HomeMy WebLinkAbout11102016 ZPC Agenda Item 2 Texas Local Government Code Section 211.004. Compliance with Comprehensive Plan
(a)Zoning regulations must be adopted in accordance with a comprehensive plan which must be designed to:
(1)lessen congestion in the streets;
(2)secure safety from fire,panic,and other dangers;
(3)promote health and the general welfare;
(4)provide adequate light and air;
(5)prevent the overcrowding of land;
(6)avoid undue concentration of population;or
(7)facilitate the adequate provision of transportation,water,sewers,schools,parks,and other public
requirements.
Code of Ordinances of the City of West University Place
Chapter 1-General Provisions
Sec. 1-10.-Comprehensive plan.
(a)Adoption.The city council,by the adoption of Ordinance No. 1641 on May 8,2000,has approved and
adopted an amended comprehensive plan. A copy is on file at the office of the city secretary.
(b)Related provisions. The following shall apply to the city's comprehensive plan:
(1)The city's zoning ordinance shall be interpreted and applied in accordance with the applicable
provisions of the comprehensive plan.The two shall be harmonized and reconciled using the rules
of construction referenced in section 1-2.
(2)Recognizing that both the zoning ordinance and the comprehensive plan are intended to be living
documents that are periodically amended and kept up to date,no provision of the zoning ordinance
shall be held to be inconsistent with the comprehensive plan unless:
a.The alleged inconsistency is first brought to the attention of the city council,in writing; and
b.The city council does not act to resolve the alleged inconsistency within the next succeeding
120 days.Nothing in this section requires the city council to act.The council may,for
example,decline to act if there is no real inconsistency. The council may also allow the
appropriate officers to resolve any real inconsistency by interpretation,variance,etc.
(3)An amendment to the comprehensive plan may be proposed by the city council or the Z&PC. In
either case,the Z&PC shall review the proposed amendment and make a report to the city council
as soon as practicable.The city council may submit the amendment for a joint public hearing before
the city council and the Z&PC.The council may not adopt the amendment before the public
hearing.
(4)The city council has the continuing right to amend this section and the comprehensive plan. The
city retains its full legislative and regulatory authority.
(Code 2003, § 1.010;Ord.No. 1765,4-12-2004
APPENDIX D-COMPREHENSIVE PLAN
As adopted by City of West University Place Ordinance No. 1641,passed on second and final reading
May 8, 2000(no amendments through June 1,2003) [no amendments through November 2005]
Article I.-PURPOSE
Section 1.01.-Introduction.
The Comprehensive Plan,hereafter referred to as the"Plan," is established for the general health,
safety,and public welfare of the citizens of West University Place. Its purpose is to promote orderly
development and good government,while encouraging responsible commerce in the City. The Plan is a
policy document to be used as a framework for implementing community goals and objectives and a guide
for decisions involving capital improvements, zoning and subdivision matters,neighborhood safety,
community appearance,regulatory issues and other matters of similar importance. Unless otherwise
specified by the City Charter, the relationship between this Plan and the City's various development
regulations is defined by separate ordinance.That ordinance,which is codified in Chapter 1 of the City's
Code of Ordinances,also provides standards for determining the consistency required between this Plan and
development regulations and establishes procedures for adopting and amending a comprehensive plan.
Section 1.02.-Mission Statement.
Inasmuch as the City is almost completely developed and most of its land area is devoted to single-
family residential uses,the Plan's goal is to maintain and encourage the traditional residential character of
West University Place as a friendly, safe,economically stable,and attractive community. It is also intended
to minimize any adverse effects of non-residential development and uses.
Article II.-HISTORICAL
West University was created from an area of swamp land west of Rice University off Old Spanish
Trail. In 1912,the governor of Tennessee,Ben Hooper,bought 750 acres for a community of country homes
outside the City of Houston.The area was advertised as an exclusive neighborhood,but it was not initially
popular. Most of the first citizens were families who moved to Houston so the men could work at Rice
University as professors. Many publications advertised West University Place as an attractive cozy
neighborhood. Development began in the early 1920's. The area was described by many as a virtual treeless
prairie. In the Second Addition of West University Place,the builder tried to make the area seem more
prestigious by naming the streets after colleges and universities. Many of the original homes were two-story
structures, small cottages,and bungalows.A rural-like atmosphere derived from numerous fruit, flower and
vegetable gardens.West University Place was incorporated in 1924 with approximately 40 families.
Incorporation brought higher taxes,a city hall, fire station, street improvements with curbs and gutters,and
organized police and fire protection.As a Home Rule Charter city,the municipality has a Council-Manager
form of government. Five homes built prior to 1920 and 165 homes built between 1920 and 1929 remained
in 1999. Since the 1980's,West University Place has experienced significant private urban development.
Many of the original bungalows and cottages have been replaced with large two-story custom-built homes.
Article III.-DEMOGRAPHICS
The population of West University Place was greatest in the 1950's when the count peaked a bit over
17,000.A low of 12,010 was reached in the 1980's. In 1999,the population was estimated to be 13,200
living in 5,600 homes. Since the year 2000 is a federal census year,there should be an accurate count of all
citizens,pre-school children,teenagers,adults, and senior citizens.
Article IV.-LAND USE
Section 4.01.-Single Family Residential.
(a)The architectural character and enduring charm of West University Place is manifest principally in its
first generation single-family detached garage residences. The City should encourage the preservation,
maintenance and,where possible,the enhancement of the original housing stock.
(b)The City should continuously monitor the density,placement,quality and nature of any new
residences,replacement residences and additions to insure consistency and compatibility to existing
development.
(c)Single-family residential districts must be protected from commercial and non-single family uses.
Buffering and visual screening should be required between residential districts and both non single-
family residential and commercial land use.
(d)Ingress and egress to higher intensity land uses should be designed so that non-local traffic will be
discouraged from passing directly through single-family residential districts.
Section 4.02.-Non Single-Family Residential.
(a)Non single-family residential development, in the form of medium to higher density cluster
development,may only be permitted on the periphery of the City or in areas properly zoned.
(b)The general orientation of non single-family residential land use should recognize the sensitive
relationship to its abutting residential district.
(c)All uses adjacent to single-family residential districts must be properly buffered, screened and
regulated as to parking,height and density.
Section 4.03.-Parks and Open Space.
The City parks and recreation areas contribute to the health, safety,and well-being of the citizens.The
City should develop and adhere to a master park and maintenance plan that serves the needs of the citizens.
The City should evaluate future opportunities to acquire additional land within the city limits as it becomes
available.
Section 4.04.-Zoning Ordinance.
(a)The City's zoning ordinance shall serve as the regulatory resource for the development of all land use
and other general physical development considerations. By careful and consistent application of the
zoning ordinance,the City should be able to preserve and enhance property values and the traditional
character of the community and quality of life for its residents.
(b)The existing zoning ordinance should be frequently reviewed and amended as necessary to strive for
easy understanding. This document should reflect expectations of the citizens and continue to better serve
the community in the future.
(c)Zoning ordinances shall be complementary to the building code standards.
(d)Unless otherwise specified in the City Charter,the relationship between this Plan and the City's
various development regulations, including the zoning ordinance,is defined by separate ordinance. See
Section 1.01,above.
Article V.-PERIPHERAL DEVELOPMENT
Section 5.01.-General.
(a)The peripheral area of the City,constituting lots facing on major thoroughfares,presents the greatest
challenge to the City. The development of its periphery should have a quality equal to or better than its
interior. The City should encourage the maintenance and upgrading of existing structures and high quality
development in these areas.The periphery of the City not located on major thoroughfares(as well as
Bissonnet Ave.within the City)is zoned for single-family use and should remain as such.
(b)The peripheral area zoned for non single-family,commercial use should not be expanded.Commercial
uses which are compatible with close proximity to single-family residential neighborhoods and are
appropriately buffered,screened and regulated as to parking,height,and density may be allowed. Signs
and lighting should be restricted to prevent visual pollution. Zoning procedures, such as planned
development districts, should be considered as a tool to encourage redevelopment.Factors relevant to a
peripheral property should include: major thoroughfare traffic characteristics,historic use,adjacent
residential properties, size,ingress and egress,and the nature of the existing development on the major
thoroughfare.
(c)The City should make capital improvements to peripheral areas and consider innovative techniques to
encourage and support their redevelopment. It should also coordinate with the Cities of Houston and
Southside Place regarding the major thoroughfares within those jurisdictions. Lots zoned for townhouses
on Kirby Drive between University Boulevard and Plumb Street should have the attention of the City.
Section 5.02.-Signs.
(a)The City's boundaries should be clearly identified to visually distinguish the City of West University
Place from the cities of Houston,Bellaire,and Southside Place.
(b)All signs should be strictly regulated to prevent visual pollution.
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 6.02.-Maintenance.
Street and road maintenance and repair should have constant high priority. Repairs should be done
efficiently,with a minimum of discomfort and inconvenience to residents,and coordinated with
management of infrastructure projects.
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 6.04.-Enforcement.
The City should promote a high level of enforcement of traffic laws for the safety of all citizens.
Article VII.-PUBLIC UTILITIES
Section 7.01.-General.
The current City public services dedicated to water, sewer,drainage and street pavement are in the
process of being replaced. The City is encouraged to complete the infrastructure improvements in progress
and develop a repair and maintenance program to insure the maximal uninterruptible delivery of utilities at
peak efficiency to all residents.The City should closely monitor drainage matters to encourage the efficient
evacuation of storm water so as not to affect neighboring lots.No new development should be allowed
within the City unless the required public utilities needed to support such proposed development are in
place. The City is encouraged to explore innovative ways to conceal,as in the case of personal wireless
service facilities,and relocate utilities underground where feasible so as to minimize impact upon City
streetscape and public ways.
Section 7.02.-Lighting.
The City should evaluate the existing street lighting plan and take steps to implement appropriate
additional lighting. Focus should be on safety, security, and safer vehicular and pedestrian movement.
Section 7.03.-Sidewalks.
(a)The City should encourage an organized plan to insure that sidewalks are available in all parts of the
City for the safety of its citizens. Such plan should be tailored in a way to be neighborhood specific and
with tree preservation as a major concern.
(b)Because the majority of older sidewalks will be replaced within the next fifteen years due to
redevelopment,a major replacement program would not be required if an adequate repair program is
instigated.Hence,the City should establish a priority for 1)construction of new sidewalks where there
are none and 2)repair of existing sidewalks.
Article VIII.-TOWN CENTER
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.
Article IX.-LOCAL INSTITUTIONS&PLACES OF WORSHIP
Section 9.01.-General.
(a)Residents of the City support and enjoy many local institutions and places of worship.Official City
policies should recognize their value and many benefits and help to achieve harmony among all land
uses.
Section 9.02.-Education Facilities.
Due to its size and location in the Town Center,the City should encourage the enhancement of West
University Elementary in both its physical facilities and quality of educational experience. The City should
exercise all possible efforts to encourage H.I.S.D.to maximize resource allocation to West University
Elementary.
Article X.-RECYCLING&ENERGY
As a community that prides itself on aggressive recycling and energy conservation program efforts,the
City should continue to encourage and facilitate the systematic collection of renewable materials and
maintain and improve its central recycling facilities.The City should establish policies to implement
environmental measures.
NOTE: This draft is still in a basic format
while undergoing review/editing.
EXISTING CITY REPORT
West University Place Comprehensive Plan
The purpose of the Existing City Report is to summarize current community planning issues and trends in
West University Place.This is intended as context for the Comprehensive Plan update process, as well as
a basis for determining priority items to be addressed through the plan update.The report is based on:
Discussions with City Council and the City's Zoning and Planning Commission during September-
October 2016.
Community input obtained through an initial public meeting(on October 13), a series of three
informal small-group discussion sessions with interested residents(on October 18), and an
online survey available to residents on the City website from mid-October through the end of
November.
Review of the City's previous Comprehensive Plan from 2000 and other background study
completed by the City's community planning consultant, Kendig Keast Collaborative (KKC).
Community Accomplishments
Through early discussions with the City's elected officials and the Zoning and Planning Commission, the
following list was compiled of community accomplishments since the 2000 Comprehensive Plan. The
second column in the table indicates where these topics were mentioned in the 2000 Comprehensive
Plan, if at all:
Accomplishments Link to 2000 Comprehensive Plan
Reconstructed streets* Section 7.01,General (under Article VII.,
Public Utilities)
Sidewalk improvements* Section 7.03,Sidewalks
Section 8.02(b),Town Center Retail District
Better street lighting* Section 7.02, Lighting
Section 8.02(b),Town Center Retail District
Ongoing zoning administration for Section 4.01,Single Family Residential
protection of residential areas
Section 4.02, Non Single Family Residential
Section 4.04,Zoning Ordinance
Section 5.01, General (under Article V.,
Peripheral Development)
Article VIII.,Town Center
Upgraded parks and recreational facilities* Section 4.03, Parks and Open Space
Recreation Center Not mentioned specifically.
Improvements to City facilities* Section 8.01,General (under Article VIII.,
Town Center)
Town Center streetscape Section 8.02(b),Town Center Retail District
a ft
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Accomplishments Link to 2000 Comprehensive Plan
Series of three bicycle/pedestrian bridges Section 8.02(b),Town Center Retail District
across Poor Farm Ditch to Edloe Street (indirect link in terms of overall
pedestrian/bicycle access to Town Center)
Tree canopy preservation through Section 7.03,Sidewalks(passing reference
regulatory and urban forestry measures related to sidewalk projects)
(and a 25+year run as a Tree City USA)
West University Elementary(ongoing Section 8.01,General (under Article VIII.,
community and HISD support) Town Center)
Section 9.02, Education Facilities
Blight removal and HISD school campus Not mentioned specifically.
improvements along Stella Link Road
(near West University Place but to the
south within the City of Houston)
* Items with asterisks were also cited by community survey respondents.
The City's planning consultant suggested several more items for the list:
Ongoing, significant investments in upgrades to and rebuilds of single-family homes that further
bolster overall property values in the community.
Commercial renovations that have occurred along Kirby Drive(e.g.,Village Place center,
Potbelly's restaurant)and are viewed as successful, beneficial additions to the community.
Securing establishments like Tiny's No. 5, Little Matt's and a Whole Foods Market(plus other
upscale grocers in the vicinity)that are a good fit for the "West U" culture.
The community's ability to maintain the highest possible Insurance Services Office (ISO) rating,
through the efforts of the City's Fire and Public Works departments, which benefits property
owners through reduced insurance rates.As of 2016,West University Place was one of only
60 cities nationwide and 18 in Texas that have a "1" rating on the ISO scale—among some
48,000 U.S. cities rated by ISO.
The 2000 Comprehensive Plan largely provided policy statements and general direction for the City's
development regulations, capital improvements planning and other relevant City functions and
initiatives. The following items are more specific outcomes that were identified as community priorities
in the 2000 Comprehensive Plan:
Updated Parks and Open Space Master Plan (2015)as Comprehensive Plan Section 4.03, Parks
and Open Space, stated, "The City should develop and adhere to a master park and
maintenance plan that serves the needs of citizens."
Updates and amendments to aspects of the City's zoning regulations addressing all forms of
development other than single-family detached housing (adopted by City Council in March
2015),as Comprehensive Plan Section 4.04(b),Zoning Ordinance, stated, "The existing zoning
ordinance should be frequently reviewed and amended as necessary." Other interim updates
are considered and adopted,as appropriate.
The Town Center Ad Hoc Committee Report(January 2011), despite some later controversy and
ongoing community debate, did flow from Comprehensive Plan Section 8.02(a),Town Center
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Retail District,which stated, "Techniques to encourage and support redevelopment should be
explored."This process ultimately led to some of the zoning ordinance amendments adopted in
2015, as cited above. Further study and amendment efforts(e.g., related to Town Center
parking requirements)were ongoing at the time of this Comprehensive Plan update process.
Physical Characteristics and Context
As part of assessing the physical scenario for community planning in West University Place, the project
consultants prepared a series of diagrams that focus on five core elements as identified by Kevin Lynch,
a renowned urban planner and keen observer of effective community design:
1. Nodes: Significant destinations or activity centers that attract people and generate outbound
trips.
2. Districts: Identifiable areas within a community set apart by a distinct character. People sense
they are entering/leaving a district as they move along paths. Nodes and/or landmarks are often
focal points within districts.
3. Paths: Routes by which residents and visitors reach destinations and/or move across and
through a community. Paths are an important part of a community's "skeleton."
4. Edges:A distinct physical break point within or at the perimeter of a community.Edges are
sometimes barriers that disrupt community cohesion. Incompatible "edge conditions" are a key
focus of urban planning and zoning.
5. Landmarks: Visual elements that draw the eye and help to orient residents and visitors.
A community may become known for one or a few key landmarks.Some are landmarks because
they are unique, some because of their size and visibility,and some for both reasons.
Diagrams associated with the first four of these five elements are included on the series of fold-out
pages that follow. Workshop discussions with the City's Zoning and Planning Commission (ZPC)
confirmed that West University Place has few high-profile landmarks, especially of the type that would
catch the eyes of individuals from some distance outside the community. However, ZPC members noted
that elevated water storage towers bearing the City logo draw some attention to the community (e.g.,
at the southeast corner of Westpark Drive and Wakeforest Avenue,where the City's elevated tower is in
prominent view of traffic along Interstate 69/US 59 and nearby areas, and another elevated tower just
south of Bellaire Boulevard near the Edloe Street intersection). The City's Recreation Center is also
highly visible to passersby along Bellaire Boulevard.ZPC members identified West University Elementary
as probably the most notable landmark structure internal to the city.
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Westward view along Westpark Drive,showing a West University Place elevated water storage tower highly visible
within central Houston. [Source:Google Maps Street View,www.google.com/maps, accessed November 4,20161
1+:_t KENDIG KEASI EXISTING CITY REPORT(Draft 11.07 16) I Page 3 of 19
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With regard to paths,the illustration above shows 24-hour traffic counts at selected locations in and around West
University Place as collected by the Texas Department of Transportation (newest available counts from 2012 at
green symbol locations;counts collected by the City of Houston at blue symbol locations are not included as they
were from 2006). It is hoped that future traffic count efforts will include locations along Buffalo Speedway given
the volume of traffic it carries through the city.
[SOURCE:Houston Regional Traffic Count Map,Houston-Galveston Area Council,
http://ttihouston.tamu.edu/hgacArafficcountmap/TrafficCountMap.html,accessed October 13,2016.]
tt '' KENDIG KEAST EXISTING CITY REPORT(Draft 11.07.16) I Page 9 of 19
COLLABORATIVE
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FIGURE 1: Population Estimates,2000-2015
Census 2000(April 2000) 14,211
Census 2010(April 2010) 14,787
Houston-Galveston Area Council (2015) 14,739
Texas Demographic Center(January 2015) 15 730 EMI
US Census Bureau(July 2015) 15,741
13,000 13,500 14,000 14,500 15,000 15,500 16,000
SOURCES:
Regional Growth Forecast:2015-2040,Houston-Galveston Area Council,May 2016.
Texas Demographic Center(University of Texas at San Antonio),Population Estimates and Projections Program(May
2016 release).
Annual Estimates of the Resident Population:April 1,2010 to July 1,2015(May 2016 release).U.S.Census Bureau,
Population Division.
42.4
The median age of West University Place residents in 2015. This is notably higher than the statewide
median age of 33.9 years and the national median of 37.4 years. The community's median age as of
Census 2000 was 39.3 years. As of 2015, the share of the population age 19 or younger was 30.9
percent, which was little changed from 31.2 percent in 2000. However, the senior population age 65 or
older had increased from 7.6 percent of the local population in 2000 to 11 percent in 2015. Across all of
Harris County, as of 2015, the population age 19 or younger was nearly identical to West University
Place at 30.3 percent. However,the senior population age 65 or older countywide was somewhat lower
at 8.7 percent, relative to 11 percent locally.
SOURCE: U.S.Census Bureau,2010-2014 American Community Survey 5-Year Estimates.
8.4%
The share of Asian residents in West University Place residents as of 2015. This is the most notable
change in racial composition since 2000, when the Asian share was 4.7 percent. The White population
share has decreased from 92.4 percent in 2000 to 87.5 percent in 2015, and all other categories remain
roughly the same. Additionally, the share of residents who identify themselves as being of Hispanic or
Latino origin was 5.9 percent as of 2015. Growth in this population segment has been significant in
recent decades in many parts of the nation and across Texas, where the Hispanic or Latino origin
percentage was 38.2 percent as of 2015. Shown below in Figure 2, Race Composition of Population,
2010-2014, is the broader racial composition in West University Place over this recent five-year period
(persons who identify as being of Hispanic or Latino origin may fall into one or more racial categories).
SOURCE:U.S.Census Bureau,2010-2014 American Community Survey 5-Year Estimates.
,114 KENDIG Ll1V 1tiAS l EXISTING CITY REPORT(Draft 11.07.16) I Page 11 of 19
C O L L A B O R A T I V E
FIGURE 2: Race Composition of Population, 2010-2014
Some Other Race, Two or More Races,
0.9% 2.2%
American Indian or
Alaska Native,0.2% ,
Black or African
American,0.8%
White,87.5%
$6,185,974,556
The total appraised value of all property in West University Place in 2016. The City's Year 2000 budget
document stated that total assessed value was $1.73 billion at that time, up from $1.57 billion in 1999.
While inflation has to be factored in, the newest figure above the $6 billion mark was cited by various
community leaders and residents as a key indicator of the value that continues to accrue in the city from
new and renovated residential properties,as well as from other commercial and civic investments.
SOURCE:Finance Department,City of West University Place.
Other Essential Statistics for West University Place
Compiled below in Table 1, Community Indicators for West University Place Relative to Harris County,
are other numbers that capture the unique nature of the community and its residents, especially when
compared to the same indicators for all of Harris County.
TABLE 1:Community Indicators for West University Place Relative to Harris County
West University Place Harris County
Mean Travel Time to Work= 18.1 minutes 27.7 minutes
Work at Home=7% 3.2%
Employed in Management, Business,Science 34.5%
and Arts Occupations=76.9%
Median Household Income=$207,429 $53,822
High School Graduate or Higher=99.1% 79.1%
Bachelor's Degree or Higher=88% 29%
Graduate or Professional Degree=50.2% 10.3%
KENDIG KEAST EXISTING CITY REPORT(Draft 11.07.16) I Page 12 of 19
C O L L A B O R A T I V E
West University Place Harris County
Dwellings Built Since 1980=61% 52.7%
Dwellings Built Before 1950=32.2% 14.6%
Single-Family Detached Dwellings 57.4%
=94.5%of all dwellings
Owner-versus Renter-Occupied Dwellings 55.7%
=87.5%
Average Household Size in Owner-Occupied 3.07
Dwellings=2.84
Median Value of Owner-Occupied Dwellings $133,400
=$815,700*
*82.3%valued at$500,000 or higher.
8.1%valued at less than$300,000.
Moved Into Dwelling Since 2000=59.2% 75.8%
Dwelling Units with 3 or More Vehicles 17.2%
=24.1%
SOURCE:U.S.Census Bureau,2010-2014 American Community Survey 5-Year Estimates.
'11 P
KENDIG KEAST EXISTING CITY REPORT(Draft 11.07.16) I Page 13 of 19
C O L L A B O R A T I V E
Key Opportunities and Challenges
From the means of leadership and community input to date cited at the beginning of this report,
itemized below are the community planning topics mentioned most often through these discussions.
The table also captures associated opportunities and challenges expressed for each item.
Topic Opportunities Challenges
Town Center(TC) > Still the best opportunity—and > Those who value West U
venue—for maintaining a"small Elementary,sports activities and
town atmosphere" in West U civic/recreational facilities but do
(and those who enjoy the feel and not like commercial in the TC mix
vibrancy of the area even when it is (and are willing to drive outside the
busy). city for most shopping needs, and do
> Those who do prefer to have some not see it as a tax base need as in
small-scale, community-oriented other cities).
and contemporary restaurants and > Those who prefer a smaller footprint
shops available within the city and for the Edloe commercial area (and
accessible by bike or on foot—with other areas)than exists now—or no
appropriate limits for residential commercial at all through a phased
protection and quality that matches transition to low-density residential
West U's residential quality. or park use over time.
> Those who see the Edloe scenario > Those who do not want to attract
as the best opportunity to leverage more non-residents into the
walkability in West U and apply the community(to restaurants whether
City's zoning"to manage reasonable high-end or fast food,shopping,
redevelopment at an appropriate places of worship, etc.)—"if you
scale"amid homes—"could see a make it too fancy..."
farmers market there with our > Those concerned about an aging and
demographics, and a small parking potentially no longer viable
structure at one end or in the commercial area in the center of the
middle"to overcome the parking community,which could lead to
issue. vacancy and/or blight in the years
> Those who call for a "balancing of TC ahead (only certain buildings/
pressures" and support for properties upgraded to date)—
businesses and places of worship "what would you put there,or zone
that are valuable parts of the it for, instead?"
community and need to upgrade > Those who see church growth as
their structures and properties. a particular challenge for West U
> Potential to address housing needs if growth means residential
of residents in their senior years in encroachment, and who want
the TC area if the economics work to see public process and church-
("age-in-place"opportunity versus community interaction when
having to leave city) — difficult proposals have to be
"development community would decided on.
love to do senior housing in West U > Differing perceptions of TC traffic
as they have nearby," but also some and parking"problems,"their
concern if senior housing is too sources,and best and viable ways to
dense,rental versus ownership, resolve them.
and if it adds to parking pressures.
9 KENDIG KEAST EXISTING CITY REPORT(Draft 11.07.16) I Page 14 of 19
C O L L A B O R A T I V E
> Suggestion of using more of TC
footprint for West U Elementary
expansion given its popularity and
limited capacity—but warning by
others that sports fields are
sacrosanct and need to maintain
green space in TC.
Peripheral Commercial > No voices speaking against the > Concerns about any commercial
Development current Comprehensive Plan policy renovations or upgrades that would
of prohibiting any expansion beyond amount to intensification of the use
current areas of commercial use on the same site—"the challenge of
(especially along Kirby Drive), making it new again without making
although some question whether it bigger."
residential use fronting on Kirby still > But also concerns about"semi-
makes sense. derelict"commercial properties in
> Clear resident support for zoning some edge locations around West U
protections that limit impact of (and difficulty of getting variances
commercial uses on nearby needed for feasible renovation)—
residential (e.g., driveway location, "Want commercially-zoned property
adequate parking,screening, litter to be developed and competitive ...
control), although desire to see want them all to be successful
better definition of allowed including Town Center."
commercial uses. > Those who view it as a matter of
> Recognition that ongoing land value and economics and/or for
improvements to residential the market to determine (has to
properties"will take care of itself," make financial sense for the
while there is more opportunity to business owner to upgrade or the
grow the tax base through upgrades property owner to redevelop the
to nonresidential properties,which site, as well as to stay in business at
would fund better public services current location in the meantime).
and capital projects. > Need to maintain sight visibility for
drivers in all cases, including on
older sites that have not
redeveloped.
Residential Protection > Those who prefer that West U > Those who prefer no further housing
and Zoning Policies remain and stand apart as"the only development other than detached
truly single-family residential single-family residential and would
community in central Houston." like to see even some current
> Potential for somewhat lesser townhome areas converted to
density even in single-family single-family homes where possible.
detached residential areas when > Perceptions by some that zoning
multiple lots are purchased and enforcement could be stepped up.
combined for more yard area. > Concerns about home maintenance,
especially where senior residents
live in older homes,which goes
beyond zoning and leaves some
wanting ways to help seniors who
have lived in West U a long time.
,III KENDIG KEAST EXISTING CITY REPORT(Draft 11.07.16) I Page 15 of 19
..--w C O L L A B O R A T I V E
Gradual Loss of > Opportunities to do more through > Those who view it as a matter of
Original Housing Stock zoning and historic/landmark land value and economics, and/or
preservation tools as other cities and for the market to determine.
parts of the country with older > Those who see it as a worthy goal,
housing do. but not practical (too difficult for
) Opportunity for more open/green builders to do rehabilitation,too
space from properties with older expensive a proposition for
homes that are not worth younger/older people who would
maintaining(as owners pass away). benefit from a small home size).
> Those who cite physical factors > Those concerned about over-
(proliferation of"McMansions"with regulating and driving people away
less architectural character and from West U ("the character is from
variation, more and higher privacy the people now versus the charm of
fences than in past, loss of tree older homes").
cover) as contributing to a reduced > Those who believe well-maintained
sense of community and smaller homes add to the character
neighborhood compared to earlier of the city but are concerned by
years living in West U. inadequate maintenance of some
older homes.
Traffic and Safety > Potential installation of high-visibility > Those concerned about increasing
(i.e.,solid painted,flashing light) traffic in and around the community,
crosswalks at key points along busy but recognition by others of general
Buffalo Speedway,especially at or traffic volume and congestion
near Sunset Boulevard for safer increases with ongoing population
navigation to/from Wier Park. growth and development across
> Potential installation of a fourth Houston.
bicycle/pedestrian bridge across > Those concerned about cut-through
Poor Farm Ditch,this one south of traffic,especially by motorists
Town Center to provide a link wanting to avoid congestion on
between West U and Southside Weslayan and Buffalo Speedway,
Place. and the extent of West U streets
> Those who want West U to continue easily accessible to non-resident
to appear and project itself as an traffic—to the point of considering
open community rather than street closures or traffic diverters.
"walled"or"gated,"and with > Those not overly concerned about
recognition that street closures and traffic issues but wanting to ensure
traffic calming measures too often that emergency vehicles can reach
just shift speeding and traffic their destinations promptly.
problems to another location. > Those concerned about additional
> Opportunity for more public traffic generated by the student
education on safe walking/biking headcount at West U Elementary
practices and risk reduction,as well (with later confirmation that the
as better homebuyer notification of school is limited to five temporary
traffic and parking realities in some classroom buildings since 2013,for a
areas of West U. period of five years,with review by
) Opportunities to enhance walking the City's Zoning Board of
and biking even more in West U and Adjustment and Building Standards
get people outdoors. Commission).
• KEN KEAST N DIG AST EXISTING CITY REPORT(Draft 11.07.16) I Page 16 of 19
C O t t A 6 O R A T I V E
> Comments about residents who
choose not to use sidewalks and
enjoy walking in streets as part of
"small town feel."
On-Street Parking > Suggestions to explore methods > Narrowness of some City streets.
used in Southside Place and other > Partly due to lifestyle changes—
cities to restrict or clear curb parking more vehicles per household today
periodically(e.g.,for street cleaning, relative to years past, and also
trash/recycling collection, etc.). bigger vehicles, plus more delivery
> Recognition by some of the "mixed vehicles with growth of online
blessing" of on-street parking for its retailing.
traffic calming benefit—unless the > More vehicles parked on the street
street is too narrow to begin with. when homeowners use their garage
space for other purposes.
> Lack of consensus during previous
City attempts to craft potential
solutions.
Storm Water > Opportunities to incorporate"green > Mention of periodic street flooding
Management infrastructure" and Low Impact and the lack of improvements to
(beyond certain areas Development(LID)techniques into Poor Farm Ditch relative to drainage
with greater issues) future improvements and improvements seen in the City of
management methods. Houston. But recognition by others
that local drainage depends on
downstream conveyances and
ultimate receiving waters(i.e., Brays
Bayou)that are overloaded during
major storm events in the area.
Library > No voices speaking against the value > Limited ground area for expansion,
of a local community library—need plus ever-present parking needs.
more community input on the long- > Only partial City control as a public
term direction for it. facility and service provided through
> Opportunity for"a much better cooperation with Harris County.
library" in a better building to suit > Residents impressed with upgrades
today's technology and needs, made to nearby City of Houston
including the potential for a library branches and want the same.
redeveloped facility on the same site
that houses both the library and
community center functions without
disrupting nearby residential
properties.
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Crime and Security > Strong agreement about wanting to > Differing opinions on how far to go
of Residents see crime prevention and residential with technological measures such as
security remain a prime focus of City security cameras in public areas.
government in the years ahead. > West U residents enjoy the
advantages of their location within
central Houston, but West U is also
relatively close to multiple freeways,
is accessible to external vehicular
traffic from many directions,and has
distinct socioeconomic differences
from some nearby areas of Houston.
More Intensive > Those who prefer to "let Houston > Consensus that additional traffic in
Development and have the multi-family development" the area is a primary concern of
Redevelopment in the so West U can maintain its single- more intensive land use in areas of
Vicinity family residential focus. Houston near West U.
> Recognition by some that various > Concern about nearby areas at risk
new or upgraded developments just of further deterioration in southwest
outside the City are"Class A" Houston.
products and contribute to area-
wide property values versus having
older properties and potential blight
nearby.
> Even more value placed on
maintaining a "small town feel"and
sense of community in West U.
Other topics or concerns mentioned less frequently, but of note, include:
Ongoing preservation of trees as an integral characteristic of West U, particularly with the
continuing trend of larger homes on relatively small lots.
Ongoing maintenance and repair of City streets to protect and prolong the major capital
investment made.
Needed street and sidewalk upgrades in remaining areas not on par with improvements made in
most of the city.
Issues and needs addressed in more depth by two other specialized plans of the City:
(1) Parks and Open Space Master Plan (need for more park space on the east side of the
community; considering support of a potential dog park within the unused Westpark right-
of-way, between Wakeforest and Buffalo Speedway,which is outside of West U but closer
than other dog park options for residents to use and enjoy).
(2) Facilities Master Plan (make best use of City-owned properties and configure and operate
City facilities efficiently and cost-effectively, need more ground area to have flexibility for
future).
The need to revisit the City's current zoning districts, standards and definitions to ensure they
are consistent with current and projected conditions in the community (e.g.,to limit"heavy"
commercial uses and "auto-intensive" uses).
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The potential for"wi fi" in public areas.
Opportunities for more public art in West U.
The need for recycling receptacles and not just trash cans at City parks.
The prospect of merging the cities of West University Place and Southside Place to gain
economies of scale in public service provision and given similar property tax rates at present.
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