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HomeMy WebLinkAbout07122007 ZPC Agenda Item 2 Zoning & Planning Commission Report to City Council West University Place, Texas July 9, 2007 The ZPC has devoted most of its time during the 2005-07 term to guidelines for redevelopment of the town center commercial area and to possible zoning ordinance amendments designed to control building size and bulk. We have also worked on possible ordinance improvements in other areas. There have been no requests for ZPC action on routine matters such as plats. Town Center Redevelopment of the town center commercial area (approximately 102,000 sq. ft. between Rice and University on the east side of Edloe; becomes 144,000 sq. ft. if JMH is included) has been a fixture of ZPC discussions since at least August 2003. Today, owners have two options. They can redevelop under existing commercial-area rules or they can propose a Planned Development District (30,000 sq. ft. minimum) to the ZPC and City Council. ZPC efforts have concentrated on defining desirable objectives and proposed rules for a third option which might either stand on its own or replace existing "C" rules. Our agenda for the town-center discussion at the November 2006 ZPC meeting (Attachment 1) shows our work outline. We have a list of objectives (Attachment 2) and Qualified Pedestrian-Enhanced Development design guidelines (available but not attached) and are now at step 3, a decision to move forward with outside help or to shelve this work. Keys to the QPED approach for this area are community input and buy-in, a practical parking plan and property-owner interest. The ZPC has spent little time on this topic since November. Building Size & Bulk The economic pressure to build ever-larger homes on the city's small expensive lots keeps the effort to control the scale of new homes being built in West U on the ZPC agenda month after month. Proposals have included changes to framed-area rules (FA), building setbacks, building separation rules, building height, and open-area requirements, among others. Using this incremental approach, concerns raised by residents and commission members have been addressed and the ordinance tightened but often at the expense of increased complexity, making its use and administration more difficult. Possible changes now being considered are summarized in Attachment 3. FA is the heart of West U's regulations controlling building size and bulk but it is cumbersome. A proposal for work that could lead to a simpler, easier to understand and administer, building-envelope approach to regulating size and bulk is outlined in Attachment 4. • • Other Proposals fn response to concerns raised by residents, city staff or commission members, the ZPC is working on matters ranging from driveways, loading areas and garage space to mechanical equipment in side or rear yards. Current items are summarized in Attachment 3. Finally, I would like to say thanks. We could not do our job without strong support from Jim Dougherty, Debbie Scarcella and our secretary, Sallye Clark. Steve Brown, Chairman Draft date 11-7-2006 Agenda for Town Center Discussion ZPC November 9, 2006 1. Review/modify/endorse Potential Objectives from 6/10/2004, revised 10/30/2006 2. Review/modify/endorse proposed resolution providing QPED design guidelines as revised 10/31/2006. Weigh need for a similar resolution to accompany C-PED zoning. 3. Decide to move forward on hiring a design/planning firm or on working with Kirksey pro bono to produce sketches that show conceptually what the design guidelines could produce and back-test the guidelines under various conditions. 4. Decide on a plan and timing for a public Town Center Design Workshop The proposal for discussion is a well publicized and well timed meeting of the ZPC at which our proposal for the town center would be presented to the public for their reaction/input/guidance. A facilitator would be employed to take the lead at the workshop and do the bulk of the work in preparing for it. The facilitator would work under the guidance of the ZPC and City staff. Envisioned for the workshop are a PowerPoint presentation to introduce the topic, outline important objectives, highlight key issues and options, and address the decisions that need to be made. To stimulate discussion there would be illustrations of what the town center might look like and photos of other towns where "desirable" redevelopment with similarities to ours is taking place. Small- group discussions would be encouraged and breakout guidelines for the workshop would be part of the facilitator's assignment. To ensure participation by key stakeholders, personal invitations by ZPC members to the property owners and nearby residents might be appropriate. 5. Discussion of proposed C-PED zoning regulations (if time permits) POTENTIAL OBJECTIVES THE CITY OF WEST UNIVERSITY PLACE TOWN CENTER From the June, 10-2004 ZPC Meeting Revised 1013012006 Create a pedestrian friendly environment 1. Provide uses compatible with and enhancing of the quality of life of the community. 2. Encourage the development to move to the sidewalk (set a build-to line). 3. Minimize the strip center parking arrangement of typical shopping centers, which emphasizes the image of the car and detracts from the pedestrian or sidewalk cafd quality environment. This could mean locating on-street parallel parking in front, or angled parking with intermittent tree islands. 4. Locate employee and/or overflow parking behind the retail buildings along the ditch. 5. Encourage the use of landscaping and covered or arcaded sidewalks in front of retail to further encourage pedestrian use. This could mean a common feature (covered pedestrian/landscape zone) that links all of the building sites. 6. Encourage parking in the back by providing convenient, covered passageways from the back to the pedestrian arcades in front of the retail buildings. 7. Encourage the development of a rear service and parking area along the ditch to reduce pedestrian/traffic conflicts. Provide a gathering place for the community Design the street as an urban plaza for congregating, strolling, special events, etc. The design can accommodate the closing of the street during special events and celebrations. Create a mixed-use environment Potentially retail, office, residential and community service Create aesthetics consistent with an inner city urban single-family neighborhood Create Design Guidelines for development as a condition for special exemptions and/or variances. The Guidelines should prevent a typical suburban strip-center appearance. Be Compatible with adjacent existing uses 1. Single family residential 2. Maintain existing landscape buffer and provide additional screening/buffer for residential directly across Poor Farm ditch 3. West U Elementary School 4. Park, play fields, Scout House 5. Service, govemment Provide appropriate parking An incentive for redevelopment could be minimizing the parking requirement through a shared parking plan with other uses, such as the school. ~ i Provide the framework for orderly, planned and phased development The City could create the features and/or provide incentives, special exemptions, or variances for the developer to create the features that would support the kind of development desired, such as: 1. A gathering place in front of the structures through landscaping, pavement/street materials, 2. Extend its sidewalk planning to include a common landscaped, covered walkway feature to encourage pedestrian use. 3. Use of common landscapingibuilding features such as signage, lighting, awnings, etc. that could visually integrate the development. 4. Relaxing of building setbacks to allow building to street right-of-ways and allow common walls for neighboring developments to maximize buildable space and reinforce the uniformity and continuity of development. Encourage buildings that reduce environmental impacts and meet green building standards Generate tax revenue for the community Real Estate taxes Sales tax Recognize structures of historic significance To the extent that any of the building structures on the existing site have significance, they could be preserved, partially incorporated or replicated thematically. Plan with input from the community Suggestions could include public meetings for design input, mail-out public opinion poll, Town Center "Hotline" Website Coordinate with City of Southside Place Project Possible integration/compatibility with City of Southside Place project on southeast corner of Edloe and University Possible Zoning Ordinance Improvements Overall Objective Balance the interests of property owners with the needs of the community. Controlling Building Size & Bulk 1. Buildings in rear yards - Purpose: Prevent building a high, solid wall along much of the length of a property, allow entry of light and air movement - Summary: Would require a separation between the principal building and any building in the rear yard (setback) - Status: Following preliminary report to City Council and public hearing (Nov. 2006) being reworked to allow a height-limited, enclosed transitional structure bridging the separation. Amendment to Table 7-6 drafted. ZPC discussion ongoing 2. Garages in side yards - Purpose: Continue to encourage rear garages by allowing transitional structures, as above - Summary: Would allow garages to continue to be within 3 feet of interior side property line in transitional-structure situations - Status: Amendment to Table 7-6 drafted. ZPC discussion ongoing 3. Framed area vs. lot area - Purpose: Preserve open space by scaling back the allowed framed area percentage for buildings on lots larger than 5000 sq. ft. - Summary: Would limit framed area to 4000 sq. ft. plus 50% of the area of the building site in excess of 5000 sq. ft. - Status: Draft amendment to Table 7-4b completed at 1-11-07 ZPC. Awaiting further ZPC discussion and testing 4. Sloped-setback height limits for buildings - Purpose: Limit bulk and preserve neighbors' enjoyment of light and air - Summary: Would limit the height of buildings near property lines by using a sloping setback from a starting height at each property line - Status: Amendment to Table 7-4b drafted. ZPC discussion ongoing 5. Remove certain attic spaces from framed-area count - Purpose: Simplify framed-area rules for attics - Summary: Would exclude from framed area most attic space meeting sloped-height setback rules - Status: Draft revision of Schedule FA discussed at 1-11-07 ZPC. Needs minor additions/clarifications 6. Increase portion of building site required to be open - Purpose: Control building bulk and preserve open space, light and air - Summary: Would increase open-space percentage from 40% to 55%, excluding eaves Status: Amendments to Tables 7-3 and 7-6 drafted. ZPC discussion ongoing 7. Require articulation of high walls near property lines - Purpose: Preserve neighborhood aesthetics, improve light and air access - Summary: Would require elements of articulation in long high walls near property lines - Status: Possibilities/ideas under development by ZPC members for future discussion Other Proposals 1. Mechanical equipment in rear yard or side yard - Purpose: Remove a ZBA-recognized hardship - Summary: Allow replacement of existing equipment (e.g., air conditioning condensers) without requiring relocation to ground level. Noise limitations would remain in force - Status: Amendment to Table 7-6 drafted. ZPC discussion nearing completion 2. Driveways and loading areas - Purpose: Encourage intended use of garages and driveways to reduce street and cross-sidewalk parking - Summary: Would set a minimum 10-ft. driveway width (mirror to mirror) for new construction and require adequate loading/turning area in front of garages and possible minimum distance from garage openings to the property line - Status: Amendment to Table 7-5a drafted. ZPC discussion ongoing. 3. Garage space - Purpose: Encourage garage parking to reduce street and cross-sidewalk parking - Summary: In SF districts, raise to 2 the minimum garage-space requirement and set minimum garage and maneuvering-area dimensions - Status: Amendment to Table 7-4a drafted. ZPC discussion ongoing. SGB 7-3-2007 Regulating Building Size and Bulk May 27, 2007 In recent years West University Place's zoning ordinance has been updated several times to cope with the economic pressure to build ever-larger homes on the city's small, expensive lots. The members of the current Zoning & Planning Commission (ZPC) see a continuing need for action. They are united in wanting to protect the friendly, single- family-home character of our city by ensuring that new construction meets the test of "good neighborliness". Over the past few years the ZPC has spent much of its time attempting to improve West U's rules controlling building size and bulk. Proposals have included changes to framed- area rules (FA), building setbacks, building separation rules, building height, and open- area requirements, among others. Some patches have been installed and some holes plugged, often at the expense of complicating the ordinance and making its use and administration more difficult. Today we face a choice with FA. It is the key element in our control of size and bulk. It is a sound tool, but not straightforward. We can continue to patch and plug a basically sound ordinance and pay the price of increased complexity or we can move to replace FA with a new approach that may be easier to understand, use and administer. In either case the primary tool must be well integrated with other key limitations, such as height, setbacks and open and pervious area requirements. A good alternative is unlikely to be found in another survey of other cities' actions to control size and bulk. Past surveys have helped the ZPC understand its options but have provided no solutions anywhere near ready to use in West U. No more effort should be spent in this area. In the ZPC's discussions a building-envelope (BE) approach (sometimes called "daylight plane" or "scale-based" zoning) has emerged as the most promising alternative to FA. The next step is to develop a BE proposal to the point where it can be carefully evaluated as a possible successor to FA. That will require the professional services of an architect who is familiar with the concept and is willing to design a proposal that fits well with the balance of West U's zoning ordinance. The April 2005 statement of "Architectural services to assist Z&PC in evaluating new, simplified regulations of building size, bulk, etc." (attached) lists overall and detailed objectives that remain sound. However, the recommended next step should be restated to make clear that the assignment is to prepare a full-fledged proposal with the blanks filled in and with the necessary illustrative drawings completed. The proposal should also address the growing problem of long, high walls near interior property lines and it should be free to suggest changes in others areas of the ordinance, such as increasing the open- area percentage requirement, to help control bulk. When ready, the proposal must be tested and evaluated in comparison with FA. First it must do the job of controlling size and bulk without killing architectural freedom. Second it must be easy to understand and produce predictable, consistent results. In short, it must be user friendly for architects, builders and the city. These tests will probably require paid services from a second, independent architectural firm. If the tested proposal passes review by the ZPC, it should be recommended to City Council for a real-world trial (as an amendment to the zoning ordinance). During a trial period of at least one, but no more than two, years the proposal would be available to architects and builders as an authorized alternative to the FA provisions of the zoning ordinance. City staff and the ZPC would monitor the trial and report to Council at six- month intervals. At the close of the trial the ZPC would make a final recommendation to Council, either to use the new approach exclusively or to abandon it and return exclusively to FA. The likelihood of recommending indefinite use of parallel approaches to controlling size and bulk is remote because the key reason for this effort is to simplify the zoning ordinance. Structuring the trial legally may require some special effort but should be possible. The right to rebuild in the event of severe loss should be provided to those who choose the losing approach during the trial. The opportunity to simplify, saving time effort and cost for city staff, architects and builders, argues for requesting initial ideas and cost estimates for the proposal from architects familiar with West U. Steve Brown Architectural services to assist Z&PC in evaluating new, simplified regulations of building size, bulk, etc. April 2005 Overall Objective Balance the interests of property owners with the needs of the community in a new, simplified set of rules regulating building size, bulk, etc. Recommended Next Step (Immediate Action) Obtain architectural services, by contract, to assist the Z&PC in evalutating rules regulating building size, bulk, etc. (see objectives and possible approaches listed below). Services would include sketches, analyses, advice, etc. Objectives Of New Regulations 1. Architectural Freedom: Avoid undue interference with architectural freedom; allow many styles. 2. Light & Air: Reduce the adverse impacts of new buildings on penetration of daylight, circulation of air, etc. 3. Height: Control the height of buildings, especially in close proximity to other property. 4. Bulk & Size: Regulate the bulk and size of buildings; encourage reduction of bulk as height increases. 5. Yards, Open Space: Help to preserve yards and open spaces. 6. Density: Reduce overcrowding of structures and population; avoid undue concentration of population. 7. Emergency Access: Facilitate emergency access, especially to higher floors. 8. Neighbors: Encourage designs that respect privacy and quiet enjoyment of neighboring property. 9. Administration. Provide simple rules that produce predictable, consistent results (perhaps mathematical). Possible Approaches (To Be Sketched and Analyzed) 1. Palo Alto 'daylight plane' approach 2. Bill May's "scale-based zoning" approach 3. Sloped-height setback approach, 2-8-05 (new Note 10 for Table 7-4b) 4. Others that may meet the objectives of the new regulations Alternate amendments relating to "old stock housing" (Definition) 4-7-06 Amend the definition of "old stock housing" as follows: Old stock housing. One or more buildings on a site meeting all the following criteria: (i) the principal building was built more than 40 years previously 1,700 squar-° Beet of less, and (ii) the gross floor area of all buildings on the site does not etiffent!~ exceed twice the gross floor area of all the buildings on the site when on ig nally built. or as follows: Old stock housing. One or more buildings on a site meeting all the following criteria: (i) the principal building was built more than 40 years previously with a 1,700 sEltiar-e feet E)r'°°°, and (ii) the gross floor area of all buildings on the site does not currently exceed 3,400 square feet. Amendment relating to mechanical equipment in rear yard or side yard Drart (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 tx,w otif Il' okle c(.1t6„o~~ lent v, t~, lawhllt~~ 111st alle(I oil all el vat~:d stiticttire ill . r <,d, repla,,e gent e;c rCi ~filci~lt Il a fic ig~~ ffllcd oil 1110 3~lt~~c StRi tUIV. If the oldcr egLtipaietit ~,a.s lawf.il1v iiistalled ~Mitlzotlt I.Ii ivgy iircd scpar'atin wall the %vall niusl I)e p€-ovidcd, h g it 1111V be either ~o!'(l or at least "}~t)1 i, solid ic:.< fatticc)~Al_l offier LLdc~ a i Ly~ Amendment relating to driveways 7-9-07 Draft Amend table 7-5a and notes 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 noted in Parking, driveways, etc. 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 Table, Table 7-4a, and Article 10 spaces and location, size, (includingmaneuveringareas, design requirements, "same site "rule, Bards, street parking areas design areas, loadingspaces, etc.). Grouping or Not allowed, except in a QMDS platted parking reserve serving two or more DU's. Other regulations sharing. 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. See areas Note 3. Minimum 20 ft, via public or private street, to each principal building and each DU (or to an Emergency accessway width. adjacent open area accessible to firefighters and equipment). Other regulations also See Note 1, apply, e.g, fire code. 1 ,z ` FD t t 0 ~ h =rti~~, rtzt ~t lth 70 ?.i_x a~ E_...~e tlcre mur. Eli. u~ -------.1 ~ . Minimum t M. : 11 lt_ r"t 1_S Et t t long , oit.hf_t_ w) th bu lf, 6w j1tt; or ill die _o_rl lc nt :;.I_rcef. _ width_ l_rt th o f tern p nlly zit oae,10. h m riot uc ro aclrilz~, a )tM <+ttv Dll~rt of a z~ttk}l~~ zclt~ts<tl? See Note 1. ?m.- 'r or. m.? e 3.) z ~ rli~- xc---.For non SFD residential use. _tr(. it_ f,i ~i iii w- tlt_) 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) Driveway in a Driveways and Maximum front yard serving rear garage or side-facing garage: 12 feet. (iii) Driveway in side private streets width street area of a corner site serving a side-facing garage with three or more bays: 30 See Note I. feet; (iv) Any other driveway= 20 feet. For other residential uses 24 ft. (or 35 feet if connecting to a major thoroughfare). For any other use: 30 feet (or 35 feet if Other regulations connecting to a major thoroughfare). apply," see, e.g. Article 10. For non-SFD uses: 160 feet, driving distance to the nearest street area, measured Maximum along centerline from farthest end point. A longer driveway is allowed if there is an length 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 -a " it t t<- Ali Pavement Required type hu~.d,tt twin "ribbons" of pavement are permitted._lF, lit °r N- 3,S. For all See Note 4. other uses: Reinforced concrete, with curbs and drains required for all vehicular areas. Exceptions: See Table 7-3 (pervious pavement) and Note 4. Markings; wheel Required type For non-SFD uses: Parking spaces must be clearly marked on the pavement, and stops. 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 cut apply,' see, e.g. 50-ft. segment must be confined to the part of the street area that directly abuts the building site(s) Article 10. of street line served. See Note 1. Forbidden Visibility triangles structures, The following are forbidden on parts of a building site within DA ftngle: See definitions structures, plants or other things taller than 2.0 ft. or shorter is does in Article 2 plants and other things not require removal of trees in existence on July 1, 1992, if kept pruned. Note 1. Width measurement methods. Minimum driveway width refers to lr-unobstructed vehicular access path and. for rwn l'_) 'It-o. 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. Parking exclusivity (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; Altez-natingDrivewaus. 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 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 S. Curb Cuts in PDD-THI. (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, Dent 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-TH5. (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 I2. 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. 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 t;csri~k~~ MIT111,11 1n widt11-<,_iT9 lil{ 1.i4€ f ~l area E11 lo3ldEil- arcGl PNC status is lost if: (1) anew 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. y s • Amendment relating to garages, maneuvering area, etc. 7-9-07 Draft Amend Table 7-4a as follows: 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 SF-1 SF-2 SF -3 TH GR-1 GR-2 C Miniiriumr . 1:02.0 per DU ',1_{i )c r ?Tfoi, Garage parking told tuck fiousi g); ii_ii t_t,E ericlosk'd :ir Minimum:-. 2.0 per DU (1.0 per Garage spaces. See ezr r ricao cal. Maximum:: 1.0 per 3.•x)0 1)t? Or old ;~tocli space, in Article 10. ' 225_,,zct. (t of building site area, not to )4 rnust be in an enclosed ~ ~~r}gt . general exceed 4.0. Minimum garage ~V_A 1o~ f et wi(c. 2 for ,t tlre'p (for .ac li 12 ft. wide, -f 25 ft dee~ dimensions - ,fi ie-~.l~Eii~~tl ; tt<i~;e ~~'w".) Maneuvering Required a4 initmAia±eiv out.,vie, garage opening. tc3 to area See Note 2. Prohibited unless: (i) 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 street line. above the driveway mf_~~ j o ft,,c of See definitions in Article 2.) thc~ front s;Ird) 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 i See definitions in Article 2.) 1,0 E':f t tE' t dh......t < e.t1., ri€ ! 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 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. Garagemaneuveringarea. S D i; ._,i '10 1 n,2. for E;w a he akv t_1s1 1~ i, _ I:,F Ad on the bi~il~lir~~ Site or ill €]te -ttlj°~cont tree~t area. efI j <ei L. L- a§7 2. i. 3ia f 33. i.1 C - z. M 13V f. V H~m ;}i~w tE'<' }t tr t:I X4_' 11 t~ L IU .~ift ~s e]£ ,i For I'lon `"_i~''~} td F ~ _i l.<<_ll.i:~lnlmum dimensions are 24 ft. long and r d~ 2 ft. wider than the garage opening. ~ii,,d i, 0 Ow ~ties~ mt1"i tor,; wd i.,i,) the t~~iiLl~ia ~ at,+. Reasonable, usable "overhang" above low landscaping and similar areas m be cou ed toward required maneuvering area Ie 7 i 1 it t i.; 1~J.