment of street line. Other regulations See Note 5. apply,'see, e.g. Article 10. Max. width per Four feet (for aprons) plus the maximum driveway width allowed. Each curb 50-ft. segment cut must be confined to the part of the street area that directly abuts the of street line building site(s) served. See Note 1. Visibility triangles Forbidden The following are forbidden on parts of a building site within a visibility See definitions structures, triangle: structures, plants or other things taller than 2.0 ft. or shorter than in Article 2 plants and 8.0 ft. This does not require removal of trees in existence on July 1, 1992, if other things kept pruned. Note 1. Width measurement methods. Minimum driveway width refers to ltet h unobstructed vehicular access path and, fo.r .pon-SFD use, -pavement. Maximum driveway width refers to maximum width of pavement in a front yard or street area, excluding complying curb cut aprons. Maximum curb cut width refers to the width of the driveway plus aprons, measured at the edge of the roadway. [Remaining notes not amended] Amend the second page of Table 7-5a in the same manner as shown above, so that each change also applies to each PDD. Amend the top two lines of the table in Section 10-100 (Off Street Parking) as follows; Use or type of space Minimum number o parking spaces SFD use on a building site The number of garage parking spaces required by s}. ft~ of=mere. article 7 plus one additimial space located betweeg the required garage space(s) and the public roadway. The additional space may be on the building site or in the adjacent street area (or partly in each), but may not encroach upon any part of a public sidewalk (existing or proposed) or the roadway.-. pet- buijding-s' -e, air,-4o-ki , 7- Amend subsection (g) of Section 12-103 as follows: (g) Driveways. If the PNC item is non-compliance with driveway regulations in an SF District, PNC status is lost if: (i) a new driveway is constructed, (ii) an existing driveway is either replaced or expanded, or (iii) space is added to the principal building so that its gross floor area is increased to 200 percent or more of its gross floor area on the 1987 effective date. This subsectioai does not a 7 l , to non- cc. nipltwice wit[x t~~it inrtttt~ tl niensions for a driveway (or niatieuvering area) on a site with SFQ use only. Attachment to 12-13-2007 ZPC minutes Amendment relating to driveways and parking 9-13-07 Amend table 7-5a as follows: General Rule Every building site, vehicular area and related structure must Table 7-5a: conform to the applicable regulations shown, by District, in this table. ("N/A" means the rule does not apply.) Exceptions/Special Rules (1) See special Parking, driveways, etc. rules noted in table. (3) See Article 9 regarding Planned Development Districts. (3) See Note 7 regarding special exceptions. (4) See Article 10. Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C Off-street parking Number, Depends on land use, layout, etc. See this Tahle, Tahle 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. Mane=u.veri.n r &,v Az°riele .1 O. ;ilrE'2.1s Emergency Minimum 20 ft, via public or private street, to each principal building and each DU (or accessway width. to an adjacent open area accessible to firefighters and equipment). Other See Note 1. regulations also apply, e.g, fire code. Driveways and Minimum For SFD use: 10 ft. private streets width. For non-SFD residential use: 10 feet, or 17 feet if two-way and serving three See Note 1. or more DU's. Other regulations apply; see, e.g. Maximum For SFD use: (i) Driveway serving any single-bay garage: 12 feet. (ii) Article 10. width (.in front. Driveway in a front yard serving rear garage or side-facing garage: 12 yard or street feet. (iii) Driveway in side street area of a corner site serving a side- L-rea) facing garage with three or more bays 30 feet. (iv) Any other drivewa See Note 1. 20 feet. For other residential uses: 24 ft. (or 35 feet if connecting to a major thoroughfare). For a*y -all other use : 30 feet (or 35 feet if connecting to a major thoroughfare). Maximum For non-SFD uses: 160 feet, driving distance to the nearest street area, length measured along centerline from farthest end point. A longer driveway is allowed if there is an approved turnaround or second means of egress, or if the driveway is platted as part of the common area in a QMDS. Route, location See Note 6. N/A Spacing For non-SFD uses: There must be at least 40 feet between the "inside" apron edges (at their narrowest points) of driveways serving the same building site. Pavement Required type For SFD use: Hard-surfaced or pervious pavement required for each requi~ed See Note 4. parking space. Twin "ribbons" of pavement are permitted. Attachment to 12-13-2007 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 voted "aye;" no "noes;" absent. Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS By: For the Commission Attachment to 12-13-2007 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 DRIVEWAYS AND PARKING 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) specify a 10- foot minimum driveway width (unobstructed vehicular path); (ii) allow pervious pavement beneath required parking spaces, as an alternative to hard-surfaced pavement; (iii) require, in addition to garage parking spaces, an extra parking space between the garage and the public roadway (and not atop a sidewalk). The proposal mainly applies to single-family detached houses (SFD use). It includes details for measurement and locations, some cross-referencing and a special rule for some prior non-conforming driveways. The principal purposes are to make driveways easier to use and require extra parking spaces that would not block sidewalks. Such an extra space could also be used as a loading or unloading area. 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 12-13-2007 ZPC minutes Amendment relating to definition of "structures" 11-8-07 Amend the definition of "structure" as follows: Structure . Anything made by humans which: (i) is not readily portable; (ii) is usually left in one location for an indefinite period of time; or (iii) requires either permanent or fixed location on or in the ground or attachment to something having a permanent or fixed location on or in the ground for its use. Examples of structures, which do not limit this definition, are: sculptures; lampposts; sidewalks; driveways; playground equipment and facilities; buildings; flagpoles; antennas and pools. A human-made object that remains in one location for 180 days or longer is presumed to be a structure if it weighs more than 250 pounds or is attached to the ground (or structure); this presumption is rebutable. Attachment to 12-13-2007 ZPC minutes o/ Exhibit A L Zoning & Planning Commission 10 City of West University Place, Texas / 3800 University Boulevard A West University Place, Texas 77005 November 8, 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 amen e zoning ordinance of the City of West University Place, Texas ("City") relating to DEFINITION OF STRUCTURES 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 "structure," certain criteria contribute to define what a structure is (e.g., things not portable, usually left in one place, fixed to the ground, etc.) The proposal adds a presumption that a human-made object that remains in one location for 180 days or longer and either 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. 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 Attachment to 12-13-2007 ZPC minutes Amendment relating to definition of "old stock housing" (alternate version) 12-13-07 Amend the definition of "old stock housing" in the Zoning Ordinance as follows: Old stock housing. One or more buildings on a SFD site meeting all the following criteria~at any Given time (i) the principal building was built more than 40 years before t~ a/ fleeF afea-ef-l-,700 square feet or- , and (ii) the gross floor area of all buildings on the site (at the liven time) does not exceed 200% of the gross floor area of all the buildings on the site when the principal building was built. Amend Note 6 of Table 7-3 in the Zoning Ordinance as follows: Note 6. Old Stock Housing. The ZBA may issue a special exception to reduce the open area requirement in the rear yard, if the ZBA determines: (i) the reduction is reasonably necessary to preserve or protect old stock housing; as it then exists or as it may be proposed to be remodeled or expanded (up to a total gross floor area, for all buildings on the site, that does not exceed 200% of the gross floor area of all the buildin s on the site when the principal building was buil ;-and (ii) there will be no substantial Z l adverse impact upon nearby properties. 1 a~~) Amend Note 13 of Table 7-6 in the Zoning Ordinance as follows: Note 13. Old Stock Housing. The ZBA may issue a special exception to authorize projection of buildings and attached structures into a side yard, rear yard or an SF Bufferyard, if the ZBA determines: (i) the projection is reasonably necessary to preserve or protect old stock housing; as it then exists or as it may be proposed to be remodeled or expanded (up to a total gross floor area, for all buildings on the site, that does not exceed 200% of the gross floor area of all the buildin s on the site when the rinci al buildin was built -and (ii) there will be no substantial adv r e impact upon nearby properties. Amend Section 11.104 of the Zoning Ordinance as follows: Section 11-104. Variances for old stock housing. The ZBA may consider protection or preservation of old stock housing as a factor in determining whether the "hardship" test for a variance is met, either for such housing as it then exists or as it may be proposed to be remodeled or expanded (tip gross " buildings of 3,400 squafe4eet4. Attachment to 12-13-2007 ZPC minutes Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 December 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 am fd the zoning ordinance of the City of West U rsity Place, Texas ("City") relating to OLD K HOUSING c Woo- T o the Honorable Mayor & Members of City Council: 0 The Zoning & Plannin Commission on of the City submit th s its preliminary report, on the subj ct proposal, for the assistance of the Council well a other interested persons.. Y UaZ Scope of Proposal. Un er the xisting definition of "ol stock housing," housing does not q lify if: (i) it ha more than 1,700 square feet of g s fl r ~rl it currently has more than3,00s arerfeethof built, or area. This gross floor proposal would: ell inate the 1,700-square-foot original size restriction (but keep the requirement that the housing be more than 40 years old),Iand change the size restriction from 3,400 square feet o "200 of the gross floor area of all the buildings on the site when the principal building was built." Changing this definition would affect three provisions in the zoning ordinance and other building- related ordinances (see Section 18-20 o the Code of Ordinances). The proposal includes con orming amendments to those provisions and Section 18-20. C> The principal purpose is to expand the definition to encourage the preservation and renovation of old stock housing. i