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Home My WebLink About03152012 ZBA Meeting Packet0 City of West University Place A Neighborhood City ® Recycled Paper Notice of Zoning Board of Adjustment Meeting Notice is hereby given that the Zoning Board of Adjustment (ZBA) of the City of West University Place, Texas will meet on: March 15, 2012 Beginning at 6:30 p.m. in the Municipal Building, 3800 University Boulevard, West University Place, Texas 77005 The subject(s) of the meeting are as follows: [Call to order] 1. Notices, Rules, Etc. Matters relating to notices, rules and meeting procedures, identifying parties, swearing of witnesses, etc. 2. Docket No. 2012 -03, regarding property at 5320 Sewanee Avenue, West University Place, Texas 77005, (Special Exception). a. Public hearing (continuation from previous meeting) regarding the following matters: Alternative paving material. Applicant requests a special exception to allow the use of an alternative impervious paving material for a portion of the driveway and maneuvering area. b. Deliberation, decisions, other action, etc. regarding the preceding matters. 3. Meeting Minutes. Matters relating to the approval of minutes from the meeting held on February 16, 2012. [Adjournment] ANYONE WITH A DISABILITY REQUIRING SPECIAL ARRANGEMENTS TO BE ABLE TO PARTICIPATE IN THE MEETING MAY CONTACT THE PERSON WHO SIGNS THIS NOTICE, BELOW, IN ADVANCE OF THE MEETING, TO ALLOW TIME FOR ARRANGEMENTS TO BE MADE AS NECESSARY. THE MEETING PLACE MENTIONED ABOVE IS ACCESSIBLE BY WHEEL CHAIRS BY USING THE SLOPED RAMP LOCATED AT THE WEST ENTRANCE TO THE MUNICIPAL BUILDING. SPECIALLY MARKED PARKING SPACES ARE AVAILABLE IN THE PARKING LOT ADJOINING UNIVERSITY BOULEVARD. Sallye A. C1 k, Planning Assistant, Sclark a,westutx.gov, 713 - 662 -5843 POSTED THIS 71h DAY OF March 2012 AT 4:45 O'CLOCK p.m. 8836 Amherst Street • West University Place, Testis 77005 - 2,880. 718.668.4441 • www.westu.org ZBA AGENDA ITEM 2 0 City of West University Place A Neighborhood City IS Recycled Paper NOTICE OF ZONING BOARD OF ADJUSTMENT HEARING The Zoning Board of Adjustment ( "ZBA ") of the City of West University Place, Texas ( "City ") will hold a public hearing in the Bill Watson Conference Room of the Municipal Building, 3800 University Boulevard, City of West University Place, Texas 77005, during a meeting set to begin at 6:30 P.M. on February 16, 2012. The hearing may be recessed and continued to a ZBA meeting set to begin at 6:30 P.m. on March 15, 2012. The purpose of the hearing is to provide an opportunity for all persons to be heard in relation to the following matter: Address of the site: 5320 Sewanee Avenue, West University Place, Texas 77005 Legal description of the site: 5440 square feet of land, in Lot Five (5), Block Ninety Two (92) of West University Place, Second Addition, Harris County, Texas, according to the map or plat thereof recorded in Volume 538, Page 147 of the Deed Records of Harris County, Texas. Docket No.: 2012 -03 Applicant: Ralph Pokluda Action Requested: Request a Special Exception to Table 7 -5a of Appendix A of the Code of Ordinances to allow the use of an alternative paving material for driveway and maneuvering areas. Applicable regulations include the City's Zoning Ordinance, Chapter 211 of the Texas Local Government Code and the rules of the ZBA. Additional details on such matters, as well as, the applicable regulations are available for public inspection in the Public Works Center, 3826 Amherst, West University Place, 77005. Any person interested in such matters should attend the hearings. Ifyou plan to attend this public meeting and you have a disability that requires special arrangements at the meeting, please contact the Planning & Development Assistant at 713.662.5843 in advance ofthe meeting. Reasonable accommodations will be made to assist your participation in the meeting. The Municipal Building is wheel chair accessible from the west entrance and specially marked parking spaces are `available in the southwest parking area. Signed: 'J� , for the ZBA 2 -06 -12 Sallye A. Cl k, Planning Assistant, sclarkQwestutx.gov SW Amherst Street • West University Place, Texas 77006-2830 • 713.668.4441 • wwmwestmorg POKLUDA RALPH 5320 SEWANEE AVE STUDLICK JOSEPH R & MARY E HOUSTON TX 77005 -2130 5321 SEWANEE AVE HOUSTON TX 77005 -2129 WEI CATHERINE T PATRICK JOHN R 6730 WILLOW LN WILLOUGHBY TERRI L DALLAS TX 75230 -2317 3503 ALBANS RD RE: 3412 ALBANS HOUSTON TX 77005 -2107 HOSTER CLAY FOGAL MICHAEL J 3504 ALBANS RD 3512 ALBANS RD HOUSTON TX 77005 -2108 HOUSTON TX 77005 -2108 TABER W F W UNIV CHURCH OF CHRIST 3520 ALBANS RD 3407 BISSONNET ST HOUSTON TX 77005 -2108 HOUSTON TX 77005 -2115 NOVELLI DAVID A & AMY W 3420 ALBANS RD HOUSTON TX 77005 -2106 WALDROP JR ALLISTER & RUTH 3511 ALBANS RD HOUSTON TX 77005 -2107 BECKMAN JAMES J & SHERRIE Nil 3514 ALBANS RD HOUSTON TX 77005 -2108 ST GEORGES ORTH CHURCH 5311 MERCER HOUSTON TX 77005 RE: 3505 BISSONNET ST Memo To: Zoning Board of Adjustments From: Debbie Scarcella, City Planner Date: February 13, 2012 Re: Staff Report for Docket 2012 -03 Variance Request The applicant in Docket 2012 -03, 5320 Sewanee, is requesting a special exception to Table 7 -5a, of Appendix "A" of the City Code of Ordinances to allow an alternative paving material for driveway and maneuvering areas. Background Information The building site at 5320 Sewanee is located in a single family residential zoning district about one block south of Bissonnett. The house was constructed on the site in 1983 and has a 2 car attached garage located at the rear of the site with a side entry driveway. The driveway connects the garage to the street and the end of the driveway has a short maneuvering area for backing out of the garage. Last year, the applicant removed the portion of the driveway starting from even with the front of the house and back to the garage and replaced it with oyster shell. The applicant did not obtain a permit. Staff Response 2 -16 -2012 Table 7 -5a requires that paving for driveways and required maneuvering spaces in single family zoning districts be hard surfaced or pervious pavement Hard surfaced pavements are generally those such as concrete or asphalt and pervious pavement is defined as pavers with granular fillers in the interstitial spaces. The oyster shell does not qualify as either material. The purpose for the regulation is to ensure that a useable driveway will connect the street to the garage and will provide a durable driving surface. The applicant has demonstrated that the driveway configuration meets requirements for ingress and egress into and out of the garage and meets the requirements for maneuvering area. The only issue for consideration is the use of an alternative material. Table 7 -5a, Note 4 of the Zoning Ordinance gives the ZBA authority to grant a special exception for the use of an alternative material if it finds that the material is of equal or better durability to the approved types. The applicant has submitted additional evidence which he believes supports this finding. The Code of Ordinances does not contain a definition of "durability ". According to Merriam Webster's, "Durability is the ability to endure. It can refer to: Durable goods, goods with a long usable life in economics. Durability (database systems), one of the ACID properties. 5320 Sewanee Page 1 In order to authorize the exception, the ZBA must find that: (i) the alternative material has equal or better durability than approved pavement types, (ii) the request is in harmony with the general purpose and intent of the Zoning Ordinance and, (iii) that the request will not cause any significant increase in on- street parking or traffic, traffic congestion, or an unreasonable burden upon public utilities or services. The burden is on the applicant to present evidence to the Board to support each finding and determination required for the issuance of this special exception. If the Board grants the special exception, the Board can attach conditions. 5800 Kirby Dr Page 2 -DIo c,k e+ la-003 § 7 -101 NEST UNIVERSITY PLACE MUNICIPAL CODE Table 7 -5a: Parking, driveways, etc. Item _ Off-street parking spaces and parking areas Oilier iegu(attn+ „v apply, et e, e g ArGclr 10 Emergency acce? ;way Dri ways and private tr is Oil r regtdutair., app[i. sck Article 10 r1 "4 neemt Mnrkint:s, wheel stops Curb cuts Other re irletiuu+ app1), .ec• c Artnch 10 %risibility triangle:; Satin defirttion., its Attiih ? Gcncral Rule Every budding site, vehicular area and related strur lure must conform to the applicable regulations shown, by District, in this table. VNW means the rule does not apply i Exceptions (Spr vial Rules. (le �Si special rules noted in tnble 13) &:cArtirlr. 9 rr garding Planned Development Districts (31 See Note 7 regarding special exceptions 14) See Article 10. _ FDpnd. SF -3 TH OR -1 OR -2 Numher, Irxntla IS, i17C, de use, layout, etc See (leis Tahlr, 7hble 7 ]n, and Ar sigh maueittcring areas, design requireeirnts- "earns strret area; lauding sl)ee'es. etc ) blatteuvering areas Sec Article 10. Grouping or sharing _ Not allowed, except in a QAIDS platted parking reserve serving ttvo or more DU's- But set Note 2 Use of parking areas Parking spaces for non-SFD uses may only he used for motor vehicle parking Sec Note 3 Minimum width Sol- Nate 1 20 fl, via public or private street, to each principal building and each Dl) (or to an adjacent open area accessible to firefighter and equipment) Other regulations also apply, a g, firs• code Minimum width Si r P' tr I For SFD use. nine ft For non SFD residential use 10 feet, or 17 feet if two way and serv- ing three or more DU s Maximum width hn front For SFD use (i) Driveway serving any single bay garage 12 feet viii yard oe street area} Driveway in n front yard serving rear garage or side - facing garnge. So Noft 1 12 feet. liiie Driveway in side street area of a comer site serving a side- faring garage with three or more bays 30 feet, live Any other driveway- 20 feet For other residential uses 2.1 R (or 35 feet if con nesting to a major thoroughfare) For all other uses 30 feet for 35 feet if connecting to a major thoroughfare.s. Maximum[ length For non SFD uses. 160 feet, driving distance to the nearest street urea, measured along renterline from farthest end point A longer driveway is allowed if there is an approved turnaround or second means of egress or if the drive -way is platted as part of the common area in a QMDS Raute, location Scr Nutc 0 INIA _ Spacing For non SFD uses There must be at lenst 40 feet between the "tit side" apron edges lat their narrowe,t point;) of driveways serving; the same building site _ Rr•gaireil type Fi r SFD it ilard surfaced or pwviou. pavertr ul required for ca, It .Si, N"14 -1 1 1 It e i i. and p irkiiip I. . lvmpi relili „n ' (Ir p, •, ini•ni it 1 rrit d For all other uses Reinforced concrete, with curbs and drains required for all vehicular areas Exceptions (i) See Tahli, 7 -3 [pervious pavement) and Note 4, brlow (iii See Article 10 re _ garding "overhang” Required type For non -SFD uses Parking spaces must be clearly ninrdced on thr _ pavement, and wheel stops are required Sec Note 12 Number For SFD use Maximum one per subdivided Inv abutting the street For non -SFD uies Maximum one per 5041 segment of street hoe See Nnt_e 5 _ Max width per 50•R sPg Four feet Ifor nprons) plus the ninuxiniuni driveway width allowed most of street line Each curb cut must be confined to the part of the street area that directly abuts the building site(sl served See Note / Forbidden structures, plants The following are forbidden on arts of a building site within a vitt and other thing; bihty triangle structures, plants or other things tiller than 2 0 R ar shorter than E 0 n This does not require removal of trees in ex — istence on July 1, 1992, if kept pruned, J!` S-11)P No 6 CDA:40 "�ocket la -vo3 7 -101 WEST UNIVERSITY PLACE MUNICIPAL CODE Note 1. Width measurement methods- Minimum driveway width refers to unobstructed vehicular access path and, for non -SFD use, pavement. Maximum driveway width refers to maximum width of pavement in a frontyard 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. ArticlF 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. Nnte 1. Pavement. The `LBA may is tie a spcL ial 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; Alternating Driveways 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: W 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 TheLBA 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 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 B. Curb Cuts in PDD -THL 0) 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, S, 9 and the east ten feet of Lot 10, Block 1, Kent 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 T1I7 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 12- Curbs as Wheel Strips. 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 (Ord. No. 1925, § 1(ex. A), 8 -9 -2010) 5upo tia 12 CDA :42 m to A w N f+ D A O •O O+ m •O m ^p A O m D n N n' 0 0 << v 0 M A D Z m 0 N: f n O m 1 to a O m .A. N m 7 0 m x m A 50 3 d >; a 3 m r- 5 N ON m m o m 0. < -• m \ S 0 W O d O P S d O a. O O f n W- OOq N = f 3 c O m 3 o c x ? Q O n O n .. 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(M so N N m K: O lu "� a G> D G) D O nO O O O m O m N T _a 12 1 _0 S n O On n m Sr H O C NO f0 C � S m m K CU 6: w y a 3::p m r oU O f fu m -i m s m s X lu O m N Y O n N O/ 3 - m .Ci w O al O C O O. 00 n �O N ^ ^ n O O O 0 m '" ' ` Op_ 'mO Q n , O O- 'm 3 T W M CD 0 m d ^ N K n O an n G'O O G " n O 3 O C = y - 3 m m s O m N w O CL n 0 Oi J c 3 a fu c c n s w n O Gl Gl m �m m n °' O O O O .0 CL N m o .tui m a v 3 ^ C u ^ m m � ° OO 'm m m o+ 0 n " m o n N w m c X 0 m 3 O 0 a 7 0 m a + •' 3 00 O v m 3 < D c O3i D v v G> O fu Er `�° m $ 0 o m a v c fD m 3 D m m O m c n m m z O 3 z D 3 D El V m m D { Q c x Z O 1 m m v c A m w m O 2 1 m N O m m a �� ,,y. NONPOINT EDUCATION F O R M U N I C I P A L O F F I C I A L S TECHNICAL PAPER NUMBER 8 Pavements and Surface Materials By Jim Gibbons, UConn Extension Land Use Educator, 1999 Introduction Pavements are composite materials that bear the weight of pedestrian and vehicular loads. Pavement thickness, width and type should vary based on the intended function of the paved area. Pavement Thickness Pavement thickness is determined by four factors: environment, traffic, base characteristics and the pavement material used. Environmental factors such as moisture and temperature significantly affect pavement For example, as soil moisture increases the load bearing capacity of the soil decreases and the soil can heave and swell. Temperature also effects the load bearing capacity of pavements. When the moisture in pavement freezes and thaws, it creates stress leading to pavement heaving. The detrimental effects of moisture can be reduced or eliminated by: keeping it from entering the pavement base, removing it before it has a chance to weaken the pavement or using moisture resistant pavement materials. Traffic subjects pavement to wear and damage. The amount of wear depends on the weight and number of vehicles using the pavement over a given period of time. Road engineers estimate the pavement damage from the axle loads of the various vehicles expected to use the pavement over its designed life, usually 20 years. As a general principle, the heavier and more numerous the vehicles using the road, the thicker the pavement needed to support them. For example, The Asphalt Institute recommends various asphalt pavement thicknesses to support various types of automobile traffic. The Institute suggests the following five `Traffic Classes," based on the number and weight of vehicles expected to use the road - Technical Paper 8 Pavements and Surface materials Traffic Class Type of Road 1 Parking Lots, Driveways, Rural Roads 2 Residential Streets 3 Collector Roads 4 Arterial roads 5 Freeways, Expressways, Interstates Based on the above classes, pavement thickness ranges from 3" for a Class 1 parking lot, to 10" or more for Class 5 freeways. Sub grade strength has the greatest effect in determining pavement thickness. As a general rule, weaker sub grades require thicker asphalt layers to adequately bear different loads associated with different uses. The bearing capacity and permeability of the sub grade influences total pavement thickness. There are actually two or three separate layers or courses below the paved wearing surface including: the sub grade, sub base and base. The sub grade is either natural, undisturbed earth or imported, compacted till. The bearing capacity and permeability of the sub grade influences total pavement thickness. The sub base consists of a layer of clean course aggregate, such as gravel or crushed stone. Sub bases are installed where heavy -duty surfaces require an additional layer of base material. The base consists of a graded aggregate foundation that transfers the wearing surface load to the sub grade in a controlled manner. The base should also prevent the upward movement of water. The pavement material or yvearing surface, receives the traffic wear and transfers its load to the base, while at the same time serving as the base's protective cover. Pavements are classified as either flexible or rigid. Flexible pavements are resilient surfaces that distribute loads down to the sub base in a radiant manner. Flexible pavements generally have thin wearing surfaces and thick bases. Asphalt is an example of a flexible pavement Hot mix asphalt has more strength than cold mixes therefore it can be laid in thinner layers. Rigid pavements distribute imposed loads over a broader area than do flexible pavements and therefore require thicker wearing surfaces and thinner bases. Reinforced concrete page 1 slabs and paver stone embedded in reinforced concrete are examples of rigid pavement. The Asphalt Institute in College Park, Maryland has issued a "Asphalt Thickness and Design," manual that suggests that asphalt thickness for roads be based on the following three factors: 1. Traffic weight and number of vehicles that will use the road 2. Strength of proposed sub base, and, 3. Pavement material to be used. Pavement Width As with thickness, pavement width should vary based on its intended use. Interstate highways will obviously need to be much wider than local residential roads. Similarly, the parking lot serving a regional shopping center will be much larger than one for a neighborhood convenience store. A sidewalk in a low- density residential area can be narrower than one serving a central business district. While the relationship of width to intended use seems so logical, many communities still have a "one design fits all occasions" approach to pavement widths. Pavement width standards are often found in local land use regulations. Zoning and subdivision regulations generally contain "minimum" width requirements for roads, driveways, sidewalks, parking stalls, loading areas, emergency access ways, alleys and multiuse trails. Developers often install pavement far exceeding "minimum" standards. The over - paving of the developed landscape has well documented adverse environmental, social, and economic consequences. The direct adverse relationship between a watershed's imperviousness and its water quality is well established. As we pave the Earth's surface, we disrupt natural drainage and infiltration systems, drastically altering land and water as well as people and wildlife whose lives depend on the health of these resources. People are concerned that landscape design often pays more attention to the paved areas serving the automobile, than to green areas serving man and wildlife. Local officials are beginning to better understand the costs associated with the design, installation and maintenance of paved areas. It is one thing to require developers to install expansive roads, curb and curtain drain systems, it is another for municipalities to provide the resources to own and properly maintain these areas once they are built. Pavement Material Asphalt and concrete are the most common paving materials found in the developed landscape. However, there are other strong, durable pavements that can add variety to the built landscape and help reduce pavement's imperviousness. The following is a review of selected paving materials: 1. Asphault Bituminous concrete or asphalt is composed of aggregates bound together with asphalt cement. The aggregate is heated and mixed with hot (2750 f asphalt cement then taken to the construction site Technical Paper 8 Pavements and Surface materials where it is placed, as a wearing surface, over a base course. The asphalt is laid by hand or paving machine, then rolled to force the mixture to firmly set. It is then allowed to cool. Depending on: how it is constructed, the traffic it will bear, the climate it must endure, and the maintenance it receives, typical asphalt pavement has a life expectancy of 20 years before it needs resurfacing. Bituminous surfaces when properly installed are: durable. can be used year round, drain quickly, are comparatively easy and inexpensive to maintain, resilient, hard, firm, easily marked, dust free, neat, non -glare and can be used for many different activities. The disadvantages of bituminous surfaces are their relatively high installation costs and their imperviousness. Asphalt can be mixed with cork, sponge or rubber to create more resilient surfaces or with crushed stone to produce a hard or more porous surface. Asphalt pavement is composed of the following two layers, the wearing course and the base course: The Wearing Course transfers and distributes traffic loads to the base course. The wearing course is actually composed of two layers, a 1 -114" to 1 -112" surface layer and a 3" bonding layer. The bonding course penetrates voids in the sub base and binds the wearing course to the sub base aggregate. The thickness of the wearing course varies according to intended use, the materials used and the bearing strength of the sub base. The Base Course thickness might range from 6" to 18" depending on the designed use and the bearing strength of material used. If the material has low bearing strength, sub base thickness is increased or stronger materials used. The thinnest applications of asphalt involve the spreading of a liquid mix on gravel roads to provide water and dust proofing while at the other end of the thickness scale, some roads may require 10" or more of asphalt to support projected traffic. Liquid asphalt is also applied to existing pavement to renewed the wearing course, act as a sealer and to fill cracks. There is some debate as to how often asphalt needs to be sealed. For example, some contractors recommend asphalt driveways be sealed one year after installation, and four additional times over its 20 year life span. Others recommend that they should not be sealed at all, citing the need for asphalt to breathe. Another application, commonly called "chipstone" or "chipseal" involves spreading new asphalt, waiting two months or so, and then applying a mixture of oil and stone. Chipseal can also be applied over existing pavement, using asphalt to fill in depressions and provide a surface coating, before covering with stone chips. Stone color can vary with salt and pepper mixes popular to provide a more rustic look. The stones can get displaced, but not as much as in a loose crushed stone application. Every five to seven years the chipstone surface should receive a new coat. page 2 Pre molded asphalt blocks are also used for sidewalks, driveways, roads, plazas, piers and airport runways. The blocks range in thickness from 1 -114" for a basic waterproofing surface to 3" roads and ramps. Another asphalt surface, textured asphalt pavement involves imprinting softened asphalt with steel grid templates to produce a brick or cobblestone look. To install a textured surface, asphalt is laid on a base and allowed to semi harden. The surface is then softened with a heater and the steel template is pounded onto the surface to imprint the desired pattern. The template is raised and moved to the next paved section. A color coating can be added to the surface. Manufacturers recommend that new asphalt be laid for textured paving as old asphalt gets too polished with age to allow new asphalt to properly adhere. Conventional hot mixes of asphalt are impervious to water as long as the total air void content is kept below 7 percent. Some mixtures often referred to as, "pop com; use larger sized aggregate to increase the air voids and thus make the pavement more porous. Porous asphalt pavements need to be washed with high - pressure sprays or vacuumed to keep soil particles from collecting in and clogging the voids. Porous mixtures have been used on parking lots, driveways, sidewalks, local roads and temporary roads and ramps. 2 Concrete Concrete consists of binding material called cement, composed of lime, silica, alumina and gypsum, that is mixed with sand, aggregate and water. After curing concrete becomes as hard and impervious as stone. Steel rods or glass fibers are sometimes used to reinforce the strength of concrete mixtures. Concrete can be mixed in bulk and placed in forms to achieve any desired shape. The surface can finished with a variety of textures. Concrete surfaces can be used year round for multiple purposes. Concrete surface maintenance costs are very low. The thickness of the wearing surface and gravel base of concrete sidewalks varies based on intended use. Common concrete sidewalk wearing surfaces range from 4" to 6" with gravel bases ranging from 4" to 8." Concrete is also used to make precast paver stones of various shapes, sizes, finishes and colors. These pavers must meet industry standards of high comprehension strengths, of at least 8000 pounds per square inch, to resist breakage from freezing and traffic loads. Typical thickness range from 2 -318" for use in sidewalks and residential driveways to 4" for pavements subject to vehicular traffic. Some pavers are designed to interlock forming an impervious surface while others are made to be porous. Interlocking concrete paving stones are laid in prepared beds of compacted soil, crushed stone and sand. The interlocking system withstands; snow plowing, shoveling or snow blowing. The chamfered joints between each paver eliminates the cracking often found in asphalt or concrete pavements and facilitate the removal of surface water helping to reduce nighttime glare and enhance Technical Paper 8 Pavements and Sunace materials skid resistance. As concrete pavers do not rely on continuity for structural integrity, cuts can easily be made for surface or underground utility repair. Herringbone patterns, the most effect - laying pattern for maintaining interlock, offer greater structural capacity and resistance to lateral movement. Therefore, herringbone patterns are recommended for areas subject to vehicular traffic. Restraints are used along the perimeter of the pavers or where there is a change in the use of pavement material to hold the pavers tightly together and help prevent spreading as a result of traffic forces. Concrete pavers come in many colors, shapes and patterns that can be used to mark traffic and parking lanes and pedestrian walkways. 3. Brick Brick from kiln -fired clay or shale has been used as paving for thousands of years. The Romans used brick to build their roads and since the colonial era, brick has been used in America for pathways, sidewalks and as a building material. Until the mid -20s brick was the most popular street paving material in America, thereafter, asphalt and concrete were widely used. Brick is a popular paving material because it is easy to produce, easy to use in small, hard to reach areas, can be used with other paving materials, is flexible, and is readily available in a variety of shapes and colors. Bricks come in all sizes. A survey conducted in 1973 by the brick industry association showed approximately 40 different size brick were being manufactured. Brick texture can range from a highly finished smooth glaze to rough finishes. Brick can be colored and installed in many different patterns, such as herringbone and basket weave. Brick is graded by its' weather resistance, measured by porosity. When properly installed, brick pavement is stable and durable, however, it is generally more costly to install than bulk paving materials such as concrete and asphalt. In northern climates there is concern that the bricks may create an uneven surface making snow plowing difficult. Paver bricks, specially made for outdoor and street use, are different from those used on historic brick walks and streets in that they have a slip resistant surface and are very dense to resist freezelthaw damage. Abrasion and weight can destroy brick not made for outdoor use. Modem outdoor bricks range in thickness from 314" to 2 -112," with 1 -518" and 2 -114" the most popular thickness. There are three basic types of brick paving systems: flexible brick over a flexible base, flexible brick over a rigid or semi rigid base and rigid brick on a rigid concrete base. Flexible brick paving on flexible or semi rigid bases is not subject to cracking as are rigid pavements. This is especially important in regions where frost heaves and soil swelling occur. Brick laid mortarless in sand allows storm water to infiltrate the ground. Less skill is needed to lay brick in sand than mortared brick and individual bricks can be removed allowing for easy surface repair or access to subsurface utilities. Also the brick pavement can be immediately open to traffic, following the repair, as no hardening or curing time is needed as with asphalt or concrete. Sand quality is page 3 critical to the performance of flexible brick paving especially where heavy traffic loads and weights are planned. Sand manufactured from crushed stone may break down under the weight of heavy trucks or buses, natural silica sand has proven resistant to such wear. In some instances elastc coatings are applied on the surface to keep sand from moving between the bricks However, surface coatings may reduce the porosity of the mortarless system. Sometimes bricks are laid in gravel or crushed stone as opposed to sand. If a porous surface is desired, care must be taken to provide a sub base and joints that do not join the bricks to form an interlocking impervious cover. Semi rigid systems consist of bricks set in a bituminous bed laid over an asphalt or concrete base. This system is popular in urban areas as it can be laid over an existing base. Semi rigid systems may be more durable than flexible systems, but they may cost more. Rigid brick paving systems have bricks set in mortar, laid over a mortar bed, that rests on a concrete slab. Used where water must drain from the surface or where mortared joints are desired for aesthetic reasons, this system requires maintenance as the mortar deteriorates. Thinner paver bricks can be used for walks when they are set in a mortar bed. 4. Stone Stone is a durable paving surface that is available in either natural or synthetic form. Natural paving stone is graded based on its' hardness, porosity and abrasion resistance. It is available either in cut or uncut form in various degrees of smoothness. Cut stone is available as either roughly squared, unfinished blocks or as uniformly trimmed, highly polished tiles. Common cut stone used for paving include blue or flagstone, marble, slate, granite blocks, cobblestones and Belgium blocks. Quarries can offer stone cut to measure and sell it by the square face, by its' thickness, or by unit price. Examples of uncut or rubble stone, are broken quarry rock and river stone available in varying degrees of smoothness. Crushed stone of various sizes and hardness is used as sub -base for other surface materials, surface pavement or ground cover. When mixed with asphalt or concrete, crushed stone or aggregate is used in the wearing and base coarse of roads, drives, parking lots and sidewalks. Larger stones are mixed with asphalt or concrete when a rougher or more porous surface is desired. While providing a slightly irregular surface, crushed stone can be used where a porous material is desired for roads, driveways, paths or parking lots with light traffic. It is also used as a durable, decorative ground cover and to reduce erosion and promote infiltration in areas receiving roof and surface runoff. Crushed stone is commonly used for residential driveways particularly where a country look is desired or the driveway is long. Typical Technical Paper 8 Pavements and Surface materials driveway stone sizes range from 114" to 2" sizes, with pea size (3/8 ") the most popular because it is the easiest to walk on. Stone colors can ranges from bright white to black, depending on local characteristics. Synthetic stone made of concrete mixtures is available in a variety of shapes, colors and textures. It can be made to closely resemble natural stone and often costs less than the real thing. Stone. as with brick, can be set in a sand or concrete bed. If a pervious surface is desired, the stone should be laid on a smooth bed of sand that in turn is placed over a level and compacted cinder or gravel base. If sand is used, it should be brushed over the stone to form a grout, tamped and watered. Crushed stone can be placed in plastic grid pavers that are laid over a base designed to accept and filter runoff and support heavy vehicular weight. If an impervious surface is required, the stone is laid over a concrete bed that is reinforced with steel rods or welded wire fabric. The concrete bed rests on a level gravel base. The advantages of crushed stone are its relatively low installaton cost, high porosity and enhancement of community character Crushed stone also has some disadvantages including: dust generation and weed growth, rutting from tires, displacement of stone during snow plowing. stones getting caught in snow blowers and lawn mowers and need to periodically replenish displaced stones. 5. Tile Tiles are baked clay of various shapes, colors and finishes. Tile is often graded on its' weather resistance Tile can be glazed or unglazed. Glazing increases tile's imperviousness. Tile's small unit size makes it easy to work with, particularly where space is limited or hard to reach. When used as a paving surface, tile is laid similar to brick and stone. 6. Wood Wood and wood products are used in the construction of decks, walks and steps At one time, wood was used to surface roads, resulting in what was commonly known as "plank roads." Wood is strong and durable for its weight. Wood used outdoors must be; non - splintering, stiff, strong and resistant to decay, wear and warp. Woods with many of these characteristics include; white oak, Douglas fir, redwood, cedar, southern pine and various tropical hardwoods. To help prevent short order rot, wood can be pressure treated to increase its resistance to decay from insects and weather. However, there is some concern that commonly used wood preservatives, at certain stages of their life cycle, may be harmful. For example, the copper, in many pressure treating compounds and surface applied preservatives, is toxic to aquatic organisms. For this reason, extreme care should be taken in the use of wood pressure treated with copper for decking. walks or support columns in or near wetlands. page 4 In addition to wood boards or logs used to make decks and planked walks landscape timbers and railroad ties are used as steps and in paths. An interesting use of wood in walks is 6" thick, wood disks of cypress; redwood: chestnut or locust set in sand, gravel or concrete. Other wood products used as surface materials include shredded bark and wood chips of various sizes and colors. 7 Earth Materials Earth materials used for paving include sand, gravel, soil, granular products, and turf. The volume of earth materials is determined by its state in the earth moving process. For example a cubic yard of gravel as it lies in its natural, undisturbed state usually swells to 1.25 cubic yards after it has been disturbed by excavation. The same quantity of gravel decreases in volume to about .90 cubic yards after it has been compacted by machinery on site. Sand is often used as a sub base for other paving material such as brick and paver blocks. Depending on how the paving material is laid in the sand and the sub base used, sand surfaces can be porous or impervious. There are problems using sand as a surface material as it can generate dust and has a tendency to become rutted when used extensively by heavy vehicles in wet weather. Gravel has been used for years as a road and path surface. In the 'Design Guide for Rural Roads, prepared in 1998 by the Dutchess Land Conservancy, Inc. 16' wide gravel roads are suggested for residential areas with lots of five acres or greater and traffic is less than 100 vehicles per day The Conservancy also suggests 12' wide gravel roads serving no more than four residential lots with traffic less than 25 vehicle per day The Design Guide also lists the advantages and disadvantages of gravel roads. Advantages of gravel roads include: less costly to construct than paved roads, easier to maintain as they require less equipment and equipment used is easier and less expensive to operate. surface damage is easier and less expansive to correct and they discourage speeding and preserve the area's rural character Disadvantages io:lude. they generate dust. require more frequent rriiniu-lance.:an become impassable with frequent sno.v or rain and create greater wear and tear on vehicles than paved roads A suggested design of a gravel road is a 4" layer of high quality grave, or crushed stone over an 18" to 24" bed of porous compacted fill. Gravel roads can be designed to be porous but unless properly designed and maintained, porous gravel roads can become compacted and their vo -ds clogged with particles creating a surface as imperious as asphalt or concrete. Some comr•unit;es allow gravel roads only if they are privately owned and maintained. Soil, while not commonly used as a surface material by itself, can Le bound with various stabilizers to decrease its muddy or dusty qualities and to harden it. Used motor oil was once sprayed onto u4t roads to act as a soil stabilizer. The most common form of stabilized sod is soil cement, a mixture of existing soil and 5 to 16 oercent Portland cement No aggregate or sand is used, so costs are less than those of concrete or asphalt are. The surface looks Technical Paper 8 Pavements and Surface materials like local soil, but is hard with a compressive strength up to 1500 pounds per square inch Soil cement is usually created by spreading dry cement over the ground and tilling to a depth of 4 " to 6," thoroughly mixing soil and cement The mixture is wetted, compacted and cured under plastic sheeting. The National Park Service uses soil cement as the surface material on trails that are handicapped accessible It has also been successfully used for road base courses. road and trail surfaces pond liners and as an inexpensive riprap alternative. Granular surfacing such as crushed shells, decomposed granite, crusher fines and crushed brick offer a traditional paving surface that is easy to construct and maintain. As these surfaces have historically been used on walks and roads, they are especially appropriate for sites where historic preservation or a period or regional look is desired. As they use local materials. granular surfaces naturally blend into the site helping to preserve a sense of local character and identity. For example, along coastal areas crushed shells are used for informal paving and in Tidewater Virginia on country roads. Shells are cleaned and crushed to sizes of 1' or '/4". Sometimes shells are mixed 2:1 with limestone dust or sand, placed 4' deep over filter fabric machine tamped and wetted until firmly compacted Turf is the upper layer of soil bound together by grass and plant roots to form a mat The advantages of turf as a surface material are its appearance, resiliency, porosity and smoothness Turf is difficult to maintain in areas of high use and it may require time and care to restore itself after heavy utilizat on During wet periods it may become rutted and unusable. During dry periods, compacted turf can become dry and hard as concrete. It also needs watering mowing, fertilization and protection from insects and plant diseases. Improper use of fertilizers and pesticides can result in water pollution. Unless proper care is taken, plowing snow off turf surfaces can destroy the vegetative cover. When turf is used as the wearing surface. reinforced base applications provide support for vehicle weight while allowing infiltration of storm water through the grass, top soil and specially designed sub base (See porous pavements) 8. Synthetics There are many types of synthetic surfacing materials on the market. Most have been used at recreation facilities. Examples include, sponge, sponge rubber. rubber mats. plastics. cork and - carious combinations of these with a binder coating material, such as asphalt Synthetics have been used on running tracks, as a grass substitute on athletic playing fields and as a cushioned base for playgrounds. Synthetics require little maintenance, are pleasant to look at, have high resiliency, come in a variety of colors. are nonabrasive and can be used year round. Another synthetic product that can be used for decking walks play structure flooring, boardwalks, steps and landscape timbers is recycled plastic lumber. In the United States approximately 20 million tons of plastic are disposed of each year. Plastic lumber is a product developed to provide a market for the large amount of page 5 E available, recycled plastic. Plastic lumber is either made of pure plastic resins or plastic mixed with wood fibers or fiberglass. A relatively new product without a long history of use, 100% plastic lumber, has some shortcomings including: lower structural strength than wood, softening and expanding when heated, and slippery when wet. The wood - plastic composites have greater strength, greater stiffness and less expansion than the all- plastic products. The benefits of plastic lumber are resistance to rot and insect damage, lack of harmful chemicals and ease of maintenance. At the present time most recycled plastic lumber costs two to three times as much as pressure treated lumber. 9. Porous Pavements Plastic Grid Pavers feature a system of 100 percent recycled molded, interlocking plastic grids that support a strong, attractive, porous surface of 100 percent grass or crushed stone. Some systems have hollow rings or honeycombs attached to a base, others have open cells without bases. Other systems designed for crushed stone, have a fabric base that prevents the stone from moving down to the sub base. The plastic grids are flexible, allowing use on uneven sites without grading. The grid rings or cells transfer surface loads to the underlying base course material. This prevents surface rutting, compaction of grass roots, and displacement of soil or stone due to traffic. The grids, not the grass or stone, absorb vehicle weights of well over 100,000 pounds. This system is environmentally friendly in that it: 1. uses only recycled plastic, keeping it out of local landfills; 2. promotes infiltration which recharges the water table, reduces surface runoff, helps prevent flooding and reduces non -point source pollution; 3. Reduces the imperviousness of development and 4. Minimizes site disturbances, especially on erosion prone slopes. Manufactures recommend their use for paved areas, including sidewalks, parking areas, golf cart paths, residential driveways, fire lanes, emergency access roads Plastic grid pavers, using grass as the surface material, are installed by first preparing a porous base course of compact sandy gravel as determined by local engineers. To ensure base course porosity, it should be hosed and the water observed for complete drainage. Next, a fertilizer and soil polymer mix is spread over the base course. The grass paver units are then placed rings up, directly over the growth mixture and interlocked as needed. The plastic pavers can be cut to any desired shape with a knife or pruning shears. The rings are then filled to the top with sand, then grass seed and mulch is added. Sod can be applied over the sand filled rings as an aftemative to grass seed and mulch. After installation the grass or sod should be protected until root systems are well established. The surface is then maintained as a grass lawn. When crushed stone is used instead of grass, a heavier plastic grid is used. Technical Paper 8 Pavements and Surface materials Plastic grid pavers do not require curbs, curtain drains, detention or retention ponds or any other associated drainage facility making them competitively priced with asphalt and concrete paving when their required associated drainage facilities are cost factored. Cement Grid Pavers are similar to plastic grids described above but made of concrete rather than plastic. Concrete Grid Pavement first appeared in the early 1960s when concrete building blocks were placed in the ground, hollow side up, to handle overflow parking at a cultural center near Stuttgart, Germany. Since then concrete grids have been used for embankment stabilization and as ditch liners. However, a significant application of this technology is as a pavement specifically as it is used in: driveways, parking areas, shoulders along airstrips and highways, roadway medians, boat launching ramps, emergency access roads, fire lanes, sidewalks, sidewalk borders, grassed rooftops, pool decks and, patios. There are two types of concrete grid pavers: lattice and castellated. Lattice pavers produce a flat, continuous, patterned, concrete surface when installed. Castellated grid pavers feature protruding cement knobs on their surface that make the grass surface appear continuous when installed. Unlike plastic grid pavers, concrete pavers are heavy, ranging in weight from 45 to 90 pounds. The percentage of open area associated with concrete pavers range from 20 percent to 50 percent. Whether grass or crushed stone is used in the grids, depends on the expected intensity and duration of use and maintenance capability. As most grasses require about five hours of daily sunlight, grass should be used in areas of less intense use such as over flow parking and fire lanes. For heavily used areas and areas that will be continually covered by vehicles during the day, crushed stone should be used. Solid concrete pavers can be used to delineate parking spaces including those that are handicapped accessible, pedestrian paths and bicycle parking areas. Concrete grid pavers with grass require the same maintenance as lawns including, watering, mowing, weed removal, and fertilization. If the grass can not be properly maintained, then crush stone should be used. Crushed stone is also recommended if the sediment from the site or adjacent areas is expected to wash into the grids. Snow can be plowed from the grids if the plow blade is set slightly above their surface. Deicing compounds and salt should not be applied to grass, as they will kill it. If individual grid units are damaged from soil or base settlement they can be easily removed and replaced. Two designs for the base areas under concrete grid paving are suggested, dense graded or open graded aggregate. The choice for base design depends on the amount of infiltration and storage of storm water desired. Dense Graded Base installations typically consist of a sub grade of existing compacted soil, a layer of geotextile in poorly drained areas, compacted crushed stone, 1" to 1'W of bedding sand and the cement grids filled with either grass or aggregate. A minimum page 6 of 8" of compacted crushed stone is suggested for emergency fire lanes, driveways and parking lots. Thicker bases may be needed when extremely heavy vehicles are expected to use the surface, the soil sub grade is weak, has high clay or sift content, or is wet. However, for residential uses in sandy, well- drained soils a base may not be needed as the grids and bedding sand can be placed directly on the compacted sandy soil. When grass is used, it should not be exposed to fire wear until it is well established, typically 3 to 4 weeks after apprication. When maximum infiltration, partial pollutant treatment and storm water storage is sought, an open graded base is suggested, otherwise a dense graded base can be used. When concrete grid pavers with 60 percent solid area are placed over a 12" open graded sub base with 40 percent void space, they can infiltrate 5" of rain per hour before becoming saturated. Thicker bases can store greater rainfall amounts. In view of their drainage capability grid pavers should be considered as representing a 100 percent pervious area as opposed to just the area defined by its openings. Areas with high water tables, impermeable soil layers or shallow depth to bedrock may not be suitable as an infiltration area with an open graded base. Care should be taken to assess the bearing capacity of the soil to withstand vehicular loads when saturated. Also, manufactures suggest that infiltration areas with concrete grids should be used to drain areas less than five acres and targeted to drain 2 to 10 year storms. Research shows that concrete grid pavements designed as infiltration areas over an open graded base can substantially reduce nonpoint source pollutants in storm water. A key determinant of pollution reduction capability of infiltration systems is the soil found in the base course. For instance, clay soils have been found to be particularly effective pollutant filters. Unfortunately, many clay soils do not have high infiltration rates or strong bearing capacities, when saturated. to be used under infiltration areas subjected to heavy vehicle loads. Any infiltration area can become clogged with sediments thereby decreasing storage capacity and infiltration capability. One way to avoid clogging is to prevent sediment from flowing into the infiltration system during construction or use. Another method is to treat the runoff before it enters the infiltration area. Both methods will help extend the useful life of the system and reduce removal and replacement costs. Also, concrete grid pavers are not recommended in places where grease and oil loads are high. Filter areas such as settling basins should be used to remove grease and oil before they enter the grid system. Stabilized Grass Root Zone Systems address the problem of turf and its root zone being compressed by- vehicle weight, or heavy play The compaction destroys soil voids containing oxygen and water necessary for healthy turf. Stabilized turf systems blend pieces of polypropylene mesh, about the size of a playing card, with soil or a grass, growing medium. The mesh pieces interlock, with each other and root zone particles, creating a stable structure. As the grass roots develop they entwine with the mesh to provide a deep, anchored, root system supporting a tough, stable, springy turf surface. The mesh elements in the soil produce high aeration for enhanced oxygen levels and improved infiltration. The mesh elements act as springs, whose flexing action creates and maintains voids holdings water and oxygen necessary for healthy roots and turf surfaces. Stabilized turf systems are most often used as a playing surface at athletic facilities mainly because spectators and players enjoy the look and feel of healthy turf. It provides a strong, damage resistant surface that drains rapidly, withstands heavy use and recovers fast. Athletes enjoy it because it provides consistent traction and is highly resilient, capable of absorbing impact from falls. In addition, stabilized turf can be used for overflow parking lots, airstrips, heavy used visitor attractions, emergency access areas and playgrounds. It resists compaction and rutting even when the surface is saturated. One manufacturer claims its stabilized turf system increases the vehicle load bearing capacity of natural turf areas by up to 500% while others claim a 40 ton truck can be driven across or parked on the turf surface without leaving any noticeable fire marks. Turf Reinforcement Mats are synthetic or natural, permanent or temporary, blankets or mats that reinforce turf areas designed for erosion control on steep slopes, shorelines, and stream banks. They are also used as an aftemative to rock riprap to line drainage ditches and open channels. Synthetic turf reinforcement mats are commonly referred to as " geotextiles " Typical installation guidelines for geotextiles include: grade and compact area, prepare a 3" seedbed above the final grade, add lime and fertilizer as needed, apply turf reinforced mat directly on soil, apply seed and %" of fine top soil to the mat and water as needed. A review of literature from several manufacturers of geotextile turf reinforcement mats, mentions they can support lightweight rubber - tired construction equipment but no tracked equipment or sharp turns should be used on the mat. Whether this is only during the installation phase or permanently is not clear. Degradable erosion control blankets are flexible erosion control products designed to hold seeds and soil in place until vegetation is established. The blankets are designed to protect the soil surface from water and wind erosion while offering partial shade and heat storage to accelerate vegetative development. The blanket is designed so the various fibers used in its construction degrade and become part of the soil. Some "roll type" erosion control blankets are made of natural products such as straw, excelsior, coconut and jute others of synthetics such as polypropylene. Some blankets are porous allowing turf roots to adhere to open areas in the weave, other are made impervious and puncture resistant so they can serve as pond liners or landfill caps. Contact 6iformation University ofConnedad,CES t t NEMOisanedupbonal pn�iectofdheUniYersdyalConnecdrrr4Cooperabi�Ex lensranSys�m,ConneceadSeaGn Box 70, 1066 Saybrook Road University of CothgeProgramandNatrua/ l�ommManagemetan�dFigOVNImentIna0MontosuppodGnmUCa� Haddam, CT 06438 C r►n n rct ti Ltt NEMO;s A# dedbygrants from the CTDEPNonpoint Source Program and the NOM Na&&Sea GrantG7ftV Program. Patina: , CT 3458511 NEMO rs a pvogmm of me CenMr6xLand use Edrn-afon And Research (CLEAR). For more informalonabout cLE4R wait [piir'kH.yrr'r�.E IF.ySIG.y 1l rEA4 w wasanuaomedu. ��tCoo peril owE&msbnSystemisanaquatopXrh *&WbN- ®2i7O2UMve* Email: nemo�canr.uconn.edu eye ; 1t+s.tizras� .rns atnnn ofConnecawt 11-02 Web Address: nemomeonn.edu Wavers, Bluestone, Edging, Oyster Shell, Tabby, Masonry, Stucco, Sand, Stucco, CAROL... Page 1 of 1 CAROLI14 A] ��TER1P�. a�wwi llwii Welcome. — Carolina Supplies 8 Materials Located lS ehea Carolina Supplies Et Materials, Inc. was originally Located m the heart pP of the Low Country founded in 1930 by the Ford family in Charleston. we have a Iona In 1997 the current ownership was formed and we standing tradition of supplying anyone have continued to grow our company to meet the 1 (( from the general y -- contractor to the needs of our customers. Carolina Masonry Et J weekend do-ft- Hardscape, LLC was formed in 2011 as a division r 4 yourselfer with the "r right products and of Carolina Supplies to better market our great service to help j - company. keep your projects running smooth from t{ _. We carry a wide range of products including Tel: 843-723-6588 Masonry Supplies, Bluestone, Plaster, Border rax 843 - 277-W11 n Concepts Landscape Steel Edging, Oyster She lls, Hardsca a products, Sand and Stucco. Carolina Suppies Is your Here at Carolina Supplies and Materials BEST SOURCE for - Pavers. Bluestone, "Our Difference" Edcing. Nster Shell Tabby Our Service 1!, and... Masonry Suoaltes. Block Stucco SupQiles. Sand Cement, Plaster. Rebate r d Bocce Ball Court Shell Mix P. The Right Price! The Best Advice! Service Second to `r Thank you for visiting! None! Carolina Supplies Et Materials, Inc. PO Box 21908 Charleston, SC 29413 -2115 Monrovia Street- HOME I PRODUCTS JASCUT U I LOCATIONS I CONTAtr_T U� �a i Illt:++irt+n+ r•nirn /tnnir. nqn %id =l 3/8/2012 Fw: Oyster Shell Driveway - Inbox - 'att.net Mail' Few: Oyster Shell Driveway this message From= This 'Ralph POWuda- <ra1phpokluda0yahm.mm> View sender mrtaa s details DomainKeys verified -Chappell lordan Clocks" <gdocksastrclitotial net> — Forwarded Message — From: Burney O'Caln <bocain @earol•riasupplies com> To: "ralphpokluda @yahoo.com" <ralphpokluda@ yahoo com> Sent: Thursday, March 8, 2012 11 10 AM Subject: Oyster Shell Driveway Page 1 of I Thursday, March 8, 2012 12:42 PM Oyster shell driveways are very common In our area The driveway will be durable provided that a sufficent compacted gravelbase is utilized Landscape fabric should be placed over the base material to prevent shell mixing The oyster shell will crush over time and compact becoming more durable over time The shell may need replacing over t,me for esthetic purposes only Burney O'Cain Carolina Masonry & Hardscape Supplies 2115 Monrovia St Charleston. S C 29405 a D vtW- d Caroline Suppl n a Material ono (843)723 -6588 Office (843)277 -0017 Fax www.carohnasuPP4tts ou 1,1+„•Iliie mr•2 1 Q mail valhnn rnm 1mrA&rP1rnmP9 nnrtnPl^chrk ux =1 k tm =1 II1911411Rr..mn .. i /R /2012 = II! 0 I A 4" 5`Tr-,LL. fU =-TA i "IW (:I fD6,1r--, 41 coH PAcreb oyq Tt-x- OfleL,lL.. 5uRf=A(SF—. Ca � ��XTI try �.4�v 1¢.► G _II'II �.....�.��.� ...s.Z.� �I` CoMPeIG't�CdM�SC O _ o .o > O � ©� a � ^ o � 9' rJ� ° d n , ► n 0 0I�1�tS rP., ` !T A ,G Q V gc °a D J1 r cam o . GAt lU BAGEE . 111 - . III '- ; -� - -: _ - _ - -_ . _ ��s��oc� u�►�ls��p GARaIL)E . Rof>T- ;�K O.E ' F1 =1 �1 =111 GRo�g SECTiow AT bRIVe MOGtj boa, = V-0 C v2 AC SAL 51 ?6 OYSTER SHELL - ADDITIONAL NEIGHBOR SUPPORT Zoning Board of Adjustment City of West University Place 3826 Amherst West University Place, Texas 77005 Re: Support for Special Exception request made by Ralph A. Pokluda to the Zoning Board of Adjustment of the City of West University Place for a driveway of oyster shell over a stabilizing base at 5320 Sewanee. Dear Sir or Madam: This is to inform you that I am aware of the request that Mr. Pokluda has made to the Zoning Board of Adjustment to put in a ribbon driveway with oyster shell over a stabilizing base. I have no objection io this request and support Mr. Pokluda's request to the City of West University Place. Respectfully Submitted, By: Date: Zoning Board of Adjustment City of West University Place 3826 Amherst West University Place, Texas 77005 Re: Support for Special Exception request made by Ralph A. Pokluda to the Zoning Board of Adjustment of the City of West University Place for a driveway of oyster shell over a stabilizing base at 5320 Sewanee, Dear Sir or Madam: This is to inform you that I am aware of the request that Mr. Pokluda has made to the Zoning Board of Adjustment to put in a ribbon driveway with oyster shell over a stabilizing base. I have no objection to this request and support Mr. Pokluda's request to the City of West University Place. Respectfully Submitted, Y• ALt� A - (04� Date: A&.LZ 3 /&4.P;A A.s Rb . Hvis-pti/ TX- W005- Zoning Board of Adjustment City of West University Place 3826 Amherst West University Place, Texas 77005 Re: Support for Special Exception request made by Ralph A. Pokluda to the Zoning Board of Adjustment of the City of West University Place for a driveway of oyster shell over a stabilizing base at 5320 Sewanee. Dear Sir or Madam: This is to inform you that I am aware of the request that Mr. Pokluda has made to the Zoning Board of Adjustment to put in a ribbon driveway with oyster shell over a stabilizing base. I have no objection to this request and support Mr. Pokluda's request to the City of West University Place. Respectfully Submitted, �. A , '� '�> " a rso vJ Date: 3 & 41 -- ITEM 3 0 City of West University Place A Neighborhood City ® Recycled Paper ZONING BOARD OF ADJUSTMENT MUNICIPAL BUILDING 3800 UNIVERSITY BOULEVARD REGULAR MEETING MINUTES February 16, 2012 I. MEMBERS PRESENT: Carole Steen (voting), Samantha Brantley (voting), Milton Frankfort Samantha Brantley moved to accept that all notices were properly posted and distributed for this meeting. Motion was 2nd by Donald Yurewicz. Ayes: Carole Steen, Samantha Brantley, Donald Yurewicz, Don Culbert and Milton Frankfort. Motion carried. Carole Steen administered the oath to all witnesses. 2 (voting), Don Culbert (voting), Donald Yurewicz (voting) and Debbie Scarcella gave a brief background of Samantha Brantley made a motion to Katherine Brem II. MEMBERS ABSENT: Sandy Hellums, Priya Coffey and Ed Sobash III. STAFF PRESENT: Debbie Scarcella, City Planner, Sallye Clark, Planning Assistant and hearing. Motion was 2 "d by Donald Jolie Lenz, City Legal Counsel IV. CALL TO ORDER: 6:30 pm. Agenda Item Discussion Action 1 Call the regular meeting to order and Protocol. Notices, Rules, Etc. Carole Steen called the meeting to order at 6:30 p.m. Carole Steen asked the members and staff to introduce themselves. Carole Steen stated that the voting alternates for the meeting would be Donald Yurewicz, and Don Culbert. Sallye Clark, Planning Assistant stated all notices were posted as required by city and state law. Carole Steen described the procedure of the hearings. Swearing in of witnesses. Samantha Brantley moved to accept that all notices were properly posted and distributed for this meeting. Motion was 2nd by Donald Yurewicz. Ayes: Carole Steen, Samantha Brantley, Donald Yurewicz, Don Culbert and Milton Frankfort. Motion carried. Carole Steen administered the oath to all witnesses. 2 Docket No. 2012 -01, Debbie Scarcella gave a brief background of Samantha Brantley made a motion to regarding property at Docket 2012 -01. The applicant is constructing a close the evidentiary portion of the 3820 Swarthmore new residence at 3820 Swarthmore. During the hearing. Motion was 2 "d by Donald Street, West plan review process, it was determined that the Yurewicz Ayes: Carole Steen, University Place, proposed driveway and curb configuration did not Samantha Brantley, Donald Yurewicz, Texas 77005, (Special comply with the zoning regulations. The proposed Don Culbert and Milton Frankfort. Exception). Public driveway is a front loading driveway connecting Motion carried. hearing regarding the the street with the garage and has a connecting After deliberation, Samantha Brantley following matters: second curb cut to form a semi - circular driveway. moved to grant the special exception Driveway and curb cut The initial plan was to utilize the existing request leaving the existing driveway widths. Applicant driveway to help protect a tree adjacent to the entrance intact, increase the driveway requests a special driveway in the right of way and the structure was width 3.5 feet by 4 feet near the left exception to allow an designed based on that premise. The width of the garage entrance and add a driveway increase in the driveway connecting the garage to the street is 24' access path (76.5 sq. ft) to the parking driveway and curb cut at the curb (curb cuts) and the width of the pad on right side of the driveway as widths in the front yard driveway from the property line to the garage shown on Exhibit 1. (setback) and street (regulated front yard) varies from twenty (20) to Motion was 2 "d by Donald Yurewicz area. Deliberation, thirty (30) feet. In order to obtain a building Ayes: Carole Steen, Samantha decisions, other action, permit and proceed with the construction process, Brantley, Donald Yurewicz, Don etc. regarding the the applicant revised the plans to comply with the Culbert and Milton Frankfort. Motion preceding matters. zoning regulations. carried. Special Exception granted. 8826 Amherst Street • West University Place, Tease 77005-2880 e 718-668.4441 • www.westu.org Zoning Board of Adjustment Minutes r February 16, 2012 Meeting 2 The applicant, David and Julie Jenkins, made a presentation giving the reasons for requesting the Special Exception. Mr. Jenkins passed out an additional summary and ordinance inequities related to larger lots document to staff and ZBA members during his presentation Mr. Jenkins does not feel that the approved driveway widths and curb cut configurations allow him the best use of the driveway spaces. He would like to increase the street access portion of the front loading driveway from 14 to 24 feet including aprons; consistent with front loading driveway standards and the existing driveway entrance. He would like to tear up and put a new pad in. He is willing to leave the existing driveway entrance intact to avoid the potential risk of damaging a Large Oak tree per the Forester's tree service letter and recommendation of the urban forester. Additionally, increase the driveway width 3.5 feet by 4 feet near the left garage entrance to eliminate yard extension into the middle driveway. Finally, add driveway access path (76.5 sq. ft) to parking pad on right side of the driveway to avoid unnecessary street parking. Staff received no correspondence opposed to the request and no correspondence in favor of the request. No one spoke in favor of the request. No one spoke in opposition of the request. Staff believes that the ZBA has generally the authority to grant variances, but according to Section 11- 102, the ZBA may not issue a variance unless all of the following circumstances are present: (1) The ZBA must make all findings and determinations required by ordinance and state law for the granting of a variance, which are: (i) due to special conditions, a literal enforcement of the Zoning Ordinance provision would result in unnecessary hardship, (ii) by granting the variance, the spirit of the ordinance is observed and substantial justice is done, and (iii) the variance is not contrary to public interest. The burden is on the applicant to prove each of these statutory elements. (2)The ZBA must make any additional findings and determinations required by a specific provision of this ordinance that relates to the variance. (3) The variance must be reduced to writing including any conditions prescribed by the ZBA Zoning Board of Adjustment Minutes February 16, 2012 Meeting or required by this ordinance for the variance in question. Section 11 -102 of the zoning regulations also states that a "special condition" or "hardship" that is self - created, personal or based only on financial reasons is not sufficient on its own to support the issuance of a variance. The ZBA must also find that the request is in harmony with the general purpose and intent of the Zoning Ordinance and that the request will not cause any significant increase in on- street parking or traffic, traffic congestion, or an unreasonable burden upon public utilities or services. The burden is on the applicant to present evidence to the Board to support each finding and determination required for the issuance of this special exception. 3 Docket No. 2012 -02, Debbie Scarcella gave a brief background of Samantha Brantley made a motion to regarding property at Docket 2012 -02. close the evidentiary portion of the 5800 Kirby Drive, The building site at 5800 Kirby Drive is located in hearing. Motion was 2"d by Donald West University a recently rezoned Commercial (C) zoning Yurewicz Ayes: Carole Steen, Place, Texas 77005, district at the intersection of Kirby Drive and Samantha Brantley, Donald Yurewicz, (Variance). Public Tangley Street. The building site previously Don Culbert and Milton Frankfort. hearing regarding the housed Shipley's Do Nuts, which has recently Motion carried. following matters: been demolished to allow for the construction of a After deliberation, Carole Steen moved to Facing sign totivard a new structure which will house Potbelly's Deli. grant the variance to allow a monument residential street. There was a pole sign located at the southeast sign to face a residential street. This Applicant requests a corner of the site which had acquired prior variance is granted subject to the variance to allow a sign nonconforming status. The regulations regarding following conditions: The sign must be to face toward a demolition of structures requires that all structures installed per attachments 1, 2 and 3 as residential street. including driveways, walkways, foundations, and it pertains to the angle of the sign and Deliberation, decisions, signs be removed from a building site and the site there shall be no intermittent lighting other action, etc. graded upon completion of the demolition project. functions on the message board portion regarding the preceding When the sign was removed, prior of the sign. Motion was 2nd by Milton matters. nonconforming status was lost. The requirements Frankfurt. Ayes: Carole Steen, in Chapter 6 of the City Code of Ordinances limits Samantha Brantley, Donald Yurewicz, where a ground sign may be located on a building Don Culbert and Milton Frankfort. site. The applicant is proposing to locate the Motion carried. Variance granted. double faced sign where it will be perpendicular to Kirby Street so that one face is oriented south toward Kirby and the other face slightly angled facing the Tangle Street/Kirby Drive corner. The monument type sign meets the other requirements for signage in respects to size, height, setbacks, etc. The applicant, Robert Orkin, on behalf of 5800 Kirby, Charles Tanner, Director of Design for 5800 Kirby from Chicago Illinois, Courtney Lindley, Director of Real Estate, 5800 Kirby, Jared Tips, Sign Architect for 5800 Kirby made a presentation to the Zoning Board of Adjustments. The applicant believes there are unintended consequences of the Zoning Board of Adjustment Minutes February 16, 2012 Meeting 4 ordinance that are somewhat scattered and confusing with the different sections in reference to this sign. It is felt that there are prevalent safety and traffic issues that could be created in reference to this sign with a perpendicular placement. The applicant is proposing an angular sign. He wanted it stated for the record that he has also spent 30,000 for landscaping that faces the Tangley side along with the proposed angular sign. Staff received no correspondence in favor of or in opposition of the request. Robert Creager, 2728 Tangley for 2 '/2 years but lived in West University for 23 years and has no relationship to Potbelly's; Adam Guice, 2611 Tangley right next to 5800 Kirby; Bruce Frankel, 6130 Annapolis, Vice Chair for ZPC serving third term, developer /retail broker and Bob Orkin's brother in law spoke in favor of the application. Matthew Zagrodzky, 5812 Lake only had questions in reference to location of signage and what is being proposed. Mr. Zagrodky was given location of the sign in relation to his home. David Kyle, 2622 Tangley spoke in opposition of the request. Staff Response. Section 8- 104(a) of the zoning regulations requires that on a building site located at the corner of a main thoroughfare and a residential street, the front entrance, curb cuts, driveways and signs be oriented so that they do not face the residential street. Chapter 6 of the Code of Ordinances has a similar requirement; however it defines a "residential impact zone" differently than a residential street and does not specifically address these corner sites. The sign would be allowed in this orientation if not located on the corner of a main thoroughfare and residential street. This provision was enacted when the sign regulations were reconfigured and taken out of the zoning regulations. Table 7 -6 addresses signage as it pertains to the locations in the regulated side and rear yards. Table 7 -6 regulates the signage in the front yard setback as allowed by other sections of the Code of Ordinances. Again, it is likely that section 8 -104 (a) was left in the zoning regulations to specifically address these types of sites. Usually where there is a conflict in different regulations, the strictest requirement applies. The applicant did try to angle the face of the sign oriented to the north so that it slightly faces the corner instead of being totally parallel to Tangley Street. However, staff believes that the sign face is still oriented toward Tangley in the strictest Zoning Board of Adjustment Minutes February 16, 2012 Meeting interpretation of the provision. Staff believes that the ZBA has generally the authority to grant variances, but according to Section 11- 102, the ZBA may not issue a variance unless all of the following circumstances are present: (1) The ZBA must make all findings and determinations required by ordinance and state law for the granting of a variance, which are: (i) due to special conditions, a literal enforcement of the Zoning Ordinance provision would result in unnecessary hardship, (ii) by granting the variance, the spirit of the ordinance is observed and substantial justice is done, and (iii) the variance is not contrary to public interest. The burden is on the applicant to prove each of these statutory elements. (2) The ZBA must make any additional findings and determinations required by a specific provision of this ordinance that relates to the variance. (3) The variance must be reduced to writing including any conditions prescribed by the ZBA or required by this ordinance for the variance in question. Section I 1 -102 of the zoning regulations also states that a "special condition" or "hardship" that is self - created, personal or based only on financial reasons is not sufficient on its own to support the issuance of a variance. 4 Docket No. 2012 -03, Debbie Scarcella gave a brief background of Samantha Brantley made a motion to regarding property at Docket 2012 -03. The building site at 5320 close the evidentiary portion of the 5320 Sewanee Sewanee is located in a single family residential hearing. Motion was 2 "d by Donald Avenue, West zoning district about one block south of Bissonnet. Yurewicz Ayes: Carole Steen, University Place, The house was constructed on the site in 1983 Samantha Brantley, Donald Yurewicz, Texas 77005, (Special and has a 2 car attached garage located at the rear Don Culbert and Milton Frankfort. Exception). Public of the site with a side entry driveway. The Motion carried. hearing regarding the driveway connects the garage to the street and the After deliberation, Milton Frankfort following matters: end of the driveway has a short maneuvering area moved to recess and continue this matter Alternative paving for backing out of the garage. Last year, the at the next meeting pending further material. Applicant applicant removed the portion of the driveway evidence that the oyster shell material will requests a special starting from even with the front of the house and provide equal or better durability as exception to allow the back to the garage and replaced it with oyster pervious material. Motion was 2nd by use of an alternative shell. The applicant did not obtain a permit. Samantha Brantley. Ayes: Carole Steen, impervious paving The applicant, Ralph Pokluda, 5320 Sewanee Samantha Brantley, Donald Yurewicz, material for a portion of since 1983 and residents of the City since 1975 Don Culbert and Milton Frankfort, the driveway and and own Chappell Jordan Clock Galleries gave his Motion carried. Zoning Board of Adjustment Minutes February 16, 2012 Meeting 6 maneuvering area. presentation for the special exception request. Deliberation, decisions, What brought him to producing this driveway was other action, etc. always remembering his grandparents and fond regarding the preceding memories of the coast, history and modeled his matters. home after a Charleston home. He produced the driveway and then found out it is a non - approved surface. He provided information that he is still able to navigate the driveway with the oyster shell and there are strip planters in the middle of the oyster shell which make it a ribbon driveway. He stated the oyster shell stability has proven itself and he has written notes that since the project and the recent heavy rains that there is no driveway runoff and previously lie had total driveway runoff into the street. He also wanted ZBA to know that the oyster shell only starts at their gate. He is applying to redo the driveway but in concrete. Staff received correspondence from Clay Hoster, 3504 Albans, Amy Novelli, 3420 Albans, JR Studlick, 5321 Sewanee, Mr. and Mrs. Thomas Shelton, 3507 Plumb, Gail and William Taber, 3520 Albans, Katherine Butler, 6535 Vanderbilt, Carmen Pokluda, 5320 Sewanee, Robin Ashe, 6509 Sewanee and Marie Steinhubl 6515 Westchester in favor of the request. No correspondence was received in opposition to the request. No one spoke in favor of the request. No one spoke in opposition of the request. Staff Response. Table 7 -5a requires that paving for driveways and required maneuvering spaces in single family zoning districts be hard surfaced or pervious pavement Hard surfaced pavements are generally those such as concrete or asphalt and pervious pavement is defined as pavers with granular fillers in the interstitial spaces. The oyster shell does not qualify as either material. The purpose for the regulation is to ensure that a useable driveway will connect the street to the garage and will provide a durable driving surface. The applicant has demonstrated that the driveway configuration meets requirements for ingress and egress into and out of the garage and meets the requirements for maneuvering area. The only issue for consideration is the use of an alternative material. Table 7 -5a, Note 4 of the Zoning Ordinance gives the ZBA authority to grant a special exception for the use of an alternative material if it finds that the material is of equal or better durability to the approved types. In order to authorize the Zoning Board of Adjustment Minutes February 16, 2012 Meeting 7 APPROVED THIS DAY OF 2012. Carole Steen, Presiding Officer ATTEST: Sallye A. Clark, Planning Assistant exception, the ZBA must find that the request is in hannony with the general purpose and intent of the Zoning Ordinance and that the request will not cause any significant increase in on- street parking or traffic, traffic congestion, or an unreasonable burden upon public utilities or services. The burden is on the applicant to present evidence to the Board to support each finding and determination required for the issuance of this special exception. If the Board grants the special exception, the Board can attach conditions. 5 Meeting Minutes. Approval of meeting minutes of November 17, Samantha Brantley moved to approve 2011. the minutes as corrected. Motion was 2nd by Don Culbert. Ayes: Carole Steen, Samantha Brantley, Donald Yurewicz, Don Culbert and Milton Frankfort. Motion carried. 6 Adjournment. Milton Frankfort moved to adjourn the meeting. Motion was 2nd by Samantha Brantley. Ayes: Carole Steen, Samantha Brantley, Donald Yurewicz, Don Culbert and Milton Frankfort. Motion carried. The meeting was adjourned at 9:45 p.m. APPROVED THIS DAY OF 2012. Carole Steen, Presiding Officer ATTEST: Sallye A. Clark, Planning Assistant