HomeMy WebLinkAbout05102012 ZPC Agenda Item 1 ZPC AGENDA
ITEM 1
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The City of West University Place
A Neighborhood City
ZONING & PLANNING COMMISSION
Bill Watson Conference Room
3800 University Boulevard
April 12, 2012
MEMBERS PRESENT: Steve Brown, DeDe DeStefano, Bruce Frankel, Sam
Parikh, Lauren Griffith, Michael McEnany and
Connie Clark
MEMBERS ABSENT: None
STAFF PRESENT: Debbie Scarcella, City Planner, Jolie S. Lenz, City
Legal Counsel and Sallye Clark, Planning Assistant
Call to Order — With quorum present at 6:02 p.m., Steve Brown called the meeting to
order.
Notices, Rules, Etc. Steve Brown, ZPC Chair, gave a brief welcome and asked each
member to introduce themselves. Debbie Scarcella, City Planner stated that there
would be a plat on next month's agenda. Staff will send out a reminder email to ZPC
about the public hearing and plat approval on May 10, 2012. Steve Brown reminded
all ZPC members of the 6:00 p.m. starting time and requested staff to include the
approved ZPC Rules of Procedures in the meeting packets next month to the
members.
1. Meeting Minutes for November 10,2011
Bruce Frankel moved to approve the minutes for the November 10, 2011 meeting as
amended. DeDe DeStefano seconded the motion. Ayes: Steve Brown, DeDe
DeStefano, Bruce Frankel, Sam Parikh, Lauren Griffith, Michael McEnany and
Connie Clark. Motion carried.
2. Definition of a Dwelling
Debbie Scarcella, City Planner gave a background that staff has always had lots of
discussion about what constitutes a dwelling unit. Certain things are governed by the
Building Codes for cooking bathing and washing, toilet. However, for z ling
purposes we have to establish what a dwelling unit is because we have&ngle family
districts. The number one criterion in ais that we only all �,w�oe dwelling unit per
buildin: site. We also allow .accessory quarterS.Both ofa #�?ie zTefinitions need to
nom •• • for interpretation. Staff doesn't believe the definition of dwelling unit
is air tight. It has been interpreted three different ways since Debbie has been on staff
for the past seven years. There are three elements of the definition (i) direct access,
(ii) plumbing and electrical facilities sufficient to serve a kitchen sink, a refrigerator
and fixed cooking equipment and (iii) a full bathroom including a commode, a sink
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• and either a bathtub or a shower. It is number two that h. created the biggest issue.
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was ' =: = : • - -• . After discussion,
Accessory t arters (or "AQ"), was revised to read."A dwelling unit meeting all of the
following criteria: (i) it is located on the same building site with and is attached to
the a dwelling unit within a principal building used for single-family (detached) use;
and(ii) it i icludes no more than six hundred square feet of gross floor area."
Dwellingatit (or "DU"), was revised to read: "A building, a single room or a group
of rooms occupied or capable of being occupied as separate living quarters. Separate
living quarters are those which have all of the following: (i)direct access from
outside of the building or through a common hall; (ii)plumbing and electrical
facilities sufficient to serve all of the following: kitchen a sink, a refrigerator and
fixed cooking equipment within the space; and(iii) a full bathroom including ak
lavatory, a commode and either a bathtub or a shower." Debbie Scarcella, City
Planner illustrated single family detached and single family attached with drawings
on the erase board for ZPC. Steve Brown requested staff to take a final look at the
revisions of the definitions and bring them back to next month's meeting and move
on to the next agenda item. This is not the only subject that ZPC will be discussing,
therefore, Steve Brown, would prefer to discuss all the numerous topics and
bring them to Council as a group and not one at a time.
3. Driveways
Debbie Scarcella, City'lanner illustrated what was allowed in Table 7-5(a) and Chapter 70.
After discussion,the following revisions were made to make it clearer that it is a building site.
Table 7-5a: General Rule: Every building site, vehicular area and related structure
Parking, driveways,s must conform to the applicable regulations shown, by
District, in this
etc. table. ("N/A" means the rule does not apply.) Exceptions/Special
Rules: (1) See special rules 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
Curb cuts Number For SFD use: Maximum one per sided-let designated building
Other site abutting the street. For non-SFD uses: Maximum one per 50-
regulations ft. segment of street line. See Note 5.
apply;
see, e.g.
Article 10.
Item Regulation PDD-SF1 PDD-SF2 PDD- PDD-TH2 PDD-TH4 PDD- PDD- PDD-
TH1 TH5 TH7 C1
Off-street Number, Depends on land use, layout, etc. See this Table, Table 7-4a, and
parking location, size, Article 10 (including maneuvering areas, design requirements, "same
spaces and design site"rule, yards, street areas, loading spaces, etc.).
parking areas
Other
regulations
apply; see,
e.g. Article
10
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Grouping or Not allowed, except in a QMDS platted parking reserve serving two or
sharing. more DU's. But see Note 2.
Use of parking Parking spaces for non-SFD uses may only be used for motor vehicle
areas parking. See Note 3.
Maneuvering See Article 10.
areas
Emergency Minimum width 20 ft, via public or private street, to each principal building and each
accessway See Note 1. DU (or to an adjacent open area accessible to firefighters and
equipment). Other regulations also apply, e.g, fire code.
Driveways and Minimum width For SFD use: nine ft.
private See Note 1. For non-SFD residential use: 10 feet, or 17 feet if two-way and serving
streets three or more DU's.
Other Maximum For SFD use: (i) Driveway serving any single-bay garage: 12 feet. (ii)
regulations width (in front Driveway in a front yard serving rear garage or side-facing garage: 12
apply; see, yard or street feet. (iii) Driveway in side street area of a corner site serving a side-
e.g. Article area) facing garage with three or more bays: 30 feet; (iv) Any other driveway:
10. See Note 1. 20 feet. For other residential uses: 24 ft. (or 35 feet if connecting to a
major thoroughfare). For all other uses: 30 feet (or 35 feet if
connecting to a major thoroughfare).
Maximum For non-SFD uses: 160 feet, driving distance to the nearest street area,
length measured along centerline from farthest end point. A longer driveway is
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 NEA
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.
Pavement Required type For SFD use: Hard-surfaced or pervious pavement required for each
See Note 4. required driveway and parking space; twin "ribbons" of pavement are
permitted. For all other uses: Reinforced concrete, with curbs and
drains required for all vehicular areas. Exceptions: (i) See Table 7-3
(pervious pavement) and Note 4, below. (ii) See Article 10 regarding
"overhang."
Markings; Required type For non-SFD uses: Parking spaces must be clearly marked on the
wheel stops. pavement, and wheel stops are required. See Note 12.
Curb cuts Number For SFD use: Maximum one per ivided-lot designated building site
Other abutting the street. For non-SFD uses: Maximum one per 50-ft. segment
regulations of street line. See Note 5.
apply;
see, e.g.
Article 10.
Max. width per Four feet (for aprons) plus the maximum driveway width allowed. Each
50-ft. segment curb cut must be confined to the part of the street area that directly
of street line abuts the building site(s) served. See Note 1.
Visibility Forbidden See Chapter 82 of the Code of Ordinances.
triangles structures,
plants and
other things
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. Add "(Refer to Chapter 70)"
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Sec. 70-27. - Curb cuts and driveways; concrete.
(a) Curb cuts, etc. Only one curb cut and only one driveway is allowed along the front
street line of any building site less than 60 feet wide, measured along the front street line.
(b) Two or more curb cuts. If there are two or more connected curb cuts or driveways on
a building site (for example, when there is a circular or semi-circular driveway),the
following apply:
(1) At the front street line, no part of a curb cut or driveway may be closer than
two feet to a side property line. In the street area, no part of the curb cut or
driveway may cross the imaginary extension of a side property line, unless the
affected neighboring owner consents in writing.The building official may make
exceptions to these rules when there is no practical alternative or when
necessary to prevent harm to a tree.
ZPC Requested the following revisions to (2) a. b. and (3):
(2) Measured along the edge of the main traveled roadway:
a. opening width of the driveway and curb cut shall be 4no wider
an -44-feet;
b. The inside edges must be at least 28 24 feet apart; and
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c. The width of the "island" area may be covered with hard surfaced
material; and
d. The curb cuts must be located along the front street line.
(3) No driveway may be wider than 11 feet. Add "than what's allowed or
specified in 7-5 (a), Appendix A of the Code of Ordinances."
(4) Within the street area, the edges of each driveway must be perpendicular to
th dae of the main traveled roadway. yy,,
ZPC wants staff k+ ip the definition of"semi-circular driveway." ZPC requested staff A
bring this back 12) next month's meeting with the definition and revisions done. In
addition, ZPC would like to discuss Section - c) (3) Maneuverings, to request
a possible clearer statement about pulling)(i an acking ec�t a ic. 4-i1/ i? , (�y�'l
info Adjournment
Sam Parikh made a motion to adjourn. The motion was seconded by Bruce Frankel.
Ayes: Steve Brown, DeDe DeStefano, Bruce Frankel, Sam Parikh, Lauren Griffith,
Michael McEnany and Connie Clark. Motion carried. Meeting adjourned at 7:45
p.m.
APPROVED THIS DAY OF , 2012.
Steve Brown, Presiding Officer
ATTEST:
Sallye Clark, Planning Assistant