HomeMy WebLinkAbout01112007 ZPC Agenda Item 2
Amendment to add
"sloped setback" height limits
with "penetrating volume"
1-9-07
Amend Table 7-4b (both pages) as follows:
Table 7-4b: Buildings General Rule Every structure must conform to the applicable regulations shown, by District, in this
table.("N/A" means the rule does not apply.) Exceptions/Special Rules: (1) See special rules noted
in table. (2) See Article 9 regarding Planned Development Districts.
Item Regulation SF-1 SF-2 SF-3 TH GR-1 GR-2 C
Dwelling units Maximum number per One, plus one accessory quarters (AQ) 17.5 per Two 24 per acre. See Uses
building site acre. See table and
Note 8 Art. 9
Framed area, all buildings Maximum area as a 80% 100% See Note 4. N/A
on a building site percentage of building
site area
Length or width, any Maximum horizontal N/A 130 feet See Note 3. N/A
building dimension
Exterior materials, any Type N/A Must be ofequal grade and quality, all sides. See
building. Section 8-104.
Separation of DU's Fire-rated wall N/A A four-hour fire wall, or its equivalent, must separate
adjoining dwelling units. See Notes 3 and S.
SF privacy protection See Note 7. N/A Applies. N/A
Accessory buildings Maximum number per Three N/A
building site
See Article 10 regarding
garage space. Height, maximum 2c& Other than chimneys, no part of an accessory building maybe higher than 20 35 ft. See
feet plus the horizontal distance from that part to the nearest property line (not to Note 2.
exceed 25 feet total). See Figure HRD. This is a "sloped" height limit. See also
Notes 1 and 10.
Principal buildings Stories, maximum Two and one-halt. Three. See Note 6. N/A
See Article 10 regarding
garage space.
Height, maximum No part of a principal building maybe higher 35 & or
than 20 feet plus the horizontal distance from that part to the nearest property line (not less. See
to exceed 35 feet total See Figure HRD. This is a "sloped" Note 2.
height limit See also Notes I and 10.
Minimum gross floor 1,400 square feet, ifused for residential 1,200 sq. 750 sq. ft, 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 1. Antennas and Chimneys. Roof-mounted radio or television antennas on a principal building in a residential district may project up to four feet above
the root: The maximum height of chimneys attached to a principal building is the greater of 35 feet or four feet above the root:
+rs
Note 10. Dormers and Gables 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 rear yard); and (ii) the total cubic feet ofpenetrating volume on the building site does not exceed
multipled by the depth of the lot (measured in feet). In his note "penetrating volume" means the volume ofthose parts of fio n
that exceed (or "penetrate") a sloped height limit.
Figure HRD •
Sloped Height Limit in Residential Districts
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Height limit (non-yard areas); see Table 7-4b
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f------------ 35 feet (height),
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I 45-degree angle 20 feet (height)
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Side property line Side property line
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j
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Standard base
Conceptual viewfrom front street line. Lower height limit applies in rear yard.
Not to scale.
Note: Many other regulations apply, in addition to those shown in this figure. Nothing in this figure allows structures to
be located in yards or "setbacks." See Tables 7-2 and 7-6.
i
Amend Schedule FA as follows:
SCHEDULE FA
(FRAMED AREA)
A. General rule: Framed area reflects the size of a building, in square footage. Framed area includes all floor
and ground areas under a solid, fixed roof, except the uncounted areas listed in this Schedule. Floor and ground
areas are measured, on each level, according to the measurement method set out below. For each building, the
measured areas for each level are totaled to produce the framed area of the building.
B. Measurement method: For each level of a building, the framed area is the area of an imaginary, horizontal,
unbroken plane immediately atop the structure supporting the floor (or immediately atop the ground, where
there is no floor). Each plane extends horizontally to the outer main wall surfaces of the building, or to the outer
perimeter of the structure above (whichever is outermost). For this purpose:
1. steps, landings, sunken areas, floor openings and similar features are not considered separate levels, so
there is no plane on those levels;
2. each plane extends to the outer wall surfaces of bay windows, cantilevered space and similar space on
the same floor, regardless of the height of the floor;
3. if there is a "split level" or similar irregular floor level, the building official may designate either one
level to define the imaginary plane for that floor, or separate planes for the separate levels; and
4. if area (all or part) within a one-story building has an interior height exceeding 19 feet, the area is
doubled to calculate framed area (and if it has a interior height exceeding 31 feet, the area is tripled).
C. Uncounted areas: The following areas are not counted as framed area:
1. attic area that cannot be reached through a fixed accessway;
2. third floor area
(e.g. a plane, a cone)
a itch than "4-in-12" nor greater than ■12-in-12• (45 degrees).,
t a lower edge ( eave) at a height below 25 feet
and
either to a peak point or to meet another such roof surface at a
ridgeline (or peak point); see Figure t wher-e there a mt~~ in height less
than seven t.
3. those non-attic parts of an imaginary plane on a second or third-floor level, above which there is less
than seven feet of interior height;
4. area beneath eaves, cornices, roof extensions, "greenhouse" or bay windows, cantilevered space and
similar parts of buildings that project outward from the main wall of a building no more than 24 inches,
if the area is on a lower floor level (or at ground level) and is otherwise completely open to the
outdoors;
5. unenclosed porch area of a principal building, if the longest side of the porch directly faces the front
street line or side street line of the building site, and the area is neither designed nor usable for motor
vehicles;
6. the area of "crawl space" at ground level;
7. unenclosed walkway or "breezeway" area if. (A) the area directly connects a principal building to an
accessory building containing garage space located behind the principal building; (B) the total covered
width of the area does not exceed eight feet; and (C) no part of the roof is higher than 14 feet;
8. area of recessed entries (garage or home) or windows that is completely open to the outdoors on at least
one side, i£ (A) each area faces the front street line or side street line of the building site, (B) each area
is not larger than 100 square feet, and (C) the total of all such uncounted recessed area is less than 200
square feet; and
9. basement area if. (A) the floor is at least five feet lower than the standard base level of the site, and (B)
the interior height does not exceed eight feet.
(The rules for uncounted areas shall be strictly construed and applied to the defined areas only.)
[Drawings may be added.]
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Lot Area vs. Framed Area
18000
16000
80%
14000 4000+.5(lot area-5000)
70% •
3811 Riley
12000 - 2729 Albans
- 3710 Sunset
.2731 Barbara
Q 10000 - 3717 Sunset
3303 Sunset
i 8000 _ 3019 Sunset
u_ _
2621 Cason
3777 Sunset
6000---' 3424 Robinhood
6402 Vanderbilt
4000 2607 Pemberton
3220 Plumb .
2000 6411 Vanderbilt
0
~
~ppp ~,`~p pppp p,`rbp ~~~p ~~p0 p ~Ib,~~ ppp0 pppp ~ppp0 p0 N0 p0 0 N0 ~ppZ
Lot Area
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O.
t
Lot Area-] 80%4000+.5(lot area-50.00) j 70%13811 Riley 2729 Albans 3710 Sunset 2731 Barbara 3717 Sunset 3303 Sunset 3019 Sunset
- - - -
i 4000' _ 4000 3500
5000 3
- - - - - - - -
57-201 4576 4360 4004 - 452-
_ _ - _
6000 4800 4500 4200
6720 5376 4860 4704 5307
7440 595211 - 5220 5208 4144 5920
7500, 6000: _ 5250 5250 5.843
7700 6160! - 5350, 5390 5033
7875 6300 5438 5513 6291
9000 7200 6000 6300
9066' 7253- 6033 6346 •
10000 8000 6500 7000
_12500'10000 7750 8750
13500i 10800 8250 9450
_ i - - - - - - - -
12000 9000 10500
16200'12960 9600 11340
- - -
17500 14006 1025 12250
20000 16000 - - - 11500 L- - 140001
2621 Cason 3777 Sunset 3424 Robinhood 16402 Vanderbilt 2607 Pemberton 3220 Plumb 6411 Vanderbilt
7137 ~ - -
7191
- 8736 - - - - -
-
7889 - - -
- - 9517
-
- - - - - 9011
- - - 10125
•
Amendment regarding
a formula for framed area
11-5-06
Amend Table 7-4b (both pages) as follows:
Table 7-4b: Buildings General Rule: Every structure must conform to the applicable regulations shown, by District, in
this table.("N/A" means the rule does not apply.) Exceptions/,Special Rules: (I ) See special rules
noted in table. (2) See Article 9 regarding Planned Develo pment Districts.
Item Regulation SF-I SF-2 SF-3 TH GR-I GR-2 C
Dwelling units Maximum number per One, plus one accessory quarters (AQ) 17.5 per Two 24 per acre. See Uses
building site acre. See table and
Note 8 Art. 9
Framed area, all buildings Maximum area as a 8941& 4,000 sq. ft. plus 50% of the area 100% See Note 4. N/A
on a building site percentage of building of the building site in excess of 5,000
site area s . ft.
Length or width, any Maximum horizontal N/A 130 feet. See Note 3. N/A
building dimension
Exterior materials, any Type N/A Must be of equal grade and quality, all sides. See
building. Section 8-104.
Separation of DU's Fire-rated wall N/A A four-hour fire wall, or its equivalent, must separate
adjoining dwelling units. See Notes 3 and 5.
SF privacy protection See Note 7. N/A Applies. N/A
Accessory buildings Maximum number per Three N/A
building site
See Article 10 regarding
garage space. Height, maximum 25 ft. 35 ft. See
Note 2.
Principal buildings Stories, maximum Two and one-half. Three. See Note 6. N/A
See Article 10 regarding
garage space. Height, maximum 35 feet; 25 feet in rear yard. See Note 1 35 ft. or
less. See
Note 2.
Minimum gross floor 1,400 square feet, if used for residential 1,200 sq. 750 sq. ft, 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 1. Antennas and Chimneys. Roof-mounted radio or television antennas on a principal building in a residential district may project up to four feet
above the roof. The maximum height of chimneys attached to a principal building is the greater of 35 feet or four feet above the roof.
Page 1 of 2
•
Sallye Clark
From: Scott Ramsey [scott_ramsey@yahoo.comI
Sent: Friday, December 15, 2006 11:44 AM
To: Sallye Clark
Subject: Z&PC Meeting last night (12/14) re Buildings in Rear Yards
Follow Up Flag: Follow up
Flag Status: Red
Sallye - this is a message for the Chair of the Z&PC, Mr. Steve Brown. Please forward to him
with a copy to the entire Z&PC.
Mr. Brown,
I attended the Z&PC meeting last night and wanted to let you know that I was very impressed
by your team and the thoughtful consideration you all gave to all the points made by the many
speakers. It is clear to me that you have the best interests of the Community at heart.
I live at 3781 Georgetown, which is a corner lot. I have recently begun the design process to
build a new home on my lot. While I am not interested in building the maximum square footage
house that I can on the lot, I was considering a C shaped design (around a courtyard pool) that
would have resulted in a wall virtually the entire length of the buildable area. After being made
aware of your proposal by my architect, we drafted an alternate plan which would meet the
proposed requirements, but still meets my needs. After hearing more of the discussion last
night, I agree with the Z&PC that something should be done to prevent these long high walls (I
understand that others in my position are apparently looking to build the maximum square
footage).
While it is clear that the current proposal creates numerous issues WestU residents and
builders are unhappy with, I encourage you to continue to think of a way to allow the space
over a detached garage to be more useable (2nd story walkway offset from the property line,
etc.). I also like the idea of possibly combining this with a loosening of some of the restrictions
on 3rd floor attic space usage.
Thank You for leading the Z&PC and all your Commission members for the time you put in on
our behalf.
Regards,
Scott A. Ramsey
3781 Georgetown St
Houston, TX 77005
1/4/2007
AGENDA REQUEST
BUSINESS OF THE CITY COUNCIL
CITY OF WEST UNIVERSITY PLACE, TEXAS
AGENDA OF: October 23, 2006 ITEM NO.
06-55
DATE SUBMITTED: October 17, 2006 DEPARTMENT OF ORIGIN: Public Works
PREPARED BY: D. Scarcella, Bldg. Official PRESENTER: S.
C. Peifer, Brown, ZPC Chai Director
L. Albin, ZPC Member
SUBJECT: Buildings in Rear Yards
EXHIBITS: Ordinance Number 1831
EXPENDITURE REQUIRED: N/A
AMOUNT BUDGETED: N/A
ACCOUNT NO.: N/A
ADDITIONAL APPROPRIATION REQUIRED: N/A
ACCOUNT NO.: N/A
EXECUTIVE SUMMARY
On September 25, 2006 City Council requested a workshop to obtain more information and discuss
the proposed Ordinance Number 1831, which amends Table 7-6, Note 3 of the Zoning Ordinance
regulating buildings in the rear yard. This proposed amendment allows a detached accessory building
only to project into the rear yard (twenty feet) if certain criteria are met. A new criterion is separation
between the primary structure and the accessory structure. The separation required is based on a
percentage of the lot width calling for a minimum of 7% between main walls, and 5% between any
other portions of the buildings (eaves, bay windows, etc.).
The proposed amendment also allows for an unenclosed breezeway connecting the principal and
accessory structures, as long as the walkway does not exceed three feet in height, and the roof does
not exceed fourteen feet in height. A joint public hearing with the City Council and members of the
Zoning and Planning Commission has been called for November 13, 2006. The members of the ZPC
and City Staff are interested in any feedback or direction from City Council concerning the proposed
amendment.
RECOMMENDATION
Discussion purposes.
City of West University Place
Harris County, Texas
Ordinance No. 1831
AN ORDINANCE CALLING A JOINT PUBLIC HEARING ON A
PROPOSAL TO AMEND THE ZONING ORDINANCE OF THE CITY OF
WEST UNIVERSITY PLACE, TEXAS REGARDING BUILDINGS IN
REAR YARDS, ETC.; PRESCRIBING PROCEDURES AND NOTICES;
CONTAINING FINDINGS AND OTHER PROVISIONS RELATING TO
THE SUBJECT; AND DECLARING AN EMERGENCY.
WHEREAS, the Zoning and Planning Commission ("Z&PC") of the City of West
University Place, Texas ("City") has submitted a preliminary report on a proposal to
amend the comprehensive zoning ordinance of the City, as last reformatted and re-
adopted by Ordinance No. 1672, adopted March 12, 2001, and as amended thereafter
("Zoning Ordinance"); and
WHEREAS, the Z&PC's preliminary report is attached to this ordinance as
Exhibit A and made a part of this ordinance by reference; and
WHEREAS, the City Council desires to call a joint public hearing on such
proposal;
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WEST UNIVERSITY PLACE:
Section 1. The City Council hereby calls a joint public hearing before the City
Council and Z&PC on the proposal described in Exhibit A. Unless rescheduled, the
hearing shall be held in the Council Chamber of the Municipal Building, 3800 University
Boulevard, West Universi y Place, Texas 77005 during the City Council meeting set to
begin at 6:30 p.m. on~..~ 3 & The hearing ma be recessed and continued
to the City Council meeting set to begin at 6:30 p.m. on at the same
place, unless rescheduled. The City Manger may reschedule either date and time, or
both, to accommodate other pending matters, but the rescheduled date(s) and time(s)
may not be later than 30 days past the later of the two dates set by this ordinance.
Section 2. The purpose for the hearing is to provide an opportunity for parties in
interest and citizens to be heard in relation to the proposal described in Exhibit A
Section 3. The procedures for adoption of the proposal shall be as follows: (1)
notice as required by this ordinance, (2) hearing as called by this ordinance, (3) report
by the Z&PC, and (4) vote by the City Council on the question of adoption. The
procedures for enforcing the proposal shall be as set out in the existing Zoning
Ordinance. The proposal described in Exhibit A is hereby submitted and re-submitted
to the Z&PC for its consideration.
Section 4. The City Secretary shall give notice of such hearing as prescribed by
this section. The notice shall be in substantially the form set out in Exhibit B, which is
attached and made a part of this ordinance by reference. The notice shall be published
in the City's official newspaper (or another newspaper of general circulation in the City)
at least once on or before the 16th day preceding the date of the hearing. In addition,
the notice shall be mailed to the persons on the mailing list for the City Currents
newsletter. The notices shall be deposited in the United States mail on or before ninth
day preceding the date of the hearing, properly addressed with postage prepaid. The
notices may be included within the newsletter, or with utility bills or may be separate.
The City Council specifically approves giving combined notice of two or more hearings
in a single notice document, as this would save money and also provide better
information about the full scope of possible amendments to all interested persons.
Section 5. The City staff is authorized to make all necessary arrangements for
the hearing and to assist the Zoning and Planning Commission and the City Council.
Section 6. If any word, phrase, clause, sentence, paragraph, section or other
part of this ordinance, or the application thereof to any person or circumstance, shall
ever be held to be invalid or unconstitutional by any court of competent jurisdiction, the
remainder of this ordinance and the application of such word, phrase, clause, sentence,
paragraph, section or other part of this ordinance to any other persons or circumstances
shall not be affected thereby. All ordinances and parts of ordinances in conflict herewith
are hereby repealed to the extent of the conflict only.
Section 7. The City Council officially finds, determines and declares that
sufficient written notice of the date, hour, place and subject of each meeting at which
this ordinance was discussed, considered or acted upon was given in the manner
required by the Open Meetings Law, Chapter 551, Texas Government Code, as
amended, and that such meeting has been open to the public as required by law at all
times during such discussion, consideration and action. The City Council ratifies,
approves and confirms such notices and the contents and posting thereof.
Section 8. Because the proposal to amend the Zoning Ordinance is vitally
important and should be considered at the earliest possible date, a state of emergency
is declared requiring that this ordinance be read and adopted finally at this meeting.
Accordingly, this ordinance shall be adopted finally on first reading and shall become
effective immediately upon adoption and signature.
PASSED, APPROVED, ADOPTED AND SIGNED on th
20
Attest/Seal: C ' Signed:
ity ecretary May
Recommended: Prepared:
ity Manag r
Approved as to legal form:
City Attorney
forms/ORD 54 o calling zoning hearing 7-06
. i ~
Exhibit A
Zoning & Planning Commission
City of West University Place, Texas
3800 University Boulevard
West University Place, Texas 77005
July 13, 2006
Honorable Mayor &
Members of the City Council
City of West University Place
3808 University Boulevard
Houston, Texas 77005
Subject: Preliminary report on a proposal to amend the
zoning ordinance of the City of West University
Place, Texas ("City") relating to BUILDINGS IN
REAR YARDS
To the Honorable Mayor
& Members of City Council:
The Zoning & Planning Commission 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 amend Note 3 of table
7-6 to allow only detached accessory buildings to be located in
rear yards or SF Bufferyards. The proposal would also require
minimum separations between a building in a rear yard and other
buildings outside the rear yard. The minimum separations would
be 70 of the building site depth (measured from main wall to main
wall) and 5% of the building site depth (measured between the
closest parts of the buildings). Example: If the depth were 100
feet, the minimum separations would be seven and five feet,
respectively. The proposal allows connection of buildings by
"breezeways," within specified limits.
The principal purpose is building separation. Today, some
homes are built with a high, solid structure extending from the
front yard to the rear, encompassing not only the main house but
also garage areas. Requiring separation should: (i) help
firefighters control house fires (particularly those originating
in rear garages), (ii) provide better emergency access to areas
behind houses, (iii) help prevent overcrowding, and (iv) allow
more light and air to reach rear yards and adjacent properties.
. i ~
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 13V-Dwr~Horowi+Zle3eloff,siivero id "Wn(,lS voted
"aye; " no "noes;" 15-djDq,"pbi n absent.
Respectfully submitted:
ZONING AND PLANNING COMMISSION OF THE
CITY OF WEST UNIVERSITY PLACE, TEXAS
By
For the Commission
Amendment relating to
buildings in rear yard
(Table 7-6)
7-13-06 (preliminary report version, with proportional building separations)
Amend Note 3 of Table 7-6 as follows:
Note 3. Buildings In Rear Yard or SF Bufferyard. A detached accessory building may be located
in a rear yard or SF Bufferyard if it meets all of the following criteria: (a) No part
of it-the 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 buildin and all other buildings on the building site other than those
located completely within the rear and or SF Buffe and are 7% of the buildin
site de th measured from main wall to main wall) and 5% of the buildin& site
depth (measured between the closest parts of the buildings) Example If the
depth is 100 feet the minimum separations are seven and five feet respectively.
Li~LWithin ten feet of another building site in an SF District (whether on the
side, rear or otherwise), it- 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 opaquetranslucent (but not transparent), non-operable openings
or skylights. (-c+ L~LSpace in the building may only be used for
single-family (detached) use. (41e) If there is a "breezeway" co~tin& the
building to an other building it must be unenclosed with a walkway no hi her
than three feet and a roof no hi Apr than 14 feet.
and- LO [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 Buffer
1~.~~4*g-~. See garage restrictions in Article 10.
Exhibit B
NOTICE OF PUBLIC HEARINGS
The Zoning & Planning Commission and the City Council of the
City of West University Place, Texas ("City") will hold joint
public hearings in the Council Chamber of the Municipal
Building, 3800 University Boulevard, Houston, Texas 77005 during
th City Council meeting set to begin at 6:30 PM on
Each hearing may be recessed and continued to the
City Co it meeting set to begin at 6:30 p.m. on
--2 Z 6 at the same place. The purpose
for ff~e hearings is to provide an opportunity for parties in
interest and citizens to be heard in relation to proposal(s) to
amend the City's Zoning Ordinance, as follows:
Buildings in Rear Yards, Etc. This proposal would allow
only detached accessory buildings to be located in rear
yards (or SF Bufferyards). The proposal would also require
minimum separations between such a building and other
buildings outside the yard area. The minimum separations
would be 7% of the building site depth (measured from main
wall to main wall) and 5% of the building site depth
(measured between the closest parts of the buildings).
Example: If the depth were 100 feet, the minimum
separations would be seven and five feet, respectively.
The proposal allows connection of buildings by
"breezeways," within specified limits. The proposal would
amend Note 3 of Table 7-6.
[Insert others]
Additional details on the proposal(s) as well as the Zoning
Ordinance are all available for public inspection in the
Municipal Building, 3800 University Boulevard, Houston, Texas
77005. The proposed changes to the Zoning Ordinance would apply
generally within the City, and any person interested in such
matters should attend the hearings. The proposal(s) may be
adopted only after notice and hearing and would control over
anything inconsistent in the current Zoning Ordinance.
Date: /s/ Kay Holloway, City Secretary