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HomeMy WebLinkAbout09132007 ZPC Agenda Item 3 3. 31AX AND HALF STOREY CONSIDER A TIOtiS Consideration of making the code simple and easy to apply but still achieving the desired results. A half storey could be defined as follows: A half storey is permitted to be built on the 3rd floor if the following conditions are met. (a) Must be enclosed within the roof structure i b) The eaves of the roof must be no higher than the floor of the half storey. (c) Fhe enclosing roof must be symmetrical and (riangulated. Two dormers are permitted and each dormer must not have a floor area exceeding 40 ft) If a roof structure is non triangulated or is triangulated but not symmetrical ( ie flattish or slightly sloping then the maximum roof height must not exceed 30 ft. This would reduce the bulk problem of contemporary homes but still give the homeowner sufficient flexibility to design a good looking home without overcrowding the neighbors. to alleviate the added burden for architects, city staff, etc to calculate volumetric numbers, it would behoove us to stay with the traditional square footage calculation methods used by appraisers and the Harris County Appraisal District. The traditional method is to ignore atriums and staircases, and simply to use outside to outside wall measurements for the first and second floor. This simple method ( staying within the 80% rule would take care of any bulk problems. `S `fM/1?FT9fGdL! 5 FEND r/Z ON~ U Ld rED ~ r 7-Y .4 6 " # ~'ro .f G' / pt ICr loo o FS i,~ ( No T /r, A"ft v SVm~ts«~~f;:.i4C BUT No r- n~rn r fa CAI- gc.~f nro r ~Rt,✓fvLaTD 30 Ym srTRlcA~ Z7 .x- N ~6Rj h1t,~ 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 • . Page 1 of 3 Sallye Clark From: Steve Brown [sgbrown@hal-pc.org] Sent: Sunday, June 10, 2007 12:55 PM To: Sallye Clark Subject: Fwd: Building Envelope Sallye, Here are the two emails for the June 14 packet. Steve Begin forwarded message: From: "James L. Dougherty, Jr." <gdough8(d)sbc Ig_obal.net> Date: May 29, 2007 11:24:09 AM CDT To: Steve Brown"' <sgbrown -hal-pc.org>, "'Debbie Scarcella"' <dscarcella westu.org> Cc: "'Chris Peifer"' <cpeifer westu.org> Subject: RE: Building Envelope TO: Steve Brown FROM: James L. Dougherty, Jr. Attorney at Law 5177 Richmond, Suite 740 Houston, Texas 77056-6709 Phone 713-880-8808, Fax 281-220-8984 E-Mail:jdough8@sbcglobal.net Hello, Steve, The mongraph is eloquent. Here are a couple of thoughts: (1) An alterantive to hiring a second firm would be to hold a sort of design competition. In this case, it would be more like a destruction derby. We could publicize a new proposal generally within the design community (including not only design professionals but also ciizens, architecture students, builders, etc.) and ask anyone who is interested to do some destructive testing, i.e., push the new rules to their limits to: (i) see if they break, and (ii) determine the most extreme structures that would be allowed. There could be prizes for the best (and the most destructive) submissions. (2) Running two sets of regs in parallel is an interesting approach. Quite possibly, the design community will immediately gravitate to the one that is more permissive, i.e., the one that allows the biggest box to be built. 7/31 i?n07 • • Page 2 of 3 This tendency might leave few examples of the less-permissive approach for comparision. Example: If a new BE approach allows 4,300 SF (typical) to be built on a 5,000-SF-lot, few designers would bother to look at the existing framed-area regs, because they would be less permissive. To mitigate this tendency, the new approach could be deliberately calibrated to approximate the effect of the existing framed area rules. That would probably mean that the new approach would make no significant change. Another idea would be to apply both sets of regs in series, so that each new house would have to comply with both (at least for a temporary period). That, too, has some disadvantages, but it would generate data to make a comparison. /s/ Jim CONFIDENTIALITY NOTICE: THIS COMMUNICATION, INCLUDING ANY ATTACHMENTS, IS INTENDED ONLY FOR THE NAMED ADDRESSEE(S). IF YOU ARE NOT A NAMED ADDRESSEE (OR AN EMPLOYEE OR AGENT RESPONSIBLE FOR DELIVERING IT TO A NAMED ADDRESSEE), YOU ARE HEREBY NOTIFIED THAT ANY DISTRIBUTION OR COPYING OF THIS COMMUNICATION IS PROHIBITED. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, PLEASE IMMEDIATELY CALL THE SENDER AT 713-880-8808 AND DESTROY THE COMMUNICATION. CIRCULAR 230 NOTICE: Rules imposed by IRS Circular 230 require the sender to inform you that, unless expressly stated above or in an attachment hereto, this communication including any attachments, is not intended or written to be used, and it cannot be used, by you or any person or entity for the purpose of avoiding any penalties that may or could be imposed under the United States Internal Revenue Code, nor for the promoting, marketing or recommending to another party any transaction or tax-related matter(s). -----Original Message----- From: Steve Brown [mailto:sgbrown@hal-pc.org] Sent: Sunday, May 27, 2007 5:36 PM To: Debbie Scarcella Cc: James L Dougherty Jr; Chris Peifer Subject: Building Envelope Debbie, For our discussion on Tuesday morning, I have updated (and attached) my memo suggesting serious work on a building-envelope alternative to framed area for controlling building size and bulk in West U. The new stuff is in the last three paragraphs but there are also a couple minor changes earlier. 7/:l1 /gnn7 • • Page 3 of 3 1 suspect that the only practical approach to moving this forward soon is to gain Michael Ross's support for including it in his discussions with the new city council regarding their (and ZPC's) work and funding priorities. I look forward to our discussion. I also welcome thoughts and suggestions from Jim and Chris. Steve If this email is spam, report it here: http://www.Onl MyEmail.com/reportSpam? Id=MjExMTU6MzlwNzEwNzYxOm kp b3VnaDhAc2J jZ2xvYmFsLm5ldA%3D%3D 7VI1 /7nn7 0 0 Architectural services to assist Z&PC in evaluating new, simplified regulations of building size, bulk, etc. April 2005/Revised April 2007 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 evaluating 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 5.Open air tightening - 55% 6. Limit long high wall effect 7. Building Separation 8. Pervious area - no change, relate to BSC and trees • i - - - Not MoAu,~~ ~rl r -j I S~cle, ~+'c.~~ ~ I ink I I 1 I (i t4 efkucA I~ne ~f I i I i'x u~ 1 I I 1 ~ ~ I I 1 I t Crrt J.eLA: O clct~~d ►~rr~~ r----- I P p(~~Ylt' I bLL iding ,ei v* lg:)tl I 1 I I 1 1 ♦ r-----~ I 1 1 I I I I I I I L I I I 1 I I I 1 I r-----~ ` I I I I 1 I I I L l I I I I I 1 1 I I I I 1 I 1 I I / I I I` r-----~ ` I I I I 1 I I 1 I I I I I 1 I 1 ~ 1 I i ~ I Amendment to add "sloped setback" height limits with "penetrating volume" 3-5-07 Amend Table 7-4b (both pages) as follows: I 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-I 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 See Uses building site acre. See acre table and Note 8 Art. 9 Framed area, all Maximum area as a 80% 100% See Note 4. N/A buildings on a building percentage of building site 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 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. Other than chimneys, no part of an accessory building may be higher than 35 ft. See either of the following: (i) ten feet plus the horizontal distance from that part to the Note 2. front street line, or (ii) 20 feet plus the horizontal distance from that part to any olhiL f~Re~ferr£proyerty line. (not to exceed 25 feet total). See Figure HRD. This is a "sloved" height limit. See also Notes 1 and 10. Principal buildings Stories, maximum Two and one-half. Three. See Note 6. N/A See Article 10 regarding garage space. Height, maximum 35 feeti 5 feet FeaF y aFd. ee Veee 4 No part of a principal building may be 35 ft or higher than ath~r f h~l1lQwine: (ilief feeLpleis t~hszli ntaJ diatan.~c_from less. Sec that _pars..to..tl]~ftonLStseet_lip~~[_(ii~ 20 feet plus the horizontal distance from that rote 1. arp t to aily_uther 9e-+eafwA property line (not to exceed 35 feet total, or 24; t'cei in rear aaid). See Figure HRD. This is a "sloped" height limit. See also Notes I and 10. 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 it. DU. Width, minimum N/A 16 ft., N/A But see QMDS NIA each 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. r*• Note 10. Eaves Dormers and Gables. Eaves may exceed (or `benetratethe sloped height limit. not to exceed 24 inches (measure horizontally). 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 00 the total cubic feet of penetrating volume on the building site does not exceed multiplied by the depth of the lot (measured in feet) In this note "penetrating volume" means the volume of those parts of doi+ ;_ws_iff+i if3lsthe_Inild.i.n that exceed (or "penetrate") a sloped height limit Figure HRD Sloped Height Limit in Residential Districts I i i Height limit (non-yard areas); see Table 7-4b I I --------------------i 35 feet (height)* i I i i i i I 45-degree angle - 20 feet (height) i I I li I I I I Side property line Side property line ~ I ~ I I I I ~ I I I I Standard base level i Conceptual view from 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. Amen l d 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. H. 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 accesswa; 2. third floor area bcncath a c zZular root iw-face Iva _tfEttfufe (e.g.. a 1 aeon at:r-nWe- ere, re~ncv~ on - - I i lias 4ag-a itch neither lo,.ver !es& than "4-in-12" nor great rfhanml2-in-l2-(45de2r begins at a lower edge e. in ve) at a h ' below 25 feeti hose. aomirrs an sables allowed by I:tbl 7 4t re e.g. :Vote 1W an ui either ' rises )a peak o' or rises to meet er such roof surface at a ndaeline (or peak poigo. see Figure sevea-feek 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, if (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.] 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 re ardin Planned Develo ment 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 804 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 dwellin 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 /0 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. ;Vote 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. Lot Area vs. Framed Area 18000 16000 _ 80% _ 4000+.5(lot area-5000) 14000 70% 3811 Riley 12000 2729 Albans 3710 Sunset a 10000 - - 2731 Barbara 3717 Sunset d - 3303 Sunset E 3019 Sunset w, 8000 2621 Cason 3777 Sunset 6000 3424 Robinhood + 6402 Vanderbilt 4000 • 2607 Pemberton 3220 Plumb - 2000 6411 Vanderbilt 0 IRZI 4 Lot Area Lot Area 80% 4000+_5(lot area-5000) 70% 3811 Riley 2729 Albans 3710 Sunset j2731 Barbara'3717 Sunset 3303 Sunset 3019 Sunset 5000 4000 4000 3500 5720 4576 4360 4004 4523 6000 4800 4500 4200 6720 5376 4860 4704 5307 7440 5952 - - - 5220 5208 4144 - - - 5920 7500 6000 5250 - 5250 - - - - - - - - - - - - - - 5843 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 13500 10800 8250 9450 15000 12000 9000 10500 _ 16200 12960 9600 11340 17500 14000 10250 12250 20000 16000 11500, 14000, 2621 Cason 3777 Sunset 3424 Robinhood 6402 Vanderbilt 2607 Pemberton 3220 Plumb 6411 Vanderbilt 7137 - - - - - 7191 _ 8736 - - - - - - - - - - 7889 - 9517 - - - - - 9011 - - - - - - --10125 • Amendment relating to DRAFT garages in side yards (Table 7-6) Revised 6-9-07 (base version, percentage separation) Amend Note 5 of Table 7-6 as follows: Note 5. Garages In Side Yards. (a) E a three feet - )i the side property line t .ib > it! ~ ti, -et j (b) It must be a detached accessM building containing _onlx one c garage space and space above the garage (plus stairways with a horizontal separation from the principal building of This does not prohibit "breezeway" structures not wider than eight feet and not higher than 14 feet (c) Any projecting part must be at least seventy feet from the front street line. (d) Within ten feet of another building site in an SF District (whether on the side, rear or otherwise), ' .;_may have no window, door or other opening above the ground floor (and facing the property line of the other building site) r, non-operable openings or skylights. Clean version (markings removed): Note S. Garages In Side Yards. A building may project toward an interior side property line (not a side street line) if it meets all the following criteria: (a) No part of the building may be closer than three feet to the side property line. Exception: Eaves may be as close as inches. (b) It must be a detached accessory building containing only garage space and space above the garage (plus stairway) with a horizontal separation from the principal building of at least seven percent of the building site depth (measured from main wall to main wall). This does not prohibit `breezeway' structures not wider than eight feet and not higher than 14 feet (if there is otherwise the same minimum separation from main wall to main wall). (c) Any projecting part must be at least seventy feet from the front street line. (d) Within ten feet of another building site in an SF District (whether on the side, rear or otherwise), the building may have no window, door or other opening above the ground floor (and facing the property line of the other building site). Exception: There may be translucent (but not transparent), non-operable openings or skylights. Amendment relating to D ° ail' garages in side yards (Table 7-6) Revised 6-9-07 (alternate version, transitional structure as separation) Amend Note 5 of Table 7-6 as follows: Note S. Garages In Side Yards. # r t (a) three feet , the v _ side property line I ' 5e is 1..# ' - - (b) The projecting part may only contain garage space and space above the garage plus stairway). (c) Any projecting part must be at least seventy feet from the front street line. (d) Within ten feet of another building site in an SF District (whether on the side, rear or otherwise), ~ may have no window, door or other opening above the ground floor (and facing the property line of the other building site) - ;r non-operable openings or skylights. a S.'c'L'j I ,;-rn 1 t;-tiff ~~1C :7=, k 1 iJ'. t.+ - - - 1' '7 r -4- cl% I .i).- . L~`t£' i;tl -t ~[1-{;'.i,b' ~ i!1 •_-4[~Z_ i ''i ~ ~ ! s_1?i"(1 C . C `~itl E~ii~~ ~ i~:~ '1_!i'. i ~ .ii It tai > ! ~l~ 'ln+l 12)_=IU ~ ilrt r_(!,'~ (l£ in Clean version (markings removed): Note S. Garages In Side Yards. A building may project toward an interior side property line (not a side street line) if it meets all the following criteria: (a) No part of the building may be closer than three feet to the side property line. Exception: Eaves may be as close as inches. (b) The projecting part may only contain garage space and space above the garage (plus stairway). (c) Any projecting part must be at least seventy feet from the front street line. (d) Within ten feet of another building site in an SF District (whether on the side, rear or otherwise), the building may have no window, door or other opening above the ground floor (and facing the property line of the other building site). Exception: There may be translucent (but not transparent), non- operable openings or skylights. (e) The building may not be a principal building, unless there is a transitional structure between the main part of the principal building and the part in the rear yard (or SF Bufferyard). A transitional structure may be an arcade, a "bridge," a porch or other building space, but: (i) its length must be at least seven percent of the building site depth, and (ii) no part of the structure may have a height greater than the horizontal distance from that part to the nearest property line Amendment relating to a open area and pervious area 6-9-07 Amend Tables 7-3 and 7-6 as follows: General Rule: Every building site must have the minimum open and pervious Table 7-3: areas shown, by District, in this table. ("N/A" means the rule does not apply.) Open & Pervious Exceptions/Special Rules: (1) See PDD Schedules for planned development Areas districts. (2) See special rules noted in table. (3) See the Projections Schedule for details about calculating open and pervious areas. Item Measureme SF-1 SF-2 SF-3 TH GR-I GR-2 C at Front yard, minimum _n N/A 40% N/A ercentage. Rear yard, pen area minimum 60%. See Note 1. N/A N/A N/A percentage. See Note 6. Entire building site, minimum 25% 25% 15% I percentage. Front yard, minimum 0% 50% See Note 2. 50% See Note 2. N/A Pervious area percentage Entire building site, minimum 21 _ 15% 15% 15% I percentage. Landscaping strips Required, except for SFD uses on building sites with 5,000 sq. ft. or more. See Note 3. For SFD uses on building sites with 5,000 sq. ft. or more, Chapter 82 of the Code Qualified trees of Ordinance must be located within a contiguous and reasonably compact pervious area containing at least 25 sq. ft. However, additional or better pervious area may be required to comply with Chapter 82. Pervious pavement In a QMDS only, pervious pavement is allowed to be used for all vehicular areas, and part of it may count as pervious area. See Note 4. Each parking area containing 21 or more parking spaces must contain interior Parking areas, interior pervious areas in "island" or "peninsula" configurations aggregating in area at least two square feet for each parking space. [Similar changes apply to the second page of Table 7-3, for PDD-SF1 and PDD-SF2] General Rule: This schedule describes certain structures which Table 7-6• are allowed to "project" into yards ("or setbacks). It also provides special rules for calculating open and pervious areas affected by Projections Schedule such structures. See the "Yards (or 'setbacks')" and the "Open & Pervious Areas" tables. Ma>amum Allowed Projection (In Inches), Measured From The Inside Special Rules For Type of Structure Edge Of The Yard Calculating Open Front Rear SF & Pervious Areas Yard Yard Side Yard Bufferyard 24" except " that no The area i~ Items above ground level: Eaves, 15" 15, cornices, roof extensions, item ,i; as _ r "greenhouse" and bay windows below the i- 1511 open area. _ i;-i t!,, (no floor space), window sills, _ L cave may be closer cantilevered building space, See Notes " window boxes, belt courses, See See than 36 I. !and 13. window air conditioners and Note Notes to the SPL. See ' similar parts of buildings. 1.1. 13 and Mores 1.1 and /3. 12" except that no item Items at and above ground level: 15" below the " The area does not Chimneys fireplaces (with cross- See cave may 15 be 15" Buildings sectional areas of S square feet or 15" Notes count as either open less) and similar parts of 1.1 and closer See Notes or pervious area. And than 36" LI and 13. Attached buildings. !3. to the Structures SPL..See Notes 1.1 and 13. The area does not 0, but 0 0 count as either open Porches/platforms/decks higher see 0 or pervious area. The than 14 inches, and similar `Vote See area beneath a deck 1.2.3ee Votes See Noes See Notes may count as structures attached to a building. 1.1 and Note 1.1 and 1.1 and 13. pervious area if rain 1.1. 13. 13' is allowed to pass through the deck. 0 0 120" 0 The area does not Steps not higher than the first See See floor level. ,'Vote See Notes count t as as either open Votes 1.1 and See Notes or pervious area. I. L I and 13 1.1 and 13. 13. [remainder of Table 7-6 remains unchanged] • • Amendment relating to buildings in rear yard (Table 7-6) f 4-10-07 Amend Note 3 of Table 7-6 as follows: Note 3. Buildings In Rear Yard or SF Bufferyard. _A building may be located in a rear yard or SF Bufferyard if it meets all of the following criteria: (a) No part of 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 building and all other buildings on the building site (other than those located completely within the rear yard or SF Bufferyard) are 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 buildin s) except for transitional structures specifically allowed below. Example: If the depth is 100 feet, the minimum separations are seven and five feet respectively. ~4 Within ten feet of another building site in an SF District (whether on the side, rear or otherwise), i- 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 etranslucent (but not transparent), non-operable openings or skylights. (,c+ Space in the any-prejeeti-xgbuilding may only be used for single-family (detached) use. (e) The building may not be a principal buildin. unless there is a transitional structure between the main part of the principal buildine and the hart in the rear yard (or SF Bufferyard). A transitional structure may be an arcade, a "bridle." a porch or other building space but . ' (ii) no part of the stricture may have a height greater than the horizontal distance from that part to the nearest property line. 4f th- " @ e ``•@ bui d ne . ~tl (f) [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 Bufferyard . See garage restrictions in Article 10.