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09082016 ZPC Agenda Item 3
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I would like to give you our responses to the recommendations prior to the meeting. I realize you may not be able to include these in the individual packets,so we will plan to bring enough copies to the meeting. Below, I have listed the staff recommendations followed by out response. 1. Does the applicant intend to allow residential units`moved out of the live-work units'to be used elsewhere in the Habersham PUD? If so,where will these units be transferred? We will not exceed the 1000 unit maximum set forth by the Habersham PUD. The current live-works are already counted towards this 1000 unit density. 2. The applicant should provide a parking analysis to show that there will be adequate parking spaces to accommodate changing residential uses to commercial uses in the Town Center. Please see the attached parking analysis that we have prepared. As you will see,we have provided a total of 250 parking spaces which is more than enough for the total square footage of 77,895. Habersham's PUD requires 1 parking space for every 400 square feet of commercial use. 3. How was the existing property owners within the Town Center notified of this proposed change? We have the public notice posted at the entrance to the Town Center that posts the proposed amendment. Should you have any questions, I can always be reached at my office(843)846-1000. Thank you for your assistance. 7.• Sincerely, Patrick B. Kelly Toll Free 877.542.2317•Telephone 843,846 1000•Facsimile 843 846 1115•Email:pkelly@habershamsc.com Office:22 Market,Beaufort,SC 29906•Mailing Address.Post Office Box 365,Beaufort,SC 29901 001 U}° E ga 1 ex N n ti g j i A w EEt ; a jU Z z ¢ wls if if $ • • ss 1 hill. f 111 B 1 hi Iiiii o 5 N iE aka il I Q a w p is ml. iflIi!j th ,,T# i5 ti Pj I . il 1g;g gip 99 � is a I a 8 ! tact ! 3 b �1 f a - ^ N t 1tP ° .r mEa. M8 ssi E - TEo P�° as . _il 01115 if 111 " IDiln ? Iii igigllli ;i li I i l i r P � ; 1a I111 11 -as$g " w a a 11I i I E 1411iitilf tif it i! 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'i..,,, 1 ''':''''''' ' • t C) , ''''',.....4■ `-c•Ni '. t i 4 ;01 ', t:-:-.', ' / 4 4 L \ ' *1‘ ctlt"'rl Ft*, ,''A - .. 44\ / '—' 0i 5 t .- ". 1 ' ,....4. 4'''' .: i t'N-- . .. ) (4-1 ,..7.. , 0 ,,...- ; 1 . i 4., ir , d,r.:"17, e, * , i --„, . 4, - ' 1 , ,J ((,) # # , jb, i , , 1 „.. ' I ._ ...1- rivi. .. t_li [tfitii - , ,_, 16.: .,,,,-, J'' (II _ -14.. -r_..,- .(---- • • • ©acf -- 3 I? Drxl,0 16 48 �47 +r �d C7 Appropriate(or Tailored)Density The overall project density shall be determined by a site plan that is appropriate for the neighborhood in which the development is being proposed. In no case shall the density exceed 6 units per acre for single family detached development, 12 units per acre for townhouse development and a maximum of 24 units per acre for condominium and apartment development. No maximum shall be imposed on loft or vertical mixed use development as building height will control scale and density. Maximum Commercial Building Mass Maximum floor area in a retail or office building shall be 20,000 square feet or the largest floor area in the downtown as of the date of adoption of this Article. The maximum floor area of a grocery store shall not exceed 30,000 square feet. Incentives for vertical mixed use shall include building bulk bonuses such as a 50 percent increase in building floor area. Building Height Maximum height for single family dwellings shall be 35 feet as measured from the natural grade at the front corners of the dwelling to the ridgeline. Maximum height for all other buildings shall be 45 feet,except that no building having a height greater than 35 feet shall be established within 25 feet of a single family detached dwelling at the periphery of the Historic Downtown Senoia District. An increase in building height of one foot shall be permitted for every two feet above the 25-foot distance from such single family dwellings. Minimum Greenspace Ratio The minimum greenspace ratio for mixed use developments shall be 15 percent. Developments that are solely commercial in character shall achieve a greenspace of 25 percent and residential development featuring only a single dwelling type shall achieve a greenspace ratio of 20 percent. Developments that feature a minimum of two dwelling types shall achieve a greenspace ratio of 10 percent. Parking On street parking is encouraged throughout the redevelopment. Developers are encouraged to create small, dispersed lots that are well landscaped and link to destinations through broad, well-lit sidewalks and ample landscaping and pedestrian amenities. Parking requirements are relaxed and shared parking as well as leased parking by owners of"satellite" lots on which parking may be the primary use is permitted. The parking ratio for retail uses shall be one space for each 300 square feet of floor area available to the public, one space for every 250 square feet of office floor area and one space for every five seats in a restaurant. Off-street parking requirements for other cri4« 3.33 ocP IC[ t)•c) 49 permitted uses are found in Table I. Off-site parking may be used to fulfill parking requirements subject to a written lease agreement, a location within 800 feet of the proposed use and linked by a lighted sidewalk. Public Hearing: November 27,2006 First Reading: November 27,2006 Second Reading: December 4,2006 Effective Date: December 5,2006 ARTICLE 8-WATERSHED PROTECTION DISTRICT 8.1 Definition The Watershed Protection District shall overlay other zoning districts so that all land lying with the Watershed Protection Districts shall also be included in the underlying district(s). Each parcel of land within the Watershed Protection District shall be subject to the provision,regulations and restrictions of the Watershed Protection District and its underlying district(s). In the event of a conflict or discrepancy between the requirements of the Watershed Protection overlay and the underlying district(s),the more stringent shall apply. 1.2 Findings of Fact In order to provide for the health, safety and welfare of the public and a healthy economic climate within the City of Senoia it is essential that the quality of public drinking water be assured. The ability of natural systems to filter storm-water runoff can be threatened by unrestricted urban and suburban development. Land disturbing activities associated with development can increase erosion and sedimentation that threatens the storage capacity of reservoirs. In addition, storm- water runoff,particularly from impervious surfaces,can introduce toxicants, nutrients,and sediment into drinking water supplied,making water treatment more complicated,expensive and rendering water resources unusable. Industrial land uses that involve the manufacture,use,transport and storage of hazardous or toxic water materials result in the potential risk of contamination of nearby public drinking water supplies. 1.3 Purpose The purpose of the water supply Watershed Protection District regulation is to establish measures to protect the quality and quantity of the present and future water supply for the City of Senoia. Also,to minimize the transport of pollutants and sediments to the water supply,and maintain the yield of the water supply watersheds. 82 Street improvements required to accommodate traffic generated by a use and improvement of new street rights-of-way as established by the transportation and thoroughfare plan shall be made in accordance with City policy. 13.4 Extension of Existing Streets Existing streets shall be connected and extended as shown on the transportation and thoroughfare plan within the limits of the development. However,streets or portions of streets adjacent to a proposed nonresidential use which are developed and are being used exclusively for residential access shall not be connected, extended or in any way provide access to a nonresidential use. In addition, private drives which provide access to a nonresidential use shall not be permitted in any residential district. 13.5 Street Access Curb Cuts in other than R Districts Curb cuts for service drives,entrances,exits and other similar facilities on public streets in other than R districts shall not be located within fifty(50)feet of any intersection and no closer than twenty(20) feet to any property line,unless approved by the City Engineer upon determination that such curb cuts will not create a traffic hazard. 13.6 Traffic-Control Devices If the traffic forecasted to be generated by a use within a nonresidential district will necessitate, in order to handle turning movements into and out of the use onto a major or minor thoroughfare,traffic-control devices for that use to ensure public safety, the developer shall install such devices as are necessary to handle the traffic generated by the development. This determination shall be made by the City based upon standard traffic planning procedures of the Federal Highway Administration and the State Department of Transportation. 13.7 State Department of Transportation approval All entrances or exits of any street or drive,public or private, from or to any state highway shall be approved by the State Department of Transportation prior to the construction of the street or drive,or the issuance of any development permit for any improvement to be served by the street or drive. 13.8 Corner Visibility Clearance In any district,no fence,structure,sign,planting or other obstruction (above a height of three (3)feet shall be maintained within fifteen(15) feet of the intersection of the right-of-way lines extended of two(2)streets,or of a street intersection with a railroad right-of-way,except as provided in this Ordinance. 13.9 Private Streets Private Streets within any district shall not be used to satisfy the off-street parking requirements of this Ordinance. Private streets within any district shall be assigned names and locations and names of these streets shall be shown on plans required for the issuance of building and development permits as provided in this 83 Ordinance. All private street names shall be approved by the City Council to avoid conflicting names. 13.10 Off-Street Automobile Parking 1, General. Off-street automobile parking shall be provided in accordance with all applicable provisions of this section and in compliance with the Americans with Disabilities Act if applicable. 2. Plans Required. A parking plan for all but detached single-family residential uses shall be submitted to the City with the building plans. The City shall review the proposed parking plan with the City Engineer to ensure its conformance with all applicable provisions of this Ordinance. The City shall not allow occupancy or use of a building until advised that its related parking facilities are completed in accordance with the approved plan. 3. Design Standards. All parking facilities, including entrances,exits and maneuvering areas,shall: A. Have access to public streets. B. Be graded and paved,including access drives,and be curbed when needed for effective drainage control C. Have all spaces marked with paint lines,curb stones or other similar designations. D. In the case of each space,be not less than one hundred sixty-two (162)square feet and not less than nine(9)feet wide and eighteen (18) feet deep,exclusive of passageways. There shall be adequate interior drives to connect each space with a public street. E. Be drained so as to prevent damage to abutting properties or public streets. F. Be separated from sidewalks and streets in public rights-of-way by wheel bumpers and by a strip of land at least ten(10)feet wide reserved as open space and planted in grass. G. If a parking area is established with an R district for a nonresidential use permitted in an R district,provide a continuous visual buffer at least four(4) feet in height between the parking area and the abutting R property on a strip of land at least twenty (20)feet wide adjoining the lot used for residential purposes which is reserved as open space, guarded with wheel bumpers, and planted in grass,shrubs and trees. H. Conform with regard to design of the parking area including space and driveway arrangement to the geometric design standards of the Institute of Traffic Engineers. I. Provide adequate lighting if the facilities are to be used a night. This lighting shall be arranged and installed so as not to reflect or cause glare on abutting properties. 3. Not be established within the required front yard of any R district except for single-family residential use,nor shall more than thirty- 84 five(35%)percent of the required front yard be paved or used for parking under any circumstances. This paragraph applies only to parking and loading areas. K. Have a parking area that is permanently maintained by the owners or the occupants for their invitees of(or)licensees so long as the use exists. This includes prompt repair of pot holes and deteriorating pavement with materials which are comparable to the parking lot pavement. Such lots shall be kept free of trash and debris and all trash containers shall be kept neat and clean. L. The provisions of paragraphs(2),(3),(4),(6),(7) and(8)and of this subsection shall not apply to single-family residential uses where three(3)or less spaces are required. 4. Location. All parking facilities shall be located in accordance with the following provisions: A. The required space shall be provided on the same plat with the use it serves. 5. Joint Use of parking Facilities. The required parking space for a number of separate uses may be combined in one(1)lot, but the required space assigned to one(1)use may not be assigned to another use at the same time,except that one-half(1/2)of the parking space required for churches, theaters or assembly halls whose peak attendance will be at night or on Sundays may be assigned to a use which will be closed at night and on Sundays. 6. Use of Area. No parking area may be used for the sale,repair, dismantling,servicing or long-term store of any vehicles or equipment unless permitted by the district in which the area is located. 7. Location and Surface of parking areas. The parking of any vehicle on any lot in any district on other than a surface treated and hardened to accommodate this vehicle is prohibited. In addition,parking of vehicles in the front yard or in front of the principal building line I an R district shall be prohibited except on a hard-surfaced driveway or in a carport or garage. 8. Parking of Business Vehicles. The parking of business vehicles other than ordinary passenger automobiles shall be within a garage or carport or within a side or rear yard. The parking of any business vehicle other than a pickup or panel truck used to provide daily transportation to and from work and any vehicle with a carrying capacity of more than one and one- half(1 'A tons)is prohibited in any residential district. This section does not apply to business vehicle parking for pick up or delivery. A. Required Spaces. The number of parking spaces or area required for a particular use shall be as follows: (unless owner can prove with real evidence why number of spaces should be different than that required by the following). 85 Use Parking Spaces Automobile repair garage I space per 150 sq.ft. of gross floor area Automobile Service Station 3 spaces for each service bay with a Minimum of 10 spaces required Business,professional offices and clinics I space per 250 sq.ft.of gross floor area 4140 Boardinghouses and lodging houses I space per bedroom Bowling alley,churches and places of worship 1 space per 4 sets in main auditorium Commercial,manufacturing and Industrial establishments not I space per 2,000 sq.ft.of gross office, catering to retail trade plant storage area Delivery,ambulance and other 1 space per vehicle,plus 1 Similar services additional space for each 2 administrative or service employees One-two and three family dwellings 2 spaces per dwelling unit Fraternity and sorority houses with Provisions for boarding member I space per bed Food stores 1 space per 100 sq. ft.of gross floor area General business,commercial or personal service establishments catering to retail trade but not 5.5 spaces per 1,000 sq.ft.of gross Sr including food stores floor area Hospitals,sanitariums,nursing homes for the aged and similar Institutional uses l space per 2 beds Hotel 1 space per unit plus 1 space per 5 units for visitors Lodges, fraternal or social organizations I space per 100 sq. ft. of gross floor area Motels,tourist homes and transient homes I %spaces per unit Manufactured homes 2 spaces per manufactured home lot 86 Multifamily apartment and high-rise apartment developments 2 spaces for each dwelling unit Multifamily in the RM-HD district 1 '4 spaces per dwelling unit Pubic swimming pool,golf course, A minimum of 20 spaces except that neighborhood recreation center or an 18-hole golf course shall have a similar use minimum of 40 spaces Private swimming pool,golf course I space per 5 members but not less than neighborhood recreation center or 20 spaces,except golf courses shall similar use require a minimum 20 space per 9 holes Restaurants,night clubs,taverns and similar establishments serving food or beverages and providing patron use area I space per 75 sq. ft of gross floor area f 3. 33 Restaurants,drive-in,without area provided for patron use I space per 100 sq.ft.of gross floor area Retirement homes 1 space per dwelling unit Shopping center and developments 5.5 spaces per 1,000 sq.ft.of gross floor area Schools,public or private elementary 2 spaces per classroom Schools,public or private high 5 spaces per classroom Schools,college,trade and vocational 10 spaces per classroom Skating rinks,dance halls,poolroom and other places of amusement or assembly without fixed seating I space per 200 sq. ft. of gross floor area Theaters,auditoriums,funeral homes, gymnasiums,stadiums and other places of assembly with fixed seating 1 space per 3 seats Theaters,auditoriums, funeral homes, 1 space per 25 sq.ft.of gross floor area gymnasiums,stadiums and other places available for the accommodation of of assembly without fixed seating movable scats in largest assembly room Wholesale or jobbing establishments I space per 200 sq.ft.of gross floor area Or other similar uses devoted to sales or displays plus 2 spaces per 2,000 sq. ft.of gross storage area 8112t2016 America's New Small Towns:Housing Developments That Recreate Village Life-WSJ MANSION America's New Small Towns: Housing Developments That Recreate Village Li,fe With quaint shops, wraparound porches and pedestrian-friendly streets, these new communities appeal to homebuyers' desires for a strong sense of place By Amy Garerman Susan and Evan Stitt's farmhouse in Senoia,Ga., is nestled in a neighborhood of classic Southern homes with wraparound porches,gas lamps and tree-lined sidewalks so picturesque,it might be a film set. In fact,it is. The Stitts,who paid$575,000 for their four-bedroom home in 2013, live in the Gin Property,a new upscale development an hour from Atlanta. The community so convincingly captures the essence of a quaint small town that producers of AMC's"The Walking Dead"leased the entire development as the setting for its Alexandria"safe zone," a temporary haven from zombie armageddon. "" �4 I? ,�. g+' vx 6 v y 1 ' 4 .if.'*', y + =<i i' i flT 1;4'. Y 1 m1 F m V Z - } 1 1 ' ` ." ` . 4 '.0, � 6 r x1` 4. "+'a„Fit <° : at• '-‘1‘ 1� Y k A.' y y Susan Stitt's backyard in Senoia.Her home—a 19th century farmhouse that was moved and completely remodeled in 2012—is nestled within the Gin Property development.PHOTO:DEBORAH WHITLAWLLEWELLYNFOB THE WALL STREET JOURNAL "We've come home after being out at night and there are bodies lying all over the road," said Ms. Stitt, 54,sipping lemonade on her front porch and surveying the http:dwww.wsj.com/articles/new-communities-desi to-look-ilke-old-fashioned-smell-towns-1470320477 1/9 8/12/2016 Americas New Small Towns:Housing Developments That Recreate Village Life-WSJ daylilies she has been forbidden to prune by the show's producers,who favor post-apocalyptic landscaping. Senoia's Gin Property is among a growing number of traditional neighborhood developments that are looking to an idealized past to recreate village life.These freshly minted,old-style communities feature leafy streets of historic-looking homes with porches and sidewalks,shared green spaces and shops. A Tour of New Old-Fashioned Towns » A look at neo-traditional communities in Senoia,Ga;Old Town in Columbus,Ga.;Mt Laurel in Birmingham,Ala.; and Habersham in Beaumont,S.C. : R J § 1 °..t w -4 I 1 of 21 In a shift away from gated golf-course communities,with their cul de sacs of Tuscan villas and Normandy castles,these ungated developments are designed to create a strong sense of place,with neighbors,a coffee shop and the town dentist all within walking distance. Picture Andy Griffith's Mayberry with high- speed internet. The concept is proving especially popular south of the Mason-Dixon line. Old Town,a$45 million mixed-use development in Columbus,Ga.,now completing its first phase of construction,is modeled after historic textile mill towns that once dotted the state—complete with a bright red mill building on a pond (it houses a screening room and soda fountain). httpJM+ww.wsj.com/arlicles/new-+communities-designed-to-look-like-dd-fashioned-small-towns-1470320477 219 8!12/2016 America's New Small Towns:Housing Developments That Recreate Village life-WSJ Old Town, a mixed-use development in Columbus, Ga. tat w h �.{ � i.M � � yiy.y^7 iM � � �x .t ? "t.#; TT yi.v ...w_".,'Jy...41r*" "'�4 9,.a'tt,• .., . ,.„).44,44.,...._ _,...44.15%...._ _ , v..; _, -„EN.... 7," ,A, $4; 4 .1" *t. *441 b. 4 .t x44'•41.,i _ r:1 .w^'r 4`,,,„ Wik ti':." �, �, is, `.. m� S7 rod f'T, Y y Imo,^^ 7'. 7 -t.. Y4 i A h ., x -1 w ,.. " sr ji p pit M U 0 13 �M r "7� }" t Jab./ iI � $ .1 I .L. ;.,. ' ....r - , t 1 .,,,. .. . „ . ‘,. i ,,,.. ..,. r .','.., 1.41, ,. i i i G Todd King and Julie Almond at their home in Old Town.PHOTO:DEBORAH WHITLAW LLEWELLYN FOR THE WALL STREET JOURNAL Old Town's town hall—designed like a white-clapboard chapel,with antique longleaf pine floorboards and a steeple bell on a rope pull—presides over the town green,where residential lots are priced between $125,000 and$150,000. The houses,as well as the brick and clapboard mercantile buildings on Old httpJhvww.wsj.cam/artideenew-communities-designed•to-iook-like-old-fashioned-small-towns-147032047! 3/9 8/12/2016 America's New Small Towns:Housing Developments That Recreate Village Life-WSJ Town's Main Street,draw on architectural styles of 19th and 20th-century Columbus buildings;a 159-page design guide for the 300-acre development specifies everything from the shape of the cornices to the dimensions of the window sills. "We're trying to bring back the DNA of towns and small cities that has been lost —in some ways,it's storytelling,"said Andrew Cogar,president of the Historical Concepts architectural firm,which designed Old Town,as well as Senoia's Gin Property. Ei RELATED READING gh • Driveways That Go the Extra Mile(http://www wsj.com/articles/driveways-that-go-the-extra- t mile-1469109171) h • Luxury Homes Gain Over-the-Top Decks(http://www.wsj.com/articles/luxury-homes-gain-over- O the-top-decks-1467901935) m • Sullivan's Island:The Sleepy South Carolina Enclave with Big-Ticket Real Estate (http://wwwwsj.com/articles/sullivans-island-the-sleepy-south-carolina-enclave-with-big- eo ticket-real-estate-1443709691) w • For History Buffs,Civil War-Era Homes for Sale(http://www.wsj.com/articles/for-history-buffs- n civil-war-era-homes-for-sale-1437658260) er S have moved into Old Town since December,with 11 new homes under construction,according to Bruce Jones,president of the Woodruff Development Company. "I really bought into the early vision of what it was going to be—a community where people are out on their porches interacting with one another," said Todd King,43,who runs a software product management group. Mr. King and his wife, Julie Almond,spent about$600,000 last year to build a five-bedroom home not far from the town green,where their four children play Frisbee.Mr.King gets his hair cut on Main Street: the hair salon is the only business there so far, although a pediatrician,an eye doctor and a clothing boutique have leased space.Every home has a front porch set close to the sidewalk,and driveways and garages are hidden in back alleys. "It was like going back to your hometown after being gone for many years,"said Sylvette Walsh,a 68-year-old Columbus native,who paid a little over$390,000 for her white bungalow with a painted pine tongue-and-groove porch. httpJ/www.wsj.comiarlides/new-commurides-designed-to-look-like-dd-fasNo,ed-small-towns-147o3204T7 4/9 8/12/2016 America's New Small Towns:Housing Developments That Recreate Village Life-WSJ Mt Laurel,a woodsy village of 230 Arts and Crafts-style homes in Birmingham, Ala.,was designed to fit into a landscape of hills and native forest. Grassy front lawns are forbidden;residents scatter pine straw for a more natural look. W ill i,,,_ f <1.0 ‘1\,, * .,,, 11 ,,I ■%il ‘ N.1 ‘ r ) t 4 4 14 4)%; 1:''''"'- '" 't 7:.7:L:.::":I,5- i::,'4 E lariaL 4 April Mraz with her family—Terry Evans,and sons Martin and Oliver—at their home in Mt Laurel.PHOTO:JEAN ALLSOPP FOR THE WALL STREET JOURNAL April Mraz,43,who founded a mobile-accessory company called Tech Candy, moved from San Francisco to her first Mt Laurel home in 2001,then built a three-bedroom home in 2014 for about$600,000. Her 9-year-old son bikes three blocks to school,while Ms.Mraz commutes by golf cart to her office in the town center.She holds morning meetings with her business partner at Jimbo's Soda Fountain. "They know my special and get it ready as we are walking in,"she said. Sales prices for homes in Mt Laurel over the past decade have averaged between $400,000 and$450,000, according to Mt Laurel real-estate agent Della Pender. So far this year,home sales have averaged around$550,000,with top sales of $900,000 and $1.1 million. Habersham, a 282-acre coastal community outside Beaufort,S.C.,is set on a former plantation shaded by canopies of centuries-old live oaks; its layout was inspired by historic Low Country villages,where irregular roads evolved from animal paths, according to Tom Low, architect and director of town planning. httplM iww.wsj.com/articleslnew-cammunities-designed-to-look-Iike-old-fashioned-small-towns-1470320477 5/9 W12/2016 America's New Smell Towns:Housing Developments That Recreate Village Life-WSJ Mt Laurel, a village of 230 homes in Birmingham, Ala. t ...,..,,,, 1 314tIfill!flIf‘ '''' q. d •, r w f f '' 74 r, I S ' 4 . J r *0 . ., --1144;i:,,, ,,,, -,..:-.„0:,„ - W (b x „- r . -` a * ):r g ` am"i i. . r� 1 i 4 a t 4/'' in Inil '� ',."i I'Y-i ii AA _ ,. F 34 tiA ` ` . , • ' { fin i �C C i!'l} '!Akita nougats , - : ui{: L X., M 4,1 ..,,y', r 1 if $ e, �cA* ,g,. is .. .s ,- , .Itr ) M � iOtn 8 r e` a r 4 � 1;.. mow' " Y ► 1 L`, ' ! . ,r, "" „ r `L. . - t t_� cry+ tmpl/www,wsj.com/articiesi new-commwiities-designetNo-lodc-liSe-old-fashioned-small-towns-1470320477 6/9 8//12f2016 Americas New Small Towns:Housing Developments That Recreate Village Life-WSJ Habersham, a 282-acre community outside Beaufort, S.C. '1, ' 0 ' di''' ';; Pr"' ' St ,:i ,if 4 144 'et V ''' 1 � , r E "' � ` ' 0 it 0 - erg f," 11`'•.... ,q-N �. e° ,F Mir , n: T ser , ,-, - „-, .t...,A .. - _-pr..- A. - - ,--,,,, ,-..f --: -',.-'.(t,i '4 , ,. K. . '., 7' r, * s .. 4--i0; i* . '4. ' - -.:3 e g sori...„ 5 t .e lr 4 4� Lf'1 T 1 � t y. d J A 4• 4.210,41.:..�.— . + *-, `,c:,"w .:..., . r, i- d �I,w• . ^- "Everybody gets lost—none of the streets are straight;they're built around the trees," said Cindy Collins.She and her husband,Richard,spent$525,000 on a 2,820-square-foot board-and-batten home opposite a park with a trim white gazebo in 2010. Ms. Collins,66,who chairs Habersham's social committee, organized its recent Midsummer Munch and Mingle,which drew 80 people to six different porches— the locus for much of Habersham's social life. "You sit on the porch and people go by, and you say`Come on up, "Ms. Collins said. Home prices range from$299,000 to well over$1 million,according to Robert Turner,president of the Habersham Land Company,who said 750 of the community's 920 lots have been sold. http://www.wsi.com/alides/new-communibes-designed-to-look-li ke-old-fashi cned-sm all-towns-1470320477 7/9 8/122016 America's New Small Towns:Housing Developments That Recreate%Allege Life-WSJ Some towns are embracing historically inspired development to revitalize their downtown areas.That was the case with Senioa,an 1886 cotton town with streets of antique houses.The town was bypassed by major highways and developers, making it popular with filmmakers—"Fried Green Tomatoes"and"Driving Miss Daisy"were filmed there.But its downtown was nearly a ghost town. !*! ' C :1:1::.!7: ti. Its A.'+ ..,.+.JAY.. / i. . .. 12 Cindy and Richard Collins on the front porch of their home in Habersham,a neotraditional community in Beaufort,S.C.PHOTO:KELLIBOYD FOR THE WALL STREET JOURNAL "If production companies needed a Main Street location, or a big, scary house, they would look to this town,"Scott Tigchelaar, a developer who also heads Raleigh Studios,a film-production studio. "Commercially,it was dying.There were only five businesses left on Main Street." In 2007,Mr.Tigchelaar's Senoia Enterprises—founded with his uncle Paul Lombardi, majority owner of Raleigh Studios—bought up 22 parcels on and around Main Street for about$4 million.The company spent another$25 million to create period-style buildings,designed by Historical Concepts. They leveled the town's tumbledown 1902 cotton gin,just off Main Street,to make way for the Gin Property,a residential neighborhood with an important clause in its covenant:The developers are allowed to use it as a film location. Today,Main Street bustles with boutiques, coffee shops, a locavore bistro called the Tomato House—and occasional camera crews.Tour buses of"Walking Dead" fans—called Walker Stalkers—arrive daily. httpiAvww.wsl.com/artides/new-communises-designed-to-lodc-like-old-fashioned-small-towns-1470320477 8/9 871212016 America's New Small Towns:Housing Developments That Recreate Village Life-WSJ Main Street's restoration"was designed not only to make the town vibrant again, but to do it in a way that was true to its historical look and feel—so we could continue to use it as a back lot for the studio,"said Mr. TigcheIaar. He points out a weathered brick mercantile building—completely new,down to the greenish patina on its pressed-metal awning."We sprayed acid on it,"he said. Senoia's Hollywood makeover is drawing homebuyers from Atlanta's suburbs. "Where we lived before—it was not walkable.You walked to a strip mall, and there's nothing charming about that,"said DeeDee Harvey,57, an interior designer who moved from Peachtree City,a nearby master-planned community. In 2012,Ms.Harvey and her husband,Peter, an orthopedic surgeon,bought a derelict 1867 house in Senoia's historic district for$84,000,then spent about $770,000 to remodel it. Nearby at the Gin Property,houses sold for between$450,000 and$650,000 until 2014,when"The Walking Dead"moved in.Now the neighborhood is walled off by a 15-foot-high barricade,manned by 24-hour security guards.The series has options on the Gin Property until 2021. Homeowners,who are bound by a nondisclosure agreement, get financial compensation and a front seat to the apocalypse. "Last year,there was a big zombie invasion,"said Tomato House owner Tracy Brady,who spent about$600,000 to build her Gin Property home in 2014,just before the wall went up."We'd sit on our porches and watch it with wine." Mansion I America's New Small Towns: Housing Developments That Recreate Village Life By AMY GAMERMAN Updated Aug. 4, 2016 12:33 p.m. ET httpJMwww.wsj.cam/articles/new-communities-designed-to-look-like•dd-fashioned-small-owns-1470320477 9+9 City of West University Place Harris County, Texas Ordinance No. AN ORDINANCE CALLING A JOINT PUBLIC HEARING ON A PROPOSAL TO AMEND THE ZONING ORDINANCE AND CODE OF ORDINANCES OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS BY CHANGING THE MINIMUM NUMBER OF REQUIRED PARKING SPACES IN THE TOWN CENTER COMMERCIAL DISTRICT (TCC"); PRESCRIBING PROCEDURES AND NOTICES; CONTAINING FINDINGS AND OTHER PROVISIONS RELATING TO THE SUBJECT; AND DECLARING AN EMERGENCY. WHEREAS, the Zoning and Planning Commission ("Z&PC") of the City of West University Place, Texas ("City") has submitted a preliminary report on a proposal to amend the zoning ordinance of the City, as last reformatted and re-adopted by Ordinance No. 1672, adopted March 12, 2001, and as amended thereafter ("Zoning Ordinance"); and WHEREAS, the preliminary report also proposes an amendment to the Code of Ordinances of the City regarding changes in the number of minimum required parking spaces; and WHEREAS, the Z&PC's preliminary report is attached to this ordinance as Exhibit A and made a part of this ordinance by reference; and WHEREAS, the City Council desires to call a joint public hearing on such proposal; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WEST UNIVERSITY PLACE: Section 1. The City Council hereby calls a joint public hearing before the City Council and Z&PC on the proposal described in Exhibit A. Unless rescheduled, the hearing shall be held in the Council Chamber of the Municipal Building, 3800 University Boulevard, West University Place, Texas 77005 during the City Council meeting set to begin at 6:30 p.m. on . The hearing may be recessed and continued from time to time. The City Manager may reschedule either date and time, or both, to accommodate other pending matters, but the rescheduled date(s) and time(s) may not be later than 30 days past the date set by this ordinance. Section 2. The purpose for the hearing is to provide an opportunity for parties in interest and citizens to be heard in relation to the proposal described in Exhibit A. All ordinances and parts of ordinances in conflict with this Ordinance are repealed to the extent of the conflict only. Section 3. The procedures for adoption of the proposal shall be as follows: (1) notice as required by this ordinance, (2) hearing as called by this ordinance, (3) report by the Z&PC, and (4) vote by the City Council on the question of adoption. The procedures for enforcing the proposal shall be as set out in the existing Zoning Ordinance. The proposal described in Exhibit A is hereby submitted and re-submitted to the Z&PC for its consideration. Section 4. The City Secretary shall give notice of such hearing as prescribed by this section. The notice shall be in substantially the form set out in Exhibit B, which is attached and made a part of this ordinance by reference. The notice shall be published in the City's official newspaper (or another newspaper of general circulation in the City) at least once on or before the 16th day preceding the date of the hearing. In addition, the notice shall be mailed to each owner, as indicated by the most recently approved municipal tax roll, of real property within 200 feet of the property on which the change in classification is proposed. The notices may be included within the City Currents newsletter or with utility bills or may be separate. The notices shall be deposited in the United States mail before the ninth day preceding the date of the hearing, properly addressed with postage prepaid. The City Council specifically approves giving combined notice of two or more hearings in a single notice document, as this would save money and also provide better information about the full scope of possible amendments to all interested persons. Section 5. The City staff is authorized to make all necessary arrangements for the hearing and to assist the Zoning and Planning Commission and the City Council. Section 6. If any word, phrase, clause, sentence, paragraph, section or other part of this ordinance, or the application thereof to any person or circumstance, shall ever be held to be invalid or unconstitutional by any court of competent jurisdiction, the remainder of this ordinance and the application of such word, phrase, clause, sentence, paragraph, section or other part of this ordinance to any other persons or circumstances shall not be affected thereby. All ordinances and parts of ordinances in conflict herewith are hereby repealed to the extent of the conflict only. Section 7. The City Council officially finds, determines and declares that sufficient written notice of the date, hour, place and subject of each meeting at which this ordinance was discussed, considered or acted upon was given in the manner required by the Open Meetings Law, Chapter 551, Texas Government Code, as amended, and that such meeting has been open to the public as required by law at all times during such discussion, consideration and action. The City Council ratifies, approves and confirms such notices and the contents and posting thereof. Section 8. Because the proposal to amend the Zoning Ordinance is vitally important and should be considered at the earliest possible date, a state of emergency is declared requiring that this ordinance be read and adopted finally at this meeting. Accordingly, this ordinance shall be adopted finally on first reading and shall become effective immediately upon adoption and signature. PASSED, APPROVED, ADOPTED AND SIGNED on , 20 Attest/Seal: Signed: City Secretary Mayor Recommended: City Manager Approved as to legal form: City Attorney Exhibit A Zoning & Planning Commission City of West University Place, Texas 3800 University Boulevard West University Place, Texas 77005 September 8, 2016 Honorable Mayor & Members of the City Council City of West University Place 3808 University Boulevard Houston, Texas 77005 Subject: Preliminary report on a proposal to amend the Zoning Ordinance and Code of Ordinances, by changing the number of minimum required parking spaces in the Town Center Commercial District "TCC" . To the Honorable Mayor & Members of City Council : The Zoning & Planning Commission of the City submits this, its preliminary report, on the subject proposal, for the assistance of the Council as well as other interested persons. Scope of Proposal . The purpose of this proposal is to amend the Zoning Ordinance and Zoning District Map by changing the number of minimum required parking spaces in the Town Center Commercial District "TCC" . New zoning regulations regarding the non-single family (detached) zoning district provisions were enacted in March of 2015 . Following enactment, a petition was submitted to City Council requesting revisions to the regulations, most notably regarding the minimum parking regulations in the TCC district. Revisiting these regulations to find an acceptable parking space ratio is a City Council goal for the 2015-2017 term. The Zoning and Planning Commission has been working on fine tuning and narrowing down possible solutions since then. The proposal includes amending the minimum parking requirements as follows: 1 . Change the number of required parking spaces for all uses other than restaurant to 3 . 5 spaces per 1000 square feet of gross floor area. 2 . Change the number of required parking spaces for all dine in with seating food service establishments to 10 spaces per 1000 square feet. Preliminary Recommendation. Subject to further review following public hearing, the Commission: (i) finds that sufficient evidence exists to warrant further consideration of the zoning change described herein; and (ii) recommends that the City Council call a joint public hearing to consider the matter. The Commission invites all interested persons to participate in the joint public hearing. The Vote. The vote on approval of this report was as follows: voted "aye"; there were "noes"; absent. Respectfully submitted: ZONING AND PLANNING COMMISSION OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS By: For the Commission ATTACHMENT"A" September 8,2016 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: Shopping 4.0 per 1,000 square feet of gross floor area, plus spaces required for office, centers theater, auditorium and food service space.See Note 2. Bar 13.3 per 1,000 square feet of gross floor area. All other types 10.0 per 1,000 square feet of gross floor area used or occupied by people. of space and uses All types of 3.50 per 1,000 square feet of gross floor area for uses other than dine in food spaces and uses service with seating. 10 spaces per 1,000 square feet of gross floor area for food in the TCC service with dine in seating. 2.60 per 1,000 square feet of gross floor area.(Applies District only to principal buildings constructed after the effective 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.) Exhibit B NOTICE OF PUBLIC HEARINGS The Zoning & Planning Commission and the City Council of the City of West University Place, Texas ("City") will hold a joint public hearing in the Council Chamber of the Municipal Building, 3800 University Boulevard, Houston, Texas 77005 during the City Council meeting set to begin at 6: 30 PM on . The hearing may be recessed and continued from time to time. The purpose for the hearing is to provide an opportunity for parties in interest and citizens to be heard in relation to proposals to amend the City' s Zoning Ordinance (and Code of Ordinances) including the Zoning District Map, as follows : Scope of Proposal. The purpose of this proposal is to amend the Zoning Ordinance and Zoning District Map by changing the number of minimum required parking spaces in the Town Center Commercial District "TCC" . New zoning regulations regarding the non-single family (detached) zoning district provisions were enacted in March of 2015 . Following enactment, a petition was submitted to City Council requesting revisions to the regulations, most notably regarding the minimum parking regulations in the TCC district. Revisiting these regulations to find an acceptable parking space ratio is a City Council goal for the 2015-2017 term. The Zoning and Planning Commission has been working on fine tuning and narrowing down possible solutions since then. The proposal includes amending the minimum parking requirements as follows : 1 . Change the number of required parking spaces for all uses other than restaurant to 3 . 5 spaces per 1000 square feet of gross floor area. 2 . Change the number of required parking spaces for all dine in with seating food service establishments to 10 spaces per 1000 square feet. Additional details on the proposal as well as the Zoning Ordinance and Code of Ordinances are all available for public inspection in the Municipal Building, 3800 University Boulevard, Houston, Texas 77005 . The proposed changes to the Zoning Ordinance and Code of Ordinances would apply generally within the City, and any person interested in such matters should attend the hearings . The proposals may be adopted only after notice and hearing and would control over anything inconsistent in the current Zoning Ordinance or Code of Ordinances. Date: /s/Thelma Lenz, City Secretary