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HomeMy WebLinkAbout04122012 ZPC Minutes 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 zoning purposes we have to establish what a dwelling unit is because we have single family districts. The number one criterion in a SFD is that we only allow one dwelling unit per building site. We also allow one accessory quarters. Both of these definitions need to not leave no room 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 Page 2 commode, a sink and either a bathtub or a shower. It is number two that has created the biggest issue. The electrical requirements in number 2 are no longer applicable or effectively restrictive. After discussion, Accessory Quarters (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 : : , • • •• : principal building used for single-family (detached) use; and(ii) it includes no more than six hundred square feet of gross floor area." Dwelling Unit (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 wee space; and(iii) a full bathroom including a irk 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 Planner 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, 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 subdivided lot 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 Grouping or Not allowed, except in a QMDS platted parking reserve serving two or Page 3 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) facin g 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 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. 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 ceded--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)" Sec. 70-27. -Curb cuts and driveways; concrete. Page 4 (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. The opening width of the driveway and curb cut shall be no wider than 16'44-feet; b. The inside edges must be at least 24 24 feet apart; and 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 the edge of the main traveled roadway. ZPC wants staff to look up the definition of"semi-circular driveway." ZPC requested staff to bring this back to next month's meeting with the definition and revisions done. In addition, ZPC would like to discuss Section 10-103 (c) (3) Maneuvering areas, to request a possible clearer statement about pulling into and backing into traffic. 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 10th DAY OF May, 2012 -t. Steve Brown, Presiding Officer ATTE.iT: / axectk Sallye Clark, lanning Assistant