HomeMy WebLinkAbout06142007 ZPC Agenda Item 3
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* * *
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
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 not &oser than p ~ 18 inches to a property line the ni-e mai sl a i
the samesi
~,t-e-ter--~ a~tl~~~t~ and ii must cor>. neo
NEW AND REPLACEMENT EQUIPMENT: Except as otherwise indicated in this note, tThese
rules apply to all. ! new i~. e zz,3 `Aindations, electrical supplies.
~_~and replacement:.
equipment
i •
Amendment relating to
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.) Exceptions/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 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.
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.
s_10 ft., ;M~i
Minimum long either
width, ~ r t street area (or m . <acii) but not c,
See Note 1. lic sidewalk (existm , or_proposed) or roacl~~__ For non-SFD residential
use t! 10 feet, or 17 feet if two-way and serving three or
more DU's.
For SFD use: (i) Driveway serving any single-bay garage: 12 feet. (ii)
Driveways and Driveway in a front yard serving rear garage or side-facing garage: 12 feet.
private streets width Maximum
(iii) Driveway in side street area of a corner site serving aside-facing garage
See Note 1. With three or more bays: 30 feet; (iv) Any other driveway: 20 feet. For other
Other regulations 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 conterline from farthest end point. A longer driveway is
length 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.
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.
• i
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
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 4~44 unobstructed vehicular access
path and , _ 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 shared parking. Article 10 also provides for a special exception, in certain circumstances.
Note 3. ParkingexclusA ty (non-SFD uses). Required parking spaces must be kept open, readily 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 (A) 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 firefighting 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-TH1. (i) 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-THS. (i) 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. (ii) 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.
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 - ® _
Garage parking Min. - c) O per DU 6+ rc eut eld tcx~k-
t Max. 1=0( per 2,500 of building Min. 2.0 per DU .-41, lust be a„
Garage spaces. See - d m, I p site s,n enclosed ~anii~e.
space, in Article 10.
area, not to exceed 4.0.
general
Minimum ! O
t t { ,
garage lc { t r-w~ti 12 ft. wide- t}F r-~p 25 ft dee
dimensions ~ccir~ ai - u space) i~,j)nc_c
Maneuvering Required a4-immedlawk
area :,el <r t i st~<tc See Note 2.
Prohibited unless: (1) 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 ` ^ . ? 1.1 o : i r I O 1 ~ o!'
( Iw Cn) - t ~A rd) must be cantilevered or
Garage suspended from the building (no special
doors or posts or vertical supports being allowed).
openings
Prohibited unless: (i) 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 )nd it `-1 Aio See definitions in Article 2.)
_ must be
cantilevered or suspended from the
building (no special posts or vertical
supports being allowed).
Garage
acces 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 firefighting 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 maneu vering area . I'or SI i i,,< n~i- ~,rE k ~1n141 I'l . i(I(~. for c nch
w) !!w __r_Ij w( 1u in eoch. For
iiwi-S I W ii-,Minimum dimensions are 24 ft. long and, 2 ft. wider than the garage opening _oid (ii) it mint
t>e locol od ow irc~k_on t 1v Reasonable, usable "overhang" above low landscaping and similar areas may be
counted toward required maneuvering area
1-d -0 a