HomeMy WebLinkAbout10112007 ZPC Agenda Item 3
City of West University Mace eTexas
Memo
To: Zoning & Planning Commission
From: Debbie Scarcella, City Planner
Date: October 01, 2007
Re: Staff Report for Rescission of Replat of Rice Village Place
Request for Rescission of Replat•
This request is for rescission of the replat of Rice Village Place, a subdivision in Harris
County, Texas according to the map or plat thereof recorded under Film Code No.
531096 of the map Records of Harris County, Texas, more commonly known as 6016,
6018, 6020, 6022, and 6024 Kirby Boulevard, West University, Texas.
The replat rescission is requested by staff due to the conditions of the replat approval not
being met in a timely manner.
Staff Recommendation
This plat was originally approved by ZPC in 2002. The applicant, Horizon Group, submitted
a permit application to install electronic gates at the driveway entrances. Staff denied the
permit application since the site plan did not have gates at the driveway and because of
concerns about traffic flow. Staff informed the applicant that they must get approval from the
ZPC if they wanted to pursue the issue. The applicant submitted a replat request to the ZPC.
Staff recommended disapproving the plat due to traffic congestion problems and conflict with
maneuvering area. At that time the applicant formally requested to withdraw the plat and to
resubmit on or before the October 2005 meeting. The applicant submitted an amended plat
and a recommendation from a traffic engineer for the September meeting. There was concern
from staff about emergency vehicle access to the site and maintenance of the gate. The ZPC
requested that the applicant return to the next meeting with additional information and
corrections to the plat.
The applicant resubmitted the corrected plats and requested information and the final replat
was approved on November 10, 2005 with the conditions that the approved emergency access
protocols by the Chief of Police were incorporated, corrected signature lines with appropriate
ZPC members and correction of dates were made, and the plat was dated November 8, 2005.
The applicant has not followed through with the conditions of approval. Almost two years
have lapsed since the initial approval on November 10, 2005. Staff contacted the applicant to
find out if there were any plans to proceed with the documentation required in the original
approval, and was informed that the plans for installing the access gate were no longer in
progress. A copy of the e-mail from the applicant is attached.
• •
Staff recommends that ZPC consider rescission of the replat due to the time that has elapsed
and lack of progress in completion of the approval conditions.
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r
From. DAVID PRATT
Sent: Thursday, August 02, 2007 4:47 PM
To: 'sclark@westu.org'
Subject: Amending Plat Rice Village Place
Dear Miss Clark,
At this time Horizon Group has withdrawn from the above referenced project.
Respectfully,
DAVID PRATT
HORIZON GROUP INT'L
4204 BELLAIRE
HOUSTON, TX. 77025-1055
OFF (713) 660 8282
FAX (713) 660 0102
CEL (713) 642 7305
I)PR.1 urwH( tus.-k.CO11
i
0 pity of West University Place
A Neighborhood City
® Recycled Paper
ZONING & PLANNING COMMISSION
BILL WATSON CONFERENCE ROOM
3800 UNIVERSITY BOULEVARD
MEETING MINUTES
November 10, 2005
MEMBERS PRESENT: Steve Brown, Bob Inaba, Jeffrey Horowitz, Stephen
Stewart and James Passamano
Ned Ross, Chairman has resigned.
COUNCIL LIASION: N/A
MEMBERS ABSENT: Beth Beloff
STAFF PRESENT: Neslihan B. Tesno, City Planner, Sallye A. Clark,
Planning Assistant and James Dougherty, City
Attorney
Call to Order - With quorum present at 6:45 p.m., Steve Brown called the meeting to
order.
1. Minutes.
September S, 2005: James Passamano made a motion to approve the minutes as
written. Stephen Stewart seconded. Ayes: Steve Brown, Bob Inaba, Jeffrey
Horowitz, Stephen Stewart and James Passamano Noes: none. Motion passed.
Minutes approved.
October 24, 2005: Stephen Stewart made a motion to approve the minutes as
written. Jeffrey Horowitz seconded. Ayes: Steve Brown, Bob Inaba, Jeffrey
Horowitz, Stephen Stewart and James Passamano Noes: none. Motion passed.
Minutes approved.
2. Rice Village Place Plat. (Docket 05-02) Jeffrey Horowitz recussed himself from
this agenda item. David Pratt, Project Manager for Horizon Group gave a brief
overview of the final plat request. Staff recommended that the applicant has
addressed the issue of the encroachment into the maneuvering area by proposing an
expandable folding gate for the entry. The exit will be a sliding gate. The report
from the traffic engineer includes a site plan detailing the vehicle storage and turning
radius. There is sufficient room for a vehicle to enter into the subdivision and
maneuver. There is also sufficient room for one vehicle to be parked (waiting for
entry) in the area between the gate and the street. Traffic congestion does not seem
to be addressed on this report. The Police Chief does not have any concerns about
this design. However, both the Fire Chief and the Fire Marshal are concerned about
the ability of an ambulance entering the site. The ambulances are 25 feet long and 8
feet wide. This is larger than the "P" vehicle mentioned by the traffic engineer. The
3800 University Boulevard 9 West University Place, Texas 77005-2899 ® 71366804441 • www.westu.org
Zoning & P1,11111,
1110 Wission Minutes
November 10, 2005 Meeting
Page 2 of 2
Fire Chief stated that the fire trucks would remain on Kirby in the event they are
required at the address to fight a fire.
The Zoning and Planning Commission could take the action necessary to approve this
preliminary and final plat if the applicant addresses the issue of the ingress for
ambulances.
After discussion, James Passamano made a motion to approve the final plat subject to
the following conditions:
• Dated 11-8-2005
• Correct signature lines with appropriate ZPC members and correct dates
• The protocols signed by the Chief of Police, November 8, 2005
Bob Inaba seconded. Ayes: Steve Brown, Bob Inaba, Stephen Stewart and James
Passamano Noes: none. Jeffrey Horowitz abstained. Motion passed.
3. Framed Area and Related Regulations; Amendments. Nes Tesno, City Planner
presented and discussed the concerns from the joint public hearing:
• No definition of unfinished space
• Measurement method of one story buildings
• Question about breezeway's and measurement of breezeway's
• If a porch faces a front street, is that not considered framed area?
• Ned Ross- definition of interior height: measured from the ground or the
imaginary plane. Ned does not like the word "ground "
James Dougherty, City Attorney handed out and went over the proposed amendment
of the "framed area" and related definitions final report. After discussion, Jeffrey
Horowitz made a motion to forward a final report as modified during this meeting
with the option that City Council could add drawings to illustrate schedule FA later.
Bob Inaba seconded. Ayes: Steve Brown, Bob Inaba, Jeffrey Horowitz, Stephen
Stewart and James Passamano. Noes: none. Motion passed
4. Zoning Administration. Bob Inaba made a motion to accept the final report and
forward to City Council for approval. Jeffrey Horowitz seconded. Ayes: Steve
Brown, Bob Inaba, Jeffrey Horowitz, Stephen Stewart and James Passamano. Noes:
none. Motion passed.
James Passamano left @ 8:25 p.m. during agenda item 5.
5. Town Center and Commercial Areas; PDD's. Staff informed ZPC of current
events at the Town Center. Nes Tesno, City Planner handed out the amendment to
provide for "Qualified Pedestrian-Enhancement Developments" or "QPED's", dated
8-9-2005 and City Center Redevelopment Options, dated 3-9-2005. ZPC discussed
this issue and requested map with available parking for entire Town Center area
including city parking, school property and the two nearby churches. Staff will
prepare a map and bring to the next meeting.
Adjournment. Bob Inaba made a motion to adjourn. Stephen Stewart seconded.
Ayes: Steve Brown, Bob Inaba, Jeffrey Horowitz and Stephen Stewart. Noes: none.
Motion passed. Meeting adjourned at 9:00 p.m.
Zoning & Planning Wssion Minutes
November 10, 2005 Meeting
Page 3 of 3
Attachments:
Staff Recommendation for re-Plat of Rice Village Place, dated November 7, 2005
Traffic Engineering Report for Rice Village Place dated October 3, 2005
Final report relating to framed area with a sheet that shows the revision to the final report.
Draft Schedule FA (Framed area) (Option B)
Final report on a proposal to amend the Zoning Ordinance relating to Zoning
Administration
Amendment to provide for "Qualified Pedestrian-Enhancement Developments" or
"QPED's", dated 8-9-2005
City Center Redevelopment Options, dated 3-9-2005.
PASSED THIS 941~ DAY, OF 2005.
Steve Brown, Vice Presiding Officer
ATTEST:
Sallye A. C1 k, Planning Assistant
Voigt Associates, Inc. 2611 Garnet Court
Professional Traffic Engineers Pearland, Texas 77584
832.264.0429
713 436 0475 fax
October 3, 2005
Mr. David Pratt
Horizon Group
4204 Bellaire Boulevard, Suite 4210
Houston, TX 77025
RE: Analysis of Site Circulation Issues Considering Emergency Vehicle Access
Rice Village Place, 6016-6024 Kirby, West University, Texas
Dear Mr. Pratt,
Per your request, Voigt Associates, Inc. has reviewed the access issues associated with ambulance
access to the Rice Village Place development located on Kirby near Bolsover in West University.
The development has two access drives: 1) one located on the north side of the development that
serves as entry-only; and 2) one located on the south side will be exit only. Previous
investigation revealed that these two access drives would adequately service AASHTO "P"
(passenger) design vehicles to and from the site.
The City subsequently requested a review of turning geometry for an ambulance with design
dimensions of 8' width by 25' length. These dimensions would represent those found on the new
larger ambulances based on large truck frames, not for typical light-duty truck chassis. An
analysis of the turning tracks of this design vehicle revealed the following:
• it would be possible for the ambulance design vehicle to enter the north driveway from a
northbound approach on Kirby Drive; and
• it appears also possible for the ambulance design vehicle to enter via northbound on
Kirby to the south drive.
Exhibit 1 shows two turning tracks for the ambulance design vehicle, one approaching the north
drive and one approaching the south drive, both approaches being from the south to the north.
The entry to the south drive will most likely have to be a two-point entry movement as the design
vehicle would encroach by 1.5' onto the raised median on the north side of the south drive, but
entry can be made at the south drive. This is noted on the attached Exhibit 1. It is recommended
that first responders make test turns into the property to acquaint themselves with the types of
movements necessary to access the property via either north or south driveway.
We appreciate the opportunity to be of assistance to you. If you have questions about this report
or need additional information, please contact me at your convenience at 832-264-0429.
Sincerely,
Anthony Voigt, P.E.
Principal
via electronic submittal
attachment, Exhibit 1
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DATE- 10/1/05
City of West University Place *Texas
Memo
To: Zoning & Planning Commission
From: Neslihan Bilir Tesno, City Planner
Date: November 7, 2005
Re: Staff Recommendation for re-Plat of Rice Village Place
Request for Preliminary & Final Re-Platapproval:
This request is for a re-plat of All of Rice Village Place, a subdivision in Harris County,
Texas according to the map or plat thereof recorded under Film Code No. 531096 of the
map Records of Harris County, Texas, more commonly known as 6016, 6018, 6020,
6022, and 6024 Kirby Boulevard, West University, Texas.
The plat and site plan amendment is proposed by ASP Builders, LLC and other owners to
install two electronic gates at the driveway entrances on Kirby.
Staff Recommendation
This plat was originally approved by ZPC in 2002. The applicant, Horizon Group, submitted
a pen-nit application to install electronic gates at the driveway entrances. Staff denied the
permit application since the site plan did not have gates at the driveway and because of
concerns about traffic flow. Staff informed the applicant that they must get approval from the
ZPC if they wanted to pursue the issue. The applicant submitted a replat request to the ZPC.
Staff recommended disapproving the plat due to traffic congestion problems and conflict with
maneuvering area. At that time the applicant formally requested to withdraw the plat and to
resubmit on or before the October 2005 meeting. He submitted an amended plat and a
recommendation from a traffic engineer for the September meeting.
The Fire Chief and the Fire Marshall were concerned about the ability of an ambulance to
enter the site. The ambulances are 25 feet long and 8 feet wide. Access for police was
discussed and gate location and maintenance. The ZPC requested that the applicant return to
the next meeting with the following:
1. Fire Marshal and Fire Chief to approve a revised Traffic Engineer report concerning
access of ambulances (8'x 25'),
2. Fire Marshal/Fire Chief to physically test ingress for the ambulances,
3. City attorney recommended changes on plat:
a. Remove wording "7 foot accordion gate (5-4' sections)",
b. Remove wording "Proposed 7' gate",
C. Add "Location of electrically operated gates" wording in place of above
wording
d. Change note # 19 by removing last sentence and adding, "Electrically-
operated gates may be installed in the indicted locations, but such gates may
only be operated in accordance with written protocol approved by the Chief of
Police of the City of West University Place, and they must be maintained as
provided by such protocol. The protocol may restrict the times when the gates
are closed. The protocol may prescribe the type of gates and the manner of
opening. Each gate opening must be at least 20 feet wide. The Chief of Police
may amend the protocol at any time."
The applicant has resubmitted amended plats and requested material. Both the Fire Marshal
and the Fire Chief approved the attached traffic engineer's report and have stated that they
tested ingress for an ambulance at the north entrance (see attached emails). The Police Chief
states that he will approve the plat if the applicant provides access devices for each of the
patrol vehicles (7) and to maintain/or replace the devices if required. He has submitted
Protocol (see attached) and the Police Chief has approved the protocol.
The Zoning and Planning Commission can take the action necessary to approve this
preliminary and final plat.
StatTrec Ki rbyPlace R Fplat090005.doc
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