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HomeMy WebLinkAbout08112016 ZPC Agenda Item 2 L.____..____________ _ mNIVERoilYmLVD .lat iD ____ Pik ..--- , Ito 1 ir � . rt 0 IT c: 0. _ .._-_,. ..-- Pligh sMF MAL E- a5. owl. � mm CD 01 NII _ — itit __ - PO . _i.. . . eV mir AM. R/CE BLVD / �v'[-'_-______-- | | | � � i TOWN CENTER RETAIL DISTRICT PARKING ANALYSIS Current Ordinance Mixed Use Development 48,077 SF @ 2.6 Spaces/1000 SF = 125 Spaces 1 Restaurant at 5.0 Spaces/1000 - Total SF Equal to Existing SF Restaurant 4,392 SF @ 5.0 Spaces/1000 SF = 22 Spaces Other Development 41,327 SF @ 2.5 Spaces/1000 SF = 103 Spaces Total 45,719 SF 125 Spaces 2 Restaurant at 7.5 Spaces/1000 SF Restaurant 4,392 SF @ 7.5 Spaces/1000 SF = 33 Spaces Other Development 36,800 SF @ 2.5 Spaces/1000 SF = 92 Spaces Total 41,192 SF 125 Spaces 3 2011 Uses with 2015 Parking Requirements University Partners Office 10,000 SF @ 4.0 Spaces/1000 SF = 40 Spaces Retail 4,627 SF @ 5.0 Spaces/1000 SF = 28 Spaces 6203 Edloe Partnership Dance 3,380 SF @ 5.0 Spaces/1000 SF = 17 Spaces Retail 4,000 SF @ 5.0 Spaces/1000 SF = 20 Spaces Stockyard Realty Retail 1,423 SF @ 5.0 Spaces/1000 SF = 7 Spaces Restaurant 4,392 SF @ 10.0 Spaces/1000 SF = 44 Spaces Masonic Lodge Office 7,896 SF @ 4.0 Spaces/1000 SF = 32 Spaces Janet Carter Restaurant 1,484 SF @ 10.0 Spaces/1000 SF = 15 Spaces Hassenflu Luther Bank 4,200 SF @ 3.33 Spaces/1000 SF = 14 Spaces Office 4,317 SF @ 4.0 Spaces/1000 SF = 17 Spaces TOTALS 45,719 SF @ 5.12 Spaces/1000 SF = 234 Spaces With 125 Space Limit 24,414 SF @ 5.12 Spaces/1000 SF = 125 Spaces 4 Effective Parking Ratios for Analysis 1 Restaurant And Other 45,719 SF @ 2.73 Spaces/1000 SF = 125 Spaces 50% Edloe + University 45,719 SF @ 3.68 Spaces/1000 SF = 152 Spaces (44/2+5+125) = 152 Spaces r O m 00 , =• 0 7 S 7 n n VI CD 7 3 C e 0.3 7 - fCD CD Q et Q - •* S a �o a, v O * co n o) _co N d x; cu lD 7 7 W D O m O o lo 0 at _ = N n. 0 fro, O' dl A ~O .4. N co e v7+ 3 3 C N 0) 7 co (p 7 ro 00 a a- nal o co 7- 13 0 a w w w w w C 0 : 01 O Q, 0, 01 C A w A A A 5 ▪ ro co- y ca• C 0) 7 7 •? 0. CD (11 N Qi A 0 w w A c co j J A 0 w w o, Cu rt 0 A 71; O N ,0 co co fl, r^-t C f 0) • D- U., fl 0D V1 V1 1--s U, µ) A 7 N w fl- C v G 7 S fl) 00 Oro) D r•t N CD O• w w W W W O — W W p W W W = 1.a W W W Cu W (D N •0 0) .*S n N ro 1D ro 1 W v. ro c) U t O n 0 u, i w A Cr) cn -, w i...■ C 0 O 0 0 U, .0 4, N N N N N NJ - 0 0 O O O O n PARKING REQUIREMENTS, TYPE OF OCCUPANCY PARKING SPACES {42.0, J Class I.Office a.Office 2.5 spaces fur every one thousand square feet of GFA or 175 tic emery one thousand square teer of L FA. b.Financial Facility 4.0 spaces for es ery one thousand square feet of GFA Class 2.Residential a.Apartment House 1.250 spaces for each efficiencs apartment. 1.333 sp wen for each one bedroom apartment 1.666 spaces tar each two bedroom apartment. 2.0 spaces for each apartment with three 13)at more bedrooms b. S.F.Residential Id U. 2.0 parking spats.or each dwelling unit C.Mobile Home 2.0 parking spaces per dwelling unit d.Special Residential Uses 0.3 parking spaces per leeping room,plus I parking spar:per employee on largeSt shill. e. Retirement Corn 0.15+pugs per dwelling,plus parking spaces In support based upon the pros asiv ns of Section 26-2S hereof I.,krtchen lacrhnecl f Retirement Corn I 0 space for emery 6 beds.plus I A space per emplace on hugest t ahrtt k tchens I g Hotel or Motel I.0 parking space for each sleeping room up t.. 50 twin,.i..;5 pat king mpace.Mr each sleeping 100in(tom 251 tOO ns.to 50(1 room;,0.50 parking spaces Or each cleepng room tin excess of 500 MOMS Class 3.Health Care Facilities a Hospital 2 2 spaces Iir each bed proposed«a be cons:meted b. Psychiatric Hospital I 0 space for each our 14 bets proposed to be constructed and!0 space flit es my four employees • a Clinic I Medical Complex) %spaces for emery one thousand square feet of GiFA • d.Clinic(Medical or Dental) 3 5 spaces tiro every one thousand square tees tit GFA e. Nursing Home I It space fill clef'three beds proposed to he constructed and 1.0 Space fur every tour employees. I Funeral Home or Mortuary 0.5 spaces fir es try chapel. g.Veterinary Clinic 5 spaces fir emery one thousand square feet of CFA .I • Class 4.Industrial.Commercial Manufacturing • a Multi Tenant(or multi-building project) I.AI Grant(no docks) 2.5 spaces per one thousand squaw feet of CFA or office space:and I If space per Me.thousand squaw tee of GFA of Wdrclunc,cease. • • 2.Semi-Dock High 25 spaces per one thousand square feet of GFA of office space and I 0 space per tine thousand square fee.of GFA ot warehouse space. 3. Full-Dock High 2.5 spaces per one thousand square feet of OF A of office space.and I 0 space per e e thousand square feet at(iFA of rehr se space b.Bulk Warehouse 2.5 spaces per one thousand square feet of GFA of office space.and I 0 space per seven thousand d quo a feet of GFA tit warehouse space c. Heavy Manufacturing and industrial 2.5 spaces per one thousand square feet of(FA of office space:and I 0 space per two thousand square feet o t(WA of warehouse space d.light Manufacturing.Assembly and Research and 2.5 spaces per one thousand square leer of GFA of office space and 1.0 space per one thousand fire hundred Development square feet of GFA of assembly space. e.Transportation Terminal 6 5 spaces per one thousand square feet of GPO of warring area. t' Truck Terminal I D spaces per two thousand square feet of GFA. g Mini-Warehouse Facdilities I 0 space e for every 40 storage units or bays Class 5. Religious and Educational a Church 10 space far every time fixed seats in andnoriuni or sanctuary r if there are no fixed scot:, 0 space for every 40 square feet of(WA in the mare auditorium or sanctuary b.Nursery Schwa ur Day Care Center I.(1 space for every employee on duty during the largest shift plus 1.0 spa e tor every 5 children in attendance when the facility is operating at maximum capacity ur,tfdrosp-oft fag tiles are run Klett under Sect rs 16-40t I)(di hereof I 0 spaces fur every employee on dun during the largest shill and 111 space for even 10 children in attendance when the facility is operating at maximum capacity School(Public,Denominational or Primate) I.Elementary Schad 1.5 spaces per 30 person classroom. 1 Junior High School 3.5 spaces per 30 per classroom 3.Senior High School 9.5 spaces per 30 person classroom students not residing on campus. cl.College or University or Trade Schaal I 0 space for every three employees plus I.It space tin emery ID students resmlon on campus and I It space for emery 5 students e.Library 12 spaces for emery one thousand square feet of CFA f Art Gallery or Museum 3.0 spaces fin every oue thousand square feet of GFA of estubn 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 emery seat c.Bowling Alley 5,0 spaces per I:ume d,Theater.Auditorium,or Arena t it space for emery three seats e.Tennis/Racquet Club 30 spaces per court t. Sports Club/Health Spa 50 spaces tar emery 1.400 square feet of(WA g.Roller or Ice Skating Rink 5 spaces for emery 1.000 square foci of(WA. h.Swimming Club 90 spaces per employee. i, Park(5-10 acres) i.(1 space for the first two acres and I tr space for each additional acre and additional pan king must be provided for each additional tacdmy or land use e01151 unett In the park as herein p nicled I. Park lover IU acre, 5.0 spaces for the first acre;and I 0 space 2on ea stn aslhtionai I 0.0 acres.additional parking must be provided tic each additional facility en land use constructed in the park Cu herein provided. k Park Pavilion I.0 space for each picnic table. I Sports Complex I 0 space for every 4t1 square reel of seating. m Miniature Galt I 0 spare tar each hole t [hiving Range (Golf) I tl space for each tee. a Arcade or Game Ream I 0 space for every 20(1 square tees or(it A r Billiard Hall 2 0 spaces for every billiard table Class 7.Bar or Restaurant a Restaurant(including outdoor decks.patio and/or seating areas) 8.0 spaces for em eiy one thousand square feet irf(:iFA. b. Bar,Club or Lounge(including outdoor decks,patio and or 10 0 spaces for emery into thousand square feet of GFA seating areas) s Class B.Retail Services a.Supermarket or Convenience Markel 5.0 spaces tar every one tiumsand square feet of GFA b.Clothing Store 4.0 spaces for CS cry one thousand square feet of GFA c,Furniture Store 2 0 spaces for every one thousand square feet of GFA d.Retail Store(Free Standing) 4.0 spaces rim as any one thousand square reel of(if A. c.Building Materials or HOUK Improvement Store 4.0 craves tar emery one thousand square feet of GFA of retail ales arra f Barber or Beauty Shop 3.11 spaces tar each operator char,and 1.0 apace for each employee g.Shopping Center(Seip)(0-25.(00 GFA) 40 spaces for emery one thousand square feet of((FA (I) h Shopping Cu fNeighbrsthvodl(25001-1(0,000 GFA) 40 spaces for every one thousand square feet of C'F.) (L i Shopping Cu.(Community)(100.001-399,999 GFA) 4,0 spaces for every one thousand square feet of(WA. j.Shopping Ctr.(Regional)(400,0 0-1,000,000 GFA) 5.0 spaces for every one thousand square feet of GFA k.Shopping Cir.(Super Regional))eser-t.0q),000(WA) 4.0 spaces for em ery vile thousand square feet of GFA. I Diacrtutl Stare 4.0 spaces for every one thousand square feet of GFA Class 9. Automobiles a.Auto Saks Dealer 5.5 spaces for every one thousand square feet of GFA. b Auto Repair Establishment 5.0 spaces for every one thousand square feet of"GFA e.Car Wash t,automated) 2.5 spaces for each bay or stall for staking space. ii.Car Wash(all others, 1.0 space per stall C.Service Station 3.11 spaces for each srnice,r 11 and 1.11 space for each employee on duty during largest shot '.5±/i Parts and Supply Store 4.0 spaces for emery one thousand square feet alCiF 1 of retad sales area. (I) If more than 2(N•of the shopping renter 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 ull.sireet parking spares required prr 1,0)0 square feet of GFA will be calculated using the number assigned fur the specific occupancy proposed for the new construction or alteration (2) If moor than 20%of the shopping center is occupied or to be omcnpied by class 6 and des 7 occupancies,then the incremental increase in the numb:r of off-street parking spaces required per 1,000 square tent of GEA will be calculated using the number assigned for the specific occupancy proposed 1"or the new construction or alteration t4: Section 10-100.-Off-street parking. There must be off-street parking spaces for each occupied building space within the city, as set out below, and subject to the other provisions of this ordinance: Use of type of space Minimum number of parking spaces Community center, library, school, place of worship, museum or similar institution,which may include mixed 10.0 plus 3.33 per 1,000 square feet of gross floor area uses and types of space served by in excess of 2,000 square feet. common parking spaces(including auditoria and any high-density occupancy spaces that are part of the institution) Health care facility space (not including Greater of 1.5 per bed or 1.5 per employee on the offices) maximum work shift. Theater or auditorium space or space with any high-density occupancy(except Greater of: (i) 1.0 for each four seats; or(ii) 1.5 per as included in community center, library, 1,000 square feet of gross floor area, plus 1.0 for each school, place of worship, museum or employee on the maximum shift. similar institution) :L r exc• 8fiy3.; 1rO k f Ell, ' • �. ��,.; �.. COVitt 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 3.3 per 1,000 square feet of gross floor area. space used for auto-intensive uses) Space with auto-intensive uses 10.0 per 1,000 square feet of gross floor area. Retail space used for rental of personal 10.0 per 1,000 square feet of gross floor area. property(except space used for auto- Page 1 intensive uses) Food service si7771r17371Tilr outdoor seating such as dine-in Greater of: (i) 1.0 for each three seats for the general restaurant space, club, cafe and similar public; or(ii) 10.0 per 1,000 square feet of gross floor recreation or amusement space (except area. space used for auto-intensive uses) Grocery store space 5.0 per 1,000 square feet of gross floor area. Convenience store space (without 4.0 per 1,000 square feet of gross floor area. gasoline fueling facilities) Retail space for the showroom display and sale of home furnishings and 2.0 per 1,000 square feet of showroom and repair area. appliances Other retail and personal service space, including carryout food service space with no indoor or outdoor seating, and 5.0 per 1,000 square feet of gross floor area. studios for dance, martial arts,yoga and similar activity. Utility service space, research or testing 1.0 for each three employees on the maximum working laboratory space, laboratories, shift, plus 1.0 space for each truck or vehicle used in warehouses connection therewith. 4.0 per 1,000 square feet of gross floor area, plus s.: fir spaces required for office,theater,auditorium and food service space.See Note 2. Bar 13.3 per 1,000 square feet of gross floor area. 10.0 per 1,000 square feet of gross floor area used or All other types of space and uses occupied by people. 2.6 per 1,000 square feet of gross floor area. (Applies All types of spaces and uses in the TCC only to principal buildings constructed after the District effective date of the TCC district. Other buildings in TCC are subject to the parking requirements for C, Page 2 II Commercial District, uses that applied prior to the effective date of the TCC district.) Page 3 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 MI" 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. 1lir' ' The greatest issue facing both the city and the owners of the property in the Town Center 1104 Retail District is the reconstruction or redevelopment of improvements under the existing 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 Café & 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. 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 0.8:1 Janet Carter 0.07 3,100 1,484 0 0.0: 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 DISTR{CT .. t,: .M.: •; • '4,"""t, kit:: ...,,,,7,,": b, 44, Nr.„,,. 1."...1,4.,..A6 4.:*.....Lit 4, -$ ,.... . Ak. - ., r ti,„ _ ,---t r y . . a f x iij .1.) r, 4 t is at i * Jul-;1— °_ , t 4, ' l 0 . kt.,:-. - . ''.''. "- . , I . , , ../ ''' r 4 3" I � , < t- • - :tom, fa ttt Cam , $ P �.k fir-, � '°, • .�. f I s ,:i 1303 EdSo.tarn.$,lP t r• , . 1 i r • ' .a �y ..» ' e T ,Nw p"�jr � kS' . 1.; ,�f 'S i. { a ,♦ I n ♦ • 4 wzy t" 1 i { V a . ! Y ` 'off* 5 -�'. 'Alt de = ^ �.,R ' • .. ad.., Is " r" ..xs a ,k4 ._., lb+,• . fir.. A . y ,gg 1. • i '6.f !q ' .E 3 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 C 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 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 ti vacant land potentially leading to blight in the Town Center. e 1:I ttA II)1 -\I 1'121 tl'I 1.I A 1.11 1)1 \.1 1 1/I'\ti N.1 t. 1)N.WI 1 1'V I NA 1 I I I t 'r'l 1 )V1AII lit 1 11 (.t'1)1 ?leis 201,5 WEST UNIVERSITY ELEMENTARY SCHOOL . to 6hR6E4 3 5}'M P„,z !SL`M";:,; I : I III 1,' `I —_• ter,. n rte , . . _ s( t 3+ ,.,,' Lf a rAr. 1 a I V O a s . . y to CC L; 7 rr Y ■ 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. (h) 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 ..--.. 1 I , ! .., . L. 3178 -7 1): -1 C-1 1 t . o I , i E . . ca. I o ; I a) > I , * I (1) . . . . Ce -Y 1 0 CD ■ i i 00 E5 0 . . ow E i" ■ ,.- .Ne t L../ !!'1,„....!= 0 0 I LA . I , 1 o (N1 I I ; L1.1 . 1 ' 1 i t A i I • C11) I I . ,..1• . . ' kl ; . ,.... I '- .,...-'- ' • , ,i''''' . 1.5113H/f, .... , . , 1 i I ' ,.. i t I 1 . . i . _ 1 , ,I ' --I , . 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LI_I ..--"--', a 1 — ( LL1 ‹ I 7: --- -...r., ...._ \\ 0 ---- \ c..) ---- ----, I --- m 1 --- \ • ______ ...."-- I al 1 ' , \ ---/ • iti \c„,,, ' ' - ____________ ON113 AIIS113A I Nil ---- .. -- - 1 1 1--- 11VH A1.10 20Y1VisHinos 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. 1`he ZBA rata' issue a special exception to allots an existing structure in the I CC district to rebuild % tilt a square footage that is suhstantiall% the same as existed at the time of loss to casatalty.etc. I'he a a licant must nieca conditions i and id altos and the s'aecial exec Lion taunt stuthodic°a parking ratio kss than that required in"liable 10-100. '1 he structure must c°o aiIlr NI%tit all other TCC requirements. 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. The ZBA may issue a special exception to allow structures in the TCC district to be rebuilt substantiall as the existed at the time of loss to casualt etc. if the ZBA finds items i and ii above, and additional! if the square footase is substantial! the same. The special exception ma require off-street parking in excess of what existed at the time of loss to casualty. etc., but not in excess of the amount required by section 10-100 of this ordinance. 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