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HomeMy WebLinkAbout07142016 ZPC Agenda Item 2 INTRODUCTION The Mayor and City Council appointed this Town Center Ad Hoc Committee ("the Committee") in February 2010 to consider the issues associated with the status of Town Center. Council recognized the challenges in applying the current commercial provisions of the zoning regulations (Prior Nonconforming Use Exception) to future redevelopment in Town Center, and nearby residents had expressed their concern as well about recent redevelopments. Council solicited volunteers to serve on the ad hoc committee, followed up by personal interviews with each applicant. Council selected the final Committee members from this group. Appointed as liaisons from the city were Chris Peifer, Assistant City Manager and Public Works Director, and Debbie Scarcella, City Planner. The Committee met on average three times per month over a ten-month period and spent over 500 hours studying this matter. Other than the $300 cost of two aerial photographs, the Committee incurred no expenses. Other members of our city and community donated time and professional services to the Committee. Their generosity and expertise have been an invaluable contribution to the Committee's efforts and the Committee would like to thank them for volunteering their time. The greatest issue facing both the city and the owners of the property in the Town Center Retail District is the reconstruction or redevelopment of improvements under the existing j commercial provisions of the zoning regulations. As will be shown, should any of the current improvements suffer damage and the reconstruction not fall under the Prior Nonconforming Use Exception contained in the commercial provisions of the zoning regulations, the owners would be challenged and, in most cases, unable to replace the destroyed improvements. The current requirements (e.g., setbacks, height, and parking) are so restrictive that the 6100 — 6200 block of Edloe, for example, would likely be redeveloped with only half of the leasable space that exists today. Furthermore, the current commercial provisions of the zoning regulations do not include any restrictions addressing the nearby residents should reconstruction occur. For example, there is no language in the regulations regarding buffering any improvements (i.e., noise, light) from the surrounding residential properties. The Committee studied three potential scenarios that were deemed feasible. They include: I. Redevelopment or reconstruction of individual tracts under the current commercial provisions of the zoning regulations. 2. Redevelopment or reconstruction of individual tracts under the Committee's proposed commercial provisions of the zoning regulations. 3. Redevelopment of all individual tracts under a common development plan under the Committee's proposed regulations. 1 The Committee was in agreement that all three scenarios should be plausible for the commercial property owners. Overly restrictive commercial provisions to the zoning regulations were viewed as possible deterrents to redevelopment, potentially creating an area of urban blight in the center of West University Place. Mission Statement from Council To explore options for creating a mixed-use development envelope and palette for a Town Center Zoning district, thus facilitating the opportunity to encourage appropriate and community redevelopment with relief from traditional zoning requirements, encompassing the analysis and proposal of a Town Center zoning district if appropriate. This exploration will include but not be limited to building height and setback, pedestrian friendly access, parking, buffering and ultimate feasibility. West University Place Town Center The West University Place Town Center is defined in the Comprehensive Plan of West University Place, Art 8.01, as the 25 acres consisting of West University Elementary School, the city's Administration Building and related facilities, West University Baptist Church, Harris County Library Branch, West University Methodist Church and the Retail District on Edloe. See Exhibit A of the Appendix. Retail District The Retail District is defined as the 3.16 acres made up of seven (7) contiguous parcels of land, covering the 6000 — 6200 blocks of Edloe Street. University Boulevard is the southern boundary, Georgetown Street the northern boundary, Poor Farm Ditch the eastern boundary and Edloe Street the western boundary. Each parcel is owned by a different individual or entity. Other than the Thompson & Hanson property, all parcels have a depth of 155 feet. The widths vary with the widest parcel boasting 454 feet of linear frontage (Thompson & Hanson) and the narrowest with 20 feet of linear frontage (Edloe Cafe & Catering). All seven (7) parcels are currently improved with a principal structure. With the exception of the Thompson & Hanson Building, which is under redevelopment, all of the buildings in the Retail District are 100% leased and occupied. 2 Below is a summary of the existing conditions pertaining to property size, the improvements and parking for each property located in the Edloe Block. Note that the parking spaces on the west side of Edloe and north side of University Boulevard are included in this summary. Summary of the Existing Improvements Edloe Block Parking Total Ratio Per Owner Acres Sq. Ft. Improvements Parking Thousand Square 3642 University Partners, LP 0.44 19,375 14,627 28 1.9:1 6203 Edloe Partnership, LP 0.60 21,313 7,380 24 3.3:1 Stockard Realty Partnership, Ltd. 0.26 13,563 5,815 7 1.2:1 West University Masonic Lodge 0.18 7,750 7,896 6 0.8: Janet Carter 0.07 3,100 1,484 0 0.0:I Alan Hassenflue & Scott Luther 0.83 37,200 8,517 52 6.1:1 CURRENT COMMERCIAL PROVISIONS OF ZONING REGULATIONS: With the exception of the Town Center, all land in West University Place zoned for commercial use/development is located along the city's major thoroughfares, on the periphery of the city. (Refer to Exhibit B for copy of City Zoning Map). The density of homes, city amenities, churches, West University Place Elementary School and its sports complex make the Town Center an area that is heavily frequented by our residents. This is the most "urban" area within the city, where pedestrian and vehicular traffic can be relatively high. Despite its uniqueness, the Retail District is currently subject to the same provisions of the zoning regulations as all commercial properties on Kirby Drive, Bissonnet Street and Holcombe Boulevard. However, as mentioned in the Comprehensive Plan, no other commercial/retail area of the city plays such a vital role in the quality of life for the citizens of West University Place. The following list summarizes the commercial provisions under West University Place's current zoning regulations for all land within the City of West University Place zoned for commercial use/development, including Town Center. • Setbacks: 30' front, 5' side, 15' street side, and 5' at the rear • Building Height: 35' maximum, but building adjacent to single family is limited in height to the distance from the single family property line. • Open Area 15% of site • Pervious area 15% of site 6 The following aerial illustrates the location of the Retail District, the configuration of each property and their owners. TOWN CENTER RETAIL DISTRICT :w � ! "„• .♦ {y 4 a '—tiOt;4117;%: r y 4� _ ,�� . - t °o ,,� lam_, 4 :- 4" v « ti W «e 1 i - �� :w w' A, „�g. Rv. i : i `A v�"r w+ Grig Thompson s:. •• ., l,J a ii y. . .. . Ili ti, ' t I, ' i 4'7, ) igwyt, .1. 'si .,. '—i'' '4 ' *�.. Rice'-Boulevard "` + - ° ,Ark . t , +'l' . *:'' *3-. ! ' ''S 4: 1 'IL' ..... .51 1'''''' ,4 + /Q t IUon Hasseetllo t Scott tuther ' N Janet Castor # (D !' West U Masonic Lodge � a• ; l' ,. Lt -Amherst;-Street ' a Y n x � "�w Stoekatd Beatty Parfrantdp« ""'�"` `- it t ' , Yra 6203 t f �i' �E + : r .: yi 3642 UnIVNlty►OrtnI L tP llntversity Bo"ulevard 4' laces `u ...Si' t k...,-;,..,„,--.-1,....,,.,, /"i , , T"t * ' .. ". o-5 }e u° '''''',..° p l# ✓ fir t 7' 3 Wm OM CHALLENGES FACING RETAIL PROPERTY OWNERS The Committee identified key issues that have a direct impact on the Edloe Block which are Prior Nonconforming (PNC) status, fragmented ownership, leasehold interests, economic viability, an existing utility easement and the need for buffering to protect the interests of nearby residential property owners. These issues are discussed in greater detail below. I) PRIOR NONCONFORMING (PNC) STATUS: The majority of the existing structures in the Edloe Block predate the current commercial provisions of the zoning regulations enacted in 1987. Any type of redevelopment activity (voluntary or involuntary) would trigger loss of PNC status granted to these sites when the 1987 regulations were enacted. Should a partial destruction occur, the improvements could be rebuilt under the PNC Use Exception, assuming such partial destruction did not exceed the limitations contained in the commercial provisions of the zoning regulations. However, dependence on PNC Use Exception for reconstruction would result in limited redevelopment opportunities. New construction, on the other hand, would require full compliance with the current regulations, which are very restrictive. As illustrated below the developable square footage for each individual site after applying the restrictions in the current commercial provisions of the zoning regulations (assuming a property owner wished to maintain the current use of their tract, i.e., a building currently used as a restaurant would be rebuilt as a restaurant) is drastically Oki reduced, making it economically challenging for some owners to redevelop their tracts. Failure to redevelop would result in a reduction in the tax base to the city, with the vacant land potentially leading to blight in the Town Center. INDIVIDUA[_PROPERTY REDEVELOPMENT COMPLIANT WITI I lt3R •-1*Q'r COMMERCIAL CODE M -1 # r W& 201'� 1 MI j( i WEST UNIVERSITY ! I _ # ELEMENTARY SCHOOL 1004 i t `4 �` t3�3 y �C � ��i��S�°AI4E5 �,`, v! ! � .s,��s� �z� OM 5`'^'Sy`�� z\a, _ " IA ,_ �^- � .. - EI7I(,I SI S'i ,:..... + I" s _tom! x ""=''..".'"*".."-__ �..� ..+-* 7.=.=w., . —T71--',:- .":, c-re" ,.-irf'.0 ra �sR 1+ _- F_ CTF !TRACT-$. �_ CI! �t_ , RACT6 } Fi tt . . . ` `* M s, �, 1 i I ICI 2 Y . R RfT ° 0 -. k,,,74!: ,,„::::,7,_ r- ,2i 4 D) 0.8 om ° °n�M ' O J-, . a..� � id i � /�i s '4' / _" fi _�if = W i C4 I oil ' i I 1 ! i 1. .- j a. suDlrW3+=oo rPRINT 4 Oil /,,,/ DRAINAGE EASEMENT AR ,(/,f,,0 IJTnLI Y EASEMENT 9 APPENDIX D—COMPREHENSIVE PLAN Article VI.-TRAFFIC Section 6.01.-General. The City should continue to encourage the separation of pedestrian and vehicular traffic in the existing roadway system. Since new roadways are unlikely, the City should encourage a citizen-directed traffic task force to monitor and make recommendations relating to traffic flow. Section 6.03.-Parking. Street storage of vehicles and street parking should be discouraged where possible to prevent impeding the easy flow of traffic. Section 8.01.-General. (a) Approximately a 25-acre area which includes West University Elementary, the City's administration building and related facilities,West University Baptist Church,Harris County Library Branch,West University Methodist Church and the retail area on Edloe constitute the Town Center. Most interaction between citizens occurs in this area through municipal functions, educational activities, shopping,religious activities/programs and youth sports. Much of the small town atmosphere so prized by citizens of the City derives from the interactions in the Town Center. The Town Center is a mixed use area,containing government,education, religious, recreation and retail uses. The Town Center and its existing uses should be preserved and enhanced. Expansion should be allowed only where appropriate so as to preserve a positive impact on the residential area,based upon an individual consideration of the particular expansion. Section 8.02.-Town Center Retail District. a)The economic viability of the Town Center Retail District on Edloe should be preserved to benefit City residents. The land in this area should be restricted to compatible commercial and other uses and should be consistent with close proximity to single-family residential neighborhoods. These areas must be buffered, screened, and regulated as to parking,height and density so as to minimize any detrimental effects. Renovation,redevelopment and beautification of the area should be encouraged. Techniques to encourage and support redevelopment should be explored. Input from the business owners and operators is needed in developing new regulations. (b)The City should make necessary capital improvements to support and upgrade the Town Center Retail District with specific emphasis on sidewalks,bicycle lanes,pedestrian crosswalks, lighting,signs and parking. Redevelopment Principles — Vision for the Future • Follow current urban design principles • Complete streets-pedestrian, bicycle, motor vehicles • Front buildings on streets — no head in parking — safety • Setbacks for walkways and landscaping • Parking in rear • Potential for unified design — potential to consolidate fragmented development • Limit uses to be compatible with adjacent residential neighborhood • Construction and materials compatible with institutional Town Center structures • Regulate noise generation, odors, and light intrusion • Provide landscape buffering zone on east side of development ! , ......":_i_.:-.) - -------_ - OAN DR/ 7? I3 a) -'•--, 4W x — 0 CO 0.. = _ ! - i (-Au __ i - I I Poc-c-,31 • , • a‘,--_, r_._.._.._.._._.._ 0,0 EcuL.3 . 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'■ei!MO _ } EliaPligall 1 ---- i . ple\ CIAlfl AIIS113A1Nr1 11V1-1 A1.10 3ov-tialig,, IsH1nos West U Parking Table Table 10-100 Minimum Parking Requirements Use of type of space Minimum number of parking spaces Other residential space 2.5 (3.0 in PDD-TH1,PDD-TH2 and PDD-TH5)per DU. See Note 1. Community center,library,school,place of worship, museum or similar institution,which may include mixed uses and types of space served by common 10.0 plus 3.33 per 1,000 square feet of gross floor area in parking spaces(including auditoria and any high- excess of 2,000 square feet. density occupancy spaces that are part of the institution) Health care facility space(not including offices) Greater of 1.5 per bed or 1.5 per employee on the maximum work shift. Theater or auditorium space or space with any high- Greater of: (i) 1.0 for each four seats;or(ii) 1.5 per 1,000 density occupancy(except as included in community square feet of gross floor area,plus 1.0 for each employee center,library, school,place of worship,museum or on the maximum shift. similar institution) Office space used to provide medical services 6.0 per 1,000 square feet of gross floor area. Other office space 4.0 per 1,000 square feet of gross floor area. Physical fitness facility space 10.0 per 1,000 square feet of gross floor area. Studio and gallery space for visual arts 5.0 per 1,000 square feet of public area. Bank and financial services space(except space used for auto intensive uses) 3.3 per 1,000 square feet of gross floor area. Space with auto-intensive uses 10.0 per 1,000 square feet of gross floor area. Retail space used for rental of personal property (except space used for auto-intensive uses) 10.0 per 1,000 square feet of gross floor area. Food service space with indoor or outdoor seating Greater of: (i) 1.0 for each three seats for the general such as dine-in restaurant space,club, cafe and public; or(ii) 10.0 per 1,000 square feet of gross floor similar recreation or amusement space(except space area. used for auto-intensive uses) Grocery store space 5.0 per 1,000 square feet of gross floor area. Convenience store space(without gasoline fueling 4.0 per 1,000 square feet of gross floor area. facilities) Retail space for the showroom display and sale of 2.0 per 1,000 square feet of showroom and repair area. home furnishings and appliances Other retail and personal service space,including carryout food service space with no indoor or 5.0 per 1,000 square feet of gross floor area. outdoor seating,and studios for dance,martial arts, yoga and similar activity. Utility service space,research or testing laboratory 1.0 for each three employees on the maximum working space, laboratories,warehouses shift,plus 1.0 space for each truck or vehicle used in connection therewith. Sho m centers 4.0 per 1,000 square feet of gross floor area,plus spaces pp g required for office,theater,auditorium and food service Use of type of space Minimum number of parking spaces space.See Note 2. Bar 13.3 per 1,000 square feet of gross floor area. All other types of space and uses 10.0 per 1,000 square feet of gross floor area used or occupied by people. 2.6 per 1,000 square feet of gross floor area. (Applies only to principal buildings constructed after the effective All types of spaces and uses in the TCC District date of the TCC district. Other buildings in TCC are subject to the parking requirements for C,Commercial District,uses that applied prior to the effective date of the TCC district.) PARKING REQUIREMENTS TYPE OF OCCUPANCY PARKING SPACES hO1 Class(.Office a.Office 2.5 spaces for every one thousand square feet of GFA or 2.75 for every one thousand square feet of UFA. b.Financial Facility 4.0 spaces for every one thousand square feet of GFA. Class 2.Residential a.Apartment House 1.250 spaces for each efficiency apartment. 1.333 spaces for each one bedroom apartment. 1.666 spaces for each two bedroom apartment. 2.0 spaces for each apartment with three(3)or more bedrooms. b.S.F.Residential D.U. 2.0 parking spaces for each dwelling unit. c.Mobile Home 2.0 parking spaces per dwelling unit. d.Special Residential Uses 0.3 parking spaces per sleeping mom.plus 1 parking space per employee on largest shill. e.Retirement Com. 0.75 spaces per dwelling,plus parking spaces for support based upon the provisions of Section 26-28 hereof.(w/kitchen facilities) f Retirement Com. 1.0 space for every 6 beds,plus 1.0 space per employee on largest shift.(no kitchens) g Hotel or Motel 1.0 parking space for each sleeping room up to 250 rooms;0.75 parking spaces fix each sleeping room from 251 rooms to 500 rooms;0.50 parking spaces for each sleeping room in excess of 500 moms. Class 3.Health Care Facilities a.Hospital 2.2 spaces for each bed proposed to be constructed. b.Psychiatric Hospital 1.0 space for each four(4)beds proposed to be constructed and I.0 space for every four employees. it.Clinic(Medical Complex) 2.7 spaces for every one thousand square feet of CFA. d.Clinic(Medical or Dental) 3.5 spaces for every one thousand square feet of GFA. e.Nursing Home 1.0 space for every three beds proposed to be constructed and 1.0 space for every four employees. f Funeral Home or Mortuary 0.5 spaces for every chapel. g.Veterinary Clinic 5.0 spaces for every one thousand square feet of UFA Class 4.Industrial,Commercial Manufacturing a.Multi-Tenant(or multi-building project) I.At Grade(no docks) 2.5 spaces per one thousand square feet of CFA of office space;and 1.0 space per five thousand square tent of CFA of warehouse space. 2.Semi-Dock High 2.5 spaces per one thousand square feel of GFA of office space:and 1.0 space per live thousand square feet of CFA of warehouse space. 3.Full-Dock High 2.5 spaces per one thousand square feet of CFA of office space:and 1.0 space per seven thousand square feet of GFA of warehouse space. b.Bulk Warehouse 2.5 spaces per one thousand square feet of GFA of office space;and 1.0 space per seven thousand square feet of GFA of warehouse space. c.Heavy Manufacturing and Industrial 2.5 spaces per one thousand square feet of CFA of office space:and 1.0 space per two thousand square feet of CFA of warehouse space. d.Light Manufacturing,Assembly and Research and 2.5 spaces per one thousand square feet of CFA of office space:and 1.0 space per one thousand five hundred Development square feet of CFA of assembly space. e.Transportation Terminal 6.5 spaces per one thousand square feet of CFA of waiting area. f Truck Terminal 1.0 spaces per two thousand square feet of GFA. g.Mini-Warehouse Facililities 1.0 space for every 40 storage units or bays. Class 5.Religious and Educational a Church 1.0 space for every five fixed seats in auditorium or sanctuary or,if there are no fixed seals,1.1)space for every 40 square feel of CFA in the main auditorium or sanctuary. b.Nursery School or Day Care Center LO space for every employee on duty during the largest shift plus 1.0 space fir every 5 children in attendance when the facility is operating at maximum capacity or.if drop-off facilities are provided under Section 26-40(I)(d)hereof;1.0 spaces fix every employee on duty during the largest shift and 1.0 space for every 10 children in attendance when the facility is operating at maximum capacity. c.School(Public,Denominational or Private) I.Elementary School 1.5 spaces per 311 person classroom. 2.Junior High School 3.5 spaces per 30 person classroom. 3.Senior High School 9.5 spaces per 30 person classroom. d College or University or Trade School 1.0 space for every three employees plus 1.0 space fur every 10 students residing on campus and 1.0 space for every 5 studesLs not residing on campus. e.Library 1.2 spaces for every one thousand square feet of CFA. f Art Gallery or Museum 3.0 spaces for every one thousand square feet of GFA of exhibit area or gallery space. Class 6.Recreation and Entertainment a.Golf Course 5.0 spaces for every green. b.Movie Theater 0.3 spaces for every seat. c.Bowling Alley 5.0 spaces per lane. U.Theater,Auditorium,or Arena 1.0 space for every three seats. e.Tennis/Racquet Club 3.0 spaces per court. f:Sports Club/Health Spa 5.0 spaces for every 1,000 square feet of CFA. g.Roller or lee Skating Rink 5.0 spaces for every 1,000 square feet of CFA. h.Swimming Club 9.0 spaces per employee. i.Park(5-10 acres) 1.0 space fix the first two acres and 1.0 space for each additional acre and additional parking must be provided for each additional facility or land use constructed in the park as herein provided. j.Park(over 10 acres) 5.0 spaces for the first acre;and 1.0 space for each additional 10.0 acres:additional parking must be provided for each additional facility or land use constructed in the park as herein provided. k.Park Pavilion 1.0 space for each picnic table. 1. Sports Complex 1.0 space for every 40 square feet of seating. m.Miniature Golf 1.0 space for each hole. n.Driving Range (Colt) 1.0 space for each lee. o Arcade or Game Room 1.0 space for every 200 square feel of CFA. p.Billiard Hall 2.0 spaces fur every billiard table. Class 7.Bar or Restaurant a.Restaurant(including outdoor decks,patio and/or seating areas) 8.0 spaces for every one thousand square feet of CFA. b.Bar,Club or Lounge(including outdoor decks,patio andor 10.0 spaces for every one thousand square feet of CFA. seating areas) • • • • Class 8,Retail Services a Supermarket or Convenience Market 5.0 spaces for every one thousand square feet of CFA. b.Clothing Store 4.0 spaces for every one thousand square feet of CFA. c.Furniture Store 2.0 spaces for every one thousand square feet of CFA. d.Retail Store(Free Standing) 4.0 spaces for every one thousand square feet of CFA. e.Building Materials or Home Improvement Store 4.0 spaces for every one thousand square feet of CFA of retail sales area. I.Barber or Beauty Shop 3.0 spaces for each operator chair and 1.0 space for each employee. g.Shopping Center(Slripx0-25.000 GFA) 4.0 spaces for every one thousand square feet of CFA. (I) h.Shopping Ctr.(Neighborhoodx25,001-100,000 GFA) 4.0 spaces for every one thousand square feet of CFA. (2) i.Shopping Ctr.(Community)(100,001-399,999 CFA) 4.0 spaces for every one thousand square feet of CFA. j.Shopping Ctr.(Regional)(400,000-1,000.000 CFA) 5.0 spaces for every one thousand square feet of CFA. k.Shopping Ctr.(Super Regional)(over-1.000,000 CFA) 4.0 spaces for every one thousand square feet of CFA. 1.Discount Store 4.0 spaces for every one thousand square feet of CFA. Class 9,Automobiles a.Auto Sales Dealer 5.5 spaces for every one thousand square feet of CFA. b.Auto Repair Establishment 5.0 spaces for every one thousand square feet of CFA. c.Car Wash(automated) 2.5 spaces for each bay or stall for stacking space. d.Car Wash(all others) 1.0 space per stall. e.Service Station 3.0 spaces for each service stall and 1.0 space for each employee on duty during largest shift. f.Auto Parts and Supply Store 4,0 spaces for every one thousand square feel of CFA of retail sales area. (1) if more than 20%of the shopping center is occupied or to be occupied by class 6 and/or 7 occupancies,other than a bar,club or lounge,then the incremental increase in the number of off-street parking spaces required per 1,000 square feet of GFA will be calculated using the number assigned for the specific occupancy proposed for the new construction or alteration. (2) If more than 20%of the shopping center is occupied or to be occupied by class 6 and/or 7 occupancies,then the incremental increase in the number of off-street parking spaces required per 1,000 square feet of CFA will be calculated using the number assigned for the specific occupancy proposed for the new construction or alteration. ARTICLE 11.-VARIANCES AND SPECIAL EXCEPTIONS Section 11-100.-General. (a) Variances. The ZBA may grant variances only in those instances specifically allowed by state law, subject to any limitations prescribed by this ordinance. In connection with the issuance of any variance, the applicant and the ZBA must comply with state law and this article. (b)Special exceptions. The ZBA may issue special exceptions only in those instances specifically allowed by this ordinance. In connection with the issuance of any special exception,the applicant and the ZBA must comply with this article. Section 11-102.-Findings;burden of proof. (a) Variances. The ZBA may not issue or modify a variance unless all of the following circumstances are present: (1) The ZBA has made all findings and determinations required by state law for the granting of a variance.A "special condition" or"hardship" that is self-created,personal or based only on financial reasons is not sufficient to support the issuance of a variance. (2)The ZBA has made any additional findings and determinations required by a specific provision of this section which relates to the variance. (3) The variance has been reduced to writing and includes any conditions prescribed by the ZBA or required by this section for the variance in question. (b)Special exceptions. The ZBA may not issue or modify a special exception unless all of the following circumstances are present: (1) The ZBA has determined that the proposed special exception will not cause any significant increase in on-street parking, will not cause any substantial traffic congestion, will not cause any substantial increase in traffic or an unreasonable burden upon utility systems or upon any other public facility or public service. (2)The ZBA has determined that the proposed special exception will be in harmony with the general purpose and intent of this section. (3) If the proposed special exception involves a bar, the ZBA has found that the applicant has clearly demonstrated that there is a readiness, willingness and ability to comply with all applicable laws,rules,regulations and ordinances relating to alcoholic beverages. (4) The ZBA has made any additional findings and determinations required by a specific provision of this section. (5)The special exception has been reduced to writing and includes any conditions prescribed by the ZBA or required by this section for the special exception in question. (c)Burden of proof The applicant has the burden of presenting evidence to the ZBA and persuading the ZBA that: (1) Each circumstance required for a variance or special exception is present; and (2) Each required finding and determination is supported by substantial evidence. MULTIPLE LANGUAGE ITERATIONS REGARDING PNC STATUS Final version to City Council for Second Reading March 2015 Section 12-103. Losing PNC Status. (a) New principal building. If, after the 1987 effective date, a new principal building is constructed on a building site, PNC status is lost for all PNC items relating to the building site. Exceptions: (i)this does not apply to those principal buildings treated the same as structures constructed prior to a given effective date (see above); (ii) PNC status with respect to a building site dimension is not lost. (b) Conformance is achieved; discontinuation. If a PNC item is changed to conform to this ordinance for an indefinite period or for 180 days or more, PNC status is lost for that item. If a use of property is discontinued for 180 days or more (exclusive of time when actual construction work prevents the use), the use loses PNC status. (c) Loss to casualty, etc. If 51% or more of the replacement cost of a structure is lost to casualty, eminent domain, involuntary demolition or other similar cause, the structure loses PNC status. Exceptions: This does not apply to a building used for SFR purposes, except as to non-compliance with framed area regulations (i.e., in case of such a 51% or greater loss, PNC status for non-compliance with framed area regulations is lost). For this purpose, "replacement cost" is determined by standard cost levels for similar structures as most recently published by the International Code Council or similar agency. See, e.g., the ICC internet publication of "Building Valuation Data," which provides average construction costs per square foot, by type of construction and occupancy group, with factors to modify those costs for the Houston area. The ZBA may issue a special exception to allow such a structure to be rebuilt and retain PNC status, if the ZBA finds: (i) rebuilding is necessary to avoid substantial economic waste and economic hardship, and (ii) there will be no substantial adverse effects of the rebuilt structure. Other Alternate Language that was considered and rejected: (c) Loss to casualty, etc. If 51%or more of the replacement cost of a structure is lost to casualty, eminent domain, involuntary demolition or other similar cause,the structure loses PNC status. Exceptions: This does not apply to a building used for SFR purposes, except as to non-compliance with framed area regulations (i.e., in case of such a 51%or greater loss, PNC status for non- compliance with framed area regulations is lost). For this purpose, "replacement cost" is determined by standard cost levels for similar structures as most recently published by the International Code Council or similar agency. See, e.g., the ICC internet publication of"Building Valuation Data," which provides average construction costs per square foot, by type of construction and occupancy group,with factors to modify those costs for the Houston area. The ZBA may issue a special exception to allow such a structure to be rebuilt and retain PNC status, if the ZBA finds: (i) rebuilding is necessary to avoid substantial economic waste and economic hardship, and (ii) there will be no substantial adverse effects of the rebuilt structure. The ZBA may issue a special exception to allow an existing structure in the TCC district to rebuild with a square footage that is substantially the same as existed at the time of loss to casualty,etc. The applicant must meet conditions(i)and(ii)above and the special exception may authorize a parking ratio less than that required in Table 10-100. The structure must comply with all other TCC requirements. Alternate Language that established guidance for issuing a Special Exception was rejected: (c) Loss to casualty, etc. If 51% or more of the replacement cost of a structure is lost to casualty, eminent domain, involuntary demolition or other similar cause, the structure loses PNC status. Exceptions: This does not apply to a building used for SFR purposes, except as to non-compliance with framed area regulations (i.e., in case of such a 51% or greater loss, PNC status for non- compliance with framed area regulations is lost). For this purpose, "replacement cost" is determined by standard cost levels for similar structures as most recently published by the International Code Council or similar agency. See, e.g., the ICC internet publication of "Building Valuation Data," which provides average construction costs per square foot, by type of construction and occupancy group, with factors to modify those costs for the Houston area. The ZBA may issue a special exception to allow such a structure to be rebuilt and retain PNC status, if the ZBA finds: (i) rebuilding is necessary to avoid substantial economic waste and economic hardship, and (ii) there will be no substantial adverse effects of the rebuilt structure. The ZBA may issue a special exception to allow a structures in the TCC district, which predated adoption of the TCC district, to be rebuilt with a square footage that is substantially the same as existed at the time of loss to casualty, etc., if the ZBA finds items (i) and (ii) above, - e, --- - - , . •- - -- - -- .e- . .e - - • . The TCC district and its associated standards are intended, in part, to transform the physical form and character of the Town Center commercial area from its current auto- oriented nature to a design that is more safe, convenient and appealing for pedestrians and cyclists, as well as automobiles. It is recognized that this transformation will likely occur incrementally over time through new construction or rebuilding of existing structures following a loss to casualty, etc. Therefore, in evaluating special exception requests under this section, the ZBA shall generally aim to uphold the TCC district intent by requiring compliance with all other district standards. However, the ZBA may determine that some relief is warranted due to the circumstances of a particular building site, such as the impracticality of providing vehicular access to a rear parking area in the event that on-site parking along the Edloe Street frontage was to be relocated to the rear. In such cases the ZBA may apply an alternative level of compliance for the following TCC standards that is less than full compliance but also may be more restrictive than the condition that existed at the time of loss to casualty, etc.: (1) Front, side and rear yards (setbacks). (2) Location of the principal building on the site relative to the front or rear property lines. (3) Off-street parking. Otherwise, such a structure loses PNC status and may be replaced only by a new structure that conforms with applicable TCC standards at the time of the new construction. casualty,etc., but not in excess of the amount recd by sectier♦ 10 100 of this ordinance. Otherwise, such a structure loses PNC status and-ray be replaced only by a new structure that conforms with applicable TCC standards at the time of the new construction. Public Hearing Draft Language Version 12-19-14 (c) Loss to casualty, etc. If 51% or more of the replacement cost of a structure is lost to casualty, eminent domain, involuntary demolition or other similar cause, the structure loses PNC status. Exceptions: This does not apply to a building used for SFR purposes, except as to non-compliance with framed area regulations (i.e., in case of such a 51% or greater loss, PNC status for non-compliance with framed area regulations is lost). For this purpose, "replacement cost" is determined by standard cost levels for similar structures as most recently published by the International Code Council or similar agency. See, e.g., the ICC internet publication of "Building Valuation Data," which provides average construction costs per square foot, by type of construction and occupancy group, with factors to modify those costs for the Houston area. The ZBA may issue a special exception to allow such a structure to be rebuilt and retain PNC status, if the ZBA finds: (i) rebuilding is necessary to avoid substantial economic waste and economic hardship, and (ii) there will be no substantial adverse effects of the rebuilt structure. 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